5To.- The Honorable Mayor Stoddard and Members of the City
Commission
N
The attached draft ordinance was reviewed by the Environmental Review and
Preservation Board at its meeting on January 19, 2010. The Board recommended that the
amendment to, the City Code be adopted.
There was discussion related to the definition of manufactured home and modular
buildings. In further research there are distinctions between these two types of
construction.
On July 20, 2010 the City Commission raised concerns about the potential for the
construction of a group of houses that all looked the same. There was a request to change
the ordinance to prevent this from occurring. This change has been made in the proposed
ordinance.
Manufactured home means a building, transportable in one or more sections, which is
built on a permanent chassis and designed to be used with or without a permanent
foundation when connected to the required utilities. The term also includes park trailers,
travel trailers, and similar transportable structures placed on a site for 180 consecutive
days or longer and intended to be improved property.
Modular buildings are built in sections at a factory. Modular buildings are built to
conform to all state, local or regional building codes at their destinations. Sections are
transported to the building site on truck beds and then joined together by. local
contractors. Local building inspectors check to make sure a modular building's structure
meets requirements and that all finish work is done properly.
The draft ordinance has been changed to allow for new definitions of these two
construction methods: Manufactured homes and Modular buildings.
The draft ordinance has been amended to provide penalties and timeframes for public
property damage restoration. These changes have been indicated as bolded and double
underlined for added words and the deleted words have been double
RECOMMENDATION
It is recommended that the attached draft ordinance be approved on first reading.
Attachments:
Draft Ordinance
PB Minutes Excerpt 912912009
PB Minutes Excerpt] 112412009
ERPB Minutes Excerpt 111912010
PB Minutes Excerpt 512512010
E -mail: Precast concrete walls stand up to scrutiny
Affordable Green Residence Prototype 111512009
TJV /SAY
Z: \Comm Items\2010 \8 -3 -10 \City Code Amend Chap 7 Construction CM Report.doc
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ORDINANCE NO.
An Ordinance of the Mayor and City Commission of the City of South Miami,
Florida amending the South Miami Code of Ordinances by adding Section 7 -17
entitled "Type of Construction Required of All Principal Buildings" and Section 7 -18
entitled "Staging of construction and damage to public property, rights -of -way, alleys
or easements and trees and landscaping" to Chapter 7 "Buildings" in order to list the
types of construction allowed and prevent damage to public property; providing for
severability; providing for ordinances in conflict; and providing for an effective date.
WHEREAS, there are a number of types of construction allowed under the Florida
Building Code; and
WHEREAS, during the past several decades the type of construction has expanded
to include construction types that are now appropriate for the construction of single family
houses as well as other types of buildings; and
WHEREAS, prefabricated concrete, precast concrete, poured -in -place concrete,
steel panel and modular buildings allow for construction of buildings that may be at less
cost per square foot than conventional construction; and
WHEREAS, other types of construction are as strong or stronger than
conventional construction types; and
WHEREAS, the Environmental Review and Preservation Board at its meeting on
January 19, 2010 recommended the amendment to the City Codes; and
WHEREAS, the City Commission desires to accept the recommendation of the
Environmental Review and Preservation Board and enact the aforesaid amendment.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE
CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1. The City Commission hereby approves amending Chapter 7 of the City's Code
of Ordinances entitled "Buildings" by making the following amendment:
Chapter 7 BUILDINGS
Section 7 -17 Type of Construction Required of All Principal Buildings.
a. All principal buildings erected within the city shall be constructed pursuant to the
requirements of the Florida Building Code including High Velocity Hurricane Zone
requirements as amended its revisions and interpretations and pursuant to all other
applicable codes and be constructed primarily of
1. Wood Frame construction
2. Concrete block construction
1 3. Prefabricated concrete or precast concrete construction
2 4. Poured -In -Place concrete construction
3 5. Steel panel construction
4 6. '"` '" "'9",'1a A" - f @tw@ µ Modular buildings construction
6 b. Definitions.
7 1. Manufactured home means a building, transportable in one or more
8 sections, which is built on a permanent chassis and designed to be used
9 with or without a permanent foundation when connected to the required
10 utilities The term also includes park trailers, travel trailers, and similar
11 transportable structures placed on a site for 180 consecutive days or
12 longer and intended to be improved property. (Manufactured homes and
13 mobile homes are prohibited under Section 7 -17 of this Code.)
14
15 2. Modular building construction shall mean that form of construction
16 is built in sections at a factory. Modular buildings are built to conform
17 to all state, local or regional building codes at their destinations. Sections
18 are transported to the building site on truck beds and then joined
19 together by local contractors Local building inspectors check to make
20 sure a modular building's structure meets requirements and that all
21 finish work is done properly
22
23 3. Mobile home shall mean homes built in a factory that conform to a
24 Federal building code, called the HUD code, rather than to building
25 codes at their destinations. Mobile homes are built on a non - removable
26 steel chassis Sections are transported to the building site on their own
27 wheels Segments are not always placed on a permanent foundation.
28
29 c. Buildings_ constructed as manufactured homes and mobile homes shall not be
30 permitted.
31
32 d. Design variety required.
33 1. When multiple single family houses are proposed for construction at any
34 location, there shall be design variety provided among the houses In no
35 case shall the same design for a house appear on property closer than three
36 hundred (300) feet in any direction of the property of any similarly designed
37 houm
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39 Section 7-18. Staging of construction and damage to public property, rights -of -way, alleys
40 or easements and trees and landscaping.
41
42 a. Construction of any type shall be done in such a way as to avoid damage to public
43 propertyrights -of -way, alleys or easements and trees and landscaping. Delivery of
44 preconstructed portions of a building- shall be scheduled such that the vehicles
45 delivering the preconstructed pieces are not too large for the streets accessing the
46 project Cranes and similar equipment shall be positioned so as not to damage
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existing trees or landscaping on the project property or public property, rights -of-
way, alleys or easements and trees and landscaping.
b. Any public property, rights -of -way, alleys or easements and trees and landscaping
damaged by construction or trees and landscaping on the project property so
damaged shall be repaired replaced corrected or otherwise fixed within thirty
(30) calendar days of the occurrence of the damage by the general contractor,
project owner or successor in ownership or the property shall be liened for the
full cost of the repairs replacement or correction of the damage and there
shall be no issuance of a certificate of completion or certificate of
occupancy for the project until all damage has been repaired, replaced or
rre t
Section 2. All ordinances or parts of ordinances in conflict with the provisions of this
ordinance are hereby repealed.
Section 3. If any section, clause, sentence, or phrase of this ordinance is for any reason
held invalid or unconstitutional by a court of competent jurisdiction, this holding shall not
affect the validity of the remaining portions of this ordinance.
Section 4. This ordinance shall be effective immediately after the adoption hereof.
PASSED AND ADOPTED this day of , 2010
ATTEST:
CITY CLERK
APPROVED:
MAYOR
1 st Reading —
2nd Reading —
READ AND APPROVED AS TO FORM
AND SUFFICIENCY:
CITY ATTORNEY
COMMISSION VOTE_
Mayor Stoddard:
Vice Mayor Newman:
Commissioner Palmer:
Commissioner Beasley:
Commissioner Harris:
Z: \Comm Items\2010 \8 -3 -10 \City Code Amend Chap 7 Construction Ord August 2010.doc
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 8:00 p.m.
The Pledge of Allegiance was recited in unison.
II. Roll Call
Action: Chairperson, Mr. Morton requested a roll call. Board members present
constituting a quorum:
Present: Mr. Cruz, Ms. Young, Mr. Morton, Ms. Yates, Mr. Whitman and Mr. Farfan
(came in late).
Absent: Mr. Comendeiro
City staff present: Thomas J. Vageline (Planning and Zoning Director), Sanford A.
Youkilis (Planning Consultant), Maria Stout -Tate (Administrative Assistant II), Lourdes
Cabrera - Hernandez (Principal Planner), Mark Goldstein, Interim Assistant City Attorney.
III. Administrative Matters: Mr. Youkilis stated that the next meeting will be held on
Tuesday, October 13, 2009, and will include an item on the continuation of a restaurant
which was non - confirming on the Best Miami Hotel. You also have an invitation on the
Cambridge Lawn District Marker Celebration set for October 10, 2009 at 10:00 p.m.
Mr. Youkilis introduced Mark Goldstein as the interim Assistant City Attorney
Motion: Mr. Morton moved to hear the item PB -09 -024 first. Seconded by Ms. Young.
5 ayes, 0 nayes.
Motion was passed as presented.
IV. Presentation to the Planning Board
Mr. Carlos Barsola and Mr. Bret Leon came to speak about changing the language in the Land
Development Code so that this company could be able to build pre - constructed houses within the
City. These houses would fall under pre -cast and not pre- fabricated. These types of prototypes
would be built to withstand hurricanes. The language as stated says that pre fabricated housing is
not allowed in the City.
Planning Board Meeting
September 29, 2009
Page 2 of 14
Mr. Morton questioned if this pre -cast system meets the requirement of the Florida Building Code.
Mr. Leon stated that all the structures made would meet all the requirements.
Ms. Young wanted to know what type of cost would it be for a 3 bedroom 2 bathrooms. Mr.
Barsola stated that it would be approximately $140.000.00.
Mr. Youkilis stated that pre - manufactured homes are not permitted in the Code. Mr. Youkilis
stated that the Mayor requested that a presentation be made to the Planning Board.
Mr. Cruz asked if the City has any rules about the way a roof needs to be made in a residential area.
Mr. Vageline said that if the Board was interested in this subject that the Board would have to make
a motion.
Mr. Cruz asked if this issue could be handled without using a motion; just bring in some
information to the Board just to look-it over.
Mr. Vageline stated that staff could provide the information.
Mr. Bob Welsh came forward and stated that these gentlemen were interested in getting approval to
legalize large pre -cast components.
Mr. Morton closed the section of the presentation.
Z: \Comm Items \2010 \8- 3- 10\PB_Minutes_9 -29 -09 Excerpt Chapter 7.doc
CITY OF SOUTH MIAMI
FANNING BOARD
Action Summary Minutes
Tuesday, November 24, 2009
City Commission Chambers
7:30 P.M.
EXCERPT"
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:35 p.m.
The Pledge of Allegiance was recited in unison.
II< Roll Call
Action: Chairperson, Mr. Morton requested a roll call. Board members present
constituting a quorum:
Present: Mr. Comendeiro, Mr. Farfan, Mr. Morton, Ms. Yates, and Mr. Whitman,
Mr. Cruz, and Ms. Young
Absent: None
City staff present: Thomas J. Vageline (Planning and Zoning Director), Lourdes
Cabrera - Hernandez (Principal Planner), Maria Stout -Tate (Administrative Assistant
II), Mark Goldstein, City Attorney.
V. New Business
Mr. Vageline stated that the proposed wording for an amendment of the City Codes of the City
of South Miami, Florida. The purpose is to allow for the use of some different construction
methods for the construction of single family houses as well as other building types. The
additional methods include:
Prefabricated or precast concrete construction, and
Poured -In -Place concrete construction.
Mr. Vageline stated that in City Code Section 7-17, Type of Construction Required of All
Principal Buildings the following would be considered:
a. All principal buildings erected within the city shall be constructed pursuant to the
requirements of the Florida Building Code, as amended its revisions and interpretations,
and pursuant to all other qpplicable codes and be constructed primarily of.
1. Wood Frame construction
2. Concrete block construction
3. Prefabricated concrete or precast concrete construction
4. Poured -In -Place concrete construction
5. Steel panel construction
b. Buildings constructed as manufactured housing /mobile homes or manufactured
(modular) buildings shall not be permitted.
Mr. Vageline stated that the construction people who came before this Board in the recent past,
had spoken about the Prefabricated or precast concrete construction, and Poured -In -Place
concrete construction, and that is being developed in local areas. Mr. Vageline stated that these
ideas might be useful in the near future and could possibly assist with housing for lower
income.
Mr. Vageline stated that these ideas would be given to the ERPB and then the City
Commission and upon their desire; it would then be acted on. Mr. Vageline wanted the
Planning Board to be aware of this subject matter.
Mr. Morton asked if wood fame would be listed. Mr. Vageline stated that it was not but it
could be listed. He went on to suggest prefabricated concrete or precast concrete should be
listed separately..
Ms. Yates asked if this item would come back to the Board. She wanted to know about
modular homes. Ms. Yates stated that as a green alternative modular construction might be the
type of homes that we might be seeing in the future.
Mr. Whittman inquired about the back yard sheds. He asked if this would bother this issue.
Mr. Morton asked about manufactured housing (i.e. trailers), if they would be able to be placed
in the City. Mr. Vageline stated that it is prohibited in the City.
Z: \Comm Items\2010 \8- 3 -10\PB Minutes 11 -24 -04 Excerpt Chapter 7.doc
4
I. CALL TO ORDER
Action: Mrs. Mark (Vice Chair), called the meeting to order at 9:15 A.M.
II. PLEDGE OF ALLEGIANCE
Action: The Pledge of Allegiance was recited in unison.
III. ROLL CALL
Action: Mrs. Mark performed roll call.
Board members present constituting a quorum: Mr. Trautman, Mrs. Mark, Mr. Bedell, Mr. Jude and
Mr. Rivera.
Board members absent: Mrs. Morales - Fernandez, Mr. Chandler and Mr. Balli.
City Staff present: Mr. Thomas J. Vageline (Director, Planning & Zoning Department), Mrs. Lourdes
Cabrera - Hernandez (Principal Planner), Mr. Marcus Lightfoot (Permit Facilitator), Ms. Alerik Barrios
(Assistant) and Ms. Maria Stout -Tate (Administrative Assistant II).
IV. NEW BUSINESS:
Mr. Vageline gave a detailed description on the objectives of each presentation.
Applicants: Mr. Barsola and Mr. Leon
The applicant commented that the main objective is to make a change in the Land Development Code
to allow precast or prefabricated homes. It is believed that the construction type will build better
quality homes that are "green" and make the costs more efficient.
The applicant commented that the property owner was interested in building better quality homes that
are more cost efficient. He commented that the construction method would benefit by reducing the
ERPB Mins 1 -19 -2010
Pg 1 of 3
issues with the inclement weather and minimize the impact on the construction site (spillage of dirt
and concrete).
The applicant commented that in South Florida, the citizens are faced with hurricanes and a hurricane
hardened home could reduce the price of home insurance.
The applicant gave a brief presentation of a prototype of a house.
Mr. Trautman questioned if there has been a study conducted on the waste factor. The applicant
responded that a study has not been done, but obviously when using forms that are being reused there
is no waste factor.
Mr. Trautman questioned if an angle slab is placed with a crane and if there is any disadvantage to the
position of the crane on the site, and if there is another roof system instead of a concrete slab for -the
roof. The applicant responded there is a hybrid system, which uses concrete walls that then goes back
to a conventional type of roof structure using trusses. He commented that the trusses could be designed
to withstand the hurricane winds; it does limit the size of the panel. Typical homes do use a crane to
move the homes trusses, and the panels could be designed for accessibility for the project.
Mr. Trautman questioned if there will be different requirements for employees that will be working
with the prefabricated structures and if the seems (joints) of the panels are exposed. The applicant
replied no. He further commented that the joints can be hidden using score marks, but that is an issue
that needs to be looked at. Mr. Trautman questioned if the foundation is conventional. The applicant
responded yes.
Mrs. Mark was concerned in bring the large precast items into the neighborhoods. She commented that
the construction trucks bringing in the trusses take out trees and sometimes the driver goes over
concrete medians. Mrs. Mark questioned how the concrete roughs in the keys are precasted or is it
transported in. The applicant responded that to employ the precast you cannot tell the difference from
a precast home and traditional.
Mr. Trautman questioned if the Board has any action on the presentation. Mr. Vageline replied that the
Board is being asked to provide some feedback by the City Commission since their background is
more technical in the area.
Mr. Trautman suggested that in Sec.7 -17 (6) be added stating Manufactured housing and
Manufactured modular buildings. He then suggested that (b) should say Buildings constructed as
mobile homes shall not be permitted.
Mr. Jude questioned if there is a reason letter (b) was included why letter (b) is stated the way that it is.
Mrs. Mark responded that it is to make a distinction.
Mr. Bedell questioned if Sec. 7 -17 already exists or is there now a new section. Mr. Vageline
responded that it's either a reserved section or it ends at 16 and this will be added. Mr. Bedell
questioned where the location of the permissive text was and what is now allowed. Mr. Vageline
responded there is no permissive text as of this moment.
ERPB Mins 1 -19 -2010
Pg 2 of 3
Mr. Vageline commented that there is a section in the Flood ordinance that states, Manufactured
homes and mobile homes are prohibited under section 20- 1.3(c) of the LDC. He commented that if we
adjust to allow number 6 we would also make that change in the Flood ordinance. Mr. Trautman
agreed.
Mr. Bedell questioned if the interior walls are finished like a conventional wall. The applicant
responded yes. Mr. Bedell questioned how steel panels fit in. Mr. Trautman responded that steel panels
go under the modular buildings.
Motion: Mr. Trautman move to recommend that section 7 -17 be adopted with the change in Section A
that, all principal buildings be removed. In section 7 -17, number 6 should be added allowing for
manufactured and manufactured buildings and letter (b) should state Mobile homes shall not be
permitted. Mrs. Mark amended that there needs to be verbiage on the delivery and environmental
ramification in using any system as described as prefab concrete construction or manufactured
modular buildings. Mrs. Mark seconded.
Vote: 5 Ayes 0 Nays
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ERPB Mins 1 -19 -2010
Pg 3 of 3
Regular Meeting
Tuesday, May 25, 2010
City Commission Chambers
7:30 P.M.
EXCERPT
I. Call to Order and the Pledge of Allegiance to the flag
Action: The meeting was called to order at 7:40 P.M.
The Pledge of Allegiance was recited in unison.
II. Roll Call
Action: Chair Yates requested a roll call.
Board members present constituting a quorum: Mr. Morton, Ms. Yates, Mr. Comendeiro,
Ms. Young, and Mr. Whitman. Board members absent: Mr. Farfan and Mr. Cruz.
City staff present: Mr. Thomas J. Vageline (Planning & Zoning Director), Sanford A. Youkilis
(Planning & Zoning Consultant) and Ms. Alerik Barrios (Secretary).
Deputy City Attorney: Mr. Mark Goldstein
III. Administrative Matters:
Mr. Youkilis informed the Board that the next meetings will be on Tuesday, June 15, 2010,
Tuesday, July 13, 2010, Tuesday, August 31, 2010 and Wednesday, September 29, 2010. He
further informed the Board that there are extra staff reports available for both of the items that
are on the agenda.
Ms. Yates informed the Board that since the meeting is a quasi-judicial hearing the Deputy City
Attorney will be swearing in those who wish to speak.
The Deputy City Attorney then swore in all persons who will be testifying.
Planning Board Meeting
May 25, 2010
Page 2 of 2
IV. Planning Board Applications/Public Hearings
V. New Business:
(1) Review of two proposed City Code amendment ordinances which prescribe the various
types of construction permitted in the City including prefabricated concrete construction
and manufactured homes; and specifically prohibiting mobile homes.
Mr. Vageline informed the Board that the Acting City Manager requested the Board to review
the two proposed ordinances to see if the wording was acceptable. If no adjustments are to be
made then the legislation will move forward to the City Commission.
Mr. Whitman questioned if one of the items is in regards to floods. Mr. Vageline responded that
the first ordinance creates a new section in the City Code under "Buildings ". However, the
second ordinance amends the flood ordinance, which states that manufactured homes and mobile
homes are prohibited. The Code needs to be adjusted to the new wording that allows
manufactured homes, and includes that mobile homes as prohibited. Mr. Whitman recommended
that there be a definition of mobile home be placed in the Land Development Code.
There were no other comments.
ZAComm Items\ 2010 \8- 3- 10\PB.Minutes.5.25.2010 Excerpt Chapter Tdoc
Page 1 of 6
Carlos Balzola
From: Bert Leon [BLeon@rviarch.com]
Sent: Wednesday, November 04, 2009 2:19 PM
To: Carlos Balzola; Carlos Balzola
Subject: Emailing: Precast—concrete wail.htm
F�_I tamnahav mm
Precast concrete walls stand up t® scrutiny
Fast. Efficient. Strong. Precast concrete walls cut building time, offer better
insulation and stand up to hurricane winds.
By JUDY STARK, Times Homes and Garden editor
Published October 13, 2007
If you've ever baked a big, thin pan of gingerbread, then cut it into rectangles and stood them up to
create the walls of a gingerbread house, you already understand how a precast concrete home is
built.
The walls are poured in frames in a factory, with window and door openings cut out. They're taken to the homesite on a
flatbed truck and swung into place by cranes, then bolted together.
Maybe you're used to seeing workers building walls out of masonry block at residential construction sites around
Tampa Bay. Keep an eye out for those cranes and those swinging walls.
Why? Speed of construction, for one thing. "It can cut about a third off' construction time, says contractor Steven
Fernald, who's working on a project in South Pasadena.
Two more reasons cited by Jim Niehoff of the Portland Cement Association outside Chicago: "Energy efficiency and
disaster resistance." Those are sweet words in hot and hurricane -prone Florida. A precast home, Niehoff says, "is a
veritable fortress."
A time saver
Verne Packer stood in the garage of one of the townhomes he's building off Pasadena Avenue in south Pinellas. The
exterior walls are made of precast concrete, 5 inches thick and two stories tall, with 3/4 -inch rigid foam insulation and
5/8 -inch drywall on the inside.
11/5/2009
Page 2 of 6
"This building went up in four days," he said, referring to the three -unit building, one of seven that will be the Villas at
Date Palm. With masonry-block construction that would have taken three weeks, he said. "These walls have a wind
rating of 295 mph."
He pointed out the steel corner plates that tie the wall panels into the floor joists and roof trusses.
Inside, he gestured to the windows and glass doors. "We installed all the windows in this three -unit building in one
day," he said. "We can cut three weeks out of the construction schedule." In an industry in which time is money, that's
significant.
To "dry in" the building - walls, trusses, roofing, interior framing, windows and doors - took three weeks, a task he
estimated would take six to seven weeks with masonry construction.
The concrete panels reduce sound transmission from one unit to another and have a two -hour firewall rating. The walls
have an energy rating of R -18 to R -20. The code - required minimum is R -13.
Natural disasters, pressure from the insurance industry, changing building codes, consumer demand for safer, more
energy - efficient homes - "all this pushes us more and more toward production materials and designs that sustain
human life and reduce damage," said Brian Miller of the Precast/Prestressed Concrete Institute in Chicago. "Precast is
one of the best materials and building systems to do this."
A similar system has been used for years in commercial construction. Highways, bridges and parking garages are
common precast projects. Precast is common in residential construction in Europe.
Industry experts enumerated these benefits of precast construction:
- Less onsite construction waste.
- No need for a materials staging area, scaffolding or a large work area.
- No weather delays.
- No need to protect the product from rain while it cures at the jobsite, since it arrives cured from the factory.
- Fewer workers required to assemble the house.
- No termite problems.
- The home's thermal mass keeps it cooler in summer, warmer in winter.
11/5/2009
Page 3 of 6
-It can be engineered to withstand high wind loads in hurricane -prone areas..
Changing perceptions
Coastal builders have traditionally been masonry-block builders to meet the hurricane wind loads, says John
Blanchard, general manager of Manning Building Supplies in Lakeland, which is supplying the Quick Wall precast
system for the Date Palm project. But builders in Central Florida are "stick builders" - they frame their homes in wood.
Or they did, until Hurricane Andrew did its worst in 1992, and until seven hurricanes in 2004 and 2005 blitzed through
the state and inland builders began to seek a more hurricane -worthy form of construction.
In 1993, just 3 percent of all new American homes had above - ground walls made of concrete, and most of those were
in Florida or Texas. By 2003 that figure had climbed to 12 percent, and the Portland Cement Association estimates that
by 2010 it will be 25 percent.
Manning's factory opened seven years ago, and there are several other precast manufacturers in Central Florida.
Although it's less important in the current slow real estate market, the speed of construction is a selling factor Manning
is counting on when the market rebounds. "We can put up a 2,500- square -foot house in half a day, as opposed to two
weeks in block," he said.
Brian McElroy, president of McElroy Construction in Valrico, has been building precast homes exclusively for four
years now. He just completed an 11,000- square -foot custom home in less than six months, a task that would take up to
a year in block.
A 3,500- square -foot model he opened last weekend in Dover, packed with other energy - efficient features, has been
certified "green." He expects the utility bills will be less than $100 a month.
Blanchard estimated that a precast home is 5 to 7 percent more expensive to build than a comparable block home.
McElroy says there's no difference in price. "A lot of the builders we have put it as an option to the owner: I can have
you in a precast house quicker," Blanchard said. Add to that lower utility bills and high wind resistance, and it's an
appealing economic option for some buyers, he said.
Ready for weather
"It's not indestructible but close to it," said Mike Brinegar, vice president of the Cornerstone Group's townhome division
that is building the City View townhome project in Tampa.
11/5/2009
Page 4 of 6
"Block is hollow. This is solid. It's not going anywhere. It's built like a concrete vault," he said. He also cited fire safety
and energy - efficiency: "Even while it's under construction, it's cool inside with no air," he said. "You notice the
difference right off the bat."
In case of storms, "it far exceeds any 120 -mph wind code," he said. "The main thing is not necessarily the wind but
what's in the wind that you're worried about. Windborne debris bounces right off."
Precast panels can be as wide as 30 feet and can weigh as much as 16,000 pounds. They come from the factory
individually numbered so it's clear which one gets installed where. Once they're in place, finishing the home is very
similar to working in masonry construction, Fernald said. Building inspectors are familiar with the construction system.
Precast works best on a site where cranes can easily get in and swing the panels off a flatbed. It's harder in a narrow,
urban infill site with utility wires overhead.
It's also unforgiving of errors and poor measurement. Each panel is poured to exact specifications, with windows and
doors and electrical boxes cut out. There's no wiggle room here if something is off - even by an in "The planririg has
to be pretty accurate," said Fernald, the contractor. "Things are where they are."
Brian Bock, vice president of Dukane Precast near Chicago, said precast will make its mark "by how quickly we build a
quality product that's energy - efficient. We provide the whole gamut of solutions."
The new interest in precast doesn't spell doom for the block industry. "All concrete systems have been gaining in
market share in recent years, mostly at the expense of wood- framing," Portland Cement's Niehoff said. "Masonry has
more than held its own, particularly in areas such as South Florida. I think developers and builders will pick a given
system based on whether or not they feel it offers the most viable economic solution to their particular construction
challenge. Some of the variables involved will be availability of trained labor, proximity of manufacturing facilities and
construction schedule. In other words, I think each system will have its niche."
Judy Stark can be reached at (727) 893 -8446 ormailto:href =.
Three precast projects
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- -The Villas at Date Palm is at 790 LaPlaza Ave. Sin South Pasadena. There will be 30 townhomes in seven_.. __
buildings: three bedrooms, 21/2 baths, two -car garage, elevator shaft/safe room, Simonton Storm Breaker windows.
There are three floor plans, ranging from 2,075 to 2,590 air - conditioned square feet. Prices start at $395,000. Web site:
http: / /www.thevillasatdatepaim.com /. Information: (727) 341 -2224.
—City View, a 138 -unit townhome community, is at 4821 Bristol Bay Way, Tampa. There will be 17 one- and two -story
buildings; units have two or three bedrooms. There are four floor plans, ranging from 1,140 to 1,438 air - conditioned
square feet. Prices start in the $160,O00s. Web site: http: / /www.cityviewtampa.com /. Information: (813) 248 -8500.
-- McElroy Construction of Valrico has just opened a 3,500- square -foot model precast home at 5008 Durant Road,
Dover. It is open 10 a.m. to 6 p.m. Monday through Saturday, by appointment Sunday. Phone: (813) 657 -2211. It is a
certified "green" home with many energy- saving features and materials. The furnished, decorated model, on a one -
acre homesite, is priced at $877,000. The company's Web site is http : / /www.mcelrovcustomhomes.com /.
FAST FACTS
Pouring it on
Mercedes Homes recently used poured -in -place cast concrete walls at two models at Grand Hampton, off Bruce B.
Downs Boulevard in New Tampa..
A "birdcage" made of metal reinforcing bars is built around the perimeter of the slab where the home's exterior walls
are to go. Then aluminum forms are placed on either side. Imagine a sandwich: The forms are the bread and the rebar
is the filling. Concrete is pumped in, in one continuous pour, 6 inches thick, to create the home's walls. Once the
concrete has cured and dried - likely within a day - the forms are removed.
Although .this construction method costs about $3,000 more than a comparably sized block home, it has the same
advantages as precast panels, customer service manager Matthew Longenecker said: high wind resistance, ability to
withstand windborne debris and high energy efficiency.
Elsewhere on the web
-- View a video showing a precast home under construction at http: / /%~.precast- homes.com/ (click on "watch a
video ").
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-- See a precast wall resist a.2 by 4 fired by an air cannon at 105 mph (the equivalent of hurricane winds of 230+ mph)
at http: / /www.fpcaweb.org /.
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