Abolishing Maximum Height Limits and Expanding Eligible Areas...Seoul Accelerates Downtown Redevelopment

Establishing Procedures for Regulatory Reform No. 139
Expanding Redevelopment Zones to Include Changdong and Gangnam
Reducing Mandatory Non-Residential Ratio in Commercial Districts

The Seoul Metropolitan Government will expand the areas eligible for redevelopment projects in order to promote large-scale mixed-use development and improve the aging urban environment. At the same time, it plans to revise height standards and floor area ratios, and reduce the proportion of non-residential use in commercial districts to accelerate housing supply.

On September 18, the city announced that it had held the 15th Urban Planning Committee meeting and approved, with modifications, the proposed changes to the 2030 Urban and Residential Environment Improvement Master Plan. The revised plan includes expanding redevelopment project areas and relaxing height standards.

This agenda item was prepared to establish procedures for Regulatory Reform No. 139. Previously, on August 14, the city decided to implement Regulatory Reform No. 139, which focuses on relaxing height restrictions and expanding the areas eligible for urban redevelopment projects.

Gangnam, Changdong, Sanggye...Expanded Redevelopment Project Areas

As a result, areas eligible for redevelopment projects are expected to be expanded compared to before.

Changdong and Sanggye Jamsil will be newly added as metropolitan center redevelopment areas, and Gangnam will be newly included in the downtown area. Previously, Yeongdeungpo was the only downtown area, and Gasan Daerim, Yongsan, Cheongnyangni, and Wangsimni were the only metropolitan center areas eligible for redevelopment. In the case of local centers, only Sinchon, Yeonsinnae Bulgwang, Sadang Isu, Seongsu, Bongcheon, Cheonho, Gildong, and Dongdaemun were included. With the expansion of redevelopment project areas, revitalization of downtown improvement projects is expected.

In addition, to promote local revitalization, the city will remove the minimum lot size, low-density use, and new building ratio requirements. If the legal criteria for building age are met, the area can be designated as a redevelopment zone, and the city will also work to intensify development in central areas.

Height standards will be relaxed and maximum height restrictions abolished, taking into account the hierarchy of central areas in the outskirts of downtown. Urban redevelopment projects have faced limitations due to lower height restrictions compared to other projects, which has prevented the maximization of open space at ground level during the process of maximizing building coverage ratios.

Going forward, height standards in the Yeongdeungpo downtown area will be abolished. The maximum height for station areas, general commercial, and quasi-industrial areas, which had been limited to 200 meters, will no longer be subject to regulation. In Mapo and Gongdeok, the standard height, previously set at 110 meters (for station areas and commercial districts), will be raised to 150 meters, while other areas will have a uniform standard of 130 meters.

Revising Floor Area Ratio System...80% Improvement in Commercial Districts

The city will also revise the floor area ratio system for redevelopment zones, which have been disadvantaged in development due to lower ratios compared to general areas. For general commercial and quasi-residential areas, the permissible floor area ratio will be raised to 1.1 times the legal ratio, aligning with district unit planning standards.

With this reform, general commercial areas are expected to see an 80% improvement in floor area ratio without additional public contribution requirements. Quasi-industrial areas will also strengthen project feasibility by reflecting the "Quasi-Industrial Area System Improvement" amended in November last year.

Additionally, in line with the increase in permissible floor area ratios, the maximum floor area ratio incentive for creating open green spaces in the outskirts of downtown will be raised from the current 100% to 150%. Furthermore, as part of countermeasures for low birth rates and an aging population, incentives (up to 200%) will be provided for introducing postpartum care centers and wedding halls. Incentives (up to 200%) will also be offered if measures are established for residential and industrial tenants within redevelopment sites.

Incentives will also be introduced to promote senior housing. If senior residential welfare facilities and public-private rental housing for the elderly account for more than 20% of the total above-ground floor area, a floor area ratio of up to 200% will be granted. Through the Urban Planning Committee, height limits may also be relaxed by up to 30 meters.

The city also plans to expand incentives for building accommodation infrastructure to reflect Seoul's tourism demand. Currently, to promote tourism, the city grants floor area ratio incentives of up to 100% for constructing hotels rated three stars or higher in downtown areas. The criteria for these incentives will be expanded to areas outside the downtown as well.

In commercial districts, the proportion of non-residential use will be reduced to accelerate housing supply. Reflecting the relaxation of the non-residential use ratio in commercial districts (from 20% to 10%), which was announced as Regulatory Reform No. 1 in May, the city will apply a uniform 10% non-residential use ratio across all regions, instead of varying it by area. The aim is to promote housing supply and encourage mixed-use development even in commercial and central areas.

The approved measures will be open for public inspection for 14 days and are scheduled to be officially announced next month. Cho Namjun, head of the Seoul Urban Space Headquarters, stated, "We have quickly completed the legal procedures necessary to implement the regulatory reforms and prepared highly tangible improvement measures for citizens," adding, "By creating new urban spaces together with citizens and the public sector, we aim to enhance Seoul's global urban competitiveness."