2014 Existing Building Conditions Assessment

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Urban Building Conditions Assessment for Doha, Qatar

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2014 Existing Building Conditions Assessment

  1. 1. 21 Apr 2014 2 Re-Issued for Review & Approval WB WB DK 20 Mar 2014 1 Issued for Review & Approval WB WB DK Document No. CTC-546-EBAS-0043 SHT: 01 OF: 82 PHASE 4- CONCEPT DESIGN OF ROADS & INFRASTRUCTURE – PACKAGES 26 & 27 EXISTING BUILDING CONDITIONS SURVEY PHASE 4 CONCEPT DESIGN OF ROADS & INFRASTRUCTURE – PACKAGES 26 & 27 EXISTING BUILDING CONDITIONS SURVEY REVISION 1 APRIL, 2014
  2. 2. TABLE OF CONTENTS INTRODUCTION PART 1 EXISTING BUILDING CONDITIONS SURVEY-PACKAGE 27 (HIGH LEVEL DESIGN AREAS) PART 2 ANALYSIS OF SURVEY OVERALL BUILDING CONDITIONS PLAN PART 3 FINDINGS AND RECOMMENDATIONS BUILDING CONSTRAINTS PLANS STRATEGIC LAND ACQUISITION APPROACH APPENDIX A: ROADWAY CONSTRAINTS PLANS (TRAFFIC DRIVEN) APPENDIX B: EXISTING LAND USES (BROADER VIEW) APPENDIX C: EXISTING BUILDING HEIGHTS The contents of this document do not necessarily reflect views or policies of the Ministry of Municipality & Urban Planning (MMUP)
  3. 3. Existing Building Conditions Survey
  4. 4. Planning Area The High Design Level planning area lies within Package 27 are located in the urban area in Doha South, west of Doha International Airport. The High Level Design areas, indicated in red below, indicate the limit of work for the Existing Building Conditions Survey, while the remaining areas have been photographically recorded and documented. Doha International Airport Existing Building Conditions Survey Part 1 – Building Conditions Survey – Package 27 (High Level Design Areas) Introduction The purpose of this Existing Building Assessment Survey is to evaluate the state of buildings and architectural features within the High Level Design areas of Package 27. This report will be used to gauge land acquisition needs for roadway improvements and will also be used as a tool to augment the roadway design constraints plans. The process in which this survey was prepared consisted of a visual field survey identifying buildings, building condition and occupation. The findings were then translated in to a graphic format where a building assessment color coding system was used to graphically depict actual building conditions. During the months of investigation and survey, numerous buildings had undergone remodeling, demolition with new construction taking place. The survey team, then went back out to update the findings and modified the building assessment graphics. The graphic survey within this report illustrates current land uses and zoning, building conditions and a photographic inventory of the conditions. The building rating methodology is a generalized approach taking in to account several factors including curb appeal, occupancy, land use and future potential. This survey was conducted based on exterior visual assessments and does not include the assessments of: Roofing HVAC Systems Structural Conditions Electrical Fire Protection Accessibility. Figure: Design Intensity Level Classifications
  5. 5. Overall Project Process The Urban Design/Landscape tasks for the project consist of three (3) major milestones and deliverables stages (see Figure below). Following Project Commencement, a Study Area Audit was performed with a detailed study and analysis of the immediate project area including an expanded area. The expanded area study consisted of studying how the adjacent areas could possibly impact the project study area and how interlinking land uses, vehicular and pedestrian circulation systems and greenspace improvements. Various tasks were performed in the Study Area Audit where a photographic inventory consisting of photos and videos of all roadway corridors were performed. The inventory also captured neighboring areas and how the relationships of land uses impact the project study area. For example, some conflicts in land use were found where contractors, light industrial or heavy commercial uses where located adjacent to multi-family housing in the more heavily urbanized areas, primarily along Mansoura and Najma Roads. See maps for identified areas affected. Project Commencement Kick-Off Meetings Study Area Audit Building Assessment Photo Inventory Adjacent Neighborhoods SWOT Analysis Land Use Survey Concept Design Concept Options Workshops Bi-weekly Meetings Coordination with Municipality Preliminary Cost Estimates Design Development High Design Level Areas Design Guidelines Qualities of Excellence Technical Brief Implementation Plan Cost Estimates Figure: Project Process Diagram Photo: Contractors mixed with neighborhood retailers/services and residential units Existing Building Conditions Survey CURRENT STAGE
  6. 6. MANSOURA ROAD
  7. 7. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN Mosque Existing Building Conditions Survey Very poor condition buildings. Candidates for complete removal Vacant Parcel, candidate for Anchor Retail Development adjacent to Hyper Market Poor Condition buildings, demolishing recommended
  8. 8. Poor ConditionAcceptable Condition Poor ConditionAcceptable ConditionPoor Condition Poor ConditionVacant Parcel Poor Condition Acceptable Condition Good Condition - Mosque General Notes: 1. East Mansoura Road consists of older commercial uses and buildings. Buildings have not been maintained very well and lacks a gateway treatment entering this mixed-use area off Al Matar Road. 2. Lack of parking along Mansoura affords an opportunity to demolish buildings along Mansoura and 1 street behind to provide off-street parking opportunities for local residents and commercial tenants. 3. Image 1 shows a vacant parcel which is proposed to be included in a District Center which will serve as a destination place and sits adjacent to an existing hypermarket. 4. Lack of visual character and appeal. Poor Condition Acceptable Condition Poor Condition Existing Building Conditions Survey
  9. 9. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN MANSOURA Souq Hajjaj (Under Redevelopment) Existing Building Conditions Survey Poor Condition structures throughout, opportunities to provide off-street parking and grand entry statement for proposed development. Pedestrian connectivity vital in the re- development of the Souq property. Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended Land use conflicts between commercial and multi-family residential-Contractors. Transport trucks, materials storage and vehicle fleets interact with residential component
  10. 10. Acceptable ConditionPoor Condition Poor ConditionPoor ConditionNew Construction Poor ConditionAcceptable Condition Acceptable Condition Poor Condition Acceptable Condition General Notes: 1. Numerous poor condition buildings and lack of organized on-street parking; 2. Residential above commercial units; 3. Most parcels along this stretch are in Poor condition and are ideal to be demolished providing the necessary room for roadway widening and pedestrian scale improvements; 4. Mid-block crossings should be taken in to consideration to minimize traffic disturbances and safety incidents. Poor Condition Poor Condition Acceptable Condition Poor Condition Existing Building Conditions Survey
  11. 11. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN MANSOURA Mosque Existing Building Conditions Survey 28, 29, 30-Poor Condition buildings, acquiring and demolishing recommended Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended 32-New Construction, acquire property now to avoid escalated costs prior to completion Mosque in good condition, candidate for removal due to proximity to road Land use conflicts between commercial and multi-family residential-Contractors from the Souq Souq Hajjaj (Under Redevelopment) Multi-Family Residential, acceptable condition, avoid if possible Poor Condition buildings, demolishing recommended
  12. 12. Acceptable ConditionAcceptable ConditionNew Construction Good Condition - MosquePoor Condition Poor Condition Acceptable Condition Poor Condition Acceptable Condition Existing Building Conditions Survey General Notes: 1. Central Mansoura Road consists of older commercial uses and buildings. Buildings have not been maintained very well and lacks adequate and quality public space at the intersection of Mansoura and Najma; 2. This area is a pinching point with some buildings built on top of the right-of-way; 3. Recommended to acquire and demolish retail strip center across from the Mosque to provide road widening so to avoid the Mosque (images 28-30); 4. Image 32 New Construction (early photo 2012), acquire property now to avoid escalated costs prior to completion; 5. Poor condition buildings adjacent to Mosque to the west. Demolish and provide adequate room for road widening; 6. Multi-family adjacent to Souq Hajjaj in acceptable condition, avoid if possible to maintain residential character, Image 36; 7. Re-align Najma, demolish commercial and multi-family poor condition structures. Visual blight and traffic movements greatly increase visual character.
  13. 13. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN Girls School, poor condition (Future Rail Station) NAJMA Mosque Existing Building Conditions Survey Poor Condition buildings, demolishing recommended Mosque in good condition, candidate for removal due to proximity to road Multi-family buildings, mid-rise, good condition and provide newer residential component to a blight stricken area Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended NAJMA
  14. 14. Acceptable ConditionPoor Condition Poor ConditionPoor ConditionPoor Condition Poor ConditionPoor Condition Poor Condition Poor Condition Poor Condition New Construction Existing Building Conditions Survey General Notes: 1. Numerous poor condition buildings and lack of organized on-street parking, Images 37-40; 2. Residential above commercial units, Images 38, 40 and 45; 3. Image 47 shows new construction which started in the summer of 2013 and is in alignment with a preferred option of the Najma Road re- alignment. Acquisition of this parcel is recommended. 4. Poor condition buildings adjacent to Mosque to the west. Demolish and provide adequate room for road widening; 5. Image 47 New Construction, acquire property now to avoid escalated costs prior to completion;
  15. 15. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN Existing Building Conditions Survey Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended. Rail Station improvements necessary to enhance urban character Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended Acceptable condition- Candidates for removal for road widening Acceptable condition- Candidates for removal for road widening Acceptable condition- Candidates for removal for road widening Acceptable condition- Candidates for removal for road widening Acceptable condition- Candidates for removal for road widening Poor Condition buildings, demolishing recommended
  16. 16. New ConstructionPoor Condition Acceptable ConditionNew ConstructionPoor Condition Poor ConditionPoor Condition Acceptable Condition Poor Condition Acceptable Condition General Notes: 1. Numerous poor condition buildings and lack of organized on-street parking; 2. Residential above commercial units; 3. Two (2) new buildings under construction, Images 54 and 57; 4. Opportunities to demolish buildings and integrate off-street parking, Image 51. 5. Several properties have been upgraded with new construction improving the visual aesthetics. Poor Condition Poor Condition Existing Building Conditions Survey
  17. 17. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN Existing Building Conditions Survey Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended 70-Poor Condition buildings, demolishing recommended
  18. 18. Poor ConditionPoor Condition New ConstructionPoor ConditionAcceptable Condition Poor ConditionAcceptable Condition Acceptable Condition Acceptable Condition Good Condition General Notes: 1. Numerous poor condition buildings and lack of organized on-street parking; 2. Two properties have been upgraded to Good Condition and New Construction improving the visual aesthetics, Images 62, 65, 68 and 72. Poor Condition Good Condition Existing Building Conditions Survey
  19. 19. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN Existing Building Conditions Survey Poor Condition buildings, demolishing recommended Poor Condition building, demolishing recommended Good condition-good basis for urban family revitalization Poor Condition buildings, demolishing recommended Under Redevelopment (Shopping Mall) Vacant Parcel
  20. 20. Good ConditionGood ConditionGood ConditionAcceptable Condition Good ConditionPoor Condition Poor Condition Acceptable Condition Good Condition General Notes: 1. Lack of on-street parking; 2. Numerous newer multi- family buildings at west end near Munthaza; 3. Several properties have been upgraded to Good Condition and new construction improving the visual aesthetics. Images 75, 76, 78-82. Good Condition New Construction – Al Hassan Apartments Poor Condition Poor Condition Acceptable Condition Existing Building Conditions Survey
  21. 21. Existing Building Conditions Survey
  22. 22. NAJMA ROAD
  23. 23. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN MANSOURA Mosque Existing Building Conditions Survey Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended Good condition multi-family residential, Avoid if possible. Vacant Parcel Poor Condition buildings, demolishing recommended Mosque in good condition, candidate for removal due to proximity to road Poor Condition buildings, demolishing recommended Land use conflicts between commercial and multi-family residential-Contractors Poor Condition buildings, demolishing recommended
  24. 24. Good Condition (new)Good Condition Poor ConditionPoor ConditionPoor Condition Poor ConditionPoor Condition Good Condition Poor Condition Vacant Parcel Acceptable Condition Poor ConditionPoor Condition Poor Condition Poor Condition Existing Building Conditions Survey General Notes: 1. Najma Road north of Mansoura is a tightly restricted road with an abundance of on-street parking. Consideration should be given to new construction requirements for off-street parking when owners obtain building permits; 2. Numerous Poor condition buildings exist where acquisition should occur providing the necessary re-alignment of Najma Road at Mansoura, Images 5-8.
  25. 25. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN MANSOURA Mosque Existing Building Conditions Survey Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended Poor Condition buildings, demolishing recommended Good condition and New Construction- Avoid if possible Mosque in good condition, candidate for removal due to proximity to road Poor Condition buildings, demolishing recommended
  26. 26. New ConstructionGood Condition Good ConditionGood ConditionPoor Condition Poor ConditionPoor Condition Poor Condition Poor Condition Poor Condition Poor ConditionGood Condition Acceptable ConditionAcceptable Condition Acceptable Condition Existing Building Conditions Survey General Notes: 1. A Mosque exists at the southwest corner of Mansoura and Najma. It is preferred not to disturb the Mosque with opportunities to demolish the east side due to Poor condition structures., Images 16- 21; 2. Demolishing of the east side will provide adequate room for road widening.
  27. 27. Existing Building Conditions Survey
  28. 28. MUNTHAZA ROAD
  29. 29. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN MANSOURA School under re- development as Special Use District Existing Building Conditions Survey Poor Condition buildings, demolishing recommended Acquired Acquired
  30. 30. AcquiredAcquired AcquiredVacant ParcelGood Condition Good ConditionPoor Condition Good Condition Good Condition Acceptable Condition Acquired AcquiredAcquired Acquired Existing Building Conditions Survey General Notes: 1. North Munthaza commencing at B-Ring Road is designated to be a Gateway to north Doha. Munthaza currently has and is projected to have high traffic counts and the acquisition of buildings on the west side of Munthaza has already taken place, Images 8-14.
  31. 31. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN Existing Building Conditions Survey Acquired Acquired Vacant Parcel Acquired Under Redevelopment Future Shopping Mall
  32. 32. Poor Condition Acceptable ConditionVacant Parcel Acceptable Condition Acquired Acceptable Condition AcquiredAcquired Acquired Acquired Acquired Poor Condition Existing Building Conditions Survey General Notes: 1. This stretch of Munthaza Road consists of older commercial uses and buildings. Buildings have not been maintained very well and lacks cohesion in architectural types and styles; 2. The west side of Munthaza has been acquired, Images 19-25.
  33. 33. EXISTING LAND USE PLAN EXISTING BUILDING CONDITIONS PLAN Munthaza Park Holiday Villa Resort Existing Building Conditions Survey Acquired Acquired Acquired Strip center demolished, under re-development No interior access to parcel. Condition assumed Acceptable Vacant Parcel
  34. 34. AcquiredNew Construction and removal of strip center Acceptable Condition Good Condition Acceptable Condition Existing Building Conditions Survey Acquired Acquired Acquired General Notes: 1. The approach to Munthaza Park on the southwest corner of Munthaza and C-Ring Road. Several government offices are located along Munthaza Road which serve the local residents; 2. Land acquisition of portions of the park have occurred to accommodate road widening improvements. Poor Condition Acceptable Condition
  35. 35. Part 2 – Analysis of Survey The principles of the survey conducted is subjective in nature and relative to surrounding land uses, building heights in comparison to adjacent properties, incompatibility, heritage or cultural landmarks, materials and scale, future rights-of-way and encroachments, curbing and pedestrian sidewalk access to each property. The largest category of properties falls within the Acceptable building condition. These properties contain acceptable structural conditions of buildings and land use compatibility, but are available for land acquisition during the roadway improvement design stage. The acquisition of these parcels may assist in relevant geometric improvement solutions for surrounding links, interchanges and intersections and provide a continuance of proposed urban design solutions. Overall Summary: 1. Identified buildings that cannot be acquired due to cultural or economic restrictions; 2. Identified buildings where their conditions are substandard and acquisition is most likely; 3. Identified buildings where land use/occupation compatibilities conflict with surrounding uses, not applicable to the Land Use Plan, land use compatibilities refers to occupied uses and not current zoning. 4. Identified buildings and/or parcels where acquisition assists in reaching project goals of an improved vehicular and pedestrian circulation network to meet future demands where Poor and Acceptable Conditions are identified. 5. The conclusion is graphically shown on the following page, figure Overall Building Conditions Analysis – Package 27. The field investigations yielded specific recommendations for building protection and are categorized as constraints. Further analysis included a value engineering approach where strategic planning included the land acquisition and removal of various stretches roads confined to one side were considered. Acquisition of both road sides is not feasible where time and cost of design and implementation would exceed the current planning and build out schedules. Land Acquisition and Roadway Improvement Strategic Approach was developed indicating sides of roads where land acquisition should be concentrated. Specific recommendations and strategic approach to land acquisition and roadway improvements based on the site survey are followed in Part 3 Findings and Recommendations of this report. Existing Building Conditions Survey
  36. 36. Overall Building Conditions Analysis – Package 27 Existing Building Conditions Survey
  37. 37. Part 3 – Findings and Recommendations The findings encountered during this survey concluded that there are numerous opportunities for parcel acquisition and the demolishing of older, poor condition buildings. Considerable Roadway and Streetscape improvements are needed to not only enhance these vehicular and pedestrian corridors, but also provide the minimum required space needed to make the much needed roadway improvements. The comprehensive result, based on the field survey and subsequent findings and recommendations, specific recommendations are listed. The specific recommendations reference individual buildings by site photo reference number and street name. Building Constraints plans were developed and included that identify buildings that are Restricted and cannot be acquired or encroached upon and other buildings that may be identified as Good or Acceptable Condition buildings, are candidates for acquisition and removal. These buildings should be avoided if possible in determining final roadway alignment options. A Strategic Approach for Land Acquisition was established to minimize the impact of road corridors to one side versus both sides. This approach will efficiently lead the design process in road improvements and urban design solutions. Appendix A: Roadway Constraints Plans (Traffic driven) show specific conditions where various constraints may limit land acquisition and structures that should be avoided due to building significance/importance, utility restrictions and/or fixed rail station locations. Specific notes and photos are included identifying the key restraints in developing the roadway and urban design options and should be used as an analysis tool for option development. Study Area Audit & Analysis: Building Conditions and Roadway Constraints Findings and Recommendations Options Development Existing Building Conditions Survey
  38. 38. Existing Building Conditions Survey Specific Recommendations The Analysis resulted in specific identification of buildings of varying conditions. Specifically, buildings that may cause a constraint, were buildings of a Good Condition assessment and certain Acceptable Condition assessments that the project may want to avoid due to land use, architectural character and/or that potential roadway design would not impact directly. The primary recommendations for buildings to Avoid are listed below by Street Name and Photo reference number. These buildings include: Mansoura 18 – Under construction and existing room available for roadway widening, should not be affected; 31 – Existing Mosque in Good Condition. The demolishing of adjacent properties should provide ample room for road widening and the re-alignment of Najma; 32 – Under construction, commercial building that may be acquired. The re- alignment of Najma outweighs avoiding this property. The property should be acquired now, prior to construction completion, to avoid escalated acquisition costs; 35-36 – Multi-family residential building that preserves the character of the residential area. Road widening should not affect this side of Mansoura; 54 & 57 – Under construction. Image 57 should be avoided due to adjacent/nearby buildings being in Acceptable Condition. Image 54 can be acquired with adjacent Poor condition buildings; 68 – Under Construction and sits on a prime corner. Acquisition costs would be high; 72 – Good Condition building, recently built. Sits on corner and architectural character suitable for area; 75-76 – Good condition buildings that support the revitalization of the north side of Mansoura on the west end; 78-82 – Row of buildings in Good condition and New Construction occurring and should be avoided due to condition and precedent set for revitalization near Munthaza Road. Najma 3 & 9 – The only two (2) Good Condition buildings on the north side of Mansoura that should be avoided due to condition and multi-story status. Image 3 is a candidate for acquisition due to all adjacent buildings being in Poor condition. Most buildings along this stretch are in Poor Condition; 23-25 – The buildings consist of the Mosque, an New Construction and Good Condition. These buildings set the parameters of the roadway design where they should be avoided. Demolishing the buildings across Najma are acceptable due to the Poor Condition as shown in Images 16-21. Munthaza The entire west side of Munthaza between B-Ring and C-Ring Roads has been acquired. All Vacant Parcels and structures are to be removed for road improvements; 1 – School in Poor Condition and should be demolished. A Special Use District is planned for this Parcel to include Rail Station elements. Improvements should transition in to any proposed plans for the new District; 3-6 – Buildings are in Good Condition south of the school. Avoid if possible due to the road widening occurring on the west side; 17 – Acceptable buildings should be avoided. Road widening to occur on west side; 25 – Large parcel of s-f residential is being acquired for future retail mall development; 30-31 – Existing Holiday Villa resort. Avoid this property which is currently a good anchor at Munthaza and C-Ring Roads. High acquisition and demolishing costs make it prohibitive.
  39. 39. Existing Building Conditions Survey Land Acquisition and Roadway Improvements Strategic Approach Following the site survey and analysis of the existing building conditions, a strategic approach was formulated to best identify the methods of land acquisition and demolition of structures within the corridors. Varying factors played roles in the determination of which buildings would be acquired. Where multiple buildings were grouped together creating longer stretches or blocks that could be acquired, these were ideal candidates for acquisition on one side of the road and minimizing impacts to the opposite side. The results clearly were identified where roadway and utility improvements should occur and assisted in the focus of design options that should be generated. Specific recommendation for road side impacts include: Mansoura – The entire south side can be impacted due to aged and poor condition buildings. The north side of Mansoura has newer buildings and future plans for residential and retail development. A rail station is planned for the old girls adjacent to Najma Road. Najma - Starting at B-Ring Road, Najma has newer mid-rise multi-family buildings on the east side going southward. The east side should remain unimpacted. The west side consisting of a large ASHGAL facility is a prime candidate for acquisition and removal to accommodate road improvements. Continuing driving southward. The side of the road to be impacted switches sides. This is ideal in a larger context where Najma needs to be re-aligned at Mansoura to greatly improve traffic flow. Continuing southward on Najma through the Mansoura intersection, the east side of Najma from Mansoura to the first round-a-bout consists of poor condition buildings is the choice for the side to impact. The west side of Najma consist of a newer Mosque at the corner of Mansoura and good condition buildings with one new building under construction. Mansoura Road – South (right) side buildings in poor condition, candidate for acquisition and removal. Mansoura Road – South (right) side buildings in poor condition, candidate for acquisition and removal. Najma Road – East (right) side buildings in poor condition, candidate for acquisition and removal. Najma Road – East (right) side buildings in poor condition, candidate for acquisition and removal. Newer good conditions buildings to the west (left). Najma Road – East (right) side buildings in poor condition, candidate for acquisition and removal. Newer good condition buildings to the right in distance. Najma Road – West (left) side ASHGAL buildings in poor condition, candidate for acquisition and removal. Newer good conditions buildings to the east (right).
  40. 40. Existing Building Conditions Survey Munthaza (B-Ring south to C-Ring) – The entire west side can be impacted due to properties having already been acquired. Minimal impacts to the east side are anticipated. Munthaza Park is currently under going re-master planning efforts and park improvements will be taken in to consideration during road design options. A planned shopping mall on the east side, south of Mansoura is planned and careful consideration of road improvements will need to take in to account planned ingress and egress points, pedestrian circulation and signalization with staggered side street junctions. Munthaza Road – West (right) side buildings in poor condition and vacant parcels, candidates for acquisition and removal. Munthaza Road – West (right) side buildings in poor condition and vacant parcels, candidates for acquisition and removal. Munthaza Road – West (side buildings in poor condition and vacant parcels, candidates for acquisition and removal. Munthaza Road – West (side buildings in poor condition and vacant parcels, candidates for acquisition and removal. Munthaza Road – West consists of Munthaza Park which is under re-master planning by the Parks Department. Munthaza Road – East side buildings consist of newer higher end buildings. Shown is the Holiday Villa Resort at the corner of Munthaza and C-Ring Roads.
  41. 41. Existing Building Conditions Survey Mosque
  42. 42. Existing Building Conditions Survey
  43. 43. Existing Building Conditions Survey Souq Haraj
  44. 44. Existing Building Conditions Survey Mosque Girls School
  45. 45. Existing Building Conditions Survey
  46. 46. Existing Building Conditions Survey Mosque
  47. 47. Existing Building Conditions Survey Future Shopping Mall Munthaza Park
  48. 48. Existing Building Conditions Survey ASHGAL Facility
  49. 49. Existing Building Conditions Survey ASHGAL Facility
  50. 50. Existing Building Conditions Survey Mosque Girls School
  51. 51. Existing Building Conditions Survey
  52. 52. Existing Building Conditions Survey School
  53. 53. Existing Building Conditions Survey School
  54. 54. Existing Building Conditions Survey Mosque
  55. 55. Existing Building Conditions Survey Future Shopping Mall Munthaza Park
  56. 56. Existing Building Conditions Survey Munthaza Park
  57. 57. Existing Building Conditions Survey Munthaza Park Holiday Villa Resort
  58. 58. APPENDIX A: ROADWAY CONSTRAINTS PLANS (TRAFFIC DRIVEN)
  59. 59. Existing Building Conditions Survey Avoid – Mosque in Good condition and due to acquisition and removal costs. Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid – Mosque property. Road design should take in to account and avoid. Avoid – New construction, cost of acquisition is lower now prior to completion. Candidate for acquisition and removal. Mansoura Road – Al Matar to Najma 2a1 2 3 2a 2 3 Constraints Plan Avoid – New construction, cost of acquisition is lower now prior to completion. Candidate for acquisition and removal. 3a 3a Reference Photos Najma Souq Haraj No serious constraints throughout this zone. Both sides of road not constrained by any one building. 1 Roadway Constraints Plan * All remaining buildings are candidates for acquisition and removal
  60. 60. Existing Building Conditions Survey Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid – New construction, cost of acquisition is lower now prior to completion. Mansoura Road – Najma to Munthaza Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid – New construction, near completion. Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid – Building in Good condition and due to acquisition and removal costs. Avoid – Building in Good Condition and due to acquisition and removal costs. 6a4 5 6 7 8 109 5 4 66a 7 8 9 10 Constraints Plan Reference Photos North side of Mansoura contains Good Condition and New Construction parcels. .Avoid if possible. Roadway Constraints Plan * All remaining buildings are candidates for acquisition and removal
  61. 61. Existing Building Conditions Survey Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid – Mosque, it is a candidate for removal due to Poor and Acceptable condition adjacent buildings. Avoid – New construction, cost of acquisition is lower now prior to completion. Candidate for acquisition and removal. Avoid – Building in Good condition and due to acquisition and removal costs. Avoid – New construction, near completion. Acquisition and removal costs exceed limits. Avoid – New Construction and due to acquisition and removal costs. 1211 13 14 15 Mansoura Road – Najma to Munthaza 13 11a 11 14 15 11a Constraints Plan Reference Photos 12 Roadway Constraints Plan General Notes: 1. The north side of Mansoura should be avoided to the number of New Construction and Good Condition buildings through this stretch; 2. Shopping Mall proposed on the south side of Mansoura at Munthaza Road; * All remaining buildings are candidates for acquisition and removal
  62. 62. Existing Building Conditions Survey Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid– Mosque property. Road design should take in to account. New construction, cost of acquisition is lower now prior to construction completion. Candidate for acquisition and removal. Najma Road – North of Mansoura 4 18 19 20 18 19 20 Avoid – Building in Acceptable condition and due to acquisition and removal costs. 19a 19a Constraints Plan Reference Photos Mansoura 4 Roadway Constraints Plan * All remaining buildings are candidates for acquisition and removal General Notes: 1. The east side of Najma contains Poor Condition buildings and a vacant parcel. Image 19a is the only building in Good Condition. Re- alignment of Najma can bypass this building to gain the needed room for improvements. Opportunities for greenspace will be available .
  63. 63. Existing Building Conditions Survey Avoid – Building in Good condition and due to acquisition and removal costs. Avoid – New Construction and due to acquisition and removal costs. Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid– Good Condition, Acquisition and removal costs. 21 22 24 Najma Road – South of Mansoura 21 22 24 Constraints PlanReference Photos Reference Photos 25 Avoid – Building in Acceptable condition and due to acquisition and removal costs. 25 5 5 Roadway Constraints Plan * All remaining buildings are candidates for acquisition and removal General Notes: 1. The west side of Najma should be avoided. The east side is a prime candidate for acquisition and removal. All buildings on the east side are in Poor Condition.
  64. 64. Existing Building Conditions Survey Avoid – Hotel in Acceptable condition and due to acquisition and removal costs. Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid – Good condition, acquisition and removal costs Avoid– Building in Good Condition and road improvements will be constructed on the west side of Munthaza Munthaza Road – B-Ring to C-Ring Road 6a 27 27 6a 26 26 Constraints Plan Reference Photos Reference Photos Roadway Constraints Plan * All remaining buildings are candidates for acquisition and removal General Notes: 1. The west side of Munthaza has been acquired for necessary road improvements. The east side of Munthaza should not be affected. 28 28
  65. 65. Existing Building Conditions Survey Avoid– Hotel in Acceptable condition and due to acquisition and removal costs. Avoid – Building in Acceptable condition and due to acquisition and removal costs. Avoid– Holiday Villa resort complex with existing strip center demolished along C-Ring Road. Munthaza Road – B-Ring to C-Ring Road 31 30 29 30 31 29 Constraints Plan Reference Photos Reference Photos Roadway Constraints Plan * All remaining buildings are candidates for acquisition and removal General Notes: 1. The west side of Munthaza has been acquired for necessary road improvements. The east side of Munthaza should not be affected. Munthaza Park Future Shopping Mall
  66. 66. APPENDIX B: EXISTING LAND USE PLANS (BROADER VIEW)
  67. 67. APPENDIX C: EXISTING BUILDING HEIGHTS

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