일반주거지역 밀도규제의 개선방안에 관한 연구

일반주거지역의 밀도규제 문제와 개선방안을 연구했다.

The limitation on the heights of residential buildings in the general residential area class one and two has worsened living environments of those residential areas contrary to its original classification purposes of grouping into three classes by The National Territory & Planning Law and Municipal Ordinances which became effective from July, 2003. Allowed lower densities, higher building-to-land ratios in class two than those in class three and limitation on the heights which now was revised and enacted from as high as 15 floors to the average height of its 18 floors as in september 2008 would certainly still be insufficient with limted improvements.

Providing with larger open space is beneficiary for the sunlight, the ventilation of air, the sky-view. Affordability of containing community facilities in residential areas such as work-out areas, more of gardens, water fountains, paths through forest, shallow streams, etc. is the core value to achieve a high leveled living satisfaction. Therefore, larger open space could be an utmost substantial variable to obtain environmental-friendly living environment. Eventually, larger open space would be obtainable by means of descending building-to-land ratios.

To get the larger open spaces under fixed Floor Area Ratios, One need to get the proposed F.A.R to the direction of vertical not of that of horizontal. To prove that theoretical hypothesis, Simulations have been performed which were to get a certain trend or a mathematical function. Simulations which have been performed were to get a change of Open Space when the heights of a residential building were getting up one by one under a fixed F.A.R. With the obtained results, A sort of negative logarithmic function graphs were derived. The change rates of O.S. were big between lower stories and then the rates were getting smaller as stories getting up.

And then classifying data about bulk controls of 88 apartment buildings complex into 2 groups of class 2 and 3 have been performed. The theoretical hypothesis of this paper was proved from that classification. Class 2 was higher than class 3 with Coverage ratio by 0.0443 point. Finally, 16 lots of Class 1 and 3 apartments buildings complexes of Class 2 and 3 of each totally 6 of them have been analyzed to double check the current status and simulation results. The results, the same. Abolishing heights limit could be a key resolution to straighten this current distorted phenomena. Local governments can use the same kind of concept of this paper's simulation.

That will lead them to use a kind of a systematic bulk control method which is very similar to the New York's Height Factor method.