중심지 위계에 따른 상업지역 토지이용의 차이 : 건축물 용도와 밀도를 중심으로

중심지 위계에 따른 상업지역의 토지이용과 건축물 밀도 차이를 분석한다.

The zoning system is a means to induce the use of land or buildings, and is the basis of urban planning. However, the zoning system limits the floor area ratio to the upper limit. Also, there are no significant differences in the permissible uses of buildings by zoning areas. In particular, the commercial area is a zoning area that requires more land use management to revitalize the community and strengthen its unique characteristics. Currently, in the case of Seoul, 89.4% of the total commercial area is designated as a general commercial area, so the same floor area ratio is applied regardless of the characteristics of the area.

Also regulations are being made according to uniform standards. Therefore, the subdivision of the zoning area is required, and the purpose of this study is to analyze whether there is a difference in land use according to the hierarchy of commercial areas. For this purpose, Seoul metropolitan area(SMA) was set as the spatial scope of the study. Also The degree centrality analysis, which is widely used in the study of centrality analysis, was utilized by using the travel O/D data of the National Household Travel Survey. Through this, the center of the SMA is identified and the hierarchy is divided.

In addition, the difference between the achieved floor area ratio and composition of building use according to the commercial area hierarchy was analyzed. Also, the effect of the hierarchy of commercial areas on the achieved floor area ratio was analyzed. The analysis results are summarized as follows. First, the hierarchy of commercial areas in the SMA was divided into three. Second, it was found that there was a difference in the achieved floor area ratio for each building use according to the hierarchy of commercial areas. Third, it was found that there was a difference in the ratio of building use according to the hierarchy of commercial areas.

Fourth, it was found that the hierarchy of commercial areas affects the achieved floor area ratio of buildings. This study analyzed the problems of commercial areas according to the current zoning system from the land use point of view. Based on the analysis results, it is meaningful in that it draws policy implications for the improvement direction of the zoning system, such as the necessity of subdividing commercial areas by the characteristics of each hierarchy of commercial areas.