Standard Review on Local Development Plan

1. Land use

Accordingly, the Addis Ababa City Development Plan (2004-2014) had set major land use principles that
had to be strictly adhered to. These were,
• Promotion of intensive uses of land and space;

• Urban- rural harmony;

• Decentralization of urban activities;

• Promotion of mixed/compatible land use;

• Integration of different components along activity spine/ mass transport lines; and
• Increased foresight and practicality of plan

Some of the main land use principle that could be used include:

• Intensive Uses on Selected Areas

• Polycentric Urban Development and Decentralization of Urban Activities
• Mixed Land Use
• Foresight and Practicality
• Introducing transit oriented urban development (TOD)
• Development of nodes with reasonable distance (NODs)
Mixed Residence Minimum Gross Mandatory Location
Density (housing units Residence Share of
per hectare) total Building area

High density mixed 150 hu/ha 40% Centres, corridor, high density mixed
residence residence zones and commercial
areas.

Medium density 100 hu/ha 60% Mixed residence inside the inner ring
mixed residence road.

Low density mixed 50 hu/ha 60% Mixed residence outside the inner
residence ring road.

EXCEPTIONS: Though residence is a mandatory function in a mixed residential land use, there are
buildings and uses that are exempted from incorporating residence. These are (public)
administrative buildings and other social and municipal services, corporate headquarters, building
for car parking, hotel, mall, fuel station and public parks.

2. The main standards regarding transportation and road network are:

 Transport System
• Prepare an Integrated Transport Plan for the city for the next 10 to 25 years
• Reduce walking distance to the nearest public transport system to 500m;
• Reduce home-to-work travel to 1 hour;
• Promote healthy mobility with efficient traffic management systems, proper parking and terminal
facilities;
• Reduce waiting time for mass transit service to 5 minutes;
• Enforce environmental standards on vehicle use and reduce carbon emissions by half.
Street Network
• Provide comfortable road infrastructure and related facilities to the elderly, children, persons with
disability, cyclists and pedestrians;

• Dedicate 50-60% of the street area at centers located inside the existing ring road and identified
sections along transit-oriented development corridors for NMT; and
• Provide a hierarchically organized street network with the necessary infrastructure.

Span (Planning standard)

PAS – Every 2 km
SAS – Every 1 km
CS – Every 0.5 km
Right of way width: PAS – 60,50,40 and 30 m, SAS – 30m and 25m, and CS – 20m and 15m
PAS can either take the form of expressway (highways for fast moving traffic, freight or dangerous goods
movement) and runs along the periphery and links major cities, or boulevard streets (an urban street
inside a city for public transport route that links the city’s major centers).

Road Type Width Standard Design Speed

(m) Spacing
Arterial

Expressway ≥40 Every 2 Km >80 Km/hr

Partial ≥40 Every 2 Km High speed lane >80 Km/hr, Side lane 40-60
expressway Km /hr

Boulevard 40 Every 2 Km 40-60 Km/hr

Sub Arterial 25, 30 Every 1 Km 40-60 Km/hr
Collector 15, 20 Every 500 m 20-40 Km/hr
Local 10 50-150 m <20 Km/hr
• Local streets that connect two other streets should have a minimum width of 10m.

• A lesser width may be used when the 10 m width could not be atained in already settled areas.
• There should be a minimum of 4m width access street for a single plot and 6m width for shared
access (for use by more than one plot).

• A 6m wide street may only be used as one way traffic line if it connects two streets.

• Special design and traffic management considerations should be taken into account.

• Depending on the required design speed and angles of the junction, the minimum corner curvature for
roads entering a junction or roundabout squares should be between 7m and 15m.

• The radius of a roundabout island should not be less than 8m; and for wider carriageways, it should be
greater than one-third of the carriageway.

• The minimum horizontal alignment curvature of a road with a design speed of 60 km/h is 150m radius;
and for a road with 80-100 km/h design speed, minimum radius is 230m.

• The maximum recommendable vertical grade for asphalted arterial street is 12%.

• The standard (requirement) of vertical open space for motor way is 5.4m.

Parking

Addis Ababa is organized in hierarchically arranged multi nodal city centers. It is envisioned that the
multitude of activities in these centers will attract heavy traffic flow. Due to the value of land, the
provision of on and off-street parking will be problematic. To alleviate existing and impending challenges
associated with growing economic activities in these centers, a number of strategic sites for car parking
are identified and indicated on the Structure Plan. Allotting space for car parking does not mean
individual buildings do not require parking space.

Street Parking

For mixed use urban setting, provision of street side parking is very important even though it impacts
traffic flow as well as the smooth running of roadside activities. On street parking is only allowed on
Arterial Street that does not have LRT and BRT lanes, and on collector and local streets. On Arterial
Street with BRT and LRT lines, only off-street parking is allowed. The pattern and orientation of parking
arrangement is very important in all cases.

Car parking buildings

The following critical elements should be checked in the building permit provision process for a car
parking building.

• Separate entrance and exit accesses. If separate access for entrance and exit is not possible, the
minimum width of the entrance should be at least 5m.

• The entrance or exit of a parking building should have a waiting space for 2-3 cars, both before
entering the parking building and the main street.
 Pedestrian Ways

• Pedestrian ways should be provided on both sides of Collector and Arterial streets.

• Pedestrian ways should be raised 15-20cm above the carriage way.

• The capacity of a pedestrian lane should be 30 to 50 persons per minute.

• The gradient of continuous ramps should not be steeper than 10%.

• Signage should clear a minimum height of 3m aboveground.

• Cars should not be allowed to jump raised curb stones to park/ use pedestrian lane.

3. Building height

The FAR in the new Building Height regulation is the following:

• For the Main City Centre: Minimum FAR is 10;
• For other centers and mass transit corridors: Minimum FAR is 5;
• For any other area/locality within the inner ring road: Minimum FAR is 2;
• For areas outside of ring road and not covered in the above categories: the minimum FAR is 0.5;
• For Historical zone (HZ): Maximum FAR is 4; and
• For green infrastructure in the city: FAR is below 0.05 for erected construction.

• the maximum building height for is 70m for our site

• Floor Area Ratio (FAR): the minimum floor area ratio (FAR) for building height zone-2 is 5, which is five
times the size of the given plot. The building height cannot exceed 70m.
• Location: sub-centers, mass transport corridors ( LRT and BRT lines), and areas adjacent to the main
city Centre.

4. BUILT UP AREA, GREEN AREA AND STREET NETWORK PROPORTIONS

The standard for the proportion of the built up area, green area and street networks adopted by the
Structure Plan for mixed residential land use are indicated in the following table

Uses Proportion Remarks

Built up area 40% All mix of uses are included here.
Green area, open 30%
space, plaza, etc.
Street network and 30%
transport
infrastructure

Public Park standard, hierarchy, size and catchment

Park Size (ha) Catchment
(radius)
City Park >10 10 km
Sub-city park 1-10 5 km
Woreda 0.3-1 1.5 km
Neighborhood Park <0.3 300 m

Functions Descriptions
Landscape vegetation and • 80 % of the total surface area of a park shall be covered in green.
planting Significant proportion of the green will be drought resistant and shade
plants.

Sport field • Open area (informal sport field)

• Sport filed (football, tennis courts, volleyball and
• others)

Access • Permeable walkways, access for the disable

Park furniture • Seats (benches), picnic tables
• Dust bin
• Water features
• Monuments
• Stands for public art
Signs • Information signage

5. River buffer development standard

River buffer functions /elements - • Footpath/access street

• Urban agriculture
• Soil protecting green and ornamental plants
• Benches
Slope • >30% • Conservation forestry on sloppy areas
• 15-30% with perennial vegetation
• up to 15% • Vegetable and fruit tree production on
gentler slopes
• Recreational Park development on
gentle slopes,

Built up area • 5% or less from the total Access Street, footpath

project area and other hard landscaping is included in this category.
 Buffer space • Ranges from 10m- The exact length of the buffer is indicated
from the Centre 30m on the Structure Plan map.
line of the river
Green • Indigenous trees and

6. Waste management facilities standard

Service Physical Standards

Sewer • 100% covered by sewerage with 90 %
centralized sewer system and 10% by decentralized sewer system.
Storm Water Drainage network covering 100% road length on both sides of the
road. And the minimum drainage slope of streets should be 2.5%.
• Micro drains to cover all road types on both sides,
• Macro drains (less than 30 m) to cover sub-arterial roads on one
side of the road,
• Macro drains (more than 30 m) to cover arterial roads on one side
of the road, and
• Natural drains to cover 20% of arterial and sub-arterial roads.
Solid Waste • Suggested average waste generation level ->0.5-0.8 kg/c/d.
• Separation of waste into three streams (Organic Wastes, Hazardous
Wastes and Recyclable Wastes).
• Provide Material Recovery Facilities (MRF) at each solid waste transfer
station.
• Waste separation point should be organized where garbage bins are located.

• The space required for waste separation point shall depend on the size and type of waste. The space
shall accommodate at least three garbage bins (for Organic Wastes, Hazardous Wastes and Recyclable
Waste), and some space for extraction.

• Garbage bins shall be positioned in mixed residential areas with a minimum access road of 10m width;
but shall not be located near playgrounds or green areas.

7. utility and infrastructure

General standard for drainage, and sanitary and water supply line construction

• In no case shall a sanitary sewer be placed above a water main.

• Minimum requirement to locate water supply lines is 3 m from the nearest sewer main.

• Water wells are recommended to be at minimum distances of 15m from septic tanks and sewers, 30m
from drainage fields, and 45m from cesspools.

• A minimum depth of 2 to 2.5m below ground level is sufficient for sanitary sewer in parts of the city
where basements are frequent.
• A depth of 1.25m of sanitary sewer line may be sufficient to provide protection against superimposed
loads.

• Manholes at intervals of not more than 150m are required wherever a drain changes size, slope or
alignment, and a tributary drain joins a main line in the drainage system.

8. Social services

Education

STANDARD PLOT SIZE (M2)

School Level HIGH DENSITY ZONE MEDIUM LOW-

DENSITY ZONE
College/University 40000

Technical School 12000 15000

Secondary School (9-12) 12000 15000
Primary And Secondary School (1-12) 15000 20000

Primary School (1-8) 12000 15000

K.g, Primary and Secondary School (K.g - 15000 30000
12)
Kindergarten 1000 20000
K.g And Primary School (Kg - 8) 15000 15000

Health

Types of Health Population Remarks

Facilities served
Referral 1:5,000,000 • Should be located along public transport route.
Hospital • Should be located in high density residential settlement
and
• located at Centre of service area.
• Shall not be located adjacent to railroads, freight yards,
and airports, grinding mill, traffic pools, industrial plants
and waste disposal plants.
Regional • Site should be within walking distance of secondary centers
Hospital 1:1,000,000 and mass transport services.

Health Centre 1:25,000 • Within residential area; near intersection of residential

roads; far from noisy activities.
• Site should be accessible.
Health post 1:5,000 • Size for such services should be near a Kebele Centre and
with easy access to public transport.

Worship places

• Worship places are allowed only in a mixed residential zone.

• If worship places do exist inside environmental protection zones such as inside a multifunctional forest
and a river buffer, only 5% of the permitted title deed area is allowed for construction of a building and
related physical structure.

• Worship places should have access through a road with a width of at least fifteen meters (15m).

• The minimum plot area of a worship place is 1000m2 and the maximum is 5000m2.

• Beyond worship buildings, only schools, health facilities, home for elderly, feeding Centre and similar
social service facilities are allowed inside the compound of a worship place.

• The front view of the worship place, which is the view from the main access, should not be obstructed
by a building all along the stretch of the street.

• The structure for worship place should be constructed at least 10m away from the main access street.

• The minimum distance between worship places for a similar religious institution should be 1.5km.

• The minimum distance between worship places for different religions should be 100m.