Padron 502, San Carlos
Area
864 m²
Zone
1.4.2
Locality
San Carlos
Manzana
39
Applicable Zone
Zona 1.4 — Subzona 1.4.2 (Resto)
Padron 502, Manzana 39, is within the San Carlos subdivision, without frontage on Ruta 10. Subzona 1.4.2 (Resto) applies.
Permitted Building Types
| Type | Min. Requirement | Available? |
|---|---|---|
| Detached unit | — | Yes |
| Semi-detached units | — | Yes |
| Unit cluster | 1,000 m² per unit | No (864 m² < 1,000 m²) |
| Low block | Not permitted in 1.4.2 | No |
At 864 m², the lot only supports a single dwelling (detached or semi-detached with an adjoining lot).
Building Envelope
Height
| Parameter | Value |
|---|---|
| Max height | 7 m |
| Floors | PB + PA |
| Notes | No galibo in this subzone |
Occupation Factors
Linearly interpolated between 400 m² and 1,000 m² (Decreto 3904/2012). Progress: (864 - 400) / (1,000 - 400) = 0.773.
| Factor | % | m² |
|---|---|---|
| FOS | 28.4% | 245 |
| FOS SS | 28.4% | 245 |
| FOS V | 50% | 432 |
| FOT | 52.3% | 452 |
| FOS Garage (bonus) | +10% | +86 (does not count toward FOT) |
Total FOS with garage bonus at ground floor: 38.4% = 331 m².
Setbacks
| Direction | Distance | Notes |
|---|---|---|
| Front | 6 m | Not on Ruta 10 |
| Lateral 1 | 3 m | — |
| Lateral 2 | 2 m | — |
| Rear | 3 m | — |
Frontage ~24 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
Basement
- Garages and services in the basement do not count toward FOT
- FOS SS = 28.4% = 245 m² (same as FOS)
Development Potential
| Scenario | FOT (m²) | FOS PB (m²) | Height |
|---|---|---|---|
| Detached unit | 452 | 245 | 7 m |
| With garage bonus | 452 + garage | 331 (PB) | 7 m |
Suggested distribution: ~245 m² PB + ~207 m² PA = 452 m² total FOT.
Key Constraints
- Single dwelling only — 864 m² is below the 1,000 m² threshold per unit for clusters
- Interpolated FOS/FOT — the lot falls between the defined ranges (400-1,000 m²), requiring linear interpolation
- Trapezoidal shape — slight narrowing toward the north reduces upper floor efficiency
- PC regime — if subdivision into PH units is desired, prior procedures are required
- Garage bonus is valuable — +86 m² at ground floor for a garage that does not count toward FOT