plan and drawing instructions (lesson 2) Flashcards
How did the plan and drawing instructions change in 2006?
Since 2006, each program has verbal and scripted program instructions in the construction plan.
The blueprint, in the area of the blue line that marks the boundaries of the plan, marks the designations of the land in color.
For example, yellow is used for residences, green for a park, purple for offices and so on.
What happens if the instructions of the plan and blueprint are not in harmony/contradicting?
If there is a contradiction between the plan and blueprint, usually a court will determine that the provisions of the plan are decisive.
For example: land that was intended for a semi-agricultural area and later changed its designation to residential. In the map it was marked as residential and according to the instructions of the plan it was semi-agricultural. This affects the amount of the improvement levy that will be paid on the land. The court ruled that the written instructions in the plan are decisive, therefore the owner of the land must be obliged to make the full improvement.
What is the ruling of Kalka?
The property right of every human is subject to the building restrictions, so was the ruling of Kalka, who had a plot of land in Ramat Hasharon. What is not explicitly stated in the instructions of the plan is forbidden.
The plan’s instructions did not say that it was forbidden to build two basements, so he started building and the District Committee said that under no circumstances could he do it because it was not written in detail. And indeed the court said that what is not written in detail is forbidden, and it canceled the cellars for him. Since then the ruling has also gotten worse and it is said that anything that is not explicitly stated in the instructions of the program is prohibited.
What are building rights?
Building rights - each lot has building rights given in percentages. If you have a plot of 1000 meters and 300 meters were taken away from you in favor of the road, the road is not yours. And even if you have 100% rights to the lot, you will only be able to build 700 meters at most.
What are service areas versus main areas?
Main area = essence of use. In residential buildings the main area is for living, but in a building that is a parking lot the main area is a parking lot.
Service areas cannot be converted to main areas if they do not comply with the regulations of that main area.
For example, a main residential area must be at least 2.50 m high, and service warehouses are usually 2.20 m high. Therefore, until a warehouse is not 2.50 high, it cannot be used as a main living area.
What are building/construction lines?
Building line/ construction lines - a line that separates the edge of the property boundary to the point where you can start building.
- Construction is prohibited between the building line and the edge of the property boundary.
- The lines of the building are determined in the plan.
- Building lines can help the authority create a percolation zone of surface runoff or planting.
What is the area of the lot?
The area of the lot - a unit of land determined in the plan (a dunam)
What is building density?
Building density - ratio of housing units per dunam (how many housing units can be built in relation to the plot area per dunam)
What is a cover?
Cover - how much the construction can cover the lot (in percentages)
What is Rahak (רח”ק) and where is it only relevant?
Rahak = “floor parts land”.
It defines the building areas in each lot
An example of this is Rahak 4 which is the ratio between the area of the lot and the allowed construction areas - 4:1. This means that on a plot of 1,000 square meters you can build 4,000 square meters above ground. It is only relevant in Tel Aviv.
