IRU8UEDQ'HYHORSPHQW

CASBEE-街区2014(表紙)H27年1月.indd

1

2015/02/16

15:45:45

Disclaimer- Individual users are supposed to take full responsibility for the use of this manual and theassessment tool. The Japan Sustainable Building Consortium (JSBC) and the Institute for Building
Environment and Energy Conservation (IBEC) assume no responsibility whatsoever forassessment results based on this manual or the assessment tool, and for any damages resulting
from the utilization thereof, except for buildings that have obtained a certification in accordancewith the CASBEE for Urban Development certification system.
- "CASBEE" is a registered Trademark owned by the IBEC. An application for a license is required
prior to using "CASBEE" in any advertising media, brochures, websites, goods and services.

CASBEE-街区2014(表紙)H27年1月.indd

2

2015/02/16

15:45:46

CASBEE for Urban Development12014 Edition

Table of Contents
Introduction ....................................................................... 2
PART I. General Description of CASBEE for Urban Development ... 3
1. Outline of CASBEE for Urban Development .................... 3
2. Assessment method ........................................................ 12
3. Case study ........................................................................ 18

PART II. Scoring Criteria................................................. 32
1. QUD Environmental quality of Urban Development ....... 32
QUD1 Environment ........................................................................ 32
QUD2 Society.................................................................................. 46
QUD3 Economy .............................................................................. 59

2. Environmental load of Urban Development ................... 69
2.1 Basic policy of LUD assessment ............................................ 69
2.2 Concept for each assessment item ...................................... 71
2.3 Calculation of per capita value ............................................. 77
2.4 LUD total score and conversion to LRUD ............................... 79

PART III. Assessment procedures ................................. 81[Appendix] CASBEE for Urban Development list ofassessment items and assessment standards
QUD1, 2, 3 ............................................................... 90
Afterword ......................................................................... 97
Project Organization ....................................................... 98* The subscript "UD" represents "Urban Development".

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

2

CASBEE for Urban Development2014 Edition

Introduction
The promotion of sustainability is a big issue for mankind. In the construction field, there has beena growing movement towards sustainable construction since the second half of the 1980s, leading
to the development of various methods for evaluating the environmental performance of buildingssuch as BREEAM (Building Research Establishment Environmental Assessment Method) in the
UK and LEEDTM (Leadership in Energy & Environmental Design) in North America. Thesemethods have attracted interest around the world. In Japan, with the support of the Housing
Bureau, a branch of the Ministry of Land, Infrastructure, Transport and Tourism (MLIT), theResearch Committee for the Comprehensive Assessment System for Built Environment Efficiency
was established in April 2001, and has been working on development of the Comprehensive
Assessment System for Built Environment Efficiency (CASBEE).
Development of a method to evaluate environmental performance of not only a single building but
also a group of buildings through utilization of the philosophy and methodology of CASBEE had
been considered important since the beginning of its development. Under such circumstances, theDevelopment of Measures against Global Warming and Heat Islands through Urban RenaissanceBusinesses, drawn up on December 10, 2004 by the Urban Renaissance Headquarters, called forthe need to rate urban renaissance businesses, and therefore, the development of a tool that candeal with the evaluation of area projects or urban-planning projects was required. Responding tothis, we conducted research for the practical application of CASBEE on a block/zone scale andreleased a new tool, CASBEE for Urban Development, in July 2006 as a result of the research. In
November of the following year, we additionally published the 2007 revised edition, which includes
the development of a simplified version for easy application to the early stage of a plan andclarification of evaluation related to global warming countermeasures.
After that, when we considered a revision of CASBEE for Urban Development in response to
demand for regional safety performance and stabilization of the energy environment that has been
growing since the Great East Japan Earthquake, the Low Carbon City Promotion Act (dubbed
Eco-City Act; co-managed by MLIT, the Ministry of the Environment (MOE), and the Ministry of
Economy, Trade and Industry (METI), was established and accordingly it became necessary toprovide an evaluation tool that can organically coordinate with the act. Around the same time,
CASBEE for Cities, for the comprehensive evaluation of the environmental performance of eachmunicipality, was completed, and knowledge needed to understand and evaluate environmental
performance of a large area developed significantly. We started examinations again under a new
system while taking advantage of such knowledge and asking for participation of the City Bureau,a branch of MLIT, in order to respond to enhancing and diversifying demands in block/zone
arrangement. Through this examination, CASBEE for Urban Development 2014 edition, whichcontains a fundamentally revised evaluation while inheriting the basic principles of CASBEE for
Urban Development 2007 Edition, was published.
It is our hope that CASBEE will be widely used for the planning, scheduling, designing, executing,and operating fields for block/zone-scale projects and would greatly contribute to the promotion ofsustainable urban development, in addition to conventional CASBEE tools targeted at a single
building and CASBEE for Cities for evaluation of bigger municipalities.
Japan Sustainable Building Consortium (JSBC)

Industry

Academiac 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE Board of Stakeholders
Shuzo Murakami, Chair

3

CASBEE for Urban Development2014 Edition

General Description of CASBEE for Urban Development

PART I. General Description of CASBEE for Urban Development
1. Outline of CASBEE for Urban Development
1.1 What is CASBEE?
1.1.1 Method to promote sustainability
In the construction field, where a large amount of resources and energy is consumed anddiscarded, the promotion of sustainability is an important issue. As a solution to the issue, theintroduction of a market mechanism based on an evaluation system is said to be the most effective.
In fact, various methods for evaluating the environmental performance of buildings such as
BREEAM (Building Research Establishment Environmental Assessment Method) and LEEDTM(Leadership in Energy & Environmental Design) have attracted interest around the world since thesecond half of the 1980s. In such a situation, the development of CASBEE started in Japan withthe following basic policy:
1. A system having a structure where superior environmental design is evaluated highly anddesigners are motivated further
2. An evaluation system simplified as much as possible
3. A system applicable to buildings for a wide range of applications
4. A system taking into account problems unique to Japanese and Asian areas

1.1.2 Life cycle of a building and four basic tools
CASBEE was developed along the process flow of building design including pre-design, design,and post-design. Accordingly, CASBEE consists of four evaluation tools corresponding to the life
cycle of a building: CASBEE for Pre-Design, CASBEE for Construction (New Construction),
CASBEE for Construction (Existing Building), and CASBEE for Construction (Renovation). The
tools are utilized at each stage of a design process (Figure I.1.1).
Design process
Building life cycle

Pre-design

Post-design
Renovation

DesignOperation

DesignOperation

Labeling

Labeling

Labeling

Labeling

Figure I.1.1 Life cycle of a building and four basic CASBEE toolsc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

4

CASBEE for Urban Development2014 Edition

1.1.3 CASBEE Family
In addition to the four basic CASBEE tools described above, tools for expansion to individual
targets were developed sequentially. The general term representing basic tools and various
expansion tools is "CASBEE family". Tools have their purposes and target users, respectively, andare designed so they can deal with the applications of various buildings to be evaluated such as an
office, school, and housing complex. Initially, CASBEE consisted of tools only for evaluation of asingle building, but today, CASBEE for Urban Development for evaluation of a group of buildings
and CASBEE for Cities for evaluation of the building environment in terms of an area with the scaleof a city have been developed.

Completed May 2014

Completed July 2011

CASBEE for Municipaly*
CASBEE for School*

CASBEE for Interior
To be completed in 2014

1

2

CASBEE foe Heat Island
Completed July 2005; revised in 2010

CASBEE for Market Promotion

Completed in June 2013

CASBEE for Cities

CASBEE for Cities (Detailed version)
Completed in March 2011

*1) Being developed in various local government in Japan including CASBEE-Nagoya (implemented in April 2004),
CASBEE-Osaka (implemented in October 2004), and CASBEE-Yokohama (implemented in July 2005).
*2) CASBEE for School is a tool designed and developed by the Ministry of Education, Culture, Sports, Science andTechnology, the users of which are mainly officers in charge of facility management in elementary, junior high, and highschools.

Figure I.1.2 Structure of CASBEE Family

1.1.4 Historical view of environmental performance assessment(1) First stage of environmental performance assessment
The earliest environmental performance assessment of buildings mainly evaluated the indoor
environment performance with the aim of basically improving everyday amenities and conveniencefor building users. This is called the first stage of the environmental performance assessment ofbuildings. In this stage, the regional environment and global environment were thought as an open
system, and environmental load on external elements was not much considered.

(2) Second stage of environmental performance assessment
In the 1960s, responses to atmospheric pollution and building-induced wind in urban areas suchc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development

52014 Editionas Tokyo were established in society in the form of evaluation of the effect on the environment. At
this time, a viewpoint of environmental load was employed in environmental performanceassessment. This can be considered as the second stage of environmental performanceassessment. In such evaluation, only negative aspects that affected the periphery of a building (socalled urban pollution) were evaluated as environmental effects (i.e., environmental load). In otherwords, the second stage of evaluation intended mainly to evaluate the environment as public
property (or non-private property), while the first stage of evaluation intended to evaluate theenvironment as private property.

(3) Third stage of environmental performance assessment
At the next third stage, the assessment of environmental performance of buildings, which became
topical as a global environmental issue in the 1990s, was carried out by such methods as
BREEAM and LEEDTM for Design for Environment (DfE) and environment labeling (rating) aroundthe world. An important point of this third stage assessment was that the negative aspect ofconstruction, in other words the aspect of load on the environment caused by a building throughout
its life cycle, i.e., LCA, was considered. On the other hand, this assessment also intended toevaluate the conventional environmental performance of buildings in the same way as the firststage. It is worth mentioning that the different characteristics between the two objects of the firstand second stages were not identified clearly by any assessment tool. Therefore, assessment
items having different concepts existed in parallel and even the range (boundary) of assessment
objects was not clearly specified. In this respect, while the assessment methods of the third stage
had a wider range of assessment objects than the first stage and second stage, the framework as
a premise of assessment became unclear.

(4) Fourth stage of environmental performance assessment: Comprehensive
environmental performance assessment of buildings based on a new concept
Against this background, CASBEE was developed based on the recognition that it was necessary
to reestablish a framework of environmental performance assessment as a clearer system fromthe viewpoint of sustainability. The development of the third stage of environmental performanceassessment originally started when regional and global environmental capacities reached theirlimits, and therefore, presenting the concept of a closed system that allowed for determination ofenvironmental capacity was indispensable for environmental performance assessment of buildings.
For that reason, a virtual enclosed space that was sectioned by the boundary or the maximum
height of the building site, as shown in the figure, was presented as a closed system forenvironmental assessment in CASBEE. Space on site bordered by this virtual boundary can becontrolled by persons concerned with the relevant building, while space outside of the site is public(non-private) space and can seldom be controlled.
Under this concept, environmental load is a factor that is defined as a negative aspect of theenvironmental effect that reaches the outside (public environment) of the virtual enclosed spaceboundary. Improvement of environmental quality and functions inside the virtual closed space isdefined as improvement of everyday amenities of the building users. The fourth stage ofenvironmental performance assessment deals with both factors and produces a clear definitionand discrimination to assess them. This enhances the clarity of the assessment philosophy. This
new idea is a foundation of the CASBEE framework.
Virtualboundary

Virtualenclosed
space

Figure I.1.3 Virtual enclosed space divided by the site boundaryc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

6

CASBEE for Urban Development2014 Edition

1.1.5 From Eco-efficiency (environmental efficiency) to BEE (Built Environment Efficiency)
CASBEE introduced the Eco-efficiency (environmental efficiency) concept in order to perform anassessment integrating the two factors of the outside and the inside of the building site.
Eco-efficiency is typically defined as value of a product or service per unit of environmental load. In
many cases efficiency is defined by the relation between input and output. Therefore, the definitionof Eco-efficiency can be expanded and a model "productive output divided by [input plus
non-productive output]" can be proposed. As shown in Figure I.1.4, BEE (Built Environment
Efficiency) is defined based on this new environmental efficiency model and used as an
assessment index of CASBEE.

Economical value of products and services
Definition of environmental efficiency:
Environmental load unit

Expansion of definition forenvironmental efficiency
assessment of buildings

Productive output
Input + Non-productive output
Environmental quality of building

Definition of CASBEE:
Environmental load of building

Figure I.1.4 Development from the Eco-efficiency concept to BEE

1.1.6 Two Categories of Assessment: Q and L
Under CASBEE there are two spaces, internal and external, divided by the virtual boundary, which
is defined by the site boundary and other elements, with two factors related to the two spaces.
Thus we have put forward CASBEE in which the "negative aspects of environmental impact which
go beyond the virtual enclosed space to the outside (the public property)" and "improving everyday
amenity for the building users" are considered side by side. Under CASBEE, these two factors aredefined below as Q and L, the main assessment categories, and evaluated separately.
- Q (Quality): Environmental quality of building:
Evaluates "improvement in everyday amenities for the building users, within the virtual enclosed
space boundary."- L (Load): Environmental load of building:
Evaluates "negative aspects of environmental impact that go beyond the virtual enclosed spaceboundary to the outside (the public environment)."
Typically, Q is easier to understand when it is evaluated based on the cumulative result of efforts toimprove everyday amenities inside the assessment object. Therefore, Q may be represented as astock-like index. On the other hand, L is the load on the outside caused by construction,
arrangement, and operation of the assessment object. Therefore, it has a flow-like characteristicthat should be improved continually with sustained efforts.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development72014 Edition

Inside theboundary
Evaluated by Q:
Environmental
quality of building

Outside theboundary
Evaluated by L:
Environmental loadof building

Virtual Boundary

Emission of air
pollutants,noise, heat, etc.

Neighboring
Building

Neighboring
Building

Figure I.1.5 Division of the assessment categories for Q: Environmental quality ofbuilding and L: Environmental load of building based on the virtual boundary
1.1.7 Environmental Labeling Using Built Environment Efficiency (BEE)As explained above, BEE (Built Environment Efficiency), using Q and L as the two assessment
categories, is the core concept of CASBEE. BEE, as used here, is an indicator calculated from Q(environmental quality of building) as the numerator and L (environmental load of building) as thedenominator.
Built Environment Efficiency (BEE)＝

Q (Environmental quality of building)
L (Environmental load of building)

The use of BEE enabled simpler and clearer presentation of building environmental performanceassessment results. BEE values are represented on the graph by plotting L on the X axis and Q on
the Y axis. The BEE value assessment result is expressed as the gradient of the straight line
passing through the origin (0,0). The higher the Q value and the lower the L value, the steeper thegradient and the more sustainable the building is. Using this approach, it becomes possible tographically present the results of built environment assessments using areas bounded by these
gradients. The figure shows how the assessment results for buildings can be ranked on a diagram+
as class C (poor), class B , class B , class A, and class S (excellent), in order of increasing BEE
value.

BEE

注2

BEE=3.0100

建築物の環境品質・性能 Ｑ

S

BEE=1.5
A

BEE=1.0
B+

B-：

BEE=0.5：(model case)

50

C
0
0

50

100

建築物の環境負荷
L: Environmentalload of L
building

Figure I.1.6 Environmental labelling based on BEE

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

8

CASBEE for Urban Development2014 Edition

1.2 Purpose of CASBEE for Urban Development development
While many of the CASBEE tools (housing system and building system) evaluate individual
buildings or a part of them, CASBEE for Urban Development is a tool for assessment ofcomprehensive area development project including a group of buildings. CASBEE for Urban
Development has the following purposes:- Comprehensive assessment of environmental performance of a construction project planned andconducted under the unified intention of development for a relatively large group of land sections
such as a whole block or a district consisting of blocks- In particular, focused assessment of introduction and implementation of methods to lower carbon
emissions in buildings and urban/local areas- Clarification of the execution effect of not only methods of environmental consideration
appropriate for individual buildings constituting the relevant project but also methods ofenvironmental consideration that can be developed newly or further by becoming a group ofbuildings (including area development)- And then, contribution to improvement of comprehensive environmental performance of urban orregional redevelopment through projects of block/district scaleThis time, significant revisions have been performed focusing on enforcement of thecomprehensiveness and improvement in concreteness of assessment for methods to lower carbon
emissions, in addition to corrections along with the passage of time.

1.3 Positioning of CASBEE for Urban Development among CASBEE family
CASBEE for Urban Development takes over the philosophy of the previously developed CASBEE
for Construction (formerly Building). Development of the CASBEE for Urban Development tool
started from consideration for refinement of assessment items in CASBEE for Construction Q-3(outdoor environment (on-site)) and LR-3 (off-site environment) for reference. In this revision,
additionally, the structure of the assessment system has been significantly changed with thesupport of knowledge obtained through recent development of the CASBEE for Cities tool. In thisway, although CASBEE for Urban Development is one of the expansion tools in the family, it is anindependent system for assessment of environmental performance of a comprehensive group ofbuildings (block/district scale) unlike conventional CASBEE on the building scale and CASBEE for
Cities.
For this reason, it is possible to use simultaneously (1) CASBEE for Urban Development forassessment of a whole area development and (2) CASBEE for Construction for assessment ofspecific environmental performance of an individual building in the target area. Of course,
additionally, simultaneous use of (3) CASBEE for Cities for identification of environmental
performance of the city including the block/district as a whole is possible.
CASBEE tools for housing and building systems deal with the life cycle of buildings basicallyusing the three attributes of new construction, existing building, and renovation. But CASBEE for
Urban Development will exist as one single tool for a while and accordingly deal with the life cycle
in related individual assessment items.

1.4 Relation with various systems related to block development (area development)
One of the main aims of CASBEE for Urban Development is to contribute to the improvement inensuring the sustainability of urban planning of municipalities. In particular, responding to the Low
Carbon City Promotion Act (Eco-City Act), CASBEE for Urban Development tools are constituted
in consideration of easiness of coordination with the act and its related manuals so that CASBEE
for Urban Development can be used easily for establishment of an integrated urban development
project defined by the act and assessment for application certification of the project. In addition, it
is expected that rules that are in line with the management of related statute systems including
various district plans and comprehensive designs for a group of sites, not limited to the Eco-City
Act, will be developed according to the characteristics and situation of municipalities.
Although a large-scale development project often requires environmental assessment,
application of CASBEE does not premise the conducting of environmental assessment. Typically,an environmental assessment method deals with issues similar to some environment-related itemsof Q in assessment items of CASBEE for Urban Development as a countermeasure toenvironmental inhibition factors affecting the periphery of the relevant project. Therefore, results ofenvironmental assessment can be used for practical projects of the CASBEE assessment
operation, and this is not interfered with. However, it is necessary to note that CASBEE has adifferent philosophy and roles in comparison to an environmental assessment in that CASBEE
comprehensively evaluates the environmental merit and demerit of the relevant project with a viewto the importance of dealing with global environmental problems.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development92014 Edition

Original source: Website of MLIT (Chart added for "Integrated urban development project area")

Figure I.1.7 Illustration of the concept of areas defined by the Eco-City Act

1.5 Basic concept of virtual boundary
CASBEE for Urban Development also takes over the conventional concept of the methodology
and framework of assessment in CASBEE for Construction. Therefore, a virtual boundary is set toan area development project to be evaluated, and the project is evaluated from both aspects ofenvironmental quality inside the virtual boundary (QUD) and environmental load outside theboundary (LUD).

Figure I.1.8 Assessment object of CASBEE for Urban Developmentc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

10

CASBEE for Urban Development2014 Edition

1.6 Concept for defining object area for evaluation
1.6.1 Basic principle
The representation "object area" means spread of collective space (or boundary) that is the basisof the definition of a virtual boundary. It is simply recognizable that an object area of CASBEE for
Construction is equal to the building site (site boundary) of the relevant project. On the other hand,because an object area in the case of a block/district scale may include multiple building sites andsites not for buildings, the objectively recognizable principle of the object area definition thatreflects most plainly the unified intention of development described in the above 1.2 is set as thefollowing.
1. An area of a project to be evaluated in CASBEE for Urban Development shall be defined as thesame area as the planning area or project area defined by various acts, systems, and methods
applicable to planning and development of the relevant project in general.
2. Systems and methods applicable here include urban redevelopment projects, land readjustment
projects, special urban renaissance districts, various district plans, integrated urban
development projects of the Eco-City Act, comprehensive designs for a group of sites, anddesign system for collective buildings.
3. However, adjacent portions outside of the area described above can be incorporated into theassessment object scope or a part of the area described above can be excluded from theassessment object scope when such an exception is determined adequate in terms ofcomprehensive environmental performance assessment on a block/district scale. When thisexception is applied, the person in charge of the assessment must clearly indicate the reason.

1.6.2 Background of concept1) In the case of an individual building, the site boundary is equal to the virtual boundary. Therefore,
the methodology of CASBEE under which an assessment object is evaluated from both aspectsof the environmental quality inside the virtual boundary (Q) and the environmental load on theoutside of the boundary (L) links directly to the two separated ideas. One is that the space insideof the site is the environment of a private property, which can be controlled by the involved
parties of the relevant building such as the building owner and designer and the other is that the
space outside of the site is the environment of public property (public environment), whichcannot be controlled but should be cared for by the building owner. Therefore, the philosophy of
CASBEE that evaluates the effort to enhance the value of private property including the
viewpoint of the global environment while trying as much as possible to suppress any negative
effects on public property (public environment) is consistent.
2) In the case of block/district scale, typically, a project to be evaluated contains multiple building
sites and there is a public environment between the sites such as a road. For this reason, when
the area definition concept on the building scale (building site = object area) is applied directly, it
is hardly in accordance with the purpose that evaluates the urban environment on a group sites
and the regional environment.
3) Instead, adoption of an area that is determined through the designated procedures based on
grounds laws and ordinances of the relevant project will be clearly understandable from theviewpoint of the general public because the determination of the area is based on agreement
between the administrative party concerned and the party concerned in the construction.
4) Therefore, item 1 of the above basic principle is set. However, this causes the public
environment to be contained in the assessment object area and then clear handling, such as 1)
tends to be unaccepted. (For example, typically, an urban planning is determined so that the
project area of an urban redevelopment project based on the Urban Renewal Act includes not
only the facility building site but also a part of the peripheral roads. However, various systems
presented as examples in item 2 of the above basic principle contain mixed systems that include
sites not for buildings, such as roads, as its object area and that include exclusively the building
sites as its object area.)5) But, if the public environment contained in the object area in this way is considered as
semiprivate or semipublic space and the relevant party concerned in the project directs theirefforts toward improvement of environmental quality with a sense of ownership, an

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development112014 Edition

unprecedented level of effects on and contribution to the improvement of the comprehensive
environmental quality and performance of the whole area, including its periphery, are promisingin comparison to the previous method at an individual building level.
6) The disclaimer in item 3 of the basic principle allows even adjacent portions outside of the area
defined by the acts or the like shown in item 1 to be incorporated in the assessment object
scope if the portion is considered to be geographically and socially continued from the relevant
area in terms of the plan theory or if it is appropriate that the portion be handled in an integrated
manner in positioning of the upper level plan. For example, if the new urban development
project area to be evaluated is close to a river and the development project and a high-standard
levee development project are conducted simultaneously, the areas of the two projects would be
evaluated as an integrated object area. On the other hand, if a land readjustment project area ora district planning area is so large that its nonconformity with the scope that the party concernedin the project actually becomes involved in is significant, an assessment object area may be set
regardless of the area defined by the acts or the like shown in item 1 of the basic principle.

1.6.3 Predicted scale (area spread) of object area
As is clear from the basic principle and the concept described above, a possible object area of
CASBEE for Urban Development typically includes the following:- A single block consisting of multiple building sites and public space adjacent to the block such asa road- Multiple collective blocks and public space existing integrally with them such as roads
The selection of assessment items constituting this tool and establishment of the assessment
standards are considered based on an image of such typical space, which is an area development
project having a district area of approximately several to several tens of hectares, in terms ofeasiness and adequateness of realistic understanding and practicality.
However, because case studies performed in this tool development process used also a project
having a larger district area, application to a larger-scaled area project is possible provided that
information and material for assessment are prepared.

1.7 Effective period of assessment
Conventional CASBEE tools have respective structures according to the life cycle of the building
as a rule, and then an effective period is set for each tool because the environmental performanceand assessment standards change along with the lapse of time. For example, an assessment
result of CASBEE for Construction (New Construction) is effective for three years from completion.
After that, assessment is performed using CASBEE for Construction (Existing Building) and theresult is effective for five years from the assessment.
The effective period of CASBEE for Urban Development is set to five years from theassessment according to the tool "Existing Building" of the building scale because the projectproceeds over a relatively long time period and the development is often performed in steps.

1.8 Utilization method
Examples of utilization methods of CASBEE for Urban Development include the following four:1) Utilization as an environmental consideration planning tool in an area development project2) Utilization as an environmental labeling tool3) Utilization as a planning and assessment tool for energy-saving renovation on the block/district
scale
These are expected to be incentives for environmental consideration in an area development
project in general.
4) Utilization as a tool that reinforces urban planning from the point of view of sustainable urban
development(1) The individual purpose is to lead the improvement in the comprehensive environmental
performance of each of the projects that are objects of various systems such as urban
redevelopment projects, special urban renaissance districts, various district plans,
comprehensive designs for a group of sites, design system for collective buildings, andintegrated urban development projects of the Eco-City Act.
(2) The comprehensive purpose is to lead the planned improvement in the sustainability of thewhole city based on the preceding area development project that ensures a certain level ofenvironmental performance due to (1).

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

12

CASBEE for Urban Development2014 Edition

2. Assessment method
2.1 Assessment item and environmental efficiency
Similarly to many other CASBEE tools, Q (environmental quality) and L (environmental load on theoutside) are evaluated and scored separately. QUD (environmental quality of urban development)
consists of three major classification items (QUD1 to QUD3) corresponding to the triple bottom lines
of environment, society, and economy. LUD (environmental load of urban development on theoutside) is represented as the effort level of reduction of carbon emissions. Assessment results of
the object area are represented as the score of each field shown multilaterally on a bar chart and aradar chart. In addition, all items are consolidated as the following formula to obtain an index ofenvironmental efficiency of urban development (BEEUD).
Environmental quality of urban development (QUD)
Environmental efficiency of urban development (BEEUD)＝
Environmental load of the urban development (LUD)
First, L is evaluated as LR (environmental load reduction) similarly to conventional CASBEE tools.
Assessment of LRUD in CASBEE for Urban Development is based on a post-execution reduction
rate that compares the calculated amount of greenhouse gas (GHG) emissions caused by therelevant project with the BAU (Business As Usual) value that represents the trend value without
the execution of any method.
Each of the major items QUD1 to QUD3 consists of three middle items, and each of the middle
items consists of one or two small items. In addition, the small item contains minor items as
required. Each minor item is evaluated and scored in five ranks based on the predetermined
criteria.
The numerator QUD is evaluated based on the cumulative result of improvement efforts of the wide
range of triple bottom lines accumulated inside and outside of the object block/district. Therefore, it
is represented as a rather stock-like absolute value. On the other hand, the denominator LUD isevaluated based on the level of reduction of annual CO2 emissions caused by development andoperation of the object project. Therefore, it has a flow-like characteristic that should be improved
continually by constant efforts. In this way, the calculation formula of BEEUD has both a stock-likeelement and a flow-like element, but the comprehensive assessment result can be indicatedsimply by scoring (as 1 to 100) the numerator and the denominator.

2.2 Approaches to Scoring Criteria
The scoring criteria for assessment items of QUD are determined according to the following
concept.
(1) As a rule, each item is evaluated and scored in five ranks from level 1 to level 5. The standard
score is level 3.
In terms of practicality of measurement, however, some items are evaluated and scored inthree ranks (level 1/3/5 or level 2/3/4), four ranks, or two exceptional ranks (level 4/5).
(2) Basically, the meaning of each level is as the following according to the characteristics of eachsmall item.
Level 1: The item meets the minimum necessary conditions required by related laws andregulations.
Level 3: The item corresponds to a standard technological or social level at the time point of
the assessment.
Level 5: The item corresponds to a highest technological or social level in general at the time
point of the assessment.
Levels 2 and 4 mean an intermediate level between levels 1 and 3 and levels 3 and 5, respectively.
When necessary conditions required by laws and regulations are equal to a standard technologicalor social level, the item is scored as level 3.
(3) The social level is determined in consideration of the level of social contribution to theperipheral areas provided by the relevant project regardless of the existence of regulations in
the related laws.
For assessment of LUD and LRUD, the BAU value for the amount of GHG emissions from theassessment object project and the post-execution value are calculated as described above. LUD
and LRUD are evaluated with the score obtained by the conversion formula that is established sothat the calculated post-execution value is 5% smaller than the calculated BAU value results inlevel 3 and the calculated post-execution value is 18% smaller than the calculated BAU value
results in level 4.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development13

2014 Edition

2.3 Assessment timing
Development of a block/district is often performed over a long time period. In addition, this tool
includes items that evaluate a utilization level of unused land property by comparing it with the paststate or the BAU value in terms of contributing to the compacting of a city. For such assessment,
the time passage shall be dealt with, in general, based on the following concept.
1) A staged development project is basically evaluated based on assessment of the final
completed state, but it is recommended to additionally perform assessment at an intermediatestage (partial completion or partial operation start).
2) In any cases, the past state of an object project means the state at a point of time going backfive years from the start of the development.
3) For assessment of L, if the estimation period of the given BAU exceeds ten years, the value ofthe tenth year is set through proportional distribution.

2.4 Estimation of population in object block
This tool uses population as an index of economic potential of a block/district in Q3. In addition,assessment of L uses the per capita index values to maintain neutrality regardless of the scale ofan object block/district. The amount of GHG emission in a block/district is represented as the
product of the activity amount in the relevant block/district and the basic unit per activity amount.
The activity amount and the basic unit depend on the population, number of households, shipment
value of manufacturing goods, gross floor area, activity time, etc., for each object field. A possible
method to perform assessment as exactly as possible is to use a different index for every field andadd each calculated activity amount in consideration of the weighting coefficient. However, this tool
uses population as a representative value of activity amount in terms of practicality.

2.4.1 Staying population
If a total population obtained from the demographic statistics (nighttime population or inhabitant
population) is used as an index, it is necessary to pay attention to the rise of a per capita value in a
block consisting mainly of business/commercial facilities and public facilities that have a higher
ratio of daytime population to nighttime population. On the other hand, activities of a block/district
are the sum of the economic activities performed mainly in daytime and the everyday activities
performed mainly in nighttime.
Therefore, this tool focuses on the average number of staying persons of each building
application as an activity amount that briefly indicates the daytime activity and the nighttime activity,
defines the total number per day for the whole of the block/district as the staying population, anduses the staying population together with the inhabitant population. The population used for "percapita" in calculation of L is the staying population.
[Staying population (persons/year)]= Σ (for each building application)([Gross floor area (m2)] x [Ratio of room to gross floor area (=0.7)]
x [Basic unit of average staying population for the relevant application (persons/m2-day)]x [Rate of number of annual working days for the relevant application]
Building applications used in this tool are based on the building application described in"Integrated urban development project plan certification application manual".
The average staying population for a building application used in this tool is based on thefollowing statistics and literature.
(Residential) Number of Tatami Mats per Person in Habitable Room, Housing and Land
Survey (Whole of Japan), Statistics Bureau, Ministry of Internal Affairs and Communications(Non-residential) Energy Efficiency Standards of Building and Calculation Guide, Institute for
Building Environment and Energy Conservation
The rate of the number of annual working days for a building application used in this tool is basedon the following concept.
(Residential) Number of annual working days for gross floor area of building shall beconsidered as 365.
(Non-residential) Number of annual working days shall be considered as 260 (onlyweekdays).
There are cases where the release years of the latest edition of the above statistics and literature
are not consistent. However, priority is given to the practical simplicity of work operation and thefollowing latest values shall be used.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

14

CASBEE for Urban Development2014 Edition

Table I.2.1 Estimated value for each building application
Building
application

Average staying population2
basic unit (persons/m -year)

Rate of number ofannual working days

Residential

0.0472

1.0

Business

0.07700.71

Commercial

0.08960.71

Medical0.10000.71
Residential: house, dormitory
Business: office, company, bank, civil service (government office), hall (educationalor religious facility)
Commercial: supermarket, department store, warehouse, market, others
Medical: medical facility, welfare facility* Applications other than the above are out of the calculation object.

2.4.2 Unique calculation of population
If the actual values of the current average staying population in the relevant block/district isavailable or the municipalities having jurisdiction over the relevant block/district publishes its own
future population target for future assessment, a unique basic unit can be used for calculationaccording to the calculation formula of the staying population shown in 2.4.1.

2.5 Structure of assessment items
2.5.1 QUD: Environmental quality of urban development
Based on the triple bottom lines concept, which is one of the important frameworks for assessment
and identification of sustainability, this tool adopts the three classifications of environment, society,and economy as major items of Q. Overviews of the assessment items are described below. Theirstructure is shown in a separate table.

1) Environment
Environmental quality of the assessment object is evaluated with the three middle items ofresource, nature, and artifact. The first middle item, "resource," contains an actual assessment ofefforts for lowering of environmental load L rather than efforts for environmental quality Q. Despite
the above, this item is positioned on the Q side because its aspect of "improvement inenvironmental quality" resulted from efforts, such as water source preservation and establishmentof sound recycling-oriented society, being focused on. The next item, "nature," evaluates
abundance of the natural environment and space in the block/district through matters related togreenery and biodiversity. The last item, "artifact," uses the environmental performance ofbuildings in the block as a representative index. Specifically, assessment is performed based on
the application level of building/ real estate system of CASBEE tools and their assessment results.

2) Society
Simultaneously, with the assessment of social performance of the object block/district, the level ofcontribution to the improvement in social quality of the peripheral area due to execution orexistence of the relevant project is evaluated. This classification consists of three middle items.
The first middle item, "impartiality/fairness," evaluates fulfillment of management that covers not
only legal suitability related to development of the block/district but also harmonization with aperipheral local society. The next middle item, "security/safety," evaluates disaster and crime
prevention performance of the block/district that is directly connected to a sense of safety forresidents and visitors, and strength and robustness that support sustainability of the local society.
The last middle item, "amenity," evaluates accessibility to various service facilities that contribute toimprovement in convenience, and also evaluates utilization and creation of cultural and historicalassets and consideration for formation of an improved landscape in terms of enhancing the valueof the area.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development

152014 Edition

Table I.2.2 QUD assessment items
Major item

Middle item

Small item

Minor item

1
Environment

1.1 Resource

1.1.1 Water resource

1.1.1.1 Waterworks
1.1.1.2 Sewerage

1.1.2 Resources recycling

1.1.2.1 Construction
1.1.2.2 Operation

1.2 Nature(greenery and biodiversity)

1.2.1 Greenery

1.2.1.1 Ground greening
1.2.1.2 Building top greening

1.2.2 Biodiversity

1.2.2.1 Preservation
1.2.2.2 Regeneration and creation

2 Society

1.3 Artifact (building)

1.3.1 Environmentally friendly buildings

2.1 Impartiality/Fairness

2.1.1 Compliance2.1.2 Area management

2.2 Safety/Security

2.2.1 Disaster prevention

2.2.1.1 Basic disaster prevention performance
2.2.1.2 Disaster response ability

2.2.2 Traffic safety
2.2.3 Crime prevention
2.3 Amenity

2.3.1 Convenience/welfare

2.3.1.1 Convenience
2.3.1.2 Health and welfare, education

2.3.2 Culture

2.3.2.1 History and culture
2.3.2.2 View

3
Economy3.1 Traffic/Urban structure

3.1.1 Traffic

3.1.1.1 Development of traffic facilities
3.1.1.2 Logistics management

3.1.2 Urban structure

3.1.2.1 Consistency with andcomplementing of upper level planning
3.1.2.2 Land use

3.2 Growth potential

3.2.1 Population

3.2.1.1 Inhabitant population
3.2.1.2 Staying population

3.3 Efficiency/Rationality

3.2.2 Economic development

3.2.2.1 Revitalization activity

3.3.1 Information system

3.3.1.1 Information service
performance
3.3.1.2 Block management

3.3.2 Energy system

3.3.2.1 Possibility to makedemand/supply system smart

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

16

CASBEE for Urban Development2014 Edition

3) Economy
Simultaneously, with assessment of economic potential of the assessment object itself, thepossibility of contributing to the improvement in economic value and functions of the peripheralarea and the whole city resulting from the relevant project is evaluated. This classification consistsof three middle items similar to the classifications of environment and society. The first middle item,"traffic/urban structure," evaluates fulfillment of traffic systems that support economic activities andthe utilization level of location and site potential in terms of urban planning. The next middle item,"growth potential," evaluates the population as a basis for the economic capabilities of the project,and fulfillment of mechanisms aiming at revitalization of economic activities. The last middle item,"efficiency/rationality," evaluates fulfillment of services for block users and management related to
information and energy.

2.5.2 LUD: Environmental load of Urban Development
1) Basic conceptThis tool performs assessment of environmental load LUD that is limited to the volume of GHG
emissions. All of the GHG emissions are converted into equivalent CO2 volumes. Assessment isperformed based on the annual per capita GHG emissions volume in order to maintain the neutralityof the index regardless of the scale of population in the assessment object. The population used hereis the "staying population" described in 2.4.
CO2 emissions volume and the reduction effect in the relevant project planning area areevaluated according to the standard method examples (1) to (7) described in the Manual for Low
Carbon City Development (MLIT, MOE, and METI, December 2012) published simultaneously with
enforcement of the Eco-City Act.
Standard method examples described in the Manual for Low Carbon City Development (MLIT, MOE,
and METI)(1) Development of an area that is the base for concentration of urban functions and adjustment of
positioning of urban functions(2) Utilization promotion of public transportation(3) Rationalization of freight traffic(4) Green conservation and promotion of greening(5) Utilization of public facilities for establishment of facilities that contribute to use of non-fossil energy
and efficient use of fossil fuels(6) Promotion of CO2 reduction of buildings(7) Promotion of reduction of CO2 emissions caused by operation of automobiles

2) Structure of LUD assessment item
This tool basically adopts the assessment items shown in Table I.2.3 according to the Manual for Low
Carbon City Development.

Table I.2.3 Structure of LUD assessment item
Reference
Major item

Middle item

Small item

Corresponding to standard method examples(1) to (7) described in the Manual for Low
Carbon City Development

LUD1 CO2 emissions from traffic
sector－－(1), (2), (3), (7)

LUD2 CO2 emissions frombuilding sector－－(5), (6)

LUD3 CO2 absorption in green
sector－－(4)

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development172014 Edition

3) Comparative evaluation between BAU (business as usual) case and measure/method caseThis tool performs assessment based on the reduction rate of the post-measure case where ameasure or method for lowering of CO2 was executed in the assessment object block/district against
the BAU (business as usual) case where no specific measure or method was executed.

BAU (business as usual) case
Supposing, virtually, that urban functions are locatedin isolation. The buildings have a conventional level ofenergy saving performance.

Measure/method case
Concentration of urban functions, energy saving ofbuildings, extended use of energy, etc.

Figure I.2.1 Concept of BAU (business as usual) case and measure/method casec 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

18

CASBEE for Urban Development2014 Edition(Note) Numbers (1) to (7) in description of environmental load reduction
performance (LRUD) of each case correspond to the number of standard method
examples in the Manual for Low Carbon City Development on the previous page.

3. Case study

Many of the case studies presented here are assessment examples in which efforts for environmental consideration are
made proactively. Therefore, note that the assessment results of these case studies are relatively high.

Case A

Assessment result Rank A (BEEUD = 2.7)

Overview of assessment object
Location: Shinjuku-ku, Tokyo
Scheduled completion: FY 2019
District and zone: Commercial district,
Category I residential district
Standard building coverage ratio /Floor area ratio: 70% / 670%
Applicable system or project:
Urban redevelopment project

Allowable building coverage
ratio / Floor area ratio: 47% /670%
Object zone area: 2.4 ha
Site area: 1.7 ha
Building area: 8,450 m2
Gross floor area: 138,740 m2* The fundamental design is
now in progress. The plan issubject to change.

1. CASBEE Assessment Resultsc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development192014 Edition

2. Approach to scoring Characteristics related to environmental quality and environmental load reduction
Characteristics related to environmental quality
QUD1 Environment:
1.2 Nature (greenery and biodiversity)
By creating a comfortable pedestrian space that faces Sotobori-dori Street
and has a width of about 16 m, an integrated green space is formed with theouter moat of the former Edo Castle. The location is surrounded byabundant natural and historical resources such as the verdant Sotobori Parkand Akasaka Detached Palace. This project includes a landscape plan inconsideration of connections with the periphery. In addition, the flavor of theEdo era is created by restoration of waterway, etc. (Figures 1, 2)

QUD2 Society:2.2 Ssecurity/Safety
In response to the hazard map (seismic motion), a shelter is developedwith the capacity to receive commuters who are unable to return home, aplan to maintain the functionality of the whole of the block (DCP) for 72
hours is established, and braille blocks are put in place.

Figure 1 Creation of three-dimensional green

2.3 Amenity
Based on the district plan, an urban area combining attractiveness andindividuality that becomes a representative landmark of the area is formed
through appropriate placement of business, commercial, residential, public,
and educational functions and development of squares. (Figures 3, 4)

QUD3 Economy:
3.1 Traffic/Urban structure
A square that complements the functions of the station square is developed
and a substitute for the station front bicycle parking lot is located in the
district to contribute to measures against illegal parking of bicycles in thearea.
3.3 Heat efficiency/Rationality
A plan is established that ensures future updatability andexpandability with adoption of utility corridors and the SI method.

Characteristics related to environmental load reduction
LRUD１CO2 emissions from traffic sector:(1) Development of an area that is the base for concentration ofurban functions and adjustment of positioning of urban functions
For the relevant district, a policy to form an attractive and individualcomplex urban area through the appropriate placement ofresidential, public, and educational functions, as well as businessand commercial functions, is indicated in the district planning.
Through the class I urban redevelopment project, land use
conversion and integratedly advanced use of underutilized or
unutilized land are sought after.
(2) Promotion of utilization of public transportation
This block is near a station. The CO2 emissions from thetraffic sector are trial-calculated based on the distance to thenearest railway station, which is about 75 m.

Figure 2 Creation of space inheriting history of the area

LRUD2 CO2 emissions from building sector:(6) Promotion of CO2 reduction of buildings
The CO2 emissions reduction rate is set to 24.8%.

Figure 3 Welcome square

LRUD3 CO2 emissions of green sector:(4) Green conservation and promotion of greening
For the creation of a comfortable green urban environmental spaceharmonizing with the Sotobori Green Zone, the greening of squares
and buildings is performed proactively to achieve an in-block green
zone of about 0.3 ha. (Figures 1, 2)
Figure 4 View from the street

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

20

CASBEE for Urban Development2014 Edition

Case B

Assessment result Rank A (BEEUD = 2.8)

Overview of assessment object
Location: Koto-ku, Tokyo
Scheduled completion:(B2 Block) October 2016
(B3 Block) February 2014
District and zone: Industrial
district, Fire prevention district
Standard building coverage ratio /Floor area ratio: 60% / 200%
Applicable system or project:Land readjustment project
District plan defining
redevelopment promotion areas

Allowable building coverage
ratio / Floor area ratio: 60% /400%, 450%
Object zone area: approximately
3.2 haSite area: approximately 3.2 ha
Building area: approximately
9,000 m2
Gross floor area: approximately
207,000 m2

1. CASBEE Assessment Resultsc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development21

2014 Edition

2. Approach of scoring

Characteristics related to environmental quality and environmental load reduction

Characteristics related to environmental quality
QUD1 Environment:
1.1 Resource
In this project, a rain water storage tank with a capacity of about 400 m3 is
installed for conservation of water resources. The scheduled rain water
usage rate is 80% or higher. In addition, authenticated wood will be used interms of resource circulation.
1.2 Nature
In this project, 46% of the ground in the block is scheduled to be greened interms of suppression of the heat island phenomenon and conservation of
biodiversity. Greening to help restore the regional ecosystem including
development of a biotope, rooftop greening, and wall greening is conductedbased on field surveys of biology and the ecosystem in consideration of theestablishment of a habitat space for various species and formation of a
network with a peripheral nature space. (Figure 1)
1.3 Artifact
In this project, CASBEE tools is utilized proactively in terms ofimprovement in environmental performance of buildings, andself-assessment is performed using the CASBEE for Construction(New Construction).

QUD 2 Society:2.1 Impartiality/Fairness
The area where this project is located hosts a town development liaison
conference. Therefore, a collaboration system with peripheral area
community organizations is established in terms of area management.
2.2 Ssecurity/Safety
In this project, disaster prevention focusing on a variety of infrastructure isworked on in reference to various disaster hazard maps.
A footpath-like space and pedestrian decks are developed and a plan forthe safe and easy mobility of people, including mobility-impaired persons
such as wheelchair users, is established in consideration of ensuring thesafety of pedestrians and universal design.
As security measures in the block, night lighting of the facilities along a
street is introduced, and apartment building security systems consisting of
security systems and surveillance cameras in common areas, exterior
structures, and elevators with 24-hour monitoring are employed.
2.3 Amenity
A school is scheduled to be established in a block adjacent to the object
block of this project. In addition, there is a library located less than 30
minutes northeast on foot. In this way, the relevant block has highconvenience regarding educational and cultural facilities.
From the viewpoint of inheriting history and culture, the history of theobject block is shown on a website the residents can browse. In addition,
events where the participants can experience traditional crafts are held in
the culture room of the common building.
In this project, specific rules are defined by a district plan, a district
design guideline, etc., in order to consider the formation of the townscapeand view in the block and pay attention to harmonizing with the periphery.

3.2 Growth potential
In this project, the high-level use of land is aimed at through the establishment of a
housing complex at the site of a former factory in accord with the Toyosu and Harumi
redevelopment improvement plan. Contributing to the growth potential of the area
through an increase in the population is planned.
3.3 Efficiency/Rationality
In this project, improvement in flexibility and usability of the block information
environment through preparing the Internet usage environment is planned.

Characteristics related to environmental load reduction
LRUD１CO2 emission from traffic sector:
The object block exists in the metropolitan district (23 wards of Tokyo) andthe application of the buildings is for a housing complex. The distance tothe nearest station is about 300 m.

LRUD2 CO2 emission from building sector:
All houses are originally equipped with an all-electric system and the EcoCute
system. Also, an energy visualization system and 10 kW solar power generation
panels (Figure 3) are installed.

LRUD3 CO2 emission of green sector:
For the development of green zones that absorb GHG, 46% of theground in the block is greened.

Figure 1 Landscape in consideration of continuous green zone

Figure 2 EV car sharing system

QUD 3 Economy:
3.1 Traffic/Urban structure
In this project, EV car sharing (Figure 2), EV charge compatible parking pallets, and rental
electric bicycles are introduced in accord with TDM Tokyo plan (Tokyo, February 2011), andtraffic facilities in the block take into account the arrangement, form, comfort, etc.
Regarding consistency with and utilization level of the urban infrastructure, a certified
children center is scheduled to be established in the object block and public open space isscheduled to be developed in each block. In addition, based on a pedestrian network conceptof the whole area, a pedestrian deck that connects the block to another block and the nearest
station is developed for improving convenience.
Figure 3 Solar power generation panelc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

22

CASBEE for Urban Development2014 Edition

Case C

Assessment result Rank S (BEEUD = 4.5)

Overview of assessment object
Location:Koshigaya City, Saitama Prefecture
Completion:March 2011
District and zone:
Category I exclusive residential district
Category I residential district
Detention pond
Commercial and fire prevention district:0%
Standard building coverage ratio / Floor area
ratio:43.77% / 112.79%
Applicable system or project: Specified land
readjustment project

Allowable building coverage ratio / Floor area
ratio:43.77% / 112.79%
Object zone area:6.56 ha
Site area:4.44 ha
Building area:21,836.41 m2
Gross floor area:7,215.22 m2

1. CASBEE Assessment Resultsc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development232014 Edition

2. Approach of scoring

Characteristics related to environmental quality and environmental load reduction

Characteristics related to environmental quality
QUD1 Environment:
1.1 Resource
All detached houses and common areas in the housing complex have rain water tanks
and the collected rain water is used for watering garden trees. In addition, footpaths,
parks, and housing sites in the detached house area uses water retentive paving as acountermeasure against the heat island phenomenon. (Figure 1)
1.2 Nature (greenery and biodiversity)
Based on the results of a meteorological investigation of the area and naturalenvironment research of the periphery, greening is performed mainly with native
species that originally lived in this area. In addition, in order to encourage wild birds
living in the area to the block, trees from which they can feed are planted and retaining
walls made of cobble stones, with numerous gaps between the stones, are built in
consideration of biodiversity. (Figures 2, 3)

QUD 2 Society:2.1 Impartiality/Fairness
In the detached housing block, a management association in addition to theneighborhood association is established for maintenance of trees and plants in publicparks and designated trees in a housing site constituting a landscape point using an
adoption system. Initially, the developer held events in order to introduce themanagement associations of the detached houses and the housing complex to eachother and create opportunities to develop the community.

Figure 1 Rain water tank placed in a garden

2.3 Amenity
A high hedge, which is a regional and historical windbreak in winter and represents
scenery from the old town, is planted along the peripheral road at the northwest of theblock to prevent winter winds from the northwest entering the block. In addition, cobble
stones, which are unique to a riverside district, are used as exterior material for
harmonization with peripheral areas. Furthermore, a unified earth color is used forroofs and walls in consideration of the view from a train running on the elevated railway
to the south of the block. An exterior structural guideline is established for detachedhouses in order to form a townscape through unifying exterior structure design. (Figure
4)

Figure 2 Bird bath for wild birds

QUD 3 Economy:
3.3 Heat efficiency/Rationality
A utility corridor for electric cables, which was not widely introduced indetached house blocks, is established in order to develop a supply facility inpreparation for future increase in demand.

Characteristics related to environmental load reduction
LRUD１CO2 emission from traffic sector:(2) Utilization promotion of public transportation
The terrain of the area including the periphery of the block is flat andsuitable for bicycles. The block has a bicycle parking space 200% the area
required or larger in order to promote the use of bicycles.

Figure 3 Cage filled with cobble stones with spaces in between

LRUD2 CO2 emission from building sector:(6) Promotion of CO2 reduction of buildings
CO2 emissions from the whole block are reduced by 429 tons annually
through the introduction of residential building central solar energy systems
in the housing complex block, and construction of high heat insulation
houses as well as installation of high-efficiency water heaters in the
detached house block.

図 11 ○○○

LRUD3 CO2 emission of green sector:(4) Green conservation and promotion of greening
The green townscape is created by greening 25% or more of the block withnative species.

Figure 4 High hedge running along the northwest of the blockc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

24

CASBEE for Urban Development2014 Edition

Case D

Assessment result Rank A (BEEUD = 1.5)

Third Avenue

Width: 16 m
Length: 310 m

Second Avenue(in object region)

Second Avenue

Sumida River

Overview of assessment object
Location: Adachi-ku, Tokyo
Completion: March 2004 to December 2006
District and zone: Category I
residential district
Standard building coverage ratio /Floor area ratio: 60% / 300%
Applicable system or project:
High-standard
levee
development
project
Urban residential area development
comprehensive support project

Allowable building coverage ratio / Floor
area ratio: 60% / 300%
Object zone area: 3.67 ha
Site area: 29,091 m2
Building area: 12,315 m2
Gross floor area: 74,577 m2

Third Avenue

1. CASBEE Assessment Resultsc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

Width: 12 m
Length: 225 m

CASBEE for Urban Development252014 Edition

2. Approach of scoring

Characteristics related to environmental quality and environmental load reduction

Characteristics related to environmental quality
QUD1 Environment:
1.1 Resource
The area ratio of the green zone and water retentive/permeable
pavement to the area of all the open space in the object district is
69%.
1.2 Nature (greenery and biodiversity)
All residential buildings and parking lots have rooftop greening. The
greened area ratio is 67.1%.

QUD 2 Society:2.2 Ssecurity/Safety
According to upper level plans, such as the comprehensive urban
residential development project plan, traffic flow to the levee,
which is a safety evacuation area, is ensured to contribute toimproving the area's fire prevention performance by arranging
district roads and promoting fireproofing of buildings in the project
area in cooperation with the high-standard levee development
project.
2.3 Amenity
A design council to which experts were invited as design
coordinators was launched while focusing on the major issue ofcreating Tokyo waterfront view and environment in order toformulate a design guideline for the whole district. Creation ofscenery is performed based on the design guideline.

Figure 1 New terrain created by high-standard levee development project

QUD 3 Economy:
3.3 Efficiency/Rationality
Regarding residential facilities supplied to the project area, housing
construction responding to various needs is performed based ontechnologies such as skeleton infill. In addition, the creation of abustling urban area is planned, e.g., a meeting place and roadsidehousing.

Figure 2 Conceptual diagram of "connecting the town and the river"

Characteristics related to environmental load reduction
LRUD１CO2 emission from traffic sector:(2) Utilization promotion of public transportation
Traffic volume is curbed in cooperation with public transportation
through the introduction of a new bus line as a countermeasureagainst new occurrence of traffic. The CO2 emissions from thetraffic sector are trial-calculated based on the distance to thenearest railway station of about 1.5 km.

LRUD2 CO2 emission from building sector:

Figure 3 View from Arakawa River with a feeling of rhythm and depth(6) Promotion of CO2 reduction of buildings
All the houses are subject to class 4 energy conservation measures
for improvement of the building envelope function and employ aheat recovery-type water heater. The estimation is performed inconsideration of the adopted energy conservation measures.

LRUD3 CO2 emission of green sector:(4) Green conservation and promotion of greening
The external structure intended for the green environment networkfrom the bank of the Arakawa River through the object area to theexisting urban area is created based on the results of biologicalresearch performed over a wide area including the object area. The
green zone area in the block is about 0.8 ha.
Figure 4 Residential building using SI technology to improve social durability

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

26

CASBEE for Urban Development2014 Edition

Case E

Assessment result Rank S (BEEUD = 3.5)

Overview of assessment object
Location: Chiyoda-ku, Tokyo
Completion: September 2007
District and zone: Commercial and fire prevention district:
100%/700％
Standard building coverage ratio / Floor area ratio: 71.38%/ 509.2%
Applicable system or project:
District plan (redevelopment promotion district)
Review of government and public office facilities on a group of sites
Abolition of specified blocks
Class I urban redevelopment project

Allowable building coverage ratio / Floor area ratio: 70% / 950%
Object zone area: 3.062 ha
Site area: 2.4232 ha
Building area: 13,556 m2
Gross floor area: 251,033 m2

1. CASBEE Assessment Resultsc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development27

2014 Edition

2. Approach of scoring

Characteristics related to environmental quality and environmental load reduction

Characteristics related to environmental quality
QUD1 Environment:
1.2 Nature (greenery and biodiversity)
Greening is planned in consideration of harmonization with the peripheral
environment and sense of unity with green zones around the adjacentskyscraper. As a result, 10.55% of the exterior structure is covered withwater or greenery. In addition, rooftop greening is actively promoted using
the latest technology.

QUD 2 Society:2.1 Impartiality/Fairness
An urban development council consisting of the block's land owners wasestablished at the planning stage in order to set up a plan with the proactive
participation of the inhabitants.
2.2 Ssecurity/Safety
Fuel for emergency power generators is stored so that electric power can besupplied to the necessary equipment even if there is a breakdown of theinfrastructure network, and the functions of the disaster prevention centerare secured. In case the public sewerage system breaks down, sewage
water and gray water can be treated by the closed circuit in the building toprovide general service water required for disaster prevention activities, andso it will not be necessary to discharge the waste.
2.3 Amenity
Some parts of the old government office building, built in the early Showa
period, are reproduced, preserved, and utilized. After discussion with theparties concerned and experts, the structural remains of a stone wall of the
Edo Castle are integrated into the new facility using an appropriate
preservation method and are open to the public. The remains are exhibitedwith a description. (Figure 1)

Figure 1 Exhibition of the historical remains and stone wall of Edo Castle outer moat

Figure 2 Through pathway and consideration of its effect on peripheral roads

QUD 3 Economy:
3.1 Traffic/Urban structure
A new two-way central through pathway is developed in the center of theblock based on the results of traffic volume research for the periphery of theplanning site. Its operation can be changed according to the peakcharacteristics of peripheral intersections. This central through pathway
plays the role of a network line connecting the facilities and has service
areas in several places in order to maintain service vehicles, etc., within theblock itself. (Figures 2, 3)

Characteristics related to environmental load reduction
LRUD１CO2 emission from traffic sector:(2) Utilization promotion of public transportation
Reduction of the volume of automobiles around the block is planned throughconstruction of a new walkway directly connecting the subway station andensuring the flow of pedestrians through the central square.

Figure 3 Underground central through pathway

LRUD2 CO2 emission from building sector:(6) Promotion of CO2 reduction of buildings
Fuel cells, which generate electric power and heat using the electrochemical
reaction of hydrogen in town gas and oxygen in the atmosphere, are introduced.
The fuel cells have high power generation efficiency and contribute to improving
energy saving performance (Figure 4). In addition, co-generation systems (CGS)
using town gas are introduced. The CGS has high energy saving performance
mainly using electricity and steam/high temperature water generated from waste
heat as the cooling heat source. This plan aims at the efficient use of electric
power and heat in a group of buildings.

LRUD3 CO2 emission of green sector:(4) Green conservation and promotion of greening
Approximately 0.3 ha, 10% or more of the block, is greened.

Figure 4 Schematic diagram of fuel cellc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

28

CASBEE for Urban Development2014 Edition

Case F

Assessment result Rank S (BEEUD = 3.6)

遠景写真を貼付予定（準備中）※パンフレットの中表紙の写真を活用

Overview of assessment object
Location: Tokyo
Completion: October 2014
District and zone:
Quasi-industrial and fire
prevention district
Standard building coverage
ratio / Floor area ratio: 60%/ 400%
Object zone area:
Approximately 3 ha

<Public facility>
Building area: 9,221.60 m2
Gross floor area: 50,724.90 m2<Hospital>
Building area: 2,933.13 m2
Gross floor area: 17,586.05 m2<Child welfare facility>
Building area: 1,600.35 m2
Gross floor area: 6,537.53 m2

1. CASBEE Assessment Resultsc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development29

2014 Edition

2. Approach of scoring

Characteristics related to environmental quality and environmental load reduction

Characteristics related to environmental quality
QUD1 Environment:
Q1.1.2 Resources recycling
Domestically produced wood is frequently used for interior and exterior material
based on a system that the municipality authenticates the fixed amount of CO2
corresponding to the amount of such wood used for interiors, exteriors, etc.
Q1.2.1 Greenery
With greening of parks, rooftops, and walls, a greening ratio of 40% is ensured tocreate green spaces presenting an attractive urban complex that exists inharmony with the environment.

QUD 2 Society:Q2.1.2 Area management
A Smart Energy Committee consisting of groups related to the local
municipality government, the developer, the energy supply company, and theenergy service provider is established as an operating system for low carbon
urban development in order to establish energy system plans for the area,
execute PDCA in its operations, and proactively disseminate information.
Q2.2.1.2 Disaster response ability
The first smart energy center that introduces medium pressure gas isestablished in the public facility. The functions of a disaster prevention centerare secured due to the smart energy center that uses gas engine cogeneration
to continuously supply CGS electricity not only during normal times but also
during times of emergency. In addition, cold energy and heat energy can bestably supplied (100%) to the hospital for 72 hours or longer.

Figure 1 Public facility

QUD 3 Economy:
Q3.3.2.1 Smartness of energy demand/supply system
The smart energy center is linked to buildings in the block by the heat,electricity, and information network. The energy supply and demand in thewhole area is controlled optimally and visualized.
Q3.2.2.2 Capability of renovation and expansion of energy
systemA highly expandable system that can operate alongside the second smart
energy center to be constructed simultaneously with any future developmentof the adjacent block is established.

Figure 2 Overview of hospital

Environmental load reduction performance
LRUD１CO2 emission from traffic sector:
Urban functions are concentrated through the new construction of a municipal
public facility having disaster prevention center functions and a hospitalconducting general perinatal medical care that are built on the site with anarea of approximately 3 ha located approximately 100 m from the railway
station.

Figure 3 Overview of smartification of energy system

LRUD2 CO2 emission from building sector:- A best mix heat source system that uses a renewable energy heat source (solar
heat energy and underground tunnel water) and utilizes heat waste of a CGS isestablished for the first time in Japan as an area heat supply system.
- Heat is produced and supplied efficiently by flexibly changing the temperature andpressure of the heat supply according to the use status of the building andpreferentially using a low carbon heat source. Transfer power is reduced due to a
supply with a large temperature difference (10°C) on both the building side andthe energy center side, aiming at energy savings.
- Enhancement of various low carbon measures for new buildings
Figure 4 Equipment overview of energy centerc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

30

CASBEE for Urban Development2014 Edition

Case G

Assessment result Rank S (BEEUD = 3.6)

Block 1

Block 2

Overview of assessment object
Location: Chuo-ku, Tokyo
Completion: March 2001
District and zone:
Commercial district:80% / 500%
Quasi-industrial district:60% /400%
Category I residential district:
60%/400%
Applicable system or project:
Redevelopment district plan
Class I urban redevelopment
project

Allowable building coverage ratio /Floor area ratio: 100% / 760%
Object zone area: 10.9 ha
Site area: 84,800ha
Building area: 66,350 m2
Gross floor area: Approximately
665,500 m2

1. CASBEE Assessment Resultsc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

Block 3：：Site

CASBEE for Urban Development312014 Edition

2. Approach of scoring

Characteristics related to environmental quality and environmental load reduction

Characteristics related to environmental quality
QUD1 Environment:
1.1 Resource
Rain water from the roof of the office building is utilized anddomestic wastewater is reused, aiming at reducing use of potablewater.
Outflow reduction and reuse of rain water is performed through theuse of a rain water storage tank with a capacity of 2,700 m3
introduced in the object area and adoption of water permeablepaving for 50% or more of the pavement.
In addition, kitchen wastewater and gray water are treated andreused for flushing toilets.

QUD 2 Society:2.2 Ssecurity/Safety
Sufficient capacity and aseismic strength are ensured for supply
and processing systems such as waterworks, sewerage, andelectricity. Water and generator fuel are stored for emergencies.
Artificial ground for exclusive use by pedestrians is laid out on mostparts of the object area to separate pedestrians from vehicles,
which improves safety and creates a lively atmosphere in theartificial ground area.

Figure 1 Circulation and reuse of water

QUD 3 Economy:
3.2 Growth potential
Redevelopment of a low-density area consisting mainly of housing,
without causing inhabitants to move outside the area, results in ahigh-density town with a daytime population of about 20,000 and anighttime population of about 5,300.

Performance related to environmental load reduction
LRUD１CO2 emission from traffic sector:(1) Development of an area that should be the base ground forconcentrating urban functions and optimized distribution of urban functions
Development of a town with a "pedestrian" lifestyle is promoted through theestablishment of a large-scale complex facility consisting of housing andcommercial and business facilities in an area 350 m from the nearest
subway station and with a shuttle bus line to Tokyo Station.
(3) Rationalization of freight traffic
In the business and complex zones, a cooperative collection anddelivery system is introduced in order to reduce the frequency ofdelivery vehicles entering the block.

Figure 2 Separation of pedestrians and vehicles andcreation of a lively feeling with the artificial grounds

LRUD2 CO2 emission from building sector:(5) Utilization of public facilities for establishment of facilities that
contribute to use of non-fossil energy and efficient use of fossil fuels
A district heating/cooling system (DHC) is adopted as a heat source
for the business and complex zones. The DHC uses ahigh-efficiency heat pump and a large-capacity water heat storagetank to attain high energy efficiency.
(6) Promotion of CO2 reduction of buildings
In the business and complex zones, many energy-saving systems
including a large temperature difference water transfer system, avariable water volume (VWV) and variable air volume (VAV) system,
and an outdoor-air cooling system are introduced, and energy use
for the building is significantly reduced.

Figure 3 Pre-redevelopment status

LRUD3 CO2 emission of green sector:(4) Green conservation and promotion of greening
Open spaces are actively created. Many trees and plants areplanted in the artificial grounds and open spaces.
Figure 4 Introduction of district heating/cooling system (DHC)
c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

32

CASBEE for Urban Development2014 Edition

PART II. Scoring Criteria
1. QUD Environmental quality of urban development
QUD1 Environment●1.1 Resource●1.1.1 Water resource○1.1.1.1 Waterworks
1) Rain water utilization
The level of rain water utilization is evaluated regarding whether there is any measure toutilize said rain water, and the utilization rate.
Level 1

No rain water is utilized.

Level 2(Not applicable)

Level 3Rain water is utilized.

Level 4

Rain water is utilized inside the building in addition to outdoor utilization such as watering.

Level 5

The rain water utilization rate is 80% or higher.

□Description- An assessment is performed based on the status of rain water utilization and the rain water
utilization rate, i.e., the rate of rain water utilization of equipment that can utilize rain water.
- The design value of the rain water utilization rate set in the design phase can be used.
- If the design value is unknown, a rain water utilization rate that is set as the design value can beobtained using the following method.
- This calculation method is based on "Planning Standards and Description for Waste Water
Reuse/Rain water Utilization System (2004 Edition)" published by the Public Buildings Association.
(1) Calculate (Water consumption Q [m3/day]) / (Water collecting area A [m3]).
(2) Calculate (Rain water storage tank capacity V [m3]) / (Water collecting area A [m3]).
* The water collecting area can be considered equal to the roof area.
(3) Use calculation results (1) and (2) to obtain the rain water utilization rate on the rainwater storage tank capacity planning diagram of each area.

3

Water consumption Q [m /day]2

Rain water utilization rate[%]Water collecting area A [m ]32Rain water storage tank capacity V [m ] / Water collecting area A [m ]Tokyo

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development33

2014 Edition

3

Water consumption Q [m /day]
2

QUD1

Rain water utilization rate[%]Water collecting area A [m ]Rain water storage tank capacity V [m3] / Water collecting area A [m2]

Osaka
3

Water consumption Q [m /day]2

Rain water utilization rate[%]Water collecting area A [m ]Rain water storage tank capacity V [m3] / Water collecting area A [m2]

Takamatsu
3

Water consumption Q [m /day]2

Rain water utilization rate[%]Water collecting area A [m ]Rain water storage tank capacity V [m3] / Water collecting area A [m2]Fukuoka
3

Water consumption Q [m /day]2

Rain water utilization rate[%]Water collecting area A [m ]Rain water storage tank capacity V [m3] / Water collecting area A [m2]Naha
Rain water storage tank capacity planning diagram of each area
Source: "Planning Standards and Description for Waste Water Reuse/Rainwater Utilization
System (2004 Edition)" published by the Public Buildings Association

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

34

CASBEE for Urban Development2014 Edition

2) Treated water
Measures for utilization of common treated water supply facility in the block or wide area
treated water supply are evaluated.
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

No utilization.

Level 4

Utilized in some facilities in the block.

Level 5

Utilized in a majority of the facilities in the block.

□Description- Efforts for effective utilization of water resources excluding rain water evaluated in the previous
section, that is, circulating utilization of water is evaluated.
- The assessment targets efforts for development of a facility for common treated water supply and its
utilization in the block and efforts for utilization of recycled water or treated water established as
public infrastructure of the area.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development35

2014 Edition○1.1.1.2 Sewerage
1) Reduction of waste water discharge amount
Efforts for suppression of load on sewerage end treatment facilities is evaluated.
No consideration.

Level 2(Not applicable)

Level 3

Water-saving-type toilet systems (6 l/use or less) are used.

Level 4

Super-water-saving-type toilet systems (5 l/use or less) are used.

Level 5Unique treated water supply system is established in the block.

□Description- A facility for reduction of waste water discharge amount that leads to suppression of load on
sewerage end treatment facilities is evaluated based on its introduction level.
- A water-saving-type or super-water-saving-type toilet system becomes an object of the assessment
only when its introduction ratio exceeds about 80% of the whole block.
- A treated water supply system becomes an object of the assessment only when it treats and reuses
water used in the block.
- Public treated water introduced from outside of the block is not an object of the assessment
because this assessment item evaluates efforts for reduction of the waste water amount discharged
from the block.
- Either treated water system covering the whole block or that covering an individual building may beevaluated as level 5.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD1

Level 1

36

CASBEE for Urban Development2014 Edition

2) Reduction of rain water discharge amount(1) Capacity of detention pond
Efforts for suppression of rain water discharge amount from the block with use of temporaryrain water storage are evaluated.
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

Regulating capacity according to the legal requirement.

Level 4

(Not applicable)

Level 5

Regulating capacity equal to or higher than the legal requirement.

□Description- Efforts evaluated in this assessment are those for temporary rain water storage equipment such asa detention pond or retarding basin, a crushed-stone-type reservoir under an exterior structure or an
outdoor parking lot, and establishment of a rain water storage function with greening of buildingssuch as rooftop greening.
- A measurement is evaluated as level 3 when it is in line with administrative guidance forsuppression of rain water outflow, and evaluated as level 5 when it is advanced further.
- For a district where there is no regulation in administrative guidance, efforts for storage capacity ofless than 300 m3/ha are evaluated as level 3, and those for storage capacity of 300 m3/ha or moreare evaluated as level 5.

(2) Rain water permeable surface and equipment
Efforts for suppression of the rain water discharge amount from the block with promotion ofrain water permeation into the ground are evaluated.
Level 1

Not introduced.

Level 2(Not applicable)

Level 3Introduced.

Level 4

(Not applicable)

Level 5Introduced to the majority of vacant space, or there is a permeable trench having similar functions.

□Description- In addition to permeation equipment such as a permeable pavement, a permeation inlet, and apermeation trench, outdoor space on the ground surface where rain water can permeate such as aplanting site or bare land is evaluated.
- Efforts are evaluated as level 3 when an underground rain water permeation measure is taken inany part of the object area, and evaluated as level 5 when an underground rain water permeation
measure is taken in a majority of the vacant space area in the object area.
- If any measurement for suppression of rain water outflow is required by administrative guidance, ameasurement is evaluated as level 3 when it is in line with the administrative guidance, andevaluated as level 5 when it is advanced much further.
- Cases where it is judged that rain water should not permeate into the ground and no permeationequipment is introduced based on administrative guidance, related laws and regulations, or aground investigation are not the object of the assessment.
- Rooftop greening is not taken into consideration as an assessment object.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development372014 Edition●1.1.2 Resources recycling○1.1.2.1 Construction

Level 1

(Not applicable)

Level 2

No wood material produced from sustainable forests is used.

Level 3

There is a building that uses wood materials produced from sustainable forests.

Level 4

There are multiple buildings that use wood materials produced from sustainable forests.

Level 5Wood materials produced from sustainable forests are used at the rate of 0.005 m3 per floor area of 1 m2.

(* Projects established before FY2011 can be excluded from the assessment object.)□Description- The utilization level of wood, which is a renewable material, is evaluated in terms of capturing CO2
and resource circulation.
- Wood materials produced from tropical rainforests and from reckless deforestation are not taken into
consideration as an assessment object. Only the wood materials produced from sustainable forests
as shown below are considered as the assessment object.
1. Thinned lumber
2. Wood materials produced from forests that are certified as the place where sustainable forestry is carried out.
3. Wood materials produced in Japan based on a sound operation plan.
- The evaluation index is indicated by the utilization amount (cubic volume) of the above wood materials per unit floor area.

2) Recycled material
Utilization status of recycled material is evaluated.
Level 1

No recycled materials are used.

Level 2(Not applicable)

Level 3

One article of recycled material is used.

Level 4

Two articles of recycled material are used.

Level 5

Four or more articles of recycled material are used.

(* Existing buildings are not taken into consideration as the assessment objects.)□Description- The utilization status of recycled materials in structural frame materials and non-structural materials is evaluated.
- The assessment object is "Eco Mark Products" certified by the Japan Environment Association and recycled materials thatare designated as "Designated Procurement Items" by the Law Concerning the Promotion of Procurement of Eco-friendly
Goods and Services by the State and Other Entities (Law on Promoting Green Purchasing, established in May 2000). The
number of items (converted to the number of items used per building) is evaluated.
- An item certified as both an "Eco Mark Product" and a "Designated Procurement Item" is considered as one item.
- Any utilization is judged as "use" except that the amount of use is very little.
- Information on Designated Procurement Items of the Law on Promoting Green Purchasing and eco
mark items is updated accordingly. Check the websites shown below before assessment.
Information provision system for the designated procurement items of Law on Promoting Green Purchasing (MOE *Out of service as of March 2014)
http://www.env.go.jp/policy/hozen/green/g-law/gpl-db/
Eco items net (Green purchasing network)
http://www.gpn.jp/econet/
Eco Mark Product search site (Japan Environment Association)
http://www.ecomark.jp/search/search.php

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD1

1) Wood material
The utilization level of wood materials produced from sustainable forests is evaluated.

38

CASBEE for Urban Development2014 Edition○1.1.2.2 Operation
1) Garbage separation
The garbage separation level in operation is evaluated.
Level 1

The number of separation items is less than that of the municipality's designation.

Level 2(Not applicable)

Level 3

Garbage separation is performed according to the number of separation items designated by the municipality.

Level 4

The number of garbage separation items is that of the municipality's designation plus one.

Level 5The number of garbage separation items is that of the municipality's designation plus two or more.

□Description- It is important for promotion of resource recycling to separate garbage generated in operations. This
assessment evaluates the effort level for garbage separation.
- In general, the higher the number of garbage separation operations is, the higher the resource
recycling ratio becomes. However, the form of garbage separation varies depending on themunicipality that performs disposal.
- Using the number of garbage separation operations designated by the municipality as a standard, acase that has garbage separation for a number of items higher than the municipality's designation
and works on resource recycling independently is evaluated highly.

2) In-area resource circulation
Resource circulation executed in the object area is evaluated.
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

No resource circulation.

Level 4

Fallen leaves are collected and used as compost for resource circulation.

Level 5

Raw garbage is correctly disposed of for resource circulation.

□Description- Efforts for composting organic matter in the object area, such as fallen leaves, and reusing it as
fertilizer for green zones in the object area are evaluated as level 4.
- Efforts for correct disposal and reuse of organic matter such as raw garbage generated in the object
area with the use of any device such as a raw garbage disposer are a level 5.
<Reference cases>- Garbage is converted to RDF (refuse-derived fuel) with the use of compression disposal, etc., andused as fuel.
- Raw garbage is composted using a raw garbage disposer and used as fertilizer.
etc.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development39

2014 Edition●1.2 Nature (greenery and biodiversity)●1.2.1 Greenery○1.2.1.1 Ground greening

Level 1Less than 10%

Level 2

10% or more but less than 20%

Level 3

20% or more but less than 30%

Level 430% or more but less than 40%

Level 540% or more

□Description- This assessment is performed for evaluating promotion of greening in the block and formation of agreen block environment.
- This assessment also evaluates the effect on mitigation of the heat island phenomenon.
- Efforts for parking lots are evaluated in this item.
- A greening ratio is evaluated based on the rate of the sum of the green zone area and the water
surface area to the block area.
- Therefore, A greening ratio is represented as (<Green zone area> + <Water surface area>) / <Block area>.
- However, when a boundary of the block is the center line of a road, the road area is excluded fromthe block area for this calculation.
- A greening application sheet or the like may be used as assessment evidence materials.

○1.2.1.2 Building top greening (A block consisting only of detached houses is excluded from this assessment.)
1) Rooftop greening
The effort level for greening on the rooftop of buildings is evaluated.
Level 1Less than 15%

Level 2

15% or more but less than 20%

Level 3

20% or more but less than 30%

Level 430% or more but less than 40%

Level 540% or more

□Description- This assessment is performed for evaluating promotion of greening in the block and formation of agreen block environment.
- This assessment also evaluates the effects on mitigation of the heat island phenomenon.
- A greening ratio is evaluated based on the rate of the sum of the green zone area and the water
surface area to the rooftop area.
- Therefore, A greening ratio is represented as (<Green zone area> + <Water surface area>) / < Rooftop area>.
- The rooftop area in this calculation excludes the area used for equipment necessary for maintenance of thebuilding such as solar panels and air-conditioning systems and is therefore difficult to be greened.
- A greening application sheet or the like may be used as assessment evidence material.
- For a complex application block including detached houses, the ratio above is used for calculating
the area excluding the detached houses.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD1

1) Greening ratio
Efforts for greening of ground surfaces in the block are evaluated.

40

CASBEE for Urban Development2014 Edition

2) Wall greening
Efforts for greening on walls of buildings are evaluated.
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

No wall is greened.

Level 4

Any part of the walls is greened.

Level 55% or more of whole wall area is greened.

□Description- This assessment is performed for evaluating the promotion of greening in the block and formation ofa green block environment.
- Walls of a multistory parking lot or the like are included in the object of the assessment.
- This item also evaluates the effects on mitigation of the heat island phenomenon.
- The greening ratio is evaluated based on the rate of the exterior wall greened surface area to thewhole exterior wall area, i.e., <greened wall area> / <exterior wall area>.
- The exterior wall described here is a wall constructed almost vertically to the ground surface. A wallof any structure with or without glass material may be an object of the assessment.
- For a complex application block including detached houses, the ratio above is calculated for thearea excluding the detached houses.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development41

2014 Edition●1.2.2 Biodiversity○1.2.2.1 Preservation

Level 1Natural resources to be preserved are not understood.

Level 2(Not applicable)

Level 3Natural resources to be preserved are understood.

Level 4Natural resources to be preserved are understood and a part of the natural resources is preserved.

Level 5Natural resources to be preserved are understood and the majority is preserved.

(* A district containing no preservation object natural resources is excluded from this assessment.)□Description- As shown in the nature conservation ordinance of Tokyo, the understanding and assessment of
natural resources on site are two of the most important processes in development.
- The assessment of the ecosystem is performed based on research of animals and plants in the area
including the object district and its periphery in order to understand the potential of the ecosystem inthe object district.
- Efforts for identification of valuable species and indicator species and establishment of aconservation plan for such species are evaluated as a standard level (level 3).
- When the biodiversity of species including those in the outside of the object district is evaluated anda part or majority of the natural resources is preserved in order to maintain or improve thebiodiversity, such efforts are evaluated as level 4 or level 5.

2) Landform
Consideration of development for landform property and landform transformation is evaluated.
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

Landform transformation is performed according to development activity.

Level 4

Artificial transformation of natural landform is suppressed or conservation of effective surface soil is performed.

Level 5Artificial transformation of natural landform is suppressed and conservation of effective surface soil is performed.

(* Development without landform transformation or a block apparently containing no effective surface
soil is excluded from this assessment.)□Description- Artificial transformation of natural landform includes establishment of retaining walls in developmentthat causes occurrence of discontinuous space in a continuous landform.
- Through research and understanding of the productive functions of surface soil, productive soil is
identified and its reutilization as surface soil is evaluated.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD1

1) Natural resources
The utilization level of natural resources existing in the object area is evaluated.

42

CASBEE for Urban Development2014 Edition○1.2.2.2 Regeneration and creation
1) Patch (planar) quality(1) Habitat space of species
Establishment of habitat space of various species such as biotopes and sanctuaries is evaluated.
Level 1

No habitat space of various species is established.

Level 2(Not applicable)

Level 3A collection of green areas into which people cannot enter are established.

Level 4

Habitat space of various species is established collectively.

Level 5

Habitat space of various organisms is established collectively and its area is 3% or more of the assessment object area.

□Description- As a basic element that realizes biodiversity, habitat space (patch) of species that spread is evaluated.
- Conservation of natural space having high ecosystem potential is also included in this assessment.
Reference 1) Formation of patch and corridor in ecosystem network
The diversity and existing quantity of species significantly varydepending on correlation between environmental elements.
Patch: Diversity of green elements, Unit space ofhighly productive coherent ecosystem
Corridor: Linear natural space linking patches along
which species can move.

<Reference literature>
Architectural Institute of Japan, "Architectural Design Data Corpus (District and City II
ssessment.ated.nt object area.reutilization as surface so

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development432014 Edition(2) Consideration for regionality
Existence of consideration for regionality is evaluated.
Level 1

No greening plan being conscious of plant species that originally lived in the area

Level 2(Not applicable)

Level 3

Greening with plant species that originally lived in the area (native species) is partly
performed.

Level 4

Greening that uses plant species that originally lived in the area (native species) for amajority of the block is performed.

Level 5

Greening with use of plant species that originally lived in the area (native species) for
almost all the block is performed.

□Description- Establishment of a greening plan in consideration of plant species adapting to the climaticcharacteristic of the relevant area and that originally lived in the area (native species) is evaluated.
- The planning must premise that invasive alien species, uncategorized alien species, and alien
species requiring caution shown in the Invasive Alien Species Act are not introduced.
Reference 1) Invasive alien species, uncategorized alien species, and alien species requiring caution
defined in the Invasive Alien Species Act- Invasive alien species: Specified from foreign species that originated in a foreign country thatcause or may cause damage to the ecosystem, human's, and the agriculture, forestry andfisheries industries. Breeding, growing, storing, transporting, and importing of these organisms areprohibited as a rule. Also, discarding them outdoors, planting them and seeding them areprohibited.
- Uncategorized alien species: Specified foreign species originating from a foreign country that are
unknown or suspected to cause damage to ecosystems, human's, and the agriculture, forestry andfisheries industries. The import of these species is subject to prior application to the responsible
cabinet minister.
- Alien species requiring caution: These organisms are not subject to regulations on breeding or
similar activities based on the Invasive Alien Species Act, but these foreign organisms may havean adverse effect on the ecosystem. Therefore, the MOE is asking individuals or business
operators who are involved in the use of these organisms for their understanding and cooperation
on appropriate handling.
(For details, refer to the website of MOE, "Invasive Alien Species Act" (http://www.env.go.jp/nature/
intro/index.html).)c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD1(native species) is carried out.

44

CASBEE for Urban Development2014 Edition

2) Corridor (network) quality
The establishment status of a network with peripheral natural space through a corridor or
the like is evaluated.
Level 1

The network of species is not taken into consideration.

Level 2

An ecological corridor that supports the movement of species is established by partly dividing roadside trees.

Level 3

An ecological corridor that supports the movement of species is established by continuous roadside trees.

Level 4

An ecological corridor that supports the movement of species is established by stepping-stone-like green zones in addition to continuous roadside trees.

Level 5

An ecological corridor that supports the movement of species is established by a belt-shaped green zone in addition to continuous roadside trees.

□Description- The level of establishment of a network with peripheral patches through formation of corridors
consisting of continuous green zones such as a row of trees or shrubs that have the role of creating
an effective movement space for creatures is evaluated.
- Fulfillment of the network (ease of movement for creatures) is evaluated based on the location ofgreen zones constituting the network and land use.
- A case where the establishment of a network is not considered and there are many elements
inhibiting the movement of species is evaluated as level 1.
- A corridor space in an urban area typically consists of roadside trees. A case with such roadsidetrees is evaluated as level 2 or level 3 depending on the condition of the roadside trees.
- In addition, a case where stepping-stone-like green zones are established in consideration of the
movement of species is evaluated as level 4. A case where green zones including roadside trees
constitute corridors that act as a network between patches while considering the movement ofspecies sufficiently is evaluated as level 5.
Reference 1) Type and assessment of corridor
Good

Average

High-level naturalenvironment

Below average

WeakMovability of species between
large-scale areas related to quality andconnectivity of habitat environment(a) Corridor that offers high mobility forcreatures to connected areas(b) Corridor consisting of small
cluster-like areas(d) Corridor with gradually changing
movability(f) Corridor transformed from a part of
the areas(g) Stepping-stone-like corridor(k) Corridor divided by an obstacle

Average habitat
environment

When the spatial scale is determined, the next important issue is a space arranging method such as
the conditions of a geographic and natural environmental chain and mosaic.
Regarding the continuity of ecological space, some discontinuity of a corridor is not an obstacle forflying species, but only a little discontinuity of a corridor eliminates its function for species that crawl
on the ground such as reptiles or move through water, such as fish.
<Reference literature> R.T.T. Forman: Land Mosaics, CAMBRIDGE UNIVERSITY PRESS p. 201(1995)

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development

45

2014 Edition●1.3 Artifact (building)●1.3.1 Environmentally friendly buildings

Level 1

There is no building evaluated with CASBEE.

Level 2(Not applicable)

Level 3

There are some buildings evaluated or to be evaluated with CASBEE.

Level 4The majority of buildings are evaluated or to be evaluated with CASBEE.

Level 5The majority of buildings are evaluated or to be evaluated with CASBEE and there are somebuildings that have been certified by a third party and obtained A or a higher rank.

□Description- The environmental consideration of buildings is included as an assessment object in CASBEE for
Blocks. However, it is favorable that more detailed consideration and evaluation in addition to theassessment of CASBEE for Blocks are performed according to the assessment object facility.
- The level of proactive utilization of CASBEE tools is evaluated.
- CASBEE for Construction (New Construction, Existing Building, and Renovation), CASBEE for
Detached House (New Construction and Existing Building), and CASBEE for Market Promotion are
included as the assessment object. Another proper tool among these tools may be used dependingon the application, business condition, and situation of the building.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD1

The level of effort for CASBEE assessment (New Construction, Detached House, orProperty) in the block is evaluated.

46

CASBEE for Urban Development2014 Edition

QUD 2 Society●2.1 Impartiality/Fairness●2.1.1 Compliance
A case is evaluated highly that observes the laws and regulations regarding winddamage, radio waves, traffic, sunlight, light damage, soil pollution, noise, vibration, odors,
air pollution, groundwater withdrawal, and water quality applicable to the relevant project,executes an independent environmental assessment and environmental measurement,
and publishes and reflects them in the plan results.
Observation of applicable laws and regulations and verification
Level 1

There are many buildings based on a lower standard than the current laws andregulations.

Level 2

There are several buildings based on a lower standard than the current laws andregulations.

Level 3
Level 4

Laws and regulations applicable to the relevant project are observed.
An environmental assessment or environmental measurement independently
executed depending on the characteristics of the project is published.

Level 5

An environmental assessment or environmental measurement independently
executed depending on the characteristics of the project is published and theresults are reflected in planning.

□Description- A building based on a lower standard than the current laws and regulations indicates a so-called
existing non-conforming building. A case where the majority of buildings in the assessment object
block are existing non-conforming buildings is evaluated as level 1, and where less than half ofthem in the assessment object block are exisiting non-conforming buildings is evaluated as level2.
- A case where independent environmental assessment or environmental measurement that is notparticularly required by laws and regulations is executed depending on the characteristics of theblock or the project is evaluated as level 4 when the results are published, and evaluated as level
5 when the results are fed back to and reflected in the planning.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development

47

2014 Edition●2.1.2 Area management

Cooperation of local community
Level 1

No neighborhood association or area management organization exists in the block.

Level 2(Not applicable)

Level 3A neighborhood association or area management organization exists in the block.

Level 4

A neighborhood association or area management organization exists in the block. A
promotion entity and fund for continuous operation of the organization are plannedand secured.

Level 5A neighborhood association or area management organization exists in the block. A
cooperation system with peripheral area communities of the block has been
established.

□Description- A neighborhood association or an area management organization indicates a town council, alliance
town council, store association, or other neighborhood association. Its organizers include
inhabitants, companies, and the local government.
- A case where no area management organization exists in the block is evaluated as level 1, andwhere one does exist in the block is evaluated as level 3 or higher.
- A case where an area management organization exists in the block and a plan and fund forcontinuous operation of the organization are secured is evaluated as level 4. Specific examples ofsuch an effort include cases where officials and special committee members are elected and theirterm is set to two years or longer in order to operate activities continuously, where a conference
body is established and held periodically, where rules are set, and where appropriate accounting
processing such as budgetary decisions through a general meeting decision is performed.
- A case where a cooperation system with the peripheral area communities is established or planned
additionally is evaluated as level 5. Examples of such an effort include cases where a network witharea management organizations outside the block, including the municipalities, is established as aneffort for disaster prevention, disaster mitigation, and global environmental problems in
consideration of the future direction of the whole block, and annual cooperation with andparticipation in local events and festivals.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD2

Existence of a neighborhood association or an area management organization (involving
the inhabitants of the block, tenant companies and their employees, inhabitants of theperiphery of the block, and the local government), the existence of a system that canoperate the organization continuously, and existence of a system in which the relevant local
government, regional inhabitants, and companies can participate in according to theprogress of the project are evaluated.

48

CASBEE for Urban Development2014 Edition●2.2 Security/Safety●2.2.1 Disaster prevention○2.2.1.1 Basic disaster prevention performance
Understanding of contents of various hazard maps (resistance to natural disasters, fire, etc.) and establishmentof land use plans in the block based thereon in consideration of countermeasures to earthquakes, landslides,
floods, etc., are evaluated. The disaster prevention performance of various infrastructures is evaluated basedon a level of efforts for disaster prevention measures including functional substituting performance for
information, water supply/treatment, and energy supply infrastructures in the block.
1) Understanding of hazard map
Level 1

No hazard map is checked.

Level 2(Not applicable)

Level 3A hazard map is checked, and problems are understood.

Level 4

(Not applicable)
There is no problem, or disaster prevention measures are taken against problems
found through checking a hazard map.

Level 52) Disaster prevention of various infrastructures
Level 1

No items are worked on.

Level 2(Not applicable)

Level 3

Working on one item for each of a, b, and c.

Level 4

(Not applicable)
Working on one or more items for each of a, b, and c, and working on five or more items in total.

Level 5

Effort items to be evaluated<a. Communication infrastructure>Item(1) Measures on equipment and piping(2) Connection with the outside of the area

Content
Measures for flood damage prevention, earthquakes,
and power disruption are available.
Two or more communication systems with the outside of thearea are available. Wireless connection such as WiFi canbe considered as a communication system here.

<b. Water supply/treatment infrastructure>
Item(1) Aseismatic performance of potable waterand sewerage pipes(2) Emergency measure

Content
Normal earthquake resistance standards aremet.
A common facility for storing potable water or a system forsharing clean water between buildings in the block is available.

<c. Energy supply infrastructure>
Item(1) Aseismatic performance of energy- related equipment(2) Connection with the outside of the area

(3) Securement of autonomous power supply

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

Content
Normal earthquake resistance standards are met.
A medium pressure gas supply system is used, or supply ofelectric power and heat is connected with the outside of thearea (district heating/cooling system).
An autonomous power supply system that can cover the load of thedisaster key point in the block for 72 hours or more is available.

CASBEE for Urban Development49

2014 Edition□Description- A case where a disaster hazard map for areas including the object block that is created by themunicipalities or the like is not checked is evaluated as level 1.
- A case where problems in the object block are understood on the disaster hazard map is evaluatedas level 3.
- A case where there is no problem in the object block indicated by the disaster hazard map isengineering disaster prevention measures have been taken against the problems, and the land isused is evaluated as level 5.
- A case where no measures for disaster prevention including functional substituting performance for
information, water supply/treatment (Reference 1), and energy supply infrastructures in the block
are worked on is evaluated as level 1. A case where one item for each infrastructure field is worked
on is evaluated as level 3. A case where five or more items in total are worked on is evaluated aslevel 5.
Reference 1) Aseismatic countermeasure for water supply
The Ministry of Health, Labour and Welfare (MHLW) revised and enforced a part of the "Ministerial
Ordinance Regarding the Technical Standards for Water Supply Facilities" on October 1, 2008 inorder to establish the high strength and aseismatic performance of all water supply facilities in their
future renewal, and advises and directs water suppliers to systematically work on the establishmentof the earthquake resistance of existing facilities in consideration of their importance and priority.

(Source: Website of the MHLW, "Promotion of earthquake resistance of water supply facilities" (updated at the end of March 2013)
http://www.mhlw.go.jp/stf/seisakunitsuite/bunya/topics/bukyoku/kenkou/suido/taishin/index.html）

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD2

evaluated as level 5. Also, a case where there was a problem in the object block, and civil

50

CASBEE for Urban Development2014 Edition○2.2.1.2 Disaster response ability
This assessment is performed based on the contribution to improving the disasterprevention performance of the block and the periphery area and on whether or not
routine life and business activities in the block are maintained is possible for a certain
time period even when a disaster occurs. A case where a functions maintenance plan ora disaster prevention agreement for the whole block including the tenants is established
is evaluated highly. For buildings in the block, the concept of an evacuation route
network and the distance to an evacuation site are considered depending on theirconditions from the entrance of the building.
1) Disaster prevention vacant space and evacuation route
Level 1

No items are worked on.

Level 2

One item is worked on.

Level 3

Two items are worked on.

Level 4Three items are worked on.

Level 5

Four items are worked on.

Effort items to be evaluated
Item

Content(1) Appropriate scale and location of vacant

An appropriate plan regarding the scale andspace

location is established, and plenty of space issecured.

(2) Formation of urban fire prevention district

Urban fire prevention districtis formed.

with firebreak belts(3) Formation of evacuation route network

Evacuation route network is formed including
securement of road width (8 m or wider) andtwo directions for evacuation.

(4) Access to evacuation site

The distance to the nearest (or designated)evacuation site is 250 m or less.

□Description- Efforts for securing a disaster prevention center with the appropriate scale and location in thecase where there is no existing disaster prevention center in the object area and its periphery areevaluated.
- Whether urban fire prevention districts where the spread of fires is prevented in the case of a fireoccurring in the object area are formed or not is evaluated. An urban fire prevention district is aunit of the area divided by a network of effectively placed firebreak belts. A fire break belt consistsof noncombustible areas or open spaces such as a group of fireproof buildings, roads, andparks/green spaces. The fire spread prevention effect is established by arranging these buildings
and public facilities so that a network is formed.
- A network of evacuation routes is evaluated based on securing a network of roads having acertain width according to disaster prevention plans of the object district or the wider area.
- Access to an evacuation site is evaluated based on the length of the evacuation route from thepoint where the distance to the nearest (or designated) evacuation site in the object district or the
peripheral area is longest.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development51

2014 Edition

2) Continuity of business and life in the block
Level 1

No consideration.

Level 2(Not applicable)

Level 3

BCP and LCP (for common areas of buildings and the block) are established by the developer.

Level 4

BCP and LCP are established by the developer and occupants (tenants and inhabitants).

Level 5

BCP and LCP are established by the developer and occupants (tenants and inhabitants),□Description- A case where BCP (reference 1) and LCP are established is evaluated as level 3 or higher. Establishment standard of LCP in
Tokyo is around the status level that satisfies the registration standard of Tokyo LCP housing (reference 2).
- A case where BCP and LCP are established only by the developer is evaluated as level 3. A case where BCP
and LCP are established by the developer and occupants is evaluated as level 4. A case where BCP and LCP
are established by the developer and occupants and a disaster prevention agreement (such as a disastersupport agreement) is concluded with the municipalities or the like is evaluated as level 5.
Reference 1) Efforts for continuity of business
Even if damaged by a disaster or an accident, a company is desired by concerned parties such as business partners to avoid
interruption to important businesses, or to resume operations as soon as possible if their businesses are interrupted. Also, forthe company themselves, continuity of their business is a strategic issue at the management level that protects them fromlosing customers to another company, decline of their market share, and decrease of company valuation caused byinterruption of important businesses. A plan for continuity of business is called a Business Continuity Plan (BCP). Typically, a
BCP consists of securing backup systems or offices, immediate securing of staff, prompt safety confirmation, etc. Such efforts
of a BCP are dependent on the business details and the company size, and efforts at a certain level can be made without alarge amount of expenses. Therefore, all companies are desired to work on BCPs accordingly.

Concept of business continuity plan
(Source: Website of Cabinet Office, "BCP guideline for private companies" prepared by Cabinet Office in August 2005)
http://www.bousai.go.jp/taisaku/chuogyoumukeizoku/pdf/guideline01.pdf）

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD2

and a disaster prevention agreement is concluded with the municipalities or the like.

52

CASBEE for Urban Development2014 Edition

Reference 2) Registration standard of Tokyo Metropolitan LCP (*1 Life Continuity Performance)
housing
Tokyo Metropolitan LCP housing is a housing complex that requires electric power for the watersupply and elevator operation and satisfies the following registration standards.
1. The housing complex shall have aseismatic performance regulated in the Building Standards
Act.
2. The housing complex shall be equipped with a power generator that has enough power
generation capacity to supply water and operate one elevator simultaneously or alternately. The
generator shall receive a continuous and stable fuel supply and be able to work even if theelectric power supply from the outside of the housing complex stops.
3. This regular-use power generator in 2 (above) shall try to utilize heat from power generation andhave functions necessary for utilization of the heat.
4. For establishment and operation of equipment necessary for registration of Tokyo Metropolitan
LCP housing, any new burden shall not be placed on the inhabitants and owners of the house
as a rule.
5. If establishment and operation of this equipment in 2 (above) is consigned, the consignment
term shall be 15 years or longer and the owners of the house shall conclude the agreement inconsideration of the consignee's business, tax payment, and financial conditions and future
management of the house after the end of consignment.
(Source: Website of Bureau of Urban Development, Tokyo Metropolitan Government, Tokyo Metropolitan
LCP housing information registration and inspection system implementation standards (updated in May 2013)
http://www.toshiseibi.metro.tokyo.jp/juutaku_seisaku/pdf/lcp_juutakujoho_01_01.pdf）

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development53

2014 Edition●2.2.2 Traffic safety
This assessment is performed based on establishing sidewalks for securing pedestriansafety and existence of plans of movement lines. A case where universal design isconsidered is evaluated higher.
Execution of separating pedestrians and vehicles
No consideration.

Level 2(Not applicable)

Level 3A mixing of pedestrians and vehicles may occur and safety is ensured by guidance,etc.

Level 4
Level 5

(Not applicable)
An arrangement is planned so that a mixing of pedestrians and vehicles cannot
occur as a rule while taking vulnerable road users into consideration.

□Description- Efforts and consideration for securing safety of pedestrians in the object district is evaluated.
- Also, securing the safety of pedestrians based on the relation between pedestrians and bicycles(including a case where a traffic line of motorized two-wheeled vehicles is mixed) is evaluated here.
- A case where the safety of pedestrians is not particularly considered or it is not known whether thesafety of pedestrians is considered or not and therefore the safety issue of pedestrians such as a
mixing of pedestrians and vehicles arises is evaluated as level 1.
- A case where traffic flow plans for pedestrians and vehicles (general vehicles and service vehicles),respectively, are prepared in consideration of their relation, and a case where points on which there
is concern over a mixing of pedestrians and vehicles are understood and the safety of pedestrians issecured by establishing countermeasures such as allocating guides on those points are evaluatedas level 3.
- A case where an arrangement plan is established so that no mixing of pedestrians and vehicles
occurs as a rule (such as vertical separation frequently using decks or Radburn-type separation
between the pedestrian network and the roads) and additionally a walkway arrangement plan isestablished so that pedestrians, including vulnerable road users such as wheelchair users, canmove in safety and comfort is evaluated as level 5.
- An arrangement plan in which a mixing of pedestrians and delivery vehicles occurs at points where
the pedestrian traffic amount is very low can be considered as an arrangement plan in which no
crossing points of pedestrians and vehicles occur as a rule.
- The plan for a road and pathway for the coexistence of vehicles and pedestrians can be considered
as an arrangement plan in which no crossing points of pedestrians and vehicles occur as a rule.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD2

Level 1

54

CASBEE for Urban Development2014 Edition●2.2.3 Crime prevention
The level of efforts for security measures including night lighting, monitorable
characteristics from the periphery, security cameras, and security patrol systems in theblock is evaluated. The assessment object is the outside of buildings in the block.
Security measure
Level 1

No items are worked on.

Level 2

One item is worked on.

Level 3

Two items are worked on.

Level 4Three items are worked on.

Level 5

Four items are worked on.

Effort items to be evaluated
Item

Content(1) Night lighting installation level

Sufficiently installed.

(2) Monitorable characteristics from the periphery

Almost monitorable from the periphery. No
blind spots. Easily monitorable from buildingsin the district or periphery.

(3) Deployment of security cameras

Security cameras are deployed.

(4) Security guard

A patrol system of security guards is established.

□Description- For night lighting, its installation level and actual luminance in public spaces such as streets,squares, and parks is evaluated. When the installation level and actual luminance is sufficient,night lighting is considered as being worked on. Assessment is performed in a position on apathway mainly for pedestrians where light from the lighting becomes weakest.
- Blind spots in the block are considered as being worked on when squares in the block are entirely
visible from the periphery and have no object that shuts out the view, resulting in no blind spots.
- Measures with security cameras are considered as being worked on when blind spots arecovered by deployment of security cameras.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development55

2014 Edition●2.3 Amenity○2.3.1.1 Convenience
Distance to everyday facilities (nearest supermarket, shopping street, bank, post office, and government office)Level 11500 m or more

Level 2800 m or more but less than 1500 m

Level 3600 m or more but less than 800 m

Level 4300 m or more but less than 600 m

Level 5Less than 300 m○2.3.1.2 Health and welfare, education(1) Distance to medical and health/welfare facility (hospital/clinic that deals with daily medical treatment needs,
elderly welfare facility, child welfare institution, welfare facility for mentally disabled people, etc.)
Level 11500 m or more

Level 2800 m or more but less than 1500 m

Level 3600 m or more but less than 800 m

Level 4300 m or more but less than 600 m

Level 5Less than 300 m(2) Distance to educational facility (kindergarten, elementary school, and junior high school)
Level 11500 m or more

Level 2800 m or more but less than 1500 m

Level 3600 m or more but less than 800 m

Level 4300 m or more but less than 600 m

Level 5Less than 300 m(3) Time distance to cultural facility (library, museum, sport facility, etc.)
Level 160 minutes or more

Level 2(Not applicable)

Level 330 minutes or more but less than 60 minutes

Level 4

(Not applicable)

Level 5Less than 30 minutes□Description- Everyday, medical and health/welfare, and educational facilities are evaluated based on the
distance, and cultural facilities are evaluated based on the time distance (total time required forwalking and public transportation).

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD2●2.3.1 Convenience/welfareThis item is evaluated based on the standard distance (or time distance for some facilities)
from the nearest entrance of the block to the relevant convenient facilities. It is a casewhere the relevant convenient facilities existing in the block are evaluated based on thestandard distance (or time distance for some facilities) from the farthest point in an areathat covers 80% or more of both the working population and the resident population in theblock to the facilities. If the distribution measurement of the working population andresident population is difficult, the area can be substituted with an area that covers 80% ormore of the gross floor area of all the resident and business facilities in the block.

56

CASBEE for Urban Development2014 Edition●2.3.2 Culture
History and culture are evaluated based on whether efforts for preservation andrestoration of historical legacies and buildings and inheritance of the regional history andtraditional cultures including events and festivals exist or not and whether there are
efforts to create new culture. Consideration for the landscape focal point, continuity of thenatural environment, and the skylines of the peripheral area are evaluated based onwhether or not a target/policy or specific rules are defined by guidelines andimplementation tools are secured.
○2.3.2.1 History and culture
Inheritance of history and culture, and creation of culture (creativity)
Level 1

No items are worked on.

Level 2(Not applicable)

Level 3

One item is worked on.

Level 4

Two items are worked on.

Level 5Three items are worked on.

Effort items to be evaluated
Item(1) Preservation and restoration of historicalContent
Preserved and restored.

legacies and buildings(2) Preservation and inheritance of history and

Preservation and inheritance is worked on

cultural assets

from a software aspect.

(3) Other efforts

Efforts for creation of new culture.

□Description- Establishment of hardware such as that for the preservation and restoration of assets including
historical legacies/buildings and regionally representative natural objects is qualitatively
evaluated. The assessment objects include not only preservation and restoration of assets
specified by an urban planning or upper level planning but also those from an independent
viewpoint.
- Software measures for preservation and inheritance of history, culture, and natural assets are
qualitatively evaluated.
- Even when no cultural assets exist, efforts, if any, to create new culture (new festivals or special
products) are evaluated.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development57

2014 Edition○2.3.2.2 View

1) Consideration for formation of townscape and landscape in the district
Level 1

No items are worked on.

Level 2

One to two items are worked on.

Level 3Three to four items are worked on.

Level 4

Five to six items are worked on.

Level 5Seven to eight items are worked on.

Effort items to be evaluated
Item

Content(1) Consideration for wall surface position

Implementation tools are secured by defining
specific rules with guidelines.

(2) Consideration for harmonization of exterior

Implementation tools are secured by defining

material and color

specific rules with guidelines.

(3) Consideration for human scale in low-story sections

Implementation tools are secured by defining(consideration for scenery in streets and squares)

specific rules with guidelines.

(4) Consideration for harmonization of material

A target or policy is defined by guidelines.

and color of pavement material(5) Consideration for tree species andA target or policy is defined by guidelines.

arrangement of planting(6) Consideration for lighting, furniture, andA target or policy is defined by guidelines.

sign plans(7) Consideration for effects of infrastructure

Implementation tools are secured by defining

on scenery

specific rules with guidelines.

(8) Consideration for large-scale parking lot

Implementation tools are secured by defining
specific rules with guidelines.

□Description- Consideration for a wall surface position is evaluated when specific rules regarding consideration fora wall surface position have been defined by the guideline, district plan, or landscape district, or are
newly defined.
- Consideration for harmonization of exterior material and color is evaluated when specific rules
regarding consideration for harmonization of exterior material and color have been defined by theguideline, district plan, or landscape district, or are newly defined.
- Consideration for human scale at low-story sections is evaluated when specific rules regarding
consideration for human scale at low-story sections have been defined by the guideline, district plan,or landscape district, or are newly defined.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD2

Each item is judged not based on determination of the business operator in the block but
based on whether or not implementation tools are secured by defining a target/policy or
specific rules according to guidelines of the block or the whole area. In particular,
harmonization with the periphery is judged based on whether a master plan of themunicipalities or the like is followed or not, where appropriate. With regard toharmonization with the periphery, consideration of the object district is evaluatedqualitatively based on a view from outside the object district.

58

CASBEE for Urban Development2014 Edition- Consideration for harmonization of material and color of a pavement material is evaluated when apolicy and target regarding consideration for harmonization of material and color of a pavement
material have been indicated on documents of the guideline, district plan, or landscape district, or
are newly indicated.
- Consideration for tree species and arrangement of planting is evaluated when a policy and target
regarding consideration for tree species and arrangement of planting have been indicated on
documents of the guideline, district plan, or landscape district, or are newly indicated.
- Consideration for lighting, furniture, and sign plans is evaluated when a policy and target
regarding consideration for lighting, furniture, and sign plans have been indicated on documentsof the guideline, district plan, or landscape district, or are newly indicated.
- Consideration for effects of infrastructure on scenery is evaluated when specific rules regarding
consideration for effects of infrastructure on scenery have been defined by the guideline, districtplan, or landscape district, or are newly defined.
- Consideration for a large-scale parking lot is intended for a ground level surface parking lot with acapacity of 30 cars or more and is evaluated when specific rules regarding consideration for thescenery of a parking lot have been defined by the guideline, district plan, or landscape district, or
are newly defined.

2) Harmonization with the periphery
Level 1

No items are worked on.

Level 2(Not applicable)

Level 3

One item is worked on.

Level 4

Two items are worked on.

Level 5Three items are worked on.

Effort items to be evaluated
Item

Content(1) Consideration for landscape focal point

A target or policy is defined by guidelines.

(2) Consideration for continuity of natural environment

A target or policy is defined by guidelines.

(3) Consideration for skylines of peripheral area

Implementation tools are secured by defining specific rules with guidelines.

□Description- Consideration for a landscape focal point is evaluated when a policy and target regarding
consideration for a landscape focal point have been indicated on documents of the guideline,
district plan, or landscape district, or are newly indicated.
- Consideration for continuity of the natural environment is evaluated for development of thenatural environment that contributes especially to the formation of the townscape and landscapesuch as the formation of waterfronts and continuous green escarpment lines when a policy andtarget regarding consideration for continuity of the natural environment have been indicated on
documents of the guideline, district plan, or landscape district, or are newly indicated.
- Consideration for skylines of the peripheral area is evaluated for entire consideration that aims toprevent disruption of skylines of the periphery as much as possible such as making the height ofbuildings uniform and suppression of disorderly construction of high-rise buildings when specificrules regarding consideration for skylines of the peripheral area have been defined by theguideline, district plan, or landscape district, or are newly defined.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development592014 Edition

QUD 3 Economy●3.1 Traffic/Urban structure●3.1.1 Traffic
Traffic functions that support regional economic activities are evaluated from both view
points of flow of people and logistics.
○3.1.1.1 Development of traffic facilities

Level 1

Response status to the demand is unclear.

Level 2(Not applicable)

Level 3

Response status to the demand is clear. The planning standard is fulfilled

Level 4

(Not applicable)

quantitatively.
Level 5

Fulfilled quantitatively. Also, comfort is considered in terms of arrangement andshape.

□Description- Quantitative securement of traffic facilities and the scheme for system operation are evaluated.
- This assessment premises that traffic demand (such as the generated traffic concentration volume,
the required capacity of a parking lot, the required number of freight handling berths, etc.) in theblock is correctly estimated. For estimation of the generated traffic concentration volume and therequired capacity of a parking lot, the Large-Scale Development Region-Related Traffic Planning
Manual (Revised Edition) published by the Urban Transportation Planning Office, City Planning
Division, City and Regional Development Bureau, MLIT (March 2007) (http://www.mlit.go.jp/crd/tosiko/manual/index.html) is used and quoted. Personal trip survey results, etc., which are used fordata acquisition of the sharing ratio for each means of transportation, may be available at a
department of the municipalities concerned with traffic.
- A case where a traffic plan is established and traffic facilities according to traffic demand and traffic
flow are quantitatively secured is evaluated as level 3 (including a case where dynamic traffic
simulation is used).
- Traffic facilities that must reach a certain satisfactory quantitative level , first of all, the access roadand pathway and the other elements depending on the traffic type. For general vehicles, theseinclude a parking lot, a vehicle path in the parking lot, an entrance to the parking lot, etc. For service
vehicles, these include a freight handling facility, an access way to the premises, etc., which areevaluated in 3.1.1.2. For pedestrians and bicycles, these include a walkway, bikeway, bicycle
parking space, etc.
- In addition, a case where comfort is considered in the main part of the block in terms of arrangementand design of traffic facilities, such as clear separation between pedestrians and vehicles,
compliance with a rule that requires vehicles to enter and leave a parking lot by turning left, etc., isevaluated as level 5.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD3

1) Traffic facilities in the district
The development level of roads, parking lots, bicycles parking areas, etc., is evaluated.

60

CASBEE for Urban Development2014 Edition

2) Usability of public transportation
Distance to a railway station (including LRT/BRT station) or a bus stop is evaluated in
combination with a measure for a comprehensive transportation system.
Level 1The distance to a station is 1 km or more or to a bus stop is 500 m or more, and any
comprehensive transportation measures are not taken.

Level 2The distance to a station is 600 m or more (and less than 1 km) or to a bus stop is
300 m or more (and less than 500 m), and any comprehensive transportation
measures are not taken.

Level 3The distance to a station is less than 600 m or to a bus stop is less than 300 m, or
comprehensive transportation measures are taken though the above is not met.

Level 4The distance to a station is less than 300 m or a bus stop is directly connected, orcomprehensive transportation measures are taken though the distance isequivalent to level 3.

Level 5

A station is directly connected, or comprehensive transportation measures aretaken though the distance is equivalent to level 4.

□Description- Distance to a railway station or a bus stop is evaluated in combination with a measure for acomprehensive transportation system.
- The railway station may include an LRT (Light Rail Transit) station and a BRT (Bus Rail Transit)
station for this assessment.
- A comprehensive transportation measure is a measure that intends to establish a traffic
environment where vehicles, bicycles, pedestrians, etc., are combined in a good balance
focusing on public transportation in order to realize a sustainable traffic system that aims atcountering the effects of an aging society with fewer children and realizing a low carbon society.
Specifically, the measure includes arrangement of bicycle spaces and park-and-ride incooperation with the road administrator and transportation business operator.

○3.1.1.2 Logistics management
A logistics system in the block is evaluated in terms of rationalization and cooperative
delivery.
Level 1

Measures are not taken.

Level 2(Not applicable)

Level 3Rules for freight handling (carrying in/out route, time zone, etc.) exist.

Level 4

Level 3 is met. In addition, sufficient space is secured for freight handling.

Level 5

Level 4 is met. In addition, cooperative delivery is worked on.

□Description- Sufficient space for freight handling means securement of space that has enough capacity forprevention of traffic congestion and on-road freight handling during peak freight handling time.
- Efforts for cooperative delivery include establishment of a cooperative delivery center where
freight is sorted according to the item category and destination and distributed to freight cars
allocated according to the route. A case where related facilities are secured outside the object
area can be included in this assessment, provided that the permanence of the system is assured.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development612014 Edition●3.1.2 Urban structure○3.1.2.1 Consistency with and complementing of upper level planningThis assessment is performed based on consistency with and utilization of urban
infrastructures (in existence and planned). In addition, introduction of functions required interms of urban management and an urban policy are also evaluated.
Any consistency is not considered.

Level 2(Not applicable)

Level 3

Consistent with an upper level plan.

Level 4

(Not applicable)

Level 5

Level 3 is met. District plans are proposed and introduced, or contributions tosolving urban structural issues that were a concern in the area are worked on.

□Description- An upper level plan includes the basic concept, basic planning, urban master plan, redevelopment
policy, wide range traffic planning, etc., of the relevant municipalities. If a municipal policy such asthese upper level plans clearly exists, assessment is necessary.
- A case where the application and facility structure of the block are found to be consistent with thoseof the upper level plan after comparison is evaluated as level 3. In addition, the case where theapplication and facility structure of the block contributes to proposing district plans and solving
urban structural issues in the area is evaluated as level 5.
- Solving of urban structural issues includes opening of a new urban planning road due todevelopment of the relevant area, i.e., resolution of a 'missing link'.

○3.1.2.2 Land use
1) Utilization level of standard floor area ratio
The utilization level of the standard floor area ratio for areas where the specified floor area
ratio is 400% or more is evaluated.
Level 1

Level 2 is not met.

Level 2

30% of the standard floor area ratio is utilized.

Level 3

50% or more of the standard floor area ratio is utilized.

Level 4The major portion (90% or more) of the standard floor area ratio is utilized.

Level 5

Space larger than the standard floor area ratio is realized by a system or method.

(* A case where the specified floor area ratio is less than 400% may be excluded from the assessment.)□Description- Districts and zones where the floor area ratio of 400% or more is specified by the urban planning areareas where the relevant municipalities expect its advanced utilization, and infrastructuredevelopment (public investment) for such advanced utilization is implemented. This assessment isbased on the view that utilization of the floor area contributes to improvement of local economic
performance.
- A case where an extra floor area ratio is realized by development methods is evaluated as level 5.
- The development methods include the comprehensive design system, the specific block, theefficient utilization district, the district plan specifying the redevelopment promotion district, and thespecial urban renaissance district.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD3

Level 1

62

CASBEE for Urban Development2014 Edition

2) Handling of brownfield site
Handling of a case where the Soil Contamination Countermeasures Act is applicable isevaluated.
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

(Not applicable)

Level 4The district is designated as an "area for which notification is required upon achange to form or nature". For development, a plan for prevention of diffusion is
notified and a measurement based on that is taken.

Level 5The area designation of the act is canceled by taking an independent detoxifying
measure.

(* A case where the Soil Contamination Countermeasures Act is not applicable may be excluded
from the assessment.)□Description- A brownfield site is defined as "real property, the expansion, redevelopment, or reuse of which
may be complicated by the presence or potential presence of a hazardous substance, pollutant,or contaminant" by the Small Business Liability Relief and Brownfields Revitalization Act in the
United States. Also in Japan, this term is used for a site that is hardly developed because ofcontamination. A certain theory or definition is not established in Japan.
- If the development cost of an uncontaminated site (so called green field) is lower than thedecontamination cost of a brownfield site, development of a suburban area particularly in an
urban neighborhood is advanced resulting in acceleration of the destruction of nature. Therefore,
development of a brownfield site should be evaluated highly because it promotes harmonization
with the global environment and efficient use of existing urban assets.
- For measures for the Soil Contamination Countermeasures Act, a case where a brownfield site ishandled is evaluated as level 4 or higher.
- The Soil Contamination Countermeasures Act defines measures for understanding the soil
contamination conditions and for prevention of human health hazards caused by thecontamination in order to implement soil contamination countermeasures and lead to publichealth protection. If the form or nature of the land used as a site for a plant or workplace for an
abolished specified facility using hazardous substances or land with the suspected threat of soil
contamination is changed, investigation of soil contamination is required for land where
prefectures consider there is the threat of a health hazard by soil contamination. On the MOE
website, details of the Soil Contamination Countermeasures Act (law, cabinet order, ordinance,
public notice, and notice) are described.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development632014 Edition●3.2 Growth potential●3.2.1 Population
The population in the area is evaluated from the two viewpoints of inhabitant populationand staying population based on the belief that the population in the area is one of theimportant sources of economic activity.
○3.2.1.1 Inhabitant population

Level 1

Decreased by half in comparison to the past state.

Level 2

Middle between level 1 and level 3.

Level 3Equivalent or higher in comparison to the past state.

Level 4

Increased twofold in comparison to the past state.

Level 5

Increased fourfold in comparison to the past state.

□Description- The "past state", which is the comparison standard, means five years ago from the start of therelevant project (used similarly in 3.2.1.2.)- For details of assessment timing, refer to PART I 2.3.

○3.2.1.2 Staying population
Implementation results of the relevant district development project are evaluated based on
an increase or decrease in comparison to the past state.
Level 1

Decreased by half in comparison to the past state.

Level 2

Middle between level 1 and level 3.

Level 3Equivalent or higher in comparison to the past state.

Level 4

Increased twofold in comparison to the past state.

Level 5

Increased fourfold in comparison to the past state.

□Description- The staying population means the average staying number of people of each building application.
For details of calculation, refer to PART I 2.4.1.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD3

Implementation results of the relevant district development project are evaluated based on
an increase or decrease in comparison to the past state.

64

CASBEE for Urban Development2014 Edition●3.2.2 Economic development
This assessment is performed from the viewpoint that inviting companies, investment,
and community support for the area contribute significantly to the development of thelocal economy.
○3.2.2.1 Revitalization activity
Efforts for economic revitalization programs are evaluated with separate assessment
standards of the housing system and the non-housing system because the number ofhousing system items expected to be applicable is small. After assessment of the
housing system and the non-housing system, perform weighted average with the rate of
the scale (gross floor area).
Efforts for economic revitalization programs (housing system)
Evaluate according to the number of items worked on.
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

No items are worked on.

Level 4

One item is worked on.

Level 5

Two or more items are worked on.

Efforts for economic revitalization programs (non-housing system)
Evaluate according to the number of items worked on.
Level 1

No items are worked on.

Level 2

One item is worked on.

Level 3

Two items are worked on.

Level 4Three items are worked on.

Level 5

Four or more items are worked on.

Effort items to be evaluated
Item(1) Company advancement and investment(2) Cooperative sales and events(3) Local company support(4) Cooperative activities with the area
(5) Area management(6) Other efforts

Content
An organization that attracts company advancement andinvestment to the area exists.
Cooperative sales promotion and events are
implemented organizationally and systematically.
Products are purchased systematically fromlocal companies.
Cooperative activities with the area are
implemented.
Business schemes for establishment of financialbase of area management such as finance are set.
Other advanced efforts exist.

□Description- The organization that attracts company advancement and investment introduces governmental
support measures for attracting companies and unoccupied property in the block and sends
information for company advancement and investment all at once.
- The cooperative activities with the area include an approach based on collaboration between
government, industry and academia, a cooperative business with companies in and around theblock, and a cooperative approach with residents in and around the block.
- Establishment of the financial base of area management is evaluated when there are schemes sothat an SPC is formed for development of public facilities and/or that the administration body has
ownership of leased land in the block and manages the area based on the rental income from theproperty.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development

652014 Edition●3.3 Efficiency/Rationality●3.3.1 Information system
The flexibility and usability of the information environment of the block (LAN or wirelessLAN) is evaluated. In addition, block infrastructure system management utilizing ICT isevaluated. (However, energy-related matters evaluated in 3.3.2 are excluded.)○3.3.1.1 Information service performanceThis assessment is performed based on efforts for communication line capacity, Internet
communication speed, and utilization methods.
QUD3

Information service performance
Level 1

No items are worked on.

Level 2

One item is worked on.

Level 3

Two items are worked on.

Level 4Three items are worked on.

Level 5

Four or more items are worked on.

Effort items to be evaluated
Item

Content(1) Communication line capacity

Sufficient capacity of communication line is secured
in comparison to estimated communication traffic
volume in the block.

(2) CATVCATV is introduced.

(3) Security measure

Security is assured by network monitoring.

(4) High speed Internet

Connectivity to high speed Internet is secured
even for outdoor space.

(5) Other efforts

Other advanced efforts exist.

□Description- Development of WiFi as well as indoor wired LAN in the block is evaluated. The communication line
includes the main line connected to the block and LAN cables in the block. High speed Internet
means optical lines and WiFi.
- The estimated communication traffic volume in the block is set based on understood inhabitant
population and staying population, and also the number of expected visitors.
- Security assurance with network monitoring is evaluated based on measures in area information
centers that keep all information related to the block.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

66

CASBEE for Urban Development2014 Edition○3.3.1.2 Block management
Uniform management conditions of infrastructure in the block are evaluated.
Block management
Level 1

(Not applicable)

Level 2

No items are worked on.

Level 3

One item is worked on.

Level 4

Two items are worked on.

Level 5Three or more items are worked on.

Effort items to be evaluated
Item

Content(1) Water demand and supply management

Water demand and supply is managed.

(2) Waste

Waste treatment and recycling is performed.

(3) Medical information

Medical information is transmitted and shared.

(4) Public service information

Public service information is transmitted andshared.

(5) Traffic management

Traffic management is performed.

□Description- Management of water demand and supply is evaluated in cases where water utilization is
optimized by a comprehensive management system utilizing ICT. Specifically, development ofadvanced water leakage detection systems utilizing ICT cooperatively with the administration andrealization of a water smart grid that integrates water usage into a network are included.
- Medical information and public service information are evaluated based on transmission andsharing of information using a bulletin board, digital signage, local news, community notice, etc.
The digital signage represents an advertising medium that utilizes digital technologies for display
and communication to display images and information using a flat display or a projector.
- Traffic management is evaluated in a case where the Intelligent Transport Systems (ITS), which
utilize the latest ICT to establish a system integrating people, roads, and vehicles, are introduced.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development672014 Edition●3.3.2 Energy system
Flexibility to change in energy demand and price (such as diversified supplier, demand
response (a method to balance the energy demand and supply by changing the electricity
fee depending on the time zone so that the electricity fee at a peak time is higher in order tosuppress electric power consumption), etc.) and medium- and long-term easiness of
updating and expansion for the whole block are evaluated.
○3.3.2.1 Possibility to make demand/supply system smart

Smartification of demand and supply system
Level 1

No items are worked on.

Level 2

One item is worked on.

Level 3

Two items are worked on.

Level 4Three items are worked on.

Level 5

Four or more items are worked on.

Effort items to be evaluated
Item

Content(1) Smart meter

A smart meter is introduced.

(2) BEMS, HEMS

BEMS and HEMS are introduced in buildings.

(3) CEMSCEMS is established in the whole block.

(4) Renewable energy and unused energy

Renewable energy and unused energy are utilized.

(5) Other efforts

The other schemes of advanced efforts or business exist.

□Description- The supply and treatment system in the block is evaluated based on improvement in the efficiencyof maintenance through integration and networking and flexibility for functional expansion.
- BEMS represents the building energy management system, HEMS represents the home energy
management system, and CEMS represents the community energy management system.
- Utilization of renewable energy and unused energy is evaluated based on utilization of solar energy,
wind power energy, river water heat energy, ground water heat energy, sewage heat energy, etc.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

QUD3

Technology introduction for smartification of energy demand and supply system in the blockis evaluated based on the number of items.

68

CASBEE for Urban Development2014 Edition○3.3.2.2 Updatability and expandability
Efforts of piping and wiring are evaluated based on renewability and expandability.
Renewability and expandability
Level 1

No items are worked on.

Level 2(Not applicable)

Level 3

One item is worked on.

Level 4

(Not applicable)

Level 5

Two or more items are worked on.

Effort items to be evaluated
Item(1) Piping and wiring material

Content
Piping and wiring material that has longrenewal period are selected.

(2) Utility corridor

A utility corridor exists.

(3) Other efforts

Other advanced efforts or business schemes
exist.

□Description- Consideration for piping and wiring material is evaluated when material with a long renewal
period is selected in reference to the renewal standard of Building and Equipment Long-life Cycle
Association (BELCA) or the like.
- This utility corridor represents not a conventional conduit of individual piping systems for eachbuilding but a wire common trench installed in the block.
- The other advanced efforts include a district heating/cooling system or the like, if any.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development69

2014 Edition

2. Environmental load of urban development
2.1 Basic policy of LUD assessment
2.1.1 LUD assessment procedure
Figure II.2.1 shows outline flow of assessment of LUD.

II. Measures forlow carbonization- Regional division- Distance from nearest railway station- Transport sector- Building sector- Green sector- Buildings structure(Gross floor area for each application)

III-(1) BAU case
CO2 emissions (total amount)

III-(3) Estimation of staying population

III-(2) Post-measure case
CO2 reduction amount

Per capita CO2 emissions

III-(6)
Reduction rate against BAU

III-(5) Post-measure case
Per capita CO2 emissions

III.
Calculation ofemissions andreduction
III-(4) BAU caseof CO2

IV. Conversion to score
IV-(1) LUD total score (0 to 100)IV-(2) LRUD (1 to 5)<Radar chart><BEE chart><CO2 emissions auxiliary chart>

Figure II.2.1 Outline flow of assessment of LUD and LRUD

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

LUD

I. Understand of assessment object block

70

CASBEE for Urban Development2014 Edition

In zone III above, emissions and reduction of CO2 are calculated for each of the LUD1 transport sector,
the LUD2 building sector, and the LUD3 green sector described below according to the "Manual for
Low Carbon City Development" (MLIT, MOE, and METI, December 2012) and "Integrated Urban
Development Project Plan Certification Application Manual" (MLIT, December 2012).
For the zone IV conversion to score above, the sub of LUD1, LUD2, and LUD3 is evaluated.
The assessment in zone III is performed practically and rationally using one of the following
calculation methods:(1) Calculation based on actual values(2) Calculation based on the target reduction rate(3) Calculation based on simulation of the low carbon measures to be introduced(4) Estimation based on the introduced energy saving measures
Selection from (1) to (4) shall be based on the following criteria in principle, depending on the
judgment of the evaluator.
- When the past block conditions are evaluated without change and actual results in the object site
are available, method (1) can be used for assessment.
- In the development stage of a future concept where the building plan has not been clearly defined
and therefore the reduction amount cannot be calculated, method (2) can be used for assessment
based on the target value of the reduction rate (e.g., 20% reduced against BAU, etc.) instead. In thiscase, however, a target value of ten or less years later after implementation of the measures shallbe used, and it is necessary to indicate the cause of the target value such as the reference of theupper level plan.
- When the amount of GHG emissions from the building to be constructed can be calculated using a
program released to the public, method (3) can be used for assessment.
- Regardless of a planned building or an existing building, method (4) can be used for assessment
based on the application ratio of the environmental measure to be introduced when the applicationand gross floor area of the building can be understood and the actual results, calculation results,
and target values are not available.

2.1.2 Handling of GHG emissions of products in industrial fieldTypically, products in industrial fields are distributed beyond the boundary to the outside of the object
block and utilized outside the boundary. Therefore, CASBEE for Urban Development considers GHG
emissions of industry fields as emissions at the place of consumption and does not count such
emissions in the assessment object block regardless of the BAU value or the post-execution value.

2.1.3 Handling of low carbon measures worked on beyond the relevant block
Low carbon measures such as the business operator's independent efforts or through governmental
regulations, which are not measures taken by the relevant block, are judged on a case-by-case basis.
(1) For lowering of GHG emissions, establishment of a reduction target for each of the transport,
building, and green sectors, for every type of business, and for every product, and efforts for its
achievement (sectoral approach) are considered and promoted in various fields. When evaluated asefforts of the relevant block, these can be reflected in the LR assessment as a reduction effect for
BAU cases.
(2) The reduction amount of GHG due to the measures worked on beyond the relevant block such as
the direct effects of governmental regulations and uniform improvement in fuel consumption oftransportation facilities is equally considered for both BAU and post-execution values.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development71

2014 Edition

2.2 Concept for each assessment item
Basically, the configuration of LUD assessment items is according to the "Manual for Low Carbon City
Development" as shown in Table II.2.1. For each item, the annual total emissions amount in therelevant block (t-CO2) is calculated, and then the per capita emissions amount [t-CO2 / person-year] forthe staying population is calculated.

Table II.2.1 Configuration of LUD assessment items (same as Table I.2.3)
Major item

Middle item

Small item

Corresponding with standard method
examples (1) to (7) described in the Manual
for Low Carbon City Development

LUD1 CO2 emissions from traffic sector－－(1), (2), (3), (7)

LUD2 CO2 emissions from building sector－－(5), (6)

LUD3 CO2 absorption by green sector

－

－

(4)

2.2.1 LUD1: CO2 emissions amount from traffic sector(1) CO2 emissions in BAU case
CASBEE for Urban Development uses the calculation tool of the "Integrated Urban Development
Project Plan Certification Application Manual".
Emissions amount in the BAU case can be calculated by entering the classification of the city that
contains the assessment object block (central part of metropolitan area, suburb of metropolitan area, or2
local city), the gross floor area (m ) for each building application, and the distance from the nearest
railway station in the relevant block (m).
(2) CO2 reduction amount due to measures
For the CO2 emissions amount generated along with energy consumption in the traffic sector, fourstandard measures are described in the "Manual for Low Carbon City Development". In CASBEE for
Urban Development, these are handled as the following:[1] Development of an area that is the base for concentration of urban functions and adjustment of
positioning of urban functions
For accumulation of various urban functions in the relevant block, the low carbon measures in thisitem include attraction of residents, location of business functions, location of other urban functions(medical and commercial functions), development of intensive parking facilities, and promotion ofdevelopment of a town of "on-foot" lifestyle (arrangement of walkways and bicycle pathways, adoptionof barrier-free design, etc.).
The CO2 reduction effect due to this measure is worked out using the calculation tool in the"Integrated Urban Development Project Plan Certification Application Manual" (City Bureau andHousing Bureau, MLIT). The Score Sheet of CASBEE for Urban Development (2014 Edition) has acalculation function, and BAU emissions amount, reduction amount, and post-execution amount areautomatically calculated.
* Figure II.2.2 shows the general picture of the "Integrated Urban Development Project Plan Certification Application Manual" (City Bureau and Housing
Bureau, MLIT) described above. In CASBEE for Urban Development, this calculation tool is operated according to the following policy.
1) Because calculation of the original calculation tool is based on the condition that widely dispersed
urban functions users are gathered in the business district, the post-project total amount of urban
functions of the assessment object urban area is not changed and arrangement of urban functions ischanged. On the other hand, because CASBEE for Urban Development focuses on the block where
the project is executed, the calculation tool can trial-calculate BAU CO2 emissions amount on theassumption of a wide dispersion of urban functions and post-project CO2 emissions amount on theassumption of gathered urban functions for post-project gross floor area of each application in theassessment object block.
2) The original calculation tool adopts a transportation sharing ratio for each urban classification, andthe classification "center part of metropolitan area" is common for Tokyo 23 wards, Nagoya city, andOsaka city. However, because Tokyo 23 wards have a tendency to have a transportation sharing
ratio different from the other cities due to the status of railway networks, etc., the calculation tool inc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

LUD

Overview of each item is as the following:

72

CASBEE for Urban Development2014 Edition

CASBEE for Urban Development can select "Tokyo 23 wards" or "Center part of other metropolitanarea" separately. (The transportation sharing ratio of "Tokyo 23 wards" uses the latest person trip
survey data of Tokyo metropolitan area (Tokyo 23 wards) and the ratios of the others are the set
values of the original calculation tool.)Figure II.2.2 General picture of CO2 reduction effect calculation tool in the"Integrated Urban Development Project Plan Certification Application Manual"[2] Utilization promotion of public transportation
Measures for improvement in public transportation sharing ratio include improvement in convenienceof railways, buses, LRT, etc., popularization of eco-commuting, etc. Some of them can be evaluatedas the assessment tool used in (1) and others are measures of the level outside the boundary of theassessment object block. The latter case should be considered equally for BAU in the relevant blockand all of the post-measure cases according to the policy of 2.1.3 and shall not be included in thecalculation of the reduction effect.
Refer to the calculation method in "Manual for Low Carbon City Development", if necessary.
[3] Rationalization of freight traffic
Rationalization of freight traffic includes promotion of efficiency improvement in urban logistics(cooperation of delivery). Generally, this is an effort of the level outside the block and should beconsidered equally for BAU in the relevant block and all of the post-measure cases according to thepolicy of 2.1.3 and shall not be included in the calculation of the reduction effect.
Refer to the calculation method in the "Manual for Low Carbon City Development", if necessary.
[4] Promotion of reduction of CO2 emissions caused by use of automobiles
Methods for lowering of CO2 emissions caused by use of automobiles include promotion of electricvehicles, promotion of eco-driving, utilization of very small veihicles, etc. Some of them can beevaluated as the assessment tool used in (1) and others are measures of the level outside theboundary of the assessment object block. The latter case should be considered equally for BAU in
the relevant block and all of the post-measure cases according to the policy of 2.1.3 and shall not be
included in calculation of the reduction effect.
Refer to the calculation method in the "Manual for Low Carbon City Development", if necessary.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

73

CASBEE for Urban Development2014 Edition

2.2.2 LUD2: CO2 emission from building sector
The CO2 emissions amount from the building sector includes CO2 emissions associated with energy
use of business buildings and residential buildings (detached houses and housing complexes). The
reduction amount of CO2 emissions due to efforts such as the energy saving measures of buildings andefforts of the whole area including district heat supply in comparison to a case where buildings andhouses in the object block are planned with average specifications (BAU case) is evaluated.

The Score Sheet of CASBEE for Urban Development (2014 Edition) calculates the CO2 emissions
intensity against the primary energy consumption by setting a CO2 emissions factor (kg-CO2/kWh) ofelectricity used in the assessment for energy consumption and the classification in Table II.2.2 andTable II.2.3 below.
The CO2 emissions amount of a BAU case in the building sector is calculated by multiplying this CO22emissions intensity by the gross floor area (m ) for each building application.

Table II.2.2 Primary energy consumption intensity and energy component percentage for CO2 calculation of business buildings
Building
application
Offices
Schools

Primary energy consumption(MJ/m2-yr)
1,745
973

Elementary, junior high, and high schools

Primary energy composition ratio per energy source (%)
Electricity
Town gas
Other
90
6
4
79
12
9

376

70

13

17

Retailers

4,171

92

3

5

Restaurants

17,920

50

38

12

Halls

1,320

75

16

9

Factories

500

100

0

0

Hospitals

2,428

65

15

20

Hotels
2,630
77
10
13
* Edited from published data of Database for Energy Consumption of Commercial Building (2014)

Table II.2.3 Primary energy consumption intensity for CO2 calculation of residential buildings
Application

Area classification

Ratio (%)

Energyclassification

Unit

50

Electricity

kWh/m2-year

Electricity

kWh/m2-year

Detachedhouse

Residential
complex100

Heating

Ⅰ
23.0

Ⅱ
15.6

Ⅲ
12.0

Ⅳ
6.5

Ⅴ
4.3

Ⅵ
0.0

Cooling

0.0

0.1

0.5

1.5

1.5

4.0

100

100

Water heater

172.0

207.1

208.4

194.8

158.8

117.5

100

100 Town gas MJ/m2-yr

Lighting

6.8

6.8

6.8

6.8

6.8

6.8

100

100

Electricity

kWh/m -year

Home electric appliances

13.6

14.2

15.0

15.0

14.4

14.2

100

100

Electricity

kWh/m2-year

Cooking

24.7

25.6

27.1

27.2

26.1

25.6

100

100 Town gas MJ/m2-yr

Ventilating

3.4

3.5

3.7

3.7

3.6

3.5

100

100

Electricity

kWh/m2-year

Water saving

1.6

1.6

1.6

1.6

1.6

1.6

100

100

Electricity

kWh/m2-year

2

Common use
10.3
10.3
10.3
10.3
10.3
10.3
0
100 Electricity kWh/m2-year* Cited from CASBEE for Detached House (New Construction) 2014 Edition, CASBEE for Dwelling Unit (New Construction) 2014 Edition Manualc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

LUD(1) Calculation of CO2 emissions of BAU case
For a BAU case of business buildings, the average value of primary energy consumption for eachbuilding application in "Database for Energy Consumption of Commercial Building (DECC)" is adopted,
and the average CO2 emissions amount is calculated in reference to the energy component percentage
of energy consumption for each building application in the DECC (Table II.2.2). For a BAU case forresidential buildings, the value corresponding to "Inhabit" in a reference case of the LCCO2 calculation
procedure (2014 edition) in CASBEE for Detached House and CASBEE for Dwelling Unit is adopted as
the BAU value (Table II.2.3).

74

CASBEE for Urban Development2014 Edition

Table II.2.4 CO2 emissions factor for each energy classification for calculation of LCCO2Classification

CO2 emissions factor

Electricity※

kg-CO2/MJ

Town gas
Kerosene
Type A heavy oil
ＬＰＧ
Other

0.04990.06780.06930.05900.0686kg-CO2/MJ
kg-CO2/MJ
kg-CO2/MJ
kg-CO2/MJ
kg-CO2/MJ

Remarks* The value obtained by converting the evaluator-selected value (kg-CO2/kWh) by
9.76 MJ/kWh (All-day average conversion factor of Energy Saving Law 2013)

Used for dwelling application in standard calculation(Average value of (kerosene + type A heavy oil))(2) Calculation of CO2 reduction amount due to certain measures
The "Manual for Low Carbon City Development" includes two standard policies as low carbon
policies of the building sector (home and business). In CASBEE for Urban Development, these arehandled as the following:[1] Promotion of low-carbonization of buildings
Low-carbonization of buildings includes various energy saving measures for new constructions andthe existing stocks.
The energy saving ratio for each equipment item resulting from the measuring of buildings is
calculated by referring to the energy saving ratio for each measure item shown in "Standard forAssessment of the Environmental Preservation Performance of Government Building Facilites andRenovation Plan (supervised by Government Buildings Department, Minister's Secretariat, MLIT)"
and by utilizing the released reduction rate and general-purpose energy simulation tools such as theprimary energy consumption calculation program (for dwellings/buildings), "BEST program", "LCEM
tool", etc.
*1) Standard fo Assessment of the Environmental Preservation Performance of Government Building:Renovation standard regarding environmental preservation of government buildings supervised byGovernment Buildings Department, Minister's Secretariat, MLIT
*2) BEST program: Comprehensive energy simulation tool for buildings published by Institute for Building
Environment and Energy Conservation*3) LCEM tool: Life Cycle Energy Management procedure for government buildings supervised byGovernment Buildings Department, Minister's Secretariat, MLIT

[2] Utilization of public facilities for establishment of facilities that contribute to use ofnon-fossil energy and efficient use of fossil fuelThis includes the reduction of consumption of energy derived from fossil fuels through sharing of heatsuch as a district heating/cooling system and heat accommodation between buildings (extended useof energy) or effective utilization of renewable energy and unused energy.
For the reduction amount in a case where extended measures such as connection to the district
heat supply is taken, the heat-source-derived CO2 emissions amount among CO2 emissions amountof the building itself in [1] above is multiplied by the CO2 emission reduction ratio according to theexistence of management policies for operation. (Refer to Figure II.2.3.)* CO2 emissions reduction ratio: effects due to connection to district heat suppliesby the Japan Heat Supply Business Association in 2004 in a research project commissioned by METI
in FY2002. The net effect that is the sum of the energy saving effect and the energy increasing effectshown here is as follows:- In the case where management policies for operation are established ----- 12% (=16+9-10-3)- In the case where management policies for operation are not established ----- 3% (=16-10-3)
For detailed calculation, annual conditions of electric demand, heat demand, plant equipment
constitution, equipment characteristics, operation policies, and utilization possibility of unused energy
in the calculation object area are taken into consideration.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development752014 Edition

LUD

Figure II.2.3 Energy saving effect with sharing of heat (extended energy use)
2.2.3 LUD3: CO2 absorption of green sector
Manual for Low Carbon City Development contains development of green zones in public spaces,
planting of tall trees on private lands, maintenance of green zones, and improvement in heat
environment with rooftop greening. These are handled in CASBEE for Urban Development as thefollowing:(1) Calculation of CO2 emissions in BAU caseIn a BAU case, the BAU emissions amount is calculated by the following formula on the assumption that
3% of the relevant block site area is maintained green zones.
[CO2 absorption amount (t-CO2/year)]= 4.95 (t-CO2/ha-year) x [Relevant block site area (ha)] x 0.03
The absorption intensity (4.95) used in the above formula is explained in (2) below.
(2) Calculation of post-measure CO2 absorption amount
Promotion of development of parks and green zones in urban public spaces and greening of publicbenefit facilities allow for securement of GHG absorption sources. Maintaining green zones in therelevant block allows for securement of GHG absorption sources.
[1] CO2 absorption due to development of green zones in public spaces and planting of tree trees on
private lands
For the object block where the number of tall trees cannot be ascertained and greening with 200 or
more trees per hectare is performed, the following formula shown in the Manual for Low Carbon City
Development is used.
[CO2 absorption amount (t-CO2/year)] = 14.45 (t-CO2/ha-year) x [Greening area (ha)][2] CO2 absorption amount due to maintenance of green zone
For a case where maintenance such as thinning and complementary planting is performed, thefollowing formula shown in the Manual for Low Carbon City Development is used.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

76

CASBEE for Urban Development2014 Edition[CO2 absorption amount (t-CO2/year)] = 4.95 (t-CO2/ha-year) x [Maintained area (ha)][3] CO2 reduction amount due to rooftop greening
The following formula is used in reference to a calculation example using the cooling system heatload reduction effect due to greening shown in the Manual for Low Carbon City Development.
[CO2 reduction amount (t-CO2/year)]= 52 (t-CO2/ha-year) x [Rooftop greening execution area (ha)]Standard calculations handled in CASBEE for Urban Development are as described above. Not only
these, but also in cases where the number of tall trees can be ascertained or where the maintenancestatus of green zones meet certain conditions, separate calculations are performed according to the
Manual for Low Carbon City Development, if necessary.
(Note)
Typically, a block where urban functions and houses are concentrated, LUD3 is quantitatively smaller
than LUD1 or LUD2. But, greening and preservation of green zones have effects other than absorptionof GHG. Therefore, a greening-related item is prepared for QUD1 (environment) in order to evaluate
proactive efforts based on improvement in environmental quality.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development77

2014 Edition

2.3 Calculation of per capita value
2.3.1 Total CO2 emissions amount from the object block
The CO2 emissions amount and CO2 reduction amount of LUD1 (traffic sector), LUD2 (building sector),and LUD3 (green sector) calculated in 2.2 are added up. CO2 emissions in the relevant block in a BAU
case and CO2 emissions in a post-measure case are calculated with the following formulas:(For both cases, the unit is t-CO2/year)[CO2 emissions in BAU case]= [CO2 emissions amount of LUD1 (traffic sector) in BAU case]+ [CO2 emissions amount of LUD2 (building sector) in BAU case]- [CO2 absorption amount of LUD3 (green sector) in BAU case]

Figure II.2.4 shows a conceptual drawing of the above calculations (the unit is t-CO2/year)

Figure II.2.4 Adding up of CO2 emissions (conceptual drawing)

2.3.2 Estimation of staying population
As described in 2.5.2 of Part I, this tool uses the annual per capita CO2 emissions amount converted
from the added up CO2 emissions amount in order to maintain neutrality regardless of the scale of theblock.
As the population in the block, the "staying population" shown in 2.4 of Part I is used. The Score
Sheet contained in this tool calculates the staying population automatically when the gross floor area foreach building application in the object block is entered.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

LUD[CO2 emissions in post-measure case]= ([CO2 emissions amount of LUD1 (traffic sector) in BAU case] - [CO2 reduction amount of LUD1 (traffic sector)])+ ([CO2 emissions amount of LUD2 (building sector) in BAU case] - [CO2 reduction amount of LUD2 (building sector)])- [CO2 absorption amount of LUD3 (green sector) in post-measure case]

78

CASBEE for Urban Development2014 Edition

2.3.3 Calculation of per capita CO2 emissions amount
Annual per capita CO2 emissions amount is calculated for both a BAU case and a post-measure caseusing the following formulas:[Annual per capita CO2 emissions amount in BAU case (t-CO2/person-year)]= [CO2 emissions amount in BAU case (t-CO2/year)] / [Staying population (persons)][Annual per capita CO2 emissions amount in post-measure case (t-CO2/person-year)]= [Annual CO2 emissions amount in post-measure case (t-CO2/year)] / [Staying population (persons)]
In the CASBEE for Urban Development Score Sheet, these calculation results are represented as an
auxiliary chart shown in Figure II.2.5.

5.2

BAU

3.9

施策後
Post-measure
0

2

4

6

8

10

GHG温室効果ガス排出量[t-CO
emissions amount [t-CO2/人・年]
2/person-year]
Reduction rate of GHG emissions amount: 25.0%
温室効果ガス排出量削減率： 25.0%

Figure II.2.5 Auxiliary chart example of annual per capita CO2 emissions amount(Supplement)
In cases where the staying population differs between the BAU case and the post-measurecase
According to the "Integrated Urban Development Project Plan Certification Application Manual", theapplication and the scale of a building are the same for a BAU case and a post-measure case and thetwo cases differ only in their locations. In a BAU case, buildings are assumed to be separated fromeach other and from a station virtually. Therefore, average staying populations for each building
application for both cases are the same, and the staying populations of the two cases do not differ.
Because of a difference in the integration level of the location, however, the number of visitors
may differ between the two cases. In such case, different values can be used as the staying
population for the BAU case and the post-measure case, but automatic calculation of the Score
Sheet cannot be used and the evaluator is required to count the staying populations of the two cases
independently.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development79

2014 Edition

2.4 LUD total score and conversion to LRUD
2.4.1 Reference point of LUD total score
If the actual value of per capita CO2 emissions amount (t-CO2/person-year) in the assessment object
block is used as the LUD total score (0 to 100) in calculation of BEE (QUD/LUD), the BAU case itself varies
significantly depending on the characteristics of the relevant block such as whether the block mainlycontains residential functions or economic activities including business and commerce. When ameasure of a large-scale absorption source is taken in LUD3 (green sector) in addition, the emissions
amount in a post-measure case may be a negative value. Therefore, the BEE calculation is required todeal with a possible negative value.
Accordingly, the LUD total score in this tool is defined as the following:

Reference points of LUD total score on a logistic curve are defined as shown in Table II.2.5.

Table II.2.5 Reference points of LUD total score
Reference point of
LUD total score

LRUD
level

50

3

BAU emission minus 5%

25

4

BAU emission minus 18%

Setting standard* Definition of reference point
1) The reference point for LR=3 is set to a level minimally required against BAU that is set to theconventional standard. In the block, currently, the ratio of CO2 emissions from the traffic sector to theCO2 emissions from the building sector is one-to-one to one-to-two including the traffic sector basedon trip numbers coming and going in the block. In addition, the revision of the energy saving standard
in FY2013 causes houses and buildings in the building sector to become the level of the conventional
standard minus 10%. Taking these into consideration, at least the future standard of BAU minus 5%
is required for the sum of traffic and building sectors. The reference point for LR=3 is set to this.
2) Based on the long-term objective "Reduction of 80% by 2050" indicated in "Current Policy of Global
Warming Countermeasures" published by the Global Warming Prevention Headquarters in March2013 and decided by the Cabinet and the objective "Reduction of 3.8% from 2005 by 2020" decidedin October 2013, "a reduction of approximately 1.8% is needed every year in order to attain theobjective of a reduction of 80% by 2050 with respect to the 2005 level. In the case of "Ten years later,
after implementation of measures", which CASBEE for Urban Development uses as a reference, thiscorresponds to minus 18%. The reference point for LR=4 is set to this.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

LUD- The level of efforts to reduce CO2 as much as possible in comparison to a BAU case through taking
low carbon measures in the block in consideration of the characteristics of the block that differ
depending on the block is evaluated.
- The score is calculated using a logistic curve so that the LUD total score does not result in a negativevalue and reduction efforts around L=50 (corresponding to level 3 of LRUD) become sensitive.

80

CASBEE for Urban Development2014 Edition

2.4.2 Conversion to LUD total score and LRUD
According to the concept described in 2.4.1, the values of LUD total score and LRUD are calculated by
the following conversion formulas.
［LUD total score］＝

100 ×

1
1＋exp(－a×(X－m))

X: Annual per capita CO2 emissions in post-measure casem: Annual per capita CO2 emissions in BAU case minus 5%
a: Gain (coefficient for enhancing sensitivity around LUD=50)
This coefficient is set defined so that the calculation results in LUD=25 in the caseof annual per capita CO2 emissions in BAU case minus 18%--- = 7.6923*ln(3)/[Annual per capita CO2 emissions in BAU case]

LRUD ＝ 5 － ［LUD total score］／25

Figure II.2.6 shows the logistic curve. On the CASBEE for Urban Development Score Sheet, LUD total
score and LRUD are calculated automatically.

Figure II.2.6 Conversion to LUD total score and LRUD using the logistic curve

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development81

2014 Edition

PART III. Assessment procedures
3.1 Structure of assessment sheet
CASBEE for Urban Development (2014 Edition) is developed so that data can be entered on
general-purpose spreadsheet software on the assumption of various utilizations of assessment results.
Prepared main assessment sheets include the Main Sheet and the Score Entry Sheet for input and theScore Sheet and the Assessment Results Sheet for output. Into the Main Sheet, basic information
related to the execution of assessments is entered. Into the Scoring Sheet, on which scoring criteria
are indicated for each assessment item, scoring results are entered according to the criteria.

Assessment procedures

Figure III.1.1 Overall structure of assessment sheet

3.2 Main Sheet
The Main Sheet is a primary sheet into which the evaluator enters the overview of the assessment
object project and information needed for assessment. Figure III.2.1 shows the Main Sheet.
With regard to the building coverage ratio and the floor area ratio, the four types of "specified","standard", "allowable", and "planned" are used separately as the following:- Specified building coverage ratio and specified floor area ratio: the building coverage ratio andfloor area ratio by region specified together with application, etc., by urban planning.
- Standard building coverage ratio and standard floor area ratio: when the assessment object district
stretches over two or more areas with different specified building coverage ratios and specified
floor area ratios, a building coverage ratio and a floor area ratio weighted and averaged according
to the district area of the object project belonging to each area are used.
- Allowable building coverage ratio and allowable floor area ratio: the allowable upper limit of thebuilding coverage ratio and floor area ratio applied to the relevant project. Normally the standard
building coverage ratio and the standard floor area ratio have the same meaning. If values uniqueto the assessment object district are specified independently by a system or method of the district
planning, however, the specified values are the allowable building coverage ratio and allowablefloor area ratio.
- Planned building coverage ratio and planned floor area ratio: the building coverage ratio and floorarea ratio calculated by the actual facility scale and site area being constructed or planned in therelevant project. These are within the allowable building coverage ratio and allowable floor area
ratio.
There are four sets of columns (1) to (4) for entry of the district and zone of the urban plan includingc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

82

CASBEE for Urban Development2014 Edition

the specified building coverage ratio and specified floor area ratio. Up to four kinds of values can beentered into these columns. If the object district stretches over five or more different areas, enter themain four.
There are the columns for entry of the assessment date and the asessor names (preparing the relevant
assessment sheet). Up to six asessor names can be entered. In addition, the verification date andreferee name (one person) need to be entered in order to clearly indicate the check system of input
information and assessment results. When entry of the overview is finished, each sheet can be calledon the screen by clicking the sheet name displayed in the column in the lower part of the sheet.

Figure III.2.1 Main Sheet screen (entry example)
The Main Sheet is accompanied by the Consideration Sheet, into which a comprehensive comment forthe concept, etc., and considerations for the six areas of Q1 to L3 and other issues are entered withregard to the planned items and executed items related to environmental considerations of theassessment object project. The information entered into the Main Sheet (and also the Consideration
Sheet) is automatically transcribed into the necessary columns on each sheet and the Assessment
Results Sheet.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development83

2014 Edition

3.3 Score Entry Sheet
The Score Entry Sheet is a set of sheets on which the evaluator actually enters scores, and includes
sheets for assessment fields of "Scoring Q1", "Scoring Q2", "Scoring Q3", "Scoring L", and "Scoring L(Energy Detail Entry)". The evaluator performs an assessment according to the assessment
reference indicated for each of the assessment items in the sheet.
On a sheet, the cell to be entered is displayed in light blue, and the evaluator can answer the item
through the pull-down system. Basically, the score is automatically calculated by performing a
selection according to instructions on the screen, and operation procedures are clearly
understandable.

3.3.1 Scoring of environmental quality Q (Scoring Sheets Q1, Q2 and Q3)
The Score Entry Sheet contains scoring criteria and effort items as shown in Figure III.3.1 and Figure
III.3.2. The evaluator performs scoring by selecting the relevant level directly or selecting the effort
item according to the table. For some assessment items, "N.A." can be selected when the scoring
criteria is inapplicable because of the individual conditions of the object district. When "N.A." isselected, the weight of the N.A. item is set to zero and distributed proportionally to the other items
unless otherwise noted.

Figure III.3.1 Score Entry Sheet screen (example of direct level selection)

Figure III.3.2 Score Entry Sheet screen (example of effort item selection)c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

84

CASBEE for Urban Development2014 Edition

3.3.2 Scoring of environmental load L (Scoring L Sheet and Scoring L (Energy Details Entry) Sheet)Open the Scoring L Sheet. In cells in light blue, select the status of the assessment object block fromthe pull-down list or enter a value directly according to directions in the sheet.
Points of attention in entries on an assessment sheet of L environmental load are shown below.

1. Object city
1) City classification of object area
The evaluator need not judge the classification by himself or herself. City classification of the object
area can be selected from the pull-down menu according to the classification shown in the following
table.

Table III.3.1 City classification of object area
Classification
Central part of metropolitan area
Suburb of metropolitan area

Location of object area
Tokyo 23 wards, Nagoya city, Osaka city
Cities in three major metropolitan areas (Tokyo, Saitama, Chiba, Kanagawa, Aichi, Gifu, Mie,
Osaka, Kyoto, Hyogo, and Nara prefectures) except for above-mentioned cities

Local city

Cities outside of three major metropolitan areas

2) Region of object area
The relevant region classification of the assessment object area can be selected from the pull-down
menu.

2. Entry of overview of buildings in the block
In this item, the site area of the assessment object scope and the floor area constituting ratio of thebuildings in the object site for each building application are entered. Classification of the building
application is equivalent to that of CASBEE for Construction and entered in reference to the following
table.
For a housing complex, the ratio of the common areas and the residential part of the building isneeded for CO2 calculation. Therefore, enter the ratio of the residential part for a housing complex.

Table III.3.2 Example of classification of building application
Classification

Non-housing

Housing

Building application
Offices
Schools
Retailers
Restaurants
Halls
Factories
Hospitals
Hotels
Housing complexes

Types included
Offices, government buildings, libraries, museums, post offices etc.
Elementary schools, junior high schools, high schools, universities, technical colleges, higher vocational school and other school types
Department stores, supermarkets, etc.
Restaurants, canteens, cafes etc.
Auditoriums, halls, bowling lanes, gymnasiums, theaters, movie theaters, pachinko parlors etc.
Factories, garages, warehouses, spectator stands, wholesale markets, computer rooms, etc.
Hospitals, homes for elderly, welfare homes for the handicapped etc.
Hotels, inn, etc.
Housing complexes (detached houses are not applied.)

3. Distance to nearest railway station
Enter the distance to the nearest railway station. For this entry, the distance from the center of the site isused. If there are two or more nearest stations depending on the location in the site, calculate thedistance to be entered using the following formula.
[Distance to nearest railway station]= [Site area of each block] x [Distance from nearest station to each block] / [Site area of whole blocks]

4. Trial calculation of staying population
The staying population is calculated automatically when the floor area constituting ratio is entered, andtherefore need not be entered by the evaluator.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development852014 Edition

5. Determination of CO2 emissions factor of electric power
The CO2 emissions factor of electric power is set individually by the evaluator. The latest value asof December 19, 2013 is indicated on the assessment sheet as a reference, but the evaluatorneeds to set the value for an actual assessment using the latest values such as one released by
the power company to be used or planned to be used.

6. Energy saving measures of buildings
The effects of energy saving measures of buildings are calculated. The energy saving effect isdetermined as an effect based on the common standard level, using the average value for eachbuilding application in DECC data (Data-base for Energy Consumption of Commercial Building,released by JSBC) as a reference value. The energy saving effects are entered using one of thefollowing four methods:

Table III.3.3 Calculation of reduction amount of CO2 emissions due to energy saving effect of building
Calculation method[1] Calculation based on result
value

Entry method
Enter the result value.

[2] Calculation based on target
reduction ratio[3] Calculation based on individual simulation of
introduced CO2 reduction measure[4] Estimation based on introduced
energy saving measure

Enter the target value.
Enter the calculation result.
Select the energy
saving measure.

Note
When the past block conditions are evaluated without change
and the actual results in the object site are available, enter the
result value.
Enter the value for each building application.
Calculate the CO2 emissions amount of the building planned tobe constructed using programs released to the public.
When there is no result value, calculation result, or target value,
select the application ratio of the environmental measureplanned to be introduced. This method is adopted when entry
using either of the above methods [1] to [3] is difficult.
To enter measures, use the application ratio expressed as apercentage for each of the measures prepared. When appliedthoroughly, the measure is entered as 100. When not applied atall, the measure is entered as 0. Measures need to be enteredseparately for residential and non-residential buildings.
When solar power generation equipment is entered, use therated output value planned to be introduced instead of theapplication ratio. In the case of the introduction of a solar
collector, enter the panel area as the introduction scale. In thecase of the introduction of cogeneration equipment, enter
directly the reduction amount of CO2 emissions calculated using
the other program.

7. Entry of greening area
Enter the greening area in the site of the block. The greening area is calculated by the calculation
method prepared by the municipalities to which the assessment object site belongs, if available.
When the value is entered into the relevant field on the Scoring L (Energy Detail Entry) Sheet after
selection of the option, the CO2 emissions amount is calculated. The CO2 absorption amount iscalculated when the green zone area in the block is entered.

3.4 Score Sheet
Figure III.4.1 shows the Score Sheet. On the Score Sheet, the scoring results of values enteredinto the Score Entry Sheet are listed. The scoring results that are automatically shown in this list
are the values obtained by multiplying the score of each item by the respective weighting
coefficient and adding up the weighted results thereof for fields Q1 to Q3 and L1 to L3.
Entry columns in light blue for an environmental consideration plan have no effect on theassessment result itself, but it is recommended that the evaluator explains specific details of theinitiatives here.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

86

CASBEE for Urban Development2014 Edition

Figure III.4.1 Score Sheet of CASBEE for Urban Developmentc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development872014 Edition

3.5 Assessment Results Sheet
On the Assessment Results Sheet, results of Q (environmental quality of urban development), L(environmental load of urban development), and BEE (environmental efficiency of urban
development) are indicated by a chart and values. In addition, the relevant project information issumurraized in a sheet to allow the assessment result of CASBEE for Urban Development to bereadily understood. Figure III.5.1 shows the whole picture of the sheet. The outline of the design is
unified with the other CASBEE assessment tools, while displaying characteristics of CASBEE for
Urban Development.
1 Object district overview
In "1-1 Block overview", information entered into the Main Sheet (project name, location, zone anddistrict, building coverage ratio, floor area ratio, project overview, etc.) is indicated automatically, in
addition to basic items related to the execution of assessment such as the preparation date,asessor name, verification date, and referee name.
In "1-2 Object district", the general plan view (facility location diagram) of the assessment
object district is shown in principle. In addition, appropriate drawings can be pasted into the field"Block image" located thereunder.
2 Assessment results
This field indicates environmental performance assessment results of the block. The results areshown in charts based on the results of scoring items obtained on the Score Sheet.
The scores of assessment items are indicated as values where the numbers beyond the firstdecimal place are truncated. The calculation of scores of items is performed based on the values
that are not truncated.
2-1 Environmental efficiency of urban development (BEE: Built Environment Efficiency)
This field indicates "environmental efficiency of urban development: BEE" calculated based on theassessment results of Q (environmental quality of the urban development) and L (environmentalload of the urban development).
The relation between the total scores (out of a maximum of 100) of Q and L, the score SQ (1 to5) of the sector Q, and the score SLR (1 to 5) of the sector LR is as the following:
Q
BEE ＝
L
25 × (SQ－1)＝
25 × (5－SLR)
The total score of Q (out of a maximum of 100), which is a converted value of the score SQ (1 to 5)of the sector Q, is defined as Q = 25 x (SQ-1). The total score of L (out of a maximum of 100) andthe score SLR (1 to 5) of the sector LR are calculated based on the CO2 emissions amount in theblock, and the relationship between them is defined as L = 25 x (5-SLR).

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

88

CASBEE for Urban Development2014 Edition

BEE is indicated as the value where the numbers beyond the first decimal place are truncated.
Calculation of BEE is performed based on the value that is not truncated until the final result is obtained.
On the left of the field, a graph of BEE representing Q on the Y axis and L on the X axis is displayed. In
this graph, the BEE value is represented as the slope of a line connecting the origin (L=0, Q=0) and thepoint of coordinates (L, Q). When the value Q is larger and the value L is smaller, the BEE value
becomes larger and the block is evaluated as being more sustainable.
CASBEE performs labelling of the comprehensive environmental performance assessment result of
the block based on the range separated into the five ranks of C, B-, B+, A, and S according to the slope.
Each rank corresponds to the expression of assessment shown in Table III.5.1, and is expressed with
the number of stars so as to be easily understood.

Table III.5.1 Relation of BEE value and rank/assessment
Rank

Assessment

BEE value

Rank expression

Ｓ

Ｅｘｃｅｌｌｅｎｔ

BEE is 3.0 or more and Q is 50 or more.

★★★★★

Ａ

Ｖｅｒｙ Ｇｏｏｄ

BEE is 1.5 or more but less than 3.0★★★★

BEE is 3.0 or more and Q is less than 50.
Ｂ+

Ｇｏｏｄ

BEE is 1.0 or more but less than 1.5.

★★★

Ｂ

Ｆａｉｒｌｙ Ｐｏｏｒ

BEE is 0.5 or more but less than 1.0.

★★

Ｃ

Ｐｏｏｒ

BEE is less than 0.5.

★

-

2-2 CO2 emissions chart
This chart indicates the BAU (Buisiness As Usual) value that represents the trend value without theexecution of any method and the post-execution value for the amount of GHG emissions from the object
project.
2-3 Radar chart
Scores of four fields of Q1, Q2, Q3, and LR are collectively indicated in the radar chart located incolumn 2-3 so that characteristics of environmental consideration in the object district can beunderstood at a glance.
2-4 Bar chart
This field indicates Q (environmental quality of block) and L (environmental load of block). In the uppercolumn of the field, assessment results of "Q1 Environment", "Q2 Society", and "Q3 Economy" arerespectively shown in the bar chart consisting of middle items. In the lower column of the field, CO2
emissions or absorption amount of "L1 Traffic sector", "L2 Building sector", and "L3 Green sector" isshown.
3 Considerations in planning
Considerations in the planning of the object project described in the "Consideration Sheet", whichaccompanies the Main Sheet, are automatically indicated as reference data of the assessment result.
4 Consistency with upper level planningThis column shows consistency with the upper level planning. The contents of "Upper level planning" ofthe Main Sheet are automatically indicated.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development892014 Edition【Display contents】
1-1 Block overview
1-2 Object district

2-1 Environmental efficiency ofurban development
2-2 CO2 emissions chart
2-3 Radar chart

2-4 Bar chart

3 Considerations in planning

4 Consistency with upper level planning

Figure III.5.1 Assessment Results Sheet of CASBEE for Urban Developmentc 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

90

CASBEE for Urban Development2014 Edition[Appendix]
CASBEE for Urban Development
List of assessment items
and assessment standards QUD1, 2, 3

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

91

CASBEE for Urban Development Assessment Contents [QUD1 "Environment"]
Middle item

Small item

Minor item

1.1 Resource

1.1.1
Water resource

1.1.1.1
Waterworks

1.1.1.2 Sewerage

1.1.2
Resources
recycling

1.1.2.1
Construction

1.1.2.2 Operation

1.2
Nature (greeneryand biodiversity)

1.2.1 Greenery

1.2.2 Biodiversity

1.2.1.1
greening

Ground

1.2.1.2 Building top
greening (Detachedhousesareexcluded)
1.2.2.1
Preservation

1.2.2.2
Regeneration andcreation

Details and methods of assessment

1.3.1 Environmentally friendly buildings

Level 1

Level 2

Level 3

Level 4

Level 5Rain water is utilized inside
the building in addition to
outdoor utilization such as
watering.
Utilized in some facilities inthe block.
Super-water-saving-type
toilet systems (5 l/use orless) are used.
(Not applicable)

The rain water utilization
rate is 80% or higher.

1) Rain water utilization

Rain water utilization of buildings and outdoor areas

No rain water is utilized.

(Not applicable)

Rain water is utilized.

2) Treated water(Not applicable)(Not applicable)

No utilization.

1) Reduction of sewage
discharge amountUtilization of common treated water supply facility in the block or wide area treatedwater supply
Existence of advanced treatment equipment used for sewage and gray water
discharged from the block

No consideration.

(Not applicable)

2) Reduction of rain water
discharge amount[1] Capacity of detention pond: Capacity of detention pond for suppressing outflow ofrain water from the block(Not applicable)(Not applicable)[2] Rain water permeable surfaces and equipment: Introduction rate of rainwater
permeable surfaces and facilities such as natural surfaces, permeable pavements,
permeable trenches in the block

Not introduced.

(Not applicable)

Water-saving-type
toiletsystems (6 l/use or less)are used.
Regulating
capacity
according to the legal
requirement.
Introduced.

1) Wood material

Utilization of wood materials produced from sustainable forests(Not applicable)Nowoodmaterial
produced from sustainable
forests is used.

There is a building that
uses
wood
materials
produced from sustainable
forests.

There
aremultiplebuildings that use woodmaterials produced fromsustainable forests.

2) Recycled material

Average usage number of certified recyclable items in a building in the block(Not applicable)

1) Garbage separation

Average weight of the number of garbage separation items (for which the disposal routeis secured) in a building in the block

No recycled materials areused.
The number of separation
items is less than that ofthemunicipality's
designation.

Two articles of recycledmaterial are used.
The number of garbage
separation items is that ofthemunicipality's
designation plus one.

2)
In-areacirculation

Existence of resource circulation efforts such as composting in the block(Not applicable)(Not applicable)

One article of recycledmaterial is used.
Garbage separation is
performed according to thenumber of separation items
designatedbythemunicipality.
No resource circulation.

1) Greening ratio

Amount of green zone area (including water surface) to block area
(Efforts for parking lots are reflected in the assessment)Less than 10%

10% or more but less than20%

20% or more but less than30%

1) Rooftop greening

Amount of the rooftop greening area (including water surface)

Less than 15%2) Wall greening

Amount of wall greening area (including walls of a multistory parking lot)

(Not applicable)

15% or more but less than
20%
(Not applicable)

20% or more but less than30%
No wall is greened.

1) Natural resources

Understanding of natural resources to be preserved and preservation scale

Natural resources to bepreserved
arenotunderstood.

(Not applicable)

Natural resources to bepreserved are understood.

2) Landform

Existence of consideration for terrain characteristics and transformation of terrain inblock development and building construction(Not applicable)(Not applicable)

Landform transformation is
performed according todevelopment activity.

1) Patch (planar) quality(1) Habitat space of species: Existence of establishment of habitat space such as
biotopes and sanctuaries for various species

No habitat space of various
species is established.

(Not applicable)

A collection of green areas
into which people cannot
enter are established.

(2) Consideration for regionality: Existence of consideration for regionality

No greening plan being
conscious of plant species
that originally lived in thearea (native species) is
carried out.
The network of species is
not
taken
into
consideration.

(Not applicable)

Greening
withplant
species that originally lived
in the area (native species)
is partly performed.

An ecological corridor that
supports the movement ofspecies is established bypartly dividing roadsidetrees.

An ecological corridor that
supports the movement ofspecies is established bycontinuous roadside trees.

(Not applicable)

There are some buildings
evaluated or to beevaluated with CASBEE.

2) Corridor
quality

1.3
Artifact (building)

Assessment criteria

resource(network)

1) CASBEE assessment ofbuilding

Securing level of green environment in consideration of species network

Execution ratio of CASBEE assessment (New Construction, Detached House, andMarket Promotion)

There is no building
evaluated with CASBEE.

(Not applicable)(Not applicable)

Fallen leaves are collected
and used as compost forresource circulation.
30% or more but less than40%
30% or more but less than40%
Any part of the walls isgreened.
Natural resources to bepreserved are understoodand a part of the natural
resources is preserved.
Artificial transformation ofnaturallandformissuppressedorconservation of effective
surface soil is performed.
Habitat space of various
species is establishedcollectively.

Greening that uses plant
species that originally lived
in the area (native species)
for a majority of the block is
performed.
An ecological corridor that
supports the movement ofspecies is established bystepping-stone-like green
zones in addition tocontinuous roadside trees.
The majority of buildings
are evaluated or to beevaluated with CASBEE.

Utilized in a majority of the
facilities in the block.
Unique treated watersupplysystemisestablished in the block.
Regulating capacity equal
to or higher than the legal
requirement.
Introduced to the majorityof vacant space, or there isa permeable trench having
similar functions
Wood materials produced
from sustainable forests
are used at the rate of
3
0.005 m per floor area of 1
2m.
Four or more articles ofrecycled material are used.
The number of garbage
separation items is that ofthemunicipality's
designation plus two or
more.
Raw garbage is correctly
disposed of for resource
circulation.
40% or more
40% or more
5% or more of whole wallarea is greened.
Natural resources to bepreserved are understoodand the majority ispreserved.
Artificial transformation ofnaturallandformissuppressed
andconservation of effective
surface soil is performed.
Habitat space of various
species is establishedcollectively and its area is
3% or more of theassessment object area.
Greening with use of plant
species that originally lived
in the area (native species)
for almost all the block is
performed.
An ecological corridor that
supports the movement ofspecies is established by abelt-shaped green zone inaddition to continuous
roadside trees.
The majority of buildings
are evaluated or to beevaluated with CASBEE
and there are somebuildings that have beencertified by a third party
and obtained A or a higher
rank.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

93

CASBEE for Urban Development Assessment Contents [QUD2 "Society"]
Small item

Minor item

Level 1

Level 2

Level 3

Level 4

Level 5

2.1
Impartiality/Fairness

2.1.1 Compliance-Observation of applicablelaws and regulations andverification

A case that observes laws and regulations regarding wind damage, radio waves, traffic,
sunlight, light damage, soil pollution, noise, vibration, odor, air pollution, groundwater
withdrawal, and water quality applicable to the relevant project, executes independent
environmental assessment and environmental measurement, and publishes andreflects in the plan the results is evaluated highly.

There are many buildings
based on a lower standard
than the current laws andregulations.

There are several buildings
based on a lower standard
than the current laws andregulations.

Laws and regulations
applicable to the relevant
project are observed.

An environmental assessment or
environmental
measurement
independently executed dependingon the characteristics of the projectis published.

2.1.2
Area management-

Securing
systemforcooperation with andpromotionof
localcommunityNoneighborhood
associationorareamanagement organization
exists in the block.

(Not applicable)A
neighborhood
associationorareamanagement organization
exists in the block.

2.2.1
Disaster prevention

2.2.1.1
Basic
disasterprevention
performance(1) Understanding of hazard
map(strength against natural
disasters, fire disasters, etc.)
2) Disaster prevention ofvarious infrastructures

Evaluated based on existence of a neighborhood association or an area management
organization (involving inhabitants of the block, tenant companies and their employees,
inhabitants of the periphery of the block, and the local government).
Evaluated based on existence of a system which the relevant local government, regional
inhabitants, and companies can participate in according to progress of the project.
A case where a cooperative system with the peripheral area communities is established isevaluated highly.
Evaluated based on recognition of various hazard maps (such as flooding, liquefaction,
tsunami, earthquake, landslide, lightning strike, etc.) and existence ofcountermeasures.

No hazard map is checked.

(Not applicable)

A hazard map is checked,
andproblems
areunderstood.

A neighborhood associationorareamanagement
organization exists in theblock. A promotion entity andfund for continuous operationof the organization areplanned and secured.
(Not applicable)

Evaluated based on the level of efforts for disaster prevention measures including
functional substituting performance for information, water supply/treatment, and energy
supply infrastructures in the block.
a. Communication infrastructureb. Water supply/treatment infrastructure
c. Energy supply infrastructure

No items are worked on.

(Not applicable)

Working on one item foreach of a, b, and c.

An environmental assessment or
environmental
measurement
independently executed dependingon the characteristics of the projectis published and the results arereflected in planning.
A neighborhood associationorareamanagement
organization exists in theblock. A cooperation systemwithperipheralarea
communities of the block has
been established.
There is no problem, or disasterprevention measures are taken
against problems found throughchecking a hazard map.
Working on one or more items foreach of a, b, and c, and working onfive or more items in total.

2.2 Security/Safety

2.2.1.2
Disaster response
ability

2.3 Amenity

Details and methods of assessment

Assessment criteria

Middle item

1) Disaster prevention
vacantspace
andevacuation route

Evaluated based on a level of efforts for contribution to improvement of disasterprevention performance of the block and the periphery area.

2) Continuity of businessand life in the block (BCP,
LCP, etc.)

Evaluated based on whether or not routine activities of life and business in the block
are maintained for a certain time period even when a disaster occurs.
A case where a functions maintenance plan or a disaster prevention agreement for
the whole block including the tenants is established is evaluated highly.

2.2.2 Traffic safety-

Execution of separatingpedestrians and vehicles

Evaluated based on establishment of sidewalks and existence of circulation plans. A
case where universal design is considered is evaluated highly.

2.2.3
Crime prevention-

Security measure

2.3.1
Convenience/welfare

2.3.1.1
Convenience

Accessibility to facilities
and services

2.3.1.2 Health andwelfare, education

Accessibility to facilities
and services

The level of efforts for security measures including night lighting, monitorable
characteristics from the periphery, security cameras, and security patrol systems in theblock is evaluated.
Evaluated based on the distance (or time distance in some cases) to the object facilities. The
starting point is the nearest entrance of the block.
Evaluated based on whether everyday facilities (nearest supermarket, shopping street,bank, post office, and government office) are located within walking distance or not.
(1) Evaluated based on whether medical and health/welfare facilities (hospital/clinic that
deals with daily medical treatment needs, elderly welfare facility, child welfare
institution, welfare facility for mentally disabled people, etc.) are located within walking
distance or not.
(2) Evaluated based on whether educational facilities (kindergarten, elementary school,and junior high school) are located within walking distance or not.
(3) Evaluated based on whether cultural facilities (library, museum, sport facility, etc.)
are located within the time distance (total time required for walking and public
transportation) or not.
Whether efforts for preservation and restoration of historical legacies and buildings andinheritance of the regional history and traditional culture including events and festivals
exist or not is evaluated.
And whether efforts for creation of new culture exist or not is evaluated.
Formation of townscape and landscape in the whole district: Consideration for exterior
design and scenery of streets and squares.
Consideration of ground level surface parking lot: Evaluated based on whether atarget, policy, or specific rule is defined and implementation tools are secured by
guidelines or not.
Consideration for the landscape focal point, continuity of the natural environment, and the skylines of theperipheral area is evaluated based on whether a target/policy or specific rules are defined by guidelines andimplementation tools are secured or not.
Consideration of the object district is evaluated qualitatively based on a view from outside the object district.

2.3.2 Culture

2.3.2.1 History andcultureInheritance of history andculture, and creation ofculture (creativity)

2.3.2.2 View

1)
Consideration
forformation of townscapeand landscape in the
district2) Harmonization with theperiphery(Not applicable)

a. [1] Measures for flood damage prevention, earthquakes, and power disruption for equipment and piping are available.
[2] Two or more communication systems with the outside of the area are availableb. [1] Potable water and sewerage pipes meet the earthquake resistance standards.
[2] A common facility for storing potable water or a system for sharing clean water is available for an emergency.
c. [1] Energy-related equipment meets the earthquake resistance standards.
[2] Medium pressure gas supply and connection of electric power and heat supply with the outside of the area is available.
[3] An autonomous power supply system that can cover the load of the disaster key point in the block for 72 hours or more is available.
No items are worked on.
One item is worked on.
Two items are worked on.
Three items are worked on. Four items are worked on.
[1] An appropriate plan regarding the scale and location of vacant space is established, and plenty of space is secured.
[2] Urban fire prevention district is formed with firebreak belts.
[3] Evacuation route network is formed including securement of road width (8 m or wider) and two directions for evacuation.
[4] The distance to the nearest (or designated) evacuation site is 250 m or less.
No consideration.
(Not applicable)
BCP and LCP (for common BCP and LCP are BCP and LCP are established byby
the the developer and occupants
areas of buildings and the established
block) are established by developer and occupants (tenants and inhabitants), and a(tenants and inhabitants).
the developer.
disaster prevention agreement isconcluded with the municipalities or
the like.
No consideration.
(Not applicable)
A mixing of pedestrians (Not applicable)
An arrangement is planned so thatand vehicles may occur
a mixing of pedestrians andand safety is ensured by
vehicles cannot occur as a ruleguidance, etc.
while taking vulnerable road users
into consideration.
No items are worked on.
One item is worked on.
Two items are worked on.
Three items are worked on. Four items are worked on.
[1] Night lighting is sufficiently installed.
[2] Almost monitorable from the periphery. No blind spots.
[3] Security cameras are deployed.
[4] A patrol system of security guards is established.
1500 m or more
800 m or more but less 600 m or more but less 300 m or more but less Less than 300 m
than 1500 m
than 800 m
than 600 m

1500 m or more

800 m or more but lessthan 1500 m

600 m or more but lessthan 800 m

300 m or more but lessthan 600 m

Less than 300 m

1500 m or more

800 m or more but lessthan 1500 m(Not applicable)

600 m or more but lessthan 800 m
30 minutes or more but
less than 60 minutes

300 m or more but lessthan 600 m(Not applicable)

Less than 300 m

60 minutes or more

Less than 30 minutes

No items are worked on.
(Not applicable)
One item is worked on.
Two items are worked on.
Three items are worked on.
[1] Preservation and restoration of historical legacies and buildings[2] Efforts from a software aspect for preservation and inheritance of history and cultural assets[3] Other efforts for creation of new culture
No items are worked on.
One to two items are worked on.
Three to four items are worked on.
Five to six items are worked on.
Seven to eight items are worked on.
[1] Consideration for wall surface position[2] Consideration for harmonization of exterior material and color[3] Consideration for human scale in low-story sections[4] Consideration for harmonization of material and color of pavement material[5] Consideration for tree species and arrangement of planting[6] Consideration for lighting, furniture, and sign planning[7] Consideration for effects of infrastructure on scenery[8] Consideration for large-scale parking lot
No items are worked on.
(Not applicable)
One item is worked on.
Two items are worked on.
Three items are worked on.
[1] Consideration for landscape focal point[2] Consideration for continuity of natural environment[3] Consideration for skylines of peripheral areac 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

95

CASBEE for Urban Development Assessment Contents [QUD3 "Economy"]
Middle item

Small item

Minor item

3.1
Traffic/Urban
structure

3.1.1. Traffic

3.1.1.1
Development
traffic facilities

3.1.2.
Urban structure

3.3
Efficiency/Rationality

3.2.1. Population

Level 1

Level 3

2) Usability of public transportation
Distance to a railway station (including LRT/BRT station) or a bus stop is evaluated in combination with measures for acomprehensive transportation system (including arrangement of bicycle space and park-and-ride in cooperation withthe road administrator and transportation business operator).

The distance to a station is 1
km or more or to a bus stop
is 500 m or more, and any
comprehensive
transportation measures are
not taken.

The distance to a station is 600
m or more (and less than 1 km)
or to a bus stop is 300 m or more(and less than 500 m), and any
comprehensive transportation
measures are not taken.

3.1.1.2
Logistics
management

Rationalization, cooperative delivery, etc., of logistics (including carrying out of waste material).

Measures are not taken.

(Not applicable)

3.1.2.1
Consistency withand complementing
upper
level
planning

Evaluated based on introduction of functions required in terms of urban management and an urban policy, in addition
to consistency with and utilization of urban infrastructures (in existence and planned). If a local government policy suchas for upper-level plans clearly exists, the assessment is necessary.

Any consistency is notconsidered.

(Not applicable)

3.1.2.2 Land use

1) Evaluated based on utilization level of standard floor area ratio
Cases other than the above: excluded from assessment

Specified floor area ratio is400% or more

Level 2 is not met.

30% of the standard floorarea ratio is utilized.

50% or more of thestandard floor area ratio isutilized.

The major portion (90% ormore) of the standard floorarea ratio is utilized.

2) Evaluated based on handling of brownfield site

Handling
status
Soil
Contamination
Countermeasures Act(Not applicable)(Not applicable)(Not applicable)

The district is designated as an"area for which notification isrequired upon a change to formor nature". For development, aplan for prevention of diffusion
is notified and a measurement
based on that is taken.

The area designation of the act
is canceled by taking an
independent
detoxifying
measure.

Evaluated based on increaseor decrease in comparison to
the past state
Evaluated based on increaseor decrease in comparison to
the past state

Decreased by half incomparison to the past state.

Middle between level 1 andlevel 3.

Equivalent or higher incomparison to the past state.

Increased
twofold
incomparison to the past state.

Increased
fourfoldincomparison to the past state.

Decreased by half incomparison to the past state.

Middle between level 1 andlevel 3.

Equivalent or higher incomparison to the past state.

Increased
twofold
incomparison to the past state.

Increased
fourfoldincomparison to the past state.

Planned population or actual population (for assessment of existing state)

3.2.1.2
Staying
population

Average number of persons staying in each building type

3.2.2.
Economicdevelopment

3.2.2.1
Revitalization
activity

Efforts for economic revitalization programs are evaluated.

3.3.1.
Information system

3.3.1.1
Information service
performance

Flexibility and usability of information environment of the block (LAN or wireless LAN) is evaluated.

3.3.1.2
Block management

Block infrastructure system management utilizing ICT is evaluated. However, energy-related matters that areevaluated in 3.3.2 are excluded.

3.3.2.1
Possibility to makedemand/supply
system smart
3.3.2.2 Updatability
and expandability

Flexibility to change in energy demand and price (such as diversified supplier, DR, etc.)

The distance to a station isless than 300 m or a bus
stop is directly connected, orcomprehensive
transportation measures aretaken though the distance isequivalent to level 3.
Level 3 is met. In addition,
sufficient space is secured
for freight handling.
(Not applicable)

Fulfilledquantitatively.
Also, comfort is considered
in terms of arrangement
and shape.
A station is directly
connected,orcomprehensive
transportation measures aretaken though the distance isequivalent to level 4.
Level 4 is met. In addition,
cooperative delivery is
worked on.
Level 3 is met. Districtplans are proposed andintroduced, or contributions
to solving urban structuralissues that were a concern
in the area are worked on.
Space larger than thestandard floor area ratio isrealized by a system or
method.

After separate assessment of the housing system and the non-housing system, perform weighted average with the rate of the scale (gross floor area).
Housing system
Non-housing system
Establishmentofamechanism by the relevant
project
leading
tocontribution
to
local
economic revitalization

Medium- and long-term ease of update and expansion for the whole block.

(Not applicable)

Level 5

(Not applicable)ofResponse status to thedemand is clear. The
planning
standardisfulfilled quantitatively.
The distance to a station isless than 600 m or to a bus
stop is less than 300 m, or
comprehensive
transportation measures aretaken though the above is
not met.
Rules for freight handling(carrying in/out route, timezone, etc.) exist.
Consistent with an upper
level plan.

Level 4

Response status to thedemand is unclear.

3.2.1.1 Inhabitant
population

3.3.2.
Energy system

Level 2

(1) The development level of roads, parking lots, bicycles parking areas etc.

A case where Soil Contamination Countermeasures Act is not applicable: excluded
from assessment

3.2
Growth potential

Assessment criteria

Details and methods of assessment(Not applicable)(Not applicable)
No items are worked on.
One item is worked on.
Two or more items are worked on.
No items are worked on.
One item is worked on.
Two items are worked on.
Three items are worked on. Four or more items are worked on.
[1] An organization that attracts company advancement and investment to the area exists.
[2] Cooperative sales promotion and events are implemented organizationally and systematically.
[3] Products are purchased systematically from local companies.
[4] Cooperative activities with the area are implemented.
[5] Business schemes for establishment of financial base of area management such as finance are set.
[6] Other advanced efforts exist.
No items are worked on.
One item is worked on.
Two items are worked on.
Three items are worked on. Four or more items are worked on.
[1] Sufficient capacity of communication line is secured in comparison to estimated communication traffic volume in the block.
[2] CATV is introduced.
[3] Security is assured by network monitoring.
[4] Connectivity to high speed Internet is secured even for outdoor space.
[5] Other advanced efforts exist.
(Not applicable)
No items are worked on.
One item is worked on.
Two items are worked on.
Three or more items are worked on.
[1] Water demand and supply management[2] Waste treatment and recycling[3] Medical information[4] Public service information[5] Traffic management
No items are worked on.
One item is worked on.
Two items are worked on.
Three items are worked on. Four or more items are worked on.
[1] A smart meter is introduced.
[2] BEMS and HEMS are introduced in buildings.
[3] CEMS is established in the whole block.
[4] Renewable energy and unused energy are utilized.
[5] The other schemes of advanced efforts or business exist.
No items are worked on.
(Not applicable)
One item is worked on.
(Not applicable)[1] Piping and wiring material that has long renewal period are selected.
[2] A utility corridor exists.
[3] Other advanced efforts or business schemes exist.

Two or more items are worked on.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development972014 Edition

Afterword
This publication is developed by the Research Committee for CASBEE, established as part of a joint
industrial/government/academic project with the support of the Housing Bureau of the MLIT and led by
the Japan Sustainable Building Consortium (chaired by Shuzo Murakami, President of the Institute for
Building Environment and Energy Conservation), requesting the participation of City Bureau, the MLIT.
We hope this publication will be used in a wide-range of fields and make an important contribution inbuilding a sustainable society.
List of members (as of July 2014, random order)<CASBEE R&D Committee>
Chair: Shuzo Murakami (Institute for Building Environment and Energy Conservation), Secretary:
Toshiharu Ikaga (Keio University), Vice Secretary: Tatsuya Hayashi (Chiba University), Members: Kazuo
Iwamura (Iwamura Atelier Co., Ltd.), Tatsuo Oka (Environment Design Institute), Yasunori Akashi(University of Tokyo), Masaaki Sato (Kajima Corporation), Tsuyoshi Seike (University of Tokyo), Hiroaki
Takai (Takenaka Corporation), Hisashi Hanzawa (Hokkaido University of Science), Kazuaki Bogaki(Tokyo City University), Akashi Mochida (Tohoku University), Tomonari Yashiro (University of Tokyo),Nobuhaya Yamaguchi (Polytech Add, Inc.), Hideo Matsuno (MILT), Tsuyoshi Miyamori (MILT), Expert
Members: Takashi Akimoto (Shibaura Institute of Technology), Masayuki Oguro (Taisei Corporation),
Hidemitsu Koyanagi (Taisei Corporation), Kiyoshi Miisho (Iwamura Atelier Co., Ltd.), Takashi Yanai(Nihon Sekkei), Support Members: Taro Ito (MILT), Administrators: Junko Endo (IBEC), Kazuaki Yagi
(JSBC), Kiyohisa Oine (JSBC), Shigeo Kida (JSBC), Nobufusa Yoshizawa (JSBC)<Sub-Committee on Urban Development Review>
Chair: Shuzo Murakami (Institute for Building Environment and Energy Conservation), Secretary:
Nobuhaya Yamaguchi (Polytech Add, Inc.), Shinichi Kaburagi (Taisei Corporation), Members: Yasushi
Asami (University of Tokyo), Toshiharu Ikaga (Keio University), Tomohiro Uchiike (Taisei Corporation),
Tsuyoshi Miyamori (MILT), Takaaki Kato (University of Tokyo), Shun Kawakubo (Hosei University),
Takahiro Kawayoke (Nikken Sekkei Research Institute), Ryota Kuzuki (Tokyo Gas Co., Ltd.), Satoru
Sadohara (Yokohama National University), Michihiko Shinozaki (Shibaura Institute of Technology),
Masaaki Kuwabara (MILT), Hiroaki Takai (Takenaka Corporation), Takashi Hashimoto (Shimizu
Corporation), Hideo Nakamura (MILT), Tatsuya Hayashi (Chiba University), Hideo Matsuno (MILT),
Yasunori Muromachi (Tokyo Institute of Technology), Administrators: Kiyohisa Oine (JSBC), Shigeo Kida
(JSBC), Nobufusa Yoshizawa (JSBC)<Working group on Urban Development Case Study>
Chair: Yasushi Asami (University of Tokyo), Members: Tomohiro Uchiike (Taisei Corporation), Shinichi
Kaburagi (Taisei Corporation), Shun Kawakubo (Hosei University), Takahiro Kawayoke (Nikken Sekkei
Research Institute), Ryota Kuzuki (Tokyo Gas Co., Ltd.), Takashi Hashimoto (Shimizu Corporation),
Tatsuya Hayashi (Chiba University), Nobuhaya Yamaguchi (Polytech Add, Inc.), Administrators: Kiyohisa
Oine (JSBC), Shigeo Kida (JSBC), Nobufusa Yoshizawa JSBC), Takehiko Ban (Polytech Add, Inc.)

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

Afterword< Research Committee for CASBEE >Chair: Shuzo Murakami (Institute for Building Environment and Energy Conservation), Secretary:
Toshiharu Ikaga (Keio University), Vice Secretary: Tatsuya Hayashi (Chiba University), Members:
Yasushi Asami (University of Tokyo), Yasunori Akashi (University of Tokyo), Kazuo Iwamura (Iwamura
Atelier Co., Ltd.), Tatsuo Oka (Environment Design Institute), Yuzo Sakamoto (Building ResearchInstitute), Tsuyoshi Seike (University of Tokyo), Kazuaki Bogaki (Tokyo City University), Tomonari
Yashiro (University of Tokyo), Naohito Hayashi (MILT), Takashi Muto (MILT), Hideo Matsuno (MILT),
Tsuyoshi Miyamori (MILT), Takao Sawachi (National Institute for Land and Infrastructure Management),
Masaya Kumagai (Urban Renaissance Agency), Daisuke Miura (Tokyo Metropolitan Government),
Yoshiharu Kitaguchi (Osaka Prefectural Government), Takuya Ichikawa (Yamashita Sekkei, Inc.),
Mitsutaka Okazaki (Haseko Corporation), Hiroyuki Inoue (Daiwa House Industry Co., Ltd.), Shinichi
Kaburagi (Taisei Corporation), Ryota Kuzuki (Tokyo Gas Co., Ltd.), Junichi Kurihara (Misawa Homes
Institute of Research and Development Co., Ltd.), Yukio Koga (Obayashi Corporation), Hisataka Kitora(Kansai Electric Power Co., Inc.), Hiroshi Kojima (Diversey Co., Ltd.), Yoshihira Sakabe (Mitsui Home
Co., Ltd.), Masaaki Sato (Kajima Corporation), Michiya Suzuki (Shimizu Corporation), Tatsuya Morimoto(Tokyo Electric Power Company), Hiroaki Takai (Takenaka Corporation), Kuniharu Sasaki (Mitsubishi
Jisho Sekkei Inc.), Yasuo Tanaka (Sumitomo Forestry Co., Ltd.), Fujio Tamura (Kume Sekkei Co., Ltd.),
Tomoya Chikada (Sekisui House, Ltd.), Daisuke Kawamura (NTT Facilities), Takehiko Nishio (Osaka
Gas Co., Ltd.), Tetsuya Hayashi (Sekisui Chemical Co., Ltd.), Tomohiko Fukushima (Japan Environment
System Co., Ltd.), Katsumi Matsuda (Asahi Kasei Homes Corporation), Ryouji Muranishi (Chubu ElectricPower Co., Inc.), Takashi Yanai (Nihon Sekkei), Administrators: Junko Endo (IBEC), Kazuaki Yagi
(JSBC), Kiyohisa Oine (JSBC), Shigeo Kida (JSBC), Nobufusa Yoshizawa (JSBC)98

CASBEE for Urban Development2014 Edition

Project Organization
Research and development of CASBEE is a joint industrial/government/academic project established under the
support of the Japanese Government. The CASBEE Research Committee and its affiliated sub-committees
established at Japan Sustainable Building Consortium provide overall project operation as shown in the chart below.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

CASBEE for Urban Development99

2014 Edition

CASBEE for Urban Development Technical Manual (2014 edition)
Not for SaleFirst Edition

Published February 20, 2015
Japan Sustainable Building Consortium (JSBC)

Published by

Institute for Building Environment and Energy Conservation (IBEC)TEL: +81-3-3222-6723

FAX: +81-3-3222-6696

e-mail casbee-info@ibec.or.jp
Printed by

URL http://www.ibec.or.jp/CASBEE

Rengo Printing Center Co., Ltd.

All rights reserved.

c 2014 Institute for Building Environment and Energy Conservation (IBEC)
Copyright○

IRU8UEDQ'HYHORSPHQW

CASBEE-街区2014(表紙)H27年1月.indd

1

2015/02/16

15:45:45