Padron 9083, Punta del Este
1.303 m²
1.1.2
Punta del Este
66
Applicable Zone
Zona 1.1 Faro — Subzona 1.1.2 Residencial
Source: TONE — Titulo II, Capitulo II, Sector 1, Art. D.183 (Dto.Jta.Dep. 3718/1997, Art. 181).
Use Restrictions
- Single-family residential only — one dwelling per lot
- Not permitted: hotels, apartments, offices, or commercial premises
- Gastronomic exception only on specific streets (Rambla Portuaria, calles 8-14)
Building Envelope
Height
| Parameter | Value |
|---|---|
| Max height | 7 m (measured from recta de comparacion) |
| Floors | PB + PA (2 levels max) |
| Includes | Mechanical room, water tank — everything within the 7 m |
Occupation Factors
| Factor | % | m² |
|---|---|---|
| FOS SS | 50% | 652 |
| FOS | 50% | 652 |
| FOT | 100% | 1,303 |
| FOS Verde | 30% | 391 |
Setbacks
| Direction | Distance | Notes |
|---|---|---|
| Front | 4 m | 6 m if fronting the Costanera |
| Lateral 1 | 2 m | — |
| Lateral 2 | 2 m | — |
| Rear | 2 m | — |
Provision for lots with frontage < 12 m: one lateral setback may be occupied up to 3.50 m height — does not apply here (frontage is approximately 34 m).
Overhangs
- 1.50 m projection over front setback
- Along the full extent of the built volume
- Minimum clearance: 2.40 m
Parking
1 space per dwelling (Art. D.180).
Mandatory Landscaping
Front setback must be landscaped.
Special Overlays and Restrictions
No special overlays apply to this lot:
| Restriction | Applies? | Reason |
|---|---|---|
| Art. D.170 — Special setbacks (coasts, routes) | No | Only for lots outside urban/suburban zones |
| Art. D.172 — Watercourse easement (150 m) | No | Exempt as consolidated urban core |
| Coastal defense strip (Water Code) | No | For new subdivisions, not existing urban lots |
| Heritage designation | No | No designation identified for Manzana 66 |
| SNAP protected areas | No | The Punta del Este peninsula is not in a protected area |
Historical Context — Non-Conforming Use
The property is currently marketed as a 2-story office or commercial premises, a use prohibited under the current 1997 code (single-family residential only). This is consistent with a legal non-conforming use (pre-existing) under the prior regulatory regime.
Prior Code: Decreto 3289/1974 (General Construction Ordinance)
The 1997 TONE replaced the 1974 General Construction Ordinance (Decreto 3289). Under the prior code:
- The peninsula was a single zone — the Faro/Centro/La Pastora division did not exist
- No use restrictions by zone — commercial, office, hotel, and residential uses were permitted throughout the peninsula
- Height and towers were regulated by lot size and location (Gorlero + parallel streets), not use type
- The “single-family only” restriction for the Faro tip was introduced in 1997 by Art. D.183
Implications for This Property
| Factor | Assessment |
|---|---|
| Current use | Office/commercial premises (2 stories) |
| Current zoning | Single-family residential only (1997) |
| Legal status | Non-conforming use — pre-existing before the 1997 code |
| Continue current use | Likely permitted |
| Expand commercial use | Likely restricted |
| Rebuild if destroyed | May not be permitted as commercial |
| Change commercial type | May require review |
Buyer caution: Verify non-conforming use provisions with the Intendencia de Maldonado before purchase.
Key Constraints
- Single-family residential only — the primary restriction of this subzone
- 7 m / 2 levels — low profile, consistent with the Faro neighborhood
- FOS 50% is generous — up to 652 m² footprint
- FOT 100% limits total built area to 1,303 m² across both floors
- With 2 floors at 652 m² each, FOT is reached exactly — FOS and FOT are perfectly aligned
- FOS Verde 30% requires at least 391 m² of green area — achievable with setbacks and garden
- Irregular L-shape complicates design but with 1,303 m² there is ample room for a generous residence
- Height includes everything — mechanical room, water tank must fit within 7 m