건축형태 및 도시미관의 향상을 위한 지구단위계획지침 개선방안 연구 : 수도권 택지개발지구 내 점포겸용단독주택을 중심으로

택지개발지구 점포겸용주택의 건축 형태 개선을 위한 지구단위계획 지침을 연구했다.

Mixed-use detached dwelling areas have been developed inconsistent with the purpose of district unit planning guidelines along with undesirable construction form and urban aesthetics due to standardized restrictions. System improvement with regard to this is necessary. This study sought to suggest planning elements to be improved during establishing district unit planning guidelines and planning elements to be preferentially improved by examining the impact of the district unit planning guidelines on the construction form and urban aesthetics with taking into account mixed-use detached dwelling sites within district unit planning guidelines.

This study was analyzed by dividing it into three areas as follows and presented their implications; First, major issues and problems for the construction form and urban aesthetics of the district unit planning guidelines . Second, major planning factors and main causes affecting the construction form and urban aesthetics. Third, necessity and direction of improvement in operational aspects of district unit planning guidelines. Regulating the building coverage ratio, the floor area ratio, and the number of floors are closely related to each other, and they complete the form of the building and also develop the aesthetics of the city.

Among the factors regulated by district unit planning guidelines by most local governments, when comparing and analyzing the relationship among the building coverage ratio, the floor area ratio, and the number of floors among the elements that are regulated by the district unit planning guidelines of most local governments, if the building coverage ratio and the number of floors in the implementation guidelines of district unit planning guidelines of single-family house (store house) areas within most housing site development district are applied, the floor area ratio given to most lots cannot be secured, or the floor area ratio can be secured in a difficult way only when each floor is compactly filled in a box shape.

Therefore, in the case of mixed-use detached dwelling areas, a profitable real estate that values business possibility, the owners and architects regard profitability as the top priority due to the conditions of the same district unit planning guidelines and unilateral building regulations which are very tight. Due to this economic logic, while it is recognized that the external space of buildings has a great influence on the construction form and the environmental quality of the residents, the creation of external space is abandoned.

And because of the desire to construct a building that secures the maximum floor area ratio with a simple box shape, and to stand out from the neighboring buildings, the building becomes crude due to the imprudent use of finishing materials and excessive use of various colors. Moreover, these crude buildings are clustered and mixed to hinder the aesthetics of the city. Finally, in contravention of the regulatory purposes, the regulatory elements are left to exist as guideline factors that hinder urban aesthetics.

This is because the floor ratio is assigned and the number of floors is regulated without recognizing that regulating the building coverage ratio, the floor area ratio, and the floor number, which are density plans among planning elements of the district unit plan guidelines cannot secure the floor area ratio intended by the planner. In addition, through FGI (focus group interview) analysis, it could be found that it was the phenomenon due to the same regulation as other regions without taking into account regional and geographical characteristics.

In conclusion, planners who establish the district unit plan and recognize that building coverage ratio and the number of floors are the crucial elements for floor area ratio, should secure the legal floor area ratio of the rights granted to each land by land owners and regulate the number of floors or grant a little more relaxed floor number regulation or floor area ratio so that each individual characters and diversity can be reflected typologically in the buildings.

In particular, in order to assign the floor area ratio according to the regional characteristics of the housing site development areas, it can be seen that the number of floors and building coverage ratio compared to floor area ratios should be more flexible, so visual openness and a pleasant urban beauty are created based on the morphological changes and the unity of materials through creation of the outside space. Therefore, it is judged that the vicious circle of managing urban beauty through an increase of regulatory elements through the district planning guidelines without resolving the fundamental causes should not be repeated.

As such, the implications and improvement measures with regard to construction shapes and urban beauty in the practical aspects are suggested as follows. First, the Transfer of Development Right (TDR) should be introduced. TDR, as a concept that separates the development rights and ownership, refers to a system that allows a part of the legal floor area ratio granted to the relevant land in areas in which development is restricted by related laws and systems to be sold or transferred to areas in which high density development is possible by way of laws or systems.

For example, it is judged that if regulating the building coverage ratio or the number of floors is restricted more severely than relevant laws through the district unit planning guidelines of mixed-use detached dwelling lots within the housing site development, as compensation for infringement of property rights due to restrictions, the difference between the legal floor area ratio and the floor area ratio currently in development can be sold or transferred, thereby making it possible to compensate for the property loss of land owners. Accordingly, it is possible to prevent an unreasonable floor area ratio or illegal construction to be mass produced to a reasonable ext