toweraldhafra - book3_24sep2007

Al Dhafra TowerAl Dhafra Co-operative Society26 SEPT 07

Proposal To: Al Dhafra Co-operative Society

Al Dhafra Tower18 jul 07

I n d e x

IndexPlot 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


Amenities Level Plan 16

Typical Residential Plan 17


Lower Duplex Plan 19

Upper Duplex PLan 20

Rendering 21


Option C

Design Statement 23

Concept Images 24


Typical Podium Plan 26

Amenities Level Plan 27


Rendering 29


Concept Summary Matrix

Concept Summary Matrix 31


Al Dhafra Tower26 SEPT 07

PagE // 3

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 spaces6682.7

SETBACK

MIN 6M SETBAC

K

MIN 11M

SETBACK

MIN 4M

3 FLOORS PODIUM

N4MAX.

25 FLOORS

RESIDENTAL

TOWERS

POOL DECK LIMIT

MIN 1.5M

5500.0

3M W

IDE ARCADE

10M W

IDE RETAIL AREA

1000 sq.m.

2797.8

1052.2

2252.4

3287.7



PagE // 4

Summer Sun

Winter Sun

Prevailing Winds

SIte COntext InfOrMAtOn



PagE // 5

deSIgn PrOCeSS StAteMentOur 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.



O p t I O n A

PagE // 6

deSIgn StAteMentLocated 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



O p t I O n A

PagE // 7

COnCePt IMAgeS



O p t I O n A

PagE // 8

LOBBY

DRIVE UP DRIVE DOWN

LOBBY

PUBLIC BOARDWALK

PU

BLI

C B

OA

RD

WA

LK

RETAIL

RETAIL

P

P P

P S

P

SIte PlAn - grOund flOOr PlAn



O p t I O n A

PagE // 9

lOwer tOwer - tyPICAl reSIdentIAl PlAn

3 BedrOOM176.5 SM

1 BedrOOM111.4 SM

3 BedrOOM207 SM

1 BedrOOM99 SM

2 BedrOOM178.8 SM

1 BedrOOM +1148.9 SM



O p t I O n A

PagE // 10

uPPer tOwer - tyPICAl reSIdentIAl PlAn

3 BedrOOM176.5 SM

1 BedrOOM107.9 SM

3 BedrOOM170.7 SM

1 BedrOOM92.8 SM


1 BedrOOM106.8 SM

renderIng

O p t I O n A



O p t I O n A

PagE // 12

reSIdentIAl unIt MIx SuMMAry

Unit TypeAverage

Area of Units (SM)

AverageArea 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+1 Bed Room 0 Units 0.00% #DIV/0! #DIV/0! 0.0 SM 0.00%


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%


Duplex 3 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%


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 byArea

48.48%

Number of UnitsPercentage ByUnit Type

0.00%

0.00%

40.54%

0.00%

RW Armstrong / A2SO4 / P5:01 PM



O p t I O n B

PagE // 13

deSIgn StAteMentthis 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 Bthe 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.



O p t I O n B

PagE // 14

COnCePt IMAgeS



O p t I O n B

PagE // 15

RETAIL RETAIL RETAIL RETAIL

MECH

MECH

MECH

S P

P P

LOBBY

RETAIL DRIVE DOWN DRIVE UP

PUBLIC BOARDWALK

PU

BLI

C B

OA

RD

WA

LK




O p t I O n B

PagE // 16

S P

P

AMENITIES LOBBY

COMMUNITY ROOM ADMIN.

GYM YOGASPALAP POOL

AEROBICS

WOMEN

MENP

AMenItIeS leVel PlAn



O p t I O n B

PagE // 17

S2 BEDROOM119 SM

2 BEDROOM119 SM

2 BEDROOM114 SM

3 BEDROOM + 1173 SM

P

P P

2 BEDROOM114 SM

3 BEDROOM + 1173 SM

tyPICAl reSIdentIAl PlAn



O p t I O n B

PagE // 18


2 BedrOOM +1129 SM

1 BedrOOM89.1 SM


2 BedrOOM +1129 SM

1 BedrOOM89.1 SM

3 BedrOOM +1 189.9 SM



O p t I O n B

PagE // 19

S

3 BEDROOM DUPLEX216 SM 2 BEDROOM

119 SM

3 BEDROOMDUPLEX222 SM

3 BEDROOMDUPLEX267 SM

P

P P

2 BEDROOM114 SM

3 BEDROOM + 1173 SM

lOwer duPlex PlAn



O p t I O n B

PagE // 20

S

3 BEDROOMDUPLEX

3 BEDROOMDUPLEX

P

P P

3 BEDROOM DUPLEX

uPPer duPlex PlAn

renderIng

O p t I O n B



O p t I O n B

PagE // 22

Unit TypeAverage

Area of Units (SM)


(SF)


Area


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%







Duplex 3 Bed Room 9 Units 7.63% 236 SM 2,535.3 SF 2,119.8 SM 12.28%



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 byArea

10.32%


2.87%

0.00%

37.99%

12.28%





O p t I O n C

PagE // 23

deSIgn StAteMentTHE 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



O p t I O n C

PagE // 24

COnCePt IMAgeS



O p t I O n C

PagE // 25


drIVeuP

drIVedOwn

lOBBy

retAIl



O p t I O n C

PagE // 26

tyPICAl POdIuM PlAn

drIVeuP

drIVedOwn

PArKIng

CAfe AtleVel 1(reStAurAntAt leVel 2)

PAtIO

PAtIO



O p t I O n C

PagE // 27

AMenItIeS leVel PlAn

yOgA M w SPA /SAlOn

gyM AerOBICS

Sun deCK



O p t I O n C

PagE // 28


1 BedrOOM +1125 SM

1 BedrOOM94 SM

1 BedrOOM +1130 SM

1 BedrOOM +1106 SM

2 BedrOOM +1145 SM

2 BedrOOM +1163 SM

renderIng

O p t I O n C



O p t I O n C

PagE // 30

Unit TypeAverage

Area of Units (SM)


(SF)


Area














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 byArea

59.64%


0.00%

0.00%

0.00%

0.00%





PagE // 31

Unit Type Numberof Units

Percentage ByUnit Type

AverageArea of Units (SM)

AverageArea of Units (SF)

Numberof Units




Numberof Units




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 EfficiencyNFA / GFA of building

CONCEPT A

Total NFANet Floor Area

CONCEPT B

20 Units 16.95%

52 Units 44.07%

CONCEPT A

Total CFAConstruction Floor Area

Total GFAGross 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 spacesIf 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



Typical Floor EfficiencyNFA / GFA of Typical Floor










COnCePt SuMMAry MAtrIx

toweraldhafra - book3_24sep2007

Documents

site plan ground floor

typical podium plan

al dhafra toweral dhafra

design team

amenities level plan

lower duplex plan

upper duplex plan

design workshops