טכניון מכון טכנולוגי לישראל
הטכניון מכון טכנולוגי לישראל - בית הספר ללימודי מוסמכים  
Ph.D Thesis
Ph.D StudentRoth Rafael
SubjectThe Spatial Dynamics of High-Rise Buildings: The Case of
Tel-Aviv
DepartmentDepartment of Architecture and Town Planning
Supervisors Professor Daniel Czamanski
Professor Emeritus Lucien Ben-Guigui
Full Thesis textFull thesis text - English Version


Abstract

This thesis presents empirical and analytical descriptions of the spatial evolution of high-rise buildings. The research work was done using GIS database of the buildings in Tel Aviv in three periods between 1972 and 2003. The empirical results revealed by the Tel Aviv data are unexpected. The thesis proposes novel simulation techniques and an economic model to explain the empirical findings and their dynamics.


The empirical work introduced spatio-statistical examination. The distribution curve of buildings’ heights in Tel Aviv revealed an unusual shape featuring two peaks and a tail. An unexpected finding is that of the stability of histograms’ shape throughout the long period under study. This finding is surprising because of the large increase in the number of high-rise buildings during the same period. The histogram of high-rise buildings is determined to have a good fit to exponential distribution. This result with the evidence of high spatial heterogeneity of building heights in Tel Aviv indicate the existence of random processes in the dynamics of Tel Aviv buildings.


The empirical patterns in Tel Aviv urban growth are illustrated with the use of a simulation model. This dynamic model is governed by four independent coefficient parameters representing the initial building coverage, single cell interaction with adjacent neighborhoods on the grid, inertia and noise. These parameters possess simple economic interpretations, and combination of their values generates interesting spatial results. We propose a family of characteristic urban growth typologies based on the resulting urban patterns generated by the model. One of the central conclusions of our model supports the seemingly random patterns inferred by the data. That is, cities cannot develop without high values of “noise”.


The third part in this thesis explains part of the spatial dynamics from the viewpoint of land developers. The model focuses on the supply side of real estate markets and its responsiveness to institutional characteristics. The central parameter in this model is the “characteristic time”, which represents the period of time from the acquisition of initial land property rights till the first returns on investments are realized. The model demonstrates that under certain conditions a non-classic pattern in cities’ height evolution is realized. The model thus successfully explains some of the empirical findings detected in the Tel Aviv data.