Today Japanese cities are suffering numerous development problems, including deteriorated city centers and expanding suburban areas. Further, Japan today faces a shrinking and aging population. Thus these cities should seek better balance between proper land use and economic vitalization. This paper examines the long-term development trend for 1985-2011 in Miyakonojo City and evaluates that city\u27s latest land use guidelines to offer the following conclusions: 1) During 1995-2011, the number of building applications transitioned between 600 and 800. Half were in the un-zoned area where suburbanization is being caused mainly by housing; 2) The collective housing is increasing in these un-zoned area as well as in the zoned areas; 3) Concentrations of development are emerging in the un-zoned areas. 4) The Land Use Control Guideline shows the direction of future land use management. Although the guideline will manage suburbanization, housing development remains stake
