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Jumeirah Village - Development Code Presold Lots

Revised October 2006

dubai, u.a.e. - october 2006

jumeirah village - presold lots development code

ta b l e o f c o n t e n t s

Table of Contents
INTRODUCTION

4. USE

The Eight Principles of Jumeirah Village

Section 4.01. Types of Use

The Jumeirah Village Master Plan and Development Code

Section 4.02. Use Categories

Contents of the Development Code

Section 4.03. Conditional Use

Section 4.04. Accessory Use or Structure

1. GENERAL PROVISIONS

Section 1.01. Title

Section 1.02. Authorities

Section 4.05. Temporary Use

12

5. FORM CODE PRESOLD LOTS

13

Section 1.03. Purpose & Intent

Section 5.01. General

13

Section 1.04. Applicability

Section 5.02. Building Configuration and Size

13

Section 1.05. Amendments

Section 5.03. Building Setbacks

13

Section 1.06. Measuring System

Section 5.04. Urban Design

13

Section 5.05. Architectural Treatments

14

2. REVIEW AUTHORITY

Section 2.01. General Authority

6. PARKING AND LOADING

16

Section 2.02. Development Code Administrator

Section 6.01. Purpose and Type

16

Section 2.03. Development Review Board

Section 6.02. General Provisions

16

Section 6.03 Space Requirements

16

Section 6.04. Space and Lot Design

16

Section 3.01. Establishment of Zones

Section 6.05. Loading Areas

19

Section 3.02. Official Zoning Map

Section 3.03. Interpretation of Boundaries

Section 3.04. Uniform Application of Zones

3. ZONE

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ii

7. SIGNS

20

9. ADMINISTRATION 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.

31

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

Zoning Map Amendment

Section 9.11. Enforcement

33

10. DEFINITIONS

33

23

APPLICATIONS CHECKLISTS

36

Section 8.05. Trellis Overhangs.

25

Development Intent Questionnaire Contents

36

Section 8.06. Parking Areas

25

Master Form Contents

36

Concept Plan Checklist

37

Site Plan Checklist

38

dubai, u.a.e. - october 2006

The Eight Principles of Jumeirah Village


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
Village is intentionally designed to capture a sense of

introduction

Introduction

jumeirah village - presold lots development code

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
are always within easy walking distance of parks, public

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introduction

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.

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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;

review authority

1. General Provisions
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.

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.

F. Facilitate adequate provision of transportation, water,


wastewater, parks and open spaces, other public
facilities.
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.

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2. Review Authority
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.

Jumeirah Village -pressold lots Development Code

review authority

dubai, u.a.e. - october 2006

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 Administrators decisions

Hears appeals of DRB decisions

Submits review and recommendations


to DRB, completes DRB findings report,
and responds to applicant

Responsible for Approval or


Denial with Findings of Fact

Hears appeals of DRB decisions

Responsible Party

Hears appeals of Administrators decisions

Approves Consultants for Service

Accepts applications and maintains register

--

Administrative Actions
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

Zones

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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.

Jumeirah Village -pressold lots Development Code

Zones

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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.

Mix of uses is minimal


with commercial activity
Located primarily in
southern triangle portion limited to home offices.
of the site and far right
Located throughout the
corner of the circle.
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.

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.

Structures are limited


The formal green spaces height and complimentary
of the median surround
to the open space.
this portion of the site with Primarily functions
additional open space
as active and passive
desirable, but optional.
recreation space, including

Located within easy


Use is primarily
Located in three specific access of the majority of
the triangle portion of
residential, but maybe a
areas of the project.
the site, particularly by
mix of residential, retail (on Allows hotel or office
automobile.
Ground & First Floor), and
above retail.
commercial (on Second &
Third Floors).
For Presold Towers,
commercial use is
permitted.

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..

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

Zones

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Figure 3.01,
Zoning Map

Triangle Side

Triangle Side

Circle Side

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Jumeirah Village -pressold lots Development Code

use

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.

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.

F. Building and site arrangement.


G. Vehicles used and parking requirements.
I. Required signage.

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.

J. Advertisement of use.

Section 4.04. Accessory Use or Structure

K. Likely impact on surrounding properties.


L. Ability to operate independently of other activities on a
site.

4.04.01. Criteria
A use or structure shall be considered an Accessory Use or
Accessory Structure if it meets the following criteria:

Section 4.03. Conditional Use

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:

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.

B. 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
The following uses are prohibited in Jumeirah Village:

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.

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use

10

Table 4.01a,
Permitted Land
Uses: Residential
& Institutional

Residential
Single Family Villa

Townhome

Multifamily Apartment

Home Office

Caretaker Dwelling

Park or Open Space

Recreation Center

Play Area

Sports Fields

School

Mosque

Library/Cultural Center

Medical Facility

Hospital

Civil Defence

Fire Station

Police Station

Daycare/Nursery

Municipality Services

Post Office

Carpark Structure

Cultural/Recreation

Institutional

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use

dubai, u.a.e. - october 2006

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

Commercial
Office, General

Indoor Restaurant

Outdoor Cafe

Indoor Entertainment

Outdoor Entertainment

Convenience Grocery

General Retail

Temporary Vendor

Serviced Apartments

Hotel

Boutique Hotel

General Sales

Personal Services

Repair Service

Gas Station

Public Utility

Transmission Station

Waste Related Services

Industrial

Eating Establishments

Entertainment

Service Entertainment

Utility and Communication

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Use

12

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. Contractors 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
Temporary Use Permit.

B. A real estate office.


C. A car park.

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
a stabilized drive to the parking area.

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.

Jumeirah Village -pressold lots Development Code

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 buildings 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
towers 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
The total gross buildable area - not including parking

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
in Section 5.04.02. The height of such frontage shall be a

minimum of four stories.


B. The primary faade 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 buildings ground level. Above grade, the parking
faade 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 faade 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

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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.

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 faade 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.
2. Color.

5. Transparent windows.
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

dubai, u.a.e. - october 2006

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 faade.
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 faade
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 faade, 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 faade 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.

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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.

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.

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 6.02. General Provisions

6.04.01. Parking Space Size


A. Parking spaces shall conform to the requirements
established in Table 6.03, Parking Area Dimensions.

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. Bicycle Accommodations
One bicycle rack shall be required for each 30 parking spaces
of a specific use and shall count as one parking space.

Section 6.04. Space and Lot Design

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:

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Jumeirah Village -pressold lots Development Code

Table 6.01,
General Parking
Requirements

Type of Parking
On Street (visitors only)

Driveway/Carpark

Carpark Structure

Open Lot

Permitted Height (in


stories not including ground
level)

Mid Rise 1 & 2 (3 levels)

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

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

Added Requirements

Location of Vehicle Access

Mid Rise 3 & 4 (2 levels)

17

general provisions

18

Jumeirah Village -presold lots Development Code

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

JUMEIRAH VILLAGE LLC

dubai, u.a.e. - october 2006

Table 6.02,
On-Site Parking Spaces Required

Table 6.03,
Parking Area Dimensions

Space Requirement

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


1 space per 35 car spaces provided

3
7 TAL
ID L
TH

Visitor Parking
Cultural/Recreation

TBD

Play Area

TBD

Sports Fields

TBD

TH

Recreation Center

G
EN
LL,

TBD

A
3T

Park or Open Space

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

!ISLE7IDTH

TBD

Daycare/Nursery

1 per 60 sq. meters

Municipality Services

1 per 30 sq. meters

Post Office

1 per 30 sq. meters

0ARKING
!NGLE

/VERALL7IDTH

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
Restaurants

1 per 2 employees
1 per 45 sq. meters of restaurant area

Utility/Communication
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

Parking Angle (in degrees)

19

review authority

Use

Jumeirah Village -pressold lots Development Code

Parallel

45

60

75

90

Stall Width (in meters)

2.7

2.7

2.7

2.7

2.5

Stall Length (in meters)

5.0/ 5.5

Aisle Width (in meters)

3.75

4.5

Access Driveway Width (in meters)

Overall Width (in meters)

16.5

18.1

18.75

17/ 18

Turning radius (in meters)

signs

20

Jumeirah Village -presold lots Development Code

october 2006

JUMEIRAH VILLAGE LLC

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.
B. maximum number.
C. sign type.

Table 7.01,
Signs by Zone

Zone
Midrise

Tower

Town Center

Neighborhood Retail

Ramblas

Open Space
Identification

E. lighting requirements.

Information

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.

Purpose

D. maximum height.

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.

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

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.

Jumeirah Village -pressold lots Development Code

21

signs

dubai, u.a.e. - october 2006

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

As approved by Jumeirah
Village LLC

Projecting

4 meters

internal or
external

As approved by Jumeirah
Village LLC

Wall

3 meters

internal or
external

1 per plot

Tower

2 meters below
top of upper
shaft

internal or
external

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


exceed 200 sq. meters
No advertising message permitted

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)

Pedestal

3.5 meters

Wall

2.5 meters

As approved
by Jumeirah
Village LLC

3 sq. meter

Window

3.0 meters

none

--

Real Estate

1 sq. meter in Villa and Townhome Zones & 1 per street frontage
0.5% of lot area in other Zones up to 4 sq.
meters

Pedestal, Wall 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 per street frontage

Pedestal, Wall 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 per street frontage
0.1% of lot area in other Zones up to 6 sq.
meters

Ground, Pedastal, 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

As approved by Jumeirah
Village LLC

Temporary Signs

Jumeirah Village -presold lots Development Code

october 2006

JUMEIRAH VILLAGE LLC

signs

22

Section 7.07. Language

K. Contains strings of light not permanently mounted to a


rigid background.

The content of all signs shall be displayed in both Arabic and


English, with equivalent translations of all sign content.

L. Is Inflatable and tethered to balloons greater than 50cm


in diameter.

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

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

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
0A
RK I
computed asNGa 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.
Al
K
B. Sign faces are substantially similar. arab
aT
a
C. Sign faces are part of the same sign structure.ilor

A. Real estate.
B. A special event or sale, including A-frame signs.
C. Contractor advertisement.

ry
ake
B
a

D. Future facility advertisement.

ara
Al K

le
Sa s.
h
3D

n
sig unt
o
o
tw s c
e
fac ne
o
as

C
A
F
E

wid

th

height

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.

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:

Figure 7.02,
General Sign Measurements

length

J. Is Portable, except temporary A-frame signs.

Jumeirah Village -pressold lots Development Code

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. 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.
2. 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.

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 8.03. Paseos and Roof Gardens

8.04.01. Required Fences


Fences shall be required as appropriate within each Zone as
indicated in Table 8.01, Landscape and Fencing Standards.

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.

Section 8.04. Fencing

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

landscape and fencing

dubai, u.a.e. - october 2006

landscape and fencing

24

Jumeirah Village -presold lots Development Code

october 2006

JUMEIRAH VILLAGE LLC

Table 8.01,
Landscaping
and Fencing

Front and Side Yard


Solid Fence

Yes

Half Fence

Yes

Open Fence

Yes

Street edge of Paseo


Facing on interior or paseo

Yes

Yes

Yes

Yes

Yes

Yes

Yes

Solid Fence

Yes

Facing Alley

Optional

Half Fence

Open Fence

No Fence

Yes

Yes

Yes

No Fence
Rear Yard

Facing interior courtyard


or roof garden

Yes

Yes

Yes

Yes

Yes

Yes

Yes

Yes

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

Front yard and ground


plane

Interior of paseo

Roof garden

Roof garden

Roof garden

Plaza or Courtyard
Landscaping

Plaza or Courtyard for


Village Center Clusters

Alley Fence
Solid Fence
No Fence
Loading Area Fence
Solid Fence
No Fence
Vertical Front Yard Trellis and Vines

Horizontal Front Yard Trellis over Sidewalk


Required
Not Required
Special Landscape
Requirements**

* A half fence includes a solid lower half with an open top half
** as described in the text of Section 8

Jumeirah Village -pressold lots Development Code

25

landscape and fencing

dubai, u.a.e. - october 2006

Table 8.02,
Roof Gardens

Roof Garden Requirement*


Podium

90%

80%

90%

Optional

Optional

Lower Shaft

50%

50%

50%

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.

a d m i n i s t r at i o n a n d p r o c e d u r e s

26

Jumeirah Village -presold lots Development Code

october 2006

JUMEIRAH VILLAGE LLC

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.

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.

Section 9.03. Concept Plan

Figure 9.02,
Pre-Application Review Process

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
marked and retained by Jumeirah Village LLC.

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.

Jumeirah Village -pressold lots Development Code

Figure 9.03,
Concept Plan Review Process

E. 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

Building Permit
Stage

Yes

Is the Application
Approved?
No

Yes with
Conditions

Letter of
Rejection

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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. 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.

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.

Pre-Application
Meeting Stage

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

Concept Plan
Stage
(Optional)

Is More Information
Needed?
No
Site Plan
Stage

Does the Project


Require a Variance,
Exception or
Conditional Use?

Yes

To DRB for
Consideration

No

Building Permit
Stage

Yes
Yes with
Conditions

Is the Application
Approved?
No

Letter of
Rejection

C. 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.
B. The Building Permit application and all drawings will be

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.

Jumeirah Village -pressold lots Development Code

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

Pre-Application
Meeting Stage

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
of the application and determination of completeness.

E. The Variance would be consistent with the spirit and


intent of the Jumeirah Village Master Plan and this Code.

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.

F. Condition of the site and enforcement of this Code would


prohibit or unreasonably restrict use of the land.

Yes

Concept Plan
Stage
(Optional)

Yes
No
Building Permit
Stage

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Is the Application
Approved?
Yes

Building
Permit
Granted

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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.

Pre-Application
Meeting Stage

E. 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.

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

Concept Plan
Stage
(Optional)

Is More Information
Needed?
No
Site Plan
Stage

Does DRB Determine


that Application
Meets Criteria?
No
Yes

Building Permit
Stage

Yes
Yes with
Conditions

Is the Application
Approved?

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.

Jumeirah Village -pressold lots Development Code

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
residents, investors, employees, and guests of the

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Jumeirah Village -presold lots Development Code

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

JUMEIRAH VILLAGE LLC

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 owners
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.

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definitions

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: 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.

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.
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.

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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.
Development Code Administrator: Individual designated
by Jumeirah Village LLC to be responsible for daily
administration of the Development Code.
Development Intent Questionnaire: Application to be filled
out by a potential applicant as the initiating step in the
Development Plan approval process.

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.
Existing Use: The lawful use of a building, lot or structure at
the time of the enactment of these regulations.
Exception: Permission to depart from the design standards in
the ordinance for reasons as described in Section 9.07 of this
Code.

Faade: 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 faade 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
ground surface.

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JUMEIRAH VILLAGE LLC

definitions

34

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.

Jumeirah Village -pressold lots Development Code

35

definitions

dubai, u.a.e. - october 2006

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.

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Jumeirah Village -presold lots Development Code

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JUMEIRAH VILLAGE LLC

Application Checklists
Development Intent Questionnaire Contents
o General Applicant Information
Applicant information to include:
1. Name
2. Contact information (address, telephone, fax, email)
3. Expatriate Status
o 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)
o Construction Information
Determine the type of construction activity to be carried
out such as:
6. New Construction (of primary structure, accessory
structure, parking, signs, or other amenities)
7. Redevelopment or Alteration (of primary structure,
accessory structure, parking, signs, or other
amenities)
o Project Type
Determine the type of project expected to be developed
according to:
8. Type of Structure (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.

Master Form Contents


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.
o Anticipated Project Needs
11. Indication of desired location in Jumeirah Village as
well as anticipated land requirements
12. Project Development Services such as architecture,
landscape architecture, engineering, site design, or
other
13. Financial Services

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.

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

o 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 Structure (Villa, Townhome, Mid-Rise, Tower,


low scale retail, public or civic)

o General Applicant Information


Applicant information to include:

24. Type of Activities (Residential, Entertainment,


Restaurant, Hotel, General Retail, Office, Service,
Recreation, Education, Institutional, Other)

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

25. If one or more of uses is expected to be a hotel, the


number of units, staff and food outlets should be
provided.
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.

Jumeirah Village -pressold lots Development Code

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 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 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
o Site Plan (Scale of 1:200)
o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date
o Site dimensions, lot description and reference coordinates
o Street pavement lines

o Calculations of Floor Area Ratio and Maximum Lot Coverage


o Conceptual Parking and Loading Plan (scale of 1:200)
o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date
o 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 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 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 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 and measure of parking area, type of parking and points of access
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 Conceptual 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 Description of techniques used to meet Form standards of the Development Code (including bulk, articulation and
differentiation)
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

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

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a p p l i c at i o n c h e c k l i s t s

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Jumeirah Village -presold lots Development Code

october 2006

JUMEIRAH VILLAGE LLC

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 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 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 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
o 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 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

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
o Location of proposed primary and accessory buildings
o Location and measure of parking area, type of parking and points of access
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 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 Detailed Parking Plan (scale 1:100)


o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date
o 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 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
o Location and design of loading areas
o Space for vehicle stacking, if needed
o 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

o Detailed Master Landscaped Plan (scale of 1:100)


o Plan Title, Scale, North Arrow, Project Name, Address of Site, Applicant Name, Date
o Calculations of required landscaping and fencing
o Schedule of plants and materials to be incorporated into the project including name, quantity and reference to the
Landscape Master Plan
o Site plan and section detail of location of landscape treatments, including trees, shrubs, ground cover and lawns
o Location and section detail of hard surface materials, water features and fencing to be located on the project site
o Irrigation Calculations
o Irrigation water demand calculations relating to the proposed plantings shown and described in the Landscape Master
Plan, including the peak daily plant water consumption as indicated in liters and calculated at the peak season of July
o Monthly projected irrigation water consumption figures covering the effect of leaching and other off-season practices
o Irrigation site plan (scale of 1:200) indicating the location and capacity of the irrigation water storage tanks, tank
connections, and details of the distribution system.
o A timetable for timing in relationship to irrigation of landscaping at maturity
o Utility Plan (scale of 1:200)
Schedule and plan indicating coordinates, depths, levels, and sizes of all pipes, conduits and connections regarding
water (potable and for irrigation), wastewater, electricity, telephone, and other utilities from points of entering the site to
distribution including, if required, transformers, switch boxes, meters and emergency generator.
o Electricity Calculations and Diagrams
o Final electricity load calculations for the development expressed in kVA
o Detailed electrical diagrams indicating details of distribution and circuit breakers
o Refuse Plan
Calculation of anticipated refuse to be accumulated as well as provisions made for storage and disposal
o Construction Schedule
o Proposed time schedule for completion of the project as initiated upon receiving an approved Building Permit
o Management plan describing the organization of work to be completed on the project in coordination with the provided
time schedule, including plans for onsite supervisory personnel

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39

a p p l i c at i o n c h e c k l i s t s

dubai, u.a.e. - october 2006