Corridor Intensification Strategy (CIS) | Amman Institute

Municipality of Greater AmmanCorridor Intensification Strategy

Municipality of Greater AmmanCorridors Intensification Strategy (CIS)

DEVELOPMENT MANUAL

Amman Master Plan PMU18 June 2007


Table of Contents

MESSAGE from the MAYORPreface

A INTRODUCTION 1A.1 CIS Goals & ObjectivesA.2 CIS Principles & PoliciesA.3 CIS Transportation PoliciesA.4 Intensification Corridor LocationsA.5 Road Hierarchy & Building HeightsA.6 Corridor Designations

B CORRIDOR CONCEPT PLANS 22B.1 Purpose, Content & the Public RealmB.2 Zahran: Circles 1 – 5

Zahran: Circles 5 – 8 B.3 ArarB.4 Prince Shaker Bin ZaidB.5 Al KindiB.6 Hussein Bin AliB.7 Queen Rania - Queen Alia (University)

Nasir Square AreaB.8 Mecca – East, Central, WestB.9 Abdullah GhoshehB.10 Queen Alia Airport RoadB.11 King Abdullah II

C DEVELOPMENT GUIDELINES 114C.1 IntroductionC.2 Land Use DesignationsC.3 Building Height Limits: As-of-Right & MaximumC.4 Building Envelope StandardsC.5 Design GuidelinesC.6 Parking RequirementsC.7 Alternative Compliance

D DEVELOPMENT REVIEW 148D.1 Application Process OverviewD.2 Pre-application ConsultationD.3 Rezoning ApplicationD.3 Design ReviewD.4 Detailed Technical ReviewD.5 Development Charges & AgreementsD.6 Zahran 1 – 5: Special Study Area

APPENDICES1. Project Team: Amman Commission

Master Plan: Project Management Unit2. Corridor Zoning Summary3. Corridor Transportation Summary

Transportation Impact Assessment & Site Access Guidelines available in separate Transportation Report

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Message from the Mayor

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Preface

Transportation CorridorsCentral to the Growth & Development of Amman

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The CIS is concerned with how and where Amman will grow and the importance of Public Transit in accommodating that growth.

The CIS, and the Metropolitan Growth Strategy to follow, will enable Amman to grow and modernize at densities that will limit sprawl, support transit, and retain what makes Amman unique.


A. Introduction

A.1 CIS Goals & ObjectivesA.2 CIS Principles & PoliciesA.3 CIS Transportation PoliciesA.4 Intensification Corridor LocationsA.5 Road Hierarchy & Building HeightsA.6 Corridor Designations

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A.1 CIS Goals & Objectives

The CIS supports the achievement of this intent by promoting corridor densities which:

Can be serviced efficiently without overloading service networks – water, sewerage & storm water.

Provides for safe and efficient site access, requires sufficient on-site parking, & supports public transit.

Promotes pedestrian-based mixed-use development & protects stable neighborhoods.

Protects and complements the City’s heritage, antiquities, urban fabric and topography.

Encourages high-quality architectural design & promotes “green” environmental standards.

Maintains public views of key landmarks and vistas.

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Corridor Intensification Strategy (CIS)This CIS is a plan, for application in the short term, that provides development policies, plans, and guidelines for application along priority transportation corridors in the City of Amman - while a Metropolitan Growth Strategy (MGS) is being prepared. Following the Interim Growth Strategy (IGS), the CIS continues the introduction of key elements (Road Hierarchy, Transit Corridors, Zoning Guidelines, Development Charges) that will become permanent, in modified form, in the MGS and the new Master Plan for Amman.

General Intent of CIS:The CIS provides GAM with a framework for applying existing discretionary authority for setting maximum building heights along priority transportation corridors. It establishes maximum building heights within a common and consistent framework along the priority corridors. A reasonable balance is struck between the interests of the development and investment community and the general citizenry of Amman by providing:

Reasonable Certainty – comprising a clear set of rules, limits, and standards for building designPublic Benefits – including protection of stable areas, protection of heritage sites and buildings,

development patterns and densities that support public transit and a vibrant urban environment


CIS Goals & Objectives:To accommodate the immediate demand for high density residential and mixed use development in a

manner that compliments the Amman Vision and attracts investment. Send a clear signal to the investment community that increased development density is welcome along

the transportation corridors within the Municipality of Greater Amman.Provide clear direction to Developers and Investors, in the short term, concerning development height

and density limits along priority corridors while the Amman Master Plan is completed. Accommodate transportation corridor development in a ‘planned way’ and provide clear direction

regarding location, building heights, and development standards.Utilize a strategic & systematic approach that begins & supports the Amman Master Plan process.

A.1 CIS Goals & Objectives

Specifically:Clarify building heights along priority corridors by clear criteria.Identify corridor densities & land use mixes with clear criteria.Establish development and zoning guidelines that facilitate a

transition to revised and modernized zoning controls. Establish an efficient, investor-friendly, development review process

that protects the public interest.Provide for public input into Corridor development and intensification.Build the capacity in GAM to review & regulate major projects.Provide a flexible framework for on-going investment in the City. Begin the process of creating an Amman Master Plan through the

CIS as well as the Interim Growth Strategy (IGS) which preceded it.Create a new framework for sharing the cost of infrastructure, in an

equitable way, between the Investor and the Community.

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A.2 CIS Principles & Policies

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Complement Amman’s unique urban fabric, cityscape, streetscapes, and topography.

Maintain public views of key landmarks and vistas between hills and between valleys and hills, and from public roads and sidewalks to significant public attractions , natural features.

Establish transitions in scale & design between neighborhoods.

Promote high quality design of streetscapes, parks, and public and private buildings in order to reinforce Amman as a comfortable, useable, beautiful and memorable city.

Respect and provide continuity with the character of existing adjacent communities & ensures land-use compatibility with adjacent neighborhoods to create a more attractive & efficient city.

Encourage high-quality architectural design that blends with the City’s urban fabric and topography.

Enhance the mental map of Amman by emphasizing its paths, edges and nodes by developing well-defined corridor character.

Develop "signature boulevards" as vibrant shopping streets that accommodate pedestrians, public transit, and private automobiles.

Urban Design Amman will be developed at a human scale to complement existing neighbourhoods and communities and to create a cityscape and streetscapes that are attractive and efficient. CIS development must:



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Culture and HeritageAmman is ‘a city with a story’ - a modern urban center that represents one of the oldest inhabited cities in the world. Preserving heritage properties and streets along the priority intensification corridors and promoting these as an integral part of the overall contemporary city living experience will be one of the pillars of the Master Plan. CIS development must be guided so that it:

Safeguards Jordan’s antiquities and protects and complements the City’s heritage & historic sites.

Protects existing stable neighborhoods and promotes compact urban form.

Allow for an institutionalized and transparent special review process for development proposed within the heritage districts.

Revitalize the older parts of Amman by encouraging adaptive reuse in heritage buildings that are economically non-viable but historically significant.

Encourage appropriate development in the heritage districts that respect the prevailing character, scale, materials, details, craftsmanship, and use.


A.2 CIS Principles & PoliciesUrban InfrastructureUrban infrastructure will provide modern and efficient public transit and systems for vehicular traffic and pedestrians, water, sewerage and communication services to our community and will be used as instruments to guide the development of the City. CIS development must:

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Facilitate a reduction in the degree of dependency on private automobile use within the urban area

Provide for safe and efficient public transit and vehicular transportation access that can be supported by the municipal road network and which will not create undue traffic impact on stable residential neighborhoods.

Provide a sufficient supply of accessible, attractive, and convenient to use on site parking and vehicular loading and servicing facilities which do not disrupt the operation of adjacent streets

Encourage and support public transit use by providing convenient pedestrian access to suitable public transit services along safe & attractive transit corridors.

Provide a welcoming walking environment for pedestrians that is safe, accessible, landscaped, functional and interesting.

Provide access to adequate urban infrastructure services, such as water, sewer, storm water and community services without unduly overloading these services.

Decrease automobile dependence and trip generation by promoting mixed-use development, enhancing pedestrian circulation, and the use public transit.

Increase the efficient use of existing infrastructure through increased development densities along existing corridors.



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Creating a pedestrian friendly and secure street environment including appropriate building scale & proportions, active street frontages, efficient public transit, and pedestrian connections to adjacent neighborhoods. Promote public spaces that are accessible, comforting, and welcoming to people from all neighborhoods, of all physical conditions, male and female, old, young and the disabled.

Promote mixed-use development to create self sufficient and pedestrian-friendly neighborhoods.

Encourage the integration of different income groups within neighborhoods and communities.

Encourage infill near the urban center as an alternative to low density sprawl.

Integrate segregated uses and create vibrant spaces where citizens can "live/work/play".

Promote a greater variety of affordable housing options that are close to the urban center.

Public Spaces and Social InclusionWe will develop a livable and social city; a city that draws people to its public spaces; builds diverse communities and is inclusive of all its citizens. CIS development must:

Governance and Service DeliveryThe Master Plan will be the roadmap for development; it will be citizen centered and reflect the aspirations of all stakeholders complemented by an implementation framework that is participatory, inclusive and improves public service delivery to residents and the business community. GAM will ensure:

A streamlined approvals process for investors that is timely, transparent and equitable.

A public review of major CIS project proposals before they are considered for approval.


A.2 CIS Principles & PoliciesInvestment and Economic ActivityThe Master Plan will improve the climate for investment by identifying opportunities for sustainable economic growth and provide clarity to investors on our community's aspirations. GAM will ensure that:

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A range of CIS locations & density alternatives are provided to absorb market demand.

An adequate supply of serviced land for investment in provided within the designated Corridors.

Allow conditional height & density bonuses for mixed-use developments that reflect market demand and promote investment.

Provide for vibrant shopping streets that revitalize surrounding areas and expand pedestrian access to employment opportunities.

Green City, Environment and Natural ResourcesAmman must be built on sustainable development principles - "green" with wide sidewalks, parks and trees. Citizens should enjoy a healthy environment. CIS developments must consider:

Implementation of “green” environmental standards, including retention of storm-water and re-use of grey-water for irrigation and use of solar and smart energy solutions to reduce carbon emissions

Micro climate conditions and integrate these into the design of the developments

The integration of adjacent streetscapes, parks and green spaces into CIS developments creating continuous networks of parks that link high-density communities with surrounding communities

Minimizing the consumption of lands most suitable for agricultural production

Promote the use of water-conserving landscapes including the use of drought-tolerant and native plants and efficient irrigation technologies


Roads & TransportationAmman will improve the quality and capacity of the existing transportation and transit network by:

Promoting a more efficient, compact, and people-oriented urban development;Managing Transportation Demand;Adopting Site Access and Circulation Guidelines;Maximizing the carrying capacity of the existing public road infrastructure;Reducing automobile dependency within the Greater Amman Municipality; and,Adopting a significantly improved public transit system within the Greater Amman Municipality.

Toward this end, the following are the objectives of the principles identified above:

A.3 CIS Transportation Policies

Managing Transportation DemandFocus on movement of people versus

vehiclesBalance the delivery of capacity between

various modes of travelAchieve a more efficient transportation

system and land use patternAchieve a more equitable distribution of

public resourcesMore economic neutrality relative to simply

adding road capacity to systemFlexibility exists – many options available

to achieve resultsPositive impacts upon the urban fabric of a

municipality

Efficient, Compact, & People-oriented CityPromote Strong Commercial Centres through

Density and Land Use ClusteringProvide a more efficient form of accessibility to

planned areasProvides a superior environment to support public

transit investmentPromotes greater interaction between land usesReduces vehicle trip making on a broad scalePromotes alternative forms of transportation –

contributes to a healthier environmentFacilitates positive economic impacts for broad

range of land uses

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Roads & Transportation (cont.)

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Access ManagementApplies to both vehicular and non-vehicular

modes of travelPromotes superior relationship between

private and public landsProvides improved traffic circulation within

the public road right-of-wayImproves public safety and travel flowPromotes a more efficient orientation of

land uses – i.e., land use clusteringEnsures municipal standards are

implemented through development processResults in superior site plan design

Maximize Carrying Capacity of Existing Public Road Infrastructure

Implement and broaden existing municipal Transportation System Management (TSM) practices – e.g., coordinated signal control systems

Implement a policy of Transportation Demand Management (TDM) practices in conjunction with land development – e.g., car pooling organizations, preferential parking for car pooling, etc.

Implement specific operational, geometric, and maintenance practice improvements along existing road network – e.g., better traffic signal head placements, improved lane balancing at/thru junctions; modify pavement widths at existing junctions; implement and maintain improved pavement marking and signage infrastructure;

Implement stricter enforcement upon infractions involving “moving” and “parking” regulations;

Adopt use of broad transportation planning modeling to strategically target infrastructure investments



Roads & Transportation (cont.)

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Reduction in Automobile Dependency

Breaks an ongoing bias towards infrastructure investment oriented to the private automobile

Creates an environment more conducive to a balanced transportation system

Provides broad social benefits:More equitable delivery of urban transport

needs - both personal and goods movementsProvides more affordable transportReduces consumption of energy on a per

capita basisCreates less pollution per capitaFacilitates more compact urban formImproves person carrying capacity of

existing transportation infrastructureImproves both horizontal and vertical

equity among an urban population

Adopt Significantly Improved Public Transit System within Greater Amman Municipality

Adopt a new governance model for the municipal transit system

Integrate transit system and infrastructure planning with existing road network planning and modeling

Integrate municipal and inter-regional transit operations

Implement improved municipal infrastructure – buses, transfer locations, fare structure, etc.


Municipality of Greater AmmanCorridor Intensification Strategy 12

A.4 Intensification Corridor LocationsLocations:The Transportation Corridors, or corridor segments, addressed in the CIS are indicated by name and location on the Map A.1. These corridors total 40 km in length and were prioritized by outstanding development pressure and significance in the overall road network. The following are included:

Zahran (1st to 8th Circle)

Arar

Al Hussein Bin Ali

Queen Rania – Queen Alya (University Corridor)

Abdullah Ghosheh – Queen Alya Airport Road

King Abdullah II

Shaker Bin Zeid

Al Kindi

Mecca

Conceptual Road Hierarchy & Transit RoutesThe density increases proposed in the CIS are influenced in part by the size and capacity of the transit corridor in question and any current or planned transit provisions – Bus Rapid Transit (BRT). Map A.2 on page X indicates the planned road hierarchy for Amman as applied to the priority corridors as well as the location of planned transit corridors.

Conceptual Building HeightsThe maximum building heights, in general terms, for Corridor segments and intersections (centers) are indicated on Map A.3. These conceptual maximum heights are applied along individual corridors in Section B and are based on the following criteria:

Road Hierarchy and transportation capacity – greater capacity allows more height & density

Center (Intersection) Hierarchy – greater height around larger intersections with greater capacity to disburse traffic. Also, supports urban legibility – mid-rise building suggest major intersections.

Surrounding Topography and View Preservation – more height in deep wadis, less on Jabal tops

Special Status or Conditions – adaptation of objective criteria to unique circumstances in Amman –special neighborhoods, heritage sites, security considerations, etc.


A.4 Intensification Corridor Locations& Road Hierarchy

Map A.1


A.4 Intensification CorridorLocations & Road Hierarchy

Map A.2


A.5 Road Hierarchy & Building Height

Map A.3


HERITAGE● Significant concentration of heritage sites & buildings

● Preservation of Architecture & Urban Character

● Adaptive reuse of Buildings preferred over demolition & redevelopment

ESTABLISHED● Comparatively low rate of vacant land and/or abandoned buildings

● Well defined & developed urban/architectural form & character

● Well defined land use pattern that is unlikely to change significantly

● Economically healthy & stable

DEVELOPING - REDEVELOPING● Comparatively high rate of vacant land and/or abandoned buildings

● Urban form & character are poorly or minimally defined and susceptible to definition or redefinition

● Opportunity for improvements in architecture, urban quality, public realm, pedestrian activity, etc.

● Greatest opportunities for introducing significant mixed use development

Corridor Designations – Heritage, Established, & Developing – RedevelopingThe priority corridors are given the following designations based on the criteria indicated. The Map on Page X – Corridor Designations - indicates the designation assigned to each corridor.

A.6 Corridor Designations

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CENTRAL URBAN● Within or in proximity to central urban core of Amman or along Zahran

● Appropriate for urban center or ‘downtown’ design features: shopping streets, ground floor retail, mixed-use, active pedestrian movement, etc.

● Adjacent stable, high density neighborhoods

URBAN● Remote from the central urban core of Amman

● Limited potential for urban center or ‘downtown’ urban design features

● Low-density surrounding development

● Wide street right-of-ways & large front-yard setbacks with front parking

LIMITED ACCESS – EXPRESSWAY● Land adjacent to current or planned expressways – King Abdullah II &

Queen Noor / Prince Hashem

● Limited functional relationship to expressway – access from intersections or side streets

● Low-density surrounding development

● Wide street right-of-ways & large front-yard setbacks with front parking

A.6 Corridor DesignationsCorridor Designations – Central Urban, Urban, & ExpresswayThe priority corridors are given the following designations based on the criteria indicated. The Map on Page X – Corridor Designations - indicates the designation assigned to each corridor.

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A.6 Corridor DesignationsMap A.4

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A.6 Corridor DesignationsMap A.5

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CENTRAL URBAN / HERITAGE: Zahran 1st – 4th, Zahran 4th – 5th

● Preservation & Adaptive Reuse

● Reinforcement of Existing Urban Character & Streetscape

● Public Realm Improvements, Traffic / Transit Improvements

CENTRAL URBAN / DEVELOPING: Zahran 5th – 8th, Arar, Al Kindi, Queen Alia, Nasir Square● Predominant Mixed-use Development

● Pedestrian Oriented Shopping Streets, Ground Floor Retail, Defined / Framed Public Realm

● Pedestrian Improvements, Linkages to Adjacent Neighborhoods

● Traffic / Transit Improvements

● Building Height / Density Increases with Mixed Use

CENTRAL URBAN / ESTABLISHED: Hussein Bin Ali, Shaker Bin Zaid, Mecca – East ● Reinforce prevailing development / land use, Infill Development Matches Existing Zoning


● Potential Building Height / Density Increases with Mixed Use

A.6 Corridor DesignationsBased on the Corridor Designations indicated, the following Zoning & Urban Design Objectives are established for each Corridor to guide development decisions and evaluate development proposals:

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URBAN / DEVELOPING: Queen Rania, Mecca – Central & West, Queen Alia Airport Road● Introduction of Limited Mixed-use Development

● Automobile & Pedestrian Integrated Shopping Streets, Ground Floor Retail, Front Setbacks & Parking, Wide Public Realm

● Pedestrian Improvements Integrated with Traffic / Transit Improvements

● Potential Building Height / Density Increases

● Increasingly ‘Central Urban’ Features / Character at Intersections / Centers

URBAN / ESTABLISHED: Abdullah Ghosheh● Reinforce existing prevailing development / land use

● Infill Development Matches Existing, Introduction of Limited Mixed Use Possible


● Potential Building Height / Density Increases

EXPRESSWAY / DEVELOPING: King Abdullah II● Limited Access – Intersections & Side Streets Only

● Very Wide & Undefined Public Realm, Automobile Access Orientation

● Traffic / Transit Improvements, Potential Building Height Increases

A.6 Corridor DesignationsBased on the Corridor Designations indicated, the following Zoning & Urban Design Objectives are established for each Corridor to guide development decisions and evaluate development proposals:

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B. Corridor Concept Plans

B.1 Purpose, Content, & the Public Realm

B.2 Zahran: Circles 1 – 5Zahran: Circles 5 – 8

B.3 ArarB.4 Prince Shaker Bin ZaidB.5 Al KindiB.6 Hussein Bin Ali

B.7 Queen Rania - Queen AliaNasir Square

B.8 Mecca – East, Central, WestB.9 Abdullah GhoshehB.10 Queen Alia Airport RoadB.11 King Abdullah II

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B.1 Purpose & Content

Illustrate the fundamental planning concepts and principles described in Section A

Provide the basis for evaluating project proposals in the Design Review Process in Section D

Illustrate the application of Guidelines & Instructions including zoning limits described in Section C

Proposals for the public realm within which individual projects can be located

Demonstrate an appropriate relationship between the public realm and private developmentProvide a basis for estimating development build-outs numbers: floor areas, dwelling units, etc.

Provide a basis for estimating servicing and infrastructure costs and requirements

Provide a basis for Developers to evaluate project viability and marketability along each Corridor

Content of Corridor Concept Plans:Road Hierarchy Type & Transportation Guidelines

Open Space

Corridor Zoning: Existing and Proposed

Other Land Use: Non-Mixed Use

Building Height Limis

Purpose of Corridor Concept PlansThe Area Concept Plans serve as guidelines and ‘Instructions’ that elaborate the Development Controls including proposed zoning. In concert with the policies and guidelines, the Concept Plans demonstrate the intent of the CIS. The specific purposes of the Corridor Concept Plans are as follows:

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The Area Concept Plans regulate the private HDMU development within the Public Framework including: Access: direct access to adjacent higher-capacity roads and pedestrian routes is managed according

to the Site Access Standards (see Appendix)Land Use: Zoning Designations for Individual Parcels of Land, public and private Parking: provide adequate on-site parking for residents and visitorsServicing and Loading: provide sufficient, logical locations for the servicing of all land usesBuilding Height: Clarify Maximum Building heights under current and proposed zoning that intensify

corridors and allow for transition from high density to lower-density residential areasBuilding Massing: establish that building massing limits to limit the blocking of public views or views

from other, uphill residential developments to the wadi-parks On-Site Landscaped Gardens: provide suitable on-site open space for use by building residents

The Corridor Concept Plans provide a Public Framework for High Density Development and include:

Road Right-Of-Ways – existing & proposed: Expressways, Arterials, Transit Roads, Main Streets, Service Roads, Collectors, Local Streets, Service Alleys, and Public Stairs

Open Space: Jabal & Wadi Parks, Stair Parks, etc.

Corridor Concept Plans: The Public Realm

Corridor Concept Plans: Private Development (Mixed Use)

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Public Realm: Road HierarchyThe Expressways indicated on the proposed GAM Road Hierarchy provide access to each of the Corridors. Each Corridor is part of and connects with a network of Transit Roads, Collectors, Local Access Streets, Service Alleys, Public Stairways & Paths.

The Developer will be required to pay a proportional share of costs of building this network. The designs illustrated on this and the following page are preliminary but are indicative of the concept and standards intended. (next page)

Arterials - Transit Roads40m RoWBRT (bus) in dedicated lane in each direction with Bus Stops & Shelters3 landscaped tree rows

Major Collectors & Arterials30m to 36m RoWParallel parking each side Tree row & Street trees both sides

40m30m to36m

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B.1 The Public Realm


Public Realm: Road Hierarchy (cont.)

The emphasis in the roadway plans and profiles indicated and the Corridor Concept Plans in general is on:

Public Transit (BRT)Landscaping with

drought resistant tree species

Street parking (parallel)Grade intersections with

signalization or Stop signsPedestrian friendly

features – sidewalks, islands, crosswalks

Connections to public and private open space

The emphasis is on downsizing the roads, slowing traffic, & favoring the pedestrian.

18 or 20 m

Local Access 18m Row or 20m RoW at Shopping St.1 lane - each direction2 rows of treesParking & Sidewalks on both sides

8m

Service Alleys8m RoW behind HDMU Plots1 lane - each direction (or)1 lane - one way (with) stacking space on one side

Minor Collectors24m RoW1 lane - each direction2 tree rows - both sides

24 m

B.1 The Public Realm



Summary of Corridor Build-out EstimatesThe Corridor Concept Plans presented on the following pages, illustrate the current and proposed zoning. The Table above summarizes estimates for the following in terms of Gross Building Floor Area. The proposed zoning is broken down by Mixed Use zoning type.

The existing Development along each corridorThe maximum development that could occur if each corridor was fully developed within

current zoning limitsThe max. development that could occur if each corridor was fully developed within the

proposed zoning limits


B.2 Zahran: Circles 1 – 5Zahran: Circles 5 – 8

8

76 5

43

2 1


B.2 Zahran: Circles 1 – 5Special Study Area


Zahran: 1st to 5th:Special Study Area - Heritage Preservation

B.2 Zahran Circles 1 – 5: Special Study Area

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The Heritage Properties along Zahran, Circles 1 – 5, and the historic neighborhoods and properties north and south of this corridor will be the subject of a detailed heritage study in order to establish a regime of protection for this District as a whole and for individual properties within it, judged to be of heritage significance. In the interim, while this work is being completed, the properties along Zarhan, from the 1st to the 5th Circles, have been declared a “Special Study Area” and a system of special reviews and approval is required for any construction, demolitions, or alterations.

All properties facing directly on Zahran between the 1st and the 5th Circles, inclusive of properties on the Circles, will be subject to a mandatory Technical Review Process in response to all applications to make any changes to the properties. The Heritage Advisory Committee (HAC), the Amman Commission, and the PMU Heritage Officer will play paramount roles. (AC)Refer to Section D.7 for a description of this process. The general development principles and goals for Zahran 1 – 5 are as follows:

Zahran - 1st through 5th Circle● Reinforce Existing & Prevailing Development Pattern & Land Use● Preservation of Existing Heritage Sites & Buildings● Preservation of Non-Heritage Sites that Contribute to Prevailing Urban Character & Streetscape● Adaptive Reuse of Abandoned or Non-economic Properties with Appropriate & Compatible Uses● Reinforcement of Existing Urban Character & Streetscape with the Development of Vacant Land● Public Realm & Pedestrian Improvements – Landscaping, Street Furniture, Sidewalk Widths,etc.● Transportation, Traffic, & Transit Improvements● Infill Development Matches Existing Architecture

Zahran - 4th through 5th CirclesAdditional:● Infill development to be Office or Residential ● Commercial Development to be Discouraged


Zahran: 1st to 5th: Heritage Designations


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Note: Both Heritage & Contributing Properties will be protected under the Technical Review Process


Zahran: 1st to 5th: Existing Zoning


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Zahran: 1st to 5th: Existing Land Use


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Zahran 1-3: Existing Development

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3

Zahran 1-3: As-of-Right Build-out

Zahran 3-4: Existing DevelopmentZahran 3-4: As-of-Right Build-out



As-of-right Zoning Build-out Models 35


B.2 Zahran: Circles 5 - 8


Zahran 5 - 8: Existing Zoning


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Zahran 5 - 8: Existing Land Use


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B.2 Zahran: Circles 5 - 8As-of-right Zoning Build-out Models

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Zahran 5 - 8: Proposed Zoning


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Zahran: Proposed Zoning: 5th to 6th Circles


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5TH - 6TH CIRCLES


Proposed Zoning Build-out Models

5TH - 6TH CIRCLES

5TH CIRCLE

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6TH - 7TH CIRCLES

6TH CIRCLE


Proposed Zoning Build-out Models

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7TH CIRCLE

DETAIL AT 8TH CIRCLE


8TH CIRCLE

7TH - 8TH CIRCLESProposed Zoning Build-out Models

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Zahran 7-8: Proposed Zoning Build-out Model

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Zahran 7 - 8:Proposed Zoning Cross-section


B.3 Arar


Arar: Existing ZoningSee Appendix 3

B.3 ARAR


Arar: Existing Land Use

B.3 ARAR

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Arar: Proposed Zoning

B.3 ARAR

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B.3 ARAR

Arar:Proposed Zoning

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Arar: Proposed Zoning

B.3 ARAR

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B.3 ARAR

VIEW FROM WADI SAQRA SQUARE VIEW WEST FROM QUEEN NOOR BRIDGE

VIEW EAST FROM QUEEN NOOR BRIDGE VIEW FROM WADI SAQRA SQUARE

VIEW WEST HUSSEIN BIN ALI

ARAR: Proposed Zoning Build-out Models

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VIEW FROM WADI SAQRA SQUARE

B.3 ARAR

ARAR: Proposed Zoning Cross-section

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VIEW FROM WADI SAQRA SQUARE

B.3 ARAR

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ARAR: Proposed Zoning Cross-section


B.4 Prince Shaker Bin Zaid


Shaker: Existing Zoning


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Shaker: Existing Land Use


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Shaker: Proposed Zoning


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Shaker: Existing Development


Shaker: Current Zoning Build-out

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B.5 Al Kindi


Al Kindi: Existing Zoning

B.5 Al KINDI

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Al Kindi: Existing Land Use

B.5 Al KINDI

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Al Kindi: Proposed Zoning

B.5 Al KINDI

Provide ground floor retail exposure in interior of building configurations and not on street front

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B.5 Al KINDI

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B.5 Al KINDI

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Provide ground floor retail exposure in interior of building configurations and not on street front


Al Kindi: Zoning Build-out Models

PROPOSED ZONING BUILD –OUT: AL KINDI FROM WADI SAQRA SQUARE

EXISTING DEVELOPMENT EXISTING ZONING BUILD –OUT

B.5 Al KINDI

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Al Kindi: Proposed Zoning Build-out Model

B.5 Al KINDI

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B.6 Hussein Bin Ali


Hussein Bin Ali: Existing Zoning

B.6 Hussein Bin Ali


Hussein Bin Ali: Existing Land Use

B.6 Hussein Bin Ali

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Hussein Bin Ali:Proposed Zoning

B.6 Hussein Bin Ali

R* - Indicates Mixed Use – Residential Zoning with Hotels permitted as a Conditional Use (Max. Building Height – 40 meters)

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Hussein Bin Ali - North: Proposed Zoning

B.6 Hussein Bin AliR* - Indicates Mixed Use – Residential Zoning with Hotels permitted as a Conditional Use (Max. Building Height – 40 meters)

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Hussein Bin Ali - South: Proposed Zoning

R* - Indicates Mixed Use – Residential Zoning with Hotels permitted as a Conditional Use (Max. Building Height – 40 meters)

B.6 Hussein Bin Ali

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B.7 Queen Rania - Queen AliaUniversity CorridorNasir Square


Queen Rania - Queen AliaUniversity Corridor: Existing Zoning

B.7 Queen Rania - Queen Alia University Corridor

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Queen Rania - Queen AliaUniversity Corridor: Existing Land Use


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Queen Rania - Queen AliaUniversity Corridor: Proposed Zoning


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B.7 Nasir Square Area

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B.8 Mecca – East, Central, West


Mecca: Existing Zoning



Mecca: Existing Land Use


87


Mecca: Proposed Zoning


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Mecca - East: Proposed Zoning B.8 Mecca – East

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Mecca - Central: Proposed Zoning

B.8 Mecca – Central

90


Mecca - West: Proposed Zoning B.8 Mecca – West

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B.9 Abdullah Ghosheh


Abdullah Ghosheh: Existing Zoning


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Abdullah Ghosheh: Existing Land Use


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Abdullah Ghosheh: Proposed Zoning


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Abdullah Ghosheh - North: Proposed ZoningB.9 Abdullah Ghosheh

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Abdullah Ghosheh- Central:

Proposed Zoning


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Abdullah Ghosheh - South: Proposed Zoning B.9 Abdullah Ghosheh

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B.10 Queen Alia Airport Road


Queen Alia Airport Road:Existing Zoning


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Queen Alia Airport Road: Existing Land Use


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Queen Alia Airport Road:Proposed Zoning


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Queen Alia Airport Road North: Proposed Zoning


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Queen Alia Airport Road South:Proposed Zoning

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B.11 King Abdullah II

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King Abdullah II: Existing Zoning



King Abdullah II: Existing Land Uses


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King Abdullah II: Proposed Zoning


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King Abdullah II – North 1:Proposed Zoning


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King Abdullah II – North 2:Proposed Zoning


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King Abdullah II – Central:Proposed Zoning


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King Abdullah II – South 2:Proposed Zoning


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King Abdullah II – South 1:Proposed Zoning


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C.1 IntroductionC.2 Land Use DesignationsC.3 Building Height Limits: As-of-Right & NewC.4 Building Envelope StandardsC.5 Design GuidelinesC.6 Parking RequirementsC.7 Alternative Compliance

C. Development Guidelines

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Interim Development Guidelines: Overview

The following is a summary of the guidelines that govern development proposals along CIS Priority Corridors. The specifics of the guidelines are intended to implement the principles, policies, goals, and objectives identified in Section A and the corridor specific policies described in Section B. The guidelines address land use, building height, and building form and are applied in the Corridor Concept Plans to achieve the planning intent of the CIS.

GAM currently has discretionary authority over the approval of building heights above the “as-of-right”provisions of the existing zoning by-law. These guidelines provide a framework for exercising that authority in a systematic and consistent manner. Additional height and density – beyond the “as-of right” limits but within the limits set in these guidelines, will be permitted by GAM on a conditional basis subject to compliance with the provisions of this guideline and any other project specific requirements.

Key Concepts:As-of-Right Provisions: The provisions of the existing GAM Zoning Ordinance, especially with respect to building height limits (Typically 4 stories or 15 meters – see specific zoning provisions), are the limit of a property owner’s entitlement or ‘as-of-right’ provision. The additional provisions descried in this Manual that differ from the existing zoning are available only on the basis of the formal development review process described in Section D.

Discretionary & Conditional Provisions: The provisions of the CIS and these Guidelines are discretionary and are granted by the GAM Council through the Regional Committee to a Developer making application for a specific project. This grant of additional development rights under the provisions of these Guidelines is conditional and based on an assessment of development proposal for consistency with the intent of the CIS as reflected in the Policies, Guidelines, and Corridor Concept Plans. An application for site rezoning will trigger this assessment.

C.1 Introduction

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C.2 Land Use DesignationsThe following are the Land Use Classifications utilized in these Guidelines and applied on the Corridor Concept Plans. The designations are general and provide a flexible framework for development proposals. The Mixed-Use provisions, which are central to corridor intensification, are described in greater detail on the following pages of this Section.

Mixed Use: This is the core zoning designation for the most of the land along the priority corridors for which increases in building height and density will be considered. Four categories of mixed use development are offered and the distribution of potential mixed use zoning along the priority corridors in indicated on the Corridor Concept Plans. The mixed use provisions of the CIS Guideline are as follows:

● MuR - Mixed Use Residential (60% Residential without Ground Floor Retail)

● MuRc - Mixed Use Residential with Commercial (60% Residential with Ground Floor Retail)

● MuC - Mixed Use Commercial (Comm. / Office with Ground Floor Retail – Residential encouraged)

● MuO – Mixed Use Office (Office without Ground Floor Retail – Residential encouraged)

Open Space: This general designation can ultimately contain both active and passive open space and constitutes ‘Green Areas’ that contain limited physical (buildings) development. Open space includes Parks (Jabal Parks, Wadi Parks, Stair Parks, Trails/Paths), Sports Fields, Buffer Strips, Public Gardens / Landscaping, and Civic Monuments.

Road Reserves: This is land dedicated to roads, service alleys, public paths and stairways. In addition to car and bus lanes, the reserves contain space for landscaping, sidewalks, and transit facilities (bus turn-offs and shelters).

Existing Zoning: This applies to land along the priority corridors, as indicated on the Corridor Concept Plans, that remains under current Zoning parameters and is not given the option for rezoning under these guidelines. In addition, any land that that is zoned for mixed use and greater building height under this Guideline, can be developed under its current zoning and as-of-right limits at the discretion of the Owner.

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C.2 Land Use DesignationsMIXED USE ZONING TYPES

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C.3 Building Height Limits: As-of-Right & New

Designation Max. Ht. Est. Stories Max. Base Ht. Mu – 24 24 meters 6 (no base)

Mu – 32 32 meters 8 12 meters



Building Height LimitsThe Building Heights addressed in these Guidelines are characteristic of low and mid-rise buildings

ranging from 6 to 12 stories converted to a maximum height in meters – assuming 4 meters per story. The maximum height in meters governs and developers can utilize the floor to floor dimensions they prefer.

These heights are available for mixed use development and are generally higher that the current “as-of-right” building heights allowed under current zoning. These guidelines will substitute for the current practice of providing additional height on an ad-hoc basis without an overall framework for setting building height. Developers will apply for a zoning change for individual sites, as is the current practice, but these guidelines provide an indication of what GAM is willing to approve and the conditions required for such an approval.

Buildings at the 32, 40, and 48 meter heights limits are allowed to have bases with the maximum base height indicated included in the maximum building total.

The current “as-of-right” building heights allowed under current zoning are summarized in Appendix X. The maximum building heights available for mixed-use projects under this Guideline are indicated below and on the Building Envelope Standards.

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The Building Envelope Standards, summarized in the Table below, address the maximum Building Height, minimum Lot Size, :maximum Lot Coverage, minimum Landscaped Open Space (LOS), and minimum building setbacks. The height limits are expressed in meters rather that stories to ensure a maximum building height. The Building Height Categories indicated above are reflected in the Building Envelope Standards table. The minimum Lot Sizes are intended to encourage land consolidation where the existing subdivision is ad-hoc, irregular, and general provides too many plots small plots.

There are three Section in the Building Envelope Standards table which reflect the three generalized contexts within which the corridors or corridor segments are set – Urban, Urban Central, and Zahran. Each Section and context is consistent with and supports the Corridor Designations and Urban Design Goals reflected in Section A.6. The three Sections apply the Corridors of Corridor segments indicated below and delineated on Map C.1.

C.4 Building Envelope Standards

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Urban:Queen Rania - University , Mecca – West & Central, Abdullah Ghoshah, Queen Alia Airport Road, King Abdullah II

Urban Central:Shaker Bin Zaid, Arar, Hussein Bin Ali, Al Kindi, Mecca – East, Queen Alia - University, Nasir Square

Zahran:Zahran – 5th Circle thru 8th Circle


Map C.1


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121



Mu-32Mu-24 Mu-40 Mu-48

Urban Context: Queen Rania, Mecca –West & Central, Abdullah Ghoshah, Queen Alia Airport Road, King Abdullah II

BLOCK ONLY

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BLOCK & BASE ON BUILD-TO STREETS

Mu-40 Mu-48Mu-32

Urban Context: Queen Rania, Mecca – West & Central, Abdullah Ghoshah, Queen Alia Airport Road, King Abdullah II

123



Mu-32Mu-24 Mu-40 Mu-48

BLOCK ONLY Urban Central Context: Shaker Bin Zaid, Arar, Hussein Bin Ali, Al Kindi, Mecca – East, Queen Alia, Nasir Square

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Urban Central Context:Shaker Bin Zaid, Arar, Hussein Bin Ali, Al Kindi, Mecca – East, Queen Alia, Nasir Square



Mu-32Mu-24 Mu-40 Mu-48

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Mu-32Mu-24 Mu-40 Mu-48


BLOCK ONLY Context: Zahran – 5th Circle thru 8th Circle

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Mu-32Mu-24 Mu-40 Mu-48


Context: Zahran – 5th Circle thru 8th Circle


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C.4 Building Envelope StandardsConcept Illustrations

Urban – Block

Urban – Block & Base

Zahran – Block

Urban Central – Block

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URBAN: Block & Base

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URBAN CENTRAL: Block & Base

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ZAHRAN: Block & Base

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C.5 Design Guidelines

Each major project proposal for the Priority Corridors will be assessed for consistency with the Design Guidelines outlined below which are in addition to the Guidelines and the Corridor Concept Plans.Corridor Intensification Building DesignNew Corridor Intensification Projects will be prominent in the public’s view and, therefore, should be of high quality architectural design. Given this prominence, close scrutiny will be applied to their detailed design, in order to ensure the following:

Building materials are of high quality and are compatible with adjacent or nearby buildings

The appearance of rooftop elements , such as mechanical enclosures, communications equipment, and parapets, are appropriately screened, non-obtrusive and designed to complement the overall appearance of the building.

Visible facades of any above-grade parking structures are designed to complement the overall building design using complementary exterior building materials, screens, vegetation, public art and/or at-grade shops (as a screen).

Building base roofs are treated as significant outdoor amenity space, and are thus well landscaped, or otherwise treated to complement the overall design of the building.

In addition to the provisions of Article (23), all visible retaining walls are limited in height as much as possible and arranged within 45 degree slope and, where required, screened with fencing or vegetation and/or are used to accommodate public art

All utilities serving the building are placed in unobtrusive locations on the site and enclosed and/or otherwise screened from public view.

All accessory buildings or structures that may be required for security purposes are permanent and designed to complement the overall appearance of the building – including, in particular, those located in front of the building.

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Corridor Intensification Building Design (cont.)Facilities for servicing the development (e.g. loading docks, garbage areas, etc.) are placed in

unobtrusive locations and well screened from adjacent public streets

Vehicular drop-off areas are well designed and adequately sized so as to prevent vehicular back-up onto adjacent public streets

Signage is limited and does not detract from the overall appearance of the building

Exterior lighting of the building is aesthetically addressed and is not oriented towards adjacent buildings and/or neighborhoods

Balconies are designed in a manner consistent with the overall building designBuilding Fit and TransitionNew corridor intensification development should be massed to fit harmoniously into its existing or planned future context. It should limit its impacts on neighboring streets, parks, buildings and open space by creating appropriate transitions in scale to neighboring existing and planned buildings. This can be achieved by allowing for a gradual transition from lower to higher buildings using setbacks and base buildings as points of transition


Buildings: Block & BaseA portion of the proposed Intensification Corridors, as indicated on the Corridor Concept Plans, allow bases under the blocks for taller buildings (32, 40, & 48 meters generally) – see Building Envelope Standards. These are generally in association with shopping streets and should feature ground floor uses such as; retail shops, restaurants, storefront offices, and entertainment facilities.

The alternatives for bases are indicated in the Building Envelope Standards and include heights of 12m and 18m. While creating a consistent street wall along shopping streets, some variation in base height and architectural treatment is encouraged.

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Build-To LinesThe Corridor Concept Plans indicate the location of Build-to Lines in certain corridor locations in association with Mixed use Commercial and Residential-Commercial zoning and, in some cases, public pedestrian walkways and stairs. The build-to lines are also shown in association with potential bases in order to create a street wall at a pedestrian scale and are intended to encourage the creation of Shopping Streets. The buildings and bases should frame the public realm in a consistent manner that supports the creation of a pleasant, lively and pedestrian-friendly street frontage area.

On “Urban Central” Corridors, a street wall or part of the building that is closest to the public street provides important spatial definition and a sense of enclosure for that street. A property line or setback line should also be considered a build-to-line. At all significant intersections along these corridors, developers should consider building to 90% of the corner and podium levels. All additional flanking planes are recommended at 75% build-to.

Block & Base Locations On Site – Visual Privacy and CompatibilityExcept on the case of 0 sideyard setbacks for 24m and 32m tall buildings, the distance between two

adjacent and separated blocks should not be less than that indicated on the Building Envelope Standard Diagrams. In general, the taller the building, the greater the facing distance between buildings, and/or between the building and the lot line, should be in order to achieve adequate light and privacy.

Ensure that new corridor development is compatible with, and fits within, existing or planned adjacent urban form by appropriately locating buildings, blocks and associated bases, within the Building Envelope permitted on the site. Ensure that new buildings shall be located and designed, including balconies, to minimize visual intrusion into adjacent neighbourhoods. At the same time, on sloped sites, building locations should maximize public and private views through the site for buildings located further up the slope.


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Street Frontage DesignThe architectural design and treatment, including building materials, the extent and location of building façade openings (doors and windows), including minimum transparency(80%), and specific design

The combination build-to lines at the right-of-ways indicated, pedestrian scaled bases below the blocks, minimum facade transparency, and ground floor retail should define and encourage a lively and pedestrian-friendly environment.

Ensure that, along ‘Shopping Streets,’ as these are identified on the Corridor Concept Plans, architectural design, including building materials, the provision of protected walkways, the location and nature of building openings (doors and windows) and design elements (canopies, signage, and lighting) appropriately defines and articulates the frontage of the building and provides comfort and interest to pedestrians.

The provision of community services, restaurants, cafes, stores and display windows at grade provides visual interest, encourages the use of sidewalks, promotes retail continuity and feasibility, and contributes to a safer and more vibrant pedestrian movement. Over time, ground floor uses will change to adapt to a variety of community needs. Buildings should front onto public streets and allow for a variety of uses that would encourage the use of the street.


elements (canopies, signage, lighting) should all support the creation of shopping streets along build-to lines on Mixed Use Commercial and Residential-Commercial buildings.

Weather and Sun ProtectionConsideration should be given to a co-ordinated system of weather and sun protection. Locations for colonnades and/or canopies could be included on key buildings along major corridors. The minimum width for colonnades is proposed at 3.5 metres, with a vertical clearance of 4.5 metres. Canopies should have a minimum vertical clearance of 3.0 metres and a maximum vertical clearance of 4.0 metres and cover a minimum horizontal width of 3.0 metres

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Landscaped Area DesignEach Corridor site has minimum required percentage of landscaped open space (LOS) as indicated

on the Building Envelope Standards. The LOS should include coordinated landscape improvements in building setbacks, where they occur, to create a successful transition from private to public space.

The Developer will utilize slow-growing, drought-tolerant plants that require less water and maintenance Water-Efficient Irrigation Systems, and capture/store water run-off in order to reduce water consumption. Existing mature trees will be retained and incorporated into the landscape design wherever possible.

Consideration should also be given to the landscape design of adjacent public streets and open space in order to render these areas attractive, interesting, comfortable, and functional for pedestrians by providing improvements to adjacent boulevards and sidewalks, comprising street trees, lighting and appropriate street furniture.

The site design for new Mixed Use Buildings should ensure the provision of a comprehensive landscape design for the Landscaped Area required in the Building Standards in order to :

1. Provide users of the development and the nearby public realm with high quality, safe and, where possible, open landscaped space,

2. Preserve existing mature trees, wherever possible, & incorporate them into landscaping designs,

3. Coordinate landscape improvements in setbacks to create an attractive transition from the public to private realms,

4. Enhance the environmental landscape design by selecting slow-growing, drought-tolerant plants that require less water and maintenance, thereby significantly reducing water consumption,

5. Minimize storm water runoff to impermeable areas and

6. Specify and install water-efficient irrigation systems.


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Pedestrian, Parking Garage and Service EntrancesIn order to reinforce streets as primary public spaces, the locations of pedestrian, parking and service entrances need to be carefully considered. Parking and servicing should have the least possible impact on the streetscape and public open spaces. Principal pedestrian entrances for large buildings should occur off major streets while parking and servicing areas should occur off minor streets or lanes. Parking should be located below grade wherever possible. Any above-grade parking garages should be faced with animated uses with a minimum depth of 9 metres on public street faces and open spaces. Surface parking should be set back 2 metres from the property line, the setback should be substantially landscaped in order to continue to define the street edge and provide safe use of the parking lot.

Pedestrian Mid-Block ConnectionsThe provision of publicly accessible, privately owned open spaces are encouraged on individual sites in order to complement the public open space system. These will be provided on an incremental basis as development occurs. Mid-block pedestrian connections should be provided within larger development parcels, and are intended to be designed as pedestrian landscaped mews and should be lit, landscaped and maintained for public use. These mid-block connections are intended to provide a fine grain of pedestrian circulation and can provide an important connection between two streets and public destinations such as schools, parks, and public transit. They can also provide an address to individual frontages along their lengths.

Sun and ShadowThe design of new Mixed Use buildings should ensure that direct sunlight can reach adjacent sidewalks and/or parks and public spaces during cooler times of the year, employing where necessary angular planes to facilitate this. Similarly, buildings may be used to shadow public spaces during hot periods of the year. The use of trees and tensile structures is highly recommended for shadowing.


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Environmental ConsiderationsOne of the objectives for Corridor Sites is that all new buildings meet current environmental standards. Thus, they should incorporate energy-efficient, environmentally-friendly materials and systems, such as locally-produced and/or recycled building materials, solar energy systems, heat recovery, roof-top gardens, zero ozone depletion refrigerants, thermally-efficient glazing, high-efficiency heating systems, natural ventilation for cooling systems, zone-controlled lighting, heating and cooling, and light reflective surfaces (i.e., in underground garages) to the extent that such systems are required and are being implemented elsewhere in Amman. The following environmental issues should be addressed in new buildings:

Microclimate studies remediating wind and shade

Landscape and planting including species diversity

Storm water management including use of permeable surfaces and other techniques

Auto minimization through the street section design, priority for bicycles, pedestrians & transit routes

Energy efficiency and conservation, including the use of renewable energy sources

Water conservation, including treatment of on-site water

Air quality, including indoor air quality

Waste management (sorting for recycling) and sewage treatment

Heritage ConsiderationsNew Mixed Use developments should preserve and enhance buildings and areas of historic and/or architectural significance identified on the Corridor Concept Plans for Zahran – 1st through 5th Circles. This will be done in a variety ways including distance buffers, landscape treatment, commemorative plaques and sympathetic architectural design.


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Building Character and Material PaletteIndividual building designs along the Corridors are encouraged to be elegant and differentiated rather

than garishly individualistic. They should complement the character of the overall city by employing a relatively consistent palette of building materials and reference (not necessarily copy) the traditional, and relatively simple and orthogonal (i.e. grid-like) geometries of the city - which provide a contrast to the ever-changing and variable natural landscape. They may vary to reflect particular contexts found in each of the HMDU Areas.

Building cladding should include selections from the variety of limestones found in the Jordan Valley Region, in combination with glass and pre-finished metal panel systems. Building bases and/or podiums may read as more solid than the towers, and should be rendered in limestone and/or rendered block.

All mid-rise buildings must have a minimum window are of 30% and glass colour should be restricted to clear, or hues of grey or green, with a maximum colour tint of 30%. Reflective or mirrored glass will be discouraged. Window mullion colours should blend, rather than contrast, with glass and stone. Balconies and roof terraces are encouraged for all high-rise buildings.


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The Parking Requirements for CIS are presented in the table that follows. The CIS Buildings will cater to households and individuals of comparatively high income levels with high levels of automobile ownership and use. The IGS parking requirements are therefore greater than the existing and serve to introduce higher parking standards for the entire City. The road profiles proposed for the CIS provide parallel parking along Main Streets and Local Roads to supplement the private parking provided on-site..

Parking Bonus: Bus Rapid Transit (BRT)GAM is in the process of planning and implementing a BRT System. Some of the CIS Corridors include Transit Corridors and will be served by BRT when the system is operational. A formula for providing a reduction in the parking requirements for proximity to an operational transit corridor is under consideration for introduction as part of the permanent Parking Regulation under the Master Plan.

Shared Parking: Mixed Use DevelopmentThe parking requirements for the CIS, indicated on the table that follows, apply to single use buildings. If a development proposal is Mixed Use, as is intended in the priority corridors, then a reduction in the requirement will be provided based on shared parking between uses with different peak use periods. In addition, mixed use that includes residential should increase the amount of employment, retail, and services within walking distance and reduce automobile reliance. The Shared Parking Policy provides a framework for implementing shared parking in the priority corridors.

Parking Garages & Surface Parking: 95 percent of the parking requirement for each site must be met with underground parking with only 5 percent allowed in the surface. In general, all parking garages shall be sub-grade with no exposed parking garage allowed at the datum point elevation or above. When there are significant and credible public concerns about security issues with respect to sub-grade parking, alternative parking solutions can be considered. This is especially applicable to Hotel parking where underground parking is now prohibited. Alternative parking solutions must satisfy the intent of the design guidelines in Section C.6 concerning street frontage design and parking garage entrances.

C.6 Parking Requirements

140


The Parking Standards indicated on the Table are for application in CIS Corridors during the Interim Period while a new parking regulation for the City of Amman is prepared as part of the Master Plan. In general, these standards are higher that those in the current regulation which are judged to be inadequate for the City as a whole and for the proposed CIS.

The following pages present policy statements for ‘Cash-in-lieu’ payments with respect to parking requirements and ‘Share Parking’.

SCHEDULE D: PARKING STANDARDS for CIS CORRIDORS

NOTES:

C.6 ParkingRequirements

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C.6 Parking: Cash in Lieu

Parking: Cash in Lieu PolicyThe Municipality may enter into agreements that exempt applicants in CIS Corridors from providing

parking spaces where required by the Zoning By-laws. In exchange, a sum of money is paid to the Municipality.

The amount of the Cash-in-Lieu of Parking fees would be calculated to represent the net present value of the ongoing cost the Municipality if it were to provide and operate equivalent permanent parking within the subject CIS Corridor.

Cash in Lieu fees will be determined for each Corridor.

The Municipality will review any Cash in Lieu proposal made by an applicant which is consistent with this policy and determine the number of parking spaces that an applicant is required to provide. In the application, the applicant must indicate the property location and legal description, the nature and extent of the proposed land use and provide a reasonable explanation why the full amount of parking cannot be provided on-site as required by the Zoning Bylaw.

The fee for Cash-in-Lieu of Parking is only required once to be paid in full at the issuance of the building permit. The funds collected through this process are specifically to be used only to provide temporary or permanent municipal parking facilities within the subject Corridor, or to provide specified enhancements to public transit services for purposes of reducing the demand for parking within the subject Corridor.

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C.6 Shared Parking

Shared Parking PolicyDifferent occupancies often have parking demands that differ with the time of day or day of week. This

allows sharing of parking spaces between occupancies, reducing the total number of parking spaces required to satisfy the aggregate demand, and therefore reducing the site or building area dedicated to car storage.

Shared parking principles may be applied when land uses have different parking demand patterns and are able to use the same parking spaces/areas throughout the day. Shared parking is most effective when these land uses have significantly different peak parking characteristics that vary by time of day, day of week. In these situations, shared parking strategies will result in fewer total parking spaces needed when compared to the total number of spaces needed for each land use or business separately. Land uses often used in specific shared parking arrangements include: residential visitors, office, restaurants, retail, schools, places of worship, cinemas, and others.

Shared parking is often inherent in mixed-use developments and in mixed-use development zones. Shared parking is a strategy that can significantly reduce the amount of land and building area devoted to parking while providing a sufficient number of spaces and encouraging compact land development.

Applicants for developments of site(s) along a Corridor shall examine the feasibility of using sharedparking arrangements. The intent is to maximize efficient and complimentary land uses in these zones. A study shall be prepared consistent with the “Guidelines” for the preparation of a Site Transportation Impact Study in the Greater Amman Municipality and submitted to the municipality Factors evaluated to establish shared parking arrangements should include operating hours, seasonal/daily peaks in parking demand, the site’s orientation, location of access driveways, distance to other nearby parking areas, pedestrian connections, distance to parking area, availability of parking spaces, agreement of adjacent owner(s) as required.

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Shared Parking Policy (cont.)The minimum number of parking spaces for a mixed use development where shared parking strategies

are proposed shall be determined by a study prepared for the applicant by a qualified person using approved procedures. A formal parking study may be waived for small developments where there is established experience with the land use mix and its impact is expected to be minimal. The number of parking spaces required shall be calculated using the table of Shared Parking Factors.

If the qualified person wishes to use alternative shared parking factors, then it will be necessary to collect appropriate data at similar local sites and provide documentary evidence to establish actual parking demand rates. If the shared parking plan assumes use of an existing parking facility, then field surveys shall be conducted to determine actual parking accumulation. These surveys should consider the daily and seasonal peak period for the combination of land uses involved.

The closer shared spaces are to the land uses they serve, the more likely the arrangement will be a success. Shared spaces must be located within 500 feet of the principal building entrances of all sharing uses. Clear, safe pedestrian connections must be provided. Pedestrian should not be required to cross an major street except at a grade separated pedestrian crossing or at a signalized intersection along the pedestrian pathway.

The share parking study should document: 1) the plan of parking spaces intended for shared parking and their proximity to land uses that they will serve; 2) a signage plan that would direct drivers to the most convenient parking areas for each particular use or group of uses (if such distinctions can be made); 3) a pedestrian circulation plan that shows safe and direct connections and walkways between parking areas and the land uses being served; and 4) a safety and security plan that addresses lighting, surveillance and maintenance of the parking areas and pedestrian routes.

C.6 Shared Parking

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Shared Parking Policy (cont.)The Shared Parking Study should include at least the following steps:

1. determine the number of parking spaces that should be provided for each land use separately.

2. determine the peak parking demand for the combined demand of all the uses in the development, based on the hourly and daily variation in parking demand.

3. compare the calculations of the two steps above, and the lesser of the two peak parking demands shall be used as the minimum number of parking spaces that need to be provided.

4. specify the distance to shared parking spaces and pedestrian connections.

If more than one property is involved in the shared parking plan, a binding legal agreement between the participating property owners and the municipality is required to be registered on the title of each of the properties involved guaranteeing access to, use of, and suitable management of all designated shared parking spaces in perpetuity.

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C.6 Shared Parking

Shared Parking Factors

UsesSun. –Thurs.

Sun. –Thurs.

Sun. –Thurs.

Fri. Fri. Fri. Sat. Sat. Sat..

Residential Visitor 50% 100% 100% 50% 100% 100% 50% 100% 100%

Office 100% 20% 5% 5% 5% 5% 100% 20% 5%

Retail 80% 60% 5% 100% 80% 5% 100% 80% 5%

Hotel (room) 50% 100% 100% 50% 100% 100% 50% 100% 100%

Restaurant 60% 100% 10% 100% 100% 10% 60% 100% 10%

Cinema & Theater 50% 100% 10% 50% 50% 10% 50% 50% 10%

Gym & Fitness Centre 40% 100% 5% 60% 30% 5% 80% 100% 5%

Public Assembly 100% 100% 5% 50% 100% 5% 50% 100% 5%

School 100% 10% 10% 10% 10% 10% 10% 10% 10%

Hospital Visitor 50% 100% 5% 100% 100% 5% 100% 100% 5%

Place of Worship 50% 30% 30% 100% 30% 30% 50% 30% 30%

This table defines the percent of the basic minimum to be accounted for during each time period for shared parking. Variations from these factors may be considered if supported by appropriate analysis by a qualified person.

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C.7 Alternative Compliance

Alternative Compliance:Corridor project proposals that vary from the content of the Corridor Concept Plans, the Building Envelope Standards, or other elements of the CIS can be considered under Alternative Compliance. This provision cannot be used as a means to avoid compliance but rather to propose an alternative and perhaps better approach to achieving the intent of the CIS. An Alternative Compliance proposal will be scrutinized during the Pre-application Consultation, Rezoning Application, and Design Review phases of the development review process as described in Section D. The following general rules apply to Alternative Compliance:

A Corridor project proposal that is inconsistent with the content of the CIS may be granted approval if the Developer can clearly demonstrate that the inconsistencies are necessary, useful, and support the intent of the CIS policies, guidelines, plans, and standards.

A Corridor project proposal that varies from the content of the CIS may be approved if the Applicant can demonstrate that the project is innovative and the purpose or intent behind a particular standard or guideline can be met in a different and better way.

Special conditions or constraints on the development site or adjacent land are such that strict compliance with a particular standard or guideline prevents or impairs effective development and other features are included in the design that compensate for relaxation of the standard or guideline.

Height restrictions established by the CIS will be increased under Alternative Compliance only under the most extreme circumstances and exceeding the as-of-right building height limits without meeting the rezoning conditions will not be allowed under Alternative Compliance.

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D. Development Application Process

D.1 Application Process OverviewD.2 Pre-application ConsultationD.3 Rezoning ApplicationD.4 Design ReviewD.5 Detailed Technical ReviewD.6 Development Charges & AgreementsD.7 Zahran 1 – 5: Special Study Area

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D.1 Application Process Overview

Development Application Process: OverviewThe Development Review Process for the CIS incorporates most of the procedures, elements and steps introduced in the Interim Growth Strategy (IGS) for Major Project review. These include a ‘One-Stop Shop’, Pre-application Consultation, Design Review, and Public Consultation. The intention is to make the process more “User Friendly” in order to encourage and facilitate investment in Amman while protecting the general public interest. Key elements include the following:

A ‘One-Stop Shop’ approach to development review will be utilized for major projects along the designated corridors in order to avoid the current requirement for Developers and their Consulting Team to circulating project plans to multiple locations for independent reviews. GAM will manage the process of application submittal and distribution and provide a single point of contact for the Developer.

A Rezoning Application is required to initiate the Development Application Process. The current as-of-right zoning remains in force along each corridor and the proposed zoning - with potential building height increases, mixed use provisions, and other revised standards – requires a rezoning application. A Developer or Property Owner can opt to retain the existing zoning but will not receive building height increases beyond the current as-of-right provision.

A separate Design and Site Plan Review phase will be in the application process, separate from technical review and licensing, as part of a permanent major project review process. This is for projects along the Corridors the meet a minimum size threshold and therefore have significant local and city-wide impacts that merit a higher level of design scrutiny.

A provision for Public Notification & Consultation is a potential requirement order to institutionalize public or neighborhood notification and consultation with respect to major, high impact projects. .

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Development Application Process: Overview (cont.)Development Charges will be assessed, as a condition of project approval, based on cost estimates of

off-site infrastructure and service extensions and upgrades required by the project. These costs will be shared proportionately by all property owners benefiting from thee improvements. Other potential development charges include dedications or payments for public open space acquisition and other public amenities such as heritage preservation.

Additional Process Requirements for Designated Areas: Certain areas of sites are designated on the Corridor Concept Plans for additional detailed study and planning before the final specification of zoning parameters is established. These areas include:

● Master Plan Areas: Arar – West, Al Kindi – South, Mecca – West

● Special Development Area: Zahran – 5th through 8th Circles

Heritage Preservation – Special Study Area: Additional review process requirements are introduced for the properties along Zahran – 1st through 5th Circles – in order to protect the heritage properties and general development character of that corridor.


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The Development Application Process for major project proposals in the designated Corridors utilizes the primary components of a major project review process for Amman including:

1. Pre-application Consultation2. Rezoning Application3. Design Review4. Detailed Technical ReviewThe Developer – Applicant will initiate the process by contacting the offices of the Special Areas and Projects Department at GAM City Hall and scheduling a meeting and briefing from the Area Coordinator for Corridor Development. In that meeting, the Developer-Applicant will be provided with a full explanation of the application process, the expectations and requirements of GAM, and the opportunity to request clarifications and additional information. The adjacent Diagram provides an overview of the process.

PRE-APPLICATIONCONSULTATIONGAM Central, SAPD All Depts. & AgenciesAmman Commission

DESIGN REVIEWGAM Central, SAPDAll Depts. & AgenciesAmman Commission

Joint Committee

DETAILED TECHNICAL

PROJECT REVIEWGAM District

All Depts. & AgenciesDistrict Committee

‘One–stop Shop’ ApplicationDedicated GAM Staff Contact GAN Distribution of SubmittalsStaff Assessment & ReportPublic Hearing if RequiredDesign Approval or Rejection

‘One–stop Shop’ ApplicationOff-site & On-site SubmittalsDedicated GAM Staff Contact GAN Distribution of SubmittalsReview Comments & RevisionsBuilding License Approval

Conceptual SubmittalGAM Distribution of SubmittalPreliminary AssessmentMeeting -Dept. & Agency Reps.Determination of major Project

Status & Design Review Req.

REZONING APPLICATION

GAM Central, SAPDAll Depts. & AgenciesAmman Commission

Joint Committee


‘One–stop Shop’ ApplicationDedicated GAM Staff Contact GAN Distribution of SubmittalsStaff Assessment & ReportConditions of Approval

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D.2 Pre-application ConsultationThe Pre-Application Consultation provides a forum for all of the relevant development review Department and Agency Heads or Senior Staff to meet and collectively provide a preliminary assessment of a major project proposal along the Corridors. The Developer-Applicant receives a indication of existing zoning limits, potential rezoning limits, project approval potential, requirements, procedures, & costs upon which to base a determination of project viability and a decision to proceed with a Rezoning Application.

PROCEDURE:The Developer-Applicant contacts the offices of the Special Areas and Projects Department (SAPD) at

GAM Central and schedules a meeting with the Area Coordinator for the Corridor Development.The Developer-Applicant and the Area Coordinator meet, discuss the proposed development, the

development review process, and agree to go forward with a Pre-Application Consultation. A check-list of required pre-application submittals and a Schedule of Development Review Fees is provided.

The Developer-Applicant submits the required pre-application documents to the Secretary of the Area Coordinator who schedules the Pre-application Consultation Meeting allowing two weeks for the following:

● Distribution of the pre-application submittals

● Review and comments on the submittals by Department/Agency Heads.

● Assembly of the comments and preparation of a Pre-application Report● Distribution of the Report to the Area Coordinator, Developer-Applicant, Department/Agency

Heads, and the Amman Commission.

The Area Coordinator, the Department/Agency Heads and the Developer-Applicant meet at the scheduled time at the GAM Central Zoning Offices and discuss the content and conclusions of the Pre-application Report. A presentation to the Amman Commission is scheduled if deemed appropriate. On the basis of the Pre-application Report and Consultation, the Developer-Applicant decides whether or not to proceed with a Rezoning Application.

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OUTCOMES:Pre-application Consultation:

Pre-application Report: A preliminary assessment of the major project proposal along a Corridor from an inter-agency and departmental perspective

A preliminary indication of the prospects for rezoning, design & technical approval of the project proposal.

An itemization of all standards, codes, and ordinances (Including the Corridor Concept Plans and Guidelines) with which the project must comply under potential rezoning and a description of the full development review process.

A preliminary indication of the probable project costs to be imposed by Public Authorities including: design review fees, license fees, required off-site construction, development charges, land dedications, and any additional impact assessments beyond those already provided by GAM.

A determination if the Project Proposal meets the threshold of a Major Project with significant area and City-wide impacts and therefore requiring formal Site Plan and Design Review.

Pre-application ConsultationSubmittal Requirements (List available at SAPD):

Conceptual Site Plan & Site Access

Preliminary Building Elevations

Preliminary Development Numbers

Program: Occupancy and Areas

Implementation Schedule

D.2 Pre-application Consultation

Major Project: Threshold & Criteria

Gross Floor Area: 5000 m2 or Greater

Location: Any Zahran Corridor Location

Ad-hoc: Special Circumstances &/ Conditions (Master Plan Areas, “Signature Corridors”, etc.

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D.3 Rezoning ApplicationThe Rezoning Application initiates the formal review process for a Corridor Project under Corridor Intensification Strategy (CIS). The Developer has concluded, based on the outcome of the Pre-Application Consultation the Mixed Use rezoning, with its height and/or density increases, together with conditions, is the preferred framework for developing a corridor property. Corridor Rezoning applications will be coordinated through the Special Areas and Projects Department (SAPD) at GAM Central.

PROCEDURE: Rezoning ApplicationThe Developer-Applicant contacts the offices of the Special Areas and Projects Department (SAPD) at GAM Central and schedules a meeting with the Area Coordinator for the Corridor Development. The Developer-Applicant and the Area Coordinator meet, discuss the proposed development and agree to go forward with a Rezoning Application. A check-list of required Rezoning Application submittals and a Schedule of Development Review Fees is provided.

The Developer-Applicant submits the required Rezoning Application to the Area Coordinator. A pre-screening of the application is conducted by SAPD Staff to establish completeness. The application is logged in by the Area Coordinator and the Project is assigned to an Account Manager. The Account Manager is the Developer-Applicant’s single point of contact throughout the Rezoning and, if required, the Design Review process for enquiries concerning the review schedule and progress.

The Application is evaluated by SPAD Staff for compliance and consistency with the applicable Corridor Guidelines. If judged to be in compliance, an evaluation report and recommendations are forwarded, with the Application, by SAPD to the applicable Local (District) Committee. The evaluation report should include any recommended Conditions of Approval based on the Corridor Guidelines.

After review and approval by the Local Committee, the application is returned to SAPD and forwarded to the Regional Committee for final review and approval. A required Public Announcement is made followed by a two month public comment period – after which the rezoning is final and a Design Review Application (if required) or a Technical Review Application can be submitted.

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D.4 Design ReviewThe Design Review stage provides the SAPD / GAM with the opportunity to assess the design and potential impacts of major project proposals. GAM will ensure that major projects are consistent with urban development policies and objectives (Including the Corridor Concept Plans and new Zoning Guidelines). The Developer-Applicant is able to confirm ultimate project approval and licensing prior to making a significant investment in detailed technical project design and land acquisition.

PROCEDURE: Design Review Application (Major Projects Only)Following the Pre-application Consultation and the approval of a Rezoning Application, the Developer-Applicant contacts the offices of the Special Areas and Projects Department (SAPD) at GAM Central and schedules a meeting with the Area Coordinator to discuss the application requirements for the Design Review stage. A check-list of required Design Review Application requirements and a Schedule of Review Fees is provided.

The Developer-Applicant submits the required Design Review Application to the Area Coordinator. A pre-screening of the application is conducted by SAPD Staff to establish the completeness of the application.

The complete application is logged in by the Area Coordinator and the Project is assigned to an Account Manager. The Account Manager is the Developer-Applicant’s single point of contact throughout the Design Review process for enquiries concerning the review schedule and progress.

Design Review Application Requirements (List Available at SPAD):

Site Plan, Site Access, Architectural Floor Plans, Parking Garage Plans, Landscape Design, TIS & Parking Reports

Building Elevations with Exterior Finishing Materials, Exterior Perspective Images

Development Program: Occupancy & Areas, Project Data Block – Site & Building Data, Building Code Summary & Analysis

Proposed Structural, Mechanical, Electrical, Fire Protection Systems

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PROCEDURE: Design Review Assessment, & ReportThe Account Manager and supporting GAM Staff manage all activities related to the following implementing a ‘One-Stop Shop’ review process:

● Distribution of the design review documents to all relevant Departments and Agencies

● Monitoring and facilitating review progress.

● Assembly of project review comments and assessment from Department/Agency Heads and the preparation of a Design Review Report with recommendations.

● Distribution of the Report to the Area Coordinator, Developer-Applicant, Department/Agency Heads, and the Joint Committee.

At the discretions of SAPD, projects deemed to have significant neighborhood and city-wide impacts will require a Public Hearing before the Joint Committee at an appropriate venue in the District of the proposed project. This will require:

● Advertisement of the project proposal and the scheduled public hearing in local newspapers and radio stations at least two weeks prior to the hearing date.

● Posting of project notification on the site with information about the scheduled public.

D.4 Design Review

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PROCEDURE: Design Review HearingA Public Hearing, if required, will be held before the Joint Committee (JC) with District Committee (DC) representation to provide an opportunity for the general public, including the impacted communities, to comment on the project proposal before Decision Makers. Members of the Amman Commission may attend as observers. The procedures for the Public Hearing provide for the following general activities:

● The Design Review Report is presented by GAM Staff

● The Applicant presents the project proposal & responds to the Design Review Report.

● The expanded JC Members question the Developer and GAM Staff.

● Community Members are permitted to make brief statements supporting or opposing the project.

● The Expanded JC discusses the project, proposes conditions for approval as needed, and votes on each condition proposed. The Committee then closes the floor and votes to approve the project, reject the project, or defer the decision for further study.

OUTCOMES of Design ReviewDesign Review Report: A complete assessment of the major project along a designated Corridor from

the perspectives of all relevant Agencies and Departments.

Design approval or rejection of the Project Application

For an approved Project Application – Conditions of Approval: A detailed itemization project costs to be imposed by Public Authorities with respect to design review fees, license fees, required off-site construction, development charges, land dedications, impact fees, etc. Also included are additional Conditions of Approval deemed appropriate by the JC such as design improvements.

With Design Approval - Application can be made, by the Developer, for Detailed Technical Review.

D.4 Design Review

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Following Design Review Approval, the Developer-Applicant can submit the Project for Detailed Technical Review for a Construction License. Detailed Technical Review for major projects will also utilize a ‘One-Stop Shop’ approach and include the following general components:

A determination by the Area Coordinator and Account Manager if the District Office in question has the capacity to manage and complete the technical review and whether the application should be submitted at the District or GAM Central level.

The submittal, by the Developer-Applicant, of two applications – one for all On-site Construction and a second for all required Off-site Construction

The negotiation and signing of a Development Agreement incorporating all Conditions of Approval resulting from the Design Review Process.

PROCEDURE: Detailed Technical ReviewThe Developer-Applicant contacts the Area Coordinator and Account Manager to confirm the application

requirements. A check-list of Application requirements with a Schedule of Review Fees is provided and a determination of submittal location is made (District or GAM Central).

The Developer-Applicant submits the required application documents to the Secretary of the Area Coordinator. A pre-screening of the application is conducted by GAM Staff to establish the completeness of the application and any omissions are brought to the attention of the applicant.

The complete applications are logged in by the Account Manager who continues as the Applicant’s single point of contact throughout the technical review process for all enquiries.

Note: Full Implementation of ‘One-Stop-Shop: The proposed reforms to the current GAM Development Review Process will take time to implement and achieve full realization. Organization and staffing of the SAPD and the restructuring of the development review process will be phased and early applications for Corridor development can anticipate a mixture of old and new procedures.

D.5 Detailed Technical Review

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D.5 Detailed Technical Review

The Area Coordinator, Account Manager and supporting SAPD / GAM Staff will manage all activities related to the Detailed Technical Review implementing the ‘One-Stop Shop’ including:

Distribution of the construction license applications to all relevant Departments and Agencies and monitoring and facilitating technical review progress.

Assembly of the technical review comments and required revisions from relevant Department/Agency Heads and the preparation of Technical Review Reports – On-site and Off-site.

Distribution of the Reports to the Developer-Applicant and the coordination of any required meetings and communications between the Developer-Applicant and the Department/Agency Heads for clarification of the comments and required revisions.

The resubmission and re-review of revised applications as required to achieve technical approval of off-site and on-site construction with One-Stop Shop distribution and coordination by the Account Manager

The negotiation of a Development Agreement between GAM and the Developer-Applicant incorporating all project components and requirements including on-site and off-site construction, development charges, land dedications, time limits for construction initiation and completion, performance bonds, etc.

Note: Technical Review Coordination with JEA and Civil Defense: While many Agencies and Departments (public & private) play a role in development review and approval, JEA and Civil Defense, together with GAM / SAPD, have the greatest responsibilities and work requirements. Both of these organizations are outside of GAM and JEA is Non-governmental. Civil Deference is responsible for Building Code and Life Safety issues while JEA is responsible for Engineering Systems (structural, mechanical, electrical, etc.). The coordination between GAM/SAPD, Civil Defense, and JEA will be critical in the successful implementation of a major project review process. Negotiations are underway and it is anticipated that both organizations will establish ‘Desks’ at GAM to facilitate coordination.

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D.6 Development Charges & Agreements

1. Services – Water, Sanitation, Electrical, Telecommunications

A one time charge will be assessed by the appropriate Public Authority on each Corridor Project to cover capital expenditures on the provision, extension, and upgrading of plot service networks necessitated by the Project. This is in addition to on-site provisions which are the exclusive responsibility of the Developer. The policy is that the Developer will pay the total cost of service improvements and extensions directly associated with and benefiting a Developer’s Project. In addition, the investor will be required to pay for a proportional share of all capital and bulk service costs, including upgrades to existing systems, which benefit a larger catchment area of properties. The charges will be assessed for the following:

Water Service: Local Networks, Water Main Extensions, Bulk Facilities

Waste Water (Sanitation) Service: Local Network, Trunk Sewer Drains, Bulk Facilities

Electricity: Main & Distribution Power Substations, transformers, Local Networks, Cabling (burying) of Overhead High Voltage Lines

Telecommunications: RLUs

Capital Development Levy (For all Applicants):

Building Licensing Fees (For all Applicants):

The Applicant will pay in accordance with the current fee schedule based on the uses of the building rather than the zoning of the land

The Corridor Permitting and Development Fees:

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3. Storm Water Drainage: A one time charge will be assessed by GAM on each Corridor Project to cover capital expenditures related to the construction of Storm Water Drainage Systems, including the primary collection system and bulk facilities. The existing storm water drainage system in Amman is rudimentary and a new policy of storm water development in association with all major projects will be instituted. The Developer will be required to pay a one time charge equal to 100% of the estimated cost of storm water improvements allocated on a proportional basis to all properties benefiting.

4. Public Amenities Fee: The Developer of a Corridor Project will be required to pay a fee to be deposited into a fund earmarked for specified Public Amenities. This includes, but is not limited to, pubic open space acquisition, heritage preservation, and other community improvement projects. The Corridor Concept Plans indicate proposed public open space located along certain corridors and other properties behind the Corridors may be appropriate for acquisition. In addition, Some Purchase of Development Rights may be required for the preservation heritage properties along Zahran (1st through 5th Circles). The Public Amenities Fee will be an amount sufficient to buy an area of land equal to 15% of the Gross Floor Area of the Project in question although the use of the fee will not be limited to land acquisition. An assessment of land values in proximity to the Project will be used to determine the fee amount.


2. Roads & Transportation: A one time charge will be assessed by GAM on each Corridor Project to cover capital expenditures related to road upgrading and new road construction, including Service Alleys, Local Access Roads, Collectors, Arterials, etc. and costs related to land acquisition for road right-of-ways.

Calculation of the Capital Development Levy:Required Infrastructure improvements will be estimated and calculated, including open space and

road RoW acquisition and this will be applied proportionally to all new development along a corridor.Fees will be established based on the density of development permitted in the CIS Guidelines.

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D.6 Development Charges & AgreementsPayment of the Capital Development Levy:

25% will be applied to all vacant land within the corridor, payment is due on September 1, 2008The remainder will be paid in equal installments over 6 years @ 9% interest, or

1. When property transfer occurs; or2. A building License is issued.

Property owners can pay the full amount ant any time to avoid interest.

Purchase of Development Rights (For those Applicants who request to exceed the “as-of-right” density: The owners of property designated by the CIS for higher density development will realize a windfall benefit in land value resulting from an act of public policy. A portion of this benefit will be claimed by GAM and returned to the Amman Community in the form of an earmarked fund for community improvement projects. A landowner or Developer, proposing a Corridor Project, will be required to purchase the ‘development right’ from GAM and the purchase price or fee will be a portion of theland value inflation attributable to the Mixed Use designation and additional building height above the as-of-right. The determination of the land value ‘betterment’ will be based on assessments of land values before and after the approval to exceed the ‘as-of-right’ height and density limit.

Procedure:As is currently the case, Investors will have to purchase ‘development rights’ that are more than the

current ‘as-of-right’.At the present time the fee is ad-hoc and has no set formulaGAM will undertake a valuation of each corridor and establish a methodology and standard per square

meter of gross floor area to be purchased.The Guideline that GAM will use is that the fee will be 25% of the additional real estate value the investor

realizes by the increase in density granted by GAM.The Fee will be paid at the time of the granting of the building licence

Note: Property Owners/Investors who have already paid such a fee will be exempt.

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For Major Projects, prior to the issuance of a Construction License based on the Detailed Technical Review, GAM and the Developer will negotiate and sign a Development Agreement that will include terms, conditions, requirements, obligations, and responsibilities of all parties in association with a Project. The content of the Development Agreement will include:

Conditions of Approval from the Design Review Process

Capital Improvement Charges: Services

Capital Improvement Charges: Roads & Transportation

Capital Improvement Charges: Storm Water Drainage

Public Amenities Fee

Purchase of Development Rights

Off-site Construction to be Completed by Developer

Off-site Construction to be Completed by GAM


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Special Area Under Study:All properties facing directly on Zahran between the 1st and the 5th Circles, inclusive of properties on the Circles, have been designated as “Special Area Under Study”. Properties within this area will be subject to a mandatory Technical Review Process in response to all applications to make any changes to the properties including:

Construction of new buildings

Demolition of existing buildings

Additions & Alterations to existing buildings

D.7 Zahran 1st – 5th: Special Study Area

Change in Use for existing buildings

Landscape Alterations including removal of old trees

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Zahran - 1st through 5th Circle● Reinforce Existing & Prevailing Development Pattern & Land Use● Preservation of Existing Heritage Sites & Buildings● Preservation of Non-Heritage Sites that Contribute to Prevailing Urban Character & Streetscape● Adaptive Reuse of Abandoned or Non-economic Properties with Appropriate & Compatible Uses● Reinforcement of Existing Urban Character & Streetscape with the Development of Vacant Land● Public Realm & Pedestrian Improvements – Landscaping, Street Furniture, Sidewalk Widths,etc.● Transportation, Traffic, & Transit Improvements● Infill Development Matches Existing Architecture

Zahran - 4th through 5th CirclesAdditional:● Infill development to be Office or Residential ● Commercial Development to be Discouraged

D.7 Zahran 1st – 5th: Special Study AreaHERITAGE PRESERVATION – GENERAL GOALS & PRINCIPLES

The following general principles should govern the preservation, development, and redevelopment of the properties facing directly on Zahran between the 1st and 5th Circles, inclusive of properties on the Circles. These principles should direct the recommendations and decisions made by the PMU Heritage Officer, the Heritage Advisory Committee, the Amman Commission, and the Mayor.

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The Application Process for Demolitions, Alterations, & Changes in Use for properties along the Zahran1st -5th Special Study Area requires the following steps:

APPROVAL IN CONCEPT:1. Master Plan PMU: Heritage Officer – Submittal of Basic Information

2. Heritage Advisory Committee (HAC) – Presentation by PMU & Advisory Ruling by HAC

3. Mayor & Amman Commission –Presentation by PMU & Advisory Ruling by AC – Decision by Mayor

4. PMU & Local Committee (LC) –Decision forwarded to LC & Applicant by PMU

HERITAGE DESIGN REVIEW:With Approval in Concept, the Applicant submits a Design Review application with the same content as the Design Review Process described in Section D.4 & repeats Steps 1 - 4 above. The adjacent Diagram provides an overview of the process.

D.7 Zahran 1st – 5th: Special Study Area

MASTER PLANPROJECT MANAGEMENT

UNIT (PMU)

MAYOR & AMMAN COMMISSION (AC)

PMU & LOCAL COMMITTEE (LC)

Presentation by PMU Officer and Applicant to Mayor & AC

Decision & Conditions by Mayor with AC Advise

Decision forwarded to Local Committee and Applicant by Mayor’s Office through the PMU

Approval triggers Heritage Design Review of Specific Proposal.

Pre-application Meeting with PMU Heritage Officer

Submittal of Basic Information about Site & Proposal (New Construction, Demolition, Alteration, Changes in Use)

HERITAGE ADVISORY COMMITTEE (HAC)

Presentation of Proposal by PMU Officer & Applicant to HAC

Advisory Ruling by HAC forwarded to Mayor & AC by PMU Officer

HERITAGE DESIGN REVIEWPMU, HAC, AC, LC

Basic Information Required:Year of Constr., Architect, Materials, Current & Former Owners & uses, Concept Plans, Photographs, Aerial Photos, Other Relevant Info.

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Appendices

1. Project Team2. Corridor Zoning Summary3. Corridor Transportation SummaryNote: Transportation Impact Assessment and Site Access Guidelines available in separate Transportation Report


Appendix 1:Project Team

Amman Master PlanProject Management Unit

Samir Subhi Project Director GAM Gerry Post Project Director Bearing PointJohn van Nostrand Chief Planner planningAllianceChris Searles Project Manager planningAllianceTamam Mango Master Planner Bearing PointHuda Najim Operations Manager Bearing PointHania Maraqa Planner Bearing PointFiras Al-Rabadi Heritage Specialist GAMZaidoun Alqasem Environmental Specialist GAMRima Odeh Planner & Urban Designer GAMEyad Orsho Demographics Specialist GAMNuha Qtaish Architect & Urban Designer GAMRania Khraisat AutoCAD Specialist GAMLana Haddadin Land Use Planner - Agriculture GAMDana Hamdan Legal Researcher GAMNader Subhi AutoCAD & GIS Specialist GAMHasan Kiswani GIS Manager GAMAbdullah Rsheaid 3-D Imaging Specialist GAMKawkab Al Badawi Administrative Assistant GAMRobert McBride Transportation Planner planningAllianceTim Arnott Transportation Planner planningAllianceCaroline Kim Urban Planner planningAllianceAl Kably Planner & Urban Designer planningAllianceJason Petrunia Planner planningAlliancePaul Mule Urban Designer & Imaging Specialist planningAllianceEmma West Environmental Planner planningAlliance

Amman CommissionMayor Omar Maani, Chair

Khalid Nahhas

Meisa Batayneh

Ammar Khammash

Samer Asfour

Zeid Goussous

Jafar Tukan

Maria Rabadi, Executive Secretary


Appendix 2: Corridor Zoning Summary1 of 3






Appendix 3: Corridor Transportation Summary1 of 12























Documents

Corridor Intensification Strategy (CIS) | Amman Institute