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A SURVEY OF CONSTRUCTION METHODS POR PROGRAMS OF SOCIAL INTERES!
VUtRrn
PROPIEDAD
UNIVERSIDAD P De
V o ú A T i L
tio PK^LSTA FUERA DE LA SALA
THE PREPARATION OF THIS REPORT WA3 FINANCED IN PART THROUSH AH
URBAN PLANNIN6 GRANT FROM THE DEPARTMEWT OF HOUSIHG ANO ÜRBAH
OEVELOPMENT UNOER THE PROVIStONS OF SECTION 701 OF THE HOUSING ACT OF 195^
AS AMENOED BV SECTION 601 OF THE HOUSING AND URBAN OEVELOPMENT ACT OF 196 8
PLANNING OFFICE P. R. URBAN RENEWAL AND HOUSING ADM.INISTRATION
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6'í3-9^
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PUERTO RICO URBAN RENEWAL AIMD HOUSIIMG ADMIIMISTRATION
BOARDOF DIRECTORS
Federico Torres Campos President
Efraín Santiago VIce-President
Gilberto M. Font
Frank Bellaflores Members
Felipe Torres D faz
Miguel Santiago Meléndez Secretary
ADMINISTRATIOIM
Miguel Santiago Meléndez
Administrador
Edna Torres de Ranck Sub-Administrador
Miriam 8. de Rodríguez Assitant Sub-Administrador
Margarita Egaña de Ravelo Acting Director, Office
Long-Range Planning
Calixto Rodríguez Director, Office of Research
Renaldo González Director, Office of Administrative Services
EXPERIMENTAL PROGRAM OF INDUSTRIALIZED HOUSING
José Kaplán Fux Director of the Program
Rafael A. Ortiz Research-Designer
Alfredo A. David Research-Designer
Félix Rosario Draftsman
José A. Gil Draftsman
Stuart W. Stein Consultant
Richard K. Gelber Consultant
acknowledgments
The work of this phase could not have been produced without the interest and support of many individuáis and organizations who have contributed their time and knowledge. While these are too numerousto mention,a few should be given special thanks for the substantial help that they provided. We are particularly grateful, of course, for the cooperation and financial support given to the industrialized housing program by the Puerto Rico Planning Board and the federal Department of Housing and Urban Development. In addition, the staff of the housing and renewai programs within the Urban RenewaI and Housing Corporation (CRUV) gave very generously of their experience and provided essential data for the development of this report. This assistance was of inmeasurable importance in marking this report more useful to the Commonwealth's continuing efforts to build more and better housing for its citizens.
AIso of great help were the several companies in Puerto Rico and elsewhere that have made a commitment to developing the facilities for producing industrialized systems technology for housing. A number of these companies have given willingly of their advice and have contributed ideas, data and illustrations to the study. Cooperation with the prívate housing industry has been one of the goals of the work of ARUV'S Industrialized Housing Program.
This assistance, therefore, is especially acknowledged as symbol of strengthened relationship between the government and the private sector than can lead to successful cooperative venturas to build industrialized housing for the benefit of all the citizens of Puerto Rico.
Experimental Programof Industrializad Housing
Planning Office
Puerto Rico Urban RenewaI and Housing Administration -
1. THE FRAMEWORK FOR HOUSING PROGRAMS
A. Goals and Objectives of the Study
1. General Goals
2. Specific Objectives of this Phase of the Study
B. Hbusing Needs, Productlon and Government Programs
1. Magnitude of the Housing Probiem
2. Productlon of Housing and Proposed Leveis of Governmental Qperatlons
3. The Responsabllltles and Qperatlons of Governmental Housing Programs.
2. INDUSTRIALIZED HOUSING SYSTEMS
A. Gritería Guldellnes for Evaluation «19
1. Basis of the Gritería
2. Gritería Guldellnes
B. Inventory and Analysis of Housing Systems «.
1, Organizatlon of the Inventory
2. Inventory and Analysis of Housing Systems
3. GONGLÜSIONS AND
A. General Gonciusions
1. Positive SIgns
2. Obstacles
B. Recommendatlons '
INTRODUCTION
One of the most urgent problems of our society ¡s the need to provide adequate h°using for all of our citizens While this need is feit by all income groups, it is an especially serious probiem for those with lower incomes who find it Impossible to acquire housing without some assistance from the government. In ".^ent years as the populatlon has grown and housing costs have increased substantially, good housing has become less accessible to large portions of the population. Thus the housing probiem has become the substantial governmental efforts and investment that have been put into housing construction during the past
More and more, governmental agencies and private industry have been seeking the means housing at a lower cost in an attempt to solve this growing probiem. As part of these efforts, been aiven in the past few years, to experimentation in industrializad housing techniques with the hope that systems coLid be developed that would make a substantial impact on both the leveis of on unit costs Early results from these efforts have given some indication that progress can be made in reachmg ,"ese LpoSn, o,,r¿eoevs,, I. appear, líkelv «ha. ¡ndpa.rla,¡zed housing 'vs«ms bnng abput ™ Changas in the way housing is produced. It is possible, therefore, that a new era may be i^ming ^ h°"sing industry, and that the assimilation of sophisticated systems techniques mto the production processes of maior industrv mav eventually lead to the eventual solution of the housing probiem. ' Whasto Zprom;",is ,o be realizad s.ill remains,o be sean,bu,,he s.rong „end in ,h.s d,,e«ior, mus,b recognized io ,he Commonwealth's housing programa. The Urban Renewai Housing ^R^VI has recoqnized the importance of these technological developments by establishing a new section within the Planning Office called ,he Experimental Program of Industriaiized Housing. The ^ is ,o perform rcsearch, proaid. infprmafion, and generallv ,o further programa leading ,0 the de.elopmen, industrial svstems technoloqy in the housing programs of the Commonwealth. ^ indos,,,, svaems pe carried ou, as a coilaboration between ,he public and p .
sectorJof,he housing industr, because the responsabili,, is so 7;"f^^^bru"ÍÍ S i s owÍ limited There are many things that a government agency can do in housing that can be usetul tor Xams as weí as Zthose of private industry. As one of the principal investors in housing the government can have a considerable influence on the production and marketing decisions of by qovernment can orovide an incentive to the development of industrialization of housing in the local industry py providing an input of information and a backup of knowledge through ÍotTrdinadly bv individual orivate qroups The government has access to research and planning funds that are not ordinariiy ''ail^blet,he ;í.a.e'sec,or,and ?h.se can be ch.nnelled ico the Of programs which can accelerate the improvement of the processes used in the "9 "dus^tr^^^^^ Comprehensive
In line with these purposes, ARUV requested and received a grant of funds through the Comprehens Planning (Section 701) program of the federal Housing Act. A contrart with ^h^^erto Rico Planning Board, (PR-P-3?-A-3) was entered into which formalizad the establishment of this program.
Thblport rÓmpUtes the first phase o,the worh pfthe Experimenta,Program of Industriaiized Hous,^. It is th f ARUV that this will be oniy the first step in a growing program leading to the development the expectionof ARUV that this wiii pe oniyxne y a substantial industrializad housing systems in Puerto Rico, and that, very soon, xnese wm u y improvement in all the Commonwealth programs concerned with producing housing of social ínteres .
THE FRAMEWORK FOR HOUSING PROGRAMS
A. Goals and Objectives of the Study
1. General Goals
A primary goal of this study, as indicated previously, is to assist and promote the development of industriallzed housing systems which wlil produce nrwre and better housing at lower costs as part of the government's housing programs of social interest. It is not intended that all conventional housing construction would be replaced by industrializad systems, but oniy those projects within CRUV'S programs that appear to be especially adaptable to the application of such industrialization techniques.
A second major goal of this study is to próvida assistance in the application and use of industrializad construction systems in the entire range of housing markets: at all income lavéis, in the public and private sectors, and for all types of building both residential and non-residential. Here, too, it is recognized that industrializad techniques will not replace conventional construction techniques in many areas, but that they will help increase overall production, improve quality and may solve other problems that affect the construction industry. This, in turn, should have a favorable influence on the conditions affecting housing for the lower income groups, which is a major responsability of the government.
It is aiso recognized that there may be some by-products of the use of industrialized construction techniques. Favorable results can come from the development of a new type of industrial activity and its cx)ntribution to the economic conditions of the Island. At the same time, this activity can improve labor conditions in the construction industry by providing better pay resulting from the increased efficiency. It can aiso bring about better working conditions by offering more stable employment and other benefits that go along with factory production. In addition, greater opportunities for unskilled or semi-skilled labor can be provided in the production and erection of housing using industrialized systems.
The attempt to achieve these goals appears to be justifiable considering the conditions that exist in Puerto Rico at this time. More specific figures about housing and the government programs are offered in subsequent sections of this report to serve as a framework for the review of the systems and the overall program recommendations. In general, however, it should be noted that among the serious problems facing the housing industry is the increasing shortage of skilled construction labor together with higher costs of such labor and services at all leveis and of all kinds. This is oniy one part of the probiem as virtually all of the other factors contributing to the total costs of housing-materials, land, financing, management, etc. -have all increased in cost.
As these costs have skyrocketed, and as the population has increased rapidly the housing probiem has become more and more critical. Better control of the construction processes is seen as one way of responding to these conditions, and industrialized housing systems offer this possibility. The many costs of conventional construction that are difficult to trace or to keep track of are more easily managed by industrialization techniques. For example, slowdowns due to weather, subcontractor failure, or worker error can be almost eliminated. Very important financial savings can be achieved by reducing construction time and thereby reducing construction loan interest payments. New building technologies can aiso increase the quality of the product thereby reducing long-term maintenance problems of the housing units, and through good design, can aid in insuring an overall living environment that is more satisfactory than that which is found in conventional housing developments.
Industrializad housing systems in many countries throughout the worid have already shown that some of these gains can be achieved. These systems have provided increased volumes of housing at all scales of development from small-scale single-family housing developments to large high-rise multi-family housing projects. It is true that the initial investment in equipment and technology can be high, but governments and private industry in other countries have found the investment to be worthwhile under carefully planned conditions. These conditions are assumed to exist at present in Puerto Rico, and with intelligent foresight and planning it is believed that industrialized housing systems can be developed and the goals of this study can be realized in a relatively short period of time.
2. Specific Objectives of this Phase of the Study
This first phase has established certain specific objectives which are intended to serve as the basis for a continuing program in industrialized housing at ARUV. In order to make a start in the utilization of the benefits of industrialized processes, it is obvious that it is first necessary to review the systems that have been developed to determine which can be of the greatest benefit to the housing programs in Puerto Rico.
1- To review and present an inventory of industrialized housing systems with pertinent information about each.
2. To develop the criteria for their evaluation in terms of their potential applicability to the solution of housing problems for lower income families.
3. To identify those housing systems which appear to have immediate applicability for use in Puerto Rico.
4. To identify those housing systems which may be applicable at soma futura tima wlth davalopmant or modification or becausa of changing conditions.
■ 5. : To rnaka a start in identifying tha role of industrial housing systems in governmental housing programs.
. All of the work performad has taken racognition of tha spacial conditions and charactaristics of tha acónomio, physical and social conditions in Puerto Rico. Thasa prasant certain opportunitias, as wall as probiems and constraints. Available matarials, climatic conditions, availabla machinary, labor skills, and many other factors all hava spacial local ralevance and their importance must ba weighed in reviewing systems. In addition,tha natura of tha legal and administrativa constraints of tha govarnment oparations must be considerad. Tharafora, a systamatic approach to an invantory of industrializad housing systems was undertakan first, and utilizing a set'of general critaria established for this project (sea a later section of this report), a smaller number of systems were identified as having some potential for use in Puerto Rico.
Through the inventory and analysis process, two basic categorías of housing types have been given consideration: 1) singie-family housing, and 2) multi-family housing. Within the single-family housing category there are two sub-categories: modest and mass. Thase broad categorías hava relavanca in evaluating the many systems that exist, bacause the housing needs in Puerto Rico require not oniy the mass-production of multi-family housing in the urban areas, but aiso the construction at more modest scale of single-family housing in the non-urban areas. Therefora, some housing systems of a relatively low or médium level of technological development, and some systems that can produce housing afficiently and at reasonabla cost in lesser quantities ara aiso naaded to provide housing for tha smaller communities of the Island. Tha invantory of housing systems presentad in this raport include notations about the applicability of tha systems to thasa broad categorías of housing typas.
In addition, an overall view of the local housing situation was preparad to provide a sense of the dimensión of the possibilities for housing production using industrializad systems. The Commonwealth's programs directed at construction of housing ara aiso reviewad and information is presentad on the following pagas. Taken together, this information providas the contaxt for the recommendations aimed at introducing industrializad housing systems into the established governmental housing programs.
Implied in this study and its recommendations is the nacessity for significant changas to take placa in tha policy of govarnmantal programs in ragard to tha adaptation of industrializad housing technology. Such changas could affect investmant dacisions and administrativa procedures. In addition tha relationship betwean tha govarnmantal housing activitias and tha prívate housing industry will have to ba reexaminad. Taking major steps to industrializa housing systems raquires a significant investmant of funds, time and anergy, and cooperation betwean the govarnment and the prívate sector is crucial. The success of any program of this k'ind depends upon the strangthening of tha administrativa, financial, and policy decision-making activitias in tha government and than upon tha productiva collaboration betwean government and prívate industry.
B. Housing Needs, Production and Government Programs
1. Magnitude of the Housing Probiem
The probiem of providing adaquate housing for all Puerto Ricans is vary prassing, aspecially for those in the low-income category. Currently there are approximately 190,000 inadequate dweiling units on the Island, and this represants 30 per cent of the total invantory of axisting occupied housing. Of this total,some 110,000 units ara locatad in tha urban areas, and 80,000 in the rural zones. The probiem can be viawed as being aven mora sarious when it is recognizad that an additional 53,000 units in tha urban areas are judged to be deficient.
The housing probiem is complicated by the rapidly growing population and tha accelerating process of urbanization. Tha urban areas have been growing at the rate of 5.8 per cent year, of which 2.7 per cent has taken place in decaying and slum areas. Some 68 per cent of this inadequate urban housing is in the three metropolitan areas of San Juan, Ponca and Mayaguaz. At the currant ratas of growth of inaedequate housing in the urban areas it is estimated that the quantity of such housing could reach the leval of 125,000 units by 1975 and 142 000 units by 1980.
If this projaction occurs, inadequate housing will constitute approximately 25 per cent of the total inventory of urban housing. Spacial attention must be given to the housing probiems of the lower income leveis that hava long suffarad bad housing conditions. Govarnment and prívate programs aimed at producing housing for' all of thase familias at low or modest incomes, living in inadequate or deficient houses, could create a greatly incraased prassura on tha axisting housing production facilitias in Puerto Rico. Therefora, as the govarnment programs incraasa thair housing target leváis, the market for housing most certainly will grow, This in turn should influence tha growth of the facilities of the housing industry and should provide a firmar basis for the development of industrialization in that industry. A took at the actual dimensions of housing production in recent years, and the government plans for future production, will be useful in judging the scale of production that may be possible for an industrializad housing industry.
*
2. Production of Housing current and Proposed Leveis of Government Operations
In recognition of the importance of housing in determining the standard of living of the citizens of Puerto Rico, and aiso as an influence on the process of development,the government of the Commonwealth has assumed an active role in improving housing conditions. A great deal has been accompiished, but programs are continually being evaluated and alternative solutions are always being sought. in operational terms, the impact of governmental programs has brought about the following: ^
a. It increased the formation of domestic capital in residential construction from $5 million in 1950,t'a $16 million in 1960,to $22 million in 1965, and to $46 million in 1969.
b. It increased the production of housing of social interest from 1,586 units in 1950,to 3,555 units in 1968 and a record of approximately 5,200 units completed during 1970.
c. It increased the variety of options for families of low and modérate income by producing 64 percent of the total number of units for the homeownership programs compared to 36 percent in the decade of 1940-50 and 60 percent in the decade of 1950-60.
d. To the present, a total of 67,600 new units have been provided by government programs in urban areas providing homes for 340,000 Puerto Ricans of low and modérate íncorbes. In addition,36,900 units have been produced in the rural areas underthe mutual-aid program of.Prp^ramas Sociales.
Significant advances in housing conditions in Puerto Rico have aiso been made by the-private sector. 0ver the years, between 70 and 75 percent of the total number of housing units were builf by prívate enterpnse..- In 1959-60,this sector built 9,932 units; in 1964-65 it built 16,294 units; and in 1969-70 it built 16,609 units. ,
Thus the total number of housing units built in Puerto Rico by both government and private.mdüstry has achieved an annual production level of over 22,000 units.*
The location of these units vary and are concentrated, as may be expected, in the largest metropolitan areas on the Island. Nearly two-thirds of ail new housing units built in recent years were located m the three major metropolitan area of San Juan, Ponce and Mayaguez. Furthermore, during the past decade nearly 50 percent of all units were constructed in the San Juan metropolitan area. Since one of the important factors in developing an industrialized housing industry is the organization and concentration of the market, this concentration of construction in San Juan suggests that market aggregation os a sufficient size for mass pro uction o ousing may be feasible.
A similar possibility may exist in the other two major metropolitan areas, Ponce and Mayaguez, but the scale of construction compared to San Juan is significantly smaller. During the past decade,the number of hou^s built by both government and prívate enterprise in these areas increases by almost 6 times to nearly 4,000 dweilings units. This level of production, together with the potential of further increases projected for those urban areas suggests that the time may be coming soon when the scale of production may make industrializad housing facilities a feasible investment in Ponce and Mayaguez.
On the other hand, the fact than approximately one-third of the units are constructed m areas other than these three metropolitan concentrations presents a probiem for the development of mdustrialization for that portion of the market. While many of these other units were built in small, densely settied communities as well as in rural areas, their locatíons were so widely dispersed that a different approach may be nee e in or er to app y housing technology to construction in'such areas. '
The followingtable shows the level of housing production due to CRUV programs during the year 1969-70.
Total Units Built: 5,198 Total Cost: $54,042,000
Lotand Services.
For the year 1970-71, the following number of units are planned for construction in the various governmental programs:
TABLE I!
Low Rent Public Housing
Apartments for Single Persons
Modérate Rent Housing
Self-Liquidating Low Cost Housing
The Commonwealth government recognizes the need to make a siqnificant increase in tho towoi u r^eMmm°H H Fo"»" Year Plan (1972 75)
I J existing housing and environmental conditions for an additional 8 800 famiüpc Hp ¡mr.rn ^ -ru planned objectives indícate that the level of CRU V'S housing production w l beToreThan douN^^^^ annual figure of 12 5nn imito /c m » • i .j- ^ o®'"O'e tnan Ooubled to an averaqe carried throuah thk n ^ developments for the home-ownership program If gh this program will have a great effect on the effort to improve housino ronHitlnn= anH i have a substantial impact on the housing industry. ^ conditions and aiso will
The proposed leveis of housing production, accxjrding to the Four Year Plan are distributed In the following manner among the various governmenta! programs:
Public housing, low-rent subsidy
Units Low-rent housing, other federal subsidies
Low-Cost Housing (CRUV bonds)
Modest Housing, other subsidies from other various sources
The investments for a program of this scale are tremendous. Financing is expected to come from the following sources:
This greatly increased size of the government housing programs, taken together with the continued high level of projected demand for non-subsidized government housing from the middle and upper-income groups indicates that the size of the housing market is large enough to give a great Impetus to the development of an industrialized housing industry in Puerto Rico.
3. The Responsibilities and Operations of Governmental Housing Programs
Because it is one of the major goals of this study to focus on the role of in the development of industrialized housing systems, a closer look is taken a e . /adijv) Urban RenewaI and Housing Corporation (CRUV)and the Urban RenewaI Housmg Ad^ ARUV was established by the Commonwealth legislatura to take over e res^ „a¡nr tiinrtlons are to coordinating housing and urban renewai and development programs of socia in ^e ■ nH tn nnri^rtake carry out social, economic and technical research in the fields of housing and urban renewai, and to undertake long-term housing and urban renewai planning for Puerto Rico. -u:!:*.,
The intention of the law was to create an agency that would undertake t e responsi nmnrams to evaluation of the housing and urban renewai needs of the Island and that wou pan an ^ ¡.f¡ fulfill them. It is clear therefore, that study and research into the ^^va^tages and industrialization of housing for low and modérate income families is very muc in ac respot^bilities of ARUV. . _ ipRijw\ ¡c concerned with the same type of problems for the
The Urban RenewaI and Housing Corporation (CRUV) is concerneu wn r.h=>coc «f same clientela, but it is the governmental agency that is responsible for the cons ruc ion ^ rnmmonwpalth the housing, slum clearance and urban development programs. The Corporation ® ° rpcparrh government which implements its public policy in the housing and renewai fie ds. , V" l planning and programming of activities while CRUV carries them out. There ore, i is g ,. studies done by ARUV in the industrialized housing field should look to
As indicated previously in the presentation of construction operations, the Housing Corporation has a number of programs with different responsibilities for constructing housing an or renevva an eve opmen . very brief summary of the most significant ones will provide some under-standing ote iversity o programs in which industrialization may have an impact.
Low-Rent Public Housing (Federal Program)
This federally-supported program provides low-income families with standard dweiling units, generally on a
rental basis, and in some instances with an option to purchase. The federal government provides a subsidy which enabies CRUV to keep the rents low enough so that the low-income families can afford to pay them. In the past, the government has been responsible for ai! phases of the development of public housing projects, but in recent yearsthe "turn-key" approach has been used more and more.
The public housing program is still one of the most important means for producing housing of social interest, and it is expected to continué to grow in size for some yearsto come. It represents, therefore, one of the key programs for the utilization of industrialization systems because of the scale of its production (21,000 units proposed for 1972-75) and because of the applicability of the turn-key approach.
Modérate Rent Housing (Federal and Commonwealth Program)
Non-profit organizations, limited dividend corporations, and certain public bodies may engage in the construction of low-rent housing units for modérate income families. These would be financed at below-market interest rates or may receive other subsidies under various federal or state programs such as Section 221-d-3 and 236. While these programs were recently established, it is anticipated that they will increase in size and scope in coming years and could account for a substantial number of new units that will be built. Therefore, the application of industrialized construction techniques to these programs may be of some importance.
Self-Liquidating Low Cost Housing and Modérate Cost Housing (Commonwealth)
These programs focus on the construction for sale purposes of modest housing for low and modérate income families. Through the use of interest subsidies and special governmental financing using commonwealth bonds, homes can be provide to families that otherwise would be unable to obtain them on the prívate market.
Most of the units built under these programs in recent years (especially the Vivienda a Bajo Costo Program) have been single family and in relatively small projects. But in recent years there has been a trend toward building row-houses and high-rise condominiums. The row-houses consist of units for sale with a common wall between them and with private yards. Although each unit has its own individual lot, this type of development permitsan increase in density for more efficient use of land and for reducing unit costs.
The high-rise condominium apartments are a response to the same needs, and by reducing unit land costs they permit more low-cost housing to be built in the larger urban areas. In these condominiums,families acquire ownership of the individual apartments and the right to use common facilities such as halls, stairs, and elevators.
The trend toward row and multi-family housing to be constructed under these programs, together with the projected growth of such programs as Section 235 of the Federal Housing Act and Cooperativa Housing indicates that industrialized housing systems could be used in constructing these types of dweiling units.
MODEST HOUSING PROGRAM
Core Housesand Expandible Houses(Commonwealth Program)
Under this program, families are provided with a structure (consisting of a floor, pillars and roof) to be finished by the families as their economic resources permit. CRUV provides the lots and the basic minimum structure, together with equipment for manufacturing concrete blocks. Some technical advice isalso provided to the families.
The basic unit of the expandible houses is five hundred square feet in size, but can be expanded beyond that by the family. The construction takes place through the joint efforts of CRUV, the Social Programs Administration of the Department of Agriculture, and the Housing Bank. While this program is somewhat different in character from the standard construction programs, it may in fact offer some opportunities for industrialization. Virtually all of the parts of the minimum structure may be able to be manufacturad in a factory and these can be transported economically to the site because of their limited size and weight.
Lot Development(Commonwealth Program)
Under this program lots are provided for families to build their own homes. In some cases, a core house is provided to be completed by the family. Lots are offered to families on a sale or long-term lease basis. In the metropolitan areas, lots are provided with some or all facilities provided by the government.
In rural areas or small towns, the lots are provided oniy with electricity and water. In this program as with the core house program, the applicability of industrialized techniques may be limited, but nevetheless may have some role.
ARUV'S Experimental Program of Industrializad Housing
For many years, and even prior to the establishment of the self-liquidating low-cost housing program there have been many attempts in governmental programs to develop'new techniques for low and modérate income families. Experimentation in materials, methods of construction and other aspects of housing production have
been, and still are being carried out. A significant number of different housing rrodels, at least twenty in number, have been developed. But the problems are still great and ARUV still seas a tremendous need for intensiva research and study of various aspects of the housing production process to increase the quantity of housing, to lower costs and to improve quality.
As notad previously, the establishment of the Experimental Program of Industrializad Housing within ARUV is a direct response to the perception of this need. In addition to the work presentad in this report, a number of other activities were undertaken by this program in the past year which were aimed at fostering the development of an industrializad systems approach in governmental housing programs. A brief summary of these activities are described follows;
a. Contacts were established with the principal construction enterprises in Puerto Rico. Questionaries especially preparad for obtaining information about their industrializad housing systems were sent and information was gathered about their experience and interests. Simultaneously, contacts were established with foreign institutions that specialize in this subject and valuable cooperation was obtained from them.
b. With the cooperation of private enterprise, various panel discussions were organizad to discuss, in detail, innovative ideas of construction of housing as well as the most appropriate procedures for organizing a section specializing in the analysis of construction costs. A visit to the ARUV offices was aiso organizad for Arq. Hernández of the Banco Obrero de Venezuela which is an institution that has undertaken a project similar to this one at ARUV. Arq. Hernández participation in various events during a visit of one week provided invaluable ideas and suggestions to guide the work in this office. The staff of the Experimental Program aiso participated in a symposium on the subject of Social Housing, and attended conferences and meeting at varias other public and private educational institutions. • #
c. Evaluations were made of various proposals for housing using industrializad systems techniques (e.g. Vivienda 70)and reports were submitted to CRUV.
d. The use of new and special materials of construction were investigated and information was gathered on these materials. Contacts were established with foreign industries, importers, and shipping agencies, and aiso with local factories that have the potential to manufacture tfiese materials.
e. Several prototypes of temporaty wooden housing units were developed, an e orts were ma e to encourage the development of an incipient industry for wooden housing construction.
f. The plans and working drawings of a prototype unit called H-743 made of reinforced concrete were developed. This model is for single-family units and all information necessary for its construction, such a cost estimates, construction details, production schedules, etc. has been prepare . , A plan, elevation and detail of this prototype is shown on the acTOmpanying page. More d^tails of this prototype unit are presented in a report entitled: Casa Modelo H.743, which is avadable from the Experimental Program of Industrialized Housing of ARUV. It would be desirable to undertake several projects which would actually construct these houses so that the designs can be tested in practice and deficiencias, if they exist, can be corrected. ^ ^ u..:u
g. Studies were undertaken on the design of a prototype unit for 4 story walk-up apartments to be built using industrialized techniques. The studies, plans and working rawings are nearing cornp e ion. Additional studies have begun on a prototype of housing units for multi-story apartment buildmgs and it is expected that these will aiso be completad in the near future.
h. Since the inception of this program, continuous efforts have been made to offer cooperation to the various departments of CRUV to assist them in finding soiutions to housing problems and in improving the processes of constructing housing of social interest.
The New Community Program
While not yet in operation, plans are currently under consideration to undertake the development of new communities in Puerto Rico both in outiying areas as satellite communities, and aiso as nevv-towns-in town . CRUV and ARUV have indicated their intention to participate in this program and are taking the necessary steps to become the actual developers of a new community. Such communities would be more than just housing projects and would serve more than just the lower and modérate income groups of families, but the experience of CRUV in housing and urban development and the special responsibility that it has to serve lower income groups puts it in a special position to be a new community developer. -r- ■ ^
As part of the Federal New Communities Program (of the 1970 Housing Act)there /eq^tement that industrialization techniques be developed and employed wherever possible. Because of ARUV S interest and deep involvement in fostering the advancement of industrialized housing techniques in Puerto Rico, it is natural that it participate as fully as possible in any program to develop new communities. In fact,the new communities program offers a unique opportunity to foster innovation and advancement in industrialized systems because it will bring about one of the necessary requirements for development of mass-production housing techniques which is the aggregation and concentration of a large market for new housing units.
ii Innl ■Li S11=MH
FLOOR PLAN
FRONT ELEVATION
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PANEL JOINT DETAIL I/e" • I"
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INDUSTRtALIZED HOUSING SYSTEMS
A. GRITERIA GUIDELINES FOR EVALUATION
1. Basis of the Gritería
The definition of criteria by which industrialized housing system proposals may be judged ¡s dependent on functional and technical requirements of construction as well as on human-need requirements. Technical requirements, as representad by the building performance codas and construction standards, apply primarily to the physical aspects of construction and are usually taken into account by the developer when the system is designad. More complex technical testing procedures are required to determine compliance with codas. These shouid be developed through a building research program.
AIso important in the selection of a particular housing system for use in GRUV programs is the relationship between the characteristic of the housing production and development system and the goals of the particular program for which projects utilizing that system are proposed. Since the ultímate function of housing is to serve the needs of its users, the relationships between the housing unit provided and the physical and phychological needs of its occupants is an additional criteria of importance. The criteria discussed in this section reflect these important considerations and aiso reflect the goals of GRUV which are to increase the speed of development of greater quantities of higher quality housing at lower cost for use in the programs of housing of social interest.
Provisión of housing in two general categories of scale is reflectad in the criteria that are presentad in this report. The first category is single-family housing which is of major importance in both rural and lower-density urban areas. Two sub-categories are identified inthe single-family housing programs: 1) modest housing unitsfor programs with limitad financial means, or programs for redevelopment of rural areas; and (2) single-family housing produced in largar quantities by highiy industrialized systems and used for other GRUV programs and prívate sector housing production. These categories appear in the criteria guidelines and inventory sheets as: "Single-Family (S.F.) Modest" and "Single-Family (S.F.) Mass".
The second general category is multi-family housing programs which aiso employ mass-production housing systems and can be used as well for prívate sector housing production. This appears in the guidelines and inventory sheets as: "Multi-Family". The presentation of information in such a manner is designad to relate the proposed industrialized housinq svstems to the type and character of housing programs in which the system will be Used.
In addition, a number of other factors were considered to be important in understanding and judging the relativa merits of a housing system and how it may be useful to the housing programs of Puerto Rico. These are as follows:
a. cost savings
b. time savings
c. construction material
d. scale of industrialization
e. architectural design and flexibility
f. climate
g. transportation
h. approvals and experience
i. program requirements
These criteria are included in the guidelines and in the inventory sheets. The information on the following Psgesexplains each criteria to provide some understanding as to how they were used in this report.
a- Gost Savings
A major reason to adopt on industrialized housing system is to reduce the cost of housing, and thereby to increase the number of housing units that can be provided through GRUV Programs. The housing needs discussed 'n the first chapter make clear the great need to produce more housing for families that can not afford housing in the prívate market. Industrialized methods which can reduce costs of housing are essential to fulfill this need. Jhis is especially critical in programs where funds are restricted, or where conventional construction can build inexpensively but not in sufficient quantities. The ability of systems to reduce cost represents the combination of "Tany factors, among them faster construction time, control of meteríais costs and control of quality, higher Productivity and easier supervisión of labor, and efficient management of all operations. One of the important Potential areas for cost reduction occurs in the savings that come about in reduced interest charges for construction financing because industrialized housing can be built much more rapidly. Initially, the costs of factory start-up, especially initial equipment and supply costs, and time losses that will occur while employees are being trained, may cause early costs to be higher than conventional construction. As the system finds increased Ose, however these costs shouid decrease. It must be remembered, in judging unit costs, that the comparisons must be made for a unit of similar construction and housing type to allow an accurate measure of the cost
reduction potential of the system under review.
b. Time savings
Due to the presssing need for housing at all economic leveis, it is necessary to increase both the total quantity of housing, and the speed at which that housing can be made available. Essential to both of these goals is reducing the construction time for each housing unit.
Faster production and erection of housing projects allows available construction money to be recycled more rapidly, and thus be used to build more units. It aiso decreases the cost of interest paid for construction financing, thus further reducing costs as noted previousiy. Coupled with increased labor and production-erection equipment effifiency, this should mean that more housing units can be built each year.
Critical to shortening construction time are methods which eliminate as much high-cost, high-skilled on-site labor and finishing as possible. This can be accomplished by integrating mechanical and electrical sub-system into the basic components before erection, or by use of standarized sub-system components wich easily attach to the primary system during erection. However, sub-system and in-plant finishing requires higher leveis of technology and may not be entirely applicable to construction systems to be used for programs of very modest housing, or self-help housing.
It may be necessary for some housing systems to depend on sub-systems which are produced by other companies. This may be true in Puerto Rico where a full range of suppliers and support industries are not yet fully developed. In such a situation, it is important to determine the range of possibilities for adopting substitute components and sub-systems in judging whether a basic housing system can be erected with adequate efficiency and time-savings. Use of standarized size or modular dimensions of materials and component subassemblies throughout Puerto Rico can help mitigate this problem. Replacement of subsystems by conventional methods (if subsystems are unavailable or more expensive) or by new lower cost systems as they are developed aiso will be an advantage. Building code compliances of sub-systems, of unión control of a trade area, both possible stumbling blocks, can be resolved by this contingency.
In determining time performance, system erection time should be measured against conventional construction time for the same type of unit and shuid be expressed in percentage comparison with conventional time. In no case should a housing system take longer than conventional construction time, unlessthere are other significant advantages.
c. Construction material
Any criteria based on the material used by the housing system is necessarily a combination of diverse considerations. Acceptable housing which is in accord with social customs and traditions is in part, dependent on the type of building material that is used. In addition, the material must be able to meet the structural requirements posad by the nature of the system, especially to maintain performance under adverse conditions such as fires. Furthermore, the basic construction material must be able to reduce costs of maintenance as much as possible. AIso important in housing is low sound and heat transmission through the material. And finally,the material must be available in abundant quantity at relatively low cost.
Due to its wide availability and use, plus its recognized good performance, concrete is currently the most acceptable material for housing in Puerto Rico. The use of wood as a basic material has been proposed for single-family detached housing and this may be acceptable provided the material is treated to resist termites and other pests, to be fire-retardant, and to perform adequately in high humidity situations. For all programs, other materials should demónstrate a similar favorable performance, including low sound and heat transmission. Laboratory certificares or on-site tests of these qualities for wood and other materials should be undertaken before final acceptance.
d. Scale of Industrlalization
The scale of industrlalization required by a particular housing program and therefore the type of system suitable for use in that program is in part, a function of the number of units that will be required in total and in any one location. The required project densities and required housing types, as these dictate the allowable cost-per-unit (and aiso indícate whether or not the benefits of particular system features can be exported to advantage) will aiso influence this factor.
In programs of modest housing or widely scattered sites the scale of industrlalization will be lower for economic reasons because the number of units which are to be produced at one site is small.
Possibilities for progressive development of a mínimum habitable unit or shell house to a more complete house as family needs increase and finances allow, possess advantages which are not in conflict with the nature of industrlalization. Self-help components can all be factory-produced and owner-erected, depending on the component design while the basic unit space can oe created by highiy industrialized methods.
In multi-family housing programs, where a large number of units are built on one site, the situation is reversad and higher leveis of industrlalization and production obviously are possible. The penalties for higher
allowable densities, greater sub-system integration, larger component size, and concomitant reduction of required labor and cost are found ¡n increased equipment and factory capitalization costs, and requirements for greater production quantities to amortize the investments in the system. Due to the llmited size of the various housing markets in Puerto Rico, the balance between the number of units needed and those required to amortize start-up and continué production costs at reasonable leveis is crucial to the decisión to introduce any system into Puerto Rico.
The ability to respond to the governmental and private housing markets, and to produce at reasonable leveis of production in terms of the total Island housing market, is essential. The availability of production erection equipment for certain new technologies, and the required skills to opérate this equipments are aiso a factor in the use of new system approaches.
While all of these considerations are primarily the concern of the company that develops and proposes an industrialized housing system, CRUV should pay careful attention to both minimum production leveis required for system amortization, and to the requirements of the technologies to be employed. The costs and benefits of a system's use and its ability to fulfill its commitment should be demonstrated to CRUV to be consistent, with the needs of a particular governmental housing program. This would include a judgment of technical competence, availability of adequate production facilities, as well as the financial ability to opérate at the scale of industrialization required by the project that is undertaken.
e. Architecturaí Design and Flexibility
Ideally, a housing system should allow each project to be designed especially for the inhabitants and the site, to satisfy the specific needs of the program and to allow variety in appearance and aesthetic detail. The basic construction system could be constant from project to project, but the appearance or character of each project would be different, allowing flexibility and beauty, as well as individuality and identity within each new neighborhood. In this way, industrialization of housing would not mean uniformity and dullness of housing.
Systems which can produce housing for different densities are advantageous as the ideal density frequently variesfrom project to project.
Variable density and flexible unit sizes allow a system to serve more than one market which gives a system broader applicability and makes possible reductions in costs and increases in quantity through mass production.
Most important considerations related to variability of unit size and ability of the system to allow flexibility in design while maintaining concomitant low cost are the use of modular coordinated dimensions. Components should be interchangeable and joints should be dimensionally controlled. Most desirable would be the use of basic modules that place minimum limits on plan sizes and use standarized components and sub-assemblies which can be located at various plan positions without extensive modification to create different unit arrangements and housing types. The benefits of industrialization are based on máximum repetition of identical elements, and flexibility can oniy be provided within such constraints as these.
Possibilities for expansión of the housing units and flexibility to accommodate change is an important design consideration as the family occupying the unit itself changes through the "family-cycle" of growth and decline over time. This flexibility could be achieved by the use of relocatable interior partitions and doors, or, in single-family housing, by designs and construction techniques which do not inhibit expansión possibilities.
It is evident that security for the unit, its residents and furnishings, should be established in the design of the project. Privacy for the occupants, especially in high density projects, is aiso important. Privacy involves Placement of Windows and enfries to allow view out but not in, use of materials with low sound transmission factors, and placement of the unit's outdoor space so that it is not overlooked by public circulation ways.
f- Climate
Certain plan and design features, traditional in the Puerto Rico dweiling, are related to the advantageous tropical climate and should be able to be provided by the system design. This implies the possibility of large window openings for ventilation, and especially of unit plans which allow natural cross-ventilation. Overhangs or sun breakers should be possible within the system capabilities to shade openings from the tropical sun and rain. In addition, private outdoor space as part of each dweiling unit, at welling unit level, is important to design 3cceptability. 1 n a single house;the covered porch or verandah, and in multi-family construction, the balcón y and outdoor corridor serve similar purposes. Here too, protection from sun and ocassional rain should be considerad. Natural hazards have implications for the long-term maintenance and durability of the unit and should receive consideration. As mentioned, materials selection should take into account termitas and other wood pests aod high humidity.
Much more important than any other consideration is the system structural design which must develop adequate component interconnections, proportion, and joining procedures to resist seismic forces and wind stresses due to hurricane conditions. The Planning Board's approval can oniy be received if these conditions are fully satisfied, and it is therefore necessary to satisfactorily document these capabilities preferably based on past experience.
g. Transportation
Transportation requirements are closely related to the size and weight of the basic components produced by the housing system. The distribution of building sites and the location of the factory are the other key variables in this criteria.
On-site factorías are most advantageous, provided that the amount of production at the site will amortiza; the costs of establishing the factory, and that sufficient land area is available for the necessary production facilities. It is not likely that scattered building sites at a long distance from the production facilities can be servad from a central factory producing heavy-w/eight or over-sized components for multi-family housing given the present limitations on the truck transportation network of the Island. Light-vi/eight systems with small dimensioned components for single-family housing are much less restricted by these limitations and can be used on scattered-site projects more easily. Transportation of factory-built units is likely to be a special probiem for each project and should be given attention when reviewing housing proposals.
h. Planning Board Approval,Past Experience
In order for a housing system project, or any building project, to be constructed, it is necessary to secure the approval of the Planning Board of Puerto Rico. This approval is based on the planning considerations of the specific project,the structural system and the mechanical and electrical sub-systems compliance with the Planning Board's building codes. A major requirement of the code is safe structural performance under seismic and hurricane stress conditions.
For use in FHA loan or mortgage guaranteed projects and for HUD federal subsidy sponsorship and programs, it is necessary for both the specific project design and the construction methods and details,(meaning the industrialized housing system)to receive FHA and/or HUD approval. Certain systems are already approved by the FHA, and units built with those systems are eligible for FHA mortgage insurance. Many have submitted technical bulletins \which currently are under review.
Past experience in other CRUV projects and programs should be investigated and evaluations made as to the total performance of the system in those projects. Other past experience in Puerto Rico,or in areas with similar seismic and hurricane conditions, should be investigated, and evaluations, made if possible. Experience based on use is a great advantage in making accurate financial projections, sound management decisions, and realistic scheduling and cost control procedures. This is important as management and operations control form the basis for many of the advantages of systems production,and have been cited as being potentially more responsible for savings of cost and time and improvement of quality than the new technologies themselves.
In the case of systems which have neither Planning Board rrar FHA approval, research and evaluations made by foreign building research agencies will be quite helpful in determining system characteristics and capabilities. Such agencies as the Centre Scientifique et Technique du Batement of France, which issues thfe Agrément for use in France, and the Instituto Eduardo Torroja de la Construcción y del Cemento of Spain issue reports which will provide valuable information.
i. Specific Requirements of the Program
Among the most important of the criteria is the necessity for the specific project and unit designs to fulfill the program and mínimum standards requirements of the housing program for which it is proposed The requirements for proposals for modest single-family housing are found in the Mínimum Housing Requirements For proposals for single-family housing, requirements are to be found in the Vivienda a Bajo Costo Prograrri norms. The requirements for public housing programs for multi-family housing are found in the U.S. Dept. of Housing and Urban Development publication Mínimum Property Standards for Multi-Family HousIng^FHA No. 2600 of June 1969 as modified by the local acceptable standards of the Puerto Rico Insuring Office.
2. GRITERIA GUILDELINES
To aid in establishir>g the inventory of systems which appear applicable at this time to CRUV programs to housing of social interest, general guidelines have been established to review the selection of projects using ifKlustrialized systems methods. These guidelines are shown on the following pages. Because experience with industrialized housing systems is still being developed in Puerto Rico, precise specifications of performance based on known past experience are not used. These guidelines however, will be msde uiore specific over time as experience allows.
This chart "Criteria Guidelines" is intended to provide a framework for reviewing and selecting ifKiustrialized housing proposals which are submitted to CRUV. The inventory sheets of each system present some of the necessary information related to the recommended criteria. It must be remembered, however, that the exact performance ráspense will be different for each general program category, (single family modest housing, single family mass produced housing, and multi-family housing) and that systems should oniy be compared to each other and to conventional construction oniy within that particular grouping. The important oomparison, therefbre, is with conventional construction for the same type of unit if built on the same type of site in the same quantity.
D. D. & ffli®
PROGRAM:
COST SAVINOS ^(cost-per-unit)
TIME SA VINOS (for erection) (integration of subsystems and finishes)
MATERIAL
SINGLE - FAMILY
MODEST HOUSES MASS PRODUCED
a. less b. equal c. more
a. less b. equal
a. electrical
a. less b. equal c. more
a. less
b. equal
a. electrical
b. plumbing
c. window elements
d. exterior finish
e. interior finish
f. substituto other available system?
g. substituto with conventional methods?
MULTY - FAMILY
a. less
b. equal
c. more
a. less
b. equal
a. electrical
b. plumbing
c. vertical services
d. facade elements
e. exterior finish
f. interior finish
g. vertical circulation
h. sub^itute other lavailable systems?
L substituto with conventional methods?
SCALE OF INDUSTRIALIZATION
a. concrete
b. wood; termite treated? treated for fire?
c. other; fire retardant? t. termite treated? sound transfer? heat transfer?
a. concrete
b. wood: termite treated? treated for fire?
c. other: fire retardant? termite treated? sound transfer? heat transfer?
a. can system buüd to the necessary project densities? low densities higher densities
a. concrete
b. steel: fire protected? sound transfer?
c. other: fire retardant? termite treated? sound transfer? heat transfer?'
b. is scale of components and dinishing operations in Une with the project needs and capabilities? self-help finishing largo elements integrated finishes
c. is scale of erection procedures in Une with project needs and capabilities?
self-help potential heavyweight elements
d. are mínimum production levels required for factory amortization higher tham program needs? how is excess resolved?
can system aUow self-help or progressive development with in cost and safety limits?
PROGRAM:
ARCHITECTURAL
DESIG.N AND FLEXIBILITY
CLIMATE
SINGLE-FAMILY
MODEL
HOUSING MASS PRODUCTION
a. can system build to a range of project densities?
b. can standardized components be usad in various locations?
MULTY - FAMILY
c. can the system produce a range of unit types? (1 br., 2 br., etc.)
d. can the system produce a range of unit sizes? (square footage)
e. does the system allow plans with internal flexibility?
f. does the system allow units which can be easily expanded? (single family)
g. do units próvida for visual and acoustic privacy?
h. do units próvida security for occupants?
TRANSPORTATION
a. does system resist hurricane and sismic stresses?
b. does system and material take into account other natural hazards?
c. does system aUow larga window/ventilation openings?
d. does natural cross-ventilation?
e. does system aUow overhangs, screens to shade openings and balconies?
f. does system aUow private outdoor space at unit level?
porch or verahdah balcony outdoor corridor
a. factory location on or off of the buüding site?
b. it on-site, can equipment and materials be transportad to site?
c. if off-site, plans for transportation of the components clearly within the limitations of the island transportation network must be demonstrated
d. feasibüity for scattered sites?
d. need for central market area?
APPROVALS AND EXPERIENCE
SPECIFIC REQUIREMENTS
a. Planning Board approval of structural system?
b. Planning Board approval of electrical and mechanical subsystems?
c. FHA or HUD approval?
d. approvals of foreign research agencies? (C.S.T.B. Agreement, etc)
e. has systems been usad for other CRUV programs? Evaluation?
f. has system been used in seismic or hurricane situations?
a. refer to Modest Housing Program requuements
a. refer to V.B.C. norms. a. refer to FHA Minimum Property Standards for multi-family housing, as Eimended for Puerto Rico.
B.
1. Organization of the I nventory
The systems presented in this ¡nventory include most of the Industrialized housing systems currently in use on the Island and systems which have been proposed for use. In additlon, information on other systems which appear to possess potential applicability to housing production in Puerto Rico including some of those selected by Operation Breakthrough. However, it is recognized that this is neither a complete ñor final ¡nventory. Rather, it is an opened catalog which will allow continuing addition of systems and modification of information.
The presentation of this information should not be constructed as making any final selection of systems for use in Puerto Rico. Instead it is an ¡nventory of facts about each system which provides an initial understanding ofthe relationship of each system to the criteria guidelines presented previousiy.
The systems presented are divided into the following groups according to the characteristics of the system the dweiling produced by the system,and the programs of intended use:
Systems to produce single-family* detached house for modest housing through a modérate level of industrialization.
b. Systems which produce single-family detached houses through a highiy industrialized mass-production system.
c; Systems which médium and high-rise multi-family housing through a highiy industrialized mass production system.
Each system is inventoried individually on a set of charts which includes descriptiva text, phographs, and drawings of representativa details of the building system.
The follow blank chart shows the type of data collected. The chart was designad to próvida, at a glance,the pertinent information about the assets of the systems as well as the constraints that may exist on its use in Puerto Rico.
*(The boid words are used on the ¡nventory charts.)
company:
p. R. representative;
SERVICES offered:
PREVIOUS EXPERIENCE
STA6E OF DEVELOPMENT:
PLANNING modules:
MAX. STORIES:
CHARACTERISTICS OF FACTORY:
SPECIAL equipment:
TRANSPORTATION REQÜIREMENTS:
BASic system:
COMPONENTS:
/
DOMINANT material;
PRIMARY (STRUCTURAL) SYSTEM*.
AVAILABILiTY IN PUERTO RICO*.
RRODUCTION: APPROX. MIN,/ MAX. ORDERS FOR FACTORY START-UP: FOR ANNUAL PRODUCTION:
COST ESTIMATES:
REMARKS: date: REVISIONS:
IBEC HOUSING company; G.P.O. Box AX Rio Piedras, Puerto Rico 00928
p. R. representative; ibechousing CORPORATION PUERTO RICO Carr. 65 Inf. Rio Piedras, Puerto Rico
SERVICES offered: Development,Planning, construction
PREVIOUS EXPERIENCE".
Units built in IBEC development in Puerto Rico
STA6E OF development: System in use
PLANNING modules:
Basic house plans available, or system adopted to plans
MAX. STORIES: Two
CHARACTERISTICS OF FACTORY: On-site panel and roof casting
SPECIAL equipment; Steel moulds for panels and roof. Handling and erecting equipment in heavy concrete panels
TRANSPORTATION REQUIREMENTS: Trailer 30 ton capacity
BASIC system:
Concrete panels erected on site-poured slab, joined to slab thru metal píate and bar by welded corree tion. Roof slab placed and similarly connected. Metal mould gives light quality finish joints extremely simple. Windows and doors floor-ceiling units.
categorization: GROUP; SINGLE FAMILY MODEST • MASS MULTl - FAMILY
HOUSINQ TYPES: DETACHED ROW house MEDIUM RISC HIGH RISE
DOMINANT material; CONCRETE WOOD STEEL OTH ER
PRIMARY (STRUCTURAL) SYSTEM'.
AVAILABILITY IN PUERTO RICO'.
P. B. CERT. HUD CERT.
PRODUCTION: APPROX. MIN,/ MAX. ORDERS FOR FACTORY START-UP; FOR ANNUAL PRODUCTION:
cosT estimates: Significant cost and time savings
COMPONENTS:
Full height concrete wall panels of various lengths according to plan needs to prevent vertical joints. Roof slab generally are pierced to elimínate horizontal joints.
SÜBSYSTEM INTEGRATION / FINISHING
REMARKS;
Advantages in material availability; design flexibility; simple basic construction of great strength. Ability to resist lateral forces depends on configuration of walls. Few extemal joints. Good Architecture and Construction.
date: April, 1971
REVISIONS:
COMPANY! JoseM. Novoa
Sargento Luis Medina 390 Apt. 1
Ext. Roosevelt, Hato Rey,Puerto Rico
P. R. representative: SAME
SERVICES offered:
Architectural and construction
PREVIOUS EXPERIENCE". Experience in Puerto Rico
STAGE OF DEVELOPMENT: Ready for use
PLANNIN6 modules: ( Basic guide: Columns on 41" centers
MAX. STORIES: One - two
CHARACTERISTICS OF FACTORY: On-site precast elements
SPECIAL equipment: MofUld for 4" shaped posts, and special metal roof, form work. Light crane
TRANSPORTATION REQUIREMENTS:
BASIC SYSTEM
'H' shape concrete posts anchored in site-powered slab. Small concrete, panels slid between grooves in posts to form walls. Window elements slid in. Roof site- poured utilizing special form work. Light weight simple components allow use of unskilled labor.
components:
5" X 5"'H'shaped posts w/ integrated electrical. 3' X 18" X 36" concrete panels. Plumbing and electricity placed in slab during pouring.
SUBSYSTEM INTEGRATION / FINISHING
categorization: group: SINGLE FAMILY MODEST MASS MULTI - FAMILY
HOUSING TYPES:
DOMINANT material: CO N C RETE W O O D STEEL OTH ER
PRIMARY (STRUCTURAL) SYSTEM'.
FR A M E Light Small PANEL BOX COMBINA. OTH E R
AVAILABILITY IN PUERTO RICO'.
P B. CERT. HU D CERT. PROPOSED FOREIGN
PRODUCTION: approx. min,/ max, orders FOR FACTORY START-UP: FOR ANNUAL PRODUCTION;
COST ESTIMATES:
5% lower than conventional.
REMARKS".
Advantage in materials availability, simplicity of system ^ows use of unskilled labor and self-help. Not a mass production system. The use of small panels creates many joints.
date: April, 1971
REVISIONS:
ASSEMBLY OETAIL
L\i - i
company: PACADAR INC. P.O. Box 4914
San Juan, Puerto Rico 00905
P. R. representative; Francisco FuUana Serra, President
SERVICES offered: Planning and Construction
PREVIOUS EXPERIENCE.
Units erected in Puerto Rico and Jamaica
STA6E OF DEVELOPMENT: Ready for use
PLANNING modules; Basic panel module 5' width, but plans variable to need
MAX. STORIES: ONE
CHARACTERISTICS OF FACTORY: Casting moulds for all panels. Grane for panel placement
SPECIAL equipment: Moulds, Trailer and Grane
TRANSPORTATION REOUIREMENTS: Médium weight panels in 5' widths. Trailer transport
BASIC system:
Slab poured on-site in concrete ground beam elements wall panels placed in grooved foundation beam, interlocked by horizontal postensioning after location. Roof panels placed and interlocked by postensioning, joints sealed. Elec. and plumbing in floor.
COMPONENTS: G oncrete Ground Beam element. Goncrete Panels 4" x 5'x 8', vertical pretensioning. Window and door openings cast into panels as necessary roof panels 5' width x span. Panel edges grooved to interlock
SUBSYSTEM INTEGRATION / FINISHING
categorization; GROUP; SINGLE FAMILY MODEST • MASS • MULTl - FAMILY
H0USIN6 TYPES: DETACHED ROW HOUSE MEDIUM RISE HIGH RISE
DOMINANT material;
CONCRETE W O O D STEE L OTH ER
PRIMARY (STRUCTURAL) SYSTEM'. FRAME PANEL BOX COMBINA- OTH E R
AVAILABIL1TY IN PUERTO RICO'
P.B. CERT. HUD CERT. PROPOSED FOREIGN
PRODüCTION : APPROX. MIN./ MAX. ORDERS FOR FACTORY START-UP." FOR ANNUAL PRODÜCTION! 200 Mínimum
COST ESTIMATES:
. Approx. equal to conventional
REMARKS;
Advantages in material availability in past experierice in Puerto Rico, and in availability of initial plan variation to program needs
Great annual production can be obtained.
date: iAprü, 1971
REVISIONS:
C O M P A N Y. Lockheed Aircraft Service' Co. of California
P.R. REPRESENTATIVE; Benjamín Doeh
Condominio San Jorge Gardens
Calle San Jorge, Santurce, P.R.
SERVICES offered:
PREVIOUS EXPERIENCE'.
Past use in Puerto Rico, including a CRUV project ¡in San Lorenzo
STAGE OF DEVELOPMENT:
Structural system ready to use
PLANNING modules;
Three-dimensional module of 4' waU panels 4'x 8' ]roof panels 4'x 3'
MAX. STORIES: One
CHARACTERISTICS OF FACTORY:
On a off site factory for panel and slab casting
SPECIAL eqüipment:
Panel moulds. Crane to load and place roof slabs (4'x 13'x 3 1/2")
TRANSPORTATION REQUIREMENTS: ]Trailer for heavy roof slabs
BASIC system:
Alum. framed wall panels anchored to site-poured slab and locked together by metal clamps & covered w/ trim strips. Roof panels placed & tied to foundation by long bars running their panel joint. Roof joints asphalted.
categorization: GROUP:
COMPONENTS:
Wall panels 4' x 8' x 2" of concrete. Alum. frame as mould and to interconnect panels. Concrete Roof slab. Aluminum joining clamps cover strips.
SUBSYSTEM INTEGRATION / FINISHING
H0USIN6 TYPES:
DOMINANT material: CONO RETE W 0
PRIMARY (STRUCTURAL) SYSTEM'. FRAME PANEL BOX COMBINA. OTH E R
AVAILABILITY IN PUERTO RICO'.
P B. CERT, HUD CERT. PR OPO SED F ORE IG N
PRODUCTION: APPROX. MIN,/ MAX. ORDERS FOR FACTORY START-UP.' FOR ANNUAL PRODUCTION!
COST ESTIMATES:
iSimüar to conventional.
REMARKS'.
Advantages in basic material availabílíty and) simplicity of production and erection allowing cost:. reductions. Suital plan flexibility withinr planning module. Hurricane resistant if some walls are perpendicular to establish lateral support. Problems in many joints, low impact resistance of their(2" walls) and low sound insulation
Causing filtration problems in the future.
date: April, 1971 REVISlOÑs:
PANEL ASSEMBLY
WALL-PANELS JOINT
ROOF SLABS JOINT
C o M P A N Y: PANELFAB INTERANTIONAL
1600 N.W. LE JEUNE RD Miami, Fia. 33126
P. R. representative; DURA—PANEL CORP.
P.O. Box 4106 San Juan,Puerto Rico
SERVICES offered:
Assitance in design & erection-production of panels & attachments
PREVIOUS experjence:
Extensive experience in housing, schools, etc. including Caribbean & Latin América
STA6E OF DEVELOPMENT:
Panel structure / enclosure system in extensive use, suríived hurricane conditions
PLANNING modules; 3' and 4' wall, roof panel and this in any length. Standard designs available
MAX. STORIES: One
CHARACTERISTICS OF FACTORVCentral factory produces panels & attachment pieces
SPECIAL equipment:
]Special production machines of varying capacity, No special erection tools
TRANSPORTATION REQUIREMENTS; Complete units or bulk panel equipment
BASic system:
Metal skin honeycomb case panels erected on poured slab form structure and enclosure walls and roof. Locking device joins panels for structural integrity. Can be relocated after erection Subsystem doors and windows. Panels prefinishec at factor. Conventional elec. & plumbing.
COMPONENTS:
Panels: Outer skin of alum. or steel core of honeycomb kraft paper, finish enamel. Alum. Fastening shapes windows and door frames.
SUBSYSTEM INTEGRATION / FINISHING
categorization:
OROUP:
SINOLE FAMILY
MODEST MASS MULTl - FAMILY
HOUSING TYPES DETACHEO ROW HOUSE MEDIUM RISE HÍ6H RISE
DOMINANT material; CONCRETE W O O 0 ST E E L OTH ER
PRIMARY (STRUCTURAL) SYSTEM'.
FRAME PANEL BOX COMBINA. OTH E R Light AVAILABILITY IN PUERTO RICO'. P B. CE RT. Hü
PRODUCTION: APPROX. MIN./ MAX, ORDERS FOR FACTORY START-UP." FOR ANNUAL PRODUCTION! 500 units min.
COST ESTIMATES:
Proposals have demonstrated significant cost savings.
REMARKS.
Advantages in extensive experience esp. for housing in Caribbean area, readily available basic houses ability to custom design, termite resistance structure support no combustión and has proven hurricane resistance. Test indicate corrosión resistance. Initial design flexibility with some later change possible. Built schools in Puerto Rico.
date: April, 1971
REVISIONS:
1. Solid Panel
2. Window Panel
3. Door Filler Panel
4. Full Door Panel
5. End Wall Panel
6. End Wall Panel
7. Window Panel
8. Gable Beam
9. Steel Columns
10. Roof Panel
11. Partition Panel
12. Ridge Splice Píate
13. Base Channel
14. Ridge Cap
15. Gutter Fascia
16. Fascia
17. Ridge Beam
18. Drive Cleat
19. cmer Angle
20. Gable Angle
21. Eave Angle
22. Jalousie Window
23. Door
24. Roof Drive Cleat
25. Window MuU
26. "T" Trim
C
o M P A N Y.Pablo Simón Felico,Ehg.
Femando Alvarez Pablo, Arch.
P.R. RE PR ESENTATIVE: G.P. O. Box 145
£ San Juan,P.R. 00936
jPrecast Structures Corp.
SERViCES offered; Architectural design and construction
previous experience; ^ Units at Caserío Delgado, Caguas, Puerto Rico
STAGE OF DEVELOPMENT:
Ready four use
PLANNING modules;
Basic 3 br. House 21'6"x 31'4"
Basie 2 br. House 21'6" x 21'6"
MAX. STORIES: ONE
CHARACTERISTICS OF FACTORVOn site prefabrication of large elements and finishing of units
SPECIAL equipment: Panel casting moulds. Lifting crane.
TRANSPORTATION REQUIREMENTS:
BASIC system:
Precast concrete elements for walls and roof of thin shell concrete erected on site-poured concrete^; slab. , Floor to ceiling doors and Windows reduce reouting errors. Conventional electrical and plumbing
CÓMPONENTS:
Four types of wall and roof elements of thin shell concrete, shape replacing mass for stability. Elements finished in shop
SUBSYSTEM INTEGRATION / FINISHING
categorizatión: GROUP;
SINGLE FAMILY MULTI - FAMILY MODEST MASS
H0ÜSIN6 types: DETACHED ROW HOUSE MEDIUM RISE HIGH RISE
DOMINANT material: CONCRETE W 0 0 D STEEL OTH ER
PRIMARY (STRUCTURAL) SYSTEM'.
AVAILABILITY IN PUERTO RICO'. P B. CERT. HUD CERT. PROPOSEO FOREIGN
RRODUCTION ! APPROX. MIN./ MAX, ORDERS FOR FACTORY START-UP; FOR ANNUAL PRODUCTION!
COST ESTIMATES:
■ Approx. equal to conventional
REMARKS-.
Advantages in materials availability and previous use in Puerto Rico. No skill labor needed. Cost is very reasonable. Approved by Planning Board. Submitted to HUD—FHA for approval.
date: Aprü, 1971
REVISIONS:
MIH®©
C O M P A N Y;UNILOC SYSTEIvB'INC.
535 W. Main Street Alhambra, California
P. R. representative:
Unüoc Ssystems oí Puerto Rico Inc.
I^.P.O. Box 1632 San Juan, Puerto Rico 00903
SERVICES offered:
Design manufacture and assembly of components 'and units.
PREVIOUS EXPERIENCE.
iPrototypes, built and tested in California, Florida, ¿and Puerto Rico.
STAGE OF DEVELOPMENT;
Element and System development complete, licensing and marketing negotiations in progresa
planning modules;
Any plan possible aluminum framing 24" on center !roof frames 48" on center
MAX. STORIES: One
CHARACTERISTICS OF FACTORY:
Off site factory produces framing members and cuts panels to size
SPECIAL eqüipment:
TRANSPORTATION REQUIREMENTS!
BAsic system;
Extruded retangular structural framing of aluminum which is quickly snap or pin connnected or disconected placed on on-site slab. Roof supported by alum. trasses. Doors and window snapped into place. Masonite and gypsum wall panels are used, conventional sybsystems.
categorization: group:
components:
Extruded tubular members of rectangular multilateral configuration for framing and trusses.
SüBSYSTEM INTEGRATION / FINISHIN6
DOMINANT material:
PRIMARY (STRUCTURAL) SYSTEM". ERAME PANEL BOX COMBINA. OTH E R
AVAILABILITY IN PUERTO RICO".
RRODUCTION: APPROX. MIN./ MAX,orders FOR FACTORY START-UP." 500 min FOR ANNUAL PRODOCTION! 500 -10,000
cosT estimates:
Cóst dependa on usage and requirements but significant cost saving anticipated by firm.
REMARKS-.
Advantages in plan flexibility and speed of erection of structure.
Approved in California and Florida.
DATE! April, 1971
REVISIONS:
COMPANY: Balency MBM-US Corp.
757 Third Ave.
New York, N.Y. 10017
P. R. representative; SAME
SERVICES offered;
Structural añd layout design, project management, ma^eting,fumish & erect components.
PREVIOUS experience;
Much experience in Europe, «ejsp. Italy, France and England.
STAGE OF DEVELOPMENT; A break through system. U.S. production commencing.
PLANNING modules;
Walls can vary in width between 3 ft. and 30 ft. floors in-situ a room size panels.
MAX. STORIES: 16-20
CHARACTERISTICS OF FACTORV:
Central factory most efficient. On-situ factory for larger projects.
SPECIAL equipment:
jAutomatic table and battery casting machines with (Steam curring, overhead factory craves, erectian.
TRANSPORTATION REQUIREMENTS:
< Craves special truck-trailers for 30 ton capacity.
BASIC system:
Intemal and facade bearing walls panels erected. Floors either precast pavés or cast in-situ with special formwork. Pre-fabricated reinforcing net including all services used with in-situ floor. Funcional blocks, which are also structural hold all vertical services and plumbing connections. All fumishing completed before erection, especially facade furnishes and windows.
components:
Facade panels & interval bearing walls. Functional blocks w/all services. Stair elements, floor slabs or pre-fab reinforcing net-works with services for in-situ floors.
SUBSYSTEM INTEGRATION / FINISHING
categorization: group: SINGLE
HOUSING TYPES; DETACH ED ROW HOUSE MEDIUM RISE HI6H RISE
DOMINANT material:
CONCRETE W 0 0 0 STEE L OTH ER
PRIMARY (STRUCTURAL) SYSTEM'. F R A M E PANEL BOX COMBINA. OTH E R Heavy
AVAILABILITY IN PUERTO RICO'
P. B. CERT. HUD CERT. PR 0 PC S ED F ORE IG N Breakthrough
production: approx. min./ max.orders FOR FACTORY START-UP." ¿ 400-500 units Min. . FOR ANNUAL PRODUCTION! 500 units Min.
COST ESTIMATES:
10% - 12% less than similar conventional construction.
REMARKS".
Experience in Italy withtallapt. structures will able to withstand considerable seismatic disturbances.
Architectural flexibility, and important advantage, achieves with co-operation of the company and project architect.
Balancy gives only licenses for use of system and co-operates with the contractor in the work.
Major feature: use of functional block as structural wind-load bearing unit instead of panels only and for vertical services and unit connections.
date: April, 1971
REVISIONS:
PRECAST TOILET COMPARTMENT
7f7777m77^^nhr}n>
STRUCTURAL FUNCTIONAL BLOCK
I-IVHA
COMPANY Construction Ed. Coignet, París, France Coignet/American System Building In. 1701 Penna, Ave. N.W.
P. R. representative;
SERVICES offered:
Assistance in planning, component engineering, production and erection of components.
previous experience.
{Important projects done in all Europe and Latin ^América(Argentina & Brazil)
STAGE OF DEVELOPMENT:
Full System currently in use for housing L institutional buildings.
PLANNING modules;
30m. máximum sizes: floors 18 x 23' slabs walls 8' - 6"X 23' panels.
MAX. STORIES. Limited by crane capacity
CHARACTERISTICS OF FACTORY:
Central and highly automated factory; production and finishing sheds, curing yard.
SPECIAL equipment:
Automatic table & battery casting & stem curing jnouMs. lO ton qyerhead craned plant.
TRANSPORTATION REQUIREMENTS;
Special transport trailer trucks from factory to site. Tower erection cranes.
BASIC system:
Automated factory production of heavy concrete floor and wall elements for structure and enclosure. Panels and slabs placed w/temp. bracing reinforcing bars placed, concrete poured to make rigid joint.
categorization: group:
components:
Floor slabs, load bearing concrete facade & interior wall panels, thin-concrete partitions, cast bathroom and plumbing wall units, stairs, factory finished on all elements.
SUBSYSTEM INTEGRATION / FINISHING
HOUSING TYPES:
DOMINANT material:
PRIMARY (STRUCTURAL) SYSTEM'.
Jreakthrou)ch
production: approx. min./ max, orders FOR FACTORY START-UP." il,000 units FOR ANNUAL PRODUCTION!1,000 units min.
COST ESTIMATES:
10% to 20% lower than conventional construction. Initial factory investment approx. $2,000,000, including equipment.
REMARKS.
Almost complete automatization of production methods. Moulds patented. Firm forms association with local entities for housing production on a profit sharing basis. Advantages in material availability, system is very experienced, including use in Latin América. Architect works in collaboration with Coignet in design.
Automated factory produces elements with high quality finish and dimensional accuracy.
date: Aprü 1971.
REVISIONS:
COMPANY: Societé Generale ESTIOT
73 Rué Du Transvaal 21 Dijon, Franca
P.R. REPRESENTATIVE:
Industrial Housing Corporation 76 Kings Court Apt. 601-Condado,P.R. 00911
SERVICES OFFERED: Assistance in planning, Estiot produces components erects building.
PREVIOUS EXPÉRIENCE: Many completed projects in Algeria, Franca, Spain, Germany,Italy, Beljium
STAGE OF DEVELOPMENT: Full System currently in use for Housing.
PLANNING MOÍDULES: Nona; panels designad for project.
MAX. NO. OF STORIES; Not restricted
CHARACTERISTICS OF FACTORY: Transportable andlinstalled at site, permanent location possible.
SPECIAL EQUIPMENT: Bridge cranes at factory, metal paneljmo.plds; assembly crane at site.
TRANSPORTATION REQÜIREMÉNTST
Trailers to carry 25.30 from loads.
BASIC system:
Light weight steel structure erected in foundation serves to lócate concrete panel floor slabs facade units and intemal walls. Joints welded and granted to form menolithic whole. This structure insures joint accuracy.
Agreement No. 2248
COMPONENTS; Load bearing concrete interior wall and facade panels, rooms-size conc. floor slabs, non-load bearing partitions.
SUBSYSTEM INTEGRATION / FINISHING
categorization: GROUP:
HOUSING TYPES:
DOMINANT material;
PRIMARY (STRUCTURAL) SYSTEM'.
Hrayy
AVAILABILITY IN PUERTO RICO'.
P
PRODUCTION: approx. min./ max.orders FOR FACTORY START-UP." 250 Min. FOR ANNUAL PRODUCTION: 1,000 ormore
COST ESTIMATES: 15% to 25% lower costs than conventional construction. Factory investment of approx.'$300,000 to $500,000 for production of 500 units in one year.
REMARKS: Intemational patent on procedures, mounting and janitorial of the system. Firm charges royalty for system use and assistance. Advantages in initial design flexibility, material availability. System is very experienced, including use in warm climates. Local architects can design plans and facades-therefore system can be used without modification. Plans canr be designed for any program sizes. Royalty system advantageous. This system complies with the new British norms against progressive collapse"Large Panel Structures" addendum to CP 116.
date: April, 1971.
REVISIONS:
PLANS: WALL-WALL JOINTS
company: pregabas.a.
Arq. Martín Artajo Serrano 110, Madrid, España
P. R. representative; SAME
SERVICES OFFERED: Complete planning and construction of both single family and high rise systems.
PREVIOUS EXPERIENCE: High-rise System, HISA, used in Spain & France.
STAGE OF DEVELOPMENT: HISA has CSTB agreement No. 2672 from France and approval of Instituto Eduardo Torroja, Spain.
PLANNING modules;
MAX. NO. OF STORIES. Limited by crane
CHARACTERISTICS OF FACTORY:
SPECIAL equipment:
TRANSPORTATION REQÜIREMENTS:
Heavy-weight truck trailer.
BASIC SYSTEM: HISA High-rise Multi-family System uses heavy concrete panels for floors and wall elements.
Single family system is heavy concrete boxes, the number of boxes depending on unit size. Prototype box house constructed.
COMPONENTS: Heavy concrete wall and floor panels or volumetric module, depending on system
categorization: GROUP; SINGLE FAMILY MODEST MASS MULTI - FAMILY
H0USIN6 TYPES: DETACHED ROW HOUSE MEDIUM RISE HIGH RISE
DOMINANT material: CONO RETE W O O 0 STEE L OTH ER
PRIMARY (STRUCTURAL) SYSTEM! FRAME PANEL BOX COMBINA. OTH E R Heavy iHeavy AVAILABILITY IN PUERTO RICO'.
P.B. CERT. HUD CERT. PROPOSED FOREIGN
PRODUCTION: APPROX. MIN,/ MAX. ORDERS FOR FACTORY START-UP; FOR ANNUAL PRODVICTION!
COSI ESTIMATES:
SÜBSYSTEM INTEGRATION / FINISHING E LECT
REMARKS:
The Hisa system has the approval of the Instituto Torroja of Madrid, Spain.
DATE! April 1971 REVISIONS:
COMPANY; Development Corp. of P.R.
G.P.0 Box 4908
San Juan,Puerto Rico 00936
P. R. REPRESENTATIVE; Same
SERVICES OFFERED; Structural & Unit design, Project Planning & Development, Manufacture & Erection
PREVIOUS EXPERIENCE:
Projects now in St. Croix and Río Piedras, P.R. totalling 660 units. and 16 units in San Juan.
STAGE OF DEVELOPMENT: Plant in production in Carolina, Puerto Rico with average capacity of 2 boxes a day.
PLANNING MODULES: Most suitable dimensions: width-12'-0", height 8'-9", length 37'-0" but can vary.
MAX. NO. OF STORIES: Limited by crane & .structural
CHARACTERISTICS OF PACTORY: Central factory for complete finishing of entire module.
SPECIAL EQUIPMENT: Large box casting moulds, overhead crane, batching plant, erecting cranp
TRANSPORTATION REQUIREMENTS:
■Heavy-weight truck-trailer, barge shipment to St. Croix.
BASÍC SYSTEM Modules made by first casting walls & roof monolithically, floor poured and attached, finishing completad on-site modules erected so walls co-inside vertically, joined with steel dowes & mechanical connection up to 5 stories. Post-tensioning tendons.
categorization: GROUP;
COMPONENTS: Lightweight concreite box fully finished and decorated in factory, including plumbing and electrical integration. Thin walls & light agrégate allows light weight.
SUBSYSTEM INTEGRATION / FINISHING
DOMINANT material:
PRIMARY (STRUCTURAL) SYSTEM".
AVAILABILITY IN PUERTO RICO'.
PRODUCTION : APPROX. MIN./ MAX. ORDERS FOR FACTORY START-UP.' FOR ANNUAL PRODUCTION!
COST ESTIMATES;
REMARKS: Structural modules and interconnections developed to earthquake loadings. Different size units can be created by use of two or three modules, end walls can be designad by project architect. Very little on size work necessary. Other advantages in materials availability, experience in Puerto Rico.
DATE: April 1971
REVISIONS;
RisiEapaiiEii
C o M P A N Y. Relbec Corporation
G.P.O. Box AX Río Piedras, Puerto Rico 00928
P. R. RE PR esentative: Same
SERVICES OFFERED: Design and production of projects,manufacture and erection of components.
PREVIOUS EXPERIENCE: Bystem based on Larson and Nielsen System with wide experience in Europe, originated in Denmark
STAGE OF DEVELOPMENT: Factory now being installed in Puerto Rico. This will be Ist large panel system in P.R.
PLANNING MODULES: Míiximum floor and wall panel length 30'. Floor panel width 8' max. Wall panel weight 10' max.
MAX. STORIES. 26
CHARACTERISTICS OF FACTORY: Central factory under construction in Puerto Rico
SPECIAL EQUIPMENT: Table moulds for all slabs and panels. Factory and erection cranes.
TRANSPORTATION REQUIREMENTS: Transport trailers for panels.
BASIC SYSTEM: Prefabricated reinforced concrete wall panels with integrated subsystems, floor panels span from wall to wall. Window & door openings & components integrated into the panels. All surfaces are smooth & ready for fínishing. Jointing to prevent progressive collapse well researched.
categorization: GROUP;
FAMILY MULTI - FAMILY MODEST MASS •
HOUSING TYPES:
DOMINANT material:
PRIMARY (STRUCTURAL) SYSTEM'. F R A M E PANEL BOX COMBINA. OTH E R Heavy AVAILABILITY IN PUERTO RICO:
COMPONENTS: Hallow core floor slabs, load bearing w^'l panels. Non-load bearing partitions. Stair and elements.
SUBSYSTF ^ (NTEGRATION / FINISHING
production: approx. min./ max.orders FOR FACTORY START-UP." FOR ANNUAL PRODUCTION! 1500 units minimum
COSI estimates:
REMARKS: Units are designed around a "Core-Pack", a basic planning unit composed of utility areas where all functional equipment is located, and living / bedroom areas which have greater size flexibility. System can produce a wide variety of housing and unit types.
Relbec is a joint venture between Rexach Construction Co. and International Basic Economy Corp. (IBEC) with Larson and Nielsen of Denmark.
DATE: Aoril 1971
REVISIC is:
COMPANY: SHELLEY Enterprises
G.P.O. Box 4465
San Juan, Puerto Rico 00936
P. R. representative: SAME
SERVICES OFFERED: Design and development projects, produce & erect system.
PREVIOUS EXPERIENCE: Prototype project for CRUV,"Vivienda 70" of 500 3BR units in Puerto Rico.
STAGE DEVELOPMENT: Breakthrough system planning US. production.
PLANNING MODULES: Width and length of volumetric module sizes to project and transportation reguirements.
MAX. NO. OF STORIES: 22
CHARACTERISTIC OF FACTOR Y: Capability for on-site or central plant.
SPECIAL EQUIPMENT: Mechanized precast concrete production equipment. Heavy weight factory & erection cranes.
SPECIAL REQUIREMENTS: Heavy weight transporter and cranes.
BASIC SYSTEM: Heavy weight open-ended concrete module, prefinished at factory stacked in checkhoard pattern to create living space. Created space enclosed hy pre-fabricated facade elements. Utüities integrated into module. Post-tensioning through aUigned box walls for high rise.
COMPONENTS: Open-ended concrete module with integrated bearing and column structure, pre-finished at factory.Stair core elements precast.
SUBSYSTEM INTEGRATION / FINISHIN6
categorization; GROUP:
SINGLE FAMILY MULTI - FAMILY
DOMINANT MATERIAL!
CONCRETE W 0 0 0 STEE L OTH ER
PRIMARY (STRUCTURAL) SYSTEM'. FR A M E PANEL BOX COMBINA. OTH E R
AVAILABILITY IN PUERTO RICO'.
P B. CE RT. HUD CERT. PR OPO SEO F ORE IG N • Breakthrough production; APPROX. MIN./ MAX.ORDERS FOR FACTORY START-UP.' FOR ANNUAL PRODUCTION!
COST ESTIMATES: Estimated price of "Vivienda 70" units approximately 10 to 25% less than similar conventional construction.
REMARKS: May be designed for Puerto Rico earthquake and hurricane structural code. Varied module size from project to project and advantage. Created living space flexible in interior and finishing. Advantage in experience in building in Puerto Rico for CRUV.
DATE: Aprü 1971
REVISIONS:
VIVIENDA-70 SAN JUAN,PTO. RICO
C O M P A N Y; Module Communities Inc.
632 Palmer Road
Yonkers, New York 10701
P. R. representative; SAME
SERVICES OFFERED; Design of the stn ctural elements units and production m --thod; manufacture; cooperation in the project.
PREVIOUS EXPERIENCE: Made than 70,000 units in Europe and Africa.
STAGE DEVELOPMENT: Installation of first U. S. Plant underway, Breakthrough System
PLANNING MODULES: Máximum module sizes of floor, exterior & interior walls: 8'—6" x 33'
MAX. NO. OF STORIES: Limited by crane capacity
CHARACTERISTICS OF FACTORV: Either on-site or central plant.
SPECIAL EQUIPMENT: Metal battery and table awoulds, factory and erection cranes.
TRANSPORTATION REQUIREMENTS:
Truck-trailer of 30 tons.
BASIC SYSTE M ITransverse load bearing walls carry spaning floor panels. Floor panels hae I specially reinforced lugs at the edge Reinforcement projects in joint areas to be water filled. Facade walls non-load bearing throughout.
categorization: GROUP; SINGLE FAMILY MODEST MASS MULTI - FAMILY
H0USIN6 TYPES; DETACHED ROW HOUSE MEDIUM RISE HIGH RISE
DOMINANT material; CONO RETE W O O D STE E L OTH ER
PRIMARY (STRUCTURAL) SYSTEM'. F R A M E PANEL .Heavy BOX COMBINA. OTH E R
AVAILABILITY IN PUERTO RICO'.
P B. CERT. HUD CERT. PROPOSED FOREIGN Breakthrough
PRODUCTION : APPROX. MIN./ MAX. ORDERS FOR FACTORY START-UP." FOR ANNUAL PRODUCTION: 500 units Min.
COSI ESTIMATES: conventional. 15% less than similar
COMPONENTS: Tranverse concrete load bearing panels. Floor slabs. Facade panels with integrated finish can be designed for each project with few restrictions. Precast partitions & stairs.
SUBSYSTEM INTEGRATION / FINISHING
E
R E MARKS • Good -solution to the problem of vertical and horizontal joints and structural connection for monolithic construction. Advantages in materials availability, in flexibility of panel design of facades especiálly to include logias & balconies.
date: April 1971
REVISIONS:
COMPANY: Stressed Structures, Inc. Littleton; Colo. Capital City Uniment,Inc. 1353 U. St. N.W., Washington, D. C.
P. R. REPRESENTATIVE; Licensed to Mr. Alex Shuford Hickory, North Carolina
Lnn J
SERVICES OFFERED: Project des^n and development, production and erection of modules.
n
PREVIOUS EXPERIENCE: Prototype 6 story buüding in Richmond, California
STAGE OF DEVELOPMENT: FHA approval for system use in 233 experimental program.
PLANNING MODULES: Length width of modules can vary in increments of 18" to 24".
MAX. NO. OF STORIES: 10 Stories
CHARACTERISTICS OF FACTORY: Portable casting facility or central highly sophisticated factory.
SPECIAL EQUIPMENT: Metal casting moulds of adjustable dimensions for the 1/2 unit size modules and cases. 15 Ton factory and erection cranes.
TRANSPORTATION REQUIREMENTS:
Standard truck-trailer for modules. Special trailers to move on-site moulds
BASIC SYSTEM: Monolithic modules includir^ interior partitions sidewalls and poured roof using Chemistress concrete, a special formula of expanding concrete which has accurate structural properties and high performance. Units stacked and final furnished on site.
COMPONENTS: Volumetric modules for living units, 1/2 boxes, including partitions. All servicés and finishing done in plant.
SUBSYSTEM
categorization:
QROUP:
H0USIN6 TYPES: DETACH ED ROW HOUSE MEDIUM RISE HIGH RISE
DOMINANT material: CONCRETE
PRIMARY (STRUCTURAL) SYSTEM'.
AVAILABILITY IN PUERTO RICO'.
production: approx. min./ max. orders FOR FACTORY START-UP.'
FOR ANNUAL PRODUCTION!
COST ESTIMATES: Prototype not cost competitive with conventional construction probably due to construction company, having no previous experience.
REMARKS: Chemistress concrete allows lighter weight. and monolithic pouring of walls of a module plus interior partitions. If Chemistress is available m Puerto Rico at a reasonable price, system could be considered for use. Some problems may be created by this special cement, as for example the tendency of the interior walls to "sweat".
Structural design said to be resistant to hurricane and earthquake loading.
DATE: Aprü 1971
REVISIONS: SINGLE FAMILY MULTI - FAMILY MODEST MASS m
FIRST COMPONENTS TO BE ERECTED ARE ELEVATOR AND STAIRWELL.
A. GENERAL CONCLUSIONS
From the process of review and evaluation of the various industrialized housing systems,there are a number of observations that can be made which lead to conciusions and recommendations. These are put forth in this chapter for further consideration with the aim of encouraging the continued development of an industrial housing industry in Puerto Rico. Because this is one of the first efforts of the Commonwealth government to make a thorough and comprenhensive review of this special and important activity, some of these recomendations quite naturally are tentative and preliminary. It is expected, however,that these conciusions and recommendations will serve as a guideline for continued efforts to increase the level of housing production due to industrialization and that resources will be allocated as soon as possible to the necessary further study of these recommendations.
The focus of most of the recommendations put forth in this report is on the governmental programsthat have had the greatest impact on housing and community development in recent years. The private construction indurtry in Puerto Rico has been very much aware of the probíems and opportunities in the fieid of industrializad housing. Several of the largar construction firms on the Island have taken steps to enter this fieId and this leadership isto be commended and given governmental support wherever possible.
However, the government is begining to recognize that it aíso has an important role to play,and therefore it is important to identify in specific terms the most critical steps that should be taken to fill this role. For this rearan, this chapter places its primary emphasis on potential governmental involvement in the development of an active and vital industrializad housing industry. Through partnership with private industry,this involvement can make greater progress towards improving housing conditions for those in greatest need.
1. Positive Signs
This study and review of housing systems is being done at a time that is judged to be very favorable to the introduction of new technological approaches to housing production. While factory built housing and prefabncation has been attempted a number of times before in the past several decades,the time now seems to be nght for making major advances in this area. Perhaps this optimism may not be supported by futura events, but there are a number of rearans why it is especially appropriate for the government to give most careful attention to programs aimed at improving our capacity to produce housing with advanced technological systems.
It has been clear for many years that numerous obstadas have stood in the way of the development of a more sophisticated system of producing housing using factory methods and advanced technology Oniy through the involvement of the government at the highest lavéis where the necessary financial, legal and political resources exist can these obstadas be overcomed and a significant attempt made to break through the intricate web of deterrents.
This action was taken by HUD when it launched the program "Operation Breakthrough" which has provided the necessary Ímpetus to foster the development of housing programs at both the governmental and prívate lavéis. An atmosphere of confidence and support has now been created, with the premisa of continued federal financial and moral support. As a result, many new ideas are in the process of being devetoped through research and on the production lina, which should lead to significant changas in the way housing is produ'ced. The time is particularly appropriate, therefore, for governmental agencies such as CRUV and ARUV to take the necessary steps to particípate in and to encourage the development of the new housing industry using industrializad systems now that the important prerequisite of federal support has been provided.
A number of other factors contribute to the general feeling that conditions are now particularly favorable to the development of industrializad housing programs. In recent years. Puerto Rico has had a very active and energetic private construction industry that has continually looked for ways to build more and better housing. In fact, ra ma of the local compañías were developing new housing ystems aven before the initiation of the federal Breakthrough program. The private sector of the industry is naturally vitally interested in the development of new expressions of support form governmental raurces, and it is clear that they will not have to be prodded to move in the direction of greater industrialization and improved housing technology. The private side of the "partnership", therefore, more than ready and willing to cooperate with the governmental programs. Several compañías already have begun to make substantial investments in new housing construction systems in anticipation of a growing public and private market for housing that is likely to develop in the coming years.
The national office of the Home Builders Association of América has indicated further support for the development of the housing industry along these linas. The substantial amount of funds that they have made available for housing research provides an additional note of optimism.
Several actions of government agencies aiso point to movement in the direction of improvement of housing technology from that sector. A number of projects of experimental housing have been undertaken in recent years. Construction of housing in the Jardines de Guayama y de Francia housing projects,for example, have employed some new techniques of industrialization. Furthermore,through contracts with CRUV,various private companies that have developed industrialized housing systems have been given some encouragement and an opportunity to put into construction some of their proposals. Fomento Cooperativo has aira been trying to encourage the use of new construction systems and technologies in their programs.
But even though there is this new feeling of optimism, it must be recognized that a number of obstacles to the progress of industrialized housing systems stlll exist and concerted effortsto overeóme them will be needed. A number of these obstacles are quite significant. Among them is the lack of a constant and adequate flow of land that can be made available to large scale builders of housing. It is olear that avalladle industrialized housing industry is going to need a ready supply of improved lots in order for the Commonwealth housing programsto gain the benefits of industrialization. Such a program for providing land for housing does not now exist to the degree necessary.
Another obstacle is the level of housing production that currently exists in Puerto Rico. While the scale of production has increased significantly in recent years, it may still not be high enough to support and encourage the rapid development of an industrialized housing industry. Significant increases in the government's housing program, as well as general economic improvement which would bring many more families into the prívate housing market, could help overeóme this obstacle.
The desired level of industrialization of housing in Puerto Rico implies a much higher degree of coordination between various government agencies. Many builders have viewed the difficulties In dealing with government agencies as a serious obstacle even when dealing with conventional construction. These problems could become worse as the scale of production increases due to industrialization of the housing industry.
Other obstacles may aiso exist. ínsufficient numbers of trained personnel for some aspects of the production and administraron of new housing industry may be a hindrance for some time to come.AIsq^financial support for investment in new production facilities of this kind may be difficult to obtain in the early years of development of the industry. Furthermore, application of standards for construction which are based on conventional housing, and other land use and building controls may cause problems for the development and growth of industrialized housing.
Therefore, a realistic viewpoint about the future, unfortunately, must recognize that these and other obstacles exirt which must be taken into consideration when developing plans for the future. The series of recommendations that follows attempts to set up the conditions which will overeóme many of these obstacles.
8.
RECOMMENDATIONS
Governmental Commitment
The Commonwealth's role in stimulating the development of an industrialized housing industry is vital, as noted previousiy. As the largest purcharser or producer of housing in Puerto Rico, it can yieid considerable power in influencing the direction and character entire industry. By organizing and controlling its segment of the housing market, therefore the government can make the proposals for development of a strong industrialized housing industry a reality.
Moreover, a strong indication of government interest, either through policy statements or through action will tend to energize the industry to move in this direction. This has been shown clearly by the federal government s actions in regard to Operation Breakthrough where a large number of major companies with substantial resources and know-how have entered the housing fieid after the federal government gave industrialization its blessing. It is likely that a similar situation, although at a smaller scale, can occur in Puerto Rico in response to definite action in words and deed taken by the Commonwealth. In light of these possibilities, a strong governmental vote of confidence on this matter is suggested in the recommendations.
Point 1. It is recomemended that the Board of Directors of the Housing Corporation make its position known on the matter of promoting and encouraging the development of industrialized housing systems. They should consider doing this in the following ways:
a. To issue a policy statement after thorough review of the situation, saying that it will give significant support through its programs to advancement of industrialized systems in the housing industry.
b. To establish an overall minimum level of commitment of the sponsorship of the construction of dweiling units by industrialized methods through the various housing programs within the Corporation. This level would be established after a careful and detallad study, but should be of substantial enough size so that it will have real meaning to the construction industry. It is suggested that the level of commitment be between 20 and 30%.
In the USSR, approximately 36% of the housing produced is by industrialized systems, whereas oniy 3% of the housing was industrialized in 1960. There are approximately 300 factorías in operation in Russia to produce housing. In Franca, approxirrtately 45% of its housing was produced by industrialized methods in 1968. In Holland,the figure is 12% but is increasing rapidly.
c. To request that each of separata programs within CRUV, especially those discussed in Chapter I, undertake a careful review of their operations and determine how industrialized housing systems can be of use to their programs and what share of the total overall commitment each one can assume.
d. To set up a special coordinating administrative mechanism somewhere in ARUV or CRUV that can
organiza these initial efforts in determining the specific role of sponsorship, participatlon and commitment of the governmental housing programs within CRUV. Al! programs at CRUV must share in the commitment to support industrialization of housing, or the efforts will be weakened. This administrativa mechanism would aiso give attention to the coordination of activities in industrializad housing with agencies, external to CRUV such as the federal government.
e. To initiate efforts to stimulate interest in industrializad housing public agencies that may have a direct or tangential role, but more important to take specific steps to use its influence to encourage the banking institutions and Fomento to give the most favorable consideration to the financing of production facilities for housing systems, especially those which will contribute directly to the housing programs of social interest.
Point 2. It is recommended that the government's land acquisition program be coordinated with the development of the construction aspects of the housing programs so that there will be sufficient land made available, of adequate size and in the appropriate locations to suit the special needs of an industrializad housing industry. It is particularly important that the government organiza its land assembly efforts so that it does not hinder the activities of the construction industry which must be able to start and complete building projects without serious delays. Therefore, every attemp should be made to have land assembled and the improvements completad well in advance of construction needs.
Because there are soma such special locations and coordinativa aspects of this newly developing industry, an in-depth study should be made of public land resources that are suitable for housing development, in relation to development plans of the Planning Board and in relation to the current and prospectiva locations of housing system factories. Further, a plan should beefourmulated for the acquisition and/or ralease of such land to be coordinated with the programs developed by the governmental housing agencies, as outlined in the first recommendation.
Point 3. As a special opportunity in land acquisition and the coordination with governmental housing programs, it is recommended that any plans formulated as part of the New Communities Program consider the opportunities for the utilization of industrializad housing systems. This may include the possibility of establishing factories for housing within the proposed new community to build the units and to provide continuing employment for its eventual residents. The New Communities Program represents a unique opportunity to overeóme some of the real obstadas to industrialization, particularly the need to build a sufficient number of housing units within a relatively short period of time to be placed in a location that is very close-by the factory. Aggregation of the market and reduction of shipping costs are among the importaht factors involved in developing this industry.
Research and Evaluatlon
Necessary to the development of industrialized housing systems is continuing research in systems building techniques and in the development and testing of new meteríais and new applications of meteríais already in use. The commitment of government to this research, and the open dissemination on the information provided by it, will be a clear indication of governmental interest in promoting and maintaining industrialization of housing as a major factor in housing production.
This research is especially critical as prívate industry usually does not have the necessary financial or personnel resources, not can it be especially dispassionate when making comparisons of the performance of various prívate systems and materials. A prívate company usually is concerned primarily with improving its own product and this will monopoliza most of its research and development resources. Attention must be given aiso to the gathering and development of new ideas, proven through testing and research, with free access to all. Such research, supported by governmental programs of the kind described previously, may encourage prívate industry to invest in the development of housing construction systems.
Point 4. It is recommended that a vehicle for undertaking research be established and supported by the government to promote the development of industrialized housing systems and the testing of new materials. Further study would have to be given to this recommendation before the precise form of this research activity could be described. However, iti is likely that it could include the following new or existing:
a. The creation of a new Instituto of Housing: This institution (which is similar to a recent recommendation of governor Ferre) would be charged with the study, research, and evaluatlon of housing systems. It could aiso engage in developmental research in the area of technology and materials, could construct and test unit prototypes, and could investígate financial and legal obstacles to the industrialization of housing. Members of the staff could aiso provide assistance to prívate enterprise or government agencies in solving special problems that may arise. They could aiso offer courses in existing teaching programs. In general terms, this institute would be similar to those that exist in other countries, such as the Building Research Station in England, the Instituto Torroja in Madrid, and the Baucentrum in Holland and in Argentina.
b. The Urban RenewaI and Housing Administration: One location for housing research, and especially the comparison and evaluation of existing systems, prototypes, and materials, in relation to the needs of the variousgovernmental housing programs, exists now In the Experimental Program in Industrializ ed Housing withing the Office for Long-Range Planning. Among the goals of this program is a commitment to unbiased research and development. The next phases of the ARUV program include the construction of system prototypes for testing. This research and planning program should be continued and strengthened in its resources and capabilities.
The University of Puerto Rico: Another location where research should be undertaken to complement work done by the governmental housing programs is at the University where research in housing can be undertaken in the architecture, engineering, urban planning or other programs and in government to increase their general knowledge and skills in dealing with the systems approach to housing.
Manpower Traíning
The lack of available skilled supervisory personnel could be a major obstacle to the development of an industrializad housing industry. Training programs in both technical skills and operations must necessarily be established to alleviate this situation.
Point 5. It is recommended that a special course or program be University of Puerto Rico on the subject of industrial housing construction systems and costs. This would stimulate the interest of future professionals in the industrialized construction process and would aiso help those now in the construction industry to develop greater skills in building technology. Furthermore, it would be very beneficial to those technical personnel now working in government agencies and would be an important form of "in-service" training. This program could be based on existing professional or academic programs or could be entirely new. A special study would first have to be made of the industry manpower needs and the best location for such a course is the University. Until such a study is carried out, precise nature of such a program cannot be described.
Information and Publicity
The availability and free transfer of ideas and information about industrialized housing methods and about governmental housing programs, especially financial and administrativa procedures, is necessary to the continued development of the industry and for the coordination of the goals of the prívate housing industry and government and prívate housing needs. The Experimental Program in industrialized Housing has, in the past year, initiated seminars as part of its activities. It has aiso made frequent contacts sections of the housing industry both in gathering research material and in presenting information seminars. Promotion of the uses and benefits of the industrailization of housing, however, to the general public has as yet not been undertaken. The Program and prívate industry should attempt to generate favorable publicity to stimulate interest and understanding of industrialization by the public and thereby increase the acceptability of industrialization among the various housing markets.
Point 6. It is recommended that a program of information and publicity be undertaken to inform the public about the benefits of industrialization of housing and to continué to build up the free flow of information between prívate industry and the government. This can be done is several ways,among which are the following:
a. ARUV should establish a centralizad clearinghouse of information as part of its regular respor>sibilities. This would institutionalize the flow of ideas, through newsletters, reports, etc., between the organizations concerned with housing —CRUV,the University, Fomento Cooperativo, the Planning Board and prívate industry.
b. ARUV should continually review the criteria for industrialized systems and should analyze new systems and keep the inventory charts in this report up-to-date, as information becomes available. The inventory of systems is organized so that it can be used by CRUV programs and by prívate industry to evalúate new proposals for industrialized housing systems.
c. The government should encourage the prívate sector to organize construction and management seminars where key personnel can exchange ideas amongst themselves and public officials. The prívate sector aiso should hold public presentations which will publicize new information.
d. The public agencies, and especially those concerned with housing, sponsor and particípate in national and international events, such as seminars, congresses, and exhibitions, to allow fruitful face-to-face interchange to occur. The Experimental Program in Industrializad Housing at ARUV has, in this past year, initiated seminars and visits as part of its basic program. It is expected that this initiative will be continued with increasing support from other sectors of government.
Gritería, Standards and Controls
In the broad ranga of programs of social interest, not all codas and controls, aspacially thosa of tha FHA, apply aqually. On tha othar hand, various approvals of tha Planning Board of Puarto Rico ara raquirad for avary projact constructad on tha Island. Industry should ba mada fully awara of tha critaria and standards by which proposals to tha govarnmant will ba judgad. Thasa critaria should ba subjactad to constant raviaw for aach program to maka sura thay raflact tha currant program damands and raalitias of tha housing situation. Most important is tha assuranca that final accaptanca or rajaction will always ba basad on a caraful raviaw of tha costs and banafits as raflactad by tha astablishad critaria. Tha proposad Instituta of Housing could assist in tha raviaw of standards and construction mathods.
In tha and, quality in housing can oniy ba dafinad by tha dagraa to which tha housing unit sarvas to fulfill tha naads of its usars. Whila it is axtramaly difficult as yat to maasura this dasign quality, lat alona to astablish standards for tha maasuras basad on usar naads, tha first staps must ba takan. Tharafora, a significant part of tha housing rasaarch and invastigation rafarrad to praviously should ba in tha araa of rasidantial and unit dasign, aspacially in ralation to usar naads among tha low-incoma groups.
Point 7. It is racommandad that a spacial raviaw be undartakan of all axisting standards and controls which hava a potantial impact on industrializad housing systams. This raviaw should giva particular attantion to tha condition which axist in Puarto Rico and should raflact tha Commonwaalth's situation rathar than tha practica in othar countrias. Such a raviaw should rasult in raalisticand banaficial modifications of axisting codas and controls still insuring a high laval of planning, construction, safaty and adaquacy of all naw housing davalopments.
Prívate Sector of the Housing Industry
Implicit in all of the abova discussions ara tha various rolas and rasponsibilitias of tha privata housing industry in implamanting tha widaning usa of industrialization of housing in Puarto Rico. Whila no spacific recommandations ara mada for tha privata sector, it is clear that is must antar tha housing fiaid with dafinad goals, and adequata rasourcas and procaduras for achiaving thasa goals. It should raalistically considar tha naads of tha total housing markat in Puarto Rico, and within that contaxt defina its product and tha tachnologies and procassas raquirad for production. Tha racant actions of tha privata housing industry indicata that it is wall awara of thaopportunitiasand hasalready takan such staps.
Tha privata sector should particípate fully in tha various govarnmant rasaarch and aducational programs to allow thasa to oparata within a raalistic contaxt and to ba applicable to the naads of tha housing industry. Tha privata sector should aiso utiliza and particípate in tha fraa intarchanga of- information among all partías intarastad in housing, and in improving tha quality and availability of housing. This involvas usa of, and contributions to, tha proposad claaring-housa of industrialization and housing information, as wall as tha promotion of saminars and boards to axhanga ideas and information both for Puarto Rico and aisawhara.
Tha privata sector itsalf should sponsor rasaarch to improva the quality of construction tachniques and systams dasign. Idaally tha rasaarch program should includa both intarnal corporata rasaarch togathar with tha devalopmant of naw systams and products undartakan in partharship with public agencias fundad by industry contributions.
Finally, it is incumbant upon privata industry to maka a claar commitmant to work with thosa sactors of govarnmant concernad with housing of social intarast,to provida more housing for all tha paopla of Puarto Rico.
Definitions of Industríalized Housing Systems Terminology
Prefabrication: Is the production of certain components of the building to be erected at a prior-determined location in the structure, replacing in-site construction or assembly of these elements. The prefabrication may occur off-site or on-site prior to use. Large-scale components are usually produced according to a specific order for a specific building project when repetition of shape or function occurs. This saves the time and labor that on-site (in-place) repetition would require and usually allows a higher level of quaüty control to be obtained. Use of prefabricated elements can impose littie change on planning and management methods. Prefabrication or pre-assembly of small-scale building elements and espetiaüy subsystem pieces, for example doors and frames, has been part of tradiíio;">al building processes for a long time. These elements tend to be those that are relatively standarized throughout the industry and whose form and use do not vary. Therefore they can be manufactured in advance in large volume production.
Relationalized Conventional: Building procedures utilize prefabricated or standardizad building components to a limitad extent, but more importantly, are organized and applied with a higher degree of scheduling and cost control than the traditiona! construction process. Careful management and organization of these procedures is an advantage as they save time and cost. Another advantage is the low or non-existent capital in plant and production machinery. Changes from one project to the nexí are thus easy to accomplish as the design and construction scliedule can be reorganizad each time. Required, however, is a pool of skilled, yet lowerwage labor to underíake the work.
Industrializad Building:
Building System:
Is a method of production based on mechanized processes of a repetive character. Repetition may take the form of continuous production of similar parts or the use of a highiy organized process to achieve desired end-products. Repetition or standardization is a means by which costs are reduced and quality improved. It particularly affects fabrication and erection efficiencies and the unit cost of components materials and hardware. Industrializaron is the process of applied technology which provides the key to implementing technological innovation.
The total building, or distinguishable segments thereof possessing individually, the characteristics of a system.
Building systems are divided into the following classes, employed throughout the worid:
Frame Systems; Spatial partitioning and supporting functions are assigned to two different groups of elements. The supporting functions are allotted to a skeletal frame, whose interstices are closed up with non-supporting panels.
Paneis systems. Fíat panels having the size of a wall section or of entire walls serve as spatial partitioning and simultaneously as supporting structure.
Box systems. The components of these systems cónsist of room-sized cells, which serve both to endose volumes and to carry loads.
In accordance with the weight of the components,these systems classes are further subdivided into heavy systems and light systems. Heavy systems employ building materials with a weight per volume of over 1000 kg/m3 ,while light systems employ those under 1000 kg/m3. Heavy building systems employ the following materials: concrete, brick.
Light building systems employ the following: wood, plaster, asbestos-cement, foam substances, plastics,aluminum, cardboard, and as skeleton material, steel.
System:
Components:
The ready-made structure is a special case; here a combination of a building system with a definitiva plan type is offered at a fixed price by a general building contractor.
Integrated components performing, in an aggregate, some specific function. All manufactured building products with controlled dimensions on a surfaces inténded to interface with other building components or materials.
STAGES IN CASTIN6 A WALL COMPONENT
COIG N E T
BUIL0IN6 WITH COMPONENTS
1— ENTIRE OUTSIDE WALL COMPONEMT
2— WINDOW COMPONENT (WITH SHUTTERS)
3— FRONT OOOR COMPONENT WITH LETTERBOX AND LI6HTING
4.. INSIDE WALL COMPONENT
8._ DOOR COMPONENT
6- FRAME COMPONENT
7.. SANITARY COMPONENT
8.. FOUNDATION COMPONENT
9.- CEILING COMPONENT
10. ROOF COMPONENT
II.. LIFT SHAFT COMPONENT
I2._8TAIRWAY COMPONENT
Module:
Basic Module (M):
Unit of length specified for the dimensional coordination of components, equipment and other parts of a building.
Unit of measure, currently four (4) in., as established by USASI A62.1. Dimensions based on the basic module shall carry the suffix M. e.g.6M =24".
Nominal Modular Dimensión: Dimensión of the modular space into which the component is coordinated. The actual dimensión of the component will be somewhat less to allow for joining tolerances.
Coordination:
Modular Coordination:
Subsystems:
The achievement of systems, components, equipment and other parts which assemble into a finished building without the need for additional modification.
Coordination achleved through a dimensional discipline based on the basic module.
Are the enclosure, mechanical, and service systems not part of the main building system which is the structural and space defining system. Subsystems often defined in relation to the major system are the exterior enclosure subsystem if not part of the structural system; the interior partition system aiso if not part of the structural system; the electrical and communications subsystem; finishing subsystem; and the air handiing subsystem. The integration of certain of these subsystems into the components of the major system depends on a number of factors including the size and complexity of the basic components. An example of subsystem integration is the inclusión of the electrical system in concrete structural paneis during factory casting. Subsystem integration saves on-sites labor, but requires greater control over production and erection tolerances and especially exacting jointure design. Many industrialized building systems are designed to be compatible with on "interface" with, a number of subsystems or subsystem component not included within the defined system itself. Other systems cannot accept any other systems or components than those designed as part of the system and are referred to as "closed systems". The other extreme, the ideal "open system", implies the ability to use any components from any system together to produce a building project. In reality, most systems are somewhere between as the start of this section indicates.
Performance Criteria:
Operation Breakthrough:
The criteria are in most cases quantitative definitions of various aspects of system performance which permit evaluation of compliance by measurement or rational analysis. In some cases, however, where present knowledge does not permit quantitative definition of performance,the definition is qualitative, and subjective professional judgment must be substituted for measurement or analysis. Since the function of housing is to serve the need of the occupants,the ultimate objective is to define the performance of a housing system in terms of user requirements. Performance can be defined at various leveis with respect to the user. For example performance criteria may be written for a window in terms to light, heat and sound transmission, image distortion, and structural strength and stiffness. However, the performance of the same window could be evaluated by criteria which are defined at a higher level. Adequacy of light transmission could be determined in terms of criteria for light intensity in the space illuminated by the window. Adequacy of sound transmission in terms of criteria for acoustic environment, and adequacy of heat transmission in terms of criteria for atmospheric environment. Imagine distortion could be related to aesthetic requirements, and structural strength and stiffness could be evaluated in terms of criteria for user safety, ease of maintenance, and durability. Performance may be defined at an even higher level in terms of life and task support at appropriate leveis of safety, economy, and sensory comfort. Thus, a hierarchy, of performance statements can be developed where each level represents a particular solution derived from the level above it.
Is a new research and demonstration program of the Ü.S. Department of Housing and Urban Development aimed at improving the production of housing — bringing into the industry the modern approaches in technology, design, land use, materials, marketing, financing, and overall management, in quality housing for people of all income levels.
The program is now in its prototype constructlon phase. Groundbreakings have been held at all nine sites situated across the country to provide a geographic dlstrlbution, as well as a varying set of urban and economlc situations to provide for máximum opportunity to demostrate the possibilities of the housing systems selected.
The program, as Research and Technology in its broadest sense, attempts to show that government can be catalyst to stimulate an industry to new directions and to greater effort in solving a critica! national need, ai! without compounding existing problems.
A MODULAR VOLUME
THE BEMIS CUBICAL MODULAR CONCEPT
^4 NOMINAL y
THE SANITARY SYSTEM OF A BUiLDING CONSTITUYES A SUB-SYSTEM
conversión factors
Length
lin = 25.4mm
Ift = 304mm
lyd = 914.4mm
Area
1 sq in = 6.45 sqcm
1 sq ft = 929 sq cm
1 sqyd= 8,361 sq cm = 0.8361 sqmetre
Volume
1 cu in = 16.39 cu cm
1 cu ft = 0.0283 cu metre
1 cu yd= 0.765 cu metre
Capacity
lpt= 0.568 litre
1 imp. gal = 4.546 litres
1 imp. gal = 1.2009 US gal
1 US gal = 0.833 imp. gal
Weight
loz = 28.35g
11b = 0.4536kg
Icwt = 50.80kg
Iton = 1.016kg= 1.016 tonnes
Density
llb per cu ft = 0.1602kg per cu dm
1 metre = 1.094 yds
1 metre = 3.28 ft
1 metre = 39.37in
1 sq. metre = 10.764 sq ft
1sq metre = 1.196 sq yds
1 cu metre = 35.314 cu ft
1 cu metre = 1.308 cu yds
1 litre = 1.7598pt
1 litre = 0.22 imp. gal
1 litre = 0.264 US gal
Ikg = 2.2051b
1 tonne = 0.984ton
Ikg per cu dm = 62.431b per cu ft
BIBLIOGRAPHY
Annual Report
Urban RenewaI and Housing Administration
Box 20591
Rio Piedras, Puerto Rico 00928
Estadisticas sobre Construcción Planning Board
San Juan, Puerto Rico
Minimum Property Standards for Multi-Family Housing - FHA No. 2600
U.S. Department of Housing and Urban Development
Washington, D. C.
Guide Criteria for the Design and Evaiuation of "Operation Breakthrough" Housing Systems
U.S. Department of Housing and Urban Development
Washington, D. C.
Developing New Communities, Application of Technologicai Innovations
U.S. Department of Housing and Urban Development
Washington, D. C.
Industrializad Building
50 International Methods
R.M.E. Diamant, Msc
London Iliffe Books Ltd
Systems Building
An International Survey of Methods
Thomas Schmid / Garlo Testa
Frederick A. Praeger Inc. Publishers 111 Fourth Ave. New York, N.Y. 1003
Building Design & Construction
5 South Wabash Ave.
Chicago, III. 60603
February 1970 and September 1970 issues
Trends in the Industrialization of Building Department of Economic and Social Affairs
United Nations, New York
Modular Coordination of Low-Cost Housing Department of Economic and Social Affairs
United Nations, New York
Modular Coordination in Building
M. Rogar Gregoire
The New Architecture and the Bauhaus Walter Gropius
Prefabricación
Walter Meyer—Boha
Prefabricación en hormigón
K. Berndt
Area of Planning Federal Programs - 1969
Puerto Rico Planning Board
"A Decent Heme"
The Report of the President's Committee on Urban Housing
"Technical Studies"
The Report of the President's Committee on Urban Housing
Experimental Housing Programa — Programming and Budget Office
Banco Obrero — Republic of Venezuela
"Overseas Building Notes" #97 and #98
Building Research Station - Tropical Building Section
Garston Watford, England
The New Building Block; a Report on the Factory — Produced Dweiling Module Cornell University, Ithaca, N.Y., 1968
Housing from the Factory Cernent and Concrete Association London, England, 1962
Large Panel Buildings — Gyula Sebastyen
The Hungarian Academy of Science — Budapest, 1965
London — Publishing House
Centre Scientifique et Technique du Batiment, Paris
Several Publications
Vol. 4 8 No. 5 — Operation Breakthrough — May 1969
U. S. Department of Housing and Urban Development
Mobile Homes
Margaret J. Drury
Batiment d' Habitation Prefabriques en Elementsde Grandes Dimensions
Professor Bohdan Lewicki — Paris, 1970
Viviendas de Material Plástico Vitro—Kali, Vitro—Fibras, S. A. México, 1970
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ERRATA
Dr. Miguel Santiago Meiéndez — Administrator
Edna Torres de Ranck — Sub-Administrator Miriam Bobadilla de Rodríguez Assistant Sub-Administrator
Acknowledgments, first paragraph, Bth line should read: immeasurable importance in makingthis report..."
Last paragraph, 2nd line should read: the expectation of ARUV. "
Part B, second paragraph, 4th line should read: ..current rates of growth of inadequate housing..."
Last paragraph, Ist line should read: fact that. " , the
Part'b, 2nd from last line in paragraph should read: .. Housing, and attended conferences and meeting at various other public and private educational. "
Second paragraph, 4th line should read: .. the physical and psychological..."
Second paragraph, 4th line should read: equipment efficiency. "
Part f, first paragraph, Bth line should read: .. at dwailing unit level. .. "
Part h, last paragraph, 3rd line should read: ". Centre Scientifique et Technique du Batiment. "
Scale of Industrialization, line b should read: ". is scale of components and finishing operations..."
Climate, line a should read: ".. hurricane and seismic stresses. "
Line c should read: ". Systems which produce médium and high-rise. "
Rerñarks, 3rd line should read: "suitable plan flexibility. "
Basic System, 4th l ine should read: "... Windows reduce mounting errors."
Basic System, 6th line should read: are used, conventional subsystems." paneis
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Special Equipment, 2nd line should read: ". steam curing, overhead factory cranes, erection cranes."
Basic System, 2nd line should read: "Floors either precast paneis or..."
Remarks, Ist paragraph, 2nd line should read: ". to withstand considerable seismic disturbances."
Page 44: Special Equipment, Ist line should read. "Automatic table & battery casting & steam curing..."
Page 46: Transportation Requirements, should read. "Trailers to carry 25.30 ton loads.'
Basic System, 3rd line should read: "Joints welded and grouted..."
Remarks, 2nd line should read: ". mounting and jointure of the system."
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Components, Ist line should read: ". through aligned box walls for high-rise.
Special Equipment, 2nd line should ^^read. "... moulds, factory and erection cranes."
Seventh paragraph, 4th line should read. ". some of the local companies were developing new housing systems..."
Part 8, first paragraph, 3rd line should read. "... in influencing the direction and character of the entire industry."
Point 2, line 6th should read: 'Therefore, every attempt should be made..."
Point 5, Ist line should read: "...a special course or program be established at the University of Puerto Rico on the.
Second definition should read: "Rationalized Conventional:. "
Seventh definition, first paragraph, 3rd line frorh last should read: "Image distortion...
Second from last paragraph, 2nd Une should read: "Walter Meyer-Bohe."
