© Yong-Kwan Kim

Architects: Mass Studies
Location: Seoul, Korea
Project Team: Minsuk Cho, Kisu Park, Zongxoo U, Younkyoung Shin, Sangkyu Jeon, Jingyoung Ha, Geunmi Ryu, Jieun Lee, Joonhee Lee, Daeun Jeong, Bumhyun Chun, Kiwoong Ko, Hartmut Flothmann, Dongchul Yang, Seongbeom Mo, Byungkyun Kim, Jisoo Kim, Songmin Lee, Vin Kim, Young Kim, Ranhee Kim, Kwangjin Woo, Minho Hwang, Jiyoung Yoon, Chungwhan Park
Structural Engineering: Junwoo Structure
MEP Engineering: HANA Consulting & Engineers
Civil Engineering: CG E&C
Landscaping: Alban Mannisi + Soltos Landscaping
Construction: SK E&C
Client: SK Networks
Site Area: 2,931 sqm
Project Area: 39,898.56 sqm
Design Year: 2006
Construction Year: 2006-2009
Photographs: Iwan Baan, Kyungsub Shin & Yong-Kwan Kim

This tower proposal is an alternative to the conventional residential/office tower prototype of commercial developments, with its design being specific to the site’s conditions.

Stocky Tower

Generally, the plan of this tower typology is determined by the maximum site coverage (60% in this case), and the maximum F.A.R. (800%), and is repeatedly stacked vertically. Proportionately, this typology is usually on the stable, short side and thus referred to as a “stocky” tower. In this plan, a tower of 14 floors (800% ÷ 60% = 13.333) is possible. The site is located near the Yeouido National Assembly, in an area that has been developed since the 1980′s and mostly populated with towers built according to this equation to similar height and capacity scales. An urban environment crowded with these types of towers is often monotonous and uninteresting, while the paucity of space between towers results in an oppressive cityscape.

© Iwan Baan

ground floor plan

Podium Tower

Prototype 1 (Standard): This type is possible when there is enough vertical allowance. The lower four or five levels, mostly filled with high-profit commercial entities, forming a podium of maximum site coverage. Smaller (and therefore less efficient) floors are stacked repeatedly on top of the podium, using extra vertical allowance to reach its maximum height. The podium’s capacity maximizes value and invigorates the neighborhood, while the slimness of the tower improves lighting and views inside. In this project, the site is by a 100m-wide street that adds extra height allowance, for a possible total of 36 floors.

section 03

Prototype 2 (L-shaped): This is a variation of the podium tower; The tower atop the podium faces the street and horizontally forms an L-shape. The tower’s visibility increases from the street, while increased distance from neighboring buildings to the rear improves the overall environment.

© Kyungsub Shin

Bundle Matrix

The L-shaped podium tower is reorganized and transforms into three vertical elements: three slimmer towers. The central core tower, the adjoined street-side tower, the adjoined rear tower and the podium form an “L” that continues as one element.

The core tower is of reinforced concrete construction, the other two, of steel construction. With the core tower at the center, the slimmer steel construction towers lean at varying angles that still maintain structural soundness. This will create as much distance as possible between the three towers and add outdoor space between them. Because of these spaces, there are many rooms inside the tower with an unusual amount of access and exposure to the outside for a more desirable residential/work environment.

diagram 06

Thirty-two bridges in the gaps connect all three towers functionally and structurally. Each of these bridges has a balcony and greenery on either side, creating pleasant gardens suspended in mid-air. The interstitial spaces extend to the commercial lower four floors with an atrium garden, escalator hall and other common areas for rest and transit that enliven the space. The design may have started from a podium tower prototype, but with the division between the podium and tower vanished, the three slimmer towers and two resultant interstitial gaps create vertical urbanity. The site is a gateway into the district, and one can expect this urbanity to act as a new, vital catalyst.

Overall Yeouido Site Plan

There are many changes in store for Yeouido in the near and far future, with its existing financial area at the core. According to the 2020 Seoul Urban Basic Project Plan, Yeouido will be developed as an international financial district and the center of northeast Asian finance.

© Iwan Baan

High-density highrise projects such as the IFC and Park One are being developed to the site’s northeast as a link to such mid- to long-term plans. In the residential areas to the site’s southeast, there are mixed-use highrises already developed or under construction. This project is at the center of a rapidly-changing Yeouido’s commercial and financial center.

Main Sections

The building is comprised of 7 basement levels and 36 superstructure levels, totaling about 39.899 ㎡ and 154.14m in height. Parking and mechanical rooms are located on basement levels 2-7, and community conveniences are on basement levels one to superstructure level four, with the remaining levels 5 to 36 being “officetels” (live/work space). Belt truss reinforcement is at levels 14-15 to strengthen the highrise. Levels 14-15, at the core of the building, contain support facilities and central mechanical rooms and mark the division of facilities.

section 01

© Kyungsub Shin

© Kyungsub Shin

Level 1 Plan: Street Park

A green park space will be installed along the 100m-wide street. In addition, an 85m x 5m garden island will be installed alongside the street 20m to the west, which is narrow but expected to see significant pedestrian traffic. The street-side park features bamboo and Japanese spurge landscaping and water fixtures. Mist fountains and lighting will create a distinctive urban park that adds to the site’s role as a gateway.

diagram 01

diagram 02

diagram 03

diagram 04

diagram 05

Perspective: Sky Garden

In the interstitial spaces on either side of the core tower, there are 32 green spaces planned for “sky parks.” Over two stories high and arranged to alternate on the right and left, long narrow gardens effectively cross each other in an indeterminate outdoor space. The penthouse level (36th floor) has two outdoor spaces for every three units, with 31 total outdoor spaces that complement the building’s exterior and help formulate the highrise’s identity.