Intensity Division Model Based Research On Regulatory Plan Floor Area Ratio Assignment

Regulatory detailed plan(hereinafter referred to as the “regulatory plan”)has increasingly intensified public policy property and improved legal status.Regulatory plan is facing with reform to full-coverage innovative establishment mode and method so as to meet practical demands on urban transformation and development as well as planning management.As the core factor in the regulatory plan establishment indicator system,floor area ratio is also the indicator with the most frequent adjustment in regulatory plan implementation,management and control.The varied inadaptability of the floor area ratio indicator during the regulatory plan implementation reflects problems in floor area ratio assignment,management and control,including failure of current situation factor analysis based on the overall conditions of the city and total quantity control,lack of systematic research on influencing factors on intensity,lack of scientific quantitative analytical methods and means on floor area ratio assignment and lack of dynamic maintenance mechanism.Therefore,the method integrated with quantitative and qualitative analysis is adopted in this article,to explore the establishment of a scientifically quantized floor area ratio assignment and application system based on existing problems,so as to strengthen the scientificness and adaptation of floor area ratio assignment.Firstly,the article conducts comparative study on experiences on division in domestic and foreign large cities,to analyze the influences of factors such as locational conditions,current development intensity,construction conditions,planning policy,city features and land price.At the same time,by utilizing the Delphi Method,it assigns weighted value aiming at influencing factors and correction factors after selection and evaluation.In this way,it calculates the comprehensive evaluation effect score of various factors based on different classes,influencing radiuses and affecting score formulas,so as to construct mathematical models for evaluation analysis.Based on the evaluation scores,the GIS data platform is utilized to analyze the intensity influences and correction factors of different land types for space and geographic information location,so as to construct district layer based development intensity division space models for residential lands and commercial lands.Based on the data of model research and practical conditions of the cities,the mode integrated with total quantity distribution and incremental computation is adopted;in addition,multiple mathematical statistical approaches such as fitting model prediction method,per capita index measurement method,average annual growth rate method,balance between supply and demand and data analysis analogy method are adopted to predict the covered area increment and land area increment within the research ranges.Therefore,based on the population size and facility amount determined in urban comprehensive planning,it calculates the total construction control and the standard floor area ratio aiming at different land types within the district.It then conducts research on floor area ratio adjustment coefficient under the influence of micro-factors based on scale of land use and traffic location,so as to form a more scientific and reasonable floor area ratio assignment system.Certain dynamic and timeliness are needed for the research on the assignment method of the floor area ratio due to reasons such as complicated urban development conditions,which involves in a process of repeated reflections,verifications and dynamic perfections.At the same time,it is needed to strengthen the top-level design for the management rules for the research on assignment of the floor area ratio;i.e.,a whole set of scientific and perfect management and control method shall be established to meet the demands on the changing markets and the reform on establishment of the regulatory plan.It is needed to “take both rigidity and flexibility into considerations” for the management and control of the floor area ratio.Four modes are mainly adopted for the research,i.e.,layered and zoned control,total construction control,dynamic control and marketing control.Based on the control with the standard floor area ratio determined on the district layer for the rigid control on the total construction of the district,it sets a rated floor area ratio on the district layer,and certain flexible mechanism and dynamic maintenance mechanism are taken into consideration,to improve the adaptability of the floor area ratio of the district and the plot to market variations.In this way,it emphasizes the process and dynamic of the establishment of the floor area ratio.Finally,it conducts empirical study by taking the central urban area of Jining as an example,so as to explore the feasibility and universality of the method system in regulatory plan establishment and management.