Amman Master Plan
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High Rise Towers: An Integral Part of Amman’s Urban Landscape
Omar Maani Mayor of Amman February 18, 2007
Agenda
Our Vision for Amman and Tower Developments
Our Approach: An Interim Growth Strategy
The High Density Mixed Use (HDMU) Development Areas
Urban Design Principles and Development Controls
The HDMU Concept Plans
The HDMU Planning Regime
Next Steps
Municipality of Greater Amman
The Vision
HM King Abdullah II’s Vision
“To achieve the optimum balance of healthy growth and quality living, flourishing expansion and organized districts, 21st century conveniences and traditional character, we must embark on a serious and comprehensive project of city planning for Amman”
Municipality of Greater Amman
Our Vision and Aspirations Vision:
Aspirations:
A liveable city is an organized city….with a soul
To develop Amman into: A Green & Pedestrian City A City built to a Human Scale A Heritage City An Inclusive & Multi-Cultural City A Peaceful, Hospitable & Proud City A Modern & Smart City An Efficient City An Entrepreneurial City A Sustainable & Environmentally Friendly City
Municipality of Greater Amman
A New Metropolitan Amman
Old GAM: 680 sq. km. Phase 1: Phase 2:
+700 sq km +300 sq km
Metro Amman: 1,680 sq. km.
Municipality of Greater Amman
Our Planning Program: Three Levels Metro Growth Strategy: Entire Amman Metropolis identifying growth centers, corridors & policies (Dec 2007)
Note: map is a schematic representation
Municipality of Greater Amman
Three Planning Levels Metro Growth Strategy: Entire Amman Metropolis identifying growth centers Growth Area Master Plans: Detailed Master Plans for growth centers
Intensification Plans: For selected corridors and sites across the city
Land Use Planning Note: map is a schematic representation Transportation Plan Open Space
Municipality of Greater Amman
Heritage and Culture
Our Planning Program: Three Levels Metro Growth Strategy: Entire Amman Metropolis identifying growth centers Growth Area Master Plans: Detailed Master Plans for growth centers
Intensification Plans: For selected corridors and sites across the city (May 30th)
Note: map is a schematic representation
Municipality of Greater Amman
A Participatory – Community-Based Approach Many Stakeholders: City Council Citizens, Civil Society & NGO’s Business Community, including Investors & Utilities GAM Employees Central Government Agencies National Political Leadership Professional Associations Neighboring Municipalities International Donors
Municipality of Greater Amman
Current Situation with Towers Cumulative Impact of proposed Towers on Zahran is Gridlock
thGAM has over 40 applications 7 6th for ‘Towers’ ranging from 15 - 60 Traffic storeysOptimal in height
5th
4th
3rd
2nd
Acceptable Traffic
Critical We had noTraffic plan to accommodate Gridlock Traffic 5TH Circle Towers
Collectively, the projects would have had major negative impact on
the existing, predominantly four-storey, urban form and character of Amman
the infrastructure and transportation system
Municipality of Greater Amman
Tower Developments Fit with Our Vision Towers are an essential component of thriving, modern cities, they:
encourage intensification of growth rather than sprawl
represent smart growth
address real and emerging market demands and meets the interest of investors
We can Partner with Tower Investors to achieve Our Vision
Municipality of Greater Amman
How We Have Responded Vision HDMU Policies Modern Tower Regulations Development Guidelines Institutional Capacity One-Stop-Shop
Municipality of Greater Amman
Our Approach: An Interim Growth Strategy
Principles of Interim Growth Strategy To accommodate High Density Mixed Use (HDMU) development in a planned way so that it: Protects and complement the City’s heritage and antiquities Complements Amman’s unique urban fabric and topography Maintains public views of key landmarks and vistas Protects existing, stable neighborhoods Ensures land-use compatibility with adjacent neighbourhoods Promotes mixed-use in order to encourage pedestrian-friendly neighbourhoods
Municipality of Greater Amman
Principles of Interim Growth Strategy To accommodate High Density Mixed Use (HDMU) development in a planned way so that it: Can be serviced efficiently without overloading Amman’s existing infrastructure – water, sewerage and storm water systems Ensures and promotes “green” environmental standards Provides for safe and efficient transportation access, including access to public transit as well as sufficient on-site parking Encourages high-quality architectural design
Municipality of Greater Amman
Area Selection Methodology
Red Zone : No HDMU
Orange Zone : Proceed with Caution Existing Built-up Area
Green Zone : Potential HDMU Sites
Municipality of Greater Amman
Interim Growth Study: GIS Analysis
Red Zones: Royal Courtland, Landslide Areas, Restricted Buildings, Antiquities, Mosques, Churches, Cemeteries, Heritage Sites, Stable Areas, Industrial Land, Transfer Station
Municipality of Greater Amman
Interim Growth Study: GIS Analysis
Green Zones: Existing Development Sites that have access to infrastructure, major transportation / transit corridors, etc.
Municipality of Greater Amman
Interim Growth Study: Potential HDMU Areas
Regeneration Areas (Infill): within the urban envelope
Municipality of Greater Amman
Interim Growth Study: Potential HDMU Areas
Intensification Areas (Out fill): on the periphery of the urban envelope
Municipality of Greater Amman
Interim Growth Study: Potential HDMU Areas
Greenfields Areas (Expansion): outside the urban area
Municipality of Greater Amman
The HDMU Areas
Criteria for Selection Of Interim HDMU Areas
Location Within The City
Suitability for High-Density Development
Access To Existing / Future Transit + Roads
Access To Future Greenspace
Replicability of What Makes Amman Amman
Typical Topography
Marketability
Opportunity for Urban Design
Municipality of Greater Amman
HDMU Interim Areas: Evaluation
Municipality of Greater Amman
HDMU Areas: Location Within the City
Abdali:
Amman’s New Central Business District
Area A: Central Parkway Area B: Amman’s Northern Gateway Area C: Amman’s Southern Gateway
Expressways Transit (BRT) Roads Future Loops
Municipality of Greater Amman
HDMU Areas: Location Within the City
A - Central Parkway B - Northern Gateway C - Southern Gateway
Expressways Transit (BRT) Roads Future Loops
Municipality of Greater Amman
HDMU Areas: Rationale
Address a cross-section of urban conditions – inner city (regeneration), periphery (intensification), and outer city (expansion)
Close to existing and planned future Public Transit
Balance Northern + Southern and Central Development
Build new public green space in conjunction with new towers, and improve access to it
Reduce the impact of new towers on existing stable neighbourhoods
Encourage high quality urban and architectural design
Municipality of Greater Amman
HDMU Areas: Location Within the City B
A C
Municipality of Greater Amman
HDMU Areas: Location Within the City
Municipality of Greater Amman
HDMU Areas: Location Within the City
Municipality of Greater Amman
HDMU Areas
Area A: Central Parkway
Area B: Northern Gateway
Area C: Southern Gateway
Total Area: 282 dunums HDMU Zones: 82 dunums HDMU Lots: 26 HDMU Building Area: 311,958 m2 Public Parks: 100 dunums Community Facilities: 30 dunums
Total Area: HDMU Zones: HDMU Lots: HDMU Building Area: Public Parks: Community Facilities:
Total Area: 2190 dunums HDMU Zones: 419 dunums HDMU Lots: 139 HDMU Building Area: 2,594,532 m2 Public Parks: 490 dunums Community Facilities: 70 dunums
1060 dunums 243 dunums 80 855,690 m2 290 dunums 60 dunums
Municipality of Greater Amman
Urban Design Principles
Principles: What Makes Amman Amman
Response to Topography
Natural Heritage
Cultural Heritage
Views + Landmarks
Continuous Public Realm
Distinct + Stable Neighbourhoods
Mixed-Use Streets
Emerging Variety of Scales
Uniformity of Building Form + Materials
Ongoing Growth + Change
Municipality of Greater Amman
Principles: Response to Topography
Municipality of Greater Amman
Principles: Response to Topography
Municipality of Greater Amman
Principles: Response To Topography Jabal Amman before Development
Municipality of Greater Amman
Principles: Response To Topography
Inner City: Urban Regeneration Areas
Periphery: Urban Intensification Areas
Outer City: Expansion Areas
Municipality of Greater Amman
Principles: Response To Topography
The 1987 Comprehensive Development Plan for Amman began to express concern for the location of high-rise buildings.
Municipality of Greater Amman
Principles: Response To Topography Comparative Analysis of Towers on the Hilltop
Municipality of Greater Amman
Principles: Response To Topography Comparative Analysis of Towers on the Hilltop, on the Slope
Municipality of Greater Amman
Principles: Response To Topography Comparative Analysis of Towers on the Hilltop, on the Slope, or in the Wadi. Towers are least disruptive in the Wadi.
Municipality of Greater Amman
Principles: Natural Heritage
Municipality of Greater Amman
Principles: Natural Heritage
Municipality of Greater Amman
Principles: Natural Heritage
From The 1987 Comprehensive Development Plan for Amman.
Municipality of Greater Amman
Principles: Natural Heritage The 1987 Comprehensive Development Plan for Amman proposed to develop the Wadis as major public green corridors.
Municipality of Greater Amman
Principles: Cultural Heritage
Municipality of Greater Amman
Principles: Cultural Heritage
Heritage and Antiquities Map (GAM GIS)
Municipality of Greater Amman
Principles: Cultural Heritage
25-metre Heritage Buffer
Municipality of Greater Amman
Principles: Views + Landmarks
Municipality of Greater Amman
Principles: Views + Landmarks
Municipality of Greater Amman
Principles: Views + Landmarks
Municipality of Greater Amman
Principles: Views + Landmarks
Municipality of Greater Amman
Principles: Protecting Views in Vancouver Protecting Views in Vancouver: Three Dimensional View Corridors Have Been Established From Key Vantage Points to Landmarks and Special Areas
Municipality of Greater Amman
Principles: Views + Landmarks Protect Axial Views Along Major Roads
Municipality of Greater Amman
Principles: Views and Landmarks Protect View Corridors To Important Institutions
Municipality of Greater Amman
Principles: Views and Landmarks
Stagger Buildings On Slopes so that one building looks by another
Municipality of Greater Amman
Principles: Views and Landmarks Protect Views from Jabal to Jabal and from Jabals To Wadis
Municipality of Greater Amman
Principles: Views and Landmarks Encourage taller, thinner towers (smaller floor plate) over Shorter, Wider Blocks (large floor plates)
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Compact, Stable Neighbourhoods Jabal Amman and Abdoun Neighbourhoods
Municipality of Greater Amman
Principles: Compact, Stable Neighbourhoods Compact + Accessible on Foot
Municipality of Greater Amman
Principles: Compact, Stable Neighbourhoods Clustering new higher density housing, in combination with medium and lower densities, creates a better sense of community - and costs less to service.
Municipality of Greater Amman
Principles: Mixed Use Streets
Municipality of Greater Amman
Principles: Mixed Use Streets
Municipality of Greater Amman
Street Hierarchy
Transit Parkway (40m ROW)
Main Street (30m ROW)
Collector Street (24m ROW)
Local Street (18-20m ROW)
Service Lane (8m ROW)
Municipality of Greater Amman
Street Hierarchy – Transit Parkway
40 m profile 2 lanes in each direction
+ bus- or LRT integrated in separate lane
sidewalks on both sides + median Municipality of Greater Amman
Street Hierarchy – Main Street
30 m profile 2 lanes in each direction
+ parking lane
sidewalks on both sides + median Municipality of Greater Amman
Street Hierarchy – Collector Street
24 m profile
1 lane in each direction
+ parking lane
sidewalk on both sides Municipality of Greater Amman
Street Hierarchy – Local Street
18-20 m profile 1 lane in each direction
+ parking lane
sidewalks on both sides Municipality of Greater Amman
Street Hierarchy – Service Lane
8 m profile
Municipality of Greater Amman
Principles: Emerging Variety of Scales
Municipality of Greater Amman
Principles: Emerging Variety of Scales Proposed HD Building Envelopes
Municipality of Greater Amman
Principles: Emerging Variety of Scales Proposed HDMU Building Envelopes
Municipality of Greater Amman
Principles: Uniformity of Building Form + Materials
Municipality of Greater Amman
Principles: Uniformity of Building Form + Materials The Plan proposes Design Guidelines that: require the use of a complementary and common palette of building materials including: • various limestones from the Jordan Valley Region • rendered block • glass • metal panels encourage the use of complementary colours – white, beige, grey discourage the use of mirrored or reflective glass New tower design will be assessed by Design Review Committee
Municipality of Greater Amman
Principles: Ongoing Growth + Change
Municipality of Greater Amman
Principles: Ongoing Growth + Change Characteristics of Built Fabric: Inner to Outer City
Urban Regeneration Areas
Urban Intensification Areas
Expansion Areas
Municipality of Greater Amman
Principles: Ongoing Growth + Change
Urban Regeneration Areas
Urban Intensification Areas
Expansion Areas
Municipality of Greater Amman
Development Controls
Development Controls
Regulations (Mandatory) • Land-Use Zoning • Lot Development Regulations • Building Envelope Regulations • Parking Standards
Plus Design Guidelines (Discretionary)
Municipality of Greater Amman
Development Controls : Land-Use Zoning Land-Use Zoning
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Lot Development + Building Envelope Standards
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Building Lot
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Adjacent Street and Service Lane
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Minimum Building Setbacks
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Maximum Floor Plate
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Minimum Landscaped Open Space
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Vehicular Access
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Visitor Parking At Grade
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Ramp To Underground Parking
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Minimum + Maximum Heights
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Underground Parking (2 levels)
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Service Access
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Streets
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Park Space
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Podium
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Office Tower + Podium
Municipality of Greater Amman
Development Controls: Parking Standards
Parking Regulations For each land-use type Promotes shared parking between uses
HMDU Residential (for example) 1 parking space for every dwelling unit less than 150 s.m. 1.5 parking spaces for every dwelling unit from 150-250 s.m. 2 parking spaces for every dwelling unit larger than 250 s.m. 1 visitor parking space for every 4 dwelling units
Municipality of Greater Amman
Development Standards: Design Guidelines DESIGN GUIDELINES • Tall Building Design • Building Fit + Transition • Visual Privacy + Compatibility • Building Character + Material Palette • • • •
Sun + Shade Pedestrian Level Wind Effect Landscaped Open Space Weather + Sun Protection
• • • • • •
Build-To Lines Street Frontage Design Pedestrian, Parking Garage + Service Entrances Mid-Block Connections Heritage Considerations Environmental Considerations Municipality of Greater Amman
HDMU Concept Plans
Central Parkway
Area A: Central Parkway Jabal Amman
Jabal Abdoun
Jabal Akhdar
Municipality of Greater Amman
Central Parkway: Photographs
Municipality of Greater Amman
Central Parkway: Photographs
Municipality of Greater Amman
Central Parkway: Road Structure ABDOUN BRIDGE
PRINCESS BASMA STREET
ABDOUN CORRIDOR
Municipality of Greater Amman
Central Parkway: Public Open Space
Municipality of Greater Amman
Central Parkway: View Corridor
Municipality of Greater Amman
Central Parkway: View Corridor
Municipality of Greater Amman
Central Parkway: View Corridor
Municipality of Greater Amman
Central Parkway: HDMU Area
Area A Zoning Map Total number of HDMU plots = 26
Municipality of Greater Amman
Central Parkway: Topography
Jabal Abdoun
Jabal Amman
Jabal Akhdar
Municipality of Greater Amman
Central Parkway: Building Height Ceiling
Area A: Building Height Ceiling Municipality of Greater Amman
Central Parkway: Building Height Ceiling
Area A: Building Height Ceiling Municipality of Greater Amman
Central Parkway: Building Height Ceiling
Municipality of Greater Amman
Central Parkway: Concept Plan
Zone 1
Zone 2
Zone 3
Zone 4
Municipality of Greater Amman
Central Parkway: Concept Plan Zone 1
Zone 2
Zone 3
Zone 4
Municipality of Greater Amman
Central Parkway: Concept Plan
Zone 4
Zone 3 Zone 2
Zone 1
Municipality of Greater Amman
Central Parkway: Concept Plan
Aerial view of the Amman Central Parkway at night
Municipality of Greater Amman
Central Parkway: HDMU Zone 3 Collector Access Road Public Stairs
3
Public Open Space Private Landscaped Open Space (LOS)
BRT Stop Landmark Site
Building Envelope HDMU Podium Sites HDMU Typical Sites
Build-to Line for Shopping Street
Area A - Zone 3 8 HDMU Plots
Municipality of Greater Amman
Central Parkway: HDMU Zone 3
Municipality of Greater Amman
Central Parkway: HDMU Zone 3
Municipality of Greater Amman
Central Parkway: View of Parkway Central Parkway: View towards Zone 4 - Before
Municipality of Greater Amman
Central Parkway: View of Parkway Central Parkway: View towards Zone 4 - After
Municipality of Greater Amman
Central Parkway: View Towards Abdoun Bridge Central Parkway: View towards Zone 4 - After
Municipality of Greater Amman
Central Parkway: Concept Plan
Municipality of Greater Amman
Northern Gateway
Area B - Northern Gateway
Municipality of Greater Amman
Northern Gateway: Photographs 7
10
Municipality of Greater Amman
Northern Gateway: Road Structure YAJOUZ
AL URDON
Municipality of Greater Amman
Northern Gateway: Open Space
Municipality of Greater Amman
Northern Gateway: View Corridors
Area B: View Planes
Municipality of Greater Amman
Northern Gateway: View Corridors
Area B: View Planes
Municipality of Greater Amman
Northern Gateway: View Corridors
Area B: View Planes
Municipality of Greater Amman
Northern Gateway: HDMU Zones
Zone 1
Zone 2 Zone 4 Zone 3
Total number of HDMU plots = 80
Municipality of Greater Amman
Northern Gateway: Topography
Municipality of Greater Amman
Northern Gateway: Height Ceiling
Area B: Building Height Ceiling Municipality of Greater Amman
Northern Gateway: Height Ceiling
YAJOUZ
AL URDON
Area B: Building Height Ceiling Municipality of Greater Amman
Northern Gateway: Building Height Ceiling
Municipality of Greater Amman
Northern Gateway: Concept Plan
Zone 1
Zone 2 Zone 4 Zone 3
Municipality of Greater Amman
Northern Gateway: HMDU Area
Zone 1
Zone 2 Zone 3 Zone 4
Municipality of Greater Amman
Northern Gateway: HMDU Area
Zone 3
Zone 4 Zone 2
Zone 1 Yajouz Road
Municipality of Greater Amman
Northern Gateway: HMDU Area
Zone 3
Zone 4 Zone 2
Zone 1 Yajouz Road
Municipality of Greater Amman
Build-to Line for Shopping Street along Walkway& Stairs HDMU Podium Sites
Northern Gateway: HDMU Zone 1 1
Build-to Line for Shopping St., Both Sides
Service Alley Public Open Space BRT Stop
Community Facility Site
Building Envelope Linear Commercial Private Landscaped Open Space (LOS)
HDMU Typical Sites
Public Walkway & Stairs
Area B - Zone 1 22 HDMU Plots
Municipality of Greater Amman
Northern Gateway: HDMU Zone 1
Municipality of Greater Amman
Northern Gateway: HMDU Zone
View from Yajouz Road, looking South
Municipality of Greater Amman
Northern Gateway: HMDU Zone
Northern Gateway: Dedicated bus lanes will be included to encourage the use of an upgraded and efficient public transportation system
Municipality of Greater Amman
Northern Gateway: HMDU Zone
Municipality of Greater Amman
Southern Gateway
Area C: Southern Gateway
Municipality of Greater Amman
Southern Gateway: Photographs
Municipality of Greater Amman
Southern Gateway: Photographs
Municipality of Greater Amman
Southern Gateway: Road Structure
BA JA
L
AT AF R A
AIRPORT
R OA D
WADI ABDOUN
Municipality of Greater Amman
Southern Gateway: Public Open Space
•Public Stairs linking Wadis and Hilltops •Circles/Intersections + Corridors •Pedestrian + vehicular
Municipality of Greater Amman
Southern Gateway: View Corridors
Area C: View Corridors
Municipality of Greater Amman
Southern Gateway: View Corridors
Area C: View Corridors
Municipality of Greater Amman
Southern Gateway: View Corridors
Area C: View Corridors
Municipality of Greater Amman
Southern Gateway: HDMU Zones Zone 1
Zone 2
Zone 3
Zone 4
Total number of HDMU plots = 139
Municipality of Greater Amman
Southern Gateway: Topography
Municipality of Greater Amman
Southern Gateway: Height Cap
Municipality of Greater Amman
Southern Gateway: Building Height Ceiling
Municipality of Greater Amman
Southern Gateway: Building Height Ceiling
Municipality of Greater Amman
Southern Gateway: Concept Plan Zone 1
Zone 2
Zone 3
Zone 4
Total number of HDMU plots = 139
Municipality of Greater Amman
Southern Gateway: HDMU Area
Zone 1
Zone 2
Zone 3
Zone 4
Municipality of Greater Amman
Southern Gateway: HDMU Area
Municipality of Greater Amman
Southern Gateway: HDMU Zone 4 Building Envelope
4
BRT Stop HDMU Podium Sites
Service Alley
Build-to Line for Shopping Street
Public Open Space
Area C - Zone 4 28 HDMU Plots
Municipality of Greater Amman
Southern Gateway: HDMU Zone 4 - View
Municipality of Greater Amman
Southern Gateway: HDMU Zone 4 - View
Southern Gateway: The HDMU areas will be lively developments with shopping and active street
Municipality of Greater Amman
Southern Gateway: HDMU Zone 4 - View
Municipality of Greater Amman
New Central Business District: Abdali
New CBD: Abdali Location
Municipality of Greater Amman
Abdali Site Plan
Municipality of Greater Amman
Abdali Land Use
Use
Built-Up Area (sqm)
%
Residential
180,000
18%
Offices
490,000
49%
Retail
260,000
26%
Hotel
70,000
7%
Total
1,000,000
100%
on 300,000 sq m of land with 54 parcels
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali Towers
Municipality of Greater Amman
A Modern Planning Regime for Towers
A Modernized Planning Regime Major Changes to Regulations:
‘Made-in-Amman’ Solution
Based on International Best Practices
A Special Planning Provision for the HDMU areas to take the place of Article 42
Two Month Public Review Process for input and refinement
Municipality of Greater Amman
Key Elements HDMU Policy that describes the goals, objectives and policies for HDMU developments – based on Master Plan Vision document Special HDMU Planning Provision (the ‘regulation’) for HDMU Developments that designate the areas, outline land use & detail the building and design standards HDMU Operational Manual that includes concept plans, design guidelines, application process, fee structure, etc.
Municipality of Greater Amman
Key Concepts in the Regulation 8 stories granted as a development right in HDMU Zones – anything above 8 stories is guided by:
Regulatory development standards (minimal)
HDMU Development Guidelines & Instructions
Preservation of View Planes & Vistas New Key Standards:
Plot Sizes Permissible Areas & Uses Building Heights Setbacks Street Environment Parking/Services Regulations
Municipality of Greater Amman
Development Fees Three-Components to Fees:
Building fees (central commercial) – for application review & licensing
Capital Improvement Fees
•
Equitable Share of Infrastructure Costs, including land acquisition for water, sewer, storm water, roads, electrical & tele-communications
•
Park Land Contribution: area equal to to 20% of net leasable floor area to be contributed toward community parkland (cash-in-lieu paid to GAM)
Purchase of ‘Community Development Rights’ - for higher than 8 stories
Municipality of Greater Amman
Financial Benefits of Planned + Clustered Towers Infrastructure Cost per sq M. JD100
JD75
JD50
JD25
Recent Tower
HDMU Tower
Municipality of Greater Amman
Purchase of ‘Community Development Rights’ $ 25% to Over 8 Stories Discretionary @ Request of Applicant
Based on HDMU guidelines & Area Concept Plans
Amman Community Development Fund
75% to Land Owner 8
New As-of-Right zoned zoned area Current As-of-Right
un-zoned area
current max as-of-right in GAM Commercial zone
7 6 5 4 3 2 1
Municipality of Greater Amman
Proposed Community Development Fund For Community-Wide Benefit: Heritage Preservation Greening the City Social Actions, accommodating special social community needs (disabled, elderly, children and the disadvantaged)
Municipality of Greater Amman
Financial Comparative Analysis Article 42" Offices"
HDMU Offices
Article 42" Offices & Retail"
HDMU Retail & Offices
Total Land Size
10,000 m2
3,000 m2
10,000 m2
3,000 m2
Total Coverage Area
3,000 m2
720 m2
3,000 m2
900 m2
Size of Rentable Office Space
75,000 m2
19,440 m2
66,000 m2
20,700 m2
Rentable Parking
35,000 m2
9,720 m2
30,800 m2
13,050 m2
N/A
N/A
9,000 m2
3,780 m2
IRR Overall (ROA)
17.485%
16.64%
20.758%
19.79%
IRR on Equity
20.497%
19.24%
25.406%
23.95%
Discount Rate
12.00%
12.00%
12.00%
12.00%
80,615,106
23,029,481
77,649,170
28,660,942
Rentable Retail
Financial Figures
Total Investment Required (JOD)
Municipality of Greater Amman
A New Business Process will be Introduced “Special Joint Committee” to administer HDMU Developments Projects will be evaluated based on the following principles:
Clarity
Simplicity
Accountability
Timeliness
Transparency
Municipality of Greater Amman
Basic Elements of New Process: 3 Steps L I
1 Pre-Application Consultation
2 Development Review
3 Detailed Technical Review
C E N
• Focus on the development concept & guidance to investors • Flag major issues related to: land use, siting, transport & other infrastructure services
• Focus on site plans, urban/architectural/lands caping design, transportation access, and other off-site service requirements
• Focus on building life-safety requirements, technical specifications and requirements for transportation & infrastructure (on & off-site)
C E
• Public input on Major projects
Municipality of Greater Amman
One-Stop-Shop for Investors
Objective is for single-window approvals process through GAM: Currently investors have at least 7 stops (GAM, Civil Defense, JEA, WAJ-MIYAHUNA, JEPCO, JTC, Min. of Tourism & Antiquities)
No coordination between agencies GAM will manage the One-Stop-Shop e-Enable workflow process
Municipality of Greater Amman
New Process: A New GAM Department
Municipality of Greater Amman
What’s Next in Our Planning Program
Next Steps in Master Plan Program • Several major corridors will be selected within the city to accommodate medium-rise developments as part of an intensification strategy (May 30 completion) • A metro-growth strategy for the expansion of Amman will be concluded by Dec. 2007 • Master Plans for Growth Areas to be completed by Dec. 2008
GAM 2006: 678 sq km
Metro Amman: approx. 1,700 sq km
Municipality of Greater Amman
Airport Road: Special Development Area
Major South-East Transportation Corridors
Zarqa
Amman 7th Circle 8th Circle
A d oa
t or irp
R
Q.A
. .I.A
Municipality of Greater Amman
No Planning, Will Lead to Chaos
Will Create Dysfunctional Network
No Connectivity between Developments
Costly & Poor Image for Main Gateway into City
Municipality of Greater Amman
Some Ideas for Planned Development
Central Station
Embassies & Health Governmental City City
Leisure City
UniverCity
Business Center
Media City
Sport City
Airport Free Zone
Municipality of Greater Amman
Conclusion
Conclusion • GAM has: • Identified the Tower locations • Developed Modern Tower Planning Regulations & Design Guidelines • Streamlined The Process • Our Planning Program Continues… • We Need Your Input!
Municipality of Greater Amman
Thank You!
All documents are available at www.ammancity.gov.jo Includes a Master Plan e-Forum to submit your comments……
Omar Maani Mayor of Amman February 18, 2007
Agenda
Our Vision for Amman and Tower Developments
Our Approach: An Interim Growth Strategy
The High Density Mixed Use (HDMU) Development Areas
Urban Design Principles and Development Controls
The HDMU Concept Plans
The HDMU Planning Regime
Next Steps
Municipality of Greater Amman
The Vision
HM King Abdullah II’s Vision
“To achieve the optimum balance of healthy growth and quality living, flourishing expansion and organized districts, 21st century conveniences and traditional character, we must embark on a serious and comprehensive project of city planning for Amman”
Municipality of Greater Amman
Our Vision and Aspirations Vision:
Aspirations:
A liveable city is an organized city….with a soul
To develop Amman into: A Green & Pedestrian City A City built to a Human Scale A Heritage City An Inclusive & Multi-Cultural City A Peaceful, Hospitable & Proud City A Modern & Smart City An Efficient City An Entrepreneurial City A Sustainable & Environmentally Friendly City
Municipality of Greater Amman
A New Metropolitan Amman
Old GAM: 680 sq. km. Phase 1: Phase 2:
+700 sq km +300 sq km
Metro Amman: 1,680 sq. km.
Municipality of Greater Amman
Our Planning Program: Three Levels Metro Growth Strategy: Entire Amman Metropolis identifying growth centers, corridors & policies (Dec 2007)
Note: map is a schematic representation
Municipality of Greater Amman
Three Planning Levels Metro Growth Strategy: Entire Amman Metropolis identifying growth centers Growth Area Master Plans: Detailed Master Plans for growth centers
Intensification Plans: For selected corridors and sites across the city
Land Use Planning Note: map is a schematic representation Transportation Plan Open Space
Municipality of Greater Amman
Heritage and Culture
Our Planning Program: Three Levels Metro Growth Strategy: Entire Amman Metropolis identifying growth centers Growth Area Master Plans: Detailed Master Plans for growth centers
Intensification Plans: For selected corridors and sites across the city (May 30th)
Note: map is a schematic representation
Municipality of Greater Amman
A Participatory – Community-Based Approach Many Stakeholders: City Council Citizens, Civil Society & NGO’s Business Community, including Investors & Utilities GAM Employees Central Government Agencies National Political Leadership Professional Associations Neighboring Municipalities International Donors
Municipality of Greater Amman
Current Situation with Towers Cumulative Impact of proposed Towers on Zahran is Gridlock
thGAM has over 40 applications 7 6th for ‘Towers’ ranging from 15 - 60 Traffic storeysOptimal in height
5th
4th
3rd
2nd
Acceptable Traffic
Critical We had noTraffic plan to accommodate Gridlock Traffic 5TH Circle Towers
Collectively, the projects would have had major negative impact on
the existing, predominantly four-storey, urban form and character of Amman
the infrastructure and transportation system
Municipality of Greater Amman
Tower Developments Fit with Our Vision Towers are an essential component of thriving, modern cities, they:
encourage intensification of growth rather than sprawl
represent smart growth
address real and emerging market demands and meets the interest of investors
We can Partner with Tower Investors to achieve Our Vision
Municipality of Greater Amman
How We Have Responded Vision HDMU Policies Modern Tower Regulations Development Guidelines Institutional Capacity One-Stop-Shop
Municipality of Greater Amman
Our Approach: An Interim Growth Strategy
Principles of Interim Growth Strategy To accommodate High Density Mixed Use (HDMU) development in a planned way so that it: Protects and complement the City’s heritage and antiquities Complements Amman’s unique urban fabric and topography Maintains public views of key landmarks and vistas Protects existing, stable neighborhoods Ensures land-use compatibility with adjacent neighbourhoods Promotes mixed-use in order to encourage pedestrian-friendly neighbourhoods
Municipality of Greater Amman
Principles of Interim Growth Strategy To accommodate High Density Mixed Use (HDMU) development in a planned way so that it: Can be serviced efficiently without overloading Amman’s existing infrastructure – water, sewerage and storm water systems Ensures and promotes “green” environmental standards Provides for safe and efficient transportation access, including access to public transit as well as sufficient on-site parking Encourages high-quality architectural design
Municipality of Greater Amman
Area Selection Methodology
Red Zone : No HDMU
Orange Zone : Proceed with Caution Existing Built-up Area
Green Zone : Potential HDMU Sites
Municipality of Greater Amman
Interim Growth Study: GIS Analysis
Red Zones: Royal Courtland, Landslide Areas, Restricted Buildings, Antiquities, Mosques, Churches, Cemeteries, Heritage Sites, Stable Areas, Industrial Land, Transfer Station
Municipality of Greater Amman
Interim Growth Study: GIS Analysis
Green Zones: Existing Development Sites that have access to infrastructure, major transportation / transit corridors, etc.
Municipality of Greater Amman
Interim Growth Study: Potential HDMU Areas
Regeneration Areas (Infill): within the urban envelope
Municipality of Greater Amman
Interim Growth Study: Potential HDMU Areas
Intensification Areas (Out fill): on the periphery of the urban envelope
Municipality of Greater Amman
Interim Growth Study: Potential HDMU Areas
Greenfields Areas (Expansion): outside the urban area
Municipality of Greater Amman
The HDMU Areas
Criteria for Selection Of Interim HDMU Areas
Location Within The City
Suitability for High-Density Development
Access To Existing / Future Transit + Roads
Access To Future Greenspace
Replicability of What Makes Amman Amman
Typical Topography
Marketability
Opportunity for Urban Design
Municipality of Greater Amman
HDMU Interim Areas: Evaluation
Municipality of Greater Amman
HDMU Areas: Location Within the City
Abdali:
Amman’s New Central Business District
Area A: Central Parkway Area B: Amman’s Northern Gateway Area C: Amman’s Southern Gateway
Expressways Transit (BRT) Roads Future Loops
Municipality of Greater Amman
HDMU Areas: Location Within the City
A - Central Parkway B - Northern Gateway C - Southern Gateway
Expressways Transit (BRT) Roads Future Loops
Municipality of Greater Amman
HDMU Areas: Rationale
Address a cross-section of urban conditions – inner city (regeneration), periphery (intensification), and outer city (expansion)
Close to existing and planned future Public Transit
Balance Northern + Southern and Central Development
Build new public green space in conjunction with new towers, and improve access to it
Reduce the impact of new towers on existing stable neighbourhoods
Encourage high quality urban and architectural design
Municipality of Greater Amman
HDMU Areas: Location Within the City B
A C
Municipality of Greater Amman
HDMU Areas: Location Within the City
Municipality of Greater Amman
HDMU Areas: Location Within the City
Municipality of Greater Amman
HDMU Areas
Area A: Central Parkway
Area B: Northern Gateway
Area C: Southern Gateway
Total Area: 282 dunums HDMU Zones: 82 dunums HDMU Lots: 26 HDMU Building Area: 311,958 m2 Public Parks: 100 dunums Community Facilities: 30 dunums
Total Area: HDMU Zones: HDMU Lots: HDMU Building Area: Public Parks: Community Facilities:
Total Area: 2190 dunums HDMU Zones: 419 dunums HDMU Lots: 139 HDMU Building Area: 2,594,532 m2 Public Parks: 490 dunums Community Facilities: 70 dunums
1060 dunums 243 dunums 80 855,690 m2 290 dunums 60 dunums
Municipality of Greater Amman
Urban Design Principles
Principles: What Makes Amman Amman
Response to Topography
Natural Heritage
Cultural Heritage
Views + Landmarks
Continuous Public Realm
Distinct + Stable Neighbourhoods
Mixed-Use Streets
Emerging Variety of Scales
Uniformity of Building Form + Materials
Ongoing Growth + Change
Municipality of Greater Amman
Principles: Response to Topography
Municipality of Greater Amman
Principles: Response to Topography
Municipality of Greater Amman
Principles: Response To Topography Jabal Amman before Development
Municipality of Greater Amman
Principles: Response To Topography
Inner City: Urban Regeneration Areas
Periphery: Urban Intensification Areas
Outer City: Expansion Areas
Municipality of Greater Amman
Principles: Response To Topography
The 1987 Comprehensive Development Plan for Amman began to express concern for the location of high-rise buildings.
Municipality of Greater Amman
Principles: Response To Topography Comparative Analysis of Towers on the Hilltop
Municipality of Greater Amman
Principles: Response To Topography Comparative Analysis of Towers on the Hilltop, on the Slope
Municipality of Greater Amman
Principles: Response To Topography Comparative Analysis of Towers on the Hilltop, on the Slope, or in the Wadi. Towers are least disruptive in the Wadi.
Municipality of Greater Amman
Principles: Natural Heritage
Municipality of Greater Amman
Principles: Natural Heritage
Municipality of Greater Amman
Principles: Natural Heritage
From The 1987 Comprehensive Development Plan for Amman.
Municipality of Greater Amman
Principles: Natural Heritage The 1987 Comprehensive Development Plan for Amman proposed to develop the Wadis as major public green corridors.
Municipality of Greater Amman
Principles: Cultural Heritage
Municipality of Greater Amman
Principles: Cultural Heritage
Heritage and Antiquities Map (GAM GIS)
Municipality of Greater Amman
Principles: Cultural Heritage
25-metre Heritage Buffer
Municipality of Greater Amman
Principles: Views + Landmarks
Municipality of Greater Amman
Principles: Views + Landmarks
Municipality of Greater Amman
Principles: Views + Landmarks
Municipality of Greater Amman
Principles: Views + Landmarks
Municipality of Greater Amman
Principles: Protecting Views in Vancouver Protecting Views in Vancouver: Three Dimensional View Corridors Have Been Established From Key Vantage Points to Landmarks and Special Areas
Municipality of Greater Amman
Principles: Views + Landmarks Protect Axial Views Along Major Roads
Municipality of Greater Amman
Principles: Views and Landmarks Protect View Corridors To Important Institutions
Municipality of Greater Amman
Principles: Views and Landmarks
Stagger Buildings On Slopes so that one building looks by another
Municipality of Greater Amman
Principles: Views and Landmarks Protect Views from Jabal to Jabal and from Jabals To Wadis
Municipality of Greater Amman
Principles: Views and Landmarks Encourage taller, thinner towers (smaller floor plate) over Shorter, Wider Blocks (large floor plates)
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Continuous Public Realm
Municipality of Greater Amman
Principles: Compact, Stable Neighbourhoods Jabal Amman and Abdoun Neighbourhoods
Municipality of Greater Amman
Principles: Compact, Stable Neighbourhoods Compact + Accessible on Foot
Municipality of Greater Amman
Principles: Compact, Stable Neighbourhoods Clustering new higher density housing, in combination with medium and lower densities, creates a better sense of community - and costs less to service.
Municipality of Greater Amman
Principles: Mixed Use Streets
Municipality of Greater Amman
Principles: Mixed Use Streets
Municipality of Greater Amman
Street Hierarchy
Transit Parkway (40m ROW)
Main Street (30m ROW)
Collector Street (24m ROW)
Local Street (18-20m ROW)
Service Lane (8m ROW)
Municipality of Greater Amman
Street Hierarchy – Transit Parkway
40 m profile 2 lanes in each direction
+ bus- or LRT integrated in separate lane
sidewalks on both sides + median Municipality of Greater Amman
Street Hierarchy – Main Street
30 m profile 2 lanes in each direction
+ parking lane
sidewalks on both sides + median Municipality of Greater Amman
Street Hierarchy – Collector Street
24 m profile
1 lane in each direction
+ parking lane
sidewalk on both sides Municipality of Greater Amman
Street Hierarchy – Local Street
18-20 m profile 1 lane in each direction
+ parking lane
sidewalks on both sides Municipality of Greater Amman
Street Hierarchy – Service Lane
8 m profile
Municipality of Greater Amman
Principles: Emerging Variety of Scales
Municipality of Greater Amman
Principles: Emerging Variety of Scales Proposed HD Building Envelopes
Municipality of Greater Amman
Principles: Emerging Variety of Scales Proposed HDMU Building Envelopes
Municipality of Greater Amman
Principles: Uniformity of Building Form + Materials
Municipality of Greater Amman
Principles: Uniformity of Building Form + Materials The Plan proposes Design Guidelines that: require the use of a complementary and common palette of building materials including: • various limestones from the Jordan Valley Region • rendered block • glass • metal panels encourage the use of complementary colours – white, beige, grey discourage the use of mirrored or reflective glass New tower design will be assessed by Design Review Committee
Municipality of Greater Amman
Principles: Ongoing Growth + Change
Municipality of Greater Amman
Principles: Ongoing Growth + Change Characteristics of Built Fabric: Inner to Outer City
Urban Regeneration Areas
Urban Intensification Areas
Expansion Areas
Municipality of Greater Amman
Principles: Ongoing Growth + Change
Urban Regeneration Areas
Urban Intensification Areas
Expansion Areas
Municipality of Greater Amman
Development Controls
Development Controls
Regulations (Mandatory) • Land-Use Zoning • Lot Development Regulations • Building Envelope Regulations • Parking Standards
Plus Design Guidelines (Discretionary)
Municipality of Greater Amman
Development Controls : Land-Use Zoning Land-Use Zoning
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Lot Development + Building Envelope Standards
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Building Lot
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Adjacent Street and Service Lane
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Minimum Building Setbacks
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Maximum Floor Plate
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Minimum Landscaped Open Space
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Vehicular Access
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Visitor Parking At Grade
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Ramp To Underground Parking
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Minimum + Maximum Heights
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Underground Parking (2 levels)
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Service Access
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Streets
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Park Space
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Podium
Municipality of Greater Amman
Development Standards: Lot + Building Envelope Office Tower + Podium
Municipality of Greater Amman
Development Controls: Parking Standards
Parking Regulations For each land-use type Promotes shared parking between uses
HMDU Residential (for example) 1 parking space for every dwelling unit less than 150 s.m. 1.5 parking spaces for every dwelling unit from 150-250 s.m. 2 parking spaces for every dwelling unit larger than 250 s.m. 1 visitor parking space for every 4 dwelling units
Municipality of Greater Amman
Development Standards: Design Guidelines DESIGN GUIDELINES • Tall Building Design • Building Fit + Transition • Visual Privacy + Compatibility • Building Character + Material Palette • • • •
Sun + Shade Pedestrian Level Wind Effect Landscaped Open Space Weather + Sun Protection
• • • • • •
Build-To Lines Street Frontage Design Pedestrian, Parking Garage + Service Entrances Mid-Block Connections Heritage Considerations Environmental Considerations Municipality of Greater Amman
HDMU Concept Plans
Central Parkway
Area A: Central Parkway Jabal Amman
Jabal Abdoun
Jabal Akhdar
Municipality of Greater Amman
Central Parkway: Photographs
Municipality of Greater Amman
Central Parkway: Photographs
Municipality of Greater Amman
Central Parkway: Road Structure ABDOUN BRIDGE
PRINCESS BASMA STREET
ABDOUN CORRIDOR
Municipality of Greater Amman
Central Parkway: Public Open Space
Municipality of Greater Amman
Central Parkway: View Corridor
Municipality of Greater Amman
Central Parkway: View Corridor
Municipality of Greater Amman
Central Parkway: View Corridor
Municipality of Greater Amman
Central Parkway: HDMU Area
Area A Zoning Map Total number of HDMU plots = 26
Municipality of Greater Amman
Central Parkway: Topography
Jabal Abdoun
Jabal Amman
Jabal Akhdar
Municipality of Greater Amman
Central Parkway: Building Height Ceiling
Area A: Building Height Ceiling Municipality of Greater Amman
Central Parkway: Building Height Ceiling
Area A: Building Height Ceiling Municipality of Greater Amman
Central Parkway: Building Height Ceiling
Municipality of Greater Amman
Central Parkway: Concept Plan
Zone 1
Zone 2
Zone 3
Zone 4
Municipality of Greater Amman
Central Parkway: Concept Plan Zone 1
Zone 2
Zone 3
Zone 4
Municipality of Greater Amman
Central Parkway: Concept Plan
Zone 4
Zone 3 Zone 2
Zone 1
Municipality of Greater Amman
Central Parkway: Concept Plan
Aerial view of the Amman Central Parkway at night
Municipality of Greater Amman
Central Parkway: HDMU Zone 3 Collector Access Road Public Stairs
3
Public Open Space Private Landscaped Open Space (LOS)
BRT Stop Landmark Site
Building Envelope HDMU Podium Sites HDMU Typical Sites
Build-to Line for Shopping Street
Area A - Zone 3 8 HDMU Plots
Municipality of Greater Amman
Central Parkway: HDMU Zone 3
Municipality of Greater Amman
Central Parkway: HDMU Zone 3
Municipality of Greater Amman
Central Parkway: View of Parkway Central Parkway: View towards Zone 4 - Before
Municipality of Greater Amman
Central Parkway: View of Parkway Central Parkway: View towards Zone 4 - After
Municipality of Greater Amman
Central Parkway: View Towards Abdoun Bridge Central Parkway: View towards Zone 4 - After
Municipality of Greater Amman
Central Parkway: Concept Plan
Municipality of Greater Amman
Northern Gateway
Area B - Northern Gateway
Municipality of Greater Amman
Northern Gateway: Photographs 7
10
Municipality of Greater Amman
Northern Gateway: Road Structure YAJOUZ
AL URDON
Municipality of Greater Amman
Northern Gateway: Open Space
Municipality of Greater Amman
Northern Gateway: View Corridors
Area B: View Planes
Municipality of Greater Amman
Northern Gateway: View Corridors
Area B: View Planes
Municipality of Greater Amman
Northern Gateway: View Corridors
Area B: View Planes
Municipality of Greater Amman
Northern Gateway: HDMU Zones
Zone 1
Zone 2 Zone 4 Zone 3
Total number of HDMU plots = 80
Municipality of Greater Amman
Northern Gateway: Topography
Municipality of Greater Amman
Northern Gateway: Height Ceiling
Area B: Building Height Ceiling Municipality of Greater Amman
Northern Gateway: Height Ceiling
YAJOUZ
AL URDON
Area B: Building Height Ceiling Municipality of Greater Amman
Northern Gateway: Building Height Ceiling
Municipality of Greater Amman
Northern Gateway: Concept Plan
Zone 1
Zone 2 Zone 4 Zone 3
Municipality of Greater Amman
Northern Gateway: HMDU Area
Zone 1
Zone 2 Zone 3 Zone 4
Municipality of Greater Amman
Northern Gateway: HMDU Area
Zone 3
Zone 4 Zone 2
Zone 1 Yajouz Road
Municipality of Greater Amman
Northern Gateway: HMDU Area
Zone 3
Zone 4 Zone 2
Zone 1 Yajouz Road
Municipality of Greater Amman
Build-to Line for Shopping Street along Walkway& Stairs HDMU Podium Sites
Northern Gateway: HDMU Zone 1 1
Build-to Line for Shopping St., Both Sides
Service Alley Public Open Space BRT Stop
Community Facility Site
Building Envelope Linear Commercial Private Landscaped Open Space (LOS)
HDMU Typical Sites
Public Walkway & Stairs
Area B - Zone 1 22 HDMU Plots
Municipality of Greater Amman
Northern Gateway: HDMU Zone 1
Municipality of Greater Amman
Northern Gateway: HMDU Zone
View from Yajouz Road, looking South
Municipality of Greater Amman
Northern Gateway: HMDU Zone
Northern Gateway: Dedicated bus lanes will be included to encourage the use of an upgraded and efficient public transportation system
Municipality of Greater Amman
Northern Gateway: HMDU Zone
Municipality of Greater Amman
Southern Gateway
Area C: Southern Gateway
Municipality of Greater Amman
Southern Gateway: Photographs
Municipality of Greater Amman
Southern Gateway: Photographs
Municipality of Greater Amman
Southern Gateway: Road Structure
BA JA
L
AT AF R A
AIRPORT
R OA D
WADI ABDOUN
Municipality of Greater Amman
Southern Gateway: Public Open Space
•Public Stairs linking Wadis and Hilltops •Circles/Intersections + Corridors •Pedestrian + vehicular
Municipality of Greater Amman
Southern Gateway: View Corridors
Area C: View Corridors
Municipality of Greater Amman
Southern Gateway: View Corridors
Area C: View Corridors
Municipality of Greater Amman
Southern Gateway: View Corridors
Area C: View Corridors
Municipality of Greater Amman
Southern Gateway: HDMU Zones Zone 1
Zone 2
Zone 3
Zone 4
Total number of HDMU plots = 139
Municipality of Greater Amman
Southern Gateway: Topography
Municipality of Greater Amman
Southern Gateway: Height Cap
Municipality of Greater Amman
Southern Gateway: Building Height Ceiling
Municipality of Greater Amman
Southern Gateway: Building Height Ceiling
Municipality of Greater Amman
Southern Gateway: Concept Plan Zone 1
Zone 2
Zone 3
Zone 4
Total number of HDMU plots = 139
Municipality of Greater Amman
Southern Gateway: HDMU Area
Zone 1
Zone 2
Zone 3
Zone 4
Municipality of Greater Amman
Southern Gateway: HDMU Area
Municipality of Greater Amman
Southern Gateway: HDMU Zone 4 Building Envelope
4
BRT Stop HDMU Podium Sites
Service Alley
Build-to Line for Shopping Street
Public Open Space
Area C - Zone 4 28 HDMU Plots
Municipality of Greater Amman
Southern Gateway: HDMU Zone 4 - View
Municipality of Greater Amman
Southern Gateway: HDMU Zone 4 - View
Southern Gateway: The HDMU areas will be lively developments with shopping and active street
Municipality of Greater Amman
Southern Gateway: HDMU Zone 4 - View
Municipality of Greater Amman
New Central Business District: Abdali
New CBD: Abdali Location
Municipality of Greater Amman
Abdali Site Plan
Municipality of Greater Amman
Abdali Land Use
Use
Built-Up Area (sqm)
%
Residential
180,000
18%
Offices
490,000
49%
Retail
260,000
26%
Hotel
70,000
7%
Total
1,000,000
100%
on 300,000 sq m of land with 54 parcels
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali
Municipality of Greater Amman
New CBD: Abdali Towers
Municipality of Greater Amman
A Modern Planning Regime for Towers
A Modernized Planning Regime Major Changes to Regulations:
‘Made-in-Amman’ Solution
Based on International Best Practices
A Special Planning Provision for the HDMU areas to take the place of Article 42
Two Month Public Review Process for input and refinement
Municipality of Greater Amman
Key Elements HDMU Policy that describes the goals, objectives and policies for HDMU developments – based on Master Plan Vision document Special HDMU Planning Provision (the ‘regulation’) for HDMU Developments that designate the areas, outline land use & detail the building and design standards HDMU Operational Manual that includes concept plans, design guidelines, application process, fee structure, etc.
Municipality of Greater Amman
Key Concepts in the Regulation 8 stories granted as a development right in HDMU Zones – anything above 8 stories is guided by:
Regulatory development standards (minimal)
HDMU Development Guidelines & Instructions
Preservation of View Planes & Vistas New Key Standards:
Plot Sizes Permissible Areas & Uses Building Heights Setbacks Street Environment Parking/Services Regulations
Municipality of Greater Amman
Development Fees Three-Components to Fees:
Building fees (central commercial) – for application review & licensing
Capital Improvement Fees
•
Equitable Share of Infrastructure Costs, including land acquisition for water, sewer, storm water, roads, electrical & tele-communications
•
Park Land Contribution: area equal to to 20% of net leasable floor area to be contributed toward community parkland (cash-in-lieu paid to GAM)
Purchase of ‘Community Development Rights’ - for higher than 8 stories
Municipality of Greater Amman
Financial Benefits of Planned + Clustered Towers Infrastructure Cost per sq M. JD100
JD75
JD50
JD25
Recent Tower
HDMU Tower
Municipality of Greater Amman
Purchase of ‘Community Development Rights’ $ 25% to Over 8 Stories Discretionary @ Request of Applicant
Based on HDMU guidelines & Area Concept Plans
Amman Community Development Fund
75% to Land Owner 8
New As-of-Right zoned zoned area Current As-of-Right
un-zoned area
current max as-of-right in GAM Commercial zone
7 6 5 4 3 2 1
Municipality of Greater Amman
Proposed Community Development Fund For Community-Wide Benefit: Heritage Preservation Greening the City Social Actions, accommodating special social community needs (disabled, elderly, children and the disadvantaged)
Municipality of Greater Amman
Financial Comparative Analysis Article 42" Offices"
HDMU Offices
Article 42" Offices & Retail"
HDMU Retail & Offices
Total Land Size
10,000 m2
3,000 m2
10,000 m2
3,000 m2
Total Coverage Area
3,000 m2
720 m2
3,000 m2
900 m2
Size of Rentable Office Space
75,000 m2
19,440 m2
66,000 m2
20,700 m2
Rentable Parking
35,000 m2
9,720 m2
30,800 m2
13,050 m2
N/A
N/A
9,000 m2
3,780 m2
IRR Overall (ROA)
17.485%
16.64%
20.758%
19.79%
IRR on Equity
20.497%
19.24%
25.406%
23.95%
Discount Rate
12.00%
12.00%
12.00%
12.00%
80,615,106
23,029,481
77,649,170
28,660,942
Rentable Retail
Financial Figures
Total Investment Required (JOD)
Municipality of Greater Amman
A New Business Process will be Introduced “Special Joint Committee” to administer HDMU Developments Projects will be evaluated based on the following principles:
Clarity
Simplicity
Accountability
Timeliness
Transparency
Municipality of Greater Amman
Basic Elements of New Process: 3 Steps L I
1 Pre-Application Consultation
2 Development Review
3 Detailed Technical Review
C E N
• Focus on the development concept & guidance to investors • Flag major issues related to: land use, siting, transport & other infrastructure services
• Focus on site plans, urban/architectural/lands caping design, transportation access, and other off-site service requirements
• Focus on building life-safety requirements, technical specifications and requirements for transportation & infrastructure (on & off-site)
C E
• Public input on Major projects
Municipality of Greater Amman
One-Stop-Shop for Investors
Objective is for single-window approvals process through GAM: Currently investors have at least 7 stops (GAM, Civil Defense, JEA, WAJ-MIYAHUNA, JEPCO, JTC, Min. of Tourism & Antiquities)
No coordination between agencies GAM will manage the One-Stop-Shop e-Enable workflow process
Municipality of Greater Amman
New Process: A New GAM Department
Municipality of Greater Amman
What’s Next in Our Planning Program
Next Steps in Master Plan Program • Several major corridors will be selected within the city to accommodate medium-rise developments as part of an intensification strategy (May 30 completion) • A metro-growth strategy for the expansion of Amman will be concluded by Dec. 2007 • Master Plans for Growth Areas to be completed by Dec. 2008
GAM 2006: 678 sq km
Metro Amman: approx. 1,700 sq km
Municipality of Greater Amman
Airport Road: Special Development Area
Major South-East Transportation Corridors
Zarqa
Amman 7th Circle 8th Circle
A d oa
t or irp
R
Q.A
. .I.A
Municipality of Greater Amman
No Planning, Will Lead to Chaos
Will Create Dysfunctional Network
No Connectivity between Developments
Costly & Poor Image for Main Gateway into City
Municipality of Greater Amman
Some Ideas for Planned Development
Central Station
Embassies & Health Governmental City City
Leisure City
UniverCity
Business Center
Media City
Sport City
Airport Free Zone
Municipality of Greater Amman
Conclusion
Conclusion • GAM has: • Identified the Tower locations • Developed Modern Tower Planning Regulations & Design Guidelines • Streamlined The Process • Our Planning Program Continues… • We Need Your Input!
Municipality of Greater Amman
Thank You!
All documents are available at www.ammancity.gov.jo Includes a Master Plan e-Forum to submit your comments……
Related Documents
Amman Master Plan
October 2019 8
Master Plan
December 2019 35
Master Plan
May 2020 30
Master Plan Comparison
August 2019 33
Waterfront Master Plan
July 2020 7