An outline plan for urban renewal in the coastal neighborhoods was presented last night [Tuesday 9/3/21] to the plenary of the local committee
The plan, which covers a total area of about 1600 dunams, will make it possible to realize the enormous potential inherent in the old coastal neighborhoods: Neve David, Shaar Aliya, West Shaprintzak and Ein Hayam and will position them as quality and unique neighborhoods near Haifa's beaches and will be a source of neighborhood pride.
The plan, which was initiated by the City Planning Division - the Department of Urban Renewal in the Haifa Municipality in cooperation with the Governmental Authority for Urban Renewal, is bordered in the west by the seashore, in the south by the Sde Yehoshua cemetery and the MSA base, and in the east by the slopes of Mount Carmel and its neighborhoods Ramat Hanasi, Kiryat Shaprinzak and Ramat Shaul.
The plan was drawn up by architectural professor Irit Zaraf, accompanied by an extensive planning team that includes, among others, a landscape architect, an appraiser, traffic consultants, environment, conservation, infrastructure, programming, society and public participation. In the planning that reflects the policy of the new city administration, emphasis is placed on creating a connection between the neighborhoods and the sea while turning the barrier of infrastructures such as the coastal road and the train into an opportunity, by means of viaducts and bridges that will connect each of the neighborhoods to the beach.
Mayor Einat Kalish Rotem:
The beach neighborhoods will be transformed into Riviera neighborhoods, the most beautiful in the country, which will ensure a high quality of life, a variety of urban and neighborhood services and activities, and easy access to the beaches
In addition, the outline plan allows for an addition of approximately 8,000 units in new diverse construction and renovated and modern buildings that will be built in textured construction in combination with high-rise construction while maintaining the clear view between the mountain and the sea. The new mix of apartments will cater to both the old residents of the neighborhoods and to new populations who will benefit from affordable housing and apartments for rent The plan emphasizes a mix of uses: residential, commercial, employment and leisure, while giving priority to public transportation and the development of walking and bicycle paths.
The plan will also make it possible to renew and expand the existing apartments, which will be strengthened against earthquakes and will have additional meters and elevators.
The public space will also undergo a new planning, with the addition of public and educational buildings, a connection to nature and wadis while emphasizing the "Haifai landscape", development of gardens and green parks and pedestrian and bicycle paths. Meanwhile, a new entrance to the city for those coming from the south will also be designed. Approval of the plan will create planning certainty through clear construction guidelines for regeneration routes, building scopes, height and the uses that will be allowed in each area.
As mentioned, the plan was presented last night [Tuesday 9/3/21] to the city council, after it was presented last week to the residents of the neighborhoods at a public participation conference, which took place on Zoom and was broadcast live on the municipality's Facebook and on Hai Pa - the news corporation.
After the meeting, the plan was uploaded to the "Information" website for further reference and public comments, which will be brought up for discussion and incorporated as necessary into the plan documents. After that, the plan will be brought up for further discussion for its approval by the plenary of the local committee for planning and construction and promotion to a statutory plan.
The news from last night, and the committee's broadcast on the subject:
Watch the committee's broadcast - Tuesday 9/3/21
A special meeting of the plenum of the local committee for planning and construction, where the outline plan for urban renewal in the coastal neighborhoods will be presented.
Committee plenary agenda No. 30:
1. Approval of Local Committee Plenum Protocol No. 29 dated 23/02/2021 XNUMX Bader Tashfa.
2. Hef/2350 - outline plan for urban renewal of the coastal neighborhoods, Haifa.
The Local Committee for Planning and Construction Haifa HC/2350 - outline plan for urban renewal of the coastal neighborhoods, Haifa - the goals of the plan:
Stimulating the process of urban renewal in the coastal neighborhoods, while positioning them as unique quality neighborhoods located on the beach of Haifa. Creating a connection between the neighborhoods and the sea, creating good accessibility between the neighborhoods and within, strengthening the connection between the area and the bordering neighborhoods and city-wide hubs, transportation and employment centers. The plan will realize these goals, and will create planning certainty by providing tools for urban renewal and establishing guidelines for building scopes, height and uses according to planning areas, marking new roads and treating existing roads, establishing transportation guidelines, landscape and ecological guidelines, and guidelines regarding built and open areas for public needs.
The meeting will be closed to the general public Due to the restrictions of the corona virus, But as mentioned, it will be broadcast here, live.
According to the simulation, the buildings are monochromatic, boring and opaque and do not add beauty to the landscape for travelers on the coastal road. The color is gray, the part facing the beach road is sealed without balconies, instead of putting graceful balconies there. Enough in the Ramat Hanasi neighborhood that we built some boring and monotonous high-rises towards the beach road. Let them stop with boring and depressing symmetry in buildings.
Decades of promising urban renewal at Shaar Aliya. In 2015 we met with the previous mayor Yahav, since then for 6 years you have only prepared... a master plan (and now you have put everyone in a coma for another year and a half). Your inefficiency screams to the sky. What do the tenants have to do with the renewal of the public areas After all, these are decades-long processes and in the meantime the tenants live in dangerous buildings, why not focus on quick permits for construction for each building first? Why for the sake of condensation and so much bureaucracy??
To Baruch Cohen and the other residents of the beach neighborhoods: we take the planning of the renewal of the old neighborhoods very seriously and with great responsibility. The good of the city and its residents is before our eyes. I would be happy to listen, talk and explain when we meet with all the resident groups in the neighborhoods. Hope this is the way to replace the pranksters of all kinds. Blessings of renewal and Happy holidays, Irish.
Dear Irit,
Residents really hope that you and the entire top planning team take them seriously. Because residents are ultimately the most important part of the successful formula. Residents will not give their consent to condensation plans of any kind under any circumstances, all plans will go back to the drawer and residents will continue to wait for the mayor to be more attentive to the wishes of residents.
To Eyal Haifa: 1. I started the projects in Haifa during the time of Mayor Yona Yahav. Please check next time before you fail to slander. 2. The average multiplier is 3.5-4.5, so it was said and so it was also explained. I would be happy to clarify at residents' meetings. Irish.
Clarification for the response "The financial interest versus the quality of life": The response reflects one opinion (one housing unit) only and does not represent and does not pretend to represent other apartment owners/residents.
For the sake of removing doubt and an apology to those who read and did not understand or felt uncomfortable with the things
Waiting in Ein Hayam for evacuation-construction since 1990
Residents of the Shaar Aliya neighborhood unanimously oppose the plan that includes densifying old buildings.
As a resident, I suggest to anyone who thinks there are condensing advocates in the neighborhood to come on a tour and do a short survey, then everything will become clear to him.
The tenants should strongly oppose the construction method of thickening by adding floors to the existing building. This method endangers the stability of the integrated building, especially during an earthquake. The story of "strengthening the existing building" for earthquake resistance is a blatant lie, cheating and eye-catching. This construction method does not stand up. In the design and construction standards, every constructor at an adequate level knows this. This method is a much bigger scandal than the infamous Fel-Kel method. The dismal results have already been revealed in buildings built this way, either by the appearance of cracks or by the infiltration of rainwater into the building.
The densification-building method requires the upgrading of all public infrastructures and their adaptation to a significant increase in the population, but the municipality refrains from these actions.
The question arises why two more years are required for the approval of the new outline plans?! Many of the buildings in these neighborhoods are in poor condition in terms of maintenance and structural stability, with foundations sinking and cracks in the walls and supporting elements.
There is room for expediting procedures and approving plans as quickly as possible. These plans should be treated as an urgent performance project and not as a long-term research work in the Faculty of Architecture with plans being moved from one desk to another.
I feel sorry for the residents who probably won't get to see this project come to fruition.
In light of the traffic rush expected from the addition of thousands of units in each neighborhood and how it destroyed Habiva Reich Street, I also expect a much more serious treatment of the problem of parking and transportation when huge amounts of vehicles are actually added to existing roads.
To say: "There will be an addition to the Neve David-Kabvir road and we will connect another small road in the middle of the neighborhood that today has no way out, and we will add parking lots
"public" is really not something serious enough.
Even if more parking lots for 300-400 public vehicles are built in each neighborhood, this is not a solution to the huge traffic jams that will be created there. To say that you can rely on walking and bicycles.. I would be happy to know if the planners came to the council meeting on foot or by bicycle? Increasing bus lines will only add load on the neighborhood roads. At the beginning of the presentation she indicated "one main road that will cross the neighborhoods and pass through them". Do you know what happens when you make one main road? It's closed. And it will be closed in all directions to the exit to the defense road and the exit to the sea road and at the junctions that connect to Carmel when the residents of Carmel will go down through Neve David to shorten the road to the coastal road.
The neighborhoods will be a traffic hell and I have not heard any response to the issue of how to deal with the addition of tens of thousands of vehicles in these neighborhoods when in fact everything drains into existing streets that are already very busy (for example in the Ramat Hanasi section).
It's just not serious not to show transportation surveys about what will happen when the Kabvir - Neve David road is built and the construction of Neve David is already cleared from it, the whole neighborhood is going to be a huge traffic jam, so tens of thousands more vehicles in the future?? where? how?
For years, the Haifa municipality has promised that it is working to sink the railway lines, to prevent the sea from being hidden by the wall of electricity poles that will be built along the entire coastline and through the entire city.
For years it was said that the sinking was essential because it would make it possible to remove any obstacle on the way to the sea.
Suddenly, with the presentation of this plan, the residents are made to swallow a new frog: "use of the existing track for a light rail line".
wait wait wait.
If there is a matron, why do we need another light rail line?
Why leave elevated rails on a mound of earth that creates a buffer in front of the beach?
Has there been a discussion on this issue?!
From my inspection, there was no discussion on the issue in the city council, even councilwoman Sharit Golan was surprised by the issue as she said, others also suddenly discovered that there was an intention to leave the railroad tracks on the grounds that it would be possible to cross them.. really?? They are currently all along on elevated ground, very disturbing with their height and prominence. On the assumption that billions will be invested in sinking the heavy rail, does it make sense to still keep the "light" rail tracks above?
The tenants yearn to vacate the building and to a new tower where each apartment is worth a lot of money, sometimes twice the value of their apartment.
On the other hand, people should ask themselves if what interests them is to make an exit and leave for another place, because if whole neighborhoods are really built in multiples of 5, it's total destruction, terrible overcrowding.
The more serious problem is that if you give a limit of apartments to a certain neighborhood, it is possible that the agile entrepreneurs will achieve a construction clearance and the late ones will also not accept that the quota of apartments in the neighborhood will come to an end.
In my opinion, the best solution for the tenants and these neighborhoods is to increase construction by a factor of 2 for everyone!!
Including the train buildings (as they did, for example, in Leon Blum corner of Hana Sanesh).
It is true, the value of the resulting apartment is much lower than a new apartment in the tower because it is a type of patchwork construction and the result is not always the most aesthetically pleasing, but there are also advantages: the building is sturdy, disabled access, a balcony, organized parking and it will not be a dense and unbearable slum neighborhood but Small buildings (relatively) of 8-7 floors with a certain quality of life.
For entrepreneurs it must be financial, pay attention in Kiryat, for example, with a much lower price per meter than hundreds of buildings in Tama renewal, because the costs of densifying construction are negligible for entrepreneurs compared to the expensive and complex construction of construction.
We, as residents of Shaar Aliyah, support building density (provided there is equality between all residents in the neighborhood) and the most important thing in this context is that the permits be received quickly because decades guarantee strengthening here and the condition of the buildings is deteriorating day by day.
There is no reference to Kiryat Haim West in the program?
See a matter of interest Prof. Irit Zaraf (Netanyahu) accepts from the petitioner the implementation of all plans without a tender, is her friendship with the mayor the criterion? Is this how it is done in a government that wants to clean stables and create transparency?
For the time being, no plan presented by Prof. Irit Zeraf in recent years has been promoted for permits and implementation in any city (she is welcome to correct me, I checked...). The unit that was implemented included the construction of high-rise buildings in a ratio of 1:4.5.
I do not respond on behalf of contractors and their profits do not interest me. I am also interested in the fact that the residents of Neve David Sha'ar Alyah and Printzek Achan Hayam are entitled to receive an apartment with an open sea view, and not a "textured view" of some league path where the whole neighborhood will pass by their balcony in Gan HaBanim or Gan Ofira. The public wants a quiet apartment, in a building with a sea view, quiet, parking.
The presentation of "Condensation of the Mansfeld complex" reached the peak of boldness, insolence and disregard for reality while dressing up a fantasy of preserving a texture that is not in the conservation plan. Where does the audacity come from to decide that they will not get new apartments and everyone around them will? Where does the fantasy come from that a multiplier of 1:2.5 would be worthwhile, when even in expensive Tel Aviv in Israel the multiplier is 1:3-1:3.5.
There is no doubt that the intentions of the show are worthy of inspiration, in the modern fantasy world we want everything to happen. In the real world, the saturated construction should be increased so that no building is less than 12 stories and reach, like the Almog complex currently under construction, up to 31 stories. A complex like Mansfeld is devoid of any preservation values to shave and allow the residents a new multi-story apartment with a parking elevator and a sea view.
The time has come for professors to land on the ground of reality, otherwise everything will go straight to the drawers... Nothing will materialize. I am afraid that the neighborhood residents are lulling the public to sleep with beautiful simulations of a bridge and a park and an avenue of shops, when they will live in housing estates for decades to come when developers will clear out construction in other neighborhoods and cities or build only in new neighborhoods in Haifa like Navot Peres in G or Givat Zemar.
Last week we criticized the fact that the public participation broadcast of the master plan for the coastal neighborhoods was not reviewed by any Haifa media including here. There was an ignoring of an issue that is so important and concerns a lot of people in the weaker neighborhoods of Haifa.
So now the local committee meeting on the subject is being corrected and covered and this is important.
To the point, and here I am of course giving a personal opinion, the evacuation of construction that the developers have been promising for decades in the coastal neighborhoods will not materialize. It was enough to hear the architect Tzad Netanyahu's backlash, who repeated over and over on air the phrase: densification of construction (tama in the vernacular) to understand that most of the buildings in the coastal neighborhoods Construction will not be included in the eviction, which is the demolition and rebuilding of towers. What's more, the municipality presented a presentation according to which the Aliyah gate, for example, will double the housing units in its territory while the developers are building on the eviction of a construction in multiples of 2..