High Rise Towers Detailed Plans | Amman Institute

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

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”


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


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.


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

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
Transportation Plan

Open Space
Heritage and Culture

Our Planning Program: Three Levels

growth centers

Growth Area Master Plans:
Detailed Master Plans for growth
centers

Intensification Plans: For selected
corridors and sites across the city
(May 30th)



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
Cumulative Impact of proposed Towers on Zahran is Gridlock

GAM has over 40 applications
7th 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


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 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


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


Area Selection Methodology

Red Zone :
No HDMU

Orange Zone :
Proceed with Caution

Existing Built-up Area
Green Zone :
Potential HDMU Sites


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


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

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



A - Central Parkway

B - Northern Gateway

C - Southern Gateway

Expressways
Transit (BRT) Roads
Future Loops


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



B

A
C


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


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



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


Comparative Analysis of Towers on the Hilltop


Comparative Analysis of Towers on the Hilltop, on
the Slope


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 Wadis
as major public green corridors.


Principles: Cultural Heritage



Heritage and Antiquities Map (GAM GIS)



25-metre Heritage Buffer


Principles: Views + Landmarks


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


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


Compact + Accessible on Foot


Clustering 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



Characteristics of Built Fabric: Inner to Outer City

Urban Regeneration Areas

Urban Intensification Areas

Expansion Areas



Urban Regeneration Areas

Urban Intensification Areas

Expansion Areas


Development Controls

Regulations (Mandatory)
• Land-Use Zoning
• Lot Development Regulations
• Building Envelope Regulations
• Parking Standards

Plus Design Guidelines (Discretionary)


Development Controls : Land-Use Zoning

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


Area A: Central Parkway

Jabal Amman

Jabal Abdoun

Jabal Akhdar


Central Parkway: Photographs


Central Parkway: Road Structure

ABDOUN BRIDGE

PRINCESS BASMA
STREET

ABDOUN CORRIDOR


Central Parkway: Public Open Space


Central Parkway: View Corridor


Central Parkway: HDMU Area

Area A Zoning Map

Total number of HDMU plots = 26


Central Parkway: Topography

Jabal Abdoun Jabal Amman

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



Zone 4

Zone 3
Zone 2

Zone 1



Aerial view of the Amman Central Parkway at night


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


Central Parkway: HDMU Zone 3


Central Parkway: View of Parkway
Central Parkway: View towards Zone 4 - Before


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


Area B - Northern Gateway


Northern Gateway: Photographs

7

10


Northern Gateway: Road Structure
YAJOUZ

AL URDON


Northern Gateway: Open Space


Northern Gateway: View Corridors

Area B: View Planes


Northern Gateway: HDMU Zones

Zone 1

Zone 2

Zone 4
Zone 3

Total number of HDMU plots = 80


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 1

Zone 2

Zone 4
Zone 3


Northern Gateway: HMDU Area

Zone 1

Zone 2

Zone 3

Zone 4


Northern Gateway: HMDU Area

Zone 3
Zone 4

Zone 2

Zone 1
Yajouz Road


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


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


Area C: Southern Gateway


Southern Gateway: Photographs


Southern Gateway: Road Structure

WADI ABDOUN

T
FA
A RA
R OA D

L
BA
JA
AIRPORT


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 4
Zone 3

Total number of
HDMU plots = 139


Southern Gateway: Topography


Southern Gateway: Height Cap


Southern Gateway: Building Height Ceiling


Southern Gateway: Concept Plan
Zone 1

Zone 2

Zone 4
Zone 3

Total number of
HDMU plots = 139


Southern Gateway: HDMU Area

Zone 1

Zone 2

Zone 3 Zone 4


Southern Gateway: HDMU Area


Southern Gateway: HDMU Zone 4

Building Envelope

4

BRT Stop

HDMU Podium Sites

Build-to Line for
Service Shopping Street
Alley

Public Open
Area C - Zone 4
Space
28 HDMU Plots


Southern Gateway: HDMU Zone 4 - View


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 1,000,000 100%
on 300,000 sq m of land with
54 parcels


New CBD: Abdali


New CBD: Abdali Towers


A Modern Planning Regime
for 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 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.


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


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 Towers
Infrastructure Cost
per sq M.
JD100

JD75

JD50

JD25

Recent HDMU
Tower Tower


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


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

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


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
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


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


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

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


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


No Planning, Will Lead to Chaos No Connectivity between Developments

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


Some Ideas for Planned Development

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


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-Forum
to submit your comments……

High Rise Towers Detailed Plans | Amman Institute

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High Rise Towers Detailed Plans | Amman Institute