도시 관리 관점에서 본 고밀 아파트 단지 리모델링의 제도적 문제점과 개선방안에 대한 연구 : 서울특별시 이촌1동을 중심으로

초록

This study examines the structural limitations of the current apartment remodeling system from an urban management perspective, focusing on high-density complexes pursuing remodeling as a second-phase improvement (Re-redevelopment) where conventional reconstruction is no longer viable. Progressive regulatory relaxation has shifted remodeling toward a quasi-reconstruction model, raising concerns about insufficient public contribution obligations. Using Ichon 1-dong, Seoul, this research compares the Gangchon Apartment remodeling and Hangang Mansion renewal projects across three categories — urban planning equity, urban carrying capacity, and physical residential environment — using indicators including floor area ratio (FAR), net density, infrastructure contribution, and D/H ratio. Three key issues are identified. First, remodeling special provisions apply density differently from the zoning-based FAR system, with Gangchon reaching 484.7% against a legal ceiling of 250–300%. Second, public contribution obligations are structurally asymmetric: Hangang Mansion contributed 9,538 m2 for 781 additional units, while Gangchon bears no such obligation despite 113 additional units and 651 parking spaces. Third, the constraint of preserving existing frames forces horizontal expansion, reducing the D/H ratio from 0.78 to 0.56 and creating a canyon effect. This study proposes two categories of improvement: general measures including environmental performance standards and integration into the urban improvement framework; and Re-redevelopment-specific measures including differentiated density regulations based on current FAR. All measures aim to balance urban public interest with development feasibility.

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