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与地价的下降由于土地用途由居住向商业的转变，导致市中心人口减少，随之而来的是许多城市问题。为了促进住宅地区和市中心居住人口的恢复，除了延续传统的市中心公共住宅供应政策外，还应按照《城市规划法》和《建设法》（1992年修订）的规定，适当设立专用住宅地区。使用基于净现值（NPV）估计变化的地价模型，可以估计受更严格的专属住宅分区限制的地块的土地价值下降。正因为如此，实施更严格的分区可能需要向土地所有者提供补贴，以用于建筑或住房租金不足。第2节分区法规和土地价格估算了一个土地价格模型，其中选择了各个分区方面（包括使用和…更多的体积限制）作为变量，并通过享乐方法对结果进行了定量分析。测试结果表明，在土地专用区（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，当考察不同区划区域的建筑体积限制与土地价格之间的关系时，商业区域的影响最大，低密度居住区的影响最小，住宅混合用途区域的影响中等。通过对混合功能区的进一步研究，我们发现，在混合功能区中，离市中心最近的土地，其价格特征与实际位于市中心商业区的土地价格特征相似，这说明了混合功能区作为住宅和商业用地之间的过渡区域是如何发挥作用的。第三节土地用途和地价的变化。土地利用变化的机制可以通过将土地分为两类来更好地理解：一类是大变化的结果（商业从住宅用途变化），另一类是小变化的结果（住宅到住宅或商业到商业用途变化）。在本研究中，首先根据主要土地用途对东京的每个街道进行分类，并通过独立式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土地利用变化的特定区域的存在。最后，利用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上涨幅度大于变化较小的类似地区。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