The recently published urban renewal report shows that in 2021 the municipality of Haifa did not approve any urban renewal plan through taxation (entrepreneurs).
What is a taxation route and what are the benefits it provides?
(Explanation from the government website for urban renewal)
Apartment owners or entrepreneurs, who wish to promote a eviction and construction project on their own, can apply to the Governmental Authority for Urban Renewal for the purpose of declaring a complex as a complex for eviction and construction under a taxation route.
A taxation route operates by virtue of the Urban Renewal Authority Law, 2016. Its purpose is to incentivize processes of urban renewal carried out through the private market only.
The municipality of Haifa announced that it is a leader in urban renewal, but the plans for taxation have not matured into the granting of building permits
The report contains a table with the 10 cities that approved the most eviction and construction plans in 2021. Haifa does not appear among these 10 cities. This somewhat contradicts recent publications by Mayor Dr. Einat Kalish Rotem in which she claims that Haifa is a leader in urban renewal projects against The other cities in the country. The question is whether the beginnings of construction and the projects of urban renewal to which Kalish Rotem is directed are projects that have been approved since she became mayor.
Council member Adv. Sharit Golan Steinberg referred to the data on social media and asked the readers if they know that in 2021 not a single building permit was issued for an urban renewal project in Haifa?
Sarit Golan:
"This embarrassing figure is a certificate of poverty for the head of the municipality and the one who took care to brag about the data of the Authority for Urban Renewal while using the data manipulatively. This week, not by chance, the mayor's proposal for improvement levy rates throughout the city was brought up for discussion. Surprisingly, in some neighborhoods and projects the mayor asked to impose 50% The improvement levy, which can kill the feasibility of these projects. Our proposal is to grant an exemption from the improvement levy in urban renewal plans (evacuation and construction) throughout the city, with the exception of the Carmel Ridge neighborhoods, and it was accepted. And I emphasize - the exemption does not apply to regular plans or requests under TAMA 38 But projects of construction evacuation complexes that received approval from the Urban Renewal Authority.
Why did we take such a step? Our role is to encourage urban renewal processes in any way. More to do and less to complain about. The more projects are promoted, the more money there will be: from paving levies, development fees, from land levies (didn't the mind engineers on the mayor's mission tell you that entrepreneurs pay countless fees in addition to the improvement levy) that will enable proper regional renewal with a quality of urban life. Investing in proper planning will ensure this and even make it possible to assign public tasks in urban renewal complexes to the developer (and thus avoid repeating the grave mistakes made at Remez levels). Most of the city's neighborhoods yearn for urban renewal. We are talking about buildings that have received an order for a dangerous building. And despite this, not only have urban renewal complexes not been promoted in the form of actual issuing of permits, the mayor wants to impose high rates of improvement levies and this is exactly the way to block plans for urban renewal and we will not allow it."
"It is important to understand that a city like Jerusalem allows itself to grant an exemption from improvement taxes in neighborhoods where apartments are sold for NIS 24,000 per square meter, so of course we must grant an exemption in places where apartments are sold for less than NIS 20,000 per square meter, which is in most of the city's neighborhoods with the exception of the Carmel Ridge We wish to promote plans for urban renewal in the coastal neighborhoods, in Kiryat Haim, in Hadar. We need to do this correctly and ensure in every way that the plans are implemented as soon as possible. It is time for the mayor to stop sticking sticks in the wheels of the city's development while she is proud of the fact that she gave permits pursuant to TAMA 38, The permits that destroyed the city and did not contribute to its development."
So much for Sarit Golan's words.
Klish works on presentations
It should be noted that before the October 2018 elections, Kalish Rotem distributed her platform throughout the city, which included the urban renewal of the coastal neighborhoods. She claimed that there is room for mixing uses, when doing construction evacuation projects in neighborhoods like Neve David, Bat Galim, Kiryat Eliezer and Kiryat Haim. Even after the election for mayor, she sat with her professional team day and night and worked on presentations, which determined what the height of the buildings would be, which would be possible to raise in Tamaot projects all over the city.
Klish repeatedly explained that the urban renewal will actually allow us to rebuild the neighborhoods, introduce green corners, make sure that there will be shops and cafes under residences, and the neighborhoods will be an attractive place for families and not just places to stay.
"The levers come from approvals, given during the Yahav period"
Council members and residents we talked to claim that in the last 3 years no construction has started. The cranes that you see in the city, in the Pershkovsky project on Baneva Shanan Street or on Klibanov Street, come from approvals given during the Yahav period. The same is true for the Europe Tower at Shaar Aliya, which will soon be occupied and for the construction evacuation projects in Neve David.
Crumbling houses become dangerous buildings
In recent months, many residents in the neighborhoods of Neve Yosef, Shaprintak, Shaar Aliya, Kiryat Eliezer and Neve Shanan have received letters from the engineering director demanding that things be fixed in the building, as the buildings are currently unsafe. The residents were indignant, since an inspection revealed that sometimes tens of thousands of shekels were spent on each building for the renovation and for the engineer, who is supposed to confirm that everything in the building is in order after the renovation. The residents claimed that some of the buildings are on the way to eviction, so there is no point in repairing them before they are demolished. And yet the municipality insisted on seeing the repairs and not approving the urban renewal.
No response was given from the Haifa municipality
For your reference - the report of the Governmental Authority for Urban Renewal - 2021 summary.
On page 81 you will find the building permits by city in Israel (0 in Haifa)
The Baba Hillel Silver trains are dangerous buildings. The municipality's failure to rehabilitate them can have a devastating result.
We fell head over heels for girls in multiples of 5?? Introduce yourself and from what position are you speaking? As residents of the coastal neighborhoods, we strongly oppose these crazy and unjustified multipliers that will enrich entrepreneurs and the tenants will live here in buildings of 25 floors and 8 apartments on each floor like in the darkest places in the world. It is possible to approve the construction and addition of 3 floors, which will not work for us as it is not economically feasible, we see in the Kiryats at a lower price per meter that hundreds of entrepreneurs jump on any such building that has received a construction permit for the addition of 3 floors and 6 apartments. Why? Because it simply pays for them and the financial expenditure is low in relation to the changes from the prices of the new apartments. It is true that this is not a suitable solution for housing estates (trains), but only for the small buildings, and the housing estates need to find another solution. But woe betide our neighborhoods if they approve every request with multipliers of 5 times as for example in the exit Europe 4
There is no economic viability without a multiplier of 5, especially with the levies. If you object, then you will sit in your crumbling housing estate for another 30 years, and if there is an earthquake and the building collapses, you will protest against the evil municipality that did not give the contractors the multiplier for building evacuation??
Wake up, these neighborhoods are not wanted by any contractor. They went to the Carmel Castle a long time ago, look what they built there in 5 years... Now they accept to build the continuation of Nav Peres until 2030. Then in 2030 when they finish the expansion of Nav Peres to the south and the rowers, there will be Lincoln slopes or Gural Hill. In short, the beach neighborhoods are going to dream of eviction from construction in another 30-40 years. they don't understand And if they object, then let them not complain later that contractors do not clear construction in the old coastal neighborhoods of Haifa. Because they have no reason
The master plans presented by Klish for the West Coast neighborhoods and the Neve Sha'anan are devoid of vision, and devoid of the financial capacity for eviction and construction multipliers that are needed to implement projects in neighborhoods where the price per square meter is tens of percent lower than the Carmel Ridge. Therefore, everything is stuck. Go out and check which multipliers few projects are implemented The construction in Haifa: 1:5, 1:4.5, 1:6, 1:5.5... (Barel, Exodus of Europe, Neve David, etc.).
This while even in south Tel Aviv it is possible to make multipliers of 1:2.75, 1:3.
The result is that the plans of Prof. Irit Netanyahu, Kalish's friend who also agreed to prepare them without a proper and orderly tender, include multipliers as if they were in Tel Aviv. Some of them offer density along the lines of Habiva Reich, as if we haven't learned from our mistakes. They do not combine enough commerce and offices to mix uses, and do not allow construction to the height or mass of construction necessary to reach the necessary multipliers. Games it seems to me, with shapes and drawings, simulations and good intentions.
In this way, there will be no urban renewal for another 20 years in most of these neighborhoods. Entrepreneurs will be paid to build Banaut Peres 1nd 7rd XNUMXth, and the Carmel Castle and Kiryat there will also receive multipliers of XNUMX:XNUMX the main thing is that they come.
Rethinking is required to say the least about everything that has been approved as master plans. Increasing multipliers. Raising buildings to a height of 30 stories or more to clear areas for public buildings and parks and also to reach the necessary multipliers. Creating an outline of construction and evacuation, obtaining land for construction before demolishing the existing one so that it pays off more for entrepreneurs. more and more. The sheet will be shortened from detailing the dozens of corrections required in each master plan. Until then, everything will sit in the drawers and maybe that is the goal from the beginning
Building towers = changing the fabric of the neighborhood is horrible
Even in Tel Aviv they already understood that building towers is really not true and today they are building buildings of 7-8 stories maximum.
It is enough to destroy the neighborhoods by the greed of the entrepreneurs who only see money.
what next Those who launch in the towers will suffer.
Klish stopped this crazy construction and today everything is done with planning and wisdom.
Happy holiday to the mayor of our city, dear Kalish.
Klish is a heroine in that she stopped the destructive construction
The construction of the towers in the neighborhoods instead of the railway buildings is a cry for generations
In Shaprintsk they built towers and destroyed the view to the sea
And all for the sake of money and profit for the entrepreneur and his associates
Woman of Valor!
In my opinion, the reading public cannot understand from this article how dismal Haifa's situation is in the field of urban renewal. Both the fault of Kalish and the fault of Sharit Golan and some of the members of the city council who think only of the good of the contractors and to hell with the good of the city and its residents. So here is a brief explanation: in the previous term, several urban renewal programs progressed both in Neve David and especially in Kiryat Eliezer and Kiryat Haim. Like everything that happened before the arrival of the "Light of the Generations" Dr. Einat Kalish, she made sure to stop every plan that started before she was appointed, just because she did not sign it. In Neve David and Sha'ar Aliya they managed to build the first few individual buildings that will soon be inhabited, and I will surprise you with the projects that "The municipality received, as it should, an improvement levy. Klish couldn't stop that. But she simply stopped all the other projects that were in an advanced stage, of course with the help of the members of her coalition, which at the time also included Sharit Golan, Etzioni, and Feingold, who today boast of "an important decision to promote urban renewal in the city"... if the projects had continued to progress they would have already been today Towards their end.
Regarding the improvement levy:
A. Don't worry, just like all over the country and in Haifa, projects like this have been built with the improvement levy, so there will be enough contractors who want to build buildings similar to those that were built only recently in the neighborhoods of West Haifa, despite the levy.
on. Precisely without the improvement levy, there is no chance of promoting a renewal project, because where will the money come from to finance the expensive urban infrastructures that are needed on the side of this urban renewal? And we are talking about hundreds of millions of shekels that we have to pay through property tax and the depleted municipal fund. In Nesher, in Tirat HaCarmel, in Kiryat, you will not find council members who will make such an illogical decision! The municipality will not stand by this because of the foolish decision of the members of the Shitioi Council, who indeed deceive the public and do not explain that in fact the municipality will be forced to block these projects due to the lack of a budget to finance the many infrastructures (sewer, water , electricity, roads, sidewalks, trash cans, and public buildings necessary to accommodate students, milk drops, etc.)...so who will finance it? Maybe the contractors will volunteer....?
But what wouldn't Sarit Golan and her gang do for PR? In this they are not that different from Klish and its people...
Kalish promised in the leaflets before the elections that she would promote the coastal neighborhoods for the evacuation and construction project. Unfortunately, words are different from actions. Aten Gogma in complex 16 in King Solomon there are 135 apartments. 135 years ago we started the process. We established a representative office and signed apartment owners. We chose a contractor. D who represents us. We are stuck and nothing is moving because of the mayor of Klish. Instead of helping us, she brags that she is in the first place in evacuating buildings. Stop being us. When can we demolish the buildings to get new houses. Apparently you are not interested. Give your place and give it to Lemi who can to do something for the residents.
The engineering department urgently needs urban renewal, and so does the entire municipality.
Alas for us who brag about the dream project at the exit of Europe 4 in the picture, they took 2 buildings of about 30 apartments and approved 124 or 126 apartments there! Exchanges of 6 times the units, really crazy! As a tenant who lives nearby, I am afraid that the pressure of tenants and especially of entrepreneurs will lead to more buildings and multiples of this type. All of a sudden the tenants in the various groups are building and encouraging us to put pressure on the municipality. So I personally and surely others like me want renewal, but not in these crazy multipliers that will bring terrible density and harm our quality of life. of 4-2 floors with 7-6 additional floors. And they won't work on us that it's not economically feasible, we can see that in Kiryat at prices lower than Haifa the Tama is in great demand from developers and buildings there are popping up like mushrooms after the rain. So maybe my opinion is less popular than most of the tenants who see In the evacuation of a building one also realizes a financial profit and some of the buildings are also railway buildings that need a different solution and not a perfect one, but I think that for the sake of the quality of life it is necessary to build responsibly and not turn the coastal neighborhoods into buildings like in Bombay or Eastern Europe with a thousand tenants in a building. This is neither true nor wise in the long run will evict tenants.
Not only on this route no permits were encountered. No permit was received in any route...
The engineering department in the municipality is desolate...the licensing department is not functioning...
You can't get permits!!!!
To the heart's content, why does the municipality call "urban renewal" in what was once considered green quality neighborhoods, everywhere else it is called "neighborhood destruction", instead of maintaining the quality of life, building after building have turned into blocks of buildings at zero distance from each other, sitting in parking lots at best with two Three plants at the entrance!
In Tel Aviv, which has serious problems with rainwater drainage, underground parking is required while leaving green facades!!! And the spaces between the houses are determined by their height! In Haifa, most of its quality neighborhoods are built on the mountain, all the buildings are allowed to park around the lot, nothing green, only ugly concrete surfaces! Instead of one exit from the parking lot under the building, often the entire front is used for exiting cars, convenient for drivers But it's dangerous for pedestrians! Especially children and old people! And the spaces between the houses have become minimal!!, not to mention the crazy traffic congestion in the narrow streets of the old neighborhoods!!
Thank you very much for destroying the quality of life!! Residents of Haifa looking for quality of life - run away!!!
and thank you
Attorney Sharit Golan Steinberg Pride and honor! One of the most caring, diligent, smart and investing members of the council. If a fraction of that was at the head of the municipality, then our situation would be completely different. I'm definitely waiting Sharit!
Dear Nechama, you know that Ms. Sarit Golan Steinberg promotes destructive projects of terrible density - slums - for irrelevant reasons and refuses to hear the opinions of others on these matters. Do you know that Mrs. Golan Steinberg is working to harm the residents of Carmelia in the most severe way and refuses to deal with her actions and with claims against her actions and with applicable solutions to settle the failures and omissions? It's a shame, but that's the way it is.
From trash to trash, we thought we were changing the mayor, it would be better, we were fooled, she asked us when the elections would be, I think she is Mrs. Klish waiting for an earthquake and then there will be a construction evacuation
She is not a lady. She is a rag
They came up with grandiose master plans, they shared that they are focusing on renewing neighborhoods and less on planning new neighborhoods, developers have signed up most tenants in many neighborhoods, everything is as it should be, but overall, as noted here, nothing is really happening. At the current land prices, you no longer need multiples of 5 to be financially viable and that's more More makes life easier for the planning commissions (who at least don't mind approving overcrowding and overloading infrastructure), so why is nothing really moving in Haifa in this area of urban renewal? Embarrassing. Binui, this is very specific and only reinforces the failure of the Haifa municipality for generations...a resounding failure of all the mayors in this city
In leaving Europe, everything was bribery and threats against the authorities, otherwise it wouldn't have happened
Dreamed in this city. Failure after failure! The residents of the municipality should wake up and shorten approval times. It's not that hard. It is possible, if you work seriously and consistently, to achieve quick results even within a year. Only if you want!!!! There are good entrepreneurs whose tenants are already signed. Give them a hand so that the city will flourish. Just work a little faster.... devote a little more time and energy to each project... another cup of coffee a day and everything will move. Let's see you accept the challenge!!!!!
In most cases these are construction monsters that create slums and only enrich those who need to be enriched. Haifa is facing a transportation collapse and infrastructure collapse and still the "righteous" are fighting over more and more construction monsters that harm man and the environment.