Urban Project

Contents
ACKNOWLEDGEMENT .......................................................................................................................... 4
CHAPTER ONE ......................................................................................................................................... 5
1. INTRODUCTION .................................................................................................................................. 5
1.1. Background of the Project ................................................................................................................ 5
1.2. Background of the Site ..................................................................................................................... 5
1.3. Statement of the Problem ................................................................................................................. 6
1.4. Objective of the Study ...................................................................................................................... 6
1.4.1. General Objective ...................................................................................................................... 6
1.4.2. Specific Objective...................................................................................................................... 6
1.5. Scope of the Study............................................................................................................................ 6
1.5.1. Thematic scope .......................................................................................................................... 6
1.5.2. Spatial (geographical) scope ...................................................................................................... 6
1.5.3. Temporal scope of the study...................................................................................................... 6
1.6. Significance of the Study ................................................................................................................. 7
1.7. Methodology of the Study ................................................................................................................ 7
1.7.1. Source of Data: .......................................................................................................................... 7
1.7.2. Data Collection Techniques....................................................................................................... 7
1.7.3. Data Analysis and Presentation Techniques .............................................................................. 7
1.8. Limitations of the Study ................................................................................................................... 7
2. REVIEW OF RELATED LITERATURE .............................................................................................. 8
2.1. Definitions and Concepts of Condominium Development .............................................................. 8
2.2. Historical Background of Condominium Development................................................................... 8
2.2.1. At International Level ................................................................................................................ 8
Fig2. Condominium of Singapore image ............................................................................................ 9
2.2.2. In Africa context ........................................................................................................................ 9
2.2.3. In Ethiopia context................................................................................................................... 10

Urban Design Project (Condominium Development)
2.2.4. Lessons Learned from Historical Trends................................................................................. 10
2.3. Design Standards, and Guidelines for Condominium Development ............................................. 10
2.3.1. Site Criteria .............................................................................................................................. 10
2.3.2 Planning Considerations ........................................................................................................... 11
2.3.3. Design Parameters ................................................................................................................... 13
2.4. Principles of Condominium Development ..................................................................................... 17
2.5. Types of Condominium Development ........................................................................................... 18
2.6. Approaches to Condominium Development .................................................................................. 18
2.7. Lessons Learned from Literature Review ...................................................................................... 20
3. EXISTING ANALYSIS OF THE STUDY AREA .............................................................................. 21
3.1. Physical Analysis ........................................................................................................................... 21
3.1.1. Location of the site .................................................................................................................. 21
3.1.2. Topography.............................................................................................................................. 22
Elevation ............................................................................................................................................ 22
3.1.3. Climatic Condition of the Site ................................................................................................. 26
3.1.4. Environmental analysis............................................................................................................ 28
3.1.5. Hydrology ................................................................................................................................ 32
3.1.6. Existing Road Network: .......................................................................................................... 32
3.1.7. Existing Land Use ................................................................................................................... 36
3.1.8. Utilities .................................................................................................................................... 37
3.1.9. Existing urban Characteristics and its form ............................................................................. 39
3.2. Existing Socio-economic Analysis................................................................................................. 44
3.2.1. Population ................................................................................................................................ 44
3.2.2. Social Facilities........................................................................................................................ 45
Recreational facilities ........................................................................................................................ 45
3.2.3. Private and Public Space Analysis .......................................................................................... 46
3.2.4. Integration ................................................................................................................................ 47
Prepared By: UP 4-1 Group 1 (Feb/2016) Page 1

3.3. SWOT Analysis.............................................................................................................................. 48
4. PROJECT PROPOSAL ........................................................................................................................ 50
4.1. Vision, Goals and Objectives ......................................................................................................... 50
4.1.1. Vision....................................................................................................................................... 50
4.1.2 Goal .......................................................................................................................................... 50
4. 1. 3. Objectives of the project ........................................................................................................ 50
4.2. Street Network Proposals ............................................................................................................... 54
4.2.1. Road Network by Hierarchy .................................................................................................... 54
4.2.2. Road Network by Surface Treatment ...................................................................................... 57
4.2.3. Street Section ........................................................................................................................... 58
4.3. Land Use Proposals ........................................................................................................................ 59
4.4. Land Allocation for Developers ..................................................................................................... 61
4.5. Utility Arrangement ....................................................................................................................... 62
4.6. Social Service Proposals ................................................................................................................ 64
4.7. Morphology of the Area ................................................................................................................. 64
4.7.1. BAR and FAR ratio ................................................................................................................. 66
4.7.2. Vertical mixity of Buildings .................................................................................................... 68
4.7.3. Building height ........................................................................................................................ 69
4.8. Parking Proposals ........................................................................................................................... 71
4.9. Landscaping ................................................................................................................................... 72
4.10. Environment proposal .................................................................................................................. 73
5. IMPLEMENTATION ........................................................................................................................... 74
5.1 Definitions of Implementation ........................................................................................................ 74
5.2 Identification of Stakeholders for Implementation ......................................................................... 74
5.3. Phases of Implementation .............................................................................................................. 74
5.4. Financial Sources ........................................................................................................................... 75
5.5. Cost Analysis of the Project ........................................................................................................... 76

5.5.1. Street Cost Estimation ............................................................................................................. 76
5.5.2. Total cost Estimation ............................................................................................................... 77
5.6. Problems Encountered During Implementation and Possible Solution ......................................... 77
5.7. Benefits of the Project for the city Government .......................................................................... 78
5.8. Lessons Learned From the Project ................................................................................................. 78
6. CONCLUSION AND RECOMMENDATION .................................................................................... 79
6.1. Conclusion...................................................................................................................................... 79
6.2. Recommendations .......................................................................................................................... 79
References ............................................................................................................................................. 80

ACKNOWLEDGEMENT
First of all, we would like to express our heartfelt gratitude (thanks) to our instructor Samuel A. for his
endless effort in equipping the required knowledge and skill in the course Urban Design Project
(Condominium Development) in giving a project which helps us exercise the theoretical knowledge we
grasp in the class to practical and in consult to complete our project as intended with the required quality
on time. Secondly, we would like to offer our heartfelt appreciation to our group members for the
endless effort accomplishes the project on time by working day and night. Our great thanks also extend
to different officials and institutions: Bole sub city woreda 10 administrative offices, residents within
our Project area and also around it.

CHAPTER ONE
1. INTRODUCTION
1.1. Background of the Project

Urban design is an art of making livable environment or places to people that tries to answer the
question of comfort ability and creating friendly environment with necessary services like commerce,
residence, recreation and other social services in order to meet the needs of human being. Totally it is
the method and an art by which human creates built environment that fulfill its aspiration and represent
social or group values. This study focuses on the condominium development, analysis of the existing
situation and proposal for condominium development in the site. The analysis includes analyzing the
existing physical, social, economic, environmental aspect and proposal of the intervention needed as
solution based on analysis and urban design principle.
1.2. Background of the Site

Our site is found in Bole sub city woreda 10 having an area of 79.6 ha and 3012 households residing in
condominium. The name of the site is known as Chefie condominium no 1.Before the construction of
condominium it is known as ‘Burka’. Burka is Oromigna word and its meaning is wetland. After
construction of condominium and during settlement the settlers change the name and said ‘Chefe’. It is
Amharic word and its meaning is also “wetland”. Previously the area was wet land and condominiums
are developed in phases namely chefie condominium no1 chefie condominium no2 and chefie
condominium no3. Of those, our site is chefie condominium no 1. The site is dominated by residential.
It also comprises some commercial activities, service and administration activities. There is sub arterial
road which pass through the center of the site. The road networks present in the site are grid pattern.
Along the sub arterial and collector streets the commercial activities performed are like: shop, hotels,
cafeteria etc.
Features of the area
 The area is located at the eastern periphery of Addis Ababa city.

 The action area covers a total of 79.6 hectares
 Along the sub arterial and collector streets the commercial activities performed are like:
shop, hotels, cafeteria, manufacturing etc
 The area consists mainly agricultural and residential.

1.3. Statement of the Problem
Currently, rapid urbanization process and high population growth in urban areas, particularly in Addis
Ababa, results mainly in shortage of housing, unemployment, socio –economic problems, inadequate
social and physical infrastructures, congestion and traffic accidents . These and the like problems
seriously affect different parts of the city. Hence, our site experiences problems associated with
urbanization such as: inefficient land use system, insufficient street furniture, Unavailability of adequate
recreation areas and open spaces and lack of adequate parking space.
1.4. Objective of the Study

1.4.1. General Objective
The general objective of this project work is to create safe, comfortable, responsive, enjoyable,
livable, aesthetically pleasant, economically active and environmentally safe.
1.4.2. Specific Objective

 To enhance better neighborhood through application of basic principles and elements of
urban design.
 To create visually attractive and sustainable environment through provision of greenery and
open space.
 To create good integration between public and private space.
 To ensure the diversity, choice of use (variety) for the residents in the site.
1.5. Scope of the Study

1.5.1. Thematic scope
 This project work is supposed to be based on condominium development by applying all
principles of urban design, standards and norms for proposing sound alternative for
condominium development.
1.5.2. Spatial (geographical) scope

 The study partly covers some part of woreda10 in the administrations of Bole sub-city with
action area coverage of 79.6 hectare.
1.5.3. Temporal scope of the study

 The analysis of existing situation and expected proposal of the project is going to be finalized
in first semester of 2015 /2016 academic year.

1.6. Significance of the Study
 The proposal may be used as an input for researchers who are concerned with the issue of
condominium development.
 It contributes to create quality and sustainable urban environment
 To incorporate principles, design parameters, standards and guidelines for condominium
development practice in development strategy
 Indeed we also recommend that the project’s findings will be valuable for those interested
concerned bodies of the issues.
 It can be an input for further research and academic consumption.
1.7. Methodology of the Study

1.7.1. Source of Data:
 Primary sources: Physical observation on the site, residents, and heads of sectors and experts.
 Secondary sources :Manuals, rules, policies, regulations, base map , satellite images, other
related documents and different websites etc. were used as a secondary data sources
1.7.2. Data Collection Techniques

To collect the demographic and socio-economic characteristics of the existing community of the site, we
used sampling data collecting technique.
1.7.3. Data Analysis and Presentation Techniques

The method of data analysis is descriptive survey type; both qualitative and quantitative method of
analysis was employed. To analysis data gathered from the project site different software are used. Such
as: Auto CAD and GIS. The analyzed data presented using maps, tables, texts.
1.8. Limitations of the Study

When you want to conduct any study or research, it may have encountered some limitations. Because
any study need many prerequisite that must be rearranged, such as time, finance, material and the human
resource to make a successful study. We have also faced some limitations while conducting our study.
Some of the limitations are listed as below
 lack of experience in conducting research

 Time constraint due to academic stress (other courses) and loaded projects other than this
project.
 unwillingness of some respondents
 Lack of data, from some offices and individuals.
CHAPTER TWO
2. REVIEW OF RELATED LITERATURE
2.1. Definitions and Concepts of Condominium Development

Condominiums are becoming an increasingly popular form of dwelling in urban areas. There are a
number of reasons for this trend, including the impact of both the urban renewal as well as smaller
average household sizes.
Condominium is a multipleunit dwelling in which there is separate and distinct ownership of individual
units and joint ownership ofcommon areas. For example, in an apartment house, the individual owners
would each own their own apartments while all theowners of the separate apartments would together ow
n the parts of the building common to all of them, such as the entrances,laundry rooms, elevators, and ha
llways. The building is managed by the condominium association, either directly or through aprofession
al manager. The owners of the individual units are jointly responsible for the costs of maintaining the bu
ilding and commonareas, but they are individually responsible for the maintenance expenses of their part
icular units.
Condominium development is mechanism of transformation of cities. It refers simultaneously to the

self-reinforcing process, reproducing intensification, down town living and justification via-
condominium tenure as well as to the financial construction for the community. It is also associated with
changing social attitude and values of city residents, cultural meanings of urbanism. It resettles the city
on behalf of the middle class, and imposes the logic of exchange value in to the fabric of urban
government and social life.
2.2. Historical Background of Condominium Development

2.2.1. At International Level
The development of condominium and cooperative housing arrangements accelerated with increasing co
sts of real estate, inflation, increased urbanization, and population growth. Condominiums exist in most
parts of Canada though more common in larger cities. They are regulated under provincial or territorial
legislation and specific legal details vary from jurisdiction to jurisdiction. In most parts of Canada, they
are referred to as Condominiums, except in British Columbia where they are referred to as strata and
in Quebec where they are referred to as syndicates of co-ownership. The townhouse complex
of Brentwood Village in Edmonton, Alberta, was the first condominium development in Canada
(registered in 1967). With regular condominiums, the unit owner usually owns the internal unit space
and a share of the corporation; the corporation owns the

exterior of the building land and common area;
in the case of a freehold condominium the owner owns the
land and building and the corporation owns common shared
roadways and amenities. The Canadian Condominium
Institute is a non-profit association of condominium
owners and corporations with chapters in each province
and territory. The Condo Owners Association COA

Ontario is a non-profit association representing
condominium owners with divisions across the province Fig1. Monroue condo image
and districts within the various municipalities.
Absolute World, colloquially known as Marilyn Monroe Condos,

located in Mississauga, Ontario
In Singapore and Malaysia, "Condo" or "Condominium" are terms used for housing buildings with some
special luxury features like security guards, swimming pools or tennis courts. Most housings without
such features are built by the governmental Housing Development Board (HDB), and such HDB units
can be possessed for rent or individually bought from the government. Condominiums and HDB flats
make up the overwhelming majority of available residential housing in the country.
A condominium complex in Singapore

next to the Kallang River
Fig2. Condominium of Singapore image
2.2.2. In Africa context

In South Africa, condominiums are known as "Sectional Title" properties, and are governed by the
Sectional Titles Act No. 95 of 1986. Town-house complexes and many apartment blocks typically have
this form of title. The owners of the complex constitute the Body Corporate, and the Body Corporate
elects a group of Trustees to manage the day-to-day management of the complex, who often hire a
company specializing in complex management, known as a Managing Agent.

2.2.3. In Ethiopia context
In 2004-5, residents of Addis Ababa city woke up to a pleasing news when they were asked to register in
their respective Kebeles for a new housing scheme that since then has come to be popularly known as
condominium housing projects. For a city, which, by some conservative estimates, has
80% of its residents living under housing
conditions that are not considered decent,
the news that the government plans to build

thousands of condominium houses for low
income families was indeed a big one. Some
people had their doubts about and voiced
their concerns on whether such initiatives
were not meant to win voters’ favor for an
upcoming national election scheduled to take
place in less than one year after the announcement Fig3 Jemo No-1 Condominium image
of the program.
2.2.4. Lessons Learned from Historical Trends

 Condominium development is a good means of housing provision for low and middle income
families in countries like Ethiopia.
 In condominium development, individual owner owns the internal part of the building and the
exterior part of the building land and common spaces are owned by the corporation
 By electing a group of Trustees, a day to day management of condominium development is
required
 Considering integrated housing development strategy could be encouraged.
2.3. Design Standards, and Guidelines for Condominium Development

Condominium Development projects shall conform with the following minimum design standards,
applicable local government units' (LGU) zoning ordinances as well as pertinent provisions of the
National Building Code if project is with housing component:
2.3.1. Site Criteria

1. Location
Conformity with Zoning Ordinance/Comprehensive Land Use Plan, Condominium Development
projects shall be located in residential zones or other areas appropriate for residential uses. If there is no
Zoning Ordinance or approved Comprehensive Land Use Plan, the dominant land use principle and site
suitability factors cited shall be used in determining suitability of a project. Condominium Development
projects supportive of other major urban activities (e.g. housing for industrial workers) may be allowed
in area zoned for the said urban activities.
2. Physical Suitability
Condominium Development projects shall be located within suitable sites for housing and outside
hazard prone areas and protection areas as provided for by pertinent laws. Critical areas (e.g. areas
subject to flooding, landslides and those with unstable soil) must be avoided. The site shall be stable
enough to accommodate foundation load without excessive earthmoving, grading or cutting and filling.
3. Accessibility
The site must be served by a road that is readily accessible to public transportation lines. Access road
shall conform to the standards set to accommodate expected demand caused by the development of the
area. In no case shall a condominium development project be approved without the necessary access
road/right-of-way.
2.3.2 Planning Considerations

1. Area Planning
Planning and designing of condominium development projects shall take into account the following:
a) safety and general welfare of the future occupants:
b) adequate, safe, efficient and integrative road circulation system servicing every lot there in;
c) judicious allocation of land uses for diversity and amenity;
d) preservation of site
e) proper sitting or orientation of lots;
When a developer or planner submits a Planned Unit Development (PUD) type of project, the layout
shall likewise conform to the standards for residential/condominium projects.
 Open spaces
Open spaces shall conform to the provisions of P.D. 1216 and its implementing rules and shall include
the following:
 Streets - adequate and safe means of vehicular and pedestrian circulation and easements for
utilities and planting strips, shall be provided.
 Walks - paved walks shall be provided to the living units from streets, parking spaces and from
living units to play areas
 Parks and playground - suitable recreational area(s) shall be allocated within the condominium.
Where applicable, a hierarchy of such recreational areas may be provided for, such that, a
strategically located main park area is supplemented or complemented by one or more smaller

pocket(s) or areas for recreational use. These areas must be accessible to living units and free
from any form of hazard or risk. Parks and playgrounds shall be cleared and free from any
debris. Parks and playgrounds as much as possible shall be at street level.
 Facilities and Amenities
Areas required for condominium facilities and amenities shall be judiciously allocated in accordance
with the provisions specified.
 Density
Density of condominium development projects shall conform with the residential densities set forth in
the zoning ordinance of the city/municipality where project is located. Where there is a mixture of
housing types within the condominium (such as single-detached, row house, town houses, etc.), density
shall include the total number of dwelling units in multi-storey structure plus the total number of lots
intended for single and semi-detached houses.
2. Site Preservation
 Slope/Grade
The finished grade shall have a desired slope to allow rain water to be channeled into street drains.
Where cut and fill is necessary, an appropriate grade shall be attained to prevent any depression in the
area. Grading and ditching shall be executed in a manner that will prevent erosion or flooding of
adjoining properties.
 Preservation of Site Assets
Suitable trees with a caliper diameter of 200 millimeters or more, shrubs and desirable ground cover per
Department of Environment and Natural Resources (DENR) rules shall be preserved. Where a good
quality top soil exists in the site, it shall be banked and shall be preserved for finishing grades of yards,
playgrounds, parks and garden area.
 Ground Cover
Grass, shrubs, plants and other landscaping materials used for ground cover shall be of a variety
appropriate for its intended use and location. They shall be planted so as to allow well-tended cover of
the area.
3. Circulation
Depending on the classification of roads adjacent to the condominium and the size of the project site,
road network should result into a hierarchy of functions and should define and serve the condominium
as one integrated unit.
 Roads complemented with path walks within the Condominium must be so aligned to facilitate
movement and to link the subdivision to the nearest major transportation route and/or adjacent

property. Whenever there are existing roads within the project site which shall be made part of
the subdivision plan, these shall be improved in accordance with the standards set forth herein.
 Streets should conform to the contours of the land as far as practicable. Where a proposed
project adjoins a developed property, roads within the said project shall be
connected/integrated/aligned with existing ones. Where a proposed project adjoins undeveloped
property, a provision for future connection shall be mandatory.
 As far as practicable, streets shall be laid out at right angles to minimize critical intersections
such as blind corners, skew junction, etc.
 Roads shall conform to sound engineering practices.
4. Installation of Street Names/Signs:
The developer shall bear the cost of installation of street names/signs coincident with the construction of
streets.
2.3.3. Design Parameters

1. Land Allocation
a) Parks/Playgrounds
Allocation of area for parks and playgrounds shall be mandatory for projects one (1) hectare or more and
shall be deemed non buildable area. The same shall be strategically located within the condominium
development project. Area allocated for parks and playgrounds shall in no case be less than 100 square
meters.
b) Community Facilities
Mandatory provision of areas for community facilities, such as neighborhood multi-purpose center both
for open market and medium cost housing projects with area one (1) hectare and above. These areas are
non-saleable. However, the developer may provide additional areas for community facilities such as
schools and commercial/retail centers in excess of the mandatory requirement set forth in this rule which
shall be deemed saleable. The use of the said area shall be indicated in the plan and shall be annotated in
the title there to.
c) Circulation System
 Hierarchy of Roads
Major Road - a street or road linking the site and serves as the main traffic artery within the project site
and shall traverse the longer axis of the property.
Collector Road - a street or a road that services pedestrian/vehicular traffic from minor roads leading to
major roads.
Minor Road - a road whose main function is to provide direct access to lots and other activity centers.

Motor Courts - shall have a right-of-way of not less than 6 meters in width with provision for
sufficient space for vehicular turn around in the form of a cul-de-sac, loop, branch or "T", with a
maximum length of 60 meters inclusive of terminal.
Service Roads - roads which provide for the distribution of traffic among individual lots and activity
centers.
Alley - a 2-meter wide walkway which shall be used to break a block and to serve pedestrians and for
emergency purposes. It shall not be used as access to property.
 Road Right-of-Way (ROW)
The corresponding right-of-way for hierarchy of roads shall be as follows:
a) Major roads shall maintain a uniform width of road right-of-way. Tapering of road width shall not be
allowed where the road right-of-way is wider than the prescribed standard for the interconnecting road
b) Interior condominium development project must secure right-of-way to the nearest public road and
the right-of-way shall be designated as interconnecting road with a minimum width of 10 meters.
c) Condominium development projects abutting main public road must provide a setback of 3-meter
deep by 5-meter in length at both sides of the condominium entrance to accommodate loading and
unloading of passengers
d) Condominium development projects shall have provision for future expansion where applicable, by
designating the major roads, as the interconnecting road right-of-way for both open market and medium
cost housing projects.
 Planting Strips
Planting strips shall be observed following the road:
 Road Pavement
All roads for both open market and medium cost housing projects shall be paved with either concrete or
asphalt. Concrete pavement shall have a minimum thickness of 150 millimeters and a minimum
compressive strength of 20.7 Mega Pascal (Mpa) while asphalt shall have a minimum thickness of 50
millimeters. Sidewalk pavement shall have a minimum compressive strength of 17.2 Mega Pascal.
 Road Intersection
Roads should intersect at right angles as much as practicable. Multiple intersections along major roads
shall be minimized. Distance between offset intersections should not be less than 20 meters from corner
to corner. Intersections should occur on straight sections instead of on curved sections of road and on
gentle grades with clear sight distance. Road intersections shall be provided with adequate curb radii
consistent with sound engineering principles.
 Road Grade/Slope

Crown of the roads shall have a slope of not less than 1.5 percent, while curbs and gutters shall not be
less than 7 percent to 9 percent. Grades and vertical curbs shall conform to the design requirements of
the Department of Public Works and Highways (DPWH).
2. Length of Block
Maximum length of block shall be 400 meters, however, blocks exceeding 250 meters shall be provided
with an alley approximately at mid-length.
3. Yard/Setback
The minimum setback of dwelling units both for open market and medium cost housing projects shall
conform to the national building code of the country.
4. Sewage Disposal System
The sewage disposal system for open market and medium cost condominium development projects shall
either be any of the following:
a. Connection to Community Sewer System
Connections shall be made to an approved public or community sewer system, subject to the
requirements and provisions of the sanitation code of the country and other applicable rules and
regulations.
b. Septic Tanks
Where community sewer system is not available, sewage shall be disposed of and treated in individual
septic tanks. Construction of individual septic tanks shall conform to the design standards of sanitation
code and national plumbing code of the country.
5. Drainage System
The drainage system of the condominium shall conform to the natural drainage pattern of the
condominium site, and shall drain into appropriate water bodies or public drainage system. In no case
shall drainage outfalls drain into a private lot. Its layout shall conform to sound engineering design/
principles certified by a duly licensed civil/sanitary engineer. Drain lines shall be of durable materials
and approved installation practices. For both open market and medium cost condominium development
projects, underground drainage system shall be properly engineered and environmentally sound and
shall be provided with adequate reinforced concrete pipes (RCP), catch basins manholes, inlets and cross
drain for efficient maintenance.
Minimum drainage pipes diameter shall be 30 centimeters.
6. Garbage Disposal System
The condominium shall have a sanitary and efficient refuse collection and disposal system, whether
independently or in conjunction with the municipal/city garbage collection and disposal services.
7. Facilities for children

As a general principle, all apartments with two or more bedrooms should be designed with the needs of
children in mind. In the case of larger schemes (equivalent to a minimum of 20 child places) for every
75 dwelling units. However, the threshold for provision should be established having regard to the
existing geographical distribution of childcare facilities and the emerging demographic profile of areas,
in consultation with local childcare committees. The recreational needs of children need to be planned
for from the outset. Experience in Ireland and elsewhere has shown that children will play everywhere;
therefore, as far as possible, their safety needs to be taken into consideration and protected throughout
the entire site, particularly in terms of safe access to larger communal or public open spaces. Their play
needs around the apartment building should be catered for:
 Within the private open space associated with individual apartments
 within small play spaces (about 85 – 100 sq. metres) for the specific needs of toddlers and
children up to the age of six, with suitable play equipment, seating for parents/guardians, and
within sight of the apartment building, in a scheme of 25 or more units; and
 Within play areas (200–400 sq. metres) for older children and young teenagers, in a scheme of
150 or more apartments.
The perimeter block with a central communal open space is particularly appropriate for children’s play,
especially if access from the street is controlled. The landscaping and orientation of play areas can
contribute significantly to their amenity value. However, the noise from courtyard play areas can
diminish residential amenity, particularly in smaller schemes, and designers need to find solutions which
balance all the factors involved.
Higher density housing, particularly apartment schemes, require attention at the design and construction
stages to prevent undue noise transmission between units, as this can be a common source of nuisance.
While this is primarily a matter for the Building Regulations, children’s requirements for study space
also need to be considered at the design stage.
8. Daylight and sunlight
The amount of sunlight reaching an apartment significantly affects the amenity of the occupants. Dual-
aspect apartments are likely to maximize the availability of sunlight, and should be the norm, but this
solution may not always be possible (e.g. with corner units). Single-aspect apartments should allow the
main living rooms to face south, west or east; north-facing units should be excluded. Particular care is
needed where windows are located on lower floors which may be overshadowed by adjoining buildings.
The orientation of apartment blocks within a site to maximize the availability of sunlight and daylight
will also assist in minimizing energy consumption and reducing CO2 emissions. As many as possible of
the elevations with most glazing (e.g. living rooms, main bedrooms) should face within 30 degrees of
south, and should not be overshadowed by other buildings or trees9. The feasibility of installing solar

panels on the roofs of apartment blocks should be considered at the design stage. Floor-to-ceiling
heights affect the internal amenities of apartments, in terms of sunlight / daylight, storage space, and
ventilation.
9. Access for all
The aim of ensuring effective access for all should be addressed by planning authorities in dealing with
planning applications for residential development, particularly in relation to the approach to apartment
buildings. The aim should be to ensure that apartments can meet the changing needs of occupants over
their lifetimes. Access for people with disabilities is governed by Part of the Building Regulations.
However, a survey by the National Disability Authority showed that in practice difficulties are
frequently caused for wheelchair users because of stepped thresholds at entrances and a lack of dished
pavements. Planning authorities should therefore remind designers about such issues at the pre-
application stage. Ease of access can benefit the elderly and households with young children, as well as
those with physical disabilities. Consideration should be given to making parking provision on a
proportional basis for apartment occupants and / or their visitors who carry a Disabled Person’s Parking
Card. As a guide, it is suggested that at least 5% of the total parking capacity of an apartment building
should be so designated, with a minimum provision of at least one such space.
10. Safety and security
Apartment design should provide occupants and their visitors with a sense of safety, for example by:
 maximizing natural surveillance of streets, open spaces, play areas and surface parking by
making buildings overlook the public realm;
 providing a clear distinction between private and communal or public open space, including
robust boundary treatment;
 Minimizing the number of households which share a common entrance. Entrance points should
be clearly indicated, well lit, and overlooked by adjoining dwellings;
 Paying particular attention to the security of ground floor apartments.
2.4. Principles of Condominium Development

 Context and neighborhood character
 Built form and scale
 Density
 Sustainability
 Landscape
 Safety
 Housing diversity and social interaction
 Aesthetics

2.5. Types of Condominium Development
Bare Land
In a bare land condominium development, units are created from the land. There may or may not be
buildings on the units. The unit boundaries are determined by monuments placed. An owner of a bare
land unit owns everything that is built upon such unit including all parts of the building, decks, patios,
driveways, etc. The condominium plan registered at the land titles office looks very similar to an
ordinary single family subdivision plan but is registered as a bare land condominium plan. There are no
buildings shown on a bare land condominium plan.
Conventional
In a conventional condominium development the building is divided into units and the outside of the
units is designated as common property. You must examine the plan to determine the unit boundary
definition and you must also examine the plan to determine if the parking stalls or storage lockers have
been titled. In the example plan in your binder, the parking stalls and the yards have been dimensioned
and therefore may be leased to an owner. In a conventional project the condominium plan cannot be
registered until the roof is on all units and the units can be measured and shown on a plan. Usually, the
unit boundary definition is as set for the unit consists of the finishing material and inwards in the unit.
Unless the plan states otherwise, all doors and windows of a unit that are located on the exterior walls of
the unit are part of the common property.
Barely Blended
These types of developments are a combination of bare land and conventional. Initially, a bare land
condominium plan is registered which creates larger building envelopes. The developer then builds a
building on such envelope and re-divides the bare land unit into conventional condominium units.
Usually, this type of development is used for an apartment project in which there are several buildings
and the developer only wishes to build one building at a time. This type of project allows the developer
informally to phase the project. The condominium corporation number will be that of the original bare
land condominium plan however, the re-divided titles will reflect the re-division plan number on the unit
owner’s title.
2.6. Approaches to Condominium Development

Add-On or Incremental Approach
In this approach the community facilities are an integral part of the condominium and are a part of the
common estate. Unlike the series condominium the condominium unit owners have an undivided
interest in all of the facilities contained in the common estate together with the separate fee of the unit

estate. Consequently, the undivided interest in the facilities is a part of each mortgaged unit estate and
the real estate taxes are imposed directly on the owners of each individual unit estate.
 (a) The owners of the individual unit estates are also directly exposed to the actions that would
be amplified by the existence of the community facilities, particularly in the rare instance where
the streets are so owned.
 (b) After the first separate condominium is completed and constituted, the construction of each
successive condominium must be completed before it is merged into the first condominium.
 (c) In short, if the No. 1 condominium is completed and constituted, then the No. 2
condominium cannot be merged into No. 1 until it is completed and constituted, and No. 3
condominium cannot be merged into No. 1 and No. 2 condominiums until it is completed and
constituted, etc.
 (d) If this procedure is followed, then there is no longer a danger of builders' liabilities running
through a common estate and involving a prior or successive purchaser.
Series (With Off-Site Community Facilities) Approach.
When condominiums are developed in series with an off-site corporation holding title to the community
facilities
 The Instructions Require the off-site facilities to be conveyed unencumbered and free and clear of all
liens to a nonprofit corporation if the facilities are to be constructed as an inducement to purchasers
to buy.
 Alternate Plan. HUD-FHA offices have the discretion to use the following alternate plan if there is
doubt that a sufficient number of units can be sold to support a recreational area of the size shown in
the plan and if the facilities cannot be phased In proportion to the phasing of the separate
condominiums:
 (1) Title to the land on which the community facilities will be constructed will be conveyed to a
nonprofit off-site corporation (with an owners title policy insuring title, free and clear of all
liens) will be used to create the condominium regimes. Consideration should be given to the
location of the community facility land with respect to the first condominium phase.
 (2) The Grantor/Developer will enter into a binding contract with the nonprofit corporation to
construct the facilities at a fixed price. This price shall not exceed the agregate sum of the values
attributable to, and supportable by, the individual condominium estates to be served by such
facilities. The contract shall have a termination date satisfactory to the HUD-FHA Director.
 (3) The project commitment will require that at the time each sale is consummated an amount
equal to the value of the community facilities attributable to each condominium estate will be set

aside in cash and deposited in an escrow account with an escrow agent satisfactory to the Field
Office Director (the amount may be increased for an accelerated pay off).
 The Construction Contract Shall Provide That:
 (1) The facilities will be paid for only from sums set aside and deposited in a cash escrow out of
each condominium unit sale.
 (2) The developer shall not construct the facilities until there is sufficient cash in the escrow
account to pay the contract price and until a 100% surety, completion and payment bond paid for
by the developer satisfactory to HUD-FHA is issued covering completion and payment.
 (3) The developer shall not be entitled to be paid until construction is completed to the
satisfaction of the off-site nonprofit corporation and until the owner's title policy has been
brought down showing the completed facilities are free and clear of liens and marketable title is
vested in the off-site corporation.
Series (With Phased On-Site Community Facilities) Approach.
A series of condominiums can be developed with a portion of the total planned recreational facilities
made an integral part of each condominium common estate if the State condominium statute permits.
The procedure is as follows:
 The community will be developed entirely as a community of condominium estates and will be
phased in accordance with a total development plan.
 Each phase will have an incorporated condominium association which will ultimately be merged
with the others so as to land up with one corporation that governs the use and maintenance of certain
designated community facilities and areas.
 The common areas within each condominium phase will not be merged with other areas in other
phases; therefore; the original ratio of ownership in each phase will remain unaffected by the merger
of the corporations.
 Reciprocal easements of enjoinment (cross easements) will be used to tie the community areas
together and form the basis of assessment.
2.7. Lessons Learned from Literature Review

Condominium development is adopted in different countries in accordance with the interest of policy
issues. The condominium development comprises approaches, principles, design standards, and
guidelines that makes fit to the success of required conditions.
In general, different historical backgrounds gave best experience for the contemporary condominium
development at this time all over the world. Therefore, we learned from these trends to apply better
condominium development with the compatibility and context of a country under appropriate policy
issues that can correlate with global development.
CHAPTER THREE
3. EXISTING ANALYSIS OF THE STUDY AREA
3.1. Physical Analysis

3.1.1. Location of the site
The site is located in Addis Ababa city in Bole Sub-city in Woreda 10. The site is named as Chefie
condominium no1 which is bounded at the North of the site Yeka sub city woreda 13, from west farm
land, from east river and from South Chefie condominium no 2 are boundaries of the site. It covers 79.6
hectares of land; it is crossed by sub arterial road from Ayat to Chefie condominium no2 and no 3.
Fig4. Location Map

Fig5. Updated Base Map
3.1.2. Topography
The site’s fundamental landform components includes: elevation, slope & aspect (direction of slope).
Each of these attributes can have a substantial influence on land use planning & urban design decisions.
Elevation
The elevation affects drainage patterns, visibility on a site & the surrounding landscape which in turn
determines the size and spatial configuration of local view sheds. Hence, the elevation of the given
project site is ranging from 2275m to 2423.6m.
Slope Analysis.
Analyzing the slope of the given site will help us to detect which area will fit the required building
arrangement, circulation system, drainage, storm water management and allocating public facilities and
others. In the table below shows the slope analysis.

Fig6. Slope Analysis Map
Table 1 Slope Category
No Slope Area (Ha) Percent

1 0_2 13.63 17.12
2 2_4 16.73 21.01
3 4_7 16.29 20.46
4 7 _ 10 3.63 4.56
5 10 _ 15 3.79 4.76
6 15 _ 20 4.54 5.70
7 >20 21.01 26.39
Total 79.61 100
Our action area as we mentioned earlier most of the area has gentle slope which is in between 2-7 %
(33.02ha and 41.47% of total area). Then we can conclude that the area is suitable for condominium
development rather than the slope is beyond 20% of the action area.

From the above classification:
1. The slope class of 0-2% covers about 13.63 ha and estimated to be 17.12% 0f the total area. The area
is flat and it has characteristics of high retaining capacity of water and it becomes muddy during
rainy season. It requires high cost to construct drainage channel.
2. The slope class 2-4% covers about 16.73ha of the site which is 21.01 % of the total area. The area is
favorable for different urban setting and does not require much cost to undertake development
program.
3. The slope class 4-7% covers about 16.29ha of the site which is 20.46% of the total area. This is the
dominant class, favorable for different urban setting does not require much cost to undertake
development program.
4. The slope class 7-10% covers about area 3.63ha of the site which is 4.56% of the total area. This is
very favorable for heavy industries but favorable many other different urban development’s
programs and does not require much cost to undertake development program. Therefore we can
conclude generally this area is suitable for setting urban development programs without any
difficulties and much costs.
5. Slope of 10-15% covers about area 3.79ha of the site which is 4.76% of the total area. It is also
acceptable for urban system. But it requires drainage and retaining wall to realize the urban project.
So, it is necessary to expect high cost of construction
6. The slope class >15% covers about area 25.55ha of the site which is 32.09% of the total area. It is
less acceptable for urban system /setting but suitable urban agriculture, green belt, Urban a
forestation and greenery. It requires retaining wall and high construction cost for urban development.
Planning constraint analysis

Fig7. Planning Constraint Map
This map shows areas which are too sloping and too flat. Too flat and too slope topography is
constraint to urban development activities. The flat area is Subjected to:-
- Flood inundation, required high investment for realization of drainage system, requires flood diversion
channels. It may become swampy during rainy season. In case of too steep slope, it is very difficult to
urban setting.
 From the above map we can summarize about 58.53 of our project site is suitable for various
development activities.
 On contrary, nearly 41.47% of the project area is taken as constraints or challenges for
construction but it does not mean impossible to practice different development interventions,
rather in needs high amount of construction cost. For this case, we can solve this slope constraint
problem by land escaping the steep area and use it for greenery purpose.
Aspect analysis
Aspect map shows direction that land faces so as to help natural drainage and the proposal of drainage
lines.
Fig8. Slope Aspect Map
Soil Analysis
Analyzing the existing soil type is useful for identifying the carrying capacity and percolation potential
of the site.In our action area the soil is black cotton. This type of soil has the characteristics of cracking
during dry season and shirinks during rainy season. So it difficult to urban development (it needs high
cost) It enables to determine deep foundation for building construction.
Fig9. Soil Map
3.1.3. Climatic Condition of the Site

Climate is the integration of the day to day weather over a period of many years. There includes the sun
angle orientation, rainfall, wind direction, temperature, & the likes. These conditions have a great impact

on direction of doors & windows, building height, types of construction materials used drainage systems
and so on. Almost all of the economic activities are sensitive to climate.
The climatic condition of the site is almost similar to the climate of other parts Addis Ababa.
Wind Speed and Direction

In Addis Ababa winter and spring seasons of the year, the wind blows from Northwest to Southeast
dominantly at a speed of 5-8m/s, and sometimes it reaches up to11m/s and the least speed 0.51m/s.
In summer and in autumn seasons of the year the wind blows from Northeast to Southwest dominantly
at speed of 3-6m/s but it has the maximum 11m/s and minimum 0.51ms respectively. Glasses of
openings in higher stories of high rise buildings should be thick enough to resist pressure due to such
wind speed. And different types of trees should be planted to break wind speed.
Wind direction
According to the data we obtained from the Ethiopian Meteorology service agency the prevailing wind
direction of the site in months is: .
 September to April from North east to South west direction(prevailing wind direction)
 In May it flows West to East wards
 June to August blows towards South east direction
From this data in order to get all houses equal ventilation the longest side of the block shall be from North
East towards South West or parallel to the prevailing direction. Because the prevailing wind direction is
from North East to South West. And the road network shouldn’t be designed the same direction to
prevailing wind direction (from north east to south west).
Temperature
The monthly mean minimum and maximum temperature is analyzed in the four main seasons. The
monthly min T and Max T
Table2. Minimum and maximum temperature of AA at different seasons
Seasons minimum T maximum T
Winter 9.3oc 25.2oc

Autumn 10.4oc 22.8oc
Spring 11.5oc 26.oc
Summer 11.6oc 22 oc
(Source: Ethiopian Metrological Agency)

From the above table we can conclude that winter is the coldest season while spring is the hottest season
of the year.
Rain fall
According to data collection from national Metrological service agency A.A the maximum rainfall was
observed in the area from Jun to September, the monthly average rainfall was 208.8mm.
Generally
 Rainfall duration 132 days

 Average monthly rainfall in mm 112.45
 Average daily rainfall in mm 103
 Average annually rainfall in mm 126
 The minimum monthly rainfall observed was November to February the average minimum
rainfall in this moth was 103mm the average annually rainfall 126 mm
Sun Orientation
The sun direction is commonly fallows from East to South and to West direction with small deviation
and relative to the whole Addis Ababa, the same sun orientation is observed. This can also be used to
determine the building arrangement and its openings. And the recreational areas and sport fields should
consider sun orientation.
Sun Angle
According to data obtained from national meteorology, Addis Ababa is located at 10º N during the time
of June solstice. The sun is over head at 231/2N. At this latitude the noon sun angle is 90º.
3.1.4. Environmental analysis

• The basic purpose of analyzing the environment is to identify the effect of environment on the
development and the vice versa.
• Environmental aspect analysis is also useful for insuring sustainable development, and to
improve issues like noise pollution, air pollution, soil pollution and water pollution. These
pollutions can affect human health. But our action area since it is located at the periphery of the
city that makes it better for living except the liquid disposal site.

Fig10. Environmental Map
Vegetation
In our project site we observed that both indigenous and exogenous species of trees which are serving
for different purposes.
The important function of vegetation is
 soil stabilization and enrichment
 play role in flood control
 To balance ecological system.
 Makes the area aesthetically attractive
 For shading purpose
Some tree species in the site are:
 gravillia Robusta which is found on the main road
 Acacia Seligina
 Eucalyptus tree
These trees have their own roll for better air quality of the area, esthetical value, social benefit (shade),
ecological balance, wind break and etc. However, the coverage and the types of the existing trees are not
enough for our study area. So that, we will incorporate various trees which used for wind break, soil
stability, recreational purposes.

Fig11. Vegetation Map
Fig12. Vegetation Image

Solid waste disposal

There is a solid waste management problem in our action area. The residents dispose solid wastes
everywhere (road sides, open space, farm lands etc.) But there are a small number of dustbins in the site
to collect solid wastes from the residences. That can cause health problems on the community. For
preventing this problem it is necessary to improve the solid waste management method and propose
solid waste collecting material (dustbin)
Fig13. Solid Waste Disposal
Liquid Waste
• Almost all of the residents in our site dispose their liquid wastes by using well organized
sewerage system which is connected to the buildings and transported to the liquid waste disposal
site. But the other waste disposal site which is located to the east direction has an air pollution
problem. Therefore, the existing liquid disposal site should be well sealed to avoid bad smell, air
pollution and to improve aesthetical value of the site.

Fig14. Liquid Waste Disposal
3.1.5. Hydrology
Hydrology is the scientific study of the movement, distribution, and quality of water on Earth, including
the hydrologic cycle, water resources and environmental watershed sustainability. Hydrology is
subdivided into surface water hydrology, groundwater hydrology (hydrogeology), and marine
hydrology. There is a river at the eastern part of our site and it doesn’t cause any problem since it is
located at the down side. T he main thing is how to use these resource on the site.
3.1.6. Existing Road Network:

Existing Road Network by Hierarchy
Fig15. Existing Road Network by Hierarchy Map

Table3. Road Hierarchy
No Road Hierarchy Area(ha) Area (%)

1 Collector 2.89 34.73
2 Local 3.38 40.72
3 Sub-Arterial 2.04 24.55
Total 8.31 100
Sub-Arterial Street
This road is used for fast and heavy traffic movement and it connects from Megenagna, up to Cheffe
Condominium inside the boundaries of our site. Generally, this road which is found in the site has best
connectivity with others.
Fig16. Existing SAS Image
Collector Street
The collector Roads in our site Used for Medium traffic Collection to Sub Arterial road.
Local Street
These roads have been serving to access Condominium units, heavy vehicles are restricted, even through
traffic of these serving access condominium road is prohibited, only dwelling unit private cars access to
these roads.
Generally, the hierarchy of the roads and their connectivity with each other (local roads to collector,
collector to sub Arterial Road) can full fill the standard except some local streets connected to sub
Arterial Street. But, the coverage of the road is 11.67% from the total land use. This shows that the
coverage of the roads is below standard. For this case, we will propose additional roads within the study
area.
Existing Road Network by Surface material
Fig17. Existing Road Network by Surface Material Map
Table4. Road Surface Material
Road Surface Area (ha) Area (%)

Asphalt 1.37 16.5
Cobble Stone 6.27 75.45
Median 0.15 1.76
Terrazzo 0.52 6.29
Total 8.31 100

Regarding the existing road, there is no serious problem. Surface treatment of the roads within the site
covered by asphalt and cobble stone. They have better quality and comfortable for circulation in the
neighborhood area. But access roads within blocks are earthen, and these roads are not comfortable for
dwellers, specially, for disabled persons. In addition to the above surface materials, there is also
Pedestrian walk ways along the sub-arterial are paved with Terrazzo. Furniture, streets lights, zebra
cross, all are present in our site along the sub arterial road but not along the collector and local streets.
Fig18. Existing Road Surface Images

3.1.7. Existing Land Use
Fig19. Existing Land Use Map
From the observation conducted by our group member, we have seen the following main land use
Table5. Land Use Category
General Land Use Area(ha) Area (%)

Administration 0.18 0.23
Commerce and Business 0.10 0.13
Manufacturing 1.99 2.50
Mixed Residence 4.63 5.81
Open Space 36.53 45.81
Recreation 3.65 4.58
Residence 4.74 5.95
Road and Transport 9.31 11.68
Urban Agriculture 16.48 20.67
Service 2.11 2.64

Total 79.7 100
As we have seen from the table, we can say our site is dominated by Open Space (45.81%). There is
very small amount of Administration (0.23%) In addition to that there is a hilly site in the East side
which is inappropriate for land use or Construction which is adjacent to Liquid waste Disposal, and
along the main road there are some Mixed Land Use. Mixed Land Use are Condominium which the
Ground floor is Used as shops, restaurant, Bar and etc which covers a total area of (5.81%) which are
located main active area of the site and adjacent to residential land uses. There is a police station, Postal
office, warehouses, and Tele tower at the same time Parking lot, but most of the parking lots are not
constructed or vacant and open Space, there is an agricultural farm land in the west side of the site which
accounts 20.67% the total project area. There is also a Gulit (Commercial) site which covers 0.13% of
the total area of the site. Here we observed inefficient land utilization, undeveloped plot of lands, etc…. .
We have to propose compatible land use, appropriate land allocation for different activities to promote
efficient land utilization and allocation of land to developers (private developers, cooperatives,
governments….)
3.1.8. Utilities
Fig20. Existing Utility Map

Water supply
Water is essential for our life and for any purpose. All residents of our project area have better water line
connection. But the water supply is not fully gives service to the community during all 24 hours.
Electricity
All residents of our project area use electricity as a source of light and majority of the households use
electricity for food preparation. But except the main road, other roads haven’t street light, which is
important for security of the area.
Drainage
Drainage system which controls the quantity of run-off from a development improves the quality of the
run-off and enhances the nature conservation, landscape and amenity value of a site and its
surroundings.
Almost in the sub arterial, local, and collector roads closed ditch facility is provided. Some of these
drainage facilities are not well handled and they have maintenance problem. The ditches which are
found within the blocks are open.
Fig20. Existing Drainage Map

Fig21. Existing Drainage Images
3.1.9. Existing urban Characteristics and its form

Building Morphology
Morphology it is the study of the form of human settlements and the process of their formation and
transformation i.e. the solid and void part of the action area. Building Morphology shows the built up
area and the space free from buildings.
The Solid is the Built up area of the site. And the Void is the inbuilt up area of the site. Building
morphology also indicates that the Solid and Void have some specific calculation.
Fig22. Building Morphology Map

Block Arrangement
The subdivision of settlement in to specific block type has an impact on the movement of circulation
system within the settlement. As the block length decrease the number of through connections increases
for pedestrian movement, however it implies more roads to be constructed. The scale down of large
blocks could be beneficiaries in creating sense of belongingness especially for children and aged people.
(Planning manual, 2006.pp,72). In our site the block arrangement is not well organized and there are
large buildings. We have to propose well organized block arrangements and minimize block size to
increase access to circulation and physical & visual permeability.
Fig23. Block Arrangement Map
Building Height
Standardized building heights play important role in aesthetical appearance with the street hierarchy.
Because it becomes focal point for visualization, this has to be weighed against to the negative impact
on the micro climate, environmental performance of nearby buildings and amount of activity frontage.
According to our project area the existing building height is G + 4, G+1 and G+0. Based on this data, the
area accommodate below the capacity. The project area is 79.7ha, but the population resides on this area
is only 15060 residents.

Fig24. Building Height Map
Fig25. Existing Building Height Images

Density
Population density is midyear population divided by land area in square kilometers. Population is based
on the de facto definition of population, which counts all residents regardless of legal status or
citizenship--except for refugees not permanently settled in the country of asylum, who are generally
considered part of the population of their country of origin. The existing density of the action area is as
follows.
 Total area of the action area is 79.7 hectares

 Net residential area 2.04 hectare
 Total population in the specified area 15060 (M = 7831, F = 7229)
 Gross density in the 191 inhabitants per hectare.
 Net residential density 279 inhabitants per hectare.
From the above analysis we can understand the existing population density is 279inhabitants/hectare.
But the standard says in city level 400in/ha. So when we compare with the standard our study area has
low population density. In our proposal we will accommodate the appropriate standard which is
specified for that area and to utilize the land resource effectively and efficiently.
3.1.10. Analysis of Project Area Based on Principles of Urban Deign
Permeability:
It is the ease with which one can move through and get to other locations. Such places are integrated or
connected to their surrounding areas both physically and visually. In our site there is permeability
problem (due to large block size) and we have seen some problems in block arrangement patterns (the
length and width of blocks). We have to propose appropriate block size and arrangement to increase the
permeability of the site.
Fig26. Permeability Map
The permeability map shows the number of alternative ways we can go from one place to another, with
shortest distance.
Legibility
Legibility (Where am I? How do I get there?): A well known and legible place has a clear image and is
easy to understand.

Fig27. Legibility Map
In our study area there is no legible land mark. Even the height of buildings and their colors are similar
that makes difficult to identify one block from other block. Different shapes and heights of building, and
known land mark ( like big hotel, monument, round about…) should be built to avoid legibility problem
of the area.
Accessibility:
Accessibility refers to the design of products, devices, services, or environments for people with
disabilities. The concept of accessible design ensures both "direct access" (i.e. unassisted) and "indirect
access" meaning compatibility with a person's assistive technology. Based on these, our study area has
no that much problem of accessibility for shopping, services, open space but the facilities are not as
safer as for disabled persons.
Variety:
It is about the presence of different activities, forms and people. Varity /mixed use can be appropriate at
different scales from national to local environments; city to town or to village; neighborhoods or street;
or in single structures. According to this principle, our study area has variety problems that most the
residential buildings have the same design; it is dominated by residential area and it is highly dominated
by middle income people.

Security and safety:
A well- designed built environment makes the residents comfortable and feelings of safety and security.
Unsafe environment can literally imprison peoples in their own homes, especially during the hours of
darkness. Good lighting and good layout are further important factors. But in our site specially, the
inner collector and local roads have not street light. This exposes the residents for security and safe
problems.
Fig28. Existing Street Light Images
Robustness:
A quality of a place to be used for many different purposes by different peoples at a time and to be
changed and adapted for different use at different periods. Robustness is important for both outdoors and
indoors spaces. Based on this principle, our study area has different robustness problems according to
the above mentioned definitions.
3.2. Existing Socio-economic Analysis

3.2.1. Population
Population is one of the vital data to be analyzed to carry out any development planning and
implementation. In order to know the total population living in our study area, we use sample method.
According to the data collected from our site there are 3012 households or 15060 populations currently
reside on the area.

3.2.2. Social Facilities
We all of us argue that, education always takes the vital position in socio-economic development
endeavor. This may be as a result of its contribution for the community to improve their way of life,
production, communication and it also enables to invent a new idea and technology, beside this it helps
to transform culture and language from generation to generation. Thus, it is important to analyze the
educational facilities of the given site and its surrounding. In our project site there is one elementary (1-
8) school. But there is no high school in the site and students in our site go to Beshale high school,
which is far from the study area. We have to KG and increase the level to high school the existing
elementary.
Health
Before any urban design program implementation, it is vital to assess the existing community health
facility provisions in terms of catchment of population, location, and space requirement. In our project
area there is no a private and public health facilities. From this reason, the residents spend more cost to
get these facilities from the surrounding. Proposing health center in the project area is necessary.
Recreational facilities
Recreational facilities are integral part of city planning because of the impact that it generates and
eventually perpetuates through the city fabric and city life. Proper planning of recreational facilities
therefore demands greater attention and care for ensuring vibrant city life for urban dwellers.
Recreational facilities include open space, play field, playground, play lot etc.
Based from this idea, our study area has limited number of recreational facilities, and also the
management problems of the existing facilities are there. Proposing additional recreational facilities is
necessary.
Worshiping places
Worshiping places are areas for religious practices. They include worshiping buildings and open spaces
for religious festivity. In our project area there are no Worshiping places, but orthodox churches and
protestant churches in nearby neighborhood integrate our project area in all direction, thus no need of
additional worship places within the study area.

Fig29. Integrated Worship Place (Church)
Administration facilities
Administration is a crucial for keeping the well being of the community and for the efficient and proper
management of resources. Proper administration is a tool for urban development. Unfortunately, there
are two administration facilities in the area (Police station and Post office). There is no other type of
administration facilities on the study area. Additional administration facilities like district offices, needs
to be proposed.
Parking
There are no specific parking places along the main road but inside the blocks there are enough parking
areas for the neighborhood dwellers. However the management and maintenance of these parking areas
is very poor. No basement and off street parking in the study area and should be considered in proposal.
3.2.3. Private and Public Space Analysis

Space map shows the categories of the available space whether
 Public space
 Private space
 Semi-private space

Fig30. Space Map
3.2.4. Integration
 Integration means the interaction and interconnection of one neighborhood with the other to
getting services and functions. Based project area get services from surrounding area are the
followings.
 Social service(education, health, administrative )
 Religious service (Churches and mosques)
 Market
 Recreation and public transport

Fig31. Integration Map
3.3. SWOT Analysis

Our analysis focused on identifying strength, weakness, opportunities and threats of our site. The
assessment of strength, weakness, opportunity and threats which are the basis for a community or
organization to concentrate its limited resources on issues not only for the greatest interest and concern
but also to take treatment on negative issues and to accept most likely to be positive.
Strength
 Most of the topography of the site is suitable for construction of buildings, roads and drainage
urban development.
 The existences of sub arterial road which may attract different activities and due to the presence
of this road the dwellers have the advantage to use public transport like city bus.
 Availability of pedestrian walk ways along the sides of the sub-arterial street.
 The availability of free space ready for urban development.
 The presence of better sewerage and drainage lines.
Weakness

 Underutilization of open spaces.
 Absence of sufficient recreational areas.
 There is no street lights along interior roads, except the main road
 Poor disposal systems of solid wastes in the community.
 Lack of social services (health, education, administration)
 Lack of market place and financial institute.
Opportunities
 Since the area found near to the current rail road, the residents can use this public transport easily
with a minimum cost.
 The site has the chance to expand outwards because it is adjacent to rural areas.
 The presence of churches surrounding the site.
Threats
 Lack of commitment by stakeholders

 The demolishing of existing buildings will be difficult and can disturb the existing drainage and
sewerage system.

Chapter Four
4. PROJECT PROPOSAL
4.1. Vision, Goals and Objectives

4.1.1. Vision
To see the site is being environmentally, economically and socially integrated and comfortable for
working, living (mainly) and recreation.
4.1.2 Goal
 To create economically active, environment friendly, structurally pleasant, socially acceptable,
safe and livable urban area based on the concept of new urbanism.
4. 1. 3. Objectives of the project

 Providing appropriate infrastructure facilities
 To improve the livelihood of existing residents
 Creating safe and secured neighborhood
 Designing urban spaces in order to relate social, economical and environmental
condition
 Providing administrative and financial institutions
Guiding Principle
 Design for sustainable development
 Financial feasibility
 Spatial integration
 Considering institutional capacity
 Equity
 Addis Ababa city norms and standards
 Addis Ababa structural plan
Bold Conceptual Idea
 Commercial activity along arterial roads and mixed use along collector roads.
 Modifying the width and surface treatment of the existing and potential roads.
 Greeneries and buffer will be developed along the sides of the river.
 Residential and different services will be planned in the site in appropriate way.

 Restructuring and creating a hierarchy of roads.
Conceptual framework
The conceptual frame work of the project is to guiding or directing the urban transformation and
integrates the existing urban fabric with the structure plan. So our conceptual framework includes:
 To promote for dense urban development for efficient utilization of land
 Applying the urban design principles like legibility, permeability, variety,

accessibility, and robustness
 To integrate the overall function of the site internally as well as externally.
 Facilitating public spaces that are: attractive, enjoyable, comfortable, & livable.
Concept one
This alternative needs to make the center of the area commercially active and modifying the current
land use functions with a little modification of street network.
Fig32. Concept Map One

Advantages
• To attract investment
• to create active commercial activity
• To create variety by using different land use function
• To create linkage with the surrounding neighborhood,
• Create permeability
Disadvantages
• Less allocation of open space
• Cost of development is high.
Concept two
This alternative is needs to preserve accessible services, by keeping the continuity of street, greenery,
and building.
Fig33. Concept Map Two

 Advantages
 To create sufficient open space
 To create accessible services.
 To create compatible land use.
 Gives greater focus for greenery
 It can minimize cost for development.
 Disadvantages
 Gives less attention for manufacturing.
 More focus on pure residence.
 The area becomes less active.
 The area becomes less active.

Fig34. Revised Concept Map
4.2. Street Network Proposals

Road is important for economic development as well as ease of mobility. Regarding this two alternative
concepts were explored and identifying the advantage and disadvantage of each alternatives.
Road Proposal considerations
 Topographic condition
 pedestrian walk ability
 Accessible to all people
 Designed as public space
 Alternative routes to minimize congestion
 Provision of roundabout
4.2.1. Road Network by Hierarchy

We preserved the sub arterial road, collector and local roads. In addition to the existing roads, we
propose collector and local roads within the study area which accommodates all necessary advantages
for ease of circulation. The width of preserved SAS from Hayat to Chefe condominium-2 is 35m wide,
proposed and preserved collector roads 25m wide and local roads have 12m. All these road types
envisaged the pedestrian walkway and utility arrangement.
Table6. Street Hierarchy and Its Width
Street Width(M) Walkway Remark

Hierarchy
SAS 35m 4m Each side
Collector 25m 3m Each side
Local 12m - Each side

Fig35. Proposed Road Network by Hierarchy Map
Table7. Road Hierarchy Proposal
No Hierarchy of Road Existing Proposed

Area (Ha) % Area (Ha) %
1 Sub arterial street 2.04 24.55 0.45 2.86
2 Collector 2.89 34.73 9.38 60.17
3 Local Road 3.38 40.72 5.76 36.97
Total 8.31 100 15.59 100

Fig36. Proposed Road Network (SAS) Image

4.2.2. Road Network by Surface Treatment
Fig37. Proposed Road Network by Surface Material Map
Table8. Road by Surface Material
Area (Ha) Area %

1 Asphalt 8.2 52.62
2 Cobble Stone 5.76 36.97
3 Greenery 0.03 0.21
3 Terazzo 1.5 9.64
5 Median 0.09 0.56
Total 15.59 100

As we can see in the table, our road proposal is pedestrian friendly and safe for traffic management with
SAS and collector roads are treated by asphalt, and local roads are treated by cobble stone. The overall
road network within and circumscribing the proposed neighborhood covers 15.59ha (19.34) from the
total area of the site, by giving due attention to efficient utilization of space, slope orientation, efficient
provision of utilities, pedestrian walkway, permeability legibility and street furniture.
4.2.3. Street Section

The road section shows total width of the street. It shows all utility lines in the section.
It comprises;
 trees on both sides of the street
 Vehicle lane
 Median of the street
 Street light
 Pedestrian walkway on both sides of the street (except for local streets)

4.3. Land Use Proposals
In the project area, we proposed different types of land uses. Our focus is on the mixed use development so
as to bring variety of uses by considering standards and regulations. The spatial distribution of activities is
made by considering all legal frame works and standards.
 The greenery and urban aforestation will be preserved for recreational purpose and also
keeps the ecological balance of the site and forage production.
 Commercial area that use for hotel.
 The public services and administration will be provided with accessible in the site. It
includes education (Kg and from first cycle up to Preparatory), health center, police,
post office, community office, Tele, electric and water offices.
 Open spaces will be created to serve for residents. Like play ground, play lot, and social
and cultural interaction.
 Manufacturing (such as flour factory and dairy) will be established in the site to create
job opportunity
 Mixed use that is dominated by residential use and it includes, super markets, bars and
restaurants, beauty salons, shops, pharmacies
 Collector and local roads will be additionally designed within the site.
 Collector and local roads will be additionally designed within the site.

Fig41. Proposed Land Use Map

Table9. Proposed Land Use
General Land Use Existing Land Use Proposed Land Existing Land Use Proposed Land
Use Use
Area(ha) Area (%) Area(ha) Area (%)
Administration 0.18 0.23 0.89 1.1
Commerce & 0.10 0.13 0.78 0.97
Business
Manufacturing 1.99 2.50 1.55 1.93
Mixed Residence 4.63 5.81 25.79 32.15
Open Space 36.53 45.81 4.52 5.64
Recreation 3.65 4.58
River 0.38 0.47 0.38 0.47
River Buffer 4.29 5.35 4.29 5.35
Residence 4.74 5.95 - -
Service 2.11 2.64 3.34 4.16
Road and Transport 9.31 11.68 15.51 19.34
Urban Afforestation 16.48 20.67 - -
Urban Afforestation - - 23.16 28.88
& Recreation
Total 79.7 100 80.2 100
4.4. Land Allocation for Developers

Land allocated to Cooperators: to sustain the peoples removed from the site with compensation and to
create job alternative as well as revenue source. These activities include:
 Manufacturing ( flour factory and dairy)

 Forage production, recreation activity and nursery site along the river.
Land allocated to private Investors:
 Real estate development, hotel
Land to be developed by Government:
 Mixed condominium development

 Services (schools and health center)

 Administration facilities
 Recreation, open spaces, play grounds and sport fields
Fig42. Proposed Land Allocation for Development Map
4.5. Utility Arrangement
Utility facilities are to be accommodated on right-of-ways of roads (underground, surface, overhead)

and should satisfy the required institutional standard and should not adversely affect road safety,
construction, maintenance, operation. Some of key considerations are:
 Installation should be of minimal obstruction (both visual &physical)
 In the construction of utility lines, minimum spacing between utility and their respective
depth should be expected and properly executed.
 Storm water should be located opposite side of the street from the water line.
 The proposed drainage systems are closed ditches

Standard for utilities network

Table10. minimum horizontal distance between utility lines
Utilities Water Sewer Power Telephone Utility Vertical covering
Water - 1.5 o.7 o.7 Water 1.5
Sewer 1.5 - 1.0 1.0 Sewer 1.5
Power line o.7 1.o - 0.5 Power 0.5
Telephone o.7 1.0 0.5 - Telephone 0.5(above conduits)
Table11. Minimum vertical covering

Above utility lines (m)
Fig43. Proposed Drainage Map

4.6. Social Service Proposals

When there is a population in the area, proposing social service is mandatory. By considering this, we
propose 2 Kgs, one of those is within the high school, which serves for total population of the study, 1
high school, 1 heath center, and administration services.
Social Service Considerations
 Create diverse community by increasing innovation and interaction.

 Provides convenient access to facilities.
 Brings a greater feeling of safety.
 Encourages social bond with multiple activates.
4.7. Morphology of the Area

 Morphology in terms of height is proposed in the site as follows.
The blocks size
 Building height for commercial, residences, apartment and condominium.

 The building set back is in 5 meters along the Sub Arterial Street and 3 meters along collector
streets and 2 meters from local streets.
Proposed Building Morphology
Areas that are proposed with a good void solid relation are more legible and attractive to urban
community and developers.
Thus the study area is proposed as to have a definite morphological appearance through:-
 Transferring the existing fine grained to a better course grained arrangement

 Providing enough and accessible street paths, Open spaces to keep the appropriate solid to void
relationship and enhances permeable environment
 The building shape/L-shape, rectangular, T-shape.

Fig44. Proposed Building Morphology Map
Fig45. Proposed Building Morphology 3D Image

4.7.1. BAR and FAR ratio
Floor area (FAR) and Built up area (BAR) ratios are considered as instruments for increasing the urban
land use value, for the regulation of urban density and also as a mechanism for facilitating building
permits and control.
The BAR is the ground floor area of a building is divided by the area of the plot.
The FAR is the total floor area of the building divided by the plot area in multi-story buildings.
Our proposal is based on the standard of BAR and FAR ratio and percent to full and free circulation
within the building.

Blocks proposed in site with their regulation
Table12. Building Regulation
No LU Area(m2) No stories FAR BAR

1 Manufacturing 8531m2 G+0 1:0.54 54%
2 Mixed Use 9988m2 G+8 1:3.3 30%
3 Mixed Use 16807m2 G+8 1:3.4 31%
2
4 Mixed Use 12331m G+8 1:2.7 24%
2
5 Mixed Use 9336m G+8 1:2.7 25%
6 Open Space 18307m2 - - -
7 Mixed Use 18190m2 G+7 & 8 1:2.6 24%
8 Kg 11372 G+0 1:0.4 39%
9 Hotel 5715m2 G+1_7 1:3 18%
9 Mixed Use 13488m2 G+8 1:2.8 25%
2
10 Mixed Use 22505m G+8 1:3.3 30
2
11 Mixed Use 11625m G+8 1:3.6 33%
2
12 Mixed Use 8981m G+10 & 11 1:4 32%
13 Mixed Use 9182m2 G+10 & 11 1:4 32
14 Mixed Use 6418m2 G+8 1:4 38%
15 Mixed Use 9111m2 G+8 1:2.7 24%
16 Mixed Use 10544m2 G+8 1:3 28%
17 Mixed Use 17334m2 G+8 1:2.8 26%
2
18 Administration 8855m G+3 1:1.6 29%
2
19 Mixed Use 7113m G+10 1:2.9 29%
2
20 Mixed Use 7254m G+10 1:2.9 29%
21 Open Space 19243m2 - - -
22 School 12836m2 G+1- G+4 1:1 32%
23 Health center 9147m2 G+1 1:0.9 43%
24 Mixed Use 10828m2 G+8 1:2.7 25%
2
25 Mixed Use 18021m G+8 1:2.6 24%
2
26 Open Space 17958m - - -
2
27 Mixed Use 7863m G+8 & G+10 1:3.5 29%
28 Mixed Use 9185m2 G+8 1:3.5 32%

Fig46. Proposed Building Regulation Map
4.7.2. Vertical mixity of Buildings

4.7.3. Building height

The height of buildings is also one of the influential elements of urban design, so that it needs
standardized proposal and its determination depends on.
Economy
The economic height study was about identifying the minimum height or developable area (FA) that is
economically feasible for an investor. Rather than a feasible height, the economic study group has come
up with a feasible developable area (Floor Area) for each location in the urban structure.
Infrastructure
This study was about identifying the maximum development capacity of an area on the basis of the
bearing capacity of infrastructure mainly the road network. While the economic floor area study
indicated the minimum economically feasible developable area or building height, the infrastructure
height on the other hand indicated the maximum that should be allowed. In combination, these two
studies determine the minimum and the maximum development density for an area.
Climatic
Wind and sun are strong determinants of building height. What time we want to shade an area, a
pedestrian street or ventilate a building is partly a matter of the height of buildings in respect to such
areas and other buildings.

Esthetic
This is about the determination of building height on esthetic principles.
Enclosure:
It is the relationship between the horizontal distance between two buildings and the vertical height.
Scale:
The building’s dimension and all its parts relative to the dimensions of a human being (i.e. human scale)
and, its dimensions relative to those of its setting (i.e. generic scale).
Fig47. Proposed Building Height Map
The basis for determining the building height in this action area is the Structural Plan regulation and
other building parameters are also taken into consideration.
Some of the regulations in the site are:
 Building facing to sub arterial streets the building height is minimum G+8 maximum G + 11

 Building facing collector street and local street minimum building height G +5 maximum G+8
 All buildings should respect a setback of 2 meter depending upon the street hierarchy
4.8. Parking Proposals

The parking is proposed so as to be sufficient, convenient for all users and safe. On-street parking is not
proposed because of its impact of congestion. Off-street and basement parking are more advantageous
because it helps to balance the building bulk and the capacity of the street system to accommodate traffic
flow.
Types of car parking proposed
 Basement Parking
We propose basement parking for mixed use buildings; the site allows such a facility of parking to meet the
parking requirement.
 Surface parking (Off-streets)
This parking plan proposed in each blocks used for residents and customers.
Fig48. Proposed Open Space, Greenery and Parking Map

Fig49. Proposed Open Space and Recreation 3D Image
4.9. Landscaping
Properly designed and constructed soft and hard landscape elements cover the ground by creating
interesting and dynamic public spaces within the urban environment.
Landscape elements proposed for the site:

A) Soft landscape elements:
 For aesthetic values-phoenix, rose, coneflower, pine tree, birch, ferns… etc
 For landscape values-Juniper, Gravilia, Accacia omedla, acacia saligna etc
 For protection of soil erosion-vetiver grass,susbania , shrubs etc
B) Hard landscape elements:

These elements generally require ongoing maintenance throughout the entire life of the
landscape, their design and construction should be carefully considered to ensure that they serve
their intended purposes including:
 Traffic signs, electric lights, directional signs
• Providing solar screening around buildings.
• Providing amenity and distinct landscape character for recreational areas.
• Directing the flow of pedestrian and vehicular traffic along paths and roadways.
• Reducing noise and air pollution
• Creating interest and visual stimulation in public spaces
• Defining boundaries between two or more facilities
4.10. Environment proposal

We have proposed open space (4.52ha), greeneries and urban afforastation, and river buffer totally 27.62ha
(39.87%). These greeneries, open spaces and river buffer are contributes their own role for the
environmental health and sustainable.

CHAPTER FIVE
5. IMPLEMENTATION
5.1 Definitions of Implementation

Implementation is a stage which covers the actual development or construction, up to the point at which
the plan becomes fully operational and translated in to action. It is where plans and analyses are tested in
reality. In order to draw an implementation strategy, an approach needs to be formulated which matches
strengths to opportunities while addressing its weaknesses and external threats.
5.2 Identification of Stakeholders for Implementation

 Local government of the project area
 Addis Ababa municipality
 Community of the action areas
 NGOs
 Developers
 Addis Ababa Roads Authority
 Addis Ababa Water and Sewerage Authority
 Addis Ababa land Administration and Building Permit Authority
 Addis Ababa City Administration Land- Bank and Urban Renewal Project Office
 Addis Ababa Environmental Protection Authority
 Addis Ababa Beautification and Park Agency
5.3. Phases of Implementation

Preparing phasing scheme is the most important mechanism in allowing a sound implementation and its
work break-down based on prioritization problems.
Development of phasing should have:
- Sequence and connection of activities

- Stage of implementation
- Stake holders and actors
The implementation of the project is divided in to 3 phases.
Phase-one: -Problem identification, creating awareness and negotiation.
- Discussing issue with key responsible body and community to create awareness and encourage
community participation up to the highest level of participation.
- Formation of committee (community representative, fund raising advice and consultancy)
- Mobilizing all available resources
- Preparation of temporary relocation shelters and compensation according to rule and regulation.
- Analyzing the overall existing conditions of the site
- Site preparation
Period : one year is required to accomplish these activities.
Phase-Two: - Construction phase
- Street widening and new street construction which encourages high raise buildings.
- Making formal agreement with investors and developers.
- Promoting mixed and commercial use overall the site and reserving and upgrading some existing
social service and buildings.
- Starting different activities of building constructions.

- Providing utilities (electricity, water line, telephone line, sewerage line).
- Facilitating the construction of new building that conserve as legibility element.
- Finishing the overall construction
- Period: three years are required to accomplish these activities
Phase-Three: - Monitoring and evaluation
- Following up the implementation according to the plan.

- Evaluating the implementation.
- Taking corrective measures of activities to be improved
- Continuous maintenance
Period: one year is required to accomplish these activities.
5.4. Financial Sources

The financial sources for the implementation of the project are:
• Lease revenue
• Tax revenue

• Down payment-payment from those people who want and afford to own condominium houses
from the constructing agency
• Borrowing from Commercial Bank (for cooperatives)
5.5. Cost Analysis of the Project
5.5.1. Street Cost Estimation

In addition to sub-arterial Street which was implemented previously by Addis Ababa city, hierarchically
two types of streets are proposed that are collector streets and local streets. These streets are proposed to
be constructed in the asphalt and cobble stone type. The cost of construction includes the cost of
drainage structure, and the design cost of other utility lines that are constructed following the streets and
pedestrian walk ways. It includes the cost of material, labor cost, equipment rental and other
miscellaneous expense required for the road construction. In addition the cost of the current price is
taken based on the average width of the road.
The following table shows the road length and the amount of cost.
Table13. Total cost of Street construction
No Construction Material Length(km) Amount of Subtotal

Type type birr/km
1 Collector Asphalt 0.73 Birr(Million)
10mill 7.3mill
Street
2 Local Street Cobblestone 4.36 0.3mill 1.3mill
Total 8.6mill

5.5.2. Total cost Estimation

Table14. Summary of the above cost benefit analysis
No Activities Measurement Quantity Estimated unit cost Estimated total cost
1 Local Street Km 0.73 10mill 7.3million

construction
2 Collector street Km 4.36 0.3mill 1.3million
construction
3 Building m2 488686 6000 2.9 billion
construction
5 Compensation on Household 146 30000 4.38 million

site accommodation
(condominium TOTAL COST 2.14 billion
5.6. Problems Encountered During Implementation and Possible Solution

 Financial Problems (in terms of cost increase, budget constraints).
 Low stakeholder involvement.
 Lack of professionals experience
 Lack of leaders commitment
 Expansion of corruption
Solutions
 Maximum efforts should be exerted to collect revenue.

 Strong and sustained commitment by all levels of the government body
 Participation and mobilization of all stakeholders.
 Monitoring and Evaluation mechanisms for the given place
 Maximizing the awareness of the stakeholders and the community.

5.7. Benefits of the Project for the city Government
 The project can be an input for implementation strategy for city government.
 It reduces financial requirement and the time that the city government uses to plan and redevelop
the site.
 It changes the image of the area through providing appealing appearance.
 Infrastructure provision comes together with the development.
 Promote socio economic transformation through efficient use of the land.
5.8. Lessons Learned From the Project

Practically, it enables us to:
 understand how to approach the challenges of urban development

 Know the urban design setting in social, economic, physical and environmental view point.
 Know its impact on upgrading the undermined image of urban area to better physical
condition.
 Understand creation of safe environment through the integration of new building within the
existing neighborhood.
 Develop knowledge for future to conduct such study.
 Understand maximum use of land with higher floor area ratio, advantages, of introducing
higher income groups and mixed activities to the urban area which increases tax revenues.

CHAPTER SIX
6. CONCLUSION AND RECOMMENDATION
6.1. Conclusion
This project considered the basic facts from the literature, analysis parts and according to the
building permits and height regulations for the site; we proposed new buildings, streets, open
spaces and other land uses. In relation to land value, attention is given for the maximum
utilization of urban land and utilities. Because of this, low-rise buildings in the project area are
not allowed in the existing situation.
Our design was to give solution in case of:
 Mixed land use
 Providing pleasant open spaces
 Compact building design
 Workable neighborhood
 Transportation choices and congestion measures
 With minimum impact on the environment
6.2. Recommendations
 Government and key stakeholders should take their clear role for the implementation of the
project and participate actively in the project.
 Environmental sensitivity and other prone areas should be protected by the community and the
environmental protection agency from human encroachment and pollution.
 All stakeholders should give special attention for vulnerable groups (e.g. old age, disabled,
women, low income groups, children etc) from the inception of the project to implementation.
 Community participation should take the major share to mobilize resources (human, material,
knowledge finance etc) for realization of the project.
 Government should plan to cover the construction cost and the residents are expected to cover
the total cost of construction in the future and pay the dawn payment.
 Strong coordination between different sectors like telecommunication, Ethiopian electric and
power corporation authority, Addis Ababa water supply and sanitation and Addis Ababa Road
Authority have a great contribution for the management of waste materials and construction of
infrastructure for the sake of common development and benefits of resources.

References
 Structural plan Manual: Addis Ababa
 Previous urban planning graduate student documents.
 World Urbanization Prospects: 2014
 Condominium Housing in Ethiopia: The Integrated Housing Development, 2011
 Housing and Land Use Regulatory Board of Philippines, 2009
 Types of Condominium Projects: (www.lesaoline.org/samples)
 Sustainable Urban Housing: Design Standards for New Apartments, (www.environ.ie)
 Condominium: Wikipedia, the free encyclopedia.

Urban Project

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Urban Project

Uploaded by

Copyright:

Available Formats

Contents

CHAPTER ONE ......................................................................................................................................... 5

1.1. Background of the Project ................................................................................................................ 5

1.2. Background of the Site ..................................................................................................................... 5

1.3. Statement of the Problem ................................................................................................................. 6

1.4. Objective of the Study ...................................................................................................................... 6

1.4.1. General Objective ...................................................................................................................... 6

1.4.2. Specific Objective...................................................................................................................... 6

1.5. Scope of the Study............................................................................................................................ 6

1.5.1. Thematic scope .......................................................................................................................... 6

1.5.2. Spatial (geographical) scope ...................................................................................................... 6

1.5.3. Temporal scope of the study...................................................................................................... 6

1.6. Significance of the Study ................................................................................................................. 7

1.7. Methodology of the Study ................................................................................................................ 7

1.7.1. Source of Data: .......................................................................................................................... 7

1.7.2. Data Collection Techniques....................................................................................................... 7

1.7.3. Data Analysis and Presentation Techniques .............................................................................. 7

1.8. Limitations of the Study ................................................................................................................... 7

2. REVIEW OF RELATED LITERATURE .............................................................................................. 8

2.1. Definitions and Concepts of Condominium Development .............................................................. 8

2.2. Historical Background of Condominium Development................................................................... 8

2.2.1. At International Level ................................................................................................................ 8

Fig2. Condominium of Singapore image ............................................................................................ 9

2.2.2. In Africa context ........................................................................................................................ 9

2.2.3. In Ethiopia context................................................................................................................... 10

2.3. Design Standards, and Guidelines for Condominium Development ............................................. 10

2.3.1. Site Criteria .............................................................................................................................. 10

2.3.2 Planning Considerations ........................................................................................................... 11

2.3.3. Design Parameters ................................................................................................................... 13

2.4. Principles of Condominium Development ..................................................................................... 17

2.5. Types of Condominium Development ........................................................................................... 18

2.6. Approaches to Condominium Development .................................................................................. 18

2.7. Lessons Learned from Literature Review ...................................................................................... 20

3. EXISTING ANALYSIS OF THE STUDY AREA .............................................................................. 21

3.1. Physical Analysis ........................................................................................................................... 21

3.1.1. Location of the site .................................................................................................................. 21

3.1.3. Climatic Condition of the Site ................................................................................................. 26

3.1.4. Environmental analysis............................................................................................................ 28

3.1.5. Hydrology ................................................................................................................................ 32

3.1.6. Existing Road Network: .......................................................................................................... 32

3.1.7. Existing Land Use ................................................................................................................... 36

3.1.8. Utilities .................................................................................................................................... 37

3.1.9. Existing urban Characteristics and its form ............................................................................. 39

3.2. Existing Socio-economic Analysis................................................................................................. 44

3.2.1. Population ................................................................................................................................ 44

3.2.2. Social Facilities........................................................................................................................ 45

Recreational facilities ........................................................................................................................ 45

3.2.3. Private and Public Space Analysis .......................................................................................... 46

3.2.4. Integration ................................................................................................................................ 47

Prepared By: UP 4-1 Group 1 (Feb/2016) Page 1

4. PROJECT PROPOSAL ........................................................................................................................ 50

4.1. Vision, Goals and Objectives ......................................................................................................... 50

4.1.2 Goal .......................................................................................................................................... 50

4. 1. 3. Objectives of the project ........................................................................................................ 50

4.2. Street Network Proposals ............................................................................................................... 54

4.2.1. Road Network by Hierarchy .................................................................................................... 54

4.2.2. Road Network by Surface Treatment ...................................................................................... 57

4.2.3. Street Section ........................................................................................................................... 58

4.3. Land Use Proposals ........................................................................................................................ 59

4.4. Land Allocation for Developers ..................................................................................................... 61

4.5. Utility Arrangement ....................................................................................................................... 62

4.6. Social Service Proposals ................................................................................................................ 64

4.7. Morphology of the Area ................................................................................................................. 64