3. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
ESSENCE OF OUR PLAN
The group chose to handle the line of housing projects between the railroad and the main
street of Bat Galim. The work focuses on several points:
โข Detailed attack-The planning area is seemingly uniform, in terms of common cha-
racteristics: the type of public housing, its poor condition, the small housing units
and the weak population, including a significant percentage of immigrants. Unlike
the usual procedure in this type of situation, which would be a proposal of a com-
prehensive plan, this project offers a unique procedure for each defined area of the
site. These solutions are derived from the strengths and weaknesses of each de-
fined area.
โข Total redevelopment of the entrance area to the neighborhood-This is from the
identification of a need to bring about a fundamental change to the entrance of the
neighborhood to improve its image, and make use of its potential to offer high-
quality housing for workers in the nearby Rambam Hospital.
โข Floor additions and building extensions, will be enabled in the defined areas in
which there are the customarily built public housing projects of the 1950s.
โข Condensing of building densities through infill of an additional building in the
relatively new defined area constructed in the 1980s.
โข Adding โrooftop apartmentsโ in the defined areas where the existing housing has
architectural and environmental value and are worth preserving.
โข Creating a โgolden ageโ neighborhood, built around the existing old age home,
based on the high percentage of elderly residents in the area. This will include
creating a supply of assisted living housing for this same sector in close proximity
their places of residence, and will encourage the evacuation of apartments that are
relatively large and are inaccessible to the elderly, creating a supply of housing for
young families.
1
4. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
โข This process creates a variety of housing solutions for population groups at
different stages of life, from the perspective of family size and economic situation,
and ensures a sustainable neighborhood.
KEY CONCERNS
1. This project, whose ultimate goal is to revive Bat Galim as a whole, begins from
the weakest point. This is a realistic starting point that recognizes the failed
attempts at the gentrification of some of the unique resources of Bat Galimโthe
housing facing the coastal strip. The poor image of the neighborhood is definitely
part of the reason for the failure of these attempts. This project identifies the
unwell "wall of public housing developments", at the meeting point of the city and
the neighborhood as one of the main reasons for this poor image and recognizes
its renewal as key to the revival of Bat Galim as a whole, and its unique resources.
2. The plan recognizes the wasted potential of the wide strip of "the railroad tracks
reserved land" and the economic incentive required for its redevelopment, while
simultaneously the need in distinguishing between active urban spaces (like the
beach promenade and coast) and local spaces. . The plan creates an area for local
activity along the strip of space that exists between the building line and the
railroad, and offers the use of commercial pre-fabricated buildings as well as
provides an acoustic barrier from the train tracks. This type of construction allows
for the immediate utilization of these areas with the suitable possibility for the
needs of future train track expansion.
3. A variety of physical solutions, including the usage of pre-fabricated mobile
homes that allow for the immediate utilization of rooftops.
4. Coping with the stages of plan implementation-The variety of solutions enable the
immediate tackling of the development of the neighborhood, not only in terms of
the planning process but also in its actual implementation. The plan takes these
different solutions into account not only in terms of their final product, but also in
the required processes of their implementation, from this, it is possible to activate
different measures in each section of the neighborhood that will improve its
image, and will contribute to ripening the conditions for attracting a stronger
population to a newly rehabilitated area.
2
5. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
INTRODUCTION
The Course
This report is a culmination of graduate work in the course of
Studio 2 - Neighborhood Planning in the Spring semester of the
2009-2010/5770 academic year at the Technion โ Israel Institute
of Technology.
Introduction to Bat Galim and Our Plan
Bat Galim is one of the only neighborhoods in Israel that is at
sea-level and has a directly accessible shoreline. Located in the
northwest of the city of Haifa, Bat Galim was the first neighbor-
hood to be built in the cityโs modern history. Planned by Bau-
haus-style Architect Richard Kaufman as a garden city in 1921,
the neighborhood continued to develop in the days of the early
immigration waves before the establishment of the state. During
the later immigration waves of the 1950s and 1960s,
immigrant public housing was built along the railroad tracks in
the southern part of the neighborhood.
Image 1. National, Municipal and Neighborhood Maps of Israel, Haifa, & Bat Galim
Sources: (Municipality of Haifa n.d.) and (Survey of Israel n.d.)
In this work, we present a neighborhood renewal plan for this southern region of immi-
grant public housing. The plan attempts to maintain the character and unique style of the
neighborhood in terms of the building types, their forms and historical roles as well as
supply a variety of housing types to attract a diverse population at different points in life
to create a more heterogeneous population. This plan envisions the neighborhood as a so-
cially and communally sustainable neighborhood and will try to co-anchor a major devel-
opment that will be a catalyst for the strengthening of the entire neighborhood with the
help of resident participation and the municipality. The proposed renewal is different than
most projects such as clearing and building (pinui uโbinui) or a typical neighborhood re-
newal project (shikum shehunot), rather, it aims to incorporate principles of sustainable
development that encourage a balance between conservation and new development and
building addition and demolition. Through thinking of the neighborhoodโs advantages
3
6. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
such as its real estate potential, walking proximity to the beach, abundant green space and
vegetation growth ability, buildings under preservation, character and history, it is a
neighborhood rich with potential. All of the elements of real estate re-awakening exist in
the future plans for the neighborhood and will help raise the public consciousness of the
neighborhood as a place that will become more attractive to live in: the plan to move the
naval training base and replace it with a new neighborhood, the strengthening of the
Rambam Medical Center, and the plan to turn over all of Retsif Margolin into a board-
walk. However, the greatest challenge to the redevelopment of the neighborhood is really
the process and timing it will take in order for real change to take place, the sources of
funding, and methods of implementation and construction. The plan will also try to sug-
gest economic means for implementation while working within the statutes set by the au-
thorities for the treatment and promotion of the neighborhood.
Image 2. The View of the Neighborhood from the East
Source: (Rappaport 2010)
4
7. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
URBAN & REGIONAL BACKGROUND OF THE
PLANNING SYSTEM
Existing & Filed Plans
There are numerous national outline plans and historical plans that have historically im-
pacted and created what Bat Galim is today. However, currently there are seven existing
plans for the neighborhood, of which details are readily available, and two additional
plans that are lesser known.
1. 2177
This plan was divided into two sub-plans: 2177b and 2177c. The implementation of โcโ is
planned to take place preceding that of โbโ. Also known as Benny Isaacโs plan, the name
of the planโs developer, it is promoted by the Israel Lands Administration, and is for the
redevelopment of the Naval Training Base, the Egged Central Bus Station and train sta-
tion complexes.
2177c The first part suggests the redevelopment of the 170-dunam area of the Naval
Training Base. 165-dunam will be a new neighborhood with 1000 housing units, a beach-
side boardwalk and a boulevard with street-side apartment buildings between 7-8 floors
high and interior apartment towers with 20 floors
.
2177b This later part is for the redevelopment of the Egged Central Bus Station and
Train Station complex into a High-Tech Industrial center
(including plan 2094 that calls for a gas station). The plan is
for a multi-purpose development including offices, R&D,
health services, storage and housing. Also included is a pe-
destrian trail with parks leading along the coast, outside of
the neighborhood to the Mt. Carmel ridge and connecting
with the Bahai Gardens. This plan would further open up
Bat Galim, and our target area in particular, to pedestrian
traffic that is likely to be tourism-based.
Image 3. Benny Isaacโs 2177 Plan
5
8. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
Source: (Rappaport 2010)
2. 1901c
Plan 1901c is for the development of the 1000 sq. m Allenby Interchange. This has the
goal of opening up traffic flow to the neighborhood on the western edge of HaAliyah
HaShniya St. near Hecht Park, the Yotvata Restaurant and the adjacent funicular. The
plan also includes the addition of a new sail clubhouse, storage space and a restaurant as
well as the demolition of some existing buildings along Surferโs Beach.
Negative Impacts: Impact on viewpoint between the sea and mountain, a large struc-
ture within 15 m of the seashore, creation of potential noise hazards, aesthetics and air
pollution in the neighborhood, and is liable to increase automobile traffic congestion.
Positive Impacts: Improve accessibility for the neighborhood and the beach, open
motor vehicle movement inside the neighborhood in the direction of the interchange, e
en-
courage the development of the western side of the neighborhood and the area of the i
in-
terchange, turn HaAliyah HaShniya St. into a main bidirectional artery from its current
stagnant single exit/entrance status.
3. 1718c
Plan 1718c proposes the 11
11-floor, 5000
sq. m, 38-unit Verona Hotel in the wes
unit west-
ern edge of the neighborhood on currently
undeveloped land between the Yotvata
d
Restaurant, the seaside boardwalk of Re
Ret-
sif Pinchas Margolin, and the western end
of HaAliyah HaShniya Street.
Image 4. Plan 1901c Allenby Interchange
Source: (Rappaport 2010)
4. 2032a
Although only adjacent to Bat Galim, this plan is included because it will bring more ou
out-
side attention to the general area possibly raising housing prices and adding traffic to the
area. This is for the addition of 400 500 housing units and public green s
400-500 space around the
Kiryat Eliezer Stadium on the southern side of Sderot HaHagana opposite the Egged Bus
Station complex.
6
9. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
5. 1481c
Approved in 2009, this plan will widen streets, add a 20-floor building and more parking
space to the Rambam Medical Center.
Traffic impact: Will rid the southeastern side of the neighborhood of some its current
parking crowdedness and potentially bring in more traffic to the neighborhood.
6. 2084
Approved in 2007, for the new 7-floor, 35-unit, Beit Hassan Hotel on Retsif Pinchas
Margolin between Sderot Bat Galim, Avdimi St. and HaSharon St.
7. 1602b
This plan improves upon the current boardwalk, redefining Retsif Pinchas Margolin as a
complete pedestrian boardwalk across the entire street, preserving buildings along Retsif
Pinchas Margolin and taking away beachside parking.
โข 2098 plans a Yotvata Hotel and Restaurant
โข TAMA 13/3/a is the city of Haifa Seafront Western Port Plan promoted by the Interior
Ministry, it plans to move and expand the Haifa Port northward along the coast, open-
ing up more seashore southeast of Bat Galim.
Most of these plans either propose new development using current buildings that will be
demolished or using undeveloped land. Many of these plans focus on the neighborhoodโs
seaside location to encourage tourism. Notably, none of these plans for redevelopment
include keeping existing structures and adding-on or filling-in within the current built en-
vironment.
Of the above listed plans, most are likely to indirectly and not significantly impact our
section of Bat Galim. The only clearly visible impact is increased traffic within the
neighborhood overall. The plans likely to have direct impact on our section are Benny
Isaacโs 2177 plan and plan 1910c for the Allenby Interchange.
7
10. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
DEFINITION OF THE PLANNING AREA
26% of Bat Galimโs population is over the age of 65 and 17% below 17 years of age, this
means that there are 1.5 times more elderly than youth residing in Bat Galim (Source:
Public Services Microsoft PowerPoint 2010 presentation by Dan Berkowitz and Nir Ben-
Simon, March 26, 2010). Furthermore, many of these residents are recent immigrants
from the FSU, have low socio-economic status and reside within old buildings with small
apartments.
Since most planning work in the neighborhood focuses on the seafront side, our group felt
that the district furthest from the sea would be neglected from the average plannerโs eye.
Likewise, our district is one of the least attractive in the neighborhood and we felt that C.
Kingsleyโs saying โA chain is only as strong as its weakest linkโ was applicable here. Bat
Galimโs weakest link needs to be helped first in order for the rest of the neighborhood to
be improved. Despite the Bat Galim Egged Central Bus Station complex being said to
have the lowest level of attraction, as will be discussed, due to the focus of this course
being on social-communal planning at the neighborhood level our group decided to not
start renewal work with this complex because it serves a municipal purpose, and not a
neighborhood one, and is physically cut-off from the neighborhood due to its location
across the train tracks. Therefore, it was decided that the best site for our project is the
public housing apartments area between HaAliyah HaShniyah and the train tracks be-
cause it is part of the neighborhood and has social-communal issues to be dealt with.
The neighborhood of Bat Galim can be segmented into housing and development districts
based on a hierarchy of attractiveness as is seen in the colorful map below.
โซืืงืืขืื ืืืืฉืขโฌ
โซืืื"ืโฌ โซืฉืจื ืืืฅโฌ
Image 5. Attractiveness Hierarchy of Bat Galimโs Housing and Development Districts
Sources: Google Maps with the assistance of Microsoft PowerPoint 2010 (Beta)
8
11. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
Explanation of the Hierarchy
Red - The most attractive district is the area of the seashore, the boardwalk, Retsif Pin-
chas Marglin, the Yotvata Restaurant and its nearby surrounding undeveloped area, the
much contested future Allenby Interchange area and the first block of housing inland that
gain their attractiveness from their relative proximity to the beach. This is where 4 out the
7 existing plans for the neighborhood are located.
Orange - Second to this district is the Naval Training Base (aka Bahad). Due to its cen-
tral location in the neighborhood and beachside property, this area is not attractive be-
cause of its current land use but gains desirability because of its redevelopment potential,
once the base is moved elsewhere. The Bahad is not quite at red level because it has not
yet moved and the exact date when the land will be available is unknown.
Salmon - The third-level attractive district is the housing on Bat Galim Blvd., the first
couple of blocks inland from the sea along HaSharon Street and the undeveloped land
across from the Elisha-HaAliyah HaShniya St. intersection and next to the Absorption
Center. The housing along Bat Galim Blvd. acquires its desirability from being on an aes-
thetically pleasing boulevard and having direct view of the sea but is not at the orange
level because of the Casino cement structure and the buildings along the street entrance
with closed storefronts. The HaSharon St. area achieves its lure for its being nearby the
beach, but not across the street from it, its physical sense of community from being sur-
rounded by housing, and its distance from the loud and busy HaAliyah HaShniya St.
However, HaSharon St. does not reach the orange level because it is not seen as having a
high redevelopment value.
Yellow - The fourth area has a mediocre level of attractiveness. This is the housing on the
western and eastern sides of the Naval Training Base that gets a view of a cement wall
with barbed wire on the top and yet is still not so far from the seashore and the Rambam
Medical Center as well as the areas that includes Efron, the northern side of Sharl Luts as
well as Nahalal, Yaโakov Kaspi, Yonatan, the southern side of Shikmona, Pinat Gan, the
tall apartment buildings behind the HaAliyah HaShniya shopping center and HaAliyah
HaShniya streets. These places get much of the impact on air and noise quality from mo-
tor vehicle traffic on HaAliyah HaShniya, but the housing is relatively well-kept.
9
12. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
Green - The fifth area is part of the less attractive districts of housing and development.
This is the area on the southern side HaAliyah HaShniya, around Heil HaYam, Aliyat
Hano'ar, HaKelaim, Rahaf, and the train tracks. The public housing apartments in this
area have not been kept well, their apartments are small in a market that values bigger
apartments, bushes and other greenery have been let grow to the proportion that they take
over public spaces, and car parking has become an art of creative domination of public
spaces and walkways.
Blue - The currently least attractive area in Bat Galim is the development between the
train tracks and HaHagana Blvd. containing the derelict Bat Galim Egged Central Bus
Station complex. While this area remains neglected, its potential for redevelopment gives
it an added and different kind of attraction that it shares with the Naval Training Base, but
since it stand at a busy intersection and not at walking distance to the beach it falls in the
lower level of attraction.
Image 6. Our Planning Area
Sources: Google Maps with the assistance of Microsoft PowerPoint 2010 (Beta)
10
13. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
THEORETICAL BACKGROUND TO OUR PLAN
Our plan is based on certain principles and conceptual themes of Sustainable Develop-
ment (aka. SD). The theoretical goal of our plan is to create an intergenerational socially
sustainable area. While SD consists of multiple principles and conceptual themes, our
plan aims to achieve the stated goal through implementing the concepts of intergenera-
tional equity and eco-form as well as the conceptual themes of sustainable transportation,
density and diversity that make up sustainable urban forms1 & 2.
Concepts
Intergenerational equity is the principle that resources need to be managed responsibly in
order to ensure their use for present and future generations. This directs this plan to cate-
gorize and brand each housing area so that people in different situations of life can find a
home therein. Whether one is single or living with someone, starting a family, already has
a family, or is retired, there is a housing area for someone at any status in life to reside in
our plan.
Eco-form means design of the built environment that decreases pollution and improves
energy efficiency. This is exemplified in our plan through minimal building destruction
and new construction of energy efficient new buildings in the Ramban Center area, rather
than destroying numerous buildings and creating lots of trash, as well as the network of
open green spaces for pedestrians and bicyclists throughout the district that help to en-
courage people to live environmentally-friendly lifestyles.
Sustainable Urban Form Themes
Diversity is a variety of land uses, building density, housing type, ownership and architec-
tural style, household size, population age, cultures and household income. This theme
exists throughout our plan. Our plan aims to increase building density in certain areas,
change in architectural styles in the Rambam Towers area, designate housing for the el-
derly, families, singles and young couples to reside in and increase the variety of house-
hold income in the area.
Sustainable Transportation means taking into account the social and environmental costs
of all modes of transportation and balancing the needs of mobility supply, safety, access
and environmental quality. In practice this theme equates to reducing the need for private
car mobility and motor traffic, and improving the provision of energy-efficient and envi-
ronmentally friendly transportation modes that includes walking and bicycling. While our
11
14. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
plan doesnโt call for changes in existing public transportation services, it has a strong fo-
cus on reducing the need to drive a car and improving walking and bicycling in Bat Ga-
lim.
Density means having a sufficient quantity of people residing in an area to create a high
people-to-physical area ratio that can lead to social interactions, urban functions as well
as energy consumption. This theme is exemplified within our plan through the use of the
energy conservation policies of increasing urban density, providing a variety of easily us-
able and accessible transportation modes and restraining the supply of automobile infra-
structure. Our plan calls for a great increase in residents without an equal increase in
supply of parking spaces for cars and works to improve the supply of pedestrian and bi-
cycle infrastructure so that residents and visitors can travel through the area without the
need for an automobile.
12
15. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
UNDERSTANDING THE STRENGTHS AND
WEAKNESSES OF BAT GALIM AND OUR TARGET ARE
The following chart outlines the โSWOTโ analysis and presents the existing positive and
negative aspects of the area, and uses these points as a springboard for understanding
future potentials and risks. The analysis will begin with the area of Bat Galim as a whole,
and will then branch out into the specifics of our target neighborhood and the sections we
have divided them into.
BAT GALIM
Existing Strenths
Housing-Bat Galim's housing is affordable.
Economy- Located near the Rambam hospital, Bat Galim serves as a go-to destination for
visitors and workers.
Transportation-Bat Galim is easily accessible by public transportation, being situated on
main bus lines, and having itโs own train stop.
Public Space and Environment-Bat Galim is located on the sea-front, not a common
characteristic for an Israeli neighborhood. Its strategic positioning between the sea and
the Carmel mountains make it an ideal location for an urban area. Additionally, Bat
Galim offers a balance between the urban and the natural, in that it features a lot of green,
including the tree-lined boulevard of Sderot Bat Galim as well as green open spaces
between buildings. Many of these spaces include benches and playgrounds and serve as
resting spots for the elderly as well as play areas for children.
Urban Design-A unique characteristic of Bat Galim is that the essence of its construction
is that of a mixed-land-use neighborhood. Unlike most neighborhoods in Israel, living in
Bat Galim does not require a car because of the close proximity of functions and services
to one another. Housing is not spread out over large roads, rather it is arranged in blocks,
similar to those of the Village in Manhattan. One can live on the same block as their
childโs school and a grocery store while still living nearby a hospital, as well as living by
the water. Many residential blocks in Bat Galim are also built in a way similar to typical
European housingโbuildings are situated in a way that they are accessible from the
street, but also feature spaces that serve as โinner courtyardsโ. These spaces serve as
places of retreat within this urban neighborhood.
13
16. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
Existing Weaknesses
Housing-The housing in Bat Galim is in poor condition. A combination of low quality
materials paired with a purely utilitarian aesthetic set Bat Galimโs overall appearance
back into the mid-20th century. Given the state of its buildings, the area gives off an aura
of neglect.
In addition, space is being used inefficiently. Many apartments are only occupied
by 1-2 people. Bat Galim remains a place for older clientele and is therefore not providing
an adequate location for younger generations to settle down.
Economic-Because of the low housing prices, Bat Galim continues to attract low-
socioeconomic residents, lowering the economic bracket for the area. Because of this, the
area gets little attention in terms of funding from the Municipality.
In addition, other than the Rambam Hospital, Bat Galim does not include other
revenue points. Its commercial function is limited given there are very few stores and
offices.
Transportation-Bat Galim is missing adequate and legally outlined parking. Because of
this many walking areas are congested with parked cars.
Public Space and Environment-Bat Galim is untidy. There are numerous areas used for
the depositing of old furniture and garbage. This is both unhealthy as well as ungainly.
This, coupled with its situation next to hospital waste present an unsanitary environment.
Bat Galim is also lacking cultural landmarks that serve to ground a community as
well as raise its self-awareness, pride and education levels.
Opportunities
Housing-Bat Galimโs housing is functional. Because of the buildingsโ close proximity to
each other as well as well as the functional nature of them, the housing lays the
foundation for a light renovation. Its simple nature opens up the possibility for creating a
number of different apartment types that can serve various age brackets.
Economy-In addition to Bat Galim being situated right next to a hospital, which can
provide work for varying socio-economic levels, the existing future plans calling for Bat
Galimโs beautification could mean increased funding for the area as well as the potential
for new waves of more financially-secure residents.
Transportation-Given the increasing global encouragement on public transportation and
walkability, Bat Galim lays the foundation for the neighborhood of the twenty-first
14
17. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
century. It is completely feasible to traverse its coordinates entirely by foot, and it is
located along main bus lines and the Israel Rail.
Public Space and Environment-Bat Galim has a number of ideal features for a
successful urban neighborhood. It is flat and completely walkable. Given its situation
between the sea and the mountains, it has the potential to act like an urban oasis.
Bat Galimโs building formats have the foundations already laid out for functional
public spaces. The spaces located behind and in between buildings mean that the space is
already outlined for better public use and that drastic plans donโt need to be draw up to
designate new open areas.
Threats
Housing-The state and uniformity of Bat Galimโs housing poses a threat to its absorption
of younger and more financially secure residents. Because of its monotony and similarity
to many poorer neighborhoods Bat Galimโs buildings stand the risk of being utterly
neglected. Their already poor state poses a threat to both current residents and the
economic health of the neighborhood.
Economy-Bat Galimโs lackluster feel could mean that it will never serve as a location for
new business.
Transportation-Bat Galimโs parking problems could cause ever-increasing levels of
congestion in areas that are meant for walking or sitting. Because Haifa is comprised of
networks of large roads, the difficulty of getting oneโs car in and out of Bat Galim could
mean Bat Galim being virtually cut off from the rest of Haifa.
Public Space and Environment-If Bat Galim continues to be neglected financially and
environmentally, it could continue to decay into a waste site. This could affect the quality
of life for Bat Galim residents physically as well as mentally. An unkempt neighborhood
causes decreased community morale and respect for oneโs neighborhood.
Urban Design-Many buildings have been abandoned and are in poor condition, included
architectural treasures that are reserved as landmark sites. These buildings could risk
collapse in the future as well as create a poor reflection on the neighborhood.
15
18. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
OUR TARGET AREA
Existing Strengths
Housing-The housing in our area is functional and affordable.
Transportation-Our area especially is accessible by public transportation, and is flat and
entirely walkable.
Public Space and Environment-There are many open spaces located between buildings,
providing an "escape" from the street. Additionally, the area is filled with greenery.
Existing Weaknesses
Housing-The housing is in poor condition and the density is low. Additionally, there are
many illegal add-ons as well as free-standing constructions that are overlooked.
Economy-Our area serves a low-income bracket and therefore little money is poured into
the neighborhood.
Transportation- The path leading from the Bat Galim train stop weaves through the
courtyard of a number of residences, turning it into a thoroughfare during post-train-
arrival times. Furthermore what are supposed to be pathways and open areas are being
used for parking.
Public Space and Environment-The open spaces between buildings look accidental, and
there is little seating area. The spaces are untamed, grown over with weeds, wire and
trash.
Opportunities
Housing-Because of the simple design of the buildings in our area, it is feasible to be able
to repair and expand them, allowing for more residents.
Economy-The neighborhood's location next to the train gives it the potential of reaping
from future projects.
Transportation-With more stores and services added to the neighborhood, the walkable
nature of the target area could mean a totally convenient location to live. In addition, with
a strengthened neighborhood and future residents, the location along main bus and train
lines could make our neighborhood an ideal place to settle down while being able to
access work as well.
Public Space and Environment-Out target area contains the blueprint for a successful
community layout. It is possible to trace a path leading from its beginning to its end,
making it conducive to communal interaction. It includes within its structure, open spaces
16
19. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
and greenery, meaning that no large-scale construction would be required to clean the
area up and make it more functional and desirable.
Threats
Housing-Like many low-income neighborhoods in Israel, the types of buildings that
comprise our target area are dated and in poor condition and run the risk of abandonment,
as well as the risk that current and prospective residents may choose to live in newer,
better-maintained housing.
Economy-Because our target area is not included in the plans that have been drawn up
for Bat Galim, our area could become completely financially neglected, making it into a
sort of slum.
Transportation-Because there is little parking availability, our neighborhood will
continue to become congested with parked cars, making what is actually a walkable area
into a cramped neighborhood that is not feasibly traversable by foot.
17
20. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
OUTLINING OUR VISIONS AND GOALS:
HOW SUSTAINABLE DEVELOPMENT WORKS FOR OUR
TARGET AREA
We have divided the goals for our plan into three core elements: Sustainability,
Sense of Community, and Economic Rejuvenation.
We see the concept of sustainability as a capacity whose foundations are already
laid in our target area, as well as a vision that would serve as a treatment to the existing
ills of our target area. Our neighborhood already includes space-saving housing, public
spaces, green, and the potential for increased walkability. We know that these
characteristics can be refined through improving the quality and functionality of the
already-existing housing and making way for a densification and diversification of
housing sizes, allowing for the introduction of more residents and younger age brackets to
the area.
A Sense of Community is something we feel is necessary to carry a neighborhood
into the twenty-first century. Coupled with the concept of sustainability, a neighborhood
of the future does not merely have to do with the physical nature of an area, but also with
the nature and inclusion of the neighborhoodโs residents. Not only does an increased
sense of community have positive psychological ramifications on individual community
members, it also creates strength in numbers, meaning the potential for creating change
when a need for change is felt.
Given our target areaโs location within the neighborhood of Bat Galim, we see
potential in encouraging the areaโs awareness of the locationโs history. Awareness of the
history of oneโs home creates pride and respect, and this can in turn lead to increased care
and involvement in local decision-making. In addition to public programs and
advertisement, one of the ways we plan on promoting a sense of community is through
the preservation of the general nature of the residences. Light construction will serve as
an improvement to what is already there, creating a sense of pride without the feeling of
unfamiliarity to those who have already been living there. Refining the public spaces
between buildings, cleaning them up and enhancing their appearance is included within
our goal of encouraging communal engagement.
The backbone required to carry out our plans for sustainability and sense of
community is an economic rejuvenation of our target area. The basis of this will be in the
commercial strip we have planned for the area between the train and the residences. The
18
21. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
location of this strip will serve both the community and the passengers from the train. The
idea is to bring economic activity to this economically stagnant neighborhood through
employment, business and municipal opportunities.
The second branch of our economic rejuvenation plan is to increase the value of
the real estate. By improving the housing, we hope to encourage investments in the
neighborhood as well as more economically stable residents.
The following chart outlines the components of our three core goals:
19
22. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
THE PRINCIPLES OF OUR PLAN
The essence of our plan is based upon many of the principles of both Sustainable
Development and New Urbanism.
One of the central threads of sustainable development is the idea that a
neighborhoodโs infrastructure can service not only its current residents but also its future
residents. Our plan is designed to cater toward the comings and goings of various age
brackets, featuring specific areas that will be relevant to people in different points in their
lives. Given this attention to a smooth transition between age range and living space, the
entire building plan of our project is constructed around the idea of graduality. Rather
than employ a mass evacuate-destroy-build method, we would prefer a more organic
development for our neighborhood since one of our goals is to maintain the current
population while attracting newer waves as well. We would like to keep the neighborhood
functioning during the transition period, and feel strongly about not making a large
building site out of our neighborhood. Instead, we plan to use โlight buildingโ to
strengthen buildings, expand the number of apartments through in-fill and floor additions,
and create a more appealing aesthetic.
We have divided our target area into sections, each one serving a specific
residential purpose. Together, each of the sections integrates like the pieces of a puzzle, to
form a neighborhood that serves each stage in the life cycle. We feel that a neighborhood
designed using an all-inclusive approach requires a strong entrance as well as a financial
backbone, this being the commercial strip we have created for the gateway to our
neighborhood.
Stringing together Sustainability and New Urbanism is an emphasis on
community. Lewish Mumfordโs attention to forming a relationship between residents and
the places they live was a crucial influence for the social branch of our plan. Raising the
density within our neighborhood and encouraging walkability are factors that can create a
sense of community, and counter the general layout of the rest of Haifa, a city that
strongly exemplifies urban sprawl. Mixed housing and mixed resident type, higher
density and walkability are New Urbanist principles that we have kept in mind in our
planโs design.
20
23. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
Influenced by Mumfordโs ideas about sense of community and place attachment
we also focused strongly on street life. In addition to the public spaces we have included
within the residential areas, our commercial strip serves a purpose alongside its economic
importance. In her book The Death and Life of Great American Cities Jane Jacobs posits
that one of the keys to urban life and safe city streets are shops. With the promenade of
shops and cafรฉs, our commercial area will serve as a catalyst for neighborhood interaction
and a general sense of living in a โneighborhoodโ. Keeping with our aversion from heavy
building, we chose to compose the commercial section of prefabricated buildings that are
easy to deposit on the building site.
21
31. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
THE COMMERCIAL STRIP AS ECONOMIC GENERATOR
AND COMMUNAL CATALYST
Our commercial strip is the economic and social binder of our project.
Economically, the area will provide employment, business opportunity and increased real
estate value to the area.
On a social level the promenade will provide the neighborhood with a c
center. The
area will serve as a place of convenience in that it will include a variety of shops, and will
also act as a meeting place. Its pedestrianized character makes it safe for children, and
also conducive to social interaction. This will enhance the overall spirit of the shikunim,
bringing life to the neighborhood. Over time this location can be used as a place for the
display of public art as well as a location for public events.
The commercial strip will be built of prefabricated buildings. These constructions
constructions
are inexpensive and are largely assembled in a factory, rather than on site. This kind of
construction suits our plan because it means less building and also minimized
construction time. Additionally, prefabricated buildings will give the prome
give promenade a
modern, sleek aesthetic, enlivening the area.
A number of things to know about pre
pre-fabricated buildings:
Cost: Usually between $35 to $100 per square foot
Materials: Aluminum, steel, wood, fiberglass and concrete (all sustainable materials)
luminum,
Some examples of pre-fabricated building being used for commercial purposes:
fabricated
How the assembly looks:
29
32. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
The following is a sample project proposal we would present to potential investors:
Image Sources
http://blogs.walkerart.org/offcenter/wp-content/offcenter/FF_82_prefab3_f.jpg
DNA
projects
Land Development Project Proposal: DNA Projects (Dan, Nir and Anaelle) will meet all
your needs and goals to develop the currently unused area between the train tracks and the
housing into a vibrant commercial promenade.
The Objectiveโฆ
Develop land owned by the municipality, located in Bat Galimโs South, between the train station
and the housing blocks.
โฆ Need #1: Permits and licenses from the municipality.
โฆ Need #2: Investment money to complete the development.
โฆ Need #3: Contractor familiar with prefabricated building.
The Opportunityโฆ
To change a currently low-cost, high-potential area into a financially rewarding, lively space.
โฆ Advantage #1: Little investment money is required to finance this low-cost project that
utilizes low-budget construction options.
โฆ Advantage #2: Gain revenue from neighborhood residents and train passengers.
โฆ Advantage #3: Invest in low-priced residential real estate along the strip whose value will
increase in the future.
The Solutionโฆ
Hire DNA Projects to plan this development strategy.
โฆ Goal #1: Create a strip of shops and cafรฉs running along a pedestrianized promenade.
โฆ Goal #2: Utilize pre-fabricated building for the construction.
โฆ Goal #3: Raise value of residential real estate located nearest to the strip.
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35. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
โซืืืืืืืืจืคืืโฌ
Jabareen, Y. "A New Conceptual Framework for Sustainable Development."
Environment, Development and Sustainability, July 9, 2006: 179-192.
Jabareen, Yosef Rafeq. "Sustainable Urban Forms: Their Typologies, Models and
Concepts." Journal of Planning Education and Research, 2006: 38-52.
Jacobs, Jane. The Death and Life of Great American Cities. Modern Library (February 9,
1993)
Mumford, Lewis. The City in History: Its Origins, Its Transformations, and Its Prospects.
Mariner Books; 1968.
Waugh, Dave C., "Buying New Urbanism: A Study of New Urban Characteristics that
Residents Most Value" (2004).Applied Research Projects. Paper 22.
โซืืืืกื ืืฉืืื ืืช ืืฆืืงื. ืืืกืโฌ โซืขืฆืื ืืขืืืช ืฉืืงืโฌ โซืืจืื , ื . ืืืจืืืื, ืช. ืฉืืงืโฌ
.1982 , โซืฉืืืื ื ืืโฌ
โซืืจื , ืข. ืชืืจื ืชืื ื ืืืงืฆืืช ืงืจืงืข ืืฆืจืื ืฆืืืืจ, ืืืื ืืืืงืจ ืืคืืชืื )ืืฉืจืโฌ
.2005 โซืืคื ื ( ืกืคืืืืจโฌ
(โซืืคืื ืื ืืืื ืื, ืืื ' ืชื ืืืื )ืืื"ืก ืืขืืืื ืกืืฆืืืืืชโฌ โซืคืจื ืง, ืค. ืฉืืชื ืชืืฉืืโฌ
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36. โซืืืืคื -2 ืฉืืื ืชืโฌ โซืืืื ืืื โ ืืืื ืืื ืืืืื ืืืฉืจืืโฌ
"โซืืช ืืืื "ืฉืืื ืช ืืืืจืืชโฌ โซืืคืงืืืื ืืืจืืืืงืืืจื ืืืื ืื ืขืจืืโฌ
โซืืืกืืื ืืชืื ืื ืขืจืื ืืืืืจืืโฌ
Municipality of Haifa. GIS Internet Site of the Engineers of of Haifa.
http://147.236.237.40/website/gis55/gis-net.asp?citycode=4000 (accessed July 25, 2010).
Survey of Israel. Israel Geospatial Information Portal.
http://www.govmap.gov.il/viewer.asp (accessed August 31, 2010).
http://www.futurist.com/2008/08/12/future-of-sustainable-affordable-housing-a-prototype
http://www.buildingsguide.com/
http://arnona.co.il/magazine/vol-18/batia.html โซืจืืขืื ืืืฉืคื ืืืกืื ืื ืื"ื, ืืืืจ ืืืืโฌ
โซืืืืจ ืืืืฉื ืื ืืืฉืจืืโฌ
http://israelaffordablehousing.blogspot.com/2010/03/blog-post_21.html
โซืืจืื ืืชื ืืขื ืืขืืจืื ืืืช ืืชืืืฉืช ืืืฉืจืืโฌ
http://shout.co.il/org/org.asp?orgId=1630&visitOrgUrl=www.miu.org.il/MIU_v4/index.ht
ht
Rappaport, Ruti. Bat Galim - 13. Microsoft PowerPoint Presentation, Haifa: Department
of City Planning, 2010.
Image Sources
http://blogs.walkerart.org/offcenter/wp-content/offcenter/FF_82_prefab3_f.jpg
http://www.seedsandfruit.com/wp-content/uploads/2009/07/crane-prefab-edgar-
blazona.jpg
http://www.busyboo.com/wp-content/uploads/prefab-home-spacebox-5.jpg
http://www.inhabitat.com/wp-content/uploads/pumaretail_prefab.jpg
http://www.sustain.ca/downloads/PICS/200912WIDE/12WIDE-TOP-S.jp
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