This is a plan that defines the basic regulations for construction in the complex * The plan includes 16 thousand apartments, public, commercial, employment and hotel areas and some 365 dunams of open areas * Note that this is only an outline plan and building permits cannot be issued by virtue thereof

22.07.2020 | Uri Hudi

The Sde Dov Plan has advanced another step.  After long years of uncertainty, a long fight over the evacuation of the airport and threats by the landowners to sue, an outline was authorized today for the Sde Dov quarter.   The Chairperson of the Tel Aviv District Committee for Planning and Construction, Architect Daniela Posek signed the approval for authorization of the plan for the new urban quarter in the northwest section of the city of Tel Aviv-Jaffa.

The plan that was initiated by the Israel Land Authority includes 16,000 apartments, of which 2,400 apartments were allocated as affordable housing and 4,500 apartments were granted special designation (student dorms, protective housing, retirement homes, rental housing, etc.).  The plan also includes 500 thousand square meters for public buildings, 125 thousand square meters for commerce, 330 thousand square meters for employment space, 125 thousand square meters for hotels and 365 dunams of park and public garden areas.  The total area of the plan is 1,300 dunams.

The Planning Administration commented today:  “The Sde Dov Quarter Plan is a comprehensive plan that applies to a significant segment of the city and completes the Tel Aviv Outline Plan TA/5000, which designated the Sde Dov area as “an area for future planning”.  Its principles express a different planning spirit than that which is prevalent in the neighborhoods north of the Yarkon.  In contrast to them, the new quarter is planned as an urban quarter slated for residences, commerce, employment and hotels.  The proposed planning refers to the urban block that is delineated by the main streets as a main planning unit.  Public spaces are earmarked for its center and active and accessible commercial frontages are proposed for the main streets.”

Note that this is only an outline plan, and building permits cannot be issued by virtue thereof.  Currently, landowners will have to promote detailed plans to be authorized separately.  According to the plan, the construction in the new quarter will include diverse construction of 5 to 10 floors as well as dozens of towers (approx.. 35) of up to 40 floors.  The plan relies on an outline of streets, the primary of which is Ibn Gvirol, along which the Green Line of the Light Rail will pass.

Additionally, the Planning Administration also announced that:  “The plan outlines an appraiser’s principle that determines a relative incoming cap rate for all the landowners as a unification of rights in the outline plan.  The outline plan determines the complexes for detailed planning, where the landowners will receive their rights in each detailed plan based on the relative value set by the outline plan.”

Just recently, the Tel Aviv Municipality authorized a new and limited parking policy and this plan also sets limited parking rules, due to the light rail (the Green Line) that will pass through the plan.  The plan sets a reduced and progressive parking standard in order to significantly reduce the use of private cars.

Tel Aviv District Planner of the Planning Administration, Chava Ehrlich-Roginsky noted that:  “The authorization process for the Sde Dov Plan has presented the Planning Office with planning and process challenges that require great attention and thought.  We are happy that we have succeeded in balancing the urgent need to promote optimal planning for many apartments, without compromising on quality and while offering a solution to all the objections and oppositions that arose during the process.”

Adv. Yossi Moseri, who represents dozens of dunams owned by the landowners in the complex explains that this is validation of the plan that was authorized a few months ago and explains its significance:  “Following the validation, the Tel Aviv Municipality will begin to charge improvement levies, because it is a valid plan.  Pursuant to the objections of the various landowners, including those I represent, the District Committee accepted the principle whereby the incoming and outgoing cap rate must be set for all landowners and a distinction must be made between the three complexes in the manner that sets an organized key for the different complexes.  The difference between the complexes stems from the geographic differences between each of the complexes (proximity to the sea) and from the fact that the complexes will apparently not be built at the same time.”  Adv. Moseri adds that another part of the plan is being promoted by the Planning Committee for Preferred Housing Complexes:  “The State of Israel, through the Israel Land Authority, has submitted a plan to the Planning Committee for Preferred Housing Complexes (PCPHC) that refers to Complex no. 1 and as it is a PCPHC complex it includes, in reference to that complex, provisions of the detailed plan that determines the reparcelization.  Consequently, this complex will soon begin construction.”

Tel Aviv District Planner, Gili Tessler at the Israel Land Authority also referred to the authorized plan and said:  “This is a national plan that was promoted by the Israel Land Authority and it is vitally important to the urban continuum.  Tel Aviv’s business district continues to promote the detailed planning with a professional and forward thinking outlook and due to the importance of this plan to the economy and society.  I am certain that shortly we will be able to deposit the remaining detailed plans and promote the project on this area which will lead to a change that will benefit the public and the city.”

Adv. Miriam Donin Shoob, partner at Hamburger Evron & Co., has been accompanying the plan for years and now notes that with the authorization of the plan, the landowners must take an important issue into account:  “Note that from the day of the announcement (today), there are 15 days until it is put into force.  From the moment the plan is put into force, there will be large sums of improvement levies.  This means that if someone is thinking of realizing his rights, he has a two week window to do so.  The improvement levies are expected to be hundreds of thousands of shekels and I remember that for the 3700 Plan (the adjacent  complex),the market was shocked by the sums.   The improvement levies will be issued during the realization – either during the construction or in the first sales transaction.  There will be negotiations regarding the size of the levy.  Whoever is not planning to build and wishes to realize his rights, now is the time.”  Adv. Donin continues:  “”Whoever wants to ensure his rights, must remember that this is saturated construction; and consequently, he must amalgamate with others so as not to find himself in a situation that a landowner receives rights in a certain lot and is exposed to a partnership dissolution proceeding, because this is a complex with many owners.”