Development manual for HDMU | Amman Institute

2,824 views
2,731 views

Published on

0 Comments
4 Likes
Statistics
Notes
  • Be the first to comment

No Downloads
Views
Total views
2,824
On SlideShare
0
From Embeds
0
Number of Embeds
0
Actions
Shares
0
Downloads
577
Comments
0
Likes
4
Embeds 0
No embeds

No notes for slide

Development manual for HDMU | Amman Institute

  1. 1. Municipality of Greater Amman Interim Growth Strategy High Density Mixed UseDEVELOPMENT MANUAL Amman Master Plan PMU 15 November 2007 - Final
  2. 2. Table of Contents MESSAGE from the MAYOR C INTERIM DEVELOPMENT CONTROLS 56 Preface C.1 Introduction & Overview C.2 Land Use Designations A INTRODUCTION 1 C.3 Building Heights: Categories & Limits C.4 View Preservation Provisions A.1 IGS Intent, Goals & Objectives C.5 Building Envelope Standards A.2 IGS Principles & Policies C.6 Design Guidelines A.3 Interim HDMU Area Locations C.7 Parking Requirements A.4 HDMU Area A: Central – Intensification C.8 Alternative Compliance A.5 HDMU Area B: North – Outfill A.6 HDMU Area C: South - Outfill D INTERIM DEVELOPMENT REVIEW 82 B HDMU AREA CONCEPT PLANS 21 D.1 Principles, Purpose, & Process Overview D.2 Pre-application Consultation B.1 Purpose & Content D.3 Design Review B.2 The Public Realm D.4 Detailed Technical Review B.3 HDMU Area A Concept Plan D.5 Development Charges & Agreements B.4 HDMU Area B Concept Plan B.5 HDMU Area C Concept Plan APPENDICIES 1. Project Team: Amman Commission Master Plan - Project Management Unit 2. Special Provision Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy i
  3. 3. Message from the Mayor Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy ii
  4. 4. Preface The Amman Skyline The IGS is concerned with many issues which are addressed on the pages which follow - but first among them is preserving the Unique Image and Character of Amman. An Essential Part of the City’s Character The IGS, and the Master Plan to follow, will enable Amman to grow and modernize without losing that which makes it Special. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy iii
  5. 5. A. Introduction A.1 IGS Intent, Goals & Objectives A.2 IGS Principles & Policies A.3 Interim HDMU Area locations A.4 HDMU Area A: Central – Intensification A.5 HDMU Area B: North – Outfill A.6 HDMU Area C: South – Outfill15 November 2007 - Final 1
  6. 6. A.1 IGS Goals & Objectives Interim Growth Strategy (IGS) This IGS is a plan that provides policies, plans, rules, and locations for HDMU development proposals that protect the City of Amman and its Communities - while a Master Plan is being prepared. The IGS introduces interim elements (Transportation Framework, Transit Corridors, Tall Building Regulations, Reformed Zoning, Reformed Development Review, Development Charges) that will become permanent with some modifications. The IGS is therefore the first phase of a new Master Plan for Amman. General Intent of IGS: The IGS supports the achievement of this intent by planning High Density Mixed Use (HDMU) development that: The IGS strikes a reasonable balance Can be serviced efficiently without overloading Amman’s between the interests of the service networks – water, sewerage & storm water. development and investment community and the general citizenry of Provides for safe and efficient transportation access, Amman by providing: including public transit, and sufficient on-site parking. Developers with Reasonable Promotes pedestrian-based mixed-use development. Certainty – comprising a clear set of Protects and complements the City’s heritage, antiquities, rules and procedures for design, urban fabric and topography. approvals, and construction Protects existing, stable neighborhoods. The Public with Benefits – including protection of stable areas, access to Encourages high-quality architectural design. new parks & public space, access to Maintains public views of key landmarks and vistas. public transit Promotes “green” environmental standards. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 2
  7. 7. A.3 IGS Goals & Objectives Interim Growth Strategy (IGS) Goals & Objectives: Accommodate the immediate demand for high density mixed use development in a manner that compliments the Amman Vision and attracts investment. Send a clear signal to the investment community that HDMU development is welcome in the Municipality of Greater Amman. Provide “Interim” alternatives to Developers and Investors for locating HDMU projects while the Amman Master Plan is being completed. Accommodate HDMU development in a ‘planned way’ and provide clear direction regarding location and development standards. Utilize a strategic & systematic approach that begins & supports the Amman Master Plan process. Specifically: Identify areas / sites suitable for HDMU developments by clear criteria. Establish modern development guidelines and zoning controls. Establish an efficient, investor-friendly, development review process that protects the public interest. Provide for appropriate public input into the design of HDMU projects. Build the capacity in GAM to review & regulate major project proposals. Provide a flexible framework for on-going investment in the City. Begin the process of creating an Amman Master Plan trough the IGS. Create a new framework for sharing the cost of infrastructure, in an equitable way, between the Investor and the Community. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 3
  8. 8. A.2 IGS Principles & Policies Urban Design Amman will be developed at a human scale to complement existing neighbourhoods and communities and to create a cityscape that is attractive and efficient. HDMU development must: Complement Amman’s unique urban fabric, cityscape 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 appropriate 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 and ensures land- use compatibility with adjacent neighborhoods to create a more attractive and efficient city. Encourage high-quality architectural design that blends with the City’s urban fabric and topography. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 4
  9. 9. A.2 IGS Principles & Policies Culture and Heritage Amman is ‘a city with a story’ - a modern urban center that represents one of the oldest inhabited cities in the world. Preserving heritage and promoting it as an integral part of the overall contemporary urban living experience will be one of the pillars of the Master Plan. HDMU 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. Urban Infrastructure Urban infrastructure will provide modern and efficient public transportation and systems for vehicle traffic and pedestrians, water, sewerage and communication services to our community. These networks will be used as instruments to guide the development of the City. HDMU development must: Provide for safe and efficient vehicular transportation access which can be supported by the local road network and which will not create undue traffic impact on stable residential neighborhoods. Provide a sufficient supply of accessible, attractive, and convenient 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 and 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 service networks. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 5
  10. 10. A.2 IGS Principles & Policies Green City, Environment and Natural Resources Amman must be built on sustainable development principles - that is "green" with parks and trees. One of the major considerations is to ensure that citizens enjoy a healthy environment. HDMU 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 parks and green spaces into HDMU developments creating continuous networks of parks that link high-density communities with surrounding communities Minimizing the consumption of lands most suitable for agricultural production Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 6
  11. 11. A.2 IGS Principles & Policies Governance and Service Delivery The 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 HDMU project before they are considered for approval. Investment and Economic Activity The Master Plan will improve the climate for investment by identifying opportunities for sustainable economic growth and provide clarity to investors on our communitys aspirations. GAM will ensure that: A range of HDMU area locations & density alternatives are provided to absorb market demand. An adequate supply of serviced land for investment in provided within the designated HDMU areas. Public Spaces and Social Inclusion The Master Plan encourage a livable and social city; a city that draws people to its public spaces; builds diverse communities and is inclusive of all its citizens. HDMU development must: Promote public spaces that are accessible, comforting, and welcoming to people from all neighbourhoods, 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. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 7
  12. 12. A.3 Interim HDMU Area Locations Selection Criteria: Area A: Intensification Suitability for HDMU Development (Central) B Area B: Outfill (North) Impact on City-Wide Development Choice & Marketability Area C: Outfill (South) Access To Transit & Major Roads Opportunity for Urban Design B A A C C Municipality of Greater Amman Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 8
  13. 13. A.3 Interim HDMU Area Locations South of Zahran AREA A: CENTRAL B A AREA C: C SOUTH Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 9
  14. 14. A.3 Interim HDMU Area Locations North of Zahran AREA B: NORTH B A C ABDALI Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 10
  15. 15. A.3 Interim HDMU Area LocationsArea A: Central- Intensification Area B: North - Outfill Area C: South - OutfillTotal Area: 25.6ha Total Area: 104.3ha Total Area: 229.6haHDMU Zones: 11.9ha HDMU Zones: 22.6ha HDMU Zones: 59.0haHDMU Lots: 36 HDMU Lots: 88 HDMU Lots: 201 Landmark 1 Landmark 1 Landmark 0 High 0 High 10 High 16 Medium-High 8 Medium-High 17 Medium-High 37 Medium 16 Medium 25 Medium 69 Medium-Low 11 Medium-Low 35 Medium-Low 79Open Space: 6.1ha Open Space: 16.5ha Open Space: 30.3ha HDMU Areas – Data Summary Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 11
  16. 16. A.4 HDMU Area A: Central - Intensification Area A is located in the wadi, running northwest to southeast, directly south of Jabal Amman, from the new Abdoun Bridge to the Al- Qaiseyeh Scattered Settlement. Princess Basma Road runs through the northern half of the Area and east to the GAM Offices. The proposed intersection with the new Wadi Abdoun Road (i.e., at the “Ten Bridges”) is at the southern end of the Area and will connect the City Center with the Airport. Area A is surrounded by existing, stable neighborhoods of varying income levels and physical condition. Area A: Central - Intensification Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 12
  17. 17. A.4 HDMU Area A: Central - Intensification HDMU Area A: Central - Intensification Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 13
  18. 18. A.4 HDMU Area A: Central - Intensification Current Subdivision & Zoning Built-up Areas Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 14
  19. 19. A.5 HDMU Area B: North - Outfill Area B is located in Al- Jubayhah, along the Jordan Road, north of Al-Shaheed Ring Road, and east of the “Northern Corridor” that runs along Queen Rania Road that serves the University District and the Al-Hussein Youth City. Jordan Road serves as a major corridor, linking the City Center with the Northern Suburbs and Gerash. Area B is located immediately North of the Northern Bus Terminal and can be easily served by public transit in the near future. While slopes are less steep than in the City Center, they are broader and higher, & the Area wadis are relatively undeveloped. Area B: North - Outfill Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 15
  20. 20. A.5 HDMU Area B: North - Outfill HDMU Area B North - Outfill Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 16
  21. 21. A.5 HDMU Area B: North - Outfill Current Subdivision & Zoning Built-up Area Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 17
  22. 22. A.6 HDMU Area C: South - Outfill Area C is already developing along the east side of Airport Road, south of Abdoun. It will be served by an extension of the Inner Ring Road (currently under construction) as well as the new Wadi Abdoun Road that will link the Central City with the Airport, passing through Site A. In addition the future LRT western corridor will likely pass through Area C, on its way to the Airport. The site is quite dramatic topographically and significant views extend to the inner city to the east, to Abdoun to the north, and to Hay Al-Yasamin to the south. Area C’s frontage on, and access to, the Airport Road presents obvious opportunities for higher- density residential and mixed-use development. Area C: South - Outfill Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 18
  23. 23. A.6 HDMU Area C: South - Outfill HDMU Area C South - Outfill Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 19
  24. 24. A.6 HDMU Area C: South - Outfill Built-up Area Current Subdivision & Zoning Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 20
  25. 25. B. HDMU Area Concept Plans B.1 Purpose & Content B.2 The Public Realm B.3 HDMU Area A Concept Plan B.4 HDMU Area B Concept Plan B.5 HDMU Area C Concept Plan15 November 2007 - Final 21
  26. 26. B.1 Purpose & Content Purpose of HDMU Area Concept Plans (ACP) The Area Concept Plans serve as guidelines and ‘Instructions’ that elaborate the Interim Development Controls including the Areas Zoning Maps. In concert with the policies and regulations, the ACPs demonstrate the intent of the IGS. The specific purposes of the ACPs 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 Interim Regulations including zoning limits described in Section C Propose a structure 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 in each HDMU Area Content of Area Concept Plans: Road Hierarchy: Arterials, Collectors, Local Streets, etc. Open Space Elements: Active & Passive HDMU Zones & Plots with Building Types Other Land Use: Non-HDMU Commercial and Residential View Preservation: Building Height Ceilings, View Planes Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 22
  27. 27. B.2 The Public Realm & Private Development HDMU Area Concept Plans: The Public Realm The Area Concept Plans provide a Public Framework for High Density Development and include: Road Right-Of-Ways: Expressways, Transit Roads, Main Streets, Collectors, Local Streets, Service Alleys, and Public Stairs Open Space: Jabal & Wadi Parks, Stair Parks, Greenbelts, Sportsfields, etc. Public View Corridors & Planes: public views from jabal to jabal, from jabals the wadis below, and from public right-of-ways to significant public landmarks and natural features Community Facilities: land for mosques, schools, medical facilities, public art, etc. HDMU Area Concept Plans: Private Development (HDMU) The Area Concept Plans regulate the private HDMU development within the Public Framework including: Access: provide direct access to adjacent higher-capacity roads and pedestrian routes 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 logical locations for the servicing of high-density buildings Building Height: provide for a range of building heights and densities that allow for transition from high density to lower-density residential areas Building Massing: ensure that building massing does not block public views or views from other, uphill residential developments to the wadi-parks On-Site Landscaped Gardens: provide suitable on-site public space for use by building residents Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 23
  28. 28. HDMU Areas Locations B B Abdali Abdali A C A C Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 24
  29. 29. B.2 The Public Realm: Transportation GAM Transportation Framework Expressways & Transit Corridors HDMU Interim Areas A, B, & C overlap with existing and proposed elements of B the GAM Transportation Framework including expressways and transit corridors proposed for Bus Rapid Transit (BRT). The Transportation Framework will receive clarification in the Master A Plan with an emphasis on the C development of BRT corridors and a pedestrian friendly transportation network. The planning and development of the Interim HDMU Areas will incorporate the intersecting transportation elements shown as part of the public realm in anticipation of the Master Plan Transportation Framework. Expressways Transit (BRT) Roads Future Loops Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 25
  30. 30. B.2 The Public Realm: Transportation Public Realm: Road Hierarchy The Expressways indicated on the GAM Transportation Framework provide access to each of the Interim Areas. Within each Area 30 m Concept Plan is a proposed network of 40 m Transit Roads, Collectors, Local Access Streets, Service Alleys, Public Stairways & Paths. The Developer will be required to pay a proportional share of costs Major Collectors: Main Streets Arterials - Transit Roads of building this network. The designs illustrated on 30m RoW 40m RoW this and the following page Parallel parking each side BRT (bus) in dedicated lane are preliminary but are in each direction with Bus indicative of the concept Tree row & Street trees both sides Stops & Shelters and standards intended. 3 landscaped tree rows (next page) Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 26
  31. 31. B.2 The Public Realm: Transportation Public Realm: Road Hierarchy (cont.) The emphasis in the roadway plans and profiles indicated and the ACP networks in general is on: 18 or Public Transit (BRT) 20 m Landscaping with 8m drought resistant tree 24 m species Street parking (parallel) Grade intersections with signalization or Stop signs Service Alleys Local Access Minor Collectors Pedestrian friendly features – sidewalks, 8m RoW behind 18m Row or 20m 24m RoW islands, crosswalks HDMU Plots RoW at Shopping St. Connections to public 1 lane - each 1 lane - each 1 lane - each direction and private open space direction (or) direction 2 tree rows - both The emphasis is on 1 lane - one way 2 rows of trees sides downsizing the roads, (with) stacking slowing traffic, & favoring space on one side Parking & Sidewalks on both sides the pedestrian. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 27
  32. 32. HDMU Areas: Data SummaryArea A: Central- Intensification Area B: North - Outfill Area C: South - OutfillTotal Area: 25.6ha Total Area: 104.3ha Total Area: 229.6haHDMU Zones: 11.9ha HDMU Zones: 22.6ha HDMU Zones: 59.0haHDMU Lots: 36 HDMU Lots: 88 HDMU Lots: 201 Landmark 1 Landmark 1 Landmark 0 High 0 High 10 High 16 Medium-High 8 Medium-High 17 Medium-High 37 Medium 16 Medium 25 Medium 69 Medium-Low 11 Medium-Low 35 Medium-Low 79Open Space: 6.1ha Open Space: 16.5ha Open Space: 30.3ha Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 28
  33. 33. B.3 HDMU Area A Concept Plan – Central Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 29
  34. 34. B.3 HDMU Area Concept Plan A – Central Zone 1 Open Space or Low-rise Development between HDMU Zones Pedestrian Links from HDMU Zones to Existing Low-rise Communities Zone 2 Landmark Site Open Space & Community Facilities buffer HDMU Zones Zone 3 Open Space or Low-rise Development between HDMU Zones Zone 4 Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 30
  35. 35. B.3 HDMU Area A Concept Plan – Central Area A Zoning Map Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 31
  36. 36. B.3 HDMU Area A Concept Plan – Central Public Stairs HDMU Medium Sites, 1 Podium Optional HDMU Required Podium Sites P BRT Stop P Public Open P Space P Collector Access Community Road Facility Site Build-to Line for Shopping Street HDMU Medium-Low Sites, No-Podium Public Stairs Area A - Zone 1 9 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 32
  37. 37. B.3 HDMU Area A Concept Plan – Central HDMU Required Podium Sites P BRT Stop 2 Collector Access Road P HDMU Medium-Low Sites, No-Podium P Build-to Line for Shopping Street Public Stairs P HDMU Sites, Public Stairs Podium Optional Public Open Space Community Facility Site Area A - Zone 2 13 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 33
  38. 38. B.3 HDMU Area A Concept Plan – Central Collector Access Road Public Stairs P 3 Public Open Space P P BRT Stop Landmark Site P HDMU Required Podium Sites P HDMU Sites, P Podium Optional Build-to Line for Shopping Street Area A - Zone 3 8 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 34
  39. 39. B.3 HDMU Area A Concept Plan – Central Community Facility Site HDMU Medium-Low Sites, No-Podium Public Open Space 4 Collector Access Road P BRT Stop Build-to Line for P Shopping Street HDMU Required Podium Sites P P Public Stairs P Transit Road Public Open Space Area A - Zone 4 6 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 35
  40. 40. B.3 HDMU Area A Concept Plan – Central Area A is surrounded and framed by hills and the maximum building height is directly related to the elevation of surrounding hilltops. The plane defined by the three points shown defines a Building Height Ceiling that only a building on a landmark development lot is permitted to penetrate. Each HDMU Zone (1, 2, 3 & 4) shows an average grade elevation and the distance to the Ceiling above (Max. Ht.). This determines the maximum building height permitted in the Zone subject to verification of the Datum Point for a specific Development Lot. Building Height Ceiling Landmark Building Area A: Building Height Ceiling Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 36
  41. 41. B.3 HDMU Area A Concept Plan – Central Zone 1 Zone 2 View Planes are linear view perspectives running along Corridors (usually transportation) that The open areas between provide continuous vistas of the hills and City- HDMU Zones will be scape. View Planes along wadi corridors acquired and established adjacent to HDMU Areas must be at least 67% as Public Open Space. unobstructed. The spacing of HDMU Zones, the slender tower permitted (maximum floor Zone 3 plates), and the minimum 25 meter separation between towers ensure the maintenance of significant vistas from wadi corridors. Zone 4 Area A: View Planes Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 37
  42. 42. B.4 HDMU Area B Concept Plan – North Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 38
  43. 43. B.4 HDMU Area B Concept Plan – North Zone 1 Commercial Pedestrian Links through HDMU Zones to Transit Stops Low-rise Development Zone 2 between HDMU Zones Linear Wadi Parks Zone 3 Landmark Site Open Space & Zone 4 Community Facilities buffer Commercial HDMU Zones LOW DENSITY RESIDENTIAL Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 39
  44. 44. B.4 HDMU Area B Concept Plan – North Zone 1 Zone 2 Zone 4 Zone 3 Area B Zoning Map Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 40
  45. 45. HDMU Medium-Low Commercial B.4 HDMU Area B Concept Plan – North Sites, No-PodiumHDMU Medium Sites, Podium Optional 1Public Walkway & StairsPublic Open Space Low-density ResidentialBRT Stop HDMU Medium-LowCommunity Sites, No-Podium Facility Site P PPublic Open Space P P HDMU Required Podium Sites P P P PCommercial Build-to Line for Shopping Street along Walkway& Stairs P P PService Alley Area B - Zone 1 LOW DENSITY RESIDENTIAL Public Walkway & Stairs 20 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 41
  46. 46. B.4 HDMU Area B Concept Plan – North Public Open Space HDMU Required Podium Sites P Build-to Line for Shopping Street BRT Stop P P 2 Service Alley P Commercial P P P P P Public Open P Space HDMU Sites, P Podium Optional HDMU Required Podium Sites P HDMU Medium-Low Sites, No-Podium Commercial Community Facility Site Service Alley Public Walkway & Stairs Area B - Zone 2 22 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 42
  47. 47. B.4 HDMU Area B Concept Plan – North HDMU Required Podium Sites P Low-density Residential Landmark Site P P P P BRT Stop 3 P P PBuild-to Line for P Shopping Street P HDMU Medium-Low P P Sites, No-Podium P P Public Open Space P P P Public Walkway & Stairs HDMU Sites, Podium Optional Community Facility Site Public Walkway & Stairs Service Alley Low-density Residential Area B - Zone 3 30 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 43
  48. 48. B.4 HDMU Area B Concept Plan – North Build-to Line for BRT Stop Shopping Street 4 P P P Commercial P P P HDMU Medium-Low P HDMU Required Sites, No-Podium Podium Sites P P Community P Service Alley Facility Site P P Low-density Residential Public Open Space Public Walkway & Stairs with Build-to Lines Area B - Zone 4 16 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 44
  49. 49. B.4 HDMU Area B Concept Plan – North Area B is framed by adjacent short hills & higher hills beyond. The maximum building height is directly related to the elevation of the higher hilltops. The plane defined by the three points shown defines a Building Height Ceiling that only a building on a landmark development lot is permitted to penetrate. Each HDMU Zone (1, 2, 3 & 4) shows an average grade elevation and the distance to the Ceiling above (Max. Ht.). This determines the maximum building height permitted in the Zone subject to verification of the Datum Point for a specific Development Lot. 2 3 Building Height Ceiling Landmark Building ELEV: 955 Area B: Building Height Ceiling Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 45
  50. 50. B.4 HDMU Area B Concept Plan – North View Planes are linear view perspectives running along Corridors (usually transportation) that provide continuous vistas of the hills Zone 1 and City-scape. View Planes along wadi corridors adjacent to HDMU Areas must be at least 67% unobstructed. The spacing of HDMU Zones, the Zone 2 slender tower permitted (maximum floor plates), and the minimum 25 meter separation between towers ensure the Zone 3 maintenance of significant vistas from wadi corridors. Zone 4 The open areas between HDMU Zones will be acquired and established as Public Open Space or developed as low density residential & commercial Area B: View Planes Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 46
  51. 51. B.5 HDMU Area C Concept Plan – South Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 47
  52. 52. B.5 HDMU Area C Concept Plan – South Low-rise Development between Pedestrian Links - HDMU Zones HDMU Zones to Low-rise Zone 1 Communities Zone 2 Open Space & Community Facilities buffer HDMU Zones Zone 4 Zone 3 Linear Wadi Parks Open Space between Pedestrian Links through HDMU Zones HDMU Zones to Transit Stops Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 48
  53. 53. B.5 HDMU Area C Concept Plan – South Zone 2 Zone 1 Zone 3 Zone 4 Area C: Zoning Map Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 49
  54. 54. B.5 HDMU Area C Concept Plan – South HDMU Medium-Low Sites, No-Podium 1 Service Alley P Public Walkway Community & Stairs P Facility Site P Build-to Line for BRT Stop P Shopping Street Linear Commercial P HDMU Required Podium Sites P P P P Public Open P Low-density Space Residential HDMU Sites, HDMU Medium-Low Podium Optional Sites, No-Podium Public Walkway & Stairs Area C - Zone 1 28 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 50
  55. 55. B.5 HDMU Area C Concept Plan – South HDMU Medium-Low Service Alley Sites, No-Podium 2 P HDMU Medium Sites, Podium Optional P BRT Stop Public Walkway & Stairs P P HDMU Required P Podium Sites P P Service Alley P Linear Commercial Low-density Residential P Build-to Line for Community Shopping Street P Facility Site Public Open Space HDMU Sites, Area C - Zone 2 Podium Optional 46 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 51
  56. 56. B.5 HDMU Area C Concept Plan – South Public Walkway & Stairs HDMU Medium-Low Sites, No-Podium Service Alley Low-density P P P P Residential P P P P 3 Build-to Lines for P P Shopping P Street & P HDMU Required Walkway P P P Podium Sites P P P P Community P Facility Site HDMU Sites, Podium P P Optional Public Open Space P P HDMU Medium-Low P Sites, No-Podium BRT Stop P Low-density Residential Area C - Zone 3 83 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 52
  57. 57. Public Walkway B.5 HDMU Area C Concept Plan – SouthCommunity & Stairs Facility SiteLow-density P Residential P P PHDMU Sites, P P 4 Podium P Optional BRT Stop P P P P HDMU Required P Podium Sites P PPublic Open Space P P Build-to Line for P Shopping StreetService Alley PHDMU Medium-Low HDMU Medium-Low Sites, No-Podium Public Open Sites, No-Podium P SpaceLow-density Residentia Area C - Zone 4 l 44 HDMU Plots Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 53
  58. 58. B.5 HDMU Area C Concept Plan – South Area C is a series of wadis surrounding a short hill & is framed by higher hills beyond. The maximum building height is directly related to the elevation of the higher hilltops. The plane defined by the three points shown defines a Building Height Ceiling that cannot be penetrated. Each HDMU Zone (1, 2, 3 & 4) shows an average grade elevation and the distance to the Ceiling above (Max. Ht.). This determines the maximum building height permitted in the Zone subject to verification of the Datum Point for a specific Development Lot. Building Height Ceiling Area C: Building Height Ceiling Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 54
  59. 59. B.5 HDMU Area C Concept Plan – South View Planes are linear view perspectives running along Corridors Zone 1 (usually transportation) that provide continuous vistas of the hills and Zone 2 City-scape. View Planes along wadi corridors adjacent to HDMU Areas must be at least 67% unobstructed. The spacing of HDMU Zones, the slender tower permitted (maximum floor plates), and the minimum 25 meter separation between towers ensure the maintenance of Zone 4 significant vistas from wadi corridors. The open areas between HDMU Zones will be acquired and established as Public Open Space. Zone 3 Area C: View Planes Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 55
  60. 60. C. Interim Development Controls C.1 Introduction & Overview C.2 Land Use Designations C.3 Building Height: Categories & Limits C.4 View Preservation Provisions C.5 Building Envelope Standards C.6 Design Guidelines C.7 Parking Requirements C.8 Alternative Compliance15 November 2007 - Final 56
  61. 61. C.1 Introduction & Overview Interim Development Controls: Overview The following is a summary of the Regulations that govern development proposals within the Interim Areas (A, B, & C) – the complete document is available at the DSAP Offices at GAM. The specifics of the regulations are intended to implement the principles, policies, goals, and objectives identified in Section A and the Area specific policies described in Section C. The regulations address land use, building height, building form, and view preservation and are used in concert with the Area Zoning Map and Area Concept Plans to achieve the planning intent of the IGS. Key Concepts: As-of-Right Provisions: The provisions of the existing GAM Zoning Ordinance, especially with respect to building height limits (30 meters or 8 stories, whichever is less), are the limit of a property owner’s automatic entitlement under this interim regulation – ‘as-of-right’. The provisions of the Interim Regulation that differ from the existing zoning are available only on the basis of the Interim Design Review process described in Section F. Discretionary & Conditional Provisions: The provisions of the IGS and the Interim Regulation are discretionary and are granted by the GAM Council through the Regional Committee to a Developer for application to a specific project. This grant of development rights under the provisions of the Interim Regulation is conditional and based on an assessment of development proposal for consistency with the intent of the IGS as reflected in the Policies, Regulations, and Area Concept Plans. View Preservation: Significant portions of the Interim Regulation (Building Envelope Standards) are determined in part by the policy of preserving view corridors and vistas and work in concert with the Area Concept plans toward this end. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 57
  62. 62. C.2 Land Use Designations The following is the Land Use Classifications are utilized in this Interim Regulation and applied on the Area Zoning Maps and the Area Concept Plans. The designations are general and provide a flexible framework for development proposals. HDMU: This is the core zoning designation for the development plots upon which high density development will be considered. This includes all development that is greater in height than the current ‘as-of-right’ provisions. Permitted uses under HDMU (High Density Mixed use) include: Residential (Housing Units), Hotels, Retail, Restaurants, Offices, Clubs (sports, social, & recreational) and other compatible Commercial uses such as Cinemas (entertainment). The predominant use within each HDMU Cluster (Area Concept Plans) should be Residential supported by other the other permitted uses. Office Buildings and Hotels are permitted but should not become the predominant use in an Area. 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. Community Facilities: This is a broad designation that includes both public and private facilities that provide services and amenities to the general public. This includes religious facilities, education facilities, health facilities, libraries, social service offices, community centers, Government offices, etc. 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). Residential: This includes the current low density, low rise (4 story as-of-right limit) residential zoning classifications (A, B, C, & D) in the current zoning regulation. The mix and distribution of the four types is unspecified on the Area Zoning Maps and Area Concept plans, but a mix of plot sizes is recommended. Local Commercial: This includes the current low density, low rise (4 story as-of-right limit) commercial zoning classification in the current zoning regulation (Local Commercial within Residential A with Special Regulations). Low Density Residential (A, B, C, or D) or Linear Commercial developments are not permitted in the HDMU zones indicated on the Area Concept Plans and Area Zoning Maps. Some low density development is permitted within the Interim Areas as indicated on the Areas Concept Plans. Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 58
  63. 63. C.3 Building Height: Categories & Limits An absolute Building Height Ceiling has been established for each of the Interim Areas. This ceiling relates to surrounding topography with the elevations at selected hilltops setting the absolute limits. This provides a reasonable upper limit that prevents tall buildings from dominating an existing skyline and cityscape that is largely determined by natural topography. Three hilltop points define a plane that represents a ceiling that only designated Landmark buildings can penetrate. The Area Concept Plans indicates an average grade elevation for each HDMU Zone and the elevation at the Building Height Ceiling directly overhead. This provides a general indication of the overall height limit at that cluster based on the general topographic mapping available which features 10 m contour intervals. The Developer can provide specific surveyed elevations at hilltops and the proposed project site and request a refinement of the building height ceiling. The HDMU Zones allow five Building Height Categories with the locations indicated on the Area Concept Plans. In addition the existing low rise residential and commercial types (4 & 8 story limits respectively) are allowed in the designated residential and commercial zones indicated on the Area Zoning Map and Area Concept Plans. The height limits for each of the HDMU categories are defined in minimum and maximum meters from a designated datum point for each plot (ref. Zoning Definitions). The number of stories possible under these limits is determined by the Architect’s floor to floor heights. The Landmark designation does not have an upper limit and is the only building type that is allowed to exceed the Building Height Ceiling. The Building Height Categories are as follows (reference Building Envelope Standards): Medium-low: Min. 18 meters to Max.30 meters Medium: 31m to 50m High: 76m to 100m Medium-high: 51m to 75m Landmark: 101m and higher Municipality of Greater Amman15 November 2007 - Final Interim Growth Strategy 59

×