Urban Renewal Coordinator Association of Japan International Committee 1. Urban Redevelopment Needs and History 2. Urban Planning for Redevelopment 3. Conversion of Rights in Redevelopment Projects 4. Previous Asset Valuation in the Redevelopment Projects 5. Subsidies for Redevelopment Projects 6. Compensation for Redevelopment Projects 7. Redevelopment Organization 8. What are Redevelopment Planners? 9. Case of Redevelopment in Japan
According to projections by the United Nations and other organizations, the world's population is estimated to reach more than 9 billion by 2050. About 6 billion people, two-thirds of these people, are expected to live in urban areas.This means that economic activities and livelihoods are concentrated in urban areas. Housing, healthcare, education and infrastructure are needed in proportion to population growth. Urban redevelopment is a very effective method of development. In Japan, the Urban Redevelopment Law was enacted in 1969. Urban plans for redevelopment were created to increase floor area ratios and relax height restrictions, to return development benefits from the reconstruction to the land rights holders and for the improvement of the urban environment. As a result, we were able to achieve a large number of redevelopment projects. The characteristics of redevelopment under the Urban Redevelopment Law of Japan are as follows. The process of rights conversion
1. It is implemented as a city plan. 2. Business is conducted by converting rights and retained floors. 3. Previous asset valuation is performed. 4. There are subsidies (public works). 5. Livelihood rehabilitation (compensation) is provided. 6. Business organizations such as redevelopment associations are formed. 7. Experts and coordinators play an important role. 8. Approximately 40 years of history, with nearly 1,000 districts completed.
Source：Ministry of Land, Infrastructure and Transport Kanto Regional Development Bureau HP (http://www.ktr.mlit.go.jp/city_park/machi/city_park_machi00000072.html) Realizing redevelopment requires a great deal of expertise. The experts collaborate to promote redevelopment. The areas are as follows:
●Promoting redevelopment projects ：Business consultant ●Urban planning, Transport planning ：Urban planning consultant ●Preparation of business plan ：Business consultant and government offices. ●Conversion of Rights ：Business consultant ●Compensation ：Compensation consultant ●Valuation ：Real estate appraiser ●Legal ：Lawyer ●Registration ：Judicial scrivener ●Accounting tax system ： Accountants and tax accountants ●Architectural design ： Architect and Design office ●Construction work ： Construction company and CM company ●Development Capital Investment ： Developer ●Sales and management of floors ： Developers and Building management company The redevelopment building will be constructed and completed at the initiative of public organizations and residents, and through the procedures of city planning decisions, project planning decisions and rights conversion plans (or management and disposal plans).
Type 1 urban redevelopment Type 2 urban redevelopment Increasing momentum for local project project redevelopment and formulation of basic concepts by local Commitment to community development governments. Preparing and Considering the image of Establishment of study meetings and councils redevelopment research and examining redevelopment by volunteers. phase Establishment of Established a preparatory Preparatory Union organization and examined facility plans, financial plans, and rights ☆ conversion models. City planning decision Build consensus among right Determination of city plans for advanced use districts, special urban holders. Planning renaissance districts, district plans, etc. Areas for redevelopment, layout of phase roads and parks, outline of City planning decision of buildings, etc. are stipulated in city urban redevelopment For Type 2 urban redevelopment plans. promotion area projects City planning decision Make a basic design and business For Type 1 urban redevelopment plan for the implementation of the projects City planning decision project, summarizing the intentions of the parties concerned with the Basic design and fund planning project. Type 1 urban redevelopment Type 2 urban redevelopment Establish business plans and rules for project project redevelopment projects and obtain approval from the governor, etc. ☆Decision and approval of business ☆ Implementa Decision and approval of plans, etc.※Establishment and business plans, etc. In the case of Type 1, the employee -tion approval of unions wishing to move out. phase in the case of Type 2, the employee wishing to relocate,will apply. Offer, etc. to the effect that he/she does Request for Transfer, etc. not wish to convert rights Design the details of the redeveloped building and determine the location, Preparation of Implementation Design and Rights Conversion Plan, area and compensation of the floor to Compensation Discussion be acquired by each owner.
Obtain the approval of the governor, ☆Decision and approval of the Decision and approval of etc. regarding the rights conversion rights conversion plan management and disposal plan plan, etc.
Conversion of Rights (Date of Land acquisition The previous rights of the right holder Conversion of Rights) shall be extinguished and the right in lieu thereof shall be acquired.
Construction Start of construction of buildings, etc. Determine maintenance and management rules for redeveloped Phase buildings and facility management Preparation of management and operation plan policies.
After completion of the construction, the rights of the redevelopment Completion of construction building are delivered and each right Project holder is re-occupied. Liquidation * Dissolution of the union Completion Liquidation Complete the business by liquidating the price of rights acquired by each right holder and the income and Management and operation of buildings expenditure of the business.
Organize and manage redevelopment building management unions. Japan's redevelopment is carried out by valuating the rights of former rights holders and acquiring a right floor for the valuation in a new building. This is called the conversion of rights. Accordingly, former rights holders can continue without relocating their residence or business. It is possible to promote the development of cities Supply of housing while preserving the rights of former right holders.
Base development
To develop dense urban areas
The process of rights conversion Source：Ministry of Land, Infrastructure and Transport Kanto Regional Development Bureau HP (http://www.ktr.mlit.go.jp/city_park/machi/city_park_machi00000072.html) Japan's redevelopment is carried out as a city planning project. This enables subsidies and compensation. Urban planning procedures of the government are necessary for implementation as city planning. Japan's redevelopment begins with city planning. ① The government indicates the policy of redevelopment. ② Identify areas to be redeveloped and develop a redevelopment master plan. ③ Extract the redevelopment project areas and prepare a draft basic redevelopment plan. ④ The Draft Basic Plan for Redevelopment shall be formulated as a city plan. ⑤ Conduct procedures for consensus-building of rights holders, establishment of redevelopment organizations, private project participants, subsidies and compensation for the implementation of redevelopment. ① Formulation of government redevelopment policy
②Creation of a redevelopment master plan for municipalities
③Selection of redevelopment project areas and preparation of draft basic redevelopment plan
④Drafting urban redevelopment plan
Obtain Consensus Deliberations of the city planning council
⑤Decision on city planning for redevelopment
Participation of Rights holder Subsidy Compensation expense organization private companies City planning area
Urban areas
District of type 1 where require planned redevelopment
Priority redevelopment area where especially promote integrative and comprehensive redevelopment
Inducing district where is second priority redevelopment area Source ：Tokyo HP （http://www.toshiseibi.metro.tokyo.jp/seisaku/master_plan/master02.htm） (Shinjuku Ward)
Source：Shinjuku City Comprehensive Plan （http://www.city.shinjuku.lg.jp/content/000257303.pdf） (Shinjuku Ward)
Source：Shinjuku City Comprehensive Plan 14 （http://www.city.shinjuku.lg.jp/content/000257303.pdf） (for the area)
A town with diversecharms, KOIWA
District plan
Development of bases
Development induction
Traffic plaza
Road
Source：JR Koiwa station area Basic redevelopment Plan （https://www.city.edogawa.tokyo.jp/e020/toshikeikaku/chiki/koiwaekis huhen/hoshinkeikaku/kihonkeikakuto/index.html） In order to make city planning decisions for redevelopment, the following items must be considered.
Ⅰ Location of the 1. Location of the planned site planned site 2. Background to date 3. Current Situation of Urban Planning 4. Planned site status 5. Development trends in the vicinity of the planned site 6. Status of Right Holders
Ⅱ Positioning in 1. Upper level plan of Tokyo Metropolitan Government Upper level plan 2. Upper level plan of the ward 3. Other related plans, etc. III Policies for 1. Approach to the Application of Urban Redevelopment redevelopment Projects projects, etc. 2. Current issues at the planned site 3. Basic redevelopment policy 4. Land use policy 5. Policy for Improvement of Public Facilities In order to make city planning decisions for redevelopment, the following items must be considered.
IV Overview of the 1. Outline of Facilities and Buildings redevelopment 2. Concept of Housing Planning project plan 3. Community Development for Welfare 4. Greenery Planning 5. Landscape planning 6. Traffic planning 7. Parking plan 8. Bicycle parking plan 9. Supply processing plan
Ⅴ Disaster Prevention Activities
Ⅵ Ipact on the 1. Wind environment surrounding area 2. Sun shadow diagram 3. Radio disturbance In order to make city planning decisions for redevelopment, the following items must be considered.
VII Environmental 1. Greening plan initiatives 2. Measures to Reduce Environmental Impact
VIII Estimated project 1. Approximate fund plan expenses, etc. 2. Concept of rights conversion
IX How to proceed in the 1. Future schedule future 2. Ward's View on the Project
X Relevant city planning 1. Type 1 urban redevelopment project (area decision) 2. Highly-utilized districts (determined by districts) 3. District Plan (Area Decision) 4. City Planning Parking Lots (Determined by Wards) 3. Conversion of Rights in Redevelopment Projects
In the redevelopment project, the method of acquiring the floor (land and building) of a new building is generally adopted in accordance with the “Previous Asset Amount" of the owner of the land and building in accordance with the "Urban Redevelopment Act."This is called the "conversion of rights." Those who do not wish to use the floor of a new building can receive "monetary compensation" in accordance with the "amount of previous assets." The project expenses for the construction of new buildings are covered by the proceeds from the sale of the floor of the newly constructed buildings other than those subject to the conversion of rights to developers, etc. and by subsidies, etc. provided by the national and local governments. Major parties involved in urban redevelopment projects
Urban redevelopment projects consist of the cooperation of three parties: ① landowners (owners of land and buildings) ② those who acquire reserve floor space (developers, etc.) ③ the national and local governments
Source：Ministry of Land, Infrastructure and Transport Flow of Rights Transformation Procedure (Example) Operators Authorization Right Holder (Prefectural and city governments,etc.) As a redevelopment project executor Approval of the redevelopment project
Offer to receive compensation in money without conversion of rights (Within 30 days after the announcement of the approval of the project)
Base date of the valuation (Date of Evaluation of Previous Assets) (31st Day after Public Notice of project approval)
Public Inspection of the Rights Conversion Plan
(Not required with the consent of all right holders concerned)
Application for Approval of the Rights Conversion Approval of a rights conversion plan Plan
Rights Conversion date (Date of Conversion of Rights)
Construction and completion
Determination and Liquidation of Value (Procedure for Determining the Value of Conversion of Rights) Major points where consensus building can be achieved through the conversion of rights 1. Effective use of land is possible. (By increasing the floor-area ratio based on city planning, we can convert from low-rise to high-rise use, and by developing roads we can make fragmented land into large-scale building sites.) 2. Flexible response based on individual circumstances of landowners (A floor for a variety of purposes may be acquired as a floor of right, and the whole or a part of the previous assets may be acquired in monetary form.) 3. It is possible to acquire the floor of the right at an equivalent rate by the conversion of rights. (In principle, you do not need your own funds, and the cost of the relocation will be reimbursed by the Operator.) 4. The executors support the surrender of existing tenants and the selection of temporary residences, temporary stores, and relocations during construction, etc. 5. Tax incentives are available (The additional depreciation deduction of fixed asset tax,the real estate acquisition tax,the registration ,license tax on the floor of the right shall be exempt. In the event of transfer, a special tax credit for income tax shall be obtained under certain conditions.) 6. There is a subsidy system for executing the system from the national and local governments. • In Japan, land and buildings are positioned as separate properties. Therefore, land and buildings are evaluated individually. • Typical assets subject to rights conversion in the redevelopment business are Building sites, Land lease rights, Leased fee interest in land, Buildings, and Tenant’s right. • The floor of the redevelopment building will be acquired by the same amount of value depending on the amount of these assets. • Under the Urban Redevelopment Law, the previous valuation criteria for assets are defined as "equivalent value determined by taking into consideration similar transaction prices in the neighborhood." • In valuating previous assets, the impartial valuation standards are established by the executors to prevent unfairness between the rights holders. In accordance with these rules, the real estate appraiser, who is an expert in real estate appraisal in Japan, needs to determine the value of the rights holder based on objective appraisal values by a third-party appraiser. ◆
• In general, standard parcel is set for each area similar to the situation within the implementation area. Each standard parcel is valuated in consideration of marketability and profitability, and the balance with Land Market Value Publication,etc. (publicly announced land price index). • Next, the property-specific ratio based on property-specific value influences (location, shape, size, connecting road, etc.) is valuated by comparison with the standard parcel, and the value of each building site is valuated.
Market Approach (Sales comparison Property-specific ratio approach) for each lot For each Beneficiary Property-specific value Certificate Holder Income Approach Standard influences, such as Previous land price (Income capitalization Location, shape, size, approach) price and connecting road, will be considered to assess Verification from the Land property-specific ratio Market Value Publication, for each lot. etc. ◆
• Since there is no transaction for only buildings, the building is valuated on a building-by-building basis in consideration of the current structure (wooden, RC, etc.), use (residence, retail, etc.), specifications, and scale. • In general, the appraisal value is valuated by deducting the estimated accrued depreciation depending on number of years and the condition of maintenance and management from the construction cost (reproduction cost) when a similar building is constructed at the time of the appraisal.
Reproduction cost Costs of Assess the cost required to Discount rate The value of construction construct a new building for each building individual Approach based on the structure, use, Assess the proportion of buildings (Cost Approach) specifications, and scale of present value by considering the building. the number of years elapsed for each building. ◆ Valuation of Land Lease Rights and Leased Fee interest in land • In general, the valuation of land lease rights and leased fee interest in land is valuated the land as vacant land for which no land lease rights have been established, and distributing the vacant land value based on the percentage of land lease rights agreed upon between the landlord and the tenant.
◆ Treatment of Tenant’s right • With respect to the tenant's right, at the option of the owner of the tenant's right, the tenant's right is "re-occupied in the redeveloped building" or "moved out of the business area, i.e. received compensation for the extinguishment of the tenant's right through monetary compensation.“ • In the case of "Re-occupancy to Re-development Building", in principle, the previous tenant’s right is not valuated. Post-asset valuation in the redevelopment business The method of post-asset valuation
• The owner of the site is entitled to the floor of the redevelopment building and the right of the land (post- asset) of the same value as the previous asset. • The value of the floor of the redevelopment building is determined by post- asset valuation. • In the post-asset valuation, experts such as business consultants and real estate appraisers valuate the cost floor value and market floor value of the redeveloped building. • The Urban Redevelopment Law stipulates that the value of assets shall be determined on the basis of reasonable prices determined in consideration of expenses required for Type 1 Urban District Redevelopment Projects and transaction prices similar to those of neighborhoods. • The floor cost of each individual unit is calculated by allocating the total floor cost in a value ratio corresponding to the use, floor, location, area, etc. of each individual unit. ◆
The cost floor value is determined by the sum of the cost of the redevelopment project expenses minus the subsidy income (business expenses to be recovered through the disposal of retained floors) and the previous asset value (the value of the right floor) subject to the right conversion. ◆ • Market floor value refers to the probable value that would be formed in a market that satisfies conditions associated with a rational market under actual socio-economic circumstances. • Market value is determined by applying the real estate appraisal method.
Market Approach （Sales comparison Approach） Allocation ratio for each exclusively Income Approach The value of owned space For each exclusively (Income capitalization Standard floor Assess the percentage of owned space approach) each exclusively owned Post-floor value space according to use, floor, location, exclusively Cost Approach floor area, etc.
◆Determination of the Cost Floor Value • The value of floor of right is determined between the cost floor value and the market floor value. • The value of the reserve floor space shall be determined in accordance with the approach to the market floor value. • Redevelopment projects are regarded as public works projects, and the national and local governments are allowed to subsidize part of the project cost to the project executors.
• Not all redevelopment projects are eligible to receive subsidies, but the appropriateness and amount of subsidies are decided after consultation with local governments (mainly municipalities) for each project. ◆ Type of Subsidies ・In redevelopment projects, the main subsidies to be received by the project executors are called "Comprehensive Grants for Social Infrastructure Development." There are three types of subsidies (* as of 2017).
Type Outline Subsidies are provided for urban redevelopment projects under the Urban Redevelopment Law. The main project costs are as follows:
[Research and design planning expenses] Design expenses required for joint development, right conversion plan preparation expenses, etc. Urban [Land development expenses] Redevelopment Cost of disposing of existing buildings for vacant land Compensation Projects cost, etc. required for surrender [Cost of joint facility development] Expenses spent for the construction of facilities and common elements of buildings. For example common traffic areas, vacant land, supply processing facilities, parking lots, disaster prevention facilities, etc. ・In the redevelopment project, the government will compensate the right holders who replace the current value of the property in the area with the value of the new redevelopment building (e.g., convert rights) or the right holders who move out of the area without wishing to convert rights for losses arising from the surrender of the land and building.
・The amount of compensation paid to each right holder shall be calculated objectively and paid to the right holder based on the fixed rules of compensation standards established by the association in accordance with compensation for losses in public works projects. ◆Types of Compensation In the redevelopment project, compensation paid by the project executor is divided into the following two types.
1.Compensation for Land and Building of the Person who is transferred not requiring a transformation of rights 【Rationale】Article 91 of the Urban Redevelopment Law 【Subject Person】Owner of the land and buildings who wished to move out of the area 【Amount】 Appraised value of land and buildings (purchased by the project executor) 【Timing of payment】 Payment is made by the right conversion date.
2. Compensation for Loss caused by surrender of Land and Buildings 【Rationale】 Article 97 of the Urban Redevelopment Law 【Subject Person】 Owner of the Land and Buildings, Tenant Right Holder, etc. 【Amount】 Amount calculated by Compensation consultant, who is an expert in calculating compensation expenses in Japan, with conducting surveys of the current status of buildings and business operations. 【Timing of payment】 Payment shall be made by the date of surrender of the Land and Buildings, etc. (Date specified by the project executor on the day thirty days or more after the Date of Conversion of Rights) There are five organizations that implement redevelopment. Operators Requirements of the operator
If five or more owners or leasehold owners of land in the project execution area jointly 1:Urban fulfill certain conditions (area of 5,000 m2 or more), the association may be established Redevelopment and become an executor of the redevelopment project. Associations Owners and landowners in the district are all members even if they disagree with the business. Owners or leasehold owners of land in the project execution area or persons who have obtained such consent may jointly become executors with one or more persons. In the case of individual implementation, it is not necessarily necessary for all right holders 2:Individual in the implementation area to be the project executors (up to five persons may be allowed), and it can be implemented without the decision on the city plan for the redevelopment project. For the main purpose of implementing urban area resumption projects, owners of two- 3:Redevelopment thirds or more of the land in the implementation area and landowners lease right may company become the project executors if the stock company has a majority of the voting rights. Local governments can execute urban redevelopment projects mainly for the purpose of 4 :Local governments developing public facilities such as squares in front of stations, streets, disaster prevention parks, etc. The Urban Renaissance Agency may implement urban redevelopment projects when it is necessary to develop and improve areas that should promote redevelopment or to 5:UrbanRenaissance implement them in conjunction with the construction of rental housing, when it is Agency, etc. necessary to implement them in conjunction with the construction of housing operated by the Public Corporation. What are Urban Renewal planners? ‘Urban Renewal planner' is the title of a professional engineer who has passed the Urban renewal planner examination. conducted by the Urban renewal coordinator association and has been registered. Consultation services are provided for planning and advancing redevelopment projects. Need for Urban Renewal planners The promotion of redevelopment requires the participation of a wide variety of experts, including right holders, government offices, developers, architects, lawyers, tax accountants, commercial consultants, real estate appraisers, land and house surveyors, and construction companies. From the viewpoint of property protection and livelihood reconstruction for landowners, the 'regional development leaders‘ who are responsible for promoting the project are playing as important role in the promotion of redevelopment projects as Urban Renewal planners. They are responsible for ensuring consistency with various legal systems, choosing the most appropriate business methods, and coordinating with various experts. ９. Urban Renewal Projects in Japan
Contents
©Futakotamagawa Rise ©Nikken Sekkei
“Roppongi Hills” @Minato-ku,Tokyo “Futakotamagawa RISE” @Setagaya-ku,Tokyo “Sakurajosui Gardens” @Setagaya-ku,Toyko （type 1 method） （type 1 method） （residence rebuilding）
©Urban Renaissance Agency © URCA
“Sprout Hikifune” @Sumida-ku,Tokyo ”Sogawa Forio” @Sogawa,Toyama “River Walk Kitakyushu” @Kokura,Fokuoka (disaster prevention block improvement method) （type 1 method） （type 1 method) Urban Renewal type 1 CBD renewal “Roppongi Hills”
PROJECT It is one of the largest projects in Japan and more than 400 landowners were involved over 17 years. OUTLINE The area was congested with many small to medium buildings in the north and west side, while public residences and wooden houses in the south. Block elevation gaps and numbers of alleys were also concerns from the viewpoint of disaster. Tokyo metropolitan government designated it as a renewal promotion area in 1986, the basic renewal plan was formulated by the ward government accordingly in 1987.
APPEARANCE
OVERVIEW Scheme : Renewal method type 1 1988 : Start of area renewal council & Executor : Renewal Union 1990 : Establishment of Pre-Union HISTORY Area size : approx.11ha 1995 : City plan project approval Right holder : 440 landowners 1998 : Establishment of UR Union 12 leaseholders 2000 : Approval of rights conversion 262 tenants 2000 : Construction commencement Location : Minato-ku,Tokyo 2003 : Completion Urban Renewal type 1 CBD renewal “Roppngi Hills”
BEFORE & AFTER
Bldg types : residences, shops, offices Bldg types : offices, residences, hotel, shops, art museum, TV studio Number of bldg : 228 movie theatre, school, temple, emergency storage etc Site area : approx.95,000㎡ Number of bldg : 12 Total floor area : 116,831㎡ Site area : aprox.84,800㎡ Total floor area : 611,721㎡
RIGHTS CONVERSION PATTERN after
converted floor before celling floor
A,B,X
Project Formation Authorization : Tokyo Metropolitan Government, Minato Ward Execution : Renewal Union Urban Renewal type 1 Outskirt renewal “Futakotamagawa RISE”
PROJECT This is one of the largest projects in Tokyo. The area connecting the train station and the park is well-harmonized with OUTLINE the layout of the buildings. The former old buildings and poor traffic system had been widely improved and this renewal has created a comfortable environment which is well-matched with rich greenery surroundings.
APPEARANCE
Scheme : Renewal method type 1 1983 : Start of area renewal council OVERVIEW Executor : Renewal Union 1987 : Establishment of pre-Union & Area size : approx.11.2ha 2000 : Approval as city plan project HISTORY Right holder : 133 landowners 2005 : Establishment of Renewal Union 12 leaseholders 2007 : Approval of rights conversion 67 tenants 2010 : 1st phase completion Location : Setagaya-ku,Tokyo 2015 : 2nd phase completion Urban Renewal type 1 Outskirt renewal “Futakotamagawa RISE”
BEFORE & AFTER
Bldg types : offices, residences, hotel, shops, movie theatre, fitness club Site area : approx.8.1ha Number of bldgs : 12 Total floor area : 266,600㎡ Site area : aprox.112,000㎡ Total floor area : 423,721㎡
RIGHTS CONVERSION PATTERN after before
A : landowner B : leaseholder converted floor C : tenant X : contracted union member → selling floor W : preceded buyer
Project Formation Authorization : Tokyo Metropolitan Government, Setagaya Ward Execution : Renewal Union Apartment Rebuilding Measure Residence renewal “Sakurajohsui Gardens”
PROJECT It is a major project which involved the renewal of a cluster of 17 apartments (404 units) based on Apartment Rebuilding OUTLINE Measure in Tokyo. The fixed category of building group on a city plan was abolished and the project was led under district plans. 200 of the original trees are preserved and the former greenery environment is well maintained.
APPEARANCE
OVERVIEW Scheme : Apartment Rebuilding Measure 1989 : Start of apartments renewal council & Executor : Renewal Union 2001 : Establishment of pre-Union HISTORY Right holder : 359 landowners 2003 : Resolution of rebuilding execution Location : Setagaya-ku,Tokyo 2005 : City plan project approval 2009 : Resolution of package rebuilding 2010 : Establishment of UR Union 2013 : Construction commencement 2015 : Completion Apartment Rebuilding Measure Residence renewal “Sakurajohsui Gardens”
BEFORE & AFTER
Bldg types : residences Bldg types : residences Number of bldgs : 17 (404 units) Number of bldgs : 8 (878 units) Site area : approx.47,500㎡ Site area : approx.46,600㎡ Total floor area : approx.30,500㎡ Total floor area : approx.98,600㎡ Unit size : 58.73㎡ & 69.77㎡ Unit size : 58.48㎡～115.47㎡ RIGHTS CONVERSION PATTERN after unit unit before property property under under developer former new unit properties owners owners
temporarily owned former new owned by unit owners temporarily owned by developer unit unit (shared land) by developer owners owners ①asset valuation is not applied ②unit owners sell each land asset ③the developer demolishes the ④the former owners purchase the new units with to the former building units in to the developer and appropriate former buildings and rebuilds the land rights under the equivalent exchange general cases it for their new units new apartments. scheme.while the remaining units are sold in lots by the developer. Project Formation Authorization : Tokyo Metropolitan Government, Setagaya Ward Execution : Reconstruction Union Disaster Prevention Project Improvement of dense urban areas “Sprout Hikifune”
PROJECT Kyojima area is still facing problems with disaster prevention and residential environment, though some renewal projects are OUTLINE ongoing according to the main road improvement on outer side while there are many old wooden houses and alleys in inner blocks. At the same time this area is designated as intensive disaster prevention zone both by the national government and Tokyo Metropolitan.
APPEARANCE
c urban renaissance agency
OVERVIEW Scheme : Disaster Prevention Project 2001 : Establishment of Pre-Union & Executor : Urban Renaissance Agency 2009 : City plan project approval HISTORY Area size : approx. 0.2ha 2010 : Approval of project plan Right holder : 6 landowners 2011 : Approval of rights conversion plan 7 leaseholders 2012 : Construction commencement 4 tenants 2013 : Completion Location : Sumida-ku,Tokyo Disaster Prevention Project Improvement of dense urban areas “Sprout Hikifune”
BEFORE & AFTER
Bldg types : wooden houses, row houses, factories Bldg types : residence number of bldg : 11 number of bldg : 1 apartment, 2 houses Site area : approx.1,800㎡ Site area : aprox.1,400㎡ Total floor area : 3,100㎡
RIGHTS CONVERSION PATTERN A : landowners X : precede buyer → selling floor B : leaseholders converted floor C : tenants before after
Project Formation Authorization : Tokyo Metropolitan Government, Sumida Ward Execution : Urban Renaissance Agency Urban Renewal type 1 Commercial Hub development “Sogawa FERIO”
PROJECT This project was aimed at the revitalization of a stagnant shopping street. The old department store was relocated and rebuilt OUTLINE nearby to improve the commercial facilities that form the core of the area. It was realized in an integrated manner with the adjacent Nishicho and Sogawa block with consolidated parking lots including an all-weather event square (Grand Plaza) with a roof between the two blocks. Various events are held there to contribute to the bustle and liveliness.
APPEARANCE
OVERVIEW Scheme : Renewal method type 1 1992 : Establishment of Pre-Union & Executor : Renewal Union 2001 : City plan project approval HISTORY Area size : approx.1.1ha 2004 : Establishment of Renewal Union Right holder : 48 landowners, 22 leaseholders 2005 : Approval of rights conversion 18 tenants 2005 : Construction commencement Location : Sohgawa,Toyama 2007 : Construction completed, Facilities opened Urban Renewal type 1 Commercial Hub development “Sogawa FERIO”
BEFORE & AFTER
Bldg types : houses, shops, offices Bldg types : shops, bicycle park Site area : approx.6,800㎡ Site area : aprox.6,800㎡ Total floor area : approx.12,500㎡ Total floor area : 44,400㎡
RIGHTS CONVERSION PATTERN Y A･B･D･Y A : Land owners retail office B : Land lease holders before after C : Building lease rights A･B･D･Y D : Building owners dpt store X : Contracted union member X Y：Management association etc. department store A･B･D（C） A D dpt store (C) D A (C) A (C) A A･B (C) (C) extrorse shops B A A A A A･B･D･X･Y A
PROJECT Authorization : Toyama City Government FORMATION Execution : Renewal Union Urban Renewal type 1 Redevelopment of Provincial City “Riverwalk Kitakyushu”
PROJECT The unique landmark building was settled in the mid of Kitakyushu city through this redevelopment project. It is well-connected to OUTLINE the neighboring river and park creating a peaceful environment. It is designed by the world famous architect (Jon Jerde) and his associates and has become an eyecatcher for both the locals and tourists.
APPEARANCE
OVERVIEW Scheme : Renewal method type 1 1994 : Start of area city plan workshop & Executor : Renewal Union 1996 : Establishment of Pre-Union HISTORY Area size : approx.3.6ha 1997 : City plan project approval Right holder : 8 landowners 1999 : Approval of business plan 6 tenants 2000 : Approval of rights conversion Location : Kokura,Fukuoka 2003 : phase 1 completion 2006 : phase 2 completion Urban Renewal type 1 Redevelopment in provincial city “Riverwalk Kitakyushu”
BEFORE & AFTER
Bldg types : offices, shops Bldg types : shops, cultural, offices, educational etc. Number of bldgs : 7 Number of buildings : 2 Site area : 26,330㎡ Site area : 24,587㎡ Total floor area : 62,216㎡ Total floor area : 178,118㎡
RIGHTS CONVERSION PATTERN A : landowner converted floor B : land leaseholder after X,Y,Z : developer Selling floor
before
Project Formation Authorization : Fukuoka Prefectural Government, Kitakyushu City Execution : Renewal Union