용도지역변경에 따른 주거지 경관변화 연구 : 서울시 제2종일반주거지역을 대상으로

서울 일반주거지역의 용도지역 변경에 따른 주거지 경관 변화를 분석한다.

In terms of re-zoning (or up-zoning) in general residential district, while there is a view that it has a positive value as a flexible response of city planning, it has a negative impact on the residential management such as undermining the residential landscape that falls under the social infrastructure. If we look at recent re-zoning, development projects are made mainly through mitigation of the number of floors rather than easing floor area ratio. This is a direct example of a high building preference of private sector that pursues high value of the view in the residential district development.

These development that ease the number of the floors only without the adjustment of floor area ratio may be able to be considered to be a little favorable in terms of overload of infrastructure, but these have negative impacts on residential area management by breaking the framework of the height. That has been set in a residential rezoning plan to encourage harmonious landscape with the surrounding areas and producing the landscape that are not harmonious with the surrounding areas due to the protrusive landscape by re-zoning.

It is believed that the landscape of a residential area faces a crisis to change significantly and the purpose of this research is to examine the impact of landscape changes of a residential district by re-zoing with focusing on the residential districts and propose the height management plan to consider the landscape in re-zoning For this, in consideration of characteristics of the surrounding areas, target areas to re-zone in the residential district of Seoul have been materialized and each target area for each type has been selected.

The questionnaire survey of the group of experts specialized in city planning and design on the satisfaction of landscape of the target areas was conducted and the index of visual density indicator of the target areas for landscape management was analyzed. The statistical analysis of the elements that affect the landscape such as the index of visual density indicator has been made to examine the impact on the satisfaction of landscape and to examine the standards of the height management to consider the landscape.

The number of floors of the target areas has been divided into 6 stages consisting of the highest floors of the 7 floor to average floor 16 floors and the satisfaction of landscape of each stage has been examined and this was analyzed in SBE(scenic beauty estimation). The following is a summary of major research results.

First, when easing the height by re-zoning, it has been revealed that the highest number of floor that determine the highest level of a residential area has the strongest impact when being aware of the landscape of a residential district rather than the index of visual density indicator that has been considered to so-called manage the landscape such as elevation blockage ratio, view blockage ratio,view open ratio. This means when developing a residential district, in terms of the satisfaction of the landscape the height management comes first prior to the restriction of the density such as elevation blockage ratio, view blockage ratio, view open ratio.

Second, generally speaking, when we look at a development by re-zoning in terms of landscape, we could see strong preference for the harmony with the surrounding areas. This means, in terms of the satisfaction of landscape, out of various values of landscape such as coercion, opening, and variety. What is desirable in terms of landscape depends on how similar it is with the surrounding areas. Therefore, a rational management plan of the image of a residential district set after considering many conditions in residential rezoning plan and clear separation and standard for target to possibly mitigate and target to preserve are considered to be needed.

Third, with the purpose to change the region to review a range of mitigation for each type were high, playing the best mitigation for each type ideal height of 10 floor to 12 floors in terms of satisfaction. Fourth, the position type, size standards, including conditions in the surrounding community development for the case when evaluating the value, location, size, depending on conditions around the community development officer could see a big difference in satisfaction. This changes the purpose area, several local conditions, the scope of discrimination on the basis of management need to consider means and conditions.

Surrounding these research results, and discussion on the residential landscape, considering the satisfaction would be present a few lesson. First, rezoing, particularly height change, should be considered specific criteria for similaity of surrounding area and the avoiding the damage which is the change over the height by caused disharmony of surrounding area Second, residential rezoning Plan is established for the purpose that is set for image of residential, such as low, middle, high residential distrcit. However, rezoning can be change and destroy height control formality. Therefore, supplementary regulations for height control of residential district should be necessary.

Third, when people recognize landscape of residential district, the highest floor is the first factor of landscape preference, so there is essential regulation that is to decide ceiling point for height of residential district. Fourthly, landscape is one of social or psychological infrastructure not physical, but it is not enough return system for profit through height upward which is caused landscape change. As a result, it is ask for return system of profit for public interest. 일반주거지역(residential district)에 있어서 용도지역변경(re-zoning)은 유연한 도시계획적 대응행위로서의 긍정적 가치가 있다고 판단하는 입장과 함께 사회적 인프라에 해당하는 경관을 훼손하는 등 주거지 관리에 부정적 영향을 미치고 있다는 입장의 두 가지 측면이 있다.

최근 주거계내 용도지역변경을 살펴보면, 용적률완화보다는 층수의 완화를 통한 개발사업이 주로 이루어지고 있으며, 이는 주거지역 정비사업시 민간의 조망 가치추구로 인한 고층선호를 단적으로 보여주는 예이다. 용적률의 조정없이 층수만을 완화하는 이러한 정비사업들은 기반시설의 과부하측면에서 다소 유리하다고 판단할 수 있다. 하지만, 당초 일반주거지역에 대한