Yongsan Way

YONGSAN WAY

UNIVERSITY OF MICHIGAN TEAM B

INTRODUCTION

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+ PROJECT STATEMENT Yongsan Way recognizes the housing crisis that is certain to affect the aging population of Seoul. Throughout Seoul and much of Asia, housing developments maximize the profitability of each land parcel, often marginalizing the living conditions of residents, or targeting a price range beyond a fixed income. The constant turnover of development and lack of urban durability also damages livability and natural environment. We address these problems at the building, block, and district scales.

At the scale of the building, our project rejects the trend toward income or age-specific development and focuses on creating a diversity of housing types within each building that support people in different stages of life. We deploy the bar and tower typologies with a collection of efficient units that support affordable living, multi-generational residents, urban intimacy, and site density. This encourages a diverse population and community to occupy each block.

At the scale of the block this development requires a number of services for working, living and entertainment. To address these needs, the project inserts vertical community spaces into the building typologies. These serve residents with recreation areas, workspaces and services like daycares, clinics and libraries. We place each residential building on a mixed-use podium, providing retail and commercial opportunities and larger public spaces for the residents and greater community.

At the scale of the district we capitalize on the site’s underutilized rail corridor by creating a raised systems conduit and public park running over the train right-of-way. The systems conduit provides the district with power, waste, telecommunication, transportation, and stormwater infrastructure all while protecting from potential floods. The continuous plaza above weaves the site together and draws the natural elements of Yongsan Park and the riverfront in an incredible civic amenity.

Bar and Towers - efficient and specialized unit types to support diverse communities.

+ DESIGN APPROACH

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+ This + project comes from the combination of work and principles developed by the team members in their respective architecture and urban planning studios during the winter semester. The teams were selected + from these studios based on the quality of their work and + the synergy of their ideas. + Specifically, the inventive interpretations of the bar, podium and tower typologies from the + architecture students fit with the block arrangements and hierarchy of public spaces developed by the planning students. After + the announcement of the teams in early May, we used the core ideas from each previous project to generate a new masterplan for Yongsan. Below are the design goals and technical criteria in behind our vision of Yongsan Way. 0

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TABLE OF CONTENTS

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+ Introduction ............................................... 2 0

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+ Context ..................................................... 3

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+ Goals: Design • Foster communities diverse in age and incomes + • Create accessible and connected services and public spaces • Pull the natural elements of Seoul into the site • Increase the durability of development • +Reconnect the sides of the site • Minimize the need for a private car • Respect the existing context and plans

+ Concept ....................................................

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Land Use .................................................. 5 Distinct Neighborhoods ............................... 6

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Technical Criteria: • Average FAR of 10.4 +Average buildable lot coverage of 60-70% • + • Minimum buildable lot coverage of 40% • Maximum buildable lot coverage of 80% • No surface parking • +Maximum five minute travel to community space in the vertical or horizontal direction • No single use residential or commercial blocks • Setbacks equal to 1/2 - 1/3 the heights of adjacent facades + 0

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Residences for the Life Cycle ....................... 8 +

Civic Unifier ............................................... 10

UNIVERSITY OF MICHIGAN TEAM B MEMBERS

Voids and Podium - vertical semi-public and ground level public spaces providing services for the community.

Dalal, Pooja - dalalp@umich.edu - (1) 734 489 5459 +

Systems Corridor and Park Line - raised sustainable systems corridor and park tying together the district and the city.

Moore, Jonathan - jadamsm@umich.edu - (1) 734 272 3804

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Social and Systems Corridor ........................ 12 0

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Ciculation and Systems ............................... 13

Tardy, William - wntardy@umich.edu - (1) 740 707 7734

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Topolnytska, Sasha - topolnyt@umich.edu - (1) 248 497 2416 +

Implementation Strategies ............................ 14

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Van Wylen, Nathan - nathanvw@umich.edu - (1) 612 227 1633

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CONTEXT The Han River is both Seoul’s biggest asset and liability. As Seoul’s exclusive source of drinking water, the Han’s value can not be overstated. Due to heavy rain and run off, however, the Han can also damage health and property. To amend both issues, Seoul Metropolitan Government has established complete stormwater capture as a goal for all developments.

Hyo is the South Korean virtue of filial piety. In rural areas, hyo inspires the creation of multi-generational housheolds. In cities, however, limited housing options prevent households from adopting traditional obligations. For many, this conflict between the modern city and traditional cultural values is the nation’s most crucial obstacle.

Yongsan Electronics Mall is one of the largest retail centers in Seoul and South Korea. On the site, its presence promotes economic growth by increasing property values, creating employment opportunities, and attracting spending from around the city. In order for new development to be a success, integrating current stakeholders like the mall is a neccesity.

Korean War Museum is more than a major civic asset. By virtue of its focus on the most critical event in South Korea’s history, it represents not only the nation’s promise but also the struggles through which it was born.

By providing a connection to the museum, a planned development can itself take on a part of this identity and purpose.

Renewable Energy infrastructure is a major policy goal for South Korea. On the national scale the commitment has supported an aggressive offshore wind energy campaign, promosing to provide 10% of the nation’s energy needs by 2030. To maximize the impact of this investment, new development must explore ways to both reduce energy consumption and provide supplemental power generation.

The Hanok represents the soul of South Korean architecture. Intertwined with a deep sense of place, the design of the Hanok focuses on harmonizing the the built and the natural. Prior to Seoul’s industrialization, the Hanok was the city’s most common housing option. Today, despite the popularity of high rise apartments, interest in the Hanok and its emphasis on sustainable development is rising.

Urban Ecological Restoration is a growing civic passion in Seoul. In a series of projects, including the celebrated Cheonggyecheon Restoration, Seoul has re-imagined infrastructure and civic spaces as places where, the natural world can be invited to coexist with density. For the development community, this challenge creates an opportunity to experiment with new landscape aesthetics and performative goals.

As Seoul continues to mature, Yongsan Park will undoubtedly become a flagship public space. Much like the Cheonggyecheon, its ability to blend the natural and the built illustrates the city’s willingness to challenge existing patterns of land use and adopt a civic-focused conservation agenda.

When constructed, the Yongsan International Business District will be the largest land use on the site. In addition to its sizeable footprint, it will also likely host some of the tallest buildings outside of downtown Seoul. For a plan aiming at creating a balance of residential and commercial spaces, these two factors create a unique set of design challenges. With regard to the creation of innovative infrastructure systems, the presence of the IBD provides the boon of high property tax revenue. In consideration of affordable housing, however, the effects of the IBD promise to price out the elderly and other income-limited groups. To succed on the site, a development must create policies which balance these forces, and insure that Yongsan remains open to all of Seoul’s residents.

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CONCEPT

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DIVERSE UNITS

COMMUNITY PROGRAMS

SOCIAL/UTILITY INFRASTRUCTURE

-YOUNG -FAMILY -MARRIED -ASSISTED LIVING

-WORKSHOPS -GYMS/SPAS -RETAIL -ENTERTAINMENT

-TRAIN AND SUBWAY -WASTE MANAGEMENT -TELECOMMUNICATION -STORMWATER MANAGEMENT -UTILITY ROADS

LAND USE FAR MAP

LAND USE

ILLUSTRATIVE PLAN

Site Compostion [1,000,000 sqm] net buildable area [60%] right-of-way allotment [30%] green space allotment [10%] Major Infrasctructure [400,000 sqm] other transportation/utility space [42.5%] spine plaza/utility corridor [32.5%] park space [25%]

Site Housing Composition [3,200,00 sqm] market-rate [75%] affordable/senior [25%]

FAR 12-14 FAR 10-11 FAR 8-9

Affordable/Senior Breakdown [800,000 sqm]

FAR MATH

affordable/market mix [70%]

Average FAR = Total Necessary Built sqm/ Net Buildable Area Total Necessary Built SQM = average residential sqm p/inh X 100,000 inh X 2

= 32 residential sqm per inhabitant X 100,000 inhabitants X2

= 6,400,000 sqm Net Buildable Area = Gross site sqm - ROW allotment - Public Park allotment

= 1,000,000 sqm - 300,000 sqm - 100,000 sqm

= 600,000 sqm

affordable only [15%] affordable long-term care [15%]

Aggregate Built Land Uses [6,400,000 sqm] residential [50%]

Average FAR = 6,400,000 / 600,000 = 10.4

commercial/retail [37%] healthcare/civic assets [13%] Non-Residential Built Land Use Breakdown [3,200,000 sqm] PLAN KEY elevated park green space outside of 1 sqkm

office/commercial [33%] retail [22%] underground parking [19%] education [15%]

healthcare/safety [6%] civic institutions [4%] grocery [1%] 5

PEOPLE ENJOYING A SPRING DAY ALONG YONGSAN WAY.

DISTINCT NEIGHBORHOODS

KNOWLEDGE CAMPUS 300 BED HOSPITAL CONTINUING EDUCATION CENTER SECONDARY SCHOOLS AND PLAYING FIELDS

MOBILITY HUB YONGSAN STATION YONGSAN PARK BOARDWALK CENTRAL OUTDOOR MARKET

THE PLAYGROUND ENTERTAINMENT AND NIGHTLIFE ARTS AND CULTURE CONNECTIONS TO THE WATERFRONT AND IBD

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A SPECTACULAR VIEW OF ACTIVITIES ALONG THE SPINE.

RESIDENCES FOR THE LIFE CYCLE RESIDENTIAL

resident-owned units senior affordable units access points rental units

TOWER+PODIUM SIZE OF BLOCK: 80 M X 80 M = 6400 M SQ BUILDING FOOTPRINT: 4800 M SQ FAR: 12.3 AV

ROOFTOP GARDENS SIZE OF GARDEN: 1250 M SQ CLUB, GYM, AND SKY RESTURANT: 1000 M SQ

RESIDENTIAL

PODIUM AMMENITIES: AMPHITHEATER, SWIMMING POOLS, PARKS, RUNNING TRACKS, CAFES

GREEN SPACE

FOOTPRINT: 1250 M SQ NUMBER OF FLOORS: 40-60 NO OF UNITS: 600

community greenroofs

COMMUNITY BARS

public parks

SIZE: 1200 SQ M AMMENITIES: GYM, BAR, MARKET, COMMERCIAL SPACE

urban farming

PARKING NUMBER: 650 UNITS AREA: 14,400 M SQ

sports fields

COMMUNITY

ROOFTOP GARDENS SIZE OF GARDEN: 2000 M SQ BANQUET HALL: 1000 M SQ

daycares/play areas fitness/health facilities

COMMERCIAL PARKING SERVICES

parking stalls

OFFICE /RETAIL FOOTPRINT: 4800 FLOORS: 3-10

SIZE OF BLOCK: 80 M X 160 M = 12,800 M SQ BUILDING FOOTPRINT: 10,240 M SQ FAR: 11 AV

public plazas

office

COMMERCIAL

AREA: 25-30 SQ M TARGET MARKETS: SINGLE ELDERS, STUDENTS, YOUNG PROFESSIONALS

BAR+PODIUM

libraries/education

shopping

1 BEDROOM UNIT

RESIDENTIAL

2 BEDROOM UNIT

FOOTPRINT: 3000 M SQ (120,000 M SQ) NUMBER OF FLOORS: 40 NO OF UNITS: 600

AREA: 50 SQ M TARGET MARKETS: ELDER COUPLES, YOUNG COUPLE+CHILD, YOUNG PROFESSIONALS

COMMUNITY

PODIUM

SIZE: 4000 SQ M AMMENITIES: GYM, BAR, GAME ROOMS, MARKET, DAY CARE

AMMENITIES: AMPHITHEATER, SWIMMING POOLS, PARKS, RUNNING TRACKS

PARKING

COMMERCIAL

NUMBER: 800 UNITS AREA: 23,700 M SQ

OFFICE/RETAIL/ENTERTAINMENT FOOTPRINT: 10,240 M SQ FLOORS: 2

workshops entertainment

INTERIOR COURTYARD SIZE OF BLOCK: 80 M X 80 M = 6,400 M SQ BUILDING FOOTPRINT: 2,660 M SQ FAR: 9 AV

ROOFTOP GARDENS SIZE OF GARDEN: 1000 M SQ BANQUET HALL: 1000 M SQ

vehicle charging

RESIDENTIAL

bike parking

BUILDING FOOTPRINT: 2500 M SQ NUMBER OF FLOORS: 15 NO OF UNITS: 250

alternate vehicle parking

PARKING NUMBER: 200 UNITS AREA: 27,000 M SQ

PODIUM AMMENITIES: SWIMMING POOLS, COMMUNITY GARDENS

COMMERCIAL OFFICE/RETAIL FOOTPRINT: 2,660 SQ M FLOORS: 5

3 BEDROOM UNIT AREA: 90 SQ M TARGET MARKETS: MULTI GENERARIONAL HOUSEHOLDS, LARGE FAMILIES

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FAMILIES ENJOY A PERFORMANCE AT THE COMMUNITY AMPITHEATER.

CIVIC UNIFIER CROSSING THE YONGSAN WAY SPINE

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Funiculars offer easy vertical transportation for the mobility challenged

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Sculptural stairs become a stage for community activities 5

Gondolas throughout the city provide exciting connections between buildings 6

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Escalators, elevators and moving walkways promote easy access to different destinations 7

Earthworks encourage recreational activities for different seasons 8

Curving ramps elevate the landscape

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Market provide fresh food for healthy diets and venues for urban farmers to sell their goods

The ferris wheel provides a fun lift from the ground level to the entertainment district

Landscape stairs allow people to gather before moving between levels 11

SOCIAL AND SYSTEMS CORRIDOR

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SYSTEMS AND CIRCULATION handicap accesible stairs and escalators alternative vehicle facilities bicycle facilities rail transit automobile traffic alternative vehicle traffic bicycle traffic daycares/play areas community green roofs public parks urban farms sports fields daycares/play areas sports fields MONORAIL community theatre entertainment music venues parking stalls UNDERGROUND PARKING FACILITIES vehicle charging solid waster recycling telecommunications infrastructure biomass energy production

RAIL AND SUBWAY FACILITIES SITE UTILITY CENTERS DISTRICT RECYCLING CENTER BIOGAS POWER PLANT STORMWATER VAULTS

solid waste disposal 13

IMPLEMENTATION STRATEGIES + IMPLEMENTAION ACTORS

PUBLIC METROPOLITAN DEPARTMANTS NATIONAL MINISTRIES

ACTORS Seoul Metropolitan Government

Seoul Metropolitan Rapid Transit Corporation Ministry of Land, Transport, and Maritime Affairs

PUBLIC

ACTORS

PUBLIC

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IMPLEMENTAION ACTIONS

PHASING AND KEY PARTNERSHIPS

DESIGN Establish performance metrics Identify cultural aesthetics Develop policy guidelines IMPLEMENT

+ work to protect community rights

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MAINTAIN

Interpret market conditions Capitalize on emerging technology Identify and manage investment

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Assess facility performance Adapt form to compliment trends Protect long term investments

Seoul Metropolitan Government NATIONAL DEVELOPERSKorea Land and Housing Corporation LOCAL INVESTORS Seoul Metropolitan Rapid Transit Corporation PRIVATE

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OWN Distribute property rights Establish stakeholder group

fund and + build new + infrastructure +

Samsung Seoul Group Metropolitan Government Korea Land and Housing Corporation Korea and Land and Housing Corporation Daewoo Engineering Construction

PRIVATE Seoul Metropolitan Rapid TransitAFFORDABLE HOUSING Corporation +

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Group Seoul MetropolitanSamsung Government ++ + COMMUNITY MARKET-RATE HOUSING LG Group Korea Land and Housing Corporation RESIDENTS PRIVATE Constructions Company Seoul MetropolitanEugene Rapid Transit Corporation WORKERS ++ ++ eoul Metropolitan Samsung OFFICE/ COMMERCIAL SPACE Group +Families Government orea Land and Housing Corporation + Elders LG Group + ++ eoul Metropolitan Rapid Transit Corporation Neighborhood Groups RECREATION FACILITIES Eugene Constructions Company

COMMUNITY + Samsung Group HEALTHCARE FACILITIES + LG Group NGOs Families +HOUSING ADVOCATES Eugene Constructions Company Elders + CITY INFRASTRUCTURE COMMUNITY DEVELOPMENT GROUPS COMMUNITY amsung Group Neighbors G Group +Korean Coalition for Housing Rights Families VERTICAL COMMUNITY SPACES Coalition for Economic Justice ugene Constructions Company ++Citizens’ Elders +Federation of National Street Vendors TY Neighbors + + NGO Families + Elders + Saemaul Undong Neighbors + Korean Coalition for Housing Rights (KCHR) amilies NGO + Federation of National Street Vendors (FNSV) lders 14 eighbors + Saemaul Undong

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+ + inhabit design and vertical communities +

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+ + + + + communicate to ensure full service provision

DEPARTING FROM YONGSAN STATION.