interim industrial land policy development manual | amman institute

Greater Amman Municipality

Metropolitan Growth Strategy

Greater Amman MunicipalityInterim Industrial Land Policy

Development Manual

PMUAugust 18, 2007


Interim Industrial Lands Policy

Table of Contents

MESSAGE from the MAYORPreface

A INTRODUCTION 1A.1 ILP Intent, Goals & ObjectivesA.2 ILP Principles & PoliciesA.3 Interim ILP Area LocationsA.4 Sahab – Al Mouwaqer Industrial Area A.5 Al Qastal Industrial Area A.6 Al Jeezah Industrial Area

B INDUSTRIAL AREA CONCEPT 33PLANS

B.1 Purpose & ContentB.2 Sahab – Al Mouwaqer Industrial Area B.3 Al Qastal Industrial Area B.4 Al Jeezah Industrial Area

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C INTERIM DEVELOPMENT CONTROLS 48C.1 Introduction & OverviewC.2 Industrial Land Use DesignationsC.3 Building Envelope StandardsC.4 Design GuidelinesC.5 Parking RequirementsC.6 Environmental Requirements C.7 Legal Non ConformingC.8 Alternative Compliance

D INTERIM DEVELOPMENT REVIEW 75D.1 Application 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. Transportation: Interim Policy Guidelines for Arterial,

Collector, and Local Road Elements & Functional Classification System



Message from the Mayor

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Industrial investment is one of the cornerstones for the sustainable development of the Greater Amman Municipality. We have a rapidly expanding community with a population that will grow from 2.2 M to approximately 6.3 M by 2025; this, coupled with anticipated industrial investment of JD4 billion over this period, will require approximately 20,000 dunums of industrial land.

At the present time, industrial land development is generally happening in an ad hoc manner, particularly in the south-eastern area of the newly expanded Metro Amman. It has caused issues related to land use conflict, environmental degradation and inadequate transportation and other infrastructure services. Both residents, land owners and investors have expressed concern withthis trend. In response GAM has made the preparation of an Interim Policy for Industrial Lands a priority to address these issues. This document is a draft of this Policy, which was prepared in consultation with stakeholders and is released for public review and comment.

GAM is also preparing a Metro Growth Strategy that will address the overall growth policy for the community. The Interim Industrial Land Policy will be input into this Strategy which will be completed by the end of 2007. I encourage you to review this document and provide us with your comments.

Yours truly,

Omar Maani

Mayor of Amman



PrefaceDirecting Industrial Growth

Places of Employment Drive Growth in Amman

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The ILP addresses growing concerns about the spread of industrial lands into areas without adequate infrastructure and lacking sufficient regard for adjacent land uses .

The ILP is the third phase of the Master Plan Project that will provide direction for growth in Amman that provides a balance of jobs to future housing.

A. Introduction

A.1 ILP Intent, Goals & ObjectivesA.2 ILP Principles & PoliciesA.3 Interim ILP Area LocationsA.4 Sahab - Al Mouwaqer Industrial AreaA.5 Al Qastal Industrial AreaA.6 Al Jeezah Industrial Area

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A.1 ILP Goals & Objectives

The ILP supports the achievement of this intent by planning Industrial development that:

Is flexible to meet the dynamic needs of industry that is well supported by infrastructure to attract future investment

Has a servicing plan to efficiently phase servicing components so that GAM is not overstretched by servicing commitments.

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

Protects Amman’s natural and cultural heritage features

Provides for housing and residential amenities near locations of employment.

Respects existing non-industrial uses by ensuring adequate buffering from industrial uses.

General Intent of ILP:The ILP seeks to strike a reasonable balance between the requirements of the industrial community and the overall growth objectives of the capital city by providing:

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

The Public with Benefits – including protection of stable communities, access to new infrastructure including transportation and transit

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Interim Industrial Lands Policy (ILP)This ILP is a plan and set of policies, for application in an interim period, that provides an approach, methodology, process, and spatial plan for locating and regulating Industrial development proposals in the expansion area in a way that protects communities within Amman’s Metropolitan Area – until completion of the Metro Growth Strategy. The ILP introduces interim elements (Transportation Framework, Protected Area Framework, Industrial Land Regulation, Reformed Zoning, Reformed Development Review, Development Charges) that will become permanent, in modified form, of the Metro Growth Strategy.



ILP Goals and Objectives:Identify Industrial Areas in the Amman Metropolitan Area, with an emphasis on industrial land, that build

on national, regional and local economic strengths and are suitable for existing land-use and potential demands from the economic sector.

Ensure Industrial Area land meets the intent and overall growth direction of the Metro Growth Strategy (iteratively until release of Metro Strategy)

Identify Industrial Area land requirements to adequately meet future growth and development prospects to 2025

Prepare an industrial land strategy to guide the use and development of future industrial land

A.1 ILP Goals & Objectives

Specifically:Analysis of economic and social trends at a variety of scalesIdentify industrial land use classifications for use in zoning amendmentsPrepare a GAM regulation for implementation of Industrial Area strategyReview coordination requirements with other agencies responsible for

industrial approvalsCreate a new framework for sharing the cost of infrastructure, in an

equitable way, between the investor and the community

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A.2 ILP Principles & Policies

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Proposed industrial areas will meet the long term (i.e., to 2025) employment needs of the city.Proposed industrial areas will be planned in order to accommodate a variety of industrial users and

changing production demands.Enough industrial land will be available to moderate land cost variations

A. Consistent Supply for Industrial DevelopmentGrowth in Amman requires a consistent and dependable supply of industrial land to meet current and future demand. In doing so, land availability must fulfill both investment and employment projections. A variety of development lots must also be available within Amman’s industrial land capacity to facilitate growth. Amman will facilitate supply by ensuring:




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Designate industrial areas and implement Regulation to minimize encroachment and complaints by non-industrial usesHave adequate control and mitigation of point source pollution as well as noise, dust, and odour emissions at different levels according to industrial use classification.Use sufficient buffers, set-backs and environmental controls to reduce impacts on surrounding uses and/or quality of life of residents and employees.

B. Land Use CompatibilityEmerging industrial areas require appropriate control measures to minimize negative impacts on existing communities and other non-industrial uses while at the same time having the security of long term protection from encroachment from other uses. ILP development must:




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Be accessible by private transportation for both movement of goods and people.Have sufficient public transit for workers and their families.Have sufficient parking, access and servicing lanes to ensure safe and effective movement of goods.Take full advantage of infrastructure developments in the Metro Area, including the ADC, proposed commuter and freight rail, road improvements, and transit corridors.

C. Transportation & TransitAmman is the economic driver of Jordan commanding approximately 90% of investment in the country. Growth within the Metropolitan Area requires sufficient transportation capacity for the shipment of goods and materials and circulation of people getting to and from work. ILP development must:

D. ServiceabilityAmman will attract investment and provide stable growth through planning and provision of services that maximize productivity of existing industry and create an investment climate attractive to new business in the industrial sector. ILP development will:

Be accessible by existing servicing or of sufficient size to warrant servicing within GAM network.Have a schedule for future infrastructure improvements Designate service areas and staging for future infrastructure




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F. Natural HeritageAmman’s industrial areas need to do their part towards creation of healthier communities and conservation of Amman’s variety of ecosystems. Amman’s industrial areas need to conserve water sources and ensure safeguards against water contamination. Mitigation measures need to take a long term view towards the protection, conservation, enhancement, and wise use of valuable natural resources of land, air and water for current and future generations. ILP areas will:

Designate components of a Natural Heritage System that will preserve identified natural features. Minimize impacts on natural heritage areas through appropriate, buffers, set-backs, environmental controls and servicing requirements (e.g., stormwater management).

E. Clustering and MarketingLocating industry in Amman requires respecting the current industrial fabric to build off local economies as well as providing alternative locations to meet changing needs of industrial production. Where possible existing industrial areas will be clustered to more effectively service and protect these areas from non-industrial uses. A range of location options and block size flexibility offer industrialists options in choosing where to locate different types of businesses. To this end, ILP will:

Work, to the extent these principles allow, for new industrial areas to respect the existing industrial fabricMinimize potential intrusions into existing industrial areasOffer a range of block size and accessibility optionsIntensify, where possible, use of existing industrial areas (either currently zoned or predominate industrial use in unzoned areas) to ensure compatibility with future Metro Growth Strategy targets




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Minimize impacts on cultural heritage features through appropriate, buffers, set-backs, environmental controls and servicing requirements (e.g., stormwater management).Safeguard landscape heritage features, view corridors and other significant heritage components that add to Amman’s rich historic tapestry.

G. Cultural HeritageAmman serves as a gateway to many significant antiquity and cultural heritage sites in and around the metropolitan area. Many of Amman’s industrial areas share the same access roads as heritage sites requiring careful attention to both infrastructure alignments and appropriate land use controls to minimize impacts on heritage sites and corridors. To this end ILP will:

H. Agricultural AreasSome of Jordan’s best agriculture land and sites of agricultural production are located within Amman’s metropolitan area. These areas require conservation in order to ensure food security as well as to promote local agricultural business. Balancing needs of urban growth and rural lifestyle is a key component of the industrial lands policy. To this end, the ILP must:

Minimize loss of prime agricultural land in rain-fed areasBe closely clustered so as to offset future loss of agricultural land and to provide firm boundaries for the development limits




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Be located near housing, commercial areas, social facilities, recreation facilities, open space areas, and other amenities that attract industry and skilled workers.Offer opportunities for greenfield development in proximity to existing industrial areas and communities and/or areas of future infrastructure development.

I. Live/WorkPlanning for a strong and competitive economy in Amman requires an urban development form that is attractive to investors and employees of value-added industry by integrating places of work with communities that offer a range of housing, social facilities and other amenities essential to day to day life. ILP areas will:




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Area Location Evaluation Matrix


Interim Industrial Lands Policy 11

A.3 Interim Area Locations

Existing Industrial Areas




Industrial Applications




Criteria for Selection Of Interim Industrial Areas

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Suitability for Industrial Development –Adequate Supply and flexibility to meet industrial needs to 2025

Land Use Compatibility: Minimize Impacts between industrial and non-industrial users

Access To Existing / Future Transit & Major Roads

Clustering and Marketability – Proximity to Existing Industry and Exposure for New Types of Industry

Servicing Efficiency: Utilize Existing Services and/or Clustering Users to Reduce Servicing Costs

Protected Areas – Retain natural, cultural and agricultural features, where possible

Live/Work – Co-locate Employment in proximity to Housing Communities

Area 1

Area 2

Area 3



A.3 Interim Industrial Area Locations

Area 1 – Sahab-Al Mouwaqer



Area 2 – Al-Qastal

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Area 3 – Al Jeezah

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Area 1 is located in the east of Amman, cradled between the industrial center of Sahab and Town of Al Mouwaqer. Land around the Sahab – Al Mouwager corridor is under consistent pressure for industrial development due to its relative smooth topography, access to points north, east and south and up until recently relatively minimal compatibility issues. The concept plan for the Sahab Al-Mouwaqer corridor requires allowances for expansion of existing residential communities and a tightening of industrial uses to ensure mutual benefit and assurance of long term viability.

A.4 Area 1: Sahab - Al-Mouwager Industrial Area

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A.4 Area 1: Sahab - Al-Mouwager Corridor




Built Areas




Current Subdivision & Zoning



Natural and Cultural Heritage and Existing Agriculture

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Existing and Proposed Industry



A.5 Area 2: Al Qastal

Area I.2 is located at Al-Qastal, east of the Airport Corridor and immediately north of the Queen Alia Airport. Designated in 1998, this industrial area will serve as a future employment hub in the south of GAM. The airport area serves as an international gateway and is a major attraction for a variety of industrial uses due to international connections, high visibility and degree of existing and proposed infrastructure serving the airport and surrounding area.

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2




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Built Areas




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MushattaCastle




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MushattaCastle



A.6 Area 3: Al JeezahArea I.3 is located south of the Town of Al-Jeezah and west of the Airport Road. Serving the

southern portion of Jeezah, this employment hub will continue to serve existing industry and future demand as new developments such as the Tameer Residential City come on line. Due to its current industrial character, this area offers a mix of industrial within close proximity to housing, transportation and future improvements in transit options,

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A.6 Area 3: Al Jeezah

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Built Area

B. Area Concept Plans

B.1 Purpose & Content

B.2 Sahab - Al Mouwaqer Concept Plan

B.3 Al Qastal Concept Plan

B.4 Al Jeezah Concept Plan

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B.1 Purpose & Content

Illustrate the fundamental planning concepts and principles described in Section A

Provide the basis for evaluating project proposals in Section D

Illustrate the application of Interim Regulations including zoning limits in Section C

Propose a transportation structure within which individual projects can be located

Provide a basis for estimating servicing and infrastructure costs and requirements

Provide a basis for Developers to evaluate project viability and marketability in each Industrial Area

Content of Area Concept Plans:Road Hierarchy: Arterials, Collectors, Local Roads, etc.

Industrial Land Uses with Areas

Natural Heritage System Land Use Designations

Purpose of Industrial Area Concept Plans (IACP)The Industrial Area Concept Plans serve as guidelines and ‘Instructions’ that will elaborate the forthcoming Interim Zoning Regulations including the Industrial Areas Zoning Maps. In concert with the policies and regulations, the IACPs demonstrate the intent of ILP. The specific purposes of the IACPs are as follows:

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The Industrial Area Concept Plans regulate private industrial development within the Public Framework including: Access: provide direct access to adjacent higher-capacity roads and pedestrian routesLand Use: conceptual Industrial Land Use DesignationsParking: provide adequate on-site parking for residents and visitorsSite Servicing and Access: provide logical locations for the servicing of industrial buildingsNatural Heritage Retention: identify areas requiring mitigation measures to prevent natural heritage impacts

B.2 The Public Realm & Private Development

The Area Concept Plans provide a Public Framework for Industrial Development and include:

Road Right-Of-Ways: Arterial Roads, Collector Roads, Local Roads, Service Alleys

Natural Heritage System: Wadis, Steep Slopes, Ridgelines, Forests, Parks, etc.

Servicing: servicing staging areas and utility corridors will be shown in final plans

Industrial Area Concept Plans: The Public Realm

Industrial Area Concept Plans: Private Development

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B.2 The Public Realm: Transportation

GAM Transportation FrameworkExpressways & Transit Corridors

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Note: Conceptual Map Only – Routes & Designations may Change

Interim Industrial Areas Sahab-Al Mouwaqer, Al Qastal, & Al Jeezah overlap with existing and proposed elements of the GAM Transportation Framework including motorways, expressways and arterials. Regional transit designations will be completed with the forthcoming Metro Growth Strategy and emphasize development of BRT corridors. The planning and development of the Interim Industrial Areas will incorporate the intersecting transportation elements shown as part of the public realm in anticipation of the Metro Growth Transportation Framework.



Public Realm: Road HierarchyThe Industrial Areas will be accessed by both Expressways and Arterials. Each Area Concept Plan contains a proposed network of Collectors, Arterials, and Expressways or Motorways.

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)

Intersection and site access requirements are elaborated within GAM’s Interim Guidelines for Site Access and Circulation. Appendix 2 contains further information on proposed transportation hierarchy. Contact GAM Department of Special Projects for further details.


40 m30 m

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Collectors 24 m RoW

2 lanes of travel in each direction with boulevards and optional median

no parking unless impact can be demonstrated to be minimal

moderate traffic volumes

transit and pedestrians to be accommodated

Street trees both sides

Arterials - Transit Roads36m RoW with median and

boulevards

heavy traffic volumes conveyed

signal or roundabout junction control

direct site access discouraged

prioritized transit with option for dedicated lane in each direction with Bus Stops & Shelters

no parking permitted

3 landscaped tree rows



18 or 20 m


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Service Alleys10 or 12 m RoW behind

Industrial Plots

1 lane - each direction (or)

1 lane - one way (with) stacking space on one side

Local Roads 18m Row or 20m RoW

1 lane - each direction

2 rows of trees

Parking & Sidewalks on both sides

Public Realm: Road Hierarchy (cont.)

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

Adequate road widths for heavy truck traffic

Transit lanes and transit stopsLandscaping with drought

resistant tree speciesStreet parking (parallel)Grade intersections with

signalization or Stop signsPedestrian friendly features –

sidewalks, islands, crosswalks

10 or 12 m



B.3 Sahab – Al Mouwaqer Industrial Area Concept Plan

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B.3 Sahab – Al Mouwaqer Concept Plan

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Sub Area 5

Sub Area 4

Sub Area 3

Sub Area 2

Sub Area 1

Sahab - Al Mouwaqer Industrial Area

Land UseSub Area 1* (Dunums)

Sub Area 2* (Dunums)



Sub Area 5* (Dunums) Total

Light 483 1,069 722 720 591 3,585Medium 717 649 571 938 1,448 4,323

Subtotal Gross Land Use Area** 1,200 1,718 1,293 1,658 2,039 7,909NHS 46 49 35 13 82 223Arterial and Collector Roads 176 92 160 233 269 929

Subtotal NHS + Roads 222 140 194 246 350 1,152Subtotal Gross Area 1,376 1,810 1,453 1,891 2,307 8,837

Built Land in Designated AreasLight 192 192 40 73 497

Medium 50 229 234 514Subtotal 0 192 242 269 307 1,011

Vacant Land in Designated AreasLight 483 877 530 680 518 3,088

Medium 717 649 521 709 1,213 3,809Subtotal 1,200 1,526 1,051 1,389 1,731 6,898

* Would asume aditional 20% reduction for internal infrastructure**Includes nhs and not roads



B.3 Sahab - Al Mouwaqer Circulation

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B.4 Al Qastal Industrial Area

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B.4 Al Qastal Industrial Area Concept Plan

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Al Qastal Industrial Area

Land Use Area (Dunums)Developed Area

(Dunums)

Vacant Land

(Dunums)**Light 2,869 380 2,489Medium 5,329 630 4,699Prestige 3,505 0 3,505

Subtotal Net Land Use Area* 11,703 1,010 10,693NHS 815Arterial and Collector Roads 744

Total Gross Industrial Area 13,262* Excludes NHS and roads other than local roads** Would assume additional 20% reduction for internal infrastructure



B.4 Al Qastal Industrial Area Concept Plan: Transportation



B.5 Al Jeezah Industrial Area Concept Plan

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B.5 Al Jeezah Industrial Area Concept Plan

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Al Jeezah Industrial Area

Land Use Area (Dunums)

Developed Area

(Dunums)

Vacant Land

(Dunums)*Light 514 102 616Medium 1,395 502 1,897

Subtotal Net Land Use Area 1,909 604 2,513

NHS 0Arterial and Collector Roads 317

Total Gross Industrial Area 2,226* Would asume aditional 20% reduction for internal infrastructure



B.5 Al Jeezah Industrial Area: Transportation

C. Interim Development Controls

C.1 Introduction & Overview

C.2 Industrial Land Use Designations

C.3 Building Envelope Standards

C.4 Design Guidelines

C.5 Environmental Requirements

C.6 Parking Requirements

C.7 Legal Non Conforming

C.8 Alternative Compliance

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C.1 Introduction & OverviewInterim Development Controls: Overview

The following is a summary of the proposed Regulations that govern development proposals within the Interim Industrial Areas (A, B, & C) – the complete document is available at the DSP 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 B. The regulations address land use, building height, and building form, and are used in concert with the Area Zoning Map and Area Concept Plans to achieve the planning intent of the IGS.

Key Concepts:Discretionary & Conditional Provisions: The provisions of the ILP and the Interim Regulation are discretionary and are granted by the GAM Council through the Regional Committee to a Developer for application to a specific project. This grant of development rights under the provisions of the Interim Regulation is conditional and based on an assessment of development proposal for consistency with the intent of the IGS as reflected in the Policies, Regulations, and Area Concept Plans.

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C.2 Land Use Designations The following is the Industrial Land Use Classifications are utilized in this Interim Regulation and applied on the Area Zoning Maps and the Area Concept Plans. The designations are general and provide a flexible framework for development proposals.

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Transitional Industry: A place of business for a small owner/operated or micro enterprise for production of handicraft or specialty products in small workshops often attached to a building of another use.

minimal requirements for transportation and servicing located within areas of residential uses and/or act as buffers between uses

Permitted Uses include:Repair shops (excluding auto-repair shops)Artisan Shops (jeweler, ceramics, art production)Workshops (trades and textiles)Service industriesTools and equipment rentals and serviceVeterinary clinic Mini-storageTraining and vocational schools



Light Industry: A place of business for a small scale, self-contained plant or building which services, produces and/or stores a product and has low probability of unexpected emissions.

noise, odour, dust and/or vibration pollutioninfrequent movement of products and/or heavy trucks and no outside storage.

Permitted uses include:Automotive repair shopCustom workshopsLight Manufacturing Food and beverage processingFueling installationsLumber and building supply Printing and publishing facilitiesRepair shops

C.2 Land Use Designations

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Medium Industry: A place of business for medium or large scale processing, servicing and manufacturing with outdoor storage of wastes or materials (i.e. it has an open process) and/or there are outputs of minor annoyance. Outside storage and open processing permitted.

heavy traffic flowsoutside storage

Permitted Uses include:Light industryFood and beverage processingFueling installationTextileManufacturing Training and vocational schoolsRock & marble processing

Other Secondary Uses:Conditional Commercial and Retail uses in designated areas to be determined

StorageVeterinary clinics Recycling depotsTow truck dispatch and storage yardService industryTraining and vocational schoolsSimilar uses that fit the definition of Light IndustryHeavy and Medium Industrial uses are not permitted


Livestock processingRecycling depotsService IndustryStorage Yard Truck terminals & Tow truck dispatch

Similar uses that fit the definition of Medium IndustryHeavy Industrial uses are not permitted



C.2 Industrial Land Use Classifications The following is the Industrial Land Use Classifications are utilized in this Interim Regulation and applied on the Area Zoning Maps and the Area Concept Plans. The designations are general and provide a flexible framework for development proposals.

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Heavy Industry: A place of business for large scale manufacturing or processing, characterized by: frequent emissions, large physical size, outside storage of raw and finished products, large production volumes and continuous movement of products and employees during daily shift operations.

Automobile salvage or wrecking yardChemical plantsComposting facilityConcrete asphalt and cement and stone plantsFood and beverage processingManufacturing and processing of wood and paper productsPetroleum refiningRecycling plantStorage of flammable and combustible liquidsWaste transfer stationWaste Management




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

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Prestige Industries: Business and Research and Development ParksThis area represents cutting edge and modern infrastructure for economic activities. The parks offer the best environment for competitive production by providing firms within the park with technical assistance, training, and logistical services, in addition to development studies and information regarding new technological updates.

Technological parks are composed of:An area for modernization which includes a university and research centre, highly developed training centers and an area for services.Production units and technology incubators.

Permitted Uses include:Research & Development Financial ServicesLight Manufacturing, focusing on high tech sectorWholesalingWarehousing and DistributionSales and Service

C.2 Industrial Land Use Classifications

And uses that service the park, including:HotelsConference HallsCommercialCommunity FacilitiesRecreation & EntertainmentTransportation Facilities



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

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Natural Heritage System: Consisting of integrated or site specific biological as well as physical features that comprise a system of core areas and corridors for the conservation and preservation of the identified features.The NHS includes:

surface water features (watercourses, wetlands, as well as other hydrologic features) including all buffers around watercourses; groundwater recharge and discharge areas; physical features and significant landforms such as wadis, ridges, steep slopes, and unique geologic

features; forested areas in both urban and rural areas as well as habitat of rare species of plants and animals; rangeland; desert reclamation zones;protected areas, national parks, forested and rangeland reserves, wildlife reserves, and wildlife

corridors. Permitted Uses include:

Parks & RecreationStormwater Water ManagementConditional AgricultureRestorative, Scientific and EducationalInstitutionalConditional Services

C.2 Industrial Land Use Classifications




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The following diagram illustrates the building envelope standards along a collector road:




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The following diagram provides an example of the building envelope standards for Heavy, Medium and Light Industry:




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The following diagram provides an example of the building envelope standards for Prestige Industry:



C.4 Design GuidelinesEach development project proposal for the Interim Areas will be assessed for consistency with the Design Guidelines outlined below which are in addition to the forthcoming Building Regulations and the Area Concept Plans.

Site Planning Guidelines:Industrial sites along the main roads should be organized so that a good appearance should be given along main street frontage.

Activities and facilities of poor appearance should be screened by landscaping or walls

A landscaped setback zoned is required along any street frontage. This zone should be landscaped with drought resistant plants.

Office and administration components of the industry should face the street frontage rather than the warehousing or manufacturing facilities

Building façade with the most windows should face the street frontage.

Loading areas, manufacturing areas and warehouses should be off the street frontage and screened by dense landscapes and walls. Locate loading docks a minimum of 50 meters from properties zoned or planned for residential use.

Solid walls along property lines are allowed only along side and rear setbacks. Solid walls should not separate the industrial development from the front street frontage.

Light and Medium Industrial Areas



Site Planning Guidelines (Contd.)The preference is for all utility equipment or devices, such as gas and electrical meters, electrical service panels or cabinets, and fire service devices to be within a mechanical room. When this is not possible, such equipment or device should be placed to the side or rear of the building and screened from view by an enclosure consisting of walls, landscaped earth berms or landscaping or a combination thereof.

Architectural Character: Color and MaterialsA comprehensive material and color scheme should be developed for each site. Material and color variations in multi-building complexes should be complementary and compatible among buildings.

Large expanses of smooth material should be broken up with expansion joints, reveals, or changes in texture and color.

Large expanses of highly reflective surface and mirror glass exterior walls should be avoided.

Bright, contrasting colors should be used for small areas of building accents only.

Materials and colors of wall and monument signs should be compatible with the main buildings on the site.

The design of accessory buildings should be incorporated into and be compatible with the overall design of the project and the main buildings on the site.

Temporary buildings should not be located where they will be visible from adjoining public streets.





Site Access:Access to the industrial development should not be allowed directly from ADC and the Airport Road.

Along local and collector streets, a maximum of two entries are allowed for each industrial development.

Entries along Arterials are not permitted unless justified.

Site entries may be located no closer than 40 meters to the closets intersection.

Distance between 2 entries to the same development may be no less than 30 meters.

Uses such as distribution centers where large truck volumes are anticipated, should be planned with separate entry/exit drives for truck use only. Entry drives should be separated from exit drives a minimum of 100 feet when appropriate to accommodate safe truck maneuvering.





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

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

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





Parking Except for visitor parking, parking lots should not be located in the front setback facing a street frontage. Parking should not be the dominant visual element of the site.

Large parking areas (usually over 100 spaces) should be divided into smaller multiple lots and provided with canopy trees located throughout the parking area to reduce the visual impacts of large parking areas.





Prestige Industrial AreasGeneral Principles for Lands Zoned for Prestige Industry:

A transitional buffer in the form of Landscaping between Residential and Prestige Industrial Uses should be provided wherever possible.

Office Centres should be located on highly visible sites. Business Park uses could be located on less publicly visible sites.

Campus style developments should frame open spaces with built form. Building heights should provide transitions of massing that optimizes views at grade to the open space network.

Street edge developments consist of buildings that define the street edge through minimum setbacks and consistent landscape edge treatments. These forms of prestige development should include transitional building zones where possible, including uses such as retail, cafes etc to help connect public activity with buildings, streets and open space.

Outdoor storage areas will not be provided in Prestige Industrial areas.

Front yard parking should be minimized, and the visibility of parking, loading and service areas in the side and rear yards should be minimized.

Integrate Stormwater Management Ponds into industrial areas as a component of a publicly accessible open space network.

Re-use grey water where possible for outdoor landscaping and buffers.

Planting should provide compatible species with the local environment and drought resistant plants.

Rear lotting on to public areas and roads should not be permitted.




Prestige Industrial AreasSite Planning Guidelines:

Landscape and screening elements along main collectors and arterial roads should allow for proper visibility of buildings and screened parking areas from the street.

Materials within the landscape buffer may include hard elements such as columns, low walls and decorative fencing, and soft elements such as trees, shrubs, grasses, groundcover and sod. The buffer may not be wholly sod.

Large parking areas should be discouraged.

Where large surface parking areas are required for building sites, landscape elements should be integrated into the site design to minimize the impact on the streetscape. No deck parking should be allowed along major streets.

Direct access to and from arterials should be restricted.

Service and loading areas should be screened from public view.

Wherever feasible, buildings should be sited to provide courtyards and small subdivided surface parking areas between buildings. These areas should be organized to form a system of open space connections and walkways between buildings and larger land areas and should be landscaped if feasible.

Provide pedestrian connections from building entries and required exits to public walkways to buffer pedestrians from vehicular areas.

Provide Plazas at primary building entrances to distinguish primary entries from secondary and service entries to site.




Prestige Industrial AreasSite Planning Guidelines (contd.):

Building entrances should face the main street and have well defined pedestrian access to the sidewalk.

Pedestrian circulation should link primary area buildings and facilities.

Landscape and screening elements along arterial and collector roads should allow for proper visibility of buildings, signage and parking areas from the street.

Structures of Heritage or cultural significance should be enhanced or preserved.

Corner buildings should be located with minimum setback requirements with entrances close to the corner.

Service areas should be located in areas of low visibility, and should not obstruct public rights-of-way, building setbacks or easements. Service entrances should not encroach on the parking setbacks, and shall be paved with an impervious surface of asphalt or concrete. These entrances for service areas should be clearly defined, with signs to discourage the use of main entrances for deliveries.

Provide employee gathering places in areas of sufficient size and scale, that should be buffered from vehicular areas. This should be located away from primary public entrances, unless it is appropriately screened.




Prestige Industrial AreasArchitectural Character:

Blank, or single material façades that extend the entire length of the building parallel to the public street should not be permitted.

Blank walls in other locations that are visible to the public should incorporate additional architectural detailing including articulation of the building wall or changes in building material or colour.

Large façades should be subdivided through a combination of changes in building materials, windows, and projections and recessions in the building wall that create a consistent rhythm and establish divisions that express a hierarchy of entrances and identify individual businesses, where they occur.

Windows should be encouraged in any façade that overlooks areas of public activity.

Building façade with the most windows should face the street frontage.

Large expanses of highly reflective surface and mirror glass exterior walls should be avoided.

Roof materials / colours should compliment the building materials.

Rooftop mechanical equipment and vents should be incorporated as an integral part of the building design wherever possible. Roof top units and vents should be screened using materials complimentary to the building

Roof top mechanical units should be screened.




Prestige Industrial AreasSignage:

Freestanding signs addressing private development should be located within the property line parallel to the street frontage and mounted in a landscaped setting. Sign materials should be consistent with the building design.

Freestanding signs addressing private development should be located within the property line parallel to the street frontage and mounted in a landscaped setting. Sign materials should be consistent with the building design.

A single primary identification sign should be allowed per business frontage. Where there is a wider building frontage, an additional, smaller secondary sign may be allowed.

Building identification signs should be incorporated as an integral, coordinated element of the principle building façade and should be compatible with the building design, scale, colour, and materials.

Directional signs should assist in the orientation of pedestrians and traffic to street, parking, service, and open space systems.





Environmental Considerations

To ensure that impacts to the environment are minimized, environmental requirements for industrial development applications will include:

A partial or complete Environmental Impact Assessment (EIA) is required by the Ministry of the Environment (MoE) for certain types of industry (described in the following section). GAM will require a copy of the EIA as well as MoE’s letter of approval as part of the site plan approval for the industrial development application.

Tree Removal Plans, if applicable, for all types of industry in accordance with the Ministry of Agriculture’s tree removal by-law.

Landscape Plans for Prestige Industrial

Stormwater Management Plans for General and Heavy Industries (described in the following section)




Projects Requiring Environmental Impact Assessment by the Ministry of Environment

Extractive Industries

Energy Generation Industries (unless included in Category I)

Processing of Metals (unless included in Category I)

Glass Industry

Chemical Industries (unless included in Category I)

Food Industries

Textile, leather, wood and paper industries

Rubber and Treatment of Rubber-Based Products

Crude oil refineries

Thermal Power Stations

Toxic waste disposal sites

Integrated Chemical Installations (e.g. petrochemical manufacturing complexes)

Industrial estate development

Extraction, processing and transformation of asbestos and products containing asbestos

Integrated works for cast-iron and steel manufacturing

Cement manufacturing installations

Construction facilities for the storage, repair or maintenance of trucks, buses and cars.

Types of Industrial development that require a partial EIAby MoE (Category II) include:

Types of industrial development that require a full EIA by MoE (Category I) include:




MoE Environmental Impact Assessments

The EIA includes an assessment of potential impacts on:

Cultural Resources

EnergyRisks of DisasterAnimal Life

RecreationPublic ServicesNatural ResourcesPlant Life

AestheticsTransportationLand UseWater quality

Human HealthHousingLightingAir quality

Public UtilitiesPopulation growthNoise LevelsPhysical features / geology




OBJECTIVES OF STORMWATER MANAGEMENT PLANSmaintain groundwater quantity and flow

protect water quality

prevent increases in erosion

prevent increases in flood risk

Requirements for the plans include:A) Review and Summary of Existing Conditions including:

Location of wadis

Topography

Direction of flow of stormwater

Rainfall data

B) Identification of stormwater management practices and optionsC) Selection of preferred stormwater management practices and options

including:Erosion and sediment control plans

Detailed design of stormwater management works, including connections and outfalls (could include lot level controls, conveyance controls and/or end-of-pipe controls)

Detailed design of environmental restoration works (if required)

Grading plan

Access for operation and maintenance of facilities

Plan for implementing the stormwater works

Contingency plan for remediation

Monitoring plan to determine effectiveness of measures in meeting stormwater management objectives

Stormwater Management Plans (for General and Heavy Industries)



C.6 Parking Requirements

The Parking Requirements for the Industrial Zones in the Area Concept Plans are presented in the following table:

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C.7 Legal Non Conforming

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Legal Non Conforming

The Interim Industrial Land Use Policy applies to all industrial uses within the designated areas. Existing factories that do not conform with the applied zoning will continue with the following qualifications:

• medium industries in areas designated as light industry will continue with yearly license renewal as a legal non-conforming use until such time as the land is sold and the new user will be required to come into compliance

• heavy industries in areas designated as medium or light industry will be required to move into appropriately designated areas after a set time of 20 years

• all industrial uses will be classified at the time of license renewal



C.8 Alternative Compliance

Alternative Compliance:Industrial development 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 ILP. 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:

An industrial development proposal that is inconsistent with the content of the ILP may be granted approval if the Developer can clearly demonstrate that the inconsistencies are necessary, useful, and support the intent of the ILP guidelines, plans, and standards.

An industrial development proposal project proposal that varies from the content of the IGS may be approved if the Applicant can demonstrate that the project is innovative and the purpose or intent behind a particular standard or guideline can be met in a different and better way.

Special conditions or constraints on the development site or adjacent land are such that strict compliance with a particular standard or guideline prevents or impairs effective development and other features are included in the design that compensate for relaxation of the standard or guideline.

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D. Interim Industrial Development Application Process

D.1 Application Process Overview

D.2 Pre-application Consultation

D.3 Application Review

D.4 Detailed Technical Review

D.5 Development Charges & Agreements

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Interim Industrial Development Application Process: OverviewThe Interim Development Review Process applies to projects within the ILP. 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 health and environment impacts and the public costs of development. In general the reforms include the following:

A ‘One-Stop Shop’ approach for industrial development application processing within areas described in the Interim Industrial Land Policy. This will ensure a less complicated review process for Industrial Developers and ensure open communication within the various government agencies involved in the process. A Technical Committee will manage the process of application submittal and distribution to those agencies required for approvals thereby providing a single point of contact for the Developer.

A Screening Phase will separate those projects that require more in-depth review from those projects that can be approved by Local Committees. Projects requiring more in-depth review are those with significant environmental impacts and/or large transportation and/or servicing requirements. This is for projects, such as master planed Prestige Industrial developments, Medium and/or Heavy Industrial developments, with significant local and city-wide impacts that should receive close design and environmental impact scrutiny.

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 these improvements.

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D.1 Application Process Overview



D.1 Application Process OverviewThe Interim Development Application Process for all project proposals in the Interim Industrial Areas includes the following:

1. Pre-application Consultation and Application Screen2. Application Review3. Detailed Technical Review

The Developer – Applicant will initiate the process by contacting the offices of the Special Projects Unit at GAM City Hall and scheduling a meeting and briefing from the Area Coordinator for the Interim Industrial Areas (Sahab-Al Mouwaqer, Al Qastal, or Al Jeezah) in which a project proposal is 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 +

APPLICATION SCREENTechnical Committee

APPLICATION REVIEWGAM

Relevant Government Agencies

Regional Committee

DETAILED TECHNICALPROJECT REVIEW

GAM DistrictAll Departments & Agencies

District Committee

Includes:‘One–stop Shop’ ApplicationDedicated GAM Staff Contact GAM Distribution of

SubmittalsCommunity NotificationStaff Assessment & ReportDesign Approval or Rejection

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

Includes:Proposal SubmittalGAM Distribution of SubmittalPreliminary Assessment and EIA

screenMeeting with Dept. & Agencies

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EIA Screen




The Pre-Application Consultation involves the following:

A proposal screen whereby those applications not of a Prestige, Heavy or Medium use will be directed to the relevant Local Committees.

For Prestige, Heavy or Medium uses 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 industrial 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 Application Review.

Preliminary indication of whether a full – or partial – Environmental Impact Assessment is required prior to project approval.

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

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

The Developer-Applicant and the Area Coordinator meet, discuss the proposed development, 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 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 an Application Review.

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D.2 Pre-application ConsultationOUTCOMES of Pre-application Consultation:

Pre-application Report: A preliminary assessment of the major project proposal in an Interim Industrial 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 Industrial 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, and any additional impact assessments beyond those already provided by GAM.

A decision on the part of the Developer-Applicant to proceed with an Application Review, modify the proposal to reflect the Pre-application Report, or abandon the development proposal.

Pre-application Consultation Submittal:

Site Location & Site Access

Preliminary Building Elevations (Prestige Only)

Preliminary Development Numbers (Prestige Only)

Program: Occupancy and Areas (Prestige Only)

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D.3 Design ReviewThe Application Review stage provides the DSP / 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: Application Review Following the Pre-application Consultation, the Developer-Applicant contacts the offices of the Department of Special Projects (DSAP) at GAM Central and schedules a meeting with the Area Coordinator to discuss the application requirements for the Application Review stage. A check-list of required Application Review requirements and a Schedule of Review Fees is provided.

The Developer-Applicant submits the required Application Review to the Area Coordinator. A pre-screening of the application is conducted by DSAP Staff to establish the completeness of the application.

The complete application is logged in by the Area Coordinator and the Project is assigned to an 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.

Application Review Application Requirements:

Site Plan, Site Access and Circulation, Architectural Floor Plans, Proposed Parking, Landscape Design, Tree Removal Plans, Stormwater Management Plans

Building and Structure Elevations

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

Proposed Structural, Mechanical, Electrical, Fire Protection Systems

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D.3 Design ReviewPROCEDURE: Application Review Comments, Assessment, & Report

The Account Manager and supporting GAM Staff manage all activities related to the following implementing a ‘One-Stop Shop’ review process:

Distribution of the design review documents to all relevant Departments and Agencies

Monitoring and facilitating review progress.

Assembly of project review comments and assessment from Department/Agency Heads and the preparation of an Application Review Report with recommendations.

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

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D.3 Design ReviewOUTCOMES of Application Review:

Application Review Report: A complete assessment of the major project proposal in an Interim Industrial 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 RC such as design improvements.

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

PROCEDURE: Technical ReviewFollowing Application 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.

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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 DSP and the restructuring of the development review process will be phased and early applications for Interim Industrial development can anticipate a mixture of old and new procedures.

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The Area Coordinator, Account Manager and supporting DSAP / 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 MOE, MOH, JEA and Civil Defense: While many Agencies and Departments (public & private) play a role in development review and approval, MOE, MOH, JEA and Civil Defense, together with GAM / DSP, have the greatest responsibilities and work requirements. These organizations are outside of GAM and JEA is Non-governmental. Civil Deference is responsible for Building Code and Life Safety issues while JEA is responsible for Engineering Systems (structural, mechanical, electrical, etc.). The coordination between GAM/DSP, MOE, MOH, Civil Defense, and JEA will be critical in the successful implementation of a major project review process.

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Development Charges: Services – Roads, Stormwater Management, Water, Sanitation, Electrical, Telecommunications

A one time charge will be assessed by the appropriate Public Authority on each Interim Industrial Project to cover capital expenditures on the provision, extension, and upgrading of plot service networks necessitated by the Project. This is in addition to on-site provisions which are the exclusive responsibility of the Developer. The policy is that the Developer will pay the total cost of service improvements and extensions directly associated with and benefiting a Developer’s Project. In addition, the investor will 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. The charges will be assessed for the following:

Roads and Transportation: Arterial, Collector and Local Roads

Stormwater Management: Stormwater management systems

Water Service: Local Networks, Water Main Extensions, Bulk Facilities

Waste Water (Sanitation) Service: Local Network, Trunk Sewer Drains, Bulk Facilities

Electricity: Main & Distribution Power Substations, Transformers, Local Networks, Cabling (burying) of Overhead High Voltage Lines

Telecommunications: Local networks, Cabling, Fibre Optics,



Development Charges: Roads & Transportation

A one time charge will be assessed by GAM on each HDMU Project to cover capital expenditures related to road construction, including Service Alleys, Local Access Roads, Collectors, Arterials, etc., that will service the project site


Development Charges: Storm Water Drainage

A one time charge will be assessed by GAM on each Industrial 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.

Conditions of Approval from the Design Review Process

Development Charges: Transportation and Servicing Infrastructure Charges

Off-site Construction to be Completed by Developer

Off-site Construction to be Completed by GAM

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:



D.5 Contact Information

To download all information go to: http://www.ammancity.gov.jo/english/master/m1.asp

Special Projects Department (SPD):Phone: 06.4765843Fax: 06.4765821

Amman Master Plan Project:Phone: 06.4740895Fax: 4629165

Email: [email protected]

Appendices

1 Project Team

2 Transportation



Appendix 1: Project TeamAmman Master PlanProject Management Unit

GREATER AMMAN MUNICIPALITYSamir Subhi Project Director Kawkab Al Badawi Administrative AssistantFiras Al-Rabadi 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 ResearcherNawal Kraid Planner & Urban DesignerNader Subhi AutoCAD & GIS SpecialistHasan Kiswani GIS ManagerAbdullah Rsheaid 3-D Imaging 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 Designer

BEARING POINTGerry Post Project DirectorHuda Najim Operations ManagerTamam Mango Master PlannerHania Maraqa PlannerMike McCandless Zoning Law



Appendix 2: Interim Policy Guidelines for Arterial, Collector, and Local Road Elements & Functional Classification System




INTRODUCTION

In response to the creation of an Industrial Land Use Policy, identification of industrial development areas within the Greater Amman Municipality, and the preparation of an associated Development Manual, a suitable set of interim guidelines for the establishment of an industrial road network have been created.

These interim public road element guidelines have been premised, in part, upon the following principles:

Preliminary industrial land use parcelization criteria have been established using a generic 500 metre by 200 metre dimension, which could be further sub-divided into smaller parcels depending upon the nature of industrial land uses within a particular area;

A review of typical arterial, collector, and local industrial road right-of-way cross-section requirements including allowances for non-vehicular right-of-way elements;

A review of typical road spacing guidelines for various road hierarchy elements;

A recognition of typical transportation planning objectives embedded in road spacing dimensions including the nature of junction control (i.e., roundabout, signalized, or stop control), junction locations, achievement of key road hierarchy infrastructure elements (arterial, collector, and local road components), etc.; and,

Proximity to existing urban settlement areas, other existing industrial areas, recognition of existing parcelization characteristics within identified industrial areas, and proximity to existing or planned transportation infrastructure.




Infrastructure Elements Typical Spacing Requirements

• Arterial to Arterial Road spacing • 1.2 to 2.0 km spacing

• Signalized or major junction control along Arterial roads; typically equivalent to arterial / collector road spacing

• 400 to 600 metres; 500 metres for planning purposes; also consistent with generic parcelization dimensions

• Collector / Collector road spacing • 200 to 400 metre spacing; also consistent with generic parcelization dimensions

• Collector / Local road spacing • 100 to 200 metre spacing; also consistent with generic parcelization dimensions

• Minor junction control spacing • 100 to 200 metre spacing; also consistent with generic parcelization dimensions

Interim Guidelines




Classification Sub-Classification Planned Right-of-Way

Pavement Width Median Median Breaks Boulevard Width

metres y/n metres minimum desireable

Urban Arterial w/o Primary Transit Corridor 22 to 36 14 to 21 metres (Curb and Gutter)

y permitted 5 metres (min.) 2 metres (min.)dependant upon

urban design features

Collector Road function 22 to 24 m12 to 14 metres

(Curb and Gutter) n n/a 4 to 5 metres (min.) 2 metres (min.)dependant upon


Local Road Function 18 m 10.5 to 12 metres (Curb and Gutter)

n n/a 3 to 3.75 metres 2 metres (min.)dependant upon


Hard Surfaced Sidewalk Width (metres)

Industrial Road

Industrial Road Hierarchy / Functional Classification System




Classification Sub-Classification Public Investment Guidelines Nature of transit

Urban Arterial w/o Primary Transit CorridorInvestment focused on measures to manage traffic flow, enhance

safety, enhance public realm and pedestrian environment and encourage building frontage

Municipal Transit within mixed traffic

Collector Road functionInvestment focused on creating properly connected functional segments consistent with the strategic directions outlined in the

Industrial Lands Policies

Municipal Transit within mixed traffic

Local Road FunctionInvestment focused on creating properly connected functional segments consistent with the strategic directions outlined in the

Industrial Lands Policies

Municipal transit permitted but not

encouraged

Industrial Road





Classification Sub-Classification Parking Landscaping

Type Implications

Urban Arterial w/o Primary Transit CorridorParking

prohibited and strictly enforced

At-grade roundabout and signalized intersection control options for interupted

traffic flow

May require additional Right-of-Way to accommodate geometric design

requirements associated with capacity/functional design characteristics. To be assessed on a case-by case basis.

as per Urban design objectives

for areas in question

Collector Road function

Parking permitted

according to local regulations

At-grade roundabout and signalized intersection control options for interupted traffic flow; junctions with local industrial

roads generally operated under stop control

May require additional Right-of-Way to accommodate geometric design

requirements associated with capacity/functional design characteristics. To be assessed on a case-by case basis.



Local Road Function

Parking permitted

according to local regulations

At-grade roundabout and unsignalized intersection control options for connections to other local or collector industrial roads

Unlikely to require additional Right-of-Way to meet capacity or functional design

needs.



Junction Controls

Industrial Road





Classification Sub-Classification Connectivity Typical Daily Volume Thresholds

veh's/day

Urban Arterial w/o Primary Transit Corridor

Connections to other Motorway/Highways/Urban

Expressways, other Arterial Road, Service Road, Collector Road, and

Industrial Road classifications

> 25,000 and < 70,000 AADT

Collector Road function

Connections to Arterial Road, Service Road, Collector Road, other Industrial Collector Road, and Local Industrial

road classifications

> 5,000 and < 15,000 AADT

Local Road FunctionConnections to Service Road,

Collector Industrial Road, and other Local Industrial road classifications

> 3,500 and < 5,000 AADT

Industrial Road


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