Development manual for HDMU | Amman Institute

Municipality of Greater Amman
Interim Growth Strategy
High Density Mixed Use
DEVELOPMENT MANUAL

Amman Master Plan PMU
15 November 2007 - Final

Table of Contents

MESSAGE from the MAYOR C INTERIM DEVELOPMENT CONTROLS 56
Preface C.1 Introduction & Overview
C.2 Land Use Designations
A INTRODUCTION 1 C.3 Building Heights: Categories & Limits
C.4 View Preservation Provisions
A.1 IGS Intent, Goals & Objectives C.5 Building Envelope Standards
A.2 IGS Principles & Policies C.6 Design Guidelines
A.3 Interim HDMU Area Locations C.7 Parking Requirements
A.4 HDMU Area A: Central – Intensification C.8 Alternative Compliance
A.5 HDMU Area B: North – Outfill
A.6 HDMU Area C: South - Outfill
D INTERIM DEVELOPMENT REVIEW 82
B HDMU AREA CONCEPT PLANS 21 D.1 Principles, Purpose, & Process Overview
D.2 Pre-application Consultation
B.1 Purpose & Content D.3 Design Review
B.2 The Public Realm D.4 Detailed Technical Review
B.3 HDMU Area A Concept Plan D.5 Development Charges & Agreements
B.4 HDMU Area B Concept Plan
B.5 HDMU Area C Concept Plan APPENDICIES
1. Project Team: Amman Commission
Master Plan - Project Management Unit
2. Special Provision

Interim Growth Strategy i

Message from the Mayor

Interim Growth Strategy ii

Preface

The Amman Skyline
The IGS is concerned
with many issues which
are addressed on the
pages which follow -
but first among them is
preserving the Unique
Image and Character
of Amman.

An Essential Part of the City’s Character

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

Interim Growth Strategy iii

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

15 November 2007 - Final 1

A.1 IGS Goals & Objectives
Interim Growth Strategy (IGS)
This IGS is a plan that provides policies, plans, rules, and locations for HDMU development proposals
that protect the City of Amman and its Communities - while a Master Plan is being prepared. The IGS
introduces interim elements (Transportation Framework, Transit Corridors, Tall Building Regulations,
Reformed Zoning, Reformed Development Review, Development Charges) that will become permanent
with some modifications. The IGS is therefore the first phase of a new Master Plan for Amman.

General Intent of IGS: The IGS supports the achievement of this intent by planning
High Density Mixed Use (HDMU) development that:
The IGS strikes a reasonable balance
Can be serviced efficiently without overloading Amman’s
between the interests of the
service networks – water, sewerage & storm water.
development and investment
community and the general citizenry of Provides for safe and efficient transportation access,
Amman by providing: including public transit, and sufficient on-site parking.
Developers with Reasonable Promotes pedestrian-based mixed-use development.
Certainty – comprising a clear set of
Protects and complements the City’s heritage, antiquities,
rules and procedures for design,
urban fabric and topography.
approvals, and construction
Protects existing, stable neighborhoods.
The Public with Benefits – including
protection of stable areas, access to Encourages high-quality architectural design.
new parks & public space, access to
Maintains public views of key landmarks and vistas.
public transit
Promotes “green” environmental standards.

Interim Growth Strategy 2

A.3 IGS Goals & Objectives
Interim Growth Strategy (IGS) Goals & Objectives:
Accommodate the immediate demand for high density mixed use development in a manner that
compliments the Amman Vision and attracts investment.
Send a clear signal to the investment community that HDMU development is welcome in the
Municipality of Greater Amman.
Provide “Interim” alternatives to Developers and Investors for locating HDMU projects while the
Amman Master Plan is being completed.
Accommodate HDMU development in a ‘planned way’ and provide clear direction regarding location
and development standards.
Utilize a strategic & systematic approach that begins & supports the Amman Master Plan process.

Specifically:
Identify areas / sites suitable for HDMU developments by clear criteria.
Establish modern development guidelines and zoning controls.
Establish an efficient, investor-friendly, development review process that
protects the public interest.
Provide for appropriate public input into the design of HDMU projects.
Build the capacity in GAM to review & regulate major project proposals.
Provide a flexible framework for on-going investment in the City.
Begin the process of creating an Amman Master Plan trough the IGS.
Create a new framework for sharing the cost of infrastructure, in an
equitable way, between the Investor and the Community.


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

Complement Amman’s unique urban fabric, cityscape and topography.
Maintain public views of key landmarks and vistas between hills and between valleys and hills, and
from public roads and sidewalks to significant public attractions , natural features.
Establish appropriate transitions in scale & design between neighborhoods.
Promote high quality design of streetscapes, parks, and public and private buildings in order to
reinforce Amman as a comfortable, useable, beautiful and memorable city.
Respect and provide continuity with the character of existing adjacent communities and ensures land-
use compatibility with adjacent neighborhoods to create a more attractive and efficient city.
Encourage high-quality architectural design that blends with the City’s urban fabric and topography.


Culture and Heritage
Amman is ‘a city with a story’ - a modern urban center that represents one of the oldest inhabited cities in
the world. Preserving heritage and promoting it as an integral part of the overall contemporary urban living
experience will be one of the pillars of the Master Plan. HDMU development must be guided so that it:

Safeguards Jordan’s antiquities and protects and complements the City’s heritage & historic sites.
Protects existing stable neighborhoods and promotes compact urban form.

Urban Infrastructure
Urban infrastructure will provide modern and efficient public transportation and systems for vehicle
traffic and pedestrians, water, sewerage and communication services to our community. These
networks will be used as instruments to guide the development of the City. HDMU development must:
Provide for safe and efficient vehicular transportation access which can be supported by the local
road network and which will not create undue traffic impact on stable residential neighborhoods.
Provide a sufficient supply of accessible, attractive, and convenient on site parking and vehicular
loading and servicing facilities which do not disrupt the operation of adjacent streets.
Encourage and support public transit use by providing convenient pedestrian access to suitable
public transit services along safe and attractive transit corridors.
Provide a welcoming walking environment for pedestrians that is safe, accessible, landscaped,
functional and interesting.
Provide access to adequate urban infrastructure services, such as water, sewer, storm water and
community services without unduly overloading these service networks.



Green City, Environment and Natural Resources
Amman must be built on sustainable development principles - that is "green" with parks and trees. One
of the major considerations is to ensure that citizens enjoy a healthy environment. HDMU developments
must consider:

Implementation of “green” environmental standards, including retention of storm-water and re-use of
grey-water for irrigation and use of solar and smart energy solutions to reduce carbon emissions
Micro climate conditions and integrate these into the design of the developments
The integration of parks and green spaces into HDMU developments creating continuous networks
of parks that link high-density communities with surrounding communities
Minimizing the consumption of lands most suitable for agricultural production


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

A streamlined approvals process for investors that is timely, transparent and equitable.
A public review of major HDMU project before they are considered for approval.

Investment and Economic Activity
The Master Plan will improve the climate for investment by identifying opportunities for sustainable
economic growth and provide clarity to investors on our 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.

Public Spaces and Social Inclusion
The Master Plan encourage a livable and social city; a city that draws people to its public spaces; builds
diverse communities and is inclusive of all its citizens. HDMU development must:

Promote public spaces that are accessible, comforting, and welcoming to people from all
neighbourhoods, of all physical conditions, male and female, old, young and the disabled.
Promote mixed-use development to create self sufficient and pedestrian-friendly neighborhoods
Encourage the integration of different income groups within neighborhoods and communities.


A.3 Interim HDMU Area Locations

Selection Criteria:
Area A: Intensification Suitability for HDMU Development
(Central)
B Area B: Outfill (North)
Impact on City-Wide Development
Choice & Marketability
Area C: Outfill (South)
Access To Transit & Major Roads
Opportunity for Urban Design

B

A
A
C C

Municipality of
Greater Amman



South of Zahran
AREA A:
CENTRAL

B

A

AREA C: C

SOUTH



North of Zahran
AREA B:
NORTH

B

A
C

ABDALI



Area A: Central- Intensification Area B: North - Outfill Area C: South - Outfill
Total Area: 25.6ha Total Area: 104.3ha Total Area: 229.6ha
HDMU Zones: 11.9ha HDMU Zones: 22.6ha HDMU Zones: 59.0ha
HDMU Lots: 36 HDMU Lots: 88 HDMU Lots: 201
Landmark 1 Landmark 1 Landmark 0
High 0 High 10 High 16
Medium-High 8 Medium-High 17 Medium-High 37
Medium 16 Medium 25 Medium 69
Medium-Low 11 Medium-Low 35 Medium-Low 79
Open Space: 6.1ha Open Space: 16.5ha Open Space: 30.3ha

HDMU Areas – Data Summary

A.4 HDMU Area A: Central - Intensification

Area A is located in the
wadi, running northwest to
southeast, directly south of
Jabal Amman, from the new
Abdoun Bridge to the Al-
Qaiseyeh Scattered
Settlement. Princess Basma
Road runs through the
northern half of the Area and
east to the GAM Offices.
The proposed intersection
with the new Wadi Abdoun
Road (i.e., at the “Ten
Bridges”) is at the southern
end of the Area and will
connect the City Center with
the Airport. Area A is
surrounded by existing,
stable neighborhoods of
varying income levels and
physical condition.

Area A: Central - Intensification



HDMU Area A: Central
- Intensification



Current Subdivision & Zoning Built-up Areas


A.5 HDMU Area B: North - Outfill
Area B is located in Al-
Jubayhah, along the Jordan
Road, north of Al-Shaheed
Ring Road, and east of the
“Northern Corridor” that runs
along Queen Rania Road that
serves the University District
and the Al-Hussein Youth City.
Jordan Road serves as a major
corridor, linking the City Center
with the Northern Suburbs and
Gerash. Area B is located
immediately North of the
Northern Bus Terminal and can
be easily served by public
transit in the near future. While
slopes are less steep than in
the City Center, they are
broader and higher, & the Area
wadis are relatively
undeveloped.
Area B: North - Outfill



HDMU Area B North - Outfill



Current Subdivision & Zoning Built-up Area



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



Built-up Area Current Subdivision & Zoning


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

21

B.1 Purpose & Content
Purpose of HDMU Area Concept Plans (ACP)
The Area Concept Plans serve as guidelines and ‘Instructions’ that elaborate the Interim Development
Controls including the Areas Zoning Maps. In concert with the policies and regulations, the ACPs
demonstrate the intent of the IGS. The specific purposes of the ACPs are as follows:

Illustrate the fundamental planning concepts and principles described in Section A
Provide the basis for evaluating project proposals in the Design Review Process in Section D
Illustrate the application of Interim Regulations including zoning limits described in Section C
Propose a structure for the public realm within which individual projects can be located
Demonstrate an appropriate relationship between the public realm and private development
Provide a basis for estimating development build-outs numbers: floor areas, dwelling units, etc.
Provide a basis for estimating servicing and infrastructure costs and requirements
Provide a basis for Developers to evaluate project viability and marketability in each HDMU Area

Content of Area Concept Plans:
Road Hierarchy: Arterials, Collectors, Local Streets, etc.
Open Space Elements: Active & Passive
HDMU Zones & Plots with Building Types
Other Land Use: Non-HDMU Commercial and Residential
View Preservation: Building Height Ceilings, View Planes


B.2 The Public Realm & Private Development
HDMU Area Concept Plans: The Public Realm
The Area Concept Plans provide a Public Framework for High Density Development and include:
Road Right-Of-Ways: Expressways, Transit Roads, Main Streets, Collectors, Local Streets, Service
Alleys, and Public Stairs
Open Space: Jabal & Wadi Parks, Stair Parks, Greenbelts, Sportsfields, etc.
Public View Corridors & Planes: public views from jabal to jabal, from jabals the wadis below, and
from public right-of-ways to significant public landmarks and natural features
Community Facilities: land for mosques, schools, medical facilities, public art, etc.

HDMU Area Concept Plans: Private Development (HDMU)
The Area Concept Plans regulate the private HDMU development within the Public Framework including:
Access: provide direct access to adjacent higher-capacity roads and pedestrian routes
Land Use: Zoning Designations for Individual Parcels of Land, public and private
Parking: provide adequate on-site parking for residents and visitors
Servicing and Loading: provide logical locations for the servicing of high-density buildings
Building Height: provide for a range of building heights and densities that allow for transition from
high density to lower-density residential areas
Building Massing: ensure that building massing does not block public views or views from other,
uphill residential developments to the wadi-parks
On-Site Landscaped Gardens: provide suitable on-site public space for use by building residents


HDMU Areas Locations
B

B

Abdali
Abdali
A
C

A

C


B.2 The Public Realm: Transportation

GAM Transportation Framework
Expressways & Transit Corridors
HDMU Interim Areas A, B, & C overlap
with existing and proposed elements of
B
the GAM Transportation Framework
including expressways and transit
corridors proposed for Bus Rapid Transit
(BRT). The Transportation Framework
will receive clarification in the Master
A Plan with an emphasis on the
C development of BRT corridors and a
pedestrian friendly transportation
network. The planning and development
of the Interim HDMU Areas will
incorporate the intersecting
transportation elements shown as part of
the public realm in anticipation of the
Master Plan Transportation Framework.
Expressways
Transit (BRT) Roads
Future Loops



Public Realm:
Road Hierarchy
The Expressways indicated
on the GAM Transportation
Framework provide access
to each of the Interim
Areas. Within each Area
30 m Concept Plan is a
proposed network of
40 m
Transit Roads, Collectors,
Local Access Streets,
Service Alleys, Public
Stairways & Paths.
The Developer will be
required to pay a
proportional share of costs
Major Collectors: Main Streets Arterials - Transit Roads of building this network.
The designs illustrated on
30m RoW 40m RoW this and the following page
Parallel parking each side BRT (bus) in dedicated lane are preliminary but are
in each direction with Bus indicative of the concept
Tree row & Street trees both sides
Stops & Shelters and standards intended.
3 landscaped tree rows (next page)



Public Realm:
Road Hierarchy (cont.)
The emphasis in the
roadway plans and profiles
indicated and the ACP
networks in general is on:
18 or Public Transit (BRT)
20 m Landscaping with
8m drought resistant tree
24 m species
Street parking (parallel)
Grade intersections with
signalization or Stop signs
Service Alleys Local Access Minor Collectors Pedestrian friendly
features – sidewalks,
8m RoW behind 18m Row or 20m 24m RoW islands, crosswalks
HDMU Plots RoW at Shopping St. Connections to public
1 lane - each
1 lane - each 1 lane - each direction and private open space
direction (or) direction
2 tree rows - both The emphasis is on
1 lane - one way 2 rows of trees sides downsizing the roads,
(with) stacking slowing traffic, & favoring
space on one side Parking & Sidewalks
on both sides the pedestrian.


HDMU Areas: Data Summary

Area A: Central- Intensification Area B: North - Outfill Area C: South - Outfill
Total Area: 25.6ha Total Area: 104.3ha Total Area: 229.6ha
HDMU Zones: 11.9ha HDMU Zones: 22.6ha HDMU Zones: 59.0ha
HDMU Lots: 36 HDMU Lots: 88 HDMU Lots: 201
Landmark 1 Landmark 1 Landmark 0
High 0 High 10 High 16
Medium-High 8 Medium-High 17 Medium-High 37
Medium 16 Medium 25 Medium 69
Medium-Low 11 Medium-Low 35 Medium-Low 79
Open Space: 6.1ha Open Space: 16.5ha Open Space: 30.3ha


B.3 HDMU Area A Concept Plan – Central


B.3 HDMU Area Concept Plan A – Central

Zone 1 Open Space or Low-rise
Development between
HDMU Zones

Pedestrian Links from HDMU
Zones to Existing Low-rise
Communities

Zone 2

Landmark Site
Open Space &
Community
Facilities buffer
HDMU Zones
Zone 3

Open Space or Low-rise
Development between
HDMU Zones
Zone 4


B.3 HDMU Area A
Concept Plan – Central

Area A Zoning Map



Public Stairs HDMU Medium Sites, 1
Podium Optional

HDMU Required
Podium Sites P

BRT Stop

P
Public Open
P Space
P
Collector Access
Community Road
Facility Site

Build-to Line for
Shopping Street
HDMU Medium-Low
Sites, No-Podium Public Stairs
Area A - Zone 1
9 HDMU Plots



HDMU Required
Podium Sites P BRT Stop 2

Collector Access
Road
P
HDMU Medium-Low
Sites, No-Podium
P
Build-to Line for
Shopping Street Public Stairs
P
HDMU Sites,
Public Stairs Podium Optional

Public Open
Space
Community Facility Site

Area A - Zone 2
13 HDMU Plots



Collector Access
Road Public Stairs
P
3
Public Open
Space
P

P BRT Stop

Landmark Site
P
HDMU Required
Podium Sites P
HDMU Sites, P
Podium Optional

Build-to Line for
Shopping Street
Area A - Zone 3
8 HDMU Plots



Community
Facility Site HDMU Medium-Low
Sites, No-Podium

Public Open
Space
4
Collector Access
Road P
BRT Stop

Build-to Line for P
Shopping Street HDMU Required
Podium Sites P
P
Public Stairs
P
Transit Road

Public Open
Space
Area A - Zone 4
6 HDMU Plots



Area A is surrounded and framed by hills and
the maximum building height is directly
related to the elevation of surrounding
hilltops. The plane defined by the three
points shown defines a Building Height
Ceiling that only a building on a landmark
development lot is permitted to penetrate.

Each HDMU Zone (1, 2, 3 & 4) shows an
average grade elevation and the
distance to the Ceiling above (Max.
Ht.). This determines the maximum
building height permitted in the Zone
subject to verification of the Datum
Point for a specific Development Lot.

Building Height Ceiling

Landmark Building

Area A: Building
Height Ceiling


Zone 1
Zone 2

View Planes are linear view perspectives running
along Corridors (usually transportation) that The open areas between
provide continuous vistas of the hills and City- HDMU Zones will be
scape. View Planes along wadi corridors acquired and established
adjacent to HDMU Areas must be at least 67% as Public Open Space.
unobstructed. The spacing of HDMU Zones,
the slender tower permitted (maximum floor Zone 3
plates), and the minimum 25 meter separation
between towers ensure the maintenance of
significant vistas from wadi corridors.

Zone 4

Area A: View Planes


B.4 HDMU Area B Concept Plan – North



Zone 1 Commercial

Pedestrian Links through
HDMU Zones to
Transit Stops

Low-rise Development Zone 2
between HDMU Zones
Linear Wadi Parks

Zone 3

Landmark Site

Open Space & Zone 4
Community
Facilities buffer
Commercial HDMU Zones

LOW DENSITY RESIDENTIAL



Zone 1

Zone 2

Zone 4

Zone 3

Area B Zoning Map

HDMU Medium-Low Commercial B.4 HDMU Area B Concept Plan – North
Sites, No-Podium

HDMU Medium Sites,
Podium Optional 1

Public Walkway
& Stairs

Public Open
Space

Low-density Residential
BRT Stop
HDMU Medium-Low
Community Sites, No-Podium
Facility Site
P P

Public Open Space P P
HDMU Required Podium Sites P

P P P
Commercial Build-to Line for Shopping Street
along Walkway& Stairs
P P
P
Service Alley Area B - Zone 1
LOW DENSITY RESIDENTIAL
Public Walkway & Stairs 20 HDMU Plots

Public Open
Space HDMU Required
Podium Sites P
Build-to Line for
Shopping Street BRT Stop
P P 2
Service Alley P

Commercial P P
P
P
P Public Open
P Space
HDMU Sites, P
Podium Optional HDMU Required
Podium Sites P
HDMU Medium-Low
Sites, No-Podium
Commercial
Community
Facility Site Service Alley

Public Walkway & Stairs
Area B - Zone 2
22 HDMU Plots


HDMU Required
Podium Sites P Low-density
Residential
Landmark Site P

P P P
BRT Stop 3
P P
P
Build-to Line for P
Shopping Street P
HDMU Medium-Low
P P Sites, No-Podium
P

P Public Open Space
P P P
Public Walkway
& Stairs
HDMU Sites,
Podium Optional Community
Facility Site
Public Walkway
& Stairs
Service Alley

Area B - Zone 3
30 HDMU Plots


Build-to Line for BRT Stop
Shopping Street

4
P
P P
Commercial P
P
P
HDMU Medium-Low P HDMU Required
Sites, No-Podium Podium Sites P
P
Community
P Service Alley
Facility Site P
P

Low-density
Residential
Public Open Space

Public Walkway & Stairs
with Build-to Lines
Area B - Zone 4
16 HDMU Plots



Area B is framed by adjacent short hills & higher hills beyond.
The maximum building height is directly related to the elevation
of the higher hilltops. The plane defined by the three points
shown defines a Building Height Ceiling that only a building
on a landmark development lot is permitted to penetrate.

Each HDMU Zone (1, 2, 3 & 4) shows an average grade
elevation and the distance to the Ceiling above (Max.
Ht.). This determines the maximum building height
permitted in the Zone subject to verification of the
Datum Point for a specific Development Lot.
2

3

Building Height Ceiling Landmark Building

ELEV: 955
Area B: Building
Height Ceiling



View Planes are linear view
perspectives running along
Corridors (usually
transportation) that provide
continuous vistas of the hills Zone 1
and City-scape. View Planes
along wadi corridors adjacent to
HDMU Areas must be at least
67% unobstructed. The
spacing of HDMU Zones, the Zone 2
slender tower permitted
(maximum floor plates), and the
minimum 25 meter separation
between towers ensure the Zone 3
maintenance of significant
vistas from wadi corridors.
Zone 4

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

Area B: View Planes


B.5 HDMU Area C
Concept Plan – South


B.5 HDMU Area C Concept Plan – South
Low-rise Development between Pedestrian Links -
HDMU Zones HDMU Zones
to Low-rise
Zone 1 Communities

Zone 2

Open Space &
Community
Facilities buffer
HDMU Zones

Zone 4

Zone 3 Linear Wadi Parks

Open Space between
Pedestrian Links through HDMU Zones
HDMU Zones to
Transit Stops



Zone 2

Zone 1

Zone 3
Zone 4

Area C: Zoning Map


HDMU Medium-Low
Sites, No-Podium
1

Service Alley
P
Public Walkway
Community & Stairs
P
Facility Site
P

Build-to Line for BRT Stop
P
Shopping Street
Linear Commercial
P
HDMU Required
Podium Sites P P
P
P
Public Open P Low-density
Space Residential

HDMU Sites, HDMU Medium-Low
Podium Optional Sites, No-Podium

Public Walkway
& Stairs Area C - Zone 1
28 HDMU Plots


HDMU Medium-Low Service Alley
Sites, No-Podium 2
P
HDMU Medium Sites,
Podium Optional P BRT Stop

Public Walkway
& Stairs
P
P HDMU Required
P Podium Sites P
P
Service Alley
P
Linear Commercial

Low-density
Residential P

Build-to Line for
Community Shopping Street
P
Facility Site

Public Open Space
HDMU Sites, Area C - Zone 2
Podium Optional
46 HDMU Plots


Public Walkway
& Stairs HDMU Medium-Low
Sites, No-Podium

Service Alley

Low-density P P P
P
Residential P
P
P
P 3
Build-to Lines for P P
Shopping P
Street & P HDMU Required
Walkway P
P
P Podium Sites P
P P
P

Community
P Facility Site
HDMU Sites,
Podium P P
Optional Public Open Space
P
P HDMU Medium-Low
P Sites, No-Podium
BRT Stop P

Area C - Zone 3
83 HDMU Plots


Public Walkway B.5 HDMU Area C Concept Plan – South
Community & Stairs
Facility Site

Low-density
P
Residential
P
P
P
HDMU Sites,
P
P 4
Podium P
Optional BRT Stop
P
P

P
P HDMU Required
P Podium Sites P
P
Public Open Space P
P
Build-to Line for
P Shopping Street

Service Alley
P
HDMU Medium-Low HDMU Medium-Low
Sites, No-Podium Public Open Sites, No-Podium
P Space
Low-density
Residentia Area C - Zone 4
l
44 HDMU Plots


Area C is a series of wadis surrounding a short hill & is framed by higher
hills beyond. The maximum building height is directly related to the
elevation of the higher hilltops. The plane defined by the three points
shown defines a Building Height Ceiling that cannot be penetrated.

Each HDMU Zone (1, 2, 3 &
4) shows an average
grade elevation and the
distance to the Ceiling
above (Max. Ht.). This
determines the maximum
building height permitted in
the Zone subject to
verification of the Datum
Point for a specific
Development Lot.

Building Height Ceiling
Area C: Building Height Ceiling


View Planes are linear
view perspectives
running along Corridors
Zone 1 (usually transportation)
that provide continuous
vistas of the hills and
Zone 2 City-scape. View
Planes along wadi
corridors adjacent to
HDMU Areas must be
at least 67%
unobstructed. The
spacing of HDMU
Zones, the slender
tower permitted
(maximum floor plates),
and the minimum 25
meter separation
between towers ensure
the maintenance of
Zone 4 significant vistas from
wadi corridors.

The open areas between HDMU Zones will be
acquired and established as Public Open Space.
Zone 3
Area C: View Planes


C. Interim Development Controls

C.1 Introduction & Overview
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

56

C.1 Introduction & Overview
Interim Development Controls: Overview
The following is a summary of the Regulations that govern development proposals within the Interim Areas
(A, B, & C) – the complete document is available at the DSAP Offices at GAM. The specifics of the
regulations are intended to implement the principles, policies, goals, and objectives identified in Section A
and the Area specific policies described in Section C. The regulations address land use, building height,
building form, and view preservation and are used in concert with the Area Zoning Map and Area Concept
Plans to achieve the planning intent of the IGS.

Key Concepts:
As-of-Right Provisions: The provisions of the existing GAM Zoning Ordinance, especially with
respect to building height limits (30 meters or 8 stories, whichever is less), are the limit of a property
owner’s automatic entitlement under this interim regulation – ‘as-of-right’. The provisions of the
Interim Regulation that differ from the existing zoning are available only on the basis of the Interim
Design Review process described in Section F.
Discretionary & Conditional Provisions: The provisions of the IGS and the Interim Regulation are
discretionary and are granted by the GAM Council through the Regional Committee to a Developer for
application to a specific project. This grant of development rights under the provisions of the Interim
Regulation is conditional and based on an assessment of development proposal for consistency with
the intent of the IGS as reflected in the Policies, Regulations, and Area Concept Plans.
View Preservation: Significant portions of the Interim Regulation (Building Envelope Standards) are
determined in part by the policy of preserving view corridors and vistas and work in concert with the
Area Concept plans toward this end.


The following is the Land Use Classifications are utilized in this Interim Regulation and applied on the
Area Zoning Maps and the Area Concept Plans. The designations are general and provide a flexible
framework for development proposals.

HDMU: This is the core zoning designation for the development plots upon which high density development will be
considered. This includes all development that is greater in height than the current ‘as-of-right’ provisions. Permitted
uses under HDMU (High Density Mixed use) include: Residential (Housing Units), Hotels, Retail, Restaurants, Offices,
Clubs (sports, social, & recreational) and other compatible Commercial uses such as Cinemas (entertainment). The
predominant use within each HDMU Cluster (Area Concept Plans) should be Residential supported by other the other
permitted uses. Office Buildings and Hotels are permitted but should not become the predominant use in an Area.
Open Space: This general designation can ultimately contain both active and passive open space and constitutes
‘Green Areas’ that contain limited physical (buildings) development. Open space includes Parks (Jabal Parks, Wadi
Parks, Stair Parks, Trails/Paths), Sports Fields, Buffer Strips, Public Gardens / Landscaping, and Civic Monuments.
Community Facilities: This is a broad designation that includes both public and private facilities that provide
services and amenities to the general public. This includes religious facilities, education facilities, health facilities,
libraries, social service offices, community centers, Government offices, etc.
Road Reserves: This is land dedicated to roads, service alleys, public paths and stairways. In addition to car and
bus lanes, the reserves contain space for landscaping, sidewalks, and transit facilities (bus turn-offs and shelters).
Residential: This includes the current low density, low rise (4 story as-of-right limit) residential zoning classifications
(A, B, C, & D) in the current zoning regulation. The mix and distribution of the four types is unspecified on the Area
Zoning Maps and Area Concept plans, but a mix of plot sizes is recommended.
Local Commercial: This includes the current low density, low rise (4 story as-of-right limit) commercial zoning
classification in the current zoning regulation (Local Commercial within Residential A with Special Regulations).

Low Density Residential (A, B, C, or D) or Linear Commercial developments are not permitted in the HDMU
zones indicated on the Area Concept Plans and Area Zoning Maps. Some low density development is
permitted within the Interim Areas as indicated on the Areas Concept Plans.


C.3 Building Height: Categories & Limits
An absolute Building Height Ceiling has been established for each of the Interim Areas. This ceiling
relates to surrounding topography with the elevations at selected hilltops setting the absolute limits. This
provides a reasonable upper limit that prevents tall buildings from dominating an existing skyline and
cityscape that is largely determined by natural topography. Three hilltop points define a plane that
represents a ceiling that only designated Landmark buildings can penetrate.

The Area Concept Plans indicates an average grade elevation for each HDMU Zone and the elevation at
the Building Height Ceiling directly overhead. This provides a general indication of the overall height limit at
that cluster based on the general topographic mapping available which features 10 m contour intervals. The
Developer can provide specific surveyed elevations at hilltops and the proposed project site and request a
refinement of the building height ceiling.

The HDMU Zones allow five Building Height Categories with the locations indicated on the Area Concept
Plans. In addition the existing low rise residential and commercial types (4 & 8 story limits respectively) are
allowed in the designated residential and commercial zones indicated on the Area Zoning Map and Area
Concept Plans. The height limits for each of the HDMU categories are defined in minimum and maximum
meters from a designated datum point for each plot (ref. Zoning Definitions). The number of stories possible
under these limits is determined by the Architect’s floor to floor heights. The Landmark designation does
not have an upper limit and is the only building type that is allowed to exceed the Building Height Ceiling.

The Building Height Categories are as follows (reference Building Envelope Standards):

Medium-low: Min. 18 meters to Max.30 meters
Medium: 31m to 50m High: 76m to 100m
Medium-high: 51m to 75m Landmark: 101m and higher


Development manual for HDMU | Amman Institute

Development manual for HDMU | Amman Institute

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Development manual for HDMU | Amman Institute