Your SlideShare is downloading. ×
Interim Industrial Land Policy Development Manual | Amman Institute
Upcoming SlideShare
Loading in...5
×

Thanks for flagging this SlideShare!

Oops! An error has occurred.

×
Saving this for later? Get the SlideShare app to save on your phone or tablet. Read anywhere, anytime – even offline.
Text the download link to your phone
Standard text messaging rates apply

Interim Industrial Land Policy Development Manual | Amman Institute

1,734
views

Published on


0 Comments
1 Like
Statistics
Notes
  • Be the first to comment

No Downloads
Views
Total Views
1,734
On Slideshare
0
From Embeds
0
Number of Embeds
0
Actions
Shares
0
Downloads
494
Comments
0
Likes
1
Embeds 0
No embeds

Report content
Flagged as inappropriate Flag as inappropriate
Flag as inappropriate

Select your reason for flagging this presentation as inappropriate.

Cancel
No notes for slide

Transcript

  • 1. Greater Amman Greater Amman MunicipalityInterim IndustrialMunicipality Land Policy Metropolitan Growth Development Manual Strategy PMU August 18, 2007
  • 2. Table of Contents MESSAGE from the MAYOR C INTERIM DEVELOPMENT CONTROLS 48 Preface C.1 Introduction & Overview C.2 Industrial Land Use Designations A INTRODUCTION 1 C.3 Building Envelope Standards C.4 Design Guidelines A.1 ILP Intent, Goals & Objectives C.5 Parking Requirements A.2 ILP Principles & Policies C.6 Environmental Requirements A.3 Interim ILP Area Locations C.7 Legal Non Conforming A.4 Sahab – Al Mouwaqer Industrial Area C.8 Alternative Compliance A.5 Al Qastal Industrial Area A.6 Al Jeezah Industrial Area D INTERIM DEVELOPMENT REVIEW 75 B INDUSTRIAL AREA CONCEPT 33 D.1 Application Process Overview PLANS D.2 Pre-application Consultation D.3 Design Review B.1 Purpose & Content D.4 Detailed Technical Review B.2 Sahab – Al Mouwaqer Industrial Area D.5 Development Charges & Agreements B.3 Al Qastal Industrial Area B.4 Al Jeezah Industrial Area APPENDICIES 1. Project Team: Amman Commission Master Plan - Project Management Unit 2. Transportation: Interim Policy Guidelines for Arterial, Collector, and Local Road Elements & Functional Classification System Greater Amman Municipality Interim Industrial Lands Policy i
  • 3. Message from the MayorIndustrial investment is one of the cornerstones for the sustainabledevelopment of the Greater Amman Municipality. We have a rapidlyexpanding community with a population that will grow from 2.2 M toapproximately 6.3 M by 2025; this, coupled with anticipated industrialinvestment of JD4 billion over this period, will require approximately20,000 dunums of industrial land.At the present time, industrial land development isgenerally happening in an ad hoc manner, particularly in the south-eastern area of the newly expanded Metro Amman. It has causedissues related to land use conflict, environmental degradation andinadequate transportation and other infrastructure services. Bothresidents, land owners and investors have expressed concern withthis trend. In response GAM has made the preparation of an InterimPolicy for Industrial Lands a priority to address these issues. Thisdocument is a draft of this Policy, which was prepared in consultationwith stakeholders and is released for public review and comment.GAM is also preparing a Metro Growth Strategy that will address theoverall growth policy for the community. The Interim Industrial LandPolicy will be input into this Strategy which will be completed by theend of 2007. I encourage you to review this document and provide uswith your comments.Yours truly,Omar MaaniMayor of Amman Greater Amman Municipality Interim Industrial Lands Policy ii
  • 4. Preface Directing Industrial GrowthThe ILP addresses growing concernsabout the spread of industrial lands intoareas without adequate infrastructureand lacking sufficient regard for adjacentland uses .The ILP is the third phase of the MasterPlan Project that will provide direction forgrowth in Amman that provides abalance of jobs to future housing. Places of Employment Drive Growth in Amman Greater Amman Municipality Interim Industrial Lands Policy iii
  • 5. A. Introduction A.1 ILP Intent, Goals & Objectives A.2 ILP Principles & Policies A.3 Interim ILP Area Locations A.4 Sahab - Al Mouwaqer Industrial Area A.5 Al Qastal Industrial Area A.6 Al Jeezah Industrial Area 1
  • 6. A.1 ILP Goals & ObjectivesInterim Industrial Lands Policy (ILP)This ILP is a plan and set of policies, for application in an interim period, that provides an approach,methodology, process, and spatial plan for locating and regulating Industrial development proposals inthe expansion area in a way that protects communities within Amman’s Metropolitan Area – untilcompletion of the Metro Growth Strategy. The ILP introduces interim elements (TransportationFramework, Protected Area Framework, Industrial Land Regulation, Reformed Zoning, ReformedDevelopment Review, Development Charges) that will become permanent, in modified form, of theMetro Growth Strategy. The ILP supports the achievement of this intent by planningGeneral Intent of ILP: Industrial development that:The ILP seeks to strike a reasonable Is flexible to meet the dynamic needs of industry that isbalance between the requirements of well supported by infrastructure to attract future investmentthe industrial community and the overallgrowth objectives of the capital city by Has a servicing plan to efficiently phase servicingproviding: components so that GAM is not overstretched by servicing commitments.Developers with ReasonableCertainty – comprising a clear set of Provides for safe and efficient transportation access,rules and procedures for location of including public transit, and sufficient on-site parking.investment, approvals and design Protects Amman’s natural and cultural heritage featuresrequirements Provides for housing and residential amenities nearThe Public with Benefits – including locations of employment.protection of stable communities,access to new infrastructure including Respects existing non-industrial uses by ensuringtransportation and transit adequate buffering from industrial uses. Greater Amman Municipality Interim Industrial Lands Policy 2
  • 7. A.1 ILP Goals & ObjectivesILP Goals and Objectives: Identify Industrial Areas in the Amman Metropolitan Area, with an emphasis on industrial land, that buildon national, regional and local economic strengths and are suitable for existing land-use and potentialdemands from the economic sector. Ensure Industrial Area land meets the intent and overall growth direction of the Metro Growth Strategy(iteratively until release of Metro Strategy) Identify Industrial Area land requirements to adequately meet future growth and development prospectsto 2025 Prepare an industrial land strategy to guide the use and development of future industrial landSpecifically: Analysis of economic and social trends at a variety of scales Identify industrial land use classifications for use in zoning amendments Prepare a GAM regulation for implementation of Industrial Area strategy Review coordination requirements with other agencies responsible forindustrial approvals Create a new framework for sharing the cost of infrastructure, in anequitable way, between the investor and the community Greater Amman Municipality Interim Industrial Lands Policy 3
  • 8. A.2 ILP Principles & PoliciesA. Consistent Supply for Industrial Development Growth in Amman requires a consistent and dependable supply of industrial land to meet current and future demand. In doing so, land availability must fulfill both investment and employment projections. A variety of development lots must also be available within Amman’s industrial land capacity to facilitate growth. Amman will facilitate supply by ensuring: Proposed industrial areas will meet the long term (i.e., to 2025) employment needs of the city. Proposed industrial areas will be planned in order to accommodate a variety of industrial users and changing production demands. Enough industrial land will be available to moderate land cost variations Greater Amman Municipality Interim Industrial Lands Policy 4
  • 9. A.2 ILP Principles & PoliciesB. Land Use Compatibility Emerging industrial areas require appropriate control measures to minimize negative impacts on existing communities and other non-industrial uses while at the same time having the security of long term protection from encroachment from other uses. ILP development must: Designate industrial areas and implement Regulation to minimize encroachment and complaints by non-industrial uses Have adequate control and mitigation of point source pollution as well as noise, dust, and odour emissions at different levels according to industrial use classification. Use sufficient buffers, set-backs and environmental controls to reduce impacts on surrounding uses and/or quality of life of residents and employees. Greater Amman Municipality Interim Industrial Lands Policy 5
  • 10. A.2 ILP Principles & PoliciesC. Transportation & Transit Amman is the economic driver of Jordan commanding approximately 90% of investment in the country. Growth within the Metropolitan Area requires sufficient transportation capacity for the shipment of goods and materials and circulation of people getting to and from work. ILP development must: Be accessible by private transportation for both movement of goods and people. Have sufficient public transit for workers and their families. Have sufficient parking, access and servicing lanes to ensure safe and effective movement of goods. Take full advantage of infrastructure developments in the Metro Area, including the ADC, proposed commuter and freight rail, road improvements, and transit corridors.D. Serviceability Amman will attract investment and provide stable growth through planning and provision of services that maximize productivity of existing industry and create an investment climate attractive to new business in the industrial sector. ILP development will: Be accessible by existing servicing or of sufficient size to warrant servicing within GAM network. Have a schedule for future infrastructure improvements Designate service areas and staging for future infrastructure Greater Amman Municipality Interim Industrial Lands Policy 6
  • 11. A.2 ILP Principles & PoliciesE. Clustering and Marketing Locating industry in Amman requires respecting the current industrial fabric to build off local economies as well as providing alternative locations to meet changing needs of industrial production. Where possible existing industrial areas will be clustered to more effectively service and protect these areas from non- industrial uses. A range of location options and block size flexibility offer industrialists options in choosing where to locate different types of businesses. To this end, ILP will: Work, to the extent these principles allow, for new industrial areas to respect the existing industrial fabric Minimize potential intrusions into existing industrial areas Offer a range of block size and accessibility options Intensify, where possible, use of existing industrial areas (either currently zoned or predominate industrial use in unzoned areas) to ensure compatibility with future Metro Growth Strategy targetsF. Natural Heritage Amman’s industrial areas need to do their part towards creation of healthier communities and conservation of Amman’s variety of ecosystems. Amman’s industrial areas need to conserve water sources and ensure safeguards against water contamination. Mitigation measures need to take a long term view towards the protection, conservation, enhancement, and wise use of valuable natural resources of land, air and water for current and future generations. ILP areas will: Designate components of a Natural Heritage System that will preserve identified natural features. Minimize impacts on natural heritage areas through appropriate, buffers, set-backs, environmental controls and servicing requirements (e.g., stormwater management). Greater Amman Municipality Interim Industrial Lands Policy 7
  • 12. A.2 ILP Principles & PoliciesG. Cultural Heritage Amman serves as a gateway to many significant antiquity and cultural heritage sites in and around the metropolitan area. Many of Amman’s industrial areas share the same access roads as heritage sites requiring careful attention to both infrastructure alignments and appropriate land use controls to minimize impacts on heritage sites and corridors. To this end ILP will: Minimize impacts on cultural heritage features through appropriate, buffers, set-backs, environmental controls and servicing requirements (e.g., stormwater management). Safeguard landscape heritage features, view corridors and other significant heritage components that add to Amman’s rich historic tapestry.H. Agricultural Areas Some of Jordan’s best agriculture land and sites of agricultural production are located within Amman’s metropolitan area. These areas require conservation in order to ensure food security as well as to promote local agricultural business. Balancing needs of urban growth and rural lifestyle is a key component of the industrial lands policy. To this end, the ILP must: Minimize loss of prime agricultural land in rain-fed areas Be closely clustered so as to offset future loss of agricultural land and to provide firm boundaries for the development limits Greater Amman Municipality Interim Industrial Lands Policy 8
  • 13. A.2 ILP Principles & PoliciesI. Live/Work Planning for a strong and competitive economy in Amman requires an urban development form that is attractive to investors and employees of value-added industry by integrating places of work with communities that offer a range of housing, social facilities and other amenities essential to day to day life. ILP areas will: Be located near housing, commercial areas, social facilities, recreation facilities, open space areas, and other amenities that attract industry and skilled workers. Offer opportunities for greenfield development in proximity to existing industrial areas and communities and/or areas of future infrastructure development. Greater Amman Municipality Interim Industrial Lands Policy 9
  • 14. Area Location Evaluation Matrix A.2 ILP Principles & Policies Greater Amman Municipality Interim Industrial Lands Policy 10
  • 15. A.3 Interim Area Locations Existing Industrial Areas Greater Amman MunicipalityInterim Industrial Lands Policy 11
  • 16. A.3 Interim Area Locations Industrial Applications Greater Amman MunicipalityInterim Industrial Lands Policy 12
  • 17. A.3 Interim Area LocationsCriteria for Selection Of Interim Industrial Areas Suitability for Industrial Development – Adequate Supply and flexibility to meet industrial needs to 2025 Land Use Compatibility: Minimize Impacts between industrial and non-industrial users Access To Existing / Future Transit & Major Roads Clustering and Marketability – Proximity to Area 1 Existing Industry and Exposure for New Types of Industry Servicing Efficiency: Utilize Existing Services and/or Clustering Users to Reduce Servicing Area 2 Costs Protected Areas – Retain natural, cultural and agricultural features, where possible Area 3 Live/Work – Co-locate Employment in proximity to Housing Communities Greater Amman Municipality Interim Industrial Lands Policy 13
  • 18. A.3 Interim Industrial Area Locations Area 1 – Sahab-Al Mouwaqer Greater Amman MunicipalityInterim Industrial Lands Policy 14
  • 19. A.3 Interim Industrial Area Locations Area 2 – Al-Qastal Greater Amman MunicipalityInterim Industrial Lands Policy 15
  • 20. A.3 Interim Industrial Area Locations Area 3 – Al Jeezah Greater Amman MunicipalityInterim Industrial Lands Policy 16
  • 21. A.4 Area 1: Sahab - Al-Mouwager Industrial AreaArea 1 is located in the east of Amman, cradled between the industrial center of Sahab and Town of Al Mouwaqer. Land around the Sahab – Al Mouwager corridor is under 1 consistent pressure for industrial development due to its relative smooth topography, access to points north, east and south and up until recently relatively minimal compatibility issues. The concept plan for the Sahab Al-Mouwaqer corridor requires allowances for expansion of existing residential communities and a tightening of industrial uses to ensure mutual benefit and assurance of long term viability. Greater Amman Municipality Interim Industrial Lands Policy 17
  • 22. A.4 Area 1: Sahab - Al-Mouwager Corridor Greater Amman Municipality Interim Industrial Lands Policy 18
  • 23. A.4 Area 1: Sahab - Al-Mouwager Corridor Built Areas Greater Amman Municipality Interim Industrial Lands Policy 19
  • 24. A.4 Area 1: Sahab - Al-Mouwager Corridor Current Subdivision & Zoning Greater Amman Municipality Interim Industrial Lands Policy 20
  • 25. A.4 Area 1: Sahab - Al-Mouwager Corridor Natural and Cultural Heritage and Existing Agriculture Greater Amman Municipality Interim Industrial Lands Policy 21
  • 26. A.4 Area 1: Sahab - Al-Mouwager Corridor Existing and Proposed Industry Greater Amman Municipality Interim Industrial Lands Policy 22
  • 27. A.5 Area 2: Al QastalArea I.2 is located at Al-Qastal, east of the Airport Corridor and immediately north of the Queen Alia Airport. Designated in 1998, this industrial area will serve as a future employment hub in the south of GAM. The airport area serves as an international gateway and is a major attraction for a variety of industrial uses due to international connections, high visibility and degree of existing and proposed infrastructure serving the airport and surrounding area. 2 Greater Amman Municipality Interim Industrial Lands Policy 23
  • 28. A.5 Area 2: Al Qastal Greater Amman MunicipalityInterim Industrial Lands Policy 24
  • 29. A.5 Area 2: Al QastalBuilt Areas Current Subdivision & Zoning Greater Amman Municipality Interim Industrial Lands Policy 25
  • 30. A.5 Area 2: Al Qastal Mushatta Castle Natural and Cultural Heritage and Existing Agriculture Greater Amman MunicipalityInterim Industrial Lands Policy 26
  • 31. A.5 Area 2: Al Qastal Mushatta Castle Existing and Proposed Industry Greater Amman MunicipalityInterim Industrial Lands Policy 27
  • 32. A.6 Area 3: Al JeezahArea I.3 is located south of the Town of Al-Jeezah and west of the Airport Road. Serving the southern portion of Jeezah, this employment hub will continue to serve existing industry and future demand as new developments such as the Tameer Residential City come on line. Due to its current industrial character, this area offers a mix of industrial within close proximity to housing, transportation and future improvements in transit options, 3 Greater Amman Municipality Interim Industrial Lands Policy 28
  • 33. A.6 Area 3: Al Jeezah Greater Amman MunicipalityInterim Industrial Lands Policy 29
  • 34. A.6 Area 3: Al JeezahBuilt Area Current Subdivision & Zoning Greater Amman Municipality Interim Industrial Lands Policy 30
  • 35. A.6 Area 3: Al Jeezah Natural and Cultural Heritage and Existing Agriculture Greater Amman MunicipalityInterim Industrial Lands Policy 31
  • 36. A.6 Area 3: Al Jeezah Existing and Proposed Industry Greater Amman MunicipalityInterim Industrial Lands Policy 32
  • 37. B. Area Concept Plans B.1 Purpose & Content B.2 Sahab - Al Mouwaqer Concept Plan B.3 Al Qastal Concept Plan B.4 Al Jeezah Concept Plan 33
  • 38. B.1 Purpose & ContentPurpose of Industrial Area Concept Plans (IACP)The Industrial Area Concept Plans serve as guidelines and ‘Instructions’ that will elaborate theforthcoming Interim Zoning Regulations including the Industrial Areas Zoning Maps. In concert with thepolicies and regulations, the IACPs demonstrate the intent of ILP. The specific purposes of the IACPsare as follows: Illustrate the fundamental planning concepts and principles described in Section A Provide the basis for evaluating project proposals in Section D Illustrate the application of Interim Regulations including zoning limits in Section C Propose a transportation structure within which individual projects can be located Provide a basis for estimating servicing and infrastructure costs and requirements Provide a basis for Developers to evaluate project viability and marketability in each Industrial AreaContent of Area Concept Plans: Road Hierarchy: Arterials, Collectors, Local Roads, etc. Industrial Land Uses with Areas Natural Heritage System Land Use Designations Greater Amman Municipality Interim Industrial Lands Policy 34
  • 39. B.2 The Public Realm & Private DevelopmentIndustrial Area Concept Plans: The Public RealmThe Area Concept Plans provide a Public Framework for Industrial Development and include: Road Right-Of-Ways: Arterial Roads, Collector Roads, Local Roads, Service Alleys Natural Heritage System: Wadis, Steep Slopes, Ridgelines, Forests, Parks, etc. Servicing: servicing staging areas and utility corridors will be shown in final plansIndustrial Area Concept Plans: Private DevelopmentThe Industrial Area Concept Plans regulate private industrial development within the Public Framework including: Access: provide direct access to adjacent higher-capacity roads and pedestrian routes Land Use: conceptual Industrial Land Use Designations Parking: provide adequate on-site parking for residents and visitors Site Servicing and Access: provide logical locations for the servicing of industrial buildings Natural Heritage Retention: identify areas requiring mitigation measures to prevent natural heritage impacts Greater Amman Municipality Interim Industrial Lands Policy 35
  • 40. B.2 The Public Realm: Transportation GAM Transportation Framework Expressways & Transit Corridors Interim Industrial Areas Sahab-Al Mouwaqer, Al Qastal, & Al Jeezah overlap with existing and proposed elements of the GAM Transportation Framework including motorways, expressways and arterials. Regional transit designations will be completed with the forthcoming Metro Growth Strategy and emphasize development of BRT corridors. The planning and development of the Interim Industrial Areas will incorporate the intersecting transportation elements shown as part of the public realm in anticipation of the Metro Growth Transportation Framework.Note: Conceptual Map Only – Routes &Designations may Change Greater Amman Municipality Interim Industrial Lands Policy 36
  • 41. B.2 The Public Realm: Transportation Public Realm: Road Hierarchy The Industrial Areas will be accessed by both Expressways and Arterials. Each Area Concept Plan contains a proposed network of Collectors, Arterials, and Expressways or Motorways. 30 m The Developer will be required to pay 40 m a proportional share of costs of building this network. The designsCollectors Arterials - Transit Roads illustrated on this and the following page are preliminary but are 24 m RoW 36m RoW with median and indicative of the concept and boulevards standards intended. (next page) 2 lanes of travel in eachdirection with boulevards and heavy traffic volumes conveyedoptional median Intersection and site access signal or roundabout junction control requirements are elaborated within no parking unless impact can bedemonstrated to be minimal direct site access discouraged GAM’s Interim Guidelines for Site prioritized transit with option for Access and Circulation. Appendix 2 moderate traffic volumes contains further information on dedicated lane in each direction with transit and pedestrians to be Bus Stops & Shelters proposed transportation hierarchy.accommodated Contact GAM Department of Special no parking permitted Projects for further details. Street trees both sides 3 landscaped tree rows Greater Amman Municipality Interim Industrial Lands Policy 37
  • 42. 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: 10 or 12 m Adequate road widths for heavy truck traffic Transit lanes and transit stops Landscaping with drought 18 or resistant tree species 20 m Street parking (parallel)Service Alleys Local Roads Grade intersections with 10 or 12 m RoW behind 18m Row or 20m RoW signalization or Stop signsIndustrial Plots Pedestrian friendly features – 1 lane - each direction sidewalks, islands, crosswalks 1 lane - each direction (or) 2 rows of trees 1 lane - one way (with)stacking space on one side Parking & Sidewalks on both sides Greater Amman Municipality Interim Industrial Lands Policy 38
  • 43. B.3 Sahab – Al Mouwaqer Industrial Area Concept Plan Greater Amman Municipality Interim Industrial Lands Policy 39
  • 44. B.3 Sahab – Al Mouwaqer Concept Plan Sahab - Al Mouwaqer Industrial Area Sub Area 1* Sub Area 2* Sub Area 3* Sub Area 4* Sub Area 5* Land Use (Dunum s) (Dunum s) (Dunum s) (Dunum s) (Dunum s) Total Light 483 1,069 722 720 591 3,585 Medium 717 649 571 938 1,448 4,323 Subtotal Gross Land Use Area** 1,200 1,718 1,293 1,658 2,039 7,909 NHS 46 49 35 13 82 223 Arterial and Collector Roads 176 92 160 233 269 929 Sub Area 3 Subtotal NHS + Roads 222 140 194 246 350 1,152 Subtotal Gross Area 1,376 1,810 1,453 1,891 2,307 8,837 Built Land in Designated Areas Sub Area 2 Light 192 192 40 73 497 Medium 50 229 234 514 Subtotal 0 192 242 269 307 1,011 Vacant Land in Designated Areas Light 483 877 530 680 518 3,088 Medium 717 649 521 709 1,213 3,809Sub Area 1 Subtotal 1,200 1,526 1,051 1,389 1,731 6,898 * Would asume aditional 20% reduction for internal infrastructure **Includes nhs and not roads Sub Area 4 Sub Area 5 Greater Amman Municipality Interim Industrial Lands Policy 40
  • 45. B.3 Sahab - Al Mouwaqer Circulation Greater Amman MunicipalityInterim Industrial Lands Policy 41
  • 46. B.4 Al Qastal Industrial Area Greater Amman Municipality Interim Industrial Lands Policy 42
  • 47. B.4 Al Qastal Industrial Area Concept Plan Al Qastal Industrial Area Vacant Developed Area Land Land Use Area (Dunum s) (Dunum s) (Dunums)** Light 2,869 380 2,489 Medium 5,329 630 4,699 Prestige 3,505 0 3,505 Subtotal Net Land Use Area* 11,703 1,010 10,693 NHS 815 Arterial and Collector Roads 744 Total Gross Industrial Area 13,262 * Excludes NHS and roads other than local roads ** Would assume additional 20% reduction for internal infrastructure Greater Amman Municipality Interim Industrial Lands Policy 43
  • 48. B.4 Al Qastal Industrial Area Concept Plan: Transportation Greater Amman Municipality Interim Industrial Lands Policy 44
  • 49. B.5 Al Jeezah Industrial Area Concept Plan Greater Amman Municipality Interim Industrial Lands Policy 45
  • 50. B.5 Al Jeezah Industrial Area Concept Plan Al Jeezah Industrial Area Developed Vacant Area Land Land Use Area (Dunum s) (Dunum s) (Dunum s)* Light 514 102 616 Medium 1,395 502 1,897 Subtotal Net Land Use Area 1,909 604 2,513 NHS 0 Arterial and Collector Roads 317 Total Gross Industrial Area 2,226 * Would asume aditional 20% reduction for internal infrastructure Greater Amman Municipality Interim Industrial Lands Policy 46
  • 51. B.5 Al Jeezah Industrial Area: Transportation Greater Amman Municipality Interim Industrial Lands Policy 47
  • 52. C. Interim Development Controls C.1 Introduction & Overview C.2 Industrial Land Use Designations C.3 Building Envelope Standards C.4 Design Guidelines C.5 Environmental Requirements C.6 Parking Requirements C.7 Legal Non Conforming C.8 Alternative Compliance 48
  • 53. C.1 Introduction & OverviewInterim Development Controls: OverviewThe following is a summary of the proposed Regulations that govern development proposals within theInterim Industrial Areas (A, B, & C) – the complete document is available at the DSP Offices at GAM. Thespecifics of the regulations are intended to implement the principles, policies, goals, and objectives identifiedin Section A and the Area specific policies described in Section B. The regulations address land use,building height, and building form, and are used in concert with the Area Zoning Map and Area ConceptPlans to achieve the planning intent of the IGS. Key Concepts: Discretionary & Conditional Provisions: The provisions of the ILP 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. Greater Amman Municipality Interim Industrial Lands Policy 49
  • 54. C.2 Land Use DesignationsThe following is the Industrial Land Use Classifications are utilized in this Interim Regulation and appliedon the Area Zoning Maps and the Area Concept Plans. The designations are general and provide a flexibleframework for development proposals.Transitional Industry: A place of business for a small owner/operated or micro enterprise forproduction of handicraft or specialty products in small workshops often attached to a buildingof another use. minimal requirements for transportation and servicing located within areas of residential uses and/or act as buffers between usesPermitted Uses include: Repair shops (excluding auto-repair shops) Artisan Shops (jeweler, ceramics, art production) Workshops (trades and textiles) Service industries Tools and equipment rentals and service Veterinary clinic Mini-storage Training and vocational schools Greater Amman Municipality Interim Industrial Lands Policy 50
  • 55. C.2 Land Use Designations Light Industry: A place of business for a small scale, self-contained plant or building which services, produces and/or stores a product and has low probability of unexpected emissions. noise, odour, dust and/or vibration pollution infrequent movement of products and/or heavy trucks and no outside storage.Permitted uses include: Other Secondary Uses:Automotive repair shop Storage Conditional Commercial and Retail usesCustom workshops Veterinary clinics in designated areas to be determinedLight Manufacturing Recycling depotsFood and beverage processing Tow truck dispatch and storage yardFueling installations Service industryLumber and building supply Training and vocational schoolsPrinting and publishing facilities Similar uses that fit the definition of Light IndustryRepair shops Heavy and Medium Industrial uses are not permitted Medium Industry: A place of business for medium or large scale processing, servicing and manufacturing with outdoor storage of wastes or materials (i.e. it has an open process) and/or there are outputs of minor annoyance. Outside storage and open processing permitted. heavy traffic flows outside storagePermitted Uses include: Other Secondary Uses: Light industry Livestock processing Conditional Commercial and Retail uses in Food and beverage processing Recycling depots designated areas to be determined Fueling installation Service Industry Textile Storage Yard Manufacturing Truck terminals & Tow truck dispatch Training and vocational schools Similar uses that fit the definition of Medium Industry Rock & marble processing Heavy Industrial uses are not permitted Greater Amman Municipality Interim Industrial Lands Policy 51
  • 56. C.2 Industrial Land Use Classifications The following is the Industrial 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.Heavy Industry: A place of business for large scale manufacturing or processing, characterizedby: frequent emissions, large physical size, outside storage of raw and finished products, largeproduction volumes and continuous movement of products and employees during daily shiftoperations. Automobile salvage or wrecking yard Chemical plants Composting facility Concrete asphalt and cement and stone plants Food and beverage processing Manufacturing and processing of wood and paper products Petroleum refining Recycling plant Storage of flammable and combustible liquids Other Secondary Uses: Waste transfer station Conditional Commercial and Retail uses Waste Management in designated areas to be determined Greater Amman Municipality Interim Industrial Lands Policy 52
  • 57. C.2 Industrial Land Use Classifications The following is the Industrial 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.Prestige Industries:Business and Research and Development ParksThis area represents cutting edge and modern infrastructure for economic activities. The parksoffer the best environment for competitive production by providing firms within the park withtechnical assistance, training, and logistical services, in addition to development studies andinformation regarding new technological updates.Technological parks are composed of: An area for modernization which includes a university and research centre, highly developed training centers and an area for services. Production units and technology incubators.Permitted Uses include: And uses that service the park, including: Research & Development Hotels Financial Services Conference Halls Light Manufacturing, focusing on high tech sector Commercial Wholesaling Community Facilities Warehousing and Distribution Recreation & Entertainment Sales and Service Transportation Facilities Greater Amman Municipality Interim Industrial Lands Policy 53
  • 58. C.2 Industrial Land Use Classifications The following is the Industrial 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.Natural Heritage System:Consisting of integrated or site specific biological as well as physical features that comprise asystem of core areas and corridors for the conservation and preservation of the identified features.The NHS includes: surface water features (watercourses, wetlands, as well as other hydrologic features) including all buffers around watercourses; groundwater recharge and discharge areas; physical features and significant landforms such as wadis, ridges, steep slopes, and unique geologic features; forested areas in both urban and rural areas as well as habitat of rare species of plants and animals; rangeland; desert reclamation zones; protected areas, national parks, forested and rangeland reserves, wildlife reserves, and wildlife corridors.Permitted Uses include: Parks & Recreation Stormwater Water Management Conditional Agriculture Restorative, Scientific and Educational Institutional Conditional Services Greater Amman Municipality Interim Industrial Lands Policy 54
  • 59. C.3 Building Envelope Standards Greater Amman MunicipalityInterim Industrial Lands Policy 55
  • 60. C.3 Building Envelope StandardsThe following diagram illustrates the building envelope standards along a collector road: Greater Amman Municipality Interim Industrial Lands Policy 56
  • 61. C.3 Building Envelope StandardsThe following diagram provides an example of the building envelope standards for Heavy,Medium and Light Industry: Greater Amman Municipality Interim Industrial Lands Policy 57
  • 62. C.3 Building Envelope StandardsThe following diagram provides an example of the building envelope standards for PrestigeIndustry: Greater Amman Municipality Interim Industrial Lands Policy 58
  • 63. C.4 Design GuidelinesEach development project proposal for the Interim Areas will be assessed for consistency with the DesignGuidelines outlined below which are in addition to the forthcoming Building Regulations and the AreaConcept Plans.Light and Medium Industrial AreasSite Planning Guidelines: Industrial sites along the main roads should be organized so that a good appearance should be given along main street frontage. Activities and facilities of poor appearance should be screened by landscaping or walls A landscaped setback zoned is required along any street frontage. This zone should be landscaped with drought resistant plants. Office and administration components of the industry should face the street frontage rather than the warehousing or manufacturing facilities Building façade with the most windows should face the street frontage. Loading areas, manufacturing areas and warehouses should be off the street frontage and screened by dense landscapes and walls. Locate loading docks a minimum of 50 meters from properties zoned or planned for residential use. Solid walls along property lines are allowed only along side and rear setbacks. Solid walls should not separate the industrial development from the front street frontage. Greater Amman Municipality Interim Industrial Lands Policy 59
  • 64. C.4 Design GuidelinesLight and Medium Industrial AreasSite Planning Guidelines (Contd.) The preference is for all utility equipment or devices, such as gas and electrical meters, electrical service panels or cabinets, and fire service devices to be within a mechanical room. When this is not possible, such equipment or device should be placed to the side or rear of the building and screened from view by an enclosure consisting of walls, landscaped earth berms or landscaping or a combination thereof.Architectural Character: Color and Materials A comprehensive material and color scheme should be developed for each site. Material and color variations in multi-building complexes should be complementary and compatible among buildings. Large expanses of smooth material should be broken up with expansion joints, reveals, or changes in texture and color. Large expanses of highly reflective surface and mirror glass exterior walls should be avoided. Bright, contrasting colors should be used for small areas of building accents only. Materials and colors of wall and monument signs should be compatible with the main buildings on the site. The design of accessory buildings should be incorporated into and be compatible with the overall design of the project and the main buildings on the site. Temporary buildings should not be located where they will be visible from adjoining public streets. Greater Amman Municipality Interim Industrial Lands Policy 60
  • 65. C.4 Design GuidelinesLight and Medium Industrial AreasSite Access: Access to the industrial development should not be allowed directly from ADC and the Airport Road. Along local and collector streets, a maximum of two entries are allowed for each industrial development. Entries along Arterials are not permitted unless justified. Site entries may be located no closer than 40 meters to the closets intersection. Distance between 2 entries to the same development may be no less than 30 meters. Uses such as distribution centers where large truck volumes are anticipated, should be planned with separate entry/exit drives for truck use only. Entry drives should be separated from exit drives a minimum of 100 feet when appropriate to accommodate safe truck maneuvering. Greater Amman Municipality Interim Industrial Lands Policy 61
  • 66. C.4 Design GuidelinesLight and Medium Industrial AreasLandscaped Area Design Each designation has minimum required percentage of landscaped open space (LOS) as indicated on the Building Envelope Standards. The LOS should include coordinated landscape improvements in building setbacks, where they occur, to create a successful transition from private to public space. The Developer will utilize slow-growing, drought-tolerant plants that require less water and maintenance Water-Efficient Irrigation Systems, and capture store water run-off in order to reduce water consumption. Existing mature trees will be retained and incorporated into the landscape design wherever possible. Consideration should also be given to the landscape design of adjacent public streets and open space in order to render these areas attractive, interesting, comfortable, and functional for pedestrians by providing improvements to adjacent boulevards and sidewalks, comprising street trees, lighting and appropriate street furniture. Greater Amman Municipality Interim Industrial Lands Policy 62
  • 67. C.4 Design GuidelinesLight and Medium Industrial AreasParking Except for visitor parking, parking lots should not be located in the front setback facing a street frontage. Parking should not be the dominant visual element of the site. Large parking areas (usually over 100 spaces) should be divided into smaller multiple lots and provided with canopy trees located throughout the parking area to reduce the visual impacts of large parking areas. Greater Amman Municipality Interim Industrial Lands Policy 63
  • 68. C.4 Design GuidelinesPrestige Industrial AreasGeneral Principles for Lands Zoned for Prestige Industry: A transitional buffer in the form of Landscaping between Residential and Prestige Industrial Uses should be provided wherever possible. Office Centres should be located on highly visible sites. Business Park uses could be located on less publicly visible sites. Campus style developments should frame open spaces with built form. Building heights should provide transitions of massing that optimizes views at grade to the open space network. Street edge developments consist of buildings that define the street edge through minimum setbacks and consistent landscape edge treatments. These forms of prestige development should include transitional building zones where possible, including uses such as retail, cafes etc to help connect public activity with buildings, streets and open space. Outdoor storage areas will not be provided in Prestige Industrial areas. Front yard parking should be minimized, and the visibility of parking, loading and service areas in the side and rear yards should be minimized. Integrate Stormwater Management Ponds into industrial areas as a component of a publicly accessible open space network. Re-use grey water where possible for outdoor landscaping and buffers. Planting should provide compatible species with the local environment and drought resistant plants. Rear lotting on to public areas and roads should not be permitted. Greater Amman Municipality Interim Industrial Lands Policy 64
  • 69. C.4 Design GuidelinesPrestige Industrial AreasSite Planning Guidelines: Landscape and screening elements along main collectors and arterial roads should allow for proper visibility of buildings and screened parking areas from the street. Materials within the landscape buffer may include hard elements such as columns, low walls and decorative fencing, and soft elements such as trees, shrubs, grasses, groundcover and sod. The buffer may not be wholly sod. Large parking areas should be discouraged. Where large surface parking areas are required for building sites, landscape elements should be integrated into the site design to minimize the impact on the streetscape. No deck parking should be allowed along major streets. Direct access to and from arterials should be restricted. Service and loading areas should be screened from public view. Wherever feasible, buildings should be sited to provide courtyards and small subdivided surface parking areas between buildings. These areas should be organized to form a system of open space connections and walkways between buildings and larger land areas and should be landscaped if feasible. Provide pedestrian connections from building entries and required exits to public walkways to buffer pedestrians from vehicular areas. Provide Plazas at primary building entrances to distinguish primary entries from secondary and service entries to site. Greater Amman Municipality Interim Industrial Lands Policy 65
  • 70. C.4 Design GuidelinesPrestige Industrial AreasSite Planning Guidelines (contd.): Building entrances should face the main street and have well defined pedestrian access to the sidewalk. Pedestrian circulation should link primary area buildings and facilities. Landscape and screening elements along arterial and collector roads should allow for proper visibility of buildings, signage and parking areas from the street. Structures of Heritage or cultural significance should be enhanced or preserved. Corner buildings should be located with minimum setback requirements with entrances close to the corner. Service areas should be located in areas of low visibility, and should not obstruct public rights-of-way, building setbacks or easements. Service entrances should not encroach on the parking setbacks, and shall be paved with an impervious surface of asphalt or concrete. These entrances for service areas should be clearly defined, with signs to discourage the use of main entrances for deliveries. Provide employee gathering places in areas of sufficient size and scale, that should be buffered from vehicular areas. This should be located away from primary public entrances, unless it is appropriately screened. Greater Amman Municipality Interim Industrial Lands Policy 66
  • 71. C.4 Design GuidelinesPrestige Industrial AreasArchitectural Character: Blank, or single material façades that extend the entire length of the building parallel to the public street should not be permitted. Blank walls in other locations that are visible to the public should incorporate additional architectural detailing including articulation of the building wall or changes in building material or colour. Large façades should be subdivided through a combination of changes in building materials, windows, and projections and recessions in the building wall that create a consistent rhythm and establish divisions that express a hierarchy of entrances and identify individual businesses, where they occur. Windows should be encouraged in any façade that overlooks areas of public activity. Building façade with the most windows should face the street frontage. Large expanses of highly reflective surface and mirror glass exterior walls should be avoided. Roof materials / colours should compliment the building materials. Rooftop mechanical equipment and vents should be incorporated as an integral part of the building design wherever possible. Roof top units and vents should be screened using materials complimentary to the building Roof top mechanical units should be screened. Greater Amman Municipality Interim Industrial Lands Policy 67
  • 72. C.4 Design GuidelinesPrestige Industrial AreasSignage: Freestanding signs addressing private development should be located within the property line parallel to the street frontage and mounted in a landscaped setting. Sign materials should be consistent with the building design. Freestanding signs addressing private development should be located within the property line parallel to the street frontage and mounted in a landscaped setting. Sign materials should be consistent with the building design. A single primary identification sign should be allowed per business frontage. Where there is a wider building frontage, an additional, smaller secondary sign may be allowed. Building identification signs should be incorporated as an integral, coordinated element of the principle building façade and should be compatible with the building design, scale, colour, and materials. Directional signs should assist in the orientation of pedestrians and traffic to street, parking, service, and open space systems. Greater Amman Municipality Interim Industrial Lands Policy 68
  • 73. C.5 Environmental RequirementsEnvironmental ConsiderationsTo ensure that impacts to the environment are minimized, environmental requirements for industrial development applications will include: A partial or complete Environmental Impact Assessment (EIA) is required by the Ministry of the Environment (MoE) for certain types of industry (described in the following section). GAM will require a copy of the EIA as well as MoE’s letter of approval as part of the site plan approval for the industrial development application. Tree Removal Plans, if applicable, for all types of industry in accordance with the Ministry of Agriculture’s tree removal by-law. Landscape Plans for Prestige Industrial Stormwater Management Plans for General and Heavy Industries (described in the following section) Greater Amman Municipality Interim Industrial Lands Policy 69
  • 74. C.5 Environmental Requirements Projects Requiring Environmental Impact Assessment by the Ministry of EnvironmentTypes of industrial development that require a full EIA by Types of Industrial development that require a partial EIAMoE (Category I) include: by MoE (Category II) include: Crude oil refineries Extractive Industries Thermal Power Stations Energy Generation Industries (unless included in Category I) Toxic waste disposal sites Processing of Metals (unless included in Category I) Integrated Chemical Installations (e.g. petrochemicalmanufacturing complexes) Glass Industry Industrial estate development Chemical Industries (unless included in Category I) Extraction, processing and transformation of asbestos Food Industriesand products containing asbestos Textile, leather, wood and paper industries Integrated works for cast-iron and steel manufacturing Rubber and Treatment of Rubber-Based Products Cement manufacturing installations Construction facilities for the storage, repair ormaintenance of trucks, buses and cars. Greater Amman Municipality Interim Industrial Lands Policy 70
  • 75. C.5 Environmental RequirementsMoE Environmental Impact AssessmentsThe EIA includes an assessment of potential impacts on: Physical features / geology Noise Levels Population growth Public Utilities Air quality Lighting Housing Human Health Water quality Land Use Transportation Aesthetics Plant Life Natural Resources Public Services Recreation Animal Life Risks of Disaster Energy Cultural Resources Greater Amman Municipality Interim Industrial Lands Policy 71
  • 76. C.5 Environmental Requirements Stormwater Management Plans (for General and Heavy Industries) Requirements for the plans include: A) Review and Summary of Existing Conditions including: Location of wadis TopographyOBJECTIVES OF STORMWATER Direction of flow of stormwater MANAGEMENT PLANS Rainfall data maintain groundwater quantity B) Identification of stormwater management practices and options and flow C) Selection of preferred stormwater management practices and options protect water quality including: prevent increases in erosion Erosion and sediment control plans prevent increases in flood risk Detailed design of stormwater management works, including connections and outfalls (could include lot level controls, conveyance controls and/or end-of-pipe controls) Detailed design of environmental restoration works (if required) Grading plan Access for operation and maintenance of facilities Plan for implementing the stormwater works Contingency plan for remediation Monitoring plan to determine effectiveness of measures in meeting stormwater management objectives Greater Amman Municipality Interim Industrial Lands Policy 72
  • 77. C.6 Parking RequirementsThe Parking Requirements for the Industrial Zones in the Area Concept Plans are presented in thefollowing table: Greater Amman Municipality Interim Industrial Lands Policy 73
  • 78. C.7 Legal Non ConformingLegal Non ConformingThe Interim Industrial Land Use Policy applies to all industrial uses within the designated areas. Existingfactories that do not conform with the applied zoning will continue with the following qualifications: • medium industries in areas designated as light industry will continue with yearly license renewal as a legal non-conforming use until such time as the land is sold and the new user will be required to come into compliance • heavy industries in areas designated as medium or light industry will be required to move into appropriately designated areas after a set time of 20 years • all industrial uses will be classified at the time of license renewal Greater Amman Municipality Interim Industrial Lands Policy 74
  • 79. C.8 Alternative ComplianceAlternative Compliance:Industrial development proposals that vary from the content of the Area Concept Plans, the BuildingEnvelope Standards, or other elements of the IGS can be considered under Alternative Compliance.This provision cannot be used as a means to avoid compliance but rather to propose an alternative andperhaps better approach to achieving the intent of the ILP. An Alternative Compliance proposal will bescrutinized during the Pre-application Consultation and Design Review phases of the development reviewprocess as described in Section D. The following general rules apply to Alternative Compliance: An industrial development proposal that is inconsistent with the content of the ILP may be granted approval if the Developer can clearly demonstrate that the inconsistencies are necessary, useful, and support the intent of the ILP guidelines, plans, and standards. An industrial development proposal project proposal that varies from the content of the IGS may be approved if the Applicant can demonstrate that the project is innovative and the purpose or intent behind a particular standard or guideline can be met in a different and better way. Special conditions or constraints on the development site or adjacent land are such that strict compliance with a particular standard or guideline prevents or impairs effective development and other features are included in the design that compensate for relaxation of the standard or guideline. Greater Amman Municipality Interim Industrial Lands Policy 75
  • 80. D. Interim IndustrialDevelopment ApplicationProcess D.1 Application Process Overview D.2 Pre-application Consultation D.3 Application Review D.4 Detailed Technical Review D.5 Development Charges & Agreements 76
  • 81. D.1 Application Process OverviewInterim Industrial Development Application Process: OverviewThe Interim Development Review Process applies to projects within the ILP. The Interim Processintroduces certain reforms intended to make the process more “User Friendly” in order to encourage andfacilitate investment in Amman. Additional reforms are intended to better insure the protection of thegeneral public interest especially with respect to health and environment impacts and the public costs ofdevelopment. In general the reforms include the following: A ‘One-Stop Shop’ approach for industrial development application processing within areas describedin the Interim Industrial Land Policy. This will ensure a less complicated review process for IndustrialDevelopers and ensure open communication within the various government agencies involved in theprocess. A Technical Committee will manage the process of application submittal and distribution to thoseagencies required for approvals thereby providing a single point of contact for the Developer. A Screening Phase will separate those projects that require more in-depth review from those projectsthat can be approved by Local Committees. Projects requiring more in-depth review are those withsignificant environmental impacts and/or large transportation and/or servicing requirements. This is forprojects, such as master planed Prestige Industrial developments, Medium and/or Heavy Industrialdevelopments, with significant local and city-wide impacts that should receive close design andenvironmental impact scrutiny. Development Charges will be assessed, as a condition of project approval, based on cost estimatesof off-site infrastructure and service extensions and upgrades required by the project. These costs will beshared proportionately by all property owners benefiting from these improvements. Greater Amman Municipality Interim Industrial Lands Policy 77
  • 82. D.1 Application Process OverviewThe Interim Development Application Process for all project proposals in the Interim IndustrialAreas includes the following: 1. Pre-application Consultation and Application Screen 2. Application Review 3. Detailed Technical ReviewThe Developer – Applicant will initiate the process by contacting the offices of the Special Projects Unitat GAM City Hall and scheduling a meeting and briefing from the Area Coordinator for the InterimIndustrial Areas (Sahab-Al Mouwaqer, Al Qastal, or Al Jeezah) in which a project proposal is underconsideration. In that meeting, the Developer-Applicant will be provided with a full explanation of theapplication process, the expectations and requirements of GAM, and the opportunity to requestclarifications and additional information. The Diagram below provides an overview of the processfollowed by a detailed description of each phase. PRE-APPLICATION APPLICATION REVIEW DETAILED TECHNICAL CONSULTATION + GAM PROJECT REVIEW APPLICATION SCREEN GAM District Relevant Government Technical Committee All Departments & Agencies Agencies Regional Committee District Committee EIA Screen Includes: Includes: ‘One–stop Shop’ Application ‘One–stop Shop’ Application Dedicated GAM Staff Contact Off-site & On-site Submittals Includes: GAM Distribution of Dedicated GAM Staff Contact Proposal Submittal Submittals GAM Distribution of Submittals GAM Distribution of Submittal Community Notification Review Comments & Revisions Preliminary Assessment and EIA Staff Assessment & Report Building License Approval screen Design Approval or Rejection Meeting with Dept. & Agencies Greater Amman Municipality Interim Industrial Lands Policy 78
  • 83. D.2 Pre-application ConsultationThe Pre-Application Consultation involves the following: A proposal screen whereby those applications not of a Prestige, Heavy or Medium use will bedirected to the relevant Local Committees. For Prestige, Heavy or Medium uses a forum for all of the relevant development review Departmentand Agency Heads or Senior Staff to meet and collectively provide a preliminary assessment of amajor industrial project proposal. The Developer-Applicant receives a preliminary indication of projectapproval potential, requirements, procedures, and costs upon which to base a determination of projectviability and a decision to proceed with a full Application Review. Preliminary indication of whether a full – or partial – Environmental Impact Assessment is requiredprior to project approval. Greater Amman Municipality Interim Industrial Lands Policy 79
  • 84. D.2 Pre-application ConsultationPROCEDURE: The Developer-Applicant contacts the offices of the Department of Special Projects (DSP) at GAMCentral and schedules a meeting with the Area Coordinator for the Interim Industrial Area in question. The Developer-Applicant and the Area Coordinator meet, discuss the proposed development, theinterim development review process, and agree to go forward with a Pre-Application Consultation. Acheck-list of required pre-application submittals and a Schedule of Development Review Fees isprovided. The Developer-Applicant submits the required pre-application documents to the Area Coordinator whoschedules the Pre-application Consultation Meeting allowing two weeks for the following: • Distribution of the pre-application submittals • Review and comments on the submittals by Department/Agency Heads. • Assembly of the comments and preparation of a Pre-application Report • Distribution of the Report to the Area Coordinator, Developer-Applicant, Department/Agency Heads, and the Amman Commission. The Area Coordinator, the Department/Agency Heads, the Amman Commission, and the Developer-Applicant meet at the scheduled time at the GAM Central Zoning Offices and discuss the content andconclusions of the Pre-application Report. On the basis of the Pre-application Report and Consultation,the Developer-Applicant decides whether or not to proceed with an Application Review. Greater Amman Municipality Interim Industrial Lands Policy 80
  • 85. D.2 Pre-application ConsultationOUTCOMES of Pre-application Consultation: Pre-application Report: A preliminary assessment of the major project proposal in an InterimIndustrial Area from an inter-agency and departmental perspective A preliminary indication of the prospects for design and technical approval of project as describedin the pre-application submittal. An itemization of all standards, codes, and ordinances (Including the Interim Industrial Area ConceptPlans and Interim Zoning Regulations) with which the project must comply and a description of the fulldevelopment review process. A preliminary indication of the probable project costs to be imposed by Public Authorities including:design review fees, license fees, required off-site construction, development charges, land dedications,and any additional impact assessments beyond those already provided by GAM. A decision on the part of the Developer-Applicant to proceed with an Application Review, modify theproposal to reflect the Pre-application Report, or abandon the development proposal. Pre-application Consultation Submittal: Site Location & Site Access Preliminary Building Elevations (Prestige Only) Preliminary Development Numbers (Prestige Only) Program: Occupancy and Areas (Prestige Only) Greater Amman Municipality Interim Industrial Lands Policy 81
  • 86. D.3 Design ReviewThe Application Review stage provides the DSP / GAM with the opportunity to assess the design andpotential impacts of major project proposals. GAM will ensure that major projects are consistent with urbandevelopment policies and objectives (Including the IGS Area Concept Plans and Zoning Regulations). TheDeveloper-Applicant is able to confirm ultimate project approval and licensing prior to making a significantinvestment in detailed technical project design and land acquisition.PROCEDURE: Application ReviewFollowing the Pre-application Consultation, the Developer-Applicant contacts the offices of the Departmentof Special Projects (DSAP) at GAM Central and schedules a meeting with the Area Coordinator todiscuss the application requirements for the Application Review stage. A check-list of required ApplicationReview requirements and a Schedule of Review Fees is provided.The Developer-Applicant submits the required Application Review to the Area Coordinator. A pre-screening of the application is conducted by DSAP Staff to establish the completeness of the application.The complete application is logged in by the Area Coordinator and the Project is assigned to an AccountManager. The Account Manager is the Developer-Applicant’s single point of contact throughout theDesign Review process for enquiries concerning the review schedule and progress. Application Review Application Requirements: Site Plan, Site Access and Circulation, Architectural Floor Plans, Proposed Parking, Landscape Design, Tree Removal Plans, Stormwater Management Plans Building and Structure Elevations Development Program: Occupancy & Areas, Project Data Block – Site & Building Data, Building Code Summary & Analysis Proposed Structural, Mechanical, Electrical, Fire Protection Systems Greater Amman Municipality Interim Industrial Lands Policy 82
  • 87. D.3 Design ReviewPROCEDURE: Application Review Comments, Assessment, & Report The Account Manager and supporting GAM Staff manage all activities related to the following implementing a ‘One-Stop Shop’ review process: Distribution of the design review documents to all relevant Departments and Agencies Monitoring and facilitating review progress. Assembly of project review comments and assessment from Department/Agency Heads and the preparation of an Application Review Report with recommendations. Distribution of the Report to the Area Coordinator, Developer-Applicant, Department/Agency Heads, and the Regional Committee. Greater Amman Municipality Interim Industrial Lands Policy 83
  • 88. D.3 Design ReviewOUTCOMES of Application Review: Application Review Report: A complete assessment of the major project proposal in an InterimIndustrial Area from the perspectives of all relevant Agencies and Departments. Design approval or rejection of the Project Application For an approved Project Application – Conditions of Approval: A detailed itemization project costs tobe imposed by Public Authorities with respect to design review fees, license fees, required off-siteconstruction, development charges, land dedications, impact fees, etc. Also included are additionalConditions of Approval deemed appropriate by the RC such as design improvements. With Application Approval - Application can be made, by the Developer, for Detailed TechnicalReview.PROCEDURE: Technical ReviewFollowing Application Review Approval, the Developer-Applicant can submit the Project for DetailedTechnical Review for a Construction License. Detailed Technical Review will also utilize a ‘One-StopShop’ approach and include the following general components: A determination by the Area Coordinator and Account Manager if the District Office in question has thecapacity to manage and complete the technical review and whether the application should be submitted atthe District or GAM Central level. The submittal, by the Developer-Applicant, of two applications – one for all On-site Construction anda second for all required Off-site Construction The negotiation and signing of a Development Agreement incorporating all Conditions of Approvalresulting from the Design Review Process. Greater Amman Municipality Interim Industrial Lands Policy 84
  • 89. D.4 Detailed Technical ReviewPROCEDURE: Detailed Technical Review The Developer-Applicant contacts the Area Coordinator and Account Manager to confirm the applicationrequirements. A check-list of Application requirements with a Schedule of Review Fees is provided and adetermination of submittal location is made (District or GAM Central). The Developer-Applicant submits the required application documents to the Secretary of the AreaCoordinator. A pre-screening of the application is conducted by GAM Staff to establish thecompleteness of the application and any omissions are brought to the attention of the applicant. The complete applications are logged in by the Account Manager who continues as the Applicant’ssingle point of contact throughout the technical review process for all enquiries.Note: Full Implementation of ‘One-Stop-Shop: The proposed reforms to the current GAM Development Review Process will take time to implement and achieve full realization. Organization and staffing of the DSP and the restructuring of the development review process will be phased and early applications for Interim Industrial development can anticipate a mixture of old and new procedures. Greater Amman Municipality Interim Industrial Lands Policy 85
  • 90. D.4 Detailed Technical ReviewThe Area Coordinator, Account Manager and supporting DSAP / GAM Staff will manage all activities relatedto the Detailed Technical Review implementing the ‘One-Stop Shop’ including: Distribution of the construction license applications to all relevant Departments and Agencies andmonitoring and facilitating technical review progress. Assembly of the technical review comments and required revisions from relevant Department/AgencyHeads and the preparation of Technical Review Reports – On-site and Off-site. Distribution of the Reports to the Developer-Applicant and the coordination of any required meetings andcommunications between the Developer-Applicant and the Department/Agency Heads for clarification of thecomments and required revisions. The resubmission and re-review of revised applications as required to achieve technical approval of off-site and on-site construction with One-Stop Shop distribution and coordination by the Account Manager The negotiation of a Development Agreement between GAM and the Developer-Applicant incorporatingall project components and requirements including on-site and off-site construction, development charges,land dedications, time limits for construction initiation and completion, performance bonds, etc.Note: Technical Review Coordination with MOE, MOH, JEA and Civil Defense: While many Agencies and Departments (public & private) play a role in development review and approval, MOE, MOH, JEA and Civil Defense, together with GAM / DSP, have the greatest responsibilities and work requirements. These organizations are outside of GAM and JEA is Non-governmental. Civil Deference is responsible for Building Code and Life Safety issues while JEA is responsible for Engineering Systems (structural, mechanical, electrical, etc.). The coordination between GAM/DSP, MOE, MOH, Civil Defense, and JEA will be critical in the successful implementation of a major project review process. Greater Amman Municipality Interim Industrial Lands Policy 86
  • 91. D.5 Development Charges & AgreementsDevelopment Charges: Services – Roads, Stormwater Management, Water, Sanitation,Electrical, TelecommunicationsA one time charge will be assessed by the appropriate Public Authority on each Interim Industrial Project tocover capital expenditures on the provision, extension, and upgrading of plot service networks necessitated bythe Project. This is in addition to on-site provisions which are the exclusive responsibility of the Developer. Thepolicy is that the Developer will pay the total cost of service improvements and extensions directly associatedwith and benefiting a Developer’s Project. In addition, the investor will be required to pay for a proportionalshare of all capital and bulk service costs, including upgrades to existing systems, which benefit a largercatchment area of properties. The charges will be assessed for the following: Roads and Transportation: Arterial, Collector and Local Roads Stormwater Management: Stormwater management systems Water Service: Local Networks, Water Main Extensions, Bulk Facilities Waste Water (Sanitation) Service: Local Network, Trunk Sewer Drains, Bulk Facilities Electricity: Main & Distribution Power Substations, Transformers, Local Networks, Cabling (burying) of Overhead High Voltage Lines Telecommunications: Local networks, Cabling, Fibre Optics, Greater Amman Municipality Interim Industrial Lands Policy 87
  • 92. D.5 Development Charges & AgreementsDevelopment Charges: Roads & TransportationA one time charge will be assessed by GAM on each HDMU Project to cover capital expenditures related toroad construction, including Service Alleys, Local Access Roads, Collectors, Arterials, etc., that will servicethe project siteDevelopment Charges: Storm Water DrainageA one time charge will be assessed by GAM on each Industrial Project to cover capital expenditures relatedto the construction of Storm Water Drainage Systems, including the primary collection system and bulkfacilities. The existing storm water drainage system in Amman is rudimentary and a new policy of stormwater development in association with all major projects will be instituted.Prior to the issuance of a Construction License based on the Detailed Technical Review, GAM and theDeveloper will negotiate and sign a Development Agreement that will include terms, conditions,requirements, obligations, and responsibilities of all parties in association with a Project. The content ofthe Development Agreement will include: Conditions of Approval from the Design Review Process Development Charges: Transportation and Servicing Infrastructure Charges Off-site Construction to be Completed by Developer Off-site Construction to be Completed by GAM Greater Amman Municipality Interim Industrial Lands Policy 88
  • 93. D.5 Contact InformationTo download all information go to: http://www.ammancity.gov.jo/english/master/m1.aspSpecial Projects Department (SPD): Phone: 06.4765843 Fax: 06.4765821Amman Master Plan Project: Phone: 06.4740895 Fax: 4629165 Email: masterplan@ammancity.gov.jo Greater Amman Municipality Interim Industrial Lands Policy 89
  • 94. Appendices 1 Project Team 2 Transportation
  • 95. Appendix 1: Project Team Amman Master PlanAMMAN COMMISSION Project Management UnitMayor Omar Maani, Chair Maria Rabadi, Exec. Sec.Khalid Nahhas Samer Asfour BEARING POINTMeisa Batayneh Zeid Goussous Gerry Post Project DirectorAmmar Khammash Jafar Tukan Huda Najim Operations Manager Tamam Mango Master PlannerGREATER AMMAN MUNICIPALITY Hania Maraqa PlannerSamir Subhi Project Director Mike McCandless Zoning LawKawkab Al Badawi Administrative AssistantFiras Al-Rabadi Heritage Specialist planningAllianceZaidoun Alqasem Environmental Specialist John van Nostrand Chief PlannerRima Odeh Planner & Urban Designer Chris Searles Project ManagerEyad Orsho Demographics Specialist Robert McBride Transportation PlannerNuha Qtaish Architect & Urban Designer Tim Arnott Transportation PlannerRania Khraisat AutoCAD Specialist Scott Burns Planner - Zoning Regs.Lana Haddadin Land Use Planner – Agric. Caroline Kim Urban PlannerDana Hamdan Legal Researcher Al Kably Planner & Urban DesignerNawal Kraid Planner & Urban Designer Jason Petrunia PlannerNader Subhi AutoCAD & GIS Specialist Paul Mule Imaging & Urban DesignerHasan Kiswani GIS Manager Emma West Environmental PlannerAbdullah Rsheaid 3-D Imaging Specialist Jan Adegeest Urban Designer Greater Amman Municipality Interim Industrial Lands Policy
  • 96. Appendix 2: Interim Policy Guidelines forArterial, Collector, and Local RoadElements & Functional ClassificationSystem Greater Amman MunicipalityInterim Industrial Lands Policy
  • 97. Appendix 2: Interim Policy Guidelines for Arterial, Collector, and Local RoadElements & Functional Classification System INTRODUCTION In response to the creation of an Industrial Land Use Policy, identification of industrial development areas within the Greater Amman Municipality, and the preparation of an associated Development Manual, a suitable set of interim guidelines for the establishment of an industrial road network have been created. These interim public road element guidelines have been premised, in part, upon the following principles: Preliminary industrial land use parcelization criteria have been established using a generic 500 metre by 200 metre dimension, which could be further sub-divided into smaller parcels depending upon the nature of industrial land uses within a particular area; A review of typical arterial, collector, and local industrial road right-of-way cross-section requirements including allowances for non-vehicular right-of-way elements; A review of typical road spacing guidelines for various road hierarchy elements; A recognition of typical transportation planning objectives embedded in road spacing dimensions including the nature of junction control (i.e., roundabout, signalized, or stop control), junction locations, achievement of key road hierarchy infrastructure elements (arterial, collector, and local road components), etc.; and, Proximity to existing urban settlement areas, other existing industrial areas, recognition of existing parcelization characteristics within identified industrial areas, and proximity to existing or planned transportation infrastructure. Greater Amman Municipality Interim Industrial Lands Policy
  • 98. Appendix 2: Interim Policy Guidelines for Arterial, Collector, and Local Road Elements & Functional Classification SystemInterim Guidelines Infrastructure Elements Typical Spacing Requirements • Arterial to Arterial Road spacing • 1.2 to 2.0 km spacing • Signalized or major junction control along Arterial roads; • 400 to 600 metres; 500 metres for planning purposes; also typically equivalent to arterial / collector road spacing consistent with generic parcelization dimensions • Collector / Collector road spacing • 200 to 400 metre spacing; also consistent with generic parcelization dimensions • Collector / Local road spacing • 100 to 200 metre spacing; also consistent with generic parcelization dimensions • Minor junction control spacing • 100 to 200 metre spacing; also consistent with generic parcelization dimensions Greater Amman Municipality Interim Industrial Lands Policy
  • 99. Appendix 2: Interim Policy Guidelines for Arterial, Collector, and Local Road Elements & Functional Classification SystemIndustrial Road Hierarchy / Functional Classification System Planned Hard Surfaced Sidewalk Width Classification Sub-Classification Pavement Width Median Median Breaks Boulevard Width Right-of-Way (metres) metres y/n metres minimum desireable dependant upon 14 to 21 metresUrban Arterial w/o Primary Transit Corridor 22 to 36 y permitted 5 metres (min.) 2 metres (min.) urban design (Curb and Gutter) features dependant upon 12 to 14 metres Collector Road function 22 to 24 m n n/a 4 to 5 metres (min.) 2 metres (min.) urban design (Curb and Gutter) featuresIndustrial Road dependant upon 10.5 to 12 metres Local Road Function 18 m n n/a 3 to 3.75 metres 2 metres (min.) urban design (Curb and Gutter) features Greater Amman Municipality Interim Industrial Lands Policy
  • 100. Appendix 2: Interim Policy Guidelines for Arterial, Collector, and Local Road Elements & Functional Classification SystemIndustrial Road Hierarchy / Functional Classification System Classification Sub-Classification Public Investment Guidelines Nature of transit Investment focused on measures to manage traffic flow, enhance Municipal Transit Urban Arterial w/o Primary Transit Corridor safety, enhance public realm and pedestrian environment and within mixed traffic encourage building frontage Investment focused on creating properly connected functional Municipal Transit Collector Road function segments consistent with the strategic directions outlined in the within mixed traffic Industrial Lands Policies Industrial Road Investment focused on creating properly connected functional Municipal transit Local Road Function segments consistent with the strategic directions outlined in the permitted but not Industrial Lands Policies encouraged Greater Amman Municipality Interim Industrial Lands Policy
  • 101. Appendix 2: Interim Policy Guidelines for Arterial, Collector, and Local Road Elements & Functional Classification SystemIndustrial Road Hierarchy / Functional Classification System Classification Sub-Classification Parking Junction Controls Landscaping Type Implications May require additional Right-of-Way to as per Urban Parking At-grade roundabout and signalized accommodate geometric design design objectives Urban Arterial w/o Primary Transit Corridor prohibited and intersection control options for interupted requirements associated with for areas in strictly enforced traffic flow capacity/functional design characteristics. question To be assessed on a case-by case basis. At-grade roundabout and signalized May require additional Right-of-Way to Parking as per Urban intersection control options for interupted accommodate geometric design permitted design objectives Collector Road function traffic flow; junctions with local industrial requirements associated with according to for areas in roads generally operated under stop capacity/functional design characteristics. local regulations question control To be assessed on a case-by case basis. Industrial Road Parking as per Urban At-grade roundabout and unsignalized Unlikely to require additional Right-of-Way permitted design objectives Local Road Function intersection control options for connections to meet capacity or functional design according to for areas in to other local or collector industrial roads needs. local regulations question Greater Amman Municipality Interim Industrial Lands Policy
  • 102. Appendix 2: Interim Policy Guidelines for Arterial, Collector, and Local Road Elements & Functional Classification SystemIndustrial Road Hierarchy / Functional Classification System Typical Daily Volume Classification Sub-Classification Connectivity Thresholds vehs/day Connections to other Motorway/Highways/Urban > 25,000 and < 70,000 Urban Arterial w/o Primary Transit Corridor Expressways, other Arterial Road, AADT Service Road, Collector Road, and Industrial Road classifications Connections to Arterial Road, Service Road, Collector Road, other Industrial > 5,000 and < 15,000 Collector Road function Collector Road, and Local Industrial AADT road classifications Industrial Road Connections to Service Road, > 3,500 and < 5,000 Local Road Function Collector Industrial Road, and other AADT Local Industrial road classifications Greater Amman Municipality Interim Industrial Lands Policy

×