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Greater Amman Municipality
Corridor Intensification Strategy: A City with a Soul…. growing smartly
Omar MaaniMayor of Amman
June 18, 2007
Greater Amman Municipality
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
The Context
Greater Amman Municipality
“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
Greater Amman Municipality
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
Greater Amman Municipality
A New Metropolitan Amman
Old boundaries
New Additions
2006: 680 sq. km2007: 1,680 sq. km.
Greater Amman Municipality
Interim Growth StrategyMilestones
Our Master Plan Program
June 2006 Feb 2007
Greater Amman Municipality
Our Master Plan Program
June 2006 Feb 2007 June 2007
Corridor Intensification Strategy
Milestones
Queen Rania
Zahran
King Abdullah II
Mecca
Greater Amman Municipality
Our Master Plan Program
Dec 2007
Metro-Growth Strategy
Milestones
June 2006 Feb 2007 June 2007
Greater Amman Municipality
Our Master Plan Program
Master Plans for all Growth Areas
Dec 2008
Milestones
Note: map is a schematic representation
Dec 2007June 2006 Feb 2007 June 2007
Greater Amman Municipality
Growth Projections & Scenarios
Greater Amman Municipality
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
Greater Amman Municipality
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
Greater Amman Municipality
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
Greater Amman Municipality
Corridor Intensification Strategy (CIS)
Greater Amman Municipality
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
Greater Amman Municipality
Objectives and Policies
Greater Amman Municipality
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
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
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
Greater Amman Municipality
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
Greater Amman Municipality
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
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
Greater Amman Municipality
Mixed Use
Integrating Residential Development with Commercial + Office Complexes
Mixed Use Development: A Major Paradigm Shift
OFFICE
OFFICEOFFICE
COMMERCIAL
RESIDENTIAL
OFFICEOFFICE
COMMERCIAL
RESIDENTIAL
RESIDENTIAL
Greater Amman Municipality
Mixed Use Development in Toronto, Canada
Borrowing from the Past, Looking for the Future
Old Amman…a city with a soul!
Mixed Use Development: A Major Paradigm Shift
Greater Amman Municipality
Mixed Use Development: International Best Practice
Greater Amman Municipality
Mixed Use Development: International Best Practice
Greater Amman Municipality
Mixed Use Development: International Best Practice
Greater Amman Municipality
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 transformsthe City
Greater Amman Municipality
OFFICE
RESIDENTIAL
COMMERCIALCommercial Commercial
OfficeResidentialResidential Residential Residential Residential 8
7
6
5
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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
Mixed Use Development: A Major Paradigm Shift
Com Mandatory Com Mandatory
Greater Amman Municipality
Approach
Greater Amman Municipality
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
Greater Amman Municipality
Corridor Classification & Characterization
Corridor MaturityHeritage
Established
Developing – Redeveloping
Corridor Location Central Urban
Urban
Limited Access – Expressway
Greater Amman Municipality
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
Greater Amman Municipality
Center Hierarchy
Factors that Determined Corridor Density
Greater Amman Municipality
Factors that Determined Corridor Density
Urban Planning and Design Topography
Existing Land Use & Neighborhoods
Open Space
Greater Amman Municipality
Corridor Density
Greater Amman Municipality
Corridor Density
Different building heights leading to different densities
Different building heights respond to Right of Way 40-M road design
Greater Amman Municipality
Intensification Corridors Proposals – two examples
Greater Amman Municipality
Arar Street (Wadi Saqra)
Greater Amman Municipality
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
Arar: Aerial Photo
JORDAN HOSPITAL
ABDALI
WADI SAQRA INTERSEC
Greater Amman Municipality
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
Greater Amman Municipality
Arar: Existing Zoning
Greater Amman Municipality
Arar: Existing Zoning
Office, local commercial, or residential
Coverage ratio 39% - 51%
Height of four stories
Defined setbacks from all sides
Greater Amman Municipality
Arar: Topography
Arar Street Topography
Greater Amman Municipality
Arar: Parcel Fabric
Arar Street Topography
Greater Amman Municipality
Arar: Existing Developments
Greater Amman Municipality
Arar: Development Trend
Greater Amman Municipality
Arar: Proposal
MuO (40M)
MuO (24M)`
MuR (24M)
PARK
STAIR
SHOPPING STREET
MuRc (32M)
Greater Amman Municipality
Arar: Proposal
Greater Amman Municipality
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
Arar: Current Situation
Greater Amman Municipality
Arar: Proposal
Greater Amman Municipality
Zahran (1st Circle – 8th Circle)
Greater Amman Municipality
Zahran: Vision
The Ammani Corridor that tells it all…..
Greater Amman Municipality
Zahran: Vision
The Ammani Corridor that tells it all…..
Greater Amman Municipality
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
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
Zahran 1st-5th: Special Study Area Celebrating the City History,,, Celebrating Architectural Excellence
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3
4
Greater Amman Municipality
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
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
Zahran 5th-8th: The Ammani Boulevard
Greater Amman Municipality
Zahran 5th-8th: The Ammani Boulevard
Greater Amman Municipality
Zahran 5th-8th: The Ammani Boulevard
Greater Amman Municipality
MuRc (48M)
MuRc (40M) SWEIFIEH COMMERCIAL AREA
MuO (24M)
PARK
Zahran 5th-8th: The Ammani Boulevard
MuRc (32M)MuC (24M)
Greater Amman Municipality
Looking for the Future, Celebrating Urban Design Zahran 5th-8th: The Ammani Boulevard
Greater Amman Municipality
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
Greater Amman Municipality
Development Process
Greater Amman Municipality
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
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
Greater Amman Municipality
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
Airport Road Concept Plan
Greater Amman Municipality
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
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
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
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
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
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
Airport Corridor: Existing Conditions - Constraints8th CIRCLE
QUEEN ALIA INTERNATIONAL
AIRPORTHeritage + Antiquities
Greater Amman Municipality
Airport Corridor: Existing Conditions - Agriculture
8th CIRCLE
QUEEN ALIA INTERNATIONAL
AIRPORT
Greater Amman Municipality
Airport Corridor: Existing Conditions
Greater Amman Municipality
Airport Corridor: Existing Conditions
Topography
TopographyLand Ownership Zoning
Greater Amman Municipality
Airport Corridor: Existing Conditions
Greater Amman Municipality
Airport Corridor: Concept Plan
Greater Amman Municipality
Airport Corridor: Concept Plan
Greater Amman Municipality
Airport Corridor: Concept Plan
Greater Amman Municipality
Airport Corridor: Concept Plan
Amman Development Corridor (East): a new by-pass and catalyst for growth (currently under
construction)
Greater Amman Municipality
Airport Corridor: Concept Plan
Greater Amman Municipality
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
Airport Corridor: Concept Plan
Greater Amman Municipality
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
Airport Corridor: Concept Plan
Urban Greenfields: the area that Amman will expand into in next 20 years
Greater Amman Municipality
Airport Corridor: Concept Plan University of Petra
Al Zaytouneh Private University
NYIT
Al Isra’ Private University
Greater Amman Municipality
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
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
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
Airport Corridor: Concept Plan
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
Greater Amman Municipality
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
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
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 Municipality of Greater Amman
Airport Corridor: Concept Plan
Agricultural Belt: permanent new belt surrounding the City, preserving and enhancing some of Jordan’s best agricultural lands
Greater Amman Municipality
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
Greater Amman Municipality
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
Greater Amman Municipality
Next Steps
Greater Amman Municipality
Next Steps: CIS Public Review & Comment
Public Review & Comment of CIS – next two months:• Special Instructions (legal component)• Corridor Development Manual
Greater Amman Municipality
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
Greater Amman Municipality
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
Greater Amman Municipality
Thank You!
All documents are available at www.ammancity.gov.jo
Includes a Master Plan e-Forumto submit your comments……