– Clearance and rehousing for many
II. Conceptual Change in Urban Residential Redevelopment Conceptual Change in Urban Residential Redevelopment
II. Conceptual Change in Urban Residential Redevelopment
1.
1. Cooperative Housing Redevelopment Program (CHR)Cooperative Housing Redevelopment Program (CHR) Slum clearance was the only method
Slum clearance was the only method
utilized in the deteriorated residential areas until 1 utilized in the deteriorated residential areas until 1973 973 because of
because of unmaturedunmaturedsocio-socio-economic circumstances for renewal.economic circumstances for renewal.
Urban residential renewal was not a main concern for governments Urban residential renewal was not a main concern for governments
because of limited monetary availability for housing i
because of limited monetary availability for housing investment. nvestment.
All of resources were invested in economic development All of resources were invested in economic development housing was little concerned from the perspectives of
housing was little concerned from the perspectives of city planning.city planning.
Four HR programs have been used since 1973.
Four HR programs have been used since 1973.
Self-Self-Help Rehabilitation (SHR) was the first programHelp Rehabilitation (SHR) was the first program AID Loan Program (ALR) in 1973,
AID Loan Program (ALR) in 1973, Trust Redevelopment (TR) in 1978, Trust Redevelopment (TR) in 1978,
Cooperative Housing Redevelopment Program (CHR) in 198 Cooperative Housing Redevelopment Program (CHR) in 1982.2.
1960 1970 1980 1990
Residential Environment Improvement Program
68 73
73
76 80
80 78
83 87
89
Housing Reconstruction Cooperative Housing Redevelopment Consignment Redevelopment
AID Loan Project
Self-Help Rehabilitation Official Permit & Site Improvement
Relocation and Citizen Apartment Construction
<Figure 2> Historical Change in Residential Renewal Programs<Figure 2> Historical Change in Residential Renewal Programs
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
8 1991 1992
1993 1994
1995 1996
1997 1998
1999 2000
Redevelopment
Residential environment improvement program Reconstruction
0 50 100 150 200 250
Cooperative Housing Redevelopment
Residential Environment Improvement program Housing Reconstruction
<Figure 3> Distribution of Residential Renewal Sites by Program <Figure 3> Distribution of Residential Renewal Sites by Program TypeType
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
Until now, CHR has been understood as the most efficient way Until now, CHR has been understood as the most efficient way
to improve deteriorated houses to improve deteriorated houses
in terms of financial burden, resident agreement, and
in terms of financial burden, resident agreement, and role allocation role allocation of urban redevelopment.
of urban redevelopment.
The concept of CHR is The concept of CHR is
A joint operation of housing redevelopment bo A joint operation of housing redevelopment bodies dies
between residents and a construction co between residents and a construction company.mpany.
Lessening financial problems associated with d
Lessening financial problems associated with development, evelopment, one of strong obstacles for redevelopme
one of strong obstacles for redevelopment. nt.
The mechanism of the method is The mechanism of the method is
Residents provide residential land Residents provide residential land
The costs are born by the company in advance The costs are born by the company in advance
and reimbursed after completion of the p and reimbursed after completion of the project. roject.
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
10 It is an introduction of market mechanism to the housi
It is an introduction of market mechanism to the housing redevelopment.ng redevelopment.
There should be additional housing construct There should be additional housing constructionion
in addition to those consumed by
in addition to those consumed by the current residentsthe current residents The surplus is supplied to the households ou
The surplus is supplied to the households outside the project area. tside the project area.
The income from housing sale is the main fac The income from housing sale is the main factor tor
for sound project feasibility to
for sound project feasibility to be sustained. be sustained.
What is necessary for the operation is What is necessary for the operation is
the existence of ample density gap for high d
the existence of ample density gap for high density development ensity development for additional housing constructio
for additional housing construction.n.
CHR has been the most useful method for residential re
CHR has been the most useful method for residential redevelopment. development.
Almost all of HR sites were carried out by CH
Almost all of HR sites were carried out by CHR since 1984.R since 1984.
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
However, the feasibility of CHR will be influenced However, the feasibility of CHR will be influenced by recent introduction of new policies by recent introduction of new policies
segmentation of residential land us segmentation of residential land use e decrease in the floor area ratio fo
decrease in the floor area ratio for residential landr residential land
If CHR is evaluated to be infeasible, If CHR is evaluated to be infeasible,
the current residents should bear more burden
the current residents should bear more burdens of redevelopment.s of redevelopment.
Otherwise, the areas will be turned into slum
Otherwise, the areas will be turned into slumsooner or later.sooner or later.
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
12 The background of REI introduced in 1989
The background of REI introduced in 1989
new housing provision had minimal effects on the urba
new housing provision had minimal effects on the urban renewaln renewal in areas of low
in areas of low--income households. income households.
To apply variance or special exception of the Buildin To apply variance or special exception of the Building Code g Code
for the improvement of individual parcels.
for the improvement of individual parcels.
The introduction of CHR showed dual aspects of housing redevelop The introduction of CHR showed dual aspects of housing redevelopment. ment.
The increased feasibility was one thing, The increased feasibility was one thing,
which was always a bottle neck of housing r
which was always a bottle neck of housing redevelopment.edevelopment.
Replacement of densely aggregated low
Replacement of densely aggregated low--income households income households by middle
by middle--income households. income households.
Housing constructed is large
Housing constructed is large--scaled and luxurious scaled and luxurious It exceeded housing burden of native residents It exceeded housing burden of native residents It decreased the resettlement ratio dramatically.
It decreased the resettlement ratio dramatically.
2.
2. Residential Environment Improvement Program (REI)Residential Environment Improvement Program (REI)
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
Question raised : for whom the housing redevelopment was operate Question raised : for whom the housing redevelopment was operated. d.
The solution was to introduce the REI program The solution was to introduce the REI program through enactment of the legislation in 198 through enactment of the legislation in 1989. 9.
It was a temporary law effective until 1999 It was a temporary law effective until 1999 and was extended its force to 2004.
and was extended its force to 2004.
REI is applied to sites of single
REI is applied to sites of single--family detached houses family detached houses The final output of REI has three forms
The final output of REI has three forms Site improvement for individual buildings, Site improvement for individual buildings, Land substitution for multi
Land substitution for multi--dwellings lower than four stories, dwellings lower than four stories, Multi
Multi--family housing construction. family housing construction.
It looks like combined outcomes of HR and MHR programs.
It looks like combined outcomes of HR and MHR programs.
The similarity and complexity of these three types provides The similarity and complexity of these three types provides
background for policy makers to propose a new law enac background for policy makers to propose a new law enactment, tment, the law of 'Urban and Residential Environment Renewal' the law of 'Urban and Residential Environment Renewal'in 2003.in 2003.
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
14 REI program is for low
REI program is for low--income householdsincome households
REI program should be related with the minimum housing standard REI program should be related with the minimum housing standard of 1998. of 1998.
The standard requires The standard requires
satisfaction of residential facilities (kitchen, Bath
satisfaction of residential facilities (kitchen, Bathroom, Running water),room, Running water), bedroom usage by age and sex of household members,
bedroom usage by age and sex of household members, floor area size standards (house size, number of room floor area size standards (house size, number of rooms). s).
If one of the three standards is not satisfied, If one of the three standards is not satisfied,
the households are classified as substandard.
the households are classified as substandard.
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
Using the population and housing census of 2000, the statistics Using the population and housing census of 2000, the statistics of the of the qualified households for the whole nation is as follows:
qualified households for the whole nation is as follows:
((Based onBased ongeneral households)general households)
Households under minimum housing standard : 23.4 Households under minimum housing standard : 23.4
(34.4% in 1995) (34.4% in 1995)
Among households under minimum housing standards Among households under minimum housing standards
Households under residential facility standard : 74.3%
Households under residential facility standard : 74.3%
Households under bedroom usage standard : 14.8%
Households under bedroom usage standard : 14.8%
Households under floor area size standard : 39.1%
Households under floor area size standard : 39.1%
Households under three type standards : 5.3%
Households under three type standards : 5.3%
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
16 It would be possible to figure out solutions as follows:
It would be possible to figure out solutions as follows:
Substandard housing for residential facilities could b
Substandard housing for residential facilities could be improved e improved by repairs and rehabilitation
by repairs and rehabilitation
Other substandard housing could be improved Other substandard housing could be improved
by residential relocation and urban redevel
by residential relocation and urban redevelopment projects. opment projects.
However, it may not be a realistic strategy However, it may not be a realistic strategy
since it is impossible to install kitchens, toilets, b
since it is impossible to install kitchens, toilets, bathrooms athrooms in a very limited space of housing.
in a very limited space of housing.
Best alternatives for substandard households are Best alternatives for substandard households are
To carry out community renewal projects for the facili To carry out community renewal projects for the facilities.ties.
Otherwise, clearance redevelopment would be the second Otherwise, clearance redevelopment would be the second. . For site choice and implementation of improvement plan For site choice and implementation of improvement plans, s,
it is important to know spatial distribution
it is important to know spatial distributionof substandard of substandard households by jurisdiction and redevelopment
households by jurisdiction and redevelopment site. site.
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
3.
3. MultiMulti--family Housing Reconstruction Program (MHR)family Housing Reconstruction Program (MHR) The CHR program has had positive effects on
The CHR program has had positive effects on
Housing reconstruction for deteriorated apartments Housing reconstruction for deteriorated apartments Stimulating strong demand for apartment reconstruction Stimulating strong demand for apartment reconstruction.. MHR has been concentrated on
MHR has been concentrated on low
low--rise apartment in low density inducing high financial feasibilitrise apartment in low density inducing high financial feasibility. y.
Legal basis for MHR is Legal basis for MHR is
The amendment of 'Housing Construction Stimulation' la
The amendment of 'Housing Construction Stimulation' law in 1987 w in 1987 The main target of MHR is
The main target of MHR is multi
multi--family housing that should be older than 20 years family housing that should be older than 20 years special allowance is given to single
special allowance is given to single--family detached housesfamily detached houses For single
For single--family houses, resident agreement of 100% is requiredfamily houses, resident agreement of 100% is required
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
18 MHR sites should be satisfied by the conditions of possibilities
MHR sites should be satisfied by the conditions of possibilitiesfor for safety accidents because of housing deterioration safety accidents because of housing deterioration excessive repair costs for rehabilitation,
excessive repair costs for rehabilitation, remarkably low land use level.
remarkably low land use level.
Normal resident agreement is Normal resident agreement is
80% of subdivision owners and rights to vote, respecti 80% of subdivision owners and rights to vote, respectively. vely.
The ratio should be up to 90% when the project plan is
The ratio should be up to 90% when the project plan isapproved.approved.
It should be 100% when the project construction starts It should be 100% when the project construction starts..
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
Building safety evaluation for MHR is one of most important stag Building safety evaluation for MHR is one of most important stages. es.
There have been strong doubts for There have been strong doubts for
The selection of safety evaluation organizations The selection of safety evaluation organizations Evaluation results, which is paid by the site coope Evaluation results, which is paid by the site cooperatives ratives
Hence, the application procedure for safety evaluation is change Hence, the application procedure for safety evaluation is changedd
The cooperatives for MHR request a mayor for the eval The cooperatives for MHR request a mayor for the evaluationuation The mayor can designate an organization to carry out.
The mayor can designate an organization to carry out.
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
20 MHR program is often compared with CHR
MHR program is often compared with CHR
their differences provide merits and drawbacks their differences provide merits and drawbacks in public consideration, operation easiness,
in public consideration, operation easiness,tenant treatment. tenant treatment.
First, MHR is not necessary to designate the site First, MHR is not necessary to designate the site since its legal base considers it as a citizen
since its legal base considers it as a citizen--based building based building construction project.
construction project.
Second, MHR is not necessary Second, MHR is not necessary
to establish a development plan from the public side to establish a development plan from the public side to review the plan in the city planning level.
to review the plan in the city planning level.
Third, legal obligations for tenants are not existed for MHR Third, legal obligations for tenants are not existed for MHR
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
MHR and CHR have strong similarities in stimulating housing mark MHR and CHR have strong similarities in stimulating housing markets.ets.
New housing satisfies housing demand of current resid New housing satisfies housing demand of current residentsents Housing surplus can be produced by the density gap Housing surplus can be produced by the density gap
The surplus is sold in the outside market The surplus is sold in the outside market The surplus provides development capital g
The surplus provides development capital gains for the residents. ains for the residents.
The programs provide different opportunities for three parties The programs provide different opportunities for three parties Current residents: housing enlargement and new housin Current residents: housing enlargement and new housing g Housing builders: housing construction in inner city Housing builders: housing construction in inner city areasareas Potential buyers: new housing supply in already estab
Potential buyers: new housing supply in already established urban areas. lished urban areas.
Because of this, the mechanism of the programs is apt to depend Because of this, the mechanism of the programs is apt to depend upon the housing economy and macro economy fluctuatio upon the housing economy and macro economy fluctuations ns since new demand of outside the market is necessary since new demand of outside the market is necessary
II. Conceptual Change in Urban Residential Redevelopment II. Conceptual Change in Urban Residential Redevelopment
22