PDF - Jordan Development Zones

The Dead Sea Development Zone:
Phase 1 Master Plan
for JDZ
prepared by Sasaki, Sigma Consulting, Tetra Tech (PA), Buro Happold
Introduction
The Dead Sea Phase 1 Master Plan
provides an updated, integrated, and detailed
approach to development at the Dead Sea – with
strategic marketing and infrastructure inputs.
The Plan sets a feasible, phased growth adjacent to
the Dead Sea for the future, and enhances the site’s
activity offerings, development potential, and
tourism investment for years to come.
The Phase 1 Study Area – (40 kilometer square)
Bypass
Road
Rt. 40
Dead Sea
Parkway
Phase 1
Mujib Reserve
The Dead Sea Highway
Baseline Analysis
Baseline Analysis – Building on Previous Studies
Previous Planning at the Dead Sea: Sigma Study (1997-1998)
Ministry of Water, SIGMA
Focused on lands immediately adjacent to the Dead Sea;
recommended intensive development
Previous Planning at the Dead Sea: PLUMP Study (2003-2004)
Ministry of Water, JVA, USAID, CC
Covered a large portion of the Jordan Valley; promoted conservation of resources – wadis, springs,
IBA’s, and archaeological sites; recommending limited development
Previous Planning at the Dead Sea: Land Use Plan (2008)
Ministry of Planning, USAID, SABEQ Project, Bearing Point
Took a balanced approach, promoting both conservation of resources and increased economic
development through tourism and other community based industry
Baseline Analysis – the Physical Setting
The Dead Sea Today- Itineraries
1. Crossroads of History
2. Natural Wonders
3. Health and Well Being
4. Modern Dead Sea
Committed Land
Private
Al Buhaira
250 Rooms
Under Construction
Hilton
285 Rooms
Al Sanabel
196 Rooms
Swiss Bell
161 Rooms
Al Jazera
250 Rooms
Dead Sea Spa Hotel
271 Rooms
Sharm
392 Rooms
Al Thoraya
100 Rooms
Emaar
Emaar
Emaar
Jordan River Investment
300 Rooms
Amwaj Rotana
250 Rooms
Sama Al-Khair
250 Rooms
Salam
120 Rooms
Operating Developments
Movenpick
346 Rooms
Amber Valley
78 Rooms
Holiday Inn
202 Rooms
Process / In Process
Pella
61 Rooms
Convention
Center
Crown Plaza
420 Rooms
Kempinski
345 Rooms
Marriott
263 Rooms
Porto
150 Rooms
Amman Beach
“O” Beach
Crystal
253 Rooms
Proposed RSCN Lodges
50 Rooms
Al Fahares
250
Jordan Dubai Properties
220 Rooms
Al-Bahara Eco Resort
255 Rooms
Municipality of Moscow
Unknown Rooms
Mujib Chalets
15 Rooms
Private and Committed Land
Private and Committed Land
Ecological Buffers
Private and Committed Land
Wadi Buffers (9,090 DU within Phase One Study Area)
Steep Slope Areas and Inaccessible Areas
Private and Committed Land
Greater than 30% Slopes
20 - 30% Slopes
10% - 20% Slopes
Steep Slope / Inaccessible Land
(6,569 DU within Phase One Study
Area)
Un-Buildable Lands
Private and Committed Land
Steep Slope / Inaccessible Areas
Wadi Buffers
Land Below -408 Elevation
Net Usable Land Analysis
Net Usable Land Area: 10,713 Du
(Steep Slope and Inaccessible Areas Suitable For Eco-Tourism: additional 2,177 Du)
Uncommitted Buildable Land
Not Included in Net Usable Land Area:
Land Below -408 Elevation
Private and Committed Land
Steep Slope Areas
Eco-Tourism Areas
Wadi Buffers
Net Usable Land Inventory
Net Usable Land Area for Development: 10,713 Du
Uncommitted Buildable Land
Population Projection
(includes Public Lands, Committed Lands and Sweimeh Private Lands)
Projected Resident Population: 71,112 people
Master Plan Framework– Districts and Nodes
Master Plan- Overall Concept
Limited Strategic Development beyond Porto
– emphasis on preserving Natural assets and
the Mujib Reserve
Hot
Springs
Mukawir
Panorama
Complex
Mt. Nebo
Public
Park
to Madaba
to Amman
Wadi
Mujib
Lookout
Point
Petra
Ghassul
Mujib Reserve
to Baptism Site
Aqaba
Resorts
Tamarisk EcoReserve
Amman
Beach
Herod’s Villa
Health and
Wellness
Wadis
Convention Center
Development Concentrated between
the Jordan River Valley and Porto
Gateway
Activity Node
Public Space
Archaeological Site
Master Plan Framework: Proposed Districts and Activity Nodes
Activity Node Precedents
Jumeirah Madinat (Dubai, UAE)
Melrose Place (Johannesburg, South Africa)
Santana Row (San Jose, California)
Santana Row (San Jose, California)
The Raval (Barcelona, Spain)
The Raval (Barcelona, Spain)
Each activity node contains a mix of uses including hotels,
residential, retail, F&B, and special uses (for example, a spa).
Master Plan Framework: Proposed Districts and Activity Nodes
Sweimeh
Panorama
Complex
Porto
Mujib Reserve
Amman
Beach
Proposed Activity Nodes
The development program centers around the concept of districts.
Building from the existing pattern of developments strung along the Dead Sea
Highway, the district concept breaks the Phase One Study Area down into a series
of smaller areas.
Each district has its own qualities and unique characteristics, yet all are related
and compose the overall identity of the Area.
Master Plan Framework: Proposed Districts and Activity Nodes
Sweimeh
Panorama
Complex
Porto
Mujib Reserve
Amman
Beach
Proposed Activity Nodes
Sweimeh
Urban District
The Hotel District
The Convention
Center District
Porto District
The Mujib Reserve District
The Northern
Resort and
Recreation District
The Northern
Hills District
The Corniche and
Holiday Inn District
Amman Beach District
The Panorama District
North Zara District
South Zara
District
Northern Resort, Sweimeh and Corniche District Concept
Bypass
Road
Sweimeh
Expansion
Rt. 40
Sweimeh Town
Center
Eco-Tourism
Sites
Ghassul
Entry
Gateway
Souk
Farmlands
The Dead Sea Highway
Neighborhd
Retail
To Baptism
Site
Amwaj
Entry
Gateway
Holiday Inn
Proposed
WWTP
Waterfront Center
The Corniche - Mixed Use
Development
Desal
Facility
Agricultural
University
Boulevard
Public Beach
Public Park (845
Du)
Existing Tamarisks
Tamarisks expanded to create a
substantial habitat
Development
Parcels
Waterfront Center
Sustainable Golf
Biblical Village
Development Parcel
Private / Committed
Kh.
Sweimeh
Recreation
Park
Golf Club
House
Steep / Unbuildable
Wadi Buffer
Activity Node
Activity
Node
Amenity
- 423
Jordan River Valley
- 408
Beach
Master Plan Framework– Land Use
Detailed Land Use
Land Use categories and their distribution throughout the Area reflect the district concept and
the organizing principle of activity nodes within most districts.
Activity nodes contain a mix of commercial, residential, hotel, and specialty uses. Moving
outward from these activity nodes, parcels become larger, accommodating resort hotels,
integrated developments, large residential developments, and institutional uses.
Hotel - A
Resort - D
Residential - D
Retail - A
Public Space - B
Medical - A
Logistics - A
Hotel - B
Resort - E
Residential - E
Retail – B
Beach - A
Medical - B
Logistics - B
Hotel - C
Resort - F
Mixed Use - A
Park - A
Beach - B
Medical - C
Utility - A
Resort - A
Residential - A
Mixed Use - B
Amenity - A
Educational - A
Utility - B
Resort - B
Residential - B
Mixed Use - C
Golf - A
Amenity - B
Educational - B
Eco-Tourism
Resort - C
Residential - C
Mixed Use - D
Public Space - A
Amenity - C
Educational - C
Park - B
Detailed Land Use
Hotel - A
Resort - D
Residential - D
Retail - A
Public Space - B
Medical - A
Logistics - A
Hotel - B
Resort - E
Residential - E
Retail – B
Beach - A
Medical - B
Logistics - B
Hotel - C
Resort - F
Mixed Use - A
Park - A
Beach - B
Medical - C
Utility - A
Resort - A
Residential - A
Mixed Use - B
Amenity - A
Educational - A
Utility - B
Resort - B
Residential - B
Mixed Use - C
Golf - A
Amenity - B
Educational - B
Eco-Tourism
Resort - C
Residential - C
Mixed Use - D
Public Space - A
Amenity - C
Educational - C
Park - B
Phasing Strategy
Phasing Strategy
Early Disposition Sites to Include:
1- Part 1 of the Corniche Development (the eastern pier and part of the
developments aligning the Corniche) in addition to the Corniche Road
2- The western side of the Convention District,
3- Public Areas:
- The eastern public beach
- Phase 1 of the public park (eastern side of the
adjacent road)
- The Tamarisk area
Phase 1 to include:
1- All current commitments, whether operating, under construction or in the
process. These are included in terms of infrastructure services demand
and operation.
2- All parcels directly located on both sides of the Highway,
3- Agriculture University
4- The Hospitality School
5- Infrastructure projects (needed as enablers for the master plan phased
developments), this includes part of the Water D-sal Plant to serve the
exiting developments and Phase 1 developments
Master Plan Framework
The Dead Sea Scenic Highway
Dead Sea Scenic Highway: A Scenic Spine
Transformation of the Dead Sea Highway – into a Scenic Road
A series of “character zones” are proposed that tie into unique
districts (both existing and proposed).
From the “farmlands” area, through Sweimeh, the hotels, and to
Zara, the Dead Sea “Scenic” Highway is the spine that ties the
entire destination together.
Master Plan Framework - The Dead Sea Districts
Convention Center District
Convention Center District – Overall Layout
The Corniche District
The Corniche District – General Layout
The Corniche District - The Corniche Parcels
The
DistrictInvestment
Opportunities
TheCorniche
Corniche
District
– Southern
Cap
Northern Hills District
General Land Use
Potential
Campsites
Rally
Parking
High Voltage Power
Line
Hospital
Skin Treatment and
Product Research and
Certification Center
Emaar
Hospitality
School
Emaar
Residential
Boutique Hotel
Mixed Use
Community Facility
Activity Node
Wadi Buffers
Resort Like Hotel
Steep Slope Areas
Private / Committed Land
Entry Gateway
Section through the Hotel District Activity Node
Road
Residential
Courtyard
Access
Road
Dead Sea
Highway
HOTEL
HOTEL
RESIDENTIAL
RESIDENTIAL
RETAIL
RESIDENTIAL
SERVICE
Road
RESIDENTIAL
PARKING
RESIDENTIAL
Residential
Courtyard
RESIDENTIAL
PARKING
Access
Road
Hotel District Node - Conceptual Image
Northern Resort and Recreation District
North District- General Land Use
Existing
Desalination
Facility
Public Park
(840 Du)
Agricultural
Education
Sustainable Golf
(1000 Du)
Kh. Sweimeh
Recreational
Park (668 Du)
Biblical
Village
200 m River
Buffer
100 m Security Buffer
Jordan River
- 408
- 423
Residential
Boutique Hotel
Sustainable Golf
Mixed Use
Resort with Residential
River Buffer
Activity Node
Public Park
Utilities
Resort
Recreational Park
Sweimeh Urban District
Integrated Framework Plan
Entry
Gateway
P
P
P
Mosque
P
P
Youth
Center
Multi-Purpose
Recreation Area
P
P
Community
Center
School
Laundry
Gathering /
Recreation Area
P
Bus
Terminal
Plaza
P
Health
Clinic
P
P
P
P
Office /
Mixed Use
P
P
P
P
P
Sweimeh Urban District
Sustainability Strategies
Existing
Summer
Solstice
Winter
Solstice
Courtyards facilitate
cross ventilation and
maximize daylight
within units, as well as
provide shaded
communal areas
Buildings oriented
to face NorthSouth to minimize
sun exposure and
reduce heat gain
Canopies reduce heat gain
and allow for passive
cooling
Buildings oriented
to face NorthSouth to minimize
sun exposure and
reduce heat gain
Solar panels help
reduce energy
demand and
provide hot water
to units below
Proposed
Canopies and louvers on
southern façade provide
additional shading
Mixed use development and
proximity to public transit create
walkable communities
Cool winds from the
Dead Sea
Bikepath
Solar panels power
lighting of public
realm
Natural Ventilation
Landscape irrigation
Pump
Energy efficient
public transit
Underground parking reduces
urban heat island and allows for
improved urban design
Use of low water consumptive
and drought tolerant shade trees
Feedback Loop
Central Waste Water Treatment Plant
Pump
100m = 2min walk
Proximity to Public Transit
Typical Section through the Corniche and the Tamarisk Eco-Reserve
Tamrarisk Eco Reserve :
Preservation of ecological
systems
Master Plan Framework – Outcomes in Numbers
A B C
A
A 1 B 1 C 1 D A B C D E F 1 A B CD E A B C A B C A B A B A
North Resort
District
3
1 134333
1
8 531
6
Corniche
Early Disposition
Sweimeh Urban
District
4
Northern Hills
District
1
Hotel District
2
Convention Center
District
1
Early Disposition 3
Amman Beach
District
Porto District
Panorama District
South Zara District
Total Parcels
21
1
6
6
1
1
1 16 3
1
1
1
B
1 1
2
27
2
48
14
1
21 1 1
2 1
1
1
1
1
1
3
1
Total
Logistics
1
1
13
1
Educational
A B A B AB C A B C A B
11
32 1
1 13
Amenity
Retail
Utility
Public Space
Golf
Park
Beach
Medical
Hotel
Residential
District
Resort
Mixed Use
Master Plan Parcels
34
9
10
2
4
5
2
3
1
159
Master Plan Infrastructure Cost
The Dead Sea in the Near Future
Convention District
Convention Center District Node
Convention Center District Node
Hotel District Node
Corniche District
Corniche District – South Cap
Corniche District – Promenade
Corniche District – Promenade
Corniche District – Promenade
Corniche District – Side Road
Corniche District – Promenade
Corniche District – South Cap
Thank You…