Preservation of the Bat Galim Promenade - a document of principles prepared by the Haifa city engineer - Live here - The News Corporation of Haifa and the surrounding area

The city engineer's office brings to the discussion of the local committee a document of principles and guidelines for preservation and construction along the Bat Galim Promenade.

This is a document prepared by the staff of the City Engineer's Office at the request of the Municipal Conservation Committee. The document was presented during its formulation to representatives of the District Planning Bureau, the Site Preservation Council and representatives of the neighborhood residents. After changes and corrections it was adopted by the Municipal Conservation Committee at meeting No. 6 on August 27.8.14 XNUMX.

The document was prepared following numerous applications for building permits on both sides of the boardwalk, including the demolition of existing buildings. As part of a number of permit applications that came up for discussion at the conservation committee, rights were requested according to TAMA 38, including a request for the demolition of several buildings and the construction of new buildings under them. The new construction constitutes a change to the nature of the place, which is a conservation complex and also includes buildings for conservation in a sensitive area in the first row along the waterfront. Deposit Haifa's outline plan, which offers the possibility of strengthening and raising the buildings in Bat Galim, also encouraged applications for the approval of taller buildings.

At meeting number 6 of the Municipal Conservation Committee on August 27.8.2014, XNUMX, it was decided as follows:

A. The site preservation committee decides to adopt the document of principles and guidelines for preservation and construction along the Bat Galim Promenade attached to this protocol.
B. A document of principles and guidelines for preservation and construction along the Bat Galim Promenade will be submitted for approval by the sub-committee of the local planning and construction committee, while announcing the preparation of a plan according to Sections 77 and 78 of the Planning and Construction Law.
In light of the decision of the conservation committee mentioned above, the policy document is presented for discussion before the local committee, including a recommendation to the district committee to publish a notice on the preparation of a plan according to section 77 and setting conditions according to section 78 for the period of preparation of the plan.

Below is the document as presented to the conservation committee and as adopted by it:
The document of principles and guidelines below was prepared at the request of the Municipal Conservation Committee following the proliferation of applications for construction additions and new construction that were submitted on lots along the boardwalk with TAMA 38 approval for its various amendments. The planners, the professional staff in the city engineer's office and the local committee in making decisions on permit applications.
The document refers to the construction strip along the Bat Galim Promenade - the Margolin wharf located south of Bat Galim Avenue and the Rosenfeld wharf located north of the avenue.

Episode 1.

Conservation background
Due to the uniqueness of the neighborhood located on the beach and the Bat Galim Promenade as a built and continuous seafront that includes historic residential buildings, a preservation survey was conducted in 1993 which identified the Promenade as a "premises for preservation" and some of the buildings along it as "buildings for preservation". In the survey, which was approved in 1994 by the Conservation Committee of the Haifa Municipality, the construction along the boardwalk from Elisha Street to the north was defined as a "complex for conservation"; nine buildings on the Margolin wharf and five on the Rosenfeld wharf were defined as "buildings for conservation", and it includes documentation and conservation instructions for the complex and for each of the buildings for preservation. The buildings designated for preservation are a remnant of the original buildings of one or two stories that were built along the promenade in the 2182s. The approved 2006 Hf/Mak/4 plan regulated the height of the buildings in the neighborhood (up to 31 stories) and incorporated the findings of the conservation survey regarding buildings, compounds and trees for preservation in the neighborhood Since the preparation of the survey, four "buildings for preservation" along the boardwalk have been demolished (Margolin 33, Margolin 43, Margolin 17, Rosenfeld 9) and one building has been removed from the list following the decision of the preservation committee (Rosenfeld 9). In total, there are currently 6 "buildings for preservation" along the boardwalk There are 50 "buildings for preservation" left in the Margolin dock section. Most of the buildings in this section were built in the 60s and 3s. In the Aharon Rosenfeld section, there remains a cluster of XNUMX "buildings for preservation" close to Bat Galim Avenue. The rest of the buildings in this section are of no particular architectural value. (Attached is the mapping of the "complex for preservation" and "buildings for preservation").

Conservation values for the buildings and the complex according to the conservation survey from 1994

1. Continuous building facade parallel to the water line, small lots, construction with uniform rhythm, mass and height.

2. The original buildings designated for preservation are characterized as buildings with a uniform construction rhythm, but each building is designed differently in terms of construction style, architectural features, facades, height, roof shape and finishing details.

3. The buildings are characterized by a connection to the sea, with balconies and openings facing the coastline.

4. Residential use. Some of the buildings have commercial use on the ground floor.

5. A continuous and open beach promenade to the waterfront (except for the casino building) and open access to a bathing beach.

6. In front of the buildings, a series of low built fences and along them protected yards with live fences and trees.

7. In the front space and the side and back spaces, rows of trees and a hedge.

8. The plots are characterized by Washington palm trees at the entrance to the buildings in a model of two or four and along the intervals.

9. An open view of the neighborhood from Stella Maris that allows you to see the boardwalk and the water line; An open view from the boardwalk to the Mount Carmel ridge.

Conservation principles proposed as part of the 1994 conservation survey:

1. Maintaining an existing construction rhythm, uniform street line, uniform height, approved building lines and intervals.

2. New construction of four-six-story buildings, on lots where there are "buildings for conservation" new construction will be allowed on the rear facade detached from the building for conservation.

3. Highlighting an existing historical building by a new construction with uniform and clean design lines with a flat roof and a series of openings and balconies in front of the sea.

4. A protected front facade at the level of the boardwalk without parking, along the facade a low fence up to 1.20 m high will be built at the street line from finishing materials suitable for the nature of the building.

5. Leaving a minimum of 2.0 meters in side and rear spaces on natural ground for planting rows of trees and hedges. Washington palm trees will be planted along the intervals as well as ash trees that characterize the area.

6. Maintaining a continuous beach promenade, planning the continuation of a wide pedestrian promenade along the Rosenfeld wharf.

7. Leaving an open view from the Stella Maris birdhouse to the sea and the promenade during new construction.

Episode 2.

Current design review:

Statutory status:

TMA 13 Amendment 3 "Mediterranean Beaches", which was approved and published in 2007, classifies Bat Galim Promenade as an urban sea front with residential uses, commercial hotels and cafes facing the beach and fronted by public areas and a beach promenade.

TMA 6 District Outline Plan for the Haifa district which was approved on 13.5.13/13/13 designates the entire Bat Galim neighborhood as a tourism and recreation area according to TMA XNUMX and states that in this area the provisions of TMA XNUMX will apply.

HAF/2000: In accordance with the outline plan of Haifa HAF/2000 submitted in March 2014, the lots along the Bat Galim Promenade are designated for commercial and hotel residences (urban seafront), in which the construction area for commercial and hotel residences will be up to 250% of the lot area, with at least 75% of the area for main purposes Intended for hotels. If only residences are planned, the construction area will be up to 175% of the lot area. The height of the building will be up to 6 floors. Exercising the aforementioned construction rights is subject to the preparation of a detailed plan. In accordance with the 2000 plan, the Bat Galim neighborhood is included in the area of built heritage and is defined as a "textural conservation area" to which conservation provisions in plans and building permits will apply.

Confirmed Status:
The plots along the boardwalk are classified as building lots in residential area B with commercial frontage. The building rights are 80.5% of the main area of the net plot area, the building height is up to 4 stories and the approved spacing: front - 7 m, sides - 3 m and rear - 6.5 m.

Margolin and Aharon Rosenfeld's serial designation is "Derech". The width in front of the lots is 20 m.

On Aharon Rosenfeld wharf No. 23 (Beit Hasan) there is a point plan approved HC/2084 from 2007 that designates the lot for hotels and allows the construction of a hotel with a construction area of about 250% and a height of 6 floors + a partial seventh floor. Also, instructions were set for the preservation and restoration of the facades of the building and the fence along the plot. It should be noted that to date no construction has been carried out on the lot.

current status:
In 2011, the work of architect Dani Raz was presented to the municipal conservation committee, which included a survey of the existing situation, analysis of characteristics, alternatives and proposals for construction and development on the boardwalk. The conservation committee adopted the work in principle while preferring the alternative of accessing the buildings from the back of the lots and not from the boardwalk. It should be noted that the proposal did not refer to rights under TAMA 38 which were not relevant at that time in the region.

It should be emphasized that the conservation values and principles stated in Chapter 1 above, derive from the conservation survey approved in 1994 and refer to the point in time when it was approved. Today, 20 years after the survey, the face of the area has changed a lot, when the two sections of the boardwalk on either side of the casino building (Pinchas Margolin Dock and Aaron Rosenfeld Dock) have developed differently, even though the conservation survey established the same values and principles for them as a "conservation area".

Pinchas Margolin wharf - is now a promenade for pedestrians only with no vehicle access up to Elisha Street. The boardwalk reaches the water line, the buildings along it are relatively small, are in one line towards the boardwalk and at a similar rhythm and distances from each other.

Today there are only 6 buildings left for preservation after 3 buildings were destroyed (Margolin 33, Margolin 31 and Margolin 43), the lot of Margolin 43 is vacant from construction on the lot of Margolin 33 a new building was recently built. Fences on the border of the lots towards the promenade are low and combined with trees, a hedge and a protected area towards the promenade.

The transformation of the Margolin dock section into a pedestrian promenade left some of the buildings without vehicle access (today there are 6 buildings without access) - a situation that makes it difficult to realize parking in the lots. In the past, there was an attempt to advance a plan to install access to the plots in the back, but it turned out that the expropriation of the land for a road in the back seriously harms the possibility of exercising the rights in the plots and also harms the bordering plots, and that this is an impractical solution.

Aharon Rosenfeld Wharf is a combined street for pedestrians and vehicles and it includes a sidewalk along the buildings, a wide road with parking on both sides and a not wide sidewalk next to the sea and the bathing beach. With the exception of the 3 buildings left for preservation, most of the buildings left are not of special architectural value and most of them are in a low level of maintenance.

On the table of the local committee are currently permit applications (including rights under TAMA 38) along the promenade on both sides. In light of all that has been said, and in order to enable the preservation of the remaining values, planning guidelines must be established in accordance with the values as they exist today and as they can be preserved, while updating principles The conservation that was established in the conservation survey from 1994. This should be considered, that a realistic economic lever must be created for entrepreneurs, in order for them to invest and promote the development of the boardwalk.

Below, a document of principles and guidelines for preservation and construction along the Bat Galim Promenade on both sides is proposed.

Before presenting the instructions, it should be noted:

A. The guidelines of this document with regard to the rights in respect of TMA 38 regarding the buildings included in the preservation list of the Haifa municipality, are based on a legal opinion with reference to section 14 (f) of the TMA instructions. The issue is now being clarified in legal courts and if necessary the document will be updated in accordance with the court decision.

B. The guidelines of this document will apply to permit applications that have not yet been discussed and approved by a local committee

Suggested guidelines:

1. Directions to the boardwalk:

A. At Pinchas Margolin wharf (west of the casino building) the promenade will be used for pedestrians only (between Bat Galim Blvd and Elisha Street).

B. A combined promenade for pedestrians, cars and bicycles will be developed at the Aharon Rosenfeld wharf (to the east of the casino building). On the side closest to the sea, a wide sidewalk will be developed as a continuation of a continuous and open promenade to the water line and the bathing beach starting in the south at Dado beach and continuing north to the quiet beach.

2. General conservation guidelines

A. As a general rule, buildings for preservation must not be destroyed or parts of them destroyed even with the intention of restoring them, except in cases where the preservation committee decides that they or some of them have no value for preservation.

B. Before any application for a construction/renovation permit for a conservation building, a detailed documentation/conservation survey must be prepared that includes operational recommendations and guidelines for handling the building and the interface with the boardwalk by an expert conservation architect under the guidance of the conservation unit.

third. Constructive strengthening of a building for preservation and the manner of its execution will be determined according to a detailed engineering survey that will be submitted to the preservation unit and the local committee. If the structural condition of the building for preservation requires the demolition of ceilings and the execution of new foundations and reinforcements for the building, it is required to do so while maintaining the outer shell of the building. These actions will not be interpreted as actions to demolish the building in accordance with the instructions of TMA 38 Amendment 2 Section 14 A (f) (see Sipa of Chapter 2 above). The strengthening of a building for conservation according to TMA 38 will be internal only.

d. Do not cut basements under buildings for preservation even if a strengthening operation is necessary as above.

God. No more English yards along the front of the pitch.

and. The roof of the building will not be used for preservation unless the original design of the building allows it. No technical or solar systems will be visibly installed on the roof.

3. Guidelines for landscape planning

A. The front space will be at the level of the boardwalk and more protective in commercial use. The paving of the area further to the level of the boardwalk, with the exception of a gardening strip that will be coordinated with the conservation unit.

B. Along the front of the lot, a hedge and trees of the palm and Shingtonia type and ash trees will be planted in planting intervals that will be coordinated with the landscape planning unit.

third. In buildings where there will be no commercial use on the ground floor in the front facade along the street line, a fence will be built at a height of 0.60-1.20 and integrated with a hedge and trees. The fence will be hard coated according to the instructions of the city engineer. In "buildings for conservation" the finishing materials of the fence will be adapted to the nature of the existing building.

d. Pillars will not be allowed to be erected on the front facade (electricity, water, communication, etc.)

4. Construction guidelines

A. General instructions - refer to the lots along the boardwalk from Elisha Street in the northeast direction to the fence of the Navy Yard complex: Wharf Aharon Rosenfeld 1 - Wharf Pinchas Margolin 57

1. Uses: residences, hotels and commerce on the ground floor - priority for commercial use on the ground floor.

2. Building lines: the construction will be within approved building lines.

3. Architectural language:

A. In lots that include a building for conservation:

An addition/new construction will be "quiet" in nature, will not "compete with the building to be preserved" but will form a background for the building to be preserved and highlight it. The number of finishing materials for the outer coverings will be limited to 2-3 finishing materials. Symmetrical design above a building for symmetrical preservation, design with uniform, horizontal and repeating lines, design without "decorations containing foreign elements" for the building to be preserved, without protrusions and protrusions that deviate from the lines of the building and the outlined volume.

B. In lots that do not include a building for conservation: the architectural construction style will be similar to the 3 existing styles: eclectic, Bauhaus, 40-60s or a modern style that fits the rhythm of volumes and openings that exist along the street. No more a structure with mostly transparent walls, a stepped structure, a rounded, asymmetrical or amorphous structure, a limited number of finishing materials.

4. The roofs of the buildings: will be flat. No more attics in new buildings. Concealment elements will be made for the technical systems and solar collectors.

5. Mix of apartments: in new construction, a mix of apartments will be offered so that the average area per apartment will not be less than 75 square meters. The minimum gross apartment area will not be less than 54 square meters.

6. Consolidation of plots: No more consolidation of plots except in the underground in lots that do not include a building for conservation for the purpose of providing a common parking solution for two buildings and on the condition that the rhythm and distance of at least 6 m between the above-ground buildings in the consolidated lot is maintained.

7. Seasonal closing: Seasonal closing will be allowed in the front space for commercial use for restaurants and cafes. The closure will be made of transparent materials and detached from the building so that it does not hide the front of the building. The location of the winter closure and the details of the closure will be coordinated with the conservation unit, including instructions for the distance from the building (except for passage) or the symmetry/asymmetry position according to the building's data. In lots that include buildings for preservation, the closure will be as much as possible in the lateral space so as not to hide the front of the building.

B. Directions to Pinchas Margolin Wharf: (29-57 Pinchas Margolin Wharf)

1. Instructions for construction on lots that include a building for preservation: (Pinchas Margolin 35, 37, 39, 45, 47, 51)

A. The construction rights will be in accordance with the approved construction rights or rights under TMA 38 - Addendum 2.5 floors, provided that the rights are not calculated based on demolition as defined according to 38/2 - i.e. there are no cumulative construction rights (see Sipa of Chapter 2 above).

B. The number of floors will not exceed 6 floors, with the sixth floor being set back towards the floor below it

third. Addition of construction/new construction, will be in the back of the lot in such a way that it will be a background for the building to be preserved.

d. The construction will be as far as possible detached from the building for preservation. In cases where it is not possible to optimally use the building rights in a separate building, it will be allowed to attach the new building to the existing building at the back with the minimum necessary overlap.

God. Above buildings that include a sloped roof at the Pinchas Margolin platform 35, 37 and 51 - no bending over the building will be allowed for preservation.

and. Addition of construction/new construction will be "quiet" in nature and will not "compete with the building for preservation" but will form a background for the building for preservation and highlight it. The number of finishing materials for the outer coverings will be limited to 2-3 finishing materials. Symmetrical design above a building for symmetrical preservation, design with uniform, horizontal and repeating lines, design without "decorations containing foreign elements" for the building to be preserved, without protrusions and protrusions that deviate from the lines of the building and the outlined volume.

G. Pergolas will be planned in advance in a uniform manner that will fit into the design of the entire building.

H. Vehicle access for parking will be from the streets perpendicular to the boardwalk only. Car access for parking will not be allowed from the promenade. There is currently no vehicle access to their lots. Access from the boardwalk can only be allowed during the construction period in accordance with the guidelines of the Roads Department in cooperation with the Conservation Unit and subject to the restoration of the situation to its original state.

ninth. Underground parking will be permitted at the rear of the lot. No underground parking will be allowed under the conservation building.

J. The parking standard will be in accordance with the approved parking standard, including for new apartments pursuant to TAMA 38

11 In lots that do not currently have access by car, it will be recommended to the district committee to grant an exemption from parking within the lot area. Alternatively, if there is an agreement with a neighboring lot, it will be allowed to install a vehicle access from a neighboring lot by way of easement.

2. Instructions for lots that do not include a building for preservation: (Pinchas Margolin 29,31, 33, 41, 49, 55,57)

A. The building rights will be in accordance with the approved building rights. Exploitation of rights pursuant to TMA 38 Amendment 2 and Amendment 3 is at the discretion of the local committee (including demolition).

B. The number of floors shall not exceed 6 floors.

third. The approval of an additional area due to the easements, will be conditional on the withdrawal from the front of the existing building and adjustment to the principle section for the Pinchas Margolin platform of the Mzb.

d. If the building is demolished in favor of the construction of a new building, the building will be designed in two blocks: the front block will be on the line of the front building and at a height of 2 stories, the back block will be set back by about half the depth of the front block (and not less than 4 m) and the sixth floor will be set back towards the floor below it (See a schematic section for the Margolin dock).

God. The architectural construction style will be similar to the 3 existing styles: eclectic, Bauhaus, 40s-60s or a modern style that matches the rhythm of volumes and openings that exist along the street. No more a structure with mostly transparent walls, a stepped structure, a rounded structure, asymmetric or amorphous. The number of final materials will be limited.

and. In a situation of strengthening/adding rights to an existing building pursuant to TAMA 38 - the request for a permit will be examined on the merits of each lot in relation to the characteristics of the lot and the volume of the existing building on the lot.

G. Pergolas will be planned in advance in a uniform manner that will fit into the design of the entire building.

H. Vehicle access for parking will be from the streets perpendicular to the boardwalk only. Car access will not be allowed for parking from the promenade (except at the Pinchas Margolin platform 55,57 where there is already car access from the promenade). There is currently no access by car to their lots, access from the boardwalk can be allowed for the construction period only, in accordance with the Roads Division's guidelines in cooperation with the Conservation Unit and subject to the restoration of the situation to its original state.

ninth. No parking will be allowed on the ground in front of the building beyond the building line.

J. Underground parking will be allowed within the boundaries of the lot, provided that a strip of 7 m will be left for gardening across the boardwalk.

38 The parking standard will be in accordance with the approved parking standard, including for new apartments pursuant to TAMA XNUMX.

12. In lots that do not currently have access by car, it will be recommended to the district committee to grant an exemption from parking within the lot area. Alternatively, if there is an agreement with a neighboring lot, it will be allowed to install a vehicle access from a neighboring lot by way of easement.

3. Additional instructions for lots with a wide front (Margolin 29, 45)

In lots with a wide frontage, it is better to erect an additional building next to an existing building (subject to the legal easement publication procedure) and on the condition that a distance of 6 m is maintained between the 2 buildings on the lot. The construction will be in accordance with the guidelines established in this document and according to the principle sections for the Margolin dock. In a lot that includes a building for conservation, the nature of the additional building will be in accordance with what is stated in section B.1 (f) above.

4. Instructions for vacant lots from Binui (Margolin 43)

On vacant lots for construction, the construction will be in accordance with the approved construction rights and according to the construction guidelines established in this document. Approval of an additional area due to easements will be conditional on the construction conforming to the principle cross-section for the Margolin wharf.

third. Directions to Aharon Rosenfeld Wharf: (Aharon Rosenfeld Wharf 1-27)

1. Instructions for lots that include a building for preservation (23,25,27 Aaron Rosenfeld Wharf):

A. Wharf Aharon Rosenfeld 23

The construction is subject to the provisions of an approved plan HC/2084.

B. Wharf Aharon Rosenfeld 25

1. The construction rights will be in accordance with the approved construction rights or rights under TMA 38 - Addendum 2.5 floors, provided that the rights are not calculated based on demolition as defined by 38/2 - that is, there are no cumulative construction rights (see Sipa of Chapter 2 above).

2. The number of floors shall not exceed 6 floors, where the sixth floor will be set back towards the floor below it.

3. Addition of construction/new construction, will be in the back of the lot in such a way that it will be a background for the building for preservation.

4. The construction will be as far as possible detached from the building for preservation. In cases where it is not possible to optimally exhaust the construction rights in a separate building, it will be allowed to attach the new construction to the existing building behind and with the minimum necessary overlap.

5. Addition of construction/new construction will be of a "quiet" nature and will not "compete with the building for preservation" but will form a background for the building for preservation and highlight it. The number of finishing materials for the outer coverings will be limited to 2-3 finishing materials. Symmetrical design above a building for symmetrical preservation, design with uniform, horizontal and repetitive lines, design without "decorations containing foreign elements" for the building to be preserved, without protrusions and protrusions that deviate from the lines of the building and the outlined volume.

6. Pergolas will be designed in advance in a uniform manner that will fit into the design of the entire building.

Underground parking will be permitted at the rear of the lot. No underground parking will be allowed under the conservation building.

7. The parking standard will be in accordance with the approved parking standard, including for new apartments pursuant to TAMA 38

third. Wharf Aharon Rosenfeld 27

1. The construction rights will be in accordance with the approved construction rights or rights under TMA 38 - 2.5 story addition, provided that the rights are not calculated based on demolition as defined by 38/2 - i.e. there are no cumulative construction rights.

2. The number of floors shall not exceed 6 floors.

3. In light of the size of the lot and the location of the building to be preserved on the lot, it will be allowed to attach the construction addition to the existing building as well as on top of the existing building in a way that will fit in with the existing building for preservation and subject to an architectural solution that will be approved by the preservation committee and the local committee.

4. Addition/new construction will be adapted to the design of the existing building.

5. Pergolas will be designed in advance in a uniform manner that will fit into the design of the entire building.

6. Underground parking will be allowed in the back of the lot. No underground parking will be allowed under the conservation building.

7. The parking standard will be in accordance with the approved parking standard, including for new apartments pursuant to TAMA 38.

2. Instructions for buildings that do not include a building for preservation (Aharon Rosenfeld Wharf 1,3,5,7,9,11,13,15,17,19,21)

B. The number of floors shall not exceed 6 floors.

third. Approval of an additional area due to the easements, will be conditioned on compliance with the principle cross-section for the Aharon Rosenfeld dock.

d. If the building is demolished in favor of the construction of a new structure, there will be a sequence of facades 5 stories high and the sixth floor will be set back towards the floors below it (see a principle section of the Aharon Rosenfeld wharf from the XNUMXth).

God. In buildings that offer commercial uses on the ground floor/hotels - a partial seventh floor will be allowed, which will be set back towards the sixth floor below.

and. In a situation of strengthening and/adding rights to an existing building that includes 4 floors and above, according to TMA 38 - a partial seventh floor will be allowed, which will be set back towards the sixth floor below as an incentive to renew and strengthen the building.

G. In cases where the architectural design would justify, in the opinion of the planning institution, the non-execution of a setback on the sixth or seventh floor, it may be approved in special cases subject to architectural reasons that will be presented and considered by the conservation committee and the local committee.

H. The architectural construction style will be similar to the 3 existing styles: eclectic, Bauhaus, 40s-60s or a modern style that matches the rhythm of volumes and openings that exist along the street. No more a structure with mostly transparent walls, a stepped structure, a rounded structure, asymmetric or amorphous. The number of final materials will be limited.

ninth. Pergolas will be planned in advance in a uniform manner that will fit into the design of the entire building.

J. Access by car to the lots bordering the perpendicular streets to the promenade will be with priority for entering from the perpendicular streets.

11 No parking will be allowed on the ground in front of the building beyond the building line.

1. Underground parking will be allowed within the boundaries of the lot and provided that a strip of 2-XNUMX m will be left in front of the lot towards the promenade for gardening across the parking lot.

38. The parking standard will be in accordance with the approved parking standard, including for new apartments pursuant to TAMA XNUMX

3. Instructions for vacant lots from construction

On vacant lots from construction, the construction will be in accordance with the approved construction rights and according to the construction guidelines set forth in this document. Approval of an additional area for easements will be conditional on the construction conforming to the principle section for the Aharon Rosenfeld wharf.

d. Guidelines for the structure Casino structure:

The addition of construction space and the addition of floors to the existing casino building will be approved subject to approval by law.

Session number 6

As stated in meeting number 6 of the Municipal Conservation Committee on August 27.8.2014, 77, it was decided to adopt the document and bring it for approval by the sub-committee of the local committee for planning and construction while announcing the preparation of a plan according to Sections 78 and setting conditions according to Section XNUMX of the Planning and Construction Law.

Recommendations of the city engineer's office team:

1. The subcommittee of the local committee adopts the document of principles and guidelines for preservation and construction along the Bat Galim Promenade.

2. The sub-committee recommends to the district committee to publish a notice on the preparation of a "conservation and construction along the Bat Galim Promenade" plan according to section 77 of the law as well as to set conditions according to section 78 during the preparation of the plan.

Change of local outline plan

Plan No. 304-0258103
Hef/1602d "Conservation and construction along the Bat Galim Promenade"
Notice according to section 77 and 78 of the Planning and Construction Law
A program under the authority of a district committee

The initiator of the program: the Haifa Local Committee for Planning and Construction.
Place: Bat Galim promenade area: Aharon Rosenfeld wharf and Pinchas Margolin wharf

The areas included in the plan:

Block 10929 Plots: 1,2,6,11,12,13,22,23,24,25,34,35,37,38 and 44
Block 11697 Plots: 1,2,3,4,5,6,7,8,9,10,11 and 12
Block 11698 Plots: 1,2,3
Block 10818 Plots: 22-27, 33-36, 43-45, 50, 54-56, 64 and HH: 28,61,62,68,71

The goals of the program:

1. Defining Pinchas Margolin wharf area included in the plan and dry areas attached to it (which are within Haifa's jurisdictional boundaries and not within Haifa's planning boundaries) as "promenade area" and to establish guidelines for its use.

2. Determining conservation, construction, parking and other guidelines for the plots bordering the Margolin wharf and the Rosenfeld wharf - the first row of buildings on the water line (see the attached map).

The boardwalk area is included in the municipal preservation list as a 'preservation complex' and a number of buildings in the boardwalk area are included in the list as 'buildings for preservation'.

Recently, several applications for building permits (including applications pursuant to TAMA 38) have been submitted along the boardwalk on both sides, some of which also include the demolition of existing buildings. In light of this, and at the request of the preservation committee, the staff of the city engineer's office prepared a document of principles and guidelines for preservation and construction along the Bat Galim boardwalk, which aims Establish planning and development conservation guidelines in accordance with the unique values that exist on the boardwalk.

The document of principles was discussed by the conservation committee at meeting number 6 of August 27.8.2014, XNUMX and it was decided as follows:

A. The site preservation committee decides to adopt the document of principles and guidelines for preservation and construction along the Bat Galim Promenade attached to this protocol.

B. A document of principles and guidelines for preservation and construction along the Bat Galim Promenade will be submitted for approval by the sub-committee of the local planning and construction committee, while announcing the preparation of a plan according to Sections 77 and 78 of the Planning and Construction Law.

In light of this and in order to ensure that the principles of the document can be applied in the interim period, it is proposed to publish a notice on the preparation of a plan according to section 77 of the law and to establish the following rules according to which construction permits will be issued, in accordance with section 78 of the law: