架构师提供的文本描述。在日本，建筑物的使用寿命很短，它们往往在30至40年后被拆除和重建。然而，最近出现了扩大市场的运动，不仅是新建的，还包括优质的二手房，并延长此类住宅的使用寿命。以前拥有的共管公寓楼有以下优点：1)价格便宜，2)楼价低于新建，3)管理、维护和居民的条件已经知道。至于资产价值，位于城市中心附近、便利和良好的邻里环境的房产的价格往往不会下降。此外，与待售的单位不同，装修允许布局和内部完成与个人品味相匹配。

Text description provided by the architects. In Japan, the lifetime of buildings is very short; they often get scrapped and rebuilt after 30 to 40 years. Recently, however, there are movements to enlarge the market for not only newly built, but also quality pre-owned condominiums, and to extend the lifetime of such residential buildings. Previously owned condominium residences have the following advantages: 1) Prices are less expensive, 2) Prices depreciate less than new construction, and 3) Conditions of the management, maintenance and residents are already known. As for asset value, prices tend not to drop for properties located in proximity to a city center with conveniences and in a good neighborhood environment. In addition, unlike units ready for sale, renovation allows a layout and interior finish to match personal tastes.

 © KEY OPERATION INC. / ARCHITECTS + ReBITA Inc.

(C)KEY操作公司/建筑师ReBITA公司

然而，对私人购买的旧公寓单元的翻新仅限于专有空间。对于一个单一的业主来说，要亲自为整个建筑安排地震加固工程是不可能的，即使对于一个近30年的楼龄来说也是如此。这样的翻新工程必须由一个代表全体居民的委员会来处理。

However, renovation for a pre-owned condominium unit purchased privately extends only to the proprietary space. It is impossible for a single owner to order work like seismic reinforcements personally for an entire building, even if so desired for a nearly 30-year old property. Such renovation work must be handled by a committee representing all of the residents.

 © KEY OPERATION INC. / ARCHITECTS + ReBITA Inc.

(C)KEY操作公司/建筑师ReBITA公司

ReBITA公司的全面改造采取了一种独特的方式，即购买一整栋以前作为公寓楼或出租公寓的多个住宅单元，然后翻新、更新设施，在所有权空间内完成地震加固等重建工作，这是个人业主甚至共管委员会难以实施的，然后出售单独的共管公寓单元。有了这个系统，所有的专有空间都可以被剥离成结构混凝土。因此，对所有专有空间进行抗震加固工作是可能的，这对于一个已入伙的财产来说将是相当困难的。

The comprehensive building renovation by ReBITA takes a unique approach by purchasing an entire building of multiple dwelling units previously occupied as corporate housing or rental apartments, then refurbishing, updating the facilities, completing reconstruction like seismic reinforcements within the proprietary space, which individual owners and even the condominium committee find hard to implement, and then selling the individual condominium units. With this system, all proprietary space can be stripped down to structural concrete. It is therefore possible to implement seismic reinforcement work to all proprietary space, which would be quite difficult for a property with occupancy.

 © KEY OPERATION INC. / ARCHITECTS + ReBITA Inc.

(C)KEY操作公司/建筑师ReBITA公司

利用时代优势的革新

Renovation that Takes Advantage of Age

之前，ReBITA已经以ReNOA系列的名称销售了全面的建筑翻新产品。与之相比，这一次的ReNOA Motosumiyoshi的目标在很大程度上是不同的。在以前的RENOA系列中，旧式共管公寓楼进行了改造，看上去更接近新的建筑，但是这个RENOA接受了一种设计，它积极地重视现有的条件，并采取了大踏步的老化来提供质量。

ReBITA has sold comprehensive building renovations under the ReNOA series name previously. Compared to those, the aim for ReNOA Motosumiyoshi this time was different to a large degree. In the previous ReNOA series, old-style condominium buildings were revamped to look close to new construction, but this ReNOA received a design that valued the existing conditions positively and took aging in stride to offer quality.

 © KEY OPERATION INC. / ARCHITECTS + ReBITA Inc.

(C)KEY操作公司/建筑师ReBITA公司

例如，彩色钢板作为外观的一部分，不仅是为了提高耐久性，而且还允许优雅的老化与选定的颜色和纹理。在此背景下，对立面材料进行了仔细的研究。第一项建议是一幅像大正时代铜镶板肯奇库(Kanban Kenchiku)那样的图像，它使用绿铜片进行钻石形状的熔覆。在此基础上，提出了一种较软的设计方案，尽量减少不良影响，并采用了立式焊缝熔覆层。这种颜色是通过观察样品和渲染不仅绿色，而且勃艮第，黑色和其他颜色来研究的。勃艮第色的钢板最终被选中，并在入口大厅、主楼梯井和街道侧立面上镶上了镶板，以创造出一种体现年代久远的氛围的外观。

For instance, colored sheet steel was used as part of the facade, not only to improve durability, but also to allow graceful aging with the selected color and texture. In this context, material for the facade was studied carefully. The first proposal was an image like Taisho-era copper-paneled kanban kenchiku that used green sheet copper for diamond-shaped cladding. Subsequently, a softer design with minimal adverse impression was created, and standing seam cladding was adopted. The color was studied by looking at samples and by rendering not only green, but burgundy, black and other colors. Burgundy-colored sheet steel was ultimately selected and paneled on the entrance hall, the main stairwell, and the street-side facade to create an appearance that embodied an aged ambience.

 © KEY OPERATION INC. / ARCHITECTS + ReBITA Inc.

(C)KEY操作公司/建筑师ReBITA公司

入口和花园沿斜坡形成一个社区

Entrance and Garden along Sloped Ramp Form a Community

这座大楼以前提供公司住房，设计时直接进入紧急楼梯旁边的电梯，没有进入大楼的入口大厅。然而，作为共管公寓楼，入口处被认为是必要的，因此增加了适当的安全功能。由于入口处对整个共管公寓楼起着重要的社区中心作用，因此也建立了一个社区房。书架安装在这里，让居民可以捐赠未使用的书籍，并分享它们，作为鼓励交流的一种手段。这间公共房间有一扇大窗户，面向入口处。因此，虽然入口处有一个安全锁，但布局考虑到建筑物对居民以外的人开放，并与社区融为一体。

This building previously provided corporate housing and was designed with direct access to the elevator adjacent to the emergency staircase, and there was no entrance hall to the building. As a condominium building, however, an entrance hall was considered necessary, and thus added with proper security features. A community room was also created, since the entrance took on an important role of community focus to the whole condominium building. Bookshelves were installed here, so that residents could donate unused books and share them as a means to encourage communication. This common room has a large window facing the outside of the entrance. Thus, although the entrance has a security lock, the layout considered the building open in a way to people other than the residents and blending in with the neighborhood.

 © KEY OPERATION INC. / ARCHITECTS + ReBITA Inc.

(C)KEY操作公司/建筑师ReBITA公司

由于入口地面层与电梯着陆层之间约有一米高，因此有必要为婴儿车和轮椅建立一个斜坡，供其进入电梯。因为坡道需要相对较大的足迹，所以在旁边创建了一个花园，以种植像草药这样的植物。入口也变得开放了，有一条小路上了坡道，经过了电梯，然后从楼梯上退到了门厅。最后，在入口处的屋顶上建造了一个屋顶花园作为公共空间，允许居民种植蔬菜和植物。

Since there was a rise of about one meter between the entrance ground level and the landing level of the elevator, it was necessary to create a sloped ramp for baby buggies and wheelchairs to access to the elevator. Because the ramp required a relatively large footprint, a garden was created alongside to grow plants like herbs. The entrance also gained openness with a path going up the ramp, past the elevator, and back down the stairs to the entrance hall. Finally, a roof garden was built as common space on the roof of the entrance structure, and permits residents to grow vegetables and plants.

 covers plan

覆盖计划

新方法和未来挑战

New Approaches and Future Challenges

这一改造还涉及到节能问题。太阳能电池首次安装在整个共管公寓楼的屋顶上，这是日本一栋翻新的共管公寓楼，为公用区域和顶层的四个共管公寓提供电力。社区室提供一个显示器，显示发电和向电网出售电力的状况。一个名为“me-eco”的系统，允许单独的共管公寓单元跟踪能源消耗，也安装了一个视觉指南，以促进电力节约。使用该系统节省下来的资金可以用二氧化碳抵免来换取，并返还给共管委员会。

This renovation also addresses energy conservation. Solar cells were installed on the entire roof of the condominium building for the first time for a renovated condominium building in Japan to supply electricity to common areas and the four condominium units on the top floor. The community room provides a monitor displaying the status of power generation and sale of power back to the grid. A system called “me-eco,” which allows individual condominium units to track energy consumption, was also installed as a visual guide to promote electrical power conservation. Savings achieved with this system can be traded for CO2 credit and returned to the condominium committee.

 first floor plan

二层平面图

以前的出租房屋和公司住房可以促进全面的建筑翻新，但在所有权关系复杂的旧共管公寓楼的复兴方面，即将面临挑战。虽然有一些由共管委员会牵头使用“顺利共管-完全重建法”进行重建的例子，但实际上很难获得业主的同意，也很难转换所有权。此外，全面重建需要大量资金，并对环境造成负担。因此，有必要更新1960年代和70年代的共管公寓楼，建立法律制度，允许以比完全重建更便宜的方式进行全面的共管公寓改造，例如允许房地产企业购买部分所有权。

Full-building renovations can be promoted for former rental buildings and corporate housing, but there is a forthcoming challenge of rejuvenating older condominium buildings where ownership rights are in complex relationships. Although there are examples of rebuilding led by condominium committees using the “smooth condominium full-rebuild law,” it is actually difficult to obtain the consent of the owners and to convert the ownership titles. In addition, full reconstruction costs an enormous amount of money, and burdens the environment. Thus, it will be necessary to rejuvenate 1960's and 70's condominium buildings by establishing legal systems that allow comprehensive condominium renovations in a less costly way than fully rebuilding, such as allowing real estate businesses to purchase part of the ownership rights.

 © KEY OPERATION INC. / ARCHITECTS + ReBITA Inc.

(C)KEY操作公司/建筑师ReBITA公司