Padron 444, San Carlos
5.201 m²
1.4.2
San Carlos
34
Applicable Zone
Zona 1.4 — Subzona 1.4.2 (Resto)
Padron 444, Manzana 34, is within the San Carlos subdivision. It does not front Ruta 10 (ruling out Subzonas 1.4.1 Costanera Norte and 1.4.3 Costanera Sur). Subzona 1.4.2 (Resto) applies, covering all remaining properties in Zona 1.4.
Permitted Building Types
| Type | Min. Requirement | Available? |
|---|---|---|
| Detached unit | — | Yes |
| Semi-detached units | — | Yes |
| Unit cluster | 1,000 m² per unit, 6 m separation | Yes (up to 5 units) |
| Low block | Not permitted in Subzona 1.4.2 | No |
| Low-rise building | Not permitted in Subzona 1.4.2 | No |
With 5,201 m² and a minimum of 1,000 m² per dwelling, the lot supports up to 5 detached units with 6 m separation between them.
Building Envelope
Height
| Parameter | Value |
|---|---|
| Max height | 7 m |
| Floors | PB + PA (2 levels) |
| Notes | No galibo in this subzone |
Occupation Factors
For lots over 1,000 m² (no interpolation required — minimum values apply):
| Factor | % | m² |
|---|---|---|
| FOS SS | 25% | 1,300 |
| FOS | 25% | 1,300 |
| FOS V | 50% | 2,601 |
| FOT | 50% | 2,601 |
| FOS Garage (bonus) | +10% | +520 (does not count toward FOT) |
Total FOS with garage bonus: 35% = 1,820 m² at ground floor.
Setbacks
| Direction | Distance | Notes |
|---|---|---|
| Front | 6 m | Not on Ruta 10 |
| Lateral 1 | 3 m | — |
| Lateral 2 | 2 m | — |
| Rear | 3 m | — |
Frontage ~68 m > 15 m — small-lot provisions do not apply.
Auxiliary Constructions in Setbacks
- Storage, garages, covered barbecue areas, service rooms and bathrooms
- Max 36 m², max average height 3 m
- Location: from the midpoint of the lot toward the rear
Overhangs
2 m projection over front and rear setbacks, covering up to 30% of the facade surface.
Rooftop Services (Decreto 3876)
- Barbecue area, bathroom, kitchenette: up to 20% of the roof surface
- Max interior height: 2.60 m
- Does not count as an additional level
Basement
- Garages and services in the basement do not count toward FOT
- FOS SS = 25% = 1,300 m² (same as FOS)
Development Potential
| Scenario | Units | FOS (m²) | FOT (m²) | Height |
|---|---|---|---|---|
| Single detached unit | 1 | 1,300 | 2,601 | 7 m |
| Semi-detached (2 units) | 2 | 1,300 | 2,601 | 7 m |
| Unit cluster (5 units) | 5 | 1,300 | 2,601 | 7 m |
| With garage bonus | — | 1,820 (PB) | 2,601 | 7 m |
FOT does not vary between scenarios (fixed at 50% for lots over 1,000 m²). The difference lies in distribution: a single large dwelling vs. up to 5 units of approximately 520 m² each.
Key Constraints
- Height limited to 7 m — no possibility of low blocks or low-rise buildings in Subzona 1.4.2
- Irregular lot shape — the L-form reduces implantation efficiency compared to an equivalent rectangular lot
- 6 m separation between units in the cluster scenario — consumes significant usable area with 5 units
- PH regime already established — allows subdivision into horizontal property units without additional subdivision procedures
- Garage bonus (+10% FOS) — allows a larger ground floor footprint without impacting FOT
- Basement free of FOT — underground garages and services do not count, up to 1,300 m² footprint