DCR Jumeirah Village - Presold Code.pdf

Jumeirah Village - Development Code Presold Lots

Revised October 2006

DUBAI, U.A.E. - OCTOBER 2006

JUMEIRAH VILLAGE - PRESOLD LOTS DEVELOPMENT CODE

S T N E T N O C F O E L B A T

Table of o f Contents Cont ents INTRODUCTION

1

4. USE

The Eight Principles of Jumeirah Village

1

Section 4.01.

Types of Use

The Jumeirah Village Master Plan and Development Code

2

Section 4.02.

Use Categories

9

Contents of the Development Code

2

Section 4.03.

Conditional Use

9

Section 4.04.

Accessory Use or Structure

1. GENERAL PROVISIONS

3

Section 4.05.

Temporary Use

9 9

9 12

Section 1.01.

Title

3

Section 1.02.

Authorities

3

5. FORM CODE – PRESOLD LOTS

13

Section 1.03.

Purpose & Intent

3

Section 5.01.

General

13

Section 1.04.

Applicability

3

Section 5.02.

Building Configuration and Size

13

Section 1.05.

Amendments

3

Section 5.03.

Building Setbacks

13

Section 1.06.

Measuring System

3

Section 5.04.

Urban Design

13

Section 5.05.

Architectural Treatments

14

2. REVIEW AUTHORITY

4

Section 2.01.

General Authority

4

6. PARKING AND LOADING

Section 2.02.

Development Code Administrator

4

Section 6.01.

Purpose and Type

16

Section 2.03.

Development Review Board

4

Section 6.02.

General Provisions

16

3. ZONE

i

16

Section 6.03

Space Requirements

16

6

Section 6.04.

Space and Lot Design

16

Section 6.05.

Loading Areas

19

Section 3.01.

Establishment of Zones

6

Section 3.02.

Official Zoning Map

6

Section 3.03.

Interpretation of Boundaries

6

Section 3.04.

Uniform Application of Zones

6

ii


OCTOBER 2006

JUMEIRAH VILLAGE LLC

S T N E T N O C F O E L B A T

7. SIGNS

20

9. ADMINISTRAT ADMINISTRATION ION AND PROCEDURES

26

Section 7.01.

General

20

Section 9.01.

General

26

Section 7.02.

Abandoned Signs

20

Section 9.02.

Common Review Requirements

26

Section 7.03.

Master Sign Plan

20

Section 9.03.

Concept Plan

27

Section 7.04.

Prohibited Signs

20

Section 9.04.

Site Plan

27

Section 7.05.

Lighting

22

Section 9.05.

Building Permit

28

Section 7.06.

Maintenance

22

Section 9.06.

Variance

29

Section 7.07.

Language

22

Section 9.07.

Exception

3-

Section 7.08.

Dimensions

22

Section 9.08.

Conditional Use

31

Section 7.09.

Temporary Signs

22

Section 9.09.

Development Code Amendment

31

Section 9.10.

Zoning Map Amendment

31

Section 9.11.

Enforcement

33

8. LANDSCAPE AND FENCING

23

Section 8.01.

General

23

Section 8.02.

Special Requirements by Zone

23

Section 8.03.

Paseos and Roof Gardens

23

Section 8.04.

Fencing

Section 8.05.

Trellis Overhangs.

Section 8.06.

Parking Areas

25

10. DEFINITIONS

33

23

APPLICATIONS CHECKLISTS

36

25

Development Intent Questionnaire Contents

36

Master Form Contents

36

Concept Plan Checklist

37

Site Plan Checklist

38


Jumeirah Village is a community designed to embody a vision of peace, harmony, health, and happiness – a community with the highest standards of quality of life created by capturing the best characteristics of Arab and Western culture. Overall, eight principles form the foundation of Jumeirah Village: Sense of Peace and Community Jumeirah Village promotes an environment that features peace and harmony among neighbors. Emphasis is placed upon creating an atmosphere that promotes friendship, family, healthy interaction and other dynamic traits that set the neighborhoods of this community apart from other development. Pedestrian Friendliness Walking and biking are more than exercise. They are an invitation to meet friends, allow children to play, and live life at a slower pace. The design of Jumeirah Village promotes walking, biking and other alternatives through creation of a convenient and entertaining atmosphere, including features such as pedestrian access, landscaping, stores, street furniture, architectural detail, and open spaces. Water and Green Space Green spaces and water represent a healthy life and abundance in comparison to the stark beauty of the desert. Throughout Arab history, oases have served as attractions providing nourishment and focal points for gathering and association. Jumeirah Village celebrates the importance of greenery and water in the desert landscape through development of open spaces and water features that connect the neighborhoods and Zones of the community. Many of the public amenities found in Jumeirah Village including parks, sports fields, schools, mosques, and more are strategically clustered in the green spaces to create accessible gathering places reminiscent of the importance of the historic oasis. Mix of Symmetry and Natural Form Symmetry is a critical component of Islamic art, Arab architecture and Western urban design. However, many of the most successful communities and spaces in the world have “evolved” through a natural, organic pattern. Jumeirah

1

N O I T C U D O R T N I

Introduction The Eight Principles of Jumeirah Village


symmetry through an organized radial pattern and median streets that end in a large-scale central park. At the same time, the design also allows neighborhoods and open spaces to occur in a more natural, pedestrian friendly manner. Mixed Use Actively mixed uses are a part of many of the most dynamic and successful communities throughout the world. Mixing uses promotes accessibility to major community features such as parks and commercial centers and provides natural gathering places for residents. Jumeirah Village intertwines uses in a manner that builds both economic viability and a sense of community. Icons and Focal Points Landmarks are an important component of the community as a tool for sense of direction, community recognition, and local pride. The unique towers, the central park, the interconnected series of open spaces, the meandering water feature, and the town centers are all icons that are unique to Jumeirah Village. Strong Public Space & Private Space A home is recognized as a place for privacy throughout Arab and Western culture. Today, the opportunity for privacy is increasingly more important as a healthy escape from the bustle of life. At the same time, however, public spaces are expected to be locations of significant and dynamic interaction – places for gathering, relaxing, entertaining, and shopping. Jumeirah Village offers a broad range of choices for privacy and proximity to public space. The best of both worlds is found throughout the community. Health and Happiness Jumeirah Village is a living and working environment that offers superior quality of life, including a healthy and enjoyable living environment. The numerous, interconnected green spaces and clustered gathering spaces are intentionally designed to promote a healthy physical lifestyle. Neighborhoods are intended to promote social interaction. Jumeirah Village was created by applying these Eight Principles throughout the design process. Neighborhoods are designed to be places of interaction and enjoyment that

2

JUMEIRAH VILLAGE - PRESOLD LOTS DEVELOPMENT CODE -

OCTOBER 2006


N O I T C U D O R T N I

amenities, shopping needs, and friends. The streetscape is designed to be attractive, functional and inviting to both motorists and pedestrians. Jumeirah Village offers an immense number of choices in housing and neighborhoods amenities ranging from secluded villas to the bustle of living in the Town Center.

The Jumeirah Village - Master Plan and Development Code Two documents guide the development of Jumeirah Village to ensure that the community reaches its full potential and appropriately applies the Eight Principles – The Master Plan and the Development Code. These documents work together to span the divide between the vision for Jumeirah Village and the standards necessary to ensure that all is completed according to plan. The Master Plan The purpose of the Master Plan is to set the general foundation for the physical design of Jumeirah Village. The Master Plan represents the physical layout of lots, open spaces and amenities throughout the site. The Master Plan also includes the overall design strategy that evolved from the initial Eight Principles for the project. It discusses the major features and characteristics that make Jumeirah Village unique, from the broad description of the relationship between neighborhoods, open spaces, streets, and centers to more detailed discussion of the appearance of the streetscape and the types of uses expected in the various community “centers”. The Master Plan establishes the general Circulation Plan for the community and, even here, the Eight Principles have been combined with the need for efficient and safe travel choices. The Master Plan document is accompanied by two Master Plan Maps – an illustrated map that generally depicts the look of a completed project and a digital map that delineates the specific location and coordinates of lots and spaces.

The Development Code The Master Plan is a guide, a detailed layout of spaces and Block Guidelines that provide clues to the detailed design of Jumeirah Village. The Development Code is a tool for implementing the Master Plan. It provides the regulatory framework that ensures structures and uses are located according to plan and that the anticipated high quality of life for residents, employees and guests in Jumeirah Village is realized. The Development Code is specifically designed to carry out several functions: A. Ensure design that promotes the highest principles of general health, welfare and safety for individuals that live, work or visit the community. B. Provide the minimum standards needed to carry out the vision established by the Master Plan. The intent of the Development Code is to focus, not reign in, creative freedom. C. Establish procedures needed for Jumeirah Village LLC to successfully carry out the requirements of the Development Code. D. Provide the tools to make sound decisions regarding the inevitable evolution of Jumeirah Village. Communities must change over time to remain dynamic. However, change does not have to come at the cost of maintaining the Eight Principles that make Jumeirah Village unique. This Code ensures that sufficient information and procedures are available to allow the community, and the tools used to guide development in the community, to change in ways that benefit Jumeirah Village over the long term.

Contents of the Development Code The Development Code for Jumeirah Village is designed to address a broad range of issues important to carrying out the functions described above and meeting the Eight Principles that serve as the foundation for the community. The guidelines address many issues common to all communities, but once again, they also show an attention to detail unique to Jumeirah Village. For example, traditional streets are designed with sufficient width to provide parking but codes commonly require that a development accommodate all

potential parking on the site. In Jumeirah Village, however, on-street parking is strongly encouraged and is considered part of meeting parking requirements. Contents of the Development Code are broken down as follows: A. General Provisions. Introduce the Development Code and provide the purpose, intent and applicability of the Code. B. Review Authority. Confirms Jumeirah Village LLC as the ultimate authority regarding development in Jumeirah Village and designates representatives responsible for carrying out the daily duties of administering the Code. C. Zones. Divides the community into areas of common interest and typology for purposes of regulation. D. Use. Designates permitted uses in each of the zones of Jumeirah Village. E.

Form. Addresses the location, size and design of all structures in the community.

F.

Parking. Establishes guidelines for provision, location, type and design of parking areas.

G. Signs. Discusses permitted sign types by purpose, location, size, number, intent, and detail. H. Landscape and Fencing. Acknowledges the benefits of adding “green spaces” and screening to the community as a means of “softening” the built environment, improving aesthetics, and adding additional opportunities for recreation. I.

Administration and Procedures. Provides the tools and processes needed to administer the Development Code.

J.

Definitions. Describes the various technical or specific terms found throughout the Development Code.

K. Application Checklists. Ensure that appropriate and sufficient information is conveyed by the potential applicant to Jumeirah Village LLC when requesting to develop a site.


JUMEIRAH VILLAGE -PRESSOLD LOTS DEVELOPMENT CODE

3

Y T I R O H T U A

1. General Provisions

W E I V E R

Section 1.01. Title This Development Code is hereby officially known as the “Jumeirah Village Development Code”. References to “this Code” shall be interpreted as references to the Jumeirah Village Development Code.

Section 1.02. Authorities 1.02.01. Authority of Jumeirah Village LLC Jumeirah Village LLC is responsible for promoting and control of development of Jumeirah Village. As a result, Jumeirah Village LLC is granted the authority to establish regulations and guidelines to manage the use and development of all land, water and structures within the boundaries of Jumeirah Village. Jumeirah Village LLC shall have the right to approve or deny all applications for development within Jumeirah Village. In accordance with the recital on the property title, Jumeirah Village LLC has the authority to: A. Implement and ensure compliance with this Code. B. Appoint an authority or individual to review and approve or deny a Concept Plan, Site Plan or Building Permit. C. Amend and interpret this code, as needed. D. Establish and enforce additional rules, guides and requirements, as determined to be appropriate. 1.02.02. Authority of Other Entities Nothing in this Code relieves the developer or landowner from the responsibility to acquire all additional permits or approvals as needed for site development or construction in Jumeirah Village, including, but not limited to approval from Dubai Municipality (DM), Dubai Electricity and Water Authority (DEWA), Dubai Ports, Customs and Free Zone Corporation, and the Department of Civil Defence.

to all decisions made under this Code. This Code regulates development in order to achieve objectives of the plan that include, but are not limited to, the following: A. Implement the Block Guidelines established in the plan and defined in this Code that dictate the character and pattern of development of the area. B. Enhance safety from fire, panic, and other dangers. C. Promote health and general welfare;

D. Yards and lots shall not be reduced below dimensions and area requirements established in this Code. Likewise, no structure or building shall be permitted to exceed requirements regarding bulk standards. E.

In the event that requirements of this Code conflict or compete with requirements of other lawfully adopted rules, regulations, ordinances, or resolutions, the most restrictive shall apply.

D. Provide adequate light and air;

Section 1.05. Amendments

E.

Prevent or minimize conflicts or negative impacts among adjacent land uses.

F.

Facilitate adequate provision of transportation, water, wastewater, parks and open spaces, other public facilities.

Jumeirah Village LLC shall have the authority to amend this Code, as needed. Amendments shall be completed in accordance with Section 9, Administration & Procedures of this Code.

G. Maintain property values by stabilizing expectations and ensuring predictability in development. H. Establish a process that effectively and fairly applies the regulations and standards of this Code.

Section 1.04. Applicability The regulations established by this Code shall be considered minimum requirements for development as follows: A. No building, structure or land shall be used or reused and no building or structure shall be constructed, reconstructed, occupied, moved, or structurally altered unless in conformity with the appropriate regulations established within this Code.

Section 1.03. Purpose & Intent

B. No part of a yard, open space, off-street parking or loading space necessary for compliance by a building or structure for purposes of meeting the regulations of this Code shall be likewise used by another building or structure for compliance unless such shared use of resources is permitted by this Code and approved by Jumeirah Village LLC.

This Code is established for the purpose of promoting the public health, safety and general welfare of the present and future residents, employees and guests of Jumeirah Village and promoting safe, orderly and healthful development. The Master Plan for Jumeirah Village is the fundamental guide

C. All landscaping, parking, and signs shall be expected to meet the requirements of this Code. Approval shall be granted by Jumeirah Village LLC before a sign may be constructed, altered or otherwise displayed within Jumeirah Village.

1.05.01. New Development New development taking place after amendment to the Development Code shall be expected to meet requirements of the Code as amended. Development shall be required to meet an amended Code if an application for approval has not been submitted or a submitted application has not received approval prior to adoption of the new code amendment. 1.05.02. Existing Development Existing development, including development that is under construction or has received approval by Jumeirah Village LLC, shall be exempt from meeting requirements established by code amendments adopted following application approval. Improvements to existing development shall meet requirements as amended at the time of application for approval of said improvements.

Section 1.06. Measuring System The Standard International (SI) system of measurement shall be considered the accepted and official measuring system for this Code. All applications, figures and other materials submitted for approval shall utilize the Standard International system.

4

Y T I R O H T U A

JUMEIRAH VILLAGE -PRESOLD LOTS DEVELOPMENT CODE

OCTOBER 2006


2. Review Authority

W E I V E R

Section 2.01. General Authority 2.01.01. Delegation of Authority As stated in Section 1.02.01, Authority of Jumeirah Village LLC, this section certifies that Jumeirah Village LLC is responsible for promoting and control of development of Jumeirah Village. As a result, Jumeirah Village LLC has the right to approve or deny all applications for development within Jumeirah Village. To assist in administration of these duties, Jumeirah Village LLC is authorized to delegate responsibilities, including but not limited to: A. Daily administration of this Code, the Master Plan for Jumeirah Village and other plans related to Jumeirah Village. B. Ability to receive, review, approve, request modification, or deny applications for development.

2.01.03. Conformity with Development Code No employee of Jumeirah Village LLC granted authority by this Code may approve or issue a permit for a development application that does not meet the provisions of this Code. Any approval or permit issued in conflict with the provisions of this Code shall be considered null and void. 2.01.04. Final Authority Jumeirah Village LLC reserves the right to final authority on all items related to promotion and control of development of Jumeirah Village. All decisions made by Jumeirah Village LLC, including appeals of decisions made by the Development Code Administrator or Development Review Board shall be considered final.

Section 2.02. Development Code Administrator

D. Enforcement of the requirements established by this Code.

2.02.01. Designation Jumeirah Village LLC shall designate a Development Code Administrator to maintain daily administration of affairs related to development activity in Jumeirah Village.

2.01.02. Summary of Review Authority Jumeirah Village LLC hereby establishes a Jumeirah Village Development Code Administrator and a Development Review Board (DRB) for the purpose of administering the majority of activity related to this Code. Table 2.01, Roles and Duties, summarizes the purpose of each entity.

2.02.02. General Development Application Duties As noted in Table 2.01, Roles and Duties, the Development Code Administrator shall accept, review, request modification, approve, or deny the following development applications based upon the requirements established by this Code:

C. Requests or decisions to amend or interpret this Code.

A. Concept Plan B. Site Plan C. Building Permit

2.02.03. Staff Duties on Behalf of Development Review Board In addition to duties described in Section 2.02.02, the Development Code Administrator shall act as staff to the Development Review Board providing the following services: A. Accept, review, and recommend actions upon Development Code amendments, Zoning Map amendments, variances, exceptions, and conditional uses. B. Complete Findings of Fact for each decision reached by the Development Review Board. C. Respond to the applicant with Findings of Fact. 2.02.04. Additional Duties Additional duties assigned to the Development Code Administrator include: A. Conduct Pre-Application Meetings as needed with potential applicants prior to formal submission. B. Monitor and enforce the regulations established by this Code. C. Interpret the requirements of this Code. D. Prepare and amend any forms and application information to be utilized in the development review and approval process.

Section 2.03. Development Review Board 2.03.01. Designation Jumeirah Village LLC shall designate a Development Review Board (DRB) for purposes of approving or denying requests to vary from the requirements of this Code, amend the Code or Zoning Map, or appeal a decision of the Development Code Administrator. 2.03.02. Appointment Jumeirah Village LLC shall appoint a panel consisting of no more than five members to serve on the Development Review Board. Three members of the DRB shall be regular members. Two additional members shall serve as alternates. Meetings of the DRB shall occur regularly on a basis that shall not exceed once a month unless approved by the three regular members of the DRB. 2.03.03. Powers & Duties As noted in Table 2.01, Roles and Duties, the DRB shall be charged with the following activities: A. Review, approve and deny applications for Variances, Exceptions and Conditional Uses including the establishment of Findings of Fact. B. Approve or deny proposed amendments to the Development Code or the Zoning Map as requested by an applicant, Jumeirah Village LLC staff, the Development Code Administrator, or the DRB. C. Hear appeal of any decision made by the Development Code Administrator.



5

Y T I R O H T U A W E I V E R

Table 2.01, Roles and Duties Role

Jumeirah Village LLC

Development Code Administrator

Development Review Board (DRB)

Final authority and administrator of responsibilities related to implementation and amendment of this Development Code. Delegates duties as necessary and hears appeals of any actions taken by the Development Review Board.

Responsible for daily administration of the Development Code including the designated authority to make administrative decisions. Develops a report of review and recommendation regarding items sent to the Development Review Board.

Responsible for approval or denial of items requiring possible variation or alteration of this Code. Appeals actions taken by the Development Code Administrator.

Hears appeals of DRB decisions

Responsible for Approval or Denial

Hears appeals of Administrator’s decisions


Submits review and recommendations to DRB, completes DRB findings report, and responds to applicant

Responsible for Approval or Denial with Findings of Fact


Responsible Party

Hears appeals of Administrator’s decisions

Approves Consultants for Service

Accepts applications and maintains register

--

AdministrativeActions Concept Plan Site Plan Building Permit Amendments & Exceptions Code Amendment Zoning Map Amendment Variance Exception Conditional Use Other Duties Accepts Notice of Intent Questionnaire Conducts Pre-Application Meeting Administers and Accepts Applications for Development Reviews Applications for Completeness Develops Reports to the DRB and Jumeirah Village LLC Enforces Development Code Interprets Development Code Appointment and Pre-Qualification of Consultants

6

S E N O Z


OCTOBER 2006


3. Zones Section 3.01. Establishment of Zones

Section 3.03. Interpretation of Boundaries

For the purposes of this Code, the site is divided among seven zones, as shown in Table 3.01, General Zone Information.

In the event of uncertainty regarding the precise location of boundaries, the following guidelines shall apply:

Section 3.02. Official Zoning Map 3.02.01 Location and Changes A. Jumeirah Village is divided into zones as noted and maintained by the Official Zoning Map, hereafter referred to as the Zoning Map. The Zoning Map, maintained in the offices of Jumeirah Village LLC, is considered a part of this Development Code. B. Any zoning changes shall be recorded on the Zoning Map by Jumeirah Village LLC and each change shall be registered on the map with a number and note indicating the change. C. No change shall be made to the Zoning Map except in conformity with requirements of this Code. Any unauthorized change shall be null and void and have no force or effect. D. The Zoning Map shall be the final authority regarding zone boundaries. 3.02.02 Digital Map Jumeirah Village LLC may publish duplicate versions of the Zoning Map or utilize a digital mapping system to maintain the Zoning Map without diluting the final authority of the physical Zoning Map available in the offices of Jumeirah Village LLC.

A. Boundaries approximately following the center line of streets or alleys shall be considered to follow such center lines. B. Boundaries approximately following lot lines shall be considered to follow such lot lines. C. Boundaries parallel to rights-of-way shall be considered to follow such rights-of-way. D. In all variances other than those listed above, Jumeirah Village LLC shall make a written interpretation of zone boundaries.

Section 3.04. Uniform Application of Zones No building, structure, or land shall be used or occupied, and no building or structure shall be erected, constructed or reconstructed except in conformity with this Code.



7

S E N O Z

Table 3.01, General Zone Information

Description

• Lowest density residential areas offer a suburban feel with proximity to urban services.

• Low density residential use offers a compromise between suburban single family villas and multifamily living.

• Structures are single family, detached homes surrounded by a private yard.

• Structures are flexible in use - allowing single family attached townhomes with limited front and rear yards, as well as apartment flats.

• Mix of uses is minimal with commercial activity limited to home offices. • Located primarily in southern “triangle” portion of the site and far right corner of the “circle.”

• Mix of uses is minimal with commercial activity limited to home offices. • Located throughout the site and creatively used to surround range of medium and high density activities.

• Variety of Medium density residential building surrounded by other MidRises and flex units.

• High density units in 3 configurations and heights: Gateway Tower, Boulevard Tower and Pre-sold Tower.

• High density, mixed-use units that create a series of dynamic, urban cores for Jumeirah Village.

• Structures are medium to high range in height, multifamily buildings with an attached carpark.

• Multifamily skyscrapers of varying heights with attached an above/below ground carpark.

• Open spaces are incidental with the exception of optional roof gardens.

• Open spaces are incidental with the exception of optional roof gardens.

• Multi-unit skyscrapers of varying heights with an urban “podium” and an attached above/below ground carpark.

• Use for Mid-Rise G+4 is primarily residential with ground floor retail activity possible. Mix use is allowed for G+10 & G+16 with retail possible on Ground & First Floors and Commercial on First, Second & Third Floors. Most institutional uses are permitted by right.

• Located along major roadway connecting Town Center within the site and surrounding arterials.

• Located throughout the “circle” portion of the site along and within the major roadways and in the “triangle” portion of the site adjacent to tower parcels.

• Use is primarily residential, but maybe a mix of residential, retail (on Ground & First Floor), and commercial (on Second & Third Floors).

• Open spaces may include plazas, urban greens and roof gardens. • Primarily a location for office use, although may be a mix of residential, office, hotel and retail.

• Low density, commercial retail located within the large median of the “triangle” portion of the site and within each of the “circle” districts.

• Large open spaces designed to provide recreation, gathering opportunities and civic services within walking distance.

• Structures are limited height and serve a portion of the commercial retail needs of the project.

• Includes Village Centers as defined in Block Guidelines.

• The formal green spaces of the median surround this portion of the site with additional open space desirable, but optional.

• Located within easy • Located in three specific access of the majority of the “triangle” portion of areas of the project. the site, particularly by • Allows hotel or office automobile. above retail.

• Structures are limited height and complimentary to the open space. • Primarily functions as active and passive recreation space, including a number of water features. Institutional uses are permitted by right, as well as limited neighborhood commercial activity. • Open space connects virtually all of Jumeirah Village..

• For Presold Towers, commercial use is permitted.

Function Live

High

High

High

High

High

None

None

Work

Low

Low

Medium

Medium

High

Medium

Low

Shop

None

None

Low

Medium

High

High

Low

Play

Medium

Medium

Medium

Low

Low

Low

High

8

S E N O Z


OCTOBER 2006


Figure 3.01, Zoning Map

“Triangle” Side

“Triangle” Side

“Circle” Side



E S U

4. Use Section 4.01. Types of Use

D. Number and character of employees.

Use categories are listed in Tables 4.01a and 4.01b. The following serve as a key to the Land Use Tables and indicate treatment for each use according to Zone.

E.

Hours of operation.

F.

Building and site arrangement.

4.01.01. Permitted Uses A “P” indicates that a specific use is permitted by right within the given Zone. Such uses must meet all other appropriate requirements of this Code.

H. Number of vehicle trips generated.

4.01.02. Conditional Uses A “C” indicates that a use is permitted provided that the project appropriately responds to additional criteria. Conditional uses must meet all other appropriate requirements of this Code.

G. Vehicles used and parking requirements. I.

Required signage.

J.

Advertisement of use.

K. Likely impact on surrounding properties. L.

Ability to operate independently of other activities on a site.

Section 4.03. Conditional Use

Jumeirah Village LLC may place conditions upon approval of a Conditional Use Permit to reduce or mitigate impacts upon surrounding uses. 4.03.03. Transferability Approval of a Conditional Use is not transferable to new tenants or operators.

Section 4.04. Accessory Use or Structure 4.04.01. Criteria A use or structure shall be considered an Accessory Use or Accessory Structure if it meets the following criteria: A. The use or structure is subordinate to or serves the primary use or principal structure.

4.01.03. Accessory Uses An “A” indicates the use as accessory to the primary use on a given site. An Accessory Use is permitted by right assuming that additional requirements established in Section 4.04, Accessory Use or Structure, are met.

4.03.01. Criteria for Approval Approval of a use in a given Zone is conditional if the use can be made compatible assuming specific criteria have been met to address negative impacts upon the surrounding area. Following are variables for consideration of approval of a Conditional Use:

B. The use is subordinate in area, extent or purpose to the primary use.

4.01.04. Uses Not Allowed An “-“ indicates that a particular use is not permitted within a given Zone.

A. Conformity and compatibility with the approved Master Plan for Jumeirah Village.

4.04.02 Permitted Accessory Uses Following are permitted Accessory Uses and Accessory Structures in Jumeirah Village:

B.

Section 4.02. Use Categories 4.02.01. Classification Use categories classify land uses and activities based upon a similar function, product or physical characteristics. Characteristics include the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, likely impact on surrounding properties, and site conditions. 4.02.02. Determination of Use In the event that a use is not listed or classification is otherwise required, Jumeirah Village LLC shall classify the use as appropriate. Following are criteria for determining classification: A. Actual or Anticipated characteristics of the activity. B. Approximate size of site area or floor space. C. Amounts of sales and customer type generated.

9

The proposed Conditional Use will not adversely impact the surrounding area or the overall development of Jumeirah Village.

C. The location, size, intensity, and accessibility of the use will not adversely impact the marketability of surrounding uses or reduce the anticipated standard of living. D. The size, floor, area, mass, and general appearance of the proposed structure are to be compatible with surrounding structures. E.

Adjacent streets and utilities have sufficient capacity to meet infrastructure requirements of the Use.

F.

Access to the site is acceptable to Jumeirah Village LLC.

G. Adequate parking will be available and in accordance with criteria established by this Code. H. Impacts such as night lighting and noise have been successfully addressed. 4.03.02. Conditions

C.

The use is located on the same lot as the primary use.

D. The use is included in calculation of maximum lot coverage.

A. Home Office and Caretakers quarters as noted in Tables 4.01a and 4.01b, as well as 4.04.04, Home Office of this Development Code. B. Storage structures not exceeding 10 percent of the maximum lot coverage and maintaining compatibility of scale, materials and design with the principal structure. C.

Commercial or Institutional uses such as cafes or mosques for the exclusive use of employees associated with commercial or office use.

D. Solar panels and similar features, awnings, canopies, carports, and other amenities attached or directly related to the primary structure. E.

Trash or refuge storage and enclosures.

F.

Radio, television or other telecommunications antennas.

G. Temporary uses associated with construction sites. 4.04.03 Prohibited Accessory Uses

A. Open storage of loaded and unloaded vehicles. B. Open storage of materials, supplies or equipment. C. Outdoor display for sale of items such as automobiles, furniture, appliances or other large-scale materials. D. Raising, breeding, or keeping of dogs, cats, birds or other animals for sale, feeding or slaughter. 4.04.04 Home Office A home office is permissible as a use in given Zones, as noted in Tables 4.01a and 4.01b, if it meets the following criteria: A. The home office is clearly incidental to the residential use of the dwelling. B. Business connected to the home office is conducted entirely within a residential structure. C. No outside storage of any kind is related to the home office. D. The residential character of the dwelling and the lot are not altered in any way to account for a home office, including additional parking, placement of a business related sign, or display of wares in a manner as to be visible to the outside. E.

Deliveries by commercial vehicles occur only between 8am and 6pm.

F.

The home office creates no disturbing or offensive noise, vibration, smoke, dust, odor, heat, glare, unhealthy or unsightly condition, traffic, or parking problem.

G. The home office shall not result in the off-street or onstreet parking of more than two vehicles at any one time not owned by members of the occupant family. H. The business conducted within the home office does not involve retail sales or services. property prior to completion of the primary structure.

10


OCTOBER 2006


E S U

Table 4.01a, Permitted Land Uses: Residential & Institutional

Residential Single Family Villa

P

-

-

-

-

-

Townhome

-

P

-

-

-

-

-

Multifamily Apartment

-

-

P

P

P

-

-

Home Office

A

A

A

A

A

-

-

Caretaker Dwelling

A

A

-

-

-

-

-

Park or Open Space

P

P

P

P

P

P

P

Recreation Center

C

C

C

C

C

C

P

Play Area

P

P

P

P

P

P

P

Sports Fields

C

C

-

-

C

-

P

Institutional School

C

C

-

-

P

P

P

Mosque

P

P

P

P

P

P

P

Library/Cultural Center

C

-

P

-

P

P

P

Medical Facility

-

-

P

P

P

P

P

Hospital

-

-

C

C

P

-

-

Civil Defence

-

-

P

-

P

P

P

Fire Station

-

-

P

-

P

P

P

Police Station

-

-

P

-

P

P

P

Daycare/Nursery

C

-

P

-

P

P

P

Municipality Services

-

-

P

-

P

P

P

Post Office

-

-

P

-

P

P

P

Carpark Structure

-

-

P

P

P

P

P

Cultural/Recreation



11

E S U

Table 4.01b, Permitted Land Uses: Commercial, Utility & Industrial

Commercial Office, General

-

-

C

C

P

P

-

Eating Establishments Indoor Restaurant

-

-

C

P

P

P

P

Outdoor Cafe’

-

-

C

P

P

P

P

Entertainment Indoor Entertainment

-

-

-

P

P

P

C

Outdoor Entertainment

-

-

-

P

P

P

C

Convenience Grocery

-

-

C

P

P

P

P

General Retail

-

-

C

P

P

P

P P

Temporary Vendor

-

-

-

C

P

P

Serviced Apartments

-

-

P

P

P

P

-

Hotel

-

-

-

C

P

-

-

Boutique Hotel

-

-

C

C

P

-

-

General Sales

-

-

-

C

P

P

-

Personal Services

-

-

C

C

P

P

-

Repair Service

-

-

-

-

C

C

-

Gas Station

-

-

-

-

-

P

-

Public Utility

-

-

C

C

C

C

C

Transmission Station

-

-

C

C

C

C

C

Waste Related Services

-

-

-

-

C

C

C

Industrial

-

-

-

-

-

-

-

Service Entertainment

Utility and Communication

12


OCTOBER 2006


E S U

4.04.05. Boutique Hotels Boutique Hotels may be considered for boulevard Mid Rise 1 & Mid Rise 2 subject to approval by Jumeirah Village LLC.

Figure 4.01, District Overview

Boutique Hotels are Hotels with the maximum number of rooms= 150. 4.04.06. Accessory Use Development Standards The following standards shall apply to all accessory structures: A. The combination of all structures on a property, including the primary structure and all accessory structures, shall not exceed any requirements established in 5.0, Form, for the given Zone. B. No accessory structure shall be constructed upon a property prior to completion of the primary structure. C.

Fences and walls shall not be considered an accessory structure unless required to conceal an accessory use, in which case the fence or wall shall be of sufficient height to screen such use from public view, if required and shall be in accordance with Section 8.04, Fencing.

4.04.07. School Sites A. The Total buildable area - not including parking structures, basements, balconies and rooftop mechanical enclosures - will be set at FAR 2.0. This area will be calculated to the exterior of all exterior wall enclosures and will include all service areas and elevator shafts and shall exclude substations and all service shafts. B. The maximum average floor plate area for school lots shall be 50% of lot area. C.

The maximum allowable height is G+3

Section 4.05. Temporary Use

4.05.02. Duration of Temporary Use

4.05.01. Permitted Temporary Uses Unless otherwise prohibited by this Code, the following temporary uses and structures may be permitted provided that they do not adversely affect surrounding properties nor disrupt the normal activity associated with Permitted Uses:

A. A temporary use shall be granted for a maximum time duration of 24 months by Jumeirah Village LLC. An extension of time for continuance of a temporary use may be granted by Jumeirah Village LLC upon request and review.

A. Contractor’s office, construction equipment sheds and lay down areas, haul roads, access roads, burrow/fill sites and other construction related uses.

B. Within 30 days following expiration of the granted time duration, the lot shall be cleared of all debris and all temporary structures. A guaranty or signed contract with a disposal firm may be required as part of approval of any

B. A real estate office.

4.05.03. Temporary Use Development Standards The following standards shall apply to all temporary uses and structures, unless otherwise noted: A. Hours of operation shall be determined by Jumeirah Village LLC upon approval of the permit for the temporary use. B. Temporary sanitary facilities must be approved by Jumeirah Village LLC. C. Temporary uses shall meet all landscaping, fencing and sign requirements established for the given Zone. D. Parking for the temporary use may be required, including

4.05.04. Storage of Materials and Equipment No materials, supplies, tools, or equipment, including trucks and other vehicles of the developer, shall at any time be placed or stored in any area within Jumeirah Village. other than the specified lot. Storage shall occur inside a closed, temporary building, or behind a visual barrier or fence of such design and construction to screen such areas from public view in conformance with Section 8.04, Fencing. Such temporary structures, fences and visual barriers shall require approval by Jumeirah Village LLC and shall not extend over the designated boundary.



5. Form Code – Presold Lots structures, basements, balconies and rooftop mechanical enclosures - will be set at a FAR of 6.4. This area will be calculated to the exterior of all wall enclosures and will include all service areas and elevator shafts and shall exclude substations and all service shafts.

Figure 5.01, Presold Towers in Foreground

5.02.03. Maximum Retail Built Up Area The total gross buildable retail area will be set at a FAR of 0.15. This area shall be included in the calculation of the maximum built up area permitted in Section 5.02.02. 5.02.04. Average Floor Plate A. The average floor plate area for the tower will not exceed 745 sqm. The total gross area of the tower divided by the number of stories in height shall not exceed 745sqm. B. The tower shall have at a minimum of three different floor plate sizes and/or configurations that provide variety to the building’s massing as it moves upward. C. The average floor plate area for the podium will be limited only by the lot setback requirements. 5.02.05. Building Height A. The Tower height shall not exceed 20 stories (ground plus 19 stories).

Section 5.01. General 5.01.01. Applicability Design requirements established in Section 5.0, Form shall be applicable to all sites and structures in the Presold Tower Zone unless specifically exempted by this Code. 5.01.02. Relationship to Eight Principles and Master Plan Development requirements regarding urban form are incorporated into this Code as a means of implementing design criteria established in the Jumeirah Village Master Plan, ensuring a high quality of life and minimizing the opportunity for adverse impacts on the functionality of the community. 5.01.03. Subdivision of Property Subject to the approval of Jumeirah Village (L.L.C), land

in Flex and Town Centre plots in Jumeirah Village may be subdivided if each of the lots created by the subdivision meets all requirements of this code for the zone in which they are located. Land subdivision of other plot types is not permitted.

Section 5.02. Building Configuration and Size 5.02.01. Building Elements Each development shall consist of a single tower. A ‘podium’ portion of no more than four stories that surrounds the tower’s lower floors and fronts on all streets and paseos is also allowed. In addition basements, rooftop mechanical enclosures, balconies, and parking structures are allowed. 5.02.02. Maximum Built Up Area

B. The calculation of the number of stories shall begin at ground level and include the ground floor, mezzanines, or any levels commonly considered a story. Penthouses for mechanical equipment and basements that are not more than 1m above grade are not included. C. Items not considered in calculation of height shall include architectural treatments, antennas, parapets, spires, domes and other such features to be approved by Jumeirah Village LLC. D. The floor-to-floor dimension of each story shall be a minimum of 3m and a maximum of 5m. However, any area of occupancy over 30 sqm shall be counted as a story. 5.02.06. Orientation and Entry A. All street edges of the lot shall have occupied building frontage in the ratio prescribed for street setbacks in Section 5.03 and with the quantity of glazing prescribed

minimum of four stories. B. The primary façade and major building entry shall face the major street bordering the lot except as required in section 5.04.01 5.02.07. Parking Location and Vehicle Access A. Parking is preferred below grade. A parking structure of no more than 4 levels (G+3) will be allowed above grade with setbacks required in Section 5.03. B. No parking structure may front on a Street or Paseo at the building’s ground level. Above grade, the parking façade must have architectural treatments consistent with the occupied sections of the building. C. Curb cuts accommodating two-way vehicle access are permitted along the street-facing edges of lots. Only one-way vehicle access is permitted along the alleyfacing edges of lots. Curb cuts may not be located within 23m of an intersection and 3m of a property line.

Section 5.03. Building Setbacks 5.03.01. Street A. The podium of the building shall front on a minimum of 80% of the street edge within 0-2m of the lot line. B. The Tower façade shall occupy at a minimum 35% of the street front within 0-2m. C. In the case of side streets, at least the first three stories of the building shall front for 80% of the length of the property line and be within 0-2m of the property line. 5.03.02. Parcel Line A. In the case of shared parcel lines at either the side or rear of the lot. The minimum setback for the tower portion of the building shall be 5m from side parcel lines and 9m from rear parcel lines. 5.03.03. Alley A. In the case of a property line that borders an alley the minimum setback shall be 9m for buildings and abovegrade parking structures.

13

S T O L D L O S E R P – E D O C M R O F

14


OCTOBER 2006


minimum setback shall be 9m for buildings and above-grade

3.

Architectural relief and detail.

parking structures.

4.

Pedestrian scale treatments such as lighting, plazas, trellises, recessed entries, and frontage type.

5.

Transparent windows.

Section 5.04. Urban Design 5.04.01. Ground Floor Treatment A. All retail and other non-residential uses shall be located on the ground floor. Each shop or institution should have a private entry direct from the sidewalk. B. The Residential Lobby and entryway shall be clearly visible from the sidewalk and any drop off area shall not isolate the entry from the sidewalk. C. A shade canopy shall project from the building along all retail frontage a minimum of 2.5m outside the property line at a minimum height of 3m, unless such retail frontage is within a recessed arcade with a minimum height of 3m and depth of 3m, or unless a street-shade “arbor” is provided in the right-of-way. D. Exterior building materials, particularly at the pedestrian level, should be selected with consideration given to durability and maintenance. 5.04.02. Transparency A. Transparency shall constitute glass with less than 30 percent reflectance. No mirror or highly colored glass is permitted. B. The percent of glazing of the ground floor façade shall be a minimum of 50% along streets. 5.04.03. Open space A. Each Parcel shall incorporate an open space of at least 300 sqm. Such open space may be located on top of the car park structure, at grade, or on roof.

Section 5.05. Architectural Treatments 5.05.01. Articulation of Podium, Shaft and Top A. Structures exceeding 5 stories in height are expected to provide discernible architectural treatment to delineate the podium, shaft and top. Delineation can occur through a number of features, including: 1.

Exterior materials.

5.05.02. Horizontal/Vertical Articulation A. No building shall extend greater than 20m horizontally without a discernible vertical offset or change in elevation treatment. 5.05.03. Mix of Permitted Materials A. In order to create unity at the street level, at least 50% of the non-glazed area of the exterior of the first 4 stories shall be covered in limestone. The other materials utilized to cover podium facades shall be compatible in color and texture to limestone (such as stucco, cast stone or tile.) B. Exterior walls of non-podium structures may be comprised of a combination of the following materials: 1.

Brick, stone, cast stone, rock, marble, granite, glass block, tile, or similar materials.

2.

Stucco, plaster, Exterior Insulation and Finish System (EIFS) or equivalent products.

3.

Glass with less than 30 percent reflectance, providing that less than 50 percent of the structure (including windows) is comprised of glass.

4.

Split-face concrete block, poured-in place concrete or textured tilt-wall concrete.

5.

Other compatible, high quality materials as approved by Jumeirah Village LLC.

5.05.04. Screening of Mechanical Equipment and Parking A. Mechanical equipment, to the extent possible should be placed on the roof of any structure. Mechanical equipment located on a roof shall be screened through development of a “top” for the structure. B. Mechanical equipment that must be located below the roof and car park structures should be located to the side or rear of a structure and designed to be architecturally compatible with the remainder of the structure including incorporation of appropriate

Figure 5.02, Presold Tower Typical Site Plan


Figure 5.03, Presold Tower - Street View

materials to assist in screening. 5.05.05. Color The color palette selected by applicant shall be generally compatible with surrounding development with the rear and side of the primary structure completed in a color compatible with the front façade. 5.05.06. Lighting A. Lighting designed to illuminate any or all of a site shall be fully concealed to avoid direct visibility from a street right-of-way and shall be designed to avoid unreasonable encroachment of light upon surrounding sites. B. Commercial parking, loading and staging areas shall be expected to incorporate lighting during evening operation. C. Lighting shall be provided at all entry and exit points of structures as well as locations throughout the site in which it is determined by Jumeirah Village LLC that safety may be compromised.

Figure 5.04, Presold Tower - Rear View

D. Roof lighting shall be permissible following approval by Jumeirah Village LLC. 5.05.07. Balconies A. Balconies may be counted as part of the multi-family open space requirement. There is no requirement that all or even any balconies be provided. B. Balconies should be well integrated into the façade composition, and may not appear as boxes that protrude from the side of the building. Devices that help integrate balconies include: partially or fully recessing the balcony into the façade, placing the balcony at an inside corner of the building, and placing the balcony on the roof of a lower floor where the building steps back. C . Balconies are meant to be fully or partially exterior places, not a bonus room that does not count towards the allowed floor area of the building. To protect this and the views from other units, balconies may not be glassed-in or have opaque wall surfaces except as allowed in this section. D. Openwork structures (such as trellises) and plantings are encouraged, but must not block more than 30% of

the façade area they occupy on any side that protrudes beyond the building face. E.

The following strictures apply to balconies: 1.

Balconies may extend up to 2m from the building face.

2.

Balconies may protrude into a setback or public right-of-way up to 1m.

3.

Balconies may be fully enclosed up to 1.1m above floor height (i.e. railing height)

4.

Opaque walls above 1.1m are allowed only when balconies of different units are physically joined together. In this case the opaque wall may not be higher than 2m above floor height

5.05.08. Roofscape A. The top of each tower shall terminate in a distinctive form with a different architectural treatment than the shaft. B. Any mechanicals on the exterior, such as air handling units and communications antennae / dishes shall be roof-mounted and screened from sight from public space and other buildings within suitable enclosure areas. If screening areas are mounted atop roofs of lower portions of a building, care should be taken to minimize the visual impact from higher floors. C. The rooftops of podium portions of buildings shall be flat, with the following exceptions: parapets along facades and feature accents such as domes and trellises.


15

16


G N I D A O L D N A G N I K R A P

6. Parking and Loading Section 6.01. Purpose and Type Parking and loading requirements are established as part of this Code to ensure that all activities in Jumeirah Village are provided adequate and reasonable parking and loading facilities to meet the needs of structures and uses. 6.01.01. On Street Parking On street parking is strongly encouraged throughout Jumeirah Village as a flexible, efficient parking option. On street parking shall be permitted along all streets throughout Jumeirah Village, except in the instance that a frontage road accompanies a street, parking shall only occur along the frontage road. A. On street parking located adjacent to the front lot line of a lot shall be included in meeting parking requirements for that particular lot. B. All on street parking shall be designed as parallel parking. No diagonal parking is permitted along local and primary streets of Jumeirah Village. C. On street parking shall have a minimum length of 7m and a minimum width of 2.5m unless otherwise dictated by Jumeirah Village LLC. 6.01.02. Parking Types Opportunities for parking shall be classified in four categories as follows: A. On street parking. Permitted in all Zones throughout Jumeirah Village. B. Driveway/Carpark. Parking exclusive to Villa and Townhome Zones appropriate to low density, limited use activities. C. Carpark Structure. Appropriate to areas with high density or a desire to preserve space. Carpark structures are restricted by location, design and appearance. Ability to place parking below grade, improves the efficiency of carpark structures. D. Open Lot. Paved, marked, open area adjacent to a structure. An open lot is considered an inefficient system of parking appropriate only in areas with significant traffic, but limited density.

OCTOBER 2006


6.01.03. Parking by Zone Parking type is determined to have an impact upon the visual character and overall efficiency of a lot or block. Table 6.01, General Parking Requirements indicates the type of parking permitted in each Zone. A “P” indicates that the specific type of parking is permitted within the given Zone.

Section 6.02. General Provisions 6.02.01. Location of Parking A. Location of parking in relationship to structures on a lot and the streetscape are regulated by Table 6.01, General Parking Requirements and guided by the guidelines related to parking in Design Principles. B. With the exception of on street parking and driveways permitted in the Villa Zone, all parking is to be screened from general view. 6.02.02. Shared Parking Two or more structures or areas may share parking provided that all height, design and other criteria established within Section 6, Parking and Loading are met and approval is granted by Jumeirah Village LLC. 6.3.03. Approval Required Parking and loading shall require approval by Jumeirah Village LLC prior to construction or use. No concept plan or site plan approval shall be granted if Jumeirah Village LLC is unable to determine that parking and loading areas meet the requirements of Section 6 of this Code.

Section 6.03

Space Requirements

6.03.01. Number of Spaces Table 6.02, Parking Spaces Required, designates the minimum number of parking spaces necessary by type of land use. 6.03.02.BicycleAccommodations One bicycle rack shall be required for each 30 parking spaces of a specific use and shall count as one parking space.

B. In the event that calculations result in a fraction greater than one-half (.5), the number shall be rounded up to the next whole number. Otherwise, the number shall be rounded down.

Section 6.04. Space and Lot Design 6.04.01. Parking Space Size A. Parking spaces shall conform to the requirements established in Table 6.03, Parking Area Dimensions. B. Required parking spaces shall have minimum dimensions of not less than 2.5 meters in width and 5.5 meters in length. C. In parking areas with 20 or more parking spaces, up to 15 percent may be designated as “small car” spaces with minimum dimensions of not less than 2.5 meters in width and 5 meters in length. Small car spaces should be grouped and identified for exclusive use of small cars. 6.04.02. Parking and Drive Aisle Widths A. Parking and drive aisle widths adjoining off street parking must meet the minimum standards described in Table 6.03, Parking Area Dimensions. B. End caps of parking aisles shall include a maximum radius of 4 meters. 6.04.03. Access A. No parking space shall have direct access to a street except on street parking spaces. Off street parking spaces shall be accessible without backing into or otherwise entering a street. B. All off street parking areas shall be limited to one point of two-way operation access with the exception of those parking areas that exceed a total of 100 spaces, in which case two points of two-way operation access are permitted.

6.03.03. Calculating Space Requirements

6.04.04. Access Standards Access driveways for parking and loading shall meet the following design standards:

A. Those requirements including a square meter measure shall base measurements on gross floor area.

A. Access for emergency vehicles and loading shall have a minimum vertical clearance of 5.5 meters.

B. Curb cuts shall not be placed closer than 10 meters from a curb line intersection, measured from the nearest edge of the access driveway. C. Access driveways shall have a minimum width of 3.75m for one-way operation or 6.0 meters for two-way operation. D. At no time shall the total width permitted for access exceed 30 percent of the total street frontage. 6.04.05. Markings and Accessories A. Each required off-street parking space shall be individually identified by surface markings in accordance with adopted standards. Aisles and maneuvering areas shall also be clearly marked with directional and traffic information as determined necessary. B. Wheel stops or a continuous curb shall be provided along the boundary line of a parking area or within proximity to structures, pedestrian areas, or landscaping. C. Lighting shall be installed as needed for purposes of safety and shall be installed in a manner to prevent light from reaching beyond the intended area. 6.04.06. Landscaping, Screening and Drainage D. Landscaping and fencing shall be provided in accordance with the requirements of Section 8, Landscape and Screening of this Code. Additional setbacks for parking areas may be required to meet landscaping and screening requirements. E.

A carpark structure shall maintain the design theme of the adjacent structure, including a minimum standard of architectural detail and screening integrated into design of all parking or loading areas.

F.

Parking and loading areas shall be graded, paved with a material acceptable to Jumeirah Village LLC, drained, and maintained to avoid dust, erosion or excessive water flow.

6.04.07. Vehicle Stacking Areas Vehicle stacking may be a consideration in “staging areas” such as schools, banks or parking areas for commercial retail or entertainment activities. In such instances, the following requirements shall apply:



Table 6.01, General Parking Requirements

Type of Parking On Street (visitors only)

P

P

P

P

P

P

Driveway/Carpark

P

P

-

-

-

-

P -

Carpark Structure

-

-

P

P

P

P

P

Open Lot

-

-

-

-

-

P

P

Permitted Height (in stories not including ground level)

-

-

Mid Rise 1 & 2 (3 levels)

4

4

2

2

Parking Limitations

-

-

parking to be located to rear of site

no parking permitted on ground floor along primary street

no parking permitted on ground floor along primary street

-

-

Visibility of Parking

visible from local street

visible from access street/alley

not visible from primary street

not visible from primary street

access point visible from primary street

screened, but visible from primary street

screened, but visible from primary street

local street

alley

access street/alley

access street/alley

designated rear of block (see Design Principles)

access street

access street

Added Requirements

Location of Vehicle Access

Mid Rise 3 & 4 (2 levels)

Location of Loading

-

-

access street/alley

access street/alley

designated rear of block

access street

access street

Visibility of Loading

-

-

screened from alley

screened from alley

screened from rear of block

primary street

primary street

Landscaped Deck (see Section 8)

-

-

Yes

Yes

Yes

Yes

-

17

18

S N O I S I V O R P L A R E N E G


A. Vehicle stacking areas must be provided on-site and may not impede on or off-site traffic movement. B. The number of vehicles to be considered in the vehicle stack shall be determined in coordination with Jumeirah Village LLC.

Section 6.05. Loading Areas 6.05.01. Location of Loading Areas Loading areas shall be located beyond the view of the general public as determined in Table 6.01, General Parking Requirements. A. Bus and taxi pick up/drop off areas shall be permitted in areas visible to the general public. B. The right-of-way shall not be used as a location for general loading or unloading of goods and services. No part of any vehicle shall be permitted to extend into a local or primary street during loading or unloading. 6.05.02. Typical Space Requirements A. Loading spaces shall have a minimum width of 3 meters and a length of 12 meters, exclusive of aisle and maneuvering space. B. Loading spaces shall have a minimum vertical clearance of 5.5 meters. C. Inside turning radius shall be a minimum of 9 meters. 6.05.03. Semi-Trailer Space Requirements. A. Loading spaces shall have a minimum width of 3.5m and a length of 17m, exclusive of aisle and maneuvering space. B. Loading spaces shall have a minimum vertical clearance of 5.5m. C. Inside turning radius shall be a minimum of 12.5m. 6.05.04. Design of Loading Areas Loading areas shall be screened from the view of the general public and designed to fit appropriately into the design theme of the surrounding structure.

OCTOBER 2006



Table 6.02, On-Site Parking Spaces Required Use


Y T I R O H T U A

Table 6.03, Parking Area Dimensions Space Requirement

W E I V E R

Residential Studio to 1 Bedroom Unit

1 space per unit

2 Bedroom Unit

1.5 space per unit

3 Bedroom Unit

2 spaces per unit

4 or More Bedroom Unit

3 spaces per unit

Visitor Parking

         

1 space per 35 car spaces provided

Cultural/Recreation Park or Open Space

TBD

Recreation Center

TBD

Play Area

TBD

Sports Fields

TBD

          

Institutional School

1 per classroom 1 per 45 sq meter of administration area 1 bus parking space per 3 classes

Mosque

TBD

Library/Cultural Center

1 per 60 sq. meters

Medical Facility

1 per 60 sq. meters

Fire Station

 

TBD

Daycare/Nursery

1 per 60 sq. meters

Municipality Services

1 per 30 sq. meters

Post Office

1 per 30 sq. meters

   

Commercial Office, General

1 per 50 sq. meters + 10% for visitors

Eating Establishments

1 per 25 sq. meters

Entertainment Retail & Service

1 per 5 seats 1 per 25 sq. meters of leasable space

Hotel/Boutique Hotel

1 per 5 rooms 1 for each hotel room containing kitchen 1 per 2 hotel suits 1 for each flat upto 150 sq meters floor area 2 for each flat over 150 sq meters floor area

Staff

1 per 2 employees

Restaurants Utility/Communication

1 per 45 sq. meters of restaurant area

Public Utility

1 per 60 sq. meters of gross floor area

Waste Related Services

For further Parking requirements refer new JAFZA regulations

1 per 60 sq. meters

19

Parking Angle (in degrees) Stall Width (in meters)

Parallel

45

60

75

90

2.7

2.7

2.7

2.7

2.5

Stall Length (in meters)

7

7

7

7

5.0/ 5.5

Aisle Width (in meters)

4

3.75

4.5

6

6

Access Driveway Width (in meters)

6

6

6

6

6

Overall Width (in meters)

9

16.5

18.1

18.75

17/ 18

Turning radius (in meters)

4

4

4

4

4

20


S N G I S

7. Signs Section 7.01. General All signs erected, altered, displayed, or relocated in Jumeirah Village shall be constructed, maintained and removed according to the standards established by this Code. Section 7.01.01. Signs Permitted by Zone Table 7.01, Signs by Zone indicates sign classification by Zoning Zone according to type and purpose. A “P” indicates that a classification of sign is permitted by right within the given Zone. Permitted signs must meet all appropriate requirements of this Code. Section 7.01.02. Summary of Standards Tables 7.02, Sign Standards by Purpose provides a description of sign requirements permitted according to: A. total permitted sign area.

OCTOBER 2006


Table 7.01, Signs by Zone

Zone Midrise

P

P

P

P

P

Tower

P

P

P

P

P

P

Town Center

P

P

P

P

P

P

Neighborhood Retail

P

P

P

P

P

Ramblas

P

P

P

P

P

B. maximum number.

Open Space

P

P

P

P

P

C. sign type.

Purpose P

P

D. maximum height.

Identification

E.

Information

lighting requirements.

Section 7.01.03. Required Approval All temporary or permanent signs erected, altered, displayed or relocated in Jumeirah Village require approval from Jumeirah Village LLC in accordance with the development review process described in Section 9, Administration and Procedures. Section 7.01.04. Sign on Premise All signs in Jumeirah Village shall be located on the site for which information or advertisement is intended. Section 7.01.05. Exemptions The following signs are exempt from the requirements of this Code: A. Signs which are wholly within individual building enclosures and which can be viewed only by the occupants and visitors to that building. B. Traffic, parking, warning, danger, street name, utility marker, official signs and legal notices issued by Jumeirah Village LLC. C. Works of art that do not include a commercial message.

P

P

P

P

P

Advertisement

D. Address plate incidental to sign regulations no greater than 0.3 square meters in total area.

Section 7.02. Abandoned Signs All signs shall be removed within 60 calendar days of the date that the business, person or activity that the signs identifies or advertises ceases to operate on the site on which the sign is located.

Section 7.03. Master Sign Plan A Master Sign Plan shall be submitted for all applications for development that include signs beyond those exempted in accordance with Section 7.01.05, Exemptions. The Master

P

Sign Plan shall show the location of the proposed signs and detail dimensions, proposed color, material, and method of illumination.

Section 7.04. Prohibited Signs No sign shall be erected, altered or displayed which: A. Moves, makes sounds, revolves or uses waving, blinking, flashing, vibrating, flickering or otherwise animated lighting. B. Constitutes a traffic hazard, by reasons of size, location, projection, content, color or manner of illumination. C. Is affixed to utility poles, trees, stones, bushes, other natural features or other signs.

D. Obstructs light, air, ingress or egress from a required door, window or other opening. E.

Is structurally unsafe or not kept in good repair or maintenance.

F.

Advertises a business or product no longer operated or sold.

G. Projects more than 1 meter into the public right-of-way or within 1 meter of an adjacent street, as measured from the farthest projection of the sign. H. Obstructs neighboring signs or pedestrian traffic, either physically or visually. I.

Is mounted on a roof.



21

S N G I S

Table 7.02, Sign Standards by Purpose

Total Permitted Sign Area

Maximum Number

Sign Type

Maximum Height of Sign

As approved by Jumeirah Village LLC

Canopy

canopy height


Projecting

4 meters

internal or external


Wall

3 meters


1 per plot

Tower

2 meters below top of upper shaft


4 sq. meter per linear meter of building frontage, not to exceed 200 sq. meters


No advertising message permitted

Pedestal

3.5 meters

Artificial Lighting

Other Conditions

Time Limit for Removal

Minimum 3 square meters of total sign area reserved for each ground floor business

Within 60 days from date that business ceases operation at the site of the sign

Permanent Signs Location or Tenant Identification

Directional/Informational

1.5 sq. meter per linear meter of plot frontage (excepting tower sign)

Wall

2.5 meters


3 sq. meter

Window

3.0 meters

none

--

Real Estate

1 sq. meter in Villa and Townhome Zones & 1 pe r s tr ee t f ro nt ag e 0.5% of lot area in other Zones up to 4 sq. meters

P ed es ta l, Wa l or Window

2 meters

--

Advertise only the site on which sign is located

On or before closing date of sale

Special Event or Sale

minimum of 1 sq. meter or 0.5% of lot area up to 3 sq. meters

2 pe r s tr ee t f ro nt ag e

P ed es ta l, Wa l or Window

3 meters

--

Include only the name, date, time and content of event

14 days prior and 2 days after the sale or event

Contractor Advertisement

1 sq. meter in Villa and Townhome Zones & 0.5% of lot area in other Zones up to 10 sq. meters

1 per lot

Ground, Pedastal, 4 meters Wall, or Window

front light external

Advertise only information related to the consultants 10 days after issuance of licensed to work on the project including name, address, Certificate of Occupancy phone number, and internet web site. Sign to be sufficiently durable to remain in a high quality condition through its use on location.

Future Facility Advertisement

1 sq. meter in Villa and Townhome Zones & 1 pe r s tr ee t f ro nt ag e 0.1% of lot area in other Zones up to 6 sq. meters

G ro un d, Pe da st al , 4 meters Wall, or Window

front light external

Advertise only information related to the facilities and 10 days after issuance of amenities to be located on the site including uses, size and Certificate of Occupancy date of availability. May advertise a project contact for additional information including an address, phone number, and internet web site. Sign to be sufficiently durable to remain in a high quality condition through its use on location.

Advertisement

0.1% of lot area

Temporary Signs

22


OCTOBER 2006


S N G I S

J.

Is Portable, except temporary A-frame signs.

K. Contains strings of light not permanently mounted to a rigid background. L.

Is Inflatable and tethered to balloons greater than 50cm in diameter.

M. Is an electronic message center in fixed or traveling mode.

Section 7.05. Lighting Sign lighting shall be arranged and maintained so that the source is not directly visible from a public right-of-way or adjacent property. Artificial lighting is allowed as permitted in Table 7.02, Sign Standards by Purpose.

Section 7.06. Maintenance Each applicant that receives approval for a sign in Jumeirah Village shall be responsible for maintaining such sign in a secure and safe condition. If Jumeirah Village LLC is of the opinion that a sign is not secure, safe or in good state of repair or maintenance, such sign shall be considered to be in a violation of this Code and enforcement proceedings shall be commenced.

Section 7.08. Dimensions

7.08.03. Computation of Height The height of a sign shall be computed as the distance from ground level to the top of the highest attached component of the sign unless otherwise stated in Table 7.02, Signs Standards by Purpose.

7.08.01. Computation of Area of Individual Signs A. The area of a sign shall be computed as the entire advertising area of the sign, including any framing or trim used to differentiate a sign face from the structure against which a sign face is placed.

7.08.04. Computation of Maximum Total Permitted Sign Area and Maximum Number of Signs The permitted sum of the area of all individual signs and the total number of permitted signs shall be computed based on standards identified in Table 7.02, Sign Standards by Purpose.

B. Where a sign consists of individual letters, words or symbols attached to a surface, building, canopy, awning, or wall, the sign area shall be the area of the smallest rectangle which completely encompasses all letters, words or symbols and accompanying background of a color different than the natural color of the wall. Where such sign includes multiple words, each word located in the same plane shall be computed separately.

Section 7.09. Temporary Signs

Section 7.07. Language The content of all signs shall be displayed in both Arabic and English, with equivalent translations of all sign content.

7.08.02. Computation of Area of Multi-faced Signs The area for a sign with more than one face shall be computed by adding together the area of all sign faces visible from any one point. Two identical sign faces shall be computed as a single face under the following conditions: A. Sign faces are placed back to back so that both faces cannot be viewed from any point at the same time. B. Sign faces are substantially similar. C. Sign faces are part of the same sign structure.

Specific signs may be located in Jumeirah Village on a temporary basis. Temporary signs shall be required to meet the sign area, maximum number, sign type, maximum height, lighting and time limit requirements established in Table 7.02, Sign Standards by Purpose. No site plan will be approved unless all proposed temporary signs conform to the standards stated in Table 7.03. Permitted temporary signs include those addressing: A. Real estate. B. A special event or sale, including A-frame signs. C. Contractor advertisement. D. Future facility advertisement.

Figure 7.02, General Sign Measurements

n sig nt two s cou e fac ne o s a

C A F E

w id th l e n g t h h e i g h t



8. Landscape and Fencing Section 8.01. General 8.01.01. Purpose Landscaping and fencing regulations are established as part of this Code to encourage pleasant and attractive surroundings and to contribute to the relief of heat, noise, dust and glare through the proper placement of plants and fences and to provide for the needs of security and privacy. 8.01.02. General Standards Table 8.01, Landscape and Fencing Standards provides a general list of landscape and fencing requirements associated with this Code. 8.01.03. Irrigation and Maintenance A. Required landscape areas shall be provided with a fixed and permanent irrigation system for planted areas, protected by adequate back flow prevention, designed and installed in accordance with the following general provisions: 1.

Water conservation shall be accomplished in manually operated (hose-bib) system by the installation of flow limiting devices.

2.

Applicable codes shall be used for the design and installation of automatic control systems.

B. In all Zones, required landscaped areas shall be permanently maintained including the proper pruning, weeding and removal of litter, fertilizing and replacement of plants when necessary. C. To minimize problems created by blowing sand and dust all ground planes in the exterior areas of parcels shall be treated so that there is no bare ground. Pavement, stone mulch or groundcovers are acceptable means of treating the earth. 8.01.04. Safety No landscaping shall be permitted that endangers health or public safety by creating a traffic or fire hazard, obstructing vision, or detracts from the use of surrounding property. 8.01.05. Landscape Plan Requirement As part of any application for Concept Plan and Site Plan approval, a Landscape Plan shall be submitted showing the

proposed landscape development, irrigation system and fences. The Landscape Plan may be combined with other plans provided all proposed landscaping is adequately detailed on the plan.

Section 8.02. Special Requirements by Zone 8.02.01. Town Center and Tower Zone There are no special landscaping requirements in the Town Center and Tower Zones other than roof garden requirements. 8.02.02. Neighborhood Retail Zone A. Vegetation utilized to meet the Open Lot landscaping requirement shall not be considered as all or part of the open space requirement. B. Open space is intended to be largely urban in nature and shall include 75 percent paved area. At least 50 percent of the paved area shall be shaded by buildings, trellises or shade trees. 8.02.03. Mid-Rise Apartment Zone A. For each required Mid-Rise Apartment open space as described in Section 5.13, the following shall apply: 1.

2.

Between 40 and 70 percent of the passive recreation areas shall be covered with a mix of paving materials including concrete, brick, block, stone, or pavers and a minimum of 50 percent of the paved area shall be shaded using a combination of buildings, trellises, vines, and shade trees. Each required open space shall have at least one water feature that covers a minimum of 1 square meter of area.

B. Front yard open areas shall include a minimum of one shade tree for every 8 meters of open frontage. 8.02.04 Villa and Townhome Zones Each lot in the Villa Zone shall have at least 3 trees in the front yard area, at least one of which shall be a shade tree. Each lot in the Townhome Zone shall have at least one shade tree in the front yard.

8.02.05 Village Centers within the Open Space Zone A required courtyard or plaza within the Open Space Zone shall have a minimum of 75 percent paved area. At least 50 percent of the paved area shall be shaded by buildings, trellises or shade trees.

Section 8.03. Paseos and Roof Gardens In keeping with the Eight Principles guiding the design of Jumeirah Village, paseos and roof gardens are hereby incorporated into the community as a means of providing additional green space and recreational amenities. 8.03.01. Paseos Each paseo shall be located in the Townhome Zone and designed to provide both paved and landscaped areas in a small, private court. A. Between 50 to 75 percent of the interior ground plane of a paseo shall be paved. The remaining area shall include a vegetative ground cover or stone mulch. B. A minimum of 50 percent of the paved area shall be covered in brick, stamped concrete, stone, unit pavers or other type of detailed, pedestrian scale paving material. C.

A minimum of 8 shade trees shall be planted and maintained in a healthy growing condition in each paseo.

D. Each Paseo shall have a minimum of one small scale water feature. 8.03.02. Roof gardens. Roof gardens shall be required or encouraged in accordance with Table 8.02, Roof Gardens, and shall consist of a mix of paving, shade, water features, trees and shrubs as follows: A. Roof gardens shall be between 50 and 85 percent paved. B. A minimum of 50 percent of the paved area shall be covered in brick, stamped concrete, stone, unit pavers or other type of detailed, pedestrian scale paving material. At least 50 percent of the paved area shall be shaded with shade trees or vines on trellises. C.

Unpaved areas shall be covered in plant material or stone mulch.

D. Each roof garden shall have at least one water feature for every 2,500 square meters of pavement. Each water feature shall be at least 1 square meter in area.

Section 8.04. Fencing 8.04.01. Required Fences Fences shall be required as appropriate within each Zone as indicated in Table 8.01, Landscape and Fencing Standards. A. Each lot in the Villa Zone or Townhome Zone shall include a perimeter fence along the boundaries of the lot. B. Fences between properties in the Villa and Townhome Zones shall consist of a single, shared fence along the property line. C. Fences, including foundations, shall be placed entirely inside the lot or parcel to which they belong except in the instance of a single, shared fence along a property line. D. Fences shall be constructed of durable materials that are compatible with buildings on the same lot in terms of materials, finish, color and appearance. No fences of wood, plastic, or chain link shall be allowed. E.

Fences shall be a uniform height of 2 meters, except as described in Section 8.04.02.

8.04.02. Fence Types A fence may be classified as one of the following: A. Solid Fence. A solid fence shall be constructed of concrete block and stucco and have no openings larger than 100 cm in diameter or width or 300 cm tall. Solid fences may have a decorative cap of which no more than 50 percent of the top may be 100 cm or less above or below the required uniform height. B. Half Fence. A semi-solid fence shall have a solid lower half constructed of concrete block and stucco, and upper half that is of open design, in which a physical separation shall be maintained between the two sides of the fence but the visual connection between the two sides shall remain. Alternately, a full vertical open section may be used, as long as the open design areas constitute at least 1/3 of the total length of the fence, and no solid section is greater than 3 meters long.

23

G N I C N E F D N A E P A C S D N A L

24



OCTOBER 2006


Table 8.01, Landscaping and Fencing

Front and Side Yard Solid Fence

Yes

Half Fence

Yes

Open Fence

Yes

No Fence

-

Street edge of Paseo Facing on interior or paseo

-

-

-

-

-

Yes

-

-

-

-

Yes

-

-

-

-

-

Yes

Yes

Yes

Yes

Yes

Facing Alley

-

-

Optional

-

-

-

-

-

-

-

-

-

Yes

Yes

-

Yes

Rear Yard Solid Fence

Yes

-

Half Fence

-

-

Facing interior courtyard or roof garden

Open Fence

-

-

No Fence

-

Yes

-

Yes

Yes

-

-

Yes

-

Yes

-

-

Yes

Yes

-

Yes

Alley Fence Solid Fence No Fence Loading Area Fence Solid Fence

-

-

Yes

Yes

Yes

Yes

-

Yes

Yes

-

-

-

-

Yes

Solid Fence

Mandatory

Mandatory

Optional

-

-

Optional

-

Other Fence

Optional

Optional

Optional

-

-

-

-

Yes

Yes

Yes

-

-

-

-

-

-

-

Yes

Yes

Yes

Yes

Interior of paseo

Roof garden

Roof garden

Roof garden

Plaza or Courtyard Landscaping

Plaza or Courtyard for Village Center Clusters

No Fence Vertical Front Yard Trellis and Vines

Horizontal Front Yard Trellis over Sidewalk Required Not Required

Special Landscape Front yard and ground Requirements** plane * A half fence includes a solid lower half with an open top half ** as described in the text of Section 8



25


Table 8.02, Roof Gardens

Roof Garden Requirement* Podium

-

-

90%

80%

90%

Optional

Lower Shaft

-

-

50%

50%

50%

-

Optional -

Middle Shaft

-

-

50%

30%

30%

-

-

Upper Shaft to Top

-

-

50%

Optional

Optional

-

-

Carpark Roof

-

-

75%

75%

90%

Optional

100%**

* percentage of available space at the specified level ** if carpark is below ground

C. Open Fence. An open design fence shall be constructed of wrought iron, aluminum or other acceptable material and shall maintain a physical separation between the two sides of the fence, but shall maintain open, visual contact between the two sides.

Section 8.05. Parking Areas 8.05.01. Required Landscaping in Open Lot A. A minimum of 5 percent of an Open Lot parking area with space for five or more vehicles shall be landscaped. B. There shall be one shade tree for every 25 cars in an Open Lot. 8.05.02. Plan Requirement Placement of vegetation in any Open Lot shall be indicated on any Landscape Plan submitted for Concept Plan or Site Plan approval.

26


S E R U D E C O R P D N A N O I T A R T S I N I M D A

9. Administration and Procedures Figure 9.01, Development Plan Process

Pre-Application Meeting General discussion of the project with the applicant prior to a significant expenditure of resources. Administrator to determine if Concept Plan is needed. Concept Plan (Optional) Allows for continued review and discussion between Adminstrator and Applicant. Level of required content is increased. Beneficial for complex projects. Site Plan Application Detailed documentation of project and review by Administrator. Necessity of Variances or Exceptions is determined and addressed at this stage (if necessary). Building Permit Application To be granted upon review of final review of all construction documents and determination that all additional approvals (including EIA, if needed) have been met.

OCTOBER 2006


Section 9.01. General 9.01.01. Applications Jumeirah Village LLC shall utilize a series of applications and processes to ensure that development activity or other actions meet the overall goals of the Jumeirah Village Master Plan and the specific requirements of the Development Code. The application process further serves as a tool for communication between the potential developer or applicant and Jumeirah Village LLC. 9.01.02. General Development Plan Process A single development planning process, as shown in Figure 9.01, Development Plan Process, shall be utilized by Jumeirah Village LLC in all development related activity in Jumeirah Village, including new construction or alteration of existing structures, signs, parking or other amenities. 9.01.03. Simultaneous Submission of Applications A single development may require several applications prior to approval of a building permit. To increase efficiency, the Development Code Administrator may permit an applicant to submit applications for approval to the same development simultaneously, assuming that submissions continue to follow the sequence described in Figure 9.01. As an exception, an applicant may submit a request for a Variance, Exception or Conditional Use simultaneous with a Site Plan application if the need for such application is already known to the potential applicant and the Development Code Administrator. 9.01.04. Prequalification of Consultants All engineering, architecture and allied professionals utilized in development of plans and implementation of the project must be licensed and registered by Jumeirah Village LLC to perform work in Jumeirah Village. Approval of specific consultants to be used for a project must occur prior to submission of a Concept Plan or Site Plan application. 9.01.05. Application Checklists Application forms shall be provided by Jumeirah Village LLC for completion by any potential applicant. Application Checklists includes a list of items needed from an applicant as needed or appropriate.

9.01.06. Additional Information The Development Code Administrator has the authority to waive information or to request additional information as appropriate throughout the process. Reasonable time required to obtain and provide additional information shall not be considered in meeting time requirements established by this Code.

Section 9.02. Common Review Requirements 9.02.01. Pre-Application Meeting Prior to submitting an application for consideration, a potential applicant must request and attend a Pre-Application Meeting with the Development Code Administrator. The purpose of the Pre-Application Meeting shall be to: A. Familiarize the applicant with Jumeirah Village LLC, Jumeirah Village, the Master Plan, the Development Code, and any other requirements. The Development Code Administrator shall ensure that the potential applicant is aware of the application process and the requirements that must be met to receive project approval. B. Allow the Development Code Administrator and potential applicant to discuss the potential project. Discussion is intended to ensure that applications for development are submitted in an efficient manner and that the final product best meets the vision of the Master Plan and the requirements of this Code. C. Determine the need for a Concept Plan. In making a determination between requiring a Concept Plan or permitting the applicant to apply for a Site Plan, the Development Code Administrator shall consider the complexity of the project, the need for additional information and other considerations as determined necessary. The applicant may also specifically request to submit a Concept Plan. D. Evaluate the need for additional approvals. If the Development Code Administrator determines that a proposed project will not meet the requirements of this Code, the applicant may prepare to request a Variance or Exception. As an alternative, the applicant may request

an amendment to the Development Code or Zoning Map. Should the applicant opt to apply for an amendment to the Development Code or Zoning Map, approval shall be necessary prior to submitting a Concept Plan or Site Plan. 9.02.02. Development Intent Questionnaire To request a Pre-Application Meeting, a potential applicant must complete and submit a Development Intent Questionnaire. The Questionnaire shall be based on the checklist included in Application Checklists and designed to provide the general information needed fulfill the purpose of the Pre-Application Meeting. 9.02.03. Review for Completeness A. The Development Code Administrator is responsible for ensuring that each application is complete for review and consideration. Determination of Completeness shall be made within five working days of submission of any application. B. In the event that the Development Code Administrator determines that an application is incomplete, the applicant shall be notified and given a specific period of time (such as five working days) to resubmit the application. If, upon expiration of the specified time period, the applicant has not provided the requested information, the application shall be rejected. C. Determination that an application is complete shall not preclude the Development Code Administrator or the DRB from denying an application or requesting additional information, as needed. 9.02.04. Appeals As noted in Section 2.01, Roles and Duties, an appeals process is established in the event that an applicant feels that denial was unjustified. All appeals of decisions rendered by the Development Code Administrator shall be forwarded to the DRB for review and consideration, including the reasons the applicant feels the denial was in error. Similarly, all decisions of the DRB, including appeals findings, will be reviewed and decided by Jumeirah Village LLC. As discussed, in Section 2, Review Authority, decision by Jumeirah Village LLC shall be final.


Figure 9.02, Pre-Application Review Process

Section 9.03. Concept Plan 9.03.01. Submission of Materials The applicant shall submit to Jumeirah Village LLC two sets of all design materials required in the Application Checklists as well as the Concept Plan Application. Development Intent Application Submitted

Review for Completeness

A. Generally, the Concept Plan shall conceptually show to scale property boundaries, approximate location and dimensions of all structures, setbacks, location and general information regarding signs, parking areas, entryways, topography, north orientation, a description of general bulk requirements, landscaping and schematic floor plans, and elevations of at least three sides of all structures. Specific requirements are provided in Application Checklists.

Pre-Application Meeting Conducted

B. An additional CAD file of the Concept Plan may be submitted as a supplement to required materials. If submitted, the CAD file should be in a format that is acceptable to Jumeirah Village LLC, including file format, separation of design elements into layers, and clean line work.

Pre-Application Meeting Stage

Concept Plan Stage (Optional)

Yes

C. A spreadsheet summary of all development data, in compliance with the requirements of this Code (such as lot area, built up area and parking provision). Site Plan Stage No

Building Permit Stage

Is a Concept Plan Needed?

9.03.02. Plan Review Process A. The approval process shall follow the steps highlighted in Figure 9.03, Concept Plan Review Process and discussed throughout Section 9, Administration and Procedures. B. The Development Code Administrator shall review the application in its ability to meet the vision of the Jumeirah Village Master Plan and the requirements of this Code. If all requirements are met, the Development Code Administrator shall approve the application. If additional information is needed, the Administrator shall request additional information. C. The Development Code Administrator shall notify the applicant of final action, including approval or denial of the application. One set of the plans marked as approved or denied shall be accompanied by a letter and returned to the applicant while the second set shall be similarly

D. The Development Code Administrator reserves the right to approve a Concept Plan with conditions, assuming that such conditions serve to bring the project into compliance with this Code. E.


Figure 9.03, Concept Plan Review Process

If approval is conditional, the applicant may request a meeting with the Development Code Administrator to discuss the conditions and request reconsideration. Following further review, the Development Code Administrator shall notify the applicant of revisions, if any, to the final action.

9.03.03. Time A. The Development Code Administrator shall approve or deny a Concept Plan within 10 working days of receipt of the application and determination of completeness. Notification of approval or denial shall be made within 5 working days of final action, for a total of 15 working days. B. Upon approval, the applicant shall have no more than 3 months to submit a Site Plan application. Following 3 months, a Concept Plan shall be considered expired. An extension of time may be granted by Jumeirah Village LLC upon request. C. If approval is conditional, the applicant shall be deemed to have agreed with all conditions unless, within 15 working days, the applicant requests a meeting with the Development Code Administrator to review the decision. D. Within 15 working days of meeting the applicant to discuss the conditional approval, the Development Code Administrator shall notify the applicant of revisions, if any, to the final action.

Section 9.04. Site Plan 9.04.01. Submission of Materials A. The applicant shall submit to Jumeirah Village LLC two sets of all design materials required in Application Checklists as well as the Site Plan Application. B. Generally, the Site Plan shall accurately show to scale property boundaries, location and dimensions of all structures, all building wall elevations and setbacks, parking areas, entryways, topography, north orientation,

Concept Plan Application and Materials Submitted

Pre-Application Meeting Stage Review for Completeness

Concept Plan Stage (Optional) Application Review

Yes Site Plan Stage

Is More Information Needed? No


Yes

Is the Application Approved? No

Yes with Conditions

Letter of Rejection

27


28



OCTOBER 2006


a description of bulk details, and detailed floor plans. A master sign plan and a master landscape and open space plan, including irrigation, shall be incorporated into the Site Plan Application, Specific requirements are provided in Application Checklists.

Figure 9.04, Site Plan Review Process

C.

Site Plan Application and Materials Submitted

9.04.02. Minor Modifications to Approved Concept Plan The applicant may be permitted to make minor modifications to the approved Concept Plan prior to Site Plan application. All said modifications should be noted for review by the Development Code Administrator.

Review for Completeness and Modifications

9.04.03. Plan Review Process A. The approval process shall follow the steps highlighted in Figure 9.03, Site Plan Review Process and discussed throughout Section 9, Administration and Procedures.


B. The Development Code Administrator shall review the application in its ability to meet the vision of the Jumeirah Village Master Plan and the requirements of this Code. If all requirements are met, the Development Code Administrator shall approve the application. If additional information is needed, the Administrator shall request additional information.

Application Review

Yes


Is More Information Needed?

C.

No Site Plan Stage

Does the Project Require a Variance, Exception or Conditional Use?

Yes

To DRB for Consideration

No


A CAD file of the Site Plan must be submitted. The CAD file should be in a format that is acceptable to Jumeirah Village LLC, including file format, separation of design elements into layers, and clean line work.

Yes

Is the Application Approved? No

Yes with Conditions

Letter of Rejection

The Development Code Administrator shall determine if a request for variance or exception is warranted or if the project requires approval as a Conditional Use. If so, the Administrator will notify the applicant of the need for approval by the DRB prior to approval of a Building Permit.

D. The Development Code Administrator shall notify the applicant of final action, including approval or denial of the application. One set of the plans marked as approved or denied shall be accompanied by a letter and returned to the applicant while the second set shall be similarly marked and retained by Jumeirah Village LLC. E.

The Development Code Administrator shall provide the applicant with a list of various additional approvals

and studies needed prior to Building Permit approval, including, if needed, completion of an Environmental Impact Assessment (EIA). F.

The Development Code Administrator reserves the right to approve a Site Plan with conditions, assuming that such conditions serve to bring the project into compliance with this Code.

G. If approval is conditional, the applicant may request a meeting with the Development Code Administrator to discuss the conditions and request reconsideration. Following further review, the Development Code Administrator shall notify the applicant of revisions, if any, to the final action. 9.04.04. Time A. The Development Code Administrator shall approve or deny a Site Plan within 15 working days of receipt of the application and determination of completeness. Notification of approval or denial shall be made within 5 working days of final action, for a total of 20 working days. B. Upon approval, the applicant shall have no more than 3 months to submit a Building Permit application. Following 3 months, a Site Plan shall be considered expired. An extension of time may be granted by Jumeirah Village LLC upon request. C. If approval is conditional, the applicant shall be deemed to have agreed with all conditions unless, within 15 working days, the applicant requests a meeting with the Development Code Administrator to review the decision. D. Within 15 working days of meeting the applicant to discuss the conditional approval, the Development Code Administrator shall notify applicant of any revisions to the final action.

Section 9.05. Building Permit 9.05.01. Submission of Materials A. Generally, the Building Permit shall include final drawings and construction documents as needed to commence construction.


accompanied by approval of all additional applications and studies, including requirements for Variance, Exception or Conditional Use by the DRB. C. A CAD file of the Site Plan must be submitted as a component of required materials. The CAD file should be in a format that is acceptable to Jumeirah Village LLC, including file format, separation of design elements into layers, and clean line work. 9.05.02. Minor Modifications to Approved Site Plan The applicant may be permitted to make minor modifications to the approved Site Plan prior to Building Permit application. All said modifications should be noted for review by the Development Code Administrator. The Development Code Administrator reserves the right to determine that proposed changes are beyond “minor modifications” and reject such changes. 9.05.03. Plan Review Process A. The approval process shall follow the steps highlighted in Figure 9.05, Building Permit Review Process and discussed throughout Section 9, Administration and Procedures. B. The Development Code Administrator shall conduct final review the application in its ability to meet the vision of the Jumeirah Village Master Plan and the requirements of this Code. If all requirements are met, the Development Code Administrator shall approve the application. If additional information is needed, the Administrator shall request additional information.

Notification of approval or denial shall be made within 5 working days of final action, for a total of 20 working days.



Figure 9.05, Building Permit Review Process

B. Upon approval, the applicant shall have no more than 3 months to utilize an approved Building Permit. Following 3 months, if the applicant has not initiated construction or is otherwise unable to prove progress, the Building Permit shall be considered expired. An extension of time may be granted by Jumeirah Village LLC upon request.

Building Permit Application and Materials Submitted

Section 9.06. Variance 9.06.01. Submission of Materials Generally, the application shall include all materials required to indicate the requested variance. If submitted as part of the Development Plan process, materials submitted for Site Plan review will largely be sufficient. 9.06.02. General Criteria The Development Review Board may issue a variance from the requirements of the Development Code if such action is not contrary to the interest of residents, investors, employees, and guests of Jumeirah Village. The Development Review Board must also find that, due to special conditions, literal enforcement of the Development Code would result in undue and unnecessary hardship based upon the following criteria:

Review for Completeness and Modifications


Application Review

A. Extraordinary conditions regarding the specific land involved are such that strict enforcement of this Code would deprive the applicant of reasonable use of the land.

C. The Development Code Administrator shall notify the applicant of final action, including approval or denial of the application. One set of the plans marked as approved or denied shall be accompanied by a letter and returned to the applicant while the second set shall be similarly marked and retained by Jumeirah Village LLC.

B. The Variance would not be detrimental to the health, welfare, safety, morals, order, convenience, or prosperity of surrounding residents, investors, employees, and guests of Jumeirah Village.

D. Upon receipt of an approved Building Permit, the applicant may begin construction.

D. The extraordinary conditions have not been created as a result of actions by the applicant.

9.05.04. Time A. The Development Code Administrator shall approve or deny a Building Permit within 15 working days of receipt

E.

The Variance would be consistent with the spirit and intent of the Jumeirah Village Master Plan and this Code.

F.

Condition of the site and enforcement of this Code would

Yes


Is More Information Needed? No Site Plan Stage

Have all Additional Approvals been Obtained?

Letter of Rejection

No

C. The conditions are unique to this site and do not apply to other locations found in the same Zone.

Yes No Building Permit Stage

29

Is the Application Approved? Yes

Building Permit Granted

30



OCTOBER 2006


Figure 9.06, Development Review Board Process

9.06.03. Variance Process A. The approval process shall follow the steps highlighted in Figure 9.06, Development Review Board Process and discussed throughout Section 9, Administration and Procedures. Variance, Exception or Conditional Use Application and Materials Submitted

B. The Development Code Administrator shall complete a report to the Development Review Board including an overview of the request for Variance, a recommendation of approval or denial, and proposed findings of fact to support the recommendation. C. The Development Review Board shall consider the recommendation of the Development Code Administrator and determine final action, including approval or denial of the application and specific findings of fact.

Review for Completeness

D. The Development Code Administrator shall notify the applicant in writing of final action, including approval or denial of the application.


E. Review Application and Generate Report for DRB

9.06.04. Time A. The Development Code Administrator shall submit a report to the Development Review Board within 15 working days of receipt of the application and determination of completeness.

Yes


Is More Information Needed? No Site Plan Stage

Does DRB Determine that Application Meets Criteria? No Yes


Yes

Is the Application Approved?

Yes with Conditions

The Development Review Board reserves the right to approve a Variance with conditions, safeguards or restrictions as needed to address any adverse impacts resulting from the Variance.

Letter of Rejection

B. The Development Review Board shall take final action on the application for Variance within 15 working days of receiving the report from the Development Code Administrator. Notification of approval or denial shall be made within 5 working days of final action, for a total of 20 working days. C. Upon approval of a building permit, the applicant shall have no more than 3 months to utilize an approved Variance. Following 3 months, if the applicant has not initiated construction or is otherwise unable to prove progress, the Variance shall be considered expired. An extension of time may be granted by Jumeirah Village LLC upon request.

Section 9.07. Exception 9.07.01. Submission of Materials Generally, the application shall include all materials required to indicate the requested exception. If submitted as part of the Development Plan process, materials submitted for Site Plan review will largely be sufficient. 9.07.02. General Criteria The Development Review Board may issue an exception from the requirements of the Development Code if such action is not contrary to the interest of residents, investors, employees, and guests of Jumeirah Village. The Development Review Board must also find that special conditions proposed by the applicant, while not in compliance with all requirements of the Development Code, are more or equally appropriate toward meeting the spirit of the Master Plan and this Code. Approval of the exception shall be based upon the following criteria: A. The proposed project remains compatible with surrounding land uses and is not detrimental to the health, welfare, safety, morals, order, convenience, or prosperity of surrounding residents, investors, employees, and guests of Jumeirah Village. B. The proposed exception will provide an equal or greater means of meeting the purposes of this Code than literal enforcement of existing requirements. C. The extraordinary conditions proposed by the applicant are unique to the project or the site. D. The exception would be consistent with the spirit and intent of the Jumeirah Village Master Plan and this Code. 9.07.03. Exception Process A. The approval process shall follow the steps highlighted in Figure 9.06, Development Review Board Process and discussed throughout Section 9, Administration and Procedures. B. The Development Code Administrator shall complete a report to the Development Review Board including an overview of the request for Exception, a recommendation of approval or denial, and proposed findings of fact to


support the recommendation. C. The Development Review Board shall consider the recommendation of the Development Code Administrator and determine final action, including approval or denial of the application and specific findings of fact. D. The Development Code Administrator shall notify the applicant in writing of final action, including approval or denial of the application. E.

The Development Review Board reserves the right to approve an Exception with conditions, safeguards or restrictions as needed to address any adverse impacts resulting from the Variance.

9.07.04. Time A. The Development Code Administrator shall submit a report to the Development Review Board within 15 working days of receipt of the application and determination of completeness. B. The Development Review Board shall take final action on the application for Exception within 15 working days of receiving the report from the Development Code Administrator. Notification of approval or denial shall be made within 5 working days of final action, for a total of 20 working days. C. Upon approval of a building permit, the applicant shall have no more than 3 months to utilize an approved Exception. Following 3 months, if the applicant has not initiated construction or is otherwise unable to prove progress, the Exception shall be considered expired. An extension of time may be granted by Jumeirah Village LLC upon request. 9.07.05. Runs with the Use Unless otherwise specified in the approval by the DRB, an exception applies only to the specific use or project for which it is granted. No new use or project shall be permitted to utilize the exception without prior approval by the DRB.

Section 9.08. Conditional Use 9.08.01. Submission of Materials Generally, the application shall include all materials required to indicate the requested conditional use. If submitted as part of the Development Plan process, materials submitted for Site Plan review will largely be sufficient. 9.08.02. General Criteria The Development Review Board may issue approval of a Conditional Use if the proposed project meets the criteria established in Section 4.3, Conditional Use. 9.08.03. Conditional Use Process A. The approval process shall follow the steps highlighted in Figure 9.06, Development Review Board Process and discussed throughout Section 9, Administration and Procedures. B. The Development Code Administrator shall complete a report to the Development Review Board including an overview of the request for Conditional Use, a recommendation of approval or denial, and proposed findings of fact to support the recommendation. C. The Development Review Board shall consider the recommendation of the Development Code Administrator and determine final action, including approval or denial of the application and specific findings of fact. D. The Development Code Administrator shall notify the applicant in writing of final action, including approval or denial of the application. E.

The Development Review Board reserves the right to approve a Conditional Use with added conditions, safeguards or restrictions as needed to address any adverse impacts resulting from the Variance.

9.08.04. Time A. The Development Code Administrator shall submit a report to the Development Review Board within 15 working days of receipt of the application and determination of completeness.

B. The Development Review Board shall take final action on the application for Conditional Use within 15 working days of receiving the report from the Development Code Administrator. Notification of approval or denial shall be made within 5 working days of final action, for a total of 20 working days. C.

Upon approval of a building permit, the applicant shall have no more than 3 months to utilize an approved Conditional Use. Following 3 months, if the applicant has not initiated construction or is otherwise unable to prove progress, the Conditional Use shall be considered expired. An extension of time may be granted by Jumeirah Village LLC upon request.


C. The proposed amendment is consistent with the Master Plan and will not adversely impact the mobility and infrastructure systems of Jumeirah Village. 9.09.03. Amendment Process A. The Development Code Administrator shall complete a report to the Development Review Board including an overview of the request for amendment, including a recommendation regarding the proposed amendment and potential impacts. B. The Development Review Board shall consider the recommendation of the Development Code Administrator and determine to approve, reject or modify the proposed amendment.

9.08.05. Runs with the Use Unless otherwise specified in the approval by the DRB, a Conditional Use applies only to the specific use or project for which it is granted. No new use or project shall be permitted to utilize the exception without prior approval by the DRB.

C. If the request to amend the Development Code was submitted by an applicant for Development Plan approval, the Development Code Administrator shall notify the applicant in writing of final action, including approval or denial of the amendment.

Section 9.09. Development Code Amendment

9.09.04. Time Upon approval, an amendment to the Development shall take place immediately upon final action by the Development Review Board.

9.09.01. Request for Amendment A Development Code Amendment may be requested by an applicant seeking Development Plan approval, the Development Code Administrator, the Development Review Board, or Jumeirah Village LLC. The authority to approve an amendment to this Code is granted to the DRB, however, Jumeirah Village LLC remains the final authority and may choose to amend the Code without DRB approval. 9.09.02. General Criteria The Development Review Board may amend the Development Code if the following criteria are met: A. The proposed amendment is not detrimental to the health, welfare, safety, morals, order, convenience, or prosperity of surrounding residents, investors, employees, and guests of Jumeirah Village. B. The proposed exception will provide an equal or greater means of meeting the purposes of this Code than current requirements.

Section 9.10. Zoning Map Amendment 9.10.01. Request for Amendment A Zoning Map Amendment may be requested by an applicant seeking Development Plan approval, the Development Code Administrator, the Development Review Board, or Jumeirah Village LLC. The authority to approve an amendment to Zoning Map related to this Code is granted to the DRB, however, Jumeirah Village LLC remains the final authority and may choose to amend the Zoning Map without DRB approval. 9.10.02. General Criteria The Development Review Board may amend the Zoning Map if the following criteria are met: A. The proposed amendment is beneficial to the orderly, efficient and economic development of Jumeirah Village and will enhance or protect the health, welfare, safety, morals, order, convenience, or prosperity of surrounding

31


32



community. B. The site or sites involved in the proposed amendment are more suitable for uses and standards permitted in the proposed Zone than in the current Zone. C. The proposed amendment is consistent with the Master Plan and will not adversely impact the mobility and infrastructure systems of Jumeirah Village. D. The proposed change in the Zoning Map will remain compatible with the character of the surrounding area. 9.10.03. Amendment Process A. The Development Code Administrator shall complete a report to the Development Review Board including an overview of the request for amendment, including a recommendation regarding the proposed amendment and potential impacts. B. The Development Review Board shall consider the recommendation of the Development Code Administrator and determine to approve, reject or modify the proposed amendment. C. If the request to amend the Zoning Map was submitted by an applicant for Development Plan approval, the Development Code Administrator shall notify the applicant in writing of final action, including approval or denial of the amendment. 9.10.04. Time Upon approval, an amendment to the Development shall take place immediately upon final action by the Development Review Board.

Section 9.11. Enforcement 9.11.01. Compliance Required A. No person may use, occupy, or develop land, buildings or other structures, or authorize or permit the use, occupancy, or development of land, buildings or other structures except in accordance with all applicable provisions of this Code. B. The developer of any building or land in violation of this Code, as well as any architect, builder, contractor or other professional consultant who may have assisted or

OCTOBER 2006


contributed to such violation shall be considered guilty of a violation of this Code. C. Any use, arrangement or construction differing from officially approved plans shall be deemed in violation of this Code. 9.11.02. Responsibility for Enforcement A. The Development Code Administrator is given authority on behalf of Jumeirah Village LLC to enforce the requirements of this Code, including the ability to monitor all development and operation of activities within Jumeirah Village. Jumeirah Village LLC shall have ultimate authority for enforcement and shall impose penalties for violation of this Code as appropriate. B. Any individual may make the Development Code Administrator aware of potential violations. To investigate a complaint, the Development Code Administrator must be provided a detailed account of the violation, the period of occurrence and, if possible, the alleged responsible parties. All complaints shall be maintained on record by the Development Code Administrator. 9.11.03. Notice of Intent A. Upon determination of a violation, the Development Code Administrator shall give notice to the individual or individuals responsible for said violation with instructions for discontinuance and compliance. The Administrator shall provide a reasonable time for compliance. B. The Development Code Administrator is hereby authorized to immediately suspend activities without notice that cause imminent destruction of property or injury to persons. 9.11.04. Penalties Jumeirah Village LLC reserves the right to take all appropriate actions and initiate proceedings to prevent unlawful construction, to recover damages, or to restrain, correct, or abate any violation of this Code. One or more of the following penalties may be assessed against any person involved with violations of this Code: A. Removal or correction of the violation at the owner’s expense.

B. A fine of up to Dhs. 1,000 for each day that a violation exists after the specified reasonable time provided by the Notice of Intent has expired, as calculated from the date of issuance. C. A one time fine for each occurrence of a violation including: •

1,000 Dhs. upon the initial occurrence

•

2,000 Dhs. upon the second occurrence

•

3,000 Dhs. upon the third occurrence

•

10,000 Dhs. upon any subsequent occurrences.

D. Discontinuance of utility services until the violation has been addressed to the satisfaction of Jumeirah Village LLC.

E.

Removal of a consultant from the register of consultants licensed to perform work in Jumeirah Village.

F.

In the case of a violation which endangers public health or safety, arrest and detention for a period of time established by a court of jurisdiction.



S N O I T I N I F E D

10. Definitions Abutting: A common border with or being separated from such common border only by a roadway, easement or rightof-way.

Buildable Area: That portion of a lot upon which a building, structure, pavement, or other improvements may be placed after designation of areas such as front, rear and side yards.

Development Plan: A combination of applications and submissions to be submitted to Jumeirah Village LLC that are necessary to gain approval for project construction..

Access: The place or way by which pedestrians and vehicles have a safe and usable ingress and egress to a property or use. An unobstructed way or means of approach to private entry to or exit from a property.

Building Permit: An authorization granted by Jumeirah Village LLC certifying that the design of a proposed structure or development to be erected on a designated lot complies with all relevant provisions applicable to this Code. The permit allows building construction to commence.

Development Review Board: Entity selected by Jumeirah Village LLC to be responsible for approval or denial of items requiring possible variation or alteration of this Code.

Access Driveway: The area between the traveled portion of a road and a parking lot used by motor vehicles for access to and from a car park, but does not include an aisle. Accessory Use: A use customarily incidental to and related to a principal use established on the same lot. Addition: An extension or increase in floor area or height of a building or structure. Adjacent: Abutting, directly connected to, or bordering. Applicant: The person, party or corporation applying for approval or permission; normally understood to be the owner, leaseholder or developer of the lot.

Building,Primary: A building within which is conducted the principal use permitted on the lot, as provided by this Code.

Zone: A geographic area within which specific development regulations assigned by this Code shall apply.

Car Park: Land used to park motor vehicles.

Zoning Map: An official map that identifies Zones that are subject to the specific use and development regulations of this Code.

Carpark Structure: a building or structure consisting of more than one level and used to temporarily store motor vehicles.

Driveway: An access to a required off-street parking facility or an off-street loading area.

Change of Use: Any use which differs from the previous use of a building or land.

Dwelling: A building used as a self-contained residence that must include a kitchen sink, food preparation facilities, a bath or shower, and a closet pan and washbasin.

Conditional Use: A use which has certain characteristics which may be detrimental to the surrounding area, but which may be permitted within a Zone with designated mitigation measures.

Building: A permanently located structure having a room supported by walls or columns but excluding any courtyard such structure may have provided, however, that no form of fabric, tent or vehicle shall be considered a building.

Construction Plans: The maps, drawings and specifications indicating the proposed location and design of improvements to be installed.

Building, Accessory: A building devoted to an accessory use or structure that is complementary to the primary use or structure.

Courtyard: A landscaped, outdoor open space surrounded by walls or fences or other materials utilized to establish a sense of boundary.

Building Height: The vertical distance measured of a structure measured in number of stories beginning at the average elevation of the finished grade at the front of the building to the highest story of the structure. Penthouse, mechanical equipment and architectural features that comprise the “top” of the structure shall not be considered in the overall structure height.

Density: The number of dwelling units per unit of land.

Build-To Line: The line parallel to the front lot line upon which the edge of a building located closest to the street must be located.

33

Development: The construction, reconstruction, conversion, erection, alteration, relocation, or enlargement of any building or structure; any mining, excavation or landfill; and any land disturbance in preparation for any of the above.

Dwelling Unit: One or more habitable rooms constituting a self-contained unit with a separate entrance and used or intended to be used for living and sleeping purposes. Dwelling, Multiple Unit: A building divided into two or more dwelling units, each of which is occupied or intended to be occupied as a permanent home or residence. Also known as an Apartment Structure. Easement: A grant of one or more of the property rights by the property owner to and/or for use by the public, a corporation, or another person or entity. Egress: An exit. Environment: The physical factors of the surroundings of human beings including the land, water, atmosphere, climate, sound, odors, tastes, the biological factors of animals and plants and the social factor of aesthetics.

Development Code Administrator: Individual designated by Jumeirah Village LLC to be responsible for daily administration of the Development Code.

Existing Use: The lawful use of a building, lot or structure at the time of the enactment of these regulations.

Development Intent Questionnaire: Application to be filled out by a potential applicant as the initiating step in the Development Plan approval process.

Exception: Permission to depart from the design standards in the ordinance for reasons as described in Section 9.07 of this Code.

Façade: The exterior walls of a building exposed to public view or that wall viewed by persons not within the building. Feature: Fixtures, components or appurtenances attached to, contiguous to or otherwise related to a building, structure or property including, without limitation, materials, overlays, moldings, sculptures, fountains, light fixtures, windows, and monuments. Fence: A construction, not considered a structure, which is designed for screening or enclosing. Landscaping screens of a height of over 1 meter shall be considered a fence whereas random plantings of any height shall not be considered a fence. Findings of Fact: Statement of facts upon which a decision by the Development Review Board has been reached. Floor Area: The total horizontal area of all floors of a building measured from the exterior surface of the outside walls, including all floors below ground level but exclusive of vent shafts and courts. Floor Area Ratio (FAR): The ratio used to control the size of a building in relation to the size of its lot. FAR is expressed as a ratio (such as 1.5 to 1) by which the area of the lot is compared with the total allowable gross floor area of the building or buildings, excluding parking and nonhabitable areas along the exterior of the structure such as balconies and mechanical equipment. Stairs, elevators and other service areas located withing the structure are included in the FAR calculation. Frontages: Configuration of the front façade of a structure along, at minimum, the first two floors, including the ground floor. Grade: The elevation of the surface of the ground at any point on a site. Grade, Existing: The elevation of the surface of the existing undisturbed ground at any point on a site. Grade, Finished Floor: The final elevation of the ground surface after man-made alterations, such as grading, grubbing, filling, or excavating, have been made on the

34


OCTOBER 2006



Guest House: An accessory building for the housing of temporary guests, not containing a kitchen and not being rented or leased.

Lot: A piece, parcel, or plot of land occupied by or to be occupied by one principal building, its accessory buildings and frontage on a street.

Height, Building: The vertical distance from grade to average height of the highest roof structure.

Lot Area: The total extent of surface, measured in a horizontal plane, within the lot lines of a lot.

Home Office: A conditional, accessory use permitted in specific Zones that allows operation of small business in a home providing that impacts are mitigated and a conditional use permit issued.

Lot Coverage: The percentage of the area of a lot or parcel of land, which is occupied by buildings or structures.

Hotel: A building offering temporary accommodations for eight (8) or more guests which may provide as accessory uses restaurants, meeting rooms, and recreation facilities. Illuminated: A sign utilizing an artificial or a reflective light source. Impervious Cover: Any hard-surfaced, man-made area that does not readily absorb or retain water, including but not limited to building roofs, parking and driveway areas, graveled areas, sidewalks and paved recreation areas. Improvement: Any building, structure, place, fence, gate, landscaping, tree, wall, car park, or other object constituting a physical feature which is not a natural feature. Ingress: An entry. Intersection: The crossing of two (2) or more roads at grade. Landscaping: The treatment and maintenance of a property or yard area with a combination of vegetation (ground cover, plants, shrubs, or trees), natural elements (brick, rocks, or water) and other natural or decorative features (walkways, fences, pools, fountains, or benches). Landscape Plan: A plan submitted as part of a package for Development Plan approval indicating the proposed landscape development, irrigation system and fences. Loading Space, Off-street: Space logically and conveniently located for bulk pickups and deliveries, scaled to delivery vehicles expected to be used, and accessible to such vehicles when required off-street parking spaces are filled.

Lot Frontage: That portion of a lot which abuts a road. Lot Line: Any line bounding a lot as herein defined. Lot Line, Front: A line separating an interior lot from a street. In the case of a corner lot, the orientation of existing or proposed development shall be used to determine which lot line shall be considered the front.

Parking, Off-Street: An off-street parking space consists of a space adequate for parking an automobile with room for opening doors on both sides together with properly related access to a public street, including maneuvering room. Paseo: A public walk or boulevard designed exclusively for use of pedestrians and including limited amenities as urban open spaces. Permitted Uses: Any use allowed in a Zone by right. Plant Materials: Living trees, shrubs, vines, ground covers, sod, and flowering annuals, biennials and perennials adapted to the environment of Dubai Plaza: An urban open space that is surrounded by streets and structures, largely paved and possibly including landscaping, public art, seating or other features.

Lot Line, Rear: A lot line which is opposite and most distant from the front lot line. In the case of an irregular lot, the rear lot line shall be an assumed line parallel to and at the maximum distance from the front lot line.

Public Facilities: Services or facilities provided by government or government agencies for the benefit of the general public and to which the public will have access.

Lot Line, Side: Any lot boundary line not a front lot line or a rear lot line.

Remodeling: The refashioning or alteration (whether structural or not) of a building or structure without its established use being changed.

Lot Width: The width of a lot at the minimum building setback line. Master Plan: The Jumeirah Village - Master Plan. Native Plant: Any species that is indigenous within the local region.

Right-of-Way:A strip of land acquired by reservation, dedication or condemnation and intended to be occupied by a road, crosswalk, sidewalk, railroad, electric transmission lines, oil or gas pipeline, water line, sanitary or storm sewer, and other uses.

Occupied: Arranged, designed, built, altered, converted, rented, leased, occupied or intended to be occupied.

Screening: A method of visually obscuring nearby structures or land uses (car park, outdoor storage) from another with the use of one or a combination of fencing, walls, dense vegetation, or berms.

Open Lot: An area of open land other than a road, used or intended to be used to provide space for the parking or storage of motor vehicles, including parking spaces, loading spaces, maneuvering aisles, and other areas providing access to parking or loading spaces.

Setback: A line established by development control regulations, generally parallel with and measured from the front property line, defining the limits of a lot in which no building, accessory building or structure may be located above the ground.

Noise: Any undesirable audible sound.

Setback, Rear: A setback extending the full width of the lot in the area between the rear lot line and the rear building line.

Setback, Side: A setback extending the full width of the lot in the area between a side lot line and a side building line. Sign: Any device designed to inform or attract the attention of a person not on the premises on which the sign is located. It means any structure, wall, natural object, or other device used for visual communication which is visible from any street or means of access and is used to advertise or direct attention to an activity, product, place, person, or business. Sign, Awning: A sign that is mounted, painted or attached to an awning, canopy or marquee. Sign, Flashing: A sign having a conspicuous and intermittent variation in the illumination. Sign, Illuminated: Any sign designed to emit or brightly reflect artificial light. Sign, Ground: A sign which is less than 1.5 meters from the ground or is supported by a sign structure that is placed on or anchored in the ground and is independent of any building or other structure. Sign, Pedestal: A sign that is mounted on one or more freestanding poles or other support so that the bottom edge of the sign face is more than 0.5 meters from contact with a solid base or the ground. Also sometimes known as a “pole sign.” Sign, Projecting: A sign that is partially or wholly dependent upon a building for support and that projects more than 30 centimeters from such building. Sign, Temporary: A sign or advertising display constructed of cloth, canvas, fabric, wood or other light material intended to be displayed for a short period of time. Sign, Tower: A large scale sign that is mounted near the top of a tower that is generally used as a means of identifying an important tenant or the name of a facility. Sign, Wall: Any sign posted or painted in suspended from or otherwise affixed to the wall of any building or structure in an essentially flat position or with the exposed face of the sign in a plane approximately parallel to the plane of such wall.



35


Sign, Window: Any sign that is placed inside a window, upon the window, or upon the window pane or glass, and is intended to be visible from the exterior of the window. Merchandise displays shall not be considered a window sign. Street: A right-of-way which has been improved and is intended for motor vehicle traffic and provides access to property. Taxi Rank: The use of land as a base of operations for a taxicab or other land-vehicle passenger transport service. Temporary Use: A use established for a limited duration with the intent to discontinue such use upon the expiration of the time period. Trellis: A frame of latticework designed for purposes of providing visual appeal and shade along pedestrian corridors of Jumeirah Village. Variance:Permission to depart from the literal requirements of a this Code, where such a variance would not be contrary to the public interest and where the a literal enforcement of the ordinance would result in unnecessary hardship. Yard, Front: The area from one side lot line to the other side lot line and between the primary structure and the street on which the lot fronts. On a corner lot (lots abutting on two or more streets at their intersections), the front yard shall face the shortest street dimension of the lot. Yard, Rear: A space extending across the full width of the lot between the principal building and the rear lot line and measured perpendicular to the building to the closest point of the rear lot line. Yard, Side: A space extending from the front yard to the rear yard between the principal building and the side lot line measured perpendicular from the side lot line to the closest point of the principal building.

36


S T S I L K C E H C N O I T A C I L P P A

Application Checklists

OCTOBER 2006


Development Intent Questionnaire Contents o

o

o

General Applicant Information Applicant information to include: 1.

Name

2.

Contact information (address, telephone, fax, email)

3.

Expatriate Status

Sponsor Information If applicant is an expatriate, sponsor information is required, including: 4.

Name of Agent/Sponsor

5.

Contact Information for Agent/Sponsor (address, telephone, fax, email)

Construction Information Determine the type of construction activity to be carried out such as: 6. 7.

o

New Construction (of primary structure, accessory structure, parking, signs, or other amenities) Redevelopment or Alteration (of primary structure, accessory structure, parking, signs, or other amenities)

Master Form Contents o

o

Concept Discussion of the concept for the project in as much detail as needed or possible to aid in discussion during the Pre-Application Meeting. Illustrations or concept sketches, if available, should be submitted with the Development Intent Questionnaire. Anticipated Project Needs 11. Indication of desired location in Jumeirah Village as well as anticipated land requirements

General requirements: A. 2 copies of all materials B. Drawings clearly labeled in the lower right hand corner

Project Type Indicate the type of project expected to be developed according to:

C. Drawings to be folded to A4 size with labels clearly visible

23. Type of Structu re (Villa, Townhome, Mid-Rise, Tower, low scale retail, public or civic)

o

o

Type of Structur e (Villa, Townhome , Mid-Rise, Tower, low scale retail, public or civic)

9.

Type of Activities (Residential, Entertainment, Restaurant, Hotel, General Retail, Office, Service, Recreation, Education, Institutional, Other)

10. If one or more of uses is expected to be a hotel, the number of units, staff and food outlets should be provided.

25. If one or more of uses is expected to be a hotel, the number of units, staff and food outlets should be provided.

16. Contact information (address, telephone, fax, email) 17. Expatriate Status 18. Development Application Tracking Number o

Time of Anticipated Construction and Completion Estimated timeline for project to commence as well as time of completion. Key dates throughout the process, if known, should also be included.

o

Concept Discussion of the concept for the project as it has evolved through the Pre-Application and Development Plan process.

o

Certifications Indication of the seal and certification of all architects, engineers and other allied professionals involved with the project as licensed and registered to work in Jumeirah Village and certifying the authenticity, quality and preparation of submitted documents.

Sponsor Information If applicant is an expatriate, sponsor information is required, including: 19. Name of Agent/Sponsor 20. Contact Information for Agent/Sponsor (address, telephone, fax, email)

o

Action Requested Actions may include Approval for Concept Plan, Site Plan, Building Permit, Variance, Exception, Conditional Use, Development Code Text Amendment, or Zoning Map Amendment

o

Construction Information Indicate the type of construction activity to be carried out such as:

Project Type Determine the type of project expected to be developed according to: 8.

24. Type of Activities (Residential, Entertainment, Restaurant, Hotel, General Retail, Office, Service, Recreation, Education, Institutional, Other)

General Applicant Information Applicant information to include: 15. Name

12. Project Development Services such as architecture, landscape architecture, engineering, site design, or other 13. Financial Services

o

21. New Construction (of primary structure, accessory structure, parking, signs, or other amenities) 22. Redevelopment or Alteration (of primary structure, accessory structure, parking, signs, or other amenities)



Concept Plan Checklist o

Master Application Form

o

Notation of materials to be used on site including type, color, texture, transparency, and location

o

Design Statement The applicant discussing the impact of the project on Jumeirah Village and the methods used to meet the vision of the Master Plan and meet the Eight Principles guiding community design

o

Floor and roof plans (scale of 1:200) indicating each roof and floor, proposed uses, roof gardens, penthouses and location of mechanical equipment

o

Calculations of Floor Area Ratio and Maximum Lot Coverage

o

o

o

o

Documentation Table of architects, engineers, contractors and other allied professionals to be working on the project and certification that they have been licensed and registered by Jumeirah Village LLC

o

o

Layout Plan (Scale of 1:1,000) o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date o

Location of lot in relation to Jumeirah Village, adjacent streets and surrounding development

o

Zone in which project and surrounding sites are located

Conceptual Parking and Loading Plan (scale of 1:200) o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date

o

Site Plan (Scale of 1:200) o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date

Calculations indicating the total number of parking spaces anticipated for the project, the number of on-street spaces adjacent to the project, and number of bicycle units supported Site plan and elevations as needed to indicate conceptual design of parking area including number of floors (if needed) below and above ground, parking and lane dimensions, location of access, screening techniques employed and details to ensure compatibility with the structure and site design

o

Location and design of loading areas

o

Space for vehicle stacking, if needed

o

Site dimensions, lot description and reference coordinates

o

Street pavement lines

Conceptual Master Sign Plan (scale of 1:200) o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date

o

Build-to line and setbacks

o

Calculations indicating the amount of sign space and type of permitted signs available to the project

o

Location of proposed primary and accessory buildings

o

o

Location and measure of parking area, type of parking and points of access

Anticipated location, dimensions, design, and type of signs to be utilized throughout the site in relationship to lot lines, setbacks, structures, amenities, and the streetscape

o

Location of services and facilities such as refuse containers and complimentary fencing/screening

o

Existing features and proposed alterations to structures or other features of the site

o

Existing and proposed site contours

o

o

Conceptual Architectural Details o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date

Conceptual Master Landscape Plan (scale of 1:200) o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date o

Calculations of required landscaping and fencing

o

Site Plan indicating the anticipated location, materials and type of landscape and fencing treatment, including roof gardens, plazas, courtyards, and open spaces

o

If fencing is required, the type of fencing that is to be employed, including materials and location

Perspective or elevation renderings clearly showing the proposed style, appearance and form of all buildings and improvements

o

o

Description of techniques used to meet Form standards of the Development Code (including bulk, articulation and differentiation)

Service Requirement Estimated infrastructural requirements to support staff, utilities and facilities

o

o

Elevations (scale of 1:200) of a minimum of 3 building faces for each structure including delineation of podium, shaft (lower, middle and upper sections) and top

Estimated Irrigation Needs An estimate in liters of the total peak daily irrigation water requirements for all proposed plantings based upon the Conceptual Landscape Plan, including an estimate for grass, if any

o

Optional CAD files

o

37


38



OCTOBER 2006


Site Plan Checklist o

Master Application Form

o

Design Statement The applicant discussing the impact of the project on Jumeirah Village and the methods used to meet the vision of the Master Plan and meet the Eight Principles guiding community design

o

o

o

Documentation Table of architects, engineers, contractors and other allied professionals to be working on the project and certification that they have been licensed and registered by Jumeirah Village LLC

Detailed Architectural Details o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date o

Perspective or elevation renderings clearly showing the proposed style, appearance and form of all buildings and improvements

o

Detailed Description of techniques used to meet Form standards of the Development Code (including bulk, articulation and differentiation)

o

Detailed plans of each floor of primary and accessory structures including all development, improvements or alterations. Roof plans shall be include and accessory structures shall include carpark structures and serve facilities such as refuse areas. All indoor and outdoor spaces shall be clearly delineated, including roof gardens and other required spaces.

o

Detailed elevations (scale of 1:100) of all building faces for each structure including delineation of podium, shaft (lower, middle and upper sections) and top

o

Two or more sections (scale of 1:100) drawn at right angles through each structure and indicating internal and external floor levels, window sill heights, parapet heights, penthouses, roof gardens, mechanical equipement, and the relationship to surrounding structures

o

Detailed drawings shall include location of fences, walls, parking areas, signs, landscaping and lighting for purposes of context and review

Layout Plan If the project required a Concept Plan, then the Layout Plan for the Site Plan approval shall be the same with changes incorporated from the Concept Plan process

o

o

Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date

o

Location of lot in relation to Jumeirah Village, adjacent streets and surrounding development

o

Zone in which project and surrounding sites are located

Site Plan (Scale of 1:200) If the project required a Concept Plan, then the Site Plan shall be the same with changes incorporated from the Concept Plan process

o

o

Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date

o

Samples of materials to be used on site including type, color, texture, transparency, and location

o

Site dimensions, lot description and reference coordinates

o

Calculations of Total Floor Area, Floor Area Ratio and Maximum Lot Coverage

o

Street pavement lines

o

Build-to line and setbacks

Detailed Parking Plan (scale 1:100) o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date

o

Location of proposed primary and accessory buildings

o

o

Location and measure of parking area, type of parking and points of access

Calculations indicating the total number of parking spaces anticipated for the project, the number of on-street spaces adjacent to the project, and number of bicycle units supported

o

Location of services and facilities such as refuse containers and complimentary fencing/screening

o

o

Existing features and proposed alterations to structures or other features of the site

o

Existing and proposed site contours

Site plan and elevations as needed to indicate detailed design of parking area including number of floors (if needed) below and above ground, parking and lane dimensions, location of access, screening techniques employed and details to ensure compatibility with the structure and site design

Grading and Drainage Plan (scale of 1:200) A site plan and two cross-sections through the site in each main direction indicating existing and finished levels with areas of cut and fill emphasized in shading. Drainage flow on site plan must be shown to an approved stormwater inlet or to an access way that leads to a street

o

o

o

Location and design of loading areas

o

Space for vehicle stacking, if needed

Detailed Master Sign Plan (scale 1:100) o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date o

Calculations indicating the amount of sign space and type of permitted signs available to the project

o

Precise location, dimensions, design, and type of signs to be utilized throughout the site in relationship to lot lines, setbacks, structures, amenities, and the streetscape

o

A single elevation depicting each permanent sign

DCR Jumeirah Village - Presold Code.pdf

Recommend Documents