What is the statutory status in Complex Hameyasdim, Ness Ziona?
The Founders Complex is designated under the regional plan TAMAM 37/21/3 as an area for urban development intended for expansion and rezoning.
On July 11, 2022, Plan TATL/101A was approved, stipulating that Metro Station No. 31 will be located adjacent to the complex as part of the southern section of the metro system route, which is the planned underground railway for the Tel Aviv Metropolitan Area.
In Government Decision No. 1367, dated February 1, 2024, the Founders Complex was declared a preferred housing area. The decision specified that the complex spans 516 dunams and will include 7,000 housing units, in addition to 300,000 square meters of commercial and employment spaces. The designation as a preferred housing area means that the National Committee for Planning and Building of Preferred Housing Complexes (VATMAL) will promote the plan for the complex, significantly increasing the likelihood of shortening the planning and approval timelines.
It is noteworthy that the declaration of the complex as a VATMAL site faced opposition from the Ness Ziona Municipality and Mayor Shmuel Boxer, who criticized the decision. He argued that the complex cannot be advanced without a comprehensive master plan for the city and that the scope of housing units in the complex does not align with the city’s character.
The declaration of complex Hameyasdim Ness Ziona as a preferred housing area
The TAMA 70 plan, currently under preparation and expected to be approved in 2025, defines the scope of development along the metro route. According to the plan’s schematic map, the Founders Complex is designated as Complex 44 for development. The minimum building capacity in the complex is projected to be an FAR (floor area ratio) of 6 in the first ring (the area adjacent to the planned metro station within the complex) and an FAR of 5 in the second ring. The area is primarily designated for residential use, with a smaller portion allocated for employment purposes.
This means that building rights in the complex will not fall below 600% above-ground construction (main + service areas) in the first ring, calculated based on the land area after deductions for public needs. Similarly, in the second ring, building rights will not fall below 500% above-ground construction after such deductions.
To the schematic map of TAMA 70 for the complex Hameyasdim Ness Ziona(Complex 44 in the map)
Management Agreements in the complex Hameyasdim Ness Ziona
It should be noted that some of the plots in the complex are subject to management agreements. These agreements stipulate that the management company will work to rezone the complex in exchange for relatively high initiation fees to be paid upon the approval of the plan in the complex. The agreements also grant the management company the right of first refusal in the event of a sale of the land to a third party.
Therefore, prior to any transaction in the complex, we recommend checking whether the plot is subject to a management agreement and, if so, reviewing the agreement to understand its restrictions and costs.
An example of this occurred in December 2023, when it was reported that businessman Hanan Mor obtained an injunction against a transaction involving the sale of 14 dunams in the complex owned by Nochi Dankner to the Marathon Fund.
However, on December 5, 2024, the Supreme Court rejected a request for leave to appeal by the Hanan Mor Group against a district court decision not to issue an injunction regarding a land sale in the complex. This land was subject to a management agreement between the Hanan Mor Group and the landowners (Civil Appeal 8567-08-24, Hanan Mor Investments 2006 Ltd. v. Irit Yochanoff).
Which lots are included at Hameyasdim, Ness Ziona?
Lot 3852- Parceles included in full: 59, 61, 3, 55, 5-9, 11-18, 44, 46, 28, 30, 31. 67-70, 51, 32, 34, 53, 55, 39. Parceled included in part: 19, 45, 26.
Lot 3849 – Parceles included in part: 4.
Lot 3751 – Parceles included in full: 161, 162, 170, 171, 180, 181, 172, 163-168, 183, 169. Parceles included in part:3.
