Study On "Floor Area Ratio’s Interval Form" In Independent Commercial Districts

Floor area ratio (FAR) is the core control index in our country’s urbanconstruction and management, but because of the lack of determined based, it has beencontentious for a long time. By studying the origin of FAR, this paper puts forwardthat FAR has turned from the land owner’s space property rights to the regulationindex of land development intensity, because of the separation of land ownership anduse right in our country. So FAR has only played a role of "technical attributes", the“interests attributes” is more biased in favor of the economic interests of thedevelopers, which resulting the misunderstanding of three aspects in regulation: onlycontrol ceiling, mistakenly equate ceiling with limit value, ignore the internal factors.Besides, due to the backward level of our country’s planning management, FARdetermination need more public interests as the core, so as to always safeguard thepublic interests in the course of implement. In addition, by analyzing the method of theFAR regulation at home and abroad and the study progress of domestic Floor AreaRatio’s “Interval Form”(FARI Form), the paper proposes FAR should be an intervalvalue. FARI Form has strong applicability, takes public interests as the core, so it canhelp to solve the current out-of-control problem of FAR.Then, taking building the regulation method of the independent commercialdistricts as the goal, this paper finally determines parking space, traffic volume andland use efficiency as the three commercial districts FAR’s main influence factors byselecting and sifting influence factors based on the internal factors and public interests.And thus builds "parking-FAR" model-P≥P,"traffic-FAR"model-T≤T," land use efficiency-FAR" model-K≥1. Based on analyzing the change rule of comprehensive FARI, the district’s FARI can becalculated by the method of computing intersection of three models.Subsequently, through the analysis of the actual FRA’ roles, this paper putsforward four concepts of FAR, the “management FAR” is the FARI Form’s actualapplication, in order to avoid the drawbacks of market regulation, the instructional“land price FAR” may be included in the regulation to guide developers to follow thelaws of the market and reasonable construction. At the same time, in view of the threeinfluence factors: parking space, traffic volume, land use efficiency playing animportant part in protecting the public interests, a comprehensive indicator-controlsystem which is constituted by FAR and its influence factors should be established, soas to really safeguard public interests by the strict scrutiny of the comprehensiveindicator-control.Finally, this paper summarizes a number of technical issues of the influencefactors selection, model building, and after admitting insufficiency, this study hasmade an outlook to future research, which wishes to optimize techniques and editvisualization management software, so as to realize the FARI Form regulation whichcan really protect the public interests in urban planning and management.