주거 및 상업 용도혼재지역의 도시공간특성에 따른 주거환경 비교 연구 : 가로수길과 서래마을 인근지역을 중심으로

주거·상업 용도혼재지역의 도시공간 특성과 주거환경을 비교했다.

In central Seoul city, approximately over 90% of residential areas are classified as a general residential district and the non-residential purpose commercial such as commercial and business office is allowed to move into this area, therefore, this residential area has a mixture of various use and purpose mingling together. Especially, the general residential areas with good quality of site location and distinguished local characteristics are being invigorated as a commercial street based on culture and as commercial on the roadside is gradually expanding neighboring residential areas, commercialization of residential areas is taking place now.

Mixture of residence and commercial results in a positive effect such as promoting revival of local economy and enhancing convenience for residents, however, the excessive mixture of purpose can cause some residential environmental problems in neighboring areas and this can result in a loss of residential function. This paper is focusing on residential environmental problems occurred by mixture of purpose of neighboring areas and revitalization as a commercial street and suggests the necessity for comprehensive improvement for a residential environment for ensuring habitability as a residential area in the city and consistent revitalization.

This paper selected Garosu-gil area and Seorae village where include commercial street which is autochthonously vitalized and showing mixture of residential and commercial purpose among general residential areas to find direction for improvement in a residential environment through diversified analyses such as analysis of physical characteristics and comparison analysis of residential satisfaction.

According to results from the analysis of physical characteristics of Garosu-gil area and Seorae Village, Garosu-gil area is dense with lots of small sized individual lands so it is a multiplex housing residential area and Seorae Village is a mixture of block-unit row houses and multiplex housing of individual lands which is a diversity in a type of residential. According to the analysis, it was found that the difference between the two regions led to a difference in the quality of pedestrian environments including street space, green space and external space, and parking lot and it also affects pervasion of commercial use of residential area.

According to the result from residential satisfaction for Garosu-gil area and Seorae Village, it is expected that the region with mixture of residential and commercial purpose will constantly improve as a central city region, for the commercial street is positively recognized by the residents because of the quality of the site location and convenience. Furthermore, Seorae Village and Garosu-gil area showed a significant difference in satisfaction level in the aspect of safety, comfortability, convenient facility, neighborhood, and overall residential satisfaction level and residents in Seorae Village showed higher satisfaction.

It is presumed that characteristics of structure of city space made by the different methods for developing residential buildings influences the residence satisfaction. According to the analysis, overall residential satisfaction influences in an order of comfortability, neighborhood, and safety. Most of major factors influencing residential satisfaction were related to exterior spaces of housing between residential and neighboring zone rather than interior spaces of housing, therefore, it is suggested that improvement of exterior spaces of housing environment needs to be preceded for improvement of residential satisfaction.

One important issue rising in the neighboring residential regions as a commercial street is that zoning system is not corresponding with commercial street and regional characteristics now and there is an inadequate systematic tool to regulate a mixed use phenomenon. Moreover, residential regions concentrated with multiplex houses of lots of individual lands have a combination of existing residential environmental problems and other issues caused by commercialization which occurs a qualitative decline in the residential environment and this may lead to a loss of residential function.

Therefore, improvement in zoning system policy and residential environment of small land unit residences, and protecting of existing residences may be required. Based on examples from other countries, segmentation of zoning system and introduction of modular zoning, segmentation of use groups and re-setup of permission level, encouragement of small co-development for repairing small sized individual lands, introduction of physical plan of neighboring residential regions as a commercial street, and generating buffer zone were suggested for improvement in residential and commercial mixed-use regions.

서울 도심 내 주거지역은 약 90%이상이 일반주거지역으로 지정되어 있으며 일반주거지역은 주거용도 이외의 상업 및 업무 등의 비주거용도가 입지 가능하여 용도혼재가 발생하는 주거지역이다. 특히 입지성이 좋고 지역적 특색이 뚜렷한 일반주거지역을 대상으로 문화를 기반으로 한 상업가로가 활성화되고 있으며 가로변의 상업용도가 인근 주거지역으로 점차 확산되어 주거지상업화현상이 발생하고 있다. 주거 및 상업용도의 복합은 지역 활성화를 도모하고 거주민의 편의성을 높이는 등 긍정적인 영향을 가져오지만 과도한 용도의 혼재는 인근 주거지역에 복합적인 주거환경 문제를 일으켜 주거기능이 상실될 우려가 있다. 본 논문에서는 상업가로의 활성화로 인한 인근 주거지역의 용도혼재와 이로 인해 발생하는 주거환경 문제에 주목하였으며 주거 및 상업 용도혼재지역이 도심주거지로서 거주성을 확보하고 지속적으로 활성화되기 위해서는 주거환경에 대한 종합적인 개선이 필요할 것으로 판단하였다. 분석 대상지역으로 일반주거지역 중 자생적으로 활성화된 상업가로를 포함하고 주거 및 상업 용도혼재현상을 보이는 가로수길과 서래마을을 선정하여 물리적 특성 분석, 주거만족도 비교분석, 해외사례분석 등 다각적인 분석을 통해 주거 및 상업 용도혼재지역의 주거환경 개선방향을 모색하고자하였다.

가로수길과 서래마을의 물리적 특성 분석결과 가로수길은 소규모 개별필지의 밀집으로 다세대주택이 주된 주거유형을 이루고 있었으며 서래마을은 블록단위의 연립주택과 개별필지의 다세대주택의 혼합으로 주거유형의 다양화를 이루고 있었다. 두 지역의 주거유형의 차이는 가로공간, 녹지공간 및 외부공간, 주차공간 등 보행환경 및 주거지 외부 환경의 질적 차이로 이어졌으며 주거지역의 상업용도 확산에도 영향을 미치고 있는 것으로 분석되었다. 가로수길과 서래마을의 주거만족도 분석결과 상업가로 인근의 주거지역이 입지성과 편리성 등으로 인하여 거주민에게 긍정적으로 인식되고 있어 주거 및 상업용도가 복합된 지역이 도심주거지로서 지속적으로 성장할 수 있을 것으로 판단된다. 또한 서래마을과 가로수길이 입지편리성을 제외한 안전성, 쾌적성, 시설편리성, 근린성, 주거 전체만족도 영역에서 유의미한 만족도 차이를 나타냈으며, 모두 서래마을 거주자의 만족도가 더 높은 것으로 분석되었다. 주거개발방식의 차이가 만들어내는 도시공간구조의 특성이 주거만족도에 영향을 미치고 있는 것으로 보여 진다. 주거