Plano Reguladors are the zoning plans that cover the first 200 meters from the high tide line.
The first 50 meters is the public zone, owned by the Costa Rican people/government and which no construction is allowed. It should be left to nature and form a wildlife corridor along the country’s beaches.
The next 150 meters are Zona Martima “Maritime Zone” in which ownership and construction are allowed, with a 15-20 year renewable lease and yearly payments made to the local municipality. The Plano Reguladores specify details such as the required/allowed use of various parts of the land, building height, number of units, total allowed construction area, and setbacks from borders and natural features.
Only one plano regulador has been legally inscribed for the entire Montezuma/Cabuya area, which is at Playa Las Manchas.
The plano reguladors for the rest of Montezuma and Cabuya are works in progress, not yet approved, and currently contain a great many errors, such as putting existing hotels in green zones.