Padron 2356, Maldonado
2.153 m²
2.3
Maldonado
91
Applicable Zone
Titulo II, Cap. II, Sector 2 — Maldonado — Zona 2.3 Barrio Jardin
Source: Dto.Jta.Dep. 3718/1997, Art. D.201.
Zone boundaries: Bounded by Calle 3 de Febrero, Avda. Martiniano Chiossi, Calle Enrique Burnett, Avda. Francisco Acuna de Figueroa, Avda. Franklin D. Roosevelt, Avda. Jose Joaquin de Viana, Calle Espana, Calle Arturo Santana, Avda. Juan Antonio Lavalleja, Calle Treinta y Tres, Calle Jose Dodera.
Permitted Building Types
| Type | Min. Area | Min. Frente | Available? |
|---|---|---|---|
| Detached unit | — | — | Yes |
| Semi-detached units | — | — | Yes |
| Low block (13.60 m) | 450 m² | 14 m | Yes |
| Medium block (28 m) | 1,000 m² | 30 m | Yes |
At 2,153 m² with ~46 m frontage, all building types are available including Bloque Medio — the highest-density option permitted in this zone.
Building Envelope
Height
| Type | Max Height | Floors | Notes |
|---|---|---|---|
| Medium block | 28 m | PB + 9 PA | Last floor at 45° pitch |
| Low block | 13.60 m | PB + 4 PA | — |
| Detached/semi-detached | 7 m | PB + PA | — |
Height measured from street level at the midpoint of the property frontage (Art. D.195).
Occupation Factors
Low block:
| Factor | % | m² |
|---|---|---|
| FOS | 50% | 1,077 |
| FOT | 180% | 3,875 |
Medium block:
| Factor | % | m² |
|---|---|---|
| FOS | 30% | 646 |
| FOT | 290% | 6,244 |
Ground floor non-residential uses may achieve 100% FOS without affecting the overall FOT calculation.
Setbacks
| Direction | Distance | Notes |
|---|---|---|
| Front | 4 m | Standard |
| Rear (low block) | 5 m | — |
| Rear (medium block) | 9 m | — |
| Bilateral laterals | 2/7 of height, min 3 m | See calculation below |
Lateral setback calculation:
| Type | Height | 2/7 x H | Applied |
|---|---|---|---|
| Low block (13.60 m) | 13.60 m | 3.89 m | 3.89 m each side |
| Medium block (28 m) | 28 m | 8.00 m | 8.00 m each side |
Auxiliary Constructions in Setbacks
Per Art. D.201: permitted in lateral and rear setbacks, max 20 m², max 3 m height.
Overhangs
Per Art. D.198: max 2 m projection on 70% of frontal and rear facades, minimum 1 m from property lines. Decorative elements only over setbacks (max 25 cm depth).
Parking
1 space per residential unit or office. 1 space per 100 m² of other uses.
Development Potential
| Scenario | Height | FOS (m²) | FOT (m²) | Lateral setbacks | Rear setback |
|---|---|---|---|---|---|
| Low block | 13.60 m | 1,077 | 3,875 | 3.89 m x 2 | 5 m |
| Medium block | 28 m | 646 | 6,244 | 8 m x 2 | 9 m |
The medium block yields 61% more total buildable area despite a smaller footprint, due to the much higher FOT (290% vs 180%) and 10 floors vs 5.
Key Constraints
- Bloque Medio unlocked — at 2,153 m² and ~46 m frontage (> 30 m min), this lot qualifies for the maximum density building type in Zona 2.3
- FOT 290% = 6,244 m² — substantial development potential over 10 floors (PB + 9 PA)
- Lateral setbacks scale with height — at 28 m height, laterals consume 16 m total (8 m each side), leaving ~30 m buildable width
- 45° pitch on last floor — the top floor must have a 45° pitched roof, reducing its usable area
- Heritage zone proximity — Zona 2.3 is adjacent to the Casco Urbano conservation area (Art. D.196); verify heritage protections do not extend to this lot
- Infrastructure required — all low/medium blocks must connect to public sanitation, water, and electricity (Art. D.191)
- Irregular lot shape — the L-cut at the northeast corner reduces the effective buildable rectangle
- Ground floor commercial — non-residential ground floor can achieve 100% FOS without affecting FOT