Main Aspects of Plan for Tel Aviv 3rd Quarter Will Enable Construction of 8,000 New Apartments through TAMA 38
The Tel Aviv District Committee for Planning and Construction recently gave final approval for the Tel Aviv 3rd Quarter Plan, making possible the construction of 8,000 new residential units. The road to the plan’s final approval, a plan prepared in accordance with section 23 of TAMA 38, was long and filled with obstacles.
The plan applies to residential buildings in the city center intended for dwelling and not designated for preservation through other plans. The bounds of the plan are HaYarkon Street to the west; the streets Bograshov, Ben Tzion and Marmorek to the south; Ibn Gabirol Street to the east; and the Yarkon River to the north.
Since a significant portion of the 3rd quarter includes areas designated for preservation and a UNESCO world heritage site, most of the construction in the area within the quarter is expected to be low. In terms of TAMA 38, there is a preference in this quarter for projects that include reinforcement and additional construction over demolition and reconstruction.
The Goals of the Plan:
- Encouraging urban renewal in the city center, while preserving the characteristics of the current fabric, by setting a binding framework for building rights within the quarter.
- Embedding construction principles in accordance with the UNESCO declaration for preserving the unique urban and architectural ideals in the area.
- Reinforcing structures against earthquakes in accordance with the principles set forth in TAMA 38, while fitting them to the quarter’s urban fabric.
- Simplification of the licensing and information procedures by creating a network of building rights, including for new construction and for construction additions, which will replace previous plans.
The Main Provisions:
The main provision is to establish a network of building rights for new buildings according to the size and location of the lot in the urban context. The construction rights are gross areas and their exercise is contingent upon meeting the permitted structure lines and number of stories. Building rights that cannot be exercised through the permitted building provisions included in this plan will be rescinded.
Outside of the UNESCO declaration area – north of Arlozorov Street:
- On Dizengoff and Ben Yehuda Streets – Construction is permitted at a height not to exceed seven stories and a partial roof story (including a commercial level).
- On remaining streets – Construction is permitted at a height not to exceed six stories and a partial roof story (including a ground level or a pillar level.)
Within the UNESCO declaration area – south of Arlozorov Street:
- On Dizengoff and Ben Yehuda Streets – Construction is permitted at a height not to exceed six stories and a partial roof story (including a ground level, a pillar level, or a commercial level.)
- On King George and Bograshov Streets – For lots for commercial use in accordance with the primary plan, construction is permitted at a height not to exceed five stories and a partial roof story (including a ground level, a pillar level, or a commercial level.)
- On lots whose area size is greater than 500 square meters, as well as for all the lots on Arlozorov and HaYarkon Streets, construction is permitted at a height not to exceed six stories and a partial roof story (including a ground level or a pillar level.)
- On lots smaller than 500 square meters, construction is permitted at a height not to exceed five stories and a partial roof story (including a ground level or a pillar level.)
- Exceeding such heights shall constitute a material departure from the plan.
The building rights and building provisions will be established in regard to the additional construction for existing buildings in accordance with the building’s location within the urban context and in accordance with the need to reinforce the building against earthquakes. The network of rights includes provisions for additions on rooftops, plazas, and enclosures of pillar levels.
For buildings granted building permits by 1.1.1980:
On Dizengoff and Ben Yehuda Streets, on lots for commercial use in accordance with the primary plan:
- Outside of the UNESCO declaration area – For buildings of up to two stories, supplemental construction up to five stories and a partial roof story is permitted. For buildings of three stories or more, supplemental construction up to seven stories and a partial roof story is permitted.
- Within the UNESCO declaration area – For buildings of up to two stories, supplemental construction up to five stories and a partial roof story is permitted. For buildings of three stories or more, supplemental construction up to six stories and a partial roof story is permitted.