Weekly Update 37

May 16, 2025

Hello everyone,

This newsletter will focus on real estate in Zichron Ya’acov—how to turn a 1.4-dunam plot into a gold mine. The story I’ll share here is about a small plot, one of many in Zichron Ya’acov, but it illustrates how the “shakshuka” or “salami” method works when it comes to real estate in Zichron Ya’acov. Oh—and this plot is adjacent to the Dorot project complex, so it could have implications for the entire Dorot project. That’s another reason I chose to focus on it.

The story of a plot that, through the “salami” and “shakshuka” methods, turns into a golden egg:

The 1.4-dunam plot is located on HaZayit Street in the Yaakov neighborhood, near the Dorot complex, Block 11316, Parcel 54. The plot was owned by the MAL”T (Center for Torah Education), managed by Rabbi Rafi Manat, a key figure in the ultra-Orthodox community. The lot was sold to a well-known local entrepreneur and businessman—the company Adi Car, owned by Adi Amrani, who also owns Bistro de Carmel. This is a legitimate real estate transaction.

According to the zoning rights for this lot until 2019, it was designated as Residential Zone B, allowing for the construction of 8 housing units (at a rate of 6 units per dunam), as well as zoning for a kindergarten. And here begins our story, following a method similar to the “salami” and “shakshuka” tactics

In approximately 2019, Plan No. 0761973 353 was submitted. Its purpose was to increase the number of housing units, change zoning rights, reduce building lines, cancel the designation for a kindergarten, and allow for increased building height. In other words, an increase to 8 units per dunam or more and an expansion of rights, including changes to building lines and a height of up to 18 meters. The developer’s representative, as recorded in the minutes of the District Committee’s discussions during those years, was Attorney Eli Abutbul, currently the head of the council (as recorded in the minutes of the District Committee’s subcommittee meeting, discussion dated December 4, 2019).

The previous council plenary, headed by Ziv Deshe, opposed the plan. In accordance with the council’s legal advisor’s directive, the council approved, by a majority vote of its members at the meeting on June 16, 2020, the submission of an objection to the proposed plan. Only three council members voted against submitting the objection—Zila Reshef (currently Deputy Council Chair) and members of her party.

It is important to note that both the Regional Committee and the Council opposed this plan in 2019, primarily on the grounds that the objection process for the master plan had not yet been completed at that time. The District Committee did not accept the developer’s request to increase the height and approved rights for 8.5 units per dunam—that is, on 1.4 dunams—and the plan was approved for 12 housing units; furthermore, the requirement to build a kindergarten on the ground floor was not waived. The District Committee’s main argument was that this plot is designated in the master plan as part of the Dorot complex, where 8 units per dunam are permitted, and that it is consistent with the character of the surrounding area.

And here we come to an attempt to proceed using the “shakshuka and salami” method

In December 2024—Abutbul had been serving as council head for about nine months. The council representatives on the regional committee had changed: Eli Abutbul and Itzik Elbaz replaced Ziv Deshe and Amos Cohen. Then, at the Regional Committee’s 975th meeting, the developer submits a new plan with the new number 353-1345271 for the same complex (a plan under district authority). It is unclear why a new plan was submitted, as it is no longer associated with Abutbul, who has since changed roles.

What is astonishing is that the developer, whose previous plan to increase his rights was not approved by the district authority, is now asking for even more than in the previous plan. Logically, we would expect that following the opposition and rejection of part of his previous plan, he would return and ask for less. But—now, at a time when the administration in Zichron Yaakov has changed, he is requesting the following.

• Request to change from Zone B to Residential Zone C
• Increase in the number of units beyond the master plan—an addition of more units, meaning a total of 15 units for the complex and a density of nearly 10.7 units per dunam!!!
• Height deviation
• and an additional 870 square meters of building area!!!

Please note that in four years we have gone from 6 units per dunam to 8 units per dunam, and now the developer is requesting an increase to 10.7 units per dunam. This is despite the master plan allowing only 8 units per dunam. If this plan is approved, every adjacent Dorot complex will demand and receive the same!! And this is where the great danger lies.

In other words, like slices of “salami,” they keep asking to add more housing units, contrary to the public interest. During the discussion of this plan a few months ago at the Regional Committee plenary session, representatives of the Council and the Committee did indeed oppose the plan and did not recommend its submission. But I’m not buying into this “game”—these statements have no value if the Council does not file an objection. The deadline for filing an objection is July 1, 2025.

The council plenary must pass a resolution to object. However, the legal advisor has changed his position during this term and claims that the plenary has neither the authority nor the obligation to vote on filing an objection, arguing that this is a matter for the council chair to decide. Will Abutbul file an objection to this plan??

I need to look into the conflict of interest issue: Can Abutbul, as council chair, even handle a matter he previously handled as a lawyer? Although this is a new plan, it involves the same developer and the same plot of land.

I would like to remind you that regarding the assisted living plan in Zichron Ya’acov, the council chair blocked my motion for the plenary to file an objection, claiming the plenary had no authority and declaring in the council that he would file an objection. But in practice, neither the council chair nor the council filed an objection to the specific plan in Zichron Ya’acov!!! (I wrote about all of this in a previous newsletter).

I am very concerned that this will happen again this time. Even if it involves adding just one unit instead of three—we must not violate the master plan, and certainly not in the Dorot complex area.

It appears that this time the District Committee will not approve all of the developer’s requests to increase the number of housing units, as indicated by a review of the District Committee’s documents; however, we must remain vigilant and prevent precedents of additions exceeding the master plan’s guidelines, as the impact would be devastating and far-reaching due to the proximity to the Dorot complex.

I promise to continue monitoring the situation and providing updates.

For those who are following the process and those who wish to file an objection, here is what the developer requested from the Regional Committee: The following table is based on data from the discussion held at the Regional Committee (it is important to note that the District Committee reduced some of his requests prior to the plan’s deposit, as indicated in its documents):