1. High Rise Towers:
An Integral Part of Amman’s Urban Landscape
Omar Maani
Mayor of Amman
February 18, 2007
2. 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
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”
Municipality of Greater Amman
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
Municipality of Greater Amman
6. 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.
Municipality of Greater Amman
7. 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
8. 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
9. 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
10. 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
Municipality of Greater Amman
11. 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
Municipality of Greater Amman
12. 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
13. How We Have Responded
Vision
HDMU Policies
Modern Tower Regulations
Development Guidelines
Institutional Capacity
One-Stop-Shop
Municipality of Greater Amman
15. 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
Municipality of Greater Amman
16. 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
Municipality of Greater Amman
17. Area Selection Methodology
Red Zone :
No HDMU
Orange Zone :
Proceed with Caution
Existing Built-up Area
Green Zone :
Potential HDMU Sites
Municipality of Greater Amman
18. 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
19. Interim Growth Study: GIS Analysis
Green Zones:
Existing Development Sites that have
access to infrastructure, major
transportation / transit corridors, etc.
Municipality of Greater Amman
20. Interim Growth Study: Potential HDMU Areas
Regeneration Areas (Infill):
within the urban envelope
Municipality of Greater Amman
21. Interim Growth Study: Potential HDMU Areas
Intensification Areas (Out fill):
on the periphery of the urban
envelope
Municipality of Greater Amman
22. Interim Growth Study: Potential HDMU Areas
Greenfields Areas (Expansion):
outside the urban area
Municipality of Greater Amman
24. 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
26. 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
27. 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
28. 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
34. 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
37. Principles: Response To Topography
Jabal Amman before Development
Municipality of Greater Amman
38. Principles: Response To Topography
Inner City: Urban Regeneration Areas
Periphery: Urban Intensification Areas
Outer City: Expansion Areas
Municipality of Greater Amman
39. 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
40. Principles: Response To Topography
Comparative Analysis of Towers on the Hilltop
Municipality of Greater Amman
41. Principles: Response To Topography
Comparative Analysis of Towers on the Hilltop, on
the Slope
Municipality of Greater Amman
42. 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.
Municipality of Greater Amman
45. Principles: Natural Heritage
From The 1987 Comprehensive Development Plan for Amman.
Municipality of Greater Amman
46. Principles: Natural Heritage
The 1987 Comprehensive Development Plan
for Amman proposed to develop the Wadis
as major public green corridors.
Municipality of Greater Amman
54. 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
Municipality of Greater Amman
55. Principles: Views + Landmarks
Protect Axial Views Along Major Roads
Municipality of Greater Amman
56. Principles: Views and Landmarks
Protect View Corridors To Important Institutions
Municipality of Greater Amman
57. Principles: Views and Landmarks
Stagger Buildings On Slopes so that one building looks by another
Municipality of Greater Amman
58. Principles: Views and Landmarks
Protect Views from Jabal to Jabal and from Jabals To Wadis
Municipality of Greater Amman
59. Principles: Views and Landmarks
Encourage taller, thinner towers (smaller floor plate) over Shorter, Wider Blocks (large floor plates)
Municipality of Greater Amman
67. Principles: Compact, Stable Neighbourhoods
Clustering new higher density housing, in combination with medium and lower
densities, creates a better sense of community - and costs less to service.
Municipality of Greater Amman
70. 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
71. Street Hierarchy – Transit Parkway
40 m profile
2 lanes in each direction
+ bus- or LRT integrated in separate lane
sidewalks on both sides + median
Municipality of Greater Amman
72. Street Hierarchy – Main Street
30 m profile
2 lanes in each direction
+ parking lane
sidewalks on both sides + median
Municipality of Greater Amman
73. Street Hierarchy – Collector Street
24 m profile
1 lane in each direction
+ parking lane
sidewalk on both sides
Municipality of Greater Amman
74. Street Hierarchy – Local Street
18-20 m profile
1 lane in each direction
+ parking lane
sidewalks on both sides
Municipality of Greater Amman
75. Street Hierarchy – Service Lane
8 m profile
Municipality of Greater Amman
80. 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
82. Principles: Ongoing Growth + Change
Characteristics of Built Fabric: Inner to Outer City
Urban Regeneration Areas
Urban Intensification Areas
Expansion Areas
Municipality of Greater Amman
83. Principles: Ongoing Growth + Change
Urban Regeneration Areas
Urban Intensification Areas
Expansion Areas
Municipality of Greater Amman
85. Development Controls
Regulations (Mandatory)
• Land-Use Zoning
• Lot Development Regulations
• Building Envelope Regulations
• Parking Standards
Plus Design Guidelines (Discretionary)
Municipality of Greater Amman
103. 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
104. 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
123. Central Parkway: Concept Plan
Aerial view of the Amman Central Parkway at night
Municipality of Greater Amman
124. 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
146. Northern Gateway: HMDU Area
Zone 3
Zone 4
Zone 2
Zone 1
Yajouz Road
Municipality of Greater Amman
147. Northern Gateway: HMDU Area
Zone 3
Zone 4
Zone 2
Zone 1
Yajouz Road
Municipality of Greater Amman
148. 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
Municipality of Greater Amman
150. Northern Gateway: HMDU Zone
View from Yajouz Road, looking South
Municipality of Greater Amman
151. Northern Gateway: HMDU Zone
Northern Gateway: Dedicated bus lanes will be included to encourage the use of an upgraded and efficient public transportation system
Municipality of Greater Amman
157. Southern Gateway: Road Structure
WADI ABDOUN
T
FA
A RA
R OA D
L
BA
JA
AIRPORT
Municipality of Greater Amman
158. Southern Gateway: Public Open Space
•Public Stairs linking Wadis and Hilltops
•Circles/Intersections + Corridors
•Pedestrian + vehicular
Municipality of Greater Amman
170. 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
Municipality of Greater Amman
172. Southern Gateway: HDMU Zone 4 - View
Southern Gateway: The HDMU areas will be lively developments with shopping and active street
Municipality of Greater Amman
177. 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
Municipality of Greater Amman
185. 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
186. 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
187. 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
188. 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
189. Financial Benefits of Planned + Clustered Towers
Infrastructure Cost
per sq M.
JD100
JD75
JD50
JD25
Recent HDMU
Tower Tower
Municipality of Greater Amman
190. 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
Municipality of Greater Amman
191. 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)
Municipality of Greater Amman
193. 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
194. 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
195. 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
196. New Process: A New GAM Department
Municipality of Greater Amman
198. 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
201. No Planning, Will Lead to Chaos No Connectivity between Developments
Will Create Dysfunctional Network Costly & Poor Image for Main Gateway into City
Municipality of Greater Amman
202. Some Ideas for Planned Development
Central Embassies & Health Leisure UniverCity Business Media Sport Airport
Station Governmental City City Center City City Free
City Zone
Municipality of Greater Amman
204. 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
205. Thank You!
All documents are available at www.ammancity.gov.jo
Includes a
Master Plan e-Forum
to submit your comments……