A City with a Soul... growing smartly (CIS) | Amman Institute

Corridor Intensification Strategy:
A City with a Soul…. growing smartly

Omar Maani
Mayor of Amman
June 18, 2007 Municipality
Greater Amman

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


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

2006: 680 sq. km
2007: 1,680 sq. km.

Old boundaries

New Additions


Our Master Plan Program

June 2006 Feb 2007

Milestones
Interim Growth Strategy



June 2006 Feb 2007 June 2007

Milestones
Corridor Intensification Strategy

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June 2006 Feb 2007 June 2007 Dec 2007

Milestones

Metro-Growth Strategy



June 2006 Feb 2007 June 2007 Dec 2007 Dec 2008

Milestones

Master Plans for all Growth Areas

Note: map is a schematic representation


Growth Projections &
Scenarios


Amman 2025: Population Projections
7

Population Size (in millions)
Amman in 2025: 6.4 Million
6

5

4

3

2

1 Amman in 2007: 2.2 Million

0
2004 2005 2010 2015 2020 2025
Year


Amman 2025: Growth Scenarios

Costly Infrastructure

Urban Envelope

Prime Agricultural Expensive Public Transportation
Land Impacted

GAM’s Area
Reliance on Automobile

Status Quo –
Expansion Only Loss of Agricultural Lands
Density 5
(people/donum)

Urban Envelope 840 Environmental Degradation
(sq. km.)

Prime Agricultural Land Impacted 474
(sq. km.)
3.5 Increased Cost of Development
Cost of New Road Infrastructure
(Billion of JD)


Amman 2025: Growth Scenarios – Preferred Options

Intensification +
Intensification +
Status Quo – Densification +
Expansion
Expansion Only Expansion
Density
(people/donum) 5 10 15
Urban Envelope
(sq. km.) 840 340 120
Prime Agricultural Land
Impacted (sq. km.)
474 225 96
Cost of New Road
Infrastructure (Billion JD) 3.5 1.5 1.0


Corridor Intensification
Strategy (CIS)


The Intensification Corridors
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Objectives and Policies


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


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.


Policy: Public Spaces
We will develop a City that
draws people to its public
spaces

Create a pedestrian friendly
environment

Provide a network of parks,
walkways, sidewalks & stairs

Provide for urban public meeting
places (piazzas)


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

Leverage heritage as an economic
development opportunity

Encourage adaptive reuse in heritage
buildings


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


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 Development


Mixed Use Development: A Major Paradigm Shift

Mixed Use
Integrating Residential Development with Commercial +
Office Complexes

RESIDENTIAL
RESIDENTIAL
OFFICE RESIDENTIAL
OFFICE OFFICE
OFFICE OFFICE

COMMERCIAL COMMERCIAL


Borrowing from the Past, Looking for the Future

Old Amman…a city with a soul!
Mixed Use Development in Toronto, Canada

Mixed Use Development: International Best Practice



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 transforms
the City


Mixed Use Type Residential + Residential Commercial Office
Commercial

Minimum 60% of Minimum 60% of Encouraged Encouraged
Residential
Net Floor Area Net Floor Area
Component

Minimum 80% of Maximum 20% Minimum 80% of Maximum 20%
Ground Floor
Net Ground of Net Ground Net Ground of Net Ground
Use
Floor Area Floor Area Floor Area Floor Area

Residential Mandatory Residential Encouraged

8 RESIDENTIAL
Residential Residential Residential Residential
7 Residential Residential Residential Residential
6 Residential Residential Office Office
3 Office Office Office Office
2 Commercial Office Commercial Office
1
COMMERCIAL
Commercial Office Commercial Office
OFFICE
Com Mandatory Com Mandatory

Approach


Intensification Corridors: Approach

COMPREHENSIVE ANALYSIS

Current Land Use + Zoning

DEVELOPMENT DIRECTION
Land Ownership Fabric
Conservation

CLASSIFICATIONS
Development Trends &

LAND USE
Proposals
Intensification
Transportation

Densification
City Infrastructure

Heritage & Antiquities


Corridor Classification & Characterization

Corridor Maturity
Heritage
Established
Developing – Redeveloping

Corridor Location
Central Urban
Urban
Limited Access – Expressway


Factors that Determined Corridor Density

Transportation
Road Hierarchy
Public Transit
Pedestrianization
Intersection Hierarchy

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Motorway

an
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Urban Expressway

Am
Major Arterial
Potential Transit Corridor
Airport



Center Hierarchy



Urban Planning and Design
Topography
Existing Land Use & Neighborhoods
Open Space


Corridor Density


Corridor Density

Different building heights leading to different densities

Different building heights respond to Right of Way 40-M road design

Intensification Corridors
Proposals – two examples


Arar Street (Wadi Saqra)


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


Arar: Aerial Photo

WADI SAQRA
INTERSEC

ABDALI

JORDAN HOSPITAL


Arar: Existing Land Use
ARAR

Office & Financial 20,847 14%
Retail - Non-Local 1,764 1%
Residential (Single & Multi) 15,828 11%
Vacant 106,825 74%
TOTAL 145,264 100%


Arar: Existing Zoning


Arar: Existing Zoning
Office, local commercial, or residential
Coverage ratio 39% - 51%
Height of four stories
Defined setbacks from all sides


Arar: Topography

Arar Street Topography

Arar: Parcel Fabric

Arar Street Topography

Arar: Existing Developments


Arar: Development Trend


Arar: Proposal

MuO (40M)

MuRc (32M)

MuR (24M)

STAIR

PARK

SHOPPING STREET
MuO (24M)`


Arar: Proposal


Arar: Proposal

Cross section along Arar showing road design and public realm improvements

Cross section along Arar showing relation of developments to adjacent areas


Arar: Current Situation


Zahran (1st Circle – 8th Circle)


Zahran: Vision

The Ammani Corridor that tells it all…..


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


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


Zahran 1st-5th: Special Study Area
Celebrating the City History,,, Celebrating Architectural Excellence

4

3

2


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


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


Zahran 5th-8th: The Ammani Boulevard



PARK

MuC (24M) MuO (24M)
MuRc (32M)
MuRc (40M) SWEIFIEH COMMERCIAL AREA

MuRc (48M)


Looking for the Future, Celebrating Urban Design


Looking for the Future, Celebrating Urban Design

Cross section along Zahran showing building heights

Illustration for the public realm along Zahran

Development Process


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


Basic Elements of New Process: 3 Steps

L
I
1 2 3
C
Pre-Application Development Detailed
Consultation Review Technical Review E
N
C
• Focus on the • Focus on site plans, • Focus on building life-
development concept & urban/architectural/la safety requirements, E
guidance to investors ndscaping design, technical specifications
transportation and requirements for
• Flag major issues access, and other transportation &
related to: land use, off-site service infrastructure (on & off-
siting, transport & other requirements site)
infrastructure services
• Public input on Major
projects


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


Airport Road Concept Plan


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


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


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


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


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


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


Airport Corridor: Existing Conditions - Constraints
8th CIRCLE

QUEEN ALIA
INTERNATIONAL Heritage + Antiquities
AIRPORT


Airport Corridor: Existing Conditions - Agriculture

8th CIRCLE

QUEEN ALIA
INTERNATIONAL
AIRPORT


Airport Corridor: Existing Conditions


Airport Corridor: Existing Conditions

Topography

Land Ownership Topography Zoning


Airport Corridor: Concept Plan



Amman Development Corridor (East): a new
by-pass and catalyst for growth (currently under
construction)


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



King of Bahrain Forest / Amman National
Park: are linked over the Corridor to create
one of Amman’s major metropolitan
recreational and conservation centres



Urban Greenfields: the area that Amman will
expand into in next 20 years


University of Petra

Al Zaytouneh Private University

Al Isra’ Private University

NYIT


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



Urban Intensification Corridors: major
traffic and transit corridors that will be built up
in the next 20 years (as per GAM’s CIS
Strategy)



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)


Rural Growth Centres: existing residential
and employment centres that will
accommodate future rural residential
expansion

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 / Urban Fringe: a transition zone
between the City and surrounding agricultural
belt - that can accommodate uses shared by
each



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



Airport Employment / Business Centres:
new research and employment centre to
accommodate high-tech, global industries
and businesses, as well as media facilities



Agricultural Belt: permanent new belt
surrounding the City, preserving and
enhancing some of Jordan’s best agricultural
lands

Municipality of Greater Amman

Airport Corridor: Concept Plan Summary
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

EDC defines a clear edge between urban and
rural areas

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

Municipality of Greater Amman

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 Health City
conformity of their plans with this
Concept Plan

• GAM is seeking to create partnerships
Southern Gateway
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

Next Steps


Next Steps: CIS Public Review & Comment

Public Review & Comment of CIS – next two months:
• Special Instructions (legal component)
• Corridor Development Manual


Next Steps: Community Meetings
Series 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


Next Steps: Master Plan Initiatives

Master Plan Initiatives

IGS Final Plans June 30th 2007

Metro Amman Interim Industrial Land Policy for
July 2007
Stakeholder Consultation

Metro Amman Rural Residential Development
September 2007
Policy for Stakeholder Consultation


Thank You!

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

Includes a
Master Plan e-Forum
to submit your comments……


A City with a Soul... growing smartly (CIS) | Amman Institute

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