Building &co issue n2 by Antoine Kaldany

Bu il din g & Co | O c tobe r 2012

Contents

Photo © Michel El Esta Cover. Aerial photo of the Lebanese coast, filling the shoreline to create a new beach.

Building Without Barriers P. 6 What do Arab Architecture and Urbanism Have to Offer to the World P. 10 Co-Ownership and the Law P. 14 “Trompe L’Oeil” P. 16 Working at Heights P. 20 Fire Protection: From Concrete to Finalization P. 28 Building Managment System P. 32 Buildings from the Sky P. 35 Smoke Managment Systems P. 40 Construction Materials P. 42 Mr. Reinforced Concrete P. 50 B u i ld i n g & Co | O c to b e r 2 0 1 2

Editorial We will rise stronger! There is no doubt that a couple of years ago, construction and real estate largely boosted and greatly enhanced the growth of our economy. These two sectors also played a major role in attracting foreign direct investment (FDI) to our country. On another hand, we must admit that this growth can be a double-edged sword because economic growth also led to an unprecedented rise in prices and inflation in construction costs, limiting buyers to a privileged and lucky few, mainly wealthy expatriates or Arab foreigners. Suddenly since 2011, the market completely changed. From an international perspective, the financial crisis that hit the world in 2008 had many indirect effects on the Lebanese economy. Although our banking sector was quite secure and very well prepared to face and overcome the storm, we could not escape the worldwide recession that reduced the purchasing power of investors. Regionally, the Arab Spring raised some hopes, and the struggle for freedom created a certain dynamism, but reality hit rather quickly. It has become clear now that restructuring and structural reforms will need some time and we are consequently witnessing a steep decrease in demand in the construction and real estate fields. Locally, political tensions, daily security incidents and internal instability, also led to a loss of confidence and had a negative impact on this market. By relating the facts, my objective is not to be pessimistic but realistic in order to build plans for the near future. Lebanese businessmen are known to be world experts in extracting and finding opportunities from within crises. Our reputation to adapt promptly to change needs to be urgently implemented. Promoters and contractors need to understand the new market demands and manage their investments strategically and accordingly. Buyers are becoming mainly local and are very sensitive to quality and prices, while looking for small flats with the best building amenaties. Green construction seems to have become â&#x20AC;&#x153;the flavor of the dayâ&#x20AC;?. We are moving to a niche market where quality, differentiation, added value, taste and futuristic architectural designs, will be the main drivers and motivators of the construction and real estate markets of tomorrow. I am confident that we will are able and willing to overcome this difficult obstacle and will definitely rise stronger than ever before! Dr Fouad Zmokhol

President of the Lebanese Businessmen Association (RDCL)

General Manager Nassib Nasr Managing Editor Daniella Mazraani Aizarani

Layout & Design Echo s.a.r.l. Copy-Editor & Translator Kamal Fayad

Photographer Michel El Esta

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Consultant Alec Ibrahim Printing Chemaly & Chemaly Tel: 01-510385/6 - Fax: 01-510387 chemaly@chemaly.com www.chemaly.com

Edition Apave Published quarterly Apave Tel: +961-1-283072 Fax: +961-1-295010

We appreciate your comments: Please CONTACT US. we need your input with any suggestions or comments at: buildingco@apaveliban.com

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THEME OF THE YEAR

G eo rge Xa nt h o p o u lo s

A rc - E n - C i el H ea d of P ro g ra m

Pat r ic k Tay a h C i v i l E n g i n eer

Building without barriers (figure 03)

The theme of this year’s International Day of Persons with Disabilities (December 3, 2012) was: “Removing barriers to create an inclusive and accessible society for all”. Barriers can take a variety of forms, including those relating to the physical environment or to information and communications technology (ICT), or those resulting from legislation or policy, or from societal attitudes or discrimination.

1- Context: We all have, at some times in our lives, difficulties in accessing some places because their design hinders easy mobility. A person with a broken leg, a parent with a stroller, an elderly person, a blind person, a crutch or wheelchair user, are all “reduced mobility” people, who all need “barrier-free” buildings and infrastructure.

(figure 01)

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(figure 02)

(figure 04)

The requirements, for a more convenient and safe environment for all the population, are neither strange nor hard to implement.

The slope of any path should not exceed 1:20 (5%). Curb ramps must be built up to overcome changes in level between the pavement and the road. (figure 02)

2- Urban design requirements:

c. Parking: The minimum width of an accessible parking space should be 3.60 m, containing an access aisle of 1.20 m wide that can be practically used by two adjacent cars.

a. Obstructions on streets and sidewalks: Plants, trees, overhanging signs, garbage bins, wires, bollards, and water drains, should all be placed outside the path that people use to travel. The minimum width of a clear unobstructed path should be 0.90 m (wheelchair user); the minimum height of a clear unobstructed path should be 2.20 m (sightless person). (figure 01) b. Pathways, ramps and crossings: Tactile guide strips (or tiling) should orient a sightless person when travel routes change direction; or around obstructions; or at changes in level (stairs).

For small changes in levels, 2 cm changes with rounded edges and 4 cm rise with a slope of 1:3 can be provided.

(figure 03)

3- Architecture design requirements: a. Vertical displacement (ramps, elevators, stairs, handrails). Any vertical displacement should have two alternatives: stairs with handrails or ramps. An elevator is used when spaces are not available for the length of a ramp. Ramps should be 0.90 meters in width and should not exceed 1:20 (5%) slope; they should have handrails on both sides mounted at an elevation of 0.70 m from the floor, and, ideally as close as possible to the stairs. The table below details the relation between the slope and the length of the ramp. SLOPE

MAX. LENGTH

15 m

10 m

10 %

12 %

The elevator’s minimum internal dimensions should be 1.10 m X 1.40 m; the door opening should not be less than 0.90 m; a handrail should be mounted on the three internal sides at 0.80 m from the floor; the control panel and the call buttons should be mounted at 0.90 m from the floor; all buttons should be embossed to be easily identifiable by touch; a sound and a light signals should alert sightless and hearing-impaired passengers simultaneously; a landing and waiting space in front of the elevator’s door should be at least 1.40 m X 1.80 m large. (figure 05) (figure 05)

Slopes and ramps should have an edge of 5cm to avoid wheels of going out of the passageway. (figure 04)

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THEME OF THE YEAR

A tactile marking strip should be placed at the top and bottom of the stairs and should be at least 0.50 m wide. (figure 06)

(figure 06)

The minimum width of a stairway should be 0.90 m. The maximum riser should be 0.15 m and the minimum tread should be 0.30 m. Handrails must be installed on both sides of all stairs and mounted at 0.90 m from the floor. The handrail should have a diameter of 40 mm and must have a clearance distance of 50 mm from the wall.

All edges should be flush or rounded and should not protrude more than 40 mm.

b. Horizontal displacement (entrances, doors, corridors, restrooms). All entrances, doors and corridors in buildings should be 0.90 m wide. Free space landings in front of main entrances should have an area of 2.00 m X 2.50 m at the least. Operational devices on doors, such as handles, should be easy to grasp with one hand and located at a 0.90 m height from the floor. Corridors receiving high-traffic (two ways circulation) should be 1.80 m wide. In restrooms, a turning circle of 1.50 m diameter is recommended inside the restroom; for this reason, the minimum internal dimensions of a public restroom must be 2.50 m X 2.50 m. (figure 07)

4- Types of buildings and percentages

Grab bars should be mounted at a height of 0.70 m from the floor, on: - The wall behind the water closet, - The side wall nearest to the water closet, - The side wall of a bath-tub, - The side wall of a shower - The wall behind a bidet - Floor surfaces should be non-slip and carpets should be securely fastened.

In parking areas, 2% of the places should be reserved and adapted for handicapped persons (as per the below table)

(figure 07)

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(figure 08)

All common spaces in all types of buildings should be designed to accommodate guests with disabilities; and must incorporate all the requirements listed above. However, in residential buildings (including hotels), 1 in each 20 units should completely adhere to these requirements.

Total Parking Spaces

Designated Accessible Parking

1 to 25

26 to 50

51 to 75

76 to 100

101 to 150

151 to 200

201 to 300

301 to 400

401 to 500

501 to 1000

2 % of total

1001 and over

20 plus 1 for each 100 over 1000

Commercial shops and offices having a habitable area of more than 150 m2 should conform to the abovementioned requirements for entrances, doors, stairs, elevators and must have at least one restroom for people with disabilities on each floor. (figure 08) Assembly halls, movies and theaters should designate 1% of the total number of places to people with disabilities; without neglecting all entrances, doors, stairs, elevators and at least one restroom on each floor.

In educational buildings, all teaching, administrative and recreational facilities should follow all the previously mentioned requirements and at least one restroom on each floor should conform to these standards. In sport halls, at least one shower room, one rest room and one changing room should follow these requirements and spectators areas should designate 1% of the total number of places to persons with disabilities.

References: - Decree No 7194, 29/12/2011 - Experts committee created by decree No 53, 23/05/2002 - SOLIDERE, Design manual for a barrier free environment, 1998. - Circulaire InterministĂŠrielle nÂ°DGUHC 2007-53 du 30 Novembre 2007

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VIEWPOINT

Dr. Wa lid Ah med Al-S ay yed

What do Arab Architecture and Urbanism Have to Offer to the World? This is a question that Dr. Mariam Younes from the United Nations Human Settlements Programme, UNHABITAT, asked during the first international conference organized in collaboration with UN-HABITAT and the Kuwaiti government between 7-9 of May 2012. In truth, the question was asked about Arab cities in particular, and in a manner that verged on being “provocative” and inspirational. For Dr. Mariam, in her capacity as one of the main sponsors of the World Urban Forum, posed this question in order to stimulate the attendees at the end of the conference which focused on studying environmental, climatic and housing issues, in addition to the role that municipalities play in managing conservation and development projects, as well as formulate a clear idea that reflects the inclinations of those who support Arab urbanism before the sixth symposium is held at the end of the year. Modern architecture of Beirut Central District, Lebanon.

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The question contained many outward and hidden meanings. It inwardly hinted at the presence of a great deal of confusion in the policies used to administer Arab cities, and the opposing tendencies that exist between culture and modernity. It also strongly pointed to the issue of the identity of Arab cites and the prevailing tendencies affecting them which must be made clear as we approach the third millennium, all within the context of globalization; do Arab cities want to remain at the mercy of struggles between cultural influences and modernity in all aspects and on all levels? Or do successive administrations, and the blame cannot be cast on a single one, want to work on developing urban environments that favor culture and authenticity, especially with the spread of tendencies in many Arab cities where modernity was fully espoused and “spider webs” of highways were built, rendering those cities true cosmopolitan cities awash with urban plans that resemble their jumbled and inharmonious social constructs, transforming them into quasi “global villages” that rely on consumerism and where immigrant neighbors barely know one another? Are there plans and systematic policies that control the rate of growth and development in Arab urban areas, or are development and growth left unsupervised, outside the purview of adequate policies, to chaotically advance without interim plans that govern them, and norms that regulate and pave the way for their development within an economic, demographic, transportation, social and political framework, that not only serves to change the material reality and urban landscape, but also envisions ingenious solutions for the various environments that Arab cities possess? It is truly a long, multi-faceted and complicated question akin to the field of urban, environmental and civic planning, especially since the tendency in the modern world is to espouse the

concepts of sustainability, green architecture and ecofriendliness, in addition to the classic notions dealing with urban planning. At the same time, this question is ever-present on the minds of all academics and professionals who attend conferences and seminars, while it remains a question that emanates from selfcriticism, review and analysis of the relationship with one’s psyche.

and claim that it still applies now and will apply in the future, despite the many differences that the present holds in comparison regardless of the position that one might take concerning these arguments that were all the rage in classic academic circles of the 1970’s and 80’s, “an era which the Arab world transcended even before the Western one”, according to a colleague from the University of Berkley in California, who spearheaded the critical discourse analyzing the Arab cities and the

The aerial skyline of Dubai.

The question might seem inconsequential; for some might say that urbanism is temporary and subject to changing equations dependent on location, time and environments; not one environment but many that transcend superficial perceptions and give each “city” its own characteristics that make “local” urban centers and worldly ones different to an extent that renders the original question of Arab influence a moot point. In this context, Arab cities have their own rules and peculiarities, and are in no way compelled to introduce themselves to the world more than any other urban centers in the different countries of the globe. Those who hold Arab urban centers and cities with great esteem, especially when it comes to their Islamic heritage, might enthusiastically proclaim the “Muslim city” worthy of long winded glorification as an example of the classic Arab city, in the traditional sense, and lecture about the “constructs” and mechanisms that these cities were built upon, despite the role that circumstances, time, place, physics and demographics played in erecting them. These foundations and mechanisms might then get tied to Islamic laws in an attempt to bridge the gap between a past and a present that are different in substance, content and form – in the best of cases. Those same lecturers might also champion the classic Arab urban model, in all its peculiarities,

Kingdom centre tower in Riyadh, Saudi Arabia.

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VIEWPOINT

VIEWPOINT constructs on which they were built. Therefore, we must not dwell too long on these arguments alone and should instead concentrate on collectively reviewing the past, present and prospects for the future. This stance, or stances must fall under the purview of a Planification Council that spans the whole Arab region; as one attendee of the conference suggested in formulating the symposium’s closing statement, there is a need to form a planning body for the whole Arab world, with a legislative mandate, as well as the task of presenting philosophical and hypothetical ideas prior to any regional committees being formed to oversee or execute.

Skyscrapers and office buildings of the Doha Financial District Skyline, Qatar.

From this perspective, the original question raises other pertinent questions over the identity of the party or institution that is qualified to ask questions of that weight and caliber in the absence of a “body” tasked with monitoring, criticizing, and overseeing the tendencies taken in Arab urbanism, and the problems engendered when it comes to identity and westernization. Also to be discussed are the cultural aspects, and the value of heritage and authenticity when compared to the consequences of modernity. Because the question was asked within an overlying context of offers presented by researchers, academics, and professionals in order to study, research and understand the state of Arab urbanism as influenced by local administrative bodies, which clearly showed the presence of conflict between policies and local administrations in regulating the tendencies prevalent in Arab cities. On one end, developmental policies seem to be “fragmented” in many an Arab city, where they often conflict, or come to duplicate previous ones, which often leads to many projects being relegated

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to oblivion as a result of “administrative” tug-of-wars, while the bank accounts of those in power grow richer, as do those of the network of beneficiaries who take advantage of improvised pragmatism and planning decisions. This leads us to the following issue that no one ever spoke about before the Arab Spring took hold and Arab populations rose to recover their public rights and usurped public property seized by those in power; namely corruption. While the subject of politicizing urbanism is one that every urban planner and architect avoids, and here by politicizing we mean the process of decision making and the unequal “paternally oppressive” relationship that exists between the politicians and those who control public funds on one end, and the budgeting of developmental projects on the other. Politicizing urbanism in this sense was and remains a taboo subject, that would inevitably lead to suspicions of corruption at the highest levels of power, while the mafias of decision makers disallow any form of criticism or accountability when it comes to evaluating urban planning and the attempt to link the administrative failure of developmental projects with the webs of corruption and the mafias that usurp public funds which pose the greatest danger on the future of Arab cities that suffer from an unprecedented level of congestion, overcrowding, unemployment, under-development, and absence of planification for future development. The main question raises many sub-questions, yet the answer still requires thought and discussions. The same question and other points of discussion might be raised at the first annual meeting of the Arab Architects Critics Association which will be held on the 9th of July at the University of London, and will be attended by Arab professors, thinkers, academics and researchers from various universities of the world, in addition to members of the constituent assembly. The Arab Architects Critics Association was formed as the result of an unprecedented initiative in the history of Arab modern architecture in order to initiate discussions, and was established in London on the 17th of September 2012 by the architect Mishari Bin Abdullah Al Naim, who is a professor of architectural critique at the university of Dammam, in cooperation with the author of this article, and the collaboration of a number of academics, researchers, and architects interested in developing the field of architecture and setting guidelines for its critique, in addition to stimulating the general cultural framework within which functions Arab architecture, while defining the path towards a better future for

Bahrain Financial Harbour in the centre of Manama, Kingdom of Bahrain.

the field, through learning from past experiences and analytical and critical analysis of current trends. In the process of answering the question within the time available at the closing session of the conference, it became clear that, at the present time, “Arab city” did not specify a single type of urban environment, but many Arab cities that were affected to varying degrees by factors such as culture and westernization. It thus becomes difficult to claim the presence of a single “model” for Arab cities that could be neatly folded and taken to the sixth symposium in Italy to show it off for the whole world to see. Throughout history maybe, this has never been the true state of architecture. What can be said is that Arab cities possess many intrinsic riches which can be studied to find the proper framework from which to start. But all this is subjected to the effects of the prevailing political mentality and the nature of urban administrations which both control the ideas that serve as foundations for the city’s character, its organizational framework and the effects that these factors have on its citizens view of the past, and its relationship with the present and future. Thus, the city no longer is considered a limited physical space through which one can manipulate and affect, maybe even block and hinder the interior’s access to external factors. What happens in reality is akin to a limitless, invisible overlap between different cities, let alone cultures, whereby cities become stages for ethnic and cultural pluralism. This said, the principle fulcrum for the search of the Arab city’s identity, as was proven by the author of this article in his answer, and the focal and common point between all Arab cities regardless of geographical location, is their shared culture and heritage that emanate from a single religion, language, customs, traditions, and

inherent social norms, which all can be used as points of reference to begin answering the question of identity and analyze the equation of heritage versus modernity so that safe limits can be established to ascertain the level to which some Arab cities have gone in over embracing modernity and westernization. In conclusion, and after presenting the main issues that define the question, one must undertake to continuously discuss and argue on a personal level first and with others through conferences, specialized seminars, and international and local venues where ideas, expertise, experiences and lessons all meet and may be used to make to word “city” a “genus” of its own belonging to an international heritage born from experience, leadership and continuous scientific research which the Creator has endowed humanity with the capacity of achieving, and through which leading research nations achieve superiority over stagnant ones that content themselves with singing the praise of past glories and refuse to accept new ideas. This was the purpose of establishing the Arab Architects Critics Association and the striving to organize its first annual meeting on the 9th of July in London. This is but a first step on a promising path that would facilitate dialogue and criticism and do away with the cult of personalities in the Arab architectural field where a few individuals have dominated thought for decades and have advanced their own personal interests and expanded their glories at the expense of new architectural ideas and foundations that govern the study of architecture and its critique. Establishing the proper methodology and encouraging criticism are two of the main goals of the Arab Architects Critics Association and its two main aspirations!

Source: - Translated from Al Hayat

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LAW REGULATION

Anto in e J . Hat em Atto r n ey at L aw

Co-ownership and the Law Co-ownership of common areas in buildings, resulting from the division of floor lots, is a concept characterized by a unique combination of property held in joint and compulsory undivided ownership and distinct and exclusive properties. Each co-owner has an individual and exclusive right to use his lot and, in that capacity, exercises all rights pertaining to his standing as owner of that piece of real estate while, at the same time, being a co-owner of the common areas in the building.

imposes clauses that cannot be changed by the buyer. Furthermore, these regulations, in general, are put in place by the builder of the edifice who inserts clauses that are to his advantage. It is regrettable to note that in a large number of cases, some co-ownership regulations contain unfair clauses that all parties are forced to accept under the pretext that they were validated by the Land Registry Office, whose vigilance is sometimes suspect.

This concept of co-ownership, associated with the ownership of an apartment, is, in fact, a new one and resulted from a combination of distinct factors: industrialization and urbanization. Population growth and the housing crisis engendered by a decrease in rent properties as a result of protective legislation that favors renters who benefit from exceptional laws that remain in place for decades, in addition to the spike in land prices, led to this type of concepts being espoused.

Without dwelling too much on these issues, the Legislative Law establishes a legal framework for subdivided buildings that is applicable to the cabins (chalets) that are so well known in Lebanon. The law mainly deals with the classification of common areas in buildings and in private areas as well (i) and gives the co-owners association an important role in the management of the property (ii).

Classification of common and This is particularly true in Lebanon where legislation was private areas in buildings

put in place in 1983 to regulate co-ownership under the provisions of Legislative Decree 83 dated September 16 1983 and entitled “the ownership of apartments, floors, and chalets in subdivided buildings.”

Buildings are comprised of two types of areas; common areas (A) that can be collectively used, and private areas (B) exclusive to each of the co-owners.

The provisions of this Legislative Decree are essentially binding policy provisions that leave owners with little room to maneuver. In this sense, the question arose as to whether co-ownership regulations were similar to a traditional agreement between parties or more closely related to a membership agreement. In reality, they are closer to the latter whereby the buyer of a lot finds himself forced to accept the terms of the co-ownership regulations without the possibility to negotiate or amend them. This reflects the fact that the law

A – The Common Areas: One must review the first article of the aforementioned law to find references dealing with the common areas of a subdivided building. The common areas are further divided into two categories, natural common area and restricted-use common areas. - Natural Common Areas: Article 7 of the law defines such areas as the land on which the building was erected, the building structure, pillars, bearing walls, entrances, facades,

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elevators, etc…It should be noted that this definition, although not exhaustive, is in fact binding and cannot be disputed or changed by the parties. - Restricted-Use Common Areas: The same article (7), in its second clause, nonexhaustively defines these areas as all the conduits, plumbing installations, car parks, doorman quarters, etc…The ultimate use of the area thus determines if it is a private or common area. B – Private areas Article 1 of the law defines private areas as those that are exclusively used by one party. We must realize that this definition is incomplete and it is necessary to resort to the law and jurisprudence in order to extend this definition to the lot’s interior sections, such as separation walls, on which this private classification also applies. Other areas are more difficult to define and are of a more hybrid nature, such as main doors and windows, the interiors of which are considered part of the private area, while their exterior is considered part of the common areas. These classifications are critical because each owner will exercise his right of ownership accordingly, while it is the co-owners’ association’s responsibility to guarantee compliance with these classifications.

II – The Co-Owners’ Association It is the most important body in matters relating to coownership. It inevitably exists in buildings comprised of more than two lots; with the co-owners being fullfledged members in it. The association is considered to be a legal entity and therefore can seek legal relief in court. This, is an important aspect that exemplifies the importance accorded to it by the legislators. The functions of the co-owners’ association are addressed beginning with article 35 of the Legislative Law which classifies its functions based on the nature of the legal acts in question, all the while distinguishing between administrative and disposal/modification functions. -Administrative Functions: They encompass administrative duties including maintenance, upkeep, the replacement of all equipment needed in the common areas; such as machinery,

elevators, heating and cooling equipment, as well as matters relating to common plumbing installations, water reservoirs and fuel for collective use. It should be noted that the association’s decisions must receive an absolute majority of votes as opposed to decisions relating to the disposal or modification of the property, which require either a unanimous or a qualified majority. -Disposition and Modification Functions: When taking decisions relating to the disposal or modification of the edifice, the association must take decisions unanimously, except in matters pertaining to the constructions of additions to the building or when the building needs to be sold in case it was destroyed and a unanimous decision by the co-owners to rebuild it is not reached. In each of these two cases, the association can take decisions with a favorable majority vote of 75% of those present. It is important to note that the co-owners’’ association’s legal competency is limited to matters dealing with the common areas. The private areas, which are the exclusive property of each of the co-owners do not fall under the purview of decisions taken by the association. This can sometimes lead to legal confusion in court cases in order to determine the party who has the right to seek remedy, whereby a co-owner can be represented on an individual basis, and the association legally represented as well. These situations reflect the hybrid nature of the articles mentioned in the Legislative Law which lead to a large number of lawsuits caused by a law in need of updating.

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M a r ie – Anto in et t e El C h b eir

F i n e A r ts & D eco rati ve Pa i nti n g E xp er t

“TROMPE L’OEIL” 3

“Trompe l’oeil” Painted Optical Illusion (deceive the eye) is an art technique involving extremely realistic imagery and/or painting in order to create an optical illusion that depicted objects exist in three dimensions. Forced perspective is a comparable illusion in architecture. (Ref: Wikipedia). As an artist and an expert in design and execution of indoor interior decorative paintings, I consider this field to be a method by which one could convert a common and plain white interior, into a personalized ambiance that reflects the owner’s taste and preferences whilst bringing in artistic proficiencies and experience in order to open up spaces and windows, thus making the occupant travel to new worlds to explore new perspectives while sitting in the comfort of a living, dinning, bedroom or even bathroom. This art technique mainly consists of technical phases that need to be respected and performed in stages in order to achieve ultimate results both artistically and technically. Like any other type of painting, everything begins with the white canvas on which the artist explores all of his/her potentials and applies his/her most refined artistic senses. As for Trompe l’oeil, the wall becomes a canvas be it made of concrete, gypsum, wood or any other construction material; for what surely matters in such cases is for it to be well prepared and polished to perfection both in terms of geometry and coating materials. Therefore, undercoating substances usually used as primers in any type or form of painting are considered of great importance and comprise a crucial phase in

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the process of wall or canvas preparation in order to guarantee a lasting and permanent piece of art that would decorate interiors virtually forever. That process should then consist of applying the primer on a clean virgin fully dry surface that should always be kept humidity free followed by a filler coat that is left to dry and then thoroughly polished to be again covered by a layer of undercoat that can be subsequently painted with a final coat of Acrylic or Oil base paint that suits the type of artistic works to be executed. In case any of these stages are neglected, not implemented or even implemented using low quality coating materials, damage would quickly appear as the paint starts to completely peel off the wall, requiring that the work be redone from the very beginning. As for the design phases, they consist of an extensive consultation process that includes all parties involved in the development of the basic design ideas and orientation, from the owner, to the interior designer and the artist, who would transform everyone’s collective vision into a unique piece of art that suits the general atmosphere of the interior through the use of samples from the selected types of curtains, fabrics, floor colors and materials, while focusing on the required overall interior design theme. Then the process of execution begins whereby each type of artistic transformation would differ from the other in terms of type of materials used and artistic skills imparted on the project which, of course, completely depends on the artist’s senses, imagination, and experience.

1 Column in three different kind of false marble,ceiling in false wood and wall in degraded color patina. 2 False stone on all the walls. 3 Bleu patina on wood and wall (Em Sherif restaurant). 4 Full portrait with scenery on canvas continued on wall (Yasmina restaurant) 5 Horizontal false wood with fake hanger. 6 Old gesso on wall, painting on canvas, false stone on the separation wall (La Parilla restaurant)

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(Em Sherif restaurant) Painting continued on wall.

Old gesso patina on wall.

Bleu patina on wall.

Old patina on plaster.

Old gold patina on frame.

Old patina on column.

Old wood patina.

Ceiling in naif painting.

(La Parilla restaurant) 18

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MEDICAL

Cami lle Ai zarani , MD

Working at Heights Falls on construction sites resulting from working at heights constitute one of the biggest hazards for construction workers and are a leading cause of fatalities in the construction field. In 2009, the Bureau of Labor Statistics reported 605 fall-related fatalities and 212,760 serious injuries among construction workers in the US. The cost for workers’ compensation and medical expenses has been estimated at $70 billion (Centers for Disease Control and Prevention, 2012). Even when falls from a height do not result in death, they often leave the worker disabled and unable to resume work for the remaining of his life.

The 3 steps hierarchy: What to do when there is a potential risk of fall? Working at a height is defined as working in any location whether at, above or below ground level, where the worker is at a risk of being injured if he were to fall from his work area. These work areas may include working on bandstands, flat roofs, ladders, at ground level adjacent to an open excavation, climbing onto vehicles or mobile plants, etc…

1. Eliminate the risk Ask Yourself: Can the work be done on the ground? Think early on during the design stages about installing handrails and guardrails and planning on using tools with long handles and lifting structures from ground level. 2. Isolate the risk Ask Yourself: Is elimination impractical? Then Isolate. A number of steps can be taken to isolate workers from the hazards of working at heights including using edge protection methods such as guardrails, scaffolding, using mobile work platforms, waist high barriers, fixed ladders

Minimizing the chances of a hazard include attempting to reduce the distance or the impact of a fall. For this purpose, fall-arrest and restraint systems can be implemented. Safety nets or airbags, soft landing systems and protective footwear can be used.

Who to HIRE for the job? A competent worker does not only mean a worker who has more experience working at heights, but one who also possesses the adequate knowledge and training. Competent workers assist managers in the following: • inspecting the working site • identifying potential hazards and reporting them • advising on the needed measures to be taken to ensure their safety

WATCH OUT! Other hazards that may impact work at heights include: • • • • •

Electrical shocks and electrocution Falling objects Manual handling of objects Environmental hazards Plant machinery malfunctions

3. Minimize the likelihood of risk Ask Yourself: Are elimination and isolation impractical? Then Minimize.

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MEDICAL

What are the TOP requirements when working at heights? Guardrail systems Guardrail systems are a required preventive measure and a priority to be installed especially when fall arrest and fall restraint systems are not available. Guardrails are usually installed around the perimeters of open working spaces, building edges and rooftops and are designed to prevent workers from falling and should be able to withstand a force up to 90.7 Kg. Guardrails can be set up either temporarily or permanently such as the ones used for protection on mezzanine floors. The height of the guardrail (top edge) should ideally be around 115 cm from the floor.

Swing Down

Harness Systems Harness systems are designed to protect workers from falling to lower levels when working at heights and to prevent serious injury.

1. Work positioning systems serve to support the worker in a harness while working hands-free at a height or on an elevated vertical surface. 2. Fall restraint systems allow workers to travel to a working area along roofs or ledges without falling by attaching a lifeline to the harness and anchor. 3. Fall arrest systems serve to minimize the impact of the fall rather than preventing it and protect the worker against a serious injury by stopping the fall within a few feet from its collision. These systems should be installed only in cases where a fall restraint system is not practical for the job. Using a fall-arrest system, can be hazardous in case of a “swing down” or “swing back” whereby the worker either swings into the ground, or back into the building. To minimize these risks, guardrails should be installed, mobile anchorages used, and fall-arrest systems reevaluated.

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They include 3 types of systems:

According to OSHA standards, employers, construction workers and contractors hold certain liabilities to prevent falls in the workplace so that employees working at heights of four feet or more be protected. Swing back

Safety Mesh A safety mesh is used to prevent falls for workers carrying out jobs on roofs and can serve as a long term protective measure for maintenance and repair workers. It should be installed combined with guardrails or fall arrest systems to protect against falls from ledges. Installing a safety mesh is not an easy job and should be done by an expert to ensure that it is firmly attached and that sections of the mesh overlap in the correct sequence providing enough strength to withstand the weight of a potential fall.

Employers (Managers and Supervisors)

Construction workers

Contractors

• Conduct hazard assessments to identify potential hazards for falls

• Ensure that PPE being used is in good shape and checked regularly

• May provide workers with their own equipment for working at height

• Deliver the needed training for employees

• Inform managers of any shortages or defects in PPE

• Notify responsible authorities of any injuries or accidents

• Properly assess the workers’ experience with fall protecting measures

Decreasing the risk for workers at height by applying appropriate safety measures.

• Document keeping for all risk assessments done for working at heights

• Ensure that the needed Personal Protective Equipment (PPE) is being used.

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Photo © Michel El Esta

The co n str u c ti o n of a n ew c h a i r l i ft i n B c h a r ré.

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Cl e ar i ng t he w re c kage of ho u ses d estroyed in so u th Le banon as a re su lt of th e wa r.

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Photo © Michel El Esta Photo © Michel El Esta

The N o r ma n d y L a n d fi l l : C l ea r i n g th e wa ste fo r th e co n str u c ti o n of Zey to u n a B ay

Re bui l di ng br i dge s i n th e Safra -J b eil a rea .

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Exhibit 7.156: Example of minimum number of required means of egress for new construction - Life Safety Code Handbook, NFPA

J essic a B o u Ta n io s J o u r n a l i st

Fire Protection: from Concrete to Finalization Engineering not only involves structural design… Fire protection is also a must. Even though it is not applicable to all buildings especially in Lebanon, engineering companies and contractors are nowadays becoming more aware of the importance of fire protection in this domain.

Biel, Beirut

In order to gain insight into fire protection systems, we sat with Nicole El-Murr, project manager at APAVE Liban, who is now in charge of the safety aspect in the “KidzMondo” project which is being built using international standards of fire protection.

KidzMondo indoor theme park.

KidzMondo is an indoor theme park designed for children aged between 2 and 14 years. It is a child-sized replica of a real city based on local themes whereby children play adult roles in a highly realistic environment Learn the value of money in a playful approach in addition to

learning about local traditions and culture. According to El-Murr, the fire protection concept consists of reducing the risk of fire in conformity with established standards because it cannot be totally eliminated. In case of fire, all persons present in the building should be evacuated in order to avoid casualties. (exhibit 7.130 - 7.3) When a fire erupts, it should be contained in a specific place until firefighters arrive on site to start doing their job. The building structure must remain sound and strong if a fire erupts. It should resist the fire for a certain normalized period of time. As for concrete, it is a good fire resisting material in general, but some other factors are essential in order to reach the required fire resistance rating. The paint should also be fire retardant; and a treatment for steel

is also necessary. It all depends on the fire resistance rating that is required (thirty minutes, one hour, two hours, etc…) In case of fire, it is necessary to have an estimate of the number of people on site. Such estimates depend on whether the building in question is comprised of offices, apartments, malls, or even big areas like Kidzmondo, where more than one thousand kids could be present all at one time. (exhibit 7.156) When speaking about fire protection, It is essential to note the importance of hazardous areas. A hazardous area is an area of a structure or building that poses a degree of hazard greater than that normal to the general occupancy of the building or structure. For example, there is a big probability of fire erupting in a room that houses generators. In case of fire, this area should be sealed for one or two hours, so that the flames don’t quickly spread to other areas, and it is therefore essential that the doors of such rooms be fire rated. (exhibit 7.7) Vertical openings such as staircases should be enclosed or protected. The required fire resistance rating of the enclosure depends on the number of stories that are connected by the opening. According to the French code, in high-rise buildings, technical shafts must be divided by fire rated separations on each floor. All openings between levels should be enclosed and protected in order to avoid the spread of not only fire, but also smoke which is the direct cause of death in most fires. (exhibit 7.119)

We must also not forget the importance of signs used on doors, stairs, walls and any other location in the building which might help lead people to egress points. 28

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Contrary to the means of egress (exit stairs and doors…) which are passive ways for fire protection (related to construction and materials), there are other active ways (related to electromechanical system). Among those means are smoke management (extraction of smoke), detection (relies mostly on alarms) and sprinklers (automatic extinguishing of fire)… The whole electromechanical system also needs periodic maintenance. In some buildings where the area is enclosed and lacks any openings in the facade, which is the case of Kidzmondo, emergency access openings are established in the external walls from whence firefighters can enter the building. The spread of panic among people in case of fire is a major problem that is also addressed in fire protection systems. The solution entails the hiring of one or more trained crowd managers who are trained in the proper ways to to assemble people and help them exit the area calmly. Protection against falling, edges and glass should also be taken into consideration in case of fire (guardrails, handrails on stairs adapted for kids and elderly people). A specific type of glass is also used in places that kids will occupy in order to prevent them from getting hurt by sharp edges. (exhibit A.7.2.24.4) Finally, it is necessary to note that Lebanese legislation does not yet impose any fire protection measures for buildings. However, Libnor (the Lebanese Standards Institution) is working on a new Lebanese norm that will refer to International Standards.

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Exhibit 7.130

Exhibit 7.7

Exhibit 7.130 Sample of exit passageway used to connect exit stair with exterior of building â&#x20AC;&#x201C; Life Safety Code Handbook, National Fire Protection Association (NFPA) Exhibit 7.3 Several types of exits are shown in Exhibit 7.3 as lightblue shaded areas - Life Safety Code Handbook, NFPA Exhibit 7.156 Example of minimum number of required means of egress for new construction - Life Safety Code Handbook, NFPA

Exhibit 7.7 Example of protection of exit access corridors - Life Safety Code Handbook, NFPA Exhibit 7.119 Four variations of smokeproof enclosures - Life Safety Code Handbook, NFPA Figure A.7.2.2.4.4 Handrail Details - Life Safety Code Handbook, NFPA

Exhibit 7.3

Exhibit 7.119

Figure A 7.2.24.4

Exhibit 7.156

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Elie Pa sc a l Ib ra h im B a r b a n el M i d d l e E a st

Building Managment System (BMS). Is it a project necessity? 1

Presently BMSâ&#x20AC;&#x2122;s are being implemented in most modern buildings whether they be malls, hotels, hospitals, office buildings, educational facilities, villas, facility buildings or residential blocks. Sometimes BMSâ&#x20AC;&#x2122;s have become fancy gadgets within projects and even used as marketing tools by some developers who in some cases are not aware if this system is really needed for their projects and if the money they are paying for its implementation is invested in the right place and if its cost will be recovered later on.

1 Block 20-02 â&#x20AC;&#x201C; BCD 2 AUB-IQEC 2

As MEP consulting engineers one of the first questions that we ask a developer or a client is whether we should provide a BMS for the project and for which systems? For sure this question is not being asked just for the sake of asking nor is it being asked to get a quick answer but to open a gateway for discussion about designing a BMS for the project at hand in the most efficient, feasible and reliable way for the good of the project, and at the same time, to give the developer or client a clear picture and share with them all ideas, and make them feel comfortable and confident that the monies paid are being well-spent. The history of the building management system began a long time ago worldwide, and in the early nineties started invading the Lebanese market with many manufacturers who really cared about this growing market especially after the civil war and the beginning of the massive rebuilding of the country. Most of the projects possessed a BMS as part of their core services, but why was the system implemented?

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individual room control, increased staff productivity, effective monitoring of energy consumption, improved equipment reliability and other equally important factors..

The answer to this question might surely fill a book but in summary here are the main reasons: 1. Controlling all major mechanical and electrical systems such as HVAC systems, lighting systems, power systems, plumbing systems and production plants like chilled water plants, boiler plants and electrical power plants. 2. Monitoring all the above systems for any faults or alarms in addition to the level of consumables like gas usage, diesel oil usage and most important water usage. Energy consumption being the most important of the monitored parameters leading to the third element which is optimizing. 3. Optimizing: By optimizing we do not mean sacrificing comfort levels, but the process of finding leakages and reducing losses through optimized control routines. The benefits of providing a BMS for a certain building differs according to the point of view of the party involved; whether a building occupant / tenant or a building owner / developer or a building operator. The most important thing for a tenant or occupant is to have good control of internal comfort conditions,

1 AUB- HOSTLER CENTER 2 Venus Tower

This perspective is somewhat different for the building owner, who cares most about higher rental values, some degree of flexibility as far as building use changes are concerned, tenant billing for various services, central and remote control and monitoring of the building, high levels of comfort and time saving among other issues. For the operator or the maintenance team the emphasis lies most on the ease of information availability, computerized maintenance scheduling, effective use of maintenance staff, early detection of problems and other occupant satisfaction related matters. But who said that all the above can be achieved solely by having a fancy expensive B.M.S., for unless the whole MEP system for a certain project is designed and implemented with the most cost effective and reliable systems, the BMS alone cannot fulfill any expectations related to it Thus a good mechanical system, a good electrical system in addition to a well established predetermined methodology for a clear sequence of operation are the key elements for a reliable and cost effective building management system. Above all, this elements must be backed by an operator who is aware and fully trained to do his job in data collection, logging and analyzing the results, in order to report any possible enhancements. B u i ld i n g & Co | O c to b e r 2 0 1 2

Beirut City Center Mall

Je s s i ca Bou Tani o s Jour nal i st

Buildings… from the sky! The BMS’s functionality does not stop here but continues to be part of the design process from the early stages (concept and schematic) till the tendering phases and then to the different construction phases.

- Implementing the sequence of operation. - Testing and commissioning of the system.

In designing a BMS for a project one should be very careful because every aspect counts. The process starts at counting the data points and sorting each type separately whether it is a Digital Input (DI) a Digital Output (DO), an Analogue Input (AI), an Analogue Output (AO), an Hour Run (HR) counter or a Pulse Counter (PC).

When a BMS starts being an added complication to a project this means that the system is either badly designed or miss-used. The best BMS is the most user friendly one and which fulfills its role properly.

Then the selection and distribution of the DDC/PLC modules is implemented at the second stage where the most efficient distribution will lead to the most cost effective system architecture.

Conclusion

It might not be necessary to switch a light ON and OFF through a BMS but if linked to a certain control sequence with the necessary time control programs or light intensity monitors this would be very useful to save energy.

We must also not forget the importance of field devices selection, specially the mechanical related items like control valves, control dampers, all types of sensors, in addition to energy meters and counters whether water, fuel or gas. Last but not least comes the communication protocols that link all the devices together with the main station and all possible connections to the web. The hard work starts after the system architecture is modeled and system programming is needed, which includes but is not limited to the following: - Making the necessary graphics and schemes. - Generating all data points. - Setting all control variables and parameters.

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All residential buildings, skyscrapers and industrial projects are built starting from a special place located somewhere up high, in a small cabin occupied by only one person running a huge piece of equipment called: the “Tower Crane”. If we search for the scientific definition of tower cranes, we find: “Tower cranes are a modern form of balance crane that consist of the same basic parts. Fixed to the ground on a concrete slab (and sometimes attached to the sides of structures as well), tower cranes often give the best combination of height and lifting capacity and are used in the construction of tall buildings”. But, what if we looked at it from the point of view of the tower crane operator? Timothy Reese, an American operator of tower cranes, told the “Washington Post” that “it is something that I always wanted to do, I fell in love with it and I said to myself: that’s what I want to do for a living. I want to run tower cranes. The view is spectacular and the work is fulfilling… By the time I finish a job, there is a new building in which people will be working.”

Conditions and installation Saad started by explaining the main conditions that necessitate the use of tower cranes, saying that “normally, every building that exceeds the height of four floors requires the assistance of a tower crane”. Height and lifting weight are two essential factors. Saad added that “In Lebanon, the maximum erected height has not exceeded 200 meters. Of course this height can be surpassed with the proper equipment. It is important to point out, however, that the erection of a tower crane requires qualified and specialized personnel”. On the other hand, “lifting capacities differ from one tower crane to another; they start at 1000 kilograms at a 40 meter jib length, and can reach 5000 and even 6000 kilograms at 70 meters.” According to Saad, “the normal free standing height of a tower crane is 30 to 50 meters. Anything above that usually requires what is called a bracing procedure.

How does a tower crane operate? What are the conditions for its usage? How is it purchased and what is the state of its market in Lebanon? What is the role of the operator? And what about the accidents in the field? The earliest documented example of an automatic control system device goes back to 270 B.C., since then automatic controls and Building Management Systems had evolved drastically with their main purpose remaining the same.

All these questions were answered by Nadim Saad, the General Manager of the Lebanese company “Power Cranes”, which specializes in all activities relating to tower cranes, industrial elevators, wireless remote control and heavy machinery.

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Accidents! Another important issue when talking about tower cranes are the accidents that occur on site. In this particular matter, Saad stated that there are no statistics for the number of tower crane accidents per year. However, he added: “Strange as it may seem, the number of accidents is not high. The most common accident is that which occurs due to driver negligence and incompetence”. He also pointed out that a crane should not be placed in operation unless it has been tested and commissioned; continuous maintenance has to be carried out and the driver must be trained and experienced. This consists of installing a tie- frame on the mast and connecting it to the building with steel beams. This is done at 15 meters intervals”. Testing and inspection of a tower crane on site before usage are also two necessary conditions. “It is important to refrain from using cranes in windy conditions: wind speed is measured by an Anemometer; the maximum allowed wind speed is 70 kilometers per hour”, he explained. As a precautionary measure, in extreme weather conditions, or in high wind, the tower crane must be stopped, the brakes must be released so that the jib moves with the wind and not against it.

Sources of tower cranes Concerning the source of origin of tower cranes, the contractor can purchase one from different companies. Moreover, the largest tower crane production company in the world is LIEBHERR – made in Germany; second comes POTAIN – made in France; third comes LINDEN COMANSA - made in Spain. “Power Cranes” is the agent for Linden Comansa in the Middle East and has installed several units in Nigeria and Jordan. Asking him about the approximate cost of a tower crane rental or purchase, Saad said: “This is difficult to answer… as it depends on its year of production, the height, the capacity, etc. A used tower crane with 30 meters height, 30 meters boom and a capacity of 1000 kilograms at end of jib costs about 50 000 dollars. This is the cheapest in the market. Costs can go up to 500 000 dollars. Rents also differ with the height and capacity... It starts at 1500 dollars per month and can reach 5000 dollars per month. The driver’s fees are paid separately”.

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Furthermore, Saad stressed out that it is not acceptable to lift persons by tower cranes. As for lifting loads over public roads, he assumed that it is acceptable when this is unavoidable in view of the lack of space, and taking into consideration that the operator must be very careful and alert to avoid any possible accident. In addition, lightning strikes are absorbed by earthing protection systems installed on site.

Role of the crane operator The crane operator plays a vital role in the proper operation of tower cranes. This is why “the crane operator or driver must attend training sessions, have good reflexes, and a minimum level of technical knowhow” according to Saad. Unfortunately, “these qualifications are not available in Lebanon”, adding that training courses for operators are unavailable in Lebanon for the time being. He also explained that the crane operator can be in the cabin (top of the crane) or on ground; “we prefer that he sits up in his cabin”. They are paid between 25 and 35 dollars per day for 8 hours work; overtime is paid by mutual agreement. Lastly, for workers in this field, it is well known that tower cranes inspections are very important in order to maintain a safe working environment, before putting the crane in operation as well as for a periodic inspection. Saad strongly believed that in “Power Cranes”, this matter is highly respected, adding: “These are the very factors we believe in, and which we implement in full. We may have repeated it more than once but we cannot stress enough that our main concern is the safety of the personnel on site and the safe operation of the tower crane”. B u i ld i n g & Co | O c to b e r 2 0 1 2

DASHBOARD

Construction Development Ratios

60% 140% 50%

120%

100%

40%

100% 80%

90%

30%

60%

80%

20%

40%

10%

20%

70%

605 50%

Beirut

Mount Lebanon

Construction Development Baseline

Bekaa

South

Nabatieh

North

Beirut

Mount Lebanon

Construction Development in %

Construction in Proportion to Demographics

Bekaa

South

Nabatieh

North

Demographics in %

40% Ratio of Construction Development in Lebanese Governorates in 2011 (% National Development / % Governorate Demographics) Development in the Mount Lebanon region took advantage of the increase in Real Estate prices in 2008-2010 (Source OEAB)

30% 20%

Relation between Demographics and Construction Development in Lebanon (2011 per Governorate) (Source OEAB)

10% 60%

0% Residential

Commercial

Touristic

Industrial

Public

50% 40%

Country Average

Mount Lebanon

Other

30% 20%

Beirut

Bekaa

10% 0%

Lebanese Construction Development per Sector and per Region (2011) â&#x20AC;&#x201C; Ratios to be compared with the country average. Commercial and Touristic Development in the Beirut area is predominant whereas the Residential Development is proportionally higher in the Mount Lebanon region. This is mainly due to the increase in land prices within Beirut. (Source OEAB)

Less than 150 sqm

2010

151 sqm to 300sqm

301 sqm and above

Villas & Houses

2011

Variation in Residential Development Programs (% of the total number of units developed in the year) Development programs were reviewed to take into account buyerâ&#x20AC;&#x2122;s budgets. (Source OEAB) 38

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Prepared by GMDA Project Managers and Cost Consultants

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2 Smoke inside Villaggio Mall 3 A building atrium- The most critical architecture for smoke control 4 Natural smoke exhaust 5 Smoke exhaust fans

B a ssa m Ha b re

E l ec tro M ec h a n i c a l E n g i n eer

Smoke Managment Systems Once again smoke was the main cause of deaths in a recent building fire at Villaggio Mall - Doha â&#x20AC;&#x201C; on 28 May 2012, where a fire disaster claimed the lives of 13 children and 6 adults. Fire records have always shown smoke to be the primary threat to life in buildings fires. Smoke rapidly spreads within the building and obstructs possible exits. This results in people getting trapped in untenable environments due to reduced visibility, exposure to toxic gases, heat and thermal radiation. Most pictures of the Villaggio disaster show a huge amount of smoke above and inside the building; smoke was the major cause of the listed casualties. (figure 1 & 2)

1 Smoke plume above the Villaggio Mall

Many areas were filled with smoke making rescue operations and occupant evacuation very difficult. Regardless of the fireâ&#x20AC;&#x2122;s source: electrical wiring,

negligence and lack of preparation, etc., smoke was the major death causing element.

Codes and regulations: Building life safety codes, whether European, American or International, recognize the importance of smoke control in case of fire. Codes also recognize that in order to achieve fire safety and preserve lives, fires must be kept as small as possible and their effect limited to as small an area as possible. This resulted in conventional building configurations employing fire compartments made of fire rated floors and walls. However in some cases like in Mall buildings where atriums break with orthodox concepts of safety, smoke control and other safety issues become more critical. French fire safety regulations are very precise when it comes to smoke management. Rules are provided for the proper control of smoke in corridors, stairs, large volumes, and in every area exceeding 300 m2 above ground or 100 m2 underground. The American life safety code (NFPA 101) mandates an engineering approach that relies more on sprinkler systems; being more performance based, the code requires that an engineering analysis be performed, for large volumes, to demonstrate that smoke will be managed during the time needed to evacuate the building. For protect-in-place occupancies, such as health care or prison premises, smoke control performance criteria must be maintained indefinitely.

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The main objective of smoke management is to keep the possible means of egress free of smoke so that occupants can move away from a fire and reach a safe or protected area. Another objective is to facilitate fire brigade intervention, considering the difficulties inherent in entering a smoke filled area. A complicating element that must be addressed is that in an emergency situation people tend to use the route they are familiar with. Occupants of office buildings can be trained by fire drills; but visitors will only know the way from which they came in. This is why codes require that exits always be provided with appropriate emergency lighting and exit signs that indicate egresses, as well as visible and audible notifications in case of an emergency. Effective smoke control depends on rapid control of the fire size to limit smoke quantities to manageable volumes. Thus early detection and suppression are key issues for effective smoke control. Manual and automatic detection and suppression means are required depending on building occupancy, construction type and size.

either by means of natural evacuation through ventilation openings provided in the building roof or facade for this purpose (figure 4). Alternatively mechanical systems with smoke exhaust fans could be provided ((figure 5). In both cases calculations are necessary to determine the size and location of openings and equipment. In addition to smoke exhaust manual calculations or computer modeling, smoke management systems must be designed to adhere to all other requirements such as emergency power supply and the mandatory installation of a fire control panel to allow manual operation of equipment. To achieve an optimum smoke management system in a building, a successful and reliable smoke control system should be designed by a qualified specialist engineer, properly maintained, and periodically inspected. (Reference: NFPA92 and French fire safety regulation.)

Smoke control systems could be stand-alone or integral to the buildings ventilation systems. Integral systems are more reliable because their components are constantly being monitored and maintained.

Smoke exhaust system design: Several design approaches could be considered for the same building type. Smoke exhaust could be achieved

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CONSTRUCTION MATERIALS

New Products

XL CERAMIC SLAB They come in innovative sizes of 300x150300x100-and 100x100 cm with 3mm and 6mm thickness. Their materials combine classical characteristics of stoneware tiles with new high performance qualities: full body, strength, light weight, flexibility, and ductility. They reduce the number of interruptions in the design unit and are environmentally friendly. The reduced thickness (3 and 6 mm) allows 2 to 3 times less raw material to be used compared to quarry materials, as well as lower energy consumption during production. XL Ceramic slabs are available in 4 finishes: natural, soft, semi-gloss, and polished. They are ideal for walls & floors, and suitable for indoor and outdoor use. They can be installed directly over existing ceramic flooring or any other compact type of surface without the need to adjust the level of doors and jambs.

New Products

CERAMICS FOR FACADE APPLICATIONS

EQUIPMENTS – TOOLS & ACCESSORIES

SOLID GLASS BRICKS

VERY THIN NATURAL SLATE

HAND MADE TRADITIONAL TERRA COTTA

The ventilated façade is a system where external walls of a building are clad with mechanical fastening and hanging devices. The system includes a space where a thermal insulating panel can be fixed on the wall of the building allowing for adequate circulation of rising air.

• Leveling Systems (RLS) are now very popular because they provide a solution for ensuring that tiles are level when installing flexible, large format, heavy or thin tiles. They ensure the perfect leveling of tiles and speed up the setting process. So, the leveling spacers make setting the tiles easy and fast and ensure that they be perfectly level. • Maxi Cut, the new bridge saw designed for performing perfect cuts on big sized porcelain tiles. (up to 2 meters) • Rai-Fix stainless steel hooks tiles / slabs of 6 mm thickness; for holding tile thickness up to 60 cm. • Equipment for large format tiles/slabs up to 300x150 cm

A solid glass block that combines all the appeal of traditional bricks with the transparency and illumination of glass. This completely unique design solution can be used in place of traditional bricks to create dramatic interior walls or partitions that maximize the passage of light from room to room — or as a subtle design accents that adds a touch of style, character and color.

These are composed of a flexible stone veneer with a real stone surface. They are an innovation in modern architecture. Their construction method makes it possible to attain very thin slate slabs from some of the worlds’ most beautiful slate blocks. Each slab is one of a kind keeping the feel and optics of a regular slate slab. The properties of real slate on the stone side combined with unbelievable flexibility and the light weight of the back make it possible to execute the most amazing projects. Whether they are used for building furniture, or as wall and floor covering, Thin Natural Slates have almost no limits!

It is a material that transforms matter and give it “life”, so it becomes part of you..

The large sizes and the broad range of ceramic tiles allow cladding of large vertical, inclined and curved surfaces; thus designers are free to express their architectural ideas without constraints. Different sizes and colors together with particular surfaces textures are available. They are ideal because they are relatively ecological, light and possess a high degree of mechanical strength, full resistance to frost, sudden temperature changes and chemical aggression from smog and acid rain. Moreover, they are easy to clean and service and their colors are lightfast and able to withstand UV rays. Ongoing innovation and experimentation, with a view towards developing new products and ceramic large slabs are characteristics of this type of technology.

Its standard shape and size make it a versatile building element that can be installed horizontally or vertically to achieve desired effects: traditional patterns, continuous surfaces, subtle outlines, or colorful light reflections. Furthermore, the quest to create pure, beautiful and fascinating materials has led researchers to a new brand of thin glass finish used in contemporary architecture and interior designs; available in 19x19, 19x9.4 and triangle base of 19 cm all in 1 cm thickness.

Application: Wall Coverings - Fireplace mantles - Bathrooms - Lighting - Exterior Cladding Furniture - Doors - Floor Coverings - Ceilings Kitchen

Its beauty is unique because tiles are made separately, and come in various shapes, just like when they were molded a thousand years ago, to satisfy every requirement of architectural recovery. The surface of this handmade terra cotta is pleasantly irregular and can become, after treatment, rougher or smoother in texture. The final treatment, with appropriate products, guarantees its high resistance to moisture and stains. An additional coating of natural wax can be applied to provide added protection, volume and depth to the finished surface.

Ventilated facades with porcelain slabs offer remarkable advantages in both economic and aesthetical terms both For new buildings and renovations as well.

These new products are available at PROGETTI GENA 42

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& Co.

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CONSTRUCTION MATERIALS

New Products

New Products New Ground by Ragno -Italy - is a collection of porcelain slabs with a strongly tactile look. Five colour variants made special by contrasting shades and two rectified sizes – 30x60 and 30x30 – that allow an infinite variety of laying patterns. New Ground is ideal for outdoor use as a paving and wall covering in residential and light-traffic commercial contexts. Wadih Jreissati & fils - Exclusive Agent

Real Wood Mosaics from Aparici - Spain

O’CLOCK Ceiling Mixer from Bongio - Italy

Real Pebbles Mosaics & floor tiles from Aparici - Spain

Artist Design Basins from Kohler - USA

Natural Stone Mosaics from Aparici - Spain

Glass Basins from Kohler - USA

T h e s e n e w p r o d u c t s a r e av a i l a b l e a t WA D I H J R E I S S AT I & F I L S 44

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Training by APAVE Remaining 2012 Training Seminars 2013 Training Calendar

POSITION

SUBJET

Recruitment POTENTIAL DATE

Management

Guide For Project Management

November 22 & 23

QSE

IRCA ISO 9001:2008

November 12 & 16

Apave Liban (Subsidiary of Apave Group) is in need of the following profile: Inspector for Third Party Inspection activity This position concern mainly Lifting inspection (Overhead cranes, Tower cranes, Elevators, etc.).

POSITION

Successful candidate will be trained for lifting inspection and works at height; he will be assigned to inspection missions in Lebanon and abroad, onshore and offshore sites.

SUBJET

POTENTIAL DATE

Engineering

Authorization Certificate for Electrical Safety of Personnel

March 21 & 22 / October 10 & 11

Engineering

Sécurité des Travailleurs sur Chantiers et EPI Contre les Chutes de Hauteur

April 18 & 19

Engineering

Elevator Systems- Core of Buildings Planning

May 10

Engineering

Lightning Protection Systems

November 29

Engineering

Building Services and Fire Protection Equipment

March 14 & 15

Engineering

BMS-Building Management System & CCTV

May 30 & 3

Engineering

Atmosphere Explosif - ATEX

October 24 & 25

Engineering

Acoustique des Bâtiments

September 18 -19 - 20

Engineering

Green Building

March 6 & 7

Engineering

Concrete Inspection of Existing Structures

September 26 & 27

Requirements:

Engineering

Diagnosis and Repair of Existing Buildings

5/17/12

Engineering

Euro Code 8

June 28

- BE in Engineering

Engineering

Operation and Maintenance, Facility Management

February 28 / March 11

- 5 to 8 years experience

Engineering

Lifting and Hoisting

October 3 & 4

Management

Strategic Business Plans

June 6 & 7

- Fluent in English and Arabic

Management

Customer Relationship Management-CRM

November 7 & 8

Management

Time Management

June 21

QSE

Internal Audit for Quality Management Systems

Feb. 14 & 15 / October 17 & 18

QSE

Food Safety Management Systems

September 12 &13

QSE

Evaluation des Pratiques Professionnelles-EPP

April 12

QSE

Introduction to ISO Generic Standards

September 5 & 6

QSE

ISO 9000 Series Auditor/ Lead Auditor Course-IRCA Certified June 10 &14

QSE

Energy Management System ISO:50001:2011

November 20 & 21

QSE

GLP,GCP,GMP(advanced)

April 25 & 26

We would appreciate receiving application of interested Technicians, that have the physical and intellectual abilities for this job.

Mezzanine Interior Contracting sal is recruiting for the position: Project Manager Reporting to the Operations Manager, this position entails managing one or more projects and managing teams in order to fulfill contract requirements and obtain client satisfaction.

- Good communication, managerial and people management skills.

Join us on Linked In “Apave Liban trainings” group & Don’t miss the chance to register in our Trainings. Places are limited! With Apave, you can now build your annual training plan and benefit from up to 30% discount on your participations to our open training sessions throughout the coming year 2013

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B u i ld i n g & Co | O c to b e r 2 0 1 2

B u i l di n g & Co | O c to be r 2 0 1 2

B u i ld i n g & Co | O c to b e r 2 0 1 2

TRIBUNE LIBRE

B elin d a Ibra h im

E d i to r I n C h i ef “S a nté B ea u té”

Mr. Reinforced Concrete With his excellency the General Contractor, one must remain patient. For he is responsible for executing the plans to build your future home; from its foundations, all the way to its roof. He will employ various subcontractors: from the electrician to the humidity beater and the plumber. Luck is of great importance when it comes to dealing with the General Contractor: he could be the epitome of honesty or a shifty character who will rob you of your money and deliver an apartment that will crumble into ruins within the first year, usually after the first winter season, when your walls get pounded by merciless corrosive rain. Mr. Reinforced Concrete, if he were a man of good faith, would endeavor to make sure that your home possessed the necessary characteristics to withstand the effects of earthquakes; but, a man of bad faith, would promise to do so, and make you pay exorbitant amounts, only to deliver nothing of the sort. Yet, it would be extremely difficult for you to blame him if, following a sufficiently powerful earthquake, you found yourself dead and buried. Such unexpected eventualities make it impossible to ascertain whether you were taken advantage of in grand fashion – as is the case when natural catastrophes occur. Mr. General Contractor will always be late in delivering your edifice. A promise of eighteen months usually means at least a two year wait. The cost of the job will continuously fluctuate and remain the subject of speculation. The price of a ton of concrete, traded as if it were a precious metal, will rise from single to double digits, especially when supply shortages occur!

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Then comes the price charged for the cement mixer and the cost of the fuel it consumed, it too subject to dramatic increases. When budgets are discussed, Mr. Reinforced Concrete could play his cards above board, or could choose to bleed you to the last drop, making you pay double or triple the real cost needed to run your construction site. You will of course only see red, like the color of your chimney’s flames, the from your summer vacation. But, when we love (our home), price is no object, and cost is never an issue. And this, is unfortunate, especially considering that disappointment will quickly set in; for in no time, you will see cracks snaking up your ceilings, pipes that were supposed to outlive you, leak like sieves and circuit breakers pop like fireworks each time the current fluctuated, which occurs every four hours in the land of the Cedar. In short, you will be living in a postconstruction site that will poison your everyday life with never-ending problems and catastrophes. Despite all of this, Mr. General Contractor’s conscience will remain clear, for, according to him, the blame rests on his foreman, who, in turn, will put the blame on the workers. Effectively, this type of larceny is difficult to prove, especially with so many in the field playing the same dirty game. But fortunately, some purists can still be found, and will endeavor to defend their profession by delivering better than perfect results within the promised deadline. Sometimes, Mr. Reinforced Concrete is a gift sent from heaven, while some of his colleagues are destined to rot in hell. But it takes all kinds to make a world, and to erect a building too.

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