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的减少与地价的变化由于土地用途从居住转向商业，市中心的人口减少带来了许多城市问题。为促进居住区和中心城区居住人口的恢复，需要按照《城市规划法》和《建设法》的规定适当设立专属住宅区（1992年修订），除了继续传统的市中心公共住房供应政策。使用基于净现值（NPV）估计变化的土地价格模型结果估计土地价值减少的地块受到更严格的专用住宅分区。因此，应用更严格的分区可能需要对土地所有者进行补贴，用于建筑施工或不足的住房租金。第二节分区法规和土地价格一个土地价格模型被估计，其中各种分区方面（包括使用和 ...更多信息 体积限制）被选择为变量，并且通过享乐方法对结果进行定量分析。试验结果表明，在低密度住宅区和商业区等土地专用区，分区与地价的相关性最强。此外，在不同分区中，商业区的建筑容积限制与地价的关系影响最大，低密度住宅区的影响最小。在住宅综合区中，这种影响是中等的。研究发现，靠近城市中心区的混合用途区内的土地显示出与实际位于市中心商业区的土地相似的价格特征，说明了混合-土地用途地带是住宅用地与商业用地之间的过渡地带。第三节土地用途的改变与地价。土地用途改变的机制可透过将土地分为两类：主要变化的土地（商业用地从住宅用地变化）和次要变化的土地（住宅用地到住宅用地或商业用地到商业用地的变化）。在本研究中，首先根据东京都的每个分区的主要土地用途进行分类，然后根据独立式住宅和其他住宅的减少指数进行分析。结果查明了土地使用变化的总体趋势以及土地使用变化的具体领域。最后，通过使用一个土地价格模型与土地用途的变化作为变量之一，它被发现，土地的主要变化的地区，经历了更大的土地价格相对增加比土地的类似用途的轻微变化的地区。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