서울시 지구단위계획 용적률 인센티브제도에 대한 실태분석에 관한 연구

서울 지구단위계획의 용적률 인센티브 운영 실태를 분석했다.

The district unit plan that started from 2000s is the system that the urban design by the architecture law and the detailed plan by the urban plan law are combined, which is a plan that materializes and rationalizes the land use targeting the certain sector in the city. The district unit plan is a means to improve the landscape and secure the good environment by maintaining the urban infrastructure and buildings and to consider the condition change that will appear during a period of around 10 years from the plan establishment to symbolize the future image of that area and specifically express and manage.

The FAR incentive system which is the most important element as the reasonable adjusting means of the public interest and private interest in the district unit plan is being operated to compensate for the private loss that happened by securing the public nature of the district unit plan. However, although about 15 years passed after introducing the system, the plan realization was consumed for a long time because of the management plan character and the autonomous individual development. Therefore, there are few materials that show how the district unit plan operation and incentive system is being applied to the real field.

Therefore, the improvement plan on the district unit plan incentive system is being required through real building cases by the real district unit plan system. In this study, the reasonable and desirable operation method would be suggested about the problems and the district unit plan incentive system through the analysis of reality for the FAR incentive system which was the most important element of the district unit plan. For this, the district unit plan sector of the general management type was set as the primary scope, which was established the most among the district unit plan sectors in Seoul.

The district unit plan sector in Dongjakgu was selected as the study target, in which the area center or district center was among the city hierarchy and which was the sector that had been managed until the present since the urban design and the detailed plan establishment(1996) in order to give the representativeness to the district unit plan sector in Seoul, and the analysis of reality was carried out targeting lots that were built by reflecting the FAR incentive after establishing the district unit plan.

Also, the unrealized FAR rate was calculated by [(difference between the architecture leave FAR and the real incentive-applied permitted FAR)/incentive mitigation FAR x100] in order to know if the mitigated FAR by the FAR incentive system was being used properly during the architecture permission. And, the problems and cause were drawn by conducting the current state analysis and the case analysis for the lot of which unrealized FAR was over 30%.

As a result, 225 FAR incentives occurred among 114 newly built buildings and the incentive item frequency was the limit line of structure 100 cases which were the most and buildings that observed only the restriction incentive items occupied most parts than the induced(recommended) incentive items among the incentive items and as the use district increased, the FAR mitigation quantity was also high. Also, it was shown the rate of the unrealized FAR was under 0%~30% 40 buildings, over 30% was 67 buildings.

The number of newly built buildings over 58% was over 30% and the architecture FAR could not reach the standard FAR as well as the real permitted FAR so the availability on the mitigated FAR was low. As a result of the case analysis, the following problems and operation improvement plan could be drawn. First, the standard on the coefficient of the limit line of structure mitigating standard is ambiguous.

Since there is a lot to reach the maximum permitted FAR decided by the district unit plan only by the mitigate FAR by the limit line of structure, it is impossible to induce the induced(recommended) incentive for securing the public nature so the coefficient of the limit line of structure mitigating standard needs to be established diversely in consideration of the use district. Second, the amount of FAR is excessively set in giving the basic FAR incentive.

More than a half of the lots that received the basic FAR were given the basic FAR although they only observed the limit line of structure to keep surely when building newly, and there is a need to give the basic FAR incentive by departmentalizing the amount of FAR according to the number of items that observed the regulation 5 times as much as the mitigating amount of FAR by the limit line of structure mitigation standard. Third, the building not reaching even the standard FAR is caused due to the road setback regulation.

As a result of reviewing the simulation on the height by the average density and the height following the road setback regulation, the architecture behavior not reaching even the standard FAR as well as the permitted FAR because of the road setback regulation although observing the FAR incentive is being caused and the negative awareness on the private district unit plan is being caused. Therefore, the practical plan on the height plan is necessary.

The district unit plan sectors that are developed throughout a long time are increasing continuously in Seoul and since the laws, systems, and guidelines related to the district unit plan are changing, the additional study will be necessary which will inspect the evaluation on the operation of the district unit plan incentive or it will be necessary to build the materials on the whole district unit plan in Seoul. This study is expected to be used as a material to study in depth. 2000년대부터 시작된 지구단위계획은 건축법에 의한 도시설계와 도시계획법에 의한 상세계획이 통합된 제도로서 도시 내 일정한 구역을 대상으로 토지이용을 구체화·합리화하는 계획이다.

지구단위계획은 도시기반시설 및 건축물을 정비하여 경관개선 및 양호한 환경을 확보하고 계획수립부터 10년 내외의 기간 동안 나타날 여건변화를 고려하여 그 지역의 미래상을 상징하고 구체적으로 표현하여 관리하기 위한 수단이다. 지구단위계획에서 공익과 사익의 합리적인 조정수단으로써 가장 중요한 요소인 용적률 인센티브 제도는 지구단위계획의 공공성을 확보로 인한 민간의 손실을 보상해주고자 운영하고 있다. 그러나 제도 도입이후 약 1