DIREDAWA CITY ADMINISTRATION

Land Development and Administration Authority

LOCAL DE ELO!MENT !LAN O" #ORO

$"inal%

Prepared and submitted by Development Partners July, 2012.

Ta&le o' Contents

1. INTRODUCTION ............................................................................................. 4 2. OBJECTIVES OF THE CONSULTANCY SERVICE ...................................................5 3. METHODOLOGIES ..........................................................................................6 4. VISION........................................................................................................... 7 5. PROPOSED STRATEGIES..................................................................................8 6. PLANNING CONCEPTS...................................................................................1 7. PREVIOUS PROPOSALS FOR THE LDP SITE AND ITS SURROUNDING AREAS ......11 7.1 7.2 7.3 7.4 7.5 7.6 7.7 THE PROPOSED LANDUSE OF THE CITYS SDF.......................................................................11 THE PROPOSED ROAD NETWORK FOR THE SITE......................................................................13 THE PROPOSED DRAINAGE FOR THE SITE..............................................................................14 THE PROPOSED BUILDING HEIGHTS FOR THE LDP SITE...........................................................14 THE PROPOSED DENSIFICATION FOR THE LDP SITE.................................................................15 PROPOSALS OF THE REGULARIZATION PLAN...........................................................................15 PROPOSALS OF THE SABIAN LDP SITE..................................................................................16

8. THE PROPOSED LDP FOR GORO.....................................................................17 .1 CALCULATION OF LANDUSE RE!UIRE"ENTS FOR THE LDP SITE ................................................17 .2 PROPOSED ROAD NETWORK............................................................................................... 21 .3 PROPOSED LANDUSE ........................................................................................................ 33 8.3.1 Commerce, and mixed use...................................................................................33 8.3.2 Housing................................................................................................................ 33 8.3.3 Social and municipal services...............................................................................37 8.3.4 Administration...................................................................................................... 39 8.3. !ecreation, and green areas.................................................................................39 8.3." #S$, #anu%acturing, &are'ouses and industr(....................................................39 8.3.7 Area and percentage s'are o% t'e landuse proposals ..........................................42 .4 URBAN DESIGN PROPOSALS ..............................................................................................43 8.4.1 )roposed *uilding Heig't......................................................................................43 8.4.2 *loc+s................................................................................................................... 4" 8.4.3 )lots...................................................................................................................... 4" 8.4.4 *uilding t(pologies .............................................................................................. 4" 8.4. ,utdoor spaces..................................................................................................... 49 8.4." Streets.................................................................................................................. 49 8.4.7 Car par+ing .......................................................................................................... 49 .5 PROPOSED TRANSPORT .................................................................................................... 5# .6 PROPOSED UTILITIES......................................................................................................... 51 8.".1 )roposed &ater suppl(......................................................................................... 1 8.".2 )roposed electricit(.............................................................................................. 1 8.".3 )roposed telep'one.............................................................................................. 1 8.".4 )roposed drainage................................................................................................ 2 8.". )roposed se&erage.............................................................................................. 3 8."." Solid &aste collection and disposal....................................................................... 3 . SOCIAL DE$ELOP"ENT PROPOSALS .....................................................................................55 .% LOCAL ECONO"IC DE$ELOP"ENT PROPOSALS .......................................................................56 %. I"PLE"ENTATION STRATEGIES .....................................................................................5% %.1 RELOCATION AND RESETTLE"ENT STRATEGIES .......................................................................5% %.2 PROPOSED DE$ELOP"ENT "ECHANIS"S................................................................................5%

%.3 PHASING OF DE$ELOP"ENTS...............................................................................................6# %.4 ESTI"ATION OF FINANCIAL RE!UIRE"ENTS AND PROPOSED FINANCING "ECHANIS"S AND RE$ENUES TO BE GENERATED................................................................................................................. 63 9.4.1 -inancial re.uirement........................................................................................... "3 9.4.2 )roposed %inancing mec'anism and revenues to /e generated............................" %.5 I"PLE"ENTATION REGULATIONS..........................................................................................66 1 . REFERENCES.............................................................................................. 71

1. INTRODUCTION The project for preparation of ocal development Plan for !oro "as launched in January 2012. #ince launchin$ of the project the consultin$ team% &pdated and prepared base map of the site 'ollected, analy(ed and interpreted data "hich included% 100) spatial survey of the landuse, road net"or*, physical and spatial characteristics of the site and its surroundin$ areas #ocioeconomic +uestionnaire survey coverin$ 230, households and 220 commercial firms in the site #econdary data from various sources usin$ chec*lists and structured intervie"s Discussion "ith community and sta*eholders and *ey informants in the site Prepared and submitted draft e-istin$ situation analysis report, maps, strate$ies and concepts and presented the same to the e-perts and officials of the client. The team then incorporated comments from this presentation and updated and revised the e-istin$ situation analysis report and based on the same prepared and submitted the draft DP maps and reports. The report and the draft DP proposals addressin$ the spatial, physical, socioeconomic and environmental problems identified in the DP site "ere then presented to e-perts and officials. The comments from this discussions "ere incorporated and then improved and hereby submitted for final chec*in$ by e-perts and then comments, approval and implementation by decision ma*ers of the city administration.

Authorship and A()no*led+ement The consultant ac*no"led$es the support provided by Direda"a 'ity .dministration, and Development and .dministration .uthority, the different bureau and offices and their staff/ 0ebelle 02 .dministration and staffs and all sta*eholders and residents of the site for providin$ information durin$ the +uestionnaire survey and participatin$ in the "or*shop or$ani(ed for discussin$ about the problems and constraints of the site at the inception phase. 1e especially

than* 0ebelle 02 administration for the help $iven to us in recruitin$ e-perienced data collectors and re+uired data. 1e hi$hly appreciate e-perts and officials of the municipality and the city administration for their invaluable inputs and continued $uidance and support throu$hout the study process "ithout "hich the DP "ould have not reached this level.

2. OBJECTIVES OF THE CONSULTANCY SERVICE The $eneral objective of this consultancy service is to prepare a ocal Development Plan for !oro DP site to properly implement the #patial Development 3rame"or* 4#D35 of Dire Da"a 6DP for the specific site. The specific objectives of the consultancy service are to% .ddress the problem of social and physical infrastructure in the site 7-ploit the potentials and opportunities of the site and brin$ about densification, efficient and effective urban development that $enerates more revenue and supports the development of the site and the city 8espond to the climatic nature of the site and the city throu$h appropriate desi$n of buildin$s, streets, public spaces and par*s 'reate livable, environmental and pedestrian friendly and proper functionin$ public9private spaces "hich are actively lin*ed "ith other nei$hborhoods and the city/ Promote ocal 7conomic Development throu$h $ood and appropriate urban desi$n Prepare appropriate implementation strate$ies that "ill be used for the reali(ation of the DP

3. METHODOLOGIES The follo"in$ methodolo$ies are applied in the preparation of the DP for !oro% ;ousehold +uestionnaire survey coverin$ 230, households in the site, <uestionnaire survey of 220 commercial firms in the site, 100) spatial and landuse survey of the site and the plannin$ area, 'ollectin$ and revie"in$ of secondary data from various sources includin$ proposals of Direda"a 6DP, #patial Development 3rame"or* and related studies Discussion "ith *ey informants from and around the site Presentation and discussion "ith e-perts of the municipality, sector offices, schools, health services, the city administration and sta*eholders 3ield observation and mappin$, .nalysis and interpretation of primary and secondary data .pplication of both 2D=3D, .uto'.D and !6# soft"ares .pplication of DP manual prepared by >inistry of 1or*s and &rban Development in*in$ of socio9economic findin$s "ith the spatial information and analysis and re$ulations #ummari(in$ findin$s, developin$ strate$ies, proposals and implementation mechanisms

4. VISION Durin$ the sta*eholder meetin$ residents of the site envisioned !oro% @ecome a place "here basic infrastructure and utilities are fulfilled and that supports development of successful social life, cultural and traditional ri$hts. @ecome a comfortable and attractive livin$ and "or*in$ area @ecome number one settlement in physical as "ell as socioeconomic developments

The plannin$ team prepared proposals that enable to reali(e these visions for the DP site.

5. PROPOSED STRATEGIES 'onsiderin$ the spatial, physical, and socioeconomic characteristics, problems, potentials and constraints of the site and vision of the community and sta*eholders presented and discussed in the previous parts of this report as "ell as the e-istin$ situation analysis studies the follo"in$ strate$ies are proposed to be applied in the preparation of the DP for the site% 1. The DP site is one of the most important corridors and *ey development areas of the to"n. 6t has also a lot of potential for development but currently is mainly occupied by deteriorated, sin$le storey developments alon$ the main roads and *ey areas. Therefore increasin$ the +uality and intensity of physical and spatial development in the site thou$h combination of urban rene"al, up$radin$, infill, and ne" developments is adopted as the main strate$y 4refer to the map belo"5 2. 6nfrastructure and utilities are very essential for facilitatin$ and brin$in$ development in urban areas. They also increase land value and convenience for residents therefore improvin$ infrastructure and utilities is adopted as the main strate$y 3. 7nvironment and resource utili(ation has become series concern "orld"ide. 6n cities havin$ hot climate li*e Direda"a modifyin$ the microclimate is very essential for ma*in$ cities comfortable for livin$, "or*in$ and leisure. Therefore treatin$ the environment and efficient utili(ation of resources is adopted as the other strate$y 2. Participation has become foundation of development in our country. 6t also contributes in brin$in$ about e+uitable development and addressin$ the needs of the different households livin$ in the site. Therefore it is adopted as the main strate$y in the preparation as "ell as implementation of the DP

>ap Bo. 1 Proposed development mechanism for the DP site

6. PLANNING CONCEPTS @ased on findin$s of this study, vision and strate$ies stated above the team defined the follo"in$ main plannin$ concepts% Desi$n "ith nature and the landscape, respondin$ to it creatin$ harmoni(ed built environment Develop !oro into a modern, stron$ and intensive business corridor and sub9center that competes and attracts development as "ell as complement the main center 6ncrease intensity and ratio of development in the site and thereby e-ploit the potentials and opportunities "hile at the same time address the problems and constraints 'reate buildin$s and spaces that encoura$e socioeconomic chan$e and development

10

7. PREVIOUS PROPOSALS FOR THE LDP SITE AND ITS SURROUNDING AREAS 7.1 The Proposed Landuse of the Citys SDF The #D3 landuse for the site sho"s that the site is proposed mainly for residential and commercial functions. The areas adjoinin$ the main street are reserved for non9residential uses. ;o"ever still they are occupied "ith mostly sin$le storey residential buildin$s, "hich do not respond to the development needs and potentials of the site.

11

>ap Bo. 2 Proposed landuse of Direda"a structure plan for the DP site #ource% 3&P6, 200?.

.s sho"n in the map areas alon$ !oro 8iver are proposed as buffer area for the river. The then e-istin$ stora$es and manufacturin$ are proposed to be maintained as they are. ar$e cemeteries for 'hristians and >uslims are proposed alon$ the rail"ay line at the south "estern ed$e of the DP site 4refer to the map above5.

>ap Bo. 3. Proposed landuse and road net"or* of Direda"a #D3 #ource% 3&P6, 200?.

.s sho"n in the proposed landuse of the city 4>ap Bo. 35, the DP site is located alon$ a major business corridor and consists of major function and is business corridor and secondary center of the city. 12

7.2 The Proposed Road Network for the Site The 6DP for the site sho"s that the site is proposed to have major .rterial #treets as sho"n in the map belo". The main road is still 30 m "ide in most parts. The #ub arterial #treets "ere "idened/ some collector streets "ere also opened. ;o"ever still much remains to be done for improvin$ the road net"or* of the site as proposed in the 6DP.

>ap Bo. 2. Proposed main road net"or* of the DP site, 6DP of Direda"a, 200?. #ource% 3&P6, 200?.

>ap Bo. :. Proposed main road net"or* of the DP site, 6DP of Direda"a, 200?. #ource% 3&P6, 200?.

13

7. The Proposed Draina!e for the Site The #D3 also proposed main draina$e lines alon$ the .rterial and #ub .rterial #treets in the site as sho"n belo". ;o"ever, only the draina$e alon$ the 3 main roads "ere developed.

>ap Bo. ?. Proposed main draina$e net"or* of the DP site, 6DP of Direda"a, 200?. #ource% 3&P6, 200?.

7." The Proposed #ui$din! %ei!hts for the LDP Site .ccordin$ to the inte$rated plan of the to"n, the minimum and ma-imum buildin$ hei$hts have been recommended for the different parts of the city on the basis of the location of and the run"ay elevation in the Direda"a .irport, 'ivil .viation 8e$ulation, socio9economic status of local developers and strate$ic development direction of the city. .ccordin$ly, the minimum and the ma-imum buildin$ hei$hts in the main centre are !D2. The minimum buildin$ hei$ht in sub9 centres and business corridors is recommended to be five stories 4or !D25, "hile the ma-imum buildin$ hei$hts "ill be determined by the detail plans to be prepared for these particular sites. En the other hand, the minimum buildin$ hei$ht in mar*ets is !D1, "hile the minimum and ma-imum buildin$ hei$ht "ill be in the ran$e of one storey and t"o storeys in the remainin$ lar$e part of the city "hich are mostly to be covered by residential structures. ;o"ever the ma-imum buildin$ hei$ht can e-ceed to t"o storeys in these areas provided that the potential mi-ed use environment "hich is to be determined by the detailed plans is to be promoted. 3inally, the ma-imum buildin$ hei$ht for all areas of the city is to be determined by the detailed plan or DPs that "ill be elaborated for these specific sites. .s sho"n in the buildin$ hei$ht map belo" the DP site is also proposed to be a business

corridor, and a sub9center. Therefore there is a need to consider these in the DP preparation.

12

>ap Bo. A. Proposed buildin$ hei$ht of Direda"a city 200?. #ource% 3&P6, 200?.

7.& The Proposed Densifi'ation for the LDP Site 6n the 6DP, it "as also proposed that as part of the spatial development frame"or*, densification should be conducted to balance the hori(ontal development that "ill results in hi$h urbani(ation cost "ith that of the inner city densification. 6t is thus preferable to increase densities in almost all parts of the city. >ore specifically, the $ross density a5 in the core areas is recommended to be in the ran$e of ,0 F 2,0 hh=ha, b5 in the intermediate areas is to be increased in the ran$e of :0F,0 hh=ha and c5 in the e-pansion areas is to be increased in the ran$e of 2:F?0 hh=ha. 6n $eneral the DP is to be established in a stron$ lin* "ith e-istin$ #D3, the DPs previously prepared, sector development pro$rams and other development strate$ies carried at all levels of $overnments. 1hen "e loo* at the current density in the site it is :,.2 people=ha or 12.?hh=ha. Therefore has to be increased in accordance "ith the proposals of the structure plan.

7.( Proposa$s of the Re!u$ari)ation P$an .s sho"n in previous parts of this report re$ulari(ation plan "as prepared for Direda"a. 6n these plans properties in all parts of the city "ere surveyed, re$istered and re$ulari(ed. 6n accordance "ith this, parts of the city "ere adjusted and title deeds "ere partially issued. #imilar activities "ere carried out in the DP site. ;o"ever, our findin$ sho"s that the plan "as not fully 1:

implemented. The bloc*s are re$ulari(ed but all the plots "ere not fully re$ulari(ed and issued title deeds. This created possibilities for o"ners to further subdivide the land and informally transfer it and also for ne" ille$al land occupations. Therefore in the preparation of the DP the re$ulari(ation plan "ill be accommodated to$ether "ith the #D3 proposals then "ill be further developed. ;o"ever the DP shall be implemented as soon as possible.

7.7 Proposa$s of the Sa*ian LDP Site Developments in !E8E DP site is related "ith that of the #abian DP site opposite the road road to >el*a Jebdu. Therefore the team revie"ed the proposals of this DP. .s sho"n in the map belo" the areas adjoinin$ the .rterial #treet separatin$ the t"o sites is proposed to be developed mainly for commercial. >i-ed landuse is proposed for most of the remainin$ parts of the site.

>ap Bo. ,. Proposed anduse of #abian DP site

8e$ardin$ road net"or* in the #abian DP site the roads that connect it "ith the current DP site are proposed to be "idened. 1ithin the DP site roads are "ell or$ani(ed.

1?

>ap Bo. C% Proposed road net"or* of #abian DP site

Therefore in $eneral proposals of these and other previous plans, sectoral studies and strate$ies of the city $overnment "ill be adopted in the preparation of the DP for the site.

8. THE PROPOSED LDP FOR GORO +.1 Ca$'u$ation of Landuse Re,uire-ents for the LDP Site The e-istin$ and projected population si(es of the site are considered in calculatin$ the landuse re+uirements. Ta&le,- !opulation pro.e(tion o' #oro LD! site Current #ro*th Rate !opulation Gariant Percenta$e 3.20 o" C2,? 3.:0 >edium 2 ;i$h
#ource% E"n projection

!ro.e(ted population &y the years 201A 2022 202A 11102 12CC, 1:21: 112?? 133,1 1:,C2 11:21 12022 1A0,2

1A

3or the preparation of the DP the medium variant is ta*en. 6t is assumed that the current share of population "ithin the respective a$e $roups "ill remain the same. @ased on this the population of the DP by 2022 "ill have the population si(es presented in the table belo" in the respective a$e $roups.

Ta&le /0 A+e (omposition o' the 'uture pro.e(ted population No o' s(hools A+e +roup Num&er !er(ent Num&er re1uired .$e $roup 092 10:C 11.2 1AA3 99 .$e $roup :9, A, 3 ne" 0!s are AA? ,.2 1,?C allocated .$e $roup C910 101? 10.A 7-istin$ schools nearby the site .$e $roup 11912 C2A C., 2?C1 are considered to .$e $roup 1:91, 101? 10.A 1A00 be sufficient .$e $roup 1C92C 1C03 20.1 99 .$e $roup 309?2 2??3 2,.1 A??0 .$e $roup above 99 12? ?2 years 1.3 20A Total C2,? 100.0 1:C00
#ource% E"n computation based on the household survey result

No o' employment re1uired 99 99 99 99 1CA0 4assumin$ the current 2:.A) unemployment remains the same5 99

Re1uired num&er o' houses .s sho"n in the e-istin$ situation analysis report, the mean family si(e of the household is found to be 2 people. @ased on this there "ill be a total of 3CA3 households in the site. The current households livin$ in the site are 230,, thus ne" households and ne" housin$ re+uired "ithin the plannin$ period "ill be 1??:. Re1uired Servi(es So(ial servi(es 7ducation .s sho"n in the table above there is a need for A 0!s. 1hen "e loo* at the e-istin$ distribution of schools nearby the site !oro @utiji, #abean primary and secondary schools mainly serve the 1,

student population from the DP site. Therefore these schools are considered to be sufficient for the e-istin$ and projected upcomin$ student population. 3 ne" 0!s are provided in the DP site. ;ealth The e-istin$ study sho"s that there is one health center nearby the site. This is found to be sufficient for the projected population for the plannin$ period. #olid "aste There team calculated the number of dust bins re+uired for the DP site. @ased on the standard. that 1 bin serves for 1,00 population, C dust bins are re+uired. There are 2 collection containers additional : are proposed. Play $rounds Play $rounds a minimum of 2.:m2=person is put as a tar$et for allocation of play$rounds in the site. The total minimum area is therefore 3.CA: ha. . total area of ? ha is reserved for this function in the site. Wor)in+ Areas The e-istin$ situation analysis report sho"ed that there are 123, unemployed in the studied households. Thus/ ta*in$ the "or*in$ a$e $roup 4::,25 as denominator, the unemployment rate is calculated to be 2:.A). >eanin$, one fourth of people "ho can "or* do not have job in the studied household. .ssumin$ that this percenta$e continues to e-ist, the total job re+uirement "ill be 1CA0. The e-istin$ situation analysis report also sho"ed that 1:.?), 23.A), 2A.C) and 10.A) of the household have monthly income of less than :01 birr, :019A:0 birr, A:191000 birr and 10019 1:00 birr respectively. Those household "ith monthly income of 1:0192000 birr, 200192:00 birr and $reater than 2:00 birr accounted for C.2), 2.3) and 0.2) respectively. The last ,) of the respondents said that they donHt have re$ular monthly income. The result clearly sho"ed that the majority 4?A.2)5 of the household earn less than 1001 birr per month "hich is not enou$h for 1C

food, housin$, clothin$, ener$y, schoolin$, health and other e-penditure. Therefore there is a need to provide income $eneratin$ activities in the site for improvin$ household incomes and also decrease unemployment.. The plannin$ team proposed "or*in$ areas "ithin the DP site to create income $eneratin$

schemes. 3or those households earnin$ lo"9income support pro$rams are proposed for creatin$ additional jobs "ithin their houses are proposed. These include openin$ small shops, food and drin* sales, productive activities and services "ithin the house throu$h $ivin$ loans for the household. To these end housin$ units in the site are proposed to accommodate these and other functions therefore are chan$ed into mi-ed use. 3or those "ho are unemployed, assumin$ that the ratio "ill remain the same the total unemployed "ill be 1CA0. .t 20 persons per association there "ill be a total of C, associations. .s sho"n above the site is dominated by residential use 2:.2). .lthou$h it is in the ran$e of percenta$e of 209:0), as seen from e-perience of other parts of the city and also urban centers in 7thiopia they face problem of lac* and shorta$e of re+uired services. 1hen "e loo* at the distribution of the other functions they are found to be very lo". 3or instance commercial and mi-ed use functions account for 3.:1 and 3.0,) respectively and are found to be much lo"er for the DP site especially considerin$ its location alon$ the main business corridor in the city. The same applies to services the percenta$e of "hich is only 2.12) and should have been minimum of C) for a developed area such !oro DP site. 6n preparation of the draft DP% The proposals of the #D3 are interpreted, The $aps and also the imbalance in landuse are addressed Problems of infrastructure and utilities are solved 8ecommendations for addressin$ socioeconomic, and environmental problems are for"arded supported "ith landuse proposals

20

.ccordin$ly, areas alon$ the main roads are proposed for multi9 storey mi-ed and commercial use buildin$s and the calculated re+uired functions are accomodated in the areas "here there are $aps and imbalances 4refer to the maps and sections belo"5. The plannin$ team also tried to inte$ate the DP proposals to the city as "ell as the surroundin$ plannin$ area. The team found out that some of the #D3 proposals shall be improved based on current realities. Proposals for adressin$ these issues "ere also for"arded by the team for consideration by the cleint.

+.2 Proposed Road Network The e-istin$ studies conducted on road net"or* sho"ed that the percenta$e area occupied by roads is found to be "ithin the international ran$e of 1:92:). ;o"ever roads in the southern part are in poor condition and do not have draina$e and li$ht therefore do not $ive efficient service. The layout of the roads in the site has mi-ed re$ular pattern in the northern part and irre$ular and informal development pattern in the southern and south "estern parts. 6n the later areas roads are narro", "indin$, and do not have uniform "idth and houses lac* access to vehicles. These create difficulty in ta*in$ patients to health services and also arrest fire in case of ha(ards thus shall be addressed in the preparation of the DP. The study also sho"ed that majority of the roads accountin$ for ,1.??) are compacted earth surfaced roads, junctions in the site are poorly desi$ned. >ajority of the plots 4?0.2)5 do not have entrance for vehicles. Therefore the team proposed% .doption of the proposed road net"or* of the site in the #D3 of the city as "ell as #abian DP site. The proposed road net"or* for the site is adopted in the ne" DP "here the current reality allo"s and also is necessary for betterment of the site. >odification of the proposed road net"or* in and around the DP site accordin$ to the current realities and future possibilities Epenin$ of ne" roads 8eor$ani(ation, re$ulari(ation and standardi(ation of the roads in the southern part of the site and also other areas "here there is problem of accessibility 6mprovin$ and providin$ access to each and every plot

21

.s sho"n in the proposed road net"or* map belo" the main road is proposed to be :0 m .rterial #treet 4.#5. Be-t to this, the road that has currently more than 30 m ri$ht off "ay and passes alon$ the 7DD' stora$e is maintained. 3ollo"in$ these 3 roads of 20 m #ub9.rterial #treet 4#.#5 are proposed. These roads are proposed to be e-tended to the south crossin$ the rail"ay line and joinin$ the rin$ road. 8oads of similar "idth that run from "est to east are proposed. The rin$ road that passes in the southern part of the site is maintained. This road collects all the traffic $oin$ out of the to"n and also distributes the traffic comin$ to the to"n from other areas. 6n the future the road is $oin$ to be carryin$ most of the traffic passin$ the to"n. The .rterial #treets in !oro DP site "ill be feedin$ this rin$ road. Be" collector and local roads are opened in the site in the south "estern part to complete the road net"or* system of the DP site. ;ere the e-istin$ "indin$, narro" and irre$ular roads are re$ulari(ed and also replaced "ith ne" roads. . 'ollector #treet is proposed alon$ !oro 8iver. This road separates the buffer (one that bounds the river "hich is used as urban a$riculture area. .dditional 2 collector streets are proposed to complement the road net"or*. arran$ed follo"in$ defined "idth of bloc*s in these and other parts of the DP. Be" collector streets are proposed alon$ the southern ed$e of 7 3E8. separatin$ it from the bus terminal. This is mainly intended to facilitate the movement of people and cars in and around the terminal. 6t "ill also help to minimi(e the traffic on the main road. .nother collector street is also proposed in the same area crossin$ 7 3E8. and leadin$ to the bus station to minimi(e the bloc* len$th and brin$ about more intensive development in the "estern part of the site. This part of the site is proposed to be developed by the same o"ner for commercial and mi-ed use activities. The functions in this part of the plot are proposed to be relocated to areas reserved for industries and stora$es. #imilarly ne" collector streets are also proposed in the eastern part of the site in the military site. .s these areas are proposed for intensive multi storey developments more traffic "ill be created. Therefore to facilitate movement "ider streets are proposed in the same area. 22 ocal roads are

6n the preparation of the road net"or* as much as possible e-istin$ ri$ht off "ay of roads are maintained. >ost roads in the northern part currently have "idth of 12 m. These are maintained as local roads but also servin$ as collector streets in some areas. To facilitate phased developments and improvements in the site e-istin$ road net"or*s and bloc*s are maintained, because in the first phase improvements of roads, and utilities are proposed. . local street is proposed alon$ the rail"ay line to create access for adjoinin$ it. Parallel to this a 1: m "ide buffer (one is proposed. This buffer area "ill be paved "ith cobble stone and combined "ith carpet $reenery that does not obstruct vie" to the rail"ay line. The team "as informed that the rail"ay line "ill serve urban transport "ithin the city and its surroundin$ area in the future. Therefore, the line as "ell as the open spaces on both sides are maintained. 6n the DP sites all plots are provided "ith appropriate access for cars. ocal roads are "idened, re$ulari(ed and standardi(ed. The proposed road net"or* of the DP site is inte$rated "ith the surroundin$ areas as sho"n in map Bo 11 belo". The main lin*s are the .rterial #treet to >el*a Jebdu and the rin$ road in the south ed$e of the city. #ub .rterial and 'ollector #treets are connected to the surroundin$ areas of the site as appropriate.

23

>ap Bo. 10. Proposed road net"or* of the DP site

22

>ap Bo. 11. Proposed road net"or* inte$ration map of the DP site

2:

!roposed road (ross2se(tion and utility layouts The proposed road net"or* consists of standard road cross sections that accommodate all utility lines under the pedestrian "al*"ays. The hi$h tension lines alon$ the main road as "ell as the .rterial #treet passin$ adjacent the store are proposed to be buried under $round as soon as possible. @ecause, as sho"n in the e-istin$ situation analysis report these lines are disturbin$ the traffic mobility in the city. To prepare appropriate road and utility standards the team referred to and used road cross section standards sho"n in the #D3 of the city, practical standards of the 7thiopian 8oad .uthority, and .ddis .baba and other cities. The team proposes that "hen roads are developed the ri$ht off "ays proposed in the DP shall be maintained and the locations for each utility line shall be reserved first and the road could be pro$ressively "idened. Trees are proposed alon$ roads startin$ from 10 m "idth on 1 side/ on both sides for 1:920m and on both sides and alon$ medians for the 30 and :0 m roads.

2?

2A

2,

2C

30

31

Proposed road classification and cross section standards, adopted from 7thiopian 8oad and .ddis .baba 8oad 'onstruction .uthorities and other sources.

32

+. Proposed Landuse 8.3.1 C!""#$%#& '() "*+#) ,-# The mi-ed, commercial, service and manufacturin$ uses alon$ the .rterial, #ub .rterial, and collector streets in the #D3 are adopted and maintained in the DP site. .ccordin$ly all areas alon$ the main roads are proposed for these functions. Bot only these as sho"n in the sections above housin$ areas are proposed to accommodate income $eneratin$ schemes for households "ith lo" income and those household heads "ho are unemployed. The proposed area for the mar*et in the #D3 is already allocated for !D2 buildin$. Therefore another site is reserved for open mar*et. This is the trian$ular site adjoined by the buffer for hi$h tension line as sho"n in the landuse map. The households currently livin$ in the site should be relocated. This site is proposed for semi covered mar*et sellin$ daily consumables as "ell shops of different types. This mar*et and shops create ne" job opportunities for households in the site. The mi-ed use areas consist of compatible landuse developments of commercial, administration, services, residences in a plot as "ell as buildin$ floors. .s sho"n in the proposals for road the lon$ bloc* occupied by 7 3E8. is divided into t"o and provided "ith collector street. The same standard road is proposed at the south separatin$ it from the bus terminal. This site is proposed for hotel, commercial and business acitivities to be developed by the same o"ner.

8.3.2 H!,-*(. The ne" urban housin$ development policy and strate$y document drafted by the >inistry of &rban Development and 'onstruction under discussion in various forums sho"s that the future housin$ development in the country is to be carried out 4.5 throu$h coordination by the $overnment consistin$ of : types of development and 4@5 by the private sector consistin$ of 2 types of developments a total of A developments are incorporated in the ne" draft policy and strate$y document and are summari(ed in the section belo". 33

A- 3ousin+ to &e (onstru(ted &y (oordination o' the +overnment .s the name implies these are housin$ developments to be constructed for various households and include : types% Type 1. ;ousin$ construction that benefit the urban poor% these are lo" cost houses to be built based on standards that consist of 4i5 ro" villa type houses 4ii5 !D1, and iii5 !D2 houses based on the hierarchy of the to"n. Bot only these, studio type of house to be built by the $overnment "ill have a subsidy of 20) to be compensated from other housin$ pro$rams. The land for housin$ to benefit the poor "ill be allocated free of lease, cost of infrastructure and administration "ill be subsidi(ed based on studies. These housin$ developments "ill involve the poor throu$h labour and create job opportunities for the beneficiaries. The scheme "ill also support the poor to stren$then their savin$ capacity and help them to save up to :910) of the housin$ cost and the remainin$ "ill be supplied from micro finance or ban*s throu$h support by the $overnment. .s part of the implementation scheme such housin$ developments are proposed to be coordinated "ith inte$rated housin$ development. To reduce the cost of housin$ the typolo$ies are proposed to have common toilets, sho"ers and *itchens as re+uired. Type 2. 'ondominium houses% Throu$h coordination by the $overnment lo" cost and land savin$ condominium houses "ill be built for the lo" and middle9income households. These houses "ill be transferred throu$h sale. Eut of the houses minimum of :0) "ill be transferred to female headed households, durin$ dra" 30) "ill be allocated for "omen. Bot only these at least 20) of the houses "ill be allocated for $overnment employees throu$h dra". Type 3. ;ouses based on savin$ 420=?05% these houses "ill be developed mainly for middle income households throu$h savin$ based on the capacity of the household and needs. The households have to save 20) of the cost of the houses "ithin : years prior to the construction of the houses and the remainin$ ?0 ) "ill be arran$ed to be obtained from the ban*. Eptions "ill be $iven to those "ho can afford to pay the full 20) in advance and "ill be $iven priority in housin$ construction.

32

Type 2. 8ental houses to be constructed by the $overnment% The houses are to be built by the rental housin$ administration throu$h finance to be arran$ed by the $overnment. The houses are land and cost savin$ and medium hei$ht !D11, and minimum !D2 and !D1 to"n houses. The lo"er floors of these houses "ill be used for different commercial functions "hile upper floors for residential apartments Type :. ;ouses for different bodies% These houses are intended for residences of "or*ers of manufacturin$ industries planned to be established in accordance "ith the !TP and teachers in various universities. These houses "ill be cost and land savin$ too.

4- 3ouses to &e developed &y the private se(tor &nder this cate$ory t"o options of housin$ development are proposed% Type 1. ;ousin$ by real estate developers% 6n this re$ard le$al frame"or* about real estate housin$ development and contract bet"een the developer and the buyers "ill be prepared and applied. Type 2% ;ousin$ to be constructed by individuals% These is intended to promote the construction of individual houses for o"n use or small scale rent to the lo"9income households "ith affordable price. 6n line "ith this the DP preparation team decided to prepare ne" typolo$ies, adopt previous land and housin$ typolo$ies for preparation of the DP. The follo"in$ criteria are considered in ma*in$ decisions. 9The financial capacity of households, 9The location of the site and areas "ithin the site 9Proposed landuse 9 Physical characteristics of the site 9capacity of the municipality

3:

6n $eneral the team decided to apply the follo"in$ housin$ pro$rams in the DP site.

A- 3ousin+ (onstru(tion that &ene'it the ur&an poor and housin+ to &e (onstru(ted &y individuals These are of #in$le and multi storey detached, attached and semi detached housin$ typolo$ies. 4- Condominium houses to &e developed in 56786 arran+ement 'ondominium houses are proposed to promote intensive development in selected locations "hile at the same time maintain open spaces. These houses are to be developed by the households throu$h 20=?0 arran$ement. C- Real estate houses Part of the condominium houses are proposed to be developed by real estate developers and individuals for rent. Bot only these, developers could also provide housin$ on mi-ed use buildin$s alon$ the main and secondary roads.

D- Mi9ed (ommer(e and housin+ ;ousin$ units for mi-ed uses are also proposed for plots "ith fronta$es that face main streets and also facin$ other non9residential functions. ;ouses could also be used for compatible mi-ed use functions to $ive opportunity for households to $enerate income. These buildin$s are 392storey and the e-istin$ o"ners are e-pected to build these houses in the future step by step and some of the area to build the mi-ed uses are $iven by lease for investors and others. The housin$ areas in the site are proposed to be maintained for the same use as much as possible. ;o"ever those alon$ the main roads and areas reserved for multi9storey developments in the #D3 are proposed to be demolished and replaced "ith commercial and mi-ed use buildin$s. Part of the housin$ areas are also proposed to be replaced "ith improved and mi-ed use condominium housin$ typolo$ies. The households to be relocated from these proposed to be $iven priority to resettle in the ne" condominium houses. DP site are

3?

The standard of the houses is proposed to be improved throu$h urban rene"al by involvin$ the residents in various development schemes. The e-istin$ situation study sho"ed that there is ille$al land subdivision and informal housin$ development in the site especially in the south "estern part. This situation is complicatin$ the already e-istin$ problem of le$ality and issuance of title deed. Therefore housin$ areas are proposed to be re$ulari(ed as soon as possible. Area o' houses .ffordability and livability are defined as the main criteria in definin$ the area of houses. >inimum area for housin$ is proposed to be 22 m 2 for lo"9income. The other households could build the standard houses sho"n in the DP. .ll typolo$ies are proposed to be built in phases in the same floor or increasin$ the number of floors.

!lot area o' houses 6n $eneral plots "ill be provided throu$h lease. To ma*e the cost of land ac+uisition and allocation affordable plots of different si(es are prepared to match financial capacities of households. .ccordin$ly C?, 100, 1?0, 1A:, 200 and 2:0 m 2 are proposed. These plots could be developed in one bloc* of defined depth by chan$in$ only the "idth of the plot. Plot "idths and len$ths are defined based on the type and si(e of houses.

8.3.3 S!%*'/ '() ",(*%*0'/ -#$1*%#So(ial servi(es 7ducation The e-istin$ schools around the site are found to be sufficient for the projected population for the plannin$ period. Therefore sites for 30!s are reserved in the site. 6f there are re+uests for buildin$ schools by private developers land could be allocated for the same in areas reserved for mi-ed use in the site e-cept those located alon$ the main road to >el*a Jebdu.

3A

;ealth .s sho"n in the e-istin$ situation study e-istin$ health centers nearby the site are found to be sufficient for the projected population for the current plannin$ period. To improve the hy$iene and sanitation situation in the site constant a"areness creation shall be carried out and the health pac*a$es shall be fully implemented. The e-istin$ areas of #abian health center in !TIJ!ende Tesfa DP site and !oro health center located south of !oro DP site are sufficient. 6f these health centers $ive full health services at their levels includin$ the health e-tension pac*a$es the service "ill be sufficient for the residents "ithin the plannin$ period. 8eferral services could be $iven by hospitals in the city. 6n addition to these, land for private clinics and hopitals that provide speciali(ed health services could be provided in areas reserved for mi-ed use "ithin the DP site. 8eli$ious services 7-istin$ churches and mos+ues in and around the site are found to be sufficient in the plannin$ period. 6f there are additional needs the issue shall be addressed in the revision of the structure plan "hich is e-pected after to be commenced "ithin the comin$ : years. 'emeteries 7-istin$ cemeteries in the site are proposed to be maintained. The proposed lar$e cemeteries in the south "estern part of the site are maintained for the same function. #ince the location of the proposed cemeteries is $ood and their areas are lar$e part of e-istin$ cemeteries that are not used are proposed to be used for other functions and the cemetery to be used for the intended functions. Kouth center Ene youth center is proposed in the site at the open space that is found bet"een the bus station and the condominium houses. This center is proposed to have sport field and open play$rounds "ith limited built up area for library, internet, cafes and offices.

3,

8.3.4 A)"*(*-2$'2*!( The e-istin$ administrations in the site are maintained. 6n addition to this offices for different types of uses could be developed in areas reserved for mi-ed uses. ocal administration sub9 offices could also be developed in areas reserved for housin$ and mi-ed use.

8.3.5 R#%$#'2*!(& '() .$##( '$#'Bet"or* of $reen areas are created in the site. ? recreation sites are proposed and distributed in the site. 2.: m2 per person is applied to calculate and reserve land for this function. The basis for proposin$ more than the191.:m2=person as applied in .ddis .baba and other urban centers is the hot climatic condition of Direda"a "hich re+uires modification of the microclimate. These sites are proposed to be used as play$rounds and sport fields for children livin$ nearby and around. !reen areas reserved by the #D3 as buffer (ones for !oro, @utiji and also for the hi$h tension line are maintained in the DP. To e-ploit the locational advanta$es of !oro and also protect the area from ris*s of floodin$ and over flo"in$ urban a$riculture areas are proposed alon$ the river. 1ater could also be collected from the river to be used durin$ the dry season for urban a$riculture. Enly $reen areas that e-ist currently and some of them "hich have lo" number of houses or are infill areas are proposed for recreation. This is mainly intended to reduce the cost of compensation and relocation. 1e propose that all recreation areas should be developed by the $overnment but could be mana$ed by the private and or associations throu$h contractin$ oyut, leasin$ or rentin$.

8.3.6 MSE& M'(,3'%2,$*(.& 4'$#5!,-#- '() *(),-2$6 The e-istin$ stora$es in the site as "ell as the proposals for the same in the #D3 are proposed to be maintained. 7 3E8. is partly maintained to $ive the same service in the plannin$ period. Ether manufacturin$ functions near the river are also maintained in the DP. #ites for >#7s are proposed near the rail"ay line in the southern part of the site. #mall scale manufacturin$ of less 3C

than :00 m2 could be allo"ed in areas reserved for housin$ in the handicrafts, maintenance jobs and assembly of small materials.

DP site. These include

20

>ap Bo. 12. Proposed landuse map of the DP site.

21

8.3.7 A$#' '() 0#$%#(2'.# -5'$# !3 25# /'(),-# 0$!0!-'/.s sho"n in the table belo", the percenta$e of residence is reduced from :2) to 32.,). >i-ed uses accounted for 1?.22). The percenta$es of services and administration are increased. 8e+uired functions are accommodated and the percenta$es are accordin$ly modified in the ne" landuse proposal for the DP site 4refer to the table belo"5. Ta&le :- Summary per(enta+e share o' proposed landuses Landuse 8esidence >i-ed use 'ommerce and trade #ervices .dministration 8ecreation and $reen areas >anufacturin$ 4>#7s5 8oad and Transport TOTAL Area :3.? 2?.,A ?.C 1A.2 1.C C.0 A.C: 20 ,8:-5, !er(enta+e 32., 1?.22 2.22 10.:2 1.1? :. : 2.,A 22.2A ,66

#ource% E"n computation from proposed landuse of the DP site

22

+." .r*an Desi!n Proposa$s 8.4.1 P$!0!-#) B,*/)*(. H#*.52 ;ei$ht Ionin$% 7ncoura$es compact development, efficient use of urban land and infrastructure 6ncreases the density of development in the site and helps to reverse hori(ontal development hei$ht disparity .ttracts and promote local investment 6mproves land value

To promote dense development and use land efficiently a fle-ible hei$ht re$ulation is proposed for the DPs. The follo"in$ are considered in definin$ hei$ht re$ulation for the DP site% 7-istin$ development 6nterest of developers and demand for land Topo$raphy and soil type 1idth and standard of roads Proposed landuse

@ased on the 'ityHs #D3 proposal presented in ?.1 above the study team proposed the buildin$ hei$ht in the DP site to be% !D29, alon$ the business corridor and !D39? in the e-tension of this corridor !D29: in areas alon$ the #ub9.rterial #treets !D093 in the areas "ithin the bloc* !D0 and above in the south "estern part of the site

These proposals "ill% !ive better options for those "ho have the capacity to develop multi9storey buildin$s based on the mar*et reality/ ;elp to e-ploit the potential of the site especially its location alon$ the road to mel*a Jebdu 23

6ncrease density and the intensity of development in the site

22

>ap Bo. 13. Proposed buildin$ hei$ht re$ulation of the DP site

2:

8.4.2 B/!%76n most part of the site e-istin$ bloc* layouts are maintained. 7-istin$ bloc*s havin$ irre$ular and difficult access roads "hich are $oin$ to be rene"ed are proposed to be re9subdivided to have re$ular shapes. #mall bloc*s created by local roads that branch from the .rterial #treet "ith short spacin$ are mer$ed to minimi(e junctions. on$ bloc*s such as 7 3E8. that are difficult or inconvenient for pedestrian movement are provided "ith access and local roads.

8.4.3 P/!2.ppropriate plot si(es are defined based on schematic architectural desi$ns of buildin$s for different uses. These plots are used to parcel the bloc*s in the DP site. 3or areas to be rene"ed and replaced "ith commercial and mi-ed use buildin$s plots of :0093000m 2 are proposed. 3or others plots are allocated based on the standard and calculated re+uirement. Plots of e-istin$ residences are proposed to be mer$ed and re9parcelled and allocated for development in phases.

8.4.4 B,*/)*(. 260!/!.*#To complement the :0 m "ide road and also create a sense of enclosure hi$h storey, perimeter and sin$le buildin$s attached and ali$ned "ith the road are proposed alon$ the road to >el*a Jebdu. These buildin$s are also proposed to have setbac*s used for outdoor services, and also arcades in selected locations as sho"n in the proposed buildin$ typolo$ies belo".

2?

3ront vie" of proposed buildin$ typolo$ies alon$ the road to >el*a Jebdu

>ap Bo. 13.. Proposed urban desi$n of the DP site sho"in$ proposed buildin$s alon$ main street and housin$ development

Gie"s of proposed buildin$ typolo$ies at the junction of the main road to mel*a Jebdu and to Papa recreation par*

2A

Proposed buildin$ typolo$ies

Gie"s of rear sides of proposed buildin$s alon$ the main road

Different buildin$ typolo$ies are proposed in the remainin$ parts of site to create variety and at the same time maintain homo$eneity. 3or residential areas attached, and semi attached buildin$ typolo$ies are proposed 4refer to the urban desi$n map5. 6n implementation of the DP the landuse, setbac*s, hei$ht, @.8 and 3.8 of buildin$s and

other provision in the re$ulation map are to be provided as the basis for preparation of architectural and en$ineerin$ desi$ns as applicable by the developers.

2,

8.4.5 O,2)!!$ -0'%#Eutdoor spaces "ith paved areas consistin$ of $reen plantation and trees are created to modify the microclimate and ma*e the site comfortable for livin$, "or*in$ and leisure. @uildin$s alon$ the main road are partly provided "ith setbac*s that could be used as outdoor spaces to$ether "ith the functions in the same.

8.4.6 S2$##2#treets are provided based on the standard presented in the proposals above. The percenta$e of streets is also increased mainly due to the creation of ne" roads in the south "estern part of the site. The e-istin$ ri$ht off "ay "idths of streets are maintained and standardi(ed.

8.4.7 C'$ 0'$7*(. 'ar par*in$ for each and every plot is reserved based on the standard and intensity of development for the different landuses. Par*in$ areas are located at the bac* of buildin$s in the business corridor as "ell as the areas reserved for multi9storey developments. 3or commercial areas e-cept the main road on street par*in$ are also proposed. En street par*in$ is allo"ed in all streets in the site "ithin the plannin$ period. 6n the future as the area develops and the number of cars increases on street par*in$ shall be discoura$ed and eventually abandoned in *ey areas.

2C

+.& Proposed Transport Ta-i and bus stops are proposed at 3 locations% Junction of the road to Papa recreation Junction of the road to the ne" bus station 6n front of @rid$e cafL at the eastern ed$e of the DP site

7-tension of ta-i and bus routes are also proposed to increase transportation covera$e in the site. The most important routes that need to be opened are% Junction of the road to Papa recreation to Junction of the road to the bus station

>aintainin$ and clearin$ the buffer area of the rail"ay line and providin$ access to plots alon$ the same . 1: m buffer area is proposed alon$ the rail "ay line. This area shall be paved "ith cobble stone and provided "ith carpet $reenery, "ith sculptors and public seats Parallel to these buffer local streets of 10 m "idth are proposed to provide access to residential areas facin$ the rail"ay line on both sides The ri$ht off "ay line of the rail"ay is proposed to be maintained for future use as part of the urban transport system.

:0

+.( Proposed .ti$ities 8.6.1 P$!0!-#) 4'2#$ -,00/6 The e-istin$ study sho"ed that there is shorta$e of "ater supply in the DP site. This is mainly problem of supply of pipelines. Therefore this problem has to be solved by involvin$ the residents livin$ in the site to contribute money and e-tend tertiary lines to each and every house in the site. Durin$ the sta*eholder meetin$ residents reported that they contributed 1,0000 @irr but the lines "ere not e-tended yet. #imilar efforts from the community could be initiated in the future too. #uch efforts should be supported by the "ater supply office. 1ater supply lines should also be e-tended throu$h user char$es.

8.6.2 P$!0!-#) #/#%2$*%*26 Part of the housin$ in the south "estern part do not have private meter therefore e-pansion of private electric meters for these and other households that do not have electricity is proposed. Providin$ street li$ht alon$ the collector, #ub9.rterial and .rterial #treets and also mobili(e the residents to li$ht their o"n bloc* from their compounds is proposed to solve problem of street li$ht. The buffer areas for the hi$h tension lines in the site are proposed to be maintained because consultation "ith the 7P'E branch office sho"ed that it is impossible to ma*e these electric lines under$round currently. En the other hand the 1: 0G. lines are proposed to be under$round in accordance "ith the 7P'E standard and also the road cross section proposed in this DP.

8.6.3 P$!0!-#) 2#/#05!(# Bo"adays mobile telephone service is e-pandin$ therefore it is assumed that there "ill be no problem in this re$ard. >ain telephone lines are proposed to be laid under$round to$ether "ith electricity and main "ater lines in accordance "ith the depth and spacin$ bet"een the lines proposed in road cross section standards proposed in this DP.

:1

8.6.4 P$!0!-#) )$'*('.# The plannin$ team proposes the land near the river ban*s to be used as buffer and farmin$ area. This "ill protect the residents from bein$ affected by floodin$. To complement the river channel main draina$e net"or* of the site is prepared 4refer to the map belo"5. Tertiary draina$e lines are proposed to be built alon$ "ith the roads by creatin$ appropriate slopes. The team also proposes promotion of rain "ater infiltration thereby discoura$e run off by limitin$ built9up areas in the plots as "ell as the site. The river has to be channeli(ed by constructin$ retainin$ "alls as sho"n in the proposals for environment presented in the section belo".

>ap Bo. 12. Proposed >ain Draina$e Bet"or* Desi$n >ap

:2

8.6.5 P$!0!-#) -#4#$'.# 'onsiderin$ the level of service in the city, capacity of the residents in the site for the time bein$ septic tan*s are proposed. Pro$ressively the li+uid "aste disposal system in the site as "ell as the city is proposed to be replaced "ith se"era$e net"or* in the lon$9term.

8.6.6 S!/*) 4'-2# %!//#%2*!( '() )*-0!-'/ The plannin$ team proposed sites for : additional solid "aste collection containers in the DP site. These solid "aste containers shall be re$ularly emptied and the "aste shall be disposed to the cityHs landfill site properly. &nemployed and lo" income households are proposed to be involved in house to house collection of "aste throu$h >#7s.

+.7 Proposa$s for /n0iron-ent The e-istin$ study sho"ed that the hill above !oro is drainin$ do"nstream and also de$raded and the site has problem of floodin$ alon$ !oro 8iver, $ully formation, lac* of formal $reen, poor solid "aste collection, lac* and shorta$e of toilets and *itchen and poor sanitation and pollution from the cement factory in the south. To address these problems the follo"in$ are recommended% Plantation of trees is proposed on the hills south of the site. 6n addition to this a diversion channel is proposed do"n slope at the foot of the hill to collect and direct the "ater in to the river before it distributes to the settlement !oro 8iver ban*s are proposed to be rehabilitated and maintained. 6n addition to these the team also proposes channeli(ation of the river ban* around the crossin$ "ith the rail"ay line, "here "ide areas are affected by floodin$ and $ully formation. This is proposed to be built of stone masonry retainin$ or reinforced concrete "alls The buffer and farmin$ areas alon$ the river ban*s are proposed to be maintained for the same function to protect residents from floodin$.

:3

!reen areas are proposed to be reor$ani(ed and used for play$rounds. Be" $reen areas are also proposed as sho"n in the proposed landuse to address problem of shorta$e $reen areas

.dditional : sites are proposed for solid "aste collection containers. 6n addition to these house to house collection of solid "aste is proposed throu$h >#7s by involvin$ the unemployed youth

The lac* and shorta$e of toilets and *itchens is proposed to be improved throu$h up$radin$ the houses by involvin$ the residents and technical assistance. #anitation could not be achieved "ithout improvement of "ater supply. Therefore the "ater supply net"or* in the site is proposed to be improved. #econdary pipe lines are available in the site and could be e-panded by the "ater supply office of the city in the remainin$ parts. To complement this, "e propose the involvement of the residents in e-tendin$ tertiary lines to each and every house.

The dust from the nearby cement factory is the result of not use electricity for controllin$ dust that is $enerated durin$ the production process. Therefore the factory should improve the production system and control the emission of dust. To this end the municipality should discuss "ith the officials of the factory and address the problem. 'ontinuous follo"9up should be carried out also.

:2

+.+ So'ia$ De0e$op-ent Proposa$s The e-istin$ situation analysis sho"ed that there is hi$h level of illiteracy in the site. Therefore .dult education and trainin$ center is proposed in the site to educate those "ho are illiterate to read and "rite and involved in productive activities. .lternative education schools are also recommended to be developed in areas north and south of the site. To address the problem of crime involvement of the community is recommended. 'ommunity policin$ is proposed to stren$then the involvement of residents in controllin$ crime in their o"n localities at sub9*ebelle levels to be or$ani(ed under the police stations. The system is proposed to be established based on voluntary basis.

::

+.1 Lo'a$ /'ono-i' De0e$op-ent Proposa$s @ased on findin$s of the e-istin$ situation analysis report the follo"in$ recommendations are for"arded for promotin$ local economic development in the DP site% ,- Supportin+ the development o' MSEs The economic analysis conducted by the study team sho"ed that household incomes in the site are lo" resultin$ in lac* of savin$, "hich on the other hand creates difficulties for improvin$ livelihood of residents because such households "ill not have the capacity for investment. Therefore the implementation of the DP should $ive stron$ attention for creatin$ jobs throu$h >#7s. The DP proposal incorporated different options of creatin$ jobs throu$h landuse measures and urban desi$n proposals. Therefore the municipality shall or$ani(e >#7s and support those lo"9income households "ho do not have jobs to be involved in >#7 activities provided in the site. Part of the >#7s to be established are proposed to be involved in the ne" proposed mar*et in the DP site. .s the site develops the e-istin$ >#7s that are built alon$ the "alls of 7 3E8. should be $iven appropriate places in the bus station, in the ne" mar*et, in the proposed youth center and others as appropriate. /- Improvin+ the (ondition o' lo(al (ommer(ial 'irms >ost of the commercial firms do not have sufficient facilities, store and par*in$. .bout half of the shops have "alls built of 'orru$ated 6ron #heet. Therefore the plannin$ team proposes that since the DP site is located at the heart of the city in an important business corridor and area the e-istin$ commercial firms should be up$raded "ith permanent and durable construction materials. Bot only this their functions should chan$e into more developed commercial services such as hotels, shops, businesses consistin$ of ban*s, insurances etc. The study result, sho"s that there are 220 firms operatin$ in the DP site, most of "hich are involved in purlin and lo$s sellin$ and retail trade. 6n the spatial analysis it "as sho"n that these are located alon$ the main road and created traffic con$estion. Therefore they are proposed to be relocated to areas alon$ the river ban*.

:?

:- Developin+ lo(al mar)et 6n the sta*eholder meetin$ the residents complained that there are no mar*ets in the site, and that compensation "as paid for those livin$ in the proposed mar*et area but are not relocated until no". Therefore in accordance "ith the #D3 the residents livin$ in the site should be relocated and the site should be cleared for the proposed local mar*et. This mar*et is proposed to provide daily consumable food items, clothin$, and small electronic materials. 5- !romotin+ investment 6n the ne" DP, sites for investments are proposed for various functions. The land is parceled and also re$ulations are prepared for implementation. This creates opportunities for supportin$ and facilitatin$ investment in the site. ;o"ever proper follo" up of development activities of investors by the municipality is very essential after land is allocated to utili(e available land resources efficiently. ;- Stimulatin+ Lo(al E(onomi( Development throu+h supportin+ lo(al initiatives Direda"a has better opportunities for development as compared to other urban centers in 7thiopia. The city administration shall stimulate development at the local level. that bi$$est factors in attractin$ local economic development are% ocation 4for transportation, mar*ets, amenities5 #*illed labor force 7ner$y costs ocal ta- structure and incentives 4business and property ta-es, employment ta-es5 Public investment in infrastructure provision and maintenance .vailability of land for development iterature sho"s

Direda"a is better in these terms and therefore has potential for economic developments. ;o"ever the city administration should play proactive role and support local initiatives and also attract investments and brin$ about local economic development in the site as "ell as the city. 8- !romotin+ &etter physi(al development in the site as *ell as the (ity

:A

Poor physical development hampers economic development therefore the

DP site should be DP

improved in accordance "ith the proposals. To this end, in the implementation of the cate$ories of buildin$s.

desi$n permit shall be properly re$ulated to meet the proposed standards for the different

:,

1.

23PL/3/NT4T25N STR4T/62/S

1.1 Re$o'ation and resett$e-ent strate!ies .s part of the urban rene"al proposed in *ey areas of the DP site specifically alon$ the main arterial and sub arterial streets some households livin$ alon$ these streets "ill be relocated. These households are proposed to be relocated and resettled "ithin the same site. Therefore it is proposed that proper compensation in accordance "ith the national procedure stated in the proclamation Bo. 2::=200? and the correspondin$ local implementation re$ulation shall be $iven to these households before demolition.

1.2 Proposed de0e$op-ent -e'hanis-s .s sho"n in the map belo" the site is proposed to be developed throu$h 2 mechanisms urban rene"al and up$radin$ and finally rene"al. The areas alon$ the main streets are proposed to be rene"ed. The remainin$ areas are proposed to be up$raded by the households themselves throu$h time. Plot by plot is recommended and should be supported in the latter areas proposed to be up$raded. 6t is e-pected that these plot based urban rene"al process "ill chan$e the +uality of these parts of the site in the lon$9term. .n estimated 220 houses are e-pected to be demolished and households livin$ in the same are to be relocated from the DP site due to urban rene"al. These households are proposed to be relocated and resettled onsite in proposed mi-ed commerce and residential areas. Therefore it is proposed that proper compensation in accordance "ith the national procedure stated in the proclamation Bo. 2::=200? and the correspondin$ local implementation re$ulation shall be $iven to these households before demolition.

:C

1. Phasin! of de0e$op-ents The site is proposed to be developed in 3 phases. 6n the first phase areas alon$ the main streets are proposed to be redeveloped because they have potential for investment immediately. .lso in the same phase 7 3E8., the military sites in the eastern and housin$ settlements in the south "estern part of the site are proposed to be improved. 6n the second phase the middle parts of the site are proposed to be developed. 6n the third and last phase areas in the southern part of the site are proposed to be improved.

?0

>ap Bo. 1:. Proposed development mechanism

?1

>ap Bo. 1?. Proposed phasin$ of developments

?2

1." /sti-ation of Finan'ia$ Re,uire-ents and Proposed Finan'in! 3e'hanis-s and Re0enues to *e 6enerated 8.4.1 F*('(%*'/ $#9,*$#"#(2 The cost of implmentation of the DP is calculated by the study team. This cost included the finance re+uired for development of roads and draina$e as "ell as services to be developed and provided by the municipality. .s sho"n in the table belo" the total cost of development of roads and draina$e and services are 1C.2 and 2,.Cmillion @irr respectively. .s sho"n in the proposed development mechanism above an estimated 220 households "ill be relocated from the areas "here they currently live. The total compensation cost is calculated at an avera$e cost of :0,000 @irr=housin$ unit includin$ administrative and technical costs. @ased on these the total cost for compensation "ill be 21 >ill @irr. Therefore the overall total financial re+uirement for reali(ation of the DP is ?C.3 >illion @irr.

?3

>ap Bo. 1A. 6nfrastructure and social service development cost

?2

8.4.2 P$!0!-#) 3*('(%*(. "#%5'(*-" '() $#1#(,#- 2! :# .#(#$'2#) 3inancin$ is concerned "ith the provision of financial capital for reali(ation of projects throu$h different mechanisms. 1e propose that the ?0) of the initial investment cost for roads, draina$e and social services shall be covered by the city administration from annual revenues to be collected. The remainin$ 20) shall be covered by the community and developers in the specific areas throu$h matchin$ this fund. This in addition to assistin$ the city administration "ill ma*e the local residents to have sense of belon$in$ness. The type of contribution from the community could be in terms of material, labour and finance as applicable. The city administration shall cover the cost of compensation for those to be relocated due to road "idenin$, social service, mar*et and play$round development. This cost "ill be collected from rent or sell of these developments. The municipality shall clear the site and ma*e it ready for investment. The cleared site is proposed to be leased throu$h auction. The cost of leasin$ is estimated to be :00@irr=m 291000 @irr m2 based on conservative estimate. .vera$e of A:0@irr=m 2 is applied to calculate the revenue to be $enerated from lease. @ased on this a total of 22:million birr is calculated to be $enerated from the site. ;ouseholds to be relocated shall be resettled in ne" condominium and mi-ed housin$ typolo$ies based on 20=?0 arran$ement. The compensation to be $iven shall at least cover the cost of buildin$ minimum housin$ for those "ho "ill be relocated. The estimated avera$e cost for minimum habitable housin$ is 2,000@irr e-cludin$ finishin$. The cost for ne" individual houses and improvements to the same "ill be covered by the household itself throu$h 20=?0 arran$ement in accordance "ith the ne" housin$ policy. The cost of "ater and electricity "ill be covered by the developers themselves throu$h user char$es.

?:

1hen "e consider the overall balance of costs of development and revenue to be $enerated the municipality "ill $ain a total of 1:? >illion @irr. Bot only these implementation of the DP "ill continue to $enerate annual revenues in the form of G.T, property, income, rental and profit ta-es. The other benefit is creation of lar$e number of jobs in the ne" development. 6t is e-pected that the number of businesses and also the jobs created "ill at least +uadruple in the DP site in the comin$ 10 years. .s a result income and savin$ "ill increase there "ill be economic as "ell as social developments in the site. Therefore the implementation of the DP "ill have multiplier effects.

1.& 2-p$e-entation Re!u$ations 8e$ulation map sho"in$ the proposed @uilt9up .rea 8atio 4@.85, setbac*s and buildin$ hei$ht is prepared for implementation of the DP. 4uilt2up Area Ratio $4AR% To create a comfortable surroundin$ lo"er @.8 are proposed in the DP site. 3or recreation areas a ma-imum of 2:) @.8 is proposed/ for residences :0), for commerce, administration and services ?0) @.8s are proposed. 1ithin these ran$es the specific setbac*s and ratios are proposed for each and every bloc* in the DP site.

??

!roposed set&a()s 8e$ardin$ setbac* 2 options are proposed% optional for some areas in the site and mandatory setbac*s for *ey areas of the site. .s much as practicable the proposals for setbac* are *ept at the minimum so that not to create bottle nec*s for investment. 3or residential uses a front setbac* of 29:m is proposed based on the intensity, location and si(e of development. Parts of houses that are $oin$ to be mi-ed use are proposed to be built at the ed$e of the street "ith no setbac* and also no openin$ to the street. 'ommercial, mi-ed, >#7s are proposed to have possibilities of buildin$ up to the street or have a setbac* that could be used as outdoor services area and or par*in$ and $reen. #ocial services re+uire privacy and protection from fire and other accidents therefore are proposed to have setbac* of minimum of 3m from all sides. "loor Area Ratio $"AR% To brin$ about intensive development and at the same time have hi$h share of open spaces the minimum 3.8 for non residential and service buildin$s in the site is proposed to be 200.

!roposed Land #radin+ The consultant also prepared land $radin$ map for the site. .ccordin$ly areas in the site are divided in to three cate$ories 4as sho"n in the map belo"5 based on location, availability of infrastructure, social preference and potential for development.

?A

>ap Bo. 1,. Proposed re$ulation map

?,

!roposed Land #radin+ The plannin$ team prepared land $radin$ map for the DP site.The major considerations are% 'entrality of the site and value .ccess to infrastructure and services 8oad hierarchy Type of land use Bature of the land or topo$raphy .ccessibility

@ased on the above mentioned major consideration, areas in the DP site are proposed to have the follo"in$ land $rades% The plots alon$ the main .rterial #treets to >el*a Jebdu are cate$ori(ed as !rade 1 The areas alon$ the #ub .rterial #treets in !rade 2 The rest of the site e-cept urban a$riculture, forest, recreation and open spaces are proposed to be third $rade .ll $reen, urban a$riculture, forest, recreation and open spaces are cate$ori(ed as $rade 2.

?C

>ap Bo. 1C. Proposed land $radin$ map

A0

1 . REFERENCES 1. 3ederal &rban Plannin$ 6nstitute 200?. Direda"a 6nte$rated Development Plan Project. 2. DP of #abian, 1ondimu 'onsult, 2012.

A1