도시재생활성화지역 내 개별건축물 재생 활성화를 위한 지구단위계획 활용방안 연구

도시재생활성화지역의 개별건축물 재생에 지구단위계획 활용을 연구했다.

South Korea has continued to select and push forward urban regeneration projects, and more and more areas have completed their urban regeneration projects in recent years. In some of these areas, however, residents do not feel the effects of their improved residential environments due to the poor regeneration of physical environments and demand that all-out redevelopment. The regeneration of individual buildings should be promoted actively along with the improvement of infrastructure so that any urban regeneration projects can generate enough effects of improved residential environments that residents can feel themselves.

In urban regeneration projects, however, it is common that the focus is on the expansion and improvement of infrastructure with the regeneration of individual buildings left to the private sector and its own efforts. A revitalization plan of urban regeneration is a business plan to push forward an urban regeneration project. Such a plan has a difficult time inducing the regeneration of individual buildings and offers no management plans for years after the completion of a regeneration project. District unit planning can be applied to supplement these disadvantages.

District unit planning can take into consideration the unique nature of a parcel as it makes a local custom plan by reflecting local features. In addition, it allows for mid- and long-term planning and management compared with most urban regeneration projects spanning a period of four years and can induce long-term environmental improvement through a set of guidelines. Especially it can induce the regeneration of individual buildings through relaxed building regulations and incentives.

This study set out to examine the regeneration conditions and characteristics of urban regeneration districts and thus propose utilization plans for district unit planning to promote the revitalization of regeneration for individual buildings and manage the completed urban regeneration districts. For these purposes, the study analyzed parcel conditions, possibilities of securing a floor area ratio, urgency of regeneration, and architectural activity characteristics of individual buildings in completed urban regeneration districts.

The study analyzed the parcel conditions of six urban regeneration districts including parcel size, shape, and road-adjoining conditions, and found a big difference in the conditions among the areas. The level of physical regeneration of buildings was lower in areas with poor parcel conditions than in areas with good parcel conditions. Buildings were analyzed in deterioration and structure to examine their urgency for regeneration, and the analysis results show that more than a majority of buildings deteriorated in a vulnerable structure in the Changsin-Sungin urban regeneration district.

The percentage of wooden structure buildings vulnerable to fire was especially high, which means that the area had the greatest urgency for regeneration among the six areas, which were then analyzed to assess the possibilities of securing additional floor area ratios to increase feasibility. The results indicate that Shinchon would have the greatest difficulties with securing additional floor area ratios. The architectural activities of individual buildings were analyzed after the areas were chosen to revitalize urban regeneration.

The analysis results reveal that the areas with residential nature witnessed the active construction of new buildings, whereas the areas with non-residential nature saw active improvements and changes of use. Most urban regeneration districts have poor infrastructure including roads and parking lots. It is necessary to relax the building regulation items of less influence on evacuation and safety through district unit planning to create regeneration conditions for individual buildings through the supplementation of poor infrastructure.

It is also needed to expand deficient facilities by making use of specially planned zones under district unit planning based on the infrastructure needs accompanying the regeneration of individual buildings. As part of efforts to ensure feasibility, it is possible to relax the floor area ratio criteria by applying the special cases of building regulation relaxation in Special Act on the Promotion and Support of Urban Regeneration. There are, however, no current specific criteria of management, which makes it difficult to utilize them. This calls for a management plan based on floor area ratio incentives through district unit planning.

In areas where changes are happening to local features through the regeneration of individual buildings after they were selected to revitalize urban regeneration, there is a need to keep and manage the local features by making use of use plans under district unit planning. 현재 우리나라는 도시재생사업을 활발하게 선정·추진하고 있으며, 최근에는 도시재생사업이 완료된 지역들이 늘어나고 있다. 하지만 일부 도시재생사업이 완료된 지역에서는 물리적 환경 재생이 부진하여, 주거환경 개선효과를 체감하지 못한 주민들이 전면 재개발을 요구하는 경우가 발생하고 있다. 도시재생사업은 기반시설의 개선과 함께 개별건축물도 재생되어야 주민이 체감할 수 있는 주거환경개선 효과를 얻을 수 있다. 하지만 도시재생사업에서는 주로 기반시설 확충 및 개선을 추진하며, 개별건축물의 재생은 민간이 자력으로 추진하도록 하고 있다. 본 연구에서는 도시재생활성화지역의 개별건축물 재생 여건과 특성을 파악하고, 지구단위계획을 활용하여 개별건축물의 재생 활성화를 위한 여건을 조성하는 것을 목적으로 한다.

이를 위해 본 연구는 완료된 6개의 도시재생활성화지역을 대상으로 필지여건과 용적률 확보 가능성, 재생 시급성, 개별건축물의 건축행위 특성을 분석하였다. 6개 도시재생활성화지역의 필지규모, 형상, 접도 조건 등의 필지여건을 분석한 결과 지역 간의 차이가 크게 나타났으며, 필지여건이 열악한 대상지는 여건이 양호한 대상지 보다 건축물의 물리적 재생이 적게 일어났다. 재생 시급성을 파악하기 위해 건축물 노후도와 구조를 분석한 결과 창신숭인 선도지역은 과반 이상이 취약구조의 노후 건축물로 나타났으며, 특히 화재에 취약한 목구조 건축물의 비율이 높아 대상지 중 가장 재생이 시급한 것으로 나타났다. 사업성 확보를 위한 용적률 추가 확보 가능 여부를 분석한 결과 신촌이 용적률 추가 확보가 가장 어려운 것으로 나타났다. 도시재생활성화지역 선정 이후 개별건축물의 건축행위를 분석한 결과 주거지역의 성격을 가지는 대상지에서는 신축이 활발하게 일어났으며, 비주거지역의 성격을 가지는 대상지에서는 개량과 용도변경이 활발하게 나타났다. 도시재생활성화지역의 도시재생사업 추진을 위해 수립하는 도시재생활성화계획은 사업계획으로 개별건축물의 재생을 유도하기 어렵고 재생사업이 완료된 이후의 관리방안이 부재하다. 이러한 단점을 보완하기 위해 지구단위계획을 활용할 수 있다.

지구단위계획은 지역특성을 반영하여 지역맞춤형 계획을 수립하기 때문에 필지의 특수성을 고려하여 계획할 수 있다. 그리고 대부분 4년 동안 추진되는 도시재생사업에 비해 중장기적인 계획·관리가 가능하며, 가이드라인을 통해 장기적으로 환경개선 유도가 가능하다. 특히