2. Agenda
Introduction
The Context
Our Vision
Our Master Planning Program
Metro Growth Projections & Scenarios
Corridor Intensification Strategy (CIS)
Objective and Purpose
Policies
Analysis, Characterization, and Density
Proposals
Development Process
Airport Road Concept Plan
Next Steps
Greater Amman Municipality
4. 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”
Greater Amman Municipality
5. Our Vision and Aspirations
Vision: 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
Greater Amman Municipality
6. A New Metropolitan Amman
2006: 680 sq. km
2007: 1,680 sq. km.
Old boundaries
New Additions
Greater Amman Municipality
7. Our Master Plan Program
June 2006 Feb 2007
Milestones
Interim Growth Strategy
Greater Amman Municipality
8. Our Master Plan Program
June 2006 Feb 2007 June 2007
Milestones
Corridor Intensification Strategy
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Greater Amman Municipality
9. Our Master Plan Program
June 2006 Feb 2007 June 2007 Dec 2007
Milestones
Metro-Growth Strategy
Greater Amman Municipality
10. Our Master Plan Program
June 2006 Feb 2007 June 2007 Dec 2007 Dec 2008
Milestones
Master Plans for all Growth Areas
Note: map is a schematic representation
Greater Amman Municipality
12. Amman 2025: Population Projections
7
Population Size (in millions)
Amman in 2025: 6.4 Million
6
5
4
3
2
1 Amman in 2007: 2.2 Million
0
2004 2005 2010 2015 2020 2025
Year
Greater Amman Municipality
13. Amman 2025: Growth Scenarios
Costly Infrastructure
Urban Envelope
Prime Agricultural Expensive Public Transportation
Land Impacted
GAM’s Area
Reliance on Automobile
Status Quo –
Expansion Only Loss of Agricultural Lands
Density 5
(people/donum)
Urban Envelope 840 Environmental Degradation
(sq. km.)
Prime Agricultural Land Impacted 474
(sq. km.)
3.5 Increased Cost of Development
Cost of New Road Infrastructure
(Billion of JD)
Greater Amman Municipality
14. Amman 2025: Growth Scenarios – Preferred Options
Intensification +
Intensification +
Status Quo – Densification +
Expansion
Expansion Only Expansion
Density
(people/donum) 5 10 15
Urban Envelope
(sq. km.) 840 340 120
Prime Agricultural Land
Impacted (sq. km.)
474 225 96
Cost of New Road
Infrastructure (Billion JD) 3.5 1.5 1.0
Greater Amman Municipality
16. The Intensification Corridors
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Greater Amman Municipality
18. Intensification Corridors: Objective
To accommodate the immediate demand for higher-
density development within established corridors in
a manner that complements the Amman Vision
Note: map is a schematic representation
Greater Amman Municipality
19. Policy: Urban Design
We will develop Amman at a
human scale to complement
existing neighbourhoods
Celebrate the unique
Topographic cityscape
Encourage vibrant shopping
streets
Establish appropriate transition
between stable neighbourhoods
& new developments.
Greater Amman Municipality
20. Policy: Public Spaces
We will develop a City that
draws people to its public
spaces
Create a pedestrian friendly
environment
Provide a network of parks,
walkways, sidewalks & stairs
Provide for urban public meeting
places (piazzas)
Greater Amman Municipality
21. Policy: Heritage
We will preserve the city heritage
and promote it as an integral part
of the overall City living
experience
Protect the City's architectural heritage by
identifying heritage sites
Leverage heritage as an economic
development opportunity
Encourage adaptive reuse in heritage
buildings
Greater Amman Municipality
22. Policy: Transportation & Public Transit
We will develop an integrated
multimodal transit system
Discourage dependence on private
automobile – modernize public transit
Secure convenient pedestrian access to
suitable public transit services
Provide adequate and appropriately
located parking
Greater Amman Municipality
23. Policy: Urban Growth and Social Integration
We will develop a livable City that
is able to grow "smartly" and is
inclusive of all its citizens
Intensify & densify
Integrate compatible uses
Encourage Mixed Use Development
Greater Amman Municipality
24. Mixed Use Development: A Major Paradigm Shift
Mixed Use
Integrating Residential Development with Commercial +
Office Complexes
RESIDENTIAL
RESIDENTIAL
OFFICE RESIDENTIAL
OFFICE OFFICE
OFFICE OFFICE
COMMERCIAL COMMERCIAL
Greater Amman Municipality
25. Mixed Use Development: A Major Paradigm Shift
Borrowing from the Past, Looking for the Future
Old Amman…a city with a soul!
Mixed Use Development in Toronto, Canada
Greater Amman Municipality
29. Mixed Use Development: A Major Paradigm Shift
Advantages of Mixed Use
Development
Eases transportation issues &
encourages walk-to-work-shop
Facilitates public transit feasibility
Provides an opportunity for comprehensive
and integrated development that transforms
the City
Greater Amman Municipality
30. Mixed Use Development: A Major Paradigm Shift
Mixed Use Type Residential + Residential Commercial Office
Commercial
Minimum 60% of Minimum 60% of Encouraged Encouraged
Residential
Net Floor Area Net Floor Area
Component
Minimum 80% of Maximum 20% Minimum 80% of Maximum 20%
Ground Floor
Net Ground of Net Ground Net Ground of Net Ground
Use
Floor Area Floor Area Floor Area Floor Area
Residential Mandatory Residential Encouraged
8 RESIDENTIAL
Residential Residential Residential Residential
7 Residential Residential Residential Residential
6 Residential Residential Office Office
5 Residential Residential Office Office
4 Residential Residential Office Office
3 Office Office Office Office
2 Commercial Office Commercial Office
1
COMMERCIAL
Commercial Office Commercial Office
OFFICE
Com Mandatory Com Mandatory
Greater Amman Municipality
32. Intensification Corridors: Approach
COMPREHENSIVE ANALYSIS
Current Land Use + Zoning
DEVELOPMENT DIRECTION
Land Ownership Fabric
Conservation
CLASSIFICATIONS
Development Trends &
LAND USE
Proposals
Intensification
Transportation
Densification
City Infrastructure
Heritage & Antiquities
Greater Amman Municipality
34. Factors that Determined Corridor Density
Transportation
Road Hierarchy
Public Transit
Pedestrianization
Intersection Hierarchy
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Motorway
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Urban Expressway
Am
Major Arterial
Potential Transit Corridor
Airport
Greater Amman Municipality
36. Factors that Determined Corridor Density
Urban Planning and Design
Topography
Existing Land Use & Neighborhoods
Open Space
Greater Amman Municipality
38. Corridor Density
Different building heights leading to different densities
Different building heights respond to Right of Way 40-M road design
Greater Amman Municipality
41. Arar: Classification and Development Direction
Central Urban / Developing
Mixed Use
Pedestrian Oriented Shopping Street, Ground Floor Retail, Defined /
Framed Public Realm
Pedestrian Improvements, Linkages to Adjacent Neighborhoods
Traffic / Transit Improvements
Density Increases
Greater Amman Municipality
45. Arar: Existing Zoning
Office, local commercial, or residential
Coverage ratio 39% - 51%
Height of four stories
Defined setbacks from all sides
Greater Amman Municipality
52. Arar: Proposal
Cross section along Arar showing road design and public realm improvements
Cross section along Arar showing relation of developments to adjacent areas
Greater Amman Municipality
58. Zahran: Vision
Zahran 1st – 4th: Celebrating the City History
Zahran 4th – 5th: Celebrating Architectural Excellence
Zahran 5th – 8th: Looking for the Future, Celebrating Urban Design
Greater Amman Municipality
59. Zahran 1st-5th: Classification and Development Direction
Central Urban / Heritage
Preservation and Adaptive Reuse
Reinforcement of Existing Urban Character & Streetscape
Public Realm Improvements, Traffic / Transit Improvements
Greater Amman Municipality
60. Zahran 1st-5th: Special Study Area
Celebrating the City History,,, Celebrating Architectural Excellence
4
3
2
Greater Amman Municipality
61. Zahran 1st-5th: Special Study Area
Special Study Area:
Current Zoning Prevails (4 stories)
Special Technical Review Process to Address Heritage Considerations
Corridor Heritage Development Plan to be prepared
Greater Amman Municipality
62. Zahran 5th-8th: Classification and Development Direction
Central Urban / Developing
Mixed Use
Pedestrian Oriented Shopping, Ground Floor Retail, Defined / Framed
Public Realm
Pedestrian Improvements, Linkages to Adjacent Neighborhoods
Traffic / Transit Improvements
Density Increases
Greater Amman Municipality
66. Zahran 5th-8th: The Ammani Boulevard
PARK
MuC (24M) MuO (24M)
MuRc (32M)
MuRc (40M) SWEIFIEH COMMERCIAL AREA
MuRc (48M)
Greater Amman Municipality
67. Zahran 5th-8th: The Ammani Boulevard
Looking for the Future, Celebrating Urban Design
Greater Amman Municipality
68. Zahran 5th-8th: The Ammani Boulevard
Looking for the Future, Celebrating Urban Design
Cross section along Zahran showing building heights
Illustration for the public realm along Zahran
Greater Amman Municipality
70. Development Process
Existing Zoning Standards Apply
Increase in Density by Request in accordance with the CIS
Guidelines
Special Review Process Established
New Department Established
One-Stop-Shop being Implemented
Greater Amman Municipality
71. Basic Elements of New Process: 3 Steps
L
I
1 2 3
C
Pre-Application Development Detailed
Consultation Review Technical Review E
N
C
• Focus on the • Focus on site plans, • Focus on building life-
development concept & urban/architectural/la safety requirements, E
guidance to investors ndscaping design, technical specifications
transportation and requirements for
• Flag major issues access, and other transportation &
related to: land use, off-site service infrastructure (on & off-
siting, transport & other requirements site)
infrastructure services
• Public input on Major
projects
Greater Amman Municipality
72. Development Fees
Three-Components to Fees for Lands Rezoned Upon Request
Building Fees (office/residential/commercial) – for application
review & licensing
Capital Improvement Fees: Equitable Share of Infrastructure
Costs and Parkland Acquisition
Purchase of ‘Community Development Rights’ - for higher than
Current As of Right
Greater Amman Municipality
74. Airport Corridor: Vision
Current Situation:
• The Amman Airport Corridor is special
• Primary Spine of the Capital Region – linking it with the National Airport
as well as the new Amman Development Corridor
• Currently being completely reconstructed – with service roads on both
sides - and planned to accommodate light-rail transit
• Queen Alia Airport is also being expanded to accommodate an
increase from 3 – 9 million passengers and is becoming a major
employment center
• The Corridor is under enormous development pressure to
accommodate new residential, recreational, exhibition, shopping
and media + entertainment facilities
Greater Amman Municipality
75. Airport Corridor: Vision
Our Vision:
The Airport Corridor is Amman’s Southern Gateway and it:
will provide Amman’s residents with safe and easy access to all parts of
the City
will serve as a primary traffic and transit corridor that, at the same time,
will remain “green” in character
will link designated development nodes that are defined by natural
corridors formed by the wadis and jabals that serve as the lungs of the
City
will create new open spaces that will preserve and celebrate agriculture
and conserve Amman’s limited remaining forests
will set a new standard for metropolitan planning and design within the
Capital Region
Greater Amman Municipality
76. Airport Corridor: Context
Metropolitan Context:
• The Airport Corridor is a controlled access expressway that forms a
key component of the Metropolitan Growth Plan for Greater Amman
• it is the most important of a series of Metropolitan Development
Corridors that will provide primary access throughout the new Metro
Area - as well as between it and the rest of Jordan
• it is special because it links the Central City with the Airport and thus
serves as the major southern entrance to Amman
Greater Amman Municipality
77. Airport Corridor: Purpose
Purposes of Metropolitan Development Corridors:
• To provide connectivity between different transportation modes for
moving both people and goods
• To link places of employment with places where people live - and to
provide access to a mix of metropolitan facilities
• To offer a balance of transportation choices that will reduce reliance
upon automobile movement and promote public transit
• To encourage the most financially- and environmentally-appropriate
transportation modes possible
Greater Amman Municipality
78. Airport Corridor: Planning Principles
Planning Principles:
• To accommodate a variety of land-uses
including residential, commercial,
institutional, employment and recreational
uses, in urban areas –
and appropriate institutional, commercial
(e.g. farm markets), employment, and
recreational uses (e.g. fairgrounds), in rural
areas
• To accommodate a variety of
transportation modes including automobile
and truck traffic, public transit (light rail),
and where feasible, cycling and hiking
trails
• To ensure that the Airport Corridor does
not create barriers between adjacent
communities
Greater Amman Municipality
79. Airport Corridor: Planning Principles
Planning Principles:
• To define clear edges, between urban and
rural communities in order to preserve and
protect valuable agricultural land
• To facilitate the continuity of natural
heritage systems (e.g. the wadis and
jabals) – to create a green system that
runs through the entire City - thus
facilitating the movement of people as well
as birds and animals
• To create an appropriate image for, and
entry into, Amman using appropriate
highway design, landscaping, signage,
lighting and highest-quality urban and
building design
Greater Amman Municipality
80. Airport Corridor: Existing Conditions - Constraints
8th CIRCLE
QUEEN ALIA
INTERNATIONAL Heritage + Antiquities
AIRPORT
Greater Amman Municipality
81. Airport Corridor: Existing Conditions - Agriculture
8th CIRCLE
QUEEN ALIA
INTERNATIONAL
AIRPORT
Greater Amman Municipality
88. Airport Corridor: Concept Plan
Amman Development Corridor (East): a new
by-pass and catalyst for growth (currently under
construction)
Greater Amman Municipality
90. Airport Corridor: Concept Plan
8th Circle: a new mixed-use, residential /
commercial development at the entrance to
Zahran Street
IGS Area C: new high-density, mixed-use
community on 2,190 dunums accommodating
up to 20,000 new residents to be expanded to
west side of Airport corridor
Greater Amman Municipality
91. Airport Corridor: Concept Plan
King of Bahrain Forest / Amman National
Park: are linked over the Corridor to create
one of Amman’s major metropolitan
recreational and conservation centres
Greater Amman Municipality
92. Airport Corridor: Concept Plan
Urban Greenfields: the area that Amman will
expand into in next 20 years
Greater Amman Municipality
93. Airport Corridor: Concept Plan
University of Petra
Al Zaytouneh Private University
Al Isra’ Private University
NYIT
Greater Amman Municipality
94. Airport Corridor: Concept Plan
Health City: already accommodates
Zaytouneh University (70 dunums) and
potential additional new regional health and
educational facilities
South Gateway: major new mixed-use
centre capable of accommodating regional
shopping and social facilities (Isra and NYIT
Universities) as well as a full range of
housing, recreational and conservation
features defining the southern entrance to
Amman
Greater Amman Municipality
95. Airport Corridor: Concept Plan
Urban Intensification Corridors: major
traffic and transit corridors that will be built up
in the next 20 years (as per GAM’s CIS
Strategy)
Greater Amman Municipality
96. Airport Corridor: Concept Plan
Light Rail Transit: serving the corridor and
linking it with both the Central City and the
Airport (either alongside or via the existing rail
corridor)
Greater Amman Municipality
97. Airport Corridor: Concept Plan
Rural Growth Centres: existing residential
and employment centres that will
accommodate future rural residential
expansion
Tameer Jordan / HUDC / Al Mushatta
Developments: new industrial estates plus
16,000 related affordable housing units and
associated commercial, health and education
facilities at Al-Jeezah
Greater Amman Municipality
98. Airport Corridor: Concept Plan
Rural / Urban Fringe: a transition zone
between the City and surrounding agricultural
belt - that can accommodate uses shared by
each
Greater Amman Municipality
99. Airport Corridor: Concept Plan
Queen Alia International Airport: Jordan’s
national airport which is currently planned for
significant expansion to accommodate an
increase of from 3 to 9 million passengers
Greater Amman Municipality
100. Airport Corridor: Concept Plan
Airport Employment / Business Centres:
new research and employment centre to
accommodate high-tech, global industries
and businesses, as well as media facilities
Greater Amman Municipality
101. Airport Corridor: Concept Plan
Agricultural Belt: permanent new belt
surrounding the City, preserving and
enhancing some of Jordan’s best agricultural
lands
Municipality of Greater Amman
Greater Amman Municipality
102. Airport Corridor: Concept Plan Summary
IGS Area C – a new high-density mixed-
use community for 20,000 persons
Wadis and hilltops are connected across
the corridor
King of Bahrain Forest / Amman National
Park creates a “green” entry into the City
South Gateway creates a “built” entry
into the City
EDC defines a clear edge between urban and
rural areas
Intensive agricultural zone creates transition
between the City and the Agricultural Belt
Queen Alia International Airport will serve as
a major hub of related economic
development
Municipality of Greater Amman
Greater Amman Municipality
103. Airport Corridor: Ongoing Consultation
Ongoing Planning + Consultation:
• GAM has received numerous
development applications / proposals
within and near the Airport Corridor
• We will continue to meet / consult
with proponents regarding the Health City
conformity of their plans with this
Concept Plan
• GAM is seeking to create partnerships
Southern Gateway
with major developers for the
development of critical components of
the Airport Corridor – including the
Southern Gateway and Health City
• GAM will be conducting further
stakeholder consultation on the
Airport Corridor in mid-July 2007
Greater Amman Municipality
105. Next Steps: CIS Public Review & Comment
Public Review & Comment of CIS – next two months:
• Special Instructions (legal component)
• Corridor Development Manual
Greater Amman Municipality
106. Next Steps: Community Meetings
Series of Community Meetings
Location: King Hussein Cultural Center
Time: 5:00 PM – 8:00 PM
Zahran June 24th 2007
Mecca June 26th 2007
Queen Rania, Queen Alia July 1st 2007
Prince Shaker Bin Zaid, Hussein Bin Ali July 2nd 2007
Arar, Kindi July 8th 2007
Abdullah Ghosheh, Airport Road July 10th 2007
King Abdullah II July 15th 2007
Airport Corridor Concept Plan July 17th 2007
Greater Amman Municipality
107. Next Steps: Master Plan Initiatives
Master Plan Initiatives
IGS Final Plans June 30th 2007
Metro Amman Interim Industrial Land Policy for
July 2007
Stakeholder Consultation
Metro Amman Rural Residential Development
September 2007
Policy for Stakeholder Consultation
Greater Amman Municipality
108. Thank You!
All documents are available at www.ammancity.gov.jo
Includes a
Master Plan e-Forum
to submit your comments……
Greater Amman Municipality
