5th Minutes

（１） Issues, viewpoints, and proposals on how to establish and operate
[Problems of Wholesale Market System]

• Perspective: Relaxation of transaction regulations, efficiency of management and operation, creditworthiness of the market and involvement of government
• Current status: Central Wholesale Market System
• If the volume continues to decrease as it is, there is a possibility that some items handled will need to be converted to local markets due to restructuring measures.

[Wholesaler's Issues]

• Perspective: Efficiency of management, enhancement of inter-market competitiveness, product lineup and in-market competition policy
• Current status: In principle, multiple wholesale systems for each market and each department
• Review proposal: Single-unit wholesale system, etc. for each market and division

[Points of Brokers]

• Perspective: Increase the size of the scale, strengthen the management base, and maintain employment of micro-enterprises
• Current status: Restructuring and strengthening guidance based on financial standards
• Review proposal: Reduce the maximum number of vendors and set the minimum sales limit, etc.

[Points of Management System]

• Perspective: Efficiency of management and operation, reduction of labor costs, public nature and public responsibility of the central wholesale market
• Current status: Directly managed by the establisher (some operations have been outsourced)
• Review proposal: Management by designated managers

[Accounting System Issues]

• Perspective: Improve transparency in the balance and financial position of market expense accounting
• Current status: Special Accounts
• Review proposal: Public enterprise accounting, etc.

[Provision of general financial resources]

• Current status: Transfer based on the city's budgeting standards
• According to the Local Finance Consolidation Law, the deficit is calculated for each public enterprise of local governments from FY2008. In the event of a deficit, submit a management consolidation plan to Congress, etc.

[Points of Location and Size]

• Perspective: Required scale based on demand volume, regional balance by location and commercial area
• Current status: Total 2 Markets + Meat Market
• Review proposal: Integrated 1 market by integrating the real and southern markets + meat market structure, etc.

（２） About the required scale of the Yokohama market

• Compared to the average handling volume of the 21 major wholesale markets nationwide, the real estate is twice as dense (4.32 tons) as the average for other cities (2.14 tons per square meter of land) and the southern market is 0.81 tons less than half.
• Based on the amount handled per 1 m2 of buildings in metropolitan markets nationwide, the required size of the building total floor area is 188,000 m2 in the real area and 72,000 m2 in the southern market, for a total of about 260,000 m2.
• If the total floor area of the real and southern markets is assumed to be 260,000 m2, and the land use situation is the same as the real floor area ratio (118.3%), the total land required will be about 220,000 m2.

（３） Comparison of Market Redevelopment Methods
[How to rebuild the home and southern markets at the current location]

• It is very difficult to expand the home area due to the capacity of the building.
• This is a maintenance at the current location, and there is no impact on collection or sales.
• Large maintenance costs are required
• There are no merits in management and operation
• Measures such as noise and traffic are necessary in the home area.

[Method to differentiate and redevelop the home and southern markets]

• Efficient business development is possible for market operators
• There are no merits in terms of maintenance funding and management and operation
• Risk of change in collection and sales

[How to rebuild the home and integrate the southern market]

• Proceeds from the sale of the Southern Market
• Benefits from integration in terms of management and operation
• Land expansion is very difficult
• It needs to be increased.
• Logistics flow lines become very complicated.
• There is a risk of change in collection and sales
• Because the land area is limited, it takes time and cost to rebuild.

[How to expand the southern market and integrate real estate]

• It is possible to use funds for the sale of real estate
• Benefits from integration in terms of management and operation
• There is a risk of change in collection and sales
• Traffic issues around the southern market are issues, etc.

[How to secure a third land and relocate both markets]

• It is possible to use funds to sell real and southern markets
• Benefits from integration in terms of management and operation
• Facility layout is relatively free
• The construction period can be shortened compared to the rebuilding of existing markets
• It is necessary to secure approximately 200,000 m2 of new land.
• There is a risk of change in collection and sales
• Preliminary survey of traffic access and environmental impact is important.

（１） Management of Wholesale Markets

• It is necessary to fully organize the need for market integration. Redevelopment costs a huge amount of money, so it is necessary to fully explain to stakeholders whether there is a merit for the industry to bear it.
• It is also necessary to consider how to utilize the current market facilities more efficiently and effectively.
• The handling of cargo should be a little more efficient. This problem should be addressed in about three to four years.
• How much freshness and deliciousness can be maintained until it reaches consumers is greatly affected by the management status in the distribution process. It is necessary to have facilities that can be controlled by temperature as soon as possible.
• The decrease in the volume of marine products is not limited to Yokohama, but the same applies to any market. Tsukiji is no exception.
• Some think that the conversion to local markets is downgraded, but it may not be a big difference just by changing the name.
• In addition to talking about stakeholders, it is better to consider collaboration with outside the market, taking into account the consumer's point of view so that Yokohama's uniqueness can come out.
• I wonder if we should use more ingredients from the Yokohama market for school lunch in Yokohama. I think that if we build a system that connects horizontally rather than vertically divided, the number of market users will increase.
• In the case of fruits and vegetables, what we handle is mostly related to all agriculture, and we also have a firm record of pesticides. Therefore, it can be said that those at the Central Wholesale Market, where the cargo is concentrated, are safe.

（２） About the required scale of the wholesale market in Yokohama City

• It is also necessary to consider external factors such as population decline and trade-offs between markets.
• Considering the market 10 or 15 years from now, it is doubtful whether an area of 200,000 m2 is needed.
• I wonder if the scale of 200,000 m2 is really necessary as the separation of commercial products and the efficiency of logistics increases.

（３） About desirable location conditions as a central wholesale market

• Rather than opening a market for a new candidate site a few years ahead, I think it's better to think based on the current market.
• If the building coverage ratio of 60% is resolved, it will be possible to expand modern equipment on existing land, and the problem of inter-market competition can be solved to some extent. Is it possible to treat the market as a special zone because distribution has changed between the past and now?
• I think the transportation system will change considerably in the next 10 years, so it is necessary to consider that.
• Location surveys are necessary not only in the case of relocation, but also in the case of continuing or integrating at the current location.
• It is also necessary to consider the relationship with Toyosu.
• The function of bringing cargo to the central wholesale market and handling it is different, so it is necessary to grasp the ratio of each and consider the location.
• Considering the future urban structure and balance of Yokohama as a whole, if we simply consider the location based solely on the logic of market size, it may not be consistent with regional policies in general.
• There is also an option to turn the southern market into the fruit and vegetable market, create a seafood market on new land, and sell the real estate.
• If you come up with ideas for aquariums and various facilities next to the sales center where consumers can buy, or fish sales floor, I think there will be talks about how it works as a comprehensive style.

（４） The next and subsequent discussions

• Rather than thinking about markets like Toyosu and Ota 10 or 15 years from now, what to do in front of you is also necessary as one of the problems of how it should be.
• As the population is increasing due to social growth, we need to dig a little deeper into the debate on why the two markets must be united.
• We must first start creating an efficient and modern market in order to make fees more flexible in two years.