입지에 따른 복합용도개발의 용도특성에 관한 연구

입지별 복합용도개발의 용도 구성과 용도지역제 개선 방향을 분석했다.

현재의 용도지역제는 엄격한 용도분리와 용도순화를 지향하여 바람직한 토지이용을 유도하지 못하고 직주분리·도심공동화 현상을 야기 시켰으며, 획일적인 기능의 집적을 초래하였다. 이러한 문제점을 보완하기 위해 ‘복합용도개발’이 등장하게 되고, 서울시에서는 주상복합건축물과 관련된 법적 규제를 완화하여 공급을 확대하였다. 하지만 도심 활성화를 목적으로 도입된 복합용도건축물은 지역적 특성이나 주변 환경 등을 고려하지 않은 채 주거위주의 개발이 이루어지고 있으며, 다양한 상황에 적합한 법적기준을 마련하는 일이 시급한 것으로 판단된다. 따라서 본 연구는 서울시 입지에 따른 복합용도건축물의 현황ㆍ용도별 면적구성ㆍ입지환경에 대하여 분석하고, 사례대상지의 용도와 공공성의 용도를 비교분석하였으며, 또한 거주민만족도를 조사하여 입지별 복합용도개발시 용도선정의 방향을 제안하고자 하였다. 연구결과 다음과 같은 결론을 얻었다. 첫째, 도시의 위계에 따른 복합용도건축물 용도를 분석한 결과 주거비율은 평균 73.85%로 나타났고, 주거를 제외한 시설별 용도비율로는 음식점의 비율이 도심 52.8%, 지역중심 22.7%, 지구중심 30.3%로 가장 높았으며, 그 다음으로 휘트니스센터, 공인중개업, 화원 순으로 높았다. 입지별 위계특성과 관계없이 근린생활시설과 주거지원시설이 대부분을 차지하고 있음을 알 수 있었다.

둘째, 제3장에서의 사례현황조사 및 분석결과를 바탕으로 입지별로 주거만족도 조사 및 필요시설을 조사한 결과 대중교통ㆍ직장근접에 높은 만족도가 나타났고, 공공시설ㆍ오픈스페이스ㆍ상가업종의 다양성에 대해서는 만족도가 낮게 나타났다. 근린생활시설 중 필요시설은 주거지 유형에 따라 다소 차이는 있으나 대체로 은행, 대형 슈퍼마켓 및 식료품점, 의원 및 약국, 미용실, 이발소의 응답 비율이 높게 분포하고 있어 거주민 역시 주거 생활을 위한 주거지원시설에 대한 요구도가 높은 것으로 나타났다. 셋째, 기존의 공동주택의 경우 ‘주택건설기준등에관한규정’에 관한 법 기준으로 일정한 세대 이상에는 부대복리시설 설치를 의무화하였으나, 복합용도건축물의 경우 부대복리시설 및 간선시설 설치에 대한 의무가 없기 때문에 상업적인 용도에만 치중하고 있음을 알 수 있었다. 또한 대부분 주거와 주거지원 기능만으로 입지되어 있고, 특히 옥외공간의 녹지ㆍ오픈스페이스 뿐만 아니라 지구의 공공공간 및 시설이 거의 없어 거주자를 위한 어메니티가 확보되지 않는 문제점이 있었다.

넷째, 현재의 용도 지역제는 지역에 따라 용도기능에 대한 차별제한을 두어 용도 분리의 원칙을 하고 있으므로 다양한 도시기능과 급증하는 개발수요의 활성화를 위하여 입지별 용도기능의 복합화뿐만 아니라 공공성과 쾌적성, 편리성을 근간으로 하는 세분화된 건축기준을 마련하기 위하여 복합개발을 위한 복합용도지역의 지정이 필요하다고 판단된다. Current zoning policies have failed to realize its potential in that previously desired land use under strict regulations for separation and idealization of land uses was not achieved. As a result, boundaries between social domains such as work and home, the Doughnut phenomenon as well as accumulation of uniformity of its functions have been created.

In order to fix and renew such phenomenon associated with the current zoning policies, the term mixed-use development has been introduced to real estate market and administration body of Seoul city has introduced moderation of legal restriction associated with residential-commercial buildings. However, the harsh reality of inappropriate urban land use still continues. Many developers have been building their mixed-use buildings as simple residential spaces disregarding required and fundamental functions of the buildings to be harmonious with surrounding environment and regional characteristics.

Goals to be achieved immediately to prevent further damages from this catastrophe are strong legal restrictions with controlling power on this phenomenon. Therefore in order to offer directions to an appropriate construction method for residential-commercial buildings this study has decided to pursue the following objectives. First, this study tried to find distribution ratio of mixed-use buildings regarding geographic conditions of Seoul, their apparent functional values per square miles and environmental conditions around their locations.

Secondly, the research draws a comparison between residential-commercial buildings as exemplary buildings and as public spaces in terms of its usefulness. As well this research also contained a survey made on residents to measure how much they are satisfied with their apartments to help offer directions to choosing appropriate uses of potential sites for mixed use development. In order to achieve the objectives of the study various procedures have been adapted. A theoretical analysis doing a documentary survey about theory, background, and legal restriction of mixed-use development was made to have a foundation of the research.

Data about distribution ratio, functional values per square miles and surrounding environmental conditions of residential commercial buildings, experimental sites were chosen and carefully studied based on information of regional characteristics of Seoul. Major results of the study are as follow: 1. According to the research conducted on functions of residential-commercial buildings regarding ranking system of Seoul, residential ratio shows average of 73.58% while the ratio of other sectors than residential ratio shows that restaurants are the biggest part of a residential-commercial building making 52.8% in cities, 22.7% in regions, and 30.3% in districts.

The research also shows fitness centers, real-estate consulting offices and flower shops each making up the second biggest, the third biggest and the fourth biggest ratios accordingly. Overall, it is proved that the majority of residential-commercial buildings consist of neighborhood sectors and residential support sectors showing ranking systems of various sites to be disregardful. 2. People find the biggest satisfaction with their residents close to work places and public transportation stations. On the other hand, people find it very negative to have public sectors, open spaces, and commercial sectors at their residencies.

However, residents overall have a positive request in common for residential support sectors such as super markets, glossary stores, pharmacies, doctors offices, beauty shops, and barber shops. 3. Unlike preexisting apartment homes where installation of public convenience facilities were required by "Restrictions on standards of housing and construction" law, a multi-use building does not bear any responsibility for installation of public convenience facilities, consisting fully of commercial sectors.

Moreover, it's also notable that the majority of multi-use buildings have been constructed for residency and residency support functions, leaving no space and amenity for gardens, open spaces as well as public facilities and spaces. 4. Current zoning policies are considered not perfect since their foundations are set on separation of uses with restrictions made on discrimination against functions of buildings regarding locations. In order to achieve developments of multi-functioned cities and acceleration of housing developments, designation of multi-use areas for multi-use developments that is beneficial not only for multiplication of functions a site can have but