Pedestrian Streetscape and Facade Management in Vacancy-Affected University Commercial Streets - Focusing on the Management of Compositional and Expressive Elements of Storefront Facades -

In recent years, the rapid increase in vacant commercial spaces across Korean cities has led not only to economic stagnation but also to visual deterioration and a decline in pedestrian comfort. University districts are particularly vulnerable due to demographic contraction, rising rents, and shifting consumption patterns.This study investigates the physical and visual deterioration of vacant façades in the commercial area surrounding Pusan National University, with the goal of proposing a sustainable management framework for revitalization. A three-month field survey of 67 vacant ground-floor storefronts was conducted, categorizing façade conditions into Constitutive Elements (C)— fixed structural components—and Expressive Elements (E)—variable visual features.Using a five-level diagnostic scale (Excellent–Good–Neglect–Deterioration–Damage), the analysis revealed a significant imbalance between structural stability and surface degradation: while major structural components remained intact, external finishes and exposed surfaces showed severe deterioration. Expressive elements such as signage, lighting, and waste exhibited neglect exceeding 60%, undermining streetscape quality and pedestrian perception. The findings indicate that façade deterioration stems primarily from managerial discontinuity rather than structural failure. Accordingly, the study proposes a stage-based management system that integrates preventive maintenance for structural elements and rapid visual restoration for expressive elements, positioning vacant storefronts as catalysts for sustainable urban continuity and resilience.