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View Jaiyeoba presentation
From Sacramento to Dubai
A Magic Carpet Ride?
2006 Railvolution Conference
Taiwo Jaiyeoba, Sacramento Regional Transit
1
PlaceMaking
Fast Facts
Dubai
Sacramento
ƒ Population: 1.4 million
ƒ Land Area: 966 Square miles
ƒ 97 bus routes & 37 miles of light
rail covering 418 square miles
area
ƒ 76 light rail vehicles, 256 buses,
17 shuttles, 43 stations
ƒ 30 million passengers in FY2005
ƒ 43,600 daily LRT ridership &
67,000 daily bus ridership
(weekday)
ƒ 6 current TOD proposals and 7
TOD opportunity sites
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ƒ One of 7 Emirates that make up
the United Arab Emirates (UAE)
ƒ Population: 1.4 million
ƒ Land Area: 1,000 square miles
ƒ 62 bus routes and 516 bus fleet
ƒ 240,000 passengers daily
ƒ Dubai LRT (Metro): 43.4 miles &
43 stations
ƒ Implementation: 2009
ƒ 100 trains and 55 stations
ƒ TOD activities in planning
phase
PlaceMaking
Team of Experts
Henry Williamson
Rajiv Batra
ƒ PB PlaceMaking
ƒ Senior Supervising Urban Designer
ƒ Jones Lang LaSalle.
ƒ National Director, Asia Capital
Markets
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PlaceMaking
Dubai Metro Cities
Transit Oriented Development for the 21st Century and Beyond
Dubai Roads and Transport Authority RTA
Henry Williamson
RailVolution Nov. 2006
Rajiv Batra
Overview
ƒ Client
ƒ Project
ƒ Scope
ƒ Dubai
ƒ Principles
ƒ Process
ƒ Strategies
ƒ TOD Concepts
ƒ Conclusions
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PlaceMaking
Dubai Roads and Transport Authority
ƒ Fundamental Transformation
ƒ Dubai Vision + Metro connects
important places
ƒ End to end solution
ƒ Branding
ƒ TOD is Key
ƒ Max. real estate value
ƒ Max. rail / transit ridership
ƒ Cash
The Value Connection
6
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Metro
ƒRed Line
ƒ2009
ƒGreen Line
ƒ2010
ƒPurple Line
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Scope
Jumeirah
Island
b
Je
Findings
itical Success Factors
Role of RTA Jebel Ali
Village
Divestment Strategy
ster Plans of Key Sites
Al Kif Af
Al Ras/
Al Shingdagha
el
Union
Square
el
r
i
Al
de
or
b
Je
iB
Al
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Dubai scenes….
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….and Dubai issues
10
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Principles
11
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Approach
12
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Strategies
Plot boundary
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Issues
ƒ Alignment
ƒ Station
ƒ Seamless Travel:
ƒ TOD to station
ƒ Intra TOD
ƒ More GFA
Type 1;
150 m
Type 1;
70 m
“Solar City”
“Lakes of the Royals”
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PlaceMaking
RTA Role
Specialist RTA Development Corporation:
manage Divestment and Joint Development Program
Financial Return & Risk Exposure
Vendor
Master
Developer
Joint Venture
Developer
Sale of whole sites
Sale of Super Lots / Precincts
Sale of parcelled and serviced land
RTA to play role of developer
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Strategies
ƒ 90% of value is held in
6 sites
ƒ 60% of value is held in
2 sites
ƒ Must get these RIGHT
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Critical Success Factors
ƒ Gain early momentum, sustain
ƒ 99 year lease structures
ƒ Basis of RTA Proceeds
ƒ Global investment interest
ƒ Improved quality of
Destination
Connectivity
development
ƒ Improves financing TOD
ƒ Clear rules, guidelines
Business
ƒ Branding and Image
Live
ƒ “String of Pearls”
ƒ Market Leadership
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18 - 24 hour
lifestyle
Living
Shopping
Mobility
PlaceMaking
TOD Portfolio – 16 Sites
Site No.
Site Name
Site Area
Total GFA (
FAR
1
Al Rashidiya (West)
16,040
22,360
1.4
3
Al Twar First
6,095
27,435
4.5
4
Hor Al Anz
14,198
56,490
4.0
5
Union Square
44,001
192,156
4.4
6
Al Ras
17,671
110,370
6.2
8
Al Kif Af
131,567
873,620
6.6
13
Jumeirah Islands
310,792
1,293,673
4.2
14
Jebel Ali Ind
1,012,630
1,737,835
1.7
16
Port Saeed (U)
2,345
19,610
8.4
19
Jebel Ali Village
1,844,130
3,455,345
1.9
20
Jebel Ali Border
928,372
966,459
1.0
22
Jebel Ali
2,006,903
5,518,159
2.7
24
Corniche
62,911
349,962
5.6
25
Al Jadaf
39,349
286,239
7.3
26
Al Shindagha
30,614
134,526
4.4
27
Al Rashidiya (East)
32,320
85,634
2.6
Portfolio
6,499,937 sqm
1,600 acres
15,129,872 sqm
166,000,000sf
2.33 avg.
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PlaceMaking
TOD Uses
Distribution of Uses in Portfolio
Hotels Retail
6%
2%
Other
1%
Office
29%
Residential
62%
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Next Steps- RTA
ƒ Vendor and sale of smaller “single phase” sites
ƒ Master Developer of major sites
ƒ Infrastructure provision and funding
ƒ Land release & phasing strategy
ƒ Define development & planning controls
ƒ Tender assessment and evaluation
ƒ Ongoing Estate Management
ƒ Manage Development Agreements
ƒ Public Relations & Communications
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Land Use Plans
ƒ Single – Phase Sites
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Transportation Plans
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Key Master Plans
Jebel Ali
Village
Jumerirah
Island
Al Kifaf
Al Ras/
Al Shingdagha
b
Je
el
Union
Square
el
r
i
Al
de
or
b
Je
iB
Al
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Union Square
ƒ Heart of the system
ƒ Interchange Station
ƒ Iconic Urban Room
ƒ Vibrancy and Vitality
Sense of
arrival
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Union Square
ƒ Capture & Spread Value
Knock out panels
ƒ Major retail concourse
Asian examples
ƒ Channel Pedestrians
Move Parking Off-site
Development Oriented Transit
24
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Union Square
Site Acquisition to alleviate
parking and improve connectivity
Future DM building
25
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Al Ras & Al Shindaga
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Al Ras / Al Shindaga
ƒ Heritage-Dubai’s roots
ƒ Old meets new
ƒ Tourist catchment
ƒ Creek views
ƒ Synergy
M
Ordinary to Extraordinary
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PlaceMaking
Al Ras
Development Content
HOTEL
18,000 sqm
16.31%
300 rooms
RETAIL
11,740 sqm
10.64%
RESIDENTIAL
80,630 sqm
73.05%
571 units
ƒ Major tourist destination
ƒ Tourist related retail
ƒ Major transit location with
inter-modal facilities
ƒ Opportunity to bridge creek
ƒ Iconic pedestrian bridge
Total GFA :110,370 sqm
Al Shindagha
OFFICE
6,025 sqm
4.48%
RETAIL
15,602 sqm
11.60%
OTHERS
14,640 sqm
10.88%
RESIDENTIAL
98,259 sqm
73.04%
Total GFA:134,526 sqm
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PlaceMaking
Masterplans
Al Shindaga
ƒ Respect to the historic / heritage area
ƒ Pedestrian path with creek views
ƒ International Bus terminal - below
grade
ƒ Surrounding area
ƒ
ƒ
ƒ
ƒ
Very congested
Carrefour
Generally viewed as lower end
Development can bring some value
uplift to the area
29
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Master Plans - Al Ras
ƒ Re-location of the road
ƒ Requires coordination with DM
ƒ In accordance with DM scheme
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Master Plans - Al Ras
M
31
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Al Kifaf
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Al Kif Af
ƒ
ƒ
ƒ
ƒ
Gateway to Sheikh Zayed Road
Optimal mix-use plan and theme
Very intensive development
Exploit station interface -maximize
linkage w/ development
HOTEL
75,838 sqm
8.68%
1,264 room s
RETAIL
80,101sqm
9.17%
RESIDENTIAL
229,424 sqm
26.26%
1,806 units
OFFICE
488,257 sqm
55.89%
Total GFA: 873,620
sqm
33
PlaceMaking
Al Kifaf
Land Use Plans
ƒ Acquire petrol station area
ƒ 28 m service corridor requirement
ƒ Two 50 storey towers
ƒ 1000 park and ride
Transportation
ƒ Great accessibility from Sheikh Khalifa
Bin Zayed
ƒ Plan for primary artery to turn into the
site
ƒ Roundabout to disperse the traffic
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PlaceMaking
Al Kifaf
Activity
ƒ 24-hour living
ƒ Live, Work, Play
ƒ Air-conditioned walkways
ƒ Corporate Address
Convenience
ƒ Public Space
ƒ Building connectivity
ƒ Open piazza - main meeting place
35
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Al Kifaf
M
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Jumeirah Islands
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Jumeirah Islands
ƒ Station design /access issues
OFFICE
433,967 sqm
33.55%
ƒ Linkage across DEWA corridor and access
road diminishes TOD opportunity
ƒ Proposed building on airspace over DEWA
corridor to create elevated station plaza
HOTEL
48,019 sqm
3.71%
800 rooms
RETAIL
24,849 sqm
1.92%
RESIDENTIAL
786,838 sqm
60.82%
6,238 units
ƒ Freestanding Park and Ride Facility
ƒ To be provided by developer
Total GFA: 1,293,673 sqm
ƒ Opportunity for entertainment uses on top
(shared parking as predominantly evening
use)
38
PlaceMaking
Jumeirah Islands
39
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Jumeirah Islands
40
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Jebel Ali Village – Solar City
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Jebel Ali Village
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Solar City
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Solar City
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HOTEL
46,648 sqm
1.35%
777 rooms
Solar City
Impact of East-West road
ƒ Clarification of costs of lowering road into
cutting
ƒ Finalisation of route
OFFICE
1,287,449 sqm
37.26%
RETAIL
112,884 sqm
3.27%
OTHERS
37,701 sqm
1.09%
RESIDENTIAL
1,970,663 sqm
57.03%
13,609 units
Station access issues
ƒ Height of concourse
ƒ Need to access/egress station at ground
ƒ Crossing DEWA corridor, access road to
get to/from site reduced TOD potential
ƒ Assumed that a traffic free covered public
plaza can be created over DEWA corridor
to provide station connection
Total GFA: 3,455,345 sqm
45
PlaceMaking
Al Rashidiya-2
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Hor Al Anz
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Jebel Ali Industrial
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Jebel Ali Industrial
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Jebel Ali – The Crossroads
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Dubai Metro
Cities
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Transit Oriented Development for the 21st Century and Beyond
PlaceMaking
Conclusions
ƒ TOD plans accommodate over 166M sq ft GFA
ƒ Existing planning controls (zoning) suitable for most sites
ƒ Some sites need zoning amendments
ƒ Existing planning rules (design standards) car focused
ƒ For TOD - bend rules and respect community
ƒ Sites should be viewed as a network
ƒ Quick wins and longer term value enhancement strategies
ƒ RTA and Dubai Municipality interface / communication vital
ƒ Value creation through brand and TOD synergies
52
PlaceMaking
Discussion
Moderator: Taiwo Jaiyeoba