서울시 용도복합 현상의 측정 및 기술에 관한 연구

김현무 ( Hyun-moo Kim ),이우진 ( Woo-jin Lee ),권태정 ( Tae-jung Kwon ),연정민 ( Jeong-min Yeon ) 한국지리정보학회 2021 한국지리정보학회지 Vol.24 No.3

본 연구를 통해 정의된 용도복합 개념은 세 가지 이상의 주요 도시기능의 복합을 의미하며 도시 공간의 경제적, 사회적, 환경적 가치를 동시에 실현하기 위한 수단을 의미한다. 이러한 정의 하에서 서울의 용도복합 현상을 탐구하였다. 상대적 엔트로피 개념을 사용하여 단위 지역인 법정동을 기준으로 복합도(R.E.)를 측정하였으며 도시기능의 유형은 용도복합의 정의에서 도출한 개념을 통해 건축물 층별 용도를 유형화하여 계량화하였다. 서울의 용도복합 현상은 복합도(R.E.) 0.631 이하를 ‘복합아님’, 복합도(R.E.) 0.631 초과 0.884 미만을 ‘불균형 복합’, 복합도(R.E.) 0.884 이상 0.991 미만을 ‘균형복합’, 복합도(R.E.) 0.991 이상을‘완전균형복합’의 단계로 구분하여 용도복합 현상을 해석하는 기준으로 지표화하였다. The mixed-use concept definition, this study reveals, is that the mixing three or more major types of urban uses implements for economical, social and environmental values in our urban space. With this definition the study explores Seoul’s mixed-use phenomenon. The quantification method, the study uses, is the relative entropy which calculate the balance of each urban use in a certain area. The relative entropy method, also known as the LUM(land-use mix score), uses three urban-use categories which is derived from the mixed-use concept definition. Hundreds of building-use types in the building regulations are categorized and calculate the LUM of Seoul’s legal-status neighborhoods. The result interpreted as the criteria of Seoul’s mixed-use phenomenon and categorize mixed land-use status in a certain value:‘non mixed-use’ category has a value 0.631 and below,‘unbalanced mixed-use’category has a value between 0.631 and 0.884,‘balanced mixed-use’category has a value between 0.884 and 0.991 and‘complete mixed-use’category has a value 0.991 and over.

성남시 구시가지 주상복합건축물의 건축계획 특성

이상준,이영 대한건축학회 2006 대한건축학회논문집 Vol.22 No.6

The objective of this study is to analyze the distribution and characteristics of Mixed-Use Residential Buildings in The Old Sections of Seongnam City. Mixed-Use Residential Building is defined as a type of Mixed-Use Development which include the residential use with a certain proportion regulated by the law. In 1999, the Building Standards Act was alleviated so that the restriction of proportion for the residential use relieved from under 70% up to 90%. Moreover, Mixed-Use Residential Building can be permitted to be built without the project planning admission so that there is less regulation by law in contrast to building other types of house. For this reason, Mixed-Use Residential Building has settled down as a new house type.In the case of Seongnam City, the Mixed-Use Residential Building began to be built lively from the year 2000 and has rapidly spread as a new house type. 32 case of Mixed-Use Residential Buildings completed construction after year 2000 and 41 case of Mixed-Use Residential Buildings being under construction; 47 Permission cases(63.38%) concentrated in the year 2003. But proportion for the residential use by laws reduced in 2003, only 4 cases of Mixed-Use Building planed in 2004. By a zoning(area-district), Permission number in commercial area is most highest portion; 49 cases of total 73 cases-67.12%. And permission in semi-commercial area is increased in late phase. Planning Characteristics of the Mixed-Use Residential Buildings (by completed works, 32 cases) is small building with simple plan in single building; the average site area is 825.55㎡ and total floor area is 5132.84㎡ and 81% cases is simple plan in single building.

복합토지이용이 주택가격에 미치는 영향 : 시카고를 대상으로 공간계량경제모형을 활용하여

진장익(Jin, Jangik),진은애(Jin, Eunae) 한국부동산정책학회 2017 不動産政策硏究 Vol.18 No.2

Mixed land use has become one of the key elements in land use planning. However, little is known about whether the mixed land use development is able to meet housing consumers’ needs. This is because most previous studies examining its effects have only focused on the aspect of the supply side of mixed land use. Hence, residents’ demands have not been well reflected in the land use planning, especially mixed land use development. With this perspective, this study aims to analyze how mixed land use meets the housing consumers’ needs. Particularly, this study investigates housing consumers’ willingness to pay for mixed land use development in the Chicago metropolitan area using the US Census and LEHD data. In order to deal with spatial autocorrelation occurring between housing prices, we employed spatial econometric models, such as spatial lag model, spatial error model, and general spatial model. Our findings show that mixed land use is not associated with housing prices, whereas mixed land use is positively related to rent prices. We suggest that land use planners and policy makers should consider different preferences on the mixed land use between housing demanders and renters, when they establish land use plans and housing policies.

논문 : 부산시 생활권별 주거복합건물의 가격영향요인 분석

김유민 ( You Min Kim ),이주형 ( Joo Hyung Lee ) 디자인융복합학회 2013 디자인융복합연구 Vol.12 No.1

본 연구는 서울시 다음으로 주거복합건물이 많이 공급된 부산시를 대상으로 주상복합건물의 가격결정요인을 알아봄으로써 수요자들의 요구와 선호를 파악하여 향후 주거복합건물의 공급 및 관리방향을 제시하는 것을 목적으로 하였다. 분석방법은 다중회귀분석을 활용하였으며, 주택가격과 지표들간의 관계를 규명하고 회귀모형을 구축하였다. 분석결과, 전용면적, 건설사지명도, 자연환경까지의 접근성, 교육환경이 주거복합건물의 가격에 긍정적인 영향을 미치는 것으로 나타났다. 분석결과에 따른 시사점은 다음과 같다. 첫째 주거복합건물의 건축승인시 건축대상지 주변 자연환경 접근성과 교육환경에 대한 고려가 필요하다. 둘째, 부산시 도시계획조례상 주거복합건물의 주거대비 기타 용도의 혼합비율을 생활권별로 유동적으로 운영할 필요가 있다. 셋째, 주거복합건물이 지나치게 주거중심으로 건설되지 않도록 중점 관리할 필요가 있다. The purpose of this study was to analyze the price determinants by mixed-use housing in Busan where mixed-use houses had been built most next to Seoul, and thereupon, examine consumers` needs and preferences thereby, suggest the directions for supply and management of the mixed-use houses. This study using multiple regression analysis. It also tries to identify the relationship between indicators and housing price using regression model. Analyzing the price determinants, it was found that ‘area of exclusive use space’, ‘awareness of construction firm’, ‘accessibility of natural environments’, ‘availability of education environments’ affected the prices positively in all of mixed-use houses. As a result of this study, Firstly, the government should consider the accessibility of natural environments and availability of education environments when approving mixed-use developments, Secondly, Busan ordinance needs to apply different ratio of residential uses and non-residential uses in new mixed-use developments by urban community zones. Thirdly, new mixed-use developments should not be developed in a way of excessive concentration on residential uses.

복합상업시설 내부가로 계획특성 경향 분석

림철(Lin Zhe),송병준(Song, Byung-Joon),주범(Chu Beom) 한국실내디자인학회 2014 한국실내디자인학회논문집 Vol.23 No.4

The internal streets of mixed-use commercial complexes, which are the extension of urban streets, are being changed from a mediating space aiming at movement to a staying-type space according to the change of mixed-use commercial complexes. And function as a resting place of user with court and plaza, and act as an urban public space, and accommodate an activity arising from the gathering of many people. As a result, a role of new relaxation and community space is played in the center of the city. And the aspect of publicness is brought into relief. Hence, this study is intended to examine the characteristics that the internal streets of mixed-use commercial complexes have, and furthermore, it is intended to show the planning characteristics in the contemporary mixed-use commercial complexes. With regard to the method of research, first, space configuration and role of internal streets was examined according to the change of mixed-use commercial complexes on the basic of precedent research and literature review. And the internal streets of mixed-use commercial complexes were classified into doorway part, traffic line, and open space. And the characteristics of internal streets in the mixed-use commercial complexes through the concept of architectural `publicness` were derived as accessibility, amenity, perceptibility, openness, connectivity and symbolism. The internal streets of mixed-use commercial complexes should be changed by the space planning to secure continuity with the city on the basis of accessibility and connectivity and to reinforce visual openness in the internal streets in order to improve amenity and perceptibility, accordingly the mixed-use commercial complexes will be also born again as symbolic public space in the city. Variously changing elements to improve publicness very importantly act on the planning of internal streets in the mixed-use commercial complexes, and therefore researches should be continuously carried out.

An Introduction of Park-Based Mixed Use District around Urban Large Parks and Green Spaces - With Special Reference to the Application of Landscape Urbanism to Mixed-Use Development -

Cho, Se-Hwan,Lee, Jeung-Eun The Korean Institute of Landscape Architecture 2010 韓國造景學會誌 Vol.38 No.5

The 21st century is currently undergoing an era of urban regeneration. The purpose of this research is to secure and expand the green infrastructure with zoning regulation in the context of urban regeneration. This objective also seeks a way of urban regeneration through the use of existing large parks by employing park-based mixed use districts around the periphery of large urban parks and green spaces. This research examines the limits, problems of existing single- and mixed-use zoning districts for securing of green infrastructure by book review. This research finally advocates introducing a another type of urban mixed-use districts, namely park-based mixed use district and its characteristics and functions, by using landscape ecology and landscape urbanism as a theoretical basis. The results of this research suggested that large parks and green spaces should be considered as one of patch in landscape ecology. This research also discusses the possibility that, as patches have ecotones with greater biodiversity in the peripheral areas of it, the green infrastructure can be constructed around the periphery of large urban large parks and green spaces by introducing cultural ecotone of nature's convergence with the city. As a result, the green infrastructure and high density of land use and using behaviour can be increased. Park-based mixed use districts encourage the convergence of parks and the city, with the park being used as the main function; residential, commercial, business and cultural uses etc. are partial functions. In order for the park-based mixed use districts to be designated, the size of large urban parks and green spaces, as well as location, city function and condition of the peripheral areas all need to be considered. The necessity to examine the designated width of the park-based mixed use districts and the form of the peripheral area was also discussed. This research, which is based on investigative research results, suggests that further in-depth and comprehensive analysis of the actual condition of urban large parks and peripheral areas needs to be completed. Specialists and other interested parties, analysis and investigation on related plans and designs are also needed for the institutional practice.

복합용도개발에 따른 주변지역 건축물 용도변화 특성에 관한 연구

신지혜(Shin, Ji-Hye),이희정(Lee, Hee-Chung) 대한건축학회 2013 대한건축학회논문집 Vol.29 No.1

Because of the rapid urbanization, the decline of the city center and lack of infrastructure occurred. To solve these problems, it is needed to develop the mixed-use complex owing to a variety of features which can be used simultaneously as a means of urban regeneration. Since 2000, variety of mixed-use development is being made in Korea. There are many recent examples of mixed-use development that is performed mainly to the large-scale development. Particularly the case of Seoul, concurrent development is underway for local economy. Unlike the single-use development, mixed-use development includes a variety of facilities and elements will affect the active region, and it would effect on the surrounding areas. Preceded by a variety of research on mixed-use development so far, but there are not enough studies about the impact of enforced according to the mixed-use complex development in terms of building uses in the surrounding areas. In this study, known as a means of urban revitalization, mixed-use complex development made actually impact the surrounding area land-uses before and after by the change of building uses. It has been presented and examined in terms of analysis. It also provide the basic patterns to predict changes in uses. This kinds of research findings can propose the guidelines for the planning direction of future mixed-use complex development.

부산시 주거복합건축물의 입지특성과 관리방안에 관한 연구

이동현 한국자료분석학회 2008 Journal of the Korean Data Analysis Society Vol.10 No.4

The purpose of this study is to analyze the distribution and characteristics of Mixed-Use Residential Buildings in Busan. In the case of Busan, 63 case of mixed-use residential building permitted and previous permission, it's began to be built lively from the year 2001 and has rapidly spread as a new residence type. Mixed-Use Residential Building is defined as a type of Mixed-Use Development which include the residential use with a certain proportion regulated by the law. In 2000, the Building Standards Act was alleviated so that the restriction of proportion for the residential use relieved (from under 70%) up to 90%. The result of analysis arranged. The first, Average floor area ratio of Mixed-Use Residential Buildings is 864% and average height of buildings is 32.3 floor. The second, Built high-rise Mixed-Use Residential Buildings had concentrated upon some special regions not central business area but water fronter area in Busan. The phenomenon of concentration upon special regions and built high-rise buildings makes our residential area to be uniform in height and disharmony with surrounding houses and infrastruture. Then we suggested that it was desirable for Applying a Floor Area Ratio by Floor Use on Mixed-Use Residential Buildings. 본 연구는 부산의 주거복합건축물 입지특성을 조사하여 관리방안을 모색하는데 목적이 있다. 2001년 이후 부산에서는 주거복합건축물의 건축이 증가되고 있으며 건축허가를 받은 주거복합건축물은 63개 동이다. 주거복합건축물은 복합용도개발에서 파생된 건축형식으로서 2000년 이후부터 전체 연면적에서 주거용도가 차지하는 비율이 90%까지로 제한되고 있다. 본 연구에서 부산의 주거복합건축물에 대한 조사결과, 평균용적률은 864%, 평균층수는 32.3층에 달하는 것으로 나타났다. 또한 초고층의 주거복합건축물의 경우 도심업무지역보다는 수변지역에 집중해서 입지하는 경향을 나타내고 있다. 이러한 현상은 주변지역과 부조화로운 경관을 형성시키고 기반시설을 압박하는 요인이 되고 있다. 따라서 본 연구에서는 주거복합건축물의 합리적 관리를 위해 주거비율에 따라 용적률을 차등적용하는 용도별 용적제를 적용할 것을 제안하였다.

복합상업시설 활성화의 구조형성에 관한 연구 - 판매자의 관점에서 -

김대윤 ( Kim Dae Yun ),박재홍 ( Park Jae Hong ) 한국감정평가학회 2016 감정평가학논집 Vol.15 No.3

복합상업시설은 일반 상가와 달리 분양과 동시에 사업이 종결되는 것이 아니라 장기적인 운영을 통한 임대료 수익을 원천으로 삼기 때문에 판매자 입장에서 시설의 활성화 방안을 검토하는 것도 사업의 장기적인 관점에서 매우 중요한 사항이라 고려된다. 이에 본 연구는 선행연구와 달리 복합상업시설의 판매자들을 중심으로 활성화의 인과관계와 중요도 요인들을 도출하여 판매자의 관점에서 활성화의 구조형성 여부를 파악하고자 하였다. 아울러 이용객들의 시각과 어떤 차이점을 갖는지도 밝히고자 한다. 다음으로 배후지의 성격이 확연히 다른 복합상업시설을 대상으로 판매자의 관점에서 이들 지역의 활성화 구조형성도 분석하여 그것이 주는 정책적 시사점도 도출하고자 하였다. 실증 분석 결과는 첫째로 전체모형의 구조형성 경로분석에서 설정한 5개의 가설은 모두 채택되어 집객, 물리적, 엔터테인먼트, 접근성 요인 모두 복합상업시설의 활성화에 직접적인 영향을 주며, 동시에 판매자의 행동의 도로연결되는 선순환의 체계를 형성하는 것으로 도출되었다. 둘째로 지역별 비교에서는 타임스퀘어의 경우, 매출과 관련된 집객과 물리적 요인의 인과관계만 형성되며, 반면에 코엑스몰은 모든 요인이 인과관계를 형성하고 있는 것으로 도출되었다. 타임스퀘어와 코엑스몰이라는 서로 다른 지역적 특성을 기반으로 하는 복합상업시설, 예컨대 코엑스몰이 서울시 도시기본계획상 3대 핵의 중심에 입지하는 반면 타임스퀘어는 영등포라는 부도심의 상가와 주거지역을 배경으로 하고 있기 때문에 이와 같은 결과는 두 지역의 지역적 특성이 반영된 결과로 파악된다. 본 연구 결과 판매자들의 인식도 단순 판매를 넘어 복합상업시설의 융복합적 구성이 중요함을 알 수 있었고, 아울러 당해 지역적 특성을 가장 잘 반영하는 요인들이 복합상업시설 활성화에 기여도가 높다는 사실을 확인하였다. Mixed-use commercial facilities aim to profit from rents through long-term operation rather than terminating their business simultaneously with completed building sales unlike general shopping malls. For this reason, considering how to activate such facilities from seller`s perspective is very important in the long run. Accordingly, this study aims to identify the structural formation of activated mixed-use commercial facilities from seller`s perspective by drawing the causal relationship between mixed-use commercial facilities and their activation and relevant important factors among sellers unlike previous studies. At the same time, it aims to reveal how there is a difference in user`s perspective. Next, it analyzes the structural formation of activated districts related to mixed-use commercial facilities whose hinterlands are distinctly different, from seller`s perspective and draw relevant policy implications. As a result of empirical analysis, first, five hypotheses set up from the structure formation path analysis of the entire models were all adopted, and attraction, physical, entertainment, and accessibility factors all had a direct impact on the activation of mixed-use commercial facilities and simultaneously formed a virtuous cycle that led to seller`s behavior intention. Second, as a result of region-specific comparison, in Time Square, attraction factor related to sales and physical factor only formed a causal relationship, whereas in COEX Mall, all factors did. This result seems to reflect the regional characteristics of two targets because Time Square and COEX Mall were based on mixed-use commercial facilities with different regional characteristics: for example COEX Mall was located at the top 3 areas in Seoul Urban Master Plan, whereas Time Square was surrounded by the shopping district of Yeongdeungpo, a secondary center of city and residential area. In conclusion, it was found that sellers thought the fusion and convergence of mixed-use commercial facilities more important than simply sales and that the factors that reflected the regional characteristics well contributed to activating the mixed-use commercial facilities.

지역커뮤니티 활성화를 위한 복합용도공간 디자인에 관한 연구

이슬기,김주연,김정욱 한국공간디자인학회 2008 한국공간디자인학회논문집 Vol.3 No.2

현대사회에서 예전보다 공적공간의 공공성에 대하여 언급이 많아지고 관심이 고조되어지면서 서로 상호교감하고 좋은 관계를 유지할 수 있는 커뮤니티를 위한 공적공간이 요구되고 있다. 본 연구는 커뮤니티와 공적공간의 개념과 필요성을 고찰하고 공공성의 요소인 접근성, 개방성, 교류성, 연계성, 위계성으로 나누어 분석하여 각각의 요소별 개념과 특성을 파악하였으며, 선정한 국내 복합용도공간에 공공성의 5가지 요소를 대입하여 분석하고 관심을 집중하여 연구하였다. 복합용도개발(Mixed-Use Development) 안의 복합용도공간(Mixed-Use Space)으로서 공공성 요소의 개념을 바탕으로 공간 이용자들이 서로 상호 소통하여 지역커뮤니티 활성화에 긍정적 기여를 하고, 공익과 사익이 균형을 이루는 복합용도공간의 선행사례로 연구를 진행한다. In recent society, people has frequently mentioned and has more paid attention about the public place, requiring such a place, which can provide both beneficial relationship among the communitiesand mutual responses each other. The purpose of this research is to consider how to definite a tendency of public place as well as the necessity of it. In order to consider the definition of a compose the concept of public use, the elements such as accessibility, openness, ability of interchange, contraction, and grade of ranks. Moreover, to specify such elements, this study focused on whether the application of these elements can be specialize in public use of MXS(Mixed-Use Space)of Korea. The concept of MXS(Mixed-Use Space)in MXD(Mixed-Use Development)is based on the communication between public users, the fact that contributes to improve local communities and produces MXS(Mixed-Use Space)design for balancing between common wealth and benefit of individuals.