Urban Development inTokyo(Reference)
 promoting urban development todesignated area or districts by private
sector・Designation of urban renaissance emergency development area
and urban planning decision for special urban renaissance district
・Utilization of various urban development schemes

Urban Renaissance Emergency Development Area
・ Areas situated as a center of urban renaissance districts where urban
development shall be focused and promoted urgently through urban
development project provided for in paragraph (3), Article 2 of the Act on
Special Measures Concerning Urban Renaissance (Act No. 22 of 2002)
・ Accommodating a different sense of time by private developer, for thepurpose of maximum utilize of their ingenuity, special provision to urban
planning, financial support measures and the other measures to berequired for urban renaissance are implemented.

Special Urban Renaissance District
・Special urban renaissance district is designated inside the urban
renaissance emergency development area,
and application of floor-area ratio regulation based on existing use
districts are excluded there, as the result it is possible to formulate theplan and design with a lot of flexibility.
・The district is designated only where contributing urban renaissanceand reasonable and healthy intensive land use are required.

Designation of urban renaissance urgent
districts①Tokyo Station/Yurakucho district(320ha)② Loop Road 2
Shimbashi/Akasaka/Ropponngi
district (590ha)③ Akihabara/Kanda district(160ha)④ Tokyo Waterfront district(1,010ha)⑤ Shinjuku Station district(220ha)⑥ Loop Road 4 Shinjuku Tomihisa
district (10ha)⑦ Osaki Station district (60ha)⑧ Shibuya Station district (139ha)⑥⑤③①②⑧④⑦

Urban Renaissance Special Districts
Otemachi

Osaki West EEastOsaki West A

Designation

Jan. 2004

Mar. 2005

Jun. 2005

DeveloperMeidensha

Property Owners’
Redevelopment
Association

Mori Trust

Address

Osaki 2 and 3

Osaki 2

Marunouchi 1 andYaesu 1

Site area

2.4ha

1.8ha

1.2ha

1.5ha

7.8ha

Maximum

750

650

1300

1590

1470

Minimum

500

400

400

Maximum

60

60

60

Minimum building area

5,000㎡

200㎡

3,000㎡

8,000㎡

700㎡

Maximum height(m)

GL (High-rise)+141, (Lowrise) +15

GL (High-rise) +143,(Low-rise) +40

GL (High-rise) +178,+100, (Low-rise) +40,+10

GL (High-rise)+155, +180,+125, (Lowrise) +30

Uses

Office, Shop,Parking

Condominium, Office,Shop, Nursery,
Parking

Office, Hotel, Shop,
Tourist information,
Parking

Building
area

10,900㎡

4,400㎡
4,000㎡

Grossfloor area

155,200㎡

66,500㎡
60,400㎡

Area

FAR
(%)
Building
coverageratio(%)

Outlineofdevelopm
ent

Marunouchi 1-1

West Shinjuku 1-7

Marunouchi 2-1

Mar. 2006

Aug. 2006

Mode Gakuen

Mitsubishi Real EstateWest Shinjuku 1

Marunouchi 2

3.1ha

0.9ha

1.7ha

1470

1370

1530

400

400

400

70

80

80

700㎡

3,000㎡

8,000㎡

GL +150

GL +150

GL (High-rise) +210,(Low-rise) +35

GL (High-rise) +158,(Middle-rise) +45, +35,+30, (Low-rise) +3Office,Conference Hall,Shop, Parking--

School, Shop, Hall,
Parking

Office, Shop, Museum,Parking

6,500㎡

9,200㎡--

3,400㎡

8,700㎡

180,000㎡

240,000㎡--

8,300㎡

205,000㎡

Zone "A"

Zone "B"

Zone "C"Jan. 2006
OtemachiDevelopment
Co.

--

Otemachi 1 and 2

Total：19 areas 40.7ha （in 2011)

Marunouchi 2-1 Project■Institution of Urban Planningspecial urban renaissance district
designated district to apply special
floor-area ratio■Applied Floor-Area Ratio
1,530% (standard ratio 1,300%)■Height157m ( 35 stories above ground and 4 below)■Restored Mitsubishi Building No.1 isused as a museum■Creation of green agora in Marunouchi－－inner court is allocated as the agora■ Active efforts for living in harmony withthe environment
Mitigation of heat-island phenomenon
through green agora and permeability
pavement
Renewal of neighbor building’s DHC
facility■Contribution to Urban Renaissance・Build a cultural interchange center・Development of museum and integrated
out-of-door exhibition space・Development of urban infrastructure
・Contribution to historical Tokyo Station restoration
・Development of ground and underground pedestrian
network in accordance with Guidelines
・Groundbreaking：2006
・Completion：2009

Utilization of various urban development schemesSpecific BlockIntensive Land Use District

District Planning that stipulates urban
redevelopment promotion district

Comprehensive Design

Various urban development schemes
Schemes that intend to give incentives to a buildings plan, which contributes tocreating good-quality urban environment, regarding building volume and/orbuilding envelopes regulated by surrounding roads
50,000㎡

Bonus building
volume50,000㎡
50,000㎡
Floor area ratio 500%Building coverage ratio
80%
Site area 10,000m2

A building without
incentive scheme

Public accessible
open space

A building with public accessible
open space incentive

Public accessible open space in private domain: open space inside building site that
open to the public all the time and that are usable for pedestrians to walk throughSpecific Block
Applicable to large scale projects that intend to upgrade urban
functions and create/preserve excellent urban spaces
Exceptions of applying general building regulations such as
floor area ratio, building coverage ratio and height limitationand individual designation of building form suitable to theconcerned block

In principle, a blockwith sufficient infrastructures

Provision of open space
Regulation on setbacks

Bonus building
volumeProvision of open space

Incentives of building
volume, removal of sky
exposure lines andrelaxation of height
limitation

Intensive Land Use District
Promotes integrating segmentalized land tracts in urbanized areas and realizes
disaster prevention through rational and sound intensive land use
Floor area incentive in exchange for setbacks, reduction of building coverage andprovision of housing
Urban redevelopment project usually conductedin an intensive land use district
Close-set wooden housing districts

Setbacks, reduction ofbuilding coverage

Floor area
incentive

Floor area
incentive

Segmentalized land tracts
Integration of land tracts

District Planning that stipulates urban
redevelopment promotion district
Promotes land use transition of unused/under-used large scale tracts
with a plan that develops buildings and public facilities integrally andcomprehensively
Effective use of land, promotion of urban functions, provisions ofhouses and offices, a hub for area revitalization
Large scale tracts such asa former factory sites,
rail yards, port facilities and etc.

Incentives of land use, floor area,building height on condition of conformity
to a government stipulated district planning

OfficeCommercial
facilities

HousesPark

Comprehensive Design
Local government relaxes regulations on building volume, building
envelopes, building height for large scale developments with intensive
open spaces
Promotes effective and rational use of land through integration oftracts, improves urban environment by securing open spaces which
are usable to the general public
Large scale tract andprovision of open space

Incentives of floor area and sky exposure

Floor area
incentiveSky exposure

Provisionof open space
公開空地の整備

City center hubs
●都心

Urban structure of strategicallyon/off land uses

Otemachi, Marunouchi, Yurakucho,
Nihonbashi, Yaesu, Ginza etc.

●副都心
Shinjuku, Shibuya, Ikebukuro, Osaki,
Ueno and Asakusa,
Kinshicho and Kameido●新拠点Akihabara, Shinagawa●核都市

Designates areas in order to promote theformation of cores

Hachioji, Tachikawa, Ome, Machida,
Tama New Town

Mixed used urban zones●都心周辺部
Akasaka, Roppongi, Kanda, Shibaura,
Kachidoki, Harumi, Toyosu etc.

●副都心複合ゾーン
Shinjuku, Shibuya, Ikebukuro, Osaki,
Ueno and Asakusa,
Kinshicho and Kameido●新拠点複合ゾーン
Shinagawa

Other hubs
Kamata, Sangenjaya, Nakano,Minamisenju, Nerima, Kitasenju, Fuchu,
Takadanobaba, Jiyugaoka, Omori,
Hutakotamagawa, Narimasu,Ayase, Nippori, Hachioji New Town,Mitaka, Chofu, Tsurukawa,
Minamimachida, Hanakoganei, Toyoda,
Seisekisakuragaoka

Zones of housingoffice adjacency
The area except City center hubs, Mixed
used urban zones and Other hubs
among central core area

Buildups of multi functions
Floor area bonus according to developments of rearing uses
300%
250%200%(175%)

Rearing
uses

Rearing uses

Rearing
uses

Rearing

Other thanoffice use

uses

Bonus of FAR

FAR basis

FAR basis（City center）（Sub centers）

City center hubs※（175％）is in a Comprehensive Design

FAR basis

FAR basis

FAR basis

Mixed used
urban zones

Other hubs

Zones ofhousing-officeadjacency

Promotion of city center living
Floor area premium to developments including housing
Object Area

Program areas are those that meet three conditions
below:
Inside Center Core Area
Outside city center/sub center/new center hubs
Outside low housing zonings

Limit raising of a Bonus of FAR
A setup of a Bonus of FAR

In case of Mixed used urban zones
Stipulates urban
redevelopment promotion
district500%
Comprehensive design 400%

Housing
住宅優遇型premium
FARbonus other
一般型のthanhousing
割増容積率

Rearing
use

FAR
basis

Stipulates urban
redevelopment
promotion district
200%
Comprehensive
design
175%

General-type

FAR
basis
Housing preferential-type(housing occupy more than
two-thirds of the total floor areas)

OpenspaceNew schemes to promote carbon-minus
Average of “reduction of PAL” and “ERR”
40

Reduction of building heat load
Non-housing: 15% or more reduction ofPAL (perimeter annual load)

Stage 3 Restaurants

35Halls
Non-housing

30ERR（％）

Housing: grade 3 or better for measuresof energy saving in Housing Quality
Securement Act

Energy saving for facility
systems (mon-housing)

Shops

Stage 2Schools
Offices25

Hospitals

20Hotels

1510Stage 1

Stage 2 Stage 3530

5Score of ERR (Energy Reduction Ratio):
025% or better

010152025
Reduction of PAL（％）

New schemes to promote greenery
Increases/decreases bonus floor area ratio according to greenery ratio
Increases of bonus floor area ratio for developments of greenery ratio 35-45%(in case of promotion areas 40-50%)
Decreases of bonus floor area ratio for developments of greenery ratio below
35% (in case of promotion areas 40%)
（現行の容積率）-5%

減り
V×0.95

FAR
空地によるbonusfor greenery

割増容積率V

張り

張り＋7%＋5% ＜推進エリア＞

V×1.05

V×1.07FAR
bonus
その他のother than
割増容積率greenery

FARbonus

緑化推進エリア

割 1.07
増 1.05容積率の1.00
増減

張り減り

緑化率（％）

基準容積率0.95

FAR basis

緑化率３０％ ←

緑化基準値３５％（４０％）●
Greenery standard

緑化誘導値４５％（50％）

その他の制度：30％

35％

45％ 49％

再開発等促進区:30％

40％

50％ 54％

Areas topromote
緑化推進エリアgreenery

Greenerystandard 1

Greenerystandard 2