Gutman Assif Architects

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  • Central Buisness District (CBD)

Central Buisness District (CBD)

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Central Buisness District (CBD)

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Rishon Le'zion

Client: Rishon Letzion Municipality (competition)
Location: Rishon Le'zion
Year: 2013
 

CBD is a financial business center of the city, usually located in an accessible area. Employment is based on the CBD headquarters and offices and industrial centers. CBD 2030 is not only a business and economic center. First and foremost, this is a center that is part of a global business network and the metropolitan.
Israel can detect the concentration of urban business centers near major transportation routes (Route 4, Route 2). The Rishon Letzion Western CBD fits this pattern, located near the Rave Garden interchange.The CBD location near the Rave Garden interchange, combining mass transit system, the Israeli Railways and the future light rail ensures easy access and future volumes of intense action.The location also raises the question of the connection between the East and the West parts of Rishon Letzion. This question has become a central theme in all phases of the planning: how to connect the two sides of the road while maintaining rapid urban characteristics of each adjacent texture and empowering new construction?

Vision

CBD 2030 in Rishon Letzion is unique in the way it is integrated into key infrastructure elements led the transportation system. The proximity benefits for private and public traffic are recognised and are critical for feeding the CBD large tonnage, which anticipated and designed according to the master plan. This proposal is based on a vision for recruiting and developing future infrastructure (especially transportation system development) in favor of urban development, ecological landscape of the entire CBD. The public spaces in the field of CBD are proposed to develop an intense urban park characterised by combined varying intensities between open and built spaces. Raising the municipal and regional infrastructure and their integrated design with urban park development is an opportunity to create a design and planning intensity, which will lead to the empowerment of the entire site.

Urban Park

Unlike a spacious park, located generally on the outskirts and significantly distinct uses of open leisure and recreational and intense and extend gardening. Urban park is characterised by a combination of everyday intensive uses such as employment, commercial and residential and open spaces characterised in development and intensive gardening, integrating leisure activities, and locations for attracting crowd throughout the day. The urban park is a beating heart at all times and supplied with diverse user populations and accordingly produces a variety of places, activities, urban landscapes and spatial relationships.

Planning complexes

Rishon Lezion master plan CBD 2030 sets the Histadrut Rothschild Street – Sheroot Yitzhak Rabin as an urban boulevard, which will become a magnet for pedestrians and cyclists, shopping, recreation and other activities as part of the urban public space. Urban Boulevard is the backbone of the urban park with various combinations, which can be developed in different intensities of open spaces and built uses and variety of targeted populations.
The proposed plan includes expansion of the urban park Rave Garden interchange area into a large ecological park of 800 acres including extreme sports, lakes for sailing boats and bathing and cleaning and inserting pools and coastal runoff aquifer. The park is intended to become the focus of the entire metropolitan attracting crowds and a variety of recreational activities, culture, trade and employment around the clock.
The proposed area was divided into three zones depending on the underlying distribution, referral was made in formulating the competition: Area 1 – Four sides of the interchange. Area 2 – Western CBD. Area 3 – Cultural Square

Area 1 – The four sides of the interchange

Neighbourhood on the park – connecting the south area of the boulevard to the north area, through the park and through intensive construction of two residential areas, that is in the park. Those combine the commercial and public spaces floors, as well as cultural institutions and recreational benefit of the residents and are connected to each other through the passages under spinal free movement between all parts of the park and promise quality urban contiguity. In this complex, north and south of the intersection of Rave line, an ecological park is also offered integrated urban layout planning of open spaces as it appears in the master plan.
To heal the four cells areas, traversed today by Rave Garden interchange and connect the neighbourhoods offered as part of new construction, the ground level was lowered, designed to allow transitions under the roads and the interchange (Route 4, the Histadrut Boulevard). Three major transitions were designed to allow the continuity of the park and to have a shunt at the same time.

Area 2 – Western CBD

Business center and urban and regional culture. Planning an Urban networked (grid) road connecting the CBD infrastructure and produces ten blocks of building a multipurpose use size 60 * 60 * 60 to create flexibility and diversity. The grid contributes to the strengthening of intensity of movement of vehicles and pedestrians. The design has to integrate the urban park even in areas of the CBD to ensure the shadow areas, rest areas and leisure and a link the pleasant boulevard by bike paths and sidewalks for pedestrians. The main characteristic of the proposed western CBD area is the addition of mixture of uses. Some points in praise of overlap between the different uses:

1. Efficient use of infrastructure, parking and services (including commercial and public) is critical in the volume of economic efficiency savings and environmental care. It should be emphasised – economic infrastructure is not just a matter of economic efficiency, this high-quality condition of the services provided to the public and business areas involved. However, in much higher levels than in separate regions.

2. Prevention of spectral regions morning or urban fringe activities, evening and of course, contributing to personal safety and property security.

3. Create a vibrant open urban atmosphere and meeting places of residents with commuters.

4. Quality of 'employment close to home', and public services employment areas. It should be emphasised – a mixture of uses blends well with the policy of housing (and employment) attainable.

As for conflicts that may occur between mixed uses – existing tools allow a city like Rishon Lezion to deal with potential hazards in a very sophisticated way. The same way, technology solves suitable sealing or full removal of possible conflicts. And in particular, "contaminants" uses of employment especially with urban employment, almost vanished, even employment is not what it used to be, and even the back equipped kitchens and well-controlled today.

Area 3 – Cultural Square

The end point of the plan in the Western part is the Culture Square. The proposed design allows convenient connection of pedestrians between the two sides of the street, by replacing the existing traffic circle at the intersection with traffic lights. Cultural Square from the College of Education and the Avenue houses, from the nearby park and the west of the downtown area. Construction around the square offered total mixed uses on the ground floor intensive trade, jobs, two residential towers and large underground parking complex attendees. The square has three parts: the north – a region's existing sales office Gindi. The proposed design allows the conversion of the existing sales office for public buildings and its integration in the square. Central – Commercial Square surrounded by businesses and trades all sides, facing the western CBD and the proposed urban park. Southern – Culture Square – stands between Rabin and Front Avenue South construction and contains easy train station ("Culture Square Station "), a commercial front and shady corners to reside and leisure.

Ecological Park

The proposed plan outlines the ecological park areas based on the identification of the site (its size, A geographic location and the existing topography) real potential to turn it into an ecological park mainly in water and surface runoff in particular.

Plan No. 34/ B/ 4 defines the coastal areas of best introduction runoff into the subsurface (to the water table.) Soil structure and density allows seep fast and effective filtering of runoff their way into the groundwater of the coastal aquifer. Many efforts are being made today in the country to introduce a large amount of water as much as possible, to the water table and the proposed site conditions are an opportunity to join this effort in developing leisure resort vast and varied.

When planning a park with a central role of water, first principle is the understanding that Israel is a relatively poor state of this resource and the local nature based on small amounts of water throughout the year. Moreover, the hot and dry summer months require good coping capacity and adaptation of plants to this climate. Even artificial irrigation costs are an issue to consider when it showes at a similar level of protective parks (either intensive or extensive farming). However, green spaces, protected and shaded, which combine sport and recreation facilities, especially reservoirs of various kinds, are a magnet for diverse populations and successful entertainment complexes, which combine a large number of activities.The integrated design proposes three main options for water use in the field of ecological park:

1. Leisure pools, recreational, ornamental

and fishing.

2. Using surface water to irrigate plants.

3. Insertion runoff to groundwater.

The first option based on conventional and small pools of dunam that one can incorporate ecological vegetation, fish suitable water flow configuration, labelling artificial stream. These water source pools proposed to be a combination of artificial injection of water and runoff, collect various configurations in the park.

The second option is based on the desire to make the most of rainwater for irrigation Ecological Park and Urban Park main CBD Avenue. The idea is to catch the water and transfer them to a place where they can be used for irrigation. The idea is just the engineering and is based on the creation of slopes suitable soil and gravity alone (without the use of pumping plants). The direct runoff option the water inserted to the areas in need of watering and then, on rainy days, more water can reach most needed places. The indirect option, one can adjust the runoff to small pooling resources in a way that one can keep the water for a certain period and use them later for irrigation. These lakes can, of course, also integrate leisure and recreational activities. You can also store water underground storage pools in a storage pool that is similar and operates today in Ariel Sharon Park. The third option proposed to allow insertion as much as possible to the water table. "Encouraging" refers to both natural insertion, leaving unpaved areas as much as possible in the park and the entire program (refers to a minimum of 15% of the lots for construction according to NO. 34/ B/ 4) and the transport of runoff paved surfaces to permeable areas of runoff – that is, allow the soil creating gradients, direct the water to the park, gardens and areas of green. It should be emphasised that the treatment of runoff water from roads is not just because of their pollution accumulated on the pavement. However, because of the amount of water many buffered roads, especially on this site in transportation infrastructure is extensive and significant. It is proposed to discuss the purification pools of runoff from roads similarly to limited capacity, such as what is going on Route 6 and elsewhere in the world. This water can be used after cleansing and irrigation for leisure and recreation uses described above."

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Rishon Le'zion

Client: Rishon Letzion Municipality (competition)
Location: Rishon Le'zion
Year: 2013
 

CBD is a financial business center of the city, usually located in an accessible area. Employment is based on the CBD headquarters and offices and industrial centers. CBD 2030 is not only a business and economic center. First and foremost, this is a center that is part of a global business network and the metropolitan.
Israel can detect the concentration of urban business centers near major transportation routes (Route 4, Route 2). The Rishon Letzion Western CBD fits this pattern, located near the Rave Garden interchange.The CBD location near the Rave Garden interchange, combining mass transit system, the Israeli Railways and the future light rail ensures easy access and future volumes of intense action.The location also raises the question of the connection between the East and the West parts of Rishon Letzion. This question has become a central theme in all phases of the planning: how to connect the two sides of the road while maintaining rapid urban characteristics of each adjacent texture and empowering new construction?

Vision

CBD 2030 in Rishon Letzion is unique in the way it is integrated into key infrastructure elements led the transportation system. The proximity benefits for private and public traffic are recognised and are critical for feeding the CBD large tonnage, which anticipated and designed according to the master plan. This proposal is based on a vision for recruiting and developing future infrastructure (especially transportation system development) in favor of urban development, ecological landscape of the entire CBD. The public spaces in the field of CBD are proposed to develop an intense urban park characterised by combined varying intensities between open and built spaces. Raising the municipal and regional infrastructure and their integrated design with urban park development is an opportunity to create a design and planning intensity, which will lead to the empowerment of the entire site.

Urban Park

Unlike a spacious park, located generally on the outskirts and significantly distinct uses of open leisure and recreational and intense and extend gardening. Urban park is characterised by a combination of everyday intensive uses such as employment, commercial and residential and open spaces characterised in development and intensive gardening, integrating leisure activities, and locations for attracting crowd throughout the day. The urban park is a beating heart at all times and supplied with diverse user populations and accordingly produces a variety of places, activities, urban landscapes and spatial relationships.

Planning complexes

Rishon Lezion master plan CBD 2030 sets the Histadrut Rothschild Street – Sheroot Yitzhak Rabin as an urban boulevard, which will become a magnet for pedestrians and cyclists, shopping, recreation and other activities as part of the urban public space. Urban Boulevard is the backbone of the urban park with various combinations, which can be developed in different intensities of open spaces and built uses and variety of targeted populations.
The proposed plan includes expansion of the urban park Rave Garden interchange area into a large ecological park of 800 acres including extreme sports, lakes for sailing boats and bathing and cleaning and inserting pools and coastal runoff aquifer. The park is intended to become the focus of the entire metropolitan attracting crowds and a variety of recreational activities, culture, trade and employment around the clock.
The proposed area was divided into three zones depending on the underlying distribution, referral was made in formulating the competition: Area 1 – Four sides of the interchange. Area 2 – Western CBD. Area 3 – Cultural Square

Area 1 – The four sides of the interchange

Neighbourhood on the park – connecting the south area of the boulevard to the north area, through the park and through intensive construction of two residential areas, that is in the park. Those combine the commercial and public spaces floors, as well as cultural institutions and recreational benefit of the residents and are connected to each other through the passages under spinal free movement between all parts of the park and promise quality urban contiguity. In this complex, north and south of the intersection of Rave line, an ecological park is also offered integrated urban layout planning of open spaces as it appears in the master plan.
To heal the four cells areas, traversed today by Rave Garden interchange and connect the neighbourhoods offered as part of new construction, the ground level was lowered, designed to allow transitions under the roads and the interchange (Route 4, the Histadrut Boulevard). Three major transitions were designed to allow the continuity of the park and to have a shunt at the same time.

Area 2 – Western CBD

Business center and urban and regional culture. Planning an Urban networked (grid) road connecting the CBD infrastructure and produces ten blocks of building a multipurpose use size 60 * 60 * 60 to create flexibility and diversity. The grid contributes to the strengthening of intensity of movement of vehicles and pedestrians. The design has to integrate the urban park even in areas of the CBD to ensure the shadow areas, rest areas and leisure and a link the pleasant boulevard by bike paths and sidewalks for pedestrians. The main characteristic of the proposed western CBD area is the addition of mixture of uses. Some points in praise of overlap between the different uses:

1. Efficient use of infrastructure, parking and services (including commercial and public) is critical in the volume of economic efficiency savings and environmental care. It should be emphasised – economic infrastructure is not just a matter of economic efficiency, this high-quality condition of the services provided to the public and business areas involved. However, in much higher levels than in separate regions.

2. Prevention of spectral regions morning or urban fringe activities, evening and of course, contributing to personal safety and property security.

3. Create a vibrant open urban atmosphere and meeting places of residents with commuters.

4. Quality of 'employment close to home', and public services employment areas. It should be emphasised – a mixture of uses blends well with the policy of housing (and employment) attainable.

As for conflicts that may occur between mixed uses – existing tools allow a city like Rishon Lezion to deal with potential hazards in a very sophisticated way. The same way, technology solves suitable sealing or full removal of possible conflicts. And in particular, "contaminants" uses of employment especially with urban employment, almost vanished, even employment is not what it used to be, and even the back equipped kitchens and well-controlled today.

Area 3 – Cultural Square

The end point of the plan in the Western part is the Culture Square. The proposed design allows convenient connection of pedestrians between the two sides of the street, by replacing the existing traffic circle at the intersection with traffic lights. Cultural Square from the College of Education and the Avenue houses, from the nearby park and the west of the downtown area. Construction around the square offered total mixed uses on the ground floor intensive trade, jobs, two residential towers and large underground parking complex attendees. The square has three parts: the north – a region's existing sales office Gindi. The proposed design allows the conversion of the existing sales office for public buildings and its integration in the square. Central – Commercial Square surrounded by businesses and trades all sides, facing the western CBD and the proposed urban park. Southern – Culture Square – stands between Rabin and Front Avenue South construction and contains easy train station ("Culture Square Station "), a commercial front and shady corners to reside and leisure.

Ecological Park

The proposed plan outlines the ecological park areas based on the identification of the site (its size, A geographic location and the existing topography) real potential to turn it into an ecological park mainly in water and surface runoff in particular.

Plan No. 34/ B/ 4 defines the coastal areas of best introduction runoff into the subsurface (to the water table.) Soil structure and density allows seep fast and effective filtering of runoff their way into the groundwater of the coastal aquifer. Many efforts are being made today in the country to introduce a large amount of water as much as possible, to the water table and the proposed site conditions are an opportunity to join this effort in developing leisure resort vast and varied.

When planning a park with a central role of water, first principle is the understanding that Israel is a relatively poor state of this resource and the local nature based on small amounts of water throughout the year. Moreover, the hot and dry summer months require good coping capacity and adaptation of plants to this climate. Even artificial irrigation costs are an issue to consider when it showes at a similar level of protective parks (either intensive or extensive farming). However, green spaces, protected and shaded, which combine sport and recreation facilities, especially reservoirs of various kinds, are a magnet for diverse populations and successful entertainment complexes, which combine a large number of activities.The integrated design proposes three main options for water use in the field of ecological park:

1. Leisure pools, recreational, ornamental

and fishing.

2. Using surface water to irrigate plants.

3. Insertion runoff to groundwater.

The first option based on conventional and small pools of dunam that one can incorporate ecological vegetation, fish suitable water flow configuration, labelling artificial stream. These water source pools proposed to be a combination of artificial injection of water and runoff, collect various configurations in the park.

The second option is based on the desire to make the most of rainwater for irrigation Ecological Park and Urban Park main CBD Avenue. The idea is to catch the water and transfer them to a place where they can be used for irrigation. The idea is just the engineering and is based on the creation of slopes suitable soil and gravity alone (without the use of pumping plants). The direct runoff option the water inserted to the areas in need of watering and then, on rainy days, more water can reach most needed places. The indirect option, one can adjust the runoff to small pooling resources in a way that one can keep the water for a certain period and use them later for irrigation. These lakes can, of course, also integrate leisure and recreational activities. You can also store water underground storage pools in a storage pool that is similar and operates today in Ariel Sharon Park. The third option proposed to allow insertion as much as possible to the water table. "Encouraging" refers to both natural insertion, leaving unpaved areas as much as possible in the park and the entire program (refers to a minimum of 15% of the lots for construction according to NO. 34/ B/ 4) and the transport of runoff paved surfaces to permeable areas of runoff – that is, allow the soil creating gradients, direct the water to the park, gardens and areas of green. It should be emphasised that the treatment of runoff water from roads is not just because of their pollution accumulated on the pavement. However, because of the amount of water many buffered roads, especially on this site in transportation infrastructure is extensive and significant. It is proposed to discuss the purification pools of runoff from roads similarly to limited capacity, such as what is going on Route 6 and elsewhere in the world. This water can be used after cleansing and irrigation for leisure and recreation uses described above."