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Less height and larger lungs, the proposal of the Buenos Aires government for the city - El cronista
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Menos altura y pulmones de manzana más grandes, la propuesta del gobierno porteño para la ciudad
El proyecto de reforma del Código Urbanístico vuelve a modificar la cantidad de pisos permitidos en varios barrios. La nueva promesa del desarrollo del sur. La opinión de los desarrolladores
www.cronista.com
July 30, 2024
By Ricardo Quesada
The draft reform of the Urban Planning Code once again modifies the number of flats allowed in several neighbourhoods. The new promise of development in the south. The opinion of developers.
The Buenos Aires government wants a more homogeneous city that allows the identity of the neighborhoods to be preserved . To this end, the head of the Buenos Aires government, Jorge Macri, sent to the Legislature a project to update the Urban Planning Code (CUR) of 2018 , which plans to limit heights in different areas of the city and increase the free space in the lungs of the block as main changes.
The project, explained the city department, was developed based on a collective diagnosis after having listened to the concerns of the residents and having held meetings with professionals, related institutions and legislators . In addition, 15 tours and more than 30 meetings were held with residents of neighborhoods throughout the city, they explained.
Unlike the 2018 code , which started with the maximum height allowed on avenues and gradually decreased towards the interior of the neighbourhood, the reform plans to start from the current situation on internal streets and gradually increase the number of floors allowed up to the avenues . This means that many arteries will be fitted with buildings of lower height than the current ones.
"We want to balance the possible heights to prioritize the identity of the neighborhoods. In addition, as a result of this reform , there will be no more transitions within the same block, which generated complications , especially in corner lots, which sometimes had different numbers of floors allowed," explained Álvaro García Resta, the city's Secretary of Urban Development.
Do not skip steps
In addition, steps cannot be skipped from one block to the next . If in one block buildings of up to 9 metres are permitted - the lowest height provided for by the CUR - in the next block they can be raised to 12 metres. This is the mechanism that will ensure that some avenues do not reach 38 metres, the maximum height allowed by the CUR ." We are guided by a very clear objective: to respect the identity of each neighborhood . We will no longer allow buildings to be built in residential areas that do not take care of the essence of each block and we will promote development only on avenues with adequate infrastructure ," said the head of the Buenos Aires government, Jorge Macri, in a video posted on his Instagram account.
Another major change planned for this reform is the expansion of the blocks lungs , which if the reform is successful, will occupy two thirds of the surface . This measure will add green space and absorbent land .
The initiative provides incentives to develop the south of the city
" We do not agree with these restrictive measures that harm developers and landowners . Especially the loss of depth of buildings, which is the most damaging. What we propose is that this can be compensated with higher floors, something that the neighborhoods can digest ," complains Damián Tabakman, president of the Chamber of Urban Developers (CEDU).
In this sense, the project adds a typology to the existing ones for low-density buildings and creates the low-rise sustainability unit (USAB) 0 of up to 9 meters. While the already existing USAB 1 goes from 9 to 12 meters, and USAB 2 maintains the 14.6 meters, but without the need for removal.
" The industry is dismayed by this change in the code because it comes at a time when the increase in construction costs is hitting projects that are underway or about to begin very hard. What we need is legal certainty ," complained Gabriel Brodsky, Chairman of Grupo Predial.
Densify the South
To promote the south of the city , a promise that has been in place for more than 30 years, the initiative provides for the use of incentives . Thus, those who build in the southern communes will be able to replicate the same number of meters in the north , in some place that allows it. The same criteria will be used for those who have buildings with heritage protection."This is a positive thing, because it improves the economic equation of building in areas that are currently unfavorable . On paper we see it as a good incentive, but we will have to wait to see what is approved and how it is implemented," adds Tabakman.
The development of the southern area, according to the Buenos Aires government, could help attract residents from the suburbs, who today see living in the city as an aspiration . With a lower incidence of the cost of land on the value of the square meter, properties would be more accessible and would make the jump not impossible.
The city government estimates that the reform will be approved in October . The modification of the code requires an absolute majority and a double reading, which means that after a first sanction, the project will be submitted to discussion in public hearings and then should return to the chamber for final approval.
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