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

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Page 1: Amman Master Plan

High Rise Towers: An Integral Part of Amman’s Urban Landscape

Omar MaaniMayor of Amman

February 18, 2007

Page 2: Amman Master Plan

Municipality of Greater Amman

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

Page 3: Amman Master Plan

The Vision

Page 4: Amman Master Plan

Municipality of Greater Amman

“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”

HM King Abdullah II’s Vision

Page 5: Amman Master Plan

Municipality of Greater Amman

Our Vision and Aspirations

Vision:A liveable city is an organized city….with a soul

Aspirations: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

Page 6: Amman Master Plan

Municipality of Greater Amman

A New Metropolitan Amman

Old GAM: 680 sq. km.Phase 1: +700 sq kmPhase 2: +300 sq km

Metro Amman: 1,680 sq. km.

Page 7: Amman Master Plan

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

Page 8: Amman Master Plan

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

Heritage and Culture

Open Space

Transportation Plan

Land Use PlanningNote: map is a schematic representation

Page 9: Amman Master Plan

Municipality of Greater Amman

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

Page 10: Amman Master Plan

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

Page 11: Amman Master Plan

Municipality of Greater Amman

Current Situation with Towers

GAM has over 40 applicationsfor ‘Towers’ ranging from 15 - 60 storeys in height

We had no plan to accommodate Towers

Collectively, the projects would have had major negative impacton

the existing, predominantly four-storey, urban form and character of Ammanthe infrastructure and transportation system

Optimal TrafficAcceptable TrafficCritical TrafficGridlock Traffic

2nd3rd4th5th6th7th

5TH Circle

Cumulative Impact of proposed Towers on Zahran is Gridlock

Page 12: Amman Master Plan

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

Page 13: Amman Master Plan

Municipality of Greater Amman

How We Have Responded

Vision

HDMU Policies

Modern Tower Regulations

Development Guidelines

Institutional Capacity

One-Stop-Shop

Page 14: Amman Master Plan

Our Approach: An Interim Growth Strategy

Page 15: Amman Master Plan

Municipality of Greater Amman

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 antiquitiesComplements Amman’s unique urban fabric and topographyMaintains public views of key landmarks and vistasProtects existing, stable neighborhoods Ensures land-use compatibilitywith adjacent neighbourhoods

Promotes mixed-use in order to encourage pedestrian-friendlyneighbourhoods

Page 16: Amman Master Plan

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

Page 17: Amman Master Plan

Municipality of Greater Amman

Existing Built-up Area

Area Selection Methodology

Green Zone :

Potential HDMU Sites

Orange Zone :

Proceed with Caution

Red Zone :

No HDMU

Page 18: Amman Master Plan

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

Page 19: Amman Master Plan

Municipality of Greater Amman

Interim Growth Study: GIS Analysis

Green Zones:

Existing Development Sites that have access to infrastructure, major

transportation / transit corridors, etc.

Page 20: Amman Master Plan

Municipality of Greater Amman

Interim Growth Study: Potential HDMU Areas

Regeneration Areas (Infill):

within the urban envelope

Page 21: Amman Master Plan

Municipality of Greater Amman

Interim Growth Study: Potential HDMU Areas

Intensification Areas (Out fill):

on the periphery of the urban envelope

Page 22: Amman Master Plan

Municipality of Greater Amman

Interim Growth Study: Potential HDMU Areas

Greenfields Areas (Expansion):

outside the urban area

Page 23: Amman Master Plan

The HDMU Areas

Page 24: Amman Master Plan

Municipality of Greater Amman

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

Page 25: Amman Master Plan

Municipality of Greater Amman

HDMU Interim Areas: Evaluation

Page 26: Amman Master Plan

Municipality of Greater Amman

HDMU Areas: Location Within the City

Expressways

Transit (BRT) Roads

Future Loops

Abdali: Amman’s New Central Business District

Area A: Central Parkway

Area B: Amman’s Northern Gateway

Area C: Amman’s Southern Gateway

Page 27: Amman Master Plan

Municipality of Greater Amman

Expressways

Transit (BRT) Roads

Future Loops

HDMU Areas: Location Within the City

C - Southern Gateway

A - Central Parkway

B - Northern Gateway

Page 28: Amman Master Plan

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, andimprove access to it

Reduce the impact of new towers on existing stable neighbourhoods

Encourage high quality urban and architectural design

Page 29: Amman Master Plan

Municipality of Greater Amman

HDMU Areas: Location Within the City

B

A

C

Page 30: Amman Master Plan

Municipality of Greater Amman

HDMU Areas: Location Within the City

Page 31: Amman Master Plan

Municipality of Greater Amman

HDMU Areas: Location Within the City

Page 32: Amman Master Plan

Municipality of Greater Amman

HDMU Areas

Area A: Central ParkwayTotal Area: 282 dunumsHDMU Zones: 82 dunumsHDMU Lots: 26HDMU Building Area: 311,958 m2Public Parks: 100 dunumsCommunity Facilities: 30 dunums

Area B: Northern GatewayTotal Area: 1060 dunumsHDMU Zones: 243 dunumsHDMU Lots: 80HDMU Building Area: 855,690 m2Public Parks: 290 dunumsCommunity Facilities: 60 dunums

Area C: Southern GatewayTotal Area: 2190 dunumsHDMU Zones: 419 dunumsHDMU Lots: 139HDMU Building Area: 2,594,532 m2Public Parks: 490 dunumsCommunity Facilities: 70 dunums

Page 33: Amman Master Plan

Urban Design Principles

Page 34: Amman Master Plan

Municipality of Greater Amman

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

Page 35: Amman Master Plan

Municipality of Greater Amman

Principles: Response to Topography

Page 36: Amman Master Plan

Municipality of Greater Amman

Principles: Response to Topography

Page 37: Amman Master Plan

Municipality of Greater Amman

Principles: Response To Topography Jabal Amman before Development

Page 38: Amman Master Plan

Municipality of Greater Amman

Inner City: Urban Regeneration Areas

Periphery: Urban Intensification Areas

Outer City: Expansion Areas

Principles: Response To Topography

Page 39: Amman Master Plan

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.

Page 40: Amman Master Plan

Municipality of Greater Amman

Principles: Response To Topography Comparative Analysis of Towers on the Hilltop

Page 41: Amman Master Plan

Municipality of Greater Amman

Principles: Response To Topography Comparative Analysis of Towers on the Hilltop, on the Slope

Page 42: Amman Master Plan

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.

Page 43: Amman Master Plan

Municipality of Greater Amman

Principles: Natural Heritage

Page 44: Amman Master Plan

Municipality of Greater Amman

Principles: Natural Heritage

Page 45: Amman Master Plan

Municipality of Greater Amman

Principles: Natural Heritage

From The 1987 Comprehensive Development Plan for Amman.

Page 46: Amman Master Plan

Municipality of Greater Amman

Principles: Natural Heritage

The 1987 Comprehensive Development Plan for Amman proposed to develop the Wadisas major public green corridors.

Page 47: Amman Master Plan

Municipality of Greater Amman

Principles: Cultural Heritage

Page 48: Amman Master Plan

Municipality of Greater Amman

Principles: Cultural Heritage

Heritage and Antiquities Map (GAM GIS)

Page 49: Amman Master Plan

Municipality of Greater Amman

Principles: Cultural Heritage

25-metre Heritage Buffer

Page 50: Amman Master Plan

Municipality of Greater Amman

Principles: Views + Landmarks

Page 51: Amman Master Plan

Municipality of Greater Amman

Principles: Views + Landmarks

Page 52: Amman Master Plan

Municipality of Greater Amman

Principles: Views + Landmarks

Page 53: Amman Master Plan

Municipality of Greater Amman

Principles: Views + Landmarks

Page 54: Amman Master Plan

Municipality of Greater Amman

Protecting Views in Vancouver:

Three Dimensional View Corridors Have Been Established From Key Vantage Points to Landmarks and Special Areas

Principles: Protecting Views in Vancouver

Page 55: Amman Master Plan

Municipality of Greater Amman

Principles: Views + Landmarks

Protect Axial Views Along Major Roads

Page 56: Amman Master Plan

Municipality of Greater Amman

Principles: Views and Landmarks

Protect View Corridors To Important Institutions

Page 57: Amman Master Plan

Municipality of Greater Amman

Principles: Views and Landmarks

Stagger Buildings On Slopes so that one building looks by another

Page 58: Amman Master Plan

Municipality of Greater Amman

Principles: Views and Landmarks

Protect Views from Jabal to Jabal and from Jabals To Wadis

Page 59: Amman Master Plan

Municipality of Greater Amman

Principles: Views and Landmarks

Encourage taller, thinner towers (smaller floor plate) over Shorter, Wider Blocks (large floor plates)

Page 60: Amman Master Plan

Municipality of Greater Amman

Principles: Continuous Public Realm

Page 61: Amman Master Plan

Municipality of Greater Amman

Principles: Continuous Public Realm

Page 62: Amman Master Plan

Municipality of Greater Amman

Principles: Continuous Public Realm

Page 63: Amman Master Plan

Municipality of Greater Amman

Principles: Continuous Public Realm

Page 64: Amman Master Plan

Municipality of Greater Amman

Principles: Continuous Public Realm

Page 65: Amman Master Plan

Municipality of Greater Amman

Principles: Compact, Stable Neighbourhoods

Jabal Amman and Abdoun Neighbourhoods

Page 66: Amman Master Plan

Municipality of Greater Amman

Principles: Compact, Stable Neighbourhoods

Compact + Accessible on Foot

Page 67: Amman Master Plan

Municipality of Greater Amman

Principles: Compact, Stable NeighbourhoodsClustering new higher density housing, in combination with medium and lower densities, creates a better sense of community - and costs less to service.

Page 68: Amman Master Plan

Municipality of Greater Amman

Principles: Mixed Use Streets

Page 69: Amman Master Plan

Municipality of Greater Amman

Principles: Mixed Use Streets

Page 70: Amman Master Plan

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)

Page 71: Amman Master Plan

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

Page 72: Amman Master Plan

Municipality of Greater Amman

Street Hierarchy – Main Street

30 m profile

2 lanes in each direction

+ parking lane

sidewalks on both sides + median

Page 73: Amman Master Plan

Municipality of Greater Amman

Street Hierarchy – Collector Street

24 m profile

1 lane in each direction

+ parking lane

sidewalk on both sides

Page 74: Amman Master Plan

Municipality of Greater Amman

Street Hierarchy – Local Street

18-20 m profile

1 lane in each direction

+ parking lane

sidewalks on both sides

Page 75: Amman Master Plan

Municipality of Greater Amman

Street Hierarchy – Service Lane

8 m profile

Page 76: Amman Master Plan

Municipality of Greater Amman

Principles: Emerging Variety of Scales

Page 77: Amman Master Plan

Municipality of Greater Amman

Proposed HD Building Envelopes

Principles: Emerging Variety of Scales

Page 78: Amman Master Plan

Municipality of Greater Amman

Proposed HDMU Building Envelopes

Principles: Emerging Variety of Scales

Page 79: Amman Master Plan

Municipality of Greater Amman

Principles: Uniformity of Building Form + Materials

Page 80: Amman Master Plan

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

Page 81: Amman Master Plan

Municipality of Greater Amman

Principles: Ongoing Growth + Change

Page 82: Amman Master Plan

Municipality of Greater Amman

Urban Regeneration Areas

Urban Intensification Areas

Expansion Areas

Characteristics of Built Fabric: Inner to Outer City

Principles: Ongoing Growth + Change

Page 83: Amman Master Plan

Municipality of Greater Amman

Principles: Ongoing Growth + Change

Urban Regeneration Areas

Urban Intensification Areas

Expansion Areas

Page 84: Amman Master Plan

Development Controls

Page 85: Amman Master Plan

Municipality of Greater Amman

Development Controls

Regulations (Mandatory)

• Land-Use Zoning

• Lot Development Regulations

• Building Envelope Regulations

• Parking Standards

Plus Design Guidelines (Discretionary)

Page 86: Amman Master Plan

Municipality of Greater Amman

Land-Use Zoning

Development Controls : Land-Use Zoning

Page 87: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Lot Development + Building Envelope Standards

Page 88: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Building Lot

Page 89: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Adjacent Street and Service Lane

Page 90: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Minimum Building Setbacks

Page 91: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Maximum Floor Plate

Page 92: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Minimum Landscaped Open Space

Page 93: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Vehicular Access

Page 94: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Visitor Parking At Grade

Page 95: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Ramp To Underground Parking

Page 96: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Minimum + Maximum Heights

Page 97: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Underground Parking (2 levels)

Page 98: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Service Access

Page 99: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Streets

Page 100: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Park Space

Page 101: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Podium

Page 102: Amman Master Plan

Municipality of Greater Amman

Development Standards: Lot + Building Envelope

Office Tower + Podium

Page 103: Amman Master Plan

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

Page 104: Amman Master Plan

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

Page 105: Amman Master Plan

HDMU Concept Plans

Page 106: Amman Master Plan

Central Parkway

Page 107: Amman Master Plan

Municipality of Greater Amman

Area A: Central Parkway

Jabal Amman

Jabal Abdoun

Jabal Akhdar

Page 108: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Photographs

Page 109: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Photographs

Page 110: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Road Structure

PRINCESS BASMA STREET

ABDOUN CORRIDOR

ABDOUN BRIDGE

Page 111: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Public Open Space

Page 112: Amman Master Plan

Municipality of Greater Amman

Central Parkway: View Corridor

Page 113: Amman Master Plan

Municipality of Greater Amman

Central Parkway: View Corridor

Page 114: Amman Master Plan

Municipality of Greater Amman

Central Parkway: View Corridor

Page 115: Amman Master Plan

Municipality of Greater Amman

Central Parkway: HDMU Area

Total number of HDMU plots = 26

Area A Zoning Map

Page 116: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Topography

Jabal AmmanJabal Abdoun

Jabal Akhdar

Page 117: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Building Height Ceiling

Area A: Building Height Ceiling

Page 118: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Building Height Ceiling

Area A: Building Height Ceiling

Page 119: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Building Height Ceiling

Page 120: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Concept Plan

Zone 1

Zone 2

Zone 3

Zone 4

Page 121: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Concept Plan

Zone 1

Zone 2

Zone 3

Zone 4

Page 122: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Concept Plan

Zone 1

Zone 2

Zone 3

Zone 4

Page 123: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Concept Plan

Aerial view of the Amman Central Parkway at night

Page 124: Amman Master Plan

Municipality of Greater Amman

Central Parkway: HDMU Zone 3

Public Stairs

HDMU Podium Sites

Build-to Line for Shopping Street

Collector Access Road

Building Envelope

Public OpenSpace

Area A - Zone 38 HDMU Plots

3

Private Landscaped Open Space (LOS)

HDMU Typical Sites

Landmark Site

BRT Stop

Page 125: Amman Master Plan

Municipality of Greater Amman

Central Parkway: HDMU Zone 3

Page 126: Amman Master Plan

Municipality of Greater Amman

Central Parkway: HDMU Zone 3

Page 127: Amman Master Plan

Municipality of Greater Amman

Central Parkway: View towards Zone 4 - Before

Central Parkway: View of Parkway

Page 128: Amman Master Plan

Municipality of Greater Amman

Central Parkway: View of Parkway

Central Parkway: View towards Zone 4 - After

Page 129: Amman Master Plan

Municipality of Greater Amman

Central Parkway: View Towards Abdoun Bridge

Central Parkway: View towards Zone 4 - After

Page 130: Amman Master Plan

Municipality of Greater Amman

Central Parkway: Concept Plan

Page 131: Amman Master Plan

Northern Gateway

Page 132: Amman Master Plan

Municipality of Greater Amman

Area B - Northern Gateway

Page 133: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: Photographs

10

7

Page 134: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: Road StructureYAJOUZ

AL URDON

Page 135: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: Open Space

Page 136: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: View Corridors

Area B: View Planes

Page 137: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: View Corridors

Area B: View Planes

Page 138: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: View Corridors

Area B: View Planes

Page 139: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: HDMU Zones

Total number of HDMU plots = 80

Zone 2

Zone 3

Zone 4

Zone 1

Page 140: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: Topography

Page 141: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: Height Ceiling

Area B: Building Height Ceiling

Page 142: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: Height Ceiling

YAJOUZ

AL URDON

Area B: Building Height Ceiling

Page 143: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: Building Height Ceiling

Page 144: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: Concept Plan

Zone 2

Zone 3

Zone 4

Zone 1

Page 145: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: HMDU Area

Zone 2

Zone 3

Zone 4

Zone 1

Page 146: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: HMDU Area

Zone 2

Zone 3Zone 4

Zone 1Yajouz Road

Page 147: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: HMDU Area

Zone 2

Zone 3Zone 4

Zone 1Yajouz Road

Page 148: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: HDMU Zone 1

Build-to Line for Shopping St., Both Sides

Building Envelope

BRT Stop

Area B - Zone 122 HDMU Plots

Private Landscaped Open Space (LOS)

HDMU Podium Sites 1

HDMU Typical Sites

Service Alley

Build-to Line for Shopping Street along Walkway& Stairs

Public Walkway & Stairs

Public OpenSpace

Community Facility Site

Linear Commercial

Page 149: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: HDMU Zone 1

Page 150: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: HMDU Zone

View from Yajouz Road, looking South

Page 151: Amman Master Plan

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

Page 152: Amman Master Plan

Municipality of Greater Amman

Northern Gateway: HMDU Zone

Page 153: Amman Master Plan

Southern Gateway

Page 154: Amman Master Plan

Municipality of Greater Amman

Area C: Southern Gateway

Page 155: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Photographs

Page 156: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Photographs

Page 157: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Road Structure

WADI ABDOUN

JABAL ARAFAT

AIR

POR

T R

OA

D

Page 158: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Public Open Space

•Public Stairs linking Wadis and Hilltops•Circles/Intersections + Corridors•Pedestrian + vehicular

Page 159: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: View Corridors

Area C: View Corridors

Page 160: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: View Corridors

Area C: View Corridors

Page 161: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: View Corridors

Area C: View Corridors

Page 162: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: HDMU Zones

Total number of HDMU plots = 139

Zone 1

Zone 2

Zone 3Zone 4

Page 163: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Topography

Page 164: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Height Cap

Page 165: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Building Height Ceiling

Page 166: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Building Height Ceiling

Page 167: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: Concept Plan

Total number of HDMU plots = 139

Zone 1

Zone 2

Zone 3Zone 4

Page 168: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: HDMU Area

Zone 1

Zone 2

Zone 3 Zone 4

Page 169: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: HDMU Area

Page 170: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: HDMU Zone 4

Build-to Line for Shopping Street

Building Envelope

Public OpenSpace

HDMU Podium Sites

Service Alley

BRT Stop

Area C - Zone 428 HDMU Plots

4

Page 171: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: HDMU Zone 4 - View

Page 172: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: HDMU Zone 4 - View

Southern Gateway: The HDMU areas will be lively developments with shopping and active street

Page 173: Amman Master Plan

Municipality of Greater Amman

Southern Gateway: HDMU Zone 4 - View

Page 174: Amman Master Plan

New Central Business District: Abdali

Page 175: Amman Master Plan

Municipality of Greater Amman

New CBD: Abdali Location

Page 176: Amman Master Plan

Municipality of Greater Amman

Abdali Site Plan

Page 177: Amman Master 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

on 300,000 sq m of land with 54 parcels

100%

Page 178: Amman Master Plan

Municipality of Greater Amman

New CBD: Abdali

Page 179: Amman Master Plan

Municipality of Greater Amman

New CBD: Abdali

Page 180: Amman Master Plan

Municipality of Greater Amman

New CBD: Abdali

Page 181: Amman Master Plan

Municipality of Greater Amman

New CBD: Abdali

Page 182: Amman Master Plan

Municipality of Greater Amman

New CBD: Abdali

Page 183: Amman Master Plan

Municipality of Greater Amman

New CBD: Abdali Towers

Page 184: Amman Master Plan

A Modern Planning Regimefor Towers

Page 185: Amman Master Plan

Municipality of Greater Amman

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

Page 186: Amman Master Plan

Municipality of Greater Amman

Key Elements

HDMU Policy that describes the goals, objectives and policiesfor HDMU developments – based on Master Plan Vision document

Special HDMU Planning Provision (the ‘regulation’) for HDMU Developments that designate the areas, outline land use & detailthe building and design standards

HDMU Operational Manual that includes concept plans, design guidelines, application process, fee structure, etc.

Page 187: Amman Master Plan

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 SizesPermissible Areas & UsesBuilding HeightsSetbacksStreet EnvironmentParking/Services Regulations

Page 188: Amman Master Plan

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

Page 189: Amman Master Plan

Municipality of Greater Amman

Financial Benefits of Planned + Clustered TowersInfrastructure Cost

per sq M.

JD25

JD50

JD75

JD100

Recent Tower

HDMUTower

Page 190: Amman Master Plan

Municipality of Greater Amman

Purchase of ‘Community Development Rights’

Over 8 StoriesDiscretionary @ Request of Applicant

Based on HDMU guidelines& Area Concept Plans

$

25% toAmmanCommunity Development Fund

75% toLand Owner

CurrentAs-of-Right un-zoned area

zonedzoned areaNew As-of-Right

current max as-of-right

in GAM Commercial zone

8

7

6

5

4

3

2

1

Page 191: Amman Master Plan

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)

Page 192: Amman Master Plan

Municipality of Greater Amman

Financial Comparative Analysis

HDMU Retail & Offices

Article 42" Offices & Retail"

HDMU Offices

3,000 m210,000 m23,000 m2

720 m2

19,440 m2

9,720 m2

N/A

16.64%

19.24%

10,000 m2Total Land Size

12.00%

23,029,481

900 m23,000 m23,000 m2Total Coverage Area

20,700 m266,000 m275,000 m2Size of Rentable Office Space

13,050 m230,800 m235,000 m2Rentable Parking3,780 m29,000 m2N/ARentable Retail

Financial Figures 19.79%20.758%17.485%IRR Overall (ROA)

23.95%25.406%20.497%IRR on Equity

12.00%12.00%12.00%Discount Rate

28,660,942 77,649,170 80,615,106

Article 42" Offices"

Total Investment Required (JOD)

Page 193: Amman Master Plan

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

Page 194: Amman Master Plan

Municipality of Greater Amman

Basic Elements of New Process: 3 Steps

1Pre-Application

Consultation

• Focus on the development concept & guidance to investors

• Flag major issues related to: land use, siting, transport & other infrastructure services

2Development

Review

• Focus on site plans, urban/architectural/landscaping design, transportation access, and other off-site service requirements

• Public input on Major projects

3Detailed

Technical Review

• Focus on building life-safety requirements, technical specifications and requirements for transportation & infrastructure (on & off-site)

L

I

C

E

N

C

E

Page 195: Amman Master Plan

Municipality of Greater Amman

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 agenciesGAM will manage the One-Stop-Shop

e-Enable workflow process

One-Stop-Shop for Investors

Page 196: Amman Master Plan

Municipality of Greater Amman

New Process: A New GAM Department

Page 197: Amman Master Plan

What’s Next in Our Planning Program

Page 198: Amman Master Plan

Municipality of Greater Amman

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 kmMetro Amman: approx. 1,700 sq km

Page 199: Amman Master Plan

Airport Road: Special Development Area

Page 200: Amman Master Plan

Municipality of Greater Amman

Major South-EastTransportation Corridors

Amman

Q.A.I.A.

AirportRoad

7th Circle

8th Circle

Zarqa

Page 201: Amman Master Plan

Municipality of Greater Amman

No Planning, Will Lead to Chaos No Connectivity between Developments

Will Create Dysfunctional Network Costly & Poor Image for Main Gateway into City

Page 202: Amman Master Plan

Municipality of Greater Amman

CentralStation

Embassies & Governmental City

HealthCity

LeisureCity

UniverCity BusinessCenter

MediaCity

SportCity

AirportFreeZone

Some Ideas for Planned Development

Page 203: Amman Master Plan

Conclusion

Page 204: Amman Master Plan

Municipality of Greater Amman

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!

Page 205: Amman Master Plan

Thank You!

All documents are available at www.ammancity.gov.jo

Includes a Master Plan e-Forumto submit your comments……