KINMOKUSEI INTERNATIONAL PROJECT027

Supporters Network for Community Development "Machizukuri"

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26) Proposal for planning system strategies, Misuga District

Ren-ei Hojo, Urban Planning Institute

K-11

Position of Misuga district

Display of district model at Nagata district hall
　The Misuga District was designated as a readjustment and redevelopment area (10ha) by the Land Readjustment Project, with its burnt areas being primary and the adjacent areas designated as "Priority Restoration Districts" (30ha). In the readjustment project district, Machizukuri Organizations were established in each of two blocks which were divided by a principal road (Nagata Line). Consultants proposed the following Machizukuri strategies for restoration in the Misuga District.

1) Relating to the basic idea of the future image of the town which can be shared at the local level:
a) not restoration but Machizukuri which people can agree upon, taking restoration into consideration. b) active Machizukuri aimed at life reconstruction. c)Machizukuri which promotes a fire-proof town, adopting the existing good points of the town.
2) Land Readjustment Projects and Housing Readjustment Projects should go hand in hand with project strategies. Also, as long as they can't include the readjustment of buildings, Land Readjustment Projects are not a strategy of Machizukuri because Land Readjustment Projects are a strategy for readjusting land plots and replotting only. Therefore it is necessary to introduce a project strategy which takes housing readjustment into consideration also.
　As land division in this district is based on blocks (one side is 100m), in the period when land was divided by readjusting arable land, one block is about 1 ha. There is the possibility to contribute to the reduction of sacrifices by property owners by consolidating as many small lots as possible into a joint housing project.
3) They chose two model zones (one along the principal road involving places whose floor-area ratio is 300% and the other is an ordinary zone whose floor-area ratio is 200%) and performed a rough survey of the architectural planning, made a projection including the number of units in joint housing projects, images of buildings, numbers of housing units which are secured and showed a small-scale model. The result is:

a) In the area along the principle road, the profitability of joint housing will increase by making a district which consolidates the two floor area ratios (300% and 200%) into one general site. b) However, in the area whose floor-area ratio is 200%, a floor-area ratio of 100 and some tens of percent is necessary to secure the number of houses for those who had lived there before the earthquake, and therefore, it is necessary to consolidate the site into one bigger than one half of the zone, 5000・. c)Thinking about a townscape, as intermediate high-rise buildings (5-6 stories) can secure a floor-area ratio of only 100 plus some tens of percent, high-rise buildings (12-13 stories) are necessary to obtain a ratio close to 200%. d) More consolidated joint housing projects can save the area devoted to roads. Consolidation of private roads contributes to the efficient use of public property and to the reduction of sacrifices demanded of property owners.

　It is necessary to establish a secure project strategy, realizing residents' needs by talking with small units of residents from now on.

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