Mike Turner
Problems
Height and Building Density - Visual Options and Constraints
Image - What is the desired building density and construction height in Jerusalem, with respect to the different visual basins around the city? How will the city skyline change with an increase in building height, as these will be viewed from the different vantage points around the city?
Differentiation by Function - What are the desired building densities and heights for the holy city as compared with the inner city? )
Options - What socioeconomic factors influence building height? What are the different options and their respective visual and environmental constraints?
Guidelines
Preservation of the Unique Character and Harmony of the Old City Basin, Preservation of Historic Neighborhoods, Limitation of Building Height, Moving Highrisers to the Outskirts of the City
Preservation of the Character of the Old City and its traditional skyline without burdening the horizon with new high-rise landmarks - An increase in building height would likely damage the existing balance between natural and built up areas, which, over the years, has produced a pleasant sense of harmony. This sense of harmony is part of the local character and must be preserved. These issues are particularly relevant to the planning of high rise construction projects in the Armon Hanatziv, and French Hill neighborhoods.
Designating all neighborhoods built before the establishment of the State as heritage areas marked for preservation - In these areas permissible building height will not exceed the standard height in the center of the city.
Buffer Zones - The same building height standard will be reserved for buffer zones, between preserved and new development areas.
High Risers - The construction of high rise buildings will be permitted on the periphery of the city, away from the historic inner city neighborhoods, such as at the entrance to the city, in Givat Shaul, and the secondary business centers in Malha and Beit Hanina.
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Menachem Zalutzky and Shoni Goldberger
Background
Urban Growth Increases the Level of Car Use and Promotes Negative Environmental Impacts
The city of Jerusalem is currently undergoing many different changes, some of which threaten its character and the quality of local residential life.
The changes include urban and metropolitan growth, affecting the size of the population, the size of the city, as well as the standard of living. All of these promote an increase in the level of car use and a heightened demand for residential building space, resulting in negative environmental impacts that threaten the future of open spaces in and around the city.
The corresponding increase in solid and liquid waste requires developing expensive treatment plants, often erected in densely populated areas, promoting noise, air, and possibly even radioactive pollution from the use of dangerous chemicals.
Planning for the city of Jerusalem, especially its center, is the focus of a public debate about the future character of the city. Issues being deliberated include construction in the open valleys, the use of glass for construction as opposed to traditional stone (mainly for planned skyscrapers), approval of increased density in built up areas, especially sparsely populated areas, improving road networks, etc., all of which will create new environmental impacts.
Of particular concern to the public is the future of the transportation system in Jerusalem. Many questions are being asked such as: Will there ever be an efficient public transport system in Jerusalem? What will the implications of such a system be on the level of private car use? Will new roads be paved, and how will they influence the growth of the city in terms of equitable accessibility to employment centers, services and commerce. What will be the effects on the level of noise and air pollution?
To assure a high quality of life and a good environmental quality, all growth must be based on sustainable planning designed to minimize existing negative environmental impacts, and eliminate development processes that could potentially create new ones.
Jerusalem is a growing metropolitan center. Precautions must be taken in advance with the use of progressive planning and appropriate environmental strategies to prevent the increase of environmental conflicts.
Problems
Increased Vehicle and Heat Emission Pollutants, Noise and Vibrations, Construction Waste, Solid and Liquid Waste
Transportation and Environmental Nuisances - Transportation is a dominant cause of environmental nuisance. The level of pollution in Jerusalem is among the highest in the country. In the center of town, the carbon monoxide level due to motor vehicle fume exhaust, does not meet health department standards. Most of the fume pollution comes from diesel engines in buses.
Industrial and Heat Pollution - Industrial activity, as well as home and institutional heating, also cause pollution, resulting from the kind of fuel used.
Noise and Vibrations - Current noise and vibration levels from public and private transportation will be reduced with the implementation of the new Jerusalem Light Rail Transport System.
Large Construction Sites - Construction sites produce a great deal of noise, dust, and solid waste pollution. Examples of such sites are the Holy Land residential area, which is undergoing massive construction, and the Road No. 4 construction works.
Solid Waste - Solid waste is expected to increase three-fold during the next two decades. The way to handle this problem will continue to be in great part burying the waste, along with increased recycling efforts, and the introduction of new treatment methods, such as incineration.
Water and Liquid Waste - Sustainable planning promotes the use of purified drainage water for irrigation. This method, while rare in Jerusalem, will be implemented in the new Har Choma project, where water drainage from the neighborhood will be used for irrigation of parklands.
Guidelines
Pollution-Free Transportation Policy, Reduction in Daily Trips, New Mass Transit System, Use of Environmentally Friendly Fuel, Use of Carbon Monoxide Converters in Buses, Limitation of Car Use, Law Enforcement
Treatment of Air Pollution - A comprehensive transportation policy is necessary in order to cope with noise and air pollution. The introduction of an electrically powered Light Rail System would be very instrumental in this respect, as it would reduce daily transport trips, and existing noise and air pollution levels.
The quality of fuel imported and used by bus companies must also be regulated. The use of energy sources other than fuel oil should be promoted. The use of carbon monoxide converters to control gas emissions from buses should be mandatory. Legal action should be taken against bus companies that emit air pollutants.
The use of private motor vehicles in the center of town should be limited. The use of alternative means of transportation, such a bicycles, should be encouraged.
Monitoring - An air pollution monitoring system should be devised and implemented to control air pollution levels.
Law Enforcement for Control of Industrial Pollution - Industrial pollution has been detected in several of the city's residential areas. In such cases, law must be instituted to control industrial production and maintain a healthy environmental standard. Generally speaking, industry should be planned away from residential areas.
Noise - Noise pollution from motor vehicles can be minimized with the use of "quiet asphalt." This problem is particularly acute in the center of town, on Road No. 1, Road No. 4, and Golomb Highway. In addition, monitoring of noise levels in sensitive areas should be conducted regularly. Legislation must be introduced by the City of Jerusalem to prevent noise pollution.
Micro-climates - The construction of high rise buildings can create new micro-climates. As such, the construction of new high risers must be accompanied by a plan to prevent sharp wind thrusts on the ground level. In addition, the shade effects of high rise buildings on the surrounding area (duration and size of area affected) must be investigated in advance of construction and regulated.
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Shlomo Hasson
Problems
Creating the right balance between concepts and goals. Cooperation among the different local councils. Private funding for public projects, and public involvement in the planning process.
What is the right balance between sustainable planning concepts and economic, social, and environmental development goals?
How to promote cooperation between municipal authorities in the greater metropolitan area?
How can development be fostered from within the private sector?
How can the public become involved in the development process?
Guidelines
Centralization at the metropolitan level verses decentralization at local levels. An umbrella municipality for Greater Jerusalem. Establishing development cooperatives between private and public investors. Community councils and public involvement.
Balance Between Different Management Levels - Efforts should be made to centralize authority on the metropolitan level while decentralizing authority on the neighborhood level, creating partnerships with the private urban sector throughout the city.
Establishment of a Metropolitan Authority - This would be a kind of umbrella organization governing the entire Jerusalem metropolitan area, responsible for the economic development of the city and its suburban areas, will enable some of the regional taxes to benefit the city. The authority would develop a comprehensive metropolitan planning concept, providing services on the regional level, such as infrastructure and sanitation.
Establishment of Development Cooperatives - Cooperatives joining public and private funding sources should be established for metropolitan infrastructure and economic development. The cooperatives would carry out a variety of development efforts including: revitalization and development of city centers,
establishing joint management offices to aid in the "build and relocation" process in residential areas undergoing rehabilitation, as in infrastructure development, building, managing and maintenance of new industrial areas, establishing and operating new tourist and recreational facilities, operating sanitary and water purification facilities.
Decentralization of Municipal Control/ Establishment of Local Citizens' Councils - Local councils will have authority for planning and development on the local level, management of community/neighborhood issues, involving local residents and assuring their welfare.
The concepts guiding local council activities are: responsibility for local issues, activity in areas that represent an advantage for local involvement as opposed to municipal control such as daily contact with residents, provision of information, and neighborhood maintenance. The municipality's function will be on the wider urban level providing overall services that need to be dispersed throughout the city. Decentralization of authority in this manner will provide benefits for both municipal and local management, enhancing the efficiency of service provision and maintenance on all levels.
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