UAV를 이용한 Open Source 기반의 개별공시지가 평가지원시스템 개발

다국어 초록 (Multilingual Abstract)

Land holds certain asset value that accounts for a large percentage in the personal property of individuals. The entire land of the nation consists of 31,580,000 lots. In 2015, the data of officially assessed reference land prices on average across the nation show a 4.14% increase from the previous year due to the transfer of government and public agencies to Sejong City and innovation cities and the development projects in certain areas.
The officially assessed reference land prices are based on some representative lots and used as calculation data for land compensations and officially assessed individual land prices. Examination and evaluation is commissioned to certified public appraisers, and a review process takes place between the land owners, the land evaluation committees of local governments, and Central Land Assessment Council before the prices are announced.
In South Korea, the Automatic Land Price Appraisal System(ALPA) was development and has been in use around the nation since 1996. In 2006, the Korea Land Information System(KLIS) was developed and has issued a written confirmation of officially assessed individual land price to citizens.
The current survey of land characteristics, however, is full of errors due to several problems including no accurate survey based on field survey, uncertain survey and calculation guidelines, and subjective judgments of surveyors. As a result, many civil complaints have been raised, which calls for an assessment technique to judge the land characteristics of individual grounds in an accurate and objective manner for the accurate calculations of officially assessed individual land prices.
In an effort to solve those problems, this study employed an unmanned aerial vehicle to cover seven topography-related assessment factors that needed accurate survey through a visit to the field among the land characteristics items and gathered 3D spatial information of the concerned area including height, inclination, and direction. By combining them with the VR and GIS techniques, the study developed a support system for the evaluation of officially assessed land prices that would be available anywhere without a field visit for the lot characteristics according to the topographical conditions.
The calculation support system for officially assessed individual land prices developed in the study is easily accessible through a PC or smartphone on the web at any time and place. Its DB was designed to connect the attribute information to the figure information in the basic map, vector, and raster file format so that the figure and attribute information would be processed in a convenient way.
In addition to extracting the data of land characteristics requiring subjective judgments, the system produces 3D spatial information and field panorama VR images and thus allows faster and more accurate reviews of land prices than the old practice without paying a visit to the field. The analysis data of the present study were compared with the data of officially assessed individual land prices announced by the Korea Association of Property Appraisers and the Ministry of Land, Infrastructure and Transport. The comparison results show that the analysis data almost matched the data of Korea Association of Property Appraisers and that the data of Ministry of Land, Infrastructure and Transport contained many errors in quantitative analysis.
In the future, the calculation of officially assessed individual land prices will need the supplementation of survey guidelines and methods and the improvement of survey techniques based on various pieces of 3D spatial information in order to provide objective and consistent land characteristics survey results.

목차 (Table of Contents)

• Ⅰ. 서 론 1
• 1.1 연구의 필요성 및 목적 1
• 1.2 국내외 연구동향 4
• 1.3 연구방법 및 범위 7
• Ⅱ. 토지특성 조사 및 UAV 사진측량 9
• 2.1 토지특성 조사의 의의 9
• 2.2 토지특성 항목별 조사요령 11
• 2.2.1 토지특성 11
• 2.2.2 지형특성 22
• 2.2.3 지가심의 방법 38
• 2.3 토지가격비준표 활용 40
• 2.3.1 토지가격비준표의 개요 40
• 2.3.2 토지가격비준표의 구성 42
• 2.3.3 개별공시지가 산정요령 43
• 2.3.4 비교표준지 선정기준 44
• 2.4 UAV 사진측량 46
• 2.4.1 UAV 사진측량의 개념 및 구성 46
• 2.4.2 Structure from Motion 기법을 이용한 광속조정 50
• 2.4.3 렌즈 왜곡 62
• 2.4.4 Semi-Global Matching 기법을 이용한 point cloud 생성 63
• Ⅲ. 3차원 공간정보 구축 및 시스템 구축 68
• 3.1 고해상도 3차원 공간정보 구축 68
• 3.1.1 대상지역 선정 및 현황 68
• 3.1.2 대공표지 설치 및 기준점 측량 70
• 3.1.3 항공사진촬영 73
• 3.1.4 고해상도 3차원 공간정보 취득 77
• 3.2 파노라마 VR 영상자료 구축 81
• 3.3 토지특성 데이터베이스 구축 84
• 3.3.1 토지특성 기본정보 데이터베이스 구축 85
• 3.3.2 토지특성 분석정보 데이터베이스 구축 87
• 3.4 Open Source 기반의 공시지가 평가지원시스템 개발 96
• 3.4.1 시스템 개요 및 개발환경 96
• 3.4.2 데이터베이스 설계 97
• 3.4.3 시스템 설계 99
• 3.4.4 동적 맵 설계 102
• Ⅳ. 시스템 적용 및 결과분석 116
• 4.1 개요 116
• 4.2 시스템 적용 117
• 4.2.1 기본맵 구현 117
• 4.2.2 3D 실감모형 뷰어 118
• 4.2.3 파노라마 VR 영상조회 120
• 4.2.4 필지별 기본정보 조회 120
• 4.2.5 필지별 토지특성분석 및 코드조회 122
• 4.2.6 필지별 지가특성 분석 129
• 4.3 결과분석 132
• 4.3.1 고저 결과분석 132
• 4.3.2 형상 결과분석 134
• 4.3.3 방위 결과분석 136
• 4.3.4 도로접면 결과분석 137
• 4.3.5 간선도로거리 139
• 4.3.6 철도고속국도 등과의 거리 140
• 4.3.7 폐기물처리수질오염방지시설 등과의 거리 141
• Ⅴ. 결론 146
• 참고문헌 148
• 부 록 157