Flores Zoning and Land Use RegulationPlan Regulador de la Municipalidad de Flores ( Reglamento de Zonificación y usos del suelo)

a- San Joaquín Center Zone b- Commercial Zone c- Mixed-Use Zone d- Predominantly Residential Zone e- Residential Zones f- Expansion Zones g- Storage and Logistics Zone h- Industrial Zone

Each of these listed zones permits a series of specific uses, which are precisely established in the tables on land uses and permitted activities according to zone.

a- San Joaquín Center Zone. This is defined as the zone located in the central core of San Joaquín. The purpose of this zone is to ensure the harmonious development of commercial and residential functions that are fully compatible and that allow complementing the urban and architectural appeal of the central core of San Joaquín.

b- Commercial Zone: This is defined as the zone for housing commercial activities of greater scale and impact, such as large shopping centers, hardware stores and large material depots, and large supermarkets, among other activities.

c- Mixed-Use Zone: This is defined as those zones intended for the development of a diversity of medium and small-sized commercial and service uses, as well as residential uses.

d- Predominantly Residential Zone. This is defined as the zone intended for residential use, which may be complemented by small and medium-sized commercial and service activities.

e- Residential Zones. These are those zones intended for residential use. They are categorized into residential type 1 and type 2.

e.1. Residential Type 1 Zone. This is all those zones intended primarily for residential use. Small, basic, and immediate-need commercial activities are permitted, such as small grocery stores (pulperías), bazaars, beauty salons, daycare centers, among others.

e.2. Residential Type 2 Zone. This refers to already established residential zones with few possibilities for expansion. Basic activities are permitted, such as bakeries, small grocery stores (pulperías), bazaars, greengrocers, among others.

f- Expansion Zones. Expansion zones are classified into type 1 and type 2.

f.1. Expansion Type 1 Zone: Those zones that currently have a large amount of available space and potential for the development of recreational uses necessary for the population and to accommodate future population growth.

f.2. Expansion Type 2 Zone: This refers to the zone with significant forest cover near the protection zone of the Segundo River. In this zone, environmentally friendly activities that do not generate major impacts or high population density are primarily promoted, such as eco-lodges, scientific research centers, and wildlife management centers.

The boundaries of each of these zones are found on Map 1. Zoning of the canton of Flores.

This is the category where the establishment and development of the highest-impact industrial activities are permitted. It corresponds to a zone category where the establishment of the widest variety of industries is allowed, including some belonging to risk group "A", according to the General Regulation for sanitary operating permits, enabling permits, and authorization for temporary mass gathering events, granted by the Ministry of Health, Decree N° 43432-S and its amendments.

It is located around the Industrial Zone; it is a zone oriented towards the provision of customs, logistics, warehouse services, and other complementary uses to industrial activity. It also corresponds to an area intended for the development of services such as office centers and other complementary services.

Zoning of the Canton of Flores.

a. Conforming Use: A use that, due to its location within the Zoning of the Regulatory Plan, can be located in the zone where it is requested.

b. Non-Conforming Use: Applicable to those activities that had authorization to operate prior to the publication of this Regulatory Plan and that, due to the rules contained herein, are now considered non-conforming with the zone in which they are located. They may continue operating; maintenance works are permitted that are intended to adapt to current health, accessibility, and safety regulations, provided they do not expand their built area.

c. Non-Permitted Use: Granted in those cases where it is desired to locate a new activity in a zone where it is not permitted. This certification may not generate subsequent authorizations for the development of the requested activity.

d. Unlisted Use: Any activity not found in the list contained in TITLE II of these regulations falls into this category. They must be analyzed by the municipal administration, and according to their characteristics, the restrictions of the activity that most closely resembles it shall be applied. Prior to making a decision, the municipal official in charge must consult the Strategic Territorial Planning Board of the Regulatory Plan.

General Considerations . The activities that are carried out in a specific location must be in accordance with its potential and in balance with the environment. The standards of the Regulatory Plan are aimed at strengthening that potential and promoting the development of the region in economic, social, and environmental spheres.

. Given the possible incompatibilities (conflicts) between different uses that may occur in a given area, the regulation defines specific zones where different human activities may or may not be developed, whether in an urban zone or not. This also takes into account the reality of the zone and the activities that have been developed over time.

Specific considerations . To define the activities and their possible location, the following criteria were used to permit them or not in the different zones:

1. The Regulatory Plan has as its basic principle, the protection and improvement of the quality of life of the inhabitants of the canton of Flores, from the point of view of the human being as a user and determining actor of the urban system.

2. The positive or negative impacts of a certain use determine the convenience or prejudice of the location of that activity in zones with a defined aptitude.

3. The selection of the compatibility of a use with the zone is made based on the main vocation of that zone. Thus, residential zones will have residential use as a priority, and the activities that can be established there will be based on residential use.

4. The impacts of many of the activities will depend directly on the size of the activity.

Because of this, many of the activities have a restriction on their extent, seeking the benefit of both the owner and the neighbors.

5. To determine the scale of a use, in addition to the construction area, other criteria are used such as: Impacts on neighbors (the greater the number of impacts, the greater the restrictions for that activity). Among these impacts, parking, the influx of people (pedestrians or vehicles), noise, air pollution, odors, and others specified in each case can be mentioned.

. Due to the magnitude and level of importance that the establishment of the industrial zone represents for the canton, both its uses and restrictions will be dealt with separately from the classification below, which will be presented in Chapter 4 of this Regulation.

. In this regulation, the diverse human activities are grouped into use categories, so that the type, characteristics, and impacts of these are similar and in this way facilitate the process of granting Land Use Certificates (Certificados de Uso del Suelo).

Regulations

Each of these listed uses permits a series of specific activities, which are not limited to those indicated in its definition, but are specifically established in the tables on land uses and permitted activities according to zone.

These can be privately or municipally managed.

This regulation includes rules for the master property (finca matriz) and for the subsidiary properties (fincas filiales) that make up the industrial condominium.

They may or may not have a lucrative purpose. It is classified into:

a- Cultural A: Includes the activities of museums, libraries, and information kiosks; includes museums or exhibition centers for artistic, scientific, or historical objects; cultural centers and libraries. Also included are art galleries where artistic objects are sold.

b- Cultural B: Corresponds to sites dedicated to the presentation of artistic, cultural, and folkloric activities in any of their disciplines, such as amphitheaters, theaters, and concert halls. The activities that take place in these sites are characterized by occasionally generating a mass gathering of people.

Under this category are found: sports courts, stadiums, sports complexes, cycling tracks, physical conditioning gyms, and sports gymnasiums.

It is classified into:

a- Higher Education Institutions: Use that contemplates all those institutions in which academic preparation is provided for the training of professionals or technicians in various areas. Universities and Parauniversity Institutions are included.

b- Scientific Research Centers: Use intended for carrying out scientific and research activities, whether public or private.

Under this category, nightclubs where striptease shows are performed are included.

These include individual dwellings, apartments, buildings, rental housing, and barracks for workers.

They may be open to the public or by a private organization.

Under this category are found:

a- Hotel: Type of establishment made up of residential units composed of a bedroom and private bathroom, which provides lodging service for a daily rate. It must offer cafeteria, restaurant, and bar services. There must be functional integration between the lodging service and the complementary services. This typology also includes boutique hotels and hotels with casinos:

a.1. Hotel with casinos. For the development of this activity, casinos must function as a complementary service to the hotel activity, complying with the requirements established for their operation in: Regulation to Law No. 9050 on Casino Tax and Electronic Betting Call-Link Companies No. 39231 MSP-MH, Regulation that regulates the Concession of Licenses and Operating Permits for Casinos, Executive Decree No. 20224, and the General regulation for sanitary operating permits, habitation permits and authorization for temporary mass gathering events, granted by the Ministry of Health No. 43432-S.

a.1. Boutique hotel. Type of lodging establishment characterized by its personalized service, with rooms equipped with private bathrooms, in which cafeteria, restaurant, bar, spa, and personal assistant services, among others, are offered. They shall be those that, in addition to possessing these characteristics, are classified in the range of 3 to 5 stars, to be defined as such.

b- Pension: Type of establishment characterized by its personalized service, residential units equipped with private bathrooms and cafeteria service, reception, and occasionally lunch and dinner services at an informal level.

c- Tourist dwelling, villas, cabins, cabinas, guest house: Establishment that provides lodging service for a daily rate, forming a homogeneous group of residential units, each with a private bathroom, one or more bedrooms, a living-dining room, and kitchen, generally located at the beach, rivers, lakes, and mountains.

d- Hostel (Hostal): Establishment that provides lodging service for a daily rate, forming a homogeneous group of residential units, in which common areas such as bathroom, kitchen, and living areas are shared.

e- Shelter (Albergue): Type of establishment made up of residential units composed of a bedroom and private bathroom. Its design characteristics are in accordance with its specialization and, based on this, it will be given the most appropriate name (Ecotourism Shelter, Beach Shelter, Mountain Shelter, Youth Shelters).

f- Eco-shelter (Ecoalbergue): Use intended for those shelters whose design and operating characteristics are considered environmentally friendly, causing minimal impact and ensuring sustainable use of energy and water resources and adequate waste management.

g- Apart-hotel (Aparta-hotel): Establishment that provides lodging service at a daily rate with apartments of one or more bedrooms, private bathroom, living-dining room, and kitchen, duly furnished. It occupies the entirety of a building or part of it, completely independent, and its dependencies constitute a homogeneous whole, with entrances for the exclusive use of the establishment. It includes cleaning service for the units, as well as reception service for guests.

h- Any other activity defined and characterized in accordance with the Regulation of Tourist Lodging Companies No. 44256-MEIC-TUR and its amendments.

Also included under this name are sites destined to receive or store work tools and materials that are treated, or that are in the process of elaboration, or their products; in addition, all annexes of the factories or workshops and the warehouses required for their operation.

Among the activities that can be located in this use are: cable cars, canopy, hanging bridges, horseback riding, bird watching, forest walks, cycling tracks on natural surfaces, rafting, camping, paragliding, cabotage, sanitary services, showers, washbasins, or drinking fountains, warehouses to store equipment, tourist information kiosks, guard posts, small site administration office, gift shop, food sales, parking lots, and any other that is proven necessary for carrying out these activities.

Under this category are found: corrals, stables, silos, integrated farms, genetic improvement farms, incubators, greenhouses for production and sale of plants, agricultural biotechnology laboratories, aquaculture projects, riding arenas, beekeeping production, agricultural product receiving centers, plant nurseries (viveros) (with commercial purposes, without commercial purposes, and rescue centers), and captive breeding centers (zoocriaderos) (without commercial purposes and rescue centers). The plant nurseries and captive breeding centers are defined in accordance with the Regulation to the Wildlife Conservation Law, Decree #32633 and its amendments.

These are Zoos defined and with requirements listed in the Regulation to the Wildlife Conservation Law, Decree #32633 and its amendments.

This use is categorized into:

a- Religious A: The activities under this category are temples for religious worship, convents, and seminaries.

b- Religious B: The activities under this category are funeral chapels with or without funeral homes and crematoriums.

Under this category are found: EBAIS, gerontological center, clinics of one or several specialties, clinical and radiological laboratories, rehabilitation centers, and aesthetic centers.

Under this category are found telephone exchanges, radio and television stations, radio repeaters, cell phone towers, radio or similar.

In the case of fuel outlets, their location will also be subject to the standards contained in the Regulation for the regulation of the hydrocarbon storage and marketing system, Executive Decree No. 30131-MINAE-S and its amendments.

Specific considerations . The San Joaquín Centro Zone, as the main nucleus of the canton, represents a point of interaction for a variety of human activities, and must promote the greatest amount of uses in any geographical space.

. The Commercial Zone, due to its characteristics of accessibility, geographical location, high vehicular flows, road width, among others, is proposed to house the largest-scale and highest-impact commercial activities such as large shopping centers, large hardware stores (ferreterías) and building material depots, and large supermarkets (with an area greater than 1000 m2).

. In the Mixed Zone (Zona Mixta), it is considered that a diversity of medium and small-sized commercial and service uses be developed, in order to provide service and commerce facilities to residential zones outside the nuclei and on transit routes.

. The Predominantly Residential Zone (Zona Predominantemente Residencial) has residential use as its main purpose, complemented by small and medium-sized commercial and service activities with the objective of generating a lower level of impact compared to the commercial and mixed zones.

. Regarding Residential Zones (Zonas Residenciales), it is considered necessary to classify them into Residential Zones type 1 and Residential Zones type 2, due to the differences in the possibility of expansion of the type 1 zone with respect to the type 2 zone. For both cases, it is proposed to house small, basic, and immediate-need commercial activities such as small grocery stores (pulperías), bazaars, beauty salons, daycares, among others.

. In the Expansion Zones (Zonas de Expansión), the intention is for an intermediate density of human occupation to occur, and the development of commercial activities is restricted to only small and low-impact ones. In addition, recreational and ecological uses such as parks, sports courts, eco-shelters, among others, are promoted.

. With the regulations set forth in the Storage and Logistics Zone, the aim is to incentivize complementary services and uses for industrial activity and for all activities that demand the presence of office buildings, warehouses, bonded warehouses (almacenes fiscales), customs offices, and logistics services; refer to CHAPTER 5 of this Regulation.

. The Industrial Zone is that which has been considered suitable to house large-scale and high-impact manufacturing activities, so the development of commercial and service activities is limited. For more information and details on the industrial zone, refer to Article 42 of this Regulation.

. Due to the specificity and characteristics of the Renovation Zones (Zonas de Renovación), there is an additional regulation included within this same Regulatory Plan, intended particularly for their regulation. Thus, the standards referred to this zone are found in the Urban Renovation Regulation of this Regulatory Plan.

Regulations

Land uses and permitted activities according to zone. Due to its complexity, the permitted uses in the industrial zone will be regulated in a separate chapter.

For the granting of land use, this is done with respect to the zone in which it is located and the size of the construction to be carried out.

For each of the zones presented in Table 1, the following characteristics are established: use, activity, size, and construction area. For the correct interpretation of the table, the uppercase letters: SR, P, M, and G correspond to the characterization of the activity by size: P (small), M (medium), G (large), and SR (without restriction).

Table 1 Land uses and permitted activities according to zone Table 1 Land uses and permitted activities according to zone

RZ-15

RZ-17

RZ-19

.

In accordance with the provisions of subsection h of Article 16 of the Urban Planning Law No. 4240 and the Open-Air Commerce Law No. 10126 and its amendments, authorization for open-air commerce may be requested from the municipality in the following zones: San Joaquín Centro, Commercial, and Mixed.

Specific Considerations . The regulation established for the Industrial Zone allows the greatest diversity of industrial uses within the Zoning for the Canton of Flores. These include some activities that may be considered hazardous or high-impact, in accordance with the provisions of the General Regulation for sanitary operating permits, enabling permits, and authorization for temporary mass gathering events, issued by the Ministry of Health No. 43432-S.

. The aim is for industries, especially those with potentially hazardous processes and those generating the greatest amount of negative externalities, to be grouped in this zone, and for other uses to be buffered by the Storage and Logistics Zone.

. Given the inherent risk of the type of activities carried out in an industrial zone, the following uses are not permitted: residential, educational, religious, cultural, sports, or any other that is affected by the negative externalities of industrial activities. However, a group of "special uses" has been created, which consists of specific commercial or service-type activities that are closely related to industrial activities, such as: office centers, machinery rental, among others.

Regulations

They are summarized in Table 2 of this Regulation.

It also includes activities related to the production of tobacco products. The following activities are permitted under this category:

a- Production, processing, and preservation of meat and meat products.

b- Processing and preservation of fruits, legumes, and vegetables.

c- Manufacture of grain mill products.

d- Manufacture of starches and starch products.

e- Manufacture of bakery products.

f- Manufacture of cocoa and chocolate and confectionery products.

g- Manufacture of macaroni, noodles, couscous, and similar farinaceous products.

h- Manufacture of other food products not elsewhere classified.

i- Distilling, rectifying, and blending of alcoholic beverages.

j- Manufacture of wines.

k- Manufacture of malt beverages and malt.

l- Manufacture of non-alcoholic beverages.

m- Manufacture of tobacco products.

Under this category, the only activity is: manufacture of briefcases, handbags, and similar articles, and of saddlery and harness items.

The following activities are permitted under this category:

a- Manufacture of made-up articles from textile materials.

b- Manufacture of carpets and rugs.

c- Manufacture of ropes, cordage, twine, and netting.

d- Manufacture of fabrics for industrial use, wicks; other textiles (e.g., felt, coated or laminated fabrics, painters' canvas).

e- Manufacture of knitted and crocheted fabrics and articles.

f- Manufacture of wearing apparel, except fur apparel.

g- Manufacture of articles of cork, straw, and plaiting materials.

Also categorized under this use are activities related to the publishing of printed materials or recorded media, as well as service activities related to printing presses. The following activities are permitted under this category:

a- Manufacture of other articles of paper and cardboard.

b- Manufacture of other articles of paper and cardboard: Printing or engraving of stationery and labels.

c- Service activities only when associated with printing presses: binding, production of types, plates.

d- Publishing of newspapers, journals, and other periodicals.

e- Publishing of recorded media.

f- Other publishing: photos, engravings, postcards, timetables, forms, posters, art reproductions.

g- Printing of periodicals, books, maps, music, posters, catalogs, stamps, and banknotes.

Industrial use that includes activities related to the manufacture, repair, and recycling of rubber and/or plastic products. Only the following activities are permitted under this category:

a- Manufacture and repair of inflatable boats (rubber).

b- Manufacture of plastic furniture.

Industrial use that includes activities related to the processing of metals, which are smelted to develop a specific product.

Also included in this use are metal waste treatment activities, except for collection centers. The development of the following activities is permitted under this category:

a- Forging of iron and steel.

b- Forging of non-ferrous metals and brass.

c- Pressing, stamping of metal products.

d- Manufacture of household metal articles (knives, utensils); hand tools for agriculture, gardening; tools used by plumbers, carpenters, other similar activities; locks and other hardware products.

e- Manufacture of accessories and fittings for machine tools, whether or not electrically operated.

f- Manufacture of metal furniture and accessories.

g- Manufacture of manually operated kitchen articles.

h- Manufacture of metal goods for office use, excluding furniture.

i- Manufacture of locks, springs, containers, wire articles, sanitary articles (e.g., sinks or washbasins), kitchen articles, safes, frames, metal headgear.

j- Manufacture of small metal articles not elsewhere classified.

k- Recycling of metal waste and scrap.

Industrial use that includes activities related to the manufacture and processing of wood, excluding raw material extraction processes. The activities carried out under this classification consist solely of the transformation of wood into objects with a practical use, but do not contemplate the planting, extraction, or cutting of timber trees.

Also included under this classification is the manufacture of furniture with fabric and similar materials. The following activities are permitted under this category:

a- Sawmilling and planing of wood, including by-products; manufacture of unassembled wood flooring, wooden railway sleepers, preservation of wood.

b- Manufacture of veneer sheets, manufacture of plywood, laminated boards, particle boards, and other boards and panels.

c- Manufacture of wooden containers.

d- Manufacture of builders' carpentry and joinery parts and pieces.

e- Manufacture of furniture of wood, fabric, and similar materials, excluding those of metal or plastic.

The following activities are permitted under this category:

a- Manufacture of non-refractory structural clay and ceramic products for structural use.

b- Manufacture of cement, lime, and plaster.

c- Manufacture of articles of concrete, cement, and plaster.

d- Cutting, shaping, and finishing of stone articles.

Industrial use that includes activities for the fabrication, manufacture, and repair of machinery categorized as heavy equipment, railway cars, and trucks.

Additionally, the manufacture of hand trucks is included. Specifically, this use permits the activity of manufacturing hand trucks, railway cars, and trucks, including those specialized for industrial use.

Industrial use that includes only the activities of maintenance and repair of motor vehicles.

Industrial use that includes activities involving the manufacture of furniture, accessories, apparatus, equipment, prostheses, and specialized supplies for medical, surgical, and dental use. The following activities are permitted under this category:

a- Manufacture of furniture and accessories for medical, surgical, and dental use.

b- Manufacture of surgical, medical, dental equipment, instruments, and supplies; and orthopedic and prosthetic materials.

c- Manufacture of prosthetic appliances, artificial teeth.

Industrial use that includes activities through which electronic and technological equipment is manufactured for industrial use or everyday use as electronic implements, excluding personal use equipment. The following activities are permitted under this category:

a- Manufacture of semiconductor circuits.

b- Manufacture of electronic valves and tubes and other electronic components.

c- Manufacture of television and radio transmitters and apparatus for line telephony and line telegraphy.

d- Manufacture of television and radio receivers, sound or video recording or reproducing apparatus, and associated goods.

e- Manufacture of radar equipment, radio remote control apparatus, navigators.

f- Manufacture of equipment and instruments for measuring, checking, testing, controlling, and other purposes, except industrial process control equipment.

g- Manufacture of industrial process control equipment.

h- Manufacture of optical instruments and photographic equipment.

Industrial use includes activities related to the fabrication and manufacture of hand tools, equipment, and instruments. The following activities are permitted under this category:

a- Manufacture of footwear.

b- Manufacture of weapons and ammunition.

c- Manufacture of watches.

d- Manufacture of watch straps and bracelets of precious metals; jewelry for watches.

e- Manufacture of jewelry and related articles.

f- Manufacture of musical instruments.

g- Manufacture of whistles, acoustic signaling instruments.

h- Manufacture of sports goods.

i- Manufacture of tables and equipment for billiards and pool.

j- Manufacture of toys and games.

k- Manufacture of candles, matches, tapers, incense.

l- Manufacture of pens and pencils; clothing jewelry; umbrellas. Walking sticks; artificial feathers and flowers; tobacco pipes; seals; novelties; other manufactured goods not elsewhere classified.

Industrial use that includes activities related to the fabrication and manufacture of electrical equipment, medium-sized machinery for industrial purposes, and/or general medium-sized equipment for domestic use. The following activities are permitted under this category:

a- Manufacture of marine capstans, pulleys, tackle.

b- Manufacture of switches, fuses, plugs, conductors, lightning protectors.

c- Manufacture of insulated wire and cable.

d- Manufacture of electric lamps and lighting equipment.

Industrial use that includes activities related to the manufacture of bicycles or similar goods and their components. The following activities are permitted under this category:

a- Manufacture of bicycle lighting equipment.

b- Manufacture of bicycles and bicycle parts.

c- Manufacture of non-motorized invalid carriages.

d- Manufacture of children's bicycles.

e- Manufacture of hand-propelled, animal-drawn vehicles, not elsewhere classified.

f- Manufacture of baby carriages and walkers.

Industrial use that groups activities corresponding to the generation, collection, distribution, and purification, if required, of electrical power and water. The permitted activities are:

a- Generation, collection, and distribution of electrical power.

b- Collection, purification, and distribution of water.

The activities are accompanied by the code corresponding to the International Standard Industrial Classification (ISIC), the code used by the Ministry of Health of Costa Rica (MINSA), and the risk group to which they belong according to this same Ministry.

Table 2. Industrial activities permitted in the Industrial Zone

Table 2 (Continued). Industrial activities permitted in the Industrial Zone Table 2 (Continued). Industrial activities permitted in the Industrial Zone

Table 2 (Continued). Industrial activities permitted in the Industrial Zone

Table 2 (Continued). Industrial activities permitted in the Industrial Zone

The following activities shall be permitted: Photocopying, Sodas, Mini-supermarkets, Gyms for physical conditioning, Places of worship, Daycare centers and Banks, solely to provide services to the employees of a specific industry or company. They must be located within the facilities of the industry or company and their size shall be governed by the provisions of Table 1 for the Storage and Logistics Zone.

Special use that includes wholesale or retail sales activities solely of those products manufactured by the same industry. Its construction area shall have a maximum of 100 square meters.

Use that includes some storage or sale activities of fuels, chemicals or other hazardous materials. Only the following activities are permitted under this category:

a- Storage and deposit of petroleum, gas, fuels, chemicals and agrochemicals.

b- Retail sale of automotive fuels.

Use that includes office activities, such as logistics, business, call centers, among others.

Use that includes the activity of renting certain machinery and various transport equipment. The activities permitted under this category are the following:

a- Rental of transport equipment by land, air or water.

b- Rental of agricultural, construction and civil engineering machinery and equipment.

c- Rental of office machinery and equipment.

d- Rental of other types of machinery and equipment not specified elsewhere.

Use that includes special waste management activities for reuse, recycling or storage thereof. The activities permitted under this category are the following:

a- Recycling of non-metallic waste and scrap, not including collection centers.

b- Waste collection centers for recycling: metallic and non-metallic.

Activities are accompanied by the code corresponding to the International Standard Industrial Classification (ISIC), the code used by the Ministry of Health of Costa Rica (MINSA) and the risk group to which they belong according to this same Ministry.

Table 3 Summary of special uses permitted in the Industrial Zone

Specific Considerations . The Storage and Logistics Zone allows a smaller variety of industrial uses compared to the Industrial Zone. In addition, it has urban planning requirements more appropriate for the consolidation of office centers and smaller or service companies. This is intended to encourage services and complementary uses for industrial activity such as: office buildings, warehouses, bonded warehouses, customs and logistics services.

. The uses in this zone are of lower impact; mainly industries of risk type "B" (moderate risk) and "C" (low risk) are permitted, in order to generate a transition between industrial and residential use.

. Not all industries in risk group "B" or "C" are permitted in the Storage and Logistics Zone, since even if they do not pose significant risks to human health, they may generate negative externalities for the urban environment such as increased vehicular traffic and air pollution.

Regulations

1. Zoning of the Canton of Flores of these Regulations. In this zone, industrial uses, non-industrial uses and some special uses shall be permitted, which group diverse activities according to their type.

Industrial use that includes the manufacture and production of products and goods based on wood pulp, paper or cardboard. Activities related to the publication of printed materials or recorded media are also categorized within this use, as well as those service activities related to printing presses. The following activities are permitted under this category:

a- Printing or engraving of stationery and labels.

b- Service activities only when associated with printing presses: binding, production of type, plates.

c- Publishing of books, pamphlets, music books and other publications.

d- Publishing of newspapers, magazines and other periodicals.

e- Publishing of recorded media.

f- Other publishing: photos, engravings, postcards, timetables, forms, posters, reproductions of art, among others.

g- Printing of periodicals, books, maps, music, posters, catalogs, stamps and banknotes.

Industrial use that includes only the activity of footwear manufacturing, which shall be permitted except in cases where the footwear is made of molded plastic.

Each activity has the code corresponding to the International Standard Industrial Classification (ISIC), the code used by the Ministry of Health of Costa Rica (MINSA) and the risk group to which they belong according to this same Ministry.

Table 4 Summary of industrial uses permitted in the Storage and Logistics Zone

The following activities shall be permitted: Photocopying, Sodas, Mini-supermarkets, Gyms for physical conditioning, Places of worship, Daycare centers and Banks, solely to provide services to the employees of a specific industry or company. They must be located within the facilities of the industry or company and their size shall be governed by the provisions of Table 1.

Special use that includes wholesale or retail sales activities solely of those products manufactured by the same industry. Its construction area shall have a maximum of 100 square meters.

Use that includes office activities, such as logistics, business, call centers, among others.

Use that includes the rental of certain machinery and transport equipment for various activities. The following activities are permitted under this category:

a- Rental of transport equipment by land, air or water.

b- Rental of office machinery and equipment.

c- Rental of other types of machinery and equipment n.e.c.

Use that includes the specific activity of health services for technical tests and analyses.

Use that includes only the special activity of waste collection centers for metallic and non-metallic recycling.

Each activity has the code corresponding to the International Standard Industrial Classification (ISIC), the code used by the Ministry of Health of Costa Rica (MINSA) and the risk group to which they belong according to this same Ministry.

Table 5 Summary of special uses permitted in the Storage and Logistics Zone

The minor industrial uses permitted in the Storage and Logistics zone are found in the following table:

Table 6 Minor industrial uses permitted in the Storage and Logistics Zone

For minor industrial uses, only minor industrial uses shall be permitted whose construction area is less than 2,000 square meters (m2).

General Considerations . The definition of urban planning restrictions is based on the classification into different zones carried out for the canton of Flores. The characterization of these zones responds to the particularities of the different sectors that make up the canton.

. Urban planning restrictions are the parameters that serve to establish to what extent lots can be used; said restrictions are classified into four major themes: heights, setbacks (retiros), definition of impermeable surfaces (footprint (huella) and coverage (cobertura)) and minimum lot frontage.

. To determine each of the proposed values, aspects such as: landscaping, densification, productive and tourism activities, environmental protection and availability of water resources, among others, have been considered.

. The minimum lot size and frontage established in this title constitute restrictions that apply only for carrying out new subdivisions (fraccionamientos) in the canton of Flores.

. For this reason, special regulations are created for all those lots segregated and duly registered before the entry into force of these regulations. Through this norm, the aim is for these lots to be able to be used by their owners.

Specific Considerations . This chapter provides the definitions of the concepts used within these Regulations.

. The urban planning restrictions for a lot are those established for the zone in which said lot is located. In the same way, if a lot is located in two zones, it must comply with what is defined for each of them.

. An additional regulation was determined for those lots that are equal to or greater than 1500 m2 and are located in 2 zones, one of which is Mixed.

. For the case of the Canton of Flores, approximately 50% of the lot was left in each zone, so that both parts can be used under equal conditions.

. Furthermore, when determining the adjoining zones, consideration was given to those that share the majority of uses with each other, so that the lot can be developed and used without this representing a significant negative impact for the rest of the zones with which it adjoins.

. From the study of the conditions of the different lots, these 3 cases were determined:

. Case 1. Lots with one or two frontages onto a public street.

. Case 2. Lots with one frontage onto a public street and exceptional access for residential use.

. Case 3: Lots with a frontage onto a public street without exceptional access for residential use.

Regulations

In a complementary manner to the other definitions established in the remaining regulations of this Regulatory Plan, the following definitions are established for the understanding and interpretation of this title:

Sidewalk (Acera): Part of the public road, normally located at its edges, reserved for the transit of pedestrians.

Sanitary sewer system (Alcantarillado sanitario): System of pipes that collects and transports wastewater for subsequent treatment.

Height (Altura): Vertical distance measured from the official floor level to the highest point of the building. It does not include antennas or any other element above the roof.

Clear height (Altura libre): Distance between the finished floor level and the ceiling, or, if it does not have a ceiling, to the start of the supporting structure of the roof or mezzanine.

Front yard (Antejardín): Space of the front setback (retiro frontal) that must be left as a green area free of impermeabilization.

Coverage (Cobertura): Percentage (%) of land that can be used for construction. This value includes any impermeable surface, roofed area, vehicular entrances, paths, accesses, parking lots and constructions in general.

Density (Densidad): Ratio between the number of dwellings or housing units and the area of the site designated for residential use (dwellings per hectare).

Industrial establishment (Establecimiento industrial): buildings associated with the industrial uses permitted in the canton. Under this category are: industrial buildings, storage tanks, silos, chimneys, among other infrastructure necessary for industrial activities.

Lot frontage (Frente de lote): The length of the property on its front line bordering a public road.

Footprint (Huella): the maximum amount of area (m²) that can be used for construction. Within this value is included any impermeable surface, roofed area, parking lots and constructions in general.

Municipality (Municipalidad): State legal entity with territorial jurisdiction over the canton of Flores. It is responsible for the administration of local services and interests, with the purpose of promoting the integral development of the canton.

Finished floor level (Nivel de piso terminado): (N.P.T.) The internal floor level of a building, from the flooring material used, and where the transit of people occurs. This applies to each floor of a building.

Official floor level (Nivel oficial de piso): corresponds to the finished level of the sidewalk (acera) adjoining the land. In the case of lots that have two or more frontages onto a street, the official floor level corresponds to the finished level of the sidewalk on the road with the lowest elevation adjoining the land.

Underground levels (Niveles subterráneos): Spaces built partially or totally below ground level with respect to the official floor level.

Corner cutback or chamfer (Ochava o chaflán): The cutback of the building or wall at the corner of the block.

Maximum depth (Profundidad máxima): The maximum distance allowed from the finished floor level of the first floor of a building, to the finished floor level of the last underground level (lower level).

First floor (Primer piso): First level of a building that is immediately above the official floor level. It is generally the level through which one accesses the building.

Setbacks (Retiros): Those unbuilt open spaces between a building and the boundaries of the respective property.

Front setback (Retiro frontal): Unbuildable open space between the front boundary of the lot and the closest part of the physical structure or construction.

Side setback (Retiro lateral): Unbuildable open space between the side boundary of the lot and the closest part of the physical structure or construction. It may be impermeabilized as long as the corresponding maximum coverage (cobertura) restriction is met in accordance with the zone's restrictions.

Rear setback (Retiro posterior): Unbuildable open space between the rear boundary of the lot and the closest part of the physical structure or construction. Corner lots do not have a rear setback, only side and front setbacks.

Housing unit (Unidad habitacional): Any building intended for a dwelling or apartment.

Minimum lot size (Tamaño mínimo de lote): minimum value required to subdivide, expressed in square meters (m²) and conditioned on the zone in which the subdivision (fraccionamiento) is located.

Specific Considerations . The heights in the canton of Flores are established based on a set of variables and the possibilities that each site possesses.

Height control in the zones of influence of the country's airports is the responsibility of the Dirección General de Aviación Civil. For the approach surface of the Aeropuerto Internacional Juan Santamaría located in the canton of Flores, the maximum height is 2 stories. However, given the authority of said directorate to authorize heights greater than these, this chapter regulates the maximums permitted for this scenario, once the corresponding authorization has been obtained.

The determination of maximum heights takes into account reasonable values that may occur, considering the operation of the Aeropuerto Internacional Juan Santamaría. Consequently, medium height is encouraged in the south of the canton, which is less affected by this variable, while in the districts of San Joaquín and Barrantes, heights are more restricted.

Medium-height construction allows for more efficient use of unbuilt spaces through densification, concentrating workplaces and housing units, and in turn making the most of the high land value; it is a practical solution as long as the demands of good urban and architectural design are met. Additionally, as a landscape conservation strategy, structure, and human scale in the urban environment, medium heights are promoted.

The incorporation of medium-height housing is an important measure that should be resumed and reinforced, especially in those areas of the canton that are more accessible, as an indispensable strategy for better use of existing urban infrastructure. However, the availability of basic services is always a requirement for development.

Regulations

Map 2 of this regulation establishes the maximum permitted heights in stories, in accordance with the height restriction due to the approach zones of the Aeropuerto Juan Santamaría. The correspondence of these heights in meters shall be 4 m per story or, failing that, that indicated for each zone in this title. The maximum permitted heights may not exceed either the number of stories or the height in meters.

a- The street is located below the site on which construction is to occur.

b- The difference between the official floor level and the level at which the construction is to be located is equal to or greater than three meters.

To build more than 2 stories or 8 m, the study and approval of the Dirección General de Aviación Civil shall be an indispensable requirement.

The foregoing in accordance with the following rules:

a- On lots with an area less than 80 m², two stories may be built.

b- On lots with an area ranging from 80 m² to less than 160 m² with a minimum frontage of 6m, the construction of 2 stories is permitted.

c- On lots with an area ranging from 160 m² to less than 500 m² with a minimum frontage of 7m, the construction of 3 stories is permitted.

d- On lots with an area ranging from 500 m² to less than 1200 m² with a minimum frontage of 9m, the construction of 4 stories is permitted.

e- On lots with an area of 1200 m² or more, with a minimum frontage of 15m, the construction of 5 or 6 stories is permitted.

Specific Considerations Front setbacks contribute to improving the image of the city and population centers.

Front setbacks or front gardens constitute a transition space between urban space and housing, respecting urban space as an area of communal coexistence, not only through the creation of visual stimuli, but also through a harmonious relationship via vegetation (design of pedestrian paths).

The front setback or front garden space can serve to facilitate the incorporation of wastewater collection infrastructure, underground electrification, among others.

When there are windows on a party wall or walls whose material is combustible, a lateral setback is indispensable to ensure ventilation, lighting, privacy, and to reduce, as much as possible, the potential spread of fires.

All setbacks must be consistent not only with the height of the dwellings but also with the zone in which they are located, given that each site has different cultural and social conditions.

Regulations

For the canton of Flores, the existence of three types of setbacks is determined: front, rear, and lateral. The regulation of each of them is established in this chapter.

Regardless of the zone in which the lot to be developed is located, the front setback must comply with the following provisions:

a- It must be a free green area, so the surface cannot be covered or waterproofed. The foregoing with the exceptions established in subsection b of this article.

b- In front garden areas, only the construction of open parking spaces, transformers, connection elements and public utility meter modules, garbage enclosures, and access points is permitted.

c- Front setback for commercial and service use: in commercial premises located in a Commercial Zone, Mixed Zone, and San Joaquín Centro Zone, the front garden area in the front setback must be equipped with urban furniture, be treed, and be accessible to the pedestrian; additionally, the necessary sidewalk improvements and widening must be carried out.

d- Any area of the front setback that is waterproofed shall be counted as part of the coverage (cobertura).

Regardless of the zone in which the lot to be developed is located, the lateral and rear setbacks must comply with the following provisions:

a- When the building is constructed with combustible materials, a minimum lateral setback of 1.5 m must be left.

b- When there is a window facing a party wall, a lateral or rear setback must be left, according to the building height, in accordance with the following minimums:

b.1. 3 m for a building with a height less than or equal to 2 stories or 8 m.

b.2. 1 m extra for each additional story up to 10 m of setback.

c- If the building has no window facing a party wall, no lateral setback is required, but a rear setback is required.

d- Lateral or rear setbacks may be used as a garden, an absorption area for the wastewater treatment system, or an access lane to the rear of the lot.

e- Both the lateral and rear setbacks may be waterproofed, provided that, added to the other waterproofed area of the lot, the permitted coverage (cobertura) for the zone is not exceeded.

Regardless of the zone in which the lot to be developed is located, the lateral and rear setbacks must comply with the following provisions:

a- It may be a strip parallel to the party wall or be replaced by internal gardens that provide sufficient natural ventilation and lighting to the different spaces. Every internal garden corresponding to the rear setback must have a minimum dimension of 3 m by 3 m.

b- The numerical relationship with the front setback may be exchanged if, due to topographic slope conditions, the placement of a water treatment system so requires.

a- Case 1. When a lateral setback is used as a pedestrian passageway to the building, it must have a minimum width of 2 m and must be conditioned for pedestrian traffic.

b- Case 2. When a lateral setback is used as an access lane to parking at the rear of the lot, it must have a minimum width of 3.6 m and must be conditioned for pedestrian and vehicular traffic. Lots that locate their parking area in the rear zone of the building may increase their waterproofing by 5%.

The following figure is a representation of the foregoing:

The minimum dimension of the corner splay corresponds to the average of the two sidewalks fronting the property, but in no case shall it be less than 1.5 m measured from the corner.

On those lands where the intersection angle is not 90°, the Municipality shall define the corner splay setback.

Projections or overhangs on corner splays are permitted starting from 5m in height or the second floor, whichever is greater, and must not exceed the property line.

Specific Considerations It is necessary to conserve a significant and well-established percentage of green area to cushion the impact of rains and promote the improvement of urban hydrological systems.

Very high coverage (cobertura) percentages harm the urban image and the quality of life of the dwelling's occupants, as natural ventilation and lighting become difficult; furthermore, to these priorities may be added the fact that, under the eventual use of an individual wastewater treatment system in homes and businesses, it is necessary to have sufficient area for its placement (The most common case is the septic tank with the drainage field).

Coverage (coberturas) shall be higher in locations that have sanitary sewerage connected to an adequate blackwater treatment plant.

A factor that encourages an increase in the coverage (cobertura) percentage is the presence of underground parking.

The incorporation of free and recreational areas within a dwelling is necessary, both for children and adults; therefore, the standards established in this chapter regarding the coverage (cobertura) percentage seek a reasonable coverage value so that each dwelling has a free space intended for such purposes.

Regulations

Urbanistic Restrictions for the canton of Flores, of this Regulation.

Specific Considerations Front gardens are a percentage of the front setback that must be left as a free green area. This space is important as it fulfills several functions:

It is the exterior vestibule of the buildings, allowing privacy inside: it separates internal activities from external ones, contributes to reducing noise levels, and improves internal climatic conditions when trees and shrubs are present.

It contributes to the urban landscape, as it improves the image of settlements by giving greater breadth to the immediate public space and generates shade on pedestrian routes.

Both the location of a tree and the type of species placed in the front garden must be regulated, as these aspects indisputably affect the habitability and quality of public spaces.

Special attention must be paid to the type of species chosen for a specific location to avoid, for example, species that, due to their size or lack of maintenance, hinder the access of emergency vehicles. It is also important to consider species that do not generate negative impacts, such as the destruction of sidewalks due to root action or excessive leaf and fruit drop, among others.

It is important that at least 50% of the species chosen are native, as this favors local urban fauna life. Additionally, the presence of trees in the city favors migratory bird species.

Regulations

In any use requiring a front setback dedicated to green areas, the front garden must be treed, grassed, or both. The spaces necessary for accesses or open parking spaces, made of waterproofing materials such as pavements, pavers, concrete, or others, may not exceed 50% of the front garden, except in the case of commercial uses as established in the following article.

For such purposes, said trees may not be spaced more than 5 meters apart, and at least 50% shall be species indicated in Anexo 3 of the Construction Regulation: Recommended Tree Species (Reglamento de Construcciones: Especies Arbóreas Recomendadas).

Specific Considerations For each category of the general zoning, there correspond a series of guidelines that establish the degree of intervention that territory will have. The urbanistic restrictions correspond to these parameters, which establish how the different sectors that make up the canton of Flores can be used.

Due to the magnitude and level of importance that the establishment of the Industrial Zone and Storage and Logistics Zone (Zona de Almacenamiento y Logística) represent for the canton, their urbanistic restrictions will be addressed separately.

Regulations

The entire content of this table is normative in nature and mandatory.

In any case, the regulations for this type of land must be observed.

Table 7 Urbanistic Restrictions for the canton of Flores

Specific Considerations It is necessary to clarify that for this regulatory plan, density is handled conceptually but not as a regulatory parameter, mainly due to the inconveniences this concept generates in terms of oversight and practical application. For this reason, population density is regulated through lot sizes, coverages (coberturas), and heights. In zones where a greater concentration of population is intended, higher heights and coverages (coberturas) are established.

Regarding the maximum number of dwellings or housing units permitted on each property, there are urbanistic restrictions, parking requirements, drainage area or treatment plant area requirements (if necessary), and minimum sizes of housing units, both in these regulations and in national legislation, that limit said number.

The calculation of the maximum number of housing units per lot depends primarily on the minimum size of the housing unit to be developed as defined in the construction regulation for residential buildings or apartment buildings, as applicable. In addition, a parking correction factor is included to consider the parking requirements for each housing unit as defined in the road regulation.

Regulations

The maximum number of housing units in horizontal development per lot or property, for all zones where residential use is permitted, is defined by the following equation:

Where:

𝑁𝑁? = maximum number of housing units in horizontal development (rounded down to the nearest whole number) 𝐴𝐴𝐿𝐿 = Area of the lot or property Cob = Maximum coverage (cobertura) for the lot according to Table 7.

𝑨𝑨𝒎𝒎𝒎𝒎𝒎𝒎 = Minimum area of a housing unit as defined in the Construction Regulation for residential buildings (Article 132) or apartment buildings (Article 143).

𝑭𝑭𝒑𝒑 = Correction factor for parking: 4.13 m2 for housing units with 1 or 2 bedrooms or social interest housing, or 8.25 m2 for housing units with 3 or more bedrooms. In the case of using underground parking, 𝑭𝑭𝒑𝒑 is equal to zero.

The maximum number of housing units in vertical development per lot or property, for all zones where residential use is permitted, is defined by the following equation:

Where:

𝑁𝑁𝑣𝑣 = maximum number of housing units in vertical development.

𝑁𝑁? = maximum number of housing units in horizontal development (Article 119) Number of stories = Maximum number of stories permitted for the lot or property according to Table 7 and Chapter 11 of this regulation.

Specific Considerations Heights The canton of Flores, due to its proximity to the Aeropuerto Internacional Juan Santamaría, is highly restricted regarding maximum heights, mainly in the sections located within the Transition Surface and Right Approach Surface (East side), Inner Horizontal Surface, and Conical Surface of the Aeropuerto Internacional Juan Santamaría. For this reason, height restrictions are subject to the approval of the Dirección General de Aviación Civil.

In the case of industries, the maximum height of buildings shall be such that it allows adequate development of the industrial use; this is regulated through greater permitted elevations exclusively for industrial establishments, including: industrial buildings, chimneys, storage tanks, silos, and any other infrastructure necessary for the development of the activities permitted in this zone.

Coverage Percentage The waterproofing of large areas for industrial use implies an increase in surface runoff that increases river flow and can cause flooding downstream. Therefore, this Regulation aims to seek solutions regarding the waterproofing of land and thus control the coverage (cobertura) of constructions, through the establishment of restrictions such as the maximum coverage (cobertura) percentage and minimum lot size.

Said increase in surface runoff may exceed the hydraulic capacity of storm sewers and cause overflows of the rivers receiving such waters. For this reason, adequate management of stormwater must be implemented, using infrastructure measures for its retention and/or treatment, for later use. Some uses that can be given to these waters are:

Fire hydrant supply and fire protection systems, considering the pressure requirements requested by the Fire Department.

Garden irrigation systems.

Car washing.

Sanitary services.

Other industrial processes that do not require excellent quality water, thereby reducing the demand for potable water.

In the case of the Industrial Zone and Storage and Logistics Zone (Zona de Almacenamiento y Logística), the established lot sizes and maximum waterproofed area percentages are high, as they must allow adequate development of the infrastructure necessary for the establishment and consolidation of industrial activities. The maximum coverage (cobertura) percentages include areas intended for road circulation, stormwater systems, and wastewater treatment systems. So that national regulations are complied with, while at the same time making use of the land.

Setbacks Through the establishment of minimum setbacks (front, lateral, and rear), multiple benefits are obtained, such as:

Guaranteeing, in a certain way, an obstacle to the spread of fire in the event of a fire in one of the industrial buildings, since setbacks are part of passive fire protection measures, functioning as firebreak barriers.

Providing the possibility of emergency and rescue vehicle passage (fire truck, ambulance, etc.) to the rear or side of the building in case of emergency, according to the "Manual de disposiciones técnicas generales sobre seguridad humana y protección contra incendios, version 2012".

Helping to reduce the transmission of vibrations or noise from one industry to an adjacent infrastructure.

Facilitating the correct air circulation between buildings, contributing to natural ventilation and dispersion of heat generated in some industrial processes.

Contributing to the natural lighting of the buildings, especially if it is overhead lighting.

Facilitating the incorporation of wastewater collection infrastructure, underground electrification, among others.

For the Industrial Zone, it is essential that the lateral and front setbacks have dimensions such that they facilitate the maneuvering of any type of vehicle (particularly cargo vehicles) within the land of the company or industry, with the purpose of avoiding the need to perform maneuvers on public roads. For the reason stated above, this Regulation establishes minimum lot frontages and ample front setbacks.

Considering the possible configurations that industries may have, the location of the maneuvering area will depend on the architectural design, so in some cases, this will force the increase of the established minimum dimensions since the minimum turning radii for heavy vehicles (five or more axles) must be taken into account. Furthermore, the geometry of the accesses must allow all vehicles not to obstruct the free flow of vehicles on the roads when entering and exiting the industries.

Industrial developments must have their respective maneuvering yards and waiting vehicle storage spaces, differentiated from the spaces for private vehicle parking.

Regulations

For the development of industrial lots in a condominium regime, the urbanistic guidelines established in Chapter 17, Industrial Condominium, of the Regulation for Subdivision, Urbanizations, and Condominiums (Reglamento de Fraccionamiento, Urbanizaciones y Condominios) must be followed.

Table 8 Urbanistic restrictions for the Industrial Zone and Storage and Logistics Zone (Zona de Almacenamiento y Logística)

*For any construction other than an industrial establishment, the provisions established on Map 2: Maximum heights for the canton of Flores of this Regulation must be complied with.

The constructions to be carried out within the Industrial Zone must comply with the following indications:

a- In the case of industrial establishments, defined as such in the Construction Regulation of this Regulatory Plan, up to 3 stories for buildings or a maximum height of 23 meters for other structures is permitted.

b- For any construction other than an industrial establishment, the provisions established on Map 2. Maximum heights for the canton of Flores of this Regulation must be complied with.

The constructions to be carried out within the Storage and Logistics Zone (Zona de Almacenamiento y Logística) must comply with the following indications:

a- In the case of industrial establishments, defined as such in the Construction Regulation of this Regulatory Plan, up to 3 stories for buildings or a maximum height of 23 meters for other structures is permitted.

b- For any construction other than an industrial establishment, the provisions established on Map 2. Maximum heights for the canton of Flores of this Regulation must be complied with.

The setbacks for lots located in the Storage and Logistics Zone (Zona de Almacenamiento y Logística), as well as for the Industrial Zone, are those established in the following articles. For the development of industrial lots in a condominium regime, the urbanistic guidelines established in Chapter 17, Industrial Condominium, of the Regulation for Subdivision, Urbanizations, and Condominiums (Reglamento de Fraccionamiento, Urbanizaciones y Condominios) of this Regulatory Plan must be followed.

The following rules shall apply:

a- Industrial Zone: The minimum front setback is 12 meters. This distance must be observed on at least 50% of the lot frontage; on the remaining 50%, a minimum setback of 6 m is permitted.

b- Storage and Logistics Zone:

b.1. For industrial uses: The minimum front setback is 12 m. This distance must be observed on at least 50% of the lot frontage; on the remaining 50%, a minimum setback of 6 m is permitted.

b.2. For non-industrial uses and special uses: The minimum front setback is 5 m. From the second floor upwards, a minimum front setback of 4 m may be allowed.

The following rules shall apply:

a- Industrial Zone: The minimum permitted rear setback is 6 m.

b- Storage and Logistics Zone:

b.1. For industrial uses: The minimum permitted rear setback is 6 m.

b.2. For non-industrial uses and special uses: The minimum permitted rear setback is 3 m.

Both for the Industrial Zone and for the Storage and Logistics Zone, one of the side setbacks must be paved so as to be able to support the weight of a rescue ladder, which for the purposes of this standard is considered to be 35 tons.

For any building to be constructed in the Industrial Zone, the minimum permitted side setback is 6 m. This setback shall be observed on both sides of the construction.

For any building constructed in the Storage and Logistics Zone, the minimum permitted side setback is 6 m. This setback shall be observed on both sides of the construction and the following rules shall be followed:

a- Single-story buildings with a height less than or equal to 18 m: On one side of the building, a minimum setback of 3 m must be provided, regardless of the existence of windows. On the other side of the building, if windows exist, the setback shall be 1.5 m; if no windows exist, no setback is necessary.

b- Buildings with more than one story or single-story buildings exceeding 18 m in height:

b.1. For the first floor: On one side of the building, a minimum setback of 3 m is required, regardless of the existence of windows. On the other side of the building: if windows exist, the setback shall be 1.5 m; and if no windows exist, no setback is necessary.

b.2. For the second floor and above: On one side of the building, a minimum setback of 3 m is required, regardless of the existence of windows. On the other side of the building: if windows exist, the setback shall be 2 m; and if no windows exist, no setback is necessary.

Table 9 Minimum permitted side setbacks for buildings in the Industrial Zone and Storage and Logistics Zone

CHAPTER 14. URBAN PLANNING RESTRICTIONS FOR EXISTING AND DULY REGISTERED LOTS WITH AN AREA LESS THAN THE MINIMUM PERMITTED IN EACH OF THE ZONES Specific Considerations . This chapter provides the restrictions so that lots that were subdivided (segregados) and previously registered in the National Registry (Registro Nacional) before the entry into force of the Regulatory Plan (Plan Regulador) and that do not comply with the minimum sizes established for the zone in which they are located may be used.

. For lots with an area of less than 160 m², special construction restrictions shall apply according to the area they have and the zone in which they are located.

. Within the set of lots with an area of less than 160 m², two ranges are defined: lots with an area ranging from 80 m² to less than 120 m² and lots with an area ranging from 120 m² to less than 160 m².

. The minimum lot area of 80 m² is established based on a minimum dwelling area of 50 m² and 30 m² free of impervious surfaces for locating the treatment system for black water and its drainage.

. Keeping an area free of impervious surfaces allows for adequate natural ventilation and lighting of the building's rooms and the placement of a water treatment system.

Regulations

a- Sufficient natural lighting and ventilation of the interior spaces must be guaranteed.

b- Sufficient space must be guaranteed for the treatment of the corresponding wastewater and drainage for water percolation if the ground conditions permit their use.

a- When they are not connected to a sanitary sewer system with a treatment plant: they must leave an area of 30 square meters free of construction and impervious surfaces.

b- When they are connected to a sewer system with a treatment plant: they must leave an area of 15 square meters free of construction and impervious surfaces.

Table 10 Restrictions for construction for existing lots duly registered prior to the entry into force of the Regulatory Plan, with an area less than the minimum permitted in each of the zones

Specific Considerations . The canton of Flores (mainly the western part of the canton) is highly restricted in terms of maximum heights, as it is very close to the Juan Santamaría International Airport (Aeropuerto Internacional Juan Santamaría). For this reason, a potential option for city growth could occur "downwards" through the construction of underground levels, thereby making better use of the land.

. However, this underground growth must be planned and controlled, as it is necessary to limit the scale of projects developed in the canton, considering the capacity of buildings to attract people and trips, without incurring negative consequences such as traffic congestion conflicts, social problems, health issues, among others. This is the main reason why this Regulation limits the number of underground levels of a building in the canton of Flores.

. The complexity involved, for underground levels, in complying with the requirements for drinking water supply and the evacuation of wastewater generated in these sites must also be taken into account. By restricting the maximum number of underground levels, the intention is also to reduce the evacuation time of the building in case of an emergency.

. The construction of underground levels is subject to the developer carrying out the pertinent technical studies, where ground characteristics, hydrogeological characteristics, and the specific requirements of the zone are determined, in order to solve any type of problem and carry out the design and construction responsibly.

. It is very important to consider the ventilation and lighting aspects of underground spaces, taking into consideration the technical solutions necessary to provide them with adequate ventilation and lighting, as established in the Construction Regulations (Reglamento de Construcciones) of this Regulatory Plan (Plan Regulador).

Regulations

For any type of underground construction, the use of public roads to increase the usable area of the construction is prohibited.

For any construction, the maximum permitted limit of underground levels shall be three, measured from the official ground level to the finished floor level of the last underground level.

For any construction, the maximum permitted depth shall be 10 meters measured from the official ground level to the finished floor level of the last underground level.

The minimum height for any underground level shall be 2.20 meters above the finished floor level.

a- Zona San Joaquín Centro b- Zona Comercial c- Zona Mixta d- Zona Predominantemente Residencial e- Zonas Residenciales f- Zonas de Expansión g- Zona de Almacenamiento y Logística h- Zona Industrial

Cada una de estas zonas listadas, permite una serie de usos específicos, los cuales se establecen puntualmente en los cuadros sobre usos de suelo y actividades permitidas según zona.

a- Zona San Joaquín Centro. Se define aquella zona localizada en el casco central de San Joaquín. El propósito de esta zona es procurar el desarrollo armónico de funciones comerciales y residenciales que sean totalmente compatibles y que permitan complementar el atractivo urbano y arquitectónico del casco central de San Joaquín.

b- Zona Comercial: Se define aquella zona para albergar las actividades comerciales de mayor envergadura e impacto tales como centros comerciales grandes, ferreterías y depósitos de materiales grandes y supermercados grandes, entre otras actividades.

c- Zona Mixta: Se define aquellas zonas destinadas al desarrollo de diversidad de usos comerciales y de servicios de tamaño mediano y pequeño, así como usos residenciales.

d- Zona Predominantemente Residencial. Se define a la zona destinada al uso residencial y que podrá ser complementada con actividades comerciales y de servicio de pequeño y mediano tamaño.

e- Zonas Residenciales. Son aquellas zonas destinadas al uso residencial. Se categorizan en residencial tipo 1 y tipo 2.

e.1. Zona Residencial Tipo 1. Es toda aquella zona destinada primordialmente al uso residencial. Se permiten actividades comerciales pequeñas, básicas y de necesidad inmediata tales como pulperías, bazares, salones de belleza, guarderías, entre otras.

e.2. Zona Residencial Tipo 2. Se refiere a zonas residenciales ya establecidas con pocas posibilidades de expansión. Se permiten actividades básicas tales como panaderías, pulperías, bazares, verdulerías, entre otras.

f- Zonas de expansión. Las zonas de expansión se clasifican en tipo 1 y tipo 2.

f.1. Zona de Expansión Tipo 1: Aquellas zonas que cuentan actualmente con gran espacio disponible y potencial para el desarrollo de usos recreativos necesarios para la población y para albergar el crecimiento futuro de la población f.2. Zona de Expansión Tipo 2: Se refiere a la zona con importante cobertura boscosa cercana a la zona de protección del río Segundo. En ella se promueven principalmente actividades amigables con el ambiente y que no generen impactos grandes ni una alta densidad de población tales como ecoalbergues, centros de investigación científica y centros de manejo de fauna.

Los límites de cada una de estas zonas se encuentran en el Mapa 1. Zonificación del cantón de Flores.

Es la categoría donde se permite el establecimiento y desarrollo de las actividades industriales de mayor impacto. Corresponde a una categoría de zona donde se admite el establecimiento de la mayor variedad de industrias, incluyendo algunas pertenecientes al grupo de riesgo "A", según el Reglamento general para permisos sanitarios de funcionamiento, permisos de habilitación y autorización para eventos temporales de concentración masiva de personas, otorgados por el Ministerio de Salud, Decreto N° 43432-S y sus reformas.

Se ubica alrededor de la Zona Industrial, es una zona orientada a la prestación de servicios de aduana, logística, bodegas y demás usos complementarios a la actividad industrial. También corresponde a un área destinada para el desarrollo de servicios tales como centros de oficinas y otros servicios complementarios.

Zonificación del Cantón de Flores.

a. Uso conforme: Uso que por su localización dentro de la Zonificación del Plan Regulador, puede ubicarse en la zona donde se solicita.

b. Uso no conforme: aplicable a aquellas actividades que contaban con autorización para funcionar de previo a la publicación de este Plan Regulador y que por las normas contenidas en éste, ahora se considera no conforme con la zona en la cual se ubica. Podrán seguir funcionando; se permite realizar obras de mantenimiento que sean para adapatarse a la norma vigente de salud, accesibilidad y seguridad, siempre que no amplíe su área constructiva.

c. Uso no permitido: se otorga a aquellos casos en los que se desea ubicar una nueva actividad en una zona donde no se permite. Esta certificación no podrá generar posteriores autorizaciones para el desarrollo de la actividad solicitada.

d. Uso no listado: se encuentra en esta categoría, toda aquella actividad que no se encuentre en el listado contenido en el TÍTULO II del presente reglamento. Deberán ser analizadas por la administración municipal y según sus características, usar las restricciones de la actividad que más se le asemeje. De previo a la toma de la decisión, el funcionario municipal a cargo deberá consultar a la Junta Estratégica de Planificación Territorial de Plan Regulador.

Consideraciones generales . Las actividades que se desarrollen en un determinado lugar tienen que estar acorde con las potencialidades del mismo y en equilibrio con el medio ambiente. Las normas del Plan Regulador van orientadas a fortalecer ese potencial y a promover un desarrollo de la región en los ámbitos económico, social y ambiental.

. Dadas las posibles incompatibilidades (conflictos) entre diferentes usos que se pueden dar en un área determinada, la regulación define zonas específicas donde se podrán o no desarrollar las distintas actividades humanas, ya sea de una zona urbana o no. Esto, además de tomar en cuenta la realidad de la zona y las actividades que se han desarrollado a lo largo del tiempo.

Consideraciones específicas . Para definir las actividades y su posible localización, se utilizaron los siguientes criterios para permitirlas o no en las diferentes zonas:

1. El Plan Regulador tiene como principio básico, la protección y mejoramiento de la calidad de vida de los habitantes del cantón de Flores, desde el punto de vista del ser humano como usuario y actor determinante del sistema urbano.

2. Los impactos positivos o negativos de un cierto uso, determinan la conveniencia o prejuicio de la localización de esa actividad en zonas con una aptitud definida.

3. La selección de la compatibilidad de un uso con la zona, se hace a partir de la vocación principal de esa zona. Así, las zonas residenciales tendrán como prioridad el uso habitacional y las actividades que allí se puedan establecer estarán en función al uso residencial.

4. Los impactos de muchas de las actividades dependerán de manera directa del tamaño de la misma.

Debido a esto, muchas de las actividades tienen una restricción para su extensión, buscando el beneficio, tanto del propietario, como de los vecinos.

5. Para determinar la escala de un uso, además del área de construcción, se utilizan otros criterios tales como: Impactos a los vecinos (a mayor cantidad de impactos, mayores restricciones para esa actividad). Entre esos impactos se pueden mencionar el estacionamiento, la afluencia de personas (peatones o en vehículo), ruido, contaminación del aire, olores y otros más que se especifican en cada caso.

. Debido a la magnitud y en nivel de importancia que representa para el cantón el establecimiento de la zona industrial, tanto sus usos como restricciones se tratarán por aparte de la clasificación a continuación, lo cual se presentará en el Capítulo 4 del presente Reglamento.

. En el presente reglamento, se agrupan las diversas actividades humanas en categorías de uso, de forma tal que el tipo, características e impactos de éstas sean similares y de esta manera facilitar el proceso de otorgamiento de Certificados de Uso del Suelo.

Regulaciones

Cada uno de estos usos listados, permite una serie de actividades específicas, las cuales no se circunscriben a las señaladas en su definición, sino que se establecen puntualmente en los cuadros sobre usos de suelo y actividades permitidas según zona.

Estos pueden ser de manejo privado o municipal.

En este reglamento se incluyen regulaciones para la finca matriz y para las fincas filiales que conforman el condominio industrial.

Pueden tener o no, una finalidad lucrativa. Se clasifica en:

a- Cultural A: Incluye las actividades de museos, bibliotecas y quioscos de información se incluyen los museos o centros de exhibición de objetos artísticos, científicos históricos; casas de la cultura y bibliotecas. Además, se incluyen galerías de arte donde se vendan objetos artísticos.

b- Cultural B: Corresponde a sitios dedicados a la presentación de actividades artísticas, culturales y folklóricas en cualquiera de sus disciplinas, tales como anfiteatros, teatros y salas de conciertos. Las actividades que se desarrollan en estos sitios, se caracterizan por generar una reunión masiva de personas ocasionalmente.

Bajo esta categoría se encuentran: canchas deportivas, estadios, polideportivos, complejos deportivos, pistas para ciclismo, gimnasios de acondicionamiento físico y gimnasios deportivos.

Se clasifica en:

a- Instituciones de Educación Superior: Uso que contempla todas aquellas instituciones en las que se brinde preparación académica para la formación de profesionales o técnicos en diversas áreas. Se incluyen Universidades e Instituciones Parauniversitarias.

b- Centros de Investigación Científica: Uso destinado a la realización de actividades científicas y de investigación, ya sean públicos o privados.

Bajo esta categoría se incluyen clubes nocturnos donde se hacen funciones de desnudismo.

Estos incluyen las viviendas individuales, apartamentos, edificios, viviendas para alquiler y barracas para trabajadores.

Pueden ser abiertos al público o de una organización privada.

Bajo esta categoría se encuentran:

a- Hotel: Tipo de establecimiento conformado de unidades habitacionales compuestas por dormitorio y baño privado, que brinda servicio de hospedaje por una tarifa diaria. Debe ofrecer los servicios de cafetería, restaurante y bar. Entre el servicio de alojamiento y los servicios complementarios debe existir integralidad funcional. También se contemplan en esta tipología los hoteles boutique y hoteles con casino:

a.1. Hotel con casinos. Para el desarrollo de esta actividad, los casinos deberán funcionar como servicio complementario a la actividad hotelera cumpliendo con los requisitos que se establecidos para su operación en: Reglamento a la Ley N° 9050 de Impuesto a Casinos y Empresas de enlace de llamadas a apuestas electrónicas N° 39231 MSP-MH, Reglamento que regula la Concesión de Patentes y Permisos de Funcionamiento de Casinos, Decreto Ejecutivo N° 20224 y el Reglamento general para permisos sanitarios de funcionamiento, permisos de habilitación y autorización para eventos temporales de concentración masiva de personas, otorgados por el Ministerio de Salud N° 43432-S.

a.1. Hotel boutique. Tipo de establecimiento de hospedaje que se caracteriza por su servicio personalizado, con habitaciones, dotado de baños privados, en el cual se ofrecen los servicios de cafetería, restaurante, bar, spa, y asistente personal entre otros. Serán aquellos que además de poseer estas características se clasifiquen en el rango de 3 a 5 estrellas, para definirse como tales.

b- Pensión: Tipo de establecimiento que se caracteriza por su servicio personalizado, unidades habitacionales dotadas de baños privados y servicio de cafetería, recepción y ocasionalmente los servicios de almuerzo y cena a nivel informal.

c- Vivienda turística, villas, cabañas, cabinas, casa de huéspedes: Establecimiento que brinda servicio de hospedaje por una tarifa diaria, conformando un grupo homogéneo de unidades habitacionales, cada una con baño privado, uno o más dormitorios, sala comedor y cocina, ubicadas generalmente en la playa, ríos, lagos y montañas.

d- Hostal: Establecimiento que brinda servicio de hospedaje por una tarifa diaria, conformando un grupo homogéneo de unidades habitacionales, en el cual se comparten áreas comunes como baño, cocina y áreas de estar.

e- Albergue: Tipo de establecimiento conformado por unidades habitacionales compuestas por dormitorio y baño privado. Sus características de diseño van de acuerdo con su especialización y con base en ello se le dará la denominación más apropiada (Albergue para Ecoturismo, de Playa, de Montaña, Juveniles) f- Ecoalbergue: Uso destinado a aquellos albergues cuyas características de diseño y de funcionamiento se consideran amigables con el medio ambiente, provocando el mínimo impacto y asegurando un uso sostenible de los recursos energéticos, hídricos y el manejo adecuado de desechos.

g- Aparta-hotel: Establecimiento que brinda servicio de hospedaje con una tarifa diaria con apartamentos de uno o más dormitorios, baño privado, sala comedor y cocina, debidamente amueblados. Ocupa la totalidad de un edificio o parte de él, absolutamente independiente y sus dependencias constituyen un todo homogéneo, con entradas para uso exclusivo del establecimiento. Incluye el servicio de limpieza de las unidades, así como el servicio de recepción para los huéspedes.

h- Cualquier otra actividad definidas y caracterizadas de acuerdo con Reglamento de las empresas de hospedaje turístico N° 44256-MEIC-TUR y sus reformas.

Se comprenden también bajo esta denominación, los sitios destinados a recibir o almacenar los utensilios de labor y los materiales que sean tratados, o que están en proceso de elaboración, o sus productos; además, todos los anexos de las fábricas o talleres y las bodegas que se requieran para su operación.

Dentro de las actividades que se pueden ubicar en este uso se encuentran: teleféricos, canopy, puentes colgantes, cabalgatas, observación de aves, caminatas en el bosque, pistas para el ciclismo en superficies naturales, rafting, camping, parapente, cabotaje, servicios sanitarios, duchas, lavatorios, o bebederos, bodegas para almacenar equipo, quioscos de información turística, casetas de guardas, oficina pequeña de administración del lugar, tienda de venta de regalos, venta de alimentos, estacionamientos, alguna otra que se demuestre necesaria para la realización de estas actividades.

Bajo esta categoría se encuentran: corrales, establos, silos, fincas integrales, fincas de mejoramiento genético, incubadoras, invernaderos para producción y venta de plantas, laboratorios de biotecnología agrícola, proyectos acuícolas, pistas de equitación, producción apícola, recibidores de productos agrícolas, viveros (con fines comerciales, sin fines comerciales y centros de rescate) y zoocriaderos (sin fines comerciales y centros de rescate). Los viveros y zoocriaderos definidos de conformidad con el Reglamento a la Ley de Conservación de la Vida Silvestre, decreto #32633 y sus reformas.

Son los Zoológicos definidos y con requisitos listados en Reglamento a la Ley de Conservación de la Vida Silvestre decreto #32633 y sus reformas.

Este uso, se categoriza en:

a- Religioso A: Las actividades bajo esta categoría son los templos para culto religioso, conventos y seminarios.

b- Religioso B Las actividades bajo esta categoría son capillas de velación con o sin funerarias y crematorios.

Bajo esta categoría se encuentran: EBAIS, centro gerontológico, clínicas de una o varias especialidades, laboratorios clínicos y radiológicos, centros de rehabilitación y centros de estética.

Bajo esta categoría se encuentran centrales telefónicas, estaciones de radio y televisión, repetidoras de radio, torres de telefonía celular, radio o afines.

Para el caso de los expendios de combustibles su ubicación estará además supeditada a las normas contenidas en el Reglamento para la regulación del sistema de almacenamiento y comercialización de hidrocarburos, Decreto Ejecutivo No. 30131-MINAE-S y sus reformas.

Consideraciones específicas . La Zona San Joaquín Centro, como principal núcleo del cantón, representa un punto de interacción de variedad de actividades humanas, y debe promover la mayor cantidad de usos en cualquier espacio geográfico.

. La Zona Comercial, por sus características de accesibilidad, ubicación geográfica, altos flujos vehiculares, ancho de vías, entre otras, se propone para albergar las actividades comerciales de mayor envergadura e impacto tales como centros comerciales grandes, ferreterías depósitos de materiales grandes y supermercados grandes (con área mayor a 1000 m2).

. En la Zona Mixta se considera que se desarrollen diversidad de usos comerciales y de servicios de tamaño mediano y pequeño, con el fin de proveer de facilidades de servicios y comercio a las zonas residenciales fuera de los núcleos y en las rutas de paso.

. La Zona Predominantemente Residencial, tiene como principal destino el uso residencial complementado con actividades comerciales y de servicio de pequeño y mediano tamaño con el objetivo de generar un menor nivel de impacto en comparación con las zonas comercial y mixta.

. En cuanto a las Zonas Residenciales, se considera necesario clasificarlas en Zonas Residenciales tipo 1 y Zonas Residenciales tipo 2, debido a las diferencias en la posibilidad de expansión de la zona tipo 1 con respecto a la zona tipo 2. Para ambos casos se propone albergar actividades comerciales pequeñas, básicas y de necesidad inmediata tales como pulperías, bazares, salones de belleza, guarderías, entre otras.

. En las Zonas de y se restringe el desarrollo de actividades comerciales a solamente pequeñas y de bajo impacto. Además, se promueven usos recreativos y ecológicos tales como parques, canchas deportivas, eco-albergues, entre otros.

. Con las regulaciones planteadas en la Zona de Almacenamiento y Logística se busca incentivar servicios y usos complementarios para la actividad industrial y para todas las actividades que demanda la presencia de edificios de oficinas, bodegas, almacenes fiscales, aduanas y servicios de logística, referirse al CAPITULO 5 del presente Reglamento.

. La Zona Industrial es aquella que se ha considerado como apta para albergar las actividades de manufactura de gran tamaño e impacto, por lo que el desarrollo de actividades comerciales y de servicios es limitado. Para más información y detalle de la zona industrial, referirse al Artículo 42 del presente Reglamento.

. Debido a la especificidad y características de las Zonas de Renovación existe un reglamento adicional incluido dentro de este mismo Plan Regulador, destinado particularmente a su regulación. Entonces, las normas referidas a esta zona se encuentran en el Reglamento de Renovación Urbana del presente Plan Regulador.

Regulaciones

Usos de suelo y actividades permitidas según zona. Por su complejidad, los usos permitidos en zona industrial se regularán en un capítulo aparte.

Para el otorgamiento de uso del suelo, este se realiza con respecto a la zona en la que se encuentra y al tamaño de la construcción a realizar.

Para cada una de las zonas presentadas en el Cuadro 1 se establecen las siguientes características: uso, actividad, tamaño y área de la construcción. Para la correcta interpretación del cuadro, las letras mayúsculas: SR, P, M y G corresponden a la caracterización de la actividad por tamaño: P(pequeño), M (mediano), G (grande) y SR (sin restricción).

Cuadro 1 Usos de suelo y actividades permitidas según zona Cuadro 1 Usos de suelo y actividades permitidas según zona

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