Urban Building Conditions Assessment for Doha, Qatar

2. 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

3. 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)

4. Existing Building Conditions Survey

5. 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

6. 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

7. MANSOURA ROAD

8. 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

9. 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

10. 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

11. 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

12. 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

13. 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.

14. 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

15. 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;

16. 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

17. 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

18. 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

19. 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

20. 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

21. 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

22. Existing Building Conditions Survey

23. NAJMA ROAD

24. 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

25. 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.

26. 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

27. 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.

28. Existing Building Conditions Survey

29. MUNTHAZA ROAD

30. 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

31. 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.

32. EXISTING LAND USE PLAN
EXISTING BUILDING CONDITIONS PLAN
Existing Building Conditions Survey
Acquired
Acquired
Vacant Parcel
Acquired
Under
Redevelopment
Future Shopping
Mall

33. 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.

34. 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

35. 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

36. 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

37. Overall Building Conditions Analysis – Package 27
Existing Building Conditions Survey

38. 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

39. 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.

40. 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).

41. 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.

42. Existing Building Conditions Survey
Mosque

43. Existing Building Conditions Survey

44. Existing Building Conditions Survey
Souq Haraj

45. Existing Building Conditions Survey
Mosque
Girls School

46. Existing Building Conditions Survey

47. Existing Building Conditions Survey
Mosque

48. Existing Building Conditions Survey
Future Shopping Mall
Munthaza
Park

49. Existing Building Conditions Survey
ASHGAL Facility

50. Existing Building Conditions Survey
ASHGAL Facility

51. Existing Building Conditions Survey
Mosque
Girls School

52. Existing Building Conditions Survey

53. Existing Building Conditions Survey
School

54. Existing Building Conditions Survey
School

55. Existing Building Conditions Survey
Mosque

56. Existing Building Conditions Survey
Future Shopping Mall
Munthaza
Park

57. Existing Building Conditions Survey
Munthaza
Park

58. Existing Building Conditions Survey
Munthaza
Park
Holiday
Villa
Resort

59. APPENDIX A: ROADWAY CONSTRAINTS PLANS (TRAFFIC DRIVEN)

60. 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

61. 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

62. 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

63. 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 .

64. 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.

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 – 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

66. 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

67. APPENDIX B: EXISTING LAND USE PLANS (BROADER VIEW)

75. APPENDIX C: EXISTING BUILDING HEIGHTS