A Study of Feasible Factors for Down-zoning and compensation for the property right in Urbanized area

由于社会变化和城市规划目的的改变，并不是所有的分区情况都是合适的，因此它们将被要求放宽或收紧。本文使用降级分区一词的意义是为了加强分区管制。在过度分区的情况下，通常采用降级分区。事实上，降级分区在很大程度上是难以进行的，其进展一直不为人知。基于上述原因，我们开始了这项研究。本研究首先分析了降级规划的实际案例及其可行性因素。通过本研究，得出降级区划是在不干扰实际发展权的情况下进行的。然后，分析了1973年至1995年东京都和神奈川县的降级区划现状和技术特征。从分析来看，基本上可以认为土地利用调整是土地利用调整的过程。对于不同用途的分区情况，同一用途系列的专用用途基本发生了变化。最后，本研究明确了分区的实际状态以及与其他规划工具的关系，特别是激励分区。结果表明，激励性分区是一种行之有效的降级分区操作方法。

All zoning cases are not always appropriate on the ground of social changes and changed urban planning purposes, so that they will be required to ease or tighten. This paper uses the word down-zoning in the sense of strengthening the zoning regulation. Down-zoning is generally adopted in case of over-zoning. In the matter of fact, down-zoning is difficult to carry out for the most part and its progress has been unknown. For reasons mentioned above, We set about this study.This study firstly analyzes the actual down-zoning cases and its feasible factors. Through this study, we obtained that down-zoning is performing not to interfere the practical development rights.Then, analyzes the actual state of rezoning and the technical characteristic in Tokyo and Kanagawa Prefecture from 1973 to 1995. Form the analysis, it basically made that rezoning was the land use regulation process. As for the rezoning situation according to each use, the exclusively use changed at the identical use series basically.Finally, This study makes clear the actual state of rezoning and the relation with the other planning tools, especially incentive zoning.This paper could show a rezoning and down-zoning image under the eight classified zoning system that was not made clear so far. And showed that incentive zoning is the useful method of down-zoning operation.