Padron 96, La Barra
700 m²
1.4.2
La Barra
8
Applicable Zone
Titulo III, Cap. II, Sector 1 — La Barra y Manantiales — Zona 1.4 Barrio Jardin — Subzona 1.4.2 Resto
Manzana 8 is not listed in any specifically defined zone (not in Zona 1.1, 1.2, 1.3, 1.5, or 1.6). Per Art. D.266(a), Zona 1.4 covers all lots not included in the other zones. The lot is not north of Ruta 10 fronting the route (1.4.1), nor in the Costanera Sur (1.4.3) or Marina Beach (1.4.4) areas. Therefore: Subzona 1.4.2 Resto.
Source: Dto.Jta.Dep. 3718/1997, Art. 236; modified through Dto. 4056/2022.
Permitted Building Types
| Type | Min. Area | Min. Frente | Available? |
|---|---|---|---|
| Detached unit | — | — | Yes |
| Semi-detached units | — | — | Yes |
| Unit cluster | 1,000 m² per unit | — | No (700 m² < 1,000 m²) |
| Low-rise building | 2,000 m² | 30 m | No |
| Low block (9 m) | 1,200 m² | — | No |
| Low block (12 m) | 2,000 m² | 30 m | No |
Only detached or semi-detached units are permitted at 700 m². Per Art. D.266(c2): separation between units or pairs must be at least 6 m.
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
Interpolated linearly for 700 m² between the defined ranges (400 m² and 1,000 m²). Progress = (700 - 400) / (1,000 - 400) = 0.50.
| Factor | % | m² |
|---|---|---|
| FOS SS | 32.5% | 228 |
| FOS | 32.5% | 228 |
| FOS V | 50% | 350 |
| FOT | 55% | 385 |
Setbacks
| Direction | Distance | Notes |
|---|---|---|
| Front | 4 m | Not on Ruta 10 (would be 6 m if on Ruta 10) |
| Lateral 1 | 3 m | — |
| Lateral 2 | 2 m | — |
| Rear | 3 m | — |
Small-lot provision: Frontage is approximately 17.5 m > 15 m, so standard bilateral setbacks apply (no exemption).
Galibo: The upper floor (PA) must be set back over the front setback per Art. D.266(e).
Auxiliary Constructions in Setbacks
Per Art. D.266(e):
- Permitted uses: storage, garages, covered barbecue areas, service rooms and bathrooms
- Max area: 36 m²
- Max height: 3 m (average)
- Location: from the midpoint of the lot toward the rear only
Overhangs
Per Art. D.266(h) / Dto. 3876/2010: max 2 m projection over front and rear setbacks, covering up to 30% of the facade surface.
Development Potential
| Scenario | FOT (m²) | FOS (m²) | Height | Floors |
|---|---|---|---|---|
| Detached unit | 385 | 228 | 7 m | PB + PA |
FOT allows 385 m² total built area — achievable over 2 floors (228 m² x 2 = 456 m² potential, but FOT caps at 385 m²). Optimal distribution: ~192 m² PB + ~193 m² PA.
Key Constraints
- FOS is the binding constraint — at 32.5%, the max footprint is 228 m², well within the setback-defined buildable area
- FOT allows 385 m² — achievable over 2 floors, capped by FOT before FOS runs out
- Galibo required — the upper floor must be set back from the front facade
- No basement beyond FOS SS — subsoil limited to the same 32.5% footprint
- Irregular lot shape — the pentagon geometry may constrain the buildable rectangle; careful siting needed
- Auxiliary constructions (garage, barbecue area) up to 36 m² in rear setback, not counted toward FOS/FOT