s ustainable u rban r egeneration : t he n ew v ocabulary and the t imeless g rammar of the u rban t...

SUSTAINABLE URBAN REGENERATION: THE NEW VOCABULARY AND THE TIMELESS GRAMMAR OF THE URBAN TISSUE RUTH SHAPIRA RUTH SHAPIRA

RUTH SHAPIRATEL - AVIV UNIVERSITY, ISRAEL

ORNATH-SHAPIRA ARCHITECTURE AND URBAN DESIGN, TEL - AVIV, ISRAEL

August 17-18 2015, Barcelona, Spain

17th International Conference on Sustainable Architecture and Urban Design

WORLD ACADEMY OF SCIENCE, ENGINEERING AND TECHNOLOGYICSAUD 2015

SUSTAINABLE URBAN REGENERATION: THE NEW VOCABULARY AND THE TIMELESS GRAMMAR OF THE

URBAN TISSUE


OBJECTIVE:To address the rapid urbanization of our times seemingly unsolved conflicts regarding values, capital, and wellbeing of the built and un-built urban space.

THE CASE-STUDY: A relatively small town in the center of Israel (Kiryat-Ono, 36,000 inhabitants)Our office was commissioned to conceptualize two master plans for the two apperantly contradictory processes of Kiryat Ono’s future: intensification and conservation.

THE PRESENTAION:A system of rules that can generate a healthy and sustainable framework for accelerated and sporadic development based on the timeless vocabulary of The past: the sense of the PLACE.


Second fast- growing metropolitan ring, fertile grounds – central location Major historic road

Kiryat Ono, 36,000 inhabitants 7.1 inhab/sqkm, Not a self-sustained town, not a rural settlement not a suburbia.

Dependent on the center-city - subject to daily in and out commuting, One of similar towns well net-connected by highways cutting through agricultural grounds.

Typical in-between-city (Thomas Sieverts)

THE TEL AVIVMETROPOLITAN AREA900,000 INHABITANTS


CHRONICLE

On the National LevelHousing for the Masses

In Kiryat Ono

rural settlement simple farmer houses the “old town neighborhood”.

1939

The 1950’s

The vast Israeli public housing project of the 50's is a product of planning theories prevailing at the beginning of the 20'Th century: the Garden City concept [3], the Bauhaus, Le-Corbusier and the Russian constructivism.

Large neighborhoods of identical public housing projects were erected mostly along the major new traffic artery Levy-Eshkol St.


On the National Levelprivatization

In Kiryat Ono

The 1970’s

On the National LevelIntensification around the urban core

In Kiryat Ono

The 1990’s

The quantity of public housing has decreased the demand for dwelling of higher quality became predominant

Architect Israel Dotan, follower of Le Corbusier designed two neighborhoods highly influenced be Les Unites d’habitation.

Constant growing of populationawareness to the shortage of landNational Outline Plan #31 (approved on 1993) aims to encourage housing supply mostly around existing urban centers

New developments erected on the outskirts of townPolarization in juxtaposition with the old deteriorating projects housing projects of the 50`s.


On the National LevelInner-city intensification

In Kiryat Ono

The 2000’s

National Outline Plan #35 (approved on 2005) aims to ensure sustainable development. intensification of the existing urban structures

Urban regeneration policies mostly encourage individual economic initiatives.

Developers have discovered the great opportunities latent in the old neighborhoods within the in-between-cities

Pressure of developers + dramatic change of building scale + widespread disintegration. Disruption of the existing urban and social tissue for a long period of time, always in an unfulfilled need for infrastructure investment

So our case-study town is just about to experience yet one more potentially traumatic cycle of major change with sporadic initiatives, opportunity-based, for projects of over 3,000 housing units to replace the existing old neighborhoods and intensify the population by more than 30%.Mostly along Levi-Eshkol st.

EXISTING URBAN TISSUE

FUTURE URBAN TISSUE


METHODS AND METHODOLOGIES

Sustainable Approach

The working hypothesis for conceptualizing the possible directive for Kiryat Ono is that intensification is a must.

It should be, for the global cause – saving the open space on the national and local levels.

Only a sustainable approach will provide that the town and its communities thrive the deep changes in the short term and on the long run, considering the planning in uncertainty

Within the sporadic process here is one substantial phenomenon that shouls be presevd, respected and enhanced: THE SENSE OF THE PLACE.

To look at Intensification as an opportunity compactivity – mixed facilities all features that, when well manipulated, bring about the best of urbanism.

To Heal the rifts in the existing urban fabric with each action of renewal taken.

To unveil the sense of the PLACE and enhance it with each action of renewal taken.

To recognize the opportunity in the sporadic development the piecemeal fragmentation is a democratic process unlike. The dictatorship of mega-projects.

To make sure the means are flexible’thus provide resilience to changes – politics economics social styles

Goals


Means of Implementation

High quality development of the public realm

Need to be responsive to the existing environmental conditions

Always focus on the edges of each particular development site to create integrated communities, old and new, to create cohesive urban fabrics, old and new.

Healthy environment in terms of open urban places

Economic vibrant places – room for small businesses

Activated areas – friendly and busy streets

Connectivity

Walkability according to TOD principles

Strong communities- mix of socio economic levels of population, diversity


THE PRESENCE OF THE PAST

the “old town neighborhood”

KIRON Residential Block (Lotan Arch.)

Kiryat Ono has developed through more than 70 years.It is a long period of time – it is a short period of time.

Of the short history of the town – only few tangible specific sites can be accredited as of historic value.

Yet there defiantly exists a special identity of place.

The net of green spaces interweaving between the public and the private realm., the sense of community - and communities

The Quebec City Declaration on the preservation of the spirit of place (2008) recognizes the deep value of the intangible elements

quoting the last phrase of the Quebec Declaration: “The spirit place exists, in one form or another’ in practically all the cultures of the world, and is constructed by human beings in response to their social needs. The communities that inhabit place should be intimately associated to the safeguarding of its memory, vitality, continuity and spirituality.”


The insights of the investigations and proposal of the preservation plan fit and enhance the goals for sustainable development.

Kiryat Ono Master Plan for conservation.segments


THE PRESENCE OF THE FUTURE

THE CHALLENGE The master plan should allow density and high building rights, yet request mixed use to create vibrant street level, and a significant percentage (20%) of affordable dwellings.

The plan should unfold a regulatory basis to the accelerated and sporadic development providing for the public good.

UNCONVENTIONAL APPROACH TO CONVENTIONAL MEANS

There is no use of public domain, and all open and built public spaces are provided through easements and public assignments of the developers.

The rights-of-way do not change; they are extended by easements when needed, so the basic street infrastructure and plantation can be implemented whenever the municipality decides so.

Time has been and will always be an influential dimension in the process of design and implementation and, as such, should be an integrated parameter.

The plan should allow multiple possibilities to future solutions, side by side with strengthening the coherence of place at each moment of implementation.

The main concern of the plan should be the non-built, the space created in between structures, projects and public place.

The plan should allow immediate implementation of public infrastructure at the larger city scale, corresponding with both the existing urban tissue and the future sporadic developments.


The Principle

Each individual project should act as a positive generator to its environment, on three level scales: its own public core, the adjacent urban tissue, and the town in general:


(PARTIAL LIST)

THE TOOL BOX

The "tool box" indicates the ratio of the spaces, the land-uses and the location in relation to the adjacent existing or under design environment.

The set of rules suggests an all new vocabulary for the notion of “publicness”, so that the street level and the adjacent built and not built spaces compile into a public – private network of spaces


At least 25 % of a typical floor should include areas dedicated to public or semy/public or commercial functions


“THE GREEN HEART”

Each project should include open space area not less than 15% of the total plot area


CONNECTIVITy

Each project shall enable connection to adjacent plots free for pedestrians and bikers.

Each project shall enable connection between the “green heart” and any other adjacent public function.


“THE SHADOW ROW”

A row of trees width of 6 m’ shall be designated for pedestrians along the plot edge towards Levy Eshkol St.

SUSTAINABLE URBAN REGENERATION: THE NEW VOCABULARY AND THE TIMELESS GRAMMAR OF THE URBAN TISSUE RUTH SHAPIRA RUTH SHAPIRA 18

מצב מוצע

Le

vi

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hk

ol

st

Adjacent public

area

3066

MIN 6m

6 m

מצב מוצע

3066

Other stMIN 6m

Le

vi

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hk

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st

SETBACKS

Setbacks to Levi Eshkol St

Setbacks to a street which is not Levi Eshkol St

SETBACKS


GROUND LEVEL ON LEVY ESHKOL STREET

Required continuous ground floor along the Levy Eshkol St. facade.

The ground floor facing Levy Eshkol St. shall include “generator” functions and building lobbies only.

The main emtances to “generator” functions shall be from Levy Eshkol St. only.


THE PLAN


RESULTS AND CONCLUSIONS: PLACE

The new system of planning and design principles has the power to transform the street level within and around each development into a livable public and semi – public space. Thus, in a piecemeal manner, networks of individual activity centers of diverse scales will be created, always in harmony with the whole, no matter where and to what extent the development is made.


DEVELOPERי

PLANNING

ESTABLISHMENT

URBAN

DESIGNER

URBAN SPACE

The set of tools for the regeneration of existing urban cities is innovative – yet within the existing structure of the Planning and Building Law. It is based on a generic process, combines the freedom, the random, the endless opportunity of today’s democratic society, that, without compromising the sense of community, the public – social glue that enables what we believe is the essence of sustainable development.


No one knows how exactly the new urban tissues will look like, no architect, no planner no city engineer. The set of rules can generate endless possible patterns making sure that at each implementation fragment an event is created, and a better place is revealed.

The way is a comprehensive sustainable approach that aims to merge the past, the present and the future Every anonymous in-between city has the seeds of a harmonious environment; we just have to find the right soil to nourish it.

It takes time and perseverance but it seems to be the way to heal deep urban and cultural scars of the past along with the provision of a healthy framework for the needs of our chaotic present


TODA TODA תודהתודה

THANK YOUTHANK YOU

GRACIAS

s ustainable u rban r egeneration : t he n ew v ocabulary and the t imeless g rammar of the u rban t...

Documents

u rban t issue slide

t imeless g rammar

t echnology icsaud

city thomas sieverts

cademy of s cience

n ew v ocabulary

center of israel kiryatono

national level housing