RESEARCH ON THE POTENTIAL FOR AND PROBLEMS ASSOCIATED WITH EXCLUSIVE RESIDENTIAL ZONING TO INCREASE DOWNTOWN RESIDENTIAL POPULATION AREAS

研究专属住宅区增加市中心住宅人口面积的潜力和相关问题

• 批准号: 08650713
• 负责人: ONISHI Takashi
• 金额: $ 1.28万
• 依托单位: The University of Tokyo
• 依托单位国家: 日本
• 项目类别: Grant-in-Aid for Scientific Research (C)
• 财政年份: 1996
• 资助国家: 日本
• 起止时间: 1996 至 1997
• 项目状态: 已结题
• 来源: https://kaken.nii.ac.jp/grant/KAKENHI-PROJECT-08650713/
• 关键词: Exclusive Residential Zoning; Downtown Residential Population; NPV; Land Price Model; Hedonic Approach; Residential Mixed-Use Area; Land Use Change; Major; Minor Changes in Land Use; ヘドニック関数モデル

SECTION 1 The Decline of Downtown Residential Population and Land PricesNumerous urban problems accompany the downtown depopulation resulting from land use changes from residential to commercial. In order to promote the recovery of residential areas and downtown residential population, there is need for proper creation of Exclusive Residential Zoning Areas as legislated in the Urban Planning Act and Construction Act (revised in 1992) in addition to the continuation of traditional downtown public housing supply policies.Using a land price model based on estimated changes in net present value (NPV) results in estimates of decreased land value for parcels subjected to more restrictive Exclusive Residential Zoning. Because of this, application of more restrictive zoning may necessitate subsidies to land owners for building construction or insufficient housing rent.SECTION 2 Zoning Regulations and Land PricesA land price model is estimated in which various zoning aspects (including use and … More volume restrictions) were chosen as variables and results are quantitatively analyzed through a hedonic apprach. Results of the test illustrated strongest correlation between zoning and land prices for areas with exclusivity of land use, as in Low-Density Residential and Commercial zones.Furthermore, when the relationship between building volume restrictions and land prices were examined in various zoning areas, the greatest effect was seen in Commercial areas, and the least effect was seen in Low-Density Residential areas, with a moderate effect seen in Residential Mixed-Use areas.Studying closer the Mixed-Use zones, it was found that land within it lacated closest to urban downtown district showed price characteristics similar to those actually located in downtown Commercial zoned areas, illustrating how the Mixed-Use zone functions as an area in transition between Residential and Commercial land use.SECTION 3 Changes in Land Use and Land Prices.The mechanism of land use change can be better understood by dividing land into two categories : that which is the result of major changes (commercial from residential use changes) and those which are the result of minor changes (residential to residential or cmmercial to commercial use changes).For this study, each sub-district in Tokyo was first classified by dominant land use and analyzed by the index of decrease in detached houses and other residences. The result identified overall trends of change in land uses as well as the existence of specific areas of change in land use. Finally, by using a land price model with change of land use as one of the variables, it was found that land in areas of major changes, experienced a greater relative increase in land prices than land of similar use in minor change areas. Less

第一节 市中心住宅人口下降与地价 市中心住宅用地转为商业用地导致人口减少，随之而来的城市问题也不少。 为了促进住宅区和市中心居住人口的恢复，需要适当打造专属住宅。除了延续传统的市中心公共住房供应政策外，还按照《城市规划法》和《建设法》（1992年修订）中的区划区域。使用基于净变化估计的土地价格模型现值 (NPV) 导致对受更严格的专属住宅区划限制的地块的土地价值进行估算。因此，应用更严格的区划可能需要向土地所有者提供建筑补贴或住房租金不足。第 2 节 区划法规和土地价格估算了土地价格模型，其中选择各种分区方面（包括使用和体积限制）作为变量，并通过特征方法对结果进行定量分析。测试结果显示了最强的相关性。低密度住宅区和商业区等具有土地专用权的区域的分区与土地价格之间的关系。此外，当检查各个分区区域的建筑体积限制与土地价格之间的关系时，发现商业区域的影响最大，并且在低密度住宅区中观察到的影响最小，在住宅混合用途区域中观察到中等程度的影响。仔细研究混合用途区域，发现其中的土地最接近城市中心区表现出与实际位于市中心的商业区类似的价格特征，说明了混合用途区如何作为住宅和商业用地的过渡区域发挥作用。第三节土地利用和土地价格的变化。通过将土地分为两类可以更好地理解土地用途变化：重大变化导致的土地（住宅用途变化为商业用途）和微小变化导致的土地用途变化（住宅用途变为住宅用途或商业用途变为商业用途）。为了这研究中，东京的每个分区首先按主导土地利用进行分类，并通过独立住宅和其他住宅的减少指数进行分析，结果确定了土地利用变化的总体趋势以及是否存在特定变化区域。最后，通过使用以土地用途变化为变量之一的土地价格模型，发现变化较大的地区的土地比变化较小的地区类似用途的土地的土地价格相对涨幅更大。 。较少的