At the meeting of the Planning and Construction Committee yesterday, the policy document for high-rise construction by the mayor, Dr. Einat Kalish-Rotem, was not approved. In the presentation, an explanation was given for high-rise construction in the city. The presentation presented what is happening in other cities in Israel. After that, there was a reference to the fact that there are areas in the city that must not be touched In them, for example, the German colony and the Baha'i gardens should remain unchanged.
Height restriction
The plan went over certain areas of the city and determined the height of the construction, which would be approved in them. For example, until today it was possible to build up to 10 stories in the coastal neighborhoods. The new policy document states that it will be allowed to build up to 7 floors. One of the neighborhoods that did not receive special attention, even though it is not only the largest neighborhood in Haifa, but the largest neighborhood in Israel - Neve Shanan.
Golan Steinberg: This is a plan with a narrow prism instead of referring to the whole complex in the region
"The height policy document that was brought today for our approval is disappointing," said council member attorney Sharit Golan Steinberg. I would expect it to be part of all aspects. The mayor promised she would bring her professional experience into the document and it doesn't seem that way. What is even more disappointing is that there seems to be public participation, but there is no real public participation here.
It is understandable that the public participation process was meaningless. I do not think so. In the world of planning, the community, the residents, how they live is important, because planning comes to give us a quality of life. Ami Shanhar rightly said that this document is a document about the image of the city for decades to come. Therefore, I would expect a document with a more significant volume. I expected that in the third largest city in the State of Israel, that at least the models would be presented to us in 7D and not XNUMXD. I did not see that this document refers to approved plans, which have not been built yet. In some areas there is a height restriction, even though there is approved higher construction. More than that, it is difficult to take seriously a height policy document, which ignores infrastructure such as educational institutions, the topography, the economic aspects (coastal neighborhoods - a height limit of up to XNUMX floors) and more. It is clear to you that you are killing urban renewal in the coastal neighborhoods.
The document does not correspond with other plans. There is a one-dimensional view here, that today a height policy is approved, next week schools, etc. This is a very narrow and idiosyncratic view. I would expect a more comprehensive view from you, mayor. A view that is at the neighborhood level. In Tel Aviv they made plans in the division into districts. Then at the district level they talk about infrastructure (educational institutions, community, parking), height, economy, etc. When talking about floors it is so shallow. The floors are a fiction because they stick another 2-3 floors of parking on a 7-floor building. It was not expected of you that this would be the good news that you would bring to the city. It is a document that does not promise anything and by means of which you want to determine what the city of Haifa will look like. Area for this discussion to be at the level of a narrow and one-dimensional prism. What about the number of residential units? What about the mix of uses? Where is the respect for urbanity - what will the pedestrian feel? I recommend to my friends to unequivocally oppose the policy document and go back and work properly."
Kiril Kratnik: "Haifa is stuck and the residents are improving housing in the Carmel Castle"
It is clear to me that no contractor will agree to build in the beach neighborhoods, where there is a limit of 7 floors. Ariel, I'm talking to you. Ariel Waterman, you are the one who causes all the damage in the engineering director. You have to give answers. respond you hear? I want to understand from the presentation how much can be built in Shaprintzak and Ramat Shaul...
It is possible to build only 7 floors and not 10. If we even take Tel Aviv as an example and are allowed to build only 7 floors, it is not economical. Let's move from theory to practice. Today there is a massive flight of Haifa residents to the Carmel Castle and Kiryat, where the mayor is not afraid to build higher and is not afraid to give the residents a lot of construction. I sold apartments in Shaprintsak, Ein Hayam and Shaar Aliyah and these people moved to the Carmel Castle and Kiryat. Another thing, Mayor Shmioma I says she is in favor of urban renewal, once again burying urban renewal."
Itzik Blas: "We need to prepare to receive tens of thousands of immigrants from Ukraine"
"Soon many refugees will come from Ukraine, hundreds of thousands will arrive here and we will have to build higher," said Likud council member Itzik Blass, "I am in favor of building higher. I really want it, but for this to happen conditions must be met. Infrastructure must be adjusted otherwise the quality of life will suffer Trucks, semi-trailers, a truck got stuck on Shimshon Street and there was a traffic jam all the way down, in Wadi Rushmia, you ruined our lives. Our lives are not alive. It is no longer to strengthen buildings, you can build 200 stories high, but without harming the residents. We need to adapt the infrastructure for construction the future for the benefit of all the residents of the city."
Nir Shuver: Why aren't 30-story towers being erected along the entire length of Moriah?
"The council member from the mayor's faction Nir Shuber said he appreciates the work on the document but he has two questions. "There are two things I want to ask Ariel. Why not build 20-story buildings from Dania to Moriah? Why not produce an axis of towers? This created traffic in the estate and in the center of Carmel. I saw that there were plans to widen the Moriah road, and I wanted to ask if roads are being narrowed all over the world, why are they only being widened here?".
Sofi Nakash: This document will finally bury Haifa
Deputy Mayor Sophie Nakash claimed that the policy document will finally bury the city.
"If this policy is approved, then all the urban renewal projects will at best be delayed and if not, then they simply won't come to fruition. Why are we allowing entrepreneurs, who have already started working on projects, to start planning from the beginning?
There is an outline plan, why do you need another document beyond that?
On main streets there should be construction to height. In all the Kiryats, a 22-story building is a building, not a tower. 40 floors is a tower. There are places that can be built, we can't increase ourselves all the time to 5 or 7 floors. There is already an outline plan, which limits the floors.
A policy plan is even more restrictive. This is how it is when the engineering manager has nothing to offer the public. Ariel, you need to think outside the box a bit. That way there will be no revenue for the municipality. If you want both commerce and offices and it comes down to living spaces, what did you actually do? Are you burying all the projects in the city? It is not possible for the engineering manager to determine where the parking will be.
They want to limit the urban construction in Ein Hayam from 10 floors to 7 floors. There will be no urban renewal. The mayor in every corner pretends that she wants urban renewal. If you don't want urban renewal, then just say so. This will avoid hard work of signatures and unnecessary planning.
I saw the slide on Kiryat Haim. I live in Kiryat Haim. In the slide of Kiryat Haim there is a stream... Muti, do we have a stream in Kiryat Haim?
So first of all in Kiryat Haim, nothing will happen until they move the tanks. Regarding the issue of urban renewal, which we understand you want to bury, the established construction policy is 22 floors. In the Beach and Neve Shanan neighborhoods it is possible to build even more than 22 floors. No one will do an uneconomic project. It's a win-win for residents and entrepreneurs.
Predetermining a height that is not economic hurts everyone - both entrepreneurs and residents. Our city engineer never changes his mind. We don't know what will happen in the future, and we don't know if you will continue with us. Predetermining the policy document, which will harm the city's revenues, is bad. In Neve Shanan there is an urban renewal that is years in advance and there is a plan that has already run on 22 floors, making it 10. You destroy years of plans.
Two weeks ago you asked to raise the improvement levies, but who will come to invest here? I suggest everyone reject the document. Rethink the projects that are already in the system and come back to us, we are here."
Avihu Han: "Destruction and destruction of the special textures of Haifa neighborhoods"
Regarding the high-rise building policy, Hahn, chairman of the Haifa Green faction, says:
The city engineer who promoted the outline plan of Haifa that was approved a little more than two years ago claims that it is not compatible with the development and preservation needs of Haifa and that there are errors and contradictions in aspects of the height of buildings in the outline plan of Haifa, therefore a policy of building to height is required. It is very sad that this is the conclusion regarding the outline plan of Haifa!
The high-rise building policy presented is very superficial without the required depth, without reference to infrastructure, public buildings, transportation problems in the neighborhoods, road problems and escape routes due to a fire incident, no reference to parking lots, water and sewer infrastructure, the open public areas and wadis that abut the various construction projects.
I expected that within the framework of the policy we would receive operative solutions and even principles of how we intend to handle the issue of comprehensive infrastructure for the neighborhoods. This issue has been completely neglected, when it is clear to everyone that the existing infrastructures will not be able to negotiate and support the projections of the planned development derived from the height policy.
The policy does not refer to the texture that exists in each and every neighborhood and how the decisions regarding the height policy integrate with the characteristics of the neighborhood. There is no special reference to the complexes for preservation, there is no definition of a maximum height for these complexes and the issue is left open without planning certainty for both developers and residents.
The policy is not closed and decisive and allows many degrees of freedom. This aspect is a fertile ground for creative ways for entrepreneurs to go beyond the policy, to create pressures on the municipal system and ultimately to go beyond it.
By analyzing the height policy document, we are actually finally destroying the special textures of the city's neighborhoods, destruction and destruction, and especially the destruction of the Carmel neighborhoods and part of the beach neighborhoods.
In references to neighborhoods:
In Bat Galim - it is forbidden to allow 7 floors on the sea front of Bat Galim - it is required to limit to only 5 floors,
The Bat Galim survey has not been completed, it is being delayed for reasons that are not clear. This survey must be completed urgently.
There is no reference to the whole issue of infrastructure, both in terms of transportation, public buildings, schools and kindergartens, parking lots, water, sewage and open public areas.
Hadar neighborhood - The policy is 6 floors, the existing infrastructure in the neighborhood will not be able to withstand the additional unit derived from the height policy, which is an increase of over 70 percent of what is there today. There are hundreds of unique Bauhaus buildings in Hadar that will be swallowed up by the height of the building and cause irreversible damage to one of the city's most important neighborhoods.
Haifa to Atika - Construction of 10 floors was determined. Where does this statement come from? After all, the conservation survey has not ended and in this neighborhood there are many buildings with historical and architectural values.
Carmel Ridge - The policy of 7 floors in Carmel is the destruction of Carmel. I recommended limiting the height of construction in the Carmel Ridge to only 5 stories with an exception for certain areas of six stories, so as not to completely destroy the unique texture of the Carmel.
Kiryat Hayim - The container farm Kiryat Haim Marabi, according to the policy it is possible to realize 22 floors. It will be an essential barrier wall between the Kariya and the sea.
Kiryat Haim Stadium - An opportunity to build a large green park on the site of the stadium for the benefit of the residents of the metropolis. In addition, preparations must be made for additional transportation solutions between the Kiryat and Haifa. In the current situation, highway 22 and highway 4 are blocked and the situation will get worse.
There is no reference within the policy to the aspects of fire incidents, especially in confined neighborhoods with one or two transportation routes. In practice, the policy will allow the addition of hundreds and thousands of units to the neighborhood without solutions for evacuating the residents in the event of a fire
Bottom line, this is a bad policy, an immature policy, a policy that is not mature. It is good that it was not approved by a vote in the city council. I expect the professional team to prepare a balanced and restrained height policy while addressing the various issues raised in the discussion.
Shimshon Ido: We are very close to being the fifth largest city in Israel
Likud council member Shimshon Ido said harsh things about the fact that there is no construction in the city.
"I will start with Sipa. I agree with Sophie, this is a very bad plan and I recommend opposing it. Do you know what Tel Aviv's economic reserve is? Over NIS 4 billion. Do you know what the municipality's deficit is?
You get the point so now let's start talking. Our topographic structure is different from other cities, but there are places where you can build higher. When you enter the Tel Aviv municipality with a plan of 15-20 floors, you are thrown from all the stairs. They tell you to build 20-40 floors and build us public spaces around it. In Kiryat Ata, 15,000 new units were approved. Another 40,000 to 50,000 residents. In a moment Ashdod will overtake us and we will be the fifth largest city.
What incentive does an entrepreneur have to build in Haifa?
A developer wants to build 7-8 floors here, they tell him, build 6 floors. There is no construction in Haifa. I will make a serious query about this. I rarely submit queries, but here you will get hot queries. Entrepreneurs skip Haifa. Today I looked online to see how many apartments were sold here in Haifa in the last year.
"I don't think it's possible to change the decisive things that were said here," said city engineer Ariel Waterman, "but I will answer the questions that were asked:
There is a reference in the plan to the fact that if there is a plan, which has been approved, it cannot be changed. It's just a policy document. It is an accepted tool and the planning institutions respect it. We do not set policy, you as a committee outline the policy. You don't adopt the policy, from what I heard here...
This tool of a policy document helps against pressures from entrepreneurs. We welcome entrepreneurs with open arms. They are risk takers. This world where an entrepreneur comes up with a beautiful plan without a clear framework is a dangerous world.
If the document is not approved today, the sky will not fall, but when I arrive with a 30-story tower in the port, it will damage the memorial garden. In my opinion, this is a very undesirable thing. A local committee will want to know what the position is, and I'm afraid our position will not be satisfactory. In this sensitive historical place to build a 30-story tower is damage to the city. You need to make the decision today. This document is not a document from which buildings are built. This is a document that limits volumes. The document establishes a three-dimensional norm in the city."
It seems that the tribal municipal body long ago forgot its mission/goal! When the whole city cries out, disappointed, exhausted from the wars of entitlement to improve the situation, from the lack of income, from a lack of attitude and hurtful neglect, this means "failed municipality". The hill of the goats is stuck on a corner stone, Bat Galim, a ghost neighborhood! Has the highest tourist potential in the State of Israel and is managed by a failed, exhausting, obscuring, failing, congesting, hindering, and frustrating municipality! There are no words for the disappointment. This municipality in its conduct brings about a situation of "disposal and evacuation of the city's residents" and replacing them with other residents!!! I don't see an option to promote external supervision of the conduct of the municipality, it seems that a second municipal body is required, whose goal will be truly directed to the benefit of the residents without holding eyes on promising but aimless signs, and while ignoring the obstacles of the old municipality whose intentions are hidden in false maxims
We have two and a half more years left to put up with her, she has no chance of being elected for another term, she destroyed the city, how sorry I am for choosing her, the city is neglected, there is serious immigration from the city, nothing positive has brought to the city, we wanted a change, we got a very good change
Let me explain to you the words of Shovar. He understands that he will not enter the council with Klish in the next elections, so he, like Etzioni, is looking for a financial backer to run him. Or, find Jacob Feingold. In the upcoming elections, Shuver and Feingold will run together - did you understand why Shuver is suddenly tweeting up to 30 floors? Feingold has the lot in Saper Square. He was approved for 14 floors, which is also a lot and not normal for a congested area at the entrance to Disraeli. But what Feingold doesn't build, he waits for. Maybe the next mayor will change the plans. Here Shuver is already sticking out his tongue and tickling him up to 30 floors in Moria. Now you get the point.
Not only there but also in the compound where he lives... between Megiddo and the Lebanon Gate and Ypa Nof.
Dr. Klish ???
What about western Kiryat Haim???
The most beautiful place in Israel! When does the evacuation and construction start???
Entrepreneurs come and sign us before there are any plans. What will???
Good, so we'll stay with the old neighborhood until we see that we are the owners of the properties.
Nir Shuver is a populist. And not smart to say the least. Now, for Einyan, we need to promote, push and allow rapid construction in all the coastal neighborhoods from Neve David to Kiryat Elazar, all these neighborhoods are falling apart, known and declared for eviction, construction and urban renewal for over 10 years and nothing has moved. Every project is stuck in the city while in other cities they are promoted and mostly built, here the opposite is true. So what will happen, Ms. Klish, and regarding your dog Nir, I'm calming him down
Towers in Haifa is a disaster. In a city whose main asset is landscape and nature, you should not build high. Also, the infrastructure is no longer in its current state. Do we want more traffic jams?
Was Nir Shuver talking seriously or joking?
All because of this city engineer
The incumbents, when it comes to urban renewal, are only concerned with profit in money, what is profitable and what is not profitable, but they forget the most important thing!!!!
And this is mind control! Houses some of which are already uninhabitable and may collapse, houses without dimension - where is the real care? How was Pinoy Binoy born? and why? They just smelled money and forgot where they came from.
Very disappointing, the mayor's municipality is disappointing in all respects and also professionally as an "architect" and even before she was elected, she was in a lawsuit for her "incompetence". The city is shouting for the rescue - start implementing plans and stop the pettiness and pursuit of greed. After all, in the end the contractors and entrepreneurs will make a lot of money, at least they will prevent disasters that can happen if everything goes dark.
It is right to build a quality of life, not overcrowding and not building monsters, even if it is about factors that deserve it, as is customary in our places. There is a lot of lack of understanding and lack of knowledge on the part of the public authorities, so the road to planning hell is paved even if someone has good intentions. If they wanted a quality of life and not simply destroy the city, they should have listened to me too and promoted the plan I prepared for 11,000 apartments with excellent transportation and accessibility solutions that include, among other things, 70 km of bike paths on the Carmel ridge, in high-quality, non-crowded construction suitable for the mountain route and without Construction monsters. The discussion is centered on destructive construction and the raking in huge sums for the benefit of those who deserve them, and this has nothing to do with planning discussion and public discussion, focusing only on corruption, harming the public and extorting private and public assets to the point of total drying up and the destruction of the city.
The Council of Change has become a real estate council. The members of the council do not differentiate between urban renewal and real estate crowding. Their apocalyptic critique is very transparent, expressing a combination of political and real estate interests. The policy document reflects a responsible professional approach, even if it has controversial points. This policy document, its initiators, and its editors deserve a more serious discussion.
I don't sympathize with Kalish, but there is logic in the decision to limit the heights. The new apartments on the beach cost almost NIS 2 million and there is no reason to allow developers multiples of 5 or 4. This is madness and creates ugly blocks of concrete. 7 floors, i.e. 6 new new apartments on a 4-story building The cost of construction is cheaper than clearing a building and certainly gives an incentive to Tama entrepreneurs (if in Kiryat this method is profitable and very popular, then why not in Haifa?), it is less suitable for housing-railway buildings and they will probably have to find another solution, but for single buildings a 3-story addition is ideal and creates impressive buildings.
A question for Samson Ido. Are we in the contest of who is the biggest city in Israel?
I have an excellent proposal that each council member can propose high-rise construction only in his neighborhood
I completely agree with the height restriction and this is first of all a concern for the residents and a concern for the city. Haifa is a beautiful city, you don't need to turn a letter into a huge block. As soon as you build higher, it will also block the view of the mountains, block the sunlight, you have to build wider and this creates stronger winds, gusty winds. This is simply abuse of someone who lives in this area.
This excuse for the wave of immigration from Ukraine and Russia is simply a cynical exploitation of the situation. Refugees and new immigrants do not buy apartments in luxury towers by the sea and it will take years until they are built. But in the neighborhoods where they will live, no one is interested in building cheap high-rise housing.
It is very sad to see how many people in the municipality chose to slander the mayor for a move that protects the residents and getting to know the residents of the neighborhood, they are very happy that they will not be built taller. Simply proves that a few of the people in the municipality are employees of the contractors and not public employees.
Those who claim to be in favor of "urban renewal" testify to the unfortunate short-sightedness of the claimants. Urban renewal does not mean building higher, but improving the existing situation, mandatory renovation of the exterior of the houses, which in Haifa suffer from a neglected appearance due to the high humidity. Renewal extends to more places and parking lots, road widening. Creating jobs in the city, repairing sidewalks, removing the pigs, increased cleanliness of the polluted sidewalks, more supervision of the level of cleanliness in the city streets, and more. Those who are in favor of building higher serve only contractors who get rich from the process.
An example of Amal's argument is the question of why they don't build very high along Sderot Moriah. Did the questioner ask himself, is there a normal road infrastructure in the area that allows this? Already today, when a delivery truck stops in Moria to unload goods, a terrible traffic jam is created, delaying traffic in the area.
So please, those charged with high-rise construction in the city must be anchored in the real situation on the ground, and not throw statements into the air.
The opposition against the city:
It seems that the opposition is a company of entrepreneurs. Perhaps because there are quite a few council members in it who are also entrepreneurs and real estate agents who want to make a fortune from the situation... and it (the opposition) really does not act out of genuine concern for the city!
Haifa is not Tel Aviv, and nothing will happen to our beautiful city if it becomes the fourth or sixth largest, but it will remain beautiful and special.
It is important that the city preserves its assets, its appearance and its uniqueness, on the transparent landscape in all directions, with its construction compatible with Mount Carmel and its slopes, considering the bay, the beach and the sea, the Kishon river park, the green magical wadis and everything that is the beauty of our city!!!
Why blame the members of the opposition, according to the suspicion it seems that some of the coalition are also connected to the initiators. In any case, everything is suspicion because you have no proof. One can only believe what Klish said at the end of the hearing from March 9.3.2021, XNUMX - where she blamed the destruction of the city because of council members who are connected to the activists. Basically you can rely on a cliché, she says that in fact the wild boars rule and she is right about that too.
A mayor is cut off from the city.
What a mistake we chose.
A 20-story building is not a curse...let it be built already, otherwise there will be no building evacuation.
May the entrepreneurs stop being interested in us! And fly out of town!
The city will grow even without them.
We need to sign with the Chinese and Moldovans and start running forward.
Up to 7 floors on the mountain slope. up to 26 in the coastal plain. And 34 in Carmel, but the distance from house to house is 60 meters.
Cliche Your chance of being elected again is slim! You are stopping all the positive developments in Haifa, as someone who lives in the beach neighborhood I see how many entrepreneurs quickly fold from the decision to build there, at the rate of your decisions there will be negative immigration and those who will stay in the city are only the pigs that you care for so well.
I personally do not appreciate Kalish Rotem. I think she was wrong in many things during her tenure, boy, however this time I fully support her decision. What is special in Haifa is the combination of the houses together with a lot of green trees and the fact that the construction is not high. Building to a height will overrun the city and it will be another city that looks like a block of concrete, not to mention the traffic jams it will create, today there are relatively no traffic jams compared to the center of the country. There are a lot of real estate people here who want to get rich and are not interested in the beauty and nature. You can make a TMA by adding just one floor to maintain and renovate the neglected houses in the same breath. It's fun to see the low houses in Nawa Shanan with respectable garden space for the building's apartments. Yes, you should put emphasis on cultivating these areas and renovating the buildings, adding a balcony, etc., but all the greenery will disappear in building higher and the higher buildings will destroy the quality of life of those who live in a lower building. That would be really irrelevant. Enough with the scraps and enough with this ugly concrete, without any beauty in construction, everything is gray and ugly just like a ghetto. This time I really support Kalish.
Complete nonsense, who will finance the cost of the one-story TMA??
Klish finished the city, finished the resident's freedom to move around the city because, refunds finished the renewal, the urban just fly away already
In Carmel, in topographical neighborhoods on the ridge, it should be limited to 5 stories above the surface of the street and sixth, seventh and eighth only on the slope of Wadi so that the pedestrian on the street will see 5 stories. When Luadi takes a look, he will see that the building is actually 8 floors. This is the right thinking. In the central streets without wadi 6 floors. Today they are building even 8. This will make monsters in the middle of the neighborhoods worse. They take a 4-story building that doesn't want to be polluted, bury it in front of 8 stories, blocking the view of the air and the sun for solar boilers. Where is the thinking here about Doretta of the future. Renewal not at any cost. The delusional thief wants 30 floors in Moria, then he will cry that he stood in traffic for an hour in Moria. Already today there are traffic jams of half an hour during rush hour, like Samson is completely blocked. It's enough for the girls in Carmel to go down to the coastal neighborhoods in hundreds of crumbling tenements.
What happens to a voucher? I thought it was a Purim joke.
Anyone who stops construction in Israel is because he has 7 apartments, and more construction means lowering real estate prices, which means he is shooting himself in the foot... Anyone who owns more than one apartment should be disqualified from making real estate decisions...
She has no chance of another term in the city, no wonder there is a rush of residents outside of Haifa. What developer would agree to build 7 floors, an unrealistic mayor, sorry we chose her. Nir Shuver If you have her mind, you have no chance of even being a council member
Building six stories high is not profitable for entrepreneurs. It means stopping the TMA. Kalish knows this very well. She probably found a workaround and in this way created a situation where there will be no one here who can build. In general, it appears that Kalish is not good for the city of Haifa. Somehow she is not successful field to promote the city. She is the champion of objections to everything. This woman is inexperienced and refuses to learn from the example of mayors who have succeeded in promoting their city.