Yokohama has been one of Japan's most important international ports ever since it opened 137 years ago. Today, the city is using its convenient location in the Tokyo metropolitan area, its historical assets and its geographical advantages to aim for new commercial and cultural development. Minato Mirai 21, the heart of this new cosmopolitan business center, is taking a leading role as Yokohama proceeds toward the 21st century. The old port area of Yokohama contained several derelict buildings that were disused, underutilized, or were in need of extensive repair. It was also the siting of several industries that wanted to take advantage of the proximity of port facilities that Yokohama offered.
The resulting decision of the then Yokohama City government in 1965 to redevelop the entire area as the "Minato Mirai 21" set into motion the planning and redevelopment of the port region. The initiative was unique in that a public-private partnership was set up in the form of a corporation, the MM21 Corporation to coordinate the development of the area. It had a paid-up capital of Yen 1.1 billion (about US$ 10 million) It had the City of Yokohama, Kanagawa Prefecture, Housing and Urban Development Corporation, Japan Railway Construction Public Corporation, Japan National Railways Settlement Headquarters, Land owners, and Local business circles as shareholders in the corporation. Its activities included, solicitation of business facilities, overall planning and coordination, prevention of radio wave interference; coordination of public parks and recycling systems, coordination of on-site facilities, survey and research related to town planning, publicity and public relations etc. MM21, as it is popularly called, is designed as a comprehensive city center incorporating several industrial and port functions, entertainment and amusement functions, historical buildings and parks, convention and hotel facilities as well as office spaces. MM21 aims to be the center for information, culture, business/industry, and environment for the City of Yokohama. Its mixed-use development plan called for a day-time population of 190,000 and a night-time population of just 10,000. It covers a total area of 186 hectares. It includes redevelopment of existing land area, reclaiming land area from the sea, and construction and redevelopment of existing and additional port facilities. It also calls for an extensive integrated infrastructure network to be put in place that includes public and road transportation, underground service tunnels, district heating and cooling system, city refuse and sewage system etc.
This case study profiles the MM21 - firstly discussing the need for MM21 and the vision that went into its planning. It then provides a detailed account of how the actual development took place (as a historical measure). It highlights its unique points, and draws lessons in terms of the replicablility of similar projects in other regions.
Yokohama is situated on a peninsula facing the western coast of Tokyo Bay, and lies a mere 30 kilometers (18.6 miles) from Tokyo, the capital of Japan. Yokohama enjoys a relatively mild climate. In 1990, the average temperature was 16.6 degrees centigrade (62 degrees Fahrenheit), while the highest and lowest temperatures were 31.9 degrees centigrade (90 degrees Fahrenheit) and 1.3 degrees centigrade(34 degrees Fahrenheit) respectively. More than 3.27 million people live in Yokohama, qualifying it as Japan's second largest city. Its total production output is valued at � nine trillion ($72 billion), or � three million ($24,000) per capita.
The Yokohama port handles a very high volume of cargo. The average total number of oceangoing and domestic ships calling at Yokohama in any month in 1998, was 4,274 with a gross tonnage of 21.40 million tons.
With the opening of 24-hour container terminals, modernization, reduced costs, efficient management and simplification of port procedures/ logistics, the 'creation of a user-friendly port' also increased the volume of cargo and ships handled. Besides, the convenience of its location in close proximity to the metropolis of Tokyo, and locationing of many industries very close to the port, exasperated the situation.
The high growth period of post-war Japan (1950s to 70s) placed greater emphasis on export-oriented economic growth, with little realization of its long-term environmental consequences. Thus many industries were set up in the Yokohama area close to the port - with the objective of wanting to use its proximity to port facilities and ocean-going ships for trade and transport. It was only after the gradual shift of Japan's economy to the service sector, and its consequent abandonment of warehouses and other industrial structures, that the environmental effects of the high growth period began to be felt in the port area. Parallel to this development was also the demographic shifts of population, where Tokyo became a settlement of choice for many aspiring Japanese professionals due to its political, economic and cultural centrality. Thus the population of Tokyo grew very fast, along with Yokohama, putting great pressure on the land and its resources.
With more heavy industries moving to the port area, and the volume of cargo handled by port increasing, the environment around the port continued to deteriorate. It was in 1965 that the then City of Yokohama decided to redevelop the entire area. Several reasons lead to this decision:
MM21 set about to outline its aims and objectives within an overall project framework:
 Source: Yokohama City Planning Bureau MM21, as it is popularly called, is designed as a comprehensive city center incorporating several industrial and port functions, entertainment and amusement functions, historical buildings and parks, convention and hotel facilities as well as office spaces.
MM21 includes redevelopment of existing land area, reclaiming land area from the sea, and construction and redevelopment of existing and additional port facilities. It also calls for an extensive integrated infrastructure network to be put in place that includes public and road transportation, underground service tunnels, district heating and cooling system, city refuse and sewage system etc. About 80 percent of MM21's construction has now been completed.
After the basic plan was created, and necessary planning and development approval was obtained from the Japanese cabinet (due to the size of the project, and the financial commitments), the Yokohama City Government decided to set up a unique public-private corporation, called the "Minato Mirai Corporation" that was to oversee the construction and development of MM21. It had a paid-up capital of Yen 1.1 billion (about US$ 10 million) It had the City of Yokohama, Kanagawa Prefecture, Housing & Urban Development Corporation, Japan Railway Construction Public Corporation, Japan National Railways Settlement Headquarters, Land owners, and Local business circles as shareholders in the corporation. Its activities included solicitation of business facilities, overall planning and coordination, prevention of radio wave interference; coordination of public parks and recycling systems, coordination of on-site facilities, survey and research related to town planning, publicity and public relations etc.
The sharing of responsibilities between the MM21 Corp., the public sector (Yokohama city etc.) and private sector companies is an interesting and unique approach for Japan.
The MM21 area was subdivided into several blocks (more than ten), and partnerships entered into with private sector developers to develop each block. Projects to date have included international exchange areas, business facilities, Wholesale and other commercial facilities, cultural facilities, amusement, sports and recreation facilities, educational facilities, administrative facilities, port facilities, transportation facilities, medical facilities, utility and waste disposal facilities, and urban housing, besides other urban facilities.
Minato Mirai 21 has several features that are worth noting in its plan:
In closing, MM21 has set off to create a city with a strong 'international influence', by creating a multipurpose, multi-use area, covering business, commercial and cultural spaces. MM21 is also being projected as a showcase 'Information City' - combining industrial/academic research and development facilities with high-speed, high-capacity data networks.
It is also being sold with a 'human face' where people and nature can blend by taking advantage of the waterfront area and the MM21 Green Network, and also conserve existing historical buildings in the area.
The MM21 area and the Port of Yokohama have come a long way from the turn of the century. By extensive land reclamation, rezoning, and other improvements, it has managed to develop a system that contributes to a more attractive urban environment.
Actively partnering with the private sector to develop MM21, the City of Yokohama overcame its own limitations by banking on the business and technical skills and acumen of the private sector, while itself focussing on creating a favourable policy and legislative environment.
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