Posts
AN ECOLOGICAL
APPROACH TO CITY CENTER PLANNING
Assoc. Prof. Dr.
Mehmet TUNCER
"As the forms
of an old culture die, a new culture is created by the few who are not afraid
of the feelings of insecurity."
Barcelona Barri Gothic La Rambla Pedestrian Road
1. THE ECOLOGICAL
CITY CENTER (ECOCBD) APPROACH
The word
"ecology" was first used by the German biologist Ernest Haeckel; it
has been derived from the Greek roots of "home" (oikos) and
"understanding" (logos).
Ecology is defined as "that which helps us understand our
planet." (2)
Professional
ecologists examine animal and plant systems within the context of their
relationships with their environments, with special emphasis on the
relationships of different life forms and their interdependencies. Therefore the relationship between the
members of a specific species (i.e. us) and our effect on our own environment
is also a subject of research.
In this study, we
have attempted to analyze and explain the ecology-sensitive approaches taken at
the main centers of "Central Business District" (CBD) planning, towards
an evaluation and development***** of the present natural/ecological data in
city centers.
During the
planning of old and new city centers, the "Ecological Approach
(ECOCBD)" aims at the search for eco-friendly "Sustainable Center
Planning" mindsets, such as the evaluation and development of the
natural/ecological data that are present as linked to the city's macro form,
economical use and development of matter and energy in the city center, or the
development of a healthier and more environment-sensitive infrastructure.
In our country, as
in the entire world, as a result of the rapidly expanding consumption and waste
generation especially with the rising onset of increased rural-to-urban
migration and population growth, the ecological balance has been shifting
off-center through the gradual lessening and pollution of natural
resources. To withstand this change that
will affect the way of life of today's and future generations both, especially
during the recent years, experts from numerous branches of science, politicians
and local governors have been working to create solutions to this problem.
Among these are
the sciences of "Urban Planning," "Architecture,"
"Landscape Design," "Infrastructure Engineering,"
"Ecology Engineering" etc., which have embarked upon a study upon the
basis of "Sustainable Development", which is an internationally
understood mindset. Building upon this
basis, it is possible to observe the emergence of sustainability and more
eco-sensitive approaches for the planning of new cities and the replanning of
old cities.
The first priority
in the development of an environment-sensitive central business district (CBD)
is to systematically define the environment-sensitive planning goals and
environmental standards (for air, water, soil quality, noise etc.). Where these principles will be incorporated
in the design process, at which phase of the design, how deeply, and how,
should be ascertained. Legal, governmental
and financial precautions should be worked out in this direction.
II. ENVIRONMENT-SENSITIVE APPROACHES IN
ANTIQUE-PERIOD CITY CENTERS
In the Age of
Antiquity, the historical core of many cities were established on an easily
defendable hill, termed "The Acropolis". The city would then grow around or to one
side of the Acropolis, in concentric, ever-widening circles (3). The lower parts of the city were called
"AGORA," meaning where the public gathers. The Hellenes and Romans used to gather at the
agora for their political, commercial or social business.
Along with the
political and commercial developments, the temples to the city's gods, social
and cultural buildings, and governmental buildings increased in number and
spread around the center.
All the public
buildings and columned passes (stoas) had the tendency to cluster around the
agora. Even though a holistic planning
approach had not existed in this period, it is understood that wind direction,
sun direction, natural formations of the land and the interaction of different
buildings were effective in the positioning and placement of commercial,
religious and social structures (such as agoras, theaters, stadiums and
gymnasiums).
III. 1.
ENVIRONMENT-SENSITIVE APPROACHES IN THE BERGAMA ANTIQUE CITY CENTER
Bergama is one of
the most important antique-era settlements of the Aegean region. Its climate is hot and dry in summer and warm
and precipitous in winter. The city was
formed in terraces and in three main city parts, 330 meters above the
plain. Water was brought to the city
from the Madra Mountain, which is 20 km away, through a technique that applies
the joint-containers principles of physics.
One of the most
important structures in the city center is the world's steepest theater, with a
capacity of nearly 10000 people. This
has been built by taking the prevailing wind direction (from the west) into
account. Every word spoken on the stage
can easily reach someone sitting at the very top.
As in many antique
towns, the shops at the Agora and the theater terrace were arranged to create
wide-eaved, shady places. The temples
(Dionysos, Trajon and Athena) and palaces (Attalos and Eumenes) were used at
the highest elevation around the theater.
As for the Middle
Town of Bergama, the gymnasiums (higher, middle and bottom) and temples
(Demeter, Ascleopios, Gymnasium) were again placed to fit and arrange the
topography.
II. 2.
ENVIRONMENT-SENSITIVE APPROACHES AT THE PERGE ANTIQUE CITY CENTER
Perge is one of
the most important antique-era settlements of the Mediterranean Region
(Pamphylia). The region bears the properties
of a Mediterranean climate, with the summers hot and dry and winters warm and
precipitous. The city was established at
an Acropolis and had spread towards the plain to the south. The Acropolis was set on the hills of Iyelik,
Belen and Koca Belen, which are open to the air and the winds and have a good
view, and thus are fit for settlement.
As the city spread towards the plain, it was planned to fit a grid
system and the "Columned Street" was created to carry the cool breeze
that comes from the south, from the Mediterranean Sea. This road reaches all the way to the city
fountain (nympheaum) at the outskirts of the Acropolis in the north, drawing a
gentle curve over the plain.
In the south,
another large fountain to be found at the city center that was established
around the Hellenistic city gates also served the populace. The fountain to the north used the water from
a source in the Acropolis, and the water created a microclimate in the whole
city by flowing down the middle of the columned street. A similar structure was to be found, until
recent years, in the Ataturk Street in Antalya; this has been shut down due to
pollution.
Perge Antique City's Manin Green / Pedestrian
System
In Perge,
underlying this water system, we can also find a Roman period sewer system.
To both sides of
the columned street were shady shops with wide eaves. Around the square-planned Agora, there were
shops, with columns and supports, that provided shade. A large bath-house and gymnasium to the south
served the citizenry.
Both in Bergama
and Perge, we can observe the presence of an environment-sensitive urbanization
and architecture, in the city whole and city centers both. The environment-sensitive approaches in the
city centers are summarized below:
1. Effective use of the topography: Commercial, governmental and social buildings
such as theaters, hippodromes, agoras, temples, gymnasiums, palaces etc. that
are in the city center were placed through the use and development of
already-existing topographical possibilities.
2. Establishment of pedestrian-focused places: The city centers
are prominently used as pedestrian spaces for social and governmental
activities.
3. Making use of climate data such as the wind,
sun etc.: In the placement of structures and places, climate
data were considered, with precautions against the heat and cold of summer and
winter.
4. Orientation, the creation of open and shady
places: For protection from the heat and the cold, structures
and places are oriented correctly, so as to create open and shady places.
5. The use of microclimatic elements such as
water and greenery: Both in structures and in open places,
cooling and relaxing elements of water and greenery were utilized.
6. A definite system for waste gathering: Underground sewer
systems were set up.
III. ENVIRONMENT-SENSITIVE APPROACHES IN THE
COMMERCIAL CENTERS OF OTTOMAN PERIOD CITIES
700 years after
the time of Hellenic and Roman theaters, agoras, stadiums and forums, the Turks
came to Anatolia. Many famous towns had
been, by that time, destroyed and abandoned.
It had been a long time since the Greco-Roman plans for cities had been
forgotten. As for Byzantium cities,
there were still commercial buildings of the inn and bedesten type.
Ottoman-Turkish
cities are not planned cities. Cultural
and socio-economical needs were met at the town center. Commercial places and craftsmen were
concentrated at certain streets, like the grocery market, the tailors' street,
the butchers' market, the carpenters' market, the secondhand shops' market, the
confectionary market, the cutlery market, the cobblers' market, the saddlers'
market etc.
In Ottoman cities,
when mosques, medressehs, domed tombs and bathhouses were built, inns were
built immediately next to them. As
cleanliness is significant in Islam, bathhouses gained special significance. Among the Islamic communities, only the Turks
built bathhouses in great numbers and linked them to the other religious,
cultural and social establishments [4]. Bathhouses, as a part of the religious,
cultural, social and health establishments, were built extremely close to
commercial places. The bathhouses,
fountains, water-transport systems and arches are the effective solutions to
the water problem in Turkish cities.
There were about 20 bathhouses in Istanbul during the reign of Mehmet II
(The Conqueror).
During this time
period, in-building markets (the equivalent of today's American malls, without
chain stores) were emphasized.
"Bedesten"s are well-built and safe in-building markets that
were initially established to sell cloth, and then set for the trade of
valuable items and antiques. The
in-building markets and commercial inns that existed during the Seljuk period
were converted to bedestens during the Ottoman period. The number of inns and bedestens changed
according to the size and commercial capacity of the cities.
The inner
courtyards of inns were relaxing, with all four sides closed, plane trees
planted to create shade, and microclimates created with fountains and pools.
"Arasta"
is the old name for markets with a covered roofs or eaves on their shops
[5]. The shops were usually placed on
both sides of a street?
Commercial inns
provided shopping and storage spaces to meet the daily needs of the citizenry.
III. 1.
ENVIRONMENT-SENSITIVE APPROACHES IN THE BURSA HISTORICAL TOWN CENTER
"Today, Bursa
is one of the most characteristic Turkish cities in terms of its civilian
marketplaces. The paths shaded by
centuries-old plane trees and green forests, the shops with wide eaves, create
a harmonious effect. The grapevines
also have numerous advantages. For one
thing, since these dry out in winter but bloom in summer, they provide cool and
shady roads during summer. However, they
do not completely block the roads' and shops' access to open air. Moreover, they tie together all the
individual shops, be they pretty or not so much, and create a harmony and unity
over all of them. The overhead part of
the long market, open today, is almost completely covered with grapevines over
summer, with a very pretty overall effect.
The enormous, majestic centuries-old plane trees sometimes found at wide
squares and intersections make Bursa markets especially singular."[6]
Green / Pedestrian System of Bursa Historical Commercial Center (Inns and Caravanserais)
Bursa Commercial
Center was established on the outskirts of the Uludag Mountain, on a wide plain
lying on an east-west axis. The Uzuncarsi (Long Market), inns and in-building
markets appeared as pedestrian places in this axis. Fountains and pools and internal spaces with
plane trees are the best examples of water and greenery used in tandem. The Bursa Ulu (Great) Mosque and Orhan Mosque
were built during the early development period of the city. During the reign of Thunder Beyazit, the town
center developed with the construction of the main Bedesten, and the commercial
center spread over a wide area with the constructions of the Geyve and Ipek
(Silk) Inns, the Sipahi (Rider) Bazaar and the Karacabey (Black Lord) Inn. The Koza (Cocoon) and Pirinc (Rice) Inns were
also built during this period, and the economical, commercial and governmental
leadership of Bursa continued until Istanbul was conquered. During this period, the city is an important
commercial center, with rich, pedestrian-focused spaces where water and green
are combined.
III.2.
ENVIRONMENT-SENSITIVE APPROACHES IN THE ANKARA HISTORICAL TOWN CENTER
"...The city
view also takes on a convincing manner, if it carries on this duty freely and
naturally by remaining true to nature and to the land and by considering the
historical values. That is why we stand
mute with admiration before historical cities. The view, climate, and economical and
historical values are the most important factors that form the properties of
the new urban planning..."(p.5)
"Accepting
the assertion that `It must be sunny everywhere`, we should prefer to get our
light form the east and the west and orient the streets in the north-south
direction." (p.13)
C. The Organizations and Ministries Region:
"...They provide the beauty required both by urban planning and by
architecture by fitting with the rise of the terraces through the green areas
between them. The highest third of the
Ministries District is a bit too highly graded. Therefore a precious building,
one that can be seen from everywhere and thus display its significance, has
found its place here: The Parliament..." (p.37)
Yenisehir:
"Moreover, a strip of green reaches from the Lozan (Lausanne) Square in
Kizilay, all the way down to the Incesu Valley.
Moreover, a second such strip runs parallel to the north of this, to the
Ministries district. Streets that were
opened in too-great numbers and too-widely were reduced in number and girth, to
yield the space to greenery or front gardens of buildings." (p.42)
"Green / Pedestrian System For Ankara "Development Plan For Old Ankara" Prof. Hermann Jansen, Alaeddin Kiral Publishing house,
Istanbul, 1937.
As one of the last
representatives of the "Garden City" movement, Prof. Jansen has
conceived the city as a "Garden City" in the 1932 Ankara Development
Plan. In the making of development
decisions such as the Genclik Parki (Youth Park), creek valleys, sports areas,
the Ministries, the Bahcelievler (Garden Houses) district, and the
"Protocol" areas (The Citadel and its immediate environs), natural
and visual data as well as the preservation and utilization of historical
values were considered carefully.
Beginning in the 14th
century, the old city center of Ankara has developed in the form of traditional
production and trade centers, such as the Cikrikcilar (ropemakers) and Saraclar
(saddle makers) areas that grew around the squares of Atpazari (the horse
market), Samanpazari (the hay market) and Koyunpazari (the sheep market), which
lie in front of the Citadel.
During the 15th
century, around 30 commercial inns (Tuz (Salt) Inn, Zafran (Saffron) Inn,
Cengel (Hook) Inn, Cukur (Hole) Inn etc) and the Mahmut Pasha Bedesten were set
in this area. After the 16th century,
going along with the economical development of the town, the Tahtakale
("Woody citadel", but distortion of an Arabic original name,
"Taht'el Kal'a"=="The Throne of the Citadel") and Karaoglan
(Dark Boy) Markets grew around the lower location of Suluhan (The Watery Inn).
It can be observed
that orientation as well as fitting the topography is important in the
development of the city center, with the main development lying in the western
and southern directions.
Inns and
commercial streets were elected to be placed around the Cuma mosques, with the
elements of greenery and water present in internal and external spaces, similar
to the Bursa example.
There is a little
decorated mosque with a fountain in Suluhan.
We can see that the Mahmut Pasha Bedesten and the inns in front of the
Citadel are oriented in the northeast/southwest direction. Streets that hold the traditional commercial
units (Cikrikcilar (ropemakers), Saraclar (saddle makers), Uzuncarsi (The Long
Market), Sipahipazari (The Riders' Market), Iplik Pazari (The Thread Market)
etc.) are generally narrow, shady streets with low buildings. Fountains are placed in various small squares
in front of mosques.
As in the Bursa
example, there are bathhouses close by the commercial spaces (Haseki,
Tahtakale, Karacabey, Sengul Bathhouses).
III.2.
ENVIRONMENT-SENSITIVE APPROACHES IN THE SANLIURFA HISTORICAL TOWN CENTER
"The use of
thick and tall walls of cut stone (calcer) and earth-thatched, vaulted roofs,
through the material selection and plan applications both, has considerably
relieved the summer heat, that can hit 40-45 degrees Celsius in the shade in
summer. Keeping the streets narrow and
the walls high has created a shady portion of the street to walk down without
the risk of sunstroke for almost every hour of the day..." Mehmet A.
Maras, "Sanliurfa, the City of Prophets," Birlik Yay., 1986, p.63.
The Sanliurfa
historical city center is placed below the Urfa Citadel, close by the Fish Pond
and religious works (Halil-ul Rahman etc.).
The city is an oasis in the extremely hot and dry climate of
Southeastern Anatolia. The Fish Pond
gives life and vitality to the region by its water and greenery, along with the
legends associated with it. It probably
is not a coincidence that the commercial center is placed right next to
it. Inns (The Gumruk (Customs) Inn, Veli
Bey Inn etc.), closed bazaars and the traditional commercial streets (Huseyniye
Market, Kazanci (Cauldron Makers) Market, Bicakci (Knife-Makers) Market etc.)
are concentrated in a rather tight formation in a small area.
Traditional
production and trade units such as saddle makers, felt makers, perfumeries,
hardware shops etc. have picked spots in streets set aside for their kind.
As in the streets
of the Urfa historical city proper, narrow and shady streets, overhangings and
the like are heavily used in the commercial district.
There is a small
canal/water system built among the inns, with its start in the Fish Pond. This both provides drainage and creates a
microclimate where it passes through.
The courtyards of
the inns are green, shady places with fountains and pools. The houses of Urfa also have shady, pooled,
green courtyards and outside porches that open to these.
The
environment-sensitive approaches in Ottoman-Turkish historical city centers are
summarized below:
1. Small Building Islands: Building islands formed by shops that are
usually between 2-4 meters wide are 4-8 meters deep. Between them are streets 5-7 meters wide,
with the street area wider relative to the settlement area (more than 50%
wider).
2. Single-story Shops in General: Even though
upper-story storage areas can be sporadically seen, traditional commercial
centers are single-storied.
3. Protection from the Sun: The markets usually feature protection from
the sun and the heat, with several species of ivy, grapevines etc. utilized to
obtain shady places that are not cut off from the wind.
4. Building Techniques and Materials: Even though there are some markets built
using wood only, we can also find markets built of brick, stone, rubble, and
sometimes using mixed techniques or formed of cut blocks of stones.
5. Functional Relation of Utilities: As various
utilities were placed, their functional relationships to each other were
considered as well, with social, religious and health-related establishments,
fountains, bathhouses, and water-transit systems built as integral pieces of
commercial buildings.
6. Environmental Sensitivity in the Forms of
Production: The forms of production exhibit an attempt to
preserve and improve natural resources; their placement displays a care for
natural elements. For instance,
tanneries established for leatherworking were carefully placed, both in that
their location made sure the sight and smells would not disturb the city
people, and in that the water they used would not mingle with the water set
aside for other usage.
7. Widespread Usage of Pedestrian Areas, Inner
Courtyards, Greenery and Water
8. Harmony with and Orientation According to
the Topography and Climate
IV. SOME PRINCIPLES FOR ENVIRONMENT-SENSITIVE
APPROACHES IN URBAN CENTER PLANNING
The principles
that should govern an "Ecologically-Sensitive" approach to central
business district planning are summarized below.
IV.1. A Sustainable CBD
"Sustainability"
and "City Ecology" concepts and principles should prevail in the
design and application of a CBD.
In such a central
business district, which can be defined as an "ECOCBD", it should be
possible to use solar power directly with no in-betweens, with planning/project
stages considering this aim. In cities,
where many people live together concentrated in a certain area, using solar
power will not enable people to carry on with a life standard that they are
used to keeping, but also emerge as a very strong alternative in case of
possible energy crises.
Humanity is moving
towards an urban civilization. It is
rather probable that not too far ahead, the ratio of urban population to rural
population will increase sharply, with about 80-90% of the population living in
cities. It is also a rather considerable
possibility that the amount of energy required by urban life will increase
tenfold from today, with pollution increasing in a corresponding manner
(Goksu,C., "The Sun and the City,", ODTU Fac. of Architect. Publ.,
1993.) The loss of current energy
sources would be catastrophic for cities and city centers that use up a great
amount of energy. Thus, the chances of
survival for cities and CBDs that were developed to use that endless source,
the Sun, would rise.
The main
principles that define a sustainable city center can be summarized as follows:
1. The Most Effective
Use for Microclimatic Data:
The effective and
energy-conserving use of elements such as the direction of the sun and
prevalent winds, heat, radiation etc. in planning, urban design and
architecture.
1.1. Energy and Material Conservation:
Arrangements for
minimum energy usage in the design of microclimatic elements such as access to
the CBD, intra-CBD transportation, illumination/air conditioning/heating of the
CBD (both in the environment-level and the building-level design).
1.2. Recycling of Energy and Waste:
The use of
technologies for regaining energy from sources like electricity, solar, natural
gas etc., and of technologies related to the on-location sorting and recycling
of waste (such as solid/liquid trash, biological waste etc.).
1.3. Improvements
Related to Energy Resources and Material Resources:
The use of solar
energy in heating and illumination of buildings; the use of
environment-friendly vehicles that work on electricity and alcohol within the
CBD; the establishment of recycling facilities for the recyclable waste such as
paper, glass, metal, chemicals etc.; the use of present building stock in the
area for as long as possible through extending their lives as much as can be
done and subsequent maximum reuse of their materials etc.
2. The Most Effective Usage of Topographical
Data:
Minimizing
infrastructural and structural problems through good use of the land. Evaluating and utilizing the geological
structural and building possibilities.
Using good soil excavated from building areas by transporting it to park
areas.
3. The Most Effective Usage of Natural
Resources:
Evaluation and improvements
on present natural resources such as the current-day flowing water, flora,
fauna etc. Maximizing the per-person
greenery surface area within the CBD; keeping the ratio of green areas within
squares/buildings as high as possible.
3.1. Utilizing the Flora:
Improvement and
utilization of already-present flora; research on plant species suitable to the
region for use in parks, open and closed spaces.
IV.2. AN EASILY-ACCESSIBLE CBD
One of the
fundamental principles for a sustainable CBD is easy accessibility, which is
very important for energy and time conservation while getting to the CBD from
the other parts of the town and ease of intraoperation.
Considering that
the 21st Century has already been labeled as the information and communication
age, "accessibility" to the CBD should not only be considered in the
context of physical accessibility, but information accessibility as well;
design solutions should be developed for easy, quick and modern information
traffic. Therefore,
1. TRANSPORTATION
TO AND WITHIN THE CBD SHOULD BE THROUGH PUBLIC TRANSPORT:
Rail systems that
run on electricity, such as monorail and fast rail systems, trams, subways
etc., would meet the majority of the demand for to-CBD transportation.
2. PRIVATE VEHICLES SHOULD BE ALLOWED ONLY UP TO
PARKING LOTS SURROUNDING THE CBD:
So that pedestrian
regions can be formed, the entry of private vehicles to the CBD should be as
limited as possible. Private vehicles
should be kept at underground or 2-3 storied regional parking lots around the
CBD.
INTRA-CBD
TRANSPORTATION SHOULD BE THROUGH WALKING AND BICYCLING WITHIN PEDESTRIAN-ACCESS
REGIONS:
Pedestrian
walkways/alleys/promenades should be planned for pedestrian traffic within the
CBD. City squares should belong to
pedestrians exclusively. Closed
bazaars/inns/gallerias within the center should be planned for pedestrian use
only, and bicycle lanes should be placed in the promenades so as to encourage
bicycle use.
INTRA-CBD SERVICES
SHOULD BE PROVIDED THROUH CONTROLLED/LIMITED SERVICEWAYS:
Service vehicles
should serve areas within the CBD only through controlled service ways set
aside for that express purpose. However,
it should be kept in mind that in the case of fire or health emergency vehicles
or trash collectors, such vehicles might need access to all areas, even the
pedestrian roads and squares. Internal
services should be provided with environment-friendly, battery-powered
vehicles.
A CBD THAT
EMPHASIZES THE CITY CULTURE AND IMAGE
Designs for
implementation within the CBD should be as respectful to the surrounding
historical architectural heritage as they are of a quality to strengthen the
image of the town nationally and internationally, by emphasizing, in the
architectural and environmental scale, the social, economical and cultural
position that the country attained in the 21st century.
The "Modern
City" image should be accented through the designs of pedestrian regions,
squares, open and green areas as well as through architectural and urban
furniture designs.
IV.4. A CBD WITH NO INFRASTRUCTURAL PROBLEMS
One of the most
important implementation problems to be solved in the design of a 21st century
ECOCBD is the infrastructure. Designing,
staging and implementing the infrastructure turns out to be a significant
matter for an environment-sensitive, sustainable, modern new city center
design, especially considering that the actual building can not take place
until the infrastructure has been built.
Within the
complicated infrastructure pattern within the CBD area, each infrastructure
component should be considered individually, planned, transformed into
projects, detailed and implemented in stages.
Infrastructural
systems such as electricity, water, sewers, natural gas, fire prevention,
communication etc. should be planned and transformed into projects according to
the applications created through the urban renewal of the CBD. As these projects are finalized, care should
be taken to ensure an economical budget, sustainability, recycling ability, the
use of modern technology and the reuse of already-existing infrastructural
systems.
V. THOUGHTS ON INVESTMENTS AND FINANCIAL MODELS
The following
methods, which are tailored for public and private investors, can be considered
in the financing of renewal and transformation operations within the CBD. Such operations, leaning heavily towards
ecological planning, can also have the aim of increasing the prestige of the
CBD in question.
A NEW LEGAL
PROPOSAL:
Since it was made
the citadel, Ankara has provided an example for urban planning within the
country. Indeed, for the replacement of
the Old Ankara with the New Ankara, the special law titled "On The
Expropriation of Swampland and Mergazi Land by the Municipality for the New
Districts to Be Built in Ankara" was published on March 24, 1925, with the
number 583.
Thus the obstacle
of the "Ebniye Law" was overcome and a position taken about the
development method of the "New Ankara". (Specifications for the Contest of Ankara
Citadel Preservation and Development Project, The Municipality of Altindag, The
Ministry of Culture, 1987, p.67).
Local governments
are weak, and the development of CBDs through an ecological planning approach
is not a burden they can undertake.
A "Law for
the Development for Central Business Districts" should be prepared; but
this should not ignore the failings of the previously mentioned law while being
designed along similar directions with it.
This law should provide simplifications for the processes of
implementation, publicization/trade, and create provision so that at least a
part of the profit to be made during the development of a CBD would return to
the public and local governments.
A "CBD
Law" should include the following components:
I. AN ORGANIZATION MODEL
Points of law
about the establishment of
* An ECOCBD Development Company
* "Bureau of Local Government
Land"
* "CBD Building Bank".
II. A FINANCIAL MODEL
* The public shares from the
vertical and horizontal profits to be created within the CBD;
* The trade operations between
public/foundation lands with each other and with private property;
* The public establishing a
land/office stock within the CBD and its ability to use these under free market
conditions;
* The ability to create special
financial sources (shares, stocks etc.) through Special Project Areas;
* Providing the ability for special
applications such as the build-manage-rescind model and similar models.
II.1. DEVELOPMENT
THROUGH PUBLIC IMPLEMENTATIONS
I.1.a. An Application of Point 18: Through applying this point of law, a portion
of land up to and sometimes exceeding 35% of the surface area can be taken for
roads, parking lots and greenery.
However, such an arrangement partnership share cannot be taken for a second
time from areas that Point 18 has been applied once. Attempts should be made to obtain the
arrangement partnership share from the profit created vertically and
underground as well as taking it horizontally.
Deep changes in the Building Law are required for this to come to pass.
II.1.b.
Publicization: For public use
areas such as roads, parking lots, greenery (parks, kindergartens, sports areas
etc.), an application exists within the Point 18; for areas beyond this, the
Municipality has authority to publicize.
Considering that
local government budgets are limited, new resources are needed for such
applications. Such resources will be
created during the development of a CBD.
