노후 고층아파트 단지의 재생방안 : 강남권 재건축, 리모델링사업의 결정요인을 중심으로

강남권 노후 고층아파트의 재건축·리모델링 결정요인과 재생방안을 연구했다.

With the advent of the reconstruction period of medium and high-rise apartment since the mid-1970s in Kangnam area, the reconstruction project was not promoted because of the profitability worsened by the high floor area ratio and tight regulations on reconstruction. Therefore, it progressed in the form of one-to-one reconstruction project without increase in the number of additional households.

To the contrary, regulations on the remodeling of apartment complex was continually eased, and it came to a forefront as the alternative to the reconstruction of Kangnam area on account of the permission of 30% extension of the exclusive-use area, the reduction of the term of extension permission, and the simplification of the procedures and the like. From these changes, the decision between one to one reconstruction and remodeling became a critical issue for regeneration plan of high-rise apartment complex in Kangnam area. Therefore, this study was intended to present the standards for eliciting and determining the determinants of one-to-one reconstruction and remodeling.

For this purpose, it attempted to make an empirical analysis of one-to-one reconstruction and remodeling as two rehabilitating project methods of superannuated medium- and high-rise apartment complexes in Kangnam area and prove the relationship that the elicited superordinate variable acted as the major factor progressed as each project. For the purpose of empirical analysis, the evaluation items related to the feasibility of each project was composed, and the questionnaire research was conducted. Collected data were analyzed using the AHP(analytic hierarchy process) method and the superordinate items of highly importance and composite weight by item were determined.

Analysis revealed that the field of association and the field of reconstruction policy at the stage of resolution in the one-to-one reconstruction project were the superordinate items that had an impact on project promotion and profitability. And the reason why the item of the floor area ratio was highest is that the floor area ratio in the one-to-one reconstruction project acts as an important factor in determining the promotion of the project. Analysis revealed that the field of construction, the field of economic efficiency, and the regulations in the remodeling project were the superordinate items which had an impact on project promotion and profitability.

Remodeling projects, unlike reconstruction project, have same coditions that the current directions and layouts do not change, also have less conflicts between apartment dwellers than reconstrucion projects, and also the regulations for remodeling projects tend to ease these days. This study selected and analyzed the elements capable of economic efficiency analysis of five superordinate items of the one-to-one reconstruction and remodeling fields analyzed through this analysis using the AHP technique.

First of all, analysis of the one-to-one reconstruction case showed that if 210% floor area ratio applied, IRR became 3.41%, and if it was assumed that the discount rate of 7% applied, the profitability of reconstruction did not exist. The reconstruction project of medium-or high-rise apartment complex was in any case promoted in the general of Kangnam area after 210% floor area ratio was determined in March, 2006. And there was project feasibility because if 300% floor area ratio applied. IRR is 7.54%. But if the floor area ratio becomes less than 250%, it can be found that there is difficulty in promoting the project.

The apartment complex intended for remodeling is the successful case for its 210% floor area ratio. From the results of the study, if the floor area ratio is greater than 200%, there was a negative attitude toward the reconstruction. Economic efficiency analysis revealed that project feasibility was proper if the extension ratio of 30% existed compared to the exclusive-use area. In case the 20% extension was applied compared to the exclusive area, IRR became 1.64%. If it was assumed that the discount rate of 7% applied, project feasibility decreased remarkably.

In May 2005, prior to the apartment of the law to allow the increase of 30% in exclusive-use area, there were only four apartment buildings for remodeling project in entire Seoul city. This case was near project feasibility. But when the exclusive area was extended by 20%, project feasibility decreased though the value-added taxes were not imposed. The one-to-one reconstruction has some limitation under the current reconstruction regulation policy. Seeing that regulations on remodeling have continued to be eased, the superannuated medium-and high-rise apartment regeneration project in Kangnam area has no alternative but to go into remodeling.

But there are numerous vulnerable complexes that have not been progressed into remodeling in terms of the traits of the complex(layouts, parking area, structural problem and the like) and the urban environment. Government policy has thus far given weight to excluding the speculative element by the rise in prices rather than fostering the urban environment for high quality urban regeneration . Now, it has become the time that the regeneration project of the superannuated apartment housing complex should be approached in a new readjustment method for the urban development.

Accordingly, government should get away from the uniform policy of one-to-one reconstruction and remodeling in the regeneration project of the superannuated apartment complex, foster the high quality urban environment and improve a comfortable residential environment by applying the flexible policy appropriate to urban renewal and the traits of the complex. Furthermore, super high-rise apartments with much increased floor area ratio shall be permitted, and significant advancement in remodeling approach need to be introduced to foster high-quality urban environment and to improve residential districts. 1970년대 중반이후 건립된 중ㆍ고층아파트의 재건축 시기가