Seoul City Accelerates 'Public Reconstruction Revitalization'... Establishes New 'Semi-Residential 500%' Zone

Archive photo / Photo by Mun Ho-nam munonam@

[Asia Economy Reporter Yuri Kim] Seoul City plans to revise zoning districts as early as this year to facilitate the smooth progress of public-led high-density reconstruction (public reconstruction). Currently, the quasi-residential district is limited to a maximum floor area ratio (FAR) of 400% under city ordinances. The city intends to subdivide this district and establish a new zoning district with a higher residential ratio and a maximum FAR of 500%. In other words, the quasi-residential district will be divided into types 1 and 2.

According to Seoul City on the 13th, as part of the follow-up measures to the August 4 supply plan, the city will create a new zoning district allowing a maximum FAR of 500% and up to 50 floors. The plan is to subdivide the existing quasi-residential district and create a new zoning district suitable for public reconstruction. Seoul City and the Ministry of Land, Infrastructure and Transport previously announced during the August 4 plan that for public reconstruction, the floor area ratio would be relaxed up to 500% through upward zoning changes, and building height would be allowed up to 50 floors. However, public institutions such as Korea Land and Housing Corporation (LH) and Seoul Housing and Communities Corporation (SH) must participate, and half of the expanded floor area ratio must be used for building rental housing, etc.

Zoning districts in Seoul are divided into residential and commercial areas. Residential areas are classified into exclusive residential areas (types 1 and 2), general residential areas (types 1, 2, and 3), and quasi-residential areas. The quasi-residential district, which has a strong commercial character within residential areas, currently allows a residential ratio of up to 90%. The remaining 10% or more must have commercial functions. Currently, Seoul allows a maximum floor area ratio of 400% in quasi-residential districts.

For the newly established zoning district for public reconstruction, there will be differences from the existing quasi-residential district in terms of use (more residential-focused) and floor area ratio (up to 500%). The residential ratio is expected to increase compared to the existing quasi-residential district (90%) but will likely not reach 100%, maintaining a form that includes some commercial functions. A city official stated, "We are currently coordinating detailed contents regarding the uses within the newly established quasi-residential district."

Last August, legal grounds were established with the revision of the National Land Planning and Utilization Act, which allows local governments to subdivide zoning districts. The city plans to revise zoning ordinances after the Ministry of Land, Infrastructure and Transport amends the law (Urban and Residential Environment Improvement Act) for public reconstruction.

Fifteen sites, including Eunma Apartment in Gangnam-gu and Jamsil Jugong Complex 5 in Songpa-gu, participated in the recently closed pre-consultation recruitment for selecting leading public reconstruction project sites. The government plans to finalize project sites within the year after selecting candidates and going through resident consent procedures. A Seoul city official said, "We will proceed with the establishment of new zoning districts in line with the government's amendment of the Urban and Residential Environment Improvement Act related to public reconstruction and the selection of pilot public reconstruction project sites within the year."

Meanwhile, Seoul City has also begun reorganizing zoning districts across the city. In the 2017 "Study on the Reorganization Plan of Zoning District Systems," a plan was proposed to subdivide the current 11 zoning districts into up to 19 for more efficient land use. This includes methods such as dividing quasi-residential districts from type 1 low-density mixed residential to type 4 high-density mixed residential near stations, and also dividing general commercial districts into types 1, 2, and 3. Seoul City has commissioned a new study on how to reflect this in the city. The results of the related study are expected as early as the end of next year.

This content was produced with the assistance of AI translation services.