Research into the decentralized urban renewal system of central district in local city --case of Niigata

本研究以地方城市中心区的城市更新法律的制度为视角，以土地利用为前提进行分析。目前的城市规划法规没有明确区分大城市和地方城市。地方城市的城市问题被认为与大城市的城市问题具有相同的性质，但严重性较低。但近年来，一些政府部门提出了新的政策，即以不同于大都市政策的方式，利用现有的社会间接资本来解决地方城市的内城问题。其次，以新泻为例，研究地方城市土地利用的发展。新泻地处三大大都会之外，人口约50万，深受内城问题困扰。我们从两个角度来看，在商业方面，中小型零售业停滞不前。但在调查区，经营室内装饰、服装或杂货的商店越来越多。它们的共同特点是：（1）经营的商品具有独特的品味，吸引的是数量较少但固定的顾客;（2）经营者的年龄一般在40岁以下;（3）由于地段不好，租金便宜;我们把住在那里的家庭分为以下五类：（1）几代人都住在实际地址并从事真实的房地产管理的土地-房屋持有人，（2）由于职业原因需要留在那里的土地和房屋-商店结合使用的建筑物持有人，（3）在中心区多次搬家后住在排屋的家庭，（4）由于职业原因住在公寓的租户，（五）共有人。

This research is aimed at describing a perspective of the urban renewal legal system of central district inlocal city and at analyzing its land use as prerequisite.At first, we examine the change in position of local city in Japanese urban policy and city planning law. The present city planning code doesn't clearly distinguish the large city from the local city. The urban problem in local city is regarded to have the same character and less seriousness of that of large city. But recently, some governmental councils proposed new policy which should conquer the inner-city problems in local cities with different way from the metropolitan policy and taking advantage of the existing social overhead capital.Secondly, taking example of Niigata, we study the development of land use of local city. Niigata is located outside three metropolis, has about 500 thousands population and suffers from the inner-city problem. We examine it from two points of view.In the commercial area, small and medium retail is stagnant. But in the investigated zone, stores dealing with interior, garments or sundries opens increasingly. They have common characters as follows : (1) selling merchandise which has particular tastes and attracts small number but regular customers, (2) the age of the manager being less than forties, (3) its rent being cheap because of the bad location.In the residential area, the real estate investment is stagnant and the population is decreasing and aging. We classify families staying there into five following categories : (1) land-house holders who stays in actual address from several generations and practices real estate management, (2) land and house-store combined use building holders who need to stay there for professional reason, (3) families in row houses after moving several times in central district, (4) tenant in a condominium for professional reason, (5) joint owners of a condominium.