The global trend of mixing uses is gaining momentum in Israel as well. The corona reminded us how important this is
Avisror in the park, Beer Sheva. All services in one place
Photo:
PR
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As traffic jams get longer for most of us, the time to get from home to work for more and more people takes one elevator ride. This is called a mix of uses. Construction in 2020 is leading to a transportation and cultural revolution in the State of Israel, not only in the center, but also in the periphery.
So what is it all about? What is the mix of uses trend? In fact, it is a combination of residential apartments, commercial and entertainment areas alongside areas used for offices or hotels in the same complex.
What started in the 1980s in New York and London with towers where there are residential apartments on the upper floors next to offices on some floors and hotels in the same building alongside commercial on the street floor, is slowly reaching Israel as well. In English they say: Live-Work-Shop. In the same building you can live, work and buy.
A new study by the Taub Center, conducted by Prof. Alex Weinreb and published last month, predicts that by 2040, Israel's population will number over 13 million. This figure joins the data of the Central Bureau of Statistics, which predict that in less than three decades the population will number more than 15 million people and that 90% of the total population will live in cities. In the absence of construction reserves, these gates are likely to be particularly crowded.
Connecting the tower to its surroundings
In urban renewal a mix of plant uses ranged from 2% in 2011-2015 to 18% today. Haim Avitan, chairman of the Government Authority for Urban Renewal, notes that in recent years there has been a growing trend to mix uses. "As construction density increases and public transportation is not adapted to the growth rate of the population, there is a need to create services within walking distance from home. We are assisting and funding some of the programs that are taking shape these days, which are supposed to be approved in the next year or two. "
According to architect Guy Miloslavsky, who specializes in skyscrapers, "It is important to design the towers of the current era in a mix of uses, so that they form a kind of vertical cities, using planning, design and technological innovation to protect the environment and conservation."
Architect Avner Yashar, owner of Yashar Architects: "The need for construction with a mix of uses comes basically from a global reality of urbanization and urban density. The quality of life in the city is measured by the resident's ability to live, work, shop and spend his free time, all within walking distance."
A spreading phenomenon
20-15 years ago it was hard to imagine people agreeing to live above a mall or shopping center. The Israelis were afraid of the dirt, the smell and the amount of people walking around under their house.
"In the 70 years of the state, we mainly built employment areas that were separated from the residential areas," says Haim Figlein, CEO of Tzemach Herman. "It has caused transportation to depend on getting from the residential neighborhood to the employment area. In recent years we are seeing more and more mixed-use projects, which include housing, employment and commerce."
This trend has intensified in the last decade mainly thanks to two major municipalities that led it, the Tel Aviv Municipality, which in most of the new plans required mixed use, and the Ramat Gan Municipality, which actually carried out these operations in the stock exchange complex in Ramat Gan and the 68-story Migdal Aviv. The supremacy.
At first, Israelis voted with their feet against the phenomenon that mixes residences and offices, but today we see many mixed-use projects in peripheral cities in the north and south as well. If something is good for Tel Aviv, why not also for Haifa, Jerusalem and Beer Sheva?
In fact, there is no escape from this in a country where the population is increasing, the stock of land is shrinking and the demand for office and commercial space is growing. Building on a mix-and-match model is the ideal solution.
Indeed, planning and building committees are increasingly promoting such projects. In recent years, the trend of designing shopping centers and neighborhood offices and buildings that include a mix of uses, while taking advanced measures to prevent disruptions between the various uses, has returned.
Contributed to this, among other things, are the changes among the target audience of apartment buyers. Generation Y and Z are looking for housing close to the workplace, and are no longer willing to waste their time in traffic jams or be dependent on transportation to consume leisure and culture.
In addition, today it is understood that building in a mix-and-match model can save energy, reduce road accidents and contribute to the economy. Utilizing time for work or family needs is improving and leisure, community and cultural services are at the push of a button.
Second wave threats
The Corona epidemic and the restrictions on the radius of leaving the house imposed on Israelis will lead to an increase in demand for mixed-use projects. With the second wave of the corona plague still threatening, and the possibility of another closure still on the horizon, Israelis understand that proximity to the supermarket, cafe and workplace is an expensive commodity that promotes comfort and efficiency and improves quality of life.
"We are seeing a growing demand from buyers, who understand that living in a complex that includes residences, offices and commerce gives them comfort and creates more free time for them," says Racheli Brizel, VP of Marketing at Ashdar, part of the Ashtrom Group.
Dan Gingis, VP of Marketing for Africa Israel Residential, adds: "The mix of uses was born out of an understanding that in order to encourage urban stability and people stay in the city, a collection of opportunities that can be exploited thanks to mobility and flexible turnover must be offered."
The future is already here
And what in the future? According to the architect and city builder Benny Perry, former architect of the city of Givatayim and now a partner in the V5 Architects firm:
"Plans for mixing uses are expected to expand in the coming years," says Vered Tzarfoni, Zevulun's vice president at French company Shimon and vice president of the Bunei Haaretz Association.
We set out to examine where in the country projects with a mix of uses are currently being built. Here are some notable examples.
Jerusalem: Planning tradition
In recent years, the mix of uses has also been assimilated in Jerusalem, with the approval of the municipality for a plan to develop the city center. The face of Jerusalem will change already at the entrance to the city, in a complex that combines housing, commerce and offices in towers that are erected in front of the nation's buildings.
Another example: Africa Israel Residential VIEW Tower, facing Jaffa Street, includes a residential building with about 170 apartments, hanging gardens and three commercial floors, next to a new 9-story office building. 2-room apartment, 47 sqm + 10 sqm balcony costs NIS 2,390,000.
Tel Aviv: A bustling city
Almost all new high-rise construction in Tel Aviv today involves a mix of uses, especially along the Menachem Begin axis. Starting with Azrieli's 92-story spiral house, which will be built on the site of Yedioth Ahronoth and combining hotels and offices, through the Midtown project of Israel Canada, which combines residences and offices, and ending with dozens of projects throughout the city.
Those who currently pass through the Ayalon lanes can notice the Vitanya Tel Aviv project on the western side of the La Guardia junction, at the southern entrance to the city. This is one of the largest and most impressive projects in the field of offices, residences and commerce planned in Tel Aviv.
In the first phase, an office building of about 40,000 square meters was built on 31 floors of offices over 5 commercial floors, and in the second phase, the company is promoting a plan to build two more towers with a height of about 40 floors, including offices, residences, hotels and extensive commercial areas.
Ofer Ziv, CEO of Vitanya, notes that "this is a project that will contribute to the renewal of the entire area and the production of a vibrant urban fabric at all hours of the day."
Also in Kiryat Atidim in Ramat Hachayal, a mix of uses is planned in the Phoenix construction plan, which includes a 42-story office tower and two 27-story residential buildings with 244 apartments. 20% of the apartments are intended for rent at a regulated price for a period of at least 20 years.
"The employee himself is also looking for an experience that lasts 24/7," says Sagi Niv, CEO of Kiryat Atidim. "Everyone is looking for something alive, and not desolate employment complexes in the evening."
Rishon Lezion: A Thousand Reasons
In the 1000th complex in western Rishon Lezion, an unusual mix of uses project is being established at the national level. About 1.7 million square meters are planned for employment and trade, 5,600 housing units and 110 dunams of parks.
It will be a new metropolitan city with 100,000 people working in it, more than 22,000 people living in 5,500 housing units, including dormitories and sheltered housing. For the first time in Israel, tens of thousands of people will be able to live and work in the same place.
Adi Brock, CEO of the 1000 Complex Administration: "We are an employment alternative to Tel Aviv and its suburbs. Our advantage is the large plots, the planning flexibility and the accessibility. "
Rishon Lezion Mayor Raz Kinstlich: "This is a pioneering model for an advanced mix of uses between employment, commerce and housing, which will improve the quality of life and increase employment opportunities."
The TOO TOWERS project in Rishon Lezion is a joint project of the Sela Binui and Ista Properties real estate companies, which will be built in the new Narkisim neighborhood, where the Tzrifin camp is located. Two 26-story residential towers and 96 apartments in each building will be built above a commercial center. About 2,000 square meters.
The new Narkisim neighborhood is centrally located in Rishon Lezion. In the project of areas, 9 buildings are expected to be built, including 4 16- and 27-story towers and 5 high-rise buildings. The commercial area of the project includes 2,500 square meters divided into three different commercial centers.
Intelligence: The beating heart
Modiin has been able to adapt to the global trend and has established the new avenue of business, leisure and entertainment. Like other major city centers in Israel and around the world, the new center is designed to be accessible and convenient for walking and will become a beating heart 24 hours a day.
The boulevard enjoys a young and vibrant atmosphere and includes a variety of mixed uses throughout: residential, office, commercial, recreation, cultural and government institutions, green spaces, playgrounds, bike paths and more.
"Mixing uses is the hottest concept in the field of planning in Israel and in the world, and we strongly believe in this direction," says Dan Gingis, VP of Marketing and Sales at Africa Israel Residential. An example is the Savyonim Boulevard project in Modiin, which has 196 housing units in 13 5-year-old boutique buildings. Floors.
Streets: Do not waste time
The Free Place complex in Rehovot, one of the largest mixed-use projects in Israel, including offices, commerce, hotels and 750 2-room apartments for students.
Peri Real Estate has recently begun construction work on the complex, which covers 21 dunams at the northern entrance to the streets, near the Weizmann Institute, the Faculty of Agriculture, the Science Campus and the train station.
Perry Place, Rehovot. Do not want to be stuck // Imaging: AA STUDIO
According to Liron Perry, CEO of Perry Real Estate, "Israeli consumer Model 2020 does not want to get in the car, stand in traffic jams and look for parking to sit in a cafe or make arrangements. He wants everything to be within walking distance. For the student population it is even more extreme - they want That everything will be close, including the place of study. "
Ganei Tikva: All in one building
Lev Ganei Tikva of the companies Ashdar and Tzemach Hamerman is a unique and first-of-its-kind residential project in the Ono Valley, which includes 250 housing units in two 23-22-story towers, combined with a 5,900-square-meter commercial center and offices.
The center will include cafes, restaurants, shops, a supermarket as well as an office floor, public areas and an underground car park. Tenants will be able to live, work and spend time in the same building.
Lev Ganei Tikva. More free time // Photo: PR
"Young couples, housing improvers and housing reducers are currently interested in projects with mixed uses," says Racheli Brizel, VP of Marketing at Ashdar. "The meaning for the residents of the project is more time for culture and leisure. For all the residents of the neighborhood, it is a neighborhood center that is a meeting place and creates a sense of community."
Ashdod: At the center of things
The Damari Tower project being established by the YH Damari company in Ashdod includes a 40-story tower with 120 housing units. The project combines a concept of residential and leisure and includes a 32-story residential tower above a 7-story office building above a commercial floor.
The project was built near the city's business and cultural center (MAAR). The project includes apartments overlooking a full sea view, a spa complex and a private pool on the 8th floor for the benefit of the tenants.
Amir Cohen, VP of Marketing for YH Damari: "Following the corona, greater importance will be given to the possibility of working, shopping and spending time in a radius close to the residential apartment."
Ramat Efal: For the whole family
The new Ramat Efal is a joint project of the real estate companies Sela Binui and Ista Properties. The project is currently being built near Tel Hashomer and south of Derech Sheba. 400 housing units will be built in 10 10-14-storey buildings. R.
Tirat Carmel: Close to home
An avenue of shops under two luxury towers with a bustling plaza that supports commerce, alongside a full sea view of all the apartments - not only does not hurt sales but on the contrary, makes people agree to pay more. Probably in the corona era, where it is better for everything to be close to home, and if possible in the same building.
Snir, a real estate marketing company, markets the Sharbat Nof Yam project for the Sharvat brothers, managed by Giora Sharbat. Nir Shmol, the owners of Snir, anticipate that in the coming years many projects will be built in the periphery that combine commerce, offices, residences and hotels.
"If in the past the prices of apartments in projects of this type were lower, today people are willing to pay more for apartments in complexes with mixed uses," says Shmol.
Nahariya: Renewal and trade
The City Garden in Nahariya is an urban renewal project of the Sela Binui real estate company, spread over 10 dunams in the city center, between Weizmann, Jabotinsky and Pinsker streets.
The project includes 180 housing units in five buildings and about 750 square meters of commercial space. In front of Weizmann Street, which connects to the Banks junction, there is a commercial boulevard under the buildings, which includes 1,000 square meters of commercial space.
Be'er Sheva: Main artery
The commercial complex in the block project includes 1,800 square meters and a separate underground parking for the customers. The complex received Form 4 a few weeks ago and is expected to start occupancy soon.
The block enjoys a unique and central location on Reger Boulevard, which is a central and sought-after artery in Be'er Sheva. The complex is within walking distance of Soroka Hospital and Ben Gurion University, which create a lively traffic of visitors.
This is one of the only projects in the area under modern construction, built as a complex that includes a mix of residential and commercial uses in relatively low-rise construction of 8-9 floors.
"When we come to market new neighborhoods that are being built with a mix of uses, we emphasize the fact that all the services are in the neighborhood's territory and there is no need to move the vehicle," explains Yoram Avisror, Avisror's VP of marketing.
The Park neighborhood in the southeast of Be'er Sheva includes about 5,000 housing units on an area of about 5,300 dunams, including an artificial lake, which has already been established, on an area of about 90 dunams. "The neighborhood is characterized by advanced urban planning that includes a continuum of open public spaces," says Avisror.
The new forerunner: around a shopping center
The commercial complex in the new Mevaseret project of Azorim includes about 1,800 square meters and a separate elite parking for the customers. The launch is expected during 2020.
The project overlooks the view of the Jerusalem mountains and 6 8-story buildings with 180 apartments were built there. The central location, excellent accessibility and the combination with a spacious shopping center will provide an available and convenient solution to a variety of needs. The complex is also expected to provide a solution for visitors to Hadassah Ein Kerem Hospital, due to its proximity to the project.
Ramat Gan: Yield for residents
The lower level casting event for the Migdal Elite Utilities project in Ramat Gan, which is being established in cooperation with Azorim and Migdal, is currently taking place.
Opposite is the first mixed-use project in the country - Aviv Tower, the tallest skyscraper in the country, which includes residences and offices. It was built by the late veteran contractor Moshe Aviv, who at the time took a huge risk in an engineering challenge, without any enthusiasm in those years for the move.
In retrospect it can be said with confidence that he foresaw the future 30 years ahead. Today, in Migdal Aviv, with the push of a button, it is possible to reach a spectacular view over the rooftops of Gush Dan in a few minutes from the office.
Dafna Harlev is the owner and CEO of Aviv Group and the daughter of Moshe Aviv. "The motto is that the building's occupants want to feel at home and not part of the business area, so we built a separation between the two lobbyists," she says. "We designed the lobby in an intimate and homely way."
Elite Tower will combine a building designed for employment and commerce and another residential building. The mayor of Ramat Gan, Carmel, Shama HaCohen, announced that a conservation procedure would be carried out for the Shenkar building and that work would begin on the construction of a chocolate museum on the remains of the historic tower of the Elite Company.
"The towers will combine residential areas with office buildings and thus yield a return for the residents," said Shama HaCohen. "The property tax from the businesses will be channeled to the public coffers and will be used for infrastructure development, education and urban renewal"
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