역세권 내 용도지역 상향이후 용적률 달성 요인 분석: 서울시를 중심으로

초록

In 1995, commercial zones were designated by the Urban Master Plan of Seoul. Most of these areas were located in existing urban areas or station areas, and managed by district unit plans. However the demand for additional designations (or rezoning) of commercial areas has persisted, calling for an evaluation of the city’s zoning policy. Therefore, the scope of this research includes 280 subway areas of Seoul to analyze commercial areas in parcel units, in order to empirically analyze whether the designation of commercial areas after 1995 influenced the density ratio and density of commercial and business uses. According to this empirical analysis on 136,834 parcels in total, the designation of commercial areas after 1995 had a positive effect on the development density and the density of commercial use. Nevertheless, such effect was not as significant as shown in commercial areas that were commercial before 1995. Unlike the general notion that the higher the spatial hierarchy of which the station area and its parcels belongs to, the higher the development density of the station area, this research did not find such a positive effect of spatial hierarchy on development density. This study is meaningful in that it made an effort to objectively analyze the effect of rezoning, which has been heavily reliant on the judgement of decision-makers for the past 20 years for the City of Seoul. However, further analysis on rezoning by region with additional variables reflecting regional characteristics could help to gain a more sophisticated perspective, and could serve as a basis to support rational policy making.

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