Abc’s of Canton Of Osa’s Zoning Plan

by Quatro Legal Real Estate Team | March 21, 2025 

Osa, located in the province of Puntarenas, is a diverse and ecologically rich canton. The canton stretches from the Osa Peninsula to the coastal plains of the Pacific, encompassing districts such as Palmar, Sierpe, Bahía Ballena, and Piedras Blancas. The lifestyle here harmonizes development and conservation, offering ecotourism opportunities, local markets, restaurants, and access to natural wonders like Corcovado National Park, the Térraba-Sierpe Wetland, and pristine beaches such as Playa San Josecito. With a tropical climate and a welcoming community, Osa has become an attractive destination for both locals and visitors seeking a balance between nature and sustainable growth. Additionally, Osa has a regulatory plan that supports this growth, ensuring that development aligns with environmental preservation.

A Zoning Plan (Plan Regulador) in Costa Rica is a legal framework that regulates land use and guides both urban and rural development, promoting sustainable growth and environmental protection. Approved by local municipalities, this plan classifies land into residential, commercial, industrial, conservation, and other specific zones, each with regulations on building height, density, and permitted activities. It also manages the allocation of public infrastructure, such as roads and green spaces, and ensures that pre-existing concessions align with current zoning regulations to promote orderly and balanced development.

The Zoning Plan (ZP) of Osa covers the geographical area of the Osa canton, including the communities of Dominical, Uvita, and Barú-Boca Coronado. It clearly defines the canton’s boundaries and various land-use classifications, serving as a guide for future development.

Access the full zoning plan here:  Municipalidad de Osa | Plan Regulador Cantonal (This zoning plan is provided for informational purposes only and may not reflect the most recent updates or changes in regulations. Users are advised to consult with Quatro Legal to ensure compliance with the latest laws and guidelines.)

Objective of the ZP

The objective of the ZP is to establish clear guidelines for concessions, construction, and zoning to ensure a balance between economic growth, environmental protection, and social inclusion. The plan also seeks to protect high ecological value areas such as wetlands and mangroves while fostering sustainable tourism and orderly urban development.

Zoning Categories, Uses, and Key Regulations and Restrictions

According to the terms of the ZP, the following are the categories, along with their permitted uses, regulations, and restrictions:

Sustainable Tourism Centers (CTS per its acronym in Spanish)

Residential and Recreational Use Zones (ZRR per its acronym in Spanish)

Protection Zones (ZP per its acronym in Spanish)

How the Plan Affects Property Owners and Developers

Understanding how the zoning plan impacts your property or development project is crucial for ensuring compliance and avoiding legal issues. The ZP provides guidelines for what can and cannot be done within each zoning category, affecting future investments, building permits, and property value. Below are key aspects to consider:

What are the concession rules for pre-existing uses?

Concessions for pre-existing uses allow certain activities that were already in place before the zoning plan’s implementation to continue, even if they don’t align with current zoning regulations. However, these concessions come with limitations:

• They must comply with updated environmental and safety standards.
• Renewal is subject to periodic review by the Municipality of Osa.
• Non-compliant activities may be subject to fines or relocation.

How Do I Know What Zoning Category My Property Falls Under?

To determine the zoning classification of a property, you need to obtain a Land Use Certificate (Certificado de Uso de Suelo) from the Municipality. This certificate provides detailed information on the zoning designation and permitted activities.

• How to Apply: Submit an application with property details to the Municipality of Osa.
• Information Provided: Zoning classification, permitted uses, restrictions, and regulatory compliance requirements.
• Why It’s Important: Ensures that any development aligns with zoning laws, avoiding legal complications and potential penalties.

Conclusion 

The Coastal Regulatory Plan of Osa provides a structured and sustainable approach to land use, ensuring that development in the region balances economic growth with environmental preservation. If you own property or plan to invest in Osa, understanding zoning regulations is essential for making informed decisions.

If you are interested in learning the specifications for each land use, such as building density, maximum building height, mandatory setbacks or margins, and the use of green spaces, among others, please feel free to contact Victoria Gomez at vga@quatro.legal