• Journal of the Korean association of regional geographers
• /
• v.2 no.2
• /
• pp.159-171
• /
• 1996

The aim of this study is which factors affect the commercial land values and how they act upon them through distribution of commercial land values by multiple regression analysis in Gwangju city. The major findings of this study are as follows: (1) The changes of commercial land values distribution in $1989{\sim}1996$, We see that the commercial area of higher land values extends following the main arterial road. This is related to urbanization in urban fringe while the decline of commercial land values occurs in city center with long history of commercial region. This is due to unsuitableness in rapid changes of commercial environment because of fragmented lots, old buildings. traffic congestion etc. (2) The regions where commercial land values greatly rose are the west in constructed the new planning city center of Sangmu-dong. and the south west in which is related to the extension of high density apartment and the location of big discount stores. (3) Through the changes in commercial land values distribution map. and road map, topographical map, we know that commercial land values is related to various factors; namely, distance from CBD, convenient traffic, reputation of commercial district, condition of a road, size of supplementary, a degree of commercial land use etc. (4) From the above related factor, six variables are extracted by operational definition. That is the spatial distance from the city center, the walking distance to a stopping place, the road width, the amount of bus traffic, the amount of pedestrian, the number of the shop. (5) Data of seven variables are collected on the highest values point of each Dong. We applicate multiple regression analysis with commercial land values as a dependent variable, extracted six variables as independent variables. (6) As a result of multiple regression on the determinants of commercial land values, the variables which is greatly related to commercial land values are the amount of pedestrain, the spatial distance from city center. We identify that two variables explain variance of the commercial land values by 65%. (7) In order to make clear about not explained 35%. we carry out analysis of residual. In consequence, we see small estimate in downtown area and large estimate in urban fringe. This feature is due to simple core structure of Gwangju city and limits of this regression model.

• Journal of the Economic Geographical Society of Korea
• /
• v.23 no.2
• /
• pp.125-146
• /
• 2020

There is an increasing need to foster new industries at the local level. This study aims to analyze the spatial patterns of new industries in Korea from 2007-2017 and to figure out its determinants of agglomeration in 2017. Through this study, it is found that new industries are unevenly distributed around Seoul Metropolitan Area(SMA). The regional disparity between SMA and non-SMA is prominent. Furthermore, new industries represent a strong spatial positive autocorrelation, showing a strong concentration on a few regions in Korea. This study explores the determinants on agglomeration of new industries with spatial statistical model. From the results of spatial error model, it is indicated that the number of graduate students, the ratio of technology based start-ups, and the number of elementary, middle, and high schools have a significant effect on new industries. In addition, the specialization and the diversity of industrial structure on knowledge-based manufacturing industries and knowledge-based service industries have been statistically significant. This study provides implications that non-SMA needs policies with respect to attracting talented people, developing human resources, and improving regional environment in order to improve regional competitiveness in promoting new industries.

• Korean Journal of Construction Engineering and Management
• /
• v.17 no.3
• /
• pp.108-115
• /
• 2016

The price determinant for land investment depends on the internal information process and subjective decision making by management in general. Accordingly, the systematic frame to determine the feasibility of investment price to the public residential land for multi-housing development by private sector has not been proposed. The purpose of this study is to explore the frame to determine the investment price for public residential land from the perspectives of land attribute and apartment market factor. Multiple regression has been implemented to confirm the eligibility of proposed model. Research findings indicate that the land area, floor area ratio, coverage ratio, location have been identified as the total land cost determinant, and for the determinants for floor area land cost, the ratio of apartment, sale price, rent price, etc, have been identified. This research intends to provide the basis for land providers to predict the land value as a raw material in market and present the indicators for land buyers to review the price adequacy for the investment.

• Korean Journal of Construction Engineering and Management
• /
• v.15 no.2
• /
• pp.112-121
• /
• 2014

After IMF bailout crisis in Korea, project financing has been employed as a major funding vehicle for the housing development. In 2008, the recession of housing market due to the global financial crisis had an significant impact on the increasing insolvent site of PF based housing development project, resulting in serious impact to whole economy as a chain effect. In order to resolve this vicious circle of bankruptcy, the major construction companies were urged to take over the insolvent sites and invest to them for normal project exit, and finally play a critical role in normalization of market. Therefore, this study aims to define the core factors for decision making to invest to insolvent site and find out differences among constructors, developers, financial lenders. The results from AHP analysis, the profitability was the most important factor to constructors. Moreover, even though the location merit is little less, through competitive price, we can assure that stable profitability is most important factor to decide to invest in insolvent site. In conclusion, the price is cheap, is highly feasible, if the land secured, major construction company will participate in a PF business investment. These findings were verified by the investment case of major construction company.

• Korean Journal of Construction Engineering and Management
• /
• v.21 no.5
• /
• pp.29-37
• /
• 2020

This study analyzed the importance of factors according to the investor's perspective through a survey of residential real estate experts using AHP and fuzzy theory. Analysis results showed that rent, profitability, traffic accessibility, commercial and infrastructure, and financial regulation are important in common. By expert group, financial and credit groups cited profitability, rent, traffic accessibility, supply and tax benefits, construction and development groups cited traffic accessibility, rent, direct access, profitability, commercial area and infrastructure, and appraisal and evaluation groups cited rent, profitability, transportation accessibility, financial regulation and supply as the most important factors. This showed that it had a preference characteristic that was associated with work. In other words, it focuses most on the financial perspective in investment characteristics, and it values convenience such as accessibility to transportation and commercial districts and infrastructure as its location characteristics. In addition, it was found that easing financial regulations in the market is important to expand investment in real estate. This study aims to help the business feasibility analysis of residential property developers and rational decision-making of general investors who are consumers, taking into account the various perspectives of the expert group.

• Land and Housing Review
• /
• v.14 no.4
• /
• pp.47-62
• /
• 2023

Using the dynamic panel model, this study investigates rent determinants for small and medium-sized office buildings in Korea's CBD and Gangnam areas, key business districts. The results reveal that rents for small and medium-sized office buildings in CBD and Gangnam areas are influenced by macroeconomic fluctuations and characteristics of buildings and locations, suggesting a market with both spatial consumer and investment goods attributes. There are several investment implications as follows. First, even if the location in the CBD area is advantageous, the practical limitations in renovating aging small and medium-sized office buildings must be taken into account when investing. Second, parking conditions are a key factor influencing rent prices in CBD areas, so evaluating the parking facilities and improvement potential of small and medium-sized office buildings is essential for investors. Finally, due to the high sensitivity of Gangnam's small and medium-sized office market to macroeconomic trends, it's vital to prioritize monetary policy shifts as a key factor in investment decisions.

• International Journal of Computer Science & Network Security
• /
• v.21 no.9
• /
• pp.323-331
• /
• 2021

The relevance of the study implies the need to explain the main determinants of environmental policy, allowing countries to converge on a common working basis. The purpose of the research is to explore ways in which the environmental aspects of EU regions and territories can be shaped to apply to domestic environmental policy. A total of 997 representatives from the Ukrainian UTCs, who are involved in local environmental policy, participated in the survey. Results of the research. A hierarchy of regional environmental policy objectives has been identified. Three key principles of eco-policy development have been distinguished. The means of the innovative approach strategy implementation have been outlined (formation of the regional market of environmental services; organization of interaction between environmental agencies and market structures; establishment of environmental funds which finance environmental activities; implementation of the "collateral return" system; formation of a system of benefits and loans to enterprises that successfully implement the environmental policy). The means of the prognostic approach implementation strategy to the development of the region's environmental policy have been determined (the use of an orderly and successful long-term strategy of economic development of the region; obligatory consideration in the mechanisms strategy aimed at improvement of environmental management system of the region, interbranch impact of the projects implemented on the region's ecological situation; taking into consideration the economic and geographical peculiarities of the region, the necessary infrastructure, issues of the territorial location of the large enterprises in the region and their impact on the environment). The means of the traditional approach strategy implementation have been outlined (activity programs focused on solution of specific problems, rather than on the implementation of measures for environmental restoration and enhancement; nature conservation problems have interbranch, interdepartmental character due to unity of the region's ecosystem; tracking complexity of changing conditions (water basins, woodlands, air-mass transport), regional boundaries generally do not coincide with natural ecosystems boundaries). The practical significance of the study lies in providing recommendations for the implementation of certain aspects of Ukrainian UTC's environmental policy.

• Journal of Korean Society of Occupational and Environmental Hygiene
• /
• v.20 no.2
• /
• pp.102-110
• /
• 2010

Personal exposure relies on characteristics of time activity patterns of the population of concern as human activities impact the timing, location, and level of personal exposure. The information about time spent in microenvironments plays a critical role for personal exposure to air pollutants. It is useful to determine the precise times of the day that the subjects are in certain locations or engaging in specific activities because exposure to some air pollutants can depend on temporal trends. This study investigated time activity pattern for workers of Korean population over 19 years old with 8,778 workers in weekday. The residential indoor times were 12 hours. Time activity was different by gender and the mean times stayed at home in weekday were 12.9 hours in female and 11.42 hours in male, respectively. The major factors on residential indoor time and workplace time were age, monthly income, occupation and industry type, work position, education, and gender. Considering shorter than those in other countries, Korean workers spent less time at home after the working hours. Determinants of time activity pattern need to be taken into account in exposure assessment, epidemiological analyses, exposure simulations, as well as in the development of preventive strategies. Since there are substantial difference of Korean worker activity pattern, this information can be critical for exposure assessment in Korea.

• Journal of Microbiology and Biotechnology
• /
• v.3 no.4
• /
• pp.217-223
• /
• 1993

To investigate the nature and location of the nisin-resistance determinant of Lactococcus lactis subsp. lactis 7962 (L. lactis 7962), a total plasmid DNA prepared from L. lactis 7962, a nisin producer, was used to transform L. lactis subsp. lactis LM0230, a plasmid-free and nisin-sensitive strain, by protoplast mediated transformation procedures. All of the nisin-resistant transformants acquired the ability to utilize sucrose at the same time, confirming the close linkage between these two determinants in L. lactis 7962. The plasmid DNA profiles of a few selected nisin-resistant transformants were examined by agarose gel electrophoresis. No common plasmid was found among the transformants and some small plasmids previously not present in L. lactis 7962 were detected. These transformants were named as L. lactis KL1, KL2, KL3, KL4, or KL5, respectively based on their plasmid profiles. Growth curves of all transformants were similar to that of L. lactis LM0230, but different from that of L. lactis 7962. L. lactis KL5 showed the highest level of resistance to nisin, growing up to 1, 200 IU nisin/ml after 40 hr incubation. Some nisin-sensitive derivatives of KL1 or KL2 were obtained by plasmid curing experiments. The plasmid DNA profiles of the nisin-sensitive KL1 derivatives were apparently the same as that of the KL1. All of the nisin-sensitive KL2 derivatives were plasmid-free, but a nisin-resistant strain with no apparent plasmid was also obtained. These results indicate that the nisin-resistance of the $Nis^r$ transformants is presumably mediated by the chromosomally located gene(s) rather than plasmid-encoded gene(s).

• Health Policy and Management
• /
• v.25 no.3
• /
• pp.240-251
• /
• 2015

Background: Dentist's income is quite variable. We investigate the factors underlying the distribution of dental revenue and dentist income. Methods: Financial and structural variables of private dental practices(N=13,967) were examined with 2010 Economic Census microdata which include non-insurance revenue. We conducted quantile regression method(QRM) and ordinary least square(OLS) in treating skewness and heteroskedasticity of distributions. The effective estimation for the upper and lower range of distribution becomes possible by QRM. Results: Mid-career dentists are shown to have higher revenue and income. Male dentists achieve the higher revenue and income than female dentists in all quantiles. Group practices show lower income per owner than solo practices significantly. The revenue and income are increased with increasing size of clinics. The high cost in renting the clinic office is found to have a big positive effect on the revenue but a little positive effect on the income. Interestingly the density of dentists shows negative effect on the lowest quantile of the revenue but positive effect on the highest quantile. The lowest quantile of the revenue in the capital areas have the relatively high revenue. The lowest quantile of the income in metropolitan city show higher income than those in other areas significantly. Conclusion: The suggested QRM is shown to have more effective and efficient tool in finding out determinants of dentists' revenue and income of our concern. The results of this study are expected to be employed for dentists preparing for the opening practices in their organizational settings and locational selections. The distributional efficiency of dental human resources could be accomplished if policy makers guide dentists with this knowledge.