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... buildable plot to them. To address these and other special cases, German procedurespermits alternative settlement through money, property outside the readjustment area, orsjoint ownership of a plot (=-=Larsson, 1993-=-, p. 37; Muller-Jokel, 2001, p. 3).s36sOther Relevant Lessons from Germany and JapansDespite its extensive use in both countries, clearly the process of land readjustment is fairlysdifferent in each. ...

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... and other publicsservices, build the required infrastructure wholly or partly adapt existing boundaries tosthe new plan. The new building sites are distributed according to area or value ofsinputs” (=-=Larsson, 1997-=-, p. 141).sAs described above, a land readjustment project is typically initiated when existing parcelslayout and ownership patterns are prohibitive to desirable development. A municipal planningsbody...

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...Germany, where land readjustment is customarily performed as part of a formal UrbansDevelopment Plan adopted by a local legislative body, landowner participation is effectivelysmandatory (Davy, 2007; =-=Muller-Jokel, 2004-=-). The process “is inaugurated by municipal ordersand without any stipulation of consent from landowners” (Larsson, 1993, p. 36). In essence,sextensive planning has already occurred to arrive at the a...

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...004). Initially, the tool was primarily used at the urbansfringe, to consolidate and reorganize unimproved land into building plots, but in the 1950’s theslaw was broadened to include developed land (=-=Seele, 1982-=-). In Japan, land readjustmentsplayed a pivotal role in that country’s urbanization throughout the 20th century and into thissone. The latest figures complied at the end of fiscal year 2009 show that,...

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...es are in direct conflict withsdevelopment goals – essentially creating a barrier to project implementation.sFigure 1: An example of parcel outlines before and after land readjustments(Source: Cities =-=Alliance, 1999-=--2009)sBy employing land readjustment as the assembly strategy, land can be more efficiently andsequitably re-parceled to suit the project. In addition, a portion will be retained by thesdevelopment e...

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...iety of socio-demographic trends. As bothsyounger and older generations abandon the suburbs to return to city living, demand for urbansland will increase, driving up prices (Dougherty & Whelan, 2012; =-=Dawid, 2012-=-). Increasingly,surban dwellers are choosing to live alone 4s–a phenomenon that demands transformedsresidential typologies and urban organization (Stern, 2012). Moreover, the recent housingscrisis has...

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...like Japan have successfully employed it in highly urbanized contexts forsboth small and large-scale redevelopment projects - to correct the “mis-use” of land, whensexisting uses are deemed obsolete (=-=Doebele, 2002-=-). In Europe, land readjustment often playssa fundamental role in the assemblage of fragmented land in order to accomplish a wide-rangesof projects with specific public purposes (Larsson, 1993). Incre...

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...oming decades due to a variety of socio-demographic trends. As bothsyounger and older generations abandon the suburbs to return to city living, demand for urbansland will increase, driving up prices (=-=Dougherty & Whelan, 2012-=-; Dawid, 2012). Increasingly,surban dwellers are choosing to live alone 4s–a phenomenon that demands transformedsresidential typologies and urban organization (Stern, 2012). Moreover, the recent housi...

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...h. 15sFor example, in Japan, a two-thirds “supermajority” of landownerssrepresenting two-thirds of the total land area is required for a privately initiated landsreadjustment project to move forward (=-=Hayashi, 1982-=-). On the other hand, publically initiatedsprojects may proceed without landowner consent at all, provided important planning goals aresat stake. Despite this level of free reign, this is basically ne...

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...der situation. The reverse is also true. As currentlyspracticed, the technique lacks any mechanism to compensate abutters for any eventualsnegative externalities that might be created by the project (=-=Hong, 2007-=-b, p. 185). While thesfailure of the land readjustment to deal with either problem may, in fact, be a shortcoming,sother land assembly strategies suffer the same problems. Therefore, the researchersco...

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... to be returned to them. This is a “heavy lift” from a planning perspective andsrequires a significant commitment of municipal resources in countries where landsreadjustment is practiced extensively (=-=Kishii, 2012-=-; Muller-Jokel & Sell, 2012).sFigure 2: Scheme of Basic Land Readjustment in Japans(Source: Japan International Cooperation Agency, 2007)sFurthermore, as much of the economic benefit from the new infr...

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...side of the globe, in Hong Kong, it’s beensapplied in a vertical manner for the redevelopment of existing, obsolete, residential towers intosnew towers built to the maximum allowable zoning envelope (=-=Li & Li, 2007-=-). In an entirelysdifferent context, land readjustment is currently being implemented in Chile, as part of thesreconstruction efforts following the 2010 earthquake (Hong & Brain, 2012).sThese examples...

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...engthy and contentious and requires skillful negotiation on the part of the implementingsagency both to persuade landowners to participate and to address their claims to thesgreatest extent possible (=-=Muller-Jokel, 2001-=-). Complicating factors in the process can be: thessize of the site, the number of owners involved, and the complexity of the future redevelopmentsproject.s3 | Calculation of Public Purpose LandsIntim...

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...d to them. This is a “heavy lift” from a planning perspective andsrequires a significant commitment of municipal resources in countries where landsreadjustment is practiced extensively (Kishii, 2012; =-=Muller-Jokel & Sell, 2012-=-).sFigure 2: Scheme of Basic Land Readjustment in Japans(Source: Japan International Cooperation Agency, 2007)sFurthermore, as much of the economic benefit from the new infrastructure and publicsfacil...

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...f voluntary landownersparticipation is necessary to ensure a smooth process. Therefore, regardless of the legalsminimum requirement, projects in many places strive to attain 100% landowner agreements(=-=Norbu, 2011-=-). Endeavoring to attain this level of agreement is, in and of itself, a trust-buildingsexercise that helps ensure the long-term success of land readjustment projects.s28sSummary Comparison TablesLand...

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...6 percent of all U.S. households consistsof people living alone and this is predominantly an urban phenomenon (Klinenberg, 2012).s16ssponsored by the federal government (SRA International Inc. & Vita =-=Nuova, 2011-=-; SmartsGrowth Renewal District, (n.d.)). These programs are valuable for their focus on issues relatedsto transit and brownfield redevelopment, but they have yet to incorporate comprehensive landsrea...

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...ving up prices (Dougherty & Whelan, 2012; Dawid, 2012). Increasingly,surban dwellers are choosing to live alone 4s–a phenomenon that demands transformedsresidential typologies and urban organization (=-=Stern, 2012-=-). Moreover, the recent housingscrisis has left many of today’s would-be-homebuyers wary and the long-term impact on thestenure choices of the next generation is, as of yet, unknown. Additionally, as ...