Beruflich Dokumente
Kultur Dokumente
District
Capital District
. 62221
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Fax: +971 2 443 2903
www.upc.gov.ae
Masterplan Summary
Capital District
Mandate
Contents
Foreword
Page 1
Page 5
Masterplan Vision
Page 11
Masterplan Process
Page 15
Page 19
Guiding Principles
Page 27
Page 39
Page 43
Precinct Summaries
Page 59
Page 91
Page 95
Foreword
Falah Al Ahbabi,
General Manager,
Abu Dhabi Urban Planning Council
Creating a
Global Capital
Masterplan
Vision
11
12
13
Masterplan
Process
15
While Plan Abu Dhabi 2030 provides the overall context for the project, a
number of efforts shaped the principles and design of the Capital District and
served as the foundation for the Capital District Masterplan.
November 2007
March 2008
16
March 2009
17
Capital District
Capital District
Capital District
Capital District
Capital District
Site
Location &
Context
19
Arabian Gulf
Saadiyat Island
Mina Zayed
Lulu Island
Al Sowwah Island
Al Reem Island
20
Location
The current Abu Dhabi CBD is situated at the western tip of Abu
Dhabi Island. Plan 2030 proposes that this CBD be revitalised and
extended onto near shore islands and connected through a series
of bridges. Because of its constrained position, future development
growth on the island is restricted.
To accommodate and concentrate future growth in the region, Plan
2030 identified the former Khalifa City C site, a triangular area of
land between Abu Dhabi International Airport and Mohamed bin
Zayed City, as the second downtown for Abu Dhabi and the new
Capital District.
Mussafah
Yas Island
21
Raha Beach
Masdar
Khalifa A
Motor World
Khalifa B
Mohamed Bin
Zayed City
Baniyas
North Wahthba
Existing Features
Transportation Access
22
23
E20
2
E2
E1
1
Capital District
Existing Features
Airport
The Abu Dhabi International Airport is within five kilometres of
Capital District CBD and has impacts on building heights due to flight
patterns. The airport and highway along the northern edge are also
high volume noise sources.
Subsurface Conditions
Subsurface conditions on the site are characterized by a high water
table and high soil salinity. Through evaporation of ground water
this condition can result in underground cavities.
Utility Infrastructure
A number of utility corridors exist along the west edge of the site,
including high voltage overhead power lines and gas lines. As part of
implementation, these lines will be relocated.
Climate
Situated at the northwest-facing coastline of the Arabian Gulf, the
climate of Abu Dhabi is affected by the sea to the north and the
desert to the south. Proximity to the desert results in high solar
radiation and high daytime temperatures. During mid-summer
months, the sun is almost directly overhead for most of the
afternoon, creating a harsh outdoor environment for pedestrians.
Abu Dhabis location near water provides a northwestern wind
occurring from noon until late evening nearly every day. This wind
transports fresh air from the sea, purging used and polluted air out
of the city and replacing it with fresh air. It also creates a cooling
effect even though the air temperature is generally high.
25
Guiding
Principles
27
Culture
The Capital District is grounded in principles of Estidama, or sustainability,
and as such, will be a city where cultural, social, economic and
environmental systems thrive, for present and future generations. The
following core principles guided the Capital District Masterplan.
A Global Capital
At the heart of the Capital District will be a Federal Precinct, which
will serve as the national seat of government for the United Arab
Emirates and be designed to celebrate the identity, culture and
values of the Emirates. Government buildings, national institutions
and embassies along grand boulevards will provide a symbolic
and memorable approach to the Capital District. Contemporary
Arab architecture and a strong international diplomatic presence
will reinforce the cultural diversity of the Emirates population.
Along primary boulevards and at gateways to the city, distinct
public spaces and commemorative places will reinforce the citys
ceremonial and symbolic function and provide the space for the
parades, celebrations, and events that are an integral part of the life
of a global capital city.
29
Social
Complete Communities
30
Central to the Plan for the Capital District is the commitment to create
a sense of community. The plan seeks to preserve the traditions,
heritage and way of life of Emiratis and is flexible enough to
accommodate the needs of the Emirates diverse population, ensuring
everyone can live and work in peace and harmony.
The Capital District will provide a wide range of housing options
for all income levels. Residential neighbourhoods are designed
to accommodate the various needs and desires of Abu Dhabis
diverse population including Emirati extended families, -ex-patriot
households and guest workers.
Each neighbourhood will be well served by community services and
amenities, including cultural centres, youth centres, post offices,
womens centres, libraries, and mosques. Mosques have been sited
to be within walking distance of nearby residents. Two hospitals
will provide quality healthcare to the city and support the vision of
creating a healthcare precinct.
In the Capital District, open space is a strategic planning component
that greatly contributes to quality of life. Throughout the city there
is a hierarchy of open spaces - from large commemorative places,
to civic plazas to neighbourhood parks - which will provide a focus
for national and local celebrations and be accessible to all residents
within a 5 minute walk.
31
32
33
Economic
Diverse and Healthy Economy
A prosperous economy that benefits all citizens is a primary attribute of all vital cities of the world. The plan for the Capital District
is oriented towards facilitating the growth of Abu Dhabis key economic sectors including healthcare, education and tourism.
34
The Capital District will host an Olympic calibre 65,000 seat National
Stadium as well as various sports venues and conference facilities.
New universities and research facilities will position the city as a
hub for education and research.
Office zones are poised to accommodate government functions, as
well as high end office tenants and multinational corporations seeking presence in the Arabian Gulf.
The strategic placement of land uses is based on maximizing their
inherent economic, as well as cultural synergies. The Capital District
CBD offers the highest concentration of office use in order to attract
commerce and trade oriented towards the global needs of the modern business world. Along the north and south transit spines, local
retail and transit-oriented development nodes provide a range of
retail and employment opportunities within close proximity to transit
and residential neighbourhoods.
High-quality
Development Opportunities
The plan is grounded in the practical and functional aspects of
creating high quality development parcels. Each city block and
parcel is designed to provide maximum value for its intended use.
The block and parcel dimensions are the result of an in-depth
study of comparable cities and best practices of modern high
rise development around the world. With the intention of rapid
development it is important that the land parcels be as efficient and
flexible to accommodate the evolution of development requirements
over time.
To maximize development value, the majority of parking in the
Capital District will be provided in underground parking garages up
to four levels. In addition to underground parking, district parking
facilities are located to serve the total parking needs of visitors and
working population.
Streets in the Capital District have been designed to make the
most efficient use of space within the right-of-way. Select
utilities have been placed beneath the roadway, and buildings and
shading devices will provide maximum street enclosure to create a
comfortable, human-scaled streetscape.
35
Height/Density Strategy
121-150 meters
91-120 meters
71-90 meters
51-70 meters
31-50 meters
15-30 meters
<14 meters
Environment
A Connected Capital
36
As the City of Abu Dhabi plans for regional mobility into the 21st
century it is important that this emerging capital district is based on
strategic integration of land uses that balance development densities
with transportation access. The Masterplan has identified a model
split goal of 40% of the trip generation to be accommodated by
public transportation by 2030 through the implementation of an
extensive network of regional rail, metro rail, street trams and feeder
bus systems.
The distribution of land uses and densities in the Capital District
is based on Transit Oriented Development (TOD) model that
concentrates a mix of transit supported land uses and development
densities strategically at transit station locations. This will provide
employment opportunities within walkable and relatively short
commute distances of residential areas.
Pedestrian Accessibility
With the predominance of the automobile as the only means of
transportation in Abu Dhabi today, the Masterplan promotes a
strong pedestrian bias. The development of the proposed transit
network will generate more pedestrians on the street in the Capital
District. However, it is important that there is an inviting pedestrian
oriented network from transit stations to final destinations to ensure
adequate ridership of the transit system. The design of the Capital
District encourages walking as preferred means of transportation by
providing seamless pedestrian accessibility and inviting streetscapes.
Dedicated bike routes will be integrated into the streetscape and offer
opportunities for safe and convenient travel across the city.
A Sustainable Capital
Abu Dhabis desert and coastal climate poses some significant
challenges to maintaining human comfort in outside urban
environments.
The Plan seeks to mitigate the negative impacts of thermal heat gain
through comprehensive systems of shade and ventilation throughout
the urban environment. The fundamental planning principles guiding
the geometry of the plan seek to naturally ventilate the city by
having roadways, block orientation, landscape and building form
being oriented towards the prevailing winds.
Shading devices such as arcades, trellis and landscaped canopies
are thought of as a complex network of places that allow pedestrian
movement, solar protection and refuge from the harsh climatic
conditions of Abu Dhabi.
Sustainable practices towards conservation of energy and water
are a key stone of the Plan. The plan optimises building energy use
and water consumption through the application of green building
practices as defined by the governments Estidama Program.
Recycling centres will be located within the ground floor of public
parking facilities and encourage individuals and households to recycle.
Fresh water is a precious resource in the Emirates. The plan offers the
best practices for the future through the integration of design strategies
and guidelines to ensure that open spaces are designed and managed to
reflect the desert environment of Abu Dhabi and to conserve our scarce
water resources.
37
Urban
Design
Layers
39
Radial Streets
The city structure links national government, city life and Emirati
culture through creation of distinct districts and national institutions connected by grand boulevards, walkable streets, monumental
spaces and a world class public transit system.
40
Precinct Identity
The Plan strives to create a coherent sense of place that provides
precinct and neighbourhood identity through land use mix,
block structure, streetscape design, architectural expression,
district amenities, vibrant civic spaces and landscape expression.
Within each of the Plans six precincts are several smaller and
neighbourhoods formed around retail and transit streets, community
facilities, schools and local parks.
PALACE
PRECINCT
North
Spine
District
SPORTS HUB
PRECINCT
FEDERAL
PRECINCT
Central
Business
District
Souk
District
SOUTH SPINE
PRECINCT
CITY
CENTRE
PRECINCT
Federal
Mosque
District
EMIRATI
NEIGHBOURHOOD
Transit
The location of the public transport network has significant impacts
on land use, density, pedestrian access and overall district character,
and was a fundamental urban design device in the Masterplan.
Regional Rail
The regional rail will connect the Capital District with Al Ain, Dubai,
the Airport and downtown Abu Dhabi. A multi- modal transportation hub will provide a world-class interchange for metro, fast train,
trams, buses and taxis and be a focal point for high density retail
and office development in the CBD.
Metro
Metro stations will be conveniently located within walking distance
of the highest density areas in order to serve the largest population
and reduce reliance on driving. Transit-oriented development at each
station will provide a range of housing, shopping, employment and
community services.
Trams
An extensive and interconnected network of trams throughout the
majority of the city will ensure that no resident is less than a five
minute walk from transit.
Tram alignment.
41
Land Use
Strategies
43
44
Mixed Use
(within other land use)
Hotel / Resort
Civic / Institutional
Cultural / Community
Utilities
Landmark (Tall)
Tram
General Office
Religious
Safety / Security
Service Station
Landmark
Metro
Government Office
School
Transportation
Parking
Palace
Retail
Healthcare
Conference Center
Bus Route
45
Gross Land
Area
Residential
Office
Retail
Institutional
Cultural /
Community
Mosques
Schools
Open
Space
Total GFA
Ha
GFA, m2
GFA, m2
GFA, m2
GFA, m2
GFA, m2
GFA, m2
GFA, m2
Ha
GFA, m2
243
3,399,121
1,808147
323,162
101,574
21,369
28,810
64,838
17
713
6,036,152
377,113
128,000
117,851
60,188
61,342
868,339
Mosque District
176
733,281
169,016
16,000
69,659
11,064
55,011
196,428
Federal Precinct
310
628,746
1,604,457
30,521
253,784
45,692
21,755
140
381,539
15,000
8,400
23,465
1,865
5,026,478
57,872
40,418
982
3,785,300
221,530
64,286
92,000
4,429
19,990,617
4,180,263
634,841
542,868
279,131
Precinct
Daytime
Population
5,682,183
67,982
179,994
49
6,780,646
120,651
246,623
19
1,054,031
14,666
40,595
77,576
33
2,584,955
12,575
77,072
23,610
19
428,404
7,592
21,991
221,776
508,800
36
5,346,544
69,728
115,677
87,100
136,500
22
4,250,216
74,059
131,698
499,259
1,876,091
195
26,126,979
367,253
813,650
Emirati Neighbourhood*
South Spine Precinct
* includes Palace Precinct
Residential
Population
TOTALS
FAR/Density
46
0m
200m 400m
DENSITY / FAR
0-2.0
2.1 - 4.0
4.1 - 6.0
6.1 - 8.0
8.1 - 10.0
10.1 - 14 .0
1km
Building Heights
47
0m
200m 400m
BUILDING HEIGHTS
<15 m
16 - 30m
31 - 50m
51 - 70m
71 - 90m
91 - 120m
121 - 150m
1km
48
Streets
The Masterplan for the Capital District continues and extends Abu
Dhabis traditional urban grid with an interconnected street system
designed to encourage walking, especially for short distances.
Streets are classified according to a hierarchy of arterial, collector
and local streets. This hierarchy was established through careful
modelling of predicted vehicular traffic volumes combined with a
desire to achieve a high quality streetscape environment and provide
comfortable micro-climates at the street level.
The generous widths of the Entry and Radial Boulevards (70 75m)
allow for vehicular traffic to be accompanied by a surface tram line
network, providing various modes of transport to a variety of land
uses. The Central Boulevard (62m) in the North and South Spines
carries significant traffic volumes from the east into the CBD. This
key arterial will also house the underground metro system and
the relating surface metro stops and will provide the opportunity
for transit-oriented development. On either side of the Central
Boulevard, tram streets provide surface transit within a high-quality
pedestrian environment. On the outer edges of the spines, are major
collector routes (41 48m) that will efficiently move traffic in
and out of the city. In contrast to the main boulevards, local streets
(16 33m) connect short distances between residential, office,
religious and other community activities within a district. These
streets create more pedestrian scale spaces within neighbourhoods,
while allowing for local vehicular traffic movement. Rear alleys
(6.5m) provide for flexible building service access, and maintain
street fronts free of undesirable activities.
To provide efficient links between the Capital District and the
surrounding region, a number of highway access improvements
are proposed. This includes: upgrading existing interchanges to a
more urban standard, proposing six new access points to the City,
including a direct ceremonial connection to the Federal Precinct at
its apex, and providing new overpasses to Khalifa A to the north and
Mohamad Bin Zayed City to the west.
49
STREET HEIRARCHY
Collector
Local Street
Pedestrian Only
Minor Street
Service Alley
0m
200m 400m
1km
50
As part of the Abu Dhabi Surface Transport Masterplan, the Masterplan for Capital District proposes a highly integrated public transportation network that will provide high capacity, high frequency service
to the majority of the region. This network will cover the Capital
District with the aim that a substantial proportion of the population,
and all key destinations, are within a 5 minute walk (or 300 metres)
of public transport.
The modes of public transport that will operate within the Capital
District include:
A high-speed regional rail connecting Dubai, Abu Dhabi International
along the north and south spines, and through the Federal
Precinct. A total of 10 metro stations are proposed and provide a
focus for high density, mixed use development in order to serve
the largest population and reduce reliance on driving.
A comprehensive network of tram and bus routes with
interchanges provided at most metro stations.
A major multi-modal interchange at the centre of the city will
serve metro, fast train, trams, buses and taxis and house high
density retail and office development.
Park and ride facilities will be integrated with transportation
interchanges and located just outside the city to serve regional
commuter traffic and reduce traffic congestion within the city.
0m
200m 400m
1km
TRANSIT PLAN
Metro
Metro Stop
Transit Hub
Tram
51
The creation of a walkable Capital is also extended to the definition of an integrated bike network, which provides dedicated routes
throughout the city. On the widest and busiest vehicular streets,
these paths are separated from vehicular traffic, and given dedicated
space within the sidewalk realm. On more local, narrower streets,
it is envisioned that bikes will share the road space, through the
provision of clear pavement markings that delineate bike zones from
vehicular zones.
0m
200m 400m
1km
TRANSIT PLAN
WALKING
AND CYCLING
Metro
5 minute walking distance from transit Metro Stop
High Speed Train
Transit Hub
Tram
Major
TramBus
StopRoute
Open Space
52
Sustainable Landscapes
The design of landscapes and open spaces in the Capital District will
respond to the desert environment of Abu Dhabi, and will respect
local ecological conditions and scarcity of fresh water. Conservation
of water is a primary concern and is reflected in the urban design
in coordination with the proposed water and irrigation network and
water management zones. All open spaces are classified as low,
medium or high water use areas, with specific horticultural goals
and guidelines associated with each.
53
0m
200m 400m
OPEN SPACE
Ceremonial
Civic Plaza
Linear
Recreation
Neighbourhood
Public Reserve
1km
54
Landmark Buildings
Landmark buildings will emphasize the skyline at important radial
axes and are opportunities for extraordinary architectural design
solutions. Landmark buildings within the CBD are required to be 150
metres in height. Landmark buildings along the transit spine are to
be 110 metres in height.
Commemorative Sites
Seven central axes lead into the CBD, symbolically representing the seven Emirates. A series of monumental sites and national
institutions will reinforce the ceremonial character of these central
boulevards which either terminate or create view corridors into the
central monumental elliptical park. Another strong visual connection is along the Capital Boulevard in the Federal Precinct, across
the National Square and central oval, to the Federal Mosque. This
visual connection is reinforced by large rectilinear ceremonial parks
and landmark buildings. In addition, important monuments at key
intersections form important gateways supported by the buildings
unique character, elaborate landscape elements, signage and public
art. Smaller monuments become points of interest in smaller civic
plazas and neighbourhood parks.
Institutional Sites
Institutional and civic facilities have been located at key locations
throughout the city. The Federal Precinct has the highest
concentration of institutional sites with a total of 30 sites being
reserved for the most prominent national and civic institutions, such
as museums, galleries, and centres. The majority of these sites face
onto the Capital Boulevard, extending the federal government focus of
the ministries zone. In the City Centre there are 14 Institutional / Civic
sites with a total of approximately 347,000 square metres of facility
space. Institutional and civic institutions serve as part of a gateway at
the eastern end of the North Spine as well as key places of interest at
entry points to the CBD and other North Spine neighbourhoods.
These institutional and civic facilities will be composed of public
uses that are either publicly owned or operated by nonprofit
organisations. Examples include local museums, central post office
facilities, main libraries and civic uses that provide educational,
cultural, recreational and other similar public services.
55
0m
200m 400m
Landmark Buildings
Small Monuments
Large Monuments
Visual Connection
1km
Community Facilities
57
0m
COMMUNITY FACILITIES
Schools
Mosques
Hospitals
Civil Defence / Police
Community / Cultural Centres
200m 400m
1km
Petrol Stations
Major Sports / Recreation
Public Parking & Recycling Centre
Public Underground Parking
Precinct
Summaries
59
SPORTS HUB
PRECINCT
60
FEDERAL
PRECINCT
Central
Business
District
Souk
District
SOUTH SPINE
PRECINCT
CITY
CENTRE
PRECINCT
Federal
Mosque
District
PALACE
PRECINCT
North
Spine
District
61
EMIRATI
NEIGHBOURHOOD
Federal Precinct
62
Precinct Structure
The structural organization of the Federal Precinct is based on the
visual and physical connection of the existing Abu Dhabi city centre
to National Square in the heart of the Capital District. The hierarchy
of land uses places the larger more significant public institutions,
such as libraries, museums, and government offices framing and
reinforcing the monumental Capital Boulevard while allowing a
fine grain mix of uses to promote viable streets that are activated
throughout the day. Smaller scale embassies, offices, associated
housing and services interface with medium density residential uses
border the Federal Precinct.
The block structure acknowledges the future role of transit by
creating direct routes from all parts of the site to the proposed
future transit stations. Transit stations are located at key points to
provide comfortable walking distances to the public institutions and
major community parks and facilities.
Blocks
The building blocks of the Precinct are combined to create a
hierarchy of building types and uses, define edges and nodes, and
provide landmarks for orientation within the greater community.
The blocks are designed to ensure a fine grain street grid in order to
allow maximum permeability throughout the neighbourhood and to
allow for linkages to surrounding neighbourhoods.
Streets
Capital Boulevard is a ceremonial route which serves as a visual
continuation from the Grand Mosque and Presidential Palace on Abu
Dhabi Island into the centre of the Capital District. From Highways E20
and E22, two Gateway Boulevards provide access to the edges of the
Federal Precinct and direct access to the Capital District radial boulevards.
There are four collector routes which lead to the central International
Park from the Gateway Boulevards and a network of local streets which
serve to disperse and distribute traffic.
Architectural Character
The overall architectural vision for the Federal Precinct is to create
a grand sense of arrival to the capital of one of the worlds most
prosperous nations. This vision will achieved through distinguishing
characteristics appropriate to each individual zone within the Precinct,
while achieving an overall cohesive image. Each zone shall reflect a
unique expression of building materials, colours, finishing techniques,
landscape features, signage, roof forms, and climatic response.
The distinguishing elements are intended to reinforce the varying
experiences of the place at a pedestrian scale, and respect the specific
use and function of buildings and spaces. A cohesive architectural
character will be achieved in elements such as horizontal roof forms,
deep set windows and shade devices, a muted, desert colour palette,
sturdy and durable materials, and elegant facade massing to express a
dignified image for the Capital.
63
Federal Precinct
Character Zones
The Federal Precinct is divided into four character
zones, distinguished by their unique use, built form,
character, and function within the Precinct.
64
Ministries Zone
This zone is located at the eastern end of the Federal Precinct
and integrated into the surrounding Capital District CBD. In
the planning of this district the challenge was to create a
high-quality urban environment with pedestrian-oriented
streets and plazas, within a government office district. The
zone is comprised of urban blocks of stately courtyard
buildings ranging from 4 to 7 storeys with taller architectural
expressions permitted at corner sites, marking major streets.
A proportion of government buildings are allowed street
fronting retail uses in order to provide services and amenities
for employees and visitors.
International Park is located in the centre of the Ministries
zone to provide a community open space focus which can
be shared by residents, visitors, shoppers, and workers. As
part of the overall Capital Boulevard, this space will also host
ceremonial events, and two smaller institutional pavilions
could become venues for celebrating local, national and
international cultures.
Institution Zone
Located in the western area of the Federal Precinct, the
Institutional Zone frames either side of the Capital Boulevard.
Architecturally, building design and character will be bold, with
particular focus given to distinct roof forms, and subtle wall
articulation to achieve larger scaled massing and variety in
elevation. Generous green edges along Capital Boulevard, will
reinforcing a dignified and stately entry into the Capital District.
Diplomatic Zone
The diplomatic zone consists primarily of embassies and a
variety of residential types with two small local shopping
nodes, together with schools, cultural/civic buildings,
and utility plots. A variety of embassy sites mixed with
residential plots will create a finer grain character to the
neighbourhood. Two large local parks in the heart of the
two diplomatic housing and embassy neighbourhoods will
serve the diplomatic residents and workers. The Diplomatic
Zone is connected via a regular grid of local roads of varying
widths which link into a two-way sub-arterial that runs
the perimeter of the neighbourhood and connects the two
Gateway Boulevards. Within the Ministries Zone the street
blocks are delineated by narrower pedestrian friendly local
streets that integrate into the CBD block pattern.
High Streets
Mixed-Use (Commercial/Residential) land uses are
concentrated along tram streets leading from the north and
south to the centre of the Precinct and will form a vibrant
commercial gateway to the area. Two smaller neighbourhood
mixed-use zones in the Diplomatic Zone will service the
residents and workers of the diplomatic neighbourhoods.
The overall focus is on creating mixed-use shopping streets
for the neighbourhoods with retail uses on the ground floor
and residential and office above. Retail uses on the ground
floor will stimulate pedestrian flow and street activity. Major
landmark uses such as hotels and office centres, and higher
density housing, are to be located at the gateway Entry
Boulevards in order to provide activity anchors for streets.
65
Ministries Zone
Institutions Zone
Diplomatic Zone
High Streets
High Density Areas
Federal Precinct
Open Space
66
Capital Boulevard
Connecting the Major Commemorative spaces is Capital Boulevard, a
major formal and ceremonial axis through the centre of the Federal
precinct, which provides a significant visual axis into the centre of
the city, and beyond, to the National Mosque. At the eastern end
of the Capital Boulevard, the grounds of a major civic / institutional
building will serve as a National Square for the Capital City of the
United Arab Emirates.
Neighbourhood Parks
Two large neighbourhood parks in the Diplomatic Zone provide
passive and active spaces for residents and visitors to the area.
Linear Parks
Linear parks will provide pleasant walking and cycling connecting
between districts and neighbourhoods.
Streetscapes
Throughout the Precinct, a varied palette of streetscapes designed
with generous sidewalk space, street furniture, shade and
landscaping, will invite pedestrian activity and ensure that public
spaces are activated throughout the day and evening.
67
3
1c
5
1b
5
1a
4
5
68
69
70
Regional Shopping
A large city-serving retail and entertainment node, this
neighbourhood will be important for all residents of the Capital
District and surrounding region. The neighbourhood also serves as
an important transition between the North Spine and the CBD.
Government Offices
Adjacent to the landmark Federal Mosque and open spaces of
national importance is a node of government office uses. These
buildings will house local Abu Dhabi government agencies and that
will benefit from being located within the high density CBD.
71
Regional
Hub
Regional Transportation
Shopping
Regional Shopping
Cultural / Community
72
73
74
The Souk District will house important Capital District cultural and
civic offices adjacent to the ceremonial open space and Federal
Precinct and will define the edge of the oval park. The development
program for this zone is comprised of stately buildings that are
home to a mix of prominent cultural institutions, non-governmental
agency offices, and other uses seeking a prestigious address. Also
interspersed amongst the office uses, there will be small boutique
hotels, restaurants, cafes, branch offices of major banks, airlines and
other places of importance to visitors.
75
Market Place
Inner Oval
Buildings
5 to 7 storeys
Pedestrian Street
Buildings
3 to 4 storeys
Tram Plaza
Buildings
7 to 8 storeys
Souk Retail
Landmark
Buildings
(A)
77
5 to 7 storeys
Building facades create an urban
wall at the central ceremonial space.
Defines street wall.
3 to 4 storeys
Located within the Souk on
pedestrian retail street.
Defines pedestrian retail zone.
Shading device required.
5 to 7 storeys
Plots located on outer ring road of
the Souk.
Defines the street wall.
7 to 8 storeys
Plots located next to transit piazzas.
Height serves as way-finding device
in Souk. Unique identity to exterior
envelope including a tower element
within the plaza.
78
Arcade Streets
Along retail streets, and in conjunction with tram stops, buildings
will be designed with arcade zones. These arcade systems will be
the main route for pedestrians through the district and will connect
key public places within the city. The primary purpose for the
arcade zones is to provide pedestrian comfort. This zone will create
a shaded environment to encourage on-street activity at all times
of the day. This shaded zone will also protect the ground floor of
buildings from the highest density areas are located adjacent to
metro station and retail streets..
Arcade Streets
79
Retail Streets
80
Central Boulevard
The Central Boulevard running the length of the north Spine will
serve as a symbolic entrance to the city. Public art, monuments,
national institutions, and mosques will provide visual diversity
and interest along this long corridor, and offer opportunities for
expressing the culture and identity of the Emirates.
Universities
Supporting the vision of Capital District as a centre for higher learning,
the North Spine will be home to two major universities - Zayed
University and Khalifa University for Science and Advanced Research.
Hospital Campus
A major hospital campus at the eastern end of the North Spine is
within easy access of regional transport routes and tram routes.
Occupying twelve city blocks, the campus will have a significant
mixed-use component with retail and health care related commercial
uses along ground floors, and will be designed to sensitively fit into
the surrounding residential neighbourhood context. The campus is
anchored by large open and recreational spaces, which provide a
gateway into the Capital District and will provide a significant amenity
to hospital users and neighbourhood residents.
81
Retail
Streets
Retail
Streets
Universities
Neighbourhood
TramTram
Streets
Neighbourhood
Street
Conference Centre
Central Boulevard
Hospital Campus
Central Boulevard
Universities
Conference Centre
Hospital Campus
Conference Centre
Directly adjacent to the CBD is a multipurpose
conference centre and concert hall. Hotels and
retail uses are organized to draw users through
the site from all sides via a linked pedestrian
system while spaces within and around the
venue are generously shaded to accommodate
a range of public and cultural events.
83
84
85
Local
Government
Low
& Medium
DensityOffices
Residential Neighbourhoods
Low & Medium Density Housing
Emirati Neighbourhood
86
87
Emirati Neighbourhoods
CAPITAL CITY DISTRICT
A B U
D H A B I,
U A E
Tram Line
Athletic Field
88
Utility Transformers
Sub-Neighborhood CD 1 - Components
185
441
142
51
247
1
1
4.8
6,000
3,900
Neighborhood Center
Total Neighborhood Center Area (hectares)
GLA Retail Development (sq m.)
GFA Community Development (sq m.)
5
4.4
Neighborhood Parks
Total Area (hectares)
1
5
2
9.7
Neighborhood
Center
Friday Mosques
Neighborhood
Park
Page 31
Villa Plots
Playgrounds
Neighbourhood Centres
Emirati Neighborhood
16
Masterplan
D H A B I,
U A E
Page 73
89
Scale: Not to Scale
OKRENT ASSOCIATES
Daniel Weinbach & Partners, Ltd.
Community Parks
Connections
Emirati Neighborhood
66
Masterplan
90
Next
Generation
Planning
91
92
93
94
Appendix
Design
Guidelines
95
Development Guidelines
Federal Precinct - Ministries Zone
Setbacks
Setbacks, as depicted below, are build-to lines.
Minimum setbacks are indicated on the setback plan and are
96
Ministries zone
Ministries zone
97
Development Guidelines
Federal Precinct - Institutions Zone
Building Entries
Pedestrian entries are to be located to minimize a change in
98
Institutions zone
parcel boundaries.
Access to, and use of, the underground parking shall be easy,
99
Fig. E21
Institutions zone
Fig. E20
Institutions zone
Development Guidelines
Federal Precinct - Building Massing Prototypes
100
Ministries zone
Institutions zone
Building
height
max.
Buidling
height
max.
5
5 storeys,
4
storeys,
min. min.
4 storeys
storeys
Fig. E7
Institutions zone
101
Institutions zone
Diplomatic zone
Development Guidelines
Federal Precinct - Building Edges and Articulation
102
1.5m min.
Base Level
May be set back
Base Level
May be set back
1.5m min.
streetwall
1.5m min.
103
10 Stories
7 stories
Interior
Courtyards
15 Stories
7 stories
10 Stories
Interior
Courtyards
15 Stories
7 stories
10 Stories
Interior
Courtyards
15 Stories
Development Guidelines
City Centre Precinct - North Spine District
PALACE PRECINCT
104
Key
Recommended Primary Mass*
Primary Mass
Podium
5
5
* Heights and floor plates of building elements will vary per FAR, building prototype guidelines, and precinct height requirements.
&
Streetscape Continuity
&
&
&
&
&
&
&
&
3 &
&
&
&
&
3
3
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
3
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
All building service
entries
3 should be from service alleys when available.
&
When a service alley is not available, service entrances should be
3
major streets.
clustered and avoid
3
Access
for
service
areas, and for parking
ramps should not interfere
3
&
3
the
pedestrian
way.
&with
&
Curb cuts should
be
minimized
on
radial
boulevards
to maintain their
&
&
symbolic
identity.
&
&
Trash collection will be handledfrom
service
alleys and service streets.
&
Primary building
access
should
be
located
along boulevards, ring
3
&
roads, at tram
stops and near
the
corner
of
the block.
&
3
&
&
The
primary
building
access
location
should
be
used
to enhance
&
the pedestrian
way and the image of the district.
&
&
be used
3
Awnings and&other
types of shading devices should
3
&
&
to
identify
the
primary
entrance
location
and
provide
weather
&
&
&
&to
protection
pedestrians.
&
3
&
3
Service
Access
&
&
3
&
&
&
3
&
&
&
3
&
&
&
&
&
&
Entrances
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
3
&
&
&
&
&
&
&
3
3
&
&
3
&
&
&
&
&
&
&
&
&
&
&
3
& 7
&
&
&
3
&
&
&
&
&
&
3 &
3
&
&
&
&
&
3
3
3
&
&
Recommended Primary
Entrance Location
3
3
&
&
&
&
Key
3
3
&
105
&
3
3
5
&
3
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
& 3 &
3
&
&
&
&
&
3
&
6:
3
3
3
3
3
3
&
&
3
6
3
3
3
&
3
&
3
&
Development Guidelines
City Centre Precinct - North Spine District
&
&
&
&
&
&
106
&
&
&
&
&
3
&
3
3
&
&
&
&
&
Arcade Requirements
3
&
&
&
&
&
&
3
&
&
&
&
&
3
&
&
&
&
&
3
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
3
3
&
&
3
&
&
&
&
&
&
&
&
&
&
&
&
3
& 7
&
&
&
&
&
&
&
&
&
&
3 &
3
&
3
3
3
&
&
&
&
&
&
3
3
3
3
&
&
3
&
Building
Setback
&
4 mminimum
&
&
Storefront
(Transparency)
3
&
&
&
&
3
Key
3
&
6
3
&
&
&
&
&
&
Floor to Floor
Height 5 - 7m
&
&
3
&
&
&
3
&
3
&
3
&
&
&
3
&
&
3
Arcade Overview
&
3
3
5
&
3
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
&
& 3 &
3
&
&
&
&
&
&
3
&
3
3
3
3
3
&
&
3
6
3
3
3
&
3
&
3
&
&
3
&
3
&
3
3
&
&
&
&
&
3
&
3
3
&
3
&
&
&
&
&
3
&
&
&
&
&
&
&
Key
&
&
3
3
&
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&
3
&
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&
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&
3
&
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&
3
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&
&
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&
3
& 7
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3
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3
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3
3
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3
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3
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&
Underground Parking
&
3
3
&
&
3
&
&
3 &
3
&
&
&
3
3
&
&
&
&
provide alternative parking for retail and other first floor uses.
&
3
107
3
3
5
3
&
&
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&
&
&
&
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&
&
&
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&
&
&
& 3 &
3
&
&
&
&
3
&
3
3
3
3
&
&
3
6
3
3
3
&
3
&
3
&
&
3
3
&
Development Guidelines
City Centre Precinct
Prototype Considerations
108
Podium Streetwall
Primary Entrance Locations
Transportation Requirements
Allowable Service and Parking Access Points
Architectural Massing
Arcades
A building prototype is a simplified architectural form that is typical
of the modern requirements and needs of todays office, residential,
retail, hotel or community functions. In an urban environment
these prototypes can vary greatly based on height, parcel size or
geometry. In particular, urban high rise buildings require significant
coordination to address streetwall design, retail storefront, arcades,
stacking of uses, appropriate floor plate sizes and tower orientation.
Detail of illustrative massing model showing portions of the CBD, Souk Precinct and the North Spine.
Architectural massing
Tower position and setback
Streetwall character
Building frontage of podium
Floor to floor heights
109
Office = O
Hotel = H
Residential = R
Souk = S
High-Rise = HR
Mid-Rise = MR
Low-Rise =LR
Hence, the prototype label for an office high rise would be O-HR.2 - the
number indicates floor plan type (e.g., single tower, two tower, etc.).
Requirements associated with each prototype are detailed in the plot
development standards.
Souk
Office
O-MR.3 (red line indicates line O-MR.2 (red line indicates line
between midrise and highrise)
S-LR.O
Office
S-LR.H
Hotel
S-LR.R
Residential
Souk Prototypes
Souk building programs
vary based on their
office, hotel or residential
overlay. Generally, the
arrangement would be
a courtyard building
serviced below grade with
a shared parking facility.
Retail is also a significant
component of the ground
floor program.
Office Prototypes
Office buildings contain
class A, B & C office
spaces, health care and /
or medical studios above
the second floor. See
Permitted Land Uses
section for more specific
information.
O-LR.1
S-LR.
O Courtyard Low-Rise
O-MR.1
O-HR.2
O-HR.1
Hotel
Hotel Prototypes
Hotel buildings contain
hotel rooms and / or
service apartments above
the second floor. See
Permitted Land Uses
section for more specific
information.
H-MR.1
H-HR.3
Residential
H-HR.2
L Shaped Courtyard
High-Rise
H-HR.1
U Shaped Courtyard
High-Rise
Residential Prototypes
Residential buildings
contain multi family and
/ or senior housing above
the second floor. See
Permitted Land Uses
section for more specific
information.
R-TH.1
Townhouse Low-Rise
R-LR.2
R-LR.1
L Shaped Courtyard
Low-Rise
R-MR.1
U Shaped Courtyard
Mid-Rise
R-HR.3
R-HR.2
R-HR.1
Sustainable Building
Performance
Introduction
110
111
Sustainable Building
Performance
Building: Performance Standards
The guidelines outlined below are intended to complement the
Estidama Pearls Rating System in the following categories:
112
Solar Protection
Roof Design
Wall Systems
Mechanical Ventilation
Solar Energy
Solar Protection
In Abu Dhabi, shading is required throughout the year; there are
only a couple of days in winter season where passive solar gains
will be welcome in residential settings. As a result, the general rule
is to protect all facades from excessive amount of solar radiation.
In summer, north and south facades get only limited solar radiation
due to the high sun altitude at noon time. In winter, the sun rises
in the south east and climbs up to 45 degree altitude. Hence, south
facades can get shading by horizontal louvers such as the brisesoleil. East and west facades receive a high portion of solar radiation
at low sun angles; hence, fixed horizontal louvers, as applicable
for south facades, are not so effective. For east and west facades,
moveable shading systems are recommended.
The table below details the best shading device based on amounts
of solar energy directed toward the buildings surface.
The main function of windows is to provide views to the outside
and natural daylight for the indoor environment. For the purpose of
daylight supply, a limited amount of windows in the facade will be
sufficient due to Abu Dhabis location in relation to the path of the
sun. The highest window-to-wall ratio will occur in commercial
settings, where desire for a maximum amount of daylight supply
and a minimum of cooling load exists. For unobstructed facades of
this type, the optimum window-to-wall ratio is about 30 percent.
12 pm
10
,
am
refl
ec
ted
ray
Facade orientation
North
South
East
West
Horizontal roof
Northwest
Northeast
Southeast
Southwest
5m
R.O.W
Recommended shading
Shallow horizontal louvers/awning
Horizontal louvers/awning with depth-to-distance ratio of 1:1
Adjustable external shading
Adjustable external shading
Fixed horizontal shading
Horizontal and/or north oriented vertical louvers
Horizontal and/or north oriented vertical louvers
Adjustable external shading
Adjustable external shading
5m
Shading device recommendations relative to facade orientation. Solar
energy measured in watts per square metre per kelvin, or W/mK.
Roof Design
113
Wall Systems
Although most vertical building walls do not obtain solar heat
throughout the entire day, like roof systems, they present another
opportunity to improve the thermal performance of a building.
Wall insulation can be achieved in several ways using the same
materials as roof insulation: polystyrene, polyurethane, and
mineral wool. Additionally, there are also monolithic blocks from
clay or aerulated concrete that achieve good thermal insulation
performance. All construction methods demand consideration of
vapour transfer from outside to inside, which is present year round
in Abu Dhabi. The merits of wall insulation are not only cooling
energy savings, but also improvement of thermal comfort by getting
interior surface temperatures closer to air temperature (both in cold
and in hot weather)
Solar Energy
As described above, in the worst case scenario, solar energy
received by the facade will be converted into cooling load; however,
these guidelines strive for the better solution of converting solar
energy received into useful energy such as light and electric energy.
At least 10% of the total energy consumption in the Capital District
should be generated by renewable sources.
Sunlight can be converted into electricity using photovoltaics,
concentrating solar power, and various experimental technologies.
Photovoltaics have mainly been used to power small and medium
sized applications, from the calculator powered by a single solar
cell to entire homes powered by a photovoltaic array. Horizontally
positioned receivers are not recommended for Abu Dhabi because of
the potential for sand and dust collection on the horizontal surface;
however, solar thermal evacuated tube collectors are a better
alternative. Solar receivers should be either tilted or mounted on
vertical planes to minimize the collection of dust.
The most applicable technique would be electricity generation from
photovoltaic cells. They can be applied on horizontal roofs (best
location), but also on east, south or west oriented facades, although
the output will be about 50% of a roof mounted system.
Solar thermal collectors generate hot water with an efficiency much
higher than the electric efficiency of photovoltaic cells. However,
the application of hot water is limited to residential units with
domestic hot water demand or to solar thermal cooling systems.
Sustainable Building
Performance
Summary of Building Performance Guidelines
114
insulation only. Due to scarcity of water, green roofs using lowirrigation planting is recommended.
Walls shall have a thermal insulation equivalent to 6 centimetres
115
116
Landscape Typology:
Commemorative Plazas Landscape
Capital Boulevard Landscape
Parks Landscape
Street Landscape
117
public spaces.
Trees should be durable, well adapted to urban environments,
118
suns glare. The growth habit of the tree should be wide enough
(8m or larger is recommended) to provide significant shade.
Deciduous trees may be appropriate for areas that would benefit
The following lists the types of trees that are appropriate to major
areas of the public realm:
ornamental trees.
Trees should have the same features as street trees, except they
particular park or square. For example, formal Islamic gardenstyle areas can contain traditional species like date palms, citrus,
and almond trees. In contrast, desert garden-style spaces can
emphasize smaller-scale trees and large shrubs that are found in
dry, rocky escarpments and canyons.
Lane Trees
height is recommended.
garages.
Street Lighting
Lighting to aid vehicle movement and safety.
Lighting should be pole mounted with outreach arms.
The style and height of the poles should be compliant with the
local authority.
Fixtures should have an optical lens with no upward light spill.
Major streets should have high-intensity lighting (metal halide
fixtures.)
Pedestrian Lighting
Lighting to aid pedestrian movement and safety.
Lighting should be situated at a lower level than Street Lighting
Crossing Lighting
Lighting to aid pedestrian movement and safety.
Provide lighting that increases awareness and that intensifies
Lighting
Lighting within the public realm together with borrowed light
Wayfinding Lighting
Lighting aids in pedestrian direction and circulation.
Lighting should be low intensity such as bollards, in-ground
as security of spaces.
Lighting should emphasize the hierarchy, function, and use of
Lighting Typology
Commemorative Plazas / Capital Boulevard
Parks
Retail Streets
Major Streets
Internal Streets
Feature Lighting
Lighting to highlight and focus attention.
Lighting should display and accentuate a space, structure,
Landscape Lighting
Lighting to highlight landscape and foliage.
Lighting should consist of fittings suitable for highlighting
119
120
121
SECT
ION O
NE
1
2
SECT
ION T
WO
8
4
10
9
6
2
5
11
1
123
.key plan
7
6
124
100m
6.7 ha
8.0 ha
3.6 ha
5.0 ha
2.6 ha
4.7 ha
7.0 ha
5.5 ha
5.9 ha
R
3.3 ha
5.3 ha
10.5 ha
5.1 ha
R
4.8 ha
R
R
5.3 ha
50m
1:10000
NO
125
R
R
1:10000
NORTH
PrototypeanalysisofIRRIGATIONandTSE
Refertoappendixforassumptions
ROW's
Trees/Shrubs
S930
Net(L)
4790
Treespacing No.oftrees
TSEpertree TotalTSE
8
599
30
17963
S1241
4872
609
50
30450
S721
5450
681
30
20438
S1362
sidewalk
2410
2410
8
8
301
301
50
50
15063
15063
Plantings
ROW's
S13Median
sidewalk
S12median
sidewalk
Parks
NP(16)
RP(13)
CP(12)
LP(14)
Priv.Domain
PlantedArea(SM)
7840
2410
TSE/gal/SM
L/SM
3
1
9930
4872
3
1
13037.5
0
9248.4
0
737.8
0
1381.45
4.5
4.5
3
3
OpenSpace Planted
TSE/gal/SM
78946
39473
4.5
TotalTSE
23520
2410
0
29790
4872
0
0
58669
0
41618
0
2213
0
4144
0
266211
TotalTSE
177629
127
Neighbourhood Park
128
Civic Plaza
Civic Plazas should be an aesthetically inviting
space that works in concert with the immediate
surroundings to create a sense of place. These
plazas can range in size from small scale pocket
parks to larger monument plazas surrounded
by civic buildings. In the City centre these
plazas tend to be located at important roadway
intersections. Civic Plazas are typically adjacent
to office, government office or institutional
uses and should be designed to relate to
adjacent entrances and uses. Typically civic
plazas are designed for passive uses and do not
accommodate sport facilities.
From a sustainability perspective, the design
of civic plazas should reflect their water
management zone. However the water
usage can vary allowing for some higher and
lush vegetative areas while still maintaining
the average water use as defined by the
water management zone. It is assumed that
approximately 40% of the land area will be
soft or vegetative surfaces versus 60% hard
or paved surfaces. Creating shading devices
for urban settings is very important and it is
recommended that 75% of the land area have
shading devices.
Linear Park
Linear Parks vary in length, width and scale
and are designed to encourage pedestrian
movement through public places in the city.
These linear corridors may run through several
precincts with visual connection and provide
opportunities for locating monuments along
strong visual / linear corridors. These spaces
are often oriented towards the prevailing
wind to encourage cooling through natural
ventilation. Many of the linear parks in the
City centre are designed with a formal line of
trees flanking either side of a paved pedestrian
walkway with opportunities for pavilions for
bazaars or festivals.
The design of linear parks should reflect their
water management zone. However the water
usage can vary allowing for some higher and
lush vegetative areas while still maintaining
the average water use as defined by the
water management zone. It is assumed that
approximately 20% of the land area will be
soft or vegetative surfaces versus 80% hard
or paved surfaces. Creating shading devices
for urban settings is very important and it is
recommended that 80% of the land area have
shading devices.
Recreational Park
Typically these recreational parks range
from 1 to 2.5 hectares and serve the greater
population beyond a single precinct or
neighbourhood. These parks are oriented
towards active recreation with many sports
facilities incorporated in the design; including
but not limited to playgrounds, soccer fields,
tennis courts, swimming pools, cricket fields
and indoor recreation facilities.
In the City Centre recreational park spaces
are typically located adjacent to schools and
Cultural Centres to encourage opportunities
for shared use and neighbourhood gatherings.
The basic design parametres should have
approximately 80% of the land area dedication
towards active uses; of that 60% dedicated
towards sports fields and 20% dedicated
towards playgrounds.
From a sustainability perspective, the design
of recreational parks should reflect their water
management zone. However the water usage
can variety through-out the park allowing
for some higher and lush vegetative areas
while still maintaining the average water use
as defined by the water management zone.
It is assumed that approximately 50% of the
land area will be soft or vegetative surfaces
versus hard or paved surfaces. Creating shading
devices for recreation sports is very important
and it is recommended that 50% of the land
area have shading devices that are designed to
address the specific sport needs.
129
Retail Streets
Neighbourhood Streets
131
Arterial Boulevards
132
1b
3
1b
1
Conceptual primary street section highlighting key elements of scale, character and proportion.
Tree Structures
Low Structure
Canopy Structure
133
Conceptual retail and neighborhood street section highlighting key elements of scale, character and proportion.
Arcades
Transparency
Building Setback
Sidewalk
Vehicle Lanes
Landscape
Vehicle Lanes
Landscape
Tram
Sidewalk
Tram
Vehicle Lane
Landscape
Vehicle Lane
Tram
Sidewalk
Sidewalk
Vehicle Lanes
Landscape
Vehicle Lanes
Sidewalk
Sidewalk
Vehicle Lanes
Landscape
Vehicle Lanes
134
Sidewalk
Vehicle Lanes
Sidewalk
Vehicle Lanes
Parking Lane
Vehicle Lanes
Parking Lane
Vehicle Lanes
Parking Lane
Parking Lane
Vehicle Lanes
Parking Lane
Sidewalk
Sidewalk
Vehicle Lanes
Landscape
Vehicle Lanes
Sidewalk
135
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C
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Illustrative metro station plaza area site plan highlighting key elements.
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138
Acknowledgements
139