• Title/Summary/Keyword: individual factor of land value

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A Study on the Recognition Characteristics of the High School Students in Seoul about the Factors Influencing the Land Value (지가 형성 요인에 대한 서울시 고등학생들의 인식 특성 연구)

  • Shin, Yeong-Jae
    • Journal of the Korean association of regional geographers
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    • v.16 no.1
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    • pp.59-75
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    • 2010
  • This study analyzed on the recognition characteristics of high school students in Seoul about the factors influencing the land value. The results are as follows; First, when the factors influencing the land value was divided into 'the factors related with the publicly assessed land value' and 'the unrelated factors.' Students recognized that the former had more influence on the land value than the latter. Second, students recognized that 'the relative factors of land' had more influence on the land value than 'the absolute factors of land'. Third, as a result of checking how much five evaluation criterions influence on the recognition characteristics about the factors influencing the land value, the distance to major facilities had the most influence on the recognition, while the situation of land use had the weakest one. Among 13 factors, the distance from the convenience facilities was most influential and the shape of the land was least influential. Fourth, there was a gap between recognition of choosing the highest land value areas and the lowest land value areas and recognition of degree that the factor influencing the land value had an effect on the land value. Lastly, when the result of recognition about factors influencing the land value and the land value ranking was compared with the result of the co-relation between the land value and factors influencing the land value of the real region, either similar or different results were shown.

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Method to Objectify Individual Factors of GIS-based Real Estate Appraisal (GIS를 이용한 감정평가의 개별요인 객관화 방안)

  • Kim, Tae Woo;Kang, In Joon;Park, Dong Hyun;Hwang, Dae
    • Journal of Korean Society for Geospatial Information Science
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    • v.23 no.4
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    • pp.35-41
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    • 2015
  • Real estate appraisal methods include profit-based, cost-based and comparison-based measures. The purpose of this study is to scientifically quantify the comparison-based method mostly utilized in valuating real estate property among the appraisal methods. The comparison method is to estimate the value of target property from other previously-traded property cases by comparing and adjusting their temporal gap, spatial gap and space-time gap. In appraisal practices, this comparison method is used generally for land property. If based on previous transactions; prices, time point of transaction, region and individual factors were analyzed to valuate. If based on official land values; official value, time point, region and individual factors are analyzed. Of these, the individual factors are an important process of comparing individual characteristics where real estate appraisers' subjective assessment could intervene. Though appraisers, as experts make generally precise assessment, still, it is a subjective judgment open to difference between appraisers themselves, causing disputes from time to time. In this recognition, the study seeks to quantify such a subjective assessment of appraisers by running GIS analysis on individual factor components including street condition, access condition;and plotting condition.

A Study on the Influence Factors of the Ratio of Assessment Value to Sale Price of Forest Land - Focused on the Sales Case of Forest Land in Gwangju, Gyeonggi-do - (임야가격의 현실화율 영향요인 연구 - 경기 광주의 임야 거래사례를 중심으로 -)

  • Lee, Kyu-Tai
    • Journal of Cadastre & Land InformatiX
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    • v.53 no.2
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    • pp.19-37
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    • 2023
  • This study empirically analyzed the determinants of the assessment ratio (hereinafter 'AR') based on a total of 2,129 sales cases of forests in Gwangju, Gyeonggi-do. The main findings of this study through multiple regression analysis are summarized as follows. First, this study shows that regional characteristics have significantly different effects on the AR of forest land prices. Specifically, there was a significant difference in the AR depending on the location of the parcel by sub-region and the ratio of residential area, and the higher the number of development plans in progress, the more likely the officially assessed land price will be formed close to the sale price. Second, this study analyzed that location characteristics such as the proximity of the inner and outer center of the jurisdiction and traffic accessibility had a significant influence on the determination of the AR. Third, this study identified significant differences in AR depending on detailed factors such as planning management areas, production management areas, conservation areas for mountain, conservation areas for nature, and restricted development areas as land use and regulatory characteristics of forest lands. Fourth, this study found that land characteristics are a significant factor influencing the AR as an individual factor in forest land.

Trend and Affecting Factors of Ecological Deficit in North Korea (북한의 생태적자 추이 및 영향요인 분석)

  • Yeo, Min Ju;Kim, Yong Pyo
    • Journal of Environmental Impact Assessment
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    • v.27 no.1
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    • pp.56-72
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    • 2018
  • North Korea has been in ecologically deficit state since 1966, despite of lack of energy and food resources. Trends of the Biocapacity (BC), the Ecological Footprint (EF), and the Ecological Deficit (ED) of North Korea were shown and five factors influencing on the Overshoot Rate (OSR) which is the ratio of the BC and the EF in North Korea was analyzed in this study. The five factors consist of two factors affecting to the EF and three factors affecting to the BC in North Korea. Two of the five factors are affecting to the EF those are population, the EF per capita (EFPC) which indicates the individual environmental consumption intensity, and three are affecting to the BC those are the land area, the yield factor, and the value multiplying the equivalence factor and the intertemporal yield factor. The EF has contributed more than the BC to the OSR. From 1966 to mid-1990s, the EFPC was the most contributing factor at about 60%, and after mid-1990s, population at about 40~60%. Contribution ratio of land area and the yield factor have increased after mid-1990s up to 15% and 18%, respectively. The BC of cropland which has decreased due to a decrease in productivity. In order to reduce the ED of North Korea, improvement of productivity of cropland and restoration of forest. Forest area has decreased significantly since 1990 in NK. And ways to solve the food shortage problem which influences on decrease of both productivity of cropland and forest area.

Analysis and Management of Potential Development Area Using Factor of Change from Forest to Build-up (산림의 시가지 변화요인을 통한 잠재개발지 분석 및 관리방안)

  • LEE, Ji-Yeon;LIM, No-Ol;LEE, Sung-Joo;CHO, Hyo-Jin;SUNG, Hyun-Chan;JEON, Seong-Woo
    • Journal of the Korean Association of Geographic Information Studies
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    • v.25 no.2
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    • pp.72-87
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    • 2022
  • For the sustainable development and conservation of the national land, planned development and efficient environmental conservation must be accompanied. To this end, it is possible to induce development and conservation to harmonize by deriving factors affecting development through analysis of previously developed areas and applying appropriate management measures to areas with high development pressure. In this study, the relationship between the area where the land cover changed from forest to urbanization and various social, geographical, and restrictive factors was implemented in a regression formula through logistic regression analysis, and potential development sites were analyzed for Yongin City. The factor that has the greatest impact on the analysis of potential development area is the restrict factors such as Green Belt and protected areas, and the factor with the least impact is the population density. About 148km2(52%) of Yongin-si's forests were analyzed as potential development area. Among the potential development sites, the area with excellent environmental value as a protected area and 1st grade on the Environment Conservation Value Assessment Map was derived as about 13km2. Protected areas with high development potential were riparian buffer zone and special measurement area, and areas with excellent natural scenery and river were preferred as development areas. Protected areas allow certain actions to protect individual property rights. However, there is no clear permit criteria, and the environmental impact of permits is not understood. This is identified as a factor that prevents protected areas from functioning properly. Therefore, it needs to be managed through clear exception permit criteria and environmental impact monitoring.

Agriculture Pollution and its Countermeasures with Special Consideration of Pesticides (작물생산과 농업공해 및 그 대책)

  • Li, Gwo-Chen
    • KOREAN JOURNAL OF CROP SCIENCE
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    • v.27 no.4
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    • pp.340-360
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    • 1982
  • Because of the continuing rapid increase in pesticide usage in Taiwan, much attention has been focus on pesticide contamination of food and effect of pesticides on human and environmental health. The Plant Protection Center (PPC) conducts safety evaluation of pesticides usee! in Taiwan. The pesticides are classified into different groups based on their acute toxicities. Pesticides which are classified into extremely toxic group are not allow to used on short term crops or the continuously harvest crops. The acute toxicity of pesticides to the beneficial insects are also studied, special attention has been paid to the two predators of rice brown planthopper. 60% of cultivated land in Taiwan are paddy field; therefore, acute fish toxicity was taken into consideration when a pesticide was applied for registration to be used in the paddy. Fish toxicities were evaluated by the dangerous rating value which is the amount of pesticide residue in the field water over the TLM value. Mutagenicity of pesticides was continuously evaluated by using Arne's microbial testing method. Island wide survey of residual levels of pesticides of known pollutants such as chlorinated hydrocarbon . insecticides, mercurial compounds in soil, water and biological samples were carried out constantly. The potential of a new1y Imported esticides to pollute the environment were studied by using model ecosystem. Ecological magnification (EM) of a chemical was calculated from model ecosystem. A chemical was considered as a pollutant when its EM value over 5000. In order to ensure the levels of pesticides residue of the crop within the safety limit. The 'tolerance' of pesticides on different crop groupings were established base on 1) acceptable daily intake value of individual pesticides, 2) average daily consumption of each crop groupings by Chinese person, 3) Actual residues of pesticides. on different crops obtained from supervised trials. Total about 79 pesticides for which the tolerances have been established on different crop groupings. Because the intensive agricultural system was adopted in Taiwan. The phytotoxicity of pesticides to the non-target crops was therefore become one of the important factor in the safety evaluation of pesticide usage. These will include 1) direct injury, 2) injury caused by pesticide polluted irrigation water, 3) injury caused by the pesticide polluted soil, 4) reduction of growth caused by the effect of pesticide on the soil microorganisms. This paper will reviewed all the aspects mentioned in the previous .paragraphs. Most the works have done in Taiwan by the PPC.y the PPC.

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Estimation of Productivity for Quercus variabilis Stand by Forest Environmental Factors (삼림환경인자(森林環境因子)에 의한 굴참나무임분(林分)의 생산력추정(生産力推定))

  • Lee, Dong Sup;Chung, Young Gwan
    • Journal of Korean Society of Forest Science
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    • v.75 no.1
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    • pp.1-18
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    • 1986
  • This study was initiated to estimate productivity of Quercus variabilis stand. However the practical objective of this study was to provide some information to establish the basis of selecting the suitable site for Quercus variabilis. The productivity measured in terms of DBH, height, basal area and stem volume was hypothesized, respectively, to be a function of a group of factors. This study considered 32 factors, 20 of which were related to the forest environmental factors such as tree age, latitude, percent slope, etc. and the rest of which were related to soil factors such as soil moisture, total nitrogen, available $P_2O_5$, etc. The data on 4 productivity measurements of Quercus variabilis growth and related factors cited were collected from 99 sample plots in Kyeongbook and chungbook provinces. Some factors considered were, in nature, discrete variables and the others continuous variables. Each kind of factor was classified into 3 or 4 categories and total numbers of such categories were eventually amounted to 110. Then each category was treated as an independent variable. This is amounted to saying that individual variable was treated a dummy variable and assigned a value 1 or 0. However the first category of each factor was deleted from the normal equation for statistical consideration. First of all, each of 4 productivity measurements of Quercus variabilis growth was regressed and, at the same time, those 110 categories. Secondly, the partial correlation coefficients were measured between each pair of 4 productivity measurements and 32 individual foctors. Finally, the relative scores were estimated in order to derive the category ranges. The result of these statistical analyses could be summarized as follows: 1) Growth measurement in terms of height seems to be a more significant criterion for estimation of productivity of Quercus variabilis. 2) Productivity of forest on stocked land may better be estimated in terms of forest environmental factors, on the other hand, that of unstocked land may be estimated in terms of physio-chemical factors of soil. 3) The factors that a strongly positive relation to all growth factors of tree are age group, effective soil, soil moisture, etc. This implies that these factors might effectively be used for criteria for selecting the suitable site for Quercus variabilis. 4) Parent rock, latitude, total nitrogen, age group, effective soil depth, soil moisture, organic matter, etc., had more significant category range for tree growth. Therefore, the suitable site for Quercus variabilis may be selected, based on this information. In conclusion, the above results obtained by the multivariable analysis can be not only the important criteria for estimating the growth of Quercus variabilis but also the useful guidance for selecting the suitable sites and performing the rational of Quercus variabilis forest.

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The Multi-door Courthouse: Origin, Extension, and Case Studies (멀티도어코트하우스제도: 기원, 확장과 사례분석)

  • Chung, Yongkyun
    • Journal of Arbitration Studies
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    • v.28 no.2
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    • pp.3-43
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    • 2018
  • The emergence of a multi-door courthouse is related with a couple of reasons as follows: First, a multi-door courthouse was originally initiated by the United States government that increasingly became impatient with the pace and cost of protracted litigation clogging the courts. Second, dockets of courts are overcrowded with legal suits, making it difficult for judges to handle those legal suits in time and causing delays in responding to citizens' complaints. Third, litigation is not suitable for the disputant that has an ongoing relationship with the other party. In this case, even if winning is achieved in the short run, it may not be all that was hoped for in the long run. Fourth, international organizations such as the World Bank, UNDP, and Asia Development Bank urge to provide an increased access to women, residents, and the poor in local communities. The generic model of a multi-door courthouse consists of three stages: The first stage includes a center offering intake services, along with an array of dispute resolution services under one roof. At the second stage, the screening unit at the center would diagnose citizen disputes, then refer the disputants to the appropriate door for handling the case. At the third stage, the multi-door courthouse provides diverse kinds of dispute resolution programs such as mediation, arbitration, mediation-arbitration (med-arb), litigation, and early neutral evaluation. This study suggests the extended model of multi-door courthouse comprised of five layers: intake process, diagnosis and door-selection process, neutral-selection process, implementation process of dispute resolution, and process of training and education. One of the major characteristics of extended multi-door courthouse model is the detailed specification of individual department corresponding to each process within a multi-door courthouse. The intake department takes care of the intake process. The screening department plays the role of screening disputes, diagnosing the nature of disputes, and determining a suitable door to handle disputes. The human resources department manages experts through the construction and management of the data base of mediators, arbitrators, and judges. The administration bureau manages the implementation of each process of dispute resolution. The education and training department builds long-term planning to procure neutrals and experts dealing with various kinds of disputes within a multi-door courthouse. For this purpose, it is necessary to establish networks among courts, law schools, and associations of scholars in order to facilitate the supply of manpower in ADR neutrals, as well as judges in the long run. This study also provides six case studies of multi-door courthouses across continents in order to grasp the worldwide picture and wide spread phenomena of multi-door courthouse. For this purpose, the United States and Latin American countries including Argentina and Brazil, Middle Eastern countries, and Southeast Asian countries (such as Malaysia and Myanmar), Australia, and Nigeria were chosen. It was found that three kinds of patterns are discernible during the evolution of a multi-door courthouse model. First, the federal courts of the United States, land and environment court in Australia, and Lagos multi-door courthouse in Nigeria may maintain the prototype of a multi-door courthouse model. Second, the judicial systems in Latin American countries tend to show heterogenous patterns in terms of the adaptation of a multi-door courthouse model to their own environments. Some court systems of Latin American countries including those of Argentina and Brazil resemble the generic model of a multi-door courthouse, while other countries show their distinctive pattern of judicial system and ADR systems. Third, it was found that legal pluralism is prevalent in Middle Eastern countries and Southeast Asian countries. For example, Middle Eastern countries such as Saudi Arabia have developed various kinds of dispute resolution methods, such as sulh (mediation), tahkim (arbitration), and med-arb for many centuries, since they have been situated at the state of tribe or clan instead of nation. Accordingly, they have no unified code within the territory. In case of Southeast Asian countries such as Myanmar and Malaysia, they have preserved a strong tradition of customary laws such as Dhammthat in Burma, and Shriah and the Islamic law in Malaysia for a long time. On the other hand, they incorporated a common law system into a secular judicial system in Myanmar and Malaysia during the colonial period. Finally, this article proposes a couple of factors to strengthen or weaken a multi-door courthouse model. The first factor to strengthen a multi-door courthouse model is the maintenance of flexibility and core value of alternative dispute resolution. We also find that fund raising is important to build and maintain the multi-door courthouse model, reflecting the fact that there has been a competition surrounding the allocation of funds within the judicial system.