Development manual for HDMU | Amman Institute

Municipality of Greater AmmanInterim Growth Strategy

High Density Mixed UseDEVELOPMENT MANUAL

Amman Master Plan PMU15 November 2007 - Final

15 November 2007 - FinalMunicipality of Greater AmmanInterim Growth Strategy

Table of Contents

MESSAGE from the MAYORPreface

A INTRODUCTION 1A.1 IGS Intent, Goals & ObjectivesA.2 IGS Principles & PoliciesA.3 Interim HDMU Area LocationsA.4 HDMU Area A: Central – IntensificationA.5 HDMU Area B: North – OutfillA.6 HDMU Area C: South - Outfill

B HDMU AREA CONCEPT PLANS 21B.1 Purpose & ContentB.2 The Public RealmB.3 HDMU Area A Concept PlanB.4 HDMU Area B Concept PlanB.5 HDMU Area C Concept Plan

C INTERIM DEVELOPMENT CONTROLS 56C.1 Introduction & OverviewC.2 Land Use DesignationsC.3 Building Heights: Categories & LimitsC.4 View Preservation ProvisionsC.5 Building Envelope StandardsC.6 Design GuidelinesC.7 Parking RequirementsC.8 Alternative Compliance

D INTERIM DEVELOPMENT REVIEW 82D.1 Principles, Purpose, & Process OverviewD.2 Pre-application ConsultationD.3 Design ReviewD.4 Detailed Technical ReviewD.5 Development Charges & Agreements

APPENDICIES1. Project Team: Amman Commission

Master Plan - Project Management Unit2. Special Provision

i


Message from the Mayor

ii


Preface

The Amman Skyline

An Essential Part of the City’s Character

iii

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.

The IGS, and the Master Plan to follow, will enable Amman to grow and modernize without losing that which makes it Special.

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 – Outfill

115 November 2007 - Final


A.1 IGS Goals & Objectives

The IGS supports the achievement of this intent by planning High Density Mixed Use (HDMU) development that:

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

Provides for safe and efficient transportation access, including public transit, and sufficient on-site parking.

Promotes pedestrian-based mixed-use development.

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

Protects existing, stable neighborhoods.

Encourages high-quality architectural design.

Maintains public views of key landmarks and vistas.

Promotes “green” environmental standards.

General Intent of IGS:The IGS strikes a reasonable balance between the interests of the development and investment community and the general citizenry of Amman by providing:

Developers with Reasonable Certainty – comprising a clear set of rules and procedures for design, approvals, and construction

The Public with Benefits – including protection of stable areas, access to new parks & public space, access to public transit

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.

2


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.

A.3 IGS Goals & Objectives

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.

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4

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.

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:


A.2 IGS Principles & PoliciesCulture and HeritageAmman is ‘a city with a story’ - a modern urban center that represents one of the oldest inhabited cities in the world. Preserving heritage 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:

5

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

Protects existing stable neighborhoods and promotes compact urban form.

Urban InfrastructureUrban 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.



6

Green City, Environment and Natural ResourcesAmman 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


A.2 IGS Principles & PoliciesGovernance and Service DeliveryThe Master Plan will be the roadmap for development; it will be citizen centered and reflect the aspirations of all stakeholders complemented by an implementation framework that is participatory, inclusive and improves public service delivery to residents and the business community. GAM will ensure:

7

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

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.

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.

Public Spaces and Social InclusionThe 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:


A.3 Interim HDMU Area Locations

Area A: Intensification (Central)

Area B: Outfill (North)

Area C: Outfill (South)

Selection Criteria:Suitability for HDMU Development

Impact on City-Wide Development

Choice & Marketability

Access To Transit & Major Roads

Opportunity for Urban Design

Municipality of Greater Amman

8

B

A

C

B

AC


CA

AREA A: CENTRAL

AREA C: SOUTH

B

South of Zahran

9



AREA B: NORTH

ABDALI

B

A

C

North of Zahran

10



HDMU Areas – Data Summary


11

Area A: Central- IntensificationTotal Area: 25.6haHDMU Zones: 11.9haHDMU Lots: 36

Landmark 1High 0Medium-High 8Medium 16Medium-Low 11

Open Space: 6.1ha

Area B: North - OutfillTotal Area: 104.3haHDMU Zones: 22.6haHDMU Lots: 88


Open Space: 16.5ha

Area C: South - OutfillTotal Area: 229.6haHDMU Zones: 59.0haHDMU Lots: 201


Open Space: 30.3ha


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

A.4 HDMU Area A: Central - Intensification

12


HDMU Area A: Central - Intensification

13



Built-up AreasCurrent Subdivision & Zoning

14



A.5 HDMU Area B: North - Outfill

Area B: North - Outfill

Area B is located in Al-Jubayhah, along the Jordan Road, north of Al-ShaheedRing 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.

15


HDMU Area B North - Outfill

16



Built-up AreaCurrent Subdivision & Zoning

17



A.6 HDMU Area C: South - Outfill

18

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



HDMU Area C South - Outfill

19



Current Subdivision & ZoningBuilt-up Area

20

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 Plan



B.1 Purpose & Content

Illustrate the fundamental planning concepts and principles described in Section A

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

Illustrate the application of 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 developmentProvide a basis for estimating development build-outs numbers: floor areas, dwelling units, etc.

Provide a basis for estimating servicing and infrastructure costs and requirements

Provide a basis for Developers to evaluate project viability and marketability 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

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 ACPsdemonstrate the intent of the IGS. The specific purposes of the ACPs are as follows:

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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 routesLand Use: Zoning Designations for Individual Parcels of Land, public and private Parking: provide adequate on-site parking for residents and visitorsServicing and Loading: provide logical locations for the servicing of high-density buildingsBuilding Height: provide for a range of building heights and densities that allow for transition from

high density to lower-density residential areasBuilding 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

B.2 The Public Realm & Private Development

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: The Public Realm

HDMU Area Concept Plans: Private Development (HDMU)

23


B

AC

B

A

C

HDMU Areas Locations

AbdaliAbdali

24


B

AC

B.2 The Public Realm: Transportation

GAM Transportation FrameworkExpressways & Transit Corridors

HDMU Interim Areas A, B, & C overlap with existing and proposed elements of the GAM Transportation Framework including expressways and transit corridors proposed for Bus Rapid Transit (BRT). The Transportation Framework will receive clarification in the Master Plan with an emphasis on the 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

25



Public Realm: Road HierarchyThe Expressways indicated on the GAM Transportation Framework provide access to each of the Interim Areas. Within each Area Concept Plan is a proposed network of Transit Roads, Collectors,Local Access Streets, Service Alleys, Public Stairways & Paths.

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

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

Major Collectors: Main Streets30m RoWParallel parking each side Tree row & Street trees both sides

40 m30 m

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27

Public Realm: Road Hierarchy (cont.)

The emphasis in the roadway plans and profiles indicated and the ACP networks in general is on:

Public Transit (BRT)Landscaping with

drought resistant tree species

Street parking (parallel)Grade intersections with

signalization or Stop signsPedestrian friendly

features – sidewalks, islands, crosswalks

Connections to public and private open space

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

18 or 20 m

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

8m

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

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

24 m


HDMU Areas: Data Summary

Area A: Central- IntensificationTotal Area: 25.6haHDMU Zones: 11.9haHDMU Lots: 36


Open Space: 6.1ha

Area B: North - OutfillTotal Area: 104.3haHDMU Zones: 22.6haHDMU Lots: 88


Open Space: 16.5ha

Area C: South - OutfillTotal Area: 229.6haHDMU Zones: 59.0haHDMU Lots: 201


Open Space: 30.3ha

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B.3 HDMU Area A Concept Plan – Central

29


B.3 HDMU Area Concept Plan A – Central

Zone 1

Zone 2

Zone 3

Zone 4

30

Open Space & Community Facilities buffer HDMU Zones

Open Space or Low-rise Development between HDMU Zones

Landmark Site

Pedestrian Links from HDMU Zones to Existing Low-rise Communities

Open Space or Low-rise Development between HDMU Zones


B.3 HDMU Area AConcept Plan – Central

Area A Zoning Map

31


Public Stairs

HDMU Required Podium Sites

Build-to Line for Shopping Street

Collector Access Road

Public Stairs

Community Facility Site

BRT Stop

HDMU Medium Sites, Podium Optional

Public OpenSpace

Area A - Zone 19 HDMU Plots

1

PP

P

P


32

HDMU Medium-Low Sites, No-Podium


Public Stairs

HDMU Required Podium Sites P





BRT Stop

Public OpenSpace


2


P

P

P

33

Public Stairs

HDMU Sites, Podium Optional



Public Stairs



Public OpenSpace


3

Landmark Site

BRT Stop

34


P

P

P

P

PHDMU Sites, Podium Optional



Public Stairs



BRT Stop

Public OpenSpace

Transit Road



4P

P

P

P

35



Public OpenSpace



Area A: Building Height Ceiling

36

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: View Planes

37

View Planes are linear view perspectives running along Corridors (usually transportation) that provide continuous vistas of the hills and 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 separationbetween towers ensure the maintenance of significant vistas from wadi corridors.

The open areas between HDMU Zones will be acquired and established as Public Open Space.

Zone 1Zone 2

Zone 3

Zone 4


B.4 HDMU Area B Concept Plan – North

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Zone 1

Zone 2

Zone 3

Zone 4

39


Low-rise Development between HDMU Zones

Landmark Site

Pedestrian Links through HDMU Zones to Transit Stops

Linear Wadi Parks

LOW DENSITY RESIDENTIAL

Commercial

Commercial



Area B Zoning Map

Zone 2

Zone 3

Zone 4

Zone 1

40


BRT Stop

Area B - Zone 120 HDMU Plots

Service Alley

Build-to Line for Shopping Street along Walkway& Stairs

Public Walkway & Stairs

Public Open Space


Commercial

41



P

P

PP

P

P

P

PP

P



Public OpenSpace

B.4 HDMU Area B Concept Plan – North Commercial

1

Low-density Residential


LOW DENSITY RESIDENTIAL




Public OpenSpace



Commercial

Service Alley2

BRT Stop


P

P

P

PP

PP

P

PP

42




Public OpenSpace


Service Alley

Commercial




Public Open Space


Service Alley

BRT Stop


3


Landmark Site

43

P

P

PP

P

P

P

P

P

P

P

PPPP







P


Public Walkway & Stairs with Build-to Lines


Public Open Space


Commercial

Service Alley

BRT Stop


4


44

P

P

P

P

P

P

P

PP

PP






Area B: Building Height Ceiling

45

Area B is framed by adjacent short hills & higher hills beyond. The maximum building height is directly related to the elevationof 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.


Building Height Ceiling Landmark Building

ELEV: 955

2

3



Area B: View Planes

46

The open areas between HDMU Zones will be acquired and established as Public Open Space or developed as low density residential & commercial

Zone 1

Zone 2

Zone 3

Zone 4

View Planes are linear view perspectives running along Corridors (usually transportation) that provide continuous vistas of the hills and 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 separationbetween towers ensure the maintenance of significant vistas from wadi corridors.


B.5 HDMU Area C Concept Plan – South

47


Zone 1

Zone 2

Zone 3

Zone 4


48


Open Space between HDMU Zones

Pedestrian Links -HDMU Zones to Low-rise Communities

Low-rise Development between HDMU Zones

Pedestrian Links through HDMU Zones to Transit Stops

Linear Wadi Parks



Area C: Zoning Map

49

Zone 1

Zone 2

Zone 3Zone 4




Public OpenSpace

Linear Commercial

Service Alley

BRT Stop

Area C - Zone 128 HDMU Plots

1


50







P

P

P

P

P

PP

P P





Public Open Space


Linear Commercial

Service Alley

BRT Stop


2


51

P

Service Alley





P

PP

P

P

P

P

P




Build-to Lines for Shopping Street & Walkway

Public Open Space


Service Alley

BRT Stop


3


PP

PP

PP

PPP P

PP

PP

P

P

P

P

P

P

P

P

PP

P

52









Public OpenSpace

Service Alley

BRT Stop


4


53

Public Walkway & StairsCommunity

Facility Site







PPP

P P

P

PP

P

PP

P

PP

P

P

P

P

Public Open Space



Area C: Building Height Ceiling

54

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.


Building Height Ceiling



Area C: View Planes

55

View Planes are linear view perspectives running along Corridors (usually transportation) that provide continuous vistas of the hills and City-scape. View Planes along wadicorridors 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 separationbetween towers ensure the maintenance of significant vistas from wadi corridors.

The open areas between HDMU Zones will be acquired and established as Public Open Space.

Zone 1

Zone 2

Zone 3

Zone 4

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 Compliance



C.1 Introduction & OverviewInterim 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.

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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, WadiParks, 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.

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C.3 Building Height: Categories & LimitsAn 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

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C.4 View Preservation Provisions

The View Preservation Provisions of the IGS allow for the introduction of HDMU development in a way that respects and preserves public views of key vistas, cityscapes, and landmarks. The provisions incorporated in the Interim Regulations and the Area Concept Plans include the following:

Building Height Ceiling: The building height ceiling for each Interim Area is describe in the Section B and specified on the Area Concept Plans. The ceilings provide absolute height limits that are directly related to surrounding topography.

HDMU Building Zones and Spacing: The HDMU buildings are concentrated in nodes or clusters with significant gaps of public open space and low-rise development between zones. This ensures that the vistas along transportation corridors in wadis and from hills remain substantially open with only limited and well-spaced interruptions.

Stepping Down: In general, the HDMU Buildings within each zone or cluster step-down to lower building heights (see Building Height Categories) with one or two of the tallest buildings at the center of a zone and shortest at the edges. This reduces the visual impact of the cluster and allows for a transition to adjacent low-rise development and open space.

View Planes & Corridors: View planes are vertical surfaces running parallel to linear view perspectives, usually roadways, that represent continuous vistas. The HDMU Area Concept Plans indicate the view planes along wadiroadways adjacent to HDMU Areas with the percentage of open and unobstructed views along each. In addition, open and unobstructed view corridors between Nodes from hilltops are indicated.

Building Envelope Standards: A maximum floor plate area of 720m2 (900m2 for Office Buildings located on designated ‘Shopping Streets’ – see HDMU Area Concept Plans) is allowed for individual buildings to encourage slim towers that obscure as little view as possible. Setbacks are specified on each plot to a maximum building envelope within which the floor plate is confined. In addition there is a minimum separation between towers of 25m. These Standards work in concert with building step-downs to minimize obstruction of views.

Degree of Restrictions – Interim Areas A, B, & C: The height restrictions are greatest in Area A (Central), the least in Area B (north), and moderate in Area C (South). This relates directly to the elevations of surrounding topography and the relative importance of view preservation in each Area. This is discussed in each HDMU Area Concept Plan.

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61



Podium (60% Coverage)

Min.LOS

Max.FloorPlate

Bldg. Setbacks & Envelope (Tower)

Adjacent Street

62

Tower Only

Tower + Required PodiumML Tower Only

TYPICAL PLOT SETBACK CONDITION

BUILD-TO-LINE CONDITION

Adjacent Street

5m Setback at Tower

5m Setback at Tower



Podium(60% Coverage)

Min. LOSMax. Floor Plate

Building Setbacks & Envelope (Tower)

63

Tower + Optional PodiumTYPICAL PLOT SETBACK CONDITION

Adjacent StreetNote: At plots without Build-to-Lines, podiums

are optional for M, MH, & H buildings. When used, podiums must setback 5m and towers must setback 8m at front yards.

8m Setback at Tower

5m Setback at Podium

The Building Envelope Standards, summarized in the preceding Table & Plans and the following Diagrams, address minimum and maximum Building Height, minimum Lot Size, :maximum Lot Coverage, minimum Landscaped Open Space (LOS), maximum Floor Plate (podium and tower), and minimum building Setbacks. Floor Area Ratios (FAR) are excluded because they are the product of the floor plates, building heights, and lot coverage provided which control. The location of typical vs. podium development lots and build-to-lines are indicated on the Area Concept Plans. The height limits are expressed in meters rather that stories to ensure a maximum building height.



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Service Access

Underground Parking

Minimum + Maximum Heights

Ramp To Underground Parking

Visitor Parking At Grade

Vehicular Access

Minimum Landscaped Open Space

Maximum Floor Plate

Minimum Building Setbacks

Adjacent Street

Building Envelope

Service Lane

Building Lot

TOWER ONLY: TYPICAL CONDITION



Service Access

Underground Parking

Minimum + Maximum Heights

Ramp To Underground Parking

Vehicular Access

MinimumLandscapedOpen Space

Minimum BuildingSetbacks (Tower)

Adjacent Street

Building Envelope (Tower)

65

Service Lane

Building Lot

Podium at Build-to-Line

TOWER + PODIUM: BUILD-TO-LINE CONDITION

15 November 2007 - FinalMunicipality of Greater AmmanInterim Growth Strategy 66


Each development project proposal for the Interim Areas will be assessed for consistency with the Design Guidelines outlined below which are in addition to the Building Regulations and the Area Concept Plans.Tall Building DesignNew HDMU buildings will be prominent in the public’s view and, therefore, should be of high quality architectural design. Given this prominence, close scrutiny will be applied to their detailed design, in order to ensure the following:

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

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

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

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

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

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

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


C.6 Design GuidelinesTall Building Design (cont.)

Facilities for servicing the development (e.g. loading docks, garbage areas, etc.) are placed in unobtrusive locations and well screened from adjacent public streets – ref. GAM Site Access & TIS Guidelines

Vehicular drop-off areas are well designed and adequately sized so as to prevent vehicular back-up onto adjacent public streets – ref. GAM Site Access & TIS Guidelines

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

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

Balconies are designed in a manner consistent with the overall building design

Building Fit and TransitionNew HDMU development should be massed to fit harmoniously into its existing or planned future context. It should limit its impacts on neighboring streets, parks, buildings and open space by creating appropriate transitions in scale to neighboring existing and planned buildings. This can be achieved by allowing for a gradual transition from lower to higher buildings using setbacks and base buildings as points of transition

Buildings: Tower & PodiumsA portion of the proposed HDMU buildings are indicated on the Area Concept Plans as requiring a podium base. These are indicated in association with proposed shopping streets and should feature ground floor uses such as; retail shops, restaurants, storefront offices, and entertainment facilities.

The alternatives for podiums are indicated in the Building Envelope Standards and include heights of 10m to 12m (2 stories) and 16m to 18m (4 stories). While creating a consistent street wall along shopping streets, some variation in podium height and architectural treatment is encouraged.



Build-To LinesThe Areas Concept Plans indicate the location of Build-to Lines in each HDMU cluster along a street and, in some cases, public pedestrian walkways and stairs. The build-to lines are also shown in association with podiums in order to create a street wall at a pedestrian scale and are intended to encourage the creation of Shopping Streets. The buildings and podiums should frame the public realm in a consistent manner that supports the creation of a pleasant, lively and pedestrian-friendly street frontage area.

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

Tower & Podium Locations On Site – Visual Privacy and CompatibilityThe distance between two adjacent HDMU towers should not be less than 25 meters. The taller the

building, the greater the facing distance between buildings, and/or between the building and the lot line, should be in order to achieve adequate light and privacy.

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


C.6 Design GuidelinesStreet Frontage Design

The architectural design and treatment, including building materials, the extent and location of building façade openings (doors and windows), including minimum transparency(80%), and specific design elements (canopies, signage, lighting) should all support the creation of shopping streets along build-to lines.

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

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

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

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


C.6 Design GuidelinesLandscaped Area Design

Each HDMU site has minimum required percentage of landscaped open space (LOS) as indicated on the Building Envelope Standards. The LOS should include coordinated landscape improvements in building setbacks, where they occur, to create a successful transition from private to public space.

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

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

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

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

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

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

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

5. Minimize storm water runoff to impermeable areas and

6. Specify and install water-efficient irrigation systems.


C.6 Design GuidelinesSun and ShadowThe design of new HD buildings should ensure that direct sunlight can reach adjacent sidewalks and/or parks and public spaces during cooler times of the year, employing where necessary angular planes to facilitate this. Similarly, buildings may be used to shadow public spaces during hot periods of the year. The use of trees and tensile structures is highly recommended for shadowing.

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

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



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

Microclimate studies remediating wind and shade

Landscape and planting including species diversity

Storm water management including use of permeable surfaces and other techniques

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

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

Water conservation, including treatment of on-site water

Air quality, including indoor air quality

Waste management (sorting for recycling) and sewage treatment

Heritage ConsiderationsNew HD developments should preserve and enhance buildings and areas of historic and/or architectural significance identified on the Concept Plans. This will be done in a variety ways including distance buffers, landscape treatment, commemorative plaques and sympathetic architectural design.



Building Character and Material PaletteIndividual building designs within the HMDU Areas are encouraged to be elegant and differentiated

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

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

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


C.7 Parking

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

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

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

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

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C.6 Parking

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

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

SCHEDULE D: PARKING STANDARDS for IGS Areas

NOTES:

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C.6 Parking: Cash in Lieu

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Parking: Cash in Lieu PolicyThe Municipality may enter into agreements that exempt applicants in IGS Areas from providing parking

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

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

Cash in Lieu fees will be determined for each IGS Area.

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

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


C.6 Shared Parking

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

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

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

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

Applicants for developments of site(s) within an IGS Area shall examine the feasibility of using shared parking arrangements. The intent is to maximize efficient and complimentary land uses in these zones. A study shall be prepared by a suitably qualified person and a report submitted to the municipality Factors evaluated to establish shared parking arrangements should include operating hours, seasonal/daily peaks in parking demand, the site’s orientation, location of access driveways, distance to other nearby parking areas, pedestrian connections, distance to parking area, availability of parking spaces, agreement of adjacent owner(s) as required.


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

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

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

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

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

C.6 Shared Parking


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

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

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

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

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

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

C.6 Shared Parking


C.6 Shared Parking

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Shared Parking Factors

UsesSun. –Thurs.

Morning

Sun. –Thurs.

Afternoon

Sun. –Thurs.

Evening

Fri.

Morning

Fri.

Afternoon

Fri.

Evening

Sat.

Morning

Sat.

Afternoon

Sat..

Evening

Residential Visitor

50% 100% 100% 50% 100% 100% 50% 100% 100%

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

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

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

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

Cinema & Theater

50% 100% 10% 50% 50% 10% 50% 50% 10%

Gym & Fitness Centre

40% 100% 5% 60% 30% 5% 80% 100% 5%

Public Assembly

100% 100% 5% 50% 100% 5% 50% 100% 5%

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

Hospital Visitor

50% 100% 5% 100% 100% 5% 100% 100% 5%

Place of Worship

50% 30% 30% 100% 30% 30% 50% 30% 30%

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


C.8 Alternative ComplianceAlternative Compliance:HDMU project proposals that vary from the content of the Area Concept Plans, the Building Envelope 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 and perhaps better approach to achieving the intent of the IGS. An Alternative Compliance proposal will be scrutinized during the Pre-application Consultation and Design Review phases of the development review process as described in Section D. The following general rules apply to Alternative Compliance:

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

A HDMU 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.

Height restrictions established by the Building Height Ceiling provision cannot be varied under Alternative Compliance.

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D. Interim Development Application Process

D.1 Application Process Overview

D.2 Pre-application Consultation

D.3 Design Review

D.4 Detailed Technical Review

D.5 Development Charges & Agreements



D.1 Application Process OverviewInterim Development Application Process: OverviewThe Interim Development Review Process for the IGS introduces the elements of a permanent Major Project review to be institutionalized in GAM. The Interim Process introduces certain reforms intended to make the process more “User Friendly” in order to encourage and facilitate investment in Amman. Additional reforms are intended to better insure the protection of the general public interest especially with respect to the visual character of Amman and the public costs of development. In general the reforms include the following:

A ‘One-Stop Shop’ approach to development review will be tested with HDMU project applications within the Interim Areas described in the IGS. This will eliminate the current requirement for the Developer and the Consulting Team to circulating project plans to multiple locations for independent reviews. GAM will manage the process of application submittal and distribution and provide a single point of contact for the Developer.

A separate Design and Site Plan Review phase is introduced in the interim development application process, separate from technical review and licensing, as part of a permanent major project review process. The is for projects, such as HDMU development, with significant local and city-wide impacts that should receive close design scrutiny.

A provision for Public Notification & Consultation is being considered for possible introduction in the interim development application process in order to institutionalize public or neighborhood notification and consultation with respect to major, high impact projects.

Development Charges will be assessed, as a condition of project approval, based on cost estimates of off-site infrastructure and service extensions and upgrades required by the project. These costs will be shared proportionately by all property owners benefiting from thee improvements. In addition, land dedications or a payment of equivalent value will be assessed for public open space in proportion to the size of the development being proposed.

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D.1 Application Process Overview

The Interim Development Application Process for project proposals in the Interim Areas introduces the primary components of a permanent major project review process for Amman including:

1. Pre-application Consultation2. Design Review with Community Notification and Consultation if Required

3. Detailed Technical ReviewThe Developer – Applicant will initiate the process by contacting the offices of the Special Projects Department (SPD) at GAM City Hall and scheduling a meeting and briefing from the Area Coordinator for the Interim Area (A,B, or C) in which a project proposal in under consideration. In that meeting, the Developer-Applicant will be provided with a full explanation of the application process, the expectations and requirements of GAM, and the opportunity to request clarifications and additional information. The Diagram below provides an overview of the process followed by a detailed description of each phase.

PRE-APPLICATIONCONSULTATION

GAM Central All Departments & Agencies

Amman Commission

DESIGN REVIEWGAM Central

All Departments & AgenciesAmman Commission

Joint Committee

DETAILED TECHNICALPROJECT REVIEW

GAM DistrictAll Departments & Agencies

District Committee

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

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

Includes:Conceptual SubmittalGAN Distribution of SubmittalPreliminary AssessmentMeeting with Dept. & Agency

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The Pre-Application Consultation provides a forum for all of the relevant development review Department and Agency Heads or Senior Staff to meet and collectively provide a preliminary assessment of a major project proposal. The Developer-Applicant receives a preliminary indication of project approval potential, requirements, procedures, and costs upon which to base a determination of project viability and a decision to proceed with a full Design Review application.

PROCEDURE:The Developer-Applicant contacts the offices of the Special Projects Department (SPD) at GAM

Central and schedules a meeting with the Area Coordinator for the HDMU Area in question.

The Developer-Applicant and the Area Coordinator meet, discuss the proposed development, the interim development review process, and agree to go forward with a Pre-Application Consultation. A check-list of required pre-application submittals and a Schedule of Development Review Fees is provided.

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

• Distribution of the pre-application submittals

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

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

Heads, and the Amman Commission.

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

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OUTCOMES of Pre-application Consultation:Pre-application Report: A preliminary assessment of the major project proposal in an Interim Area

from an inter-agency and departmental perspective

A preliminary indication of the prospects for design and technical approval of project as described in the pre-application submittal.

An itemization of all standards, codes, and ordinances (Including the Interim Area Concept Plans and Interim Zoning Regulations) with which the project must comply and a description of the full development review process.

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

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

Conceptual Site Plan & Site Access

Preliminary Building Elevations

Preliminary Development Numbers

Program: Occupancy and Areas

Implementation Schedule

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D.3 Design Review

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

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

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

Design Review Application Requirements (List Available at SPD):

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

Building Elevations with Exterior Finishing Materials, Exterior Perspective Rendering

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

Proposed Structural, Mechanical, Electrical, Fire Protection Systems

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D.3 Design ReviewPROCEDURE: Design 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 a Design Review Report with recommendations.

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

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For projects deemed to have significant neighborhood and city-wide impacts – Scheduling of a Public Hearing before the Joint Committee at an appropriate venue in the District of the proposed project.

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

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


D.3 Design Review

PROCEDURE: Design Review HearingA Public Hearing, if required, will be held before the Joint Committee (JC) with District Committee

(DC) representation to provide an opportunity for the general public, including the impacted communities, to comment on the project proposal before Decision Makers. Members of the Amman Commission will attend as observers. The procedures for the Public Hearing provide for the following general activities:

• The Design Review Report is presented by GAM Staff

• The Developer–Applicant presents the project proposal and responds to the Design Review Report.

• The JC Members question the Developer and GAM Staff.

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

• The JC Members discuss the project, propose conditions for approval as needed, and vote on each condition proposed. The Committee then closes the floor and votes to approve the project, reject the project, or defer the decision for further study.

OUTCOMES of Design Review:Design Review Report: A complete assessment of the major project proposal in an Interim 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 to be imposed by Public Authorities with respect to design review fees, license fees, required off-site construction, development charges, land dedications, impact fees, etc. Also included are additional Conditions of Approval deemed appropriate by the JC such as design improvements.

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

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D.4 Detailed Technical ReviewFollowing Design Review Approval, the Developer-Applicant can submit the Project for Detailed Technical Review for a Construction License. Detailed Technical Review will also utilize a ‘One-Stop Shop’approach and include the following general components:

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

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

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

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

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

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

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

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

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D.4 Detailed Technical Review

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

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

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

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

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

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

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

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The IGS Permitting and Development Fees:

1. Building Licensing Fees: The Applicant will pay in accordance with the current fee schedule based on the uses of the building rather than the zoning of the land. This information is available at the Special Projects Department (SPD) offices at GAM.

2. Capital Development Levy: GAM will provide all service infrastructure, identified below, necessary for each IGS Area and will assess a project Owner/Developer a one time charge to cover the required capital expenditures. This Capital Development Levy will cover those services provided by GAM (Roads & Transportation, Storm Water Drainage) and those provide by other Utility Agencies (Water, Sanitation, Electricity, Telecommunications). GAM, through the Special Projects Department (SPD), will provide project Owner/Developers with a verified estimate, per square meter of gross floor area, of the Capital Development Levy. This will be based on the proposed project HDMU building type(s) and the project location. The Capital Development Levy will be a one-time payment, charged and collected by GAM but will reflect the following components and cost recovery policies of GAM and the Utility Agencies:

GAM Services: Roads & Transportation, Storm Water Drainage

2a. Roads & Transportation: A charge will be assessed by GAM on each HDMU Project to cover capital expenditures related to road upgrading and new road construction, including Service Alleys, Local Roads, Collectors, Arterials, etc. and the costs of land acquisition for road right-of-ways (in excess of 25% of lot area)

Cost Recovery Policy: Costs of each element in the road network and hierarchy allocated on a proportional basis to all properties benefiting – applicable percentages of each element are available at the Special Projects Department (SPD). (Transit Parkway, Main Streets, Collectors, Local Roads, Service Alleys, Major Intersections)

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D.5 Development Charges & Agreements2b. Storm Water Drainage: A charge will be assessed by GAM on each HDMU Project to

cover capital expenditures related to the construction of Storm Water Drainage Systems, including the primary collection system and bulk facilities. The existing storm water drainage system in Amman is rudimentary and a new policy of storm water development in association with all major projects will be instituted.

Cost Recovery Policy: Allocated on a proportional basis to all properties benefiting:Box Culverts & Other bulk Facilities: (See SPD for % of Costs)Primary (Local) Collection System: (See SPD for % of Costs)

2c. Open Space Acquisition Fee: The Owner/Developer of a HDMU Project will be required to pay a fee to be deposited into a fund earmarked for the purchase of Public Open Space in proximity to the HDMU Project. The Area Concept Plans indicate proposed public open space located around and between the HDMU Zones and buildings. This fee will be an amount sufficient to buy an area of land equal to 15% of the Gross Floor Area of the Project in question. An assessment of land values in proximity to the Project will be used to determine the fee. If a portion of the Developer’s land is planned as Open Space, then the Open Space Fee can be partially or fully satisfied by transferring ownership of that land to GAM.

Capital Development Levy – Utility Agencies: GAM will coordinate the provision of services that are the responsibility of the Utility Agencies identified below and assess all required development charges based on the cost recovery policies adopted. An Owner/Developer will have one point of contact – GAM - for the assessment and payment of the applicable Levies. A one time charge will be assessed on each HDMU Project to cover capital expenditures for the provision, extension, and upgrading of service networks necessitated by the Project. This is in addition to on-site provisions which are the exclusive responsibility of the Developer. In some cases, the investor will also be required to pay for a proportional share of all capital and bulk service costs, including upgrades to existing systems, which benefit a larger catchment area of properties. Agencies and cost recovery policies are described below:

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2d. Water & Waste Water (Sanitation) Service: A charge will be assessed by GAM on each HDMU Project to cover capital expenditures including the local networks and bulk facilities allocated on a proportional basis to all properties benefiting.

Myahuna: Local Water Distribution and Sewerage Collection Network

Jordan Water Authority: Water: Sources, Treatment, Mains, Pump Houses, Reservoirs Sanitation: Trunk Sewer Drains, Pump Houses, Treatment Facilities

Cost Recovery Policy: Local Water Distribution: (See SPD for % of Costs) Bulk Water Facilities: (See SPD for % of Costs) Local Sanitation Network: (See SPD for % of Costs) Bulk Sanitation Facilities: (See SPD for % of Costs)

2e. Electrical Service: A charge will be assessed by GAM on each HDMU Project to cover capital expenditures including the local networks and substations allocated on a proportional basis to all properties benefiting – the cost of major substations and transmission lines will not be charged.

Central Electric Generating Company (CEGCO): Manages generation capacity - Sells to NEPCO

National Electrical Power Company (NEPCO): Between Generation & Distribution – Manages high voltage lines & major substations including cabling (burying) of overhead high voltage lines

Jordan Electrical Power Company (JEPCO): Distribution - Local Substations & Networks

Cost Recovery Policy: Bulk Facilities: (See SPD for % of Costs) Local Network & Substations: (See SPD for % of Costs) Land: Local Substations: (See SPD for % of Costs)

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2f. Telecommunications Service: A charge will be assessed by GAM on each HDMU Project to cover capital expenditures including the local networks and substations allocated on a proportional basis to all properties benefiting – the cost of bulk facilities lines will not be charged.

Jordan Telecom (JTC): Builds and manages all telecommunications infrastructure

Cost Recovery Policy: Bulk Facilities: (See SPD for % of Costs) Local Network & RLU Substations: (See SPD for % of Costs) Land: Local RLU Substations: (See SPD for % of Costs)

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

RoW acquisition and this will be applied proportionally to all new development along a corridor.

Fees will be established based on the density of development permitted in the CIS Guidelines

Payment of Capital Development Levy:25% will be applied to all vacant land within the corridor, payment is due on June 1, 2008

The remainder will be paid in equal installments over 6 years @ 9% interest, or (1) When property transfer occurs; or (2) When A building license is issued.

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

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3. Purchase of Development Rights: The owners of property designated by the IGS for HDMU Development will realize a windfall benefit in land value resulting from an act of public policy. A portion of this benefit will be claimed by GAM and returned to the Amman Community in the form of an earmarked fund for community improvement projects. A landowner or Developer, proposing a HDMU Project, will be required to purchase the ‘development right’ from GAM and the purchase price or fee will be a portion of the land value inflation attributable to the HDMU designation. The determination of the land value ‘betterment’ will be based on assessments of land values before and after the approval to exceed the 30 meter or 8 story ‘as-of-right’height and density limit.

Procedure – Purchase of Development Rights:

As is currently the case, Investors will have to purchase ‘development rights’ that are more than the current ‘as-of-right’ (30 meters or 8 stories height).

GAM will undertake a valuation of HDMU Development Lot and establish a methodology and standard per square meter of gross floor area to be purchased.

The Guideline that GAM will use is that the fee will be 25% of the additional real estate value the investor realizes by the increase in height and density granted by GAM by the HDMU.

The Fee will be paid at the time of the granting of the building license

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

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

Conditions of Approval from the Design Review Process

Capital Improvement Charges: Services

Capital Improvement Charges: Roads & Transportation

Capital Improvement Charges: Storm Water Drainage

Open Space Acquisition Fee

Purchase of Development Rights

Off-site Construction to be Completed by Developer

Off-site Construction to be Completed by GAM


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Appendicies

1. Project Team:Amman Commission

Master Plan Project Management Unit

2 Special Provision



Interim Growth Strategy15 November 2007 - Final

Appendix 1: Project TeamAmman Master Plan - Project Management Unit

GREATER AMMAN MUNICIPALITYSamir Subhi Project Director Kawkab Al Badawi Administrative AssistantFiras Al-Rabadi Heritage SpecialistIbrahim Hashem Heritage SpecialistZaidoun Alqasem Environmental SpecialistRima Odeh Planner & Urban DesignerEyad Orsho Demographics SpecialistNuha Qtaish Architect & Urban DesignerRania Khraisat AutoCAD SpecialistLana Haddadin Land Use Planner – Agric.Dana Hamdan Legal ResearcherHasan Kiswani GIS ManagerNawal Krid Urban PlannerShireen Da’ana GIS Specialist

AMMAN COMMISSIONMayor Omar Maani, Chair Maria Rabadi, Exec. Sec.Khalid Nahhas Samer AsfourMeisa Batayneh Zeid GoussousAmmar Khammash Jafar Tukan

planningAllianceJohn van Nostrand Chief PlannerChris Searles Project ManagerRobert McBride Transportation PlannerTim Arnott Transportation PlannerScott Burns Planner - Zoning Regs.Caroline Kim Urban PlannerAl Kably Planner & Urban DesignerJason Petrunia PlannerPaul Mule Imaging & Urban DesignerEmma West Environmental PlannerJan Adegeest Urban DesignerAndrew Palmiere Regulatory Planner

BEARING POINTGerry Post Project DirectorHuda Najim Operations ManagerEnas Sulaibi Operations AssistantTamam Mango Master PlannerHania Maraqa PlannerMike McCandless Zoning Law



Appendix 2: Special Provisions

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Area A Zoning Map

Appendix 2: Special ProvisionsAttachments

Schedule B of Special Provisions

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Area B Zoning Map

Zone 2

Zone 3

Zone 4

Zone 1



Attachments

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Area C: Zoning Map

Zone 1

Zone 2

Zone 3Zone 4

Attachments Appendix 2: Special Provisions


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NOTES:


SCHEDULE D-1: PARKING STANDARDS for IGS Areas

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Attachments



Shared Parking Factors

UsesSun. –Thurs.

Morning

Sun. –Thurs.

Afternoon

Sun. –Thurs.

Evening

Fri.

Morning

Fri.

Afternoon

Fri.

Evening

Sat.

Morning

Sat.

Afternoon

Sat..

Evening

Residential Visitor

50% 100% 100% 50% 100% 100% 50% 100% 100%

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

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

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

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

Cinema & Theater

50% 100% 10% 50% 50% 10% 50% 50% 10%

Gym & Fitness Centre

40% 100% 5% 60% 30% 5% 80% 100% 5%

Public Assembly

100% 100% 5% 50% 100% 5% 50% 100% 5%

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

Hospital Visitor

50% 100% 5% 100% 100% 5% 100% 100% 5%

Place of Worship

50% 30% 30% 100% 30% 30% 50% 30% 30%

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

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SCHEDULE D-2:

Attachments




Appendix 2: Special ProvisionsAttachments

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