بررسي و تحليل تراكم ساختماني(FAR)، در محله‌هاي شهري با استفاده از LUI: نمونه موردي محله گلباد شهر تبريز

Analyzing the building density (FAR) in urban neighborhoods with LUI (A case study of Golbad, Tabriz)

FAR عبارت است از نسبت كل سطح زير بناي ساختمان به سطح قطعه زميني كه ساختمان در آن واقع شده است. امروزه بدليل كمبود منابع و براي كاهش هزينه ­هاي توسعه شهري و ارائه خدمات مطلوب­ تر و در عين حال اقتصادي ­تر توجه به متراكم شدن جمعيت افزايش يافته است و افزايش تراكم ساختماني يكي از ابزارهاي آن مي­ باشد. اما به لحاظ عملي بدليل نداشتن طرح و برنامه مدون و جامع و ضعف سيستم و ضعف متوليان برنامه ­ريزي آنچه اتفاق افتاده است سياست افزايش FAR نه بر مبناي ظرفيت هاي پذيرش اجزا سيستم شهري كه بر مبناي تقاضا و بدون رعايت آستانه هاي مربوطه بوده است. روش مورد استفاده تحقيق بر اساس ماهيت آن توصيفي- تحليلي است و هدف آن بررسي و تحليل تراكم ساختماني (FAR) در محله­ هاي شهري بر اساس روش LUI مي باشد. در اين روش براي برآورد FAR شاخص­ هايي نظير، حداكثر سطح زيربنا برحسب فوت مربع (FA)، ضرايب حداقل ميزان فضاي باز (OS)، و ... بهره گرفته مي­ شود. چنانچه شدت استفاده از زمين بيشتر يا كمتر از محدوده ذكر شده باشد، احتمالاً به توسعه بيش از حد (over develop)، يا توسعه كمتر از اندازه كافي (under develop) در اراضي مورد نظر خواهد انجاميد. محدوده مورد مطالعه تحقيق، محله گلباد شهر تبريز مي­ باشد. نتيجه بررسي اين سيستم در محله گلباد شهر تبريز نشان دهنده كمبودهاي اساسي در فضاهايي از قبيل فضاي باز (OS)، فضاي باز مفيد (LS) و فضاي تفريحي (RS) و همچنين تعداد پاركينگ كل براي هر واحد مسكوني (TC) مي­باشد. همچنين امر امكان افزايش تعداد واحد مسكوني در هر جريب با توجه به مساحت محله و اندازه واحدهاي مسكوني به دليل پائين بودن آن نسبت به استاندارد به شرط تامين فضاهاي مورد نياز اين سيستم وجود دارد.

Building density commonly referred to as floor area ratio (FAR), is defined as the ratio between the total amount of gross floor area of a building and the area of the parcel upon which the building is located on. Research methodology employed is descriptive - analytic. an‎d its goal is the Analysis of Building Density (FAR), in urban neighborhoods with LUI in neighborhood of Golbad in Tabriz. The LUI method relates the number of living units by floor area to recommended amount of site area according to their location and the type and size of housing. It includes useful guidance material as to needed parking space, recreation space, livability space, etc., as related to floor area. The correlation of these elements shows, for each LUI number, the maximum square foot amount of floor area(FA) and the minimum ratios of open space(OS), livability space(LS), and recreation space(RS),for each square foot of site or land area(LA). Also indicated are the minimum numbers of occupant car (OC), and total car (TC), parking spaces per living unit. The LUI number assigned for development of site is determined by the average living unit size and the number of living units for the site that are agreed to by the developer, the local authority, and HUD. It should provide an intensity of development that is appropriate to the characteristic of the sit and its location in the community. The land use intensity range indicated for each building type is the range that has proved to be the most favorable for that building type. Intensities higher or lower than the range indicated tend to over- or under develop a property. The intensity for building type alone on a property or in a group mixed with groups or individual specimens of other building types should usually be within the range indicated. The results of the survey shows that the number of land use intensity and floor area ratio (FAR) in Neighborhood of Golbad neighborhood (Tabriz) are (LUI) 6/4 and 1/06 respectively. For this LUI, the favorable building is 4 story apartments. whilst, the most of the current buildings belong to two story. These land use intensity ranges were lower than the range of development. Also, several lacks are observed in many aspects of LUI such as open space (OS), parking space (PS), recreation space (RS), livability space (LS), number of occupant car (OC), and total car (TC). Therefore, with consideration of the number of LUI, there is still feasibility to increase the number of housing units in per acre.