Building Control in Japan

by HASEGAWA Tomohiro
日本の建築規制 長谷川知弘
Ver. 1910‐ Part E ‐‐ Table of Contents and Abbreviations‐ Part A

Building Control System in General‐ Part B

Background Information‐ Part C

Building Regulatory System‐ Part D

Technical Requirements for Building Safety and Amenity (Group A)‐ Part E Technical Requirements from the viewpoint of City Planning(Group B)
Chapter 15

City Planning in Japan

Chapter 16

Urbanization Control, Major Public Facilities, and Major Urban
Development Projects

Chapter 17

Building Control based on Zoning ‐ by general zoning ‐Chapter 18

Building Control based on Zoning ‐ by specific zoning ‐‐ Part F

Technical Requirements from the viewpoint of Land‐development (Group C)‐ Annexes (under construction)

1

Chapter 15

City Planning in Japan

2

(Reference) Two‐layered City Plan
In many countries, city plan is decided with two‐layered structure as shown in below.
Conceptual plan (It may cover wide area, such as the whole area of the local government.)
Function

It provides Concept, which shows policy of the specific City Plan, and is used as
guidance for formulation of lower category of city plan, as guidance for formulation ofvarious infrastructure plans, such as arterial roads.

Name incountries“Master Plan” in Japan, ”Master Plan” in USA, “F Plan” in Germany, “SCOT” in France.

Specific plans (Each specific plan covers smaller areas than that of upper city plan, in general.)Lower city plan (It covers smaller area than that of upper city plan, in general.)Lower cityplan
(It covers
smaller
area
that
upper
city plan,in general.)
FunctionThey
provideCriteria,
whicharethan
used
forof
the
judgement
whether
each
application of construction plan is allowed or not.
Name incountries“Land Use Plan and Zoning Code” in Japan, “Zoning Map and Zoning Code (orPlanning Code)” in USA, “B Plan” in Germany, “PLU or Municipality Map” inFrance.

Remark: Many countries set surrounding area of the urbanized area as the area in which development
activities are not allowed in principle. It is called “Urbanization Control Area” in Japan. These
areas are designated in “Upper city plan” in many countries.
3

City Plan and Building Control in Japan
City Plan
Master Plan
‐ Provides concept of city plan, and‐ Provides area division into UPA and UCA related to urbanization control.

Land Use Plan provides:‐ location of various Land Use
Zones,‐ limit values of building height,
FAR (Floor Area Ratio) and BCR(Building Caverage Ratio),‐ location of external wall lines,‐ etc.

Implementation
Methods(next page)

Major Public
Facilities Plan
includes plansof:‐ PrimaryRoads,‐ Primary Parks,‐ etc.

Major Urban
Development Projects
Plan includes plans of:‐ Land Readjustment
Projects,‐ Urban Redevelopment
Projects,‐ etc.

4

City Plan (See previous page)
Master Plan
Land Use Plan

Implementation
Methods

Major Public
Facilities Plan

‐ Realization of planned major
public facilities, and‐ Restriction of building
construction on the site ofplanned major public facilities.

Building control based on:‐ The land use zone and some values indicated in theland use plan, and‐ Technical requirements from the viewpoints of city
plan, which are provided in CPL (City Planning Law)
and BSL (Building Standard Law).

Major Urban
Development Projects
Plan‐ Realization ofplanned major
projects, and‐ Restriction ofbuilding construction
on the site ofplanned projects.
Restriction of building
construction in areas where
UCA (Urban Control Area) is
designated.

5

Body to determine City Plan
Contents of City Plan
Master Plan of City Planning Area
Master Plan
Municipal Master Plan
Area Division into UPA and UCALand Use Zone
Special Land Use Zone
Land Use
Land Use Height Control District
ControlFire Protection District
ZoningSpecial District for Urban RenaissanceLandscape Zone
Road
Railway
Park, Green Area, Plaza
Water Supply
Public Facilities
Electricity/Gas
River
SchoolHospital, Day Care Center
Urban Development Land Readjustment Projects
Projects
Urban Redevelopment Projects
District Plan(*1) except some cases (*2) for city water supply service only

Municipalities

Prefectures
○

○
○
○
○
○
○
○
○
△
○（*1）
○
○
△
○
○
○（*1）
○（*1）
○

○ （*1)○△○ （*2)○ （*1)△△
6

(Example) Master Plan of Tokyo
Concept of Tokyo Megalopolis
Master Plan for Urbanization
Promotion Area (UPA) of
Tokyo

7

(Example) Municipal Master Plan of Toyama City
Concept Image of Land Use

Compact City with Public
Transport Service

8

System of City Plan Proposal(in case that the approving body is municipalities)
Proposal of City Plan to municipality by land owners, community planning NPOs, etc.
<Conditions necessary to submit a proposal>
・Area of a specified size or larger
・Conformation to standards of the City Planning Law
・Agreement of 2/3 or more of land owners

Judgment by the municipal govt. whether it approves or
If No,
review City Plan according to the proposal, or not.
If Yes,Public Hearing
Submission of the proposal
and Explanation
Draft Plan
to City Planning Council.
If they do
Meeting
Submission ofconcerned
residents’ opinion

Public announcement
Deliberation by Municipal
City Planning Council
City Plan approval

not agree
on refusal,

If they agree
on refusal,

Notification to the proponentof the reason to refuse theproposal
9Chapter 16

Urbanization Control, Major Public Facilities, andMajor Urban Development Projects

16‐1 City Planning Area and Area Division into UPA and UCA
16‐2 Major Public Facilities
16‐3 Major Urban Development Projects1016‐1 City Planning Area and Area Division into UPA and UCA

Quasi City Planning Area

Urbanization
Control Area
(UCA)
City
Planning
Area
Urbanization
Promotion
Area (UPA)
11

City Planning Area (Article 5 of CPL)An area that needs to be improved, developed and preserved as a unified
urban area.
・ Population is more than 10,000.
・ Be conformance to the above within about 10 years.
・ Population of the central city area is more than 3,000.
・ There are tourist resources such as a hot spring.
・ Many buildings were lost due to the disaster, etc.
The prefectural governor shall designate an area for which integrated(1) improvement,(2) development, and(3) Preservation
as a unified urban area are necessary.
12Quasi City Planning Area (Article 5‐2 of CPL)

To cope with the expansion of urban‐style land use to areas outside city
planning areas caused by the progress of motorization, each municipality candesignate quasi city planning areas.

A quasi city planning area does not require a positive approach to
improvement and development as in the case of a city planning area. It,
however, requires control on land use that match local conditions.

13

Area Division into UPA and UCA (Article 7 of CPL)City Planning Area of large cities are divided into Urbanization Promotion Area
(UPA) and Urbanization Control Area (UCA). It aims:(1) to prevent urban sprawl and(2) to realize building up according to a plan.
Urbanization Promotion Area (UPA) consists of:‐ urbanized areas, and‐ areas where urbanization shall be promoted within 10 years.
In Urbanization Control Area (UCA),‐ urbanization shall be controlled, and‐ development activities shall be restricted in principle.
14

Severe Control
in Urbanization Control Area (UCA)In Urbanization Control Area (UCA), the following development activity andbuilding construction can only be allowed in principle:‐ Buildings that are needed for agriculture, fishery or forestry, and houses
for the people engaging in these industries. (Article 29, Article 34)‐ Activities consistent to the Urban Development Project authorized in theCity Plan, such as Land Readjustment Project. (Article 29)‐ Buildings consistent to the District Plan determined in the City Plan.
(Article 34)

15

How to Control Urban Expansion
Without the area division system, urban sprawl may progress.

Development can bedone freely.

With the area division system, urban sprawl can be controlled along with the developmentof public facility such as road, railway etc.,.

Urbanization Promotion Area

Expanded Urbanization Promotion Area (such as the area
where Land‐Readjustment Project was done.)

Urbanization Control Area (Development is not allowed in principle.)

16

(Example) Area Division in Hyogo prefecture

Colored areas means “City Planning Area”. White areas are out of “City Planning Area”.
UPA in City Planning Area
UCA in City Planning Area
City Planning Area, which does not have UPA and UCA, but has land use zones.
City Planning Area, which does not have UPA, UCA, and land use zones.

17

Land Area and Population of City Planning Area
Urbanization Promotion Area
14,251km2 (3.8%)
Urbanization Control Area
37,757km2 (10.0%)
Un‐Divided City Planning Area
46,533km2 (12.3%)

Area

Un‐Divided
City Planning Area
20.9million (16.6%)

Outside of City Planning
Area9.9million (7.9%)

Population
Outside of City
Planning Area
279,296km2 (73.9%)

Urbanization
Control Area
12.6million (10.0%)<Note>“Un‐Divided City Planning Area” means:“City Planning Area, in which UPA and UCA are not designated”.

Urbanization Promotion Area
82.5million (65.5%)
18

(Reference) Function of New Development Restraint
In many countries, city plan sets the area where new development is restrained, insurroundings of the urbanized area.
Country

New Development Restraint
New development is restrained in principle in “Urbanization Control Area”, which isdesignated in “Master Plan”.

UCA: Urbanization Control Area
UPA: Urbanization Promotion Area (*1)
Industrial Zone
Japan

Commercial
Zone

High‐rise
Residential Zone

Low‐rise Residential Zone(*1) In UPA, Land Use Zones are designated in principle. Building construction ispermitted when it complies with Zoning Code responding to the Land Use Zone.

19

New development is restrained in principle in “Outlying Area”, which is judged, site by site.

Outlying Area

Germany

Built‐up Area (*2)
B‐planArea (*3) B‐plan
Area (*3)
B‐planArea (*3)

B‐planArea (*3)(*2) Building construction ispermitted when it is similar withconditions is size and type to theones surrounding area.
(*3) Building construction ispermitted when it complies with
Zoning Code provided in B‐plan.

New development is restrained in principle in the area other than “the areas whereconstruction is permitted”, which is designated in “PLU or Municipality Map”

The area other than “the areas whereconstruction is permitted”
France“The area where construction ispermitted” (*4)(*4) Building construction ispermitted when it complies with
Zoning Code provided in PLU or
Municipality Map.

20

16‐2 Major Public Facilities
Major Public Facilities are …
facilities necessary to support
smooth city activities and secure
improvement of convenience ofcity people and securement ofgood environment.

21

Major Public Facilities, which can be designated in the City Plan
Types
Transport Facilities
Public Space
Utilities
Waterway
Education and Cultural Facilities
Medical and Social Welfare Facility
Othersexamplesroad, urban transit system, car park,
automobile terminal, etc.
park, green area, plaza, etc.
water, sewerage, electricity/gas, waste
treatment facility, etc.
river, canalschool, library, research facility
hospital, day care center

22

(Example) Road Construction Plan in City Plan (Mito City)

Under Construction
Completed23Building Restriction under CPL, Article 53
Person who intends to construct a building in:‐ areas of public facilities designated in the city plan, or‐ executing areas of urban development projects based on the city plan,
must obtain special permission from the prefectural governor in accordancewith the provisions of the relevant MLIT Ordinance.
<Exception>(1) Minor activities established by Cabinet order, and(2) Development activities undertaken as emergency measures necessitatedin case of unexpected disaster.

24

16‐3 Major Urban Development Projects

Way of Implementation
Examples
1 Using Land Re‐plotting Measure •Land Readjustment Projects
2 Using Right Conversion Measure •Urban Redevelopment Project•Disaster Prevention Block
Improvement Project•New Residential Built‐up Area
3 Using Land Expropriation
MeasureDevelopment Project•Industrial Estate Development
Project, etc.

25Land Readjustment Project26

Urban Redevelopment ProjectPossible
Project Managers‐ LocalGovernment‐ Cooperative‐ Government
Agency‐ Redevelopment
Company27

(1) Right Conversion

Land ownership

A: owns a land and building, and lives here.

Land leasehold

B: owns a land, but does not live here.

Building/Floorownership

C: rents a land, owns a building, and leases the building.
D: is a tenant.
X: buys a floor of a redeveloped building. (The revenue
applies to a project cost.)

X

(D)

B
(D)
C

A
A
BeforeCA

C

PublicB

facility

A,B,C,X
After

28

(2) Balance of projects(Average for projects completed between 2001 and 2005)

Expense forsurvey, designingand planning

Expense

Revenue

Expense forcompensation

OfficeexpenseSubsidy fromCentralGovernment
Subsidy from
Local
Government

Expense forconstruction
work

Sales of floors

Interest on
borrowing
Other

Other
29

Urban Redevelopment Project(Akabane, Tokyo)

30

(Example) Construction of a square in front of a station in Japan
Railway station
Densely built‐up low‐rise buildings cause
inefficient land‐use.

Eviction

Urban redevelopment

Railway station

Railway station

They have to move away from the
district.
Inefficient land‐use remains.

Former residents can remain in
the district.
Efficient land‐use

31Chapter 17

Building Control based on Zoning‐ by general zoning ‐17‐1 Basic Land Use Zone
17‐2 Technical Requirements from the viewpoint of City Planning(Group B) – by general zoning ‐32

17‐1 Basic Land Use Zone

From the viewpoint of urban environment and also for the purpose of
preventing the proximity of buildings that differ widely in their use,(a) there are 12 types of basic Land Use Zones to be designated by themunicipalities in their respective administrative areas, based on the City
Planning Law; and(b) the use of buildings is restricted by the BSL depending on the Land Use
Zone, in which the building site is located.
12 types of basic Land Use Zones and their purposes are shown in the next
page.

33

Basic Land Use Zones and their purposes
Zones
PurposesCategory I Exclusively Low‐riseto ensure an excellent living environment for low‐rise houses.
Residential Zone
Category II Exclusively Low‐rise to ensure an excellent living environment primarily for low‐risehousesResidential Zone
Category I Mid/high‐rise‐
to ensure an excellent living environment for mid/high‐rise houses
oriented Residential Zone
Category II Mid/high‐rise‐
to ensure an excellent living environment primarily for mid/high‐risehousesoriented Residential Zone
to ensure a living environment for houses
Category I Residential Zone
to ensure a living environment primarily for houses
Category II Residential Zone
Quasi‐residential Zone
Neighborhood‐Commercial
Zone
Commercial Zone
Quasi‐industrial Zone
Industrial Zone
Exclusive Industrial Zone

for the promotion of businesses suited to the characteristics of theneighborhood that are adjacent to roads, while at the same timepreserving an excellent living environment
for the promotion of convenience for conducting commercial andother kinds of business to supply daily necessities to the inhabitantsof nearby residential areas.
primarily for the promotion of convenience for commercial and otherkinds of businessprimarily for the promotion of convenience for industries which are
not likely to damage the environment
primarily for the promotion of convenience for industries
for the promotion of convenience for industries
34

Image of Basic Land Use Zones
Category Ⅰ exclusively
low-story residential zone

Category Ⅱ exclusively lowstory residential zone

Category Ⅰ exclusively
medium-high residential
zone

Category Ⅱ exclusively
medium-high residential
zone

Category Ⅰ residential zone

Category Ⅱ residentialzone

Quasi-residential zone

Neighborhood commercial
zone

Commercial zone

Quasi-industrial zone

Industrial zone

Exclusively industrial zone

35

35

(Example) City Plan Map around JICA TIC(Tokyo International Center)

JICA TIC
Yoyogi-Uehara
Station

36

37

38

(Example) Land Use Map3939

17‐2 Technical Requirements from the viewpoint of City Planning(Group B) – by general zoning ‐40

Houses
Schools
Shrine, Church, Clinic
Hospital, University
Store (150㎡ or less)Store (500㎡ or less)
Office, Store (more than 500㎡), etc.
Hotel
Karaoke box
Independent garage
Warehouse for storage business
Theater
Auto repair shop
Factory with some possibility of danger or environmental degradation
Factory with strong possibility of danger or environmental degradation
Can be built

× Usually cannot be built

×
×
×
×
×
×
×
×
×
×
×

×

×
×

×
×
×
×
×
×
×
×

×
×
×

ᇞ
×
×

ᇞ
ᇞ
×

×
×
×

×
×
×

×
×
×

×
×
×

ᇞ
ᇞ

ᇞ
ᇞ

×

×

×

×

×

×

×

×

×

×

×

×

×

×

×

×

△ Can be built under some conditions

Ex.Ind. Z.

Ind. Z.

QuasiInd. Z.

Com. Z.

Neigh.Com. Z.

QuasiRes. Z.

2Res. Z.

1Res. Z.

2 Med.Res. Z.

1 Med.Res. Z.

Examples of buildings

2 Low.Res. Z.

Land Use Zone

1 Low.Res. Z.

Requirements on Building Use responding to Basic Land Use Zones (Outline)

×
×

×

×
ᇞ
ᇞ

×

×

×

×

×

41

<Exception>
In cases where the Jurisdiction has granted special permission after concluding:‐that there is no likely disadvantage to the favorable environment in the respective Land Use
Zone, or‐ that it is permissible in light of the public interest,
the building construction may be allowed, in spite of the provisions above.
When the Jurisdiction intends to special permission, it shall hold a public hearing in advance,
requesting the presence of persons having interests in such permission, and further, obtainthe consent of the Building Review Council.

42

FAR (Floor Area Ratio) and BCR (Building Coverage Ratio)
FAR (Floor Area Ratio) and BCR (Building Coverage
Ratio) of each building are calculated by theformulas below:
total floor area ((b)+(c))
FAR (%) = ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ×100
site area(A)building area (b)BCR (%) = ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ×100
site area (A)
c

b

A
43

FAR and BCR of each building must be less than allowable values of FAR and
BCR, which are determined for each area in the city plan, by choosing one of
the available values as shown in the table below, which are stipulated in BSL.
Land Use Zones
1 Category I / Category II
2 exclusively low‐story residential zone
3 Category I / Category II
4 exclusively medium‐high residential zone
5 Category I / Category II
6 residential zone
Quasi‐residential zone
7
8 Neighborhood commercial zone
9 Commercial zone
10 Quasi‐industrial zone
11 Industrial zone
12 Exclusively industrial zone
Areas where Land Use Zones are not designated

Allowable FAR(%)

Allowable BCR(%)

50,60,80,100,150,200
30,40,50,60

100,150,200,300,400,500

50,60,80
60,80
80

200,300,400･･･1300
100,150,200,300,400,500
100,150,200,300,400
50, 80, 100,200,300,400

50,60,80
50,60
30,40,50,60
30,40,50,60, 70
44Remark (1) for FAR
In case where the width of the front road of the building site is less than 12m, FAR of thebuilding must be less than the allowable value of FAR as shown in the table below, in principle.
Allowable values of FAR (%)
Residential Zones

W × 4/10 × 100

Other Zones

W × 6/10 × 100“W” means the width of the frontroad of the building site in meters.

Remark (2) for FAR
The total floor area for the calculation of FAR does not count the floor area of parts ofbuildings for use as automobile garages (including bicycles parking lot) with maximum of one
fifth of the total area of the building.
Physical total floor area
Case 1 Automobile garage of 100 m2 + Other area of 900 m2

Total floor area for FAR
900 m2

Case 2 Automobile garage of 300 m2 + Other area of 700 m2
800 m2(Automobile garage of 200 m2 may not be counted for FAR.)
45

Remark for BCA(1) As for buildings coming under either item (a) or (b) below, 10 % shall be added to theallowable value of BCR. As for buildings coming under items (a) and (b), 20 % shall be
added to the allowable value of BCR.
(a) Fire‐resistive buildings in Fire Protection Zone(b) Buildings on sites at the corner of two roads(2) In case where the site is located in the area, of which allowable value of BCR is 80 %, and iscovered by Fire Protection Zone, BCR of Fire‐resistive buildings may be 100 %.

Building site where
10 % bonus of BCR
shall be given.

46

FAR : 300%
41 floors
Total floor area : 43,400㎡

Image of FAR(Floor Area Ratio)

FAR : 200%
14 floors
Total floor area : 398,000㎡
47

FAR : 600%
31 floors

Image of FAR(Floor Area Ratio)

FAR : 1,070%～55 floors
Total floor area : 2,100,000㎡
48

High FAR Districts around Tokyo

池袋駅
上野駅

新宿駅

東京駅

渋谷駅

五反田駅

49

Comparison ofroad density
Tokyo
Road‐area ratio : 23%

NewYork
Road‐area ratio : 38%

50

Building site and roads(1) Road Access Obligation

Road Access Obligation

The boundary of any building site must, in principle, abuta road for a distance of at least 2 m.
(See “roads defined in Zoning Codes” of (3).)<Exception>(i) Roads exclusively used for automobile traffic, and(ii) The roads having no access of automobiles to theroadside, such as elevated roads,
are not included in the roads to fulfill this obligation.

(2) Restrictions on In‐road Buildings
No building or retaining wall may, in principle, be constructed on a road, or in such a way as toprotrude onto a road. (See “roads defined in Zoning Codes” of (3).)<Exception>
Buildings, which are necessary for the public interest, such as public lavatories and police
boxes, are allowed to be constructed on the roads if they are permitted by the Jurisdictions. 51

(3) “Roads defined in Zoning Codes”“Roads defined in Zoning Codes” mean specific “public ways” shown in the table below.
Time of construction of the “public way”
Construction before the area
Construction after the area designation (*1)
Widthdesignation (*1).
4m‐ All “public ways”, including‐ All publicly‐operated “public ways”, such as
or moreprivately‐operated ones
those based on the Road Law,(*2)
‐ Some privately‐operated “public ways”. whichwere constructed in compliance withrequired standards, and certified through therelated laws, such as City Planning Law and
BSL.
Less than ‐ Some “public ways”, which are ‐ None
4m
designated by the Jurisdiction (No “public ways” are adopted as “Roads(*2)(*3) (Next page)defined in Zoning Codes”.)Time(*1) “The area designation” means the designation of the area as City Planning Areas or
Quasi‐city Planning Area. Zoning Codes are applied to the area after the designation.
(*2) 6 m instead of 4m, in areas where the jurisdiction (*3) designated as such.
(*3) Jurisdictions mean local governments in charge of building control.
52

Narrow “public ways” designated by Jurisdictions as“roads defined in Zoning Codes”
Definition
A “public ways”:(a) next to which buildings actually stood at the time of the area designation;(b) of which width was less than 4 m at that time; and(c) which is designated by a Jurisdiction,is regarded as a “road defined in Zoning Codes”.
Width of “roaddefined in
Boundaries in ordinary cases
Zoning codes”
Lines 2 m in horizontal distance from the center line are regarded as
the boundary lines of the “road defined in Zoning Codes”. (See the4mright figure)2m
2m
No buildings may not be built in the total width of 4 m.
Boundaries in special cases
If a cliff, stream, railway site or the like exists within 2 m in horizontal distance
Actualfrom the center line,
width(a) the boundary line of the side abutting on the cliff, etc.; and(b) a line on the opposite side, which is 4 m in horizontal distance from theboundary line of (a),are regarded as the boundary lines of the “road defined in Zoning Codes”,
notwithstanding the preceding paragraph. (Next page)53

Widening of narrow “public ways” designated by Jurisdictions
No building may not bebuilt in the width of 4 m.

4 m width of “roaddefined in Zoning Codes”

4m
Condition at thetime of the area
designation

2m

4m

2m

Ordinary cases

Future condition

Actual width at the timeof the area designation

4m

Special cases

4m
54

Building height(1) Building height restrictions in Category I/Category II Exclusively Low‐rise
Residential Zones
Category I and Category II Exclusively Low‐rise Residential Zones are specified so that anexcellent living environment for low‐rise residences is maintained. In these regions, it isprohibited, in principle, to build a building whose height exceeds 10 m or 12 m, whicheveris specified under city planning.

(2) Slant Plane Restrictions (allowable building height in proportion to the
distance from the boundary)
These restrictions are designated to limit the height of buildings according to:(a) the distance from each part of the building to the opposite side of the road that it faces(the slant planes from the roads); and(b) the distance from each part of the building to the adjacent site boundaries (the slant
planes from adjacent sites); and(c) the distance from each part of the building to the north boundary of the site (the slant
planes from the north‐facing adjacent sites).
This is to ensure that there is enough unobstructed space for light and ventilation between
buildings and on streets. The degree of application of these slant plane restrictions differs
according to each land‐use zone. (see the next page)

55

Image of Slant Plane Restrictions(In the case of residential land use area)
25〜30mFormula (A)Formula (B)Formula (A) for “slant plane fromthe front road”,
Formula (B) for “slant plane fromthe adjacent site”, andFormula (C) for “slant plane fromthe north‐facing adjacent sites:
depend on the Land Use Zones, inwhich the site is located, as
shown in the table of the next
page.
Formula (A) is applied withincertain distance from the
opposite side of the front road asshown in the left figure.
Formula (C) is applied withincertain Land Use Zones.

56Formula of Slant plain, depending on the Land Use Zone (unit: meter)
Basic Land Use Zones
Category I / Category II
exclusively low‐story residential zone
Category I / Category II
exclusively medium‐high residential zone
Category I / Category II
residential zone
Quasi‐residential zone

1
2
3
4
5
6
7
8 Neighborhood commercial zone
9 Commercial zone
10 Quasi‐industrial zone
11 Industrial zone
12 Exclusively industrial zone
Areas where Land Use Zones are not designatedFormula (A) Formula (B)Formula (C)
5 + 1.25 Z

1.25 X

20 + 1.25 Y

10 + 1.25 Z
No
restriction

1.5 X

31 + 2.5 YNo
restriction

1.25 Xor
1.5 X

20 + 1.25 Yor
31 + 2.5 YNo
restriction<Note> X is distance from the opposite side of the front road.
Y is distance from the boundary of the adjacent site.
Z is distance from the north boundary of the site or the opposite side of the north front road.

57

(3) Shadow Restriction
Shadow restriction aims, in principle, to limit the height of buildings so as to ensure sufficientsunlight in residential zones. The local governments may designate areas (*1) where thisrestriction applies, and allowable hours of shadows (*2) for each designated areas.
(*1) The following land‐use zones can be designated:‐ Category I and II Exclusively Low‐rise Residential Zones;‐ Category I and II Mid/high‐rise‐oriented Residential Zones;‐ Category I and II Residential Zones;‐ Quasi‐residential Zones;‐ Neighborhood‐Commercial Zones;‐ Quasi‐industrial Zones;‐ Areas where no Land Use Zones are designated.
(*2) Allowable hours of shadows means a period of hours per day in which buildings may castshadows outside of their respective sites.

58Building Lot Size
In an effort to discourage the development of small‐scale projects thatinvolve the subdivision of an existing single lot, the respective city planningmay stipulate the minimum allowable building site size up to 200 m2, in orderto ensure an excellent living environment.

Wall Alignment
Jurisdictions may designate minimum distance (1.5m or 2m) from the site boundary in Category I and II
Exclusively Low‐rise Residential Zones,
In this case,‐ Walls and columns of buildings, and‐ gates or fences exceeding 2 m in heightmust keep minimum distance from the site boundary.

59

Chapter 18

Building Control based on Zoning‐ by specific zoning ‐18‐1 Special Zone, Special District, etc.
18‐2 District Plan60

18‐1 Special Zone, Special District, etc.
General regulations, such as FAR, BCR and building height are set dependingon the basic Land Use Zone.
There are various special methods below in order:‐ to correspond special needs of the area, and‐ to promote “good project implementations”.
◆ Special Land Use District◆ Special Land Use Restriction Zone
◆ Height Control District◆ Specified Block System◆ Special District for Urban Renaissance◆ Efficient Land Utilization District◆ Historic Townscape Preservation District◆ Greenery Preservation Districtetc.
61

Concept of Land Use Planning System
Urbanization
Promotion Area

City Planning Area

Area Division

Urbanization
Control Area
Commercial zone

Quasi‐Industrial Zone

Land Use Zones

Industrial Zone
Low‐Story Residential Zone

Public Facilities,
Urban Development
Project

Residential Zone

Railway
Road

Park

Urban Renewal ProjectLand Readjustment
Project

District Plans
District Plan
Overview ofWhole City Plan

District Plan

City Planning Area
62

Height Control District (Matsumoto, Nagano)
Height Control District is designatedaround Matsumoto Castle in order tocontrol height of buildings.

Building HeightX

A(15m)

Castle

X’
X

B
16m

C
18m

D

X’

20m

63

(Reference) Building height control in countries
Marginal line (shown in blue line) of building height is set in various ways, such as below.

Tower on the base
(New York from 1999)

Flat marginal line
(Washington DC, USA)

Slant marginal line
(General regulation, Japan)

Cornice line
+ slant line + flat line
(Paris)64

Transition of Building Height Regulation in New York
Regulation 1916
Wedding cake
Regulation 1961
Tower in the park
Manhattan in 1932
Regulation 1999
Tower on the base65

Incentive Systems for Good Project Implementation(FAR bonus)
To prevent overcrowding and encourage efficient land use, a special bonus to
FAR is awarded for “good project implementations”, which include thedevelopment of public infrastructure, open spaces and housing in downtown
as part of their projects.
List of Incentive systems
・Specified Block System

・Special District Plan for Redevelopment
・Efficient Land Utilization Zone
・Permission System for Comprehensive Building Design

66Specified Block System Typically applied to a large‐scale development in a block with
sufficient infrastructure.
 In a designated Specified Block area with a certain level of open
space, the maximum FAR, the maximum height, and the set
back regulations can be relaxed.
 The FAR bonus will be given according to the amount of theopen space, etc. allocated within the block.

Marunouchi Building

Increase of FAR
The maximum height, etc. can berelaxed.

Open spaces, etc.

Tokyo Metropolitan
Government Office Building67Specified Block System
The Industry Club of Japan / The Mitsubishi Trust and Banking Corp
30 floors (height:141.1m)
Total floor area : 109,830 ㎡
FAR : 1000% to 1235%

68Special FAR Application District
 Allows unused FAR on low FAR building sites to be transferred to other building sites basedon agreements among relevant rights holders.
 Typically applied in central districts where traditional landmark buildings should bepreserved as well as high‐density utilization should be pursued.
Site area : 2,000㎡
Standard FAR : 400%
Used FAR : 700% (Floor area of thebuilding: 14,000㎡)
Extra FAR : 300%

Site area : 2,000㎡
Standard FAR : 400%
Used FAR : 100% (Floor area ofthe building: 2,000㎡)
Unused FAR : 300%

A District with
sufficient
infrastructure isdesignated asSpecial FAR
Application District.

Within the district,unused FAR can betransferred toother sites.
69Special FAR Application District (Tokyo Station)
New‐Marunouchi Building
Special FAR：1,665%(Normal:1,300%)

Marunouchi Park Building
Special FAR：1,430%(Normal:1,300%)

Gran‐Tokyo North
Tower
Special FAR：
1,304%(Normal:900%)

Tokyo Building
Special FAR：1,266%(Nromal:1,000%)

JP TowerSpecial FAR：
1,520%(Notmal:1,300%)

Gran‐Tokyo South Tower
Special; FAR：1,304%(Nromal:900%)70

18‐2 District Plan

<Purpose>
The District Plan is a planning mechanism which aims to enhance area characteristics,
according to local circumstances such as architectural design, location of open spaces at a
district level.
The Plan also shows individual features that reflect the views of the local community.
<Two parts of District Plan>
・Policy Directions (i.e. future vision of the district)・District Improvement Plan (i.e. layout of local roads, regulations relating to site, use,building, etc.
<Examples of regulations under District Plan>
Location of public facilities [local roads, small park, open spaces, footpaths, etc.]
Building control and regulations [land‐use, FAR, BCR, scale of building lot, set back ofbuilding from the boundaries, design, hedge, etc.]
Preservation of green areas
71Construction of low buildings is
not permitted here.

Height of buildings is to be regulated.
Oak trees are to be protected.
The location and width of roads
are decided through discussions.
This is a residential district,so a factory should not belocated here.

This is designated as a
shopping mall, so a groundlevel is to be created as a
shop.
Construction of new buildings
on a site proposed for aroad/park is to be avoided.

Construction of highbuildings is not permitted.

To widen footway, the building needs
to be set back from the road.

A hedge shouldbe created here.

The site should not be devided into
pieces for small‐scale developments.
The layout of the buildings should not be
over the proposed road.

72

Determination Process of District Plan

In order to meet the needs for resident participation, opinions of local
citizens shall be reflected in determination of District Plan.
・The District Plan is formed in consultation with landowners
according to ordinances by the municipality.

・

Local citizens may request their municipalities to draft District Plans
on the basis of municipal ordinances.

73

(Example) District Plan in Wakabayashi, Setagaya, Tokyo

Regulation under District Plan
Building Use：
Large‐size shops and adult‐entertainment
business are prohibited.
For Fire Protection：
Fire Endurance Buildings only
Max Height:
10m(blue zone)、25m(edge )Minimum plot area：100㎡
etc…

74

(Example) District Plan in Motomachi, Yokohama
Regularion on Wall Position

Securement of through open space for pedestrians

75

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