연구 요약
연구 요지 (AI)
테헤란로 지구단위계획구역의 건축 변화와 개선방안을 분석했다.
초록
Although Teheran-ro District 2 is an area specialized for business functions and a typical street that symbolizes Gangnam-gu, it is relatively lacking in cultural functions and green spaces compared to the representative streets in other cities. Moreover, there is a lack of vitality as the donut phenomenon occurs due to the concentration of business facilities. In addition, as accommodation and amusement facilities are concentrated in the backside areas, many limitations have arisen in accommodating various classes. The target area has undergone a lot of architectural changes in the past decade since the reorganization of the District Unit Plan in 2009.
Therefore, this study was carried out to analyze the architectural changes according to the district unit planning area management, investigate whether the purpose of the District Unit Plan reorganization in 2009 has been accomplished, and then suggest further directions for effective reorganization according to the local conditions. First, the analysis of architectural changes was conducted regarding new construction, change of use, and extension/ renovation for each period after the reorganization.
The results showed that 56 out of 87 new construction cases were business facilities, 17 accommodations, 7 neighborhood living facilities, 3 apartment houses, 3 education and research facilities, and 1 automobile-related facility. The analysis by location found that there were 15 new construction cases in the main area, 15 cases in the backside area, 79 cases in the general commercial area, and 8 cases in the 3rdclass general residential area.
In addition, 27 buildings, which account for 31% of the new construction cases, were constructed with a gross floor area of less than 2,000㎡ as they are contiguous to the less than 6m-road, and there were 25 cases which did not reach the typical floor area ratio of 600% in the general commercial area. It was confirmed that the main reason why the architectural plan failed to reach even the floor area ratio was that the size of the building was limited due to the standard height or adjoining road condition (less than 6m-road).
Looking at the changes in use, the proportion of business facilities in 2018 increased significantly when compared to that of 2009, and there was also a remarkable increase in the number of neighborhood living facilities. On the other hand, almost no changes were found in the distribution of accommodations and amusement facilities in the backside area, and there was still a lack of sales facilities, and cultural and assembly facilities. The relative impacts before and after the changes in guidelines in February 2014 were compared so as to investigate the extension changes.
The number of cases with an extension area of less than 50㎡, from which deliberation by the urban planning committee is exempted, has significantly increased since the revision of the guidelines, while the number of cases with an extension area of less than 300㎡ sharply increased before the revision of the guidelines in order to be exempt from the application of the same guideline standards as new construction cases. All of these cases occurred in order to take best advantage of administrative procedures or plans as the guidelines were revised (relaxed). With respect to substantial repairs, a total of 70 permits were issued – mainly for exterior changes and fire compartments.
In particular, since the exterior of the building affects the urban landscape, the management method is important from the viewpoint of the public interest. Therefore, clear guidelines are needed to ensure that the district unit planning guideline exerts a practical function. The privately owned public open space was created to receive incentives, such as the relaxation of height restrictions, although it is not subject to such obligations under the Building Act. However, despite it being mandatory, the additional installation has had a positive effect.
Meanwhile, an analysis on the application of the floor area ratio, use, height, lot planning and floor area ratio mitigation incentives was conducted on the new buildings. For use planning, the proportion of business facilities, accommodations and neighborhood living facilities accounted for more than 90% of the 87 new buildings. The change of lot planning occurred in more than one out of every four cases when compared to the new construction cases, indicating that many lot planning changes are accompanied by new construction. In addition, the floor area ratio and standard height relaxation incentives were applied to 50 and 28 cases, respectively.
There were 26 cases where both the floor area ratio and standard height relaxation incentives were applied simultaneously. The items to which the floor area ratio incentive is applied include the limit line of structure (building line) (47 cases), eco-friendly plan (125 cases), joint development (9 cases), recommended use (28 cases, including 13 cases for specific floor recommendation), pedestrian/ vehicle passage and public pedestrian passage (2 cases), and public open space (0 cases). In most cases, the public open space was created under legal obligation or for the relaxation of height restrictions, and there was no case for the mitigation of the floor area ratio.
The reorganization of urban plans for Teheran-ro District 2 has not been carried out for 10 years since the urban planning reorganization in 2009. Therefore, the current standards, permitted/upper limit floor area ratio systems, and the effectiveness of the incentive operations should be reviewed to reorganize the plan so that it is suitable for the current situations. The results of this study revealed that planning elements to be examined in any possible future reorganization include lot planning, land-use planning, height and floor area ratio mitigation incentives and special plan areas. Moreover, there is a need for the management of public spaces such as frontage space and public o
발행 정보
2019. 서울시립대학교 국내석사 학위논문