SELECTED WORKS 2007-2017
04 ANCIENT FUTURES • SEOUL, KOREA 2011 • ADVANCED DESIGN STUDIO • INDIVIDUAL PROJECT • ARCHITECTURE + URBAN DESIGN • HONORABLE MENTION, KOREA INSTITUTE OF ARCHITECTS GENERAL COMPETITION
13 HOME SWEET HOME • SEOUL, KOREA 2008 • INTERMEDIATE DESIGN STUDIO • INDIVIDUAL PROJECT • ARCHITECTURE
16 ROOTS • NEW ORLEANS, LA 2015 • ULI HINES URBAN DESIGN COMPETITION • GROUP PROJECT • URBAN DESIGN • TEAM: JULIAN CHENG, CHRISTOPHER HERLICH, SEUL LEE, PANKTI SANGANEE, BRADLEY VOGELSMEIER
22 FRANKLIN GREEN • DETROIT, MI 2014 • UM/ULI URBAN RESTORATION COMPETITION • GROUP PROJECT • URBAN DESIGN • TEAM: CHRISTOPHER HERLICH, SEUL LEE, FRANK ROMO, BRADLEY VOGELSMEIER
28 THE REMEMBRANCE OF A MOON VILLAGE
SEUL LEE 2007-2017
• ANN ARBOR, MI 2014 • AGORA JOURNAL OF URBAN PLANNING + ARCHITECTURE • INDIVIDUAL PROJECT, PUBLISHED • URBANISM
08 ISLANDSCAPE • JEJU ISLAND, KOREA 2010 • ADVANCED DESIGN STUDIO • INDIVIDUAL PROJECT • URBAN DESIGN
14 SEOUL MANIFESTO • SEOUL, KOREA 2008 • INTERMEDIATE DESIGN STUDIO • INDIVIDUAL PROJECT • URBANISM
18 STABILIZING MORNINGSIDE • DETROIT, MI 2015 • INTEGRATIVE FIELD EXPERIENCE PROJECT • GROUP PROJECT • URBAN PLANNING + DESIGN • TEAM: JOSH BAILS, SARAH CLARK, FAN FAN, NICHOLAS FAZIO, SEUL LEE, EVAN MARKARIAN, JAMIE SIMCHIK, XIANG YAN
24 DRAWINGS & OBJECTS • 2007-2012 • INDIVIDUAL PROJECT • ARTWORKS
33 PROFESSIONAL WORKS • CONFIDENTIAL SITE REDEVELOPMENT STUDY, DETROIT, MI 2016 • HIGHER EDUCATION POST-OCCUPANCY ASSESSMENT, AUBURN HILLS, MI 2016 • BOSTON UNIVERSITY DENTAL SCHOOL, BOSTON, MA 2015-2017
ANCIENT FUTURES
2011 I ADVANCED DESIGN STUDIO I INDIVIDUAL PROJECT HONORABLE MENTION, KOREA INSTITUTE OF ARCHITECTS GENERAL COMPETITION I INSTRUCTOR: EUNKYUNG LEE
METROPOLITAN HOUSING FOR 1,000 RESIDENTS
DESIGN STRATEGY
URBAN INTERVENTION
HOUSING UNIT
VARIATION OF SOCIAL ENTITIES
EMBRACING EXISTING SOCIAL ENTITIES
PHASING
L-Shaped unit has advantages of the sunlight, ventilation, and spatial relation between inside and outside of the unit 100m2 4 PERSON 4TH FLOOR 25m2 /PERSON
PRIVATE TERRACE
EXISTING URBAN FABRICS
CURRENT: AREA - 93,785m2 DENSITY - 3.79 PERSON/100m2 NO. OF RESIDENTS - 1,350 AVE. BUILDING HEIGHT - 6m
PLANNED ROAD: THREATENING THE EXISTING SOCIAL ENTITIES
PHASE 1
SHARING LOGIC 2 households share one social entity (ground, garden, or green) 3RD FLOOR +
SHARED TERRACE: REGULAR SOCIAL ENTITY BETWEEN 2 HOUSEHOLDS
DEVIATION
2ND FLOOR
EXPANDABLE SOCIAL ENTITY
SOCIAL ENTITY UNIT
GROUND FLOOR EXPANDED SOCIAL ENTITY
PUBLIC TERRACE: EXPANDED SOCIAL ENTITY
THE DEATH OF THE NEIGHBORHOOD
PHASE 2
GROUND FLOOR PLAN
market
shop
shop
shop
shop
playground
market park
convinient store
market
market
market market
market
market
market
kindergarden
restaurant
market
cafe
clinic
senior citizen’s center
shop
community center
market
market
pharmercy
cultural center
market
market
market
market
institute
institute
market market market
shop
shop
shop
shop
shop
THE FIRST STEP
04
SEUL LEE 2007 - 2017
Planned Road
MUTATION: AREA - 91,000m2 DENSITY - 5 PERSON/100m2 NO. OF RESIDENTS - 4,800 AVE. BUILDING HEIGHT - 12m
SEUL@UMICH.EDU
05
ANCIENT FUTURES
2011 I ADVANCED DESIGN STUDIO I INDIVIDUAL PROJECT HONORABLE MENTION, KOREA INSTITUTE OF ARCHITECTS GENERAL COMPETITION I INSTRUCTOR: EUNKYUNG LEE
METROPOLITAN HOUSING FOR 1,000 RESIDENTS
HOUSING PROTOTYPE
STRUCTURE
INTERNAL SPACE
STEEL CONSTRUCTION (MAIN BUILDING) + REINFORCED CONCRETE (UNDERGROUND PARKING) VARIABLE x LIVINGROOM BEDROOM
F(x)
BEDROOM KITCHEN + + BATHROOM BATHROOM
LONG SPAN TRUSS
VIERENDEEL TRUSS
FACADE
15m
PANEL
10m
KITCHEN 25% OPENING
5m
POLY CARBONATE SLIDING WALL
25m
FLOORPLAN BEDROOM 16% OPENING
WINDOW
STABILIZE
LIVINGROOM 50% OPENING
CONTROLLABLE TRANSLUCENCY
06
TERRACE 100% OPENING
SEUL LEE 2007 - 2017
5m
SEUL@UMICH.EDU
07
ISLANDSCAPE
2010 I ADVANCED DESIGN STUDIO I INDIVIDUAL PROJECT INSTRUCTOR: H-SEUNG SANG
RETREAT VILLAGE MASTER PLAN IN UDO, JEJU ISLAND
CAPACITY
FACILITIES
ANNUAL NUMBER OF VISITORS IN UDO: 810,000
TOTAL POPULATION IN UDO: 1,584
• Purpose of Visiting Udo
• Residents’ Frequency of Going Out of Udo MONTHLY
45%
WEEKLY
30%
2-3 TIMES A WEEK TOURISM 80%
10%
EVERYDAY
• Visitors’ Length of Stay in Udo 68% 12%
FOUR + DAYS
32%
RECEPTION
RECEPTION
YOGA
RESTAURANT
• Capacity: 60
WAITING ROOM
• Capacity: 30
CLASSROOM
• Capacity: 40 • 92m2
REHAB SPACE
• Capacity: 25/unit • 6 units
GYM
• Capacity: 10/unit • 30m2 X 4 units
EXAMINATION ROOM
• Capacity: 6/unit • 5 units
SPA
CULTURAL FACILITIES
16%
THREE DAYS
HEALTH CARE CENTER
9%
• Reasons of Going Out
LESS THAN A DAY TWO DAYS
MEDICAL CENTER
SHOPPING
BUSINESS
4%
VISITING GOVERNMENT OFFICES
LEISURE
CULTURAL FACILITIES
MEDICAL CENTER 15%
RESORT
MEDICAL CARE
WORK
EDUCATION
• Capacity: 85
NURSE STATION
• Capacity: 85
PARKING
AUDITORIUM
• Capacity: 150 • 200m2
AUDITORIUM
• Capacity: 25
GUEST HOUSE
COUNSELING
• Capacity: 12/unit • 6 units
CLEANING
• Capacity: 20
ADMINISTRATION • Office: 40m2 • Warehouse: 65m2 • Utility Room: 90m2
ALTERNATIVE ENERGY FACILITIES
• Capacity: 24/unit • 3 units • Capacity: 24/unit • 3 units • Capacity: 400m2
LOUNGE
• Demands in Udo VISITING RELATIVES
MEDITATION
91%
6%
NEARLY
HEADQUARTERS
STAFF HOUSE
• Residents Only • Capacity: 100 • Capacity: 85 • Type A (12mX6m): 40 units • Type B (6mX6m): 5 units • Capacity: 72
ESTIMATED DAILY NUMBER OF GUESTS IN THE RETREAT VILLAGE: 118
SITE PLAN
PROGRAM
GUEST HOUSE 1,600m2
ONE-DAY PROGRAM
YOGA
MEDITATION
COUNSELING
MEAL
STAYING
GYM
CLASS
SPA
STROLL
MEDICAL CARE
SOCIAL EVENTS
STAFF HOUSE 1,400m2
SHORT-TERM / LONG-TERM PROGRAM GYM 400m2
SAMPLE SCHEDULE FOR SHORT-TERM PROGRAM 12 AM
12 PM
12 AM PARKING 1,150m2
MEDICAL CENTER 600m2
HEALTH CARE CENTER 500m2
RESTAURANT + LOUNGE 280m2 UTILITIES 150m2
HEADQUARTER 520m2
DURATION OF EACH ACTIVITY
TENNIS COURT
SPA 500m2
CULTURAL CENTER 200m2
HEALTH CARE CENTER
HEADQUARTER
ADMINISTRATION OFFICE
OUTDOOR CULTURAL CENTER
08
SEUL LEE 2007 - 2017
HEALTH CARE ANNEX 300m2
GUEST HOUSES
N
MEDICAL CENTER
TYPES OF SPACES NEEDED IN THE RETREAT VILLAGE
SEUL@UMICH.EDU
09
ISLANDSCAPE
2010 I ADVANCED DESIGN STUDIO I INDIVIDUAL PROJECT INSTRUCTOR: H-SEUNG SANG
RETREAT VILLAGE MASTER PLAN IN UDO, JEJU ISLAND
INFRASTRUCTURE VACANT VERNACULAR HOUSES
VACANT HOUSE
NEW BUILDING CONSTRUCTION TO EXPAND CAPACITY
CIRCULATION: SHORT-TERM GUESTS
EXISTING BUILDINGS
NEW BUILDINGS
3PM GOING HOME
2PM MEDICAL CARE 10AM MEDITATION
12PM LUNCH 11AM SPA
NEIGHBORHOOD EMBRACING THE RETREAT VILLAGE EXISTING NEIGHBORHOOD
CIRCULATION: LONG-TERM GUESTS
RETREAT VILLAGE
7PM CULTURAL ACTIVITIES
8AM BREAKFAST
6PM DINNER
1PM STROLL
2PM COUNSELING
3PM GYM
4PM LEISURE
5PM CLASS 12PM LUNCH
9AM YOGA
10AM MEDITATION
8PM SOCIAL EVENT
10PM SPA
ROAD HIERARCHY
CIRCULATION: RESIDENTS MAIN ROAD
GUESTFRIENDLY
5PM NEIGHBORHOOD HANGOUT 3PM DOWNTOWN HANGOUT
1PM MEDICAL CARE
8PM SOCIAL EVENT 8AM WORK RESIDENTFRIENDLY 7PM SPA
10
SEUL LEE 2007 - 2017
SEUL@UMICH.EDU
11
ISLANDSCAPE
HOME SWEET HOME
RETREAT VILLAGE MASTER PLAN IN UDO, JEJU ISLAND
2008 I INTERMEDIATE DESIGN STUDIO I INDIVIDUAL PROJECT INSTRUCTOR: CHRISTIAN SCHWEITZER
DESIGN TYPOLOGY: TRANSFORMING VERNACULAR HOUSES TYPE 1: 2 HOUSES
ADDITION COURTYARD COURTYARD
1-A
1-B
1-C
1-D
2-C
2-D
TYPE 2: 3 HOUSES
COURTYARD
2-A
2-B
TYPE 3: 4 HOUSES
3-A
LEVEL +10m PLAN
3-B
WEST SECTION
APPLICATION 1-D
LEVEL +5m PLAN
2-B 1-C 2-A
2-C
EAST SECTION 1-A
1-A
LEVEL +1.5m PLAN
2-D
2-B
1-C 1-B
12
SEUL LEE 2007 - 2017
3-A
SEUL@UMICH.EDU
13
SEOUL MANIFESTO
2008 I INTERMEDIATE DESIGN STUDIO I INDIVIDUAL PROJECT INSTRUCTOR: CHRISTIAN SCHWEITZER
FUTURE SCENARIO FOR SEOUL
Although there are many critical redevelopment issues in Seoul, people still prefer to build brand-new, higher and better-quality apartments for the sake of real estate investment; however, aggressive redevelopment would eventually destroy Seoul, making the worst dystopian city. In this project. It is a manifesto for redefining the meaning of home and house in a metropolitan city.
HIGH-DENSITY RESIDENTIAL
HIGH-DENSITY RESIDENTIAL
STACKING & FLOATING SOCIAL ENTITY Let each social entity stack and float in a chronicle order so that they could keep their original shape and function. Existing high-rise apartments would be cores connecting the social entities; people could live together within diverse social entities.
SOCIAL ENTITY 2020s
1980s
14
SEUL LEE 2007 - 2017
SOCIAL ENTITY
2000s
SOCIAL ENTITY
SEUL@UMICH.EDU
15
ROOTS
2015 I ULI HINES URBAN DESIGN COMPETITION I GROUP PROJECT TEAM: JULIAN CHENG, CHRISTOPHER HERLICH, SEUL LEE, PANKTI SANGANEE, BRADLEY VOGELSMEIER
INTEGRATING NEIGHBORHOOD NETWORKS FROM THE GROUND UP Copyright 2015 Christopher Herlich, Seul Lee
PHASE 1: PLANTING
PHASE 2: TAKING HOLD
PHASE 3: GROWING
30
RESIDENTIAL 148,380sf
COMMERCIAL 147,400sf
RESIDENTIAL 182,480sf
COMMERCIAL 50,445sf
RESIDENTIAL 183,430sf
3 25
22
4 23
3 5
14
15
3
2
11
3
3
2 6
6
20 18
7
RETAIL 22,000sf
MIXING OLD + NEW
Legacy Industrial
New Orleans Public Library
INSTITUTIONAL 109,900sf
CONNECTING THE LANDSCAPE Veteran Rehabilitation Center
5
16
5
28
6 17
4
1
19
3
12 3
INDUSTRIAL 133,440sf
RETAIL 10,200sf
21
6
3
24
RETAIL 90,400sf
27
13
29
4
Medical Tourism
3
EQUITABLE + INCLUSIVE
Charter School Campus
Lafitte Greenway
DENSIFYING Renovated THE Existing NEIGHBORHOOD Homes
Workforce + Low-Income Housing
Jazz Walk
10
ECONOMIC GROWTH
12
Medical Research Facilities
SOCIALLY INCLUSIVE
A WALKABLE COMMUNITY
Urban Lounge Start-up Commercial Space
11
2
BUILDING A MIXED-INCOME COMMUNITY
SPACE BECOMES A PLACE
29
9 26
8
N
SITE PLAN
0
1/16 mile
1 University Medical Center + VA Hospital 2 Mixed Use (MU) Medical Office + Retail 3 Market Rate Housing
7 “Urban Lounge”
13 Veteran Rehabilitation Center
19 Jazz Walk
25 K-8 Charter School
8 New Orleans Public Library
20 Lafitte Greenway
26 Iberville Housing Development
10 Commercial - Restaurant
21 Greenway Retail + Equipment Rental 22 Industrial + Flex Space
27 Fire Station
4 Workforce Housing
14 Medical Research + Hospital Support 15 Youth Music School + Music Therapy 16 Charter School
5 Affordable Housing
11 Neighborhood Retail
17 Gallery Space (Historic Building) 23 Structured Parking + Green Wall 29 St. Louis Cemetery
6 MU Residential + Retail
12 Start-Up Commercial
18 Student Initiated Retail
9 Job Training Center
NEIGHBORHOOD STABILITY Ensuring a secure future by engaging local anchors.
VETERAN SERVICES Upholding New Orleans’ commitment to provide for its veterans by giving them the tools they need to grow in place.
CONNECTING AMENITIES
24 Community Church
SOCIAL INFRASTRUCTURE Providing North Claiborne community members with the resources to come together and shape their future.
28 Louis Armstrong Park
30 Faubourg Lafitte Development
TALENT RETENTION
HEALTHY LIVING
Inspiring people to stay in the North Programs and facilities that bring Claiborne neighborhood and enliven people outside and encourage them the metro New Orleans area. to engage with each other and the built and natural environments in active, mindful ways.
Copyright 2015 Julian Cheng
CONNECTING PEOPLE + NEIGHBORHOODS
1 MILE TREMELAFFITE
0.5 MILE 0.25 MILE TULANEGRAVIER
IBERVILLE
FRENCH QUARTER
CBD
Pedestrian Only
Canal St. Streetcar
Neighborhoods
Canal St. Streetcar
Pedestrian Friendly
Anchoring Institutions
Location of Veterans
Public Transit
16
SEUL LEE 2007 - 2017
Copyright 2015 Seul Lee
SEUL@UMICH.EDU
17
STABILIZING MORNINGSIDE
2015 I UNIVERSITY OF MICHIGAN INTEGRATIVE FIELD EXPERIENCE PROJECT I GROUP PROJECT TEAM: JOSH BAILS, SARAH CLARK, FAN FAN, NICHOLAS FAZIO, SEUL LEE, EVAN MARKARIAN, JAMIE SIMCHIK, XIANG YAN
FINAL PLAN PREVIEW Please visit http://issuu.com/seul0923/docs/stabilizing_morningside_final_plan/ for more information. Project Management: Seul Lee Graphic Design: Nicholas Fazio, Seul Lee Copy Editing: Josh Bails, Jamie Simchik GIS: Xiang Yan
Prevent Tax Foreclosure: Josh Bails, Jamie Simchik, Xiang Yan Renovate Existing Homes: Fan Fan, Evan Markarian Turn Vacant Land into Assets: Nicholas Fazio, Seul Lee Build Neighborhood Capacity: Sarah Clark
SECTION 1
INTRODUCTION STABILIZING MORNINGSIDE
MORNINGSIDE
This plan builds upon the assets of the MorningSide neighborhood to stabilize its residential core and once again make it a neighborhood of choice. The mortgage foreclosure crisis weakened MorningSide resulting in an increase in blighted structures, newly vacant land, investor-owned properties and a continued decline through the current tax foreclosure crisis. This plan is designed to provide residents and local organizations as well as city, county and state officials with tools to begin addressing these issues. The strategies outlined in this plan apply to MorningSide but can also aid similar neighborhoods across Detroit.
The MorningSide neighborhood is located on the eastside of Detroit, Michigan. It is a 1.5-square mile area bounded by I-94 and Harper Ave. to the north, Whittier Dr. and E. Outer Dr. to the east, Mack Ave. to the south, and Alter Rd. and E. Outer Dr. to the west. The East English Village neighborhood is adjacent to the east, the Chandler Park neighborhood is adjacent to the west; and the City of Grosse Pointe Park is adjacent to the south.
GOALS Prevent Tax Foreclosure
Renovate Existing Homes
Turn Vacant Land into Assets
Build Neighborhood Capacity
While these four goals focus on stabilizing housing and keeping residents in MorningSide, other goals such as building infill housing and assuring neighborhood safety need to be addressed in the future to strengthen the neighborhood.
N
Figure 1.1: The MorningSide neighborhood in the City of Detroit Source: United States Census Bureau, 2013; City of Detroit Planning and Development Department, 2012 b. See Appendix for full citations. 12
Stabilizing MorningSide
Section 1 I Introduction
13
Copyright 2015 Nicholas Fazio, Seul Lee
18
SEUL LEE 2007 - 2017
SEUL@UMICH.EDU
19
STABILIZING MORNINGSIDE
2015 I UNIVERSITY OF MICHIGAN INTEGRATIVE FIELD EXPERIENCE PROJECT I GROUP PROJECT TEAM: JOSH BAILS, SARAH CLARK, FAN FAN, NICHOLAS FAZIO, SEUL LEE, EVAN MARKARIAN, JAMIE SIMCHIK, XIANG YAN
VACANT LAND REUSE BOOK PREVIEW Please visit http://issuu.com/seul0923/docs/vacant_land_reuse_book/ for more information. Project Management: Seul Lee Graphic & Book Layout Design: Nicholas Fazio, Seul Lee Copy Editing: Josh Bails, Jamie Simchik GIS: Xiang Yan
Prevent Tax Foreclosure: Josh Bails, Jamie Simchik, Xiang Yan Renovate Existing Homes: Fan Fan, Evan Markarian Turn Vacant Land into Assets: Nicholas Fazio, Seul Lee Build Neighborhood Capacity: Sarah Clark
THE VACANT LAND REUSE MATRIX
THE VACANT LAND REUSE BOOK
A vacancy reuse matrix suggests reuse possibilities for vacant land (see Figure 5.3). The possibilities are divided into short-term, mid-term and long-term according to the time, labor and amount of vacant land they require.
SHORT-TERM Short Time
Mimimum Work
Mimimum Vacancy
Each of the 15 programs identified in the vacant land reuse matrix (Figure 5.3) are detailed in the reuse book, available separately. The 15 programs each have three application options, providing a total of 45 different application options for vacant land in MorningSide. This Vacant Land Reuse Book encourages MorningSide homeowners to focus on promoting reuse of vacant land. The book includes suggestions for using vacant land with cost estimates, materials, plantings and images.
COMMUNITY GARDEN VISION Lots that have raised beds for produce or flowers. PLANTINGS
CLEAN and CLEAR
SIDE LOT
ART SPACE
PATHS
MID-TERM Moderate Time
Moderate Work
TOMATO
PEPPER
LETTUCE
EGGPLANT
PEAS
BASIL
PARSLEY
OREGANO
Moderate Vacancy
GROW + PLAY
COMMUNITY GARDEN
GREEN PARKING
TRAILS
STORMWATER MANAGEMENT
GREEN VENTURES
Eggplant QTY: 10
Basil QTY: 20
Pepper QTY: 10
Beans QTY: 3
Parsley QTY: 3
Lettuce QTY: 3
Peas QTY: 3
MID TERM
Topsoil (2 ea for 0.75 cu ft) Raised Beds (4’x8’x10’) (4)
Soil Testing Total Project Cost ($0.88 per sf)*
$900.00 $56.50 $56.50 $20.85
Tomato (10) Pepper (10) Lettuce (3 Packs)
Excessive Vacancy
HERB GARDEN
Tomato QTY: 10
Site Cleanup Trash/Debris
Longer Work
VEGGIE GARDEN
COSTS + MATERIALS
LONG-TERM Longer Time
BEANS
NATURAL LAND
$4,300.00 $400.00
$15.00 $5,748.00
Oregano QTY: 3
COSTS + MATERIALS Site Cleanup Trash/Debris Eggplant (10) Beans (3 Packs) Peas (3 Packs)
Topsoil (2 ea for 0.75 cu ft) Raised Beds (4’x8’x10’) (4)
Soil Testing Total Project Cost ($0.81 per sf)*
$900.00 $56.00 $14.84 $20.85
$4,300.00 $400.00
$15.00 $5,292.20
COSTS + MATERIALS Site Cleanup Trash/Debris
$900.00
Basil (20) Parsley (3 Packs) Oregano (3 Packs)
Topsoil (2 ea for 0.75 cu ft) Raised Beds (4’x8’x10’) (4)
$49.83 $17.85 $11.90
$4,300.00 $400.00
Soil Testing Total Project Cost ($0.88 per sf)*
$15.00 $5,694.58
*Based on (65’X100’) 6,500 sf lot Vacant Land Reuse Book
CARBON FOREST
URBAN FARM
GREENWAY
PLAZA
Figure 5.3: The vacancy reuse matrix by complexity, labor and amount of vacant land for implementation 84
Stabilizing MorningSide
NEIGHBORHOOD PARK
13
Figure 5.4: A page from the Vacant Land Reuse Book Section 5 I Turn Vacant Land into Assets
85
Copyright 2015 Nicholas Fazio, Seul Lee
20
SEUL LEE 2007 - 2017
SEUL@UMICH.EDU
21
FRANKLIN GREEN
2014 I UM/ULI REAL ESTATE FORUM URBAN RESTORATION CASE COMPETITION I GROUP PROJECT TEAM: CHRISTOPHER HERLICH, SEUL LEE, FRANK ROMO, BRADLEY VOGELSMEIER
Copyright 2014 Seul Lee
SITE ANALYSIS EMPLOYMENT CORRIDORS
PROPOSAL CO-WORKING SPACE DENSITY
VICINITY MAP
DEMOLITION
PHASE 1
USER PROFILES Jason, 28 • Young Artist & Entrepreneur
9 7
8 5 6
• Uses co-working space • Frequents cafe and riverwalk for inspiration
4 3
NEW CONSTRUCTION
PHASE 2
Kate & Michael • Married couple
2
• Attend weekly farmer’s markets
1
This site falls along many of Detroit’s paths to growth. It is directly south of Jefferson Avenue, which serves as a main connector to the major job clusters in the city including many of the co-working and flexible spaces that are becoming a major player in Detroit’s revitalization. With 270+ units coming on line immediately to the east at Orleans Landing, this site is well positioned to offer several place-based amenities including dining and café options, specialty and pop-up retail in addition to the residential living units with stunning views of the riverfront and downtown. This development has great pedestrian connectivity with the Dequindre Cut and Riverwalk located within 1/4mile and next-door neighbor Steve’s Soul Food and The Outdoor Adventure Center both serve as regional draws. ENVIRONMENTAL RESILIENCY Ensuring a safe, sustainable, and affordable future for Franklin Green’s residents and visitors
ECONOMIC DEVELOPMENT Providing economic opportunity for a wide range of talents and passions • Rivertown Detroit Association
1 Wheelhouse Detroit
6 Steve’s Soul Food
2 Riverwalk Cafe
7 Dequindre Cut
3
Riverwalk + Milliken State Park
4 Outdoor Adventure Center
• Enjoy bike rides on the Dequindre Cut
8 Greening of Detroit Park
Michelle, 34
9 Lafayette Plaisance Park
5 Orleans Landing
RENOVATION
• Works downtown • Appreciates short commute to work ROBUST COMMUNITY Complementing the character of existing neighborhoods while cultivating a healthy and flourishing community
ROI
12% EQUITY SOURCES
• Smart Buildings Detroit
• Detroit Food & Ag Network
• Revolve Detroit Retail Evolution
• Michigan Community Revitalization Program
• Detroit Riverfront Conservancy
• Eastern Market Farm Stand
• Detroit Business to Business Corp
• Brownfield Redevelopment Authority
• Detroit Economic Growth Corporation
• Community Development Block Grant
• Brownfield Redevelopment Authority
• Federal/State Historic Tax Credits • Developer Equity 22
SEUL LEE 2007 - 2017
• Lives in rental housing on the riverfront
PHASE 3
ROE
128%
IRR
14%
DEBT SOURCES $1,000,000 $3,900,315 $150,000 $2,599,331 $800,000
• Michigan Community Revitalization Loan • Michigan Brownfield Tax Credits • Real Estate Loan - Invest Detroit • Detroit Investment Fund • Permanent Construction Loan
$2,000,000 $2,437,697 $2,500,000 $2,500,000 $1,614,232
SEUL@UMICH.EDU
23
DRAWINGS & OBJECTS
2007-2012 I KOREA NATIONAL UNIVERSITY OF ARTS, SCHOOL OF VISUAL ARTS I INDIVIDUAL PROJECT
A PLACE OF ENTRANCE, A PLACE OF GATHERING, A PLACE OF SOLITUDE, 2009 108”X42” Color Pencil Drawing on Parchment Paper
24
SEUL LEE 2007 - 2017
SEUL@UMICH.EDU
25
DRAWINGS & OBJECTS
2007-2012 I KOREA NATIONAL UNIVERSITY OF ARTS, SCHOOL OF VISUAL ARTS I INDIVIDUAL PROJECT
RELIEF MODEL 1, 2009 8.5”X11” Engraving on Paper
BORDER VEHICLE FOR DMZ, 2008 60”X60”X55” 20” Bicycle, Industrial Pipe FULL-SIZE VIOLIN, 2007 14”X8.5”X3” Crafting with Cardboard
FULL-SIZE VIOLIN PLAN, 2007 45”X45” Pen Drawing on Cardboard 26
SEUL LEE 2007 - 2017
SEUL@UMICH.EDU
27
THE REMEMBRANCE OF A MOON VILLAGE
2014 I AGORA JOURNAL OF URBAN PLANNING + DESIGN I PUBLICATION UNIVERSITY OF MICHIGAN I TAUBMAN COLLEGE OF ARCHITECTURE + URBAN PLANNING
AGORA 8: ALTERNATIVES Please visit http://issuu.com/agora_michigan/docs/agora8_final/56?e=8997836/8297575 for more information.
L
ast fall, I first faced the concept of urban renewal as a planning student. However, the concept seemed really familiar to me, as I had involuntarily experienced urban renewal in my childhood. I realized that the things that I had seen or heard about as a child had already happened in the U.S. a long time ago. Among the many urban renewal projects in the U.S. conducted during 1950s, the detrimental slum clearance in Detroit especially caught my eye because it reminded me of the neighborhood I lived in during the late 1990s. This neighborhood had replaced the largest moon village, a lower-income slum area, in Seoul. In spite of decades of time between them, the two cases closely resembled one another. I was astounded and wondered why Seoul planners followed the path of slum clearance that had clearly failed in the United States.
30 Years Later
The Remembrance of a Moon Village
Seul Lee
Master of Urban Planning 2015
58
Lee
28
SEUL LEE 2007 - 2017
This article describes one of urban renewal projects in Seoul in 1990s that caused severe tragedies in the area based on the writer’s experience. Despite the criticisms of the “slum clearance” approach to urban renewal in the U.S. after the 1960s, Seoul adopted the concept to redevelop slum areas during 1970-1990s since the city government had to figure out the middle-class housing shortage as soon as possible. The urban renewal project abused the civil rights of slum residents by destroying their living foundation.
In the summer of 1995, my family moved to a brand-new apartment located in the northern part of Seoul. The apartment complex, which was one of the massive redevelopment constructions in the city, had 4,516 households in an area of 47 acres. My new apartment was the replacement of a neighborhood called “Daldongne,” a moon village. People called those kinds of neighborhoods moon village because most of the lower-income residents paid monthly rents, as they could not afford to purchase a house, and because the neighborhoods were often located on hillsides, where people could see the moon up close. In response to Seoul’s rapidly increasing population, the city designated an existing moon village as a redevelopment area and applied urban renewal methods similar to those used in the U.S. in the 1950s. Despite criticisms of the slum clearance approach to urban renewal in the U.S. after the 1960s, Seoul implemented the concept for several neighborhoods during the 1970s through the 1990s, eventually causing severe tragedies in those areas including social injustice, declining quality of life, poor public services and maintenance, and enforced displacement. Admittedly, the urban renewal redevelopment did bring some benefits to the city, such as providing more middle-class housing by building high-density apartments in the squatter settlements that had been scattered in the mountainous area of Seoul. However, the city should not have adopted the outdated method of urban renewal due to its severe equity ramifications. Although the government expected the new developments to resolve issues of equity, it failed to save the moon village residents.
Donam Slum Clearance In the early 1970s, the Seoul Metropolitan Government designated a large moon village in Donam, the northern part of Seoul, as a redevelopment area. Through slum clearance, the government sought to refurbish the area and supply affordable housing to middle-income families. Thomas and Hwang (2003) reported that to replace slums with clean and massive apartment complexes, the city contracted private developers to proceed with the plan and approved their proposal for redevelopment (p. 14). However, developers did not demolish the moon village until 1990, and then began construction in 1993. Multiple layers of conflict prolonged the village redevelopment, including long-term conflict between the private developers and the moon village residents and internal conflict between owners and renters in the village. While the owner-occupied households banded together against the forces of eminent domain to demand compensation, renters and squatters had no assets for bargaining. The developers decided to build public housing in the new town to accommodate these residents; however, they offered only homeowners, not renters, priority to purchase the public housing units. This caused a conflict between the owners, who wanted to conclude negotiations with the developers quickly, and the renters, who did not want to negotiate because they had nowhere to go. This conflict delayed the redevelopment and caused unrest. In one case, the disagreement among residents drove a homeowner to commit murder. Neighbors who had once helped each other in times of need became foes. Additionally, even though homeowners had priority in purchasing units, most of them could not afford the developers’ units. They had no choice but to leave the village, selling their priority to speculators who could actually afford to buy the units. Meanwhile, in 1990, the developers tried to raze the village faster than initially promised to shorten the redevelopment period, which led to a protest by the rest of residents who had not yet found alternative places to live. Despite a riot that caused injuries to some protestors, the private developers proceeded with the demolition. In so doing, the urban renewal project abused the civil rights of lower-income residents in the moon village. It took only two years to complete the construction of thirty-one high-rise apartment buildings. Wide and well-paved concrete roads covered all traces of the moon village; the twenty-two story modern buildings
59
AGORA 8
SEUL@UMICH.EDU
29
THE REMEMBRANCE OF A MOON VILLAGE
accommodated a large number of middleincome families. This functional apartment complex with a fascinating panoramic view of the city was seen as exemplary for other redevelopments occurring at that time. The short construction period was also helpful to middle-income households, who suffered from a housing shortage in Seoul. The new town had excellent amenities such as a mall, a gathering space for seniors, and a playground that residents could enjoy. Moreover, the town was easy to access by public transportation, providing additional convenience for commuting workers. Unlike the slum residents, the newcomers were the sole beneficiaries of this urban renewal project. In the U.S. and Seoul, urban renewal provided a desirable aesthetic but brought unforeseen
Fig. 5.1. Source: Soobin Park
62
Lee
30
SEUL LEE 2007 - 2017
consequences. In Seoul, those unforeseen consequences threatened the very safety of the city’s residents. In the rainy season, after all the new residents had settled into the area, the embankments supporting one building’s foundation suddenly collapsed, causing ten casualties. It was disclosed that the accident occurred because the construction company did not adhere to building and construction safety standards. In order to increase profits, the construction company used cheap and unsafe materials to reduce per-unit costs and create more housing units. This sparked a controversy among Seoul citizens, revealing other dishonest construction practices throughout the city. Urban renewal was threatening public safety for all residents.
2014 I AGORA JOURNAL OF URBAN PLANNING + DESIGN I PUBLICATION UNIVERSITY OF MICHIGAN I TAUBMAN COLLEGE OF ARCHITECTURE + URBAN PLANNING
When I transferred to a primary school near the new town, a small part of the moon village remained between the new town and my school, which most children of the apartment complex attended. We schoolchildren had to walk to school along a narrow path through a district with old, shabby houses. Since the alleyways were not paved, I complained about my shoes getting dirty during the rainy season and encountered “bottlenecks” on my way to school because many children hesitated before climbing down the slippery alleyway. In spite of these small inconveniences, I never thought this neighborhood should be destroyed because the community had existed for a long time and I had a couple of classmates who had lived there for their whole lives. I also appreciated the older neighborhood residents. Whenever I passed by the alleyway, an old lady sitting in front of her house generously welcomed me, which would make me feel warm for the rest of the day. However, the “old urban fabric” in the area was devastated in a moment: the small village was cleared out after the new town residents demanded “a safe school zone,” and the apartment children eventually got dry asphalt pavement on their walk to school. Needless to say, my friends at the moon village were forced to move out, and I never saw them again.
Inherited Segregation
Isolation and Discrimination
Urban redevelopment in Seoul was inevitable given the radical population explosion of the 1960s and 1980s. However, Seoul should not have redeveloped the inner city by simply clearing out slum areas. First, the relocation of slum residents should have been a long-term project so they could have had adequate time to prepare to move to other regions. In the Donam redevelopment case, it took only three years to force residents out and completely raze the whole town. This was not enough time for lower-income people to adapt to new circumstances, as it was hard for them to find affordable new housing in the city.
As many urban renewal advocates claimed, the city government believed that clearing out problematic regions to build modernized and functional communities would resolve most of the city’s social problems. But these city improvements failed to resolve the complex social issues as expected. As noted above, the private developers built only one public housing unit in the apartment complex and gave priority to moon village residents as compensation for demolishing their homes. However, most of the residents could not afford to move into the building. Those who did move in faced severe discrimination in the new community. Even the site plan reflected such discrimination: their building was located at the end of the apartment complex, farthest from the main entrance and isolated from other apartments. In addition, the construction company scheduled a later move-in for the public housing residents than for the other residents of the complex. Therefore, public housing residents had little opportunity to integrate with the rest of the households in the new town.
This kind of tension in the community also carried over to the primary school. To deal with the rapid increase in the student population, the school created additional classes dedicated to incoming students from the apartment complex. As a rite of passage, students had to state their building number to classmates. Since the new town consisted of apartments in different areas, a building number identified a resident’s income class. When a newcomer introduced himself or herself as a resident of 301, a public-housing building number, he or she had difficulty making friends in the class. Even if the classmates started to get along, the parents advised their children not to hang out with children from 301. The social and economic polarization between residents of 301 and others worsened with time; one 301 resident even committed suicide in the building. Nonetheless, nobody made an effort to discuss the problem or find a solution. Rather, the new town residents became even more inclined to avoid the lower-income residents of 301. It seemed that social equity was nowhere to be found in this neighborhood.
and preserve the character of the neighborhood. If they had preserved some of the slum area, renovated the infrastructure and old houses incrementally, and held public discussions with residents, while simultaneously pursuing the high-density housing plan, Seoul would have had diverse types of neighborhoods with unique characteristics. Baeksa Village, a New Challenge
One of the last moon villages in Seoul, Baeksa Village, has the potential to incorporate some of these alternatives, as developers are currently attempting to create a sustainable and vibrant neighborhood. Created by the expelled residents who had lived in the inner-city slum area that was cleared in the 1970s. The village had been designated as a green belt for 47 years,
An Alternative Way
Also, the government should have had a more concrete and comprehensive compensation policy. Though the city gave some slum residents the right to move into new public housing in the new town, they could not afford to pay the rent and many left the area after selling their rights to those who had more money. The lower-income households in the slum therefore did not benefit from compensation. Moreover, instead of bulldozing the entire designated region and erecting high-density buildings, the city and private developers should have considered a mixedincome and mixed-density redevelopment in order to intermingle a variety of social classes
so the neighborhood has kept its original topography and the shape of the lots. When the government lifted the green belt regulation of the area in 1998, the demand for redevelopment increased, and developers proposed a typical plan to bulldoze the neighborhood and build high-density, market-rate apartments. Voicing their concern, local architects insisted that the developers consider sustainable development and keep the neighborhood’s unique topography and shape in order to respect and preserve the residents’ lifestyles. Eventually, the government accepted the local architects’ proposal, and the architects are currently working on the new site plan for a mixed-income, mixed-density, ecofriendly neighborhood.
Fig. 5.2. Source: Soobin Park
63
AGORA 8
SEUL@UMICH.EDU
31
THE REMEMBRANCE OF A MOON VILLAGE
PROFESSIONAL WORKS
2015 - 2017 SmithGroupJJR I DETROIT, MI
CONFIDENTIAL SITE REDEVELOPMENT STUDY Project Type: Urban Design Role: Urban Designer Location: Detroit, MI
Learning from the Past While reading about the urban renewal project in Detroit, I became preoccupied with memories of the new town where I had spent my childhood. As a child, I had a vague sense that something was wrong with the apartment complex, but I did not realize the extent of the issues. I now realize that the type of urban renewal pursued there was not suitable for comprehensive neighborhood improvements. Fortunately, people are now more aware of social justice issues, so Seoul citizens have questioned this kind of result-oriented
redevelopment plan and have tried to find better ways to improve the remaining moon villages. Although it might be difficult to make a moderate redevelopment plan that appeals to all residents and developers, plans like those for Baeska represent a step in the right direction that may enhance the quality of life for all residents of Seoul. This work is dedicated to the memory of Jong-ho Yi, my undergraduate professor at the Korean National University of Arts, who loved Seoul and was involved in the Baeksa Village Redevelopment Project.
References
Thomas, J. (2013). Redevelopment and race: planning a finer city in postwar Detroit. Paperback ed. Detroit: Wayne State University Press.
Cho, S., Fulton, B. (2006). The dwarf. Honolulu: University of Hawaii Press . Kim, K. (2011). Tosi kaebal, kil ŭl ilt’a: Yongsan, Nyu t’aun, Kadŭn p’aibŭ, Han’gang rŭnesangsŭ [Urban development, lost its way: Yongsan, New-town, Garden-five, Hangang renaissance]. Seoul, Korea: Sigongsa.
Thomas, J., & Hwang, H. (2003). Social equity in redevelopment and housing: United States and Korea. Journal of Planning Education and Research, 23.
Kim, K. et al. (2001). Sŏul 20-segi konggan pyŏnchŏnsa [Seoul, twentieth century, growth and change of the last 100 years]. Seoul, Korea: Sŏul Sijŏng Kaebal Yŏnguwŏn.
Scott, J. C. (2012). Authoritarian high modernism. In S. Feinstein, & S. Campbell (Eds.), Readings in Planning Theory (3rd Ed.). (pp. 54-71). Malden, MA: Wiley-Blackwell.
Hanguk Tosi Yŏnguso [Eds.]. (1996). Tosi sŏmin ŭi sam kwa chumin undong [The life of urban working classes and their movement]. Seoul, Korea: Tosŏ Chulpan Parŏn.
Han’guk Konggan Hwan’gyŏng Yŏn’guhoe [Eds.]. (1993). Sŏul yŏngu: yuyŏnjŏk sanŏphwa wa saeroun tosi, sahoe, chŏngchi [Seoul research: Flexible industrialization and new urban, society, and politics]. Seoul: Hanul.
Kim, H. (2012, April 13). The Seoul Daldongne redevelopment affair. Hankyoreh. Retrieved from http://www.hani.co.kr
NRP Corporation. (2013). Hanshin & Hanjin Apartment Complex in Donam. In NAVER Real Estate. Retrieved from http://goo.gl/K9JxYx.
Son, C. (2003). Sŏul tosi kyehoek iyagi: Sŏul kyŏktong ŭi 50-yŏn kwa na ŭi chŭngŏn [The Seoul city planning story: My testimony to the tumultuous 50 years of Seoul] (Vols. 4-5). Seoul: Hanul.
Copyright 2017 SmithGroupJJR
Lim, J. (2014, January 22). Baeksa Village, the architectural experiment with a sensible approach to redevelopment. Hankyoreh. Retrieved from http://www.hani.co.kr
64
162,000 GSF 7%
HOTEL RETAIL APARTMENT CONDO PARKING CONVENTION CENTER
RESIDENTIAL • 70’ deep • 24 stories @ 20,000 GSF floorplate • 13’ FTF RETAIL • 40’ - 60’ deep • 13’ - 20’ FTF
162,000 7%
299,000
299,000 12% GSF 12%
255,000
PARKING • Roughly 4,000 spaces
Lee
255,000 GSF 11% 11%
HOTEL • 70’ deep • 3 story base @ 30,000 GSF floorplate • 10 story tower; 30 rooms per floor; CONVENTION CENTER 20,000 GSF • 90’ - 100’ deep • 13’ FTF • 9,000 person event space
SEUL LEE 2007 - 2017
142,500 6%
1,478,750 GSF
1,478,75061% 61%
HOTEL
32
78,700 78,700 GSF 3%3%
RETAIL
142,500 GSF 6%
APARTMENT
CONDO
PARKING
COBO
SEUL@UMICH.EDU
33
PROFESSIONAL WORKS
2015 - 2017 SmithGroupJJR I DETROIT, MI
HIGHER EDUCATION POST-OCCUPANCY ASSESSMENT Project Type: Higher Education Design Research Role: Primary Researcher Location: Auburn Hills, MI
Promoting Peer to Peer Learning
Furniture Learning, of course, involves social interaction, and it is not easy to separate purely student social activity from that which is learning-related, particularly as both forms of peer-to-peer engagement often take place in the same campus settings. P E T E R P E TO C Z E T A L . , E X P LO R I N G P E E R L E A R N I N G : S T U D E N T TO S T U D E N T, L E C T U R E R TO L E C T U R E R , 2 01 2
How can smart facility design encourage interaction?
Students used informal learning spaces with tables 68% of the time Students used fixed furniture settings 63% of the time Informal learning spaces with tables draw more students and encourage high levels of interaction
Students tend to occupy informal learning spaces with fixed furniture settings more frequently
TABLES
FIXED FURNITURE
NO TABLES
utilization 10+320 32% =68% 680 interaction 10+340 34% =66% 660
utilization 10+380 38% =63% 620
Technology and Tools
Oakland University 134,200 gsf New Engineering Building Observed 25 possible collaboration spaces over a 2 week period of time Measured both level of interaction and total utilization
Students bring their own technology An informal learning space able to accomodate technology encourages interaction
47+1+20621G
Background
MOVABLE FURNITURE
MOBILE PHONE 22%
LAPTOP 47%
TEXT BOOK 6%
NOTEPAD 21%
WHITE BOARDS, ROBOTS, CALCULATORS, ETC.
EQUIPPED SPACE
69% of the tools students used were electronic; providing electronic support (charging stations, plugs, etc.) is an important informal learning space feature
NON-EQUIPPED SPACE
interaction 10+400 40% =60% 600
Location
Size
Rooms located near main circluation are 2X more interactive Informal learning spaces proximity to main circulation paths influences interaction
Most Utilized Informal Learning Space
34
SEUL LEE 2007 - 2017
LARGER SPACE (+6)
SMALLER SPACE (2-5)
65%= 360+10+640 38% interaction 10+380 =62% 620 35%
utilization
Larger informal learning spaces encourage higher levels of interaction
Smaller informal learning spaces = higher utilization
Informal Learning Space
SEUL@UMICH.EDU
35
PROFESSIONAL WORKS
2015 - 2017 SmithGroupJJR I DETROIT, MI
BOSTON UNIVERSITY GOLDMAN SCHOOL OF DENTAL MEDICINE
FUTURE SPECIALTY CLINIC EXPANSION
Project Type: Urban Design / Healthcare + Lab Planning Role: Urban Designer / Lab Planner Location: Boston, MA CLINIC CLASS LAB CLASSROOM + STUDENT SUPPORT OFFICE LOBBY MECHANICAL
TWO FLOORS OF GENERAL DENTISTRY CLINICS - 50 CHAIRS EACH
EXISTING ORAL SURGERY CLINIC TO REMAIN
INSTRUCTIONAL FLOOR: SIMULATION LEARNING CENTER + CLASSROOM
ADDITION
SPECIALTY CLINICS + OFFICE SPACE
EN EW TO NS TR EE T
STUDENT/STAFF ENTRY
STUDENT GATHERING + EVENT SPACE
NY BA AL
ET RE ST
PATIENT ENTRY
CENTRAL STERILIZATION Copyright 2017 SmithGroupJJR
GENERAL DENTISTRY CLINIC
LARGE CLASSROOM
PATIENT WAITING
ADMIN OFFICE
Copyright 2017 SmithGroupJJR
36
SEUL LEE 2007 - 2017
SEUL@UMICH.EDU
37