Padron 350, Punta del Este
1.362 m²
1.2.5
Punta del Este
60
Applicable Zone
Zona 1.2 Centro → Subzona 1.2.5 (Resto de zona centro)
Padron 350, Manzana 60, is within Zona 1.2 Centro (Art. D.184). Manzana 60 is not on Av. Gorlero (rules out 1.2.1), not adjacent to Gorlero (rules out 1.2.2), not fronting calles 20 or 24 (rules out 1.2.3), and is not Manzana 39 or 40 (rules out 1.2.4). Subzona 1.2.5 — Resto de zona centro applies.
Source: TONE Vol. V — Titulo II, Cap. II, Sector 1, Art. D.189 (Dto. 3718/1997)
Permitted Building Types
Art. D.179 establishes that in the Punta del Este sector there are no minimum lot area or frontage requirements (except in Zona 1.3 La Pastora). All building types are permitted in Zona 1.2.
Building Envelope
Height
| Parameter | Value |
|---|---|
| Max height | 12 m |
| Floors | PB + 2 PA + penthouse at 45° |
| Penthouse | Set back at 45° from main volume (galibo Art. D.167) |
| Reference | Height measured from curb level at front midpoint |
Occupation Factors
| Factor | % | m² |
|---|---|---|
| FOS | 30% | 409 |
| FOT | 120% | 1,634 |
| FOS Verde | 20% | 272 |
Setbacks
| Direction | Distance | Notes |
|---|---|---|
| Front | 4 m | 6 m if fronting rambla |
| Lateral | 3 m | Above 6 m height only |
| Rear | 3 m | — |
Ground floor (below 6 m): Lateral and rear setbacks do not apply, allowing a larger PB footprint.
Front setback: 50% must be landscaped.
Parking
1 space per dwelling, office, or commercial unit (Art. D.180).
Overhangs
1.50 m projection over front setback permitted, minimum 2.40 m clearance.
Development Potential
| Scenario | FOT (m²) | FOS (m²) | Height | Floors |
|---|---|---|---|---|
| Residential | 1,634 | 409 | 12 m | PB + 2PA + PH |
| Mixed (commercial PB) | 1,634 | 409 | 12 m | PB + 2PA + PH |
With 120% FOT, the lot allows 1,634 m² of buildable area across up to 4 levels. At 409 m² per floor (FOS), 4 full floors yield 1,636 m² — approximately equal to the available FOT.
Key Constraints
- FOT 120% — generous, allows 1,634 m² across 4 levels at full FOS
- FOS 30% — limits footprint to 409 m², requiring vertical development to maximize FOT
- Penthouse galibo — last floor must step back at 45°, reducing its usable area
- PB free of lateral setbacks — below 6 m height, no lateral/rear setbacks apply
- Trapezoidal lot — narrows toward the rear (~16 m vs ~24 m frontage), constraining upper floor layouts
- Mandatory parking — 1 space per unit
- FOS Verde 20% — 272 m² of required landscaping
Generated with /zoning-analysis-uruguay — TONE Vol. V, Digesto Departamental de Maldonado