산업기반 유지와 정비를 위한 지역맞춤형 도시관리 제도 효과 연구 : 서울시 준공업지역의 공장부지를 중심으로

서울 준공업지역 공장부지를 중심으로 도시관리 제도의 효과를 분석했다.

The central government and the Seoul metropolitan government are pushing for reform in urban planning to cope with changes in conditions, including technological development, industrial structure and lifestyle changes. Changes in urban management planning of the quasi-industrial area in Seoul are also required. Before seeking a new direction, the characteristics and effects of the quasi-industrial area’s urban management system for securing the industrial space should be analyzed first.

First, the purpose of this study is to identify the characteristics of the quasi-industrial area management system of Seoul Ordinance on Urban Planning, which reflects regional characteristics, in terms of use and floor area ratio. Second, the study confirmed the effects of securing the industrial space in the factory sites within quasi-industrial areas after the start of the system for disallowing multi-family housing at the factory sites to maintain the industrial space.

And, the study analyzed the differences in land area, changes over time and regional differences in the uses of buildings developed at the factory sites and confirmed whether the purpose of designating a quasi-industrial area came true. The results of the study on the characteristics of urban management planning system in the quasi-industrial area of Seoul are as follows: First, Seoul Ordinance on Urban Planning does not permit the constructions of multi-family housing in a factory site within quasi-industrial areas, reflecting the purpose of designating the quasi-industrial area for supporting industrial function and the characteristics of quasi-industrial areas with various functions.

Standards for securing industrial space and detailed guidelines for formulation of district unit plans were prepared also. In order to overcome the one-line system of the floor area ratio of our zoning system, the regulation on floor area ratio in the quasi-industrial area has a dual system that in the floor area ratio of residential and non-residential facilities, which differs from other special-purpose areas under Seoul ordinance on urban planning. Second, the management system of the factory site was established in three stages through a revision process, which shows various characteristics.

First of all, Key elements such as factory ratio, the scope of the factory, and the ratio of industrial sites to be secured are being maintained. Detailed standards are being added in accordance with the changes in the system. Next, the system is adjusted between demands for the secure of an industrial space and for the development of the apartment, resulting in changes in intensity and compromise. Finally, during the changes in the system, the guideline for the district unit plan of the quasi-industrial area was formed. It also was a good opportunity to establish the Comprehensive Development Plan for the quasi-industrial areas, a plan for specific regions.

The result of the analysis of the maintenance effect of industrial space by the factory site management system in the quasi-industrial areas is as follows: First, the total floor area of industrial space was maintained when factory sites were developed, even though all the factory sites were not developed to industrial facilities. This is because new buildings are constructed with a higher floor area ratio in the quasi-industrial areas of Seoul. In addition, the ratio of industrial facilities to the development of the factory sites is considerably larger than that of the ordinary sites.

Second, the variance of percentage by use of buildings developed at the factory sites appear differently for each land area section. However, the proportion of industrial facilities is high in the entire section of the land area. The ratio of industrial facilities and other residential facilities in all sections of the factory sites is significantly higher than that of the ordinary sites. However, there is little difference between the factory sites and the ordinary sites in over 10,000㎡. Thirdly, the ratio of other residential facilities has only increased over the last decade on the uses of buildings developed at the factory site, and the ratio of other uses has decreased all.

The drop in the ratio of industrial facilities is the largest. In particular, the ratio of other residential facilities continues to rise. Fourth, the types will be classified into three areas by the ratio of the uses developed at the factory sites: (1) the area where the ratio of industrial facilities is substantially higher, (2) the area where the ratio difference of uses is not large, (3) the area where the ratio of other residential facilities is very high. In conclusion, the regulation of the factory sites, which prohibitsconstructing multi-family housing for the maintenance of the industrial space, has been effective overall for 20 years.

The construction of other residential facilities, however, is more active than that of industrial facilities, and the effect of securing industrial space varies by region. The number of the factory sites that can be developed in the quasi-industrial areas is limited and the management system of factory sites has limitation of time. Therefore, it is necessary to strengthen the standards for the management of factory sites in order to maintain the industrial space of the quasi-industrial areas in consideration of the active construction of officetels.

Due to the institutional limitations of restricting the designation of industrial areas in Seoul, changes in industrial structure and in the form of industrial facilities, complexity of space, and diversification of use, the quasi-industrial area as a zoning system have little differentiated function from other use areas in preparing and fostering industrial foundations. At a time when the movement to come up with alternatives to the use area system in preparation for future urban spaces is active, the Seoul Metropolitan Government needs to find new urban management