Research On The Determination Of Floor Area Ratio Interval Valueof Urban Residential Plot

Floor area ratio(FAR)is the core indicator of development intensity in the regulatory plan,which is closely related to economic,environmental,and social factors.It is urgent to reasonably control the core indicator FAR in order to rationally exploit urban land and avoid urban problems during the rapid development of urbanization.In recent years,Chinese urban development has gradually shifted from extensional expansion to connotative growth.At present,the development model of independent residential plots has become the dominant onein the development and construction of residential land.However,the indicators controlled by regulatory plan are mainly for allfunctional land,and there is no separate indicator set ed for residential plots.Therefore,this article intends to determine the FAR indicators from the plot level.However,the existing methods for determining FAR still have more or less disadvantages such as subjective factors dominating and lack of scientificity.Th ose disadvantages have led to the emergence of random adjustments ofunreasonable FAR value,which cannot protect the vital interests of residents.At the same time,unreasonable FAR is not conducive to the long-term development of real estate enterprises.In addition,currentmethods usually only consider unilateral factor,and the obtained FAR is inelastic,poor in maneuverability,whichisunable to adapt to the demands of planning control and the variations ofurban land market.In order to achieve a reasonable and scientific control of the FAR index,this paper comprehensively considers economic,environmental,and social factors,and based on quantitative analysis and supplemented by qualitative analysis,construct s a method for determining the interval value of FAR of residential plots.Firstly,this paper emphasizes the importance of reasonably determining the floor area ratio of residential plots,and then summarizes the current domestic and foreign research status of FAR,including the development processof FAR,it’s determination methods and existing problems,providing a theoretical basis and method support for subsequent research.Afterwards,it focuses on the impact of the three major categories of economic,environmental and social factors on the FAR,and further selects specific influencing factors with strong correlation of FAR for subsequent calculation of the FARinterval value.Hereafter,the lower limit of the plot ratio is calculated based on the economic feasibility,and the upper limit of the plot ratio is calculated based on environmental factors such as sunshine standard requirements and municipal facilities.Meanwhile,from the perspective of social public interest,the interval val ue of FAR iscalculatedbased on the standard per capita area of public facilities such as schools,hospitals,etc.via analytic hierarchy process and Delphi method.Afinal reasonable FAR intervalvalue is determined through superposition analysis of FARs based on different factors.In summary,a scientific determination method for FAR interval value has been constructed.At last,the constructed method is applied to several typical residential plots in the central urban area of Xupu County in Hunan Province.Firstly,analyze the existing problems of FAR in the construction of existing residential plots,and then use the method constructed in this article to determine the corresponding reasonable FARinterval values for different plots.Finally,based on the plots’ FARs,this paper put forwardssome corresponding development suggestions to promote the efficient development of future residential plots in the central area of Xupu County,under the full protect of public interests ofresidents.