Padron 42, La Barra
229 m²
1.2.2
La Barra
4
Applicable Zone
Titulo III, Cap. II, Sector 1 — La Barra y Manantiales — Zona 1.2 Costa — Subzona 1.2.2 Resto
Manzana 4 is explicitly listed in Art. D.264(a) as part of Zona 1.2 — Costa (“manzanas 4, 9-22, 25-30, 32-38, 164 y 372”). Manzana 4 is not in the Subzona 1.2.1 protected list (manzanas 10, 11, 14, 19, 20, 28, 29, 33), so it falls into Subzona 1.2.2 — Resto.
Source: Dto.Jta.Dep. 3718/1997; Dto. 3910/2012.
Permitted Building Types
| Type | Min. Area | Min. Frente | Available? |
|---|---|---|---|
| Bloque Bajo | 1,200 m² | 30 m | No (229 m² is far below 1,200 m²) |
| Vivienda (Art. D.257) | — | — | Yes |
Subzona 1.2.2 permits “bloques only” as building type, but the minimum lot area for a Bloque Bajo is 1,200 m² with 30 m frontage. This lot is vastly undersized for any bloque.
However, Art. D.257 (general to all of Sector 1) permits residential construction in all zones regardless of lot area. Therefore, a single-family residence (vivienda) is the only viable building type for this lot.
Building Envelope
Height
| Parameter | Value |
|---|---|
| Max height | 7 m |
| Floors | PB + PA (2 levels) |
| Reference | Measured from recta de comparacion (Art. D.256) |
Occupation Factors
Per Art. D.264(g), applied to the 229 m² lot:
| Factor | % | m² |
|---|---|---|
| FOS SS | 40% | 92 |
| FOS | 40% | 92 |
| FOS V | 20% | 46 |
| FOT | 70% | 160 |
These occupation factors are generous for the Costa zone, reflecting higher density intentions. The FOS allows 92 m² of ground footprint on a 229 m² lot.
Setbacks
| Direction | Distance | Notes |
|---|---|---|
| Front | 4 m | 6 m if facing Ruta 10 or public land |
| Lateral | Not specified | Zona 1.2 does not define lateral setbacks |
| Rear | Not specified | Zona 1.2 does not define rear setbacks |
Important gap: Art. D.264(e) only defines front setbacks for Zona 1.2. Lateral and rear setbacks are not specified. For the purposes of this analysis, conservative estimates based on Zona 1.4 defaults are used:
| Direction | Estimated Distance | Basis |
|---|---|---|
| Front | 4 m | Art. D.264(e) — explicit |
| Lateral 1 | 3 m | Zona 1.4 reference |
| Lateral 2 | 2 m | Zona 1.4 reference |
| Rear | 3 m | Zona 1.4 reference |
Small-lot provision (Zona 1.4, Art. D.266): If the frontage is 15 m or less, the lot may qualify for a unilateral 3 m setback with the 2 m lateral exonerated. Construction on the exonerated side cannot exceed 3 m average height. Given the frontage is approximately 13.8-16.0 m, this provision may apply — verify with a survey.
Overhangs
1.50 m projection over front setback per Art. D.264(h).
Auxiliary Constructions
Per Art. D.257: secondary dependencies (recreation rooms, pool changing rooms, service rooms and bathrooms) and auxiliary constructions (storage, garages, covered barbecue areas) are permitted alongside the residence.
Development Potential
| Scenario | FOT (m²) | FOS (m²) | Height | Floors |
|---|---|---|---|---|
| Single-family residence | 160 | 92 | 7 m | PB + PA |
FOT allows 160 m², achievable over 2 floors (92 m² x 2 = 184 m², capped at 160 m² by FOT). Optimal distribution: ~80 m² PB + ~80 m² PA.
Key Constraints
- Extremely small lot (229 m²) — among the smallest in the sector; development is severely space-constrained
- Building type limitation — only a single-family vivienda is viable (bloques require 1,200 m²+)
- Lateral/rear setbacks undefined — Zona 1.2 only specifies front setbacks; lateral and rear must be confirmed with the Intendencia
- FOS is relatively generous — 40% = 92 m² footprint; the buildable area after setbacks may be more constraining than FOS
- Frontage near the 15 m threshold — if 15 m or less, the small-lot provision may exempt one lateral setback, significantly improving the buildable area
- FOS Verde only 20% (46 m²) — limited outdoor paved/covered area; most of the lot must remain built or natural
- If adjoining lot is available — unification would dramatically improve buildability