Land Use Strategies

Density

The Master Plan promotes a mix of densities across the city appropriate to the location and mix of uses, transit access and district character. Maximizing density and population can help create successful places that can support local business, services and facilities. In line with the strategy for building heights (facing page), the floor to area ratio (FAR) is greater towards the centre of the city, with the greatest density occurring above and around the transportation hub and around the inner ring of the CBD. Along the north and south spines, the highest densities are within a 300m radius of each metro station. In between these mixed-use TODs and along the spine edges, densities decrease to accommodate a more mid-rise apartments and courtyard buildings.
Lower density residential neighbourhoods are located along the edges of the city, within the Federal Precinct, adjacent to the north and south spines and between the CBD and Emirati Neighbourhood.

Building Heights

Proposed building heights relate to a variety of urban design, land use, transportation and environmental considerations. The highest buildings are strategically located along view corridors, adjacent to civic and open spaces, at significant entry points into the CBD and at transit hubs. The inner ring boulevard in the CBD will have the tallest buildings. Predominantly office towers these buildings will define the image of the city and form gateways to the two spines and other important arterial boulevards. They will stand in contrast to the lower rise Souk District in the city centre and surrounding
residential neighbourhoods in outer rings.

Movement & Connections

A world-class transportation system will connect neighborhoods within the Capital District and connect the district to the wider region. The system will include high-speed rail, metro rail, a surface network of trams and buses, and a fine-grain interconnected network of streets and sidewalks.

Streets

The Master Plan for Zayed City continues and extends Abu Dhabi’s traditional urban grid with an interconnected street system designed to encourage walking, especially for short distances. Streets are classified according to a hierarchy of arterial, collector and local streets. This hierarchy was established through careful modelling of predicted vehicular traffic volumes combined with a desire to achieve a high quality streetscape environment and provide comfortable micro-climates at the street level.

Transit

As part of the Surface Transport Master Plan, the Master Plan for Zayed City proposes a highly integrated public transportation network that will provide high capacity, high frequency service to the majority of the region. This network will cover Zayed City with the aim that a substantial proportion of the population, and all key destinations, are within a 5 minute walk (or 300 metres) of public transport.

Walking and Cycling

One of the key aspirations of Plan Abu 2030 and of Zayed City Master Plan is to create vibrant urban places that both welcome and encourage pedestrian activity. This is achieved through the provision of high-quality streetscapes, a diverse mix of uses and concentration of densities, and an emphasis on an integrated public transport network, which supports the idea that every transit
passenger is also a pedestrian.

Open Space

Zayed City has been designed to maximise opportunities for residents to enjoy a high-quality public realm through a linked system of open spaces. Throughout Zayed City there is a hierarchy of public spaces that
are located within easy access to all residents.
An integrated planning approach incorporates these various open space types collectively to define an interconnected network of open space that includes the pedestrian zones in rights-of-way, public transportation and bicycle corridors, parks and private open space. The urban street is an important open space corridor and streetscape designs respond to the adjacent land use, scale
of building and intended district character. This significant open space network will enhance the overall character and identity of Zayed City by providing great spaces for commemoration, celebration and the activities of civic life.

Open Space Typology
All the open spaces are categorized into specific typologies based on the size of the parcel, scale and intended character of the space. These typologies include the following: ceremonial open spaces, district or recreational parks, neighborhood parks, civic plazas, linear parks and pedestrian spaces in relation to street right-of-ways.

Open Space Distribution
The distribution of open space in the city is based on balancing open standards with overall land densities and neighborhood populations. The Capital District will provide approximately 1 hectare of open space for every 1,000 people which is a substantial amenity in a dense urban environment and significantly greater than many world class cities.

Sustainable Landscapes
The design of landscapes and open spaces in the Capital District will respond to the desert environment of Abu Dhabi, and will respect local ecological conditions and scarcity of fresh water. Conservation of water is a primary concern and is reflected in the urban design in coordination with the proposed water and irrigation network and water management zones. All open spaces are classified as low, medium or high water use areas, with specific horticultural goals and guidelines associated with each.

Landmarks, Institutions & Commemorative Sites

Due to their location and urban design significance, certain parcels throughout Zayed City are designated as landmark buildings and commemorative sites.
These sites will express and embrace the identity, history, achievements and culture of the Emirates through exemplary architectural, public realm, and landscape architectural design.

Landmark Buildings, Commemorative Sites, Institutional Sites

Community Facilities

Based on local and international best practices, a range of community facilities have been proposed within mixed use blocks within Zayed City. Identified as community and cultural centres within the plan, these centres will have a variety of community services uses, including mosques, play grounds, health care centres, post offices, recreational facilities, and women’s centres.

Parking and Recycling

In addition to underground parking on every building site, district parking facilities are located in above ground garages and below a number of public parks to serve the total parking needs of visitors and working population. Recycling centres will be located within the ground floor of public garages and encourage individuals and households to recycle.