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Land Use Conversion from Residential to Commercial through Private Proposals - "Busan-Style Transit-Oriented Development Project" to Launch in June

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The Busan Metropolitan City (Mayor Park Heong-joon) announced that starting in June, it will officially launch the "Busan-Style Transit-Oriented Development (TOD) Project" to redevelop underutilized, low-density transit areas into vibrant, compact cities with mixed urban functions.

• ●(Definition)

• ○The project, based on Article 51, Paragraph 1, Item 8-2 of the Framework Act on National Land Planning and Utilization,
  involves mixed-use development within transit areas, conditioned upon land use change and public facility contributions.

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The project is linked to the "2040 Busan Urban Master Plan," aiming to specialize transit zones by type and enhance urban density and diversity (high-density, mixed-use development).

• ●If project sites meet location requirements,
  ▲ Land use conversion from residential to commercial will be permitted, allowing higher FARs.
  ▲ If developers introduce mixed-use facilities such as office spaces, land use can be further upgraded to secure maximum FAR.

• ●Previously, land use changes (residential → commercial) initiated by private proposals were not allowed except for large-scale idle sites (through negotiated district unit plans).
  With this new project, private proposals can now request land use changes, benefiting from FAR relaxation and planning incentive programs,
  thus invigorating private sector construction investment.

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The city has surveyed and analyzed transit areas across 132 locations in Busan, classifying their types and defining their boundaries.
This data will serve as a guideline for related future projects, including:

• ●TOD Project

• ●Mixed-use development for semi-residential transit areas

• ●Hope Together Housing Project

• ●Small-Scale Housing Redevelopment Project, etc.

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Transit Zone Types and Boundaries (132 Locations):

Type	Locations
① Commercial/Business Hub Transit Zones	47
② Industrial/Regional Hub Transit Zones	11
③ Residential Hub Transit Zones	55
④ Suburban Neighborhood Transit Zones	14
⑤ Newly Established Transit Zones	5

• ●Boundaries:

• ○For Types ① and ②: Within 350 meters from station platforms

• ○For Types ③, ④, and ⑤: Within 250 meters from station platforms

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The city has also established specialized strategies for developing transit areas as mixed-use zones:

• 1.Specialized Development by Transit Zone Type:

• ○Link transit zone characteristics with the "10-Core" structure of the 2040 Busan Urban Master Plan

• ○Promote tailored development for each transit zone to maximize their potential

• 2.Land Use Conversion and FAR Incentives:

• ○When applicants secure major transit-related functions and meet location criteria*,
  land use will be upgraded in two stages, and planning incentives will be provided.

• ○If developers introduce mixed-use facilities**, further land use upgrades will be permitted (up to 1.2 times the legal FAR limit).

• ○(Location Criteria)

• ■Site area: 3,000–10,000 m² (expandable via committee consultation)

• ■Minimum road width: 20 meters

• ■At least 1/8 of the site perimeter adjacent to major roads

• ○(Mixed-Use Definition)

• ■At least 50% of the total FAR must be for:
  ㉠ Office facilities (excluding officetels) or tourist accommodation facilities, or
  ㉡ Facilities aligned with the major functions designated in the 10 Core Centers.

• 3.Public Contribution:

• ○The value increase from land use change must be used to install public facilities such as social infrastructure (SOC) or public rental housing,
  improving living convenience and creating a pleasant urban environment.

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To implement the project starting in June, the city will expedite revisions to the district unit plan guidelines.
It will also continuously monitor project progress and actively incorporate citizen feedback to make gradual improvements.

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Mayor Park Heong-joon stated,
"The 'Busan-Style Transit-Oriented Development Project,' a key pledge of the 8th municipal administration,
is essential for transforming transit areas into growth hubs and innovative spaces that integrate housing, employment, and leisure,
ultimately realizing Busan as a global hub city.
Through this project, we will introduce diverse mixed-use facilities in transit areas,
help resolve issues like excessive commercial vacancies and urban hollowing-out,
and invigorate the local economy."