The Seoul city government decided to apply looser building coverage and floor area ratio standards than before when developing sites of schools that have closed or undergone transfer into public and cultural-sports facilities such as libraries and gymnasiums. The measure is intended to make it easier to use the increasing number of school relocation sites, due to a decline in the school-age population, as living social overhead capital (SOC) facilities needed in the community.
On the 20th, the Seoul city government said it will enforce the Seoul Special City urban planning local government ordinance amendment containing these details. Until now, "school relocation sites" created by school transfer or closure were subject to lower building coverage and floor area ratio standards than general sites to maintain public interest and prevent indiscriminate high-density development. Previously, in addition to a building coverage of 30% or less, dedicated upper limits on the floor area ratio for school relocation sites applied, such as 500% in commercial zones, 320% in quasi-residential zones, 120% in Type 1 general residential zones, 160% in Type 2 general residential zones, and 200% in Type 3 general residential zones.
The amended local government ordinance expands the exceptions eligible to receive general building coverage and floor area ratios. Accordingly, when developing school relocation sites into public and cultural-sports facilities such as libraries, cultural facilities, and everyday sports facilities, not only sites owned by public institutions but also privately owned sites, including those of school corporations, can receive the general building coverage and floor area ratios of the applicable zoning district.
Under the city's urban planning local government ordinance, the general upper limits on the floor area ratio are 150% in Type 1 general residential zones, 200% in Type 2 general residential zones, 250% in Type 3 general residential zones, and 400% in quasi-residential zones. These are higher than the existing dedicated caps for school relocation sites of 120%, 160%, 200%, and 320%, increasing the maximum developable gross floor area by up to 25%.
Under the local government ordinance, school relocation sites include land where an entire school has undergone transfer or has closed, as well as land partially released from urban planning facilities due to the downsizing of school functions. Also, when installing public facilities needed in the area through a district unit plan and for sites where 10 years have passed since a school's transfer, general building coverage and floor area ratios apply.
However, if the site is not used as public facilities or does not meet the exception requirements under the local government ordinance, the existing 30% building coverage and the floor area ratio caps for school relocation sites will apply.