On September 29, Bucheon City in Gyeonggi Province finalized and announced an amendment to its “2030 Urban and Residential Environment Redevelopment Master Plan” in order to revitalize long-stagnant redevelopment projects in the old downtown area.
The amendment focuses on improving project profitability, streamlining procedures, and easing unreasonable regulations. These changes are expected to accelerate the promotion of new redevelopment projects and the improvement of residential environments in the future.
The most significant changes are the introduction of a zoning upgrade system and the restructuring of the floor area ratio (FAR) framework. While the original master plan did not allow for zoning upgrades, the amendment permits a one-level zoning upgrade for general redevelopment projects. For station area redevelopment projects selected through public contests, the zoning can be upgraded to quasi-residential areas with a maximum FAR of 400%.
Additionally, the city eliminated the mandatory public contribution (net burden) requirement of at least 10% in the FAR framework and introduced an incentive system for allowable FAR. This means that, to improve project profitability, up to an additional 40% FAR can be granted for each category, such as expanding community facilities for residents or undertaking large-scale redevelopment to improve apartment living environments. The method of public contribution has also been expanded from land provision to include buildings and cash, increasing flexibility.
The procedures for residents to initiate or propose redevelopment zones have been further simplified. The previous “review” process by the Urban Planning Committee has been eased to “consultation,” and for sites selected through public contests, redevelopment plans can be initiated without a separate feasibility study. As a result, the time and cost required in the project preparation stage are expected to decrease significantly, greatly accelerating resident-led redevelopment projects.
The standards for securing parks and green spaces have also been rationally adjusted. Previously, for areas exceeding 30,000 square meters (about 9,000 pyeong) but less than 50,000 square meters (about 15,000 pyeong), 2 square meters (about 6,000 pyeong) of parks and green spaces per household were required. However, this regulation has been removed in the amendment. This is expected to enable the establishment of more practical redevelopment plans and the rapid promotion of projects.
Location map of Mini New Town and Station Area Redevelopment Project sites. Bucheon-si, Gyeonggi Province
Based on this amendment, Bucheon City plans to promote new redevelopment projects and encourage large-scale redevelopment, aiming to simultaneously expand infrastructure and improve residential environments in the old downtown area. In particular, the city expects that the “Mini New Town” and “Bucheon-style Station Area Redevelopment Project,” which are being pursued as pilot projects in 2025, will gain further momentum.
The station area redevelopment project selected through the public contest in July has become eligible for zoning upgrades (up to quasi-residential) under the “combined redevelopment” system, and administrative support has also been expedited thanks to the simplified procedures.
Going forward, the city will strengthen step-by-step on-site resident education and provide professional consulting to enhance communication with residents and increase their understanding of the projects, ensuring smooth progress of redevelopment initiatives.
Cho Yongik, Mayor of Bucheon, stated, “With this amendment to the master plan, both the profitability and feasibility of redevelopment projects have been greatly enhanced, and a foundation has been established for a dramatic improvement in the conditions of the old downtown. We will reduce the burden on residents and swiftly push forward with redevelopment projects to create a pleasant residential environment in the old downtown area.”
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