High Rise Towers Detailed Plans | Amman Institute
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High Rise Towers Detailed Plans | Amman Institute

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High Rise Towers Detailed Plans | Amman Institute High Rise Towers Detailed Plans | Amman Institute Presentation Transcript

  • 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 AspirationsVision: Aspirations:A liveable city is an organized To develop Amman into:city….with a soul 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 AmmanOld GAM: 680 sq. km.Phase 1: +700 sq kmPhase 2: +300 sq kmMetro 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 ApproachMany 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 GAM has over 40 applications7th 6th 5th 4th 3rd 2nd for ‘Towers’ ranging from 15 - 60 Optimal Traffic storeys in height Acceptable Traffic We had noTraffic to accommodate Critical plan 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 RespondedVision 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 StrategyTo accommodate High DensityMixed Use (HDMU) development in aplanned 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 StrategyTo accommodate High DensityMixed Use (HDMU) development in aplanned 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 CautionExisting 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 AreasArea A: Central Parkway Area B: Northern Gateway Area C: Southern GatewayTotal Area: 282 dunums Total Area: 1060 dunums Total Area: 2190 dunumsHDMU Zones: 82 dunums HDMU Zones: 243 dunums HDMU Zones: 419 dunumsHDMU Lots: 26 HDMU Lots: 80 HDMU Lots: 139HDMU Building Area: 311,958 m2 HDMU Building Area: 855,690 m2 HDMU Building Area: 2,594,532 m2Public Parks: 100 dunums Public Parks: 290 dunums Public Parks: 490 dunumsCommunity 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 TopographyJabal Amman before Development Municipality of Greater Amman
  • Principles: Response To TopographyInner City: Urban Regeneration AreasPeriphery: Urban Intensification AreasOuter 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 TopographyComparative Analysis of Towers on the Hilltop Municipality of Greater Amman
  • Principles: Response To TopographyComparative Analysis of Towers on the Hilltop, onthe Slope Municipality of Greater Amman
  • Principles: Response To TopographyComparative Analysis of Towers on the Hilltop, onthe Slope, or in the Wadi. Towers are leastdisruptive 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 VancouverProtecting Views in Vancouver:Three Dimensional View Corridors HaveBeen Established From Key Vantage Pointsto Landmarks and Special Areas Municipality of Greater Amman
  • Principles: Views + Landmarks Protect Axial Views Along Major Roads Municipality of Greater Amman
  • Principles: Views and LandmarksProtect View Corridors To Important Institutions Municipality of Greater Amman
  • Principles: Views and LandmarksStagger Buildings On Slopes so that one building looks by another Municipality of Greater Amman
  • Principles: Views and LandmarksProtect Views from Jabal to Jabal and from Jabals To Wadis Municipality of Greater Amman
  • Principles: Views and LandmarksEncourage 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 NeighbourhoodsJabal Amman and Abdoun Neighbourhoods Municipality of Greater Amman
  • Principles: Compact, Stable NeighbourhoodsCompact + Accessible on Foot Municipality of Greater Amman
  • Principles: Compact, Stable NeighbourhoodsClustering new higher density housing, in combination with medium and lowerdensities, 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 Parkway40 m profile2 lanes in each direction+ bus- or LRT integrated in separate lanesidewalks 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 ScalesProposed HD Building Envelopes Municipality of Greater Amman
  • Principles: Emerging Variety of ScalesProposed 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 + ChangeCharacteristics 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 ZoningLand-Use Zoning Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeLot Development + Building Envelope Standards Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeBuilding Lot Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeAdjacent Street and Service Lane Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeMinimum Building Setbacks Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeMaximum Floor Plate Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeMinimum Landscaped Open Space Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeVehicular Access Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeVisitor Parking At Grade Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeRamp To Underground Parking Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeMinimum + Maximum Heights Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeUnderground Parking (2 levels) Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeService Access Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeStreets Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopePark Space Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopePodium Municipality of Greater Amman
  • Development Standards: Lot + Building EnvelopeOffice 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 StructureABDOUN 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 AreaArea 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 CeilingArea A: Building Height Ceiling Municipality of Greater Amman
  • Central Parkway: Building Height CeilingArea 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 PlanAerial 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 ParkwayCentral Parkway: View towards Zone 4 - Before Municipality of Greater Amman
  • Central Parkway: View of ParkwayCentral Parkway: View towards Zone 4 - After Municipality of Greater Amman
  • Central Parkway: View Towards Abdoun BridgeCentral 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 CeilingArea B: Building Height Ceiling Municipality of Greater Amman
  • Northern Gateway: Height Ceiling YAJOUZ AL URDONArea 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& StairsHDMU Podium Sites 1Build-to Line for Shopping St., Both SidesService Alley Public Open SpaceBRT Stop Community Facility SiteBuilding Envelope Linear CommercialPrivate Landscaped Open Space (LOS) Public Walkway & Stairs Area B - Zone 1HDMU 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 ZoneNorthern 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 T FA A RA 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 4Building Envelope 4 BRT Stop HDMU Podium Sites Build-to Line forService 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 - ViewSouthern 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 UseUse 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 Regimefor 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 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 2As-of-Right un-zoned area 1 Municipality of Greater Amman
  • Proposed Community Development FundFor 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" HDMU Offices Article 42" Offices HDMU Retail & Offices" & Retail" OfficesTotal Land Size 10,000 m2 3,000 m2 10,000 m2 3,000 m2Total Coverage Area 3,000 m2 720 m2 3,000 m2 900 m2Size of RentableOffice Space 75,000 m2 19,440 m2 66,000 m2 20,700 m2Rentable Parking 35,000 m2 9,720 m2 30,800 m2 13,050 m2Rentable Retail N/A N/A 9,000 m2 3,780 m2Financial FiguresIRR 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 InvestmentRequired (JOD) 80,615,106 23,029,481 77,649,170 28,660,942 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 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: 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 Nextin 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-EastTransportation 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 DevelopmentsWill Create Dysfunctional Network Costly & Poor Image for Main Gateway into City Municipality of Greater Amman
  • Some Ideas for Planned DevelopmentCentral Embassies & Health Leisure UniverCity Business Media Sport AirportStation 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.joIncludes aMaster Plan e-Forumto submit your comments……