Visioning for Yalikavak - Pel-ona

Visioning for Yalikavak:
Planning and Design Recommendations
For Sustainable Development
Fahriye Sancar, Ph.D., Korkut Onaran, Ph.D (instructors)
Arelhy Arroyo, Halle Auerbuch, Karl Barton,
Martha Cappanno, Joonghyuk Choi, Marshall Crockett,
Anne Hayes, Sybil Idelkope, Kathleen Lipetz,
Candace Lothian, Jeffery Lovshin,
Alice Rinker-Gilbertson, Kollawat Sakhakara,
Nicholas Wirtz (students)
University of Colorado at Denver and Boulder
College of Architecture and Planning
Summer Study Abroad Program in Turkey
Summer, 2005
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Visioning for Yalikavak:
Planning and Design Recommendations for Sustainable Development
Fahriye Sancar, Ph.D., Korkut Onaran, Ph.D.
(instructors)
Arelhy Arroyo, Halle Auerbuch, Karl Barton, Martha Cappanno, Joonghyuk Choi,
Marshall Crockett, Anne Hayes, Sybil Idelkope, Kathleen Lipetz, Candace Lothian,
Jeffery Lovshin, Alice Rinker-Gilbertson, Kollawat Sakhakara, Nicholas Wirtz
(students)
University of Colorado at Denver and Boulder
College of Architecture and Planning
Summer Study Abroad Program in Turkey
Summer, 2005
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Table of Contents
Project Team
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Acknowledgements
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Chapter 1
Background: Development Planning for Yalikavak
Fahriye Sancar
Chapter 2
Planning and Design Process:A Short Story of Yalikavak 2005 Studio
Korkut Onaran
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Chapter 3
The Yalikavak Vision and Community Wide Recommendations
Marshall Crocket, Alice Gilbertson, Anne Hayes, Jeffrey Lovshin
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Chapter 4
Yalikavak Coastline:
Recommendations for a Balanced Growth
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Martha Cappanno, Kathleen Lipetz, Kollawat Sakhakara
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A Proposal for the Town Center:
An Attraction for Locals and Tourists Alike …
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Karl Barton, Halle Auerbach, Sybil Idelkope, Nick Wirtz
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Geris: The Returning Village …
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Arelhy Arroyo-Alvarez, Candace Lothian, Joong Hyuk Choi
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Chapter 5
Chapter 6
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Project Team with
Mayor Mustafa Saruhan
Project Team
Students:
Arelhy Arroyo, Halle Auerbuch, Karl Barton, Martha Cappanno, Joonghyuk Choi, Marshall
Crockett, Anne Hayes, Sybil Idelkope, Kathleen Lipetz, Candace Lothian, Jeffery Lovshin,
Alice Rinker-Gilbertson, Kollawat Sakhakara, Nicholas Wirtz
Instructors:
Fahriye Sancar (Bachelor of Architecture, Department of Architecture, METU; Master of
Architecture, Pennsylvania State University; Ph.D, Pennsylvania State University) is a
professor of planning in the College of Architecture and Planning, University of Colorado.
(Email: sancar@spot .Colorado.edu)
Korkut Onaran (Bachelor of Architecture, Department of Architecture METU; Master of
Architecture, Department of Architecture METU; Ph.D, University of Wisconsin –
Madison) is an assistant professor adjunct in the College of Architecture and Planning at the
University of Colorado and works for the architecture and urban design firm Wolff - Lyon in
Boulder, Colorado. (Email: korkut@wlarch.com)
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Acknowledgements
We would like to thank the Municipality of Yalikavak and Mayor Mustafa Saruhan
for giving us this opportunity to work on a challenging project. His open-heartedness and
warmth motivated us. Also we would like to extend our gratitude to Deputy Mayor Ibrahim
Turan, who gave his precious time and attention to our studio. We would like to extend our
thanks to the Planning Director Emre Saracbasi who was helpful from the first minute we
stepped on the peninsula to the last day. His valuable explanations helped us to have a grasp
on the planning issues of Yalikavak. We appreciate his friendly presence.
Ahmet Berk has been supporting us and helping our summer studios for many years.
This year again his help has been essential in putting the program together. We deeply
appreciate his support. The Habitat Group and Chamber of Architects of Bodrum provided
us with guidance and support throughout the study. In particular Bulent Bardak, Oktem
Irem, Ayse Kizilkaya, Sule Kukrer and Baha Muzafferoglu visited our studio, shared their
ideas and helped the class develop the recommendations presented in this report. Their help
was valuable. Ramazan Kayacan, Director of Geris, welcomed us in Geris and provided his
friendly support. He made our job easier. We deeply appreciate his help and warm
friendship. Thanks also for the wonderful presentation by architect Ahmet Igdirligil and
Kumru Arapkirlioglu for her hepful comments on peninsula’s ecology.
We would like to extend our thanks to Osman Gokmen, Social Relations Director,
Municipality of Yalikavak, who was always there for us with his organizational skills. We
would like to thank the crew of the Municipality’s Teahouse, where they accommodated our
final presentation with warmth. We would like to thank Mehmet Dalgic who welcomed us in
his yacht P.A.M. and provided the class one of their most valuable and memorable
experiences. Also, we would like to extend our the gratitude to the principal of the middle
school in Yalikavak as well as all the children who participated our picture survey with
strong passion. Last but not least we thank for the residents for Yalikavak.
Project Team
Chapter 1
Background:
Development Planning for Yalikavak
Fahriye Sancar
This summer was the sixth year of our studio in Bodrum peninsula. The first and
fourth years we concentrated on the city of Bodrum, the “metropolitan” center of the
peninsula. Second and third years we worked on Bitez: the “boutique village” for the
discerning tourists who come to experience some authenticity while enjoying upscale
accommodations as well as have easy access to the center. In the fifth year we focused on
Yali Municipality, the idyllic rural setting, waiting to discover its own unique identity in the
development race. This time we studied Yalikavak, the third largest settlement, one that is at
the cross roads of defining its destiny as an authentic jewel or a fake stone on this precious
Peninsula.
Figure 1.1: Mustafa Saruhan, Mayor of Yalikavak, Ibrahim
Turan, the Deputy Mayor, and Professor Sancar.
The Mayor of Yalikavak, Mustafa Saruhan attended our final presentation at Yali
Municipality in 2004. He then invited us to hold the 2005 studio in his town. We
corresponded with Emre Saracbasi, Director of Planning and Development, who provided us
with maps and aerial photographs of the area as well as the newly approved master plan
notes. As always, we framed our study in collaboration with local officials and experts. Our
initial meetings were with the Mayor’s office and the Director of Planning and
Development. As we will describe later, in addition to our own observations in the field, we
were able to interview the locals and children to learn about their views. We also had several
meetings with members of the Habitat Working Group who helped us to establish a broader
framework with respect to the larger regional context. We worked between May 17 and June
7 2005 on these issues and this report contains the results of studies and our proposals.
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Yalikavak Mystique:
A Community Character That Should Be Preserved
Yalikavak provides an excellent context to study issues that face planners regarding
tourism, preservation of cultural, historical and environmental values, and sustainable
economic development. Yalikavak is a special place. The Municipality encompasses the
following resources that are endangered in the face of rapid growth and invasion by outside
interests:
Figure 1.2: The Project Group with the Ibrahim Turan,
Deputy Mayor of Yalikavak
Figure 1.3: The Project Group with Emre Saracbasi, the
Planning Director, on a field trip.
1. Two villages, Geris and Sandima, with archeological and heritage sites.
2. A first degree protected natural site, Kudur Peninsula, habitat for endangered
Mediterranean Seals.
3. Prime agricultural soils on the remaining buildable lands.
4. A significant segment of the coastline that is in the public realm.
5. A traditional town center that has retained its charm.
6. Relative absence (except on the east bay) of all-inclusive monster resorts that
privatize the coastline and create all types of pollution, visual and auditory.
7. An agreeable climate that offers relief even during the hottest months of the year,
compared to the rest of the peninsula.
8. Breathtaking views on approach and from almost every angle in the municipality.
9. Peace and quiet, as opposed to the rest of the settlements on the Peninsula where
daily activities and nightly entertainment generate unacceptable levels of noise and
intrusion. (Figures 1.6, 1.7)
The last three of these resources in particular, have been the main attractions that made this
Municipality the most sought out real estate for those who dream about becoming a full time
resident sometime in the future. The proliferation of second homes along with the half-hour
commute to Bodrum, have led to the expansion of the commercial base. Now Yalikavak has
become self-sufficient community that offers every type of durable and non-durable goods
as well as most services. Recognition of these values led to our selection of three areas to
focus our work, in addition to looking at the municipality as whole: town center, a segment
of the coastline, Geris village Here in this chapter I will summarize our general attitude
towards planning and design in Bodrum Peninsula first, followed by our interpretation of the
Yalikavak Master Plan, and the recommendations that apply to all projects. We present the
recommendations in detail later in the report, as they apply to specific areas/cases.
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Regional Context:
Development of Bodrum Peninsula and its Reflections on Yalikavak
Bodrum peninsula is one of the most important tourism magnets in the country. The
area’s development trajectory has followed a unique pattern since its discovery by the first
wave of visitors who were artists, writers, and scholars in the early phases of development.
The influence of these pioneers, together with the distinctive culture of the native
population, led to the adoption of policies and regulations that emphasized small scale
tourism establishments and an attitude sensitive to the preservation of cultural and natural
resources. However, it could not escape the onslaught of second home cooperatives that took
advantage of tourism subsidies by promising to contribute to the economic base, a promise
that has not been kept thus far.
Second home cooperatives were disallowed when the last regional plan was adopted,
only after almost all the coastal frontage was occupied by this unproductive use of the most
important resource of the region. What is more alarming is the continuation of such
development despite the ban, especially along the northeastern part of Yalikavak. The
extensiveness and the potential impacts of these developments are visible clearly as one
views the shores from the sea (Figure 1.4).
Figure 1.4: Typical Overdevelopment In Yalikavak, East Bay housing developments
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The rate of land development during the past twenty years has also resulted in
significant deterioration of the natural systems (hydrology, vegetation and wild life) of the
peninsula. Among the main threats to the ecosystem in Yalikavak are the new Marina that is
poised to cut off the natural currents that are essential for the continuation of the marine life
and potential encroachment of unsuitable land uses on Kudur Peninsula (indicated by the
many newly built roads that currently lead to nowhere).
Bodrum Peninsula is rapidly urbanizing and the abuse of its environmental assets has
resulted in a reduction of basic human comforts in addition to harming the ecology of the
peninsula. Over-development on hillsides along the coast, replacement of traditional
vegetation in the inland rural areas, and increased density along traditional streets of the
villages are changing the microclimate. Town centers and commercial developments along
main highways are becoming heat-islands. Yalikavak will follow suit in this regard unless
additional measures are put in place in the town center to avoid wall-to-wall retail
development and pavement, and on the rural lands to ensure that open spaces and corridors
of meaningful sizes are preserved.
Additionally, the native population and their way of life that is responsible for the
cultural identity of the region, has been largely taken over by global influences that lead to
homogenization, standardization and complete loss of local identity. Not only that the local
population no longer engages in traditional activities, they have become a minority among
transplants from Istanbul and Europe, who now control the economy and do not offer them
alternative ways to make a living beyond working in low paying service jobs that have no
future. This trend applies to Yalikavak as well, where the locals are running out of land that
they can sell in order to pay for the next wedding in the family or medical expenses of the
elderly. Once the real estate changes hand completely, the prospects for locals for making a
decent living will become extremely limited. There is an urgent need to incentivize hiring
locals in jobs that pay meaningful wages along with providing education and training for the
youth who currently have low aspirations regarding future careers.
Figure 1.5: Yalikavak Resources: View from Kudur,
public promenade along the shore, public beach.
The regional character of the settlement pattern on the Peninsula, the functional
differentiation among settlements due to symbiotic relationships among them, the natural
hierarchy of main market centers and villages that had evolved through centuries has all but
disappeared. Now, each municipality wishes to become as important as the next one,
without considering its own assets that can secure it a unique place among a mutually
supporting network of towns. Instead, each should make its unique contribution to the
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attractiveness of the regions as well as provide its share of the urban functions necessary for
a healthy environment and a healthy economy. Yalikavak has a lot to offer in this respect. It
is the only remaining town where tourism related entertainment sector has not taken over the
peace and quiet. It is currently the only escape on the Peninsula where one has access to all
the retail and public services without having to put up with the visual pollution that
accompanies such development (like in Turgutreis) or the crowding, noise, and over
stimulation (typical in Bodrum.) It is self sufficient while retaining at least some of its
traditional charm. I will summarize our assumptions and recommendations below. Specific
applications can be found in the following chapters.
Implications of the Master Plan:
Shaping the Growth and Land Development
In our conversations with the Mayor’s office, the officials expressed the desire to see
Yalikavak at a population of 35,000 in the next two decades. On the other hand, the newly
passed master plan and zoning paves the way to a much larger development area that implies
a population of 60,000+ or up to 80,000 when tourism developments are included in the
count.
In spite of its obvious shortcomings, it was made clear to us that the current master
plan will remain in effect for the foreseeable future. Therefore we decided to take it as a
given. Instead we searched for strategies and tools that will help to soften the impact of the
plan that allows a large amount of land development but leaves wide open the question of
when and how this development will happen.
It is safe to say that Yalikavak cannot carry land development to house eighty or
sixty thousand people and not turn into a slum district. It is also likely that, despite over
zoning, common sense and real estate markets will prevent from reaching these levels. What
will happen for sure however is that, as the town reaches thirty thousand, the development
will happen in the most haphazard way, mainly due to a master plan that allows so much
land to be developed, without additional guidelines. The result will be a fiscally untenable,
environmentally disastrous, visually unacceptable land use pattern that can be easily avoided
without curtailing property rights and profit desires.
Figure 1.6: A peaceful town center, lively farmers’
market, a most sought out textile bazaar
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We recommend the following measures as amendments to the master plan:
1. Establish a point system: Add a section establishing a special permit procedure
that synchronizes building construction with the availability of infrastructure, community
and public services and encourages good building practices. This can be accomplished by
adopting a system that assigns points for different degrees of drainage capacity, sewer
service; distance from roads, firehouse, % vegetation that will be cleared, amount of
cut-and-fill or earth movement that the site plan requires, contributions to the public
right of way and improvements to the public realm, and other suitable features. Only
those projects that can show more than a set number of points should be allowed to go
ahead. Others are then put into a phasing plan according to the capital improvement
projections of the municipality. This practice is not entirely foreign to our municipalities
where developers often provide some of these items, such as donating a fire truck to the
municipality or funding the public access road that would otherwise be built at a future date
by the municipality, in order to gain permits. Establishing such a point system will allow
better control and transparency as well as the opportunity to reward good practices.
2. Legalize Cluster zoning: Cluster ordinances permit the building of houses on
smaller lots, provided that the completed development shall have no more houses on it than
it could contain if developed with the given minimum lot sizes. This provision frees the site
designer for preserving the natural character of the development by retaining meaningful
sizes of open space. Placing houses together reduces the amount of road surface and utility
line required per house. It also means less money spent per house on grading and other site
preparations. The development in Yalikavak designed by the local architect Ahmet
Igdirligil, where he resides, could be taken as a model, including the property ownership
provisions.
Figure 1.7: Example of cluster development: Sans’s house
(top picture), preserved open space (bottom picture).
3. Incentivize Cluster Zoning: Consider giving density bonuses to developments
greater than 40 units on at least 20 acres (donum). Such development proposals would
require special review to ensure that the preservation of a meaningful size open space that
has the potential of being connected to a community wide open space system is donated to
the public.
4. Close the loopholes regarding development of drainage ditches (azmak) and
floodplains: The preservation of the natural hydrology of the area is absolutely essential.
Currently there is a provision that stipulates permitting development around drainage
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corridors “provided that necessary improvements are made.” Such a statement paves the
way to the destruction of the natural hydrological pattern that is the life blood of the native
flora and fauna as well as the agricultural fields and gives the area much of its charm, in
addition to moderating the effects of torrential rains that occur during the winter seasons.
The existing wording will have the effect of channelizing these corridors and encourage
building on the flood plains. This will result in diverting all the flood waters to the local
streets that will become unpassable rivers (as is already the case in some places in Yalivak).
The ultimate solution will be installing expensive surface water drainage systems but the
losses in terms of environmental, experiential and aesthetic resources will be permanent.
The building on flood plains and drainage channelization must be banned, unconditionally.
Figure 1.8: Example of typical landscape of a natural
drainage ditch
Maintaining Place Identity of Yalikavak:
Serve the Locals First!
In places that become major tourism destinations, the native population is gradually
displaced by new comers. Moreover, those who stay no longer continue their old life style.
As a result traditional activities and values disappear. It is the long-time residents who have
made this place special. Year round employment with livable wages and affordable
housing are necessary conditions to build a strong community of permanent residents. In
addition to economic opportunity, the services and amenities should be provided for the
locals. Finally, the local population and the activities they engage in should be visibly
dominant throughout the municipality, especially at the town center and sub-centers, and
be an integral part of places that the tourists visit. We recommend the following strategies
for preserving cultural/local character of Yalikavak:
Figure 1.9: The Tus Family of Geris Village
1. Diversify the tourism sector: It is likely that tourism will remain the dominant
economic engine. In order to maintain cultural continuity by supporting the native
population, the types of tourism should be diversified so that it is not solely dependent on
the three S’s—“sun, sea and sprits.” Conscious planning for heritage tourism, ecotourism,
cultural tourism, educational or training focused tourism (for example culinary, gardening or
horticulture related) will generate a number of economic sectors where the native population
can initiate new ventures and generate employment opportunities.
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2. Education and life-long-learning: Given the importance of keeping the current
residents and youth in the region, provision of access to quality education is of essence. The
natives ought to have a comparative advantage in establishing local businesses that are
inspired by traditional activities and local resources. This can only be achieved by
empowering small farmers, craftsmen, family owned businesses to establish cooperatives,
providing incentives (such as tax breaks) and establishing educational facilities that offer
training for marketing and modern business practices.
Figure 1.10: School children, discussing their favorite
places.
Figure 1.11: One of the few remaining natural beaches
accessible to the public.
3. Public investment should give priority to providing public services to the
locals (as opposed to investments that will benefit tourism): As tourism services become
dominant, they absorb most of the land and public resources, leaving little for year-round
residents. Educational facilities, parks and recreation facilities, easy access to public
services and commercial uses meaningful for locals are essential to maintain the vitality of
Yalikavak.
4. Public institutions should be centrally located: It is imperative that presence of
locals, i.e., land uses designated for public institutions and businesses that serve the locals,
remain dominant throughout the area rather than separated from tourism activities.
Schools, cultural centers, sports facilities are such examples. I saw (and participated) in the
survey on the Municipality’s web site that asks the respondents to prioritize a number of
capital investment projects, including these. Such public facilities, especially schools, should
be part of the town center rather than moving to the outskirts of town (as seems to be the
current practice on the Peninsula). As we recommend in the following chapters, I would
hope that the existing school will remain as an integral part of the town center. In addition
to ensuring the integration of locals with visitors, having children at the center of activities is
an essential part of their cognitive and social development. It is being a part of the adult
world that helps them grow into responsible and capable citizens.
5. Stop further privatization of the coastline: The most important implication of
such integration is to ensure that a significant portion of the coastline remains in public
use. In this regard, I would like to take this opportunity to commend the current
administration for preventing the new marina from expanding and usurping what is now for
the public to enjoy.
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Preserving Place Character
Historically, each village settlement in the Peninsula developed in a unique way and
contributed to the diversity of the entire area. Each had its distinctive natural environment,
particular contributions to the regional economy and special places. With the onslaught of
tourism and effects of global consumerism, individual identities of places are almost
completely lost—each settlement is similar to the next one (Gumusluk being a notable
exception). Ironically, decentralization of municipal functions, rather than reinforcing local
character, is increasing homogenization by encouraging each jurisdiction to establish the
exact same facilities and services rather than allowing for specialization.
We believe that activities, i.e., land use and zoning designations, are more important
in establishing character than architectural guidelines. Placing focal public activities on the
coast and keeping a significant part of the coastline in public ownership will play an
important role in establishing a unique character for the municipality. Therefore, in
Yalikavak, the recommendations I summarized above will go a long way in preserving the
sense of place. Additional recommendations that will serve to preserve some of the unique
aspects are as follows:
1. Preserve the architectural and landscape character of Geris: To achieve this
we are suggesting a local review board and specific design guidelines. However, the
recommendations/guidelines regarding Geris in Chapter 6 are tentative and broad. A design
guidelines booklet and application procedures should be prepared.
2. Monitor the development of Sandima: The main danger here is the
Disneyfication of the abandoned village, as is usually the case when a place is rehabilitated
by a single development company for a single purpose. We recommend that a special
commission be formed to monitor/advise the development of Sandima.
Figure 1.12: Maintain agriculture within the municipal
boundaries.
3. Preserve the agricultural heritage: Allow and encourage small scale agricultural
activities to continue within the urban boundaries. This includes not only the crops but the
livestock and the cats and dogs that accompany farm life. Love and care for all the landscape
elements associated with such an urban-village life should be supported by the necessary
services, such as veterinary help and agricultural education.
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4. Visual resource management: An advisory board should be established to
evaluate visual impacts of development. First, all coastal developments should be evaluated
according to their visual impact for viewing from the sea. Secondly, all on and off site signs
should be reviewed. The advertising and information functions should be handled by other
means than creating more visual pollution. Ways to provide marketing assistance to local
businesses such as web pages, booths, answering service etc, should be explored. Design
assistance to businesses to help them to conform to the guidelines should be provided.
December 5, 2005
Figure 1.13: Huysuz and Garip: Let us not forget the furry occupants of Yalikavak,
This report is dedicated to them.
Chapter 2
Planning and Design Process:
A Short Story of Yalikavak 2005 Studio
Korkut Onaran
“Others” help us learn. Babies need to recognize their mothers’ body in order to
realize that they have one of their own. Toddlers need to move themselves in the room to
develop their perception of spatial geometry, along with a sense of location. Kids need to
explore other homes to form a sense of being home. Only visiting the rural one can
understand what is urban. Only experiencing other cultures one can develop a deep
understanding of one’s own. Only meeting others, societies can mature and live in peace.
Study abroad programs are small steps across boundaries, but may provide significant
benefits for students, especially for those in planning and design fields.
Figure 2.1: Sketching is an effective way to relate
to one’s environment: A quick sketch of a shop
front at Covered Bazaar, Istanbul, by Anne Hayes.
Among other professions urban planning is unique in its close involvement in culture
and life styles. One major advantage of exploring the planning and design context of another
culture is to be able to look at one’s own with fresh eyes. From the same token, planning and
design recommendations produced by visitors may be valuable in bringing in a fresh look at
the issues for the local officials. The primary objective of Yalikavak 2005 Studio is
pedagogical; simply put, to learn how to plan and how to be a planner. Pretty much like in
driving, where best way to learn is to go out and start driving in traffic, so is the real practice
the right medium for planning students to learn the subtleties of setting planning agendas
and priorities, developing design arguments, communication design ideas to the authorities,
residents, and other parties, and incorporating their concerns in the plans. In Yalikavak 2005
Studio we tried to involve in each in this list of challenges. Here let me underline one issue
as a way of a disclaimer: as there is a difference between a student driver and an experienced
one, so is there between the work produced by a professional consultant and the work
produced by a class of planning and design students.
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Figure 2.3: A street scene in Istanbul by Kollowat Sakhakara
Now that the disclaimer statement is out of our way I can start summarizing the
planning and design process through which the ideas presented in this report are produced.
For planning and design students, working in an unfamiliar context is a challenge full of
learning opportunities. In a foreign culture, faced with the pressure of developing planning
and design ideas in a short period of time, design students are forced to question their design
preferences and come up with some new and fresh ways to perform their professions.
Sometimes, this questioning may extend even to life style choices and cultural preferences.
The change, however, does not always come easily, but through experiencing a culture
shock.
Figure 2.2: A façade at
Pera, Istanbul, sketched
by Nick Wirtz.
We observe that our students participating in the studio in Turkey usually go through
four stages of culture shock. The first stage is the judgment stage. In this stage the visitor
criticizes the local lifestyle in comparison to home and keeps putting things down regarding
the new culture. In the second stage the criticism changes its direction and home bashing
starts. Everything in the new context is fine, “here, in this new place, people are happy, they
know how to live, but back home nothing make sense.” The toughest stage is the third. In
the third phase visitor feels alienated from both cultures and feels depressed. This is the
stage of detachment and introvertedness. In the final stage the person is no more a “visitor,”
but becomes a part of the place. This is a stage of “come as you are,” that is, accepting
differences without comparison, simply as they are, without judgment, but with love.
In a visit as short as a month, one is not expected to go through a serious culture
shock. In visits this short it is usually easier for the visitors to distance themselves from the
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new culture, which is a common defense mechanism. However, going through a culture
shock (even a mild one) not only increases one’s awareness and insightful understanding of
the foreign context, but also provides a sincerity, a sense of attachment, which I believe, is
crucial for a designer to work in the new culture. Therefore, rather than avoiding the culture
shock, speeding it up and guiding it towards more creative manifestations should be the
purpose of any study abroad program within planning and design related fields.
Following this goal we focused on exercises that can speed orientation and
encourage involvement in the preliminary phases of our program. We spent a week in
Istanbul before settling in Yalikavak for our design studio. Journal writing, reading about
historical background of places, sketching, making systematic observations of street life
were some of the preliminary exercises. Following is a brief discussion of the phases and
exercises we went through before and throughout the studio.
Orientation Meetings Before the Trip
Reading about the history of a new culture, discussing cultural influences and
distinctions prior to visit increases curiosity and thus instigate one’s willingness for
involvement. This is why we find it crucial to provide a reading packet including pieces
about architectural heritage, history, as well as pieces discussing recent urban issues
regarding the design context. We met two times prior to the trip where we reviewed history
of Anatolian Civilizations, architectural and cultural heritage, recent political events, recent
tourism policies on the Mediterranean coast and planning challenges related with these
policies. We also overviewed the logistics in these meetings.
Open Ended Brainstorming on Themes
Figure 2.3: A picture Anne Hayes included in her “themes
journal” for an example for her theme “doors that frame and
connect.”
Our program had two parts: visiting places and preparing a “themes journal”
individually and settling in Yalikavak and developing, as a group, planning and design
recommendations for Yalikavak’s future. A themes journal is an open-ended journal
organized around architectural, planning or/and cultural themes. It goes hand in hand with
keeping personal journals, sketching scenes, taking notes, collecting handouts, and reading.
Themes journal is aimed at organizing one’s observations systematically in order to
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Figure 2.6: A study of textures; Ibrahim Pasha Palace, Istanbul, by Kollowat Sakhakara
Figure 2.5: A sketch Alice Gilbertson
included in her “themes journal” as an
example for her theme “details that create
and stir emotions.”
summarize the lessons learned from the places one’s visits. It focuses on common themes as
lessons and organizes examples under these themes. Themes may focus on a variety of space
organizing elements, aspects, concepts, or land use configurations, or cultural patterns and
distinctions.
Some of the themes students came up with in this trip are: “water that identifies,”
“light that invites,” “history that awes,” “streets that inspire activity,” “plazas that connect,”
“arcades that transition,” “sounds that seduce the heart,” “colors that enliven,” “circles that
reminisce,” “food that nourishes the soul as well as the body.” As these examples show, the
subject matter of the themes may vary in scale and focus. Their definitions depend on
student’s background and interest. This makes our discussions in our meetings diverse and
rich. This diversity allows us to touch up on different aspects of the cultural context
simultaneously; its physical manifestations (architecture, urban design), its territorial
manifestations (land use patterns), and the daily life style. We search for common themes as
well as cultural contrasts to start building an appreciation in everybody’s mind.
The requirement sheet for the themes journal was handed out prior to the trip so that
students could mentally prepare themselves for it. The class started in Istanbul, the city of
juxtapositions: juxtapositions of cultures, historical eras, lifestyles, contrasting realities. We
spent five days in Istanbul visiting monuments, mosques, museums, restaurants, learning
15
about heritages, eating good food and absorbing all we could. In order to help this process
and to speed up each person’s search for themes we had group meetings where participants
shared their first impressions. Usually when students bring these impressions to the group to
share they filter out their frustrations and concentrate on distinctions and differences in a
more neutral way in order to come up with common themes. These open-ended discussions
are usually very helpful in making sense of the stimuli bombardment, especially in a large
and complex city, such as Istanbul. We had several of these group discussions during the
first week. However, preparing the final report has been done by each student in Boulder,
Colorado, after the trip.
Observing the Daily Life on Streets
One other exercise that helps one to develop a better understanding of hustle and
bustle on the streets, is to observe the behavior settings on a busy pedestrian street. Instead
of recording information about activities, participants and milieu in a quantitative manner,
for this trip we thought it would be more helpful to follow an open-ended quasi-quantitative
method: students were asked to find a nice spot where they could sit to observe the street
and take notes about what activities were taking place, who the participants are (their age,
gender, involvement level, whether local or visiting, etc.), and where the activities took
place (this was done by placing activities on diagrammatic plans). Then we asked them to
provide an open-ended discussion about their observations.
We did our first systematic observation on Istiklal Caddesi, one of Istanbul’s oldest
and busiest pedestrian streets, which has been the center for the European districts since late
18th century. Again, by pointing out the diversity in activities and participants, we started to
see some patterns explaining the way some of the activities came together and created
synergies. Also, we started to identify problem areas that can be addressed by planning
strategies.
Figure 2.7 : A quick plan sketch by Karl Burton to map
his street life observations on a plaza at Pera, Istanbul.
The second observation, which was more detailed and thorough, was conducted in
Yalikavak’s shore and center. This exercise was to provide a transition from orientation to
active involvement within the studio context. The lessons learned in these observations are
provided in this report in the following chapters.
16
Meetings the Local Officials and Having Site Visits
After our initial contacts with the Municipality of Yalikavak prior to the trip, Fahriye
arrived at Yalikavak earlier to meet the officials about the project while I continued the trip
with the group in Istanbul. We learned that the newly adopted master plan of Yalikavak has
been receiving criticism from various parties, including the Chamber of Architects and the
Habitat Group (a non-profit planning and design watch-dog organization). As outlined in the
first chapter, we studied the master plan and decided to provide some recommendations that
may revise the master plan in some areas and may introduce new visions, in some other
areas, to alleviate the negative impacts of increasing real estate market and growth.
Figure 2.8: Meeting the local authorities is one of the
first steps in the studio. In the municipality of
Yalikavak, Emre Saracbasi, the Director of Planning,
is getting ready for a brief overview of the planning
issuess in Yalikavak
.
The introduction to Yalikavak’s planning issues started on the first morning. Emre
Saracbasi, the Planning Director, picked up the group from Bodrum, where we got off the
inter-city overnight bus from Istanbul. Emre, along with the Municipality’s minibus, gave a
ride to the group to Yalikavak, stopping on the way to capture the panoramic views of the
bay, along with the initial comments about Yalikavak’s planning. This was followed by his
lecture, next day, on the objectives of the master plan and the current planning challenges of
Yalikavak. We met the Mayor Mustafa Saruhan who visited our studio and informed us
about his visions and concerns. His open heartedness and willingness to help motivated the
group. We also met the members of the Habitat Group, Ahmet Berk, Baha Muzafferoglu,
Oktem Iren, and Bulent Bardak and heard their concerns regarding the current master plan.
Their insight improved our grasp of the issues and gave momentum to our studies.
We had a series of site visits, not only in and around Yalikavak, but also to the
neighboring communities. These visits not only provided orientation, but also helped to
develop a better understanding of the tourism development and urban growth patterns on the
Bodrum Peninsula in general.
We also conducted a more detailed study on behavior settings on five spots in
Yalikavak’s shore and center. Five small groups spent an afternoon observing these spots
and recording their observations. A brain storming session has followed this exercise, where
we started to identify planning and design issues and created a list. After this, we decided to
split into four groups focusing on four areas: the overall Yalikavak, the coastline, the center,
and Geris. These focus areas will be the titles of the four chapters following this one.
Figure 2.9: The group is exploring the mountain
village Sandima.
17
Figure 2.10: Some courageous members of the group are
crossing the water at Gumusluk.
Figure 2.11: Karl Burton, Sybil Idelkope, and Nick
Wirtz of “the Center Group.”
Figure 2.13: The table critic for “the Shoreline Group.”
Table Critics by the Members of the Habitat Group
Instead of having one brief preliminary presentation or a preliminary jury, in
Yalikavak 2005 Studio we decided to have a series of smaller meetings with the local
planners and architects where each of the four groups met separately with various experts on
different days. This maximized the duration for the focused discussions and helped each
group to progress rapidly.
Bulent Bardak, architect and a member of the Habitat Group, Ahmet Berk, architect
and a member of the Habitat Group, Oktem Irem, planner and a member of the Habitat
Group, Ramazan Kayacan, Director of Geris, Ayse Kizilkaya, planner and a member of the
Figure 2.14: Sancar is helping Halle Auerbuch
and Sybil Idelkope of “the Center Group. “
Figure 2.15: Arelhy Arroyo and Joonghyuk Choi
of “the Geris Group.”
Figure 2.16: “The Geris Group” is having a discussion with the
visiting experts.
18
Habitat Group, Sule Kukrer, city planner, Baha Muzafferoglu, planner and a member of the
Habitat Group, visited our studio, met the groups and provided valuable discussions in
various scales.
The following week had probably been a dark hole in students’ memories because
under the pressure of producing something worthwhile in limited time they worked hard,
except for early morning swims and late night dancing, that alleviated the stress of their
intense workdays. As one would expect from any design studio, the intensity of the work
increased as we approached to the date of final presentation. However, -- I can’t
overemphasize this point -- there were no overnighters, which may be a unique property of
our studio.
Figure 2-17: Martha Cappano during the presentation.
Korkut Onaran is translating.
Final Presentation at Municipality’s Coffeehouse on the Shore
The final presentation was an hour-long bilingual presentation of recommendations
and design proposals, which instigated an hour-long discussion after the presentation. The
presentation was announced in the town and was open to everybody. The fact that the
Coffeehouse was centrally located and owned by the Municipality of Yalikavak made the
Figure 2.18: Anne Hayes is introducing the vision statement during the final presentation.
Figure 2.19: another moment from the final presentation
19
venue very meaningful for us. Along with then Mayor Saruhan, his aids, and planners from
the municipality, residents from all segments participated. In the discussion following the
presentation the class have received valuable feedback. This presentation, we hope, had been
an occasion for the local authorities, NGOs and residents to bring certain planning issues on
the table and exchange views.
Even though we keep calling this presentation final, actually our program was not
over. The next day we went on a “gullet,” a traditional boat of the Blue Voyages, where,
along with relaxing and having nice time, we went over the outline of this report and
planned the activities for the remaining days. In August, after approximately two months
later the trip, we met in Boulder and finalized this report. As always, we sincerely hope that
we were able to provide some contribution to the planning discussions in Yalikavak as a
way to pay back, even if in a small portion, for the hospitality and warmth we received in
Yalikavak.
Figure 2-20: Final presentation: there was time to sweat.
Figure 2-21: Diner on the boat: there was time to eat and relax.
Chapter 3
The Yalikavak Vision and
Community Wide Recommendations
Marshall Crocket, Alice Gilbertson, Anne Hayes, Jeffrey Lovshin
In order to shape our recommendations, we needed to craft a mental picture of what
Yalikavak could look like in the future. This mental picture, or vision, was the driving force
behind our identification of values, analysis of the current situation, and creation of
proposed recommendations. The collective vision we developed is as follows:
To create and promote an environmentally conscious, thriving, and diverse
community of year-round residents by balancing the existing economy, creating a
network of open spaces, breeze corridors and pedestrian pathways, and
implementing a consistent enforcement program.
Figure 3-1: A panoramic view of Yalikavak.
21
The Key Values of Yalikavak
Yalikavak is special for many reasons: Beautiful scenery, warmth of the people,
architecture of its buildings, its sense of history, its ties to a rural lifestyle, the importance of
family, its strong ties to the community. . . These characteristics did not just happen by
chance. They were conscious decisions made by the citizens, government, and visitors
based on a set of shared values, or beliefs about what Yalikavak is and should be in the
future.
We observed the following key values during our tours of the land, talks with
citizens and tourists, and discussions with government officials. These values were the
major drivers used to analyze the current situation, evaluate growth options, and shape our
recommendations. To define what values were positive and negative, it was useful to break
them into major themes. This allowed our analysis to focus on how these values could be
strengthened. It also allowed our analysis to focus on finding geospatial networks that
represented these important values.
Figure 3-2: The historic village of Sandima dating back 600
years has been preserved and now includes an art gallery on
the property.
Figure 3-3: The rural scene next to hotels (a few hundred
meters from the Kivanc Hotel.)
Our initial view of Yalikavak was from the three windmills perched high above the
town. From that perspective, an amazing panorama lay before us. We could see the historic
villages high above the sea. The geography of the agricultural lands created a contrast to the
ribbon of shoreline bordering the Aegean Sea. The vibrancy of the major town center with
shops, restaurants, civic uses and housing balanced against the rugged, unpopulated hills and
protected areas that remain in a natural state.
Figure 3-4: The Yalikavak panorama from the historic windmills above the town.
22
PROTECTED AREAS AND VIEWS
All too often, tourist-influenced communities develop to the point that the beauty
that initially attracted visitors to the area is compromised by over development. Yalikavak
has proactively set aside land so that it cannot be developed. Küdür, with its many coves,
Mediterranean seals, native vegetation, and clear water, is a wonderful example of a
protected natural resource that could never be replicated if it were destroyed. Also, views
are preserved because of the limited heights of buildings and the required setbacks from the
shoreline. This allows everyone, not just the tourists, to enjoy the views and the breezes.
PUBLIC ACCESS TO SHORE AND WATER
Figure 3-5: Sunset over Küdür.
Yalikavak’s beaches and the water are open to all users. The physical and visual
accessibility of the Aegean Sea are important values to promote and maintain. Residents
and visitors alike can enjoy million-dollar views, clear water, and clean beaches without
being artificially segregated from one another. Directly along the shore are several beaches
with public amenities such as beach loungers, umbrellas, and a roped-off area for swimmers
and snorkelers. Legally, the beaches are open to all users. However, from the perspective
of a casual observer, such as a tourist or local, several beaches such as the one at the Golden
Age all-inclusive resort, are gated and appear to be private. In fact, we were physically
escorted from the resort when we attempted to walk on the grounds. It is important that the
municipality continue to oversee these private-sector developments to ensure equal access to
the shoreline and water for all users.
MIXED USES IN CENTER
Vibrant communities such as Yalikavak contain a variety of retail and commercial
businesses, civic services and spaces, residential units, tourism uses, and transportation
options within the core. A delicate balance has been maintained in the center so that the
daily needs of residents are met while tourists are provided with many of the amenities they
expect. Small markets, bakeries, pharmacies, appliance stores, and restaurants are
interspersed with jewelry and clothing stores, souvenir shops, internet cafes, and tour
Figure: 3-6: Family at Yalikavak municipal beach.
23
operators. The center is active seven days a week from early morning to late evening. The
center is also a safe place for children to play, walk to and from school, or run errands,
always under the watchful eyes of the shopkeepers.
CIVIC AND OPEN SPACES
Figure 3-7: Weekly market takes place at the
central bus stop in Yalikavak.
The residents of Yalikavak appear to take great pride in their public spaces. These
places provide opportunities for socializing and relaxing. The weekly market is very
popular with both residents and visitors, and the merchandise appears to complement the
goods offered by shops in the town center. The new teahouse along the shore is also a huge
success. On numerous occasions, we observed residents sitting with tourists sharing stories
over a cup of cay. The mosque in the town center, containing a post office and adjacent to a
park, is a key space that appeared to be always crowded. Yalikavak, unlike many of the
tourist communities, has plenty of seating in public spaces and continues to invest in
enhancements to and maintenance of their public places and pathways.
Figure 3-8: Local bakery near the municipal building in Yalikavak.
Figure 3-9: Children playing in the center of covered market.
24
THE RIGHT SIZE
Figure 3-10: A couple enjoying ice cream cones and
the view from the pedestrian walkway along the
Aegean Sea.
Yalikavak struck us as the right size for a community. It is not too big and was
described with great pride by one resident as being “safe, clean, quiet, and family-friendly”.
The built environment was designed and constructed at a human scale. We felt safe walking
alone even after sunset. We could ask for directions from a shopkeeper and they would
walk with us to our destination. The beaches, water, pedestrian walkways, and buildings
were clean and tidy, despite the ongoing construction in preparation for high season.
Wayfinding was easy. The covered market area served as a focal point for navigating
through the center. Except for the occasional mooing cow or crowing rooster, the early
mornings and late evenings were quiet. Traffic was not overwhelming and sidewalks
continue to be constructed, which will make walking in the community even safer. Children
were present throughout the community. Families were seen everywhere – at the market, in
the parks, on the beach, at tourist hotels, in restaurants, and on the pedestrian paths. Not
only were children present but their presence was celebrated. The community clearly takes
pride in providing a safe, friendly setting for children of all ages, including the very young.
VALUES: WHAT THE CHILDREN SAY
The school children of Yalikavak appear to share the same values that we observed
in the community. They appreciate the sense of history, including the old stone homes.
Figure 3-11: The children playing around in the classroom
Figure 3-12: These historic structures are a special place identified by
school children.(Picture is taken by one of the children).
25
Figure 3-13: One of the students showing us where they live.
Figure 3-14: The mosque was a special place for this student.
They enjoy a beautiful view, including those of the hills and the sea. They understand their
ties to farming and recognize the beauty of rich, fertile soil that gives life to a multitude of
crops. They like the variety of animals that can be found in the municipality, including
those typically found in more rural settings. By asking the children to tell us what is
important in the community allows us to shape recommendations that work for the entire
community and not just the adults. It is our intention that our proposed ideas will serve the
needs of the municipality for several generations to come.
Figure 3-15: This small orchard is an example of the diversity of places that were special to the
children. (Picture is taken by one of the children).
Figure 3-16: The children are proud of the beautiful scenery and views in Yalikavak .
(Picture is taken by one of the children).
26
Observations and Recommendations
Our observation and analysis of Yalikavak’s physical structure and growth trends
reveals that the permanent population is concentrated along the shore near the Center and on
the hillsides in the two major residential settlements of Geris and Gokcebel. Additionally,
hotels and second homes for the mainly transient population have been developed along the
coastline within a 250 to 300 meter wide ribbon. In recent years, the highway to Gundogan
has experienced new strip development most likely precipitated by the increased traffic from
second home development to the east. We noticed that new second home and hotel
development was occurring in a seemingly rampant pace, yet learned that the tourism
industry and visits to second homes had a very short window during the year. We observed
that construction and tourism were the predominant economic drivers and that the
population increased dramatically during the tourist season due to the influx of both visitors
and workers. We became concerned with the concept of the all-inclusive hotels, after
hearing local shopkeepers express their frustration with their visitors who rarely come to the
Center to buy their goods. Seeing population projections and realizing that much of the new
growth may occur in the settlement areas of Geris and Gokcebel, we saw the opportunity to
bring goods and services closer to where these permanent residents live and it seems that it
may now be economically feasible to do so as those populations and densities continue to
increase.
Yalikavak’s newly revised master plan has a goal to distribute social/public service
areas evenly through the municipality and achieve functional integration such that the needs
of the growing population are addressed. Another goal was to counter the trend of second
home construction along the coastline and, in fact, new zoning now only allows tourism
development within an approximate 100-meter band. In creating our recommendations we
looked for opportunities in our observations analysis and considered the goals of the master
plan as well as the preservation of Yalikavak’s key values described above as our guidelines.
Perhaps some of the following recommendations may the give the municipality ideas that
may help to resolve some of its present and future challenges caused by increasing growth
and preserve the beauty and charm of Yalikavak for future generations.
Figure 3-17: An example of new construction
27
Figure 3-18: Two principles: The first sketch depicts the principle of multiple centers: Yalikavak currently has several centers. We believe these should be strengthened as
centers with different characters, and some new sub-centers should be created. The second sketch depicts the principle of continuous green space. The green space provided
by the current master plan is segmented; they do not connect to each other. We believe, especially the riparian corridors that are perpendicular to the shore should be
protected as continuous habitats.
28
Recommendations: Economy
The economy for the municipality of Yalikavak is centered almost completely
around tourism and development. Most of the tourism economy is based along the shoreline
and is concentrated especially around the center and marina areas. Real estate development
currently contributes to the economy by providing jobs and by paying construction fees and
purchasing building permits, both of which are valuable revenue streams for the municipal
government. However, once development slows down, these sources of revenue and jobs
will dry up.
Figures 3-19: These are typical of the second homes under
construction in the Yalikavak community.
The development of residences as second homes for visitors are scattered around the
municipality and range farther West than the village of Geris and Geris-Alti all the way to
the other bays on the East side of the municipality, which is over the hill from Gundogan.
The bias towards a tourism based economy will not be sustainable in the long term for the
municipality specifically concerning its general health and well-being for the permanent
residents. Our goal was to propose a diversification of the economy as well as one that is
more sustainable and useful year round, thereby preventing up and down surges in the
economy. The municipality’s master plan is still focused on tourism development as a
primary economic booster, so we have developed ideas that fit into the master plan, while
helping to assist other industries within the municipality.
PROMOTE UNDERREPRESENTED INDUSTRIES FOR ECONOMIC DIVERSIFICATION
Figure 3-20: Turkish rugs are known world-wide for their
beauty and quality.
The goal of promoting underrepresented industries within Yalikavak is to move the
economy of the municipality from solely being based upon tourism development to one that
is better able to sustain itself against ups and downs in tourism. A few ways to accomplish
this include cultivating and promoting the arts and natural handicraft of the region, offering
incentives to improve techniques of local agriculture, providing incentives to local fishing,
and encouraging the development of higher and continuing education facilities within the
area. One proposal that would help to cultivate the arts and natural handicraft of the region
is the creation of an arts fair, which would help to support the permanent residents by
supplying them with an outlet in which to sell their handicraft (in addition to the market held
during the summer at the bus station). This could also help to draw more people to the area
that would boost the tourism industry in general. We propose that this fair be held either in
the spring or early fall in order to extend the tourism season. Establishing a craft incubator
29
is another idea that could provide a venue for the local artists in which to network, share
training and market their goods during the off-season. The incubator is an example of a
civic use that can be integrated into the proposed subcenters.
Figure 3-21: Agricultural fields of Yalikavak
Figure 3-22: Fishing boats back from a busy day.
The current agricultural lands around the municipality of Yalikavak are primarily in
the valleys and off the costal region, which is where most of the Class I soil (most fertile)
exists. The original inhabitants of these settlements, such as in Geris, lived on the hillsides
and then planted their crops within the most fertile soil off the hills generally located
adjacent to natural drainage channels. Bearing in mind that much of the coastline is already
developed and that much of the current agriculture land is zoned for development as shown
in the existing master plan, our fear is that development will soon occur on these prome
agricultural lands, and likely strip the valuable topsoil from it that has been building for
centuries. Our proposal is to offer incentives for improving agricultural techniques as well
as to encourage the organization of tours of the agricultural lands and create new
complementary attractions within them such as an herb farm or botanic garden. New
agricultural techniques will effectively increase the productivity of the limited fields, and
help replace some of the product that would be lost to new development as well as assist the
current landowners maximize the potential of their crops. Encouraging small scale, “square
foot” gardening practices on in lower density residential areas would also help put the
residential land back into productive agricultural use again. This can be accomplished with
zoning and training programs for the public. These ideas that take advantage of the rich
agricultural soil in Yalikavak will not only provide additional assets in the municipality for
increased tourism but will also help keep the area more sustainable and hopefully delay or
permanently halt the possible development of the agriculture areas in the future.
Offering incentives to the local fishing trade will also help to keep the region stable
by keeping a proven local industry operating and benefiting the community. The
importance of this can be seen in multiple ways. By knowing that they have a market, the
area can sustain a certain number of fishermen. The fact that these fishermen are local and
have a relationship with local restaurants can ensure a better quality product as well as lower
prices for the customer, which can assist in the general tourism industry as well. Currently,
this is done by allowing extensive fish-farms and hatcheries along the shores of the
peninsula, that are incompatible with other uses, have adverse environmental impacts and
the fish produced do not match the wild counterparts. Low-impact, small-scale fishing is
still practiced by locals who then sell their daily catch on the spot or at nearby
neighborhoods. We hope that this practice will continue with the understanding that over
30
fishing and/or noise or other potential polluting impacts will be carefully monitored. The
continuation of such practice depends on the preservation of the few natural beaches and
inexpensive docking facilities as well as continuing to allow fish vendors access to sell their
catch in the neighborhoods.
Figure 3-23: The local appliance store located in the center
of Yalikavak.
The installation of a higher education facility or a continuing education facility
within the municipality has benefits that extend even beyond the possible local jobs that
could be provided by the facility. An increase of student and professor population will help
to increase the permanent population of the municipality, especially during the off-season,
which will help to balance the fluctuations of seasonal residents that live in Yalikavak. The
resources that the students will need will spawn other businesses to provide necessary items
for education as well as help to maintain existing businesses. In addition, the facility will
enhance the image of the municipality as more than a seasonal tourist attraction, but also as
a year round vibrant community. The continuing education facility would specifically
benefit the permanent population of the municipality by offering them the opportunity for
further edification without the commitment of a full-time education. Other general
knowledge classes such as cooking, artistic design, carpentry, etc, could be offered as well.
Some of these classes may attract tourists to the community at non-peak season times,
further smoothing out the highs and lows of the tourism-based economy.
BALANCE USES IN THE CENTER TO SERVE LOCALS AND TOURISTS
Figure 3-24: The Rahat Bar is a popular landmark for
expatriates.
Currently, the center is a productive area, which currently has businesses that serve
both locals and tourists. The center includes some housing, primarily located above stores
on the main shopping street. These centrally located residential units house many of the
people who own businesses in the main shopping area. Although many of the stores and
restaurants on this “main street” are geared towards the tourism industry, many of the
establishments still do attract the local population. For example, the central shopping area
includes small grocery stores, appliance stores, and pharmacies. The Rahat Bar, a popular
spot for the British expatriates living in the area offers Karaoke on Friday nights, and a good
turnout exists with many of the same people singing the same songs each week. The
location of the Rahat Bar in the middle of the Center encourages the “assimilation” of the
expatriates into the mainstream. Hopefully, locals also patronize these places so that there is
meaningful interaction between them and the newcomers. If the center becomes too focused
on tourism then the locals will most likely leave, affecting both the balance and harmony in
31
the center. The locals will then begin to support business in surrounding areas and not even
patronize the central area because it will not feel like theirs anymore.
DISCOURAGE DEVELOPMENT OF ALL-INCLUSIVE RESORTS
Figure 3-25: An example of an all-inclusive resort that can be
detrimental to local businesses.
Figure 3-26: These buildings on a corner lot adjacent to the
Mosque near Gokcebel, offer an excellent opportunity to start
a sub-center.
The development of all-inclusive resorts might initially seem to boost the economy
of the municipality, but once the resort is increasingly occupied, the effect on the economy
will actually be detrimental. The allure of all-inclusive resorts is that they hold everything a
tourist would need while on a vacation. All inclusive resorts offer amenities typically not
found in smaller hotels. Examples include restaurants, bars, shopping, water sports, and
round-the-clock activities and classes. These amenities are specifically designed to
encourage the traveler to spend all of their time and lira on-site rather than visiting local
restaurants, tourist attractions, and retail stores. The problem is that the tourism benefit is all
self-contained within the hotel and generally does not spread outside of the resort. The
spending only benefits the owner of the all-inclusive resort, rather than benefiting numerous
local businesses. Our recommendation is to encourage hotel development in the boutique
hotel format. These hotels are generally smaller, and although they do not necessarily offer
as many amenities as the all inclusive hotels, the opportunity exists for their visitors to
utilize the amenities of Yalikavak. The municipality already has a number of boutique
hotels and we believe it should be a priority to help them stay competitive with the larger
hotels. The advantage is a better interactive relationship between tourists to the municipality
and the many local businesses. For example, the restaurants in the areas around the hotels
provide meals for the guests. Other markets, such as water sports, can spring up, which
would be beneficial to the community as a whole as resources are put into the economy
instead of being isolated or taken away.
CREATE SPECIFIC CULTURAL AND COMMERCIAL SUB CENTERS
Because much of the economy currently focuses on tourism and construction, we
recommend the creation of specific economic sub centers to benefit the permanent
population. Commercial zones can be created in certain places around the municipality to
serve the residents closer to their homes. These zones then can become a boost to the
economy by facilitating the development of smaller stores geared towards the local
population. Other benefits include: creation of a sense of place for the neighborhoods and
development of meeting places for social and cultural uses.
32
Recommendations: Natural Environment
The natural environment of the Bodrum Peninsula including the Yalikavak
Municipality is a generally arid climate with a varied topography. The climate is dry which
supports low brush and certain species of trees that are acclimated to the temperature and
rainfall or moisture content of the region. The climate is mostly sunny and dry through the
summer months and can be generally cloudy and mild temperature in winter. The rainfall
during the wintertime usually comes in rapid downpours that can cause flooding and a rapid
over saturation of the ground. The topography is generally flat directly on the coast but rises
rapidly to steep hillsides. Many of the hillsides are either unbuildable or have been graded
and sloped in order to support olive trees.
Figure 3-27: Rock formations along the shore.
Yalikavak is a relatively small section of the Bodrum peninsula yet is rich in worldclass natural resources. The clean waters and pristine beaches attract visitors from all over
the world, especially Europe. The views of the hill towns from the shore and on the water
are unparalleled in their beauty and provide a dramatic contrast to the shoreline. The rich
agricultural soils support many crops, including olives, oranges, and nuts. The natural
breezes keep the area comfortable during much of the summer without the need for air
conditioning. Sufficient rainfall allows for healthy, native vegetation to grow and thrive
without irrigation systems or an inordinate amount of human intervention. Because of the
abundance and value of these natural resources, we felt it was important to develop
recommendations that protect, celebrate, and enhance these assets
ESTABLISH POLICY TO PROTECT DESIRABLE AREAS IN THE MUNICIPALITY
Certain areas within the municipality hold other intrinsic value besides their land
value, which benefits the permanent population. Some of these areas include the beach,
agricultural lands, fishing areas, and other various coastal locations.
The coastal region has been redefined in the new master plan as specifically for
tourism development. The fear is that a wall of hotels will rise and effectively turn the
beaches from public to private access and use. For example, some hotels already appear to
have claimed the beach for themselves by investing in beach chairs and other structures or
furniture. In order to prevent or minimize this situation and in order to secure access for the
Figure 3-28: Example of private facilities on public beach.
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public in the future, policies to protect the beaches and other utilized costal locations are
necessary.
The land that identifies the commercial or residential areas of the municipality is
easy to identify on the master plan but the agricultural lands of Yalikavak do not seem to
have any clear identification. Creating signage at the entry points into these lands from the
road around the municipality can help clearly delineate and identify them as a special area
that can be toured and offer attractions that are agriculturally based. The hope is to
encourage these lands to be valued more by the residents and hopefully prevent or delay
development on the lands.
ENCOURAGE DEVELOPMENT OF A NETWORK OF OPEN SPACES WITH PEDESTRIAN
PATHWAYS
The current Master Plan for the municipality shows a decent amount of open space
within the municipal boundaries; but, in general, seems to be disconnected and isolated. In
order for these open spaces to be ecologically meaningful for wildlife and functionally
effective for the residents of the municipality, a network of open spaces with pedestrian
pathways is suggested. These pathways can help facilitate movement not only between the
Figure 3-29: Agricultural lands walled in by new development
Figure 3-30: The view from Küdür, looking southeast.
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open spaces but also between different areas of the municipality. This can include the
protection and use of streambeds, floodplains, and riparian access. Preservation of existing
streambeds in their natural state, rather than engineered channels, will have several
advantages. Primarily, they allow for the natural filtering of the storm run off water.
Additionally, Mother Nature is the best engineer and these natural channels have evolved
over centuries and provide the proper size and path for the municipality’s drainage
requirements. If these areas are not protected, not only will certain structures most likely be
placed within a floodplain, which will cause property damage and possible loss of life, but
there will be no protection against pollution directly flowing into the sea without any sort of
natural filtering.
An option for creating a network of open spaces easily and efficiently is through
clustered housing practices. The concept of clustering suggests common ownership of the
land by multiple individuals and clustering the development in order to preserve larger and
more meaningful amounts of open space instead of subdividing the land and allowing each
lot to be owned separately and developed separately. The clustered housing benefits are
three-fold. Not only does the area get a useable open space that can then be connected to
other open spaces, but also the development in a cluster fashion adds density to the area and
minimizes the need for roads, which will significantly cut down on initial and continued
infrastructure costs.
ESTABLISH VIEW PLANES AND AIR CIRCULATION CORRIDORS
Yalikavak is an intensely beautiful place. Much of the reason that the area is beautiful is the
views that can be captured from all over the municipality. In order to protect these views,
view planes can be established. They prevent certain objects or buildings from being placed
in a line of view from different areas around the municipality. Also, much of the current
development in the municipality is linear in nature, extending parallel to the coast. In order
to break up some of this wall, “fingers” or air circulation/riparian corridors are proposed (see
figure 3-18). The fingers will protect certain open space or natural areas of the municipality
while extending development inland and preserving the easy access to the shore from inland
neighborhoods.
Figure 3-31: The view from Geris, looking toward Küdür.
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CREATION OF LANDSCAPE GUIDELINES
Considering that the climate of the Bodrum Peninsula is overall arid, water is a very
scarce commodity. Many of the hotels and vacation home complexes utilize turf in their
landscaping which is very water intensive in a municipality that has to import its water. The
creation of landscape guidelines can assist in solving this problem by minimizing the strain
on the water system as well as assisting in the region’s stability. Guidelines can include the
use of xeriscaping, drip irrigation, or even just the encouragement of less water intensive
plant materials to be used. The reintroduction of native species is also encouraged as these
plants create meaningful shade, put the least strain on the environment, and help mitigate
problems occurring from soil erosion and an increasing heat index. These native species
could be grown in nurseries located within the Yalikavak municipality, reducing the
importation of non-native species and creating jobs for locals while protecting agricultural
land from being inappropriately developed. A botanic garden, a native plant nursery and
educational programs to encourage local residents to landscape their homes with native
plants could be implemented to facilitate their utilization.
Recommendations: Built Environment
Figure 3-32: Another unobstructed view from Geris.
The built environment of Yalikavak has been significantly impacted by the
accelerating growth of its population, mostly as a result of the development of second home
communities. It’s natural beauty and peaceful lifestyle has been discovered by visitors from
other parts of Turkey and Europe as a desirable place to holiday. These second homes are
typically only occupied for short periods of time during the year by a transient population.
Yet, their presence requires expensive new infrastructure and long term maintenance
obligations. The population projections forecast consistent growth in this sector over the
next several decades and the municipality will be challenged in accommodating that growth.
Hotel tourism is also strong in Yalikavak, but the trend has been, as seen elsewhere on the
Bodrum Peninsula, toward large all-inclusive hotels that completely change the nature of the
shoreline and in some instances deter the general public from rightful access. The
municipality certainly benefits from the construction fees for the construction of these large
structures, but once constructed their value diminishes as they do not support nor enhance
the unique nature of Yalikavak. As the tourism and construction industries broaden, a steady
increase in the permanent population has been seen and accommodating these residents is a
priority of the municipality as stated in the master plan. Managing the issues of form and
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patterns of development that are inherent with rapid growth is the focus of our
recommendations for the built environment of Yalikavak.
CREATE SUB CENTERS
Figure 3-33: Rendering of the animal clinic proposal
With increasing population growth of both the permanent and second home
populations, there is increasing pressure on the roads leading to the Center where vital goods
and services are located. This situation will only worsen with time and more growth. This
recommendation is to identify discrete sub center locations for the development of satellite
social/public service areas. The proposed sub centers should be placed in areas that have a
sufficient threshold of people to support them with the understanding that future growth
would be steered to these areas to ensure their success. The first two, we think, would
ideally be located near the two main settlement areas of Geris and Gokcebel. There appears
to be an opportunity to locate them adjacent to existing Mosques due to empty buildings
and/or vacant land nearby that potentially could be available for sale and development.
(See Figures 3-34 and 3-35).
Some of the uses that would be appropriate for these areas are a post office, perhaps
a small municipal café or coffee shop, a medical center, a library, and a Turkish bath. We
also see that it is essential to establish a small clinic where a mobile veterinary ambulance
can be parked on certain days of the week to tend sick stray dogs and cats in the
Figure 3-34: Proposed sub-center location near Gokcebel
Figure 3-35: Proposed sub-center location near Gerisalti
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neighborhood and provide for a temporary recuperation place for neutered/spayed animals
before they are released by to their environments. Funding the mobile clinic and the small
building could be accomplished by first raising awareness for the problem of pet
overpopulation in the Municipality and creating easy ways for people, especially tourists, to
donate to the cause. Locating an information booth and donation center in the weekly
market in Yalikavak would be an inexpensive method for beginning the process of public
outreach and fundraising. One other sub center type that would have a tourism focus could
be established along the shoreline at places near boutique hotels. One such subcenter
proposal will be provided in more depth in Chapter 4 of this report.
The areas around these mosques should be rezoned to allow for the type of
commercial and/or public uses suggested. Their creation would be in keeping with the
municipality’s stated goals as mentioned above, help minimize traffic on the roads leading
to the Center, and make it much more convenient for its citizens to access necessary service.
As well, this is an opportunity to allow for some slightly denser residential zoning that could
provide a more affordable housing type for the permanent resident service workers of
Yalikavak. By locating these subcenters adjacent to a mosque, the historical context of the
mosque area is preserved and enhanced by creating a pleasant new environment for
socializing nearby. In the future, as the population grows, additional sub centers could be
added on an as needed basis.
Figure 3-36: Turkish bath and outdoor tea house. Pedestrian path and open corridor alongside a road. Each sub-center
needs its own node to be identified as a sub-center
Figure 3-37: Creating small sub centers that have street life during the
day as well as the night.
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ALLOW ZONING FOR CLUSTERED SUBDIVISIONS
As discussed above, one of the municipality’s greatest concerns is the risk of losing
Yalikavak’s natural, cultural and historical values due to the speed of development currently
underway. The demand for second homes by a transient population from some of Turkey’s
larger cities as well as Europe has spurred the bulk of new construction. Short of completely
eliminating new residential development, it is impossible for the municipality to prevent
new home subdivisions from being built, but their final configuration can be controlled.
Figure 3-38: Conventionally platted
subdivision with scattered green space and
extensive amount of roads.
Figure 3-39: Clustered development with
limited amount of roads and a continuous green
space system.
As suggested in the previous section on the natural environment, in order to
maximize the opportunities for connected greenways and open space areas, clustered
developments should be encouraged. In Figure 3-38, a parcel of land is shown subdivided
according to the existing zoning requirements. Figure 3-39 illustrates how owning the same
parcel collectively and clustering homes along smaller private roads allows for a new
configuration with a large open space. This configuration allows for contiguous common
area that could be connected to adjacent subdivisions and potentially result in continuous
open space areas throughout the municipality for walking and bike paths. The municipality
could obtain easement rights for the public to use the paths through negotiation with the
developer. This configuration also allows for significant on site detention areas as well as
natural drainage channel design for storm water run off, rather than draining onto paved
streets and into concrete channels that do not allow for natural filtering of the water prior to
reaching the sea.
Another benefit with clustered subdivisions is that there is less need for public roads,
which are expensive to build and maintain. While it is true that the amount of land that can
be privately utilized by each home is less, in second home subdivisions especially, this can
be a benefit. These homeowners are only present for a few months out of the year and
would likely prefer yard and grounds maintenance being kept to a minimum and performed
by others. Homeowner association fees could be collected for the maintenance of any
cultivated common open area, and on some parts of the property, native vegetation could be
left in place. The homeowners would probably enjoy having beautiful garden areas
dispersed among open field areas for the children to play that they would be professionally
maintained by a local landscaping company and that provides jobs for the local economy.
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The clustered development subdivision actually contains more homes than the
traditionally zoned subdivision. One reason is because the land that typically went to public
access roads has been freed up. But even more density can be tolerated in this
configuration. Our example has 25 more homes in the clustered subdivision than in the
conventional subdivision. A way to encourage this type of development could be with
density incentives. Perhaps a point system could be created that would award providing
desirable amenities, creating attractive open areas for the public, as well as preserving the
natural state of other areas which would help determine the density incentive program.
Ultimately, developers would make more money by building the clustered home
configuration and the municipality would save money by not having to maintain new public
streets as well as achieving the connected open spaces for the use by the public.
Figure 3-40: All Inclusive hotels dominate the shoreline
Figure 3-41: Maximum lot sizes encourage boutique hotels,
similar to Kivanc Hotel where our group stayed.
CREATE A MAXIMUM LOT SIZE FOR THE TOURISM ZONE
The municipality made great strides in controlling the development of second homes
along the coastline by eliminating residential uses within an approximate 100-meter band.
This area is now strictly for tourism development. We believe that some additional steps
can be taken even further to refine the code so that new hotel development would occurs that
is more in keeping with the stated goals of the municipality of preserving the values of
Yalikavak’s and keeping its cultural identity intact. Large all-inclusive hotels tend to
dominate the shore line and detract from the unique elements of Yalikavak. The visitors to
these hotels have no need to leave the grounds and so the local restaurants and shops do not
benefit from their visit. The owners of these large hotels are big businesses with deep
pockets who make wide margin profits by leveraging the beauty of Yalikavak. If this trend
is allowed to continue unabated, the shore line will eventually be lost to big business and the
Center will lose its local nature that is valued so highly by the residents and tourists.
However, current zoning allows this kind of construction. Some limits need to be
implemented and we suggest creating a maximum developable lot size of 5,000 square
meters. This lot size allows for a reasonably-sized hotel of 1,000 square meters. It does not
minimize of the value of anyone’s land as we are not suggesting lessening the overall square
footage entitlement, only limiting the size of structures. We are also suggesting some height
limitations based on distance from the shoreline so that massing is stepped back preventing a
“wall” of building next to the valuable shore area. Details of these step backs are further
explained in Chapter 4.
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By implementing these controls, Yalikavak can prevent any further development of
large all-inclusive hotels and encourage the development of smaller specialty boutique-type
hotels that would only add to Yalikavak’s unique and valuable charm, and bring visitors
who will likely visit the Center for dining, shopping and entertainment.
PHASING
A very important issue for Yalikavak to address is the pattern of development in the
municipality. Phasing was suggested because there was so much of the future developable –
regardless of what they say will never happen – was off the map. Phasing is always a great
way to deal with the unknown in plans and growth: a few key rules that can be applied in a
multitude of areas. We strongly encourage phasing of development such that new
infrastructure requirements in the form of new roads and utility extensions are clustered. By
offering incentives to developers to choose new sites for projects that are near or adjacent to
existing services, the Municipality’s construction and maintenance costs are kept to a
minimum, and contiguous native areas are preserved for a longer periods of time.
Ideas as to how to implement a phasing program can be learned from a city in the
United States. Petaluma, California enacted a program in 1971 because of rapid population
Figure 3-42: An example of unphased growth
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growth. Primarily they used an annual limit on building permits. Granting of permits was
based on a point system that gave credit for providing moderate or low income housing as
well as an even distribution of growth within the City.
Unfortunately, the way the zoning regulations are currently written, sprawl-like
development is encouraged by way of large minimum lot sizes for residential and only
allowing low-density residential in all areas except in the settlements of Geris and Gokcebel.
BREAK UP STRIP DEVELOPMENT WITH CIVIC AND CULTURAL ZONES
Especially along the road to Gundogan, we observed some recent and accelerating
strip retail development. Although providing some necessary goods and services, the
continuous nature of this type of development is rather unsightly and makes the area
pedestrian unfriendly as it tends to be dominated by cars. One way to minimize this effect
would be to integrate some varied uses along the “strip”. Inserting parks or cultural
facilities would provide some relief and create a more varied street scene. It is important to
do this soon, perhaps by way of some land purchases by the municipality for conversion into
present or future uses.
CONSISTENT ENFORCEMENT OF REGULATIONS
None of the recommendations we suggest have any impact if they cannot be
consistently enforced. We were encouraged by news while we were in Yalikavak that the
Mayor had stood his ground and enforced the tear down of a partially built hotel that had
been improperly constructed. Through this sort of enforcement, future developers will be
less likely to attempt avoiding the building codes and design requirements.
This section came directly from analysis. The analysis of previous planning attempts
and the current plan showed the flaw with planning in the region is that it was a lion that
said it would roar but never really made any sound. The result was found to be half enacted
plans or plans in name only. After this enforcement arm is created by cities on the peninsula,
they became corrupt due to their entrenched nature. This could be overcome if 1 to 2 year
appointments were offered and there is a system of checks and balances. Rewards for
whistle-blowing corruption should be encouraged as well as stiff penalties that could be used
to fill Yalikavak’s coffers. The effectiveness of enforcement is not because of “corruption”
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but due to two reasons: 1) democracy – election platforms built up promises to overturn
regulations, 2) lack of public understanding of direct economic benefits that can be gained
by enforcing the regulations. These together result in unfair/inconsistent application of
regulations (for example, those who can contribute most to the campaigns are likely to be
ignored for transgressions) what are ways of overcoming these difficulties (not whistle
blowing or increased fines.)
Additionally, we think that the zoning regulations could benefit from additional
detail. An example is that, except in the agricultural land zone, there is no limit on structure
size. This does not support the historic granular nature of the Municipality. We addressed
the tourism zone by suggesting a maximum lot size limiting structure size, but other zones
may benefit from similar restrictions. In Geris, structures actually end up taller than desired
due to how the code is written. Chapter 6 details this issue further.
TRANSPORTATION
As Yalikavak continues to grow, there is and will be increasing pressure on the
roads. Expansion of the public transportation system should keep pace with the expanding
development. Some specialized transportation opportunities could be developed when the
Figure 3-43: Location of proposed Canal
Figure 3-44: A rendering showing the canal proposal
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Figure 3-45: Aerial of Yalikavak illustrating the proposals for the subcenters, open space corridors and water ferry
routes
time is appropriate. Usability of the new sub centers could be enhanced, for example, by
incorporating circulator shuttles that would pick up and drop off residents in the settlement
areas of Geris and Gokcebel. The reasoning is simple. If everything we proposed were to
happen then what would the highway, street, path, green path, and shoreline promenade look
like. The results are what you have down for the transportation section recommendations.
Additionally, we think that eventually a water ferry could run along the coastline
helping to decrease road traffic and keep the municipality more pedestrian friendly. The two
main bays could be connected through the construction of a new canal as illustrated in
Figure 3-46: An example of a pontoon dock
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Figure 3-44, which would be for use by not just the water ferries, but other smaller boats as
well. This would also help minimize water traffic around the delicate habitat of the seals.
Figure 3-45 summarizes in visual form many of our recommendations. It illustrates
the location of the suggested new subcenters which shows how they would be spatially
dispersed to serve clusters of existing developed areas as well as increased densities. The
water ferry routes moves along the shore and docks in highly populated areas giving both
residents and visitors another transportation alternative, and the canal saves time and keeps
water traffic away from the habitat of the seals. We have illustrated an example of our
concept for open space corridors as well, which would break up the density along the
shoreline, hopefully conserving for the future areas in which the natural beauty of Yalikavak
continue to exist for everyone’s enjoyment.
Chapter 4
Yalikavak Coastline:
Recommendations for a Balanced Growth
Martha Cappanno, Kathleen Lipetz, Kollawat Sakhakara
We now take a look at Yalikavak on a smaller scale and focus on the coastline.
Yalikavak is rich with culture and individuality. The shoreline specifically holds importance
as a natural resource as well as recreational opportunities. During the trip, the coastline
group explored issues regarding the uses and users along the coastline between the historic
center and Kudur peninsula.
Vision for the Coastline
After an initial survey of current zoning, the users, and land use patterns along the
coast, we developed a vision for the Yalikavak coastline. It is as follows:
Figure 4-1: Panoromic view of the exquisite coastline of Yalikavak
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We envision the future of Yalikavak coastline as a beautifully landscaped public
beach front that has preserved and enhanced its unique characteristics by:
- Remaining public and well maintained.
- Being accessible for both visitors and locals.
- Connecting to other natural amenities by means of a pedestrian system.
- Becoming a destination that brings people together.
- The coastline will be enjoyable while existing character is preserved.
Preliminary Observations
After our initial studies of the proposed master plan and our discussions on the whole
Yalikavak coast in general, we decided to focus on a limited part of the shore: the part that
lies between the historic center and Kudur Peninsula. We decided to study this area as a
model and develop recommendations that would be relevant for other parts of Yalikavak’s
coastline as well.
Our stay at Kivanc Hotel, which is at the center of our study area, made it easier for
our group to observe the daily life on the coastline, in a continuous and systematic manner.
During out initial strolls along the shore, we observed several problems. Figure 4-2
summarizes our observations. We identified conflicts between pedestrians and automobile
traffic due to lack of attention to accommodate pedestrians. The vehicles seemed to
overpower the roads while pedestrians were forced to get out of the way for them. Even
though we were told that this problem may be seasonal, that is, the vehicular use on the
boardwalk is not allowed and this ban is enforced during the high season, we believe this is
a problem waiting to be addressed.
Figure 4-2: Our initial observations
During the study of the coastline we began to develop our ideas. We began this
study by simply walking around and looking at all the different uses. We also mapped out
the current uses to see the land use patterns on the shore (see figure 4-3). Within our study
area, the small “boutique hotels” are the predominant land uses. Some are done tastefully,
yet some others are starting to create a continuous wall along to shore. Even though the twostory structures create a reasonable scale along the boardwalk, there are some three-story
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hotels create visual dissonance and are out of context. There is limited residential use on the
shore. Residential use becomes predominant after the first block off the shore.
Small convenience stores and neighborhood service retail shops are slowly replacing
some of the residential structures. Since their numbers are currently limited, they provide
convenience, rather than crowding. As we come down south, closer to center, the number of
restaurants increases.
Another observation is that there is limited connection between the shore and the
residential blocks behind. This means limited access and visual connection from the
residential uses to the shore.
Figure 4-4: Two sketches from the coastline: The current round-a-bout that works as a gate to from the coastline to the center,
and the beach, the boardwalk, and a small market at the background.
Values To Be Preserved and Issues To Be Addressed
Figure 4-3: Land uses along the coastline between the center
and Kudur Peninsula
After our initial observations we classified what we have seen thus far, as values to
be preserved and issues to be addressed. This way we could able to start developing some
land use strategies and recommendations for future development along the shore. These will
be summarized after our discussion on values and issues.
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VALUES TO BE PRESERVED
We identified two key values: preservation of the vernacular and characteristics that
provide a human scale. The local life along the shore, local industries, such as ship building,
the unique architecture of the area, historic structures such as the wind mills are among the
vernacular values we observed. In terms of the human scale the shore still has as a small
village character with built environment surrounded with natural elements. This village feel
is particularly supported by the limited amount of buildings, their sizes, and the way they
relate to the green space. The close relationship with nature is also an important part of
vernacular ways of production, for instance, using wind power by wind mills and the local
materials for building houses. The fountains we have seen around are good examples for
both human scale and vernacular.
In order to verify the aspects that we identified as values we also conducted a picture
taking exercise with local elementary school children. The pictures the children took show
places in Yalikavak that they consider important and should be preserved. Many of the
pictures are either from coastline or from places that are close to coastline. This is very
important because it shows that the coastline is treasured by the local children. It is very
important for them to continue having access to the coast. The Municipality should ensure
that inappropriate city regulations, beach improvements and/or large scale hotels do not
privatize the coastline.
Figures 4-3 and 4-4: Many of the pictures taken buy the local elementary school children showed the places from the shore.
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Figures 4-5 and 4-6:Cuneydi Hotel is one of the small hotels that is run by the locals. It sits by the boardwalk and contributes
to the human scale along the shore
ISSUES TO BE ADDRESSED
Six major issues were addressed during the project:
1. Creation of activity hubs that offer services to locals and visitors, alike.
2. Ensuring that the character and human scale is preserved.
3. Providing visual and pedestrian connectivity between the coastline and the
residential hinterland.
Figure 4-7: A sketch of what the coast might look like in the
future diminishing the natural ecology due to tourism and
built structures.
4. Keeping the shoreline public and accessible.
5. Eliminating conflicts between pedestrian and vehicular traffic (including
motorbikes)
6. Restoring and monitoring the natural resources and ecological integrity of the
area.
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Recommendations
In order to preserve the characteristics and values we found most important to
Yalikavak, we propose a sub-center will address many of the issues listed above. This subcenter will serve locals as well as the hotels and their visitors. In addition to the sub-center
we believe changes need to be made to following three areas of focus: Zoning, pedestrian
connections and roadways. Also, it was very important to put forth ideas that were
reasonable and could be completed in steps or as necessary. We believe that each of these
ideas will help Yalikavak grow in a sustainable trajectory.
CREATING A SUB-CENTER WHERE LOCAL MEETS THE NEW-COMER
Figure 4-8: The location of the sub-center proposal
One of the important issues we identified is the disadvantageous position of the smallscale boutique hotels against the all-inclusive large establishments. These large
establishments can provide services that small-scale hotels are struggling to provide. The
proposed sub-center is aimed at supporting the small hotels by providing some of these
services. Also, one other important objective is to provide services and activities that locals
need the most, thus encouraging them to use the shore. A sub-center of such kind along the
shore, if owned and run by the municipality, would really help Yalikavak to bring in more
profit and help the economy to grow. Providing a sub-center to those living in and visiting
Yalikavak would be a positive influence and help provide assistance to small “bed and
breakfast” like hotels. It is also important to plan the sub-center so that it can provide
services year round. Figure 4-8 provides the location we identified as the most beneficial in
achieving mentioned objectives.
In order to achieve these objectives, planning of the activities and services to be
included in this sub-center should be done carefully. We felt the sub-center needs to include
activities and services in three categories:
1. Culture and history related components,
2. Educational functions, and
3. Rental and recreational activities center.
Each of the areas provides something that will feel is important to the growth of Yalikavak.
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Figure 4-9: View from the sub-center towards the sea. A pier where a water taxi docking
station can be provided at the edge of the rental area is also part of the proposal.
1. Culture and history related components:
The cultural and historic area within the sub-center will provide a sense of culture to
those not familiar with the traditions of the area. There will be a museum that will inform
those interested in historical finding and landmarks of Yalikavak and surrounding areas.
This museum will be a modest presentation of historical facts relevant to Yalikavak, not a
real museum. There will also be a gallery that will showcase local artist and help to sell their
work. We also wanted to provide an event space. It seemed that Yalikavak was very lacking
in this department. This space would be able to be rented by anyone on selected dates for
meeting or ceremonies. All spaces are multifunctional places with many options of services
and entertainment to occupy.
Figure 4-10: Historical boat museum at edge of the
miniature ship-yard inside Sub-Center
2. Educational functions
The next area is educational, and we believed this was one of the most important
aspects of the sub-center. It is very important to provide education to all demographics if
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Figure 4-11: A map showing the amount of buildings to be included within the
sub-center. Notice the proportion of the green space and built areas.
Figure 4-12: A site plan for the sub-center proposal: A pleasant walk down to the shore along which all the ne
activities are arranged, a place to learn, meet, and hang-out.
Yalikavak would like to grow and compete with the surrounding areas. The educational
center would provide adult continuing education in specific areas that will help to better the
work force. It is necessary that children be educated and some of them need extra help
Figure 4-13: A cross-section through the central promenade. The slope provide ample opportunities for terraces
and small pockets with impressive water views.
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when studies begin to get tougher, this help can not always be found at home. Classroom
space as well as tutors would be available at the sub-center. The center would also provide
daycare centers to parents can take educational classes to help gain skills.
Figure 4-14: View of the entrance to the Sub-Center from the
upper road. Note that pocket for convenient parking is provided
along the road.
3. Rental activity center
The last area is the rental and activities center. Together with the proposal of a water
taxi, a docking station would be provided at the center’s edge along the coast. This is an area
that may supply the most for the tourist, providing rentals for non-motorized water sports
and bike rentals. In this area you would be able to sign up for tourist groups and enjoy
lessons on the ecology and history of Yalikavak. This will be especially helpful to the small
hotels that cannot provide their guests will all the amenities that the large all inclusive hotels
can. This area will offer a gaming section. Backgammon, chess, cards, and a number of
other games can be rented and played in a quite comfortable area while waiting for a class,
water taxi or just to relax and socialize. We see the sub-center’s rental area will be just as
popular in the off-season with the locals as with the tourists. This can be a place for locals to
take swim lessons, or class trips to learn how to ride bikes. A number of activities will be
available year round.
RECOMMENDATIONS FOR DESIGN AND MANAGEMENT OF SUB-CENTER
We felt it very important for the sub-center to be owned by the municipality, and
profit would go to back to Yalikavak. It is critical that the center has an architectural style
that blends well with the surrounding buildings. This is not something to be a giant eye sore;
it is to be at a scale that fits in with the surrounding buildings. The sub-center must be easy
to navigate through; many users will not be familiar with the area and will need to move
through the space with ease. It is essential that each of the building is connected, physically
through connecting pathways and aesthetically through common architectural style. The
sub-center will provide assistance to small hotels and provide full access to both locals and
tourists. Among the many recommendations for the sub-center, is the importance of using
native plants and to create the least amount of environmental impact on the area and its
surrounding neighbors.
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Figure 4-15: We are we are proposing to create a zone of 30 meters from the shoreline and regulate the development
within this zone in a more restrictive way: FAR as 0.15 maximum, building height as one-story maximum.
RECOMMENDATIONS REGARDING ZONING AND BULK REGULATIONS
The frontage facing the boardwalk and the shore is one of the most visible facades
and regulating the form and visual appearance of the development within this area is most
crucial. In this line, we are proposing to create a zone of 30 meters from the shoreline and
regulate the development within this zoneWe recommend that the Floor Area Ratio be cut in
half from 0.3 to 0.15. Smaller Floor Area Ratio will prevent massive hotel buildings close to
the shoreline. We also propose to limit the building height within this zone to one story
maximum. This will maintain the view sheds from the coast into the hinterland.
Water is scarce in Yalikavak . Therefore, drought resistant native plants must be the
only form of landscaping. This type of landscaping will protect the ecology as well as the
visual character of the area. As tourist and locals are walking along the shore it is important
that they like what they see, proper maintenance of native vegetation will be essential.
Lastly, no hotels may build a solid wall on their property line that is more than 0.3 meters
high. This will help unite the shoreline with the hotels and the pedestrians and enhance the
public realm. In addition to the changes, the master plan states that only Hotel-related retail
is allowed for 100 meters from shoreline, we also want to propose a modification to this.
Small grocery stores and vendors should be allowed to rent or buy space to create new
55
Figure 4-16: Greenway path
Figure 4-17: Narrow low speed road
opportunities for trade, and generate a lively promenade. This will create new economic
opportunities for vendors and fees for vending permits will generate a revenue source for the
municipality.
RECOMMENDATIONS REGARDING PEDESTRIAN CONNECTIVITY
Our next focus is creating pedestrian connection from the neighborhoods east of the
shore down to the shoreline. This will help to bring together all areas of Yalikavak. We are
proposing two types of connectors: greenway paths and narrow low speed roads for use of
both pedestrians and cars. In order to create the pedestrian connectors, easements are to be
provided by landowners. One meter to each side of the selected property line would be used
for creating a greenway connector only for pedestrians, from inner roads to the shore (see
figure 4-16). The second connector type is low speed road. These roads should be designed
for very low speed (25 kms per hour maximum) and include elements to encourage
pedestrians and discourage speeding. These design elements include providing uneven
edges, changes in pavement color and patterns, roadside landscaping encroaching the road,
etc. (see figure 4-17). Some of these design elements should be used to improve the existing
roads as well.
Chapter 5
A Proposal for the Town Center:
An Attraction for Locals and Tourists
Alike
Karl Barton, Halle Auerbach, Sybil Idelkope, Nick Wirtz
A town center is a traditional place of meeting, greeting and the general commotion
accompanied by locals and tourists. It is meant to be the heart of the settlement. Yalikavak
doesn’t have a traditional Turkish center due to the history of its creation: Yalikavak was
originally a small seaport in which fishermen would visit daily to escape the crowded shores
of nearby towns. As more fishermen came, and some started to stay and build homes, the
village began taking shape. Unfortunately the small V-shaped area that became what is now
the village center was not well planned out, and has become crowed. Also, there are missing
elements in the current town center that a traditional Turkish town center should have. The
municipal building has been built away from the center, and there are no open spaces for the
townspeople to gather for meetings or festivals. However, that is not to say that the town of
Yalikavak could not support a more traditional center, which would incorporate all the
elements a village center could. There is space to support all the missing elements, as well as
make the current center more comfortable. Currently the town’s center is v-shaped and is
most prominently divided into two plaza spaces, there are also two marinas, which host their
own attractions.
Figure 1.1: A view from the central pedestrian area
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Figure 5.2: The kids playing next to Municipality’s Café by the shore between the new Marina and historic harbor
Yalikavak, as a seaside town exhibits many unique characteristics which appeal to
tourists and locals. The objective in developing the town centers is to accommodate the
estimated increase in population while responding to everyone’s needs. After careful
observation and contact with the locals, we found two main areas of public interest that
should be considered. The historical center used to be the mosque plaza, which is located at
the southern end of the pedestrian mall. Then the center moved farther towards the southern
end of town with the construction of the new municipal building. The new municipal
building still attracts people to this end of town, but it is isolated and less attractive than the
mosque plaza. The traffic by the mosque plaza cuts the continuity of the pedestrian mall,
however the new master plan suggests the closure of the roadway for pedestrianization.
Our Vision: A Center with Multiple Nodes
The center of Yalikavak is important to diverse groups of people, whether they are
locals, tourists, schoolchildren, or transitory workers. For each of these or other groups, the
“center” serves a diversity of functions: a place for commerce, meeting, socializing,
sightseeing, being seen, and civic activities. For locals, the physical center of Yalikavak is
58
Figure 5.3: The general concept diagram: Yalikavak’s center is combination of four nodes: the commercial touristic
hub, the mosque plaza, the Municipality plaza, and the new Marina.
no longer their “center” as the uses that they need are being pushed back. This can be seen
in the replacement of businesses such as a hardware store or a bakery that serve local
resident needs with businesses that serve tourists, such as jewelry stores. The goal of our
design is to counter this trend (of “Disneyfication”) so that the physical center of Yalikavak
remains as the functional center for the locals, as well as serving the visitors.
The concept diagram on figure 5.3 illustrates the location of the shore, the mosque
plaza, municipal plaza, and both the new and old marinas. We believe all these nodes need
to be developed with different characters serving for different needs. We believe the Mosque
59
plaza and the Municipality plaza have the potential to be designed as attractive nodes
containing some of the civic and diverse uses that the center needs. This way, instead of
having places that are very similar to each other Yalikavak’s center would be formed by a
series of appealing nodes with diverse users and functions.
In order to guide our recommendations we formulated the following vision
statement. This statement underlines the diversity of users and functions, and supports the
framework presented in figure 5.3:
Our goal is to ensure that the town center of Yalikavak is a place that fulfills the
commercial, recreational, cultural and civic needs of all of the diverse user groups,
whether they be tourists or locals, by preserving and enhancing traditional character
of places in Yalikavak such as the mosque plaza, municipal plaza, commercial
pedestrian core, and the weekly market. To achieve this goal, we propose a land use
plan that integrates the existing plaza spaces into a coherent center and design
guidelines to protect the traditional values.
We will start our analysis with a selection of photographs taken by local children that
highlight some of the areas of Yalikavak that they enjoy. Next we will present our analysis
of these two plaza spaces, our main focus points. Third, we will present our specific plans
for the Municipal and Mosque Plazas. Finally, we will discuss design and building
regulations and guidelines for the center of Yalikavak that aim to preserve and continue its
character.
Figure 5.4 and 5.5: Pictures taken by the school children indicate that the shore and especially the section around the café
owned by the municipality are among their favorite places they spend time.
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Child-Friendly Town Center: A few Words on the Picture Survey
In order to identify values and places to be preserved around the center we asked
school children of Yalikavak to photograph their favorite places and tell us why they like
these places. In general the places that the children photographed are where they are able to
interact with other members of the community including both other children and adults. It is
important that places that are public in nature, whether they be commercial, like the bakery,
or more civic, like the promenade along the seashore or the public beaches, continue to exist
so that children continue to have access to the resources of their community.
Figure 5.6: The bakery close to the Municipality plaza.
(Picture taken by one of the school children).
It is important to emphasize that there were fewer pictures taken from the
commercial hub where the visitor population concentrates. This may be interpreted as an
undesirable trend, that is, as the civic and public spaces thin out from the center so are the
children’s chance to experience the community life.
Municipality Plaza and The Mosque Plaza: Observations
After careful observation and contact with the locals, we found two main areas of
public interest in which we found to hold potential for a growing plaza or center. This is a
place which can serve the needs of locals while still accommodating the inevitable tourist
influx.
MUNICIPAL PLAZA
Figure 5.7: The Municipality Café is one of the most
favorate places where children spend their time. (Picture
taken by one of the school children).
Located at the on the southern end of town, the Municipal building is a modern
structure with a large open space in front of it. The space has excessive pavement and a lack
of vegetation, however, the building seems to anchor the town. It provides a landmark on
one end of the town, helping to direct and guide both locals and tourists.
The surrounding area holds local retail shops which is a benefit to local merchants,
and is one of the few attractions to the area. The bus station is located behind the Municipal
Building. This results in the area surrounding the building to be used only for movement in
and out of the station for buses and pedestrians.
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Figure 5.8 and 5.9: The Municipal plaza and Corner Bakery by Municipal Plaza. These pictures show how excessive the amount
of pavement at this area.
The problem with the excessive pavement is the traffic chaos, which occurs from the
pedestrian and bus movement. The pavement also causes a heat island making the area
unpleasant for people to wait for their buses; it also deters people from visiting this more
desolate end of town. In fact this small and fixable problem is causing the town to split into
two sections, rather than a more attractive flow and agreement between the northern and
southern ends.
However, the bus station is a multipurpose space. It holds the town’s weekly market,
which attracts locals and tourists from the surrounding towns. It provides a large contained
area to hold all the merchants and farmers to sell their goods. This space is ideal for that
purpose because it prevents the sprawl more markets see as they get bigger since it has walls
and barriers that cannot be crossed easily. Also, the improvements to be made to the
municipal plaza will make it feel like more of a part of the center of the city and therefore
the market will feel like it is back in the center of Yalikavak. Unfortunately, market day
causes some traffic problems due to the added people as well as the redirected buses now
using the space in front of the Municipal building. So even though the current space is not
ideal, it seems like the best place for it at this time and may well become a better place.
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Another issue we found in this southern section of town was the lack of a large
gathering space in which the town could hold meetings, and be all inclusive. This is an
observation one of the townspeople complained about during the final jury. A gathering
space is traditional in Turkish towns. It seems natural that the space near the Municipal
building would be ideal for that sort of function.
VALUES TO PRESERVE AND PROMOTE
•
•
•
The Municipal Building for both its function and as an anchor to the southern end of
town
Agricultural land surrounding the municipal building. This land gives the area a less
crowded feel and can be incorporated into the new plaza space.
The strong civic use of the bus station and the market
MOSQUE PLAZA
Figure 5.10: End of pedestrian mall where road intercepts the
mosque and commercial center
The Mosque has a central location in the town and serves as an important local
landmark. The services in the Mosque Plaza such as the post office, school, public
bathrooms, cistern and local retail shops create an area with multiple uses that is important
for the citizens of Yalikavak.
With the new master plan in effect, positive changes are to be made that will help
this area, which is currently suffering from speeding car/moped traffic separating the
pedestrian mall from the mosque. According to the new plan the road cutting in front of the
Mosque will be closed right above the school and redirected onto the bus route by the
Municipal building. This will help with the existing traffic problems caused by the
combination of speeding vehicles and excessive pedestrian movement through the area.
The steep turn coming down the hill seems dangerous, and it would do well to be closed
from vehicular traffic.
Figure 5-11: Mosque Plaza with WC in center
The closing of the road will certainly be a positive change for this space. Allowing
the mosque and school to be better connected to the pedestrian mall. With the use of this
area soon to be pedestrian only, primarily for schoolchildren, the division in from the current
roadway will cease to be a barrier between the two sides. The open paved area where the
taxis now wait, will become a pedestrian throughway and destination.
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VALUES TO PRESERVE AND PROMOTE
•
•
•
•
•
•
The multi-use of spaces in Yalikavak as seen in the Mosque
The pedestrian friendly spaces
The existing vegetation by the Mosque
Agricultural land surrounding and pocketed in the downtown area, which is too
quickly being built over
The local retail, which is essential to the year round residents as well as the heart of
Yalikavak.
The healthy sea, which is the heart of Yalikavak
Tea House
Library
Proposal: A Center with Multiple Nodes
The Gate
Civic Center
and Theater
Municipality
Building
The small and relaxed charm of Yalikavak is something easily replaced by big hotels
and chain restaurants that have no character. To preserve the charm of Yalikavak and even
enhance it we have come up with some design proposals. The site plan proposal provided
on figure 5.12 summarizes our plaza proposals. Two main features of our suggestions are
the two distinct plazas strategically placed to highlight the most important features of the
town, the Municipal area, the Mosque area. To this if we add the Marina area and the current
pedestrian hub we obtain the structure we mentioned before (see figure 5.3). For our codes
and design guidelines we will particularly study the current pedestrian center. The Marina
Plaza, however, is not a prime focus point for this project. We see the Marina as a greeting
point for sea tourism and a place for people to enjoy the sea front provided that it is well
linked to both to the center via the existing promenade and to the emerging retail center
adjacent to the municipal plaza.
One essential area of study, which is essential to reach our goals for the center and
revitalize the center, is the codes and guidelines. Thus, our discussion about the plazas will
be followed by our examinations of the current zoning codes and our recommendations for
new design regulations and guidelines.
We hope that our suggestions will create a town loved by both locals and tourists and
will inspire more people to stay in Yalikavak year round.
Figure 5.12: Yalikavak Town Center Proposal
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The Municipal Plaza
The Municipality is an important function, especially during the day, but is not
enough to animate this part of the center. Expect for the days of the weekly market,
currently the Municipality plaza and its surrounding is usually deserted. In order to animate
this area and revitalize the plaza as a civic amenity we are proposing the following uses and
amenities:
Civic Center: We believe a Civic Center housing a diverse set of events and
services is a much needed use for the Municipality Plaza. Civic center building may provide
shelter for many indoor events as well as some outdoor events. We are proposing to locate
the Civic Center on the municipal land north of the current municipal building (see figure 512). It is important to note that there can be a synergistic relationship between the functions
of the municipality and the events in Civic center. Actually some of the exhibitions and
related parties can be housed in the municipality building when needed. We believe a ultipurpose theater hall is the most important of a Civic Center building. We see a great
opportunity to work this hall together with an outdoor theater.
The outdoor theatre: This theatre will be a dual-purpose theatre where people can
gather and watch movies or plays. It will be located close to the school grounds so children
can walk there during school for field trips and after school to view a movie or play. This
will also provide an opportunity for student actors to become comfortable performing in
Figure 5-21: A proposal for a gate with triple arches between the Municipality.
and Mosque Plazas.
Figure 5-22: A proposal for an open air theater that is connected to
an indoor theater, which is part of the civic center.
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front of large audiences. Such a theatre can also serve as a location for public meetings or
guest speakers. Another idea for the theatre would be a film festival that can play movies
from all over the world including movies from Yalikavak, which could increase the need for
a prestigious film school in the planned university.
Figure 5-23: The proposed library building at the
mosque plaza. The scale of the building should be
small and informal.
A Formal Plaza: Currently we observe excessive amount of asphalt reserved for
vehicular traffic in front of the Municipality. In order to create a comfortable social place we
are proposing to reduce the area reserved for vehicular traffic significantly by only defining
a narrow road for traffic (see figure 5-12). This way a generous space can be obtained for
green space and a formal plaza. This would be created by applying a formal presentation
space as well as a promenade to enter and exit the Municipal Plaza space. This plaza will tie
in all of the surrounding functions and offer an open area for people to sit and gather. The
proposed plaza will have benches and landscaping to offer shady places to relax.
Supporting Retail: Surrounding the formal plaza, we propose the placement of local
retail buildings and the municipal building. This will define the plaza as a place where
people come to for shopping and municipality needs. The Municipal building can display its
grandeur and increase the importance of the plaza for the town’s people transcending it
beyond just a retail space.
The Mosque Plaza
Figure 5-24: The proposed tea house in Mosque
Plaza. Ths use of overhangs may create a cozy place
for people looking for an escape from the hustle and
bustle of the daily life.
We propose this area to be set up as a gathering place where people go to relax and
socialize. Its location will be on the current mosque grounds and on the surrounding
roadways, which will be redirected around town. This plaza will extend into the walking
mall, which would better incorporate the mosque and the school into the town’s pedestrian
center. In this plaza, we suggest the following uses:
A Post Office: The central location will be both convenient for the people delivering
the mail as well for the patrons of the post office. A post office is also a prominent building
in a community and it convenient location in a gathering space will aid in bringing the
people of Yalikavak together.
Bank: This would be another good addition to the plaza because it too will serve to
bring the people together. Everyone no matter where they are in the town will easily access
its central location between the municipal plaza and the pedestrian shopping area.
Figure 5-25: section through the terraces around the
Mosque
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Library: Library is another feature that we think will bring people to the plaza and
keep them there. Our design for the library is an indoor and out door space where people
can sip tea and read books under the shade of a tree, or inside in a cozy chair. The location
of the library will also be convenient for students to come and do their homework, or just
read a book. On the grounds of the library, we propose a garden where children and
residents can come and learn about gardening and help maintain it. We feel that those who
partake in the gardening at the library will be more apt to take what they have learned home
to their gardens thus resulting in a more beautiful Yalikavak.
Backgammon Tables: This plaza should also have permanent tables for
backgammon and cards. We noticed the current backgammon tables were always full and
the players were using benches and other unusual spots for their play, an additional playing
area will give more people a place to play as well as bring more people into the plaza.
Community Building and Information Kiosk : Near the playing tables, we
propose a community building. This building does not have to be a substantial structure. It
can serve as an informal gathering structure or perhaps an information kiosk.
Yalikavak Tea Festival: As an event to draw people to the plaza we propose
creating the annual Yalikavak Tea Festival. This possibly world renowned festival can be
an event where people from all over the world flock to Yalikavak to try some of the worlds
best tea, served by some of the people who know tea best. The community structure
mentioned above could serve as the focal point for this event.
Vendor Stands: In this plaza, we also propose areas for regional farmers to set up
stands and sell their crafts and garden goods. People can snack on fresh vegetables while
they play backgammon or sit and read. People can grab some items for the next meal after
leaving the mosque.
Figure 5-26: Poster for possible tea festival to take place in
the Municipal Tea House in the Mosque Plaza.
We intend for all of these features to result in a plaza that acts as more of a village
square where people gather and relax. With the addition of design regulations and guidelines
and the transformation of the mosque and municipal plazas, Yalikavak will continue to be a
pleasant place to live and visit.
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Yalikavak City Center Codes and Design Guidelines
For tourists and locals alike the center of Yalikavak is very important as it contains
all of the functions that the locals rely on for daily life and is also the commercial center for
tourist orientated business, the economic lifeblood of Yalikavak. To allow this important
physical place to develop in such a way that the very aspects of its built form that make it
special are destroyed would be a great disaster for Yalikavak. With this importance in mind,
design guidelines are appropriate for this area so that the impending development is done in
a manner that is consistent with what makes Yalikavak and its center special. Further,
design recommendations are also appropriate for this area to provide further guidance for
developers in maintaining the attraction of Yalikavak’s city center.
CURRENT CONDITIONS
Figure 5-13: A figure ground map of the center showing
the current building density
The purpose of design guidelines and recommendations for Yalikavak’s city center is
not to create a new form and a new type of city center, but to build upon what is already
there and further the good forms that already exist. The design guidelines and
recommendations seek to further, codify, and protect some of the following built forms in
order to preserve the pedestrian friendly and orientated atmosphere as well as the diversity
of users and uses:
• Paths orientated towards the sea to allow for the entrance of cooling breezes
• Network of paths that allow for easy circulation, large commercial frontage,
and pedestrian interest
• Buildings that are designed for multiple uses such as commercial and
residential
• The use of public ROW as an extension of commercial space to increase
activity and interest.
THE FUTURE UNDER CURRENT ZONING
Figure 5-14: A figure ground map of the center
showing the building density that is allowed by the
current zoning
Under the new plan, the city center of Yalikavak covered by B-2 zoning allows for
100% lot coverage for lots of any size. Currently, there are several lots that are of
substantial size and if allowed to be built to the maximum size will result in massive
buildings that we feel will be out of character with the current form of Yalikavak and out of
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Figure 5-15: A bird-eye perspective of the center showing
the current building density.
character with the form that should be promoted. The figures 5-13 and 5-15 show in plan
and bird-eye perspective view the current building density in the city center of Yalikavak.
Figures 5-14 and 1-16, as a contrast show the building density allowed by the current
zoning. As can be seen in the later figures the current zoning could lead to some very
massive buildings that would be out of character with Yalikavak and run counter to the goals
of Yalikavak by making it a place that is not attractive to visit. It is in this case that the use
of design regulation and guidelines would be very helpful in breaking up what will become
massive building blocks. In the figure on the previous page, the buildings outlined in blue
show proposals for breaking up large lots into smaller buildings that would be in a more
human scale and create pedestrian pathways and breezeways.
BULK AND DENSITY REGULATIONS
From the above aspects the values what we wish to promote can be formulated.
•
•
•
Figure 5-16: A bird-eye perspective of the center showing
the building density allowed under the current zoning.
Variety of uses to create a functioning town center for both local residents
and tourists.
Similarity of buildings and urban form to create a sense of place, but not
same ness that creates monotony.
Use of traditional building forms modified for modern uses to maintain a link
with the past, create a sense of place and provide an attraction.
The Design Guidelines we are proposing for Yalikavak City Center are aimed at
promoting these values. It is intended that the guidelines will apply to the area that is, under
the new plan, zoned B-2.
Floor Area Ratio: We are proposing an FAR of 1.7 for lots bigger than 50m2 and
2.0 for lots 50m2 or smaller. This way we are hoping to prevent excessive building in larger
lots, yet preserving the development rights of the smaller lots where most of these lots
already have a breathing space next to them.
Lot Coverage: Determining the appropriate lot coverage is crucial in preventing
excessive development. For lots greater than 300m2 we are proposing lot coverage of 90%
after granting of necessary easements for public pathways and breezeways of 5 meter width.
For lots between 300m2 and 50m2 a lot coverage of 90 %, which can be increased to 95%
69
coverage of 95% when top floor is used for residential. Finally, for lots smaller than 50m2,
we are suggesting 100% lot coverage, which is the coverage under the current zoning.
Figure 5-16: Shape of the building envelope formed by the setbacks
Figure
we are
5-17:
proposing
A possible building form under the proposed setbacks
Setbacks: In order to not to create continuous walls along the pedestrian streets but
instead to encourage and require the diversity we observe today in Yalikavak we are
proposing the following setbacks:
• At 75% of the lot frontage a minimum of 0 meters, at minimum 25 % of the lot frontage
a minimum of 2 meters front setback is required. (See figures 5-16 and 5-17).
• The front setback rule does not apply to lots with minimum right of way frontage of
6 meters or total size of 50m2 or less.
• The front setback requirement applies to side as well when side of the lot abuts the a
public right of way larger than 10’ in width, including breezeways and pathways.
• A minimum side setback of 0 meters is required for sides.
• Second floor may encroach into right of way 1 meter for its entire linear frontage if
second floor is used for residential purposes.
Height: In order to provide second floors to move back and forth we are suggesting
the following building height limits:
• In zero setback frontage area, maximum 40 % height 6.5 meters, rest maximum
height of 4.5 meters.
• After 2 meter setback, maximum height is 6.5 meters for the rest of the building.
Figure 5–18: Traditional building materials, we believe
should be encouraged by the design guidelines
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DESIGN GUIDELINES
In order to create in Yalikavak a sense of place that will continue to make it an
attractive setting, create a sense of place, and encourage quality buildings certain design
guidelines are appropriate. These design guidelines are intended to explain to developers
what is expected from and appreciated in the buildings that they construct.
Figure 5-19: Simple massing and street orientation (and
verandas) should be encouraged.
Facade Articulation
• Beyond setback requirements, the design should create variation and interest in the
façade, not by means of ornamentation but articulation in massing.
• Varying setbacks (beyond the setback requirements) are highly encouraged,
especially when this is done to create small pockets for seating.
• Variations on parapet heights are encouraged.
Building Materials
• New designs should utilize traditional materials such as stone and tiled roofs. If
stone is not affordable for the particular development, stone trims, sills and lintels
used together with white painted stucco is another solution.
Building Frontage
• All commercial buildings should address the public right of way, with parking lots
in the rear of the building
Pedestrian Pathways
• Create new experiences and interest for the pedestrian
• Increase linear store frontage
• Provide for cooling sea breezes when orientated correctly
• Break up large lots so that buildings are of an understandable scale
Figure 5-20: The front of the buildings should face the
street and provide interest. This building does that
successfully. However, the façade articulation should
avoid ornamentation such as the ones shown here.
It is important that these are just some guidelines. They work only when the
municipality take them seriously and help the developers to achieve diversity. Regulations
may help, but in the final analysis it is the role of the architect to create pleasing results
within regulations.
Chapter 6
Geris: The Returning Village
Arelhy Arroyo-Alvarez, Candace Lothian, Joong Hyuk Choi
There are twelve thousand years of housing and settlement patterns in Anatolia and
the imprint of these past civilizations can be found today in the village of Geris. During this
period, Western Anatolia became important as a place where philosophers of nature who
sought answers to natural phenomena lived and free thinking was encouraged. Geris is part
of this history and the village was able to preserve its cultural and artistic originality to this
date.
Geris is located inland from the sea and contributes to the historical heritage of the
western part of the municipality of Yalikavak. This area is the high point of the gulf
Figure 6-1: A view from the sea towards the village of Geris that sits on a mountain and looks down to the bay
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Figure 6-2: View of Yalikavak Bay from Geris. Its views
make Geris a desirable place for new comers
Figure 6-3: An example of the colorful landscaping
that exists in the village.
Figure 6-4: Village children use the whole village for their
playground.
that provides protection from the winds and weather that normally affects the coastlines of
the Aegean Sea. Geris was originally known as Pasanda. It is an older settlement that was
established for the primary purpose of growing food. From the top of the hill you can see
the harbor and the newly constructed marina and a cluster of seafood eateries and fine
restaurants.
The area surrounding Geris is considered a first degree archeological area as
determined by the High Commission of Historic Monuments because of the
Figure 6.5: One of the historic cisterns in the village
Gigure 6-6: Remains of the Burgaz Castle
Figure 6-7: One of the villas constructed recently in the village
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Figure 6-8: One of the stone structures in the village. The
modest scale of the structures is noticeable.
Figure 6-9: Village has some of the most exquisite examples
of stone workmanship.
presence of artifacts and remains of these earlier settlement patterns that are now considered
an asset and value to the area.
Figure 6-10: One of the pedestrian streets in the village.
Vistas opening to a panoramic view of the bay are
common in Geris.
Until recently, day-to-day life in the village remained somewhat unchanged for
generations. It was not uncommon for the parents to add on to the existing house in
preparation for the marriage of their children. Even today, the livestock of the village are
treated as an extension to the family and village life. One can see this cultural activity in
many of the older housing structures visible today. For many generations the economic base
of the village has been mostly fishing and shepherding activities. But today, it appears that
real estate has become an important economic factor. Many non-residents are purchasing
land and building new modern structures that is changing the landscape of the village.
These new comers include Europeans that are buying second homes to occupy during the
summer season and for future retirement. The lower cost of living expenses is attractive, not
only to the Europeans, but to Turkish Nationals from Istanbul and other larger cities in
Turkey. However, the high amount of investment put in the new houses, the high-income
level owners, together with their life styles have already started a significant change in the
daily life of the village. The peaceful life in the village now witnessing a scene of contrasts:
modest structures of an agrarian and hand-crafts based economy on the one side; large “high
class” villas with swimming pools and garages of an economic surplus obtained away from
the village on the other.
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Figure 6-11: An olive presser to produce olive oil
Figure 5-12: Geris residents
Figure 5-13: A fish catching basket woven in Geris
Values of Geris To Be Preserved
The modest scale of the land and sea based production activities and corresponding
peaceful daily life of the village are highly valued by the Geris residents. We believe
preserving the local economy is one of the toughest challenges in the face booming real
estate market. Important to the culture of the village is the children, because their future is
the village’s future, and it will be in their hands what is to become of this historic settlement.
The village environment that currently provides a desirable environment for the
of the children may soon change in the future. Any planning activity for the future of Geris
should consider the environments now children love to hang out, as important assets for the
village’s community structure.
Figure 6-14: Handcrafts produced in Geris
Tourism, which presents many challenges, may also be an opportunity to support
some of the local industries, particularly the handcrafts. Attracting daily visitors from the
shore and offering them a traditional village experience may provide a new market for local
industries and at the same time support the village life. It is important to keep the historic
crafts of the village within the village instead of marketing outside. We feel this can be
achieved with appropriate policies and plans to guide tourism related growth. Hand and
Craft activities such as the woven fish traps, the woven baskets, textile, kilims and weavings
are important elements that contribute to the character of the village.
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The architectural heritage of geris is another asset to be addressed. Early housing
types of Geris featured an open courtyard that served an important function, this is where
various household chores are performed and animals are kept. This is still the case in many
dwellings within the village today.
Another important and significant value to the village is its Historic Legacy as a site
that was settled by many civilizations. Its history goes back thousands of years includes the
Lelegs, Dors, the Carians, Romans, Byzantines, Greeks, the Selcuks, and the Ottomans.
Here you can find the remains of the oldest-known inhabitants of this area, the Lelegians,
who lived here before 2000 BC. Historic sites of Geris that need to be preserved include:
Figure 6-15: The porches and verandas, that are common
in geris, provide a friendly way to relate to the street, as
opposed to some of the recent walled developments.
• Village cisterns
• Burgaz Castle
• Karain Grinding Stone
• Bodrum Peninsula’s oldest windmills
• Karain Cave and ancient tomb
• Samanlik oil factory troughs and grape
crushing stones
Yet another important value of Geris is its views. The most alluring aspect of the
hills around Geris is the chance to feast one’s eyes on superb panoramas of the islands,
inlets, bays and coves that grace this Aegean coastline. Many streets in the village
Figure 6-16: Children in Geris
Figure 6-17: A local residence with its veranda
Figure 6-18 A stone press for producing fig paste.
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terminate with a breathtaking panorama. The attractive views are among the reasons why
Geris became desirable for high-end second home development. Some of the new
developments however, have been “privatizing” this asset, which has been a public amenity
for generations.
Figure 6-19: A panoramic view from the hilltop of Geris emphasizing the value of the open space in the region.
Identification of Issues and Addressing the Problems
The booming high-end villa development, in our opinion, brings some of the most
interesting challenges to the planning agenda of Geris. In order to identify these issues in a
systematic manner we produced three analytical drawings. The first of these is the building
height analysis (figure 6-20). When we examine this map we realize that the two and three
story buildings are clustered around the fringes. When we examine the second map that
shows old and new buildings (figure 6-21), we see that most of these higher buildings are
among recently constructed villas. The new construction prefers lots with views, which
happen to be at the fringes where villas can turn their backs to the village.
The current land use map (figure 6-22), shows that the predominant land use in Geris
is residential. Few retail uses are gathered around the mosque plaza and at the Northern end
of the village there is a restaurant. The civic uses are limited. There is a substantial number
of second homes on the streets of Geris. As we heard from the members of Geris
Association, there is already tension between the new comers to keep the village as a
residential settlement and the old-timers who wish to increase the non-residential uses, such
as a school, and some more shops.
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After these initial observations and analyses, we can summarize the issues we
identified as follows:
Figure 6-20: Building height analysis
•
The introverted and walled character of the construction realized within last 20 years,
and especially in the last 10 years is not in compliance with the historic village
character. The large lot developments do not conform with the modest scale
architecture of Geris.
•
Certain civic and public uses that are needed by the villagers are missing in Geris.
These include a school, an additional recreation/play area for the children, a medical
Figure 6-21: New versus old analysis
Figure 6-22: Current land use
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center, a veterinary, and finally a community-gathering place for workshops for
continuing education.
• Access to the village is not easy for visitors. There is a minibus that will take you
from Yalikavak to Geris, but it only runs every couple of hours. Other than the bus,
the villagers (who currently choose to walk) or visitors either to take an expensive
Taxi or a private car. This does not encourage the daily visitors.
• Swimming pools in high-end villas create burden for the whole village in terms of
availability of water. In addition, the back yard swimming pool is out of character
with the village design scheme.
Figure 6-23: One of the biggest second home developments
at the fringes. Over building can be a serious problem for
Geris’ future.
• The local village administration has little control over village design guidelines or
what type of housing is constructed.
• Many older homes are being torn down and newer homes that are not in character
with the village are being built.
Recommendations for Geris
Addressing the mentioned issues is not an easy task. One of the major challenges is
of building a strong local voice and let that be heard in the Municipality. The Geris
Association is an important step in strengthening this voice. In our opinion, the long-term
interests of the villagers should be balanced with the real estate development interests at the
Yalikavak scale. The following recommendations provide a framework plan for a balanced
growth. However, without a strong local involvement, this framework cannot be helpful in
implementation.
Our recommendations are threefold: For the land use plan, we are proposing a
predominantly residential village organized around mixed-use sub-centers, where much
needed civic and public uses are provided. In terms of the transportation system, we are
suggesting to establish a hierarchy of roads for vehicles and for pedestrians only. Also, we
are proposing a gondola ride, “Geris Ride”, that will connect the village to Gerisalti and
hopefully will increase the amount of daily visitors. The final aspect of our
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Figure 6-25: The site plan proposal for Pasanda Point sub-center.
proposal is about the revisions in zoning codes and development of some design guidelines.
Now let us discuss these three aspects separately in further detail.
LAND USE: A VILLAGE OF TWO SUB-CENTERS
Figure 6-24: One of our major recommendations regarding
land use, is establishing a new sub-center at the Pasanda Point
next to current Pasanda Restaurant and strengthening the
Mosque plaza as a secondary sub-center.
In addition to strengthening the existing sub-center around the Mosque we propose
to create a new one at the Pasanda Point by the Pasanda Restaurant (figure 6-24). This area,
being at the fringe, provide a space for services needed by the village.
The largest component of the new center is the hands and crafts bazaar, where the
crafts produced in Geris are exhibited and sold. These shops can also be organized as
workshops where villagers work, by allowing the visitors to experience the process as well.
These shops can be organized around larger gathering places (Figure 6-25). The sub-center
can also house some of the celebrations where the village comes together. In addition, we
are proposing a larger studio work space and community center for artisan education and
enterprise support.
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This sub-center will have spaces for a modest size medical center, a veterinary, and a
visitor information desk. It will also include additional recreation/play area for the children,
as well as picnic area.
One other proposal about Pasanda point is that the historic cistern to be turned into
an Ethnographic Museum and to hold an annual Geris Village Heritage Festival in midOctober to extend the tourist season.
TRANSPORTATION: THE MAIN ROAD, THE LOOP, AND THE GERIS RIDE
Currently, in spite of their diverse sizes and different conditions all the roads in geris
serve both pedestrian and vehicular traffic. For the time being this may be adequate because
public transportation terminates at the Mosque Plaza. However, if and/or when the Pasanda
Point sub-center is realized the connection between the sub-centers need to be established.
To respond to this need, we are proposing to create improvements to pedestrian and
vehicular pathways to connect the two sub-centers. We think, by creating a vehicular loop as
shown on figure 6-26, a better pedestrian path can be developed as well. Also, we believe
that designating a transportation pick-up and drop-off area at Pasanda Point and increasing
the frequency of Public transportation to Geris would encourage daily visitors to leave the
shore and visit Geris. In this line, establishing a flat rate for taxi to and from the village
would be a very important improvement too.
Figure 6-26: The proposed circulation plan: The main road
terminates at the Mosque Plaza; a loop, along with a
residential path connects the sub-centers. the Geris Ride, a
gondola ride that takes off from the Pasanda Point, connects
Geris to Gerisalti.
Figure 6-27 and 6-28: The Geris Ride: Gondolas in many mountainous regions provide not only access to high summits but also to
visual access to rare views, an aspect Geris Ride could also provide
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Figure 6-30: The Geris Ride
Figure 6-29: A map showing the proposed route for Geris Ride:
It would connect the Pasanda Point Sub-center to Gerisalti Subcenter (proposed in chapter 3).
Finally, we propose the Geris Ride, a gondola route to be built to connect the
shoreline with the village to bring tourists for historic walking tours, shopping for local
handicraft items, and to frequent the local food establishments (see figures 6-27, 6-28, 6-29,
and 6-30). We believe, beyond the access, a gondola ride would provide its riders
breathtaking views towards the bay and thus it would be an attraction by itself. It would also
provide a visual access to sites such as Burgaz Castle and Karain Tomb. The connection
would be between the Pasanda point Sub-center and Gerisalti Sub-center proposed in
Chapter 3. The map in figure 6-29 provides the proposed route. Figure 6-30 shows how the
gondola would look from the sea.
DESIGN STANDARDS AND GUIDELINES
Establishing intelligent bulk and density standards as well as adopting architectural
guidelines is essential in preserving the traditional community character in Geris. In this
section we will describe our recommendations that will help the new development to fit
better in the village. However, none of these standards and guidelines would be effective
without a strong community empowerment for planning. After we discuss our design
standards and guidelines proposals, we will provide our recommendations for achieving
stronger participation from the community in the design review processes.
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Design Standards: Setbacks, Height, Density, and Parking Requirements:
Following our massing analysis of the traditional buildings in Geris, we believe the
following language for dimensional prescriptive standards will ensure the new construction
to fit the special structure of the village:
• Building height shall be a maximum of 6.5 meters as measured from the natural
grade at the mid point of the building footprint to the eave on slopes lower than 35%
grade. For buildings with a footprint larger than 120 square feet, the building will be
stepped and the height will be measured as the average of each 120 square feet
footprint
• Building height shall be a maximum at 4.5 meters measured from the natural grade at
the mid point of the building footprint to the eave for 35% slope or higher.
Figures 6-31 and 6-32: The way the setbacks and building height is defined within the current zoning allows massive buildings to be constructed as the one shown in
the picture. If the building height definition we are providing here to be adopted, this building copuld have been design as the one shown on the sketch at right hand side.
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• Within maximum 50% of the frontage, a minimum of 0 meter front setback (built-toline) and for the rest of the frontage a minimum of 3 meters front setback shall be
provided.
• When more than one building is to be constructed on a lot a minimum of 5 meters
shall be provided between each building.
• In a lot of more than 250 Square Meters the coverage area shall be 25% and a 50%
Floor Area Ratio is required.
• For lots over 250 square meters, on-site parking is required.
Architectural Design Guidelines:
The design guidelines presented here are intended to guide the decision-making of
the proposed Geris Design Review Board. The guidelines specifically address the alterations,
rehabilitations and additions to buildings in the village. In its review, the Board evaluates the
design intent to all exterior surfaces and design elements. Greater scrutiny will be given to
surfaces and features visible from the street.
Each project is evaluated on its own merits in a deliberative process. Preserving the
overall character of the village is the purpose of these design guidelines. We are proposing
Figure 6-33 and 6-34: examples of recently constructed houses. In spite of their successful attention to the material and
architectural detail, these houses, with their large sizes and introverted approaches, turn their backs to the village
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the following guidelines as a preliminary framework. We believe that a more detailed
guidelines booklet should be prepared to help the future developments.
• Verandas and porches that are providing a friendly relationship with the street are
encouraged as well as inner courtyards. Especially larger houses should contribute to
the experience on the street rather than turning their backs to the village.
• Diversity in building materials is encouraged to include sustainable and regional
construction materials.
Figure 6-35: Verandas and porches are encouraged
• Restoration, rehabilitation and renovation of structures and roadways area
encouraged to enhance the village sense of place.
• Window sizing should be in proportion to building mass, but must retain vertical,
rectangular in form.
Figure 6-37: Examples of diverse material use and successful detailing
Figure 6-36: A staircase/public way and its intricate relationship
with the entrances. Note that buildings successfully orient towards
the public way and form an inviting environment.
• Allow for variation in window placement in relation to overall design and view plane
subject to review.
• Allow for interior garage space attached or detached as part of overall lot size.
• Balconies and Interior Courtyards are allowed to enhance the streetscape and
structure use.
• Carports will be subject to Review.
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• Diversity of Setbacks to Enhance Streetscape.
• Design will follow water conservation principles according to availability.
• Construction materials for fencing and railing will be stone or iron work.
• Street Vegetation/Landscaping guidelines should be incorporated with each project.
• Analysis of view planes, solar shadows, and wind directions in order to achieve air
flow and manage solar gain between structures.
Few Words on Community Empowerment for Planning
Figure 6-37: A traditional window detail.
It is important to remind again that none of these standards and guidelines would be
effective without a strong community empowerment for planning. In this line we are
recommending that in order to execute these guidelines a Local Advisory Board should be
established. This Board should be comprised of local residents, architects, planners, and
environmentally sensitive developers, who will act as community advocates.
This Board should receive from Council advance notification of permit applications
and should allow ample time for review of all new construction development for Geris
Village with the purpose being to keep the collective goals of the community. In addition, all
new construction development should be subject to local zoning and local architectural
design guidelines.
We believe that establishment of such a board will contribute to empowering the
community in the planning process and forging a cooperative spirit among the old timers
and the new residents of the village.
Figure 6-38: another traditional window
detail.