도시성장단계평가를 통한 도시재생의 타당성 분석

남진(Nam, Jin),윤병훈(Yun Byung-Hun),박관우(Park, Gwan-Woo) 대한국토·도시계획학회 2015 國土計劃 Vol.50 No.3

The purpose of this study is to verify the feasibility of Urban Regeneration as a policy objective through the evaluation of Urban Growth Stage in the circumstances where all South Korean cities focus on Urban Regeneration. In addition, this study aims to draw policy implications for urban regeneration and urban development considering urban growth stage. At first, the existing techniques for evaluating urban growth stages are examined, and Differential Urbanization Model(D.U.M) and Cyclic Urbanization Model(C.U.M.) which utilize population indicators are selected as it is possible to consider inter-urban linkages and to evaluated urban growth stage on macro and micro level. Next, those selected models are used for evaluating the urban growth stages of the five metropolitan cities(of the nation)-Seoul, Busan, Gwangju, Daegu, Daejeon. The evaluation of urban growth stage was carried out on the macro level first which consider the inter-urban linkages and then micro level which consider intra-urban linkages. Finally, this study summarizes the research findings and draws policy implications for urban regeneration and urban development considering urban growth stage. The findings are as follows: First the metropolitan cities differ in urban growth stages. Second, it is difficult to say that the urban regeneration policies are appropriate for all the metropolitan cities. This study is significant in that it verified which and when a city needs urban regeneration in more objective way.

서울시 소득계층별 주택유형과 점유형태 선택요인 분석

남진(Nam, Jin),김진하(Kim, Jinha) 한국도시행정학회 2015 도시 행정 학보 Vol.28 No.2

이 연구는 서울시의 생활권별 주택스톡관리를 위하여 생활권별 가구특성(소득계층 등) 분포와 주택스톡 간의 상관성을 분석하고, 이를 통해 주택스톡 관리방안을 제시하는 것을 다음과 같은 목적으로 연구를 수행하였다. 첫째, 서울시 생활권별 가구특성을 조사하여 소득계층의 분포를 파악하였다. 둘째, 서울시 생활권별 주택재고를 조사하여 생활권별 소득계층과 주택스톡간의 정합성을 분석하고, 확률선택모형을 활용하여 생활권별 주거선택 요인을 도출하였다. 가구특성 중에서 생활권별로 차이를 보이고 있고, 주거선택에 영향을 미치는 것으로 분석된 요인을 종합해보면 다음과 같다. 소득계층별 주택스톡 교차 분석 결과 단독주택과 다가구 다세대주택 및 연립주택은 저소득층이 많이 거주하고, 아파트는 중소득층이 많이 거주하고 있는 것으로 나타났고, 이러한 양상은 생활권 별로 비슷한 수준을 보이고 있다. 그리고 월세주택일수록 저소득층 비율이 높은 반면 고소득층 비율은 낮고, 주택규모가 클수록 저소득층 비율은 낮고 고소득층 비율은 높아지는 경향을 보이고 있다. 하지만 동남생활권 등에서는 소규모주택이라도 고소득층 비율이 다른 생활권보다 높은 특징이 있다. 소득계층별로 주거선택요인을 도출한 결과는 서울시의 경우 자산, 배우자유무, 소득, 통근시간이 통계적으로 의미 있는 변수로 도출되었다. 이를 통해 생활권별로 주거선택요인도 다름을 확인하였다. 이는 생활권별로 주택수요 특성이 다르다는 것을 의미한다. 주택은 특성상 한번 공급이 되면 장시간을 사용해야 하고 단시간 내에 대체되는 상품을 개발하기 어렵기 때문에 주택수요의 특성을 반영하지 않고 주택을 공급하면 수요와 공급의 불일치로 주택 공급효과를 보기 어렵다. 따라서 주택종합계획과 같은 장기적인 주택공급 계획 시 각 생활권 별로 주택의 수요를 고려하여 그에 대응하여야 한다. 또한 가구의 경제적, 인구학적 특성에 따라 주택의 점유형태와 유형을 선택하는 요인이 다르게 나타나기 때문에 종합적이고 구체적인 주거실태의 파악이 필요하다. The purpose of this study is to identify the distribution of household characteristics and housing stock managed by life zones in Seoul and to isolate the factors that influence housing choice based on income brackets. The results of this analysis confirm the following details. First, the total number of households in Seoul is 350 million. Single or two-person families compose 46.7% while three or more families compose 53.3%. Second, the total number of houses in Seoul is 2.52 million, within that 160,000 are single-family homes and 700,000 are multi-family homes. The remaining 1.48 million consists of apartment housing. The data reveals that 42.5% of houses were owned, 32.9% were Zeonse, and 24.6% were rented households. Third, the results of this analysis based on income brackets suggest the following residential selection factors. House buyers are larger the higher the probability of selecting an apartment house charter. In addition, greater the income and assets were found to have a significantly higher probability of selecting APT-zeonse. Furthermore, if a female was the head of a household with no spouse or alone, then in low income circumstances with the options of APT-rent, multi-housing rent or apartment-rent, the probability of selecting the rent was higher. Moreover, shorter commuting times between single-owner, single-rent, and multi-housing rent suggested that the probability was to choose rent.

도시재생사업을 위한 공공의 사업비용 조달방법 연구

남진(Nam Jin),우명제(Woo Myung-Je),Catherine L. Ross 대한국토·도시계획학회 2010 國土計劃 Vol.45 No.7

Tax Increment Financing(TIF) has been used as a favored method in financing development projects to revitalize blighted areas in the U.S. Many scholars have studied the applicability of TIF for real estate developments in Korea since early 2000s. While they have focused on the mechanism of TIF and feasibility analysis for TIF application, little has been known about the nature of TIF implementation and challenges that may occur during the implementation process. This paper aimed at providing policy implications for the application of TIF for urban regeneration projects in Korea through the analysis of 50 TIF statues and 29 case laws in the U.S. The paper finds that the revenue sources of TIF include economic activity taxes, such as sales tax, income tax, and utility tax, as well as property taxes. This finding is important in that most tax revenues from real estate markets in Korea depend on transaction fees rather than property taxes. In addition, the paper reveals that the TIF cases in the US have faced with many legal challenges where many cases with the issues of blight findings and the diversion of revenues from other taxing districts were worked out against TIF projects, implying that the statues with detailed guidelines that can specify the criteria of blighted areas, diversion of tax revenues, etc. should be enacted at the national scale when TIF is adopted in Korea as a public financing tool.

서울시 뉴타운사업 등 도시재정비사업에 의한 주택가격 변화 분석

남진(Nam Jin),김진하(Kim Jin-Ha) 대한국토·도시계획학회 2009 國土計劃 Vol.44 No.1

This study aims to identify the effects of housing supply and loss on housing price and to predict changes in housing price due to the quantities of houses supplied and disappeared by New-Town Projects in Seoul. To do this, the quantities of houses supplied and disappeared were estimated up to 2015 through the master plans of New-Town Projects. A Stock-How model was employed for exploring the effects of housing supply and loss on housing price by life zones, and a Vector Auto-Regression (VAR) Impulse Decomposition model was used to predict the changes of housing price caused by New-Town Projects. The results showed that a total of five hundred thousand houses will be supplied until 2015, while a total of two hundred fifty thousand houses will be vanished. It was found that the effects of the quantities of houses supplied and appeared on housing price are varied across life zones. Especially, the loss of housing was found to increase the changing rate of housing price after the loss of housing was started. The supply of houses, however, was found to decrease the changing rate of housing price since the second quarter of the year after the supply of houses will be completed. Since the effects of New-Town Projects on housing price are varied across life zones, therefore, the location and the time of New-Town Projects should be determined with regard to the quantities of houses supplied and disappeared by life zones in Seoul.

수도권에서 외국인 거주지 분포의 특성과 영향요인에 관한 연구

이진영(Lee, Jin-Young),남진(Nam, Jin) 대한국토·도시계획학회 2012 國土計劃 Vol.47 No.1

The purpose of this study is to analyze a distribution pattern of foreigners’ residence in the Seoul metropolitan area and its influencing factors. A residential distribution of foreigners is measured by the location quotient and the index of dissimilarity at 2001, 2005, 2009. It is a high degree of residential specialization of foreigners at the center of Seoul like Yongsan-gu in 2001 and at Yeongdeungpo-gu and Guro-gu in southwestern Seoul in 2009. The reason is like below; Foreign workers flow into there. The residential separation between natives and foreigners by the index of dissimilarity is not serious in general. It is only a high ratio at Namdong-gu, Ansan-si and Gunpo-si where an industrial complex is located. To determine an effect on residential distribution of foreigners, the multiple regression analysis is performed. According to this result, employment and community have major effects on a residential distribution of foreigners. The analysis shows that the foreigners have not settled down in Korea society but stayed so far.

이항로짓모형을 이용한 가로주택정비사업 찬반에 미치는 영향요인에 관한 연구

성진욱(Sung, Jin Uk),남진(Nam, Jin) 한국부동산학회 2016 不動産學報 Vol.65 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is to analyze the determinant factors of owner's decision whether they agree or oppose for the block-unit housing rearrangement projects. (2) RESEARCH METHOD This research did a logistic regression analysis based on the survey data collected from Dongdaemun district in Seoul. and using program of SPSS 21. (3) RESEARCH FINDINGS As result of this analysis, the study shows that determinant variables of the promotion decision of owner's in the block-unit housing rearrangement projects; area for exclusive use, age, number of household member, living with children, former real estate value, monthly income, possession of a car, residence period, emotional closeness, resident welfare facilities. 2. RESULTS From now on, ①In order to activate business it needs to improve its business understanding through education and promotion inhabitants briefing session. ②Additional share of the expenses is required for a loan with a lower interest rate that residents want to live continuously. ③The higher the affinity between neighboring showed a positive impact on the project. and it is necessary to consider at the same time during the project such as established community, convenience facility of residents. 본 연구는 소규모 정비사업인 가로주택정비사업의 사업추진 의사결정요인에 대해 분석하였다. 분석방법은 설문조사를 통해 측정변수들의 자료를 수집한 뒤 요인들에 대한 가설을 설정하고 통계패키지 SPSS 21을 이용하여 이항로짓모형 분석을 실시하였다. 그간 정비사업 찬반과 관련한 연구는 꾸준히 이루어져왔으나 대규모 사업방식이 아닌 소규모 정비사업의 토지등소유자 의사결정요인을 살펴본다는데 기존연구와 차별성이 있다. 분석결과는 다음과 같다. 전용면적, 종전부동산가액, 차량보 유여부, 거주기간, 친밀여부가 긍정적(+) 영향을 미치는 것으로 나타났다. 반면, 연령, 가구원수, 자녀여부, 월소득 요인들은 부정적(-) 영향을 미치는 것으로 확인했다. 분석결과를 통해 다음과 같은 시사점을 도출하였다. 첫째, 사업찬반 의사결정 시 자본이득 보다 지역에 오래 거주하고자 하는 주민특성을 고려해야 한다. 둘째, 사업의 재정적 안정성 부분에 있어 기금, 역모기지 등 다양한 금융상품이 소규모 정비사업과 결합이 필요하다. 셋째, 주민참여형 재생사업임을 감안할 때 친밀도가 높을수록사업추진이 원활하게 진행됨에 따라 공동체를 고려한 정비사업 형태로 추진해야 할 것이다.

주한미군 반환기지 개발이 주변 아파트가격에 미치는 영향 연구

이남석(Lee, Nam-Seok),배효정(Bae, Hyo-jung),남진(Nam, Jin) 대한국토·도시계획학회 2016 國土計劃 Vol.51 No.4

It is expected that the relocation plan of USFK Bases would impact the spatial structure of the city and the local economy. It is important for the local governments to estimate the economic effects and establish an adequate policy. The purpose of this study is to analyze the effects of the Busan Citizens Park, developed in former Hialeah Camp site, upon neighborhood apartment prices. This study intends to estimate the influential power of the independent variables including the park distance upon the apartment prices by using the hedonic price model. The empirical result clearly shows that the apartment prices decrease as the distance from the park increases. It also shows that the influential range of the park distance is less than 1,200 meters from the center of the park. The apartment prices in this range has increased at similar rate as the other areas of the city and the number of apartment sales has increased at higher rate. It is certain that the developing the former USFK site into the park has brought positive effects on the local housing market, but it is expected that these research findings can be varied if studied in different sites and cities.

여성 주거에 대한 해외 연구의 계량서지학적 분석

장진하(Jang, Jin-Ha),남진(Nam, Jin) 대한건축학회 2023 대한건축학회논문집 Vol.39 No.7

도시재생사업의 사회ㆍ경제적 파급효과 분석

윤병훈(Yun, Byung-Hun),남진(Nam, Jin) 대한국토·도시계획학회 2015 國土計劃 Vol.50 No.8

The purpose of this study is to analyze the socio-economic ripple effect of projects for urban regeneration, in order to lay the policy-theoretical basis to secure the socio-economic relevance of urban regeneration. For this, the inter-industry analysis is applied to the priority region for urban regeneration. The inter-industry analysis is mainly used in analyzing the economic ripple effect. The inter-industry analysis classifies the industry of urban regeneration projects/programs contained in the activation plan of urban regeneration. And that analysis analyzes the socio-economic ripple effect of projects for urban regeneration in consideration of the affinity among the industry. The results derived by the analysis are as follows: first, the projects for urban regeneration have a positive effect on the city including the priority area for urban regeneration. Second, Among the projects for urban regeneration (the Priming business Local government business, Interagency cooperation business) contained in the activation plan of urban regeneration, the Priming business has the greatest effect in comparing the budget. The implications derived by the analysis are as follows: First, the building of the inter-industry relation table for city or the lower spatial unit is necessary. Second, the methodology for analyzing the socio-economic ripple effect of urban regeneration should be diversified.

서울시 개발밀도 실현율에 영향을 미치는 요인에 관한 연구

윤병훈(Yun, Byung-Hun),남진(Nam, Jin) 대한국토·도시계획학회 2013 國土計劃 Vol.48 No.5

This study is based on the assumption that the development density should be reasonably managed for Sustainable Urban Development and clarifies the element distinguishing developable area from conservation area by realization rate of development density.This organizes the concept of development density managed, watches the development density status in Seoul and 5 Life Zones, and analyzes the factors that affect the realization rate of development density. The development density status is different by region, 5 Life Zones. And the factors affecting realization rate of development density are different by region, 5 Life Zones. The developable elements are positive(+) factor and the conservation elements are negative(-) factors affecting realization rate of development density. But, the developable elements are negative(-) factors in some areas. Thus the development elements can not be clearly distinguished from the conservation elements. For Sustainable Urban Development, when managing the development density, a flexible approach considering of regional characteristics will be required. SPSS 18.0 S/W and ArcMap 9.2 S/W was used for the analysis of the research.