Building &co issue n6

Issue no. 6 | JANUARY 2014

Urban Gentrification in Beirut, Stakes and Initiatives / Entertainment Center Structural Steel Work / Dispute Resolution / Design & Bracing / Solar PV and LED systems / Escalators / Sidewalks / The Decennial Liability Insurance / Tilt-Up Construction / Glulam Timber / Color: Symbolism and Culture

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Photo © Michel El Esta

Issue no. 6 | JANUARY 2014

Contents

Cover.

“Iron” comes from Scandinavian “iarn”. Many fantastic stories have been told about the origin of iron of which, some of them say that iron was a gift of the Gods.

Urban Gentrification in Beirut Stakes and Initiatives

The Pedestrian Transportation Network

P. 6

The Decennial Liability Insurance

Entertainment Center Structural Steel Work

P. 34 Tilt-Up Construction

P. 8

P. 36

Dispute Resolution

Glulam Timber

P. 32

P. 16

P. 38

Design & Bracing

Apave

P. 20

P. 44

Solar PV and LED systems

New Products

P. 24

P. 46

Escalators

Color: Symbolism and Culture

P. 26

P. 50

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Editorial Each year, the UBIFRANCE network individually helps more than 3,000 companies in foreign markets, thus generating nearly 4000 business prospects. Ninety two percent of assisted companies have identified potential contacts and more than one in two has received an order, signed a contract, or is in the process of negotiating one. Despite its relative young age, the UBIFRANCE office of Beirut, which was established a year and a half ago, actively participates in helping French companies seeking to expand into the Lebanese market.

It must be said that Lebanon, despite its limited market, is a destination that has an important place in the heart of French companies. Is this due to historical links developed through the use of Molière’s mother tongue – which still lives in the country of the Cedar; or is it due to the feeling of brotherhood that unites us? There are many contributing factors that all are wisely exploited. Lebanon is not only a market, it is also a regional platform, a showcase of the West in the East, possessing a great deal of interest for French companies, that have a strong business presence throughout the country. The volume of trade between France and Lebanon proves it! It currently nears two billion dollars, ranking France as the 4th largest trading partner for Lebanon. Franco-Lebanese trade relations are dynamic and driven by the mutual desire to work together in areas as diverse as food processing, building and construction!

It is exactly in this sector, as well as others, that UBIFRANCE stands alongside companies desirous of assistance. Organized by the Beirut Office, the French Pavilion at Project Lebanon has allowed, for the past seven years now, thirty companies to exhibit their technologies and know-how every year. This not only attests to the major role played by French companies in the building and construction sector, in aspects as diverse as the choice of materials and technical expertise, but also demonstrates the strong interest that the Lebanese market has for their products.

In order to maintain the rich development of business exchanges between our two countries, we have already made preparations for the 2014 edition of the exhibit. Conversely, many are the companies that have expressed a desire to attend. We will be very happy to welcome you there!

Henri Castorès

Conseiller Commercial, Ambassade de France au Liban

General Manager Nassib Nasr

Photographer Michel El Esta

Consultant Alec Ibrahim

Managing Editor Daniella Mazraani Aizarani

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

Printing Haroun Printing

Copy-Editor & Translator Kamal Fayad

Edition Apave Published quarterly

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Special thanks Joelle Wakim Stephanie Hayek Bassam Haber Distributed by MEDIAREP Tel/Fax: 961 1 495395 www.mediarep.ws

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

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S erge Ya zigi

H ea d of M a j a l *

Rit a C h ed id

P ro j ec t O ffi c er

Urban Gentrification in Beirut Stakes and Initiatives

Notwithstanding Beirut’s ranking as a tourist destination, the city, nevertheless, suffers from a certain “malaise” engendered by aspects of the quality of life there; such as its vanishing heritage, loss of green spaces, increased population density, architectural anarchy and traffic jams, among other things. But, despite these misgivings, urban renewal is undergoing a resurgence.

The district of Gemayze, Beirut.

Urban gentrification in Beirut is related to the construction of new buildings. It generally begins with the demolition of old buildings that have been abandoned or are occupied by squatters, owners or renters. As a result, urban gentrification in the city is primarily predicated on the destruction of its built heritage, which is ultimately replaced by high rise buildings. This process of urban gentrification leads to: urban, social and economic transformations, territorial fragmentation (spatial, political and social), as well as land and property speculation.

These consequences highlight the need for fundamental land management reforms to promote sustainable urban development.

In order to counter this gentrification trend, it is necessary to adopt deterrent measures to curb the destruction of the city’s heritage. These measures can be summarized by the need to reconsider the zoning laws established in 1954, which lead to a difficulty in downward revising the exploitation coefficients that we see today. In fact, a law currently being considered aims at increasing density under the guise of promoting “green” construction.

In addition, the municipality of Beirut is endeavoring to produce a “unified” plan that would bring together all present and future plans and actions undertaken by the different agencies within its territory, as well as updating the different projects, roads, and planned expropriations.

This plan is complemented by the municipality with a resolve to establish an urban observatory (envisaged to become part of the museum of memory project “Beit Beirut”).

Alongside this initiative, the academic urban observatory MAJAL, in the context of its interest to promote sustainable urban strategies, launched in 2011, a project aimed at establishing an Urban Observatory targeting the development of pericentral areas of Beirut.

The project examines the social, economic and spatial changes within the pilot area of Zokak el Blat, resulting from the presence of a real estate and land market governed by speculation promoting the process of urban renewal, community and religious partitioning, social and spatial fragmentation, the transformation of territorial functions and vocations, the loss of identity and collective memory, as well as the destruction of the city’s built heritage. In this regard, a set of indicators, based on the rules of urban gentrification, fragmentation and heritage conservation, has been set-up to guide the collection of local data and enable the monitoring and evaluation of development.

The purpose of setting up such a project is manifested by the publication of research results and the development of a series of recommendations that form the foundation

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for local strategic planning. These recommendations are addressed to different local government and central authorties, and may contribute to the broadening of the field of urban research in pericentral neighborhoods.

In addition, the municipality initiated a series of actions to redevelop some green spaces, increase parking areas, introduce soft modes of transport, and redevelop key neighborhoods (such as Medawar).

These initiatives were already presented to the public on Wednesday October 10, 2013 and are open to debate, which is just beginning ...

While these initiatives are important, there remains the need to include these projects in a comprehensive and integrated action plan. In reality, Beirut particularly suffers from a lack of vision and the absence of coherent plans pertaining to its urban management.

The Greek-Catholic Patriarchate in Zokak el Blat, Beirut

Various tools, such as a strategic development plan, or the “City Development Strategy” have been put forward by international organizations. Some municipalities and Unions of Municipalities, such as Jezzine, Byblos, Tripoli, Tyre, and others, have already launched strategic development plans, in collaboration with international institutions and organizations, such as the World Bank, the French Development Agency (AFD), United Cities and Local Governments (UCLG), UN-HABITAT, Cities Alliance etc.

If some of the above mentioned steps, such as the urban observatory and the “unified plan” aim to pave the way for the development of a coherent comprehensive plan; the political will to launch a strategic plan for Beirut has proven slow to materialize. In its absence, the phenomena cited above are likely to experience a significant increase, leading to the ultimate risk of stripping the city of its attractiveness and economic competitiveness.

The Parental House of Fairouz with Zokak el Blat, Beirut.

LEFT Zokak el Blat Skyline in 1991.

Right Zokak el Blat Skyline in 2011.

*

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An est i L a mp so s

O p erati o n E n g i n eer

Entertainment Center

Structural Steel Work

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Construction works are progressing on the entertainment complex. Conceived as a mega entertainment destination, it comprises 14 cinemas with 2 VIP halls served by large lounge and concession areas.

The steel structures for the project are one of a kind. Construction started with “Quadroclad steel structures” and a “sloped beam” system, which only serves to support alucobond panels. Then, the projection room/dome was installed and hung from the cinema hall roof. The upper side is used for maintenance(projection room) while the dome side is used to support LED screens. Finally, an “led façade” was erected and the panoramic lift installed; the latter being a very architecturally complex steel structure the function of which is to support the glass lift.

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LED FAÇADE 1544 m2 of led modules on the building facades have been installed on “Unistrut” channels running along the entire height of the façade at a spacing of 550 mm between them.

The galvanized channels are fixed on special steel frames that are secured to the concrete structure with epoxy anchors.

The difficult part of the works was to find a mechanism by which the channels could be installed with an accuracy of +/- 2 mm in both directions, cumulative tolerances being unacceptable.

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SLOPED BEAMS Two sloped beams weighing 15 tons each with a length of 25 meters were installed between two buildings crossed in order to form a ribbon of quadroclad panels.

One of the most challenging aspects was to set up 4 x 500 kilogram steel chairs embedded into concrete on two different buildings within a maximum tolerance of 5 mm.

The installation on the beams was accomplished by bolting into position two 12 meter long steel beams, through the use of a suitable crane and structural scaffolding.

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PANORAMIC LIFT The four steel supporting columns of two panoramic lifts were designed as circular pipes, with the free standing distance between two different support points reaching 22 meters.

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QUADROCLAD The aluminum composite panels “Quadroclad� were installed on aluminum rails, which in turn were fixed to steel beams anchored to the concrete walls or resting on concrete blocs located on the roof.

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LAW REGULATION

S o u a d M o kbel Wen sley

Atto r n ey at L aw - Co n str u c ti o n L aw & A r b i trati o n

Dispute Resolution

Under The New Fidic Red Book 1999 Introduction

What Is The Dab?

When we talk about dispute resolution under the FIDIC conditions, we tend to think straight away about the role of the Engineer in the mechanism of dispute resolution.

This role of the Engineer has led to controversy and problems is some parts of the world, including Lebanon.

2.1 Adjudication is supposed to provide a fairly quick and inexpensive way of resolving disputes as and when they arise, by an independent body paid by both the Employer and the Contractor, which acts informally as an expert rather than an arbitrator.

2.2 Sub-Clause 20.2 in the Conditions of Contract explains how the parties appoint the DAB, how it is constituted and, by reference to forms of Agreement on the back of the Contract, what obligations the Employer, the Contractor and the members of the DAB, have towards one another.

The Employer expects the Engineer to protect his interests on all levels and not to side with the Contractor, while the Contractor finds it difficult to understand how a person who is the representative of the Employer and is paid by the Employer could act impartially as per Sub-Clause 2.6 of the old FIDIC. With the introduction of the new FIDIC Red Book (1999 edition) a new way of resolving disputes has been introduced, depriving the Engineer of this role.

1.1 In this article we will be looking at the manner by which disputes arising under the new FIDIC Red book are resolved during and after the contract.

1.2 In summary the new Contract contains a three tier dispute resolution process; - All disputes are referred firstly to a Dispute Adjudication Board (‘the DAB’) for a decision.

- Secondly, if either party is dissatisfied with the DAB’s decision, then the parties have 56 days, to try and reach an amicable settlement to the dispute.

- Finally, if both these two options fail, the dispute is settled by an ICC rules arbitration.

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1 or 3 Members?

2.3 The DAB can either be formed of one, or alternatively three individuals. When preparing the tender documents, the Employer decides whether to have a one or three member DAB, and he notes his preference in the Appendix to the Tender. If the Contractor doesn’t agree with the Employer on this issue, he can, of course, try to persuade the Employer to do otherwise before signing the Contract.

1.3 Clause 20 addresses the contractor’s claims, Disputes and eventual Arbitration.

2.4 Various factors ought to be considered when deciding whether to go for a one or three member DAB. Two obvious factors are: 1. The total value of the Contract amount (on higher value contracts (in excess of US$25,000,000) a three-member DAB is suggested), and 2. The relative complexity of the project, as well as the number of different disciplines involved (again, complexity militates in favour of an expanded DAB).

1.4 The major difference in approach for dispute handling under the new FIDIC Red Book is that the Engineer is no longer involved in the process at all, and his function is taken up by the DAB.

2.5 The parties may want to consider appointing a number of one-member DAB’s if, for example, there are a number of different fields relevant to a particular project so that there is a DAB with expertise in each.

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LAW REGULATION

A problem which may then arise, however, is if the Parties cannot agree which DAB the dispute should be referred to. Instead, the parties may prefer to jointly appoint an expert to assist the single DAB on specialist issues if the DAB believes this will be helpful.

When does the DAB come into existence?

2.6 A very significant feature of the new Red Book is that the DAB is not simply appointed as and when a dispute arises. Instead, the DAB is to be named in the Contract or appointed within 28 days of the Project Commencement Date.

2.7 Under Sub-Clause 20.2 in the Red Book, the DAB’s appointment is then permanent and expires only at the end of the Project when the Contractor issues a statement that all monies due to him under the Contract have been received. FIDIC’s aim is that a DAB must be in place before any dispute is likely to arise and that the parties must act quickly to put this into effect.

Appointment of the DAB Members 2.8 Because adjudication depends heavily on both parties having confidence in the individual adjudicators, a further very important feature of Sub-Clauses 20.2 and 20.3 relates to their actual appointment. If one party imposes its choice of members on the other, this may cause problems down the line when the imposed upon party is required to accept the DAB’s decision.

2.9 For this reason if there is a sole adjudicator, he has to be consensually agreed upon and jointly appointed by both parties. If there are to be three members then both parties put forward one name each. They must then agree on the name of the third member, who will be the chairman of the DAB.

2.10 The appointment process may be simplified if the parties attach a list of proposed nominees as a schedule to the contract.

2.11 According to Sub-Clause 20.3 if the parties cannot agree who to appoint either as a sole adjudicator or as the chairman in a three members DAB, then an appointing official, named in the Contract, decides for them.

What Are The Obligations Between The Dab Members And The Parties To The Contract?

The Dispute Adjudication Agreement 3.1 Once the members have been selected, each member signs a separate Agreement with the Employer and the Contractor. FIDIC have included alternative Agreement forms for one member and three member DAB’s on the back of the Contract. Both of these Agreement forms cover, among other things, payment terms to the member and the Governing Law of the Agreement.

The General Conditions of Dispute Adjudication Agreement 3.2 The Agreement also incorporates by reference, some General Conditions relating to the member’s appointment, a copy of which is also contained in the Appendix to the Contract.

3.3 The General Conditions set out the basis of the Agreement between the Employer, the Contractor and the DAB member and deals with issues which include: 1. A warranty by the Members that they will be independent and impartial in discharging their obligations; 2. A statement from the Members declaring that they

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LAW REGULATION (figure 02)

if the DAB proposes this and both parties agree. The decision has to be reasoned pursuant to Sub-Clause 20.4.

4.3 It’s worth noting that 84 days is the same time period that the Engineer had to hear and decide on disputes under the old Red Book. It is however longer than the 56 days which the DAB had under the old Orange Book, to perform the equivalent task.

are competent and experienced in the work relating to the project; as well as being experienced in the interpretation of contractual documents; 3. Sub-Clause 6.0 of the General Conditions specify that the Employer and the Contractor are each responsible for paying half the Members’ fees: The General Conditions provide for the Member to receive a daily fee for time spent travelling, on site visits, preparing for hearings and decisions etc.

Under the Red Book, the Member is also entitled to a monthly retainer fee (to reflect the on-going nature of the appointment, irrespective of whether disputes exist or not) for making himself available generally for regular site visits and familiarising himself with the project.

4. A further useful tool which is expressly provided for in the Red Book General Conditions is that the Member has to be available to give the parties advice and opinions, ‘on any matter relevant to the Contract’ (i.e. even where the matter is not currently disputed).

Both parties are therefore being encouraged to use the DAB as a ‘dispute prevention’ mechanism. The parties are only allowed to approach the DAB jointly on this basis, not independently.

5. The annexed General Conditions also deal with termination of the Member’s appointment – the parties can mutually agree to terminate the appointment of any member, but this cannot be done by either of them acting alone.

How Does The Dab Operate ?

Obtaining the Dispute Adjudication Board’s Decision- Sub-Clause 20.4 4.1 If a dispute arises, either party can refer it in writing to the DAB. 4.2 Once a dispute has been referred to the DAB, it must reach a decision within 84 days of receiving the reference, although this time period can be extended 18

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4.4 Once the DAB has made a decision, the parties have to comply immediately, regardless of whether one of them (or both) is dissatisfied and intends to proceed to negotiations with the aim of reaching an amicable settlement. In other words, the decision binds both parties unless it is later revised by agreement or in an arbitration award.

4.5 This is in contrast to some forms of adjudication, where the parties are free to disregard the recommendations of the adjudication’s panel.

Procedural Rules 4.6 The DAB’s operations are also regulated by Procedural Rules, which are annexed to the General Conditions of the Dispute Adjudication Agreement. Notable aspects of the Rules include: 1. The DAB is to ask for copies of any documents it wishes to review. The Rules do not say that these documents must relate to an existing dispute, so they allow DAB Members to familiarise themselves with the project generally.

2. When dealing with disputes, the Rules again emphasise that the DAB is to act fairly and impartially. Within the time available, the DAB is to try and ensure that both sides get a reasonable opportunity to present their case.

3. Under the Rules, the DAB is also required to decide what procedures are suitable for dealing with any given dispute. This is a wide discretion which normally includes some form of hearing as well as documental submissions by both sides. The procedures have to be aimed at minimising delays and expenses.

4. The DAB can decide upon its own jurisdiction, if necessary.

5. The DAB can also decide to confer provisional relief (granting interim measures etc.) while it deliberates to reach a final decision. The parties have to abide by these decisions once made, in the same way that they abide by other decisions.

6. Finally, the Rules state that if a 3 member DAB cannot reach a unanimous decision, the decision can be taken by a majority vote.

4.7 The Rules attached to the Red Book also make it very

LAW REGULATION

clear that, since the DAB is taken to be permanently in place, the DAB has to familiarise itself generally with the works and become involved in the progress of the project regardless of whether or not a dispute has arisen. The DAB members are to make regular site visits, at intervals generally ranging between two and four months.

4.8 Sub-Clause 2 of the rules provides that “The purpose of site visits is to enable the DAB to become and remain acquainted with the progress of the Works and of any actual or potential problems or claims”.

Two things are to be noted here: this procedure is clearly different from the classic adjudication process, which takes place only when a dispute arises; and it reminds us of arbitration because of the hearings, procedures, and issues on jurisdiction: the expert now has to deal with procedures and issues similar to those in arbitration.

Procedure For Disputes Still Existing After The Dab’s Decision 5.1 If either party rejects the DAB’s decision, or if the DAB fails to reach a decision within 84 days, then either party has 28 days to notify the other of its dissatisfaction with the decision, or the lack of a decision. It is important to note this is a much shorter period than was allowed under the old Red Book, where the parties had 70 days from the date of the Engineer’s decision to serve a notice of intention to commence arbitration.

Enforcement Of A Dab Decision Which Has Become Final And Binding 6.1 Sub-Clause 20.7 attempts to deal with the eventuality of one party failing to comply with DAB’s decision, which has become final and binding. This is not treated as another ‘dispute’ which goes back to the DAB. Instead, the failure is referred directly to arbitration.

6.2 It should be noted that there are no international conventions for the enforcement of an adjudicator’s award, unlike an international arbitration award and therefore effectiveness relies on voluntary enforcement.

Conclusion Can we conclude that this procedure of dispute resolution under the new FIDIC Red Book (Edition 1999) is better than the one under the old Red Book?

5.2 within 56 days from the date of the notice of dissatisfaction mentioned above, the two parties have to attempt to resolve the dispute amicably before going to arbitration.

It is safe to say that Adjudication Boards are now widely used, particularly in the UK (where they proved their worth several years ago during the construction of the Channel Tunnel project), as well as in other parts of the world.

5.3 If no notice of dissatisfaction has been given within the 28 day period, then the decision of the DAB becomes final and binding upon both parties. Neither party can, at that stage, try to push the matter towards arbitration.

However, the process has not always been problem free, and to make it work, all parties must want it to work (from the appointment stage onwards). This is especially important as execution of the decision relies on voluntary enforcement.

5.4 On a slightly different note, the DAB’s appointment under the Red Book expires when the Contractor issues a statement saying all monies due to him under the Contract have been paid. If the DAB’s mandate has expired and a dispute arises, then SubClause 20.8 says that the dispute is to go directly to arbitration. For some reason, the parties do not here have to go through a 56 day amicable settlement procedure first.

We must also keep in mind that the process has many positive aspects: it can be quick, inexpensive, informal and without lengthy procedures, relying on experts with expertise in a particular field rather than arbitrators; thus providing a permanent, competent, experienced, independent, and impartial presence that resolves disputes as and when they arise.

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Na dim C h o u er i

P rofes s o r of Str u c tu ra l E n g i n eer i n g

Design & Bracing The design of bracing is usually one of the most difficult problems faced when determining the structure of buildings. This difficulty is due to the fact that the search for the exact solution requires proper calculation of all the binding forces that exist between the bracing and flooring.

Due to the high number of these forces, the calculation becomes too long and complicated.

The bracing of a building consists of all structural elements that contribute to its resistance to actions other than gravity, on the horizontal plane in general, such as wind, earthquakes, and earth pressures.

The bracing of constructions is usually achieved by one or more of the following: - Gantries consisting of beams and columns, - Simple or compound rigid trusses, - Mixed truss-gantry systems.

Bracing can be: - Internal: load bearing trusses, staircases, central core (figure 1); - Or external: gable trusses, facades (figure 2).

Two types of trusses can be considered: - simple rectangular truss (straight or L-shaped) with thickness t and length h, - truss composed of several simple trusses, with a T, U, L, H, Z, bayonet or other shape, constructed to form a rigid assembly (figure 3). * The center of torsion is characterized by the following two propositions: - A horizontal force through this point only causes a translation of the building.

- A couple whose vertical axis passes through the center of torsion only causes a rotation of the shear walls and thus, of the building.

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Additionally, it is clear that by joining trusses and floors to beams on the mid horizontal and vertical planes respectively, we can only achieve a rough estimate of the prevalent constraints.

When designing a building, it is up to the architect to decide which shapes would best resist the horizontal effects of wind or earthquakes.

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Among them (figure 4): - Simple shapes, if no straight lines joining any two points of the building intersect the outer contour.

- Complex shapes otherwise.

Complex forms generally pose significant computational problems, because they do follow the applicable rules prevalent in current buildings. They lead to increased stress and are less economical than simple shapes. They are to be avoided, particularly in seismic-proof designs.

Eccentricity is the distance from the center of torsion(*) to the resultant of the external action (wind or earthquake).

Complex shapes typically have large eccentricities and thereby cause significant torsional stress. (See deformations in figure 5).

Figure 1

U-Shaped

Straight

Figure 1 Internal truss, stair and elevator shafts, central core.

Figure 2 Gable trusses (horizontal view).

Figure 3 Truss types.

Figure 4 Simple and Complex shapes.

Figure 5 L-shaped building deformation.

Figure 2

Double T-Shaped

T-Shaped

Open Profile

L-Shaped

Z-Shaped

Closed Profile

Bayonet

Figure 3

Convex shapes (simple shapes)

Concave shapes (complex shapes) Figure 4

Figure 5

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Figure 6 Complex shapes transformation into simple shapes.

Figure 7 Hollow tube trusses or braced facades.

Figure 8 Bracing by trusses and stiffening beams.

Figure 9 Distortion due to the horizontal force q and p (no effect by the stiffening beam).

Figure 10 Distortion due to forces F1 and F2 (with a positive effect by the stiffening beam).

Type Long Strip

not recommended shape

recommended shape

L

Shaped

Wall Bracing U

Shaped

Not Recommended Y

Shaped

Hollow Shaped

Preferable Figure 6

Preferable

Figure 7

Stiffening beam

Faรงade post

Floors

Braing truss

Figure 8

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Figure 9

Figure 10

It is better to transform complex shapes into simple ones through the use of control joints. The thickness of the joint must be carefully determined to avoid any shock between the sections of the building that are separated by this joint.

An effective way is to use a stiffening beam, preferably at the top of the building, which will lean against the façade posts and cause the truss to move opposite to the direction of the wind or earthquake (figures 8, 9 and 10).

(figure 6).

Therefore, an efficient way to find a low eccentricity structure bracing is to try, as much as possible, to respect the symmetries.

This solution can present itself when a technical floor occupies the last level (air conditioning, water supply for fire, elevator machinery, pumps and compressors for water supply, ...)

In addition, for seismic calculations, we must try and stay within the framework of regular buildings.

Closed tubes are preferable, such as stair or elevator wells with lintels at the correct height in relation to the openings, or the façade bracing. (figure 7).

Furthermore, we must avoid using rigid elements at the building extremities to limit the tensile stresses due to shrinkage.

The engineer must choose a bracing system while ensuring the comfort and safety of the building residents in case of earthquakes and extreme wind.

For earthquakes, safety is paramount. The deflection criterion at the top of the building would therefore control travel, which would be capped at H/250.

For wind, upper floor occupant comfort must be maintained.

Therefore, travel at the top will be limited to H/500 for normal comfort levels and H/1000 for an absolute comfort level.

For example, with the following numerical data: Keystone Wind of 13.6 KN/m on the windward side and 8 KN/m on the leeward side, equivalent to q = 8 and p = 5.6 H = 75 m (25 floors of 3 meters) L0 = 4 m (truss of 8 meters in length) Etruss= Eceam = Ecolumn = 30 000 MPa Iv = 10.667 m4 (inertia of the truss) L = 8 meters (length of beam) hp = 3.4 meters (height of the beam) ep = 0.2 meters (thickness of the beam) Ip = 0.6551 m4 (inertia of the beam) Sc = 0.81 m² (area of the post) The result: Deflection without stiffening beam:

Engineers often face the following question: How to limit deformations at the top of buildings resulting from wind or earthquakes?

ƒq1 = 149.63 mm

In fact, upper floor deformation can be uncomfortable for occupants under the action of wind and might cause panic under the action of an earthquake.

ƒq1 - ƒq3 = 149.63 - 85.60 = 64.03 mm

In order to limit the effects we could, for example, increase the rigidity of the trusses, incorporate returns for increased inertia, bring in the center of torsion resulting from wind or earthquakes, and use facade bracing rather than internal trusses, etc.

Deflection with stiffening beam:

The result is a 57% reduction in horizontal deflection at the top of the truss: H/1171 instead of H/501.

Similarly, there is a 30% decrease in stresses at the bottom of the truss.

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P ier re El Kh o u r y

Director of the Lebanese Center for Energy Conservation

Solar PV and LED systems are benefitting the most from the NEEREA financing mechanism and at the lowest costs The National Energy Efficiency and Renewable Energy Action, NEEREA, is a national platform built on Circular 236 issued by the Central Bank of Lebanon (BDL). It is dedicated to supporting the financing of environmental projects including energy efficiency (EE) and renewable energy (RE), through offering soft loans to eligible and feasible projects. The green loans, which are given at a 0.6% interest rate for a period up to 14 years including a grace period of 4 years, are provided through commercial banks to directly reach the end user.

Right Solar PV system installed at a commercial office and financed under the NEEREA. Bottom A collective solar water heating system installed in a hospital and financed under the NEEREA.

Additionally, the European Union (EU) is contributing to these loans by offering a grant over a share of the investment cost. This share is 15% for nonsubsidized sectors and 5% for subsidized sectors, with a ceiling of 150,000 USD for the first and 50,000 USD for the latter.

Funds are allocated to the project after the Lebanese Center for Energy Conservation (LCEC) approves the proposed technical study and post-implementation of the projects.

NEEREA was developed based on the results of the Energy Audit Program launched by the United Nations Development Programme (UNDP) in 2005, in an effort to increase the rate of implementation of energy conservation measures and sustain the area of EE and RE in Lebanon. It also falls under the efforts of the Lebanese government to reduce its energy demand by 5% by the year 2014, increase its share of renewables in electricity production and reduce its greenhouse gas emissions (GHG) by 2020.

NEEREA allows clients interested in implementing renewable energy and energy efficiency projects at their premises to apply for the low interest green loans at any of the commercial Lebanese banks offering the service.

New projects can benefit from a repayment period of up to 10 years, beginning after the end of the grace period ranging that ranges from 6 months to 4 years; however re-modeling existing projects can benefit from a repayment period of 10 years, including the grace period

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LED Lighting 0.3 % EE Measures 30.7%

EE Measures 23 %

Graph 01 Loans by category: Implemented projects through NEEREA by category of EE and RE. Graph 02 Loans Amount: Loans amount by category of EE and RE.

LED Lighting 9%

Solar PV 1%

Solar PV 56 %

Green Building 12 % Graph 01

ranging only from 6 months to 2 years. The Client submits the energy audit report, or the feasibility study, with full financial and technical analysis to the chosen commercial bank. The loan is then studied by the commercial bank and submitted to the Central Bank (BDL) for approval on a green loan. Once it is approved by BDL, it will be sent to LCEC for verification and further approval: the proposed measures are studied from a technical and financial point of view. Based on Circular 313 of the Central Bank of Lebanon (BDL), projects and loan requests not exceeding 20,000 USD do not require the direct approval of BDL; hence the report will be sent by the commercial banks to the Lebanese Center for Energy Conservation (LCEC).

A Technical Support Unit to the Central Bank of Lebanon (BDL) at LCEC is dedicated to offer BDL technical assistance to evaluate the eligibility of submitted loan applications that may benefit from the EU-funded subsidy. This task is financed by the European Union (EU).

Green Building 68 %

Graph 02

Green building projects were the early adopters of the mechanism and still constitute the largest share of the granted amounts. Green building projects have a share of 68% of the 76 million USD granted to date through NEEREA. The first four beneficiaries were officially recognized during a special event held in Beirut. The four beneficiaries were: International College (IC), YarzĂŠ 1674, Khauli Building, and ACE Headquarter.

To date, more than 60 loans have been approved under the NEEREA mechanism. Loans for solar photovoltaic (PV) systems and Light-Emitting Diode (LED) constitute 65% of the number of loans granted, while, in terms of amount, these loans do not represent more than 1.3% of the total amounts of the granted loans. The expected yearly energy savings from these projects amount to more than 1.4 GWh, with an expected emission reduction of more than 700 tons of CO2 and an expected cost saving of more than 278,000 USDs. International College, ACE Engineering Headquarter, Khauli Building and Yarze 1674 were the first project to benefit from NEEREA

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Z ia d Ra h me

S er v i c e B u s i n es s D i rec to r, S a l es M a n a g er

Escalators People often ask why we need an escalator inside multifloor department stores, shopping centers, cinemas, sports complexes, exhibition halls, airports, metro stations and, more recently, in high rise buildings.

These buildings expect to accommodate not only a large number of tenants, but also a great quantity of daily visitors who need to vertically travel inside them.

To cope with heavy traffic, we can always increase the number of elevators in a building. However, architectural constraint and land scarcity make it harder on Architects to allocate additional space for elevators. Hence the second obvious solution is to be able to make the movement of those people smooth and comfortable.

Special escalators: Moving walks

An escalator is a moving staircase for transporting people between floors of a building. It is generally agreed that an escalator is the most efficient means to move large

numbers of people between floors. It is said that the primary advantage of escalators is that they connect all floors together in a smooth and easy manner.

Shopping malls and recreational centers have numerous parking floors, and escalators thus assist in facilitating the travel of tenants and visitors to the shopping or recreational areas.

Escalators are also used to direct the flow of visitors by cleverly making them visit the entire mall or all attraction sites when moving between floors.

Finally escalators are used as publicity display banners since they are often located at the center of these buildings and seen by all tenants and visitors.

Escalators are now regulated by the EN 115-1:2008 safety norm and are made safe for all riders; safety that is further enhanced by the evolution and introduction of new technology.

The main characteristics of elevators are defined by the following five main specifications: Inclination / Step width / Speed / Level steps / Environment.

Inclination The inclination of the escalators specifies the riding comfort of passengers. The maximum angle of inclination under EN 115-1:2008 is 35°, subject to the following restrictions: • The vertical rise must not exceed 6000 mm • The step band speed must not exceed 0.5 m/s Three inclination angles are available in the market. First: 27.3° inclination. This optional angle is ideal when the escalator needs to be installed adjacent to a staircase.

(27.3° is the normal angle for a staircase) as it provides good alignment between the escalator truss and the staircase.

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Safe and comfortable ride.

Second: 30° inclination. This popular inclination angle offers good compromise between passenger comfort, safety and the overall length of the escalator, and is used in both commercial and infrastructure applications.

Third: 35° inclination. This angle offers the most compact and economical dimensions and is commonly used in retail applications. However the maximum rise for this inclination is 6000 mm as defined by the EN115-1:2008.

adult passenger with shopping bags or luggage (i.e. 1.5 passengers) to stand on each step. This is suitable for medium or low usage installations, such as shops.

Finally, the 1000 mm step width, which allows two adult passengers to stand on each step. This step width maximizes transport capacity for high usage installations such as large department stores, shopping malls, airports and railway stations

Step width The maximum and minimum permitted step widths under EN 115-1:2008 are 1100 mm and 580 mm, respectively.

However most escalators producers have limited themselves to three sizes.

First, the 600 mm step width, which allows only one adult passenger to stand on each step. This width should only be selected where space for an escalator is restricted and is suitable for installations where passengers will not be carrying large shopping bags.

The most common step width is the 800 mm, which allows one adult passenger and a small child, or one

Speed The maximum permitted step band speed under EN 1151:2008 is 0.75 m/s. However, this speed is only appropriate for high-rise, heavy-duty escalators and, as such, is not applicable to the majority of escalators. The step band speed is normally 0.5 m/s, which is permitted at any angle of inclination or vertical rise (max 35°).

This is the optimal speed for retail environments, as it combines sufficient transport capacity, optimal safety and minimum space requirements. Furthermore, it gives customers an opportunity to “window shop” from the escalator.

For heavy-duty escalators in public service environments, a step band speed of 0.65 m/s is allowed by the norm.

However, it should be noted that escalators with step band speeds in excess of 0.5 m/s are subject, as per EN 115-1:2008 to the following restrictions: - The angle of inclination must not exceed 30° - There must be a minimum of three horizontal steps (1200 mm) at each landing - The upper transition radius must be a minimum of 1.5 Available optional speeds in the market are 0.65 m/s, which is a speed recommended for public transportation environments such as railway and metro stations, as well as in situations where passenger arrivals are intermittent.

Second, we have the 0.75 m/s speed, which is usually reserved for extreme transportation situations only, such as high-rise escalators. This speed is not recommended for two reasons: - As the speed increases people hesitate longer before stepping onto the escalator, thus reducing the effective transport capacity.

- This speed is less comfortable for elderly passengers and children.

LED Cove light.

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Level steps Horizontal (level) steps are required at each landing of an escalator to enable passengers to safely board and disembark the moving step band. They allow passengers to steady themselves and position their feet correctly on the steps before reaching the transition curve into the inclined section.

When disembarking, horizontal steps allow passengers to safely step off the moving step before their feet touch the combs. Escalators must be equipped with horizontal steps on both ends.

The minimum number of horizontal steps at each landing under EN 115-1:2008 is two.

Note that the vertical rise must not exceed 6000 mm. EN 115-1:2008 also specifies that the step speed must not exceed 0.5 m/s. For greater rises and step band speeds up to 0.65 m/s, three horizontal steps (1200 mm) at each landing are required.

The exception to this rule are escalators with a step band speed in excess of 0.65 m/s. These require a minimum of four horizontal steps (1600 mm) at each landing.

At nominal speeds above 0.5 m/s and not exceeding 0.65 m/s or rises above 6 meters, this length should be at least 1200 mm, i.e. 3 horizontal steps.

Top Traffic light signalization.

Left Safety first – skirt brush.

Environment Finally, To ensure the reliability and availability of your escalators over their lifetime, it is essential that their specifications match the environmental conditions.

Most escalators will normally be installed indoors. They are designed for such an environment as standard. An indoor environment is defined as a weather-tight, temperature controlled environment where the escalator will not be exposed to the elements, such as rain and snow.

An outdoor environment can be either semi-outdoor or fully outdoor. Semi-outdoor is an uncontrolled environment in which the unit might be exposed at times to the elements.

However, as it is covered with a roof and walls, the escalator is not directly exposed to the elements.

Fully outdoor is an uncontrolled environment where the unit will be fully exposed to the elements. Temperature therefore becomes a key consideration; heaters and/or coolers may have to be installed, depending on the climate.

EN 115-1:2008 recommends that outdoor escalators be covered with a roof. This is for safety reasons. For example, passengers on a fully outdoor escalator in a downpour are likely to hold umbrellas as well as shopping trolleys/bags and therefore not the handrail, which could be dangerous.

Selection of the characteristics depends primarily on the expected number of passengers your escalator will be transporting daily. This is also known as Calculating traffic capacity.

The EN 115-1:2008 code indicates an average practical transport capacity rather than the previous theoretical approach. The figures are based on the step width and nominal speed of an escalator.

Nominal Speed Step width

0.5 m/s

0.65 m/s (Optional)

0.75 m/s (Optional)

600 mm

3,600 persons/h

4,400 persons/h

4,900 persons/h

800 mm

4,800 persons/h

5,900 persons/h

6,600 persons/h

1000 mm

6,000 persons/h

7,300 persons/h

8,200 persons/h

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Item 6

1

Handrail

2

2

Skirting

4

3

Steps/pallets

5

4

Decking

1

5

Balustrade

18

6

Horizontal steps/p:

9

7

Drive station

8

Controller

17

7 8

13

16

3

14

11 10

15

Component

9

Front plate

10

Handrail drive

11

Transition radii

12

Truss

13

Side cladding

14

Step chain

15

Tracks

16

Return station

17

Access cover plate

18

Newel

12

When carrying out such traffic capacity calculations for your projects, please take into consideration that some other important factors come into play, which may influence your traffic capacity: • Every step is not likely to be 100% occupied.

• In reality, many passengers leave at least one clear step between themselves and the passenger in front.

• As the speed of the step band increases, step occupancy decreases, because passengers hesitate longer before boarding.

Having defined the needed step width and speed required to accommodate the expected number of users, one should decide on the inclination angle of the escalators depending on the type of building: Typical configurations for commercial units Small retail shops

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Large shopping malls

Infrastructure units Airport

35° escalator

30° escalator

30° escalator

800 mm step width

1000 mm step width

1000 mm step width

0.5 m/s

0.5 m/s

0.5 m/s

Stand-by speed or Stop & Go operation

Continuous

Stop & Go operation

Glass balustrade

Glass balustrade

Glass balustrade

Primed sheet steel side cladding

Customized or stainless steel side cladding

Customized or stainless steel side cladding

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One additional point worth mentioning in this article is the new trend to have escalators in the lobbies of high-rise residential and office buildings.

With the tremendous increase in the number of building occupants, and as a result of the previously mentioned lack of space to augment the number of elevators, vertical transportation experts advise the following: a- Dedicate elevators to specified zones of the building (i.e. not all floors are served by all existing elevators). b- Expand lobby space, because, in these buildings, more than 75% of visitors will enter the building from the lobby floor. Lobbies are now spread over two floors (Lower GF and Upper GF), and with the use of Advanced Destination Control (This will be detailed in following issues) and Double Deck elevators, the number of needed elevators can now be reduced and the existing ones made more efficient (This will also be detailed in following issues).

In order to smoothly transport people between the Lower and Upper Ground Floors, architects must account for the installation of an escalator inside the lobby.

In conclusion, on many projects, escalators are installed on site long before the final opening of the premises. It is important for the project owner to take the necessary measures needed to protect their equipment until they are put in operation. Finally, escalators are electro-mechanical devices used to carry people in a safe and smooth manner.

They therefore require constant maintenance by qualified people.

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S a lma S a ma h a

L a n d s c a p e E n g i n eer

The Pedestrian Transportation Network The elaboration of any pedestrian transportation network should be based, on a perfect knowledge of the city, as well as a clear perception of its future.

Sidewalks form the backbone of the pedestrian transportation network. They ensure the proper and safe flow of pedestrians, offering accessible public rightsof-way to all, including people with disabilities. The poor condition and even absence of sidewalks in some parts of our cities are a hazard to public safety, and since sidewalks reduce the incidence of pedestrian accidents, this issue needs to be addressed. The decision to install sidewalks in every public right-of-way site, where pedestrians are permitted, should not be optional. In order to ensure positive interaction with motorists, sidewalk design should guarantee safe pedestrian passage.

The design of a sidewalk depends on a variety of technical characteristics and plays an important role in enhancing the urban landscape’s identity and consistency.

Ease of use of a sidewalk by pedestrians is affected, among other features, by its width, grade and surface type. This has the greatest impact on accessibility, which directly affects the usability of a sidewalk. In general, residential streets require narrower sidewalks than commercial ones.

In order to improve ease of access and accommodate more pedestrians, most guidelines require sidewalks to be at least 1.525 meters wide. Narrower ones are very commonly found all around Lebanese cities. Pedestrian travel tendencies also affect the width of the sidewalk, since studies show that pedestrians tend to walk in the middle of the sidewalk, a factor which must be taken into consideration during the design process, in order to concentrate utility poles, sign posts, and other street amenities at the external edge of the sidewalk, close to the street next to parking meters, bus shelters, etc.

As far as vertical clearance is concerned, the majority of guidelines require a minimum of 2.030 meters of unobstructed vertical passage space, which is often limited 32

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by obstacles such as building overhangs, tree branches, signs, and awnings.

It’s important to mention that the degree of attention paid to these details, will determine whether the sidewalk is “accessible” or not, since a combination of mildly difficult features, can result in an unusable pathway.

On another hand, urban fixtures and plants must possess some harmony of shape, color and style, in order to emphasis the landscape features that characterize each city. These features should be homogenous with existing materials and colors, in order to reflect the harmony of the site and point to its unique identity emanating from each specific street’s characteristics, in order to reflect related historical and physical attributes through the introduction of a combination of objects, thus showcasing their value.

Providing sidewalks should be complemented by an adequate maintenance strategy, in order to insure a pacific and safe interaction to both pedestrians and motorists.

1

2

3

1 Typical section.

2-3 Bollard and plantation repartition along the sidewalk.

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Ro ger Za c c a r

M emb er of th e B o a rd , Co mmerc i a l I n s u ra n c e

The Decennial Liability Insurance Better protection for building owners

Lebanon has always been at the forefront of construction in the Middle-East, and there is no need to remind people that Lebanese architects / engineers /contractors have been engaged in the construction and reconstruction of countries in the Mena region and Africa for decades.

premises following the appearance of an Inherent Defect during the Period of Insurance.

Construction, particularly in Lebanon, is a very important part of the economy. As a result, most indices related to growth refer to the number of construction permits.

The Order of Engineers and the different municipalities play a role in this effort aimed at ensuring the quality of construction projects.

Works covered for inherent defects generally are structural works and waterproofing systems.

Inherent defects may cause the destruction or damage of the premises in question. They may also cause a threat of imminent collapse to the premises, which requires immediate remedial measures for the prevention of an actual collapse.

The “Code of Contracts and Obligations” actually protects the Master of the Works, by making the architect, engineer and contractor liable for the collapse or risk of collapse of any building for five years after the completion of construction, as per Article 668.

The Lebanese Government now wants to update this provision by increasing the number of years to ten after construction, and imposing a ten-year compulsory insurance policy known as the Decennial Liability, in line with what is presently applicable in a number of developed countries.

In addition, the Decennial Liability will not be limited to poor construction that leads to collapse, as was previously the case; but will also cover additional defects, as mentioned hereafter.

The building architect / engineer / contractor are presumed to be responsible for an Inherent Defect discovered during the ten-year period. They bear the burden of proving their non-responsibility for the defect. However, they may escape liability on grounds of force majeure (events not foreseeable, unavoidable and external), or claim that the damage was caused by the insured.

The Insurers’ role is to indemnify the insured against the cost of repairing, replacing and/or strengthening the 34

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An inherent defect is a defect due to faulty design, faulty workmanship and/or faulty materials.

In case of destruction of the premises or physical damage to them, the basis for settlement of the claim is: • the insured’s reasonably incurred costs of demolishing the premises and/or the removal of debris from the premises; • the costs of repairing the damage to the premises or renewing, replacing and/or strengthening those parts of the premises directly affected, in order to return them to a condition substantially the same, but not better than their condition when new.

In case of threat of imminent collapse, the basis for settlement of the claim is: • the costs incurred for remedial measures to prevent an actual collapse of the premises within the validity period of the insurance.

In case of any temporary and/or provisional repairs, the costs will be met by the Insurers, providing their consent has been granted in writing for such repairs.

In addition to the above coverage the insurers indemnify for: • the reasonable legal, professional or consultants’ fees incurred by the insured solely in connection with the events described above; • the additional costs of repairing or replacing and/or strengthening, which arise from any alterations to the design, use of improved materials, as well as improved or altered methods of working or construction.

This Decennial Insurance covers not only damages that affect the solidity of a building or lead to its collapse or decay, like defects in the foundations; but also problems that affect the sustainability of the construction and its resistance to the effects of time, such as cracks in walls causing moisture problems and lack of water tightness, in addition to water seepage from the roof.

Also included in this policy are all damages that make the building unfit for use, such as defective water pipes or heating systems, cracked floor tiles, bad thermal insulation or soundproofing, cracks in the ground that cause sagging in the foundation.

The period of Insurance starts when the property is handed over and expires on midnight ten years later.

Hence, strict conditions are applied when granting an Inherent Defect Insurance policy: works must be checked by a technical inspection company at all critical stages of the construction process.

Thus the importance of the engineering inspection company, Apave being one of them. The policy cannot be cancelled during the insurance period.

The Insured has the obligation: • to supply the Insurers with a copy of the Certificate of Practical Completion; • to take all reasonable precautions to prevent destruction, physical damage or threat of collapse to the premises; • not to enter into any agreement, lease or contract with any person which would limit the insurers’ rights; • not to exercise any legal rights against the insurers with respect to the actions of the Technical Inspection Service; • to give notice to the insurers if any change are made to the material used.

• give written notice to the insurers; • take all reasonable precautions to prevent further damage; • submit, in writing, full details about the claim; • supply or assist in procuring all reports, certificates, plans, and assistance as may reasonably be required by the insurers.

One of the major decennial claim Charles de Gaulle terminal 2 E.

In conclusion, the advantages of such policies are • Protection is maintained no matter what happens to the architects/engineers/contractors, after the completion of works (insolvency, winding up, etc..); • The insurance company indemnifies directly the owners and has the right of recourse against any responsible party.

The groundwork for the legislation in Lebanon The legislation is ready, the technical inspection engineers are available, and the insurance companies are prepared to provide the associated coverage.

The only obstacle is that the legislation requires insurers to include earthquake coverage for ten years. This is not possible. Earthquake must be underwritten on a yearly basis by insurers as terms and conditions may vary from one year to another.

Decennial Liability makes any building project a safer environment to live in.

Finally, one of the major properties that benefited from a Decennial Policy was the Paris Charles De Gaulle Airport, which saw the collapse of its “Terminal 2E”.

On discovery of destruction, damage or threat of collapse to the premises, which may give rise to a claim under the Decennial Insurance Policy, the insured must: Bu il din g & Co | J AN UARY 2014

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Fa di Elay a c h e

C E O of th e M a ster M a s o n C P M

Tilt-up Construction A Better Way to Build

The construction industry is a major driving catalyst for economic prosperity. When it passes through a downturn, it drags with it the whole financial system and consequently affects the wellbeing of the populace. We are now on the road towards economic recovery, it is the duty of each one of us in this industry to contribute in building greener constructions, that are simpler yet aesthetically appealing, faster to create and, just as important, more financially reasonable, so that more funds can be invested in social welfare and human development, rather than monies being wasted on construction costs, rent and maintenance.

At the Master Mason CPM, we have taken such challenges seriously, and after thorough research, conducted locally and internationally, we are pleased to announce the introduction of Tilt-up Construction to the Middle-East. Tilt-up is not a new technology; it is not a patent invention, it is merely a better process that uses the available resources to build in a more efficient and faster way. Tilt-up consists of the following: 1. Building the wall panels of a construction façade on the ground slab near its final position.

2.

Spraying de-bonding chemicals, to prevent concrete from sticking to the ground or the form.

3. Installing required reinforcements, lifting and bracing inserts into the forms.

4. Casting concrete into the forms and curing it for 1 to 2 weeks.

5. Lifting it with a crane and fixing it in place with temporary support until the floor slabs are built.

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6.

Removing temporary supports applying the necessary finishes.

7. The process is complete.

and

The procedure is simple yet delicate. Tilt-up relieves the construction labor force from the tedious tasks normally performed in constructing exterior walls with blocks and plaster, and instead places the challenge on the engineering and planning team. Master Mason CPM is now part of the CON/STEEL USA alliance, so that the best know-how be safely transferred to the Middle and North Africa regions. CON/STEEL’s 30 plus years of experience in tilt-up, ensures that we are geared up to provide educational and consultancy support to Middle-Eastern developers, contractors, and consultants who are interested in using the Tilt-up technique in their constructions.

Tilt-up construction has been used all over the world for residential and commercial low to mid rise buildings. Also, schools, universities, hospitals, community centers and public buildings have been built successfully with Tilt-up in the US, UK, Australia, Canada, and New Zealand, at very competitive costs while following the fast track approach. Therefore, I urge government officials to grasp the advantages that such a construction technique offers, and begin stipulating that Tilt-up be used in their future projects.

Frequently Asked Questions Q: Considering the extreme weather conditions, how durable would tilt-up be in the Arabian Gulf region?

A: For the last 30 years, builders in the gulf have been constructing durable structures with reinforced concrete that has withstood all environmental challenges. Since Tilt-up uses the same ingredients and method, it will be perfectly suitable and highly durable for this region; not to mention that since it is cast horizontally, it is easier to control its quality.

Also, curing it with potable water would be more efficient, and hence improves concrete quality and its durability. For heat resistance, sandwich panels with insulation infills are made utilizing the Tilt-up technique. Concrete has an excellent fire resistant property, and by increasing the clear cover over reinforcing steel, its resistance to fire increases in line with building code requirements.

Q: The process is simple and its engineering has been around for a while, why has it not been used in the region yet?

A: The recent advancement in the chemical and mechanical industries have made such processes achievable. Today, high capacity cranes (10, 20, 30 80 tones) are easily available and can be used to lift panels. Also, chemicals that prevent concrete from sticking to the ground are locally produced or easily imported.

Still, careful selection of such materials must be maintained in order to ensure their effectiveness.

Q: It looks like precast. So what is new?

A: It is indeed precast with the advantage of being fabricated on the job site, i.e.: No Transportation of bulky elements is required, with no transport constraints on the size of panels. Therefore, chances of the panels being damaged during transportation have been eliminated, and the chances of incurring damage from loading and unloading have been reduced. Furthermore, the number of joints have been decreased.

Q: What makes Tilt-up more feasible than precast construction?

A: Tilt-up and precast are not competing items; they are complementary. Certain pieces are more economically produced in precast; but large panels are definitely more cost-effectively

produced using Tilt-up. With Tilt-up, there are no transportation costs, no capital investment costs, less risk of damage, less joint treatment costs, less overhead costs.

Q: What makes Tilt-up competitive in relation with traditional construction?

A: Incorporating items such as external columns, external textures, and internal plaster within the Tilt-up panel shortens the time needed for construction, reduces construction waste and improves quality. It thus considerably reduces overhead cost and decreases the building’s maintenance cost.

Q: How can such a system help the economy?

A: Its simplicity and consequently its feasibility will help the economy. We will be able to build at less cost than currently the norm. Productivity drives the growth of the economy. During the economic crisis, we witnessed a decrease of real estate value because we were spending too much on construction costs. We still have not seen a drop in construction costs because contractors heavily rely on labor instead of machinery, and the cost of un-productivity during idle labor times is added to the cost of new constructions. With Tilt-up, the need for masons is minimized, and consequently, the labor force can be reduced without affecting the contractor’s ability to construct massive projects.

Q: Are there any aesthetic constrains associated with Tilt-up?

A: Not at all. The photos displayed reflect a small number of the projects built using Tilt-up. In fact, architects are now becoming more innovative with the use of Tilt-up. It has unleashed their creative minds, because whatever was traditionally difficult or not feasible to construct, can easily be realized with Tilt-up.

Q: How can we obtain more information about Tilt-up Construction?

A: I will be very pleased to answer all queries by email. All those interested can visit our website at www.mastermasoncpm.com

Projects Build with Tilt-Up. External finishes & shapes are limitless with Tilt-Up.

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Project ID Card Industrial activity: Food industry Location: Zahle, New Industrial City, Bekaa Valley, Lebanon Built-up surface: 3000sqm (ground floor + first floor) Execution time: 8 weeks Team mobilization: European technicians External wall thermal conductivity: U = 0,24 W/m²K Industrial loads on ceiling element between two floors: 5 kN/m² Characteristic loads of the building: • Permanent: 55 kN • Snow: 70 kN • Live: 125 kN 38

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Ra c h a B o h sa li

Operations & Business Development Manager / ALAMCO Group

Glulam Timber

a solution for industrial facilities Project description The project boasts over 3000sqm of glulam timber frame construction, composed of 14 structural arches 18 meters wide and 9 meters high, interconnected by an external timber frame insulated wall modules of 6 meters. The ceiling element between the two floors is also composed of glulam timber beams and OSB3 planking allowing industrial loads to also be applied on the first floor of the industrial facility.

The achieved construction tempo allowed the erection of a structural arch every third day of work. The 3000 square meter structure was completed in just under eight weeks.

Definition of Glulam Timber Glulam or Glued-laminated timber consists of a minimum of four timber laminates of 35mm (min) thickness glued together. Glulam with no theoretical limits on section size, length or shape is ideally suited for use in structural systems, especially medium to large span roof structures.

It is commonly used as roof beams, portal frames, arches, floor beams and columns. Other possible uses are for beam grillages, which include shell structures and domes.

Explaining glulam timber frames The choice of glulam timber as a structural element and timber frames as a construction technique solution, in the case of an industrial food production hall, was motivated by the record time needed for completion, the possibility of insulating the building envelope and partitions, the structural fire performance of glulam timber, the competitive budget and, last but not least, the eco-friendly motto of the client.

Not only was the structure erected in under eight weeks, the program of following trades was easy. Since the walls were readily prepared with inner and outer plaster boards, finishing teams found it easier and faster to complete their tasks, thus permitting expedited project delivery.

Insulation being necessary to reduce energy consumption, sound pollution, and improve the quality of life in the building, the glulam timber frame solution allowed a higher level of thermal insulation than the one offered by substitute construction systems, at an economical cost.

The usage of an inner vapor barrier membrane prevents steam from crossing or stagnating inside the walls. The differential temperature between the interior and exterior reaching 20째C, a vapor barrier membrane was applied on the warm side of the wall.

Contrary to common belief, and acknowledging the fact that fire is an emotive subject and is one of the first issues raised when timber frame construction is discussed, such structures resist fire much more effectively than a traditional concrete or steal construction. When exposed to heat from a fire, timber undergoes a thermal breakdown (pyrolysis) into combustible gases, and a layer of charcoal forms on the burning surface. The rate of progress of pyrolysis is governed by the low thermal conductivity of the timber and the lower conductivity of the charred layer, which also hinders the access of oxygen to the timber surface. The total insulating effect of the char and timber is such that temperatures, just a short distance in from the char line, will not rise sufficiently to impair the strength of the wood. Furthermore, the gypsum fiber board material used on the inner and outer skins of the timber frame walls adhere to the M0 incombustible European fire rating norm.

All of the above advantages contributed positively when assessing the overall cost of the project. The fast return on investment resulting from the rapid execution time, and the long term benefits of a highly insulated structure, as well as the benefits of a maintenance free building, were key attributes in the study.

The dry wall technology and eco-friendliness of the solution are evident. Wood regulates the humidity of the surrounding environment, timber also cuts down on global warming, providing a healthy sustainable environment.

Bu il din g & Co | J AN UARY 2014

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3D Execution drawings.

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Top Connection between concrete foundation and arch Bottom First floor and ceiling element view

Bu il din g & Co | J AN UARY 2014

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B u i l di n g & Co | JA N UARY 2 0 1 4

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Bu il din g & Co | J AN UARY 2014

43

J o elle Wa kim

Q S E Co n s u l ta nt

APAVE

Your Partner In Sustainable Development Customers and consumers, stakeholders and shareholders, are increasingly demanding environmentally sound products and services, as environmental legislation gets progressively stricter.

Apave can help you reach your environmental, social & economic targets, by monitoring and optimizing the sustainable development aspects of your business activities, through Technical Assistance, Consultancy & Trainings.

Technical Assistance Thanks to its experience, knowledge of regulatory trends and technological expertise, Apave helps its customers ensure that their equipment, installations or processes are compliant with different norms or national and international standards.

Energy Audits Apave performs energy audits and prepares an engineering and economic report which specifically identifies the energy improvements and operational changes that are recommended to be installed or implemented.

Throughout the Energy Audit mission, all the energy aspects are studied: building envelope, source side and energy tariffs, lighting and related controls, heat and hot water production, air conditioning and ventilation, elevators and other electrical equipment, automation and set points, fuel and gas, special equipment, etc.

Commissioning For New Constructions Commissioning facilitates and ensures the required communication, coordination, testing, verification, and results in the delivery of a building whose systems are energy efficient, and satisfy stringent quality and comfort expectations.

APAVE offers commissioning services directly for the owner and is independent of designers, contractors, vendors and suppliers on the project. Such independence is essential for the commissioning authority to be seen as totally objective in leading the commissioning process.

APAVE as a commissioning agency maintains an unbiased approach to problem solving and conflict resolution.

Commissioning For LEED (Leadership in Energy And Environmental Design) In order to comply with the LEED requirements, the commissioning process performed by Apave, as Commissioning Authority designated by the project owner, is divided into two levels called “Fundamental Commissioning of Building Energy Systems”, which is a prerequisite for the system, and “Enhanced Commissioning”, with its optional credits. Its mission is to lead, review and oversee the completion of the commissioning process activities.

Energy Conservation Codes Energy Conservation Codes were established to regulate the minimum energy conservation requirements for new buildings.

Apave can intervene through reviewing construction documents, inspecting the construction upon notification or after building completion to confirm its conformity with the codes.

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B u i l di n g & Co | JA N UARY 2 0 1 4

Consultancy APAVE proposes to design and develop tailored consulting services to its clients for the implementation of international standards and local regulations.

BENEFITS ISO 14001

ISO 50001

ISO 14001 The ISO 14001 set of standards and guidelines defines the core environmental management system (EMS) itself, and the auditing procedures necessary for verification.

• Reduce incidents and liability • Improve Efficiency • Improve Performance • Improve corporate culture • Public image and community relations

ISO 50001 ISO 50001 is intended to provide organizations with a recognized framework for integrating energy performance, including use & consumption, into their management practices.

• Reduce costs • Improve business performance • Engage top management • Comply with legislation • Reduce your GHG emissions • Formalize energy policy and objectives • Integrate your management systems • Secure energy supply • Drive innovation • Flexible and scalable

ISO 26 000

Apave Green Label

• Identify areas for improvement, new risks and opportunities • Respond to calls for tender • Facilitate access to markets • Improve customer awareness and reputation • Engage with and retain stakeholders loyalty

• Awareness & participation of staff • Prevention – Maintenance & control of tools & equipments • Monitoring of pollution sources • Conservation of Biodiversity

ISO 26000 The implementation of social responsible practices contributes to sustainable development, by considering the social, economic and environmental impacts of the institution.

APAVE GREEN LABEL Delivered by Apave Liban, Green Label rates the environmental performance of Lebanese public & private institutions.

It is based on a positive approach that will help managers and staff, understand their impact on the environment and find ways to improve their performance.

Training As part of its annual Training Catalogue, Apave proposes the following training topics which aim to enhance the participants’ knowledge and experience in all environmental issues.

Topic

Objective

Target People

Environmental Management Systems – ISO 14001

Introduction to the Environmental Management standard requirements

Persons involved in establishing, implementing, developing & improving an EMS

Energy Management Systems – ISO 50001

Introduce energy management systems & new All persons interested in energy saving & energy practices to better manage and reduce energy use conservation

Corporate Social Responsibility – ISO 26000

Introduce the CSR principles and core subjects and Persons involved in implementing the corporate learn the method that can be used to apply the social responsibility concept guideline

Occupational Health & Safety – OHSAS 18001

Present the main general requirements and preventive measures pertaining to health & safety at the workplace

Persons responsible for the OH&S within a company, all persons and staff wanting to learn more about health and safety at work place

Green Buildings

Learn general principles of sustainable construction & green building evaluation methodologies

Architects, engineers, entrepreneurs, contractors, designers, developers and any person interested in Green Building

Energy Audits

Introduce energy saving measures in industrial, public & residential buildings

Architects, Engineers, Consultants, operators and all persons involved in energy conservation, sustainability and environment protection in general Bu il din g & Co | J AN UARY 2014

45

NEW PRODUCTS

BLEU OBJET

by bleu design consultants Add a final spark to your favorite spaces Blue design consultants is a melting pot of diversified & dynamic designers who share a common passion for beautiful interiors.

You may have spotted our work in amazing hotels, lavish restaurants public spaces or private homes, and we still have more to share.

Since they constantly fall in love with exceptional pieces while consulting with their suppliers in Europe, they decided to propose a capsule collection to their circle of friends & clients.

For the love of quality & pure lines, Bleu Objet now brings all those travel “coups de coeur”, bespoke accessories and exclusive furniture, straight to Beirut, without the hassle of a showroom or enormous stock management.

It all works via “Mardi Bleu”!

Each Tuesday or Mardi Bleu, the Bleu team will email their pick of the week from the collection, with their enlightened recommendations.

You can also browse the collection as it develops on Pinterest, the social media tool where members express their moods.

If you wish to receive the “Mardi Bleu”, simply contact them at: www.bleu-designconsultants.com or drop them a line to: objet@bleu-designconsultants.com Blanc d’Ivoire - Victor chair • Limed oak finish for structure.

• Prussian velvet with feather filling.

• W= 77cm / D= 86cm / H= 95cm • Every aspect of the Victor chair unveils luxury. The elegance in the wood carving and finish, as well as, in the fabric’s delicate color and texture, bring light to a noteworthy piece of art.

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B u i l di n g & Co | JA N UARY 2 0 1 4

Airborne S.A.L. - AA Chair • Steel Painted with black matt epoxy paint.

• Azure Blue 100% cotton canvas.

• Originally inspired by the “Tripolina chair”, the AA chair or “Architecture Aujourd’hui chaise” gives back to Airborne the Avant-guarde image in the world of the contemporary design.

Photo © Michel El Esta

NEW PRODUCTS

Wekwood - Desk by Bruno Serrão • Oak finish with linseed oil treatment with UV protection to avoid the discoloration • W= 140cm / D= 83cm / H= 75cm • This piece is a simple & fun desk to use, keeping the elegance of an austere & purified desk.

Marie’s Corner - Armchair Jackson Shaw Sunshine • Beechwood & Hardpine frame.

• Fully upholstered.

• W= 70 cm / D= 92cm / H= 113cm • Radiating dynamism & positivness,

the Sunshine Jackson armchair still embodies the luxury & comfort that Marie’s Corner has stood for since its foundation.

• Each armchair is individually handmade to order by craftsmen to exemplify the company’s fundamental values: unique models for exclusive customers.

Moissonier - L. XV “De Fontenoy” Bookcase • Molded pediment, with crest, four

pine shelves on support rails.

• Lacquered beech finish • W= 186 cm / D= 48cm / H= 160cm • On a raw authentic background of

beech wood, lays a delicate lacelike layer of a painated black frame.

• The “De Fontenoy” Bookcase stands timeless, just like the book itself.

Eichholtz - Lamp Shippers • Brown/brass finish.

• H= 190 cm • It is the “mise en scene” floor

Asiatides - Qing Lamp • Blue & white pocelain lamp.

• D= 34cm / H= 50cm • Item is sold without lampshade/ • To pay homage to the Asian culture & its creative genius, Asiatides has cultivated a wide variety of their treasures.

• Qing lamp represents every bit of that civilisation in all its details.

lamp. In its industrial yet elegant silhouette, the shippers lamp could be the main character in a room, while showcasing another piece of art.

Bu il din g & Co | J AN UARY 2014

47

Apave Liban 2014 Training Calendar Course ID

Theme

Course Title

Duration

Month

From

To

Fees in US$

TP 01/14

Safety

Authorization Certificate for Electrical Safety of Personnel

2 Days

February

6

7

$450

TP02/14

Management

Business Planning & Entrepreneurship

2 Days

February

13

14

$450

TP03/14

Technical

Facility Maintenance & Management

2 Days

February

20

21

$450

TP04/14

Management

Feasibility Study

2 Days

February

27

28

$450

TP05/14

Safety

Fire Safety in Buildings - Decree #7964

2 Days

March

6

7

$450

TP06/14

Technical

Building Management Systems

2 Days

March

13

14

$450

TP07/14

Management

Customer Relationship Management-CRM

2 Days

March

20

21

$450

TP08/14

Management

GMP, GLP, GCP

2 Days

March

27

28

$450

TP09/14

Management

Management Skills

2 Days

April

3

4

$450

TP10/14

Technical

Diagnoses and Repair of Existing Buildings

2 Days

April

10

11

$450

TP11/14

Management

Presentation Skills

1 Day

April

25

25

$350

TP12/14

Technical

Elevator Systems, Core of Buildings'Panning, Design & Construction

1 Day

May

2

2

$350

TP13/14

Technical

CCTV

2 Days

May

8

9

$450

TP14/14

Safety

ATEX

2 Days

May

15

16

$450

TP15/14

Management

Managing & Leading Groups

1 Day

May

30

30

$350

TP16/14

Safety

HACCP

2 Days

June

5

6

$450

TP17/14

Safety

Securité Des Travailleurs Sur Chantier

1 Day

June

12

12

$350

TP18/14

Management

Evaluation des Pratiques Professionnelles (EPP)

1 Day

June

13

13

$350

TP19/14

Technical

Green Building

2 Days

June

19

20

$450

TP20/14

Technical

Installations Electrique Haute Tension

3 Days

June

25

27

$550

TP21/14

Safety

Gestes et Postures

1 Day

August

8

8

$250

TP22/14

Management

Time Management

1 Day

August

14

14

$350

TP23/14

Management

Communication Skills

1 Day

August

21

21

$350

TP24/14

Technical

Lightning Protection Systems

1 Day

August

22

22

$350

TP25/14

Safety

Lifting & Hoisting

2 Days

August

28

29

$450

TP26/14

Technical

Introduction au monde pétrolier

1 Day

September

5

5

$350

TP27/14

Safety

Conduite d'Engins de Chantier

2 Days

September

18

19

$450

TP28/14

Technical

Inspection of Existing Concrete Structures

2 Days

September

25

26

$450

TP29/14

Technical

Concrete Plant Manager

2 Days

October

7

8

$450

TP30/14

Management

Implementation of Corporate Social Responsibility (CSR)

2 Days

November

6

7

$450

TP31/14

Management

ISO 9001: 2008 Auditor / Lead Auditor Trainings Course IRCA Certified

5 Days

November

10

14

$1,200

TP32/14

Technical

Renewable Energies

2 Days

November

13

14

$450

TP33/14

Safety

Scaffolding

2 Days

November

20

21

$450

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B u i l di n g & Co | JA N UARY 2 0 1 4

Trainings With AFNOR Course ID

Theme

Course Title

Duration

Month

From

To

Fees in US$

AF14/01

Management

Internal Audit For Quality Management Systems

2 Days

February

12

13

$450

AF14/02

Management

Environmental Management Systems ISO 14001 :2004

1 Day

March

5

5

$350

AF14/03

Management

Occupational Health & Safety Assessment Series OHSAS 18001:2007

2 Days

March

20

21

$450

AF14/04

Management

Information Security Management Systems ISO 27001:2013

1 Day

April

2

2

$350

AF14/05

Management

Lean 6 Sigma

1 Day

April

23

23

$350

AF14/06

Management

The OHSAS Management Systems Auditor/ Lead Auditor Conversion Training Course IRCA

3 Days

May

7

9

$850

AF14/07

Management

Intégrer le management des risques dans la démarche qualité

2 Days

May

13

14

$450

AF14/08

Management

Energy Management Systems ISO 50001: 2011

2 Days

May

22

23

$450

AF14/09

Management

ISO 9001: 2008 Auditor / Lead Auditor Trainings Course IRCA Certified

5 Days

June

23

27

$1,200

AF14/10

Management

ISO 15189, Lecture pas à pas de la norme

2 Days

September

23

24

$450

AF14/11

Management

Food Safety Management Systems ISO 22000:2005

2 Days

October

9

10

$450

AF14/12

Management

Internal Audit For Quality Management Systems

2 Days

October

16

17

$450

AF14/13

Management

Human Resources Management Now!

2 Days

November

28

29

$380

All the courses listed on our training calendar can be presented on-site (in-house), for groups of 6 or more delegates. Request a quotation or contact our training advisors today to discuss your training needs.We also have an extensive list of courses (not listed on our training calendar), that we present in-house.

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 2014 Bu il din g & Co | J AN UARY 2014

49

TRIBUNE LIBRE

Jad Ghauch Stu d ent

Color: Symbolism and Culture It is very noticeable that the colors of buildings vary from a region to another, as a result of many considerations, such as the landscape, environment, altitude, and so on. But other factors, such as cultural, social and psychological, also affect the choice of colors a community or certain populations have made to emphasize the uniqueness of a particular city. Some residents choose different color schemes to distinguish the region they live in from others, for example some of them tend to favor one color, like in the famous Greek city of Santorini, where glittering white is the dominant shade chosen in order to make normal houses or villages resemble historical monuments clad with white shiny marble.

On another hand, the excessive abundance and the rich mixture of colors of some regions is quite striking and impressive: the city of St. John on the island of Newfoundland, for instance, is mostly known for the vibrant array of colors that can be noticed even by the ships that pass by it. The island’s attribute is its profusion of cultural and artistic monuments, such as art galleries and museums, which explains why its residents and designers have chosen to decorate the façades in this way, thus reflecting their appreciation for art.

Colors bring cheerfulness to a place, whether it’s a whole city or just one monument, and make visitors feel more welcomed as they sense that it has been designed in order to get their attention, in a sign of affection toward them. When urban planners deviate from the prevalent characteristics of a particular city, they are assigning a new identity to it, and taking the risk of blemishing it.

Besides, a lack of color contributes to a feeling of monotony and overwhelming boredom for visiting foreigners. Such places are commonly found almost in every country, rich or poor, like Ixtapaluca, which is an extension of Mexico City’s agglomeration.

This place is 2500 km2 of pale orange, one-level houses, which gives urbanization an image of unoriginality, thus stripping it of any significance.

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A community or a population chooses the image it wants to give to their city but, it’s up to every individual, couple or family to choose the color set of their domicile. These colors may differ from a room to another; depending on the function that each room is given.

As you may know, there are warm colors and cool colors. Warm colors, such as red, orange, yellow and green, are cozy and intimate, making rooms seem smaller, and are recommended for use in living rooms, dining rooms, kitchens and other places where socializing takes place.

Cool colors, like blue, purple and dark shades of green, are calming.

They are used in bedrooms and offices; they also complement natural colors: green reminds us of grass, while blue is reminiscent of the sea and sky. Cool colors are also commonly found in rooms that open onto a natural view, like a forest or the sea.

Black, grey, white and brown can be considered both warm and cool colors, and fit in with most other colors, they are called neutrals.

White is known to be the most used color in construction for obvious reasons. For most people, black is considered a warm color. However, it should be manipulated delicately; otherwise, its purpose will be misunderstood: black usually represents power, classiness, sharpness and steadiness, and misapplying it can reflect aggressiveness and evil. It therefore is advisable that designers use it on select pieces of decoration and small elements of furniture.

Brown is the joker card for designers and fits in with most colors, especially cool colors, in view of the fact that it is considered a natural color, since it’s found in tree trunks, which provide us with the most widely exploited material in design: wood.

We choose room colors based on our personalities. They affects our daily lives by influencing our mood and thoughts. Colors impact most people in the same manner; they thus can be used to describe us and characterize our personalities according to the colors that we choose to spend most of our lives looking at and living in.

Bu il din g & Co | J AN UARY 2014

51

LEADER IN TECHNICAL CONTROL ACCREDITED “FIRST CATEGORY”

SAFETY LA C LI

52

‫ﻣﺮ‬ ‫ﺍﻟ ﺴ ﻼ ﻣ ﺔ‬

B u i l di n g & Co | JA N UARY 2 0 1 4

‫ﺳ‬

‫ﺍﻟ ﻌ‬

‫ﺔ‬

‫ﺎﻣ‬

W

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BY THE MINISTRY OF PUBLIC WORKS ENHANCING SAFETY IN LEBANON’S CONSTRUCTION FIELD

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