Regulations
Discover the initiatives that make a difference
Regulations to
protect the refuge
take effect
After five years suspended due to the actions of a foreign developer, the building regulations for the buffer zone of the Ostional National Wildlife Refuge are back in force: lot coverage, height, lighting, wastewater treatment, and wildlife protection.
The regulated zone
The buffer zone extends 5 kilometers from the outer boundary of the Ostional Refuge inland, and is divided into two strips: direct impact, along the coast, and indirect impact, further inland.
Building coverage
More forest cover means more green area, which helps water infiltrate into the aquifer. That protects Nosara so that floods are less severe.
over the total lot area
The Municipality of Nicoya may not grant building permits to anyone seeking to build on more than 50% of their lot's area.
This rule applies across the entire buffer zone, both in the direct and indirect impact areas.
Lighting
Light pollution disorients sea turtles and affects nocturnal wildlife.
Exterior lights may not be directly visible from the beach, and must be low-voltage and monochromatic in color.
Building height
Lower buildings are less visible from the beach, which keeps sea turtles safe and prevents light pollution.
The height limit changes depending on how close the construction is to the beach.
First kilometer and slopes visible from the beach
The most restrictive coastal strip: lower height to preserve views toward the sea and beach.
Rest of the buffer zone, further inland
Interior strip: greater height allowed, three meters above the coastal limit.
Wastewater treatment
Improperly treated water contaminates the aquifer and the sea, causing illnesses from bacteria and fecal coliforms.
Mandatory
All construction must have its own wastewater treatment system, in accordance with regulation N° 39887-S of MINAE.
Water treatment plant
The MINAE regulation recognizes domestic septic tanks for single-family homes, with specific design exemptions — not all construction requires a treatment plant.
Prohibited
Artisanal septic tanks are prohibited.
Bird-collision system
Birds mistake glass for open space and die colliding with structures.
To prevent bird strikes on glass windows and doors.
Mandatory
Buildings must have a bird-collision protection system, to prevent bird strikes on glass windows and doors.
Project signage
Applied example
This is what a high-end, 3-story luxury home would look like on a 400 m² lot in the direct impact zone, with a maximum of up to 200 m² of possible construction.