軍用地返還跡地利用計画の変遷と合意形成過程からみる課題と特殊性
―那覇新都心地区土地区画整理事業を事例として―

抄録

 This study aims to clarify the particularity of Land Readjustment Project on the site of U.S. military in Okinawa by tracing the changes and discussions of Master Plan, Land readjustment Plan of the pre-returned area “Shintoshin”. “Shintoshin” is a newly and the biggest case in Okinawa. The methods are hearing to key persons and document analysis. The consequences are followings;
 1) Because landowners had high demand of income from own real estate, the Total Floor Area Ratio was pushed up higher than usual, and the Land Use Plan had been converted its concept into a new center district with a big commercial zone.
 2) Despite of high popularity in the real-estate market, the central area evaluated extremely low, it was around 70% lower than market price, by roadside land price assessment before Land Readjustment Project. To early success of land acquisition for public institution, the local government has to offer a reasonable price.