Gutman Assif Architects

Sde Dov

1.00
367.jpg
370.jpg
375.jpg
368.jpg
371.jpg
372.jpg
373.jpg
374.jpg
376.jpg
377.jpg
378.jpg
379.jpg
380.jpg
381.jpg
382.jpg
383.jpg
384.jpg
385.jpg
386.jpg

Sde Dov

1.00

Tel Aviv, Jaffa

Client: Tel Aviv, Jaffa municipality (competition)
Location: Tel Aviv, Jaffa
Year: 2012

 

Program proposal for urban planing for Sde dov.
Gradually, in front of our eyes and despite of the Middle East limitations, the city of Tel – Aviv Jaffa is developing and becoming one of the most attractive cities of the world like New – York, London, Berlin and Barcelona. Like those cities, in Tel Aviv also there are no shopping malls with vast areas and parking lots, movies cities or mass attractions of all sorts. Instead, they are able to produce a municipal scale and maintain a sort of net of creators that are active in them and make them what they are. Besides the big preservation project, the UNESKO declaration, the "white city", the beach and the sea – Tel Aviv's logos are small ones. Either you're a tourist or local resident, you can identify Tel Aviv and enjoy it due to small details like the shady streets and boulevards, the short walking distances, the bicycle routs, the urban open spaces, the statues, the original trade, the night life, the coffee shops and the pubs at the street corners.
The areas of Sde Dov are the last ones to be planned in Tel Aviv. A rare situation in a city of "Tabula Rasa", without "Gaddasi texture", and with no canonic structures to preserve and few restrictions. In planning the Sde Dov quarter, there is no need to copy or reconstruct internal gardens, urban fabrics, balcony sizes or number of floors in the buildings. The success of Sde Dov quarter would be whole if Tel Aviv will continue the innovation tradition so it would become a new place that haven't been there before, an intensive place, with mixed uses, that allows proximity between employment and residence, public infrastructures and higher education. All of the above require building strengths that are compatible with the economic, environmental, cultural and social needs of the future. Thus
without excluding, even for a moment, the little values and symbols that make Tel Aviv what it is.

 

Transience

The "Dov Hoz" air field was established in 1938, at the request of the then-mayor, Israel Rokach, in order to improve the traffic between Tel Aviv and the rest of the country during the Arab revolt. The air field was built in the North-Western side of Yarkon River, at an area that was open and completely flat, near the Tel – Baruch's cliffs. As the years went by, the city expanded to the north, beyond the Yarkon, and the buildings became closer and closer to the air field, which became an isolated bubble that separates between the city and the sea. The air field area, covering about 1300 dunams, remained the same since its' founding, without any essential physical change and without planning. Originally, all of northern Tel Aviv area had a master plan much like the other beyond the Yarkon neighborhoods, which was planned by the architect Isaac Perlshtein. Eventually, since the air field haven't been evacuated, the plan has not been implemented and in parts of it there were several local plans, of suburban neighborhoods, with different character, that are known as "The largest bloc". The entire air field area was left in the Tel Aviv's master plan, as an area for future planning. The temporally situation and the continuing uncertainty that resulted from the debate about the need for an urban air field, against the needs of the city to develop and grow and the landowners desire to exercise their rights, have immobilized for 76 years the development at the area and made Sde Dov an inaccessible bubble that is not connected to the city who tightens around it and without any activity, except from local aviation. Just recently, since the expansion of the Tel Aviv boardwalk northwards, one can get closer to the area and to relive the unique urban situation that was created and to enjoy the unique qualities of a place, where time stood still. Actually, the freezing of the area and the lack of planning along the years, created around Sde Dov a unique landscape that allows an interaction between the open view to the city and the attractive spaces that existed there for decades, with no direction and no accessibility.

 

Density

Higher densities have distinct advantages in relation to municipal services accessibility and quality, regarding opportunity and meeting. If there is a solution for public spaces, the climate environmental performance and the traffic and transportation problem has been solved, then density is the good urbanity. These advantages are supported by the economic value of exhaustion of land resources and an efficient use of infrastructures. This is also so from the point of view of owners or an entrepreneur by increasing the land values and creating economic incentives for building, development and making profits. It should be emphasized that exhaustion of land resources has primary national importance. Both for the need to maintain open spaces and of the need to optimize the use of expensive infrastructure owned and routine maintained by the public.

 

Mixed Uses

The project outline TA/5000 puts the principle of mixed-uses at high priority. Indeed, the traditional zoning that almost became a synonym for spatial planning misses the goals and principles of planning. Many plans that are offered and implemented today declare mixed-uses as a preferred target and actually do the opposite. Sde Dov program desires to create a real mixed quarter. Therefore, all the blocks are mixed-uses areas. As a rule, 40% of the built area are for housing, 40% employment and hotels, 3% commerce, 2% open public space and 15% built spaces for public needs. The basis of this division stems from the principle sweeping decision: real mixed-uses means – half and half. Not a few of this and a few of that that in the end excludes one from being used, but "parity" division. The remaining 20% are a result of the 80% and are supposed to supply generous answer to the public needs and commerce opportunities, according to keys detailed in "numbers" chapter. The advantages in mixed-uses have been chewed up in many planning documents and we will also mention in short and headings the benefits of overlapping:

1. Efficient use of infrastructure, parking and services (including commerce and public) is critical in environmental-economic saving and efficiency. Saving of infrastructure is not only economic beneficial, it is a condition for high quality of public and business services supplied in mixed areas. This is much more than in separated areas.

2. Prevention of ghost areas in the mornings (nannies only) or municipal fringe activities in the evening and of course, contributing to self-security and property safety.

3. Creating of vibrant and open urbanity and meetings of inhabitants with entrepreneurs.

4. Qualitative employment close to home and public services in employment areas. Mixed uses incorporate well with policy of accessible housing (and employment).

 

Grid

The municipal streets grid was and still is the most urban planning tool. In many eyes, the grid is urbanity's identity card. Generations of architects, urbanites and planners work on deciphering the secret of its power and survival for many years.
The municipal grid is the ordering code, yet remains open, flexible for initiative and imagination, resistant and democratic. It is the order enabling the blessed disorder. "The Gaddasi Grid" of Tel-Aviv became one of its outstanding calling cards and many believe it is the secret of its success. Re-examination of Gedass grid is relevant especially in view of the Yarkon neighborhoods development and attempts to return to the Gaddasi Grid in TA/3700 and the program submitted by Yaar office to the competition over Sde Dov, conducted in 2008. There is great value in adopting models that already proved themselves, but the necessary adaptations should be created after three years of almost constant examination.
The new Sde Dov adopts the principle of the municipal grid, but builds it out of the special needs, out of special contexts and out of special places in and around the area. Because of its linear character, limited space, "boulevard events' and marine affinity, there is no room to create an additional inner hierarchy and there is a need to give answer to much larger lots than those stemming from Tel-Aviv traditional Gaddasi Grid. The grid creates 50 municipal blocks in various sizes and the planning decisions (apparently in local programs for whole blocks) will be relevant for the entire block. The obvious choice of the many streets direction from west to east stems directly from analysis of the compass, pointing on high frequency of good light winds coming from the west during the day and from the east during the night. The winter storm winds and hot winds in transition periods have significant components of north and south that the offered grid moderates. The municipal grid is not only an orderly net; it is in fact the main urban infrastructure. To create a municipal grid means actually creating the entire city. All these had created the Sde Dov grid – democratic, pluralistic and open. This is the orderly code and municipal infrastructure for a long time.

 

Conservation

The unorthodox program and unclear status turned the field part of the local landscape. The few buildings left a minimal obvious ground claim of landing, take-off and transit routes that incorporate into the original landscape and raise the imagination in their scale and presence. In order to preserve the existing landscape values, we offer to preserve Sde Dov original track. The track spreads all along the enclosure from south to north and is the most dominant element in the unique landscape that was preserved. Leaving the track will enable unequivocal division of the site into two sides. The western side, aimed at landscaping and nature conservation, the sea shore and Riding dock. The eastern side, aimed at development and continuation of the city from the south. The activities taken will be those of conservation and aimed to enable the existing and include long-term processes. The existing will remain in its original, destroyed situation and will show its real age. The visitors and researchers will be able to identify the landscaping principles and updated programmatic activities and enjoy the nature and the memory. Under it will be a large parking place, but the large and impressive surface (38 meter wide x 1.8 kilometer long) will remain the same and only the graphics will change in accordance to use, need, weekdays and seasons.

 

The Growing Rights

The basic claim connecting building powers to time leads directly to the offered solution of developing rights in Sde Dov quarter. No doubt that time will enable and obligate higher densities. This is a pattern that accompanies us for many decades and there is no reason for it to stop; reason says it will be increased.
The offer is, as will be clarified in the following economic analysis, that building powers will be doubled after a decade (from date of evacuation or approval of overall program, the latest of which). Decade of technologic, organizational (initiative, building and maintenance) development and changes in public preference. This is the public who sees now a contradiction between density, which is still considered to be negative (in spite of all those preaching for it and all objective advantages), and quality of life and surroundings. At the end of another decade, the rights will once again be doubled. So, after two decades, the rights will be four times more in relation to the rights dictated by the program for immediate implementation. The idea is simple: determining in the overall program rights that are increasing by one double per decade. That is, in each block it will be possible in the first decade to actualize "x" rights. In the second decade, the rights will be 2x, and in the third decade – 4x. Building in the first decade will prevent actualization of higher rights in time. Replacing a new floor by a new one last many years and hardly happens. When we deal with new building and hundred percent powers, this is more so. The possibility of building in stages inside the block obligates higher preliminary investments (sub terrain infrastructures, entrances, elevator and staircases piers, parking lots etc).
Their use only after a decade or two turns them clearly unworthy.

 

Block

Inside the municipal grid are the municipal blocks. This is the main built mass of Sde Dov quarter. The blocks size is not uniform and is the result of the grid structure, neighborhoods and climate and landscape parameters. The total space of the municipal blocks in Sde Dov is 550 dunams. The average block space is 11 dunams. Half of the blocks are larger than 12 dunams, a quarter is 6-12 dunams and the rest are smaller. For comparison, in Gedass program, the typical blocks are 6-9 dunams, and in Manhattan grid the blocks are 7.2-14.5 dunams. Besides fitting the grid, the neighborhoods and climate parameters, the division offers a repetitive homogenous structure in most building spaces. This is a rectangular structure that turns its narrow side towards the wider streets and its longer side towards the narrower streets and the sea boulevards. The offered high density and mixed uses guarantee activity in all hours of the day and night and justify activity of commerce, catering, services and free time all along the ground floor fronts. Priority will be given to the new Even Gvirol street and the track's front (facing the sea), but it will flow also into the lateral streets and fill the ground floors, first floors and one basement floor. The cross-section of the boulevards will emphasize the trees boulevard and the 'linear garden' and per the Tel Aviv tradition will not necessarily include commercial fronts, except near the street junctions. The quarter. The blocks size is not uniform and is the result of the grid structure, neighborhoods and climate and landscape parameters. The total space of the municipal blocks in Sde Dov is 550 dunams. The average block space is 11 dunams. Half of the blocks are larger than 12 dunams, a quarter is 6-12 dunams and the rest are smaller. For comparison, in Gedass program, the typical blocks are 6-9 dunams, and in Manhattan grid the blocks are 7.2-14.5 dunams. Besides fitting the grid, the neighborhoods and climate parameters, the division offers a repetitive homogenous structure in most building spaces. This is a rectangular structure that turns its narrow side towards the wider streets and its longer side towards the narrower streets and the sea boulevards. The offered high density and mixed uses guarantee activity in all hours of the day and night and justify activity of commerce, catering, services and free time all along the ground floor fronts. Priority will be given to the new Even Gvirol street and the track's front (facing the sea), but it will flow also into the lateral streets and fill the ground floors, first floors and one basement floor. The cross-section of the boulevards will emphasize the trees boulevard and the 'linear garden' and per the Tel Aviv tradition will not necessarily include commercial fronts, except near the street junctions. The entire city with more and more trees, and creates its green image ( in spite of density) and thus improves its social, economic and environmental function. Another family is that of fairs and markets.

5. In one of the 'awaiting' decades, Tel-Aviv will initiate the new Eastern Fair (under the slogan – 'the camel is flying again'?) and will require larger spaces. The historic buildings of Riding and the evacuated containers, the teaming open spaces of Tel-Aviv harbor and the Yarkon delta.

6. Dismantled international events, such as Expo, Biennale or the Olympic games, are looking for larger sites in attractive and well serviced locations.

7. No need for international recruitment and global exhibitions to maintain exchanging fairs and markets. Some of the buildings and sheds and infrastructures of Sde Dov can be recycled in order to be used by those with initiative and imagination, who are interested by the municipal public space. The culture and fun time needs of the city are also crying for less formal solutions and prefer the temporary stages, folding bubbles or circus tents. Culture desires to get out of the strict halls and museums and goes out into the streets, the temporary and changing.

 

Obtainable city

The democratic grid, high building density, average apartment size, slowly growing rights, generous public space, the informal part and the awaiting blocks all create an open, just and obtainable city.
Yet, these rules will not guarantee the real urbanity if a combination of employment and services will not be enabled as well as combination of affordable housing for various population groups in each decade. Many was written about the huge advantage of open pluralistic cities that incorporate population groups in various levels of income, from many cultural backgrounds and including various colors of shirt-collars. "The creative layer" which finds itself mainly in open and accessible municipal nets is the one guaranteeing Sde Dov's social, economic and cultural growth and its contribution to the entire city and critical contribution to economic growth and cultural prosperity.The magic percentage stating that 20% of apartments (and maybe also business and hotel grounds) will be accessible, must not pass this last opportunity in the north part of the city – Sde Dov quarter. In any case, it is right that in its preferred location, it will guarantee in advance the

 

Diverse combination

It is hard today to become involved in the sensitive housing market and lack of orderly mechanism to guarantee allocation and preserving of stock for a long time deter the planning institutions. But, since this program is supposed to be implemented gradually and in view of these mechanisms contribution to the municipal strength and urbanity, no doubt they will be found and implemented. The many rights this program offers are an excellent economic lever to guarantee the invective improvement that will justify the costs of integrating accessible housing and employment in the various projects.
Long term viewers will claim that in the long run, an urban center that will not achieve diverse creative combination will not succeed to keep its social and economic strength for long so, for correct economic considerations, an accessible city has a positive economic value.

Add To Cart

Tel Aviv, Jaffa

Client: Tel Aviv, Jaffa municipality (competition)
Location: Tel Aviv, Jaffa
Year: 2012

 

Program proposal for urban planing for Sde dov.
Gradually, in front of our eyes and despite of the Middle East limitations, the city of Tel – Aviv Jaffa is developing and becoming one of the most attractive cities of the world like New – York, London, Berlin and Barcelona. Like those cities, in Tel Aviv also there are no shopping malls with vast areas and parking lots, movies cities or mass attractions of all sorts. Instead, they are able to produce a municipal scale and maintain a sort of net of creators that are active in them and make them what they are. Besides the big preservation project, the UNESKO declaration, the "white city", the beach and the sea – Tel Aviv's logos are small ones. Either you're a tourist or local resident, you can identify Tel Aviv and enjoy it due to small details like the shady streets and boulevards, the short walking distances, the bicycle routs, the urban open spaces, the statues, the original trade, the night life, the coffee shops and the pubs at the street corners.
The areas of Sde Dov are the last ones to be planned in Tel Aviv. A rare situation in a city of "Tabula Rasa", without "Gaddasi texture", and with no canonic structures to preserve and few restrictions. In planning the Sde Dov quarter, there is no need to copy or reconstruct internal gardens, urban fabrics, balcony sizes or number of floors in the buildings. The success of Sde Dov quarter would be whole if Tel Aviv will continue the innovation tradition so it would become a new place that haven't been there before, an intensive place, with mixed uses, that allows proximity between employment and residence, public infrastructures and higher education. All of the above require building strengths that are compatible with the economic, environmental, cultural and social needs of the future. Thus
without excluding, even for a moment, the little values and symbols that make Tel Aviv what it is.

 

Transience

The "Dov Hoz" air field was established in 1938, at the request of the then-mayor, Israel Rokach, in order to improve the traffic between Tel Aviv and the rest of the country during the Arab revolt. The air field was built in the North-Western side of Yarkon River, at an area that was open and completely flat, near the Tel – Baruch's cliffs. As the years went by, the city expanded to the north, beyond the Yarkon, and the buildings became closer and closer to the air field, which became an isolated bubble that separates between the city and the sea. The air field area, covering about 1300 dunams, remained the same since its' founding, without any essential physical change and without planning. Originally, all of northern Tel Aviv area had a master plan much like the other beyond the Yarkon neighborhoods, which was planned by the architect Isaac Perlshtein. Eventually, since the air field haven't been evacuated, the plan has not been implemented and in parts of it there were several local plans, of suburban neighborhoods, with different character, that are known as "The largest bloc". The entire air field area was left in the Tel Aviv's master plan, as an area for future planning. The temporally situation and the continuing uncertainty that resulted from the debate about the need for an urban air field, against the needs of the city to develop and grow and the landowners desire to exercise their rights, have immobilized for 76 years the development at the area and made Sde Dov an inaccessible bubble that is not connected to the city who tightens around it and without any activity, except from local aviation. Just recently, since the expansion of the Tel Aviv boardwalk northwards, one can get closer to the area and to relive the unique urban situation that was created and to enjoy the unique qualities of a place, where time stood still. Actually, the freezing of the area and the lack of planning along the years, created around Sde Dov a unique landscape that allows an interaction between the open view to the city and the attractive spaces that existed there for decades, with no direction and no accessibility.

 

Density

Higher densities have distinct advantages in relation to municipal services accessibility and quality, regarding opportunity and meeting. If there is a solution for public spaces, the climate environmental performance and the traffic and transportation problem has been solved, then density is the good urbanity. These advantages are supported by the economic value of exhaustion of land resources and an efficient use of infrastructures. This is also so from the point of view of owners or an entrepreneur by increasing the land values and creating economic incentives for building, development and making profits. It should be emphasized that exhaustion of land resources has primary national importance. Both for the need to maintain open spaces and of the need to optimize the use of expensive infrastructure owned and routine maintained by the public.

 

Mixed Uses

The project outline TA/5000 puts the principle of mixed-uses at high priority. Indeed, the traditional zoning that almost became a synonym for spatial planning misses the goals and principles of planning. Many plans that are offered and implemented today declare mixed-uses as a preferred target and actually do the opposite. Sde Dov program desires to create a real mixed quarter. Therefore, all the blocks are mixed-uses areas. As a rule, 40% of the built area are for housing, 40% employment and hotels, 3% commerce, 2% open public space and 15% built spaces for public needs. The basis of this division stems from the principle sweeping decision: real mixed-uses means – half and half. Not a few of this and a few of that that in the end excludes one from being used, but "parity" division. The remaining 20% are a result of the 80% and are supposed to supply generous answer to the public needs and commerce opportunities, according to keys detailed in "numbers" chapter. The advantages in mixed-uses have been chewed up in many planning documents and we will also mention in short and headings the benefits of overlapping:

1. Efficient use of infrastructure, parking and services (including commerce and public) is critical in environmental-economic saving and efficiency. Saving of infrastructure is not only economic beneficial, it is a condition for high quality of public and business services supplied in mixed areas. This is much more than in separated areas.

2. Prevention of ghost areas in the mornings (nannies only) or municipal fringe activities in the evening and of course, contributing to self-security and property safety.

3. Creating of vibrant and open urbanity and meetings of inhabitants with entrepreneurs.

4. Qualitative employment close to home and public services in employment areas. Mixed uses incorporate well with policy of accessible housing (and employment).

 

Grid

The municipal streets grid was and still is the most urban planning tool. In many eyes, the grid is urbanity's identity card. Generations of architects, urbanites and planners work on deciphering the secret of its power and survival for many years.
The municipal grid is the ordering code, yet remains open, flexible for initiative and imagination, resistant and democratic. It is the order enabling the blessed disorder. "The Gaddasi Grid" of Tel-Aviv became one of its outstanding calling cards and many believe it is the secret of its success. Re-examination of Gedass grid is relevant especially in view of the Yarkon neighborhoods development and attempts to return to the Gaddasi Grid in TA/3700 and the program submitted by Yaar office to the competition over Sde Dov, conducted in 2008. There is great value in adopting models that already proved themselves, but the necessary adaptations should be created after three years of almost constant examination.
The new Sde Dov adopts the principle of the municipal grid, but builds it out of the special needs, out of special contexts and out of special places in and around the area. Because of its linear character, limited space, "boulevard events' and marine affinity, there is no room to create an additional inner hierarchy and there is a need to give answer to much larger lots than those stemming from Tel-Aviv traditional Gaddasi Grid. The grid creates 50 municipal blocks in various sizes and the planning decisions (apparently in local programs for whole blocks) will be relevant for the entire block. The obvious choice of the many streets direction from west to east stems directly from analysis of the compass, pointing on high frequency of good light winds coming from the west during the day and from the east during the night. The winter storm winds and hot winds in transition periods have significant components of north and south that the offered grid moderates. The municipal grid is not only an orderly net; it is in fact the main urban infrastructure. To create a municipal grid means actually creating the entire city. All these had created the Sde Dov grid – democratic, pluralistic and open. This is the orderly code and municipal infrastructure for a long time.

 

Conservation

The unorthodox program and unclear status turned the field part of the local landscape. The few buildings left a minimal obvious ground claim of landing, take-off and transit routes that incorporate into the original landscape and raise the imagination in their scale and presence. In order to preserve the existing landscape values, we offer to preserve Sde Dov original track. The track spreads all along the enclosure from south to north and is the most dominant element in the unique landscape that was preserved. Leaving the track will enable unequivocal division of the site into two sides. The western side, aimed at landscaping and nature conservation, the sea shore and Riding dock. The eastern side, aimed at development and continuation of the city from the south. The activities taken will be those of conservation and aimed to enable the existing and include long-term processes. The existing will remain in its original, destroyed situation and will show its real age. The visitors and researchers will be able to identify the landscaping principles and updated programmatic activities and enjoy the nature and the memory. Under it will be a large parking place, but the large and impressive surface (38 meter wide x 1.8 kilometer long) will remain the same and only the graphics will change in accordance to use, need, weekdays and seasons.

 

The Growing Rights

The basic claim connecting building powers to time leads directly to the offered solution of developing rights in Sde Dov quarter. No doubt that time will enable and obligate higher densities. This is a pattern that accompanies us for many decades and there is no reason for it to stop; reason says it will be increased.
The offer is, as will be clarified in the following economic analysis, that building powers will be doubled after a decade (from date of evacuation or approval of overall program, the latest of which). Decade of technologic, organizational (initiative, building and maintenance) development and changes in public preference. This is the public who sees now a contradiction between density, which is still considered to be negative (in spite of all those preaching for it and all objective advantages), and quality of life and surroundings. At the end of another decade, the rights will once again be doubled. So, after two decades, the rights will be four times more in relation to the rights dictated by the program for immediate implementation. The idea is simple: determining in the overall program rights that are increasing by one double per decade. That is, in each block it will be possible in the first decade to actualize "x" rights. In the second decade, the rights will be 2x, and in the third decade – 4x. Building in the first decade will prevent actualization of higher rights in time. Replacing a new floor by a new one last many years and hardly happens. When we deal with new building and hundred percent powers, this is more so. The possibility of building in stages inside the block obligates higher preliminary investments (sub terrain infrastructures, entrances, elevator and staircases piers, parking lots etc).
Their use only after a decade or two turns them clearly unworthy.

 

Block

Inside the municipal grid are the municipal blocks. This is the main built mass of Sde Dov quarter. The blocks size is not uniform and is the result of the grid structure, neighborhoods and climate and landscape parameters. The total space of the municipal blocks in Sde Dov is 550 dunams. The average block space is 11 dunams. Half of the blocks are larger than 12 dunams, a quarter is 6-12 dunams and the rest are smaller. For comparison, in Gedass program, the typical blocks are 6-9 dunams, and in Manhattan grid the blocks are 7.2-14.5 dunams. Besides fitting the grid, the neighborhoods and climate parameters, the division offers a repetitive homogenous structure in most building spaces. This is a rectangular structure that turns its narrow side towards the wider streets and its longer side towards the narrower streets and the sea boulevards. The offered high density and mixed uses guarantee activity in all hours of the day and night and justify activity of commerce, catering, services and free time all along the ground floor fronts. Priority will be given to the new Even Gvirol street and the track's front (facing the sea), but it will flow also into the lateral streets and fill the ground floors, first floors and one basement floor. The cross-section of the boulevards will emphasize the trees boulevard and the 'linear garden' and per the Tel Aviv tradition will not necessarily include commercial fronts, except near the street junctions. The quarter. The blocks size is not uniform and is the result of the grid structure, neighborhoods and climate and landscape parameters. The total space of the municipal blocks in Sde Dov is 550 dunams. The average block space is 11 dunams. Half of the blocks are larger than 12 dunams, a quarter is 6-12 dunams and the rest are smaller. For comparison, in Gedass program, the typical blocks are 6-9 dunams, and in Manhattan grid the blocks are 7.2-14.5 dunams. Besides fitting the grid, the neighborhoods and climate parameters, the division offers a repetitive homogenous structure in most building spaces. This is a rectangular structure that turns its narrow side towards the wider streets and its longer side towards the narrower streets and the sea boulevards. The offered high density and mixed uses guarantee activity in all hours of the day and night and justify activity of commerce, catering, services and free time all along the ground floor fronts. Priority will be given to the new Even Gvirol street and the track's front (facing the sea), but it will flow also into the lateral streets and fill the ground floors, first floors and one basement floor. The cross-section of the boulevards will emphasize the trees boulevard and the 'linear garden' and per the Tel Aviv tradition will not necessarily include commercial fronts, except near the street junctions. The entire city with more and more trees, and creates its green image ( in spite of density) and thus improves its social, economic and environmental function. Another family is that of fairs and markets.

5. In one of the 'awaiting' decades, Tel-Aviv will initiate the new Eastern Fair (under the slogan – 'the camel is flying again'?) and will require larger spaces. The historic buildings of Riding and the evacuated containers, the teaming open spaces of Tel-Aviv harbor and the Yarkon delta.

6. Dismantled international events, such as Expo, Biennale or the Olympic games, are looking for larger sites in attractive and well serviced locations.

7. No need for international recruitment and global exhibitions to maintain exchanging fairs and markets. Some of the buildings and sheds and infrastructures of Sde Dov can be recycled in order to be used by those with initiative and imagination, who are interested by the municipal public space. The culture and fun time needs of the city are also crying for less formal solutions and prefer the temporary stages, folding bubbles or circus tents. Culture desires to get out of the strict halls and museums and goes out into the streets, the temporary and changing.

 

Obtainable city

The democratic grid, high building density, average apartment size, slowly growing rights, generous public space, the informal part and the awaiting blocks all create an open, just and obtainable city.
Yet, these rules will not guarantee the real urbanity if a combination of employment and services will not be enabled as well as combination of affordable housing for various population groups in each decade. Many was written about the huge advantage of open pluralistic cities that incorporate population groups in various levels of income, from many cultural backgrounds and including various colors of shirt-collars. "The creative layer" which finds itself mainly in open and accessible municipal nets is the one guaranteeing Sde Dov's social, economic and cultural growth and its contribution to the entire city and critical contribution to economic growth and cultural prosperity.The magic percentage stating that 20% of apartments (and maybe also business and hotel grounds) will be accessible, must not pass this last opportunity in the north part of the city – Sde Dov quarter. In any case, it is right that in its preferred location, it will guarantee in advance the

 

Diverse combination

It is hard today to become involved in the sensitive housing market and lack of orderly mechanism to guarantee allocation and preserving of stock for a long time deter the planning institutions. But, since this program is supposed to be implemented gradually and in view of these mechanisms contribution to the municipal strength and urbanity, no doubt they will be found and implemented. The many rights this program offers are an excellent economic lever to guarantee the invective improvement that will justify the costs of integrating accessible housing and employment in the various projects.
Long term viewers will claim that in the long run, an urban center that will not achieve diverse creative combination will not succeed to keep its social and economic strength for long so, for correct economic considerations, an accessible city has a positive economic value.