JAN 2016/17 BY-SEID ABDU ADVISOR-BISRAT KIFLE A New Approch to mercato’s Re-development Undergraduate Thesis Project RE-STRUCTURING MERCATO ADDIS ABABA, ETHIOPIA Ethiopian Institute of Architecture, Building Construction and City Development Addis Ababa University አዲስ አበባ ዩኒቨርሲቲ የኢትዮጵያ አርክቴክቸር ፡ ህንጻ ግንባታ እና ከተማ ልማት ተቋም
by RE-STRUCTURING MERCATO A New Approch to mercato’s Re-development Seid Abdu Undergraduate Thesis Project Addis Ababa, Ethiopia, 2016/17 Ethiopian Institute of Architecture, Building Construction and City Development
Author’s Declaration I hereby declare that I am the sole author of this thesis project in a partial fulfillment for a bachelor degree in Architecture at the Ethiopian institute of Architecture, Building construction and City development[EiABC]. Seid Abdu i
Abstract Mercato is a major commercial hub and an essential economic component of the city of Addis Ababa. Since its formation, its undergoing a rapid transformation and redevelopment process as a result of socio-economic influences and more recently the growing demand for retail outlets. Hence, new multistory shopping centers have been constructed and are on the process of construction. But many of these buildings are facing inefficient use of their vertical spaces and they’re showing incompatibility with the Ethiopian market culture. This research aims at investigating how the usability of the vertical spaces and spatial suitability can be achieved in the redevelopment process of the market centers. The issues were investigated by sampling and carefully analyzing the redeveloped market centers to measure the magnitude of the problem and assess how these market places are adopting to the transformation process. The findings indicate that, to compensate for the high land values in mercato, developers intensify the retail outlets forcing them to build higher to accommodate these units. But due to the market’s tradition/character both retailers and consumers prefer the ground floor use, leaving the vertical spaces empty and inefficient. In addition, the historical value and character of the place is fading as a result of this way of redevelopment approach. Therefore, the study recommends that the introduction of new programs to compliment these vertical spaces is compulsory. The redevelopment and transformation process should allow for mixed-use development and interconnection of building blocks to create a more coordinated market place. Exploring new ways of redevelopment approach by re-interpretation and translation of the market place ensures a complete transition of Mercato’s market character through the transformation process and reinforces its significance in the city in addition to the financial sector. ii
iii Acknowledgment “ALLHAMDULILAH”, I would like to express my deepest gratitude to ALLAH for this great achievement. I would like to thank everyone who supported me throughout my project. I am thankful to my Advisor Bisrat Kifle for his aspiring guidance and insights to always push the project further. I would like to Appreciate Biniyam Hailu and Omer Awolkhair for their friendly and constructive critiques throughout the project, and the institution of EiABC. I am thankful to all my friends for their feedbacks and support, especially Michael Bekele for sharing his knowledge on the subject matter. I am sincerely grateful to my family especially my parents for their unconditional support in every way possible.
LITERATURE REVIEW INTRODUCTION TO STUDY Abstract Acknowledgment Authors Declaration List of figures i 01 Introduction 02 Problem Statment 03 Hypothesis 04 Research Objective 05 Research Question 06 Methodology 07 Scope And Limitation 08 Significance of Study TABLE OF CONTENTS ii iii vi-vii 179 10 12 1323344555 01 Market 02 The PlatForm 03 The Activity 04 Transformation And Evolution Market Classification of Market 05 Conclusion Market Place Market Square Bazzar Souks Shop/Retail Shopping Hubs Department Stores Shopping Malls Selling Retailing WholeSalers Consumers Buying Porting Shopping Window Shopping Transformation and Evolution of market place Historical preservation of a market place Redevelopment of a space Dead Shopping malls Retrofitting Mixed-use Development
CASE STUDY SITE ANALYSIS FINDINGS AND RECOMMENDATIONS BACKGROUND STUDY DESIGN PROPOSAL 01 Abu Dahbi Central Market “The Souk” 02 Arcade Providence 03 Galleria Umberto I 04 Nemausus I 01 Findings 02 Synthesis 03 Conclusion 04 Recommendations 01 Urban Analysis 02 Block Analysis 19 33 49 55 61 109 110 01 Contextual Background 02 History of establishment and transformation 03 Tera navigation 04 Study Area Retail Outlet Analysis Market Place Porosity Transformation Program Development Program Allocation and Spatial Relationship Design Approach Architectural Drawings Exploded Diagram Apartment Unit Design Retail Outlet Design 3D Renderings 01 City Scale Intervention 02 Urban Design 03 Architectural Design 20 24 28 30 34 36 38 40 50 51 53 53 56 58 62 64 68 Reference Appendix Glossary 108
Vi LIST OF FIGURES Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 Figure 8 Figure 9 Figure 10 Abu dahbi Central market “The Souk” //Exterior pictures Abu dahbi Traditional market character //Sketchs Abu dahbi Central market “The Souk” //Interior pictures Qualities extracted from Traditional market character //Sketchs Arcade Providence //Exterior picture Arcade Providence //3D sectional Diagram Arcade Providence Before and After Retrofitting//Interior pictures Arcade Providence Spatial qualities //Sketchs Arcade Providence Retrofitted space //Interior pictures Galleria Umberto I //Interior picture Nemausus I //Exterior picture Panaromic View of mercato and Location map Picture showing the old building in contrast to the redeveloped market center Chronological diagram of the establishment and history of mercato. “Tera” mapping of mercato and LDP of Addis Ketema Study Area Map and the samples taken Tables showing the gathered information from the samples. Graph showing Building height Vs efficiency level Interior pictures of the sampled buildings Analysis of inteior spaces of the sampled buildings Sample Retail outlet analysis //plan and section Sample Retail outlet analysis //Exterior picture Extension rules and regulations of the market area //layout Types of organization of goods //Drawings Prioritization of merchandize by retailers //Drawings Market place porosity transformation //Layout Redeveloped buildings Access points in relation to the congestion created Diagramatic interpretation of the findings Diagramatic interpretation of the Synthesis Urban Analysis map Block Analysis //Floor plan drawing Block Analysis //spatial qualities Skecths Block Analysis //Site pictures Figure Ground map of Addis Ababa Figure 12 Figure 13 Figure 14 Figure 15 Figure 16 Figure 17 Figure 18 Figure 19 Figure 20 Figure 21 Figure 22 Figure 23 Figure 24 Figure 25 Figure 26 Figure 27 Figure 28 Figure 29 Figure 30 Figure 31 Figure 32 Figure 33 Figure 34 Figure 35 Figure 11 Galleria Umberto I //Block Layout 20-21 22-23 22-23 22-23 24 25 25 26-27 26-27 28 29 30 34-35 37 37 38-39 40 41 41 42 42-43 44 44 45 45 45 46 47 50 52 56-57 58 59 59 62
Vii Housing statistics and proposal study Local Development Plan Proposal of Addis ketema Mercato Urban Design Proposal //Aerial Perspective Urban Design Proposal //Urban plan Architectural proposal //Program Allocation and Saptial relationship diagram Figure 36 Figure 37 Figure 38 Figure 39 Figure 40 Architectural proposal //Design Approach Diagram Architectural proposal //Housing Design Approach Diagram Architectural proposal //Retail outlet Design Approach Diagram Figure 41 Figure 42 Figure 43 63 64-65 62 66-67 70-71 72-73 74 75
INTRODUCTION TO STUDY 1 01 Introduction 02 Problem Statment 03 Hypothesis 04 Research Objective 05 Research Question 06 Methodology 07 Scope And Limitation 08 Significance of Study
01 INTRODUCTION Since its establishment in 1930 E.c , merkato has gone through Various developmental stages to transform its market setting from open air layout to multistory shopping buildings. The main reasons which led to this outcome is the 9th masterplan of the city of Addis Ababa, which was launched after the formation of the new government in 1984; as a response to the economic-political needs and the growing demand of retail outlets in mercato. Hence, many new shopping centers are constructed and are in the process of construction but their not efficiently providing the services they were set out for, as many of these buildings vertical spaces are vacant. Addis Ababa is urbanizing rapidly which has led to the establishment of new market places throughout the city that functions similarly as mercato, this brought customers even closer to their demands, Which questions the sustainability of the market place’s monotonous transformation approach. On another aspect, even though the transformation of merkato from open air market to multistory buildings densified the number of outlets, the spatial quality of these retail outlets haven’t improved in responsive way to the current vendors requirements. 2
02 03 PROBLEM STATMENT HYPOTHESIS Though the transformation of mercato has brought a densified market structure throughout the district, many of these buildings are facing inefficient use of their vertical spaces, some of the reasons behind this establishment includes the inconvenience of the retail outlets found at the top floors for consumers/retailers and the monotony of the redevelopment. Further more the effort to transform the market place following the design approach of the “western mall” forced the Ethiopian market culture to fit into these building designs which resulted in the incompatibility of spatial use and program placement. If the current transformation and redevelopment approach of mercato lead to the Ineffectiveness of the vertical spaces of these new buildings and their incapacity to stage mercato ‘s complex trading system; then addressing these issues by introducing new programs that compliments these vertical spaces and reinterpreting and translating the existing market into these new buildings creates efficient vertical spaces and ensures a good transition of Mercato’s market character throughout the transformation process. 3
04 05 RESEARCH OBJECTIVE RESEARCH QUESTIONS To explore new designs and arrangements of retail outlets that are more resilient and can respond instantly to the user. To harmonize and interlink buildings to create a more enhanced chain of distribution of goods and services for all stakeholders. Main Objective Sub Objectives To devise a new design approach towards mercato’ s central market transformation and redevelopment, in order to create efficient and habitable vertical spaces and improved market structure. What are the necessary matters that should be considered in order to improve the retail outlets found in mercato ? How can the usability of the vertical spaces of these new market centers be improved ? 4
06 07 08 SIGNIFICANCE OF THE STUDY SCOPE AND LIMITATION METHODOLOGY To explore new ways of reinterpreting Mercato’s market through the transformation process, preserve its historical values and intensify the market’s role in the city in addition to the financial sector. The basis of the study is on the products and byproducts of the transformation process, focusing mainly on the redeveloped new buildings giving service at the moment and the retail outlets found in these new buildings, to assess how they are adopting to this transformation process. The research process follows an inductive approach to address the issues that are discussed on the research questions, in order to discover a conclusive answer. Both primary and secondary data collection methods are used in order to answer the critical research questions asked and understand the topic of discussion briefly. The tools used for the collection of primary data are both quantitative and qualitative methods upon the sampling made to systematically approach the research questions and objectives. The first Sampling was made on the redeveloped buildings giving service at the moment to measure the magnitude of the problem and generate a quantitative data of the vacant vertical spaces. And the second sampling was made on an individual retail outlet to analyze the spatial quality. The tools used to carry out this task are mapping, interviewing, counting, observation and taking a picture. Sampling A+B Data collection Method Primary Secondary Qualtitative Quantitative Data Generated Interview Observation Mapping Photo Books Articles City Admin. Other Researches Sample A Sample B Mapping Interview Observation Photo Measuring Counting Data Collection Methods Data Analysis Literature Review and case Study Focuses on the new redeveloped buildings giving service at the moment Sample A Sample B Focuses on individual retail outlet 5
7 LITERATURE REVIEW 01 Market 02 The PlatForm 03 The Activity 04 Transformation And Evolution Market Classification of Market 05 Conclusion Market Place Market Square Bazzar Souks Shop/Retail Shopping Hubs Department Stores Shopping Malls Selling Retailing WholeSalers Consumers Buying Porting Shopping Window Shopping Transformation and Evolution of market place Historical preservation of a market place Redevelopment of a space Dead Shopping malls Retrofitting Mixed-use Development
8 This chapter presents discussion on the two main features of a market, the platform and the activities staged on these platforms. In addition it examines the interrelationship and evolution; the driving force behind their evolution and the Products and byproducts of this process. PLATFORM ACTIVITY TRANSFORMATION AND EVOLUTION Driving Force Byproducts Products
9 MARKET MARKET 01 Markets and shopping places have had a very long journey throughout history with significant transformations, innovations and influences. When groups of people settled in different areas, their needs for different goods and services grew. Hence, bartering started and transactions increased and expanded in such meeting and gathering spaces. Trade, barter, marketing and shopping has always taken place as a public space like the ancient open market places, usually in a central spot in a village or urban community. This space was used not only for trade and sales of goods but also for communication and social interactions. For many ancient peoples, the marketplace was the place where they learnt about daily or regional events and socialized with neighbors and friends. Often marketplaces would provide entertainment in the form of plays, performances or simply people watching. (Al-Maimani 5-6) CLASSIFICATION OF MARKET Types of market can be broadly defined according to a number of characteristics; by their physical and spatial characteristics, operation time, etc. These classifications are discussed in the following as:- By Physical and Spatial Characteristics By the time of operation and Services that are offered -Undifferentiated open sales spaces, operated by an individual hawker or peddler -Street or roadside markets (common in both rural and urban areas) -Open-air markets (typically in a paved urban square) -Covered markets (common in urban areas) -Small-scale retail shops associated with urban market areas and -Markets sharing a number of the above characteristics, most commonly found in the center of small rural towns. -Markets offering a wide range of trading functions other than retailing, combining retail and wholesale markets. Usually, they are found in small towns and cities. -Buildings or areas specializing as markets on one day of the week or at a specific time of the day, the whole or part of the site may be used for different purpose on other times such as a car park. -Weekly or seasonal markets, generally termed “periodic markets" -Markets operating every day on a permanent site, whether from a fixed building or a mobile stall (possibly with expanded activities at weekends or on specific days). (Wikipedia/Marketplace.com) A market is defined as a collection of buyers and sellers coming together for exchange/trade of goods and services. A Market consists of two major key elements which are the market place or the platform and the trade/Exchange or activity. There are broad types of platforms and activities occurring. Some of which are: - Market square Bazzar Souk Shop/Retail Shopping Hub Department Store Shopping Mall Selling-Buying Retailing Wholesailing Consuming Porting Shopping Window Shopping The Platforms The Activities
10 MARKET SQUARE BAZZAR SOUK SHOP/RETAIL It is an open area where market stalls are traditionally set out for trading, commonly on one particular day of the week known as market day. A typical market square consists of a square or rectangular area or sometimes just a widening of the main street. It is usually situated on the center of the town, surrounded by major buildings together with smaller shops and business premises. There is sometimes a permanent covered market building (the cloth hall), and the entire area is a traditional meeting place for local people as well as a Centre for trade (Wikipedia/Market Square.com). i.e. JANMEDA Sunday market, Addis Ababa/Ethiopia A business that presents a selection of goods and offers to trade or sell them to customers in exchange for money or other goods. (Wikipedia/Retail.com) A bazaar is, a permanently enclosed marketplace or street where goods and services are exchanged or sold. Bazaars might be divided into districts, with all the purveyors of one type of merchandize grouped together. In smaller towns, the bazaars consists of a single narrow street of stalls. (Britannica.Com/Bazzar.com) Is an open-air marketplace or commercial quarter in Western Asian and North African cities. A souq was originally an open-Air marketplace. Historically, souqs were held outside cities at locations where incoming caravans stopped and merchants displayed their goods for sale. Souqs were formed whenever a caravan or caravans arrived. Since this might be infrequent, souqs often extended beyond buying and selling goods to include major festivals involving various cultural and social activities. Any souq may serve a social function as being a place for people to meet in, in addition to its commercial function. Later, due to the importance of marketplaces and the growth of cities, the major locations of souqs shifted to urban centers. In tribal areas, neutrality from tribal conflicts was usually declared for the period of operation of a souk to permit the unhampered exchange of surplus goods. (Wikipedia/Souk.com) In Ethiopia, the term “souk” meaning “shop or retail outlet” is adopted as a result of the cultural interconnection developed several years ago between Arab and Ethiopian merchants. 02 THE PLATFORM “A market or marketplace, is a location where people regularly gather for the purchase and sale of provisions, livestock and other goods.” (OxFord Dictionary.com). MARKET PLACE
11 SHOPPING MALLS DEPARTMENT STORES SHOPPING HUBS An enclosed market place where a large variety of goods are sold. As economic growth, fueled by the Industrial Revolution at the turn of the 19th century steadily expanded, the affluent bourgeois middleclass grew in size and wealth. This urbanized social group was the catalyst for the emergence of the retail revolution of the period. The first reliably dated department store to be established was Harding Howell & Co, which opened in 1796 on Pall Mall, London.This venture was described as being a public retail establishment offering a wide range of consumer goods in different departments. Department stores were established on a large scale from the 1840’s and 50’s, in France, the United Kingdom and the United States. (Wikipedia/shopping.com) Shopping hubs or shopping centers, are collections of stores or souks that are a grouping of several businesses.Typical examples include shopping malls, town squares, flea markets and bazaars. A shopping hub or Centre, is a collection of retail, entertainment and service stores designed to serve products and services to the surrounding region. Traditionally, shopping hubs were called bazaars or marketplaces which were generally an assortment of stalls lining streets selling a large variety of goods. The modern shopping Centre is now different from its past, the stores are commonly in individual buildings or compressed into one large structure, commonly known as “Mall”. (Wikipedia/shopping hub.com) Is a form of shopping precinct or shopping center, in which one or more buildings form a complex of shops representing merchandisers with interconnecting walkways that enable customers to walk from unit to unit. As a single built structure, early shopping centers were often architecturally significant constructions, enabling wealthier patrons to buy goods in spaces protected from the weather. The first modern shopping mall was “The Country Club Plaza” in Kansas City which opened in 1922, from there the first enclosed mall was designed by Victor Gruen and opened in 1956 as Southdale Centre in Edina, Minnesota, a suburb of Minneapolis. Malls peaked in America in the 1980’s and 1990’s when many larger malls (more than 37,000 sqM in size) were built, attracting consumers from within a 32 km radius with their luxurious department stores. There are different types of malls around the world, the Super-regional malls are very large malls that contain at least five department stores and 300 shops, this mall can appeal to a broad radius (up to a 160km). A regional mall can contain at least two department stores or Anchor Store. The smaller malls are often called open-air strip centers or minimarts and are typically attached to a grocery store or supermarket. The smaller malls are less likely to include the same features of a large mall such as an indoor concourse, but are beginning to evolve to become enclosed to comply with all weather and customer preferences. (Wikipedia/shop-
12 03 THE ACTIVITY SELLING Selling is the act of determining client needs and wants and responding through planned, personalized communication that influences purchase decisions and enhances future business opportunities. Goods and services are sold for ultimate consumption, for resale or for use in the operation of a business. Every business has something to sell either tangible products or intangible services. Selling can occur whenever person to person contact is made, either directly to the consumer or indirectly through the use of intermediaries. Selling plays an important role in our society and economy. (Wikipedia/selling.com) Is a formal process of obtaining goods and services for a given price. The type of purchasing to acquire goods or services can be classified as :- personal purchase-The consumer purchases for personal consumption Mercantile purchase- Facilitated by middle-men for the intention of re-sale to meet other’s requirements Industrial purchase- The purchaser is buying to convert material into finished product. (Wikipedia/shopping.com) BUYING Is the action of providing a service, in which a person transports goods from point “A” to point “B” for a valued price. This process is mostly evident in the under-developed countries like Ethiopia. It is a way of life for some Ethiopian citizens as it generates income. PORTING People who use goods and services to satisfy their personal needs. Not for resale or production of other goods and services. (Wikipedia/shopping.com) CONSUMERS WHOLESALERS RETAILING A retailer is a person, an agent, an agency, a company or organization which is instrumental in reaching the goods, merchandise or services to the ultimate consumer. Retailers perform specific activities such as anticipating customer’s wants, developing assortments of products, acquiring market information and financing. It’s a conclusive set of activities or steps used to sell a product or a service to consumers for their personal or family use. It is responsible for matching individual demands of the consumer with supplies of all the manufacturers. (Wikipedia/shopping.com) “Effects of selling include keeping our economy moving, promoting competition, affecting employment, adding utility, helping customers determine needs and creating a desire for products (mbaknol.com).” Usually have direct relationship with the manufacturers, they distribute goods and items to other retailers.
13 Is consumers act of browsing items and goods without the intention of purchasing, either as a recreational activity or to make a plan to purchase the item on the future. This process mostly happens when the shopping environment is comfortable enough so that customers walk around to browse. (Wikipedia/shopping.com) WINDOW SHOPPING is an activity in which a customer peruses goods or services presented by one or more retailers/merchandizers with the intent to purchase a suitable selection of item. This process joins customers and retailers. Now a days in the developed countries, customers are focusing more on online shopping. Although this has increased the comfort for shoppers because they do it from wherever they are, it has also led the shopping malls to be closed because no one is using them. This led the investors and clients to rethink the way new shopping malls are designed and how they’re going to attract the shoppers and customers to come out from their house and shop like earlier times. (Wikipedia/shopping.com) SHOPPING Transformation and evolution of marketplace market places, from simple gathering places for trade, barter and vending, into more complex structures; they changed Physically, they increased in size and became more complex in form and layout. Economically, the barter system changed from wheeling, dealing and negotiating prices to fixed prices. In addition, shopping places can be impacted by political situations and changes in policy and legislation by local authorities. Markets represent a large portion of economic well-being for a country, a prosperous nation has a surplus of markets, goods and consumers willing to purchase those goods and services. 04 TRANSFORMATION AND EVOLUTION Many shopping places also contain mixed use facilities. Initially, simple markets and market places were fully integrated with the local community; they provided spaces for trade, socializing and entertainment. As traditional markets went into decline and modern shopping malls replaced them, they became more complex, they became more independent and less integrated with the surrounding context. This was remedied by reinventing shopping malls as multi-use, multi-functional facilities with entertainment, dining, recreational and amusement activities as well as shopping and marketing. This in turn resulted in a more successful and functional use of shopping spaces. Hence the modern market place, the shopping mall, revitalized the multi-use concept and incorporated it much as traditional market places incorporated community needs. Architectural and technological innovations have helped change the course and development of the shopping environment and shopping places throughout history. The usage of new materials, like iron and glass; new technologies like the refrigerator, elevators, escalators and air-conditioning systems and new modes of transportation, i.e. car, have all had a major impact on the evolution of newer and better shopping places, especially shopping malls.
14 Both traditionally and in modern times, markets and shopping places have been famous for creating different experiences to satisfy physical and social needs. Markets and market places and in more recent years, shopping malls, started to include exhibitions and shows, to not only attract visitors to such events but also to enhance the shopping experience. Thus, the shopping experience became more than just an activity and opportunity to purchase goods. Affluence branding and advertising have helped make shopping not only a social activity but also an addictive experience with a focus on excessive consumption as well as the promotion of image and status. Markets and shopping places have undergone major physical change. “Early types of market places were either unplanned organic parts of the town centers or occurred in mixed-use buildings with the shops being secondary to the other uses" (Coleman, 2006, p. 57). However, with time and especially during the industrialization period with its mass production, planned shopping buildings were generated. Finally, the environment of shopping places and markets have also undergone major changes. From early open air, public markets and stalls such as the agorae and forums, markets and shopping places were eventually roofed and covered over. As such they became privatized with shop owners and merchants owning the building they sold their wares in. (Al-Maimani 66-69) “The reason for the need to keep the historical background of a market place is because its where human social interaction takes place. Market place is a cause for the transaction of goods, ideas, love, technology and knowledge. Market place embraces society, buildings on the other hand embrace a group of individuals.” “Mercato is a large market place where many merchants from all over Ethiopia come together, as a result it’s one of the important tourist destinations in the city. heritages are a means of transferring the civilization’s fingerprint from one era to the other, so the society has a responsibility in preserving these legacy. Although as a historical site it’s a great attraction for tourists, there needs to be a technological improvement for the everyday users of the market to create a comfortable environment.” “Historical preservation of these kinds of places is obvious in many countries, we can take Philippines, manila and anrtamos, which preserved their historical value by constructing new towns around these historical sites. We cannot halt the development of mercato, as it’s an important market place that should give a great deal of service to a high number of merchants and consumers.” “We can classify the history of the city of Addis Ababa into three parts: - 1.the city Before the invasion by the Italians. 2.the city at the time of the occupation by the Italians. 3.the city after the defeat of the Italians. HISTORICAL PRESERVATION OF A MARKET PLACE The case of mercato’s Historical value and Preservation Since the development taking place now is not Interlinked with previous works found in mercato, we reached to a point where we could not preserve the historical value of the market.” “Markets and shopping environments became fully enclosed and environmentally controlled spaces. Thus, shopping spaces have been converted from public arenas to privately owned, managed, conditioned and controlled territories” (Kocaili 2010). Pr. Ahmed Zakaria Zufan Fikre Abera H/Mariyam Birhanu Semu An article [The decline of Mercato’s historical value and tourism attraction.] written by Birhanu Semu in Feb 22, 2014 demonstrates the critical state that this transformation has resulted in. The article entertains the ideas of different officials towards this transformation activity.
15 REDEVELOPMENT OF A SPACE Redevelopment is a mechanism of change that is mostly associated with old and built-up areas of a city. This activity is mostly seen in the inner-city areas because urban areas often grow outward from the center, the inner area becomes the least developed part. Redevelopment, is the demolishing of old buildings and replacing them by new ones. The profitability of redevelopment depends on either replacement of existing uses by high order uses or intensification of existing uses. Redevelopment is responsible for loss of older street patterns and mixture of uses: small business enterprise, especially small-scale street-level retailing and small specialized production work. (Dr.Hiyaw T. 23-25) RETROFITTING DEAD SHOPPING MALLS A dead mall is a shopping mall with a high vacancy rate or a low consumer traffic level, or that is dated or deteriorating in some manner. Across the United States In recent years, the number of dead malls increased significantly in the early twenty first century because the economic health of malls has been in decline from 2006 to 2010. The percentage of malls that are considered to be “dying" by real estate experts (have a vacancy rate of at least 40%), unhealthy (20–40%), or in trouble (10–20%) all increased greatly, and these high vacancy rates only partially decreased from 2010 to 2014. In 2014, nearly 3% of all malls in the United States were considered to be “dying" (40% or higher vacancy rates) and nearly one fifth of all malls had vacancy rates considered “troubled" (10% or higher). Some real estate experts say that the fundamental problem is a glut of malls in many parts of the country creating a market that is “extremely over retailed". (Wikipedia/shopping mall.com) The three main strategies for retrofitting as stated by June Williamson on the book “Retrofitting suburbia” are: • Re-inhabitation, or various forms of adaptive re-use, • Re-development, or urbanization by increasing density, walkability, use mix, and • Re-greening, from small parks and plazas, to restoring wetlands ecologies. These strategies are implemented based on the following tactics Tactic 1: Re-use the Box Adaptive re-use of vacant commercial buildings for new, often community-serving programs, such as libraries or medical clinics, is both socially desirable and reduces waste. Tactic 2: Provide Environmental Repair: Restore Wetlands and Creeks Retrofits sometimes provide the opportunity to reconstruct wetlands and creeks, components in the metropolitan watershed that were erased or diminished by suburban development patterns. Tactic 3: Revise Zoning Codes and Public Works Standards (Re-development) Make it easier to build compact mixed-use developments with complete streets and make it harder to build single-use, auto-dependent places.
16 MIXED USE DEVELOPMENT Is a type of urban development that blends residential, commercial, cultural, institutional or industrial uses, where those functions are physically and functionally integrated and that provides pedestrian connections. Mixed-use development can take the form of a single building, a city block or entire neighborhood. The term may also be used more specifically to refer to a mixed-use real estate development project; a building, complex of buildings or district of a town or city that is developed for mixed-use by a private developer. Mixed use developments became desirable as the benefits became evident. -greater housing variety and density. -reduced distances between housing, workplaces, retail businesses, and other destinations. -more compact development. -stronger neighborhood character. -pedestrian and bicycle friendly environments.(Wikipedia/Mixed-use developments.com) Tactic 4: Keep Block Size Walkable Without careful modulation, the hybridization of suburban building types and parking, into urban blocks and streets can lead to oversized blocks and monotonous building fronts. The rule of thumb for a walkable block is a perimeter dimension of less than 1700 linear feet. Tactic 5: Establish a more Continuous Streetscape with Shallow linear Buildings. Wrappers can be employed around re-used box buildings and liners can screen surface parking lots to provide a more continuous streetscape. Tactic 6: Use Appropriate Street Types and Sidewalks Tactic 7: Improve Connectivity for Drivers, Bicyclists and Pedestrians. Build interconnected street networks to increase walkability and public safety, while distributing traffic and reducing overall vehicle miles traveled (VMT). Tactic 8: Consider Future Connectivity and Adaptability Tactic 9: Diversify Housing Choice and Price The future success of suburbs will hinge on their ability to respond to changing demographics; provide more housing choices. Tactic 10: Add New Units to Existing Subdivisions Infilling residential neighborhoods with accessory dwelling units (ADUs) can provide affordable housing choices for singles and seniors, and increase residential density without dramatically altering the morphological pattern. Tactic 11: Invest in Quality Architecture The most successful and sustainable retrofits will be beautiful, durable, culturally significant and built to meet high standards of environmental performance both in the public spaces and the buildings. These benefits includes:-
17 05 CONCLUSION A market consists of two major key elements, the activity and platform. There are broad types of classifications of activities and platforms. Through time they have undergone a rapid transformation as a result of the development of complex trading system, and the achievement of architectural and technological innovations. The transformation of a platform can be in a number of ways, for instance, it can take the form of redevelopment of the existing market place, which is evident here in Mercato. But redevelopment of a place can also lead to loss of historical value of a place if it’s not carefully carried out. This issues needs to be addressed strictly because a market’s value is so much more than just an economic impact, it’s a public space where communities socialize and interact. In addition, the redevelopment process could lead to over-abundant spaces, as a result of the intensification process to achieve profitability. Retrofitting is being applied as a remedy for these spaces. But the future of successful market places resides on their sustainability, mixed-use development being a one approach to this outcome.
CASE STUDY 01 Abu Dahbi Central Market “The Souk” 02 Arcade Providence 03 Galleria Umberto I 04 Nemausus I 19
20 01 Architect- Foster + Partners Location-United Arab Emirates [UAE] Project year-2014 Abu Dhabi Central Market[The “Souk”] The single-story concrete framed retail building which stood for over three decades is to be reinvented and redeveloped inspired by the traditional middle eastern souks. The project comprises a combination of low rise, ecologically sensitive retails and roof gardens forming a new public park. Like modern version of the souk, the central market will be a city in microcosm .It will unite high end retails and luxury good shops with individual courtyards and alleys, together with food markets and craft based trades specific to the region. The new building is a three story rectangular structure with a floor area of more than 27,000 Sqm and generous six floors of underground parking. This building is designed as an alternative to the modern shopping malls often found in Arab cities, it offers a distinctive modern interpretation of the traditional middle eastern souks. There are small shops of traditional crafts and local produce combined with luxury boutiques to give the customers a delightful shopping experience. The buildings layout follows a tartan grid pattern forming a network of courtyards, alleys and retail units.
The souk’s roof opens and closes depending on the weather condition. In summer, when temperature is high, the roof closes to keep out the sun, but in winter, when temperature is pleasant, the roof is left open, not just to help ventilate the interior but also to recreate the outdoor open air market tradition. With the exception of the opening section and a number of sunken terraces, the roof is landscaped to create a vast public space. So that during the cooler months, shoppers can sit on the landscaped roof enjoying their time in an open-air cafe. One of the treats that concerns the city of Abu Dhabi is the harsh sand storm, where the wind force can dump over 200 tons of debris in just two days, quickly weathering the cities concrete buildings. So to protect the central market, the designers wrapped the façade with a glass-fiber reinforced concrete [GRC], which is a new material made from sand itself ensuring a lasting façade. 21 CROSS SECTION ELEVATION Figure 1
22 Extension of Display Platform To The WalkWay Qualities Extracted Individual “Souk” Collection Market Re-Interpretation Traditional Market Character
of Souks Place 23 Protective Element from the sun Translucent Plastic or Fabric Material Controlled Sun Light Via Opendowns and openings of Souks Place Shading Element Figure 4 Figure 2 Figure 3
24 Architect- Northeast Collaborative Archtects Location-Rhode Island, U.S.A Project year-2014 Arcade Providence Arcade providence, formerly called the Westminster arcade is America’s first indoor shopping mall built in 1828. It operated only two hours a day featuring a food court and boutiques to supply the growing number of suburban population. Shoppers didn’t want to venture to the 2nd and 3rd floors because of the absence of elevators, as a result retailers weren’t seeing much business. Due to the rise of online shopping, many malls were facing high vacancy rate and low consumer traffic eventually leading them to be closed, and arcade providence was one of them. The mall was retrofitted and re-opened in 2014 as the micro apartment complex and proved to be successful. The renovation of arcade providence took the face of micro apartments in an effort to accommodate the growing number of single people moving to cities. statistics have shown that the number of American’s who live alone started to rise since the 1920’s. 02 Figure 5
25 When it was built back in 1828, it hosted 48 different boutiques which are now converted into 48 ‘tiny apartments’ along with restaurants, coffee shops and hair salon. The renovation converted the top two floors into micro apartments ranging from 20Msq to 25Msq. ELEVATION Figure 6 Figure 7 OLD NEW
The complex sits on the heart of downtown providence so residents theoretically could easily eat out for a meal they can’t zap in a microwave or oven. Which led to the design of the apartments without a space for stoves. They are designed for the people who lead busy lifestyles. The apartments feature an open layout floor plan and are fully furnished with elevated twin beds, small kitchen and living room with no full barriers in b/n. The architects preserved the central atrium as a space for shops, bars and restaurants. 26 Retrofitted Space Spatial Qualities Garage or Living Space ??? Apartmen
27 On the top floors, there is a common room and on the second floor, there are washers, dryers and storage spaces to park bikes or keep other belongings that don’t fit in the apartments. “not only does it, [the central atrium] provide filtered light to the units, but it becomes the ‘public street’ connecting neighbors” Abbott nt Layout “Indoor Public Street” Plan Section Figure 8 Figure 9
28 Architect- Emanuele Rocco Location-Naples, Italy Project year-1887-1891 Galleria Umberto I 03 Naples in 1860 was the country’s leading port and an important economic and industrial hub. But it was also an unhealthy city with appalling sanitary conditions that lead to 1884’s disastrous cholera epidemics. As a result, in 1885 a vast slum clearance project was finally launched to recondition the city which gave the opportunity for new architects and developers to leave their imprint on the city. One of the development being the “Galleria Umberto” built both as a monumental and modern imprint by the neapolitan bourgeoisie. The architect Rocco worked with a private developer that signed an agreement with the city council. The developer would take charge of raising financing, place compulsory purchase orders on the hovels and demolish them, then become the sole owner of the new buildings. The construction consists of a steel and glass dome of an immense scale. The Dome Conceals one of 19th Century Architecture great inventions, A street of a new type passing through a block of buildings reserved for pedestrians and sheltered by a glass Roof. With shops, restaurants, theaters, offices and luxury apartments, it’s one of the greatest arcades ever built. Both a transitory space, a shortcut with in the city and also a place to stroll in, shop and profit of the advantages of a tamed city, safe from annoyances and bad weather. Figure 10
29 The design is made up of 4 buildings lining 2 cross streets. Only two of the buildings have a closed inner courtyard and an outer façade. These cross streets create an easy link between district of the city. Its an extension of the public thoroughfare, they are the property of the city which remain free of access both day and night. In the complex arrangements of the various ownerships systems of the galleria, the roofs of the buildings are privately owned while the glass canopy belongs to the city and the street below. The presence of this vast glass sky makes the galleria a place apart, an urban micro climate, a playful break in the cityscape. As in every co-ownership system the problem started with the roof, the large canopy soon became a bone of contention b/n the developer and the city council. The galleria soon became a heaven for the city’s vagrants, their presence changed the image of the place and brought the property prices down, but at the same time the developer accused the city council of failing to meet its obligations of not maintaining the canopy correctly, leading to countless leaks that damaged the marble flooring and brought property prices down. This contradiction is obvious, it reveals the uneasy co-habitation of the two aspects of the project, public and private. The residential buildings have a certain independence in relation to the galleria. They have their own street entrance. They also have an entrance leading into the galleria , but access is carefully controlled. As stated above only two of the building blocks have a closed inner courtyard. The other two don’t have a private space. As for the apartment windows overlooking the galleria, they suffer from the noisy inner street’s reverberating sound and they are deprived of the real sky.The only ones to be happy with the situation are those living on the roof, a world of clerks and janitors occupying the surface flats built along the edge of the canopy and which have the one element that defines a quality residence in Naples, A terrace. The residential project was adopted neither to the climate nor to the nature of the place, as a result numerous apartments never found buyers, forcing the developer into bankruptcy. Today most of the apartments are used as offices or workshops. In addition to the economic failure, this is the failure of a project that aimed to bring together in a single setting both the workplace and the home. With its leaky canopy, closed basement and unsold apartments transformed into offices, The galleria has never managed to become the luxury district that its developers imagined of. Enclosed Courtyard Public Street Public Street Entertainment Shops Residential/Office Figure 11
30 Architect- Jean Nouvel Location-Nomes, France Project year-1986 Nemausus 1 A state financed social housing project with apartments reserved for people with moderate incomes. At Nemausus 1, the first aim was to build more space for the same price. There was also a second, to offer inhabitants a living space more aligned with the rules of a modern lifestyle. Nemausus 1 is composed of two building blocks interlinked by a greenery. The greenery in between both separates and at the same time unites the two distinct buildings. The forecourt space was originally left as a car park space by the authorities, therefore the architect was not permitted to build an underground car park. But the architect insisted on preserving the greenery of the forecourt and achieved these by digging down into the ground and raising the buildings onto concrete pillars, he managed to create open air car park, with visual continuity from one side of the block to the other beneath the buildings. “……with Nemausus 1, I wanted to lay the ground rule for social housing in the 1980’s, to get back to the old forgotten principles of space, light and air.” Jean Nouvel Nemausus 1 is composed of apartments of smaller sizes varying from 90 to 110 Msq and larger apartments with sizes of 120 to 170 Msq. But It is not only the surface area that is large but also the volume as Most of the apartments are duplexes and triplexes. 04 Figure 12
31 The design of Nemausus 1 Reduced to the simplest level is a rectangular block. Along the concrete base at regular intervals the architect installed concrete walls which are both the separating elements of the apartments and supports for the above floors. The building is based on this 5m principle from the bottom to the top; the width of the apartments, the space between the beams that support the walkways and the screen paneling of the roof. The only exception for this regularity is the central elevator channel which splits the building into two. All the collective parts of the building are placed on the outside. The walk ways allowing access to the apartments are joined onto the façade. The building is made up of three stories which are accessed by a large metal staircases. The walkways provide not only access into the apartments but also acts as pedestrian streets. In a standard building the elevator shaft, the walkways and corridors are built into the structure complicating the construction and taking up a large amount of the volume. By placing all the access points outside the architect gains were two-fold, bigger savings and bigger apartments. The apartments stretch across the whole width of the building, from façade to façade. Between the two concrete walls the apartments have a single volume of space. On the lower level the living room and kitchen are separated by a central block, which contains the toilet, the water heater and the walk-in closet. In each apartment, the architect combines these three elements in a different way. There are no walls, no doors and no hall way allowing freedom of movement along the central block. The kitchen looks out onto the walkway. There is no transition between the private and the collective. The upper level is given the same minimal treatment based on transparency, the only luxury is the large naturally lit bathroom. The walls which separate the apartments and the verandas can be completely folded back to let in light and fresh air, the wall is made up of four folding aluminum doors. A façade which can transform according to needs or taste. “Nemausus 1 was designed from the inside out with the aim giving the maximum amount of living space. Space is a prerequisite of the aesthetics. A beautiful apartment is a large apartment, a beautiful room is a large room. The aim at Nemausus 1 was to see if one could build apartments 30 or 40% bigger than the usual for the same price. We had to decide on which side of the window to put the money, inside or out. To create more space for the same price we must build the simplest straightest line as possible.” Jean Nouvel “I was looking for stylistic uniformity, a direct link with the industrial in the form of concrete walls, perforated steel steps and protection barriers. This industrial image represents the present assembly nature of social housing. It’s not only a question of volume but also of intention and texture. Instead of thinking about fullness and emptiness of volume, the color of the stone or the marble I was interested in reflection, background, color and the night view. Everything that relates to nuance to the way light changes with the weather or the time of day.” Jean Nouvel Collective parts Walkways Elevators Stairs Apartment units
BACKGROUND STUDY 33 01 Contextual Background 02 History of establishment and transformation 03 Tera navigation 04 Study Area Retail Outlet Analysis Market Place Porosity Transformation
Merkato is considered the largest open-air market in Africa and the major commercial hub of the country. Covering an area of 113.6 hectares with different variety of goods, it’s home to about 54,000 people (CSA, 1984). Each day, around 200,000 people are working in mercato and close to 300,000 people commuting to work and shop. In New York, 5th avenue, which is one of the most expensive area in one of the most expensive cities in the world, a plot of land was sold with 9,800 USD/Msq. Despite being the 15th poorest country in the world, A One Square meter of land in mercato was sold with 355,555 ETB/17,000 USD in a land lease auction in 2016. Pasquali, V.2017.www.global finance.com.Accessed February, 2017 Yemengst, A.Yakob,B.Eyasu,K.2016.Urban plan preparation and inspection Department:Mercato Local Development plan. Addis Ababa/Ethiopia.81 pp. 01 CONTEXTUAL BACKGROUND 34 GERJI MESALEMIYA WODESO GOTTERA BOLE BOLEWORFEGENE BOLEWOREGENE IDORO BOLE BULBULA KOTARI BURI REPY AYERTENA WOLETE SUK TO JIMMA KALLITY YEKA BOLE TAFO AYAT SETTLEMENT AKAKI BESEKA TULU DINTU LAGGAR JAN MEDA MEGENAGNA SHIRO MEDA MEXICO BURAYO SEMEN GEBEYA TO DESSIE TOAMBO TO DEBRE ZEIT ENTOTO PIASSA MERKATO SIDIST KILLO TO FICHE KOLFE Figure 13
“Alachew meteriya” a poem written by Birhanu semu trys to captivate the essence and atmosphere of the market place by navigating through the “Teras”, in addition it also highlights it’s vastness and the Various available goods sold with their respective Locations. አላቸዉ መጠሪያ ራጉኤል አካባቢ አንዋር መስጊድ ዙሪያ ከተማ ክፍል ሀገር ሁለት መናኃሪያ ባህል ዘመናዊ ከመሀል ገበያ ደርዘን ት/ቤት ብዙ ሆቴል ቤቶች እልፍ ለፍቶ አዳሪአ እልፍ ሰረቆ አደሮች ሁለት ሲኒማ ቤት ሺህ ታክሲ እና አህዮች አሮጌ ቤት መሀል አዳዲስ ህንጻዎች ብዙ መጠጥ ቤቶች ደርዘን የእቁብ ቤቶች የእድር መህበራት ግዙፍ መጋዘኖች አላቸዉ መለያ አላቸዉ መጠሪያ ፍራሽ እና ምንጣፍ ቀለም እና ሳህን አንሶላ እና ቆጮ በርበሬ እና ሳጥን ሰሌን ከብርድ ልብሰ መሶብ እና ብረት ብር እና ወርቅ ተራ ሸራ ጌሾ እና ጫት ስጋ እና አትክልት ባንቧ እና ቄጤማ ኮረቻ እና ዘይት ቁልፍ እና ቆረቆሮ ጠርሙስ እና ቅቤ ጆንያ እና ዶሮ ጋዝ እና ጭድተራ ሸክላ እና ባነዲራ ቦንብ ሚሊተሪ በግ ተራ ጨዉ ተራ ቦሌ እና ምንአለሽ ሰልባጀ ሸማ ተራ ማር መጠርጊያ ካፖርት መገኛ መልያ ዱባይ አልጋ ተራ አላቸዉ መጠሪያ ሞላማሩ አብነት ኦርቶዶክስ ካቶሊክ ሙስሊም ፕሮቴስታንት ሻወል ደማ ዙሪያ ካሳ ገብሬ ሰፈር አሜሪካን ግቢ ሶማሌ ተራ ስር ሰባተኛ አመዴ ጌሾ ግቢ ቁጭራ የትላንቱ ሸገር ሚገኘዉ ከጣሪያ የፊነሊ ሶዳ ትላንት ሚጣራ አራተኛ ዙሪያ ሶዶ አደሬ ሰፈር አብዶ እና ሰኢዶ ጎጃም እና ጎንደር እህል ጥራጥሬ ሽንኩርት እና አገዳ የጫት ቅቤ እና ማር መገኛ በርንዳ አላቻዉ መለያ አላቸዉ መጠሪያ ዘዉዴ ቢራቱ ቃኘዉ ገነኔ ወሎ ሰፈር አዲስ ከተማ ራስ ሀይሉ ኪኪያን ጣና ድንበር ሀብተጊዮርጊስ ድልድይ ተክለሀይማኖት ሳይቀር አሰፉ ወሰን ዙሪያ ሲዳሞ አርብ ተራ ሻንጣ እና ጣዉላ በርኖስ ጣሳ ተራ የመርካቶ ንግዶች የመርካቶ ሱቆች የመርካቶ ተራ የመርካቶ ሰዎች አላቸዉ መለያ አላቸዉ መጠሪያ “ ” 35 Birhanu, S. 2003 E.C.”Ke Entoto Hamus Gebeya Eske Mercato”:From 1879-2000 E.C.Alpha Publishers,Addis Ababa/Ethiopia.328 pp.
HISTORY OF ESTABLISHMENT AND TRANSFORMATION 36 N:B chronologies are in Ethiopian Calender 02 It’s now 79 years since the biggest market in Ethiopia was established following the Italian invasion in 1928. soon after 2 years they started relocating the markets that existed around “4 Kilo”, “Kazanchis” and “piasa” to a new place which they called “merkato indigino” , dedicated just for the native people and the Arabs. Arabs traded goods in the city several years before the invasion. These merchants from the middle east have already established retail outlets or “Souks” around “piasa/Arada” and worked with Ethiopains. Through time, a bond was created between these people and led to the intertwin of the two cultures. When Italy invaded the country, they relocated not just the Ethiopians but also the Arabs, to mercato. As a result, the market nature of merkato have a similarity with Arabian markets. There were 9 masterplans prepared for the city of Addis Ababa, and one of them was prepared by the Italians at the time of their invasion. since then the market place has indications of these plans. Some people say that the first mercato shops were rectangular blocks with parallel layout. When the other markets mentioned earlier, were relocated to merkato the people who can afford these rectangular block shops were given a chance to rent these spaces, but those who didn’t, settled temporarily on the open areas dedicated for parks at the time. After the defeat of the Italians, no one gave attention to the Italian’s vision for mercato’s market, some of the reasons are: - 1-because the masterplan was prepared by the “enemy”. 2-When the king returned to the country, the area they knew as a forest was now a big district and market place. hence, with the intention of putting their fingerprint on the city of A.A as well, they started focusing on other things that the city required, so they didn’t give a lot of attention to mercato. 3-The government didn’t want to upset the investors and merchants of mercato, letting them to do as they pleased. some of the Italian’s plan for mercato includes putting the market area on the center by surrounding it with a residential districts like “American Gebi”, “Adere Sefer”, “Addis ketema mender” and “Ye teklay biro[bus tera]”. Although it’s hard to find indications of hardcopies of the masterplan, there are some people who claim to know what the original merkato area looked like and some of the construction seen now testify to their stories. Although the first rectangular block shops were constructed at the time of the Italians ,even after their defeat [after 10 years] some of the other new shops were built following that same plan. The new masterplan which are being implemented now are replacing the rectangular block shops with new multistory shopping buildings, the roads are also developing to accommodate additional vehicular and pedestrian traffic. The plan of locating a waste disposal area at the place of “min alesh tera” is now envisioned to be a public park. From 1952-1961 Zemde G/Hiwot[Mayor of A.A] did a notable work towards changing the face of the marketplace. some of the works he did includes constructing a bus terminal on the area, relocating the timber market “Atena tera” to kolfe subcity and Relocating food supply storages to “amanuel Mesalemiya”. New vehicular roads were constructed by demolising old houses and investors were encouraged to change their rectangular block shops into multistory shopping buildings, Street vendors were offered the opportunity to work in the two “adarash” buildings. Mercato After the establishment of the new government in 1984 the country’s economy system changed to capitalism. During this time a new article was put forth dictating that land was a property of the government, and to acquire a land one must lease it for a given time. The government started to practice this law on merkato, and the merchants were forced to lease the land with a high price, in addition they were obligated to demolish the old market and construct a new modern multistory shopping buildings. This led to the establishment of merchants to join and redevelop the area to the required standards. Now merkato is home to a number of shopping buildings and still countless construction is underway to transform the place into a modern shopping district. Due to these reasons no one took the initiative to enforce the rules and guidelines set for the area. Eventually many problems started to occur which became hard to solve. Some of these problems includes, the construction of shops which didn’t follow the masterplan of the area, the other was the temporary shops which were built on the dedicated park areas became legalized and permanent, leaving mercato to be highly densified without open public and green space. These dedicated park areas are now named as “military tera”, “Tana Gebeya”, “Dir Tera” and “Ras Mesfin sileshi building”. Birhanu, S. 2003 E.C.”Ke Entoto Hamus Gebeya Eske Mercato”:From 1879-2000 E.C.Alpha Publishers,Addis Ababa/Ethiopia.328 pp.
37 1928 1930 1995 2009 1935 1940 1940 1945 1950 1955 1960 1965 1970 1975 1980 1985 1990 1995 2000 2005 2010 1930 Italian Invasion Relocation of markets [Piasa-4Kilo-Kazanchis] to “Mercato indigino” The preparation of the masterplan by the italians,and the construction of rectangular block shops After the defeat of the italians Densification started to occur Green area converted to shop district Redevelopment from single story open-air market to multi-story shopping building ? “MERCATO INDIGINO” KAZANCHIS 4KILO PIASA RELOCATION MARKETS The 9th Masterplan Relocation of the wood and wheat market to Atena tera and Mesalemiya 1961 Figure 14 Figure 15
23 38 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Dubai Tera Hunegnaw Mera Military Tera Firash Tera Anwar Mosque Raguel Church Adarash 1 Adarash 2 Bus Stop Doro Tera Mierab Hotel Mestawit Tera Joniya Tera Dir Tera Tana Plastics Mintaf Tera Mismar Tera Stationary Tera Sidamo Tera Bomb Tera Adere Tera Min alesh Tera Etan Tera Chid Tera Study Area Legend Addis Ketema “TERA” NAVIGATION A D E F 03 Figure 16
1 2 3 4 16 18 19 20 12 13 22 21 15 14 7 8 9 11 6 5 17 24 25 39 LDP Of Addis Ketema Commercial A Permitted land useMaximum floor Minimum floor G+3 G+2 Commercial /Residential /Handicraft B Permitted land useMaximum floor Minimum floor G+2 to G+3 G+2 B Religious inst. /Public Space C Permitted land useMaximum floor Minimum floor G+2 G+2 C Mixed D Permitted land useMaximum floor Minimum floor G+2 to G+3 G+2 Mixed E Permitted land useMaximum floor Minimum floor G+2 to G+10 G+2 Recreational F Permitted land useMaximum floor Minimum floor G+0 G+0
C C D E F G X X X X A X B N H I J X K 2 X L X M X X X X I 1 X 04 STUDY AREA 40 R1 R1 Retail outlet Site Selected Multi-story Shopping Buildings Legend Figure 17