a magic carpet ride? · 2011-04-29 · a magic carpet ride? 2. placemaking. ... 28 placemaking al...
TRANSCRIPT
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1 PlaceMaking
From Sacramento to Dubai
2006 Railvolution ConferenceTaiwo Jaiyeoba, Sacramento Regional Transit
A Magic Carpet Ride?
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2 PlaceMaking
Fast Facts Sacramento
Population: 1.4 millionLand Area: 966 Square miles97 bus routes & 37 miles of light rail covering 418 square miles area76 light rail vehicles, 256 buses, 17 shuttles, 43 stations30 million passengers in FY200543,600 daily LRT ridership & 67,000 daily bus ridership(weekday)6 current TOD proposals and 7 TOD opportunity sites
DubaiOne of 7 Emirates that make up the United Arab Emirates (UAE)Population: 1.4 millionLand Area: 1,000 square miles62 bus routes and 516 bus fleet240,000 passengers dailyDubai LRT (Metro): 43.4 miles & 43 stationsImplementation: 2009100 trains and 55 stationsTOD activities in planning phase
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3 PlaceMaking
Team of ExpertsHenry Williamson
Jones Lang LaSalle.National Director, Asia Capital Markets
Rajiv BatraPB PlaceMakingSenior Supervising Urban Designer
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Transit Oriented Development for the 21st Century and Beyond
RailVolution Nov. 2006
Henry Williamson Rajiv Batra
Dubai Roads and Transport Authority RTA
Dubai Metro CitiesDubai Metro Cities
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5 PlaceMaking
Overview
ClientProjectScopeDubaiPrinciplesProcessStrategiesTOD ConceptsConclusions
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6 PlaceMaking
Dubai Roads and Transport AuthorityFundamental Transformation
Dubai Vision + Metro connects important places
End to end solutionBranding
TOD is KeyMax. real estate valueMax. rail / transit ridership
Cash
The Value Connection
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7 PlaceMaking
Metro Red Line
2009Green Line
2010Purple Line
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8 PlaceMaking
Scope
Jebel Ali
Jebel Ali Border
Jebel Ali Village
JumeirahIsland
Al Ras/ Al Shingdagha
Union Square
Al Kif Af
Findingsitical Success Factors
Role of RTA Divestment Strategyster Plans of Key Sites
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9 PlaceMaking
Dubai scenes….
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10 PlaceMaking
….and Dubai issues
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11 PlaceMaking
Principles
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12 PlaceMaking
Approach
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13 PlaceMaking
Strategies
Plot boundary
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14 PlaceMaking
IssuesAlignmentStation Seamless Travel:
TOD to stationIntra TOD
More GFA
“Solar City”
“Lakes of the Royals”
Type 1; 150 m
Type 1; 70 m
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15 PlaceMaking
RTA Role
Financial Return & Risk Exposure
Vendor Master Developer Joint Venture Developer
Sale of whole sitesSale of Super Lots / PrecinctsSale of parcelled and serviced landRTA to play role of developer
Specialist RTA Development Corporation: manage Divestment and Joint Development Program
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16 PlaceMaking
Strategies90% of value is held in 6 sites60% of value is held in 2 sitesMust get these RIGHT
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17 PlaceMaking
Critical Success Factors
Gain early momentum, sustain99 year lease structures
Basis of RTA ProceedsGlobal investment interestImproved quality of developmentImproves financing
Clear rules, guidelinesBranding and Image
“String of Pearls”Market Leadership
ConnectivityDestination
18 - 24 hour
lifestyle Shopping
LivingBusiness
Live
Mobility
TOD
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18 PlaceMaking
TOD Portfolio – 16 SitesSite 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
Portfolio6,499,937 sqm1,600 acres
15,129,872 sqm166,000,000sf 2.33 avg.
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19 PlaceMaking
TOD Uses
Distribution of Uses in Portfolio
Office 29%
Hotels 2%
Retail 6%
Other1%
Residential 62%
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19 PlaceMaking
Next Steps- RTA
Vendor and sale of smaller “single phase” sitesMaster Developer of major sitesInfrastructure provision and fundingLand release & phasing strategy Define development & planning controlsTender assessment and evaluationOngoing Estate ManagementManage Development AgreementsPublic Relations & Communications
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20 PlaceMaking
Land Use PlansSingle – Phase Sites
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21 PlaceMaking
Transportation Plans
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22 PlaceMaking
Key Master Plans
Jebel Ali
Jebel Ali Border
Jebel Ali Village
JumerirahIsland
Al Ras/ Al Shingdagha
Union Square
Al Kifaf
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23 PlaceMaking
Union Square
Heart of the systemInterchange StationIconic Urban RoomVibrancy and Vitality
Sense of arrival
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24 PlaceMaking
Union SquareCapture & Spread Value
Knock out panels
Major retail concourseAsian examples
Channel PedestriansMove Parking Off-site
Development Oriented Transit
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25 PlaceMaking
Union Square
Site Acquisition to alleviate parking and improve connectivity
Future DM building
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26 PlaceMaking
Al Ras & Al Shindaga
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27 PlaceMaking
Al Ras / Al Shindaga
Heritage-Dubai’s rootsOld meets newTourist catchmentCreek viewsSynergy
Ordinary to Extraordinary
M
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28 PlaceMaking
Al Ras
HOTEL18,000 sqm
16.31%300 rooms
RETAIL 11,740 sqm
10.64%
RESIDENTIAL 80,630 sqm
73.05%571 units
Total GFA :110,370 sqm
Major tourist destinationTourist related retailMajor transit location with inter-modal facilities
Opportunity to bridge creekIconic pedestrian bridge
Development Content
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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29 PlaceMaking
Masterplans
Al ShindagaRespect to the historic / heritage areaPedestrian path with creek views
International Bus terminal - below grade
Surrounding areaVery congestedCarrefourGenerally viewed as lower endDevelopment can bring some value uplift to the area
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30 PlaceMaking
Master Plans - Al Ras
Re-location of the roadRequires coordination with DMIn accordance with DM scheme
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31 PlaceMaking
Master Plans - Al Ras
M
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32 PlaceMaking
Al Kifaf
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33 PlaceMaking
Al Kif AfGateway to Sheikh Zayed RoadOptimal mix-use plan and themeVery intensive developmentExploit station interface -maximize linkage w/ development
RESIDENTIAL 229,424 sqm
26.26%1,806 units
RETAIL80,101sqm
9.17%
HOTEL 75,838 sqm
8.68%1,264 rooms
OFFICE 488,257 sqm
55.89%
Total GFA: 873,620 sqm
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34 PlaceMaking
Al KifafLand Use Plans
Acquire petrol station area28 m service corridor requirementTwo 50 storey towers1000 park and ride
TransportationGreat accessibility from Sheikh KhalifaBin ZayedPlan for primary artery to turn into the siteRoundabout to disperse the traffic
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35 PlaceMaking
Al KifafActivity
24-hour livingLive, Work, PlayAir-conditioned walkwaysCorporate Address
ConveniencePublic SpaceBuilding connectivityOpen piazza - main meeting place
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36 PlaceMaking
Al Kifaf
M
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37 PlaceMaking
Jumeirah Islands
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38 PlaceMaking
Jumeirah Islands
Station design /access issues
Linkage across DEWA corridor and access road diminishes TOD opportunity
Proposed building on airspace over DEWA corridor to create elevated station plaza
Freestanding Park and Ride Facility
To be provided by developer
Opportunity for entertainment uses on top (shared parking as predominantly evening use)
RETAIL 24,849 sqm
1.92%
HOTEL 48,019 sqm
3.71%800 roomsOFFICE
433,967 sqm 33.55%
RESIDENTIAL 786,838 sqm
60.82%6,238 units
Total GFA: 1,293,673 sqm
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39 PlaceMaking
Jumeirah Islands
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40 PlaceMaking
Jumeirah Islands
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41 PlaceMaking
Jebel Ali Village – Solar City
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42 PlaceMaking
Jebel Ali Village
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43 PlaceMaking
Solar City
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44 PlaceMaking
Solar City
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45 PlaceMaking
Solar City
Impact of East-West roadClarification of costs of lowering road into cuttingFinalisation of route
Station access issues Height of concourseNeed to access/egress station at groundCrossing DEWA corridor, access road to get to/from site reduced TOD potentialAssumed that a traffic free covered public plaza can be created over DEWA corridor to provide station connection
OFFICE 1,287,449 sqm
37.26%
RETAIL 112,884 sqm
3.27%
HOTEL 46,648 sqm
1.35%777 rooms OTHERS
37,701 sqm 1.09%
RESIDENTIAL1,970,663 sqm
57.03%13,609 units
Total GFA: 3,455,345 sqm
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46 PlaceMaking
Al Rashidiya-2
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47 PlaceMaking
Hor Al Anz
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48 PlaceMaking
Jebel Ali Industrial
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49 PlaceMaking
Jebel Ali Industrial
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50 PlaceMaking
Jebel Ali – The Crossroads
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51 PlaceMakingDubai Metro CitiesTransit Oriented Development for the 21st Century and Beyond
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52 PlaceMaking
Conclusions
TOD plans accommodate over 166M sq ft GFAExisting planning controls (zoning) suitable for most sites
Some sites need zoning amendmentsExisting planning rules (design standards) car focused
For TOD - bend rules and respect communitySites should be viewed as a network Quick wins and longer term value enhancement strategies
RTA and Dubai Municipality interface / communication vitalValue creation through brand and TOD synergies
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DiscussionModerator: Taiwo Jaiyeoba