연구 요약
연구 요지 (AI)
서울 역세권의 용도지역 상향이 장기 용적률에 미치는 영향을 분석한다.
초록
The Seoul Metropolitan Government (SMG) has been continuing to up-zone stations' sphere of influence while residents have expectations for up-zoning. However, recently, negative or critical arguments have been raised about the effectiveness of up-zoning. One of them is that upon comparing several commercial areas that were up-zoned with nearby commercial areas, the up-zoned areas were found to have a lower frequency of new constructions and a higher rate of land price increase their surrounding areas, thereby producing an argument that up-zoning hinders new development by increasing the land price.
Another argument is that in spite of up-zoning, only when specific conditions are met — such as the size of the lot and area characteristics — new developments occur, thus up-zoning should be cautiously done. In spite of these negative perspectives, SMG is in the process of pursuing various projects based on the premise of up-zoning station's sphere of influence, such as building youth housing in station's sphere of influence, the project of activating stations' sphere of influence, public rental housing in stations' sphere of influence. Also, SMG, confirming the Daily Living Area Plans in 2018, affirmed its intention to up-zone more areas into commercial areas by 2030.
However, the up-zoning station's sphere of influence in Seoul is not a recent issue. This was actively carried out since the 1990s. Nevertheless, there has not been a comprehensive assessment or evaluation regarding up-zoning carried out in the past. Moreover, there is a lack of systemized data regarding the exact locations and details of up-zoned areas. Therefore, this research first systematically investigated and organized relevant urban plans, execution systems, and the current statuses of areas that have been up-zoned in Seoul, then conducted a foundational empirical analysis on whether the up-zoning of the stations' sphere of influence was effective.
The up-zoning of the station's sphere of influence is based on the spatial structure centered on TOD, or the "Rosario Plan." Byong-Kee Kahng first proposed the Rosario Plan to solve the various urban problems that were accompanied by the rapidly increasing urban population, causing an increase of automobiles and environmental problems, by linking urban development with subway station development plans. Depending on the distance from the subway station, areas were classified into the 1st station's sphere of influence and the 2nd station's sphere of influence.
The 1st station's sphere of influence was planned to be a high-density area with a concentration of central functions, such as commercial and business functions; whereas the 2nd station's sphere of influence was designed to be of low-to-medium density with life-related service facilities and residential buildings, also including urban design guidelines, such as pedestrian connection and right to daylight.
Also, the plan includes detailed plans to prevent the privatization of development benefits that occurs due to above-ground development by having developers invest in the underground area or public facilities in the surrounding area and other methods ensuring the transit-oriented development (TOD). The Rosario Plan is meaningful in that it has been introduced a decade earlier than the Transit-oriented Development model adopted in the U.S. and Japan.
Yet it is especially significant in that it goes beyond a one-dimensional development model centered on a single station's sphere of influence and is a transit-oriented metropolitan spatial structure model centered on the station's sphere of influence (TOM) intended to disperse the central functions along the stations' sphere of influence according to the subway lines. In fact, Seoul's Urban Master Plan in 1997 progressively pursued a polynuclear urban spatial structure that designated about 50 local centers based on the station's sphere of influence. This spatial structure still remains to this day as Seoul's spatial plan based on its Master Plan.
The Rosario Plan was reflected in Seoul's Urban Master Plan in the 1990s, while the local centers were identified based on Seoul's sub-districts (Gu) spatial plans. Such areas were up-zoned through detailed urban management plans, such as urban design planning and district unit planning, which comprehensively included the exact area size and management details. Since 1995, 252 areas have been up-zoned, amounting to approximately 8.4㎢ — out of which 88 areas, about 0.265㎢, have been up-zoned to commercial zones.
Studies in 2016 limit the effects of up-zoning the station's sphere of influence to "new developments." However, upon up-zoning, other gradual changes, such as expansion or renovation of existing buildings, change of building use occur. Therefore, in this study, the effects of up-zoning are defined as changes in the "Floor Area Ratio (FAR)." Also, considering that up-zoning is a planned action to change the conditions for development, unlike general development of buildings, the effects of up-zoning can be long-term. Thus, the "rate of change of the FAR" over the last 20 years is also considered as the effect of up-zoning.
First, the means of the FAR and the rate of change of the FAR of the up-zoned areas and the other zones were compared. As a result, the average of the up-zoned areas was higher and statistically significant in both the FAR and the rate of change of the FAR. Next, regression analyses were conducted respectively on the FAR and the rate of change of the FAR as dependent variables. As a result, the larger the lot size, the more accessible the subway station and bus stop was, the changes in FAR over the 20 years were also greater.
Even in the additional analysis which controlled characteristics of the lot and building and the characteristics of the station's sphere of influence that could affect the FAR and the rate of change of the FAR, the results were the same with the comparison of the means in that the up-
발행 정보
2021. 한양대학교 도시대학원 국내박사 학위논문