This paper discusses characteristics of residents' fear of crime in a high-rise apartment complex built in 1970s and provides　recommendations on how to improve its safety. To. accomplish this, the researchers administered a　questionnaire answered　by 275 households, conducted follow-up, in-depth interviews, performed pedestrian traffic surveys and a playground-use survey. Findings identified indoor stairs and garbage dumpster areas with low natural surveillance, dark and depressing pilotises and non-residential uses (such as machine rooms and community spaces on the first floor) as structural risk factors associated with fear of crime peculiar to high-rise apartments. Added or retrofitted structures such as multi-level parking lots and lack of maintenance evidenced by overgrown plants that created blind spots also were risk factors. But, natural surveillance by passersby through the site provided a sense of security for residents in some situations and playgrounds were considered the safest spaces by residents of the nearest apartments. The evidence leads us to suggest that apartment complexes should be planned, designed and/or retrofitted so that passerby traffic maximizes natural surveillance. Further, residents should be actively encouraged to take part in maintaining open spaces to revitalize old high-rise apartment complexes. This is one viable alternative to creating gated communities.

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The objective of this research is, to verify the relationships among the characteristics of apartment residents’attitudes toward daily life, activities and others depending on the presence/absence of their attitudes toward settling down in the urban area by conducting the questionnaire and interview surveys of apartment complex residents in the urban area of Ulaanbaatar, Mongolia, to determine whether they will settle down in the urban area (urban apartments), and to obtain the basic knowledge concerning the creation of living environments (urban apartments) based on the characteristics of the region. The results of the research are that the factors influencing the effects on the apartment residents’attitudes toward settling down in the urban area are (1) locational conditions, and physical conditions in living environments, (2) conditions of community with neighboring households, and (3) satisfaction with the nature (greenery, atmosphereand others) in living environments; there are many residents who don’t feel the advantages of cooperative living (cooperative activities, events and others) in living in the apartments but see the relationship among the residents as a problem; and it is important to establish methodology of community design to create diverse relationships among the residents through the participation and cooperation of the residents in creating living environments

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It is necessary for local governments to give a rational explanation to citizens when introducing regulations to limit private rights to perform the scene formation. The local government, however, only can describe the necessity of performing the scene formation, but cannot show its significance. Therefore, it is important to explain the objectivity to perform the radical scene formation. Thus, in this study, I quantify city area scenes in Kyoto and calculate the economic effect of the scene formation by estimating land prices function. In addition, I examined the scene maintenance policy that considers the economic effect of the scene formation, aiming at performing the radical scene formation.

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We clarified the following points about the community use of primary school facilities for local residents' community formation about case schools in Sydney and London. 1. We clarified rules and policies concerning community use for primary school facilities in NSW and the United Kingdom. 2.We extracted and arranged about the management reality of the use place, time, the user, and the charge, etc. about case schools. 3.We evaluated about how to secure pupils’safety for the case schools coming in and out of suspicious persons and the community use. For the evaluation, we considered from both sides on hard respects and soft based on the public safety of the surrounding areas.

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The purpose of this study is to clarify the apartment house management and community building process in local city. Especially, the problem seen from the resident in the apartment house is extracted. The main findings are as follows . 1) In the apartment house policy of Japan, the local city is not so considered. The apartment house guidance outline is only provided in seven cities in Fukushima Pref. 2) According to the questionnaire survey result in Fukushima City, the management commission is not based on the autonomy. Moreover, the apartment house resident is not intentionally forming the community. 3) From the case study in Fukushima City, The management union should acquire the autonomy from the improvement of the relation to the management company. And, it is necessary to promote the apartment house resident's participation in the community．

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A urban development project, "New town development project",has been ongoing in Seoul,Korea,the main reason for which is the balanced development of Gang-buk area and Gang-nam area. The project has relatively short term plan for the process to the construction phase. The object of the project is existing large urban area. Some area has been redeveloping by expropriation. The purpose of this study is to explore the process of consensus building between residents, developer, and administration.And clarify the issues on the process of consensus building based on the case study of Eun-pyong new town.

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Although the ″Toyama type″ small-scaleand multi-functional service has been evaluated as a form of effective services for the people with dementia, its effectiveness has not scientifically been examined in welfare studies and architectural planning. This paper attempts to analyze care activities for people with dementia in ″Takurosho″ （small-scale nursing home for the elderly), which adopts ″Toyama type″ small-scale and multi-functional service, and to examine its effectiveness and problems. Taking two homes of ″Takurosho″ in Saga Prefecture as case studies, this paper focuses on ways of communication and conversation between staff with intellectual disability, regular staff without any disability and client elderly users of two homes of ″Takurosho″ on the basis of the intensive behavior observation research. It concludes that various support from regular staff for staff with intellectual disability enables them to communicate with client elderly users.

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This study aims to find out the design of the rebuilding public housing that communication among neighbors is not lost easily. The survey was implemented at the Koori Danchi housing development. The main result that we obtained is as follows. 1) Their communication among neighbors has decreased though they increased the number of acquaintances than before. There are 12% senior citizens who feel that it is lonely. 2) It is guessed that the chance that the resident meets by chance having decreased is related to a decrease in their communication among neighbors.

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This study aims at examining the contents of the information and the roles of the experts on purchasing existing house in France to clarify implications for improving the dealing system of existing houses in Japan. The purchaser in France has enough information in purchasing an existing house, for example an efficiency assessment of the house, a statement of management and the repair cost. It is noted that French purchaser can get two types of information. One is the diagnostic report, of which the seller has the legal obligation to offer to the buyer. The other is the notary information that the notary hired by the buyer gives the purchaser. Those can prevent troubles in purchasing a house in France . In this regard, it is useful for Japan to establish a new dealing system of the existing house, which the seller offers the information inspected by the experts who are in neutral position

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Recently, although 'historic scenery preservation type urban renewal' is getting more and more common, the landscape value increment caused by renovation is not so much studied as in the ordinary urban and road development cases without historic scenery. This research investigates the landscape value in historic scenery renovation using Hedonic Approach. The study area involves two downtown renewal cases of Hikone City (Yumekyohashi Castle Road and Yonbanchou Square) . However the OLS (Ordinary Least Square) method that ordinary Hedonic Approach uses is pointed out that it has a fault of spatial auto-correlation problem, some new models which are get rid of this problem have been devised recently, in this study Spatial Autoregressive Error Model (SEM) is tried to apply to the same situation as OLS, getting better performance of goodness-of-fit index.

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It is the well-known method to analyze the land use transition using a Markov chain model. This approach would assume that the land use transition had specific rules obeying larkov property, and estimate its transition matrix from two historical data of the sample area. The general versatillity and high efficiency in terms of computional efforts is the strengh of that method . However ,that has problems that it is difficult to modelize and forecast micro and random transitions that have spatially hetrogeneous rules. In this paper I propose a new approach to modelize the random land use transition applying Hidden Markov Models(HMM), that contain the symbol sequences that can be observed and the unobservable states obeying Markov process. In this investigation, I verify the effectiveness of HMM for estimating land use transition , by comparison of the extrapolation efficiency from numerical sample data, assuming the land use data consists of various areas obeying spatially different transition rule, with the model based on a Markov chain model.

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The Balance Development Promotion Project was established in 2003 by Seoul city. It is a redevelopment project of area centre to improve built-up area in Seoul. This paper aims to examine achievements and limitations of the Balance Development Promotion Project through a case study of Hap-Jung area project. The main findings are as follows: 1) public sector only undertakes a role of designation of project area, but supports for implementation are not clear. 2) participation of inhabitants in planning process is insufficient and the needs of residents are not reflected adequately. In conclusion, strengthening of the role of public sector and supplement of planning system is necessary to promote this type of project.

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The purpose of this paper is to clarify the present status of participation and the related factors of partnership on the natural restoration under community development based on the results of questionnaire survey about consciousness of the NPOs and specialists. The results are as follows; 1) In the case of NPOs, the majority answered that they have not participated the project in its entry development stage. 2) The NPOs and specialists have clearly different images concerning the partnership. 3) In Evaluation of the public-private partnership for the project, the NPOs tend to place the importance on how the partnership could be achieved, while the specialists would be influenced more by the reason why the participation should be realized.

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To prevent a recurrence of the problem that a structural statement in the building is camouflaged, the government revised building code in 2007. The law to obligate funds securing by deposit or insurance to compensate for house wound to builder and real estate agent is enforced as the one. In this thesis, first of all, difference of attention level by deposit and insurance is taken up. It has been understood from the theoretical model that the entire attention level rises when depositing it. The premium of a major entrepreneur who selected the deposit in the market was forecast by condominium market price of Tokyo metropolitan area. The premium was observed by a major entrepreneur. However, it was not able to be specified the premium by funds' having been secured. It is guessed that the consumer finds the quality control the premium. To make the residential real estate market better, a necessary matter was examined by the deposit and insurance.

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The authors show results of empirical study on residents' involvement in community management activities in an aged huge scale housing complex, based on a questionnaire survey. We found that personal attributes, such as age, housing ownership and house type affect residents'. attitude toward involvement in community management activities. By applying conjoint analysis technique, we revealed that residents prefer payment of some amount of money to a community management organization to their involvement in activities of the community management organization. This empirical result indicates difficulties of residents' involvement in the activities of community management organizations.

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This paper describes a survey of resident's consideration to the agreement, the actual conditions of the outdoor environments and the agreement management in the residential area which the agreement management was early stage. These results show that residents understood and evaluated the agreement's rules, but they felt insecurity in observance and the management of the agreement in the future, because there were some houses which didn't follow the agreement and they had to expend their effort and money for the maintenance of green. These results indicated the problems that there are lacks of consideration to the management of agreement during the planning stage.

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Halting the decline in U.S. housing prices is often mentioned as the condition for resolving the financial crisis stemming from the American sub-prime shock. Since 2000, U.S. house prices have risen steeply and subsequently plummeted back down. In Japan, a similar kind of rise and fall in house prices was experienced from the mid-1980s through the 1990s. Accordingly, the purpose of this study is to compare the Japanese and U.S. housing markets and explore the similarities and differences between the two, especially focusing on "housing demand" and "the volume of housing sales". A notable problem in Japan is the fact that no index exists that enables us to capture fluctuations in house prices. The various real estate price indicators that we typically see, as typified by Public Land Prices, are based on appraisals, are not quality adjustment. We use the quality-adjustment house price index estimated by Shimizu and Watanabe (2009). Next, we will turn to a representative studies by Mankiw and Well (1989) and Wheaton and Lee (2009) analyzing U.S. house prices. Mankiw and Weil (1989) focused on demand-side, changes in U.S. population characteristics and forecasted future house prices. Wheaton and Lee (2009) focused on supply-side, changes in U.S. housing transactions and house prices. In this study, we will compare the relationship between changes in house price and changes in demand based on population characteristics and supply based on the volume of housing sales in Japan and the U.S.

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In 1995, the Great Hanshin-Awaji Earthquake caused building collapses and extensive damage to densely built-up area with old wooden housings and narrow streets in Kobe City. Thus, nowadays, it is necessary to improve the, 25,000 hectares, widespread built-up areas over our country for disaster mitigation. However, there is a tendency that the building stagnation occurs in the built-up areas, and the appropriate building control is essential. In this paper, we aim to analyze the building trends and examine the variations of the capability for disaster prevention by the actual condition of rebuilding in a densely built-up area in Kyoto City. Then, we propose a policy to the deregulation of building control, considering the building trends for disaster mitigation.

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Built environment which creates neighborhood acquaintance is one of the most important issues in housing complex design. In this paper, we focus on the dwelling unit access design and analyze the impacts of dwelling unit access design on neighborhood acquaintance. Dividing three types of dwelling unit access design; stairway type, gallery type, and tower type, we made interview surveys in two housing complexes. As a result; the stairway type generated the highest neighborhood acquaintance among these three types.

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I compared existing tree profit practical use in the rebuilding housing complex of Musashino Midoricho and resident awareness of the green bank with a Konohana housing complex and analyzed it and clarified a viewpoint of the green evaluation of the housing complex which utilized the existing tee profit of the resident and the qualitative maintenance and the action consciousness of the green bank. As a result, judge it that about 90% people "like" green after the rebuilding; the evaluation contents "Row of cherry blossoms" "richness "environment as the whole" of the green" many; there was more it with the green of the housing complex to write it than a place of residence in neighboring quantity of green and before now, and understood what felt. The recognition of the green bank was not high, but understood that the action evaluation of the green bank and evaluation of the save transplant of the existing tree of the housing complex of the concreteness, evaluation of the reuse of the felling tree, the intention of the continuation exceeded 90% with both housing complexes.

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This paper aims to study how revisions of land use planning should function in merged municipalities those who have mixed land use regulation, such as area division and non-area division or city planning area and non-city planning area. Five cases are taken from Ibaraki prefecture. Four of them have Divided-City Planning Area and Non-Area-Divided City Planning Area inside one administrative area after merger, and one has Divided-City Planning Area and Non City Planning Area. By interviews to officers and field investigations, each city has problems of decline in population, especially in rural area and would like to activate such areas. Therefore, each city is seeking a good balance between regulation and allowance of development. According to the results, it will be necessary to clarify "spread and concentration" of the city by using the land use system.

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The make up of the traditional city of Jeonju should be made up of a citizen-based town with tradition and modem culture coexisting in harmony. This is based off of the opinion of the young generation to raise interest and participation in the culture of the city. This is because the youth play a big role in the coexistence design of tradition and the present age of Jeonju City. A policy for culture and program for the youth of Jeonju in particular must be prepared. It is necessary to elaborate a plan that includes a policy for culture to make the project successful.

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The Soil Contamination Countermeasures Law is the Ministry of the Environment jurisdiction, and the law to protect the person healthily. However, the standard of the presence of the soil contamination in transactions in land is not requested to the standard of the restriction caught from the viewpoint of transactions in land. It is based on extremely severe soil environmental standards value. Therefore, the confusion of the real estate market is caused from beginning to end of one-sided criteria whether it is soil pollution ground. The thesis examines the element to achieve the fair trade at the buying and selling and letting and hiring of land.

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A group of private companies led by Toda Construction Company was selected as the joint research partner of "Renaissance Project" planned by UR (Urban Renaissance Agency) in 2008. In Renaissance Project, instead of the conventional "scrap and build" method, the existing housing complex in Mukogaoka 1, located in Sakai City, Osaka, is totally renovated and rejuvenated ("Danchi Saisei" in Japanese) through application of various challenging architectural technologies. In this paper, Toda and Osaka Gas introduce the basic plan and design concept in Mukogaoka 1, which was originally proposed by Toda group and improved by UR and Toda group. For instance, we reduce the floors of building from 5 to 3 in order to enhance the anti-seismic performance of the building. We also enrich the public space in the complex by retrofitting the original building shape in order to enhance communication and interaction among residents and to improve crime prevention performance. Various equipment and hardware including elevator, hot water supply system and heating system are added and replaced for reducing environmental impacts as well as for meeting needs of residentssuch as smaller family sizes and aging. (*) Toda group consists of Wakachiku Construction Comp any, Prof Suzuki, Kyoto Institute of Technology, Itsuro Hosida Space & urban Institute, Maitani Architects Studio, and Wada Structural Engineer Consultant.

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New attempts regarding supply of local public goods which is financed mostly by donation, are implemented by non-governmental organizations, and they are expected to satisfy various preferences such as those of local residents. These attempts and organizations have common problems of fund raising. In this thesis, the effect of so-called seed money in the voluntary supply of local public goods is testified through field experiments, from aspects, such as the promotion of the involvement of beneficiaries, and the increase of the amount of donations. Finally, policy implications regarding the voluntary supply of local public goods are introduced.

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A traditional Korean housing is a typical type which is contained life style, spatial organization and scape element of people who lived in Korea. In the Han-ok, people want to be live not only in human environment and traditional culture, but also modern urban housing as a high density. This article deals as follows: First,• Han-ok as urban housing would be composed in a housing lot, linear type layout, divide building, and cluster type. Second, Housing unit and configuration of Multi family housing can be used single story, second story, second story + single story, multi story and Han-ok roofing. Thirds, structure of the building are traditional wooden, combined one of steel and wood or concrete and wood, and the building system in exterior and interior can be separated into another system. Forth, Image of multi story Han-ok a last, consistency of Han-ok is not a repeat of an origin but application and creative aptitude of the origin, and multi family housing application of Han-ok can be a trial creative.

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