가로주택정비사업 활성화를 위한 요인분석에 관한 연구

가로주택정비사업 활성화 요인을 분석했다.

The Act on the Maintenance and Improvement of Urban Areas and Dwelling Conditions for Residents was amended in 2012 in response to the problems of market-driven, large scale housing renewal methods such as mass apartment constructions. To avoid social and economic shortcomings of excessive housing renewal, the amendment adopted an approach combining resident-led small scale housing renewals with existing urban tissue, which resulted in the proposition of the Street Housing-Led Housing Renewal program.

Street Housing-Led Housing renewal was considered a paradigmatic shift in that it supported gradual renewal of densely populated single housing areas, and also a means of providing ground floor service facilities to revitalize streets and to boost intensive urban land use. However, the endorsement of this program in the Busan metropolitan area has not been adequately reviewed, as previous studies have based their research on non-grid street housing units. This study contends that the proper standard of review should be the remaining grid street housing units and focuses on successful examples of Street Housing-Led Housing Renewal projects conducted on these grid street housing units.

In particular, this study presents results of the factor analysis of these projects to identify essential factors required for successful renewal and give suggestions for factors that need to be improved, so that private developers could increase the success rate of street renewal. Based on review of urban planning theories and preceding researches, this study considered ten variables relating to institutional aspects and three variables relating to resident satisfaction aspects and analyzed how each variable contributes to the success of Street Housing-Led Housing Renewal projects.

To identify common factors among the effects of variable sets of institutional aspects and resident satisfaction, this study conducted factor analysis, which led to finding of the following factors: relaxation of facility standards, simplification of procedures, reinforcement and satisfaction.

Having each factor as an independent variable while holding other factors as constant, this study conducted multiple regression analysis with enter method, which revealed the following results: simplification of procedure was found to be positively correlated with the success of the Street Housing-Led Housing Renewal program with correlation coefficient being 40.9, and relaxation of facility standards was found to be positively correlated with the program with correlation coefficient being 35.9.

To meet this study's goal of identifying effects of institutional aspects to the success of the Street Housing-Led Housing Renewal program and providing housing developers with a means to increase the success rate, this study further conducted stepwise-method multiple regression analysis on the ten variables relating to institutional aspects.

The result found strong correlations between the following variables and the Renewal program, in order of strength and with the correlation coefficients in the parentheses: omission of renewal plan (29.5), relaxation of standards for welfare facilities (27.0), building height regulations allowing consturction of buildings up to seven stories (20.7), relaxation of standards for open space (20.2), increase in the number of installment sales (15.7) and increase in the required union agreement rates (-12.4).

The first five variables were found to be positively correlated with the success of the Street Housing-Led Housing Renewal program, while the last variable, increase in the union agreement rates, was found to be negatively correlated with the success of the program. The fact that omission of renewal plan was found to be most important variable in the Street Housing-Led Housing Renewal program reflects residents' recognition that failure of the program was due to excessive delay and cost spent for infrastructure development, which was caused by renewal planning just like those in mass housing renewal projects.

As a result, the survey showed residents finding the requirement for renewal plans as a strong obstacle for the vitalizations of Street Housing-Led Housing Renewal projects, even considering the need for organized housing renewal plans. However, omission of renewal plans could lead to the lack of infrastructure such as public parks, which would turn Street Housing-Led Housing Renewal projects into mass production of poor-quality residential areas. This would lead to desolation of already sparse grid street housing units. Therefore, this study proposes as an appropriate alternative the Air Right policy, which is already adopted in the U.S. and Japan but not yet in South Korea.

As infrastructure is by nature supposed to be provided by the central or local government but is not due to the short of government funding, Air Right policy could be an effective alternative in areas with conditions appropriate for the Street Housing-Led Housing Renewal program. On the other hand, increase in the required union agreement rates corresponded with the expectation that it would be negatively correlated with the success of the Street Housing-Led Housing Renewal program.

The recent increase in the required rate of union member's agreement from 75% to 90% was to compensate for the public welfare compromised by the Street Housing-Led Housing Renewal program lacking big-picture renewal plans, but this increase would constitute a fundamental blockade to the program. Only a few opponents could still prohibit the whole project, which would confer them a tremendous power and make them new holdouts. Thus, increase in the required union agreement rates requires review of the policymakers.