Ciudad Juárez is perhaps the epitome of urban disorganization and of so-called «pass-through» cities, that is, those that seek to be built not for people, but for industries. They strive to produce and extract contributions—especially federal ones—at all costs. But this disastrous trend is being reversed by those, whether native or not, who have grown fond of the border city. Within this context of change, efforts have been made by civil society, academics, and politicians not only to beautify our city but also to make it habitable for human beings.
In this sense, while urban planning and urban development are guided by a general law established by the Congress of the Union (which I discussed in the entry Land Use Planning, Human Settlements, and Zoning in Mexico), the truth is that both state and, above all, municipal authorities, with their laws and regulations, make humane urban development a reality.
Within this framework, in this post, I will highlight the regulation of urban development in Ciudad Juárez based on the Sustainable Urban Development Regulations issued by the municipality of Juarez on August 19, 2016, which, in my opinion, practically captures the how, when, and why of the construction in this municipality. This is intended to provide the reader with concrete answers, not mere theories, regarding urban planning in our city.
For this post, I will address the urban professional requirements for obtaining permits, licenses, and the construction of certain projects. I will then move on to how population centers are organized in Ciudad Juárez and conclude with the various urban development plans or programs that prevail in our city.
Due to space constraints, I will address the remaining more important topics in future posts.
Without further ado, let’s begin:
List of Contents
- Translation
- 1) Urban Planning and Urban Design Professionals
- A) Accreditation of the urban professional
- B) Cancellation of the Urban Professional
- C) Obligations of the Urban Professional
- 2) Classification of Population Centers
- I.- Primary Zoning
- A) Urban Zone and Permitted Uses
- B) Reserve Zone
- C) Ecological Conservation Zone
- II. Secondary Zoning
- 3) Urban Development Plans or Programs
- A) Municipal Urban Development and Sustainable Territorial Planning Plan
- B) Sustainable Urban Development Plan for Population Centers
- C) Sectoral Urban Development Plan
- D) Partial Sustainable Urban Development Plan
- E) Urban Development Master Plan
Translation
This entry is a translation of my post El Derecho Urbanístico en Ciudad Juárez, Chihuahua.
1) Urban Planning and Urban Design Professionals
The legislation establishes the status of a certified urban planning and urban design professional (awarded by the Directorate of the Municipal Research and Planning Institute (IMIP)) and defines them as the individual who provides their signature and authority to process and obtain certificates, licenses, permits, and authorizations to carry out urban development activities within the municipality.
In this regard, they will be responsible to the municipal authority and the property owner for any actions or omissions they take with respect to applicable legal provisions and regulations in the processing of any urban development activity until the completion of the procedure. In all cases, the authority of the certified urban planning and urban design professional will be required in the following cases:
I.- Requests for minor modifications to Sustainable Urban Development plans or programs.
II.- Request for modification to Sustainable Urban Development plans or programs that may have a significant impact on the environment or the urban structure of the population center, municipality, or conurbation and/or metropolitan area.
III.- Request for re-division of properties and lots.
IV.- Urban design and project for all types of subdivisions.
V.- Any urban action requiring an urban and environmental impact study.
VI.- Urban design and projects of all types located in areas of historical, artistic, and archaeological heritage, whether belonging to the municipality, the state of Chihuahua, or the Federation.
A) Accreditation of the urban professional
To be accredited as a certified urban professional, the following is required:
I.- Submit a written application to the Ciudad Juárez Urban Development Directorate using the official forms available on the transparency page.
II.- Proof of knowledge and experience in urban planning and development.
III.- Hold a professional license at least at the bachelor’s level, issued by an officially recognized Mexican educational institution or by a university in countries with which Mexico has agreements.
IV.- Proof of at least 3 years of professional experience in the field through work certificates.
V.- Curriculum vitae.
VI.- Successful completion of the certification course.
B) Cancellation of the Urban Professional
The following are grounds for cancellation of the urban professional’s registration:
I.- When the General Directorate of Urban Development verifies that the professional provided their signature solely to obtain licenses, certificates, and authorizations for urban actions, without the projects and their execution having been under their responsibility and direction.
II.- When the professional obtained the registrations by providing false information.
III.- When the professional fails to comply with the obligations outlined in the Sustainable Urban Development Regulations for the Municipality of Ciudad Juárez, Chihuahua.
IV.- When the professional lacks accreditation.
V.- When the professional has not completed the processing of more than three applications for certificates, licenses, and authorizations.
C) Obligations of the Urban Professional
The urban professional’s obligations are:
I.- To carry out the urban actions under their responsibility in accordance with applicable legislation and technical standards.
II.- Assist the respective professionals in the cases provided for in the Sustainable Urban Development Regulations for the Municipality of Ciudad Juárez, Chihuahua, ensuring that they comply with the requirements and obligations.
III.- Process applications for certificates, licenses, and authorizations jointly with the owner.
IV.- Sign the documents, projects, plans, and other materials required for processing, ensuring that they are also signed by the assistants, where applicable.
In any case, the responsibilities of the certified professional will end when the issuance dates of the respective applications, certificates, licenses, or authorizations expire or their certification is rejected.
2) Classification of Population Centers
The classification of areas in the population centers of the Municipality of Ciudad Juárez aims to organize the territory according to various land uses and purposes to ensure the quality of life and sustainability of people and their property. In this sense, the classification of population centers is as follows:
I.- Primary Zoning.
II.- Secondary Zoning.
I.- Primary Zoning
Primary zoning shall be subject to the following rules:
I.- The areas that comprise and delimit the population center, its predominant uses and reserves, uses, and purposes, as well as the delimitation of its conservation, improvement, and growth areas, comprise the following zones:
a) Zone ‘U’ or urban.
b) Zone ‘R’ or reserve zones.
c) Zone ‘E’, which stands for ecological conservation.
A) Urban Zone and Permitted Uses
The urban zone includes:
I.- All currently urbanized and built-up areas with secondary zoning, that is, with uses and purposes established in urban development plans or programs.
II.- All immediately developable and buildable areas according to the regulations and restrictions established in the secondary zoning for that zone, as well as those derived from approved partial plans.
Furthermore, these zones must have compatibility tables for land uses and permitted, conditioned, or prohibited building uses or functions.
Regarding permitted uses, the regulations contemplate, at a minimum, the following:
I.- RESIDENTIAL (H): Single-family or multi-family use zone, subject to different density limits.
II.- URBAN CORRIDOR HOUSING (HC): Housing use under similar conditions to H, but located exclusively in urban corridors. This type of use allows for a greater number of compatible uses and higher densities.
III.- ECOLOGICAL HOUSING (HE): Housing use zone located in an area of environmental interest, with a medium to low use intensity, between 10 and 40 homes/ha, with some specific occupancy restrictions that promote the conservation of the area’s environmental conditions.
IV.- TRADITIONAL HOUSING (HT): Housing use zone located in areas of irregular origin, with a use intensity between 20 and 60 homes/ha, with some specific occupancy conditions that promote the consolidation and planning of the area.
V.- SERVICES AND EQUIPMENT (SE): These uses indicate a particular concentration of service and equipment uses that also include residential and mixed uses. In no case are they considered substitutes for district or neighborhood centers.
VI.- SERVICES AND HOUSING (SH) These are located in urban corridors and correspond to mixed residential and service uses. The peculiarity is that the distribution of mixed uses is different from that permitted in SE.
VII.- MIXED-URBAN CENTER (CU) It has multiple functions and varied uses, among which services, commerce, and, above all, urban-level amenities stand out. It is representative of the city. The boundaries are exact, not indicative.
VIII.- MIXED-URBAN SUBCENTER (SU) Its purpose is to complement the distribution of urban center functions by decentralizing them, as well as creating urban diversity. The boundaries are exact, not indicative.
IX.- MIXED-DISTRICT CENTER (CD) The uses to be established in these district service polygons are determined in the compatibility tables; the boundaries are exact, not indicative.
X.- MIXED USE – NEIGHBORHOOD CENTER (BC) The authorized uses in these locations must comply with the basic service levels for residential areas. When implementing the specific projects for each development, their equipment areas must be located at that point. The marked circular boundaries are indicative, but the area will not be less than 6.5 hectares.
XI.- GENERAL SERVICES (SG) These will be located along controlled-access viaducts and include low-risk industrial uses and urban or regional commercial services. Residential uses may be located provided there is a buffer zone in front of the viaducts and neighboring industrial areas.
XII.- INDUSTRY (I) Refers to the location of isolated industries or those combined with service uses, under the condition that they must provide access to a road suitable for heavy traffic, in addition to ensuring the elimination of potential negative impacts on properties and/or neighboring residents.
XIII.- INDUSTRY IN PARK (IP) Area exclusively for industrial use in a park, that is, grouped land that complies with the design, construction, and operation manual for an industrial park.
XIV.- INDUSTRY IN PARK EXCLUSIVELY IN AREA OF ENVIRONMENTAL INTEREST (IPE) Low-intensity industrial use in the park format. The use of treated water is expected in the development of its activities. The installation of industries whose processes pose a risk of soil contamination is prohibited.
XV.- RISK AND ISOLATED INDUSTRY (IS) High-risk industries or activities located in certain areas that present a lower risk of contamination. These are isolated uses or those that require significant perimeter protection zones and impact analysis. Isolated industry refers to the plant that will be located outside an industrial park and in areas permitted in Development Plans or Programs.
XVI.- GROWTH POTENTIAL ZONE (ZPC) These zones, within existing partial plans, have potential for urban residential and service use. Their development is subject to the development of master development plans.
XVII.- SPECIAL PROJECT ZONE (ZPE) This zone is intended to accommodate uses of environmental, tourism, service, or residential interest, which must be carried out through projects that comply with environmental integration and the use of natural resources.
XVIII.- TRANSITIONAL SERVICE ZONE (ST) This zone is intended to accommodate uses that constitute a buffer zone between incompatible zones. The uses to be established in this zone are determined in the compatibility table.
XIX.- GREEN AREAS (AV) Areas with this designation are intended to become green areas. Their boundaries are exact, not indicative. This area will have at least 90% open space. Therefore, authorized or conditioned constructions are not cumulative and must not exceed 10% of the land.
XX.- OPEN SPACE PERIMETER (EA) These determine the most suitable locations for donations or acquisitions by the municipality to provide this type of space to the area. Their boundaries are indicative.
B) Reserve Zone
These are areas designated for the growth of the city. There are two types of zones in these zones: those with specific uses and purposes, and those without.
Furthermore, subdivisions, licenses, or isolated construction permits will not be authorized in these zones. The properties included in these zones may be developed and built upon once the approval process for the corresponding partial sustainable urban development plan has been completed and the corresponding licenses have been processed and obtained. Once the partial sustainable urban development plan for the zone has been approved, it will be called a «U» or urban zone.
Areas With Uses and Purposes
To develop and build in these areas, the following is required:
I.- An approved Urban Development Master Plan or Program that meets the requirements and compliance with the requirements established in current legislation.
II.- The buildings or businesses proposed in the corresponding secondary zoning must be included in the land use compatibility table of the Population Center Plan or Program or Partial Sustainable Urban Development Plan.
Areas Without Uses and Purposes
To build and build in these areas, the following is required:
I.- An approved Partial Sustainable Urban Development Plan or Program that meets the requirements and content established in the Sustainable Urban Development Regulations of the Municipality of Ciudad Juárez.
II.- Compliance with national and state urban development legislation.
C) Ecological Conservation Zone
This zone is subdivided into three zones, as follows:
I.- Ecological Protection Zone: These are agricultural, livestock, extractive mining, and natural and scenic areas located outside the boundaries of urban and reserved zones.
II.- Ecological Conservation Zone: These are areas or natural features whose current or proposed uses do not interfere with their ecological function and their inclusion in natural area systems.
III.- Ecological Preservation Zone: These are areas in which the balance and continuity of the evolutionary and ecological processes of natural areas must be maintained. Uncontrolled productive activities or human settlements are prohibited.
II. Secondary Zoning
Urban development or construction activities, including those for the regularization of human settlements, will not be authorized under this zoning, even if they have a property title or public deed, regardless of the zoning where the properties are located, when:
I.- Due to their characteristics, they endanger the health and public safety of the municipality’s inhabitants.
II.- In high-risk areas, on land with topographic depressions exposed to erosion, landslides, subsidence, collapse, or flood zones, as well as in those located within the risk polygons identified in the Risk Atlas.
III.- That they directly or indirectly cause excessive or annoying impacts or exposure of inhabitants to noise, emissions, shaking, radiation, lighting, dust, smoke, among others, in accordance with the regulations indicated in this Regulation.
IV.- That they may contaminate the water, air, soil, or environment.
V.- On land with streambeds, whether or not they modify their trajectories.
VI.- On land on or near active faults and fractures, depending on the magnitude of their activity as determined by the urban and environmental impact study.
VII.- On land with seismic wave intensification characteristics.
VIII.- On land with recent natural alluvium, deep or shallow, or any type of artificial fill, ravines, lakes, and unconsolidated embankments, often sensitive to resonance.
IX.- On land with old branches or dry riverbeds and ditches.
X.- In areas susceptible to landslides or mudslides, on or at the foot of slopes, whose material is incoherent and has a fragile adhesion, prone to detachment due to heavy rains, hydraulic oversaturation, excess weight, or vibrational or seismic movements, leaving a minimum safety margin of 25 meters between the bases of these and urban development.
XI.- Properties at the foot of artificial slopes within the minimum safety margin of 25 meters and those located at the foot of mountains and ranges.
XII.- On land above relief depressions, susceptible to flooding due to soil waterproofing, during periods of intense or constant rainfall.
XIII.- In areas with very rugged terrain or with natural slopes greater than 30%.
XIV.- That affect or negatively impact areas with natural, cultural, urban, and built values.
XV.- Do not have adequate access roads and parking, based on their use and importance.
XVI.- Have features of scientific, environmental, or landscape value that must be preserved in accordance with current regulations.
Finally, it’s pertinent to clarify that urban developments may only be authorized on properties adjacent to urbanized and developable areas «U» and «R,» provided that a planning process is carried out on them and that this results in authorization of the corresponding Sustainable Urban Development Plan or Program, which guarantees the continuity and integration of the new development with the city. Furthermore, these urban developments must include the provision of the necessary infrastructure to the properties in question.
3) Urban Development Plans or Programs
The sustainable urban development planning system is the set of instruments that regulate and control the development of human settlements within the municipality, such as the following urban development plans or programs:
I.- Municipal Urban Development and Sustainable Territorial Planning Plan.
II.- Sustainable Urban Development Plan for Population Centers.
III.- Sectoral Sustainable Urban Development Plan.
IV.- Partial Sustainable Urban Development Plan.
V.- Urban Development Master Plan.
Plans and programs that I will analyze below.
A) Municipal Urban Development and Sustainable Territorial Planning Plan
The purpose of the Municipal Urban Development and Sustainable Territorial Planning Plan or Program is to establish the policies, guidelines, and commitments of the municipal administration for the territorial planning of human settlements and the regulation of population centers, as established in the higher-ranking Sustainable Urban Development Plans or Programs, for implementation at the municipal level.
This plan must be reviewed, updated, or, where appropriate, ratified at least every 4 years and must contain the following:
I.- The determinations of other planning levels for the municipality.
II.- The characterization and identification of the rural and urban areas of the municipal territory, including the definition of the boundaries of the population centers located within them.
III.- The definition of policies, criteria, strategies, indicators, and other guidelines deemed necessary to guide territorial planning, environmental protection, and urban development, considering respectful coexistence with the natural environment, the creation of public spaces, the integration of the urban landscape, infrastructure, amenities, and mobility.
IV.- Diagnosis of sustainable urban development for the municipality, municipal sections, metropolitan areas, conurbated areas, population centers, and their areas of influence.
V.- Geographic Information System with the boundaries of the municipality, its municipal sections, and population centers; geographic organization of the municipality into regions with homogeneous characteristics and hydrological basins; areas of influence outside the municipal boundary; and areas of the municipality that connect to other municipalities.
VI.- Geographic Information System for Cartography and the Environment at the municipal level, for municipal sections, metropolitan areas, conurbation zones, population centers, areas of influence outside the municipal boundary, and areas of the municipality that connect to other municipalities, based on the provisions of the State Territorial Planning Program (PEOT).
VII.- Geographic Information System for the municipality with infrastructure, services, and equipment networks; updated satellite imagery; population and housing census data; social networks; and geographic distribution of actions by the three levels of government.
VIII.- Strategy to address the deficit in priority sustainable development indices, with the definition of public policies for the municipality, municipal sections, metropolitan areas, conurbation zones, population centers, and areas of influence.
IX.- Guide for the preparation of the Annual Operational Program to address the identified problems.
X.- Primary zoning.
XI.- Proposed timelines for monitoring, evaluating, and updating the plan or program.
B) Sustainable Urban Development Plan for Population Centers
The purpose of the Sustainable Urban Development Plan or Program for Population Centers is to establish the policies and guidelines of the State Urban Planning System for the territorial planning of human settlements and the regulation of the municipality’s population centers for implementation in the urban environment.
This plan must be reviewed, updated, or, where appropriate, ratified at least every 3 years and must contain:
I.- Geographic information system with boundaries for the population center, metropolitan area, areas in the process of conurbation, geographic organization by sectors, and neighborhoods, in accordance with the population and housing census.
II.- Geographic information system for cartography and the environment covering areas in the process of conurbation, the metropolitan area, and the population center; based on the provisions of the Municipal Urban Development and Sustainable Territorial Planning Plan or Program.
III.- Geographic information system for population centers. Infrastructure networks, services, and facilities; streets, blocks, and nomenclature; updated satellite imagery; population and housing census data; social networks; geographic distribution of actions by the three levels of government and declarations.
IV.- Geographic, historical, social, economic, and political-administrative background, including an evaluation of the previously implemented plan or program in terms of its strategy and objectives in light of the new conditions, as well as its degree of compliance.
V.- Justification and analysis of consistency with the Municipal Urban Development and Sustainable Territorial Planning Plan or Program.
VI.- Analysis and diagnosis of territorial habitability, urban structure, infrastructure networks, and primary facilities.
VII.- Urban development strategy, including: objectives, goals, and priorities; population center boundaries; main land uses; urban areas, developable and non-developable; rights-of-way and basic communications and transportation infrastructure; water, sanitation, and energy supply and storage; Measures for the conservation of natural resources and the improvement of the environment and cultural heritage; urban growth, improvement, and conservation policies.
VIII.- Programmatic guidelines.
IX.- The legal, administrative, and financial instruments that allow for the execution of the actions and projects contemplated in the plan.
X.- Primary zoning and, if further detail is required in the regulations for the use of areas and properties, secondary zoning.
XI.- Delimitation of the portion of the reserve that will be urbanized in the short term, indicating the predominant uses, the primary road structure, and the proposed urban structure.
XII.- Its connection with the ecological planning of the territory, in accordance with the relevant legislation.
XIII.- Strategy to address the deficit, defining public policies for the population center, urban sectors, neighborhoods, and poverty areas.
XIV.- Guide for the preparation of the Annual Operating Program to address the identified problems.
C) Sectoral Urban Development Plan
The purpose of the Sectoral Sustainable Urban Development Plan or Program is to establish the policies, guidelines, and commitments of the three levels of government for the territorial planning of human settlements and the regulation of population centers established in the higher-ranking Sustainable Urban Development Plans or Programs.
The Sectoral Sustainable Urban Development Plan must be reviewed, updated, or, where appropriate, ratified at least every 3 years and must contain the following:
I.- Justification and consistency with the Sustainable Urban Development Plan or Program of the Population Center from which it is derived.
II.- Topic of the Urban Development Sector Plan, which includes:
a) Densification
b) Urban infrastructure
c) Optimal use of urban potential
d) Sustainable urban mobility
e) Urban equipment
f) Housing
g) Regularization of human settlements
h) Ecological recovery and environmental protection
i) Support for economic activities by productive sector
III.- Diagnosis of the sectoral issue identified for attention, for the metropolitan area, areas undergoing conurbation, population centers, urban sectors, neighborhoods, and poverty zones.
IV.- Geographic information system for population centers, with the geographic organization of the population center into sectors with homogeneous characteristics, hydrological basins, neighborhood delimitation from the Population and Housing Census; infrastructure networks, streets, blocks, and toponymy; updated satellite imagery; population and housing census data; social networks; and geographic distribution of actions by the three levels of government; Primary zoning and secondary zoning.
V.- Definition of interventions by the State of Chihuahua, the Federal Government, and the Municipality of Ciudad Juárez.
VI.- Strategy to address the deficit, defining public policies for the population center, urban sectors, neighborhoods, and poverty zones.
VII.- Guide for preparing the Annual Operating Program to address the identified problems.
VIII.- Instruments required for the implementation of the plan.
IX.- Proposed timelines for monitoring, evaluating, and updating the plan or program.
D) Partial Sustainable Urban Development Plan
A Partial Plan is the instrument that determines the secondary zoning of a growth area located in the «R» or reserve zone, within the boundaries of a population center. A Partial Plan or Program may also regulate an area located in U (urban) areas when there is a need for more detailed planning than that established by the Sustainable Urban Development Plan or Program of the Population Center.
On the other hand, the partial plans or programs prepared for new growth zones must include the delimitation of the area(s) of application, consistency with the current contextual plans in the municipality, the diagnosis, the strategy, and its implementation. They must contain at least the following elements:
I.- Delimitation of the sectors or zones of the urban, reserve, or non-urbanizable areas in which it applies.
II.- Justification and analysis of consistency with the current Urban Development Plans in the municipality.
III.- Diagnostic analysis of territorial habitability, natural environment, urban structure, land use, land ownership, infrastructure networks, urban amenities, historical and cultural heritage; roads and transportation; risks and vulnerability; safety and natural, technological, health, and pollution risks.
IV.- Geographic Information System with infrastructure networks, services, and amenities; updated satellite imagery; population and housing census data.
VI.- Strategy that includes specific policies and actions, division of the territory into action polygons, implementation stages, financial evaluation, and programmatic guidelines.
VII.- Secondary zoning.
VIII.- Legal, administrative, and financial instruments that enable the implementation of the actions and projects contemplated in the plan.
Procedure For the Partial Sustainable Urban Development Plan
The Partial Sustainable Urban Development Plan will be subject to the following procedure:
I.- The municipality will provide public notice of the start of the planning process and will receive community opinions, proposals, and demands.
II.- The municipality will formulate the draft plan and disseminate it widely.
III.- The draft plan will be available for public consultation, civil society organizations, and interested authorities from the three levels of government, for a period of no less than 60 calendar days, starting from the moment the draft is made available. Likewise, before the start of this period, a copy of the draft will be sent to the State Executive and the Municipal Urban Planning Council.
The municipality, through the Directorate of Urban Development, will organize two public hearings in which the draft will be presented and suggestions and proposals from interested parties will be received.
IV.- Once the final draft of the plan has been prepared, the Secretariat of Urban Development and Ecology, within a period of no more than 30 calendar days, will issue an opinion on its consistency with the State Plan for Urban Development and Sustainable Territorial Planning. This opinion will be an essential requirement for its approval; if the opinion is not issued within the established period, it will be deemed to have been positive.
V.- The municipality must respond to the community’s proposals regarding modifications to the project, stating the reasons for each.
VI.- When the plan or program requires the modification of the legal land or population center boundary, once the Secretariat of Urban Development and Ecology has issued the opinion of consistency, the relevant adjustment will be promoted so that it coincides with the proposed population center boundary, prior to the approval of the plan or program.
VII.- Once the formalities are completed, the Municipality of Ciudad Juárez will approve the plan, submit it to the Governor of the State of Chihuahua for publication in the Official State Gazette and registration in Section Seven of the Public Registry of Property and Commerce; and publish it in print and electronic media for dissemination.
E) Urban Development Master Plan
The Urban Development Master Plan is conceived as an urban development management tool that streamlines the occupation and use of land; facilitates its implementation and administration; and promotes the integration of all sectors and stakeholders involved. In this sense, its implementation promotes the optimal use of infrastructure capacity, services, and facilities on properties and buildings. It also meets the necessary conditions for sustainability, habitability, safety, accessibility, and mobility in urban development.
On the other hand, the Urban Development Master Plan assesses in detail aspects related to land use, roads, backbone infrastructure (drinking water, sanitation, sanitation, electricity), public facilities, and green areas, and applies methods such as «land regrouping» to equitably distribute the costs and benefits of urbanization.
Furthermore, it may be implemented by both private individuals and state and/or municipal public entities. In all cases, the regulations established in the Urban Development Plan of the Population Center and the corresponding Partial Plans or Programs must be respected; they must follow a review and consultation process with the urban planning and administration authorities and be approved by the Ciudad Juárez City Council.
Objectives
The objectives of the Urban Development Master Plan are:
I.- To promote the organization of landowners and other stakeholders, allowing them to incorporate significant areas of land into real estate development and avoid property fragmentation.
II.- To increase the financial, operational, and legal real estate development capacities of the participants.
III.- To contribute to improving the quality of life of users, residents of the area, and the general population through the creation of orderly urban developments that are viable for comprehensive urbanization.
IV.- Achieve a balanced plan in terms of land use, roads, rights-of-way, stormwater management, public facilities, green areas, and significant open spaces, among others.
Content
The Urban Development Master Plan is intended as a complementary instrument to the planning system. For the development of properties located within the boundaries established by a Partial Plan or Program, a study must be submitted that addresses the following:
I.- Regulatory Framework
a. Justification and consistency with the Sustainable Urban Development Plan or Program and the Partial Plan corresponding to the area, where applicable.
b. Legal basis.
c. Planning conditions.
II. Diagnosis. Zonal and site analysis
a. Delimitation of the study area, including its location within the boundaries of the corresponding Partial Plan.
b. Natural environment, land uses of the area and surrounding areas, natural vocation, risks of natural and anthropogenic phenomena.
c. Existing amenities, adjacent green areas.
d. Property distribution.
e. List of owners.
f. Road structure: identification of existing and planned primary, local, or secondary roads.
g. Mobility and motorized and non-motorized transportation in the area.
h. Location of existing stormwater infrastructure.
III.- Proposal
a. Presentation of the proposal based on planning conditions and the characteristics of the area.
b. Description of the comprehensive concept of occupation and use.
c. Land parcel regrouping.
d. Urban design proposal (donations, catchment basins, roads, urban image, etc.)
e. Specific regulations, and, where applicable, minor adjustments or modifications to the planning.
f. Geometric layout.
g. Definition of impacts due to roads and facilities.
h. Redistribution of impacts.
i. Internal zoning plan specifying the distribution of uses, the area of proposed facilities, donated area, green areas, and road impacts.
j. Green infrastructure for rainwater harvesting, infiltration, and/or reuse.
k. Urban engineering diagrams: soil mechanics, electrical energy, drinking water, sanitary drainage, stormwater runoff.
IV. General Strategy
a. Description of the strategy based on planning conditions and the characteristics of the area.
b. Description of the territorial development strategy.
c. Design programs and guidelines.
V. Programming and Investment
a. Definition of development plans and implementation stages (short-, medium-, or long-term land reserves).
b. Urbanization cost estimates.
VI. Implementation
b. Notarial procedures.
a. Association integration.
c. Legal, financial, and urban management instruments, etc.
VII. Graphic Annex
By Omar Gómez
Mexican Tax, Administrative, and Constitutional Attorney
Partner at belegalabogados.mx
Contact me at hola@ogomezabogado.com
