Tsukiji District Community Development Project

Application Guide for Operator

November 2022
Bureau of Urban Development,
Tokyo Metropolitan Government* The original copy of the Application Guide for Operator and Attachments wereprepared in Japanese language, and the English version of them were prepared forreference purpose only. In the event of any inconsistency, the Japanese version shallprevail.

CONTENTS
Section 1

Matters Related to the Project .................................................................................. - 1 -1Name of the Project ............................................................................................................. - 1 -2

Location of the Project ......................................................................................................... - 1 -3

Basic Concept ...................................................................................................................... - 1 -4

Project Implementation Policy ............................................................................................. - 1 -5Period of the Project............................................................................................................. - 7 -6Process of the Project ........................................................................................................... - 7 -7

Schedule for Infrastructure Development by TMG ............................................................. - 9 -Section 2

Matters Related to Application and Selection for Prospective Operator ................ - 10 -1

Basic approach ................................................................................................................... - 10 -2

Schedule for application and selection............................................................................... - 10 -3

Application process............................................................................................................ - 10 -4

Applicants eligibility.......................................................................................................... - 14 -5

Matters related to proposal review ..................................................................................... - 17 -6

Announcement of the summary of review results.............................................................. - 19 -7

Other .................................................................................................................................. - 19 -Section 3
Requirements regarding Proposals......................................................................... - 21 1 Site Descriptions ................................................................................................................ - 21 2

Requirements for business plans as well as operation and maintenance ........................... - 22 -3

Relevant Laws and Regulations ......................................................................................... - 34 -Section 4

Project Implementation Requirements ................................................................... - 36 -1

The Operator’s scope of services ....................................................................................... - 36 -2

Relevant infrastructure development and requirements for obstructions in the ground .... - 37 -3

Other costs borne by the Operator ..................................................................................... - 45 -4

Conditions for Land Lease ................................................................................................. - 46 -5

Conditions concerning the Contracts ................................................................................. - 49 -6

Conditions for return of the Project site ............................................................................. - 51 -7

Requirements for permitted structures based on the proposal installed within the river zone........................................................................................................................................... - 51 -Section 5
Risks in Implementing the Project and Responsibilities ........................................ - 53 1 Risks in Planning, Designing and Constructing Facilities, and Responsibilities ............... - 53 2

Risks in Leasing Land and Responsibilities ...................................................................... - 54 -3

Risks in Operating and Maintaining Facilities and Responsibilities .................................. - 54 -Section 1

Matters Related to the Project

1 Name of the Project
Tsukiji District Community Development Project (hereinafter “the Project”)
2 Location of the Project(1) Location: Areas within Tsukiji 5-chome and Tsukiji 6-chome, Chuo-ku, Tokyo(2) Area of Metropolitan Government-owned land for use: 194,679.11 m2 1 (provided in
Attachment 1 and Handout 1)
1 Please refer to Section 4, 2(2) D and Handout 19 for the scope of land subject to lease(hereinafter “scope of lease”).
3 Basic ConceptThis is a project to pursue community development leading to the sustainable growth of Japan andTokyo, leveraging the potential advantages of the centrally located large land area with rich sourcesof water and greenery as well as historical and cultural resources, promoting effective
communication between the city center and waterfront areas through the maximum contributions
by the private sector.
4 Project Implementation Policy
The Project will be implemented in line with the approaches (i) to (iii) described below in order torealize the following concept in accordance with the Tsukiji Community Development Policy(March 2019; hereinafter “Community Development Policy”) and the Tokyo Bay eSG Urban
Development Strategy 2022 (March 2022).

<CONCEPT>“A Hub with Abundant Water and Green for Creating and Promoting
New Culture through Diverse Exchanges with People from Around theWorld”<Approaches to the Project Implementation>(i)Landscape Tokyo to epitomize its waterfront-city characteristics

The Operator shall design symbolic and impressive landscapes that represent thecharacteristics of Tokyo as a Water City, with a view to welcoming people throughthe routes from waterways.

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(ii)

Welcome visitors from around the world with the charm that Tokyo can offer throughits rich environment and history unique to the city.


The Operator shall create venues to welcome people in many ways by taking
advantage of the multiple accessibility via land, the Tokyo Bay, and Sumida River.



The Operator shall develop a pleasant district that invites people to explore bymaking the best use of the waterside areas and enriching greenery, providing
enough space where people can enjoy themselves and socialize.

The district should be an area where, by creating space with attractive andappealing design, people can discover the charm of Tokyo that embraces bothtradition and cutting-edge technology.

(iii)

Offer an open stage for creating new cultures through diverse exchanges.


The Operator shall develop highly accommodating venues by introducing features
including high-capacity facilities and outdoor gardens accessible to a diversity ofpeople, stimulating interactions and allowing them to proactively promote diverse
activities, thereby creating new cultures.

In order to bring the Project in shape, it will be conducted based on the policies (1) to (3), as
described below while effectively working on the following four initiatives:


Realization of zero emissions and use of domestically sourced timber



Utilization of digital and cutting-edge technology

Prevention and mitigation of infectious diseases that may emerge in the future
embedded in the facilities improvement and management

Promotion of community development from the perspective of children

With regard to the development process, given that this is a comprehensive participation project,
the Operator does not necessarily have to follow the phased development process from phase 0 to
3 as presented in the Community Development Policy so that they can fully exercise their own
originality and ingenuity. The Operator shall make efforts to promptly start development andoperation of the entire district and shall not delay the process without reasonable cause.
Furthermore, to build momentum for the water transport and enhance convenience, the Operator
shall develop a ferry terminal in conjunction with the improvement of the installed disasterprevention pier to be conducted by the Tokyo Metropolitan Government (hereinafter “TMG”) andstart using them before the full development.
In addition, the Operator is required to stimulate vibrant commercial activities in the terminal area-2-

before the water transport is ready to be installed.
<Cooperation with Tokyo Bay eSG Urban Development Strategy>
In the Tokyo Bay eSG Urban Development Strategy, TMG designates the Bay Area as a key areathat exemplifies the concept of “Sustainable city Tokyo that balances maturity and ongoing growth”
and aims to develop the Area as a sustainable next-generation city that responds to the climate crisis,
creates a harmonious environment with the sea and greenery, and attracts people and investmentsfrom all over the world.
Concerning the development of the Tsukiji district, the Operator shall advance the community
development that contributes to the promotion of the Tokyo Bay eSG Urban Development Strategy
while working in close cooperation with various functions of the Waterfront Area and neighboringareas, generating a synergy.
(1) Policies on the permanent facilities
A.

Policies on the development of urban infrastructure(A)

Policy on transport hub formulation
The Operator shall develop transport hub functions, such as a traffic plaza, by making
integrated and effective use of the pier. The Operator shall establish a wide-areatransportation hub comprised of infrastructures including water transport, buses, andsubway services: for example, a subway line between the Central Tokyo andWaterfront Area that serves as the key transport infrastructure to connect the Projectsite and the further developing Waterfront Area.

(B)

Policy on water transport
The Operator shall leverage and enhance the water transport network, effectively
cooperating with other, wide-coverage modes of transport infrastructure such as the
subway system. Specifically, the Operator shall utilize the disaster prevention pier,which TMG will install as a key point of operation for the water transport network,
which also contribute to revitalizing Tokyo as a whole, and form the water transport
network within the local and extensive areas.
Additionally, the Operator shall introduce a water transport network for the local
communities for enhanced circulation by developing and managing new piers at, forexample, the plots facing the Hama Rikyu Gardens (southwest of Loop Road No. 2).
Furthermore, in conjunction with the improvement of the installed disaster prevention
pier conducted by TMG, the Operator shall develop a ferry terminal and related
facilities ready for use so that they will contribute to building momentum for the watertransport and enhancing convenience.

(C)

Policy on pedestrian networks-3-

The Operator shall work to tie in with a wide range of surrounding local resources,
including the Hama Rikyu Gardens and Tsukiji Outer Market. TMG shall form thepedestrian networks that visitors can enjoy waterside walks by utilizing themaintenance passages of the super levees and seawalls. In the district, the Operator
shall develop a traffic system that segregates pedestrians from road vehicles by
providing features to ensure pedestrian crossing across the Loop Road No. 2 andeffectively utilizing the difference in the height of the ground surface resulting fromthe super levee development. The Operator shall secure pedestrian-friendly zones
while also considering the relationship with the pedestrian networks in thesurrounding areas and promote the development of a human-centered community forpedestrians.
(D)

Policy on creation of transportation functions for vehicles in the district
The Operator shall develop access routes for vehicles from Shin-Ohashi St., Harumi
St., and Loop Road No. 2 to ensure appropriate access from/to the district and vicinity.
Also, the Operator shall secure traffic functions within the district, including a grade
separation to cross the Loop Road No. 2, that help integrated and effective land
utilization across the district. The Operator shall, besides automobiles and bicycles,
ensure other possible traffic functions in light of the use of next-generation mobility
options and systematically develop parking places and bicycle parking lots while
securing the pedestrian flow lines.

B.

Policy on land use(A)

The Operator shall introduce facilities and functions that take advantage of Tsukiji’sstrengths, including its major role as a center for food culture, its local assets such as
Hama Rikyu Gardens and the Sumida River, and its historical and cultural
backgrounds in order to hold conferences and events as an international exchange hub
and make various efforts to enhance those functions in collaboration with othersurrounding local assets.

(B)

The Operator shall use the large tract of land in a prime location in Tokyo effectively
and develop the site to be an innovative and international forerunner with diversity tolead Tokyo after the Tokyo 2020 Games.

(C)

The Operator shall introduce and develop features and spaces (including open spacesthat integrate indoor and outdoor areas) for creating new opportunities for lively
activities, visitor attractions, exchanges, amenities, and value creation, including suchvenues where people can discover the charm of Tokyo that embraces both traditionand cutting-edge technology, by taking advantage of the vibrant and lively base forfood culture that has been long nurtured in Tsukiji, its waterfront environment, spaces-4-with attractive and appealing design, and so on.
Furthermore, the Operator shall respect the ties with other local players such as the
Tsukiji Outer Market, create synergy with neighboring areas and districts, and makethe site as vibrant as it is expected of Tsukiji.
(D)

The Operator shall actively work to further enhance the international competitivenessof Tokyo and Japan by introducing various features: large-capacity venues forcommerce and interactions that can welcome various people and cultures from aroundthe world, allow active promotion of diverse activities and socialization, and create
and promote Tokyo’s new culture while serving as a “Stage Open to Tokyoite,” aswell as features for sustained contributions to innovations, communicating Tokyo’s
new attractions, and developing an international exchange hub (including necessary
management features).

(E)

In order to build momentum for and enhance the convenience of, the water transport
networks, the Operator shall develop amenities of water transport, including a ferry
terminal, features to create vibrancy, boarding areas for tour buses, and smooth accesslines to the waterfront area (hereinafter “Amenities of Water Transport, etc.”) and put
them into use in conjunction with the improvement of the installed disaster prevention
pier to be conducted by TMG.

(F)

The Operator shall work to generate a synergetic effect by cooperating with thewaterfront and other neighboring areas.

(G)The Operator shall contribute to enhancing the district’s competence to mitigate theimpact of natural disasters.

(H)

While making the best use of waterside areas and flourishing greenery, the Operator
shall build pedestrian networks that visitors enjoy walking around and create acomfortable community with securing space for a quality plaza or gathering space that
not only boosts social interactions but also serves disaster prevention functions.

(I)

The Operator shall create various spaces with rich greenery across the district,including tree plantation.

C. Policy on landscaping(A)

The Operator shall form symbolic and dramatic landscapes as well as attractive nightviews appropriate for being the gateway of Tokyo as a Water City, from the Tokyo
Bay and Sumida River. In particular, the Operator shall deploy iconic and impressive
designs that are perfect for welcoming people visiting through waterways from theTokyo Bay areas. Focusing on its role as a gateway from the Sumida River, theOperator shall create a high-value landscape that blends with the waterscape by-5-

applying attractive designs on the buildings and other structural elements facing thewater, including the pier area by Kachidoki Bridge.
(B)

The Operator shall create a quality space by securing open space and green areas.

(C)

The Operator shall design a landscape cohesive with the riverside area on the Sumida
River and the areas adjacent to the Hama Rikyu Gardens, with special attention also
to how the areas appear seen from the Gardens.

(D)

The Operator shall give due considerations to the sight lines toward the Sumida Riverand Hama Rikyu Gardens and create a space with the super levee as an integral part.

(E)

The Operator shall form landscapes with consideration for the layout that makes
people feel comfortable and at ease to enable the whole district to be vibrant and fullof interactions.

D. Policy on environmental friendliness(A)The Operator shall manage cross-sectoral coordination in the fields such as energy,
resource recycling, and coexistence with nature to achieve total optimization acrossthe district with cutting-edge technologies while keeping up on the latest trends intechnological innovation.

(B)

The Operator shall achieve zero emissions by using advanced environmental
technologies and ensure a stable supply of energy and the energy self-sufficiency at
the time of disaster.

(C)

The Operator shall promote greening with consideration for biodiversity, ecosystems,
and heat island control measures and figure out a better way to allow the summer
breeze reach the hinterland area.

(D)
E.

The Operator shall use timber sourced in Japan, for environmentally aware reasons.

Policy on utilization of digital technology(A)

Drawing on the approach of Sustainable Recovery, the Operator shall promotesustainable community development that fuses nature and convenience by utilizing
advanced technology.

(B)

The Operator shall contribute to attaining “Smart Tokyo” where everyone can live andwork comfortably through the deployment of advanced technology.

(2) Policy on making a head start on creating vibrant environment
To promote the effects of the community development and increase their value, the Operator
is required to create vibrant environment, to the extent that does not hinder the aforementioned
development process, before the introduction of the water transport including the development
of disaster prevention pier to be implemented by TMG and of the ferry terminal to be operated
by the Operator, while considering the relations with the Tsukiji Outer Market and other-6-neighbors. The development of vibrant environment shall be put in full swing once thedevelopment work is complete.
TMG does not designate the area that needs development.
(3) Policy of area management
The Operator shall adequately manage and operate the functions that are introduced in the area,
including the open spaces, so that they can facilitate integral effects across the district.
Moreover, the Operator shall take the initiative to establish and operate an area management
organization and pursue various activities for area management, in order to foster a vibrantlocal environment and create coherent townscape and landscape.
In conducting these various activities, the Operator shall make efforts to contribute to thepromotion of community development from the perspective of children.

5 Period of the Project
The project period shall be from the date of the conclusion of the Basic Agreement to the expiration
date of the contract to set fixed-term land lease right in the development of the permanent facilities.
The lease period will be provided in Section 4, 4.
6 Process of the Project
The process of the Project will be provided from (1) to (6) below.
Definitions of terms concerning the Operator are as follows:
Definitions of terms concerning Operator
Applicants:

A group of private companies (hereinafter “Group of Private
Companies”) or a single private company applying for theparticipation in the Project
Prospective Operators: Group of Private Companies or a single private company shortlisted
for the implementation of the Project
Operator:
A stock company established by the Prospective Operator that willconclude the Basic Agreement with TMG for the exclusive
implementation of the Project, pursuant to the Companies Act
Members:
Individual companies consisting of the Group of Private Companies(1) Execution of Basic AgreementA.

TMG shall select the Prospective Operator on the basis of an open tender with request for
proposals.

B.

The Prospective Operator shall establish a special-purpose company that will serve as the
Operator (a stock company established for the exclusive implementation of the Project,pursuant to the Companies Act).

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C.

TMG shall enter into the Basic Agreement with the Prospective Operator (in case where
the Prospective Operator is a Group of Private Companies, all the Members of the group)and the Operator on the implementation of the Project.

(2) Demolition of existing facilities and development of facilities by TMG
A.

In conjunction with the Project, TMG shall demolish existing buildings in TMG-owned
land for use.

B.

In conjunction with the Project, TMG shall pursue “the Sumida River Super Levee
Development Project” and raise the ground level within the river zone. Based on thediscussions with the Operator, TMG shall raise the ground level not only within the riverzone, but also within TMG-owned land for use as needed.

C.

In conjunction with the Project, TMG shall develop a disaster prevention pier in the area
toward Kachidoki Bridge across the Sumida River aiming to complete in FY 2028.

D.

In conjunction with the Project, TMG shall undertake “the Tsukiji River Earthquakeresistant Countermeasures Project” and “ensure pedestrian networks from Tsukiji to theseawalls at Takeshiba.”(3) Conclusion of land lease contract
The Operator shall lease TMG-owned land for use from TMG under the conditions provided
in Section 4, 4 and 4, 5, following the conclusion of the Basic Agreement with TMG.
(4) Development, operation, and maintenance of facilitiesA.

The Operator shall pursue the design and construction of facilities provided in Section 3,
2(2) as well as the operation of related services at their own responsibility and cost.

B.

The Operator shall undertake the operation and maintenance of facilities it has developed.

(5) Implementation of area management
The Operator shall take the initiative to establish an area management organization and pursue
various activities for area management in the entire Tsukiji district.
(6) Return of the Project site
At the end of the contract to set fixed-term land lease right, the Operator shall clear the zone
with ordinary fixed-term land leasehold right (hereinafter “Fixed Leasehold Zone”) subject tothe contract and return it altogether to TMG. Details will be provided in Section 4, 6.

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7 Schedule for Infrastructure Development by TMG
The tentative schedule for infrastructure development by TMG is as follows but subject to futurechanges.
[Schedule for Infrastructure Development](FY)

Tsukiji District Community Development

2021

2022

2023

Application
Project
Guide
Implementation
for Operator
Policy
●
●

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

Selection of
Prospective
Operator●

Demolition (former Kosei Kaikan, etc.)

Within Fixed
Leasehold Zone

Demolition ofexisting facilities

Temporary platform(Sumida River)

Demolition (former Kachidoki multilevel car park, etc.)
Oxygen/medical service station1

Demolition

Temporary road
(Tsukiji River),pedestrian pier(Tsukiji River)

Demolition

Construction (main road)

Loop Road No. 2

The Sumida River
Super Levee
Development

Construction (finishing work on frontage roads, etc.)

Priority development
area

Construction (including the development of the disaster prevention pier)Disaster prevention pier goes into service

Construction

2

Project

Construction

The Tsukiji River Earthquake-resistantCountermeasures Project

Construction

Pedestrian network from Tsukiji to theseawalls at Takeshiba1

The station is scheduled to be closed by the end of March 2023. The demolition schedule of operation facilities, etc. is tentative.

2

Subject to change depending on the shape of raised ground in the hinterland behind the levee.

The scope of the construction work indicated in the figure (limited to that which pertains to TMGowned land for use) will be provided in Handout 2.

-9-Section 2

Matters Related to Application and Selection for
Prospective Operator

1 Basic approach(1) TMG shall invite Prospective Operators wishing to participate in the Project through an open
tender.
(2) The selection of the Prospective Operator is conducted on the “Request For Proposals” basis,and the Applicant whose proposal is deemed to offer the best approach (hereinafter “topApplicant”) shall be chosen as the Prospective Operator.
(3) The Prospective Operator shall enter into the Basic Agreement with TMG.
2 Schedule for application and selection
The tentative schedule for application and selection is as follows:

Announcement of the Application Guide forOperator
Submission of the Statement of Intent for
Application (Form A) and the Statement ofIntent for Receiving Handouts and Written
Pledge (Forms B-1,B-2)
Submission of the Question Form for the
Application Guide for Operator (Forms C-1, C2, or D-1, D-2)
Submission of the Prior Confirmation on
Required Qualifications (Forms E-1,E-2)
Announcement of responses to the received
questions on the Application Guide for Operator
Submission of the Application for Dialogue on
Proposal Details (Forms F-1,F-2) and theQuestion Form Prior to Dialogue (Forms G-1,G2,or H-1,H-2)
Dialogue on proposal details
Submission of proposals (Forms 1 to 37)
Selection of the Prospective Operator

Wednesday, November 30, 2022
From Wednesday, December 7, 2022,
to Friday, December 9, 2022
Thursday, January 12, 2023, andFriday, January 13, 2023
From Wednesday, March 1, 2023,
to Friday, March 3, 2023
Around March 2023
Thursday, April 13, 2023, andFriday, April 14, 2023
From late May to early June 2023
Thursday, August 31, 2023
Around March 2024

3 Application process(1) Submission of the Statement of Intent for Application
A.

In submitting questions on the Application Guide for Operator, private companies wishing
to make application shall fill in necessary items on the Statement of Intent for Application(Form A), contact TMG in advance, and visit the reception desk with the document before- 10 -

the end of the submission period indicated in C. An original and a duplicate of the
document shall be prepared.
TMG shall swiftly affix a seal of confirmation to the duplicate of the Statement of Intent
for Application and return it to the submitter of the document.
B.

Questions from those who have not submitted the Statement of Intent for Application may
not be answered.
The submission of the Statement of Intent for Application shall be the requirement for thereceipt of Handouts stipulated in (2) and only those who have submitted the document
can receive responses to questions on Handouts, among those to the received questions
on the Application Guide for Operator in (5). However, the submission is not therequirement for application or does not obligate the submitter to make application.
The names of the private companies that have submitted the Statement of Intent for
Application will not be made public.

C. Prior contact and submission shall be made from Wednesday, December 7, 2022, to Friday,
December 9, 2022. Submission shall be made from 9:00 a.m. to 5:00 p.m. (except from12:00 p.m. to 1:00 p.m.).
(2) Receipt of Handouts
A.

Among those who have submitted the Statement of Intent for Application, those wishing
to receive Handouts indicated in References (Appendix 1) can receive Handouts fromTMG.
The recipient shall use Handouts solely for considering application for the tender andpreparing application documents and shall not provide or disclose them to third parties
without the approval of TMG. The recipient shall return the Handouts to TMG after the
Project proposal review is completed (or by the date of proposal submission if it has
decided not to make application for the tender).

B.

Those wishing to receive Handouts shall fill in necessary items on the Statement of Intent
for Receiving Handouts and Written Pledge (Forms B-1,B-2) and visit the reception deskwith the document when submitting the Statement of Intent for Application in (1).
In case where those who cooperate with private companies wishing to make applicationin their consideration wish to receive Handouts, the Statement of Intent for Receiving
Handouts and Written Pledge (Form B-2) shall be submitted in joint name with the privatecompanies. If those wishing to receive Handouts like to add member(s) who will
cooperate in the consideration after the submission period stipulated in (1), they shall fillout an additional Statement of Intent for Receiving Handouts and Written Pledge (Form
B-2), contact TMG in advance, and visit the reception desk to submit the document.

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(3) Questions on the Application Guide for Operator
A.

Those with any questions on the Application Guide for Operator shall fill in necessary
items on the Question Form for the Application Guide for Operator (Forms C-1, C-2 orD-1, D-2) and send it as an e-mail attachment to the reception desk before the end of thesubmission period indicated in D.

B.

When planning to make application as a Group of Private Companies, the Group shallsubmit questions after compiling them from its members.

C.

The submitter shall use Microsoft Excel and save files in Excel format of Office 2016 orprevious versions. The submitter shall download and use the forms that will be on the siteof the TMG Bureau of Urban Development.

D.

Submission shall be made on Thursday, January 12, 2023, and Friday, January 13, 2023.

(4) Submission of the Prior Confirmation on Required Qualifications
A.

Private companies wishing to make application that wish to make prior confirmation
whether they meet “4 Applicants eligibility” shall fill in necessary items on the Prior
Confirmation on Required Qualifications (Forms E-1,E-2), attach necessary documents
to it, make prior contact, and visit the reception desk with the documents. The documents
shall be prepared in two copies.
The scope of prior confirmation shall be the requirements provided in Form E.
Regarding “involved in the design or construction management of buildings that are
similar in use to each proposed facility and equal or bigger in scale and height (or records
of construction and leasing/management of buildings),” the scale can be that assumed
under given conditions of the Project site at the time of prior confirmation. In case wheresubmitted contents at the time of prior confirmation are found to be inconsistent withproposal details when they are finalized, written records shall be submitted at thesubmission of proposals.
When planning to make application as a Group of Private Companies, the submitter shallsubmit the Prior Confirmation on Required Qualifications after compiling it from themembers of the Group.

B.

Prior confirmation on required qualifications shall be the requirement for the participationin dialogue in (6).

C.

Submission shall be made from Wednesday, March 1, 2023, to Friday, March 3, 2023,
from 9:00 a.m. to 5:00 p.m. (except from 12:00 p.m. to 1:00 p.m.).

D.

Results of prior confirmation shall be notified to the submitter promptly after theconfirmation of required qualifications. In case where the submission has been made as a

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Group of Private Companies, the results shall be notified to their representative
corporation.
(5) Responses to questions on the Application Guide for Operator
Responses to the received questions will be made accessible on the website of the TMG Bureau
of Urban Development from around March 2023.
Responses to questions on Handouts stipulated in (2) shall be sent to the submitter of theStatement of Intent for Receiving Handouts and Written Pledge (Form B). The responses will
be released without identifying the names of the companies that put questions.
Any feedback on the Guide or questions irrelevant to the Guide shall not be answered.
(6) Dialogue on proposal details
A.

Dialogues will be held as needed, in order to confirm in advance whether proposal details
for submission meet the requirements set by TMG.

B.

Dialogues will be held individually with each single prospective private company or eachprospective Group of Private Companies. Except under unavoidable circumstances, eachprospective Applicant shall satisfy all the required qualifications specified in 4(3) before
joining dialogue. However, the participation in dialogue is not the requirement for
application or does not obligate the participant to make application..

C.

Those wishing to hold dialogue with TMG shall fill in necessary items on the Application
for Dialogue on Proposal Details (Forms F-1,F-2), compile items they wish to confirm
with TMG on the Question Form Prior to Dialogue (Forms G-1, G-2 or H-1,H-2), send
them with a duplicate of the Notification on the Results of Prior Confirmation on Required
Qualifications as email attachments to the reception desk before the end of the submission
period indicated in D.
The prior question form will be distributed to those who have submitted the Statement ofIntent for Application as needed.

D.

Submission shall be made on Thursday, April 13, 2023, and Friday, April 14, 2023.

E.

Dialogues shall be held from late May to early June 2023. The desired date of dialogue
shall be determined in the order of the submission of the application for dialogue.
Dialog shall be held once for each prospective Applicant.

F.

In case where prospective Applicants wish to use the language other than Japanese indialogues, they shall comply with the requirements indicated in 7(7) B and conduct priorcoordination with TMG over facilities to be used and the preparation of equipment.

G.

TMG shall observe confidentiality regarding the contents of dialogues. However, in casewhere TMG deems it necessary to disseminate the contents of dialogues, TMG will

- 13 -

release them, following the discussions with partners of the dialogues.
(7) Submission of proposals
A.

Applicants shall make prior contact and visit the reception desk with proposals stipulated
in Forms (Appendix 4) (hereinafter “proposals”) on Thursday, August 31, 2023.
Submission shall be made from 9:00 a.m. to 5:00 p.m. (except from 12:00 p.m. to 1:00
p.m.).

B.

Proposals shall be submitted in 30 copies.
Electronic media (CDs or DVDs) recording the contents of the proposals shall be
submitted at the same time.

(8) Changes in the schedule for application and selection
A.

In case of changes in the schedule for application and selection, the changes will be postedon the following website:
https://www.toshiseibi.metro.tokyo.lg.jp/bosai/toshi_saisei/saisei08.html

B.

Depending on the results of the archeological investigation,etc., the application may becancelled and reapplication conducted.

C.

Applicants cannot ask TMG to bear the burden of increased costs or compensate damages
to them arising from the cancellation of the application or changes in the selection
schedule due to the reason indicated in B above.

4 Applicants eligibility(1) Fundamental requirements
An Applicant must be a private company that is competent in planning, engineering, andbusiness management to develop facilities on the TMG-owned land leased after concluding acontract to set fixed-term land lease right and to operate them in a stable manner during the
project period of approximately 70 years.
(2) Composition of ApplicantsA.

An Applicant shall be a Group of Private Companies or a single private company that has
experience of architectural design, construction (building and civil engineering),
development, property management, and area management.

B.

A Group of Private Companies must designate a representative company that handles theapplication process on behalf of the group.

C.

Members of the Applicant cannot be part of another Applicant (neither as a Representative
Company nor nonrepresentative member).

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D.

Water bus operators cannot be a Member of an Applicant if they intend to use the disasterprevention pier to be developed adjacent to this area or a pier that the Operator may
propose to construct.

(3) Required qualifications
For application, an Applicant is required to include Members who satisfy one of the following
required qualifications. The business experience/involvement does not have to be related todomestic business. The Applicant is qualified if its Members, or their parent company orconsolidated subsidiaries, satisfy the required qualifications.
A.

For those who design buildings or perform construction management, they should satisfy
the following requirements:(A)

Registered as the office of first-class registered architects under the provision of
Article 23 of the Act on Architects and Building Engineers (Act No. 202 of 1950).

(B)

In 10 years prior to the submission of the proposal, they have been involved in thedesign and construction management of buildings that are similar in use to each
proposed facility and equal or bigger in scale and height (regarding functions fordrawing a large crowd and stimulating interactions, if the use is similar, the year andscale shall be irrelevant).

B.

For those who carry out construction operations, they should satisfy the following
requirements:(A)

Hold a special construction business license for general building works under theprovision of Paragraph 1, Article 3 of the Construction Business Act (Act No. 100 of
1949).

(B)

In 10 years prior to the submission of the proposal, they have been involved in theconstruction of buildings that are similar in use to each proposed facility and equal or
bigger in scale and height (regarding functions for drawing a large crowd andstimulating interactions, if the use is similar, the year of construction and scale shallbe irrelevant).

C.

For those who carry out civil engineering works (development of infrastructure such as
roads and green areas within the district), they should have a special construction businesslicense for general civil engineering works under the provision of Paragraph 1, Article 3of the Construction Business Act (Act No. 100 of 1949).

D.

For those who carry out real estate development, they should satisfy the following
requirements:(A)

In 10 years prior to the submission of the proposal, they have been involved in acomplex development with a total floor size of 10 ha or larger (complex development- 15 -

refers to a project where business, commercial, accommodation, and residential
facilities are developed together).
(B)

They are real estate brokers under the provision of Article 2 of the Real Estate
Brokerage Act (Act No. 176 of 1952).

E.

For those who carry out operations, maintenance, and management of each proposed
facility, in 10 years prior to the submission of the proposal, they have been involved inleasing or management of buildings that are similar in use to each proposed facility andequal or bigger in scale and height (regarding functions for drawing a large crowd andstimulating interactions, if the use is similar, the year of construction and scale shall beirrelevant).

F.

For those who carry out area management, they are the corporate regular members of the
Urban Renewal Coordinator Association of Japan and, in 10 years prior to the submissionof the proposal, they have played a role in consolidating the opinions of groups composedof land owners, such as urban redevelopment associations and area management
organization, as consultants or real estate developers.

(4) Conditions on Members of an Applicant
An Applicant must not include Members who fall under the following items.
In case where a Member of an Applicant is a foreign corporation, such a corporation must be
verified by TMG that it satisfies the requirements in light of equivalent laws and regulations
applicable to it regarding the eligibility indicated in C–E below.
A.

Members of an Applicant should not fall under any items specified in Article 167-4 of theOrder for Enforcement of the Local Autonomy Act (Cabinet Order No.16 of 1947)

B.

Members of an Applicant should not be suspended under the Guidelines for Suspension
of Eligibility for Participating in Tenders by Tokyo Metropolitan Government (23 zai-keisou No. 1666 dated November 30, 2011).

C.

Members of an Applicant should not find themselves in financial difficulties in theirrespective businesses (namely, having a petition filed for commencement of company
liquidation, special liquidation, bankruptcy proceedings, reorganization proceedings
under Article 17, Paragraph 1 of the Corporate Reorganization Act (Act No. 154 of 2002),
or rehabilitation proceedings under Article 21, Paragraph 1 of the Civil Rehabilitation Act(Act No. 225 of 1999), or otherwise dishonoring notes or checks).

D.

Members of an Applicant should not be in arrears with corporate tax, corporate enterprisetax, corporate inhabitant tax, consumption tax, or local consumption tax over the lasttwelve months.

E.

Members of an Applicant should not be under the control of any organized crime groups- 16 -

stipulated in Article 2, Item 2 of the Act on Prevention of Unjust Acts by Organized Crime
Group Members (Act No. 77 of 1991), their member (including the members of any
suborganizations of such organized crime groups), or individuals who have not withdrawn
from an organized crime group for 5 years.
F.

Members of an Applicant should not be subject to the exclusion measures under Article
5, Paragraph 1 of the Guidelines for Contract-related Countermeasures against Organized
Crime Groups by Tokyo Metropolitan Government (61 zai-kei-sho No. 922 dated January
14, 1987).

G.

Members of an Applicant should not belong to or be involved in an organization that has
become subject to a disposition under Article 8, Paragraph 2, Item 1 of the Act on theControl of Organizations Which Committed Indiscriminate Mass Murder (Act No. 147 of1999).

H.

Members of an Applicant should not have capital relations with parties involved inadvisory services for the Project (Note 1) (meaning holding more than 25% of the total
number of issued shares of the parties or more than 25% of the total amount ofcontributions thereto) or personnel relations with them (meaning that the representatives
or officers of the Members concurrently serve as those of the parties).
(Note 1) Parties involved in advisory services for the Project-The Japan Research Institute, Limited (Shinagawa Ward, Tokyo)-Mori Hamada & Matsumoto (Chiyoda Ward, Tokyo)(5) Reference date for the eligibility assessment
A.

The eligibility shall be assessed at the time of the submission of proposals.

B.

In principle, an Applicant shall be disqualified if it violates (4) during the period from thesubmission of a proposal to the selection of the Prospective Operator. However, this shallnot apply where an Applicant is a Group of Private Companies and Member(s) other thanthe Representative Company conflict with the restrictions, if the remaining Members
excluding the Member(s) meet all the requirements and obtain the approval of TMG
within the period specified by it.

5 Matters related to proposal review(1) Proposal review system
The review of proposals submitted by Applicants shall be conducted by the Tsukiji District
Community Development Project Selection Committee (hereinafter “selection committee”)
based on the Review Criteria (Appendix 2). TMG shall, with the finalization of review results
at the selection committee, select a Prospective Operator and a runner-up.

- 17 -

The selection committee is consisted of the following nine members:
Chairperson

Atsushi Deguchi

MemberNoriko Akita

MemberKaori Ito

MemberTakashi Ohnogi

MemberMari Kobayashi

MemberNoriko Takai

MemberHiroshi Maeda

MemberAkinori Morimoto

MemberTakashi Yamamoto(The members are listed in the order of Japanese syllabary. Titles omitted.)(2) Review and evaluation methods
A.

Screening and project plan review of proposals shall be conducted in accordance with the
Review Criteria (Appendix 2).

B.

An Applicant assessed as inappropriate in the screening and other reviews shall bedisqualified.

C.

TMG shall, following the review results of project plans, select the top Applicant and therunner-up.

D.

Applicant interviews may be held as needed after the submission of proposals.

(3) Main review items
Review items are based on the Review Criteria (Appendix 2), and main review items are as
follows:
A.

Review of required qualifications

B.

Screening of basic items

C.

Review of project plans(A)

Evaluation of facilities, community development plans, and technical aspects
a Overall concepts
b Formation of a wide-area transportation hub
c Revitalization of water transportd Formation of pedestrian networks
e Creation of transportation functions for vehicles in the districtf Land use
g Landscaping
h Environmental friendliness- 18 -

i Utilization of digital technology
j Creating vibrancy before opening of water transportk Area management(B)

Evaluation of operations and management
a Operational structureb Business plan and operational plan

D.

Review of rentE.

Overall evaluation

6 Announcement of the summary of review results
The summary of review results (details of the Prospective Operator and the runner-up, outline of
the successful proposal, project schedule, etc.) shall be announced on Bureau of Urban
Development’s website.
7 Other(1) An Applicant shall bear the cost necessary for application.
(2) In principle, no changes in the submitted proposal shall be accepted.
(3) The submitted Prior Confirmation on Required Qualifications and proposal shall not be
returned.
(4) In case where the Prior Confirmation on Required Qualifications and proposal contain any
false statement, the application shall be invalidated, and TMG may take necessary measuresagainst those who made such statement.
(5) The same Applicant can submit only one proposal, and in case where it submits more than one
proposal, all the applications shall be invalidated.
(6) In submitting a proposal, an Applicant shall not contact the selection committee members,companies or organizations to which they belong, or parties involved in advisory services
regarding the Project.
(7) The language and currency used for the Project shall be Japanese and the currency of Japan,
whereas units for use shall be as provided by the Measurement Act (Act No. 51 of 1992).
However, in case where an Applicant includes a Member that is a foreign corporation, a- 19 -

language other than Japanese can be used, provided that the following requirements are met.
A.

An application dossier can be written both in Japanese and English; however, in case ofany discrepancy, the Japanese version shall prevail. An Applicant can provide printed
materials in foreign languages as documents to supplement materials on eligibility, but inthis case, it shall attach an accurate Japanese translation of relevant sections.

B.

An Applicant can use a language other than Japanese in dialog, interviews, and otherspoken exchanges, as long as it hires a Japanese interpreter. However, the Applicant shallbear all the cost for the interpreting service.

(8) The ownership of a copyright to an application dossier shall belong to each Applicant. TMG,
however, reserves the right to use it at no charge for publication and exhibition as deemednecessary by TMG.
(9) Materials distributed by TMG shall not be used for purposes other than considering application.
(10) Refer to Handout 3 for questions to and prior consultations with public facility administratorsand traffic administrators.

- 20 -

Section 3

Requirements regarding Proposals

1 Site Descriptions(1)

Location: Areas within Tsukiji 5-chome and Tsukiji 6-chome, Chuo-ku, Tokyo(2)

Area of TMG-owned land for use: 194,679.11 m2(3)

Land use classification: Commercial zone

(4)

Designated building coverage ratio (floor area ratio): 80% (500%) (700% for areas on the
Harumi St.)

(5) Districts, Zones, etc.: Fire Prevention Area; Parking Space Development Zone; Special
Priority Development Areas for Urban Renaissance in Central Tokyoand Waterfront Area; International Business Exchange Zones (Policy
for Improvement, Development and Preservation of City Planning
Areas, March 2021); Core Regional Sphere (The Grand Design for
Urban Development, September 2017) and Fire-safe Areas (Tokyo
Metropolitan Earthquake Preparedness Ordinance [2000 Tokyo
Metropolitan Ordinance No.202]); Central Scenic Belts/Special
Landscape Creation Districts (Landscape Basic Policy for Waterfront
Area, Landscape Basic Policy for the Sumida River, Special WaterscapeCreation Districts, Special Landscape Creation Districts for Hama
Rikyu Gardens and Kyu Shiba Rikyu Gardens) (Tokyo Landscape Plan
[August 2018]); Radio Propagation Obstruction Prevention Areas(Radio Act [Act No. 131 of 1950])(6)

Height-restricted district: None

(7)

Height limits under the Civil Aeronautics Act: Approx. 210–220 m
A non-public heliport is located close to this district.
Please refer to the URL below for details (conditions for making proposals on
facility plans will be provided in Handout 4):
https://www.mlit.go.jp/koku/15_bf_000310.html(8)Roads: Metropolitan Road No. 304 (Harumi St.) (32 m wide) on the East side;
Metropolitan Road No. 50 (Shin Ohashi St.) (33 m wide) and
Designated City Route (Chukyo) No.490 (Namiyoke St.) (17 m wide) on the North
side

(9)

Plans on rivers nearby:
Sumida River: Designated section for Super Levee Development (Waterway Development
Plan for the Sumida River Basin, June 2016)2- 21 -

Redevelopment of disaster prevention pier (Revised Disaster Prevention Pier
Development Plan, January 2016)
Tsukiji River: Waterway Development Plan for the Tsukiji and the Shiodome Rivers (draft
released in September 2022, Handout 5)(10) Plans and development status for transportation in the vicinity to the site:
Loop Road No.2: Scheduled for full service in FY 2022. After that, finishing work on frontage
roads is scheduled by FY 2024. Details on Loop Road No. 2 will be provided in
Handout 6.
Subway lines in Central Tokyo and Waterfront Area: The Way of the Future City Railway inTokyo Area (recommendation, Council of Transport Policy of Ministry of Land,
Infrastructure, Transport and Tourism, April 2016); The Way of the Future Subway
Network in Tokyo Area (recommendation, Council of Transport Policy of Ministryof Land, Infrastructure, Transport and Tourism, July 2021)
Draft Project Plan <Summary> (Project Review Working Group on Future Subway
Network in Central Tokyo and Waterfront Area, November 2022)(11) Plans to be developed:
Urban Expressway Route 10 Harumi Line: the Urban Planning was already approved in July
1993, but the approved Urban Planning will be reviewed. Please refer to thefollowing materials for the direction of the review.
- Measures to Ensure Beltway Functions for Heavy Vehicle Traffic on Inner
Circular Route <Summary> (Working Group on Ensuring Traffic Services of
Inner Circular Route, July 2021)- Changes in Urban Expressway Route 1, etc. of Tokyo Urban Planning Roads(Draft) (Tokyo Metropolitan Government and Metropolitan Expressway Co., Ltd,
February 2022)
2 The approved waterway development plan will be reviewed.

2 Requirements for project plans as well as operation and maintenance(1) Overall project requirements
A.

Proposal details shall be developed based on the Project Implementation Policy
prescribed in Section 1, 4.

B.

All persons, companies, and other entities concerned shall comply with the relevant laws
and regulations.

C.

Applicants shall develop a plan in line with the “Future Tokyo: Tokyo’s long-term
strategy.”D.

Applicants shall formulate a plan based on the Community Development Policy.

- 22 -

E.

Applicants shall make proposals while taking account of the planned development of
Urban Expressway Route 10 Harumi Line and the subway lines in the Central Tokyo andWaterfront Area. Details on the matters to be noted in making proposals will be provided
in Handout 7.

F.

The Operator shall consult with TMG and other organizations related to the Urban
Planning as necessary to achieve effective land use through elevated roads and thedevelopment of infrastructure and effective land use as provided for in (2).

G.

The Operator shall proactively coordinate the progress of the construction work with therelevant infrastructure project stipulated in Section 4, 2(1).

H.

The Operator shall address other matters necessary for the Project implementation
appropriately.

(2) Requirements for TMG owned land use project
Applicants shall make proposals through the implementation of the Project by making
maximum use of their originality and ingenuity and pursue the design, construction, operation,and maintenance of the facilities, as well as the operation of related services at their own cost.
The following development and operation work from A to D are expected to be carried out by
the Operator.
A. Requirements for the establishment and development of the permanent facilities(A)

Formation of a wide-area transportation huba

The following requirements are to be met for developing a plaza with functions fora transportation hub and disaster prevention. Note that it is acceptable to conduct thedevelopment work in phases depending on the future demand.
Also expectedly, while the ideas for the development of a traffic plaza shall be
proposed by the Applicant, the Prospective Operator, once selected, shall consult
TMG and other relevant organizations concerning the development details,considering the status of the development of infrastructure in the surrounding areas.
(a) Ensure smooth and easy access to public transport, including water bus, bus,
and subway services. In particular, develop access routes between the newsubway stations in Central Tokyo and Waterfront Area and the disasterprevention pier.
(b) Develop a transportation hub with appropriate functions for an exchange hubthat connects a variety of transport modes, including future mobility systems
with different sizes and speeds, from conventional vehicles, such as BRT andnext-generation mobility, besides automobiles, taxis, and buses (city buses,
airport shuttles, and tour buses). In principle, coordination to invite and operate- 23 -

the system of a transportation hub shall be carried out by the Operator.
(c) Consider the functions for disaster prevention and disaster response.
(d) Consider the access to the main roads (Harumi St., Shin Ohashi St., and Loop
Road No. 2) in the vicinity of this area.
(e) Consider the accessibility to the urban expressway Route 10 Harumi Line.
(f) Ensure safe and smooth access by vehicles.
(g) Consider the utilization of bicycles and next-generation mobility options.
(B)

Revitalization of water transporta

The following are the requirements to be met for introducing new services of regularwater bus and nonregular sightseeing river cruise from/to the disaster prevention pier,in order to establish a key feature of the water transport network that also contributes
to revitalization across Tokyo. Note that it is acceptable for water transport to comeinto service in phases in line with facility plans. As a general rule, the Operator is
expected to coordinate to invite and manage the water transport system.
(a) Actively cooperate with the administrators of Ryogoku, Asakusa, Nihonbashi,
Haneda, and Waterfront Area to leverage and bolster the water transport
network.
(b) Maximize the use of the disaster prevention pier to be developed by TMG sothat the water transport network can serve as a key feature to contribute to thevibrancy creation in the community.

b Develop the Amenities of Water Transport, etc. to enhance water transport
convenience to be ready for use when the development work of the disasterprevention pier is complete (expected to be put in service in FY 2029), and proposea plan for opening a water transport service.
c

Establish a terminal function for the water transport considering the accessibility to
the disaster prevention pier, and ensure a waiting area and restrooms are in place.

d The Operator shall ensure to link the land transport such as tour buses, cars, and taxis
with the water transport with a terminal function while taking account of prospective
passengers using water transport service.
e

The Operator shall plan a terminal function presuming to utilize as a temporary
gathering site in the event of a disaster and set up appropriate signage along theroutes from outdoors to a waiting area so that people can easily locate the terminal.
Additionally, design the terminal area to be a tourism information center as a starting
point of water transport, strolling, etc.

- 24 -

f

The Applicant may propose developing new piers in the areas along the Tsukiji River,provided that they consult with TMG (please refer to Handout 3 for the consultation
with TMG).
When proposing the new pier development on the Tsukiji riverside, a water transport
network should be introduced to enhance the circulation in local communities bytaking advantage of Tsukiji's riverfront locations and connecting with the Hama
Rikyu Gardens.

(C)

Formation of pedestrian networksaThe requirements for forming pedestrian networks that allow visitors to enjoy
waterside strolling are as follows:(a) Propose and construct passages approximately 4 m wide along the Tsukiji Riverin TMG-owned land for use that can be used for river maintenance and walkway
in consultation with the river administrator, while considering high-quality
landscaping (please refer to Handout 3 for the consultation with the riveradministrator).
(b) Develop the passages prescribed in (a) and open spaces with a cohesive design
so that they can serve as a waterside oasis for people. Effectively connect the
open spaces to riverside areas of the Sumida and Tsukiji Rivers by ensuring abarrier-free environment, with consideration for the level differences of thegrounds and accessibility to the “pedestrian network from Tsukiji to theseawalls at Takeshiba” specified in Section 4, 2(1) D.

b The following are the requirements to be met for creating a quality pedestrian space
where people enjoy walking around the district. The pedestrian space should be
developed ensuring a barrier-free environment and creating more vibrancy in thewhole community as an exchange hub where people gather and socialize.
(a) Ensure smooth connections between a traffic plaza that serves as atransportation hub, a pier, and subway stations. Create pedestrian flow lines
from Namiyoke St. to the riverfront along the Sumida River, and consider thepedestrian flow lines that connect to the unique neighborhoods in the district,such as the Tsukiji Outer Market.
(b) Develop a pedestrian deck crossing Loop Road No. 2. To use the land
effectively, consider the location, functions, and width of the deck that allow
pedestrians to walk comfortably.

- 25 -

(c) In principle, develop a traffic system that segregates pedestrians from roadvehicles by effectively utilizing the differences in the ground levels resulting
from the super levee development on the Sumida River.
c

Propose new mobility options that contribute to the development of communities
around Tsukiji district enjoyable for pedestrians.

(D)

Creation of transportation functions for vehicles in the districta

The following are the requirements to be met regarding the roads within the district
that are common roads and enhance transportation functions, such as for automobiles,
which support integrated and effective land utilization. Matters to be noted regarding
the roads within the district will be provided in Handout 8.
Also expectedly, while specific details of the development of the roads in the district
shall be proposed by the Applicant, the Prospective Operator, once selected, shallconsult with a road administrator, traffic administrator, and other relevantorganizations to follow necessary procedures.
(a) Arrange, in principle, the access for vehicles to Harumi St. and Shin-Ohashi St.
as intersections. Arrange the access for vehicles to Loop Road No.2 as lane
merger from frontage roads basically. Details on necessary functions as theaccess for vehicles to Loop Road No. 2 will be provided in Attachment 2. The
Applicant may make suggestions concerning the access to Namiyoke St. as
needed.
(b) Connect the roads in the district to the traffic plaza with functions of atransportation hub and disaster prevention prescribed in (A) a.
(c) Develop access routes that connect areas on both sides of Loop Road No.2 bybuilding grade separation to cross Loop Road No. 2 while paying attention to
the surrounding landscapes.
(d) Incorporate the utilization of bicycles and next-generation mobility options into
the proposal.

b Plan effective connection between the entry and exit ramps of Route 10 Harumi Linescheduled for revision with the roads in the district specified in (D) a.
In principle, the entry and exit ramps of Urban Expressway Route 10 Harumi Lineshall be developed by operating entities responsible for the development of Harumi
Line. Details on Urban Expressway Route 10 Harumi Line will be provided in
Handout 9.

- 26 -

c

Develop roadways in such a way that the roads in the district have easy access to thefacilities3 owned by the local administrations adjacent to the Project site. Detailed
requirements will be provided in Handout 10.
3

In Chuo Ward, the rebuilding plan of the “Tsukijigawa 1st Parking Lot” and“Tsukiji Outer Market Community Development Support Service/Facility Building
A” is under consideration.
d Appropriately plan and develop public parking lots considering visitors’ needs andconvenience (and conduct proper management during the project period while
grasping the size of parking lots necessary for the area). The public parking lots shallbe placed in locations that offer easy access for pedestrians from the neighboring
Outer Market. In making proposals, explanations shall also be provided about thesize and layout of the parking lots as well as proper transportation functions forvehicles within the district with respect to distribution/loading/unloading of goods.
eAppropriately design and develop parking areas for tour buses according to local
demand.

Please refer to Attachment 3 for details on the requirements for urban infrastructure
described from (A) to (D).
Additionally, refer to The Way of City Planning in view of Automated Society (March 2022,
TMG) to consider and propose next-generation mobility options as presented in (A) a (g),(C) c, and (D) a (d).
(E)

Land useaIntroduce functions that lead to creating vibrancy and social interactions, developing
the charm of Tsukiji, and promoting a new culture, by taking advantage of Tsukiji’sstrengths, including its major role as a center for food culture, its local assets such as
the Hama Rikyu Gardens and the Sumida River embankments, and its historical andcultural backgrounds. Take into account the community’s vibrancy and livelinessthat has been long nurtured in Tsukiji as a base for food culture. Furthermore, theOperator shall respect the ties with other local players such as the Tsukiji Outer
Market, create synergy with neighboring areas and districts, and make the site as
vibrant as it is expected of Tsukiji.

b Introduce features for communicating Tokyo’s new attractions and sharing theexcitement and enjoyment with Tokyoites and people within and outside Japanthrough experiencing Tokyo’s iconic culture dating back to the Edo period andparticipating in activities including creation of new culture, art, and design, as well
as sports and wellness.

- 27 -

c

Effectively use the large tract of land in a prime location in Tokyo. Develop functions
with particular emphasis on “features of attracting a large crowd and stimulatinginteractions” as well as “features served as an international exchange hub withcapacities for holding conventions and events” while making the maximum use ofindoor and outdoor spaces, and promote those features so as to encourage mutual
collaboration, integration, and synergy. Furthermore, establish a management systemand engage in the necessary management work that leads to continuous efforts toform a center for creating and promoting new culture by taking advantage of thecharacteristics and potential of the district.

d The requirements for developing the functions for holding conferences and events
are as follows:(a) Install ballrooms (for banquets, with a capacity of over 1,000 people), main
conference rooms, small and medium-sized meeting rooms, and facilities for
exhibitions and other events. Establish flexible and functional facilities for awide range of international conventions and exhibitions by effectively
leveraging cutting-edge digital technology and sustainability efforts.
It is acceptable to arrange exhibition facilities to also perform the functions of
attracting a large crowd and stimulating interactions.
(b) Consider the integrality with high-end hotels and other accommodation
facilities, enhancement of post-conference amenities, etc. to create a synergy
between functions.
(c) Ensure smooth mobility between each function.
(d) Define the division of roles for the planned facilities and similar facilities
serving as conference/event venues in the neighboring areas.
Please refer to Handout 11 for plans under consideration in the neighboringareas.
e

The requirements for the development of functions for drawing a large crowd andstimulating interactions are as follows:(a) Develop state-of-the-art and large-capacity venues (with a capacity of 10,000
people or more) where Tokyoites and people within and outside Japan cangather and share excitement and enjoyment through culture, art, and sports,
enhancing Tokyo’s competitiveness to the world. Additionally, create
opportunities to promote diverse exchanges that encourage various people to beproactive in creative activities and take noise and vibration control measures inconsideration of the surrounding areas so that the operation of and activities inthe venues will not be limited.

- 28 -

(b) Effectively utilize cutting-edge digital technology including the initiatives
described below in m.
(c) Define the roles between the features for drawing a large crowd and stimulatinginteractions in the neighboring areas.
fPromote and enhance the nightlife options to create new opportunities for vibrantatmosphere.

g Introduce functions (including systems) for continuous contributions to innovations
that promote sustained growth of Tokyo and Japan.
h Introduce the functions that make Tokyo more competitive to other international
cities in the world and ones that have a great potential for future market expansion.
i

In conjunction with the development of the disaster prevention pier to be constructedby TMG, develop the Amenities of Water Transport, etc. to be ready for use in FY
2029. Implement the following efforts in addition to the work to utilize riverside
areas provided for in (B) b to e and C (A):(a) Ensure continuity with waterside and other surrounding areas, including the
Tsukiji Outer Market.
(b) Introduce functions for creating a vibrant and comfortable community to build
momentum for the water transport network and community development.

jEmphasize the cooperation with assets in the vicinity as indicated on page 20 of theCommunity Development Policy.

k Promote organic relationships with various functions of the Waterfront Area andneighboring areas, including Otemachi, Marunouchi, and Yuraku-cho to create asynergy. Develop a mutually beneficial relationship between Tsukiji and Toyosu.
lMake efforts to create synergetic effects through cooperation and function
distribution with more extensive areas.

m Effectively promote experience sharing and exchange by exploring hybrid-type
opportunities that combine real and virtual experiences, facilitating more inclusive
participation and communication.
n Make sure to avoid including construction plans of condominiums in the proposal to
the greatest possible extent. Even in the case of the limited sale of condominiums,
the following requirements shall be met.
- Condominiums shall be limited to those that help enhance Tokyo’s global
competitiveness and need to be built in an integrated manner with other facilities
whose functions are required in the district.
- Their layout shall not interfere with community development efforts, such as
cultural and sports events and activities to create vibrancy in the area.

- 29 -

- Their maximum total floor area including attached structures shall be 3% or
smaller of the designated floor area ratio in whole district and kept at the bareminimum required for successful community development.
- Plans to dispose of facilities and return the cleared Project site shall be proposed
to enable smooth return at the end of the contract to set fixed-term land lease right.
o Propose measures, including efforts to raise people’s awareness, that contribute toenhancing the district’s competence to mitigate the impact of natural disasters. Also
implement measures to control runoff from heavy rainfall based on TMG’s Basic
Policy for Measures Against Heavy Rainfall (revised).
p The requirements to be met for developing open space and a square are as follows:(a) Design spaces where people feel at home, such as a place for relaxation or livelysocial interactions, and multifunctional square or other types of gathering spacewith a great view, depending on its location, while making the best use of thewaterside areas and enhancing the greenery.
(b) Make a solid plan to develop high-quality space.
(c) Take into account cooperation with the surrounding local amenities, pedestrian
networks, a transportation hub, and other new functions to be introduced in the
Project.
(d) Create a cohesive design between buildings and outdoor spaces, for example,
by creating open-design areas so that the vibrant activities are not confined inbuildings but maintain continuity to outside spaces, such as outdoor squares andpedestrian zones, to make the district an open stage for creating new cultures
through diverse exchanges.
(e) Secure spaces that serve the function of disaster prevention.
q Meet the following requirements for creating green landscapes:(a) Create high-quality green landscapes that complement the formation of
attractive waterside areas.
(b) Develop pedestrian-centric green networks.
(c) Create three-dimensional green spaces while considering different lines of sight atvarious heights from within the district and outside.
(d) Maintain continuity with the greenery of the Hama Rikyu Gardens.
(e) Plan greenery so that it is effectively leveraged to complement various spaces
according to their purposes, such as a space for relaxation and space for strollingwhile enjoying waterside views.
rEnsure eco-friendly designs for surrounding areas when developing facility plans.

- 30 -

s

Ensure prevention and mitigation of infectious diseases that may emerge in the futureboth in facility development and management phases.

tPursue community development from the perspective of children with respect toboth the building and operation of facilities, such as developing children-friendly
playgrounds and spaces and securing their safety and security.

The Applicant shall plan for building locations and other related matters with Urban
Expressway Route 10 Harumi Line and the subway lines in the Central Tokyo andWaterfront Area in mind, including the future possibility of access to the expressway andstations to be constructed.
Additionally, new functions to be introduced and the distribution of buildings may divert
from the zone illustrations presented in the Community Development Policy.
(F)

LandscapingaForm attractive landscapes expected of Tsukiji by making the best use of thepicturesque resources of historical and cultural interest and waterscape around the
district.

b Design striking iconic landscapes that represent the characteristics of Tokyo as a
Water City, with a view to welcoming people through the routes from waterways.
cForm symbolic and striking landscapes appropriate for being the gateway of Tokyo
as a Water City, paying attention to the integrity of skylines throughout the district
and relationships with places of interest, such as Kachidoki Bridge.
Furthermore, create a stunning night view by designing arrays of night lights andilluminations in waterfront areas.

d Ensure that the views from the Hama Rikyu Gardens and the other side of the Sumida
River are not blocked by a wide and tall wall of buildings. Consider the space
between each building and adjacent areas to form an open and liberating layout andformation of the buildings without causing a claustrophobic impression.
e

Propose ideas for reuse and recycle of steel and other structural members that havebeen preserved from the former Tsukiji Market site from historical and cultural
perspectives. Details will be provided in Handout 12.

f

Considering that this is a large-scale project and has a significant impact on thesurrounding landscapes, the Project shall be subject to Article 20 of the Tokyo
Metropolitan Landscape Ordinance (2006 Tokyo Metropolitan Ordinance No.136).
After execution of the Basic Agreement, the Operator shall conduct prior- 31 -

consultations with TMG as stipulated in the same Article to elaborate thedevelopment plan.
(G)

Environmental friendlinessa

Improve energy efficiency through energy management to achieve total optimization
for buildings and the district by adopting cutting-edge technologies and equipment.
Adopt the latest technologies at every opportunity to upgrade equipment.
Furthermore, make efforts that will lead to a stable supply of energy, including theutilization of large-capacity batteries and heat storage tanks.

b Achieve net-zero CO2 emissions in the district by introducing renewables andunutilized energies (and in the case of staged development, achieve net-zero CO2emissions in principle when facilities go into service at each stage).
As for the procurement of renewable energy, ensure that the electricity is 100% fromrenewable energy sources and make efforts so that the purchase encourages theinstallation of more renewable energy plants in Tokyo and other regions (PPA with
operators of other regions) to contribute to boosting the renewable energy generation
capacity across the country.
Additionally, make arrangements in the plan so that CO2 emissions are reduced
through the production of building materials as well as the construction work.
c

Make proposals of decarbonization efforts that are also beneficial to other districts,
including the following:- Setting up hydrogen stations for fuel cell vehicles with a view to introducing fuelcell bus services, and developing infrastructure to support the promotion of zeroemission vehicles (ZEVs) such as quick charging stations.
- Facilitating circular economy by considering reduce, reuse, and recycle practices.

d Promote greening with consideration for biodiversity and ecosystems, and heatisland control measures.
e

Figure out better ways to allow the summer breeze to reach the hinterland area,
including the design and placement of buildings and other structural elements.

fEnsure disaster resilience through designing energy self-sufficiency, and introduce a
renewable energy sharing system by means of power storage functions.

g Proactively use domestically sourced timber for architectural structures and exteriors.
(H)

Utilization of digital technology

To effectively undertake the community development across the district, always take fulladvantage of all the benefits of cutting-edge digital technology, considering the possibility- 32 -

of technological innovation (please also refer to the future vision described in Strategy 3 of
the Tokyo Bay eSG Urban Development Strategy 2022), which includes proposing a system
to implement these efforts.
B. Requirements for making a head start on creating a vibrant environment(A)

Implement various efforts that lead to creating a new vibrant, relaxed, and attractive
environment.

(B)

Ensure that the initiatives are adapted to the characteristics of the local communities
and respect the relationships with other local players, such as Tsukiji Outer Market.

C. Requirements for area management(A)

The Operator shall take the initiative to establish a necessary area management
organization and engage in diverse activities to realize the future vision described in
the Community Development Policy including, for example, events to create
community vibrancy and activities to enhance the counter-disaster competence, in
cooperation with Chuo Ward and landowners and leaseholders in the surrounding
areas.
In addition, the Operator shall make the best use of riverside areas by, for example,
taking advantage of the special provision for occupancy of facilities used for urban or
local redevelopment stipulated in Rules on Permission for Occupancy of River Sites(Vice-Minister of Construction Notice, Ministry of Construction ka-sei-hatsu No. 67
dated August 5, 1999) to create vibrant waterside areas.

(B)

The Operator shall support the learning and growth of children and encourage themto take part in society by such as organizing participatory events for children,etc.,
based on the purpose of the Tokyo Metropolitan Basic Ordinance on Children (2021Tokyo Metropolitan Ordinance No. 51).

(C)

The Operator shall report to TMG on a regular basis on the implementation status of
the area management.
The reports shall be publicized on the TMG's website as appropriate.

D. Requirements for the operations and management of the Project
The Operator shall establish systems and plans to operate and manage the Project in a stablemanner during the project period of approximately 70 years while flexibly adapting tochange in society (including plans to dispose of facilities and return the cleared Projectsite).

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3 Relevant Laws and Regulations
The list of relevant laws and regulations is as follows. The Operator shall comply with the relevantlaws and regulations.
- Fire Service Act (Act No. 186 of 1948)- Radio Act (Act No. 131 of 1950)- Building Standards Act (Act No. 201 of 1950)- Act on Protection of Cultural Properties (Act No. 214 of 1950)- Civil Aeronautics Act (Act No. 231 of 1952)- Wire Telecommunications Act (Act No. 96 of 1953)- Gas Business Act (Act No. 51 of 1954)- Water Supply Act (Act No. 177 of 1957)- Sewerage Act (Act No. 79 of 1958)- River Act (Act No. 167 of 1964)- Electricity Business Act (Act No. 170 of 1964)- City Planning Act (Act No. 100 of 1968)- Act on Maintenance of Sanitation in Buildings (Act No. 20 of 1970)- Act on Rationalizing Energy Use (Act No. 49 of 1979)- Act on the Measures by Large-Scale Retail Stores for Preservation of Living Environment (ActNo. 91 of 1998)- Housing Quality Assurance Act (Act No. 81 of 1999)- Construction Material Recycling Act (Act No. 104 of 2000)- Soil Contamination Countermeasures Act (Act No. 53 of 2002)- Act on Promotion of Smooth Transportation, etc. of Elderly Persons, Disabled Persons, etc.
(Act No. 91 of 2006)- Act on Assurance of Performance of Specified Housing Defect Warranty (Act No. 66 of 2007)- Rules on Permission for Occupancy of River Sites (Ministry of Construction ka-sei-hatsu No.
67 of 1999)- Tokyo Metropolitan Ordinance on Outdoor Advertising Materials (1949 Tokyo Metropolitan
Ordinance No. 100)
- Tokyo Metropolitan Ordinance on Safety Construction (1950 Tokyo Metropolitan Ordinance
No. 89)- Tokyo Metropolitan Parking Place Ordinance (1958 Tokyo Metropolitan Ordinance No. 77)- Fire Prevention Ordinance (1962 Tokyo Metropolitan Ordinance No. 65)- Tokyo Metropolitan Ordinance for the Protection of Cultural Properties (1976 Tokyo
Metropolitan Ordinance No. 25)- Tokyo Metropolitan Ordinance on Prevention and Coordination of Conflicts Pertaining to the- 34 -

Construction of Mid-High Rise Buildings (1978 Tokyo Metropolitan Ordinance No. 64)- Tokyo Metropolitan Environmental Impact Assessment Ordinance (1980 Tokyo Metropolitan
Ordinance No. 96)- Tokyo Metropolitan Welfare Community Development Ordinance (1995 Tokyo Metropolitan
Ordinance No. 33)- Environment Ordinance to Ensure Tokyo Citizens' Health and Safety (2000 Tokyo
Metropolitan Ordinance No. 215)
- Tokyo Metropolitan Nature Conservation Ordinance (2000 Tokyo Metropolitan Ordinance No.
216)- Tokyo Metropolitan Ordinance for Safe and Secure Community Development (2003 Tokyo
Metropolitan Ordinance No. 114)- Barrier-Free Building Ordinance (2003 Tokyo Metropolitan Ordinance No. 155)
- Tokyo Metropolitan Landscape Ordinance (2006 Tokyo Metropolitan Ordinance No. 136)
- Tokyo Metropolitan Basic Ordinance on Children (2021 Tokyo Metropolitan Ordinance No.
51)- Chuo Ward Ordinance on the Disposal and Recycling of Waste (November 1999 Chuo Ward
Ordinance No. 48)- Chuo Ward Basic Ordinance on Community Development (2010 Chuo Ward Ordinance No.
16)- Chuo Ward Guidelines on Prior Disclosure of Construction Plans for Mid-High Rise Buildings(54 chu-ken-ken-hatsu No. 17 dated March 16, 1979)- Chuo Ward Guidelines on Urban Development Projects (60 chu-ken-ken-hatsu No. 18 dated
May 11, 1985)- Other laws, regulations, ordinances, and rules related to the Project- 35 -

Section 4

Project Implementation Requirements

1 The Operator’s scope of services(1) Establishment of a land lease right on TMG-owned land for use
A. The Operator shall establish a fixed-term land lease right for TMG-owned land and shallenter into the contract to set the fixed-term land lease right with TMG.
B. The land lease duration of the contract to set a fixed-term land lease right shall be 70 yearsof the facility management period, including the operation of the Amenities of Water
Transport, etc., plus a period of construction, demolition, and removal.
C. Rent specified in the contract to set a fixed-term land lease right may be changed every
three (3) years following the date of the conclusion of the contract.
D. In order to create vibrant atmosphere prior to the introduction of the water transport system,
the Operator shall seek a lease of land from TMG aside from that prescribed in the item A
to the extent that does not hinder the whole development process.
E. Details will be provided in Contract Conditions (Appendix 3).
(2) Development of facilities
A. The Operator shall pursue the design, construction and development of facilities based on
proposals as well as the operation of related services. The Operator shall fully consult with
TMG when preparing design drawings and documents and obtain a confirmation from
TMG before completion.
The Operator shall also fully consult with TMG during construction and carry out
necessary operations including legal procedures.
B. When designing and constructing for the development of facilities, the Operator shall carryout related operations that will be necessary, including investigation, discussion on waterand sewerage, electricity, gas, and telephone, as well as discussion with relevant authorities,
public hearings for neighborhood, and licensing procedures.
If construction work outside TMG-owned land for use becomes necessary, including road
improvement, after discussing with relevant authorities, the Operator shall carry out
required operations at their own responsibility and cost.
C. The Operator shall undertake the operation and maintenance of facilities it has developed
based on proposals and implement area management in this district.
(3) Return of the Project site
At the end of the contract to set fixed-term land lease right, the Operator shall return therelevant sites to TMG after clearing Fixed Leasehold Zone. Clearing means disposing ofaboveground and underground structures and leveling land. However, the specific scope and- 36 -

details shall be under the provision of 6, and the Operator shall consult with TMG.
2 Requirements for Relevant infrastructure development and obstructions in the ground(1) Relevant infrastructure development
A. The Sumida River Super Levee Development Project(A)

In conjunction with the Project, TMG shall pursue “the Sumida River Super Levee
Development Project” and raise the ground level along the river zone.
The details of the shapes of an embankment in TMG-owned land for use and its
construction work schedules shall be discussed between the Prospective Operator,
once selected, and the river administrator. The Prospective Operator may propose touse a retaining wall or architectural structure to support the embankment, provided
that the Selected Operator sets the retaining wall in the Fixed Leasehold Zone. As forrequirements for design related to earth pressure load of retaining walls, the Selected
Operator shall calculate earth pressure and residual water pressure referring to the sizeof the super levee. In the case where retaining walls or architectural structures areused to support the embankment, note that the retaining walls and other structures
shall be removed when the Project site is returned, and necessary measures shall betaken in order not to affect river facilities including the embankment.
Details of the Sumida River Super Levee Development Project will be provided in
Attachment 4.

(B)

In consultation with the river administrator, the Applicant shall make a proposal ofriverside landscaping with the utilization of the super levee along the Sumida River(including a promenade and maintenance passages) and installation of permitted
structures under the River Act to create high-quality spaces, by taking advantage ofits beautiful and open waterside location. For review criteria of permitted structures,refer to Handout 13. The Prospective Operator, once selected, shall discuss theconstruction details with the river administrator (please refer to Handout 3 for the
consultation with the river administrator. Please refer to Handout 14 for illustrationsof the pedestrian networks at the Sumida River super levee and development reference
cases including super levees).

(C)

TMG shall conclude an agreement with the Operator for the Sumida River Super levee
Development Project. The costs incurred by the embankment construction in the
TMG-owned land for use prescribed in (A) shall be borne by TMG pursuant to theagreement. In the case where retaining walls or architectural structures are used tosupport the embankment, the costs shall be borne by the Operator. The Operator
requires prior consultations with the river administrator before construction work.

- 37 -

(D)The river administrator shall, in general, own and manage the river administration
facilities, and the Operator shall own and manage the permitted structures.
In a case where the Operator occupies the river zone, it shall manage the occupied
areas.

(E)

TMG shall develop a riverfront promenade for the Sumida River Super Levee
Development Project and secure riverside space for pedestrians.

(F)

The Operator shall make efforts to create vibrancy through events and activities, byutilizing maintenance passages, super levee slopes, and riverfront promenades toenhance the charm and value of the community and of Tokyo.

(G)

The Selected Operator shall proactively cooperate on TMG projects to develop andconstruct super levees and disaster prevention piers, and shall proactively coordinate
the progress of construction work including the creation of flow lines and yards forwork vehicles.

B. The Tsukiji River Earthquake-resistant Countermeasures Project(A)

In conjunction with the Project, TMG shall undertake “the Tsukiji River Earthquakeresistant Countermeasures Project.” Details of the Tsukiji River Earthquake-resistantCountermeasures Project will be provided in Attachment 4.

(B)

TMG shall ensure access to the passages as specified in Section 3, 2 (2) A (C) a (a)and “pedestrian network from Tsukiji to the seawalls at Takeshiba” prescribed in D in
implementing “the Tsukiji River Earthquake-resistant Countermeasures Project.”(C)

The Selected Operator shall proactively cooperate on the Tsukiji River Earthquakeresistant Countermeasures Project undertaken by TMG and shall proactively
coordinate the progress of construction work including the creation of flow lines andyards for work vehicles.

C. Access to the river maintenance passages
In conjunction with the development of river maintenance passages (please refer toAttachment 4) and the passages specified in Section 3, 2 (2) A (C) a (a) of the Sumida River,the Operator shall, in consultation with TMG, secure passages in the TMG-owned land for
use that are accessible from the roads in the vicinity to their respective river maintenancepassages by vehicles considering the passage by pedestrian and emergency vehicles (pleaserefer to Handout 3 for the consultation with TMG and Handout 14 for flow lines ofpedestrians and vehicles).
D. Pedestrian network from Tsukiji to the seawalls at Takeshiba
In conjunction with the Project, TMG shall improve the seawalls and coastal protection
facilities between Tsukiji and Takeshiba to ensure pedestrian networks that people can- 38 -

enjoy walking along the river. Details on the pedestrian network from Tsukiji to theseawalls at Takeshiba will be provided in Attachment 5.
E. Urban Expressway Route 10 Harumi LineThe approved Urban Planning for Route 10 Harumi Line will be reviewed. In Tsukiji area,
routes are currently under consideration to run through the former Tsukiji Market site, and
TMG will look into installing entry and exit ramps to create access to the Waterfront Area
as well as Central Tokyo. The plan is to install one exit from Central Tokyo within the
district, and other access points (two entrances and exits) connecting onto Shin-Ohashi St.
Moreover, the review will include widening Shin-Ohashi St. with the installation of on and
off ramps from Urban Expressway Route 10 Harumi Line. Details on Urban Expressway
Route 10 Harumi Line will be provided in Handout 9.
F. Subways in Central Tokyo and Waterfront Area
With respect to the subways of Central Tokyo and Waterfront Area, it is stated in The Wayof the Future Subway Network in Tokyo Area (recommendation, Council of Transport
Policy of Ministry of Land, Infrastructure and Transport, July 2021) that “along with theredesigning of the Waterfront Area, the subway network requires a considerable
deliberation by all parties concerned, including the connection with an extended line of the
New Joban Line (TX) as indicated in recommendation No. 198.” Based on thisrecommendation, TMG, with the participation of the national government, has establisheda “Project Review Working Group on Future Subway Network in Central Tokyo andWaterfront Area” toward the realization of the new subway line, and outlined andannounced a project plan including building new subway stations within the district inNovember this year. Details on subways in Central Tokyo and Waterfront Area will be
provided in Handout 15.
(2) Restrictions on land use
A. Considering the future development of urban infrastructure, such as subways in Central
Tokyo and Waterfront Area, Route 10 Harumi Line, and widening of Shin-Ohashi St., TMG
shall designate zones where construction is restricted (hereinafter “building restrictionzone”). Building restriction zones will be provided in Attachment 6. More information
about the specific zones, restriction details, land areas, and other conditions will be
provided in Handout 16.
The unit superficies right and other rights are expected to be established in the building
restriction zones for the development of urban infrastructure.
B. Since a part of the Toei Subway Line No.12 (Oedo Line) zone is used by Tokyo
Metropolitan Bureau of Transportation, there are some restrictions on the use of- 39 -

underground.
In addition, as the development of buildings within 20 m of the Toei Subway Line No.12(Oedo Line) requires prior consultation, the Operator shall consult with the Toei Subway
facilities management officer. More information about the specific zones, restriction details,
and other conditions will be provided in Handout 17.
C. The roads in the area, where the 2nd Tameike Trunk Sewer and Kachidoki Trunk Sewer
are buried in the TMG-owned land for use near Tsukiji Bridge on Loop Road No.2, haveload restrictions of 25.0 t/m2 and restrictions on the use of underground since Tokyo
Metropolitan Government Bureau of Sewerage is approved to use a part of the land.
The Operator shall also consult with the sewerage management officer if the 2nd Tameike
Trunk Sewer and Kachidoki Trunk Sewer exist within the area affected by undergroundparts buried by the Operator, for prior consultation is required in such a case. Moreinformation about the specific zones, restriction details, and other conditions will be
provided in Handout 18.
D. A part of the area may be excluded from the scope of lease due to the widening of ShinOhashi St., as well as the development of facilities related to Urban Expressway Route 10
Harumi Line (e.g., ventilating station), facilities related to subways in Central Tokyo andWaterfront Area (e.g., station building), and other public facilities and infrastructure. Zones
that may be excluded from the scope of lease will be provided in Handout 19.
(3) Demolition and removal of existing facilities
The existing facilities are as follows:
A. Structures to be demolished by TMG, etc.
(A)

The buildings, pavement, fences, walls, and other enclosures of the former Tsukiji
Kosei Kaikan and Kachidoki Gate parking lot remain in the former Tsukiji Market
site. For the structures to be demolished (including the ones currently being
demolished) by TMG among the above, please refer to Section 1, 7.

(B)

The piers and other structures remain in the river zones of the Sumida and the Tsukiji
Rivers. For details about the demolition work schedule by TMG, please refer to
Section 1, 7.

(C)Structures owned by third parties also remain in TMG-owned land for use. Details of
those structures and their demolition work schedule will be provided in Handout 20.

B. Other remaining structures(A)

The Operator shall maintain some of the remaining structures designated by TMG in
TMG-owned land for use during the period of the project at their own cost. Details of
the remaining structures subject to the maintenance will be provided in Handout 21.

- 40 -

(B)In addition to (A), some of structures and objects attached to the land, including
retaining walls, temporary enclosures, and trees, are remaining structures that are to
be handed over from TMG to the Operator on an as-is basis. Details of such structuresand objects will be provided in Handout 22.

(C) Regarding the remaining structures in building restriction zones that do not fall undereither (A) or (B), unless agreed otherwise between TMG and the Operator, theaboveground structures shall be demolished and removed by the Operator, whereas thedemolition and removal of underground structures, which are linked with infrastructure
construction work, shall be individually discussed among TMG, the Operator, andinfrastructure project operators on implementation details, responsible entities, andother matters, once the Prospective Operator is selected. Details of remaining structures
will be provided in Handout 23.
(D)

The remaining structures that do not fall under any of (A), (B), or (C) shall bedemolished and removed by the Operator before undertaking operations. Details of
remaining structures will be provided in Handout 23.
In case where leaving foundation piles in the ground is deemed to be useful and not
to pose any problem for the preservation of the living environment, the Operator may
leave foundation piles that have no problems found in leaving in the ground during
the project period and after the end of the contract to set fixed-term land lease right,
based on the conditions specified in “Guidelines for Handling of Existing
Underground Structures” (February 2020) by Japan Federation of Construction
Contractors, upon consultation with TMG.

C. Demolition and removal costs(A)

The Operator shall bear all the cost of the demolition and removal of remaining
structures specified in B (B).

(B)

In principle, TMG shall bear the cost of the demolition and removal of remaining
structures in building restriction zones when the Operator demolishes and removes
those structures as a result of consultation specified in B (C). In this case, upon the
consultation with the Operator, TMG shall bear the lower of: the amount calculated
based on TMG’s standard method of measurement and unit price; and the actual
amount. In case where the quantity used by TMG for measurement differs from theone confirmed in the actual construction work, the Operator and TMG shall consult
with each other as needed.

- 41 -

The Operator shall make an expense claim before the completion date 1 of thedevelopment of facilities specified in Section 3, 2 (2); facilities for creating vibrancy
before opening of water transport specified in Section 4, 4 (3) (hereinafter “theFacilities”); and other buildings and structures installed in project zones (hereinafter“the Facilities, etc.”).
(C)

In principle, TMG shall bear the cost of the demolition and removal of remaining
structures specified in B (D). In this case, upon the consultation with the Operator,
TMG shall bear the lower of: the amount calculated based on TMG’s standard methodof measurement and unit price; and the actual amount. In case where the quantity usedby TMG for measurement differs from the one confirmed in the actual construction
work, the Operator and TMG shall consult with each other as needed.
The deadline for expense claim conforms to (B).

(D)

The cost occurred when further demolition and removal of remaining structures
specified in B (C) and (D) becomes necessary after the completion date of all the
Facilities, etc. are completed shall be borne by the party that requires the demolition
and removal in principle. Details shall be discussed between TMG and the Operator.
TMG shall not bear costs other than the cost for the demolition and removal necessary
for the completion of the Facilities (including the costs for the reconstruction of the
Facilities and the expansion not specified in the development plan).

(4) Soil contamination countermeasures, archeological investigation, etc.
A. As a general rule, TMG shall investigate the soil contamination of the Project site.
Investigation results will be posted on the website of the TMG Bureau of Urban
Development when they are ready. If the areas where the Operator undertakes land
alteration activities require measures to address soil contamination based on TMG’sinvestigation results, the Operator shall take soil contamination countermeasures. The
Operator shall also develop a countermeasure plan including the removal of contaminatedsoil upon consultation with TMG and shall enter into an agreement on soil contamination
countermeasures before concluding the contract to set a fixed-term land lease rightspecified in 1 (1). Details will be provided in Contract Conditions (Appendix 3).
B. In TMG-owned land for use, there are areas already designated based on past investigations
as the Area for which Changes in Form or Nature Require Notification stipulated in Article
11, Paragraph 1 of the Soil Contamination Countermeasures Act (Act No. 53 of 2002).

In the case of the phased development when the Facilities, etc. are divided into multiple sites forlease, the completion date of the Facilities, etc. means the date when the Facilities, etc. planned forthe respective sites for lease are completed. The same applies hereafter.
1- 42 -

Information on such areas is available on the website of the Bureau of Environment, TMG.
C. As a general rule, the cost for soil contamination countermeasures (including the cost
occurred when the Operator carries out additional investigation(s)) shall be borne by TMG,
i.e., TMG shall bear the increased amount compared with the cost for disposing healthysoil. In this case, upon the consultation with the Operator, TMG shall bear the lower of: theamount calculated based on TMG’s standard method of measurement and unit price; andthe actual amount. However, in the cost for soil contamination countermeasures, the partthat overlaps with the construction work necessary for the completion of the Facilities shallnot be borne by TMG.
TMG shall not bear costs other than the cost for soil contamination countermeasuresnecessary for the completion of the Facilities (including the costs for the reconstruction of
the Facilities and the expansion not specified in the development plan).
In case where the quantity used by TMG for measurement differs from the one confirmedin the actual construction work, the Operator and TMG shall consult with each other as
needed.
The Operator shall make an expense claim before the completion date of all the Facilities,
etc.
D. In the areas where the Operator undertakes land alteration activities, the Operator shallundertake countermeasures considering 3R of soils based on the contents of “Sustainable
Soil Contamination Countermeasures Guidebook - in consideration of environment,
economy and society” (March 2022) by the Bureau of Environment, TMG.
E. TMG shall conduct a preliminary excavation for an archeological investigation for buried
cultural properties, as a general rule. Investigation results will be posted on the website of
the TMG Bureau of Urban Development when they are ready. Investigation results of thepreliminary excavation conducted before FY 2022 will be provided in Attachment 7.
For the main excavation, the Operator shall be responsible for investigating the areas that
require a further examination.
In conducting the main excavations, the Operator shall discuss with the competentdepartments of cultural properties in TMG and ward office based on the results of thepreliminary excavation, report the relevant consultation outcome to TMG, and obtainapproval from TMG before undertaking the excavation. (Please refer to H below for detailsof the consultation with TMG).
F. In principle, TMG shall bear the cost incurred by the main excavation. In this case, upon
the consultation with the Operator, TMG shall bear the lower of the amount calculated
based on TMG’s standard method of measurement and unit price and the actual amount.
However, TMG shall not bear costs other than the cost for investigations and excavations- 43 -

necessary for the completion of the Facilities (including the costs for the reconstruction of
the Facilities and the expansion not specified in the development plan).
In case where the quantity used by TMG for measurement differs from the one confirmedin the actual construction work, the Operator and TMG shall consult with each other as
needed.
TMG and the Operator shall conclude an agreement on cost details. Agreement details will
be provided in Contract Conditions (Appendix 3).
The Operator shall make an expense claim before the completion date of all the Facilities,
etc.
G. Buried cultural properties
A part of TMG-owned land for use lies within the Edo Heritage Site, whereas another partof it lies within the former Tsukiji Market site. Details of this area are available on theTokyo Metropolitan Board of Education website.
H. Remains of Yokuon-en designated as a historical site by TMG
In the TMG-owned land for use, there is a site where Yokuon-en, a former annex to
Matsudaira Sadanobu’s residence during the Edo period, used to be, and it is designated asa historic site of Tokyo (Remains of Yokuon-en). The Yokuon-en area will be provided in
Attachment 8.
In the historic site, engineering work shall be carried out after applying for and obtaining
the permission to change the current state from the competent departments of culturalproperties in TMG, in accordance with Article 36 (Application Mutatis Mutandis of Article
14) of the Tokyo Metropolitan Ordinance for the Protection of Cultural Properties (1976Tokyo Metropolitan Ordinance No. 25).
As requirements for the permission, the conduct of excavation investigation (mainexcavation), and the preservation of important remains if discovered shall be discussed.
Furthermore, the Tokyo Metropolitan Board of Education may install explanation boards
for cultural properties with the consent from owner or possessor, and have owner, possessor
in title, or administrator of cultural properties designated by TMG manage the culturalproperties based on Article 59 of the Tokyo Metropolitan Ordinance for the Protection ofCultural Properties.
I. In March 1954, tuna and other fish exposed to radiation from the hydrogen bomb test
conducted near Bikini Atoll were buried in the TMG-owned land for use.
The area and depth of burying that TMG assumes and the results of previous radioactivity
level surveys conducted for the assumed area are as provided in Handout 24. The Operator
shall take the following safety measures when excavating soil within the assumed area andwith the assumed depth specified in Handout 24.

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Costs required for the safety measures shall be borne by TMG in principle. The Operator
shall have prior consultation with TMG on work details and cost sharing.
- Safety measures
Radiation dose that workers are exposed to shall be measured on a steady basis, using
individual dosimeter. Radiation dose in the soil shall be measured every meter for thedepth from −1.0 to −4.0 m, using survey meters.
In case radiation dose above a certain level (4 Bq/cm2, equivalent to 1300 cpm) is
observed, decontamination shall be performed upon consultation with TMG, based on“Decontamination Guidelines” (May 2013, 2nd Edition (revised in March 2018),
Ministry of the Environment).
When taking out excavated soil, the Operator shall ask an analytical institution to
analyze nuclide and confirm the safety.
(5) Liquefaction countermeasures
The Operator shall take preventive measures against liquefaction as necessary in the TMGowned land for use.
(Please refer to the Portal for TMG Liquefaction Countermeasures for Buildings:
https://kenchiku-ekijoka.metro.tokyo.lg.jp/)(6) Other
If the Operator undertakes land alteration activities, such as altering ground levels, constructing
buildings, and cutting trees down in the vicinity of privately owned lands adjacent to the district,the Operator shall be required to consult with TMG in advance.
3 Other costs borne by the Operator(1)

When registration of fixed-term land lease right set to the Fixed Leasehold Zone is required,
the Operator shall bear costs and expenses required for the registration.

(2)

The Operator shall deposit guarantee to TMG when concluding the contract to set fixed-term
land lease right and shall pay TMG the rent during the land lease contract period.

(3)

In case where TMG raises the ground level within TMG-owned land for use in addition to
the river zone based on the consultation with the Operator, rent will arise even for the areaused by TMG. However, this shall not apply if it is before the conclusion of fixed-term landlease contract.

- 45 -

(4)The Operator shall bear costs for development, operation and maintenance of facilities as wellas other related costs.

(5)

The Operator shall bear costs for occupancy of the river and road zones in this Project.

(6)

The Operator shall bear costs related to the development of retaining walls to support theembankment or the development of buildings.
Among retaining walls and buildings developed based on proposals, the ones within the riverzone necessary for river administration shall be owned and managed by TMG. The Operator
shall own the ones within the Fixed Leasehold Zone, and shall bear costs for theirmaintenance and other related costs.

(7)

The Operator shall bear costs for measures against TV interference caused by this Project.

(8)

The Operator shall bear costs for the removal of buildings at the end of the contract to set
fixed-term land lease right and shall reserve fund for the removal.

(9)

The Operator shall bear costs for the establishment and management of the area management
organization.

(10) The Operator shall bear other costs required to execute this Project.
(11) In case where operator of infrastructure, including subways in Central Tokyo and Waterfront
Area and Urban Expressway Route 10 Harumi Line, performs construction works withinbuilding restriction zones in the Fixed Leasehold Zone, the rent will arise also in the area usedby the infrastructure operator.
4 Conditions for Land Lease(1) Land lease methods and lease term
In principle, the land shall be leased on the basis of the ordinary fixed-term land lease right as
stipulated in Article 22 of the Act on Land and Building Leases (Act No. 90 of 1991).
The duration of the land lease shall be 70 years of the facility management period, including
the operation of the Amenities of Water Transport, etc., plus a period of construction,
demolition, and removal.
A. Division of the Project site
The Operator may divide the project site into multiple lots for lease if needed and set- 46 -

different lease commencement dates for each lot. In this case, however, the leased sites
must be returned together at the same time. The leasehold title shall expire after 70 years
from the time when the Amenities of Water Transport, etc., come into service, with anaddition of a period for the demolition and removal.
Lease period shall be set so that all construction work, the facility operation, and thedemolition and removal complete within the lease period.
The contract to set fixed-term land lease right for each lot shall be concluded only between
TMG and the Operator.
(2) Setting the lease term for the establishment and development of facilities
The Operator shall lease the entire scope of lease in the early stages and develop and operatefacilities in an effective manner to maximize the value of Tokyo as a whole and shall not delay
the process without reasonable causes (e.g., the control of a significant impact on thesurrounding environment caused by noise and vibration resulting from construction work, theremoval of remaining structures, and the conduct of archeological investigation).
The Applicant shall plan to lease the entire scope of lease (including building restriction zones(excluding zones likely to be excluded from the scope of lease)) by the first half of the 2030s
at the latest and shall promptly develop functions for drawing a large crowd and stimulatinginteractions in particular.
In principle, soil contamination countermeasures, main excavation investigation of buried
cultural properties, and the removal of remaining structures and underground obstacles
undertaken by the Operator shall not be included in the lease period when construction work
has not started. Details shall be consulted with TMG.
A. Handling of development schedules, etc.
The Applicant shall present the respective expected development flow, project schedule,
and other related matters, including each lot divided for lease (hereinafter “Development
Schedule, etc.”) in the proposal.
Development schedule shall conform to usage and profiting specified in laws andregulations, including site setting specified in the Building Standards Act. The following
factors shall also be considered:- Schedule for infrastructure development specified in Section 1, 7
- The removal of remaining structures specified in 2 (3)- Soil contamination countermeasures and archeological investigation specified in 2 (4)- Appropriate consideration of the impact on the surrounding environment resulting fromconstruction work
The Prospective Operator, once selected, shall review the development schedule as- 47 -

required based on the progress of soil contamination investigation and archeologicalinvestigation. The Prospective Operator shall also adjust the development schedule to therelated infrastructures specified in Section 1, 7 and 2 (a).
In case where the Operator cannot use part of the building restriction zone or cannot use
the building restriction zone for some period as a result of the above mentioned adjustment,
the plan, which proposes the entire scope of lease to be leased by the first half of the 2030s,
shall be changed.
The Prospective Operator shall consult with TMG to determine the timing of leasecommencement and termination and other related matters on the basis of the Development
Schedule etc.
In case where it becomes necessary to change the development schedule due to thematerialization of plans for Urban Expressway Route 10 Harumi Line and the subway lines
in the Central Tokyo and Waterfront Area, the Operator shall conduct necessary adjustment
upon the consultation with TMG.
(3) Creating vibrancy before opening of water transport
In order to create a vibrant atmosphere prior to the introduction of the water transport system,
the Operator shall seek a lease of land aside from that prescribed in (1) to the extent that does
not hinder the whole development process and shall make efforts to start managing it at an
early stage of the Project after its necessary development work.
The Applicant shall provide an activity plan, area, and period for promoting vibrancy in the
proposal. The implementation area and period shall be set in conformity with the schedule forthe overall establishment and development process without causing delays to the development
prescribed in (2). The creation of vibrancy in this area shall move into full swing in an effective
way once the development work is complete.
When implementing, the Operator shall give due considerations to local community
development in Chuo Ward and shall consult with TMG on details.
(4) Rent and deposit for the establishment and development of facilities
A. Rent shall be the amount proposed by the Operator provided that the rent is at or higher
than the following standards. The amount of deposit shall be equal to 30 months’ rent.
- Standard unit price per month: 4,497 JPY/m2
When dividing the project site into multiple lots for lease, the Operator shall propose thesame unit price across those lots for lease, instead of different unit prices for each lot.
B. The revision of rent shall conform to the method specified in Contract Conditions(Appendix 3).

- 48 -

C. Once the Operator returns the cleared Project site in the Fixed Leasehold Zone to TMG,
TMG shall return deposit received when setting a fixed-term land lease right if the Operator
requests so. However, the deposit does not bear interest.
(5) Rent for creating vibrancy before opening of water transport
As for the rent for creating vibrancy before opening of water transport, TMG shall stipulateconditions for lease including rent, based on proposed details including activity area and period,
after checking proposal details with the Prospective Operator once selected.
(6) Transfer of leasehold right and superstructures, etc.
A. In case where the Operator wants to transfer superstructures, etc., to set collateral or todispose otherwise, and to set a fixed-term sublease right to a fixed-term land lease right or
to dispose otherwise, TMG shall approve this only when there is a reasonable cause that
contributes to the achievement of the purpose of this Project based on the Basic Agreement
and when appropriate management of facilities, etc. is guaranteed.
Approval shall be given in writing in advance.
When transferring facilities, etc., the Operator shall do so by building in principle and shallnot divide a fixed-term sublease right.
Transfer of fixed-term leasehold right shall not be approved.
B. Even when the Operator transfers facilities, etc., assignee and the Operator shall make anarrangement in order to continue project operation (including area management activity)
for facilities, etc. based on the Operator’s proposals.
C. When the Operator transfers facilities, etc., the position of the Operator specified incontracts, including the Basic Agreement and contract to set a fixed-term land lease right,
shall not be changed unless agreed otherwise between TMG and the Operator at that time.
D. Details will be provided in Contract Conditions (Appendix 3).
5 Conditions concerning the Contracts(1) The Prospective Operator shall consult with TMG on the details of the Project and cost-bearing,
the results of which will be the basis of the Basic Agreement to be concluded.
(2) The Basic Agreement contains provisions concerning operation system and the establishmentof a fixed-term land lease right as well as provisions concerning basic ideas for design,
construction, operation and maintenance of facilities, etc. and area management.
(3) Before the conclusion of the Basic Agreement, the Prospective Operator may apply to TMG- 49 -

for changes in members when the Prospective Operator is a Group of Private Companies anda member other than the representative violates restrictions specified in Section 2, 4 (4) (thisapplies by replacing “Applicant” with “Prospective Operator”), by removing the member and,if necessary, adding a new member who does not violate the restrictions, as long as theProspective Operator with the new membership satisfies the required qualifications specified
in Section 2, 4 (3) (this applies by replacing “Applicant” with “Prospective Operator”) andmaintains the integrity of the proposal. However, a member of the Applicant who was notselected as the Prospective Operator shall not be added as a new member in this case.
(4) When receiving an application in (3), TMG may approve the change in members after theselection committee reviews it.
When the change is approved, TMG shall announce it in a prompt manner.
(5) TMG shall make the runner-up the Prospective Operator, and conclude the Basic Agreement
upon the consultation with the Prospective Operator if:
A. Consultation with the initial Prospective Operator on the Basic Agreement fails;
B. A member of the initial Prospective Operator violates restrictions specified in Section 2, 4(4) (this applies by replacing “Applicant” with “Prospective Operator”) before theconclusion of the Basic Agreement (except for when the violation falls under (3) and an
approval is given by TMG under (4)), or
C. After the conclusion of the Basic Agreement with the initial Prospective Operator, the Basic
Agreement is terminated before the conclusion of a contract on creating vibrancy before
opening of water transport.
(6) After the conclusion of the Basic Agreement, the Operator shall notify and consult with TMG
when it becomes necessary to change the initially proposed plan: upon consultation with
relevant organizations; as a result of adjustment after materialization of plans for Urban
Expressway Route 10 Harumi Line and the subway lines in the Central Tokyo and Waterfront
Area specified in 2 (1) E and F; or due to significant changes in socioeconomic environment,etc.
TMG shall approve the proposed change when there is a reasonable cause and when it isexpected that the integrity of the initial proposal and the superiority of the Operator, including
the community development concept, are clearly maintained in the revised proposal (however,it depends on consultation with relevant organizations). Furthermore, the Basic Agreement
shall be changed upon consultation among TMG, the Operator, and members of the Operator
when required. In this case, if additional cost arises when comparing the initial proposal to therevised proposal, the Operator or members of the Operator shall bear the additional costs.

- 50 -

TMG shall hold a selection committee meeting to review the revised proposal before approving
the change unless the change is considered to be minor and shall listen to opinions of theselection committee members.
TMG may terminate the Basic Agreement with the Operator when the revised proposal lacks
the integrity of the initial proposal, when the superiority as the Operator is clearly lost, and inother relevant cases. TMG and the Operator shall not claim each other additional costs andcosts resulting from damages due to the termination of the Basic Agreement.
TMG shall respond to changes in the socioeconomic environment in a flexible manner, and, inorder to maximize the value of Tokyo as a whole in a medium-to-long term, may ask the
Operator for consultation on the changes proposed by the Operator. In this case, the Operator
shall agree to have consultation in a sincere manner.
(7) After the conclusion of the Basic Agreement, the Operator shall conclude an agreement on soil
contamination countermeasures and archeological investigation, based on results of soil
contamination investigation and archeological investigation specified in 2 (4), upon
consultation with TMG.
6 Conditions for return of the Project site
The Operator shall, as a rule, clear the leased sites and return them altogether at the end of the landlease contract period (except for remaining structures specified in 2 (3) B (A) and (B) and foundation
piles to be left after the land lease contract period has ended based on the provisions in 2 (3) B (D)).
Regarding the structures which the Operator developed pursuant to the provisions of Section 3, 2
(2) A (A) to (D), steel and other structural members that have been preserved from the former Tsukiji
Market site specified in Section 3, 2 (2) A (F) e, and the retaining walls and other structures tomaintain the super levees pursuant to the provision of 2 (1) A, the Operator shall consult with TMG
before undertaking the removal of these (the consultation shall be started about 10 years before theend of the fixed-term land lease contract period).
When removing retaining walls to support the structure of super levees, the Operator shall takenecessary measures so that existing river facilities are not affected. Any doubts arising with respect
to the reinstatement of original conditions shall be discussed between the Operator and TMG in
advance.
7 Requirements for permitted structures based on the proposal installed within the river zone
In principle, the Operator shall consult with the river administrator before the termination of the
fixed-term land lease contract and remove the permitted structures developed by the Operator within
the river zone at its own cost to reinstate the original conditions. However, all or part of the permitted- 51 -

structures shall be retained provided that the Operator takes necessary measures if deemed
appropriate after consultation with the river administrator.

- 52 -

Section 5

Risks in Implementing the Project and Responsibilities

Details of risks in implementing the Project and of responsibilities will be provided in Contract
Conditions (Appendix 3) and will eventually be specified in a contract concluded between TMG and
the Operator.
1 Risks in Planning, Designing and Constructing Facilities, and Responsibilities(1) The Operator shall take on responsibility for damages resulting from the Operator’s proposals.
(2) The Operator shall hold and take on responsibilities for explaining to neighborhood on plandetails and construction work.
(3) The Operator shall take on responsibility for design change, the extension of work, or theincrease of construction cost owing to changes in laws and regulations and force majeure.
(4) Plan and design details proposed by the Operator shall not be changed without the approval of
TMG.
(5) When a change is made to the schedule of infrastructure development conducted by TMG and
the demolition schedule of structures that are to be removed by TMG (specified in Section 4,
2 (1) A, B, and D as well as (3) A), TMG shall not bear any additional costs and take on any
responsibility for damages that the Operator incurs due to the change.
(6) TMG shall not bear any additional costs and take on any responsibility for damages that the
Operator incurs due to the delay of the development schedule for Urban Expressway Route 10
Harumi Line and subways in Central Tokyo and Waterfront Area specified in Section 4, 2 (1)E and F.
(7) In case where a soil contamination is found to differ greatly from the conditions provided by
TMG based on prior investigations specified in Section 4, 2 (4) A and B, during thecountermeasure process of removing contaminated soil, etc., by the Operator, thecountermeasure plan for removing contaminated soil, etc. shall be reviewed. TMG and the
Operator shall discuss and review the cost sharing and the scheduled completion date offacilities, etc. Even in this case, the lease period in the contract to set fixed-term land leaseright shall not be extended. TMG shall not bear any additional costs and take on any
responsibility for damages that the Operator incurs except for costs TMG shall bear, based on- 53 -

the provisions in this guide.
(8) In case where a buried cultural property is found to differ greatly from the conditions provided
by TMG based on investigation results of the preliminary excavation specified in Section 4, 2
(4) E, during an archeological investigation conducted by the Operator, TMG and the Operator
shall discuss and review the cost sharing and the scheduled completion date of facilities, etc.
Even in this case, the lease period in the contract to set fixed-term land lease right shall not be
extended. TMG shall not bear any additional costs and take on any responsibility for damages
that the Operator incurs except for costs TMG shall bear, based on the provisions in this guide.
(9) In case where an underground obstruction other than remaining structures specified in thisapplication guide is found and poses a significant problem for the Operator’s proposals, TMG
and the Operator shall discuss and review the cost sharing and the scheduled completion dateof facilities, etc.
TMG shall not bear costs other than the cost for the demolition and removal necessary for thecompletion of the Facilities (including the costs for the reconstruction of the Facilities and the
expansion not specified in the development plan). Even in this case, the lease period in thecontract to set fixed-term land lease right shall not be extended. TMG shall not bear any
additional costs and take on any responsibility for damages that the Operator incurs except forcosts TMG shall bear based on the above discussion.
2 Risks in Leasing Land and Responsibilities(1) The direct tenant of Fixed Leasehold Zone with a fixed-term land lease right shall be the
Operator, and the Operator shall take on responsibilities for obligations as a tenant including
the payment of the rent to TMG.
(2) As for Fixed Leasehold Zone with a fixed-term land lease right, the Operator shall undertake
obligations to clear the leased sites at the end of the land lease contract period.
3 Risks in Operating and Maintaining Facilities and Responsibilities
The Operator shall take on responsibility for the operation and maintenance of facilities, etc.
developed in this Project, including repair.

- 54 -

Reception DeskLand Use Planning Section, Urban Development Policy Division, Bureau of Urban Development,
Tokyo Metropolitan Government
Contact persons: Mitsumoto, Ito
Address: 12F (North side), the TMG Building No. 2, 2-8-1, Nishishinjuku, Shinjuku-ku, Tokyo,
Postal Code 163-8001
Tel: +81-(0)3-5321-1111 Ext: 30-228
E-mail: S0000175(at)section.metro.tokyo.jp
Bureau of Urban Development Website: http://www.toshiseibi.metro.tokyo.jp/
To avoid spam emails, the email address is partially modified. Please replace “(at)” with “@” whensending emails.

- 55 -

Attachment 1
Project Site Location

N

Tsukiji
StationTsukijishijo
StationTsukiji District TMGowned Land for Use(194,679.11 m2)

Hama Rikyu
Gardens

Sumida
River
0

50

100

200
m

This map is prepared based on the 1:2,500 scale topographic map of Tokyo (3 toshi-ki-ko No. 983) published by TMG with the approval of the Director-General of the Geospatial
Information Authority of Japan (Kan-ko No. 269, 2012).
This map is also based on the road network map (Approval Number: 3 toshi-ki-gai-to No. 277, March 3, 2022). Unauthorized reproduction is prohibited.

Attachment 2

On Access to Loop Road No. 2
The access between this district and Loop Road No. 2 shall have at least the following four functions.
The turning path on the frontage road of Loop Road No. 2 and the grade-separated access route canbe used to ensure that the functions are also acceptable.
[Four Functions]
1. Ensuring that vehicles using Loop Road No. 2 from Kachidoki to visit this district have access tothe blocks on both east and west sides of the road.
2. Ensuring that vehicles using Shin-Ohashi St. and Loop Road No. 2 from Shiodome and theplanned off-ramp of Harumi Line to visit this district have access to the blocks on both east andwest sides of the road.
3. Ensuring access from the blocks on both east and west sides of Loop Road No. 2 to Kachidoki
through the road.
4. Ensuring access from the blocks on both east and west sides of Loop Road No. 2 to Shiodome andthe planned on-ramp of Harumi Line through the road and Shin-Ohashi St.
(Illustration) Example of access to Loop Road No. 2 through the turning path and grade separated
access route*The figure below is an example. Applicants shall consider plans regardless of the figure.
Planned location of theturning path on the frontage
road of Loop Road No. 2(Vehicles can make a U-turnonly from the frontage roadfrom Kachidoki)(To be developed by TMG)

(To Shiodome)(4)Shin-Ohashi St.
(4)

On-ramp of Harumi Line
Off-ramp of Harumi Line

East BlockWest Block

(2)

(4)
(3)

(1)

Loop Road No. 2

Access to Loop Road No. 2
shall be developed by the
Operator.

(1)

Access to Loop Road No. 2
shall be developed by the
Operator.

(3)

(2)
(3)
(To Kachidoki)

Grade-Separated Access Route(To be developed by the Operator)

1 In cases where permission for occupancy for the grade-separated access route and other roads is necessary, the Operator shallcomply with relevant laws and regulations, including the Tokyo Metropolitan Standards on Permission for Occupancy.
The Operator shall bear in mind that occupancy may incur occupancy fees or fixed assets tax.
3 Vehicle access to Loop Road No. 2 shall be, in principle, frontage roads.
2

Attachment 3

Conceptual Image of
Urban Infrastructure Development

Vehicular Access
Points to Wardowned Facilities

Pedestrian
AccessAmenities for
Water Transport
Intersection

Intersection

Shin-Ohashi St.

Wide-area
Transportation Hub
Frontage
Road Merger

Pedestrian
Network

PedestrianDeck

To Ryogoku
and Asakusa

Grade Separated
Access RouteSuper Levee

New Pier

Water Transport
Network

To Takeshiba, Hinode,
Haneda, andWaterfront Area

This map is prepared based on the 1:2,500 scale topographic map of Tokyo (3 toshi-ki-ko No. 983) published by TMG with the approval of the Director-General of
the Geospatial Information Authority of Japan (Kan-ko No. 269, 2012).
This map is also based on the road network map (Approval Number: 3 toshi-ki-gai-to No. 277, March 3, 2022). Unauthorized reproduction is prohibited.

*The positions and shapes of the features shown above are for illustrative purposes only.

Attachment 4

Plan View of the Sumida River Super Levee Development Project andthe Tsukiji River Earthquake-resistant Countermeasures Project

Hama Rikyu
Gardens

The Tsukiji River
Earthquake-resistantCountermeasures Project
Revetment Height:
A.P. + 3.6 m

TMG-owned Land for Use
Loop Road No. 2

TMGowned
Land for
Use

Maintenance Passages(levee crest height: A.P. + 7.3–7.4 m)
Riverfront Promenade(terrace height: A.P. + 2.5 m)
Sumida River
This map is prepared based on the 1:2,500 scale topographic map of Tokyo (3 toshi-ki-ko No. 983) published by TMG with the approval of the Director-General of
the Geospatial Information Authority of Japan (Kan-ko No. 269, 2012).
This map is also based on the road network map (Approval Number: 3 toshi-ki-gai-to No. 277, March 3, 2022). Unauthorized reproduction is prohibited.

Attachment 4
Section View of Sumida River Super Levee (illustration)

Riverfront
Promenade:
A.P. + 2.5 m

Height of the landscaped
embankment surface: A.P. + 7.4
m
Height of the landscaped
embankment surface: A.P. + 7.3
m

Maintenance
Passage: 5.0 m

Embankment widths shall be adjusted according to the land-use
status.
A combination of different embankment widths is acceptableaccording to the intended land use.
It is acceptable to construct buildings and other structures on theembankment after its consolidation settlement.

It is acceptable to support the levee body by retaining
walls instead of embankment fill (see Note 1).
River Zone

River Conservation Area (up to 50 m wide)
Fixed Leasehold Zone

<Basic distribution of construction work>
TMG (Bureau ofConstruction)

Private Business
Operators

Note 1: The case of using retaining walls to support super leveeRiverfront
Promenade:
A.P. + 2.5 m

Height of the landscaped
embankment surface: A.P. + 7.4
m
Height of the landscaped
embankment surface: A.P. + 7.3
m

Maintenance
Passage: 5.0 m
Architectural
Structure

Retaining WallRiver Zone

River Conservation Area (up to 50 m wide)
Fixed Leasehold Zone

Refer to the same legends shown above.

Section View of Tsukiji River Development (illustration)
Passage that can be used as a walkway
and for river maintenance
Planned ground level
A.P. + 3.6

Revetments that go
well with thelandscape of theHama Rikyu Gardens

River Zone

Attachment 5
Pedestrian Network from Tsukiji to the Seawalls at Takeshiba
Plan View (illustration)

Plan View (illustration): Walkway

A.P. + 6.5

Takeshiba

ShiodomeRiver
Floodgate

Hama Rikyu
Gardens

Tsukiji

Tsukiji River Floodgate

Hama Rikyu
Drainage
Pump Station

A
A.P. + 3.5

A.P. + 5.3

A.P. + 3.5

A.P. + 9.7

A.P. + 5.3

A
Sea

0m

50m

Standard A–A Cross section View (illustration)
14.1m
Lanes for River
Maintenance
管理用車両
Vehicles
通行空間

3.0m

Walkway
歩行者通行空間
4.5m

A.P.+6.40

Hama Rikyu
Gardens

A.P.+5.30

A.P.+3.50
SeawallSea

100m

Attachment 6
Locations of Building Restriction Zone etc.

Toei Subway
Oedo Line

Tsukiji River
Loop Road
No. 2

LegendTMG-owned Land for Use
Building Restriction Zone
Sumida River

0

50

100

This map is prepared based on the 1:2,500 scale topographic map of Tokyo (3 toshi-ki-ko No. 983) published by TMG with the approval of the Director-General of the Geospatial Information Authority of Japan (Kan-ko No. 269, 2012). This map is also based on the road network map(Approval Number: 3 toshi-ki-gai-to No. 277, March 3, 2022). Unauthorized reproduction is prohibited.

200m

Attachment 7

Results of a Preliminary Excavation for an Archeological
Investigation of Buried Cultural Properties- Report on the Investigation of Buried Cultural Properties in the Former
Tsukiji Market Site (March 2021)- Report on the Investigation of Buried Cultural Properties in the Former
Tsukiji Market Site (March 2022(i))- Report on the Investigation of Buried Cultural Properties in the Former
Tsukiji Market Site (March 2022(ii))- Progress in the Implementation of the First Preliminary Investigation of
FY 2022 on Buried Cultural Properties in the Designated Historical Siteof Tokyo and within Its Area in the Tsukiji District Community
Development- Progress in the Implementation of the Second Preliminary Investigationof FY 2022 on Buried Cultural Properties in the Designated Historical Siteof Tokyo and within Its Area in the Tsukiji District Community
Development

Attachment 8

Site of the Remains of Yokuon-en(Designated Historical Site of Tokyo)

Toei Subway Oedo Line

Loop Road No. 2
This map is prepared based on the 1:2,500 scale topographic map of Tokyo (3 toshi-ki-ko No. 983) published by TMG with the approval of the
Director-General of the Geospatial Information Authority of Japan (Kan-ko No. 269, 2012). This map is also based on the road network map(Approval Number: 3 toshi-ki-gai-to No. 277, March 3, 2022). Unauthorized reproduction is prohibited.

: Site of the Remains of Yokuon-en(Designated Historical Site of Tokyo)