서울시 준주거지역 공간특성 분석 및 유형화에 관한 연구

서울 준주거지역의 공간 특성을 분석하고 유형화했다.

Abstract A Study on the Categorization and Spatial Characteristics of Semi-Residential Zone in Seoul Sim, Kyung-Seok Advised by Professor Lee, Chang-Soo Department of Urban Planning Graduate School of Gachon University Zoning system, a method of realizing Land Use Planning, is a fundamental administrative tools of Urban planning which maintains reasonable relationship of land use through the appropriate level of control of land development by the land use planning and utilizes limited land resource more effectively by specializing and purifying respective land use.

Semi-residential zone is a mixed land use zone restrictively allowed and deliberately induced in zoning system with a standard of purified land use, serving as a buffer zone between residential and commercial zone. In order to secure buffering function of this zone which is not seen among other 15 land use zones, it exceptionally allows Mixed land use and high-density development, which results in strengthening central place function of this zone. In short, Semi-residential zone is a specific land use zone for buffering and central place function by means of Mixed land use and high-density development.

Despite the distinctive duality of this Semi-residential zone, the area of this zone has been increased indiscriminately without any differentiated management method for the last 40 years. The thing with Semi-residential zone is, most of the area has been developed for residential purpose only, not for the mixed land use of commercial and residential.

Furthermore, for all diversity of land use with development aspect or primary use pertaining to regional characteristics, current zoning system allows single FAR and permissible use standards in semi-residential zone, which has given rise to various problems such as loss of buffering function, deterioration of residential environment in residential zone, inefficient land use and finally, hampering the realization of land use plan.

In this regard, this study suggests differentiated management method of semi-residential zone by regional characteristics through identifying the factors influencing Realized FAR and commercial-business ratio on the assumption that the management method mentioned previously in relation to Regional Characteristics can boost the realization of Urban planning. The analysis on space distribution and land use of semi-residential zone in Seoul city shows that the land use characteristics in this region doesn't correspond with features of central place hierarchy in terms of development density such as Realized FAR, Building Floors and so on.

It also shows differences of land use characteristics as per Sub-Regional Unit. From the classification of target region based on the space feature criteria of semi-residential zone, it is divided into 3 types, i.e. Center Type zone, Mix Type zone and Residence Type zone. Each type zone has different space features in terms of primary use, Realized FAR, Building Floors, Plot Area, Commercial District Connection Ratio, etc.

Next, the analysis on factors with effect on Realized FAR of the three type zone in semi-residential zone shows that factors influencing Realized FAR of the zone differed as per the types and in particular the result of analysis was different from the findings of the multi regression analysis on the whole semi-residential zone in Seoul city. Similarly, factors influencing commercial-business ratio of the zone differed as per the types and the result of analysis was confirmed to be different from the findings of the multi regression analysis on the whole semi-residential zone in Seoul city as well.

The difference of the factors which affect Realized FAR and commercial-business ratio of the respective zone type in semi-residential zone in Seoul city has been caused by the difference of Regional Characteristics in each zone type and it suggests the limitation of the current management method of the semi-residential zone. Thus, proceeding from what has been said above, it should be concluded that for the purpose of efficient Density Management of semi-residential zone in Seoul city, differentiated Density Management method of semi-residential zone by respective zone features has to be drawn up.

The new management method of semi-residential zone from this study has two parts, long-term management method and short-term management method. Regarding short-term management method, respective guidelines pertaining to the different types of the zone(Center Type, Mix Type, Residence Type) should be put in place through the revision of the guidelines in consideration of most of the semi-residential zone except some areas in Seoul city being District unit plan area. Regarding long-term management method, departmentalization of semi-residential zone through complete revision of current zoning system has to be set up.

That is, for all the findings given previously, the semi-residential zone need to be segmented into 3 types, i.e. Center Type zone (for the commercial and business land use), Mix Type zone (for the mixed land use of commercial, business and residential) and Residence Type zone (for the residential land use) and specific guidelines with differential application of FAR and permissible use to respective type zone has to be made. 토지이용계획의 실현 수단인 용도지역제(Zoning)는 토지이용계획을 통해 개별 토지의 개발행위를 적절히 제어함으로써 상호 합리적인 관계성을 지속적으로 유지하기 위한 도시계획의 기본적인 장치로서 토지별 용도의 순화와 특화를 목적으로 토지라는 유한자원을 보다 합리적으로 제어하기 위한 제도이다.

용도지역 중 준주거지역은 용도순화를 원칙으로 하는 용도지역제의 틀 속에서 토지이용의 혼합을 제한적으로 용인하고 수용할 뿐만 아니라 계획적으로 유도하려는 목적의 용도지역이며, 주거지역과 상업지역 사이에 지정되어 일종의 완충지대로서의 역할을 수행한다. 또한 준주거지역은 도시지역 16가지 용도지역 중 유일하게 완충기능 확보를 위하여 혼합적 토지이용과 고밀개발을 허용하고 있는 용도지역이다. 따라서 준주거지역은 혼합적 토지이용과 고밀개발이라는 수단을 통해 완충기능 확보와 중심기능 강화라는 두 가지 목적을 달성하기 위한 용도지역이다. 그럼에도 불구하고 이를 실현하기 위한 차별화된 관리방안 없이 지난 40년간 준주거지역의 면적은 지속적으로 증가되어 왔다. 문제는 현재까지 준주거지역의 토지이용이 상업·업무기능과 주거기능이 혼합된 형태의 토지이용이 아니라 준주거지역의 대다수가 주거위주의 단일용도로 개발되고 있다는 점이다. 게다가 지역특성에 따라 개발양상이나 주용도 등 토지이용특성의 차이가 다양하게 나타남에도 불구하고 현행 준주거지역에서는 동일한 용적률과 동