Analysis of Affective Factors on the Skeletal Evolution in Urban Commercial Centers: Case Study of Gorgan city

One of the observable phenomena in Iranian cities is the existence of the locks and appropriative ownership of the business units. These factors are not only on the investor's lack of action for reconstruction and development but also on an obstacle to reconstruction and modification and repair of old commercial units. This research tried to explain the economic essence of locks, the commercial units of appropriative ownership and their relationship with skeletal evolution of commercial centers. Research method is documentary- measurement (questionnaire) and it is in the form of the cluster sampling based on the Cochran's formula, in which 90 commercial units are estimated and completed. Information and data have been analyzed using SPSS software in the form of descriptive, inferential, and statistical tests (Pearson correlation coefficient and Chi-square). The results of Chi-square test show that there is 99% of a significant relationship between the skeletal evolution of commercial centers (dependent variable) and the heirs of the estate, appropriative ownership, locks and the function of their respective organizations (independent variable). The results show that renovation and improvement of projects in city's commercial centers may not be executable, except in areas where people and organizations are responsible for the project of enforcement which have benefits. Except the ruined places that the municipality has purchased them in a little price and utilized them as public parking, a small percentage of these units of business have been renovated and improved since now. In this regard, some strategies were proposed such as independent ownership documents issued for each business unit which is from the organization of Document and Civil Registration, shorten the probate process, supply of securities or rent on the condition of possession as the financial resources for improvement and development of commercial centers.