Duminica, 16 12 2018
PUZ-ul ERA, pe repede-înainte: jonglerie cu 670.000 mp făcută de Primărie în numai 5 luni

PUZ-ul ERA, pe repede-înainte: jonglerie cu 670.000 mp făcută de Primărie în numai 5 luni

Complexul Era crește într-o lună cât alții în 10 ani. Milionul de metri pătrați ce urmează a fi construiți au fost aprobați în doar 4 luni de șefii Primăriei, în lipsa căilor de acces. În noul PUZ cerut de Ermes Holding apare o eroare gravă: în descrierea parametrilor viitoarelor construcții scrie CUT 3, adică 1 milion mp construiți, și POT 60% (amprentă la sol). În tabelul ce însoțește schița noilor investiții, parametrii sunt cu totul alții: CUT 1, adică 330.000 mp construiți, și POT 50% adică mai puțin cu 3,3 ha de hale. Diferența este inexplicabilă, fiind vorba de 670.000 mp ce urmează a fi închiriați. Proiectul a trecut fulgerător prin Primărie, din martie până în iunie, în timp ce alții așteaptă câte 3 ani. Ermes este doar intermediarul afacerii, urmând să vândă acest PUZ către adevărații dezvoltatori. Pentru succesul tranzacției, îi trebuia aprobare pe niște parametri maximali. În tot acest timp, traficul din zonă este sugrumat pe kilometri întregi și Primăria n-a pus nicio condiție.



O scamatorie cu cărțile la vedere, un truc de milioane de euro. Asta încearcă să facă firma care deține 33 hectare de teren pe șes Bahlui, la Complexul Era din Păcurari. Concret, Ermes Holding, proprietara terenului, a făcut demersuri la Primărie pentru obținerea unui plan urbanistic zonal (PUZ) în vederea construirii celui mai mare mall din Moldova. Dar 33 de hectare arie desfășurată a clădirilor se pot transforma, printr-o simplă ștampilă, în 100 de hectare, triplând astfel profitul. Investiția de sute de milioane de euro este controversată și din alte două motive: lipsa căilor de acces și a neclarificării subiectului parcărilor.

Cel mai mare mall

Ermes Holding deține pe șes Bahlui 330.373 mp de teren. În ultimii 10 ani, acolo a fost construit un hipermarket Carrefour și un magazin Praktiker. Alăturat există și un Decathlon, dar acesta nu face obiectul acestui PUZ.

Proprietarul, Ermes, a anunțat demararea procedurilor pentru construirea pe acea suprafață a celui mai mare centru comercial de tip mall din regiune. Pe scurt, au fost anunțate peste 200 de magazine, 30 de restaurante, câteva zeci de săli de cinema însumând peste 3.100 de scaune, fiind înregistrate la Primărie drept: „extindere P+1E parțial, remodelare fațadă existentă și recompartimentări interioare la clădirea existentă – Centru Comercial Iași, remodelare drumuri de incintă și parcare, extindere parcare, împrejmuire incintă”. Așa e definită, tehnic, intenția de a face respectiva investiție.

Concret, clădirea Carrefour ar urma să fie modificată, cea de la Praktiker va fi neschimbată, dar vor apărea alte 4 corpuri de clădiri, două lipite de hipermarket și alte două ce vor flanca magazinul de bricolaj.

La ERA este loc de construit, problemele sunt accesul extrem de dificil pentru încă 1 milion mp edificați și viteza cu care Primăria a aprobat proiectul


Legenda are indicatori mici
În PUZ-ul publicat pe site-ul Primăriei, reprezentanții Ermes au anunțat, în legenda la schiță, că pe cei 330.373 mp intenționează să construiască cu un procent de ocupare a terenului (POT) de 50% și un coeficient de utilizare a terenului (CUT) de 1, cu un regim de înălțime de P+1E și o înălțime maximă de 30 m. Adică, simplu spus: că vor face clădiri cu o amprentă la sol de 165.186 mp. Aceste construcții ar urma să aibă, fiecare, câte un etaj cu aceeași suprafață construită. În total, ar fi 33 de hectare arie desfășurată construită.

Parametri mari pe schiță

De aici, însă, pornesc controversele. Alăturat, adică pe schiță și în partea scrisă, descriptivă a PUZ-ului, indicatorii POT și CUT sunt alții. Ocuparea terenului este de 60% (cu 10%) mai mult ca în legendă, iar CUT e de 3, parametrii legați de înălțime rămânând neschimbați.
Experți arhitecți au explicat pentru REPORTER DE IAȘI ce înseamnă aceste cifre diferite. „Nu este o întâmplare. În legendă zic că vor construi cu parametrii mici, dar aprobarea pe PUZ va fi pentru indicatorii mai mari. Adică, după obținerea avizului, aceștia vor putea cere să construiască pe 60% din suprafață, cu o arie desfășurată de trei ori mai mare”, a afirmat un arhitect care a dorit să-și păstreze anonimatul.

Rondul de la ERA creează blocaje mari aproape pe toată durata zilei. Între orele 16.00 și 19.00, coloana începe de la Antibiotice

Ce ascund cifrele

Calculul arată astfel: la 60% POT înseamnă că amprenta la sol se poate duce la 198.224 mp. Fiind vorba de P+1E, suprafața desfășurată se dublează la 396.447 mp. Deja, doar prin modificarea POT, în limitele maxime cerute prin PUZ, investitorul va câștiga peste 66.000 de metri pătrați, adică 6,6 hectare de spații în plus.

În al doilea rând, având înălțimea maximă stabilită la 30 de metri și un CUT de 3, investitorul ar putea cere la un moment dat o recompartimentare pe orizontală. Adică adăugarea câtorva niveluri în plus față de P+1E, dar respectându-se înălțimea maximă. CUT de 3 înseamnă că aria desfășurată poate fi de peste 991.000 mp, adică peste 99 de hectare, iar dacă amprenta la sol e de 19 hectare se poate merge, practic, chiar și pe un P+4. Cu alte cuvinte, fiecare nivel adăugat ulterior între parter și limita de 30 de metri înălțime se traduce în venituri suplimentare de sute de mii de euro lunar.

 

În descrierea PUZ ERA scrie CUT 1 și POT 50%, iar în indicațiile la schiță e cu totul altceva: CUT 3 și POT 60%

 

5.300 mașini pe acoperiș

De fapt, intenția de a majora ulterior investiția poate fi dedusă citind cu atenție explicația oferită la capitolul „parcări”. Iată ce e notat în proiectul de PUZ: „Ținând cont că propunerile actuale nu vor acoperi indicatorii maximali propuși, în condițiile în care se va dori acoperirea POT-ului maxim și CUT-ului maxim, se vor suplimenta locurile de parcare propuse, prin amenajarea de parcaje pe acoperișul sau în subsolul clădirilor”, s-a precizat în document.
Dar, oricum, subiectul parcărilor este unul delicat. Acum, pentru Carrefour și Praktiker sunt amenajate 2.091 locuri de parcare. Odată cu creșterea suprafeței desfășurate construite la 330.373 vor fi necesare 8.259 locuri (1loc/40mp), alte 319 pentru cinematografe (1loc/10 scaune) și 200 de locuri pentru angajați (1 loc/5angajați). În total, pentru noul proiect ar fi necesare 8.778 locuri de parcare. Dintre acestea, au afirmat cei de la Ermes, 3.417 locuri vor fi amenajate la sol, iar 5.361 vor fi pe acoperișul clădirilor sau în interiorul acestora.

„Cum vor urca 5.000 de mașini? Câte lifturi vor fi? E imposibil ca mii de mașini să stea la coadă pentru a fi urcate pe cădiri. E un plan fantezist, nerealizabil”, a explicat un specialist în întocmirea de documentații PUZ. Reprezentanții Ermes Holding nu au putut fi contactați pentru a-și spune propriul punct de vedere legat de acest proiect.

Planșa cu noile clădiri ce urmează a fi ridicate (hașurate cu roșu), acestea nefiind menționate în PUZ-ul inițial

 

Trafic infernal în zonă

Un alt mare semn de întrebare este cum va fi rezolvată problema de trafic din zonă, existând două mari temeri legate de sensul giratoriu de pe europeană și de pasarela care face legătura cu complexul comercial. În primul rând, la sensul giratoriu de pe E 58 se formează deja cozi kilometrice, la orele de vârf, atât înspre Păcurari cât și pe sensul opus spre Antibiotice. Dezvoltarea acestui mall va însemna un trafic suplimentar de câteva mii de mașini zilnic, aceasta fiind singura rută disponibilă acum.

În plus, o problemă este și pasarela peste calea ferată. Acum patru luni, proprietarii centrului comercial au obținut autorizație de la Primărie pentru a repara rampele sud și nord ale podului. Chiar refăcut, pasajul, cu câte trei benzi în total (două pe un sens și una pe celălalt) nu va putea face față surplusului de mașini.

Dosarul e „împins din spate”
Surprinzătoare a fost și viteza cu care acest proiect a parcurs etapele birocratice din Primărie. Iată un scurt calendar:
- 8 martie: Primăria a eliberat certificatul de urbanism
- 18 aprilie: Proiectul a fost depus în comisia tehnică

- 10 mai: Comisia Tehnică de Amenajare a Teritoriului și Urbanism a emis avizul de oportunitate

- 20 iunie: Proiectul de hotărâre în vederea aprobării PUZ a fost afișat pe site-ul Primăriei, intrând astfel în dezbatere publică

A surprins faptul că dosarul a stat foarte puțin în Comisia Tehnică de Amenajare a Teritoriului si Urbanism (formată din arhitecți, ingineri și un arheolog) care a emis rapid avizul de oportunitate. Aceasta în condițiile în care la aceeași comisie sunt în lucru alte 90 de dosare, multe dintre acestea fiind depuse anul trecut. „Parcurgerea foarte rapidă a acestor etape sugerează că dosarul e împins din spate de cineva, poate chiar de oameni din Primărie”, a declarat o sursă sub rezerva anonimatului.

 


Modificări în cascadă ale autorizației inițiale

Un alt semn de întrebare este dacă actualul PUZ poate fi avizat în condițiile în care pentru acea suprafață au existat mai multe documente emise în ultimii 12 ani. Astfel, un PUZ inițial a fost aprobat în 2006, în noiembrie, însă documentația care a stat la bază și schițele aferente nu mai există pe site-ul Primăriei Iași. Ulterior, a existat o autorizație de construire emisă în februarie 2008. Culmea, pe site-ul Primăriei, lista din februarie 2008 cu autorizații se termină la poziția 148, iar cea pentru centrul comercial era la 150, nefigurând astfel în mediul online.

Singurele date disponibile se referă la o autorizație de construire din 2011 care a modificat-o pe cea din 2008. Potrivit actului din 2011, s-a avizat continuarea lucrărilor de construire Centru comercial de tip mall. Cu indicatorii urbanistici: POT = 26,03%, CUT = 0,29. Adică, la jumătate și, respectiv, o treime față de ce solicită Ermes prin actualul PUZ. În aceste condiții, modificările cerute de Ermes prin PUZ-ul actual sunt sau nu legale? La această întrebare trebuie să răspundă reprezentanții Primăriei Iași.

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