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<section style="box-sizing: border-box; background-color: rgb(255, 255, 255);"><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="display: inline-block; vertical-align: top; width: 15%; padding: 0px 5px 0px 0px; box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" text-align: center; margin: 10px 0%;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0miaExuQyicFz6F0CDGE6UKRglkdqpSm4cjq3r8ZGbia4V24UeI00oia1XpVAYFqwiaXudibxLZKAJFafWlg/0?wx_fmt=png" style="max-width:100%;" /></section></section></section><section class="" style="display: inline-block; vertical-align: top; width: 70%; box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 10px 0% 0px;  box-sizing: border-box; "><section class="" style="text-align: center; font-size: 12px; color: rgb(153, 166, 171); line-height: 1.4; box-sizing: border-box;"><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><span style="letter-spacing: 0px; line-height: 1.4; box-sizing: border-box;">欢迎点击以上蓝色字体</span><br style="box-sizing: border-box;"  /></p><p style="margin: 0px; padding: 0px; box-sizing: border-box;">关注</p></section></section></section></section><section class="" style="display: inline-block; vertical-align: top; width: 15%; padding: 0px 0px 0px 5px; box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" text-align: center; margin: 10px 0%;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0miaExuQyicFz6F0CDGE6UKRglkdqpSm4cjq3r8ZGbia4V24UeI00oia1XpVAYFqwiaXudibxLZKAJFafWlg/0?wx_fmt=png" style="max-width:100%;" /></section></section></section></section></section><section class="Powered-by-XIUMI V5" style="box-sizing: border-box;" powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="box-sizing: border-box;"><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 10px 0px;  box-sizing: border-box; "><section class="" style="width: 50%; border: 3px solid rgb(254, 193, 192); box-sizing: border-box;"></section><section class="" style="box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="box-sizing: border-box;" powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="padding: 5px 0px; clear: both; box-sizing: border-box;"><p style="text-indent: 2em; clear: none; margin: 0px; padding: 0px; box-sizing: border-box;">作者西安建筑科技大学建筑学院讲师、硕士生导师郑晓伟在《规划师》2017年第5期撰文，在当前国内主要城市均已划定城市规模、锁定城市增长边界的背景下，对城市密度进行调整优化是实现存量规划<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">目标的重要手段。文章采用福利经济学的分析方法，以社会福利最大化和城市土地开发收益在不同阶层之间的帕累托最优为</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">目标，构建社会福利、无谓损失与城市密度分别在有容积率控制和无容积率控制下的一般均衡模型；结合城市发展过程对城</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">市存量空间密度补偿机制进行动态分析，提出未达到市场均衡密度状态的存量地区可以作为城市更新改造过程中进行密度补</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">偿的区域；未来重点应在旧城边缘区、新城边缘区和城郊区三个圈层通过差异化的密度调整策略实现存量规划时代社会福利</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的最大化及开发收益的再分配。</span></p></section></section></section></section><section class="" style="width: 50%; border: 3px solid rgb(42, 118, 162); float: right; margin-top: -6px; box-sizing: border-box;"></section><section class="" style="clear: both; box-sizing: border-box;"></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><section class="" style="display: inline-block; width: 100%; border: 1px solid rgb(96, 70, 161); box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 0.5em 0px; transform: translate3d(0px, 0px, 0px); -webkit-transform: translate3d(0px, 0px, 0px); -moz-transform: translate3d(0px, 0px, 0px); -o-transform: translate3d(0px, 0px, 0px);  box-sizing: border-box; "><section class="" style="display: inline-block; vertical-align: top; box-sizing: border-box;"><section class="" style="color: rgb(255, 255, 255); font-size: 12px; padding-left: 5px; padding-right: 5px; margin-bottom: 4px; box-sizing: border-box; background-color: rgb(96, 70, 161);"><p style="margin: 0px; padding: 0px; box-sizing: border-box;">[ 关键词]福利经济学；存量空间；密度补偿；一般均衡模型<span style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;"></span></p></section><section style="border-top-width: 2px; border-top-style: dotted; border-top-color: rgb(95, 94, 102); width: 100%; box-sizing: border-box;"></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="font-size: 12px; color: rgb(56, 30, 5); box-sizing: border-box;"><p style="margin: 0px; padding: 0px; box-sizing: border-box;">[文章编号]1006-0022(2017)05-0101-05　</p><p style="margin: 0px; padding: 0px; box-sizing: border-box;">[中图分类号]TU984.11 + 9　</p><p style="margin: 0px; padding: 0px; box-sizing: border-box;">[文献标识码]B</p><p style="margin: 0px; padding: 0px; box-sizing: border-box;">[引文格式]郑晓伟．福利经济学视角下城市存量空间密度调整优化研究[J]．规划师，2017(5)：101-105．</p></section></section></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 0.5em 0px; text-align: center;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_gif/OY7fKQNqFR5vbgMQGvzOBUm5gfic95ZjqNPXMEjP3OibpicYPoBBRdZ1wFOHB7PSoz70MZf42BZuJnXfeR3qpnyFQ/0?wx_fmt=gif" style="max-width:100%;" /></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 0.5em 0px; text-align: center;  box-sizing: border-box; "><section class="" style="display: inline-block; border-radius: 1em; padding: 0.3em 0.8em; color: rgb(255, 255, 255); font-size: 18px; box-sizing: border-box; background-color: rgb(96, 70, 161);"><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><strong style="box-sizing: border-box;">一  <span style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;"></span> </strong><strong style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;"> </strong></p><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><strong style="box-sizing: border-box;">基于社会福利最大化的城市密度</strong><strong style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">研究综述</strong></p></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><section class="" style="display: inline-block; width: 100%; border: 1px solid rgb(96, 70, 161); padding: 10px; box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="box-sizing: border-box;" powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="box-sizing: border-box;"><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;">从整体社会的角度分析，城市土地<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">开发会对社会福利产生影响，一方面体</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">现在城市空间集聚和土地开发的收益导</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">致国民收入总量的增加，另一方面体现</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">在因密度控制带来的土地开发边际收益</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">降低，这又会对现有城市社会总体福利</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">在社会成员之间的收入分配方面带来影</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">响。因此，福利经济学为解释上述问题</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">提供了一种研究视角。福利经济学是研</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">究社会经济福利的经济学理论体系，其</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">核心为增进世界或一个国家经济福利的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">研究，并根据二次提升边际效用基数论</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">提出两个基本的福利命题：国民收入总</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">量愈大，社会经济福利就愈大；国民收</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">入分配愈是均等化，社会经济福利就愈</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">大。因此，要增加社会福利，在生产方</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">面必须增大国民收入总量，在分配方面</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">必须消除国民收入分配的不均等</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">。由</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">于城市土地开发收益直接体现为国民收</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">入总量的增加，而目前在城市密度控制</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">政策下带来的无谓损失降低了国民经济</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">收入的总量，无法实现整体社会经济福</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">利的增加，这不仅导致土地资本市场与</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">资源的低效利用，更无法确保存量空间</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">更新改造收益的均等化分配。</span></p><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;"><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">以社会经济福利最大化为目标，通</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">过价格理论、均衡分析和效用函数等方</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">法确定最优城市密度，最早是Pines等</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">人假定一个静态封闭的城市空间模型。</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">这个封闭的模型是由两个面积一定的地</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">块所构成，在空间上既不受任何开发限</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">制，也没有具体的范围与边界，以此为</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">基础建立和寻找土地开发收益、土地价</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">值及开发强度之间的关系</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">。此后，大</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">量的研究均以Pines模型为基础，通过</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">市场均衡分析来确定最优城市密度与社</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">会整体福利之间的关系。Arnott等人建</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">立了一个以出行时间和开发成本为变量</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的均衡模型，探讨对住宅建筑高度进行</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">限制给开发收益及整个经济收入带来的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">影响</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">；Grieson等人论证了美国区划</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">法规中的指标控制对城市空间结构和土</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">地市场的影响，并特别强调正是由于区</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">划法规中的指标控制才造成土地市场的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">价值流失</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">；Brueckner等人调查和验</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">证了在一个完全开放的城市环境中，土</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">地所有者更希望在无密度管制的政策环</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">境下从整个城市的租金增加中获利</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">；</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">Wheaton针对单中心城市交通拥堵的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">问题，从征收“过路税”的角度论证并</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">提出降低城市负外部性的影响需要进一</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">步提高中心区的开发强度和市场密度，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">并建议城市中心区的密度应该大于在市</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">场均衡状态下的密度，才能有效降低因</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">交通拥堵而带来的负外部性</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">；Pasha</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">从空间经济学的角度提出了城市土地开</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">发收益与产权地块面积的关系，指出对</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">城郊土地“最小地块面积与开发强度”</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">进行控制能够实现“空间均衡”；</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">Moss 对大都市区市场均衡状态下的最</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">优区划地块面积、指标控制，以及财产</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">税与社会福利之间的关系进行了分析，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">指出大都市区基于区划法规的地块面积</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">和开发强度与财产税收之间存在着高度</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的空间关联</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">。</span></p><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;">在市场经济条件下，对密度进行<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">控制实质上可以看作政府对城市土地开</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">发的一种干预或者管制。这种干预的目</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的往往是为了保障城市公共利益不受侵</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">害，但势必也会使市场均衡状态下的容</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">积率发生改变从而带来无谓损失，导致</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">整体社会福利下降，亟待通过一种更为</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">有效的密度控制手段来解决上述问题。</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">不难发现，相关研究成果主要集中在城</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">市经济学领域，更多侧重于理论模型的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">建构与验证，而如何将空间结构、功能</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">布局、土地利用等与城市密度控制策略</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">相结合去解决上述问题，目前在城市规</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">划领域还鲜有研究，这也是本文关注和</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">探讨的重点。</span></p></section></section></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 0.5em 0px; text-align: center;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_gif/OY7fKQNqFR5vbgMQGvzOBUm5gfic95ZjqNPXMEjP3OibpicYPoBBRdZ1wFOHB7PSoz70MZf42BZuJnXfeR3qpnyFQ/0?wx_fmt=gif" style="max-width:100%;" /></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin-top: 10px; margin-bottom: 10px; text-align: center;  box-sizing: border-box; "><section class="" style="display: inline-block; padding: 3px 0px; border-top-width: 1px; border-top-style: solid; border-color: rgb(224, 224, 224); border-bottom-width: 1px; border-bottom-style: solid; box-sizing: border-box;"><section class="" style="padding: 0px 5px; display: inline-block; color: rgb(255, 255, 255); font-size: 18px; box-sizing: border-box; background-color: rgb(96, 70, 161);"><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><strong style="box-sizing: border-box;">二    </strong><strong style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">  </strong></p><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><strong style="box-sizing: border-box;">社会福利、无谓损失与城市密度<span style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的一般均衡模型分析</span></strong></p></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><section class="" style="display: inline-block; width: 100%; border: 1px solid rgb(96, 70, 161); padding: 10px; box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="box-sizing: border-box;" powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="box-sizing: border-box;"><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;">根据福利经济学的一般分析框架，<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">政府管制、税收和垄断等行为均会使供</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">需平衡“剪刀差”曲线的供给曲线或</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">者需求曲线发生移动。由于密度控制属</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">于典型的政府管制政策，即通过对土地</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">容积率的控制来干预市场均衡状态下</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的建筑开发总量，那么就必然会带来</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">无谓损失。根据“哈伯格三角形”理论</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">( 图 1)，如果没有密度控制，则需在土</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">地上的建筑开发总量供给曲线和需求曲</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">线的相交处找出均衡价格 P?与均衡数</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">量 Q?。因为需求曲线反映了买者 ( 住</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">房者、租户 ) 的支付意愿，所以消费者</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">剩余是需求曲线和价格之间的面积，即</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">“A+B+C”；同理，由于供给曲线反映</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">了土地开发的成本，所以生产者 ( 开发</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">商)剩余是供给曲线和价格之间的面积，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">即“D+E+F”。在这种情况下，社会总</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">剩余即消费者剩余和生产者剩余之和，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">等于“A+B+C+D+E+F”的面积，此时</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">不会产生无谓损失。</span></p></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" text-align: center; margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRgloVtEVKOvoX5w6MqQ7ib3rXBHyeCuC5hpApy0BaAVqBhjZicr320bLqpw/0?wx_fmt=jpeg" style="max-width:100%;" /></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" text-align: center; margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRglOkJcs1aLY0xCYTS6micV8OKmic1sa2NDpacOY6iaeKOB34hz3ZichSDK2w/0?wx_fmt=jpeg" style="max-width:100%;" /></section><p style="text-align: center;"><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRgl22cX9JdwL96J8uicm5nBHjjGpGmmZKIfTD9xknj94O385RELMCH1xrQ/0?wx_fmt=jpeg" style="max-width:100%;" /></p><p style="text-align: center;"><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRglKKkf6xrMJBEZdqBXYT03uhxGibgIngMgrTynM2J8ZskIeSktrEWyacw/0?wx_fmt=jpeg" style="max-width:100%;" /></p></section><section class="Powered-by-XIUMI V5" style="box-sizing: border-box;" powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="box-sizing: border-box;"><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;">在城市存量空间开发的过程中，<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">对社会福利产生影响的因素除了密度以</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">外，还有负外部性这一关键变量。根据</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">Tatsuhito等人的研究，城市内每个产权</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">地块的效用之和相当于总的地块开发效</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">用最大化。在福利经济学的分析框架下，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">由于地块开发效用也在一定程度上代表</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">了社会经济福利，根据社会福利最大化</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">原则，最优的城市密度应当为能使整个</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">社会福利最大化的市场均衡状态下的容</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">积率值。</span></p></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" text-align: center; margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRglLBo7QqAtOEkbWGPRGMWibxNmVtjHVtn5EP6rM3euKxHibWzU3mVMOWtQ/0?wx_fmt=jpeg" style="max-width:100%;" /></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" text-align: center; margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRglXeQchwOJVqV3APhrmDlxMDQe3JVhJaJibTjjiayQfZgyEwO3uAOqmGBw/0?wx_fmt=jpeg" style="max-width:100%;" /></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" text-align: center; margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRglCBJ9E6ovqJyoAGy3iaoCTmR6vAz5TvQJSWwVERh16zQb2nUC5JdwcgA/0?wx_fmt=jpeg" style="max-width:100%;" /></section></section><section class="Powered-by-XIUMI V5" style="box-sizing: border-box;" powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="box-sizing: border-box;"><p style="text-align: center;"><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRglrQ79NzhgicCvyZhdeGWYT9qEEIswZFcvXuFqvpRF4YtGVQu3FFWqHxw/0?wx_fmt=jpeg" style="max-width:100%;" /></p><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;">一方面，在绝对理想的状态下，<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">由于土地开发本身存在一定的负外部性</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">(如交通拥堵、噪音干扰和采光不足等)</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">影响，如果分别对两个地区的密度进行</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">“限制”与“补偿”，这就导致人口、</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">资金等资本要素根据市场选择，由原本</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">该向密度“限制”地区流入的部分资本</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">要素向密度“补偿”地区进行转移。这</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">将使得对密度“限制”的地区的负外部</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">性影响大大降低，而对密度“补偿”的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">地区虽然因为密度的增加导致负外部性</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">影响加大，但总的负外部性影响相对于</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">仅对密度进行“限制”产生的负外部性</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">影响将会减小。另一方面，由于有了密</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">度“补偿”地区承接了密度“限制”地</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">区的额外资本要素，这将使得由于单纯</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">对密度“限制”造成的无谓损失大大减少。</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">因此，城市中所有地区的土地开发总效</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">用都将趋于最优，从而通过对存量空间</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">密度进行挖潜产生的社会福利和公共利</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">益也将趋于最大化。</span><br  /></p></section></section></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 0.5em 0px; text-align: center;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_gif/OY7fKQNqFR5vbgMQGvzOBUm5gfic95ZjqNPXMEjP3OibpicYPoBBRdZ1wFOHB7PSoz70MZf42BZuJnXfeR3qpnyFQ/0?wx_fmt=gif" style="max-width:100%;" /></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin-top: 10px; margin-bottom: 10px; text-align: center;  box-sizing: border-box; "><section class="" style="display: inline-block; vertical-align: middle; padding-left: 6px; box-sizing: border-box;"><section class="" style="padding: 0px 6px; font-size: 18px; color: rgb(255, 255, 255); box-sizing: border-box; background-color: rgb(96, 70, 161);"><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><strong style="box-sizing: border-box;">三   </strong></p><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><strong style="box-sizing: border-box;">城市存量空间密度补偿机制的</strong><strong style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">动态模型分析</strong></p></section><section style="margin-top: -9px; margin-left: -6px; border-left-width: 2px; border-left-style: solid; border-color: rgb(13, 0, 21); border-bottom-width: 2px; border-bottom-style: solid; height: 16px; width: 16px; box-sizing: border-box;"></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin-top: 10px; margin-bottom: 10px;  box-sizing: border-box; "><section class="" style="display: inline-block; width: 100%; border: 1px solid rgb(96, 70, 161); padding: 10px; box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="box-sizing: border-box;" powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="box-sizing: border-box;"><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;">根据前文的分析，一般市场均衡模<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">型说明需要在未达到市场均衡密度状态</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的存量地区通过密度补偿(即容积率的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">提升)的方式来实现社会福利最大化，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">那么这类存量地区在城市空间如何分</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">布？其分布状态是否与城市空间结构和</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">土地利用存在一定关联？此外，城市并</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">非一个静态的封闭体，随着其发展阶段</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的不同，城市空间的扩张和变化往往表</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">现为一个动态的过程，从而体现出一定</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的复杂性。研究表明，因为在城市土地</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">上开发的建筑面积总产出是资本密度和</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">土地价格之间关系的反映，所以要素投</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">入之间的相互可替代性使房地产商能够</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">通过要素的相对价格来决定要素的投入</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">量</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;"> 。这意味着，在城市中心区土地价</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">格比较高的地段，开发商就会增加资本</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">使用量，从而会导致该区域的城市密度</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">最高；而在城市外部边缘区，土地价格</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">相对较低，所以开发商会用土地去替代</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">资本投入，导致该区域的密度水平整体</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">较低。</span></p><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;">如果对城市密度进行控制，那么规<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">划确定的容积率随着土地区位变化的密</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">度曲线必然会位于市场均衡状态下容积</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">率随土地区位变化曲线的下方</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">。进一</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">步引入城市土地利用和土地价值的关系</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">进行分析，根据土地竞租原理，单中心</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">城市空间结构一般可以分为3个圈层，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">即由中心区至城郊区依次分布的商务圈</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">层、居住圈层和工业圈层。商务圈层中</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">靠近中心区的地方因土地价格高而密度</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">较高，远离中心区的地方因土地价格较</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">低而密度也较低；对于第二圈层 ( 居住</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">圈层 ) 来讲，在靠近第一圈层边界的区</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">位，同样因区位优势决定了以居住用地</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">为主导的土地价格和密度均较高，但不</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">会高于第一圈层 ( 即商务圈层 ) 中心密</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">度最高的区域；到了第三圈层，土地利</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">用方式以工业用地为主，因此该圈层内</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">整体密度相比之下有了大幅的下降，并</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">且距离城市中心区越远，指标下降的幅</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">度越小，最终趋于不变，但在靠近第二</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">圈层边界的地段也会出现相应的增加。</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">而随着第二圈层新区和第三圈层工业区</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的建设发展，城市规模的不断扩大也导</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">致了旧城区再开发的可能。因此，在第</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">二圈层城市新区进行开发时，旧城区尤</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">其是旧城中心区的密度会得到相应提</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">升，而在第三圈层进行开发时，旧城区</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">由于其区位优势的进一步强化导致密度</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">会得到二次提升，直至达到市场均衡的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">状态。可以发现，在完全自由竞争的市</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">场均衡状态下，旧城中心区和新城中心</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">区的密度水平基本达到市场均衡的状</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">态，但旧城的边缘区、新城的边缘区及</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">近郊区等广大地区还未达到市场均衡时</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的密度状态水平。因此，在存量规划时</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">代可以在这些区域通过密度补偿的方式</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">使容积率接近市场均衡状态，进一步推</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">进整体社会福利的增加。</span></p><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;">由于受到密度控制导致部分地区<span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的开发无法实现市场均衡，为了避免密</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">度控制带来的无谓损失，在以增量为主</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">的城市扩张阶段及宽松的土地投放机制</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">下，开发商会在城市外围的未开发地区</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">增加土地资本投入。但在以存量为主的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">城市改造更新阶段，开发商只能在建成</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">区内选择能够获得二次开发收益、并且</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">能够实现利益共享和社会福利最大化的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">地段来进行密度提升。因此，本文认为，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">在城市未达到市场均衡密度状态的存量</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">地区进行密度补偿是一种有效降低无谓</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">损失、增加整体社会福利的方式。如</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">图3所示，旧城边缘区、新城边缘区与</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">城郊区的大部分地区的密度水平与市场</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">均衡状态下的密度水平还存在一定的差</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">距，可以优先作为未来城市改造或更新</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">过程中对密度进行补偿的区域，从而弥</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">补城市空间扩张阶段对密度控制带来的</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">无谓损失。不仅如此，密度补偿区域距</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">离各自圈层的中心区越远，容积率指标</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">可以上调的幅度越大 (表2)。因此，在</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">城市空间发展的动态过程中，虽然在以</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">空间扩张为主的增量规划时代，以容积</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">率指标控制为主的规划管控体系对部分</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">区域进行密度控制而产生了无谓损失，</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">但是由于对存量地区密度补偿的区域转</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">移和替代了土地资本投入，一方面符合</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">存量规划的目标手段，另一方面也大大</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">降低了无谓损失，使得城市总的土地开</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">发负外部性降低，整体的社会福利将趋</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">于最大化，不同社会阶层之间的利益分</span><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">配也将趋于帕累托最优状态。</span></p><p style="text-align: center;"><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRgl0SPhcEknCaHtrCVGFoMHZMhzR2QiaDfn3XkMk8jS9SrvamIibm0X4VZA/0?wx_fmt=jpeg" style="max-width:100%;" /></p><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;"><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;"></span><br  /></p><p style="text-align: center;"><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaExuQyicFz6F0CDGE6UKRgleBd6a0CBg5x6qPibzdp5HkrwHggC60oDMfd7ZpjJeyJbhKib0TFgGwGA/0?wx_fmt=jpeg" style="max-width:100%;" /></p><p style="text-indent: 2em; margin: 0px; padding: 0px; box-sizing: border-box;"><span style="text-indent: 2em; letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;"></span><br  /></p></section></section></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 0.5em 0px; text-align: center;  box-sizing: border-box; "><img src="http://read.html5.qq.com/image?src=forum&q=5&r=0&imgflag=7&imageUrl=http://mmbiz.qpic.cn/mmbiz_gif/OY7fKQNqFR5vbgMQGvzOBUm5gfic95ZjqNPXMEjP3OibpicYPoBBRdZ1wFOHB7PSoz70MZf42BZuJnXfeR3qpnyFQ/0?wx_fmt=gif" style="max-width:100%;" /></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style=" margin: 0.5em 0px;  box-sizing: border-box; "><section class="" style="padding: 5px; box-sizing: border-box; background-color: rgb(96, 70, 161);"><section class="" style="display: inline-block; width: 100%; border: 2px solid white; padding: 10px; box-sizing: border-box;"><section class="Powered-by-XIUMI V5" style="box-sizing: border-box;" powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="text-align: center; color: rgb(255, 255, 255); font-size: 14px; box-sizing: border-box;"><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><strong style="box-sizing: border-box;">文章全文详见《规划师》2017年5期</strong></p><p style="margin: 0px; padding: 0px; box-sizing: border-box;"><strong style="box-sizing: border-box;">《</strong><strong style="box-sizing: border-box;"><span style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">福利经济学视角下城市存量空间</span><span style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">密度调整优化研究</span></strong><strong style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;"><span style="letter-spacing: 0px; line-height: 1.45; box-sizing: border-box;">》</span></strong></p></section></section></section></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; 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-o-transform: translate3d(0px, 0px, 0px);  box-sizing: border-box; "><section class="" style="display: inline-block; vertical-align: top; box-sizing: border-box;"><section class="" style="color: rgb(255, 255, 255); font-size: 14px; padding-left: 5px; padding-right: 5px; margin-bottom: 4px; box-sizing: border-box; background-color: rgb(197, 36, 36);"><p style="margin: 0px; padding: 0px; box-sizing: border-box;">《规划师》近期文章推荐（点击蓝字可查看原文）        </p></section><section style="border-top-width: 2px; border-top-style: dotted; border-top-color: rgb(95, 94, 102); width: 100%; box-sizing: border-box;"></section></section></section></section><section class="Powered-by-XIUMI V5" style="   box-sizing: border-box; " powered-by="xiumi.us"><section class="" style="   box-sizing: border-box; "><section class="" style="text-align: justify; font-size: 14px; color: rgb(117, 114, 114); letter-spacing: 0px; line-height: 1.8; padding: 2px 0px; box-sizing: border-box;"><p style="max-width: 100%; box-sizing: border-box; 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