재개발·재건축에 의한 일반주거지역 세분화 관리방안 = Policy Guidelines on Density Managements of Housing Redevelopment Areas after the Classification of Residential Zone

다국어 초록 (Multilingual Abstract)

Purpose of the Study: The study identifies the problems of upzoning at the time of urban redevelopment projects based on the Urban and Residential Environment Maintenance Master Plan by evaluating how planning density proposal and operational density management related in accordance with the purposes of the Classification of General Residential Zone, delineates reasons for up-zoning, and presents guidelines for the future. Especially, the study focuses on the guidelines for the improvements of density management in terms of urban management, considering the conservation areas for urban characteristics toward sustainable development of the city and the impact areas adapted to the new rule of expanding radius from station-surrounding area. Major Results: The major reasons for up-zoning in the process of setting up planning density and operating it in the establishment of the Urban and Residential Environment Maintenance Master Plan are as follows: ① Even Type III General Residential Zone(GRZ) is allowed to be developed by adapting 250% of planning EAR corresponding to the securement of infrastructure about the areas designated Type I GRZ which allowed F.AR below 150 % originally and 170% in the master plan; ② Changes into zones above Type 2 GRZ are allowed in the areas of mixture of Type I GRZ and other zoning areas in the same redeveloped areas; ③ The regulation is relaxed by introducing and adapting the average floor concept of each building in the development area, exceeding the maximum floors described by law of under 7 Floors into under 10 Floors and under 12 Floors into under 18 Floors for each Type II GRZs. The merits and demerits of the real condition of density management after the Classification of General Residential Zone into 3 types are the follows: The merits are ① the down-zoning of previously F.A.R 400% into 250% for type I and 300% for type 2 redevelopment project, and various development densities of Type I, II, Ill GRZ, reflecting regional characteristics, ② that establishment of planning density is effective in securing such infrastructure as reads and parks; The demerits are ① that the Classification of GRZ is not so much responsible to the increase in new development demands because it is based on a current development situation; ② changes in the Classification of GRZ is realized based on each unit of redevelopment project without new establishment of the Urban and Residential Environment Maintenance Master Plan. Policy Guidelines: There are 3 steps in dealing with density management system of the Classification of GRZ in order to do sustainable development in the level of urban management, In the 1st step, the location characteristics is adapted in the level of urban management. In the 2nd step, a density range of the Classification of GRZ in the level of urban rehabilitation and redevelopment. In the 3rd step, F.A.R. and height management are adapted separately. Management of Type II GRZ is done sensitively: ① 7 and 12 floor regulations of Type II GRZ, height regulation in ordinance of the Seoul Metropolitan Government, is maintained and the concepts of conservation protection, maintenance management, and redevelopment supply are responded separately; ② Maintenance is reinforced at the boundary of built-up area and natural area. So, Type I GRZ is adapted under the slope of degree 10 regard-lessly of see level and Type II GRZ is strengthened to the height control to secure the right to have sunlight. Guidelines of redevelopment-expected district can be supposed in the Urban and Residential Environment Maintenance Master Plan: ① Special maintenance district (170%) can be introduced and adapted by small-sized residential environment redevelopment method sparing natural topography. Type I GRZ with a mixture of other zones rehabilitates the residential area sparing natural topography in order to prohibit urban redevelopment for high-rise apartments and designates a human town to support public aid ② Residential environment redevelopment district(190%) can be focused on reinforcement to maintain the boundaries of natural areas and built-up areas and reuse of existing housing stocks. Housing supply promotion distict (210%) emphasizes on housing supply to induce rational land use in the station areas considering characteristics of station areas and the level of infrastructure.