a city with a soul... growing smartly (cis) | amman institute

Greater Amman Municipality

Corridor Intensification Strategy: A City with a Soul…. growing smartly

Omar MaaniMayor of Amman

June 18, 2007


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


The Context


“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


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


A New Metropolitan Amman

Old boundaries

New Additions

2006: 680 sq. km2007: 1,680 sq. km.


Interim Growth StrategyMilestones

Our Master Plan Program

June 2006 Feb 2007



June 2006 Feb 2007 June 2007

Corridor Intensification Strategy

Milestones

Queen Rania

Zahran

King Abdullah II

Mecca



Dec 2007

Metro-Growth Strategy

Milestones

June 2006 Feb 2007 June 2007



Master Plans for all Growth Areas

Dec 2008

Milestones

Note: map is a schematic representation

Dec 2007June 2006 Feb 2007 June 2007


Growth Projections & Scenarios


0

1

2

3

4

5

6

7

2004 2005 2010 2015 2020 2025

Year

Popu

latio

n Si

ze (i

n m

illio

ns)

Amman 2025: Population Projections

Amman in 2025: 6.4 Million

Amman in 2007: 2.2 Million


Amman 2025: Growth Scenarios

Cost of New Road Infrastructure (Billion of JD)

Prime Agricultural Land Impacted(sq. km.)

Urban Envelope(sq. km.)

Density (people/donum)

3.5

474

840

5

Status Quo –Expansion Only

Urban Envelope

Prime Agricultural Land Impacted

GAM’s Area

Increased Cost of Development

Costly Infrastructure

Loss of Agricultural Lands

Environmental Degradation

Expensive Public Transportation

Reliance on Automobile


Amman 2025: Growth Scenarios – Preferred Options

Cost of New Road Infrastructure (Billion JD)

Prime Agricultural Land Impacted (sq. km.)

Urban Envelope(sq. km.)

Density (people/donum)

3.5474

840

5

Status Quo –Expansion Only

1.5

225

340

10

Intensification + Expansion

1.0

96

120

15

Intensification + Densification +

Expansion


Corridor Intensification Strategy (CIS)


Queen Rania

Zahran

King Abdullah II

Mecca

The Intensification Corridors

Queen Alia

Queen A

lia Airport

Abdullah G

hosheh Kindi Arar

Hussein Bin Ali

Shaker Bin Zaid


Objectives and Policies


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


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.


Policy: Public Spaces

We will develop a City that draws people to its public spaces

Create a pedestrian friendly environment

Provide for urban public meetingplaces (piazzas)

Provide a network of parks, walkways, sidewalks & stairs


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

Encourage adaptive reuse in heritage buildings

Leverage heritage as an economic development opportunity


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


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 DevelopmentEncourage Mixed Use Development


Mixed Use

Integrating Residential Development with Commercial + Office Complexes

Mixed Use Development: A Major Paradigm Shift

OFFICE

OFFICEOFFICE

COMMERCIAL

RESIDENTIAL

OFFICEOFFICE

COMMERCIAL

RESIDENTIAL

RESIDENTIAL


Mixed Use Development in Toronto, Canada

Borrowing from the Past, Looking for the Future

Old Amman…a city with a soul!



Mixed Use Development: International Best Practice



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 transformsthe City


OFFICE

RESIDENTIAL

COMMERCIALCommercial Commercial

OfficeResidentialResidential Residential Residential Residential 8

7

6

5

4

3

2

1 Office OfficeOffice

ResidentialResidential Residential Residential Residential

Commercial Commercial

OfficeOfficeOfficeOffice

ResidentialResidential

Office OfficeOfficeOfficeOfficeOffice

Residential Residential

Residential + Commercial

Minimum 60% of Net Floor Area

Minimum 80% of Net Ground Floor Area

Mixed Use Type

Residential Component

Ground Floor Use

Residential

Minimum 60% of Net Floor Area

Maximum 20% of Net Ground Floor Area

Commercial

Encouraged

Minimum 80% of Net Ground Floor Area

Office

Encouraged

Maximum 20% of Net Ground Floor Area

Residential Mandatory Residential Encouraged


Com Mandatory Com Mandatory


Approach


Intensification Corridors: Approach

Current Land Use + Zoning

Land Ownership Fabric

Development Trends &

Proposals

Transportation

City Infrastructure

Heritage & Antiquities

CLA

SSIF

ICA

TIO

NS

DEV

ELO

PMEN

T D

IREC

TIO

N

COMPREHENSIVE ANALYSIS

LAN

D U

SE

Conservation

Intensification

Densification


Corridor Classification & Characterization

Corridor MaturityHeritage

Established

Developing – Redeveloping

Corridor Location Central Urban

Urban

Limited Access – Expressway


Factors that Determined Corridor Density

Airport

MotorwayUrban Expressway Major Arterial Potential Transit Corridor

Airport Road

Amm

an D

evelo

pmen

t Cor

ridor

TransportationRoad Hierarchy

Public Transit

Pedestrianization

Intersection Hierarchy


Center Hierarchy




Urban Planning and Design Topography

Existing Land Use & Neighborhoods

Open Space


Corridor Density


Corridor Density

Different building heights leading to different densities

Different building heights respond to Right of Way 40-M road design


Intensification Corridors Proposals – two examples


Arar Street (Wadi Saqra)


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


Arar: Aerial Photo

JORDAN HOSPITAL

ABDALI

WADI SAQRA INTERSEC


Arar: Existing Land Use

100%145,264TOTAL

74%106,825Vacant

11%15,828Residential (Single & Multi)

1%1,764Retail - Non-Local

14%20,847Office & Financial

ARAR


Arar: Existing Zoning


Arar: Existing Zoning

Office, local commercial, or residential

Coverage ratio 39% - 51%

Height of four stories

Defined setbacks from all sides


Arar: Topography

Arar Street Topography


Arar: Parcel Fabric

Arar Street Topography


Arar: Existing Developments


Arar: Development Trend


Arar: Proposal

MuO (40M)

MuO (24M)`

MuR (24M)

PARK

STAIR

SHOPPING STREET

MuRc (32M)


Arar: Proposal


Arar: Proposal

Cross section along Arar showing road design and public realm improvements

Cross section along Arar showing relation of developments to adjacent areas


Arar: Current Situation


Arar: Proposal


Zahran (1st Circle – 8th Circle)


Zahran: Vision

The Ammani Corridor that tells it all…..


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


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


Zahran 1st-5th: Special Study Area Celebrating the City History,,, Celebrating Architectural Excellence

2

3

4


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


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


Zahran 5th-8th: The Ammani Boulevard


MuRc (48M)

MuRc (40M) SWEIFIEH COMMERCIAL AREA

MuO (24M)

PARK

Zahran 5th-8th: The Ammani Boulevard

MuRc (32M)MuC (24M)


Looking for the Future, Celebrating Urban Design Zahran 5th-8th: The Ammani Boulevard


Looking for the Future, Celebrating Urban Design Zahran 5th-8th: The Ammani Boulevard

Cross section along Zahran showing building heights

Illustration for the public realm along Zahran


Development Process


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


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


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


Airport Road Concept Plan


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


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


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


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


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


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


Airport Corridor: Existing Conditions - Constraints8th CIRCLE

QUEEN ALIA INTERNATIONAL

AIRPORTHeritage + Antiquities


Airport Corridor: Existing Conditions - Agriculture

8th CIRCLE

QUEEN ALIA INTERNATIONAL

AIRPORT


Airport Corridor: Existing Conditions



Topography

TopographyLand Ownership Zoning


Airport Corridor: Concept Plan



Amman Development Corridor (East): a new by-pass and catalyst for growth (currently under

construction)


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




King of Bahrain Forest / Amman National Park: are linked over the Corridor to create one of Amman’s major metropolitan recreational and conservation centres



Urban Greenfields: the area that Amman will expand into in next 20 years


Airport Corridor: Concept Plan University of Petra

Al Zaytouneh Private University

NYIT

Al Isra’ Private University


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



Urban Intensification Corridors: major traffic and transit corridors that will be built up in the next 20 years (as per GAM’s CIS Strategy)



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)



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

Rural Growth Centres: existing residential and employment centres that will accommodate future rural residential expansion



Rural / Urban Fringe: a transition zone between the City and surrounding agricultural belt - that can accommodate uses shared by each



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



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 Municipality of Greater Amman


Agricultural Belt: permanent new belt surrounding the City, preserving and enhancing some of Jordan’s best agricultural lands


EDC defines a clear edge between urban and rural areas

Municipality of Greater Amman

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

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

Airport Corridor: Concept Plan Summary


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 conformity of their plans with this Concept Plan

• GAM is seeking to create partnerships 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

Health City

Southern Gateway


Next Steps


Next Steps: CIS Public Review & Comment

Public Review & Comment of CIS – next two months:• Special Instructions (legal component)• Corridor Development Manual


Next Steps: Community MeetingsSeries 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


Next Steps: Master Plan Initiatives

Master Plan Initiatives

July 2007Metro Amman Interim Industrial Land Policy forStakeholder Consultation

September 2007Metro Amman Rural Residential DevelopmentPolicy for Stakeholder Consultation

IGS Final Plans June 30th 2007


Thank You!

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

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

a city with a soul... growing smartly (cis) | amman institute

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