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

本研究旨在描述地方城市中心区城市更新法律制度的一个视角，并分析其土地利用的前提条件。首先，我们考察了地方城市在日本城市政策和城市规划法中的地位变化。现行的城市规划规范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，但不那么严重。但最近，一些政府委员会提出了新的政策，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部城市问题。其次，以新泻为例，研究了地方城市的土地利用发展。新泻位于三个大都市以外，人口约50万，深受市中心问题的困扰。我们从两个角度来看，在商业区，中小零售停滞不前。但在调查区域，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)销售有特定品味的商品，吸引的顾客少而又老；(2)经理年龄不到40岁；(3)由于地理位置差，租金便宜。在居民区，房地产投资停滞不前，人口减少和老龄化。我们将居住在那里的家庭分为以下五类：(1)几代人留在实际住址并从事房地产管理的土地房屋持有者；(2)因专业原因需要在那里居住的土地和房屋结合使用的建筑物持有者；(3)在中区多次搬家后住在排屋的家庭；(4)因职业原因而住在共管公寓的租户；(5)共管公寓的联名业主。

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.