Urban Planning
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Item Amenities and Their Influence on the Real Estate Value: The Case of Four selected sub cities in Addis Ababa(Addis Ababa University, 2026-06-01) Habtamu Misganaw; Teshome Teferahis study aimed to assess the influence of neighborhood amenities on real estate property values in the Nifas Silk-Lafto, Kirkos, Bole, and Lemi Kura sub-cities of Addis Ababa, Ethiopia. A convergent mixed-methods design was employed, combining a quantitative cross-sectional survey of 205 real estate buyers with qualitative interviews of key informants from selected real estate companies. Quantitative data were analyzed using descriptive statistics, Analysis of Variance (ANOVA), and multiple linear regression, while qualitative data were analyzed thematically. Findings from both approaches were triangulated to enhance the validity of the results. The study found that the mean real estate price was Ethiopian birr 83,009.76 per square meter (SD = 12,835.68). Multiple linear regression analysis revealed that security services (β = 7,715.71, p = 0.003), proximity to schools (β = 5,012.78, p = 0.001), access to public transportation (β = 5,015.36, p < 0.001), and healthcare facilities (β = 4,290.13, p = 0.003) had significant positive effects on property values. Additionally, the availability of parking spaces (β = 2,135.67, p = 0.076) and proximity to green spaces and parks (β = 2,518.55, p = 0.058) positively influenced property prices at the 10% significance level. Qualitative findings further indicated that neighborhood amenities play a critical role in enhancing customer satisfaction and increasing property values. The study concludes that neighborhood amenities are important determinants of real estate property values in Addis Ababa. Therefore, real estate developers should prioritize the provision and accessibility of key amenities to enhance property values, improve buyer satisfaction, and attract potential customers.Item Economic Impacts and Challenges of Parking System in Addis Ababa City, Ethiopia: Evidence from Addisu Gebeya to Qidus Giorgies Church Corridor(Addis Ababa University, 2026-06-01) Samuel Tadesse; Dagnachew AdugnaUnmanaged parking in rapidly motorizing African cities generates compounding economic, mobility, and governance costs. In Addis Ababa, formal parking supply meets fewer than 40 percent of commercial corridor demand, yet corridor-specific empirical evidence linking parking system failures to measurable economic impacts remains absent from the literature. The study assessed parking supply adequacy and spatial distribution, evaluated parking management effectiveness and institutional coordination, and identified the economic im pacts of the existing parking system along the Addisu Gebeya-Qidus Giorgis Church corri dor, Arada and Gulele Sub-city. sequential explanatory mixed-methods design was em ployed. Data were collected from 180 questionnaire respondents across six stakeholder groups, supplemented by key informant interviews (n = 12), focus group discussions (n = 3), a parking inventory and occupancy survey, travel time delay measurements, and GIS spatial analysis. Analytical techniques included descriptive statistics, one-way ANOVA with Tukey HSD post-hoc tests, and binary logistic regression. Formal parking supply met less than 25 percent of peak demand, with occupancy reaching 94 percent during peak periods. Binary logistic regression identified parking inadequacy (OR = 2.51), fee avoidance (OR = 2.03), and congestion perception (OR = 1.79) as significant predictors of illegal parking. Peak hour travel times exceeded free-flow conditions by 177 percent, generating an estimated an nual delay cost of 1,910 ETB per commuter. Over 83 percent of business owners reported parking-related business constraints, and institutional fragmentation across three agencies was the principal governance barrier.Parking system failure on the corridor is driven by structural supply inadequacy, governance fragmentation, and absent demand management mechanisms, collectively imposing significant economic and accessibility costs on all corri dor users vidence-based interventions are required, including a Corridor Parking Coordi nation Committee, multi-story off-street parking, occupancy-responsive pricing, shared parking districts, and parking by-law reform. The mixed-methods corridor-level framework developed here is replicable across high-intensity urban corridors in the Global South.Item The Challenges of Urban Land Administration in the Modern Digital Cadaster: The Case of Sebeta Town(Addis Ababa University, 2026-03-01) Rebira Abdi; Birhanu GirmaAs secondary cities in Ethiopia undergo rapid urbanization and industrialization, the transition from manual to digital land administration has become a priority. This study investigates the challenges and prospects of implementing a modern digital cadastral system, specifically the Integrated Urban Land Information System (IULIS), in Sebata Town, Oromia. The primary goal was to evaluate the performance of the digital cadaster in terms of service delivery and transparency, identify the institutional and technical factors hindering full implementation, and propose a framework for a more reliable and inclusive system. The research employed a mixed methods approach, utilizing a descriptive and explanatory survey design. Data were collected from a sample of 350 respondents using structured questionnaires, complemented by qualitative interviews with land administration officials. Data analysis involved descriptive statistics (Likert scale frequencies) and inferential statistics (Multiple Linear Regression) processed via SPSS. The findings reveal a Techno-Institutional Mismatch. While 46.5% of respondents noted improved information access, the system suffers from significant bottlenecks. Multiple linear regression identified the Absence of Clear Guidelines (beta = -0.120, p < 0.05) and Lack of Skilled Labor Force (p = 0.000) as the strongest predictors of implementation failure. Furthermore, the study identified a significant socio-economic disparity, with only 25.5% of low income respondents holding digital certificates compared to over 76% of high-income earners. Major implementation challenges include a lack of transparency (ranked #1), the poor quality of migrated analog documents (58.3% dissatisfaction), and persistent broker influence. The study concludes that digitalizing land records is not a purely technical task but an institutional one. To improve implementation, the Sebeta Land Management Office must prioritize the standardization of operational guidelines, invest in GIS-certified human capital, and adopt pro-poor registration subsidies. Successful implementation depends on transitioning from a software-first approach to a capacity-first strategy to ensure tenure security for all urban residents.Item Peri-Urban Land Conflicts in Tigray National Regional State: Analysis of the Practice through Explicit Analytical Frameworks in Mekelle City, Tigray Region, Ethiopia(Addis Ababa University, 2026-03-01) Negash Araya; Birhanu GirmaPeri-urban land conflict is influenced by a number of elements which was resulted in urban sprawling. The objective of this study is to investigate the dynamics of peri-urban land conflict in Mekelle City, Ethiopia. While peri-urban land conflict is increasingly acknowledged in both academic literature and policy discourse, much of the existing research tends to highly emphasize isolated themes such as compensation, resettlement, and tenure insecurity rather than peri-urban land conflicts. There is still much to learn about how the connections of public interest demands, governance outlines, and legal uncertainties generate complex land conflict ecologies. In this study, qualitative and quantitative approaches were used to answer research questions. Besides, data from the city's property auction catalogue, focus groups with expropriated farmers, key informant interviews with pertinent specialists and administrators, household surveys of expropriated and non-expropriated target households, field observation, and investigation of lawful documents were the specific methods used to answer the enquiries of the study. The findings show that farmers mainly divide their land illegally for speculative and private land tenancy intentions, which results in unhinged livelihoods, insufficient compensation, declining landholdings, and disengagement from urban development progressions. Furthermore, a larger network of unofficial land transactions has emerged, which was supported by government organizations and public servants in addition to farmers and brokers. This is a reflection of organizational problems with land governance brought on by political exploitation of land-based resources, legal ambiguity, and a lack of institutional accountability. However, the state has not carried out its constitutional obligation to manage land for the benefit of the public. Moreover, the government has undercut the ideals of equitable development and the rule of law, twisted the perception of public interest to benefit elites, and contributed to the marginalization of peri urban villages Lastly, the study comes out to the conclusion that the government has transferred important duties, such as home provision, into already vulnerable peri-urban households while violating both collective and individual land rights over communal land and long-term revenue potentiality, respectively. Future studies should look into how participatory planning methods were implemented?, the strangeness of legal frameworks for co-ownership, the way of decentralized governance might change peri-urban land governance and methods of promoting more inclusive urban development strategies in rapidly urbanizing regions.Item Climate-Resilient Environmental Planning in the Awash River Basin, Ethiopia: A Geospatial Assessment of Environmental Change, Flood Hazard, and Nature – Based Solutions(Addis Ababa University, 2026-06-01) Abayneh Tilahun; Ephrem Gebremariam; Hayal DestaFlooding is a major environmental factor in the Awash River Basin (AWB) which is accredited by a concerted transformation of land-use change with climatic variability, topographical landscape, and soil degradation. The current dissertation has attempted to outline the flood prone area of the basin using the GIS and remote sensing as well as understand the etiology and the effects of floods, the dynamics of climatic changes, the future losses of the soil and prescribe some sustainable nature based methods of mitigation. The analysis of climatic trend by non-parametric techniques has shown that there is a remarkable reduction in annual and seasonal precipitation over the last forty years including the fact that temperatures are characterized by their continuously increasing pattern especially during spring and autumn. The decrease in vegetation cover and rise in surface temperatures are supported by satellite-based NDVI and land-surface temperature, thus worsening the situation of hydrological extremes. The long-term period in the range of 1990 to 2020 covering land-use and land-cover change (LULCC) show strong increment in the extent of the urban (by 160%), agricultural land (15%) and wetland areas, which are accompanied by considerable declines in bare land area and deep water bodies, which is mainly explained by the high population growth in the period. Such changes have altered surface runoffs pattern and vulnerability to flood significantly. The map of flood hazard susceptibility prepared with the help of multi-criteria decision-analysis framework which considers the elevation, slope, drainage density, precipitation, soil type, riverine proximity, and LULCC reveals that over half of the basin is at high to medium risk of floods, with the model validated by ROC-AUC evaluation. A soil erosion evaluation using the Universal Soil Loss Equation (USLE) indicates the strong spatial variability in soil erosion and subsidiary of sediment transportation with the majority of the erosive activity taking place in the upper basin areas thus highlighting the significance of land-management measures and rainfall erosivity. Lastly, suitability mapping of nature-based solutions reveals that vast areas (38%) of the basin are highly to extremely appropriate to interventions like afforestation, wetland restoration as well as sustainable land management. In general, it could be concluded that the findings offer a unified scientific foundation of the flood risk mitigation, soil protection, and nature based climate-resilient planning in the Awash River Basin as a means of sustainable development and informed decision-making.Item Assessment of Urban Redevelopment Practices in Hossanna City, Central Ethiopia: The Case of Sefere Selam Local Development Plan(Addis Ababa University, 2026-05-01) Mulugeta Adem; Berhanu WoldetensaeUrban redevelopment is an intervention tool supposed to make cities better places economically, socially and environmental to live and to work for the dwellers, business men and tourists. However, in Ethiopian secondary cities it often does not work as planned. This study assesses the preparation and implementation of urban redevelopment in Hossanna City, using the Sefere Selam Local Development Plan (LDP) as a case study. Employing a mixed-methods approach, the research triangulates data from household respondent surveys, key informant interviews, municipal document reviews, and systematic field observations. The findings reveal that the planning team does not strictly applied the planning principles stated in the national NDP manuals in the issues of site selection criteria, area coverage and public participation. As a result only about one-third of planned interventions have been implemented after six year. The main reason is not lack of finance alone, but problems that rooted during plan preparation and implementation. The project area was made too large nearly ten times the national standard for inner-city redevelopment. The planning area covered three kebeles instead of one, crates coordination difficulties. The planning team composition had not incorporated urban designers, economists, or sociologists. The approval process skipped public consultation, independent review, and legal authorization. Implementation became selective and unfair: public open spaces were leased to developers, housing redevelopment reached only a small fraction of targets, and most displaced kebele renters were never consulted about development preference. Significantly, the analysis detects the primary obstacle of plan implementation are financial constraints, institutional void, lack of a legally authorized implementation agency and the least level of /tokenistic participation approach overturn technically sound plans. As a result of this, the study reveals that technically sound plan cannot substitute the institutional voids and procedural segregation. The study suggesting the establishment of a dedicated redevelopment implementation agency diversified financing systems, institutionalized stakeholders participation structure and strict compliance with national site-selection maximum limits. By tracing the causal pathway from planning overreach to implementation stagnation, this research provides actionable policy guidance for municipal authorities and expands the empirical literature on Ethiopian secondary city redevelopmentItem Modelling Determining Factors of Private Residential House Rental Values Using a Hedonic Pricing Model: The case of Lemi Kura Woreda 10, Addis Ababa(Addis Ababa University, 2026-06-01) Elsa Abdissa; Teshome TeferaIn the Lemi Kura Woreda 10 of Addis Ababa city, the tenants are not clear in determining the rental value of the properties as the market condition, demand, and preference change over time. The purpose of this study, therefore, was to analyze the determinant factors of the rental value for the private residential house in Addis Ababa and the Lemi Kura Woreda 10 in particular. To undertake the study both qualitative and quantitative approach was used. The target population for the study was private residential properties from which 131 samples were selected. Questionnaires, interviews, focused group discussions, and observation were used for collecting data for the study. Relative importance index and multiple regression analysis were used for analyzing the quantitative data and descriptive analysis was used for qualitative data. The result of the study revealed that the amount of rental value of the properties was solely dependent on the determinant variables. Determinant variables such as proximity road, finishing materials of the properties, floor area, and architectural style were found significant. Besides, the study recommended for the need of upgrading systems for accessing information, attention by the government for the uncontrollable rental increase, revision of housing policy and infrastructure development by the government.Item Micro-Housing as Alternative For Urban Housing Shortages: The Case of Lideta Subcity, Addis Ababa Ethiopia(Addis Ababa University, 2026-06-01) Yetimwerk Abebe; Asfaw MohamedIn developing countries, micro-housing has emerged as a critical strategy to optimize scarce urban land and provide dignified shelter for rapidly growing low-income populations. Urban housing shortages in Addis Ababa have intensified due to rapid population growth, limited land availability, and inadequate affordable housing supply. Despite its global promise, empirical evidence on its socio-spatial viability and regulatory feasibility in African urban contexts remains critically underexplored. This study investigates the potential of micro-housing compact, efficiently designed residential units as a viable alternative for low-income residents in Lideta Sub-City. Using mixed methods data from 138 micro-housing residents and supplementary insights from institutional stakeholders, the research examines current housing conditions, user satisfaction, socioeconomic impacts, and implementation barriers. Findings indicate that prior housing conditions were widely characterized by severe spatial constraints, inadequate amenities and financial strain whereas transitioning to micro-housing yielded marked improvements in perceived housing yielded marked improvements in perceived housing quality, access to essential services and overall socioeconomic stability. Residents consistently recognized micro-housing as a contextually appropriate and economically viable solution for low-income households. However, broader adoption remains constrained by limited access to housing finance, out dated regulatory frameworks a persistent cultural misconception regarding compact living. To overcome these constraints, municipal authorities should revise building codes to formally recognize compact unit typologies and streamline approval process for high density developments near transit corridors. Concurrently, financial institutions and government agencies must collaborate to develop alternative credit assessment mechanisms and inclusive financing models that accommodate informal earners. Finally targeted public awareness campaigns and participatory design initiatives should be implemented to reframe micro-housing as a sustainable urban living model and foster broader community acceptance. This study concludes that micro-housing represents a highly promising, demand driven strategy for addressing Addis Ababa’s housing defect, provided it is supported by adaptive policy frameworks and cross sector collaboration. Ultimately, this research contributes a localized, evidence-based framework for integrating compact housing into mainstream urban development policies across rapidly urbanizing African cities.Item Assessing Urban Design Practices and the Implementation Challenges of Urban Design Megaprojects in Addis Ababa, Ethiopia(Addis Ababa University, 2026-02-01) Muse Hayelemskel; Wondwossen DebebeUrban design megaprojects in rapidly urbanizing cities often face urban design practice challenges that undermine their effectiveness, legitimacy, and social sustainability. In Addis Ababa, recent government led urban design megaprojects initiated in 2019, particularly the Shegern Maswab initiative, have raised concerns regarding prevailing urban design practices and implementation processes. This study assesses urban design practices and the implementation challenges of selected urban design megaprojects in Addis Ababa, Ethiopia. Using a case study method, the research integrates document review, semi-structured stakeholder interviews, field observations, survey data to capturing resident perceptions and outcomes of urban design interventions. The findings reveal systemic procedural weaknesses, including the commencement of construction prior to the completion of design documentation, politically driven time pressures, frequent on-site design modifications, and deviations from approved specifications and the Structural Plan, which collectively undermine spatial coherence, construction quality, and regulatory compliance. Public participation is largely symbolic and consultative, limiting stakeholder influence and resulting in persistent misalignment between design intentions and local needs. Additional challenges include weak inter agency coordination, unclear project parameters, limited involvement of design professionals, regulatory gaps, political intervention to the professions, and the uncritical adoption of foreign design models without adequate contextual adaptation. In some cases, these processes have contributed to resident displacement, and the erosion of place based social networks. While strong political commitment and centralized supervision have ensured project delivery on time, the study concludes that current urban design practices require substantial recalibration. Strengthening participatory governance, improving regulatory compliance, and enhancing professional engagement either through the development of a holistic locally grounded urban design practice manual or, at a minimum, through stricter adherence to existing planning and design regulations are essential to achieving socially inclusive, coherent, and sustainable urban megaprojects in Addis Ababa.Item Assessing Economic Value of The Emerging Trend of Constructing High-Rise Headquarters by Ethiopian Banks(Addis Ababa University, 2025-12-01) Gemechis Fekadu; Eyasu KumeraEthiopian banks are increasingly shaping Addis Ababa’s skyline through the construction of high-rise headquarters. This thesis examines the economic value of constructing high-rise headquarters by Ethiopian banks focusing on three areas: the contribution of bank headquarters to the local economy, the efficiency and cost-effectiveness of such investments, and their comparison with other commercial high-rises in the city. Using a mixed-method approach that combines surveys, interviews, and cost–benefit analysis, the study finds that these investments generate notable economic benefits for the local economy. They create jobs during construction and operation, stimulate local procurement, increase tax contributions, and enhance the city’s real estate market. Beyond their financial impact, they also strengthen banks’ visibility, prestige, and customer trust. According to the findings of the study, the efficiency and cost-effectiveness of high-rise bank headquarters investment appear to be generally satisfactory. However, the research also uncovers risks that these investments may not always yield the most efficient returns compared to other investments. When compared with other commercial developments, bank headquarters stand out as symbols of institutional strength, as drivers of urban transformation, and as more valuable in the market. Overall, the study suggests that while these projects carry real economic and symbolic value, banks must balance their desire for landmark buildings with strategies that ensure long-term financial sustainability and broader economic contribution.Item Impact of Urbanization and Land Use Changes on Urban Pluvial Flooding in Addis Ababa: A Spatial Analysis(Addis Ababa University, 2025-10-01) Nebil Muhidin; Solomon BentiRapid urbanization in Addis Ababa has intensified urban pluvial flood risks by altering the land use and increasing the imperviousness hence overwhelming the existing stormwater drainage systems. This study seeks to address these challenges by mapping areas of the city susceptible to pluvial flooding, examining how land use changes increase surface impermeability and flood risk, and evaluating the effectiveness of current stormwater management practices. To achieve this, the study employs Analytic Hierarchy Process (AHP) with pairwise comparisons to determine the relative weights of eight flood-influencing factors: rainfall, slope, drainage density, elevation, land use/land cover, Normalized Difference Vegetation Index (NDVI), Topographic Wetness Index (TWI), and road proximity integrated with GIS mapping. Remote sensing and aerial photography are utilized to assess land use and land cover transformation between the years 2005-2025, whereas Hydrologic Engineering Center-River Analysis System (HEC-RAS) was utilized to simulate water accumulation and flow pattern. The findings reveal that over 55% of the city (237.28 km²) is very highly to highly vulnerable to pluvial flooding, predominantly in central flat areas that are characterized by dense infrastructure and urbanization. Built-up areas expanded from 42.5% in 2005 to 62.6% in 2025, leading to an increase in runoff from 0.54M to 1.03M m³/day as estimated using the SCS-CN method. The study further identified significant constraints within the current stormwater management system including clogged drains, poor maintenance, and lack of institutional coordination. Based on these findings, the study recommends upgrading and maintaining drainage infrastructure, correcting low-lying sag points, reconfiguring drainage networks, promoting green infrastructure, enforcing land-use regulations, and applying advanced modeling and technology. Overall, this research provides a spatial basis for prioritizing infrastructure improvements and incorporating nature-based solutions, offering a mechanism of enabling Addis Ababa to minimize the danger of pluvial flooding in the context of population growth and climate change.Item Measuring The Effect of Public Space on Property Value: A Hedonic Pricing & Multi-Attribute Analysis in Addis Ababa, Sheger Park’s Friendship Square(Addis Ababa University, 2026-01-01) Fehim Seid; Amha ErmiasUrban public spaces and recreational areas are vital components of city life, providing environmental, economic, and social benefits. They act as "green lungs," enhancing air quality, offering recreational opportunities, and adding aesthetic value to urban environments. In Addis Ababa, however, urban development has historically neglected the importance of such spaces, often resulting in their reduction or complete loss. This neglect has had adverse environmental, economic, and social consequences. Moreover, the direct economic value of green amenities is rarely quantified in monetary terms, and empirical studies on urban green amenity valuation in developing countries, including Ethiopia, remain limited. This study focuses on the economic valuation of public spaces, with particular emphasis on Sheger Park and its surrounding water features in Arada Sub-city, Addis Ababa. It examines how proximity to these public spaces influences residential property values, including both sales and rental prices. The study employs the Hedonic Pricing Method (HPM) to analyze the impact of key environmental attributes, such as distance to Sheger Park and views of the park or artificial lakes, on property values. The regression results indicate that both homebuyers and renters are willing to pay a premium for properties located near public spaces or those with scenic views. Specifically, the value of owner-occupied houses increases by approximately 183,359.2 ETB for every 100-meter reduction in distance to Sheger Park. The model explains 64% of the variation in residential property prices (R² = 0.64), indicating a good model fit, while the remaining 36% is attributed to other unobserved factors. The 95% confidence interval for the distance coefficient ranges from −137,608.8 ETB to 370,890.3 ETB, suggesting that property prices increase within this range for every 100-meter decrease in distance to the park. Similarly, rental properties located closer to public spaces exhibit a statistically significant increase in value. These findings confirm that public spaces, such as parks and lakes, are critical amenities influencing housing prices in Arada Sub-city. This indicates that residents are willing to pay for green amenities in their neighborhood. Incorporating green amenities in designing urban residential areas and real estate developments can provide premium benefits to investors. Despite the clear demand for public spaces in Addis Ababa, their availability remains limited, making them highly sought after. The economic benefits estimated in this study highlight the importance of incorporating such spaces into urban design and land use planning. However, the redevelopment of Sheger Park has also triggered gentrification, displacing over 800 households to the city outskirts. This displacement has disrupted social ties, destabilized livelihoods, and caused psychological distress for affected families. The study concludes by emphasizing the need for a balanced approach to urban development that recognizes the value of public spaces while minimizing the negative impacts of gentrification. Policymakers must prioritize inclusive planning strategies that address the needs of displaced residents and ensure equitable access to urban amenities.Item Institutional Level Land Use Land Cover Green Infrastructure Assessment Asameant for Storm Water Run off Management:A Case Study of Addis Ababa Nuniversity Sidist-Killo Main Campus(Addis Ababa University, 2025-06-01) Mandefro Berihun; Dagnachew adugnaThe rising population the need for living facilities, prompting the development of essential infrastructure such as roads, buildings, parking areas that increases the imperviousness of the surfaces. Increase impervious surfaces and the presence of inefficient drainage systems significantly intensify the volume of storm water runoff, leading to frequent flooding and limit the ability of stormwater to infiltrate the ground. This situation not only heightens the risk of flooding but also exacerbates water pollution. In response, Green Infrastructure (GI) has become a sustainable and effective approach for managing urban storm water by reducing runoff flow rates, retaining excess water, and enhancing groundwater recharge. The study areas have encountered problems of aging of infrastructure and inadequacy of drainage line outlet points. This thesis aims to constructively explore the spatial distribution of areas within the study areas of Addis Ababa university sidist kilo main campus and assess the potential of green infrastructure to mitigate stormwater runoff volume. Descriptive analysis method was used by leveraging both quantitative and qualitative methods, assessed the potentials of green infrastructure for stormwater runoff management. Graphs, maps, and tables were used to show the extent of development and the special arrangements. Using the rainfall data acquired from metrological agency for the maximum rainfall intensity and obtain the total runoff volume for the maximum generation of stormwater runoff with in the study areas. The green infrastructure covers approximately 49.81% of the total land use in the study area, demonstrating a significant contribution to stormwater runoff conservation and reduction. The development of infrastructure and the changes made at three different years 2012, 2017 and 2022 G.C shows the changes in land use land cover and GIS software were used for classification. The result depicts that the implementation of green infrastructure with in the study areas have positively impacted for the reduction of the volume of stormwater runoff; and has enhanced the capacity of existing stormwater drainage points, ensuring their adequacy. In conclusion, the proactive development of green infrastructure has demonstrated significant effectiveness in reducing stormwater runoff volume. This initiative not only contributes to improved drainage and flood prevention but also fosters a healthier environment, highlighting the importance of sustainable practices in urban planning. Keywords: Green infrastructure; stormwater management, stormwater runoff, impervious surfaces, Addis Ababa UniversityItem Assessment of Structure Plan Violations and Mitigation Strategies in Nifas Silk Lafto Sub-City, Addis Ababa(Addis Ababa University, 2025-06-01) Zelalem Tamru; Berhanu WoldetensaeAddis Ababa has been experiencing rapid urbanization that has profound impact leading to structure plan violations that undermine the envisaged city’s development. Nifas Silk Lafto Sub-City, as one of the expansion area has been facing such viloations and related challenges such as unauthorized land use changes, encroachment on green areas, noncompliance with building height regulations, and obstruction of road rights-of-way. These violations reflect weak governance and socio-economic pressures that compromise the city’s structural plan and long-term livability. This study assessed the extent, causes, and impacts of such violations, and explored possible mitigation strategies. A mixed-methods design was applied, combining descriptive surveys with qualitative and quantitative approaches. Data were gathered from 120 respondents through questionnaires, interviews, and field observations, supplemented by secondary sources. It used analytical tools that included frequency distributions, percentages, tables, charts, and spatial mapping. The findings indicate that rapidurbanization, population pressure, weak institutional capacity, and corruption are the main drivers of plan violations. Some of the outcomes include shrinkages in green space coverage, reduction in right-of-way spacxe and violstions of the building height regulations. It is then recommended to strengthen institutional and legal frameworks, enhance enforcement mechanisms, and apply technological tools such as GIS and other applicable monitoring tools. monitoring. Moreover the promotion of community participation, awareness campaigns, and transparent governance are also beneficial in mitigating plan violations. KeyWords: Land use violation, Building height violation, Road plan violation, Green area encroachment.Item Spatial Dynamics and Morphological Relations in the Emergence of Urban Forms in Dire Dawa(Addis Ababa University, 2024-09-01) Samuel Asfaw Zelelew; Zegeye Cherenet MamoThis dissertation delves into the morphogenesis of Ethiopian cities, focusing on Dire Dawa. Leveraging Conzen's morphological evolutionary technique, the study conducts a meticulous physical examination of Dire Dawa's morphology, augmented by maps and detailed interviews to reconstruct its early spatial organization. Exploring the sustainability of land-use transformations, the research scrutinizes consequences of formal and organic planning interventions. Analyzing land-use mix and open space ratio across six cases from three morphological periods, a declining trend in mixed-land use intensity is observed, particularly at the plot scale. Moreover, a shift from the historic core to the periphery correlates with reduced mixed-land use intensity at the neighborhood level, emphasizing challenges in maintaining sustainable urban form. To address this, integration of principles from organic development and formal planning is advocated, emphasizing the importance of balanced mix of uses. Furthermore, the study investigates spatial transformation events and emergent urban forms in Dire Dawa, examining interplay between formal planning intervention and spontaneous developments. Utilizing Spacematrix software, the research identifies dominance of point-type low-rise developments in organically developed areas, contrasting with prevalence of block-type low-rise and mid-rise forms in plan-driven developments. Rising trends in floor space index and spatial coverage patterns indicate growing concern for space efficiency and sustainable development, particularly in outlying areas. However, density of street network in organically developed portions surpasses formally planned areas, highlighting relevance of organic development concepts. Lastly, the dissertation examines correlation between street width and land use patterns, elucidating impact of street hierarchy on land use intensity across different developmental periods. Utilizing mixed-methods case study design, four land use categories are identified and their relationship with street width evaluated. Findings underscore variability of this connection based on morphological periods and urban planning interventions, advocating for well-designed land use policies accommodating both formal and informal developments. Keywords: Morphological evolution, Urban morphology, Sustainability, Land-use transformation, Spatial dynamics, Street hierarchy, Dire Dawa, Ethiopia.Item Analysis of Land Use /Land Cover Dynamics In Relation to Urban Expansion: The Case of Hawassa City, Ethiopia(Addis Ababa University, 2025-04-01) Mefekir Woldegebriel Tessema; Birhanu Girma AbebeLand Use and Land Cover Changes (LULC) are some of the worldwide factors that have the most impact on city growth. This study examines land use and land cover changes in relation to urban expansion in Hawassa City. The objectives of the study include quantifying land use and land cover changes over three decades, examining public perception on urban green infrastructure and land use management, physical and socio-economic driving forces of land use and land cover change, and identifying challenges of urban land management. The data were collected through questionnaires, interviews, and key interviews. Finally, the data were analyzed in different ways, using figures and tables, for example. Descriptive and econometric models were also used to analyze the data and probit regression models were used to investigate the impact of urban expansion on the livelihood of displaced farmers in the surrounding area. The study used multi-spectral satellite images from 1990 and 2020, and employed packages like QGIS version 3.2, ArcGIS 10.3, ENVI 4.2, and ERDAS Imagine 2013 for image classification. Descriptive and econometric analyses were used to analyze both quantitative and qualitative data using SPSS version 25. Multivariate analysis of variance indicated that the effect of urban expansion on the combined dependent variables, namely, on land use, socioeconomic activities, culture, and environmental change, is statistically significant F(8, 616) =12.704, p = 0.000, Wilk’s Lambda (λ) = .737, partial eta squared(partial η2) = 0.142, observed power = 1.000. Comparatively, the area covered by farmland, built-up areas, and bushland increased from 19.46% to 26.51%, 11.97% to 18.71%, and 3.07% to 4.51%, respectively. Hawassa City has developed very rapidly, growing from a surface coverage of 4.98 km2 in the 1983s to built-up area coverage of around 48.29 km2 in 2018. The mean score for the level of social relationship and values after land expropriation was 1.7 moderate, with a standard deviation of 0.852 in comparison with the mean score for the level of social relationship and values before land expropriation, which was 3.21 high, with a standard deviation of 0.79. There isn’t much of a difference between them in the second category, where the lease price was increased from the starting price by (457%) from 2015 to 2016. The f-statics or f-ratio were 91.656 and the sign value of highly significant as (p=.000 Keywords: Change detection, Green Infrastructure, Land Use/ Land Cover, Informal Settlement, Probit model, Urban Expansion.Item Assessment of Road Project Delay Factors: in the Case of Addis Ababa(Addis Ababa University, 2025-06-01) Yared Alemu; Dagnachew AdugnaRoad construction is a vital component of national development, particularly in rapidly urbanizing cities such as Addis Ababa. Despite ongoing infrastructure investments, persistent delays in project execution continue to undermine economic efficiency and public service delivery. This study investigates the key factors contributing to delays in road construction projects under the Addis Ababa City Roads Authority (AACRA) and proposes strategies to mitigate them. A quantitative research approach was employed, using structured questionnaires administered to 104 professionals from client organizations, consulting firms, and contracting companies. The collected data were analyzed using the Relative Importance Index (RII) to rank delay factors based on stakeholder perception. The findings reveal that the most significant causes of delay include delayed utility relocation's, price escalation of construction materials, prolonged land compensation processes, foreign currency shortages, and poor contractor management. Other notable factors include inadequate supervision, delayed design approvals, and shortages of materials and equipment. Based on these results, the study recommends: (1) enhancing inter-agency coordination to streamline utility relocation and land compensation processes; (2) improving contractor prequalification and performance monitoring; and (3) establishing reliable financing and foreign currency allocation mechanisms. The study contributes valuable insights for policymakers, project managers, and stakeholders aiming to improve the efficiency and timeliness of urban infrastructure delivery in Addis Ababa. Keywords: Road construction delays, project management, urban infrastructure, Addis Ababa City Roads Authority (AACRA), Relative Importance Index (RII)Item practice and Defiance of Urban Land Administration: An Empirical Study in the Case of Lami- Kura Sub City(Addis Ababa University, 2025-02-01) Tsegaye Mulugeta; Birhanu GirmaReducing poverty and attaining sustainable development depend heavily on effective land administration. Consequently, an effective urban land delivery system relays on sound governance in land management. The objective of this study was to evaluate the Lami-Kura Sub city's urban land administration practice and defiance. A concurrent nested design was used in this research. 392 stakeholders provided information via questionnaires. Additionally, interviews were done with officeholders who were specifically chosen. The mean, standard deviation, Pearson correlation, case study and logistic regression were used to display the data analysis results and show how the independent and dependent variables related to one another. The major findings demonstrated that participation, responsiveness, accountability, transparency, equity, efficiency, and effectiveness all components of good urban land administration are not being applied correctly. Insufficient funding, a shortage of qualified human resources, lack of dedication, unclear rules and regulations, budget shortage, and rent-seeking manner are the main barriers to effective urban land management. As a result, citizens are unhappy with the way the urban land administration system is implemented. Therefore, the government ought to reevaluate and bolstering urban land institutions. Lastly, strengthening the land management institutions' capabilities, establishing a clear definition of the purpose, mandate, and coordination of the various stakeholders and departments that are involved in the land management process were recommended for the local stakeholders Keywords: Municipal land; Land administration; Challenges; Practices; Lemi-Kura, EthiopiaItem Assessment of the Impacts of Transit-oriented Development on Light Rail Transit: The Case of Addis Ababa Light Transit(Addis Ababa University, 2024-02-01) Sahlit Girma Siyum; Berhanu WoldetensaeThis research aims to probe the impact of transit-oriented development (TOD) on light rail transit efficiency at selected Addis Ababa Light Rail Transit (AALRT) stations (Ayat, CMC, Megenagna, and Mexico Stations). It studied the integration of transit-oriented development principle (density, diversity, design, and destination accessibility) into the AALRT, the impact of integrating TOD into AALRT on the ridership pattern or passengers flow, and a lesson from successful implementation of TOD on other cities. Both quantitative and qualitative research approach used to conduct this research. Likewise, both primary and secondary data source was used for this particular research. Observation and spatial analysis (GIS) used to generate the existing land use and road network map for the selected stations and the TOD principles were calculated using different formulas based on the existing land use and road network maps. Counting of sold tickets at peak hours, data from AALRT transport department, and structured interview was used to determine passengers flow at peak hours, average daily passengers, and passengers flow within the TOD influence zone respectively. Through a literature review, different cities’ successful TOD implementation experiences were studied. Purposive and availability sampling were used to choose an AALRT station to study and to determine passenger flow at peak hours. Spatial multi criteria analysis and SPSS were used to analyze the TOD index and the relation between the TOD index and passenger flow. The research found that Ayat station is with better integration of TOD and Mexico station is with least TOD integration or TOD index. With high TOD index at all selected station within 800-meters TOD influence zone, the research concluded that TOD principle is more integrated within the 800-meters TOD influence zone than within 400-meters TOD influence zone. The passenger flow both daily passenger and passengers flow at peak hours has direct relation with the TOD index. Ayat station has the highest passenger flow daily and at peak hours correspondingly highest TOD index value. The passenger flow at peak hours doesn’t not affect by the distance to transit as the result demonstrate that majority of the trip is generated outside of the TOD influence zone. It shows that a dearth of affordable house within the TOD influence zone. Key words: Addis Ababa Light Rail Transit, Transit-oriented development principles, Passengers flow, TOD index, AALRT EfficiencyItem Assessment of Factors Influencing Customer Satisfaction in Anbessa Public Bus Transport Enterprise (Apte): The Case of three Routes in Addis Ababa(Addis Ababa University, 2025-05-01) Tsegereda Tilahun; Berhanu WoldetensaeThis study was conducted with the main objective of assessment of factors influencing customer satisfaction in Anbessa public bus transport enterprise: by taking example on three routes in Addis Ababa. In order to address the stated objective, the researcher applied mixed research approach. And also, the researcher used descriptive research design. The main data collection instruments were both primary and secondary sources. The researcher was taken 91 of the 102 people from the 17 sample vehicles traveled through three routes (number 03, 51 &90) for data collection and some respondents through purposive sampling methods for interview. Based on the study findings, it is concluded that a significant and a positive relationship exists between the bus reliability, frequency, affordability, safety and customer satisfaction in the three routes. In the study area, the customers Anbessa public transport was not satisfied as they expected with the bus reliability, frequency, affordability, safety and the buses condition. This means customers perceived that service delivery of Anbessa bus transport did not meet their expectations. Finally, to make the Anbessa public bus transport service more reliable, improve bus service frequency city, increase the safety and to enhance its customer satisfaction, the researcher recommended that the Enterprise (city transport authority) should increase the frequency of the vehicles, introduce of dedicated bus lanes, increased seating capacity, to make the service more affordable and satisfy the authority should be implemented for all routes at different distances, the government should monitor the fare prices of Anbessa public bus, enhance the condition of the Anbessa public bus transport, the bus physical facilities, equipment, and cleanness of buses and appearance of personnel, improve modern technology should be improved. Key Words: Anbassa Bus, Customer Satisfaction, Public Transport, reliability, frequency, Affordability, Safety.