In order to prevent global warming, social and economic policies are required. This study aims to propose the CO2 emission trading system between households as a new economic strategy contributing prevention of global warming and analyze the feasibility of introduction of the strategy. A questionnaire survey is executed in Tokushima Prefecture to gather the data for the analysis. About 60 percent of people approve the introduction of the system. The relationship between the amount of money to trade and the rate of approval in this system can be estimated and as a result, the proper value in trade is proposed.

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This paper considered about system to conserve regional environment in developing countries. Especially, three aspects of the system, system installation such as EIA, entrenched democratic political system and change or social system were focused on. One environmental movement, wastewater treatment project in Thailand was case studied. From this study, it was founded that traditional consensus making system based on relatives' networks was still effective and the linkage between this networks and urban middle class made the movement more effective one. The research also showed up that system couldn't work well because democratic political system wasn't entrenched. About overseas aid, it was suggested that we should consider whether social consensus was made or mot, when we will decide projects to support.

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In Islamabad, Pakistan, Capital Development Authority (CDA) made a development plan for a squatter settlement referring to Khuda-ki-Basti scheme, which was successfully conducted in Hyderabad, Pakistan as a development project for urban poor. However, it is not considered several facts of differences in those cities such as administrative institution, background of the project forming processes, wills to participate the project both of authority officials and residents, cultural/social backgrounds and structures of the residents and people live nearby. Due to lack of consideration of those facts, the plan has not brought fruitful results. This case study shows that it is necessary to consider formal/informal institutions and social structures in relevant project sites in order to make an effective development plan for the slums and squatter settlements in developing countries.

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After the Hanshin Awaji great earthquake, the importance of independent activities for disaster prevention is pointed out and self-governing bodies all over the country are promoting formation of the neighborhood disaster organization which uses a neighborhood association as the main part. If this association is used as the main part at all, it is necessary to regard independent activities for disaster prevention as a part of Ordinary activities. However, it is a question whether these organizations fully function as nowadays local community is becoming lack of goodwill. The purpose of this study is to grasp the actual condition of the neighborhood disaster organization of Akita city, based on the relevance of independent activities for disaster prevention and Ordinary activities. This study also tries to clarify the feature of an active neighborhood disaster organization and examine the policy to activate the local community.

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The purpose of this study is to investigate the properties of flames formed around a building and leeward thermal-plume distribution from fire origin under external wind. First, the experimental study is described using a small-scale enclosure having a prescribed fire source to investigate the behaviour of flames emerging from an opening and ceiling of the enclosure at steady state conditions. Second, assuming the initial stage of urban fire, the experiments were carried out by using single gas burner to investigate leeward thermal-plume distribution from a fire origin. As the result, the formulas are proposed to judge risk of fire spread between buildings under the wind condition.

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This paper aims to make clear the change of the Kleingarten in Vienna, focusing on the amendment of building code and kleingarten act of the state Vienna in 1992 and discussing history, regulations, and spacial actual condition of Kleingarten. The main results of this paper are as follows: 1) the reason why the Kleingarten in Vienna exist near city area is that they are made in the rest site as a method against the lack of foods in the period of the World War II, 2)in the period between the wars, the Kleingartens are focused as second house, 3)the area of kleingarten house is enough for living also by using underground of its site, keeping the use of garden.

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The purpose of this research is to clear on relationships between urban renewal, housing supply and housing relocation, which are supplied by private sector, in the densely crowded area with wooden buildings.Findings are as follows:1)Housing rebuilding is not linked to infrastructure improvement and does not help to improve densely crowded area because local developers supply small housings in the vacant lot.2)More than half of the residents who relocated within the area relocated within town limits.3)There are eight types of relationship between family life cycle and housing types they lived and choose.4)In spite of the same types of housing, each purpose of relocation is different and it depends on family life cycle.

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In this study, we reserch the area, urban improvement project districts of the four projects consolidation,first, appeard the living of the settement moving in one region,next, the ciculative living of the rental house for formar claimants,lastly, considered the role of the rental house for formar claimants. As a result,the enhancement of claimants settement moving in one region to build the rental house for formar claimants and accept claimants from four projects,bear a broad role in synthetic urban improvement project,have clearly appeard.

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This study deals with the relationship between population recovery and changes of habitation style in Tokyo inner area in 1995-2000.The conclusions are as follows; 1) Owned houses and private rented houses have increased almost the same. Unmarried single households account for two-thirds of increased owned houses and almost all of increased private rented houses. Population increase is not connected with family household increase. 2) Through the analysis of small district, population has increased in about half of districts of Tokyo inner area and those increases are correlated with condominiums supply gently. In the area of no condo supply, about 13.5 thousand people have increased. Through case study, small detached houses and private rented houses have been constructed dominantly there.

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Though peripheral area of city center that specializes in the residence function should keep the sustainability for residential area, the method for sustainability have not found yet because of the diversity of the characteristics of residential function. Therefore we clarify the relationship between household and housing stock after grasping the diversity of the characteristics of peripheral area of city center, and examine the existing housing stock and the improvement technique from the viewpoint of the diversity of household and the sustainability of residential area.As a result, we show that the improvement of the housing is necessary for the young family household who want to live in detached owner house.

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This paper aims to clarify the Development Revelation and the Residential Movement of Private Subdivision Dwellers in Fukui city. For that purpose, it is mainly analyzed that the amount supplied of the private subdivision and the household change after moved-in with indexes of the site distance from city center, the development time and the period from moved-in. In conclusion, 1)In the older estates, many households have getting old and becoming small number. 2)There are few household moving for "Living together" or "Living nearly", so the succession of dwelling from parents to children is seemed difficult. 3)It is important that the measure for supporting the succession of dwelling and for making better community compounded of old and new dwellers.

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The Land Readjustment Projects in Japan have been realized considerable results to the urban renewal up to this date. But nowadays, actually there are less children and aging society problems. Therefore, it might be an important factor to assume the future depopulation in our country when planning a new Land Readjustment Project, especially with the housing policy. This study examines the home moving tendency of the inhabitants in the area of a completed Land Readjustment Project (HigashiKaizawa District) aiming land development carried out in the environs of the city of Takasaki (a local city of 240,000 people). I analyzed the data of the removers (1986-2000) before and after the replotting disposition of this project, paying a careful attention to the distinctions of the household characteristics and the housing forms of the inhabitants. First, a much more active home moving was seen in the area, and it turned out that the younger aged householders such as single-person householders or young couples were greatly influential in the removal ratio. Most of them chose rental apartment houses built by landowners on their landed property. The landowners possess almost 90% of the rental apartment houses, because few were built in the reserved land area. This type of housing form leads to a short residence in the area. Secondly, it was ascertained that although the removers from outer side of the city were large in number comparing with the removers from inner side of the city, their consciousnesses of being settled in this area were lower than those of the removers from inner side of the city. This might be a difference between the household characteristic of the removers. Practically, analyzing the turning outward home moving, it became clear that removers from outer side and inner side of the city both had the tendency to return where they were before. This might be a suggestive factor that removers from inner side of the city would be effective for the continuance and the prosperity of the area in the future. In conclusion, improving the consciousness of being settled in a specific area among the residents is closely linked together with the continuance and the prosperity in the area of a completed Land Readjustment Project. Judging from this point of view, housing policy should be planned targeting the inhabitants who could be more conscious of stable residence. On the other hand, the area may play an important part in the point of the circulating residence at the internal area, therefore the home moving style from inner side of inner area especially influence on the possibilities of all over the city in the long run. Land Readjustment Projects aiming land development had better not intend not only to increase the population, but to lead such appropriate residents to the area with an ideal housing supply.

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Recently, living environment has been developed in consideration of opinions of residents. Therefore, residential survey at Toyota city was analyzed in order to grasp resident consciousness on living environment and to comprehend the structure of the resident consciousnesses. Required improvement of the living environment was furthermore quantified based on relationship between degree of satisfaction and influence on assessment of living.
As a result, Neighborhood, Nature and Local government have a great influence on the assessment of living. Although high satisfaction of residents was generally achieved in the city, Public transportation was highly required to improve in all area and Hospital was also required in some area. It is important to develop the living environment with much influence on the assessment of living and also low satisfaction of residents.

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This study aims at analyzing artists' factors of migration and their evaluation of residential circumstances. The questionnaire survy was conducted in 2001, 2002 over Japan, and 253 respondents were collected. The investgation clarified that 1)the artists attach importance on wealthy nature and tranquility for migaration whereas a little differences are found between art fields such as paint, ceramic art and wood craft. 2) The artists are basically satisfied with the circumstances for residence, art activities and neighborhood human relationships. However, some artists are not satisfied in agriculture/fishery villages because of too close human relationships. 3) he discrimination model of settle-down/transfer intentions was formulated successfully based on the respondents. The model demonstrates the factors for continuing their residences.

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30years have passed after the first residents came into Tama New Town. In these days the problems on Tama New Town have been changed from the development issue to the maintenance or its sustainability. In order to make Tama New Town more sustainable, we have to know the demands or complaints of the second generation who were born there. But it has been difficult to make their behavior clear because of their privacy. This study aims to show when, how and why the second generation people in Tama New Town leave their home. We sent the questionnaires to both the first generation and the second generation living in Tama New Town and indicate some characteristics of their behavior.

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We aimed to clarify that in what background does problems generate, and by what method it is solved, as a case study of Senri new town. As a result, it became clear that problems generate in opposition of hope to preserve living environment of residents and development, and problems generate near detached houses and green belt. And it became clear too that deliberations, concession, etc. of the persons concerned are important for solution of problems. In Senri new town, reconstruction of public apartment houses will increase, and many problems will generate. In order to keep away and solve problems, it is important that residents discuss and make agreement about residential environment.

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In cities of Korea, There have been various formations of market spaces. These are considered having different meanings and values from modernized commercial areas. But these are expected to be banished and disappeared due to modern restructuring of streets and districts in the cities. There is a purpose of this research to find out the future of ideal market space in modern cities. For this, we survey the process of the urbanization and distinguished by transitions of market spaces. It has been find out that those markets have been developed originating of itself on the street. And we can review the possibility of using street market in modern urban districts.

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We have analyzed about the condition of adjustment in common space forthe area in the cities of Sapporo and Asahikawa in Hokkaido which have beenpointed in pedestrian spaces empty, and the probability of the productionabout the pedestrian space network for continuation of some common spaceswere studied. According to the analysis, the four contents of the pedestrian spacenetwork described above, it is clear that each planning makes characteristicpedestrian spaces on this condition that grid cities variousfoundations. Further more, the continuation of some common spaces based onadjustment of public spaces would contribute for various pedestrian spaces.

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In central commercial area in local city, there is the decline by the abuse without sufficiently use of designated floor area ratio. Then we pick up Nagaoka City as case study and examine the possibility of the down zoning with following method: 1) necessary floor area ratio from the viewpoint of the recent building trend, 2) volume filling degree of each block from actual building stories, 3) person attribution of landowners, 4) survey of intension for landowners. As the result, we clarify that knowledge on floor area ratio as urban planning had not sufficiently transmitted to landowners and those who desire stabilized land use hope for down zoning.

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This paper aims to analyze the effect of planning negotiation system as to building activities based on a Machidukuri agreement through a case study on the Fukae district in Kobe as advanced case of planning negotiation system between Machidukuri-organization and developers. It is concluded that the planning negotiation system as to building activities based on the Machidukuri agreement was effective on the reflection of residential needs and the manegement of the district environment, especially concerning quarity of open space design, but it is necessary to add the provisions of planning negotiation with neighboorhood residents and residents' association to Machidukuri agreement because the planning negotiation process is ambiguous for developers.

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In Osaka some old villages have remained and endure their form through the modernization. Now they almost have small shrine and conventional festivals, so it is possible that old village's residents are at the core of local community formed from old village and the surrounding urban area.
Firstly, We clarified the changing process and real condition of the old village's community keeping their conventional festival by analysis of the urban area alteration at spatially macro and micro level. Secondly, we identified the role of the old village's community in their conventional festival management, and lastly considered the contemporary characteristics and issue about it.

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Through the research on children's activity environments in Hodogaya-ku, Yokohama-city, it is cleared that "parks" can be a center of children's activity dispersedly with friends on weekday, and shopping in "a shopping district and stores" and "others" with the adults(parents)can be their main activity on Saturday. Moreover, since most activities with friends were completed in the park in their school district, the importance of it for children's friend-community formation is realized, and it is found by watching children's activity that "a shopping district and stores" can be considered as children's ordinal activity environments even though those are far from so-called "play spaces". This result gives important knowledge of how adults can behold children in their community, and to aim an appropriate city planning and organizing the community facilities which accord children's activity environment.

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This paper shows the pace of change in central Tokyo by estimating expected business lifetime of each business type and each district from the data gathered within a finite time window. The spatial distribution of business lifetime is visualized on the map, and it is noted that the northern part of Minato-ku and Chuo-ku are changing areas while outside of Yamanote loop line are stable areas. It is also found that information technology business, design business and some others have short lifetime, that is, those businesses are changeable. Changeability is not only affected by the business composition but also by local events such as demolition of buildings with a lot of occupants and by other characteristics of each district.

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In this article, we develop the contiguity ratio for the three-dimensional land use pattern. The two-dimensional "join" count is extended and its mean and variance are computed for the statistical test. Its application to the model city reveals a peculiar nature of the three dimensional pattern. The quantitative analysis of the three dimensional pattern is very important issue as a base of real city planning. But the analysis methods have not been developed enough up to now because of its difficulty. We make the model of three dimensional city land use which is consisted of the "box" kind of data called three dimensional "cell". The three-dimensional "join" count contains the following ones; 1.the ordinary two-dimensional "join" count of horizontal direction between ground floors of contiguous buildings, 2.the "join" count between the vertically-contiguous floors in a specific building, 3.the "join" count between the horizontally-contiguous floors of the buildings connected on the upper floors. The third one is available only for the case that the buildings are connected with each other by a sky deck. Simultaneously mean and variance of the "join" count are computed for the random pattern. Using them, the rank value of the "join" count is introduced. The statistical tests are conducted for the typical five patterns, i.e., 1.random, 2.agglomeration of the same kind of use, 3.dispersion of the same kind of use, 4.agglomeration of the different kind of use, 5.dispersion of the different kind of use. The result shows the effectiveness of the three-dimensional "join" count as an index of the pattern characteristics. By simulation analysis using the indices, we investigate the effect of the sky deck connecting the contiguous buildings. The model of ten-storied building is introduced for the simulation and varied by the location of sky deck, i.e., no deck, on the second floor, on the third floor,..., and so on. The result shows that the sky deck at the specific floor level strongly effects the agglomeration of the land use. The reverse inclination between ground floor and upper floor is also revealed. Mostly the total "join" count has lower rank value than in the case of no sky deck while the "join" count on the ground floor has higher rank value than in the case of no sky deck, especially, in the case of having sky deck on the sixth floor, the minimum rank value of total "join" count is observed while the high rank value of "join" count on the ground floor is simultaneously realized. Only in the case of having sky deck on the top floor, the total "join" count has higher rank value than in the case of no sky deck and only in the case of having sky deck on the second floor, the "join" count on the ground floor has lower rank value than in the case of no sky deck. This seems to be a peculiar phenomenon of the three-dimensional land use pattern. In total, this article makes a new extension of contiguity ratio as a branch of spatial statistics and shows an interesting implication for three-dimensional land use.

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The objective of this paper is to evaluate the one-way traffic regulation in terms of travel efficiency and traffic volume. In general, imposing a one-way traffic regulation raises the average distance between fixed origins and destinations. However, it would reduce the traffic volume near city's center, so we have to utilize bicriteria approach. First, we derive analytically the distance distribution and the traffic volume distribution on a grid network. Second, we demonstrate that alternated traffic pattern is better than spiral pattern from efficient point of view. Finally, we examine the tradeoff between the average distance and the standard deviation of the traffic volume using the data of Shinjuku on Tokyo.

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This paper studies the effect of Kantoh region railways on ``in-region'' travel-time. Using both the Kantoh railway network data and a 100 points uniformly distributed, referring to the distance distribution, which can be calculated numerically in an arbitrary region, the paper compares the travel-time changes through the previously mentioned points and the distance distribution with and without the existence of the Kantoh railway network. Finally, the expansion of movable space by railway will be calculated, by comparing the two situations.

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In this paper, the competition between two shops on a line is concerned. It is well known that the Hotelling's model on the stability of location of two shops on a line is the first on this theme. It has been generalized not only as it covers the shops more than two but it includes the various kinds of transportation costs. However, in the context of customers' shop choice behavior, only a few studies on the model have been done. So, in this study, introducing the Huff's model for customers' shop choice, we will analyze the market share maximizing behavior of two shops on a line. In our model, the location competition of two shops does not always results in the concentration to the center of the line. Moreover, we have classified the two shops' alternate movements by the transportation speed and the deterrent coefficient of the Huff's model.

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In this paper, theoretical value for advantage of position associated with traffic network is calculated. This useful value is based on graph theory, and is obtained as an eigenvector of the adjacency matrix corresponding to traffic network. Its feature is that it just depends on the topological structure of traffic network. However, it is defined only about junctions of the traffic network. Since people live on 2-dimensional continuous plane, we must not overlook the defect. We first calculate that value for the railway network of Tokyo metropolis. Then, we generalize the definition of the value as it can take account of travel time without eliminating its feature, and extend it to planar region by using grid system.

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This paper investigates an economic methodology for project evaluation, which explicitly incorporates evaluation costs and the option value of flexibility in decisions. The traditional cost-benefit analysis is fundamentally based upon a now-or-never principle, and fails to evaluate the option values derived by reserving decisions to wait for more concrete information. In this paper, the real option model is formulated to determine the optimal evaluation and implementation timing of the project. The optimal solutions of the model can be obtained by solving the integral equation models. The solution algorithm and numerical examples are also presented.

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In this paper, the contractual structure of BOT and BTO project schemes are investigated to understand incentive mechanism of how the SPCs are motivated to reduce project costs without deteriorating service quality under both schemes. The renegotiation models are formulated to analyze the impacts of the ownership structure upon the SPCs' cost reducing behavior. Our conclusions are: 1) BOT schemes are more advantageous in inducing cost reduction than BTO; 2) The incentive revenue schemes should be incorporated in BOT schemes to enhance the service quality provided by the SPCs.

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The purpose of this paper is to clarify challenges towards Japanese industrial cluster promotion through investigation of changes of industrial cluster in Japan. Therefore, in this research, we paid attention to number of workers of industrial classification which are widely available long-term data. Industrial clusters in 1963 and 1999 were extracted with statistical technique and compared. As a result, it was shown clearly that the industrial structure depending on specific industrial clusters has influenced regional gap in Japan. Consequently, challenges of Japanese industrial cluster promotion are not to promote or to decentralize specific industries, but to achieve greater diversity of industries.

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This paper aims to find out the change of the characteristics in the discourses about National Land Planning for the past 20 years by analyzing the proceedings of the Diet and the magazines. The findings are as follows: 1) The 333 leaders of discourse about National Land Planning in the proceedings of the Diet are arranged into 33 focus points. 2) The intention of both proceeding on the Diet and criticism on the magazines about National Land Planning changed from the ideal of country to the efficacy of planning and the comprehension by the nation. 3) National Land Planning is still needed for the nation. 4) The universal focus points of National Land Planning are found out from the discourses.

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This paper analyzes the arbitration system of construction-related dispute protection ordinance of ordinance-designated cities.After analyzing the regulation and contents of ordinance of each city, it is evident that Kobe city has a unique arbitration system. Then we analyze the difference of application practice of arbitration system. There exist a problem on profession of architect for the dispute arbitration. This paper deals also the cost problem of dispute arbitration system. As conclusion we propose the improvement points for arbitration system such as participation of related people, civil arbitration, role of profession, etc.

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This paper aims to analyze the effect and limit of the development control method by the individual negotiation system through a Machizukuri Ordinance in Manazuru town. In the ordinance, developments are controlled by the standard of beauty, and it applies by the request of beauty. The Machizukuri Ordinance in Manazuru town, the uses, floor area ratio, heights, green space area ratio are controlled by the pre-settled standards, and the beauties are controlled by the individual standard made by the standard of beauty. We found out that the issues of Manazuru town method as the follows. First, control objects are restricted, second, the requests of beauty are not secured, third, pre negotiations makes constructors negative to follow the request of beauty, forth, the suggestions in the request of beauty are uniformed and interactive negotiations are essential to make the suggestions creative.

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District Planning (DP) has been introduced in a lot of the Land Readjustment Project (LRP) Area for upgrading residential environment. This paper studies application situation and actual condition of DP in the LRP Areas of the whole country, and also studies comparing two LRP Areas in Kanazawa City, where DP was introduced and not introduced, using survey of residents' appraisal. As results of the study, the introduction effect of DP is clarified and some proposals for improve application situation and residential conditions in LRP Area are described.

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In a local city area in Japan, suburbanization has caused the low dense diffusion of the city functions and the decline of the public transportation. Although originally suburbanization should be controlled by administration, various developments and construction acts are executed in the Urbanization Control Area. Therefore, related urban policy measure to suburbanization is need to evaluate quantitatively. This study intends to elucidate the suburbanization mechanism of urban development in Maebashi City as a case study area. Moreover, the urban development model which expresses the preference for clause and development place by logit model is presented, and some policy simulation is performed. In this paper, working of regulation system is evaluated, and its precept after abolition of Existing Building Site is considered.

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One of the most important requirements for implementing a public participation program on NIMBY facility siting is to identify the public, the level of involvement on decision making and ensure fairness. Hybrid public participation is designed to have actors play roles complementarily each other according to the progress of the process. Examining its possibility from the general public's intention to participate in the process indicates that they vary depending on whether the decision will be made within the community or not. Moreover, the most public regard the criteria "Representativeness" important primarily as fairness, and tend to accept the outcome from the usual expert committee or referendum rather than citizen panel or citizen advisory committee at present.

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The transferable development rights (TDR) is considered as an effective means for the utilization of land. This study first grasps the distribution of existing donor sites and receiver sites and the amount of transferable floor areas in central area of Tokyo under current regulation. The study then, examines the possible transferring pattern and the effects on infrastructures from transferring floor areas. Our examination found that there is a possibility of serious effects on infrastructures as a result of large-scale TDR in a particular land use pattern. In conclusion, there has to be some planning consideration in applying the TDR system from a perspective of environmental effects on infrastructures by TDR.

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In this study of Purpose, in the case of Harihata area Kutsuki-mura Shiga Prefecture, catching change of traditional land use and form of forest quantitatively with using GIS, and clarifying about the directivity of the reconstruction to the actual condition and collapse of the traditional connection nature of regional resources. The changes of traditional land use and form of forest were able to be quantitatively caught about natural broadleaf tree wood and reduction of the broadleaf tree wood of short growth, expansion of the broadleaf tree wood of sufficient growth and a Japan cedar wood. The regional resouces was able to drawn, and resources connection adapted to traditional land use was able to be expressed according to eight space classifications. Changes of regional environment after the 1960s were able to be clarified with rupture of typical resources connection of four types. As the leading technique of reconstruction the severed resources connection, it proposed about practical use of the woody biomass, and introduction of a cow.

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The "Gullliver Map" is an information-gathering tool that is used in the "Machidukuri" workshop. By using the "Gulliver Map", a floor is covered with the paper map on which tag papers, in which information written down by participants, are posted. The aim of this paper is to clarify the possibility of the Internet-ized and computerized Gulliver Map; Internet Mapped Information Board System. In this paper, through two experiments, it is studied that advantages and disadvantages by Internet-ized and computerized. As a conclusion, it is lack of facility with group event nature and it has some problems to be solved about displaying many information and using maps. And it will be a tool that has possibility of discovering and describing information relevance as well as collection and accumulation information.

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This study aims at examining management system of living environment.In paticular,the study focuese on clarifying the plan and management of common spaces at the detached houses areas under leasehold method injapan.

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The urgent subject of urban policy is reconstruction in built-up city area. However, improvement of this area concerned is progressing slowly. Then, the purpose of this research tries to consider the collaboration logic between administration and residents, and between residents. And it tries to propose as directivity of future built-up area maintenance. First, this paper considers to the concept which a public responsibility and an information shared situation, as the conditions for Co-production. Next, we make the comparative analysis of an advanced case and a stormy voyage based on the logic. Finally, the structure to contribute to maintenance promotion is clarified.

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The purpose of this paper is to find characteristics of both communities living in public housing built by residents' participation and living in ordinary public housing. Eight years have passed since the houses were constructed, and the changes of situation at both housing are investigated. Through the study, the residents of the house built by residents' participation have better self-reliance, communication, environment for elderly well-being. For elderly's well being, the renewal of public housing by residents' participation is suggested.

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In 1998, the Large­scale Retail Store Locating Law was enacted, and it was enforced in June 2000 in place of the former commercial adjusting law. This change has a great effect on city planning, also. So, this paper aims to analyze how retail stores are administered through this new law. Through inquiry to local governments, 149 examples were gathered and analyzed. Entrances and exits to car parks are important and lane for turning was constructed in some cases. Local governments claimed in one fourth cases, and corresponding measures were taken by developers. Thus, this new law is administering its role to environments around retail stores. But, because there are some problems, we must not only improve this law, but also combine with other measures.

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Many buildings in redevelopment area have vacant floors caused by the withdrawal of key tenants. This study aims to seek the way to utilize these floors by surveying the current situation of the withdrawal and generation of vacancy and clarifying the problems. As conclusions, we clarified that there are large amount of vacancies in 31 redevelopment areas those are to be resolved promptly. However, we found that there are several obstacles for utilization process such as the lack of management skills, excessive numbers of property right owners for prompt actions, and location and surroundings environment of the buildings. To overcome these difficulties, assistance of local governments and public-private cooperation are needed.

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Participants involved in community design are generally more inclined towards the elderly, however, it is important for the younger generation to participate. As the workshop extends over a long period of time, it is important to maintain the participant's interest. The area of focus would be along the seashore in Kitakyushu. Distinctive characteristics of the project include: 1. The combination of education and public work 2. The participation of four elementary school students 3. Artists as guest teachers. 4. The participation of organizers and teachers. Conclusions acknowledged from the workshop: 1. Two types of perspectives considered: workshop as a public work, or as education. 2. Motivation of participants lacked due to being uninformed about the length of time involved3. Effects of participating artists depend on the selection of the artist and choosing the most appropriate time to include them into the workshop.

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This study deals with "community planning education" at class of overall study of elementary school though the investigation in Yokohama City.It includes the following three contents;(1)implementation situation of "Community planning education",(2)analysis of study cases gathered by aquestionnaire,(3)situation support by administration. Now,each elementary school is making a characteristic "community planning education ",according to introduction of class of overall study. It is significant to make extensive acutivity, and to collaborate with an expert of community planning.

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This article studies the District Committee system in Sweden, one of intra-municipal decentralization systems, and tries to find lessons for the ongoing Japanese local government reform. City of Stockholm was taken as an example, and the background, characteristics, and actual operation of the system were analyzed.From the study, it turned out that the District Committee system was introduced in order to increase political activities at the district level after the municipal reform in 1950-70s, that reduced the number of municipali-ties from about 2,500 to 287. It also became clear that District Committees in Stockholm has an important role in planning process, by enhancing communication between district residents and the city, although they have officially been given little power.

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In this paper, risk-sharing rules for PFI projects are investigated based on the theoretical knowledge on the economics of contracts and the law. PFI contracts can be regarded as incomplete contracts and risks involved in the projects are classified into exogenous and endogenous risks. The paper presents the general principles designing the sharing rules of exogenous risks. The paper concludes by summarizing the remaining research issues to cope with endogenous risks, i.e. moral hazard and hold-up issues, involved in the wide range of PFI projects. The risk sharing rules for BOT and BTO schemes of the projects are investigated to characterize the contractual structure of each scheme.

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This paper discusses on present attainments and components of public-participation-based communal management (PPBCM) systems in residential areas, taking into consideration that they should be needed for promotion of communal activities. Through citing previous research documents and conducting field survey on the leading projects, the author finds that various types of PPBCM system have been widely introduced into housing projects since the middle of 1970s and they have planted their roots into the local communities under condition of organizing of the firm public-private-partnership (PPP) through long-term step-by-step process.

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