Zoning and Land Use Regulation of the Montes de Oca Canton (Regulatory Plan)Reglamento de Zonificación y Uso del Suelo (Plan Regulador del cantón de Montes de Oca)

These zones are:

a. Residential: This is a zone with exclusively residential use, permitting only those uses considered complementary to residential activity such as small shops and basic services, which must also produce few nuisances to neighbors. A maximum of 15% of the block front is permitted for non-residential use in accordance with the list of uses permitted for this zone. Corners are reserved for exclusively residential use.

b. Predominantly Residential: This is a zone with greater flexibility of uses than the Residential zone: it permits the carrying out of more activities for the community due to its location in the canton and the potentials for accessibility and land tenure. It allows more open development in conjunction with residential activity, opening more possibilities for the future. A maximum of 30% of the block front is permitted for non-residential use in accordance with the list of uses permitted for this zone.

c. Mixed: This zone permits a greater number of uses than that permitted by the Predominantly Residential zone. It is therefore more flexible. This zone offers greater opportunities for economic growth in harmony with residential activity and aids the consolidation of zones with a higher degree of self-sufficiency and efficiency within the context of a modern city by offering products and services locally. The Mixed Zone should not be understood in the sense of proportions of housing and other activities, but functionally by the type of activities that are an intermediate, by size and type, between the Commercial Zone and the Residential Zone. A maximum of 50% of the block front is permitted for non-residential use in accordance with the list of uses permitted for this zone.

d. Commercial: This zone is defined as having high flexibility of uses, meaning it permits most of the uses in the canton. These are zones that, due to their high accessibility, their land tenure and use, present and potential, have a regional rather than local influence. It is a zone that does not eliminate the possibility of residential use but permits the carrying out of some activities less harmonious with this use.

e. Non-Urban Zone: This zone's primary purpose is the protection of the rest of the canton, preventing massive impermeabilization that could cause serious hydrological problems in downstream urban zones. The value of scenic beauty and the ecological and conservation potential are also considered essential elements. Due to this, only a few very specific uses are permitted, which are especially characterized by having very low coverage.

Table 1. Maximum Percentage of Block Front for Non-Residential Use

* Lot front: It is the distance facing the public road or private easement (servidumbre), perpendicular between the two boundary lines.

General Provisions

a. Compatible or conforming use: It is the use that, due to its location within the Zoning of the Regulatory Plan, has no restrictions on its location and therefore may be permitted in that zone.

b. Non-compatible use: It is the use that, due to its location within the Zoning of the Regulatory Plan, has restrictions on its location and therefore must not be permitted in that zone.

c. Non-conforming use: It is the non-compatible use for a given zone, but which was already operating prior to the Regulatory Plan.

d. Unlisted use. Those activities not appearing in this Regulation must be analyzed by the highest urban control authority of the Municipality and, according to their characteristics, use the restrictions of the category they most resemble. For this purpose, the official must present their technical proposal to the Municipal Council, which in turn will forward it for its opinion to the Territorial Strategic Special Commission (Comisión Estratégica Territorial, CET). Once the CET has issued its opinion, it will be the Municipal Council that is responsible for its approval or rejection.

Category A uses are those with potentially minimal impacts, and each subsequent category increases the potential impacts.

Any new or unlisted use must be included in one of these categories, following the procedure given in Article 2. From Chapter 2 to Chapter 23, these categories and the canton's zones, already mentioned in article 1 of this Title, where the different uses contained in each of them are permitted, are defined.

Ordering the zones from most flexible to least flexible gives the following order: Commercial, Mixed, Predominantly Residential, Residential, and Non-Urban.

a. On corner lots, with fronts located in different zones, locating the use belonging to the least flexible zone shall be permitted.

b. In the event that the lot has two non-corner fronts, meaning located on two opposite sides of the block and they have different zoning, locating the most flexible use in a strip of 30 meters from the front with the most flexible zone shall be permitted. In the rest of the lot, the use permitted by the least flexible zone must be built.

c. On lots with a front located in two different zones, the use corresponding to the least flexible zone must be selected.

d. On lots with an easement (servidumbre), the procedure will be as follows: observe which uses border the lot. If the majority of these uses are classified in a less flexible zone, the lot in question will automatically be cataloged as belonging to this zone. If neighboring lots have non-conforming uses, they cannot be counted for the application of the explained procedure. If, when classifying the uses by zones, two predominant zones result, then the lot may be classified within either of them. The zone to which the easement (servidumbre) belongs is not valid in this case.

For the purposes of this Regulation, the following shall be defined as Habitational uses: Use for dwelling, with minimum facilities for its utilization as such. These may be individual dwellings, homes, apartments and buildings for rent, residential developments, university and student residences, and residential condominiums.

The construction of dwellings is not permitted in river margin protection zones or high-slope zones as specified in the zoning map and the attached natural hazard considerations.

For the purposes of this Regulation, the following shall be defined as "Cultural" uses: activities dedicated to fostering culture among citizens and which may or may not have a for-profit purpose.

For the purposes of this Regulation, the following shall be defined as Educational "A" uses: activities that academically prepare students at the preschool, primary, and secondary levels.

If the lot occupies entire block fronts, sidewalk widths of at least 2.4 meters plus one meter of green strip and utilizing tree planting must be provided. See the Pedestrian Infrastructure Chapter in the Roadway Regulation of this Plan.

Should a change of use occur for those classified as Educational "A" and indicated as such on the Zoning Map, the classification of the zone adjacent to its lot front shall apply. Should there be two or more types of adjacent zoning, it shall be classified with the most restrictive of the adjacent zones.

For the purposes of this Regulation, the following shall be defined as Educational "B" uses: those dedicated to carrying out educational activities in technical subjects, art, music, and other types of a different nature from university education.

For the purposes of this Regulation, the following shall be defined as Educational "C" uses: teaching activities for the training of professionals in the diverse areas of human knowledge.

Special areas must be conditioned for bus boarding, known as bus bays, or within the lot.

If the lot occupies entire block fronts, sidewalk widths of at least 2.4 meters plus one meter of green strip and utilizing tree planting must be provided. See the Pedestrian Infrastructure Chapter in the Roadway Regulation of this Plan.

Should a change of use occur for those classified as Educational "A" and indicated as such on the Zoning Map, the classification of the zone adjacent to its lot front shall apply. Should there be two or more types of adjacent zoning, it shall be classified with the most restrictive of the adjacent zones.

For the purposes of this Regulation, the following shall be defined as Health "A" uses: those intended for the sale of medicines for health care, first aid, and the care of illnesses that do not require the hospitalization of patients.

For ordinary waste, special sites must be provided for the temporary disposal of solid waste isolated from the open air.

For the purposes of this Regulation, the following shall be defined as Health "B" uses: those that offer specialized patient care, recovery, or for permanent retention on the premises.

Ordinary waste must be placed in special areas for temporary disposal. Hospital entrances must have a special lane that facilitates access for emergency vehicles and to minimize impacts on vehicular flows, and comply with current health laws and their pertinent regulations.

For the purposes of this Regulation, Commercial "A" uses shall be defined as those dedicated to the sale of products in retail quantities. Due to the way they operate, the space they require, and the volume of merchandise they handle, their impact on the surrounding environment is considered relatively low.

They must also comply with the odor containment regulations of the Ministry of Health.

For the purposes of this Regulation, Commercial "B" uses shall be defined as premises dedicated to the sale and/or manufacture of the products detailed in the following table.

Garbage may not be left exposed to the elements.

For the purposes of this Regulation, Commercial "C" uses shall be defined as the most impactful commercial uses that generate large vehicular flows, noise, and in most cases require large construction areas and loading and unloading areas since large volumes of merchandise are moved.

- Create temporary storage areas for solid waste, which must be isolated from the elements and in accordance with existing regulations.

- Condition areas for the loading and unloading of merchandise, independent of parking areas and that do not obstruct vehicular traffic and pedestrian transit in the public zone.

- Control the noise level towards the exterior using sound insulation systems duly approved in accordance with current legislation.

For the purposes of this Regulation, Commercial "D" uses shall be defined as those that sell products whose extraction generates strong environmental impacts, and which are therefore considered extremely negative for the canton.

Definitions (continued) Permitted Location Organic Nurseries (Viveros Orgánicos): Same as traditional nurseries, with the exception of the use of herbicides, fertilizers, pesticides, and harmful chemicals. This category shall be certified by the agency or institution authorized by the Municipality, confirming that the planting and reproduction procedures are organic, utilizing Cleaner Production and Sustainable Development methods. These nurseries must be certified by MINAE/UCR. See Title "Non-Urban Zone of San Rafael" of this Regulation.

Lots where organic nurseries exist shall have a minimum area of 1 hectare, that is, 10,000 m2, and a maximum area of 3 hectares, that is, 30,000 m2. Furthermore, a coverage greater than 5% of the lot with shade cloth (sarán) or other materials that somehow waterproof the ground surface may not be carried out.

Non-Urban Zone of San Rafael

For the purposes of this Regulation, Services "A" uses shall be defined as those intended for the provision of basic services for the community and characterized by generating minimal impacts on the city and few nuisances to neighbors, according to current regulations.

- Veterinary Clinics: Special measures must be taken to provide acoustic insulation and elimination of bad odors. Solid waste must be disposed of in special zones for temporary disposal and must be isolated from the elements, and comply with the noise regulations of the Ministry of Health.

For the purposes of this Regulation, Services "B" uses shall be defined as those intended for the provision of specialized services for the community and that generate greater impacts on it compared to Type A Services. They produce greater nuisances due to noise, vehicular flows, and in some cases, are activities that require larger buildings to be carried out. In all cases where size restrictions are indicated, construction areas include parking, except in those where otherwise noted.

- Telephone Exchanges: Adequate acoustic insulation must be provided on all walls, particularly for air conditioning systems, and comply with the noise regulations of the Ministry of Health.

- Laundries: Must have walls that provide acoustic insulation. If bad odors are produced, extractors and odor neutralizers must be in place. Must have prior approval of the sanitary drainage system from the Planning Department (Dirección de Planificación) of the Municipality of Montes de Oca. Must comply with all effluent and noise regulations of the Ministry of Health.

- Offices: Must comply with all noise regulations of the Ministry of Health.

- Places of Religious Worship: Must comply with all noise regulations of the Ministry of Health.

For the purposes of this Regulation, Services "C" uses shall be defined as those intended for the provision of more specialized services for the community and that generate greater impacts on the city than Type A and B Services.

- Cabinetmaking shops and furniture factories: Must have special sites for the temporary disposal of solid waste. Acoustic insulation must be provided on the walls and ceilings of the building. Must be insulated from the exterior to prevent the escape of odors and dust, and comply with the noise regulations of the Ministry of Health.

- Auto body repair and paint shops and Mechanical workshops: Sufficient parking space and space for the storage and maneuvering of vehicles under repair must be provided in such a way that they do not cause traffic conflicts with pedestrians or other vehicles. Systems for eliminating bad odors must be provided. Acoustic insulation must be provided to the building. Solid waste must be disposed of in special areas that do not affect pedestrians or neighboring buildings. Discharging hazardous liquid and solid waste into general collection systems, such as paints, additives, lacquers, oils, and any others used in the process, is prohibited. In the case of oils, it is suggested that they be integrated into the distributors' recycling system, reusing or recycling it. They must also comply with the noise regulations of the Ministry of Health.

- Electrical workshops: Acoustic insulation must be provided to the building structure to comply with the noise regulations of the Ministry of Health.

For the purposes of this Regulation, Entertainment "A" uses shall be defined as those dedicated to leisure activities for all types of audiences and all ages that generate the attraction of many people. The activities are carried out indoors.

For the purposes of this Regulation, Entertainment "B" uses shall be defined as amusement activities for a varied public but characterized by the sale of liquor for consumption on the premises.

For the purposes of this Regulation, Entertainment "C" uses shall be defined as the following activities

Bad odors and the storage of solid and liquid waste must be controlled so as not to cause nuisance to neighbors and pedestrians.

For the purposes of this Regulation, Storage uses shall be defined as those in which the storage of materials, equipment, products, industrial raw materials, or recoverable waste is carried out, to be taken to other sites where they can be sold, processed, or used for other purposes.

The noise level to the exterior must be controlled using soundproofing systems.

- Recovery Warehouses or materials for recycling: The piles of materials to be recycled or recovered cannot be visible from the exterior. The materials must be clean of contaminants and with disinfection processes to prevent the proliferation of pests, complying with all regulations of the Ministry of Health.

For the purposes of this Regulation, Industry uses shall be defined as any activity that represents the manufacturing of goods that will be sold wholesale and not at retail.

For those activities that could be classified as industrial use, but which due to their characteristics are necessary and desirable in the canton, they are located in two other categories, with their respective restrictions and zoning:

For the purposes of this Regulation, Transport "A" uses shall be defined as those activities that offer services to vehicles, regardless of their type, including public transportation.

- Gas Stations: Sufficient space must be provided so that queues of vehicles opting for the service are not generated, thus avoiding vehicular flow problems. Accesses must be fast and consistent with a design according to the traffic in the area. The design must be previously endorsed by the Planning and Urban Development Directorate (Dirección de Planificación y Desarrollo Urbano) and consulted with the Special Territorial Strategic Commission (Comisión Especial Estratégica Territorial). It must comply with all requirements of the Ministry of Health for this activity.

- Bus Parking: They must have sufficient space for all the company's buses. It must have enough internal space for truck maneuvering. The entrances and exits of the buses to or from the route must be in such a way that it does not cause traffic conflicts. It must have treatment of soapy waters or grease traps, product of the cleaning of the units, before being discharged into the wastewater collector. If it has an internal mechanical workshop, it must comply with the requirements for mechanical workshops in Chapter 15 of this regulation.

- Commercial Parking Lots: The requested requirements will be the same as for public parking lots. Consult the Title "Requirements for Parking Lots" in the Roadway Regulation (Reglamento de Vialidad).

- Car Washes: They must have treatment systems for soapy waters or grease traps before being discharged into the wastewater collector. Soundproofing must be provided inside the washing center. It must comply with the wastewater and other requirements of the Ministry of Health.

For the purposes of this Regulation, Transport "B" uses shall be defined as the following types:

- Bus Terminal: They must have efficient accesses and exits that prevent the occurrence of vehicular conflicts. The walls of the building must have soundproofing or lateral setbacks must be increased in order to absorb noise and dissipate it, complying with the regulations of the Ministry of Health. Special zones must be created for taxis and vehicle parking inside the bus terminal.

For the purposes of this Regulation, Environmental Protection uses shall be defined as those whose purpose is to favor land use with low environmental impact activities, both at a hydrological and landscape level.

- Park, public sports or recreational area: Areas fitted out for the leisure and recreation of the inhabitants. It may or may not have facilities for rest, sports, or recreation.

- Protected Zones: Areas that, due to current legislation or special considerations of the Regulatory Plan of Montes de Oca (Plan Regulador de Montes de Oca), are closed to construction and whose vocation is primarily conservation, although they may be exploited for tourism or recreation, as long as no construction is carried out on them.

Included within the protected zones are areas that have been affected by floods, areas where springs (nacientes) are found, river protection zones, and high-slope zones. In these cases, they must be acquired by the Municipality (Municipalidad) for their protection or be ceded as green areas by the developers provided they meet all the Green Areas requirements of Title 6 "Green Areas" of this regulation.

a. Park, sports area, recreational area: The maximum permitted coverage (cobertura) will be:

a.1 In the case of parks and public areas, it will be 15%, except for the Non-Urban Zone of San Rafael for which it will be 10%.

a.2 In the case of private parks and areas, it will be 25%, except for the Non-Urban Zone of San Rafael for which it will be 10%.

The built area includes sports facilities, accesses, paths that do not allow water infiltration, sidewalks or corridors, parking lots, and any impermeabilized surface. It must have certain minimum facilities: such as a reception, guard booths, sanitary services, picnic ranches, and the minimum for the specific use. They will have parking spaces as provided in Table 3. Minimum requirements for parking spaces by type of land use of the Roadway Regulation (Reglamento de Vialidad). Roofed facilities, except for the guard booth, will comply with the following setbacks:

a.3. Lateral: 8 meters a.4 Rear: 8 meters a.5 Front: 8 meters b. Protected Zones: Urbanization is not permitted. It must have a parking area that is not totally impermeable and its coverage (cobertura) may not exceed 10% of the total land area. Access roads must be the minimum possible.

The permitted height in environmental protection uses shall not exceed 7 meters or 2 floors.

a. Quarries (Tajos) b. Drive-through banks (Autobancos) c. Non-organic nurseries d. Night Clubs for adults.

e. Moto-cross or Auto-cross Tracks f. Hazardous Materials Warehouses g. Industry h. Sanitary landfills i. Solid waste treatment plants j. Underground waste deposits k. Rubble dumps.

l. Motels m. Casinos Table 2. Summary of Permitted Uses by Zone

Summary of Permitted Uses by Zone (Continued)

Summary of Permitted Uses by Zone (Continued)

Table 3. Summary of Uses Not Permitted in Montes de Oca Quarries (Tajos) extraction of ferrous and non-ferrous materials and other agreed upon Traditional Nurseries Drive-through banks (Autobancos) Motels Night Clubs for adults.

Sanitary landfills Solid waste treatment plants Underground waste deposits Waste dumps for rubble Autocross or Motocross Tracks Hazardous Materials Warehouses Industrial Uses (with the exceptions of Article 58) Casinos

See Map of Lot Frontages.

a. For lots located in zones where land with 9 to 12 meters of frontage is required, or a minimum of 130 to 240 m², they may build on a maximum of 75% of the total lot area, the remainder shall be allocated to green area.

b. For lots located in zones where land with a minimum of 12 meters of frontage is required, or more than 240 m², they may build on up to a maximum of 70% of the total lot area, the remainder shall be allocated to green area.

c. In the case of Special Neighborhoods (Barrios Especiales), the coverage (cobertura) percentage may not exceed under any circumstances 90% of the total lot area, the remainder shall be allocated to green area.

d. For land whose frontage is between 6 and 9 meters, or its total area is between 90 and 130 m², duly registered, a maximum of 75% coverage (cobertura) shall apply.

e. Unregistered lots, regardless of their dimensions, must submit to the new guidelines of the Regulatory Plan of Montes de Oca (Plan Regulador de Montes de Oca).

This percentage includes parking areas and internal streets with their respective sidewalks. Excluded from this article are those listed in Article 70 of these regulations and others specified in the Reglamento de Construcciones.

a. Small schools, high schools, daycares, and preschools: the maximum coverage percentage shall be 70%, including within this area facilities, courts, and any type of impermeabilization.

b. Medium and large schools, high schools, daycares, and preschools: the maximum coverage percentage shall be 70%; however, within this area, courts or any type of land impermeabilization for sports or recreational purposes may be included, provided they do not exceed 10% of the total lot area; otherwise, the excess shall be taken as coverage area.

c. For the case of Higher Education Institutions that are not located in the Zona Especial of the Universidad de Costa Rica, the same regulations as in the Comercial and Mixta Zone shall apply. Institutions of this type located in a Residencial or Predominantemente Residencial Zone may not expand, unless they do so towards a Comercial or Mixta Zone with which they are adjacent.

d. In cases where the green areas of existing and operating type "A" educational centers are insufficient, the intensive use of nearby parks and green areas is suggested as an alternative.

See Chapter 24 "Regulations for the Zona Urbana de San Rafael" and the Zoning Map of Land Use of San Rafael.

This deficit must be replaced in the same percentage by which the property area is increased. The equation to use is:

a. To find the total green area to be replaced, the following formulas shall be used, as applicable:

For commercial uses:

For residential uses:

Where:

T1= Total current lot area in m2 T2= Total additional lot area in m2 V1= Current green area in m2 V2= Green area to be replaced in m2 D = 0.25 for zones with 75% coverage area or 0.30 for zones with 70% coverage area b. To find the total area that may be covered, the following formulas shall be used:

C = Coverage in case of expansion in m2 V2= Green area to be replaced in m2 V3= Green area corresponding to the new expansion in m2 T2= Total area of the lot where the expansion will be carried out in m2 Let V3 :

- For commercial uses:

- For residential uses :

where D is 0.25 for zones with 75% coverage area or 0.30 for zones with 70% coverage area Por tanto for both cases: C

Must satisfy the following conditions:

a. Those existing and duly registered lots, whose frontage is greater than 6 meters but less than 9 meters and with an area greater than 90 m² but less than 130 m², may build up to a maximum of two stories or 8 meters in height.

b. Those existing and duly registered lots, whose frontage is greater than 9 meters but less than 12 meters and with an area greater than 130 m² but less than 240 m², may build up to a maximum of three stories or 11 meters in height, but where the construction area of the third story shall only be 50% of the area of the previous story.

c. Those lots whose frontage is greater than 12 meters and with at least 240 m² in area, may reach up to three stories or 11 meters in height.

Must satisfy the following conditions:

a. Those existing and duly registered lots, whose frontage is greater than 6 meters but less than 9 meters or with an area greater than 90 m², may build up to a maximum of two stories or 8 meters in height.

b. Those existing and duly registered lots, whose frontage is greater than 9 meters but less than 12 meters and with an area greater than 130 m², may build up to a maximum of three stories or 11 meters in height, but where the construction area of the third story shall only be 50% of the area of the previous story.

c. Those lots whose frontage is greater than 12 meters and with at least 240 m² in area, may reach up to four stories or 14 meters in height.

See Título 8 "Zonas Especiales" of these Regulations.

Must satisfy the following conditions. See the table attached to the article:

a. For existing and duly registered lots for non-residential use, with frontages less than 6 meters, they shall have a maximum height of 2 stories or 8 meters.

b. Those existing and duly registered lots, whose frontage is greater than 6 meters but less than 9 meters and with an area greater than 90 m², may build up to a maximum of 3 stories or 11 meters in height.

c. Those existing and duly registered lots, whose frontage is greater than 9 meters but less than 12 meters and with an area greater than 130 m², may build up to a maximum of 4 stories or 14 meters in height.

d. Those lots whose frontage is greater than 12 meters and with at least 240 m² in area, heights equivalent to 5 stories in height or 17 meters or one and a half times the open width in front of the building or Height = 1.5 x open width shall be permitted. Open width is defined as all the space between the building line of the construction and the building line of the construction facing it.

e. If the property has frontage on two or more roads, the permitted height shall be the lesser resulting between the roads. The height criterion based on open width prevails over the criterion of number of stories.

If the construction has not acquired the transfer rights, it may not exceed the maximum height established according to zoning. See Chapter 40 "Zonas Especiales de Carácter Histórico-Arquitectónico".

a. Frontal Space: For this case, the frontage parallel to the public road may not be less than 8 meters and the depth shall not be less than 4 meters; the maximum frontage-to-depth ratio shall be 2:1. Neither the area corresponding to the front garden, nor parking areas, nor vehicular accesses may be taken into account for this purpose.

b. Interior Gallery: Corresponds to an internal corridor that connects two block frontages; galleries that are in some way interrupted or do not cross the block may not be created. The minimum width of this passageway shall be 6 meters.

The aforementioned spaces shall be available to pedestrians for at least 12 hours daily, with it being recommended that they be available 24 hours. Only urban furniture is permitted to be built. Ambulant, temporary, or stationary commercial activities are excluded from these spaces, for which an agreement shall be signed between the property owners and the Municipalidad to not change the use of this space.

To ensure the view of landscapes and not reduce the neighbors' sun exposure hours, in cases where the difference between the main floor level and the official floor level is greater than or equal to three meters, the maximum permitted height shall be reduced by three meters, for any zone and in any case.

Table 4. Summary of Height Restrictions

a. There must be a front garden with a minimum width of 2 meters. In residential and commercial uses or any other use requiring a front setback dedicated to green areas or a front garden, this shall be wooded or grassed. The spaces necessary for access or any type of garage, made of impermeable materials such as pavements, pavers, concrete, or others, may not exceed 40% of the area designated for the front setback.

b. Another way to address the impermeabilization of accesses is through the use of materials that allow water infiltration, such as hollow pavers, grass-block, among others, in which case the area covered by these may not exceed 60% of the total area designated for the front setback.

If there is any type of visual barrier, such as walls, hedges, among others, between the building line and the street, this may not exceed one meter; from this height upwards, elements such as railings, fences, meshes, among others, may be incorporated, which guarantee transparency capable of allowing at least 80% visibility from the street to the property. Even garage accesses must respect this norm.

c. Those commercial premises located in Comercial and Mixta zones shall be permitted to substitute their front garden green area with green areas such as planters and tree planting, which must be equipped with urban furniture and be accessible to pedestrians; each business wishing to avail itself of this modality must place and maintain at least two trees in its front setback. Under no circumstances may this space be used for parking.

d. In no case may front gardens be roofed, not even in access zones.

a. The front garden is not mandatory for those lots less than or equal to 100 m²; however, it is recommended.

b. Those lots greater than 100 m² must maintain the current alignment of their front garden.

Any visual barrier that blocks the view from the public street towards the property is prohibited; if any type of boundary is desired between the public road and the property, it may not exceed one meter in height and shall be made of natural materials such as shrubs, or brick walls, or wooden fences.

It is the owner's obligation to maintain this vegetation, as well as to prevent the growth of vines that develop and obstruct visibility.

If any other element such as railings or meshes is desired to be integrated above the aforementioned height, this may be done provided it allows at least 80% visibility from the street towards the property.

The following setbacks are required:

a. Side:

If there is a window on the property line or if the walls not perpendicular to said property line are made of combustible material, a minimum setback of 1.5 meters, measured from its closest point to the property line, shall be required for single-story constructions, in the case of having a wall or visual barrier; otherwise, it shall be set back 3 meters from the property line.

For buildings of 2 to 3 stories or up to 11 meters in height, the setback shall be 3 meters.

For buildings of 4 stories or up to 14 meters in height, the setback shall be 5 meters.

b. Rear:

If there is a window on the property line or if the walls not perpendicular to said property line are made of combustible material, a minimum rear setback of 3 meters shall be required.

For 4 stories, it shall be 5 meters.

c. In case of a setback, a visual barrier shall be required on the respective property line; said barrier may not be less than 3 meters in height and shall be the responsibility of the owner who carries out the new construction with windows parallel to the respective property line.

d. Both side and rear setbacks may be substituted by internal gardens, only for the case of buildings that do not exceed one story in height.

a. Side:

- If there is a window on the property line or if the walls not perpendicular to said property line are made of combustible material, a minimum setback of 1.5 meters, measured from its closest point to the property line, shall be required for single-story constructions.

- For buildings of 2 to 3 stories or up to 11 meters in height, with side windows, it shall be 1.5 meters.

b. Rear:

- If there is a window on the property line or if the walls not perpendicular to said property line are made of combustible material, a minimum rear setback of 3 meters shall be required.

c. In case of a setback, a visual barrier shall be required on the respective property line; said barrier may not be less than 3 meters in height and shall be the responsibility of the owner who carries out the new construction with windows not perpendicular to the respective property line.

d. In no case may side or rear setbacks be substituted by internal gardens.

The following setbacks are required:

a. Side:

- If there is a window on the property line or if the walls parallel to said property line are made of combustible material, a minimum setback of 3 meters shall be required, for buildings of 1 to 4 stories or 14 meters in height, and a setback of 6 meters for buildings of 5 stories or 17 meters.

b. Rear:

- Under the same conditions as the side setback, a minimum setback of 3 meters shall be required.

c. In case of a setback, a visual barrier shall be required on the respective property line; said barrier may not be less than 3 meters in height and shall be the responsibility of the owner who carries out the new construction with windows parallel to the respective property line.

d. Both side and rear setbacks may be substituted by internal gardens, only for the case of buildings that do not exceed one story in height.

The following setbacks are required:

a. Side:

- If there is a window on the property line or if the walls parallel to said property line are made of combustible material, a minimum setback of:

b. 3 meters shall be required, for buildings of 1 to 4 stories and up to 14 meters in height.

c. 6 meters shall be required, for buildings of 5 to 7 stories and up to 23 meters in height, and for cases availing themselves of the Transfer of Rights. See Chapter 39 of these Regulations.

d. Rear:

- Under the same conditions as the side setback, a minimum setback of:

- 3 meters shall be required, for buildings of 1 to 4 stories and up to 14 meters in height.

- 6 meters shall be required, for buildings of 5 to 7 stories and up to 23 meters in height, and for cases availing themselves of the Transfer of Rights. See Chapter 39 of these Regulations.

e. In case of a setback, a visual barrier shall be required on the respective property line; said barrier may not be less than 3 meters in height and shall be the responsibility of the owner who carries out the new construction with windows parallel to the respective property line.

f. Both side and rear setbacks may be substituted by internal gardens, only for the case of buildings that do not exceed one story in height.

See Tree Planting Annex.

See Reglamento de Vialidad.

a. Side: A minimum setback of 10 meters parallel to the property line shall be required.

Said separation is required regardless of the materials with which the building will be constructed, and is applicable to walls with or without windows towards the property line.

b. Rear:

Under the same previous conditions, a rear setback of 30 meters shall be required.

The developers, subdividers (fraccionadores), or owners of individual properties must provide the necessary trees and plants.

The characteristics of size, shape, and growth must be such that the types of trees used do not alter the existing infrastructure, especially that their roots do not break the sidewalk. See Annex on Tree Planting.

In the length between the interruption of tree planting and that of the green strip, dwarf vegetation, hedges, shrubs, urban furniture, safety barriers, or other elements whose height does not exceed 60 centimeters may be placed.

In the case of sidewalks where there are pedestrian crossings, that is, traffic lights with a pedestrian phase that are not at the corners, these barriers must be interrupted leaving one meter free on each side of the pedestrian crossing.

In such a way that for this type of use, there will be no area restrictions. See Chapter 33 "Zones defined for the San Rafael district" of these regulations.

The spaces necessary for access or any type of garage, made of impermeabilizing materials such as pavements, pavers, concrete, or others, may not exceed 40% of the area designated for the front setback; this portion may be roofed but not enclosed. Another way to address the impermeabilization of accesses is through the use of materials that allow water infiltration such as hollow pavers, grass-block, ballasts, among others, in which case the area covered by these may not exceed 60% of the total area designated for the front setback. See Reglamento de Fraccionamiento y Urbanización and Titulo 5 "Setback Regulations" of these regulations.

From this height upwards, elements that allow at least 80% visibility from the street to the property may be incorporated. No type of wall exceeding this height shall be permitted; the development may not be bounded with any type of wall, nor may entrance arches or any element exceeding the indicated height be created.

These areas may not be used for parking. The shorter side of these green areas shall have a minimum of 12 meters, and in the case of more than one green area, 75% of the total area must comply with this restriction. See Reglamento de Fraccionamientos y Urbanizaciones, Titulo 2, Chapter 1, and see Reglamento de Construcciones, Chapter 9, Condominios Residenciales.

The developer must hand over these areas to the Municipalidad. See Reglamento de Fraccionamiento y Urbanización and Titulo 5 "Setback Regulations" of these regulations.

If the development contemplates more than 50 dwellings, the green area may be distributed at several points, considering one green zone for every 50 dwellings provided that more than half comply with the minimum width. Regarding children's games, one nucleus per every 30 dwellings shall be established.

a. Be located adjacent to already established public areas, if any, or preferably on the periphery when the surrounding areas are not developed or, if the scale of the development requires it, located equidistantly from the dwellings.

b. They may not be located at distances greater than 300 meters from the most remote dwelling, measured along streets, nor in sites where primary roads must be crossed to reach them from the dwellings they serve.

c. In developments and condominiums, at least 10 m2 per housing unit must be provided for children's games. These areas may be counted within the green area percentage that must be provided in the development or condominium, except for the portions where the surfaces are impermeabilized. If any type of surface that allows water filtration is used, such as grass-block, sand, or another with infiltration capacity values exceeding 1 mm/hour infiltration rate, this area must not exceed 20% of the total area designated for children's games.

d. In rural condominiums, at least 10 m2 per housing unit must be provided for children's games. See Reglamento de Construcción under the title of Buildings under the Horizontal Property Regime or Condominium.

e. Children's playgrounds (áreas verdes infantiles) must have a minimum frontage of 12 meters and must not form angles of less than 60 degrees, nor have lot shapes that do not allow adequate supervision.

f. Green areas (áreas verdes) may not have more than 40% of their land with slopes exceeding 30%.

g. The developer (urbanizador o desarrollador) must submit to the Municipality a complete plan indicating the works to be carried out in the green areas and the equipment to be provided. Such works shall include: playground equipment, shelters, pavements, sidewalks, fences, tree planting (arborización), terracing, benches, and any other pertinent details, all as applicable.

h. The developer (urbanizador o desarrollador) must deliver to the municipality the children's playground area with the necessary equipment. The park area shall be left with grass (enzacatada) and trees. For the tree planting (arborización) of park and children's playground areas, the provisions of the Chapter on tree planting (arborización) of this document shall be followed.

i. The developer (urbanizador) shall be exempt from equipping children's playgrounds in condominiums and rural condominiums when it can effectively prove that no children who would use them will reside there. The respective areas not designated as children's playgrounds shall be dedicated to green areas (áreas verdes). Should the conditions of the Condominium agreement regarding the residence of children within the condominium change, the condominium owners shall be obliged to provide the children's playground equipment and bear the cost thereof.

If any type of impermeable area is desired for strictly recreational and/or sports purposes, such as basketball courts or multi-use courts, on the remaining free area, i.e., 25% of the total lot area, the area of these facilities may not exceed 10% of the total lot area; such that at least 15% of the total lot area always exists, designated exclusively for green areas, grassed (enzacatadas) and/or with trees (arborizadas). In medium and large schools, a coverage area equal to or less than 70% of the lot area shall be required; and the restrictions regarding the impermeabilization of the free area of the lot are maintained, i.e., at least 15% of area with trees (arborizada) or grassed (enzacatada) must be preserved. See Title 2 "Activities Permitted in the Canton's Zones" of these regulations.

In the percentage corresponding to green areas (áreas verdes), there shall be no type of soil impermeabilization; these zones must be grassed (enzacatadas) and/or with trees (arborizadas) and have facilities for rest and leisure, such as benches or secondary-type furniture. These areas for recreational use and rest must be part of the lot, and nearby or adjoining public areas may not be counted as part of the percentage of land that must be designated for open spaces for the higher education center. Green areas may not be used for parking. See Title 2 "Activities Permitted in the Canton's Zones" of these regulations.

Setbacks (retiros) may be counted within these areas provided they are used as green areas. Impermeabilized setbacks shall not be included, and preference shall be given to the use of front areas for this purpose. See Title 2 "Activities Permitted in the Canton's Zones" of these regulations and Chapters 6 to 12 on horizontal property within the Building Regulations (Reglamento de Construcciones).

7600, must be met.

Table 5. Minimum Lighting Requirements for Green Zones

Table 6. Lighting Requirements for Sports Zones

Table 7. Minimum Lighting Levels for Pedestrian Paths

Adequate lighting shall be considered a necessary part of this equipment. The design of this lighting must be included within the engineering study that CNFL must carry out for the lighting system of the development or subdivision (fraccionamiento), and must be duly approved. In green areas where there is no internal lighting, the provisions of Article 111 must be complied with, as a measure to guarantee security around the park.

In this way, the use of secondary Urban Furniture is also promoted. See Urban Furniture Annex (Anexo de Mobiliario Urbano).

This applies to all objects included within the park, from the mesh fences or any form of enclosure, to the structures of the children's playground equipment.

The spaces shall not be greater than 15 nor less than 30 centimeters in diameter.

This applies to any other type of playground equipment involving the risk of some type of collision.

Metal structures shall not present rusty parts.

Preferably, "green" elements such as hedges or trees shall be used. If these fences allow the area to be enclosed at night, it must be guaranteed that access to these areas during the day is not restricted.

In the case of green areas in developments, coordination must be carried out with the neighbors or an authorized group of representatives within the CEET.

The recreational use types shall be represented by one of the types of equipment or infrastructure mentioned in Table 8. The possibility exists of using some type of furniture, equipment, or infrastructure not included in this table as long as it represents one of the recreational use types. Children's playgrounds must cater to the different age groups: 0-3 years, 3-7 years, and 7-11 years. Their approval shall be the responsibility of the Municipality.

- children's recreation, - gathering spaces and cultural or educational activities, - leisure and recreation, recreation with or without physical activity, - sports activities, or - presence of water

In the specific case of developments, these areas shall be ceded to the Municipality, which will be responsible for their subsequent maintenance.

Table 8. Types of Recreational Uses

a. Non-urban Zone: It is located east of the Torres River, and shall have special protection conditions to be cited below.

b. Urban Zone: It is located west of the Torres River. This zone shall in turn be divided into two sectors, which will be discussed in Chapter 35, and which may be developed provided the guidelines cited here are complied with.

See San Rafael Land Use Zoning Map (Mapa de Zonificación del Uso del Suelo de San Rafael).

In cases where expansion outside these zone boundaries is desired, it must be subject to the regulations of the "Non-urban Zone". See San Rafael Land Use Zoning Map (Mapa de Zonificación del Uso del Suelo de San Rafael).

However, it is recommended to use 50 meters on both sides for safety reasons. In the case of fill, a certificate proving the original slope as well as a soil study must be presented.

See Chapter 11 "Rural Condominiums" of the Building Regulations (Reglamento de Construcciones).

This percentage includes parking areas, construction, and any type of pavement.

Only the uses indicated in these Regulations. See Table 1 Summary of Permitted Uses by Zone and Table 2 Uses not Permitted in Montes de Oca, as well as the Title "Activities Permitted in the Different Zones of the Canton" of these Regulations.

- Country Clubs (Clubes Campestres) - Tourist complexes, a mix of hotel, restaurant, and country club.

- Large Restaurants - Mountain Hotels - Metropolitan or scientific parks - Agricultural and livestock activities (Agropecuarios) - Rural Condominiums (Condominios Rurales), which also includes rural condominiums as rental complexes.

- Dwellings (Viviendas) - Forest Reserve (Reserva Forestal) - Organic nurseries No use other than those listed above shall be permitted. See Title "Activities Permitted in the Different Zones of the Canton".

Furthermore, the portion of land that may be covered with shade cloth (sarán) may not exceed 10% of the total land area. For segregated properties duly registered before the approval date of the Regulating Plan, this use shall be permitted on lands of 5000 m2 or larger.

Any visual barrier that blocks the view from the public street towards the property is prohibited. If any type of delimitation is desired between the public road and the property, it may not exceed one meter in height and shall be constituted by materials of natural origin such as shrubs, or brick walls, or wooden fences.

It is the obligation of the owner to maintain these hedges, as well as to prevent the growth of vines or the hedges developing and obstructing the view.

If one wishes to integrate any other element such as railings, mesh fences, or others, above the aforementioned height, it may be done provided it allows at least 80% visibility from the street towards the property.

a. For lots smaller than 1000 m², they may build a maximum footprint (huella) of 25%.

b. Lots larger than or equal to 1000 m² and smaller than or equal to 10000 m², may build a maximum of 10% of the total lot area.

a. When the portion to be ceded adjoins public property designated for recreation or protection and is located on the riverbank, corresponding to the protection zone of 15 meters on each side, the value shall be 6% of the total lot area.

b. When the portion to be ceded is located at the front of the property: 5% of the total lot area must be ceded; the distribution of this area shall be governed as follows:

b.1 Both the length parallel to the road and the length perpendicular to it must have a minimum length of 20 meters. The length parallel to the road may be less in the event that point b.2 or b.3 is met.

b.2 The length parallel to the road may be 15 meters if the portion to be ceded adjoins another portion of land of the same nature, i.e., a public character area ceded by another owner.

b.3 The length parallel to the road may be equal to 15 meters if one of its lateral limits has an inclination angle greater than or equal to 120° with respect to the road; in no case shall the effective width of this portion be less than 15 meters.

b.4 For any of points b.1, b.2, and b.3, the construction of a lateral wall shall be permitted. In case a wall is desired at the rear of the land to be ceded, it shall only be possible if the street level is at least 3 meters higher than the point where the rear wall would be built.

Table 9. Permitted Uses for San Rafael

See Chapter on Restrictions on Outdoor Advertising in the Roadway Regulations (Reglamento de Vialidad).

Side: A minimum setback of 10 meters parallel to the property line (colindancia) shall be required.

This separation is required regardless of the materials with which the building will be constructed, and is applicable to walls with or without windows facing the property line.

Rear:

Under the same conditions as above, a rear setback of 30 meters shall be required.

When said elements guarantee at least 80% visibility between one property and another, they may have heights of up to 3 meters.

The boundary shall be the containment ring (anillo de contención). This division is made for the purpose of allowing regulated urban uses in the places located east of the proposed boundary, which practically coincides with the containment ring. See the San Rafael Land Use Zoning Map (Mapa de Zonificación del Usos del Suelo de San Rafael).

Table 10. General Provisions for the Urban Zone of San Rafael

a. Special Residential Zones: These constitute consolidated neighborhoods within the canton that currently do not possess the characteristics defined in this plan for the rest of the residential zones.

b. Special Zone Ciudad Universitaria Rodrigo Facio: The campus of the Universidad de Costa Rica constitutes a significant "enclave" within the canton due to factors such as its size, the type of population, the existing infrastructure, its characteristics as a major generator of pedestrian and vehicular movement, and also as a center around which multiple activities develop, such as rental housing, businesses, and the sale of many types of services.

c. Special Control Zone of Historical-Architectural Character: There are several buildings, located specifically in the surroundings of the commercial zone of San Pedro, that possess the character of Architectural Heritage, with a declaration by the Ministry of Culture, Youth and Sports, and special zones are created around these buildings to conserve and protect the very important architectural character that these parts of the canton possess.

d. Special Control Zone of the Peripheral Ring Road (Anillo Periférico): This is the zone over which the Peripheral Ring Road would pass in the district of San Rafael. It consists of the rights-of-way measuring 25 meters on each side of the center of the road and includes the access zones to it. See San Rafael Zoning Map (mapa de Zonificación de San Rafael).

The following list mentions the neighborhoods where they are located, but the map details the specific sectors within those neighborhoods that correspond to the special zones:

- Betania - Barrio Pinto - Calle Mora - Barrio Sinaí - Calle Díaz - Calle al Chorro - Barrio González Flores - Some sectors of Barrio La Pradera - Paso Hondo - Santa Rita neighborhood, near Cedros School - Monterrey neighborhood - Rosemary Karpinsky

a. The front setback (antejardín) is not mandatory for lots smaller than or equal to 100 m²; however, it is recommended.

b. Those lots larger than 100 m² shall maintain the current alignment of their front setback (antejardín).

c. Side setbacks (retiros laterales) are not mandatory in any case.

In this case, a minimum is required, and a lesser value shall not be permitted under any circumstances.

Lands may only be unified to form larger frontages.

Two stories or eight meters with the current frontage, or three stories or 11 meters with a minimum frontage of nine meters.

See Title 2, "Permitted Activities in the Canton's Zones," of these regulations.

a. Front Setback (Retiro Frontal): 2 meters b. Side Setback (Retiro Lateral): The side setback is required only in the case where there are windows on the adjoining property line, and the minimum distance shall depend on the number of stories or the height of the building, as established in Table 10:

Table 11. Minimum side setbacks (retiros laterales) according to building height:

c. Rear Setback (Retiro Posterior): 3 m in the case where there are windows on the adjoining property line.

These have been located around three of the properties declared architectural heritage by the MCJD within the canton of Montes de Oca.

a. Permitted coverage area (Az): It is the coverage area permitted in each zone indicated in the Zoning.

b. Current construction area (Aa): It is the area occupied by the current construction.

c. Permitted number of stories (N): It is the number of stories permitted in the zone where the building that transfers the construction rights is located.

d. Transferable area (At): It is the area of the land to be transferred to another construction.

a. The building shall not be transformed externally; only interior remodeling shall be permitted, to avoid severe changes to it.

b. If external changes are necessary, they shall be made, as far as possible, with the same materials, and if that is not possible, with the same finishes so that its appearance remains the same.

c. There shall be a period of time set by the Ministry of Culture, Youth, and Sports during which the building remains under study, and therefore the owners may not make any changes. If the entity, in this case the Ministry, does not issue any ruling on the matter, the right over that property shall be lost, and the owners may freely use and intervene on it.

The uses established in these zones receiving transfer rights shall abide by the provisions for permitted uses in each of these receiving zones, as established in Title 2, "Permitted Activities in the Canton's Zones," of these regulations.

The transfer of rights shall allow for increasing its constructive area.

At = (N*Az - Aa) * 0.65

Table 12. Height increases by application of transfer rights in specific zones with potential for story transfer.

*see Special Zones Map

a. A maximum of 1 story may be transferred.

b. Maximum number of transferable stories per zone:

Renovations or expansions of current buildings shall also not be permitted.

a. The uses established in Chapter 23, "Environmental Protection Uses," shall be permitted, provided no roofed buildings are constructed on this strip.

b. They may be used as green areas for other uses permitted by the corresponding urban zoning.

Table 13. Summary of restrictions for the different zones.

(For the type of format, see Maps in Scope No. 51 to La Gaceta No. 165 of August 29, 2006)

Estas zonas son:

a. Residencial: Esta es una zona con un uso exclusivamente habitacional, que permite sólo aquellos usos que se consideran complementarios a la actividad residencial como comercios pequeños y servicios básicos, los cuales además deben producir pocas molestias a los vecinos. Se permite un máximo de un 15% del frente de cuadra para uso no residencial conformes a la lista de usos permitidos para esta zona. Se reservan las esquinas al uso exclusivamente residencial.

b. Predominantemente Residencial: Esta es una zona con una mayor flexibilidad de usos que la zona Residencial: permite la realización de más actividades para la comunidad debido a su ubicación en el cantón y los potenciales por accesibilidad y tenencia de tierra. Permite un desarrollo más abierto en conjunto con la actividad residencial, abriendo más posibilidades a futuro. Se permite un máximo de un 30% del frente de cuadra para uso no residencial conformes a la lista de usos permitidos para esta zona.

c. Mixta: Esta zona permite la realización de una cantidad de usos mayor a la permitida por la zona Predominantemente Residencial. Es por eso más flexible. Esta zona ofrece mayores oportunidades de crecimiento económico de manera armónica con la actividad residencial y ayuda a la consolidación de zonas con un grado mayor de autosuficiencia y eficiencia dentro del contexto de una ciudad moderna ofreciendo productos y servicios localmente. La Zona Mixta no debe entenderse en un sentido de proporciones de vivienda y las demás actividades, sino funcionalmente por el tipo de actividades que son un intermedio, por tamaño y tipo, entre la Zona Comercial y la Zona Residencial. Se permite un máximo de un 50% del frente de cuadra para uso no residencial conformes a la lista de usos permitidos para esta zona.

d. Comercial: Esta zona se define como de alta flexibilidad de usos, es decir que permite la mayoría de los usos del cantón. Son zonas que por su alta accesibilidad, su tenencia y uso de la tierra, presente y potencial, tienen una influencia regional más que local. Es una zona que no elimina la posibilidad de uso residencial pero que permite la realización de algunas actividades menos armoniosas con este uso.

e. Zona No Urbana: Esta zona tiene como fin primordial la protección del resto del cantón evitando la impermeabilización masiva que podría ocasionar serios problemas hidrológicos en las zonas urbanas hacia aguas abajo. Se consideran además el valor de la belleza escénica y el potencial ecológico y de conservación como elementos esenciales. Debido a esto se permiten sólo algunos usos muy específicos que se caracterizan especialmente por tener coberturas muy bajas.

Tabla 1. Porcentaje Máximo de Frente de cuadra para uso no residencial

* Frente de lote: Es la distancia frente a la vía pública o servidumbre privada, perpendicular entre los dos linderos.

a. Uso compatible o conforme: Es el uso que por su localización dentro de la Zonificación del Plan Regulador, no tiene restricciones para su ubicación y por lo tanto puede permitirse en esa zona.

b. Uso no compatible: Es el uso que por su localización dentro de la Zonificación del Plan Regulador tiene restricciones para su ubicación y por lo tanto no debe permitirse en esa zona.

c. Uso no conforme: Es el uso no compatible para determinada zona, pero que ya funcionaba previamente al Plan Regulador.

d. Uso no listado. Aquellas actividades que no aparezcan en este Reglamento deberán ser analizadas por la máxima instancia de control urbano de la Municipalidad y según sus características, usar las restricciones de la categoría que más se asemeje. Para ese fin el funcionario tendrá que presentar su propuesta técnica al Concejo Municipal, que a su vez trasladará para su dictamen a la Comisión Especial Estratégica Territorial (CEET). Una vez que la CEET ha efectuado su dictamen, será el Concejo Municipal quien se encargue de su aprobación o rechazo.

Los usos categoría A son aquellos con posibles impactos mínimos y cada categoría subsiguiente aumenta los posibles impactos.

Cualquier uso nuevo o no listado deberá ser incluido en alguna de estas categorías, siguiendo el procedimiento dado en el Artículo 2. Desde el Capítulo 2 hasta el Capítulo 23 se definen estas categorías y las zonas del cantón, ya mencionadas en el artículo 1 de este Título, donde son permitidos los diferentes usos contenidos en cada una de ellas.

Ordenando las zonas de más flexible a menos flexible se tiene el siguiente orden: Comercial, Mixta, Predominantemente Residencial, Residencial y No Urbana.

a. En lotes esquineros, con frentes ubicados en diferentes zonas, se permitirá ubicar el uso que pertenezca a la zona menos flexible.

b. En el caso de que el lote tenga dos frentes no esquineros, es decir ubicados en dos lados de cuadra opuestos y además tienen una zonificación diferente, se permitirá ubicar el uso más flexible en una franja de 30 metros desde el frente con la zona más flexible. En el resto del lote deberá construir el uso que permita la zona menos flexible.

c. En lotes con un frente ubicado en dos zonas diferentes se deberá seleccionar el uso correspondiente a la zona menos flexible.

d. En lotes con servidumbre, se procederá de la siguiente forma: observar cuales usos limitan con el lote. Si la mayoría de estos usos se encuentran clasificados en una zona menos flexible el lote en cuestión quedará automáticamente catalogado como perteneciente a esta zona. Si los lotes vecinos tienen usos no conformes no podrán ser contabilizados para la aplicación del procedimiento explicado. Si al clasificar los usos por zonas, resultan dos zonas predominantes, entonces el lote puede quedar clasificado dentro de cualquiera de ellas. La zona a la que pertenece la servidumbre no es válida en este caso.

Se definirán para efectos de este Reglamento como usos Habitacional: el Uso para habitación, con instalaciones mínimas para su utilización como tal. Estos pueden ser viviendas individuales, viviendas, apartamentos y edificios para alquiler, urbanizaciones, residencias universitarias y estudiantiles y condominios residenciales.

No se permite la construcción de viviendas en las zonas de protección de márgenes de ríos ni zonas de alta pendiente según se especifica en el mapa de zonificación y en los consideraciones de amenazas naturales adjuntos.

Se definirán para efectos de este Reglamento como usos "Cultural" las actividades dedicadas a fomentar la cultura en la ciudadanía y pueden o no tener una finalidad lucrativa.

Se definirán para efectos de este Reglamento como usos Educacional "A" a las actividades que preparan académicamente a estudiantes en preescolar, primaria y secundaria.

Si el lote ocupa frentes de cuadra completos deben proveerse anchos de acera de al menos 2,4 metros más un metro de franja verde y utilizando arborización. Ver Capítulo de Infraestructura Peatonal en el Reglamento de Vialidad de este Plan.

Si se diera un cambio de uso para aquellos clasificados como Educacional "A" y señalados de esta manera en el Mapa de Zonificación, regirá la clasificación de la zona adyacente a su frente de lote. Si existiesen dos o más tipos de zonificación adyacentes, se clasificará con la más restrictiva de las zonas adyacentes.

Se definirán para efectos de este Reglamento como usos Educacional "B" los dedicados a la realización de actividades educativas en temas técnicos, arte, música, y otros tipos de carácter diferente a la educación universitaria.

Se definirán para efectos de este Reglamento como usos Educacional "C" las actividades de enseñanza para la formación de profesionales en las diversas áreas del conocimiento humano.

Deben acondicionarse áreas especiales para el abordaje de los autobuses, conocidas como bahías, o dentro del lote.

Si el lote ocupa frentes de cuadra completos deben proveerse anchos de acera de al menos 2,4 metros más un metro de franja verde y utilizando arborización. Ver Capítulo de Infraestructura Peatonal en el Reglamento de Vialidad de este Plan.

Si se diera un cambio de uso para aquellos clasificados como Educacional "A" y señalados de esta manera en el Mapa de Zonificación, regirá la clasificación de la zona adyacente a su frente de lote. Si existiesen dos o más tipos de zonificación adyacentes, se clasificará con la más restrictiva de las zonas adyacentes.

Se definirán para efectos de este Reglamento como usos Salud "A" los destinados a la venta de medicamentos para atención de la salud, primeros auxilios y la atención de enfermedades que no requieran la hospitalización de los pacientes

Para los desechos ordinarios deben proveerse sitios especiales para la disposición temporal de los desechos sólidos aislados de la intemperie.

Se definirán para efectos de este Reglamento como usos Salud "B" a los que ofrecen atención especializada de pacientes, recuperación de los mismos o para ser retenidos definitivamente en el lugar.

Los desechos ordinarios deben ser colocados en áreas especiales para la disposición temporal. Las entradas al hospital deben contar con un carril especial que facilite el acceso a los vehículos de emergencia y para minimizar los impactos sobre los flujos vehiculares y cumplir con las leyes de salud y sus reglamentos pertinentes en vigencia.

Se definirán para efectos de este Reglamento como usos Comercial "A" los que se dedican a la venta de productos en cantidades al por menor. Por la forma en que funcionan, el espacio que requieren y el volumen de mercadería que manejan se consideran que su impacto sobre el entorno es relativamente bajo.

Además cumplir con la normativa para contener olores del Ministerio de Salud

Se definirán para efectos de este Reglamento como usos Comercial "B" los locales dedicados a la venta y/o confección de los productos detallados en el siguiente cuadro.

La basura no puede quedar a la intemperie.

Se definirán para efectos de este Reglamento como usos Comercial "C", a los usos comerciales más impactantes que generan grandes flujos vehiculares, ruido, en la mayoría de los casos requieren grandes áreas de construcción y áreas de carga y descarga puesto que se movilizan grandes volúmenes de mercancías.

- Crear áreas temporales de almacenamiento de los desechos sólidos, las cuales deben estar aisladas de la intemperie y acorde con los reglamentos existentes.

- Acondicionar áreas de carga y descarga de mercaderías, independientes de las áreas de estacionamiento y que no obstaculicen el tráfico vehicular y el tránsito peatonal en la zona pública.

- Controlar el nivel de ruido hacia el exterior usando sistemas de aislamiento sonoro debidamente aprobados en concordancia con la legislación vigente.

Se definirán para efectos de este Reglamento como usos Comercial "D" aquellos que venden productos cuya obtención genera fuertes impactos al ambiente por lo que se consideran sumamente negativos para el cantón.

Definiciones (continuación) Ubicación Permitida Viveros Orgánicos: Igual a los viveros tradicionales, con excepción del uso de herbicidas, fertilizantes, pesticidas y químicos dañinos. Esta categoría será certificada por el organismo o institución que la Municipalidad autorice, que son en este caso orgánicos a los procedimientos de siembra y reproducción utilizando métodos de Producción más Limpia y Desarrollo Sostenible. Estos viveros deben estar certificados por el MINAE/UCR. Ver Título "Zona No Urbana de San Rafael" de este Reglamento.

Los terrenos donde hayan viveros orgánicos tendrán un área mínima de 1 hectárea, o sea, 10000 m2 y un área máxima de 3 hectáreas, o sea 30000 m2. Además no podrá realizarse una cobertura mayor de 5% del lote con sarán u otros materiales que impermeabilicen de algún modo la superficie del terreno.

Zona No Urbana de San Rafael

Se definirán para efectos de este Reglamento como usos Servicios "A" los destinados a la oferta de servicios básicos para la comunidad y caracterizados por generar impactos mínimos en la ciudad y pocas molestias a los vecinos, según la normativa vigente.

- Clínicas Veterinarias:. Se deben tomar medidas especiales para proveer aislamiento acústico y eliminación de malos olores. Los desechos sólidos deben ser dispuestos en zonas especiales para disposición temporal y deben estar aisladas de la intemperie. y cumplir con las normativas contra ruido del Ministerio de Salud.

Se definirán para efectos de este Reglamento como usos Servicios "B" los destinados a la oferta de servicios especializados para la comunidad y que generan impactos mayores sobre ella en comparación con los Servicios tipo A. Producen mayores molestias por ruido, flujos vehiculares y en algunos casos son actividades que requieren edificaciones de mayor tamaño para llevarse a cabo. En todos los casos que se señalen restricciones de tamaños, las áreas de construcción incluyen los estacionamientos, salvo en aquellos que se señale lo contrario.

- Centrales telefónicas: Se debe proveer aislamiento acústico adecuado en todas sus paredes en particular a los sistemas de aire acondicionado y cumplir con las normativas contra ruido del Ministerio de Salud.

- Lavanderías: Debe tener paredes que brinden aislamiento acústico. Si se producen malos olores se debe tener extractores y neutralizadores de olores. Debe tener a su aprobación previa del desfogue sanitario por parte de la Dirección de Planificación de la Municipalidad de Montes de Oca. Debe cumplir con todas las regulaciones de efluentes y contra ruido del Ministerio de Salud.

- Oficinas: Deben cumplir todas las regulaciones contra ruido del Ministerio de Salud.

- Lugares de Culto Religioso: Deben cumplir con todos los requisitos contra ruidos del Ministerio de Salud.

Se definirán para efectos de este Reglamento como usos Servicios "C" los destinados a la oferta de servicios más especializados para la comunidad y que generan impactos mayores en la ciudad que los Servicios tipo A y B.

- Ebanisterías y fábricas de muebles: Deben tener sitios especiales para la disposición temporal de los desechos sólidos. Se debe proveer aislamiento acústico en las paredes y techos de la edificación. Debe aislarse del exterior para evitar escape de olores y polvo. y cumplir con las normativas contra ruido del Ministerio de Salud.

- Talleres de enderezado y pintura y Talleres mecánicos: Se debe proveer suficiente espacio de estacionamiento y espacio para almacenamiento y maniobra de vehículos en reparación de tal forma que no ocasionen conflictos viales con peatones u otros vehículos. Se deben proporcionar sistemas de eliminación de malos olores. Debe proveerse aislamiento acústico a la edificación. Los desechos sólidos deben ser dispuestos en áreas especiales que no afecten a los peatones ni edificios vecinos. Se prohíbe verter desechos líquidos y sólidos peligrosos a los sistemas de recolección generales tales como pinturas, aditivos, lacas, aceites y cualesquiera otros utilizados en el proceso. En el caso de los aceites, se sugiere que se integren al sistema de reciclaje de los distribuidores reutilizándolo o reciclándolo. Además debe cumplir con las normativas contra ruido del Ministerio de Salud.

- Talleres eléctricos: Se debe proveer aislamiento acústico a la estructura del edificio para cumplir con las normativas contra ruido del Ministerio de Salud.

Se definirán para efectos de este Reglamento como usos Entretenimiento "A" los dedicados a actividades de esparcimiento para todo clase de público y de todas las edades que generan la atracción de muchas personas. Las actividades son realizadas bajo techo.

Se definirán para efectos de este Reglamento como usos Entretenimiento "B" a las actividades de diversión para un público variado pero caracterizado por la venta de licor para consumo en el propio sitio.

Se definirán para efectos de este Reglamento como usos Entretenimiento "C" a las siguientes actividades

Se deben controlar los malos olores y el almacenamiento de residuos sólidos y líquidos de forma que no causen molestias a los vecinos y peatones.

Se definirán para efectos de este Reglamento como usos Almacenamiento a aquellos en los que se realiza el almacenamiento de materiales, equipos, productos, materias primas industriales o residuos recuperables, para ser llevados a otros sitios donde pueden ser vendidos, procesados u otros fines.

Se debe controlar el nivel de ruido hacia el exterior usando sistemas de aislamiento acústico.

- Bodegas de recuperación o materiales para recliclar: Las pilas de materiales para ser reciclados o recuperados no pueden ser visibles desde el exterior. Los materiales deben estar limpios de contaminantes y con procesos de desinfección para evitar proliferación de plagas, cumpliendo con todas las normativas del Ministerio de Salud.

Se definirán para efectos de este Reglamento como uso Industrias a toda actividad que represente la manufactura de bienes que serán vendidos al por mayor y no al detalle.

Para aquellas actividades que se podrían catalogar como de uso industrial, pero que por sus características son necesarias y deseables en el cantón, se ubican en otras dos categorías, con sus respectivas restricciones y zonificación:

Se definirán para efectos de este Reglamento como usos Transportes "A" a aquellas actividades que ofrecen servicios a los vehículos sean estos del tipo que sean, incluyendo el transporte público.

- Bombas de gasolina: Se deben proveer espacios suficientes para que no se generen colas de vehículos que optan por el servicio y así evitar problemas de flujos vehiculares. Los accesos deben ser rápidos y acordes con un diseño de acuerdo al tráfico de la zona. El diseño debe estar avalado previamente por la Dirección de Planificación y Desarrollo Urbano y ser consultado con la Comisión Especial Estratégica Territorial. Debe cumplir con todos los requisitos del Ministerio de Salud para esta actividad.

- Estacionamiento de autobuses: Deben contar con espacios suficientes para todos los autobuses de la empresa. Debe tener suficiente espacio interno para la maniobra de los camiones. Las entradas y salidas de los buses desde o hacia la ruta debe ser de tal forma que no ocasione conflictos de vialidad. Debe tener tratamiento de las aguas jabonosas o trampas de grasa, producto de la limpieza de las unidades antes de ser vertidas al colector de aguas residuales. Si tiene taller mecánico interno cumplir con los requisitos de talleres mecánicos del Capítulo 15 de este reglamento.

- Estacionamientos comerciales: Los requisitos solicitados serán los mismos que para estacionamientos públicos. Consultar Título "Requisitos para Estacionamientos" en el Reglamento de Vialidad.

- Lavacarros: Deben contar con sistemas de tratamiento de aguas jabonosas o trampas de grasa, antes de ser vertidas al colector de aguas residuales. Debe proveerse aislamiento acústico dentro del centro de lavado. Debe cumplir con los requisitos de agua residual y otros del Ministerio de Salud.

Se definirán para efectos de este Reglamento como usos de Transportes "B" a los siguientes tipos:

- Terminal de Buses: Deben contar con accesos y salidas eficientes que impidan la ocurrencia de conflictos vehiculares. Las paredes del edificio deben tener aislamiento acústico o bien se deben aumentar los retiros laterales a fin de absorber el ruido y disiparlo, cumpliendo con la normativa del Ministerio de Salud. Se deben crear zonas especiales para taxis y estacionamientos de vehículos dentro de la terminal de buses.

Se definirán para efectos de este Reglamento como usos Protección Ambiental a los que tienen como finalidad favorecer el aprovechamiento del suelo con actividades de poco impacto ambiental, tanto a nivel hidrológico como paisajístico.

- Parque, área deportiva o recreativa pública: Áreas acondicionadas para el ocio y esparcimiento de los habitantes. Puede o no tener facilidades para el descanso, deportivas o recreativas.

- Zonas Protegidas: Áreas que por la legislación vigente o por consideraciones especiales del Plan Regulador de Montes de Oca, están vedadas para construcción y cuya vocación es primordialmente de conservación, aunque pueden ser explotadas turística o recreativamente, en el tanto no se construya en ellas.

Dentro de las zonas protegidas se incluyen zonas que han sido afectadas por inundaciones, zonas donde se encuentren manantiales, zonas de protección de ríos y zonas de alta pendiente. En estos casos deben ser adquiridas por la Municipalidad para su protección o ser cedidas como áreas verdes por parte de los urbanizadores siempre y cuando cumplan con todos los requisitos de Áreas Verdes del Título 6 "Áreas Verdes" de este reglamento.

a. Parque, área deportiva, recreativa: La cobertura máxima permitida será:

a.1 Para el caso de parques y áreas públicas será un 15% , salvo para la Zona no urbana de San Rafael para la cual será del 10%.

a.2 Para el caso de parques y áreas privadas será un 25% , salvo para la Zona no urbana de San Rafael para la cual será del 10%.

El área construida incluye instalaciones deportivas, accesos, senderos que no permitan infiltración de agua, aceras o pasillos, estacionamientos y cualquier superficie impermeabilizada. Debe contar con ciertas facilidades mínimas: como una recepción, casetillas para guardas, servicios sanitarios, ranchos para picnic y las mínimas para el uso específico. Tendrán espacios de estacionamiento según lo dispuesto en la Tabla 3. Requisitos mínimos de espacios de estacionamiento por tipo de uso del suelo del Reglamento de Vialidad. Las instalaciones techadas, salvo la casetilla del guarda, cumplirán con los siguientes retiros:

a.3. Lateral: 8 metros a.4 Posterior:8 metros a.5 Frontal: 8 metros b. Zonas Protegidas: No se permiten urbanizar. Debe contar con un área de estacionamiento que no sea totalmente impermeable y su cobertura no podrá sobrepasar el 10% del área total del terreno. Las calles de acceso deberán ser las mínimas posibles.

La altura permitida en los usos de protección ambiental, no sobrepasará los 7 metros ó 2 pisos.

Tanto para la ciclovía como para los caminos peatonales, si se utilizan materiales que permitan una infiltración parcial del agua como es el caso de adoquines especiales, para efectos de cálculo, únicamente la mitad de esta superficie se contabilizará como área de cobertura. Las texturas que se generen no dificultarán el paso a personas con algún tipo de discapacidad, según lo establecido en la ley 7600.

a. Tajos b. Autobancos c. Viveros no orgánicos d. Clubes Nocturnos para adultos.

e. Pistas de Moto-cross o Auto-cross f. Bodegas de materiales peligrosos g. Industria h. Rellenos sanitarios i. Plantas de tratamiento de desechos sólidos j. Depósitos subterráneos de desechos k. Botaderos de escombros.

l. Moteles m.Casinos Tabla 2. Resumen de Usos Permitidos según Zona

Resumen de Usos Permitidos según Zona (Continuación)

Resumen de Usos Permitidos según Zona (Continuación)

Tabla 3. Resumen de Usos No Permitidos en Montes de Oca Tajos extracción de materiales férreas y no ferrosos y otros acordados Viveros Tradicionales Autobancos Moteles Clubes Nocturnos para adultos.

Rellenos sanitarios Plantas de tratamiento de desechos sólidos Depósitos subterráneos de desechos Botaderos de desecho para escombro Pistas de Autocross o Motocross Bodegas de Materiales Peligrosos Usos Industriales ( con las excepciones del artículo 58) Casinos

Ver Mapa de Frentes de Lote.

a. Para lotes que se ubiquen en zonas donde se piden terrenos de 9 a 12 metros de frente, o de 130 a 240m² como mínimo, podrán construir en un máximo del 75% del área total lote, el resto se destinará a área verde.

b. Para lotes que se ubiquen en zonas donde se piden terrenos con mínimos de 12 metros de frente, o de más de 240m², podrán construir hasta un máximo del 70% del área total del lote, el resto se destinará a área verde.

c. En el caso de Barrios Especiales, el porcentaje de cobertura no podrá exceder bajo ninguna circunstancia el 90% del área total del lote, el resto se destinará a área verde.

d. Para terrenos cuyo frente se encuentra entre 6 y 9 metros, o su área total se encuentra entre 90 y 130m² debidamente inscritos, regirá el 75% como máximo de cobertura.

e. Lotes no inscritos, independientemente de sus dimensiones, deberán someterse a las nuevos lineamientos del Plan Regulador de Montes de Oca.

Dentro de este porcentaje estarán incluidos parqueos y las calles internas con sus respectivas aceras. Se excluyen de este artículo, los listados en el artículo 70 del presente reglamento y otros especificados en el Reglamento de Construcciones.

a. Escuelas, colegios, guarderías y preescolar pequeños: el porcentaje de cobertura máximo será de un 70%, dentro de esta área se incluyen instalaciones, canchas y cualquier tipo de impermeabilización.

b. Escuelas, colegios, guarderías y preescolar medianos y grandes: el porcentaje de cobertura máximo será de un 70%, sin embargo dentro de esta área pueden incluirse canchas o cualquier tipo de impermeabilización del terreno para fines deportivos o recreacionales, siempre y cuando no sobrepasen un 10% del área total del lote, caso contrario el excedente será tomado como área de cobertura.

c. Para el caso de Instituciones de Educación Superior, que no se encuentren en la Zona Especial de la Universidad de Costa Rica, regirán las mismas regulaciones que en Zona Comercial y Mixta. Las instituciones de este tipo que se encuentren en Zona Residencial y Predominantemente Residencial no podrán expandirse, a menos que lo hagan hacia una Zona Comercial o Mixta con la cual colinden.

d. En los casos en que las áreas verdes de centros educativos de tipo "A" existentes y que están funcionando sean insuficientes se sugiere como alternativa el uso intensivo de parques y áreas verdes cercanos a los centros educativos.

Ver Capítulo 24 "Regulaciones para la Zona Urbana de San Rafael" y el Mapa de Zonificación del Uso del Suelo de San Rafael.

Se debe reponer este faltante en el mismo porcentaje en que se aumente el área de la propiedad. La ecuación a utilizar es:

a. Para hallar el área verde total a reponer se usarán las siguientes fórmulas, según sea el caso:

Para usos comerciales:

Para usos residenciales:

Donde:

T1= Área total del lote actual en m2 T2= Área total del lote adicional en m2 V1= Área verde actual en m2 V2= Área verde a reponer en m2 D = 0,25 para las zonas con 75% de área de cobertura ó 0,30 para las zonas con 70% de área de cobertura b. Para hallar el área total que puede cubrirse se usarán las siguientes fórmulas:

C = Cobertura en caso de ampliación en m2 V2= Área verde a reponer en m2 V3= Área verde correspondiente a la nueva ampliación en m2 T2= Área total del lote donde se realizará la ampliación en m2 Sea V3 :

- Para usos comerciales:

- Para usos residenciales :

donde D es 0,25 para las zonas con 75% de área de cobertura ó 0,30 para las zonas con 70% de área de cobertura Por tanto para ambos casos: C

Deberán satisfacer las siguientes condiciones:

a. Aquellos lotes existentes y debidamente inscritos, cuyo frente sea mayor a 6 metros pero menor a 9 metros y con un área mayor a 90 m² pero menor a 130 m2, podrán construir hasta un máximo de dos pisos u 8 metros de altura.

b. Aquellos lotes existentes y debidamente inscritos, cuyo frente sea mayor a 9 metros pero menor a 12 metros y con un área mayor a 130 m² pero menor a 240 m2, podrán construir hasta un máximo de tres pisos u 11 metros de altura, pero donde el área de construcción del tercer piso será solamente del 50% del área del piso anterior.

c. Aquellos lotes cuyo frente sea mayor a 12 metros y con al menos 240 m² en área, podrán llegar hasta tres pisos u 11 metros de altura.

Deberán satisfacer las siguientes condiciones:

a. Aquellos lotes existentes y debidamente inscritos, cuyo frente sea mayor a 6 metros pero menor a 9 metros o con un área mayor a 90 m², podrán construir hasta un máximo de dos pisos u 8 metros de altura.

b. Aquellos lotes existentes y debidamente inscritos, cuyo frente sea mayor a 9 metros pero menor a 12 metros y con un área mayor a 130 m², podrán construir hasta un máximo de tres pisos u 11 metros de altura, pero donde el área de construcción del tercer piso será solamente del 50% del área del piso anterior.

c. Aquellos lotes cuyo frente sea mayor a 12 metros y con al menos 240 m² en área, podrán llegar hasta cuatro pisos o 14 metros de altura.

Ver Título 8 "Zonas Especiales" de este Reglamento.

Deberán satisfacer las siguientes condiciones. Ver tabla adjunta al artículo:

a. Para lotes existentes y debidamente inscritos y sean de uso no residencial, con frentes menores a 6 metros tendrán una altura máxima de 2 pisos u 8 metros.

b. Aquellos lotes existentes y debidamente inscritos, cuyo frente sea mayor a 6 metros pero menor a 9 metros y con un área mayor a 90 m², podrán construir hasta un máximo de 3 pisos u 11 metros de altura.

c. Aquellos lotes existentes y debidamente inscritos, cuyo frente sea mayor a 9 metros pero menor a 12 metros y con un área mayor a 130 m², podrán construir hasta un máximo de 4 pisos u 14 metros de altura.

d. Aquellos lotes cuyo frente sea mayor a 12 metros y con al menos 240m² en área, se permitirán alturas equivalentes a 5 pisos de altura o 17 metros o a vez y media el ancho libre frente al edificio o Altura = 1,5 x ancho libre. El ancho libre se define como todo el espacio entre la línea de construcción de la edificación y la línea de construcción de la edificación frente a esta.

e. Si la propiedad tiene frente a dos o más vías la altura permitida será la que resulte menor entre las vías. Prevalece el criterio de altura por ancho libre sobre el criterio de número de pisos.

El ancho libre se define como todo el espacio entre la línea de construcción de la edificación y la línea de construcción de la edificación frente a esta. Si la propiedad tiene frente a dos o más vías la altura permitida será la que resulte menor entre las vías. Prevalece el menor valor de altura entre los dos criterios.

Si la construcción no ha adquirido los derechos de transferencia, no podrá sobrepasar la altura máxima establecida según zonificación. Ver Capítulo 40 "Zonas Especiales de Carácter Histórico-Arquitectónico".

a. Espacio Frontal: Para este caso el frente paralelo a la vía pública no podrá ser menor a 8 metros y el fondo no será menor a 4 metros, la proporción máxima frente-fondo será de 2:1. Ni la zona correspondiente a antejardín, ni los estacionamientos, ni accesos vehiculares podrán ser tomados en cuenta para este efecto.

b. Galería Interior: Corresponde a un corredor interno que comunica dos frentes de cuadra, no podrán crearse galerías que de alguna forma se interrumpan o no traspasen la cuadra. El ancho mínimo de este pasaje será de 6 metros.

Los espacios antes mencionados estarán disponibles al peatón al menos 12 horas diarias, siendo recomendable que lo estén las 24 horas. Sólo se permite construir mobiliario urbano. Se excluyen de estos espacios actividades comerciales ambulantes, temporales o estacionarias para lo que se firmará un acuerdo entre los propietarios del inmueble y la Municipalidad para no cambiar el uso de este espacio.