Category: Land Use Zones

6/11/2020

About Regulations at the time of Construction

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Continuing from yesterday, we will explain the building coverage ratio and floor area ratio in the Building Standards Act. This rule explains how large a building can be built for the size of the land. Also, the size of a building that can be built will change depending on how the land exists in the area.

Floor-area Ratio and Building Coverage Ratio Regulations in Land Use Zones

Category of Land Use Zone	Maximum floor-area ratios（％）	Maximum building coverage ratios（％）
Category I exclusively low-rise residential zone	50 60 80 100 150 200	30 40 50 60
Category II exclusively low-rise residential zone	50 60 80 100 150 200	30 40 50 60
Category I mid/high-rise oriented residential zone	100 150 200 300 400 500	30 40 50 60
Category II mid/high-rise oriented residential zone	100 150 200 300 400 500	30 40 50 60
Category I residential zone	100 150 200 300 400 500	50 60 80
Category II residential zone	100 150 200 300 400 500	50 60 80
Quasi-residential zone	100 150 200 300 400 500	50 60 80
Rural residential zone	50 60 80 100 150 200	30 40 50 60
Neighborhood commercial zone	100 150 200 300 400 500	60 80
Commercial zone	200 300 400 500 600 700 800 900 1000 1100 1200 1300	80
Quasi-industrial zone	100 150 200 300 400 500	50 60 80
Industrial zone	100 150 200 300 400	50 60
Exclusively industrial zone	100 150 200 300 400	30 40 50 60

There are also regulations for roads and neighboring areas as follows.

Restrictions on Building Shape in Land Use Zones
【Slant plane Restrictions】
The restrictions limit building heights in proportion to the distance from the other side of the boundaries of the roads they face, or from the adjacent site boundaries. It ensures adequate space for light and ventilation between buildings or on roads.
＊This Slant Plane Restrictions do not apply to buildings which can secure levels of lighting and ventilation equivalent to or higher than those under this restriction.

【Restriction on floor-area ratio according to the width of the adjoining road】
The maximum floor-area ratio of a building site which has a road in front less than １２m wide, shall not exceed the value obtained by multiplying the width of the road in meters by a certain ratio (for residential Land Use Zones, this ratio is 0.4*, for other zones, it is 0.6* ).
* A factor of 0.6 for residential Land Use Zones and 0.4 or 0.8 for other Land Use Zones can be adopted in those zones where such factors are designated by the local government building authority with the approval of the City Planning Council.

【Shadow Restrictions】
These limit the height of buildings so as to ensure sufficient sunlight in residential Land Use Zones, etc. The minimum number of hours per day that the shadows of building sites fall outside the area are specified by bylaws of the local governments according to the Building Standard Law.

The above are the main points to keep in mind when constructing a new building. Therefore, while confirming the details with the architect, the maximum floor area, building height, angle, etc. will be decided.

6/10/2020

Land Use Zones

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Today, we will explain what kind of building can be constructed or operated in which area under the Building Standards Act. First, below are the details for each of the important restricted areas.
Thirteen categories of Land Use Zone provide a pattern for land-use zoning in each type of urban area. These can be generally categorized into residential, commercial and industrial uses. Each Land Use Zone has specifications concerning the uses of buildings which can be constructed in the zone.

Land Use Zones

Category I exclusively low-rise residential zone

This zone is designated for low rise residential buildings. The permitted buildings include residential buildings which are also used as small shops or offices and elementary/junior high school buildings.

Category II exclusively low-rise residential zone

This zone is mainly designated for low rise residential buildings. In addition to elementary/ junior high school buildings, certain types of shop buildings with a floor area of up to 150m 2 are permitted.

Category I mid/high-rise oriented residential zone

This zone is designated for medium to high residential buildings. In addition to hospital and university buildings, certain types of shop buildings with a floor area of up to 500m 2 are permitted.

Category II mid/high-rise oriented residential zone

This zone is designated to protect the residential environment. The permitted buildings include shops, offices and hotel buildings with a floor area of up to 3,000m 2 .

Category I residential zone

This zone is designated to protect the residential environment. The permitted buildings include shops, offices and hotel buildings with a floor area of up to 3,000m 2 .

Category II residential zone

This zone is designated to mainly protect the residential environment. The permitted buildings include shops, offices and hotel buildings as well as buildings with karaoke box.

Quasi-residential zone

This zone is designated to allow the introduction of vehicle-related facilities along roads while protecting the residential environment in harmony with such facilities.

Rural residential zone

This zoning is designed to protect the environment of low rise residential buildings in harmony with agriculture. In addition to buildings, direct sales places for agricultural products will be built.

Neighborhood commercial zone

This zone is designated to provide daily shopping facilities for the neighbourhood residents. In addition to residential and shop buildings, small factory buildings are permitted.

Commercial zone

Banks, cinemas, restaurants and department stores are constructed in this zone. Residential buildings and small factory buildings are also permitted.

Quasi-industrial zone

This zone is mainly occupied by light industrial facilities and service facilities. Almost all types of factories are permitted excepting those which are considered to considerably worsen the environment.

Industrial zone

Any type of factory can be built in this zone. While residential and shop buildings can be constructed, school, hospital and hotel buildings are not permitted.

Exclusively industrial zone

This zone is designated for factories. While all types of factory buildings are permitted, residential, shop, school, hospital and hotel buildings cannot be constructed.

Special Land Use District
A Special Land Use District is designated as a supplement to the land-use regulations on the Land Use Zone. It is
designated within a Land Use Zone aiming at specific purposes, such as achieving more effective land use or a more pleasant environment. Regulations under Land Use Zone are applied uniformly nationwide. However, in the Special Land Use District, Land Use Zone regulations can be modified by municipal bylaw. In correspondence with the local characteristics, each municipality can stipulate the strengthening or relaxation of Land Use Zone regulations.

Land Use Zone and Building Regulation
Land Use Zone controls volume, height of buildings as well as use of them under provisions of the Building Standard Law. These regulations are designed to prevent a mixture of buildings used for different purposes in one area, and to ensure the suitable environment for the specified type of land use.
Control of Building Use by Land Use Zones

Next time, we will explain the building coverage ratio and floor area ratio.

About Regulations at the time of Construction

Land Use Zones

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