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Changes to the Urban Planning Code of Buenos Aires: how construction will take place in CABA if maximum heights are reduced - Infobae
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www.infobae.com
September 28, 2024
The legislature voted to reform the city's building regulations, which will take effect at the end of the year. The aim is to reduce the maximum heights allowed in order to respect the "neighborhood identity"
By Jose Luis Cieri
Martín García Avenue and Defensa intersection, next to Lezama Park in La Boca. The "adjustment" to the Buenos Aires Urban Planning Code seeks to strengthen and recover the southern area of the city
Buenos Aires is preparing for a major urban transformation. As Infobae reported and after a hard session that ended on Thursday night, the Buenos Aires Legislature approved the modification to the Urban Planning Code (CUR) of the city. Thus ended the first reading of the bill that proposes to define, before the end of 2024, the building regulations for the coming years.
This initiative, presented by the Buenos Aires City Government, seeks to update construction regulations in compliance with Law 6099/18, which stipulates a review of the code every four years.
The Urban Environmental Plan Advisory Council had already presented the “Proposal for Updating the Urban Planning Code”. This code, originally approved in December 2018, had been modified in December 2020 and September 2022. The new proposal includes an adjustment that was evaluated through a participatory methodology, involving neighbors, professional institutions such as the Central Society of Architects, the Professional Council of Architecture and Urbanism (CPAU), and the Buenos Aires Real Estate Association, as well as developer chambers such as the Business Chamber of Urban Developers (CEDU) and the Urban Alliance.
According to urban planning experts, if this modification is approved in its entirety, it will benefit the people of Buenos Aires by lowering the maximum heights allowed throughout the city, thus respecting its “neighborhood identity.” The proposal seeks to recover and consolidate the “lung of the block” and promote an improvement in the quality of life.
Two months ago , the Head of Government, Jorge Macri , declared: “We presented a project to the Legislature to update the Urban Planning Code, fulfilling a campaign promise. We want to avoid buildings that do not take care of the essence (of the City) and promoting developments only on avenues with the appropriate infrastructure.”
Graciela Ocaña , from the Confianza Pública bloc, said that the change “proposes a reduction in the maximum heights allowed throughout the city and the recovery of the lung of the block, with the aim of consolidating a balance between urban development and green spaces.”
Buildings that do not respect the essence of each block will no longer be allowed to be built in residential neighbourhoods. Heights will be adjusted to prioritise neighbourhood scales. In addition, the reform promotes the conservation and revaluation of urban heritage through the definitive cataloging of 4,209 buildings with architectural value, which are currently in the preventive catalog.
In particular, the aim is to encourage development in the southern part of the city, where there are large plots of land available and a lower population density, through specific incentives. In low-density neighbourhoods, the aim will be to promote single-family residential use and reduce the height allowed in certain zoning areas, such as Sustainability Unit (USAB) 2 (currently ground floor + 3 floors and a set-back).
Macri anticipated that there will be a specific criterion for the south, which includes the west of Buenos Aires, with neighborhoods such as Liniers and Paternal, and another for the north. Currently, in CABA, more than 50,000 homes are estimated to be under construction, of which 70% are in the northern corridor of the city. The 2022 Census showed that the population there is growing more than the national average.
The change in the CUR seeks to maintain territory for single-family homes in a context where 40% of households already have no children.
Construction on Cabildo and Congreso Avenues: if the modification is approved, large developments can only be built on avenues that have the appropriate service infrastructure to support them.
During the first reading of the project, some concerns were raised that still require detailed analysis. “Among them are the heights allowed in specific areas such as Parque Chas and Villa Ortúzar, and the need to adjust the uses of parks and plazas. In addition, there is a topic of debate related to the saturation of uses, which has been an unresolved problem for the last 20 years,” said Ocaña.
The Legislature held a session late on Thursday. During this process, modifications that respond to neighborhood complaints will continue to be considered, with the goal of reaching a final version of the CUR that is beneficial and fair for the entire community.
While the debate and final approval is being held, the Buenos Aires City Government has suspended construction permits for 180 days or until the new CUR is approved to avoid rushed projects.
The “adjustment” to the CUR contemplates taller buildings on the avenues, concentrating the building capacity and enabling businesses on fewer plots of land. This could concentrate the value of the land in fewer owners, devaluing most of the land in the rest of the city.
While in the south there is a search to reuse old warehouses for housing and businesses.
The first reading of the reform to the CUR in the Buenos Aires Legislature was carried out with some modifications. The next step is a public hearing that will be held in 15 days, after which the text will return to the legislative chamber for a second approval, in accordance with the double reading method required by law.
Gonzalo Bustos , a partner at FOT Libre Terrenos, highlighted the importance of this legislative process. “Based on the exchange between the blocks, the text incorporated several changes. For example, the regulatory review that was planned every five years will now be every eight, which according to Bustos will allow the regulations to be tested over the long term. “Constant modifications undermine planning and only generate uncertainty,” he said.
The change to the CUR also aims to preserve low-density areas (such as Parque Chas, photo), focusing on height, residential use and open spaces.
Another significant change is the reintroduction of balconies in streets less than 15 metres wide. This point was highly criticised by the residents of Buenos Aires, who value having balconies that improve ventilation and light in their homes.
In addition, a controversial article on overcrowding will remain in force in some neighbourhoods, which could prohibit the opening of new businesses in certain areas of the city.
“Throughout the session, heated discussions arose about the possibility of including an article that would reestablish the obligation to allocate housing for doormen in buildings with more than 25 units. Fortunately, this article did not prosper and was discarded from the approved text. If something like this were approved, it would have a stronger impact on expenses,” concluded Bustos.
www.buysellba.com
Source:
Cambios al Código Urbanístico porteño: cómo se construirá en CABA si se reducen las alturas máximas
La legislatura votó la reforma de la normativa sobre la construcción en la ciudad, que regiría a partir de fin de año. Se propicia reducir de las alturas máximas permitidas para respetar la “identidad barrial”
www.infobae.com
September 28, 2024
The legislature voted to reform the city's building regulations, which will take effect at the end of the year. The aim is to reduce the maximum heights allowed in order to respect the "neighborhood identity"
By Jose Luis Cieri
Martín García Avenue and Defensa intersection, next to Lezama Park in La Boca. The "adjustment" to the Buenos Aires Urban Planning Code seeks to strengthen and recover the southern area of the city
Buenos Aires is preparing for a major urban transformation. As Infobae reported and after a hard session that ended on Thursday night, the Buenos Aires Legislature approved the modification to the Urban Planning Code (CUR) of the city. Thus ended the first reading of the bill that proposes to define, before the end of 2024, the building regulations for the coming years.
This initiative, presented by the Buenos Aires City Government, seeks to update construction regulations in compliance with Law 6099/18, which stipulates a review of the code every four years.
The Urban Environmental Plan Advisory Council had already presented the “Proposal for Updating the Urban Planning Code”. This code, originally approved in December 2018, had been modified in December 2020 and September 2022. The new proposal includes an adjustment that was evaluated through a participatory methodology, involving neighbors, professional institutions such as the Central Society of Architects, the Professional Council of Architecture and Urbanism (CPAU), and the Buenos Aires Real Estate Association, as well as developer chambers such as the Business Chamber of Urban Developers (CEDU) and the Urban Alliance.
According to urban planning experts, if this modification is approved in its entirety, it will benefit the people of Buenos Aires by lowering the maximum heights allowed throughout the city, thus respecting its “neighborhood identity.” The proposal seeks to recover and consolidate the “lung of the block” and promote an improvement in the quality of life.
Two months ago , the Head of Government, Jorge Macri , declared: “We presented a project to the Legislature to update the Urban Planning Code, fulfilling a campaign promise. We want to avoid buildings that do not take care of the essence (of the City) and promoting developments only on avenues with the appropriate infrastructure.”
What changes does it contemplate?
The main changes proposed and voted on include balancing urban development between the north and south of the city, promoting heritage protection and incorporating incentives to encourage construction.Graciela Ocaña , from the Confianza Pública bloc, said that the change “proposes a reduction in the maximum heights allowed throughout the city and the recovery of the lung of the block, with the aim of consolidating a balance between urban development and green spaces.”
Buildings that do not respect the essence of each block will no longer be allowed to be built in residential neighbourhoods. Heights will be adjusted to prioritise neighbourhood scales. In addition, the reform promotes the conservation and revaluation of urban heritage through the definitive cataloging of 4,209 buildings with architectural value, which are currently in the preventive catalog.
In particular, the aim is to encourage development in the southern part of the city, where there are large plots of land available and a lower population density, through specific incentives. In low-density neighbourhoods, the aim will be to promote single-family residential use and reduce the height allowed in certain zoning areas, such as Sustainability Unit (USAB) 2 (currently ground floor + 3 floors and a set-back).
Macri anticipated that there will be a specific criterion for the south, which includes the west of Buenos Aires, with neighborhoods such as Liniers and Paternal, and another for the north. Currently, in CABA, more than 50,000 homes are estimated to be under construction, of which 70% are in the northern corridor of the city. The 2022 Census showed that the population there is growing more than the national average.
The change in the CUR seeks to maintain territory for single-family homes in a context where 40% of households already have no children.
More guidelines
The aim is also to promote equitable growth between the north and south of the city. Controversial elements such as volumetric compensation, the grouping of plots, and the restriction of balconies in low-rise areas were eliminated from the project.
Construction on Cabildo and Congreso Avenues: if the modification is approved, large developments can only be built on avenues that have the appropriate service infrastructure to support them.
During the first reading of the project, some concerns were raised that still require detailed analysis. “Among them are the heights allowed in specific areas such as Parque Chas and Villa Ortúzar, and the need to adjust the uses of parks and plazas. In addition, there is a topic of debate related to the saturation of uses, which has been an unresolved problem for the last 20 years,” said Ocaña.
How will it continue?
The legislative process will continue with a public hearing where the city's residents will be able to express their opinions. The bill will then be discussed again in committee before the final vote in the second reading, as established by Articles 89 and 90 of the City Constitution.
The Legislature held a session late on Thursday. During this process, modifications that respond to neighborhood complaints will continue to be considered, with the goal of reaching a final version of the CUR that is beneficial and fair for the entire community.
While the debate and final approval is being held, the Buenos Aires City Government has suspended construction permits for 180 days or until the new CUR is approved to avoid rushed projects.
The “adjustment” to the CUR contemplates taller buildings on the avenues, concentrating the building capacity and enabling businesses on fewer plots of land. This could concentrate the value of the land in fewer owners, devaluing most of the land in the rest of the city.
While in the south there is a search to reuse old warehouses for housing and businesses.
The first reading of the reform to the CUR in the Buenos Aires Legislature was carried out with some modifications. The next step is a public hearing that will be held in 15 days, after which the text will return to the legislative chamber for a second approval, in accordance with the double reading method required by law.
Gonzalo Bustos , a partner at FOT Libre Terrenos, highlighted the importance of this legislative process. “Based on the exchange between the blocks, the text incorporated several changes. For example, the regulatory review that was planned every five years will now be every eight, which according to Bustos will allow the regulations to be tested over the long term. “Constant modifications undermine planning and only generate uncertainty,” he said.
The change to the CUR also aims to preserve low-density areas (such as Parque Chas, photo), focusing on height, residential use and open spaces.
Another significant change is the reintroduction of balconies in streets less than 15 metres wide. This point was highly criticised by the residents of Buenos Aires, who value having balconies that improve ventilation and light in their homes.
In addition, a controversial article on overcrowding will remain in force in some neighbourhoods, which could prohibit the opening of new businesses in certain areas of the city.
“Throughout the session, heated discussions arose about the possibility of including an article that would reestablish the obligation to allocate housing for doormen in buildings with more than 25 units. Fortunately, this article did not prosper and was discarded from the approved text. If something like this were approved, it would have a stronger impact on expenses,” concluded Bustos.
www.buysellba.com
