Building &co issue n3 by Antoine Kaldany

Issue no. 3 | February 2013

Building Integrated Photovoltaic Systems / Acquisition of Properties in Lebanon / Elevator Systems / Avoiding Disputes In Construction Contracts / Boutique Taillevent Beyrouth / Medical Checklist Before You Travel / The Real Estate Market / Gallery Boutique / Municipality Operations System / Torsion Theory B u il din g & Co | F e br u ar y 2013

Issue no. 3 | February 2013

Photo ÂŠ Michel El Esta Cover. Since the first elevator designs consisting of cabs on a hemp rope powered by hand or by animals, until todayâ&#x20AC;&#x2122;s fastest elevator travelling at 18 m/s with the utmost safety and control devices, elevator technology has been a quickly evolving one, in line with the developments witnessed in the building and construction fields.

Contents

Building Integrated Photovoltaic Systems P. 6 Acquisition of Properties in Lebanon P. 10 Elevator Systems P. 12 Avoiding Disputes In Construction Contracts P. 18 Boutique Taillevent Beyrouth P. 22 Medical Checklist Before You Travel P. 28 AFNOR and AFNOR Middle East P. 30 The Real Estate Market Enters a Consolidation Phase P. 32 Gallery Boutique: Where It Feels Just Like Home! P. 36 GIS-Based Municipality Operations System P. 40 APAVE & TOTAL Liban P. 49 Simon Torsion Theory P. 50 B u il din g & Co | F e br u ar y 2013

Editorial As is the case in many other countries, the construction sector in Lebanon is an important component of the Lebanese economy, employing a large number of workers. Beyond its essential economic role, it is a sector that shoulders the heavy responsibility of projecting the face of the land of Cedars, now and for generations to come. Who are those on which this important duty and its consequences fall? What are their qualities and qualifications? Are they aware of the impact that their decisions have in this universe where profit is king at the expense of accountability and sustainability? Building & Co answers the many questions that are asked in the construction sector. One key component lies in developing the competencies of those who manage large projects. The issue of training the executives and managers of the sector is therefore essential, and the Ecole Supérieur des Affaires (ESA) has chosen to address this concern in an original and innovative manner. With the cooperation of the international experts who comprise its faculty, ESA developed commendable and practical management training courses worthy of the best internationally acclaimed programs, while taking into account the reality on the ground. Too often, as is the case in other sectors, human resources management in Lebanon remains the construction industry’s “Achilles Heel1”. In that light, Building & Co becomes the perfect venue that helps educate decision makers about the virtues and importance of training and competency.

1 Achilles Heel The management of human resources in the construction sector. Simon Yammine, engineer and ESA MBA (with Mantoura Nehmé) – Dar An-Nahar 2012.

Stéphane Attali

ESA General Director

General Manager Nassib Nasr

Layout & Design Echo s.a.r.l.

Managing Editor Daniella Mazraani Aizarani

Copy-Editor & Translator Kamal Fayad

Printing Haroun Printing Tel / Fax: 01-898745 / 6 prepress@harounprinting.com www.harounprinting.com

Photographer Michel El Esta

Consultant Alec Ibrahim

Edition Apave Published quarterly

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Special thanks Rachid Moubarak Stephanie Hayek Joelle Wakim and all the APAVE team

We appreciate your comments: Please CONTACT US. we need your input with any suggestions or comments at: buildingco@apaveliban.com Tel: +961-1-283072 Fax: +961-1-295010

B u il din g & Co | F e br u ar y 2013

B u i l di n g & Co | F ebruary 2 0 1 3

Antoine Kaldani Yelloblue General Manager

Building Integrated Photovoltaic Systems

B u il din g & Co | F e br u ar y 2013

One of the most promising renewable energy technologies is the photovoltaic generation of electricity.

Photovoltaic (PV) is a truly elegant means of producing electricity on site, directly from the sun, without concern for energy supply or environmental harm. These solid-state devices simply make electricity out of sunlight, silently with no maintenance, no pollution, and no depletion of materials.

the building envelope, such as the roof or facade. By simultaneously serving as building envelope material and power generator, BIPV systems can provide savings in materials and electricity costs, reduce use of fossil fuels and emission of ozone depleting gases, and add architectural interest to the building.

The development of PV in urban areas like Beirut remains limited due to a lack of space for panel installation; the roofs of buildings are often used for water tanks, HVAC equipment and sometimes solar thermal panels, leaving little to no free space at all.

Technology Description

This issue was the main trigger of a major innovation in Renewable Energy, the BIPV (Building Integrated Photovoltaic). Photovoltaic Skylight in a winery - Spain.

A Building Integrated Photovoltaics (BIPV) system consists of integrating photovoltaic modules into

There are two basic commercial PV module technologies available on the market today: 1. Thick-crystal products include solar cells made from crystalline silicon either as single or poly-crystalline wafers and deliver about 100-120 watts per sqm of PV array (under Standard Test Conditions*). 2. Thin-film products typically incorporate very thin layers of photovoltaic active material placed on a glass superstrate or a metal substrate using vacuumdeposition manufacturing techniques similar to those employed in the coating of architectural glass. Presently, commercial thin-film materials deliver about 40-50 watts per m2 of PV array area (under Standard Test Conditions*). Thin-film technologies hold out the promise of lower costs due to much lower requirements for active materials and energy in their production when compared to thick-crystal products A photovoltaic system is constructed by assembling a number of individual collectors called modules electrically and mechanically into an array. Building Integrated Photovoltaics (BIPV) System A complete BIPV system includes: a. The PV modules (which might be thin-film or crystalline, transparent, semi-transparent, or opaque). b. A charge controller, to regulate the power into and out of the battery storage bank (in stand-alone systems). c. A power storage system, generally comprised of the utility grid in utility-interactive systems or, a number of batteries in stand-alone systems. d. Power conversion equipment including an inverter to convert the PV modulesâ&#x20AC;&#x2122; DC output to AC compatible with the utility grid. e. A backup power supply, such as diesel generators (optional-typically employed in stand-alone systems).

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f. Appropriate support and mounting hardware, wiring, and safety disconnects. BIPV systems can either be interfaced with the available utility grid or they may be designed as stand-alone, offgrid systems. Application BIPV may be integrated into many different assemblies within a building envelope: • Solar panels can be incorporated into the façade of

a building, complementing or replacing traditional view or spandrel glass. Often, these installations are vertical, reducing access to available solar resources, but the large surface area of buildings can help compensate for the reduced power such as in curtain walls and ventilated facades • BIPV may be incorporated into awnings and sawtooth designs on a building façade. These increase access to direct sunlight while providing additional architectural benefits such as passive shading like Brise-soleil and Canopies • The use of BIPV in roofing systems – like skylights and walkable roofs - can provide a direct replacement for batten and seam metal roofing and traditional 3-tab asphalt shingles.

suppliers, transported to the site and installed into the building superstructure. Since these costs are already included in the cost of the building, the added cost of enabling the products’ photovoltaic capability is reduced to the cost of the technology itself, electrical connectivity and inversion. • BIPV allow natural daylight, provide both thermal and acoustic insulation, and filter out harmful radiation (UV/IR). • Panels can be customized, to match each project’s specifications; transparency, colors, double glazing, triple glazing, and laminated safety glass.

• BIPV can be seamlessly integrated into the building envelope – which appeals to architects, designers, builders and property owners. The transparency of these products makes them ideal for the retrofitting of projects and historical buildings. They comply with a building’s original aesthetic design by using “low visual impact solutions”.

BIPV allow natural daylight.

The building integrated photovoltaics (BIPV) market is projected to see considerable growth in the next four years. BIPV materials have the potential to contribute to zero energy buildings that function as auxiliary power plants, complementing the utility grid to help supply all or most of their own electrical needs, with excess energy sent or sold back to the grid (Net metering and Feed-In).

Advantages of BIPV • One of the key differentiators of BIPV from BAPV (building applied photovoltaics) is that it “replaces” existing building materials creating a significant economic advantage. In new construction, building costs are attributed to facades and glazing products. These building products must be purchased from the

It shouldn’t be surprising that energy analysts and other building experts predict strong growth of BIPV technologies, both in the near future and on a longer term. According to a recent NanoMarkets Report, the current market sits at US$2 billion, and the BIPV glass market alone is expected to reach $6.4 billion in the next four years.

* Standard Test Conditions (STC) of irradiance of 1000W/ m2, spectrum AM 1.5 and cell temperature of 25 °C)

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LAW REGULATION

M e. C h a dy Ra c h ed Atto r n ey at L aw

Acquisition of Properties in Lebanon Fees,taxes and Registration Procedures

The Lebanese government has been supporting the private sector in adopting a relatively lax taxation policy which encourages foreign investement in tourism and industrial real estate projects. The Lebansese Law does not differentiate between local and foreign investors regarding fees and taxes to be paid; however, there are certain restrictions placed on foreigners acquiring properties in Lebanon. On March 20, 2001, Parliament endorsed amendments on the legislation regarding the Foreign Acquisition of Property, which was proposed by the Cabinet on December 13, 2000. Law n° 296 is meant to provide incentives for foreign investment in industry and tourism through reactivating the real estate sector by (a) easing the legal limits on foreign ownership of property, and (h) lowering the estate registration fees to 5% for both Lebanese and foreign investors. The law stipulates the following: • Whereas the existing law limited the acquisition of land by foreigners to 5% in each Mohafaza, the new law allows foreigners to acquire 3% of the total area of Lebanon regardless of the geographic location subject to one condition: foreigners can acquire no more than 3% of the total area of a caza. One exeption to this law is Beirut, where foreigners are allowed to acquire up to 10% of the total area of the capital. • The government has also proposed lowering real estate registration fees to 5.8% for both Lebanese and foreign investors. This 5.8% registration fee includes the municipality fee of 0.25%, stamp duty

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of 0.3%, the lawyers’ syndicate fee of 0.1%, and an additional 0.1% if the registration took place through a notary’s office rather than the land registry (these fees add up to 0.75% of the 5.8% fee and have remained unchanged). Thus, registration fees, net of the additional duties, have been reduced by 1% for Lebanese investors and 11% for foreign investors. • Foreigners can now acquire 3,000m2 of land without the passage of a decree by the Council of Ministers. The authorization to acquire a piece of land for a specific project has to be executed within a period of five years (extended only once for an additional five years if requested). By law, foreigners are allowed to buy more than 3,000m2 subject to a Council of Ministers’ decree. Procedures followed to entitle foreigners to own property Every foreigner wishing to own real estate in Lebanon must submit to the Directorate of Land Affairs at the Ministry of Finance an application in which he explains the intended use of the real estate, and contains the following data: • Foreign private individuals a) A certificate from the Directorate of Land Affairs (in his name as well as in his wife’s and minor children’s name) (‫)شهادة نفي ملكية‬. The certificate fee is LBP 525,000 per person for all Lebanon. b) A statement from the Survey Department situated in the Caza in which lies the real estate (‫)بيان بمساحة العقارات المملوكة‬. The fee varies according to the property and is between LBP 5,000 and 10,000.

LAW REGULATION

c) A commitment before a notary that the foreigner, his wife and his minor children own no real estate in Lebanon. d) A land certificate of the real estate, object of the ownership licensing, issued by the land register situated in the district where lies the real estate. e) A statement mentioning the real estate area, issued by the surveying division. Statement mentioning the area of the property to be purchased drawn up by an officially designated surveyor or engineer. f) A certificate of easement and layout issued by the technical department of the General Directorate of Planning. g) A division map (if the application is for land ownership). h) Property regulations applicable to the real estate (if the application is for land ownership). i) A family record of civil status translated by a sworn translator and certified by the Ministry of Foreign Affairs. j) A proxy or photocopy of the proxy certified true copy (if the application is submitted by proxy). The Directorate of Land Affairs refers the application to the Finance Minister for signature of the bill. Then, the application is returned to the Directorate, which submits it to the Council of Ministers for the promulgation of the decree. The Council of Ministers has full discretionary powers to grant or reject licenses. Moreover, the Council of Ministers’ rejection decisions are not subject to any other authority’s supervision.

shares are not entirely held by natural Lebanese persons are not entitled, according to their articles, to transfer these shares to non Lebanese or to companies which are not purely Lebanese. b) Joint stock companies and limited partnerships whose shares are not all nominal shares held by Lebanese natural persons or by purely Lebanese companies are not entitled, according to their articles, to transfer these shares to non Lebanese natural persons or to companies which are not purely Lebanese. The concerned company submits an application to the Directorate of Land Affairs at the Ministry of Finance in which it explains the intended use of the real estate, along with the following data: a – b – c – d – e – f – g – h – j same as for foreign private individuals mentioned above plus, a) A circular-letter related to the company. b) A certificate of the company’s registration in the Trade Register. c) Associates’ name and identity. The application is referred from the Directorate of Land Affairs to the Ministry of Finance for signature of the bill. Then, the application is returned to the Directorate which submits it to the Council of Ministers for the promulgation of the decree.

• Foreign companies Non- Lebanese companies needing a license are: a) Partnerships and limited liability companies whose

Bu il din g & Co | F e br u ar y 2013

G e o rg e s Rizk

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

Elevator Systems

The Core of Building Planning, Design & Construction Although stairs are an “always available” option, lifts are the most used vertical transportation system, in all building types combined. This is why designers should take this factor into consideration, and design their projects accordingly… but how?! (FIgure 1)

Floors Travelled

Usage (Stair : Lift) Up (%)

Down (%)

10 : 90

15 : 85

5 : 95

10 : 90 (figure 01)

Imagine one single elevator serving a building like Burj Khalifa. (FIgure 2)

(figure 02)

You would immediately think that it’s insane to do so! And you would be totally right. However, have you asked yourself about the basic technical reason that disallows such an idea?! Well, this is called “traffic analysis “, which is the study of user distribution and the predicted pattern of occupant flow throughout the day. (FIgure 3, 4) Such an analysis must be conducted at the early conceptual stages of a project in order to ensure easy access to buildings and smooth flow of people and goods; allowing the selection of: Figure 01 Percentage of people using stairs and lifts according to the number of floors. Even with only one floor to go down, 85% of people prefer to wait for an elevator rather than to use the stairs! Figure 02 Burj Khalifa in Dubai, U.A.E. The tallest building in the world at 829.8 m housing 57 elevators. Figure 03 Overcrowded elevator lobby showing that the installed elevator system is not compatible with the traffic pattern.

1. The correct number, type, sizes and speeds of elevators. 2. The proper control systems and features to optimize and synchronize traffic flow. 3. The optimum layout and correct positioning in the building in relation to other elevators.

(figure 02)

For this, a calculation during peak traffic conditions is performed using defined factors: handling capacity, interval and average waiting time. (FIgure 5, 6, 7 & 8) Location and zoning of elevators is decided based on functional (next to busiest entrances, separated

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(figure 03)

Up Peak

Up trafic Lunch (in)

Morning interfloor

5 0 08:00

10:00

12:00

14:00

16:00

Time of day

18:00

Afternoon interfloor

5 10

Lunch (out)

15 20

Down traffic

Down Peak

25 (figure 04)

passenger and freight traffic flows, etc…), comfort (acoustically isolated from sensitive areas, etc…), safety (next to egress stairs, etc…) and economical and efficiency (energy saving, etc…) criteria. (FIgure 9) Although elevators have become so omnipresent in our daily lives, our knowledge of these systems remains limited to the cabin interior as we ask ourselves questions, driven by either curiosity or fear: - Are elevators held up by only one cable that can break, leaving passengers trapped in a falling car? - Will an overcrowded elevator fall? - Can the elevator hall doors open while the cabin is on another floor, putting us at risk of falling into the empty shaft? - If an elevator is stuck between floors, are the passengers in danger of falling and should they try to get out? - Will the elevator arrive faster if the CALL button is repeatedly pushed? Absolutely not! The call is registered just once; and the cabin’s movement is governed by the elevator controllers. A lift system is composed of a pit, the lowest part housing buffers located under the car and the counterweight, a shaft where the car moves on rails in front of the landing doors, and usually a machine room housing the lift motor and driving system. In case elevators are supported by cables, multiple steel cables are used with each one alone being able to support a fully loaded car. (FIgure 10 & 11)

Journey Time Time to destination Waiting Time !Call Registration

Transit time

Doors opening"

Door opening"

!Passenger arrives

Figure 04 The typical passenger demand for an office building over a working day characterized by a morning up peak traffic, lunch down traffic, either to outside the building or to the cafeteria (usually located at the lowest floors) and up traffic, evening down peak and the inter-floors traffic during the day. The traffic analysis study is always conducted for the most demanding scenario which is the morning up peak for office buildings (employees arriving in rush at the same time and therefore waiting times shall be minimized). Figure 05 Passenger times relationship. Figure 06 Target passenger average times for office buildings to achieve satisfactory passenger experiences. Figure 07 Relationship between the quality of service and interval in office buildings. Figure 08 Design criteria for residential buildings.

(figure 05)

Passenger Time

Target

Poor

Average waiting time (AWT)

<25 s

>30 s

Average transit time (ATT)

<60 s

>70 s

Average journey time (AJT)

<80 s

>90 s (figure 06)

Interval (s)

Quality of service

<20

Excellent system

Very good system

Good system

Poor system

>50

Unsatisfactory system (figure 07)

Type

Luxury

Normal

Low income

Interval (s)

45-50

50-60

50-70

Two-way handling capacity

6-8%

5-7%

Note: the value suggested for interval is nominal and should be calculated for an 80% occupied car. (figure 08)

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Figure 09 Example of passenger and freight elevator location in an office building. Figure 10 Inside an elevator shaft – view from the pit. Figure 11 A triplex elevator system shaft.

STUDIO VIEWS 348

350

352

354

356

352A

354A

358

360

362

346

364

336A

336

360B

358B

356B

364A

347

345

KITCHEN

CONF ROOM

333

343

331

341

363

368

CONF ROOM

334A

ELEVATORS

332A

332B

305

318B

320B

322B

8A 32

328

376A

330A 330

372

374A

MAIL 332

370

372A

MEN 334

366

370A

335

362A

CITY VIEWS

338

358A

WOMEN

337

354B

350B 339

356A

MEN

340

342A

342

340A

344

352B

350A

344A

348A

374

376

378 326A

322A

320A

318A

316A

314A

312A 310

326

324

322

320

318

316

314

312

(figure 09)

Elevators can be of the traction type, geared or gearless; hydraulic, direct acting or suspended; or of the machine room-less type (MRL) where the driving system is located within the shaft enclosure. (FIgure 13 & 14)

(figure 10)

Each of these types has its specific advantages and disadvantages but the main difference and decisive factors in the choice of elevator to install are the maximum travel distance and speed. (FIgure 12 ) For any elevator, safety is a necessity achieved and guaranteed by certified mandatory devices ensuring the protection of people and machinery: - Brakes operating in the event of power failure. - Over speed governors that restrict excess speed. - Safety gear preventing the cabin from falling. - Buffers supporting the car in case of a fall at low heights. - Landing door locks allowing the opening of doors only after the elevator car stops at the landing and engages an unlocking device. - Safety edge and photoelectric sensors preventing passengers or objects from getting trapped by the closing doors. 14

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(figure 11)

(figure 12)

Traction

Hydraulic

MRL

Speed

17 m/s

0.63 – 1 m/s

2.5 m/s

Travel

No significant limitations

18 m

80 – 100 m (figure 12)

Figure 13 Details of a traction elevator system. Figure 14 Main components of a hydraulic lift.

Machine room

Control unit

Motor, cable, sheaves

Around 2.6m minimum

Steel cables

Dimension includes overrun; around 4m, or more depending upon car speed

Steel sling around car runs in guide rails-safety clamps engage if cable support fails

Concrete or masonry shaft Counter-weight (guide rails not shown)

Sliding doors, motor usually on car roof-lobby doors synchronize

Guide rails

Pit depth overrun depends on speed-but around 1.5m

Car and counter-weight buffers

Pit below ground-waterproof construction (figure 13)

- Communication system between the cabin and a constantly attended location in case people are trapped inside the elevator. - Overload device preventing the elevator operation above the car capacity. Also, elevator cars are designed to be “safe rooms”. Therefore, the safest place in case of a breakdown is inside the car. Ring the alarm and wait for help. Leave the car only with the assistance of professional rescuers. Leaving the car on your own could result in injury. Determining and choosing the lift system characteristics is only a first step. Indeed, being literally at the core of a building’s planning, design and construction, the whole project should be conceived according to the architectural (number of elevators per enclosure, lift lobbies arrangement, etc…), structural (loads, seismic conditions, heights and clearances, etc…), electrical (distribution diagram, feeder section, normal and emergency lighting, etc…), ventilation and air conditioning (ventilation, smoke exhaust, etc…) and fire protection criteria (shaft and machine room fire resistance rating, sprinklers, fire detectors, fire operation, etc…) imposed by the adopted governing codes (American, European, British, French, International or local standards).

Cylinder Piston Fluid Reservoir Rotary Pump Valve Hydraulic Fluid (figure 14)

(FIgure 15, 16, 17, 18, 19, 20, 21 & 22,)

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Figure 15 Preferred elevators facing topologies (architectural criteria). Figure 16 Elevator shafts are the core of buildings (structural criteria). Figure 17 Guide rail brackets fixation in seismic conditions (structural criteria). Figure 18 Mandatory clearances between elevator cars and the wall facing its entrances (structural criteria). Figure 19 Typical elevator electrical distribution diagram.

(figure 15)

8 7 6 5

1 Lobby

8 Cars (for 7 cars omit car 1 or 8)

1 Lobby

6 Cars (for 5 cars omit car 1 or 6)

Lobby

4 Cars (for 3 cars omit car 1 or 4)

(figure 16)

Lobby

2 Cars

(figure 17)

30 mA RCD

Lockable main motor switch

Lift 1 Lift 1 cabin lighting cabin roof socket Lift 1 (figure 18)

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Lift 1 motor panel

Shaft 1 lighting

Pit socket

Machine room socket

Machine room lighting

Lift 1 (figure 19)

Figure 20 Ventilation of the lift well and machine room above (ventilation and air conditioning criteria). Figure 21 Positioning of a smoke detector in front of 3 in line elevators (fire protection criteria). Figure 22 Elevator placard forbidding the use of elevators in case of fire (fire protection criteria).

Upper ventialtion

Lower ventilation

Top level

Shaft ventilation

Level n

21 ft (6.4m)

(figure 20)

Elev. 1

Elev. 2

Elev. 3

A single smoke detector placed within the intersecting area of all three semicircles will cover all three elevators.

(figure 21) (figure 22)

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Ka rim Ma jd a la n i

Avoiding Disputes In Construction Contracts

Photo ÂŠ Michel El Esta Tower Plus

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Construction: a word all too often associated with dispute. So why do so many construction projects result in disputes?

Any construction project carries with it many elements of risk for all those involved. In this article, we will only consider the two central parties involved, namely the Owner or Employer on the one side and the Contractor on the other. Looking at it from the Employer’s perspective, the project carries the risk: • that the cost will overrun the budget, • that the delivery time will go beyond the planned date, • that the final product will not be what the Employer agreed to during the design phase, • plus other more external risks such as damages that may occur to individuals or to property as a result of the construction activity; the Employer normally protects against such risks with insurance products. Those same risks looked at from the Contractor’s side are: • that there will not be enough money to complete the project – so the Employer will put tremendous pressure to reduce costs or deny requests for additional payments, • that the costs associated with any delayed stays on site will not be compensated –not to mention the risk of being blamed and penalized for the delay, • that the Employer will introduce changes as construction moves forward, yet will resist awarding the Contractor any time extensions to execute the added work nor any additional monies needed to complete those changes. The above illustrates that the relationship, including contractual, that develops between the Employer and the Contractor is built around an adversarial and conflicting model: your loss is my gain, and vice versa; if and when any of the above elements fails (and one of them will surely fail), a dispute will arise. 20

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An element is always likely to fail because the relationship is all too often built on challenges. The competitive nature of the construction industry means that the Employer will demand lower and lower prices (and will honestly think that whatever lower prices offered to him will guarantee that the job will get done). The Employer, or his advisers, will then turn their attention to the time required to complete the job and again, negotiate it down and down – and again, one of the Contractors will accept the challenging terms. Contractors often do so while relying on the eventual amendments that the Employer will make to the plans during the project’s execution, which they feel will entitle them to extend the unrealistic completion time and increase the unrealistic project cost. Ideally, the Employer and Contractor should enter into a relationship that offers both of them a winwin scenario; for instance the two parties could start with a reasonable price for the works and share the benefits of any savings: this will encourage the Contractor to find creative solutions for reducing costs. And together with the ‘stick’ of penalties in case of delay, the Contractor could be offered the ‘carrot’ of a bonus in return for his early completion of the job (again with the starting position being set at a realistic time for completion): is that not a better incentive than the threat of penalties that the Contractor always strives to avoid? Those are measures that require courage and trust; and are therefore seen only on rare occasions. In the absence of such a balanced relationship, what is the next best thing to reduce the chances of a dispute arising between the parties to a construction contract? There are three fundamental elements that should be considered:

Photo © Michel El Esta

1. Clarity: Generous time and effort should be spent at the outset to address all ambiguities in the contract documents, most notably the maps, and remove any uncertainties. Very often, there are contradictions and overlaps in construction documents that are either not noticed by the parties (who hastily review the documents), or assumptions are made that turn out to be incorrect. Either way, unnecessary risks thus arise at a time when these discrepancies could have been addressed and clarified at the start of the project. The division of responsibilities and duties among the parties must also be dealt with and defined. An Arabic proverb says “when the beginning is made of conditions, the end is made of light”, meaning that when one lays all his conditions from the onset, i.e. makes his position clear, the end is always a happy agreement. Expectations of cost and time should be realistic; temptations to push for “the best deal ever” must be resisted. Local culture sometimes means that one is ashamed to go through a formal written agreement: this is wrong. Putting agreements in writing implies that the parties will ponder upon every term to make sure this is what they intended their relationship to be based upon. There are lesser chances of ambiguities and lesser chances for misinterpretation. The parties can develop their agreements jointly or with the help of third parties. The bottom line is: do not be ashamed to enter into a contract.

2. Dialogue: Clarity however does not always address all the issues. Differences will still appear during the execution of the project, in spite of the best intentions and in spite of a carefully drafted contract. The Contractor should serve notice of any difficulties he is facing, for the purpose of explaining and putting his thoughts forward, and not merely satisfy himself with fulfilling the contract’s terms. Likewise, the Employer should also notify the Contractor of any issues he feels depart from the agreed scope, or that he believes are likely to cause delays. Someone once said: “Dialogue is the strategy of the courageous”; the parties to a contract should engage into a constructive dialogue to timely resolve any issues that may arise, rather than allow unresolved problems to accumulate. It is much easier to resolve issues when they are small and current, rather than when they accumulate and their circumstances are long forgotten. If issues remain cannot be resolved in a timely fashion, then those can be postponed and addressed at the end of the project. 3. Third parties: Finally, it may be a good idea to involve third parties in the progress of the project

as well as in the resolution of any issues that may arise. The “Federation Internationale Des Ingenieurs Conseils” (FIDIC), which issues a pro forma contract that can be used in construction projects, realized the importance of third parties, and introduced in its latest edition an independent board whose job is to study disputes and offer an opinion as to their merit. Although the opinion of the board is not binding on the parties, it does serve to bring expectations back to reality, and therefore to facilitate a resolution of differences. The same principle should be applied in smaller or more private contracts. Employers and Contractors should not hesitate to seek the opinion, preferably jointly but also individually, of consultants, lawyers, fellow engineers, etc… to enable them to formulate clearer opinions of any matters in dispute. The third parties they consult should be experienced enough and have the necessary acumen to promote the resolution of a problem rather than complicate it. In conclusion, Employers and Contractors should approach their project relationship with a constructive spirit that promotes openness, encourages dialogue as a method of resolving problems and invites third parties to offer an opinion into any dispute with a view of finding quick resolution to it.

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Photo ÂŠ Michel El Esta

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Rana N as r

Inter i o r D es i g n er

Boutique Taillevent Beyrouth wine throughout the boutique, the bar, and the wine academy, complete with a three story refrigerated cave and wine banking. Our goal, and that of Mr. Rochon was to offer the Lebanese new distinguished tastes of spirits; a goal that went hand in hand with our client, Khalil Fattal & Sons’ drive to make this project a success. In fact, the company spared no effort to make sure that every detail met Taillevent’s exceedingly high standards. As superior quality was an obvious requirement, Fattal

Photo © Michel El Esta

It all started with Pierre-Yves Rochon (PYR), the Paris based world reference in hotel design, renowned for his luxurious and welcoming spaces. As Bleu Design Consultants, our collaboration with PYR continuously expanded our experience and broadened our horizon beyond even our own expectations. PYR brought us Les Caves de Taillevent, with its French delicacies of wine in Parisian style. Taking into account its twenty five year history, we developed for him Boutique Taillevent’s new space in Beirut to create an opportunity for people to discover fine collections of

Boutique façade and main entrance.

Bu il din g & Co | F e br u ar y 2013

Photo © Michel El Esta

1 Bar rendering under the wine academy at the mezzanine with a “French atelier” Façade. 2 The wine boutivque.

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did not allow any lapses, and opened a generous door for the best choice of materials, suppliers and specialists in Lebanon and Europe. Of whom we could mention Dubos Verger, the awnings supplier from France, or Alto SignalĂŠtique, the logo provider, also from France. The team was professional, productive, devoted, and committed to precision, with one aim: Boutique Taillevent Beirut. Taillevent brings its clients the opportunity to acquire the finest wines from the boutique and enrich their own cellars from a wide but carefully selected collection. It also offers them the pleasure to taste those spirits at the boutiqueâ&#x20AC;&#x2122;s bar. A club atmosphere permeates the space which is completely covered in sandblasted oak wood, even on the floors and ceilings, giving the boutique a box like welcoming aspect. The wood color is accentuated by warm lighting and accompanied by the bottle green color, present in the fabrics and the bottle walls. Most visible at Boutique Taillevent is its refined character which showcases the quality of its products; the space can only be defined as a form serving the function. All the choices that were made regarding the layout and the materials converge to highlight the identity of the product. The concept emerged from the essence and the needs of this project.

vision. Actually, the more the idea was visualized and materialized, the more it became valid.

1 Wine accademy on the mezzanine level. 2 Bar area on the ground floor.

After receiving the consent of the local and French owners of Les Taillevent Caves, we initiated the development phase, during which, every single detail was closely looked at. We developed plans, elevations, sections and details, giving special attention, all along, to installation mechanisms, wine delicate storage and much more. Therefore, in addition to material samples and drawings, a detailed and precise specifications FF&E and Hardware sheets were prepared, listing all the selected furniture, ironmongery, accessories etc. In doing so, we were able to tackle all contentious matters and execute the project in record time. Combining the skills of all the professionals involved, we achieved what we may classify as a flagship project.

The design proposal was presented in a file containing colored plans and elevations, as well as real threedimensional views. To complete the file, a range of materials were attached, in order to clarify our

Bu il din g & Co | F e br u ar y 2013

1 Upstairs in the mezzanine, the wine academy. 2 Bar in the ground floor. 3 Three stories refrigerated wine cellar with a private access to wine banking. 4 Bar elevation looking at the â&#x20AC;&#x153;Jardins de Tabarisâ&#x20AC;?.

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BTB 202

Main entrance to the boutique

Discreet access to the bar

Table de dégustation

Ecran interactif integre BOUTIQUE • • ••• • • • • • • •

Table de dégustation

BTB 204

BTB 203

BTB 203 Trappe de visite Spiritueux

controle pour AV + Eclairage Paquets

F BTB 203

"Walk-in" pour cigares

BTB 203

Monte Charges

BTB 203

Librairie

Vide

BTB 203

BAR

• • ••• ••• ••• • ••• • • • • • • • • • • • • • • •

25 26

BTB 204

L BTB 203

ESCALIER CAVE A VIN

-Refrigerateur Fromages -Fruits et Legumes,....etc

L BTB 203

33 34

VIDE

BTB 204

H=850

Lave vaiselle

H=1130

Comptoir

H=950

Garbin

VIDE DALLE EXISTANTE EN BETON

CAILLEBOTIS METALLIQUE VIDE

BTB 202

DALLE EXISTANTE EN BETON

BTB 204

Entrance to the wine cellar

Ground floor plan. Bu il din g & Co | F e br u ar y 2013

MEDICAL

B eat r ic e Kh at er M en a ssa , M D.

Medical Checklist Before You Travel When you plan a trip to developing countries (Southeast Asia, Africa or South America) always schedule a visit to your physician ahead of time. Your doctor will provide you with advice pertinent to your country of destination, the duration of your trip and the season

you are planning to travel in, as well as the type of activities you plan to do abroad (office work, field word, safari in the jungle…), taking into account your current health status (medical conditions, medications you may be taking, allergies, pregnancy..).

4-6 weeks prior to travel

Update your immunization: some vaccines are mandatory to enter certain countries where an official certificate of vaccination is required at entry (or else you will get the vaccine at their airport!!); this applies to yellow fever in some African countries and meningitis when traveling to Saudi Arabia during the Hajj pilgrimage season. Other vaccines, such as hepatitis A, hepatitis B, typhoid, and tetanus are only recommended, but should be updated even if you were not traveling abroad!

Get a medical report if you have any chronic diseases and a prescription with the generic name of your medications. Take with you enough of your medicines for the duration of your trip…and even more.

B u i l di n g & Co | F ebruary 2 0 1 3

4 3

Get a prescription for anti-malaria treatment if needed. The physician can check through the World Health Organization (www.who.int) and the Center for Disease Control (www. cdc.gov) sites for the malaria status in the country you are visiting. These sites update their information regularly. The medicine prescribed will depend on the country you are visiting, your current health status and your previous history. You should know that for a trip of less than 7-10 days prophylaxis is not required and the duration of prophylactic treatment should not exceed 6 months because of the side effects associated with medications used to prevent malaria.

Get a prescription for medications to take with you: antibiotics for travelers’ diarrhea, medication to fight motion sickness or nausea. (see medical health kit content)

Get medical insurance that covers emergencies and hospital admissions in the country you are visiting and repatriation in case that was needed.

MEDICAL

One week prior to travel • Start your anti-malaria treatment and make sure you tolerate it, otherwise you may shift to another preventive treatment. • Get enough of your chronic medications for the duration of your travel • Get another pair of eye-glasses (if correction is used) • Update your travel health kit and check that creams and medicines have not expired. During your trip • Watch what you eat and drink: “peel it, cook it, boil it or leave it”. Avoid raw food (sushi, steak tartar, mayonnaise) and do not consume foods that have been kept at room temperature for hours, like in a buffet or on a rack in a food shop. • Do not eat fruits unless you peel them yourself; so avoid strawberries, cherries and get a banana, an apple or even a mango. • Use sterilizing tablets to wash your veggies, fruits… if you crave for some and do not dare eating them outside • Drink only mineral water from sealed bottles, refuse pre-opened bottles. Avoid ice cubes because the provenance of the water used to make them can never be ascertained; do not consume tap water even to wash your teeth. Safe beverages include bottled carbonated beverages, hot tea or coffee, beer, wine, and water boiled or appropriately treated with iodine or chlorine. • Avoid mosquito bites by using mosquito repellent on the exposed areas of your body, bed nets impregnated with mosquito repellent, long sleeves and trousers

when going out at night(the mosquito that transmits malaria bites from dusk to dawn). Keep your room temperature at 21 degrees and use a fan over your bed (if it exists): mosquitos cannot fly against the air movement produced by the fan • Use sunscreen (>15 SPF) when outdoors to avoid sunburn and to avoid skin reactions when using some medicines After you return home Consult your physician for any fever, diarrhea or new symptom that may occur up to 4 weeks after your return.

Travelers’ Diarrhea (TD) Due to the lack of hygiene in local restaurants (whether from food handlers or poor conservation methods), food you consume may be contaminated with bacteria. If food is boiling or very hot when you eat it, the bacteria will be killed. TD may cause mild cramps and urgent loose stools to severe abdominal pain, fever, vomiting, and bloody diarrhea. Antibiotics are the primary method used to treat TD and are to be started as soon as the symptoms appear. The duration of the treatment is of only 3 days. Lost bodily fluids can be recovered by drinking oral rehydration solutions. 7UP or cold tea, also help travelers feel better quicker. Salty biscuits and boiled rice are also advised.

TRAVEL HEALTH KIT Medications - Pain or fever (Paracetamol) - Upset stomach or diarrhea: - Packets of oral rehydration salts for dehydration - Mild laxative - Antacid - Anti-motion sickness medication - Anti-inflammatory cream for sprains - Antifungal and antibacterial ointments or creams Basic First Aid - Adhesive bandages, gauze, adhesive tape - Elastic bandage wrap for sprains and strains - Antiseptic - Anti-itch gel or cream for insect bites and stings - Aloe gel for sunburns - Digital thermometer - Saline eye drops

Bu il din g & Co | F e br u ar y 2013

INFO-PUB

AFNOR and AFNOR Middle East

AFNOR, “Association Française de Normalisation” (French Association for Standardization) was founded on June 22, 1926. For over 80 years now, the AFNOR Group has worked to promote voluntary management control processes by constantly gauging the interests of any and all socioeconomic stakeholders concerned with keeping business activity in adherence to the law. This is a setting where values like impartiality, criticality, and innovation are essential. AFNOR’s scope of expertise currently encompasses the tangible and intangible assets that today’s businesses create or mobilize every day — assets like accessibility, diversity, or social responsibility, alongside quality, risk management, the environment, or sustainable development… The AFNOR Group knows how to respond to the needs of any kind of organization, from schools to private individuals, administrations, community groups, businesses or associations. The AFNOR Group can draw on its position as a central hub in a network harnessing sector experts (professionals on standardization issues, auditors, educators, authors) and partner organizations (government agencies, local council authorities, chambers of commerce and industry, business networks, civil society organizations, colleges and universities) to merge the people and competencies needed to tackle problems and exploit solutions. AFNOR has been present in Lebanon since 2000 as a simple representative body. 2012 witnessed the creation of AFNOR Middle East, the subsidiary of AFNOR which covers the entire Middle East region with a central office located in Lebanon. AFNOR Middle East offers the following services • Certification & Evaluation • Training • Standards & Books

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The certification services offered by AFNOR (under AFAQ trade mark) are the following • Quality Management System ISO 9001 Certification. • Environmental Management System ISO 14001 Certification. • Food Safety Management System ISO 22000 Certification. • Occupational Health and Safety Assessment Series OHSAS Certification. • Energy Management System ISO 50001. • Information Security Management System ISO 27001. • Customer Contact Centers-Requirements for service provision EN 15838. • Corporate Social Responsibility (CSR) Evaluation ISO 26000. The following represent the AFAQ trademark used by AFNOR for the certification The training services include in-house training and other trainings conducted at our training center. Training oriented towards standards and management that can be tailored to accommodate the size of your enterprise and your specific needs. On an international level, the 16,300 trainees registered every year offer clear proof that the training programs are well-focused. AFNOR Middle East has access to the international library of AFNOR offering a wide selection of standards (ISO, NF, EN) and books edited by AFNOR editions. The books include topics on all management systems (ISO 9001, ISO 14001, ISO 22000, OHSAS…) and other managerial subjects. If you are interested in any of the mentioned services, you may contact us at: AFNOR Middle East, Nohra Bldg 1st Floor, Tahwita Highway, PO Box: 16-5806, Beirut, Lebanon Tel: +961 1 283 072 / +961 1 295 010 Fax: +961 1 295 145 lebanon@afnor.org www.lb.afnor.org

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To advertise, please send an email at : buildingco@apaveliban.com

Bu il din g & Co | F e br u ar y 2013

Ro g e r M e lk i Adv is o r to the M iniste r of Eco no my & Trade

The Real Estate Market Enters A Consolidation Phase The weak growth rate of the Lebanese economy during the last two years seems to have exacerbated the pressure felt by the real estate market that is, since the beginning of 2011, passing through a contraction phase. All indicators point to a growing problem, especially considering the decrease in prices, the decline in demand for building permits, the reduced rate of real estate registration at land register offices, and the diminished demand for construction materials. Moreover, isnâ&#x20AC;&#x2122;t the real estate market itself, in large part responsible for this economic downturn? In fact, this sector traditionally plays an important role in the Lebanese economy, both in terms of the income and employment opportunities that it generates, as well as the investments that it attracts, with a whole cascading effect reaching other sectors of the economy, especially industry, banking, transportation, storage, insurance, and public revenue.

a slowdown in projects, a reduction in prices as well as profit margins. This period of normalization might prove to be lengthy because the sectorâ&#x20AC;&#x2122;s response time is bound by the fact that real estate projects usually take a minimum of 2 to 3 years to finalize. A long time is needed for excess supply to be absorbed into the market and replacing that supply will also require quite a bit of time. So far, the adjustments that have occurred are part of a global trend while the market tries to reacquire a normal growth rate, with more moderate prices more in line with the general decline, as well as less ambitious and much more well thought out projects. New products will be better adapted to the market conditions, as luxury apartments make way for smaller units that better satisfy demand. Peculiarities of the market

The slowdown remains somewhat contained, but unsold inventories are on the rise and will likely lead to an increased pressure on prices throughout the country, which, in turn, might jeopardize the launching of new building projects. In fact, many real estate related projects have been postponed, and others scaled down resulting in smaller average apartment surface areas than originally planned.

Technical Corrections

Other observations abound that point to the fact that the real estate market will not recover any time soon its previous growth rates, much less its profit margins, even if the global economy improved. In fact, as is the case in all other countries, real estate no longer is considered a safe haven for investments, and speculation in the real estate market might give way to investments in the financial and stock markets as prospects grow that interest rates will rise.

Many expert are not surprised by this turn of events, and continue to believe that this slump in activity was foreseeable and will eventually lead to a rebalancing of a market whose excesses grew exponentially in the last seven years. Normalizing the market inevitably requires

The decline might have been even more dramatic had the market not adopted financing schemes that essentially relied on equity provided by the real estate developers themselves and on the pre-sale of units, either before or during the construction phase. In fact, self-financing is

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a very important aspect of the construction sector, and, as such, developers are not really pressured into selling at any price and can stagger their income shortfall over time. This “patience” allows them to avoid being affected by “crashes” similar to those that occurred in many western countries. In reality, and more than ever, the construction and real estate sectors are dependent on the overall global economic and political conditions, which, currently remain very bleak. The lackluster performance of the Lebanese economy was further exacerbated by the prevalent internal political changes and instability, regional tensions and the travel ban to Lebanon imposed by Gulf states, the high level of public debt, the mediocre performance of state institutions, and the rise in the cost of business operations. GDP estimates for the coming months are not encouraging, the most optimistic of which predict a growth rate not exceeding 2 to 3 percent. For an economy that is still in the process of being rebuilt, such a rate is nothing short of dismal. Dynamics to be envied Except in times of major armed conflict, the construction sector and market have always been blessed with a dynamism that brought them the envy of other sectors of the economy. But, as a result of the renewed growth that started in late 2004, this sector underwent an unprecedented boom in all Lebanese regions. This spectacular growth of the real estate market was due to improved political stability, the growth of demand for housing (following periods when people postponed making housing purchases), the influx of Lebanese

Bu il din g & Co | F e br u ar y 2013

households to the capital, the demand generated by Lebanese expatriates abroad, the lack of investment opportunity in other sectors of the economy, and the financial protection that the sector offered in terms of investment and speculative deals. The construction craze can be best illustrated by the increase in total surface areas for which building permits were issued by the civil engineering syndicates of Beirut and Tripoli; which rose from less than 9 million square meters in 2005 to close to 17 million in 2009, before decreasing again to 14 million in 2012. Sale prices appeared to be related to the growth in the number of projects, with the average rise of prices, in certain neighborhoods of Beirut, reaching 30 percent per year between 2005 and 2010. Following these excesses, the real estate market entered a corrective phase at the end of 2010 which saw a marked decline in prices and key market indicators. Uncertain prospects 2013 promises to be an extension of the two previous years. The market corrections seem to have been insufficient, and the slump far from over. This trend will not be uniform and linear in nature as its evolution might be very turbulent with a lot of erratic tendencies exhibiting themselves in different regions of the country, depending upon the various categories of housing units.

These factors might get amplified by regional political developments that will greatly affect Lebanon, but over which the country has very little control. The real estate sector is expected to continue its adaptation to the crisis environment in which it finds itself, as the market determines the corrections that are necessary, causing different trends to exhibit themselves in different regions dependent upon the various criteria and different types of housing units. Even though it is tempting to compare the Lebanese housing crisis with the international real estate crisis, such a comparison is short lived because of the specificities of the Lebanese market, as structural weaknesses present in the Lebanese real estate market might play a role in mitigating the detrimental effects of the crisis. It should be noted first that despite the increase of bank loans to the construction sector, this sectorâ&#x20AC;&#x2122;s primary source of funds comes from private equity held by the developers and from pre-sale orders. As such, bank charges remain relatively low which allows the developers to not rush sales under pressure from their bankers. This wait for better conditions is all the more justified by a desire to recuperate as large a part as possible of any investments made. The patience of sellers therefore extends the crisis over time and prevents a total collapse of prices. Another factor serving to delay the crisis is the small number and size of projects and developers. This characteristic, deemed unfavorable in times of growth, proves to be advantageous in times of crises. Therefore, any difficulties felt by one real estate developer will not have any detrimental effects on the whole sector, nor will they lead to any wide ranging financial collapse, as was the case in foreign markets. Subsidized loan provisions set aside by the Central Bank of Lebanon will also play a role in damping any fall in prices, especially considering that the Bank is considering increasing current loan limits. The diversification of real estate products will occur at a faster pace, and become better adapted to market demand. These corrective movements have already been observed in many geographical areas and on several new projects.

B u i l di n g & Co | F ebruary 2 0 1 3

G e o rg e s M amari C h a ir m a n N EXO LUCE M iddle -East

Architectural Lighting Architectural lighting is about Art and Technology. In many cases, architectural lighting, whether outdoor or indoor, is not given enough importance during the planning and even construction stages. Real estate owners only later realise that their investment in facade architecture, for instance, can only be seen during daylight hours. At night, such buildings will either have no lights, or will be fitted with last minute solutions that consist of low cost flood lights. Planning a lighting solution Appropriate lighting solutions increase a property’s value and may, with the suitable investment, turn it into a piece of art. Lighting designs should be undertaken at the early stages of a project. Coordinating efforts between civil engineers and architects from the start is “key” to ensure good artistic results. Provisioning for lighting fixtures, whether from an electrical and/or civil perspective, must be considered an essential part of designing the constructions of today. Outdoor, the aim is to highlight any building’s architectural details. And indoor, it is essential to meet interior design characteristics, whilst spreading the right amount of light needed in each area. When Art and Technology meet Controlled and seamless lighting are important aspects to consider when designing a lighting solution. The proper technology should be selected and designed in order to achieve the sought after effect from an artistic point of view.

Seamless lighting requires that light sources be hidden as much as possible, depending on constraints. Controlled light is achieved by using appropriate lenses, filters, diffusers, lighting technologies etc.

“Al Rayyan Fortress” - Doha, Qatar - Achieved all by using professional LED products.

Tests, proof of concepts and tailor-made products are essential, specifically for the most demanding architectural designs. This also ensures that perspective drawings approximate reality as much as possible. As part of the planning phase, low consumption and low maintenance solutions are to be considered as well. For instance, professional LED products may increase the implementation budget, but on the short/mid run, they will turn out to be much cheaper. Their average lifetimes are usually around 50000 hours and their consumption is between 1/5th to 1/10th of traditional incandescent bulbs. Besides the above, high end LED products are usually environmentally friendly with zero IR and UV emissions.

Bu il din g & Co | F e br u ar y 2013

Je s s ic a B o u Tanio s Jo u rnalist

Gallery Boutique: Where It Feels Just Like Home! In all large furniture galleries nowadays (2000 square meters), people get confused by the wide variety of items they see, even when someone is there to help them. They are at a loss to choose unless accompanied by an interior designer.

Photo © Michel El Esta

Visible through the window is a Modeluce “Corner” lamp illuminating the Koko girl sculpture by May Sobh.

Nevertheless, the concept brought by interior architect Randa Dandolo is one of a little shop where people can choose personalized items, assisted by someone who can really help them pick what they exactly need. The 100 square meter space houses furniture (some from high end designers like Philippe Hurel, Friggerio, Modo Luce, etc.) to suit all house decorating needs.

When asked about where she got the idea to open her gallery boutique ‘Table and Design’, Dandolo explained: “We thought of a boutique in Ashrafieh, with a window rather than a vitrine… just like in Europe: a store with a window in a neighborhood, a small shop where one can find high range items.” This concept allows the clients to make proper choices because they are being closely helped by the person in charge of the store, who gives them all the time needed to perfectly pick their furniture in a format that is relevant to them, based on their implicit behavior and preferences. Because of the way items are organized, you feel, once you enter the gallery boutique, that you are in a nicely decorated house and not in a gallery; you can imagine the sofa for example in your own apartment, accentuated by a green plant in the corner, a unique serving set of Alvaro Siza on the table and a distinguished vase of Céline Wright on the wall, all of them beautifully lit by a flickering ceiling lamp from Modo Luce. In addition to that, the boutique also provides customers with a special catalogue containing a wide variety of items. It’s a new concept people will undoubtedly be interested in discovering. It’s a new way of perceiving things, an exceptional mixture of cultures which differs from the gallery boutiques that only concentrate on the traditional.

Small Koko dolls atop an old-fashioned Kevazingo wood coffee table.

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Photo ÂŠ Michel El Esta

Bu il din g & Co | F e br u ar y 2013

Photo © Michel El Esta

B u i l di n g & Co | F ebruary 2 0 1 3

Photo © Michel El Esta

1 Garinne dining table by Philippe Hurel with oak bench. Leather seats by the Italian Frag company. A luminous screen by Modoluce. Staircase serving as a bookcase. 2 Faces on the wall accentuate a round dining table and a walnut cabinet by Emily Katsantonis. 3 A numbered Alvaro Siza tea set along with hanging vases by Celine Wright decorate the square Frigerio cedar wood coffee table.

Photo © Michel El Esta

4 False wood pillars used to separate different areas. 5 A beautiful Frigerio GRAY model bench with a leather hand stitched back. Under the mirror we find a 380 cm long grey cotton sofa of the same brand. 6 A 320 cm Davis couch made by the Italian firm Frigerio and composed of 2 seats and 4 height adjustable backs.

Photo © Michel El Esta

Bu il din g & Co | F e br u ar y 2013

K amal Azar Engine e r

GIS-Based Municipality Operations System As is the case in all of Lebanon, most municipalities are transitioning from the current paper based system to a computer based electronic system. Given the precise nature of issues that municipalities deal with, such as taxes, planning, permits, and other matters that relate to the proper management, upkeep and development of services that municipalities oversee, it becomes apparent that the most appropriate solution to accommodate this transition lies in adopting a Geographic Information System (GIS), which collates and organizes information relating to the different infrastructure and construction networks into a database that is, in turn, tied to geographic coordinates, so that access to information becomes easier, faster, and more accurate.

Figure 01 Different Layers

The importance of the GIS system lies in its ability to develop urban management and make it more efficient in maintaining and planning the relevant networks due to the fact that most decisions taken by municipalities

Geopolitical

41 14

4248 1648

47 43 47 17

4644 4615

45 13

Real estate Taxes

Springs

Public Safety Transport

Rain Water Drainage

Planning

Water Drainage

Environment

Services

Nature

Municipality Roads Plants

Geodetic / Survey Control

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Satellite Images Core

have a strong spatial and geographical aspect to them. Such a system makes it possible to automatically process data relating to spatial architectural representations, and thus facilitates the task of accessing data pertaining to specific plots of land, uncover errors or review specific points on architectural plans. Similarly, it could also be used to view the spatial geographical representation of a particular data set. This system not only links data with spatial loci, but also permits the storage, processing, and analysis of data. One of the characteristics of a GIS system lies in its ability to logically organize, into data sets, the contents of different maps based on environmental factors (soil, crops, minerals), architectural, managerial, real estate records, roads, sewage networks, water, telephone, and electricity. The GIS based Municipality Operations System (GISMOS): GIS Transport developed a program specifically tailored to municipalities (GISMOS), which relies on geographical data. This software was developed using Visual Basic in order for it to be a stand-alone easy to use program, dedicated to the activities of municipalities. The program links to the Sybase SQL data base that many municipalities already use. It should be noted that the program can be tailored to fit each municipalityâ&#x20AC;&#x2122;s needs regardless of the type of database used, whether Sybase SQL, Oracle, SQL Server, etc. The program also utilizes the ArcGIS library to accommodate any applications related to the aforementioned geographical data systems. GIS Transportâ&#x20AC;&#x2122;s program does not require that any changes be made to the municipalitiesâ&#x20AC;&#x2122; database, but will enhance their capacity to conduct geographical

(figure 02)

analyses and link the data with the appropriate location on the ground. It will also collate the information available in multiple databases or the data generated by a specific application or different database models. This organizing of data is an essential method by which data can be manipulated in order to link them with specific geographical points. GISMOS deals with the administrative, financial and architectural aspects of municipalities, while taking into account the end users’ varying needs. For example, a specific plot of land can be displayed on a chart along with all the pertinent information relating to it ( property number, region, municipality, area, and owners). If the property is inhabited, additional information is displayed showing the different sub-plots, occupants, details, etc. The architectural section also plays a role in the planning of roads while taking into account the characteristics of different real estate locations. GISMOS can manipulate data relating to different aspects of land use, such as the area of a plot of land, and the edifices that it might contain, street networks, sidewalks, electricity and telephone networks, water distribution and sewage networks. Following is a highlight of some of GISMOS’s capabilities. 1- Buildings and Real Estate The search for a particular real estate plot The appropriate municipality employee can conduct a search for a real estate plot by using its number, the name or taxpayer number, the owner’s name, or the number of the building as can be seen in Figure 2. When

(figure 03)

the appropriate plot is displayed on the map along with its descriptive data, such as elevation from sea level, area, owners, address, region, and satellite image. If the property is inhabited, additional information is displayed pertaining to sub-plots and their details, taxpayers, owners and the edifice in question , in order to facilitate the monitoring and control of building and investment permits.

Figure 02 Search Function Figure 03 Search Results

Furthermore, any site’s permit applications can be studied by selecting its location and defining its distance from similar sites. The program also organizes all permit related files and transactions and stores them in a database which facilitates their renewal process, analyses, and retrieval for processing, or to be viewed in display models. Figure 3 shows the search results for property number 3613. All the information pertinent to that property are divided into three sections: Information about the property itself, such as area and address; information about built up sub-plots on the property, or the taxpayers; and the third section displays information about any building permits, photographs of the property, plans and measurements. The GISMOS program is characterized by its flexibility and ease of use, in addition to its security and high level

Bu il din g & Co | F e br u ar y 2013

of control. It is possible, for example, to modify and edit all the information, and correct any spelling mistakes, after inputting the appropriate user’s password. Such a process would take a long time if we were to use the current manual paper system, for the employee would have to look for the appropriate map, and then the required property number amidst a large amount of other data. The process would be even harder if the search were conducted for a specific owner’s name; but GISMOS can perform those same functions within seconds.

Figure 04 Irregularities Figure 05 Fee Input Figure 06 Tax Calculation Table 01 Fee Input

The program can also search for all available road plans which intersect with a particular plot of land, and then calculate the overlapping area and warn the user of any possibilities to pay compensation to the owners. (figure 04)

Fee

(figure 05)

Bed Room

1,200 L.L.

Living Room

1,200 L.L.

Dining Room

1,350 L.L.

Kitchen

850 L.L.

Bathroom

610 L.L.

Balcony

610 L.L. (table 01)

(figure 06)

Statistical information Such information relates to finding the largest, smallest, or average surface area, in addition to the total number of properties within a certain location. This information is useful when searching for the largest plot to build a public park for example, or conduct a feasibility study on a project by taking into account the region’s human potential and population density, in addition to other pertinent issues. GIS Transport’s GISMOS program possesses the ability to identify buildings that go beyond the plot’s legal boundaries, thus encroaching unto public roads or even adjacent properties, which facilitates the process of resolving contentious issues relating to real estate records, area surveys, ownership, etc. Fees The program also deals with the financial aspect of municipal administrative responsibilities. It is capable, for example, of calculating taxes based upon a specific tariff inputted into the database. The calculated fee is dependent on the number of rooms on a property. The following table is thus filled by the employee and given the title of “first class”. Let’s take for example property number 3613 which contains two bedrooms, a living room, kitchen, and two balconies. The employee would calculate the taxes payable by taxpayer number 1554 automatically and according to the “first class” table. He would only have to follow the instructions on the screen and input the required fee and taxpayer number, as per Figure 6.

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Fee

Number of Rooms

Taxes

Bed Room

1,200 L.L.

2,400 L.L.

Living Room

1,200 L.L.

Dining Room

1,350 L.L.

0 L.L.

Kitchen

850 L.L.

Bathroom

610 L.L.

Balcony

610 L.L.

1,220 L.L.

Table 02 Tax Calculation Figure 07 Taxes Due Figure 08 Available Reports

6,280 L.L. (table 02)

The tax payable by the taxpayer or dues on that property would be calculated based on Table 2. One of the program’s other characteristics is its ability to allow the employee to change the due tax amount or leave it as is, which when approved, would have to be saved by the employee and included in the taxpayer’s file. The fiscal division could ,at a later date, review the financial activity of a particular taxpayer or property’s file, which facilitates the process of imposing taxes and fees on properties, as well as simplifies the process of tax collection and auditing. The program sorts taxpayers into two groups: Those exempt from paying taxes as per a municipal decision, and those who must pay taxes. It also simplifies the process of printing reports for the taxes or fees paid by a taxpayer or property owner and the dates on which those payments were made. Review Figure 8 for a list of available reports. Among GISMOS’ other functions is its ability to display geographical landmarks following the linking of different database sets that contain graphical data pertaining to the same landmark, which can be used for various organizational purposes. For example, the files that contain the tax rate on land plots also contain information about sub-plots and buildings, as does the file containing building permits relating to the same building. All the data can thus be collated according to the relationship between the information pertaining to building permits and information relating to the taxes due on land plots, so that it may be analyzed, processed and overlaid on a map instead of having to deal with the data separately.

(figure 07)

(figure 08)

Bu il din g & Co | F e br u ar y 2013

2- Roads: GISMOS can identify municipal roads based on their number, name, or type. These roads are then classified into types (street, road, alley, or pedestrian walkway). Each road is divided into sections in order to simplify the process of organizing and maintaining them. If a long street contains a pothole, its location would be unclear if only the street name were used to identify its presence. But when sections are used, the potholeâ&#x20AC;&#x2122;s location can be more accurately established. Among the descriptive data that can be associated with roads we have: The name and number, the type of road (classification), its width, the width of the sidewalk if present, and the condition of the road.

Figure 09 Road Information Figure 10 Master Plan Results

(figure 09)

In addition to the comprehensive statistical information that the program supplies in its Real Estate and Buildings section, it also offers another important service in the Roads section; namely Planning. The employee only has to choose the pertinent master plan for the program to perform the task at hand. First, all the common areas between the plan and the adjoining land parcels are shown, then the total common surface area is calculated, as well as its ratio when compared to the plotâ&#x20AC;&#x2122;s surface area. Finally, the area is compared to the ratio of legally built up park areas (20% for example), in order to ascertain the compensation due to the land owners for the area that was appropriated. The analysis

(figure 10)

B u i l di n g & Co | F ebruary 2 0 1 3

is presented in chart form reflecting all the land parcels that were affected (on which the plan encroaches), with the ratio of lost surface areas as compared to the original surface area (common areas), and whether restitution should be paid to the property owners. (refer to Figure 10). The larger the planâ&#x20AC;&#x2122;s surface area, the longer such analysis would take. But GIS Transport took that factor into account and designed the program so that each new plan is processed only once, with the resulting calculations of common areas saved in each parcelâ&#x20AC;&#x2122;s file. When concern arises about whether a property is affected by a certain plan, the prepared results are called up and linked to the plan in order to calculate the common areas and the results displayed. When precalculated results are used, the operator is also warned if the pertinent data were previously modified. 3- Other Sections The other sections relate to utility plans, such as power and phone lines, as well as water and sewage networks. The services offered revolve around the proper management of each network. The following example illustrates the importance of this system: Let us assume that a citizen calls the municipality to request that a malfunctioning street light near his home be repaired. All he has to do is give his property number or the street name and the neighborhood in which he resides. The municipality employee then inputs the information into the system and a map of the area is displayed in front of him, showing the location of the utility pole on which the street light in question is mounted. A repair crew is then dispatched to fix the broken light, and the problem gets resolved within hours. Figure 11 shows the information that is available in each of these three sections. The section relating to the power network displays information about power lines and all utility poles in the city or town. The information about the telephone network revolves around telephone line and junction box location. Finally the program displays information about water and sewage pipe location and distribution nodes. In short, GISMOS represents the best solution to better enable and modernize any municipality; making it capable of providing quick, accurate and transparent access to its services. The program also helps facilitate the transactions it offers through its optimal linking, searching, and spatial analysis functions, in addition to its other characteristics such as the display of location

(figure 11)

based data, and their classification into layers that facilitate dealing with such a large amount of data. It also provides access to new information which allows finding solutions to all the different problems that municipalities might face, in addition to any financial and administrative complications.

Figure 11 Electricity Section

This program gives municipalities the ability to deal with information on a geographical basis, allowing them to discover patterns which they could not previously discern; patterns based on new data analysis and hidden information. Working with data on a geographical basis gives them the opportunity to answer questions such as: Where is it located? How many are there? What if? Understanding these relationships helps increase the effectiveness of all decisions that are taken. GISMOS can also be linked to the Municipality Program, that the Ministry of Interior and Municipalities offers in cooperation with New York University at Albanyâ&#x20AC;&#x2122;s Legislative Studies Center, which the Ministry compels all municipalities to use without allowing any modification to its code. GISMOS would thus process the geographical data and link them with the information available in the main database. The ease with which spatial data can be imported relies on the digital format used, similar to the one utilized in CAD programs. Finally, progress lies in the ability to keep pace with development and automation in the information age, in addition to the ability to take advantage of technology and harness it for everyday use in order to be able to focus on more important tasks and respond to a greater number of requests and citizen problems. Lest we forget that local development has been described as being the nucleus of complete and comprehensive development. Bu il din g & Co | F e br u ar y 2013

CONSTRUCTION MATERIALS

New Products

RETTA 1200

- Linear Uplight Led with adjustable beam position. - Aluminium body. - Polyester powder paint resistant to corrosion, atmospheric conditions and salt spray fog. - Thermal shock resistance and tempered safety glass. - Silicone rubber gaskets. - Stainless steel external screw. - Double M16 cable gland for cascade connection. - Zinc-plated steel housing for installation included. - Power 25 W. Input 220/240 V - Made in Italy

Available upon request NEXO LUCE MIDDLE EAST Khazen Tower Blvd., Mirna Chalouhi, Greater Beirut, Lebanon. Tel: +961 1 480 609 Fax: +961 1 512 341

B u i l di n g & Co | F ebruary 2 0 1 3

CONSTRUCTION MATERIALS

New Products

Variable Traveling Speed Elevator System (VSE)

Example in case of rated speed of 1.6m/sec Traveling speed (m/sec)

With Mitsubishi Electric’s industry-first Variable Traveling Speed Elevator System, an elevator can travel faster than its rated speed based on the number of passengers, ultimately reducing waiting and traveling time. The Variable Traveling Speed Elevator System allows elevators to travel faster than their rated speed depending on the number of passengers in the car (rapid mode). When the weight is wellbalanced between the car and the counterweight, the traction machine does not need its full power to make the elevator travel at the rated speed. Thus, by utilizing the unused power of the traction machine, the elevator can travel faster. Its efficient transport reduces frustratingly long waiting and traveling time. VSE is a solution for users seeking time-savings in elevator travel.

Well-Balanced

1.6 1.5 1.25

8 Unbalanced

Unbalanced

1.0

3 Load Rate

Load Rate: Approximately 10-80%

Mitsubishi Elevators are exclusively available at Mitsulift and Equipment S.A.L. www.mitsulift.com info@mitsulift.com

Well-Ballanced:

When the weight is well-balanced between the car and the counterweight, the motor has ample power to allow the elevator to travel faster than the rated speed.

Unbalanced:

When the weight difference between the car and the counterweight is large, the elevator travels at the rated speed.

Maximum speed and car load Rated speed 1.0m/sec

Car load 0% 1.0 m/sec 1-2 persons

50% 1.25m/sec [2-5 persons]

1.5 m/sec 5-6 persons

1.6m/sec [6-9 persons]

100% 1.5 m/sec 9-10 persons

1.25m/sec 1.0m/sec [10-12 persons] [12-14 persons]

Number of passengers in the car when the maximum number of passengers is 14.

Time Saving Waiting Time Reduction

1.0m/sec

Rated Speed (1.0m/sec) VSE (1.0, 1.25, 1.5, 1.6m/sec)

Traveling Time Reduction

1.0m/sec 1.25m/sec

1.5m/sec

Rated Speed (1.0m/sec)

1.6m/sec

Waiting time

VSE (1.6m/sec)

1.0m/sec 1.6m/sec Traveling time

15% Reduction According to Mitsubishi Electric’s simulation, waiting time can be reduced up to approximately 15 % when VSE is applied.

35% Reduction Traveling time can be reduced by approximately 32% when the elevator travels from the bottom to the top floor directly under rapid mode in VSE.

(Conditions) Travel :36m, Floor Height: 4.0m. 10 ﬂoors, Car load: 50%

Bu il din g & Co | F e br u ar y 2013

Apave Liban 2013 Training Calendar Course ID

Theme

Course Title

Duration

Month

From

Fees in US$

2 Days/ 2 Times per year

February

$450.00

TP 01/13

QSE

Internal Audit for Quality Management Systems

TP 02/13

Engineering

Operation and Maintenance, Facility Management

2 Days

February /March

$450.00

TP 03/13

Engineering

Green Building

2 Days

March

$700.00

TP 04/13

Engineering

Building Services and Fire Protection Equipment

TP 05/13

Engineering

Authorization Certificate for Electrical Safety of Personnel

TP 06/13

QSE

TP 07/13

2 Days

March

$450.00

2 Days/ 2 Times per year

March

$450.00

Evaluation des Pratiques Professionnelles-EPP

1 Day

April

$350.00

Engineering

Sécurité des Travailleurs sur Chantiers et EPI Contre les Chutes de Hauteur(French Document)

2 Days

April

$450.00

TP 08/13

QSE

GLP,GCP,GMP(Advanced)

2 Days

April

$450.00

TP 09/13

Engineering

Elevator Systems- Core of Buildings Planning

1 Day

May

$350.00

TP 10/13

Engineering

Diagnosis and Repair of Existing Buildings

1 Day

May

$350.00

TP 11/13

Engineering

BMS-Building Management System & CCTV

2 Days

May

$450.00

TP 12/13

Management

Strategic Business Plans

2 Days

June

$450.00

TP 13/13

QSE

ISO 9000 Series Auditor/ Lead Auditor Course-IRCA Certified

5 Days

June

$1,200.00

TP 14/13

Management

Time Management

1 Day

June

$350.00

TP 15/13

Engineering

Euro Code 8

1 Day

June

$350.00

TP 16/13

QSE

Introduction to ISO Generic Standards

2 Days

September

$450.00

TP 17/13

QSE

Food Safety Management Systems

2 Days

September

$450.00

TP 19/13

Engineering

Inspection of Existing Concrete Structures

2 Days

September

$450.00

TP 20/13

Engineering

Lifting and Hoisting

2 Days

October

$450.00

TP 21/13

Engineering

Authorization Certificate for Electrical Safety of Personnel

2 Days

October

$450.00

TP 22/13

QSE

Internal Audit for Quality Management Systems

2 Days/ 2 Times per year

October

$450.00

TP 23/13

Engineering

Atmosphere Explosif - ATEX(French Document)

2 Days

October

$450.00

TP 24/13

Management

Customer Relationship Management-CRM

2 Days

November

$450.00

TP 25/13

QSE

Energy Management System ISO 50001:2011

2 Days

November

$450.00

TP 26/13

Engineering

Lightning Protection Systems

1 Day

November

$350.00

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

RECRUITMENT Apave Liban is is looking to recruit a Mechanical Engineer having already a first experience in preferably similar or design functions; the job description involves technical control of buildings as well as inspection of electrical and mechanical equipment; the job is based in Lebanon with eventual short term interventions in the Gulf region. CVs of interested candidates to be sent to info@apaveliban.com

B u i l di n g & Co | F ebruary 2 0 1 3

INFO-PUB

APAVE & TOTAL Liban:

A Mobile Fuel Lab for sampling gas station products In order to ensure that its customers receive high quality fuel, Total Liban has asked Apave Liban, as an independent expert, to manage the Mobile Fuel Laboratory, which analyses the quality of petroleum products sold in Total’s network of stations, or to Total Liban’s customers.

Once the analysis is completed, the final report and the results are transmitted to Total Liban’s management. Finally, Apave Liban will be responsible for the maintenance and calibration of all the equipment and instruments by an approved and recognized organization.

Unique in Lebanon, the Mobile Fuel Laboratory is a first line technological analysis tool. Specially equipped for fuel sampling at petrol stations on all Lebanese territories, this laboratory managed by Apave Liban, allows the performance of the following: • Tests different samples of fuels (gasoline and diesel combined), on a monthly or weekly basis. • Conduct analyses on all fuels from each station, many times per year. The sampling operation is done randomly. Apave Liban was in charge, as a first step, of providing and adapting the mobile laboratory, which is now equipped to test the following elements: • Trend of fuel evaporation • Flash point • Sulfur in oil • Etc. Furthermore, Apave Liban’s team will conduct sampling operations in accordance with the standards and methods required by Total Liban and will analyze them according to the relevant mandatory regulations. A volumetric test will be added for each type of product, and certificates will be issued after each analysis.

Bu il din g & Co | F e br u ar y 2013

TRIBUNE LIBRE S imo n B ec h a ra

Simon Torsion Theory© In presence of the warping effect, the rotation angle Ѳt becomes function of the shear and warping stresses developed in a section. As described by S. Vlassov’s equation, the Torsion moment Mt = Ms + Mw (Algebric Sum). The solution is based on the torsion constant J = for thin walls, and J = for closed sections. I do believe that thin walls are under plates bending law whenever they rotate around their center line rather than pure shear due to their flexibility, the value of J = won’t be representative anymore. Simon Torsion Theory fundamental is that the relation between the Polar shear and the Bimoment is similar to the relation between a regular Shear and the corresponding flexure Moment of a beam element.

2- Similarity to beams principle:

SIMON TORSION THEORY is represented in the above points 1, 2 and 3. Points 4 to 7 are mathematical and physical calculations as an application of the theory.

Similar to a cantilever subject to a concentrated force,

In order to simplify the calculations, the effect of plates bending has not been added in this article.

3- A section follows Saint Venant Theory

Comparison between Simon and Vlassov

when it is highly rigid against warping: The following Charts represent the calculated rigidity K(1,1) of a beam element where the warping is considered fixed at both ends. Length of the member is 1 (Unity). 4- The Warping constant Iw shall now be

represented by one or two directions Iw/y and/or Iw/z depending on the section shape and not along the X axis.

Mt = K11. Θ

For the Same Shape, Iw Varies from Open to Close Section. 5- The Torsion Constant J shall be calculated 1- The Theory: The Rotation angle (Twist) Ѳt of a Section subject to a Torsion Moment Mt (Torque), is equal to the Twist angle Θw resulting from a Pure Warping Behaviour under the moment Mt (Ignoring the Shear Stresses Effect in the plan parallel to the cross section), Augmented by the Twist Angle Ѳs resulting from the Rotational Sliding of the cross section under Pure Shear Stress due to the same Moment Mt (Ignoring the Normal Stresses Effect perpendicular to the plan of the cross section).

based on: J = Sections.

For the same shape, J will not vary from Open to Close Section. This will be reflected in Iw and not J 6- When the Ratio

(Warping is Fixed) 7- When the Ratio

Ѳt, Ѳs and Ѳw are rotation angles around the X axis (in radian) X axis is Perpendicular to the Cross Section of the member. 50

B u i l di n g & Co | F ebruary 2 0 1 3

For Open and Closed

(Warping is Fixed)

As shown in the above charts, Simon’s Theory results to a less rigidity then Vlassov theory. We only try to understand the phenomenal behaviour of the nature surrounding us. We shall keep trying to reach a better level of knowledge.

Bu il din g & Co | F e br u ar y 2013

B u i l di n g & Co | F ebruary 2 0 1 3