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#381827 - 06/28/10 09:40 PM MASTER PLAN RECOMMENDATIONS
Mike Campbell Offline
MASTER PLAN RECOMMENDATIONS

FIRST DRAFT ( INCOMPLETE)
ALL COMMENTS WELCOMED
ZONING
The Original Master Plan was written taking into consideration the subdivisions existing at that time which had small lots and small roads. These lot sizes and road sizes should not be use in any future developments as they have proven to be too small and are the primary reason for our overcrowding and over-stressing of municipal services. Achieving sustainable development must be our overriding goal. It is the standard by which all our decisions must be judged. These regulations must be binding on the Authority with no provision for granting variances but having an appeals procedure for rejected applicants.
The San Pedro Town Council should employ a Professional Town Planner to assure that the Building Authority decisions comply with the Master Plan. The Town Planner would work with the Town Board and Building Authority to keep a constant approach to our development and zoning and be required to give site plan approval before plan consideration by the Building Authority. The Town Planner would be able to provide necessary data concerning services needed for developments seeking approval and planning matters in general and keep abreast of all development issues facing the community and provide the Town Council with well researched advice on these matters.
Considering the dependence of San Pedro and Ambergris Caye on the health of the reef and our habitats, due and careful consideration must be give to anything that compromises these things. The cumulative negative impact of repeatedly allowing small degradations of the environment should not be ignored. Unnecessary activities that damage or threaten our environment should be avoided. Off shore drilling is a prime example and should be prohibited by our Master Plan as it directly threatens the World Heritage Site status and poses an unacceptable threat to our environment.






General Recommendations:

No bars within 200 ‘ of any school or church.

All main roads to be 50’ wide with feeder roads minimum of 30’ wide.

All future subdivisions must comply to minimum national standards and must be approved by the Authority to assure compliance with this plan.

No building permits will be granted for construction in standing water.

All building permits will be issued in stages according to completion.
First the Site Plan must be approved. Site plan approval gives right to install water supply, utilities and approved sewage treatment. A permit to build cannot be granted until sewage treatment is in place and inspected for construction and capacity. No permit will be granted for a building whose sewage requirements are greater than the capacity of the installed sewage system.

All subdivisions must provide for solid waste disposal, sewage and water service and control of storm water and improved roads in the particular area before sales are undertaken unless subdivision is for agricultural use. If lot size of existing subdivisions is below R-4 standards sewage treatment, water service, solid waste pick up and storm water control must be supplied before building permits will be issued.


R-4
Maximum: 4 lots per acre
Minimum lot size: 9,000 sq. ft.
Maximum 8 dwelling units per acre
Maximum 32 habitable rooms per acre or 64 hotel rooms per acre.
Septic and well allowed single family only with minimum of 100’ between well and septic.
All apartments and hotels to be connected to public sewage or aerobic system of appropriate size when public services are not available. Minimum 100’ between aerobic system and well.
Minimum 1 parking space per unit
Roads: 30’ with 6 ft walk each side
Maximum height: 38’
All one and two story construction (R-4)
Maximum site coverage: 50%
Setbacks one and two story: front 20’
back 20’
sides 10’

All three story construction (R-4)
Maximum site coverage: 40%
Setbacks three story: front 20’
back 20’
sides 15’
Sewage by public service or aerobic system of appropriate size.



R-3
Maximum: 3 lots per acre
Minimum lot size: 12,000 sq. ft.
Maximum 6 dwelling units per acre
Maximum 24 habitable rooms per acre or 48 hotel rooms per acre
Septic and well allowed single family only with minimum of 100’ between well and septic.
All apartments and hotels to be connected to public sewage or aerobic system of appropriate size when public services are not available. Minimum 100’ between aerobic system and well.
Minimum 1 parking space per unit
Roads: 30’ with 6 ft walk each side
Maximum height: 38’
All one and two story construction (R-3)
Maximum site coverage: 40%
Setbacks one and two story: front 25’
back 25’
sides 15’
All three story construction (R-3)
Maximum site coverage: 30%
Setbacks three story: front 25’
back 25’
sides 20’
Sewage by public service or aerobic system of appropriate size.


R-2
Maximum: 2 lots per acre
Minimum lot size: 18,000 sq. ft.
Maximum 4 dwelling units per acre
Maximum 16 habitable rooms per acre or 16 hotel rooms per acre
Septic and well allowed single family only with minimum of 100’ between well and septic.
All apartments and hotels to be connected to public sewage or aerobic system of appropriate size when public services are not available. Minimum 100’ between aerobic system and well.
Minimum 1 parking space per unit
Roads: 30’ with 6 ft walk each side
Maximum height: 38’
All one and two story construction (R-2)
Maximum site coverage: 30%
Setbacks one and two story: front 30’
back 30’
sides 20’

All three story construction (R-2)
Maximum site coverage: 20%
Setbacks three story: front 25’
back 25’
sides 20’
Sewage by public service or aerobic system of appropriate size.



R-1

Maximum: 1 lots per acre
Minimum lot size: 36,000 sq. ft.
Maximum 1 dwelling units per acre
Maximum 2 habitable rooms per acre
Building must be connected to an aerobic sewage treatment system of appropriate size Minimum 100’ between aerobic system and well.
Minimum 1 parking space per unit
Roads: 30’ with 6 ft walk each side
Maximum height: 28’
All one and two story single family residential construction (R-1)
Maximum site coverage: 10%
Setbacks one and two story: front 30’
back 30’
sides 20’

NORTH AMBERGRIS CAYE

It must be realized that San Pedro Town proper is rapidly approaching its maximum carrying capacity if indeed it has not been exceeded considering the services available. The pressure to provide lots has led to the attempted development of unsuitable land and the sale of small lots with minimum roads which has exasperated our overcrowding and placed an even heavier load on our public service system and environment. This type of development is not sustainable. The fact is not everyone can live in San Pedro as the space and ability to carry population is limited.
The coastal areas of North Ambergris Caye are very sensitive environmentally due to the proximity to the reef on one side and the lagoons on the other and cannot support large populations without serious degradation to the environment. As developable land becomes more scarce in San Pedro Town proper we must look to the highlands of Basil Jones, North Ambergris Caye for development of a new community. There is enough good, high land to allow for higher density than along the coast. The highlands of Basil Jones area has long been recognized as the best site for development of a new sister community.
This community should be launched as soon as possible as we are currently developing lands in San Pedro that are not suitable for human habitation as well as chopping out the mangroves that hold our island together to accommodate these very marginal developments that will ultimately fail because of the inability to provide sanitary living conditions in standing water. These areas are potentially sources of infectious disease for the entire community as well as the residents of these areas.
The new community must recognize the lessons to be learned from San Pedro and proceed with proper planning and ecological sensitivity to avoid the overcrowding that has occurred in San Pedro. In all cases sustainable development practices should be employed.
Basil Jones has sufficient land to allow development of more than one golf course which would boost our tourism overall. Cancun was built around its golf courses as much as its beaches.This and the associated hotels and condos would provide an economic base for development of Basil Jones as a residential community that would complement but not compete with San Pedro Town and would provide more tourism income without directly stressing the Reef. Potential large investors could be directed to the new opportunities available in Basil Jones.
Land speculation has long been a problem. Many acquire govt. lands simply to hold for eventual resale. To encourage development restrictions should be in place such as requiring any land purchaser to develop within 2 years or the property would revert so it could be reassigned to someone else. Incentives could be given for those who wish to pioneer the new community. The launching of a new community could also revitalize our sagging economy providing much needed jobs as development unfolds and new opportunities arise.
The road north is a necessity and is a problem that must be dealt with as soon as possible. There should be declared a road from the bridge to Bacalar Chico and the Mexican border with minimum width of 50” with 120’ being preferable.
Mexico Rocks should be declared a National Park and be protected as is Hol Chan. It could be developed as a nondepreciating asset and benefit San Pedro Town greatly. Mexico Rocks already contributes a large amount to our economy but the statistics are not collected. It is a substantial resource and deserves to be protected as such. If it produces 1/3 of Hol Chan that means about $400,000 US annually comes into San Pedro from Mexico Rocks, with protection that number could rise. Without protection it will continue to degrade and loose value.
Due to the sensitive nature of the coast all developments of R-3 and R-4 should be at lease 500’ from the coast.
Rock Point is particularly sensitive due to its role in spawning activities and should be a non development zone.
All of Bacalar Chico should be R-1 as a buffer zone for the World Heritage site.
In the future of the island many foresee the need for an International Airport. There is sufficient area surrounding the old airstrip at Basil Jones to develop an International Airport on a 200 acre site. The community of Basil Jones could be developed south of the airport allowing for the nature reserve north of the airport.
Consideration should be given to dredging Santa Cruz Lagoon as well as an access channel entering Santa Cruz Lagoon from the North between Deer Caye and Punta Lemones allowing direct barge service from the mainland and Mexico. This site could serve all of North Ambergris Caye and relieve pressure from San Pedro Town. Materials could be delivered to a commercial marina in Santa Cruz Lagoon for distribution, eliminating the need for heavy traffic coming through and out of San Pedro. If there is to be any major development of North Ambergris Caye this will be necessary if we are to avoid excessive barge traffic along the front of the island.







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#381829 - 06/28/10 09:56 PM Re: MASTER PLAN RECOMMENDATIONS [Re: Mike Campbell]
SP Daily Offline
Hotels require 1 parking place per room? Absurd!

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#381839 - 06/28/10 11:19 PM Re: MASTER PLAN RECOMMENDATIONS [Re: SP Daily]
Mike Campbell Offline
It's a draft bro, how many you think would be appropriate?

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#381840 - 06/28/10 11:34 PM Re: MASTER PLAN RECOMMENDATIONS [Re: Mike Campbell]
SP Daily Offline
Perhaps one per 10 rooms might be about right for Ambergris Caye.

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#381918 - 06/29/10 12:54 PM Re: MASTER PLAN RECOMMENDATIONS [Re: SP Daily]
Mike Campbell Offline
Where would anyone else park? That's one reason you have site coverage limitations, so there will be parking on the property. Our old plan required 1 space per unit. Parking on the street should be avoided.

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#381972 - 06/29/10 05:23 PM Re: MASTER PLAN RECOMMENDATIONS [Re: Mike Campbell]
PJBELIZE Offline
This is a great start for a master plan . It would benefit every one to have proper zoning commercial , resedential , golf courses , and yes to be able to fly in from the states direct to the island would be a huge benefit to the tourism industry . The one question is do the people of San pedro want this increase in business , or do they just want the money that would come from it

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