地價對土地使用分區管制決策影響

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(1)( 61 ). Jt!.1_ It .±. Jt!.{t JfJ 1t I& tf ~~ ik t.fJ • T f''M". * ** Pi,.tt!tkI'W:t&.*+.19I. ... ~,~.oo.. *,.tt~*~~. .,.*~~. ~,~.~~. .,~!tk«M~I.~~~~.H. *.~. _. ~,.tt.~~.~. II.~. : ±Jt!fl!JlBtEff*IJ~. ; 'IJ~Il. ; ±Jt!fJI:f§ ; iI~fi.~. • • : ~*lilll±Jt!fl!JlHtEff*,l~Jt!fJllmlll~.;LiJf~ , ttttfllNJt! fJltE'flMimll1ff*U~tia:p~ a:p J'lfi ?&ftjjJt!fJI~±Jt!fl!JfHtii ff*,J~ .a:p:Ji!:tif~-a:pJ'lfi~* ' f];~i!-~(fJ8iM~.iI *Xj!~tr~t .m±Jt!fl!m7tEff*,J~.~ti~p,ii.;LfiM ' :Mt,rJm~~it)~ RU~1¥ft.tr~tm~!i;tl72 811¥Il.;LWfl ' WJ~TM~tr~t mJt!~±Jt!fl!m7tEff~~ • .;L~.m~o~~~• •ff.iiwm ~7tm'ftm~m.~*a:pJt!fJI~±Jt!fl!m7tEff~~ • .;L~.m 0. 0. ~o. *-!!mJ:~.;L.ilBdll~7tm. ' miIJPXf.;LMIifi :. , tE±Jt!fl!m7tE. ff*,J~.~tia:p. , ±Jt!fl!m7tEff*,J~.~fJti&~~*.*'II~.;LiJij fir ' ~~J~III'IJ~IIJ• .;L.1J~ , iiJ~il1:.f{'II~Yf£A.;L±Jt!fl! m7tiiff~~.:=,Jt!fJI~±Jt!fl!m7tEff~~ • .;L~.:Mt~a:pJ'l fiffi~m1'fI}E.~o. .,~. a. ±Jt!fl!m7tiiff~.;L§(fJtE~M~±Jt!1'~~fl!mmil1:.(fJ~~fi~±Jt!m~~. ~.,~±Jt!fl!m7tiiff~.;L.Mi'~i&~~M~±Jt!m~.;LTm'WJj!~±Jt!.;Lfl!m ·w~~~~*.~~m±'§~~.~~~*.~~~. • •±1t!!~.~flJ •. 36 • • 1. m(No.139) ~. 88 !j: 3 F.!I.

(2) (62 ). D71U~~1I~ffifiUm.&fiPJifril~±jf!!mfll¥1:rfJfft. ' ffijffJ'nml¥1nlllJWrttl (Planning-lead) Jf( -=fm1inllllffifiIJ ( Interventi ve Planning Control) !f!WJfflBl±jf!!fiffl7tliffifi'Ifijf!! ~ •• ~~~~,tttt••_M~ • .&finlllJff~~.~~~ft1il'~mjf!!~~nlllJff ~~ • • ,mnlllJff~~~~_~~• • o ~ffij , !f!~ 1963 Davis~7ttff±jf!!fifflff*,IiJ,:m~ • •1f!i ' !!p~mjf!!~llJfftlIf • • ±_fiffl7tliff~~iJ,:m,m81f!i.~.mM.~~MJ'n~m~.~o • • lli~* Wallace (1988) ,McMillen ~ McDonald (1991) ~!J!~ , :n1m~fijf!!~~1S~mfi • • ±jf!!fiffltfifi'l~iJ,:m • •m~~ , ~f.\l~±_fiffl7tliff*'IiJ,:mlf!i ' jf!!~~llJfft~1f!i • •iJ,:mo.~~'nlllJtf~iJ,:m~fflf!ia*• • *~B~~M'ffllJfftlIf~nlllJtf~ a~~U'*.*B~fIJ~~I:J\l ' ffijmlDlnllJfff*,J~JJjtt~ , fi±jf!!fiffl7tiitf*ljiJ,:mllJff~ ~~l±jf!!mfl~jf!!~~ • • 0. 0. *~~~~~M~~±_fiffl7tliff~iJ,:m~.'~a~~*~.mm~~~~' ~JlH}~jI~JI~~Mjf!!Mfi ±jf!!fiffl7t1i ffifi'liJ,:m~I3 •••. PJif~tm~~. 72 ~ 7 fI 1 B 82 ~ 6 fI 30. 0. B~+fII~1I~Wf4. ,~ (logit). ~.m7tfJil1f)f)!. '. PJlfa~. ~Mm~~ft.m7tfJi'.~~~if~tmjf!!~fi±jf!!fiffl7tiiff~iJ,:m~I3.M~o~. fII;t7ttffl1f)f)! , RIJPJif~tmfi3.Miliia7ttfffi~ , fflPJ~:mjf!!f8fi±jf!!fiffl7tiiffifilj iJ,:m~ • • M~o~WJfft•• ~~~§I¥1: 1.~M~~±jf!!fiffl7tiiffifiIJiJ,:m~.&jf!!~~±_fY!ffl7tiiffifiIJiJ,:m~fJ1m~jqfS. 2. 7t~~~_~fi ±_fiffl7tii ffifiIJiJ,:m~.'M~. 0. 0. It "){IXIQ). ~~fi±_fiffl7tiiff~~~~'*~f.\l~M• • ±_fiffl7tiiff~~iJ,:~~.' ±jf!!fiffl7tiiffifiljllJlSMiJ,:±J&frJffll¥1}1-l1f)iilmll&±_fiffl7tiiffifiII~lS:J\lffnH&ii ~mlBl~.~7tfJio~}1-'ffH±_fiffl7tliff~~jf!!~IBI.I¥1~~,~*l1f)7t.m~. ± jf!! fY! ffl7t Ii ff IfiIJ • .&fi f& fi m_ ~;fi3 • • ~ ~ M 'tm Downing (1973) ,Stull (1975) ,Jud (1980) ,Crone (1983) .... ~mlil~~ 2 ~:JiH5t!M±jf!!fiffl7tlitfifiIJ • .&finuflm_M;fi3~l!fI::M~ mfi~nu~ffH±_fiffl7tiiff~ • .&fi~W_~I3'~~~~~'fflBl_~fi±jf!! fiffl7tiiffifiIJiJ,:m• • ~if~RrJII.m8,*1i 1988 ~ Wallace (1988) ~l5t!M±_fi ffl7tii ffifiIJiJ,:m~1S~mfll3.1f!i ' ~ ±jf!!fiffl7t1i ffifiIJ:ma~g:1!1t ' ffl PJlWflijf!!M W±_fiffl7tiiffifi'liJ,:m~ • •M~ .~~~.Davis ( 1963) !f!~ 1963 ~7ttff±_ fiffl7tii ffifiIII¥1iJ,:m• • ~.1f!i ' !!p~aMe 7 ~~I¥1~~7ttff}1- , ~mflflifillt1f'F~ , ~±B~I¥1i1f'F~fi~llJff~I3.±jf!!fiffl7tiiffIfilJ~iJ,:m m81f!i Davis J'n~ml¥1J1~ m~'.~.mM.~.m'~~ • • ~~m'~~JI~m~~a~.~1i~JI~'~ *f'F~A~l5t!M ¥}}1- , ObIs ( 1974) ~tt~~M±_fiffl7tiiffifiIIfijf!!~.'~~. 0. 0. ". 0. 0. 0. ~3~.'_~llJfft&~.'±_fiffl7tiiff~iJ,:ml¥1m.~.~.'.~*fi~~~ ~l!I'Jo. -2.

(3) ft!!flft ±ft!!~JJl7.HI 'if$tJiJCjft~.. (63 ). Mt.ltt;L$1- , ffil ±itf!fi! I117} iHfifilj lk Jft~:a 51:'$IJ tl!!11 ~. ;LmlBHiJf ~ , Rolleston ( 1987) tfj:).JfiIj\zp.1Ji! (ordinary least-squares) ~=mfiJfi!I\zp.1Ji! (two-stage least-squares) ~M1Jfj:r\: ' .~~tJlfilfe§ (New Jersey ) ~.mitf!ii ' mftitiiMff lfe§ii ~ ~I\tIH(;] ±itf!fi!J¥H}ii tfifilJlkm~:a51:'$I1Mi& " $1-$ttliU~~'f&1iIlJ.~ ~*;L~. .0. ~$1-. , Wallace ( 1988). lI~iA*~Mitf!fI~±itf!fi!J¥H}iitfifilj;Lm1f.JIII~w.¥. ' fij:).. M.fI.1Jfj:r\:f.J~fi1Ji!'M±itf!fi!ffl~iitfMm.$1-~W~'~~Jfi~zp.1Ji! (OLS) ftiiJt~1Jfj:r\: ' M"fi!itf!fl1Jfj:r\:;L~M*6*i.I~.~1ifl~ (selection. bias). ,jiffiji.l~ 1'-~;L ftiiJt*6*. 0ffijfi j:).±itf!fi!ffl ~ii tfifiIJf.Ji&?ii8HW '. ~M ±itf!. fi!ffl~iitfM~Jft~itf!fI;Lm1f.JIII.,~m±itf!fi!ffl~ii.M.~~~~w.¥'M~.$IJ r ±itf!fi!ffl~iitf*rltE±itf!ifiiiJ::;L~ft(!M" r:iJjlmifiiiJ (follow the market) J ;L. *6*0 ffijMcMillenJl.McDonald (1989, 1991a, b, 1993) Qrlji-~m.±itf!fi!ffl~iitf jfillf.J~~1i&tE±itf!fI.jj~rp.~1iIi~f.Jmfti ' 1fOw.¥'Uffl Two-limi t Tobit &1Ii5 Mfl~ ( logit model ) W1J:A~H~1E.~1iIi~&mfti±itf!fi!ffl~iitfifiljlkJft1Jfj:A 0 ~j:). 1961 " 1971 " 19811¥f.JiZ:1Joif (Chicago) ihtii• • •mmllJ ' ~tft~itf!iif.Jft ~&Ijtljfflitf!1JUj:)'~fJT 0 ~$1- , Thorson (1994) j:).1979 $Ij 19811¥& 19871¥f.JW"Jm ( Illinois) McHenry County f.JlIitf!Jl.ft~fflitf!~.mftfl ' ~j:)'IIi5Mfl~~fiitf!flft±itf!fi!ffl~iitfjfilJlk m;L~.m1f3 ' EiJ.m*6*.$IJ~ McMillen & McDonald mftjf.J*6. : - " ftft~±itf! ifiiiffija'±itf!fi!ffl~ii.M;Llkm51:'$IJ±itf!ifiiirpitf!fI;L~m:="lIitf!f.J±itf!fi!ffl ~".Mlkm~~~±itf!ifiii;Litf!flm~.o. Pogodzinski (1994). (voter) ;L~ .. ' Bn±itf!fi!ffl~iitfjfilJ;Llkml1~jjiAitf!1Ji&?iiMiIH'Fffijlk~f.J 0 ~.Itt ' ft!!iN~ ri& Jt!:1I.±itf!fi!ffl~iitfifilJ;Llkm"~~J~~:f. WtE.*Jfi*i&?ii~M;Lnm~,m&±itf!fi!ffl~".M;Llk~M"~EiJ~~:f;L.W ffijlk~J. ,.ffijjjiAftFf.J~ffljj~&Mfl:ft~fI.1Jfj:A. (hedonic housing value. function) ;L~# ' .~Jf.J.mjj5*Jlff- : 'S ±itf!f.Jft(!fRmrnIM.-ftFft~fi!m (single-family residential use) w.¥ ' ±itf!fi!m~iitfifill~Jft~f.J±itf!fi!mft(!ntM~ ±itf!ifiii$itf! fI;L~" ' BP±itf! ifiiif.Jft~m itf! fI.M~" ±itf! fi!m~" tfifilj lkmw.¥f.J {t~fflitf!;Lft(!nt~:I: mftitf! ' fi ±itf!f.Jfi!mft(!nt~Im.f.J ' QIjitf!flM1'''~$IJ±itf!fi! 0. m~iitfifilJ;L~.. 0. .a;L'J::• • tii.:f;L.m~fi~.,±itf!fi!m~"tfM;LlkmMt~$IJ-8~m ~.;L~.$1-'~~i&?iif.J~~iA~~~~~.$IJ±itf!~m~iitfMlkm,~~tE.M. ±itf!fB!m~"tfifiIJlkJft~itf!fI;Lm1f.Jlllf~w.¥' • •~tE.mf.Jmfti~fj$~~fI~ itf!fi!m~iitfifiIjMfJJlm.~~1iW~f' j:)'~M 0. ,±. EiJM~*;LmlllfiJf~~~M.-w.¥rd1~~~-w.¥mI1¥91j~. ifirJlkJft;L~.. 0. , itf!flft±;ltl!~m~"tf ?&EiJM1'IfOw.¥WI;LifilJIl " iii±~JlijU'~fJ\ft:f;L1'\IlJ ' ~~ff~~itf!flft -3. It!.

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(31) l. ( 91 ). :/t!!lIJt±JI!!OOffl7tg( tftIJ~m~. ._~M±JI!!OOffl7t~tftIJ~~.~&±JI!!ZOOfflMT~E7t1'~N~ZOOffltftIJ· 12 ~1I141f.!t1&II~Z@~~~$!4lr~. I~iIl*. Imaq:till~. ~. ill. 2.3%. B * 4.6%. .. ill. 1fi'. 5.1 %. 0.8%. :. m. Jlf4*im : ilJl@~fi1~ , ~1I 741f. ' IS. i!§ l!. t! III. ~. 2.4%. 1.3%. 3.5%. tr1Jot8l. ~f4I.. ~*i!§5:!. -1.8%. -3.85 %. 2.8%. J{ 6 •. r fim~t.~WHifi~M.Diim~ J jtm~ 9%PTflJ1.~. 15%. ~ 16 .m~. 0. :. III. 1Jo** 4.5%. il*flJ. ill. Ell IE. 4.5%. 2.0%. •. 2.2%. *mitli~"Hiimfr!ifimffIlUfl:t6!z. .~3t~. - , Cfl3ZBlH9 I. T~~ , ±JI!!lImJt±JI!!OOffl7tii'lftIJ~m~'ziJf~ , ~~*!JJI!!J.51JiHii1±it)( , ~1!I861f. • 2. q:t1!l~ililJlJl!!g(@~:mttf!::tr9I1N • ft~~@~~a~j!l"@~iJf~IlIUIiEll • ~il80 1f. •. S·~J!<M'II!m3t.~jl'". ~m3t.~~"~Ii*flZ38.· ~1I161f.'. 4. il~tmJ!<J(f • tdtm'll!m3t.NIlJi. - tJU f3il3t.JI!!ii.M3t. O'\=;?;:jfjj.~t-t ) •• ~I!I 861f. • 5. il~tmJ!<J(fIBfJiij , il~tm±JI!!OOffl7tii'lftIJ_QfJjfjj.~f.t ' ~1I161f. • 6. il~tmJ!<J(f~ma~fiiij • il~tm±JI!!OOffl7tiitfftilJtlJItZiJfr;'f , ~il841f. • 7. il~tmJ!<J(f~ma~fiiij , il~tml!m3t.$lJI! ' ~iIl 84 1f. • 8. il~tmJ!<J(fl!maJilfiiij , il~tmQftJ!<Mii • •±JI!!OOffl7tii'lnnlt€iziJf~ , ~1I8S1f.' 9. il~tmJ!<J(fl!maJilfiiij , mil3t.JI!!ii.$3t.jfjj.~t-t. (~~"lIIiftJlf4) '~1!I861f.' 10. il~tmJ!<J(fl!mff~fiiij , f3ilM.JI!!ii.M3t.jfjj.~t-t._EtxWiftili (aUilftili) '~1I 861f. •. 11.Zfitr. ' ~~~I!J ' ;(fj~Wii. ' 1991 ' ~Htrm~lI!l!I* ' 80 1f.tttr9J!<~@~* ' fiWii_Ni) •. 12 .15A1Zfi ' ~lI«~ , 1Ittt3tIt@~!J ' '::'~lffiiij • ~1I761f.. IS·~V~ • Jl!!lIff±JI!!OOffl7tiilffftilJ~m~'ZiJfr;'f , ftJ!<~II~t·HJ~Ii".J!IIiJfr;'f3t.~!f!ft~ • ~1I861f. 14·lJ:!:V~ , I!m±JI!!OOffl7tiilfftIJ-,!JI!!lIfIHilllf~zilfr;'f , J!<itt**JI!!J!<iIf~ml1±fi3t ' ~1!I851f. • 15·nllffi ' ±JI!!@~Jll!it-'!7ttfi ' '::'~.fiiij • ~1I851f. • 16 .nJlfil~ , ±JI!!OOffl7tiiifftilJI!l;t;-'!«IIII3tatzl§lI1 ' ilJl±JI!!:$iM!l!*TlJ • M 22 f!MM 3M ' J{ 27-44 , ~1I741f. • 0. 0. 17·~mZfi' ~IL' n3!::' ~1!nI!J' Henri. Lepage • • ~Itr.~tr9.:tJ-~B.*::til' :.:Rr3tf!::iliJl1iiiH~J' ~1I. 801f. 18·tlJllft· tI~ rf}:jI;Mt-fJ '@~IliJ.' M28., J{ 158-161, ~1I811f.'. 19 .• ±JI!!OOffl7tiiifftilJ-'!::{'lIJillllmZilfr;'f • ilJl**±*iJf~mlii1±fi3t ' ~1I691f. •. 20 .•" . , il~tm~.~M7t;{fjzilfr;'f , ~J}J**l!m3t.iJfr;'fmlii1±fi3t ' ~1I781f. •. 21. ~IJB~ • SAS -'!*1t3t7t:tfi ' 1IIU*1Il1ff}R] , ~1I8S1f. •. 22 .•txWiiI!J ' Damodar Gujarati tt ' 1IIi~3t• •~* • ilJl.ft.~ilfr;'f~aiEfJ • ~1I771f.. 23.i'fJlfil¥" ' Dougalass C. North ~ , ftiIIll ,tlJll~.-'!ftl.~at • Ifijft3tf!:: ' ~1I831f. 24 .•~jf; , [email protected]±JI!!OOffl7tii1fftill ' ilJl**±*iJfr;'fmlii1±fi3t ' ~1I70 1f.. 25·ilIfMfi • il~tm-ft~iiOOffl1ftIJziJfr;'f • q:t.*!Jt!iIli*~l!m3t.ilfr;'fmlii1±fi3t • ~1I631f. • 26 .••~ , Jl!!lI~lJff±JI!!fIJfflli~~'Zilfr;'f • J!<~*!JJI!!J!<ilfr;'fml1±fi3t ' ~11180 1f. ' 27 . JU.~ • ±JI!!OOJfl7tMllfftIJ_QUlfftIJ!liZfJit-,C). il~tm~m ' ~iI*!J~~ilfr;'fmlii1±fi3t ' ~1I751f. '. #. ' 0. 0. 0. -SI.

(32) (92). I.Andrew Gilg, Mike Kelly, 1996, The Analysis of Development Control Decisions, TPR, Vol.67, No.2, p. 203-22B. 2.Davis, Otto A., 1963, Economic elements in .unicipal zoning decisions. Land Economics, Vol.39, p. 375-386. 3.Edited by Elizabeth E. Baily, 1987, Public Regulation: New Perspectives on Institution and Policies, The MIT Press. 4.IEdited by James D. Gwarthey, Richard E. Wagner, 1988, Public Choice and Constitutional Economics, JAr Press INC. 5.George A. Boyne, 1996, Co.petition and Local Government: A Public Choice Perspective, Urban Studies, Vol.33. Nos.4-5, p.703-721. 6.Gregory C. Chow, 1960, Tests of Equality between Sets of Coefficients in Two Linear Regressions. Econ ometrica, Vol.28, No.3, p.591-605. 7.Heckman, James J., 1976, The Common Structure of Statistical Models of Trunction, Sample Selection and Limited Dependent Variables and Simple Estimator for Such Models, Annals of Economic and Social Measurement, Vol.5.,p.475-492. 8.James E. Alt, K. Alec Chrystal. 1983, Political Economics, University of California Press. 9.Jud, G.D. 1980, The effects of zoning on single family residential property values: Charlotte, North Carloina, Land Econo.ics, Vol.56, p.142-154. 10.Lung-Fei Lee, 1982, Some Approaches to the Corre£tion of Selectivity Bias, Review of Economic Studies, Vol.XLIX, p.355-372. II.McMillen D.P., McDonal J.F., 1989, Selectivity bias in urban land functions, Land Economics, Vol.65, No.4, ,.341-351 12.McMi lIen D.P .• McDonal J.F., 1991, A simultaneous equations model of zoning and land values, Regional Science & Urban Economics, Vol.21, p.55-72. 13.McMillen D.P., NcDonal J.F., 1991, Urban land value functions with endogenous zoning, Journal of Urban Economics, Vol.29, p.14-27. 14.McMillen D.P .• McDonal J.F., 1993. Could zoning have increased land values in Chicago, Journal of Urban Economics, Vol.33, p.167-188. 15.0hls J.C. &Weisberg R.C. &White. J., Michelle, 1974, The effect of zoning on land value, Journal of Urban Econo.ics, Vol.l, p.428-444. 16.Pogodzinski J.M. &Sass Tim R., 1991, Measureing the effect of municipal zoning regulations: a survey, Urban Studies, Vol.28, No.4, p.579-621. 17.Pogodzinski J.M., & Sass Tim R., 1990, The economic theory of zoning: a critical review, Land Econ omics, Vol.66, p.294-314. 1B.Pogodzinski J.N., &Sass Tim R.• 1994, The theory and estimation of endogenous zoning, Regional Science and Urban Economics, Vol.24, ,.601-630. 19.Rolleston, B.S., 1987, Determinants of restrictive suburban zoning: an empirical analysis, Journal of Urban Econo.ics, Vol.21, p.I-21. 20.Thorson J.A., 1994, Zoning policy changes and the urban fringe land market, Journal of the American Real Estate and Urban Economics Association, Vol.22, No.3, p.527-538. 21.Wallace N.E.,1988, The market effects of zoning undeveloped land: does zoning follow the market?, Journal of Urban Economics, Vol.23, p.307-326.. u.

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(34) (94 ). ~. fNill4(t 1i1). ~ fJ" ±tmiii'" (m2 ). ilUUitmM. ft~Wi.tmm. 257.650065·· (2.332). 4.3563379 (0.421). ••~mll (m) 1JHfifimlI (m) .i}lIImlI (m). 49.631320··· (3.852). 4.037339 ( 1. 570 ). -9.472819 (-0.342). -0.793566 (-0.413). 7.969437 (0.604). -2,443934·· (-1.991 ). Wi.fiL(O,I). -8954.930122 (-1. 252 ). -13573·'· (-22.192). _tllIlI4. 10345··· (2.840). 3317.103624'·· (7.080). -11294··· (-4.325). -6483.730940··· (-24.367 ). 6413.060986 (0.408). -166H··· (-9.154). ITIElJi. 199927 (1.108). 68.000403 (0.134). R'. 0.6597. 0.5651. 0.5972. 0.5614. 10.556. 154.314. 59. 1079. fJ"tlIIWJ (II) Jli5lAft~OOJJl. (0,1). R'. Fid tl*1I4. ,. ll*l*ij:*ilf1f.JlI. at: **. : 1%lIfi7l<. : •• : 5%lIfi7l<. ; • : 10%lIfi7l<.. ~. ilUUltmm. ft~litm.. M±tmiIiiM (m2). 963.464H4··· (2.900). 575.006514··· (9.898). .¥~mll (m). 91.299423 (2.603). 6.855102 (1.216). .fiiflmll (m) .i}lImlI (m). -21.019008 (-0.271). -5.356169 (-0.980). 36.228459 (0.880 ). -1.999555- (-0.308). Wi.lll:(0,1). -8716.990168 (-0.098). -17340··· (-7.053). _tllIlI4. 11137· (1.791 ). 11238··· (8.585). MtllI)}IJ (II). -4848.299682 (-0.732). -7834.412893··· (-7.721). Jli5lAft~OOJJl (0,1 ). 37898 (0.867). -1538.109691 (-0.249). ilTlElJi. 594532 (0.363). 0.016357 (0.732). fNill4(t fil). eWII4(lflfiL). R'. 0.5263. 0.4338. R'. 0.3233. 0.4172. Fid. 2.593. 26.134. _*114. 31. 317. ll*l*im!:*ilf1f.JlI!. It : ••• : 1%1I.7l<. ; •• : 5%lIfi7l<. ; • : lO%lIfi7l<.. 34.

(35) Jl!!lIft±JI!!fJl!IfHta'lfiTilli1d.~.. (95 ). •. ~. ~fl(t. 76.if-Jt.:t.t'~jk*-. iitt). ~ fJ"±JI!!iiiti. (m2 ). illllaJl!!iIl. tt~aJl!!lI. 242.221126 (0.373). 293.536496··· (4.020) -3.621303 (-0.505). JIl.~1III (m). -26.844616 (-0.731). JIlmtlmllll (m) JIl2}lImllll (m) II til (0,1). -7.092838 (-0.232). -1.644829 (-0.293). 29.654303 (0.647). 22.222334·· (2.377). -20190 (-0.562). -29168··· (-4.515). .tllIfl fJ"tllI}jq (11). 17259 ( 1.389). 20024'·' (9.256). -17116··· (-3.204). -11644··· (-9.390). Jliiflitt~fJl!m (0,1 ). -31012 (-0.533). 24618 (-1.401 ). filE". -318523 (-0.563). 9094.920941·' (2.217). R'. f._*fl. 0.1433. 0.1643. R'. 0.0557. 0.1565. 1.635. 20.847. 98. 964. .fl*I!ili:*i1f~.JI. It : ... : 1%IIUf*$ : •• : 50/""*$ : • : 10"/""*$. •. ~. 77.if-Jt.:t. t'~ ~ *. ~fl(t iitt). ~. illllllJl!!.. fJ"±JI!!iiifl(m2). 314.179649 (1.414). 27.916929 ( 1.595). JIl.~mllll (m). -32.841944 (-0.749). 3.339404 (0.385). JIlmJlmllll JIl2}IIM. (m). -53.970209 (-1.612). -1.420972 (-0.104). (m). -0.410093 (-0.009). -19.439076 (-1..403). -44711'· (-2.219). -44476··· (-3.770). 32017··· (5.369). 26613··· (13.356). atll (0,1) .tllIfl HtllI}Jq(II). -17648··· (-3.381). Jliiflitt~fJl!m (0,1 ). -46543 (-0.839). -124845·" (-7.308). filE,.. 93849 ( O. 437 ). 908.773314 (0.079). R'. f._*fl. 0.3531. 0.3787. R'. 0.3069. 0.3741. 7.643. 83.495. 136. 1243. ~. ~-. .fl*ifj:*i1f~.JI. It: ..·:. 1%.~*$;": 5%.~*$:·:. 10%.,,*.. 35. L... tt~IIJ1!!.. -18814·". (-13.718) ..

(36) (96 ). ~ H±J1!!OOM (~). 152.131454·· (2.321). 139.131445 ( 1.141 ). !i!.~mll (m). 50.128562 ( I. 019 ). -1.313918 (-0.062). -102.635956·' (-2.612). -32. 145399 (-1.330 ). !i!~.mll (m). 41.254132 (0.182). -11.634462 (-0.561). I&fii(O,I). -11356 (-0.832). -25514··' (-3.607). afllllt HflIIDIJ(II) Jiiitiittt;ffJJl (0,1). 40261·" (2.923). 17935'" (2.133). 1163.155319 (0.121 ). -10327·'· (-3.673). -86170··· (-2.970). -46982·· (-2.336). IJiElJt. 213860 (1.913). -4720.097915 (-0.499). R'. 0.5280. 0.0841. IRiIt(t lift). iUi.l&J1!!fJf. ttt; 1& J1!!fJf. 11I.1t(*fii). !i!rfiJlmli. (m). R'. 0.4691. 0.0732. PfR. 8.951. 7.363. W*1t. 82. 426. .",*.:*iIf~.JlI!. It : ... : I%II"W*. : •• : 5%IUf*. ; • : IO%IIUf*.. ~. iUi.l&J1!!fJf. ttt;l&J1!!fJf. ~"±J1!!OOM (~). 165.127474 (0.34'0). 121.913272 (1.271). !i!• •II<m) !i!rfiJlmli <m). 45.819571 (0.660). -12.375990 (-1.124). -143.391450 (-1.126). 18.054134 (0.9Il). IRiIt(t frO. 11I.1t(*fii). .~.mll (m). 113.854419 (0.998). -2.240110 (-0.114). I&fii (0,1). -135032··· (-2.929). -67190··· (-4.516). afllllt. 24837·· (2.214). 18375··· (5.821 ). ~_IIBIJ (11). -4022.006037 (-0.316). 11121.911307 (0.493). -61512··· (-3.731 ). -23800ll* (-2.018). Jiii.tt~ffJJl. (0,1). 3TlElJt. 3812.287070 (0.643). 0.4829. R'. 0.2110. 0.3419. R'. 0.2600. 3.425. PM. 24.699. 43. .*It. 608. .",*.:*iIf~.JlI!. It: ...... :. 10/"_*. ;.. . :S%IIi_*. ;.. :10"10._*. -36.

(37) It!!1IJt±lt!!ff!IlHtll1f*,J~.~.. ( 97). ~. ~. fMlt(t fO. 80 "'Jt~t'jf-~*. • •1Ilt!!1I. ~. (t~IIJt!!t1I. H±lt!!ifiifl(m2) ...«tmM (m) ..ifiJlmM (m). -9.016919 (-0.136). -0.662043 (-0.040). "~lIImM (m). 54.922142 (0.818). -37.802698 (-1.410). Ilfii(O,I). -73310"' (-2.472). -41292'" (-4.816). • •1I1t 8M.MfJIf(M). 18139" (2.610). 17494'" (1.328). -13416' (-1.129). 4523.112349 (2.310). J.lU{t~ff!1lJ. 69.059991 (0.121). 156.808096 ( 1.521). 80.259433 (1.0lO). -6.152752 (-0.499). -63194" (-2.018). -28366' (-I. 669 ). ITiElft. 293200 ( I. 549 ). -4881.663116 (-0.910). R'. 0.5054. 0.2891. If. F.. 0.4518. 0.2821. 9.423. 41.011. fl*1t. 93. 919. (0, I ). fl~*iIi:*iJf~.Jm. It: ... :. 10/".*_ :.. :50/".*_ :•:10%1I:tf*_ ~. ~. 81 ... Jt~t't$t*. ~1t(tllJ). • •IIJt!!t1I. (t~1Ilt!!1I. I1ilWIt(lJfii). 8M±Jt!!ifiifl (m2) ...«tmM (m) ..ifiJlmM (m). 1194.098260" (2.132). 188.083117' ( 1.665). 17.797526 (0.683). -46.383589" (-4.049). 73.216160 (0.155). -44.215152" (-2.300). "~lIImM (m). -19.982861 (-0.198). 74.186884'" (3.694). Ilfii(O,I). -163956'" (-3.233). -81081'" (-9.511). . • tlMIt 8MtlMng (M). 56864'" (3.915). 19180'" (10.313). -163Ll63491 (-0.143). 3801.282826" (2.576). J.li5i!.tt~ff!1lJ. (0, I ). -152282'" (-2.983). (-6.413). ITiElft. 19035'" (3.037). R'. 0.5822. 0.5103. R'. 0.5112. 0.5029. FM. 8.206. 68.884. _*It. 63. 605. .~*iIi:*if~.J!I!. It:·.. :. -841W". -1623507" (-2.342). 10/".*_;·· :5%••*_: * : l(W".*_ -31.

(38) (98 ). The Impact of Land Price on the Decision Making of Zoning Control Ding. Hsiu-yin* Keywords:. Decision Making of Zoning Control, Interest Group, Land Price, Selec tivity Bias. Abstract. In the preview literatures, the study on the relationship between land price and zoning control was assumed that land price is neutral. However, this is an issue worth for further study. This paper discusses the process and content of zoning control decision-making. Then, by Logit Model, the transaction data of property in Taipei City from 1983 to 1992 are employed to test the impact of land price upon the decision making of zoning control. In addition, a case study of Shin-I planning district in Taipei City is analyzed so as to examine the impact of land price upon zoning control deci sion-making in the real operation. The major finding of this study is that land price may affect the decision making of zoning control in the long-term. However, the impact of land price upon the zoning control decision-making is unstable .. .. Staff in Department of Land Economics, National Chengchi University, Taipei.. -38.

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