용도지역 상향(up-zoning)이 용적률과 그 변화에 미치는 영향에 관한 연구 : 서울시 내 1997년에 형성된 역세권의 20년간의 변화를 중심으로

The Rosario plan(Transit-Oriented Development, TOD) in Seoul was proposed in the 1980s before the concept of TOD was implemented in the United States and Japan and was intended to solve complex urban problems through upzoning. Upzoning in the station’s sphere of influence has existed since the mid-1990s, yet upzoning has been contested in that critics claim it somewhat hindered new development. In Seoul, upzoning has been considered as the act of changing land into a commercial or semi-residential zone according to the urban master plan, while its purpose is to create a highly dense station’s sphere of influence by allowing a drastic FAR(Floor Area Ratio) change than in other areas. By performing a one-way ANOVA and regression analysis on the FAR and its rate of change, this paper concludes that the upzoned areas had a higher FAR and a higher rate of change than areas that have not been upzoned. This study empirically proved the effects of all of upzoning cases on the FAR in Seoul for the first time and confirmed the long-term effects of urban planning. It is expected that future studies can further advance the analysis of the real impacts on the “high-density complex in the station’s sphere of influence” - the purpose of the Rosario plan by performing an additional analysis including the “use” of buildings.