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

基于社会转变和城市规划目的的改变，并非所有分区计划的情况都是适当的，因此，它们将被要求放宽或收紧。本文在加强分区管制的意义上使用了“降级区”一词。在过度分区的情况下，一般采用降级分区。事实上，大部分的分区计划都难以推行，进度亦不明朗。基于上述原因，本研究首先分析了实际的降级区案例及其可行性因素。通过本研究，我们得出了分区改划是在不干涉实际开发权的前提下进行的。然后，分析了1973 - 1995年东京都和神奈川县的分区改划现状和技术特点。通过分析，基本上可以认为改划是土地利用调整的过程。对于每一用途的改划情况，在同一用途系列中，专用用途基本发生了变化。最后，本研究明确了改划的现状以及与其他规划工具，特别是与激励性分区的关系，展现了目前尚不明确的八类分区体系下的改划与降级区的形象。并说明了激励分区制是分区制运作的有效方法。

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.