Tsukiji District Community Development Project

Project Implementation Policy

March 2022
Bureau of Urban Development, Tokyo Metropolitan
Government

Tsukiji District Community Development Project

CONTENTS
Section １

Project Details .......................................................................................................... - 1 -1.

Name of the Project .................................................................................................................... - 1 -2.

Basic Concept ............................................................................................................................. - 1 -Section ２

Project Implementation Policy ............................................................................... - 2 -1.

Site Descriptions ......................................................................................................................... - 2 -2.

Project Implementation Policy ................................................................................................... - 3 -Section ３

Project Implementation Requirements ............................................................... - 10 -1.

Requirements on project implementation ................................................................................ - 10 -2.

Land Lease to the Operator ...................................................................................................... - 24 -3.

Project Methods ........................................................................................................................ - 25 -4.

Conditions concerning the Contracts ....................................................................................... - 26 -5.

Call for Applications and Selection Process for Prospective Operator ................................... - 26 -Section ４

Submission of Inquiries ......................................................................................... - 32 -1.

Submission of question form .................................................................................................... - 32 -2.

Responses to the Question Forms ............................................................................................ - 32 -3.

Contact Details ......................................................................................................................... - 32 -Appendix 1-1 .................................................................................................................................... - 33 Appendix 1-2 .................................................................................................................................... - 34 -* Further details are provided in the application guide for Operator.

<Definitions of terms concerning Operator>
Applicants:

A group of private companies (hereinafter “Group of Private
Companies”) or a single private company applying for the participationin this project

Prospective Operators: Group of Private Companies or a single private company shortlisted forthe implementation of the project
Operator:

The Prospective Operator that has concluded a basic agreement with theTokyo Metropolitan Government for the exclusive implementation of

the project (if a Prospective Operator establishes a stock company
pursuant to the Companies Act, such a stock company is included).
Members:

Individual companies consisting of the Group of Private Companies* The original copy of the Implementation Policy was prepared in Japanese language, and thisEnglish version was prepared for reference purpose only. In the event of any inconsistency, theJapanese version shall prevail.

-2-Section 1

Project Details

1. Name of the Project
Tsukiji District Community Development Project (hereinafter “the Project”)

2. 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 richsources of 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.

-1-Section 2

Project Implementation Policy

1. Site Descriptions(1) Location: Areas within Tsukiji 5-chome and Tsukiji 6-chome, Chuo-ku, Tokyo(2) Zone with ordinary fixed-term land leasehold right (hereinafter “Fixed Leasehold Zone”)
Project site area: Approx. 19 ha1 (see Appendix 1)
1

The area is measured based on the map scale. Note that the project site is subject to futurechanges depending on the development work of the public facilities and infrastructure.

(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
Waterscape Creation Districts, Special Landscape Creation Districtsfor 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.
For more information, refer to the following link:
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 Northside(9) Plans on rivers nearby:-2-

Sumida River: Designated section for Super Levee Development (Waterway Development
Plan for the Sumida River Basin, June 2016),
Redevelopment of disaster prevention pier (Revised Disaster Prevention Pier
Development Plan, January 2016)(10) Plans and development status for transportation in the vicinity to the site:
Loop Road No.2: Scheduled for full service in FY 2022
Subway lines in Central Tokyo and Waterfront Area: The Way of the Future City Railway
in Tokyo Area (recommendation, Council of Transport Policy of Ministry ofLand, Infrastructure, Transport and Tourism, April 2016); The Way of the Future
Subway Network in Tokyo Area (recommendation, Council of Transport Policyof Ministry of Land, Infrastructure, Transport and Tourism, July 2021)(11) Plans to be developed:
Tsukiji River: Waterway Development Plan for the Tsukiji and the Shiodome Rivers (to be
developed)
Urban Expressway Route 10 Harumi Line: the Urban Planning already approved in July
19932
Measures to Ensure Beltway Functions for Heavy Vehicle Traffic on Inner
Circular Route <summary> (Ministry of Land, Infrastructure, Transport andTourism Working Group on Ensuring Traffic Services of Inner Circular Route,
July 2021)
2 The approved Urban Planning will be reviewed.

2. Project Implementation Policy
The Project will be implemented in line with the approaches (i) to (iii) described below in orderto realize 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 (March 2022).

< CONCEPT >“A Hub with Abundant Water and Green for Creating andPromoting New Culture through Diverse Exchanges with
People from Around the World”<Approaches to the Project Implementation>(i)Landscape Tokyo to epitomize its waterfront-city characteristics.
-3-

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

(ii) Welcome visitors from around the world with the charm that Tokyo can offer
through its 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 adiversity of people, 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 on the basis of the policies (1) to (3), as
described below, while effectively working on the following three 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

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.

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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
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 andinvestments from 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 andneighboring areas, 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 and Waterfront
Area that serves as the key transport infrastructure to connect the Project site and thefurther 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-5-

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, for example, the plots facing the Hama Rikyu
Gardens (southwest of Loop Road No. 2) Furthermore, the Operator shall develop aferry terminal and related facilities ready for use in conjunction with the improvementof the installed disaster prevention pier conducted by TMG so that they contribute tobuilding momentum for the water transport and enhancing convenience.
(C) Policy on pedestrian networks
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 the maintenancepassages 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 toensure pedestrian crossing across the Loop Road No. 2 and effectively utilizing thedifference in the height of the ground surface resulting from the super levee development.
The Operator shall secure pedestrian-friendly zones while also considering therelationship with the pedestrian networks in the surrounding areas and promote thedevelopment of a human-centered community for pedestrians.
(D) Policy for ensuring transportation functions including the vehicles within 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-6-

various efforts to enhance those functions in collaboration with other surrounding 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 tradition andcutting-edge technology, by taking advantage of the vibrant and lively base for foodculture that has been long nurtured in Tsukiji, its waterfront environment, spaces withattractive and appealing design, and so on. Furthermore, the Operator shall respect theties with other local players such as the Tsukiji Outer Market, create synergy withneighboring areas and districts, and make the 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 andpromote Tokyo’s new culture while serving as a “Stage Open to Tokyoite,” as well asfeatures 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.

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(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 the Tokyo Bay
areas. Focusing on its role as a gateway from the Sumida River, the Operator shall createa high-value landscape that blends with the waterscape by applying attractive designs
on the buildings and other structural elements facing the water, 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 full ofinteractions.
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 across the
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 the energy self-sufficiency at the time of disaster.

-8-

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

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 neighbors. The development of vibrant environment shall be put in fullswing once the development 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 thearea, 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.

-9-Section 3

Project Implementation Requirements

Presently, the Project is to be undertaken based on the following implementation requirements.
The details will be provided in the application guide, etc. These requirements are subject to futurechanges depending on the results of the archeological investigation.

1. Requirements on project implementation(1) Overall project requirements
A.

Proposal details shall be developed based on the Project Implementation Policy
prescribed in Section 2-2.

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.

E.

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

F.

The Operator shall proactively coordinate the progress of the construction work with therelevant infrastructure project stipulated in (3).

G.

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

(2) Requirements for Metropolitan Government-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, andmaintenance of the facilities, as well as the operation of related services at their own cost.
The following development and operation work from A to E 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 for atransportation 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- 10 -

Prospective Operator, once selected, shall consult TMG and other relevantorganizations concerning the development details, considering the status of thedevelopment of infrastructure in the surrounding areas.
(a) Ensure smooth and easy access to public transport, including water bus, bus, andsubway services. In particular, develop access routes between the new subway
stations in Central Tokyo and Waterfront Area and the disaster prevention 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
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 disaster prevention
pier is complete (expected to be put in service in FY 2029), and propose a plan for
opening a water transport service.

- 11 -

c

Establish a terminal function for the water transport considering the accessibility to thedisaster 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 the routes
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.

f

The Applicant may propose developing new piers in the areas along the Tsukiji River,provided that they consult with TMG. When proposing the new pier development on
the Tsukiji riverside, a water transport network should be introduced to enhance thecirculation in local communities by taking 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 the Fixed Leasehold Zone that can be used for river maintenance andwalkway in consultation with the river administrator, while considering highquality landscaping.
(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 the seawalls
at Takeshiba” specified in (3) 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 the wholecommunity 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 the- 12 -

pedestrian 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.
(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. Also expectedly, while specificdetails of the development of the roads in the district shall be proposed by the Applicant,the Prospective Operator, once selected, shall consult with a road administrator, traffic
administrator, and other relevant organizations 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. 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 thesurrounding landscapes.
(d) Incorporate the utilization of bicycles and next-generation mobility options into
the proposal.

bPlan 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, theentry and exit ramps of Route 10 Harumi Line shall be developed by operating entities
responsible for the development of Harumi Line. Details on further requirements will
be provided in the application guide, etc.

- 13 -

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. Details on
further requirements will be provided in the application guide, etc.
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 underconsideration.
dAppropriately plan and develop public parking lots considering visitors’ needs andconvenience. The public parking lots shall be placed in locations that offer easy accessfor pedestrians from the neighboring Outer Market.

eAppropriately design and develop parking areas for tour buses according to local
demand.

Please refer to Appendix 2 for 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 liveliness thathas been long nurtured in Tsukiji as a base for food culture. Furthermore, the Operator
shall respect the ties with other local players such as the Tsukiji Outer Market, createsynergy with neighboring areas and districts, and make the site as vibrant as it isexpected of Tsukiji.

bIntroduce features for communicating Tokyo’s new attractions and sharing theexcitement and enjoyment with Tokyoites and people within and outside Japan throughexperiencing Tokyo’s iconic culture dating back to the Edo period and participating in
activities including creation of new culture, art, and design, as well as sports andwellness.

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 of- 14 -

indoor 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 to forma 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.

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.
(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.

gIntroduce functions (including systems) for continuous contributions to innovations
that promote sustained growth of Tokyo and Japan.

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hIntroduce 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.

kPromote 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.
nMake sure not to include construction plans of condo complex, etc. in the proposal.

oPropose measures, including efforts to raise people’s awareness,that contribute toenhancing the district’s competence to mitigate the impact of natural disasters.

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 and- 16 -

pedestrian 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 green spaces by planting different types of trees, considering different
lines of sight at various 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.

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

The Applicant shall plan for building locations and other related matters with the subway
lines in the Central Tokyo and Waterfront Area in mind, including the future possibility ofaccess to stations 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 asa Water City, paying attention to the integrity of skylines throughout the district andrelationships with places of interest, such as Kachidoki Bridge. Furthermore, create astunning night view by designing arrays of night lights and illuminations 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- 17 -

each building and adjacent areas to form an open and liberating layout and formationof the buildings without causing a claustrophobic impression.
e

Details will be provided in the application guide, etc. concerning the reuse and recycleof steel and other structural members that have been preserved from the former Tsukiji
Market site.

fConsidering 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 consultations
with TMG as stipulated in the same Article to elaborate the development 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.

bIntroduce renewable and unutilized energies to achieve net-zero CO2 emissions. 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 theconstruction 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.

dFacilitating circular economy by considering reduce, reuse, and recycle practices.

Promote greening with consideration for biodiversity, ecosystems, and heat island
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.

- 18 -

(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 possibilityof technological innovation, 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 andrespect 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 theCommunity 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, theOperator shall make the best use of riverside areas by, for example, taking advantage ofthe special provision for occupancy of facilities used for urban or local redevelopment
stipulated in Rules on Permission for Occupancy of River Sites (Vice-Minister ofConstruction Notice, Ministry of Construction ka-sei-hatsu No. 67 dated August 5, 1999)
to create vibrant waterside areas.
(B) The Operator shall report to TMG on a regular basis on the implementation status of thearea management. The reports shall be publicized on the TMG's website as appropriate.

D.

Return of the Project site
The Operator shall, as a rule, clear the leased sites and return them altogether at the endof the land lease contract period. Regarding the structures which the Operator developed
pursuant to the provisions of A (A) to (D) and the retaining walls and other structures tomaintain the super levees pursuant to the provision of (3) A, the Operator shall consult
TMG before undertaking the removal of these. Any doubts arising with respect to thereinstatement of original conditions shall be discussed between the Operator and TMG in
advance.

E.

Permitted structures based on the proposal installed within the river zone

- 19 -

In principle, the Operator shall consult with the river administrator before the terminationof 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 structures shall be retained provided that the
Operator takes necessary measures if deemed appropriate after consultation with the riveradministrator.
(3) 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 the Fixed Leasehold Zone and its construction work schedules
shall be discussed between the Prospective Operator, once selected, and the riveradministrator. The Prospective Operator may propose to use a retaining wall orarchitectural structure to support the embankment. The Operator shall develop facilities
and buildings taking into consideration the structure of the super levee (See Appendices 31 and 3-2).
(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 of its beautiful andopen waterside location. The Prospective Operator, once selected, shall discuss theconstruction details with the river administrator.
(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 Fixed

Leasehold Zone prescribed in (A) shall be borne by TMG pursuant to the agreement. In
the case where retaining walls or architectural structures are used to support theembankment, the costs shall be borne by the Operator. The Operator requires priorconsultations with the river administrator before construction work.
(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) 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.

- 20 -

(G) The project schedule and other related matters for the super levee, riverfront promenade,and disaster prevention pier will be provided in the application guide, etc.
(H) The Operator shall make efforts to create vibrancy through events and activities, byutilizing maintenance passages, super levee slopes, and riverfront promenades to enhance
the charm and value of the community and of Tokyo.
B.

The Tsukiji River Earthquake-resistant Countermeasures Project(A) In conjunction with the Project, TMG shall undertake “the Tsukiji River Earthquakeresistant Countermeasures Project.”(B) TMG shall ensure access to the passages as specified in (2) A (C) a (a) and “pedestrian
network from Tsukiji to the seawalls at Takeshiba” prescribed in D in implementing “theTsukiji River Earthquake-resistant Countermeasures Project.”(C) The schedule and other matters related to the Tsukiji River project will be provided in theapplication guide, etc.
C.

Access to the river maintenance passages
Along with the development of river maintenance passages of the Sumida and Tsukiji
Rivers, the Operator shall, in consultation with TMG, secure passages in the Fixed
Leasehold Zone that are accessible from the roads in the vicinity to the rivers considering
the passage by pedestrian and emergency 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 canenjoy walking along the river (see Appendix 4). The details of the development plan,
project schedule, and other related matters will be provided in the application guide, etc.

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 theWaterfront 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. Also, the review will include widening Shin-Ohashi St. with the
installation of on and off ramps from Harumi Line. Details will be provided in theapplication guide, etc.

F.

Subways in Central Tokyo and Waterfront Area
With respect to the subways of Central Tokyo and Waterfront Area, it is stated in The
Way of the Future Subway Network in Tokyo Area (recommendation, Council ofTransport Policy of Ministry of Land, Infrastructure and Transport, July 2021) that- 21 -

“along with the redesigning of the Waterfront Area, the subway network requires aconsiderable deliberation by all parties concerned, including the connection with anextended line of the New Joban Line (TX) as indicated in recommendation No. 198.”
Based on this recommendation, TMG, with the participation of the national government,
has established a “Project Review Working Group on Future Subway Network in Central
Tokyo and Waterfront Area” toward the realization of the new subway line and proceedwith further consideration to formulate a project plan including building new subway
stations within the district. Details will be provided in the application guide, etc.
(4) 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 approximate areas where construction is restricted (building
restriction zone) as detailed in the attached Appendix 5. More information about the
specific zones, restriction details, land areas, and other conditions will be provided in theapplication guide, etc.

B.

As the development of buildings within 20 meters of the Toei Subway Line No.12 (OedoLine) requires prior consultation, the Operator shall consult with the Toei Subway
facilities management officer (see Appendix 5). More information about the specificzones, restriction details, and other conditions will be provided in the application guide,
etc.

C.

Since the roads in the area where the 2nd Tameike Trunk Sewer and Kachidoki Trunk
Sewer are buried in the Fixed Leasehold Zone close to Tsukiji Bridge on Loop Road
No.2 have load restrictions, the Operator shall require to consult with the seweragemanagement officer (see Appendix 5). More information about the specific zones,
restriction details, and other conditions will be provided in the application guide, etc.

D.

Information on other details concerning the restrictions related to the land use will be
provided in the application guide, etc.

(5) Demolition and removal of existing facilities
The existing facilities are as follows:A.

Buildings, piers, 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. The
details about the demolition work schedule (including ongoing work) by TMG andinformation on the existing structures will be provided in the application guide, etc.

- 22 -

(B) The piers and other structures remain in the river zones of the Sumida and the Tsukiji
Rivers. Details about the demolition work schedule by TMG will be provided in theapplication guide, etc.
B.

Underground structures etc.
The underground structures, foundations, piles, and buried objects (underground pipes andcommon utility ducts and so on) remain under the former Tsukiji Market site. The details
about the demolition work schedule (including ongoing work) by TMG and informationon the existing structures will be provided in the application guide, etc.

C.

Demolition and removal costs
The Operator may demolish and remove the remaining structures upon consultation with
TMG. In principle, TMG shall bear the cost of the demolition and removal of thesestructures. Details will be provided in the application guide, etc.

(6) Soil contamination countermeasures and archeological investigationA.

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, TMG shall, in principle, bear the cost incurred by these measures.
More details will be provided in the application guide, etc.

B.

In the Fixed Leasehold Zone, 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). Information on such areas is available on the website of the Bureau
of Environment, TMG.

C.

TMG shall conduct a preliminary excavation for an archeological investigation for buried
cultural properties. The results will be provided in the application guide, etc. For themain excavation, the Operator shall be responsible for investigating the areas that requirea further examination. In conducting the main excavations, the Operator shall discusswith the competent departments of cultural properties in TMG and ward office based on
the results of the preliminary excavation, report the consultation outcome to TMG, andobtain approval from TMG before undertaking the excavation. TMG shall bear the cost
incurred by the main excavation in principle. More details will be provided in theapplication guide, etc.

D.

In the Fixed Leasehold Zone, 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 designatedas a historic site of Tokyo (Remains of Yokuon-en). Furthermore, part of the Fixed- 23 -

Leasehold Zone lies within the Edo Heritage Site. Details of this area are available on theTokyo Metropolitan Board of Education website.
(7) Liquefaction countermeasures
The Operator shall take preventive measures against liquefaction as necessary in the Fixed
Leasehold Zone.
(Please refer to the Portal for TMG Liquefaction Countermeasures for Buildings:
https://kenchiku-ekijoka.metro.tokyo.lg.jp/)(8) 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.

2. Land Lease to the Operator(1) Lease term for the establishment and development of facilities
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.
The Operator may divide the project site into multiple lots for sublease if needed and set
different lease commencement dates for each lot. In this case, the leasehold title shall expire
after 70 years from the time when the Amenities of Water Transport, etc., come into service,with an addition of a period for the demolition and removal. The leased sites must be returnedto the landowner together at the same time.
(2) Setting the lease term for the establishment and development of facilities
The Operator shall develop and operate facilities across the district in an effective manner tomaximize the value of Tokyo as a whole and shall not delay the process without reasonablecauses. Particularly, the Operator shall develop features for drawing a large crowd andstimulating interactions in the early stages of the Project.
The Applicant shall present the respective expected development flow, project schedule, andother related matters, including each lot divided for sublease (hereinafter “Development
Schedule, etc.”) in the proposal.

- 24 -

After being selected, the Prospective Operator shall coordinate the Development Schedule etc.
with consideration for the relevant infrastructure development as provided in 1 (3).
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.
(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 earlystage 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.
The Operator shall require a detailed discussion with TMG before implementing thedevelopment work.

3. Project Methods(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 enter into the Basic Agreement with TMG for the purposeof implementing the Project.

(2) Conclusion of fixed-term land lease contract
TMG shall establish an ordinary fixed-term land lease right pursuant to Article 22 of the Act on
Land and Building Leases intended for the Operator on the basis of the Basic Agreement, andthe Operator shall conclude the land lease contract with a fixed-term land lease right.
(3) Conclusion of contracts relevant to the creation of vibrancy prior to the opening ofwater transport- 25 -

TMG shall lease lands to the Operator in relation to the early development of vibrantenvironment etc.

4. Conditions concerning the Contracts
Provisional conditions for the Basic Agreement and ordinary fixed-term land lease contract inrelation to the Project are as follows:
TMG and the Prospective Operator shall discuss the details of the Project, leasehold, and costbearing, the results of which will be the basis of the Basic Agreement to be concluded.
Subsequently, TMG shall execute contracts with the Prospective Operator concerning the ordinary
fixed-term land lease and the land lease in relation to the early development of vibrancy.
Note that the Basic Agreement shall include details regarding the establishment of the ordinary
fixed-term land leasehold right, the development of facilities, and the transfer of the leasehold
right and superstructures, etc. Drafts of the Basic Agreement and contract to set an ordinary fixedterm land lease right will be issued concurrently with the announcement of the application guide.

5. Call for Applications and Selection Process for Prospective Operator(1) Basic approachA.

This is an open tender for a Group of Private Companies or a single private company
wishing to participate in the Project.

B.

This is conducted on the “Request For Proposals” basis, and the Applicant whose
proposal is deemed to offer the best approach shall be chosen as the Prospective
Operator.

(2) Open bid schedule
The tentative schedule for the application process is as follows:
Submission of question form

Wednesday, April 27,2022
toThursday, April 28, 2022

Release of responses to the received question

Mid-June 2022

forms
Release of the application guide

Fall 2022

Application/Review of proposals

Summer 2023

Announcement of results

By the end of FY 2023

(3) Applicants eligibility- 26 -

A.

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 as a Fixed
Leasehold Zone and operates them in a stable manner during the Project period of
approximately 70 years.

B.

Composition of Applicants(A) An Applicant shall be a Group of Private Companies or a single private company that has
experience of architectural design, construction (civil engineering and building), 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).
(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.
C.

Required qualifications
There will be requirements concerning qualifications in terms of architectural design,
construction, property management, and area management. Further details will be provided
in the application guide etc.

D.

Conditions on Members(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.

- 27 -

(E) Members of an Applicant should not be under the control of any organized crime groups
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.
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 andregulations applicable to it. Further details will be provided in the application guide etc.
E.

Reference date for the eligibility assessment
It is provisionally considered that the eligibility for participation shall be based on the
Applicant’s status at the submission of proposals. Further details will be provided in theapplication guide etc.

(4) Important points for selecting an Operator
Based on the project policy and project implementation requirements, TMG places high valueon the following points from A to L in selecting an Operator.
A.

Overall
In order to realize the project concept, whether the proposal is intended to highlight thecharacter and cultural appeal of Tsukiji, effectively use the large tract of land in a prime
location in Tokyo, and create venues to welcome people in many ways by taking advantageof the multiple transportation options

B.

Formation of a wide-area transportation hub(A) Whether the proposal is designed to ensure smooth and easy access to public transport,such as the subway lines to Central Tokyo and Waterfront Area and water transportterminal and provide the functions appropriate for an exchange hub(B) Whether the proposal gives comprehensive consideration that includes accessibility to themain roads in the vicinity to the district and urban expressway Route 10 Harumi Line,utilization of bicycles and next-generation mobility options, and functions for disaster
response
C.

Revitalization of water transport(A) Whether the proposal takes the viewpoint of forming a water transport network that
contributes to the revitalization across Tokyo where it concerns the launch of a regularwater bus services and non-regular sightseeing river cruise services with the use of the newdisaster prevention pier(B) Whether it is proposed that water transport terminal is planned with high conveniencecapabilities by effectively connecting between the disaster prevention pier and landtransport and also having the functions useful in the event of a natural disaster- 28 -

D.

Formation of pedestrian networks
Whether it is proposed to create a pleasant space for pedestrians to walk around and ensuresmooth and walkable pedestrian networks that connect to neighboring areas and districts
by introducing various mobility options and integrating with buildings to create unity inthe pedestrian networks from the viewpoint of creating more vibrancy across thecommunity

E.

Creation of transportation functions for vehicles in the district(A) Whether it is appropriately proposed to ensure a transportation system for automobiles etc.
within the district from the viewpoint of helping integrated and effective land use acrossthe district(B) Whether it is proposed that a new traffic plaza and Route 10 Harumi Line effectively
connect to the existing main roads to ensure smooth and safe traffic operations in the
district and surrounding areas
F.

Land use(A) Whether it is proposed to enhance the international competitiveness of Tokyo and Japanby creating and promoting a new culture expected of Tsukiji through innovative ideas andchallenges, while making the most of the local assets and other resources(B) Whether the Applicant introduces new features that encourage mutual collaboration andintegration, and a synergetic effect, considering the public interest(C) Whether the proposal leads to creating a synergetic effect by promoting organic
relationships with various functions of neighboring areas(D) Whether the features for holding conferences and events enhance appropriate functions as
an international exchange hub that is expected of Tsukiji.
(E) Whether the proposed features for drawing a large crowd and stimulating interactions leadto enhancing Tokyo’s attractiveness to the world(F) Whether it is proposed that amenities to increase water transport convenience to be
developed in conjunction with the disaster prevention pier improvement conducted by
TMG contribute to building momentum for water transport and community development(G) Whether it is proposed that open spaces and plazas adequately create quality spaces byutilizing waterside areas, cooperating with surrounding local assets, and facilitating
integrated use of indoor and outdoor areas(H) Whether it is proposed to sufficiently create fresh and lush green areas by planting different
types of trees across the district while ensuring a cohesive landscape with surrounding
greenery such as Hama Rikyu Gardens(I)

Whether the proposal contributes to the prevention and mitigation of infectious diseases
that may emerge in the future embedded in the facilities’ improvement and management- 29 -

G.

Landscaping(A) Whether the landscapes are designed to be striking and iconic scenery that represent thecharacteristics of Tokyo as a Water City, with a view to welcoming people through theroutes from waterways(B) Whether the landscapes are of symbolic and dramatic designs that reflect Tsukiji’s
characteristics and promote appropriate scenery for being the gateway of Tokyo as a Water
City(C) Whether the landscapes are created by making the best use of the waterside areas with due
considerations of the sight lines toward the Sumida River and Hama Rikyu Gardens as well
as how the areas are seen from the Gardens.
(D) Whether the Applicant proposes to form pleasant landscapes while creating a quality open
space and greenery throughout the district.
(E) Whether it is proposed to create landscapes with attention to the layout that makes people
feel comfortable and at ease to promote a vibrant atmosphere and enhance social
interactions in the district
H.

Environmental friendliness
Whether the proposal contributes to the achievement of zero emissions within the district
and the realization of the most advanced and sustainable city that will be a model of a stateof-the-art city around the world, considering the environment through advanced technologies

I.

Utilization of digital technology(A) Whether all the benefits of cutting-edge digital technology are fully and effectively used
for the community development across the Tsukiji district(B) Whether the proposal contributes to improving the QOL (Quality of Life) of Tokyoites bydrawing out Tokyo's potential and creating new values through the effective use of digitaltechnology
J.

Creating vibrancy before opening of water transport
Whether it is proposed to create a vibrant environment before introducing the watertransport system and allow a smooth and effective transition to fully developed vibrancy
once the development work is complete

K.

System to adequately implement the Project
Whether an appropriate system is established to achieve a successful implementation of
the Project

L.

Area management(A) Whether the proposal allows the Operator to adequately manage and operate the functions
to be introduced in the district, including the waterside and open spaces, so that these canbe operated effectively in an integral manner without disruptions across the district- 30 -

(B) Whether the proposal includes efforts to further enhance the charm and attraction of Tsukiji
and Tokyo, such as events to create a new vibrant, relaxing, and attractive environment(5) Matters related to proposal review
A.

Proposal review system
The proposal review shall be conducted by a selection committee established with external
specialists.

B.

Review and evaluation methods
In principle, the selection committee shall review and evaluate the proposals on the basisof the submitted documents. The proposals will be examined and evaluatedcomprehensively, including both the construction and the management phases.

C.

Basic idea of items for review
The proposals will be reviewed comprehensively, evaluating the details of the TMGowned Land Use Project, project management system, and financial aspects such as the
project financing plan, as well as the leasehold rent payable by the Operator to TMG.

(6) Announcement of review results
The review results shall be announced with a brief overview on the TMG website.
(7) Copyrights
The copyrights of the proposal documents received by TMG shall belong to the entities thathave created such documents. TMG, however, reserves the right to use the proposal documents
at no charge for publication, exhibition, or any other purposes as deemed necessary by TMG.

- 31 -

Section 4

Submission of Inquiries

1. Submission of question form
(1) Applicants with any questions regarding the Policy should fill out the Appendices 1-1 and 1-2
forms and send them as e-mail attachments to the address indicated under “3 Contact Details”
before the end of the submission period. Inquires over the telephone or FAX shall not beanswered. The inquiries shall be accepted only from private companies that consider applying
for the Project(2) Inquires must be organized by member companies of the Applicant separately.
(3) Period for submission
From Wednesday, 27 April, 2022 to Thursday, April 28, 2022

2. Responses to the Question Forms(1) TMG plans to make the responses to the received Question Forms accessible on the TMG
website from mid-June 2022. The responses will be released without identifying the name ofcompanies. Any feedback on the Policy or questions irrelevant to the Policy shall not beanswered.
(2) Those who have submitted the Question Form may be interviewed as necessary to verify thedetails.

3. Contact Details
Land 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
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 “@”
when sending emails.

- 32 -

Appendix 1-1
Date:

MM/DD/YYYY

Tsukiji District Community Development Project
Question Form regarding Project Implementation Policy

We hereby submit our questions regarding the Tsukiji District Community Development Projectas per the attachment.

Trade name or Company nameCompany

Address
Title and name of representative person<Contact Person>
Department
Name
AddressTel
E-mailNumber of
Questions1

The form should be created using Microsoft Excel and saved in the Excel 2016 or earlier version format.

2

You can add lines if you need more space.

3

Period for submission
From Wednesday, April 27, 2022 to Thursday, April 28, 2022

*The question form must be prepared in Japanese.

- 33 -

Appendix 1-2

Question Form
(i)
No.

(ii)
Question
Title

(iii)
Page

(iv)
Line

(v)
Item

(vi)
Question<Form Guide>(1) General points- The form should be prepared using Microsoft Excel and saved in the Excel 2016 or earlier
version formats.
- Add rows to the tables according to the number of questions. Do not add and/or move columns
or merge cells.
- Questions should be listed on one Excel spreadsheet.
(2) Section guidelines(i) No.

- Enter a serial number (in single-byte Arabic numerals) for each question.

(ii) Question Title- Give a concise question title.

(iii) Page

- Enter the page number (in single-byte Arabic numerals) where the part corresponding to thequestion begins.

(iv) Line- Enter the line number (in single-byte Arabic numerals) where the part in question begins.
- Line numbers are counted from the top of each page, excluding the blank lines.

(v) Item- Enter the item number which includes the part in question in the manner as indicated below:
E.g. 1_(1)_A* Item numbers should be written from higher orders to the lower until the order that
includes the part in question.
* Enter “_” (underscore in single-byte) between the orders.
* Enter both item number and subheading for the lowest level of the numbering.

(vi) Questions- Write one question in a single cell.
- Describe questions concisely.
- Make sure that each question is complete (do not make omissions by means of cross-referencing
to other questions).
- If multiple questions come under the same part, each question must address different points andbe described in different cells (in this case, ensure to fill in (i)–(vi) for each question withoutomissions).
- If a question applies to more than one part, state the question only once and indicate the part thatappears first.
- If a certain type of question applies to multiple parts across the Project Implementation Policy,
indicate the relevant part that appears first.

*The question form must be prepared in Japanese.

- 34 -

Appendix 1

Project Site Location

N

Tsukiji
StationTsukijishijo
StationTsukiji District
Fixed Leasehold Zone
(19 ha)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.

Appendix 2
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.

Appendix 3-1

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

Fixed Leasehold Zone
Loop Road No. 2

Fixed
Leasehold
Zone

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.

Appendix 3-2
Section View of Sumida River Super Levee(illustration)

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 acceptable according
to the intended land use.
It is acceptable to construct buildings and other structures on theembankment after its consolidation settlement.

Riverfront
Promenade:
A.P. + 2.5 m
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 levee

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

Riverfront
Promenade:
A.P. + 2.5 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.

Information: Cross section view of the present embankment of the Tsukiji River (illustration)

Ground Level:
A.P. + 3.6 m

Revetment

River Zone

* The earthquake-resistant countermeasures are to betaken for the revetments.
The cross section after the implementation of theearthquake-resistant countermeasures will be provided in
the application guide etc.

Appendix 4
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

Appendix 5
Locations of Building Restriction Zone etc.

Toei Subway
Oedo Line

Tsukiji River
Loop Road
No. 2

LegendFixed Leasehold Zone
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