MP Guideline Book1208

Sewoon District 4
Urban Development Project

Seoul, Korea
Design Guidelines
KOETTER
KIM & ASSOCIATES
INC.
December 2004
Foreword
These guidelines are intended to inform the coordinated design
of both open spaces and building design with the Phase One
District 4 Site of the Sewoon Development Area.
As these guidelines are necessarily guided by the aims of the
competition proposal that they derive from, this booklet is accompanied by the two explanatory volumes (dealing with Urbanism
and Architecture), that were a part of the original competition submission.
Table of Contents
1
Introduction
Master Plan Summary

Objectives
Site Development and Landscape Guidelines

Phase One Site Plan
Street Patterns and Street Types
Primary (Vehicular) Streets
Secondary (Pedestrian Dominant) Streets
Through-Block Passages
Public Open Spaces
North-South Park Space
Northeast Corner Plaza
Cheonggyecheon Canal Park
Multi-Level Court
Paving
Planting
Lighting
Building Guidelines
Objectives
Buildings as Extension of Larger Area - Environmental and
Greening Strategy
Buildings as Definers and Supporters of Streets/Open Spaces
Variable and Multi-use Potential of Buildings
Visual Expression
Construction
Environmental Conditions
Ground Level Conditions
Upper Building Opportunities
Building Types
Wall Buildings
Towers
Massing
Aggregated Buildings as Integrated Profile
Relationship of Above-Grade and Below-Grade Conditions
Site-Wide (Phase One) Conditions
Site Plan
Site Sections
Site Elevations
Individual Parcel Guidelines

Parcel A-1
Parcel A-2
Parcel A-3
Parcel A-4
Administrative Framework
Review & Comment Process
Applicable Codes
Schedule
Sewoon District 4 Design Guidelines
1. Introduction
Introduction
Master Plan Summary
Site Development & Landscape Guidelines
Building Guidelines
1. Introduction
The proposed redevelopment of the Sewoon District site in the

historic center of Seoul, along with the citys leadership in the
reclamation of the Cheonggyecheon Canal and the formation of
a major north to south park system through the old city together form the basis of extraordinary urban regeneration and public
realm initiative that can serve as a compelling model for enlightened city making at this threshold of the 21st century.
The Sewoon District site proposal, projecting a provocative vision
for the future of Seoul while building upon its past, also strives to
establish a new and ecologically balanced meshing of the natural and built environments within the city.
A close-knit layout of mixed use urban buildings, largely built
upon existing street patterns, aims to maintain and intensify the
active, street oriented life and enterprise that characterizes this
historic district. This intense web of street related building and
activity will be dramatically enhanced and complimented by the
presence of the restored canal and new park system.
View of existing site and Shrine to the North
These reestablished open spaces, both reflecting Seouls historical evolution, bring nature back into the heart of this now vibrant
contemporary metropolis and help to reestablish the citys traditional closeness to the earth.
This intention is also interpreted as a means of achieving a new
integration between the historic city and its magnificent green
setting; reestablishing natural watershed conditions with related
water management, flood control and microclimatic opportunities
while weaving extensions of these green park patterns into the
new building fabric and public open space patterns of the
Sewoon site.
Building design further reflects these intentions through an
emphasis upon natural ventilation, advantageous orientations,
use flexibility and the enhancement these conditions with a close
integration of building and landscape-- involving the greening and
environmental conditioning of upper floor building spaces
through the related concepts of building as forest and building
as vertical garden. These concepts can bring landscape into
direct relationship with the domestic environment of these buildings, establishing an intimate and calm green foreground to compliment an appreciation of Seouls marvelous green environs
Introduction
Master Plan Summary
Building Guidelines
Proposed development of site
Plan of Sewoon District 4 Proposal
while providing a serene counterpoint to the hustle and bustle of

the surrounding city.
At the same time, the very nature of this place this meshing of
the urban and natural environments -- nourished by the scale,
dimension and inherent amenity of its park and canal open space
systems also supports even demands a high level of occupancy and land use. This provides an opportunity for many people to live and work here and to visit this extraordinary new place
in the city, bringing with it a new level of full time energy and vitality in the historic center of Seoul.
This first phase of development occupies the northeast quadrant

(District 4) of the larger Sewoon Development site addressed by
the design competition.
Green strategy - city wide
As the larger site-wide plan outlined in the competition indicates

a pattern of four discreet but interdependent blocks of development, each with its own identity and place of internal focus, this
first phase will provide both an important building block towards
the realization of the overall plan as well as a complete urban
sub-district in its own right.
Bringing into realization a portion of the proposed north to south
city-wide park system and occupying significant portions of
Cheonggyecheon Canal and Jong Ro frontage, this initial phase
of the Sewoon Development will also serve as a powerful demonstration of this ventures larger vision of establishing a new dialogue between the urban realm and nature.
Central Seoul - macro-scale strategy for urban

redevelopment
Sewoon District 4 Proposal in context
Introduction
Master Plan Summary
Building Guidelines
2. Master Plan Summary
Introduction
Master Plan Summary
Building Guidelines
2. Master Plan Summary
Objectives
The Greening of the City
The restoration of the Cheonggyecheon Canal and the creation
of the proposed north-south park system offer tremendous environmental opportunities.
It is proposed that bio-engineering strategies be employed to
engage the park and canal systems as components of an urbanscale Living Machine, restoring parts of the historic watershed
and its riparian landscape, introducing related water management/flood control and producing a unique form of urban park
that includes retention ponds, wetlands, diverse flora/fauna habitation and a multitude of recreational opportunities.
North-South Greenway
Interaction Between Building and Landscape

Building and site patterns are conceived to be integrated with a
complex vertical and horizontal distribution of gardens, vegetated roofs and permeable surfaces that mimic an uplands forest
zone. This strategy allows the landscape to become an integral
part of the domestic environment within the site. This buildingsas-forest strategy also recognizes, in plan and detail, the movement of the sun and the prevailing winds.
Landscape as part of domestic environment
Positive Relationships with the Surrounding City:

Continuity of Existing Street and Open Space Patterns
While some of the streets and passages of the new development
follow the geometry of the districts newer gridded street system,
others follow the more irregular streambed determined paths of
the areas historic street patterns. This maintenance of historic
street patterns preserves important threads of memory and continuity with the past while, at the same time, providing another
dimension to the experiencing of the site.
These historic and new street and passage patterns are, of
course, part of a larger whole and literal continuity between this
Introduction
Master Plan Summary
Building Guidelines
Continuity of existing street patterns
Continuity of Existing Street and Open Space Patterns (cont)

site and its immediate surroundings. In a similar way, new open
spaces on the site are planned to recognize and communicate
with adjacent spaces. The new north-south park, for instance, as
it moves through the site, is seen as having a high degree of continuity with the gardens of the Jongmyo Royal Shrine and the
green terrain further up to the north. This strong communication
not only recognizes the importance of this historic site, but also
gives a greater presence to the beauty and scale of this larger
northern extremity of the proposed city-wide north-south park
system.
Existing street patterns
Linkages
This integration of street and open space patterns of the Sewoon
development with its surroundings helps offset an inherent sense
of isolation often associated with contemporary large scale urban
development. These must not be simply gestures of continuity
but genuine and legible linkages with the life and physical patterns of the surrounding city.
Linkages
Continuity
It is imagined that these strategies of urban environmental remediation, preservation of historic patterns and the making of positive spatial and social linkages within the city might become typical to the further regeneration of Seouls historic center that will,
without doubt, occur in the future.
Continuity
Introduction
Master Plan Summary
Building Guidelines
An Active Street-Oriented District

One of the most positive aspects of the site as it exists today is
its high levels of street-related activity. It is important that this
condition of urban energy and enterprise is also present in the
new development of the site.
To this end, we propose an arrangement of space-defining buildings that give strong definition, active street frontages and continuity to a pattern of streets, passages, and public open spaces
across the site.
Pedestrian patterns
Typical existing street
Public Destinations and Gathering Places

Each of the four quadrants of the Sewoon Development relates
to a network of public spaces and destinations. While the
Cheonggyecheon Canal, the central park space and the course
of Jong No are primary to this network, each quadrant also contains, within its site, an important place of public activity and gathering that are, in turn, connected to one another as well as to the
surrounding city.
Network of public spaces
Public court
Introduction
Master Plan Summary
Building Guidelines
10
The Primary Terms of the Master Plan

Simply stated, the basic urbanistic and physical terms of the master plan buildings, streets and pedestrian dominant outdoor
spaces -- can be described as follows:
Phase one
Building Parcel Groups

Within the Phase One Site there are four distinct groups of building parcels:
Site A-1; With its primary orientation westward, along the NorthSouth Central Park
Site A-2; A northern site with long frontages along Jong Ro
Site A-3; Occupying the center of the site with frontage along
Bae-O-Gae-Gil
Site A-4; A southern site overlooking the Cheonggyecheon Canal.
A-1
A-2
A-3
A-4
Building parcel groups
Streets
Along with its existing perimeter streets, the site is internally
served by a primary and a secondary pair of east-west and northsouth streets.
Street patterns
Pedestrian Patterns
The site is permeated by an intense network of pedestrian ways
that is made up of street and open space related courses as well
as through-building passages.
Pedestrian patterns
Introduction
Master Plan Summary
Building Guidelines
11
Site-Wide Statistics (Phase One)

Program
Business 9.10%
Commercial 8.16%
Residential 57.05%
Officetel 6.49%
Entertainment 9.93%
Reclaimed commercial 9.27%
Total Site Area
26,063m2
Maximum Site Coverage
80% (67.25% provided)
Minimum Public Open Space
10% Total Site Area
Minimum Landscaped Area
15% Total Site Area
Maximum Floor Area Ratio
7.56% (7.50% provided)
Maximum Building Height
114.8m (90m provided)
Minimum Gross Floor Area

(Above grade)
195,911m2 (program space)
Minimum Gross Floor Area

(Below Grade)
150,032m2
Total Gross Floor Area
345,943m2
Introduction
Master Plan Summary
Building Guidelines
12
3. Site Development & Landscape Guidelines
Introduction
Master Plan Summary
Building Guidelines
13
3. Site Development & Landscape Guidelines
199.18
5M SETBACK LINE
PROPERTY LINE
5M SETBACK LINE
173.32
162.12
PROPERTY LINE
PROPERTY LINE
20M SETBACK
LINE
20M SETBACK LINE
PROPERTY LINE
194.72
Site Limit Plan @ 1:2000
30
60
90
Site Limits and Dimensional Constraints

JONGNO
Illustrated is the property boundary line of the phase One Site

along with a series of perimeter setback or no-build zones.
DONHWAMUNRO
CHEONGGYERO
BAE-O-GAEGIL
CHEONGGYERO
The four Building Parcel Groups and basic patterns of site work
are also indicated in this diagram.
EULJIRO
4 building parcels
Introduction
Master Plan Summary
Building Guidelines
14
29.91
134.80
5.00
19.04
5.00
20M SETBACK
162.12
30.00
8.00
14.20
32.00
5M SETBACK
6.00
20.00
14.00
14.31
26.46
6.00
48.58
5.00
20M SETBACK
5M SETBACK
54.22
14.10
5.00
40.15
194.72
Site Street Plan @ 1:2000
30
60
90
On-Site Streets
Primary streets
The location of on-site streets and their basic dimensions have
been determined based on traffic analysis. Also indicated are the
general locations of required through-block passages. These
streets have no on-street parking.
Introduction
Master Plan Summary
Building Guidelines
Secondary streets
15
20.00
14.00
14.31
32.00
5M SETBACK
5.00
134.80
8.00
14.20
PARKING &
SERVICE
ENTRY
PARKING &
SERVICE
ENTRY
162.12
20M SETBACK
5M SETBACK
A
A
20M SETBACK
PARKING &
SERVICE
ENTRY
99.48
14.10
194.72
Streets Plan @ 1:2000
30
60
90
Primary Streets
Each quadrant of the site is given two primary vehicular streets
(running north-south and east-west) that provide through-site
connections from the outer site perimeters to canal and central
park frontage streets These streets, along with existing perimeter
streets, can also serve as routes leading to a centralized service
point in each quadrant. This diagram also indicates the three
required surface locations to underground service/parking facilities at the Phase One Site.
Although primary vehicular routes run through the site, these
streets will also have continuous retail frontage and intense
pedestrian use.
Introduction
Master Plan Summary
Building Guidelines
16
Section A-A: Primary North- South Street (Four Vehicular Lanes) @ 1:250
PARCEL/BUILD-TO LINE
20.00
2.40
1.60
14.00
3.50
3.50
3.60
3.50
0.80
3.50
2.40
1.20
PARCEL
A-1
PEDESTRIAN/AMENITY/
TREES/LIGHTING ZONE
SIDEWALK PAVING ZONE
MULTI-LEVEL
COURTYARD
Plan-Primary Road Type 1 @ 1:250
Introduction
Master Plan Summary
Building Guidelines
17
Section B-B: Primary East-west Street (Two Vehicular Lanes) @ 1:250

14.20
3.10
8.00
3.10
PEDESTRIAN/LIGHTING ZONE
2.30
0.80
4.00
4.00
2.30
0.80
PARCEL
A-3
PARCEL
A-2
Plan-Primary Road Type 2 @ 1:250
Introduction
Master Plan Summary
Building Guidelines
18
6.00
5M SETBACK
5.00
198.07
76.20
PARKING &
SERVICE
ENTRY
162.12
5.00
PARKING &
SERVICE
ENTRY
20M SETBACK
5M SETBACK
8.50
5.00
20M SETBACK
PARKING &
SERVICE
ENTRY
B
5.00
40.15
116.90
26.46
6.00
194.72
Secondary Streets Plan @ 1:2000
30
60
90
Secondary Streets
Also traversing each quadrant in both directions are a pair of smaller
street/ passages that are primarily pedestrian ways and at times are
provided with light weather cover. While predominantly pedestrian
routes serving intense retail uses at building frontages, these streets
are also capable of accommodating vehicles for drop-off, service,
emergency, etc.
Introduction
Master Plan Summary
Building Guidelines
19
Section AA-Secondary Road Type 1 @ 1:250
NOT IN PHASE 1 WORK

7.60
GRAVEL
EXISTING SITE LINE

MIN. 20M SETBACK ZONE
1.60
3.00
9.00
3.00
1.60
5.00
2.40
PEDESTRIAN/AMENITY/PARK/
TREES/LIGHTING ZONE
3 STORY PORCH ZONE
DRIVE LANE/PEDESTRIAN
DROP-OFF LANE/PEDESTRIAN
Plan-Secondary Road Type 1 @ 1:250
Introduction
Master Plan Summary
Building Guidelines
20
Section BB-Secondary Road Type 2 @ 1:250

NOT IN PHASE 1 WORK
EXISTING SITE LINE

MIN. 20M SETBACK ZONE

15.40
10.00
GRAVEL
2.00
7.00
3.00
5.00
3.40
2.00
PEDESTRIAN/AMENITY/
TREES/LIGHTING ZONE
PEDESTRIAN/VEHICULAR ZONE
SUNKEN COURTYARD
W/ VERTICAL CIRCULATION
REMOVEABLE BOLLARDS
PEDESTRIAN PASSAGE ZONE
GLASS BRIDGE
SUNKEN COURTYARD
W/ VERTICAL CIRCULATION
BOLLARDS

Introduction
Master Plan Summary
Building Guidelines
21
Section CC-Secondary Road Type 3 @ 1:250
MULTI-LEVEL COURTYARD
8.00
PEDESTRIAN/VEHICULAR ZONE
5.00
3.00
3.00
2.00
PORCH ZONE
BUILDING OVERHANG
BOLLARDS
PARCEL
A-3

Introduction
Master Plan Summary
Building Guidelines
22
5.00
ALIGN
EQ.
C
L
5.00
EQ.
ALIGN
EQ. EQ.
C
L
5.00
5.00
5.00
5.00
10.50
ALIGN
5.00
5.00
Thru-Block Passage Plan @ 1:2000
30
60
90
Approximate Locations
Through-Block Passages
This is a site-wide network of even smaller passages through and
between buildings that, like many such passages at this site today,
can accommodate incidental and ad hoc small-scale retail and market uses as well as fixed frontages. These ground level passages
can also give access, via stair and escalators, to above and below
grade retail activities along their routes -- running from the perimeter
inward and converging at the sites multi-level central court.
Introduction
Master Plan Summary
Building Guidelines
23
Site Section AA @ 1:750

This section, running from the sites Jong Ro to its central multi-level court, indicates
how a number of retail and public use activities and destinations, located on multiple
levels and in different building, can relate to and be served by these through-block passages.
This is a more detailed view of how multi-level movement might be accommodated in

these passages.
Introduction
Master Plan Summary
Building Guidelines
24
Public Open Spaces

The Central North-South Park Space
The larger scale planning objectives for this district of the city
include the incremental provision of a new public open park
space running north to south from the Jongmyo Royal Shrine and
its gardens across the entire center city to the Nam San southern
hills. This extremely decisive and powerful projection, giving new
large-scale structure, clarity and amenity to the historic center
city, will find its initial increment of realization as a companion to
this first phase of building development. Even in its initial abbreviated form, this park space can bring a sustainable natural landscape back into the center and, with this, can bring renewed
attention and importance to the central area of the city. The anticipated presence of this space has informed this proposal in several ways.
Following a site-wide strategy of giving this space strong definition and form by a series of major space defining buildings along
its eastern and western frontages, this Phase One program
establishes the first of these buildings.
The Central North-South Park Space
Again reflecting this general strategy, the form of this space (and
the position of its defining Phase One building) is then further
inflected to bring the space and pathway alignments of the
Jongmyo Royal Shrine Gardens into the site, recognizing the historical and symbolic importance of this great building and its setting within the city and, in this way, including this historic quarter
as an integral part of the new park system.
Above:
This inflection, this enlargement of the park
space into the Phase One site, also serves
another, extremely important role within the city.
By widening the eastern area of the park, along
the site line towards the Jongmyo Royal Shrine
and its Gardens, the view southwards from the
Shrine towards the site is a vista dominated
by open space the Shrine Gardens seamlessly followed by the Central Park space the
Sewoon 4 site framed and defined by buildings
rather that occupied by buildings. This southern vista from the Shrine is in sharp contrast to
that from the precinct of the Royal Palace, further to the west, towards the city.
Introduction
Master Plan Summary
Building Guidelines
25
Public Open Spaces

The Central North-South Park Space (cont.)
The portion of the Central Park developed within the Phase One
site is provided with a long allee of trees giving strong visual and
pedestrian connection to the Royal Shrine Gardens while also
forming a green park extension to the great porch/gallery of the
Phase One park- defining building. This direct relationship
between building porch and park gives tremendous definition,
identity and summer shade to this very active building frontage.
.A large open park structure is also planned at the southern end
of this frontage.
Yet this great new park space, while providing the beginnings of
a new major open space system within the city, also tends to
fracture and disconnect what is now a continuous and intense
pattern of street-related activities at this site and its surrounding
district. Simply stated, an important new continuity, the park
space, has disrupted another important continuity, that of continuous active street patterns.
Above:
View of the lower (B-1) level of the Central Park
with active frontage, gathering spaces and overlooks from green park spaces above. A water level
connection to the Cheonggyecheon Canal is seen
in the distance.
Introduction
Master Plan Summary
Building Guidelines
26
Public Open Spaces
PORTION OF NORTH-SOUTH PARK NOT INCLUDED IN PHASE 1

PORTION OF NORTH-SOUTH PARK INCLUDED IN PHASE 1
A-2
20M SETBACK
A-3
A-1
A-4
North-South Park Plan @ 1:2000
30
60
90
The Central North-South Park Space (cont)

It is proposed here that this dilemma can be offset by taking advantage
of the fact that this site can have more than one ground level. That is,
while the space of the park can be largely at ground level, a second
ground plane can be established below the existing one. This second
lower ground level, (identified as level B-1) is highly visible and accessible as proposed and can facilitate complete east-west continuity of
active frontages below the space of the park. While we understand the
stated restriction that the setback perimeter of the park cannot contain
retail uses at ground level, we assume that this limitation need not
apply to below ground level conditions.
Thus this park is conceived of as providing a balanced interplay
between these two desired realities the renewed reality of a major
environmentally attuned green space amenity in the city and the maintained and enhanced reality of an active and energetic commercial district.
Introduction
Master Plan Summary
Building Guidelines
Detail view of North-South Park with lower level

gardens in foreground
27
Public Open Spaces

Northeast Corner Plaza
This triangular site, a part of building parcel A-2, is also one corner of
a large diagonal street intersection, a condition that is likely to be in
existence for quite some time. Design strategies for this site should
preserve and enhance present ground level pedestrian paths and
functions (gathering place, subway ventilation, below street retail),
etc. and maintain some sense of the diagonal configuration while not
compromising the development potential of this corner.
Introduction
Master Plan Summary
Building Guidelines
28
Public Open Spaces
32.00
5M SETBACK
5.00
37.19
A-2
5M SETBACK
A-3
A-1
A-4
Northeast Corner Plaza Plan @ 1:2000
30
60
90
Northeast Corner Plaza (cont)
Existing site conditions
Introduction
Master Plan Summary
Building Guidelines
29
Public Open Spaces

The Cheonggyecheon Canal Park
This linear park space, occupying the 20 meter setback zone
along the sites southern Canal frontage, is conceived of as a
shady canal-side terrace and a spatial extension of the Building
A-4 retail frontage along its northern edge. Provided with dense
regular tree planting, many metal chairs and tables, this space
should be partially surfaced in French gravel. A series of sunken
courts running parallel to the park should be faced in stone as an
extension of the pedestrian surface down to the lower retail levels. These courts will provide opportunities for quiet dinning and
admit natural light and air to the below grade retail. Glass
handrails and glass bridges should be provided for these courts.
Also in this location is a secondary pedestrian dominated street
to provide drop-off and service access to Building Parcel A-4.
Introduction
Master Plan Summary
Building Guidelines
30
Public Open Spaces

A-2
A-3
A-1
20.00
A-4
153.01
Canal Park Plan @ 1:2000

0
30
60
90
The Cheonggyecheon Canal Park (cont)
Introduction
Master Plan Summary
Building Guidelines
31
Public Open Spaces

The Multi-Level Court
In addition to these site-wide spaces, there are also important
public open space destinations defined in each of the sites four
quadrants.
Network of public spaces
Multi-Level Court
Introduction
Master Plan Summary
Building Guidelines
32
5.00
Public Open Spaces
76.20
A-2
A-3
103.53
5.00
8.20
4.88
34.14
A-1
103.9
A-4
56.67
Multi-Level Courtyard Plan @ 1:2000
30
60
90
The Multi-Level Court (cont)

In the Phase One (north-eastern) quadrant, this space is identified here as the Central Multi-Level Court. This space, defined by
the surrounding buildings of sites A 1, 2 and 3, serves several
interests;
Larger mid-block spatial setting
As a large defined open space removed from the major through

streets of the city, this space serve as an urban square, providing
both active and tranquil amenities, as well as long vistas for its
surrounding residents.
Activity collector
Introduction
Master Plan Summary
Building Guidelines
33
Public Open Spaces

The Multi-Level Court (cont)
As a multi-level space, partially glazed and partially open, this
location can be an all-weather destination providing strong visual connections and gracious pedestrian movement between the
ground level and the two lower public use and retail levels below.
While not as yet specifically programmed, this place can accommodate a varied combination of uses- retail, entertainment, cultural installations, recreational facilities, etc.
A-3
A-4
A-2
North-South section
A-3
A-1
East-West section
Introduction
Master Plan Summary
Building Guidelines
34
The Cheonggyecheon Canal

The re-establishment of the Cheonggyecheon, like the making
of the proposed north-south Park space, will have dramatic and
transforming effects upon this district as well as the overall historic city center. The place where these two great urban passages cross at the center of the competition site -- is obviously a location of immense significance.
The great potential of this canal within the city is discussed further in the urbanism competition booklet of our proposal. We
would only indicate here that, under normal conditions, the
water level of the canal is far below the ground level and very
difficult to see from street level pedestrian ways. The canal is
thus considerably removed from the everyday life of the city.
In this case we would recommend;
That an easily accessible lower ground level at the water
level of the canal be established in various places to bring the
canal in closer proximity to people, or:
That the normal water level of the canal be raised to have a
closer relationship to the ground. This could be achieved in a
variety of ways.
Present conditions
Proposed conditions
Introduction
Master Plan Summary
Building Guidelines
35
Paving
Required widths are established in these Design Guidelines relative to the type of street and consequent amount of pedestrian
traffic anticipated. Permitted paving materials are established in
these guidelines to provide a sense of continuity within the anticipated fabric of the new city center, to reflect building modules
and indicate building entries, through building passages, street
crossings and other significant events. All pedestrian paving will
be separated from primary streets with granite curbing. All secondary pedestrian dominated streets will have curb cuts at intersections with primary streets and form a continuous hardscape
surface with granite bollards to define the drop-off service lane.
Type 1
Located on Jong-Ro and Bar-O-Gae-Gill, this paving
is generally 10 to 11 meters in width, inclusive of curb
and planting areas. The pattern of precast pavers
should be articulated in response to building wall
modules and entrances. The cobblestone zone
accepts tree plantings and provides a location for the
majority of street furniture. Tree grates (not less than
1.2m square) may be provided as an alternative
within the cobbled zones. The areas of cobbles (and
tree grates, if provided) will be as continuous so far
as practical so as to provide water infiltration and
root space for the accommodation of tree planting.
A-1
Typical Section
A-2
A-3
A-4
Location Plan
Typical Plan
Introduction
Master Plan Summary
Building Guidelines
36
Paving
Type 2
This paving type is generally 2.5 to 3.5 meters in
width, inclusive of curb and planting areas. This
paving has granite curb and a walking surface of precast pavers. Tree grates, where indicated, are provided and designed to fit within the paving module.
Typical Section
A-1
A-2
A-3
A-4
Location Plan
Typical Plan
Type 3
This paving is located within the public
passages/easements of the buildings and the multi
level court. It may be thought of as an extension of
the street paving inside the building envelops and
sunken court and be primarily exterior in character.
The paving pattern should reflect the frequency of
the adjacent building wall modules. Where bridge
crossings are indicated glass should be substituted
to provide visual continuity and a sense of lightness.
A-1
Typical Section at public passage
A-2
A-3
A-4
Location Plan
Typical Plan at public passage
Introduction
Master Plan Summary
Building Guidelines
37
Type 4
This zone makes up the eastern edge of the park
frontage and contains extensive areas for pedestrian
traffic. The axis connecting the Jongmyo Roy Shine
to the north will be completed with a French gravel
walkway and an allee of trees that matches the path
to the shrine. Also in this location is a secondary
pedestrian dominated street to provide service
access to Building Parcel A-1
A-1
A-2
A-3
A-4
Location Plan
Face of A-1 Parcel
Typical Section
Typical Plan
Introduction
Master Plan Summary
Building Guidelines
38
Type 5
This linear park space, occupying the 20 meter setback zone along the sites southern Canal frontage,
is conceived of as a type of shady waterfront park.
Provided with dense regular tree planting, many
metal chairs and tables, this space should be partially surfaced in French gravel. A series of sunken
courts running parallel to the park should be faced in
stone as an extension of the pedestrian surface
down to the lower retail levels. Glass handrails and
glass bridges should be provided for these courts.
Also in this location is a secondary pedestrian dominated street to provide service access to Building
Parcel A-4.
A-1
A-2
A-3
A-4
Location Plan
Typical Section
Typical Plan
Introduction
Master Plan Summary
Building Guidelines
39
Planting
The three dimensional scale and impact of tree lined streets and
leafy open spaces work together to connect the Sewoon District
to the adjacent North South Park, Cheonggyecheon Canal and to
the broader city-wide system of greenery. Planting will be
designed to enhance the urban regeneration of the public realm
and will establish a new and ecologically balanced meshing of
the natural and built environments within the city.
Type 1
A broad allee of trees is intended to connect axially with the
Jongmyo Roy Shine to the north. These trees should form a continuously overhead canopy and frame the view of the shrine.
A-1
A-2
A-3
A-4
Location Plan
Typical Section
Type 2
Major street trees of similar scale and character to existing city
standards. These trees should be planted on approximately 5
meters on center to provide a dense overlapping growth. Specific
clipping is permitted to ensure views into ground level retail
spaces.
A-1
A-2
A-3
A-4
Location Plan
Typical Section
Introduction
Master Plan Summary
Building Guidelines
40
Planting
Type 3
This dense bosque of flowering trees will provide seasonal color
at the canal and shade in the summer months.
A-2
A-1
A-3
A-4
Typical Section
Location Plan
Type 4
These are court yard trees with a lighter foliage character that will
not conflict with available dimensions or views.
A-1
A-2
A-3
A-4
Location Plan
Typical Section
Introduction
Master Plan Summary
Building Guidelines
41
Lighting
Street lighting within the Sewoon District is intended to reflect the
scale and usage of the public spaces and carriage-ways. The
typical light pattern may be interrupted at loading docks, service
entries etc., and replaced in these instances with building mounted lights. Additional building mounted and integrated up-lighting
may be used to highlight exterior terraces, penthouses and below
grade courts.
Type 1
The widest carriageways of 14 meters and up require the greatest density of lighting. Type 1 fixtures will be high pressure sodium mounted directly opposite one another across the carriageway width on a 15 meter grid.
A-1
Typical Section
A-2
A-3
A-4
Typical Plan
Location Plan
Type 2
Carriage-ways of lesser width (typically 8 meters) require a lesser density of light. Consequently these high pressure sodium fixtures will be mounted on a 10 meter grid on a staggered pattern
of alternate sides.
A-1
Typical Section
A-2
A-3
A-4
Location Plan
Typical Plan
Introduction
Master Plan Summary
Building Guidelines
42
Lighting
Type 3
The lighting of Jong-Ro and Bar-O-Gae-Gill should reflect the
character of Seouls major street system lighting standards while
reflecting the unique character of the Sewoon District as a new
city center.
A-1
Typical Section
A-2
A-3
A-4
Location Plan
Typical Plan
Type 4
In the areas of continuous tree planting a system of up lights will
be integrated into the paving in order to highlight the pattern of
the trees and provide a unique shimmering night time character.
At the multi level court, integral architectural lighting will be
designed to provide a site-wide radiance to draw pedestrians
toward the retail and cultural heart of the district. Glass bridges at
the court should be up-lighted.
A-1
A-2
A-3
A-4
Location Plan
Introduction
Master Plan Summary
Building Guidelines
43
4. Building Guidelines
Introduction
Master Plan Summary
Building Guidelines
44
4. Building Guidelines
Objectives
Buildings as Extensions of Larger Area Environmental &
Greening Strategy
As noted in Section 3 above, the larger environmental goals of
this development include the concept of Building as Forest
wherein building and site patterns are conceived to be integrated with a complex vertical and horizontal distribution of gardens, vegetated roofs and permeable surfaces that mimic an
upland forest zone. Within this strategy, a close meshing of
building, environmental conditions and landscape brings planting into buildings as both environmental conditioners and general amenities.
Integral to this process is also designing for natural ventilation,
favorable orientation, natural day-lighting and solar control, sun
shading and passive solar heat gain.
Extension of larger ecological system
Buildings as Definers & Supporters of Streets/Open Spaces

The making of a an Active Street Oriented Urban District is
directly dependent upon the use of buildings that can give
strong and legible definition to the streets and open spaces of
the city. These buildings must also have a strong, robust and
highly accessible relationship to their street frontage or ground
plane.
Variable & Multi-Use Potential of Buildings
The contemporary world is increasingly a place of changing use
patterns and unpredictable space requirements. One index of a
buildings value today is its ability to accommodate changes of
use and avoid obsolescence. In this way an important aspect of
a buildings sustainability is its ability to respond to change.
Active street frontage
In building design, this leads to robust simple format structures

with inherent use flexibility, easily accessible/changeable environmental systems, a distinction between short-lived and longlived building systems/components and access/circulation patterns that work together to reinforce this flexibility. Incorporated
into the master plan is a flexible use zone where building usage
may change in response to market demand. This zone fronts
onto the major roads, Jong-Ro and Bar-O-Gae-Gill.
Introduction
Master Plan Summary
Building Guidelines
Multi-Use Zones
45
Visual Expression
Construction
Building facades to be primarily clear vision glass curtain wall (no
colored glass) with a continuous surface expression (no balconies hung from wall surface). The scale of any openings/bays
should be dependent on orientation (street vs. garden, north vs.
south) and height above grade. The facades should visually
express their construction methods and techniques. The faade
expression should be primarily one of frame plus an infill of
cladding with a pallet of non-load bearing materials expressed as
such. Clear glass, wood, metal, terracotta all may be used in their
natural forms.
Introduction
Master Plan Summary
Building Guidelines
46
Environmental Conditions
Of prime importance to the visual expression of all buildings in
Phase One is the through ventilation of all residential units and
incorporation of natural daylight into all interior spaces. This
requirement leads to the project-wide employment of a thermal
buffer zone to be incorporated into vertical surfaces. It will allow
the visual extension of private living spaces to nature. This zone
is intended to serve as a transition between inside and outside
and to be seasonally adaptable. Much like the traditional Korean
house typology, this layering of private domestic space provides
numerous amenities.
Framed view with solar control
Buffer Zones of Traditional Korean House
Introduction
Master Plan Summary
Building Guidelines
47
Environmental Conditions (cont)

The orientation of each faade should affect the architectural
expression by optimizing passive solar collection in the winter
and reducing heat gain in the summer ideally the end result is
a tunable faade where the inhabitant can customize his or her
living environment. This zone may have exterior sunshades or an
interior system of operable shading. To improve air quality, operable glazing should be included into both layers of this buffer
zone. Semi-climatized green spaces incorporated into this zone
can act as a mediator/foreground to outdoors and promote a
closer relationship between urban life and nature. The final result
will be to bring green spaces back into the historic city.
Introduction
Master Plan Summary
Building Guidelines
48
Ground Level Conditions

The bases of the buildings must be visually permeable to promote a pedestrian friendly active street life. Continuity of surface
from the facades into the pedestrian passages is encouraged
with multiple retail opportunities and possibilities of vertical circulation to below and above grade retail inside these spaces. The
facades should meet the ground in a robust fashion with clear
visual distinction between the residential expression above and
the lower floors of retail. Operable full height doors should be
included in the arcade frontages to allow seasonal connections
between interior and exterior. Exterior neon signage is prohibited
on park and canal frontages.
Introduction
Master Plan Summary
Building Guidelines
49
Upper Building Opportunities

Within the penthouse zones of the wall type buildings opportunities exist for larger scale duplex units and extensive exterior gardens. The towers offer further possibilities for exterior spaces
captured between the faade extension and the recessed penthouse. These spaces will function as exterior protected living
zones and be planted with greenery. A system of green roofscapes above will filter and slow runoff water for park below while
providing a thermal barrier in the hotter times of the year.
Introduction
Master Plan Summary
Building Guidelines
50
Building Types
Above grade buildings developed for the site are of two basic
types with several variations.
An Incremental Wall Type
A Small Floor Plate Tower Type
An incremental wall type building
Together, these two building types as defined are capable of

accommodating a wide variety of uses and meeting the stated
urban and environmental objectives of this proposal. That is, in
general terms, the wall type is essential to the spatial definition
of streets and open spaces, while the tower can mark important
destinations, places of transition, etc. while providing increased
intensity of use.
Both of these building types utilize point loaded vertical circulation systems to avoid corridors and increase the prospects of
natural cross and through ventilation.
A small floor plate tower type
Tower Type Buildings
Wall Type Buildings
Introduction
Master Plan Summary
Building Guidelines
51
Wall Type Building

As developed for the requirements of this site, the Wall Type is
a multi-use vertically organized building providing a high level of
use flexibility in its lower floors and capable of being built in
small (free standing or contiguous) increments and at variable
heights.
Lower Base Floors
As illustrated, a six floor, 20 meter high base accommodates,
from the ground up, two floors of retail (32-36 meters in depth)
below four floors of variable use loft spaces (27-30 meters in
depth) and above this base a variable number of residential
floors.
Buildings interact with Urban Squares
Typically, floor to floor heights are set at an average of 4 meters

at floors 1-2 and a maximum of 3.25 meters at the upper residential floors. This height allows the use of either concrete or
steel construction. Tower Type buildings utilize these same vertical dimensions.
Floors one through five are conceived to be highly flexible loft
space floors with, typically, retail uses on floors one and two,
with loft apartments, live-work spaces or officetel accommodation on floors three through six.
Unique environmental enhancements of these floors, including
supplemental strategies of natural ventilation and lighting, will
be discussed later in this section.
Example of wall type building
Section at Wall type

Example of wall type building
Introduction
Master Plan Summary
Building Guidelines
52
Upper Residential Floors

The upper residential floors of Wall Buildings are organized in
longitudinal plan increments of 22.5, 27, and 31.5 meters, a
range that adapts easily of varying site dimensions and relates
well to the desired spatial expression.
Typically, three dwelling units cluster around a vertical access
core. Two such increments together form a common multi-story
garden space that, as shown, can be environmentally treated.
All units are through ventilated with two aspects, thus providing
a great range of orientation and view opportunities.
At the top floors of the Wall Buildings a recessed multi-story
penthouse provides outdoor landscaped terraces and spectacular views for the occupants. The green roofscape will provide a
thermal barrier and a changeable year round extension of the
north south park system below.
Natural Cross Ventilation
Garden in the sky
Natural Ventilation Solar Chimney
Wall Type Plan

Introduction
Master Plan Summary
Building Guidelines
53
The Tower Type

The Tower Buildings have floor plates in the range of 850
1,000 m2 with typical dimensions of 30m x 30m. Also, typically,
four dwelling units are arranged around a center core providing
cross ventilation at the corners and two aspects at all units. The
tower should meet the ground in a vigorous fashion typical of
the retail intense character of the district. The top expression is
intended to be a continuation of the simple tower shaft with a
recessed penthouse behind a free standing multistory curtain
wall extension. This protected terrace space can be used by the
occupants year round and may be planted with vegetation.
Gateway markers
Visual Markers
Tower Types
Urban Square Markers
Introduction
Master Plan Summary
Building Guidelines
54
Tower Type
Section at Tower Type
Garden in the sky at tower corner
Introduction
Master Plan Summary
Building Guidelines
55
Massing
Aggregated Buildings as Integrated Profile
Typical of intentions for the larger four quadrant development
area, the combination of Wall and Tower Type buildings at the
Phase One site are arranged to provide a variety of building wall
heights defining the streets and open spaces of the site. These
various heights relate to scale relationships, adjacencies and the
recognition of favorable view and solar orientation opportunities.
Visually, this process results in an integrated profile of aggregated buildings with a level of horizontal continuitypunctuated by
the tops of tower elementsthat directly reflects these buildings
collective street and space defining attributes. This resultant profile displays a multi-scaled continuum of building rather than a
collection of free-standing tower elements rising above typical
low podiums. This is an expression of aggregation and continuity
rather than one of singularity and isolation.
Free-standing towers on podium
Continuity of building expression - an integrated profile of arrgregated buildings: the goal
Introduction
Master Plan Summary
Building Guidelines
56
Relationship of Above-Grade and Below-Grade Conditions

Below existing street level, proposed accommodation includes
two levels of retail, entertainment and pubic use spaces above
four levels of parking. As noted in Section 3, (Multi-Level
Central Court) the two retail/public use levels are punctuated
and focused by a large multi-level court space carved out of the
street level ground plane. The upper of these two below grade
levels (B-1) is interpreted as a second street level -- active,
highly visible and easily accessible at numerous other court
locations with east to west continuity across the entire site.
These two lower levels, with large areas open to the sky at the
central court and integrated in this way with the upper ground
plane, not only give continuity to active frontages but, in their
loft-like robustness, offer a tremendous level of use range and
flexibility, expanding, for instance, location options for the reaccommodation of existing retail activities on the site The central court, with its floor at the lower level B-2, also brings the
active ground plane down closer to parking levels below.
District Wide Below-Grade Connections
These lower levels are structured with a nominal 9-meter grid.

Access to visitor parking and service areas (located at level B
2), is provided by centralized ramp systems at locations as indicated in Section 3.
Perspective into Courtyard
Continuity of below-grade retail
Introduction
Master Plan Summary
Building Guidelines
57
Relationship of Above-Grade and Below-Grade Conditions (cont)
Upper building massing
Street related lower building floors and

frontages
Mid-block urban squares and major

city open space systems
(canal and east-west park)
Below-grade passages and destinations
Introduction
Master Plan Summary
Building Guidelines
58
Site-Wide Conditions
Introduction
Master Plan Summary
Building Guidelines
59
Site Wide Plan (Phase One)

A-2
6,445 sm
40,947 sm
A-3
5,505 sm
36,747 sm
A-1
6,205 sm
76,054 sm
A-4
7,978 sm
41,524 sm
Below-grade parcel division and areas
27.79
20.50
125.48
5.00
A-2
118.29
14.20
49.99
32.80
32.00
5.00
20.00
15.68
110.06
30.00
103.53
103.9
32.34
12.66
B
50.73
101.2
9.88
30.75
A-1
54
149.5
A-3
A-4
36.12
12.66
6.13
36.37
94.10
20.17
Site-wide dimension plan & above-grade parcel plan @ 1:2000
Introduction
Master Plan Summary
Building Guidelines
30
60
90
60
54.20m
45.65m
(60.80m)
(50.60m)
20.00m
45.65m
77.80m
54.20m
39.95m
(43.80m)
20.00m
39.95m
59.90m
(67.60m)
90.00m
Maximum Building Heights Plan @ 1:2000
30
60
90
* Building heights with alternate program shown in parenthesis
A-2
A-1
A-3
A-4
Introduction
Master Plan Summary
Building Guidelines
61
Site Section AA @ 1:1500
Site Section BB @ 1:1500
Introduction
Master Plan Summary
Building Guidelines
20
40
60
20
40
60
62
Relationships of Above-Grade to Below-Grade Conditions
West facing porch / collector
Below-grade connections
Introduction
Master Plan Summary
Retail matrix
Building Guidelines
63
5. Individual Parcel Guidelines
Introduction
Master Plan Summary
Building Guidelines
64
Parcel A-1
Introduction
Master Plan Summary
Building Guidelines
65
Parcel A-1
Parcel Area:
Buildable Parcel Area:
Maximum Height:
Required Easement:
Program
Above Grade
Retail
0-8m
Variable Use
8-20m
Residential*
above 20m
Below Grade
Retail
Parking/Service/Mechanical
TOTAL GSM
5,203m2
4,825m2
90.00m
Yes. See plan.
11,154m2
9,060m2
50,758m2
6,601m2
23,439m2
101,438m2
note: all area tabulations are gross numbers

* Unit mix is 25% of each of the following: 134m2, 146m2, 164m2, 198m2
The Situation
Site A-1 is Phase Ones Central North-South Park frontage. This
frontage is defined by a combination of three building elements two wall buildings (at 54.2 meters maximum height) at the northern portion of the frontage and, at its southern extremity, a 90
meter high tower. Above ten floors the wall buildings are limited
to a frontage width of 55 meters (see local zoning) to provide
porosity, light and views.
These three elements provide strong eastern definition to the
park space, while the southern tower element dramatically marks
the parcels narrow Cheonggyecheon Canal frontage. The base
of the park frontage contains a three story porch/arcade that acts
as a gathering place/collector for the district. This porch provides
visual continuity and access both up and down to the various levels of retail, while offering dramatic views of the park and acting
to define a direct spatial extension of the gardens of the Jongmyo
Royal Shrine across Jong Ro. Three pedestrian easements
which pass through this parcel connect to the porch and provide
a permeable base -- allowing preservation of historic movement
patterns while linking the park to the retail intense multi level
court at the heart of the quadrant. The eastern wall of the parcel
forms the edge to the primary north-south internal vehicular
street. One parking/service ramp, with access to the A-1 parcel,
is located off of the north-south primary road.
Introduction
Master Plan Summary
Building Guidelines
66
Parcel A-1
Opportunities
Located along the new North-South Park, the western frontage
of this site is the primary public faade of the entire Phase 1
Development. The proposed tall public porch at this location
accommodating a varied range of retail and public uses-- can
respond dramatically to this prominence and act as a memorable
introduction to the overall retail and public use offerings of the
Phase 1 Site. Moreover, the high visibility of this faade and its
permanent park views further reinforce the importance and desirability of this frontage. At the same time, this is a west facing
frontage subject to unpleasant solar heat gain and glare. Here,
the development of an integrated solar control strategy is of
utmost importance to the marketability and livability of the individual residential units. This western frontage also offers lateral
views to the Jongmyo Royal Shrine to the north and the faade
should be designed to take advantage of this. The southern tower
will visually mark the intersection of the canal and park on the
skyline and should reflect the importance of this intersection of
earth, water and sky.
Introduction
Master Plan Summary
Building Guidelines
67
5M SETBACK
Parcel A-1
PROPERTY LINE
20.00
50.04
3.87
27.79
149.5
6
101.1
A-1
20M SETBACK
36.37
PROPERTY LINE
20M SETB
ACK
36.00
Parcel A-1 Dimension Plan @ 1:1500

0
Introduction
Master Plan Summary
Building Guidelines
20
40
60
68
5M SETBACK
Parcel A-1
PROPERTY LINE
E LE V
.
BUILD-TO
LINE
SETBACK LINE
ABOVE BASE
POTENTIAL BRIDGE
CONNECTION ABOVE
3 STORY
PORCH
ZONE
EQ.
C
L
5.00
EQ.
A-2
PEDESTRIAN
PASSAGE/
EASEMENT
PARKING &
SERVICE
ENTRY
A-3
EQ.
C
L
5.00
EQ.
A-1
20M SETBACK
PEDESTRIAN
PASSAGE/
EASEMENT
BUILD-TO
LINE
32.00
4.00
ALIG
A-4
BUILDING
SEPARATION
ZONE
POTENTIAL BRIDGE
CONNECTION ABOVE
BUILD-TO
LINE
E LE V
20M SETB
ACK
3 STORY
PORCH ZONE
PROPERTY LINE
Parcel A-1 Plan @ 1:1500

0
20
40
60
90.00m MAX
2 OR 3 STORY
PENTHOUSE ZONE
ALTERNATE PROFILE FOR

OFFICE USE ABOVE BASE
C
L
55m MAX.
ALIGN
54.20m MAX
C
L
ALIGN
60.80m MAX
LOCATIONS OF REQUIRED
THRU-BUILDING ARTICULATION
@ MAX. OF 55m
54.20m MAX
2 OR 3 STORY
PENTHOUSE ZONE
REQUIRED THRU-BUILDING
ARTICULATION ZONE
(MAX. INTERVAL OF 55m)
LIMIT OF CONT.
WALL SURFACE
@ 10 STORY
HORIZONTAL EXPRESSION
LINE @ 20m
APPROXIMATE
PEDESTRIAN
PASSAGE
LOCATIONS
POSSIBLE BRIDGE
3 STORY PORCH
3 STORY
PORCH
Profile Elevation-West @ 1:1500

Introduction
Master Plan Summary
Building Guidelines
20
40
60
69
Parcel A-1
PARCEL A-1
36.00
90.00m
2 OR 3 STORY
PENTHOUSE
ZONE
PARCEL A-1
79.00
36.00
54.20m
MAX
2 OR 3 STORY
PENTHOUSE ZONE
REQUIRED
THRU-BUILDING
ARTICULATION ZONE
PROBABLE
WALL LINE
43.20
A-1
LIMIT OF CONT.
WALL SURFACE
@ 10 STORY
3 STORY
PORCH
11.00m
11.00
11.00
11.00m
A-1
HORIZONTAL
EXPRESSION
LINE @ 20m
3 STORY
PORCH
Section AA @ 1:1000
Section BB @ 1:1000
B
B
A
A
Introduction
Master Plan Summary
Building Guidelines
70
Parcel A-1
Section Thru 3 Story Porch @ 1:500
Retail connection at porch

Introduction
Master Plan Summary
Building Guidelines
71
Parcel A-2
Introduction
Master Plan Summary
Building Guidelines
72
Parcel A-2
Parcel Area:
Maximum Height:
Required Easement:
Program
Above Grade
Retail
0-8m
Variable Use
8-20m
Residential*
above 20m
Below Grade
Retail
TOTAL GSM
3,900m2
3,900m2
45.65m
Yes. See plan.
7,310m2
15,524m2
24,682m2
8,378m2
30,291m2
86,185m2

The Situation
Site A-2 forms an urban wall on Jong Ro, one of Seouls most historic and important east-west thoroughfares. At the eastern end
of the A-2 site, this street has a large road intersection with
inscribed 45-degree street frontages. The A-2 Site occupies one
of these diagonal frontages. The parcel development must
respect the current geometry of this corner and its significance as
part of a larger pattern of streets and squares. The Corner Plaza
indicated for this location can reinforce this corners role as a
gathering place and site of passage.
The sites overall massing is limited to a height of 45.65 meters.
Above ten floors the wall buildings are limited to a width of 55
meters (see local zoning) to provide porosity, light and views.
Three pedestrian easements pass through this parcel and link to
the site wide system of passages and streets. The continuity of
an active street level retail system is encouraged. One
parking/service ramp is located off of the east-west primary road.
A below grade an existing subway tunnel, an existing subway
ventilator located on the corner of Jong Ro and Bar-O-Gae-Gill
and access to below grade retail running underneath Bar-O-GaeGill must be incorporated into the design.
Introduction
Master Plan Summary
Building Guidelines
73
Opportunities
The Sites north facing frontage offers unparallel views to the
Royal Shrine, its gardens and the distant northern hills. The
design should also take advantage of the environmental potential
of this northern exposure and its relationship, within the
dwellings, to accompanying southern exposures and related natural cross ventilation. This southern orientation also provides
opportunities for day-long natural lighting, passive solar warming,
and various kinds of in-building gardens.
Introduction
Master Plan Summary
Building Guidelines
74
Parcel A-2
5M SETBACK
PROPERTY LINE
125.48
32.80
32.00
5.00
5.00
A-2
118.29
PROPERTY LINE
5M SETBACK
Introduction
Master Plan Summary
Building Guidelines
10
20
30
75
Parcel A-2
5M SETBACK LINE
PEDESTRIAN
PASSAGE/EASEMENT
THRU-BUILDING
ARTICULATION ZONE
PEDESTRIAN
PASSAGE/EASEMENT
THRU-BUILDING
ARTICULATION ZONE
POTENTIAL BRIDGE
CONNECTION ABOVE
A-2
5.00
00
5.
5M SETBACK
5.00
PARKING
& SERVICE
ENTRY
POTENTIAL BRIDGE
CONNECTION ABOVE-
ALIGN WITH SETBACK
ON PARCEL A-3
CL
ELEV.
PROPERTY LINE
5M SETBACK
EXISTING VENTILATION SHAFT
A-3
ELEV.
A-3
EXISTING ENTRY TO BELOW-

GRADE RETAIL ARCADE
EXTENT OF
SUBWAY LINE
BELOW
A-4
10
20
30

55m MAX.
C
L
50.60m MAX
ALIGN
C
L
ALIGN
LOCATIONS OF REQUIRED
@ MAX. OF 55m
45.65m MAX
2 OR 3 STORY
PENTHOUSE ZONE
ARTICULATION ZONE
LIMIT OF CONT.
WALL SURFACE
@ 10 STORY
HORIZONTAL
EXPRESSION
LINE @ 20m
APPROXIMATE
PEDESTRIAN
PASSAGE
LOCATIONS
2 STORY
BASE
EXPRESSION
Profile Elevation - South @ 1:1000
Introduction
Master Plan Summary
Building Guidelines
10
20
30
76
Parcel A-2
PARCEL A-2
32.00
PROBABLE
WALL LINE
45.65m
2 OR 3 STORY
PENTHOUSE ZONE
PROBABLE
WALL LINE
37.65
ARTICULATION ZONE
LIMIT OF CONT.
WALL SURFACE
@ 10 STORY
HORIZONTAL
EXPRESSION
LINE @ 20m
A-2
8.00
A-3
8.00m
2 STORY
BASE
EXPRESSION
Parcel Section @ 1:1000

JUNE 21
NOON
DEC 21
NOON
Views and Solar Exposure

The low (5 floor) middle building element
of the Adjacent A-3 Site to the south,
allows positive solar exposure to the south
face of the A-2 Parcel, opening almost the
entirety of this wall to direct sunlight over
the course of the day for most of the year.
This low element also provides a great
range of frontal and lateral views from the
upper floors of the A-1 Site buildings.
VIEWS
VIEWS TO
PARK &
SHRINE
A-2
A-4
A-3
MULTI-LEVEL COURT
Section AA @ 1:1000
Introduction
Master Plan Summary
Building Guidelines
77
Parcel A-2
A more detailed view of a possible street frontage configuration at the Parcel A-2
southern wall. Indicated is a double high treatment of ground level retail/public
use space and possible third floor uses (restaurants, etc.) taking advantage of
probable third floor setbacks at this faade.
Introduction
Master Plan Summary
Building Guidelines
78
Parcel A-3
Introduction
Master Plan Summary
Building Guidelines
79
Parcel A-3
Parcel Area:
Maximum Height:
Required Easement:
Program
Above Grade
Retail
0-8m
Variable Use
8-20m
Office/Hotel
0-77.8m
Office
8-45.65m
Below Grade
Retail
TOTAL GSM
2,582m2
2,582m2
77.80m
Yes. See plan.
5,160m2
2,760m2
15,504m2
10,813m2
7,156m2
25,873m2
67,266m2
The Situation
Site A-3 forms the heart of the Phase One development and as
such forms inter-dependant relationships with the other three
parcels in defining the spatial center of the site. Highly accessible, The A-3 site is flanked on its northern and western edge by
new primary vehicular roads, on its east by the existing Bar-OGae-Gill and, to the south by the multilevel court. A secondary
service road runs between the court and the parcels southern
edge to provide service and drop off.
A tall sunny porch at the Sites southern frontage will allow the
buildings to open up toward the multi- level court and promote the
retail/entertainment intensive atmosphere of this district-wide
destination. The parcel contains two pedestrian easements running north to south that mark the lines of transition in its massing.
The parcel must work in tandem with Parcel A-4 to provide spatial definition to the multi level court. A below-grade existing subway tunnel and access to below grade retail running underneath
Bar-O-Gae-Gill must be incorporated into the design.
Its massing is composed of three elements. On the west a freestanding tower that may be thought of as a type of object tower
(maximum height of 77.8 meters) and a marker within the larger
urban square formed by the A-1, 2, 3 parcels. This tower has
omni-directional views and a direct visual link south to the canal
(and the city beyond) over the lower portions of parcel A-4. The
sites middle building element is formed by a low wall building (20
Introduction
Master Plan Summary
Building Guidelines
80
Parcel A-3
meters in height) overlooking an on grade garden square of the

Multi-Level Court. This building is kept low to allow light, air and
views into the mid block spaces and streets from surrounding
buildings. Acting in continuity with the adjacent garden square,
this low building can accommodate vertical gardens topped by a
densely planted and highly visible green roofscape. To the east,
a third mid-height building element (45.65 meters in height) faces
Bar-O-Gae-Gill and aligns with adjacent cross streets to promote
citywide continuity of movement patterns into the site.
Opportunities
By its location, this parcel offers the most opportunity to spatially
bind the quadrant together into a coherent whole. Conversely if
improperly considered, the buildings of this site parcel could compromise the overall balance of this sensitive inner-block situation.
The parcel should thus be designed in close relationship with
parcel A-4 to define the built setting of the Multi- Level Court. The
tower element should visually mark the districts center on the
skyline and, at ground level, seem to grow directly from the multi
level retail court. The low middle element has the potential to be
visually and spatially permeable to promote cross- site pedestrian movement and reveal the cultural activities inside and below.
The eastern portion forms, along with Parcels A-2 and A-4, an
eastern gateway into the district from existing street patterns.
Introduction
Master Plan Summary
Building Guidelines
81
PROPERTY LINE
51.20
5M SETBACK
Parcel A-3
PROPERTY LINE
5M SETBACK
110.06
6.17
30.75
30.00
A-3
103.53
Introduction
Master Plan Summary
Building Guidelines
10
20
30
82
51.20
Parcel A-3
EXTENT OF
SUBWAY LINE
BELOW
A-2
A-2
6.17
SETBACK LINE
PEDESTRIAN
PASSAGE/
EASEMENT
5.00
5m SETBACK
SETBACK LINE
2 STORY
PORCH ZONE
ELEV.
4.00
4.00
ELEV.
A-3
PROPERTY
LINE
5.00
4.00
2 STORY
PORCH ZONE
PEDESTRIAN
PASSAGE/EASEMENT
POTENTIAL BRIDGE
CONNECTION ABOVE-
ALIGN WITH PARCEL A-4
A-4

GRADE RETAIL ARCADE
A-4
LOWER LEVELS OF ADJACENT

CENTRAL MULTI-LEVEL COURT-
SEE P.XX FOR DESCRIPTION AND
TREATMENT OF THIS SPACE
A-1

0
10
20
30
77.80m MAX.
2 OR 3 STORY
PENTHOUSE ZONE
PROFILE OF PARCEL A-2 BEYOND

ROOF GARDEN
45.65m MAX
2 OR 3 STORY
PENTHOUSE ZONE
20.00m MAX
APPROXIMATE PEDESTRIAN
PASSAGE LOCATIONS
2 STORY
PORCH
2 STORY
PORCH

Introduction
Master Plan Summary
HORIZONTAL
EXPRESSION
LINE @ 20m
Building Guidelines
10
20
30
83
Parcel A-3
JUNE 21
NOON
VIEWS
DEC 21
NOON
A-3
BUILDING
FACE AT
ADJACENT
COURTYARD
A-4
MULTI-LEVEL COURT
Section AA @ 1:1000
JUNE 21
NOON
DEC 21
NOON
Views and Solar Exposure

As noted previously, the low (5 floor) middle
building element of the A-3 Site allows positive
solar exposure and views to the south face of the
A-2 Parcel. In addition, this low element opens
up the interior of the block, allowing the perception of the mid-block condition as a single space
defined by the walls of Site A-1 to the west and
Sites A-2 and A-3 to the north and south.
VIEWS
A-2
A-3
A-4
Section BB @ 1:1000
Introduction
Master Plan Summary
MULTI-LEVEL COURT
Building Guidelines
84
Parcel A-3
PARCEL A-3
30.00
PARCEL A-3
77.80m
PROFILE OF
TOWER BEYOND
2 OR 3 STORY
PENTHOUSE
ZONE
30.00
45.65m
69.80
25.65
2 OR 3 STORY
PENTHOUSE
ZONE
A-3
12.00m
12.00
HORIZONTAL
EXPRESSION
LINE @ 20m
A-4
A-3
A-2
8.00m
8.00
2 STORY
PORCH
8.00m
8.00
2 STORY
PORCH
MULTI-LEVEL COURT
MULTI-LEVEL COURT
West End Section @ 1:1000
East End Section @ 1:1000
PROFILE OF
TOWER BEYOND
PROFILE OF
TOWER BEHIND
PARCEL A-3
16.50
ROOF GARDEN
HORIZONTAL
EXPRESSION
LINE @ 20m
20.00m
2 STORY
PORCH
12.00
A-2
8.00m
8.00
A-3
MULTI-LEVEL COURT
Mid Block Section @ 1:1000

Introduction
Master Plan Summary
Building Guidelines
85
Parcel A-4
Introduction
Master Plan Summary
Building Guidelines
86
Parcel A-4
Parcel Area:
Maximum Height:
Required Easement:
Program
Above Grade
Retail
0-8m
Variable Use
8-20m
Residential*
above 20m
Below Grade
Retail
TOTAL GSM
3,894m2
3,894m2
59.90m
Yes. See plan.
7,900m2
15,800m2
19,486m2
10,371m2
37,496m2
91,053m2

The Situation
Site A-4 fronts directly on two major amenities, the newly restored
Cheonggyecheon Canal to the south and Phase 1s Multi-Level
Court to the north. The Parcels aggregated massing is terraced
to insure views and solar exposure for Parcel A-3 to the north.
The western-most element of this terraced building pattern is low
(20 meters in height) to allow the tower element of Parcel A-3 to
share canal views and year- around direct sunlight to reach the
Multi-Level Court. The second mid-block element, limited to
39.95 meters in height also provides favorable solar exposure to
Parcel A-3. Its width above the 20 meter base is limited to 40
meters by local codes. The south- eastern corner of this element
rises to a height 59.9 meters and marks the limits of Phase Ones
canal frontage. The parcel contains two pedestrian easements
running north to south that relate, in location, to the lines of transition in its massing. A setback above the two retail levels is
encouraged to provide south facing terraces on the canal and its
park system.
A linear park space, occupying the 20 meter setback zone along
the sites southern canal frontage, is conceived of as a shady
canal-side terrace and a spatial extension of the Building A-4
retail frontage along the parks northern edge. A series of sunken
courts running parallel to the park, along the parcels southern
Introduction
Master Plan Summary
Building Guidelines
87
Parcel A-4
frontage should be faced in stone as an extension of the pedestrian surface down to the lower retail levels. These courts admit
natural light and air as well as visual connection to the below
grade retail. Glass handrails and glass bridges should be provided for these courts. Also in this location is a secondary pedestrian dominated street to provide drop-off and service access to
Building Parcel A-4. One parking/service ramp to this parcel is
located off of the north-south primary road.
Opportunities
This parcel offers ideal southern exposure and dramatic views
across, up and down the restored Cheonggyecheon Canal as
well as across the city to the south hills. The greatest advantage
should be taken of these attributes in building design. A close
co-ordination should also be maintained between the design of
these Parcel 4 buildings and that of the adjacent Multi-Level
Court design. B-1 Level connections between the Multi-Level
Court, the A-4 Parcel and the southern facing canal courts can
form an integrated below-grade system of pedestrian circulation
and retail/public uses. In addition, the low 20 meter high western-most building element of this parcel offers possibilities for a
large south facing public roof terrace. This southern exposure
also offers great potential for glazed gardens at residential quarters facing the canal.
Introduction
Master Plan Summary
Building Guidelines
88
Parcel A-4
PROPERTY LINE
5m SETBACK
50.73
103.9
ACK
6.20
20.30
33.00
36.02
A-4
20M SETB
94.10
PROPERTY LINE
10
20
30
1000
Introduction
Master Plan Summary
Building Guidelines
89
A-3
A-3
Parcel A-4
PROPERTY LINE
5m SETBACK
LOWER LEVELS OF ADJACENT

CENTRAL MULTI-LEVEL COURT-
SEE P.XX FOR DESCRIPTION AND
TREATMENT OF THIS SPACE
POTENTIAL BRIDGE
CONNECTION ABOVE
-ALIGN WITH PARCEL A-3
SETBACK LINES
POTENTIAL BRIDGE
CONNECTION ABOVE
-ALIGN WITH PARCEL
A-1 SETBACK
PARKING
& SERVICE
ENTRY
PEDESTRIAN
PASSAGE/
EASEMENT
THRU-BUILDING
ARTICULATION ZONE
A-4
SUNKEN
COURTYARD
SUNKEN
COURTYARD
E
DROP-OFF ZON
ELEV.
20m SETB
A-1
ACK
SETBACK LIINE
ABOVE BASE
SUNKEN
COURTYARD
ELEV.
PROPERTY LINE
GRADE RETAIL ARCADE

0
Introduction
Master Plan Summary
Building Guidelines
10
20
30
90

67.60m MAX
59.90m MAX
2 OR 3 STORY
PENTHOUSE ZONE
C
L
40m MAX
ALIGN
PROFILE OF PARCEL A-3

BEYOND
LOCATION OF REQUIRED
@ MAX. OF 40m
39.95m MAX
2 OR 3 STORY
PENTHOUSE ZONE
ARTICULATION ZONE
20.00m MAX
LIMIT OF CONT.
WALL SURFACE &
LINE @ 20m
APPROXIMATE PEDESTRIAN
PASSAGE LOCATIONS
2 STORY BASE
EXPRESSION
10
20
30
The stepping down of the A-4 building wall from east to west allows direct south
sunlight to enter the interior of the site and bring positive solar exposure to both
the Site A-3 buildings as well as the central Multi-level Court located directly to
the north of the A-4 site. This stepping down also dramatically increases the
southerly views from inner-block quarters of Sites A-1, 2 and 3.
Introduction
Master Plan Summary
Building Guidelines
91
Parcel A-4
JUNE 21
NOON
Views and Solar

Exposure
The low 20 meter
high western-most
element of the A-4
buildings provides a
high level of solar
exposure to the
Multi-Level Court
and the adjacent
lower frontages of
the A-3 buildings
and, along with this,
great solar exposure,
dramatic
southern views and
high visibility for the
mid-block
A-3
Tower.
VIEWS
DEC 21
NOON
A-3
A-4
MULTI-LEVEL COURT
Section AA @ 1:1000
Further to the east,

the mid-rise (39.95
meter high) second
element of the A-4
building
group
allows year-around
direct solar exposure to the northern
on-grade
garden
square of the MultiLevel Court and its
adjacent frontages.
JUNE 21
NOON
DEC 21
NOON
VIEWS
A-4
A-3
Section BB @ 1:1000
MULTI LEVEL COURT
Introduction
Master Plan Summary
Building Guidelines
92
Parcel A-4
PARCEL A-4
VARIES
POSSIBLE
SETBACK
20.00m
A-4
8.00m
8.00
2 STORY BASE
EXPRESSION
12.00
ROOF GARDEN
LIMIT OF CONT.
WALL SURFACE &
LINE @ 20m
West End Section @ 1:1000
MULTI-LEVEL COURT
PARCEL A-4
PROBABLE
WALL LINE
33.00
VARIES
39.95m
19.95
2 OR 3 STORY
PENTHOUSE ZONE
ARTICULATION ZONE
(MAX. INTERVAL OF 40M)
2 STORY BASE
EXPRESSION
Mid Block Section @ 1:1000
Introduction
Master Plan Summary
A-4
12.00
POSSIBLE
SETBACK
20.00m
8.00m
8.00
LIMIT OF CONT.
WALL SURFACE &
LINE @ 20m
MULTI-LEVEL COURT
Building Guidelines
93
Parcel A-4
PARCEL A-4
33.00
VARIES
59.90m
19.95
2 OR 3 STORY
PENTHOUSE ZONE
39.95m
A-4
20.00m
12.00
LIMIT OF CONT.
WALL SURFACE &
LINE @ 20m
19.95
REQUIREDTHRU-BUILDING
ARTICULATION ZONE
POSSIBLE
SETBACK
8.00m
2 STORY BASE
EXPRESSION
8.00
CANAL
MULTI-LEVEL COURT
East End Section @ 1:1000
Introduction
Master Plan Summary
Building Guidelines
94
6. Administrative Framework
Introduction
Master Plan Summary
Building Guidelines
95
6. Administrative Framework
Review & Comment Process

In order to assure that the designs of the various parcels are in accordance with the masterplan guidelines and
that the development of the various designs are mutually supportive, there will be a series of meetings that will
constitute a detailed comment and review process. These milestone meetings are intended to offer the architects an opportunity to review and comment on the other teams efforts as well as a chance to present their
own ideas. A preliminary summary of these meetings is as follows:
1.
Kick-off Meeting
The architects will meet to discuss the implications of the Masterplan Guidelines, review the site, receive any
final direction from the Trust and receive any up-dated information which may be available.
2.
Pre-Schematics Review Meeting
In order to clarify basic assumptions and conceptual issues, two weeks prior to the meeting, the architect must
submit the following information.
-
Conceptual site plan(s).

Conceptual ground floor plan(s) including uses, access, and entries.
Conceptual elevation(s) of street facades.
Conceptual apartment types.
Massing model.
3.
Schematics Review Meeting
The architect must submit the following information:

- Site plan indicating building footprint, landscaping, grading, and paved areas. Scale 1:500 or larger.
- Ground floor, roof, and typical floor plans. Scale 1:100.
- Building elevations. Scale 1:100.
- Bulkhead and rooftops in elevation. Scale 1:100.
- Building sections. Scale 1:100
- Model indicating building massing, white Strathmore board for insertion into the Seoul City site model. Scale
1= 20.
- Outline specifications for basic systems and exterior materials, including colors.
- Single-line drawings showing mechanical, electrical, and plumbing systems and connections.
4.
Design Development Interim Meeting
The architect must submit the following information:

- Floor plans, building sections and elevations. Scale 1:100.
- Additional plans, sections, and elevations for typical exterior details.
- Updated model.
- Updated outline specifications.
- Detail plans of open spaces.
- Detail plans for special facility and/or special areas. Scale as appropriate.
- Samples of all exterior and surface materials.
- Mechanical, electrical, and plumbing drawings.
5.
Introduction
Final Design Development Presentation
Master Plan Summary
Building Guidelines
96
Applicable Local Codes and Regulations

are as follow but not limited to :
1. Residential Building Codes
2. Residential Building Related Regulations
3. Building Codes
- Building Ordinances
- Building Regulations
- Seoul City Building Ordinances
- Seoul City Urban Planning Ordinanaces
- Fire Safety Regulations
- Mechanical Regulations
4. City and Residential Area Maintenance Codes

- Seoul City and Residential Area Maintenance Ordinances
5. Seoul City Urban Center Redevelopment Master Plan

- Seoul City Urban Center Redevelopment Master Plan Recommendations
Introduction
Master Plan Summary
Building Guidelines
97
- Canal Side Building Maintenance Standards
6. Misc, Codes, Regulations and Standards

- Construction and Traffic Ministry and Seoul City Standards
- Seoul City Multiple Residential Building Review Regulations
Introduction
Master Plan Summary
Building Guidelines
98

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Sewoon District 4

Urban Development Project

KIM & ASSOCIATES

Master Plan Summary

Site Development and Landscape Guidelines

Individual Parcel Guidelines

Sewoon District 4 Design Guidelines

Master Plan Summary

Site Development & Landscape Guidelines

Individual Parcel Guidelines

Sewoon District 4 Design Guidelines

The proposed redevelopment of the Sewoon District site in the

View of existing site and Shrine to the North

Master Plan Summary

Site Development & Landscape Guidelines

Proposed development of site

Plan of Sewoon District 4 Proposal

Individual Parcel Guidelines

Sewoon District 4 Design Guidelines

while providing a serene counterpoint to the hustle and bustle of

This first phase of development occupies the northeast quadrant

Green strategy - city wide

As the larger site-wide plan outlined in the competition indicates

Central Seoul - macro-scale strategy for urban

Sewoon District 4 Proposal in context

Master Plan Summary

Site Development & Landscape Guidelines

Individual Parcel Guidelines

Sewoon District 4 Design Guidelines

2. Master Plan Summary

Master Plan Summary

Site Development & Landscape Guidelines

Individual Parcel Guidelines

2. Master Plan Summary

Sewoon District 4 Design Guidelines

Interaction Between Building and Landscape

Landscape as part of domestic environment

Positive Relationships with the Surrounding City:

Master Plan Summary

Site Development & Landscape Guidelines

Continuity of existing street patterns

Individual Parcel Guidelines

Sewoon District 4 Design Guidelines

Continuity of Existing Street and Open Space Patterns (cont)

Master Plan Summary

Site Development & Landscape Guidelines

Individual Parcel Guidelines

Sewoon District 4 Design Guidelines

An Active Street-Oriented District

Typical existing street

Public Destinations and Gathering Places

Master Plan Summary

Site Development & Landscape Guidelines

Individual Parcel Guidelines

Sewoon District 4 Design Guidelines

The Primary Terms of the Master Plan

Building Parcel Groups

Building parcel groups

Master Plan Summary

Site Development & Landscape Guidelines

Individual Parcel Guidelines

Sewoon District 4 Design Guidelines

Site-Wide Statistics (Phase One)