정비사업 조합원의 주거선호에 관한 연구 = A study on the housing of association members of improvement projects

다국어 초록 (Multilingual Abstract)

Housing is a life cycle, unlike land that has permanence. If it is built for the
first time and serves as a vessel that helps people's lives but loses its purpose
of use, it will be subject to demolition. In other words, houses are subject to
physical depreciation. As long as human society exists, the demand for housing
is bound to continue. Therefore, the supply of housing will have no choice but
to continue as long as human society continues. There would be no doubt that
urban readjustment projects, a measure of housing supply and improvement in
the residential environment, should be treated with importance. This study began
with this justification. In this study, a study was conducted to identify the
housing preference of members of the Urban Renewal Project, which summarizes
the results of this study as follows.
First, the preferences for residential environment-related matters are as follows.
The most preferred area for the unit was 84 square meters (35 pyeong). The
ratio is 45.1 percent. The following 114 square meters (45 pyeong) accounted for
37.3 percent of the total. Unit-generation structures preferred platforms far
superior. The number of preferred floors was 50.0 percent for the 11th to 30th
floors and 36.7 percent for the 31st to 50th floors. The apartment's exterior
finishing method was the most preferred of curtain wall, curtain wall look and
silicon paint finish. The ratio of choice to curtain wall was relatively low. As for
apartment facilities, the preference was high in the order of fitness, yoga, sky
lounge, and bridge community. The most preferred method of financial support
turned out to be interest-free on intermediate payments. The preference survey
related to the specialization of unit households was conducted in the order of
noise reduction system (including noise between floors), zero fine dust
specialization, safety and security system, and kitchen room specialization.
Second, significant results were obtained from the cross-analysis of the preferred
area trend of unit households before and after the selection of the contractor.
The preference for 114m2 (45 pyeong) after the selection has been shown to
increase significantly compared to before the selection of the contractor.
Third, it is the result of the level of awareness of redevelopment and
reconstruction. The passageways, which usually receive news of the union, were
examined by bands. The most common reason for the need for redevelopment
and reconstruction was for a pleasant residential environment, followed by a rise
in housing prices and an expansion of living facilities. A survey of the union's
interest in decision-making, including attendance at the General Assembly, found
that the majority showed high interest. In terms of understanding the process of
redevelopment and reconstruction, the majority were more than normal.
The implications derived from empirical analysis results are summarized as
follows. First, the preference for 114m2 (45 pyeong) has increased significantly
since the selection of the contractor. It is believed that the recent increase in the
premium for 114m2 (45 pyeong) in the real estate market is related to the
relatively high increase, and the ratio of investors and original union members
in the surveyed areas is also believed to have affected. However, more detailed
research is needed in the future. Also or besides, it is well known that there are
frequent requests for changing the area of unit households at urban readjustment
projects. Measures should be taken on how to handle changes in the area of the
unit household when there are demands from the members, namely how to
gather opinions, how to reflect them, and how to establish a relationship
between the members' demands and the outcome of the sale.
Second, the ratio of members of urban readjustment projects choosing plate types
in the structure of the unit generation was significantly higher. However, indeed
it is not easy to build only plate-shaped apartments, reflecting the current state
of the building, which is becoming increasingly high-rise and diversified in
appearance. There is an inevitable aspect of the tower- Then there should be an
alternative to how to overcome the tower-type shortcomings. And even if it is
inevitable to build a non-plate type, a lot of research is needed to ensure that
the advantages of possible plate types can be reflected in the design.
Third, the preference for curtain walls in apartment finishing methods was
relatively low in this study. It seems that the shortcomings of curtain walls have
been highlighted as members of the union have been exposed to information on
buildings constructed with curtain walls. According to the results of this study,
the curtain wall look, which is relatively cheaper than the curtain wall but can
enhance the beauty of buildings like the or a curtain wall, was highly preferred.
In this regard, the idea is that constructors or designers need to refer to it.
Fourth, the current trend is reflected a lot in the specialization of apartment
facilities and unit households. I think the current trend has its keywords in
sophistication, beauty and refinement. Also, the protection, safety and health of
privacy are considered to be the current trends. Research on how to reflect and
implement trendy trends in architecture will have to be conducted continuously.
Fifth, members of the union were found to be receiving a lot of news about
the union through the band. The band space has a good function, but it is also
used as a venue for public opinion and processed information, so measures
should be taken to improve it. It also needs to be discussed how to quickly
convey the right information, and how to reflect the majority of members'
opinions in a democratic way will also have to be studied. This is because it is
true that a small number of voice-rich and organized individuals often control
the union's decision-making through information monopoly.

국문 초록 (Abstract)

주택은 영속성을 갖는 토지와는 달리 생애주기를 갖는다. 처음 지어져서 인간생활에 다양한 도움을 주는 그릇의 역할을 하다가 낡거나 사용목적을 상실하면 철거의 대상이 된다. 주택은 물리적 감가상각의 대상인 것이다. 인간사회가 존재하는 한 주택의 수요가 계속될 수밖에 없는 이유가 여기에 있다. 주택의 공급도 인간사회가 지속되는 한 계속될 수밖에 없다. 주택의 공급과 주거환경 개선의 하나의 방편인 정비사업이 중요하게 다루어져야 한다는 것에는 이론의 여지가 없다. 본 연구는 이러한 당위성에서 출발하였다. 본 연구에서는 정비사업 조합원의 주거선호를 알아보기 위한 연구를 수행하였는데 연구의 결과를 요약하면 아래와 같다.
첫째, 주거환경 관련 사항에 대한 선호도를 살펴보면 다음과 같다. 정비사업 조합원이 가장 선호하는 단위세대 면적은 84㎡(35평형)이다. 그 비율은 45.1%였다. 다음 114㎡(45평형)가 37.3%로 나타났다. 단위세대 구조는 판상형을 월등히 선호하였다. 선호하는 층수는 11~30층 50.0%, 31~50층 36.7%로 나타났다. 아파트 외관 마감 방법은 curtain wall(이하 커튼월로 표현)과 curtain wall look(이하 커튼월룩으로 표현) 그리고 silicone paint(이하 실리콘페인트로 표현) 마감 중 커튼월룩을 가장 많이 선호하였다. 커튼월에 대한 선택 비율은 상대적으로 낮았다. 아파트 부대시설에 대해서는 피트니스·요가, 스카이라운지, 브리지 커뮤니티 순으로 선호도가 높게 나왔다. 가장 선호하는 금융지원 방법은 중도금 무이자이었다. 단위세대 특화와 관련한 선호도 조사에서는 소음(층간소음 포함)저감 시스템, 미세먼지 제로 특화, 안전 및 보안 시스템, 키친룸 특화 순으로 조사되었다.
둘째, 시공사 선정 전·후로 나누어 단위세대 선호 면적 추이를 교차분석한 결과 유의미한 결과가 나왔다. 시공사 선정 이후 선정전에 비해 114㎡(45평형)에 대한 선호가 유의미하게 상승하는 것으로 조사되었다.
셋째, 재개발·재건축 인식 수준에 대한 결과이다. 주로 조합 소식을 접하는 통로는 밴드로 조사되었다. 재개발·재건축이 필요한 이유로는 쾌적한 주거환경을 위해서라는 응답이 가장 많았으며, 다음으로는 집값 상승과 생활 편의시설 확충 순이었다. 총회참석 등 조합의 의사결정에 대한 관심도를 조사한 결과 대다수가 높은 관심도를 보이는 것으로 나타났다. 재개발·재건축 진행 절차에 대한 이해도에 있어서도 대다수가 보통 이상이었다.
실증분석 결과를 통해 도출된 시사점을 정리하면 다음과 같다. 첫째, 시공사 선정 이후 114㎡(45평형)에 대한 선호도가 유의미하게 증가하였다는 점이다. 이는 최근 부동산 시장에서 114㎡(45평형)에 대한 프리미엄이 상대적으로 높게 형성되고 있는 것과 결코 무관하지 않으며, 조사대상 구역의 투자자와 원조합원의 비율도 일정 부분 영향을 미쳤을 것으로 보인다. 하지만, 이에 대해서는 향후 보다 세밀한 연구가 필요하다. 이와는 별도로 정비사업 현장에서 단위세대 면적에 대한 변경 요구가 빈번히 나타나고 있다는 것에 주목할 필요가 있다. 조합원들의 단위세대 면적에 대한 비율 변경 요구 시 이를 어떤 방식으로 처리할지에 대해, 즉 의견수렴을 어떻게 하고, 이의 반영은 어떻게 할 것인지, 또한 조합원들의 요구와 분양성과의 관계를 어떻게 정립할 것인지에 대한 대책 또한 마련되어야 할 것으로 보인다.
둘째, 정비사업 조합원들은 단위세대의 구조에 있어 판상형을 선택하는 비율이 현저하게 높았다는 점이다. 그러나 점점 고층화되고 있고 외관이 다양화되고 있는 현재의 아파트의 건축 실태를 반영해 볼 때, 판상형만을 건축하는 것이 용이하지 않은것이 사실이다. 타워형의 건축이 불가피한 면이 있는 것이다. 그렇다면 어떻게 타워형의 단점을 극복할 것인지 대한 대안이 나와야 할 것이다. 그리고 판상형이 아닌 다른 형의 건축이 불가피하다고 하더라도 가능한 판상형의 장점이 설계에 반영될 수 있도록 많은 연구가 필요할 것으로 보인다.
셋째, 아파트 마감 방법에 있어 커튼월에 대한 선호도가 본 연구에서는 비교적 낮게 나타났다. 커튼월로 시공된 건축물의 정보를 조합원들이 많이 접하게 되면서 커튼월의 단점이 많이 부각된 결과로 보인다. 본 연구의 조사 결과에서는 상대적으로 커튼월보다 공사비가 저렴하면서도 커튼월과 같이 건물 미관을 살릴 수 있는 커튼월룩이 많이 선호되었다.
넷째, 아파트 부대시설과 단위세대 특화의 경우 시대에 따른 트렌드가 반영될 수 밖에 없는 구조라는 것이다. 조사된 바에 의하면 현재의 트렌드는 고급화와 수려함 그리고 세련됨이 그 키워드이다. 아울러 사생활의 보호와 안전 및 건강이 현재의 트렌드다. 시장이 원하는 트렌드를 어떻게 읽고 반영할 것인지 지속적인 연구가 필요할 것이다.
다섯째, 조합원들은 조합 소식을 주로 네이버 밴드 등 사회관계망서비스(SNS)를 통해 접하고 있는 것으로 파악되었다. 네이버 밴드 등 사회관계망서비스(SNS)라는 공간이 순기능도 있지만 여론몰이나 가공된 정보의 장으로도 활용되고 있는바 이에 대한 개선책도 마련되어야 할 것이다. 또한 어떻게 하면 조합원들 올바른 정보를 빠르게 전달할지에 대해 논의가 필요하며, 조합원 대다수의 의견을 어떻게 민주적 방식으로 반영시킬지도 연구되어야 할 것이다. 현재는 목소리 크고 조직화된 소수가 정보독점을 통해 조합의 의사결정을 좌우하는 경우가 많은 것이 사실이기 때문이다.

목차 (Table of Contents)

• 제1장 서론 ···································································································· 1
• 제1절 연구의 배경 및 목적 ························································································ 1
• 1. 연구의 배경 ········································································································ 1
• 2. 연구의 목적 ········································································································ 3
• 제2절 연구의 범위 및 방법 ························································································ 4
• 1. 연구의 범위 ········································································································ 4
• 2. 연구의 방법과 구성 ···························································································· 5
• 제2장 정비사업과 주거선호에 관한 이론적 고찰 ······································· 7
• 제1절 정비사업 ··········································································································· 7
• 1. 정비사업의 정의 ································································································· 7
• 2. 정비사업의 필요성 ···························································································· 10
• 2. 정비사업의 방식 및 절차 ················································································· 13
• 제2절 정비사업의 법적 근거 및 연혁 ······································································ 14
• 1. 정비사업의 법적 근거 ······················································································ 14
• 2. 정비사업의 연혁 ······························································································· 15
• 제3절 주거선호 이론 ································································································· 17
• 1. 주거선호의 의미 ······························································································· 17
• 2. 주거선택 이론 ··································································································· 18
• 제4절 선행연구 고찰 ································································································· 24
• 1. 정비사업 관련 선행연구 ··················································································· 25
• 2. 주거선호에 대한 선행연구 ··············································································· 29
• 3. 선행연구와의 차별성 ························································································ 33
• 제3장 정비사업의 유형별 현황과 지역별 실태 ········································· 35
• 제1절 유형별 현황 ·································································································· 35
• 1. 주거환경개선사업 ······························································································ 35
• 2. 재개발 ················································································································ 36
• 3. 재건축 ················································································································ 37
• 제2절 지역별 실태 ···································································································· 38
• 1. 전국 ··················································································································· 38
• 2. 부산 ··················································································································· 41
• 제4장 정비사업 조합원의 주거선호 의식에 관한 실증분석 ····················· 42
• 제1절 실증분석의 개요 ····························································································· 42
• 1. 실증분석 대상지역 ···························································································· 42
• 2. 설문조사의 목적 ······························································································· 43
• 3. 설문조사 구성과 분석방법 ··············································································· 43
• 제2절 설문조사에 따른 실증분석 ············································································· 45
• 1. 조사대상자의 일반적 분석 ··············································································· 45
• 2. 주거환경 관련 사항 분석 ················································································· 48
• 3. 재개발·재건축 인식수준 분석 ·········································································· 60
• 제3절 실증분석 결과 및 시사점 ··············································································· 62
• 1. 실증분석 결과 ··································································································· 62
• 2. 시사점 ················································································································ 63
• 제5장 결론 ··································································································· 66
• 1. 연구의 요약 ······································································································· 66
• 2. 향후 과제 ·········································································································· 67
• 참고문헌 ···················································································································· 68
• 부 록 ···················································································································· 71
• Abstract ····················································································································· 76