벤처단지 開發에 대한 妥當性分析 硏究 : 구로지역 1공단 키콕스 2단계부지 개발을 중심으로

다국어 초록 (Multilingual Abstract)

The growth of the cutting-edge knowledge industry and the emergence of venture firms resulted in the increasing necessity for completely new industrial sites capable of accommodating the peculiar aspects and requirements of knowledge/venture business. This led to the nationwide sprouting of venture business facilities with a positive outlook for the future of high-tech business. Finding venture building and cluster developments didn't take much effort. But it was definitely not easy to find a clear-cut answer as to which analysis methods were used to define the scope and concept of development or to determine economic feasibility. That is, most, if not all, development projects have been undertaken based on vague qualitative logics and reasons (i.e., because high-tech industries are growing rapidly or are backed by strong governmental support, or simply because venture business is regarded by many to represent something promising). There was virtually no place for quantitative reasoning and methodology in the realm of venture complex development. As an effort to rectify this situation, I tried to find a clear-cut answer to venture complex development through feasibility analysis in this study
I analyzed the Guro area, which is the main topic for this study, by focusing on the following analytical factors while studying venture complex development and analyzing study results.
First, an analysis confirms a continuously growing demand in Guro although the demand for both the nation as a whole and the Seoul area has been on the downward path since the year 2002. In fact, the Guro area has consistently shown a pattern of growing into a promising venture cluster thus far. And the share of Guro in proportion to the whole Seoul area grew from approx. 5% in 2000 to approx. 8% in 2003. In terms of estimating future demand, both the trend analysis and the regression analysis point to the high probability of as many as 200 start-ups locating newly in Guro, thereby necessitating the supply of additional space to meet the future demand.
Second, a development environment analysis was performed to see if the area's industrial structure and surrounding environment are appropriate. According to the analysis, the increasing number of venture firms in Guro is well in sync with the nationwide trend of high-tech industries growing a s a result of the breakneck-speed restructuring of traditional industries. And the area was equipped with proper infrastructure in the form of a number of research centers and APT-type factories clustered in and around the area.
Third, an analysis was performed to determine whether the area's upper-level development plans, including the master plan, are designed to promote high- tech business in a flexible manner. The analysis indicates that the area's upper-level plans are built around the notion of creating a hub techno park in line with the growing number of high-tech business categories. And that the existing factory sites in the area are being redeveloped tells us that Guro is taking full advantage of innovation being implemented relating to institutional framework and planning.
Fourth, analyzing facilities and functions preferred in the area points to a great demand for R&D and education functions/facilities. Therefore, there is a need to attract leading R&D and education functions/facilities capable of embracing innovation. Demand is also high for sports/leisure facilities and specialty restaurants. In particular the fact that colleges and research organizations put together in a single location have been conducive to promoting the R&D function in many overseas venture complexes speaks volumes about what Guro is to aim for.
Fifth, an analysis indicates that the internal rate of return (IRR) is 10% or greater overall. Which means that the area is attractive businesswise. However, the lower profitability compared to typical commercial developments (i.e., office space sales) translates into the need for legal and institutional support for project undertakers.
Lastly, the analysis procedures and methods used in this study might prove useful for those engaging in real-estate development not only in the Guro area but also in other similar areas. And it is my hope that the results of the study, such as the types and functions of venture complexes and implications from overseas examples, will be utilized by the national and local governments in drawing up plans for developing high- tech venture complexes.

목차 (Table of Contents)

• 목차 = ⅰ
• 제1장 서론 = 1
• 제1절 연구의 배경과 목적 = 1
• 제2절 연구의 범위 및 방법 = 4
• 제2장 첨단벤처단지에 관한 기본적 고찰 = 6
• 제1절 거시환경 측면의 배경 = 6
• 1. 산업기술의 변화 = 6
• 2. 새로운 산업입지 전개 = 9
• 제2절 벤처 관련 용어의 정의 및 개념 = 14
• 1. 벤처기업의 정의 = 14
• 2. 벤처단지에 관한 개념정립 및 현실적인 개발접근론 = 15
• 제3절 벤처단지 현황 및 벤처집적지 입지이론 = 20
• 1. 국내 벤처단지 현황 = 20
• 2. 벤처단지와 산업입지이론 = 26
• 3. 선행연구 고찰 = 28
• 제3장 사례분석 및 유형별 개발모델검토 = 33
• 제1절 국내 사례 현황 = 33
• 1. 테크노마트 21 = 33
• 2. 키콕스 벤처센터 = 35
• 제2절 해외 사례분석 = 37
• 1. 도쿄 텔레포트타운 TIME24 = 37
• 2. 가나가와 사이언스파크 = 40
• 3. Berlin Adlershof 과학단지 = 45
• 제3절 유형별 개발모델 검토 = 48
• 1. 핵심시설 기능도입에 대한 개발모델 검토 = 48
• 2. 벤처단지 건립을 위한 개발모델 구상 = 52
• 제4장 개발사업 사례분석 = 57
• 제1절 개발환경분석 = 57
• 1. 분석대상지역의 개관 = 57
• 2. 지역산업분석 = 59
• 3. 대상지 개발관련 주요계획 및 법규분석 = 62
• 제2절 수요측정 = 70
• 1. 벤처기업 증감추이 현황 = 70
• 2. 서울시 및 강남/서초지역과 구로/금천지역 비교분석 = 71
• 3. 구로지역 벤처기업 수요추정 = 76
• 제3절 개발계획의 수립 = 84
• 1. 개발방향 설정 = 84
• 2. 개발시 필요 도입시설 검토 = 85
• 3. 사업대상지 건축계획 (안) = 89
• 제4절 현금흐름분석 = 95
• 1. 기본가정 = 95
• 2. 사업수지분석 = 98
• 제5절 타당성분석의 결과 및 시사점 = 102
• 1. 타당성분석의 결과 = 102
• 2. 시사점 = 103
• 제5장 결론 = 105
• 제1절 결론 = 105
• 제2절 연구의 한계 및 앞으로의 추진과제 = 107
• 참고문헌 = 110
• ABSTRACT = 113
• 부록 = 117