Corridor Intensification Strategy (CIS) | Amman Institute

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Corridor Intensification Strategy (CIS) | Amman Institute

  1. 1. Municipality of Greater AmmanCorridors Intensification Strategy (CIS) DEVELOPMENT MANUAL Amman Master Plan PMU 18 June 2007 Municipality of Greater Amman Corridor Intensification Strategy
  2. 2. Table of ContentsMESSAGE from the MAYOR C DEVELOPMENT GUIDELINES 114Preface C.1 Introduction C.2 Land Use DesignationsA INTRODUCTION 1 C.3 Building Height Limits: As-of-Right & Maximum C.4 Building Envelope StandardsA.1 CIS Goals & Objectives C.5 Design GuidelinesA.2 CIS Principles & Policies C.6 Parking RequirementsA.3 CIS Transportation Policies C.7 Alternative ComplianceA.4 Intensification Corridor LocationsA.5 Road Hierarchy & Building HeightsA.6 Corridor Designations D DEVELOPMENT REVIEW 148 D.1 Application Process OverviewB CORRIDOR CONCEPT PLANS 22 D.2 Pre-application Consultation D.3 Rezoning ApplicationB.1 Purpose, Content & the Public Realm D.3 Design ReviewB.2 Zahran: Circles 1 – 5 D.4 Detailed Technical Review Zahran: Circles 5 – 8 D.5 Development Charges & AgreementsB.3 Arar D.6 Zahran 1 – 5: Special Study AreaB.4 Prince Shaker Bin ZaidB.5 Al KindiB.6 Hussein Bin Ali APPENDICESB.7 Queen Rania - Queen Alia (University) 1. Project Team: Amman Commission Nasir Square Area Master Plan: Project Management UnitB.8 Mecca – East, Central, West 2. Corridor Zoning SummaryB.9 Abdullah Ghosheh 3. Corridor Transportation SummaryB.10 Queen Alia Airport RoadB.11 King Abdullah II Transportation Impact Assessment & Site Access Guidelines available in separate Transportation Report Municipality of Greater Amman Corridor Intensification Strategy i
  3. 3. Message from the Mayor Municipality of Greater AmmanCorridor Intensification Strategy ii
  4. 4. Preface 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.The CIS is concerned with how and where Transportation CorridorsAmman will grow and the importance of PublicTransit in accommodating that growth. Central to the Growth & Development of Amman Municipality of Greater Amman Corridor Intensification Strategy iii
  5. 5. A. IntroductionA.1 CIS Goals & ObjectivesA.2 CIS Principles & PoliciesA.3 CIS Transportation PoliciesA.4 Intensification Corridor LocationsA.5 Road Hierarchy & Building HeightsA.6 Corridor Designations Municipality of Greater Amman Corridor Intensification Strategy 1
  6. 6. A.1 CIS Goals & ObjectivesCorridor Intensification Strategy (CIS)This CIS is a plan, for application in the short term, that provides development policies, plans, and guidelinesfor application along priority transportation corridors in the City of Amman - while a Metropolitan GrowthStrategy (MGS) is being prepared. Following the Interim Growth Strategy (IGS), the CIS continues theintroduction 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 maximumbuilding heights along priority transportation corridors. It establishes maximum building heights within acommon and consistent framework along the priority corridors. A reasonable balance is struck between theinterests 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 design Public 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 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. Municipality of Greater Amman Corridor Intensification Strategy 2
  7. 7. A.1 CIS Goals & ObjectivesCIS Goals & Objectives: To accommodate the immediate demand for high density residential and mixed use development in amanner that compliments the Amman Vision and attracts investment. Send a clear signal to the investment community that increased development density is welcome alongthe transportation corridors within the Municipality of Greater Amman. Provide clear direction to Developers and Investors, in the short term, concerning development heightand density limits along priority corridors while the Amman Master Plan is completed. Accommodate transportation corridor development in a ‘planned way’ and provide clear directionregarding location, building heights, and development standards. Utilize a strategic & systematic approach that begins & supports the Amman Master Plan process. 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. Municipality of Greater Amman Corridor Intensification Strategy 3
  8. 8. Urban Design A.2 CIS Principles & PoliciesAmman will be developed at a human scale to complement existing neighbourhoods and communities and tocreate a cityscape and streetscapes that are attractive and efficient. CIS development must: 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. Municipality of Greater Amman Corridor Intensification Strategy 4
  9. 9. A.2 CIS Principles & PoliciesCulture and HeritageAmman is ‘a city with a story’ - a modern urban center that represents one of the oldest inhabited cities in theworld. Preserving heritage properties and streets along the priority intensification corridors and promotingthese as an integral part of the overall contemporary city living experience will be one of the pillars of theMaster 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. Municipality of Greater Amman Corridor Intensification Strategy 5
  10. 10. A.2 CIS Principles & PoliciesUrban InfrastructureUrban infrastructure will provide modern and efficient public transit and systems for vehicular traffic andpedestrians, water, sewerage and communication services to our community and will be used as instrumentsto guide the development of the City. CIS development must: 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. Municipality of Greater Amman Corridor Intensification Strategy 6
  11. 11. A.2 CIS Principles & PoliciesPublic Spaces and Social InclusionWe will develop a livable and social city; a city that draws people to its public spaces; builds diversecommunities and is inclusive of all its citizens. CIS development must: 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.Governance and Service DeliveryThe Master Plan will be the roadmap for development; it will be citizen centered and reflect the aspirations ofall stakeholders complemented by an implementation framework that is participatory, inclusive and improvespublic 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. Municipality of Greater Amman Corridor Intensification Strategy 7
  12. 12. A.2 CIS Principles & PoliciesInvestment and Economic ActivityThe Master Plan will improve the climate for investment by identifying opportunities for sustainable economicgrowth and provide clarity to investors on our communitys aspirations. GAM will ensure that: 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 Municipality of Greater Amman Corridor Intensification Strategy 8
  13. 13. A.3 CIS Transportation PoliciesRoads & 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:Efficient, Compact, & People-oriented City Managing Transportation Demand Promote Strong Commercial Centres through Focus on movement of people versusDensity and Land Use Clustering vehicles Provide a more efficient form of accessibility to Balance the delivery of capacity betweenplanned areas various modes of travel Provides a superior environment to support public Achieve a more efficient transportationtransit investment system and land use pattern Promotes greater interaction between land uses Achieve a more equitable distribution of Reduces vehicle trip making on a broad scale public resources Promotes alternative forms of transportation – More economic neutrality relative to simplycontributes to a healthier environment adding road capacity to system Facilitates positive economic impacts for broad Flexibility exists – many options availablerange of land uses to achieve results Positive impacts upon the urban fabric of a municipality Municipality of Greater Amman Corridor Intensification Strategy 9
  14. 14. A.3 CIS Transportation Policies Roads & Transportation (cont.) Maximize Carrying Capacity of ExistingAccess Management Public Road Infrastructure Applies to both vehicular and non-vehicular Implement and broaden existing municipalmodes of travel Transportation System Management (TSM) Promotes superior relationship between practices – e.g., coordinated signal controlprivate and public lands systems Provides improved traffic circulation within Implement a policy of Transportation Demandthe public road right-of-way Management (TDM) practices in conjunction with Improves public safety and travel flow land development – e.g., car pooling Promotes a more efficient orientation of organizations, preferential parking for car pooling,land uses – i.e., land use clustering etc. Ensures municipal standards are Implement specific operational, geometric,implemented through development process and maintenance practice improvements along Results in superior site plan design 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 Municipality of Greater Amman Corridor Intensification Strategy 10
  15. 15. A.3 CIS Transportation Policies Roads & Transportation (cont.) Adopt Significantly Improved PublicReduction in Automobile Transit System within Greater AmmanDependency Municipality Breaks an ongoing bias towards Adopt a new governance model for theinfrastructure investment oriented to the municipal transit systemprivate automobile Integrate transit system and infrastructure Creates an environment more conducive planning with existing road network planningto a balanced transportation system and modeling Provides broad social benefits: Integrate municipal and inter-regional transit More equitable delivery of urban transport operationsneeds - both personal and goods movements Implement improved municipal infrastructure Provides more affordable transport – buses, transfer locations, fare structure, etc. Reduces consumption of energy on a percapita basis Creates less pollution per capita Facilitates more compact urban form Improves person carrying capacity ofexisting transportation infrastructure Improves both horizontal and verticalequity among an urban population Municipality of Greater Amman Corridor Intensification Strategy 11
  16. 16. A.4 Intensification Corridor LocationsLocations:The Transportation Corridors, or corridor segments, addressed in the CIS are indicated by name and locationon the Map A.1. These corridors total 40 km in length and were prioritized by outstanding developmentpressure and significance in the overall road network. The following are included: Zahran (1st to 8th Circle) Shaker Bin Zeid Queen Rania – Queen Alya (University Corridor) Arar Al Kindi Abdullah Ghosheh – Queen Alya Airport Road Al Hussein Bin Ali Mecca King Abdullah IIConceptual Road Hierarchy & Transit RoutesThe density increases proposed in the CIS are influenced in part by the size and capacity of the transitcorridor in question and any current or planned transit provisions – Bus Rapid Transit (BRT). Map A.2 onpage X indicates the planned road hierarchy for Amman as applied to the priority corridors as well as thelocation of planned transit corridors.Conceptual Building HeightsThe maximum building heights, in general terms, for Corridor segments and intersections (centers) areindicated on Map A.3. These conceptual maximum heights are applied along individual corridors in SectionB 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 todisburse 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. Municipality of Greater Amman Corridor Intensification Strategy 12
  17. 17. A.4 Intensification Corridor Locations & Road Hierarchy Map A.1 Municipality of Greater Amman Corridor Intensification Strategy 13
  18. 18. Map A.2A.4 Intensification CorridorLocations & Road Hierarchy Municipality of Greater AmmanCorridor Intensification Strategy 14
  19. 19. A.5 Road Hierarchy & Building Height Map A.3 Municipality of Greater Amman Corridor Intensification Strategy 15
  20. 20. A.6 Corridor DesignationsCorridor 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. 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 Municipality of Greater Amman Corridor Intensification Strategy 16
  21. 21. 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. 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 Municipality of Greater Amman Corridor Intensification Strategy 17
  22. 22. Map A.4 A.6 Corridor Designations Municipality of Greater AmmanCorridor Intensification Strategy 18
  23. 23. Map A.5 A.6 Corridor Designations Municipality of Greater AmmanCorridor Intensification Strategy 19
  24. 24. A.6 Corridor DesignationsBased on the Corridor Designations indicated, the following Zoning & Urban Design Objectives areestablished for each Corridor to guide development decisions and evaluate development proposals: 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 ● Public Realm Improvements, Traffic / Transit Improvements ● Potential Building Height / Density Increases with Mixed Use Municipality of Greater Amman Corridor Intensification Strategy 20
  25. 25. A.6 Corridor DesignationsBased on the Corridor Designations indicated, the following Zoning & Urban Design Objectives areestablished for each Corridor to guide development decisions and evaluate development proposals: 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 ● Public Realm Improvements, Traffic / Transit Improvements ● 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 Municipality of Greater Amman Corridor Intensification Strategy 21
  26. 26. B. Corridor Concept PlansB.1 Purpose, Content, & B.7 Queen Rania - Queen Alia the Public Realm Nasir SquareB.2 Zahran: Circles 1 – 5 B.8 Mecca – East, Central, West Zahran: Circles 5 – 8 B.9 Abdullah GhoshehB.3 Arar B.10 Queen Alia Airport RoadB.4 Prince Shaker Bin Zaid B.11 King Abdullah IIB.5 Al KindiB.6 Hussein Bin Ali Municipality of Greater Amman Corridor Intensification Strategy 22
  27. 27. B.1 Purpose & ContentPurpose of Corridor Concept PlansThe Area Concept Plans serve as guidelines and ‘Instructions’ that elaborate the Development Controlsincluding proposed zoning. In concert with the policies and guidelines, the Concept Plans demonstratethe intent of the CIS. The specific purposes of the Corridor Concept Plans are as follows: 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 development Provide 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 CorridorContent 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 Municipality of Greater Amman Corridor Intensification Strategy 23
  28. 28. B.1 Purpose & ContentCorridor Concept Plans: The Public RealmThe 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: Private Development (Mixed Use)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 accordingto 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 visitors Servicing and Loading: provide sufficient, logical locations for the servicing of all land uses Building Height: Clarify Maximum Building heights under current and proposed zoning that intensifycorridors and allow for transition from high density to lower-density residential areas Building Massing: establish that building massing limits to limit the blocking of public views or viewsfrom other, uphill residential developments to the wadi-parks On-Site Landscaped Gardens: provide suitable on-site open space for use by building residents Municipality of Greater Amman Corridor Intensification Strategy 24
  29. 29. B.1 The Public Realm Public Realm: Road Hierarchy The Expressways indicated on the proposed GAM Road Hierarchy provide access to each of the Corridors. Each Corridor is 30m to part of and connects with a network of Transit Roads, 36m 40m 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.Major Collectors & Arterials Arterials - Transit Roads The designs illustrated on this and the following page 30m to 36m RoW 40m RoW are preliminary but are Parallel parking each side BRT (bus) in dedicated lane indicative of the concept Tree row & Street trees both sides in each direction with Bus and standards intended. Stops & Shelters (next page) 3 landscaped tree rows Municipality of Greater Amman Corridor Intensification Strategy 25
  30. 30. 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 18 or on: 20 m Public Transit (BRT) 8m Landscaping with 24 m drought resistant tree species Street parking (parallel) Grade intersections withService Alleys Local Access Minor Collectors signalization or Stop signs Pedestrian friendly 8m RoW behind 18m Row or 20m 24m RoW features – sidewalks, HDMU Plots RoW at Shopping St. islands, crosswalks 1 lane - each 1 lane - each 1 lane - each direction Connections to public direction (or) direction and private open space 2 tree rows - both 1 lane - one way 2 rows of trees sides The emphasis is on (with) stacking downsizing the roads, space on one side Parking & Sidewalks on both sides slowing traffic, & favoring the pedestrian. Municipality of Greater Amman Corridor Intensification Strategy 26
  31. 31. B.1 Purpose & ContentSummary of Corridor Build-out EstimatesThe Corridor Concept Plans presented on the following pages, illustrate the current andproposed zoning. The Table above summarizes estimates for the following in terms ofGross Building Floor Area. The proposed zoning is broken down by Mixed Use zoning type. The existing Development along each corridor The maximum development that could occur if each corridor was fully developed withincurrent zoning limits The max. development that could occur if each corridor was fully developed within theproposed zoning limits Municipality of Greater Amman Corridor Intensification Strategy 27
  32. 32. B.2 Zahran: Circles 1 – 5 Zahran: Circles 5 – 8 6 5 78 4 3 2 1 Municipality of Greater Amman Corridor Intensification Strategy 28
  33. 33. B.2 Zahran: Circles 1 – 5 Special Study Area Municipality of Greater Amman Corridor Intensification Strategy 29
  34. 34. B.2 Zahran Circles 1 – 5: Special Study Area Zahran: 1st to 5th: Special Study Area - Heritage Preservation Municipality of Greater Amman Corridor Intensification Strategy 30
  35. 35. B.2 Zahran Circles 1 – 5: Special Study AreaThe Heritage Properties along Zahran, Circles 1 – 5, and the historic neighborhoods and propertiesnorth and south of this corridor will be the subject of a detailed heritage study in order to establish a regimeof protection for this District as a whole and for individual properties within it, judged to be of heritagesignificance. In the interim, while this work is being completed, the properties along Zarhan, from the 1st tothe 5th Circles, have been declared a “Special Study Area” and a system of special reviews and approval isrequired for any construction, demolitions, or alterations.All properties facing directly on Zahran between the 1st and the 5th Circles, inclusive of properties on theCircles, will be subject to a mandatory Technical Review Process in response to all applications to makeany changes to the properties. The Heritage Advisory Committee (HAC), the Amman Commission, andthe PMU Heritage Officer will play paramount roles. (AC)Refer to Section D.7 for a description of thisprocess. 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 ArchitectureZahran - 4th through 5th CirclesAdditional:● Infill development to be Office or Residential● Commercial Development to be Discouraged Municipality of Greater Amman Corridor Intensification Strategy 31
  36. 36. B.2 Zahran Circles 1 – 5: Special Study Area Zahran: 1st to 5th: Heritage DesignationsNote: Both Heritage & Contributing Properties will be protected under the Technical Review Process Municipality of Greater Amman Corridor Intensification Strategy 32
  37. 37. B.2 Zahran Circles 1 – 5: Special Study Area Zahran: 1st to 5th: Existing Zoning Municipality of Greater Amman Corridor Intensification Strategy 33
  38. 38. B.2 Zahran Circles 1 – 5: Special Study Area Zahran: 1st to 5th: Existing Land Use Municipality of Greater Amman Corridor Intensification Strategy 34
  39. 39. B.2 Zahran Circles 1 – 5: Special Study Area Zahran 1-3: As-of-Right Build-out Zahran 1-3: Existing Development 3 2 1 Zahran 3-4: As-of-Right Build-out Zahran 3-4: Existing Development Zahran 4-5: As-of-Right Build-out Zahran 4-5: Existing Development Municipality of Greater AmmanAs-of-right Zoning Build-out Models Corridor Intensification Strategy 35
  40. 40. B.2 Zahran: Circles 5 - 8 Municipality of Greater Amman Corridor Intensification Strategy 36
  41. 41. B.2 Zahran: Circles 5 - 8 Zahran 5 - 8: Existing Zoning Municipality of Greater AmmanCorridor Intensification Strategy 37
  42. 42. B.2 Zahran: Circles 5 - 8 Zahran 5 - 8: Existing Land Use Municipality of Greater AmmanCorridor Intensification Strategy 38
  43. 43. As-of-right Zoning Build-out Models B.2 Zahran: Circles 5 - 8 Zahran 5-6: As-of-Right Build-out Zahran 5-6: Existing Development Zahran 6-7: As-of-Right Build-out Zahran 6-7: Existing Development Zahran 7-8: As-of-Right Build-out Zahran 7-8: Existing Development Municipality of Greater Amman Corridor Intensification Strategy 39
  44. 44. B.2 Zahran: Circles 5 - 8 Zahran 5 - 8: Proposed Zoning Municipality of Greater AmmanCorridor Intensification Strategy 40
  45. 45. B.2 Zahran: Circles 5 - 8Zahran: Proposed Zoning: 5th to 6th Circles Municipality of Greater Amman Corridor Intensification Strategy 41
  46. 46. B.2 Zahran: Circles 5 - 8 5TH - 6TH CIRCLES 5TH - 6TH CIRCLES 5TH CIRCLEProposed Zoning Build-out Models Municipality of Greater Amman Corridor Intensification Strategy 42
  47. 47. B.2 Zahran: Circles 5 - 8Zahran 6 - 7: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 43
  48. 48. B.2 Zahran: Circles 5 - 8 6TH - 7TH CIRCLES 6TH CIRCLEProposed Zoning Build-out Models Municipality of Greater Amman Corridor Intensification Strategy 44
  49. 49. B.2 Zahran: Circles 5 - 8Zahran 7 - 8: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 45
  50. 50. B.2 Zahran: Circles 5 - 8 8TH CIRCLE 7TH CIRCLE DETAIL AT 8TH CIRCLEProposed Zoning Build-out Models 7TH - 8TH CIRCLES Municipality of Greater Amman Corridor Intensification Strategy 46
  51. 51. B.2 Zahran: Circles 5 - 8 DETAIL AT 8TH CIRCLEZahran 7-8: Proposed Zoning Build-out Model Municipality of Greater Amman Corridor Intensification Strategy 47
  52. 52. B.2 Zahran: Circles 5 - 8 DETAIL AT 8TH CIRCLE Zahran 7 - 8:Proposed Zoning Cross-section Municipality of Greater Amman Corridor Intensification Strategy 48
  53. 53. B.3 Arar Municipality of Greater AmmanCorridor Intensification Strategy 49
  54. 54. B.3 ARAR Arar: Existing Zoning See Appendix 3 Municipality of Greater AmmanCorridor Intensification Strategy 50
  55. 55. B.3 ARARArar: Existing Land Use Municipality of Greater Amman Corridor Intensification Strategy 51
  56. 56. B.3 ARAR Arar: Proposed Zoning Municipality of Greater AmmanCorridor Intensification Strategy 52
  57. 57. B.3 ARARArar:Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 53
  58. 58. B.3 ARARArar: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 54
  59. 59. B.3 ARARARAR: Proposed Zoning Build-out Models VIEW WEST HUSSEIN BIN ALI VIEW FROM WADI SAQRA SQUARE VIEW WEST FROM QUEEN NOOR BRIDGE VIEW EAST FROM QUEEN NOOR BRIDGE VIEW FROM WADI SAQRA SQUARE Municipality of Greater Amman Corridor Intensification Strategy 55
  60. 60. B.3 ARARARAR: Proposed Zoning Cross-section VIEW FROM WADI SAQRA SQUARE Municipality of Greater Amman Corridor Intensification Strategy 56
  61. 61. B.3 ARARARAR: Proposed Zoning Cross-section VIEW FROM WADI SAQRA SQUARE Municipality of Greater Amman Corridor Intensification Strategy 57
  62. 62. B.4 Prince Shaker Bin Zaid Municipality of Greater Amman Corridor Intensification Strategy 58
  63. 63. B.4 Prince Shaker Bin Zaid Shaker: Existing Zoning Municipality of Greater AmmanCorridor Intensification Strategy 59
  64. 64. B.4 Prince Shaker Bin Zaid Shaker: Existing Land Use Municipality of Greater AmmanCorridor Intensification Strategy 60
  65. 65. B.4 Prince Shaker Bin Zaid Shaker: Proposed Zoning Municipality of Greater AmmanCorridor Intensification Strategy 61
  66. 66. B.4 Prince Shaker Bin Zaid Shaker: Existing Development Shaker: Current Zoning Build-out Municipality of Greater AmmanCorridor Intensification Strategy 62
  67. 67. B.5 Al Kindi Municipality of Greater AmmanCorridor Intensification Strategy 63
  68. 68. B.5 Al KINDI Al Kindi: Existing Zoning Municipality of Greater AmmanCorridor Intensification Strategy 64
  69. 69. B.5 Al KINDIAl Kindi: Existing Land Use Municipality of Greater Amman Corridor Intensification Strategy 65
  70. 70. B.5 Al KINDIProvide ground floorretail exposure in interiorof building configurationsand not on street front Al Kindi: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 66
  71. 71. B.5 Al KINDI Al Kindi: Proposed Zoning Municipality of Greater AmmanCorridor Intensification Strategy 67
  72. 72. B.5 Al KINDIProvide ground floorretail exposure in interiorof building configurationsand not on street front Al Kindi: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 68
  73. 73. B.5 Al KINDIAl Kindi: Zoning Build-out Models EXISTING DEVELOPMENT EXISTING ZONING BUILD –OUT PROPOSED ZONING BUILD –OUT: AL KINDI FROM WADI SAQRA SQUARE Municipality of Greater Amman Corridor Intensification Strategy 69
  74. 74. B.5 Al KINDIAl Kindi: Proposed Zoning Build-out Model Municipality of Greater Amman Corridor Intensification Strategy 70
  75. 75. B.6 Hussein Bin Ali Municipality of Greater Amman Corridor Intensification Strategy 71
  76. 76. B.6 Hussein Bin Ali Hussein Bin Ali: Existing Zoning Municipality of Greater AmmanCorridor Intensification Strategy 72
  77. 77. B.6 Hussein Bin AliHussein Bin Ali: Existing Land Use Municipality of Greater Amman Corridor Intensification Strategy 73
  78. 78. B.6 Hussein Bin AliR* - Indicates Mixed Use – Residential Zoningwith Hotels permitted as a Conditional Use(Max. Building Height – 40 meters) Hussein Bin Ali: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 74
  79. 79. B.6 Hussein Bin Ali R* - Indicates Mixed Use – Residential Zoning with Hotels permitted as a Conditional Use (Max. Building Height – 40 meters)Hussein Bin Ali - North: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 75
  80. 80. B.6 Hussein Bin Ali Hussein Bin Ali - South: Proposed ZoningR* - Indicates Mixed Use – Residential Zoningwith Hotels permitted as a Conditional Use(Max. Building Height – 40 meters) Municipality of Greater Amman Corridor Intensification Strategy 76
  81. 81. B.7 Queen Rania - Queen Alia University Corridor Nasir Square Municipality of Greater Amman Corridor Intensification Strategy 77
  82. 82. B.7 Queen Rania - Queen Alia University Corridor Queen Rania - Queen AliaUniversity Corridor: Existing Zoning Municipality of Greater Amman Corridor Intensification Strategy 78
  83. 83. B.7 Queen Rania - Queen Alia University Corridor Queen Rania - Queen AliaUniversity Corridor: Existing Land Use Municipality of Greater Amman Corridor Intensification Strategy 79
  84. 84. B.7 Queen Rania - Queen Alia University Corridor Queen Rania - Queen AliaUniversity Corridor: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 80
  85. 85. B.7 Queen Rania - Queen Alia University Corridor Municipality of Greater Amman Corridor Intensification Strategy 81
  86. 86. B.7 Queen Rania - Queen Alia University Corridor Municipality of Greater Amman Corridor Intensification Strategy 82
  87. 87. B.7 Queen Rania - Queen Alia University Corridor Municipality of Greater Amman Corridor Intensification Strategy 83
  88. 88. B.7 Nasir Square Area Municipality of Greater AmmanCorridor Intensification Strategy 84
  89. 89. B.8 Mecca – East, Central, West Municipality of Greater Amman Corridor Intensification Strategy 85
  90. 90. B.8 Mecca – East, Central, West Mecca: Existing Zoning Municipality of Greater Amman Corridor Intensification Strategy 86
  91. 91. B.8 Mecca – East, Central, West Mecca: Existing Land Use Municipality of Greater Amman Corridor Intensification Strategy 87
  92. 92. B.8 Mecca – East, Central, West Mecca: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 88
  93. 93. Mecca - East: Proposed Zoning B.8 Mecca – East Municipality of Greater Amman Corridor Intensification Strategy 89
  94. 94. B.8 Mecca – CentralMecca - Central: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 90
  95. 95. Mecca - West: Proposed Zoning B.8 Mecca – West Municipality of Greater Amman Corridor Intensification Strategy 91
  96. 96. B.9 Abdullah Ghosheh Municipality of Greater Amman Corridor Intensification Strategy 92
  97. 97. B.9 Abdullah GhoshehAbdullah Ghosheh: Existing Zoning Municipality of Greater Amman Corridor Intensification Strategy 93
  98. 98. B.9 Abdullah GhoshehAbdullah Ghosheh: Existing Land Use Municipality of Greater Amman Corridor Intensification Strategy 94
  99. 99. B.9 Abdullah GhoshehAbdullah Ghosheh: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 95
  100. 100. B.9 Abdullah GhoshehAbdullah Ghosheh - North: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 96
  101. 101. B.9 Abdullah Ghosheh Abdullah Ghosheh - Central: Proposed Zoning Municipality of Greater AmmanCorridor Intensification Strategy 97
  102. 102. Abdullah Ghosheh - South: Proposed Zoning B.9 Abdullah Ghosheh Municipality of Greater Amman Corridor Intensification Strategy 98
  103. 103. B.10 Queen Alia Airport Road Municipality of Greater Amman Corridor Intensification Strategy 99
  104. 104. B.10 Queen Alia Airport Road Queen Alia Airport Road: Existing Zoning Municipality of Greater Amman Corridor Intensification Strategy 100
  105. 105. B.10 Queen Alia Airport Road Queen Alia Airport Road: Existing Land Use Municipality of Greater Amman Corridor Intensification Strategy 101
  106. 106. B.10 Queen Alia Airport Road Queen Alia Airport Road: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 102
  107. 107. B.10 Queen Alia Airport Road Queen Alia Airport Road North: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 103
  108. 108. B.10 Queen Alia Airport RoadQueen Alia Airport Road South: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 104
  109. 109. B.11 King Abdullah II Municipality of Greater Amman Corridor Intensification Strategy 105
  110. 110. B.11 King Abdullah IIKing Abdullah II: Existing Zoning Municipality of Greater AmmanCorridor Intensification Strategy 106
  111. 111. B.11 King Abdullah IIKing Abdullah II: Existing Land Uses Municipality of Greater Amman Corridor Intensification Strategy 107
  112. 112. B.11 King Abdullah II King Abdullah II: Proposed Zoning Municipality of Greater AmmanCorridor Intensification Strategy 108
  113. 113. B.11 King Abdullah II King Abdullah II – North 1: Proposed Zoning Municipality of Greater AmmanCorridor Intensification Strategy 109
  114. 114. B.11 King Abdullah IIKing Abdullah II – North 2: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 110
  115. 115. B.11 King Abdullah IIKing Abdullah II – Central: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 111
  116. 116. B.11 King Abdullah IIKing Abdullah II – South 2: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 112
  117. 117. B.11 King Abdullah IIKing Abdullah II – South 1: Proposed Zoning Municipality of Greater Amman Corridor Intensification Strategy 113
  118. 118. C. Development GuidelinesC.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 Municipality of Greater Amman Corridor Intensification Strategy 114
  119. 119. C.1 IntroductionInterim Development Guidelines: OverviewThe following is a summary of the guidelines that govern development proposals along CIS PriorityCorridors. The specifics of the guidelines are intended to implement the principles, policies, goals, andobjectives identified in Section A and the corridor specific policies described in Section B. The guidelinesaddress land use, building height, and building form and are applied in the Corridor Concept Plans to achievethe 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 authorityin a systematic and consistent manner. Additional height and density – beyond the “as-of right” limits butwithin the limits set in these guidelines, will be permitted by GAM on a conditional basis subject tocompliance 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. Municipality of Greater Amman Corridor Intensification Strategy 115
  120. 120. C.2 Land Use DesignationsThe following are the Land Use Classifications utilized in these Guidelines and applied on the CorridorConcept 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 thefollowing 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. Municipality of Greater Amman Corridor Intensification Strategy 116
  121. 121. C.2 Land Use DesignationsMIXED USE ZONING TYPES Municipality of Greater Amman Corridor Intensification Strategy 117
  122. 122. C.3 Building Height Limits: As-of-Right & NewBuilding Height Limits The Building Heights addressed in these Guidelines are characteristic of low and mid-rise buildingsranging from 6 to 12 stories converted to a maximum height in meters – assuming 4 meters per story. Themaximum 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 currentpractice of providing additional height on an ad-hoc basis without an overall framework for setting buildingheight. Developers will apply for a zoning change for individual sites, as is the current practice, but theseguidelines provide an indication of what GAM is willing to approve and the conditions required for such anapproval. Buildings at the 32, 40, and 48 meter heights limits are allowed to have bases with the maximum baseheight 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 andon the Building Envelope Standards. Designation Max. Ht. Est. Stories Max. Base Ht. Mu – 24 24 meters 6 (no base) Mu – 32 32 meters 8 12 meters Mu – 40 40 meters 10 18 meters Mu – 48 48 meters 12 18 meters Municipality of Greater Amman Corridor Intensification Strategy 118
  123. 123. C.4 Building Envelope StandardsThe 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 minimumbuilding setbacks. The height limits are expressed in meters rather that stories to ensure a maximumbuilding height. The Building Height Categories indicated above are reflected in the Building EnvelopeStandards table. The minimum Lot Sizes are intended to encourage land consolidation where the existingsubdivision 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 generalizedcontexts 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 DesignGoals reflected in Section A.6. The three Sections apply the Corridors of Corridor segments indicatedbelow and delineated on Map C.1. 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 Municipality of Greater Amman Corridor Intensification Strategy 119
  124. 124. C.4 Building Envelope Standards Map C.1 Municipality of Greater AmmanCorridor Intensification Strategy 120
  125. 125. C.4 Building Envelope Standards Municipality of Greater Amman Corridor Intensification Strategy 121
  126. 126. C.4 Building Envelope Standards Mu-24 Mu-32 Mu-40 Mu-48BLOCK ONLY Urban Context: Queen Rania, Mecca – West & Central, Abdullah Ghoshah, Queen Alia Airport Road, King Abdullah II Municipality of Greater Amman Corridor Intensification Strategy 122
  127. 127. C.4 Building Envelope Standards Mu-32 Mu-40 Mu-48BLOCK & BASE Urban Context: Queen Rania, Mecca – West & Central, AbdullahON BUILD-TO STREETS Ghoshah, Queen Alia Airport Road, King Abdullah II Municipality of Greater Amman Corridor Intensification Strategy 123
  128. 128. C.4 Building Envelope Standards Mu-24 Mu-32 Mu-40 Mu-48BLOCK ONLY Urban Central Context: Shaker Bin Zaid, Arar, Hussein Bin Ali, Al Kindi, Mecca – East, Queen Alia, Nasir Square Municipality of Greater Amman Corridor Intensification Strategy 124
  129. 129. C.4 Building Envelope StandardsMu-24 Mu-32 Mu-40 Mu-48 BLOCK & BASE Urban Central Context: ON BUILD-TO STREETS Shaker Bin Zaid, Arar, Hussein Bin Ali, Al Kindi, Mecca – East, Queen Alia, Nasir Square Municipality of Greater Amman Corridor Intensification Strategy 125
  130. 130. C.4 Building Envelope Standards Mu-24 Mu-32 Mu-40 Mu-48BLOCK ONLY Context: Zahran – 5th Circle thru 8th Circle Municipality of Greater Amman Corridor Intensification Strategy 126
  131. 131. C.4 Building Envelope StandardsMu-24 Mu-32 Mu-40 Mu-48 BLOCK & BASE Context: Zahran – 5th Circle ON BUILD-TO STREETS thru 8th Circle Municipality of Greater Amman Corridor Intensification Strategy 127
  132. 132. C.4 Building Envelope Standards Concept IllustrationsZahran – Block Urban – BlockUrban – Block & Base Urban Central – Block Municipality of Greater Amman Corridor Intensification Strategy 128
  133. 133. C.4 Building Envelope Standards Concept Illustrations URBAN: Block & Base Municipality of Greater Amman Corridor Intensification Strategy 129
  134. 134. C.4 Building Envelope Standards Concept Illustrations URBAN CENTRAL: Block & Base Municipality of Greater Amman Corridor Intensification Strategy 130
  135. 135. C.4 Building Envelope Standards Concept Illustrations ZAHRAN: Block & Base Municipality of Greater Amman Corridor Intensification Strategy 131
  136. 136. C.5 Design GuidelinesEach major project proposal for the Priority Corridors will be assessed for consistency with the DesignGuidelines 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 ofhigh quality architectural design. Given this prominence, close scrutiny will be applied to their detaileddesign, 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 overallappearance of the building. Visible facades of any above-grade parking structures are designed to complement the overall buildingdesign using complementary exterior building materials, screens, vegetation, public art and/or at-gradeshops (as a screen). Building base roofs are treated as significant outdoor amenity space, and are thus well landscaped, orotherwise 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 aspossible and arranged within 45 degree slope and, where required, screened with fencing or vegetationand/or are used to accommodate public art All utilities serving the building are placed in unobtrusive locations on the site and enclosed and/orotherwise screened from public view. All accessory buildings or structures that may be required for security purposes are permanent anddesigned to complement the overall appearance of the building – including, in particular, those located infront of the building. Municipality of Greater Amman Corridor Intensification Strategy 132
  137. 137. C.5 Design GuidelinesCorridor Intensification Building Design (cont.) Facilities for servicing the development (e.g. loading docks, garbage areas, etc.) are placed inunobtrusive locations and well screened from adjacent public streets Vehicular drop-off areas are well designed and adequately sized so as to prevent vehicular back-uponto 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 adjacentbuildings 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 orplanned future context. It should limit its impacts on neighboring streets, parks, buildings and open spaceby creating appropriate transitions in scale to neighboring existing and planned buildings. This can beachieved by allowing for a gradual transition from lower to higher buildings using setbacks and basebuildings as points of transitionBuildings: Block & Base A 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. Municipality of Greater Amman Corridor Intensification Strategy 133
  138. 138. C.5 Design GuidelinesBlock & Base Locations On Site – Visual Privacy and Compatibility Except on the case of 0 sideyard setbacks for 24m and 32m tall buildings, the distance between twoadjacent and separated blocks should not be less than that indicated on the Building Envelope StandardDiagrams. In general, the taller the building, the greater the facing distance between buildings, and/orbetween 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 adjacenturban form by appropriately locating buildings, blocks and associated bases, within the Building Envelopepermitted on the site. Ensure that new buildings shall be located and designed, including balconies, tominimize visual intrusion into adjacent neighbourhoods. At the same time, on sloped sites, buildinglocations should maximize public and private views through the site for buildings located further up theslope.Build-To Lines The 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. Municipality of Greater Amman Corridor Intensification Strategy 134
  139. 139. C.5 Design GuidelinesStreet Frontage Design The 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 elements (canopies, signage, lighting) should all support the creation of shopping streets along build-to lines on Mixed Use Commercial and Residential-Commercial buildings. 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.Weather and Sun ProtectionConsideration should be given to a co-ordinated system of weather and sun protection. Locations forcolonnades and/or canopies could be included on key buildings along major corridors. The minimumwidth for colonnades is proposed at 3.5 metres, with a vertical clearance of 4.5 metres. Canopies shouldhave a minimum vertical clearance of 3.0 metres and a maximum vertical clearance of 4.0 metres andcover a minimum horizontal width of 3.0 metres Municipality of Greater Amman Corridor Intensification Strategy 135
  140. 140. C.5 Design GuidelinesLandscaped Area Design Each Corridor site has minimum required percentage of landscaped open space (LOS) as indicatedon the Building Envelope Standards. The LOS should include coordinated landscape improvements inbuilding 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 andmaintenance Water-Efficient Irrigation Systems, and capture/store water run-off in order to reduce waterconsumption. Existing mature trees will be retained and incorporated into the landscape design whereverpossible. Consideration should also be given to the landscape design of adjacent public streets and open spacein order to render these areas attractive, interesting, comfortable, and functional for pedestrians byproviding improvements to adjacent boulevards and sidewalks, comprising street trees, lighting andappropriate street furniture. The site design for new Mixed Use Buildings should ensure the provision of a comprehensivelandscape 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, wherepossible, 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 publicto private realms, 4. Enhance the environmental landscape design by selecting slow-growing, drought-tolerant plantsthat 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. Municipality of Greater Amman Corridor Intensification Strategy 136
  141. 141. C.5 Design GuidelinesSun and ShadowThe design of new Mixed Use buildings should ensure that direct sunlight can reach adjacent sidewalksand/or parks and public spaces during cooler times of the year, employing where necessary angularplanes to facilitate this. Similarly, buildings may be used to shadow public spaces during hot periods ofthe year. The use of trees and tensile structures is highly recommended for shadowing.Pedestrian, Parking Garage and Service EntrancesIn order to reinforce streets as primary public spaces, the locations of pedestrian, parking and serviceentrances need to be carefully considered. Parking and servicing should have the least possible impact onthe streetscape and public open spaces. Principal pedestrian entrances for large buildings should occuroff major streets while parking and servicing areas should occur off minor streets or lanes. Parking shouldbe located below grade wherever possible. Any above-grade parking garages should be faced withanimated uses with a minimum depth of 9 metres on public street faces and open spaces. Surfaceparking should be set back 2 metres from the property line, the setback should be substantiallylandscaped 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 inorder to complement the public open space system. These will be provided on an incremental basis asdevelopment occurs. Mid-block pedestrian connections should be provided within larger developmentparcels, and are intended to be designed as pedestrian landscaped mews and should be lit, landscapedand maintained for public use. These mid-block connections are intended to provide a fine grain ofpedestrian circulation and can provide an important connection between two streets and publicdestinations such as schools, parks, and public transit. They can also provide an address to individualfrontages along their lengths. Municipality of Greater Amman Corridor Intensification Strategy 137
  142. 142. C.5 Design GuidelinesHeritage ConsiderationsNew Mixed Use developments should preserve and enhance buildings and areas of historic and/orarchitectural significance identified on the Corridor Concept Plans for Zahran – 1st through 5th Circles. Thiswill be done in a variety ways including distance buffers, landscape treatment, commemorative plaquesand sympathetic architectural design.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 aslocally-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, naturalventilation 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 implementedelsewhere 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 Municipality of Greater Amman Corridor Intensification Strategy 138

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