The authors surveyed the renewal process from 1989 to 96 in Taishido, the case study area which belongs to the first generation of the densely built-up residential environment improvement area (‘misshu’ improvement project area) in order to evaluate the performance of the rental housing renewal subsidies system from the viewpoint of stimulating the environmental improvement. They pointed the limited performance of the subsidies restricted by the rigid and high requirement on lot and unit size, concluding that the requirement level should be adjusted flexibly fit to the priority of the each project area.

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The City Planning Act has revised in 1992, and “Municipal Master plan” had established as a new institution. One of the most remarkable point of this Municipal Master plan is that it requires citizen participation during planning process. But in Japan, the concrete method of citizen participation is not established really. In Seattle, Washington, as the method of citizen participation, they empower the neighborhoods to making plan in Neighborhood Planning Program. The aim of this study is to make clear the system of officially adopting plans in the program through the view of security of representation to the neighborhood and coherence to the city wide comprehensive plan. As a result we pointed the following. There is some techniques to secure representative such as approval to the neighborhood organization by Neighborhood Planning Office and (2) Outreach Control. Also there is the techniques to secure coherence, such as (1) Plan approval by NPO,(2) Plan validation by administration,(3) Plan approval by City Council,(4) Education by Project Manager.

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Recently, rents of private tenaments are analyzed through multiple regression, but their variables and results vary widely. So, tenament rents in Tokyo Metropolitan Area are analized along twelve suburban railway routes respectively. To indicate commuting condition, dummy variables are introduced. While tenaments are small, the unit rent decreases inversely proportional to their size. But, when the sizes are greater, the correlation between unit rent and tenament size becomes unclear. To know the influences of housing size on rents, the keeping conditions of tenament owner must be analyzed.

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This paper estimates the effects of the Tenant Protection Law on floor space, fixed investment (toilet, bath, kitchen, porch, etc.) and depreciation costs. This law protects the tenant so extremely that the landlord has little incentive to supply a good quality house. Thus, we can expect that the law, while on the one hand tends to raise the marginal rent of floor space, but on the other hand tends to lower both fixed costs and depreciation costs. To prove this, we estimate the rent functions for both rental housings affected by the law-those rented to individuals-and those not affected-rented to corporations. We find those rental housings affected by the law tend to have a higher marginal rent of floor space than the one not affected, whereas fixed costs and depreciation costs are lower than the one not affected.

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Recently the household structure is changing rapidly; for example increase of aged person's household, rise of married age and so on. These changes may influence the housing demand structure. For example, the owned housing ratio of young age is decreasing rapidly and this change may be related to the change of household structure. The aim of this study is to analyze the relationship between the change of household structure and the change of housing demand structure.
As a result,(1) the change from lodging household to principal household increased the young single household,(2) the increase of the single household and the only couple household have decreased the owned housing ratio of young age,(3) the decrease of the young main earners who live in owned housing which their parents obtained have also decreased the owned housing ratio of young age,(4) the change of the household structure by age series is an important factor to the decrease of the owned housing ratio by age series.

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This paper aims to propose the planning policy to carry out the Special District for Restriction to Residential Use on Upper Floor, which was enforced in 1992. This regulation was designated during the 1996 Revision of Zoning Regulation in Tokyo Ward Area. The paper studies the cases in Araki-cho and Kita-shinjuku 4-chome, which are situated in the Shinjuku ward, as examples of the designated areas. It points out the effects and problems of the regulation, comparing with the actual land and building uses in these areas. To analyse the situations, it categorises the lands and buildings into four types, they are “out-of-regulation”, “legal”, “quasi-legal”, “unfitted-and-existed-building”, regarding the relation to the regulation.

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Caused by the rapid changes of life style, increase of motorization and rise of land price in urban central areas, it occurs the rapid suburbanization and decline of urban sprawl in local small cities. Based on the assumption of the unexistence of the severe urban sprawl in local small cities. This paper studies Izumo City as a case study of local small city, where there is no sufficient zoning regulation for suburban area. It points out the problem of suburbanization with the increase of location of roadside facilities along the main streets and disordered mixture of land use. It proposes the necessary planning instrument suitable for local small city.

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This study clarifies that the residents' evaluation on management at some types of detached houses areas with common space. There are three types of the common space classified such as “street type common space”, “parking type common space” and “garden type common space”. The residents give prefarable evaluation on “parking type common space”. The households with more frequent use of it indicates higher evaluation. Although, the evaluation depends on method of management of the common space, longer burden of managing it, makes the evaluation be lower.

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This paper deals with the social attitudes ofinhabitants toward P.O.S.(public open spaces) installed under Comprehensive Design System in Yokohama city like the Part.1, and examines subjective concerning about P.O.S. attached to apartment houses built in the residential zone in land use zoning under the new social survey.
We carried out the new social survey at four apartment houses, and researched into six attitudes (1.the chance to know P.O.S., 2.the way of using P.O.S., 3.the cognition ofmeaning of P.O.S. system, 4. the evaluation of present conditions of P.O.S., 5. yes or no ofinstalling P.O.S. system, 6. the evaluation ofresidential environment) relate to P.O.S. system and attributes. The interview data of 105 inhabitants lived in apartment houses and 298 inhabitants lived around the houses were collected.
The results showed that the apartment inhabitants were different from the around in the connection between the six attitudes. The connection between them of the around had very strong ties, but that of the apartment was thin. The new intervention in the maintenance of P.O.S., the fullness of sign boards and the limit of height may be keys to lead to more practical use of P.O.S. for both inhabitants.

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This paper deals with the direction to arrange open space in densely built-up residential areas according to the idea that “open space network” is effective especially for evacuation in emergency.
The questionnaire survey, which is done in December 1996 to grasp the present condition, tells that residents are satisfied with comfortable living environment provided by their sectional pocket park, but not with the amount.Also the result tells that fire protections might not work well owing to some reasons.
For more available use both in dailylife and in emergency case, the planning for “open space network”, including connection with town center and school, is necessary to improve sectional disaster prevention.

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The improvement of the street system in densely built-up areas is one of the most important treatments for urban improvement. This paper deals with three case study districts in Tokyo, where advanced improvement tasks for the improvement of collective streets are carried out. Based on the survey of the housing reconstruction process along the improved streets and the demographic change of each case study district, the effects and performances of the street improvements are pointed out. Planning instruments for the built-up areas in combination with improvement of collective streets and guidance of building activity are proposed.

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Two and half years over since the Great Hanshin-Awaji Earthquake. This paper aims to make clear the reconstruction process of condominiums. We researched 232 condominiums. 112 condominiums take the course of reconstruction and 101 condominiums take the course of repairs. 70% of condominiums in reconstruction course are the stage of beginning work. Almost condominiums in repair course finished those repairs. There are some problems, for example, money matters and comunication matters, in the process of reconstruction. Home-owners are ofdifferent opinions on the directions of reconstruction. So, they need advices of specialists, consultants, lawyers and planners.

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Objective: A number of houses were destroyed by the Great Hanshin/Awaji Earthquake.This series studies has been undertaken to examine whether or not imported houses can serve as a useful alternative when people whose houses were damaged by the earthquake reconstruct their residences. This paper will refer to recent trends concerning importing houses to Japan and describe the imported house market in this country.
Method: House import trends were analyzed by reviewing 44 related reports in the literature. the current imported house market was targeted for the survey.40 out of 155 questionnaire distributed to the enterprises in 1996 were responded to;a percentage of 25.8.
Results: 1.Many of the papers dealt with the background of house inportation, focusing on the profits produced by the Yen's appreciation against the US dollar. 2.Most of the enterprises surveyed were medium-to small-sized companies in the Kanto and Kinki districts. etc.

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In order to attain what we call barrier free life, it is also essential to keep comfortable and moderate temperature and humidity all the time. We face such problems as of being polluted air inside a house because of insufficient ventilation, worrying of extra cost, however.
Today I should like to state my own perspection towards future housing, in the light of transition of interior material and background of problems about healthy housing nowadays.

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The number of “Silver Housing (SH)” has rapidly increased since our first report on Sil (Kikuzawa et al., 1995), amouting to 172 SH complexes with 4109 households in the end of March 1997. In Osaka Prefecture, two SH complexes were idded to the previous two complexes which we studied in the previous report.
This paper examines the situation of SH based on our investigation of residents in the above four SH complexes. The results are as follows:
(1) The poor health conditions of the residents in two older SHs have become worse.
(2) The job style of LSA has strong influence on the residents'satisfaction of living in SH.
(3) More than eighty percent of the residents have some acquaintances in the same SH complexes, although they tend to limit their communications to exchange of salute.

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The number of Silver Housing (SH) has rapidly increased since our first report on SH (kikuzawa et al. URBAN HOUSING SCIENCES No.11, 1995). In the end of March 1997, 4109 households reside in 172 SH complexes. Accordingly, administration systems and the job styles of LSA have become significantly diversified. This article examines job conditions drawn from previous studies hold after the change. The result are as follows: (1) The number of LSAs feeling, “The job is difficult” is strongly related negatively with their experience of training for “Life Support Service”. (2) The job style of LSA is strongly correlated with their feeling, “It is worth working as an LSA”. (3) The conclusions drawn from the previous reports were mostly verified even after the change.

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This paper is to introduce two kinds of studies on how to activate community activities in the HUD Corp. rented housing estate.The first, is the interim report of a new type of 6 community facilities called “Meeting Room”, which is equipped, and located on every 5 floors, in a 33 story high-rise rented housing deveropment, in addition to ordinary meeting rooms for common use. Each Room has specific characteristics such as a sound insulated Room for musical activities, Room for parties, Room for children's use, Room for Japanese cultural activities and etc. We conducted a practical study by requesting the residents to actually use these Rooms. The second one is a study on how to establish the Japanese style of “Collective Housing” in rental flats which is aimed of intensifying common activities in housing estates by sharing cooking, dining, hobby activities. Such a living style became popular in North European countries and it was found that there is a need for such a new type of community activities in Japan through these studies; but it would be necessary to allocate some personnel to facilitate those community activities, especially in the early stages of habitation.

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This paper aims to make clear the relations between parents and the grown-up children, and their housing needs in Aging Society through the case study method. The data for the analysis is gathered from the interviews with twenty two persons who have been lived in Senri New Town. The results are as follows; 1) They communicate moderately, but someone can not hope to get care support of kinship, whose children live so far from them for working. 2) They are struggling to aging problems independently. 3) To support themselves, they need the various choices which are supplied by goverment and private sector. Thus, to meet their needs is the next housing problem to be materialize the symbiosis of different generation.

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Since 1991, Russian housing policy have been confused because of Russian democratization. Most of public housing enterprise in Russia have many housing problems. This year, Russian housing policies have been changed so that the institutions of beneficiary charge will be started. These institutions of beneficiary charge are; for example, tenants have to pay house rent under 16% of the householder's income in 1997, have to pay the provisions for repairs, and Federal Government established Housing Standard.

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The purpose of this paper is to identify the patterns of proposed images of mixed land use area and the goals that those proposed images try to achieve in the future. The paper is a case study that deals with the proposed image based on master plans in the central wards of Tokyo.
The findings are as follows:
1. Composition of land use,(dwelling, commerce, business, and industry), is different in each proposed image of mixed land use area, but the images are categorized into five.
2. Overall proposed images in mixed land use area have a goal that each composjtion of land use coexists and each of proposed images will be realized with various methods.

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Now, reduction of population and aging of population composition are advancing in the central districts of local cities. This is the main factor of a decline of the central districts. Moreover, population recovery of the central districts is needed from the viewpoint of desirable city structure.
Although housing supply of a certain amount of quantity is performed, it is the actual condition that population reduction continues.
By analyzing supply and demand of residences that are supplied examines the guidance policy for desirable housing supply in the central districts of local cities.

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We have examined a method for mixed land use of residence and commerce inner area which middle sized city, Hachioji city. At first, we have analyzed the trend of resident population and housing stock inner area Hachioji, between 1975 and 1995, and the change of commerce in the same area, between 1979 and 1994. And then, as case study, we examined change of land use in Hachiman-cho, between 1977 and 1997. As the result, we can find out that decline of commerce and increasing of highrise apartment house in Hachiman-cho. This change brought out decline the quality of residential environment. We suggest, mixed land use commerce and residence to promote quality of the residential environment inner area.

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The purpose of this study is to consider the use of residential unit by the Urban Housing Comprehensive Design System. The methodology of this study based on the name plate survey of the each unit in Minato Ward, Tokyo.
From the analysis, we have found that 5 per-cent of the units were used as the non-habitable use, however, the percentage could be increased because of a large number of houses without name plates. Also, it could be said that many conversions to the office could be seen especially areas within the Yamanote-Line. The rate of the unit with residents was not so high, therefore, the system did not work well for the increase of the residents.

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In Kyoto, there are following problems in the relationship with the existing Building Regulation Standards. 1) It is difficult to rebuild the old houses in a blind alley. 2) For the purpose of urban disaster prevention, the regulation on wooden houses is becoming tightened up. 3) The urban space supposed by the Building Regulaion Standards and the traditional view in cities are obviously defferent. 4) Because of many illigal buildings, safety measures against housing stock is insufficient.
This paper makes the existence of peculiar problems in Kyoto on building standards clear and suggests building and land control 'system which suits the pecurialities in Kyoto.

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MOUSHIDE-KANCHI means a replotting which reflects owners' wishes of land use, and it was adopted to Kohoku New Town land readjustment as the earliest case in Japan. So, this paper attempts to analyse how it tried to reflect owners' wishes by studying about Kohoku New Town development.
MOUSHIDE-KANCHI was drawn up in the process of development. Therefore, this paper analyses the process by records and hearings from developpers and owners. As a result, it becomes clear that MOUSHIDE-KANCHI was able to cope flexibly with a reconstruction of owners' lives or a problem of inequality among owners.

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This paper looks at the issue of the current extensive stocks of unused school rooms in Japan. We have some case studies of four cities; Uji in Kyoto, Kawagoe in Saitama, Chofu and Machida in Tokyo.
This paper has two purposes; the one is to document the change from installing new local public facilities to New uses, the other is to examine the logic of autonomies in New uses.

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Along with the deterioration of a built environment for living, the number of permanent residents in down town has been rapidly declining, in particular for the last decade. Who continue to live hereafter in down town? This paper examines this question based mainly on the result of a questionnaire survey conducted in 1993 in Osaka. It points out the followings: 1) People setting a high value on the urban convenience tends to move out. 2) Though the length of habitation is an important variable for the settlement, its effect is different between different types of a household. 3) Among six types examined here, a household composed by a couple with children is most sensitive to the deterioration of living conditions and most reluctant to settle down.

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The purpose of this paper is to clarify how to give an effect to the living of the inhabitants of Imported Housing Villages, from the viewpoint of their opened streets, especially barrier-freed front yard. The results of research are as follows:
1. The opened front yard without gate and tall fence grows up “the consciousness of common community” at private and public buffer zone.
2. The opened front yard lets inhabitants arouse the relation of “see vs. seen”, and lets their living give stimuli such as house decoration, lawn trimming and play of children.
3. The opened front yard conserves living environments, activates communication between neighbors and builds up the community of good quality.

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