1. Result
Result: Open issues to verify
The site has 5.5 m of frontage on a narrow road, but with a hotel area of 850 m² Tokyo's ordinance normally (hidden in this sample)
In stage 2 we will put these three questions to the architect and the building department.
- Does the frontage reach 6 (hidden in this sample)
- If not, does the (hidden in this sample)
- Does the floor plan (hidden in this sample)
| Ready for architect review | Ready to move to an architect's review |
| Open issues to verify | Open issues remain to be verified |
| Confirmed blocker | A blocker is confirmed with evidence |
2. Property facts
A whole office building is to be converted into a hotel.
| Item | Fact | Source and date |
|---|---|---|
| Location and authorities | A ward in Tokyo (fictional). (hidden in this sample) | — |
| Current use, planned use, operation | Office → hotel (ryokan/hotel (hidden in this sample) | Clien(hidden in this sample) |
| Zoning and district rules | Commercial zone, fire-prevention (hidden in this sample) | Ward zoning (hidden in this sample) |
| Site area, gross floor area, area changing use | 380 m², 850 (hidden in this sample) | Building (hidden in this sample) |
| Planned rooms | 24 rooms (6 per floor on (hidden in this sample) | Client's (hidden in this sample) |
| Storeys and height | 5 above ground, no (hidden in this sample) | Confirm(hidden in this sample) |
| Structure and fire resistance | Reinforced concrete, built 1991 (hidden in this sample) | Confirm(hidden in this sample) |
| Confirmation and completion certificates | Both exist (1991). Seller (hidden in this sample) | Copies from (hidden in this sample) |
| Stairs, lift, parking | One interior (hidden in this sample) | Confirmation(hidden in this sample) |
| Road type, width, frontage | Article 42-2 road, (hidden in this sample) | Ward (hidden in this sample) |
| Floor-area ratio | 224% used. Cap (hidden in this sample) | Area table (hidden in this sample) |
| Occupancy | Fully (hidden in this sample) | Listi(hidden in this sample) |
3. Five-minute check (seven gates)
Three of the seven gates are open and none is a blocker. The open items concentrate on roads, frontage and stairs.
| Gate | Result | Fact → meaning → next check |
|---|---|---|
| 1 Scope | Ready for architect review | Tokyo, 5 storeys, 850 m² whole building changing use to (hidden in this sample) |
| 2 Zoning | Ready for architect review | Commercial zone, where hotels and (hidden in this sample) |
| 3 Educational districts and local rules | Ready for architect review | The zoning map shows no educational district, special-use (hidden in this sample) |
| 4 Roads and flag lots | Open issues to verify | Designated-road map shows an Article 42-2 road, current width 3.8 m. Because it is under 4 (hidden in this sample) |
| 5 Tokyo's required frontage | Open issues to verify | For a hotel area of 850 m², Article 10-3 of the ordinance requires 6 m in principle. The whole (hidden in this sample) |
| 6 Documents, fire resistance, floor-area ratio | Ready for architect review | Confirmation and completion certificates exist. Drawings state fire-resistant building. As the (hidden in this sample) |
| 7 Egress, fire service, inn licence | Open issues to verify | One interior staircase. Whether a second is required depends on the guest-room and total room area per (hidden in this sample) |
4. What stage 2 must confirm
For the three open gates, stage 2 confirms the following. The answers largely decide whether the result rises to architect-ready or settles as a blocker.
| Gate | What to confirm | With whom |
|---|---|---|
| 4 Roads and flag lots | The centre line and deemed (hidden in this sample) | Architect (hidden in this sample) |
| 5 Tokyo's required frontage | Whether frontage reaches 6 m after the (hidden in this sample) | Architect(hidden in this sample) |
| 7 Egress, fire service, inn licence | Whether the floor plan needs a second (hidden in this sample) | Arc(hidden in this sample) |
Stage 2 also checks the whole building against 37 items.
5. Indicative cost and timing
No renovation cost can be given a range yet. The architect will estimate in stage 2.
- Fire equipment (alarms, exit lighting), (hidden in this sample)
- Construction cost if a second (hidden in this sample)
- Business viability: depending on the frontage and (hidden in this sample)
Stage 2 (37-item check, architect's survey, pre-consultations, site visit) costs JPY 129,800 (excl. tax, in advance). Delivery depends on when the authorities can take the pre-consultation; we aim for the earliest date, typically one week to one month.
6. Disclaimer
- “Ready for architect review” means the case is worth taking to an architect. It does not guarantee compliance or a licence
- A blocker is given only when confirmed by official documents, an official's answer or an expert opinion
- The report is based on the documents and public records available at the time. Later changes to law, ordinances or practice are not reflected
- Whether a licence is granted is decided by the authorities when the application is reviewed
- Costs and timing are indicative, not quotations
- English and Chinese versions are reference translations; the Japanese version is authoritative
- Legal advice and the preparation of licence applications are not included