• Journal of Korea Planning Association
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• v.54 no.2
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• pp.33-45
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• 2019

The Legal Floor Area Ratio (L-FAR) has been used as a major urban planning tool for efficient management of land use, landscape, and density. The Developed Floor Area Ratio (D-FAR) in each parcel is realized by such physical and institutional factors as urban tissue, local characteristics, and zoning with the L-FAR. The Achieved Floor Area Ratio (A-FAR), the ratio of the D-FAR to the L-FAR, is the relationship between realized density and the intended/desired outcomes of the regulations. The A-FAR informs the efficiency of L-FAR and its effect on parcels, and is an indicator of the demands of real estate developments under the zoning regulation. This study used detailed data of each parcel's characteristics, including parcel size, road width, and the number of roads bordered by a parcel, to identify the influencing factors on A-FAR. This analysis confirmed that the parcel size has a non-linear negative effect in the residential zone but a linear positive effect on A-FAR in the commercial zone. The width of the parcel's frontage in the commercial zone has a positive effect on the value, while in the residential zone the narrower width has higher A-FAR. In Seoul, the residential zone has higher A-FAR than the commercial zone, which means that the former has a relatively higher development pressure but a lower designated L-FAR. This result reflects that Seoul's residential zone absorbs the demand of commercial uses because of the significant permitting of mixed land use and has high-density residential buildings.

• Journal of the Korean housing association
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• v.15 no.3
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• pp.53-62
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• 2004

Recently the landscape of housing has been emphasized. This trend seems to reflect the negative aspects of housing landscape in urban area. Throughout the analysis on the various visual density index, the following findings were obtained; 1) Elevation blockage ratio(EBR) was permitted differently according to the types of housing blocks, and the preference of block layout was different to the location of site. 2) EBR regulation level was acceptable. But 40m level of general area should be stepped up to the 35m level. 3) The correlation between the floor area ratio(FAR) and the EBR was not high. Therefore it is reasonable to regulate the EBR to the location. 4) Elevation coverage ratio(ECR) was highly correlated with the FAR. It means that FAR can substitute for the ECR, and ECR should be regulated to the level of FAR.

• Korean Journal of Environment and Ecology
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• v.18 no.1
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• pp.42-52
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• 2004

The purpose of this study was to propose the change of green area and green structure according to the change of the Floor Area Ratio(FAR) of apartment complex. The survey site was selected two each of apartment complex after due consider three type that is, the FAR below 100％, the FAR below 250％ and the FAR over 250％. Green rate is 40.23～44.23％, green width is 3～15m, green volume is 1.06～1.71㎥／$m^2$, planting density of cannopy layer is 0.04～0.06tree／$m^2$, planting density of understory layer is 0.06～0.20tree／$m^2$ in case of Hwagok 2nd Jugong apartment(FAR 99％) and Gaepo Jugong apartment(FAR 73％) constructed in the 1970～1980. Green rate is 24.16～26.16％, green width is 3～7m, green volume is 0.84～1.54㎥／$m^2$, planting density of cannopy layer is 0.18～0.31tree／$m^2$, planting density of understory layer is 0.15～0.35tree／$m^2$ in case of Deungchon Jugong aparment(FAR 226％) and Gaehwa apartment(FAR240％) construsted in the mid-1990's. Green rate is 23.47～25.53％, green width is 2～6m, green volume is 1.06～2.12㎥／$m^2$, planting density of cannopy layer is 0.25tree／$m^2$, planting density of understory layer is 0.22～0.37tree／$m^2$ in case of Hanbo Guam apartment(FAR 269％) and Donga 3rd apartment(FAR 376％) constructed in the last-1990's. As the results of analysis of green structure according to changes of the Floor Area Ratio(FAR), the greater the FAR, the higher the rate of green area. The green volume and planted density is low without the change of the FAR and planted structure was simple-layer structure composed of alien woody species.

• International Journal of High-Rise Buildings
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• v.12 no.1
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• pp.19-33
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• 2023

Air Rights techniques, including floor-area ratio (FAR) transfers, FAR bonuses, and FAR storage, have been widely applied among skyscraper constructions in New York City for profit maximization goals. Since 1916, air rights regulations in New York zoning system have been revised and improved over the years to cater the urban development needs of different periods, and they also result in typical skyscraper block typologies. This research firstly performed spatial overlay analysis to reveal the spatial correlation between skyscraper blocks and air rights application blocks; secondly, Spacematrix parameters and cluster analysis are applied to divide the skyscraper urban block of New York City into four categories. Compared with air rights application data, the research attempts to illustrate how various air rights techniques have acted on the formation and evolution of skyscraper block typologies in the pre-1916, 1916-1961, 1961-2010, and 2010-present periods respectively, in order to reveal the relationship between public policies and urban morphology in a broader sense and also provide references for policy making in future.

• Architectural research
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• v.24 no.3
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• pp.85-91
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• 2022

The public rental housing policy aims to provide the housing to the vulnerable class who do not have enough credit to own houses. The Korean government introduced new policies for housing supply to improve the availability of new houses. However, it is difficult to expand the supply because of the accumulated deficit of public rental housing. In this study, the economic feasibility of long-term public rental housing reconstruction projects was examined to ensure the economic and sustainable growth of public rental housing. The research found that the compensation for the accumulated deficit is needed. Also the research analyzed and identified the factors affecting the economic feasibility of reconstruction projects. The significant factors identified in this research are: the supply price of pre-sale/rental housing in the reconstruction project, total cost of the reconstruction project, and total floor area of the reconstruction project. According to the analysis results, it is necessary to increase the rent of existing long-term public rental housing, expand the government subsidy, increase the supply price of pre-sale/rental housing, and reduce the total project cost. However, there are limitations. For example, the fluctuations of construction market, residents' burden of housing costs, and the limit of the budget of the public housing authority. The increasing total Floor Area Ratio(FAR) limitation of the reconstruction project would be the realistic solution to the problem because it gives incentives to the reconstruction project.

• Journal of the Korean housing association
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• v.20 no.3
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• pp.47-58
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• 2009

Providing an adequate housing to the socially underprivileged with a weak economic base is the most difficult task of housing policies. Korea established minimum housing standards and has used them for housing policies. However, the level of Korean minimum housing standards is far lower than that of foreign minimum housing standards. Thus, this study made a comparative analysis of Korean minimum housing standards with foreign housing standards in various aspects in order to guarantee housing quality of the socially underprivileged in Korea. In particular, the floor area and ratio of small lease homes are minutely examined to present the actual housing standard of the socially underprivileged. The level of Korean minimum housing standards suggested in this paper is very close to that of Japanese minimum housing standard, which is 37.95 $m^2$ for a 3 member family and just above Chombard de Lauw's pathological limit (36.03 $m^2$). As this research is specifically focused on the establishment of minimum floor area standards for the socially underprivileged, further research should be made in consideration of more specific requirements of various groups for the socially underprivileged.

• The Journal of the Korea Contents Association
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• v.9 no.2
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• pp.439-445
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• 2009

This study has tries to define the structure of cubical substitute lot development and develope the logical tool for GIS(Geographic Information System). The research has found such important variables as the gap of land price, FARIfloor area ratio), LBR(land burden ratio) and etc. Among those variables, current land price and increasing rate of the price could not be controled by the developer and governments. LBR and FAR, however, could be negotiated and regulated by those shareholders. The result could define the control variables in cubical substitute lot which should be included in the future system for the development tool. The outcome could give the objective ground for local governments, landlords, and engineering companies which involve the cubical subsititute lot.

• Journal of The Korean Digital Architecture Interior Association
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• v.8 no.1
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• pp.15-21
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• 2008

The district unit planning (DUP) in Korea is a planning instrument. One of the key methods is the incentive system focused on the mitigation of the financial charge of business proprietors with use of various planning deregulation. Here in this paper, it is examined whether the incentive system is indiscriminately applied not only in the metropolitan cities but also in the rural cities. The analysis is carried out with six indicators in relation to the effect on the incentive system on the market of Apartment Housing Development. The indicators are a. the building-to-land ratio(BLR), b. the floor area ratio(FAR) c. the publicly assessed value of land(PAVL), d. the sale price of land(SPL), e. the sale/lease price of apartment house(SLPH) and f. the ratio of housing subscription(RHS). The final result is that the incentive system has different effects between metropolitan cities and rural cities. One of reasons lies on the too high FAR in rural cities to be given basically. Another reason lies on the difference between the cost for purchasing public installation and the profit of the sale & lease price of apartment house. In rural cities their difference becomes much narrow. Finally, the low ratio of housing subscription(RHS) in rural cities makes the effect of the incentive system nearby meaningless.

• Journal of the Korean Institute of Landscape Architecture
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• v.37 no.1
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• pp.18-27
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• 2009

The purpose of this study is to understand the scale of temperature change following large-scale urban developments in paddy fields to present possible measures to preserve suburban area paddy fields and to lower the scale of temperature increase after developing paddy fields in urban areas. The study was conducted in Bupyeong and Bucheon of Incheon Metropolitan City. The satellite image($1989{\sim}2000$) before and after the development of old paddy fields were used to analyze the land surface temperature changes according to the land use types. Building coverage, green coverage, non-permeable pavement coverage, and floor area ratio(FAR) were selected as the factors that influence urban temperature changes and the temperature estimation model was constructed by using correlation and regression analyses. The before and after satellite images of Bupyeong and Bucheon were classified into forests, greens and plantations, paddy fields, unused lands, and urban areas. The results indicate that most of the paddy fields that existed in the center of Bupyeong and Bucheon were converted into unused lands which were undergoing construction to become new urban areas. The difference between the surface temperatures of May 17th, 1989 and May 7th, 2000 was analyzed to reveal that most land converted from paddy fields to unused lands or urban areas saw an increase in surface temperature. Han River was used as a comparison to analyze the average surface temperature changes($1989{\sim}2000$) in former paddy fields. The scale of temperature changes were: $+1.6697^{\circ}C$ in urban parks; $+2.5503^{\circ}C$ in residential zones; $+2.9479^{\circ}C$ on public lands, $+3.0385^{\circ}C$ in commercial zones, and $+3.1803^{\circ}C$ in educational zones. The correlation between building coverage, green coverage, non-permeable pavement coverage, or floor area ratio(FAR) and surface temperature increases was also analyzed. The green coverage to temperature increases, but building coverage, non-permeable pavement coverage, and floor area ratio(FAR) had no statistically significant temperature increases. The factors that influence urban temperature changes were set up as independent variables and the surface temperature changes as dependent variables to construct a surface temperature change model for the land use types of former paddy fields. As a result of regression analysis, green coverage was selected as the most significant independent variable. According to regression analysis, if farmland is converted into an urban area, a temperature increase of $+3.889^{\circ}C$ is anticipated with 0% green coverage. The temperature saw a decrease of $-0.43^{\circ}C$ with every 10% increase of green coverage.

• Journal of the Korean Institute of Landscape Architecture
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• v.36 no.2
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• pp.24-31
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• 2008

Studies for demarcation of urban areas by ecological type have been developed, but the demarcation of urban areas by ecological perception is thus far dependent on artificial land use. Therefore, the purpose of this study is to find factors that account for the urban area ecosystems by surveying a variety of ecosystem factors. By land use type, the urban area of Gangdong District, Seoul was defined. Then ecological factors in each polygon were surveyed. Ecological factors are associated with energy use(building coverage ratio, floor area ratio and ground temperature), water circulation(biotope area factors and impermeable pave ratio) and biological diversity(bird appearance index and green area ratio). The correlation between each factor was analyzed. The results indicate that urban ground temperature is divided into three groups(high, middle and low) by the biotope area factor. The bird population is divided into two groups(abundant and scarce) by the green area ratio. Therefore, demarcating the urban areas by ecological type is applicable to the biotope area factor and green area ratio.