Authorship：Lead author   Language：Japanese   Publishing type：Research paper (scientific journal)   Publisher：The City Planning Institute of Japan  

Many urban redevelopment projects have been implemented using Planned Development Design System (PDDS), which is one of the most common incentive FAR bonus systems in Japan, because of its flexibility. This study aims to clarify how the local municipalities have operated PDDS that the national government established around 45 years ago. In particular, we investigate how three cities (Tokyo Metropolis, Osaka City and Yokohama City) have changed their operational criteria of PDDS as they faced their own urban problems from time to time. Overviewing the changes of the national government's technical criteria of PDDS, we discuss the differences and similarities among the three cases.

DOI： 10.11361/journalcpij.51.812

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Planned Development Design System brings results for the formation of urban area. However, many problems are pointed out in the system. On the other hand, as for the incentive system, utilization of the system is expected still more. This study paid its attention to discussions at the introduction of the Planned Development Design System. We analyzed the discussions and the final report of the Committee of Planned Development Design System, and compared them with the permission regulation and the technical standards of the system. As a result we clarified the important point of discussions and the difference with the realized system and the reason of it.

DOI： 10.11361/journalcpij.50.488

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Other Link： http://t2r2.star.titech.ac.jp/cgi-bin/publicationinfo.cgi?q_publication_content_number=CTT100754615

Language：Japanese   Publisher：The City Planning Institute of Japan  

This study aims at advancing concepts of contemporary urban form regulations to solve recent urban issues through analyzing the discussions during enactment of shade regulations in the national government and how it was applied to residential area by local municipalities such as Tokyo and Osaka Metropolis and Yokohama City. We illustrated that the local municipalities applied shade regulations to residential area at their own discretion according with local situations and that they established building controls to secure comprehensive residential environment by combining existing bulit form regulations and conflict prevention ordinances with shade regulations without obeying intentions of the national government.

DOI： 10.11361/journalcpij.49.471

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Other Link： http://t2r2.star.titech.ac.jp/cgi-bin/publicationinfo.cgi?q_publication_content_number=CTT100769376

Language：Japanese   Publisher：The City Planning Institute of Japan  

A view spreads beyond administrative boundaries. And, it is necessary for a municipality to work on the view protecting policy with other municipalities. But, in case of acrossing the administrative boundaries, it is assumed to be difficult for other municipalities to work on the view protecting policy, because of no benefit from the effort. This paper aims to grasp the circumstances and the problems of the view protection policy beyond the administrative boundaries, and to show the guide to them. The results are as follows: (1) View protecting policies are divided into the two types, 'mutual-type' and 'onedirection-type', from the point of benefit and load. (2) For the cooperation between basic municipalities, it is important for both municipalities to load. (3) In case of 'one-direction-type', it is important for the prefectures to coordinate one municipality with another municipality.

DOI： 10.11361/journalcpij.47.44

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Recently, the designated manager system begins to be introduced to art museum, as a method that makes management efficiency. On the other hand, there is anxiety that the arts sector decline by using this system. In this study, the change in the management and the scheme by introducing designated manager system was investigated, and the influence to local area was asked to the art museum director. As a result of the investigation, the art museum which was introduced designated manager system reduced cost of the management and improved the scheme. However, there were peculiar problems by using this system into the art museum, such as the difficulty of changing manager and to bring up staff member to expert. Finally, it was shown that it is important for the maintaining art sector to support the designated manager by administration.

DOI： 10.11361/journalcpij.46.1009

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Language：Japanese  

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Language：Japanese   Publisher：The City Planning Institute of Japan  

In recent years, many local governments in Japan have introduced height restrictions for buildings in order to prevent conflicts about tall buildings and develop good urban and rural landscapes. This study investigates the height restrictions for buildings as per the landscape plan of the Landscape Act in Japan. The focus is on the aim of height restrictions, height criteria, and pre-application consultation system. The results show that although the height restrictions for buildings as per the landscape plan are not legally binding, many local governments recognize their significance as a means of manifesting the city heights policy. In addition, the height criteria are not only quantitative but also qualitative. Local governments that use qualitative criteria tend to require pre-application consultation by applicants, because most qualitative criteria lack detail.

DOI： 10.11361/journalcpij.45.2.17

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Recently, a project that disposes part of land to private developers has increased in the housing estate redevelopment. The landscape evaluated to the resident is often lost by the project. The aim of this study is to clarify what kind of landscape is succeed and how succeed it based on the resident questionnaire and the hearing to developer. It has been understood that evaluation by residents of landscape after the project and the effort to succession of landscape is high. So residents consider that the landscape succession succeeded. However, because the problem of the landscape succession and the dissension of the resident and the developer were seen, more certain communication by each other is requested.

DOI： 10.11361/journalcpij.45.3.781

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Recently, in rebuilding apartments of a housing complex, UR sells a part of the site to private developers. Then there is a risk that the landscape is spoiled. So it is necessary to make a rule to guide the development of the private developers. The aim of this study is to 1) identify the meaning of landscape guideline, 2) clarify the problem of landscape guideline, and 3) examine ways to form desirable landscape in rebuilding apartments of a housing complex. From this study, it has become clear that landscape guideline has the meaning to form the desirable landscape. However, there are some problems in it, too. It is considered to be necessary for landscape guideline to be more concrete. And UR needs to discuss with private developers about the landscape guideline.

DOI： 10.11361/journalcpij.44.3.1

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Covered arcades have been constructed in many shopping streets. However, most of them are coming to their life now. Considering the decline tendency of shopping streets in recent years, it will be thought that the shopping street removing their arcades increases in the future. This study focuses on removal of covered arcades. Firstly, we suggested future trends of covered arcades. Secondly, and examined the details of removals and following efforts. Then, we searched for factors they can carry out removal effectively. The outcome depended on whether they renewed their individual store and street positively after removal. However it is necessary to be recognized as a supplementary project by the city government, while the individual shop owners must invest in their own shopping street.

DOI： 10.11361/journalcpij.43.3.439

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Redevelopment buildings in the first stage redevelopment areas have been declining due to decay and local businessslump, etc. This study, by grasping the circumstances of re-redevelopment projects, aims to suggest a method for re-redevelopment process in the future. Through surveys toward local authorities, the results are as follow (1) Approximately 18% of initial re-development buildings were re-developed again (2) The method of re-redevelopment is limited in urban redevelopment project areas (3) The circumstances of areas around the first stage redevelopment areas influence Attainability of re-redevelopment projects (4) Legally, it is possible to remove Highly used area, but to achieve this is very intricate. Therefore, re-redevelopment projects need to be conducted considering carefully the circumstances of their surrounding areas.

DOI： 10.11361/journalcpij.42.3.751

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Language：Japanese   Publisher：The City Planning Institute of Japan  

In recent years, stores in shopping streets and bus business in local cities cannot get enough returns. So they are making effort to activate their organization. This study focuses on cooperative activities between shopping street organizations and bus companies. Firstly, we examined the actual conditions of activities. Secondly, we developed their will and estimation toward activities by a question survey. Then, we searched for factors they can forward activities effectively. In result, 1) about 42% bus companies have had cooperative activities. 2) in most cases, they feel some effect of activation. 3) the longer they continue activities, the higher their estimation. In order to continue activities for a long time, shopping street organizations should promote activities positively, and bus companies should continue cooperative relationship positively.

DOI： 10.11361/journalcpij.42.3.931

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Language：Japanese   Publisher：The City Planning Institute of Japan  

An Urban Master Plan(UMP) system was introduced in Korea in 1981 to guarantee the coherence and consistency of city planning practice. But by that time there was still no legal basis to support such practice in coherence to the urbanization plan. Later on the 90's its role as guidance to city planning was emphasized and formed a legal basis, but instead of serving as model and rule to the city planning practice, it was the UMP that was changing. In 2002 the UMP was vested with new roles and importance as the city planning range was extended into rural areas, and also serving as the base for all city planning decisions. As a continuation and natural process it is necessary to develop programs to make the City Planning accordance to UMP more effective.

DOI： 10.11361/journalcpij.42.3.781

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Language：Japanese   Publisher：The City Planning Institute of Japan  

An unrestricted passage in a station contributes to improvement of public benefits. Therefore, it is said municipalities should pay most of the construction cost. However, it is expected railway companies could also gain profit from the passage. We examine the reality of the construction project, and consider an ideal ratio of the cost from a change of the number of passengers between before and after the construction. Consequently there was a meaningful difference in the number of passengers between before and after. Additionally, a meaningful tendency was observed in the number of the passengers, comparing the station with the passage to the station without it on the same route and scale. Nevertheless, in some cases municipalities paid a large cost.

DOI： 10.11361/journalcpij.42.1.112

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Publisher：Japan Association for Real Estate Sciences  

Land held for development for commercial purpose ought to be acquired through public opening sales method for national land use right in China since 2002. In this paper, we arranged the main content of the said sales method (Competition and Auction), the mechanism of construction securing for public facilities in development project, and the state of achievement of the said sales method in Tianjin. Furthermore, through specific cases, we considered this public opening sales system from the views of construction securing of public facilities and development business profitability, and point out the problems. The purpose of this report is to search directions to improve the present public opening sales system of national land use right in the future.

DOI： 10.5736/jares1985.19.3_116

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Other Link： https://jlc.jst.go.jp/DN/JALC/00273885007?from=CiNii

Language：Japanese   Publisher：Association of Urban Housing Sciences  

This study wants to discuss for solution asymmetric information in used housing market. Especially we pay attention to disclosure on offering stage in used housing market. The reason is the gap of information between seller and buyer, also the gap of information among intermediations on offering stage.<BR>The research aims to compare 1993 with 2002 advertisements of used condominium. The findings of the research become clear unchanged quantity and quality of information about used condominium for seven years. It is very important for buyer to know the structure and the maintenance information of condominium, but seller offers without enough information in used housing market of Japan. To establish the system ofinformation about structure and maintenance is expected for solution asymmetric information in used housing market.

DOI： 10.11531/uhs1993.2006.55_144

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Other Link： http://hdl.handle.net/2297/45634

Language：Japanese   Publisher：日本都市計画学会  

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Language：Japanese   Publisher：日本都市計画学会  

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Language：Japanese   Publisher：The City Planning Institute of Japan  

From necessity of basis strengthening of local administration and wide area association, attention has focused on consolidation of municipalities. When local government and inhabitant make community cooperatively, it is an important problem to consider the consciousness for the consolidation of the inhabitant. Change of original place name is listed as a demerit of consolidation. This study aims to identify influences of municipal name change by consolidation on community consciousness, and to study out the relationship between the pattern of municipal name change and change of community consciousness. A questionnaire survey targeting the inhabitant of Sasayama City, Hyogo Prefecture which consolidated 1999 was conducted. From analysis of the result, there is a difference in the change of community consciousness between keeping the old name and abolishing it.

DOI： 10.11361/journalcpij.39.3.319

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Recently, it has become major concerns within our country that a high building, which is higher than neighbor's building height, obstructs the view of surrounding landscape. In this study, we measured the floor area ratio, which the landowner cannot use by height control conserving urban landscape in central district of Kamakura-city, and converted it to the opportunity cost. As a result, the opportunity cost commensurate with the proportion to width of road and scale of site by the setback regulation, but some setback regulation can increase opportunity cost. Also deregulation of setback regulation and floor area restriction reduce opportunity cost, on the other hand it has only a limited effect in the areas around Kamakura station and main-road, Wakamiya-Ooji.

DOI： 10.11361/journalcpij.39.3.229

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Language：Japanese   Publisher：The City Planning Institute of Japan  

It is important that tourist attractions are intelligibly shown for sightseeing. In many cities, to show the tourist attraction of the city intelligibly, tourist attractions are made into a route. But this tourist attraction set by the administration is not effective. Therefore this study aims on the way of an effective tourist route. First we set our study on the sightseeing volunteer guide, which has the viewpoint of the tourist attractions same as the local residents. We study the difference of the route setting of the guide, by the experience of the tourists and the guides themselves. In conclusion, for the first time tourists, the existing tourist route is well satisfied, but for the experienced tourists, we found out that the tourist route with the viewpoint same as the local residents, such as historical elements are needed to be set up.

DOI： 10.11361/journalcpij.39.3.223

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Language：Japanese   Publisher：The City Planning Institute of Japan  

After the 2nd World War, the development of urban infrastructure in Japan had set its importance more on the economic policy than the local scenery or nature. For the coming constructions, we must have a clear grasp of the problem on the planning process by administrations. On this study, we picked up trees as local resources and considered trees' position on the planning especially in case of Tokyo, through a questionnaire survey and interview with local governments. Our conclusions are the following. First, the flexible plans are found so few after the 2nd World War. Second, the details of the road plan can't be assessed by the present judge method, comparison between cost and effect. Third, the opinion references among local governments and executive posts don't work well. And fourth, it became clear that the existing systems of trees preservation are not sustainable and ineffective.

DOI： 10.11361/journalcpij.39.3.139

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Language：Japanese   Publisher：The City Planning Institute of Japan  

The population of the metropolitan suburban area has declined from the late 90s. The result of this trend could cause a major problem dealing with vacant lands in the suburban housing developments. Therefore, this paper sets its study on the area of Hadano-city and Isehara-city in suburban area of Kanagawa-prefecture from the expectation in the growth of vacant lands. The study deals with the research of the changes in the vacant lands and the intension of the residents in housing developments, giving proposal in the use of the vacant lands by adopting a model study.

DOI： 10.11361/journalcpij.39.3.631

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Language：Japanese   Publisher：Association of Urban Housing Sciences  

The purpose of this paper is to make clear the effect about Housing Performance Indication System. The hedonic price analysis aims to measure how influence on newly built condominium price. The interview research of real-estate agents aim to make clear about the effect that Housing Performance Indication System in the used housing market. It was confirmed incomplete system about evaluation. There needs to complete and to estimate for Housing Performance Indication System in the used housing market and reconstruct simplify system.

DOI： 10.11531/uhs1993.2004.47_83

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Other Link： http://hdl.handle.net/2297/45635

Publisher：Japan Association for Real Estate Sciences  

Since the 90's, private developers in China have been growing remarkably, and as the reform of land-market progresses, they are taking greater actions in urban renewal project than before. In this research we clarified the statutory process of urban renewal, and considered the states of private developers in an actual renewal project in Tianjin Nanshi. We examined them by focusing on 'fairness'-neither the benefits of private developers, public, nor residents should be damaged by the renewal project, and 'transparency'-the procedure should be definite and the system should be open. The paper concludes that some parts of the renewal process are not transparent, and recommends to improve the legal system of urban renewal, for example, to introduce a public participation in order to modify the structure that the development plans depend too much on the agreement between the government and developers.

DOI： 10.5736/jares1985.18.58

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Other Link： https://jlc.jst.go.jp/DN/JALC/00241678099?from=CiNii

Language：Japanese   Publisher：The City Planning Institute of Japan  

The first aim of this research is to grasp the benefit of rooftop greening quantitatively by Contingent Valuation Method (CVM) Survey of the apartment households. The second aim is to evaluate the administration's present basis of promotion policies of rooftop greening. As a result: (1) The benefits of the rooftop greening and the important elements for improving effectiveness are clarified. (2) The policy of mandatory greening by Tokyo Metropolitan Government has some validity. (3) Bonus of floor area ratio for greening by MILT needs to be improved. (4) Combination of these two measures doesn't work effectively in Tokyo Metropolitan Area.

DOI： 10.11361/journalcpij.38.3.595

DOI： 10.11361/cpij1.38.0.100.0

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Community Zone project is the ideal enterprise which conquered the problem of the conventional area traffic plan. The purpose of this paper is to understand the contents of the Community Zone project in Japan and to consider the background and the cause of the difference between the plan and the implementation in the project in relation to citizens'opinions. In conclusion,some measures and policies cannot be easily incorporated in the project because of the citizens' objections. In order to incorporate these, 1) the administration must perform the publicity work to the residents in the initial stage of the planning 2) there should be a opportunity for the residents to exchange their opinions.

DOI： 10.11361/journalcpij.38.3.457

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Language：Japanese   Publisher：The City Planning Institute of Japan  

Many buildings in redevelopment area have vacant floors caused by the withdrawal of key tenants. This study aims to seek the way to utilize these floors by surveying the current situation of the withdrawal and generation of vacancy and clarifying the problems. As conclusions, we clarified that there are large amount of vacancies in 31 redevelopment areas those are to be resolved promptly. However, we found that there are several obstacles for utilization process such as the lack of management skills, excessive numbers of property right owners for prompt actions, and location and surroundings environment of the buildings. To overcome these difficulties, assistance of local governments and public-private cooperation are needed.

DOI： 10.11361/journalcpij.38.3.265

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Language：Japanese   Publisher：The City Planning Institute of Japan  

The transferable development rights (TDR) is considered as an effective means for the utilization of land. This study first grasps the distribution of existing donor sites and receiver sites and the amount of transferable floor areas in central area of Tokyo under current regulation. The study then, examines the possible transferring pattern and the effects on infrastructures from transferring floor areas. Our examination found that there is a possibility of serious effects on infrastructures as a result of large-scale TDR in a particular land use pattern. In conclusion, there has to be some planning consideration in applying the TDR system from a perspective of environmental effects on infrastructures by TDR.

DOI： 10.11361/journalcpij.38.3.223

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Publisher：The City Planning Institute of Japan  

Community Zone project is the ideal enterprise which conquered the problem of the conventional area traffic plan. The purpose of this paper is to understand the contents of the Community Zone project in Japan and to consider the background and the cause of the difference between the plan and the implementation in the project in relation to citizens' opinions.<BR>In conclusion,some measures and policies cannot be easily incorporated in the project because of the citizens' objections. In order to incorporate these,1)the administration must perform the publicity work to the residents in the initial stage of the planning 2)there should be a opportunity for the residents to exchange their opinions.

DOI： 10.11361/cpij1.38.0.77.0

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Language：Japanese   Publisher：Association of Urban Housing Sciences  

It is important for housing stock to preserve houses in good condition. However, in the housing market of Japan assessment are out of regard for remodeling. Also consumers couldn't get enough information about housing condition. It is too difficult to analyze quantitatively, because hardly anyone grasp date what are defined by regulation in Japan. This paper analyzes the housing market of existing condominium on the Hikarigaoka new town in Tokyo. The date aregathered from a neighborhood paper is made by a real estate broker. The neighborhood paperdisclose sketch, remodeling information and so on besides an outline of existing condominium, it isn't common.<BR>An analysis for making clear formation of the housing price under the influence remodeling information has been done by using hedonic analysis. In conclusion, the remodeling information affects not a little housing price. It is out of proportion with the cost of remodel. The Japanese housing market needs to open information and to assess the quality of house. It is impossible to make stock without disclosure and improve assessment.

DOI： 10.11531/uhs1993.2003.43_90

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Other Link： http://hdl.handle.net/2297/45587

Publisher：The City Planning Institute of Japan  

The purpose of this paper is to make clear consumer's criteria of house choice. Developers generally induce consumers in the market of housing. This paper inspected properly the factors for what they judge to their knowledge and experiences. Consumer's opinions were gathered through an Internet questionnaire. These data of consumer's opinions are divided into 26 factors. When prioritized On these data the most important factors buying condominium was the location of condominium. The second factor was sound environment. These are different from developers. Further there are more different opinion among sex distinction, generations, and areas. and among others. As a result of Correspondence Analysis of these data, a difference was clear among developers from consumers. For instance the important factors disagree between people live in detached house and in condominium. In the marketing of housing there is thus a need to correspond for individual demands of consumers.

DOI： 10.11361/cpijreports.2-2.0.65.0

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Language：English   Publishing type：Research paper (scientific journal)  

The first aim of this research is to grasp the benefit of rooftop greening quantitatively by Contingent Valuation Method (CVM) Survey of the apartment households. The second aim is to evaluate the administration's present basis of promotion policies of rooftop greening. As a result:(1) The benefits of the rooftop greening and the important elements for improving effectiveness are clarified.(2) The policy of mandatory greening by Tokyo Metropolitan Government has some validity.(3) Bonus of floor area ratio for greening by MILT needs to be improved.(4)Combination of these two measures doesn't work effectively in Tokyo Metropolitan Area. © 2003, The City Planning Institute of Japan. All rights reserved.

DOI： 10.11361/cpij1.38.0.100.0

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Publisher：The City Planning Institute of Japan  

Many buildings in redevelopment area have vacant floors caused by the withdrawal of key tenants. This study aims to seek the way to utilize these floors by surveying the current situation of the withdrawal and generation of vacancy and clarifying the problems. As conclusions, we clarified that there are large amount of vacancies in 31 redevelopment areas those are to be resolved promptly. However, we found that there are several obstacles for utilization process such as the lack of management skills, excessive numbers of property right owners for prompt actions, and location and surroundings environment of the buildings. To overcome these difficulties, assistance of local governments and public-private cooperation are needed.

DOI： 10.11361/cpij1.38.0.45.0

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Publisher：The City Planning Institute of Japan  

The transferable development rights (TDR) is considered as an effective means for the utilization of land. This study first grasps the distribution of existing donor sites and receiver sites and the amount of transferable floor areas in central area of Tokyo under current regulation. The study then, examines the possible transferring pattern and the effects on infrastructures from transferring floor areas. Our examination found that there is a possibility of serious effects on infrastructures as a result of large-scale TDR in a particular land use pattern. In conclusion, there has to be some planning consideration in applying the TDR system from a perspective of environmental effects on infrastructures by TDR.

DOI： 10.11361/cpij1.38.0.38.0

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Language：Japanese  

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Language：Japanese   Publisher：Association of Urban Housing Sciences  

The purpose of this study is to consider the use of residential unit by the Urban Housing Comprehensive Design System. The methodology of this study based on the name plate survey of the each unit in Minato Ward, Tokyo.<BR>From the analysis, we have found that 5 per-cent of the units were used as the non-habitable use, however, the percentage could be increased because of a large number of houses without name plates. Also, it could be said that many conversions to the office could be seen especially areas within the Yamanote-Line. The rate of the unit with residents was not so high, therefore, the system did not work well for the increase of the residents.

DOI： 10.11531/uhs1993.1997.19_139

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Language：Japanese   Publisher：Architectural Institute of Japan  

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Language：Japanese   Publisher：Architectural Institute of Japan  

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Language：Japanese   Publisher：日本住宅協会  

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Language：Japanese   Publisher：日本住宅協会  

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Language：Japanese   Publisher：日本住宅協会  

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Language：Japanese   Publisher：日本住宅協会  

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Language：Japanese   Publisher：Architectural Institute of Japan  

There are two published refereed papers on Height Limitation of Building by Highest Limited Height Control Zone. Your paper contains many similarities with these papers. The similarities are not only same writings but also analytical flames and tables that those papers investigated. The question is raised why these papers are not listed as references on your paper.

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