상업화된 주거지의 유형별 필지규모특성 연구 : 서울시 일반주거지역을 중심으로

서울 일반주거지역 상업화에 따른 필지 규모 특성을 분석했다.

This study was intended to identify the aspects of transition on commercialization at residential areas proceeded between 2002 and 2010 and stereotype local areas for each of the influential factors in order to examine the distribution scale of relevant lots. In addition, it also aimed to identify the scale of preferred lots in terms of commercialization for residential areas providing baseline data when using lots as a basic unit of land in procedures of planning the lots either for deriving or restricting the commercialization of residential areas in the future. This study was proceeded in the following procedures.

First of all, background investigation was implemented through laws and literatures identifying characteristics of 'use zoning' in Korea by considering theory and eventually organizing theories related to the localization of residential areas. In addition, previous studies in dealing with commercialization of residential areas were specifically reviewed to derive differentiation. Secondly, ArcGIS construction data with taxation ledger established in 2002 and 2012 were used identifying current status of commercialization of general residential areas in the city of Seoul, features of distribution, changes in the areas that commercialization had been much proceeded, and the scale of lots.

Third, individual lot data proceeded with commercialization of residential areas were collected classifying the types of external factors (adjacency with subway station, adjacency with wider areas based on the current condition in the use of land nearby, and adjacency with universities as a major facility) in order to derive characteristics of lot scales from commercialization of residential areas in each type.

According to the result of identifying the trend and a degree of commercialization in the entire general residential areas in the city of Seoul, the proportion for the purpose of commercialization was increased from 16.23% in 2002 to 23.31% in 2012, and the number of structures for the commercial use was increased by 15,162 during the same time period. An increase of proportion in the commercial use versus the residential occupancies was not turned out to be equivalently distributed with an increase of the number of structure for commercial use. However, it was confirmed that commercialization process had been relatively slowed in the outskirts.

Among them, there were total 17 administrative dongs; Nonhyeon dong 2, Daechi dong 4, Samsung-dong, Samsung dong 2, Seogyo dong, Seocho dong 1, Seocho dong 3, Sinsa-dong (gangnam-gu), Apgujeong-dong, Yangjae dong 1, Yangjae dong 2, Yeoksam dong 1, Wonhyoro dong 1, Jamwon-dong, Cheongdam-dong, Pil-dong, and Hanggangro-dong, that represented a significant increase in the number of structures for the commercial use as well as in the proportion of commercial areas versus residential occupancies.

Commercialization in the general residential areas in Seoul represented a small disparity of distribution in terms of lot scales in each of the regions but was concentrated in the lots with areas of less than 700㎡ and the most actively occurred in the areas of 100㎡ or more and 400㎡ or less. Facilities of more than a certain area (especially for sales facility) were not classified as a category of neighborhood living installation that could not be located in the residential areas. Therefore, it seemed to be a result of taking a part of commercialization in seeking for an appropriate size.

With an assumption that commercial use might be different according to factors of influencing on commercialization of residential areas, and preferred lots were to be differently shown, universities, subway stations, and wider regions were categorized as representative factors in deriving commercialization that mutually influenced on each other but had an independent influential zone at the same time. Hereupon, the entire general residential areas were stereotyped in the scope of within 500m. As for detailed type, it was classified into a single influential zone from each of the factors and a mixed type of combining more than two influential zones.

Analysis was conducted on individual lots that were changed from residential purpose in 2002 to commercial use in 2012 in a relevant area representing disparity in the result of distribution in the entire lots at a relevant area. Therefore, it seemed to be appropriate to seek for the distribution scale of lots that were related to commercialization. According to the result of analysis, lots in the size of more than 150㎡ and less than 180㎡ were confirmed to be the most commercialized in all types. In addition, lots in the size of more than 90㎡ and less than 180㎡ were the most engaged in commercialization.

As for each type, it was confirmed that the influential zone of subway station had the biggest size of lots for commercialization, while influential zone of universities was commercialized in the least size of lots. In addition, according to the result of confirming the lot scale in the mixed type, user characteristics for commercial use in the influential zone of universities had uniqueness more than factors of other influential zones. Therefore, the influence of universities was represented stronger if influential zones were mixed making it feasible to confirm that small scaled lots were commercialized the most.

On the other hand, characteristics of relevant types were all shown if influential zones in the wider regions and subway stations were mixed. Hereupon, types of relevant business were also mixed representing even distribution in terms of lot scale. The purpose of this study was to identify particular lot scales that were actively engaged in the commercialization considering how each of the factors represented the disparity of lot scales in terms of commercialization of residential areas. Distribution resources of commercialized lot scales in each of the influential zones derived by aforementioned analysis might be used a