[Choi Jun-young's Urban Pilgrimage] The Future of Vertical Cities

Many Urban Commercial Buildings Are High-Rise... Residential Spaces Lead in Korea
High-Rise Apartments Packed Closely... Seem Harsh and Inhumane but Offer Convenience and Efficiency
Height Sparks Intergenerational Conflicts... Cities Must Grow Vertically

The city is tall. The buildings in the city rise upward. Just as plants grow upward to receive more sunlight, buildings also extend vertically to efficiently use limited land.

The advent of reinforced concrete and elevators had the effect of creating new land. Tall buildings increased the value of land, attracting more capital to the city, which led to rapid changes and growth centered in urban areas that were previously unimaginable.

Of course, in cities like Paris, France, or Barcelona, Spain, where there is a strong will to preserve traditional urban structures and buildings, this trend is not as pronounced. However, even these cities place high-rise buildings in separate zones or on the outskirts to meet demand. They choose compromise and accommodation in their own way.

Buildings soaring vertically evoke awe and pressure in people. Many European cathedrals expressed reverence for God through endlessly soaring spires. They also had a psychological control effect over the general public. Modern high-rise buildings without religious backgrounds or decorations come across as intimidating.

When people first arrived at Seoul Station from their hometowns, what caught their eyes was the current Seoul Square, formerly the Daewoo Center Building. The wide facade filling their view symbolically showed that the city of Seoul was not an easy place.

In many cities, high-rises were mainly commercial buildings. In contrast, what led the vertical growth of Korean cities was the apartment as a residential space. The vertical city concept was envisioned by architect Le Corbusier (1887?1965) in the 1920s to solve the problems of crowded and unsanitary Paris at once. He designed the first floor as a pilotis, separating it from the ground, and stacked residences neatly above. Inside, amenities such as gardens, swimming pools, cafeterias, and daycare centers were arranged. It was designed so that all necessities could be met without going outside. His concept, 100 years later, has been transforming the urban landscape through decades of repeated experiments far away in the Republic of Korea.

When apartments were first introduced, they were considered unfamiliar and uncomfortable spaces. The spatial arrangement based on Western lifestyles was one reason, but a bigger factor was the height. For people accustomed to two-story Western-style houses at most, a five-story apartment seemed quite tall. A 15-story apartment was an extremely tall high-rise.

Apartment complexes filled densely with identical tall concrete buildings appeared inhuman. This perception has persisted, and apartments are often regarded as bleak and monotonous spaces. Although the apartment as a housing type was introduced from outside, over 50 years, Korean apartments have become a unique residential form worldwide.

With the spread of automobiles, parking problems became prominent, greatly increasing the utility and convenience of apartments. Along with the transformation of outdoor spaces into parks and the installation of various community facilities, apartments have also boasted efficiency in energy use. We often criticize energy overconsumption by comparing our habit of wearing short sleeves and shorts even in midwinter with foreigners who wear thick sweaters and hats. However, many overseas homes do not warm up well even when heated, so people wear layers. This fact is rarely mentioned.

As demand increases, apartment heights are gradually rising. In the past, 15 floors were classified as high-rise. But now, to be considered high-rise, a building must exceed 25 floors. In the mid-1990s, 25 floors seemed daunting, but now it is familiar and ordinary. Nowadays, about 40 floors are required to be classified as truly high-rise.

The height of apartments is determined by urban planning, various legal regulations, and economic feasibility. The taller the building, the more space is allocated to elevators and infrastructure, reducing usable space. As a result, apartment floors are generally capped below 49 floors. Once exceeding 50 floors, a building is classified as super high-rise, requiring many additional considerations.

How tall a building can be constructed on limited land depends on the floor area ratio (FAR). The FAR has gradually increased in line with changing times. When land and housing demand rise, it increases; when it becomes too high and causes various side effects, it is lowered again. This process determines the FAR. The reason apartments built in Seoul in the early 1990s have higher FARs than those built later lies here. Based on experience, FAR is better understood as a matter of perception and familiarity rather than scientific analysis. Anxiety and discomfort about high-rise buildings turn into familiarity and comfort over time.

Conflicts over the height of cities are erupting. There are many reasons, but fundamentally, it stems from the older generation's inability to accommodate the demands of future generations. Those who will live in the city for decades to come need taller vertical cities.

Desirable urban planning gradually accommodates these demands, allowing the city to grow vertically. Instead of forcing large changes all at once, gradual changes should be encouraged to respond to continuous growth and transformation. This is evident when comparing the steadily changing Gangnam area with newly built towns that age without change. Taller cities are spaces for future generations.

Choi Jun-young, Specialist, Yulchon LLC