solidere annual report 2011: city in scenes

CIT

Y IN SCENES

SOLIDERE A

NNUAL R

EPORT

Beirut City C

enter

2011

2011

CITY IN

SCENESBeiru t C i t y C e n t e r

S O L I D E R E A N N U A L R E P O R T

MOMENTUM OF PLACE, PEOPLE IN MOTION:

Cities are made of scenes. Scenes that reflecthow people move, congregate, pause, andadopt behaviors in the urban environment.

These are the patterns that inspire ourcityscapes.

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M O M E N T U M O F P L A C E , P E O P L E I N M O T I O N : C I T Y I N S C E N E S * S O L I D E R E A N N U A L R E P O R T 2 0 1 1 *

03

Characters make entrances and exits from the stage ofreality just as cities trace the contours of civilizationsthrough time.

The currents of trade, conquest, and knowledge have,for millennia, propelled the history of the MediterraneanBasin. The people, architecture, and urban landscapesof its eastern port Beirut refract, like a prism, the storiesthat have accrued on this land throughout the centuries.

Meditative and introspective, the Solidere Annual Report2011 observes how people inhabit the spaces of Beirutcity center. Just as the photography and text shed lighton the trajectory of the built environment its recon-struction, development, and future, so too does the AnnualReport contemplate character and how individuals con-stitute architecture and place.

Seasoned photojournalist Ziyah Gafic captures the latentdialogue between people and architecture. His cameraturns quietly around the corner to eavesdrop on soft chatterin a garden. He peers up an outdoor staircase to followthe clacking of heels. He tracks the rhythms of childrengallivanting by the sea, professionals pacing to a businesslunch, and employees performing the routines of theworkday. Beirut city center, in Gafics images, is a circum-stance of scenes about camaraderie, negotiation, pa-tience, jubilation, memory, and uncertainty. The scenesevince a paradoxical relationship to the built environ-ment, a link as delicate and tenuous as it is deeply rootedin a complex history.

Whereas Gafic focuses on exterior and open spaces,Miguel ngel Sanchz communes with subjects throughhis renowned portraiture in the intimacy of a studio.Dozens of people who work and live in Beirut city center,people from various walks of life, sat before the cameraof the Spanish sculpture cum photographer in spring2012. His portraits are painterly and highly theatrical. Ineach image, an individual becomes a character of Beirut,the Middle East, the Mediterranean Sea, and altogetherthe series conveys a constellation of identities, the refrac-tions of a city.

Sunlight to back light, sidewalk to stool, architectural pat-terns to textures of skin, the geometry of urban infrastruc-ture to the shapes of a facial expression: the SolidereAnnual Report 2011 considers how the tides of history, ofurban development, and of daily life find expression in theinterrelationships between people and Beirut city center.

Foreword


0504

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Beirut City CenterThe Story

In the 1960s and early 1970s, Beirut stood as a beacon ofmodernity and tolerance, attracting tourists from aroundthe world. At the same time, the citys legacy in trade andcommerce helped confirm its role as the financial centerof the Middle East.

The Lebanese war left the city center, the central arena ofthe conflict, reduced to rubble. When peace and stabilityreturned in 1991, it was hard to imagine how nationalswho had emigrated abroad, businesses that had estab-lished elsewhere, and tourists who have flown to otherdestinations would ever land on its shores again.

However, Lebanons economy reemerged, fueled by anational recovery and development program based onpublic investments and a liberal economic policy to attractand stimulate local and foreign investment. The vision,legislation, and preparations for the development andreconstruction of Beirut city center started in 1992, andin 1994 a group of strategic thinkers, urban designers andplanners, engineers and architects, craftspeople, legalminds, and financial specialists was entrusted with thetask of rebuilding the heart of the countrys capital city.

The dream took off on Martyrs Square, an important siteto the people of Beirut and Lebanon. A concert for thecountrys national phenomenon Fayrouz drew an audi-ence of more than 30,000. Beirut city center started tobreathe new life. Reconstruction began.

Restoration took the forefront by preserving as muchof the distinctive architecture and cultural elements aspossible. Through the years, archeology, heritage build-ings, basalt and ancient street grids, green open spaces,and view corridors have been married with contemporaryinfrastructure and architecture, resulting in a dynamicenvironment.

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SolidereThe Brand

There have been drastic changes in the world of real estatedevelopment. Too often, the end-users experience is nolonger the focal point of urban development. The worldis becoming populated by places that ignore local culture,traditions, and geography places that have no identityof their own places that all feel the same.

Solideres ambition and success focus on creating uniqueexperiences for people that exceed expectations whateverthe development, whether it is a city, public garden, orleisure destination. The long-term vision remains to nur-ture, improve, and manage a project beyond its completionbecause of the underlying belief that great places attractpeople, today and tomorrow.

Solidere has built a strong track record in creating placesthat hold long-term value for society as they respond totheir context, culture, and climate places where peoplewant to be.

Over time, Solidere has received many requests fromgovernments, municipalities, landowners, and investorsaround the world to help them emulate what was accom-plished in Beirut city center. After defining its strengths,the Company sought out opportunities across an extendedregion through its global arm, Solidere International, andits subsidiaries.

Solidere International is a limited company in shares established in 2007 under the law of Dubai InternationalFinancial Center (DIFC), with a paid capital of US$ 700million. Solidere owns 39% of Solidere International.

Today, Solidere is one family of individuals and valuesthat builds and sustains Places for Life.

Solidere is a joint-stock company with an initial capitalization of

US$ 1.82 billion, of which US$ 1.17 billion were contributions in

kind of property right holders and US$ 650 million cash subscrip-

tions following an oversubscribed Initial Public Offering (IPO).

After the retirement of some 17 million shares in 1997, the

Companys capital currently stands at US$ 1.65 billion.

The Lebanese Company for the Development and Reconstruction

of Beirut Central District s.a.l. (Solidere) was founded in 1994 and

initially given a 25-year life span. The Companys duration was

extended by decree in 2005 to 35 years from the date of registra-

tion, May 10, 1994, in Lebanons Commercial Registry.

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0706

A Word from the Chairman

Nasser ChammaaChairman and General Manager

***

Dear Shareholders,

Within the context of these transformational and eventful

times, adaptability, proactivity, and diligence are key prin-

ciples that drive our business. The Company is on solid

financial grounds and continues to deliver positive results

while we remain focused on investment programs at

home and abroad. As shared with you last year, our strat-

egy is driven by sustainable shareholder value creation;

we continue to add value to our land bank while remaining

focused on diversification efforts through income gener-

ating projects, geographic expansion, and assessment of

new business lines.

The 2011 year saw Beirut city center further asserting its

position as a regional destination and a thriving meeting

point that has reinvigorated the capital and improved the

quality of life. Following the inauguration of the southern

part of Beirut Souks in 2010, the launch of Zaitunay Bay

and the expansion towards the new Waterfront District

opened a new horizon to the Mediterranean Sea. We strive

to maintain this momentum as we anticipate the comple-

tion of several major new developments and nurture the

growth of cultural and leisure attractions in the city center.

The Company reported net consolidated profits of US$

158.8 million in 2011. The drop from the previous year

is the result of a decrease in recognized land sales,

which amounted to US$ 242 million compared to US$

337 million in 2010, however at a higher profit margin

due to greater sale prices. The four land sale transac-

tions that materialized during the last quarter of 2011,

combined with previous deals recognized during the

year, encompass almost 67,000 sq m in built-up area.

Moving forward, investors interest, particularly in the

Waterfront District, remains heightened based on future

potential and a strong belief in the country's positive

medium and long-term prospects, and several deals are

in the pipeline.

Rental income increased as anticipated to US$ 49.9

million from US$ 41.2 million in 2010, and we expect

this figure to keep on rising with the delivery of the

northern part of Beirut Souks and other real estate proj-

ects. At the same time, charges on rented properties de-

creased by 21% from US$ 27 million to US$ 21 million

as significant savings in maintenance and other property

related costs were achieved in spite of increasing property

taxes and depreciation. In addition, the Company's over-

head and administrative expenses decreased by 10%.

Accounts and notes receivable rose by 13% to US$ 551.3

million, and together with a cash balance of US$ 174.1

million, this more than offset the short-term bank facilities

of US$ 520 million. The land bank, equivalent to 1.88

million sq m of built-up area, holds an estimated market

value of approximately US$ 8 billion, while our portfolio

of properties carries a net book value of US$ 444.6 million,

with an estimated market value of US$ 1.2 billion.

According to financial results, the total net asset value of

the Company is a multiple of current book value. There-

fore, the listed share price, which dropped to around

US$ 14 at the end of 2011, reflects an imbalance, whereby

the Company's shares are trading at a highly under-

valued price relative to their true net asset value. This is

mainly due to uncontrollable factors such as the current

regional instability and subdued global economic climate

that have resulted in a wary investor base and slower

macroeconomic growth.

We have recently begun to focus our attention on the

Waterfront District with the intention of completing infra-

structure and landscaping within three to four years. We

are distinguishing the district with several developments

and initiatives that significantly enhance its connectivity

to the rest of the city center. On the one hand, Zaitunay

Bay launched its quayside restaurants, which have been

bustling with activity, with the yacht club planned to open

its doors in 2013. On the other, the district has become

a major pedestrian outlet and a destination for sports

enthusiasts and outdoor family recreation. Beirut Exhibi-

tion Center has also become a pillar of the regional art

scene. Moving forward, the Waterfront District's appeal

will continue to increase as we anticipate the opening of

several other entertainment and leisure projects in the

coming twelve months.

Beirut Souks, now in its second year of operation, has

become a national and regional shopping destination.

The number of visitors has increased substantially, due

to an effective communication strategy, the organiza-

tion of festive events, a regular stream of activities, and

cultural exhibits in its Venue. This has led to continued

interest from existing and new tenants to operate

within the Souks. Envisioned as a further magnet of the

Souks, the Entertainment Complex with its fourteen

movie theaters is set to open in early 2013, and the design

of the Department Store, also a Souks anchor, is underway.

The Company continues to develop new revenue-gener-

ating assets that add value to the land bank. To that effect,

we are assessing a number of projects designed by world-

class architects these include a state-of-the-art office

building, residential development, hospitality attraction,

and mixed-use development.

The year also witnessed Beirut city center as a destina-

tion for cultural and artistic events, refined gastronomy,

and nighttime entertainment.Various year-round streams

of events were scheduled, and several new outlets have

been launched by Solidere and other operators featuring

renowned international chefs.

Furthermore, the Heritage Trail, which links the city's

various archeological and historical sites along a 2.5-km

circuit, will be launched in 2012. These assets, essential


08 09

As we assess all these achievements, we remain diligent

in steering the Company forward according to sound

strategies and practices on all fronts, mindful of the exist-

ing geo-political currents. Looking at the coming period,

the management team has also developed plans to address

additional softening of the market if regional events con-

tinue to exert a negative impact on demand for real estate

products. We continue to appreciate the central role of our

stakeholders in supporting our endeavors in making

Beirut city center a place where people want to work, live,

and visit.

NASSER CHAMMAA

Chairman and General Manager

July 2012

to Beiruts urban dynamism, enhance the value of prop-

erty and boost rental income, fulfilling our strategy to

create and maintain value.

In its continued effort to support social and cultural plat-

forms, the Company interacts with students and youth

who are expressing their perspectives and sharing ideas

on issues related to the city center through digital media,

and with the intellectual and academic communities

through a planned journal about urbanism in the city.

Further afield, we continue to strengthen our presence

through Solidere International, which achieved net prof-

its of US$ 11 million and maintained financial strength

with no leverage and a cash balance of US$ 350 million.

To that effect, the company has opted to distribute a div-

idend of US$ 1.5 per share to its shareholders.

Solidere Internationals main investment efforts are fo-

cused on the Saudi Arabian market, where it is currently

involved in several residential projects and is in negotia-

tion on two others. At the same time, the company com-

menced execution of phase one of the Al Zorah water-

front development in the United Arab Emirates, which

consists of two hotels, high-quality recreational facilities,

and an international grade golf course. Al Zorah remains

well capitalized and is pushing through with infrastruc-

ture works, which have seen the completion of two mari-

nas, the parkway, and the road connecting the project to

the Emirates Road.

While it continues to evaluate new development opportu-

nities in the Middle East, North Africa, and around the

Mediterranean Basin, the company is moving forward

with the Hazmieh Development in Lebanon, where it has

obtained the authorities' approval on the master plan. It

also established Solidere Homes, a new line of business

in response to the high regional demand for private and

public-sector affordable housing. In that regard, Solidere

International acquired a sizeable plot of land in Saudi

Arabia that will be dedicated to affordable communities,

in line with the Kingdoms government agenda.

Solideres diversified fields of activity and its extensive

reach have led, in 2011, to a re-branding exercise and

consolidation of its identity across all entities while main-

taining their legal distinctions. This timely move reflects

the Companys maturity and is an important facet in its

future: that the diversity of our business, activities, and

operations will increase while we remain true to the prin-

ciples and values underpinning the Solidere brand that

have enhanced the Company's strong reputation.

N A S S E R C H A M M A A

Ziyah Gafic

We continue to appreciate the central role of

our stakeholders in supporting our endeavors

in making Beirut city center a place where

people want to live, work, and visit.

07 : 54pm

***

1110

The epigraph is based on an excerpt from the preface to

Urban Code, 100 Lessons for Understanding the City

(Cambridge, Massachusetts: The MIT Press, 2011)

by Anne Mikoleit and Moritz Prckhauer.

Cities are made of scenes. Scenes that reflect how people move, congregate, pause, and adopt behaviors in the urban environment.

These are the patterns that inspire our cityscapes.

Table of Contents

Momentum of Place,People in Motion:City in Scenes


01***Move page 13 - 39

15 Frame of Reference Master Plan for the Regeneration of Beirut City Center

Design and Development ControlOperation, Maintenance, and Property Management Parking

27 Towards the Mediterranean Horizon Waterfront District

Transport Strategy

36 Conversation with Renzo PianoPinwheel Project and Martyrs Square

03***Pausepage 73 - 85

75 Leisure by Night, Al Fresco by DayHospitality in the City Center

Yannick Allno on S.T.A.Y and Sweet TeaMomo at the SouksEric Sinnig on Relais Foch, Caf M, Grid, and Central Kitchen

05***Real Estate Developments page 113 - 125

Zaitunay BayPinwheel ProjectFurnished Serviced Apartments, Spa, and Wellness CenterTriple-A Office Building178 Saifi

02***Congregatepage 41 - 71

43 Sites of Assembly Open Spaces

Gustafson Porter on Zeytouneh SquareVladimir Djurovic on Gebran Tueni Memorial

61 Historic Landmarks, Sites for Future CreativityHeritage, Art, and Culture

Illuminating FaadesAround Contemporary Art

04***Adoptpage 87 - 110

89 Tranquility at HomeResidential Neighborhoods

Nabil Gholam on Architecture in Beirut City Center

93 Where Enterprise ProspersBusiness and Commerce

Quality Telecommunications

103 Twenty-First Century Modern BazaarBeirut Souks

Bookstore and Literary Platform

06***Corporate and Financial Report page 127 - 175

Consolidated Financial HighlightsSales and Rental StrategyCorporate FinanceBoard of Directors and General ManagementCorporate StructureIndependent Auditors Report

13

M O M E N T U M O F P L A C E ,

P E O P L E I N M O T I O N :

C I T Y I N S C E N E S

* S O L I D E R E A N N U A L R E P O R T 2 0 1 1 *

01

MoveMountains inch through eons, the moon turns with the ebb andflow of the Mediterranean Sea, and the urban dynamism of

Beirut pulses by the second. Architecture shifts through decades. The city accumulates with time.

The city accumulates with time

1514

Extensive public space and sound urban

planning have set the context and guided

the overall Master Plan.

M O U T R A N S T R E E TF O C H - A L L E N B Y

Ziyah Gafic

04 : 26

Solideres distinct interdisciplinary team pioneered aframework for the rebirth of Beirut, and after more thanfifteen years of reconstruction and development, the his-toric Mediterranean city soars.

The renewal of Beirut city center has come to exemplifya successful model of inner city regeneration. Restora-tion of heritage buildings in the historic core coupled withthe preservation of archeo-logical remains and town-scape features gives the citycenter a distinctive architec-tural character. New infra-structure has enabled contem-porary real estate develop-ment, while extensive publicspace and sound urban plan-ning have set the context andguided the Master Plan.

The master planning task thatpreceded Solideres formationentailed a survey and the iden-tification of a number of struc-tures that could be preserved.The plan required that thoseof heritage value be faithfully restored to their originalexternal fabric, while others were permitted some flex-ibility, including limited structural additions. All build-ing interiors, however, were largely free from constraintsand have generally been designed with a progressive out-look. Solidere took the lead in the restoration process,and affirmed that heritage buildings can survive andcreate value provided that they are adapted to the needsof contemporary life and business.

To enable reconstruction and new real estate development,Solideres initial undertaking was the implementation ofquality infrastructures. These encompass undergroundpower, storm drainage, sewage, domestic water, telecom-munication and broadband networks, street lighting, andirrigation, among other components. Infrastructure workshave also included a ten-year program of environmentalreclamations, harbor works, and sea defense installationsto international standards in creating the Waterfront Dis-trict, the city centers new extension toward the Mediter-ranean Sea.

Above ground, public spaces and roads have been de-signed for a human experience. Tree-lined sidewalks,pedestrian walkways, energy-efficient lighting, archeo-logical parks, and a number of open and green spacesmake the area an ideal place to live, work, and play. Theroad network, including the Ring Road and main axes,have been designed to accommodate traffic flow and en-courage safe pedestrian activity. Existing street align-

ments that radiate from thehistoric core have been pre-served, and new streets havebeen created. Moreover, viewcorridors to sea and moun-tains have been maintainedalong wide streets, major pub-lic spaces, and low-rise build-ing zones.

The city center is conceivednot as a single, homogeneouscentral district but as a clus-ter of city quarters or sectors.Informed by natural bound-aries in the topography, streetpatterns, past neighborhoodstructure, and concentrations

of preserved fabrics, it comprises ten sectors eight inthe Traditional City Center and two in the WaterfrontDistrict. Each sector has its own detailed plan and reg-ulations, as well as its own unique character.

To reinforce this variety of architectural and urban iden-tities, and to replicate a natural city development processwithin a compressed timeframe, the Master Plan is sub-ject to mixed-use policies. They are defined in sector reg-ulations allowing land-use to remain as flexible as possibleto meet evolving developer and end-user needs.

A vibrant, well maintained city center has emerged, onethat accommodates a high-quality, mixed-use built envi-ronment with a recognizable regional identity, attractinginternational interest, investors, residents, businesses,and visitors.

The Beirut city center Master Plan covers a total surface area of 191hectares with a target floor space of 4.69 million sq m: 49.8 % residential,27.7% office, 8.5% mixed-use, 6.3% hotel, 3.8% cultural and governmen-tal, 3.2% retail, and 0.7% religious.

Frame of ReferenceMaster Plan for the Regeneration of Beirut City Center

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Move

pm

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1716

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Design and Development ControlEnsuring Property Value

Solideres procedures for design and development con-trol have become a hallmark of the Companys modusoperandi as they ensure the long-term protection ofland and property values. These controls are effectivelycoordinated in the Development Briefs issued for eachparcel and made legally binding in their land sale con-tracts to developers. High-quality design is assuredthrough a pre-selection and listing of approved localand international architects for each individual parcel,and developers are encouraged to run design competi-tions between chosen architects.

Development control and quality control regimes addressa range of issues from architectural design to safety andanti-seismic reinforcement. They are regularly updatedin accordance with international best practices and aremandated in Development Briefs. The Company ensuresquality control and conformity with these standards bycarrying out inspections on all projects from conceptionto completion.

Tight controls are maintained on the specification andworkmanship of all external building fabric and material.Developers are required to commission approved tech-nical controllers to sign off on structural and buildingservices design, fire safety, energy performance, and othertechnical aspects. They also must ensure compliance withinternational standards.

Solidere has also formulated sustainability strategieswith emphasis on green technology, recycling, environ-mental remediation, and energy conservation. The aimis to enhance environmental standards, lower energydemand, and reduce operational and maintenance costs.The Company incorporates these standards in its realestate developments and encourages third-party devel-opers to apply them in the Traditional City Center. Forthe Waterfront District, planned as a model project ofsustainable urban development, a minimum-entry butmandatory low-carbon strategy is under study.

In 2010, Solidere was invited to join a network of urbanoperators, including city mayors and public and privateurban development agencies, which represent a groupof cities around the Mediterranean. Initiated by the Med-Cities program in Marseilles and funded by the World

Bank and Caisse des Dpots, the network aims to developa set of shared guidelines for sustainable urban develop-ment in a period of climate change. Solidere has con-tributed to conferences and workshops. The WaterfrontDistrict has been presented, within the network, as amodel for sustainable urban development and a test bedfor environmentally sound urban futures.

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Operation, Maintenance, and Property ManagementMaintaining the City

After delivering completed infrastructure and public do-main to the Council for Development and Reconstruction(CDR), Solidere provides assistance and supervision whenand where needed. It remains in charge of the mainte-nance of open spaces, including the irrigation networkand landscaped areas. Damage that occurs to public prop-erty around the city center is documented and reported tomunicipal authorities, and when commissioned, repairworks are carried out at cost.

In cooperation with city center residents and propertyowners, Solidere has implemented a multitude of servicesthat enhance the city center experience, in addition to theones offered by the Municipality of Beirut. These includesecurity surveillance, door-to-door waste collection, streetand sidewalk furniture cleaning, and pest control, as wellas a CCTV surveillance system, which is being installedto cover all parts of the city center.

With regard to the built environment, the Company plansand controls the quality of real estate development andmaintains, operates, and manages its properties, as wellas third-party properties, on a contractual basis. It cultivateslong-term relationships with clients, be they developers,owners, or tenants. The aim is to maintain an upwardcurve to property value while ensuring a functional com-munal environment.

In that regard, Solidere extends professional facilitymanagement added-value services that ensure qualitystandards of living and equip properties with high-techamenities and modern services, with a vision to contin-uously enhance the experience.

Furthermore, two regulations were issued to improvethe city center image as a whole and maintain the archi-tectural value of its real estate. One is the Quinquennial

Maintenance Program, which requires the refurbish-ment of the external envelope of all city center buildingson a five-year recurring basis. Another deals with healthand safety regulations on active construction sites, streets,public domains, and during events held in the city centerto ensure the wellbeing of tenants, visitors, and the neigh-borhood as a whole.

***

ParkingVehicular Accessibility

Regulations prepared for the city center are designed toincorporate parking spaces within building plots bytheir developers and provide adequate parking to servethe uses of each project. The standards assume thegradual introduction of effective public transport withinthe city. In addition to these dedicated parking facilities,a significant number of public car parks are planned.

Among those provided by Solidere, the completed BeirutSouks car park has a capacity of some 2,500 spaces andan adjacent car park with a capacity of around 400 spacesis under construction below Khan Antoun Bey Square.Serving the Foch-Allenby area are the four-level WeygandStreet car park with 108 spaces and another four-levelparking lot below Harbor Square, which provides 320spaces. Furthermore, and in accordance to an agreementwith the state for the operation of Beirut Marina, Soliderecompleted in the first half of 2012 the construction of a400-space car park underneath the Corniche Road, adja-cent to Zaitunay Bay and Beirut (Western) Marina.

The Master Plan also envisages three major undergroundpublic car parks under both Martyrs Square and Riad ElSolh Square and near the Grand Serail, none of whichhas yet been implemented. In 2010, the Municipality ofBeirut resolved to cancel the parking planned under RiadEl Solh Square due to archeological finds while theCouncil of Ministers resolved to prepare the tendering ofthe Martyrs Square parking as a Build Operate Transfer(BOT) project and assigned this task to the CDR. TheBOT bid file is being prepared by the latters consultant,Khatib and Alami, in coordination with the Municipalityof Beirut, and a public bid is expected to be launchedafter the completion of the bid file in 2012. The designof the underground Martyrs Square car park, plannedto accommodate around 2,000 spaces, takes into accountSolideres guidelines, which were developed by its urban

consultant Renzo Piano Building Workshop (Italy) andtransport planning consultant Ove Arup International(UK). The guidelines consider the integration of the re-mains of the Petit Serail on site, the proximity of the carpark to the proposed Beirut City History Museum, northof Martyrs Square, and the landscape scheme for thesquare.

Two other parking facilities are under study in the Water-front District, one beneath the Corniche Road and anotherbeneath the planned city park in the Waterfront District,to provide 1,200 and 800 spaces respectively.

Pending the completion of sufficient underground parkingspaces, several vacant lots are used as temporary surfaceparking lots. These currently provide up to 3,000 spaces inthe Traditional City Center and another 3,000 spaces in theeastern section of the Waterfront District with a free shuttleservice.

Traditional City Center Sectors: Conservation Area, Souks, Wadi AbouJamil, Saifi, Serail Corridor, Hotel District, Ghalghoul, and Martyrs SquareAxis. Waterfront District Sectors: A and D.

MoveMove


19


Ziyah Gafic

New infrastructure has enabled the restoration

of heritage buildings and construction

of new developments.

04 : 25pm

***

Urban dynamism pulses by the second

2120

M O U T R A N A N D A B D E L M A L A K S T R E E T SF O C H - A L L E N B Y

Ziyah Gafic

Foch-Allenby forms with Etoile-Maarad

the historic core of the city center, which

incorporates the largest pedestrian zone in the

capital and stands as a prime showcase of

postwar reconstruction.

04 : 24


Ziyah Gafic

Hardscaping, along with street and sidewalk

furniture, paving, and lights are designed

to match the character of each sector.

04 : 23pm pm

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2322

L A Z A R I E H C O M M E R C I A L C E N T E RE M I R B A C H I R S T R E E T

Ziyah Gafic

The 1950s Lazarieh Commercial Center

comprises several blocks around a central

permeable courtyard that links Emir Bachir

Street to Mere Gellas Street.

12 : 24

A L W E H D A A L W A T A N I Y A S Q U A R EE V A N G E L I C A L C H U R C H S T R E E T

Ziyah Gafic

The sloping Al Wehda Al Wataniya Square,

designed by Vladimir Djurovic Landscape

Architecture with water features, includes a

sculpture of the late prime minister Rafic Hariri

by Meguerditch Mazmanian (Russia).

12 : 49pm pm

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2524

F A K H R Y B E Y S T R E E TF O C H - A L L E N B Y

Ziyah Gafic

Stone repair was significant in the Conservation

Area, notable for its faithful reconstitution

of elaborate faades and high-quality

masonry work.

03 : 05

G R A N D T H E A T R EE M I R B A C H I R S T R E E T

Ziyah Gafic

The concept by Rogers Stirk Harbour + Partners

(UK) for the 1920s Grand Theatre proposes to

faithfully reconstruct the faade of the old struc-

ture to its original design.

03 : 51pm pm

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2726

The Waterfront District will comprise a city

park, two marinas, seaside promenades, roads,

biking and jogging trails, and 2.9 hectares

of development land.

S E A S I D E P R O M E N A D EW A T E R F R O N T D I S T R I C T

Ziyah Gafic

06 : 21

Marinas, open views to the sea and mountains, and an80,000 sq m city park the Waterfront District has trans-formed from an area of reclaimed land to the new devel-opment frontier, with gateway projects such as RenzoPianos Pinwheel Project set to bridge the Traditional CityCenter with the sector in the making.

With extensive green areas and distinctive architecture,the Waterfront District haselicited strong investor anddeveloper interest, and landsales to date confirm its po-tential as a prime, multi-useextension to the TraditionalCity Center.

The part of the Master Planthat relates to the 730,000 sqm of reclaimed land was fur-ther elaborated for Soliderein a detailed sector plan com-pleted in 2001 by a consor-tium of American firms ledby Skidmore Owings & Mer-rill (SOM) for urban designand including Sasaki for land-scaping and Parsons Brinckerhoff for transport planning.

The plan recognized Beirut as a prime tourist destinationas well as a regional business center. It therefore imaginedthe district as a city by the water with distinct leisure andresidential areas, and as an extension of the Traditional CityCenters retail and office components, with the high-qualityinfrastructure, amenities, and facilities of a contemporarycosmopolitan hub.

The Waterfront District accommodates a total of 1.7 millionsq m of built-up area (BUA) and is governed by sectors Aand D in the city centers Master Plan, with a developmentdensity higher than that of the Traditional City Center asnearly 60 percent of the land is set aside for public spaceand parks.

Most of these open spaces are in Sector A, which is reservedmainly for leisure, sports, and recreation activities, and com-prises the Beirut (Western) Marina and quayside develop-ment, the 80,000 sq m city park, the Corniche terraces, andseaside park and promenade.

Alternatively, Sector D consists of the development blocksand public domain situated east of the city park, north ofthe historic core and Souks Sector, and west of the BeirutPorts First Basin. This sector incorporates a transitionzone, known as the Pinwheel Project currently under design by Renzo Piano Building Workshop (Italy), whichextends between the Ottoman Wall (part of the old shore-line) and Shafik El Wazan Street and establishes strong

pedestrian and land use linksbetween the historic core andthe waterfront.

As a sustainable, low-energyconsumption developmentarea, the sector encompassesa multi-use district that offersa wide range of commercialand retail space in additionto a special business district,marina, leisure attractions,hotels, and extensive residen-tial developments. Strict de-sign criteria have been form-ulated regarding the mainstreet and boulevard front-ages. View corridors aim to

preserve open sea and mountain views.

Most developments in the sector are of medium density,with structures on park and sea frontages limited to 40 min height while frontages on the Mount Sannine viewcorridor will reach 52 m in height. Some twelve high-risedevelopments are planned at distinct locations that willendow them with 360-degree views of the city, sea, andmountains.

While Laceco Architects & Engineers (Lebanon) is expectedto deliver a detailed infrastructure design by the end of2012, with execution planned for completion withinthree to four years, and in response to increasing investorinterest, an urban design study is underway to formulatea coherent phasing strategy and determine the best cri-teria to apply to land-use, building massing, and publictransport proposals. These criteria will take into accountthe main conclusions of the sustainability guidelines,wind modeling, and solar studies that Solidere has initi-ated to achieve its ambitions for the Waterfront District.

Towards theMediterraneanHorizonWaterfront District

***

Move

pm

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Ziyah Gafic

Environmental reclamations, harbor works,

and sea defense installations to international

standards were carried out in creating the new

Waterfront District.

06 : 17pm

Move

***

***

Transport StrategyComprehensive Study

With the increase in investor interest for developmentsin the Waterfront District, Solidere commissioned OveArup International (UK) to undertake a study and adviseon multimodal transport requirements for the districtand to deliver an area-wide transport strategy. The studytakes into account environmental considerations andadvises on suitable infrastructural provisions.

Ove Arup International built a Base Year Vissim micro-simulation model, a multimodal traffic flow simulationsoftware for cities, which assesses the impact of gener-ated trips from developments in the Waterfront District,and produced a car parking strategy that will benefit allusers accessing the area.

A strategy was also developed to complement the proposedland uses and provide pedestrian connectivity between keyareas in the Traditional City Center and the district by im-plementing green corridors running north to the Corniche,east to the Port First Basin and future Eastern Marina, andnortheast toward the view of the mountains.

Additional work is currently being carried out to assessthe potential of introducing pilot public transport projectsto the district, as a stepping stone towards a more com-prehensive citywide strategy that will be proposed to therelevant authorities.

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Ziyah Gafic

The sea defense system is made of a unique

caisson structure that is limited to 5.5 m above

sea level to protect the view from deep within

the city center.

05 : 52


Ziyah Gafic

The city center is opening its horizon toward

the Waterfront District and the

Mediterranean Sea.

05 : 51pm pm

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3332

B E I R U T M A R I N AW A T E R F R O N T D I S T R I C T

Ziyah Gafic

Beirut Marina has enhanced the Mediterranean

lifestyle of the waterfront area and, along with

the planned Eastern Marina maintains the citys

long history as a maritime gateway.

05 : 21

B E I R U T M A R I N AW A T E R F R O N T D I S T R I C T

Ziyah Gafic

Residential buildings, juxtaposed with office,

retail, and hotel space, compose the skyline of

the fast developing medium and high-density

Hotel District overlooking Beirut Marina.

05 : 16pm pm

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3534


Ziyah Gafic

Part of the development of the waterfront area

focused on creating a spine that links the

Traditional City Center to the terraced

seaside promenade.

06 : 38

C O R N I C H E R O A DW A T E R F R O N T D I S T R I C T

Ziyah Gafic

The waterfront Corniche has become a meeting

point for families and exercise enthusiasts

with its bike lanes, walking paths,

and jogging trails.

06 : 20pm pm

*** ***


3736

Conversation with Renzo Piano

Pinwheel Project and Martyrs Square

***

You often say that places talk to you. What did Beirutsay to you? How did you connect with the city?

Yes, I do say that places talk to you. In Beirut, the most

important elements that have a vocabulary are the light

and the Mediterranean Sea.

I was born in Genoa on the Mediterranean, which is a cen-

ter of life in quite a few countries: France, Spain, Egypt,

Turkey, Greece, Italy, and many others. When you think

about it, you realize that this body of water has been a hot

bed of cultures for thousands and thousands of years.

These cultures all feed on the same kind of essence light,

vibrancy, and joy. It is a sense of lightness.

In my opinion, what the Mediterranean says about the

sense of lightness is not only physical; it is also mental.

When I say the Mediterranean, I dont only mean its smell

or sound. I also mean an attitude. There is a dreamy aspect

that comes from the presence of water.

Beirut first speaks to me about the sea, and then specifi-

cally about the Mediterranean. As a city at its most eastern

edge, its sounds and feelings are somewhat Eastern. In

my imagination, it is Eastern.

Martyrs Square holds a symbolic significance in theLebanese national consciousness: it is a multilayered his-toric, social, and political environment. How does yourvision for the square reflect this multilayered symbolism?

Martyrs Square is a place of civilization. In Italian, citt(city) and civilt (civilization) carry the same meaning.In English, they do not. Martyrs Square is the symbol

of civic life, civic pride, and civic identity. That is why

you can feel that the place has a lot of passion.

It is also a place of evidence. When you look at old post-

cards, you see how the square was once filled with small

carriages and palm trees. The old postcard image is not

merely romantic; it says that this place is the heart of

the city.

You know, very often cities grow from piazzas, the empty

space, which is more important than the built environ-

ment. The piazza is a natural place where urbanity is

formed. Urbanity is a great sensation because it is about

coming together and sharing experiences. The piazza is

the archetype of this as it is static rather than dynamic.

It is where people meet, spend time, and share experi-

ences and where in some way differences disappear or

tend to disappear.

The Lebanese understand the importance of bringing di-

versity together. As architects, we have to recognize the

importance of a piazza as a meeting place where diversity

becomes an opportunity rather than a problem. Part of

our duty is to find ways to bring diverse cultures together.

I think Martyrs Square is somewhat a merging of differ-

ent roads. It will remain in the life and spirit of Beirut as

a meeting place forever because it is the place where you

feel a sense of belonging to the city. It is a political place,

where the meaning of political is polis.

You know the word politika (politics) comes from theword polis (city) two words that have grown quite apartin meaning over time so that no one is able to make a

connection between them. Essentially, politika and polisare the same. Their origin is Greek, dating back to when

an elected person in Greece had to promise: I shall give

you back a more beautiful Athens than the one you gave

me. It is the ability to look after what is common to the

people, meaning the city: the polis, the community.

Our scheme conceives Martyrs Square as a sequence of

spaces that move from the city to the sea. It starts at the

southern end of the square and moves north past the fa-

mous martyrs sculpture (Martyrs Statue) and northward

through the archeological site the Petit Serail and the

Ancient Tell to the water, the DNA of Beirut. All in all,

it is around half a kilometer. I totally believe that this

perspective must not be interrupted with anything built

and that we should not take away the soul of the square,

what it was and what it should remain.

Our aim is to keep the sun and the light on the square.

In that regard, we have to maintain the developments

around it at low rise. At ground level around the square,

we have aimed to design functions that will feed the life

of the piazza: restaurants and public spaces, including

a major cultural building. Piazzas are great because they

breed a lot of public functions around them. They feed

public life: this is the sense of the entire project.

Martyrs Square marked a demarcation line betweenEast and West Beirut during the civil war. Some urban-ists draw parallels between Beiruts Martyrs Square andBerlins Potsdamer Platz. What is your take on the com-parison of these two sites of demarcation?

Potsdamer Platz became a demarcation line after the Sec-

ond World War in 1945, and the Berlin Wall in the middle

of the piazza was built in 1961 at the beginning of the Cold

War. The wall is probably the most cruel, terrible invention

that anyone could have done separating a town in half.

When the wall came down in 1989, it was liberation.

I will make a reference to Berlin, but not necessarily to

Potsdamer Platz being divided or not divided, because

that division was artificial. It was a pure political perver-

sion. I look at it in the sense that Beirut is a martyr city.

Having worked in many, I know martyr cities. My def-

inition of a martyr city is a city that has been suffering.

Berlin is one, Sarajevo is another. They are very different.


3938

A martyr city such as Berlin, Sarajevo, and Beirut is

based on diversity. The latter two especially are a mix of

different cultures, different religions.

I was very touched two or three years ago when I was on

Martyrs Square around Christmas time. Church bells

were ringing, which is the typical sound of Christmas, and

then when the bells stopped ringing, we heard the sound

of the Muslim prayer. This mix reminded me of Sarajevo,

another place where the sounds and rituals of the city be-

long to different worlds that come together. Potsdamer

Platz is a completely different story, which began merely

as a roundabout, a circulation point that turned famous as

it became the martyr of the city, the place that was divided.

What about the Pinwheel Project? It stands in the wateras a gateway to the new Waterfront District and a linkbetween the historic and contemporary parts of the city.What is your philosophy of the site and context?

The project we are developing is in the water. It is not

just by the water, the land was water, and so water is an

essential part of the project.

Beirut is not far from the sea, but by adding a new

extension to the city on the north side, the reclaimed Wa-

terfront District, we have to carefully plan how water en-

ters the city and stays there. Water has to be essentially

visible; you should see and feel the water.

The Pinwheel, a name that relates to the original form of

the site, is actually the joint or connection between the old

world and the new continent. Our plan envisions a

canal that runs through the project so one can feel the

water that borders the new continent. That is the reason

we are bringing water in canals along the Ottoman Wall,

part of the old shoreline. We want to give the Pinwheel a

strong public identity (see page 119).

While the ground floor of the project is a vista where water,

perspective, and light interplay, the building never takes

possession of the ground. The buildings float above the

ground, so the ground floor has to be very transparent. Of

course you have the interior design, the lifts, and the stairs,

but no opaque function, no storage, and no parking, so

that you see through to the gardens that are essential to

the project. It is the vision of nature and water invading

the built environment.

We learned a lot about the rich flora of this region at the

American University of Beirut. We concluded that we

could have a botanical, Babylonian, or suspended gardens

on the podium roofs of the Pinwheel development to give

a sense of unity to the project and confirm its position as

the connection or the joint between the old and the new

continent. It is a seasonal rendezvous with water, plants,

and color.

In essence, the Pinwheel has a sense of lightness, levitas of levitating above ground, and you have to be able to

see through everything with water all around. It is nature

at ground level and on the rooftops.

You say water is the DNA of Beirut. You plan to linkMartyrs Square to the water, and the Pinwheel Projectrises from the water. Why is water so important to theseprojects?

It is a deep seeded memory. For me, water is not romantic;

it is part of our skin. It is essential because it makes things

beautiful.

Water is like time. I once met Joseph Brodsky, winner of

the Nobel Prize for literature in 1987. He used to say that

water is the image of time. It is true. Time makes things

belong to you, water makes things more intense. We are

talking about cities of course, but it is true for many other

things.

I will reiterate that water is a main factor in our scheme.

The true sense of lightness that you will feel and breathe

in our project arises from the fact that we are in a Mediter-

ranean city at the crossroads between Europe and the

East. It is something that has been in my imagination and

dreams since I was a child, the eastern part of the world.

R E N Z O P I A N OZ A I T U N A Y B A Y

Ziyah Gafic

It is Mediterranean, but it is breathing some-

thing different, something that has been in my

imagination and dreams since I was a child,

the eastern part of the world.

06 : 58pm

***

41

02

CongregateCivilizations come and go, but it is the ancient legacy of maritimemercantilism that has held the communities of the Beirut penin-

sula together for generations. The tradition of conviviality enlivens sidewalk cafes, rooftop soirees, bayside boulevards,

gardens, plazas, public monuments, sites of worship, art centers, and museums.

People gather around culture.

People gather around culture

M O M E N T U M O F P L A C E ,

P E O P L E I N M O T I O N :




4342

Outdoor escapes are integral to the full

experience of the city center and are intertwined

with the greater urban vision.

A B D A L L A H B E Y H U M S T R E E TF O C H - A L L E N B Y

Ziyah Gafic

03 : 53

From families biking along the seafront promenade tofriends toasting to the sunset over dinner at the ZaitunayBay esplanade, people are drawn together by the land-scaped plazas, gardens, and pedestrian areas that inter-twine to form threads of the Beirut city center fabric.

Beirut city center is home to thousands of rooms with a view: the mountains in the distance, the expanse of the Mediterranean Sea, openspaces, urban corridors, andcultural wonders. With plansfor around 60 landscaped gar-dens, plazas, pedestrian areas,seafront promenades, and acity park, the outdoors are al-ways beckoning and alwayswithin reach.

The list of gardens, squares,and pedestrian promenadesthat have been completed andopened to the public growsyear after year. For example,the Roman Baths have be-come a popular site for open-air concerts; Etoile Squareand its regenerated cobblestone arteries have attractedcrowds for over a decade; Saifi Square forms the center ofan urban village; and Ajami Square in Beirut Souks bus-tles alongside a weekly farmers market and childrensscience museum.

Three new outdoor public spaces were added to the listin 2011. On Uruguay Street, a U-shaped pedestrian areasurrounds three sides of a restored building adjacent tothe Samir Kassir Garden. The design by Imad GemayelArchitects (Lebanon) is inspired by the keys of a piano,hence his idea for naming it Piano Plaza. Of relativelysmall width, the plaza is dedicated to open-air seating andpedestrian activity that are extensions to the ground levelcommercial spaces, which have been leased to pubs andrestaurants. Uruguay Street and the plaza have quicklybecome a hub of after-work and nightlife activity.

The two other spaces inaugurated during the year are Zey-touneh Square and Gebran Tueni Memorial. The formerwas designed by Gustafson Porter Landscape (UK) as partof a sequence of interconnected public spaces to create apromenade along the citys original sea boulevard, the Old

Shoreline Walk. The memorial on Weygand Street wasdesigned by Vladimir Djurovic Landscape Architecture(Lebanon) to offer a space for tranquility and reflection.

As a city by the sea, Beirut also has many venues thatcater to outdoor activity enthusiasts. The waterfront Cor-niche has become a meeting point for families and exer-cise enthusiasts with its bike lanes, walking paths, and

jogging trails. While waitingfor construction to begin, theempty plots have served asideal locations for outdoorconcerts, hosting artists fromthe world over.

Boat aficionados also findberth in the city center. BeirutMarina, now in its tenth sea-son, can accommodate 204boats, ranging in size from 5to 65 meters and currentlymoors 176 boats. The marinahas brought an element ofthe jet set lifestyle to the water-front area. As for the EasternMarina, a preliminary detailed

design by Cowi (Denmark), the international marine struc-tures consultancy firm, is currently under review.

Overlooking Beirut Marina, Zaitunay Bay is the most pro-minent outdoor venue to open in 2011. With its panoramasof Lebanons Mount Sannine to the north, the bays quay-side restaurants and retail outlets have fast become a cen-ter of activity (see page 115).

These outdoor escapes are integral to the full experienceof the city center and are intertwined within a greaterurban vision. As an essential aspect in urban regenera-tion, each plays a role in enhancing the beauty and theenvironmental quality of the area, and each forges aspecial relationship with the growing community of res-idents, workers, and visitors.

Sites ofAssemblyOpen Spaces

***

Congregate

pm

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44 45

E T O I L E S Q U A R E

Ziyah Gafic

Excavations under the St George Greek

Orthodox Cathedral uncovered eight layers

of archeological remains from the Hellenistic

period to the present. They are now

incorporated in the Crypt Museum opened

to the public in 2010.

05 : 29

***

Gustafson Porter on Zeytouneh SquarePermeable Public Space

Our projects in Beirut seek to redress the balance of thecity, creating permeable spaces and links for pedestrianactivity that are flexible in use between day and nightand from season to season. We are inspired by the archeo-logical and architectural heritage of the country, whichhas generated an innovative approach and influencedthe design of facilities required by a contemporary city.

The latest of our projects to be completed in Beirut citycenter is Zeytouneh Square in Mina El Hosn, which isconceived as a relaxation and gathering place for nearbyoffice building tenants, neighborhood residents, andvisitors, as well as a platform for community events.

The innovative open-space concept, unveiled in August2011, features bold black and white pavement patternsthat create a fractal landscape and accentuate the sitesterraced levels. It includes pools, a water channel, sprayfountains, stone benches, and a bridge that links theterraces planted with flowering trees.

Zeytouneh Square is part of the Shoreline Walk, a seriesof interconnected public spaces along the citys oldshoreline that we are designing and for which we werethe category winners in Future Projects Landscape, atthe World Architecture Festival in Barcelona in Novem-ber 2011. The Shoreline Walk was conceived to create apedestrian route that straddled the old and new cityboundaries between the medieval street layout of theold city and the engineered grid of the new reclaimedarea. It is located between memories and aspirations,between activities that made a connection to an organiccoastline and a new contemporary landscape.

Gustafson Porter Landscape (UK): Harbor Square; Old Shoreline Walk: All Saints Square, Santiyeh Gardens and Promenade, Shoreline Gardens,Zeytouneh Square; Hadiqat As-Samah (Garden of Forgiveness)

***

Vladimir Djurovic on Gebran Tueni Memorial A Meeting Point for Generations

The Beirut city center Master Plan has placed emphasison green areas and public spaces as a means to promotecivic interaction, culture, and a healthy lifestyle. In ouropinion, these rare and sacred spaces must serve oursociety today and tomorrow as they become importantdestinations and meeting points within the city fabric.We have endeavored to meet this objective and havebeen rewarded for our efforts. For example, in 2007, wereceived the Aga Khan Award for Architecture for ourwork on the Samir Kassir Garden.

Our most recent project, the Gebran Tueni Memorial,was inaugurated in December 2011. It was designed totell a story for generations to come. Located across fromTuenis office in the An-Nahar newspaper building, it al-ternates between the symbolic an olive tree to representTuenis roots and the tangible 10,000 river stones in-scribed with his name and date of birth and death, meantto be taken as keepsakes by visitors.

His legacy is highlighted throughout the project with 31quotes extracted from his articles and speeches spanning25 years. Aromatic wild thyme is planted underneath fiveoak trees that lead up to a 9-meter high fiber optic backlitmonolith representing Tuenis 49 years of life. His famousnational oath is engraved on the monolith.

Vladimir Djurovic Landscape Architecture (Lebanon): Mir Amin Square;Gebran Tueni Memorial; Samir Kassir Garden; Al Wehda Al WataniyaSquare

Congregate

pm

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4746


Ziyah Gafic

The 1930s Etoile Square area is marked by its

clock tower, a gift from Lebanese migr

Miguel Abed and designed by Lebanese

architect Mardiros Altounian.

05 : 04


Ziyah Gafic

The Etoile Square area with its regenerated

arteries and charming walkways has been

a haven for families seeking the enjoyment

of outdoor spaces within the city.

05 : 30pm pm

*** ***

4948

T R A B L O U S S T R E E TB E I R U T S O U K S

Ziyah Gafic

Trablous Street is the stage for concerts, festive

events, and children activities and links

the southern part of Beirut Souks to the northern

parts soon-to-open Entertainment Complex

04 : 30

A J A M I S Q U A R EB E I R U T S O U K S

Ziyah Gafic

Beirut Souks Ajami Square hosts a number

of restaurants, which have gradually become

a daily and festive experience for

city center residents and visitors.

04 : 34pm pm

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5150

B A B I D R I S S S Q U A R E

Ziyah Gafic

Inspired by the ancient street that led to the

Roman Hippodrome, Xavier Corbero (Spain)

designed, created, and installed basalt

sculptures depicting figures on their way

to the racecourse.

06 : 15

S H E I K H R A G H E B K A B B A N I S Q U A R E

Ziyah Gafic

Old trees were preserved and new ones planted to

help restore, rehabilitate, and conserve the indige-

nous and migrating birds of Beirut city center.

10 : 57pm pm

*** ***

5352

B A N K S S T R E E T

Ziyah Gafic

Banks Street runs parallel to Riad El Solh

Street as they both embrace the early modern

buildings that have served as headquarters

to financial institutions since

the mid-twentieth century.

01 : 42

A B D E L M A L A K S T R E E TF O C H - A L L E N B Y

Ziyah Gafic

Traditional paving, reminiscent

of the 1930s, was installed using basalt

cobblestones in pedestrian streets

and new basalt tiles in vehicular streets.

03 : 46pm pm

*** ***

5554

G E B R A N T U E N I M E M O R I A LW E Y G A N D S T R E E T

Mario Razzouk

The design of the Gebran Tueni Memorial,

alternating between the symbolic and the

tangible, was conceived to tell a story

for generations to come.

03 : 40

Z E Y T O U N E H S Q U A R EH O T E L D I S T R I C T

Mosbah Assi

Zeytouneh Squares innovative open-space

concept features bold black and white pavement

patterns that create a fractal landscape and

accentuate the sites terraced levels.

05 : 34pm pm

*** ***

5756

Z A I T U N A Y B A YW A T E R F R O N T D I S T R I C T

Ziyah Gafic

Serviced by valet parking and a 400-space

car park, Zaitunay Bay has welcomed over 3,000

visitors per day in the first six months

since its launch.

06 : 59


Ziyah Gafic

Festivals and open air activities are planned for

2012, followed by the inauguration of the yacht

club building in 2013, which includes

53 state-of-the-art serviced apartments.

05 : 55pm pm

*** ***

5958


Ziyah Gafic

The rich culinary, leisure, and retail scene adja-

cent to the water offered a new entertainment

destination and created a number

of employment opportunities.

04 : 15


Ziyah Gafic

A year-round haven of work, leisure,

social, and cultural activities has emerged

alongside the city centers Beirut Marina and

Hotel District.

05 : 01pm pm

*** ***


6160

Millennia of Mediterranean history converge in archeo-logical heritage, and today the work of artists, designers,and musicians dazzle audiences throughout the year.

Rebuilding a city and showcasing its 5,000 years of historyis a challenge. The eleven civilizations that have inhabitedBeirut have left their mark in various locations aroundthe city center. Archeological remains, ranging from theCanaanite to the Ottoman pe-riods, have been uncovered,preserved, and well integratedwithin reconstruction efforts.

The Beirut Heritage Trail thatwill be launched in 2012 linksarcheological findings, his-toric sites, and heritage build-ings over a 2.5-km pedestriancircuit. Fifty panels placedalong the trail will provide in-formation and the chance todiscover and engage with thelayered history of the city.

Among the sites are a num-ber of restored mosques andchurches, including the St George Greek Orthodox Cathe-dral on Etoile Square. A few years ago, excavations in thecathedral uncovered eight layers of archeological remainsfrom the Hellenistic period to the present, including thoseof two churches, all of which have been incorporated in theCrypt Museum opened to the public in 2010. The trail alsopasses by the 1925 Beirut Municipality building, MartyrsSquare Axis with its Petit Serail and Ancient Tell, Castleand Harbor squares in the Foch-Allenby area, and arche-ological remains in Beirut Souks.

On the Martyrs Square Axis, two historical and archeo-logical sites will become key components of the plannedBeirut City History Museum: the Petit Serail, built in1881 as the seat of the Ottoman governorate, and the An-cient Tell, which constituted the fortified center of thecity for centuries. The Beirut City History Museum isfunded by the State of Kuwait through the Lebanese Min-istry of Culture.

In Beirut Souks, several archeological sites have been in-tegrated into the landscape including the Mamluk ZawiyatIbn Arraq, the Medieval Wall and Moat, and the Phoenico-Persian Quarter. The latter, a 1,345 sq m site, encompassesthe foundations of a residential quarter from the late sixth

century BC, where merchants resided and engaged inmaritime trade.

Solidere has recently solicited proposals from museolo-gists and exhibition designers for the Phoenico-Persianquarter site museum. Under the direction and supervisionof the Directorate General of Antiquities (DGA), who com-pleted the preservation of the site in 2011, the aim of

the design is to highlight thearcheology and create a multi-sensory experience that is ed-ucational and interactive.

Also under the supervision ofthe DGA, other vestiges pre-viously uncovered such asparts of the ancient RomanHippodrome in Wadi AbouJamil, elements of the ancientharbor in Khan Antoun Bey,mosaics from a first centuryvilla, and many more aroundthe city center have been doc-umented, digitized, and eitherpreserved on site and madeaccessible to the public for

viewing or transferred to the Beirut National Museum.

Bridging between the past and the present, eighteenhistorical and one newly-developed spaces of worshiparound the city center attest to the ongoing spiritual di-versity and richness of the place. Solidere assists finan-cially in the restoration of the historical buildings, with17 in use today, drawing increasing numbers of peoplefrom different communities throughout the year andon special occasions.

Culture remains a dynamic and integral element of every-day life, just as it is central to the formation of the urbanfabric, character, and economy of a city. The plannedHouse of Arts and Culture has received sponsorship fromthe Sultanate of Oman through the Lebanese Ministry ofCulture and will offer space for contemporary performingand visual arts to further the development of creativity inthe country.

In the Quartier des Arts in Saifi, art galleries, antiquestores, and artisans have opened their doors against abackdrop of reconstructed and restored traditionalbuildings, winding cobblestone streets, and landscapedcourtyards. Other galleries have taken up residence in

Congregate

Historic Landmarks, Sites for FutureCreativityHeritage, Art, and Culture

***

The City Center Building, also known as the

egg, dome, or bubble, originally designed in

the mid 1960s by Joseph Philippe Karam

as a movie theater, has been used since the

late 1990s, in its current state,

as an alternative cultural venue.

B E C H A R A E L K H O U R Y S T R E E TM A R T Y R S S Q U A R E A X I S

Ziyah Gafic

12 : 01pm

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62 63

the upscale Hotel District and the Waterfront District.Music is also taking its rightful place in the city centerwith the annual Jazz Festival, Fte de la Musique, BeirutChants, and more recently, large scale productions inthe Waterfront District, all of which attract audiencesfrom around the country.

Solidere continues to play an active lead and supportingrole in the creation of artistic programs, museums, andevent platforms that foster Beiruts role as a culturaldestination. It has initiated and provided full supportto the establishment of Portal 9, an Arabic-English jour-nal of stories and critical writing about urbanism andthe city, which will be launched in the second half 2012.The biannual publication addresses the need for a con-scientious debate about architecture, planning, culture,and society in urban contexts across the Middle Eastand the rest of the world.

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Illuminating FaadesLighting Beirut Architecture

When evening twilight breaks, part of the city centershistoric core is transformed into an almost magical place.The buildings urban characters and architectural stylestake on a new life.

Architectural lighting is a premier experiment in perma-nent projection inspired by theatre spotlights to illuminatethe faade of a mix of heritage and contemporary largeurban scene. Through the use of gradients and accents oflight, projectors have been developed especially to transmitthe image of each building onto itself, with great attentionto architectural detail. Unlike conventional lighting, fix-tures are placed on rooftops facing lit buildings, safeguard-ing masonry work on faades. Thus, architectural legacyremains unspoiled.

The result is an illuminated nightscape that makes all ofthe different structures part of a unified fresco enrichedby the strong personality of each faade. The concept ofprojection also offers versatility as it is possible to changethe image of the urban area, transforming the city centerinto a lively platform for creative expression.

The technology of the system is energy efficient. It usessignificantly less electricity than conventional lightingsystems that produce similar results. It also allows per-fect control of light emitted by the projectors, such thatthe citys starlit sky is preserved, as the lights are confinedto the faades, without any waste.

In May 2012, Solideres Lighting Beirut Architectureproject was one of fifteen winners of the InternationalLighting Design Awards and one of seven who earnedAwards in Excellence during the 29th Annual Interna-tional Association of Lighting Designers held in LasVegas, USA.

The award-winning project represents the first step inan evolving public area lighting master plan for the citycenter. One of the plans objectives is to create an annualfestival of light, emphasizing public space, outdoorlifestyle, modern architectural landmarks, and heritageassets (archeological sites and historic buildings).

Lighting Concept and Design: Light Cibles (France)Building Survey Process: DIAP (France)Fixture Provider and Installer: Mamari Frres (Lebanon)Fixture Developer and Manufacturer: Lampo (Italy)

CongregateA L O M A R I M O S Q U EE T O I L E - M A A R A D

Ziyah Gafic

Al Omari Mosque is one of the first buildings

to be restored, with attention to architectural

details, stone masonry work,

and wood craftsmanship.

01 : 17pm

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S T G E O R G E M A R O N I T E C A T H E D R A LE M I R B A C H I R S T R E E T

Ziyah Gafic

St George Maronite Cathedral was restored and

its looted works of art recovered, including the

famous painting by Delacroix representing the

cathedrals patron saint.

11 : 05

E M I R M U N Z E R M O S Q U EE T O I L E - M A A R A D

Ziyah Gafic

The Emir Munzer Mosque, also known as the

Nafoura (fountain) Mosque, features eight

Roman columns in its courtyard.

01 : 59am pm

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S T G E O R G E M A R O N I T E C A T H E D R A LE M I R B A C H I R S T R E E T

Ziyah Gafic

The reconstruction of the St George Maronite

Cathedral by restorers, stone conservators,

and crafstmen was faithful to its Neoclassical

design, originally inspired by the

Basilica di Maria Maggiore in Rome.

11 : 20

S T G E O R G E M A R O N I T E C A T H E D R A L A N N E XE M I R B A C H I R S T R E E T

Ziyah Gafic

Lebanese from around the country have been

increasingly drawn to the city centers places of

worship and historic landmarks.

11 : 33am am

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S A M I R K A S S I R G A R D E NW E Y G A N D S T R E E T

Ziyah Gafic

Samir Kassir Garden, designed by Vladimir

Djurovic Landscape Architecture, provides

a serene and contemplative landscape with

a statue of the late journalist by

French sculpture Louis Debr.

05 : 26pm

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M A R T Y R S M O N U M E N TM A R T Y R S S Q U A R E A X I S

Ziyah Gafic

04 : 27pm

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The bronze sculpture, the work of Italian artist

Renato Marino Mazzacurati, was restored yet

kept riddled with bullet holes.


71

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Around Contemporary ArtBeirut Exhibition Center

In its effort to enhance the city center as a cultural desti-nation, Solidere inaugurated the Beirut Exhibition Centerin 2010, a 1,200 sq m space dedicated to promoting anddeveloping greater recognition and appreciation of con-temporary art throughout Beirut and the region. The non-profit space provides a collaborative environment for artmuseums, galleries, artist collectives, and cultural institu-tions. Exhibitions are drawn from artists projects createdon site, collaborations among galleries, traveling museumshows, and a full calendar of public art programs.

The structures design by L.E.FT (US) conveys its use asthe mirror faade reflects the continuously changing land-scape in the Waterfront District, turning the city into awork of art, an abstract impressionist painting in motion.

Six exhibits were organized in 2011 and attracted over16,000 art lovers, critics, and media representatives. Theprogram included Parcours, a review of paintings fromthe different periods of Samir Khaddajes career; Zen-degi, showcasing the works of twelve Iranian artists whoinvestigated and interpreted diverse themes and current issues; Rebirth, a collective exhibition of 49 Lebanese artiststhemed around the rebirth of Lebanon and Beirut; Burn-ing, featuring Jean Boghossians recent works on paper andcanvas; Retrospective, displaying Salwa Raouda Choucairsmajor pieces over seven decades; and Art in Iraq Today,presenting works in varying methodologies of artists whoare united by their experience of exile.

To further its cultural agenda and heighten artistic aware-ness, BEC launched in early 2012 a series of workshopcycles, where children between 7 to 12 years of age learnabout art forms and styles and explore their own creativity.

CongregateB E I R U T E X H I B I T I O N C E N T E R

W A T E R F R O N T D I S T R I C T

Ziyah Gafic

The mirror faade designed by L.E.FT (US)

reflects the continuously changing landscape

in the district and turns the city into an abstract

impressionist painting.

05 : 22pm

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03

PauseFrom dawn to dusk and into the wee hours of the night, the city is on the move: business at brisk speed, people circulating, traffic rolling, nightlife booming. But urban dynamism

lulls in moments of calm. Stillness suspends the tempo of the city.

Stillness suspends the tempo of the city

M O M E N T U M O F P L A C E

P E O P L E I N M O T I O N




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Hospitality venues are part of the social and

economic process in the development of an

urban area.

Elegant hotels and exquisite cuisine distinguish the joiede vivre in Beirut, where the worlds most inventiverestaurateurs, chefs, and hoteliers carry on the Lebanesetradition of refined living.

The development of hospitality venues, from hotels torestaurants, is part of the social and economic processthrough which urban areas are transformed into residen-tial, business, and leisure des-tinations, creating a renewedcity center for quality living.

The plan for Beirut city centerhas been driven by the need tocreate a space for people to interact. Given the prevailingmoderate climate, the cityshospitality venues are able totake advantage of outdoor ter-races, vertical gardens, andseaside destinations.

Hotels, cafes, and restaurantsblossom alongside the bur-geoning office and residentialneighborhoods. Several ho-tels, including the Monroe, Ramada, and Four Seasons,have opened their doors in the modern Hotel District fac-ing Beirut Marina. Others, such as Le Gray, have estab-lished themselves at other poles of the city center.

The Etoile-Maarad and Foch-Allenby areas were the firstto become destinations for daytime and nighttime enter-tainment and recreation. They were joined in 2010 byBeirut Souks, an architectural marvel that redefined andrevitalized the traditional bazaar and provided space fora number of new hospitality venues to flourish.

In 2011, Zaitunay Bay quayside restaurants were inau-gurated, and to expand on the strategy of creating furthernodes for social gathering, the Company began to leasespaces to bars and diners on Uruguay Street, adjacent tothe Samir Kassir Garden. With its outdoor seating andpedestrian friendly design, the area has become a primespot in the city centers night scene.

Beirut Hospitality Company (BHC), a hospitality manage-ment entity, was created by Solidere in 2010 to comple-ment and support real estate development and enhanceproperty value in Beirut city center. BHC engages in a rev-enue-generating activity in collaboration with renownedchefs and restaurateurs.

BHC promotes the city center as a welcoming and friendlyplace that builds strong rela-tionships within the commu-nity. It creates venues that arepart of a creative ecology. In2011, the company opened anumber of dynamic cafes andrestaurants.

The company is cooperatingwith French chefs Eric Sinnigand Paul Gardin on threerestaurants: Caf M, locatedon Ajami Square, a cosmopol-itan cafe with outdoor seating,and Relais Foch, at the inter-section of Saad Zaghloul andAbdel Malak streets, a bistroserving inventive and hearty

French cuisine. Both are designed by Dada and Associates(Lebanon). The third venue is Grid, on Sayyour Square, acoffee shop concept marked to become a national fran-chise, designed by Riad Kamel Architectes Anonymes(Lebanon).

The Central Kitchen, located near Beirut InternationalExhibition and Leisure Center (BIEL), provides thethree restaurants ready to cook ingredients, desserts,and bakery products and caters for private parties of upto 1,500 people.

In collaboration with Yannick Allno, the famous 3-starMichelin chef of the Meurice Hotel in Paris, BHC hasopened two destinations. S.T.A.Y on Fakhry Bey Streetfeatures a caf trottoir on the ground level and a contem-porary elegant restaurant on the upper level with a float-ing lounge. Sweet Tea in the Jewelry Souk, a salon de thserving and selling Allnos exclusive pastries, also boastsa rooftop garden lush with vertical green walls.

Pause

Leisure by Night,Al Fresco by DayHospitality in the City Center

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S . T . A . YB E I R U T S O U K S

Ziyah Gafic

11 : 28pm

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In partnership with London and Paris-based Mourad Ma-zouz, BHC opened Momo at the Souks on top of the Jew-elry Souk. Designed by Annabel Kassar & Associs(Lebanon), it comprises a lounge, serving a light menu,and a restaurant offering Moroccan and French gourmetdishes. A garden terrace spans the perimeter and con-nects the two areas.

Finally, in Souk Arwad, Yabani entrepreneurs launchedY, a Japanese restaurant, designed by Riad Kamel Archi-tectes Anonymes (Lebanon).

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Yannick Allno on S.T.A.Y and Sweet TeaA Memorable Experience

As a chef and entrepreneur, all my restaurants in Franceand around the world have concepts. They include Miche-lin-starred contemporary restaurants, serving refined cui-sine and sophisticated yet simple courses, as well assalons de th, and bistros. Because of that, I was contactedby BHC, which is pursuing a strategy of introducing dis-tinctive food and beverage concepts to the city center.

After visiting Beirut to check on available venues, we de-cided to launch Simple Table Allno Yannick (S.T.A.Y), aconcept I had already established in several countries,and Sweet Tea, a new concept to be launched in Lebanon.I was attracted to the positive energy in Beirut Souksand felt it to be suitable for our concepts.

Sweet Tea, located in the Jewelry Souk, reinvents thetraditional tea time and offers pastries as works of art,displayed behind vitrines like precious jewels. The trendycolors of the interior design, along with the vertical gar-den terrace, have elicited an enthusiastic response frompeople who enjoy gathering and indulging in our sur-prisingly light desserts.

The Lebanese are amazingly receptive to new things, andthats fascinating. It makes it easy to introduce a venue likeS.T.A.Y, which is a concept that takes longer to adapt to anew milieu. Also in Beirut Souks on Fakhry Bey Street, itoffers original and simple French cuisine, served in an un-inhibited atmosphere as exemplified by the communaltable, which hosts large groups for a shared meal. Theplace has a lounge area in the form of a boat floating abovethe dining room and a beautiful vertical garden terrace.

The restaurant is beginning to find its place in the mar-ket. While the brand and our approach remain the samein every country, the ingredients, the interior decoration,the people, their tastes, and cultures differ. We have takenour time to learn our clients habits in Lebanon andadapted our formula to their needs.

As in all markets we operate in, food and service qualityare the top priority, and we combine efforts with our col-laborators, local employees, and our own managerial teamto offer an exquisite and memorable dining experience.

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Momo at the SouksNestled within a Hanging Garden

From Paris, London, and Dubai, Algerian restaurateurMourad Mazouz has blazed a successful culinary trailthat led him to Beirut in 2011 with the opening of Momoat the Souks.

Located on the upper level of the Jewelry Souk in BeirutSouks on Imam Ouzai Square, Momo includes a diningarea offering Moroccan and French dishes and a cafelounge area, with a light finger-food menu. Both are nes-tled within a hanging, terraced garden, which allows pa-trons freedom of movement from one section to the other.

While food is the central element to any Mourad Ma-zouz restaurant, interior design and comfort are ofprime importance. With interior architects AnnabelKassar and Violaine Jantet, the restaurateur scouted fleamarkets in Lebanon, England, and France to marry de-signer pieces with vintage furniture and custom-madefixtures in Momo at the Souks. As for the walls, theywere fabricated with a Cordoba leather technique, usingembossed and hand-painted cardboard with leather incertain places. On the terrace, fer-forg furniture andsofas add a homely touch.

The result is an elegant yet laid back atmosphere thetype of design that is timeless, reminiscent of the ele-gance and charm of Beirut throughout the years.

Pause


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Eric Sinnig on Relais Foch, Caf M, Grid, and Central Kitchen Building Loyalty

When I first moved to Beirut about a year and a halfago, my family and I decided to live in Wadi Abou Jamil.We loved the neighborhood, and it was walking distancefrom work, which was perfect. I moved here to be theExecutive Chef of Solideres Central Kitchen, RelaisFoch, Grid, and Caf M. So far, its been exciting, withobvious challenges presenting themselves, most notably,language. Ive started taking Arabic language courses,which should help me build a better relationship withthe clients and the people I work with.

Im still getting accustomed to the local culture, figur-ing out eating habits and adopting new flavors, trends,and ideas. I try to integrate these in the menus. In Re-lais Foch, for example, weve adapted some of ourrecipes to suit Lebanese tastes. It might be as simple asadding a specific spice, adding a zest with a differentflavor. In that way, we remain true to our recipes yet sat-isfy the taste buds of our clients.

Our team is dedicated to understanding the clients bygetting to know them, their habits, and their expecta-tions. This builds loyalty, and I firmly believe that, whenwe are loyal to a customer, they become loyal to us. Loy-alty is a major element of success. This is how we endup with regular customers who have integrated one ofour venues into their daily lives.

Over the past year, I have been able to differentiate be-tween the lunchtime clientele and the evening clientele.At lunch, we usually have quite a few business lunches:quick, healthy, and consistent. They want a tasty sand-wich, a light salad, or a healthy main dish, sometimescaving in to one of our reinvented desserts. They usu-ally stay

solidere annual report 2011: city in scenes

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