Jui Shih Works



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Residential Planning Case Study: Da’an District, Taipei Taiwan




Subject(s)
Urban planning, residential planning, international development, housing, zoning

Course
Residential Planning in Global Cities

Tools
Adobe Illustrator, Photoshop, ArcGIS Pro, Microsoft Powerpoint

Project Location    
Taipei, Taiwan

Completed Period
May 2025


This  case study examines a neighborhood in Da’an District, one of Taipei’s most established and sought-after mixed-use districts through the lens of residential planning. Created for the Residential Planning in Global Cities practicum, this project looks at how zoning regulations, urban development, transportation infrastructure, and the built environment collectively shape the form of neighborhood.  



Study Area

The study area is in eastern Taipei, encompassing approximately 25 hectares, centered around the intersection of Zhongxiao East Road, Ren'ai Road, and Dunhua South Road. Situated within Da'an District, the neighborhood offers a representative cross-section of Taipei's urban form, where dense residential blocks meet major commercial corridors and transit infrastructure.


Character


There is a striking contrast between the broad arterial roads and the intimate network of interior lanes. While the surrounding boulevards accommodate heavy traffic and commercial activity, the smaller streets support a quieter residential environment, where daily life unfolds at a more human scale. The building typologies also transition from larger mixed-use developments along major roads to mid-rise residential buildings within the interior blocks. 


   
 
     


Street Typologies



Road widths

Lanes & Alleys - narrow
    Roads and streets - wide


Building Typlogies







Background


Understanding the neighborhood requires looking beyond its present form. This section traces Da'an's evolution from agricultural land into one of Taipei's most desirable urban districts, examining the historical forces, demographic characteristics, transportation accessibility, and planning institutions that continue to shape its development today.


Regional Context


As the capital of Taiwan, Taipei is one of the country's most densely populated municipalities. Da'an occupies a central position within the city, benefiting from extensive infrastructure, mature development, and a concentration of residential, commercial, and institutional uses. 



Historical development


Taipei’s city planning occurred during the Japanese Colonial Era 1895 – 1945, beginning from the west end of the city near the river and expanded west ward.

Urban development expansion by the Japanese 

Taipei city planning maps designed by the Japanese, illustrating land use types, broad areas, and the terrains and land topography.

Taipei Plan in 1905



Allocating public parks system throughout Metropolitan Taipei City planning in 1932.



Post-World War II between 1945-1954, Taipei City planning map illustrate the carrying over of design from the Japanese colonial era. The image on the right shows Da’an district in 1954 as a farm land. 



The onset of development in Da’an District in the early 1970s. 

1. Zhongxiao East Road was a farmland in 1971. (top left)
2. Ren’ai Road, Section 1 spanning east to west. (top right)
3. Restructuring the road to include railroad tracks in late 1970s. (bottom left)
4. Digitized version of above map. (bottom right)
        

           

.The neighborhood reflects more than a century of urban planning, beginning with Japanese colonial planning initiatives and continuing through Taipei's rapid postwar expansion. Historical maps show how farmland gradually transformed into a dense urban district, while major boulevards and redevelopment projects established the framework visible today.


Demographics


Da'an is Taipei's most densely populated district, combining relatively high household incomes with an aging population and limited green space per resident. These demographic characteristics provide important context for understanding housing demand and the pressures placed on the built environment.

Among the 12 districts in Taipei, Da’an is the densest, with a population of 25,495 people per square kilometer, compared to other districts, which have population densities ranging between 5,000 and 20,000 people per square kilometer.

The median income in Da’an District is higher than the average for Taipei City, but it is not the district with the highest median income in the city.


Study Area


0.2117sqkm or 211,700sqm
Approx. 6,442 population



Accessibility & Amenities


One of Da'an's many strengths is its exceptional accessibility. Multiple metro stations, bus routes, schools, parks, healthcare facilities, shops, and neighborhood services are all located within a short walking distance, demonstrating how mixed-use planning supports everyday convenience and walkability.  



Population density of Da’an district
        



Taipei’s metro station map







Planning Framework


Taipei's planning system combines centralized regulation with formal opportunities for public participation. Although zoning and development decisions are largely guided through statutory planning processes, public review periods and consultation procedures provide avenues for community input before plans are finalized. 

Diagram adapted fom City of Taipei: The Urban Development Context, 2005.



Zoning Analysis


This section looks at how Taipei's zoning ordinance governs land use, building form, and development intensity within the study area. Rather than relying on conventional height limits alone, the city's regulatory framework uses a combination of floor area ratio, site coverage, setbacks, and building height ratios to shape urban development.
The study area contains a layered mix of residential, commercial, and special-use zoning districts. These overlapping regulations accommodate a broad range of residential and commercial activities while responding to the neighborhood's position along major transportation corridors.
Land use zoning map of Taipei city
Land use zoning map of study area
 Zoning codes within the study area:

第四種住宅區 / Residential 4
第三商特/ Commercial 3 SP (C3 + R4 or R4-1)
第四商特/ Commercial 4 SP (C3 + R4 or R4-1)
敦化專用區A(住4)/ Dun’hua SP Use Area A (C3 + R4)
敦化專用區A(住4-1)/ Dun’hua SP Use Area A (C3 + R4-1)
敦化專用區B(住4)/ Dun’hua SP Use Area B (R4)
敦化專用區B(住4-1)/ Dun’hua SP Use Area B (R4-1)






A comparison of zoning standards highlights how development intensity varies across different districts. Regulations governing FAR, site coverage, setbacks, and minimum lot dimensions collectively determine the scale and form of future development rather than prescribing a single building typology. Taipei's zoning ordinance is highly prescriptive, specifying not only permitted land uses but also detailed operational requirements for many building types. These regulations illustrate how planning extends beyond broad land-use categories to shape the organization of everyday commercial and residential activities. 





Zoning Impact: Building Height Ratio


Wide Streets


















Narrow Streets


Unlike many cities that impose fixed height limits, Taipei regulates building form through a building-height ratio tied to street width and setbacks. 

“The ratio of the height of each part of a building to the minimum horizontal distance measured from that part to the road boundary on the opposite side of the facing road.”

“Balconies, eaves, awnings, and other building parts that don't count toward total height or floor area are exempt from the height ratio limit.”

Important to note that although there is no fixed height limit, the ordinance states that setback is dependent on the height, which is dependent on the street width. Thus ultimately having the street width will allow developers to calculate the height and setback needed within their site.




建築物高度比:建築物各部分高度與自各該部分起量至面前道路對側道路境界 線之最小水平距離之 比。


建築物不計入建築物高度者及不計入建築面積之陽台、 屋簷、雨遮等，得不受建築物高度比之限 制。








Mixed-Use Development





The neighborhood demonstrates how zoning policy encourages a close integration of housing, retail, offices, and neighborhood services. Commercial corridors support higher-density development, while residential streets remain embedded within a highly walkable mixed-use environment. Along with the other districts in the eastern region of Taipei, Da’an was developed with the intention of boosting economic growth and enhancing commercial activities starting in the 1980s, the zoning codes in red permit buildings along major roads to have a higher footprint, a larger building height ratio, and multiple uses.



Special-Use Zone 



Special zoning area along Dunhua South Road established in 1995 introduces additional urban design controls that extend beyond conventional zoning. These regulations encourage office and commercial development while establishing standards for public space, streetscape quality, and the overall urban character of one of Taipei's principal commercial boulevards. It enforces strict land use controls, prohibiting residential use on lower floors and mandating public spaces. There is also urban design guidelines on night lighting requirements, restriction on rooftop billboards, and pedestrian-friendly streetscapes to preserve the area’s commercial vitality and aesthetic appeal. This was a part of the Taipei City Major Commercial District Comprehensive Review Plan. It was later refined in 2002 to align with urban development needs.






References

Official Documents and Government Publications

  • Taipei City Government. (n.d.). Da’An District Chapter on Land: 卷一 土地篇. Retrieved from
  • https://wwwws.gov.taipei/001/Upload/public/Attachment/17414314778.pdf
  • Taipei City Government. (n.d.). Da’An District Chapter on Policy: 卷三 政事篇. Retrieved from https://wwwws.gov.taipei/001/Upload/public/Attachment/17414323280.pdf
  • Da’an District Office. (n.d.). Official website. Retrieved from https://dado.gov.taipei/cp.aspx?n=6EE000490A4A5303 Republic of China (Taiwan). (2023). Urban and Regional Development Statistics 2023.
  • National Development Council (Taiwan). (n.d.). National Strategic Planning for Spatial Development.
  • Taipei City Government. (2022). Urban Planning Law (臺北市都市計畫及土地使用分區管制 法令彙編).
  • Taipei City Dept. of Urban Development. (n.d.). Urban Planning. Retrieved from https://udd.gov.taipei/collection/kkwoaok
  • Taipei City Dept. of Urban Development. (n.d.). Urban Design. Retrieved from https://udd.gov.taipei/collection/2puq4x1
  • Taipei City Government. (n.d.). Special regulation for Dun’hua North and South Road. Author Unknown. (2019, April 25). Taipei City Dept. of Urban Development announcement.

Interactive Maps and Online Resources

  • Taipei City Dept. of Urban Development. (n.d.). Land Use Zoning Inquiry Portal. Retrieved from https://zone.udd.gov.taipei/
  • Taipei City Dept. of Urban Development. (n.d.). Interactive Zoning Map. Retrieved from https://zonemap.udd.gov.taipei/ZoneMapOP/(S(yo5oc54iq423kpb5copasmbl))/indexZoneMap_op.aspx
  • Taipei City Dept. of Urban Development. (n.d.). Archived planning documents with multiple layers. Retrieved from https://webgis.udd.gov.taipei/upis_v2/

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