Site Analysis + Land Development Plan + Business Strategy + Master Plan — for hospitality and resort residential developments along Costa Rica’s Pacific Coast.
Every large-scale development begins with a master plan. PDC integrates site analysis, financial feasibility, urban and infrastructure design, and regulatory strategy into one coordinated framework — before a single permit is filed.
Beyond the Concept Sketch
A master plan is not a site map. It is a binding development framework that defines land use allocation, infrastructure systems, phasing strategy, regulatory compliance, and financial feasibility in a single integrated document.
In Costa Rica, a master plan must align with the municipal Plan Regulador (zoning ordinance), SETENA environmental regulations, AyA and SENARA water studies, and ICE/ASADA utility connection requirements — all before the municipality issues a development approval.
PDC prepares master plans that function as both a development guide for your team and a regulatory submission package for government agencies. Every deliverable is coordinated so that no approval process reveals a contradiction with another.
The Master Plan is finally submitted for pre-approvals to the Board of Engineers (CFIA), Central Institutions and the respective Municipality as "ANTEPROYECTO".
Papagayo Design Center has been working in Master Planning and Development services for more than 25 years, for hospitality, tourism, and vacation/resort residential developments in the Pacific Coast of Costa Rica, with a multi-disciplinary design team specializing in Site Analysis, Land Use Development Plan, Business Strategy, and Master Plan design.
Master Planning considers the physical characteristics of the site and its potential for positive transformation in the context of market expectations. The result is a plan that minimizes risk and optimizes long-term financial success while creating a beautiful place with the least environmental impact and sustainable solutions. With the goal of economic benefits, we provide visioning and concept development, competitive positioning and feasibility, land use and planning.
Master Planning makes ideas possible by a synthesis of our client's vision, combined with commercial objectives, and respect for the environment.
Topography · Soil · Access · Utilities
We conduct a comprehensive Site Analysis, by focusing on understanding the site, analyzing the environment, careful study of all regulations by doing Preliminary Institutional Consultations, environmental zone restrictions and perform the necessary Basic Engineering Studies, and end with a clear property zoning of restrictions, constraints, opportunities of what can be accomplished with the proposed Development Program.
Our preliminary Basic Engineering Studies include:
Roads · Lots · Infrastructure · Setbacks
Our land planners conduct a careful Site Analysis, and research at the local government and central institutions regulations and permits required: land use zoning, building codes, the area environmental restrictions, wildlife protected areas and reserves, wildlife corridors, ecosystems, forestry zones, water bodies and creeks — and then define the Use of Land for the property: zones and sites most appropriate to develop each item of the Development Program.
Feasibility · ROI · Market Positioning
The development of a real estate project requires a thoughtful Business Strategy from the beginning. We provide a team of business feasibility and market research consultants, who work with our land planning experts and the owner/developer, to define the Business Strategy and the Development Program for the property, for mid and long-term financial success.
Sustainability · LEED · Environmental Integration
Our expert design engineers and architects study the Land Planning, Basic Engineering Studies, Preliminary Institutional Consultations, and provide an ecological sustainable Master Plan that supports the Development Program, the environment ecosystems, and respects the land characteristics and our eco-team sustainable design guidelines.
We follow a design protocol with design steps that ensures compliance with all property restrictions and permits (entitlements), land characteristics, the owner's approved Development Program, and owner involvement in design phases. We prepare preliminary Master Plans for discussion with local and institutional officials, then process approval of the final Master Plan.
With our final Master Plan, we stand by a design that achieves the best compromise across many conflicting factors — but makes no compromise to the goal of enhancing the natural environment — and best complies with the Business Strategy and Development Program. The completed Master Plan is accompanied by a schematic cost estimation & pricing, and a general schedule for budgeting and project feasibility studies.
Pro Formas · Cash Flow · Investment Returns
A detailed assessment that determines if a proposed development is profitable and viable. It is a critical multistage process that evolves as the project details become more refined — from early concept through final master plan approval. A thorough analysis helps developers and investors reduce risk, attract financing, and make informed decisions at every stage of the project.
The financial feasibility analysis focuses on validating projected sales revenue against total development costs to ensure a profitable return. This includes land acquisition costs, infrastructure investment, construction budgets, soft costs (design, permits, legal), financing costs, absorption timelines, and competitive market pricing — producing a clear picture of expected margins, cash flow requirements, and return on investment before capital is committed.
Civil Engineering · Roads · Water · Electrical
Our integrated services complement the Master Plan with the next phase: urban development, design, roads & utilities infrastructure design & construction drawings across all engineering specialties — civil, electrical, mechanical, architectural — finalized with landscape and hardscape design.
We obtain the required Building Permits and perform the land subdivision process, horizontal condominium drawings finalizing with lot and parcel cadastral plans and legal titles. We assist in the legal creation and registration of Horizontal Condominiums if required.
El Diamante Touristic & Residential (270 hectares, 231 parcels, 3 hotel sites, Playa Matapalo) · CocoBay Estates (113 Residential lots & 54 Condominium Units, The Tennis Club, The Ocotal Beach Club, Playas del Coco) · La Punta de Papagayo (102-room hotel + 87 condos + 24 estate lots, Polo Turístico de Papagayo) · Cantomar, The Autograph Collection 124 Suites, Flamingo beach · La Montaña Residential Condominium (76 hectares, 130 lots, Playas del Coco) · Ría Lora Residential & Touristic (~65 hectares, Playa Puerto Viejo) · Río Mar Residential Condominium (6.5 hectares) · Pochote Residential Condominium (9 lots, Santa Teresa) · Astra Residential Condominium (19 lots, Nosara) · Nosara Wellness & Recovery Condominium (48 Condominium Units, 14 Duplexes, Nosara)