high rise towers detailed plans | amman institute

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

Omar MaaniMayor of Amman

February 18, 2007

Municipality of Greater Amman

Agenda

Our Vision for Amman and Tower Developments

Our Approach: An Interim Growth Strategy

The High Density Mixed Use (HDMU) Development Areas

Urban Design Principles and Development Controls

The HDMU Concept Plans

The HDMU Planning Regime

Next Steps

The 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”

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

Metro Amman: 1,680 sq. km.


Our Planning Program: Three Levels

Metro Growth Strategy: Entire Amman Metropolis identifying growth centers, corridors & policies (Dec 2007)

Note: map is a schematic representation


Three Planning Levels

Metro Growth Strategy: Entire Amman Metropolis identifying growth centers

Growth Area Master Plans: Detailed Master Plans for growth centers

Intensification Plans: For selected corridors and sites across the city

Heritage and Culture

Open Space

Transportation Plan

Land Use PlanningNote: map is a schematic representation


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


A Participatory – Community-Based Approach

Many Stakeholders:

City Council

Citizens, Civil Society & NGO’s

Business Community, including Investors & Utilities

GAM Employees

Central Government Agencies

National Political Leadership

Professional Associations

Neighboring Municipalities

International Donors


Current Situation with Towers

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

We had no plan to accommodate Towers

Collectively, the projects would have had major negative impacton

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

Optimal TrafficAcceptable TrafficCritical TrafficGridlock Traffic

2nd3rd4th5th6th7th

5TH Circle

Cumulative Impact of proposed Towers on Zahran is Gridlock


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


How We Have Responded

Vision

HDMU Policies

Modern Tower Regulations

Development Guidelines

Institutional Capacity

One-Stop-Shop

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:

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

Promotes mixed-use in order to encourage pedestrian-friendlyneighbourhoods


Principles of Interim Growth Strategy

To accommodate High Density Mixed Use (HDMU) development in a planned way so that it:

Can be serviced efficiently without overloading Amman’s existing infrastructure – water, sewerage and storm water systems

Ensures and promotes “green” environmental standards

Provides for safe and efficient transportation access, including access to public transit as well as sufficient on-site parking

Encourages high-quality architectural design


Existing Built-up Area

Area Selection Methodology

Green Zone :

Potential HDMU Sites

Orange Zone :

Proceed with Caution

Red Zone :

No HDMU


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


Interim Growth Study: GIS Analysis

Green Zones:

Existing Development Sites that have access to infrastructure, major

transportation / transit corridors, etc.


Interim Growth Study: Potential HDMU Areas

Regeneration Areas (Infill):

within the urban envelope



Intensification Areas (Out fill):

on the periphery of the urban envelope



Greenfields Areas (Expansion):

outside the urban area

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


HDMU Interim Areas: Evaluation


HDMU Areas: Location Within the City

Expressways

Transit (BRT) Roads

Future Loops

Abdali: Amman’s New Central Business District

Area A: Central Parkway

Area B: Amman’s Northern Gateway

Area C: Amman’s Southern Gateway


Expressways

Transit (BRT) Roads

Future Loops


C - Southern Gateway

A - Central Parkway

B - Northern Gateway


HDMU Areas: Rationale

Address a cross-section of urban conditions – inner city (regeneration), periphery (intensification), and outer city (expansion)

Close to existing and planned future Public Transit

Balance Northern + Southern and Central Development

Build new public green space in conjunction with new towers, andimprove access to it

Reduce the impact of new towers on existing stable neighbourhoods

Encourage high quality urban and architectural design



B

A

C


HDMU Areas

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

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

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

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


Principles: Response to Topography


Principles: Response To Topography Jabal Amman before Development


Inner City: Urban Regeneration Areas

Periphery: Urban Intensification Areas

Outer City: Expansion Areas

Principles: Response To Topography


Principles: Response To Topography

The 1987 Comprehensive Development Plan for Amman began to express concern for the location of high-rise buildings.


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


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


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.


Principles: Natural Heritage



From The 1987 Comprehensive Development Plan for Amman.



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


Principles: Cultural Heritage



Heritage and Antiquities Map (GAM GIS)



25-metre Heritage Buffer


Principles: Views + Landmarks


Protecting Views in Vancouver:

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

Principles: Protecting Views in Vancouver


Principles: Views + Landmarks

Protect Axial Views Along Major Roads


Principles: Views and Landmarks

Protect View Corridors To Important Institutions



Stagger Buildings On Slopes so that one building looks by another



Protect Views from Jabal to Jabal and from Jabals To Wadis



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


Principles: Continuous Public Realm


Principles: Compact, Stable Neighbourhoods

Jabal Amman and Abdoun Neighbourhoods


Principles: Compact, Stable Neighbourhoods

Compact + Accessible on Foot


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


Principles: Mixed Use Streets


Street Hierarchy

Transit Parkway (40m ROW)

Main Street (30m ROW)

Collector Street (24m ROW)

Local Street (18-20m ROW)

Service Lane (8m ROW)


Street Hierarchy – Transit Parkway

40 m profile

2 lanes in each direction

+ bus- or LRT integrated in separate lane

sidewalks on both sides + median


Street Hierarchy – Main Street

30 m profile

2 lanes in each direction

+ parking lane

sidewalks on both sides + median


Street Hierarchy – Collector Street

24 m profile

1 lane in each direction

+ parking lane

sidewalk on both sides


Street Hierarchy – Local Street

18-20 m profile

1 lane in each direction

+ parking lane

sidewalks on both sides


Street Hierarchy – Service Lane

8 m profile


Principles: Emerging Variety of Scales


Proposed HD Building Envelopes



Proposed HDMU Building Envelopes



Principles: Uniformity of Building Form + Materials


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


Principles: Ongoing Growth + Change


Urban Regeneration Areas

Urban Intensification Areas

Expansion Areas

Characteristics of Built Fabric: Inner to Outer City




Urban Regeneration Areas

Urban Intensification Areas

Expansion Areas

Development Controls


Development Controls

Regulations (Mandatory)

• Land-Use Zoning

• Lot Development Regulations

• Building Envelope Regulations

• Parking Standards

Plus Design Guidelines (Discretionary)


Land-Use Zoning

Development Controls : Land-Use Zoning


Development Standards: Lot + Building Envelope

Lot Development + Building Envelope Standards



Building Lot



Adjacent Street and Service Lane



Minimum Building Setbacks



Maximum Floor Plate



Minimum Landscaped Open Space



Vehicular Access



Visitor Parking At Grade



Ramp To Underground Parking



Minimum + Maximum Heights



Underground Parking (2 levels)



Service Access



Streets



Park Space



Podium



Office Tower + Podium


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


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

HDMU Concept Plans

Central Parkway


Area A: Central Parkway

Jabal Amman

Jabal Abdoun

Jabal Akhdar


Central Parkway: Photographs


Central Parkway: Road Structure

PRINCESS BASMA STREET

ABDOUN CORRIDOR

ABDOUN BRIDGE


Central Parkway: Public Open Space


Central Parkway: View Corridor


Central Parkway: HDMU Area

Total number of HDMU plots = 26

Area A Zoning Map


Central Parkway: Topography

Jabal AmmanJabal Abdoun

Jabal Akhdar


Central Parkway: Building Height Ceiling

Area A: Building Height Ceiling


Central Parkway: Building Height Ceiling


Central Parkway: Concept Plan

Zone 1

Zone 2

Zone 3

Zone 4



Aerial view of the Amman Central Parkway at night


Central Parkway: HDMU Zone 3

Public Stairs

HDMU Podium Sites

Build-to Line for Shopping Street

Collector Access Road

Building Envelope

Public OpenSpace

Area A - Zone 38 HDMU Plots

3

Private Landscaped Open Space (LOS)

HDMU Typical Sites

Landmark Site

BRT Stop


Central Parkway: HDMU Zone 3


Central Parkway: View towards Zone 4 - Before

Central Parkway: View of Parkway


Central Parkway: View of Parkway

Central Parkway: View towards Zone 4 - After


Central Parkway: View Towards Abdoun Bridge

Central Parkway: View towards Zone 4 - After

Northern Gateway


Area B - Northern Gateway


Northern Gateway: Photographs

10

7


Northern Gateway: Road StructureYAJOUZ

AL URDON


Northern Gateway: Open Space


Northern Gateway: View Corridors

Area B: View Planes


Northern Gateway: HDMU Zones


Zone 2

Zone 3

Zone 4

Zone 1


Northern Gateway: Topography


Northern Gateway: Height Ceiling

Area B: Building Height Ceiling


Northern Gateway: Height Ceiling

YAJOUZ

AL URDON

Area B: Building Height Ceiling


Northern Gateway: Building Height Ceiling


Northern Gateway: Concept Plan

Zone 2

Zone 3

Zone 4

Zone 1


Northern Gateway: HMDU Area

Zone 2

Zone 3

Zone 4

Zone 1


Northern Gateway: HMDU Area

Zone 2

Zone 3Zone 4

Zone 1Yajouz Road


Northern Gateway: HDMU Zone 1

Build-to Line for Shopping St., Both Sides

Building Envelope

BRT Stop

Area B - Zone 122 HDMU Plots

Private Landscaped Open Space (LOS)

HDMU Podium Sites 1

HDMU Typical Sites

Service Alley

Build-to Line for Shopping Street along Walkway& Stairs

Public Walkway & Stairs

Public OpenSpace

Community Facility Site

Linear Commercial


Northern Gateway: HDMU Zone 1


Northern Gateway: HMDU Zone

View from Yajouz Road, looking South



Northern Gateway: Dedicated bus lanes will be included to encourage the use of an upgraded and efficient public transportation system

Southern Gateway


Area C: Southern Gateway


Southern Gateway: Photographs


Southern Gateway: Road Structure

WADI ABDOUN

JABAL ARAFAT

AIR

POR

T R

OA

D


Southern Gateway: Public Open Space

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


Southern Gateway: View Corridors

Area C: View Corridors


Southern Gateway: HDMU Zones


Zone 1

Zone 2

Zone 3Zone 4


Southern Gateway: Topography


Southern Gateway: Height Cap


Southern Gateway: Building Height Ceiling


Southern Gateway: Concept Plan


Zone 1

Zone 2

Zone 3Zone 4


Southern Gateway: HDMU Area

Zone 1

Zone 2

Zone 3 Zone 4


Southern Gateway: HDMU Area


Southern Gateway: HDMU Zone 4

Build-to Line for Shopping Street

Building Envelope

Public OpenSpace

HDMU Podium Sites

Service Alley

BRT Stop

Area C - Zone 428 HDMU Plots

4


Southern Gateway: HDMU Zone 4 - View



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

New Central Business District: Abdali


New CBD: Abdali Location


Abdali Site Plan


Abdali Land Use

Use Built-Up Area (sqm) %

Residential 180,000 18%

Offices 490,000 49%

Retail 260,000 26%

Hotel 70,000 7%

Total 1,000,000

on 300,000 sq m of land with 54 parcels

100%


New CBD: Abdali


New CBD: Abdali Towers

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


Key Elements

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

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

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


Key Concepts in the Regulation

8 stories granted as a development right in HDMU Zones –anything above 8 stories is guided by:

Regulatory development standards (minimal)

HDMU Development Guidelines & Instructions

Preservation of View Planes & Vistas

New Key Standards:Plot SizesPermissible Areas & UsesBuilding HeightsSetbacksStreet EnvironmentParking/Services Regulations


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


Financial Benefits of Planned + Clustered TowersInfrastructure Cost

per sq M.

JD25

JD50

JD75

JD100

Recent Tower

HDMUTower


Purchase of ‘Community Development Rights’

Over 8 StoriesDiscretionary @ Request of Applicant

Based on HDMU guidelines& Area Concept Plans

$

25% toAmmanCommunity Development Fund

75% toLand Owner

CurrentAs-of-Right un-zoned area

zonedzoned areaNew As-of-Right

current max as-of-right

in GAM Commercial zone

8

7

6

5

4

3

2

1


Proposed Community Development Fund

For Community-Wide Benefit:Heritage Preservation

Greening the City

Social Actions, accommodating special social community needs (disabled, elderly, children and the disadvantaged)


Financial Comparative Analysis

HDMU Retail & Offices

Article 42" Offices & Retail"

HDMU Offices

3,000 m210,000 m23,000 m2

720 m2

19,440 m2

9,720 m2

N/A

16.64%

19.24%

10,000 m2Total Land Size

12.00%

23,029,481

900 m23,000 m23,000 m2Total Coverage Area

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

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

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

23.95%25.406%20.497%IRR on Equity

12.00%12.00%12.00%Discount Rate

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

Article 42" Offices"

Total Investment Required (JOD)


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


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


Objective is for single-window approvals process through GAM:

Currently investors have at least 7 stops (GAM, Civil Defense, JEA, WAJ-MIYAHUNA, JEPCO, JTC, Min. of Tourism & Antiquities)

No coordination between agenciesGAM will manage the One-Stop-Shop

e-Enable workflow process

One-Stop-Shop for Investors


New Process: A New GAM Department

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

GAM 2006: 678 sq kmMetro Amman: approx. 1,700 sq km

Airport Road: Special Development Area


Major South-EastTransportation Corridors

Amman

Q.A.I.A.

AirportRoad

7th Circle

8th Circle

Zarqa


No Planning, Will Lead to Chaos No Connectivity between Developments

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


CentralStation

Embassies & Governmental City

HealthCity

LeisureCity

UniverCity BusinessCenter

MediaCity

SportCity

AirportFreeZone

Some Ideas for Planned Development

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!

Thank You!

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

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

high rise towers detailed plans | amman institute

Documents

heritage city

intensification of growth

entire amman metropolis

interim growth study

sq kmmetro amman

levelsmetro growth strategy

city councilcitizens

entrepreneurial city