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

第一节市中心居住人口和地价的下降伴随着由于土地用途从居住转变为商业而导致的市中心人口减少带来的大量城市问题。为了促进住宅区和市中心居住人口的恢复，有必要在延续传统的市中心公共住房供应政策的基础上，按照《城市规划法和建设法》(1992年修订)的立法，适当地创建专有住宅分区。使用基于净现值(NPV)估计变化的地价模型，可以估计受更多限制的专有住宅分区的地块的土地价值下降。正因为如此，应用更严格的分区可能需要向土地所有者补贴建筑或房屋租金不足。第2节分区法规和地价评估地价模型，其中包括分区的各种方面(包括使用和…更多的音量限制)作为变量，并通过享乐方法对结果进行定量分析。测试结果显示，对于土地用途专有性最强的地区，如低密度住宅和商业区，分区与地价之间的相关性最强。此外，当考察不同分区的建筑量限制与地价的关系时，商业区域的影响最大，低密度住宅区域的影响最小，住宅混合用途区域的影响次之。研究混合用途区域，发现距离市中心最近的混合用途区域内的土地表现出与市中心商业区实际位置相似的价格特征。说明混合用途区如何作为住宅和商业用地之间的过渡区。第三节土地利用和地价的变化。通过将土地分为两类可以更好地理解土地利用变化的机制：一类是重大变化的结果(住宅从住宅用途的变化)，另一类是微小变化的结果(住宅到住宅或商业用途的变化)。在本研究中，东京的每个分区首先按主要土地用途分类，并通过独立住宅和其他住宅的减少指数进行分析。调查结果确定了土地利用变化的总体趋势以及土地利用变化的具体领域。最后，通过建立一个以土地利用变化为变量的地价模型，发现变化较大地区的地价相对涨幅要大于变化较小的地区。较少

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