Urban Renewal Coordinator Association of Japan
International Committee

1. Urban Redevelopment Needs and History
2. Urban Planning for Redevelopment
3. Conversion of Rights in Redevelopment Projects
4. Previous Asset Valuation in the Redevelopment Projects
5. Subsidies for Redevelopment Projects
6. Compensation for Redevelopment Projects
7. Redevelopment Organization
8. What are Redevelopment Planners?
9. Case of Redevelopment in Japan

According to projections by the United Nations and other organizations, the world's
population is estimated to reach more than 9 billion by 2050.
About 6 billion people, two-thirds of these people, are expected to live in urban
areas.This means that economic activities and livelihoods are concentrated in urban
areas.
Housing, healthcare, education and infrastructure are needed in proportion to
population growth.
Urban redevelopment is a very effective method of development.

In Japan, the Urban Redevelopment Law was enacted in 1969.
Urban plans for redevelopment were created to increase floor area ratios
and relax height restrictions, to return development benefits from thereconstruction to the land rights holders and for the improvement of theurban environment.
As a result, we were able to achieve a large number of redevelopment
projects.

The characteristics of redevelopment under the Urban Redevelopment Law ofJapan are as follows.
The process of rights conversion

1. It is implemented as a city plan.
2. Business is conducted by converting rights and retained floors.
3. Previous asset valuation is performed.
4. There are subsidies (public works).
5. Livelihood rehabilitation (compensation) is provided.
6. Business organizations such as redevelopment associations are formed.
7. Experts and coordinators play an important role.
8. Approximately 40 years of history, with nearly 1,000 districts completed.
Source：Ministry of Land, Infrastructure and Transport Kanto Regional Development Bureau HP(http://www.ktr.mlit.go.jp/city_park/machi/city_park_machi00000072.html )Realizing redevelopment requires a great deal of expertise.
The experts collaborate to promote redevelopment.
The areas are as follows:●Promoting redevelopment projects ：Business consultant●Urban planning, Transport planning ：Urban planning consultant●Preparation of business plan
：Business consultant and government offices.
●Conversion of Rights：Business consultant●Compensation：Compensation consultant●Valuation：Real estate appraiser●Legal：Lawyer●Registration：Judicial scrivener●Accounting tax system： Accountants and tax accountants●Architectural design： Architect and Design office●Construction work
： Construction company and CM company●Development Capital Investment： Developer●Sales and management of floors： Developers and Building management company

The redevelopment building will be constructed and completed at the initiative of publicorganizations and residents, and through the procedures of city planning decisions, projectplanning decisions and rights conversion plans (or management and disposal plans).
Type 1 urban redevelopment
project

PreparingandexaminingphaseType 2 urban redevelopment
project

Commitment to community development
Establishment of study meetings and councils
Establishment of
Preparatory Union☆ City planning decision
Planning
phase

Determination of city plans for advanced use districts, special urban
renaissance districts, district plans, etc.
City planning decision ofurban redevelopment
promotion area

For Type 1 urban redevelopment
projects City planning decision

For Type 2 urban redevelopment
projects
City planning decision

Basic design and fund planning

Increasing momentum for local
redevelopment and formulation ofbasic concepts by local
governments.
Considering the image ofredevelopment research andredevelopment by volunteers.
Established a preparatoryorganization and examined facility
plans, financial plans, and rights
conversion models.
Build consensus among rightholders.
Areas for redevelopment, layout ofroads and parks, outline ofbuildings, etc. are stipulated in city
plans.
Make a basic design and businessplan for the implementation of the
project, summarizing the intentionsof the parties concerned with the
project.

Implementa
-tion
phase

Type 1 urban redevelopment
project

Type 2 urban redevelopment
project☆Decision and approval of businessplans, etc.※Establishment andapproval of unions☆Decision and approval of
business plans, etc.

Offer, etc. to the effect that he/she does
not wish to convert rights

Request for Transfer, etc.

Preparation of Implementation Design and Rights Conversion Plan,
Compensation Discussion

Construction
Phase☆Decision and approval of therights conversion plan

Decision and approval ofmanagement and disposal plan

Conversion of Rights (Date ofConversion of Rights)

Land acquisition

Start of construction of buildings, etc.
Preparation of management and operation plan

Liquidation * Dissolution of the union

In the case of Type 1, the employee
wishing to move out.
in the case of Type 2, the employee
wishing to relocate,will apply.
Design the details of the redevelopedbuilding and determine the location,area and compensation of the floor to
be acquired by each owner.
Obtain the approval of the governor,
etc. regarding the rights conversion
plan, etc.
The previous rights of the right holder
shall be extinguished and the right inlieu thereof shall be acquired.
Determine maintenance andmanagement rules for redevelopedbuildings and facility management
policies.
After completion of the construction,
the rights of the redevelopmentbuilding are delivered and each rightholder is re-occupied.

Completion of construction

Project
Completion

Establish business plans and rules forredevelopment projects and obtainapproval from the governor, etc.

Liquidation

Management and operation of buildings

Complete the business by liquidating
the price of rights acquired by eachright holder and the income andexpenditure of the business.
Organize and manage redevelopmentbuilding management unions.

Japan's redevelopment is carried out by valuating
the rights of former rights holders and acquiring aright floor for the valuation in a new building.
This is called the conversion of rights.
Accordingly, former rights holders can continue
without relocating their residence or business.
It is possible to promote the development of cities
while preserving the rights of former right holders.

Supply of housing<Effects of redevelopment>
・Development of Transport Bases
・To develop dense urban areas
・Supply of housing
・Base development

Base development
To develop dense urban areas

The process of rights conversion Source：Ministry of Land, Infrastructure and Transport Kanto Regional Development Bureau HP(http://www.ktr.mlit.go.jp/city_park/machi/city_park_machi00000072.html )Japan's redevelopment is carried out as a city planning project.
This enables subsidies and compensation.
Urban planning procedures of the government are necessary for implementation as city planning.
Japan's redevelopment begins with city planning.
① The government indicates the policy of redevelopment.
② Identify areas to be redeveloped and develop a redevelopment master plan.
③ Extract the redevelopment project areas and prepare a draft basic redevelopment plan.
④ The Draft Basic Plan for Redevelopment shall be formulated as a city plan.
⑤ Conduct procedures for consensus-building of rights holders, establishment of redevelopment organizations,private project participants, subsidies and compensation for the implementation of redevelopment.
① Formulation of government redevelopment policy②Creation of a redevelopment master plan for municipalities③Selection of redevelopment project areas and preparation ofdraft basic redevelopment plan
④Drafting urban redevelopment plan
ObtainConsensus

Deliberations of the city planning council⑤Decision on city planning for redevelopment

Rights holder
organization

Participation ofprivate companies

Subsidy Compensation expense

City planning area
Urban areas
District of type 1 where require planned redevelopment
Priority redevelopment area where especially promote integrative and comprehensive redevelopment
Inducing district where is second priority redevelopment area
Source ：Tokyo HP（http://www.toshiseibi.metro.tokyo.jp/seisaku/master_plan/master02.htm）

(Shinjuku Ward)

Source：Shinjuku City Comprehensive Plan
（http://www.city.shinjuku.lg.jp/content/000257303.pdf）

(Shinjuku Ward)

14

Source：Shinjuku City Comprehensive Plan
（http://www.city.shinjuku.lg.jp/content/000257303.pdf）

(for the area)
A town with diversecharms, KOIWA

District plan

Development of bases
Development induction

Traffic plaza

Road

Source：JR Koiwa station area Basic redevelopment Plan
（https://www.city.edogawa.tokyo.jp/e020/toshikeikaku/chiki/koiwaekis
huhen/hoshinkeikaku/kihonkeikakuto/index.html）

In order to make city planning decisions for redevelopment, the following items must be considered.

Ⅰ Location of theplanned site

1. Location of the planned site
2. Background to date
3. Current Situation of Urban Planning
4. Planned site status
5. Development trends in the vicinity of the planned site
6. Status of Right Holders

Ⅱ Positioning inUpper level plan

1. Upper level plan of Tokyo Metropolitan Government
2. Upper level plan of the ward
3. Other related plans, etc.

III Policies forredevelopment
projects, etc.

1. Approach to the Application of Urban Redevelopment
Projects
2. Current issues at the planned site
3. Basic redevelopment policy
4. Land use policy
5. Policy for Improvement of Public Facilities

In order to make city planning decisions for redevelopment, the following items must be considered.

IV Overview of theredevelopment
project plan

1. Outline of Facilities and Buildings
2. Concept of Housing Planning
3. Community Development for Welfare
4. Greenery Planning
5. Landscape planning
6. Traffic planning
7. Parking plan
8. Bicycle parking plan
9. Supply processing plan

Ⅴ Disaster Prevention
Activities
Ⅵ Ipact on thesurrounding area

1. Wind environment
2. Sun shadow diagram
3. Radio disturbanceIn order to make city planning decisions for redevelopment, the following items must be considered.

VII Environmental
initiatives

1. Greening plan
2. Measures to Reduce Environmental Impact

VIII Estimated project
expenses, etc.

1. Approximate fund plan
2. Concept of rights conversion

IX How to proceed in the
future1. Future schedule
2. Ward's View on the Project

X Relevant city planning

1. Type 1 urban redevelopment project (area decision)
2. Highly-utilized districts (determined by districts)
3. District Plan (Area Decision)
4. City Planning Parking Lots (Determined by Wards)

3. Conversion of Rights in Redevelopment Projects
In the redevelopment project, the method of acquiring the floor (land and building)of a new building is generally adopted in accordance with the “Previous Asset
Amount" of the owner of the land and building in accordance with the "Urban
Redevelopment Act."This is called the "conversion of rights."
Those who do not wish to use the floor of a new building can receive "monetarycompensation" in accordance with the "amount of previous assets."
The project expenses for the construction of new buildings are covered by theproceeds from the sale of the floor of the newly constructed buildings other thanthose subject to the conversion of rights to developers, etc. and by subsidies, etc.
provided by the national and local governments.

Major parties involved in urban redevelopment projects
Urban redevelopment projects consist of the cooperation of three parties:① landowners (owners of land and buildings)② those who acquire reserve floor space (developers, etc.)③ the national and local governments

Source：Ministry of Land, Infrastructure and TransportFlow of Rights Transformation Procedure (Example)
Operators

Authorization Right Holder(Prefectural and city governments,etc.)

As a redevelopment project executor

Approval of the redevelopment project

Offer to receive compensation in money without
conversion of rights(Within 30 days after the announcement of the approval of the project)

Base date of the valuation(Date of Evaluation of Previous Assets) (31st Day after Public Notice of project approval)

Public Inspection of the Rights Conversion Plan
(Not required with the consent of all right holders concerned)

Application for Approval of the Rights Conversion
Plan
Rights Conversion date
(Date of Conversion of Rights)

Construction and completion
Determination and Liquidation of Value(Procedure for Determining the Value of Conversion of Rights)

Approval of a rights conversion planMajor points where consensus building can be achieved
through the conversion of rights
1. Effective use of land is possible.
(By increasing the floor-area ratio based on city planning, we can convert from low-rise to high-rise use,and by developing roads we can make fragmented land into large-scale building sites.)

2. Flexible response based on individual circumstances of landowners(A floor for a variety of purposes may be acquired as a floor of right, and the whole or a part of theprevious assets may be acquired in monetary form.)

3. It is possible to acquire the floor of the right at an equivalent rate by theconversion of rights.
(In principle, you do not need your own funds, and the cost of the relocation will be reimbursed by the
Operator.)

4. The executors support the surrender of existing tenants and the selectionof temporary residences, temporary stores, and relocations during
construction, etc.
5. Tax incentives are available(The additional depreciation deduction of fixed asset tax,the real estate acquisition tax,theregistration ,license tax on the floor of the right shall be exempt. In the event of transfer, a special tax
credit for income tax shall be obtained under certain conditions.)

6. There is a subsidy system for executing the system from the national and local
governments.

• In Japan, land and buildings are positioned as separate properties. Therefore,
land and buildings are evaluated individually.
• Typical assets subject to rights conversion in the redevelopment business are
Building sites, Land lease rights, Leased fee interest in land, Buildings, andTenant’s right.
• The floor of the redevelopment building will be acquired by the same amountof value depending on the amount of these assets.
• Under the Urban Redevelopment Law, the previous valuation criteria for
assets are defined as "equivalent value determined by taking into
consideration similar transaction prices in the neighborhood."• In valuating previous assets, the impartial valuation standards are establishedby the executors to prevent unfairness between the rights holders. In
accordance with these rules, the real estate appraiser, who is an expert in realestate appraisal in Japan, needs to determine the value of the rights holder
based on objective appraisal values by a third-party appraiser.

◆• In general, standard parcel is set for each area similar to the situation
within the implementation area. Each standard parcel is valuated inconsideration of marketability and profitability, and the balance with Land
Market Value Publication,etc. (publicly announced land price index).
• Next, the property-specific ratio based on property-specific value
influences (location, shape, size, connecting road, etc.) is valuated bycomparison with the standard parcel, and the value of each building site isvaluated.
Market Approach(Sales comparison
approach)
Income Approach(Income capitalization
approach)
Verification from the Land
Market Value Publication,
etc.

Standard
price

Property-specific ratio
for each lot
Property-specific value
influences, such as
Location, shape, size,and connecting road, will
be considered to assess
property-specific ratio
for each lot.

For each Beneficiary
Certificate Holder
Previous land price◆• Since there is no transaction for only buildings, the building is valuated ona building-by-building basis in consideration of the current structure(wooden, RC, etc.), use (residence, retail, etc.), specifications, and scale.
• In general, the appraisal value is valuated by deducting the estimatedaccrued depreciation depending on number of years and the condition ofmaintenance and management from the construction cost (reproductioncost) when a similar building is constructed at the time of the appraisal.
Reproduction cost
Costs ofconstruction
Approach(Cost Approach)

Assess the cost required toconstruct a new building
based on the structure, use,
specifications, and scale ofthe building.

Discount rate
for each building
Assess the proportion ofpresent value by considering
the number of years elapsed
for each building.

The value ofindividual
buildings

◆ Valuation of Land Lease Rights andLeased Fee interest in land
• In general, the valuation of land lease rights and leased fee interest inland is valuated the land as vacant land for which no land lease rights
have been established, and distributing the vacant land value basedon the percentage of land lease rights agreed upon between thelandlord and the tenant.

◆ Treatment of Tenant’s right• With respect to the tenant's right, at the option of the owner of thetenant's right, the tenant's right is "re-occupied in the redevelopedbuilding" or "moved out of the business area, i.e. received
compensation for the extinguishment of the tenant's right throughmonetary compensation.“• In the case of "Re-occupancy to Re-development Building", inprinciple, the previous tenant’s right is not valuated.

Post-asset valuation in the redevelopment business
The method of post-asset valuation• The owner of the site is entitled to the floor of the redevelopment building andthe right of the land (post- asset) of the same value as the previous asset.
• The value of the floor of the redevelopment building is determined by postasset valuation.
• In the post-asset valuation, experts such as business consultants and realestate appraisers valuate the cost floor value and market floor value of theredeveloped building.
• The Urban Redevelopment Law stipulates that the value of assets shall be
determined on the basis of reasonable prices determined in consideration of
expenses required for Type 1 Urban District Redevelopment Projects andtransaction prices similar to those of neighborhoods.
• The floor cost of each individual unit is calculated by allocating the total floor
cost in a value ratio corresponding to the use, floor, location, area, etc. ofeach individual unit.

◆The cost floor value is determined by the sum of the cost of theredevelopment project expenses minus the subsidy income (business
expenses to be recovered through the disposal of retained floors) and theprevious asset value (the value of the right floor) subject to the rightconversion.

◆• Market floor value refers to the probable value that would be formed in amarket that satisfies conditions associated with a rational market under
actual socio-economic circumstances.
• Market value is determined by applying the real estate appraisal method.
Market Approach（Sales comparison
Approach）
Income Approach(Income capitalization
approach)
Cost Approach

The value ofStandard floor

Allocation ratio
for each exclusively
owned space
Assess the percentage ofeach exclusively owned
space according to use,
floor, location, exclusively
floor area, etc.

For each exclusively
owned space
Post-floor value◆Determination of the Cost Floor Value• The value of floor of right is determined between the cost floor value andthe market floor value.
• The value of the reserve floor space shall be determined in accordancewith the approach to the market floor value.

• Redevelopment projects are regarded as public works
projects, and the national and local governments areallowed to subsidize part of the project cost to theproject executors.
• Not all redevelopment projects are eligible to receive
subsidies, but the appropriateness and amount ofsubsidies are decided after consultation with local
governments (mainly municipalities) for each project.

◆ Type of Subsidies
・In redevelopment projects, the main subsidies to be received by the project
executors are called "Comprehensive Grants for Social Infrastructure Development."
There are three types of subsidies (* as of 2017).
Type

OutlineSubsidies are provided for urban redevelopment projects under the
Urban Redevelopment Law. The main project costs are as follows:[Research and design planning expenses]
Design expenses required for joint development, right conversion plan
preparation expenses, etc.
Urban
Redevelopment
Projects[Land development expenses]
Cost of disposing of existing buildings for vacant land Compensation
cost, etc. required for surrender[Cost of joint facility development]
Expenses spent for the construction of facilities and common elementsof buildings.
For example common traffic areas, vacant land, supply processing
facilities, parking lots, disaster prevention facilities, etc.

・In the redevelopment project, the government will compensate theright holders who replace the current value of the property in the areawith the value of the new redevelopment building (e.g., convert rights)
or the right holders who move out of the area without wishing toconvert rights for losses arising from the surrender of the land andbuilding.
・The amount of compensation paid to each right holder shall becalculated objectively and paid to the right holder based on the fixedrules of compensation standards established by the association inaccordance with compensation for losses in public works projects.

◆Types of Compensation
In the redevelopment project, compensation paid by the project
executor is divided into the following two types.
1.Compensation for Land and Building of the Person who is transferred not requiring
a transformation of rights【Rationale】Article 91 of the Urban Redevelopment Law【Subject Person】Owner of the land and buildings who wished to move out of the area
【Amount】 Appraised value of land and buildings (purchased by the project executor)【Timing of payment】 Payment is made by the right conversion date.

2. Compensation for Loss caused by surrender of Land and Buildings【Rationale】 Article 97 of the Urban Redevelopment Law【Subject Person】 Owner of the Land and Buildings, Tenant Right Holder, etc.
【Amount】 Amount calculated by Compensation consultant, who is an expert incalculating compensation expenses in Japan, with conducting surveys of thecurrent status of buildings and business operations.
【Timing of payment】 Payment shall be made by the date of surrender of the Land andBuildings, etc.
(Date specified by the project executor on the day thirty days or more after the Date ofConversion of Rights)

There are five organizations that implement redevelopment.
Operators
1:Urban
Redevelopment
Associations

Requirements of the operator
If five or more owners or leasehold owners of land in the project execution area jointly
fulfill certain conditions (area of 5,000 m2 or more), the association may be establishedand become an executor of the redevelopment project.
Owners and landowners in the district are all members even if they disagree with thebusiness.

2:Individual

Owners or leasehold owners of land in the project execution area or persons who haveobtained such consent may jointly become executors with one or more persons.
In the case of individual implementation, it is not necessarily necessary for all right holders
in the implementation area to be the project executors (up to five persons may be allowed),
and it can be implemented without the decision on the city plan for the redevelopment
project.

3:Redevelopment
company

For the main purpose of implementing urban area resumption projects, owners of twothirds or more of the land in the implementation area and landowners lease right may
become the project executors if the stock company has a majority of the voting rights.

4 :Local governments

5:UrbanRenaissanceAgency, etc.

Local governments can execute urban redevelopment projects mainly for the purpose ofdeveloping public facilities such as squares in front of stations, streets, disaster prevention
parks, etc.
The Urban Renaissance Agency may implement urban redevelopment projects when it isnecessary to develop and improve areas that should promote redevelopment or to
implement them in conjunction with the construction of rental housing, when it isnecessary to implement them in conjunction with the construction of housing operated by
the Public Corporation.

What are Urban Renewal planners?
‘Urban Renewal planner' is the title of a professional engineer who has passed the Urban
renewal planner examination.
conducted by the Urban renewal coordinator association and has been registered.
Consultation services are provided for planning and advancing redevelopment projects.

Need for Urban Renewal planners
The promotion of redevelopment requires the participation of a wide variety of experts,
including right holders, government offices, developers, architects, lawyers, tax accountants,
commercial consultants, real estate appraisers, land and house surveyors, and construction
companies.
From the viewpoint of property protection and livelihood reconstruction for landowners, the'regional development leaders‘ who are responsible for promoting the project are playing asimportant role in the promotion of redevelopment projects as Urban Renewal planners.
They are responsible for ensuring consistency with various legal systems, choosing the mostappropriate business methods, and coordinating with various experts.

９. Urban Renewal Projects in Japan
Contents©Futakotamagawa Rise

“Roppongi Hills” @Minato-ku,Tokyo（type 1 method）“Futakotamagawa RISE” @Setagaya-ku,Tokyo（type 1 method）©Urban Renaissance Agency“Sprout Hikifune” @Sumida-ku,Tokyo(disaster prevention block improvement method)©Nikken Sekkei“Sakurajosui Gardens” @Setagaya-ku,Toyko（residence rebuilding）© URCA”Sogawa Forio” @Sogawa,Toyama（type 1 method）“River Walk Kitakyushu” @Kokura,Fokuoka（type 1 method)Urban Renewal type 1
PROJECTOUTLINE

CBD renewal“Roppongi Hills”

It is one of the largest projects in Japan and more than 400 landowners were involved over 17 years.
The area was congested with many small to medium buildings in the north and west side, while public residences andwooden houses in the south. Block elevation gaps and numbers of alleys were also concerns from the viewpoint ofdisaster. Tokyo metropolitan government designated it as a renewal promotion area in 1986, the basic renewal plan wasformulated by the ward government accordingly in 1987.

APPEARANCEOVERVIEW&HISTORY

Scheme : Renewal method type 1
Executor : Renewal Union
Area size : approx.11ha
Right holder : 440 landowners
12 leaseholders
262 tenants
Location : Minato-ku,Tokyo

1988 : Start of area renewal council
1990 : Establishment of Pre-Union
1995 : City plan project approval
1998 : Establishment of UR Union
2000 : Approval of rights conversion
2000 : Construction commencement
2003 : Completion

Urban Renewal type 1“Roppngi Hills”

CBD renewal

BEFORE & AFTER

Bldg types : residences, shops, offices
Number of bldg : 228
Site area : approx.95,000㎡
Total floor area : 116,831㎡

RIGHTS CONVERSION PATTERN

Bldg types : offices, residences, hotel, shops, art museum, TV studiomovie theatre, school, temple, emergency storage etc
Number of bldg : 12
Site area : aprox.84,800㎡
Total floor area : 611,721㎡

after
converted floor

beforecelling floor

A,B,X

Project Formation

Authorization : Tokyo Metropolitan Government, Minato Ward
Execution : Renewal Union

Urban Renewal type 1
PROJECTOUTLINE

Outskirt renewal“Futakotamagawa RISE”

This is one of the largest projects in Tokyo. The area connecting the train station and the park is well-harmonized withthe layout of the buildings. The former old buildings and poor traffic system had been widely improved and thisrenewal has created a comfortable environment which is well-matched with rich greenery surroundings.

APPEARANCEOVERVIEW&HISTORY

Scheme : Renewal method type 1
Executor : Renewal Union
Area size : approx.11.2ha
Right holder : 133 landowners
12 leaseholders
67 tenants
Location : Setagaya-ku,Tokyo

1983 : Start of area renewal council
1987 : Establishment of pre-Union
2000 : Approval as city plan project2005 : Establishment of Renewal Union
2007 : Approval of rights conversion
2010 : 1st phase completion2015 : 2nd phase completion

Urban Renewal type 1“Futakotamagawa RISE”

Outskirt renewal

BEFORE & AFTER

Bldg types : offices, residences, hotel, shops, movie theatre, fitness club
Number of bldgs : 12
Site area : aprox.112,000㎡
Total floor area : 423,721㎡

Site area : approx.8.1ha
Total floor area : 266,600㎡

RIGHTS CONVERSION PATTERN

after

beforeA : landowner
B : leaseholder
C : tenant
W : preceded buyer

Project Formation

converted floor

X : contracted union member→

selling floor

Authorization : Tokyo Metropolitan Government, Setagaya Ward
Execution : Renewal UnionApartment Rebuilding Measure
PROJECTOUTLINE

Residence renewal“Sakurajohsui Gardens”

It is a major project which involved the renewal of a cluster of 17 apartments (404 units) based on Apartment Rebuilding
Measure in Tokyo. The fixed category of building group on a city plan was abolished and the project was led under districtplans. 200 of the original trees are preserved and the former greenery environment is well maintained.

APPEARANCEOVERVIEW&HISTORY

Scheme : Apartment Rebuilding Measure
Executor : Renewal Union
Right holder : 359 landowners
Location : Setagaya-ku,Tokyo

1989 : Start of apartments renewal council
2001 : Establishment of pre-Union
2003 : Resolution of rebuilding execution
2005 : City plan project approval
2009 : Resolution of package rebuilding
2010 : Establishment of UR Union2013 : Construction commencement
2015 : Completion

“Sakurajohsui Gardens”

Residence renewal

Apartment Rebuilding Measure
BEFORE & AFTER

Bldg types : residences
Number of bldgs : 17 (404 units)
Site area : approx.47,500㎡
Total floor area : approx.30,500㎡
Unit size : 58.73㎡ & 69.77㎡

Bldg types : residences
Number of bldgs : 8 (878 units)
Site area : approx.46,600㎡
Total floor area : approx.98,600㎡
Unit size : 58.48㎡～115.47㎡

after

RIGHTS CONVERSION PATTERN
beforedeveloper

unit properties
owned by unit owners(shared land)①asset valuation is not applied
to the former building units ingeneral cases

Project Formation

temporarily owned
by developer②unit owners sell each land asset
to the developer and appropriate
it for their new units

unit
property
underformerownersunit
propertyundernewownersformer
new
unit
unit
ownersowners④the former owners purchase the new units with
③the developer demolishes theformer buildings and rebuilds the land rights under the equivalent exchange
scheme.while the remaining units are sold in lots
new apartments.
by the developer.
temporarily owned
by developer

Authorization : Tokyo Metropolitan Government, Setagaya Ward
Execution : Reconstruction Union

Disaster Prevention Project
PROJECTOUTLINE

Improvement of dense urban areas“Sprout Hikifune”

Kyojima area is still facing problems with disaster prevention and residential environment, though some renewal projects are
ongoing according to the main road improvement on outer side while there are many old wooden houses and alleys in inner
blocks.
At the same time this area is designated as intensive disaster prevention zone both by the national government andTokyo Metropolitan.

APPEARANCE

c urban renaissance agency

OVERVIEW&HISTORY

Scheme : Disaster Prevention Project
Executor : Urban Renaissance Agency
Area size : approx. 0.2ha
Right holder : 6 landowners
7 leaseholders
4 tenants
Location : Sumida-ku,Tokyo

2001 : Establishment of Pre-Union
2009 : City plan project approval2010 : Approval of project plan2011 : Approval of rights conversion plan2012 : Construction commencement
2013 : Completion

Disaster Prevention Project“Sprout Hikifune”

Improvement of dense urban areas

BEFORE & AFTER

Bldg types : wooden houses, row houses, factories
number of bldg : 11
Site area : approx.1,800㎡

RIGHTS CONVERSION PATTERN
beforeProject Formation

A : landowners
B : leaseholders
C : tenants

Bldg types : residence
number of bldg : 1 apartment, 2 houses
Site area : aprox.1,400㎡
Total floor area : 3,100㎡
X : precede buyer

converted floor

Authorization : Tokyo Metropolitan Government, Sumida Ward
Execution : Urban Renaissance Agency

after

→

selling floor

Urban Renewal type 1
PROJECTOUTLINE

Commercial Hub development“Sogawa FERIO”

This project was aimed at the revitalization of a stagnant shopping street. The old department store was relocated and rebuilt
nearby to improve the commercial facilities that form the core of the area. It was realized in an integrated manner with theadjacent Nishicho and Sogawa block with consolidated parking lots including an all-weather event square (Grand Plaza) with a roof
between the two blocks. Various events are held there to contribute to the bustle and liveliness.

APPEARANCEOVERVIEW&HISTORY

Scheme : Renewal method type 1
Executor : Renewal Union
Area size : approx.1.1ha
Right holder : 48 landowners, 22 leaseholders
18 tenants
Location : Sohgawa,Toyama

1992 : Establishment of Pre-Union
2001 : City plan project approval
2004 : Establishment of Renewal Union
2005 : Approval of rights conversion
2005 : Construction commencement
2007 : Construction completed, Facilities opened

“Sogawa FERIO”

Commercial Hub development

Urban Renewal type 1
BEFORE & AFTER

Bldg types : shops, bicycle park
Site area : aprox.6,800㎡
Total floor area : 44,400㎡

Bldg types : houses, shops, offices
Site area : approx.6,800㎡
Total floor area : approx.12,500㎡

RIGHTS CONVERSION PATTERN

Y
retailbeforeA･B･D･Y
officeafter
A･B･D･Y
dpt store
A
(C)
A

A

PROJECT
FORMATION

A

A
(C)
B
A

D

A

D
(C)

A

Authorization : Toyama City Government
Execution : Renewal Union

X
department store

A : Land owners
B : Land lease holders
C : Building lease rights
D : Building owners
X : Contracted union member
Y：Management association etc.

A･B･D（C）
dpt store
A A･B(C) (C) extrorse shops

A･B･D･X･Y

Urban Renewal type 1
PROJECTOUTLINE

Redevelopment of Provincial City

“Riverwalk Kitakyushu”

The unique landmark building was settled in the mid of Kitakyushu city through this redevelopment project. It is well-connected to
the neighboring river and park creating a peaceful environment. It is designed by the world famous architect (Jon Jerde) and his
associates and has become an eyecatcher for both the locals and tourists.

APPEARANCEOVERVIEW&HISTORY

Scheme : Renewal method type 1
Executor : Renewal Union
Area size : approx.3.6ha
Right holder : 8 landowners
6 tenants
Location : Kokura,Fukuoka

1994 : Start of area city plan workshop
1996 : Establishment of Pre-Union
1997 : City plan project approval1999 : Approval of business plan
2000 : Approval of rights conversion
2003 : phase 1 completion2006 : phase 2 completion

Urban Renewal type 1“Riverwalk Kitakyushu”

Redevelopment in provincial city

BEFORE & AFTER

Bldg types : offices, shops
Number of bldgs : 7
Site area : 26,330㎡
Total floor area : 62,216㎡

RIGHTS CONVERSION PATTERN

Bldg types : shops, cultural, offices, educational etc.
Number of buildings : 2
Site area : 24,587㎡
Total floor area : 178,118㎡

A : landowner
B : land leaseholder

converted floor

X,Y,Z : developer

Selling floor

beforeProject Formation

Authorization : Fukuoka Prefectural Government, Kitakyushu City
Execution : Renewal Union

after