轨道交通TOD开发密度分区构建及容积率确定——以深圳市轨道交通3号线为例  

ESTABLISHMENT OF DENSITY ZONING AND DETERMINATION OF FLOOR AREA RATIO ALONG RAIL TRANSIT LINE BASED ON TOD:A CASE STUDY ON RAIL TRANSIT LINE 3 IN SHENZHEN

作　　者：王京元[1] 郑贤[2] 莫一魁[1] 

机构地区：[1]深圳大学土木工程学院交通工程系 [2]香港大学房地产及建设系

出　　处：《城市规划》2011年第4期30-35,共6页City Planning Review

基　　金：国家自然科学基金项目(50908150);住房和城乡建设部科学技术计划项目(2010-K5-19);深圳市基础研究计划项目(JC200903130302A;JC201005280483A)联合资助

摘　　要：为满足轨道交通站点周边土地开发的需要、形成TOD的发展格局,从站点类型和开发圈层两个层面构建站点周边土地开发的密度分区制度,制定一套适用于不同类别地区的开发强度标准,作为土地开发容积率的控制准则。依据车站功能定位将车站划分为综合站点和一般站点两种发展区域类型;利用非参数统计学的局部线性回归法对地价和地块距站点距离两个参量进行拟合,确定轨道交通影响半径,进而将站点周边划分为三个圈层,300m以内为高密度复合开发区,300～600m之间为中密度开发区,600～1000m之间为低密度开发区,开发强度随用地与车站距离的增加而递减,商业开发应尽量建于核心圈层。应用经济学原理分析土地开发强度与开发利润的关系,分析结果表明,存在使土地开发利润最大的最佳容积率;以政府利润最大化为优化目标,构建土地开发强度优化模型,并进行敏感性分析;利用深圳市轨道交通3号线沿线住宅售价和建造成本测算了各密度分区的最佳开发强度。In order to meet the needs of land development around the rail transit station and form the development pattern of TOD,the zoning system is established from two levels,one is station category and the other is development circle.A set of development intensity index values for different areas are formulated as the land development control guidelines of floor area ratio.The stations are divided into comprehensive station and general station in view of their functions.The impact radius of rail transit on surrounding area is determined by using the linear regression of non-parametric statistics to fit the two parameters of land price and distance to the station.Then the area surrounding station is divided into three circles：the area within 300m is high-density composite development zone,the area between 300m～600m is medium-density and the area between 600m～1000m is low-density.The development intensity decreases with the increase of the distance to the station and the commercial development should be within the core circle.The relationship between land development intensity and profit is analyzed by economic theory.The results show that there is the best floor area ratio to make the largest profit.It establishes the optimization model of land development intensity with the target of maximizing the government＇s profit,and makes the sensitivity analysis.At last the best value of development intensity of each area is calculated using the indicators of housing price and development cost along the Rail Transit Line 3 in Shenzhen.

关 键 词：密度分区 开发强度 容积率 公交导向型开发 轨道交通 

分 类 号：TU984[建筑科学—城市规划与设计]