Regulation for the Partial Regulatory Plan of Isla DamasReglamento al Plan Regulador Parcial de Isla Damas

Final Considerations Having concluded the analysis of the information presented in the previous chapters, we proceed to detail a set of guidelines, which will be the basis for the proposed land use and its respective regulation:

• 1)The prevailing climate in this coastal sector allows for the use of the sea-sun-beach resource for at least eight months of the year.
• 2)The coastal sector of Isla Damas, due to its northwest-southeast orientation and because it is on an open shoreline, has intense waves on few occasions that could limit its use for recreational activities, but for most of the year these can be carried out without restrictions.
• 3)Deforestation has affected almost the entirety of Isla Damas, except for the mangrove sector of the estuary. The gradual abandonment, in recent years, of livestock activity has allowed the regeneration of vegetation.
• 4)The existing road network in the sector between Parrita and the town of Damas is paved due to the existence of the coastal highway, but from there to the town of Damas it is deteriorated, and this entire stretch up to the embarkation site, although gravel, is generally in good condition.
• 5)The quantity and quality of tourist services is sufficient to satisfy the potential demand of Isla Damas.
• 6)The presence of the tourist development of Quepos grants it a good nearby tourist image.

In this particular case, one of the basic objectives of this plan will be to guarantee citizens' access to the Zona Pública (Public Zone), proposing alternative roadways that allow compliance with the basic premises of Ley 6043.

The Regulatory Plan for Land Uses is the legal and technical instrument that allows the ICT and the Municipality of Parrita effective control of the development proposed for the area covered by this study.

The Regulatory Plan for Land Uses not only consists of the map of possible uses, but also incorporates a Zoning Regulation, which establishes the norms for land uses, communications, and buildings or installations.

Land-Use Plan The previous investigation, its analysis, and the synthesis elaboration are reflected in a final map or plan, where the Possible Land Uses and a Zoning Regulation that will control the authorized development are set forth. Its main components are presented below:

• 1)Contribute to regional development through the decentralization of the country's tourist activity, thus promoting better use of the natural resources present in the coastal sector.
• 2)Promote and channel private investment in the Central Pacific sector.
• 3)Collaborate with the ICT and the INVU for greater development of the Zona Marítimo Terrestre (Maritime Terrestrial Zone), that is appropriate and without deterioration of the natural and tourist resources present at the site.
• 4)Generate a new tourist offer that helps to meet the growing demand for this service currently existing in the country.

• 1)Propose a Land-Use Plan that allows the development of a tourist nucleus or project, in accordance with the environmental limitations of the coastal sector.
• 2)Permit the construction of physical works that facilitate the prompt and safe movement of tourists.
• 3)Formulate a zoning regulation that establishes the criteria for the development proposed in item number two.
• 4)Contribute to the planning of implementation strategies for the proper control, execution, and evaluation of the land-use proposal.

To fulfill the objectives and goals set forth above, the Regulatory Land-Use Plan must be oriented toward the following criteria, which have originated this investigation.

Development Criteria 1) Keep the Zona Pública free of permanent constructions.

• 2)Respect as much as possible the conditions of the original occupants according to the rights acquired in Ley 4558 and recognized by Ley 6043; provided that it does not contradict what is stipulated by the aforementioned Law.
• 3)Establish the technical and legal conditions for a limited development of this coastal sector and strengthen the tourist image of Isla Damas.
• 4)Conserve and maintain the natural resources present and promote the recovery of vegetation in those sites where it is convenient, either for scenic reasons or to avoid deterioration caused by natural events.
• 5)Minimize, as much as possible, the costs of the infrastructure necessary for the proper functioning of the works to be carried out at the site.
• 6)Achieve the well-being and safety of the users of the different tourist or residential projects designated in this land-use plan.
• 7)Take advantage of the attractions of sun, beach, sea, mangrove, estuary, and associated wildlife.
• 8)Promote low-density tourist projects, in accordance with the limited carrying capacity of the site.
• 9)Develop recreation and leisure areas facing the beach that allow taking advantage of the 50 meters of the exclusion area.
• 10)Take advantage of the scenic beauty of the estuary and at the same time protect the landscape and the remnants of older forest such as fruit trees, as they serve as refuges for monkey troops and other wildlife.
• 11)Maintain as much as possible the natural image of the site, promoting the recovery and mitigation programs mentioned in this study.
• 12)Create trails that allow accessibility for visitors to the different attractions, in this case, to the scenic views present at the site, such as the Damas estuary.

Development Hypothesis As discussed in different parts of the study, the lithomorphology of this coastal sector allows full enjoyment of the intertidal zone, with diverse recreational activities to the fullest, but especially during low tide, when a wide intertidal zone with a gentle slope is exposed.

The sandy nature of the island's soil requires the application of special construction practices such as construction on pilings, gabions, fill, and selective tree planting in gardens, which contribute to stabilizing the soil.

To conclude this section, it is appropriate to indicate that, in general, only a dispersed residential use and a low-density tourist use are proposed, in accordance with the availability of water in the subsoil of the Island.

Proposed Roadways The roads in the eastern sector of Isla Damas will be built based on a roadway layout proposed by the Municipality of Parrita several years ago, and because it is an already established right-of-way to which all the plans of the occupants of the sector to be organized have been aligned. This right-of-way crosses Isla de Damas perpendicularly; from it, a road axis parallel to the beach will branch out. Due to the low occupational density proposed in this coastal sector, 14-meter rights-of-way, such as those normally established for flat zones, are not justified. In this particular case, an 11-meter wide right-of-way is proposed for the perpendicular axis, and 11 meters for the one parallel to the beach, and 6 meters for tree-lined walks, which is independent of the low-density trails that could eventually be built in the protection zone.

In the low-density residential zone, tree-lined walks with a 6-meter wide right-of-way are recommended. In the case of the low-density ecotourism and tourist development zones, the roadways will reach the edge of the concession, with a 6-meter right-of-way; but internally, the roadways will adjust to the needs of the project.

In the case of tree-lined walks or recreational trails, these will have a 6-meter right-of-way, and the general design, as well as its layout, must be approved by the INVU and by the ICT.

Land-Use Plan This Regulatory Land-Use Plan, as a conclusion of the investigations, aims to propose a Sustainable Development Plan that allows for rational land use, particularly considering the existing limitations of Isla Damas Norte, as well as to establish the requirements and design criteria for each of the uses indicated on the land-use zoning plan.

Due to the characteristics of the terrain, this Regulatory Plan does not allow this coastal sector to have high-density development, even though it is designated for tourist use; therefore, the uses stipulated by Ley 6043 for coastal sectors declared tourist cannot be applied in their entirety, which, in this case, would be to propose medium or high-density uses. But due to environmental limitations, in this particular case the limited availability of fresh water and the fact that there is no aqueduct, nor roads, nor the possibility of arriving from land due to the existence of the Damas mangrove, these conditions limit the possible development alternatives. Furthermore, the fact that Isla Damas is in a process of lithomorphological changes that, although attenuated, does not mean that equilibrium has been reached, nor is it possible to foresee how long it will take to reach it. The conditions in this entire sector suggest that, at best, a dynamic equilibrium will be reached, and the need to carry out sand retention works in the Zona Pública that contribute to achieving the condition of dynamic equilibrium must be considered. For these reasons, among other aspects, despite its declaration for tourist use, the emphasis must be placed on the implementation of low-density projects.

In general, this Regulatory Land-Use Plan contemplates basically two main uses which are: low-density tourist accommodation use and residential use, with lots between 1,800 and 2,000 m2.

Zoning Regulation The objective of this regulation is to establish the criteria and restrictions that must be followed when carrying out the different works, once the concessions are granted by the Municipality of Parrita, and which will be concordant with the land uses established in this Regulatory Plan.

The conditions of this Regulatory Plan are of two types; the first are of a legal nature and are established in Ley No 6043 and in the regulation of said Law. The second, of a technical nature, establish aspects such as the width of lots and their area, both minimum and maximum, setbacks, recommended heights, etc.

Beach sector Points A 380.10 N x 436.55 E and B 379.95 N x 436.80 E Mangrove sector Points C 380.60 N x 436.95 E and D 380.40 N x 437.25 E The sector to be regulated is demarcated by the boundary markers on the beach front No. 1(11 to 106 and in the estuary sector the boundary markers No. 200 to 213. Considering that the zoning has the objective of guiding the physical development of the aforementioned area, the following is proposed:

- Propose a recreational tourist development pattern in accordance with the natural conditions of the site.

- Enable the project to contain the best basic and tourist services for the comfort and safety of users.

- Guide private investment in this coastal sector.

- Promote the protection and adequate use of natural resources, guaranteeing their rational use.

Achieve compliance with the norms of Ley 6043 and its regulation, specifically regarding land use, on those beaches or coastal sectors with different types of declarations.

Considering that the development proposal of this land-use planning plan is in accordance with the development policies of the Zona Marítimo Terrestre and that both the ICT and the INVU, as planners of this Zona Restringida (Restricted Zone), according to Ley N° 6043 and its Regulation, approve the following land-use regulation, which establishes the norms that concessionaires must follow when developing the different permitted works. The necessary technical and legal tools are provided so that the Municipality of Parrita can grant concessions in this segment of the Zona Marítimo Terrestre, in accordance with the proposed uses.

a- Access: Public road, or property, means or work that allows free transit in the administered area and in the Zona Pública (Public Zone).

b. Green area: Free areas grassed or wooded, or both, for public use; which may be destined for recreation or ornamentation.

c. Concession: Public Contract with the Municipality of Parrita, granting the right to use a parcel within the Zona Marítimo Terrestre.

d. Permit for Use of the Zona Pública: Public Contracts for works of public use within this Zone.

e. Buildings: All those works destined for habitation, work, recreation, and for carrying out tourist activity.

f. Infrastructure: Services or installations of an urban nature, such as highways, trails, fill, power lines, telephone lines, aqueducts, sewers, etc.

g. Protection: That area in which urban works are subject to restrictions or impediments to construction. Nothing other than containment works may be built on them.

h. Use: Private utilization of areas or properties.

i. Permitted use: That which is in accordance with the provisions of the norms established in the regulation of this regulatory plan.

j. Conditional use: That use which, while not being the most recommended, can be carried out with limitations and to which applicants for a concession of the Z.M.T. may be eligible. These applicants, after a prudential period of time has elapsed, due to the conditions and characteristics of the land, may avail themselves of the conditional use, provided it does not conflict with the primary permitted use. This use can only be granted by the Municipal Council, if it has the approval of the ICT and the INVU.

k. Conflicting use: That which does not conform to the zoning proposed in the Land-Use Plan and which is not permitted under any condition.

l. Zoning: The subdivision (subdivisión) of zones covered by the Land-Use Plan, to carry out its development in a rational manner.

1. Zona Pública (ZP) (Public Zone).

2. Zona de Protección (ZPR) (Protection Zone), 3. Zona de Alojamiento Turístico de Baja Densidad (ZATBD) (Low-Density Tourist Accommodation Zone).

4. Zona Residencial Turística de Baja Densidad (ZRTBD) (Low-Density Tourist Residential Zone).

5. Zona de Desarrollo Ecoturístico (ZDET) (Ecotourism Development Zone).

7. Zona de Servicios Básicos (ZSB) (Basic Services Zone).

8. Zona de Cooperativas y Asociaciones (ZCA) (Cooperatives and Associations Zone).

a. Purposes. Achieve compliance with Chapter III of Ley N° 6043, regarding the right to public use of the 50 meters, determined by the Instituto Geográfico Nacional in Isla Damas Norte.

b- Location. The upper limit of the Zona Pública is established by the line of boundary markers 100 and 106 on the beach and 200 to 213 in the sector facing the Damas estuary, placed by the IGN in this coastal sector.

c. Concessions. No concessions will be granted in this zone.

d. Permitted uses. Only in the Damas estuary sector, under the norms of the Ley de Marinas y Atracaderos (Marinas and Docks Law).

a. Purposes. The conservation of areas with major tree vegetation. To allow passive outdoor recreation or in small rustic shelters.

b. Location. There are two zones: one surrounding the Zona Pública of the mangrove (boundary markers from 201 to 213); and another facing the beach starting from the Zona Pública, between boundary markers from 100 to 106. The first aims to protect the diversity of wildlife at the site, the second serves as a buffer strip.

c. Concessions. Concessions will be granted in accordance with the provisions of Ley N° 6043.

d. Permitted uses. Selective tree planting may be carried out, in terms of promoting wildlife diversity.

e. Conditional uses. If the construction of trails, shelters, and the planting of sand-retaining plants and trees is deemed necessary, the permission of the ICT and the respective Municipality must be obtained, for which the ICT will establish the requirements it deems necessary. Support installations for tourist works in those areas in an early state of regeneration, such as an oxidation lagoon for blackwater.

f. Conflicting uses. Any not included within the permitted uses.

a. Purposes. To allow the implementation of projects for lodging and gastronomy, aimed at satisfying the growing demand for tourism that takes advantage of the sea-sun-beach, mangrove, and estuary segments.

b. Location. It is located in the central sector of the island next to the street proposed by the municipality of Parrita; the zone has vegetation of fruit trees, various crops, and pastures. Its general location is between boundary markers 101 and 104.

c. Permitted uses. Cabins, hotel, with services such as swimming pool, sports courts, restaurant and bar, administrative offices, bar, ranchos, library, projection and video room, and other services, such as a store or boutiques. As much as possible, the constructions will be designed with a removable character.

d. Conditional uses. The planting of fruit trees and native ornamental vegetation will be permitted in the areas immediately adjacent to the tourist zone to be built.

e. Conflicting uses. Those not included in the permitted uses.

f. Requirements for the low-density tourist accommodation zone. Interested parties, whether individuals or legal entities, will be obliged to submit a preliminary project to be developed in the area for which a concession will be requested from the Municipal Council of Parrita, which must include:

1. Name and address of the applicant.

2- Name of the project.

3. Estimated area to be developed and its boundaries.

4. General location and feasibility plan of the project.

5. Study of the availability of potable water at the site for the project, or near the project.

7. Budget of the estimated cost of the work and the form of financing.

8. Construction preliminary project approved by the respective department of the ICT.

9. There must be an evacuation system for blackwater, soapy water, and greywater; the treatment will be secondary and will be carried out before being discharged, as specified in the Ley General de Salud (General Health Law), and the final construction plans will specify what the proposed system will be.

g. Concessions. According to the provisions of Ley N° 6043 and its Regulation.

h. Buildings. The buildings will be single-story, due to the seismic history in the vicinity of the site and the sandy soil type.

i. Requirements.

Ridge height shall be 4.5 meters for a single-story building and up to 9 meters for a rancho.

Constructions shall be on pilings and of a removable character.

6-7.7. Article 7—Zona Residencial Turística de Baja Densidad (ZRTBD). Due to the special physical-environmental characteristics of this coastline, it is recommended that lots for tourist residential use have, as much as possible, the maximum size specified by Ley N° 6043, in order to avoid high occupancy densities.

a- Purposes: To create areas where the lots are solely for tourist housing uses.

b. Location: In general, it constitutes a strip approximately 80 meters long facing the beach protection zone, located between boundary markers 104 to 106 and in a relative position facing boundary markers 200 to 201 in the inner sector of the island, within the zone to be organized.

c. Permitted uses: Housing and other works such as small ranchos, swimming pools, and some type of small-sized sports court. On beachfront lots, they will, as much as possible, be designed with a removable character.

d. Conditional uses: None.

e. Conflicting uses: Those not included in the permitted uses.

f. Requirements:

Constructions shall be on pilings and of a removable character.

g. Concessions: According to the provisions of Ley N° 6043 and its Regulation.

a. Purposes: To allow the implementation of a lodging project, such as a lodge or hotel, aimed at satisfying the growing demand for nature tourism that takes advantage of the sea, sun, and beach segment, but also seeks to be in contact with nature and close to the attractions that constitute the mangrove and the Damas estuary.

b. Location: It is located adjacent to the green zone and mangrove; with original residual vegetation where the most diverse birdlife is located.

Its general location is between boundary markers No. 201 to 208.

c. Permitted uses: Lodge or hotel, with services such as restaurant and bar, administrative offices, ranchos, library, projection and video room, and other complementary services.

The planting of fruit trees and ornamental vegetation will be permitted in the areas immediately adjacent to the tourist work.

d. Conditional uses: None.

e. Conflicting uses: Those not included in the permitted uses.

f. Requirements will be similar to those of the low-density tourist accommodation zone. Interested parties, whether individuals or legal entities, will be obliged to submit a preliminary project to be developed in the area for which a concession will be requested from the Municipal Council of Parrita, which must include:

1. Name and address of the applicant.

2. Name of the project.

3. Estimated area to be developed and its boundaries.

4. General location and feasibility plan of the project.

5. Study of the project's water availability, or permit from the Servicio Nacional de Electricidad to obtain water from the site, or near the project.

7. Budget of the estimated cost of the work and the form of financing.

8. Construction preliminary project approved by the respective department of the ICT.

9. There must be an evacuation system for blackwater, soapy water, and greywater. Treatment will be carried out before being discharged and will be specified in the final construction plans.

10. The project design must respect the following norms on the land dedicated to the project:

Maximum area intended for project building: 20%, including internal roadways.

Areas intended for green zone and project leisure: 80%.

The density shall be up to 20 rooms per hectare.

Side, front, and rear setbacks shall be 5 meters.

Ridge height shall be 4.5 meters for a single-story building and up to 9 meters for a rancho.

Minimum frontage 50 m.

Maximum frontage 130 m.

Minimum area 8,000 m2.

Maximum area 28,000 m2.

Constructions shall be on pilings and of a removable character.

g. Concessions: According to the provisions of Ley N° 6043 and its Regulation.

h. Buildings: The buildings shall be single-story, due to the seismic history in the vicinity of the site and the sandy soil type.

a. Purposes: To create areas where tourist facilities can be installed that complement those that can be offered in the other uses of this Regulatory Plan.

b- Location: In general, this use constitutes two zones, one situated facing the sea at boundary marker 104 and facing the estuary at boundary markers 200 to 201.

c- Permitted uses: To provide tourist services such as restaurants, bar, viewpoint, changing rooms, etc., which can be complemented with small ranchos, swimming pools, and some type of small-sized sports court.

d. Conditional uses: None.

e. Conflicting Uses: Those not included in the permitted uses, f. Requirements:

Ridge height shall be 4.5 meters for a single-story building and up to 9 meters for a rancho. The works shall be designed with a removable character, on pilings.

g. Concessions: According to the provisions of Ley N° 6043 and its Regulation.

a. Purposes: To create an area where basic tourist services can be provided that complement those that can be offered in the other zones of this regulatory plan.

b. Location: In general, this use constitutes a zone located between boundary markers 200 and 201, facing the Damas estuary.

c. Permitted uses: To provide basic tourist services—viewpoint, sanitary services, changing rooms, equipment and maintenance warehouses, etc.

d- Conditional uses: None.

e. Conflicting uses: Those not included in the permitted uses.

f. Requirements:

Maximum ridge height shall be 9 meters if it is a rancho. Constructions shall be designed as removable, on pilings.

a. Purposes: To create an area so that associations, cooperatives, or unions can develop non-profit recreational tourist projects in accordance with the provisions of subsection c) of Article 57 of Ley N° 6043.

b. Location: This central area of the island is located between boundary markers No. 200 and 201, approximately 250 meters from the shoreline of the Damas estuary.

c. Permitted uses: Cabins, sodas, children's play areas, swimming pools, sports courts, etc., green areas and diverse tree planting for gardens, fruit, and shade.

d. Conditional uses: None, e. Conflicting uses: Those not included in the permitted uses.

f. Requirements:

Ridge height shall be 4.5 meters for a single-story building and up to 9 meters for a rancho. Constructions shall be designed as removable, on pilings.

g. Concessions: In accordance with the provisions of Ley N° 6043 and its Regulation.

Finally, Table No. 8, on the following page, reflects the distribution of the different uses. The important percentage of vegetation protection area is highlighted, which is 38%, equivalent to 4.8 ha. In this sense, it is concordant with the intention of protecting the attraction that the mangrove constitutes; the foregoing does not exclude other possible uses. Tourist housing constitutes the major use, but with a very low development percentage in each lot, which aligns with the main limitation constituted by the limited potable water reserves of the island's sandy subsoil, which, if overexploited, would pose the danger of saline intrusion, losing the potable water reserve, making it very difficult to implement the present regulatory plan.

The areas of vegetation surrounding the mangrove have been protected due to their importance for associated wildlife, as they function as a biological corridor, mainly for troops of monkeys and birdlife. As a general objective, we can say that this land-use zoning aims to take advantage of the good scenic qualities of the Damas estuary and mangrove, favoring low-density use while permitting controlled development.

General construction standards and implementation standards.

In this particular case, due to the sandy soil type, lightweight, rustic structures built on pilings should be considered, even taking into account the possibility that they could be movable. In some cases, corrective or mitigation works must be carried out for the utilization of some concession areas, or infrastructure must be built to correct negative or unsafe conditions for future developments.

TABLE No. 8 Summary table of land uses and relative percentages

Source: Own elaboration.

* In the case of the lot or lots facing the beach, the setback (retiro) will be 20 meters from the rear line of the Protection Zone (Zona de Protección).

The possibility of carrying out works or infrastructure must be considered, which, in compliance with a series of general standards, allows the construction of different works, minimizing impacts to the environment.

- In those cases where fill, excavation, or leveling works (obras de relleno, excavación o nivelación) are carried out, the following standards must be applied: fill slopes (taludes de rellenos) in general must not exceed a gradient greater than 20% and may be supplemented with special works such as small gabions (gaviones), or with the use of trees as a stabilizing agent, or consider the use of suitable grasses (gramíneas).

- Those complementary standards indicated by specialized site studies, at the request of the ICT, INVU, MOPT, or the interested party, will be applied, which will grant the corresponding approval (visado). Their objective will be to minimize and prevent the continuity of the degenerative morphogenic processes that are deteriorating, locally or partially, said coastal sector.

- For the entire zone, the installation of a centralized blackwater treatment system (sistema de tratamiento de aguas negras) in two stages must be considered, with the purpose of eliminating individual effluents from septic tanks (tanques sépticos) and gray water (aguas jabonosas), which will be collected and treated collectively to reduce the possibility of contaminating the groundwater layer (manto de agua subterránea) with fecal coliforms (coliformes fecales) and gray water, with final secondary treatment (tratamiento secundario).

- Regarding garbage control, the establishment of the project generates paper, plastic, can, and glass container waste; which will require a solution, since the small size of the area makes it necessary to transfer garbage to other sites and restrict as much as possible the use of plastic containers, non-returnable glass, and aerosols.

In principle, this is a service that the Municipality of Parrita (Municipalidad de Parrita) must provide. If this is not the case, the possibility of building a small incinerator (incinerador) and shed (galerón) for garbage separation must be considered, before transferring it by boat to wherever the municipality disposes of it; said transfer will be carried out in closed containers for its final disposal.

- The application of special construction techniques will be necessary, due to the sandy nature of the soil, such as construction on pilings (pilotes), among others. The construction of very long or very wide buildings must be avoided. Constructions will be designed as removable type, on pilings, with the rest of the land being green zones and trees. In any case, constructions must adhere to what is established in the seismic code (código sísmico) and must be single-story as indicated in the different sections of the regulation.

- Being an island surrounded by the Damas mangrove and without the possibility of building a bridge through it, a road easement (derecho vial) no wider than 11 meters is recommended for the main road established perpendicular and parallel to the beach from the estuary, and walkways (alamedas) of 6 meters. This is due to the very low vehicular circulation expected at the site, therefore considering road easements larger than those proposed is not warranted.

- The ICE, in coordination with the Municipality of Parrita, will in the future adjust the electrical wiring to the road layout proposed in this regulatory plan.

- When constructing the different infrastructure works, such as potable water pipes and blackwater collector pipes, these will utilize the edges of the road easements.

- Due to the problem of accelerated erosion that the middle sector of Isla Damas has suffered, what is indicated in the study carried out by physical oceanographer Omar G. Lizano, which is included in Annex No. 3 of this document, must be strictly adhered to. It must not be overlooked that the solution to the erosion problem on the beach, caused by a movement of beach material, requires considering an integral solution for what is currently Isla Damas Norte.

- The reforestation of the Island will be located in the protection zone (zona de protección), in the road easements (derechos de vías), and on the boundary lines between lots, so as to favor water infiltration into the subsoil and reduce insolation on the ground, making the temperature more pleasant. Furthermore, selected vegetation significantly improves the scenic qualities of the island and improves conditions for wildlife in the case of fruit trees and palms. In addition, it will increase the cover of grasses (gramíneas) that are highly altered by burning when agricultural activities are carried out at the study site, with the object of reducing evapotranspiration at the site.

- The construction of a dock (embarcadero) in the estuary sector will be required; it will be carried out following the procedures stipulated by the Ley de Marinas y Embarcaderos Turísticos.

Parrita, July 31, 2001.

a. Propósitos. Permitir la implementación de proyectos para hospedaje y gastronomía, dirigidos a satisfacer la creciente demanda de turismo que aprovecha el segmento mar-sol-playa, manglares y esteros.

b. Localización. Se ubica en e! sector medio de la isla contiguo a la calle planteada por la municipalidad de Parrita; la zona tiene vegetación de árboles frutales, de cultivos varios y pastos. Su ubicación general es entre los mojones 101 y 104.

c. Usos permitidos. Cabinas, hotel, con servicios como piscina, canchas deportivas, restaurante y bar, oficinas administrativas, bar, ranchos, biblioteca, sala de proyecciones y video y otros servicios, como tienda o boutiques. En lo posible las construcción es se diseñarán con un carácter removible.

d. Usos condicionales. Se permitirá la siembra de frutales y vegetación ornamental nativa, en las zonas inmediatas a la zona turística que se construya.

e. Usos conflictivos. Los no incluidos en los usos permitidos.

f. Requisitos de la zona de alojamiento turístico de baja densidad. Los interesados, ya sean personas físicas o Jurídicas, estarán obligados a presentar un anteproyecto para desarrollar en el área que se solicitará en concesión al Concejo Municipal de Parrita, el cual deberá incluir:

1. Nombre y dirección del solicítame.

2- Nombre de] proyecto.

3. Arca estimada a desarrollar y sus linderos.

4. Plano de ubicación general y viabilidad del proyecto.

5. Estudio de disponibilidad de agua potable en el sitio para el proyecto, bien cerca del proyecto.

6. Los planos del anteproyecto presentando cortes longitudinales y transversales.

7. Presupuesto del costo estimado de la obra y la forma de financiamiento.

8. Anteproyecto de construcción aprobado por el departamento respectivo del ICT.

9. Debe haber sistema de evacuación de aguas negras, jabonosas y servidas, el tratamiento será secundario y se realizará antes de ser vertidas según lo especificado en la Ley General de Salud y se especificará en los planos constructivos tíñales como será el sistema propuesto.

g. Concesiones. Según lo establecido en Ley N° 6043 y su Reglamento.

h. Edificios. Las edificaciones serán de una planta, por el historial sísmico que hay en las inmediaciones del sitio y por el upo de sueb arenoso.

i. Requisitos.

Altura de cumbrera será de 4,5 metros en una planta y hasta 9 metros en un rancho.

La construcciones serán sobre pilotes y de carácter removible.

6-7.7. Articulo 7°-Zona de Residencial Turística de Baja Densidad (ZRTBD). Por las especiales características físico-ambientales de este litoral, se recomienda que los lotes para uso residencial turístico tengan, en lo posible, el tamaño máximo que especifica la Ley N° 6043, con el fin de evitar alias densidades de ocupación.

a- Propósitos: Crear áreas donde los lotes que se tengan sean únicamente para usos de vivienda turística.

b. Ubicación: En general está construye una franja de aproximadamente 80 metros de largo frente a la zona de protección de la playa, que se localiza entre los mojones 104 al 106 y en una posición relativa frente a los mojones 200 al 201 en el sector interno de la isla, de la zona a ordenar.

c. Usos permitidos: Vivienda y otras obras como pequeños ranchos, piscinas y algún tipo de cancha deportiva de pequeño tamaño. En los lotes de frente a playa, en lo posible se diseñaran con carácter removible.

d. Usos condicionales: No hay.

e. Usos conflictivos: Los no incluidos en los usos permitidos.

f. Requisitos:

La construcciones serán sobre pilotes y de carácter removible.

g. Concisiones: Según lo establecido en la Ley N° 6043 y su Reglamento.

6.7.8. Articulo 8°-Zona de Desarrollo Ecoturística (ZDET).

a. Propósitos: Permitir la impIementación de un proyecto de hospedaje, como puede ser un albergue u hotel, dirigido a satisfacer la creciente demanda del turismo naturalista que aprovecha el segmento mar, sol y playa. Pero también busca estar en contacto con la naturaleza y cerca de los atractivos que constituyen el manglar y el estero de Damas.

b. Localización: Se ubica colindante con la zona verde y manglar; con vegetación residual original donde se ubica la más diversa avifauna.

Su ubicación general es entre los mojones N° 201 hasta el 208.

c. Usos permitidos: Albergue u hotel, con servicios como restaurante y bar, oficinas administrativas, ranchos, biblioteca, sala de proyecciones y video y otros servicios complementarios.

Se permitirá la siembra de frutales y vegetación ornamental en las zonas inmediatas a la obra turística.

d. Usos condicionales: No hay.

e. Usos conflictivos: Los no incluidos en los usos permitidos.

f. Requisitos serán similares a los de la zona de alojamiento turístico de baja densidad. Los interesados, ya sean personas físicas o jurídicas, estarán obligados a presentar un anteproyecto para desarrollar en el área que se solicitará en concesión al Concejo Municipal de Parrita, el cual deberá incluir:

1. Nombre y dirección del solicitante.

2. Nombre del proyecto.

3. Área estimada a desarrollar y sus linderos.

4. Plano de ubicación general y viabilidad del proyecto.

5. Estudio de disponibilidad de agua del proyecto, o permiso del Servicio Nacional de Electricidad para obtener agua del sitio, o bien cerca del proyecto 6. Los planos del anteproyecto presentando cortes longitudinales y transversales.

7. Presupuesto del costo estimado de la obra y la forma de financiamiento.

8. Anteproyecto constructivo aprobado por el departamento respectivo del ICT.

9. Debe existir un sistema de evacuación de aguas negras, jabonosas y servidas. El tratamiento se realizará antes de ser vertidas y se especificará en los planos constructivos finales.

10. El diseño del proyecto deberá respetar las siguientes normas en los terrenos dedicados al proyecto:

Área máxima destinada a edificación del proyecto: 20% incluyendo vialidades internas.

Áreas destinadas a zona verde y esparcimiento del proyecto; 80%.

La densidad será de hasta 20 habitaciones por hectárea.

Retiros laterales, frontal y posterior serán de 5 metros.

Altura de cumbrera será de 4,5 metros en una planta y hasta 9 metros en un rancho.

Frente mínimo 50 m.

Frente máximo 130 m.

Superficie mínima 8 000 m2.

Superficie máxima 28 000 m2.

Las construcciones serán sobre pilotes y de carácter removible.

g. Concesiones: Según lo estipulado en la Ley N° 6043 y su Reglamento.

h. Edificios: Las edificaciones serán en una planta, por el historial sísmico que hay en las inmediaciones del sitio y por el tipo de suelo arenoso.

6.7.9. Articulo 9°-Zonas de Facilidades Turísticas (XFT).

a. Propósitos: Crear arcas se puedan instalar facilidades turísticas y que complementen las que se pueden ofrecer en tos otros usos de este Plan Regulador.

b- Ubicación: En general este uso lo constituyen dos zonas situadas una frente al mar al mojón 104 y frente al estero los mojones 200 al 201.

c- Usos permitidos: Brindar servicios turísticos como restaurantes, bar, sitio mirador, vestidores, etc., los cuales pueden ser complementados con pequeños ranchos, piscinas y algún tipo de cancha deportiva de pequeño tamaño.

d. Usos condicionales: No hay.

e. Usos Conflictivos: Los no incluidos en los usos permitidos, f. Requisitos:

Altura de cumbrera será de 4.5 metros en una planta y hasta 9 metros en un rancho. Las obras se diseñaran con carácter removible. sobre pilotes.

g. Concesiones: Según lo establecido en la Ley N° 6043 y su Reglamento.

6.7.10. Artículo 10.-Zona de Servicios Básicos (Z-SB).

a. Propósitos: Crear un área donde se pueda brindar servicios turísticos básicos y que complementen los que se pueden ofrecer en las oirás zonas de este plan regulador.

b. Ubicación: En general este uso lo constituye una zona que se localiza entre los mojones 200 y 201, frente al estero de Damas.

c. Usos permitidos: Brindar servicios turísticos básicos- sitio mirador, servicios sanitarios, vestidores, bodegas de equipos y mantenimiento, etc.

d- Usos condicionales: No hay.

e. Usos conflictivos: Los no incluidos en los usos permitidos.

f. Requisitos:

Altura máxima de cumbrera será de 9 metros si es un rancho. Las construcciones se diseñarán de tipo removible, sobre pilotes.

6.7.11. Articulo 11.-Zona de Cooperativas y asociaciones (ZCA).

a. Propósitos: Crear un área para que asociaciones, cooperativas o sindicatos, desarrollen proyectos recreativos turísticos sin fines de lucro de acuerdo a lo estipulado en el inciso c) del articulo 57 de la Ley N° 6043 b. Localización: Se localiza esta área central de la isla, entre los mojones No 200 y 201 aproximadamente a 250 metros del litoral del estero Damas.

c. Usos permitidos: Cabinas, sodas, áreas de juegos infantiles, piscinas, canchas deportivas, etc. áreas verdes y arborización diversa de jardín, frutales y sombra.

d. Usos condicionales: No hay, e. Usos conflictivos: Los no incluidos en los usos permitidos.

f. Requisitos:

Altura de cumbrera será de 4.5 metros en una planta v hasta 9 metros en un rancho. Las construcciones se diseñarán de tipo removible, sobre pilotes.

g. Concesiones: Conforme a lo estipulado en la Ley N° 6043 y su Reglamento.

Finalmente el cuadro No 8, en la siguiente página refleja la distribución de los diferentes usos. Se destaca el importante porcentaje de área de protección de la vegetación que es 38% que equivale 4.8 ha, en este sentido es concordante con la intención de proteger el atractivo que constituye el manglar; lo anterior no excluye otros usos posibles. La vivienda turística constituye el uso mayor, pero con porcentaje de desarrollo muy bajo en cada lote. Lo cual se ajusta con la limitante principal que constituye las limitadas reservas de agua potable del subsuelo arenoso de la isla, las cuales de ser sobre explotadas se daría el peligro de una intrusión salina, perdiéndose la reserva de agua potable, haciéndose muy difícil el implementar el presente plan regulador.

Han sido protegidas las zonas de vegetación que rodean el manglar debido a la importancia que tienen para la vida silvestre asociada pues funcionan como corredor biológico, principalmente para las tropas de monos y avifauna. Como objetivo general podemos decir que la presente zonificación de usos del suelo pretende aprovechar las buenas cualidades escénicas del estero y manglar de Damas, favoreciendo un uso de baja densidad, pero permitiendo un desarrollo controlado.

6.8. Normas generales de construcción y normas de implementación.

En el caso particular por el tipo de suelos arenoso se deben pensar en obras livianas, rústicas, construidas sobre pilotes e incluso considerar la posibilidad de que puedan ser trasladables. En algunos casos se deberán ejecutar obras correctivas o de mitigación para el aprovechamiento de algunas áreas de concesión, o bien infraestructuras para corregir condiciones negativas o inseguras para los desarrollos futuros.

CUADRO N° 8 Cuadro resumen de usos del suelo y porcentajes relativos

Fuente: EIaboración propia.

* En el caso del o los lotes frente a la playa el retiro será de 20 metros a partir de la línea posterior de la Zona de Protección.

Se deberá considerar la posibilidad de poder realizar obras o infraestructuras, que en cumplimiento de una serie de normas generales, se permita la construcción de diferentes obras, reduciendo al mínimo los impactos al medio.

- En aquellos casos cuando se realicen obras de relleno, excavación o nivelación se deberán aplicar las siguientes normas: los taludes de rellenos en general no deben superar una gradiente mayor al 20% y se podrán complementar con obras especiales como pequeños gaviones, o bien con el uso de la arborización como agente estabilizador o considerar el uso de gramíneas adecuadas.

- Se aplicará aquellas normas complementarias que indiquen los estudios especializados del sitio, a solicitud del ICT, INVU, MOPT o del interesado, las cuales darán el visado correspondiente. Su objeto será minimizar e impedir la continuidad de los procesos degenerativos morfogénicos que estén deteriorando, local o parcialmente, dicho sector costero.

- Para toda la zona se debe considerar la instalación de un sistema de tratamiento de aguas negras centralizado y en dos etapas, con el objeto de eliminar tos efluentes de carácter individual de los tanques sépticos y aguas jabonosas, los cuales se colectarán y se tratarán colectivamente y disminuir la posibilidad de contaminar el manto de agua subterránea con coliformes fecales y aguas jabonosas, con tratamiento secundario final.

- Con respecto al control de la basura, el establecimiento del proyecto genera desechos de papel, plásticos, latas y envases de vidrio; lo que obligará a buscar una solución, ya que por lo pequeño del área será necesario trasladar la basura a otros sitios y restringir la máximo la utilización de envases plásticos y vidrio no retornable y aerosoles.

En principio, este es un servicio que debe prestar la Municipalidad de Parrita. De no ser así, se debe considerar la posibilidad de construir un pequeño incinerador y galerón en donde realizar la separación de la basura, antes de trasladarla en bote a donde la municipalidad disponga, dicho traslado se realizará en recipientes cerrados, para su disposición final.

- Será necesario la aplicación de técnicas especiales de construcción, debido a la naturaleza arenosa del suelo, tales como la construcción sobre pilotes entre otras. Se deben evitar la construcción de edificios muy largos o muy anchos. Las construcciones se diseñarán de tipo removible, sobre pilotes, el resto del terreno serán zonas verdes y arborizaciones. En todo caso las construcciones se deberán acoger a lo establecido en el código sísmico y deberán ser de una sola planta como se indica en los diferentes apartados del reglamento.

- Por ser una isla rodeada por el manglar de Damas y sin la posibilidad de construirse un puente a través del mismo, se recomienda un derecho vial que no sobre pase los 11 metros de ancho en la vía principal que se establece perpendicular y paralela a la playa desde el estero y las alamedas de 6 metros. Lo anterior debido a la muy baja circulación vehicular esperada en el sitio, por lo que no se amerita considerar derechos viales mayores a los propuestos.

- El ICE en coordinación con la Municipalidad de Parrita en el futuro ajustarán el cableado eléctrico al planteamiento vial propuesto en este plan regulador.

- Al construirse las diferentes obras de infraestructura como las tuberías de agua potable y tuberías colectoras de aguas negras estas aprovechan los bordes de los derechos viales.

- Por la problemática de la erosión acelerada que ha sufrido el sector medio de la Isla Damas, se debe acatar estrictamente lo indicado en e] estudio realizado por el oceanógrafo físico Ornar G. Lizano, el cual se incluye en el anexo N° 3 de este documento. No debe dejarse pasar por alto que la solución al problema de erosión en la playa debido a un traslado de material de la playa requiere el considerar una solución de carácter integral, en lo que actualmente es la Isla Damas Norte.

- La reforestación de la Isla se localizará en la zona de protección, en los derechos de vías y en los limites de separación de los lotes de manera que favorezca la infiltración del agua a] subsuelo y disminuir la insolación sobre el sucio de manera que la temperatura sea más agradable. Además vegetación seleccionada mejora de manera significativa las cualidades paisajísticas de la isla y mejorar las condiciones para la vida silvestre en el caso de los frutales y palmas. Además de incrementar la cubierta de gramíneas muy alteradas por las quemas cuando se realizan actividades agrícolas en el sitio de estudio, lo anterior con el objeto de disminuir la evapotraspiración en el sitio.

- Se requerirá ía construcción de un embarcadero en el sector del estero, el mismo se realizará siguiendo los trámites estipulados por la Ley de Marinas y Embarcaderos Turísticos.

Parrita, 31 de julio del 2001.