volcano
Nomad
Posts: 348
Registered: 3-5-2007
Location: Cave Junction, Oregon and Boca Del Salado area, Ea
Member Is Offline
Mood: always pining to be there
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more building and permit questions
What about the ecological survey..i.e. plants...is there a link for native plant names, and what needs to be transplanted ?
and, so the cost is determined by square meter of developement.....but what is the price per sq or whatever.....or tell me some examples?
I have already tried to get locals to build, or just do my permitting for me, and struck out. Believe me...that would have been preferable.....but
rather than scrap a dream, and sell, I'm determined to make it happen.
Can someone tell me some estimates on contracting out a palapa roof....frame and fronds..over a small block structure...about 20' x 20'?
thanks for any help. Also had a question on property tax....what is the penalty on tardiness? I was not planning on making it to pay this
year...but was hoping it would be o.k. to be late. and pay 2 yrs at one time?
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Russ
Elite Nomad
Posts: 6742
Registered: 7-4-2004
Location: Punta Chivato
Member Is Offline
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Volcano First off, WELCOME to the Nomads.
You have picked a subject that will have endless suggestions. But I, and others here in Punta Chivato have been trying to get the Feds to address this
for a year. There are a few people that have offer to fix it for a price. The price has been from $1400usd to $3000 and more and doesn't include any
fines. If you have raw land that hasn't been touched take photos now. It will help with a study they'll request you have done. Don't touch it until
the study is complete. There is an office in La Paz, someone here will tell you where and with unimproved land you shouldn't have too much trouble
obtaining the permitS you'll need from the Feds. Then a local contractor can deal with the local issues. Ask your neighbors who to use for the
construction and get some bids before you start. Prices for construction depend where you are and who you use. I wish you GOOD luck and an attitude to
make it a good experience.... Taxes are yearly. You can pay early in the year and receive a discount or later and pay the full price. I don't have a
clue what the late fees are. Again You really need to talk to a neighbor to get the local scoop and maybe they'll help you get things done on time.
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oladulce
Super Nomad
Posts: 1625
Registered: 5-30-2005
Location: bcs
Member Is Offline
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| Quote: | Originally posted by volcano
What about the ecological survey..i.e. plants... |
An Environmental Impact study is required prior to building a private residence if:
1. Your property abuts the Federal maritime zone (on the beach, water or on a bluff). Castillos is behind the sand dunes isn't it? You wouldn't need
one there.
BUT, an EIS is also required in other situations based on the property's title history and zoning status. If the property had been ejido land or
recently privatized ejido land and has not been rezoned , you will need one. If it is zoned as raw land ("Forestal" )or outside of a municipality,
you may need one.
It has been explained to me that anytime a property under goes a "change of use" (agricultural to residential, for example), an EIS is needed.
The Impact study required by SEMARNAT involves a professional property survey including photos, plant and animal surveys and impact analysis, annual
rainfall calculations, and sorted other specific details. Next your building plans are evaluated.
Your application must state things like where your building materials will be stored, where the workers will take a dump, your access roads, etc.
They determine the type of septic system that you will be allowed to install based on your location, blah, blah, blah ...
You get the picture that this is not a task you can do your self. A EIS and the approval stamps from SEMARNAT runs between $5000- $9000 dollars.
Don't even fret about it if you won't require one. First of all, expend your energy finding out if you need one. Things will be alot easier for you
if you don't.
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volcano
Nomad
Posts: 348
Registered: 3-5-2007
Location: Cave Junction, Oregon and Boca Del Salado area, Ea
Member Is Offline
Mood: always pining to be there
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permits
" Environmental Impact study"
Great info...thanks so much for you big effort! I'm still awaiting my long list of questions answered by the local developer...(P.C.)
So far....I do know that I need an "ecological survey" for cutting plants, or moving endangered plants. I do not have the maritime issue, and am out
of the zone for the protected waters around Pulmo.
And I did get the question answered as to whether I needed to get my setback officially staked by officials.....No.
So does needing the "ecological survey" indicate that I will be needing the EIS?  H
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oladulce
Super Nomad
Posts: 1625
Registered: 5-30-2005
Location: bcs
Member Is Offline
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The only reason I know a little about this Cambio de Uso de Suelo and Environmental study is that we've been dealing with it for going on 3 years.
Since I've given you a little info I don't want to leave you hanging, but I don't want to give you erroneous info Volcano.
My advice would be to contact a professional that is familiar with the Impact studies and the SEMARNAT requirements to determine if an EIS is required
of you. We have contacted this company on a few occasions and they are extremely professional and a wealth of information.
GeoBios
We balked at what seemed like a very expensive quote from them 3 years ago (to do an EIS) and have kicked ourselves on several occasions for not
using them ever since. We've spent thousands of dollars more than their quote by utilizing our Mexican attorney as a translator and go-between,
between the Ingeniero doing the survey, SEMARNAT, the fideio bank etc., and we could have dumped the whole thing in their laps to deal with and had
the permits in our hands in a matter of months. Not to mention all the sleepless nights...
Rather than spin your wheels, I think it's worth paying them to tell you if you will need to deal with the federal permits for your property since
there seems to be a question for your location. Or at least find out what they'd charge for this service.
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