Kigali Sub Area Plans

S C H E M A T I C D E S I G N

R W A N D A

I N T R O D U C T I O N

o z a r c h i t e c t u r e . e r a . e d a w. t e t r a t e c h . w i n s t o n a s s o c i a t e s
JUNE 2010

1A_Introduction.indd 1 6/21/2010 2:39:28 PM

 EXECUTIVE SUM M A RY

T H E P L AN N IN G PROCESS
PRO JEC T INIT IAT ION
This report culminates over one and one-half years of work on four Kigali Sub Areas
by the OZ Architecture Team and the City of Kigali Planning Office. Building
on previous OZ work, (which produced the Kigali Conceptual Master Plan and
its ratification by Parliament in summer 2008), the City decided to undertake site
specific planning for four Sub Area sites in Kigali. In August 2008, the Mayor of
Kigali, Dr. Aisa Kirabo Kacyira, invited the OZ Architecture Team to Kigali to
initiate the study. The sites are located in:
• Rebero Sector, Kicukiro District. 76 Ha
• Kimihurura Sector, Gasabo District. 89 Ha
• Kinyinya Sector, Gasabo District. 205 Ha
• Sub Area Masaka Sector, Kicukiro District. 4500 Ha
S UB ARE A P L A N N IN G P RO C E SS
The Planning Process for the four Sub Areas included three major Tasks:
TASK I: RECONNAISSANCE
• September 2008: Team Trip with Planning/
Urban Design, Engineering, Landscape
Architecture and Economic Consultants
• Reconnaissance and collaboration with Surbana
Corporation, Peter Rich and Associates
Architects, and City of Kigali Planning,
Infrastructure, and Economic staffs
• November 2008: Submission of Task I Report:
Reconnaissance
TASK IIA: EXISTING CONDITIONS/
OPPORTUNITIES AND CONSTRAINTS
• February 2009: Team Trip with Planning/
Urban Design, Engineering and Economic
Consultants
• April 2009: Submission of Task IIA Report:
Existing Conditions/Opportunities and
Constraints
TASK IIB: CONCEPTUAL PLANNING
• February-May 2009: Draft Report on Conceptual
Planning
• May 2009: Electronic Submission of Plans
• September 2009: Team Trip, Conceptual Plan
Presentations and Workshops with City of Kigali
Staff, MININFRA and Stakeholders
TA SK IIC SC HE MATIC P LANS
This report, plus additional hard and soft copy support material encompass the
remaining deliverables for the Sub Area Planning project. They include:
• Task II C Report: Kigali Sub Areas Schematic Plans (this report)
• Official Infrastructure Engineering documents (shown illustratively in this
report) submitted in both hard and soft copy.
• Cost Spreadsheets. In addition to PDF versions of Infrastructure Cost spreadsheets
in Appendix 3, cost estimates in working Excel spreadsheets will provide an
ongoing tool for decision-making. The assumptions in these spreadsheets are
transparent and easily changed based on updated cost information, changing
exchange rates and economic assumptions and to run sensitivity analyses for
alternative policies.
• The 3D Animation tool is included in the deliverables for use by Kigali staff for
presentations and public education.
Kigali Sub-Area Planning
HO W T O U S E THIS D O CUMENT
R W A N D A
This document includes seven chapters and four appendices.
Task 2A: Existing Conditions/Opportunities & Constraints
Kinyinya, Kimihurura, Masaka, Rebero
• The first three chapters, Introduction, Sustainable Urbanism, and Municipal
Financing, address issues of concern to all four Sub Areas.
• The second four chapters address each Sub Area individually, (Rebero, Kimihurura,
Kinyinya and Masaka) including sections on Vision/Programming, Site Plan,
o z a r c h i t e c t u r e . e r a . e d a w. t e t r a t e c h . w i n s t o n a n d a s s o c i a t e s

April 2009
Infrastructure, Design/Development Guidelines and Site Specific Municipal
Financing.
TASK IIC: SCHEMATIC PLANNING • The Appendices address issues of concern to all four sites, including: Affordable
• September 2009: Team Trip Housing, Environmental Treatment Zones, Infrastructure Costs, Rwanda
with Planning/Urban Design,
Innovation Center.
Engineering, Landscape
Architecture, 3D Animation, and
Economic Consultants The report is designed to be used in two ways.
• Guidance from client and
stakeholders
• September 2009-Jannury 2010: 1. For users who are concerned with all four sites, it can be printed (or made available
Schematic Planning and Task II C
Report electronically) in total.
• January 2010: Submission of 2. For users who are interested in one site, a site-specific booklet (or electronic copy)
electronic copies of Task II C
Report can be made from Chapters 1-3 plus the site-specific chapter and all Appendices.
• Spring 2010: Submission of Final While each site-specific chapter can also be printed independently, it is advised
Schematic Plans that supporting chapters are included as they provide important background for
FIGURE 1: MAYOR KIRABO-KACYIRA gives direction on planning for Masaka
Sector. each site.

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1A_Introduction.indd 2 6/21/2010 2:40:11 PM


S U B AREA PLAN S SUM M AR I ES
REBERO
The Rebero Sub Area is a 76 Ha site located at the top of Rebero hill approximately
1.5 km south of the Kigali City Center. The program for this site is focused on Resort
and Conference Center uses surrounding the existing Juru Park with an adjoining
Neighborhood Center. The Development Program includes a range of hotel sites
from high to low density providing over 1400 hotel rooms, over 500 residential
units and 10,000-15,000 square meters of commercial space. The design of this Sub
Area emphasizes preservation and enhancement of the beautiful natural setting by
densification of development; and integration with the existing Juru Park resort
activities there.
K I M I H UR UR A
This 89 Ha Sub Area, centrally located in Kigali at the Kimihurura Roundabout,
is envisioned to become the Gateway to Kigali from the Kigali International
Airport. The focal point of this Sub Area is a High-Density Mixed-Use Commercial
Center that links to the new Kigali Convention Center, frames and celebrates the
Roundabout, and provides an animated pedestrian promenade. The Development
Program includes over 220,000 square meters of commercial space, 1500 hotel rooms
in a hotel park, a Residential Neighborhood with over 800 dwelling units, as well
as several interlocking parks and greenways. It also includes a park at the southern
end of the site that could become a key sports or recreation facility for the City of
Kigali.
1A_Introduction.indd 3
I N T R O D U C T I O N
KI G A L I S U B A RE A P L A N N I N G
K IN YIN YA
This 205 Ha Sub Area, located approximately four km northeast of the Kigali City
Center and due north of Kimihurura and the rapidly growing Nyarutarama, is
envisioned to become the Town Center for surrounding neighborhoods, including
Nyarutarama, Gisozi, Batsinda and the new Surbana Kinyinya project. It is
envisioned to become a prototypical Sustainable Urbanist town, with a strong youth
and family-oriented focus. It is designed provide commercial and civic services to
all surrounding residents as well as a retail market of close to 400,000. Kinyinya
Sub Area includes a major Mixed-Use and Civic Center, an Education Complex,
and eleven Neighborhoods, with a projected population of 30,000. The Sustainable
Infrastructure component includes two multi-modal Transit Centers, a Transit
Corridor, Green Streets and Environmental Treatment Zones. The Development
Program includes over 200,000 square meters of commercial space, over 8000
dwelling units, and eleven Neighborhood Centers with primary schools, health and
other social services. It has two secondary schools and one post-secondary school, as
well as shared Sports/Recreation Center and Performing Arts Center, and several
other civic buildings situated amidst several interlocking parks and greenways.
MA S A K A
The Masaka Sub Area Plan scope is unique in that it is much larger than the other
sites with two levels of planning: one at the 4500 Ha Sector-wide scale and one at
the local district scale of about 75 Ha. The Sector Plan, accommodating 290,000
population includes the New Masaka City Center, existing Masaka Town, and four
new Towns), as well as more detailed urban design for a Prototype District of the New
City Center (shown here). The projected populations for these different areas are:
170,000 for the New City Center, 40,000 for Masaka Town, and 20,000 for each of the
new Towns. The Prototype district accommodates approximately 30,000 population.
Like Kinyinya, it exemplifies many aspects of Sustainable Urbanism, with a Mixed-
Use Core, eight Neighborhoods with Neighborhood Centers, extensive Open Space/
Greenways, and maximum use of Sustainable Infrastructure. The existing Masaka
Town plan highlights a Medium-Density Mixed-Use Core surrounded by residential
Neighorhoods, a Medical/Research Center and a light industrial Innovation Center.
This element will be located adjacent to the new international rail line and promote
strong agro-industrial economic development for the entire Sector.
I NTRODU C TI ON 1-3
6/21/2010 2:40:15 PM
 SUSTAINABLE U RB A NISM & TH E S MA RT C OD E
SU STA IN A BLE U R BA NIS M
An overarching theme for design and planning of the Sub Areas
in this project has been the principle of Sustainable Urbanism.
Drawing on the national policy statements such as Vision
2020 that emphasize sustainable development in general, this
approach is recommended as it best interprets national policy
goals such as leadership in environmental protection, concern
for social equity, and multi-scalar economic development in
the urban setting. This approach undergirds the physical land-
use, socioeconomic, infrastructure and municipal financing
aspects of the Sub Area Plans.
A seminar on Sustainable Urbanism was presented during
the team trip in September 2009, introducing basic concepts,
showing how these were applied in the Sub Area Plans, and
demonstrating strategies for how staff can continue to ensure
their application in the future. In this report, the seminar has
been consolidated in written form in Chapter Two: Sustainable
Urbanism. It (and the PowerPoint Presentation from the
FIGURE 2: A TYPICAL ECOLOGICAL TRANSECT,
used by scientists to describe ecosystem integrity ,
was the basis for new thinking that applied it to urban
planning.
BEACH
OCEAN
1-4 KIGALI S UB AREA PLANN IN G
1A_Introduction.indd 4
Seminar) should be used to help stakeholders, developers and
municipal staff better understand the fundamental principles
of Sustainable Urbanism as implementation proceeds, and to
help promote creative and Rwanda-appropriate interpretations
of the basic principles of Sustainable Urbanism.
It is highly recommended that the concept of Sustainable
Urbanism be interpreted to include both “process” and “design.”
As noted below in “Next Steps,” institutional frameworks,
(such as Boards, Commissions, and local committees), and
legal mechanisms (for example, affordable housing/ownership
strategies) are important complements to physical plans and
engineering drawings. By emphasizing broad participation
in the implementation of the Sustainable Urbanist designs
included herein, the best outcomes will be achieved. Sub
Areas will not only be appropriate and physically attractive for
their residents, but they should support equitable and diverse
communities as well as promote economic development at all
levels that responds to users’ identified needs.
BACK DUNE
SECONDARY DUNE
TROUGH
PRIMARY DUNE
THE SMA RTC O D E that operate across the transect. This approach was used in the
Kigali Conceptual Master Plan., as shown in Figure 4: Kigali
In addition to the Plans and Development Guidelines
Transect.
contained in this report, additional tools will be required to
guide long term development. After the Plans contained herein
As noted on the SmartCode introduction,
are approved and adopted, it will be useful to instate a legal
Zoning and Development Regulation ordinance that codifies The SmartCode is a model transect-based development code
the planning/urban design, infrastructure and public/open available for all scales of planning, from the region to the
space rights-of-way and Development Guidelines contained community to the block and building. The code is intended
for local calibration to your town or neighborhood. As a
herein, as well as any other elements deemed important by the
form-based code, the SmartCode keeps towns compact and
City. rural lands open, while reforming the destructive sprawl-
producing patterns of separated use zoning.
Given the Sustainable Urbanist approach to urban design, it
is recommended that the SmartCode be used as a basis for the Figures 5 and 6 summarize the various transect zones used in
Kigali Sub Area planning implementation, with calibration this report (although Sub Area projects were predominately
of the basic regulatory format keyed to Rwanda-specific located in zones 2, 4 and 5).
conditions. The SmartCode is a generic tool produced by US
urban designers Duany Plater-Zyberk and Company (originally
released in 2003) and others associated with the Congress on
New Urbanism. It incorporates all of the Sustainable Urbanist
principles contained in the Sub Area Planning. As the writers
of the model code point out (www.smartcodecentral.org):
The SmartCode is an integrated land development
ordinance. It folds zoning, subdivision regulations, urban
design, public works standards and basic architectural
controls into one compact document. It is also a unified
ordinance, spanning scales from the region to the community
to the building.
The model code and many other supplementary modules are
readily available as open source “free-ware” on its website
(www.smartcodecentral.org) and can be calibrated efficiently
using appropriate legal and policy consulting to apply it to
Rwanda. (NB: it is imperative that the SmartCode be adapted
to Rwanda specific needs and conditions through a broad
based participatory process. )
The SmartCode starts with the basic premise of the transect,
which was originally developed as a tool to analyze ecological
landscapes and watersheds (see Figure 2). The application
of the transect in urban planning highlights the continuous
range of densities and landscape appropriate design conditions FIGURE 3: SMARTCODE
6/21/2010 2:40:46 PM

RE-FORESTATION
Large areas are set aside to be reforested in order
to promote a return to ecological balance in Kigali
Province. Reforested areas will improve water
quality, prevent erosion, and maintain the scenic
character of Kigali Province. Renewable forest
production activities in these areas such as
agro-forestry, sustainable forestry and wood
production are important sustainable economic
EXISTING FOREST
activities that can occur in this zone. New
Existing forests are protected from being denuded
residential uses are not allowed.
in order to protect wildlife and plant communities in
this zone. Uses are extremely limited, but have the
potential to include the collection of firewood for
energy needs, plants for traditional medicinal uses,
and other types of hunting or gathering. Existing
Forests serve an important ecological role in Kigali,
helping to prevent erosion on steep slopes, and
maintaining the water quality in Kigali watersheds.
New residential uses are not allowed.
FIGURE 4: KIGALI TRANSECT. The Kigali Conceptual Master Plan was based on the Transect Model as it outlined the differ-
ent development densities from top to bottom of a Kigali Hill.
T1 NATURAL
T2
ZONE
FIGURE 5: SMARTCODE TYPICAL URBAN TRANSECT. The application of the transect concept to the Smart Code results
in a continuous range of development categories from least to most dense. This concept outline is then used to detail
development guidelines appropriate for each zone. The beauty of this approach is that it sees the City and Sub Areas across a
range of development zones that facilitate easy and integrated planning (as shown in Figure 6).
1A_Introduction.indd 5
DRY AGRICULTURE
Traditional and commercial agriculture, either in the
form of cultivation of crops or the raising and
grazing of livestock should be the primary use in
this zone. No future population growth should
occur in these areas. Residential uses should be
limited to the families engaged in agricultural
production.
WETLANDS
Areas delineated as wetlands or wetland buffers
should be protected. Wetlands serve an important
ecological, infrastructure, and economic role in
Kigali. Ecological, wetlands reduce erosion and
flooding and provide habitat for birds and other
plant and animal species. Wetlands are the
main-component of Environmental Treatment
Zones (ETZ’s) and help to improve water quality
and treat wastewater in Kigali Province.
Economically, wetlands provide a source of
revenue by supporting various forms of wet
agriculture from sugarcane production to rice
production. Residential uses should not be located
within 20 meters of wetlands.
RURAL
T3 SUB-URBAN
T4
ZONE ZONE
RURAL RESIDENTIAL
Densities in these zones range around 10 people per
hectare or two dwelling units per hectare. This zone
primarily consists of low density residential and
small-scale agriculture and is not well suited for
more intense urban development because of lack of
road access, steep topography and infrastructure.
The residential component of this use is limited and
these areas should remain sparsely populated.
Small-scall agricultural uses are encourage within
this zone, and more large-scale agricultural uses
such as agro-forestery and wet agriculture are
encouraged adjacent to this zone.
GENERALURBAN T5 URBAN CENTER
T6
ZONE ZONE
I N T R O D U C T I O N
KI G A L I S U B A RE A P L A N N I N G
T-1 NATURAL
T-1 Natural Zone consists of lands General Character: Natural landscape with some agricultural use
approximating or reverting to a wilderness Building Placement: Not applicable
condition, including lands unsuitable for Frontage Types: Not applicable
settlement due to topography, hydrology or
Typical Building Height: Not applicable
vegetation.
Type of Civic Space: Parks, Greenways
URBAN CENTER
The Urban Center is a mixed-use zone similar to the
High Density Zone, in building use and size, but with
a concentration of regional public and cultural facili-
ties. In addition to neighborhood facilities for resi-
dents, these facilities might include hospitals, pri-
mary and secondary schools and universities, gov-
ernment buildings, police departments, and recre-
ational facilities such as stadiums. Multi-story office
and retail buildings and in-line retail shops will also
occur in this zone. This zone should occur on tops of
hills on slopes less than 5%. T-2 RURAL
T-2 Rural Zone consists of sparsely settled General Character: Primarily agricultural with woodland & wetland and scattered
lands in open or cultivated states. These buildings
include woodland, agricultural land, grassland,
HIGH DENSITY
Densities in this zone are two-hundred and fifty
people per hectare. Multi-story flats above four
Building Placement: Variable Setbacks
stories, condo developments and low-standing plots
are included in the residential component of the and irrigable desert. Typical buildings are Frontage Types: Not applicable
zone. Parcel sizes for this zone range between 150
and 350 square meters. Residential uses should be
farmhouses, agricultural buildings, cabins, and
balanced with a high amount of commercial and
social services that would serve the entire sector. Typical Building Height:
Primary schools, sector health centers, and
neighborhood sports facilities should be located in
this zone. This zone commonly occurs on slopes less
villas. This zone is also designated for Hotels 1- to 2-Story residential: hotels (High, Medium, Low Density)
in Rebero and Kimihurura.
than 5%.
Type of Civic Space: Parks, Greenways
MEDIUM DENSITY
Densities in this mixed-use zone average around
eighty-five people per hectare or 17 dwelling units
per hectare. Residential uses could include multi-
story flats less than four stories tall, high, medium
and low standing plots on steep slopes are the pri-
mary uses in this zone. Parcel sizes for this zone
range between 350 and 600 sq. meters. Commercial
and community centers with neighborhood social
and commercial services such as pharmacies and
pre-schools should be located at major intersections
and in the center of neighborhoods. This zone com-
monly occurs on slopes that are greater than 5%.
T-3 SUB-URBAN
T-3 Sub-Urban Zone consists of low density General Character: Lawns and landscaped yards surrounding detached single-family
LOW DENSITY
Densities in this mixed-use zone range average
residential areas, adjacent to higher zones that houses; pedestrians occasionally
around forty people per hectare or ten dwelling
units per hectare. This zone primarily consists of
residential with little commercial or industrial uses.
Parcel sizes for this zone average between 600 and
have some mixed use. Home occupations and Building Placement: Large and variable front and side yard Setbacks
1,000 square meters. Housing types common in this
zone range from high, medium and low standing
plots on steep slopes, to rural commercial and
outbuildings are allowed. Planting is naturalistic Frontage Types: Porches, fences, naturalistic tree planting
community centers located at major intersections
and setbacks are relatively deep. Blocks may
Typical Building Height:
and in neighborhood centers. This zone commonly
1- to 2-Story with some 3-Story
occurs on slopes that are greater than 10%.
be large and the roads irregular to
Type of Civic Space: Parks, Greenways
accommodate natural conditions.
T-4 GENERAL URBAN
T-4 General Urban Zone consists of a mixed General Character: Mix of Houses, Townhouses and small Apartment buildings with
use but primarily residential urban fabric. It scattered Commercial activity; balance between landscape and
may have a wide range of building types: but buildings; presence of pedestrians
all are mixed-use multi-family. (Existing homes
Building Placement: Shallow to medium front and side yard Setbacks: Interior courtyards
are grandfathered into this Zone.) Setbacks
and landscaping are variable. Streets with with Community Centers and Gardens
curbs and side-walks define medium-sized Frontage Types: Porches, fences, Dooryards
Blocks. Typical Building Height: Generally 2-6-Stories with a few taller Mixed Use buildings
Type of Civic Space: Squares, Greens, Linear Parks, Neighborhood Centers, Primary
T-5 URBAN CENTER
T-5 Urban Center Zone consists of higher General Character: Shops mixed with Townhouses, larger Apartment houses, Offices,
density mixed use building that accommodate work place and Civic buildings; predominantly attached buildings;
Retail, Offices, Mixed-Use Residential and trees within the public right-of-way; substantial pedestrian activity
Apartments. It has a tight network of streets,
with wide sidewalks, steady street tree planting
Building Placement: Shallow Setbacks or none; buildings oriented to street defining a
and buildings set close to the sidewalks.
street wall
Frontage Types: Stoops, Shopfronts, Galleries
Typical Building Height: Generally 4-8-Story with some variation
Type of Civic Space: Parks, Plazas, and Squares, median landscaping
URBAN CORE
SD SPECIAL T-6 URBAN CORE
ZONE DISTRICT T-6 Urban Core Zone consists of the highest General Character: Medium to high-Density Mixed Use buildings, entertainment, Civic
density and height, with the greatest variety of and cultural uses. Attached buildings forming a continuous street
uses, and civic buildings of regional wall; trees within the public right-of-way; highest pedestrian and
importance. It may have larger Blocks; streets transit activity
have steady street tree planting and buildings
Building Placement: Shallow Setbacks or none; buildings oriented toward the street,
are set close to wide sidewalks. Typically only
defining a street wall
large towns and cities have an Urban Core
FIGURE 6: SMARTCODE TRANSECT ZONE DESCRIPTIONS. CALIBRATED FOR SUB AREAS.
As discussed on the next page, the prototype Smartcode zones were used as a basis for Sub I NTRODU C TI ON 1-5
Area Plan development zones, especially zones T-4 and T-5.
6/21/2010 2:40:51 PM
 TH E SMART COD E
HO W TH E S MA RT C OD E WAS US E D I N T H E S UB AR E A P L AN S.
Several elements of the Sub Area Plans were drawn from
SmartCode Modules, setting the stage for integration into
future SmartCode development. Schematic Planning for each
Sub Area includes Design and Development Guidelines
tables that were drawn (and calibrated) from the SmartCode,
with the intention that this phase of the work would merge
with future phases, including expanded codes and policies. In
addition, road sections and affordable housing material were
also developed using SmartCode modules.
In order to better understand the Development Guideline
tables in each site-specific chapter, definitions of terms used
in each site-specific chapter are shown here. Figure 7 shows
Building Configuration/Stories and Setbacks, corresponding
to Table A in the Development Guidelines. Figure 8 provides
definitions of site Building Dispositions; and Figure 9
defines different Building/Frontage categories. Please refer
to Chapters 4, 5, 6, and 7 Development Guidelines for their
application.
For more detailed information on the SmartCode, please see
the SmartCode module at www.smartcodecentral.org.
T2 T3 T4
Lot R.O.W.
Lot R.O.W.
Max. height
N 3
Max. height
2 2
1 1
FIGURE 7: SMARTCODE BUILDING CONFIGURATION,
STORIES AND SETBACKS.
1-6 KIGALI S UB AREA PLANN IN G
1A_Introduction.indd 6
SECTION PLAN
a. Edgeyard: Specific Types - single-family House, Cottage, villa, Estate LOT ► ◄ R.O.W. LOT ► ◄ R.O.W.
House, urban villa. A building that occupies the center of its Lot with
T2 PRIVATE ► ◄ PUBLIC PRIVATE ► ◄ PUBLIC
FRONTAGE FRONTAGE FRONTAGE FRONTAGE
Setbacks on all sides. This is the least urban of types as the front yard T3 a. Common Yard: a planted Frontage wherein the Facade is set back T2
sets it back from the Frontage, while the side yards weaken the spatial
definition of the public Thoroughfare space. The front yard is intended to T4 substantially from the Frontage Line. The front yard created remains
unfenced and is visually continuous with adjacent yards, supporting a T3
be visually continuous with the yards of adjacent buildings. The rear
yard can be secured for privacy by fences and a well placed common landscape. The deep Setback provides a buffer from the higher
speed Thoroughfares.
Backbuilding and/or Outbuilding.
b. Porch & Fence: a planted Frontage wherein the Facade is set back from T3
the Frontage Line with an attached porch permitted to Encroach. A fence
b. Sideyard: Specific Types - Charleston single-House, double house,
at the Frontage Line maintains street spatial definition. Porches shall be T4
zero-lot-line house, twin. A building that occupies one side of the Lot
T4 no less than 8 feet deep.
with the Setback to the other side. A shallow Frontage Setback defines
a more urban condition. If the adjacent building is similar with a blank
T5
side wall, the yard can be quite private. This type permits systematic
climatic orientation in response to the sun or the breeze. If a Sideyard
c. Terrace or Lightwell: a Frontage wherein the Facade is set back from T4
the Frontage line by an elevated terrace or a sunken Lightwell. This type
House abuts a neighboring Sideyard House, the type is known as a buffers Residential use from urban Sidewalks and removes the private yard T5
Twin or double house. Energy costs, and sometimes noise, are reduced from public Encroachment. Terraces are suitable for conversion to outdoor
by sharing a party wall in this disposition. cafes. Syn: Dooryard.
d. Forecourt: a Frontage wherein a portion of the Facade is close to the T4
Frontage Line and the central portion is set back. The Forecourt created is
c. Rearyard: Specific Types - Townhouse, Rowhouse, Live-work unit, loft
T4 suitable for vehicular drop-offs. This type should be allocated in conjunction T5
g, Apartment
building, p House,, Mixed use Block,, Flex Building,
g, perimeter
p with other Frontage types. Large trees within the Forecourts may overhang
Block. A building that occupies the full Frontage, leaving the rear of the T5 the Sidewalks. T6
Lot as the sole yard. This is a very urban type as the continuous Facade
steadily defines the public Thoroughfare. The rear Elevations may be T6
articulated for functional purposes. In its Residential form, this type is e. Stoop: a Frontage wherein the Facade is aligned close to the Frontage Line T4
the Rowhouse. For its Commercial form, the rear yard can with the first Story elevated from the Sidewalk sufficiently to secure privacy
accommodate substantial parking.
for the windows. The entrance is usually an exterior stair and landing. This T5
type is recommended for ground-floor Residential use.
T6
d. Courtyard: Specific Types - patio House. A building that occupies the
f. Shopfront: a Frontage wherein the Facade is aligned close to the Frontage T4
T5 Line with the building entrance at Sidewalk grade. This type is conventional
boundaries of its Lot while internally defining one or more private patios. for Retail use. It has a substantial glazing on the Sidewalk level and an T5
This is the most urban of types, as it is able to shield the private realm T6 awning that may overlap the Sidewalk to within 2 feet of the Curb. Syn:
from all sides while strongly defining the public Thoroughfare. Because Retail Frontage. T6
of its ability to accomodate incompatible activities, masking them from
all sides, it is recommended for workshops, Lodging and schools. The
high security provided by the continuous enclosure is useful for crime-
prone areas.
g. Gallery: a Frontage wherein the Facade is aligned close to the Frontage line T4
with an attached cantilevered shed or a lightweight colonnade overlapping
the Sidewalk. This type is conventional for Retail use. The Gallery shall be T5
T5 no less than 10 feet wide and should overlap the Sidewalk to within 2 feet
of the Curb. T6
Lot R.O.W.
e. Specialized: A building that is not subject to categorization. Buildings
Max. height dedicated to manufacturing and transportation are often distorted by the
SD h. Arcade: a colonnade supporting habitable space that overlaps the Sidewalk, T5
N trajectories of machinery. Civic buildings, which may express the while the Facade at Sidewalk level remains at or behind the Frontage Line.
aspirations of institutions, may be included. This type is conventional for Retail use. The Arcade shall be no less than T6
4 12 feet wide and should overlap the Sidewalk to within 2 feet of the Curb.
See Table 8.
Expression Line
2
1
FIGURE 8: SMARTCODE BUILDING DISPOSITION FIGURE 9: SMARTCODE PRIVATE FRONTAGES
6/21/2010 2:40:58 PM
 N EXT STE P S
The Plans contained in this report and supporting engineering
documentation are complex and multi-faceted visions: an
essential first step towards developing the Sub Areas. However,
physical plans require a variety of additional steps that will
ensure their implementation through the many years of the
development process.
Regulatory and Institutional Frameworks. The plans will
likely succeed only if the correct institutional and policy
frameworks are also adopted, such as Planning Boards and/
or Commissions and Development Codes with the power to
guide the implementation process. If City leaders insist on
adherence to the Plans in the very beginning, the development
community will expect this in the future. If the first few steps of
the Plans are ignored in the short run, however, it is likely that
potential partners will ignore the plans and they will become
*very expensive door stoppers” (in the words of a respected
member of the OZ Team.)
Contextual Planning. In addition to the important regulatory
structures noted above, additional city-wide planning must be
undertaken to provide a context for the backbone structures
of the Sub Area Plans, such as infrastructure and open space
rights of way, municipal financing tools and important general
development and infrastructure policies.
Below, a preliminary list of “next steps” is outlined. The order of
the list establishes some prioritization of steps, although their
sequencing should also reflect ordered use of the municipal
Capital Improvements Plan decision-making process.
PHYSICAL PLA N NIN G
City Wide Transportation Corridor Plan
• Including arterials and potential light rail corridors
• Including station locations, parking strategies, bicycles
routes and parking
• Incorporation of railroad and new airport into overall
analysis
Integrated Green Belts and Drainage/Storm Water System
Plan
• Integrate planning for two elements simultaneously
1A_Introduction.indd 7
• Schematic design with grading, rain gardens, plant palettes:
develop a series of typical ‘details’ for sustainable storm
water management concepts for each of the greenways
and parks
• Land is appropriately identified and reserved for future
growth
• Schematic design would integrate grading, areas for sport
fields and plazas on slopes
City Wide Water. City wide water supply, treatment and
storage plan (including Muhazi dam source)
• Update master plans to establish operational pressure
zones that work and can provide some redundancy
City wide ETZ system design and land acquisition plan
• City Wide Sanitation: Overall Sewer Treatment Plant
(System) Plan
• Connectivity (ie. relationship between Kinyinya, Gisozi
and Batsinda Treatment Systems
City Wide Signage Plan and Ordinance. General design
guidelines for City with recommendations for detailed
guidelines for Sub Areas.
District Master Plans. For Gasabo, Nyarugenge, Kicukiro
and Bugesera Districts.
Sub Area Phase 1. Detailed Urban Design and Infrastructure
Construction Documents for Sub Area projects to enable
Platting and Surveying for land sales and for construction on
Phase 1 neighborhood infrastructure projects.
• Could be done in collaboration with Kigali A & E firms
• Sub Area vertical infrastructure right-of-way design
• Sub Area detailed Design Guidelines for sites as noted in
site-specific chapters
• Sub Area Signage and Way finding Plans
• Establish legal and procedural policy for relocation and/
or participation of existing land owners/residents in land
development. All existing residents who are expropriated
should be provided with options in Phase I.
I N T R O D U C T I O N
P O L IC Y P L A N N IN G
Energy: Establish Sustainable Energy Policy
• Establish Energy Board to develop policy
• Link land planning to energy supply planning across
sectors/ministries
• Link power supply policies to land development/building
code policies to reduce demand. Explore smart-grid
options to increase supply
• Promote sustainable means for local power generation,
hydro electric power generation, wind etc.
Drainage: Establish drainage regulations and enforcement,
construction of storm water design guidelines, erosion
contols.
Water: Establish water rates, policies on reuse and rainwater
harvesting.
Wastewater. Establish policies for direct discharge of sewage,
reuse for treated effluent for subsistence farming, graywater/
blackwater use and separation.
Municipal Financing. Public / Private Infrastructure
responsibility policy and strategies.
• Formulate City or national policy on how fair share is to
be calculated.
• Consult with development community and other
stakeholders on how fair share should be assessed and
infrastructure implemented.
• Legal and Ownership Mechanisms. Work with parallel
agencies (MININFRA, Housing Banks, National Land
Center, etc.) to establish legal mechanisms for cooperative
ownership of residential projects and participation by
existing residents/landowners in development projects.
• Public and Community Process. Develop public
communication strategies to promote water and energy
efficiency, public transportation, drainage and erosion best
practices and other Sustainable Urbanist best practices.
Target both developers and citizens in different educational
materials
IMP L E ME N TAT IO N
Legal/Code. Write and approve land development ordinance
for Sub Areas and similar sites (SmartCode).
KI G A L I S U B A RE A P L A N N I N G
Institutional. Establish Planning and Site Plan Review
Institutional Framework.
• Develop and adopt Subdivision and Site Plan Review
process
• Establish Planning Review Board/Commission.
• Consider establishment of local review and participation
boards on a Sub Area or Neighborhood level as part of
de-centralization program. Ongoing review to support
municipal/district level Review Board/Commission.
• Form department and designate staff for site plan review
• Train staff (working side by side through first 5 projects)
on how to use the plan to coordinate, budget and prioritize
infrastructure decisions. How to amend the plan. Work in
tandem or in advisory role.
• Train staff to use infrastructure cost spreadsheets to review,
prioritize, approve and amend Capital Improvements
Plans per Sub Area Project.
• Develop a single 3d model to use for visioning and in day-
to-day project reviews.
• Market Sub Area Projects:
• Promote developer access and exposure to Sub Area
Plans (work together with Rwanda Development
Board and other stakeholders
• Design build tenders or competitions for high priority
public projects
• Instigate land acquisition for infrastructure and
Greenway rights of ways (working with National
Land Center)
Municipal Financing. Implement City or national legal
structure that will allow for assessments or exactions to fund
fair share of infrastructure.
• Structure will likely need to apply to more than the Sub
Area sites. Determine whether it should apply to Kigali,
all urban areas, or nationwide
• Vet and refine infrastructure and development plans to
more closely model the relationship between infrastructure
and development
• Implement impact fee or other structure, either Citywide
or nationally, as backstop for infrastructure financing.
• If a general program is infeasible, consider a pilot program
using the data developed in our study
• Formulate alternatives to impact fees, such as financing
mechanisms (government sponsored funding, financing
districts, etc.).
I NTRODU C TI ON 1-7
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