REPORT ON BUILDING HEIGHT REGULATION UPDATING UPDATING STUDY FOR ADDIS ABABA (FINAL)
October -2011
1
About t!" re#ort
The study on the updating of the building height regulation of Addis Ababa has the following three reports: 1. Repo Report rt #1: this this report report is abou aboutt the review review of litera literatur ture e on interna internatio tiona nall and local local experiences 2. Report Report #2: this report report contains contains all informati information on collected collected during during the one month month field wor wor undertaen undertaen by infrastructure infrastructure team and urban design and planning team in ten sub!cities and" . Report Report #: #: this this is the final final design design report. report.
Re#ort $% This is report # that presents how the new building height regulation was prepared. $t also presents the various building height regulations assigned to the different sections of the city according to their potential. The report is organi%ed in six ma&or parts. 'art $ presents the introduction introduction and bacground. 'art $$ presents the design program development and part $$$ shows the application of the design program to the context. 'art $( is about the design stage )regulation showing the way from conce concept pt to desig design*. n*. This is follo followe wed d by part part ( which which is abou aboutt the the outco outcome me of the design design regulation regulation showing different city parts with their corresponding corresponding building height and finally part ($ presents presents guideline guideline for implemen implementing ting the new height height regulati regulation on of Addis Ababa Ababa and some recommendations. .
2
About t!" re#ort
The study on the updating of the building height regulation of Addis Ababa has the following three reports: 1. Repo Report rt #1: this this report report is abou aboutt the review review of litera literatur ture e on interna internatio tiona nall and local local experiences 2. Report Report #2: this report report contains contains all informati information on collected collected during during the one month month field wor wor undertaen undertaen by infrastructure infrastructure team and urban design and planning team in ten sub!cities and" . Report Report #: #: this this is the final final design design report. report.
Re#ort $% This is report # that presents how the new building height regulation was prepared. $t also presents the various building height regulations assigned to the different sections of the city according to their potential. The report is organi%ed in six ma&or parts. 'art $ presents the introduction introduction and bacground. 'art $$ presents the design program development and part $$$ shows the application of the design program to the context. 'art $( is about the design stage )regulation showing the way from conce concept pt to desig design*. n*. This is follo followe wed d by part part ( which which is abou aboutt the the outco outcome me of the design design regulation regulation showing different city parts with their corresponding corresponding building height and finally part ($ presents presents guideline guideline for implemen implementing ting the new height height regulati regulation on of Addis Ababa Ababa and some recommendations. .
2
Contents I Introduction Introduction ................................................... ....................................................................... .................................................... ...................................... ...... 7 1.1 Background ...................................... .......................................................... ......................................................... ............................................ ....... 7 1.2 Objectives ........................................ ........................................................... ....................................... ........................................ .......................... ...... 7 1.3 Methodology ....................................... ........................................................... ....................................... .......................................... ....................... 7 II Design rogra! rogra! develo!ent ......................................... ................................................................... ....................................... ............. " 2.1 #indings $ro! the literature literature revie%.......................... revie%.............................................. .................................... ...................... ...... " 2.1.1 Co!!on interest..................... interest......................................... ....................................... ....................................... ............................. ......... " 2.1.2 &he rivate interest.................................. interest...................................................... ................................................. ............................. 11 2.2 #indings o$ the conte'tual study....................................... study.......................................................... ............................... ............12 12 2.2.1 &he interests interests ............................................. ................................................................................... ............................................... ......... 12 2.3 Design rogra! rogra! $or the regulation ............................................................ ................................................................. .....1( 1( 2.3 &he design conte't.................................... conte't........................................................ ...................................................... .................................. 1( 2.( &he design .................................................. ...................................................................... ........................................ ................................ ............ 1) III *lication o$ the design rogra! rogra! to the conte't........................................ conte't................................................. .........1+ 1+ 3.1 Concetual lan develo!ent develo!ent ................................... ...................................................... .................................... ................. 1+ 3.2 &he selection o$ an aroriate aroriate urban structure structure $or *ddis *baba............ *baba....... .......... .......17 ..17 I, Design stage- $ro! $ro! concet to design ...................................... ........................................................... .......................... .....1" 1" (.1 cienti/c !ethods ..................................... ......................................................... ..................................................... ................................. 1" (.1.1 0cono!ic height.............................. height.................................................. ........................................ ...................................... .................. 1" (.1.2 In$rastructure In$rastructure height............................................... height............................................................... .............................. .................. .... 2 (.1.3 Cli!atic height.............................................. height................................................................. ................................. ......................... ........... 2 (.1.( 0sthetic height..................................... height......................................................... ........................................ ................................. ............. 2 I, building height regulations $or di$erent arts o$ *ddis *baba................... *baba ...............................2) ............2) ).1 Building height egulation $or dierent locations............................................2+ locations............................................2+ ).1.1 Central Business District 4CBD5...................................... 4CBD5........................................................... ........................... ...... 2+ 3
).1.2 ub Centers............................................................................................... 26 ).1.3 &ertiary Centers......................................................................................... 2" ).1.( odes........................................................................................................ 3 ).1.) Develo!ent Corridors.............................................................................32 ).1.+ &he 8Old City Core9................................................................................... 3" ).1.7 &he Buer :one around the 8Old Minilik ;alace9.......................................(1 ).1.6 Develo!ent in the 8&ransition
eight egulation o$ *ddI *b*B*?211.............................................................................................................. ) +.1 i!le!entation guide lines............................................................................. ) +.2 Mini!u! lot si:e deter!ination....................................................................+1 +.3 Other conditions ............................................................................................ +1 Bibliograhy ............................................................................................................ +)
(
L!"t o& t'be" Table #+: ,ifferentiation of -rban Areas based on common interest implementation potential Table #1: building height for the /, Table #2: building height regulation for the sub centers Table #: building height regulation for the tertiary centers Table #0: building height regulation for the nodes Table #: building height regulation for 1st grade development corridors Table #: building height regulation for 2 nd grade development corridors Table #3: building height regulation for rd grade development corridors Table #4: building height regulation for the old city core area Table #5: building height regulation for the buffer %one around the old 6inili palace Table #1+: building height regulation for the transition %one Table #11: building height regulation for the rest of the city Table #12: building height regulation along the ring road Table #11: building footprint for different building types Table #110: 7ormulas to determine setbacs Table #1: building types and areas to be deducted during 7AR calculation Table #1: new 8nclosure" 6inimum /uilding 9eight and 7AR for centers" sub centers" tertiary centers and nodes Table #:13 new 8nclosure" 6inimum /uilding 9eight and 7AR for corridors" historical areas" transition %ones" ring road and the rest of the city Table #14!formula to determine building setbac Table #15!building height" minimum building frontage and depth Table #2+! building height and minimum street width Table #21!" minimum street width and maximum 7AR
L!"t o& !'*r'+",&!*ure" ,iagram #1: building height relation according to the olden ration ,iagram #2: building height relation according to (an ,er ;eries ,iagram #: building height according to enclosure principle ,iagram #0: building height and intimate scale
Acro.+" BAR BHR /BD FAR LDP TOR
/uilt up Area Ratio in relation to the plot si%e /uilding 9eight Regulation entral /usiness ,istrict 7loor Area Ratio in relation to the plot si%e
)
Te'+ +e+ber" t't 'e #'rt!c!#'te ! t!" "tu. No
N'+e
Pro&e""!o
u'!&!c't!o
Urb' De"!*-Urb' P'!* "tu. te'+ 1
Abraham =orneh
Architect! -rban 'lanner
6;c
2
Ala%ar Assefa
Architect> -rban designer
6;c
/etelihem ,emissie
Architect!-rban 'lanner
6;c
0
,agim Asfaw
Architect> -rban designer
6;c
,ari ?ebenigus
Architect> -rban designer
6;c
8%ana @oseph
Architect> -rban designer
6;c
3
9eyaw terefe
Architect> -rban designer
'h,
4
ebyou @onas
Architect> -rban designer
6;c
5
Tibebu Asefa
Architect> -rban designer
6;c
1+
Tsion
Architect> -rban designer
6;c
11
@eneneh haneyalew
Architect > -rban designer
6;c
I&r'"tructure "tu. te'+ 12
,andena Tufa
Architect!-rban 'lanner
6;c
1
,agnachew Adugna
$nfrastructure expert
6;c
=ondimu Bassa
ivil engineer
6;c
Ecoo+!c "tu. te'+ 10
8yasu Bumera
8conomist
6;c
1
;isay ?enebe
8conomist
6;c
Geoo*. "tu. te'+ 1
Atalay
eologist
'h,
GIS e#ert 13
Alemu ebebe
$; expert
6;c
+
I
INTRODU/TION
131
B'c4*rou
This document presents a building height regulation updating study made by the 8iA/ from Cune 2+1+ to ,ecember 2+1+. The study was made based on memorandum of understanding signed between the institute and Addis Ababa city administration. According to the TDR summated by the client" the updating of the existing building height regulation of the city was necessitated by four ma&or reasons 1
The existing building height regulation was prepared in 2++1 for a planning period of ten years which ends in 2+11. This means time for the preparation of a new one is that responds to the current reality of the city
2
The scope of the existing /9R was limited to central parts of the city and along ma&or development corridors and as a result it couldnEt serve as an instrument to regulate development in many areas of the city that have newly emerged to be ma&or development areas
8ven though there have been complaints from staeholders during the early planning period that the regulation over!specified in some parts of the city" recently complaints have turned out to be under!specification and finally"
0
The existing /9R was based on the principles of efficient use of land and infrastructure and the development of good Fuality urban environment in general. $ts main instruments were /AR" and number of floors. There is the need to examine whether these principles as well as the instruments were adeFuate.
132
Ob5ect!e"
/ased on the above rationales" the ma&or ob&ectives of the study were: •
To reexamine the principles on which the existing /9R was based on and propose updated principles during the updating wor
•
To study the existing /9R instruments and update them and finally"
•
To propose a city wide /9R based on the new principles and instruments.
13%
6etooo*.
This study was made by employing three ma&or methods •
•
ontextual study and
7
•
;taeholder appraisal
An extensive literature review was conducted to find out international /9R practices and the principles and instruments on which they are based. 7our study teams consisting of economists" infrastructure experts" urban designers and urban planners were actively involved in reviewing the local and international experience in relation to building height. The tas of the economic study team was to identify the economic rationalists for regulating the height of buildings in the city. The infrastructure group was involved in assessing the relation between infrastructures and building height. The urban design teamEs ma&or tas was to identify design principles that dictate building height in different cities all over the world. The last team was assigned to investigate the limitations and potentials of the existing building height regulation of the city government of Addis Ababa. The findings from this study were used to develop a design program Gconcept for the new regulation. $n addition an extensive contextual study was undertaen by dividing the city into ten partsGsub! cities and using physical survey" observation and interview techniFues. The findings of this study at the sub!city level were used to understand the context for which the regulation is designed and desired local regulation principles. The later was combined with the findings of the literature review to complete the development of the design program for the new regulation. The findings of these two studies were presented to the client for appraisal and feed bac. Dnce the design program was developed and applied to the context" the result" which was a draft regulation regulation" was once again presented first to the client and latter to other ma&or staeholders for appraisal and feed bac. $ncorporating the comments given in all the three encounters" the updated /9R was finali%ed.
6
II
DESIGN PROGRA6 DE7ELOP6ENT
The /9R updating tas is viewed as building height regulation design. Any design starts with the development of a program. As explained in the bacground part" the program for the current design is developed by reviewing the literature" by conducting contextual study in all parts of AA and putting together the findings from the two studies.
231
F!!*" &ro+ te !ter'ture re!e83
$n the literature" design program is defined as the list of needs or interests that must be satisfied by a design. The current design that is the /9R is needed by the government" which is a development regulator" for the purpose of regulating private and other developments.
overnment regulates development in order to protect legitimate interests that may be affected by unregulated developments. Dn the other hand" private building development occurs only when legitimate interests of the private developers are assured to be served. These imply that a /9R must satisfy two ma&or interests: the interest of the regulator )which must be based on the common interest* and the interest of the developer which can be generally called private interest.
23131 /o++o !tere"t $n principle" the function of the government is to safeguard the common interests of society and private interests that do not conflict with them. ommon interests aimed to be protected can be economic" social" or environmental by type. $n addition" in terms of time the interests intended to be protected can be existing at the preset time or those envisaged in the future. ommon interest can also refer to different categories of staeholders such as the countryEs or regionsE whole population )nationalGregional interest*" its urban population only )often called public interest*" or its urban area population often called community or local interest.
,ifferent countries often have different national and regional interest because of differences in history" culture" geographic location and socio!economic development. $n addition" cities in different countries have different urban areas. 7or example while cities lie Addis Ababa have large slum areas" in American and 8uropean cities such areas are Fuite small. Dn the other hand" while many cities in the later have see side and river side areas" this is not the case for Addis Ababa. -rban and local interests can also be different among countries partly because of the above factors. 9owever" there are also many interests that are regarded as uniform at these scales. These include safety and security" efficiency" eFuity" esthetics and comfort.
"
S'&et. ' "ecur!t.9 buildings and urban areas are developed for people and the things they do. To feel safe from harm is considered one of the basic needs of people. 6a&or threats on the safety of users include unsafe location of buildings and neighborhoods" structural problems" motori%ed traffic" poor lighting and visibility" poor waste management" vulnerability to crime" fire and seismic ha%ards" etc. E&&!c!ec.9 concerns mainly optimi%ation of the use of resources such as land and infrastructure.
E:u!t.9 is an interest to develop goods" services and resource allocation system that can provide access to the resources to all socio!economic groups. The maret system which is the dominant system of allocation serves very well the interest of groups with higher social and economic status. The concern here is" therefore" for those who are on lower social and economic status. /9R is an instrument of allocation of space for living and woring. -nless it is designed with eFuity as part of its design program" it can become an impediment to access for weaer socio economic groups to space for living and woring.
E"tet!c"9 is the interest to develop a city with good visual Fualities. oncern for visual Fuality is regarded as a common concern among all humans. 9owever" good visual Fuality may not be a priority of all social groups at all times. Therefore" it is an interest that must be viewed contextually. A detail analysis on aesthetics is presented in chapter three.
/o+&ort9 it is one other ma&or Fuality reFuired from buildings and urban areas by its users. /uildings and spaces are reFuired to meet certain standard of comfort to satisfy users. The length of time people stay in a public space for example is a function and an indicator of its comfort. $t is a product of satisfaction with a behavior and Fuality of elements with which users interact in a space. These elements include air" light" sound" activity" physical elements and people.
1
23132 Te #r!'te !tere"t enerally" private interest includes the interests of private individuals and entities. 6a&or 'rivate ;taeholders in building development include land sellers" financers and developers. The interest of private entities can be social" economic and use by type. ,evelopers may have interest in building high for the purpose of advancing their social status" for maximi%ing profit or for maximi%ing satisfaction of need in the case of development for own use.
$n a maret system" a city normally has many land sellers" financers and developers. These entities also have different economic and social interests at different times. Therefore" their individual interests are too many and varied to be represented in a design program. 9owever" leaving aside the other interest types" economic feasibility of development can be taen as a shared interest of the private entities. 7inancers and developers are unliely to involve in building developments that are not economically feasible particularly when the developments are intended for business. Therefore" their interest to do development business and to finance development is affected if what regulations allow to build are economically infeasible. $n the same way such regulations also affect the interests of land sellers who intend to benefit from the sale of development land.
8conomic feasibility of development is not only a shared interest of private entities but also a private interest which does not conflict with the common interest. $n fact in a maret system much of the economic component of the common interest depends on economic feasibility of private developments. The critical factor for economic feasibility is not however building height even though in practice a construction cost increases with height while rent normally decreases. It is building floor area or area of rentable space . ,evelopers need to build certain minimum floor area for their development to be economically feasible. They also need to stop building at a certain maximum floor area for the investment to continue to be feasible.
Therefore" generally speaing for buildings developed for business" the range of building height regulation must fall within the range of development profit. $f the end of the regulation range )maximum allowed area* is below the beginning of profit for the developer" economically feasible development may not tae place. onversely" if the regulation range is above the range of profit for the developer" the same thing will happen )for more detailed information on this issue" see Report #1: economic studies*
11
232
F!!*" o& te cotetu' "tu.
23231 Te !tere"t" The findings of the contextual study indicate that consistent with the international practice there are both common and private interest in building development in Addis Ababa. The common interests included not only urban and local interests but also national partly due to the capital status of the city.
The findings indicate that the national interests with regard to building development and building height in the city were: •
•
•
•
/e conducive to global investment Attract international tourism 8nhance the cityEs status of African diplomatic capital and ;ymboli%e the countryEs historical and cultural identity and its political and socio!economic transformation.
8thiopiaEs national development strategy emphasi%es the importance of attracting global investment and increasing national income by expanding sectors such as tourism. As a capital city with relatively more advanced infrastructure" Addis Ababa is expected to play ma&or role in both cases. This expectation can be reali%ed only if the cityEs development plans and implementation strategies such as /9R are geared towards enhancing the capacity of the city to play these roles. ationally" Addis Ababa is viewed as the diplomatic capital of Africa. This view originates from factors such as 8thiopiaEs victory over a colonial power and its impact on African independence movement" its contribution to the independence struggle of many African countries" its contribution to establishment of the former Drgani%ation of African -nity )DA-* with its headFuarter in Addis Ababa and its involvement in African affairs. The recent struggle to maintain the African unionEs head Fuarter in the city" the naming of the streets of the city after the different African nations" the initiatives taen by the country to represent Africa on climate change conference" etc all serve this interest. These roles of the country and the city are highly valued by the 8thiopian people. As a result" maintaining and enhancing this role )status* was one of the visions of the structure plan of Addis Ababa. This vision must be supported by informing implementation strategies such as /9R with this interest. ities and their buildings are symbols of the image of a country. $n history" countries may encounter hardships such as civil war" famine and poverty which affect their image. $n principle" however" many countries wish that their cities and buildings symboli%e their good image. Accordingly" there is strong national interest in 8thiopia that its cities and their buildings 12
symboli%e the countryEs historical and cultural identity and the rapid political and socio!economic transformation in which it is found today.
Urb' ' oc' !tere"t E&&!c!ec.9 land and infrastructure use optimi%ation have been two of the ma&or principles in the preparation of the structure plan and the existing building height regulation. As stated earlier" while optimi%ation should aim at preventing both underuse and over use" the plans as well as the regulation were focused mainly on preventing under use of land and infrastructure. As a result" the existing height regulation is focused on regulating number of floors of buildings which do not necessarily ensure optimal use of land and infrastructure rather than regulating floor area of buildings which is an effective instrument. The study indicates that the /AR reFuirement can be fulfilled by ad&usting a single floor of the building only while the height reFuirement can be fulfilled without increasing floor area of the building and increasing land or infrastructure use. S'&et. ' "ecur!t.9 the ma&or concern regarding safety and security has been that of proposing an appropriate /9R that goes in line with the available means to protect buildings during natural and artificial catastrophes such as earthFuae and fire. At this moment" the fire brigade department of the city has ladders that reach a maximum of 32 meters which in other words means 20 stories. The location of the city along or very close to the rife valleyEs fault line is another danger that was considered by many as a ma&or threat to the future of building height in the city. Regarding security" some foreign embassies and the grand 6inili palace had a strong need to be protected from high rise buildings in their surroundings. E:u!t.9 $t is well nown that 8thiopiaEs development strategy since the 1530 revolution are dominated by the interest to maximi%e the access of weaer socio!economic groups to goods" services and resources. This interest is currently reflected in urban areas through investment in housing" health" education and infrastructure. This is a positive trend that must be enhanced and that must inform urban development plan implementation mechanism such as building height regulation. Ae"tet!c"9 it has been indicated earlier that even though visual Fuality is a shared concern among all humans" it is not however a priority concern in all contexts. $n low income residential and woring areas" the priority is for basic services and access to space. 9owever" the existing /9R did not have the mechanisms to regulate visual Fuality even in central areas and prime parts of the city where the concern for visual Fuality is stronger. The situation is similar in the case of comfort.
Pr!'te !tere"t The study indicate that private developerEs interest in building height in Addis Ababa is not limited to economic or profit maximi%ation but also includes social interests such as fame" winning competition among friends" etc. 9owever" economic feasibility remains the more un! compromisable interest. =e have mentioned previously that the ma&or staeholders of building development and building height are assumed to be private land sellers" financers and developers. $n the 8thiopian 13
situation particularly land seller and developer includes government which is also a development regulator. That implies its role as a regulator is liely to affect its role as land seller and developer or vice versa. This raises the Fuestion: H6ay the government accept a height regulation that reduces the price of land it sellsIJ. The answer is assumed to be generally yes because it is assumed that both the regulation and the potential reduction of land price are intended to serve the common interest which must be the ma&or concern of government.
23%
De"!* #ro*r'+ &or te re*u't!o
/ased on the above study" design program for the regulation becomes building height that can contribute to the ob&ectives of developing a city conducive to global investment" international tourism" enhancing the cityEs status of African capital" symboli%ing socio!economic and political transformation of the country and its historical and cultural identity and producing an efficient" eFuitable" comfortable" safe woring and living environment and that can attend to private interests that do not conflict with the above interests. This content of the program is similar to what is normally nown in city planning as 7!"!o3
23%
Te e"!* cotet
The study indicates that none of the parts of Addis Ababa have the potential to support building heights that can serve all the above interests or where all the vision components can be implemented. ,ifferent parts of the city have potentials to support building heights that can serve only some of the interests. That implies the city can support building heights that can serve all the interests only by assigning interests to its different areas according to their potential. ,ivision of the city into areas according to their potential and interests they can serve is give in the table below T'be $09 D!&&eret!'t!o o& Urb' Are'" b'"e o co++o !tere"t !+#e+et't!o #otet!' Urb' 're' I+#e+et't!o Potet!'
9$9
8Fuity and cultural identity
8fficiency" transformation" global investment
ew ,evelopment corridors 8Fuity and cultural identity
8fficiency" transformation" global investment
residential8fficiency" comfort" transformation
Fuality" 8Fuity" land use mix
Dld areas )if preserved* ew ;ub centers
8fficiency" transformation 8Fuity and cultural identity
lobal tourism" identity" Fuality 8fficiency" transformation" global investment
Ring road
ultural identity" urban Fuality"
8fficiency" transformation
;pecial scenery areas
8fficiency" eFuity
Tourism" Fuality" aesthetics
6aret areas
8fficiency" transformation
lobal tourism" identity" Fuality" eFuity
1(
ew residential areas
ultural identity
Transformation" efficiency
9igh security areas
8fficiency
eFuity
23;
Te e"!*
Application of the design program according to the above table produces two types of urban level building height structures as shown in the figures below.
The first structure is similar to building height structure generated by a polycentric development. Dbservation also indicates that this structure is consistent with the existing development trend of the city and with the regulation of the ;tructure plan of the Addis Ababa The second structure however is a new regulation. $t maintains the cityEs historyK it increases the Fuality of the city" and generates income from tourism. 6any cities have old core areas that maintain their history" etc. and Addis Ababa also needs to enhance its old areas. =ith this" we now move to the next chapter which is Hthe application of the design program to the contextJ
1)
III APPLI/ATION OF THE DESIGN PROGRA6 TO THE /ONTE
%31
/oce#tu' #' eeo#+et
,espite the fact that the context revealedGconformed the poly!centric urban structure as a feasible model for the development of the new building height regulation of Addis" the study team has however reviewed other development models as well. The regulation of each model was filtered through a HcityEs visionJ that was developed by the study team and strong constraints identified during the data collection stage. These are constraints such as history" topography" rivers" values" people that need a certain level of protection within a new building height %one. The five models that were considered by this study and the rational for selecting one of them are presented below 1. The mono!centric city structure 2. The poly!centric or multi!nucleated city structure . The decentrali%ed city structure 0. A democratic city structure and finally . A laisse% faire model and finally •
Te +oo-cetr!c c!t. "tructure9 as we can see in the diagram" this is about a city with one center which is the /,. The tallest buildings rise from this center and building height for the rest of the city will be down slopping from the center. A building height regulation can be designed in such a way that it reflects the prevailing urban structure.
1+
17
•
Te #o.-cet #o.-cetr!c r!c or +ut!-uc +ut!-uce't e'te e c!t. "tructur "tructure9 e9 this is about a city having a number of centers playing different roles. Dne can be the /, while the other could be centers centers of educati educationa onall facilitie facilities" s" industria industriall establis establishme hments" nts" commercia commerciall areas" areas" sub! centers and nodes serving a peripheral expansion area. A cityEs syline can easily be reconstructed on the basis of this hierarchical service structure.
16
1"
•
Te ecetr'!=e c!t. "tructure9 This applies for both mono!centric and poly!centric cities. The essence of this type of city structure lies on the fact that in addition to existing cityE cityEs s cente centerGs rGs"" one one also also finds finds addi additio tiona nall cent centers ers servin serving g dece decentr ntrali ali%e %ed d satel satellit lite e townsG townsGne new w towns. towns. A cityE cityEs s sy line line can once again again be desig designe ned d in line line with with such such structure.
2
21
•
A e+ocr't!c c!t. "tructure9 this reflects a flat syline resulting from a planned or spontaneous environment that has eventually created a city where no building dominates over the others.
22
23
•
%32
A '!""e= &'!re +oe9 This is a model that is not controlled but left to the maret. Dnce again" experts argue that what is eventually produced could be similar a mono!centric or poly!centric structure.
Te "eect!o o& ' '##ro#r!'te urb' "tructure &or A!" Ab'b'
7or Addis which is a multi!centric city this model" the mono!centric city has lots of limitations to address its current needs. The democratic model has also its limitations as a democratic view to development is not strongly compatible to the principles of the free maret particularly when it comes to profit maing. The laisse% faire model was taen to be not applicable for Addis as well. $n a city where the infrastructure capacity is very limited" such an approach if allowed could result in overstraining development in a few locations. @et" the cityEs future development reFuires a strong control. The most feasible options were considered to be the decentrali%ed and the poly!centric urban structure models. 7or the updating the existing building height regulation of Addis" the study team has then adapted a hybrid of these two models. ;uch structure was also promoted by the new structure plan of the city and by the contextual study. The different components of this polycentric structure in hierarchical order are presented in the context of Addis Ababa were: •
•
•
•
•
Te /BD9 consisting of three different sections )the inner core" special areas such as 'ia%a" 6ercato and Arat Bilo area" and development corridors connecting the above areas* Sub-ceter"9 6egenagna" Ayer tena" and aliti Tert!'r. ceter"9 /israte ebriel" 6eri
2(
I7 DESIGN STAGE9 FRO6 /ON/EPT TO DESIGN Dnce the polycentric urban structure model was selected" the next step was to identify what height corresponds to each of the bumps in the structure. This is about what height to assign to the /," the sub!centers" the corridors" the nodes" the &unctions" etc. 7or this" the study team has considered the following scientific methods
;31
Sc!et!&!c +eto"
The scientific method that the study team relied on had five different components" a combination of which gave the final say for the updating of the building height regulation of Addis. These are: 1. 8conomic heightGfloor area study 2. $nfrastructure heightG7loor area study . limatic height studies 0. 8sthetic height studies and finally . A combination of them
;3131 Ecoo+!c e!*t The economic height study was about identifying the minimum height or developable area )7A* that is economically feasible for an investor. Rather than a feasible height" the economic study group has come up with a feasible developable area )7loor Area* for each location in the urban structure. The economic study team has tried three different formulas and eventually found the third which is nown as Hthe breaeven approachJ as the most appropriate for the Addis AbabaEs context. The techniFue helps to set the minimum economic building height level based on the maximum number of stories set by physicalGspatial criteria. The eFuation used for the analysis is as follows. /8' L 7G);'!(* =here: /8' ! /reaeven 'oint 7 ! Annual total fixed costs including interest charges ;' ! harging rate per unit output ( ! (ariable costs per unit output at full capacity operation
2)
-sing the above breaeven analysis formula" minimum building heights were set for the identified 1 different spots in the ity. The analysis was done for four different plot areas )++m2" 1+++m2" 1++m2 M 2+++m2* for each of the spots. $n addition" three average rental income values per sFuare meter )1++" 12 M 1+* were used in the analysis based on the location of the spots. The conducted analysis assumed /irr +++Gm2 lease price" /irr +++Gm2 construction cost and 3N /AR )built!up!area ratio* for each of the considered plots. The outcome of this analysis for the selected sites was used as a reference for the minimum economically feasible developable area which was later converted by the design team into the minimum building height.
;3132 I&r'"tructure e!*t This study was about identifying the maximum development capacity of an area on the basis of the bearing capacity of infrastructure mainly the road networ. =hile 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. $n combination" these two studies determine the minimum and the maximum development density for an area. After examining different road efficiency related formulas and applying the selected one on 1m distance along the 8ast! =est axis )from -rael to 6egenagna*" the study team has found the 1:4 FAR )7loor Area Ratio* as the highest permissible development density in the next 1+ years.
;313% /!+'t!c e!*t =ind and sun are strong determinants of building height. =hat 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. A simple calculation made on the basis of having two hours shade )11 am!1pm* for the month of Cune )which is the most critical* on both sides of the 8ast =est axis shows that the minimum and maximum height of buildings should be .xwidth of the street and 0.x width of the street respectively. $n other words" for a 0+m wide street the respective height will be 1m )00 stories* and 142m )1 stories*. Though &ustifiable from climate point of view" what was found through this study was not however economically and esthetically feasible.
;313; E"tet!c e!*t This is about the determination of building height on esthetic principles. =hat was considered under this heading for the determination of building height for Addis was the so called Holden ratioJ. As we can see in the diagram" this is based on esthetic theory that express relation in terms of the following numbers 1"2"""4"1"21"0"" etc. $n this theory" the third number is always the sum total of the first two.
2+
The other esthetic height theory that was that of the recent (an ,er ;eries =ith 'lastic umber M 'lastic umber ;eries" which is a modern proportioning system)154* using ;eries: 1" 1 "1" 2" 2" " 0" " 3" 5" 12" 1" 21"24"3"05"O which is 'iL 'i!2 P 'i! K for iQ2" given '+"'1 M '2 as a means of proportion" is also an invaluable tool for frontage and height determination. $n any seFuence of four terms" the fourth is the sum of the first two. D!'*r'+ $19 bu!!* e!*t re't!o 'ccor!* to te Goe r't!o
D!'*r'+ $29 bu!!* e!*t re't!o 'ccor!* to 7' Der Ser!e"
Though both theories are applicable" the team has chosen the olden numbers for their wide international application and the variety of options they give between two consecutive numbers particularly in the lower range. The other two esthetical considerations that were considered in our design are: •
Eco"ure9 is the relationship between the hori%ontal distance between two buildings and the vertical height. The most commonly used enclosure relations in many cities are 0 degree )the height of the building being 1 x the width of the street*" 23 degree ).1 x the width of the street*" 14 degree )+.2 x the width of the street* and 1 degree )+.2 x the width of the street*. $n exceptional cases" such relation could extend to + degree which is 1.3 x the width of the street*. Applying such proportions to a 0+m wide street" the respective height of a building on this street for each of the four formulas will be 0+m )1 story*" 2+.0m )3 stories*" 12.4m )0 stories* and 1+.m )three stories*. 7or the + degree" the height of the respective building will be 5.2m )2 stories*. D!'*r'+ $%9 bu!!* e!*t 'ccor!* to eco"ure #r!c!#e
27
•
Sc'e9 according to armona et al )2++: pp 1* scale is the perception of an ob&ect relative to other ob&ects around it" and to our perception of those ob&ects. ;cale concerns first" the buildingEs dimension and all its parts relative to the dimensions of a human being )i.e. human scale* and" second is its dimensions relative to those of its setting )i.e. generic scale*. 9ence" a building can be understood to be of a human scale or not and" separately" to be in or out of scale with its surroundings. The human scale is the distance that one can see the facial expression and feelings of a person. This distance is approximately 1m or 23degree con of vision. The other type of scale which is also very important in the study of a cityEs building height is the so called Hintimate scaleJ. The intimate scale expresses the relation between street width" building frontage and building height. $f a street has a width of 0+m" the width according to this intimate scale has to be 2+m and the height 1.m. $n other words" a relation of 1:+.:+.0 between street width" building frontage and building height is found to be an intimate scale. The use of the intimate scale is in most cases recommended to that part of the building that comes closer to the street. $f a tall building comes to the street" it becomes offending" but if it has a podium and a tower combination and the podium which is designed according to the intimate scale principle comes closer to the street" the whole complex becomes appealing. Another alternative to produce the same effect is the use of an open space in front of the tower )see both options in the table below* D!'*r'+ $;9 bu!!* e!*t ' !t!+'te "c'e
26
It!+'te "c'e bu!!*"9 #o!u+-to8er co+b!'t!o
It!+'te "c'e bu!!*"9 "et-b'c4-to8er co+b!'t!o
This building height regulation has the minimum and the maximum building height regulation for an area. The way the study team determined such limits is based on two design principles. The first is the olden ration itself and the other is the combination of the economic and infrastructure developable floor area. Dn the basis of this: •
•
•
=hen infra 7A )max* L economic 7A" we too the golden section principle which gives both maximum and minimum. @et" we have made sure that such regulation never exceeds the maximum carrying capacity of the infrastructure. =hen the infra 7A )max* is greater than economic far min" our decision was to propose a minimum that goes with the economic minimum and a maximum height that respects the infrastructure maximum. =hen the economic regulation was greater than infrastructure max" we recommend improving infrastructure. Dn the assumption that such improvement will be made" we made our regulation on the basis of the Hgolden sectionJ rule.
This building height was once again sub&ect to other two strong instruments" which are 1. A HcityEs visionJ which is developed by the study team in light of the grand vision of the new structure plan )see 2.* and 2. HonstraintsJ such as history" topography" eFuity" social values" etc. ombining the four design principles" the new vision of the city" constraints" existing and future trends" the design team has come up with what is believed to be a responsive and accommodative building height regulation for Addis Ababa. The regulation for the different sections of the city is presented below
2"
I7 BUILDING HEIGHT REGULATIONS FOR DIFERENT PARTS OF ADDIS ABABA
3
>31
Bu!!* e!*t Re*u't!o &or !&&eret oc't!o"
Dn the basis of the selected poly!centric urban structure" the new building height for the city of Addis encompasses centers" sub centers and minor centers" nodes" development corridors" the old city part" historical areas" areas along the ring road" etc. The central business district is the area where the international vision of Addis is going to be reflected. The maximum building height in this area" which also applies for the whole city" is 2 stories. This figure is determined on the basis of the grand vision of Addis as the African capitalE. ;uch figure" representing the total number of African countries so far" is already adapted by the new commercial ban headFuarter )design stage*E in the cityEs core area" has a very strong symbolic meaning.
>3131 /etr' Bu"!e"" D!"tr!ct (/BD) Table #1: building height regulation for the CBD /BD No 1
Are',oc't!o 6ain centerG/, •
•
•
2
Accor!* to te o BHR P3!<,'
Ne8 BH (Stor!e",&oor")
Ne8 BAR (?)
Ne8 +' FAR
Re+'r4 •
$nner %one
0!2 or 8!2
$ntermediate ring
21!0 or 8!0
4+ max
1:!1:3 •
1!21 or 8!21
Duter ring
6ercato
P2!<,'
1!
4 max
1:0
•
•
•
The maximum height of buildings in the area reFuire that such buildings be located facing existing open spaces )6esel ;Fuare" the ;tadium" hion 9otel" etc* The total area coverage of the inner %one" intermediate and outer %one is .4 hectares" 14 hectares and 13 hectares respectively. /AR is reduced from the previous 3! 1++N to a maximum of 4N to allow for more open space. 6inimum /AR is left open ,ue to the narrow si%e of the streets in 6ercato" new buildings should be built according to the new setbac reFuirements ;ome road side development in 6ercato is to be governed by a 1:1 enclosure
31
•
'ia%%a area
P2!<,'
,atum and
4 max
1:0
•
1!
•
•
principle as indicated in the map. $n order to protect the woring and living places of the poor in 6ercato" the inner %ones are to be redeveloped for low rise )the maximum being a wal up building*. 9eight in areas in close proximity to the 6unicipal and ;t eorge church is determined on the basis of a datum. The reference point is the dome of the church which rises about 4 meters from the ground level of 2034m above sea level. The use of the datum is to protect the view to these two historical buildings. =ith this design principle" 'ia%%a falls in the same category with that of the H old city coreJ which is maximum of five stories )P0* /uilding height within the historical areaE )as demarcated by the structure plan* will also be a maximum of five stories. 8xception is along ma&or streets within 'ia%%a where the new height is !4 stories )see detail in the regulation for the Hold city coreJ
•
'ia%%a area
P2!<,'
,atum and
4 max
1:0
•
1!
•
•
principle as indicated in the map. $n order to protect the woring and living places of the poor in 6ercato" the inner %ones are to be redeveloped for low rise )the maximum being a wal up building*. 9eight in areas in close proximity to the 6unicipal and ;t eorge church is determined on the basis of a datum. The reference point is the dome of the church which rises about 4 meters from the ground level of 2034m above sea level. The use of the datum is to protect the view to these two historical buildings. =ith this design principle" 'ia%%a falls in the same category with that of the H old city coreJ which is maximum of five stories )P0* /uilding height within the historical areaE )as demarcated by the structure plan* will also be a maximum of five stories. 8xception is along ma&or streets within 'ia%%a where the new height is !4 stories )see detail in the regulation for the Hold city coreJ
32
>3132 Sub /eter" Table #2: building height regulation for the sub centers No
Are'
Accor!* to Ne8 BH te o BHR (Stor!e")
Ne8 BAR (?) Ne8 +' FAR Re+'r4
1
6egenagna
P3!2+
1!21
4+ max
1:!1:3
2
Ayer Tena
P2!<,'
4!1
4+ max
1:0
Baliti
4!1
4+ max
1:0
0
!4
4+ max
1:0
•
•
•
The ma&or constraint within the 6egenagna sub!center is the view towards the @ea 6ountain. To protect this beautiful land scale" the design has limited the maximum building height in this area to only stories. /AR is new to go to a maximum of 4+N with the minimum range left open. The boundary that is taen to define sub!center areas is in most cases taen from the <,'s prepared by the city government
>3132 Sub /eter" Table #2: building height regulation for the sub centers No
Are'
Accor!* to Ne8 BH te o BHR (Stor!e")
Ne8 BAR (?) Ne8 +' FAR Re+'r4
1
6egenagna
P3!2+
1!21
4+ max
1:!1:3
2
Ayer Tena
P2!<,'
4!1
4+ max
1:0
Baliti
4!1
4+ max
1:0
0
!4
4+ max
1:0
•
•
•
The ma&or constraint within the 6egenagna sub!center is the view towards the @ea 6ountain. To protect this beautiful land scale" the design has limited the maximum building height in this area to only stories. /AR is new to go to a maximum of 4+N with the minimum range left open. The boundary that is taen to define sub!center areas is in most cases taen from the <,'s prepared by the city government
33
>313% Tert!'r. /eter" Table #3: building height regulation for the tertiary centers Tert!'r. ceter"
1
/israte ebriel
Accor!* to te o BHR P2!<,'
2
6eri
P2!<,'
4!1
4+ max
1:
otera
P2G0!<,'
1!21
4+ max
1:!1:3
0
;aris
!!!!!
4!1
4+ max
1:
Botari
P2!<,'
4!1
4+ max
1:
/etel
!!!!!
4!1
4+ max
1:
3
=inget
P2!<,'
4!1
4+ max
1:0
4
8dna 6ole
P0!12
!1+
4+ max
1:0
5
Tor 9ailoch
L0!<,'
4!1
4+ max
1:0
No
Are',oc't!o
Ne8 BH (Stor!e") 1!21
Ne8 BAR (?) 4+ max
Ne8 +' FAR 1:!1:3
Re+'r4 •
•
•
•
The boundary that is taen to define tertiary centers is in most cases taen from the <,'s prepared by the city government The ma&or constraint that is considered in some tertiary centers is the aviation %one regulations The 1: 7AR considered for some tertiary centers is due to the low traffic density in such areas. /AR is a maximum of 4+N
>313% Tert!'r. /eter" Table #3: building height regulation for the tertiary centers Tert!'r. ceter"
1
/israte ebriel
Accor!* to te o BHR P2!<,'
2
6eri
P2!<,'
4!1
4+ max
1:
otera
P2G0!<,'
1!21
4+ max
1:!1:3
0
;aris
!!!!!
4!1
4+ max
1:
Botari
P2!<,'
4!1
4+ max
1:
/etel
!!!!!
4!1
4+ max
1:
3
=inget
P2!<,'
4!1
4+ max
1:0
4
8dna 6ole
P0!12
!1+
4+ max
1:0
5
Tor 9ailoch
L0!<,'
4!1
4+ max
1:0
No
Are',oc't!o
Ne8 BH (Stor!e") 1!21
Ne8 BAR (?) 4+ max
Ne8 +' FAR 1:!1:3
Re+'r4 •
•
•
•
The boundary that is taen to define tertiary centers is in most cases taen from the <,'s prepared by the city government The ma&or constraint that is considered in some tertiary centers is the aviation %one regulations The 1: 7AR considered for some tertiary centers is due to the low traffic density in such areas. /AR is a maximum of 4+N
3(
>313; Noe" Table #4: building height regulation for the nodes Noe"
No
Are',oc't!o
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
1
Tafo
!
4+ max
1:0
2
Ayat
!4
4+ max
1:0
/ole @ea
!4
4+ max
1:0
0
Bara Alo
!4
4+ max
1:0
Botebe TT
P0!12
4!1
4+ max
1:0
ergi
P2!3
!4
4+ max
1:0
3
/ole 6ichael
P0!12
!4
4+ max
1:0
4
22 6a%oria
P0!12
4!1
4+ max
1:0
5
;hiro 6eda
!4
4+ max
1:0
1+
;emen ebeya
4!1
4+ max
1:0
P2!<,'
P0!12
Re+'r4 •
•
•
The boundary that is taen to define tertiary centers is in most cases taen from the <,'s prepared by the city government The ma&or constraint that is considered in some nodes includes aviation %one regulation" view corridors and security issues /AR can be lower than what is indicated as minimum in this table
>313; Noe" Table #4: building height regulation for the nodes Noe"
No
Are',oc't!o
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
1
Tafo
!
4+ max
1:0
2
Ayat
!4
4+ max
1:0
/ole @ea
!4
4+ max
1:0
0
Bara Alo
!4
4+ max
1:0
Botebe TT
P0!12
4!1
4+ max
1:0
ergi
P2!3
!4
4+ max
1:0
3
/ole 6ichael
P0!12
!4
4+ max
1:0
4
22 6a%oria
P0!12
4!1
4+ max
1:0
5
;hiro 6eda
!4
4+ max
1:0
1+
;emen ebeya
P0!12
4!1
4+ max
1:0
11
14 6a%oria
P2!3
!4
4+ max
1:0
12
Beraneo 6edhanealm
!4
4+ max
1:0
1
Alem /an
!4
4+ max
1:0
10
RepiGBara Bore
!4
4+ max
1:0
1
P2!3
!4
4+ max
1:0
1
Cemo
P2!3
!4
4+ max
1:0
P2!<,'
Re+'r4 •
•
•
The boundary that is taen to define tertiary centers is in most cases taen from the <,'s prepared by the city government The ma&or constraint that is considered in some nodes includes aviation %one regulation" view corridors and security issues /AR can be lower than what is indicated as minimum in this table
3)
13
6eanissa
P0!12
4!1
4+ max
1:0
14
BeraGofa 6a%oria
P0!12
4!1
4+ max
1:0
15
AaiGTulu ,imtu
!4
4+ max
1:0
2+
Aai Dld enter
!
4+ max
1:0
P2!3
13
6eanissa
P0!12
4!1
4+ max
1:0
14
BeraGofa 6a%oria
P0!12
4!1
4+ max
1:0
15
AaiGTulu ,imtu
!4
4+ max
1:0
2+
Aai Dld enter
!
4+ max
1:0
P2!3
3+
>313> Deeo#+et /orr!or"
1"t *r'e eeo#+et corr!or" Table #5: building height regulation for 1 st grade developent corridors No
1
2
Deeo#+et corr!or"
Ne8 BAR (?)
Ne8 +' FAR
Re+'r4 •
6erato mexico •
Anwar mosFue!Telehaimanot
P2!<,'
4!1
4+ max
1:0
•
Telehaimanot > Tiur anbesa
P3!2+
21!0
4+ max
1:!1K3
•
Tiur anbesa!Arei factory
P3!2+
21!0
4+ max
P0!12
4!1
4+ max
1:0
P2!<,'
'artly old city core 4! 1 $t is in the old city core
4+ max
1:0
4+ max
1:0
1:!1:3
6erato!'ia%%a •
/us terminal!9abte iorgis bridge 9abte iorgis bridge> 'ia%%a
Accor!* Ne8 BH to te o (Stor!e") BHR 1"t *r'e eeo#+et corr!or"
'ia%%a !Arat ilo
•
These are main streetsGdevelopment corridors within the center that connect the different elements of the /,. /uilding height on these streets refers to development on both sides of these streets taing the front plot into consideration
>313> Deeo#+et /orr!or"
1"t *r'e eeo#+et corr!or" Table #5: building height regulation for 1 st grade developent corridors No
1
2
Deeo#+et corr!or"
Accor!* Ne8 BH to te o (Stor!e") BHR 1"t *r'e eeo#+et corr!or"
Re+'r4 •
•
Anwar mosFue!Telehaimanot
P2!<,'
4!1
4+ max
1:0
•
Telehaimanot > Tiur anbesa
P3!2+
21!0
4+ max
1:!1K3
•
Tiur anbesa!Arei factory
P3!2+
21!0
4+ max
P0!12
4!1
4+ max
1:0
4+ max
1:0
4+ max
1:0
1:!1:3
6erato!'ia%%a /us terminal!9abte iorgis bridge 9abte iorgis bridge> 'ia%%a
P2!<,'
'ia%%a !Arat ilo
Residential areas
0
Ne8 +' FAR
6erato mexico
•
Ne8 BAR (?)
'artly old city core 4! 1 $t is in the old city core area ,atumG1!
4+ max
1:
,atumG1!
4+ max
1:0
on residential land uses
P0!12
'ia%%a!ational Theater )hurchill road*: this is a special areaGaxis within the historical %one* 'ia%%a > Theodros sFuare
P3!2+
4!1
4+ max
P3!2+
1!21
4+ max
•
•
Theodros ;Fuare!'ost office
•
These are main streetsGdevelopment corridors within the center that connect the different elements of the /,. /uilding height on these streets refers to development on both sides of these streets taing the front plot into consideration
1:0 1:!1:3
37
•
'ost office!,efense 6inistry
P3!<,'
21!0
4+ max
1:!1:3
•
6inistry of ,efence!8ast!=est Axis
P3!<,'
0!1
4+ max
1:!1:3
Arat olo!7infine bridge
7lamingo! Air port
3
Dld city core area
•
7lamingo!Dlympia
P3!2+
1!21
4+ max
1:!1:3
•
Dlympia!'eacoc
P0!12
4!1
4+ max
1:0
•
'eacoc!Airport
P0!12
!1+
4+ max
1:0
4+ max
1:0
6exico! Tor 9ailoch •
6exico >,essie 9otel
P3!<,'
1!21
4+ max
1:!1:3
•
,essie 9otel!Tor 9ailoch
P3!12
4!1
4+ max
1:0
P3!<,' P3!2+
1!21
4+ max
1:!1:3
P3!<,' P3!2+ P3!2+ P0!12
1!21
4+ max
1:!1:3
4!1
4+ max
1:0
4
6esel!-rael
5
6esel!otera •
6esel > /elo /et
•
/elo bet > otera
•
'ost office!,efense 6inistry
P3!<,'
21!0
4+ max
1:!1:3
•
6inistry of ,efence!8ast!=est Axis
P3!<,'
0!1
4+ max
1:!1:3
Arat olo!7infine bridge
7lamingo! Air port
3
Dld city core area
•
7lamingo!Dlympia
P3!2+
1!21
4+ max
1:!1:3
•
Dlympia!'eacoc
P0!12
4!1
4+ max
1:0
•
'eacoc!Airport
P0!12
!1+
4+ max
1:0
4+ max
1:0
6exico! Tor 9ailoch •
6exico >,essie 9otel
P3!<,'
1!21
4+ max
1:!1:3
•
,essie 9otel!Tor 9ailoch
P3!12
4!1
4+ max
1:0
P3!<,' P3!2+
1!21
4+ max
1:!1:3
P3!<,' P3!2+ P3!2+ P0!12
1!21
4+ max
1:!1:3
4!1
4+ max
1:0
4
6esel!-rael
5
6esel!otera •
6esel > /elo /et
•
/elo bet > otera
36
2 *r'e eeo#+et corr!or" Table #!: building height regulation for2nd grade developent corridors No
Deeo#+et corr!or"
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
Re+'r4
2 *r'e eeo#+et corr!or" 1
2
-rael!
•
•
-rael > ?erihun bdg
P3!2+
1!21
4+ max
1:!1:3
•
?erihun /dg!
P0!12
4!1
4+ max
1:0
P0!12
4!1
4+ max
1:0
otera > Baliti •
otera! ;aris
•
;aris > aliti
!4
4+ max
1:0
•
;aris! Tulu ,imtu
!
4+ max
1:0
1!21
4+ max
1:!1:3
4!1
4+ max
1:0
•
6exico era •
6exico!/ulgaria ma%oria
•
/ulgaria 6a%oria! Bera
P3!<,'
These are the main streets that radiate from the main city center connecting the /, with the sub! centers and the rest of the city. /uilding height on these streets refers to development on both sides of these streets taing the front plot into consideration
2 *r'e eeo#+et corr!or" Table #!: building height regulation for2nd grade developent corridors No
Deeo#+et corr!or"
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
Re+'r4
2 *r'e eeo#+et corr!or" 1
2
-rael!
•
•
-rael > ?erihun bdg
P3!2+
1!21
4+ max
1:!1:3
•
?erihun /dg!
P0!12
4!1
4+ max
1:0
P0!12
4!1
4+ max
1:0
otera > Baliti •
otera! ;aris
•
;aris > aliti
!4
4+ max
1:0
•
;aris! Tulu ,imtu
!
4+ max
1:0
1!21
4+ max
1:!1:3
4!1
4+ max
1:0
1!21
4+ max
1:!1:3
4!1
4+ max
1:0
1!21
4+ max
1:!1:3
4!1
4+ max
1:0
•
0
6exico era •
6exico!/ulgaria ma%oria
•
/ulgaria 6a%oria! Bera
P3!<,'
These are the main streets that radiate from the main city center connecting the /, with the sub! centers and the rest of the city. /uilding height on these streets refers to development on both sides of these streets taing the front plot into consideration
heros!ofa 6a%oria •
heros > Tele
•
Tele > ofa 6a%oria
6exico!;ar /et
3
Autobus Tera!6esalemia!14 6a%oria
P3!<,'
P3!<,' P0!12 P2!<,'
!4
4+ max
1:0
3"
4 5
Autobus Tera!'aster!6edhanealm •
Autobus Tera!'aster
•
'aster!6edhanealm
Abune 'etros!'olis Bebeb!'aster 1+
P0!12 P0!12
;emen hotel!Adisu ebeya
P0!12 P0!12
Adisu ebeya! 8xit from the city 11
'ia%%a!Afencho /er!;idest Bilo )future
12
Arat ilo!;edist Bilo!Teferi 6eonen •
•
1:0
4!1
4+ max
1:0
4!1
4+ max
1:0
4!1
4+ max
1:0
!4
4+ max
1:0
!
4+ max
1:0
Arat Bilo!;idist Bilo
P0!12
4!1
4+ max
1:0
P0!12
)historical* 4!1
;idest Bilo!Teferi 6eonen
4+ max
1:0
4+ max
1:0
Arat Bilo!6egenagna •
Arat Bilo > /rithsh 8mbassy
/ritish 8mbassy > 6eganagna Arat Bilo! Aware!Adwa /ridge!6egenagna •
10
4+ max
'ia%%a!Adisu ebeya 'ia%%a!;emen 9otel
1
!
P0!12 P0!12
Dld city core 4!1
4 5
Autobus Tera!'aster!6edhanealm •
Autobus Tera!'aster
•
'aster!6edhanealm
Abune 'etros!'olis Bebeb!'aster 1+
P0!12 P0!12
;emen hotel!Adisu ebeya
P0!12 P0!12
Adisu ebeya! 8xit from the city 11
'ia%%a!Afencho /er!;idest Bilo )future
12
Arat ilo!;edist Bilo!Teferi 6eonen •
•
Arat Bilo!;idist Bilo
Arat Bilo > /rithsh 8mbassy
/ritish 8mbassy > 6eganagna Arat Bilo! Aware!Adwa /ridge!6egenagna •
Arat Bilo!Adwa /ridge
•
Adwa /ridge!6egenaga
/ehariw /an!Tena Tibea!Amstegan 'olice station!oca ola /eherawi /an!Tena Tibea
4!1
4+ max
1:0
4!1
4+ max
1:0
4!1
4+ max
1:0
!4
4+ max
1:0
!
4+ max
1:0
4!1
4+ max
1:0
P0!12
)historical* 4!1
4+ max
1:0
P0!12 P0!12
4+ max
1:0
P0!12 P2!3
4+ max
1:0
Dld city core 4!1
Dld city core 4!1
21!0
4+ max
1:!1:3
•
1!21
4+ max
1:!1:3
•
4!1
•
1
P0!12
;idest Bilo!Teferi 6eonen
•
1
1:0
Arat Bilo!6egenagna •
10
4+ max
'ia%%a!Adisu ebeya 'ia%%a!;emen 9otel
1
!
Tena Tibea!Amestegna 'olic ;tation! hefe 6eda hefe 6eda!oca ola 6exico!9otel ,e AfriFue!/erbere Tera
4+ max
1:0
(
•
6exico! Arai 7actory
21!0
4+ max
1:!1:3
•
Arai factory!OOOO
1!21
4+ max
1:!1:3
OO..!/erbere Tera
4!1
4+ max
1:0
•
13
-rael!Tele /ras -rael > Tele 6edhanealm Tele 6edhanealm> /ras 9ospital • •
14
Dlympia!6esel 7lower Dlompia > 9adid •
•
9adid > 6eel 7lower
4!1 )!1+ aviation regulation*
4+ max
1:0
4!1
4+ max
1:0
!4
4+ max
1:0
4+ max
1:0
15
6erato > @ohannes hurchGo&am /erenda
!
2+
,essie 9otel > /israte ebriel ,essie 9otel!Dld Air 'ort 7ence Dld Airport ;ite Dld Airport Tele!/israte ebriel
4!1 )green area* 1!21
4+ max
1:0
4+ max
1:!1:3
•
6exico! Arai 7actory
21!0
4+ max
1:!1:3
•
Arai factory!OOOO
1!21
4+ max
1:!1:3
OO..!/erbere Tera
4!1
4+ max
1:0
•
13
-rael!Tele /ras -rael > Tele 6edhanealm Tele 6edhanealm> /ras 9ospital
4!1 )!1+ aviation regulation*
• •
14
Dlympia!6esel 7lower Dlompia > 9adid •
•
9adid > 6eel 7lower
4+ max
1:0
4!1
4+ max
1:0
!4
4+ max
1:0
4+ max
1:0
15
6erato > @ohannes hurchGo&am /erenda
!
2+
,essie 9otel > /israte ebriel ,essie 9otel!Dld Air 'ort 7ence Dld Airport ;ite Dld Airport Tele!/israte ebriel
4!1 )green area* 1!21
4+ max
1:0
4+ max
1:!1:3
(1
%r *r'e eeo#+et corr!or" Table #": building height regulation for 3 rd grade developent corridors No
1
Accor!* to te o BHR %r *r'e
Deeo#+et corr!or"
Ne8 +' FAR
•
urd ;hoal!6
P0!12
)4!1*
4+ max
1:0
•
6 > Ayat
P0!12
)!4*
4+ max
1:0
1! !
4+ max
1:0
!4
4+ max
1:0
!
4+ max
1:0
4!1
4+ max
1:0
!
4+ max
1:0
4!1
4+ max
1:0
6egenagna!Botebe TT!Baralo
P0!12
0
Adwa /ridge!?erihun /uilding! Atlas! =orbe building @ohannes hurch!o&am /erenda
P0!12 P0!<,'
P0!12
3
= ollo ;ef er!otera nodes* Baliti!Aai
4
otera!;ar /et! /israte ebriel 6etatefia
Ne8 BAR (?)
Re+'r4
urd ;hoal!6 Ayat
2
Ne8 BH (Stor!e")
)roads
radiating
from
P0!12
•
•
These are streets that connect the center and sub!centers to tertiary centers" nodes and other areas of the city /uilding height on these streets refers to development on both sides of these streets taing the front plot into consideration
%r *r'e eeo#+et corr!or" Table #": building height regulation for 3 rd grade developent corridors No
1
Accor!* to te o BHR %r *r'e
Deeo#+et corr!or"
Ne8 +' FAR
•
urd ;hoal!6
P0!12
)4!1*
4+ max
1:0
•
6 > Ayat
P0!12
)!4*
4+ max
1:0
1! !
4+ max
1:0
!4
4+ max
1:0
!
4+ max
1:0
4!1
4+ max
1:0
!
4+ max
1:0
P0!12
4!1
4+ max
1:0
6egenagna!Botebe TT!Baralo
P0!12
0
Adwa /ridge!?erihun /uilding! Atlas! =orbe building @ohannes hurch!o&am /erenda
P0!12 P0!<,'
P0!12
3
= ollo ;ef er!otera nodes* Baliti!Aai
4
otera!;ar /et! /israte ebriel 6etatefia
5
;ar /et!6eanisa!Abo!Ring Road
Ne8 BAR (?)
Re+'r4
urd ;hoal!6 Ayat
2
Ne8 BH (Stor!e")
)roads
radiating
from
•
;ar /et!6eanissa ;Fuare
P0!12
!4
4+ max
1:0
•
6eanisa ;Fuare!Ring Road ;eminarium
P2!3
!
4+ max
1:0
P2!3
!4
4+ max
1:0
1+
6eanisa ;FuareG6aret! Butir 6a%oria
11
Ayer Tena!Repi
12
Tor 9ailoch!Total Ayer Tena
!4 P2!3
4+ max
•
•
These are streets that connect the center and sub!centers to tertiary centers" nodes and other areas of the city /uilding height on these streets refers to development on both sides of these streets taing the front plot into consideration
1:0
Ring road
(2
1
Ayer Tena!Alem /an
!4
4+ max
1:0
10
Tor 9ailoch!Beraneo 6edhanealm
!4
4+ max
1:0
1
6esalemia !14 6a%oria!Bolfe 9igh ;chool
P0!12
!4
4+ max
1:0
1
6edhanealm!=inget!Aso
P0!12
!4
4+ max
1:0
13
P2!3
!4
4+ max
1:0
14
P2!3
1!21
4+ max
1:!1:3
15
Anbesa arage!oro P2!3
)!4*
4+ max
1:0
)!*
4+ max
1:0
•
•
Anbesa arage! &Cros Caros!oro
2+
/ole 'astry!$mperial!ergi!6ebrathaile
P2!3
!4
4+ max
1:0
21
8nglish 8mbasy! 22!Tele 6edhanealm! 7riendship etahun / esha!/ole 6edhanealm 9igh ;chool 6!Bilinto ondo
P2!3
!
4+ max
1:0
!
4+ max
1:0
22 2
•
6 >;ummit
!4
4+ max
1:0
•
;ummit! Bilinto ondominium area
!
4+ max
1:0
1
Ayer Tena!Alem /an
!4
4+ max
1:0
10
Tor 9ailoch!Beraneo 6edhanealm
!4
4+ max
1:0
1
6esalemia !14 6a%oria!Bolfe 9igh ;chool
P0!12
!4
4+ max
1:0
1
6edhanealm!=inget!Aso
P0!12
!4
4+ max
1:0
13
P2!3
!4
4+ max
1:0
14
P2!3
1!21
4+ max
1:!1:3
15
Anbesa arage!oro P2!3
)!4*
4+ max
1:0
)!*
4+ max
1:0
•
•
Anbesa arage! &Cros Caros!oro
2+
/ole 'astry!$mperial!ergi!6ebrathaile
P2!3
!4
4+ max
1:0
21
8nglish 8mbasy! 22!Tele 6edhanealm! 7riendship etahun / esha!/ole 6edhanealm 9igh ;chool 6!Bilinto ondo
P2!3
!
4+ max
1:0
!
4+ max
1:0
22 2
•
6 >;ummit
!4
4+ max
1:0
•
;ummit! Bilinto ondominium area
!
4+ max
1:0
20
o&am /erenda!$slam 6eabir
!
4+ max
1:0
2
'aster!'aulos 9otel )I*
!
4+ max
1:0
2
6esalemia!6edhanealm
!
4+ max
1:0
23
Bera! ofa ebriel
P2!3
!4
4+ max
1:0
24
ofa ebriel!6ebrat 9aile
P2!3
!
4+ max
1:0
25
;hiro 6eda!$ntoto
!
4+ max
1:0
(3
>313@ Te O /!t. /ore The old core is one of the heritage elements of any city. The medina of the $slamic city or the traditional medieval inner core of many western cities is reserved in view of eeping this historical heritage. The core area is always the point of attraction as one can see the different layers of a cityEs history in this area. The preservation of such core" due to its prime location" is one of the most challenging tass for city governments. @et" those who have managed to protect it )such as Rome" Athens" and (enice" to mention a few* are reaping huge benefits from tourism and related activities. The study team for the revision of the building height of Addis Ababa has also the embared in such exercise of identifying the historical core of one of the few indigenous cities in Africa: Addis. This city" as a capital of Africa and a ma&or tourist destination in the future needs to tell its history of how it has become what it is today. =ith this conviction" the team has decided to eep the height of buildings in this area to a maximum of five stories. 9owever" where the old pattern is broen to bring modernity mainly through the construction of wide roads" slightly taller buildings are allowed to exist. The vision developed for the historic core being Hidentity and cultureJ" allowing tall buildings to come to this area will only disrupt the old morphology )plot si%e" plot type" street pattern" building scale" density" etc* thereby seriously affecting the historical significance of the place. =hat distinguishes this old core from the Rest of the cityE in terms of building heightI The regulation for both areas is 1! stories. @et" the intensity of development is different. There is a high development pressure in the old core area for more building height as compared to the rest of the city where such pressure is low. This pressure is to be relieved by allowing more dense development in the old core reaching a 7AR of 1:0 while that of the rest of the city remains at1:. /AR is also different with higher percentage )up to 4+N* given to the old core while the respective rate for the rest of the city is 3+N. =ith this" the need for vertical development in the
>313@ Te O /!t. /ore The old core is one of the heritage elements of any city. The medina of the $slamic city or the traditional medieval inner core of many western cities is reserved in view of eeping this historical heritage. The core area is always the point of attraction as one can see the different layers of a cityEs history in this area. The preservation of such core" due to its prime location" is one of the most challenging tass for city governments. @et" those who have managed to protect it )such as Rome" Athens" and (enice" to mention a few* are reaping huge benefits from tourism and related activities. The study team for the revision of the building height of Addis Ababa has also the embared in such exercise of identifying the historical core of one of the few indigenous cities in Africa: Addis. This city" as a capital of Africa and a ma&or tourist destination in the future needs to tell its history of how it has become what it is today. =ith this conviction" the team has decided to eep the height of buildings in this area to a maximum of five stories. 9owever" where the old pattern is broen to bring modernity mainly through the construction of wide roads" slightly taller buildings are allowed to exist. The vision developed for the historic core being Hidentity and cultureJ" allowing tall buildings to come to this area will only disrupt the old morphology )plot si%e" plot type" street pattern" building scale" density" etc* thereby seriously affecting the historical significance of the place. =hat distinguishes this old core from the Rest of the cityE in terms of building heightI The regulation for both areas is 1! stories. @et" the intensity of development is different. There is a high development pressure in the old core area for more building height as compared to the rest of the city where such pressure is low. This pressure is to be relieved by allowing more dense development in the old core reaching a 7AR of 1:0 while that of the rest of the city remains at1:. /AR is also different with higher percentage )up to 4+N* given to the old core while the respective rate for the rest of the city is 3+N. =ith this" the need for vertical development in the old core can be compensated with hori%ontal development.
((
Table #: building height regulation for the old city core area Te o c!t. core 're' L' u"e
1
Residential areas
Accor!* to o BHR
Ne8 (Stor!e") 1!
BH
Ne8 (?) 4+ max
BAR
Ne8 FAR 1:S0
+'
Re+'r4
•
•
2
on residential areas
Along ma&or streets )streets width of 2m and above* 6ixed use •
1!
4+ max
1:0
!4
4+ max
1:0
•
Those that are within the 1m radius for the old palace" around 'ia%a and Arat Bilo area are already determined on the basis of a datum Residential areas within this %one to have a maximum of wal up building These are all other land uses except residential
Table #: building height regulation for the old city core area Te o c!t. core 're' L' u"e
1
Accor!* to o BHR
Residential areas
Ne8 (Stor!e")
BH
1!
Ne8 (?)
BAR
4+ max
Ne8 FAR
+'
1:S0
Re+'r4
•
•
2
on residential areas
Along ma&or streets )streets width of 2m and above* 6ixed use
1!
4+ max
1:0
!4
4+ max
1:0
•
Those that are within the 1m radius for the old palace" around 'ia%a and Arat Bilo area are already determined on the basis of a datum Residential areas within this %one to have a maximum of wal up building These are all other land uses except residential
•
()
>313C Te Bu&&er =oe 'rou te O 6!!!4 P''ce Table #$: building height regulation for the bu%er &one around the old 'inili( palace Bu&&er =oe 'rou te o 6!!!4 P''ce (14+ r'!u") L' u"e
'rotected mixed development area
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 FAR
1! M
4+ max
1:0 max
Re+'r4
•
,atum
•
This area is a high security %one which needs protection from the surrounding development within a radius of 1m. The height of buildings is determined" on the basis of a datum taing the floor level of the old palace building which stands at 204m a.s.l. Dn the basis of this calculation" the maximum allowed in the area will be five stories which is similar to that of the Hold city coreJ. 8xception is the area west of the palace nown as 7it /et. To protect the view from down town to the palace and also the view of the city center from this area" the study team proposes no buildings facing the curving street. 7or all buildings in this area" the datum is the street level which is 20+m. $n other words" while the first row of buildings should be very low rise with roof level not higher than the new 20+m indicated above" the
>313C Te Bu&&er =oe 'rou te O 6!!!4 P''ce Table #$: building height regulation for the bu%er &one around the old 'inili( palace Bu&&er =oe 'rou te o 6!!!4 P''ce (14+ r'!u") L' u"e
'rotected mixed development area
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 FAR
1! M
4+ max
1:0 max
Re+'r4
•
,atum
•
•
This area is a high security %one which needs protection from the surrounding development within a radius of 1m. The height of buildings is determined" on the basis of a datum taing the floor level of the old palace building which stands at 204m a.s.l. Dn the basis of this calculation" the maximum allowed in the area will be five stories which is similar to that of the Hold city coreJ. 8xception is the area west of the palace nown as 7it /et. To protect the view from down town to the palace and also the view of the city center from this area" the study team proposes no buildings facing the curving street. 7or all buildings in this area" the datum is the street level which is 20+m. $n other words" while the first row of buildings should be very low rise with roof level not higher than the new 20+m indicated above" the ones down the slope could attain more height but never exceeding the maximum of stories new for the historic core. To protect the old palace )security reason*" a 1m radius of buffer %one is new. .
(+
>313 Deeo#+et ! te Tr'"!t!o oe The transition %one" as we can see in the diagram below" is the interface between the HRest of the cityJ and a /," a sub center" a tertiary center" a node or a development corridor. $t is part of the rest of the cityE but due to its immediate location to a high rise %one deserves a special treatment. $f one loos at 6egenagna sub!center for example" the regulation for the sub!center area is between 1!21 stories. =hat is called transition %one in this case is the immediate %oneGbloc borderingGad&acent to the edge where the 1 story regulation applies. Theoretically" this transition %one should have been 4!1 yet due to low level of infrastructure development in such areas" it is difficult to impose such restrictions. =hat the study team proposes is as follows For +!e eeo#+et9 as such areas are the interface between an active development area and Hthe rest of the cityJ" their regulation will also be a combination of these two calculated on the bases of the maximum theoretical and a maximum for the rest of the city. $n the case of the above example" the new height will be !1. This we believe gives a big room for the transformation of these areas.
>313 Deeo#+et ! te Tr'"!t!o oe The transition %one" as we can see in the diagram below" is the interface between the HRest of the cityJ and a /," a sub center" a tertiary center" a node or a development corridor. $t is part of the rest of the cityE but due to its immediate location to a high rise %one deserves a special treatment. $f one loos at 6egenagna sub!center for example" the regulation for the sub!center area is between 1!21 stories. =hat is called transition %one in this case is the immediate %oneGbloc borderingGad&acent to the edge where the 1 story regulation applies. Theoretically" this transition %one should have been 4!1 yet due to low level of infrastructure development in such areas" it is difficult to impose such restrictions. =hat the study team proposes is as follows For +!e eeo#+et9 as such areas are the interface between an active development area and Hthe rest of the cityJ" their regulation will also be a combination of these two calculated on the bases of the maximum theoretical and a maximum for the rest of the city. $n the case of the above example" the new height will be !1. This we believe gives a big room for the transformation of these areas.
(7
T'be $109 bu!!* e!*t re*u't!o &or te tr'"!t!o =oe Bu!!* e!*t ! te tr'"!t!o =oe,te !ter&'ce L' u"e
•
•
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
Residential
1!
4+ max
1:0
on residential
As indicated in the remar
4+ max
1:0
Re+'r4
As mentioned above" building height regulation in such areas varies according to the building use. Dn the basis of this" what the study team proposes is the following. •
7or plots immediate to !4 /9R %one" such areas will be 1! for both residential and mixed development
•
7or plots immediate to 4!1 /9R %one" they will be !4
•
7or plots immediate to 1!21 /9R %one" they will be !1
•
As infrastructure in such areas is not well developed" the 7AR for such area has to be 1:0 max.
T'be $109 bu!!* e!*t re*u't!o &or te tr'"!t!o =oe Bu!!* e!*t ! te tr'"!t!o =oe,te !ter&'ce L' u"e
•
•
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
Residential
1!
4+ max
1:0
on residential
As indicated in the remar
4+ max
1:0
Re+'r4
As mentioned above" building height regulation in such areas varies according to the building use. Dn the basis of this" what the study team proposes is the following. •
7or plots immediate to !4 /9R %one" such areas will be 1! for both residential and mixed development
•
7or plots immediate to 4!1 /9R %one" they will be !4
•
7or plots immediate to 1!21 /9R %one" they will be !1
•
As infrastructure in such areas is not well developed" the 7AR for such area has to be 1:0 max.
(6
>313
Deeo#+et ! te Re"t o& te /!t.
The rest of the city is the area that is not given special building height treatment. $t consists of residential land use" non residential land use and predominantly mixed use along streets. The building height regulation for this area is presented in the table below
Table #11: building height regulation for the rest of the city Bu!!* e!*t ! te re"t o& te c!t. L' u"e
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
Re+'r4
Residential areas
1!
3+ max
1:
•
on residential land uses
1!
3+ max
1:0
•
All residential area can develop from a normal ground floor to a maximum of wal up apartment of five stories. As it is residential" low density development is also new. =hat distinguishes non residential development from the residential area is the intensity of development. 9ere the maximum 7AR is increased slightly
Bu!!* e!*t 'o* +'5or "treet" ! te re"t o& te c!t. L' u"e
Ne8 BH (Stor!e")
Ne8 BAR
Ne8 +'
Re+'r4
>313
Deeo#+et ! te Re"t o& te /!t.
The rest of the city is the area that is not given special building height treatment. $t consists of residential land use" non residential land use and predominantly mixed use along streets. The building height regulation for this area is presented in the table below
Table #11: building height regulation for the rest of the city Bu!!* e!*t ! te re"t o& te c!t. L' u"e
Accor!* to te o BHR
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
Re+'r4
Residential areas
1!
3+ max
1:
•
on residential land uses
1!
3+ max
1:0
•
All residential area can develop from a normal ground floor to a maximum of wal up apartment of five stories. As it is residential" low density development is also new. =hat distinguishes non residential development from the residential area is the intensity of development. 9ere the maximum 7AR is increased slightly
Bu!!* e!*t 'o* +'5or "treet" ! te re"t o& te c!t. L' u"e
Ne8 BH (Stor!e")
Ne8 BAR (?)
Ne8 +' FAR
•
Dn +m Ro=
!11
3+ max
1:0
•
Dn 0+m Ro=
!5
3+ max
1:0
•
Dn +m Ro=
!3
3+ max
1:0
•
Dn 2m Ro=
!
3+ max
1:0
Re+'r4
•
•
This includes all land uses including residential that are located along ma&or streets. An enclosure ratio of 1:1 )the relation of new height of a building to width of the street* is considered to be adeFuate in order to maintain an acceptable urban scale
("
•
Dn 2+m Ro=
+!
3+ max
1:0
•
Dn 1m Ro=
+!
3+ max
1:0
•
Dn 1+m Ro=
+!
3+ max
1:0
>31310 Te R!* Ro' The debate around the cityEs ring road was whether it has to be considered as a normal city street or a highway. $ts current character allows it to be partly for mobility and partly for access. @et" while its mobility character is unexploited due to low car ownership per inhabitant in the city" its access function is not either strong as the two lanes that allow such functions are in many occasions too congested" one of them being serving mostly as paring. The side lane of this ring road is also very narrow in some areas )$mperial 9otel for example* that if a taxi is pared wrongly" the whole street is bloced. The fact that developable land along the ring road is accessed only from one direction and such development is exposed to noise and smoe from vehicular traffic passing by particularly during pea hours" are also some of the limitations of the ring road to use it as an intensive development corridor. 7or such limitations" we have new a low intensity development along the ring road. 9owever" for the nodalG&unction points along the ring road" a different regulation is presented. T'be $129 bu!!* e!*t re*u't!o 'o* te r!* ro' Te R!* Ro' ;elected nodes along the ring road
;ee the regulation
development nodes
•
Dn 2+m Ro=
+!
3+ max
1:0
•
Dn 1m Ro=
+!
3+ max
1:0
•
Dn 1+m Ro=
+!
3+ max
1:0
>31310 Te R!* Ro' The debate around the cityEs ring road was whether it has to be considered as a normal city street or a highway. $ts current character allows it to be partly for mobility and partly for access. @et" while its mobility character is unexploited due to low car ownership per inhabitant in the city" its access function is not either strong as the two lanes that allow such functions are in many occasions too congested" one of them being serving mostly as paring. The side lane of this ring road is also very narrow in some areas )$mperial 9otel for example* that if a taxi is pared wrongly" the whole street is bloced. The fact that developable land along the ring road is accessed only from one direction and such development is exposed to noise and smoe from vehicular traffic passing by particularly during pea hours" are also some of the limitations of the ring road to use it as an intensive development corridor. 7or such limitations" we have new a low intensity development along the ring road. 9owever" for the nodalG&unction points along the ring road" a different regulation is presented. T'be $129 bu!!* e!*t re*u't!o 'o* te r!* ro' Te R!* Ro' ;elected nodes along the ring road
;ee the regulation on development nodes
Oter oe" L' u"e,'re' •
$mperial 9otel
•
/ole $nterchange
Ne8 BH (Stor!e") !4 )sub&ect to aviation regulation* !4
Ne8 BAR (?) 4+ max
4+ max
Ne8 FAR 1:0
+'
Re+'r4
1:0
)
Abo $nterchange
)under aviation regulation* +! !4
4+ max
1:0
•
Baliti $nterchange
!4
4+ max
1:0
•
9ana 6ariam
!4
4+ max
1:0
•
6eanissa ;eminarium
!4
4+ max
1:0
•
Cimma Road Ring Cunction
!4
4+ max
1:0
Alert
!4
4+ max
1:0
•
•
•
%
adisco 6etatefia
Te re"t o& te R!* Ro' !
4+ max
1:
Abo $nterchange
)under aviation regulation* +! !4
4+ max
1:0
•
Baliti $nterchange
!4
4+ max
1:0
•
9ana 6ariam
!4
4+ max
1:0
•
6eanissa ;eminarium
!4
4+ max
1:0
•
Cimma Road Ring Cunction
!4
4+ max
1:0
Alert
!4
4+ max
1:0
•
•
•
%
adisco 6etatefia
Te re"t o& te R!* Ro' !
4+ max
1:
)1
>32
Fro+ bu!!* e!*t to #ot "!=e eter+!'t!o
The economic and infrastructure study groups produced the minimum and maximum 7A )not building height* for each location. ombining the economic minimum and the infrastructure maximum with aesthetic principles" the design team has determined the minimum and maximum new building height for the city. @et" there is one missing component which is an important instrument to implement the building height of the city as new in this study: the development of plot si%es for each building type. This is what is presented next.
>3231 Pot "!=e eter+!'t!o The determination of plot si%e is dependent on two variables: 1. Bu!!* &oot#r!t9 this is the area which is occupied by a building which is once again determined on the basis of the type of building and the new height. $n the former case" we have considered two typologies: tower and podium types and slab bloc types.
>32
Fro+ bu!!* e!*t to #ot "!=e eter+!'t!o
The economic and infrastructure study groups produced the minimum and maximum 7A )not building height* for each location. ombining the economic minimum and the infrastructure maximum with aesthetic principles" the design team has determined the minimum and maximum new building height for the city. @et" there is one missing component which is an important instrument to implement the building height of the city as new in this study: the development of plot si%es for each building type. This is what is presented next.
>3231 Pot "!=e eter+!'t!o The determination of plot si%e is dependent on two variables: 1. Bu!!* &oot#r!t9 this is the area which is occupied by a building which is once again determined on the basis of the type of building and the new height. $n the former case" we have considered two typologies: tower and podium types and slab bloc types. 2. Bu!!* Setb'c49 this is the distance a building has to eep in relation to neighboring proprieties and public spaces. A combination of these two variables will give the minimum width of a plot.
5)2)1)1
Building footprint
This is about the development of minimum acceptable building si%es that will help determine plot si%es. =hat is presented in the next table is the minimum foot print of selected type of buildings for different height citatory. T'be 1%9 bu!!* &oot#r!t &or !&&eret bu!!* t.#e"
7oot print for 6edium rise buildings )0!12 stories* in meters
7oot print for 9igh rise buildings )QGL 1 stories* in meters
6inimum
!!!
1x2G2+G1G1+
14x2G2+
Average
!!!
14x2G2+G1G1+
20x2
Dther options
!!!
10x2G2+G1G1+
0x0
,epending on the si%e of the plots" other options )smaller or bigger* could also be used Note9 A refined extract from this table is used to develop building frontage and depth in the last section )implementation guidelines*
5)2)1)2
*etbac(s
Frot Setb'c4 7" Eco"ure )2
8nclosure is defined as the relation between the hori%ontal distance between two buildings and the vertical height. $n other words" the enclosure principle reFuires relating the height of buildings on both sides of a street or standing side by side with the hori%ontal distance between the buildings. According to literature )and as explained in previous chapters*" such relation is determined on the basis of a 1:1.3 )+ +*" 1:1 )0+* 1:1." 1:2 and 1:0 all depending on which part of the city we are focusing. =hile the ++ )1:1.3 which is for every 1m hori%ontal distance a height of 1.3m relation* is mainly used in the /, where achieving the maximum height and development density is the ob&ective" the lower ratios such as 1:2 and 1:0 are used when one goes to the suburb where development pressure is low. These ratios which are used to define the position of enclosing buildings are also used to determine the left side" right side" and rear side setbacs as will be explained later. Ho8eer '" 8e 8! "ee !t ! te "'+e t'be ue to te "#ec!&!c 'ture o& #ot" ! te c!t. o& A!" 8!c 're +'!. "+' ' !rre*u'r te"e r't!o" 're +o!&!e to &!t te cotet3
Le&t R!*t ' Re'r Setb'c4" The left" right and rear side setbacs are also determined on the basis of an enclosure principle. The formula on how to determine these setbacs is indicated in the following table Table #10!formula to determine building setbac
No
Set b'c4 t.#e
For+u'
1
7ront side setbac
$f ;etbac is the hori%ontal distance a building is reFuired to eep from the right of way" front setbacs for the Addis context is decided to be 2 Eco"ure r't!o given for the area. E.g. for an enclosure of 1:1, setback will be 1:2 (horizontal distance: building height in meters) and for enclosure of 1:1.!, setback will be 1:!."# (horizontal distance: building height in meters).
2
Rear side setbac
•
•
,istance from building to building in the rear side L 9eight of the building G2 )which is tan . degree*. 7or our context" this is again modified )see implementation guide line*
To determine left and right side setbacs" an enclosure principle of 0:1 )where 0 is the height of the building and 1 is the hori%ontal distance from
)3
another building in the left or right side* is new. 9owever" for buildings without lateral openings" such side setbacs are not needed. Dnce again" this is also modified for the cityEs context. Deter+!'t!o o& #ot "!=e /ased on the above building footprint and setbac criteria" the si%e of a plot will be determined as follows
•
•
•
Pot &rot'*e 'bc )see the above drawing* where Hb is building frontage" JcJ is right side setbac andJaJ is left side setbac. =here the building has no lateral opening" these two setbacs may be reduced or eliminated Pot e#t DEF where H,J is front setbac from the street" J8J is building depth and H7J is rear side setbac The total plot si%e obtained through this formula has to be compared with the one that is calculated on the basis of the 6aximum 7AR. The maximum 7AR can be implemented only if the plot si%e is at least 2N of the total floor area.
)(
7I
@31
GUIDELINE FOR I6PLE6ENTING THE RE7ISED BUILDILNG HEIGHT REGULATION OF ADDIS ABABA-2011 !+#e+et't!o *u!e !e"
This guide line shows how we can implement the findings of the literature review thoroughly discussed in previous chapters to the context of Addis Ababa De&!!t!o" ' re'te !""ue"
1. Stor.,&oor e!*t9 one storyGone floor means the height of a building from one floor level to the next floor level. $n this study" this height is taen to be .+!.m. Bu!!* e!*t: as indicated with the arrow in both figures )A*" the total height of a building in our study is the height of the building from ground floor finish level to the upper most top +, tie beam of the building. Roofs" parapets and mechanical rooms are not counted as part of the height of the building. $n other words" a five story building in this study means a building with a maximum height of 1m!13.m excluding roof height" parapet or the height of mechanical rooms. $owe%er, if the slope of the roof is so steep that the ma&imum height created at an' point e&ceeds 2."m, it is considered as additional room (as written in the building permit directi%e). Bu!!* e!*t o "tee# "!te"9 for buildings located on steep sites" the total number of stories for such buildings is to be taen from the ground floor level facing a main street. 9owever" if the building runs along the steep slope )as in the figure* the total height of the building will be taen from the highest point where the building touches the street ) B*. This is to allow for more development to tae place in such areas.
+, +B - me%%anine floor )at any level*"
Bu!!*" 8!t 6e=='!e9 $n case of floor to floor level can vary but the maximum height of the buildings should fall within the given range
))
BAR9 nown as the /uilt up Area Ratio" /AR expresses the relation between the area occupied by the building and the total plot. 4+N /AR means" the building is occupying that percent of the total plot area. -nlie the previous study" what is indicated here is the maximum /uilt Area Ratio )/AR* which in most cases is 4+N. 9 building t'pes and areas to be deducted during *+ calculation
o
/uilding type
Area to be deducted from the total built up area of the building
1
Residential building apartments" guest houses" etc
2
Dffice buildings
2N
6ixed use buildings
+N
0
ommercial buildings )hotels" shops" department stores" etc*
+N
'ublic buildings ) hospitals" schools theatres" halls" cinemas" etc
N
All other buildings
2N
including
2N
)+
To summari%e" •
•
The maximum /AR for any area in the city is 4+N with the exception of 6ercato which has 4N /AR* and the minimum is left open The maximum 7AR for the city center and some sub!centers is 1:3 which is seven times the si%e of the plot while the most common is 1:0
2 U#'te bu!!* e!*t &or te /BD Sub-/eter" Tert!'r. /eter" ' Noe" ;ince the implementation of the new building height regulation" contradiction has been observed between enclosure and building height regulations in many areas especially in those for which the building height is set at 1!21" 21!0 and 0! stories. 7or example for a + m wide street" a 1: 1.3 enclosure and 21!0 stories while the enclosure principle permits a 1.5m )i.e. +x1.3* tall building the building height regulation prohibits it since even the minimum number of stories )21* cannot fit in the 1.5m height. The same contradiction can also be observed in areas where existing street are very narrow )1+m" 12m" 1m" 2+m" etc* but there is high development pressure in areas such as the largely residential areas of the /," nodes" sub!centers and tertiary centers. These contradictions must be resolved by amending the building height regulation to one that gives the option of applying either Eco"ure (E) or the Bu!!* He!*t Re*u't!o to determine the minimum building height. Therefore" the regulation which was previously given only in building heights is amended by adding the option of using 8nclosure to determine the minimum building height of an area as presented in table #2
)7
T'be $1@9 new 8nclosure" 6inimum /uilding 9ei ght and 7AR for centers" sub centers" tertiary centers and nodes Te /BD (ecu!* #!'==' ' Sub /eter" Tert!'r. ceter" 6erc'to) Te He!*t Eco"ure FAR SubHe!*t Eco"ure FAR Tert!'r. He!*t Eco"u /BD (+') /ete (+') ceter re r" $nner 0! 8L 1:1.3 1:!1:3 6egen 1!21 8L 1:1.3 1:!1:3 /israte 6in/9 7or %one Dr agna or ebriel" to /israte 8! 8!21 6eri
Note9 8!t! te /BD 7or streets above +m width" maximum 7AR is 1:!1:3 •
•
•
Noe" FAR (+')
Noe"
7or /israte ebriel and otera it is 1:!1:3
•
7or the rest as indicated in the final report )1:0 for some centers and 1: for others* Note9 8!t! te Sub-/eter Tert!'r. ceter ' Noe 7or streets of 1m width and above" maximum 7AR has to be 1:0
•
7or streets of below 1m width 7AR maximum has to be 1:
All nodes identifi ed in the final report
He!*t
6in/9 to 6ax/9 as indicate in the final report or 8 to 6ax/9
Ec o"ur e
FAR (+') 1:0 for all nodes as indicat ed in the final report
8L 1:1
7or streets of 2m" 2+m" and 1m" maximum 7AR has to be 1:0 7or streets of below 1m" maximum 7AR has to be 1:
Note9 8nclosure of 0 degree or 1:1 ratio indicates the relation between the width of the street or that of a permanent open space in front )lie 6esel ;Fuare* and the height of a building. This principle has been applied for all areas where the maximum height new by the study is less than 10 stories.
•
$n areas where high rise buildings )1!2 stories* are new" the enclosure principle or the relation between the width of a street or a permanent open space in relation to the height of a building is +o or 1:1.3 and 7AR is 1:!1:3
•
)6
T'be $1C9 new 8nclosure" 6inimum /uilding 9eight and 7AR for corridors" historical areas" transition %ones" ring road and the rest of the city Deeo#+et corr!or" O c!t. core Tr'"!t!o =oe Re"t o& te c!t. Are'" uer co"!er 't!o
All 1 st" 2 nd and rd grade developm ent corridors as indicated in the final report
He!*t
As indicate d in the final report
Eco"u re
1:1
Are'" uer co"! er't! o
All areas demar cated under Hold city coreJ
He!*t
As indicated in the final report
Eco"u re
1:1
Are'" uer co"!er 't!o
He!*t
All areas As demarcat indicated ed under in the Htransitio final n %oneJ report
Eco "ure
1:1
Are'" uer co"!er' t!o
All areas demarcate d under Hthe rest of the cityJ
He!*t
Eco "ure
As indicated in the fina l report
1:1
R!* ro' Are'" uer co"!er' t!o
All nodes and areas demarcate d as part of the ring road
He!*t
As indicated in the final report
Eco"u re
1:1
Note9
Ne8 FAR •
Deeo#+et corr!or"9 7or residential areas in 'ia%%a maximum 7AR is 1: and the rest of the corridors 7AR maximum is 1:0.
•
O c!t. core9 7or the old city area 7AR maximum is 1:0. @et" when the width of the street is below 1m" 7AR maximum is 1:
•
Tr'"!t!o =oe9 7or the transition %one 7AR maximum is upgraded to 1:0. 9owever" when the width of the street is below 1m" 7AR maximum is 1:
•
Te re"t o& te c!t.9 7or the rest of the city 7AR maximum is 1: for residential land uses and 1:0 for non residential land uses. /ut" when the width of the street is below
T'be $1C9 new 8nclosure" 6inimum /uilding 9eight and 7AR for corridors" historical areas" transition %ones" ring road and the rest of the city Deeo#+et corr!or" O c!t. core Tr'"!t!o =oe Re"t o& te c!t. Are'" uer co"!er 't!o
All 1 st" 2 nd and rd grade developm ent corridors as indicated in the final report
He!*t
As indicate d in the final report
Eco"u re
1:1
Are'" uer co"! er't! o
All areas demar cated under Hold city coreJ
He!*t
As indicated in the final report
Eco"u re
1:1
Are'" uer co"!er 't!o
He!*t
All areas As demarcat indicated ed under in the Htransitio final n %oneJ report
Eco "ure
1:1
Are'" uer co"!er' t!o
All areas demarcate d under Hthe rest of the cityJ
He!*t
Eco "ure
As indicated in the fina l report
1:1
R!* ro' Are'" uer co"!er' t!o
All nodes and areas demarcate d as part of the ring road
He!*t
Eco"u re
As indicated in the final report
1:1
Note9
Ne8 FAR •
Deeo#+et corr!or"9 7or residential areas in 'ia%%a maximum 7AR is 1: and the rest of the corridors 7AR maximum is 1:0.
•
O c!t. core9 7or the old city area 7AR maximum is 1:0. @et" when the width of the street is below 1m" 7AR maximum is 1:
•
Tr'"!t!o =oe9 7or the transition %one 7AR maximum is upgraded to 1:0. 9owever" when the width of the street is below 1m" 7AR maximum is 1:
•
•
Te re"t o& te c!t.9 7or the rest of the city 7AR maximum is 1: for residential land uses and 1:0 for non residential land uses. /ut" when the width of the street is below 1m" 7AR maximum even for non!residential land use areas has to be 1: Te R!* Ro'9 7or the ring road" 7AR maximum remains at 1:0 for nodes. 7AR maximum is 1: when the width of the street is below 1m. 6aximum 7AR is upgraded for the rest of the ring road to 1:.
8nclosure of 0 degree or 1:1 ratio indicates the relation between the width of the street or a permanent open space in front )lie 6esel ;Fuare* and the height of a building. This principle has been applied for all areas where the maximum height new by the study is less than 10 stories. $n areas where high rise buildings )1!2 stories* are new" the enclosure principle is +o or 1:1.3 and 7AR is 1:!1:3
)"
A##!c't!o o& t!" A+e+et 1. =hen 8nclosure height )8* is the 6inimum /uilding 9eight" 8nclosure height )8* becomes 6inimum /uilding 9eight. 2. =hen 8nclosure height is Q 6inimum /uilding 9eightK the building height regulation applies. 8xample: for a de%eloper whose plot is facing a 1 meter wide street in the outer zone of the -/ (where uilding $eight egulation is 1!021 and the Enclosure ratio is 1:1.!), the building height allowed b' Enclosure will be 1.!m ( stories with a room height of !.m). his is a case where E3 height ( stories) is less than the 4inimum uilding $eight which is 1! stories (scenario 51). In this case, the 4inimum uilding $eight will be E3 height. 4ore height (onl' up to the ma&imum building height) can be permitted if 6etback re7uirements can be met. 8n the other hand, for a de%eloper whose plot is facing a "m wide street in the same area, the building height allowed b' Enclosure will be #9.2m (about 2 stories). his is a case where E3 height (2 stories) is greater than the 4inimum uilding $eight, 1! stories (scenario 52). In this
A##!c't!o o& t!" A+e+et 1. =hen 8nclosure height )8* is the 6inimum /uilding 9eight" 8nclosure height )8* becomes 6inimum /uilding 9eight. 2. =hen 8nclosure height is Q 6inimum /uilding 9eightK the building height regulation applies. 8xample: for a de%eloper whose plot is facing a 1 meter wide street in the outer zone of the -/ (where uilding $eight egulation is 1!021 and the Enclosure ratio is 1:1.!), the building height allowed b' Enclosure will be 1.!m ( stories with a room height of !.m). his is a case where E3 height ( stories) is less than the 4inimum uilding $eight which is 1! stories (scenario 51). In this case, the 4inimum uilding $eight will be E3 height. 4ore height (onl' up to the ma&imum building height) can be permitted if 6etback re7uirements can be met. 8n the other hand, for a de%eloper whose plot is facing a "m wide street in the same area, the building height allowed b' Enclosure will be #9.2m (about 2 stories). his is a case where E3 height (2 stories) is greater than the 4inimum uilding $eight, 1! stories (scenario 52). In this case the uilding $eight egulation applies.
%
Deter+!'t!o o& "etb'c4"
%31 U#'te Setb'c4 re*u't!o &or te Re"t o& te /!t. ' 1%-21 bu!!* e!*t =oe" •
•
'revious discussions have indicated that due to the small si%e of most of the plots in the city" the enclosure given as 1.:1 )hori%ontal distance in relation to building height* for the rest of the city has been facing implementation difficulties. Therefore" the enclosure ratio for these areas is upgraded to 1:1. 7or the same reason" the 1:1 enclosure recommended for building height %ones of 1! 21 is also be upgraded to 1: 1.3 and become similar to that of heights above 21 floors.
%32 Frot Setb'c4 7" Eco"ure =hile it was explicitly expressed in the regulation that the front setbac is based on the 8nclosure principle" implementation of the ;etbac Regulation is observed to be inconsistent with this principle. The enclosure principle reFuires relating the height of buildings on both sides of a street with the hori%ontal distance between the buildings. According to the regulation the enclosure and setbac regulation must be implemented by maing field visits" measuring the space )not only the street* and the height of the building in front of and opposite to the building for which building permit is reFuested. 7or example" if the building is facing a permanent or long term open space lie the 6esel sFuare" setbac must be calculated based on the dimension of that space. Dn the other hand" if the building is facing a shorter building set bac must be
+
calculated based on the height of the shorter building since there is no enclosure above that height. The regulation is however being implemented by focusing on street width rather than distance between buildings across a street. $t is also focused only on the height of a building for which building permit is reFuested rather than also the height of the building opposite to it on the other side of the street. These approaches may have been adopted by the implementing body because of their simplicity since they do not reFuire site visit for each building permit reFuest. 9owever" they are problematic because they do not lead to achievement of ob&ectives of the building height regulation. $n addition" it has been reported that" although theoretically sound" implementation of the enclosure ratios has proved to be problematic due to the fact that most of the plots in the city are small both in terms of width and depth. 7or example" for a 1+m wide street and enclosure ratio of 1:1" the permissible building height on the boundary line will be 1+m )the width of the street*. 9owever" if the developer desires to add two more stories )say 3m high*" the regulation reFuires a setbac of 3m which is difficult for small plots to meet. Therefore" the following amendments have been made to the 7ront ;etbac Regulation in order to mae it more responsive: 1
8nclosure is separated from ;etbac. The ratios given as 1:1 and 1: 1.3 must be read as enclosure ratios )right of way to building height* and used only to determine enclosure height )the maximum height a building on the right of way can have*
2
;etbac is hori%ontal distance a building is reFuired to eep from the right of way. Dn the basis of this" front setbac for any building +u"t be 2 Eco"ure r't!o given for the area. E.g. for an enclosure of 1:1, setback will be 1:2 (horizontal distance: building height in meters) and for enclosure of 1:1.!, setback will be 1:!."# (horizontal distance: building height in meters). +ccording to this regulation, the de%eloper mentioned abo%e would need a setback of !. m onl' to add two more floors.
%3%
7or buildings facing large permanent or long!term open spaces" a ;ite (isit 6ethod described above must be used to calculate enclosure and setbac if the building height specified for the site cannot be achieved using the street width based approach currently being used.
Le&t R!*t ' Re'r Setb'c4" +1
The left" right and rear side setbacs are also determined on the basis of an enclosure principle. The formula on how to determine these setbacs is indicated in the following table Table #14!formula to determine building setbac
No
Set b'c4 t.#e
1
Rear side setbac
For+u' •
•
2
•
•
,istance from building to building in the rear side L L 9eight of the building G2 )which is tan . degree* -nless for structural" safety" maintenance and other reasons" medium and low rise buildings )12 stories* that do not have openings on the rear side can be built on the boundary =hen buildings have lateral openings on the left or right side" enclosure principle of 0:1 where 0 is the height of the building and 1 is the hori%ontal distance from another building in the left or right side will be used. This is eFuivalent to the height of the building divided by 0. 7or buildings without lateral openings" unless for structural and other safety reasons" medium and low rise buildings )12 stories* can be built on the boundary
7or more detail" see condition below
;et bac distance for a building ad&acent to left or right side street
•
The minimum setbac distance for a building facing a main road on the front side and a side street on the other" its distance from the boundary on such sides is determined on the basis of the following formula
UL )9/G4*!;=G2 where UL setbac distance from the boundary of the plot on the right" left side to the building 9/L height of the building ;=L total width of the street )right of way* 4" 2 and 4 are constant numbers /o!t!o" to be &u&!e •
•
=hen the value of U is negative or +" there is no need for a setbac. To maintain the livability of such streets" blind walls should be forbidden on this street side
+2
•
0
;et bac distance for a building ad&acent to rear side street
•
$f the side street is a main street )with right of way greater t +m*" the setbac distance should be determined on the basis of the new enclosure principle )lie in #1 in this table* The minimum rear side setbac for a building facing a main road on the front side and a rear street on the bac" its minimum distance from the boundary on such direction is determined on the basis of the following formula
UL )9/G0*!;=G2 Note9 •
•
•
=hen the value of U is negative or +" there is no need for a setbac. To maintain the livability of such streets" blind walls should be forbidden on this side $f this rear side street is a main street )with right of way greater than +m*" the setbac distance should be determined on the basis of the new enclosure principle )lie in #1*
Condition for Rear and Side setbacks 1. If two neighboring buildings ha%e the same height, the set back distance will be based on the height of one of the buildings. Each plot owner has to maintain at least half such distance from his boundar' as open space. In other words, if the distance to be maintained between two such buildings is 1m, this distance has to be shared between the owners of the two buildings. 2. If one of the buildings is smaller than the other, the setback distance will be determined on the basis of the smaller building. ut .the smallest buildings height should be at least in the minimum building height re7uirement of the regulation rang Each plot owner has to maintain such distance from his boundar' as open space. !. If one of the buildings is alread' built at the boundar', the re7uired setback distance should be maintained b' the other plot owner who is putting a new building. ". In the case of left, right or rear side walls with top windows, a minimum of 1.m from boundar' line must be maintained. . If, like in new in%estment areas, a person want to build in the absence of an' knowledge about what is to happen in his left, right or rear side, heshe can proceed as long as heshe maintains his share of the siderear setback which is
+3
$; for left and right side and $" for rear side. $3 is the height of the building. $owe%er, if the building has blind wall on one of such sides, such obligation does not appl'
•
•
•
Pot &rot'*e 'bc )see the above drawing* where Hb is building frontage" JcJ is right side setbac andJaJ is left side setbac. =here the building has no lateral opening" these two setbacs may be reduced or eliminated Pot e#t DEF where H,J is front setbac from the street" J8J is building depth and H7J is rear side setbac The total plot si%e obtained through this formula has to be compared with the one that is calculated on the basis of the 6aximum 7AR. The maximum 7AR can be implemented only if the plot si%e is at least 2N of the total floor area.
; 6!!+u+ Street J!t Bu!!* Frot'*e Bu!!* De#t ' Pot S!=e eter+!'t!o The regulation has specified minimum street width and plot and building frontage based mainly on aesthetic principles. 9owever" this regulation has faced problem of implementation in many parts of the city that have already developed because the building height regulation is being
+(
implemented without altering existing street and plot patterns. Therefore" under the circumstances" the regulations are amended as follows: 1. The 6inimum /uilding 7rontage and /uilding ,epth )see table below* must be applied
with a 2+N tolerance. That is to say" for example" for a reFuirement of 2+m minimum frontage" frontages ranging from 1!2+ will be acceptable. The same applies to building depth 23 bu!!* e#t Table #15!building height" minimum building frontage and depth
No
Bu!!* e!*t ! Stor!e"
6!!+u+ bu!!* &rot'*e
6!!+u+ bu!!* e#t
1
+! stories
2
!4 stories
1+
10
5!1 stories
1
1
0
10!21 stories
14
2+
22!0 stories
20
2
! stories
0
0
Note9 this minimum building frontage and depth does not apply to pocet sites
6!!+u+ "treet 8!t &or !&&eret e!*t c'te*or!e" Table #2+! building height and minimum street width No
Bu!!* e!*t ! Stor!e"
6!!+u+ "treet 8!t
1
!
+
2
22!0
2
10!21
2+
0
5!1
1
!4
1+
1!
!!!!!
Note9 these minimum street widths do not apply to pocet sites accessed by independent roads such roads are practically regarded as internal roads for the pocet sites
Table #21!" minimum street width and maximum 7AR No 6!!+u+ Ne8 FAR &or e'c Ne8 FAR "treet 8!t Street !"!e te corr!or" /BD
o
te
Ne8 FAR &or te re"t o& te c!t.
1
+
1:!1:3
1:0
1:0!1:
2
2
1:!1:3
1:0
1:0!1:
+)
2+
1:0 !1:
1:0
1:0
0
1
1:0
1:0
1:0
1+
1:
1:
1:
!!!!!
1:
1:
1:
Note9 these minimum street widths do not apply to pocet sites accessed by independent roads such roads are practically regarded as internal roads for the pocet sites.
@32 6!!+u+ #ot "!=e eter+!'t!o Mini!u! lot si:e can be deter!ined by alying the above enclosure and set?back ratios@ building $rontage and building deth@ #* and B*.
.
Dther conditions 1. S#ec!' c'"e"9 This building height regulation should not apply to social buildings that reFuire a wal!up scale such as schools" churches" hospitals. $t does not either apply in areas reserved for industries and warehouses" public buildings such as cinema halls" meeting halls" conference rooms" etc" and other Hspecial type of buildings Hthat do not reFuire height regulation. $f a building not mentioned in this list is believed to be treated under Hspecial conditionJ" the sub!city can present the case through the 'lanning and $nformation $nstituteJ to the ity 6anager for final decision. 2. U&ore"ee eet"9 if due to international or local pressure" a building height regulation made for a specific location has to be modified" lie for example if a global corporation reFuest to build a multi!story building that surpasses the maximum new for the city" depending on its importance such regulation can be reviewed by the city government and reconsidered. This is also the case for local pro&ects. $f regulations that benefit the public at large )such as the government sponsored high rise residential development of P3 or more stories* come to areas where building height is limited to 1! for example" they have to be reviewed by the city government as Hspecial casesJ. . /'r!t.9 To mae implementation easier" the building permit department or section has to give clients with specific indication of the permitted building height in their respective area both in stories and meters. This is lie saying !4 stories or height ranging from 1 to 24 meters. 0. A##!c't!o o& t!" re*u't!o o LDP 're'"9 This building height regulation does not apply in areas whose <,' is already prepared and approved. 9owever" the regulation applies to aspects that were not addressed by the <,'s such as 7AR and others. <,' preparation and revisions taing place in future must however be conducted in light of this building height regulation.
++
. Tr'"#'rec.9 The formulas used to calculate building setbacs" plot si%es and other relevant information that are needed in the design process should be clearly displayed or made available for the public and professional associations .
/oor!'t!o9 'rofessionals woring in land development related departments have to have a clear understanding of this regulation and a good woring relation with the implementing bodies so that the type of plots leased to investors are convenient to achieve the new heights.
3. Ece#t!o ! te '##!c't!o o& t!" re*u't!o9 All design permitsGplan agreements issues and approved before this regulation came to effect should be governed by the old regulation unless the owners of such buildings have chosen to be governed by the new one. This applies for those who have already plan permitsGplan agreements that were valid )not expired* since Canuary +G2++ This exceptional provision will be valid only for three months from the day this updated )latest* building height regulation is put into effect. 4.
Poc4et "!te"9 /uilding on narrow plots which do not fulfill the suggested minimum frontage can be accepted if such plots are pocet sites sFuee%ed between existing multi! story buildings that do not allow expansion. The new building with maximum height of P1 to be built on such sites has to be as close to existing buildings as possible )or attached if possible having no lateral openings* to create a better urban image in the area. $n such cases" as long as the new developer assume all the ris and cost associated with attaching the building" the ad&acent building owners are obliged allow the building to be constructed attached to their buildings. Dn the other hand if the plot fulfills the minimum reFuirement" except building lineGfront side setbac offset reFuirementsG other component of the regulation will be applicable" the new building to build on the plot must respect the previous building line.
5. Re:ue"t &or e!*t !cre'"e9 people who have reFuested to add one or more additional stories )without exceeding the maximum new by the new building height regulation* are allowed to do so as long as: •
They present a guarantee for structural stability of the building
•
They have enough paring space for the new additions and
•
They satisfy the ;etbacs" /AR and 7AR reFuirements of the new regulation
10 I+#ort't Note9 In addition to the building height regulation" developers and building designers must be reFuired to harmoni%e the height and design of their buildings with the character of the areas in which the buildings are to be reali%ed especially when the area is in the main corridor of the city and have been substantially )more than 0+!N of the bloc* developed respecting the old building height regulation andGor the area have registered heritages. Area specific details should be determined in the <,' or urban design level. -rban planning and information institute is expected to do the details of such area as soon
+7
as possible. 8ven when there is no such detail" the suggestion is found to be very useful since although harmoni%ation with existing context is a very important urban development goal there has been concern that it cannot be achieved by regulation of building height alone. 9owever" it was also reali%ed that regulation of this aspect reFuires first determination of character for the said areas either by the regulation or by plans. Dwing to difficulties in this regard" it is decided to limit control to advising designers and developers to harmoni%e their developments with the context" on the part of the implementers" and submitting report on their response to such advises on the part of designers and developers. $n areas where the details are not developed and enacted in regulation or plan" failure of developers and designers to respond to these advices adeFuately" in the opinion of the regulators" shall not be the sole reason for re&ecting development regulations.
+6
*nne' #1!ini!u! lot si:e reAuire!ent $or the lo%est building height o$ range
Description Road width in m
%lot size in m
$
Minimum requirements for the lowest building size 0_5 6_8 9_! "#$ $$#!" !5#55
50m abo&e road
90
0"
8"
$8$
656
$60
"0_"9 road
90
0"
8"
$8$
665
$69
!0_!9 road
90
0"
8"
!5
'60
$'99
$5_$9 road
90
0"
8"
!90
855
$0_$" road
90
0"
$0
"$8
5_9 road
90
0"
$!
0_" road
90
6
(elow 0
90
)( •
• •
This is the minimum plot size for the lowest scenario, assuming the lowest building height of the range o the marginal building frontage and depth o a plot encircled with highest road width of the range, o o a building will be with no lateral opening and rear side setback so change in any of the assumption/condition will demand an increases on the plot size the formula to calculate the minimum plot, g iven the site and/or building design is indicated in this guideline page 60
+"
