2. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower18 jul 07
I n d e x
Index
Plot Parameters 3
Site Context Informaton 4
Design Process Statement 5
Option A
Design Statement 6
Concept Images 7
Site Plan - Ground Floor Plan 8
Lower Tower - Typical Residential Plan 9
Upper Tower - Typical Residential Plan 10
Rendering 11
Residential Unit Mix Summary 12
Option B
Design Statement 13
Concept Images 14
Site Plan - Ground Floor Plan 15
Amenities Level Plan 16
Typical Residential Plan 17
Typical Residential Plan 18
Lower Duplex Plan 19
Upper Duplex PLan 20
Rendering 21
Residential Unit Mix Summary 22
Option C
Design Statement 23
Concept Images 24
Site Plan - Ground Floor Plan 25
Typical Podium Plan 26
Amenities Level Plan 27
Typical Residential Plan 28
Rendering 29
Residential Unit Mix Summary 30
Concept Summary Matrix
Concept Summary Matrix 31
3. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
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Persian Gulf
Persian Gulf
Plot Parameters
Plot Area 4,010 sm
Max. Allowable Gross Floor Area: 23,234 sm
Max. Allowable Built-up Area: 32,000 sm
Max. Allowable Tower Foot Print Area: 1,100 sm
Max. Allowable Podium Foot Print Area: 2,400 sm
Max. Allowable Basement Foot Print Area: 2,000 sm
Max. Tower Height: 25 levels
Max. Podium Height: 3 levels
Max. Number Of Basement Levels: 2 levels
Required Parking Spaces: 185 spaces
6682.7
SETBACK
MIN 6M
SETBACK
MIN11M
SETBACK
MIN 4M
3 FLOORS PODIUM
N4
MAX.
25 FLOORS
RESIDENTAL
TOWERS
POOL DECK LIMIT MIN 1.5M
5500.0
3MWIDEARCADE
10MWIDERETAILAREA
1000sq.m.
2797.8
1052.2
2252.4
3287.7
4. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
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Summer Sun
Winter Sun
Prevailing Winds
Site Context Informaton
5. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
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Design Process Statement
Our approach to your project is to provide excellence in built form using our creativity, building type expertise
and our regional experience. Our goal is to maximize the investment of Al Dhafra Co-operative Society by cre-
ating a highly desirable and efficient mixed use development that is distinctive, marketable and saleable. The
project site is located in a prime location in the Eshraq development on Reem Island and will offer unequalled
value to the investor and end user alike.
The concept design phase began with the Client Kick-off meeting that was held to establish clear goals for this
development and to understand the client’s overall vision for the project.
Immediately following the client Kick-off meeting, the design team held an internal kick-off meeting to mobilize
the design team and convey the project parameters to the designers. Design workshops were held in our UAE
office and our US office. During the first week, 10 concepts were developed for the project. The design team
evaluated the concepts using the following criteria:
Overall objectives and project goals set by the client»»
Design aesthetics»»
Sustainability»»
Marketability Preliminary unit mix (appeal to target market)»»
Constructability»»
Potential Cost»»
Adherence to the Plot Specifications»»
The design team selected 4 concepts to be developed further during the second week of the design phase.
At the end of the second week, the design team elected to continue the development of all 4 options in-
stead of the required 3 options. The final two weeks of the concept design phase were used to refine the
concepts by developing the preliminary plans massing models in preparation for the concept design
presentation to the client. Following the first presentation, the design team modified the proposed design
concepts to incorporate feedback from the client.
6. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n A
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Design Statement
Located at the edge of an active boating and sailing environment, it was our goal to investigate forms that ac-
complished several primary objectives. By utilizing primary sustainable maneuvers that would maximize our
buildings capability to protect itself from the sun, we designed using several primary curves that would serve
as a visual cue for nautical movements in the area, as well as, optimizing the form to allow for unobstructed
passage of prevailing winds to move seamlessly across the face of the façade.
What manifested was a design that is the most appropriate in Abu Dhabi at this movement in time and place in
time. The building maximizes views along the South end by opening visual panoramas towards Abu Dhabi and
the Khor Laffin. The building form, while visually complex, transforms at every angle, providing the area with
an icon that morphs according to light and location. We address Abu Dhabi’s interest of integrating traditional
vernacular elements into the environment, by introducing a stamped geometric pattern on its primary façade.
This pattern calls attention to the regions history with architecture and reaffirms its appropriateness in the
regions emerging building environment.
We anticipate this type of building to stand as the example of design strategy that is ethical and poetical for an
area rich in design and culture. We hope that it will stand as an example of elegance in living, while serving as
a visual and cultural icon for both its residence, owner, and citizens beyond.
Option A
7. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n A
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Concept Images
8. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n A
page // 8
LOBBY
DRIVE UP DRIVE DOWN
LOBBY
PUBLIC BOARDWALK
PUBLICBOARDWALK
RETAIL
RETAIL
P
P P
P S
P
Site Plan - Ground Floor Plan
9. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n A
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Lower Tower - Typical Residential Plan
3 BEDROOM
176.5 SM
1 BEDROOM
111.4 SM
3 BEDROOM
207 SM
1 BEDROOM
99 SM
2 BEDROOM
178.8 SM
1 BEDROOM +1
148.9 SM
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Al Dhafra Tower26 sept 07
O p t io n A
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Upper Tower - Typical Residential Plan
3 BEDROOM
176.5 SM
1 BEDROOM
107.9 SM
3 BEDROOM
170.7 SM
1 BEDROOM
92.8 SM
1 BEDROOM +1
139.7 SM
1 BEDROOM
106.8 SM
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Al Dhafra Tower26 sept 07
O p t io n A
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Residential Unit Mix Summary
Unit Type
Average
Area of Units
(SM)
Average
Area of Units
(SF)
Total Net
Residential
Area
Studio 0 Units 0.00% 0.00% 0 SM 0.0 SF 0.00% 0.00%
1 Bed Room 47 Units 41.23% 106 SM 1,141.6 SF 4,984.8 SM 30.63%
1+1 Bed Room 19 Units 16.67% 153 SM 1,645.4 SF 2,904.4 SM 17.85%
2 Bed Room 10 Units 8.77% 179 SM 1,924.6 SF 1,788.0 SM 10.99%
2+1 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
3 Bed Room 38 Units 33.33% 174 SM 1,868.6 SF 6,596.8 SM 40.54%
3+1 Bed Room 0 Units 0.00% 0.00%
4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
4+1 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Duplex 3 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Duplex 4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Penthouse 4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Penthouse 5 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Total 114 Units 114 Units 100.00% 100.00% 16,274.0 SM 100.00% 100.00%
0 Units 0.00%
0 Units 0.00%
0 Units 0.00%
38 Units 33.33%
10 Units 8.77%
66 Units 57.89%
10.99%
Percentage by
Area
48.48%
Number of Units
Percentage By
Unit Type
0.00%
0.00%
40.54%
0.00%
13. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
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Design Statement
This concept was developed using a holistic design approach that aims to create a visually distinctive design that is
sustainable, cost effective, functional, and marketable. The two key drivers guiding the design were responsiveness to
the project site and variety and flexibility in the residential unit mix.
RESPONSIVENESS TO THE PROJECT SITE
WATER FRONTAGE: One of the most attractive features of this plot is that is has water frontage on two sides. We have
capitalized on this in the tower with the layout of the residential units and on the ground floor with the retail layout. In
the residential floors of the tower, we have broken the massing of the building to allow 82% of all units in the building to
have direct views of the water from the main living spaces. We have also provided corner living rooms for every unit in the
building. On the ground floor, we have provided maximum exposure to the retail outlets by placing them along the water
on two sides to attract the pedestrians using the waterfront promenade.
ENVIRONMENTALLY SENSITIVE DESIGN: Buildings designed for this region must be designed in a holistic sustain-
able way to manage the extreme temperatures, humidity and solar heat gain during the summer months. In short, a
holistic sustainable building design should work in concert with natural site forces to maximize occupant comfort and
building performance while minimizing additional energy usage and operational costs.
A very cost effective means to address these site forces is to introduce Passive Solar Shading design strategies into the
architectural design. The shading concept focuses on the minimizing the solar exposure that occurs throughout the year
and throughout the day as the sun moves across the sky and interacts with the building. We have broken the mass of
Option B
the building into two forms. The mass in the south-west portion of the tower will be the most exposed to the sun during the hot-
test time of the day and year. For this reason, we have concentrated our solar shading elements in this portion of the building.
We have provided deep overhangs and horizontal solar shades to reduce the impact of the mid day sun. On the north-eastern
portion of the building, we have provided horizontal solar shades and balconies to reduce solar gain during the mid day. The
south-west mass of the tower also serves as a shading devise for the north-east building mass.
The retail space has been designed to maximize the natural light intake and minimize heat gain. To increase natural light we
have provided high volumes with floor to ceiling glass, to minimize the direct sun light and heat gain, we have provided deep
overhangs and sun shades from the parking podium above.
VARIETY AND FLEXIBILITY IN THE RESIDENTIAL UNIT MIX
A Key to the success of any residential tower project is a well developed and flexible residential unit mix identifying the type of
units, size of units and the percentage of each type in the overall development. This information is critical in the planning and
development of the marketing and sales strategy for the project.
In this concept, we have provided maximum variety and flexibility in the residential unit mix to allow the project to attract a wide
range of potential buyers. We have accomplished this by incorporating vertical mechanical shafts in fixed locations at the back
of each unit. This will allow the unit types to be interchanged without affecting the unit above or below. This allow the building
to have multiple “typical” floor plates that can accommodate 4 to 6 units per floor and also allows the addition of “special units”
such as the two story duplex units.
14. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
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Concept Images
15. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
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RETAIL RETAIL RETAIL RETAIL
MECH
MECH
MECH
S P
P P
LOBBY
RETAIL DRIVE DOWN DRIVE UP
PUBLIC BOARDWALK
PUBLICBOARDWALK
Site Plan - Ground Floor Plan
16. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
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S P
P
AMENITIES LOBBY
COMMUNITY ROOM ADMIN.
GYMYOGA
SPALAP POOL
AEROBICS
WOMEN
MENP
Amenities Level Plan
17. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
page // 17
S
2 BEDROOM
119 SM
2 BEDROOM
119 SM
2 BEDROOM
114 SM
3 BEDROOM + 1
173 SM
P
P P
2 BEDROOM
114 SM
3 BEDROOM + 1
173 SM
Typical Residential Plan
18. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
page // 18
Typical Residential Plan
2 BEDROOM +1
129 SM
1 BEDROOM
89.1 SM
3 BEDROOM +1
189.9 SM
2 BEDROOM +1
129 SM
1 BEDROOM
89.1 SM
3 BEDROOM +1
189.9 SM
19. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
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S
3 BEDROOM
DUPLEX
216 SM 2 BEDROOM
119 SM
3 BEDROOM
DUPLEX
222 SM
3 BEDROOM
DUPLEX
267 SM
P
P P
2 BEDROOM
114 SM
3 BEDROOM + 1
173 SM
Lower Duplex Plan
20. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
page // 20
S
3 BEDROOM
DUPLEX
3 BEDROOM
DUPLEX
P
P P
3 BEDROOM
DUPLEX
Upper Duplex PLan
22. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n B
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Unit Type
Average
Area of Units
(SM)
Average
Area of Units
(SF)
Total Net
Residential
Area
Studio 0 Units 0.00% 0.00% 0 SM 0.0 SF 0.00% 0.00%
1 Bed Room 20 Units 16.95% 89 SM 959.1 SF 1,782.0 SM 27.17%
1+1 Bed Room 0 Units #DIV/0! #DIV/0! #DIV/0! 0.0 SM 0.00%
2 Bed Room 32 Units 27.12% 117 SM 1,254.5 SF 3,729.6 SM 21.60%
2+1 Bed Room 20 Units 16.95% 129 SM 1,388.5 SF 2,580.0 SM 14.94%
3 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
3+1 Bed Room 36 Units 30.51% 182 SM 1,961.3 SF 6,559.6 SM 37.99%
4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
4+1 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Duplex 3 Bed Room 9 Units 7.63% 236 SM 2,535.3 SF 2,119.8 SM 12.28%
Duplex 4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Penthouse 4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Penthouse 5 Bed Room 1 Units 0.85% 495 SM 5,328.1 SF 495.0 SM 2.87%
Total 118 Units 118 Units #DIV/0! 100.00% 17,266.0 SM 116.85% 100.00%
1 Units 0.85%
0.00%
9 Units 7.63%
36 Units 30.51%
52 Units 44.07%
20 Units 16.95%
36.54%
Percentage by
Area
10.32%
Number of Units
Percentage By
Unit Type
2.87%
0.00%
37.99%
12.28%
Residential Unit Mix Summary
23. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n C
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Design Statement
THE FOLD
The concept for this design stems from the idea that a very simple form can be quite elegant and create a landmark building. The FOLD contains two
primary areas – the Podium and the Tower, but has adapted them to a more contemporary feel and stresses the forms of each with a solid, encompassing
plane. While the profile of this building will provide an ORIGINAL, ICONIC IMAGE throughout the day and especially at night to and from the city of Abu
Dhabi and adjacent developments, the form will separate the different uses into easily identifiable volumes, while in turn, bringing the entire structure
together as a whole.
These spaces are defined as follows:
The PODIUM – Lobbies; Commercial Space includes a Ground Level Boutique, a Level 1 Café with extensive patio, and a Level 2 Fine Dining Restaurant; an
Amenities Level made up of 3 Pools and a Spa on the Sun Deck, a Gym, a Salon, and Aerobics/Yoga facilities; in addition to Parking for the Commercial areas.
All of these spaces have been enclosed in glass boxes that highlight their function and emphasize the engulfing planes, but also give the sense of inviting/
welcoming spaces.
The TOWER – 6 Custom Residential Units per floor (Levels 4 – 25) create the exclusive portion of the project.
The form of the Tower has been designed to be not only very ‘clean’ in appearance, but to give maximum potential for natural day-lighting and prominent
views from all living spaces and bedrooms. Strict attention has been paid in the layout of every flat to create very luxurious and saleable units. No one
flat is the same as another, allowing for diversity in potential buyers to find exactly what they are looking for. One and two bedrooms have been given
priority based on Client comments, allowing for a very large number of units in the relatively small building footprint area, while giving the building a seri-
ous sense of verticality with 22 floors above the Podium deck. Of course, it should be noted that with the simple grid that has been laid out and a building
footprint that is consistent throughout the entire building, modifications to unit sizes and/or types are easily obtainable.
The aesthetic qualities have been drawn from the early Modern, International Style architecture of the 1940’s and 50’s seen in more tropical, upscale
projects around the world. In that, the building will come off as a very ‘minimalist’ structure, making a seamless transition between the indoors and
outdoors, while avoiding the eclectic nature of many buildings in development throughout the region. While seeming complex (or ‘different’ looking) in
form, there is a very refined simplicity in its functions and uses. This simplicity will allow for ease in building and construction, allowing for a multitude
of opportunities in upgrading materials and finishes that will give the building a truly luxurious feel without the typical associated cost. Essentially, a very
HIGH PROFILE building will be created that has clearly been developed for this site alone, specifically with all views and proportions of interior and exterior
space accounted for, resulting in strong sales and proud tenants.
Option C
24. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n C
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Concept Images
25. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n C
page // 25
Site Plan - Ground Floor Plan
DRIVE
UP
DRIVE
DOWN
LOBBY
RETAIL
26. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n C
page // 26
Typical Podium Plan
DRIVE
UP
DRIVE
DOWN
PARKING
CAFE AT
LEVEL 1
(RESTAURANT
AT LEVEL 2)
PATIO
PATIO
27. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n C
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Amenities Level Plan
YOGA M W SPA /
SALON
GYM AEROBICS
SUN DECK
28. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
O p t io n C
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Typical Residential Plan
1 BEDROOM +1
125 SM
1 BEDROOM
94 SM
1 BEDROOM +1
130 SM
1 BEDROOM +1
106 SM
2 BEDROOM +1
145 SM
2 BEDROOM +1
163 SM
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Al Dhafra Tower26 sept 07
O p t io n C
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Unit Type
Average
Area of Units
(SM)
Average
Area of Units
(SF)
Total Net
Residential
Area
Studio 0 Units 0.00% 0.00% 0 SM 0.0 SF 0.00% 0.00%
1 Bed Room 22 Units 16.67% 94 SM 1,014.0 SF 2,072.4 SM 12.36%
1+1 Bed Room 66 Units 50.00% 120 SM 1,293.5 SF 7,931.0 SM 47.28%
2 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
2+1 Bed Room 44 Units 33.33% 154 SM 1,656.0 SF 6,769.4 SM 40.36%
3 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
3+1 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
4+1 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Duplex 3 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Duplex 4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Penthouse 4 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Penthouse 5 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%
Total 132 Units 132 Units 100.00% 100.00% 16,772.8 SM 100.00% 100.00%
0 Units 0.00%
0 Units 0.00%
0 Units 0.00%
0 Units 0.00%
44 Units 33.33%
88 Units 66.67%
40.36%
Percentage by
Area
59.64%
Number of Units
Percentage By
Unit Type
0.00%
0.00%
0.00%
0.00%
Residential Unit Mix Summary
31. Proposal To: Al Dhafra Co-operative Society
Al Dhafra Tower26 sept 07
page // 31
Unit Type
Number
of Units
Percentage By
Unit Type
Average
Area of Units (SM)
Average
Area of Units (SF)
Number
of Units
Percentage By
Unit Type
Average
Area of Units (SM)
Average
Area of Units (SF)
Number
of Units
Percentage By
Unit Type
Average
Area of Units (SM)
Average
Area of Units (SF)
Studio
1 Bed Room 106 SM 1,141.0 SF 89 SM 958.0 SF
1+1 Bed Room 153 SM 1,646.9 SF 120 SM 1,291.7 SF
2 Bed Room 179 SM 1,926.7 SF 117 SM 1,259.4 SF
2+1 Bed Room 129 SM 1,388.5 SF 154 SM 1,657.6 SF
3 Bed Room 174 SM 1,872.9 SF
3+1 Bed Room 182 SM 1,959.0 SF
4 Bed Room
4+1 Bed Room
Duplex 3 Bed Room 236 SM 2,540.3 SF
Duplex 4 Bed Room
Penthouse 4 Bed Room
Penthouse 5 Bed Room 495 SM 5,328.1 SF
Total 114 Units 100.00% 118 Units 100.00% 132 Units 100.00%
0 SM 0 SF 0 SM 0 SF 0 SM 0 SF
23,159 SM 249,281 SF 23,320 SM 251,014 SF 23,599 SM 254,022 SF
17,520 SM 188,584 SF 18,000 SM 193,750 SF 18,210 SM 196,008 SF
81.5% 81.6% 82.5%
75.7% 77.2% 77.2%
Parking:
36 Units 30.51%38 Units 33.33%
Total Building Efficiency
NFA / GFA of building
CONCEPT A
Total NFA
Net Floor Area
CONCEPT B
20 Units 16.95%
52 Units 44.07%
CONCEPT A
Total CFA
Construction Floor Area
Total GFA
Gross Floor Area
66 Units 57.89%
10 Units 8.77%
1 Units 0.85%
9 Units 7.63%
CONCEPT C
88 Units 66.67%
44 Units 33.33%
1. The Plot Specifications show that 185 car parking spaces are required. It is our understanding that the required parking will be based on the final unit mix for the building and that the required number of
parking spaces may change.
2. The Plot Specifications limit the amount of area that can be used for parking. Based on these restrictions, the maximum number of car parking spaces that can be accommodated is approximately 150 spaces
If a variance is granted by the master developer on the allowable area for parking, then the number of parking spaces could increase to approximatly 190 spaces.
CONCEPT B CONCEPT C
Total NFA
Net Floor Area
Total NFA
Net Floor Area
Typical Floor Efficiency
NFA / GFA of Typical Floor
Total Building Efficiency
NFA / GFA of building
Total GFA
Gross Floor Area
Typical Floor Efficiency
NFA / GFA of Typical Floor
Typical Floor Efficiency
NFA / GFA of Typical Floor
Total Building Efficiency
NFA / GFA of building
Total CFA
Construction Floor Area
Total GFA
Gross Floor Area
Total CFA
Construction Floor Area
RW Armstrong / A2SO4 / P6:08 PM
Concept Summary Matrix
