REPUBLIC OF LEBANON

Ministry of Public Works and

Transportation

General Directorate Of Urbanism

General and
Specific
Conditions
of Beirut Central
District and its Sectors

Decree 5714-2001, DRAFT

 TABLE OF CONTENTS

TITLE ONE: General Conditions

Chapter 1: General Conditions

Article 1: Boundaries of Beirut Central District (BCD)

Article 2: Subdivision of the zone into Sectors and Sub-Sectors
Article 3: Relationship between BCD Regulations and the General
Planning and Building Construction Codes in force
Article 4: Conditions relating to Archeological Excavations
Article 5: Conditions regarding Conservation Areas and Retained
Buildings
Article 6: Content, Interpretation and Implementation of the
Detailed Sector Plans

Chapter 2: Conditions applying to all sectors of

Beirut Central District

Article 7: Built-Up Areas and Transfer of Areas

Article 8: Land Subdivision Regulations and setting
construction ratios
Article 9: Roads, Streets and means of access parcels and the
Setbacks
Article 10: Connection to the Infrastructure Network
Article 11: Garages, Parking and Car Parks
Article 12: Fences
Article 13: Planted areas within parcels
Article 14: Signs: Traffic, Shops and Advertisement
Article 15: Permits: Construction and Occupancy
Article 16: External Envelopes and Facades
Article 17: Setting Buildings with respect to Limits of Adjacent
Lots
Article 18: Setting Buildings with respect to each other within
the same lot
Article 19: Maintaining Line of Sight
Article 20: Prohibited Uses in Buildings and Lands
Article 21: Public Domain
Article 22: Erecting Temporary Structures on Private Lots

2
 TABLE OF CONTENTS

TITLE TWO: Specific Conditions

Specific Regulations for Sector A

Article A(1): Urban Characteristics and Architectural Objectives

of Sector A and its Sub-Sectors
Article A(2): Permitted uses within buildings and land
Article A(3): Prohibited uses within buildings and land
Article A(4): Minimum Areas and Dimensions of lots after
subdivision
Article A(5): Detailed Sector Plans of Sub-Sectors Aa, Ac and
Ad.

Specific Regulations for Sector B

Article B(1): Urban Characteristics and Architectural Objectives

of Sector B and its Sub-Sectors
Article B(2): Permitted uses within buildings and land
Article B(3): Minimum Areas and Dimensions of lots after
subdivision

Specific Regulations for Sector C

Article C(1): Urban Characteristics and Architectural Objectives

of Sector C and its Sub-Sectors
Article C(2): Permitted uses within Buildings and Land
Article C(3): Minimum Areas and Dimensions of lots after
Subdivision
Article C(4): Above Sea Level (ASL): Maximum Height

Specific Regulations for Sector D

Article D(1): Urban Characteristics and Architectural Objectives

of Sector D and its Sub-Sectors
Article D(2): Permitted uses within Buildings and Land
Article D(3): Minimum Areas and Dimensions of lots after
Subdivision
Article D(4): Detailed Plans of Sector D

Specific Regulations for Sector E

Article E(1): Urban Characteristics and Architectural Objectives

of Sector E and its Sub-Sectors

3
Article E(2): Permitted uses within Buildings and Land
Article E(3): Minimum Areas and Dimensions of lots after
subdivision
Article E(4): Special Conditions for the Reconstruction of the
Traditional Souks

Specific Regulations for Sector F

Article F(1): Urban Characteristics and Architectural Objectives

of Sector F and its Sub-Sectors
Article F(2): Permitted uses within Buildings and Land
Article F(3): Minimum Areas and Dimensions of lots after
Subdivision
Article F(4): Above Sea Level (ASL): Maximum Height

Specific Regulations for Sector G

Article G(1): Urban Characteristics and Architectural Objectives

of Sector G and its Sub-Sectors
Article G(2): Permitted uses within Buildings and Land
Article G(3): Minimum Areas and Dimensions of lots after
Subdivision
Article G(4): Setting Buildings on Maarad and Omari Mosque
Streets and Parts of Emir Bechir and Syria Streets
Article G(5): Special Building Envelopes in Sector G

Specific Regulations for Sector H

Article H(1): Urban Characteristics and Architectural Objectives

of Sector H and its Sub-Sectors
Article H(2): Permitted uses within Buildings and Land
Article H(3): Minimum Areas and Dimensions of lots after
Subdivision
Article H(4): Construction of Two Overhead Bridges

Specific Regulations for Sector I

Article I(1): Urban Characteristics and Architectural Objectives

of Sector I and its Sub-Sectors
Article I(2): Permitted uses within Buildings and Land
Article I(3): Minimum Areas and Dimensions of lots after
Subdivision

Specific Regulations for Sector J

Article J(1): Urban Characteristics and Architectural Objectives

of Sector J and its Sub-Sectors

4
Article J(2): Permitted uses within Buildings and Land
Article J(3): Minimum Areas and Dimensions of lots after
Subdivision

5
 LIST OF DRAWINGS

DEMONSTRATIVE DRAWINGS
Drawing 1: Facade type SW1
Drawing 2: Facade type SW2
Drawing 3: Facade type SW2J
Drawing 4: Facade type SW3
Drawing 5: Facade type SW4
Drawing 6: Facade type SW4J
Drawing 7: Facade type SWG-1
Drawing 8: Facade type SWG-2
Drawing 9: Architectural drawing for measuring the minimum
radius at a parcel’s corner.

6
 LIST OF ABBREVIATIONS

BCD: BEIRUT CENTERAL DISTRICT

DGA: GENERAL DIRECTORATE OF ANTIQUITIES
DGU: GENERAL DIRECTORATE OF URBAN PLANNING
DP : PUBLIC DOMAIN
EDL: ELECTICITE DU LIBAN
HCU: HIGH COUNCIL OF URBANISM OF URBANISM
MP-1: MASTER PLAN
SOLIDERE: THE REAL ESTATE COMPANY FOR RECONSTRUCTION
AND DEVELOPMENT OF BCD

7
TITLE ONE

General
Conditions

8
 TITLE ONE: General Conditions
Chapter 1: General Conditions

Article 1: the ten Sectors A, B, C, D, E, F,

BOUNDARIES OF BEIRUT CENTRAL G, H and I.
DISTRICT (BCD)
The boundaries of Beirut Central 2.2 All general and specific
District (BCD) as a study area conditions outlined in Title One
were set in Decree number 1133 apply to the entire BCD area.
dated 26/4/1991 superseded by
Decree number 2464 dated
25/6/1992. The boundaries are 2.3 In addition to the
shown on attached Plan (MP-1) as conditions laid out in 2.2 above,
follows: specific conditions apply to each
• North: the Sea Sector relating to any or all of
the following:
• West: the Eastern boundary of
the right-of-way of Fakhreddine 1) The architectural and
Street. construction characteristics of
• South: the Northern limit of the Sector.
the right-of-way of Fouad 2) The allowed uses for buildings
Chehab Avenue. and lots.
• East: the Area of George Haddad 3) The prohibited uses for
Street. building and lots.
The BCD zone delimited above, 4) The minimum areas and Dimension
includes within its boundaries of lots.
lots whose numbers are listed in
Decree 2236 dated 19/2/1992 and
modifications as stated in Decrees 2.4 The specific conditions
number 2553 dated 1/8/1992 and related to a Sector may include a
number 3287 dated 15/3/1992 as part of the general conditions
well as lands to be created by sea mentioned in 2.2 above.
reclamation and development in the
area known as the Normandy 2.5 Except for Sectors C and I,
Landfill and the region of the the Sectors are divided, according
First Basin of Beirut Sea Port and to the detailed plan, into
all lots within the boundaries of subdivisions as follows:
the BCD.
1) Sector A is divided into 4 sub-
Sectors: Aa, Ab, Ac and Ad.
Article 2:
2) Sector B is divided into 2 sub-
SUBDIVISION OF THE ZONE INTO Sectors: Ba and Bb.
SECTORS AND SUB-SECTORS 3) Sector D is divided into 5 sub-
Sectors: Da, Db, Dc, Dd and De.
2.1 The BCD is divided into ten
4) Sector E is divided into 2 sub-
Planning Sectors which form the
Sectors: Ea and Eb.
basis of implementing the
directives and guidelines of the 5) Sector F is divided into 2 sub-
Detailed Master Plan. These are Sectors: Fa and Fb.
translated into regulations and 6) Sector G is divided into 2 sub-
conditions for land and building Sectors: Ga and Gb.
uses that reflect the urban and 7) Sector H is divided into 3 sub-
architectural character envisioned Sectors: Ha, Hb and Hc.
for each Sector. The attached Plan
8) Sector J is divided into 2 sub-
(MP-1) outlines the boundaries of
Sectors: Ja and Jb.

9
Article 3: representatives from the DGU,
RELATIONSHIP BETWEEN BCD the DGA, the Council for
Development, Reconstruction
REGULATIONS AND THE GENERAL (CDR) and SOLIDERE. The
PLANNING AND BUILDING CONSTRUCTION committee is chaired by the
CODES IN FORCE General Director of DGU.

The Detailed Master Plan and

Regulations for the BCD, which is Article 5:
prepared according to Article 8 of CONDITIONS REGARDING CONSERVATION
the Planning Code (legislative AREAS AND RETAINED BUILDINGS
Decree number 69 dated 9/9/83)
includes, within several of its 5.1 The Retained Buildings are
Articles and Directives, rules and specified in the attached Sector
conditions stricter than those in Plans.
the Building Construction Code.
Hence, the former, according to
Articles 25 and 41 of the Planning 5.2 Lots inadvertently left out
Code, replaces the text present in of the Decrees mentioned in
the Building Construction Code, Article 1 are subject to the
particularly of Article 16 of the conditions set forth in the
latter. Detailed Sector Plans related to
this Decree.
Article 4:
CONDITIONS RELATING TO 5.3 The buildings retained in
ARCHEOLOGICAL EXCAVATIONS the detailed plan are divided into
three categories:
The General Directorate of 5.3.1 Buildings retained due to
Antiquities (DGA) manages their historical or
archeological excavations architectural nature or
according to the following because they exist within a
principles: group of buildings of a
a) Before starting any planned specific architectural type.
project in the BCD, These buildings are referred
archeologists must declare the to in the Sector Plans with
project’s objectives specifying a special symbol.
the scope of the excavations, 5.3.2 Buildings retained for
its duration, cost and reasons other than those
source(s) of funding. mentioned in Clause 5.3.1
b) After ensuring a significant above.
discovery, archeologists must 5.3.3 Buildings located on
inform the General Directorate exempted lots.
of Urbanism (DGU), SOLIDERE and
the owners of the lots
involved, of their discovery to 5.4 The retained buildings
establish the ideal means of defined in Clause 5.3.1 above may
incorporating the archeological be classified in the Register of
find(s) within the Retained Buildings and/or in the
reconstruction projects. National Inventory List. The
c) The DGA must schedule the rehabilitation of these buildings
excavations so as not to retard must be carried out without
in any way the reconstruction increasing their height or their
projects in the BCD. original architectural character
and based on a Restoration Brief
d) The responsibility of
issued or to be issued by the DGU
coordinating the archaeological
in compliance with the provisions
excavations, the infrastructure
of Article 7.
and reconstruction projects is
given to a specialized
committee incorporating

10
Built-Up Areas (BUA) can be added In the second exception, an
to retained buildings in the architectural report detailing the
following cases: existing defacement and the
If these additions are attic methods of improvement must be
spaces, internal floors, submitted to the DGU to obtain the
additional levels within existing approval of the HCU.
floors, extensions of incomplete
upper floors, the construction of In both cases, or in case of
basements or as a result of minor demolition due to catastrophic
changes to the envelope to circumstances, these buildings
harmonize it with the surrounding must be rebuilt according to the
architecture. In such cases, the original building in respect to
additions must be designed to the initial height and the
blend with the surrounding building architectural character.
architectural environment without Additional BUA or alterations as
altering the original architecture provided above maybe allowed,
of the building itself and subject without exceeding the plot’s
to a volumetric model to guarantee exploitation factor of five (5).
the harmony of the building with
its architectural environment.
Minor changes can be made to the 5.5 The Retained Buildings
facades for improvement purposes indicated in Clause 5.3.2 above
if these improvements are must be rehabilitated based on
congruent with the building’s Restoration Briefs issued or to be
milieu according to the detailed issued by the DGU. BUA can be
plan and if the changes improve added to the buildings referred to
the architectural and heritage in Clause 5.3.2 after obtaining
value of the building. the approval of the HCU which
determines setbacks, surface
development, mandatory build-to-
The volumetric model or the
line, envelopes, parking entrances
altered facade analysis must be
and based on volumetric models
submitted to the real estate
which guarantee that any addition
company for preliminary approval.
fits harmoniously within the
They are then submitted to the DGU
architectural character of the
for final approval by the HCU.
surrounding buildings, after
obtaining SOLIDERE’s preliminary
These buildings, or parts thereof, approval.
can be demolished, if below
conditions are met:
In any case, the net BUA with the
proposed addition(s) cannot exceed
First, if the building cannot be a plot’s exploitation factor of
rehabilitated based on its five (5).
structural evaluation; and
If, for any reason, these
Second, if added-on construction buildings are demolished at some
is inconsistent with the point, their reconstruction is
architectural character and the subject to a volumetric model
heritage value of the building is under the condition set in the
demonstrated. preceding paragraph, with the
maximum net built area not to
exceed a plot ratio of five (5)
In the first condition, a and after the approval of the HCU.
structural evaluation report,
detailing the structural problems
necessitating demolition and
rebuilding, must be completed and
submitted to the DGU to obtain the
approval of the HCU.

11
 Sector D plans and plans for Sub-
Article 6: Sectors Aa, Ac and Ad of Sector A
CONTENT, INTERPRETATION AND which are not included in the
1:500 scaled plans attached
IMPLEMENTATION OF THE DETAILED herein. These plans continue to be
SECTOR PLANS governed by their Decrees in force
with the exception of the General
6.1 The Detailed Sector Plans
and Specific Conditions related to
for BCD as modified in this Decree them and modified in this Decree.
consists of: The Detailed Sector Plans for
a) The General and Specific Sector D and sub-Sectors Aa, Ac
Conditions for BCD. and Ad will be prepared based on
b) The following maps: Resolution number 40 of the
Council of Ministers dated
• The Master Plan (MP-1) scale
23/11/2000.
1:2,500
• Seventeen Detailed Sector Plans
of the Sectors or Sub-Sectors, 6.2 In case of any discrepancy
scale 1:500, numbered as between the General and Specific
follows: Conditions and the content of the
attached Detailed Sector Plans,
- Sub-Sector Ab of Sector A:
and in case it is deemed necessary
SA-1
to explain or interpret any
- Sector B: SB-1 Article of these provisions, the
- Sector C: SC-1 HCU has the authority of ruling
- Sector E: SE-1 over the discrepancy and providing
the explanation or interpretation
- Sector F: SF-1, SF-2, SF-3
in compliance with the spirit of
- Sector G: SG-1, SG-2, SG-3. the urban design for the involved
- Sector H: SH-1, SH-2, SH-3, Sector(s). This authority covers,
SH-4 but is not limited to, the
- Sector I: SI-1 following: setbacks, heights,
parts of streets where cars are
- Sector J: SJ-1, SJ-2 prohibited to access local
streets, car parks, imposing or
The above mentioned plans promptly removing mandatory build-to-lines,
and automatically replace all envelopes, exteriors and
previously issued plans relating projections, Pilotis floors, land
to the BCD with the exception of use, subdivision rules, etc…

12
 Chapter 2: Conditions Applying to All Sectors of
Beirut Central District

d) The maximum BUA referred to in

Article 7: paragraph 7.1 above includes
BUILT-UP AREAS AND TRANSFER OF the built surfaces of the
exempted buildings as of the
AREAS date of Decree 4830/94. Any
7.1 The Maximum BUA referred to addition to the net BUA related
in this text sets the upper limit to missed exempted buildings or
of allowed construction within the to those missed after 4/3/94
BCD area as outlined in Section are computed within the maximal
One, Chapter 1 of these BUA of the BCD shown above in
Regulations. It also sets the Clause 7.1. These additions are
upper limit of construction in the subject to the Building
Sub-Sectors, as well as the area Construction Code and its
overall. The upper limit of applicable Decrees. The DGU
construction in each Sector is as may, with the approval of the
follows: HCU, set maximum elevations,
setbacks and mandatory build-
to-line as is congruent with
Sector A 20,000 m2 the General and Specific
Sector B 655,000 m2 Conditions and mandated
elevations for surrounding
Sector C 85,000 m2 plots. Any use other than the
Sector D 1,569,000 m2 original use of the exempted
Sector E 240,000 m2 building is prohibited.
Sector F 359,000 m2
Sector G 465,000 m2 7.2 The total BUA stands as a
Sector H 800,000 m2 reference for monitoring the
Sector I 135,000 m2 density within each Sector or Sub-
Sector and is equivalent to the
Sector J 362,000 m2 sum of all net built surfaces
BCD total 4,690,000 m2 allocated for plots within that
zone, Sector or sub-Sector.
Determining the net BUA permitted
a) Net built-up areas can be within a specific plot in the BCD
transferred from one Sector to allows the calculation of its
another up to plus or minus 10% general plot’s exploitation
of the maximum BUA of the donor factor.
Sector as long as the transfer
does not add more than 10% of
the originally allowed maximum 7.3 The supervision and
BUA of the recipient Sector. enforcement of the maximal built-
b) SOLIDERE sets up the transfer up areas in each Sector of the BCD
mechanism in a report detailing is the purview of the DGU.
the reasons necessitating the
transfer of net built-up areas,
to be approved by the HCU. 7.4 SOLIDERE must present a bi-
annual report to the DGU outlining
c) The ability to transfer BUA
the approved BUA in each Sector.
from one Sector to another does
The DGU may coordinate with the
not take precedence over
appropriate specialized units of
contractual relations that may
the Municipality of Beirut to
arise from the application of
ensure the conformity of such
Law 117 relating to the
reports with the permits granted.
reclamation area of the
Normandy Landfill.

13
7.5 The allowed net BUA for each balconies, verandas, loggias or
plot is made up of the sum of all the top of the highest floor are
floors to be constructed on the excluded from the calculation of
plot including the surfaces of net BUA. Horizontal surfaces
walls, internal and external covered with a pergola are
structural columns, internal considered a roof when:
ventilation shafts smaller than a) It is located on upper floors
0.50m2 and larger than 2.00m2. They recessed from the building’s
must be always in compliance with facade across streets or other
the stipulations of Clauses 7.6 public properties.
through 7.19 below. b) It is an integral part of the
building’s framework, is at
least 40 cm above or below the
7.6 Balconies:
level of the roof of the floor
Excluded from the calculations of to which it belongs, and has a
BUA are balconies, verandas and minimum free height to its roof
open independent loggias and of 220 cm.
covered open spaces as long as: c) It is made of solid or light
a) Their surface area does not materials with regular empty
exceed 20% (twenty percent) of spaces across its entire
the floor area to which they surface. The empty spaces must
are attached, and only in be no less than 70% of the
buildings dedicated for pergola’s surface.
residential, hotel, furnished d) It is erected entirely above
apartment or hospital use. the roof it covers, is no more
b) They are not used as access to than 60% of that roof’s surface
other areas of the building. and does not exceed any of the
building’s envelope lines by
more than 1.05 meter.
7.7 Public and private
pedestrian passages:
Pedestrian walkways, partially or 7.9 Basements:
completely covered, are not a) A basement is any floor that
included in the calculation of the satisfies the following two
net BUA when built according to conditions:
the Detailed Sector Plans attached
• Its roof is not more than
this Decree or when erected within
one meter, from any side,
the mandatory setback imposed on
above the ground surface
the building’s base in accordance
after leveling.
with the envelope lines specified
in Clause 16.2 below. Such • When the basement is
exempted passages do not exceed in supported on one or more
width the minimum measurements sides, its support height
imposed in this General and should not exceed 3.5 m
Specific Conditions and are not (three and one half a
higher than the first floor and meter). Its width should not
mezzanine in case be, and never in be less than two meters
excess of 8 meters. If the width (2.0m). It must be the
of the walkway exceeds the result of plot leveling
mandated minimum, only the excess rather than artificial
surface is included. If the height landfill aimed to create
exceeds the above maximum, it is such a floor. In some cases
submitted to the DGU for approval required by the Articles of
and exclusion of excess heights this Decree, Municipality of
from the calculation of net BUA. Beirut may impose some
modifications to the plot so
as to avoid an alteration of
7.8 Roofs: the use of floors considered
Roofs, or uncovered horizontal as basements. This may be
surfaces, whether extensions of done after verifying that

14
 such modifications do not basement. Its use cannot
degrade the General be changed except through
Conditions suggested for the the application of Clause
Sector containing the plot. 7.9-c below.
b) The area of basements, which 5- Services related to
comply with the above restaurants, cafés, and
requirements, is not included clubs such as kitchens,
in the calculation of the net bathrooms, cold rooms,
BUA allowed for that plot, mechanical rooms, and
regardless of the total area of storage only.
these basement floors, provided c) Permission may be granted to
they are used as one of the establish shops, commercial
following: establishments, exhibition
1- Car parks, halls, cinemas, dance halls,
2- Non-commercial storage for night clubs, sports clubs, etc…
serving the building, in basements as long as their
area is computed within the net
3- Areas dedicated to building
BUA ratio, and they comply with
services such as heating,
General and Fire Safety
cooling and electrical
Regulations, provide
rooms. Excluded from this
handicapped access, provide car
Clause are buildings
parking requirements and comply
dedicated in their entirety
with all regulations related to
to services such as hotels,
classified establishments.
tourism projects, cultural
(educational) projects,
hospitals or religious 7.10 Additional floor due to
buildings. In these cases, plot’s natural slope:
the basement areas used
other than for car parking, Only 50% of this floor’s area is
storage or mechanical included in the calculation of the
services as mentioned above net BUA allowed for that plot, if:
cannot exceed 30% of the a) This floor is within the
total BUA above ground, vertical projection of the
otherwise any excess will be largest upper floor.
calculated as additional net b) Its roof is not higher than
BUA. 3.5m (three and one-half
4- Storage areas related to meters) from the lowest point
shops on the ground floor of the plot’s land fronting the
under the following facade and one meter above the
conditions: highest point of the leveled
plot land fronting one of the
• The storage must be an
building’s facades.
extension of the shop on
the ground floor. c) This difference in levels
results from the plot’s natural
• The area of the storage slope and not a result of
must not be more than artificial landfill to convert
twice that of the ground- a ground floor into a graded
floor shop, in addition floor.
to a mezzanine, if
present.
• The storage is used
exclusively for storing
and not for commerce or
any other commercial
activity or for
exhibition or receiving
customers on a regular
basis. It must also
satisfy all Municipal
requirements for use as a

15
7.11 First, second and third structures built on the roof of
floors used as car parks: the top floor is limited to 4m
(four meters) from the level of
Those parts of the ground, first
that roof. This height may be
and second floors designed for use
increased to 6m (six meters) for
as car parking are not included in
buildings taller than 40m (forty
the calculation of the net BUA
meters).
allowed for that plot. In case the
relative difference between two
points adjacent to the edge of the 7.14 Decorative Features:
plots exceeds 3.5m (three and one-
half meters) and if their clear The surface areas of decorative
height does not exceed 220cm under features or building crowns,
the structural beams, which in sunshades and cornices along all
turn should be less than 30cm floors are not included in the
below the roof. Such parts should calculation of the net BUA for
be completely isolated from the that plot, as long as they conform
residential or commercial areas on to the maximum projections from
that floor and completely sealed the building facades and the
along one or more sides. The above surface envelope described in
cases must be complemented with a Article 6 of Application Decree of
volumetric study, a detailed the Building Construction Code
report and plans showing the areas (2791/1992) whether along the
to be excluded from calculation of street or open space frontage.
the net BUA and the conditions
necessitating such a request to
obtain the approval of the DGU. 7.15 Attics:
Attics used in residential units
and built above laundry rooms,
7.12 Pilotis Floor: bathrooms, W.C., pantries, refuse
In accordance with Clause 7.19, it disposal rooms and hallways are
is prohibited to include a Pilotis not included in the calculation of
Floor in any building in the BCD. the net BUA for the plot, as long
Hence all covered constructions on as their clear height’s does not
the ground floor, enclosed or not, exceed 1.50m, with the exception
are included in the calculation of of retained buildings where they
the net built-up area, except when may be 1.80m in height, and
covered by Clause 7.7 above. subjected to legal fees.

7.13 Stairwell and Mechanical 7.16 Technical floor:

Rooms for Elevators and This is a non-residential floor
Water Tanks: and not for daily living use but
Any stairwell or elevator meets the building’s technical and
mechanical room and any water tank engineering needs and provides
or technical construction on the housing for large mechanical
roof of the top floor are not devices necessitated by the
included in the calculation of the building’s size and function. This
net BUA allowed for the plot floor is not included in the
concerned, as long as all these calculation of the net BUA under
structures are clearly specified the following circumstances:
in the building permit and handled • The technical floor is included
architecturally in a manner within the footprint of the
consistent with the overall largest upper floor in the
volumetric design of the building. building and in the location
The roof of the top floor refers where it delivers its technical
to the roof of the last floor of or functional role.
the building or that of the floor
whose maximum height is specified • The technical floor is included
in the Sector and Sub-Sector in special-purpose buildings
Master Plan. The height of the such as hospitals, hotels or
large buildings where

16
 construction is more than 7.19 Covered, Winter Playgrounds:
5,000m2 and that include more
The surfaces of covered winter
than eight floors, including
playgrounds which are not enclosed
the ground floor.
belonging to educational
• The height of the technical institutions are not included in
floor is limited to a maximum the calculation of the net BUA as
of 1.80m from the level of the long as they are within the
soundproofed floor to the roof. footprint of the building and
The thickness of the soundproof their free height does not exceed
roof of the technical floor is 4.5m.
determined by the technical
requirements and the thickness
of floors above. 7.20 Atria:
• Only one technical floor is The empty space of an atrium
allowed for each building in within buildings where an
addition to the technical enclosed, roofed atrium —either
structures erected along the with a glass envelope or upper
roof of the building’s top floors— is allowed, is not
floor. Exceptional cases of included in the calculation of the
buildings whose structure and net BUA of the building regardless
function require more than one of the atrium’s height. The area
technical floor are submitted of the atrium’s empty space within
to the DGU for approval. each floor must be such as to
comply with regulations for
prevention of fire spread,
7.17 Power Transformer Rooms: repetitive and no less than three
floors in height. The atrium’s
Power Transformer Room area is not area is calculated within the
included in the calculation of the surface plot ratio for each
net BUA of a plot if the room: Sector. The area of the atrium’s
a) Does not encroach on the area ground floor is counted once only
designed and prepared as car in the calculation of the net BUA.
parking.
b) Does not interfere with legal
line-of-sight. 7.21 The application of the
c) Secure, according to EDL Clauses of this Article
Standards, the Approval of the supersedes, as per Articles 25 and
Electricite Du Liban (EDL). 41 mentioned of the Planning Code,
all possibilities of additional
d) Located outside legal setbacks. BUA in the BCD beyond those
mentioned in Clause 7.1 above.
This is in accordance with the
7.18 Tiled Roofs: Articles of Law number 7/80 and
All tiled roofs not exceeding 2.25 Appendices or Law 402/95 and all
m in free elevation and whose supplements which may be added in
grade is less than 25 degrees are subsequent Laws.
not included in the calculation of
the net BUA for the plot. The
elevation is measured from the
floor of the tiles to the
framework and not to the false
ceiling, as long as the tiles
start plus or minus 60 cm from the
exterior edges of the top floor
and the surface of the tiles is no
less than 60% of the top floor
horizontally.

17
Article 8: and tertiary streets to be
constructed in the BCD allowing
LAND SUBDIVISION REGULATIONS AND access to most subdivided lots and
SETTING CONSTRUCTION RATIOS those that may be subdivided in
the future. Therefore the real
8.1 The following general
estate company should not create
conditions as well as the specific public courtyards or tertiary
conditions listed for each Sector streets except in those plots
must be adhered to in subdividing marked with the symbol ■ and
plots: dedicate within the subdivision
8.1.1 The depth of a plot cannot project 10% of the surface of lots
exceed two and one-half its to be subdivided for public use
width; the width being measured (street, pedestrian side-walks,
as the plot line fronting the curbs, parks and gardens) with the
street and the width being approval of the appropriate
measured midway along the front technical departments.
line to the back line of the These lands will be
plot. With respect to corner complementary to the existing and
plot, the measurements of the retained network of public
corner are included in the tertiary streets in the BCD and
measurement of the front line. are subject to the same technical
For properties being subdivided and financial rules applied to
to modify the boundaries between primary and secondary streets.
two plots or to expand the
surface of an existing plot, the SOLIDERE must execute at its
requirements of this Article do sole expense the infrastructure
not apply. works and installations (potable
water and waste water disposal
8.1.2 If the minimum dimensions networks, lighting, fire) as well
and areas required in this Code as pavement, curbs and greening,
cannot be achieved because of the all in keeping with the planned
creation of a new lot between two guidelines and technical
existing plots, or between an specifications for such works in
existing plot and an existing or the BCD.
planned street, the relevant
Technical Departments may
authorize an exemption from 8.3 After SOLIDERE has completed
minimum dimensions requirements the subdivision project according
of up to 10%, as long as an to established Laws in effect and
identical addition to the surface after obtaining the approval
area is assured. certification: “Certificate of
8.1.3 The Detailed Master Plans Compliance” from the authority
for each Sector specify the land concerned, the property rights for
plot ratio for each plot, group all lands earmarked as public
of plots or adjoining sections of spaces, as well as the
plots. This ratio must be adhered infrastructure works beneath them
to in all plots resulting from revert to the State.
the initial subdivision of the
property.
8.1.4 For existing buildings 8.4 The Subdivision Project
retained in the BCD Detailed should be prepared within the
Master Plan, entrances, line-of- detailed design and framework
sight for lighting and established for the BCD, and must
ventilation of rooms, as well as be in agreement with their stated
structural safety must be objectives and goals and in
respected as much as possible. accordance with their rules,
regulations and recommendations.

8.2 The Detailed Master Plan

notes the location and sizes of
courtyards and of the network of
major streets as well as secondary

18
 9.3.6 All new streets within lots
Article 9: or the subdivided lots must not
ROADS, STREETS AND MEANS OF ACCESS be less than 9 (nine) meters in
TO LOTS AND SETBACKS width and include a curb width no
less than 1.5m (one and one-half)
9.1 The transportation grid for on either side with a street no
the BCD consists of primary, less than 6m (six). Exceptions
secondary and tertiary networks. include Sectors (I) and (F) where
The streets included in the the streets noted in the
Detailed Master Plan show the subdivision project may be a
planning of the existing and minimum of 6m (six), as long as
retained primary, secondary and no more than four lots are
tertiary street networks. This exempted.
provision defines:
• A primary street is a street of
width 20 meters or more. 9.4 The planning of streets
resulting from subdivision must be
• A secondary street is 9-20 done in accordance to
meters wide. specifications established by
• A tertiary street is any street SOLIDERE and be designed in such a
less than 9 meters in width. fashion as to service the plots
and meet all the projected uses
outlined in the Sector conditions.
9.2 No building can be
constructed except on plots and The secondary and tertiary curbs
subdivided lots connected to a may be redesigned to match the
public or private street. The characteristics of each Sector, as
connection may be a direct long as the curb’s width is no
connection to the street or less than that set in Clause
through an acquired right of 9.3.6. The curb modifications may
passage in other property as long be proposed by SOLIDERE to be
as this right of passage conforms approved by the Municipal Council
to the required minimum of the City of Beirut.
dimensions.

9.5 Street Intersections:

9.3 New Streets and Passageways:
To ensure good visibility at
New streets and passageways within street intersections, a minimum
plots or within subdivided lots setback is required for building
must comply with the planning, not covered by mandatory build-to-
character, regulation, width, and line or specific envelope
width of paved surfaces and of requirements. Such minimum setback
curbs, grade as set by: is governed by the width of the
9.3.1 The minimum technical street adjoining the plot as
parameters listed below, follows:
9.3.2 The site’s topography and 9.5.1 Intersection of two tertiary
its natural characteristics. streets, a minimum radius of (5)
9.3.3 The allowed uses for lots five meters.
within the subdivision project. 9.5.2 Intersection of a tertiary
9.3.4 Ensuring access of fire and a secondary street, a minimum
trucks, ambulances, police and radius of (6) six meters.
garbage collection to all plots 9.5.3 Intersection of a tertiary
and units to be built. and a primary street, a minimum
9.3.5 The architectural and urban radius of (6) six meters.
principles and technical 9.5.4 Intersection of two
parameters in the design and secondary streets, a minimum
execution of all streets to radius of (8) eight meters.
provide the necessary comfort and
accessibility to handicapped
persons.

19
9.5.5 Intersection of a secondary Article 10:
and a primary street, a minimum CONNECTING TO THE INFRASTRUCTURE
radius of (10) ten meters.
NETWORK
9.5.6 Intersection of two primary
streets, a minimum radius of (12) 10.1 All primary and secondary
twelve meters. In any case, any networks are provided to the
structure, fence, plants or limits of plots ready for
trees, etc… taller than two development.
meters from the level of the curb
are strictly forbidden within the
setback above. 10.2 The location of the tertiary
9.5.7 The minimum radius is network is subject to agreement
measured using a virtual facade between SOLIDERE and the projects’
parallel to the lines of the developers.
plot, and erected outside the
lines facing the street recessed
by: 10.3 All new buildings as well as
rehabilitated buildings must be
• 1.5m from the facade across a connected to the water network,
street 9m or less in width. the sewer system, winter water
• 2.5m from the facade across a management system and the
street 9 to 20 meters in electrical power grid.
width.
• 3.5m from the facade across a 10.4 The connections to the
street 20m or more in width. networks and systems are governed
(See attached demonstrative drawing)
by conditions imposed by SOLIDERE.
It is strictly forbidden to
9.6 Public and Private connect wastewater disposal in the
Pedestrian Walkways: ducts and channels used for winter
water management. It is also
The distribution of plots for forbidden to install any form or
development must ensure the type of antennas on the roofs or
pedestrian walkways that link it facades, except in temporary and
to the adjoining street grid as exceptional circumstances and
described in the Sector Plans. The after SOLIDERE grants an
walkways cannot be less than 3m exceptional permit.
(three meters) when not longer
than 40m (forty meters). If
longer, their width should be at 10.5 The use of private
least 4.5m (four and one half electrical generators in new
meters) and of a free elevation no buildings is allowed only in
less that one and one-half their basements, except in exceptional
width. and temporary circumstances and
after SOLIDERE authorizes such an
exception. Authorization may be
9.7 Setbacks: granted for the use of private
Other than the setbacks noted on electrical generators on the upper
the Detailed Plans, no mandatory floors of existing buildings when
setbacks are imposed along the it is impossible to place them in
streets classified in this Code the basement and SOLIDERE has
and all classified public given its temporary and
properties, always complying with exceptional approval, taking into
the Clause 12.2 of the Building account the maintenance of general
Construction Code. public safety and fire prevention.

20
 of lots cannot be provided to each
Article 11: plot separately.
PARKING AND CAR LOTS
11.5 In addition to complying
11.1 Regardless of the proposed with the above Articles, the
use of the building, the owner Articles of the building
agrees to the following: conditions and their application
rulings regarding the technical
• When a Construction Permit is aspects of parking and car lots
applied for, submitted plans must be complied with.
must include parking and car
parks, whether open or roofed,
closed or access-free, above, 11.6 If the required parking and
below or at ground level. car lots area cannot be provided,
• The parking must be constructed completely or partially, for
as specified in the technical, architectural,
Construction Permit. If the regulative or planning
parking is not provided, no considerations, the party applying
Occupancy Permit of any kind, for a Construction or Occupancy
partial or total, temporary or Permit must include a documented
permanent, may be granted. purchase or long-term (more than
20 years) rental agreement with
public or private parking lots in
11.2 The parking as a land use an adjacent area within a 400m
may not be altered for any reason. radius.
Alterations that prevent the use
of the car parking may not occur
during construction or after 11.7 If the owner of the plot
obtaining Occupancy Permit. requests, after the building has
been constructed according to
plans and specifications required
11.3 The area of parking and car in the Construction Permit, an
lots to be reached in all authorization to change the
buildings are subject to the original approved use in a manner
specifications of the BCD as within the guidelines for the
detailed in Table Number (1) Sector involved, or a change of
herein, according to the specific internal divisions of the building
use applied for in the without change in original use,
Construction Permit. which would increase the number of
car lots to be provided, the owner
must then provide for the
11.4 If the project includes both additional car lots within the
day and night-time activities, the plot. Otherwise, the owner may use
number of car lots is calculated one of the alternatives mentioned
using the area that requires the in Clause 11.6 above.
greater number of lots. In this
Code, night-time activities are
understood as bars, cinemas, 11.8 Permits requesting uses
theaters, ballrooms, dance halls, other than those mentioned in
nightclubs, etc… All other Table Number (1) herein are
activities are considered day-time submitted to the HCU to classify
activities excepting restaurants, them within one of the categories
furnished apartments and all or to determine the number of car
hotels for which the required lots needed, should classification
number of car lots must be be impossible.
provided as specified in Table
Number (1). In case the project is
subdivided, the car lots are
considered as common plot for the
entire project if the legal number

21
 Table Number (1) — CAR PARKING STANDARDS
USES STANDARDS
1 Residential One car for each unit no larger than 125
m2 and one car for each fraction in
excess of 60 m2 with a maximum of four
cars for a single residence.
2 Hotels and furnished
apartments
2-1 Hotels One car for four rooms. In addition, the
number of cars lots as required for
restaurants, cafes, assembly halls, ball
rooms, nightclubs, etc… when present
according the ratios used for each use.
2-2 Family hotels One car for every four rooms.
2-3 Furnished apartments One car for each two rooms.
3 Offices
3-1 All offices including One car for each surface less than 100
governmental, m2. One car for each 100 m2 and one car
professional and for each fraction in excess of 50 m2.
financial service
4 Commercial uses
4-1 Commercial stores, One car for each surface less than 60
showrooms and other m2. One car for each 100 m2 and one car
commercial uses for each fraction in excess of 30 m2.
4-2 Restaurants, cafés, One car for each 30 m2 of net surface
bars, dance halls, night and one car for each fraction in excess
clubs, ballrooms, sports of 15 m2.
clubs
4-3 Cinema and theater One car for each 10 seats may not be
less than one car for each 15 m2 of the
theater’s total surface, including the
stage.
5 Public services
5-1 Worship halls One car for each 50 m2 dedicated for
worship and one car for each fraction in
excess of 20 m2. Cars required for other
uses within the plot are added as
needed.
5-2 Nurseries One car for each two classes
5-3 Other schools One for each class. A bus for each 200
students. One car for student parents
for each 3 classes.
5-4 Public assembly halls One car for each 30 m2 of the total
and social centers surface. Added are cars needed for other
uses within the plot, if present.
5-5 Medical centers and Two cars for each examination room.
dispensaries
5-6 Public libraries One car for each 20 m2 of net surface in
the reading hall and one car for each

22
 additional fraction in excess of 15 m2.
Added are cars needed for other uses
within the plot, if necessary.
5-7 Museums and public One car for each 50 m2 of BUA dedicated
exhibit halls for exhibition. One car for each
additional fraction in excess of 25 m2.
Added are cars needed for other uses
within the plot, if necessary.
6 Recreation and sporting
venues
6-1 Beaches One car for each 10 m2 of pool.
6-2 Private recreation One car for every 3 yacht and boat
(marinas) moorings. In addition, cars needed for
restaurants and other commercial uses,
if present, must be included.

23
 During construction of the
Article 12: building, infrastructure work as
FENCES well as general equipment
installation, care must be exerted
Where constructions are built with
to protect the planted areas to be
a setback form the plot limit and
preserved within the plot. If any
where the owner wants a fence
of the existing trees are damaged,
around that construction, the
they must be replaced with
fence must not be higher than 3m
identical or different trees after
(three meters) overall measured
consulting the appropriate
from the approved finished surface
departments involved in the
level after landscaping. The fence
management and maintenance of
shall be divided into two parts:
public property.
a) A continuous lower wall made of
or covered by natural stone
from the street frontage. This 13.2 In open spaces within plots,
part may not exceed one meter areas planted with trees and
in height. bushes must be provided as
b) An upper part made of metal or follows:
wooden elements, which do not a) The planted surface must be no
obstruct vision. This part may less than 50% (fifty percent)
not exceed two meters in of the overall non-constructed
height. spaces within the plot.
c) Exempted from the requirements b) These areas include an adequate
of a) and b) above are fences number of trees in respect to
for construction sites, sports the area of open space so that
arenas, gardens and temporary there is a tree for each 15 m2
structures, as long as SOLIDERE of landscaped surface fronting
approves them and they comply the facade and internal spaces.
with the maximum height set by The trees should be at least
the Building Construction Code. 1.9m in height at the time the
d) Fences may not be built on the Occupancy Permit application is
mandated open spaces below submitted.
which construction may be c) The soil depth must be at least
carried out, as noted in the 1m (one meter). It is
plans of Sub-Sector Bb. preferable that the planted
area be leveled with the ground
but it may be higher by 1m (one
Article 13: meter).
PLANTED AREAS WITHIN LOTS d) If the open space includes an
open car ramp, the area of the
13.1 When a planted area falls ramp is deducted and the ratios
within a plot to be developed, the in a) and b) above are applied
site must be studied and new to the remaining areas, as long
buildings must be designed so as as the ramp’s width,
to preserve the largest possible inclination and minimum free
amount of these planted areas. The height under the ground floor
Construction Permit application do not exceed the limits
must include a specific plan imposed by Decree 2791/92 and
showing the following: its modifications.
a) The location of the planted e) In high-rise buildings as
areas within the plot, if defined in Clause 16.1 and
present, whether to be whose plot coverage is 100%,
preserved or to be eliminated, walkways and/or open spaces
with mention of the type of and/or gardens must be built to
trees, their measurements and a total surface of no less than
numbers. 10% of the overall area of the
b) The location of areas to be plot at the ground level. They
planted, mentioning the type may be open or covered, closed
and number of trees. or not, lit and ventilated

24
 naturally or artificially locations, heights, colors,
without regard for line-of- lighting and materials to be used.
sight considerations. 14.3 The document shall be
prepared by SOLIDERE within six
13.3 In the case where a months of the publication of this
Decree and to be approved by the
planted area exists in a Municipality of Beirut.
setback area of a plot, this
planted area may computed as part
of the open space if it is planted
with no less than one tree for Article 15:
every 15 m2 of the setback area. CONSTRUCTION AND OCCUPANCY PERMITS
SOLIDERE must approve the type of
trees to be planted to harmonize 15.1 When a plot is sold by
with the trees planted along SOLIDERE and in keeping with the
streets. specific rules mentioned in the
sale contracts, the Construction
Permit applications must be
13.4 When planting any tree or submitted to, and approved by, the
other plants within open spaces or SOLIDERE as far as their
setbacks, the following must be compliance with the Articles of
observed: this Decree and of the sale terms
before being submitted to the
a) Avoid planting anything that
appropriate technical departments
may cause harm to nearby public
in the Municipality of Beirut.
or private properties.
b) Maintain the existing natural
scenery or the scenery 15.2 Similarly, Occupancy Permit
envisaged in the BCD Detailed applications are submitted to the
Master Plans, whether within SOLIDERE to verify the compliance
the Zone or outside it, near or of the constructed building with
far. the design requirements and detail
c) Not to obstruct views at street plans noted in the real estate
intersection or turns according sale contracts.
to the guidelines set in Clause
9.6 above.
d) Not to interfere with vehicular Article 16:
or pedestrian traffic at EXTERNAL ENVELOPES AND FACADES
entrances and exists of car
parks and lots or building 16.1 Definition of terms:
entrances within the plot, or
the flow of traffic in public
a) Envelope: The envelope is the
volume within which the
and private streets or in
building must fit. It is
nearby pedestrian walkways.
determined by planes and
vertical, oblique and
horizontal lines and in
Article 14: compliance with Article 9 of
TRAFFIC SIGNS, BILLBOARDS AND the Building Construction Code.
ADVERTISING SPACES. All buildings in BCD have been
assigned envelopes in
14.1 Traffic Signs, Billboards accordance to the Articles of
and Advertising Signs should this Decree.
comply with a document b) Facade: The facade is divided
specifically developed for the into three parts:
BCD.
• The base of the building is the
lower part of the building and
14.2 The above–mentioned document includes the ground floor and
takes into account, at least, the the mezzanine, if present. It
following items: measurements, may also include the first
floor in some specific cases.

25
 • The body of the building is the d) Maximum vertical height:
part that connects the typical • If the height of the building
floors (within a 60cm measured along a vertical line
thickness) starting with the drawn along the building’s
first or second floor and facade whether the facade line
including all the floors within is built along the side of the
the maximum vertical height of street or is subject to a
a building. mandatory setback from the
• The upper floors are the upper plot’s boundary line.
part that exceeds the maximum • The maximum vertical height is
vertical height. measured from a reference
c) Build-to-Lines: Buildings point, if present on the
required to comply with build- Detailed Master Plans.
to-lines must apply the Otherwise, from the midpoint of
following: the adjoining curb whose height
• Set the base and body of the is specified by management in
building and the external consultation with SOLIDERE, or
structures of balconies to the from the average level of the
mandatory build-to line 100% street if no curb exists.
along facades governed by a • On inclined streets where the
continuous build-to-line and a elevation among the edges of
minimum of 70% for a non- the facade exceeds 3.5m (three
continuous build-to line. and one-half meters), the
• In both cases, only a facade is divided into sections
protrusion or intrusion of 60cm where the elevation between
from the build-to-line is edges does not exceed 3.5m
allowed. Setbacks are allowed (three and one-half meters) and
for the uppermost floor or two the maximum vertical height is
floors for buildings that are measured at the midpoint of
not subject to specific each section.
envelope lines as long as the • When the plot is located at the
minimum setback is as specified intersection of two or more
within the set guidelines in streets, the maximum vertical
Clause 16.3.2. In such a case, height is applied to each
these floors are counted as facade separately with the
part of the body of the exception of the corner that
building. complies to the ideal vertical
• The concept of replacing the height considering one facade
base of building with a row of with a setback of no more than
colonnades built to the build- seven meter from the other
to-line may be used as long as facade. The ideal vertical
its ratio is specified within height is applied to the
the set guidelines in Clause building as a whole.
16.3.2. In such cases, the e) Maximum height plane: Is the
covered but open area is height specified by a
counted as part of the net BUA horizontal plane that cannot be
for the plot according to exceeded, partially or totally,
Clause 7.7. Setbacks allowing by the upper floors of the
for building and parking building except in those cases
entrances are accepted when referred to in Clause 16.3.4.
within these conditions. The maximum height plane is
measured in the same manner
• For building facades governed outlined for measurement of the
by envelope lines specified in maximum vertical height above.
Clause 16.2.1, such lines are
enforced along 100% of the f) High-rise building: Is a
length of facades governed by a building whose maximum height
continuous build-to-line and plane does not exceed 40m
70% along facades governed by (forty meters) as specified in
non-continuous build-to-line.

26
 the Detailed Master Plans for a) The guidelines of this
Sectors and Sub-Sectors. paragraph apply to the facades
g) Covered walkway along the of buildings situated along
facade: Is a roofed and streets or parts of streets
continuous walkway along the classified in the Detailed
entire length of a building’s Master Plans for the Sectors.
facade located at ground floor This is mandatory in the same
level, whose sides are open to manner as in Clause 16.1-c. The
the street, public or private facades included in the Street
spaces. Wall Controls are identified in
the Sector Detailed Master
h) Horizontal expression line: Is
Plans with the following
a horizontal architectural
symbols (SW-1, SW-2, SW-3, SW-
element located at the bottom
4, SW2-J, SW4-J)
of the building’s body to
separate it from the building’s As far as Sector G is
base. concerned, specific guidelines
for facades identified by
symbols (SWG-1, SWG-2) are
16.2 Envelopes and Elevations: included the Sector Detailed
16.2.1 Building heights on Master Plan including the
envelope, height and
streets and open spaces:
architectural design of the
With the inability to exceed the facade.
maximum vertical height specified
b) Envelope guidelines designated
in the Detailed Master Plan for
SW1 and SW2:
Sectors and Sub-Sectors mentioned
in Clause 16.1-d above, the The facades governed by Street
following guidelines apply: Wall Controls SW1 and SW2 (see
drawings 1 and 2) and referred to
a) For building facades on
in the Sector Master Plan
streets designated by Street
conform to the following rules:
Wall Controls: SW1, SW2, SW3,
SW4, SW2-J, SW3-J, SWG-1, and b-1 The facade is erected
SWG-2 in the Detailed Master along the build-to-line and
Plans, the rules specified in with a maximum vertical
Clause 16.3.2 relating to height not to exceed 24m. A
envelopes and heights apply decorative cornice must be
irrespective of the rules of created to outline the upper
Article 5 of the application limit of the building’s body
Decree of the Construction Code at a height no less than 22m
2791/92 and its modifications. and no more than 24m. The
cornice should project
b) In cases not governed by
beyond the facade’s line by
specific build-to-line or
no more than 0.6m (sixty
envelopes, the conditions
centimeters).
relating to envelopes and
building heights are applied to b-2 Two floors may be erected
street and open spaces as above the level of the
outlined in Clauses 5.1 and 5.2 decorative cornice as long
of the Application Decree of as they comply with a
the Construction Code 2791/92 minimum setback of 3m (three
and its modifications. The meters) from the building’s
center average of the street facade or the minimum
frontage is taken as a setback noted in the
reference for measuring the detailed plans, if present.
envelope when the street is The building’s overall
found to have more than one maximum height should not
width. exceed that noted in the
16.2.2 Buildings governed by Sector Master Plan.
specific envelope b-3 Facades referred to as
guidelines: SW1 are different from those
referred to as SW2 with
respect to the building’s

27
 base as detailed in Clause envelope of the colonnade is
16.2.3 below. along the same setback line.
c) Envelope guidelines designated e) High-rise buildings: All
SW3 and SW4: high-rise buildings as
The facades governed by Street defined in Clause 16.1 are
Wall Controls SW3 and SW4 (see subject to a volumetric
drawings 3 and 4) and referred design study submitted for
to in the Sector Master Plan approval to the HCU. It is
conform to the following up to the HCU to exempt
rules: these buildings from
applying setbacks and
c-1 The facade is erected
envelopes and to impose or
along the mandatory build-to
delete mandatory build-to-
line and with a maximum
line to comply with the
vertical height of 32
principles of the DGU and
meters. A decorative cornice
the General Directives for
must be created to outline
the BCD.
the upper limit of the
building’s body at a height 16.2.3 Special conditions for
no less than 30 meters and building bases:
no more than 32 meters. The a) The requirements of Street
cornice should project Wall Controls SW1 and SW3
beyond the facade’s line by include the creation of
no more than 0.60 meters covered passageways designated
(sixty centimeters). for the public along the
c-2 Construction above the building’s facade (see drawings
level of the decorative 1 and 3). The width of the
cornice must comply with the passageways is set at 3.5m
setback noted in the measured from the mandatory
Detailed Sector Plans with a building line. The net height
minimum of three meters (3.0 of the passageway is set at
m) and with the building’s 5.5 to 8.0 meters (five and
vertical height not to one-half meters to eight
exceed that noted in the meters) measured from the
Detailed Sector Plans. curb’s level. The passageway’s
height must harmonize with the
c-3 Facades referred to as
inclination of the public
SW3 are different from those
street on which it is erected.
referred to as SW4 with
respect to the building’s b) The character of the openings
base as detailed in Article of the passageways and their
16.2.3 below. architectural details will be
set according to design
d) Envelope guidelines
guidelines to be made
designated SW2-J and SW4-J:
available by SOLIDERE.
The facades governed by
Street Wall Controls SW2-J 16.2.4 Projections from the
and SW4-J (see drawings 5 and envelope:
6) and referred to in the a) It is permitted for elevator
Sector Master Plan conform mechanical rooms, stairwells,
to the same rules applied to water tanks and technical
Street Wall Controls installations built above the
designated by SW2 and SW4 roof of the last floor to
with the exception of exceed the maximum height plane
imposing a mandatory setback by a maximum of 4m for
to the base of the building buildings less than 40m (forty
of 1.5m and 2.0m and 5.5 to meters) high and 6m for taller
8.0 meters in height. The buildings. Included in this
concept of this base exception are tiled roof
envelope may be replaced structures, parapets and
with a colonnade line as privacy walls.
long as the external

28
b) For the facades of buildings 3) For some non-profit
subject to special envelope and decorative architectural
height guidelines, as elements such as flag masts
designated in Clause 16.2.2-a or horizontal expression
above, as well as for the lines. Such decoration may
facades of buildings erected at not be used in any
the build-to-line, a projection advertising or promotional
may only: capacity. This exception is
• be a decorative item as at the discretion of the
identified in Clause 16.1 HCU.
above, or the external body
of a balcony that does 16.3 Facades:
exceed 60cm (sixty
centimeters) of projection. 16.3.1 General conditions:
• be a pergola built within a) The facades of buildings are
the guidelines established designed to harmonize with
by Clause 7.8 above and the those of nearby buildings
projection guidelines in and with the layout of
Clause 16.2.4. public squares as included
in the detailed design. This
c) In compliance with tendency is applied in
individual specifications, the particular to buildings at
facades of buildings not sensitive locations
subject to specific rules with designated with a black
respect to envelope and
mandatory build-to-line may
circle ● on the Sector
apply the guidelines of Article Plans.
10 of the Construction Code b) For facades along curbs,
(projections from the canopies and their
envelope), paragraph 2 of supporting columns may be
Article 11 of the Application installed on the ground and
Decree (construction within the mezzanine levels, if
setbacks from adjoining plots) present, and at a maximum
and paragraph (a) of Article 6 height of no more than 8
of the Application Decree meters from the level of the
(projections from the curb, as long as compliance
envelope), with the exception with the rules of the
of 5 (advertising). application Decree of the
d) Billboards and advertising Construction Code, Article
panels cannot be installed 6, paragraph 5, sub-
unless they comply with the paragraph c (1,2,3,4) is
document referred to in Article maintained. Facades subject
14 of Section One of this to envelope SW1 and SW3
Decree. cannot use this Article. All
canopies must comply with
e) Projections beyond the esthetic and technical
envelope lines and the maximum guidelines imposed by
height plane may be allowed in SOLIDERE.
the following cases:
c) No air conditioning or
1) In buildings of exceptional artificial ventilation or
location, subject to special any other ventilation
treatment and designated in installations may be placed
the attached Detailed Master along the external facade.
Plan to a maximum of 3.5m
(three and one-half meters) d) No pipes or ducts used for
over less than 20% of the potable water supply or
surface of the top roof. wastewater disposal or any
such installation or
2) In worship centers and technical construction that
according to an exception to may deface the facade may be
be granted by the HCU. placed on any of the
building’s facades.

29
 e) Enclosing balconies, loggias SETTING BUILDINGS WITH RESPECT TO
or verandas with curtains, EACH OTHER WITHIN THE SAME LOT
glass or any other materials
is prohibited. Buildings within the same parcel
f) Balconies may not be may be adherent to each other or
continuous along more than separate. In case the buildings
sixty percent of the facade are separate, Paragraph 5.1-c of
except along high-rise the Application Decree of the
buildings. Building Construction Code
applies.
16.3.2 Specific Conditions:
For facades subject to specific
envelope lines, SOLIDERE will set
conditions for architectural Article 19:
design to be applied to these
facades. These will be included in MAINTAINING LINE-OF-SIGHT
the specification guidebook set by
SOLIDERE detailing the following As far as maintaining line-of-
items: sight, the Articles of the
Building Construction Code,
• Continuity of facades and Article (11) and its Application
coverage materials. Decree, Article (5) especially as
• Decorative Cornices and it relates to open spaces and
horizontal expression lines. Article (7) are enforced.
• The design of roofed walkways,
voluntary and mandatory
setbacks within a specific Article 20:
height. PROHIBITED USES OF BUILDINGS AND
• The ratio of openings along the LAND
building’s body, preferably
horizontal. The following are forbidden:
• The treatment of party facades a) Changing existing or authorized
at shared property boundaries. uses according the Articles of
Section Two of this Code,
except after submitting a
request for authorization
Article 17: outlining the necessitating
SETTING BUILDINGS WITH RESPECT TO circumstances and ensuring the
LIMITS OF ADJACENT LOTS necessary conditions for
obtaining a permit.
It is possible to impose
cooptation along build-to-line b) Construction of mixed
within the specifications of residential and office
Clause 16.3.2 so that the facades buildings unless specifically
of buildings are set along a designed so that each section
build-to-line without lateral of the building has an entrance
setbacks from the boundaries of completely separate from the
adjacent lots to a depth of no other and SOLIDER approves the
more than 10m (ten meters) uses of classified offices and
measured from the build-to-line companies.
and a width of 7m (seven meters) c) Invest in and create
from the adjacent facade. institutions classified in
Legislative Decree number 21L
dated 22/7/1932 and Decree
4917/94 and its modifications
in all their categories except
the one listed below:
• Gas and Electrical Bakeries.
Article 18:
• Commercial establishments
and Supermarkets.

30
 • Steam Laundries and ERECTING TEMPORARY STRUCTURES ON
Pressing. PRIVATE LOTS
• Gas Stations (locations
specified in the detailed Temporary structures may be
plans). erected on existing private plots
or on reclaimed land in the
• Jewelry and Precious Stones
Normandy Landfill as per Decree
industry, artisan or
number 5665/94 (as the preparation
professional jewelry
of final area maps for this land
workshops.
is in progress) while awaiting
• Studios, Movies and final development phases of
Photography. private plots within the following
• Public Baths and Beaches. conditions. For the same reasons,
temporary occupancy permits may be
• Cinemas, Restaurants, Snacks granted.
and Cafés.
a) Temporary structures used for
d) When there is a request to activities related to tourism,
create classified institutions entertainment, assembly halls
similar to the ones listed and their support, restaurants,
above, it may be approved by children playgrounds and
the HCU. sporting events requiring
permits are exempt of all
contents of Article 16 above
Article 21: including the Articles relating
PUBLIC PROPERTIES to specific envelope lines,
maximum vertical height,
maximum overall height,
Most Public Domain (DP) in the BCD
facades, uses, volumetric
consists of gardens, public
planning, etc…
squares for various functions,
pedestrian walkways and streets b) It is permitted to carry out
whose location and classification topographic alterations to the
are specified in the detailed site in compliance with the
plans. If the DP is relinquished project’s guidelines and the
in favor of municipalities, the Articles of the Building
agreements with, and acquired Construction Code and its
rights of, benefiting plots remain Application Decree.
in effect and enforced, especially c) An authorization may be granted
with respect to line-of-sight, to allow the use of a plot
envelope, light, air, projections, adjacent the one for whom a
right of passage and setbacks. permit is being sought as a
parking facility as long as the
parking remains available for
The Detailed Master Plan for
the duration of the permit. The
Sectors show the location of those
two properties will be flagged
parts of public spaces governed by
in the Cadastre Sheets if the
special consideration with respect
surface work is completed for
to the method of dealing with
these plots.
vegetation and/or beautification
works and/or embellishment d) With the exceptions noted
projects in these sections of above, the structures must
public spaces. comply with the rules and
regulations governing the
acquisition of Building Permits
as determined in the Building
Construction Code and its
Application Decree and all
enforceable legal documents.
They are also subject to all
Building Permit dues and costs
Article 22: set up in the law on dues and
Municipal costs.

31
e) These structures are considered
temporary and a Building Permit
is not granted until a note has
been placed in the Cadastre
Sheets of the plot (if such a
register exists) specifying the
temporary nature of these
structures and the owner’s
warrant of their removal at
his/her expense and
responsibility without
requesting any compensation,
damages, or any other
reimbursement. When temporary
structures are erected on
reclaimed lands, and while
awaiting the preparation of
final surface and real estate
registry documentation for
these lands, the note is
replaced by an owner’s
notarized affidavit of the same
nature and content.
f) No sales contract of any plot
on which temporary structures
exist may be registered as long
as these structures are still
present.

32
TITLE TWO

Specific
Conditions

33
 Specific Regulations – Developing the two Marinas
as leisure activities for
for Sector A boat owners, private yachts
and sea faring cruise boats
as well as restaurants.
ARTICLE A1: URBAN CHARACTERISTICS These Marinas should add
AND ARCHITECTURAL OBJECTIVES OF visual variety to the
SECTOR A AND ITS SUB-SECTORS appearance of the Corniche
and the sea.
1- Defining Sector A:
Sector A has been defined in the
Mater Plan MP-1. This Sector lies ARTICLE A2: PERMITTED BUILDING AND
in the Northern part of the BCD
and includes public parks, open LAND USES
spaces and amenities of recreation Within this Sector only the
and leisure including: following uses are permitted:

a) The Seafront Corniche, a) Public Gardens,

b) The Central Park, b) Amphitheaters,
c) The West and East Marinas, c) Children’s playgrounds,
d) The First Basin of Beirut’s sporting stadiums and their
Seaport, attachments,
e) Part of the Formula One d) Entertainment centers, exhibits
racecourse. and sale of artisan works,
e) The East and West touristic
2- Characteristics of Sector A: ports (Marinas), yacht club
buildings and the entertainment
• Sector A is considered a Sector facilities associated with
where entertainment activities them,
mentioned above dominate. The f) Construction and the necessary
proposed limited buildings and equipment to support authorized
structures are designated in uses such as cafés and
support of such use. restaurants,
• From a Town Planning viewpoint, g) The necessary structures needed
important considerations that for a well-run Formula One
affect the mission and race.
character of this Sector are
summarized as follows:

– Organizing the Central Park ARTICLE A3: PROHIBITED LAND AND

as a primary green surface BUILDING USES
within the BCD, sections of
which will be dedicated for 1- No permanent construction is
walks, children’s allowed within Sub-Sector Ac.
playgrounds, tree nurseries Temporary structures may be
and public art events. The erected such as tents, snack bars,
Park will be connected to kiosks, etc… as long as they
the Corniche promenade and comply with the following:
its associated pedestrian
walkways. 1. They are made of light
materials, can be easily
– Planning and design of the
disassembled and whose design
Corniche as a promenade
is approved by SOLIDERE,
safeguarding both mountain
2. They do not obstruct the view
and sea views, without
of the sea,
interference from temporary
3. Their location is pre-
or permanent structures,
determined by a thorough
except as authorized in the
detailed study by the HCU.
detailed plans.

34
ARTICLE A4: MINIMUM AREAS AND
DIMENSIONS OF LOTS AFTER SUBDIVISION
The minimum area of a plot to be
reclaimed and meant to be built up
is 600m2, as long as it fits a
square of 18m by 18m.

ARTICLE A5: DETAILED PLANS OF SUB-

SECTORS AA, AC AND AD

The Detailed Sector Plans of Sub-

Sectors Aa, Ac and Ad will be
prepared according to the
Resolution Number 40, dated
23/11/200, of the Council of
Ministers.

35
 Specific Regulations ARTICLE B3: MINIMUM AREAS AND
for Sector B DIMENSIONS OF LOTS AFTER SUBDIVISION
1. Sub-Sector Ba:
The minimum area of a reclaimed
ARTICLE B1: URBAN CHARACTERISTICS plot to be used for construction
AND ARCHITECTURAL OBJECTIVES OF is 600m2, as long as it allows for
SECTOR B AND ITS SUB-SECTORS a square 18m by 18m.

1- Defining Sector B: 2. Sub-Sector Bb:

This Sector is shown in the Detail The minimum area of reclaimed
Master Plans by map SB-1. plots to be used for construction
is 2,500m2, as long as it allows
2- Characteristics of Sector B: for a square 35m by 35m.
This Sector is special in its
proximity to major existing
hotels. From an Town Planning
viewpoint, several guidelines were
adopted in designing this Sector:

• The existence of a few retained

buildings within the Sector.
This was utilized in planning
of the internal streets and
their reorientation so as to
emphasize the sea and mountain
views.
• The need to take into account
the high construction density
in sub-Sector Bb, to be dealt
with by creating high-rise
buildings subject to specific
conditions.
• Linking this Sector to the
seafront with a public
pedestrian bridge and attaching
the appropriate connected plots
to establish right of passage
for the public. The location of
this bridge has been noted in
Detailed Sector Plan SB-1.

ARTICLE B2: PERMITTED BUILDING AND

LAND USES
Permits for all uses may be
granted as long as sound barriers
are placed to decrease sound
pollution along all areas facing
Fakhreddine Street which is the
South border of this Sector and
along the Formula One racecourse.

36
 Specific Regulations measuring maximum overall height
relative to the streets.
for Sector C

ARTICLE C1: URBAN CHARACTERISTICS

AND ARCHITECTURAL OBJECTIVES OF
SECTOR C AND ITS SUB-SECTORS
1- Defining Sector C:
This Sector is shown in the
Detailed Master Plans by map SC-1.

2- Characteristics of Sector C:
Architecturally, there are a
number of primary orientations
that affect the specifics and
character of this Sector. They can
be summarized as follows:

• Limiting the maximum elevation

of buildings to 36m ASL (thirty
six meters) from sea level.
This will ensure a view of the
sea from the Grand Serail.
• Designing the roof-tops with
either Mediterranean-Style
tiles, inclined along all faces
or with a red roof tiles. This
creates a specific roof-scape
visible from the hilltop Grand
Serail and neighbouring tall
buildings.
ARTICLE C2: PERMITTED BUILDING AND
LAND USES
May be authorized for all uses.

ARTICLE C3: MINIMUM AREAS AND

DIMENSIONS OF LOTS AFTER SUBDIVISION
The minimum surface of a reclaimed
plot to be used for construction
is 600m2, as long as it allows for
a rectangle 18m by 15m.

ARTICLE C4: MAXIMUM HEIGHTS (ABOVE

SEA LEVEL)
The maximum overall height of
buildings is measured from sea
level, and Clause 16.1-d of
Section One of this Code does not
apply, as far as the method of

37
 Specific Regulations the Seaport that allows many
sections of this Sector a view
for Sector D of the Seaport and of Mount
Sannine.
• This Sector contains the
ARTICLE D1: URBAN CHARACTERISTICS largest segment of the Formula
AND ARCHITECTURAL OBJECTIVES OF One racecourse.
SECTOR D AND ITS SUB-SECTORS ARTICLE D2: PERMITTED BUILDING AND
1- Defining Sector D: LAND USES
This Sector is shown in the
Detailed Master Plans by maps SD-1 May be authorized for all uses.
and SD-2. This Sector extends from
the area of reclamation at the
Normandy Landfill and extends ARTICLE D3: MINIMUM AREAS AND
Eastward around the waters of the
First Basin of Beirut’s Seaport.
DIMENSIONS OF LOTS AFTER SUBDIVISION
It represents the future extension 1- Defining Sub-Sectors Da, Dc:
of the traditional BCD. Reclaimed plots must have a
minimum width of 20m (twenty
2- Characteristics of Sector D: meters) measured from the
This Sector is designated to mandatory setline of the
receive multiple activities and building’s facade and a minimum
uses whose diversity and depth of 20m. The minimum area of
interaction will create and a reclaimed plot to be used for
enhance the energy desired for the construction is 750 m2, as long as
future of this Sector. Future uses it allows for a square 18m by 18m.
include commerce, services,
offices, touristic institutions, 2- Characteristics of sub-Sector
hotels, conventions centers, Db:
cultural structures and The minimum area of a reclaimed
residences, to name a few. plot to be used for construction
is 2,500m2, as long as it allows
From a Town Planning viewpoint, for a square 35m by 35m.
several major design guidelines
affecting the specific character 3- Characteristics of Sub-Sector
of this Sector may be summarized De:
as follows: The minimum area of a reclaimed
• Considering this Sector a plot to be used for construction
symbol of modern evolution and is 2,500m2, as long as it allows
of major economic importance for a square 35m by 35m.
within the BCD development
framework.
• Maximum utilization of the
prime location of this Sector ARTICLE D4: DETAILED PLANS OF
along the northern seaboard SECTOR D
(the Corniche) and the area of
The Detailed Plans for Sector D
the First Basin of Beirut’s
will be prepared according to the
Seaport. This is to be achieved
Resolution Number 40, dated
by creating visual axes that
23/11/200, of the Council of
traverse the Sector from South
Ministers.
to North (towards the sea) and
West to East along the streets
and the major pedestrian
walkways. Most important among
the axes is the visual axis
centered on the current
waterfront promenade line of

38
 Specific Regulations ARTICLE E3: MINIMUM AREAS AND
for Sector E DIMENSIONS OF LOTS AFTER SUBDIVISION

ARTICLE E1: URBAN CHARACTERISTICS
AND ARCHITECTURAL OBJECTIVES OF
SECTOR E AND ITS SUB-SECTORS
1- Defining Sector E:
This Sector is shown in the
Detailed Master Plans by map SE-1.
This Sector’s location makes it
the major connecting link between
Beirut’s traditional center and
its projected extensions.
1- Sub-Sector Ea:
The minimum area of a reclaimed
plot to be used for construction
is 450m2, as long as it allows for
a square 15m by 15m.
2- Sub-Sector Eb:
The lots within this Sub-Sector
cannot be subdivided. Two or more
lots can, however, be merged with
the approval of the appropriate
Technical Departments.

2- Characteristics of Sector E:
This Sector is primarily dedicated
to all commercial and service uses ARTICLE E4: SPECIAL CONDITIONS FOR
since it contains the old Souks. THE RECONSTRUCTION OF THE
The Sector is also noted for major TRADITIONAL SOUKS
architectural landmarks such the
Majidiyah Mosque. In compliance with the Articles of
Decree number 4246 dated
24/10/2000 and the Articles of
From a Town Planning viewpoint this Code, the rules listed below
several major design guidelines apply to the areas limited by
affecting the specific character Allenby Street to the East, Weygan
of this Sector may be summarized Street to the South, Patriarch
as follows: Houwayek Street to the West and
• The rebuilding of the old Souks the Boulevard du Park to the
in a manner that harmonizes North, as shown in the Plan of
with their traditional Sector E (labelled SE-1). This map
architecture. replaces map A-R5 attached to
• Creating public car parking Decree 4246/2000.
under the Souks to service them
as well as a nearby section of a. Car parking may not be built in
Sector G (the Preserved the basement floors of
Heritage Area). buildings “U” and “V” dedicated
• Creating a public space that for use as cinemas, ballrooms,
joins the Majidyah Mosque, Khan etc… and will be replaced by
Antun Bey and the Bank of Syria car parking available in the
and Lebanon. This public space basement floors of buildings
is critical as it links with “S” and “T” dedicated for use
other parts of the traditional as shops and commercial
center and with Sector D, which establishments.
is the projected new extension b. Buildings “T” and “S” dedicated
of the center. for diverse commercial uses are
exempted from those Articles
• This Sector contains a part of
relating to the need for
the Formula One racecourse.
providing natural ventilation
and lighting and line-of-sight
ARTICLE E2: PERMITTED BUILDING AND issues.
LAND USES c. Double Volumes related to
entrances, walkways and
May be authorized for all uses. cinemas, which exceed 5.5m
(five and one-half meters) in

39
 height, are not included in the
calculation of net BUA.
d. Pedestrian walkways, some
covered or partially covered,
and not exceeding 4.5m (four
and one-half meters) may be
built within the traditional
markets project as shown in map
SE-1. Buildings along these
walkways are exempt from line-
of-sight constraints.
e. The areas dedicated as car
parks in the two floors
resulting from the natural
grade of the land are not
included in the calculation of
the net BUA. This refers to the
building to erected on plot
1479/Port situated to the south
of Tripoli Street.
f. The BUA in Sector E must not
exceed the allowed area for
this Sector as set in this
Decree and its modifications,
including the BUA related to
this project.
g. Commercial shops and walkways
are exempted from the
requirements of ensuring line-
of-sight and ventilation, as
are structures referred to in
paragraph (4) of Article (7) of
Decree number 2791/92.
h. Compliance with the regulations
regarding the legal
requirements for the number of
car lots must be achieved.
i. Only entrances, walkways and
cinemas are exempt from the
5.5m (five and one-half meters)
free elevation requirement.
Other sections of the building
whose free elevation exceeds
that limit are counted in the
plot ratio more than once,
according to their elevation.
j. To ensure access to the Tripoli
Street car parking, a
passageway for cars and
associated structures may be
built. SOLIDERE will pay, as
directed by Applicable Laws, to
the appropriate parties all
necessary fees with respect to
the use of the areas in
question.

40
 Specific Regulations ARTICLE F4: MAXIMUM HEIGHTS (ABOVE
for Sector F SEA LEVEL)
The elevation of plots labelled
(ASL) is measured to a maximum
ARTICLE F1: URBAN CHARACTERISTICS relative to sea level. Clause
AND ARCHITECTURAL OBJECTIVES OF 16.1-d of Section One of this Code
SECTOR F AND ITS SUB-SECTORS does not apply to these plots.
1- Defining Sector F:
This Sector is shown in the
Detailed Master Plans by maps SF-1
and SF-2. It includes the area
known as Wadi Abou Jameel and a
small part of the area of Zukak
El-blat.

2- Characteristics of Sector F:
This Sector is characterized as
follows:
• The necessity to maintain the
traditional residential
character represented by the
presence of a number of
retained buildings, most of
which are medium height or
relatively small, and
harmonizing them.
• Maintenance of the special
architectural character of the
retained buildings in harmony
with the topography of the
site.
• The design of the top floor
roofs all buildings within this
Sector is subject to the
approval of SOLIDERE.

ARTICLE F2: PERMITTED BUILDING AND

LAND USES
May be authorized for all uses.

ARTICLE F3: MINIMUM AREA AND

DIMENSIONS OF LOTS AFTER SUBDIVISION
The minimum surface of a reclaimed
plot to be used for construction
is 450m2, as long as it allows for
a square 13m x 13m.

41
 Specific Regulations
for Sector G
ARTICLE G4: SETTING BUILDINGS OFF
STREETS IN MAARAD AND OMARI MOSQUE
ARTICLE G1: URBAN CHARACTERISTICS STREETS AND PARTS OF EMIR BECHIR
AND ARCHITECTURAL OBJECTIVES OF AND SYRIA STREETS
SECTOR G AND ITS SUB-SECTORS
• Buildings along both sides of
1- Defining Sector G: Maarad and Omari Mosque
This Sector is shown in the Streets, and along those
Detailed Master Plan by maps SG-1, sections of Syria and Emir
SG-2, SG-3. This Sector includes Bechir Streets that fall within
part of the traditional BCD where the boundaries of Sector G,
architectural and building must be aligned with
heritage has been preserved. neighboring buildings so that
the entire length of their
2- Characteristics of Sector G: facades extends along the curb.
This Sector, considered the • Those parts of the buildings
historic heart of BCD, is unique extending along the curb must
in the following aspects: contain arches of similar
• The necessity to preserve the architectural and engineering
city heritage as it was prior character and proportions as
to the war, adding the required the arches of adjacent
improvements, which include buildings and in compliance
providing underground public with the particular
parking space to service the specifications set by SOLIDERE.
buildings retained in the
Master Plan.
• The Master Plan notes the
creation of an area where ARTICLE G5: SPECIFIC EXTERNAL
preference is given to ENVELOPES FOR SECTOR G
pedestrian flow.
The conditions listed herein and
• Damaged buildings are to be drawings 7 and 8 (SWG-1 and SWG-2)
restored, keeping their govern the facades of buildings
original facades and referred to in Sector G Detailed
architectural details. Master Plan:
• In finalizing the site,
a– Conditions for facades labeled
lighting and beautification
SWG-1 in the Sector’s design
elements to be used must blend
plans: (See Drawing 7).
with the traditional character
of the buildings.
The special facade conditions are
applied to buildings located
within Sector G along Maarad
ARTICLE G2: PERMITTED BUILDING AND Street from its intersection with
LAND USES Emir Bechir Street to its
intersection with Weygan Street.
May be authorized for all uses.
a-1. A decorative cornice must
be built to limit the upper
extent of the building’s body,
ARTICLE G3: MINIMUM AREAS AND as long as it is no less than
DIMENSIONS OF LOTS AFTER SUBDIVISION 19m (nineteen meters) high and
The minimum area of a reclaimed no more than 20m (twenty
plot to be used for construction meters) high, as measured from
is 450m2, as long as it allows for the average level of the curb
a square 13m by 13m. along the facade. The cornice

42
must be continuous along the for setting building facades
facade and must not project established in Article G4
more than 0.60m (sixty above.
centimeters) from the b– Conditions for facades labeled
building’s facade. SWG-2 in the Sector’s design
plans: (See drawing 8)
a-2. The facade of the
building’s body must comply
The special facade conditions are
with the build-to-line 100% for
applied to buildings located
continuous build-to-lines and a
within Sector G along Allenby and
minimum of 70% for non-
Foch Streets from their
continuous build-to-line.
intersection with Weygan Street to
Contrary to Clause 16.1-c, in
the north boundary of the Sector.
Section One of this Code, it is
The same conditions applicable to
allowed, within a ratio of no
envelope lines in SWG-1 are
more than 60% of the surface of
applied to these envelope lines
the building’s body, to
except those related to the
protrude or setback the
building’s base listed below.
building by a maximum of 1.05m
(one meter and five
b-1. An optional setback of the
centimeters) from the build-to-
facade of the building’s base
line. When balconies or loggias
below the horizontal expression
are to be constructed along the
line is permitted between 1.5m
facade of the building’s body,
and 2m from the build-to-line for
they must not protrude more
the plot. This setback remains
than 3.5m (three and one-half
free of any structural element
meters) for each balcony or
and may contain decorative
loggia.
elements projecting up to 0.60m
(sixty centimeters). Advertising
a-3. The height of the
and canopies may be used within
horizontal expression line is
this setback.
limited between 5.5m to 8.0m
measured from the average level
of the curb. The horizontal
expression line must not
project by more than 0.60m
(sixty centimeters) from the
line of the facade of the
building’s body and be no less
than 0.20m (twenty centimeters)
in width.

a-4. Covered walkways within

the base of the building must
be built above the public curb
to a net width of no less than
3m (three meters). The final
decision as to the width of the
walkway is to be made by
SOLIDERE to blend with the
existing walkways in existing
neighboring buildings. The
openings of the walkway must be
even along the full length of
the building (or buildings)
within the same plot. The
covered walkway and the parts
of the building erected above
it will be part of the public
domain, in accordance with
drawing 7, enforcing the rules

43
 Specific Regulations
for Sector H ARTICLE H3: MINIMUM AREAS AND
DIMENSIONS OF LOTS AFTER SUBDIVISION
ARTICLE H1: URBAN CHARACTERISTICS 1- Sub-Sector Ha and Hb:
AND ARCHITECTURAL OBJECTIVES OF The minimum area of a reclaimed
plot to be used for construction
SECTOR H AND ITS SUB-SECTORS is 400m2, as long as it allows for
1- Defining Sector H: a square 18m by 18m.
This Sector is shown in the
Detailed Master Plan by maps SH-1, 2- Sub-Sector Hc:
SH-2, SH-3 and SH-4. The minimum area of a reclaimed
plot to be used for construction
2- Characteristics of Sector H: is 2,500m2, as long as it allows
- Martyr’s Square is one of the for a square 35m by 35m.
major landmarks in the BCD. Its
axis has been extended and
reorganized to connect to the
First Basin of Beirut’s ARTICLE H4: CONSTRUCTION OF TWO
Seaport.
OVERHEAD BRIDGES
- There are major future
considerations that affect the In accordance with Resolution
architectural character of this number 40 dated 23/11/200 of the
Sector. Most important are: Council of Ministers, two overhead
• Finding architectural bridges will be built along both
cohesiveness and harmony among sides of the Street from Martyr’s
the size and elevation of Square to the Port Street over the
buildings on either side of Old Canaanite Hill area to avoid
Martyr’s Square and its disturbing the Archeological Site
extensions. there.
• The presence of an
archeological site to the
North of Martyr’s Place known
as Old Canaanite Hill.
• The presence of an
Archeological Site West of
Martyr’s Square preserved
among private plots suitable
for development as shown on
map SH-2.
• Creation of an underground car
parking facility beneath
Martyr’s Square.
• Organizing Martyr’s Square
which represents one of the
symbols of the BCD by
launching an architectural
competition to restructure the
Square and its opening to the
seafront.

ARTICLE H2: PERMITTED BUILDING AND

LAND USES
May be authorized for all uses.

44
 Specific Regulations
for Sector I
ARTICLE I1: URBAN CHARACTERISTICS from these General and Specific
AND ARCHITECTURAL OBJECTIVES OF Conditions as well as from the
Articles of Decree 5509/94 related
SECTOR I AND ITS SUB-SECTORS to construction of gas stations. A
gas station rated class 2 may be
1- Defining Sector I: constructed in allowed in this
This Sector is shown in the Sector.
Detailed Master Plan map SI-1.
Sector I is located East of Debbas
Square. It is bound to the North
by Goureau Street, to the West by
Monot, Ariss and Kanafani Streets,
to the South by Fuad Shehab Avenue
and to the East by George Haddad
Street.

2- Characteristics of Sector I:
Residential use is the dominant
character in this Sector. From a
Town Planning viewpoint, several
basic considerations affect the
uniqueness and character of this
Sector. They can be summarized as
follows:
- The necessity to retain a
large number of existing
residential buildings that
may be restored.
- The need to maintain the
character and organization
of existing inner streets.
- The need to coordinate among
existing buildings and new
ones as far as sizes and
envelope lines.

ARTICLE I2: PERMITTED BUILDING AND

LAND USES
May be authorized for all uses.

ARTICLE I3: MINIMUM AREA AND

DIMENSIONS OF LOTS AFTER SUBDIVISION
The minimum area of a reclaimed
plot to be used for construction
is 450m2, as long as it allows for
a square 15m by 15m.

The plot earmarked for a gas

station and noted on this Sector’s
Detailed Master Plan is exempted

45
 Specific Regulations
for Sector J
ARTICLE J1: URBAN CHARACTERISTICS provide covered pedestrian
AND ARCHITECTURAL OBJECTIVES OF walkways to complete the
covered walkways of the
SECTOR J AND ITS SUB-SECTORS Grand Theater building and
1- Defining Sector J: those of the buildings of
This Sector is shown in the Maarad Street.
Detailed Master Plan by maps SJ-1 - Creating public parking
and SJ-2. areas in the Ghalghoul area
2- Characteristics of Sector J: to service the new buildings
in the area as well as the
• This Sector is characterized by
retained buildings in the
commercial, office and service
Masaref Street.
uses.
• From a Town Planning viewpoint,
important considerations which
affect the utilization and ARTICLE J2: PERMITTED BUILDING AND
architectural character of this LAND USES
Sector can be summarized as
follows: May be authorized for all uses.
- Designing the entrance into
the BCD from Selim Salam
Street as a main entrance by
creating a public garden. On ARTICLE J3: MINIMUM AREA AND
either side of the square, DIMENSIONS OF LOTS AFTER SUBDIVISION
East and West, two High-Rise
buildings will indicate the 1- Sub-Sector Ja:
city’s entrance. The minimum area of a reclaimed
- With these two buildings as plot to be used for construction
exceptions, the remaining is 2,500m2, as long as it allows
building elevation will be for a square 35m by 35m.
limited to harmonize with
that of buildings in 2- Sub-Sector Jb:
neighboring Sectors F and G. The minimum area of a reclaimed
- Creating a public garden plot to be used for construction
inside the Ghalghoul area. is 600m2, as long as it allows for
Buildings overlooking this a square 18m by 18m.
garden from the North and
East will be required to

46
DEMONSTRATIVE DRAWINGS

47