Surabaya Urban Corridor Development
Land Use and Zoning Study
Location: Surabaya, Indonesia
Credits: This report was commissioned by the World Bank Indonesia office, with financial support provided by the Australian Department of Foreign Affairs and Trade via the Indonesia Infrastructure Support Trust Fund. It has been prepared for the City Government of Surabaya by SUTD City Form Lab AND Hansen Partnership. The ideas put forward in this report were developed by the SUTD City Form Lab (Andres Sevtsuk, Onur Ekmekci) and Hansen Partnership (Craig Czarny, Gerhana Waty) in a close collaboration with the Surabaya City Government and the World Bank (Taimur Samad, Josie McVitty). A tram corridor zoning task force was formed in Surabaya, composed of city officials, ITS faculty, professional planners and other stakeholders in the city.
As part of a collaboration between the City Government of Surabaya, the World Bank and Tata Guna Matra, consultants from the SUTD City Form Lab and Hansen Partnership have developed advisory proposals for land use and zoning along the north-south Tram Corridor in Surabaya. The work presented below builds on the Transport Oriented Development (TOD) and Pedestrian Oriented Design (POD) proposals that were elaborated in the Surabaya Urban Corridor Development Program Report, delivered by the World Bank team in July 2014. Our aim here has been to extend the ideas that were presented in the Development Program to Surabaya’s new 1:5000 RDTR zoning plan. A more specific projection for real- estate growth in the corridor has also been developed. The following work includes recommendations on the delineations of land use zones, land use designations, building coverage and height recommendations, gross building floor area ratios (GFAR), as well as recommended GFAR incentive sites around the future tram corridor. These recommendations aim to balance forward-looking economic and real estate development ambitions along the tram corridor with an equitable development strategy and a pedestrian friendly 21st century public realm that incentivizes transit use and generates an attractive built environment.
The proposed designations are organized by zones that have been updated from the existing RDTR zones to match the TOD/POD ambitions of the plan. There are 776 proposed zoning polygons in the study area around the tram corridor. These polygons include city blocks that either fall within or intersect with a 100m buffer around the tram route (excluding the port area in the north). Some zones accommodate whole city blocks, while other dissect blocks so as to achieve a more granular specifications around key streets. An attempt has been made to designate the latter such that no existing buildings are intersected by two zones. Land use and built form regulations in each zone are extended to block outlines in each zone (as opposed to setback lines in the current RDTR).
The following maps first describe the proposed land use and open space designations. These are followed by proposed zoning regulations that designate allowable GFAR, building coverage, building heights and land value capture zones in the form of purchasable FAR.