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J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
0ctober 2006
J u m e i r a h V i l l a g e LL C
ta b l e o f c o n t e n t s
INTRODUCTION
4. USE
Section 4.03.
Conditional Use
1. GENERAL PROVISIONS
12
13
13
13
14
14
14
2. REVIEW AUTHORITY
17
Section 2.02.
17
Section 2.03.
17
Section 6.03
Space Requirements
17
Section 6.04.
17
3. ZONE
19
introduction
Introduction
j u m e i r a h v i l l a g e - MI D RI S E d e v e l o p m e n t c o d e
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e - o c t o b e r 2 0 0 6
J UMEIRAH V ILLAGE LL C
introduction
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
1. General Provisions
Section 1.01. Title
This Development Code is hereby officially known as the
Jumeirah Village - South Development Code. References
to this Code shall be interpreted as references to the
Jumeirah Village Development Code.
review authority
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
october 2006
J UMEIRAH V ILLAGE LL C
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.
2.02.01. Designation
Jumeirah Village LLC shall designate a Development Code
Administrator to maintain daily administration of affairs
related to development activity in Jumeirah Village.
A. Concept Plan
B. Site Plan
C. Building Permit
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
RE V IE W AUTHORIT Y
Table 2.01,
Roles and Duties
Role
Responsible Party
--
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
For the purposes of this Code, the site is divided among seven
zones, as shown in Table 3.01, General Zone Information.
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
Zones
Table 3.01,
General
Zone
Information
Description
Lowest density
residential areas offer
a suburban feel with
proximity to urban
services.
Structures are single
family, detached homes
surrounded by a private
yard.
Mix of uses is minimal
with commercial activity
limited to home offices.
Variety of Medium
density residential building
surrounded by other MidRises and flex units.
gardens.
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 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.
Multifamily skyscrapers
of varying heights with
attached an above/below
ground carpark.
Multi-unit skyscrapers
of varying heights with
an urban podium and
an attached above/below
ground carpark.
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
Circle Side
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
use
4. Use
Section 4.01. Types of Use
E. Hours of operation.
J. Advertisement of use.
4.04.01. Criteria
A use or structure shall be considered an Accessory Use or
Accessory Structure if it meets the following criteria:
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
october 2006
J UMEIRAH V ILLAGE LL C
use
10
Table 4.01a,
Permitted Land
Uses: Residential
& Institutional
Residential
Single Family Villa
Townhome
Multifamily Apartment
Home Office
Caretaker Dwelling
Recreation Center
Play Area
Sports Fields
Cultural/Recreation
Institutional
School
Mosque
Library/Cultural Center
Medical Facility
Hospital
Civil Defence
Fire Station
Police Station
Daycare/Nursery
Municipality Services
Post Office
Carpark Structure
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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use
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
Industrial
Eating Establishments
Entertainment
Service Establishments
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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Us e
12
Figure 4.01,
District Overview
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
f o r m c o d e MI D RI S E l o t s
MRH
MRM
MRA
MRP
8.0
8.0
3.0
2.5
50% of Parcel
75% of Parcel
65% of Parcel
50% of Parcel
0.15
0.15
0.1
0.15
0.15
1.0
1.0
G + 16 Stories
G + 10 Stories
G + 4 Stories
G + 4 Stories
at 16th Floor
at 10th Floor
at 5th Floor
at 5th Floor
Zone Code
FAR
Average Floor Plate
Maximum Height
Upper Floor Setback
13
f o r m c o d e MI D RI S E l o t s
14
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
Figure 5.02,
Boulevard Mid-Rise 1 Typical Site Plan
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J UMEIRAH V ILLAGE LL C
Figure 5.04,
Boulevard Mid-Rise 1 Lot and Building View
Figure 5.03,
Boulevard Mid-Rise 2 Typical Site Plan
A parking structure
of no more than G + 3 will be
allowed above grade with setbacks of 13m from
streets and paseos and zero setbacks from the side
and rear shared parcel lines.
A parking structure of no more than G + 1 will be
allowed above grade with setbacks of 13m from
streets and paseos and 5 m setbacks from the side
parcel lines and alley parcel lines.
Figure 5.05,
Mid-Rise 2 Lot and Building View
Figure 5.06,
Mid-Rise 3 Typical Site Plan
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
Figure 5.09,
Mid-Rise 3 Lot & Building View
Figure 5.08,
Mid-Rise 4 Lot and Building View
15
f o r m c o d e MI D RI S E l o t s
f o r m c o d e MI D RI S E l o t s
16
J u m e i r a h V i l l a g e S o u t h - MI D RI S E D e v e l o p m e n t C o d e
J UMEIRAH V ILLAGE LL C
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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pa r k i n g a n d l o a d i n g
18
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Table 6.01,
General Parking
Requirements
Type of Parking
On Street (visitors only)
Driveway/Carpark
Carpark Structure
Open Lot
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
local street
alley
access street/alley
access street/alley
access street
access street
Location of Loading
access street/alley
access street/alley
access street
access street
Visibility of Loading
primary street
primary street
Landscaped Deck
(see Section 8)
Yes
Yes
Yes
Yes
Added Requirements
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J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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J UMEIRAH V ILLAGE LL C
Table 6.02,
On-Site Parking Spaces Required
Use
Table 6.03,
Parking Area Dimensions
Space Requirement
Residential
Studio to 1 Bedroom Unit
2 Bedroom Unit
3 Bedroom Unit
Visitor Parking
3
7 TAL
ID L
TH
20
Cultural/Recreation
Play Area
TBD
Sports Fields
TBD
TBD
GT
Recreation Center
EN
LL ,
TBD
A
3T
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
Medical Facility
Fire Station
!ISLE 7IDTH
TBD
Daycare/Nursery
Municipality Services
Post Office
0ARKING
!NGLE
/VERALL 7IDTH
Commercial
Office, General
Eating Establishments
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
Parallel
45
60
75
90
2.7
2.7
2.7
2.7
2.5
5.0/ 5.5
3.75
4.5
16.5
18.1
18.75
17/ 18
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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
Purpose
D. maximum height.
21
S IGN S
signs
P
P
Advertisement
Sign Plan shall show the location of the proposed signs and
detail dimensions, proposed color, material, and method of
illumination.
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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J UMEIRAH V ILLAGE LL C
signs
S IGN S
22
Table 7.02,
Sign Standards
by Purpose
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
As approved by Jumeirah
Village LLC
3.5 meters
Wall
2.5 meters
As approved
by Jumeirah
Village LLC
Pedestal
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
--
Pedestal, Wall or
Window
3 meters
--
Contractor Advertisement
1 per lot
front light
external
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
front light
external
Artificial
Lighting
Other Conditions
Permanent Signs
Location or Tenant
Identification
Directional/Informational
Advertisement
Temporary Signs
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signs
S IGN S
A. Real estate.
B. A special event or sale, including A-frame signs.
C. Contractor advertisement.
ry
ake
B
a
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
Figure 7.02,
General Sign Measurements
length
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l a n dsc a p e a n d f e n c i n g
24
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
Table 8.01,
Landscaping
and Fencing
Yes
Half Fence
Yes
Open Fence
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Solid Fence
Yes
Facing Alley
Optional
Half Fence
Open Fence
No Fence
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No Fence
Rear Yard
Alley Fence
Solid Fence
No Fence
Loading Area Fence
Solid Fence
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Solid Fence
Mandatory
Mandatory
Optional
Optional
Other Fence
Optional
Optional
Optional
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Interior of paseo
Roof garden
Roof garden
Roof garden
Plaza or Courtyard
Landscaping
No Fence
Vertical Front Yard Trellis and Vines
25
l a n dsc a p e a n d f e n c i n g
* A half fence includes a solid lower half with an open top half
** as described in the text of Section 8
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l a n dsc a p e a n d f e n c i n g
26
Table 8.02,
Roof Gardens
90%
80%
90%
Optional
Optional
Lower Shaft
50%
50%
50%
Middle Shaft
50%
30%
30%
50%
Optional
Optional
Carpark Roof
75%
75%
90%
Optional
100%**
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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.
27
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
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
Review for
Completeness
Pre-Application
Meeting Conducted
Pre-Application
Meeting Stage
Yes
J UMEIRAH V ILLAGE LL C
Figure 9.02,
Pre-Application Review Process
Concept Plan
Stage
(Optional)
october 2006
Building Permit
Stage
Is a Concept Plan
Needed?
Figure 9.03,
Concept Plan Review Process
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
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
28
Figure 9.04,
Site Plan Review Process
Review for
Completeness and
Modifications
Pre-Application
Meeting Stage
Application Review
Yes
Concept Plan
Stage
(Optional)
Is More Information
Needed?
No
Site Plan
Stage
Yes
To DRB for
Consideration
No
Building Permit
Stage
Yes
Yes with
Conditions
Is the Application
Approved?
No
Letter of
Rejection
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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
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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
30
Figure 9.05,
Building Permit Review Process
Building Permit
Application and
Materials Submitted
Review for
Completeness and
Modifications
Pre-Application
Meeting Stage
Application Review
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.
Is More Information
Needed?
No
Site Plan
Stage
Letter of
Rejection
No
F.
Yes
Concept Plan
Stage
(Optional)
Yes
No
Building Permit
Stage
Is the Application
Approved?
Yes
Building
Permit
Granted
Figure 9.06,
Development Review Board Process
Review for
Completeness
Pre-Application
Meeting Stage
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
Building Permit
Stage
Yes
Yes with
Conditions
Is the Application
Approved?
Letter of
Rejection
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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
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
october 2006
J UMEIRAH V ILLAGE LL C
9.09.04. Time
Upon approval, an amendment to the Development shall
take place immediately upon final action by the Development
Review Board.
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
32
community.
B. The site or sites involved in the proposed amendment are
more suitable for uses and standards permitted in the
proposed Zone than in the current Zone.
C. The proposed amendment is consistent with the Master
Plan and will not adversely impact the mobility and
infrastructure systems of Jumeirah Village.
D. The proposed change in the Zoning Map will remain
compatible with the character of the surrounding area.
9.10.03. Amendment Process
A. The Development Code Administrator shall complete
a report to the Development Review Board including
an overview of the request for amendment, including a
recommendation regarding the proposed amendment
and potential impacts.
B. The Development Review Board shall consider the
recommendation of the Development Code Administrator
and determine to approve, reject or modify the proposed
amendment.
C. If the request to amend the Zoning Map was submitted
by an applicant for Development Plan approval, the
Development Code Administrator shall notify the
applicant in writing of final action, including approval or
denial of the amendment.
9.10.04. Time
Upon approval, an amendment to the Development shall
take place immediately upon final action by the Development
Review Board.
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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
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10. Definitions
definitions
D EFINITION S
34
Change of Use: Any use which differs from the previous use
of a building or 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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35
definitions
D EFINITION S
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.
Lot Line, Side: Any lot boundary line not a front lot line or a
rear lot line.
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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J UMEIRAH V ILLAGE LL C
definitions
D EFINITION S
36
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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.
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:
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)
37
APPLI C ATION C HE C K LI S T S
a p p l i c at i o n c h e ck l i s t s
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
october 2006
J UMEIRAH V ILLAGE LL C
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 indicating the amount of sign space and type of permitted signs available to the project
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
a p p l i c at i o n c h e ck l i s t s
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J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
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 Calculations of Total Floor Area, Floor Area Ratio and Maximum Lot Coverage
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APPLI C ATION C HE C K LI S T S
a p p l i c at i o n c h e ck l i s t s
J u m e i r a h V i l l a g e - MI D RI S E D e v e l o p m e n t C o d e
october 2006
J UMEIRAH V ILLAGE LL C
a p p l i c at i o n c h e ck l i s t s
APPLI C ATION C HE C K LI S T S
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