San Pablo Territorial PlanPlan de Ordenamiento Territorial de San Pablo

The Territorial Zoning Plan (Plan de Ordenamiento Territorial, hereinafter POT or the Plan) of San Pablo is defined as a legal instrument for local planning for land management in the municipality of San Pablo, its content and formulation supported by the Urban Planning Law, and supplementarily regarding its purposes and orientation, by the Organic Environmental Law and its developing regulations. The POT is based on the technical studies carried out in each of the phases of the territorial study formulation process (data collection, diagnosis, forecast, and proposal), as well as on the information obtained from the citizen consultation and participation process carried out in the canton during the Plan's formulation process. These inputs were also studied and reviewed by the Local Planning Commission and the Technical Supervision Commission of the municipality, whereby the respective contributions have been incorporated into the proposal included in this instrument.

For the interpretation and application of the POT, the following definitions shall apply:

• a)Exceptional Access for Residential Use: Previously known as a right-of-way easement (servidumbre de paso). In accordance with the INVU Subdivision and Urbanization Regulations (Reglamento de Fraccionamiento y Urbanizaciones del INVU), it is defined as that access which, by exception, enables the subdivision (fraccionamiento) of a property for residential use, which has restrictions regarding its length, width, and the number of lots it serves. The POT defines the sites where it will be permitted. b) Sidewalk (Acera): In accordance with the INVU Subdivision and Urbanization Regulations (Reglamento de Fraccionamiento y Urbanizaciones del INVU), it is understood as the strip of land within the right-of-way that extends from the property line to the outer line of the curb and gutter or green strip if present, and which is reserved for pedestrian traffic. At minimum, it must comply with the characteristics established in the Regulation to the Equal Opportunities Law for Persons with Disabilities, Executive Decree No. 26831-MP, its amendments, and any regulations that replace it.
• c)Pedestrian Malls (Alamedas): Roadways exclusively for pedestrian traffic.
• d)Sanitary Sewer System (Alcantarillado Sanitario): System of pipes that collects and transports wastewater for subsequent treatment.
• e)Alignment (Alineamiento): In accordance with the INVU Subdivision and Urbanization Regulations, it is understood as the minimum distance or physical limit for the placement of a building with respect to public roads, waterways, streams, springs, lakes, lagoons, estuaries, springs (nacientes), the maritime-terrestrial zone, railway lines, high-voltage electrical lines, and special zones; it is issued by the competent entity.
• f)Block Configuration (Amanzanamiento): The process by which streets are created that delimit the blocks in a determined area, as part of the urbanization or urban renewal process.
• g)Front Yard (Antejardín): In accordance with the INVU Subdivision and Urbanization Regulations, it is understood as the distance between the property line and the building line, which must be reserved as a green area. It implies the issuance of an alignment (alineamiento) granted by the Ministry of Public Works and Transport or the Municipality, as applicable, which establishes a restriction on construction, without the portion of the property thereby losing its private property status.
• h)Preliminary Project (Anteproyecto): A preliminary layout of a design proposal that helps clarify the application of the POT for the interested party and the municipality, prior to the former proceeding with the preparation and submission of the project's construction plans. It describes the general characteristics of the work to be carried out and its feasibility, therefore it does not authorize the developer to execute works or proceed with the sale of lots. The preliminary project shall be the basis of the agreement between the municipality and the interested party for the application of incentivizable practices (prácticas incentivables) in accordance with Article 130 of the POT, although this does not imply that it cannot be subject to modifications or adjustments.
• i)Urban Development Potential (Aprovechamiento Urbanístico): Real estate development parameters, such as permitted buildable area, height, occupancy, and setbacks, which indicate the constructive and usage potential of a specific property.
• j)Tree Planting (Arborización): Process of planting trees in specific sectors of public space, to promote environmental, urban, landscape, and social benefits.
• k)Area Dedicated or Delivered for Public Use: Portion of land delivered to the municipality, in accordance with the provisions of Article 40 of the Urban Planning Law, in consideration for the authorization and endorsement granted to carry out a land transformation operation on a specific property.
• l)Future Reserve Area: Set of non-urbanized properties, which are temporarily preserved from urban development activity through special provisions included in the respective zoning regime, by virtue of the fact that sufficient land is available to meet current and future short- and medium-term needs.
• m)Urban Area: In accordance with the INVU Subdivision and Urbanization Regulations, it is understood as the territorial sphere of development of a population center. It includes the urban quadrant or any other radially or polygonally developed city system. It may be located within or outside the Greater Metropolitan Area (Gran Área Metropolitana).
• n)Urban Renewal Areas: Urban areas in decay, in a defective state, or in a process of deterioration, which may be subjected to an urban renewal program or project, with the aim of rehabilitating or remodeling said dysfunctional areas.
• o)Urban Development Charges (Cargas Urbanísticas): Works required to guarantee the urban habilitation of a property and its integration with the existing urban fabric, through the provision of basic services such as road structure, road surface, sidewalks, curb and gutter, potable water aqueduct, electrical energy, stormwater drainage, sanitary sewer system, and telecommunications. Likewise, and as part of said habilitation, the dedication of land for parks and children's playgrounds, community facilities, and public streets is considered an urban development charge, in accordance with the provisions of Article 40 of the Urban Planning Law.
• p)Land Categorization/Classification: Mechanism included in the POT, through which the different types of land categories existing in San Pablo are classified and illustrated cartographically, based on their viability for urbanization, or the existence of urban cover (cobertura urbana) on said lands.
• q)Compact City: An urban area characterized by high levels of density and compactness; by having continuous and heterogeneous urban development; by being oriented towards human beings and non-motorized modes of mobility, instead of the motor vehicle; by possessing efficient collective public transportation systems.
• r)Condominium: In accordance with the Regulation to the Law Regulating Condominium Property, it corresponds to the real estate susceptible to independent use by different owners, with indivisible common elements.
• s)Construction: A permanently based structure, fixed to the ground, which includes works of building, reconstruction, alteration, or expansion, and which may be the object of temporary or permanent stay by a person or group of persons.
• t)Road Continuity: The existing physical space between two or more public roads, included in the official map, which, if enabled, allow the connection of said previously discontinuous roads.
• u)Special Contributions (Contribuciones Especiales): Urban works or improvements, not associated with the direct impact of the project, which, in accordance with the provisions of Article 70 of the Urban Planning Law, the municipality may request, when justified through technical-financial studies.
• v)Demolition: The act of destroying the bases, walls, roofs, and foundations of a construction.
• w)Right-of-Way (Derecho de Vía): In accordance with the INVU Subdivision and Urbanization Regulations, it is that area or surface of land, owned by the State, intended for the use of a road, which includes the roadway, green zones, and sidewalks, with adjacent zones used for all complementary installations and works. This area is delimited on both sides by the boundaries of the adjoining properties at their property line.
• x)Buildability Rights (Derechos de Edificabilidad): Urban development potential (aprovechamiento urbanístico) granted to a specific property, referring to the quantity of buildable square meters permitted on said property.
• y)Urbanization Site Design (Diseño de Sitio de la Urbanización): In accordance with the INVU Subdivision and Urbanization Regulations, it corresponds to the basic information about an urbanization project or residential complex included on a sheet, containing the distribution of lots, indication of accesses, public areas, contour lines every meter, name and type of project, location, adjoining properties, front and rear lot lines, building line, ramps, property affectations, road widening, details of sidewalks, pavements, typical curve, cross-sections of streets, dimensions of the protection areas defined in the Forestry Law (Ley Forestal), Law No. 7575, its amendments, or regulations that replace it; it also contains numbered lots, streets with number or name, and other elements. It also includes the area table according to the project type, and a table with the POT requirements.
• z)Public Facilities: Those public properties where services of a public nature are provided to the community. Includes schools, high schools, universities, markets, libraries, sports facilities, cultural facilities, civic centers, health centers, among others.

aa) Public Space: That space or property of public ownership, domain, and use, equipped with the necessary infrastructure to satisfy the collective needs of the population (leisure, recreation, exchange and social, cultural, and historical expression, social cohesion, health, education, among others). It is characterized by being visible, of a collective nature, acting as a centrality, and being accessible to the entire population.

bb) Potential Nuisance or Risk Factors: Those externalities which, derived from human activity, may generate nuisances or even a potential risk to the physical integrity of people (bad odors, noise, presence of flammable substances, etc.).

• cc)Subdivision for Urban Development Purposes (Fraccionamiento con Fines Urbanísticos): In accordance with the INVU Subdivision and Urbanization Regulations, it is any subdivision (fraccionamiento) carried out facing an existing public street that must dedicate public area in accordance with Article 40 of the Urban Planning Law and that must undertake the construction of infrastructure and the provision of basic services for the resulting parcels. The POT defines the sites and conditions under which it will be permitted.

dd) Simple Subdivision (Fraccionamiento Simple): In accordance with the INVU Subdivision and Urbanization Regulations, it is any subdivision (fraccionamiento) carried out facing an existing public street. The POT defines the sites and conditions under which it will be permitted.

ee) Environmental Fragility: The environmental carrying capacity that a specific territory has to host human activities, which is determined through a multi-factorial analysis (analysis of soil composition, water recharge capacity, natural risk factors, etc.), according to the procedure established in Decree 32967-MINAE.

ff) Cross-Section Design (Diseño Transversal): Architectural drawing of the cross-section of a public road, exceptional access, or any other access.

gg) Land Management (Gestión del Suelo): Set of interventions and instruments promoted by the municipality in accordance with policies, initiatives of the local society, and development program guidelines, which seek to ensure the preservation of public interest over private interest.

hh) Urban Development Incentives (Incentivos Urbanísticos): Set of incentives that increase and improve the base urban development parameters, allowing for greater urban development potential.

• ii)Territorial Planning Instruments: Set of documents, graphic and cartographic inputs, through which land use and development policies in the territory are elaborated.

jj) Intermodality: A characteristic of a transportation system by virtue of which at least two different modes of transport are used in an integrated manner to complete a door-to-door transport chain, allowing, through a global approach, a more rational use of the available transport capacity.

kk) Urbanization License (Licencia de Urbanización): Refers to the building permit, understood as an authorization granted prior to the start of works, as a guarantee of compliance with all technical and legal requirements. It is perfected with the payment of the corresponding fee established by the Municipality, this being a mandatory requirement for it to take effect.

• ll)Mitigation Measures (Medidas de Mitigación): Works and actions that the developer must carry out not only within the limits of their property but also in the area of direct influence of the project. Impacts on pedestrian, vehicular, and public transport traffic, impacts on basic service networks, and impacts on the environment shall be considered as urban impacts likely to be addressed through mitigation measures by the developer.

mm) Urban Furniture (Mobiliario Urbano): Set of elements that occupy public space, with or without advertising, including: trash cans, signs, tree planting (arborización), benches, light bulbs, street lamps, water hydrants, tensioners, bus stops, shelters or bus stop shelters, kiosks, public telephones, taxi stands, and all types of urban signage and nomenclature, whether of a public or private nature.

nn) Mobility: Refers to the modes of travel used by citizens in a territory. It includes routes and travel times, the needs of the entire population, and the various modes of travel used (e.g., pedestrian, non-motorized means -bicycles and others-, vehicular, mass transit, cable car, air, naval, among others).

oo) Major Work (Obra Mayor): A structure with pillars or a permanent base, fixed to the ground, which includes works of building, reconstruction, alteration, or expansion, but which cannot be the object of temporary or permanent stay by a person or group of persons, such as infrastructure works.

pp) Minor Work (Obra Menor): Any work of less than 30 square meters in area, which does not include modifications to the structural, electrical, or mechanical system of the property, and whose cost does not exceed the equivalent of ten base salaries, calculated in accordance with the provisions of Article 2 of Law No. 7337 of May 5, 1993.

qq) Territorial Zoning: A scientific discipline, public policy, and administrative action carried out by a state or local entity, the purpose of which, in any of its areas of influence, is to establish a necessary spatial reference framework to organize, in a balanced manner and taking into consideration the limiting factors and potentialities existing in the particular territory, the different human activities, whether of a residential, productive nature, or for the protection of natural resources.

rr) Visual Permeability: Constructive design guidelines that allow and facilitate the observation of public space from the internal spaces of a construction, and vice versa.

ss) Regulating Plan (Plan Regulador): Local planning instrument that defines, through a set of plans, maps, regulations, or any other document, graphic, or supplement, the development policy and plans for the distribution of population, land uses, circulation routes, public services, community facilities, and construction, conservation, and rehabilitation of urban areas. For purposes of interpreting this regulation and in accordance with the provisions of Article One, the regulating plan may also be called the territorial zoning plan (plan de ordenamiento territorial, POT).

tt) Territorial Zoning Plan (Plan de Ordenamiento Territorial, POT): It is the technical, normative, and administrative instrument for territory management, through which the use, occupation, and transformation of the urban and rural physical space is planned and regulated, guiding and optimizing the modes of occupation. It can be understood as an instrument of social pact between the population, the State, and its territory.

uu) Detailed Urban Plan: It is an instrument that promotes an integral urban design exercise, for specific areas of urban or expansion land that present a complex property configuration, where several properties and several owners appear.

This instrument allows detailing the assignment of the urban development parameters established in the POT, defining the layout of public roads and the location of facilities and infrastructure that, in a concerted manner, the actors commit to follow, as part of the agreements reached with the Municipality to obtain incentives. All of the above, in strict adherence to the provisions established in the POT.

• vv)Incentivizable Practices (Prácticas Incentivables): Set of good practices associated with the habilitation and conservation of the urban fabric, configuration of public space, environmental and health management, mobility, etc., which grant access to the urban development incentives regime contemplated in the POT.

ww) Property: In accordance with the INVU Subdivision and Urbanization Regulations, it is known as the portion formed by one or several contiguous parcels, interdependent among themselves, and which, located in a single province, belongs to one or several owners or possessors.

• xx)Neighborhood Improvement Program: It is an intervention strategy, at the neighborhood scale, that seeks to improve the habitability conditions of the population and revitalize both public spaces and the social network of the neighborhoods.

yy) Urban Renewal Program: A set of actions and projects, executed sequentially, simultaneously, or both, that aim for the specific intervention of the urban renewal area defined in the POT to improve the urban conditions of the delimited zone. Urban Renewal projects may be promoted by public, private, or mixed initiative but must always be approved by the Municipality in accordance with Article 52 of the Urban Planning Law.

zz) Urban Promoter or Developer: Any person, natural or legal, in charge of a construction project or a land transformation operation, whose purpose is the habilitation of said property for the use of two or more dwellings.

aaa) Dynamic Zoning Regime: Methodology for the classification and zoning of uses and urban activities, which does not include urban development parameters represented by fixed or static values, typical of traditional zoning, but rather defines dynamic and changing parameters, which vary depending on the implementation of the incentivizable practices (prácticas incentivables) and the incentives regime included in the zoning.

bbb) Improved Septic Tank: It is the combination of the technology of a conventional septic tank with an upflow anaerobic filter. It is based on a technique composed of two or more units placed in series for wastewater treatment, prior to the final disposal of the treated water, either by infiltration into the soil or discharge into a permanent flow channel.

• ccc)Urban Fabric: An urban-spatial structure integrated by interconnected and mutually complementary systems, such as: property configuration, road network, land use, and infrastructure. The aforementioned systems delimit a specific urban nucleus of variable scale.

ddd) Territory: The territory is the physical space (subsoil, soil, and air space) delimited by people in political and administrative terms, and is therefore recognized by its cantonal, provincial, or national limits. It implicitly carries the notions of appropriation, exercise of dominion, and control of a portion of the earth's surface, but also contains the ideas of belonging and of projects that a society develops in a given space.

eee) Land Transformation: Modification of the natural state of the land in which a property is found, or of a partially urbanized property, through a transformation operation, and its conversion to another type of land category, or to another activity.

fff) Urbanization: In accordance with the INVU Subdivision and Urbanization Regulations, it is the subdivision (fraccionamiento) and habilitation of land for urban purposes, through the opening of streets and provision of services. The streets of urbanizations are public streets.

ggg) Mixed-Use: Any urban or suburban development, neighborhood, block, and even a single building, in which there exists a mix or combination of residential, commercial, cultural, institutional, or industrial uses, and where the functions are physically and functionally integrated.

hhh) Landscape Value: Refers to the valuation made of a landscape by the population (social valuation) and experts, based on its quality, which is determined by the following parameters: conservation, management, order, dynamism, diversity, and uniqueness in relation to the landscapes of the country and/or the region, continuity, potentiation of references and tangible and intangible values (historical, ecological, aesthetic, social, productive, symbolic, identity-related, among others), level of pollution, possibility of enjoyment without putting its heritage at risk, social and cultural relevance, among others.

• iii)Approval (Visado): Action of recognizing or examining an instrument, document, or certification to grant it approval.

Through the POT, the Territorial Zoning Model (Modelo de Ordenamiento Territorial, MOT) at the local scale for the canton of San Pablo is articulated, which is implemented based on the definition of a land classification regime for the canton, previously agreed upon with the community, based on the results obtained from the participatory planning process promoted by the local government, which included the elaboration of a territorial diagnosis and forecast, as stages prior to the agreement on the MOT.

By means of the definition, adoption, and implementation of a Territorial Occupation Model for San Pablo, established based on the current configuration of the territory and the environmental potentialities and limitations present therein, the POT pursues as its ultimate goal to offer the necessary concepts and tools so that San Pablo can transform its current dynamic of a continuously expanding "dormitory-city" into a MOT oriented towards promoting sustainable regional and local development.

The Occupation Model promoted by the POT presents as its main objectives: the consolidation of a mixed-use offering in the new urban development nuclei defined from the previously conducted planning process and their integration through service and mixed-use corridors; the definition of environmental corridors and properly articulated networks of public spaces to promote elements of landscape, environmental, and heritage value; the densification and restructuring of previously urbanized spaces to generate greater accessibility to housing and public and social services; the implementation of adequate risk management for the prevention of natural disasters (focused on the relocation of housing in risky situations and preventing the occupation of such spaces); and the consolidation of a transportation system that promotes multimodal transport, whose main element will be the TRP (Fast Passenger Train), with the aim of guaranteeing greater universal accessibility to the urban territory.

The MOT will allow for the consolidation and connection of the different expansion areas of the municipality with other municipalities of the GAM more efficiently and resiliently, based on the strategic location of specialized commerce and service activities around the railway line, with the purpose of promoting urbanization processes that trigger economic and social development oriented towards transit.

The San Pablo POT shall be applied throughout the territory within the municipal boundaries of the canton of San Pablo, in accordance with the political-administrative limits established in Ley 2789 of July 18, 1961, Ley 7894 of July 8, 1999, and Decreto N° 34914-MG of December 3, 2008. Its application must respect, when applicable and without prejudice to the foregoing, the legal provisions established in other instruments of general scope. Any regulatory modification of the municipal boundaries that configure the territory of the canton of San Pablo shall, on the other hand, generate the obligation on the part of the municipality to update the Plan, in order to adjust the instrument to the new territorial parameters. The preceding clarifications must be taken into consideration, particularly with regard to existing or future disputes over applicable boundaries with neighboring cantons.

In the application and interpretation of the regulations developed in this regulatory instrument, the principles and concepts developed in national and international instruments referring to good practices of sustainable development shall be applied without exception, in particular, the Sustainable Development Goals, the New Urban Agenda, the Paris Agreement, the World Charter for the Right to the City, the Plan GAM 2013, the National Territorial Planning Plan, and the National Territorial Planning Policy. Likewise, the following conceptual and methodological premises shall be specifically considered in the management of local territory:

• a)Territorial Sustainability. In accordance with the provisions established in conventions, programmatic instruments, and international declarations signed by the Costa Rican State, as well as in national legislation, more balanced development shall be sought, through the definition of land management parameters consistent with the current environmental fragility of the territory, and promoting policies and productive processes aimed at ensuring equitable social and economic development for its inhabitants.
• b)Social Function of Property. The social function of property is recognized, in accordance with the reiterated jurisprudence of the Constitutional Chamber (Sala Constitucional) and particularly vote 4205-96 of said Court, a principle that recognizes the possibility of establishing limitations on property rights based on current legislation, through provisions that in no way empty said right but rather condition and define it, in order to articulate it with the public interest associated with the harmonious management of the interests of the community.
• c)Right to the City. The right to the city of the inhabitants of San Pablo is recognized, which implies that every person has the right to the full enjoyment of the city, which is based on the principles of social inclusion, participation, equality, sustainability, and respect for cultural diversity. The right to the city is a collective and diffuse right, which guarantees the full exercise of human rights, the social function of the city, the equitable distribution of public goods, and the democratic and participatory management of the territory.
• d)Citizen Participation. All inhabitants of the territory have the right to express their opinions and ideas, as well as to actively participate in the elaboration of policies and instruments defining the territorial development model, at the local, regional, and national levels.
• e)Compatibility Between Territorial, Regional, and Local Planning. The obligation is established to respect and implement, in local territorial policies, the policies and directives of a national and regional character, and likewise, not to disregard, through the maintenance or promulgation of local regulations, the provisions, prohibitions, and territorial directives contained in regional instruments. The foregoing, provided that such policies and directives do not contravene, for duly substantiated technical or legal reasons, the territorial interests of the canton.
• f)Mutability of the Territory. In accordance with which the dynamic nature of the territory is recognized, and the need to review and update, when applicable, the regulations and approaches implemented in the different geographical units is assumed by all municipal bodies with jurisdiction over it.
• g)Mandatory Compliance with Territorial Legislation. The binding nature of all regulatory content included in this local planning instrument is recognized, with any violation or non-compliance with the aforementioned provisions constituting an offense subject to an administrative or judicial sanction, as appropriate.

The following general territorial planning guidelines are adopted, which must guide the application and interpretation of the POT. In accordance with the foregoing, the Plan must seek to:

• a)Guide the development of the city based on public space as the essence of the city and the central component of its structuring system.
• b)Stimulate open urban developments and the integration of their cessions to the general public space system.
• c)Encourage mixed land uses and guarantee compatibility between activities and land uses on nearby properties, as a means to promote harmonious coexistence and the vitality of the urban environment.
• d)Promote equitable access to land with adequate public services, stimulating the proper use of developable land.
• e)Promote the efficiency of urban mobility in the municipality, promoting land occupation consistent with the capacity of the road system and the transportation system.
• f)Value, protect, and preserve the historical-architectural and environmental heritage of the city.
• g)Promote and strengthen the development of urban renewal programs, and likewise, promote densification in strategically located sectors with good infrastructure and transportation provision.
• h)Promote new economic activities related to or compatible with the environmental function, such as reforestation and ecotourism, on non-developable lands designated for environmental protection.
• i)Control soil sealing processes in order to preserve the water recharge of phreatic aquifers.
• j)Prioritize the improvement of infrastructure for pedestrian mobility and conveniently articulate it with an intermodal public and private transportation system.
• k)Generate, promote, or support participation processes in the formulation of detailed urban plans associated with the Territorial Planning Plan.
• l)Promote the integral development and improvement of the quality of life of the municipality's inhabitants within a framework of social solidarity, environmental responsibility, and economic competitiveness.
• m)Establish, transversally in the application of the regulations included in the POT, a system of charges and benefits between the municipality and private parties, through which a consideration will always be required from the landowner for the benefits obtained in terms of greater urban development rights, in order to achieve better living conditions for the city's inhabitants.
• n)Prevent, through the local planning instrument, the irrational use of land, by means of regulatory provisions that allow its protection against premature urbanization processes.
• o)Promote, through the implementation of cooperative action systems, the articulation and action of the public, social, and private sectors, for the realization of specific projects and works that generate direct benefits to the urban environment.

In addition to the general guidelines indicated, the following regionally-scoped environmental guidelines, included in the environmental component of the Plan GAM 2013, must equally and in accordance with the provisions of the Reglamento de Desarrollo Sostenible developed for the canton of San Pablo, be implemented:

• a)Urban areas, preferably those with higher population density, must be established in the zones of lowest environmental fragility within the territory, given that they present the greatest carrying capacity to assimilate the pressure exerted on the environment and natural resources.
• b)Vertical urban development must be considered as an alternative, particularly in areas where aquifers are present in the subsoil and the land in question plays a role as a recharge area for them. The substitution of horizontal urban cover with a vertical development model should be promoted, which allows for the conservation of more green areas and aquifer recharge zones.
• c)Controlled or conditioned urban development may be promoted in areas of greater environmental fragility, provided that they adapt to the identified limiting environmental conditions and facilitate the achievement of an ecological balance in the territories subject to this type of human development.
• d)Areas of very high environmental fragility, particularly those located on high-slope terrain and with forest cover (cobertura boscosa), must be dedicated to protection, with special priority when they are aquifer recharge areas. Urban development in these zones must be well-regulated and limited to a very low to low density.
• e)The development of human occupation works in zones classified as having very high fragility to natural hazards must be limited, in order to avoid situations of very high risk or danger and eventual damages from the occurrence of natural phenomena.
• f)In order to substantially reduce the damages that occur annually from floods during the most intense rainy seasons, to persons, living beings, infrastructure, and human activities in general, the development of works within the flood valleys of rivers must be avoided and corrected.
• g)All zones in a situation of landslide or susceptibility to these phenomena must be identified so that they can be monitored and, to the extent possible, be subject to recovery processes and prevention of erosion processes, in order to prevent environmental damages to ecosystems. The geosuitability conditions must be taken into account for the planning and execution of works, so that fill slopes or, failing that, cut slopes are not developed that increase the danger of erosion phenomena and landslides.
• h)Environmental sanitation must be considered from several points of view, with the management of residual water from different types of human activities being a priority among them. The use of septic tanks must be restricted to territories that do have adequate geosuitability conditions.
• i)In urban areas located over aquifer recharge zones, measures must be applied that favor and maintain the natural rate of water infiltration into the subsoil, and in turn, prevent the overloading of rainwater to natural channels.
• j)The most environmentally critical and degraded areas identified must be the object of a short, medium, and long-term environmental recovery plan, to promote soil restoration and the natural regeneration of ecosystems.
• k)Zones covered with natural forests on privately owned land must be promoted for their conservation, but within a context that allows the use of their goods and the rational usufruct of said lands.
• l)The landscape must be protected and its impact from the development of human activities must be regulated, so that the final balance is positive and the Central Valley (Valle Central) continues to be a place of high landscape attractiveness.
• m)The institutional strengthening and inter-institutional coordination of public and private entities linked to the development of the territory must start, in the first instance, from a process of sensitization and awareness through the dissemination of the POT and the involvement of all social actors in its development and execution.

The administration of the POT shall be the responsibility of the Department of Territorial Planning (Departamento de Ordenamiento Territorial, DOT) of the municipality, or failing that, of any other municipal body with similar competencies, in accordance with the eventual organizational structure that may be adopted by the local government, in the exercise of its organizational autonomy, subsequent to the approval of the POT. Said body shall be in charge of organizing, inspecting, and supervising the application of the Plan by the different municipal departments. As part of its duties associated with the implementation of the Plan, the Unit must prepare an annual report and a five-yearly report, which it must submit to the Administration with the information collected in relation to the effective implementation of the instrument, so that the latter may in turn forward it to the Council (Concejo).

In accordance with the provisions of Articles 59 and 60 of the Ley de Planificación Urbana, the Regulatory Plan Commission is established, which shall be called the Special Commission on Territory and City (Comisión Especial de Territorio y Ciudad, CETEC), the body in charge of interpreting and ensuring compliance with the POT. The CETEC, in accordance with its nature as a Special Commission attached to the Municipal Council, shall ensure compliance with the POT, once the instrument enters into force.

As of the date of entry into force of the POT, an ordinary period is established in accordance with which every 5 years, and cyclically, the Department of Territorial Planning shall prepare a five-yearly report to be forwarded to the Administration, so that the latter may in turn forward it to the Council with its respective observations, with the objective that within the collegiate body, the eventual modifications that must be implemented to the instrument can be analyzed, as a consequence of the evaluation carried out and the territorial and socioeconomic needs that may arise, considering the changing dynamics of the territory.

Within a maximum period of two months from the date on which the Council has received the report, it must have been reviewed and ruled on by the CETEC, and in accordance with the observations received from said Commission, the president of the Council must, within that same period, convene an extraordinary session, so that said body may take the respective municipal agreements, to contract or carry out the studies required for the modification of the POT. In the modification and update process of the POT, the provisions established in Article 17 of the Ley de Planificación Urbana must be respected.

SECOND SECTION. SPECIAL COMMISSION ON TERRITORY AND CITY (CETEC)

The CETEC shall be composed of members from the local government and civil society, who shall perform their functions on an ad-honorem basis, and may have a maximum of seven full members (miembros propietarios) and seven alternate members (miembros suplentes), who shall always have a voice but shall only have a vote in the Commission's sessions in the absence of the full member they substitute for. The commission, regardless of the number of members assigned, must maintain an odd-numbered composition regarding the respective number of full members and alternate members.

Of the entirety of the members that form the Commission, at least one full representative and one alternate representative must be included for each district, who must necessarily have an adequate professional profile, or proven experience and knowledge in the topics of Territorial Planning, Urban Planning, Housing, and Municipal Management, in general terms.

The rest of the Commission shall be composed of at least one member of the Municipal Council with their respective alternate, and at least two members of the administration, one of whom must necessarily be the official in charge of the Department of Territorial Planning, and their alternate, who shall be designated by the administration. For the fulfillment of its functions, the municipality must provide the necessary logistical support, in accordance with the needs and requirements of the Commission.

For the election of the community members who will make up the CETEC, district assemblies must first be held, one in each district, convened for this purpose by the District Councils, at the request of the Municipal Council, upon prior requisition of the Administration. Said call must be made within a period of one month following the publication and entry into force of the Plan, regarding its first formation, or else, within the same one-month period, following the start of duties of the newly elected local representatives, as applicable according to the beginning of each new period of municipal government.

Once the assembly has commenced, according to the agenda that each District Council establishes, participants shall be given the opportunity to propose male or female candidates who meet the professional profiles indicated in the previous article, to occupy the position of community representative before the CETEC. The candidate who receives the most votes in the assembly shall be the full member, and whoever follows in number of votes shall be their alternate.

For the holding of the district assemblies for the election of the CETEC members, the Administration may provide a guide with methodological inputs, with the aim of ensuring an objective process in accordance with the functions that the collegiate body must perform.

The Municipal Council must be informed of the community representatives elected to the CETEC by the respective District Councils within a period of 8 working days following their designation, and in the session following said communication, the Council must agree upon and appoint its representatives, full and alternate, before the Commission.

In the same act in which it designates its representatives, the Council must also convene the community representative members, as well as whoever holds the position of head of the Department of Territorial Planning of the municipality, for the respective swearing-in of all the members of the CETEC, with the aim of commencing the management of said commission as a body of this Council.

As regards the appointment of the alternate member of the administration, this shall be designated by the mayor's office (alcaldía), once the recommendation has been received from the Department of Territorial Planning, and it must communicate its decision to the Council within a period of 8 working days prior to the swearing-in act of the Commission members, so that they may be duly convened and sworn in at that opportunity.

The Department must certify to the mayor's office the technical suitability of the person chosen as its alternate, with the Administration always being able to designate another official, by means of a technical and reasoned criterion that justifies said decision and the rejection of the recommendation made by the DOT.

The members of the CETEC shall remain in their positions for the entire government period for which they were appointed, and in the case of civil society members, they may be successively re-elected for up to two consecutive government periods, and with alternating periods, with no re-election limit established, for subsequent formations of the Commission. The representatives of the municipality may also continue as members, provided they remain in their positions and are expressly designated by the newly elected local government.

The members of the CETEC, once elected and sworn in, shall appoint at their first session a board composed of a President and Secretary of the Commission. The Secretariat duties may also be performed by the Council Secretariat, the Secretariat assistant, or whoever the municipality designates for this purpose, in case the Commission so requests and there is staff availability to carry out said functions.

The President of the Commission is responsible for:

• a)Preparing the agenda.
• b)Opening, closing, or suspending the session.
• c)Convening extraordinary sessions when requested by a minimum of two members of the Commission.
• d)Submitting the matters discussed to a vote and announcing the result of each vote.
• e)Representing the commission at all local, national, and international events.
• f)Signing the minutes with the secretary.

The Secretary, or whoever performs these functions in service to the Commission, is responsible for:

• a)Drawing up and preparing the minutes of each session, in which the agreements taken shall be recorded.
• b)Signing the minutes together with the president.
• c)Keeping the minutes in a book numbered and sealed by the Municipality.
• d)Forming a file for each matter or project presented.
• e)Transcribing or notifying the agreements of the Commission or any other function entrusted by the Commission.
• f)Reading the correspondence received.
• g)Drafting and signing the correspondence to be sent.

The CETEC is responsible for the following functions:

• a)Serving as a liaison between the company, consortium, professional team, entity, or institution that prepares future modifications or updates to the POT (in those cases where the municipality contracts the services and does not carry out the modifications or updates on its own account), and the Municipality, SETENA, the INVU, and other institutions, as appropriate.
• b)Ensuring that the Ley de Planificación Urbana is complied with in relation to the provisions of the regulatory plans.
• c)Reporting to the Municipal Council, when it determines or presumes that there are breaches of current legislation in the preparation of the territorial planning plans in the Canton.
• d)Actively participating in the workshops and meetings convened by the entity that is preparing or updating the POT to learn the vision of civil society on the new proposals for the Canton.
• e)Monitoring and inspecting that the professionals eventually contracted to prepare the modifications to the POT, in case the municipality so decides, carry out broad dissemination in all districts so that citizens and different organizations participate in the workshops that are convened.
• f)Inspecting that the various observations and concerns of citizens and their organizations are known and analyzed by the professional team eventually contracted to modify or update the POT.
• g)Inspecting that the vision for the Canton is balanced with respect to all the interests of the citizens who participated in the workshops.
• h)Reporting periodically to the Municipal Council on the progress in the preparation of the modifications or updates to the POT, when applicable.
• i)Addressing and processing questions submitted by citizens related to the POT, subsequent to the public hearing, in accordance with the provisions of Article 17 of the Ley de Planificación Urbana.
• j)Addressing, issuing a criterion, and processing complaints against private individuals or public officials, for non-compliance detrimental to the provisions of the POT, in accordance with the provisions of Article 23 of this regulation.
• k)Ensuring that all motions submitted before, during, and after the public hearing are analyzed and answered. For this purpose, the responses shall be collected, analyzed, and systematized, in accordance with the methodological provisions to be defined in a local regulatory instrument, approved for this purpose.
• l)Monitoring that the municipal administration includes in the municipal budget the necessary resources for the implementation and maintenance of the POT.
• m)Coordinating with other territorial planning commissions of bordering cantons on matters pertaining to their functions (runoff, developments, boundary problems, road connectivity, environment, health, etc.).
• n)Inspecting and monitoring the execution of urban renewal projects promoted in the canton, in accordance with the provisions of chapter six of the POT.
• o)Advising the Municipal Council, through the issuance of the respective criterion on the proper interpretation of the POT, for the approval of preliminary projects, construction and development licenses in urban projects (housing developments and subdivisions (fraccionamientos) for urban development purposes), condominiums, and construction projects greater than 1000 m2 of construction area. In this case, it will be necessary for the CETEC to expressly indicate in the stated criterion that the project or submitted application complies with the principles and guidelines of the POT.

For the fulfillment of the previously indicated functions, the CETEC may request technical criteria from officials of the municipal administration, as well as from external technical advisors, for which the Council and the Administration shall provide the necessary logistical and financial support, as appropriate.

In the event of the resignation of a full member representing the community or their expulsion, in accordance with the provisions of Article 21 of this Regulation, the alternate member shall assume their position as a full member, and shall be sworn in by the Council.

In the event that a successive resignation occurs and a district is left without representation before the Commission, the Commission must inform the Council, so that the latter may in turn inform the Administration of what has happened, and jointly, both bodies may proceed to coordinate with the respective District Council, within a maximum period of one month, the district assembly for the designation of two new members, one full and one alternate, according to the procedure previously indicated in this chapter.

The Municipal Administration shall provide a physical space within the municipality's facilities for the Commission to hold sessions, in the interest of seeking to grant the CETEC the same conditions to hold sessions as the other Council commissions.

The sessions, which shall be public, shall be convened by the president of the Commission with a minimum of 24 hours' notice, indicating the place, day, and time for the session, and they shall be held in accordance with the existing workload, respecting at least the holding of one monthly session, but with the possibility of holding weekly sessions, if deemed necessary due to the quantity or complexity of the matters to be reviewed by the CETEC.

The Commission may hold extraordinary sessions in any other place within the Canton, provided that this is decided internally by a simple majority vote, and provided that the minimum quorum for a session is met, which shall be constituted with the presence of half plus one of the members that make up the Commission, for both ordinary and extraordinary sessions.

Any initiative must be presented in writing as a motion and duly signed by at least two members of the Commission, and all matters submitted for the Commission's review shall be resolved by a vote decided by a simple majority, in the absence of a unanimous agreement, becoming final at the moment of voting.

In the event that there are contradictory criteria and therefore no unanimity within the Commission on the resolution of a particular matter among its members, the criterion presented before the CETEC by its administration representative shall be interpreted as the official technical criterion of the administration. Likewise, there shall be the possibility of presenting minority reports by Commission members, so that such positions can be known by the Council prior to taking agreements related to the specific implementation of the POT.

No appeal may be filed against the criteria, reports, and other actions carried out by the Commission, given that they do not produce direct effects on the governed, with any claim needing to be directed directly against the agreements of the Municipal Council that approve or reject said rulings. Such appeals must be processed in accordance with the provisions of the Código Municipal.

THIRD SECTION. DEPARTMENT OF TERRITORIAL PLANNING

The DOT is responsible for promoting, on behalf of the municipality, the sustainable development of the territory through the application of the POT.

In the implementation, execution, and supervision of the POT, and in accordance with the Municipality's Organization and Functions Manual and Descriptive Job Manual, the DOT shall perform the following functions:

• a)Technically and administratively represent the municipality in the consultancy processes carried out to formulate, update, modify, and improve the Plan. This includes responsibility for the financial resources allocated for this purpose.
• b)Propose the necessary administrative directives issued by the Urban Development Directorate and the Mayor's Office to unify criteria in the application of the POT, the clarification of statements, and the expansion of the scope of a defined public policy or part thereof.
• c)Propose, coordinate, and actively participate in the development of the required complementary instruments, of a technical or legal nature, to implement and operationalize the provisions of the POT in the local territory.
• d)Carry out the inventory, control, maintenance, and issuance of technical criteria regarding the Official Map Regulation (Reglamento de Mapa Oficial), through which the properties that make up the public domain (calles, parks, playgrounds, communal facilities, public facilities (equipamientos), etc.) are determined, as well as the land needs the municipality may have in the future. In consideration of the above, this section bears the responsibility of providing technical criteria to determine whether a road or a property belongs to the public domain.
• e)Carry out the inventory, control, maintenance, and issuance of technical criteria regarding the definition of previously urbanized areas using geographic information systems.
• f)Issue technical criteria regarding the application and/or combination of urban planning incentives and charges (cargas urbanísticas) for the achievement of the goals established in the POT.
• g)It is also its responsibility to keep an inventory of the commitments acquired in [this area]* by the municipality (the incentives granted to the administered party) and by the administered parties (the urban planning charges (cargas urbanísticas), impact mitigation measures, special contributions, and incentivized practices determined in each specific case). In the event that there are contradictory criteria and therefore no unanimity in this area.
• h)Analyze, promote, and issue technical criteria regarding the application of land management instruments included in the POT, such as the application of the betterment levy (tasa de valorización) for the construction of public works, onerous concession of building rights, transfer of building potential, land readjustment (reajuste de terrenos), among others.
• i)Establish, manage, and feed a system of indicators that allows for monitoring the policies promoted through the POT in order to have reliable information regarding the scope of the implemented regulations and to determine future modifications to the planning instrument.
• j)Coordinate and develop urban renewal projects and detailed urban plans (planes urbanísticos detallados), as stipulated by the Urban Planning Law (Ley de Planificación Urbana) and the Plan's regulations.
• k)Promote and issue criteria regarding territorial planning instruments of a detailed or sectoral scale defined in the POT, such as detailed urban plans (planes urbanísticos detallados), master plans, public infrastructure plans, among others.
• l)Advise and train the different bodies that make up the municipal structure on the new concepts, instruments, and methodologies introduced by the POT. To achieve this goal, the organization of workshops or training sessions may be used, among other strategies aimed at training the personnel responsible for executing the Plan's provisions.
• m)Promote strategic projects for the articulation of the POT in terms of public infrastructure and facilities (equipamiento público), which may be developed by the municipality directly or through the articulation of alliances with public or private entities.
• n)Develop and coordinate a permanent communication strategy aimed at informing the community about the main elements of the POT, and in particular, regarding the changes occurring in municipal territorial management as a consequence of its implementation in the local territory. Workshops, discussions, contests, courses, and other activities that may be proposed must be organized to achieve an effective understanding of the instrument by the canton's residents.
• o)Prepare the annual and five-yearly reports contemplated in Articles 6 and 8 of this Regulation, with the purpose of informing the Administration and the CETEC about the implementation process of the POT, and regarding any eventual modifications that may need to be incorporated into the instrument.

The CETEC shall notify the Municipal Council (Concejo Municipal), after carrying out the due process described in this article, of the request for dismissal of any of the Commission's members, when any of them incurs the following grounds:

• a)For proven evident violation of the laws and regulations governing this matter, as well as the legal rules governing good customs and public morality.
• b)For change of domicile implying that the member ceases to reside in the Canton.
• c)When a Municipal official or a council member (regidor) resigns or ceases to work for the Municipality.
• d)When any member, for various reasons, fails to attend three sessions consecutively and unjustifiably, or fails to attend five sessions alternately and unjustifiably, within a year.

The recommendation for separation may be formulated by any member of the Commission, provided that the member whose removal is requested is present, and must be voted on by a simple majority of the members present at the session where the petition is heard, in order to be considered by the Commission. If the vote is in favor of considering the recommendation, and once the reasons for requesting the separation have been presented by the proposing member, and the member subject to the separation request has been heard in the same manner, the Commission must vote, agreeing to or rejecting the request, and subsequently must communicate its recommendation to the Council (Concejo), so that this body may take the respective agreements.

Without prejudice to the provisions in the fifth chapter of the POT regarding demolitions, any act violating the POT and its regulations committed by the professional responsible for a project, the property owner, their legal representatives, or by any administered party, shall be sanctioned in the following manner by the municipal administration.

• a)Closure of the Premises (Clausura del Local): This shall proceed when commercial or service activities are installed, carried out, or developed in existing buildings or constructions, which imply a use that does not conform to the indicated zoning. The premises must remain closed as long as it does not comply with the respective procedure and proceeds to pay the respective fine, equivalent to fifty percent (50%) of the annual amount of the business license (patente).
• b)Suspension of Work (Suspensión de Obra): This shall proceed against any work executed in contravention of the established zoning, as well as in case of contravention of the conditions and agreements that granted the building permit (licencia constructiva) to the administered party. The assistance of the Public Force (Fuerza Pública) may be requested for the application of the sanction, and it shall remain in full effect until the offender conforms to or complies with the regulatory provisions contained in this Regulation and proceeds to pay the respective fine, equivalent to ten times the amount charged for the construction permit.
• c)Suspension of Work or Activities and Demolition of the Work: In the event of imminent risk to the safety of persons and property, due to the nature or state of construction, remodeling, or other building works, an irremediable infraction of the POT, the municipality may, after prior assessment of said circumstance, order the demolition or destruction of the work, at the expense and cost of the offender.

In case of recurrence, the Municipality may carry out said action with municipal personnel and proceed executively to collect the costs or expenses incurred. All civil and criminal sanctions contemplated in special Laws shall also apply, such as but not limited to the Urban Planning Law (Ley de Planificación Urbana), the Construction Law (Ley de Construcciones), the Municipal Code (Código Municipal), the Organic Environmental Law (Ley Orgánica del Ambiente), and the Forestry Law (Ley Forestal).

Any non-compliance with the POT by a municipal official or an official of another state institution shall be susceptible to being reported and generating administrative, civil, and criminal liabilities against them.

This situation, in the case of municipal employees, may lead to dismissal without employer liability for the municipality, after carrying out the due administrative procedure contemplated in the General Law of Public Administration (Ley General de la Administración Pública). Upon knowledge of a situation where non-compliance with the POT by an official is presumed, the complaint must be filed before the Administration, the CETEC, or the Council (Concejo), provided that said officials are not the subject of the complaint filed before those bodies, so that these bodies may channel the respective complaints to the corresponding instances.

This chapter regulates everything concerning the official map (mapa oficial), which, in accordance with the provisions of Article 42 of the Urban Planning Law (Ley de Planificación Urbana), is defined as the map or set of maps that expressly indicates the layouts of public roads and reserve areas for communal uses and services, whether those areas are streets, squares, gardens, parks, or other open spaces for public and general use. Included in the Official Map, identified as the first annex of the POT, are the areas transferred for public use, as well as those preventively demarcated, including road continuities (continuidades viales) and future reserve areas for public facilities (equipamientos), proposed for the consolidation of the existing urban fabric.

In accordance with the provisions of Article 44 of the Urban Planning Law (Ley de Planificación Urbana), all public domain assets, regardless of whether they have been transferred to the municipality or hold that nature by reason of their use, and which have been included in the official map, such as public roads and areas dedicated to communal services, are public domain (demaniales) or public assets, which means they do not need to be registered in the Real Property Registry (Registro de la Propiedad de Bienes Inmuebles) to consolidate the public domain ownership of said assets.

The foregoing implies that, from the promulgation of the POT, the Official Map is constituted as the sole and reliable registry for the determination of the public, municipal, and state domain existing in the canton.

Parks, gardens, public walks (alamedas), and public streets are freely accessible to all persons, who, when using them, have the obligation to conserve them in the best possible state.

In accordance with the municipal guidelines established for the survey of public assets of the municipality of San Pablo, the municipal and state public domain assets located in the canton have been identified and incorporated into the official map. The inventory of these assets must be periodically updated, in accordance with the provisions of Article 43 of the POT.

Within the list of municipal or state public assets included in the Official Map, in addition to existing public roads and projected road continuities (continuidades viales), incorporated according to the recommendations included in the road studies coordinated by the municipality, cemeteries, clinics, schools, health establishments, educational establishments, institutional buildings, parks, and squares located in the local territory are similarly identified. Excluded from the content of the official map are private properties in which public services are provided by state entities or by the municipality, considering that said properties do not form part of the legally constituted public domain.

In accordance with the results of the studies supporting the POT, and considering the future coverage and infrastructure needs of the canton, the public reserve areas planned for future facilities (equipamientos) are included as part of the Official Map's content.

For all those properties that are cataloged in the Official Map as public reserve areas for future facilities (equipamientos), the land-use zoning provisions and activity classifications established for said properties, in accordance with the zoning included in the Plan, shall apply.

Notwithstanding the foregoing, the municipality must indicate on the land-use certificates (certificados de uso de suelo) issued for said properties at the request of the interested party that, prior to the approval of any land division (segregación), development (urbanización), or construction project requested on said properties, a purchase-sale offer must first be made to the municipality, thus allowing the municipal corporation to acquire the property, or a portion thereof in accordance with the provisions of the following article, preferentially, or else indicate its rejection of the acquisition of said property, based on manifest public interest, in accordance with the provisions indicated in the Official Map.

The offer made to the municipality by the interested party, as well as the resolution indicating the municipal decision on the acquisition or rejection of the offer by the municipality, must be recorded in the file (expediente) of the requested procedure. The acquisition of these properties must comply integrally and where applicable with the Administrative Contracting Law (Ley de Contratación Administrativa), its Regulation, and other applicable regulations.

In accordance with the provisions of the preceding article, the following classification is established for the reserve areas, as well as the parameters for the acquisition of said lands, and the designated purposes for said areas:

The priority and proposed uses for each category of reserve area may be modified or transferred to another public use, in accordance with the POT's determinations, via a municipal agreement, duly justified by the provision of a technical criterion prepared by the Department of Land-Use Planning (Departamento de Ordenamiento Territorial), demonstrating that the use or facility (equipamiento) is already covered in the sector, or that the available land offer is more suitable for another activity or use.

The public use reserve areas may be requested in whole or in part by the municipality, as part of the transfer of public area (cesión de área pública) in accordance with Article 40 of the Urban Planning Law (Ley de Planificación Urbana), when the intention is to transform the land of the properties comprised within these areas.

These areas may also be acquired in whole or in part by real estate developers, with the purpose of subsequently transferring these lands to the municipality, as consideration for acquiring improved values of the urban planning parameters defined for the zone or subzone, in accordance with the provisions of Chapter Five of the POT.

The road continuities (continuidades viales) constitute a public domain reserve for the future expansion of the cantonal road network.

For this reason, they are not considered public streets, and therefore, the provisions on land division (segregación) or land transformation facing a public street are not applicable to them, as long as they are not enabled as a consequence of such processes and definitively incorporated into the municipal public domain.

For all properties that support road continuities in accordance with the provisions established in the Municipality's Official Map, the following conditions shall apply:

• a)Properties supporting continuities, given the manifest public interest regarding the expansion of the cantonal road network, may be acquired by the municipality through any form of domain acquisition contemplated in current legislation.
• b)In accordance with the principles and procedures established in the POT for the formalization, extension, and consolidation of the municipal road network, as well as the urban fabric that articulates said network, the continuity must be transferred (ceder) and enabled for the benefit of the municipal public domain, in those cases where a development (urbanización) process is carried out, with the corresponding technical support from the municipality.

The municipality may incorporate new public roads into the official map, provided that the landowners transfer said roads with the corresponding infrastructure in accordance with the requirements indicated in Chapter Seven of the POT, that they are contained in the POT's official map as road continuities (continuidades viales), that there is no intention to open new public roads outside the urban containment ring (anillo de contención urbana) of the GAM, and that these are in turn accepted by the Local Government, via a firm agreement by the Municipal Council (Concejo Municipal).

The municipality shall not accept new public roads that are considered unfinished, with deficient infrastructure, or that do not meet the minimum dimensions established in Chapter Seven of the POT, as of the approval of said instrument.

In cases where the conditions indicated in this article are met, the Municipality may condition the acceptance of roads that, in its judgment, warrant it, upon the payment of the respective betterment levy (tasa de valorización), in accordance with the provisions of Article 71 of the Urban Planning Law (Ley de Planificación Urbana).

The municipality must acquire land to form a land bank (fondo de tierras) for the construction of public facilities (equipamientos) that may be required in the future, as a consequence of needs that may arise from the community in the local territory. To form said fund, the municipality must carry out the following actions, with the purpose of establishing a specific fund for land acquisition:

• a)The municipality must form a legal figure, which may be a trust (fideicomiso), a SPEM, or any other modality provided for in the current legal system, allowing the management of the resources allocated for the creation of the Fund, independently of ordinary municipal resources, and solely for the fulfillment of the purposes established in this article.
• b)The municipality shall annually allocate an amount equivalent to ten percent of the revenue collected from construction permits for the establishment and periodic financing of said Fund.
• c)Likewise, financial resources received from the sale of additional building rights and payments for urban planning charges (cargas urbanísticas) applicable to complex urban operations must be exclusively allocated to the financing of the Fund.
• d)The municipality may extraordinarily finance the Fund with resources obtained from the sale of municipal patrimonial properties that may be disposed of in favor of a third party, in accordance with the applicable legal framework.
• e)The financial resources that make up this fund must be used according to the following provisions:

i. For the acquisition of properties in Public Use Reserve Areas, at least fifty percent of the annually collected amount may be used. The use and destination of the acquired properties shall be determined in accordance with the provisions of Article 32 of this Regulation.

ii. For the acquisition of properties not located in Public Use Reserve Areas, up to twenty percent of the annually collected amount may be used. The use and destination of the acquired properties shall be determined according to the zoning parameters established in the POT.

iii. For the acquisition of properties or portions thereof, whose specific purpose is the widening of the existing right-of-way and the creation of new public roads, between ten percent and forty percent of the annually collected amount may be used.

iv. For the administration and management of the resources allocated to the fund, a maximum of ten percent of the annually collected amount may be used.

To fulfill the purposes of this article, the municipality must develop a specific regulation, which must establish the provisions to govern the administration, formalization of contracts, project execution, as well as any other relevant aspect related to the management of the Fund's resources.

When the municipality technically determines that the acquisition of land or the execution of a work on its part for public use purposes implies a direct benefit for property owners located in the environs of said land, it may charge the corresponding levy. The foregoing, in accordance with the provisions of Article 71 of the Urban Planning Law (Ley de Planificación Urbana) and the regulations promulgated by the municipality for that purpose, in order to regulate the application of the betterment levy (tasa de valorización) in the Canton of San Pablo.

All municipal properties included in the POT's official map, and all those incorporated after the approval of said instrument, may be subject, wholly or partially, to administration agreements in favor of third parties, with the purpose of facilitating the operation, management, and maintenance of said properties.

The public facilities (equipamientos) implemented on the municipal public domain must likewise conform to the provisions of Article 112 of this Regulation, without prejudice to the provisions of Article 33 of this regulation, regarding the provisions on public reserve areas.

The municipality, regarding the disposal of municipal lands, shall have the possibility of using the subsoil of said properties for institutional uses other than the primary one, such as warehousing, machinery storage, or any other use deemed necessary, provided that said use does not interfere with the ground-level use.

Lands transferred and received by the municipality, pursuant to the provisions of Article 40 of the Urban Planning Law (Ley de Planificación Urbana), as well as any other land that has been acquired by the municipality for a specific destination or function and that is not viable for developing the intended purpose, may be disposed of in favor of a third party by the municipality, provided that the procedure indicated in the following article is carried out.

The resources generated from the sales of these lands shall be allocated to the acquisition of viable lands for the establishment of the Land Bank (Banco de Tierras), as provided in subsection d) of Article 39 of this Regulation.

For the sale, donation, or any other type of disposition and disposal of municipal lands, in accordance with the provisions of the preceding article, the municipality shall implement the following procedure:

• a)The procedure for the disposal of municipal lands begins with a formal request from the administration to the Municipal Council. Said request must specifically include the favorable opinion of the Department of Territorial Planning (Departamento de Ordenamiento Territorial) regarding the request for disposal of the property, which must in turn include an exact identification of the property to be disposed of, the technical and legal reasons why it is not viable or advisable to implement the specific use for which the property is intended, and the specific project planned to be carried out, with the profits or benefits obtained from the disposal of said land.
• b)Once the request is received, the Council shall forward it to the CETEC, so that within a maximum period of one month, the Commission may issue its opinion to the Council, and the latter may proceed to approve or deny the request, based on the opinion received. In the event that the Council wishes to depart from the CETEC's recommendation, it must provide, in the agreement resolving the request, the technical and legal arguments supporting said decision.
• c)In the event that the request is approved by the Council, said body must organize a public consultation, to present to the community the benefits that the specific sale of the lot or lots subject to the process in question will bring to the canton.

All observations and comments received must be previously resolved by the municipality, and likewise presented to the community, in a public presentation of the results of said citizen consultation.

• d)Having fulfilled the public consultation procedure and the presentation of results, the Council must ratify, by means of a respective agreement, its decision to continue with the disposal process for the property or properties, as the specific case may be.
• e)Once the decision to dispose of the property has been ratified, an authorization request must be sent to the Legislative Assembly for the final pronouncement on the respective reclassification (desafectación) by said body, in accordance with the provisions of Articles 261 and 262 of the Civil Code, and Article 45 of the Urban Planning Law (Ley de Planificación Urbana).
• f)The municipality, respecting the general regulatory framework established in this article, may approve and implement a specific municipal regulation to regulate specific aspects of the procedure.

The dynamic nature of the Official Map is recognized, such that, in addition to the public domain included at the time of its publication, the Official Map must necessarily include, through its updated digital version and as long as the printed version of the Map is not modified, all public domain incorporated after the publication and entry into force of the POT. In accordance with the foregoing, the DOT must carry out at least two annual updates to the Official Map in its digital version, subsequent to its publication in the official gazette, to ensure that said instrument constitutes a reliable record of the public domain existing in the canton.

The digital version of the map does not replace, for regulatory purposes, the approved and current official version of the official map included in the POT; rather, its purpose is for consultation and technical assessment by the Municipality and by those interested in knowing the modifications to said map subsequent to its approval.

The Department of Territorial Planning must have a printed version of the Official Map available, which may be consulted by private individuals during the user service hours established by the municipality. The Official Map, duly updated in digital format, may likewise be consulted at any time by accessing the official website of the municipality.

Subsection One: General Provisions

Through this chapter, the land categorization applicable to the canton is established, as well as the provisions applicable to land transformation operations that private individuals, the Central Government, or its institutions request to carry out in the territory of San Pablo. Said provisions are established in recognition that the articulation of a Land-Use Planning Model (Modelo de Ordenamiento Territorial) in accordance with the concepts, principles, and guidelines stated in chapter one of the POT is only achievable insofar as specific guidelines are established for the sustainable management of land in the canton.

Land, as a scarce resource, must be used efficiently and effectively. Based on the foregoing, its own characteristics must be considered according to its location and situation when defining its categorization.

The land classification, defined according to the general categories recognized in the Urban Planning Law, and the mechanisms established to transform it, implement land management, in accordance with the principles and guidelines defined in Articles 5 and 6 of the POT.

Subsection Two: Land Categories and Subcategories

In accordance with the physical characteristics and urban-environmental aptitudes of the canton of San Pablo, three categories of land recognized in the local territory are distinguished:

• a)Urbanized Land (Suelo Urbanizado): Classified as urbanized land are all those properties or lots on which land transformation operations (subdivisions, urbanizations, or condominiums of any type) have been carried out, and which, as a consequence of said actions, have undergone prior urban development (habilitación urbana) processes. This corresponds to the concept of urban quadrants and previously urbanized areas, included in Article 40 of the Urban Planning Law.
• b)Developable Land (Suelo Urbanizable): Developable land is all land that remains in a natural, rural, or agricultural state, not subject to prior transformation and urban development operations, but that presents conditions to be developed, through different transformation processes, according to its extension, characteristics, and disposition, to be articulated with the existing urban fabric.
• c)Non-Developable Land (Suelo No Urbanizable): Non-developable land corresponds to land that must be excluded from urban development processes, for environmental reasons or to prevent premature urban development. In accordance with the foregoing, there are significant restrictions on urbanization or subdivision processes for properties on said land, and in some cases, a total prohibition on construction is established due to provisions contemplated in applicable environmental legislation.

For land management in the local territory, the following subcategories are established, based on the categories defined in the preceding article:

I. Urbanized land is subdivided into the following subcategories

• a)Consolidated Urban Land (Suelo Urbano Consolidado) (UC): Consolidated urban land includes previously urbanized areas, comprised within the former Urban Control Zone (Zona de Control Urbano), defined by Decree 25902 MIVAH-MP-MINAE of February 12, 1997 (GAM Regional Zoning Regulation). Included in this category are properties that make up the municipality's historic urban quadrants, properties of urbanizations, subdivisions, and condominiums that ceded public area or are exempt from this obligation.
• b)Suburban Land (Suelo Suburbano) (SU): Corresponds to properties of urbanizations, subdivisions, and condominiums, comprised within the former Protection Zone (Zona de Protección), defined by Decree 25902 MIVAH-MP-MINAE of February 12, 1997 (GAM Regional Zoning Regulation), that ceded public area or are exempt from this obligation. These properties that were subject to premature urbanization processes must serve to delimit the different subcategories of expansion land, and to contain the dispersed expansion of the urban fabric, so as to preserve non-developable land, delimited by environmental or urbanistic criteria.

II. Developable land is subdivided into the following subcategories

• a)Consolidation Developable Land (Suelo Urbanizable de Consolidación) (URC): Defined as the land comprised of those properties without prior urban development, located within the former Urban Control Zone, defined by the Regional Urban Development Plan for the Greater Metropolitan Area (Gran Área Metropolitana) and its modifications.

This land is made up of "urban voids," that is, properties that have not been previously urbanized but are surrounded by consolidated urban land. Therefore, it is a priority to promote the urban development of said properties, since, being surrounded by consolidated urban land, it is possible to articulate this land, in most cases, with the existing urban fabric, by generating the missing urban infrastructure to complete its development. Consolidation developable land is divided into three groups, in accordance with its importance for the consolidation of the existing urban fabric:

i. Consolidation Land 1 (URC-I): Consolidation developable land type 1 is made up of those urban voids that allow continuity to be given to the existing urban fabric, for which it is advisable to carry out a parcel reconfiguration, in order to achieve said continuity.

ii. Consolidation Land 2 (URC-II): Corresponds to those urban voids that allow continuity to be given to the existing urban fabric, where it is not necessary to carry out parcel reconfiguration, but it is recommended to at least articulate future projects with the existing urban fabric. It is recommended, however, to formulate a general plan that considers adjacent properties, to guarantee the optimal geometric design of the resulting blocks or quadrants.

iii. Consolidation Land 3 (URC-III): Corresponds to urban voids that, due to their location and relationship with neighboring properties, do not allow continuity to be given to the urban fabric. There is a lack of infrastructure, basic services, and required public area that must be addressed through the articulation of urbanistic parameters associated with the land regime.

• b)Expansion Land (Suelo de Expansión) (URE): Within the expansion land category, lands included within the current Agricultural Protection Zone (Zona de Protección Agrícola), defined by Decree 25902 MIVAH-MP-MINAE of February 12, 1997 (GAM Regional Zoning Regulation), are included. These lands, given their condition, have not been subject to prior urbanization processes; however, they present optimal environmental and urban conditions for development, provided that the required development works are previously carried out.

i. Expansion Land 1 (URE-I): On this land, prior urban development operations and the property reconfiguration of the lots comprised in said area are promoted.

ii. Expansion Land 2 (URE-II): Corresponds to urban voids that allow the consolidation of isolated suburban properties. In this case, it is not necessary to carry out property reconfiguration, but it is necessary to carry out a general plan that considers adjacent properties to guarantee the optimal geometric design of the resulting blocks.

iii. Expansion Land 3 (URE-III): Corresponds to land located on unurbanized properties, which, due to their location and relationship with neighboring properties, do not allow continuity to be given to the existing urban fabric.

III. Non-developable land is divided into the following subcategories

• a)Non-Developable Land 1 (NUR-I): This subcategory delimits the protection area of rivers, streams, and springs (nacientes), established by Article 33 of the Forestry Law (Ley Forestal). On this land, there is a legal prohibition against building for environmental reasons and for risk management criteria, due to the proximity to the indicated water bodies, which is why strategies must be proposed for its restitution to its natural state on those properties where construction has taken place, seeking the relocation of those affected persons. As a requirement for the approval of construction projects on properties with this affectation, alignment must be requested from the INVU in accordance with the provisions of Article 34 of the Forestry Law.

Said alignment, in certain cases, may determine a greater setback distance for the construction project than that initially contemplated in the delimitation of this type of land, in accordance with the prerogatives vested in the Institute and the characteristics of certain properties, as well as the projects to be built on these lands.

• b)Non-Developable Land 2 (NUR-II): This land has urbanistic limitations for transformation, as it has strategic importance for the canton, since it constitutes the reserve of future land. Its urbanization is considered premature for technical reasons, as there is sufficient developable land to cover current and projected future demand, up to the year 2050.
• c)Non-Developable Land 3 (NUR-III): Defined as the land located within the former Protection Zone, defined by Decree 25902 MIVAH-MP-MINAE of February 12, 1997 (GAM Regional Zoning Regulation). It includes areas of high and very high environmental fragility that have not yet been subjected to the pressure of urbanization processes.

Because these are lands where there are additionally few constructions, where there is a moderate to high infiltration potential, and where a large part of the land has moderate hydrogeological vulnerability, their conservation is planned for the preservation of aquifers, to guarantee infiltration into them, and to protect them from potentially contaminating activities.

As a complement to the conceptual definition of each subcategory included in this article, the table of operational criteria for the definition of land subcategories is included as Annex 2 (Anexo 2) of the POT, through which all the technical and legal criteria that support the different subcategories are presented.

In consideration of the particularities of URC-I and URE-I lands, it is considered a priority that properties located in said subcategories be preferentially developed through detailed urbanistic plans; therefore, by virtue of the foregoing, the execution of said plans on these lands is considered an incentivizable practice, in accordance with the provisions of chapter four of the POT and Annex 5 (Anexo Quinto) of the POT. In the event that the owner decides not to carry out said plan to transform the property or properties included in said categories, they must provide, as a requirement for granting the respective permit, an architectural master plan with the nature of a preliminary project (anteproyecto), which must be formulated at the scale of the entire polygon corresponding to the type of land in question, delimited by public streets, public domain watercourses, and lands of another category.

Given the characteristics of URC-II and URE-II lands, owners of properties located on said lands shall not be required to carry out detailed urbanistic plans, but shall only be obligated to carry out a master plan, under the terms previously indicated, which must be approved by the Municipal Council.

The first Master Plan generated must be respected by the proponent regarding their own property and will serve as a guide for future projects developed within the same polygon. The master plan may be modified; however, said modifications must not undermine the public roads intended to be developed in the polygon to materialize an optimal urban quadrant that responds to the public interest.

The municipality may create a specific regulation governing the procedures for the formulation, approval, and execution of detailed urbanistic plans and master plans on these lands on a mandatory basis, and on a voluntary basis in the rest of the local territory.

Subsection One: Requirements for Transforming Land

Urban land transformation operations are those that modify the natural and intrinsic conditions of the land, providing it with public services and infrastructure, to grant it accessibility conditions, so that it can fulfill a specific urban function. These operations, in accordance with the provisions of this chapter, are classified as subdivisions for urbanistic purposes, urbanizations, complex urban operations, and special cases.

Simple subdivisions are not strictly considered land transformation operations, as they are carried out on previously urbanized land; however, notwithstanding the foregoing, said operations, by virtue of their capacity to generate property divisions and modify the municipal cadastre, shall be governed by the specific provisions included in chapter three, section one, of this regulation. Likewise, projects subject to the condominium property regime shall not be considered land transformation operations merely because they have said condition, but they must respect the provisions included in section three of this chapter.

Through urban land transformation operations, the characteristics of a specific land are modified. In consideration of the foregoing, the municipality must record said changes on a map of land categories and subcategories, which it must prepare and periodically update, and which will serve as complementary input for the implementation of the POT. Said Map, in its original version, is included as Annex 3 (Anexo tercero) of the POT.

This map is only a reference for monitoring urban land transformation operations and applying incentives. It does not form part of the land-use zoning defined in the POT, and through it, it is not possible to modify the defined zoning, urbanistic parameters, land uses, or their intensity.

All land transformation operations, with the exception of simple subdivisions, must first present a preliminary project design so that it can be reviewed and approved by the municipality, as a prerequisite to the request for plan approval (visado de planos) and other procedures related to the granting of construction permits. The procedure and requirements for processing and approving preliminary projects must be regulated by the municipality as a complement to the POT.

The approval of the preliminary project does not in any way imply the approval of the municipal approval, construction permit, or the commercial license for the project. In the case of simple subdivisions, the presentation of the preliminary project shall be voluntary for the interested party.

Prior to processing the municipal approval referred to in the following article, the respective urbanization license must be processed for subdivision projects for urbanistic purposes, urbanizations, and for so-called complex operations.

The municipality, through the granting of said license, shall allow the commencement of the respective urban development works. The municipality must regulate, through the Municipal Regulation for the Processing of Construction Licenses and other Administrative Licenses, the aspects relating to the requirements and the procedure to follow for obtaining the permit.

Once the urban development works have been received by the municipality, in accordance with the requirements set forth in the granted urbanization license, the municipal approval must be processed and obtained for the corresponding cadastral plans of the resulting properties, in accordance with the provisions of Article 33 of the Urban Planning Law.

The approval shall be granted by the municipality, provided that the plan is approved by the INVU when required, complies with all legal and regulatory requirements established in the POT, complies with other applicable regulatory instruments, and that what is indicated on the plan does not imply any affectation or reduction of the existing public space.

The obligation established in this article shall be applied equally to any condominium operation or any other land transformation operation that implies, at a minimum, carrying out a subdivision or segregation of properties and the first-time development of urban land.

In the event that municipal officials detect possible encroachments in any procedure for approval of cadastral plans or construction permits, they shall be obligated to inform the municipal unit responsible for initiating demolition processes.

The municipality shall be obligated to initiate the demolition and recovery process for those public areas, once the encroachment has been verified, in accordance with the provisions of chapter five of the POT.

For the approval of subsidiary properties in the case of operations subject to the condominium regime, the municipal approval shall be granted once the municipality confirms, through a municipal agreement, that the works carried out were constructed in accordance with the granted urbanization license.

The approval for simple subdivisions shall be granted by the Department of Territorial Planning of the municipality, which shall have the responsibility not only to corroborate the existence of basic services and compliance with the urbanistic parameters established in the POT, but also to identify those requests that must be processed as subdivisions for urbanistic purposes or urbanizations, in order to inform the interested party and the corresponding municipal units of said situation.

When the approval of cadastral plans for properties with existing buildings is requested, according to Article 33 of the LPU, regardless of whether the plan is for segregation, consolidation, or measurement rectification, the municipality must verify that there is functional independence between the properties and the existing buildings.

The independence between properties must allow for the individual treatment of wastewater and facilitate access by the properties, if necessary, to basic services such as electricity, potable water, stormwater and sanitary sewerage, among others. Likewise, the municipality must verify that the existing constructions do not encroach upon:

• a)Public roads, road continuities, and their future expansions b) Front setbacks (antejardín) and corner cut-offs (ochavos) when required, c) Easements (servidumbres) for stormwater, potable water, exceptional accesses for residential use, agricultural or forest uses, and electrical easements, d) Public areas such as parks, playgrounds, communal facilities, e) Protection zones for rivers, streams, springs, wells, and irrigation ditches.

Encroachment upon these spaces, use contrary to the POT as defined therein, and the lack of a sidewalk in front of the property shall also be considered grounds for rejection of the municipal approval.

The municipality, through the approval of an internal regulation, may regulate this procedure, being able to expressly establish the provisions for the treatment given to plans registered in the National Registry that have been subject to prior segregation processes, and those that have not previously generated properties.

For the purposes of the POT, and in accordance with the Urban Planning Law, an urban charge shall be interpreted as any work required to guarantee the urban development of a property and its integration with the existing urban fabric, through the provision of basic services such as road structure, road surface (carpeta de rodamiento), sidewalks, curb and gutter (cordón y caño), potable water aqueduct, electrical power, stormwater sewerage, sanitary sewerage, and telecommunications. Likewise, and as part of said development, the transfer (cesión) of land for parks and playgrounds, communal facilities, and public streets is considered an urban charge, in accordance with the provisions of Article 40 of the Urban Planning Law.

The urbanistic charges must be assumed by the developer, and their execution, including the transfer of areas to be turned over to the public domain, shall be a prerequisite for the acceptance of works.

Without the verification of due compliance with the charges corresponding to the project, it will not be possible to approve cadastral plans for the properties resulting from the urban development, authorize the interconnection of basic services insofar as the municipality is concerned, and, if applicable, the return of the guarantees requested from the developer to ensure the execution of the works cannot be made.

Urban impact mitigation measures are those works and actions that the developer must carry out not only within the boundaries of their property, but also in the area of direct influence of the project. All public infrastructure networks that are affected by the execution of a project must be considered by the developer in order to guarantee the common provision of services to the community and that the impact of the proposed project can be absorbed by the existing infrastructure or by the improvements proposed to it by the developer.

Impacts on pedestrian, vehicular, and public transportation traffic, impacts on basic service networks, and impacts on the environment shall be considered as urban impacts subject to being addressed through mitigation measures by the developer, according to the requirements that the municipality requests from the interested party, duly grounded in the technical criteria issued by the Department of Territorial Planning, prior to the approval of the approval of the parcels resulting from the land operation carried out.

In addition to materials and labor with their respective social charges, the developer must assume, according to the specific requirements for each project, the design and administration costs of the works, the cost of the lands to be acquired if necessary, as well as the payment for improvements or compensations for buildings that must be demolished or repaired and, where applicable, the financial costs. The municipality may create a specific regulation for impact mitigation, in accordance with the provisions of this article.

In accordance with the provisions of Article 70 of the Urban Planning Law, the municipality shall request, when justified by technical-financial studies, the contribution of special assessments for urban works or improvements. In observance of the principles of reasonableness and proportionality to which the request for special assessments must adhere, it is established that the cost of the works to be carried out may not exceed 0.5 percent of the appraisal that the Federated College of Engineers and Architects (Colegio Federado de Ingenieros y Arquitectos) carries out for the project.

The contributions made by developers for such purposes may be executed in the public space administered by the municipality, on national routes, the railway right-of-way, public health centers, social assistance centers, public educational centers, properties declared historical-architectural heritage, and in environmental protection zones, provided that the protection of the same is intended. To formalize the execution of these works with the developer, the approval of the entity in charge of the land must be obtained.

For the granting of the construction permit, it will not be necessary to execute the special contributions beforehand; it shall only be necessary to record some type of enforceable guarantee (sworn statement, commitment signed by the developer, etc.), in accordance with what the municipality stipulates for the granting of the license.

Second Subsection: Subdivisions (Fraccionamientos)

Subdivisions (fraccionamientos) facing a public road may be simple or for urban development purposes, in accordance with the provisions of Article 40 of the Urban Planning Law (Ley de Planificación Urbana). Any subdivision (fraccionamiento) for urban development purposes is considered, for the purposes of this regulation, to have been carried out with an urban development purpose.

Subdivisions (fraccionamientos) facing a public street shall be permitted provided that the road meets the following conditions:

• a)In the case of undeclared public roads, and which therefore do not appear on the official map, there must be a municipal agreement recognizing the public condition of the road, or failing that, a declaration by the MOPT in the case of national routes. If a municipal agreement exists, said agreement must be forwarded by the Council to the Administration, so that it in turn forwards it to the DOT, with the purpose that said department proceeds to carry out the procedures for the inclusion of the road on the official map.
• b)Declared public roads must appear on the official map for the segregation to be authorized, and the same must conform, where applicable, to the dimensions and conditions established in Chapter Seven of the POT.

For the purposes of applying this regulation, simple subdivisions (fraccionamientos simples) shall be understood only as those subdivisions (fraccionamientos) that meet the following conditions:

• a)Those subdivisions (fraccionamientos) carried out on urbanized land (suelo urbanizado), in any of its two subcategories, defined in accordance with the provisions of Articles 48 and 49 of the POT.
• b)Those subdivisions (fraccionamientos) carried out on developable land (suelo urbanizable), provided that:

i. The resulting lots comply with the respective minimum area and frontage indicated in Chapter Four of the POT, for the different zones into which the local territory is classified. The remainder lots (restos de finca), products of the subdivisions (fraccionamientos), must also comply with these provisions, so that such operations can be approved by the municipality.

ii. No more than 3 lots are generated as a result of the segregation of a single property (provided it is verified that successive segregations have not been carried out to evade the transfer of public area (cesión de área pública)), and the total sum of the area of the segregated parcels is not greater than 1200 square meters. Failure to comply with either of these two conditions will oblige the municipality to consider the subdivision (fraccionamiento) as a subdivision for urban development purposes (fraccionamiento con fines urbanísticos).

iii. The subdivider carries out the provision of infrastructure and public services in accordance with the criteria established for urban land (suelo urbano).

iv. All the parcels resulting from the subdivision (fraccionamiento) have direct access to a public road, without prejudice to the provisions of the fifth subsection of this chapter, and the provisions of the Law Regulating Condominium Property (Ley Reguladora de la Propiedad en Condominio) and its regulation.

v. The design of the parcels must be carried out in accordance with the provisions of Section Four, Parcel Design and Urban Enabling (Diseño Predial y Habilitación Urbanística) of this regulation.

Any subdivision (fraccionamiento) operation that does not meet the characteristics defined in the previous article shall be considered a subdivision for urban development purposes (fraccionamiento con fines urbanísticos).

The transformation of land through its subdivision (fraccionamiento) shall be permitted provided that the following conditions are met:

• a)The resulting lots must comply with the respective minimum area and frontage indicated in Chapter Four of the POT, for the different zones into which the local territory is classified.
• b)The remainder lots (restos de finca), products of the subdivisions (fraccionamientos), must also comply with these provisions, so that such operations can be approved.
• c)The resulting lots must have adequate access to a public road. In the case of a segregation facing exceptional accesses, the provisions established in this chapter must be complied with.
• d)The resulting lots must have access to the essential services according to the characteristics of the zone, such as potable water, electricity, sanitary sewerage, among others.
• e)The lands must be free of physical and legal encumbrances or limitations; otherwise, these must be reconcilable with the proposed development; otherwise, the subdivision (fraccionamiento) or development will not be authorized.
• f)When there is adjacency to developments, subdivisions (fraccionamientos), condominiums, or any combination of the foregoing, the continuity of public streets must be mandatorily provided for through adequate physical and functional integration of these with the resulting internal roads, under the terms set forth in Article 40 of the Urban Planning Law (Ley de Planificación Urbana). In the case of projects subject to the condominium regime, this requirement must be coordinated with the provisions of Article 74 of the POT.
• g)The geometric design of the subdivision (fraccionamiento) must be as consistent as possible with the natural conditions of the area (including vegetation and landscape), taking into account not only those of the land to be developed but also those of its surroundings or boundaries.
• h)All parcels resulting from a subdivision (fraccionamiento) shall have direct access to a public road, without prejudice to the provisions of the fifth subsection of this chapter, and the provisions of the Law Regulating Condominium Property (Ley Reguladora de la Propiedad en Condominio) and its regulation.

The unification of properties is permitted provided that this action does not imply the total or partial obstruction of any existing or projected public road on the official map of the POT, or does not imply obstruction of access to any public space. Furthermore, the reunification of properties shall be carried out provided that the resulting lot complies with the minimum dimensions of the Regulatory Plan according to its zone.

In the event of obstruction, the interested party may submit to the Department of Territorial Planning (Departamento de Ordenamiento Territorial) of the municipality a reparceling proposal, which must be reviewed and approved prior to the granting of the corresponding permit.

Third Subsection: Developments (Urbanizaciones)

In accordance with the provisions of Article 1 of the Urban Planning Law (Ley de Planificación Urbana), development (urbanización) refers to the subdivision for urban development purposes (fraccionamiento con fines urbanísticos) that, in addition to enabling urban services, generates the opening of public streets.

In accordance with the land occupation model established in the POT of San Pablo, the distribution of permitted uses on the parcels shall be determined in accordance with the parameters established in the data sheets included in Chapter Four of this Regulation.

Any development (urbanización) built from the entry into force of the POT must allow free pedestrian and vehicular transit to all citizens on the public streets that articulate the development (urbanización). It is strictly prohibited to restrict access to individuals by placing bollards or any other device in front of the streets that provide access to the development (urbanización), and it shall only be permitted to install guardhouses and other security devices, in accordance with the provisions of Articles 3 and 9 of Law 8892, for the purpose of monitoring vehicle access to the developments (urbanizaciones).

Every development (urbanización) must respect the following guidelines regarding the layout of the resulting parcels:

• a)The resulting lots must comply with the respective minimum area and frontage indicated in the zone tables included in Chapter Four of this Regulation, or comply with their improved parameters, in accordance with the POT provisions applicable to these variables.
• b)The resulting lots must have adequate access to the public road and to the essential services according to the characteristics of the zone, such as potable water, sanitary sewerage, and electricity, among others.
• c)The lands must be free of physical and legal encumbrances or limitations; otherwise, these must be reconcilable with the proposed development; otherwise, the development (urbanización) will not be authorized.
• d)When there is adjacency to developments (urbanizaciones), subdivisions (fraccionamientos), condominiums, or any combination of the foregoing, the continuity of public streets must be mandatorily provided for through adequate physical and functional integration of these with the resulting internal roads, under the terms set forth in Article 40 of the Urban Planning Law (Ley de Planificación Urbana).
• e)The geometric design of the development (urbanización), as far as possible, shall be consistent with the natural conditions of the area (including vegetation and landscape), taking into account not only the characteristics of the land to be developed but also those of its surroundings or boundaries.
• f)All parcels resulting from a development (urbanización) shall have direct access to a public road, without prejudice to the provisions of the fifth subsection of this chapter, and the provisions of the Law Regulating Condominium Property (Ley Reguladora de la Propiedad en Condominio) and its regulation.

In order to promote projects developed through the development (urbanización) model, the following benefits are established:

• a)The infrastructure works, parcel enabling works, and provision of services associated with the project shall be exempt from the payment of the construction tax. This tax shall only be charged on the buildings constructed on the blocks or parcels resulting from the development (urbanización) project.
• b)The surface area of the project covered by public infrastructure works shall not be considered for applying the buildability index, occupancy index, and permeability index parameters applicable to each specific situation, taking into consideration the parameters defined for the zone or subzone where the project is located.
• c)Through a specific regulation approved by agreement of the Municipal Council, the Local Government may grant this type of project preferential processing, resulting in the reduction of the processing deadlines for the construction permits thereof, as well as in the deadlines for the acceptance of public areas and works. Once all requirements have been submitted, the municipality shall have a peremptory deadline to rule, in accordance with the provisions of the municipal regulation.

Developments (urbanizaciones) may be modified regarding the layout of public roads, the location and size of parks, playgrounds, and community facilities, provided that the stipulations of the POT are complied with and the agreements reached between the municipality and the interested party regarding the granting of additional urban planning parameters, urban planning charges (cargas urbanísticas), mitigation measures, and special contributions are not altered, in accordance with what is established for each project.

For such modification to be approved, the construction license must be valid or under execution; otherwise, a new license must be requested.

The transformation of a development (urbanización) project into a complex urban operation (operación urbanística compleja) shall be possible, even when the construction license is under execution. However, the transformation of developments (urbanizaciones) or complex urban operations into condominiums shall not be permitted, so the interested party wishing to submit the project to said property regime must request a new urban planning license, rendering the previously granted license void.

Fourth Subsection: Complex Urban Operations (Operaciones Urbanas Complejas)

Complex urban operations (operaciones urbanas complejas) are defined as all those that present the following characteristics:

• a)The combination of development (urbanización) operations with resulting parcels under the condominium property regime, articulated within a single urban project.
• b)Mixed-use projects to be developed on a parcel or a set of parcels, with a surface area greater than 1200 square meters.
• c)Any project that proposes the implementation of a detailed urban plan that includes land readjustment or an urban renewal operation, in accordance with the regulatory provisions set forth in the POT.

In order to promote projects developed through complex urban operations (operaciones urbanas complejas), the following benefits are established:

• a)When a comprehensive development (urbanización) plan is carried out, with public streets and public areas, where the resulting blocks and parcels are designed to be submitted to the condominium property regime, it shall be permitted to submit the development (urbanización) jointly, with the resulting blocks and parcels that will be subject to this regime, as well as their buildings. With the approved construction license, it is possible to sell the resulting parcels and buildings in pre-sale, in accordance with the conditions established by the MEIC.

For the granting of the construction license for these projects, the municipality must require a real guarantee, a fiduciary guarantee, or an insurance policy failing that, which backs the intended operation, for the purpose of ensuring correct urban enabling and articulation with the existing urban fabric.

• b)The resulting parcels from developments (urbanizaciones) that are submitted to the condominium property regime, which meet the condition stipulated in the preceding subsection, for which public area has already been transferred (cesión de área pública) in accordance with the provisions of Article 40 of the Urban Planning Law (Ley de Planificación Urbana), may, at the discretion of the interested party, reduce by 50% the common area designated for green zones, playgrounds, parks, or recreational areas located within the interior of the condominium, which is required based on Articles 54, 55, and 56 of the Regulation to the Law Regulating Condominium Property.
• c)Through a municipal regulation, the local government may grant under administration the public spaces resulting from the transfer of public area (cesión de área pública) contemplated in the Urban Planning Law (Ley de Planificación Urbana), to any other community organization figure, including condominium administrative boards.
• d)The benefits indicated in Article 70 of the POT, referring to the benefits applicable to development (urbanización) projects, are applicable to this type of project.

For the modification and transformation of complex urban operations (operaciones urbanas complejas), the provisions of Articles 67 and 68 of the POT shall apply, which refer to the modification and transformation of developments (urbanizaciones).

Fifth Subsection: Special Cases

Subdivision (fraccionamiento) authorized facing an exceptional access shall only be permitted under the following conditions:

• a)Existing exceptional accesses for residential use (easements of way (servidumbres de paso)) or those accesses presumed to have this character, in accordance with their use and characteristics, must be duly constituted and registered in the National Registry (Registro Nacional), prior to the segregation of the resulting parcels. Those accesses that do not meet the conditions described in the preceding paragraph shall not be considered as exceptional accesses for residential use.

In consideration of the above, the segregation of parcels accessed by these may not be authorized. For cases of future segregations that will support exceptional accesses for residential use, it shall be a requirement that the same are contained within the polygons of the resulting lots.

• b)Subdivisions (fraccionamientos) facing exceptional accesses for residential use shall only be permitted on consolidated urban land (UC) and developable land for consolidation (URC), in accordance with the provisions of Article 49, subsection I, sub-subsection a, and subsection II, sub-subsection a of the POT.
• c)They shall only be permitted when there are dwellings built or in the process of construction on the parcel to be segregated prior to the entry into force of this regulation, provided that the impossibility of segregating with frontage to the public road is demonstrated. The municipality, prior to granting the permit, must request documentation demonstrating that the dwellings existed or that work had begun, prior to the entry into force of the POT.
• d)The municipality may require the modifications it deems appropriate to the proposed exceptional access plan, provided it is based on the conditions established in the POT and there are reasons of public interest that justify it.

Subdivisions (fraccionamientos) on exceptional accesses for residential use must have basic services such as potable water, electricity, storm sewerage, telecommunications, and sanitary sewerage or some individual solution for the management of wastewater that conforms to the provisions of the POT and specific regulations of the Ministry of Health (Ministerio de Salud).

In all exceptional accesses for residential use referred to in the previous article, unrestricted access shall be permitted, for reasons of public interest, to all entities responsible for the provision of public services of any kind, as well as those institutions responsible for urban control, public safety, health care, emergency response, the collection of statistical information on population and housing, and any other similar.

Notwithstanding the provisions of the preceding paragraph, regarding exceptional accesses, neither the municipality nor any public institution has the obligation to maintain them or to provide services on the interior lots.

For those exceptional cases described in the previous article, where it is possible to carry out subdivisions (fraccionamientos) facing exceptional accesses, these must comply with the following provisions:

• a)Regardless of the provisions of Chapter Four of the POT, on parcels accessed via exceptional accesses, only the construction of one single-family dwelling unit and the sale of goods and provision of services remotely (with storage and dispatch at another site, or only with domicile on site and provision at another site) shall be permitted, as indicated in Table No. 1 "Generic table of uses, activities, and their characteristics." No other land use or activity different from those indicated in this subsection is permitted.
• b)Facing exceptional accesses for residential use, only a maximum of six lots may be segregated.
• c)Under no circumstances are exceptional accesses for residential use permitted with a length greater than 60 meters. The length shall be measured along its axis.
• d)The lots originating from a subdivision (fraccionamiento) on exceptional accesses for residential use must comply with the respective minimum area and frontage indicated in this regulation, according to the particular zone where it is located. However, the area designated for the exceptional access shall not be computable for the calculation of the minimum area of the resulting lots.
• e)The only constructions permitted on exceptional accesses for residential use are works associated with public service infrastructure networks for the resulting lots, such as potable water, electric power, sanitary sewerage, stormwater infrastructure, telecommunications, and maintenance. The works to be carried out must be paid for by the owner.
• f)Stormwater must be properly channeled to an authorized location; the subdivider must submit a sketch with the location and stormwater discharge levels of the exceptional access, in order to prevent flooding on private properties.
• g)The minimum width of the exceptional access may not be less than six meters wide.
• h)Within the exceptional access, an additional area must be set aside at the entrance for placing bins for solid waste disposal, electrical and/or potable water meters, or other infrastructure for use by the lots resulting from the subdivision (fraccionamiento). Its maintenance, cleanliness, and good condition is the obligation of the owners of the lots resulting from the subdivision (fraccionamiento) on an exceptional access.

The transformation of existing exceptional accesses into public roads may be considered provided they were constituted prior to the entry into force of the POT and when such transformation is to improve the redundancy of the road system on urban land (suelo urbano). Preferably, these cases should be addressed through an urban renewal project.

The exceptional accesses to be considered must meet the following conditions:

• a)That its width conforms to one of the road types stipulated in Chapter Seven of this Regulation. Should it be necessary to widen the right-of-way, the works must be paid for by the interested party.
• b)That the road is transferred to the Municipality under its new condition as a public street, with the infrastructure conditions, public services, and transfer of public areas (cesión de áreas públicas) required for the opening of public roads through developments (urbanizaciones).
• c)Flexibility of subsections a and b of this article may be permitted in the case where the transformation of the exceptional access into a public street forms part of an urban renewal project, in accordance with the regulation on the matter. As an exception, the municipality may apply the provisions of Article 37 of Chapter Two, Official Map.

Parceling for agricultural, livestock, and forestry purposes shall only be permitted on non-developable land (suelo no urbanizable), in accordance with the provisions of Articles 44 and 45 of the POT.

Prior to authorizing the parceling, it shall be necessary to demonstrate that the proposal meets the technical principles included in Article 12 of the Law on Use, Management, and Conservation of Soils (Ley de Uso, Manejo y Conservación de Suelos). In accordance with the provisions of the preceding paragraph, agricultural parcelings must comply with the precautions and respect the conditions defined below:

• a)The minimum size of the agricultural parcel must be equal to or greater than 7,000 square meters.
• b)Earthworks (movimientos de tierra) that threaten the conservation of the vegetal layer or that imply the total removal of the same shall not be permitted. Therefore, the vegetal cover (cobertura vegetal) of the soil may not be removed, except in cases where it is intended to carry out an activity in accordance with the land use capacity determined by the MAG for the zone.
• c)The interested person must provide an appropriate technical study, duly endorsed by the MAG, in compliance with the Law on Use, Management, and Conservation of Soils, which determines the measures that must be implemented to improve the productivity of the soil to be intervened.
• d)In particular, the referred technical study must set out the necessary measures to guarantee and improve water infiltration into the subsoil and avoid excessive surface runoff that could intensify soil erosion. The waterproofing of easements (servidumbres) or internal paths, whether with asphalt, pavers, or concrete, on the agricultural parcels, shall not be permitted.
• e)Works or actions considered contrary to agricultural activity shall not be permitted, such as:

i. Enclosures made of concrete blocks or prefabricated concrete.

ii. Waterproofing with concrete, asphalt, or similar, exceeding 10% of the land area. 90% of the land area must be dedicated to agricultural production.

• f)In all cases, the cadastral map of each resulting parcel must indicate "agricultural use" (uso agrícola), "livestock use" (uso pecuario), or "forestry use" (uso forestal), as applicable.

The easements (servidumbres) to access the agricultural or forestry parcels shall have a minimum width of 7 meters and must be located within the parcels in whole or in proportional parts.

Non-compliance with the conditions for the constitution of agricultural parcels, once the permits have been obtained, through the execution on said parcels of earthworks (movimientos de tierra) or constructions intended for activities other than agricultural, shall empower the municipality to proceed with the annulment of the respective permits, and to initiate the administrative and criminal actions that are appropriate. The municipality must warn the interested party of this condition, expressly by recording said situation in writing in the act of granting the land use certificate (certificado de uso del suelo), as well as in the approval of the agricultural parceling.

THIRD SECTION. CONDOMINIUM PROPERTY REGIME

Projects that are to be developed under the condominium property regime in San Pablo shall be permitted, provided they meet the following conditions:

• a)On parcels that have not been previously developed and that are included in the land subcategories URC-I, URC-II, URE-I, and URE-II, in accordance with the provisions of Article 47 of the POT, only the development of projects under the condominium property regime shall be permitted, without having previously carried out a development (urbanización), in the terms of Article 40 of the Urban Planning Law (Ley de Planificación Urbana), on those parcels that do not exceed 8,000 square meters in area, and that maintain a 1:3 ratio regarding the frontage and depth of the parcel.

In the event that the interested party agrees to carry out the required urban enabling works, included in Section Five of this chapter, the execution of projects under the condominium regime shall be permitted in said land subcategories, with a maximum area of 25,000 square meters, without any restriction regarding the ratio between the frontage and depth of the parcel.

• b)On parcels that are included in the land subcategories Consolidated Urban (UC), Suburban (SU), Developable for Consolidation Type 3 (URC-III), and Developable for Expansion Type 3 (URE-III), in accordance with the provisions of Article 47 of the POT, the development of projects under the condominium property regime shall be permitted, with or without the required urban enabling, with a maximum area of 25,000 square meters, and without any restriction regarding the ratio between the frontage and depth of the parcel.
• c)Projects under the condominium property regime shall not be permitted in any of the non-developable land subcategories (NU-I, NU-II, and NU-III), given the characteristics and nature of said land category, except in cases of parcels that are affected by protection zones defined in the Forestry Law (Ley Forestal) (NU-I land), whose remaining area is developable or urbanized land.
• d)Condominium projects must comply with all the provisions included in Law No. 7933 and its Regulation.

For the physical and functional integration of urban projects under the condominium regime with the existing urban fabric, the following criteria shall be considered.

• a)Integration with the Existing Road Network. In the design and construction of condominiums, whether vertical, horizontal, mixed, or combined, the provisions of Article 35 of the POT regarding road continuities must be applied, as well as the provisions on road design included in Chapter Seven of these regulations. The foregoing is intended to promote improvements related to the continuity and connectivity of the urban fabric and public roads, as well as the adequate transition between the condominium's internal roads and existing public roads.
• b)Visual Permeability Between the Condominium's Common Areas and Public Space. The developer or project proponent must propose, to the extent possible, a site design that guarantees visual permeability between the condominium's common areas and public space, making the erection of concrete walls or other similar elements inappropriate for the development of this type of project. If the developer considers that the erection of walls is necessary for the project's execution, they must submit the necessary technical justification to support this initiative at the same time the preliminary project or project is submitted for the municipality's consideration.
• c)Implementation of Urbanistic Parameters for the Parent Property (Finca Matriz). For projects proposed under the condominium property regime, the respective urbanistic parameters must be applied to the parent property (finca matriz), in accordance with the zoning regime where the property is located, when determining the viability and characteristics of the projects.

In every land transformation operation, as well as for projects subject to the condominium property regime, the resulting property design must respect, at a minimum, the following provisions:

• a)The natural characteristics of the land or its alteration during the implementation of transformations must offer a foreseeable guarantee against risks of flooding, landslides, or collapses, taking into account the ecological characteristics of the site.
• b)When planning land transformation operations on rugged or steeply sloped terrain, both the rows of dwellings and the roads must preferably be placed parallel to the contour lines.
• c)The area and frontage of the properties must respect the established measurements, in accordance with the zoning regime applicable to each property, as provided in Chapter Four of the POT.
• d)The lot depth shall not be greater than seven times its frontage. As far as possible, the side boundaries of the lots shall be perpendicular to the cordón and caño line.
• e)Properties with a frontage smaller than that indicated in the data sheet for each subzone, included in Chapter Four of the POT, shall be permitted only when the land holds the category of urban (UC) or suburban (SU). In these cases, an access alley shall be created, which will form part of the lot but will not be counted for the calculation of the lot's minimum area. This alley shall have a minimum width of 3 meters for a maximum depth of 30 meters, or a minimum width of 4 meters for a maximum depth of 40 meters.

At the intersection of the access alley and the front boundary of the lot, an angle of between 85 and 95 degrees must be formed. The front boundary of the property must be uniform for at least ? parts of the lot's width, and likewise, these subdivisions (fraccionamientos) must comply with the frontage-to-depth ratio indicated in subsection d).

The properties must have the essential basic services according to the characteristics of the zone, which must include, at a minimum, potable water, electricity, stormwater drainage, sanitary sewerage, and telecommunications. The basic service providers will determine the availability of providing services to the property intended for urban development (habilitación urbanística), and in accordance with the provisions of Article 38 of the Urban Planning Law (Ley de Planificación Urbana), they shall have the authority to request that the developer assume the necessary works referred to in the preceding article.

Proof of service availability, or of the possibility of extending the service network or improving it, is necessary for the project's approval by the municipality.

Every project must have a stormwater drainage and retention system, designed in accordance with the standards of the Costa Rican Institute of Aqueducts and Sewers (AyA). If the land has slopes greater than ten percent, and its terracing (terraceo) is foreseen, adequate outflow of stormwater from the properties, the prevention of slope erosion, and the ponding of small valleys that the land may have must be ensured.

The discharge of stormwater into a collector (stream or river) must take into account the probable maximum level of the latter's floods, in order not to obstruct the water's incorporation. This discharge must not be perpendicular to the collector's course, but at an angle no greater than forty-five degrees.

The water evacuation works must have the capacity to contain flows projected for the future. In the event that a flood impacts the stormwater evacuation system, the evacuation must not saturate the sewers; rather, the evacuation system must have the necessary structural conditions to handle any natural disasters that may occur, in addition to normal daily evacuation.

The municipality may regulate, through the approval of a specific regulation, matters related to stormwater drainage, stormwater retention systems, and runoff control, which also detail urban impact mitigation measures.

When areas that have a functioning wastewater collection system are urbanized, the developer must connect to said system. When the collection system is planned for a later stage, the developer must leave an individual wastewater treatment system built within the development, and must also leave the necessary sewerage infrastructure built to connect to the planned collection system in the future. If no wastewater treatment system is in operation or planned, the developer must build their own wastewater treatment plant. In the case of simple subdivisions (fraccionamientos simples), located in areas of moderate hydrogeological vulnerability, an improved septic tank and drainage must be used, complying with the standards established by the AyA for such purposes, and the provisions on wastewater treatment systems included in Chapter Five of the POT.

The construction of the main telephone network, whose design shall be approved in each case by the Telecommunications Superintendence (SUTEL), may be carried out with the companies that provide the service in the market.

The project must contemplate the telephone and internet distribution devices, whose location must be consulted with SUTEL during the preliminary project phase, so that the necessary spaces are reserved.

The routing of networks for electricity, telecommunications, aqueducts, sewers, and other systems must be located preferably in the rights-of-way and, in any case, through or over areas of public use.

When the property is already encumbered by an easement (servidumbre) such as those indicated, these must likewise remain in a public area, and may be incorporated into streets, parks, or children's play equipment, provided that the accessibility and design conditions that must be guaranteed for these public spaces are respected, in accordance with the terms indicated in Section Five of this chapter.

First Subsection: Incorporation of the Dedication into the Municipal Public Domain.

The dedication of public area, applicable to land transformation operations within the local territory, is implemented with the purpose of realizing the constitutional principle of the social function of urban property, as well as the exercise of the constitutional right to enjoy a healthy and ecologically balanced environment.

The foregoing, in accordance with the constitutional provisions and interpretations of Article 40 of the Urban Planning Law (Ley de Planificación Urbana).

The lands that must be mandatorily dedicated to the municipal domain, in accordance with the provisions of the POT, by the fact of being given over to public use, form part of the public domain assets.

In application of Article 40 of the Urban Planning Law (Ley de Planificación Urbana), land must be dedicated for parks, children's playgrounds, and community facilities, considering the land category and subcategory. The area to be dedicated for this purpose shall be defined in accordance with the following table:

The percentage indicated for each land subcategory shall in no case be less than the result of multiplying the number of properties or dwelling units in the project to be developed by 20 square meters, provided that the maximum percentage established in Article 40 of the Urban Planning Law (Ley de Planificación Urbana) for this purpose is not exceeded.

The obligation of public area dedication shall fall upon all those private individuals or public entities that carry out any type of land transformation operation on properties that, as of the effective date of the POT, are within the perimeter of any of the land subcategories that make up the urbanizable land. The foregoing, except for the exceptions indicated in these regulations.

At a minimum, one-third of the area to be dedicated, in accordance with what is indicated in Article 88 of these Regulations, must be maintained on the project site, and will correspond to parks and children's playgrounds. The remaining two-thirds may be partially or totally swapped, prior to the formal acceptance of the public areas by the municipality, through an agreement with the project developer, in exchange for improvements to the public space infrastructure in the sector where the project will be located, the transfer of the dedicated public area to the immediate surroundings of the project, or any combination thereof.

The application of the swap for infrastructure or the transfer to another site must be previously endorsed by the Administration, through a technical opinion determining the viability and urbanistic convenience of the proposal, and subsequently approved by agreement of the Municipal Council (Concejo Municipal).

The project developer may request the negotiation of the two-thirds of the total area to be dedicated that corresponds to community facilities or equipment, through a formal request directed to the municipality. However, it is the sole and exclusive authority of the municipality to decide the following:

• a)Whether to enter into a negotiation with the developer, without the latter being able to demand that the municipality carry it out.
• b)Establish the particular conditions under which the negotiation is accepted.

With due technical foundation, the municipality must specify, at a minimum, the amount corresponding to the appraisal of the land to be transferred or swapped, the quantity of land to be negotiated, the infrastructure to be developed, and the receiving zones for public areas, among other elements that can be specified.

• c)Demand the swap of this portion of land for infrastructure or its transfer to another zone, without the developer being able to refuse, provided that said swap is materially possible given the characteristics of the operation and it does not represent an economic burden greater than the estimated cost of the respective area dedication.
• d)Assess and determine if the proposed swap occurs in the project's surroundings, in accordance with Article 98 of the POT.

The receiving zones for public area shall be defined in accordance with Article 33 of Chapter Two of the POT, corresponding to the regulation of the official map, with the purpose of prioritizing the public domain reserve areas for the location of these works.

To make effective the swap of public area for infrastructure or transfer it to another zone of the municipality, the value of this land must be determined beforehand, through the preparation of an appraisal, which must be carried out in accordance with the following requirements:

• a)The appraisal shall be carried out by the Real Estate Valuation Office of the municipality or by the municipal department responsible for these functions, applying the technical criteria necessary to determine the fair price of the property and considering what is indicated in this article.
• b)For conducting the appraisal of the public area to be dedicated, only the portion of land legally and technically suitable for being urbanized, out of the total property to be subjected to a land transformation operation (usable area, área aprovechable), shall be taken.
• c)To proceed with the corresponding appraisal, the values established in the Land Values Platform by Homogeneous Zones established by the Ministry of Finance, regarding the calculation of the value of the usable area, shall be taken as an initial reference.
• d)Likewise, a second calculation must subsequently be made, corresponding to the potential value of the entire usable area once the properties are urbanized, in accordance with one of the methodologies used for estimating market values.
• e)The final value of the usable area, which must be taken as the basis for the final appraisal of the percentage of public area to be dedicated, shall be established by the municipality, without said value being able to be lower than the reference amount contemplated in subsection b), nor higher than the reference amount established in subsection c), of this article.
• f)The cost of the infrastructure or the public area to be received at another site may not be less than the total value of the corresponding portion of the area to be dedicated.

The appraisal shall be considered firm for all purposes 3 days after notification to the interested party, without prejudice to the remedies provided in Article 171 of the Municipal Code (Código Municipal).

In the event that the municipality gives its endorsement to swap land for infrastructure, the following procedure shall be followed:

• a)The Real Estate Valuation Office of the municipality, at the request of the Department of Territorial Management (Departamento de Ordenamiento Territorial), shall be responsible for conducting the appraisal of the equivalent land percentage, in accordance with the criteria indicated in the preceding article.

Said appraisal request must be processed within a period of 10 business days after the issuance of the endorsement by the DOT, or otherwise, the interested party may directly request the appraisal from said office, submitting the formal written request.

• b)Once the amount to be swapped is established by means of the respective appraisal, the municipality shall indicate to the project developer the conditions for carrying out the transfer or swap, in accordance with the provisions of subsection b of the preceding article and the provisions of Chapter Two of the POT. Likewise, the same resolution must indicate the priority zones where the execution of works or the transfer of the public area may take place, as well as the equipment that must be supplied.
• c)The developer shall have fifteen business days to make observations regarding the municipality's provisions on the transfer or swap of the public area, as well as to request the modification of the elements defined by the local government. If there are no observations or objections, the agreement must be formalized through the granting of the respective deeds in the case of a public area swap, and in the case of a swap for infrastructure, an agreement, real guarantee, or mortgage must be signed between the municipality and the developer.
• d)In the event that there are observations or objections from the interested party, the negotiation procedure between both parties shall continue, unless the municipality decides to reject the proposal for transfer or swap of the public area and proceed with the dedication.
• e)When the project proponent has finished the construction of the equipment or the planned improvements, the municipality shall conduct the proper inspection of the works; if found compliant, they shall be deemed received by the corresponding agreement adopted by the Municipal Council (Concejo Municipal).
• f)In the event that the DOT finds the execution of the works to be non-compliant in accordance with the provisions of the agreement signed between the Municipality and the private individual, the individual shall be notified to rectify the detected non-conformities within a period not exceeding six months, unless exceptional circumstances duly justified mediate.
• e)In the event that the requested rectifications are not made within the indicated period, the swap agreement shall be deemed breached by the developer. The municipality, through the internal or external means it deems necessary, may take action, where appropriate, against the developer, to demand the performance of the requested rectifications, or failing that, to collect the amount corresponding to the cost of said works, should it have proceeded to carry them out on its own account, in protection of the public interest.

The total area to be dedicated that is agreed to remain on the site of the land transformation operation must be used in the proportions of children's playgrounds, park area, and community facilities established by Article 40 of the Urban Planning Law (Ley de Planificación Urbana), if it exceeds one-third of the area to be dedicated. If the resulting portion is only one-third of the area to be dedicated, it must be used entirely as a park or children's playground.

Regardless of the type of land transformation operation the interested party intends to carry out, the municipality shall have the authority to request the dedication of land for public roads, provided that a land transformation operation is intended on a property that supports a road continuity, in accordance with Article 36 of the POT. The percentage of land requested for public roads may not exceed 25% of the area to be urbanized, in accordance with the provisions of Article 40 of the Urban Planning Law (Ley de Planificación Urbana).

When the total area to be dedicated does not reach the minimum surface area of 120 square meters, the urbanistic burden may be considered exempted, especially in those cases where the owner has voluntarily accepted donating the strip of land necessary for the widening of public roads.

The exemption established in this paragraph applies exclusively to the dedication of public area, without prejudice to the obligations regarding the provision of infrastructure and services for the resulting properties, which every subdivider/developer must comply with in accordance with the provisions of these regulations.

Second Subsection: Development of Parks, Children's Playgrounds, and Community Facilities.

Regarding the structural condition of the land and the accessibility of the dedicated public areas, the following conditions must be respected:

• a)The public areas may not have a slope greater than that of the entirety of the project's usable area. The additional portions that do not count towards the minimum area to be dedicated may have a slope greater than that indicated above; however, they must be delivered to the municipality with the necessary technical characteristics to guarantee the stability of the slopes.
• b)The public space must be accessible to all people without major restrictions, and must comply, where applicable, with the provisions of Law 7600.
• c)Furthermore, the construction of walls, fences, or any other perimeter enclosure that impedes free access to people shall not be permitted, except in cases where such enclosure is necessary to guarantee user safety, as indicated in subsection d) of Article 110 of the POT.
• d)In areas destined for parks, playgrounds, and generally areas dedicated to outdoor recreation, the developer shall provide open covered spaces for sheltering people from weather variables, which must have the express approval of the municipality, and shall likewise be accepted upon their completion. Said spaces must have a minimum area of 6 square meters for every 250 square meters of land, and for each additional fraction of park, the shelter area shall be increased or decreased proportionally. In the event that the land is less than 250 square meters, a minimum area of 6 square meters must likewise be developed for the indicated uses.

The areas for parks, children's playgrounds, and other community facilities must be located and configured in the following manner:

• a)Adjacent to pre-existing public areas, if any.
• b)Concentrated equidistantly from the dwellings if possible, or at distances no greater than two hundred meters from the most distant dwelling, measured on and along the street, for children's playground areas and in sites where national routes do not have to be crossed to reach said areas from the dwellings they serve.
• c)They must have at least two frontages onto public roads, or be located in the centers of quadrants, provided that the surrounding properties offer a minimum of 30% visual permeability on each of the frontages.

To comply with the provisions of the preceding article, the interested party shall submit to the Municipality a preliminary project indicating the works to be carried out, their location, and the equipment to be provided. The planned works must include, at a minimum, playground equipment, shelters, pavements, sidewalks, fences, tree planting, terracing (terraceos), and urban furnishings.

The urban furnishings within the public areas dedicated to parks and children's playgrounds shall consist, at a minimum, of benches, containers for organic waste and recycling, a drinking fountain, and pedestrian-scale lighting. The design must include guidance and prevention elements for persons with disabilities, in accordance with the provisions of Law 7600, and if necessary, must include railings, bollards, bicycle parking, shelters, transport stops, tree protectors, enclosure railings for children's playgrounds, information elements, among other required elements, to meet the needs for accessibility, safety, and beautification in these spaces.

The lighting must be distributed according to the use of the space in such a way that it is homogeneous, ensuring that the urban furnishings, above all, do not obstruct pedestrian paths.

In the development of children's playground areas, the following provisions must be met:

• a)The project developer must deliver the children's playground area with the necessary equipment. The green zone must be left covered with grass and trees, and with an irrigation system installed; ideally, the latter may operate using the project's greywater.
• b)In order for the play equipment to be suitable for the zone, durable, and safe, the municipality shall provide plans for play equipment whose use it recommends. The Municipality may reject the types of play equipment proposed by the developer if it deems that the minimum required safety and durability conditions are not met.
• c)For the purpose of calculating the play equipment to be installed, a minimum of one children's playground unit per every 50 dwelling units shall be considered.
• d)If the children's playground area is located adjacent to or less than one hundred meters from a stream, river, canal, primary road, and generally dangerous sites, it shall be the developer's obligation to enclose the site with a fence, hedge, wall, or other system that offers safety to the users.
• e)When the development is not going to be inhabited immediately, the developer may request that the municipality accept a real payment guarantee that allows them to execute the works and equip the playgrounds at a later time indicated by the municipality.
• f)The works and equipment to be located in the children's playground area must guarantee, at a minimum, 10 m² for each dwelling unit for such use. Likewise, spaces must be designated for the recreation of children of different ages, in accordance with the following parameters:

i. 10 m²/family shall be designated for children's playgrounds ii. 2 m²/dwelling for a play zone for babies (under 3 years of age) iii. 4 m²/dwelling for a play zone for children (3 to 7 years of age) iv. 4 m²/dwelling for a play zone for school-aged children (over 7 and under 13 years of age).

• g)In the area for babies, an area must be included with the proper facilities so that adults can remain for prolonged periods of time.
• h)In the play area for school-aged children, soccer, basketball, and multi-use courts for alternative sports such as skating, cycling, climbing, among others, may be included. In the development of children's playground areas, the following provisions must be met:

i. The green areas of the parks must be left covered with grass and trees, and with an irrigation system installed; ideally, the latter may operate using the project's greywater. If the green areas are extensive and more oriented towards ecological parks and valuing the Canton's wildlife, the intrusion of irrigation systems shall not be necessary.

ii. The parks must be equipped with areas for physical exercise activities such as sports courts or installations (soccer, basketball, volleyball, tennis, skating, cycling, etc.), outdoor gym machines, calisthenics bars or functional exercises, etc. They must possess one sports installation for every four hundred square meters of park area or fraction thereof; in the case of courts for basketball, 5-a-side soccer, volleyball, tennis, or any other sport occupying similar dimensions, one installation may cover the requirement for an area of eight hundred meters, and a soccer field may cover the requirement for areas greater than five thousand meters.

iii. The park area must incorporate, as a guideline for the inclusive use of these spaces, urban furnishings adapted to passive uses such as reading and resting, meditation, or tables for board games like checkers and chess, among other activities.

iv. If the park area is located adjacent to or less than one hundred meters from a stream, river, canal, primary road, and generally dangerous sites, it shall be the developer's obligation to enclose the site with a fence, hedge, wall, or other system that offers safety to the users.

v. When the development is not going to be inhabited immediately, the developer may request that the municipality accept a real payment guarantee that allows them to execute the works and equip the parks at a later time indicated by the municipality.

In children's playground and park areas, preference shall be given to fruit trees, ensuring at all times that the location of said trees does not generate risks for pedestrians in passage areas. The base of the tree foliage must be located at a height greater than two meters and twenty centimeters. The type of plants to be used in public areas must include native species with showy flowering and species that provide food for wildlife, conforming to the technical recommendations issued in this regard by the Forestry Directorate (Dirección Forestal) of the Ministry of Environment and Energy.

In the landscape design, the function of the type of vegetation chosen must be taken into account: aesthetics, environmental modification, boundaries, circulation control, production, climate protection, among others. All arborization intentions must be designed and planned in such a way as to minimize dangers to pedestrians, to the circulation of people, and to property.

The location of urban equipment in public areas shall be carried out in accordance with the following provisions:

• a)The urban equipment shall be located in the portion of the public area that corresponds to community facilities.
• b)Once the area corresponding to parks and playgrounds has been set aside, the use of the rest of the area to be transferred shall be used for community facilities, according to the following table which establishes the number of square meters required per dwelling and the priority, in decreasing order, in the sector no more than 300 meters from the farthest dwelling:
• a)The urban equipment located in the transferred public areas must be arranged in such a way as to guarantee free access to private individuals.

In accordance with the principles, concepts, and territorial planning guidelines established in Chapter One of the POT, the importance and need to promote mixed use in a generalized manner in the canton of San Pablo is recognized. The foregoing, as a fundamental requirement for the transformation of the current model of predominantly residential land occupation, for a new model that promotes a functional and heterogeneous occupation of the territory, in which the diversity of uses facilitates the articulation of the existing urban fabric, significantly reduces the need for short and medium-distance vehicular trips, and promotes the diversification of employment opportunities in the canton.

The generalization of mixed use in the canton of San Pablo is subdivided in turn into different zones, included in the third section of this chapter, which have been delimited in accordance with the following technical criteria:

• a)Proximity to main road axes: Proximity to main road axes such as national routes No. 5, 112, 115, and 503, cantonal roads such as Calle Cordero, Calle Gertrudis, Calle Rincón de Ricardo, Calle Quintana Sur, among others indicated on the zoning map, allows for reducing urban impacts derived from non-residential uses, which in turn allows for enabling uses compatible with said pre-existing and consolidated activity in those sectors.
• b)Prevalence of residential activity: Residential neighborhoods generated from urbanization projects, subdivisions (fraccionamientos), and condominiums, pre-existing the approval of the POT, must conserve their functional nature and therefore residential use must be privileged and encouraged, but allowing its gradual diversification through the inclusion of non-residential uses of low or moderate impact, which are compatible with the predominant residential dynamic present in these spaces.
• c)Prevalence and promotion of productive and labor activity: There are high-impact uses associated with commercial, industrial, and business activities that need to be articulated and confined to certain sectors of the local territory, in order to minimize their impacts and facilitate their articulation with similar uses.
• d)Consolidation of centralities (Las Cruces Sector and San Pablo Sector): The consolidation of the centralities in the first district of San Pablo and in the Las Cruces sector, based on planned and gradual development that allows for meeting the future need for housing, infrastructure, and equipment in the canton, and likewise, addressing the functional and structural deficiencies existing in the urban configuration of the local territory, is a priority included in the MOT.
• e)Urban developments not articulated with the existing urban fabric: The existence of urbanizations and residential complexes built prematurely in past decades, in the sector corresponding to the regional agricultural protection macrozone, in effect in the territory of San Pablo prior to the entry into force of the POT, is one of the main urban problems detected in the territorial diagnostic studies, which must be addressed by the POT, since these developments, due to their disarticulation from the consolidated urban fabric in the canton, generate excessive vehicular trips, given the lack of mixed use in the existing projects. The foregoing implies that there is a need to promote mixed use in these residential developments, to grant them greater functional independence in relation to the consolidated urban land, but in a contained manner, to avoid the future expansion of these spaces, a situation that is not compatible with the Territorial Occupation Model (Modelo de Ocupación Territorial) defined for the canton.
• f)Importance of defining urban parameters for the protection and limited development of properties with greater environmental and landscape value: Lands that present greater environmental fragility, in accordance with the environmental zoning applicable to the territory, require the implementation of urban parameters that promote, in principle, the conservation of said soils in their natural state, or if applicable, that allow for minimal and controlled urban development of said properties, through the definition of low-impact uses and important environmental impact mitigation measures, in such a way that the preservation of the environmental qualities of said properties can be guaranteed, in the interest of guaranteeing a green cover (cobertura verde) for recreational uses, and landscape utilization in the canton.
• g)Delimitation of lands that, for reasons of conservation of the local water and forest resources, are prohibited from urban development: It is fundamental to establish urban parameters that guarantee compliance with Article 33 of the Forestry Law (Ley Forestal), which provides that it is prohibited to build on lands located in the protection zones of rivers, streams, and springs (nacientes). Likewise, it is necessary to establish normative provisions and instruments that allow for promoting and facilitating the relocation of existing constructions on said lands, given that they are in a situation of potential risk due to the instability of said soils and their proximity to bodies of water, and furthermore, because said dwellings generate contamination in the adjacent channels due to inadequate waste management.
• h)Adoption of a land reserve strategy for the potential future growth of the canton: As a result of the technical studies of territorial diagnosis and forecast carried out in the canton of San Pablo, necessary for the formulation of the Territorial Occupation Model on which the normative proposal of the POT is based, it was possible to determine that the amount of land needed in the future to cover the needs of the population of San Pablo until the year 2050 is less than the amount of undeveloped land currently available.

In accordance with the foregoing, it is considered important to establish a land reserve zone for the future expansion of the canton after the year 2050, applicable to lands classified as of moderate environmental fragility (which constitute the most environmentally usable lands in the municipality), with the purpose of ensuring the availability of usable land in the very long term for future land demands that may arise beyond the projected time horizon, and likewise, avoiding an excess exploitation of the available land, which would be contrary to the MOT and the territorial management guidelines in accordance with the sustainable territorial model intended to be established in the canton.

For the general articulation of mixed use in the local territory, and likewise, with the purpose of seeking the reasonable and sustainable use of undeveloped land, the following zones are established, in accordance with the criteria set forth in Article 42 of this Regulation:

• a)Mixed Zone Road Axes (MEV): Through this classification, provisions applicable to properties located facing the main roads of the canton are established, which allows for a more intensive utilization of these properties.
• b)Predominantly Residential Zone (MRP): With this zoning, the part of the local territory articulated around traditional residential nuclei, not located facing main road axes, is identified.
• c)Mixed Zone Employment Center (MCE): This classification directly alludes to the location of large commercial, service, and industrial equipment, of low impact, which can be combined with residential uses, being capable of significantly influencing employment generation in the canton.
• d)Mixed Zone Centrality San Pablo (MCSP): This zoning has been established with the purpose of consolidating the existing urban fabric of the first district, seeking to ensure the generation of infrastructure, of required public and private equipment, as well as the provision of services, necessary to improve the functionality and compactness of said sector.
• e)Mixed Zone Centrality Las Cruces (MCLC): The zoning applied to the Las Cruces sector has as its main objective the articulation of this zone through the enhancement of mixed use and gradual, managed urban development (habilitación urbana).
• f)Mixed Suburban Residential Zone (MRS): With this zone, the part of the territory located at the limits or outside the urban zone previously delimited at a regional scale, which has been the object of disarticulated urbanization and lotification processes, is identified, and therefore, what is proposed is to limit and consolidate said situation.
• g)Environmental Protection Zone (PAMB): Through this category, environmental management parameters are established for a part of the territory that possesses important environmental qualities, related to the aquifer recharge capacity of the soil. The permitted uses must be compatible with the conservation in a natural state of the majority of the land available in the zone.
• h)Agroecological Zone (AECO): The reserve zone is established as one of the main mechanisms for sustainable and rational management of the local territory, by recognizing the importance of preserving a portion of land for the eventual future expansion of the urban structure of the canton, which under current and even medium-term foreseen conditions, will not be required, insofar as there is still land available in the existing urban fabric that needs to be consolidated or that has the potential to be urbanized.

The zoning map, which includes the cartographic representation of the previously defined zones, is incorporated as Annex Four to this Regulation.

First Subsection: Characteristics and content of the urban parameters

With the purpose of establishing a model for the distribution of urban burdens and benefits, which effectively implements the social function of property and in turn enhances the real estate development (aprovechamiento inmobiliario) of properties located in the local territory, a dynamic regime of land use zoning is established, applicable in the canton of San Pablo. Through said regime, more beneficial parameters for the economic or functional development of the project may be granted to the developer, in return for the voluntary application of sustainable construction or urban development (habilitación urbana) practices, called "incentivizable," which generate better urban utilizations for the territory, for the benefit of the community in general.

The flexibility of the permitted parameters may fluctuate between the applicable parameter without considering the application of incentivizable practices (base parameter), and the cap of the parameter in question, in the event that the interested party decides to apply the incentivizable practices that allow them to reach the cap of the parameter in question (improved parameter).

The application of the base parameters, under any circumstance, does not exempt the interested party from the responsibility of complying with the urban burdens, urban impact mitigation measures, and minimum special contributions, established in the POT and in general legislation, associated with the application of said parameters.

The urban parameters associated with zoning are classified based on the transformation, building (edificación), and use to which the properties may be subjected, therefore three types or classes of parameters are distinguished: subdivision (fraccionamiento), construction, and use. The urban parameters shall be calculated based on the information indicated in the cadastral plan of the property, provided that this is coincident with the information included in the registry report, issued by the Property Registry.

In those cases where properties are subjected to the Condominium Property Regime, the calculation of parameters must be carried out taking the parent property (finca matriz) as a reference instead of the subsidiary properties (fincas filiales), except for the calculation corresponding to the minimum frontage and lot surface area.

Subdivision (fraccionamiento) parameters include the following variables, associated with the transformation of the property:

• a)Property or Lot Frontage: Corresponds to the frontal boundary of the property, which is identified as the side of the property that borders or is located facing a public street.

In the event that the property has two or more frontages towards a public street, both frontages must comply with the established parameter.

• b)Lot Surface Area (SL): Refers to the minimum area that each property resulting from subdivision (fraccionamiento) and urbanization operations must occupy, as well as from projects subjected to the condominium property regime, when these are carried out under the horizontal condominium modality, or in accordance with those modalities where the condominium owner is the exclusive owner of their own land, in accordance with Article 46 of the Regulation to the Law Regulating Condominium Property.

Construction parameters include the following variables, associated with the buildability of the property:

• a)Buildability Index (IE): Through this parameter, whose concept corresponds to the definition of floor area in accordance with the provisions of Article One of the Urban Planning Law, the square meters of construction permitted on each property are calculated, which are indicated in decimal form. The index is calculated based on the area of the property indicated in the cadastral plan of the property, provided it is coincident with the respective registry report; otherwise, it shall be calculated on the area indicated in the registry report. The buildability index is calculated using the following formula:

M2P (Permitted M2 of construction) = SL (Lot Surface Area) x IE b) Occupancy Index (IO): Through this parameter, whose concept corresponds to the definition of coverage in accordance with the provisions of Article One of the Urban Planning Law, the maximum occupancy area (coverage or building footprint) that buildings can reach is defined, estimated in square meters, in relation to the total area of the property. Said parameter is expressed in decimal form using the following formula: AMO (Maximum Occupancy Area) = SL (Lot Surface Area) x IO c) Permeability Index (IP): The permeability index establishes the percentage of land that must remain unbuilt, that is, that must be conserved in a natural state, to guarantee the permeability of water to the subsoil. It is expressed in decimal form, and is calculated from the following formula: AP (Permeable Area) = SL (Lot Surface Area) x IP d) Height: Height is calculated in linear meters, from ground level. Excesses in decimals are permitted, provided that the additional decimals are less than one meter (100 centimeters) above the permitted limit.

• e)Setbacks: These are calculated in linear meters. Distinguished as part of the setbacks applicable to constructions are the side yard setbacks (retiros de colindancia) with neighbors, setbacks facing a public street, and the light well setback, applicable only to vertical constructions.

The setback of the smaller side of the light well is defined as the smaller side of the unbuilt physical space permeable to sunlight, expressed in linear meters, which must be guaranteed to ensure access to natural light by the users of vertical properties, which in no case may be less than two meters, without prejudice to what is indicated in the zoning tables.

The side yard setback (retiro de colindancia) with neighbors may be equal to zero provided there are no windows facing the boundary, otherwise the base parameter must be respected according to the use subzone.

As a result of the application of the buildability index and occupancy index, the total square meters granted to a property may not be less than the minimum area of a dwelling unit, in accordance with the provisions of the INVU Construction Regulations.

Use parameters define the categories of uses or activities permitted in the zoning, according to the percentages of utilization of the buildability index permitted for each use. In accordance with the foregoing, and except for the cases contemplated in the POT in which it is expressly permitted to dedicate one hundred percent of the buildability to a single use or activity, mixtures of uses must in principle be proposed in order to utilize the total constructive potential of the properties in the canton.

The use parameters likewise establish the level of urban impact permitted for the category of non-residential uses, in accordance with what is indicated in subsection d) of the following article, and the provisions of Annex Five of the POT.

In recognition of the dynamic nature of its territory, and in application of contemporary concepts for the delimitation of permitted activities, the POT of San Pablo establishes the following definitions of uses, applicable in the local territory:

• a)Infrastructure and Urban Equipment: This definition includes, in a first term, uses intended to develop urban infrastructure, defined as those public or private uses that entail the utilization, affectation, or articulation with the existing public domain. Projects include activities such as the construction, remodeling, or installation of bridges, urban trails, tree-lined walks, telecommunications antennas, vehicular accesses, pipelines, stormwater infrastructure, treatment plants, fiber optic installation, among other similar uses, provided that these uses are proposed as independent projects, and not as an accessory part of a project whose main use is of a different nature.

Regarding the designation of urban equipment, this definition includes primarily those public uses dedicated to the provision of a public service for institutional purposes, where people requiring the provision of some public service are received and attended. Included are uses dedicated to offices and equipment of institutions such as the municipality itself, educational centers, the CCSS, the EBAIS, the PANI, the IMAS, the IAFA, the INAMU, A y A, the ICE, among others of a similar nature. This definition includes within the concept of equipment, in addition to installations for institutional purposes, all those activities related to the utilization of public space and the green areas of the canton.

The following types of specific uses are distinguished, corresponding to the generic definition of the use infrastructure and urban equipment:

i. Public Space: Primarily included are uses dedicated to the configuration or utilization of public space, such as markets or fairs, meeting squares or small squares, and similar uses.

ii. Recreational Zones: Included are uses compatible with the conservation of the land in its natural state, including the conservation and utilization of the existing vegetative cover on all or a majority fraction of the property. Included are uses such as camping areas, country clubs, golf courses, and other similar uses.

iii. Sports Areas: Contemplated are uses dedicated to the practice of sports on exterior surfaces, regardless of whether these are covered or not, such as courts for the practice of any sport, installations for the practice of 5-a-side football or any other adapted modality of traditional sports, athletics tracks, swimming pools, and other similar uses, as long as they are used directly for the practice of the corresponding sport.

• b)Natural: These are uses intended for the research and conservation of natural spaces. Activities intended for scientific purposes, the conservation of these spaces, arborization, and management of the forest resource are included.
• c)Residential: This definition includes uses dedicated exclusively to the regular dwelling of people, including in this concept single-family or multi-family dwellings, as well as those constituted under the condominium regime. Excluded from this concept are the transitory or institutional dwelling of people (hotel rooms, boarding houses, shelters, homes for the elderly, student residences, or similar).
• d)Non-Residential: This definition includes all those uses not contemplated in the previous definitions, within which can be mentioned types of uses such as commercial and service provision uses, logistical and industrial uses, mining and extraction, rural uses, vehicle parking, among others. The different types of non-residential uses, for the purposes of approval or denial of the land use certificate (certificado de uso de suelo), are classified based on the tolerance limits permitted for the nuisances or potential risks generated by the different types of uses or activity.

The provisions on classification and regulation of non-residential uses, included in the second subsection of this chapter, shall be of mandatory compliance when determining the specific approval or denial in each case, of land use certificates requested for this type of uses.

Second Subsection. Definition of Non-Residential Uses by Potential Nuisance or Risk Limits.

The technical and objective assessment of the factors of potential nuisance or risk, generated by non-residential uses, for the purposes of their subsequent classification, is carried out from the analysis of the following factors:

• a)Noise and Vibrations b) Vehicular Traffic c) Illumination.
• d)Temperature.
• e)Odors f) Smoke, Dust, Gases g) Presence of hazardous substances or waste.
• h)Presence of fuel, petroleum derivatives, flammable or explosive substances.
• i)Presence of biological substances or waste.

For each of the nuisance or risk factors indicated in the preceding article, which present quantifiable characteristics, there exist three ranges of permitted limits, which are in turn subdivided into two sub-limits, for each scale. The permitted limits and sub-limits, which are indicated in the table presented below, have been established based on applicable national and international technical regulations, and in their absence, on recommendations made from technical-scientific studies:

The Procedure and criteria to determine the conformity of land uses and non-residential activities, conditioning factors, and control measures by nuisance or risk factor, which includes the specific limits established for each factor, according to the official measurement unit as applicable, are included in Annex Five of the POT, as an integral part of this regulation.

In accordance with what is indicated in Article 122 of the POT, the table of potential nuisance or risk limits by zones and subzones is included below, from which are defined in this regulation, the permitted limits of potential risks or nuisances for the different non-residential uses, applicable to each zoning. Through this table, the assessment by the municipality of the conformity or non-conformity of said uses with the zone is carried out, based on the analysis of the potential nuisances or eventual risks:

Non-residential uses must respect the limits established for potential nuisances or risks, according to the zone in which the property is located, in accordance with the table included in the preceding article, in order to be approved by the municipality, through the issuance of the conforming land use certificate. Non-compliance with these limits shall be considered a breach of the POT, and in accordance with the provisions of subsection a), Article 22 of this Regulation, the municipality shall be empowered to proceed with carrying out the actions for closure of the premises.

Third Subsection. Implementation of incentivizable practices.

Incentivizable practices have been defined in accordance with technical criteria established in national and international instruments associated with the implementation of sustainable urban development, which include, but are not limited to, those mentioned in Article 5 of this regulation. The list of incentivizable practices presented below includes all those practices that, voluntarily, may be implemented to access the urban incentive regime.

| IPA-2 | For conserving 20% or more of the existing forest species (trees) (does not apply in river protection zones under Article 33 of the Ley Forestal or in ACA with 20% or more dependent)* | | | --- | --- | | IPA-3 | For implementing technological measures that favor the infiltration of rainwater. | | AGR-1 | For implementing good agricultural practices (buenas prácticas agropecuarias, BPA) | | ICU-1 | For improving the bicycle-pedestrian space on public roads | | ICU-2 | For improving facade conditions to enhance the project's interaction with the public space. | | ICU-3 | For eliminating a use declared as existing non-conforming | | ICU-4 | For generating public-use walking areas along riverbanks. | | ICU-5 | For constructing projects with environmental sustainability practices | *It is not applicable in cases where the practice is a requirement of the POT or national regulations.

For the application of the incentivizable practices listed in the previous table, which may be applied voluntarily to obtain the urban development incentives indicated in the following article, three application groups (G1, G2, and G3) are established, according to the priority order defined by the municipality for their implementation and promotion, such that a practice from group two (G2) may only be applied after having previously applied one from group one (G1), and so on. To view the order of application of the practices graphically, consult the Table of application of incentivizable practices by land category (Tabla de aplicación de prácticas incentivables según categoría de suelo), included as the sixth annex of the POT.

The implementation of incentivizable practices by the interested party or the developer will allow access to and the granting of urban development incentives, in recognition of the improvement in the urban conditions of the canton and the sustainability of the territory that these practices promote. The incentive regime associated with the implementation of incentivizable practices is composed of the list of benefits indicated below:

• a)Greater buildability: in order to improve the construction possibility in a Zoning Regime (Régimen de Zonificación) zone, within the limit of the improved parameter assigned to it.
• b)Improvement of the lot area or frontage parameters: allows reducing the lot area or frontage parameters in a zoning regime zone, within the limit of the improved parameter assigned to it.
• c)Greater coverage: Allows greater coverage of the building footprint on the property within the range of the base and improved coverage index (índice de ocupación).
• d)Lower permeability: Allows greater impermeable coverage in the unoccupied area of the property within the range of the base and improved permeability index (índice de permeabilidad).
• e)Greater Height: Allows constructing or building projects with a height greater than the base height and within the range between the base and improved height parameter.
• f)Reduction of setbacks (colindancias): Allows the reduction of the distance assigned to the separation from setbacks (colindancias) of a project within the range of the base and improved parameter.

The specific implementation of the incentive regime indicated in the previous article, for the implementation of voluntary incentivizable practices carried out by the owner or developer, will be determined from the calculation of the additional value grantable, according to the corresponding urban development parameter. The additional values in the case of incentives associated with improvement of the lot area or frontage parameters, greater coverage, lower permeability, and reduction of setbacks (colindancias), are established based on the application of specific incentivizable practices according to the land category (categoría del suelo) in which the property is located. In accordance with the foregoing, for the specific determination of the additional value grantable in application of the previously indicated incentives, the seventh annex of the POT must be consulted, corresponding to the Guide for the specific implementation of incentivizable practices (Guía de implementación específica de prácticas incentivables). For the calculation of the greater buildability and greater height incentives, the following formulas must be applied, in conjunction with the factor tables for the calculation of urban development incentives, included in the eighth Annex of the POT:

• a)Greater buildability:

MIP = M2R * (Pm² - (Pm² * (Fz + Fac + Fcs + Fpd)) Where:

MIP: Is the Amount to Invest in the Incentivizable Practice(s) (Monto a Invertir en la o las Prácticas Incentivables). This amount may be reached by one or more practices as required to achieve the required number of square meters.

M2R: Additional square meters to the base buildability, these may not exceed the improved parameter of the buildability index (índice de edificabilidad).

Pm²: Is the amount of investment in incentivizable practices per additional square meter required, stipulated for the purposes of the POT, in the amount of twenty-four thousand three hundred eighty colones (24,380 colones).

Fz: Zoning Factor (Factor de Zonificación), is the factor that applies according to the zoning assigned to the property on which the project requiring additional buildability beyond the base will be carried out. It will be applied according to the provisions in the zoning factor table for the calculation of urban development incentives.

Fac: Special Control Area Factor (Factor de Área de Control especial), is the factor that applies according to the control areas established in the POT. It will be applied according to the provisions in the special control area factor table for the calculation of urban development incentives.

Fcs: Land Category Factor (Factor de Categoría de Suelo), is the factor assigned according to the land category (categoría de suelo) that applies to the property on which the project requiring additional buildability beyond the base will be carried out. It will be applied according to the provisions in the land category factor table for the calculation of urban development incentives.

Fpd: Development Promotion Factor (Factor de Promoción de desarrollo), is the discount factor for the promotion of development or implementation of practices according to the primary goals of the Canton. It will be applied according to the provisions in the promotion factor table for the calculation of urban development incentives.

• b)Greater Height:

MCh = M2R * (Pm² - (Pm² * (Fz + Fac + Fcs + Fpd)))*0.5 Where:

MCh: Is the Amount to Invest in the Purchase of Height (Monto a Invertir en la Compra de Altura) M2R: Square meters to be built on the additional levels beyond the height achieved with or without the application of practices that release height and within the maximum parameter allowed by the improved height index according to the assigned zone.

Pm²: Is the amount of investment in incentivizable practices per additional square meter required, stipulated for the purposes of the POT, in the amount of twenty-four thousand three hundred eighty colones (24,380 colones).

Fz: Zoning Factor (Factor de Zonificación), is the factor that applies according to the zoning assigned to the property on which the project requiring additional buildability beyond the base will be carried out. It will be applied according to the provisions in the zoning factor table for the calculation of urban development incentives.

Fac: Special Control Area Factor (Factor de Área de Control especial), is the factor that applies according to the control areas established in the POT. It will be applied according to the provisions in the special control area factor table for the calculation of urban development incentives.

Fcs: Land Category Factor (Factor de Categoría de Suelo), is the factor assigned according to the land category (categoría de suelo) that applies to the property on which the project requiring additional buildability beyond the base will be carried out. It will be applied according to the provisions in the land category factor table for the calculation of urban development incentives.

Fpd: Development Promotion Factor (Factor de Promoción de desarrollo), is the discount factor for the promotion of development or implementation of practices according to the primary goals of the Canton.

It will be applied according to what is indicated for the promotion factor in the previous formula. It will be applied according to the provisions in the promotion factor table for the calculation of urban development incentives.

Finally, and as indicated in the list of incentivizable practices defined in Article 127 of the POT, which includes the purchase of buildability rights, the following formula must be applied to acquire said rights from the municipality:

• c)Purchase of Buildability Rights:

MIC = M2R * (Pm² - (Pm² * (Fz + Fac + Fcs + Fpd))) Where:

MIC: Is the Amount to Invest in the Purchase of Buildability (Monto a Invertir en la Compra de Edificabilidad).

M2R: Are the additional square meters to the base buildability, these may not exceed the improved parameter of the buildability index (índice de edificabilidad).

Pm²: Is the amount of investment in incentivizable practices per additional square meter required, stipulated for the purposes of the POT, in the amount of twenty-four thousand three hundred eighty colones (24,380 colones).

Fz, Fac, Fcs, and Fpd: Correspond, respectively, to the zoning, special area, land category, and development promotion factors, which will be applied according to the conditions previously indicated for the previous formulas, included in this article.

The Factor Tables for the calculation of urban development incentives, included as the eighth Annex of the POT, must be reviewed periodically, in accordance with what is indicated in Article 256 of the POT.

In the land use certificates (certificados de uso del suelo) granted, whose use or activity is declared conforming, the municipality must make reference therein to the possibility that the administered parties have to access additional values, under the format of incentives, in each urban development parameter.

The interested party, through the procedure for approval of the preliminary construction project (anteproyecto constructivo), must express their intention to apply the chosen incentivizable practices, for which they will be obligated to sign an affidavit (declaración jurada) before the municipality, in which they commit to complying with what is proposed in the preliminary project, under oath. The details set forth in this document must be consistent with what is presented in the preliminary project.

For the granting of the construction license (licencia constructiva), the municipality and the interested party must respect the previously approved preliminary project in all its aspects, as well as the agreement signed between the parties. Any deficiency or variation thereto will render the application of the granted incentives void and, therefore, the construction license (licencia constructiva) may not be approved.

If during the construction stage or the operational phase of the project, the interested party varies it, undermining the execution of what is stipulated in the preliminary project and breaching the commitment acquired before the municipality, said action will be considered a breach of the construction license (licencia constructiva) granted under the terms of Article 89 of the Construction Law (Ley de Construcciones), and therefore, the corresponding sanctions must be applied, or the complaint processed as the case may be, in accordance with the provisions of Articles 22 and 23 of the POT.

Subsection Four: Extension of maximum permitted values

Notwithstanding what was previously indicated regarding the maximum values of the urban development parameters, the maximum value of the improved buildability index (índice de edificabilidad mejorado) may be exceptionally extended, under the terms indicated below, when the following conditions are present:

• a)When a detailed urban development plan (plan urbanístico detallado) is applied to a set of properties, the improved buildability index may be extended by 0.25 regardless of the zone or subzone where it is located. The detailed urban development plan (plan urbanístico detallado) must be formulated and executed in consideration of the accessory regulations to the POT that the local government establishes for its implementation.
• b)When a property or a project that includes a set of properties is located at a distance of 250 linear meters from a railway station, the improved buildability index (índice de edificabilidad mejorado) may be extended by 0.25 regardless of the zone or subzone where the project is located.

This distance will be measured on and along the public road, between the closest access to the railway station and the main access of the project or building to be developed. Under no circumstances will the buildability index (índice de edificabilidad) in the canton be greater than 2.5, as deduced from this article and the parameters established for each subzone.

Exceptionally, and in accordance with what is indicated in the previous article, the maximum improved coverage index (índice de ocupación mejorado) will be extended by 0.05 for corner properties, with a frontage greater than the depth, or when a property has two frontages onto a public road. Under no circumstances will the coverage index (índice de ocupación) in the canton be greater than 0.75, as deduced from this article and the parameters established for each subzone.

When a detailed urban development plan (plan urbanístico detallado) is applied to a set of properties, or when a property is located at a distance of 250 linear meters from a railway station, the maximum value of the improved height parameter, indicated in the data sheet for each subzone, will be extended by 15 meters. Under no circumstances will the height be greater than 51 meters, as deduced from this article and the parameters established for each subzone.

THIRD SECTION. PARAMETERS APPLICABLE TO THE ZONING OF THE POT Subsection One. Mixed Zone Road Axes (Zona Mixta Ejes Viales, MEV).

The corresponding zoning must be applied in the first district of the canton, to the built and unbuilt properties corresponding to said zone, identified on the Zoning Map (Mapa de Zonificación) with the acronym MEV. This zone is subdivided in turn into the following subzones, in consideration of the type of roads that provide access to the properties:

• a)Mixed Zone Road Axes Type 1 (MEV-1): Through this subzone, properties located facing national route number 5, and facing cross-town routes, where the circulation of the public transportation sectorization project, developed by the MOPT, is planned, are delimited. It also includes properties that have direct access to national route 112 and 3, and that are within the limit of the urban containment ring (anillo de contención urbana), of prior application in the canton before the approval of the POT.
• b)Mixed Zone Road Axes Type 2 (MEV-2): This subzone includes properties located within the limit of the urban containment ring (anillo de contención urbana), of prior application in the canton before the approval of the POT, that have direct access to Calle Cordero, Calle Gertrudis, Calle Rincón de Ricardo, Calle Venero, Calle José Joaquín González, Calle Quintana Sur, Calle Quintana Norte, Calle Larga, Calle El Común, Calle Piedades, Calle Corobicí, and the urban quadrants of the first district of the San Pablo canton. Also included are all those properties identified with said nomenclature on the official zoning map, which forms an integral part of the POT.
• c)Mixed Zone Road Axes Type 3 (MEV-3): This subzone includes properties located outside the limit of the urban containment ring (anillo de contención urbana), of prior application in the canton before the approval of the POT, that have direct access to national route 112, identified with said nomenclature on the zoning map.
• d)Mixed Zone Road Axes Type 4 (MEV-4): This subzone includes properties located outside the limit of the urban containment ring (anillo de contención urbana), of prior application in the canton before the approval of the POT, located facing Calle Las Joyas and Calle Quintana Sur.

In accordance with the tables included in this article, the following urban development parameters are established, applicable to the four subzones defined for the Mixed Zone Road Axes:

Subsection Two: Predominant Residential Mixed Zone (Zona Mixta Residencial Predominante, MRP)

The corresponding zoning must be applied in both districts of the canton, to the built and unbuilt properties located in said zone, identified on the Zoning Map (Mapa de Zonificación) with the acronym MRP. This zone is subdivided in turn into the following subzones, in consideration of the nature of the properties located in said Zone:

a. Predominant Residential Mixed Zone Type 1 (MRP-1): Through this subzone, unbuilt properties located in this zone are delimited, which present significant improvement opportunities for the existing urban fabric, and therefore, offer more possibilities for the articulation of mixed uses compatible with residential use, than type 2 subzone.

b. Predominant Residential Mixed Zone Type 2 (MRP-2): This subzone includes the built properties located therein, as a consequence of the urbanization and condominium projects previously carried out in the canton. These properties present more restrictive parameters for mixed use than the first subzone.

In accordance with the tables included in this article, the following urban development parameters are established for the two subzones of the Predominant Residential Mixed Zone:

Subsection Three: Mixed Zone Employment Center (Zona Mixta Centro de Empleo, MCE)

The corresponding zoning must be applied in the second district, to the built and unbuilt properties corresponding to said zone, identified on the Zoning Map (Mapa de Zonificación) with the acronym MCE. This zone is subdivided in turn into the following subzones, in consideration of their location and intensity of uses:

• a)Mixed Zone Employment Center Type 1 (MCE-1): Through this subzone, properties located on national route 3, a road axis of regional importance, are delimited, a situation that allows for more intensive uses (including industrial uses).
• b)Mixed Zone Employment Center Type 2 (MCE-2): This subzone includes properties located between the railway line, the Quebrada Gertrudis, and the Río Bermúdez, which present favorable conditions to promote complementary mixed uses, generating mild or moderate impacts.

In accordance with the tables included in this article, the following urban development parameters are established, applicable to the two subzones defined for the Mixed Zone Employment Center:

Subsection Four: Mixed Zone Centrality San Pablo (Zona Mixta Centralidad San Pablo, MCSP).

The corresponding zoning must be applied in the urban center of the first district, to the unbuilt properties and those located in the urban void (vacío urbano) corresponding to said zone, identified on the Zoning Map (Mapa de Zonificación) with the acronym MCSP.

In accordance with the table included in this article, the following urban development parameters are established, applicable to the Mixed Zone Centrality San Pablo:

Subsection Five: Mixed Zone Centrality Las Cruces (Zona Mixta Centralidad Las Cruces, MCLC).

The zoning must be applied in the first district to the unbuilt and built properties in the Las Cruces sector, corresponding to said zone, identified on the Zoning Map (Mapa de Zonificación) with the acronym MCLC.

In accordance with the table included in this article, the following urban development parameters are established, applicable to the Mixed Zone Centrality Las Cruces:

Subsection Six. SubUrban Residential Mixed Zone (Zona Mixta Residencial SubUrbana, MRS).

The corresponding zoning must be applied in the first district, to the built and unbuilt properties corresponding to said zone, identified on the Zoning Map (Mapa de Zonificación) with the acronym MRS. This zone is subdivided in turn into two subzones, in consideration of the nature of the properties located in said zoning:

• a)SubUrban Residential Mixed Zone Type 1 (MRS-1): Through this subcategory, unbuilt properties located in this zone are delimited, which present significant improvement opportunities for the existing urban fabric, and in consideration of the foregoing, offer more possibilities for the articulation of mixed uses compatible with residential use, than the type 2 subzone.
• b)SubUrban Residential Mixed Zone Type 2 (MRS-2): This subcategory includes the built properties located in said zone, as a consequence of the urbanization and condominium projects previously carried out in the canton.

In accordance with the tables included in this article, the following urban development parameters are established, applicable to the two subzones defined for the SubUrban Residential Mixed Zone:

Subsection Seven. Environmental Protection Zone (Zona de Protección Ambiental, PAMB)

The zoning must be applied to properties located in the first district, in the Las Cruces sector, corresponding to said zone, identified on the Zoning Map (Mapa de Zonificación) with the acronym PAMB.

In accordance with the table included in this article, the following urban development parameters are established, applicable to the environmental protection zone:

The number of square meters granted when applying the buildability index (índice de edificabilidad) and the coverage index (índice de ocupación) to a property, according to the parameters applicable to the zone, set forth in Article 145 of the POT, may not exceed 1000 m2 as a base parameter and 2500 m2 as an improved parameter. Exempt from this limitation are those properties where public infrastructure is intended to be developed, so in these cases, the resulting number of square meters from the application of both parameters will be granted.

In this zone, for residential use, only a single-family dwelling per lot will be permitted.

When the condition indicated in the previous article prevents the construction of public infrastructure, the extension of the improved buildability index (índice de edificabilidad mejorado) up to 1.00 and the improved coverage index (índice de ocupación mejorado) up to 0.70 will be permitted. Said exception, on the other hand, does not exempt from the requirement to comply with the rules for accessing additional value and the application of incentivizable practices.

Subsection Eight. Forest Protection Zones for Rivers, Streams, and Springs (Zonas de Protección Forestal de Ríos, Quebradas y Nacientes).

The forest protection zone for rivers, streams, and springs (nacientes) will be that indicated by the INVU through the administrative procedures that the Institute has for such purpose, in accordance with what is indicated in Article 33 of the Ley Forestal and its amendments.

Due to the nature of these zones and the legal reservations that weigh upon them, only the works expressly indicated in Article 33 bis and 33 ter of the Ley Forestal, its amendments, and the regulations issued by the State for these purposes will be permitted.

Those interested in carrying out the same must submit to the administrative procedures defined for the purpose of obtaining authorization to carry out works in forest protection zones.

Subsection Nine. Agroecological Zone (Zona Agroecológica, AECO).

The zoning must be applied to built and unbuilt properties in the first district, located in the Las Cruces sector, corresponding to said zone, identified on the Zoning Map (Mapa de Zonificación) with the acronym AECO.

In accordance with the table included in this article, the following urban development parameters are established, applicable to the agroecological zone:

The number of square meters granted when applying the buildability index (índice de edificabilidad) and the coverage index (índice de ocupación) to a property, according to the parameters applicable to the zone, set forth in Article 145 of the POT, may not exceed 1000 m2 as a base parameter and 2500 m2 as an improved parameter. Exempt from this limitation are those properties where public infrastructure is intended to be developed. In these cases, the resulting number of square meters from the application of both parameters will be granted.

In this zone, for residential use, only a single-family dwelling per lot will be permitted.

When the condition indicated in the preceding article prevents the construction of public infrastructure, an expansion of the improved buildability index up to 1.00 and the improved occupancy index up to 0.70 shall be permitted. This exception, on the other hand, does not exempt from the requirement to comply with the rules for accessing the additional value and the application of incentivizable practices.

Subsection Ten: Concurrent Zoning on a Single Property.

The municipality, through the granting of the land-use certificate (certificado del uso de suelo), shall define the conditions under which cases of concurrence must be resolved, taking into consideration the use or activity requested by the interested party, in accordance with the resolution criteria indicated in this subsection.

In consideration of the importance of ensuring the conservation of properties destined for environmental conservation and the conservation in a natural state of properties located in the agroecological zone, respectively, the concurrence of properties in the AECO and PAMB zones shall be permitted, solely under the following conditions:

• a)Concurrence with AECO and PAMB zones. In accordance with what is indicated in the preceding article, the AECO and PAMB zones may not be subject to zone changes due to concurrence on a single property with another zone or subzone, and therefore, the parameters applicable to said portions must be respected, in accordance with the zoning applicable to them. Taking as a basis the property cadastral map and the zoning of the POT, and applying the municipal geographic information management tools and programs, the institution shall determine the land surface area corresponding to the AECO zone or the PAMB zone, for the purpose of locating the application of said parameters on the property affected by this condition.

If more than two zones concur on the property, the resolution criteria for concurrences stipulated in this article may be applied, provided that the portion of land corresponding to AECO or PAMB remains unchanged, in accordance with what is indicated in the preceding paragraph.

In those cases where a property is located facing a main road or road axis, and concurrently is affected by the MEV zone and another zone or subzone, the application of the MEV zone shall be generalized over the other zones or subzones, in accordance with the following conditions:

• a)Concurrence of MEV zone with MRP and MRS zones. The parameters of the subzones that make up the MEV zone shall prevail over the parameters of the MRP and MRS subzones, provided that access to the property is recorded on the cadastral map via the higher-hierarchy public road. When a property over which the MEV zone has already been generalized is subsequently subject to subdivision (fraccionamiento), urbanization, and project operations under the condominium regime in which land tenure is generated, the resulting properties adjacent to the higher-hierarchy public road must facilitate access via this road and respect the parameters of the applicable MEV subzone.

Properties accessed by internal public or private roads, originating from the subjection of a property to the urban development operations detailed in the preceding paragraph, must apply the parameters of MRP or MRS as applicable.

It is not possible under any circumstance to apply the parameters of MRP or MRS to the entirety of the property if an MEV subzone concurs on it. Therefore, the application of the MEV zone and its parameters must be respected on at least one quarter of the property, which must be located adjacent to the higher-hierarchy public road.

• b)Concurrence of MCLC and MCSP zone with MEV zone. The parameters of the subzones that make up the MEV zone shall prevail over the parameters of the MCLC and MCSP subzones, provided that access to the property is recorded on the cadastral map via the higher-hierarchy public road. When a property subject to this double zoning is subject to urban development operations of subdivision (fraccionamiento), urbanization, and projects subject to the condominium property regime under the horizontal condominium modality, or under those modalities where the condominium owner is the exclusive owner of their own plot of land, the resulting properties adjacent to the higher-hierarchy public road that are generated must be accessed via this road obligatorily, and comply with the parameters of the MEV subzone, as applicable, in accordance with the applicable subzone. Properties accessed by internal public or private roads, originating from the subjection of a property to the urban development operations detailed in the preceding paragraph, must apply the parameters of MCLC or MCSP as applicable. It is not possible under any circumstance to apply the parameters of MCLC or MCSP to the entirety of the property if an MEV subzone concurs on it. Furthermore, the application of the MEV zone and its parameters must be respected on at least one tenth of the property, which must be located adjacent to the higher-hierarchy public road.

In those cases where a property is concurrently affected by the MRP zone and the MRS zone, or is affected by two subzones belonging to the same zone, the application of one zone or subzone shall be generalized in the following manner:

• a)Concurrence of MRP zone with MRS zone. The parameters of the subzones that make up the MRP zone shall prevail over the parameters of the MRS subzones when the surface area of the property corresponding to the former is greater than the surface area of the property corresponding to the latter, and it shall be applied conversely when the situation is inverse, that is, when the surface area of the property corresponding to the MRS zone is greater than the surface area of the property corresponding to the MRP zone.
• b)Concurrence of subzones belonging to the same zone. In the case of properties where two different subzones concur but belong to the same zone, the parameters of the subzone covering the larger portion of the property shall prevail.

Interested parties seeking to obtain a land-use certificate (certificado de uso de suelo) in the canton must expressly indicate in the application the specific activity or use they wish to carry out on the property, as well as any other information requested by the municipality.

The municipality shall establish, through specific regulations, the documentary requirements requested from private individuals to accredit the respective standing to request such procedures, and to process the issuance of certificates at the request of interested parties. Land uses may only be granted for properties duly registered and current in the National Registry, therefore the granting of new land-use certificates is not permitted for properties that have been subject to registry cancellations, or for possession farms registered with the municipality and that are current with municipal taxes and services.

The land-use certificates (certificados de usos de suelo) issued at the request of private individuals must contain the information and assessment of the applicable regulations, in accordance with the zoning regime in which the land is located, as well as in relation to the requested use and the specific characteristics of the property or lot, or of the existing buildings on said property, in which the activity is intended to be developed. The certificates must include the base and improved urbanistic parameters, established for the property in accordance with the zone where the land is located, as well as the incentivizable practices applicable to said property for accessing the improved parameters.

Also to be included in the land-use certificates are the urbanistic charges (cargas urbanísticas), mitigation measures, and special contributions applicable to the activity or construction project for which the use certificate was requested, the limits of potential nuisance or risk that must be respected in the exercise of the activity planned for the property, and the corresponding conditions and control measures to guarantee respect for said limits, and finally, any special provisions associated with the Urban Renewal Areas or Environmental Control Areas, in those cases where the property is affected by said delimitations.

The municipality must qualify land uses based on the following parameters:

• a)Conforming Use. A use is considered conforming when the parameters associated with the applicable land regime are compatible with the requested activity or use, for which it shall be verified, particularly in the case of non-residential uses, that the activity complies with the permitted limits for potential nuisances and risks, in accordance with the provisions of the third section of this chapter.

Non-residential uses that must comply with certain control measures to limit potential nuisances or risks generated shall be qualified as conforming uses, subject to the provisions included in said articles.

Conforming uses shall be permitted without greater restrictions than those established in the POT and in the specific regulations governing the activity, for which reason the condition of conformity does not exempt the administered parties from the obligation to obtain the commercial license or construction license required, as the case may be.

• b)Non-Conforming Use. A use is considered non-conforming when the requested use or activity is not compatible with the parameters associated with the applicable zoning regime, due to the permitted limits for the factors generating nuisances or potential risks, pursuant to the provisions of the third section of this chapter. The reasoning for the rejection of the use or activity must be expressly indicated in the certificate of non-conformity.
• c)Pre-existing Non-Conforming Use. Uses shall be considered pre-existing non-conforming when the use or activity is not compatible with the parameters associated with the applicable zoning regime; however, because it is a use or activity pre-existing the approval of the POT, it shall be permitted, considering that a consolidated legal situation or an acquired right exists in favor of the private individual, which shall endure until the activity ceases to be carried out or the situation that originated said condition prevails. These uses may not be subject to expansions or subjected to new construction processes, and only maintenance and conservation works, destined to preserve the property, shall be permitted.

All acquired rights and consolidated legal situations, based on commercial licenses granted to private individuals, and which hold the nature of pre-existing non-conforming uses, as indicated in the preceding article, shall remain valid as long as said permits do not expire, and they may be renewed only at the request of the interested party, provided they are not expired. Otherwise, the acquired right or the existing legal situation shall be considered expired, and the new permit or license must be processed in compliance with the regulations developed by the POT. In the issuance of commercial patents (patentes comerciales) after the entry into force of the POT, the municipality must ensure compliance with the urbanistic parameters contemplated in the zoning regime applicable to each property, through the review and analysis of the corresponding land-use certificates (certificados de uso de suelo).

For the issuance of land-use certificates (certificados de uso del suelo) and the granting of construction licenses and commercial patents (patentes comerciales), the Generic Table of Uses, Activities, and Their Characteristics is included as part of Annex Five of the POT, an instrument that allows evaluating the activity requested by the administered party, regardless of whether said activity is or is not indicated in said table. In the processing of land-use certificates and other municipal licenses, all the characteristics of the activity requested by the administered party that are indicated in this table must be recorded.

In accordance with the foregoing, the municipality may request additional information from the interested party to allow detailed knowledge of the characteristics of the activity or use to be developed on the property and analyze them based on the nuisance or risk factors and the limits established for each of them.

In those cases where the private individual intends to carry out an activity that presents characteristics of several activities indicated in the generic table of uses, activities, and their characteristics, the activity of greatest impact must be considered as the one that defines whether it can be carried out on a specific property.

Uses defined as conditional, in accordance with what is indicated in the Generic Table of Uses, Activities, and Their Characteristics, depending on the zone and the type of activity, corresponding to and part of Annex Five of the POT, must comply with the requirements established in the Procedure and criteria for determining the conformity of land uses and non-residential activities, conditions, and control measures by nuisance or risk factor, included in Annex Five of the Plan, for each nuisance or risk factor associated with the requested use or activity. Compliance with the preceding requirements shall be considered satisfactory provided that the nuisance factor can be maintained within the limit established for the use subzone.

The inability of the administered party to adapt the land or the building to the conditions established in this annex shall obligate the municipality to reject the commercial and construction license applications made by the administered party. Prior to the granting of commercial licenses by the Municipal Patents Department, the favorable opinion of the Private Infrastructure Section, or whoever is delegated such function, must be provided regarding compliance with the conditions established in Annex Five of the POT.

When, based on the characteristics of the activity requested by the administered party, a non-residential use is assessed as a conforming use but must comply with a series of requirements or control measures due to the potential nuisances or risks that it may generate, the conforming use of the use or activity must be recorded in the certificate.

However, notwithstanding the foregoing, the following must be indicated in the same certificate:

• a)Based on what is indicated in the application for a land-use certificate (certificado de uso del suelo) by the administered party, regarding the characteristics of the activity, the building, and the property, the nuisance or potential risk factors on which the requested activity may have an impact must be recorded, as well as the control measures to be fulfilled by the administered party to develop it, in compliance with the applicable regulations.
• b)The analysis of the possibilities of the property or the building to comply with the control measures established according to the nuisance or risk factor must also be recorded in the certificate, at the time of the application for the land-use certificate.
• c)If, due to the characteristics of the property or the building, it is possible to make improvements or modifications that allow the operation of the activity, the administered party must be informed that until these changes are made, it will not be possible to issue a commercial license for the property, without the foregoing, on the other hand, exempting the owners from processing the construction permit. The municipality may verify the realization of the necessary improvements or modifications on the property through its administrative dependencies.
• d)The municipal dependency responsible for analyzing and approving construction licenses must verify that the construction permit was executed in accordance with the conditions and requirements under which the license was granted, in order to ensure the work's compliance with the conditions established in the POT.

The rejection of a land-use certificate (certificado de uso de suelo) shall be warranted by the inability of the administered party to carry out the improvement works necessary to comply with the conditions and control measures established in Annex Five of the POT, given the characteristics of the property or the building.

In accordance with what is indicated in Article 171 of the Municipal Code, land-use certificates (certificados de uso de suelo) may be subject to the appeals for revocation (revocatoria) and subsidiary appeal (apelación en subsidio) in case of disagreement with the resolution in the first instance by the municipal authorities.

In accordance with what is indicated in the POT zoning map, two special control areas (áreas de control especial, ACE) are established: the Environmental Control Areas (Áreas de Control Ambiental, ACA) and the Urban Renewal Areas (Áreas de Renovación Urbana, ARU).

These areas establish special provisions, which must be articulated with the parameters of the zones on which they are overlaid.

The Environmental Control Area (Área de Control Ambiental, ACA) corresponds to a delimited area around the perimeter of the rivers, streams, and springs (nacientes) identified in the canton. The ACA has been established to guarantee an adequate urban-environmental treatment of these properties, due to their proximity to forest protection zones.

On properties located within the ACA, construction is permitted, in accordance with the applicable parameters according to the zone in which the property in question is located, and additionally, a series of measures established to ensure the environmental integrity of the lands adjacent to the protection areas must be complied with.

The ACA entirely delimits the I-A and I-B areas identified on the environmental zoning map of the canton of San Pablo, which correspond, in accordance with the IFAS classification, to the areas of greatest fragility, which receive this classification in the particular case of San Pablo due to the high level of risk these properties present for being prone to landslides and floods.

By reason of the foregoing, Article 207 of the POT establishes the provisions that any interested party seeking to build on properties located in this zone must comply with, in order to mitigate said factors and reduce the potential risk present on said properties.

In accordance with Article 52 of the Urban Planning Law (Ley de Planificación Urbana), the POT zoning map establishes the Urban Renewal Areas, to which the special provisions contemplated in the sixth chapter of this regulation shall apply.

This chapter establishes the regulatory provisions applicable in the canton of San Pablo to buildings and other urban infrastructure projects, both public and private, regarding the planning, design, construction, modification, expansion, repair, and demolition of such works. In the application of these provisions, the principles and guidelines established in Articles 5 and 6 of the first chapter of the POT must be applied.

In accordance with the powers in urban-territorial planning matters granted to the municipalities by Article 15 of the Urban Planning Law (Ley de Planificación Urbana), it is provided that any regulation of national or regional scope that contradicts what is provided in this chapter shall not be applicable, being tacitly repealed in favor of the prevalence of the local regulation included in the POT.

In all those aspects and contents not regulated by this chapter, the regulations contemplated in the INVU Construction Regulations (Reglamento de Construcciones del INVU), referring to the design and building of works, shall be applied, when appropriate and in a supplementary manner.

To carry out any work or building, whether of a public or private nature, the respective construction license (licencia de construcción) or permit must be processed and obtained beforehand. The buildings and works planned by the State or autonomous institutions must request and process the respective construction permit, in compliance with the jurisprudence of the Constitutional Chamber (Sala Constitucional) emanating from ruling 4587-2010.

The validity period of the construction license for the start of work execution shall be one year, counted from the date of issuance of the permit; however, prior to the expiration of the license term, the interested party may request an extension of the permit which, in any case, may not exceed six months. The owner or responsible professional must notify the municipality of the start date of the work, at least five business days before commencing work, so that the municipal inspector may issue a record of start of works, which will serve as a reference to determine if the project started within the term or not.

Once the execution of the work has begun, there shall be no set deadline for its completion; however, the permit executor must ensure that the construction takes the least time possible to avoid nuisances to neighbors. To ensure compliance with this guideline, the municipality may, at different moments of the construction process, request estimates from the license holder regarding the progress and completion date of the work, so that these estimates serve as a reference for assessing the proper execution of the work, or failing that, as a parameter for the eventual imposition of additional requirements beyond those initially contemplated in the issuance of the permit.

The license must be processed by a responsible professional, in accordance with the requirements established in the Municipal Regulations for the Processing of Construction Licenses and other administrative licenses (Reglamento Municipal para la Tramitación Licencias de Construcción y otras licencias administrativas). Likewise, the responsible professional must comply with the provisions of the Organic Law of the Federated College of Engineers and Architects (Ley Orgánica del Colegio Federado de Ingenieros y de Arquitectos), Law N°3663 and its amendments, or the regulation that replaces it, without prejudice to the current rules in the matter that apply to them.

Before issuing and granting the construction license, the Municipality must verify that the work to be performed conforms to the terms of the land-use certificate (certificado de uso del suelo).

For the execution of construction projects that require carrying out urban habilitation works on existing public roads, and that therefore imply a temporary disruption of these roads, the corresponding license for works in public space must be processed and obtained from the municipality prior to carrying out said works. The works license, like the construction license (licencia de construcción), must be processed in accordance with the requirements established in the Municipal Regulations for the Processing of Construction Licenses and other administrative licenses (Reglamento Municipal para la Tramitación Licencias de Construcción y otras licencias administrativas).

In accordance with what is indicated in Article 83 bis of the Construction Law (Ley de Construcciones), any owner of a built property may perform repairs, remodeling, expansions, and other works of a minor nature, on their own account or through third parties, without needing to process the construction license (licencia de construcción) contemplated in Article 174 of the POT. For the purposes of applying this article, a minor work shall be considered any work under 30 square meters in area, that does not include modifications to the structural, electrical, or mechanical system of the property, and whose cost does not exceed the equivalent of ten base salaries, calculated in accordance with the provisions of Article 2 of Law No. 7337, of May 5, 1993.

The owner must, however, process and obtain the minor work license from the municipality, in accordance with the procedure established in the Municipal Regulations for the Processing of Construction Licenses and other administrative licenses (Reglamento Municipal para la Tramitación Licencias de Construcción y otras licencias administrativas).

In every project for which it is necessary to process an urbanization or construction license, a sign detailing the project details must be placed, in order to inform the community about it. Said sign must indicate, at a minimum, the following:

• a)Holder, Number, and Date of the Granted Permit.
• b)Type of Project (Dwelling house, Condominium, Urbanization, etc.)
• c)Project Responsible Professional.

Once the construction or work for which the construction permit was processed and granted is completed and before proceeding to occupy the property, the person responsible for the work must notify the municipality of the completion of the work and the conclusion of the requested construction license, so that the institution can verify the execution and completion of the works, in accordance with the conditions and requirements established in the granted construction license. The foregoing, in accordance with what is indicated in Article 89 of the Construction Law (Ley de Construcciones).

This procedure is indispensable for granting the habitability certificate (certificado de habitabilidad), by means of which the municipality shall authorize the use of the new constructions, an indispensable requirement for occupying the property. The following documents must be provided as part of the requested procedure:

• a)A note communicating the completion of the work and the authorized construction license, signed by the interested party (owner, responsible professional, or project representative), indicating the means of notification provided to receive communications from the municipality (email and contact telephone numbers).
• b)A complete copy of the CFIA Work Logbook (Cuaderno de bitácora de obra) for the project authorized and registered in the municipal construction license.
• c)A copy of the CFIA Proof of Receipt for closing the project logbook.

Once the application for final inspection of the work is received by the municipality, an inspection of the construction works and the authorized municipal Construction license shall be coordinated and carried out in order to verify that the work has been executed in accordance with the granted construction license and other applicable provisions. If the absence of irregularities is verified, the municipality shall grant the respective habitability certificate (certificado de habitabilidad) within a maximum period of 5 business days, counted from the day after the inspection was carried out.

In the event of non-compliances or infractions, the Municipality shall not authorize the use or occupation of the construction by the property owner, lessor, possessor, or third party, nor the development of any type of lucrative or commercial activity, until such non-compliances or infractions are fully remedied. This includes the suspension of patents (patentes) and municipal permits previously granted, in the event that the construction license was approved for a remodeling project of a pre-existing construction, in which a lucrative activity was already being carried out.

The Municipality shall likewise proceed to report the responsible professional for the work to the Federated College of Engineers and Architects of Costa Rica (Colegio Federado de Ingenieros y Arquitectos de Costa Rica), in the event that the detected infractions refer to non-compliances with the Construction Law (Ley de Construcciones).

**Article 179. Mixed-Use Buildings.** Mixed use is an inherent property of the zoning regime, and in accordance with the provisions of Article 104 of the POT, it is generalized throughout the local territory, and applies according to the specific parameters defined for each zone, in chapter four of the POT. Buildings in the canton may house all uses that conform to the zoning in which the property is located, and must respect the urban planning parameters defined for the corresponding zone or subzone.

**Article 180. Projects under the Condominium Property Regime.** Constructions built or incorporated into the Condominium Property Regime are governed, with respect to their internal design and property regime, by the provisions of the Regulatory Law of Condominium Property and its Regulations.

In a complementary manner to the above, the provisions of the third section of the third chapter of the POT must be applied.

**Article 181. Conversion to the condominium regime of built projects.** When there is interest in converting a previously built construction project to the condominium regime, under the terms contemplated in subsection d) of article one of the Regulatory Law of Condominium Property, only a sworn statement must be submitted before the municipal body responsible for processing construction permits, so that it grants its endorsement through the issuance of the respective condominium license, without the need for said procedure to require authorization by the Municipal Council.

By means of the condominium permit or license, the local administration will verify that no public area is compromised by the change of regime, and that the existing infrastructure on the property meets the minimum conditions set forth in the POT and the applicable legal framework. This administrative management may be carried out, under the indicated terms, provided that the conversion to the condominium regime does not require remodeling, expansions, or additional works; otherwise, the respective construction license must be processed.

**Article 182. Penalties.** Without prejudice to the penalties indicated in Article 22 of the INVU Construction Regulations, professionals, owners, companies, or contractors that fail to comply with the provisions of the POT will be subject to being penalized, under the terms indicated in Articles 24 and 25 of this Regulation.

**THIRD SECTION: REGIME OF EXCEPTION TO THE PROVISIONS ON BUILDINGS OF THE INVU REGULATIONS** **Article 183. Urban planning parameters applicable to all buildings.** To determine the coverage (cobertura), front setback (antejardín), side/rear setbacks (retiros), light/illumination/ventilation courtyards (patios de luz/iluminación/ventilación), and heights of each building, the municipality must apply the provisions included in chapter four of the POT, referring to the zoning regime, at the time of granting the construction license. Therefore, the provisions on said parameters included in chapters VI, VIII, IX, XI, XII, XIII, XIV, and XV of the INVU Construction Regulations are hereby repealed.

**Article 184. Constructions in Urbanizations.** The provisions on permitted uses, land-use changes (cambios de uso de suelo), and granting of licenses in urbanizations, contemplated in the INVU Construction Regulations, are hereby repealed in favor of the provisions included in chapter three of the POT, as well as the complementary local regulations approved by the municipality.

**Article 185. Flexibilization of separation of uses in buildings for commerce or offices.** In the interest of promoting mixed use in the canton of San Pablo, in accordance with what is indicated in chapter four of the POT, the separation by firewalls (portafuegos) and ceilings of the parts intended for commerce and offices from the residential part will not be required in mixed-use buildings. Due to the foregoing, Article 176 of the INVU Construction Regulations is not applicable in the local territory.

**Article 186. Calculation of parking spaces.** For the calculation of parking spaces corresponding to different uses or activities, the following specific provisions regarding parking spaces must be applied:

A. For residential and non-residential uses:

a. In residential uses, a maximum of 2 parking spaces per housing unit will be allowed, with a maximum area per parking space of 14 square meters.

b. For non-residential uses, a maximum of 40% of the property area dedicated to surface parking spaces will be allowed.

c. For underground parking regardless of its use, no more than 40% of the total built area may be dedicated to parking.

d. Parking spaces for persons with disabilities must have the dimensions established in the Equal Opportunities for Persons with Disabilities Law, No. 7600 and its Regulation, Executive Decree No. 26831-MP.

Circulation areas within the parking area will be taken into account for subsections b. and c.

B. In coherence with decarbonization, sustainable mobility, and electric transport (Decarbonization Plan to 2050 MINAE and Law for Incentives and Promotion for Electric Transport):

a. For every 20 parking spaces provided in a project, at least one parking space for electric vehicles must be located, which must have a charging station.

b. A maximum of 10% of the parking spaces of a project may be intended for motorcycles.

c. At least 5% of the provided parking spaces must be for bicycles, ideally located at street level and at most one level below or above the entrance level, providing means that facilitate access to said level such as ramps, elevators, freight elevators, or similar.

d. For residential uses, up to 80% of the parking requirement may be replaced by bicycle parking spaces, and for social interest housing projects, whose value is equal to or below the maximum housing solution value established by the BANHVI, up to 100%.

C. If additional parking spaces are required, they may be requested through compensation under the following conditions:

a. For residential uses, one more parking space per housing unit, compensating 30% of the value of the land area required for the additional parking spaces according to the registered value of the land on which the project is carried out.

b. For non-residential uses and underground parking, up to 25% more than the area allowed in subsections b. and c. may be granted for use as parking areas, compensating 35% of the value of the land area required for the additional parking area according to the registered value of the land on which the project is carried out.

Regarding the additional guidelines, the provisions of chapter XX of the INVU Construction Regulations must be applied.

**FOURTH SECTION. PROVISIONS ON MINIMUM AREAS FOR WASTEWATER DRAINAGE.** **Article 187. Minimum drainage area for individual household wastewater treatment systems.** In accordance with the Code of Hydraulic and Sanitary Installations in Buildings, the free drainage area for the treatment of household wastewater, for each specific construction, is defined taking into consideration the characteristics of the soil, especially its capacity to infiltrate all the water processed with individual sanitary techniques such as the septic tank or similar.

For this purpose, infiltration tests (pruebas de infiltración) must be prepared in accordance with the guidelines established in Article 10.2.6 and subsequent of the Code of Hydraulic and Sanitary Installations. The responsible professional must attach a sworn statement to the corresponding calculation report, indicating that they followed the technical recommendations of the Code to carry out the respective tests.

**Article 188. Minimum criteria and parameters to determine the minimum drainage area.** The determination of the minimum drainage area and the absorption system for each specific case must comply, at minimum, with what is indicated in the following table:

Individual treatment systems are not permitted when the infiltration rate is less than 3 min/cm.

**Article 189. Characteristics of the drainage area.** In accordance with the indications established in the Code of Hydraulic and Sanitary Installations in Buildings, the drainage areas of septic tanks cannot be waterproofed since, in this way, the release of gases and the evapotranspiration obtained from the biological activity and the action of sunlight is not guaranteed. In accordance with the foregoing, the following provisions must be respected regarding the habilitation of said areas:

• a)The drainage area must preferably be maintained as a green area. However, it is permitted to be covered with block grass and roof covers that allow the passage of sunlight, provided that it is increased, considering an upper coating factor (rc) close to one.
• b)Concrete slabs, pavers, pavements, or permeable concretes are not permitted if they do not guarantee the release of gases and evapotranspiration, in the terms in which both processes occur in uncovered soil or maintaining it as a green area. Roof covers that do not allow the passage of sunlight are also not permitted.
• c)The drainage area must not be confined by walls that prevent the release of gases. Constructions on a second level are also not permitted, even when on the first level the drainage area is not confined by walls.

**Article 190. Elaboration of detailed studies by the municipality.** The municipality may carry out infiltration tests in its jurisdiction to construct an isopleth map (mapa de isolíneas) that allows defining the infiltration rate based on the soil characteristics of the canton. Said map will serve as a reference to establish the minimum surface area of the drainage areas and to contrast the infiltration tests presented in each particular case.

Likewise, said inputs may also be used to define the design guidelines and the calculation of dimensions of the drainage subsystems of individual systems for the treatment of household wastewater.

The municipality may also elaborate pollutant transport studies, use hydrogeological vulnerability maps, and carry out detailed studies that allow determining the risk of contamination of aquifers and, based on them, establish more precise parameters and provisions that guarantee the efficiency of individual treatment systems, absorption systems, and the minimization of the risk of contamination of aquifers.

**FIFTH SECTION. EXTERIOR VISUAL COMMUNICATION** **Article 191. Applicable Regulations.** All exterior visual communication located on cantonal roads must comply with the provisions on urban furniture and configuration of public space, included in chapters three and seven of the POT.

Regarding exterior advertising located on national routes, the provisions of the POT must be observed in everything that is not expressly regulated by the Regulation of Rights of Way and Exterior Advertising, Executive Decree No. 29253-MOPT.

**Article 192. Municipal Competencies.** The municipality must ensure that the placement of exterior visual communication does not endanger or interfere with pedestrian safety, which is a municipal competence on both cantonal roads and national routes. If the municipality is informed of any situation that may generate risk or nuisance to the pedestrian as a consequence of the placement of exterior advertising on national routes, it must carry out administrative coordination actions with the MOPT to rectify the situation, and in case of refusal by the Ministry, the corresponding legal actions must be filed so that the situation is definitively normalized in favor of the administered party.

**Article 193. Exterior Advertising License.** To place or fix any sign, authorization must be requested from the Municipality, in accordance with the procedure indicated in the Municipal Regulation for the Processing of Construction Licenses and other administrative licenses. In the case of operational signs, the respective permit must be granted within the processing of the business license and will not be charged separately but will be included within the cost of the license. The license for the placement of signs will be valid for two years, after which a municipal inspection must be requested and its renewal processed in order to continue displaying the sign. In case of any alteration in its conditions, such as unauthorized changes made after its placement, poor conditions due to lack of maintenance, or if in any aspect it violates this regulation, the renewal of the license will not be authorized until the detected deficiencies are resolved.

**Article 194. Sign Surface Area.** In all zones, with the exception of the Employment Center Zone (MCE) and the four types of the Road Axes Zone (MEV 1-4), signs may not exceed one and a half square meters in surface area, and must be placed parallel to the street. For the case of the MCE Zone and the four types of the MEV Zone, the maximum size of the sign will be 3 square meters and will be admitted not only per licensee, and must be located parallel to the facade and at a height of not less than 2.50 meters.

**Article 195. Prohibitions.** The display of signs is prohibited in the following cases:

• a)Less than three meters from signaling and road nomenclature signs, both in any direction.
• b)In places where it obstructs the visibility of road signaling signs.
• c)With intense concentrations of light, reflections, or intermittent lights, as well as with harmful contrasts that may disturb the visibility of drivers or passersby.
• d)On boundary lines bordering other properties.
• e)On billboards that do not comply with the setback (retiro) from neighboring bordering properties.

**SIXTH SECTION. DEMOLITIONS** **First Subsection: Municipal Oversight of constructions** **Article 196. Municipal powers to oversee the public interest in construction processes.** The municipality of San Pablo, regarding demolitions, must implement and ensure compliance with the general regulatory framework provided in this matter, included in the Construction Law No. 833, as well as what pertains to provisions on safety, included in the Construction Safety Regulation, Executive Decree No. 25235-MTSS. Likewise, and without prejudice to the competencies that other laws and regulatory provisions grant in this matter to other public institutions and agencies, it is the responsibility of the Municipality of San Pablo to ensure compliance with the current laws that regulate what pertains to constructions and civil works, as well as other norms related to this matter.

In accordance with the foregoing and specifically, the local government is responsible for ensuring that all buildings and works in the Canton meet the necessary conditions of safety, health, comfort, and beauty, both on public roads and in constructions in general that are executed on lands within its jurisdiction.

To comply with this obligation, in addition to turning to other State institutions and coordinating with them the execution and implementation of what the applicable legal framework imposes on it, the municipality will have the following powers:

• a)Power to notify: Municipal inspectors and other officials expressly commissioned by the administration are empowered to notify all agreements, communications, and resolutions necessary to resolve complaints, reports, and requests from the administered parties, in relation to works in progress that do not have a municipal permit, as well as works with municipal permits granted or presumably granted by the municipality. For these purposes, municipal officials will have public faith regarding what they record in the notification report.
• b)Power to carry out inspections: Municipal inspectors are empowered to carry out inspections and issue official reports to verify compliance with and granting of the respective municipal permits, as well as compliance with the applicable regulatory framework regarding constructions and works. Inspections of constructions and works must be carried out in any of the following cases:

i. When the Municipality, through its officials in the exercise of their functions and obligations imposed by law, discovers or detects the execution of construction or urban development projects that are violating the regulations regarding constructions and related activities.

ii. When due to a complaint filed by a third party, an inspection is necessary to verify the existence of acts contrary to the provisions established regarding construction and related activities.

iii. When the law or a judicial authority so indicates.

iv. When, due to the submission of an application for a construction, remodeling, expansion, or urban development permit, etc., the municipality must verify or check compliance with the corresponding legal and regulatory requirements.

v. When, due to the approval of a construction permit or similar, the municipality requires periodic monitoring of the development of the work to verify that the approved project adheres to what is established in the permit and complies with the corresponding legislation.

**Article 197. Content of the Inspection Report.** The official reports that must be issued by municipal officials following inspections of constructions or works, as the case may be, must contain, at minimum, the following requirements:

• a)Place, exact time, and date on which the inspection report begins, and its respective motivation.
• b)The full name and other qualifications of the official responsible for issuing the inspection report, as well as the witnesses, if any.
• c)In a clear, circumstantial, precise, and organized manner, the facts that can be perceived through the senses must be included, as well as the circumstances that are necessary for their assessment.
• d)The photos, videos, tape recordings, or any other technological mechanism that facilitates or enables the effective verification and proof of the facts recorded in the respective official report.
• e)At the closing of the inspection report, the exact time the work was completed, the official's signature, the name, and legal qualifications must be recorded, clearly stating the exact address, telephone numbers, and ID numbers of the witnesses to the official report.
• f)A notification report of the inspection report must be established for the administered party, which will be delivered to them on-site if present, or delivered to the persons responsible for the work, or failing that, sent to the address indicated for receiving notifications as stated in the case file.

If the person does not wish to sign the notification, this must be recorded by means of a note at the bottom of the respective official report, attesting to that situation. In those cases where the offender has not complied with the legal system, it will be recorded in the official report that said person is aware that they built at their own risk.

**Second Subsection: Closure and Demolition Procedure** **Article 198. Closure of Work.** Municipal authorities are empowered to proceed with the closure of the construction or work upon verification of any of the infractions contemplated in Article 89 of the Construction Law, without liability for the Municipality, by placing seals that prevent access to and use of the property. For this, the local administration may turn to members of the Public Force, or other legal or administrative authorities, if necessary.

For the purposes concerning the execution of the closure of the construction or work, municipal officials may mark with seals the property in the construction process or completed that is without municipal authorization or in breach of the granted permit, thus preventing the administered party from continuing to carry out or execute the work or make use of it. Complementary to what is indicated in Article 89 of the Construction Law, the closure of the construction or work by the municipality will proceed in the following cases:

• a)In cases of constructions started but not concluded that do not have the respective construction permit.
• b)In cases of constructions that fail to comply with the terms and specifications indicated in the construction permit.
• c)In cases of completed constructions that have not obtained the respective certificate of habitability, in accordance with what is indicated in Article 178 of the POT.
• d)In cases of already built buildings where expansions or remodeling are being carried out without the respective license.
• e)In cases of construction of any type of work that violates the current provisions regarding constructions.
• f)In cases where it is demonstrated that the anti-seismic design and construction, or any other element of the building or work, does not comply with the established parameters, which represents a danger to the life and physical integrity of people and property. Included in the following case are those buildings or works that, due to use or the passage of time, and after prior technical assessment by the municipality, present a deterioration in their structure, likely to generate risks to the life and physical integrity of persons, or neighboring properties.
• g)When the reports requested in relation to the progress of the corresponding work or construction are not submitted by the responsible party.
• h)When the Municipality verifies the failure to comply with any of the requirements established in the applicable legal system during the execution of the license by the holder of the granted permit.
• i)When a work is executed partially or radically modifying the respective project approved by the Municipality.
• j)In the event that any falsehood is demonstrated in the documents submitted by the permit holder or that any of them has been revoked in some way.
• k)In the event that any of the documents submitted by the interested party to obtain the construction license has been revoked by the issuing entity, invalidating the granted construction permit.

**Article 199. Breaking or disobedience of seals by administered parties or third parties.** The seals placed by the Municipality for the purpose of closing, preventing, restricting, or impeding the development or use of a construction or work are public and official property and are used for fiscal and administrative purposes; therefore, the administered party has the obligation to care for and ensure the protection of these seals. If the Municipality determines that these seals have been broken, removed, taken away, covered, altered, or eliminated by any mechanism, it must communicate this to the Minor Offenses Court or the corresponding Prosecutor's Office through a formal complaint, so that the corresponding penalties are processed in accordance with the provisions of the Penal Code.

**Article 200. Preliminary proceedings to the demolition order.** When the municipality verifies the commission of an infraction by an individual, in accordance with what is indicated in Article 89 of the Construction Law, or verifies the existence of any of the situations indicated in the previous article, it will immediately proceed to the closure of the work, imposing the corresponding seals by municipal officials.

Once the closure of the premises has been carried out, the offender will be granted a period of thirty calendar days to proceed to normalize the situation of the property.

If, after the established period has expired, the offender cannot comply with the presentation of the requirements to obtain the respective permit or normalize the perceived situation of non-compliance, the Municipality may grant a second non-extendable period of 15 calendar days for the offender to definitively comply with what is required by the municipality, under warning that in case of non-compliance, the municipality will proceed with the demolition of the work, in accordance with the provisions of the current legal system and the POT.

If the administered party satisfactorily complies with what has been ordered within either of the two granted periods, the Municipality may grant the corresponding permit with the application of the applicable fines and lift the closure of the premises, or it may order them to modify, repair, correct, or destroy all or part of the work that does not conform to the construction project or that violates the Construction Law, the Urban Planning Law, or the provisions of the POT.

Regarding the closure of a work for non-compliance with construction regulations, in accordance with what is indicated in subsection f) of the previous article, a period of 10 calendar days will be granted so that the interested party proceeds on their own to carry out the demolition. If after that period the interested party has not carried out what was requested, the Municipality will initiate the demolition process.

Notifications about the periods granted to normalize the situation of the construction or work in question must be delivered personally to the property owner, or failing that, to the master builder or person in charge of the work. The original must be delivered to the notified party, while the copy must be incorporated into the property's administrative file. In any of these cases, it will be mandatory to record on the document the full name, ID number, and signature of the person receiving the communication; and if the person refuses to sign or provide the required data, the inspector will record this in the notification.

**Article 201. Demolition of Work.** The penalty of demolition will apply against all works that have not submitted the requirements established by law, and likewise for all those works that do not conform to the Legal System. The foregoing, provided that the administrative procedure indicated in the previous article has been exhausted by the Municipality, demonstrating the reluctance of the offender to regularize their situation, or the legal or material impossibility of doing so by the same.

**Article 202. Execution of the Demolition.** Once the periods granted to the offender have been completed without them having proceeded to normalize the situation, the municipal department responsible for processing the case must submit to the mayor's office a detailed report of the procedure carried out, which must necessarily include the recommendation for demolition of the construction or work. The administration will have a maximum period of fifteen business days to issue the demolition order of the work.

The administered party must be notified of the demolition order, and they must proceed with the demolition within a period of 20 calendar days once the resolution is final and without prejudice to the prerogative that assists the potential offender to resort to the appeals process contemplated in the Municipal Code. If the requested demolition is not carried out within the agreed period, the Municipality will execute said action by order of the Municipal Mayor's Office, which may not abstain from issuing said order for reasons of expediency or discretion, but only based on a justified technical criterion to the contrary, which must be communicated to the municipal department responsible for processing the case, as well as to the Municipal Council, within a period of 5 business days after receiving the request for the issuance of the demolition order.

The demolition, for which an official record (acta) shall be drawn up by the legal advisory office of the municipality, will be carried out with the municipality's own resources, or failing that, with resources contracted by the local government, and may involve coordination with other institutions and the accompaniment of the Public Force (Fuerza Pública) for entry onto the property during the demolition process. In the event that, at the time the Demolition Order is issued by the Municipality, the property to be demolished is inhabited, the Administrative Eviction (Desalojo Administrativo) of the occupants of the property must be coordinated and processed with the Ministry of Security prior to carrying out the demolition, and likewise, the protocol and execution of the demolition act itself must be coordinated with PANI, CONAPAM, the Traffic Police, SENASA, Immigration and Foreign Nationals (Migración y Extranjería), among other institutions whose support is necessary, to guarantee the safety and integrity of those affected, their neighbors, and the officials in charge of the act.

A period of forty-eight hours shall be granted to the violator to coordinate the removal from the site of the material resulting from the demolition. In the event of failing to proceed as requested, the Municipality may dispose of said material, to guarantee its adequate disposal and treatment.

In the management of debris (escombros) resulting from demolitions, the provisions on the disposal of this type of materials must be respected, including those in the Law for Integrated Waste Management No. 8839, its Regulation Executive Decree No. 37567-S-MINAET-H and its amendments, or the regulation that replaces it.

Once the Municipality has carried out the demolition, the costs must be transferred to the administered party who did not execute the respective demolition order, in order to proceed with the charging of the expenses that the municipality had to incur for said action. The official responsible for supervising and coordinating the procedure must, within a period of 10 business days after the execution of the demolition, communicate the completion of the same to the financial departments of the municipality, so that the administrative charging procedure can be initiated, through notification to the violator.

In the communication that the municipality sends to the subject of the charge, the following must be indicated:

• a)The total amount of the effective cost, which must include the expense corresponding to the human resources used, as well as the cost of the machinery used.
• b)The place or bank account where payment can be made.
• c)The warning that, if payment is not made within the established time, a fine of fifty percent of the value of the work or service must be paid.
• d)The warning that after eight days have passed, the Municipality may judicially collect the cost without further procedure.
• e)The warning that, in addition to the fine, the corresponding late payment interest must be paid.

Against the notification proceedings, the closure official record (acta de clausura), and the demolition resolution, the remedies indicated in article 171 and following of the Municipal Code are available.

Prior to granting construction permits to erect, remodel, restore, or modify a property or group of properties included within an urban renewal program, the prior approval of the program must be verified, in accordance with the provisions of chapter six of the POT.

For buildings planned on lots included in Environmental Control Areas, the following guidelines regarding the construction of buildings and works must be complied with. The foregoing, in accordance with the provisions of the Sustainable Development Regulation of San Pablo, regarding the conditions of use of the environmental fragility I-A and I-B lands present in the canton, which entirely make up the ACAs defined in this Regulation:

• a)In areas with a slope equal to or greater than 20%, the elimination of forest species whose trunk diameter is equal to or greater than 15 cm at breast height (1.25 m) is prohibited, regardless of the particular tree species. On lands with a slope less than that indicated above, a percentage of 25% of the forest individuals present on the property must be maintained. In cases that warrant it, it will be necessary to process the respective tree cutting authorization before SINAC. b) Prior to granting urbanization or construction licenses on lots located in the ACAs, the following must be carried out:

i. Specific studies and mitigation measures for the control of erosion (on lands with slopes greater than 10%), runoff (in all cases), and slope stability (on lands with a slope greater than 15%).

ii. Studies that rule out or establish mitigation measures to protect buildings and infrastructure from floods and landslides. In the case of properties that border or are adjacent (colindancia) to watercourses, an opinion from the CNE is required regarding possible impact from these threats and the technical recommendations that arise in this regard, which will condition the granting of the respective license by the municipality.

iii. In urban development projects, the location of green areas and linear parks in these sites must be sought.

• c)The use of collective treatment systems (treatment plants) that comply with the minimum physical-chemical and biological parameters of the Discharge Regulation is mandatory.

For those lots not located in the ACAs, the following environmental guidelines of general scope must likewise be respected and applied, in those cases where they are applicable:

• a)Specific studies and mitigation measures for the control of erosion (on lands with slopes greater than 10%), runoff (in all cases), and slope stability (on lands with a slope greater than 15%).
• b)The use of improved individual systems other than the conventional septic tank as a minimum (e.g., FAFA, Improved Tank) is mandatory on those lands with infiltration rates less than 12 min/cm or that are located in moderate hydrogeological vulnerability.

Through the provisions included in this chapter of the POT, and in accordance with chapter six of the Urban Planning Law and the complementary regulations that the municipality may approve for the implementation of this chapter, the general rules that must be adopted to conserve, rehabilitate, or remodel dysfunctional, deteriorated, or decaying urban areas located in the local territory, whose renewal is considered strategic by the Local Government, are established.

Both to delimit these areas and to approve the projects linked to them, coherence between national, regional, and local policies, rules, instruments, and projects must be guaranteed. The renewal processes will promote, in accordance with the provisions of article 31 of the Organic Environmental Law, the development and reordering of cities, through the intensive use of urban space, in order to free and conserve resources for other uses or for future residential expansion.

The potential urban renewal areas existing in the canton have been included and identified on the zoning map, under the denomination of "urban renewal". These zones, which are delimited by an additional overlay superimposed on the zoning regime included on the map, will be duly constituted as Urban Renewal Areas, for the purpose of applying the corresponding legal and regulatory provisions to said areas, once the respective renewal program for each area is approved, in accordance with the provisions of article 52 of the Urban Planning Law.

From the date of approval of the respective renewal programs, and for a term of five years, said areas must support the restrictions or guidelines for transforming the land or building projects. Once this period has expired, the program will be considered finalized, and the current zoning set forth in the POT must again be applied, without particular conditions or restrictions existing on said lots.

First Subsection: Classification of Urban Renewal Programs

The objective of the urban renewal programs is to promote a rehabilitation, regeneration, or reconfiguration in deteriorated or dysfunctional spaces of the local territory, through the definition of a series of concrete actions that intervene in the public and private space of the urban zone subject to the intervention.

In the formulation of any renewal program, the principles and general guidelines included in chapters 5 and 6 of this regulation must be respected, and likewise, said projects must be compatible with the territorial occupation model, in accordance with what is indicated in article 4 of the POT.

In any of their execution modalities, urban renewal programs, in accordance with what is indicated in article 53 of the Urban Planning Law, will grant the municipality the authority to open or close streets, as well as rectify their layout. Likewise, within the framework of an urban renewal program, the municipality may promote the remodeling and reparceling of properties, for which the municipality may arrange, by agreement with the owners, their relocation or eventual compensation in kind, without prejudice to the power of the owners to reject said proposal and submit to an expropriation process. The municipality may buy, exchange, and sell properties included within an urban renewal program, for the purpose of developing housing projects in the canton.

Renewal projects may be promoted in renewal areas by the municipality, public institutions, a SPEM, real estate developers and private individuals in general, or any combination of the foregoing actors.

In consideration of the eventual exceptional limitations on private property that may fall upon lots subject to Renewal Programs, under the protection of the legal prerogatives contemplated in the Urban Planning Law, and with the purpose of avoiding an incorrect use of renewal techniques in the local territory, the municipality may only approve Renewal Programs that technically and legally manage to demonstrate the correlation between the nature and purpose of the program, and the existing deficiencies in the Renewal Area on which it is proposed to carry out the program.

In accordance with the foregoing, and attending to the different types of specific interventions that may be required to resolve urban-structural or urban-functional deficiencies in the canton of San Pablo, only Renewal Programs that are compatible with the following typologies may be approved:

• a)Renewal Program for the Regeneration and Rehabilitation of Dysfunctional and Deteriorated Urban Areas:

Programs formulated for the regeneration and rehabilitation of areas strategically located in the city that were previously urbanized through formal processes prior to the approval of the POT, but which, due to various factors, have lost functionality or are in a state of structural deterioration. In accordance with the foregoing, and attending to the principles and territorial planning guidelines applicable in the canton, established in articles 5 and 6 of the POT, it is required to rehabilitate or intervene in said areas by virtue of their development potential, given the existence of consolidated urban land and the existence of basic services available, to achieve greater occupancy and diversity of uses in said areas, through an orderly and gradual transition towards other functions and a substantial improvement of the existing urban fabric, with the purpose of promoting mixed use, a renewal of existing properties, or both dynamics, on the lots subject to the program.

Within the special conditions that may be approved within the framework of this type of renewal programs, the utilization of lots and existing buildings may be increased, in accordance with the terms established in chapter four of the POT, with the purpose of enabling mixed-use projects and promoting the improvement and conservation of public space.

• b)Neighborhood Improvement Programs: Neighborhood Improvement Programs (Programas de Mejoramiento Barrial, PMB) will be proposed to intervene areas located in the city that were previously occupied, and that present deficient or incomplete urban habilitation, due to the informal urbanization processes to which they were subjected, prior to the approval of the POT.

In accordance with the foregoing, and attending to the principles and territorial planning guidelines applicable in the canton, established in articles 5 and 6 of the POT, it is required to promote concrete actions to reduce natural risk factors in said areas, enable a better configuration of public space and its infrastructure, as well as resolve the structural deficiencies of the properties located in said areas.

If the conditions and needs exist that, in the judgment of the Municipality, justify the combination of both types of programs in a concerted program, a program that combines both typologies included in the previous article may be approved jointly.

Property owners affected by Renewal Programs are considered exempt from expenses related to the registration of deeds before the Public Registry, caused by the implementation of said programs. Said expenses must be assumed by the municipality.

The technical-legal endorsement of the Urban Renewal Program, in accordance with the typologies contemplated in this Regulation, must be granted by the Department of Territorial Planning (Departamento de Ordenamiento Territorial) and the Legal Advisory Office (Asesoría Jurídica) of the Municipality, respectively.

In renewal projects, use may be made of the land management instruments included in the POT and in the complementary regulations to the POT, which will be promoted and approved by the municipality, with the objective of promoting investment and execution of the planned works. The foregoing, in strict adherence to Chapter Six of the Urban Planning Law and especially to Article 53 thereof.

URBAN RENEWAL PROGRAMS

The municipality must communicate the approval of urban renewal programs, within a period not exceeding one month, through a publication on its website and on the corporation's social networks, detailing the Area to be subjected to the program, the objectives of the program, the scope of the proposed interventions, and any other information deemed necessary to duly inform the local population, particularly those who will be affected by the provisions of the program.

The municipality must promote at least one citizen participation workshop in the area subject to the program, with the purpose of presenting the scope of the project to the affected community and likewise, evacuating any doubts and questions that may exist, when the project has been originated by the municipality itself, by another public institution, or by institutional collaboration. When the program has been originated by private initiative, the holding of the workshop shall be the responsibility of the program's promoter.

The technical-constructive oversight of Urban Renewal Projects must be carried out on a mandatory basis, to ensure compliance with the proposed objectives in the urban renewal projects, throughout the entire period of execution of the works.

Said oversight, as established in article 22 of the POT, shall correspond to the Department of Territorial Planning of the municipality.

SPACE

LOCAL TERRITORY.

Through this chapter, the regulatory framework is defined that delimits the concepts, principles, and mobility guidelines that must be implemented in San Pablo, to ensure a use of the cantonal road network consistent with the Territorial Occupation Model (Modelo de Ocupación Territorial, MOT) promoted by the POT. Likewise, the applicable parameters for the configuration of public space in the canton are delimited.

In accordance with the Territorial Planning Model promoted by the POT, and in agreement with the mobility guidelines indicated in article 6 of this instrument, Transit-Oriented Development (DOT), defined as an urban management model aimed at articulating public and intermodal transport infrastructure and means with activities or land uses compatible with the means of transport and road dimensions, is an integral part of the conceptual structure that delimits the MOT, and as such, its concepts and principles are included in said Model.

Mobility management in San Pablo must be addressed from an intermodality approach, which implies that the different existing and future roads, according to their characteristics and considering the volume of vehicular traffic for which they have been or will be designed, must support or allow the circulation of different types of transport vehicles, public and private, according to their structural characteristics and nature.

The municipality shall prioritize investment in infrastructure and collaboration with other entities, to support infrastructure projects that benefit the movement of people by means other than the private combustion motor vehicle, investing in infrastructure for public transport of people, as well as pedestrian, cyclist, and motorized mobility using electric energy or renewable energies, favoring these investments over projects and solutions aimed at promoting individual combustion motorized transport.

In accordance with the first article of the General Law of Public Roads (Ley General de Caminos Públicos), the land roads of the canton of San Pablo are classified, according to the state or local body that administers them, into national roads and cantonal roads. Cantonal roads are divided into local streets, neighborhood roads (caminos vecinales), and unclassified roads (caminos no clasificados), and are administered directly by the municipality, while concerning national roads, administration and guardianship correspond to the Ministry of Public Works and Transport (MOPT).

Notwithstanding what is indicated in the previous paragraph, and in accordance with the provisions of article 189 of the POT, regarding pedestrian safety on national roads, the municipality shall have the task of monitoring and, if necessary, coordinating with the MOPT the actions required to guarantee the enjoyment and protection of said right.

The hierarchy of both national roads and cantonal roads present in the local territory allows determining the importance and nature of each road, according to their own characteristics and considerations. Said hierarchy, which is described below, can be observed graphically on the Existing Road Hierarchy Map, included as appendix nine of the POT:

1. National Roads, as indicated in the previous article, are under administration of the Ministry of Public Works and Transport (MOPT), and based on the current regulatory provisions and the analyses carried out in the local territory, the right-of-way must be 20 meters as a minimum.

These roads are divided into the following categories:

• a)Primary National Roads N1: Correspond to a network of trunk roads characterized by high traffic volumes and a high proportion of international, interprovincial, or long-distance trips (freeways and highways with restricted access of four or more lanes). Considered part of this category are National Route 5 and National Route 3, which also serves as a territorial boundary with the canton of Heredia; for both roads, a transversal road design of 24 meters is suggested.
• b)Secondary National Roads N2: These roads connect important canton seats, as well as other population, production, or tourism centers, which generate a considerable number of interregional or intercantonal trips; in addition, they present an estimated annual average daily traffic flow between 30,000 and 50,000 vehicles and are called radial roads or similar. Considered part of this category are National Route 112 and National Route 115, for which a transversal road design of 20 to 24 meters is suggested.
• c)Tertiary National Roads N3: Described as roads that serve as traffic collectors for primary and secondary highways, which constitute the main roads for trips within a region or between important districts. Considered part of this category is National Route 503 heading to San Rafael, for which a transversal road design of 20 to 24 meters is suggested.
• d)Traverse Roads N4: This classification corresponds to highways that cross the quadrant of an urban area, or streets that connect two sections of a national highway. Included in this category, among others existing, are National Route 115 heading to the center of San Pablo and Avenida Joaquín González towards La Puebla; regarding these roads.

2. Existing cantonal public roads are divided into neighborhood roads, local streets, and unclassified roads in accordance with the provisions of the General Law of Public Roads. These are not part of the National Road Network and administration falls directly on the municipality. These roads are divided into the following groups:

• a)Neighborhood Road (Camino Vecinal, CV): These are public roads that provide direct access to farms and other rural economic activities, and also connect hamlets (caseríos), district seats, and towns with the National Road Network and are characterized by having moderate traffic volumes and high proportions of local short-distance trips. In addition, they complement the concept of road network connectivity to provide access to a zone or region. Considered part of this category are Calle Quintana Sur, Calle Cordero, Calle Rincón de Ricardo, Calle Gertrudis, among others, for which a transversal road design of 15 to 18 meters is defined, in accordance with the design parameters illustrated in the following image:
• b)Local Streets: Correspond to public roads included within the quadrant of an urban area, not classified as urban traverse roads of the National Road Network. They have highly varied traffic volumes and are classified according to the following criteria:

Transversal Design.

15m.

Transversal Design.

18m.

i. Local street of first order (C1): Constitute a continuous road network, as they serve to channel local roads towards city sectors or towards connecting highways between the proposed development and other populated centers, or that are considered likely to have that function. These streets shall have a transversal road design of 14 to 16 meters, and the design parameters illustrated in the following images must be implemented:

ii. Local street of second order (C2): Corresponds to collector roads.

Shall have a transversal road design of 12 meters or more.

Transversal Design.

16m Transversal Design.

14m iii. Local street of third order (C3): Corresponds to roads that serve as a connection to 100 or fewer housing units or lots; they shall have a transversal road design of 12 meters. For the second-order cantonal roads previously cited, and the third-order roads, the design parameters illustrated in the following image must be implemented:

iv. Pedestrian streets C4: Streets for pedestrian traffic, which provide access to 100 or fewer homes or lots, correspond to this typology. A minimum width of 10 meters must be respected, and likewise, the design parameters illustrated in the following image must be implemented:

v. Local street of special conditions (C5):

Local street of existing urbanization (C5.1): Correspond to public roads of urbanizations that were designed and built based on the previous urban planning regulations. Therefore, the determination of the right-of-way in each of them must be carried out based on the cadastral mosaic endorsed by the municipality, after the acceptance of the works and public areas of the project.

The constitution of new roads under this format is not permitted, nor the widening of existing ones.

Local street of shared use (C5.2): These roads, pre-existing before the entry into force of the POT, have limited development conditions, as they normally present a narrow right-of-way, so that, in coordination with the property owners facing the road, its configuration will be defined, seeking the pacification of vehicular traffic to ensure the safety of pedestrians and children who may use the street for meeting and recreation, for which the image presented below, recommended by NACTO (by its initials in English), will be taken as a reference.

Source:

Source: National Association of City Transportation Officials (NACTO), 2019.

The constitution of new roads under this format is not permitted, nor the widening of existing ones.

Local street of restricted use (C5.3): Correspond to existing public roads, approved under the application of art. III.2.6.5 of the previous Regulation for the National Control of Subdivisions (Fraccionamientos) and Urbanizations of INVU. The use and access to the lots may be controlled by the owners, in accordance with the provisions of the Law for the Regulation of surveillance mechanisms for access to residential neighborhoods in order to guarantee the fundamental right to freedom of transit, Law No. 8892, and its Regulation. The dimension of the right-of-way in each case shall be determined based on the cadastral plans of the resulting lots. The constitution of new roads under this format is not permitted, nor the widening of existing ones.

• c)Unclassified Roads (NC): Public roads not classified within the categories described above, such as bridle paths, trails, footpaths, that provide access to very few users, who shall bear the maintenance and improvement costs.
• d)Marginal or Frontage Roads: Corresponds to secondary roads parallel to the main highways, and at the discretion of MOPT, any special, national, or regional highway may require frontage roads to facilitate access to lots located facing it. In accordance with the foregoing, the municipality must coordinate with MOPT to make known the need to enable a frontage road on National Route 3, with a suggested transversal road design of at least 15 meters, to facilitate access to properties located in this sector zoned as MCE-1.

For all local public roads, the municipality must ensure, when intervening or proposing any work on existing roads, that prior to carrying out such interventions, the optimal width of the roads is defined in order to guarantee the symmetry and homogeneity of the right-of-way (derecho de vía), in accordance with topographical conditions, the land use (uso de suelo) fronting the road, and the existing property configuration.

For the construction of new roads, subdivisions (urbanizaciones), and condominiums, the dimensions indicated in this section shall be taken as a reference.

The projected public roads of the canton, with regard to their hierarchy, shall respect the classification established in the previous article; however, for their habilitation and design projection, they must use the greater transversal design width of the road set forth in the previous articles, in accordance with the provisions of the Projected Public Road Hierarchy Map, which is included as Annex Ten to the POT. Under no circumstances may these roads be for private use.

The projected public roads indicated in the Official POT Map may be modified when the following provisions are met:

1. The road alignment may vary if the starting point and the endpoint are respected and if the length of the new alignment does not exceed the original alignment by a factor of 1.3.

2. The starting point or the endpoint may be varied if the same public roads are connected and the encumbrance (afectación) on the same properties initially considered in the POT proposal is maintained.

3. Transferring the encumbrance of a projected road from one property to another is only permitted as part of a comprehensive proposal (detailed urbanistic plan) where the consent of the owners or due compensation is demonstrated, through the application of the principle of equitable distribution of burdens and benefits (principio de reparto equitativo de cargas y beneficios).

Roads to be executed by private projects on expansion lands (suelos de expansión) of zones MCE-1, MCE-2, MCSP, and MCLC, which serve to interconnect an existing or projected road, must respect the provisions for hierarchy C3 with a minimum width of 12 meters, unless it is an alameda, in which case it may have a minimum of 10 meters.

Roads in new projects outside expansion areas may not be less than 10 meters.

Parking on public roads shall not be permitted on National Route 3 and 5, Hierarchy N1, and on National Route 112 and 115 (Hierarchy N2), it shall be permitted only where duly signposted on site (parking meters). On the rest of the vehicular roads, parking shall be permitted, provided that at least 6 meters of roadway remain free for vehicular traffic, and 1.5 meters of sidewalk remain free for pedestrian traffic, on each side of the road.

Parking for 4-wheel combustion vehicles on public roads may begin at a distance of 15 meters from the nearest corner or ochavo of the property boundaries; if the corner is not visible due to ochavos or other similar geometric or physical situations, the distance shall be measured from the vertex of the projection of the property lines that would form said corner.

Measured in the same manner, motorcycle parking, if necessary, may be located at a distance of 10 meters, as may bicycle parking; the latter, however, must be located at sidewalk level. The need to implement said parking spaces on the same parking strip where 4-wheel vehicles are located, and at the indicated distance, shall be at the discretion of the municipality.

Cargo vehicles requiring parking on public roads to unload domestic consumer goods, household items, and furniture for reasons of moving, solid waste hauling, or construction materials for a minor expansion or construction work on an individual dwelling may occupy up to 3 parking spaces to carry out said activity and may remain in said location for a maximum time of 1 hour without charge if the latter has been stipulated in said location. Cargo vehicles transporting raw materials or consumer goods for unloading in commercial, industrial, or construction areas, or similar intensive activities, may under no circumstances unload on the public road without a special permit for this purpose.

In order to reduce the vulnerability and discomfort that certain temporary or permanent disabilities may cause to certain persons, on all streets where a vehicle parking strip is located, at least 2 reserved spaces must be provided for vehicles transporting persons with permanent disabilities, as well as persons with special conditions (pregnant women, older adults, sick persons requiring assistance to move, and parents with children under 2 years of age).

These spaces must be located equidistantly at one-half of the total length of the street measured from the corners, using the criteria established in Article 231 of this Regulation. These spaces must be duly signposted for their identification.

Motorcycle parking may be located along the parking strip on the public road, respecting the distances and locations indicated in Article 231 of the POT. The number of motorcycle parking spaces on a street may not exceed 20% of the spaces available for 4-wheel vehicles.

Bicycle parking may be located at the end of the parking strip and at sidewalk level in the corner widening area defined in Section Four of this chapter, in such a way that they do not obstruct pedestrian passage. They may also be located along the street by eliminating one vehicle parking space and extending the sidewalk level over this space for their placement.

In addition to the foregoing, this parking may likewise be located along the sidewalk on the green strips, taking care not to obstruct pedestrian passage; therefore, no more than 4 parking spaces may be located under this scheme along the street.

When spaces for persons with disabilities are enabled, in accordance with the provisions of Article 233 of the POT, at least one parking space for electric vehicles must be located adjacent to one of these spaces.

These spaces must be duly signposted for their identification and may share the vertical signage with the special treatment spaces, as reserved special spaces. The municipality may facilitate and permit the installation of charging stations next to said parking spaces to promote the use of this technology.

The following dimensions are established for vehicle parking according to type:

• a)For 4-wheel vehicles: 5 to 5.50 m in length by 2 meters in width.
• b)For motorcycles: a minimum space of 0.8 m in width by 2 m in length.
• c)For bicycles: a space of 0.5 m in width by 2 m in length.

The municipality, at its convenience and in the exercise of its administrative discretion, may install or concession charging systems for the administration and management of parking on public roads by means of parking meters or any other technology enabled for such purpose; however, said charge may be executed only for motorized vehicles. In accordance with the foregoing, the municipality may and must issue specific municipal regulations to regulate the rates, schedules, and everything concerning the operation and management of said charge, in the event it wishes to implement the payment modality for parking on public roads.

PUBLIC SPACE

When intending to transform a property that is in a relationship of adjacency (colindancia) with other previously transformed properties, the project must apply the following spatial integration criteria with the urban fabric and the natural pattern, as appropriate:

• a)Integration into the urban fabric must occur through public roads, accessways, green areas, or spaces that promote the spatial linkage of the different property reconfigurations with existing urban spaces, promoting adequate visual, physical, and functional integration of the project.
• b)To the extent possible, access to new developments must be located facing rivers, parks, congregation plazas, and any other public or natural space.
• c)In the case of developments contiguous to rivers or streams (quebradas), these must be separated from the bodies of water by means of a public road, whether through pedestrian paths, bicycle paths, vehicular paths, or combinations thereof, and the protection zone in accordance with the provisions of Article 33 of the Forest Law (Ley Forestal).
• d)When lands contiguous to a restricted-access road, existing or projected, are urbanized, the traffic specific to the development in question must be separated from that of said road by means of marginal streets.

For the geometric configuration of the design corresponding to subdivision (fraccionamiento), urbanization, condominium, or complex operations, it must be ensured, to the extent possible, that it is as consistent as possible with the conditions of the land to be transformed, and equally, with those of its surroundings. The most regular form possible must be sought, provided that this objective does not affect the functionality of the whole.

The size and type of the blocks or groups of lots shall depend on the surrounding urban development and the existing conditions in the area, such as adaptability to the shape and capacity of the parcels, and equally, to the provision of public spaces, parking, accessways, and other related facilities. Projects shall be designed in accordance with the quadrant system. If the foregoing is not possible, it may be carried out under the figure of an incomplete block, but with road provision for future coupling with the neighboring development.

The quadrants of the subdivisions (urbanizaciones) shall be made according to a continuity ratio previously established by the municipality, in which the longer side of the quadrant may not exceed twice the shorter side. In accordance with the above formula, the shortest permitted side shall not be less than 40 meters nor greater than 120 meters.

The right-of-way for highways and public roads shall be that indicated by the MOPT or the municipality, as appropriate, but the geometric characteristics of the roadway and sidewalks shall be governed by the provisions of this regulation.

The geometric design of access roads to the resulting parcels, whose standards include the pavement width, green strips, sidewalks, and critical design elements, shall depend on topographical features, the slope, and the projected density of use, without prejudice to including other similar variables in the technical justification of the design.

The variables identified in the preceding paragraph must be the subject of a particular and detailed analysis in the preparation of the design, and any omission regarding this obligation shall be grounds for rejection of the necessary permits for its execution by the competent authorities.

Upon presentation of the preliminary project by the interested party, the Municipality shall issue recommendations and formulate observations thereon in order for them to be considered by the interested parties in the project design. The observations and recommendations shall be formulated based on the criteria set forth in the previous article.

In the case of subdivisions (urbanizaciones) whose design uses more than 20% of the land for public roads, the Municipality may require modifications if the design is not adequate, subject to a justified resolution issued by the Urban Control Directorate (Dirección de Control Urbano), for which the criteria of the corresponding technical departments must be requested.

Any person wishing to transform land classified as developable land (suelo urbanizable) into urbanized land (suelo urbanizado) must build their own sidewalk, as part of the obligations corresponding to the urban habilitation of the property, in accordance with the provisions of Article 84 of the Municipal Code. In all land transformation operations contemplated in the POT, the following provisions regarding sidewalk construction must be observed:

• a)The finish and design of the sidewalks shall be governed by the provisions stipulated in the POT Construction Regulations.
• b)Sidewalks must be firm, continuous, and without obstacles. This includes continuity between properties.
• c)The sidewalk design must guarantee the movement of persons with disabilities in accordance with the provisions of Law 7600.
• d)If access to a property is at a level lower than that of the roadway, the sidewalk height must be maintained, and the slope directed toward the property, installing a longitudinal drainage system, such as an auxiliary gutter (cuneta auxiliar).
• e)In the case of a sidewalk in the middle of a green area, such as in a park, the work must have a slope toward both sides.
• f)In urbanistic projects for commercial, service, or mixed-use purposes, the sidewalk width must be a minimum of three meters.
• g)Sidewalks must have the elements to guarantee inclusive mobility in accordance with the provisions of the Law on Equal Opportunities for Persons with Disabilities, Law No. 7600, and its Regulations.

Green strips must comply with the following provisions:

• a)In these strips, street furniture (benches, trash receptacles, lamps, and signage) must be located, as well as tree planting, depending on the width available. The referenced elements corresponding to street furniture must be distributed in such a way that they do not impede pedestrian access from the sidewalk to the roadway and vice versa. Underground networks or public utility areas or other telecommunications services must be located in a portion of the green strip section; therefore, these networks must be taken into account in the design to prevent inconveniences with tree planting.
• b)Part of the green strip may be dedicated to commercial activities. The use of public space for such purposes must be submitted for consideration of the municipality, which, by reasoned resolution, shall approve or reject said request. Under no circumstances may such authorizations be approved without stipulating a periodic payment for the use of said spaces.
• c)When the strips are not equal on both sides of the roadway, the narrower strip must be placed on the side where the power lines are located.
• d)When the width of the sidewalk and the adjacent green strip is equal to or greater than three meters, the resulting area must be the subject of a tree planting process. This requirement shall extend to those urbanistic developments of any typology that include in their design hard surfaces such as plazas, platforms, parking areas, paths, and similar elements.
• e)If sidewalks are longer than one hundred meters, a rest area for older adults or persons with disabilities must be designed and built, and continuously thereafter, one area for every additional one hundred meters.

For tree planting on green strips, the following design guidelines must be taken into consideration:

• a)The intermediate green strips between the roadway and the sidewalk shall be planted using species of trees or shrubs whose growth characteristics do not interfere with the proper functioning of infrastructure works. Said strips shall be interrupted twenty meters before corners, when they are located in such a way that they could interrupt visibility or pedestrian traffic.
• b)The referenced tree planting and street furniture must be reinforced, ensuring that at least 50% of the tree planting is carried out with species endemic to the area.
• c)The base of the tree foliage must be located at a height greater than two meters and twenty centimeters to allow visual continuity for persons transiting through said strips. The type of plants to be used in the green and street furniture strips must include native species with showy flowering and species that provide food for fauna, adjusting to the technical recommendations issued in this regard by the Forestry Directorate (Dirección Forestal) of the Ministry of Environment and Energy.

In order to guarantee the visual permeability of the pedestrian or vehicle when circulating at block corners, at every street crossing, the corners of corner lots must be cut back, generating an ochavo of two meters and fifty centimeters on each side. If a curve is preferred, it must be inscribed within the property line and the ochavo.

At all block corners, ramps shall be built with a length equal to the width of the green area, to overcome the existing level difference between the street and the sidewalk, and likewise, the level differences generated on the sides must also be resolved with ramps having a slope no greater than thirty percent of that of the respective sidewalk. With regard to vehicular access to properties, the level difference must be overcome with ramps built on the green strip, and when said green strip does not exist, the ramp must be resolved within a maximum length of fifty centimeters.

When a longitudinal slope exists and the lateral platforms must be developed with steps, a winding ramp must be built, if the transversal slope of the terrain allows it, with a minimum width of one meter and a maximum slope of eight percent, ensuring that the green area does not disappear completely.

In order to improve pedestrian crossings and in areas where it is possible due to the presence of loading/unloading bays or parking strips on the public road, the corners of the sidewalks shall be widened to reduce the pedestrian crossing distance to 3 meters per lane, according to the following scheme:

The curb and gutter at street corners shall be projected in a circular shape with a minimum radius of six meters. In the case of industrial or commercial zones, or when there are acute road intersection angles (which may in no case be less than sixty degrees at the corners), the radius shall be increased to a minimum of ten meters.

The signage for streets and avenues, directional signage, speed limit signs, among others, shall be the responsibility of the developer, and shall be done in accordance with the designs established by the MOPT for such purposes. The height and location of these signs shall be in accordance with that indicated by the MOPT, and such signage must be done prior to the handover of the subdivision (urbanización) to the Municipality.

For category C3 to C5 roads, horizontal signage may be reduced using textures and traffic calming techniques to make these roads more friendly and harmonious for pedestrians and the dynamics of the neighborhoods, thereby seeking to reduce speeds to less than 30 Km/hr.

Vehicular entrances and exits from private properties to the public road must comply with the following conditions regarding their design and location:

• a)They must be at a distance of 15 meters from the nearest corner of the property boundaries; if the corner is not visible due to ochavos or other similar geometric or physical situations, the distance shall be measured from the vertex of the projection of the property lines that would form said corner. If it is not possible to comply with this distance due to the size of the lot, it must be on the boundary (colindancia) farthest from the corner.
• b)If there are one or more entrances on the same frontage, these may not be greater than 6 meters and must be separated from each other by at least 3 meters.
• c)They may have a maximum width of 9 meters, in the case of a single entrance.
• d)For pedestrian safety, the uninterrupted passage of vehicles over the entire frontage of a property shall not be permitted in any way; in particular, service stations and fuel dispensing businesses must seek to provide safety to pedestrians when passing in front of their premises.

For the treatment of the fourteen most problematic road interventions, which have been included in the Priority Road Interventions Map corresponding to Annex Eleven of the POT, the following general design criteria are defined:

• a)Efforts must be made to solve said intersections at-grade through the widening of roads and the construction of roundabouts; therefore, the purchase of land around these must be prioritized over grade-separated solutions.
• b)If it is necessary to implement grade-separated solutions, the design and execution of said interventions must be prioritized below the current level, in order to cause the least impact on the urban landscape.
• c)These works must at all times include the incorporation of planters and green areas with irrigation systems for their maintenance, thereby improving the urban landscape and reducing their visual impact.
• d)The design of these works must at all times take into account the passage of pedestrians and bicycles, which may not be eliminated under any circumstance.

PROPERTY BY THE PROJECTION OF PUBLIC SPACE.

The alignment for existing roads must be calculated from the center of the roads and shall encumber private property, in accordance with the provisions of the following article. The widths of the projected alignments for existing roads are as follows:

• a)For N1 and N2 type roads, whatever the MOPT stipulates in its specific regulations.
• b)For C1 type roads, right-of-way between 14 and 16 meters.
• c)For C2 type roads, right-of-way of 12 meters.
• d)For C3 type roads, right-of-way of 12 meters.
• e)For C4 type roads, right-of-way of 10 meters.

For 12 intersections of the 14 included in the Priority Road Interventions Map, specifically those located within the cantonal territory, temporary alignments of 15 meters toward both sides of the roads making up the intersection are defined; however, these may be modified by specific geometric road designs for each of the intersections when requested by any of the affected owners.

To carry out said geometric design, the municipality shall contract, at the expense of the interested party, the services of an expert in road or traffic engineering for their design. Once the design is defined, the municipality shall issue an agreement to define the new alignment around the intersection according to the established design, which may, under no circumstances, eliminate the passage and infrastructure necessary for pedestrian passage or the implementation of cycle paths, should said paths be projected.

The encumbered area (área afecta) of a property shall be understood as that portion of land that is affected by the projection of the previously established alignments of a road, according to its hierarchy. Within this portion of the property, the owner may not build fixed structures and may only build perimeter walls (tapias) or enclosures, or install metal rails or mesh.

The municipality, through the tools established in the POT, shall endeavor to acquire said portions of land for the expansion of the public road, in accordance with the widths set forth according to the respective road hierarchy.

In cases where a portion of the road width changes due to previous land dedications that have not been fully consolidated because neighbors have not dedicated their portions of land, the center of the road shall be maintained, taking into account the property line of the lots on the entire street.

FINAL AND TRANSITORY PROVISIONS

In accordance with that indicated in Article 129 of the POT, for the calculation of incentives grantable for the implementation of incentivizable practices, the Development Promotion Factor (Factor de Promoción de desarrollo) is established, which corresponds to a variable percentage value, depending on the land category and the type of practice the municipal administration is interested in promoting most vigorously. Said factor must be reviewed every two years by the technical bodies of the municipality, which must proceed to make the necessary adjustments, so that the municipal authorities may present to the INVU said periodic update, so that it may be approved, and the factor updated.

The municipality must prepare or update as soon as possible the municipal regulations deemed necessary for the correct implementation of the POT, both those that are expressly mentioned in the instrument, such as the Municipal Regulation for the Processing of Construction Licenses and other administrative licenses, which is fundamental for the implementation of the Plan. For this purpose, it may, if it deems it necessary, resort to administrative contracting procedures to hire the specialized personnel necessary for such work.

Without prejudice to the periodic review deadlines for the instrument contemplated in its own regulations, the municipality may initiate a process of updating, reviewing, or modifying the POT, due to fortuitous events or force majeure, such as natural disasters, economic crises, health pandemics, and other circumstances, in order to adjust its content, formulas, urban use parameters, and other contemplated measures, to avoid any detrimental situation for a specific sector of the population, or for the local population in general.

The POT shall enter into force and be applicable for all purposes, three months after its publication in the Official Gazette La Gaceta.

All projects that have obtained a construction license prior to the entry into force of the POT, as well as all consolidated situations and rights acquired under the legal framework applicable prior to the approval of the instrument, may continue their execution, as long as the generating event for said rights or situations does not expire.

Land-use certificates (certificados de usos de suelo) granted prior to the entry into force of the POT shall become null and void and lack validity at the time of the instrument's entry into force, in accordance with that indicated in the previous article.

Sole Transitory Provision. Gradual and controlled introduction of urban habilitation operations on urban expansion land. Given that the promulgation of the POT aims to meet the demand for expansion land (suelo de expansión) identified in the studies preceding this regulatory framework, and at the same time seeks the occupation of consolidation land (suelo de consolidación) in order to follow a compact city model and the articulation of the existing urban fabric with the future one, a process of gradual and controlled introduction of urban habilitation operations on expansion land is established, taking into consideration the surface area of consolidation land that is subjected to urban habilitation operations.

Additionally, the submission to the condominium property regime of properties identified as expansion land shall also be subject to this regulation.

In the urbanizable expansion land (suelo urbanizable de expansión, URE), the execution of urban development operations (subdivisions and urbanizations) (fraccionamientos y urbanizaciones) and the subjection of properties to the condominium property regime (régimen de propiedad en condominio) shall be permitted on a surface area not exceeding one-third of the surface area urbanistically developed in the consolidation land (suelo de consolidación, URC) as from the entry into force of this POT.

The municipality must create a registry and determine the surface area of URE land that may be developed after the first calendar year.

If, the year following the development of URE land through this provision, the maximum limit corresponding to one-third of the URC land urbanistically developed in the first year of the POT's validity has not been reached, the remainder shall be considered in the following year, such that the surface area of developed URE land may increase independently of the established maximum limit.

For the calculation and consideration of the surface area of land urbanistically developed or subjected to the condominium property regime in both URC land and URE land, the following events shall be taken as a reference:

• a)In the case of subdivisions (fraccionamientos), the moment in which the approval of cadastral plans (visado de planos de catastro) for the resulting plots is granted shall be considered.
• b)In the case of urbanizations (urbanizaciones), the moment in which, by municipal agreement, the infrastructure works and public areas are received and transferred to the public domain, and the approval (visado) of the resulting plots is also authorized.
• c)In the case of condominiums, the moment in which a construction license is approved for a building or group of buildings to be erected and simultaneously subjected to the condominium property regime shall be considered.

This transitional provision shall cease to have effect at the moment the entirety of the urbanizable expansion land is developed.

THIRD ANNEX (Note from Sinalevi: This annex does not appear in the publication of this regulation. However, the system requires consecutive numbering, so it has been created but without text) FOURTH ANNEX (Note from Sinalevi: This annex does not appear in the publication of this regulation. However, the system requires consecutive numbering, so it has been created but without text) Fifth Annex.

Procedure and criteria to determine the conformity of land uses (usos del suelo) and non-residential activities, conditions, and control measures by nuisance or risk factor (factor de molestia o riesgo) To resolve applications for a land use certificate (certificado de uso del suelo) for those non-residential uses and activities, the following instruments must be considered:

1. Generic table of uses, activities, and their characteristics. The non-residential uses indicated in table no. 1 "Generic table of uses, activities, and their characteristics" are subdivided into activities, and these in turn into characteristics when so indicated in said table. The foregoing implies that, to determine whether a land use or activity is conforming or not in a specific zone or sub-zone, the characteristics of the activity must also be considered.

It is important to indicate that, in application of article 160 of the POT, the application for a land use certificate must record all the characteristics implicit in the requested activity, to determine whether it is feasible at a specific site or not. Therefore, it is possible that a requested activity is not explicitly indicated in table no. 1, but its characteristics are; or it is possible that the requested activity is a combination of two or more activities indicated in the table. When these cases arise, those activities or characteristics thereof with the greatest potential nuisance or risk must always be considered as a reference to define whether the requested activity is conforming or not according to the zone or sub-zone where it is located.

Each of the uses, activities, and characteristics in table no. 1 is indicated as permitted (P), not permitted (NP), or conditional (C) in each of the six limits of potential nuisance or risk, and in turn for each of the 14 sub-zones where non-residential uses are permitted1 When an activity or characteristic is indicated as permitted (P), this implies that there are no conditions that must be considered to grant the land use certificate as conforming.

When an activity or characteristic is indicated as not permitted (NP), it is because a nuisance or risk factor is highly likely to be present and generate effects on neighbors, regardless of the control measures applied. Therefore, the land use certificate for the activity or characteristic will be declared non-conforming. When an activity or characteristic is indicated as conditional (C), it is because there are nuisance or risk factors associated with it that may affect neighbors, but which can be permitted if the conditions and control measures that keep the nuisance and risk factors within the defined limits are met.

2 Assessment matrix of potential nuisance or risk factors, conditions, and control measures. From the use of the previous table, it follows that if an activity or characteristic is indicated in table no. 1 as permitted (P), it is not necessary to use the other two instruments that make up this annex, since the land use certificate is simply declared as conforming. However, if the activity or characteristic is indicated as not permitted or conditional, table no. 2 "Assessment matrix of potential nuisance or risk factors, conditions, and control measures," which is divided into two parts, must be used.

In the first part, the potential nuisance or risk factors that may be linked to the specific activity or characteristic are determined as follows:

| | | Highly probable that this activity, or some of its characteristics, generates this nuisance or risk factor and affects neighbors, regardless of the mitigation measures applied. Therefore, the activity is not permitted. | | --- | --- | --- | | | | It is probable that the activity, or some of its characteristics, generates this nuisance or risk factor and affects neighbors. However, it is possible to apply mitigation measures that keep this factor within acceptable limits. | | | | It is unlikely that the activity represents a nuisance or risk to neighbors. | Therefore, for activities or characteristics indicated as not permitted (NP), this table makes it possible to know which nuisance or risk factors were assessed to consider the activity or characteristic as not permitted, which correspond to the cells indicated in red.

For activities or characteristics indicated as conditional (C), this table identifies the nuisance or risk factors for which certain conditions must be met to carry out the activity at the site of interest; therefore, those cells indicated in orange are associated with conditions or control measures that must be respected to permit the activity at the site; these are contained in the second part of table no. 2 "Assessment matrix of potential nuisance or risk factors, conditions, and control measures." The second part of table no. 2 "Assessment matrix of potential nuisance or risk factors, conditions, and control measures" is only used for those conditional (C) activities or characteristics where it is necessary to establish the conditions or control measures to permit the activity at the site and to ensure that, during its operation, it remains within the limits established for the sub-zone where the property is located.

In these cases, all the conditions and control measures associated with the potential nuisance or risk factor that are linked to the specific activity or characteristic must be considered, and they must be evaluated under the terms established in articles 165 and 166 of the POT.

3. Table of limits associated with the potential nuisance or risk factor. Table no. 3 corresponds to the limits established for each potential nuisance or risk factor defined in the POT. This table will serve as a reference for the municipality to determine if an activity complies with the established limits and to determine the administrative acts to be carried out so that it adjusts to the requirements of the subzone where it is located.

Table No. 1 Generic table of uses, activities, and their characteristics.

| Zone - Limits? | Permitted potential nuisance or risk limit | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | 1 | 2 | 3 | | | | | | | | 1.1 | 1.2 | 2.1 | 2.2 | 3.1 | 3.2 | | | | | MR P-2 | MRP -1 | MEV -2 | ME V- 1 | AEC O | MC E-1 | | | | | MR S-2 | MRS -1 | MCS P | ME V- 3 | PAM B | | | | | | Uses | Activities | Characteristics | ME V- 4 | MCL C | MC E- 2 | | | | Commerce and Services | Sale of goods and provision of services | Without food preparation | C | C | C | C | C | C | | Includes preparation and retail sale of food | C | C | C | C | C | C | | | | Remotely (With storage and dispatch at another site, or only with domicile at the site and provision at another site) | P | P | P | P | P | P | | | | Urban commerce and specialized services | NP | C | C | C | C | C | | | | Shopping center | NP | NP | C | C | NP | C | | | | Supermarkets | NP | NP | C | C | NP | C | | | | Banking entities | NP | NP | C | C | NP | C | | | | Lodging | C | C | C | C | C | C | | | | Recreation and Leisure | NP | NP | C | C | C | C | | | | Tourism services | C | C | C | C | C | C | | | | Offices | C | C | C | C | C | C | | | | | Any activity from the above with these characteristics? | With sound amplification | NP | NP | C | C | C | C | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | On-site consumption of alcoholic beverages | NP | C | C | C | C | C | | | | Presence of toxic, flammable, explosive, or hazardous substances | NP | NP | C | C | NP | C | | | | Presence of biological substances or waste | C | C | C | C | C | C | | | | Social Facilities | Educational premises | NP | C | C | C | C | NP | | | Health and social assistance | NP | C | C | C | C | NP | | | | Wholesale food or craft markets | NP | C | C | C | C | C | | | | Religious Premises | NP | C | C | C | C | C | | | | Cultural Premises | NP | C | C | C | C | C | | | | Transport Stations | NP | NP | C | C | NP | C | | | | Sports Premises | NP | C | C | C | C | C | | | | Cemetery | NP | NP | C | C | C | C | | | | Urban equipment and infrastructures | Telecommunications | P | P | P | P | P | P | | | Solid waste treatment and elimination | NP | NP | NP | NP | NP | NP | | | | Energy production from renewable sources | C | C | C | C | C | C | | | | urban | Recycling | NP | NP | C | C | NP | C | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Gas stations | NP | NP | NP | C | NP | C | | | | Public gathering sites | NP | C | C | C | C | C | | | | Parking | Light vehicles open to the public | NP | C | C | C | NP | C | | | Light vehicles private | NP | C | C | C | NP | C | | | | Heavy vehicles, buses, cargo vehicles, or special machinery | NP | NP | NP | C | NP | C | | | | Agricultural | Agricultural activities | Non-mechanized | NP | C | C | C | C | C | | Mechanized | NP | NP | NP | C | C | C | | | | Livestock | NP | NP | NP | NP | C | NP | | | | Production forestry activities | NP | NP | C | C | C | C | | | | Logistics and Industrial | Industry | Production, packaging, storage, and wholesale of food | NP | NP | C | C | C | C | | Low impact (Metal forging, stone, upholstery, repair and manufacture of furniture) | NP | NP | C | C | C | C | | | | Mechanized, automated, and manufacturing | NP | NP | NP | C | NP | C | | | | Storage and packaging | Of non-polluting products | NP | NP | C | C | C | C | | | Of toxic, hazardous, and combustible substances | NP | NP | NP | C | NP | C | | | | Vehicle service workshops | Car decoration and tire repair | NP | C | C | C | C | C | | | Repair and maintenance | NP | NP | C | C | C | C | | | | Logistics and services | NP | NP | C | C | C | C | | | | Processing of petroleum and its derivatives | NP | NP | NP | NP | NP | NP | | | | Deposit of construction materials (Wholesale and retail) | NP | NP | C | C | C | C | | | | Mining and Extraction | Surfaces dedicated to the extraction of geological materials | NP | NP | NP | NP | NP | NP | | Table No. 2 Assessment matrix of potential nuisance or risk factors, conditions, and control measures.

First part.

| | | another site) | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Urban commerce and specialized services | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Shopping center | | | | | | | | | | | | | | | | | | | | | | | | (3. | | | | | | | | | | | | | 1) | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Supermarkets | | | | | | | | | | | | | | | | | | | | | | | | (3. | | | | | | | | | | | | | 1) | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Banking entities | | | | | | | | | | | | | | | | | | | | | | | | (3. | | | | | | | | | | | | 1) | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Lodging | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Recreation and Leisure | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Tourism services | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Offices | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Any activity from the above with these characteristics? | With sound amplification | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | On-site consumption of alcoholic beverages | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Presence of toxic, flammable, explosive or | | | | | | | | | | | | | | | | | | | | | | | | | | | | | (3. 1) | (3. 1) | (3. 1) | | | | | | Nuisance or Risk? | Limit 1 | Limit 2 | Limit 3 | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Uses | Activities | Characteristics | R | T | I | T p | | HP G | R P | CP IE | R B | | | I | T p | o | HP G | R P | CP IE | R B | R | T | I | T p | o | HP G | R P | CPI E | R B | | | | | | | | | 1 | 2 | 1 | 2 | 1 | 2 | 1 | 2 | 1 | 2 | 1 | 2 | | | | | | | | | | | | | | | | | | | | | | | | | | | Commerce and Services | Sale of goods and provision of services | Without food preparation | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Includes preparation and retail sale of food | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Remotely (With storage and dispatch at another site, or only with domicile at the site and provision at | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | hazardous | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Presence of biological substances or waste | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Social Facilities | Educational premises | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | (3. 2) | (3. 2) | | | | | | | | | | | | Health and social assistance | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | (3. 2) | (3. 2) | | | | | | | | | | | | | Wholesale food or craft markets | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Religious Premises | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Cultural Premises | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Transport Stations | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | | | | | | | | | | | | (3.1 ) | (3.1 ) | (3.1 ) | (3.1 ) | (3.1 ) | (3.1 ) | (3.1 ) | | | Sports Premises | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | Cemetery | | | | | | | | | | | | | | | | | | | | | | | | Urban equipment and infrastructures | Telecommunications | | | | | | | | | | | | | | | | | | | | | | | Solid waste treatment and elimination | | | | | | | | | | | | | | | | | | | | | | | | Energy production from renewable sources | | | | | | | | | | | | | | | | | | | | | | | | Recycling | | | | | | | | | | | | | | | | (3.1 ) | (3.1 ) | (3.1 ) | | | | | | Gas stations | | | | | | | | | ~2. 1 | ~2. 1 | | ~2. 1 | ~2. 1 | ~2. 1 | | | | | (3.1 ) | (3.1 ) | (3.1 ) | | | Public gathering sites | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | Parking | Light vehicles open to the public | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | | | | | | | | (3.1 ) | (3.1 ) | | | | | | | Light vehicles private | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | | | | | | | | (3.1 ) | (3.1 ) | | | | | | | | | | Heavy vehicles, buses, cargo vehicles, or special machinery | | | | ~1. 1 | | | | ~2. 1 | | | | ~2. 1 | ~2. 1 | ~2. 1 | (3.1 ) | (3.1 ) | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Agricultural | Agricultural activities | Non-mechanized | ~1. 1 | ~1. 1 | | ~1. 1 | | | | | | | | | | | | | | | | | | | Mechanized | ~1. 1 | ~1. 1 | | ~1. 1 | | | | ~2. 1 | | | | | | | | | | | | | | | | | Livestock | ~1. 1 | ~1. 1 | | ~1. 1 | | | | | | | | | | | | | (3.2 ) | | | | | | | | Production forestry activities | ~1. 1 | ~1. 1 | | ~1. | | | | | | | | | | | | | | | | | | | | | 1 | | | | | | | | | | | | | | | | | | | | | | | | | Logistics and Industrial | Industry | Production, packaging, storage, and wholesale of food | | | | | | | | | | | | | | | | | | | | | | | Low impact (Metal forging, stone, upholstery, repair and manufacture of | | | | | ~1. 1 | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | furniture) | | | | | | | | | | | | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Mechanized, automated, and manufacturing | | | | | | | | ~2. 1 | | ~2. 1 | ~2. 1 | ~2. 1 | ~2. 1 | ~2. 1 | | | | | (3.1 ) | (3.1 ) | (3.1 ) | | | | Storage and packaging | Of non-polluting products | | | | | | | | | | | | | | | | | | | | | | | | Of toxic, hazardous, and | | | | | | | | | | | | ~2. 1 | ~2. 1 | ~2. 1 | | | | | (3.1 ) | (3.1 ) | (3.1 ) | | | | | | combustible | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Vehicle service workshops | Car decoration and tire repair | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Repair and maintenance | | | | | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | | | | | Logistics and services | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Processing of petroleum and its derivatives | | | | | | | | | | | | | | | | | ~2. 1 | ~2. 1 | | | | | | | | | | | | | | | | | Deposit of construction materials (Wholesale and retail) | | | | ~1. 1 | | ~1. 1 | ~1. 1 | | | | | | | | | | | | | | | | | | | | | | | | | | | | Mining and Extraction | Surfaces dedicated to the extraction of geological materials | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | Table No. 3 Assessment matrix of potential nuisance or risk factors, conditions, and control measures.

Second part.

* In case a better criterion from the competent authority exists, it is possible to permit activities with greater nuisances.

Table No. 4 | Factor | Unit of measure or criterion | Permitted potential nuisance or risk limit | Technical/ regulatory basis | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | 1 | 2 | 3 | | | | | | | | | | | | | 1.1 | 1.2 | 2.1 | 2.2 | 3.1 | 3.2 | | | | | | | | | | Cond. | Parameter | Cond. | Parameter | Cond. | Parameter | Cond. | Parameter | Cond. | Parameter | Cond. | Parameter | | | | Noise and Vibrations | Day | dB | NA | 65 | OB | 65 | OB | 70 | OB | 70 | OB | 75 | Regulation for the Control of Noise Pollution. Executive Decree No. 39428-S | | Night | 45 | 45 | 45 | 55 | 60 | | | | | | | | | | Perception of noise and vibrations in neighboring rooms | Constant or intermittent perception of noise and | NA | No | OB | No | OB | No | Regulation on Industrial Hygiene. Decree | | | | | | | | | vibrations from the interior of neighboring buildings | | | | | | | Executive No. 11492-SPPS | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Traffic | Lower range (Relationship vehicle type/ frequency) | Vehicle type | NA | 1 - 2 | NA | 3 | OB | 3 | OB | 7 | OB | 10 | Regulation on Road Circulation Based on the Weight and Dimensions of Cargo Vehicles. Executive Decree No. 31363-MOPT | | Trips as point of origin or destination per day or week | 2-4 per day | 9-16 per day | More than 65 per day | 5-7 per week | More than 65 per day | | | | | | | | | | Upper range (Relationship vehicle type/ frequency) | Vehicle type | NA | 3 | NA | 6 | OB | 6 | OB | 6 | OB | 10 | | | | Trips as point of origin or destination per day or week | 2-4 per week | 5-7 per week | 5-7 per week | More than 65 per day | More than 65 per day | | | | | | | | | | Lighting | Illuminance towards public road | lux, lumen/m2 | NA | 50 | OB | 50 | OB | 50 | International Commission on Illumination (CIE) Guide on Interior Lighting (1986) | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Perception of light in interiors | Constant or intermittent light perceived from the interior of neighboring buildings | No | No | No | Regulation on Industrial Hygiene. Executive Decree No. 11492-SPPS | | | | | | | | Temperature | Temperature changes in neighboring rooms | °C | NA | +/-2 | OB | +/-2 | OB | +/-2 | OB | +/-2 | Regulation on Industrial Hygiene. Executive Decree No. 11492-SPPS | | Odors | Perception of odors in interiors | Constant or temporary odor perceived from the interior of neighboring buildings | NA | No | OB | No | OB | No | Regulation on Industrial Hygiene. Executive Decree No. 11492-SPPS | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Smoke, Dust, Gases | State of the country's air quality with respect to criteria pollutants | Costa Rican Air Quality Index (ICCA) | NA | 0 - 20 | OB | 0 - 20 | OB | 21 - 40 | Air Quality Regulation for Criteria Pollutants. Executive Decree No. 39951-S | | Perception of smoke, dust, or gases in interiors | Constant or temporary smoke, dust, or gases perceived from the interior of neighboring buildings | No | No | No | Regulation on Industrial Hygiene. Executive Decree No. 11492-SPPS | | | | | | Vibrations | Perception of vibrations in neighboring rooms | Constant or intermittent perception of vibrations | NA | No | OB | No | OB | No | Regulation on Industrial Hygiene. Decree | | | | from the interior of neighboring buildings | | | | | | | Executive No. 11492-SPPS | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Presence of hazardous substances or waste* | Hazardous Waste | Production of hazardous waste in accordance with the provisions of the General Regulation for the Classification and Management of Hazardous Waste. Executive Decree No. 41527-S-MINAE | NA | No | NA | No | OB | Under the terms of specific regulations of the competent authority | OB | Under the terms of specific regulations of the competent authority | General regulation for the classification and management of hazardous waste. Executive Decree No. 41527-S-MINAE | Presence of combustible, petroleum derivatives, flammable or Combustible petroleum derivatives Distribution, storage and commercialization of combustible derivatives of hydrocarbons in accordance with that established by the Regulation for the Regulation of the Storage System and NA No NA No OB Yes NA No OB Yes Regulation for the Regulation of the Storage System and Commercialization of Hydrocarbons Decree No. 30131-MINAE-S | | Flammable or explosive substances | Handling or storage of flammable or explosive substances | NA | No | NA | No | OB | Yes | OB | Yes | NA | No | OB | Yes | Regulation on Industrial Hygiene. Executive Decree No. 11492-SPPS | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Presence of biological substances or waste* | Infectious-contagious waste | Production of infectious-contagious waste in accordance with the provisions of the Regulation on the management of infectious-contagious waste generated in | OB | Level I | OB | Level I and II | OB | Level I and II | OB | Level I, II and III | Regulation on the management of infectious-contagious waste generated in establishments that provide health care and related services. Decree | | | | | | | | establishments that provide health care and related services. Executive Decree No. 30965-S | | | | | | | Executive No. 30965-S | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Use and exchange of animals, their products, and by-products | Presence of activities subject to the control and surveillance of SENASA in accordance with Law No. 8495. | NA | Estab. class 402, 403, 60104 and 60204 | OB | Estab. class 402, 403, 601, 602, 605 | OB | Estab. class 102, 402, 403, 501, 601, 602, 605, 702, 801 | OB | Estab. class 303, 402, 403, 501, 601, 602, 604, 605, 702, | General Law of the National Animal Health Service. Law No. 8495. Directive 005 of 06/25/2013 "Establishes criteria for | | conformity with Law No. 8495.

801 the classification of establishments or specific activities for the purpose of

* In the event of a better criterion from the competent authority, it is possible to allow activities with greater nuisances.

CD-1 Purchase of building rights (derechos de edificabilidad).

A project that, for its execution, requires the purchase of building rights to improve said index within the gap constituted between the base building parameter and the improved one, may purchase the same after the application of practices from the corresponding previous groups according to the table of application of incentivizable practices per land category. The purchase thereof shall be made applying the formula for the purchase of building rights.

CD-2 Purchase of Height (Altura) rights.

A project that, for its execution, requires the purchase of height to improve said index within the gap constituted between the base height parameter and the improved one, may purchase the same after the application of practices from the corresponding previous groups according to the table of application of incentivizable practices per land category. The purchase thereof shall be made applying the formula for the acquisition of additional height.

IDU-1 For ceding space and constructing public-use roads at least 15 meters wide with high pedestrian and environmental quality that improve the municipality's connectivity (Road Continuity (Continuidad Vial))* In the cases where applicable as indicated in the table for parameter improvement according to practices per land category, the right to access the improved building parameter to which a property is entitled shall be granted to projects that propose or accept implementing public-use roads of 15 m. wide or more that improve the municipality's connectivity and have conditions that improve pedestrian infrastructure and environmental quality; said roads must allocate a maximum of 50% of the road width for vehicular traffic, a green strip between 1 m. and 1.5 m., and a sidewalk of 2.5 m. wide or more. The quantification of the building right applicable to the improved parameter shall be calculated according to the formula for the application of incentivizable practices to obtain greater building rights.

For the calculation of said formula, the estimated value of the land to be ceded established by the Municipality according to the land value records it holds for the property and the estimated or budgeted amount of investment in the infrastructure shall be computed; if both amounts exceed the project's need for building rights, only the land value may be utilized and the investment in construction may be partialized as necessary.

Prior to the issuance of the Certificate of Occupancy (Certificado de Habitabilidad), the municipality shall verify that the road has been built with the specifications approved by the municipal administration for its construction.

* It is not applicable for cases where the practice is a requirement of the POT or national regulations.

IDU-2 For ceding land to the public domain above the regulatory requirement (parks, playgrounds, and community facilities).

In the cases where applicable as indicated in the table for parameter improvement according to practices per land category, the right to access the improved building parameter to which a property is entitled shall be granted to projects that cede a greater amount of land to the public domain above the current requirement; the ceded area must be greater than 50 m²; a smaller cession may only be made if it is incorporated into another portion of land that is or will be in the public domain.

The estimated value of the land to be ceded shall be determined by the Municipality based on the data registered for it; this value shall be used to operate the formula for the application of incentivizable practices to obtain greater building rights, for obtaining the building right applicable to the improved parameter to which the property where the project is located can access.

It may also increase its occupancy (ocupación) by 10% of the property's area and simultaneously reduce permeability (permeabilidad) by 10% of the required permeable area. To obtain these additional benefits, the project must have chosen to access at least 50% of the additional value of building rights to which it may opt according to the parameters of the assigned zone.

Additionally, the application of this practice in SU and URE-III allows access to 50% of the improved parameters for minimum frontage (FM) and minimum lot size (SL) if this area is equal to or greater than the improved minimum lot size parameter of the sub-zone where it is located.

IDU-3 For constructing a public-use facility (equipamiento) according to municipal coverage requirements within the project.

In the cases where applicable as indicated in the table for parameter improvement according to practices per land category, the right to access the improved building parameter to which a property is entitled shall be granted to projects that invest in the construction of public-use facilities and their outfitting; the estimated or budgeted investment amount shall be used to operate the formula for the application of incentivizable practices to obtain greater building rights, for obtaining the building right applicable to the improved parameter to which the property where the project is located can access.

The investment in the construction or outfitting of public facilities must be made following the municipal plans and priorities for enabling the facilities most needed by the canton; the priority need for the facility over other possible facilities required by the community must be technically justified prior to its construction. Prior to the issuance of the Certificate of Occupancy, the municipality shall verify that the facility has been built in accordance with the specifications approved by the municipal administration for its construction.

IDU-4 For constructing dense and/or social-interest housing (vivienda de interés social).

In the cases where applicable as indicated in the table for parameter improvement according to practices per land category, the right to access the improved building parameter to which a property is entitled shall be granted to projects that construct social-interest housing units whose value is equal to or below the maximum housing solution value established by the BANHVI. The building or project must have the social-interest declaration from BAHNVI when it is argued that the solution will be acquired through the National Financial System for Housing (Sistema Financiero Nacional para la Vivienda, SFNV).

The project may access 50% of the range between the base parameter and the improved one of the additional building right value if it has at least 15% social-interest housing units.

It may also release the improved parameters for frontage and lot area by up to 75%, the occupancy index (índice de ocupación, IO) by up to 20% of the property's area, the permeability index (índice de permeabilidad, IP) by up to 20% less of the required permeable area, the height (h.) may reach up to 50% of the improved parameter, and the setback to main roads (retiro a vías principales, RVP) may be reduced by up to 20%.

IDU-5 For unifying lots (predios) that form areas of more than 1200 m² to develop projects.

In the cases where applicable as indicated in the table for parameter improvement according to practices per land category, an additional 0.25 of building rights shall be granted, which may be used to reach the improved building parameter; when applicable and indicated in said table, the occupancy index and permeability index parameters may be improved by up to an additional 10%, respectively.

IDU-6 For ceding space for public-use roads on the lot frontage (widening of existing roads)* For all land categories, the right to access the improved building parameter to which a property is entitled shall be granted to projects that cede land for public use and domain for the widening of the street(s) in front of their property as is convenient for the municipality. The estimated value of the land to be ceded shall be determined by the municipal cadastre based on the data registered for the property tax payment thereof; this value shall be used to operate the formula for the application of incentivizable practices to obtain greater building rights, for obtaining the building right applicable to the improved parameter to which the property where the project is located can access.

In the event that the projected width of the roads obliges the project to cede the land, this obligation may be used to acquire incentives for the project's benefit. If the project executes the widening work according to the parameters set by the municipality, it may also increase its occupancy index by 25% of the range between the base parameter and the improved one, simultaneously reduce permeability by 25% of the range between the base parameter and the improved one for said index, and increase the height by 25% of the range between the base parameter and the improved one for said index.

The foregoing, for the project's building(s), and reduce the setback to public roads for these buildings by up to 50% of the range between the base parameter and the improved one for said index.

Additionally, the application of this practice in NU-II and NU-III allows access to 50% of the improved parameters for minimum frontage (FM) and minimum lot size (SL).

* It is not applicable for cases where the practice is a requirement of the POT or national regulations.

IDU-7 For opening private spaces to public use within projects.

In the cases where applicable as indicated in the table for parameter improvement according to practices per land category, the right to access the improved building parameter to which a property is entitled shall be granted to projects that open private spaces within their project to public use; the estimated or budgeted amount for enabling said space shall be used to operate the formula for the application of incentivizable practices to obtain greater building rights, for obtaining the building right applicable to the additional value to reach the improved parameter to which the property where the project is located can access.

The investment in the construction or outfitting of these spaces open to the public must be made following the municipal plans and priorities for enabling gathering, cultural, sports, and/or recreational facilities most needed by the canton to address the existing deficit.

Prior to the issuance of the Certificate of Occupancy, the municipality shall verify that the space has been built in accordance with the specifications approved by the municipal administration for its construction.

The spaces opened to the public may be of all kinds, from sports and recreational areas to spaces for lingering, contemplation, and leisure, such as spaces for eating or cooking outdoors; as a reference, the following website compiling all such spaces may be visited: https://apops.mas.org/.

These spaces must be accessible to the public for a schedule of at least 12 hours per day, able to open at 6 a.m. and close at 10 p.m.; also, the developer may use these spaces as vestibule plazas for their projects or areas shared with commercial spaces or service activities.

IPA-1 Construction of an Individual or Collective Wastewater Treatment System (Sistema de tratamiento de Aguas Residuales) other than a conventional septic tank* In the cases where applicable as indicated in the table for parameter improvement according to practices per land category, the right to access the improved building parameter to which a property is entitled shall be granted to projects that construct for the wastewater treatment of their project a system other than a conventional septic tank; of the budgeted amount for the construction of the system, 50% thereof shall be used to operate the formula for the application of incentivizable practices to obtain greater building rights, for obtaining the building right applicable to the improved parameter to which the property where the project is located can access.

Prior to the issuance of the Certificate of Occupancy, the municipality shall verify that the treatment system has been built in accordance with the specifications approved by the municipal administration for its construction.

However, if the project chooses to construct a system that allows wastewater treatment for other neighbors outside the project, as a minimum equivalent to 50% of the housing units the project possesses to be developed or half of the area to be developed if the project is for non-residential uses, 100% of the amount invested in the system's construction may be applied to operate the formula for the application of incentivizable practices to obtain greater building rights.

* It is not applicable for cases where the practice is a requirement of the POT or national regulations.

IPA-2 For conserving 20% or more of existing forest individuals (árboles) (does not apply in river protection zones Article 33 Forest Law (Ley Forestal) and in Environmental Control Areas (Áreas de Control Ambiental, ACA) with a 20% or greater slope)* Projects that, within their design and during execution, contemplate the conservation of 20% or more of the forest individuals with a diameter at breast height (1.25 m.) of at least 0.15 m. or more located within their project property but outside of river protection areas or environmental control areas (ACA) shall also be permitted to increase their occupancy index by 25% of the range between the base parameter and the improved one, simultaneously reduce permeability by 25% of the range between the base parameter and the improved one for said index, and increase the height by 25% of the range between the base parameter and the improved one for said index, for the project's building(s).

* It is not applicable for cases where the practice is a requirement of the POT or national regulations.

IPA-3 For implementing technological measures that favor stormwater infiltration (infiltración de las aguas pluviales).

Projects that execute technological measures that favor stormwater infiltration shall be permitted to increase their occupancy index by 25% of the range between the base parameter and the improved one, and simultaneously reduce permeability by 25% of the range between the base parameter and the improved one for said index. The implemented measures must be endorsed by a professional specialist in the subject, through the submission of plans, studies, calculation reports, and any other information supporting the functionality of the measures to be implemented.

AGR-1 For implementing Good Agricultural Practices (Buenas Prácticas Agropecuarias, BPA) Access may be granted to up to 50% of the difference between the base parameter and the improved one for the Building Index (Índice de Edificabilidad, IE), Occupancy Index (IO), Permeability Index (IP), and Height (h) for those cases where there is evidence of the application of the "Good Agricultural Practices (BPA)" of the Ministry of Agriculture and Livestock (Ministerio de Agricultura y Ganadería, MAG). There must be evidence that at least three good agricultural practices are applied on the property in accordance with what is indicated in the document established by the MAG for this purpose and available at the following link https://www.mag.go.cr/bibliotecavirtual/P01-4955.PDF ICU-1 For Improving the cycle-pedestrian space on public roads.

For all land categories, the right to access the improved building parameter to which a property is entitled shall be granted to projects that build, along the canton's public-use streets and according to the plans and parameters established for this purpose by the municipality, infrastructure for both pedestrians, complying with current accessibility standards, and for non-motorized vehicles; this infrastructure must have the necessary horizontal and vertical signage, as well as tree planting in tree pits or planting strips if it is among the urban interconnection corridors proposed by the plan; and may also include urban furniture, lighting, and other objects or accessories that enrich urban life as may be suggested by the municipality, considering the functional vocation of said road axes. The estimated or budgeted value of the construction of said infrastructure shall be used to operate the formula for the application of incentivizable practices to obtain greater building rights, for obtaining the building right applicable to the improved parameter to which the property where the project is located can access.

Prior to the issuance of the Certificate of Occupancy, the municipality shall verify that the cycle-pedestrian space on the public road has been built in accordance with the specifications approved by the municipal administration for its construction.

Projects to be built on these properties, by committing to construct the aforementioned infrastructures, may additionally, for categories URC-I, URC-II, URC-III, URE-I, and URE-II, increase their Height index by 50% of the range between the base parameter and the improved parameter of said index, and in turn reduce the side-yard setback (retiro a colindancia) distance by 50% of the range between the base parameter and the improved parameter of said setback for all the aforementioned categories except for category URE-II, for which it will be reduced by 25% of said range.

ICU-2 For improving facade conditions to enhance the project's interaction with the public space.

Projects that implement this practice shall be those whose design conditions improve the interaction of the projects with the public space, thereby improving the dynamics of life on the public thoroughfare. The foregoing may be verified through the incorporation into the construction design of balconies or terraces facing the public thoroughfare on at least the level above the first floor and up to at least the sixth floor if these exist, and which in turn have on the first floor of the project a visual transparency of at least 35% of the facade area of this level.

Said transparency may be provided by means of windows, open spaces, or gratings that allow visibility from the continuous human-occupancy space towards the public thoroughfare, understanding continuous human-occupancy spaces to be all those in which there is human interaction for prolonged periods of time, such as reception areas, waiting areas, play areas, food and beverage consumption areas, work areas, reading areas, learning areas, etc., excepting storage areas, product display areas, vehicle parking, and others in which human activity is transient or involves very brief or occasional stays. The transparency and the balconies must be located within an imaginary strip of ten meters measured from the property boundary with the public thoroughfare towards the interior of the project. In compliance with the foregoing, interested parties may access the following incentives according to the land category in which they are located:

• a)For projects located in categories UC and SU, they may increase their coverage (ocupación) by 50% of the range between the base parameter and the improved parameter of said index, in turn they may reduce their permeability (permeabilidad) by 50% of the range between the base parameter and the improved parameter of said index, they may also increase their height by 50% of the range between the base parameter and the improved parameter of said index, and reduce their front-yard setback (retiro a la vía pública) distance by 50% of the range between the base parameter and the improved parameter of said index.
• b)For projects located in categories URC-I, URC-II, URC-III, URE-I and URE-II, they may increase their coverage (ocupación) by 25% of the range between the base parameter and the improved parameter of said index, in turn they may reduce their permeability (permeabilidad) by 25% of the range between the base parameter and the improved parameter of said index, they may also increase their height by 25% of the range between the base parameter and the improved parameter of said index, and reduce their front-yard setback (retiro a la vía pública) distance by 25% of the range between the base parameter and the improved parameter of said index.
• c)For projects located in category URE-III, they may increase their coverage (ocupación) by 20% of the range between the base parameter and the improved parameter of said index, in turn they may reduce their permeability (permeabilidad) by 20% of the range between the base parameter and the improved parameter of said index, they may also increase their height by 20% of the range between the base parameter and the improved parameter of said index, and reduce their front-yard setback (retiro a la vía pública) distance by 50% of the range between the base parameter and the improved parameter of said index.

The visual transparency provided by the means arranged may not be obstructed with plants, adhesive vinyls that opacify or obstruct the view, or anything similar that blocks visibility from the interior towards the public thoroughfare.

ICU-3 For eliminating a use declared as a non-conforming existing use.

In cases where applicable according to what is indicated in the table of incentivizable practices by land category, an increase of 0.2 over the base buildability (edificabilidad) parameter shall be granted, which may be used to reach the improved buildability parameter established by the zoning (zonificación) of each property, to projects that, for their realization, must eliminate a non-conforming existing use that operates prior to the realization of the proposed project on the property or on any of the properties that make up the project area.

In category NU-II and NU-III, an increase of 0.1 in the base buildability index (índice de edificabilidad base, IE) shall be granted, which may be used to reach the improved parameter.

Additionally, the application of this practice in NU-II and NU-III allows access to the improved parameters of minimum frontage (frente mínimo, FM) and minimum lot area (superficie mínima de lote, SL).

ICU-4 For generating public-use promenade areas along riverbanks.

For all land categories, the right to access the improved buildability (edificabilidad) parameter to which a property is entitled shall be granted to projects that build along riverbanks and according to the plans and parameters established for this purpose by the municipality, public-use infrastructure, both for pedestrians complying with current accessibility standards, and for non-motorized vehicles; infrastructure that must have the necessary signage, and may in turn have urban furniture, lighting, and other objects or accessories that enrich the activities associated with the enhancement of these areas of high natural and environmental potential as may be suggested by the municipality, such as bird-watching platforms, rest areas, drinking fountains, viewpoints, etc., taking into account the functional vocation of said areas with respect to the natural and environmental potentials that may be leveraged.

The estimated or budgeted value for the construction of said infrastructures shall serve to operate the formula for applying incentivizable practices to obtain greater buildability, for obtaining the applicable buildability for the improved parameter to which the property where the project is carried out may access.

Prior to the granting of the Certificate of Habitability (Certificado de Habitabilidad), the municipality shall verify that the promenade has been built in accordance with the specifications approved by the municipal administration for its construction. They may also access the following incentives according to the land category in which they are located:

• a)For projects located in categories UC and SU, they may increase their coverage (ocupación) by 75% of the range between the base parameter and the improved parameter of said index, in turn they may reduce their permeability (permeabilidad) by 60% of the range between the base parameter and the improved parameter of said index, and they may increase their height by 75% of the range between the base parameter and the improved parameter of said index.
• b)For projects located in categories URC-I, URC-II, URC-III, URE-I and URE-II, they may increase their coverage (ocupación) by 75% of the range between the base parameter and the improved parameter of said index, in turn they may reduce their permeability (permeabilidad) by 60% of the range between the base parameter and the improved parameter of said index.

They may also increase their height by 75% of the range between the base parameter and the improved parameter of said index, and reduce their front-yard setback (retiro a la vía pública) distance by 100% of the range between the base parameter and the improved parameter of said index.

• c)For projects located in categories URE-III, NU-II, and NU-III, they may increase their coverage (ocupación) by 20% of the range between the base parameter and the improved parameter of said index, in turn they may reduce their permeability (permeabilidad) by 20% of the range between the base parameter and the improved parameter of said index, and they may increase their height by 20% of the range between the base parameter and the improved parameter of said index.
• d)The application of this practice in NU-II and NU-III allows access, at 50%, to the improved parameters of minimum frontage (frente mínimo, FM) and minimum lot area (superficie mínima de lote, SL).

ICU-5 For constructing projects with environmental sustainability practices.

Projects that provide for implementing sustainability practices for their operation and use by users shall be benefited with incentives, proceeding as follows:

• a)For reduction in energy consumption. In cases where applicable as indicated in the table of parameter improvement according to practices by land category, an increase of 0.1 over the base buildability (edificabilidad) parameter shall be granted, which may be used to reach the improved buildability parameter established by the zoning (zonificación) of each property, to projects that comply with energy efficiency practices that allow for the reduction of energy consumption in the project. To grant the incentive, the interested party must present their energy consumption reduction proposal to the Municipality, which shall evaluate whether the project has mechanisms that allow for the reduction of energy consumption by at least twenty percent (20%), taking as a comparable a baseline consumption according to the international standard "ANSI ASHRAE IESNA 90.1-2007" or an equivalent or superseding national or international standard.

Only with the approval of the Municipality may the incentive be granted.

The Municipality may develop or refer to manuals detailing energy efficiency practices that will serve as a basis at the time of issuing its approvals.

The interested party must present plans, calculation reports, and any other supporting document or study justifying the means by which they will cause said consumption reduction, comparing with traditional means so that the Municipality may carry out its evaluation.

• b)For reduction in the consumption of potable water and disposal of wastewater. In cases where applicable as indicated in the table of parameter improvement according to practices by land category, an increase of 0.1 over the base buildability (edificabilidad) parameter shall be granted, which may be used to reach the improved buildability parameter established by the zoning (zonificación) of each property, to projects that comply with efficiency practices in water management for the private, common, and public-access areas of the project. To grant the incentive, the interested party must present their technical proposal to the Municipality demonstrating the mechanisms to be used to reduce potable water consumption and/or to reduce or reuse wastewater and stormwater. The Municipality shall evaluate whether the project complies with having the necessary mechanisms that allow for reducing water consumption by at least fifteen percent (15%), taking as a comparable a baseline consumption according to the "International Plumbing Code 2009" (Código Internacional de Plomería del año 2009) or an equivalent or superseding national or international standard. Only with the approval of the Municipality may the corresponding percentage be granted.

The Municipality may develop or refer to manuals detailing efficiency practices in water use that will serve as a basis at the time of issuing its approvals.

The interested party must present plans, calculation reports, and any other supporting document or study justifying the means by which they will cause said reduction in consumption and disposal, comparing with traditional means so that the Municipality may carry out its evaluation.

The interested party who accesses this incentivizable practice must commit to compliance with the approved environmental sustainability practices for a period of 10 years, transferring said obligations to the owners and granting express authority to the Municipality to supervise their compliance through the procedures defined for this purpose.

If this provision is breached, first it shall be requested that the functioning of the systems, installations, infrastructures, and/or accessories that allow compliance with the sustainability practices be re-established, which must be in operation 20 days after notification of the breach; if not complied with, the sanctioning regime provided for in the POT and other applicable regulations shall be implemented.

UNANIMOUS AGREEMENT AND DECLARED DEFINITIVELY APPROVED N°667--23 Municipal Council.

San Pablo de Heredia, December 12, 2023

El Plan de Ordenamiento Territorial (en adelante POT o el Plan) de San Pablo se define como un instrumento jurídico de planificación local para la gestión del suelo en el municipio de San Pablo, amparado en cuanto a su contenido y formulación en la Ley de Planificación Urbana, y de forma supletoria en cuanto a sus fines y orientación, en la Ley Orgánica del Ambiente y su normativa de desarrollo. El POT se fundamenta en los estudios técnicos realizados en cada una de las fases del proceso de formulación del estudio territorial (recopilación de datos, diagnóstico, pronóstico y propuesta), así como en la información obtenida a partir del proceso de consulta y participación ciudadana realizada en el cantón durante el proceso de formulación del Plan. Dichos insumos fueron igualmente estudiados y revisados por parte de la Comisión de Planificación Local y la Comisión de Supervisión Técnica de la municipalidad, con lo cual se ha podido incorporar los aportes respectivos a la propuesta incluida en el presente instrumento.

Para la interpretación y aplicación del POT, se deberá aplicar las siguientes definiciones:

• a)Acceso Excepcional Para uso Residencial: Conocido anteriormente como servidumbre de paso. De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU, se define como aquel acceso que por excepción habilita el fraccionamiento de un predio para uso residencial, el cual tiene restricciones en cuanto a su longitud, ancho y el número de lotes al que sirve. El POT define los sitios donde el mismo será permitido. b) Acera: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU del INVU se entiende como Franja de terreno del derecho de vía que se extiende desde la línea de propiedad hasta la línea externa del cordón y caño o franja verde en caso de existir, y que se reserva para el tránsito de peatones. Como mínimo, la misma debe cumplir con las características establecidas en el Reglamento a la Ley de Igualdad de Oportunidades para Personas con Discapacidad, Decreto Ejecutivo N°26831-MP, sus reformas y normativa que le sustituya.
• c)Alamedas: Vías de tránsito peatonal exclusivamente.
• d)Alcantarillado Sanitario: Sistema de tuberías que recolecta y transporta las aguas residuales para su posterior tratamiento.
• e)Alineamiento: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU del INVU se entiende como la distancia o límite físico mínimo para el emplazamiento de una edificación respecto a vías públicas, vías fluviales, arroyos, manantiales, lagos, lagunas, esteros, nacientes, zona marítimo terrestre, vías férreas, líneas eléctricas de alta tensión, zonas especiales; es emitido por la entidad competente.
• f)Amanzanamiento: Es el proceso por medio del cual se crean calles que delimitan las manzanas en un área determinada, como parte del proceso de urbanización o de renovación urbana.
• g)Antejardín: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU del INVU se entiende como la distancia entre la línea de propiedad y la línea de construcción, que debe reservarse como área verde. Implica la emisión de un alineamiento otorgado por el Ministerio de Obras Públicas y Transportes o la Municipalidad, según corresponda, que establece una restricción para construir, sin que por ello la porción del predio pierda su condición de propiedad privada.
• h)Anteproyecto: Planteamiento preliminar de una propuesta de diseño que contribuye a clarificar la aplicación del POT para el interesado y la municipalidad, de previo a que el primero proceda con la elaboración y presentación de planos constructivos del proyecto. En él se describen las características generales de la obra a realizar y su factibilidad, por lo que no autoriza al desarrollador para ejecutar obras o proceder a la venta de lotes. El anteproyecto será base del convenio entre la municipalidad y el interesado para la aplicación de prácticas incentivables de conformidad con el artículo 130 del POT, aunque esto no implica que el mismo no pueda estar sujeto a modificaciones o ajustes.
• i)Aprovechamiento Urbanístico: Parámetros de desarrollo inmobiliario, tales como la edificabilidad, altura, ocupación y colindancias permitidos, que indican el potencial constructivo y de uso de un determinado inmueble.
• j)Arborización: Proceso de plantar árboles en determinados sectores del espacio público, para promover beneficios ambientales, urbanos, paisajísticos y sociales.
• k)Área Cedida o Entregada al Uso Público: Porción de terreno entregada a la municipalidad, de conformidad con lo dispuesto en el artículo 40 de la Ley de Planificación Urbana, en contraprestación a la autorización y aval otorgado para realizar una operación de transformación de suelo en un determinado predio.
• l)Área de Reserva Futura: Conjunto de predios no urbanizados, los cuales son preservados temporalmente de la actividad urbanística mediante disposiciones especiales incluidas en el régimen de zonificación respectivo, en virtud de que existe suelo disponible suficiente para atender las necesidades actuales y futuras a corto y mediano plazo.
• m)Área Urbana: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU del INVU se entiende como el ámbito territorial de desenvolvimiento de un centro de población. Incluye el cuadrante urbano o cualquier otro sistema de ciudad desarrollado radial o poligonalmente. Puede estar ubicado dentro o fuera del Gran Área Metropolitana.
• n)Áreas de Renovación Urbana: Áreas urbanas en decadencia, en estado defectuoso o en proceso de deterioro, que pueden ser sometidas a un programa o proyecto de renovación urbana, con la finalidad de rehabilitar o remodelar dichas áreas disfuncionales.
• o)Cargas Urbanísticas: Obras requeridas para garantizar la habilitación urbana de un predio y la integración de este con el tejido urbano existente, por medio de la dotación de servicios básicos como estructura de caminos, carpeta de rodamiento, aceras, cordón y caño, acueducto de agua potable, energía eléctrica, alcantarillado pluvial, alcantarillado sanitario y telecomunicaciones. De igual forma y como parte de dicha habilitación, se considera carga urbana la cesión de suelo para parques y juegos infantiles, facilidades comunales y calles públicas, de conformidad con lo dispuesto en el artículo 40 de la Ley de Planificación Urbana.
• p)Categorización/Clasificación del Suelo: Mecanismo incluido en el POT, por medio del cual se clasifica e ilustra de forma cartográfica, los distintos tipos de categorías de suelo existentes en San Pablo, a partir de su viabilidad para ser urbanizados, o la existencia de cobertura urbana en dichos suelos.
• q)Ciudad Compacta: Área urbana caracterizada por poseer altos niveles de densidad y compacidad; por poseer un desarrollo urbano continuo y heterogéneos, por estar orientada al ser humano y a los medios de movilidad no motorizados, en lugar de al vehículo automotor, por poseer sistemas de transporte público colectivo eficientes.
• r)Condominio: De conformidad con lo indicado en el Reglamento a la Ley Reguladora de la Propiedad en Condominio corresponde al inmueble susceptible de aprovechamiento independiente por parte de distintos propietarios, con elementos comunes de carácter indivisible.
• s)Construcción: Estructura con base permanente, fijada al suelo, que incluye obras de edificación, reconstrucción, alteración o ampliación, y que pueda ser objeto de permanencia temporal o permanente por una persona o grupo de personas.
• t)Continuidad Vial: Espacio físico existente entre dos o más vías públicas, incluidas en el mapa oficial, que en caso de ser habilitadas, permiten la unión de dichas vías, previamente discontinuas.
• u)Contribuciones Especiales: Obras o mejoras urbanas, no asociadas al impacto directo del proyecto, que conformidad con lo establecido en el artículo 70 de la Ley de Planificación Urbana, la municipalidad podrá solicitar, cuando así se justifique mediante estudios técnico - financieros.
• v)Demolición: Acto de destruir las bases, paredes, techos y cimientos de una construcción.
• w)Derecho de Vía: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU, es aquella área o superficie de terreno, propiedad del Estado, destinada al uso de una vía, que incluye la calzada, zonas verdes y aceras, con zonas adyacentes utilizadas para todas las instalaciones y obras complementarias. Esta área está delimitada a ambos lados por los linderos de las propiedades colindantes en su línea de propiedad.
• x)Derechos de Edificabilidad: Aprovechamiento urbanístico otorgado a una determinada propiedad, referido a la cantidad de metros cuadrados edificables que son permitidos en dicho predio.
• y)Diseño de Sitio de la Urbanización: En concordancia con el Reglamento de Fraccionamiento y Urbanizaciones del INVU, corresponde a la Información básica sobre un proyecto de urbanización o conjunto residencial incluida en una lámina, que contiene la distribución de lotes, indicación de accesos, áreas públicas, curvas de nivel a cada metro, nombre y tipo de proyecto, ubicación, colindantes, frente y fondos de lotes, línea de construcción, rampas, afectaciones al predio, ampliación vial, detalles de aceras, pavimentos, curva típica, secciones transversales de las calles, acotar las áreas de protección definidas en la Ley Forestal, Ley N°7575, sus reformas o normativa que la sustituya; también contiene los lotes numerados, calles con número o nombre y otros elementos. Incluye además la tabla de áreas según el tipo de proyecto, y tabla con los requisitos del POT.
• z)Equipamiento Público: Aquellos inmuebles públicos en los que se brindan servicios de carácter público a la colectividad. Incluye escuelas, colegios, universidades, mercados, bibliotecas, instalaciones deportivas, equipamientos culturales, centros cívicos, centros de salud, entre otros.

aa) Espacio Público: Aquel espacio o inmueble de propiedad, dominio y uso público, dotado de la infraestructura necesaria para satisfacer las necesidades colectivas de la población (ocio, recreación, intercambio y expresión social, cultural e histórica, cohesión social, salud, educación, entre otras). Se caracteriza por ser visible, de carácter colectivo, actuar como centralidad y ser accesible a toda la población.

bb) Factores de Molestia o Riesgo Potencial: Son aquellas externalidades que derivadas de la actividad humana, pueden generar molestias o incluso un eventual riesgo a la integridad física de las personas (malos olores, ruidos, presencia de sustancias inflamables, etc).

• cc)Fraccionamiento con Fines Urbanísticos: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU, es todo aquel fraccionamiento realizado frente a calle pública existente que debe ceder área pública de conformidad con el artículo 40 de la Ley de Planificación Urbana y que debe asumir la construcción de infraestructura y la dotación de servicios básicos para las parcelas resultantes. El POT define los sitios y las condiciones en que el mismo será permitido.

dd) Fraccionamiento Simple: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU, es todo aquel fraccionamiento realizado frente a calle pública existente. El POT define los sitios y las condiciones en que el mismo será permitido.

ee) Fragilidad Ambiental: Capacidad de soporte ambiental que un determinado territorio tiene para albergar las actividades humanas, el cual se determina a partir de un análisis multi -factorial (análisis de la composición del suelo, la capacidad de recarga hídrica, los factores de riesgo natural, etc.), conforme al procedimiento dispuesto en el Decreto 32967-MINAE.

ff) Diseño Transversal: Dibujo arquitectónico de la sección transversal de una vía pública, acceso excepcional o cualquier otro acceso.

gg)Gestión del Suelo: Conjunto de intervenciones e instrumentos que promueve la municipalidad de acuerdo con las políticas, iniciativas de la sociedad local y lineamientos de programas de desarrollo, que buscan asegurar la preservación del interés público frente al privado.

hh) Incentivos Urbanísticos: conjunto de incentivos que aumentan y mejoran los parámetros urbanísticos base, permitiendo un mayor aprovechamiento urbanístico.

• ii)Instrumentos de Planificación Territorial: Conjunto de documentos, insumos gráficos y cartográficos, por medio de los cuales se elaboran las políticas de aprovechamiento y uso del suelo en el territorio.

jj) Intermodalidad: característica de un sistema de transportes en virtud de la cual se utilizan de forma integrada al menos dos modos de transporte diferentes para completar una cadena de transporte puerta a puerta, permite, mediante un planteamiento global, una utilización más racional de la capacidad de transporte disponible.

kk)Licencia de Urbanización: se refiere al permiso de construcción, entendiendo que es una autorización que se otorga de previo al inicio de las obras, como garantía de cumplimiento con todos los requerimientos técnicos y legales, se perfecciona con el pago del canon correspondiente establecido por la Municipalidad, siendo éste un requisito obligatorio para que surta sus efectos.

• ll)Medidas de Mitigación: obras y acciones que debe realizar el desarrollador no solo dentro de los límites de su predio, sino también en el área de influencia directa del proyecto. Afectaciones al tránsito peatonal, vehicular y del transporte público, afectación a redes de servicios básicos, y afectaciones al ambiente, se considerarán como impactos urbanos susceptibles de ser atendidos mediante medidas de mitigación por parte del desarrollador.

mm) Mobiliario Urbano: Conjunto de elementos que ocupan un espacio público, con publicidad o sin ella, entre los cuales se incluyen: basureros, letreros, arborización, bancas, focos, faroles, hidrantes de agua, tensores, paradas de buses, casetas o Escampaderos, quioscos, teléfonos públicos, cabinas para taxis y todo tipo de señalamiento y nomenclatura urbana, ya sea de carácter público o privado.

nn)Movilidad: Se refiere a las formas de desplazamiento que utiliza la ciudadanía en un territorio. Incluye las rutas y tiempos de desplazamiento, las necesidades de toda la población y los diversos modos de desplazamiento utilizados (ej. peatonal, en medios no motorizados -bicicletas y otros-, vehicular, en transporte masivo, teleférico, aéreo, naval, entre otros).

oo)Obra Mayor: Estructura con pilares o base permanente, fijada al suelo, que incluye obras de edificación, reconstrucción, alteración o ampliación, pero que no puede ser objeto de permanencia temporal o permanente por una persona o grupo de personas, tales como obras de infraestructura.

pp)Obra Menor: toda obra menor a 30 metros cuadrados de área, que no incluya modificaciones al sistema estructural, eléctrico o mecánico del inmueble, y cuyo costo no exceda el equivalente a diez salarios base, calculado conforme a lo dispuesto en el artículo 2 de la Ley N.º 7337, de 5 de mayo de 1993.

qq) Ordenamiento Territorial: Disciplina científica, política pública y actuación administrativa realizada por una entidad estatal o local, cuya finalidad en cualquiera de sus ámbitos de injerencia, es establecer un marco de referencia espacial necesario para organizar, de forma equilibrada y teniendo en consideración las limitantes y potencialidades existentes en el territorio en particular, las distintas actividades humanas, ya sean de naturaleza residencial, productiva o de protección de los recursos naturales.

rr) Permeabilidad Visual: Lineamientos de diseño constructivo que permiten y facilitan la observación del espacio público desde los espacios internos de una construcción, y viceversa.

ss) Plan Regulador: instrumento de planificación local que define un conjunto de planos, mapas, reglamentos, o cualquier otro documento, gráfico o suplemento, la política de desarrollo y los planes para la distribución de la población, usos de la tierra, vías de circulación, servicios públicos, facilidades comunales, y construcción, conservación y rehabilitación de áreas urbanas. Para efectos de interpretar el presente reglamento y en concordancia con lo dispuesto en el artículo primero, el plan regulador se podrá denominar también plan de ordenamiento territorial (POT).

tt) Plan de Ordenamiento Territorial (POT): es el instrumento técnico, normativo y administrativo para la gestión de territorio, mediante el cual se planifica y regula el uso, ocupación y transformación del espacio físico urbano y rural, que orienta y optimiza las modalidades de ocupación. Puede entenderse como un instrumento de pacto social entre la población, el Estado y su territorio.

uu) Plan Urbanístico Detallado: es un instrumento que promueve un ejercicio de diseño urbano integral, para áreas determinadas del suelo urbano o de expansión que presenta una configuración predial compleja, donde figuran varios predios y varios propietarios.

Este instrumento permite detallar la asignación de los parámetros urbanísticos establecidos en el POT, definir el trazado de vías públicas y la ubicación de equipamientos e infraestructura que, de manera concertada, los actores se comprometen a seguir, como parte de los acuerdos alcanzados con la Municipalidad a efectos de obtener incentivos. Todo lo anterior, en estricto apego de las disposiciones establecidas en el POT.

• vv)Prácticas Incentivables: Conjunto de buenas prácticas asociadas a la habilitación y conservación del tejido urbano, configuración del espacio público, gestión ambiental y sanitaria, movilidad, etc., las cuales dan acceso al régimen de incentivos urbanísticos contemplados en el POT.

ww) Predio: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU se conoce como la porción formada por una o varias parcelas contiguas, interdependientes entre sí, y que ubicado en una sola provincia, pertenece a uno o varios propietarios o poseedores.

• xx)Programa de Mejoramiento Barrial: Es una estrategia de intervención, a escala barrial, que busca mejorar las condiciones de habitabilidad de la población y revitalizar tanto los espacios públicos, como la red social de los barrios.

yy) Programa de Renovación Urbana: Conjunto de acciones y proyectos, ejecutados de manera secuencial, simultánea o ambas, que pretenden la intervención específica del área de renovación urbana definida en el POT para mejorar las condiciones urbanas de la zona delimitada. Los proyectos de Renovación Urbana pueden ser promovidos por iniciativa pública, privada o mixta pero siempre deberán ser aprobados por la Municipalidad de conformidad con el artículo 52 de la Ley de Planificación Urbana.

zz) Promotor(a) Urbanístico(a) o Desarrollador(a): Toda persona, física o jurídica, encargada de un proyecto constructivo o de una operación de transformación del suelo, cuya finalidad sea la habilitación de dicho predio para el uso de dos o más viviendas.

aaa) Régimen Dinámico de Zonificación: Metodología de clasificación y zonificación de usos y actividades urbanas, que no incluye parámetros urbanísticos representados por valores fijos o estáticos, propio de la zonificación tradicional, sino que define parámetros dinámicos y cambiantes, los cuales varían en función de la implementación de las prácticas incentivables y el régimen de incentivos, incluido en la zonificación.

bbb) Tanque Séptico Mejorado: Es la combinación de la tecnología de un tanque séptico convencional con un filtro anaeróbico de flujo ascendente. Se basa en una técnica compuesta por dos o más unidades colocadas en serie para el tratamiento de las aguas residuales, antes de la disposición final de las aguas tratadas, ya sea por infiltración en el suelo o vertido en un cauce de flujo permanente.

• ccc)Tejido Urbano: Estructura urbano-espacial integrada por sistemas conexos y complementarios entre sí, como lo son: configuración predial, vialidad, uso de suelo e infraestructura. Los anteriores sistemas, delimitan un núcleo urbano determinado de escala variable.

ddd) Territorio: El territorio es el espacio físico (subsuelo, suelo y espacio aéreo) delimitado por las personas en términos políticos y administrativos, por lo que se reconoce por sus límites cantonales, provinciales o nacionales. Lleva implícito las nociones de apropiación, ejercicio del dominio y control de una porción de la superficie terrestre, pero también contiene las ideas de pertenencia y de proyectos que una sociedad desarrolla en un espacio dado.

eee) Transformación del Suelo: Modificación del estado natural del suelo en el que se encuentra un predio, o de un predio parcialmente urbanizado, por medio de una operación de transformación, y su conversión a otro tipo de categoría de suelo, o bien a otra actividad.

fff) Urbanización: De conformidad con el Reglamento de Fraccionamiento y Urbanizaciones del INVU es el fraccionamiento y habilitación de un terreno para fines urbanos, mediante apertura de calles y provisión de servicios. Las calles de las urbanizaciones son calles públicas.

ggg) Uso Mixto: Todo desarrollo urbano o suburbano, barrio, manzana, e incluso un solo inmueble, en el cual exista mezcla o combinación de usos residenciales, comerciales, culturales, institucionales o industriales, y donde las funciones estén física y funcionalmente integradas.

hhh) Valor Paisajístico: Se refiere a la valoración que hace de un paisaje la población (valoración social) y los expertos, con base en su calidad, la cual está determinada por los siguientes parámetros: conservación, gestión, orden, dinamismo, diversidad y singularidad con relación a los paisajes del país y/o la región, continuidad, potenciación de referentes y valores tangibles e intangibles (históricos, ecológicos, estéticos, sociales, productivos, simbólicos, identitarios, entre otros), nivel de contaminación, posibilidad de disfrute sin poner en riesgo su patrimonio, atinencia social y cultural, entre otros.

• iii)Visado: Acción de reconocer o examinar un instrumento, documento o certificación para otorgar su visto bueno.

Por medio del POT se articula el Modelo de Ordenamiento Territorial (MOT) a escala local para el cantón de San Pablo, el cual es implementado a partir de la definición de un régimen de clasificación de suelo para el cantón, previamente concertado con la comunidad, a partir de los los resultados obtenidos del proceso de planificación participativa impulsado por el gobierno local, el cual incluyó la elaboración de un diagnóstico y pronóstico territorial, como etapas previas a la concertación del MOT.

Por medio de la definición, adopción e implementación de un Modelo de Ocupación Territorial para San Pablo, establecido a partir de la configuración actual del territorio y de las potencialidades y limitantes ambientales presentes en el mismo, el POT persigue como fin último, ofrecer los conceptos y herramientas necesarias para que San Pablo pueda transformar su dinámica actual de "ciudad-dormitorio" en continua expansión, a un MOT orientado a promover el desarrollo sostenible regional y local.

El Modelo de Ocupación impulsado por el POT, presenta como sus principales objetivos, la consolidación de oferta de uso mixto en los nuevos núcleos urbanos de desarrollo definidos a partir del proceso de planificación previamente realizado y su integración a través de corredores de servicios y uso mixto; la definición de corredores ambientales y redes de espacios públicos debidamente articuladas para promover los elementos de valor paisajístico, ambiental y patrimonial; la densificación y restructuración de los espacios previamente urbanizados para generar una mayor accesibilidad a vivienda y servicios públicos y sociales; la implementación de una adecuada gestión de riesgo para la prevención de desastres naturales (enfocada a la relocalización de viviendas en situación de riesgo y a prevenir la ocupación de dichos espacios); y la consolidación de un sistema de transporte que promueva el transporte multimodal, cuyo principal elemento será el TRP (Tren Rápido de Pasajeros), con la finalidad de garantizar una mayor accesibilidad universal al territorio urbano.

El MOT; permitirá consolidar y conectar las distintas áreas de expansión del municipio con otros municipios de la GAM de forma más eficiente y resiliente, a partir de la localización estratégica de las actividades de comercio y servicios especializados en torno a la línea Férrea, con la finalidad de impulsar procesos de urbanización que detonen el desarrollo económico y social orientado al transporte.

El POT de San Pablo se aplicará en todo el territorio comprendido entre los límites municipales del cantón de San Pablo, de conformidad con los límites político-administrativos establecidos en la Ley 2789 del 18 de julio de 1961, la Ley 7894 del 8 de julio de 1999, y el Decreto N° 34914-MG del 3 de diciembre del 2008. Su aplicación deberá respetar, cuando corresponda y sin perjuicio de lo anteriormente indicado, las disposiciones legales establecidas en otros instrumentos de alcance general. Cualquier modificación normativa de los límites municipales que configuran el territorio del cantón de San Pablo, generará por otro lado, la obligación de parte de la municipalidad de actualizar el Plan, para ajustar el instrumento a los nuevos parámetros territoriales. Las anteriores precisiones se deberán tomar en consideración, particularmente en lo que respecta a las diferendos existentes o futuros sobre límites aplicables, con los cantones vecinos.

En la aplicación e interpretación de la normativa desarrollada en el presente instrumento reglamentario, se deberá aplicar sin excepción alguna, los principios y conceptos desarrollados en instrumentos nacionales e internacionales referidos a buenas prácticas de desarrollo sostenible, en particular, los Objetivos de Desarrollo Sostenible, la Nueva Agenda Urbana, el Acuerdo de París, la Carta Mundial del Derecho a la Ciudad, el Plan GAM 2013, el Plan Nacional de Ordenamiento Territorial y la Política Nacional de Ordenamiento Territorial. Asimismo, se deberán considerar de forma específica, las siguientes premisas conceptuales y metodológicas, en la gestión del territorio local:

• a)Sostenibilidad Territorial. De conformidad con lo establecido en convenciones, instrumentos programáticos y declaraciones internacionales suscritas por el Estado costarricense, así como en la legislación nacional, se deberá procurar el desarrollo más equilibrado, a través de la definición de parámetros de gestión del suelo conformes con la fragilidad ambiental vigente para el territorio, e impulsando políticas y procesos productivos dirigidos a asegurar un desarrollo social y económico equitativo para sus habitantes.
• b)Función Social de la Propiedad. Se reconoce conforme a la jurisprudencia reiterada de la Sala Constitucional y en particular el voto 4205-96 de dicho Tribunal, la función social de la propiedad, principio que reconoce la posibilidad de establecer limitaciones al derecho de propiedad con fundamento en la legislación vigente, mediante disposiciones que de ninguna manera vacían dicho derecho sino que lo condicionan y definen, para articularlo con el interés público asociado a la gestión armónica de los intereses de la colectividad.
• c)Derecho a la Ciudad. Se reconoce el derecho a la ciudad de los habitantes de San Pablo, lo cual implica que toda persona tiene derecho al disfrute pleno de la ciudad, el cual se fundamenta en los principios de inclusión social, participación, igualdad, sustentabilidad y respeto a la diversidad cultural. El derecho a la ciudad es un derecho colectivo y difuso, que garantiza el ejercicio pleno de los derechos humanos, la función social de la ciudad, la distribución equitativa de los bienes públicos y la gestión democrática y participativa del territorio.
• d)Participación Ciudadana. Todos los habitantes del territorio tienen derecho de manifestar sus opiniones e ideas, así como de participar activamente en la elaboración de políticas e instrumentos definitorios del modelo de desarrollo territorial, a nivel local, regional y nacional.
• e)Compatibilidad Entre la Planificación Territorial, Regional y Local. Se establece la obligación de respetar e implementar en sus políticas territoriales locales, las políticas y directrices de carácter nacional y regional, y de igual forma, de no desconocer, mediante el mantenimiento o la promulgación de normativa local, las disposiciones, prohibiciones, y directrices territoriales contenidas en los instrumentos regionales. Lo anterior, siempre que dichas políticas y directrices no contravengan, por motivos técnicos o jurídicos debidamente fundamentados, los intereses territoriales del cantón.
• f)Mutabilidad del Territorio. de conformidad con el cual se reconoce la naturaleza dinámica del territorio, y se asume por parte de todos los órganos municipales con competencias sobre el mismo, la necesidad de revisar y actualizar cuando corresponda, la normativa y los planteamientos que se implementen en las distintas unidades geográficas.
• g)Acatamiento Obligatorio de la Legislación Territorial. Se reconoce el carácter vinculante de todo el contenido reglamentario incluido en el presente instrumento de planificación local, siendo que cualquier violación incumplimiento de las disposiciones aludidas constituirá una falta objeto de una sanción de carácter administrativo o judicial, según corresponda.

Se adoptan los siguientes lineamientos de ordenamiento territorial de carácter general, los cuales deberán orientar la aplicación e interpretación del POT. De conformidad con lo anterior, el Plan deberá procurar:

• a)Orientar el desarrollo de la ciudad a partir del espacio público como esencia de la ciudad y componente central de su sistema estructurante.
• b)Estimular los desarrollos urbanísticos abiertos y la integración de sus cesiones al sistema general de espacio público.
• c)Incentivar los usos del suelo mixtos y garantizar la compatibilidad entre actividades y usos del suelo en inmuebles cercanos, como medio para propiciar la convivencia armónica y la vitalidad del entorno urbano.
• d)Promover el acceso equitativo al suelo con servicios públicos adecuados, estimulando el aprovechamiento adecuado del suelo urbanizable.
• e)Propiciar la eficiencia de la movilidad urbana del municipio, promoviendo una ocupación del suelo acorde con la capacidad del sistema vial y del sistema de transporte.
• f)Valorar, proteger y preservar el patrimonio histórico-arquitectónico y ambiental de la ciudad.
• g)Promover y fortalecer el desarrollo de programas de renovación urbana, y de igual forma, promover la densificación en sectores de localización estratégica y con buena dotación de infraestructura y transporte.
• h)Promover nuevas actividades económicas relacionadas o compatibles con la función ambiental, tales como la reforestación y el ecoturismo, en los suelos no urbanizables de protección ambiental.
• i)Controlar los procesos de impermeabilización del suelo con el objeto de preservar la recarga hídrica de los mantos freáticos.
• j)Priorizar el mejoramiento de la infraestructura para la movilidad peatonal y articularla convenientemente a un sistema de transporte público y privado intermodal.
• k)Generar, promover o apoyar procesos de participación en la formulación de planes urbanísticos detallados asociados al Plan de Ordenamiento Territorial.
• l)Propiciar el desarrollo integral y el mejoramiento de la calidad de vida de los habitantes del municipio en un marco de solidaridad social, responsabilidad ambiental y competitividad económica.
• m)Establecer de forma transversal en la aplicación de la normativa incluida en el POT, un sistema de cargas y beneficios entre la municipalidad y los particulares, por medio del cual se exigirá siempre una contraprestación al propietario del suelo por los beneficios que obtiene en términos de mayores aprovechamientos urbanísticos, con el fin de lograr mejores condiciones de vida de los habitantes de la ciudad.
• n)Evitar por medio del instrumento de planificación local, el uso irracional del suelo del suelo, por medio de disposiciones normativas que permitan la protección del mismo ante procesos prematuros de urbanización.
• o)Promover, mediante la implementación de sistemas de actuación por cooperación, la articulación y la acción de los sectores públicos, social y privado, para la realización de proyectos y obras específicas, que generen beneficios directos al entorno urbano.

Además de los lineamientos generales indicados, se deberá igualmente, y conforme a lo dispuesto en el Reglamento de Desarrollo Sostenible elaborado para el cantón de San Pablo, implementar los siguientes lineamientos ambientales de alcance regional, incluidos en el componente ambiental del Plan GAM 2013:

• a)Las áreas urbanas, preferiblemente las de mayor densidad poblacional, deben establecerse en las zonas de menor fragilidad ambiental del territorio, dado que presentan la mayor capacidad de carga para asimilar la presión que ejercen sobre el ambiente y los recursos naturales.
• b)El desarrollo urbano vertical deberá ser considerado como alternativa, particularmente en las zonas donde se presentan acuíferos en el subsuelo y el terreno en cuestión juegue un papel como área de recarga de los mismos. Se debe promover la sustitución de la cobertura horizontal urbana por un modelo de desarrollo vertical, que permite conservar más áreas verdes y de recarga acuífera.
• c)El desarrollo urbano controlado o condicionado, podrá promoverse en las áreas de mayor fragilidad ambiental, siempre que se adapten a las condiciones de limitantes ambientales identificadas y que faciliten la consecución de un equilibrio ecológico de los territorios sujetos a este tipo de desarrollo humano.
• d)Las áreas de muy alta fragilidad ambiental, particularmente aquellas localizadas en terrenos de alta pendiente y con coberturas boscosas, deben ser dedicadas a la protección, con especial prioridad, cuando se trate de áreas de recarga acuífera. El desarrollo urbano en estas zonas debe ser bien regulado y limitarse a una muy baja a baja densidad.
• e)Debe limitarse el desarrollo de obras de ocupación humana en zonas calificadas como de muy alta fragilidad a las amenazas naturales, a fin de evitar que se den situaciones de muy alto riesgo o peligro y eventuales daños con la ocurrencia de fenómenos naturales.
• f)Con el objeto de reducir sustancialmente los daños que anualmente se producen por inundaciones durante las épocas de lluvias más intensas, hacia las personas, seres vivientes, infraestructura y actividades humanas en general, se deberá evitar y corregir el desarrollo de obras dentro de los valles de inundación de los ríos.
• g)Todas las zonas en situación de deslizamiento o de susceptibilidad a estos fenómenos deben ser identificadas a fin de que sean monitoreados y en la medida de lo posible sujetos a procesos de recuperación y prevención de procesos de erosión, a fin de prevenir daños ambientales a los ecosistemas. Las condiciones de geoaptitud deben ser tomadas en cuenta para la planeación y ejecución de obras, a fin de que no se desarrollen taludes de relleno o en su defecto taludes de corte que incrementan el peligro de fenómenos de erosión y de deslizamientos.
• h)El saneamiento ambiental debe considerarse desde varios puntos de vista, siendo prioritario entre ellos el manejo de las aguas residuales de los diferentes tipos de actividades humanas. El uso de tanques sépticos debe ser restringido a territorios que sí dispongan de condiciones de geoaptitud adecuadas.
• i)En las áreas urbanas localizadas sobre zonas de recarga acuífera deben aplicarse medidas que favorezcan y mantengan la tasa natural de infiltración de aguas al subsuelo, y a su vez, se prevenga la sobrecarga de aguas pluviales a los cauces naturales.
• j)Las áreas ambientalmente más críticas y degradadas identificadas deben ser objeto de un plan de recuperación ambiental a corto, mediano y largo plazo, para promover la restauración de suelos y la regeneración natural de los ecosistemas.
• k)Las zonas cubiertas con bosques naturales en terrenos de propiedad privada deben ser promovidas para su conservación, pero dentro de un contexto que permite el aprovechamiento de sus bienes y el usufructo racional de dichas tierras.
• l)El paisaje debe ser protegido y su impacto por el desarrollo de actividades humanas debe ser regulado, de forma tal que el balance final sea positivo y el Valle Central siga siendo un lugar de alto atractivo paisajístico.
• m)El fortalecimiento institucional y la coordinación interinstitucional de las entidades públicas y privadas vinculadas con el desarrollo del territorio, debe partir en primera instancia de proceso de sensibilización y concientización por medio de la divulgación del POT y del involucramiento de todos los actores sociales en su desarrollo y ejecución.

La administración del POT estará a cargo del Departamento de Ordenamiento Territorial (DOT) de la municipalidad, o en su defecto de cualquier otro órgano municipal con competencias similares, de conformidad con la eventual estructura organizacional que pueda ser adoptada por el gobierno local, en el ejercicio de su autonomía organizativa, con posterioridad a la aprobación del POT. Dicho órgano será el encargado de organizar, fiscalizar y supervisar la aplicación del Plan por parte de los diferentes departamentos municipales. Como parte de sus funciones asociadas a la implementación del Plan, la Unidad deberá elaborar un informe anual y un informe quinquenal, el cual deberá presentar a la Administración la información recopilada con relación a la implementación efectiva del instrumento, para que ésta a su vez lo traslade al Concejo.

De conformidad con las disposiciones de los artículos 59 y 60 de la Ley de Planificación Urbana, se establece la Comisión del Plan Regulador, la cual será denominada Comisión Especial de Territorio y Ciudad (CETEC), órgano encargado de interpretar y velar por el cumplimiento del POT. La CETEC, conforme a su naturaleza de Comisión Especial adscrita al Concejo Municipal, velará por el cumplimiento del POT, una vez que el instrumento entre en vigor.

A partir de la fecha de entrada en vigor del POT, se establece un plazo ordinario de conformidad con el cual cada 5 años y de forma cíclica, el Departamento de Ordenamiento Territorial, realizará un informe quinquenal que trasladará a la Administración, para que éste a su vez lo traslade al Concejo con sus respectivas observaciones, con el objetivo de que en seno del órgano colegiado, se pueda analizar las eventuales modificaciones que se deben implementar al instrumento, como consecuencia de la evaluación realizada y de las necesidades territoriales y socioeconómicas que se puedan presentar, considerando la dinámica cambiante del territorio.

En un plazo máximo de dos meses a partir de la fecha en que el Concejo haya recibido el informe, el mismo deberá haber sido conocido y dictaminado por la CETEC, y conforme a las observaciones recibidas por dicha Comisión, el presidente del Concejo deberá convocar en ese mismo plazo a una sesión extraordinaria, para que dicho órgano tome los acuerdos municipales respectivos, para contratar o realizar los estudios requeridos para la modificación del POT. En el proceso de modificación y actualización del POT se deberán respetar las disposiciones establecidas en el artículo 17 de la Ley de Planificación Urbana.

(CETEC)

La CETEC estará conformada por miembros del gobierno local y de la sociedad civil, quienes desempeñarán sus funciones de forma ad-honorem, y podrá contar con un máximo de siete miembros propietarios y siete miembros suplentes, quienes siempre tendrán voz pero únicamente tendrán voto en las sesiones de la Comisión, ante la ausencia del propietario al cual sustituyen. La comisión, con independencia del número de miembros que sean asignados, deberá respetar una conformación impar, en cuanto al número respectivo de miembros propietarios y de miembros suplentes.

De la totalidad de los miembros que conforman la Comisión, se deberá incluir al menos a un representante propietario y un representante suplente por cada distrito, los cuales deberán contar necesariamente con un perfil profesional adecuado, o Territorial, Planificación Urbana, Vivienda y Gestión Municipal, en términos generales.

El resto de la Comisión estará conformada por al menos un miembro del Concejo Municipal con su respectivo suplente, y al menos dos miembros de la administración, de los cuales uno deberá ser necesariamente el funcionario encargado del Departamento de Ordenamiento Territorial, y su suplente, quien será designado por la administración. Para el cumplimiento de sus funciones, la municipalidad deberá proveer el apoyo logístico necesario, conforme a las necesidades y requerimientos de la Comisión.

Para la elección de los miembros de la comunidad que integrarán la CETEC, se deberá en un primer momento realizar asambleas distritales, una en cada distrito, convocadas al efecto por los Consejos de Distrito, a solicitud del Concejo Municipal, previo requerimiento de la Administración. Dicha convocatoria se deberá realizar en un plazo de un mes posterior a la publicación y entrada en vigencia del Plan, en lo que respecta a su primera conformación, o bien, en el mismo plazo de un mes, posterior al inicio de labores de los nuevos representantes locales electos, según corresponda conforme al inicio de cada nuevo período del gobierno municipal.

Una vez iniciada la asamblea, conforme al orden del día que cada Concejo de Distrito establezca, se dará oportunidad a los participantes para que propongan candidatos o candidatas que cumplan con los perfiles profesionales indicados en el artículo anterior, a ocupar el puesto de representante comunal ante la CETEC. El candidato que reciba más votos en la asamblea será el miembro propietario, y quién le siga en número de votos será su suplente.

Para la realización de las asambleas distritales de elección de los miembros de la CETEC, la Administración podrá facilitar una guía con insumos metodológicos, con la finalidad de asegurar un proceso objetivo y acorde a las funciones que deberá desempeñar el Órgano colegiado.

El Concejo municipal deberá ser informado de los representantes comunales electos ante la CETEC, por parte de los Concejos de Distrito respectivos, en un plazo de 8 días hábiles posterior a su designación, y en la sesión posterior a dicha comunicación, el Concejo deberá acordar y nombrar a sus representantes, propietarios y suplentes, ante la Comisión.

En el mismo acto en que designe a sus representantes, el Concejo deberá convocar de igual forma a los miembros representantes de la comunidad, así como a quien ocupe el cargo de jefe del Departamento de Ordenamiento Territorial de la municipalidad, para la juramentación respectiva de todos los miembros de la CETEC, con la finalidad de dar inicio a la gestión de dicha comisión como órgano de este Concejo.

En lo que respecta al nombramiento del miembro suplente de la administración, éste será designado por la alcaldía, una vez recibida la recomendación por parte del Departamento de Ordenamiento Territorial, debiendo comunicar su decisión al Concejo en un plazo de 8 días hábiles previo al acto de juramentación de los miembros de la Comisión, a efectos de que pueda ser debidamente convocado y juramentado en dicha oportunidad.

El Departamento deberá acreditar ante la alcaldía, la idoneidad técnica de la persona escogida como su suplente, pudiendo siempre la Administración designar a otro funcionario, mediante criterio técnico y motivado que justifique dicha decisión y el rechazo a la recomendación realizada por la DOT.

Los miembros de la CETEC permanecerán en sus cargos por todo el periodo de gobierno para el cual fueron nombrados, y para el caso de los miembros de la sociedad civil, podrán ser reelegidos de forma consecutiva hasta por dos períodos de gobierno seguidos, y con alternancia de periodos, sin límite de reelección establecido, para las conformaciones sucesivas de la Comisión. Los representantes de la municipalidad podrán asimismo, continuar como miembros, siempre que se mantengan en sus cargos y sean expresamente designados por el nuevo gobierno local electo.

Los miembros de la CETEC, una vez electos y juramentados, nombraran en su primera sesión, un directorio conformado por un Presidente y Secretario de la Comisión. Las labores de Secretaría podrán ser desempeñadas de igual forma, por la Secretaría del Concejo, la asistente de Secretaría o quien la municipalidad designe a tal efecto, en caso de que así lo solicite la Comisión y exista la disponibilidad de personal para realizar dichas funciones.

Le corresponde al Presidente de la Comisión:

• a)Elaborar el orden del día.
• b)Abrir, cerrar o suspender la sesión.
• c)Convocar a sesiones extraordinarias cuando así lo solicite un mínimo de dos miembros de la Comisión.
• d)Someter a votación los asuntos tratados y anunciar el resultado de cada votación.
• e)Representar a la comisión en todos aquellos eventos locales, nacionales e internacionales.
• f)Firmar con el secretario las actas

Le corresponde al Secretario, o a quien realice dichas funciones al servicio de la Comisión:

• a)Levantar y confeccionar el acta de cada sesión en donde se hará constar los acuerdos tomados.
• b)Firmar junto con el presidente las actas.
• c)Llevar las actas en un libro foliado y sellado por la Municipalidad.
• d)Formar un expediente por cada asunto o proyecto presentado.
• e)Transcribir o notificar los acuerdos de la Comisión o cualquier otra función que la Comisión le encargue.
• f)Leer la correspondencia recibida.
• g)Redactar y firmar la correspondencia a enviar.

Le corresponde a la CETEC las siguientes funciones:

• a)Servir de enlace entre la empresa, consorcio, equipo profesional, ente o institución que elabore las modificaciones o actualizaciones futuras al POT (en aquellos casos en que la municipalidad contrate los servicios y no realice las modificaciones o actualizaciones por cuenta propia), y la Municipalidad, SETENA, el INVU y demás instituciones, según corresponda.
• b)Velar porque se cumpla la Ley de Planificación Urbana en relación con las disposiciones de los planes reguladores.
• c)Denunciar ante el Concejo Municipal, cuando se determine o presuma que existen incumplimientos de la legislación actual en la elaboración de los planes de ordenamiento territorial en el Cantón.
• d)Participar activamente en los talleres y reuniones que se convoquen por el ente que esté elaborando o actualizando el POT para conocer la visión de la sociedad civil sobre las nuevas propuestas del Cantón.
• e)Vigilar y fiscalizar que los profesionales que eventualmente se contraten para elaborar las modificaciones al POT, en caso de que así lo decida la municipalidad, lleven a cabo una amplia divulgación en todos los distritos para que los ciudadanos y las diferentes organizaciones participen en los talleres que sean convocados.
• f)Fiscalizar que las diversas observaciones e inquietudes de los ciudadanos y sus organizaciones sean conocidas y analizadas por parte del equipo profesional que eventualmente se contrate para modificar o actualizar el POT.
• g)Fiscalizar que la visión del Cantón sea equilibrada con respecto a todos los intereses de los y las ciudadanas que participaron en los talleres.
• h)Informar periódicamente al Concejo Municipal sobre el avance en la elaboración de las modificaciones o actualizaciones del POT, cuando así proceda.
• i)Atender y tramitar lo correspondiente a las interrogantes que presenten los ciudadanos, relacionadas con el POT, con posterioridad a la audiencia pública, conforme a lo indicado en el artículo 17 de la Ley de Planificación Urbana.
• j)Atender, emitir criterio y tramitar las denuncias en contra de particulares o de funcionarios públicos, por incumplimientos en perjuicio de las disposiciones del POT, de conformidad con lo indicado en el artículo 23 del presente reglamento.
• k)Velar porque todas las mociones que se presenten antes, durante y después de la audiencia pública se analicen y respondan. Para este cometido, se recogerán, analizarán y sistematizarán las respuestas, conforme a las disposiciones metodológicas que serán definidas en un instrumento normativo local, aprobado a tal efecto.
• l)Vigilar que la administración municipal incluya en el presupuesto municipal los recursos necesarios para la implementación y el mantenimiento del POT.
• m)Coordinar con otras comisiones de ordenamiento territorial de los cantones limitantes en temas atinentes a sus funciones (escorrentías, urbanizaciones, problemas limítrofes, conectividad vial, ambiente, salud, etc.).
• n)Fiscalizar y dar seguimiento a la realización de los proyectos de renovación urbana que se promuevan en el cantón, de conformidad con las disposiciones del capítulo sexto del POT.
• o)Asesorar al Concejo municipal, mediante la emisión del criterio respectivo sobre la interpretación adecuada del POT, para la aprobación de anteproyectos, licencias de construcción y urbanización en proyectos urbanísticos (urbanizaciones y fraccionamientos con fines urbanísticos) condominios y proyectos de construcción mayores a 1000 m2 de área constructiva. En este caso será necesario que la CETEC indique de forma expresa en el criterio indicado, que el proyecto o solicitud presentada se ajusta a los principios y lineamientos del POT.

Para el cumplimiento de las funciones previamente indicadas, la CETEC podrá solicitar criterios técnicos a funcionarios de la administración municipal, así como a asesores técnicos externos, para lo cual el Concejo y la Administración le brindarán el apoyo logístico y financiero necesario, según corresponda.

En caso de renuncia de un miembro propietario representante de la comunidad o de su expulsión, de conformidad con lo dispuesto en el artículo 21 del presente Reglamento, el miembro suplente ocupará su puesto como miembro propietario, y será juramentado por el Concejo.

En caso de que se produzca una renuncia sucesiva y un distrito se quede sin representación ante la Comisión, la Comisión deberá informar al Concejo, para que éste a su vez informe a la Administración de lo sucedido, y de forma conjunta, ambos órganos puedan proceder a coordinar con el Concejo de distrito respectivo, en un plazo máximo de un mes, la asamblea distrital para la designación de dos nuevos miembros, uno propietario y uno suplente, según el procedimiento previamente indicado en este capítulo.

La Administración Municipal brindará un espacio físico dentro de las instalaciones de la municipalidad para que la Comisión pueda sesionar, en el interés de procurar otorgarle a la CETEC, las mismas condiciones para sesionar que a las otras comisiones del Concejo.

Las sesiones, las cuales serán públicas, serán convocadas por el presidente de la Comisión con un mínimo de 24 horas de antelación, indicando lugar, día y hora para la sesión, y las mismas se celebrarán de acuerdo con el volumen de trabajo existente, respetando como mínimo la celebración de una sesión mensual, pero con la posibilidad de celebrar sesiones semanales, si así se considera necesario, en razón de la cantidad o complejidad de los asuntos a ser conocidos por la CETEC.

La Comisión podrá sesionar extraordinariamente en cualquier otro lugar del Cantón, siempre y cuando así? se decida a lo interno, por simple mayoría de votos, y siempre que se cuente con el quórum mínimo para sesionar, el cual quedará constituido con la presencia de la mitad más uno de los miembros que conforman la Comisión, tanto para las sesiones ordinarias como extraordinarias.

Cualquier iniciativa deberá? ser presentada por escrito a modo de moción y debidamente firmada por al menos dos miembros de la Comisión, y se deberá resolver todos los asuntos que sean sometidos a conocimiento de la Comisión por votación decidida por mayoría simple, a falta de acuerdo unánime, quedando firmes en el momento de su votación.

En caso de que existan criterios contradictorios y por lo tanto no haya unanimidad en el seno de la Comisión sobre la resolución de un determinado asunto entre sus integrantes, se interpretará como el criterio técnico oficial de la administración, el que sea presentado ante la CETEC por su representante. De igual forma, existirá la posibilidad de presentar dictámenes de minoría por parte de los integrantes de la Comisión, a efectos de que dichas posiciones puedan ser conocidas por el Concejo, de previo a la toma de acuerdos relativos a la implementación específica del POT.

Ante los criterios, informes y demás actuaciones que realice la Comisión, no se podrán presentar recurso alguno, dado que los mismos no producen efectos de forma directa sobre los administrados, debiendo dirigirse cualquier reclamación de forma directa en contra de los acuerdos del Concejo Municipal que aprueben o rechacen dichos dictámenes. Dichos recursos se deberán tramitar de conformidad con las disposiciones del Código Municipal.

El DOT es el responsable de promover por parte de la municipalidad, el desarrollo sostenible del territorio, por medio de la aplicación del POT.

En la implementación, ejecución y supervisión del POT, y en concordancia con el Manual de Organización y Funciones y el Manual Descriptivo de Puestos de la municipalidad, la DOT deberá realizar las siguientes funciones:

• a)Representar técnica y administrativamente a la municipalidad, en los procesos de consultoría que se llevan a cabo para formular, actualizar, modificar y mejorar el Plan. Incluye la responsabilidad sobre los recursos financieros destinados para tal fin.
• b)Proponer las directrices administrativas necesarias que emita la Dirección de Desarrollo Urbano y la Alcaldía para unificar criterios en la aplicación del POT, la aclaración de enunciados y la ampliación del alcance de una política pública definida o parte de esta.
• c)Proponer, coordinar y participar activamente en la elaboración de los instrumentos complementarios requeridos, de naturaleza técnica o jurídica, para implementar e instrumentalizar las disposiciones del POT en el territorio local.
• d)Realizar el inventario, control, mantenimiento y emisión de criterios técnicos respecto al Reglamento de Mapa Oficial, mediante el cual se determinan las propiedades que conforman el demanio público (calles, parques, juegos infantiles, facilidades comunales, equipamientos, etc.) así como las necesidades de suelo que pueda tener la municipalidad a futuro. En consideración de lo anterior, recae sobre esta sección la responsabilidad de dar criterio técnico para determinar si una vía o una propiedad pertenecen al dominio público.
• e)Realizar el inventario, control, mantenimiento y emisión de criterios técnicos respecto a la definición de las áreas previamente urbanizadas utilizando sistemas de información geográfica.
• f)Emitir criterios técnicos respecto a la aplicación y/o combinación de incentivos y cargas urbanísticas para la consecución de las metas establecidas en el POT.
• g)También es su responsabilidad llevar un inventario de los compromisos adquiridos en En caso de que existan criterios contradictorios y por lo tanto no haya unanimidad en el este ámbito por el municipio (los incentivos concedidos al administrado) y por los administrados (las cargas urbanísticas, las medidas de mitigación de impacto, las contribuciones especiales y las prácticas incentivables determinadas en cada caso en específico).
• h)Analizar, promover y emitir criterios técnicos respecto a la aplicación de instrumentos de gestión del suelo incluidos en el POT, como puede ser la aplicación de la tasa de valorización para la construcción de obras públicas, concesión onerosa del derecho de construcción, transferencia de potencial constructivo, reajuste de terrenos, entre otros.
• i)Establecer, administrar y alimentar un sistema de indicadores que permita dar seguimiento a las políticas promovidas a través del POT con el fin de contar con información fidedigna respecto al alcance de la normativa implementada y determinar futuras modificaciones al instrumento de planificación.
• j)Coordinar y desarrollar proyectos de renovación urbana y planes urbanísticos detallados, tal y como lo estipula la Ley de Planificación Urbana y la normativa del Plan.
• k)Promover y emitir criterios respecto a instrumentos de planificación territorial de escala detallada o sectorial que se definan en el POT como planes urbanísticos detallados, planes maestros (master plan), planes de infraestructura pública, entre otros.
• l)Asesorar y capacitar a los distintos órganos que conforman la estructura municipal, en los nuevos conceptos, instrumentos y metodologías introducidas por el POT. Para lograr dicho objetivo, se podrá recurrir a la organización de talleres o capacitaciones, entre otras estrategias dirigidas a capacitar el personal encargado de ejecutar las disposiciones del Plan.
• m)Promover proyectos estratégicos para la articulación del POT en materia de infraestructura y equipamiento público, los cuales podrán ser desarrollados por la municipalidad de forma directa, o mediante la articulación de alianzas con sujetos públicos o privados.
• n)Desarrollar y coordinar una estrategia permanente de comunicación, dirigida a informar a la comunidad acerca de los elementos principales del POT, y en particular, con relación a los cambios sobrevenidos en la gestión territorial municipal como consecuencia de su implementación en el territorio local. Se deberán organizar talleres, conversatorios, concursos, cursos, entre otras actividades que puedan ser propuestas para lograr una efectiva comprensión del instrumento por parte de los vecinos del cantón.
• o)Realizar los informes anuales y quinquenales contemplados en los artículos 6 y 8 del presente Reglamento, con el propósito de informar a la Administración y a la CETEC, sobre el proceso de implementación del POT, y con relación a las eventuales modificaciones que sea necesario incorporar al instrumento.

La CETEC notificará al Concejo Municipal, previa realización del debido procedimiento que se describe en el presente artículo, acerca de la solicitud de destitución de algunos de los miembros de la Comisión, cuando alguno incurra en las siguientes causales:

• a)Por violación evidente comprobada de la leyes y reglamentos que regulan esta materia, así como a la normativa legal que rige las buenas costumbres y la moral pública.
• b)Por cambio de domicilio que implique que el miembro deje de residir en el Cantón.
• c)Cuando un funcionario Municipal o un regidor renuncie o deje de laborar para la Municipalidad.
• d)Cuando algún miembro por diversas razones dejó de asistir a tres sesiones en forma consecutiva e injustificada, o bien no asista a cinco sesiones en forma alterna e injustificadas, durante un año.

La recomendación de separación podrá ser formulada por cualquier miembro de la Comisión, siempre que el miembro del cual se solicita su remoción, se encuentre presente, y deberá ser votada por la mayoría simple de los miembros presentes en la sesión en que se conozca la petición, para ser conocida por la Comisión. En caso de que se vote en favor de conocer la recomendación, y una vez expuestas las razones por el miembro proponente para solicitar la separación, y escuchado de igual forma al miembro objeto de la solicitud de separación, la Comisión deberá votar, acordando o rechazando la solicitud, y posteriormente deberá comunicar su recomendación al Concejo, para que éste órgano tome los acuerdos respectivos.

Sin perjuicio de lo dispuesto en el capítulo quinto del POT con relación a las demoliciones, todo acto violatorio del POT y sus reglamentos que se cometa por parte del profesional responsable de un proyecto, del propietario del inmueble, de sus representantes legales, o por cualquier administrado, se sancionará de la siguiente forma por parte de la administración municipal.

• a)Clausura del Local: Procederá cuando se instalen, realicen o desarrollen actividades comerciales o de servicios, en edificios o construcciones ya existentes, que impliquen un uso que no concuerde con la zonificación indicada. El local deberá permanecer clausurado en tanto no cumpla con el trámite respectivo y proceda a cancelar la multa respectiva, equivalente al cincuenta por ciento (50%) del importe anual de la patente.
• b)Suspensión de Obra: Procederá contra toda obra que se ejecute en contravención de la zonificación establecida, así como en caso de contravención de las condiciones y de los acuerdos que otorgaron la licencia constructiva al administrado. Para la aplicación de la sanción se podrá solicitar el auxilio de la Fuerza Pública, y la misma se mantendrá en todos sus efectos hasta que el infractor no se ajuste o cumpla las previsiones normativas comprendidas en el presente Reglamento, y proceda a cancelar la multa respectiva, equivalente a diez veces el importe del monto cobrado por el permiso de construcción.
• c)Suspensión de la Obra o de las Actividades y Demolición de la Obra: En caso de riesgo inminente a la seguridad de las personas y bienes, por la naturaleza o estado de la construcción, remodelación u otro de edificaciones, infracción insubsanable al POT, podrá la municipalidad, previa valoración de dicha circunstancia, ordenar la demolición o destrucción de la obra, por cuenta y a cargo del infractor.

En caso de recurrencia, la Municipalidad podrá realizar dicha acción con personal municipal y proceder ejecutoriamente al cobro de los costos o gastos incurridos. Se aplicarán además todas las sanciones civiles y penales contempladas en las Leyes especiales, tales como pero no limitadas a la Ley de Planificación Urbana, La Ley de Construcciones, El Código Municipal, La Ley Orgánica del Ambiente y Ley Forestal.

Todo incumplimiento del POT por parte de un funcionario municipal o de otra institución estatal, será susceptible de ser denunciado y de generar responsabilidades administrativas, civiles y penales en su contra.

Dicha situación, en el caso de los empleados municipales, puede conllevar al despido sin responsabilidad patronal para la municipalidad, previa realización del debido procedimiento administrativo contemplado en la Ley General de la Administración Pública. Ante el conocimiento de una situación en donde se presuma el incumplimiento del POT por parte de un funcionario, se deberá presentar la denuncia ante la Administración, la CETEC o el Concejo, siempre que dichos funcionarios no sean objeto de la denuncia planteada ante dichos órganos, a efectos de que dichos órganos canalicen las denuncias respectivas, ante las instancias correspondientes.

OFICIAL

El presente capítulo regula lo concerniente al mapa oficial, el cual de conformidad con lo dispuesto en el artículo 42 de la Ley de Planificación Urbana, se define como el mapa o conjunto de mapas que de forma expresa indica los trazados de vías públicas y áreas de reserva para usos y servicios comunales, sean aquellas áreas de calles, plazas, jardines, parques u otros espacios abiertos de uso público y general. Se incluye en el Mapa Oficial, identificado como anexo primero del POT, las áreas entregadas al uso público, como aquellas demarcadas preventivamente, incluidas las continuidades viales y las áreas de reserva futura para equipamientos, propuestas para la consolidación del tejido urbano existente.

En concordancia con lo dispuesto en el artículo 44 de la Ley de Planificación Urbana, Todos los bienes de dominio público, sin importar que hayan sido entregados a la municipalidad o que ostenten dicha naturaleza en razón de su uso, y que hayan sido incluidos en el mapa oficial, como las vías públicas y áreas dedicadas a servicios comunales, son bienes demaniales o públicos, lo cual significa que no necesitan ser inscritos en el Registro de la Propiedad de Bienes Inmuebles, para consolidar la titularidad demanial de dichos bienes.

Lo anterior implica que, a partir de la promulgación del POT, el Mapa Oficial se constituye como registro único y fehaciente para la determinación del dominio público, municipal y estatal, existente en el cantón.

Los parques, jardines, alamedas y calles públicas son de libre acceso a todas las personas, los que al usarlos tienen la obligación de conservarlos en el mejor estado posible.

De conformidad con las directrices municipales establecidas para el levantamiento de bienes públicos de la municipalidad de San Pablo, se han identificado e incorporado al mapa oficial, los bienes de dominio público municipal y estatal ubicados en el cantón. El inventario de estos bienes, deberá ser periódicamente actualizado, de conformidad con lo indicado en el artículo 43 del POT.

Dentro del elenco de bienes públicos municipales o estatales que se incluyen en el Mapa Oficial, además de las vías públicas existentes y las continuidades viales proyectadas, incorporadas conforme a las recomendaciones incluidas en los estudios viales coordinados por la municipalidad, se identifican de igual forma los cementerios, clínicas, colegios, establecimientos de salud, establecimientos educativos, edificios institucionales, parques y plazas, localizadas en el territorio local. Se excluye del contenido del mapa oficial, las propiedades privadas en las cuales se brindan servicios públicos, por parte de entidades estatales o por parte de la municipalidad, en consideración de que dichas propiedades no forman parte del dominio público legalmente constituido.

DOMINIO PÚBLICO MUNICIPAL

De conformidad con el resultado de los estudios que fundamentan el POT, y considerando las necesidades futuras de cobertura e infraestructura del cantón, se incluye como parte del contenido del Mapa Oficial, las áreas de reserva pública previstas para futuros equipamientos.

A todas aquellas propiedades que sean catalogadas en el Mapa Oficial, como áreas de reserva pública para futuros equipamientos, se les aplicará las disposiciones de zonificación de suelo y clasificación de actividades establecidas para dichos predios, de conformidad con la zonificación incluida en el Plan.

No obstante lo anterior, se deberá indicar por parte de la municipalidad en los certificados de uso de suelo que sean emitidos sobre dichas propiedades a solicitud del interesado, que de previo a la aprobación de cualquier proyecto de segregación, urbanización o construcción que sea solicitado en dichas propiedades, se deberá primeramente realizar una oferta de compra venta a la municipalidad, permitiendo de esta forma que la corporación municipal pueda adquirir el predio, o una porción del mismo de conformidad con las disposiciones del artículo siguiente, de forma preferente, o bien indicar su rechazo a la adquisición de dicho predio, en razón del interés público manifiesto, de conformidad con lo indicado en el Mapa Oficial.

La oferta realizada a la municipalidad por parte del interesado, así como la resolución en la que se indica la decisión municipal sobre la adquisición o rechazo de la oferta por parte del municipio, deberá constar en el expediente del trámite solicitado. La adquisición de estas propiedades deberá apegarse de forma integral y en lo que proceda, a la Ley de Contratación Administrativa, su Reglamento y demás normativa aplicable.

De conformidad con las disposiciones del artículo anterior, se establece la siguiente clasificación para las áreas de reserva, así como los parámetros para la adquisición de dichos terrenos, y los destinos dispuestos para dichas áreas:

Área de Reserva Pública Para la Ampliación del Cuadrante Urbano de San Pablo (ARP1): Todos los propietarios de terrenos cuya superficie sea igual o mayor a dos mil metros cuadrados, y que se encuentren dentro de esta área, deberán ofrecer, en la eventualidad de que deseen vender sus propiedades, de forma conjunta o separada, dichos terrenos a la municipalidad, permitiendo su adquisición por parte del gobierno local, cuando así la necesidad institucional o el interés público lo requiera, de la totalidad o de una fracción de dichos predios. Se podrá adquirir una fracción de los terrenos incluidos en las áreas de reserva, de conformidad con lo indicado en el párrafo anterior, siempre que dicha fracción de terreno no sea menor a dos mil metros cuadrados y no mayor a veinticinco mil metros cuadrados. Los terrenos que adquiera el municipio bajo esta condición deberán ser destinados a los usos definidos seguidamente en orden de prioridad:

i. Parque, equipamiento cultural y deportivo que incluya plaza de fútbol o similar.

ii. Espacio multiuso para actividades feriales, comunales y/o mercado.

iii. Plantel municipal.

iv. Usos institucionales locales y estatales en salud, seguridad pública, educación, servicios administrativos.

• b)Área de Reserva Pública Para la Ampliación del Cementerio Municipal (ARP2): Todos los propietarios de terrenos colindantes al este y al norte del actual Cementerio Municipal deberán ofrecer, en la eventualidad de que deseen vender sus propiedades, de forma conjunta o separada, dichos terrenos a la municipalidad, permitiendo su adquisición, cuando así la necesidad institucional el interés público lo requiera.

La municipalidad podrá adquirir la totalidad o una porción de dichos predios, siempre que dicha fracción no sea menor a dos mil metros cuadrados y no mayor a cinco mil metros cuadrados.

i. Los terrenos que adquiera el municipio bajo esta condición deberán ser destinados, en cualquier caso, para la ampliación, remodelación y mejoramiento de la infraestructura del cementerio.

• c)Área de Reserva Pública de Calle Cordero (ARP3): Todos los propietarios de terrenos cuya superficie sea igual o mayor a dos mil metros cuadrados, deberán ofrecer, en la eventualidad de que deseen vender sus propiedades, de forma conjunta o separada, dichas propiedades a la municipalidad, permitiendo su adquisición por parte del gobierno local, cuando así la necesidad institucional o el interés público lo requiera, de la totalidad o de una fracción de dichos predios. Se podrá adquirir una fracción de los terrenos incluidos en las áreas de reserva, de conformidad con lo indicado en el párrafo anterior, siempre que dicha fracción no sea menor a dos mil metros cuadrados y no mayor a cinco mil metros cuadrados.

Los terrenos que adquiera el municipio bajo esta condición deberán ser destinados a los usos definidos seguidamente en orden de prioridad:

i. Parque, equipamientos deportivos y culturales.

ii. Espacio multiuso para actividades feriales y comunales.

iii. Usos institucionales públicos locales y estatales en salud, seguridad pública, educación, atención de grupos vulnerables, servicios administrativos.

• d)Área de Reserva Pública Rincón de Ricardo (ARP4): Todos los propietarios de terrenos cuya superficie sea igual o mayor a dos mil metros cuadrados, deberán ofrecer, en la eventualidad de que deseen vender sus propiedades o una fracción de ellas, de forma conjunta o separada, dichas propiedades. Lo anterior, a efecto de facilitar su adquisición total o parcial, por parte del gobierno local, por motivo de interés público o institucional.

La adquisición de una fracción de terreno se podrá realizar siempre que la misma no sea menor a dos mil metros cuadrados y no mayor a diez mil metros cuadrados.

Los terrenos que se adquieran bajo esta condición deberán ser destinados a los usos definidos seguidamente en orden de prioridad:

i. Parque, equipamientos culturales y deportivos, que incluya una cancha de fútbol o similares.

ii. Espacio multiuso para actividades feriales y comunales.

iii. Usos institucionales públicos locales y estatales en salud, seguridad pública, educación, servicios administrativos.

• e)Área de Reserva Pública Las Cruces (ARP5): Todas los propietarios de terrenos cuya superficie sea igual o mayor a dos mil metros cuadrados, deberán ofrecer, en la eventualidad de que deseen vender sus propiedades o una fracción de ellas, de forma conjunta o separada, dichas propiedades a la municipalidad, permitiendo su adquisición por parte del gobierno local, cuando así la necesidad institucional o el interés público lo requiera. La adquisición de una fracción de terreno se podrá realizar siempre que la misma no sea menor a dos mil metros cuadrados y no mayor a quince mil metros cuadrados.

Los terrenos que se adquieran bajo esta condición deberán ser destinados a los usos definidos seguidamente en orden de prioridad:

i. Usos educativos y de formación técnica.

ii. Plantel y usos municipales institucionales.

iii. Parque, equipamientos deportivos y culturales.

iv. Espacio multiuso para actividades feriales y comunales.

v. Usos institucionales públicos locales y estatales en salud, seguridad pública, servicios administrativos.

La prioridad y los usos propuestos para cada categoría de área de reserva, pueden ser modificados o transferidos a otro uso público, conforme las determinaciones del POT, mediante acuerdo municipal, debidamente fundamentado mediante la aportación de un criterio técnico elaborado por el Departamento de Ordenamiento Territorial, que demuestre que el uso o equipamiento ya está cubierto en el sector, o que la oferta de suelo disponible es más propicia para otra actividad o uso.

Las áreas de reserva de uso público podrán ser solicitadas total o parcialmente por la municipalidad, como parte de la cesión de área pública de conformidad con el artículo 40 de la Ley de Planificación Urbana, cuando se pretenda transformar el suelo de los predios comprendidos en estas áreas.

También podrán ser adquiridas total o parcialmente estas áreas por promotores inmobiliarios, con la finalidad de entregar posteriormente a la municipalidad estos terrenos, como contraprestación para adquirir valores mejorados de los parámetros urbanísticos definidos para la zona o subzona, de conformidad con las disposiciones del capítulo quinto del POT.

Las continuidades viales constituyen reserva de dominio público, para la ampliación futura de la red vial cantonal.

En razón de lo anterior, no se consideran calles públicas, y por lo tanto, no le son aplicables las disposiciones sobre segregación o transformación de suelo frente a calle pública, en el tanto no sean habilitadas como consecuencia de dichos procesos, e incorporadas de forma definitiva al dominio público municipal.

A todas aquellas propiedades que soporten continuidades viales de conformidad con lo establecido en el Mapa Oficial de la Municipalidad, se les aplicará las siguientes condiciones:

• a)Las propiedades que soportan continuidades, dado el interés público manifiesto en lo que respecta a la ampliación de la red vial cantonal, podrán ser adquiridas por la municipalidad, mediante cualquier forma de adquisición de dominio contemplado en la legislación vigente.
• b)De conformidad con los principios y procedimientos previstos en el POT, para la formalización, extensión y consolidación de la red vial municipal, así como del tejido urbano que articula dicha red, se deberá ceder y habilitar la continuidad a favor del dominio público municipal, en aquellos casos donde se lleve a cabo un proceso de urbanización, con el correspondiente sustento técnico, por parte de la municipalidad.

El municipio podrá incorporar nuevas vías públicas al mapa oficial, siempre y cuando los propietarios de los terrenos cedan las mismas con la infraestructura correspondiente de conformidad con los requerimientos indicados en el capítulo séptimo del POT, las mismas estén contenidas en el mapa oficial del POT como continuidades viales, no se pretendan abrir nuevas vías públicas fuera del anillo de contención urbana del GAM y éstas sean a su vez aceptadas por el Gobierno Local, mediante acuerdo en firme por parte del Concejo Municipal.

La municipalidad no aceptará nuevas vías públicas que se consideren inconclusas, con infraestructura deficiente o que no cumplan con las dimensiones mínimas establecidas en el capítulo séptimo del POT, a partir de la aprobación de dicho instrumento.

En los casos donde se cumplan las condiciones indicadas en este artículo, la Municipalidad podrá condicionar la aceptación de las vías que a su juicio amerite, al pago de la respectiva tasa de valorización, de conformidad con lo establecido en el artículo 71 de la Ley de Planificación Urbana.

La municipalidad deberá adquirir el suelo que permita conformar un fondo de tierras, para la construcción de equipamientos que sean requeridos a futuro, como consecuencia de las necesidades que puedan presentarse por parte de la comunidad en el territorio local. Para conformar dicho fondo, la municipalidad deberá realizar las siguientes acciones, con la finalidad de constituir un fondo específico para la adquisición de terrenos:

• a)La municipalidad deberá conformar una figura jurídica, la cual podrá ser un fideicomiso, una SPEM o cualquier otra modalidad prevista en el ordenamiento jurídico vigente, que permita manejar los recursos dispuestos para la creación del Fondo, de forma independiente a los recursos municipales ordinarios, y únicamente para el cumplimiento de los fines previstos en el presente artículo.
• b)La municipalidad destinará anualmente un monto equivalente al diez por ciento recaudado por concepto de los permisos de construcción, para la constitución y financiamiento periódico de dicho Fondo.
• c)Asimismo, los recursos financieros que se perciban por venta de derechos adicionales de edificabilidad, y pagos por cargas urbanísticas aplicables a operaciones urbanas complejas, deberán ser destinados de forma exclusiva al financiamiento del Fondo.
• d)La municipalidad podrá financiar de forma extraordinaria el Fondo, con los recursos obtenidos de la venta de propiedades municipales patrimoniales, que puedan ser enajenadas a favor de un tercero, de conformidad con el marco jurídico aplicable.
• e)Los recursos financieros que conforman este fondo se deberán utilizar conforme a las siguientes disposiciones:

i. Para la adquisición de predios en Áreas de Reserva de Uso Público, se podrá utilizar al menos un cincuenta por ciento del monto recaudado anualmente. El uso y destino de los predios adquiridos se determinará de conformidad con lo establecido en el artículo 32 de este Reglamento.

ii. Para la adquisición de predios que no se ubiquen en Áreas de Reserva de Uso Público, se podrá utilizar hasta un veinte por ciento del monto recaudado anualmente. El uso y destino de los predios adquiridos se determinará de acuerdo a los parámetros de zonificación establecidos en el POT.

iii. Para la adquisición de predios o porciones de estos, cuyo fin específico sea la ampliación del derecho de vía existente y la conformación de nuevas vías públicas, se podrá utilizar entre un diez por ciento y un cuarenta por ciento del monto recaudado anualmente.

iv. Para la administración y gestión de los recursos destinados al fondo, se podrá utilizar hasta un máximo del diez por ciento del monto recaudado anualmente.

Para cumplir con los fines del presente artículo, la municipalidad deberá elaborar una reglamentación específica, en la cual se deberán establecer las disposiciones para regular la administración, formalización de contratos, ejecución de proyectos, así como cualquier otro aspecto relevante, relacionado con la gestión de los recursos del Fondo.

Cuando la municipalidad determine técnicamente que la adquisición de un terreno o la ejecución de una obra de su parte para fines de uso público, implica un beneficio directo para los propietarios que se ubiquen en el entorno de dicho terreno, podrá cobrar la correspondiente tasa. Lo anterior, de conformidad con lo que establece el artículo 71 de la Ley de Planificación Urbana y los reglamentos que para tal efecto promulgue el municipio, a efectos de regular la aplicación de la tasa de valorización en el Cantón de San Pablo.

Todas las propiedades municipales incluidas en el mapa oficial del POT, y todas aquellas que sean incorporadas con posterioridad a la aprobación de dicho instrumento, podrán ser sometidas de forma total o parcial, a convenios de administración en favor de terceros, con la finalidad de facilitar la operación, gestión y mantenimiento de dichos predios.

Los equipamientos que se implementen sobre el dominio público municipal, de igual forma, deberán de adecuarse a lo dispuesto en el artículo 112 del presente Reglamento, sin perjuicio de lo indicado en el artículo 33 del presente reglamento, en lo que se refiere a las disposiciones sobre áreas de reserva pública.

La municipalidad, en lo que se refiere a la disposición de los terrenos municipales, tendrá la posibilidad de utilizar el subsuelo de dichos predios para usos institucionales distintos al principal, tales como bodegaje, resguardo de maquinaria o cualquier otro uso que se estime necesario, siempre y cuando no interfiera dicho uso con el uso a nivel de suelo.

Los terrenos cedidos y recibidos por la municipalidad, conforme a las disposiciones del artículo 40 de la Ley de Planificación Urbana, así como cualquier otro terreno que haya sido adquirido por la municipalidad para un destino o función específica, y que no sean viables para desarrollar el fin previsto, podrán ser enajenados en favor de un tercero por parte de la municipalidad, siempre que se realice el procedimiento indicado en el artículo siguiente.

Los recursos generados de las ventas de estos terrenos serán destinados a la adquisición de terrenos viables para la constitución del Banco de Tierras, según lo dispuesto en el inciso d) del artículo 39 del presente Reglamento.

Para la venta, donación, o cualquier otro tipo de disposición y enajenación de terrenos municipales, de conformidad con lo indicado en el artículo anterior, la municipalidad deberá implementar el siguiente procedimiento:

• a)El procedimiento para la enajenación de terrenos municipales, inicia con la solicitud formal por parte de la administración al Concejo Municipal. Dicha solicitud deberá incluir de forma específica, el criterio favorable del Departamento de Ordenamiento Territorial a la solicitud de enajenación del inmueble, el cual deberá a su vez incluir una identificación exacta del inmueble a ser enajenado, las razones técnicas y legales por las cuales no es viable o recomendable implementar el uso específico al cual está destinado el inmueble, y el proyecto específico que se tiene previsto realizar, con las ganancias o beneficios obtenidos de la enajenación de dicho terreno.
• b)Recibida la solicitud, el Concejo remitirá la misma a la CETEC, para que en un plazo máximo de un mes, la Comisión emita su dictamen al Concejo, y este pueda proceder a aprobar o denegar la solicitud, con fundamento en el dictamen recibido. En caso de que el Concejo se quiera apartar de la recomendación de la CETEC, deberá aportar, en el acuerdo en que se resuelva la solicitud, los argumentos técnicos y legales que fundamenten dicha decisión.
• c)En caso de que la solicitud sea aprobada por parte del Concejo, dicho órgano deberá organizar una consulta pública, para presentar a la comunidad los beneficios que la venta específica del predio o predios sometidos al proceso en cuestión aportará al cantón.

Todas las observaciones y comentarios recibidos deberán ser resueltos previamente por la municipalidad, y presentados de igual forma a la comunidad, en una exposición de resultados pública de los resultados de dicha consulta ciudadana.

• d)Cumplido con el procedimiento de consulta pública y presentación de resultados, el Concejo deberá ratificar mediante acuerdo respectivo, su decisión de continuar con el proceso de enajenación del inmueble o inmuebles, según sea el caso específico.
• e)Una vez ratificada la decisión de enajenación del inmueble, se deberá remitir una solicitud de autorización a la Asamblea Legislativa para el pronunciamiento final de la desafectación respectiva por parte de dicho órgano, de conformidad con lo dispuesto en los artículos 261 y 262 del Código Civil, y el artículo 45 de la Ley de Planificación Urbana.
• f)La municipalidad, respetando el marco reglamentario general establecido en el presente artículo, podrá aprobar e implementar un reglamento municipal específico, para regular aspectos puntuales del procedimiento.

Se reconoce la naturaleza dinámica del Mapa Oficial, de tal forma que, en adición al dominio público incluido al momento de su publicación, el Mapa Oficial debe incluir necesariamente, por medio de su versión digital actualizada y en el tanto no sea modificada la versión impresa del Mapa, todo aquel dominio público incorporado con posterioridad a la publicación y entrada en vigor del POT. De conformidad con lo anterior, la DOT deberá realizar al menos dos actualizaciones anuales al Mapa Oficial en su versión digital, con posterioridad a la publicación del mismo en el diario oficial, para asegurarse que dicho instrumento constituya registro fehaciente del dominio público existente en el cantón.

La versión digital del mapa no reemplaza a efectos normativos la versión oficial aprobada y vigente del mapa oficial incluido en el POT, sino que su finalidad es de consulta y valoración técnica, por parte de la Municipalidad y de aquellos interesados en conocer las modificaciones a dicho mapa, posterior a su aprobación.

ElDepartamento de Ordenamiento Territorial, deberá disponer de una versión impresa del Mapa oficial, que podrá ser consultada por los particulares, en el horario de atención a los usuarios, dispuesto por la municipalidad. El Mapa Oficial, debidamente actualizado en formato digital, podrá ser igualmente consultado en todo momento, ingresando a la página web oficial de la municipalidad.

OPERACIONES DE TRANSFORMACIÓN DE SUELO

Subsección primera: Disposiciones Generales

Por medio del presente capítulo, se establece la categorización del suelo aplicable para el cantón, así como las disposiciones aplicables a las operaciones de transformación de suelo que soliciten realizar los particulares, el Estado Central o sus instituciones, en el territorio de San Pablo. Dichas disposiciones se establecen en reconocimiento de que la articulación de un Modelo de Ordenamiento Territorial conforme a los conceptos, principios y lineamientos enunciados en el capítulo primero del POT, es únicamente alcanzable en la medida en que se establezcan lineamientos específicos para la gestión sostenible del suelo en el cantón.

El suelo, como recurso escaso, debe ser aprovechado de forma eficiente y eficaz. Con base en lo anterior, se deben considerar las características propias del mismo en función de su ubicación y situación al momento de definir su categorización.

La clasificación del suelo, definido conforme a las categorías generales reconocidas en la Ley de Planificación Urbana, y los mecanismos establecidos para transformarlo, instrumentan la gestión del suelo, conforme a los principios y lineamientos definidos en los artículos 5 y 6 del POT.

Subsección Segunda: Categorías y Subcategorías de Suelo

De conformidad con las características físicas y aptitudes urbano-ambientales del cantón de San Pablo, se distinguen tres categorías de suelo reconocidas en el territorio local:

• a)Suelo Urbanizado: Se clasifica como suelo urbanizado, todos aquellos predios o lotes en los que se han realizado operaciones de transformación de suelo (fraccionamientos, urbanizaciones o condominios de cualquier tipo), y que como consecuencia de dichas acciones, han sufrido procesos previos de habilitación urbana. Corresponde al concepto de cuadrantes urbanos y áreas previamente urbanizadas, incluido en el artículo 40 de la Ley de Planificación Urbana.
• b)Suelo Urbanizable: El suelo urbanizable, es todo aquel suelo que permanece en estado natural, rural o agrícola, no sometido a operaciones previas de transformación y habilitación urbana, pero que presenta condiciones para ser habilitado, mediante diferentes procesos de transformación, según su extensión, características, y disposición, para ser articulado con el tejido urbano existente.
• c)Suelo No Urbanizable: El suelo no urbanizable, corresponde al suelo que debe ser excluido de procesos de habilitación urbana, por motivos ambientales o para evitar un prematuro desarrollo urbano. De conformidad con lo anterior, existen restricciones importantes a los procesos de urbanización o fraccionamientos de predios en dicho suelo, y en algunos casos, se establece una prohibición total para construir por disposiciones contempladas en la legislación ambiental aplicable.

Para la gestión del suelo en el territorio local, se establecen las siguientes subcategorías, a partir de las categorías definidas en el artículo anterior:

I. El suelo urbanizado se subdivide en las siguientes subcategorías

• a)Suelo Urbano Consolidado (UC): El suelo urbano consolidado incluye las áreas previamente urbanizadas, comprendidas dentro de la anterior Zona de Control Urbano, definida por el Decreto 25902 MIVAH-MP-MINAE del 12 de febrero de 1997 (Reglamento de Zonificación Regional de la GAM). Se incluyen en esta categoría los predios que conforman los cuadrantes urbanos históricos del municipio, los predios de urbanizaciones, fraccionamientos y condominios, que cedieron área pública o están exentos de esta obligación.
• b)Suelo Suburbano (SU): Corresponde a los predios de urbanizaciones, fraccionamientos y condominios, comprendidos dentro de la anterior Zona de Protección, definida por el Decreto 25902 MIVAH-MP-MINAE del 12 de febrero de 1997 (Reglamento de Zonificación Regional de la GAM), que cedieron área pública o están exentos de esta obligación. Estos predios que fueron sometidos a procesos de urbanización prematura deben servir para delimitar las diferentes subcategorías del suelo de que se logre preservar el suelo no urbanizable, delimitado por criterios ambientales, o urbanísticos.

II. El suelo urbanizable se subdivide en las siguientes subcategorías

• a)Suelo Urbanizable de Consolidación (URC): Se define como el suelo comprendido por aquellos predios sin habilitación urbana previa, ubicados dentro de la anterior Zona de Control Urbano, definida por Plan Regional de Desarrollo Urbano de la Gran Área Metropolitana y sus modificaciones.

Este suelo se conforma a partir de "vacíos urbanos", es decir predios que no han sido previamente urbanizados pero que se encuentran circundados por suelo urbano consolidado, por lo que es prioritario promover la habilitación urbana de dichos predios, ya que, al estar rodeado de suelo urbano consolidado, es posible articular este suelo, en la mayoría de los casos, con el tejido urbano existente, mediante la generación de infraestructura urbana faltante para completar su habilitación. El suelo urbanizable de consolidación se divide en tres grupos, de conformidad con su importancia para la consolidación del tejido urbano existente:

i. Suelo de Consolidación 1 (URC-I): El suelo urbanizable de consolidación tipo 1 está conformado por aquellos vacíos urbanos que permiten darle continuidad al tejido urbano existente, por lo que es recomendable realizar una reconfiguración parcelaria, a efectos de lograr dicha continuidad.

ii. Suelo de Consolidación 2 (URC-II): Corresponde a aquellos vacíos urbanos, que permiten darle continuidad al tejido urbano existente, donde no es necesario realizar la reconfiguración del parcelario, pero se recomienda al menos articular los futuros proyectos con el tejido urbano existente. Se recomienda, sin embargo, la formulación de un planteamiento general que considere predios colindantes, para garantizar el diseño geométrico óptimo de los bloques o cuadrantes resultantes.

iii. Suelo de Consolidación 3 (URC-III): Corresponde a los vacíos urbanos, que, por su ubicación y relación con predios vecinos, no permiten darle continuidad al tejido urbano. Existe un faltante de infraestructura, servicios básicos y área pública requerida que deberá ser atendido mediante la articulación de parámetros urbanísticos asociados al régimen de suelo.

• b)Suelo de Expansión (URE): Dentro de la categoría de suelo de expansión, se incluyen los suelos comprendidos dentro de la vigente Zona de Protección Agrícola, definida por el Decreto 25902 MIVAH-MP-MINAE del 12 de febrero de 1997 (Reglamento de Zonificación Regional de la GAM). Estos suelos, dada su condición, no han sido objeto de procesos de urbanización previa, no obstante, presentan condiciones ambientales y urbanas óptimas para el desarrollo, siempre y cuando se realicen previamente las obras de habilitación requeridas.

El suelo de expansión se divide en tres grupos o tipos de suelo, de conformidad con su importancia para la consolidación del tejido urbano existente:

i. Suelo de Expansión 1(URE- I): En este suelo se promueven operaciones de habilitación urbanística previa y la reconfiguración predial de los lotes comprendidos en dicha área.

ii. Suelo de Expansión 2(URE-II): Corresponde a vacíos urbanos que permiten consolidar los predios suburbanos aislados. En este caso no es necesario realizar la reconfiguración predial, pero si es necesario realizar un planteamiento general que considere predios colindantes para garantizar el diseño geométrico óptimo de los bloques resultantes.

iii. Suelo de Expansión 3(URE-III): Corresponde al suelo ubicado en predios sin urbanizar, los cuales, debido a su ubicación y relación con predios vecinos, no permiten darle continuidad al tejido urbano existente.

III. El Suelo no urbanizable, se divide en las siguientes subcategorías

• a)Suelo no Urbanizable 1 (NUR-I): Esta subcategoría delimita el área de protección de los ríos, quebradas y nacientes, establecido por el artículo 33 de la Ley Forestal. Sobre este suelo, existe una prohibición legal de edificar por motivos ambientales y por criterios de gestión de riesgo, en razón de la cercanía con los cuerpos de agua indicados, razón por la cual se deberán plantear estrategias para su restitución a su estado natural en aquellos predios en los que se haya edificado, procurando la reubicación de aquellas personas afectadas. Como requisito para la aprobación de los proyectos constructivos en predios que tengan esta afectación, se deberá solicitar el alineamiento al INVU de conformidad con lo dispuesto en el artículo 34 de la Ley Forestal.

Dicho alineamiento, en determinados casos, podrá determinar una mayor distancia de retiro del proyecto constructivo, que el inicialmente contemplado en la delimitación de este tipo de suelos, de conformidad con las prerrogativas que revisten al Instituto y las características de determinados predios, así como de los proyectos a ser edificados en estos terrenos.

• b)Suelo no Urbanizable 2 (NUR-II): Este suelo presenta limitaciones urbanísticas para ser transformado, ya que tiene una importancia estratégica para el cantón, pues constituye la reserva de suelo futuro. Su urbanización se considera prematura por motivos técnicos, ya que existe suficiente suelo urbanizable para cubrir la demanda actual y futura proyectada, al año 2050.
• c)Suelo no Urbanizable 3 (NUR-III): Se define como el suelo ubicado dentro la anterior Zona de Protección, definida por el Decreto 25902 MIVAH-MP-MINAE del 12 de febrero de 1997 (Reglamento de Zonificación Regional de la GAM). Incluye las zonas de alta y muy alta fragilidad ambiental que aún no han sido sometidas a la presión de procesos de urbanización.

Debido a que son suelos donde adicionalmente existen pocas construcciones, que existe un potencial moderado a alto de infiltración y que gran parte del suelo es de vulnerabilidad hidrogeológica moderada, se prevé su conservación para la preservación de los mantos acuíferos, garantizar la infiltración hacia los mismos y protegerlos de actividades potencialmente contaminantes.

De forma complementaria a la definición conceptual de cada subcategoría incluida en el presente artículo, se incluye como anexo segundo del POT, El cuadro de criterios operativos para la definición de subcategorías de suelo, por medio del cual se presentan la totalidad de los criterios técnicos y legales que fundamentan las diferentes subcategorías.

En consideración de las particularidades de los suelos URC-I y URE-I, se considera prioritario que los predios ubicados en dichas subcategorías sean desarrollados por medio de planes urbanísticos detallados de forma preferente, por lo que, en virtud de lo anterior, la realización de dichos planes en estos suelos se considera como una práctica incentivable, de conformidad con lo indicado en el capítulo cuarto del POT y en el Anexo Quinto del POT. En el caso de que el propietario decida no realizar dicho plan para transformar el predio o los predios incluidos en dichas categorías, deberá aportar como requisito para el otorgamiento del permiso respectivo, un plan maestro arquitectónico con naturaleza de anteproyecto, el cual deberá ser formulado a escala de todo el polígono correspondiente al tipo de suelo en cuestión, delimitado por calles públicas, cauces de dominio público y suelos de otra categoría.

Dadas las características de los suelos URC-II y URE-II, los propietarios de predios ubicados en dichos suelos no deberán realizar planes urbanísticos detallados, sino que únicamente estarán obligados a realizar un plan maestro, en los términos previamente indicados, el cual deberá ser aprobado por el Concejo Municipal.

El primer Plan Maestro generado debe ser respetado por el proponente en lo que a su propiedad se refiere y servirá como guía para futuros proyectos que se desarrollen en el mismo polígono. El plan maestro puede ser modificado, no obstante, dichas modificaciones no deben atentar contra las vías públicas que se quieran habilitar en el polígono para materializar un cuadrante urbano óptimo que responda al interés público.

La municipalidad podrá realizar un reglamento específico que regule los procedimientos para la formulación, aprobación y ejecución de los planes urbanísticos detallados y planes maestros en estos suelos de forma obligatoria, y de forma voluntaria en el resto del territorio local.

Subsección Primera: Requisitos para Transformar el Suelo

Las operaciones urbanas de transformación del suelo son aquellas que modifican las condiciones naturales e intrínsecas del suelo, dotándolo de servicios e infraestructura pública, para otorgarle condiciones de accesibilidad, a fin de que pueda cumplir una determinada función urbana. Estas operaciones, de conformidad con las disposiciones del presente capítulo, se califican en fraccionamientos con fines urbanísticos, urbanizaciones, operaciones urbanas complejas y casos especiales.

Los fraccionamientos simples no se consideran en sentido estricto operaciones de transformación de suelo, pues se realizan en suelo previamente urbanizado, no obstante, lo anterior, dichas operaciones, en virtud de su capacidad para generar divisiones prediales y modificar el catastro municipal, se regirán por las disposiciones específicas incluidas en el capítulo tercero, sección primera, del presente reglamento. De igual forma, los proyectos sometidos al régimen de propiedad en condominio no serán considerados como operaciones de transformación del suelo por el solo hecho de tener dicha condición, pero deberán respetar las disposiciones incluidas en la sección tercera de este capítulo.

Por medio de las operaciones urbanas de transformación del suelo, se modifican las características de un suelo determinado. En consideración de lo anterior, la municipalidad deberá consignar dichos cambios en un mapa de categorías y subcategorías de suelo, el cual deberá elaborar y actualizar periódicamente, y que servirá como insumo complementario para la implementación del POT. Dicho Mapa, en lo que corresponde a su versión original, se incluye como Anexo tercero del POT.

Este mapa es una referencia solamente para darle seguimiento a las operaciones urbanas de transformación del suelo y aplicar incentivos. El mismo no forma parte de la zonificación de uso del suelo definida en el POT y mediante este no es posible modificar la zonificación definida, los parámetros urbanísticos, los usos de suelo y su intensidad.