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The Comprehensive Bonus System improves the environment in urban area, by securing public open space, by promoting effective use of land by joint housing projects and encouraging larger scale housing development. If certain standards of site conditions and of public open space etc. are met, limits on floorarea ratio or height can be eased.
7. Comprehensive Bonus System
Kobe city earthquake rehabilitation type comprehensive bonus system:
This system, applied on April 13, 1995, relaxes the restrictions about area and increases the permitted bonus from that under the previous rules. It applies only when rebuilding damaged non-complying buildings. Ferroconcrete apartment houses, in particular, are accepted to deregulate within the former limits. It can be used only for reconstruction of buildings damaged by the earthquake, and when public open space conditions are met. As a special "rehabilitation" program, it was hoped that this system make it possible rebuild many ferroconcrete apartment buildings. The effect has been limited and, it is seems that there will be some apartment houses which cannot be rebuilt to the same size, if the present system has been carried out.
Kobe city inner type urban housing comprehensive bonus system:
Kobe City expanded the former "Kobe City Comprehensive Bonus System" and established the new "Inner Type Urban Housing Comprehensive Bonus System" on December 1, 1995.
This system relaxes some regulations, in comparison with the pre-earthquake regulations in the inner area. It is intended to promote much more housing supply and encourage joint housing rebuilding. Applicable areas are Nada ward, Chuou ward, Hyogo ward, Nagata ward and category 2 exclusive residential district, residential district, neighborhood commercial district, commercial district, and light industrial district in the prior reconstruction area. Contents of the deregulation are as follows: minimum site area is 500m2, instead ranging from up to 2000m2; the minimum rate of public open space, 36.7% instead of the former rate of 46.7% in accordance with plot ratio 60%; and the premium rate of floor, 1.75 times instead of 1.5 times. At the same time, the evaluation of public open space has been amplified and the parking requirement in apartment houses has been taken.
As the result of this expansion, it becomes possible to construct a building of 350% of floor space, though the former urban housing type comprehensive design accepted that the floor space rate was about 310%, as the standard plot ratio 60%, the standard floor space rate 200%, and the valid public open space rate 0.7.
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