Hadar Horesh, themarker.com
Urban renewal programs to thousands of apartments were recently arrested in Netanya, following the decision to change the municipal policy. Until six months ago, writing Netanya Municipality of policy entrepreneurs large apartment building area of 95 square meters at least, with the aim of attracting city-based populations, and prevent the construction of relatively cheap apartments - may become distressed neighborhoods.
Urban Renewal entrepreneurs operating in the city in accordance with the stated policy, assured tenants of apartments of 110-120 sq.m. territories, and in any event not less than the minimum area prescribed by the municipality. Meaning promises was in many cases doubling of housing area, or at least an additional area of tens of percent, in exchange consent to demolish the apartments and construction of a new neighborhood.
In June this year, with the advent of the new city engineer Erez Tal, the municipality decided to implement a new policy was formulated before the advent of Tal position, permitting and even encouraging the construction of small apartments. According to the new policy, the minimum building space in the city will drop sharply to 60 square meters and the maximum additional housing area urban renewal program will be 12 square meters.
Reduce investment in infrastructure
Netanya municipality's decision not exceptional compared to other cities outlining received at the center, led by Tel Aviv: a small apartment in the center has long is not cheap and is not affiliated with the tenement. Urban lifestyle has changed, and the demand for small apartments 2-3 room Goa-based populations, which maintain small households.
Local authorities believed that the change will result in a decrease plus dwellings required to carry out urban renewal programs: when the developer is required for landowners to build smaller apartments, it can make do with a small addition of apartments to ensure profitability. Reducing extra apartment is in the interests of the local authority, which wants to save as much as possible the required infrastructure investment costs due to the increase in population.
But while other cities have been applied to the new rules for the new programs, the Netanya municipality decided to apply the new rules on some of the plans submitted for approval before the new rules were accepted. According to the official decision, the plan is not yet reached City Hall policy change to get approval under "exceptional", but in practice, the Netanya municipality does not approve them.
Netanya is leading in the field of urban renewal, and all these programs to be implemented over five years or discussed previously approved by the municipality. This means that the policy change would not be a practical significance for the foreseeable future. According to estimates, the Engineering Administration of Netanya municipality reached urban renewal plans to build about 22 thousand apartments, and more than 5,000 owners of old apartments do have plans, expect new and spacious apartments under the program.
Following the decision, the entrepreneurs were involved in urban renewal projects in Netanya to work to convince the municipality to apply the decisions on the new programs only, in which developers can offer residents the extension of the revised policy tailored to the municipality. Talks between the parties took place under the radar, from the experience of the developers did not harm the relationship they have with felt municipality.
But tenants, who have realized that their hopes to win new apartments and upgraded will not be realized in the foreseeable future, the municipality decided to appeal against the Administrative Affairs Court in Ramle. The petition was filed on behalf of Aaron Tal, a member of the tenants' representative compound Cook Borocob-hrb urban renewal in the city center, Attorney Ruben Franco, specializing in real estate and urban renewal.
The petition was accompanied Respondent against their will, the three companies operating in the field of urban renewal in Netanya, have signed agreements with about 1,000 landlords: HY company owned by the scenery beautiful hardy entrepreneur Isaac Teshuva; Civil engineering groupie company owned by Amir Rhlbski; And benign company controlled by residential and building the Shapiro family. This move was made in hopes of petitioners Scsizomno representatives of the Court, they will have to give details, and perhaps even the professional Their opinion, the municipality's conduct retroactive application of the new policy.
Kafkaesque inexplicable procrastination
The petitioner, Aaron Tal, says he represents a largely disadvantaged populations, including the elderly and disabled, waiting for 15 years renewal project - their only hope to escape the plight of living in which they find themselves. 257 apartments in the project should be destroyed and replaced, according to the plan submitted, will be built 634 new apartments. Urban renewal plan submitted by the developers and tenants and approved by the municipality, determined the size of the new apartments will be 120 square meters on average, and the minimum area is 95 sqm.
Following the regional committee discussions, it became clear that since the number of new apartments being constructed in the project is not high enough, there is no economic viability. To convince entrepreneurs to enter the commission decided to implement Regional Planning to increase the number of apartments to -992, which is a ratio of 4.2 new apartments each apartment is destroyed. New homes were to be an area of 95 160 square meters. In February 2015, the Subcommittee approved design and construction in the municipality program and transferred it to the approval of the regional committee, after all preconditions fulfilled, according to the tenants.
Following an amendment to Law 101, passed to the municipality the powers to approve programs held by the regional committee, asked then-city engineer Avner Ackerman returned to the treatment program, in order to examine other alternatives. Henceforth describes Kafkaesque claim unexplained delays in completing the approval procedures of the program, after having discussed in detail and approved the municipality. In one letter argues that the city engineer deliberations program delayed due to lack of funds. According to the municipality, Urban Renewal Authority Housing Ministry committed to finance 70% of the costs of treatment permits.
After a prolonged period of uncertainty announced in early September that the city engineer Tal program approved under the new restrictions, under which building additions shall not be permitted beyond the 12 square meters, and the minimum size of the apartment will be reduced to 60 square meters.
"Past programs have no binding status"
Netanya municipality said in response: "Due to reduce the impact significant vacant areas in the city, it became necessary for the renewal informed direction of the city center veteran. During the work it became clear municipality needing a significant increase of housing units in the city center. Here comes the professional staff recognition that has enabled many buildings as possible to enjoy innovating, while preserving the principle of distributive justice. the policy is intended to limit the consideration of regeneration projects and thereby reduce the economic burden on the developer and allow the feasibility of urban renewal projects.
In accordance with law, approval of the program requires an organized process that includes a decision on the plan's deposit, hearing and deciding which objections - which has not been done regarding all programs. The argument advancement of the various programs started long time ago and that the investment of funds, it can not override the importance of comprehensive planning, and there is no room to provide a meeting held previously binding status of the local committee's decision. This issue order is received beyond that plans have already been discussed by the local committee extended format under the old policy, will be promoted in this way.
"The numbers that appear in the article speak for themselves, because the city cannot bear the burden of infrastructural Addendum to tens of thousands of housing units, relying on the existing infrastructure. Hence the numbers only accentuate the need for the restriction of programs offered."