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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 To develop Amman into:
city….with a soul
ƒ A Green & Pedestrian City
ƒ A City built to a Human Scale
ƒ A Heritage City
ƒ An Inclusive & Multi-Cultural City
ƒ A Peaceful, Hospitable & Proud
City
ƒ A Modern & Smart City
ƒ An Efficient City
ƒ An Entrepreneurial City
ƒ A Sustainable & Environmentally
Friendly City

Municipality of Greater Amman


A New Metropolitan Amman

Old GAM: 680 sq. km.


Phase 1: +700 sq km
Phase 2: +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:
ƒ City Council
ƒ Citizens, Civil Society & NGO’s
ƒ Business Community, including
Investors & Utilities
ƒ GAM Employees
ƒ Central Government Agencies
ƒ National Political Leadership
ƒ Professional Associations
ƒ Neighboring Municipalities
ƒ International Donors

Municipality of Greater Amman


Current Situation with Towers
Cumulative Impact of proposed Towers on Zahran is Gridlock

ƒ thGAM has over 40 applications


7 6th 5th 4th 3rd 2nd
for ‘Towers’ ranging from 15 - 60
storeysOptimal Traffic
in height
Acceptable Traffic

ƒ We had noTraffic
Critical plan to accommodate
Gridlock Traffic 5TH Circle
Towers
ƒ Collectively, the projects would
have had major negative impact
on
ƒ the existing, predominantly
four-storey, urban form and
character of Amman
ƒ the infrastructure and
transportation system

Municipality of Greater Amman


Tower Developments Fit with Our Vision
ƒ Towers are an essential component of thriving, modern cities, they:
ƒ encourage intensification of growth rather than sprawl
ƒ represent smart growth
ƒ address real and emerging market demands and meets the interest
of investors
ƒ 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:
ƒ Protects and complement the City’s
heritage and antiquities
ƒ Complements Amman’s unique
urban fabric and topography
ƒ Maintains public views of key
landmarks and vistas
ƒ Protects existing, stable
neighborhoods
ƒ Ensures land-use compatibility
with adjacent neighbourhoods
ƒ 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:
ƒ Can be serviced efficiently without
overloading Amman’s existing
infrastructure – water, sewerage
and storm water systems
ƒ Ensures and promotes “green”
environmental standards
ƒ Provides for safe and efficient
transportation access, including
access to public transit as well as
sufficient on-site parking
ƒ 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

ƒ Address a cross-section of urban conditions – inner city


(regeneration), periphery (intensification), and outer city
(expansion)

ƒ Close to existing and planned future Public Transit

ƒ Balance Northern + Southern and Central Development

ƒ Build new public green space in conjunction with new towers, and
improve access to it

ƒ Reduce the impact of new towers on existing stable


neighbourhoods

ƒ Encourage high quality urban and architectural design

Municipality of Greater Amman


HDMU Areas: Location Within the City

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 Total Area: 1060 dunums Total Area: 2190 dunums
HDMU Zones: 82 dunums HDMU Zones: 243 dunums HDMU Zones: 419 dunums
HDMU Lots: 26 HDMU Lots: 80 HDMU Lots: 139
HDMU Building Area: 311,958 m2 HDMU Building Area: 855,690 m2 HDMU Building Area: 2,594,532 m2
Public Parks: 100 dunums Public Parks: 290 dunums Public Parks: 490 dunums
Community Facilities: 30 dunums Community Facilities: 60 dunums Community Facilities: 70 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:

ƒ 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

ƒ encourage the use of complementary colours – white, beige, grey

ƒ 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
ƒ For each land-use type
ƒ Promotes shared parking between uses

„ HMDU Residential (for example)


ƒ 1 parking space for every dwelling unit less than 150 s.m.
ƒ 1.5 parking spaces for every dwelling unit from 150-250 s.m.
ƒ 2 parking spaces for every dwelling unit larger than 250 s.m.
ƒ 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

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
Northern Gateway: HDMU Zone 1
along Walkway& Stairs

HDMU Podium Sites


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) Public Walkway & Stairs

Area B - Zone 1
HDMU Typical Sites 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

WADI ABDOUN

AT
R AF
A
R OA D

L
BA
JA
AIRPORT

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 4
Zone 3

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 4
Zone 3

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

BRT Stop

HDMU Podium Sites

Build-to Line for


Service Shopping Street
Alley

Public Open
Area C - Zone 4
Space
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

ƒ Major Changes to Regulations:


ƒ ‘Made-in-Amman’ Solution
ƒ Based on International Best Practices
ƒ A Special Planning Provision for the HDMU areas to take
the place of Article 42
ƒ Two Month Public Review Process for input and refinement

Municipality of Greater Amman


Key Elements

ƒ HDMU Policy that describes the goals, objectives and policies


for HDMU developments – based on Master Plan Vision
document
ƒ Special HDMU Planning Provision (the ‘regulation’) for HDMU
Developments that designate the areas, outline land use & detail
the building and design standards
ƒ HDMU Operational Manual that includes concept plans, design
guidelines, application process, fee structure, etc.

Municipality of Greater Amman


Key Concepts in the Regulation

ƒ 8 stories granted as a development right in HDMU Zones –


anything above 8 stories is guided by:
ƒ Regulatory development standards (minimal)
ƒ HDMU Development Guidelines & Instructions
ƒ Preservation of View Planes & Vistas
ƒ New Key Standards:
ƒ Plot Sizes
ƒ Permissible Areas & Uses
ƒ Building Heights
ƒ Setbacks
ƒ Street Environment
ƒ Parking/Services Regulations

Municipality of Greater Amman


Development Fees

ƒ Three-Components to Fees:
ƒ Building fees (central commercial) – for application review &
licensing
ƒ 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)

ƒ 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 HDMU
Tower Tower

Municipality of Greater Amman


Purchase of ‘Community Development Rights’

25% to
Amman
Over 8 Stories Community
Development Fund
Discretionary @ Request of Applicant
Based on HDMU guidelines 75% to
Land Owner
& Area Concept Plans
8
current max 7
as-of-right 6
in GAM 5
New As-of-Right Commercial zone
4
zoned
zoned area 3
Current
2
As-of-Right un-zoned area
1

Municipality of Greater Amman


Proposed Community Development Fund

For Community-Wide Benefit:


ƒ Heritage Preservation
ƒ Greening the City
ƒ Social Actions, accommodating special social community needs
(disabled, elderly, children and the disadvantaged)

Municipality of Greater Amman


Financial Comparative Analysis

Article 42" HDMU Offices Article 42" Offices HDMU Retail &
Offices" & 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
Rentable Retail N/A N/A 9,000 m2 3,780 m2

Financial Figures
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%
Total Investment
Required (JOD) 80,615,106 23,029,481 77,649,170 28,660,942

Municipality of Greater Amman


A New Business Process will be Introduced

ƒ “Special Joint Committee” to administer HDMU Developments


ƒ Projects will be evaluated based on the following principles:
ƒ Clarity
ƒ Simplicity
ƒ Accountability
ƒ Timeliness
ƒ Transparency

Municipality of Greater Amman


Basic Elements of New Process: 3 Steps
L
I
1 2 3
C
Pre-Application Development Detailed
Consultation Review Technical Review E
N

• Focus on the development • Focus on site plans, • Focus on building life-safety


C
concept & guidance to urban/architectural/lands requirements, technical E
investors caping design, specifications and
transportation access, requirements for
• Flag major issues related to: and other off-site service transportation &
land use, siting, transport & requirements infrastructure (on & off-site)
other infrastructure services
• Public input on Major
projects

Municipality of Greater Amman


One-Stop-Shop for Investors
„ Objective is for single-window approvals process through GAM:
ƒ Currently investors have at least 7 stops (GAM, Civil Defense, JEA,
WAJ-MIYAHUNA, JEPCO, JTC, Min. of Tourism & Antiquities)
ƒ No coordination between agencies
ƒ GAM will manage the One-Stop-Shop
ƒ 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

Metro Amman:
GAM 2006: 678 sq km 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
irp
or
R
oa

t
d
.
.I.A
Q.A

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

Municipality of Greater Amman


Some Ideas for Planned Development

Central Embassies & Health Leisure UniverCity Business Media Sport Airport
Station Governmental City City Center City City Free
City 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……

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