Professional Documents
Culture Documents
Omar Maani
Mayor of Amman
February 18, 2007
Agenda
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
Open Space
Municipality of Greater Amman
Heritage and Culture
Our Planning Program: Three Levels
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
We had noTraffic
Critical plan to accommodate
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
Vision
HDMU Policies
Development Guidelines
Institutional Capacity
One-Stop-Shop
Red Zone :
No HDMU
Orange Zone :
Proceed with Caution
Red Zones:
Royal Courtland, Landslide Areas, Restricted Buildings,
Antiquities, Mosques, Churches, Cemeteries, Heritage Sites,
Stable Areas, Industrial Land, Transfer Station
Green Zones:
Existing Development Sites that have
access to infrastructure, major
transportation / transit corridors, etc.
Expressways
Transit (BRT) Roads
Future Loops
A - Central Parkway
B - Northern Gateway
C - Southern Gateway
Expressways
Transit (BRT) Roads
Future Loops
Build new public green space in conjunction with new towers, and
improve access to it
A
C
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
Encourage taller, thinner towers (smaller floor plate) over Shorter, Wider Blocks (large floor plates)
40 m profile
2 lanes in each direction
+ bus- or LRT integrated in separate lane
sidewalks on both sides + median
30 m profile
2 lanes in each direction
+ parking lane
sidewalks on both sides + median
24 m profile
1 lane in each direction
+ parking lane
sidewalk on both sides
18-20 m profile
1 lane in each direction
+ parking lane
sidewalks on both sides
8 m profile
Expansion Areas
Expansion Areas
Regulations (Mandatory)
• Land-Use Zoning
• Lot Development Regulations
• Building Envelope Regulations
• Parking Standards
Land-Use Zoning
Building Lot
Vehicular Access
Service Access
Streets
Park Space
Podium
Parking Regulations
For each land-use type
Promotes shared parking between uses
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
Jabal Amman
Jabal Abdoun
Jabal Akhdar
ABDOUN BRIDGE
PRINCESS BASMA
STREET
ABDOUN CORRIDOR
Jabal Akhdar
Zone 1
Zone 2
Zone 3
Zone 4
Zone 1
Zone 2
Zone 3
Zone 4
Zone 4
Zone 3
Zone 2
Zone 1
3
Public Open
Space
Private Landscaped
Open Space (LOS)
BRT Stop
Landmark Site
Building Envelope
HDMU Podium Sites
10
AL URDON
Zone 1
Zone 2
Zone 4
Zone 3
YAJOUZ
AL URDON
Zone 1
Zone 2
Zone 4
Zone 3
Zone 1
Zone 2
Zone 3
Zone 4
Zone 3
Zone 4
Zone 2
Zone 1
Yajouz Road
Zone 3
Zone 4
Zone 2
Zone 1
Yajouz Road
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: Dedicated bus lanes will be included to encourage the use of an upgraded and efficient public transportation system
WADI ABDOUN
AT
R AF
A
R OA D
L
BA
JA
AIRPORT
Zone 2
Zone 4
Zone 3
Total number of
HDMU plots = 139
Zone 2
Zone 4
Zone 3
Total number of
HDMU plots = 139
Zone 1
Zone 2
Zone 3 Zone 4
Building Envelope
BRT Stop
Public Open
Area C - Zone 4
Space
28 HDMU Plots
Southern Gateway: The HDMU areas will be lively developments with shopping and active street
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)
JD75
JD50
JD25
Recent HDMU
Tower Tower
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
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
Metro Amman:
GAM 2006: 678 sq km approx. 1,700 sq km
Amman
7th Circle
8th Circle
A
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Q.A
Will Create Dysfunctional Network Costly & Poor Image for Main Gateway into City
Central Embassies & Health Leisure UniverCity Business Media Sport Airport
Station Governmental City City Center City City Free
City Zone
• GAM has:
• Identified the Tower locations
• Developed Modern Tower Planning Regulations & Design Guidelines
• Streamlined The Process
• Our Planning Program Continues…
• We Need Your Input!
Includes a
Master Plan e-Forum
to submit your comments……