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Kigali Sub Area PlansS C H E M A T I C D E S I G NRWANDAK I M I H U R U R Ao 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 2010K IM I H URURAVISION AND PROGRAMMING ..................................1 Vision .....................................................................3 Development Program .........................................5 SITE PLAN ..................................................................6 F
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K i g a l i S u b A r e a P l a n sS C H E M A T I C D E S I G N
R W A N D A
o z a rc h i t e c t u re . 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 sJ U N E 2 0 1 0
K I M I H U R U R A
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FIGURE 1: THE KIMIHURURA ROUNDABOUT serves as a symbol of the new Rwanda and inspiration for the future.
KIGALI SUB AREA PLANNING5-2
K I M I H U R U R A
VISION AND PROGRAMMING ..................................1Vision .....................................................................3Development Program .........................................5
SITE PLAN ..................................................................6Framework Diagram .............................................6Illustrative Site Plan ...............................................7Open Space/Greenway Zone .............................10
INFRASTRUCTURE ....................................................14Transportation .....................................................14Drainage ..............................................................20Water ...................................................................24Sanitary Sewer ....................................................26Power/Dry Utilities ..............................................28
DEVELOPMENT & DESIGN GUIDELINES ...............30Design Guidelines ...............................................30Mixed Use Commercial Zone .............................30Medium and Low Density Hotel Zones ..............32Kimihurura Residential Zones .............................34Architectural Standards ......................................34
MUNICIPAL FINANCING .........................................36Phasing Plan ........................................................36Municipal Financing ............................................37
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K I M I H U R U R AVISION AND PROGRAMMING
Th e Kimihurura Sub Area is centrally located within one of the most highly developed
areas of Kigali and is surrounded by important existing and proposed urban elements.
Th ese include Government of Rwanda Ministries, Parliament and Agencies. In
addition, the new Kigali Conference Center and Hotel, located adjacent to the Sub
Area site, will anchor Kimihurura development and position it as an iconic Kigali
location. Th e Sub Area is envisioned to be a Gateway to the City from the Kigali
International Airport and an extremely important symbolic urban space for the “new
Rwanda.”
VISION
Gateway Experience. In its position due west of the Kigali International Airport,
the Kimihurura Sub Area will provide a Gateway experience for arrival to Kigali.
Coming from the Airport, the visitor arrives fi rst at the new Convention Center and
Hotel complex, which will be a major Kigali landmark with its Rwandan inspired
dome. Next, the Kimihurura Roundabout directs the visitor to the Kimihurura Sub
Area site, which welcomes the visitor into a dense, vibrant, and animated mixed-
use commercial center. Th e site is more than a gateway though: by design, it easily
welcomes local Kigali residents, who are drawn to the site from the north (Kacyiru
hill and the rapidly growing areas of Nyarutarama and Kinyinya), the west (the new
CBD in Nyarugenge) and the south (the populous Kicukiro area). Th e Kimihurura
Roundabout symbolizes this diverse access and the celebration of Kimihurura Sub
Area for all Kigali citizens.
Symbol of the Future. In addition to its role as Gateway, City leaders and
stakeholders would like the Kimihurura Sub Area to become a symbol of the “new
Rwanda”, and evidence that Kigali is a planned and well organized city. Th e Mayor
envisions iconic high-rise buildings tapering down to the ground, situated in a
beautiful green garden setting, providing an elegant transition into the older parts
of the City. Th ese elements symbolize Rwanda’s rebirth and its commitment to a
globalized and sustainable future.
Build on Important Existing Elements. Th e Kimihurura site area has already been
acknowledged as an important location by virtue of new government facilities (such
as the Ministries of Revenue, Defense, offi ce of the Prime Minister, and others),
commercial development such as the KBC, and public beautifi cation projects such
as the Kimihurura Roundabout, located in the vicinity. Th e high level governmental
uses should shape programmatic decisions for the site, providing space and access
for organizations and visitors conducting business with them, while at the same time
protecting their privacy and security. In general, stakeholders would like to ensure
linkages between the Sub Area and surrounding businesses and neighborhoods so
that commercial, retail, entertainment and recreational facilities can be accessed by
all.
FIGURE 3: THE NEW KIGALI CONVENTION CENTER at Kimihurura has already started construction. It will form a key element for the future program of the Sub Area that will be elaborated by the development program shown in this report.
FIGURE 2: THE KIMIHURURA SUB AREA is located centrally in Kigali, to the east of Nyarugenge and to the west of the Kigali International Airport.
KIMIHURURAKIMIHURURA
KIMIHURURA - VISION AND PROGRAMMING 5-3
KIGALI SUB AREA PLANNING
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VISION AND PROGRAMMING
Strong urban parks and green identity already exist and shall serve as key design
element. Th e three major public green spaces located at the site (the Kimihurura
Roundabout, the Circular Park located next to the ministries, and the large green
area located at the southern end of the site) are important anchors that will shape
the design. A large portion of the site currently occupied has large open spaces with
ancient trees that shall be protected and preserved.
Stakeholders would like the Roundabout and gardens to be strengthened and utilized
as urban backdrop to restaurants and other urban pedestrian uses surrounding it.
Th ey envisioned new development to frame the Roundabout. At the same time, there
were traffi c concerns at the roundabout, with the desire for separated pedestrian/auto
network management, such as a pedestrian bridge or alternative road network that
would separate local and/or pedestrian traffi c from regional traffi c.
Developer stakeholders were interested in higher density programming, but they also
valued environmental concerns, such as greenways and landscaping, management
of the wetlands, and use of native plants or bamboo instead of eucalyptus. Some
stakeholders desired small gardens and felt that agriculture in the urban area is
good. Th ey felt that the natural forested area should be protected and become a
design element, especially for the Hotel area. Th ey thought that greenbelt linkages
to surrounding areas should become defi ning design element throughout site,
emphasizing pedestrian/greenways and connections into surrounding areas. Th ey
also wanted to strengthen the pedestrian connection between Roundabout and
Government Center. Gasabo Mayor Claudine Nyanawagaga highlighted public
leisure space and attention to the youth population.
Previous Design Work for the Sub Area. Th e Kigali Conceptual Master Plan
addressed the Kimihurura (Kacyiru) Round-about as a model case study for
commercial redevelopment. It recommended further growth there to build upon
existing retail use, increase density, extend green belts and create a streetscape with
bridge and underpass connections for pedestrian activity. Peter Rich Architects
further developed the concept to create a strong pedestrian promenade connection
between the Kimihurura Round-about and the government circle drive. Taller mixed
use buildings were introduced in a radial pattern from the Roundabout, preserving
views, as well as a hotel and high density residential use zone at the military reserve
site, which preserved existing tree lines. Th ese elements of Rich’s scheme and the
location of parking below buildings have been developed in the Kimihurura Sub
Area Plan.
FIGURE 6: THE EXISTING CIRCULAR GOVERNMENT PARK adjacent to the Kimihurura Sub Area on the west is already beautifully landscaped. It should be further enhanced to serve as one of three major parks that will be part of the Open Space/Greenway network.
FIGURE 7: THE EXISTING KIMIHURURA SITE has beautiful forests and stands of ancient trees that should be integrated into the plan, protected and preserved.
FIGURE 4: THE KIGALI BUSINESS CENTER (KBC), located at the Kimihurura Roundabout, was one of the first private sector developments.
FIGURE 5: ADJACENT TO THE KIMIHURURA SUB AREA, there are several key Rwanda ministries, such as the Departments of Revenue, Defense, Foreign Affairs and the Prime Minister’s Office. The circular park adjacent to them should provide passive relaxation to employees and serve as a transitional zone from the higher activity areas of the new Sub Area.
KIGALI SUB AREA PLANNING5-4
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K I M I H U R U R A
FIGURE 8: KIMIHURURA ROUNDABOUT. As one of the first public beautification projects in Kigali, the Kimihurura Roundabout holds iconic status, acting as the site of many weddings and celebrations near the central woman and child statue.
DEVELOPMENT PROGRAMBased on Kigali and Gasabo District leadership guidance, stakeholder visioning, and
environmental and socio-economic analysis, a development program was produced
as a basis for the Site Plan. Kimihurura Development Program shows the space
allocation to the diff erent uses. Th is program ultimately formed the basis of the Site
Plan which includes a Framework Diagram, highlighting the various development
zones; and the Illustrative Site Plan, which demonstrates one possible urban design
outcome.
TABLE 1: KIMIHURURA DEVELOPMENT PROGRAM
KIGALI SUB AREA PLANNING
KIMIHURURA - VISION AND PROGRAMMING 5-5
ITEM Number Unit Populationof Units Type
MIXED USE HIGH DENSITYOFFICE/RETAIL/RESIDENTIAL
Retail 45,000 SMOffice 180,000 SMResidential* 120 Dwelling Units 360
HOTEL ROOMSHotel-Medium Density 1,300 RoomsHotel-Low Density 200 RoomsTotal 1,500 Rooms
RESIDENTIAL Residential (Med.- High Density ~140 DU/Ha) 434 Dwelling Units 1,300Residential (Med.- Low Density ~70 DU/Ha) 286 Dwelling Units 860Total 720 Dwelling Units Elementary School 200-300** Students
2,520*Flexible: can be expanded or reduced per market drivers. **Lower proportion of students in Kimihurura Sub Area population.
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SITE PLAN
FIGURE 9: THE KIMIHURURA FRAMEWORK DIAGRAM shows the development zones.
In this section of the report, the Vision and Programming are applied to the
development of a Site Plan, comprising a Framework Diagram and an Illustrative
Site Plan. Th e Framework Diagram shows the various development zones, guidelines
for which are detailed in the later section titled Development Guidelines.
FRAMEWORK DIAGRAMTh e Kimihurura Framework Diagram (Figure 9), shows the following uses in the
Sub Area:
Open Space/Greenway Zone • Mixed Use High Density Commercial/Retail/Offi ce • Medium High Density Residential • Medium Low Density Residential • Medium Density Hotel• Low Density Hotel• Primary School•
TABLE 2: KIMIHURURA SUB AREA LAND USE
LAND USE AREA (ha) % of SITE
OPEN SPACE 21.69 24.5%
MIXED USE - HIGH DENSITY 15.50 17.5%
PLAZA PROMENADE 1.08 1.2%
RESIDENTIAL -MED.-LOW DENSITY (~70 DU/Ha) 2.46 2.8%
RESIDENTIAL-MED.-HIGH DENSITY (~140 DU/Ha) 4.12 4.6%
HOTEL - LOW DENSITY 1.66 1.9%
HOTEL - MEDIUM DENSITY 6.33 7.1%
EDUCATION 0.42 0.5%
INFRASTRUCTURE RIGHT-OF-WAY 35.45 40.0%
TOTAL 88.71 100.0%
KIGALI SUB AREA PLANNING5-6
mft
0
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200
800
100
400
CIVIC
EDUCATIONAL
OPEN SPACE
MIXED-USE ZONES
High Density
Medium Density
Neighborhood Center
RESIDENTIAL ZONES
High Density
Medium-High Density
Medium-Low Density
HOTEL ZONES
High Density/Conference Center
Medium Density
Low Density(Eco-Tourism/Retirement Housing)
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K I M I H U R U R A
FIGURE 10: KIMIHURURA ILLUSTRATIVE SITE PLAN
ILLUSTRATIVE SITE PLANTh e Kimihurura Illustrative Site Plan (Figure 10), shows a representation of what
future development might look like based on the Framework Plan and Development
Guidelines (last section of this chapter). It comprises intensive development that
balances and strengthens the existing fabric of the area.
Th e Kimihurura Roundabout is featured in the plan as a celebratory space, refl ecting
its heritage as a key location in Kigali. Th e design of the mixed use commercial zone
consists of tall iconic modern buildings emanating radially from the Roundabout
like a star. Th ese buildings are tied together by a second level circular walkway that
provides safe pedestrian access all around the circle. Th e walkway is lined with shops,
restaurants and viewpoints that will excite and entertain the user.
FIGURE 11: COMMERCIAL CENTER RENDERING. View from north east. KIMIHURURA - SITE PLAN 5-7
KIGALI SUB AREA PLANNING
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SITE PLAN
ILLUSTRATIVE SITE PLAN continued
To the west of the Roundabout, a pedestrian promenade
draws users to a circular Plaza, anchoring a pedestrian system
threading through the mixed-use commercial district. Th e tall
buildings have retail on the ground fl oor and offi ce/residential
above. Th e promenade sets the stage for a variety of street uses,
such as walkways, outdoor restaurant areas, fountains and
kiosks, small gardens and public art. It is a place where people
can shop, dine, or just enjoy watching the urban street life.
Building tower fl oor plates, of no more than 16m width, allow
vistas between buildings, as well as natural light to the street.
Farther to the west, the existing circular Ministry Park has
an open pavilion with soft green landscaping as a backdrop,
providing a peaceful mood that contrasts with the vibrant
social hardscape of the urban center. Tall radial mixed-use
buildings are also found emanating from the north side of the
Roundabout.
As a Gateway to Kigali City, Kimihurura highlights the sense
of arrival for visitors, but it also supports both local Rwandan
and international markets. Th e new plan consolidates a strong
focal point and sense of place for surrounding development,
including the nearby Convention Center and Hotel under
construction, ministries/government agencies, and residential
neighborhoods.
FIGURE 12: THIS VIEW FROM THE TOP OF ONE OF THE RADIAL BUILDINGS LOOKING NORTHEAST shows the circular Shopping Plaza that forms a focal point inside the Kimihurura shopping/restaurant district. The plaza supports both automobile and pedestrian traffic. A covered walkway allows the visitor to circulate comfortably even when it is raining. Restaurants and outdoor gathering spots enliven the plaza to make it a festive and animated space.
The top of the drawing features the pedestrian Promenade leading to the Kimihurura Roundabout and the Convention Center beyond.
KIGALI SUB AREA PLANNING5-8
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K I M I H U R U R A
Circulation through the mixed-use zone is sensitive to the complexity of market
populations for the site, and to the need for non-automobile alternative forms of
access for many people. In addition to the primary access aff orded on arterials and
the Roundabout, the mixed-use commercial zone is bisected by a circular drive that
starts in the neighborhoods on the northwest part of the site, loops down to the
Kimihurura Sub Area Residential and Hotel zones, and then loops up to the east
of the Convention Center to the surrounding residential neighborhoods on the
northeast. Th is loop provides a second circulation structure that ensures local access
to the site. To the south of the mixed-use commercial zone, a strong east west drive
connects pedestrians to the Convention Center via a charming pocket park that also
links to the greenway.
To the southeast of the mixed-use commercial zone (and due south of the Convention
Center) lies the Kimihurura Hotel zone, which includes fi ve Hotel sites for medium
density and low density Hotels. Four of these sites are envisioned to accommodate
conference and international grade Hotels that will serve the Conference Center
and needs of organizations with business in Kimihurura and Kacyiru. Additionally,
these Hotels may serve the recreational site to the south of the hotel zone, which
may potentially promote sports and other activities that will draw large international
crowds.
Th e Kimihurura Residential neighborhood center includes medium high (100 DU/
Ha) and medium low (70 DU/Ha) areas. Blocks include buildings and parking as well
as landscaping in their interior courtyards. Because there is such a high proportion
of retail in the mixed-use commercial center, neighborhood community centers
and retail would be limited in this zone to groceries, small shops selling necessities,
and pharmacies. Likewise, because the market population for this neighborhood
is expected to be more short term, transient, or professionally oriented, the interior
block landscaping is envisioned to be more low maintenance with urban agriculture
with fruit trees and ornamentals rather than subsistence or market gardens. For the
same reasons, this area has a lower proportion of school children than more long term
established neighborhoods; however, a primary school is located to the southwest to
accommodate children from this and surrounding neighborhoods.
nd commercial areas.
FIGURE 15: HOTELS ARE POSITIONED TO LOOK OUT OVER THE NORTH/SOUTH URBAN PARK, providing access for their guests to walkways that circulate within and through the wooded grove to the Convention Center and commercial areas.
FIGURE 14: THE RESIDENTIAL NEIGHBORHOODS in the southwest part of the site are geared towards the Rwanda urban dweller as well as the international business/organization community.
FIGURE 13: THE DUAL CIRCULATION PATTERN AT KIMIHURURA, shown above, illustrates the primary circulation routes visitors and city-scale arrivals to the site. The secondary circulation pattern, equally important, provides access from neighborhoods to the north, and surrounding areas.
GREENWAY WITHGREENWAY WITHNEIGHBORHOOD NEIGHBORHOOD
ACCESSACCESS
RESIDENTIAL RESIDENTIAL NEIGHBORHOODSNEIGHBORHOODS
GREENWAY WITHGREENWAY WITHNEIGHBORHOOD NEIGHBORHOOD
ACCESSACCESS
HOTEL HOTEL PARKPARK
KIMIHURURA - SITE PLAN 5-9
KIGALI SUB AREA PLANNING
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SITE PLAN
FIGURE 16: THE OPEN SPACE/GREENWAY ZONE structures the layout of the whole design, linking it to nature and the larger Kigali greenway system shown in the Kigali Conceptual Master Plan. In Kimihurura, the Open space/Greenway Zone includes the Kimihurura Roundabout, two major circular parks, the linear park in the Hotel zone, a smaller residential park, a small urban park in the mixed-use commercial zone and school play yards. These are all linked in a seamless network by pedestrian/bikeways adjacent to roads through the Sub Area. In addition, the internal Greenway links to the north and south to Kigali wetlands which shall also be preserved as Open Space. Like the road rights-of-way (shown in the Infrastructure section below) the Open Space/ Greenway Zone has been defined by engineered boundaries, and shall be set aside (via easements or purchased land) by the municipal government to preserve this land in perpetuity.
FIGURE 17: A SMALL PUBLIC PARK south of the mixed use commerical zone provides a tranquil respite for the convention, hotel and shopping visitor.
FIGURE 19: THE KIMIHURURA HOTELS look out over a forested park with peaceful walkways that provide access to the Convention Center, the Residential area and the Commercial zone.
FIGURE 18: THE CIRCULAR GOVERNMENT PARK to the west of the Sub Area links to a semicircular residential park via a “green street”.
FIGURE 20: ARRIVING AT KIMIHURURA on the arterial from Nyarugenge, the Ministry of Defense Park sets the stage for the dramatic skyline of Kimihurura.
KIGALI SUB AREA PLANNING5-10
OPEN SPACE / GREENWAY ZONE
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K I M I H U R U R A
Th is view of the Kimihurura Sub
Area highlights the beautiful urban
landscape that frames the Kimihurura
Roundabout and links to the
Conference Center.
FIGURE 21: KIMIHURURA SUB AREA VIEWED FROM THE NORTHEAST LOOKING NORTHWEST.KIMIHURURA - SITE PLAN 5-11
KIGALI SUB AREA PLANNING
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SITE PLAN
ARRIVALS & THE VIEW FROM AFAR
As a Gateway to Kigali City, Kimihurura highlights the sense of arrival for visitors,
but it also supports both local Rwandan and international markets. Th e new Plan
consolidates a strong focal point and sense of place for surrounding development,
including the nearby Convention Center and Hotel under construction, Ministries/
Government Agencies, and Residential neighborhoods.
FIGURE 24: THE VIEW EAST OF KIMIHURURA’S SKYLINE from the Ministry of Defense Park will be inspiring.
FIGURE 23: ARRIVING FROM NYARUGENGE, the urban landscape of Kimihurura will be memorable as a statement of the new Rwanda.
FIGURE 26: VIEW FROM THE SOUTH LOOKING OVER THE PROPOSED RECREATION SPORTS FACILITY PARK.
FIGURE 25: ARRIVING FROM THE SOUTH, the visitor will be drawn into the interior circular plaza by curiosity about its liveliness.
FIGURE 22: THE KIMIHURURA SUB AREA enhances the sense of arrival for the visitor. Coming from the Kigali International Airport, excitement is generated first by the new Convention Center, then the celebratory Roundabout, and finally by the thrilling urban landscape of the tall structures of the Sub Area.
KIGALI SUB AREA PLANNING5-12
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K I M I H U R U R A
View of the Kimihurura Sub Area
from above the Ministry of Defence
and Government Park looking east.
It shows the proximity of the
Kimihurura Sub Area to the Kigali
International Airport, which is located
at the very top of this rendering.
FIGURE 27: KIMIHURURA ILLUSTRATIVE SITE PLAN VIEW LOOKING EAST.KIMIHURURA - SITE PLAN 5-13
KIGALI SUB AREA PLANNING
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INFRASTRUCTURE
KIGALIINTERNATIONAL
AIRPORT
KINYINYA
KIMIHURURA
REBERO
MASAKA
KIGALICITY
CENTER
PREFERRED ROUTETO AIRPORT
PREFERRED ROUTETO CITY CENTER
REGIONAL CONTEXT
Th e regional location of the Kimihurura Sub Area in the
central area of the City of Kigali, plays an important role in
transportation planning. Primary regional destinations include
the Nyarugenge Central Business District (CBD) located three
kilometers to the west and the Kigali International Airport
located six kilometers to the east. See Figure 28: Th e Regional
Location of Kimihurura.
Th e Kimihurura Sub Area is an existing developing urban area
with a strong government and military presence. It is being
planned as a mixed use Commercial, Retail and Residential
neighborhood, with Hotels supporting the new Convention
Center as another local attraction. Traffi c generation is expected
to be typical of a commercial/residential neighborhood with a
strong infl uence from the Convention Center as another main
attraction.
TRAVEL MODES
Multiple modes of transit will be utilized within the Kimihurura
City Center Area. Th e Kinyinya Surbana Transportation
Report discusses a typical split of transportation modes
where 75% percent of travelers opt for public transportation
such as buses, with the remaining 25% utilizing the personal
automobile. Th is split is expected to be similar to other areas,
however for diff erent reasons. In Kimihurura, the high public
modal split will be due to its urban mixed-use character more
than to its socio-economic character.
Internal circulation within this City Center is expected to
be largely by non-motorized and/or local public/private
bus transportation. Th e utilization of personal vehicles for
transportation will be limited in this area for two reasons. A
signifi cant amount of the market will be convention related
hotel and apartment short-term residency with international
tenants, who will tend to use non-personal transportation.
KEY TRANSPORTATION GOALSUtilize existing transportation corridors and developed • areas for new and improved roadways to reduce the impacts on the natural environment within and surrounding Kimihurura.Improve access to or between the Government Circle • and proposed Convention Center.Create a better connection between the Residential • areas surrounding the City Center and the City Center itself.Promote pedestrian and bicycle safety and access • and the use of public transportation to destinations around the City. Establish better generalized bus routes and stronger • access to the Central Business District, Airport, as well
as creating a stronger link to the south of Kimihurura.
In addition, the mixed-use quality of the buildings and
neighborhoods will allow for a high ratio of non-personal
automobile transit modes, including taxi and moto-taxi, bus
(private and public), and bicycle/pedestrian traffi c. Motorized
transportation bringing people to the site will be through a
variety of means.
Personal vehicles. Th is travel mode includes cars and
motorcycles used for transit in and around Kimihurura for
personal business. Th e use of personal vehicles is anticipated
to be a secondary mode of travel within Kimihurura, based
upon its smaller overall size and strong mixed-use design.
While some employees and visitors may drive to their
respective locations within Kimihurura, most will opt to use
public transportation, private hotel transit, bikes, or pedestrian
modes of transportation.
Public Transit. Public transportation (including taxis, buses,
and hotel transit) is expected a signifi cant mode of transit for
residents and employees. A mass transit system (bus, shuttle,
taxi) currently provides service throughout Kigali City with
service in and around Kimihurura. With this service expected
to continue, mass transit options will be available to the public
wishing to access the Convention Center and other features
TRANSPORTATION
of the Kimihurura area. In order to facilitate easy access to
buses, there will be bus stop locations at various locations
within Kimihurura at major intersections and near major
business and government buildings with loops accessing the
Convention Center and Ministry Circle sites.
Private Transit. Since the Kimihurura site is planned
to include Hotels and Residences that will support the
Convention Center, private transit modes including vans
and small shuttles buses are anticipated to be operated by the
hotels. Th ese vehicles will be available to transport guest to
and from the Airport, as well as to other visitor destinations
in the region.
Bicycles. Bicycles are expected to be used by residents who
live in the neighborhoods adjacent to the City Center who are
accessing places of employment or other destinations within
the area. Bicycles may also be used by hotel guests for leisure
and convention access, also linking to the proposed bike ways
along the wetland/Parks.
FIGURE 28: THE REGIONAL LOCATION OF KIMIHURURA shows its proximity to the Kigali City Center and the Kigali International Airport
KIGALI SUB AREA PLANNING5-14
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KIMIHURURA - INFRASTRUCTURE 5-15
K I M I H U R U R A
Pedestrians. Pedestrian access is predicted to be most prevalent
by employees who live in the adjacent neighborhoods and also
by guests accessing nearby destinations. While all roadway
classifi cations include provisions for pedestrian access, there
are also several pedestrian friendly routes throughout the site,
including the Park between the Hotels, the urban Promenade
through the Mixed-Use Center, and the northwest/southeast
running “green street” through the residential zone.
DESIGN SPEED
As indicated in Table 3: Road Design Criteria, the design speeds
proposed for vehicles vary between the road classifi cations. Th e
highest design speeds are along the major arterial roadways
and step down as traffi c proceeds into the collectors and local
type roadways. Th e highest design speed is for the arterial
roadway which has been proposed to be between 50 and 90
km/hr. Th is higher design speed is refl ective of the faster
transit speed expected for vehicles traveling a longer distance
to and from outlying areas and into the City Center. Th e next
range of design speeds includes the Collector roadways that
step down to the 30-50 km/hr range. Th ese roadways mix
motorized transit with a higher concentration of bicycle and
pedestrian traffi c. Local streets are assumed to have low design
speeds under 30 km/hr.
HORIZONTAL ALIGNMENT
Th e horizontal alignment of the proposed roadway
improvements associated with Kimihurura is indicated on
Figure 29: Kimihurura Roadways. Horizontal design criteria
is also included in Table 3.
Roadway Location. While many of the roadways alignments
within Kimihurura represent completely new construction,
much of the roadway location is based on the existing roadways
currently located within the site along with the existing access
to the Government Circle. New roadway locations were
determined by their location to the proposed Convention
Center, the need to connect the Convention Center to the
existing government buildings within Kimihurura, and the
anticipated additional load of traffi c that will result from the
increase in population.
Horizontal Curves. Based on the proposed design speed for
each roadway classifi cation, minimum horizontal curvature
radii have been provided as indicated in Table 3: Road Design
Criteria.
VERTICAL ALIGNMENT
Due to the hilly terrain within and surrounding the Kimihurura
area, vertical alignments are a key design element in the
roadway design. While roadway profi les have been developed
for key roads around the convention center, we have provided
basic design criteria to be used for the remaining roadways for
the maximum grades for the various roadway classifi cations as
indicated in Table 3. Th e following are design elements that
are recommended as guiding principles, and should be verifi ed
further as the design of the project progresses.
Proposed Profi les. Th e maximum road grades have been
developed utilizing lower grade percentages on roadways
with a higher design speed due to stopping sight distance
considerations. For the residential roadway classifi cations,
higher profi le grade percentages can be tolerated due to the
lower design speeds. Grades in the areas of public parking
and/or heavy pedestrian traffi c may need to be revised to
provide better parking and pedestrian access where possible.
Intersection Transitions. In order to provide safer
intersections, fl atter grades are recommended at intersections,
especially for stop conditions. Intersections should be designed
with a maximum 4% grade for ease of stopping and starting
vehicles. On the highway and collectors roadway classifi cations
the intersection transitions should extend for a minimum of 30
meters and for residential roadway classifi cations the transition
should extend for 20 meters.
Variances. In order to achieve other important design goals
within the Kimihurura project, short sections of the roadways
could be steeper by 1 or 2% in sections limited to 30-60 meters
in length in straight roadway segments. Th ese variances can be
used to help with keeping the roadways within existing road
corridors or to aid in upgrading the existing urban setting
roadways to accommodate the increase in vehicular and
pedestrian traffi c in the area.
ROAD CLASSIFICATION SPEED HORIZONTAL CURVE PROFILE GRADE(km/hr) MINIMUM RADIUS (m) MAXIMUM (%)
1 Local 30 30 82 Minor Collector 30-50 35 123 Major Collector 30-50 35 124 Mafor Collector 30-50 35 125 Arterial 50-90 100 11
TABLE 3: ROAD DESIGN CRITERIA
KIGALI SUB AREA PLANNING
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INFRASTRUCTURE
TRANSPORTATION
FIGURE 29: KIMIHURURA ROADWAYS
ROADWAY CLASSIFICATION
In support of development of Kimihurura, roadway
improvements will be required in order to provide for multiple
modes of transportation access to and from the Sub Area.
Th e roadway improvements in Kimihurura will include some
improvements to existing roadways as well as the majority of
new roadway construction. New construction includes arterial
and collector roadways with some new local level roads, located
within the residential neighborhoods. Existing roadways
will be upgraded to fi t the criteria for arterial, collectors and
local roads. With the addition of the Convention Center,
considerable roadway infrastructure will be needed to fi t
the proposed program. Th e planned roadway improvements
include the following roadway types:
CROSS SECTIONS
Typical roadway cross sections have been developed for each
of the roadway classifi cations identifi ed. Graphical depictions
of the typical roadway sections are provided in Figures 31-
32 and 35-43: Roadway Sections. Th e following are some of
the critical design components factored into the roadway cross
sectional design:
Carriageway Width (Right of way). Th e proposed carriageway
width varies according to the roadway classifi cations. Widths
range from 13.5 meters for local roads up to 34 meters for the
main arterial roadway section. Th e proposed carriageway is
wide enough to include the various vehicular, pedestrian and
bike lanes within each cross section. Proposed landscaped
medians, swales, separators and grading transitions to existing
slopes are also included within the proposed carriageway.
Vehicular Lanes. Travel lanes for vehicles have been provided
at 3.0 meter widths for all road classifi cations, except 3.5 meter
widths for arterial roads.
Parking Lanes. Several roadway sections incorporate parallel
or diagonal parking to facilitate the need for parking in the
designated areas. For parallel parking lanes, a 2.5 meter width
has been provided. In some areas, the surface treatment will
be typical asphalt pavement, and in other areas pervious pavers
shall be used. Six meter wide lanes have been provided for the
diagonal parking zones.
Bike Lanes. Due to the high level of bike traffi c anticipated in
this area, most roadway sections include either 2.0 meter or 2.5
meter wide dedicated bike lanes. Th e bike lanes are typically
separated from the vehicular lanes with either a horizontal
landscaped planting area or a vertical curb break. Th e wider
roadway sections have combined pathways of varying widths
that will be used for both bicycles and pedestrians.
Pedestrian Walkways. Along the proposed roadway
classifi cations a 2.0, 3.0 and 7.0 meter wide pedestrian
walkways are proposed to facilitate the high levels of pedestrian
movements expected in the City Center. For safety, the
pedestrian pathway is typically separated from the vehicular
lane by a planting/landscape buff er. Th e pedestrian walkway is
also typically located to the outside of the roadway section so
that there is less of a speed diff erential between the bike and
pedestrian use.
Vertical Design. In order to match the natural slopes of
the hillsides within the Kimihurura area, all of the proposed
roadway sections incorporate grading techniques to minimize
disturbance of existing hillsides. Elements such as sloping
vegetated/landscape areas, vertical curbs between pedestrian
and bicycle lanes, and cross sloping the travel lanes in the same
directions as the existing slope have been employed where ever
practical.
KIGALI SUB AREA PLANNING5-16
1445
1450
14551460
56411470
1475
1451
1
1475
1480
1485
1490
1495
0051
1460
1465
1470
1475
140014051410141514201425
1430
SECTION2B, 2C, 2D
PROMENADE
SECTION 2APROMENADE
SECTION2B, 2C, 2DPROMENADE
SECTION 3AGREENWAY
SECTION 1A
SECTION 5
SECTION 4B
SECTION 3C
SECTION 4A
SECTION 3B
SECTION 3B
SECTION 1B
SECTION 1A
SECTION 1A
N
LEGENDROADWAY SECTION 1: LOCALROADWAY SECTION 2: PROMENADEROADWAY SECTION 3A: GREENWAY ROADWAY SECTION 3B/C: MINOR COLLECTORROADWAY SECTION 4: MAJOR COLLECTORROADWAY SECTION 5: ARTERIAL
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KIMIHURURA - INFRASTRUCTURE 5-17
K I M I H U R U R A
FIGURE 30: ROADWAY SECTION 1A, LOCAL ROADWAY. This roadway is intended for neighborhood traffic in Sub Area. The section incorporates two-way traffic with one lane dedicated to each direction and also includes a parallel parking lane on one side. It incorporates permeable pavers in the parking lane which will allow runoff from the pavement to infiltrate into the ground. Pedestrian pathways and vegetated swales are located on each side of the section. It is assumed that bikeway traffic will share the road in low speed roadways like this.
20.5 m Thoroughfare (R.O.W.)
2.0m
Planted Swale
2.0m
Planted Swale
3.0m
VehicularLane
3.0m
VehicularLane
2.0m
Pedestrian
2.0m
Pedestrian
1.0m
Grade
1.0m
Grade
1.0m
DryUtility
1.0m
DryUtility
2.5m
Parallel Parking on Pervious Pavers
FIGURE 31: ROADWAY SECTION 1B-1, FUTURE LOCAL ROADWAY. This roadway is located at the south side of the site and will allow for traffic flow from east to west along the south side of the site. It collects traffic from the arterial roadway running north to south through the site and will connect traffic to the residential areas adjacent to Kimihurura and to other destinations outside the City Center. This section has two-way traffic with one lane dedicated to each direction. A pedestrian walkway and bike path is located on the same side of the section; and there is a pedestrian pathway also located on the uphill side of the road.
FIGURE 32: ROADWAY SECTION 1B-2, FUTURE LOCAL ROADWAY. This variation on 1B incorporates a retaining wall, and pervious parallel parking lane for more narrow parts of the section.
3.0m
VehicularLane
3.0m
VehicularLane
29.0 m Thoroughfare (R.O.W.)
3.5m
Planted Swale
4.5m
Planted Swale
2.0m
Pedestrian
2.0m
Pedestrian
2.0m
Grade
2.0m
Grade
1.0m
Grade
3.0m
Bike
1.0m
TurfShoulder
1.0m
TurfShoulder
1.0m
TurfShoulder
3.0m
VehicularLane
3.0m
VehicularLane
29.0 m Thoroughfare (R.O.W.)
4.5m
Planted Swale
2.0m
Pedestrian
2.0m
Pedestrian
OptionalAdditionalParking
2.0m
Grade
2.0m
Grade
1.0m
Grade
3.0m
Bike
1.0m
TurfShoulder
1.5m
PedestrianShoulder
1.0m
TurfShoulder
3.0m
Parallel Parking on Pervious Pavers
FIGURE 33: THE KIMIHURURA PROMENADE (sections shown on next page) will have limited automobile access on some blocks.
FIGURE 34: THE KIMIHURURA PROMENADE (sections shown on next page) will promote pedestrian zones on most blocks.
KIGALI SUB AREA PLANNING
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INFRASTRUCTURE
6.0m
Pervious Paver Plaza(Sculpture Garden & Trees)
6.0m
Pervious Paver Plaza(Kiosk & Trees)
7.0m
Pedestrian & Bike Promenade
3.0m
Pedestrian
3.0m
Pedestrian
25.0 m Thoroughfare (R.O.W.)
6.0m
Pervious Paver Plaza(Outdoor Patio & Trees)
6.0m
Pervious Paver Plaza(Outdoor Patio & Trees)
7.0m
Pedestrian & Bike Promenade
3.0m
Pedestrian
3.0m
Pedestrian
25.0 m Thoroughfare (R.O.W.)
2.5m
Parallel Parking on Pervious Pavers
2.0m
Trees inPervious Pavers
2.5m
Parallel Parking on Pervious Pavers
2.0m
Trees inPervious Pavers
2.0m
Bike Lane
2.0m
Bike Lane
3.0m
VehicularLane
3.0m
VehicularLane
3.0m
Pedestrian
6.0m
Pervious Paver Plaza(Water Features & Trees)
6.0m
Pervious Paver Plaza(Water Features & Trees)
7.0m
Pedestrian & Bike Promenade
3.0m
Pedestrian
3.0m
Pedestrian
3.0m
Pedestrian
25.0 m Thoroughfare (R.O.W.) 25.0 m Thoroughfare (R.O.W.)
FIGURE 37: ROADWAY SECTION 2C. PROMENADE. In the variations of the Promenade, the street is closed to vehicular traffic and the streetscape includes a variety of features that make it a real “People Place”. This variation shows trees providing shade, along with patios and picnic tables on pervious pavers in the median area.
FIGURE 38: ROADWAY SECTION 2D. PROMENADE. In the variations of the Promenade, the street is closed to vehicular traffic and the streetscape includes a variety of features that make it a real “People Place”. This variation shows kiosks, public sculpture and trees in the median area.
FIGURE 35: ROADWAY SECTION 2A. PROMENADE. This roadway section will be used along the major roadway that connects the Government Circle to the Kimihurura Roundabout. There are several variations of the roadway section depending on the block and specific area. The base section, which allows vehicular traffic, includes four lanes of travel, two in each direction, with a landscaped median located along the outside edge of both sides of the section. Pedestrian walkways and bike paths are then located outside the medians on both sides. It is found in the central portion of the Promenade.
FIGURE 36: ROADWAY SECTION 2B. PROMENADE. In the variations of the Promenade, the street is closed to vehicular traffic and the streetscape includes a variety of features that make it a real “People Place”. This variation shows fountains/water features located within the pedestrian promenade, along trees on pervious pavers providing shade. Additional pedestrian area with kiosks or sculptures and trees in place of a landscaped median, pervious pavers with landscaping and parking in the median area, and pervious pavers with patios and picnic tables with trees in the median area.
TRANSPORTATION
KIGALI SUB AREA PLANNING5-18
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KIMIHURURA - INFRASTRUCTURE 5-19
K I M I H U R U R A
2.5m
Parallel Parking on Pervious Pavers
2.0m
Trees inPervious Pavers
2.5m
Parallel Parking on Pervious Pavers
2.0m
Trees inPervious Pavers
2.0m
Bike Lane
2.0m
Bike Lane
3.0m
VehicularLane
3.0m
VehicularLane
3.0m
Pedestrian
3.0m
Pedestrian
25.0 m Thoroughfare (R.O.W.)
3.0m
VehicularLane
6.0m
Diagonal Parking
6.0m
Diagonal Parking
3.0m
VehicularLane
2.0m
Trees in Tree Grate
4.0m
Pedestrian
2.0m
Trees in Tree Grate
4.0m
Pedestrian
30.0 m Thoroughfare (R.O.W.)
2.5m
Parallel Parking on Pervious Pavers
2.0m
Trees inPervious Pavers
2.5m
Parallel Parking on Pervious Pavers
2.0m
Trees inPervious Pavers
2.0m
Bike Lane
2.0m
Bike Lane
3.0m
VehicularLane
3.0m
VehicularLane
3.0m
Pedestrian
3.0m
Pedestrian
25.0 m Thoroughfare (R.O.W.)
2.5m
Planted Swale
2.0m
Planted Swale
3.0m
VehicularLane
3.0m
VehicularLane
21.5 m Thoroughfare (R.O.W.)
2.5m
Parallel Parking on Pervious Pavers
2.0m
Pedestrian
1.0m
Grade
1.0m
Grade
2.0m
Pedestrian
2.0m
Bike
3.0m
Planted Swale w/ Large Trees
3.0m
Planted Swale w/ Large Trees
3.0m
VehicularLane
3.0m
VehicularLane
3.0m
Planted Swale or Turn Lane
3.0m
VehicularLane
3.0m
VehicularLane
30.5 m Thoroughfare (R.O.W.)
2.0m
Pedestrian
1.0m
TurfShoulder
1.0m
TurfShoulder
Park
2.0m
Pedestrian
3.5m
Bike
FIGURE 39: ROADWAY SECTION 3A, GREENWAY. This roadway section is is located in the center of the site and will be used to provide a connection from the Government Circle to the south Central Parks. It provides two lanes of vehicular traffic with a shady, lush green walk/bikeway.
FIGURE 41: ROADWAY SECTION 3C, MINOR COLLECTOR. This roadway is located in the southwest part of the site. It collects traffic from residential neighborhoods, linking them to the north/south arterial. It contains two way vehicular traffic, on street parking, and two vegetated swales. A pedestrian way is on one side of the section and ped/bikeway on the other.
FIGURE 40: ROADWAY SECTION 3B, MINOR COLLECTOR. This section is located on roadways both north and south of the Promenade, running parallel with it. They provide access from the Mixed Use Commercial area of the Sub Area to the arterial roadway and the major collector at the north end of the site, as well as access to the back sides of the buildings in this area. They include two way traffic for both vehicular and bikes, parallel parking on both sides of the street and pedestrian walkways adjacent to the proposed buildings.
FIGURE 42: ROADWAY SECTION 4A AND 4B, MAJOR COLLECTOR. This roadway is a large loop road located at the northern end of the site, linking to the northern neighborhoods The section incorporates two-way traffic with one lane for each direction of travel with a second lane located in some areas to allow for a left turn lane. As shown above, diagonal parking lanes are also located on both sides of the roadway where it runs through the commercial district/Plaza that anchors the promenade (shown above in section 4A). Pedestrian walkways and bike paths are located on either side of the roadway. Along 4B (not shown) the major collector section would not have diagonal parking on either side.
FIGURE 43: ROADWAY SECTION 5, ARTERIAL. This roadway is the main thoroughfare through the site, and allows travel to and from the north and the south sides of the site. The section has four lanes of travel, two in each direction, with a landscaped median separating the travel directions. Landscaped medians are located along both sides of the roadway along with large vegetated swales and pedestrian walkways and bike paths.
KIGALI SUB AREA PLANNING
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INFRASTRUCTURE
PLANNING
Stormwater plays a major role in the success of the development
of Kimihurura. Establishing drainage ways to convey runoff
and control erosion are two key aspects to the stormwater plan.
Th e Kimihurura Sub Area is an urban city center that does
not currently have a comprehensive stormwater management
plan or signifi cant stormwater infrastructure. Well designed
stormwater management plans and well implemented
stormwater infrastructure are essential in establishing a higher
quality of life for a community. Th e approach for the drainage
planning in Kimihurura will include prioritization of areas
for stormwater management with the goals of sustainability,
erosion control, and resource preservation in mind.
Improvement and creation of wetland areas through
constructed wetlands and bio-retention areas will help attain
the goal of wetland restoration and preservation and will be
in line with Rwanda’s eff ort to create wetland preservation
zones in some of its more developed areas. Th e stormwater
design for Kimihurura also involves planning for increased
population with more sophisticated drainage techniques and
infrastructure that will work with a more urban landscape
by using subsurface infrastructure as a conveyance tool in
appropriate areas.
PLANNING ASSUMPTIONS
Rainfall Characteristics. Kigali is located in the African
Sub-Sahara where rainfall is approximately 1000 mm per year;
however, the high altitudes of the region cause temperatures
and rainfall to be more moderate than some of the hot and
humid equatorial regions surrounding Kigali. Th e seasons in
Kigali can be characterized by two rainy seasons, and two dry
seasons. Th e rainy seasons occur from late February to May
and October to December with April and November being
the wettest months, and the two dry seasons occur from June
through September and from January to late February. During
the dry seasons, rainfall is minimal and can often times be
completely absent. Refer to Figure 29 for Average Annual
Rainfall Data in Kigali City.
Runoff Characteristics. Th e Kimihurura site is divided into
two drainage basins which are separated by a ridge that runs
along the western portion of the site and divides the site into
one large basin on the east side and a smaller basin in the
northwestern portion of the site. Historic runoff sheet fl ows
over the site or fl ows in naturally formed ditches along the
roadways and discharges into the existing wetland area south
of the site. Off site fl ows may be a consideration from the
north; however, the anticipated area of infl ow is small.
Kimihurura is an urban area with a fairly developed system of
paved and unpaved roadways. Vegetation is limited to native
grasses and smaller vegetation with limited areas of larger and
dense trees because of the more urban feel of the area. Slopes
on the Kimihurura site are considerably fl atter than on some
of the other sites in Kigali, with the majority of slopes falling
in the 5% to 10% range.
FIGURE 45: OVERALL DRAINAGE NETWORK PLAN
DRAINAGE
FIGURE 44: MONTHLY AVERAGE RAINFALL DATA IN KIGALI CITY FROM 1972-2002
0
20
40
60
80
100
120
140
160
180
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Rai
nfa
ll (m
m)
1972-2002 RainfallAverage
KIGALI SUB AREA PLANNING5-20
75
1475
148014851490
1495
14051410
14151420
1425
1430143
51440
1445
1450
1455
1460
1465
1470
1475
50
1455
1460
14651470
1475
AESTHETIC STORAGEPOND
BIORETENTIONAREA
SEDIMENTATIONBASIN SB-1
CONSTRUCTEDWETLANDS IN ETZCW-1
LEGENDEXISTING DRAINAGE SWALE
NPROPOSED DRAINAGE BASINPROPOSED DRAINAGE SWALE
ENVIRONMENTAL TRANSITION ZONE (ETZ)DRAINAGE FLOWSTORMWATER STORAGE ZONE
PROPOSED DRAINAGE PIPE
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KIMIHURURA - INFRASTRUCTURE 5-21
K I M I H U R U R A
concentric to the Government Circle (roadway section 1A on
Roadways Figure 30 in the Transportation Section of this
Report). A small sedimentation basin should be planned for
the southwest corner of the site to capture this fl ow.
Stormwater Practices and Erosion Control. Th e overall
Stormwater Management Plan for the Kimihurura site will
need to incorporate many types of drainage practices in order
to adequately and aesthetically control stormwater. At a
minimum, these practices should include the following:
Underdrains. Some proposed roadway sections include
landscaping within areas of pervious pavers or other areas
where vegetated swales are not feasible and piping is not
necessary. In these areas underdrains can be considered under
the landscaping and parking areas where the proposed surface
treatment is a paver that will allow runoff to infi ltrate.
Th e Underdrain Pipe. Th is pipe should be perforated to
intercept fl ows that do not infi ltrate the ground. Th ey will
fl ow downhill and daylight into a proposed vegetated swale.
Th e size of the underdrain pipe will need to be considered in
design as infi ltration rates are very low. It may be necessary
in some areas to install a larger perforated pipe in order to
force stormwater fl ow away from the surface and towards its
discharge point in high intensity storm events. Sizing of these
facilities will need to be based on infi ltration rates, and specifi c
area runoff .
Constructed Wetlands. Kimihurura is surrounded by many
areas that have been designated as wetlands and within a fl ood
plain. Th ese wetlands remain dry for much of the year. Th ey
have been degraded downhill of the site due to industrial
development. Constructed Wetlands (Figure 47)can be used
in place of sedimentation or detention ponds as a storage and
water quality treatment practice. Constructed Wetlands are
more advantageous in this location due to their proximity to
existing wetlands. Th ey can also provide future opportunities
for land use improvements and wetland restoration just south
of the current Kimihurura site. Th is wetland will be coupled
with a sewage treatment facility to be part of an Environmental
Treatment Zone.
CALCULATIONS AND DESIGN CRITERIA
Calculations were prepared in compliance with the Study of Stormwater Drainage Management and Erosion Control for Kigali City, Technical Study Report, Volume 1, August 2007. Based on the criteria, proposed drainage facilities are sized using a 10-year frequency design storm with runoff calculations completed using the Rational Method. The Rational Method can be represented by the following formula:
Q = CiA. Where Q is the flow rate in liters/second; C is the runoff coefficient; i is the rainfall intensity in liters/second*ha, and A is the area in hectares.
The runoff coefficient is determined using an assumed land plan use with proposed density to determine the impervious area over the site with a given coefficient of runoff depending on the proposed surface. For calculation purposes, the existing site’s C value was estimated at approximately 0.35 because existing development is somewhat dense with existing roadways and buildings but still has considerable unpaved surfaces. For the proposed condition, the C values were assumed to be approximately 0.70 for both basins because impervious surface will be added with the proposed roadway improvements. These values are lower than previously assumed in the Technical Study Report prepared in August of 2007 by NORPLAN because they are based on actual development plans that incorporate more pervious areas with the incorporation of parks and athletic field facilities. The anticipated program for the Kimihurura site includes additional roadway infrastructure which will create access to improved and new government buildings and other business and commercially related infrastructure.
Intensity values, i, are based on historic rainfall data collected and analyzed over a period of time shown in Table 4. The goal of analyzing the existing and proposed runoff using the Rational Method is to determine what is required to mitigate flows such that the proposed runoff does not create point sources or exceed the historic runoff. In order to attenuate the flows, constructed wetlands and detention facilities will be used on the Kimihurura site to ensure that flooding downstream does not become a problem and that the quality of the runoff is improved prior to discharging from the site. Table 5 shows the results of the Rational Method Analysis of the historic and proposed site runoff along with the detention that will be utilized to control the stormwater flow.
PERVIOUS PAVERS FREE DRAININGMATERIAL
TRAVELLANE
PEDESTRIANPATH
PERFORATED DRAINPIPE (SIZE TO BEDETERMINED)
CLEAN GRAVELAROUND PIPE
GEOTEXTILE/FILTERFABRIC
FIGURE 46: UNDERDRAIN DETAIL
DETENTIONEXISTING PROPOSED REQUIRED (m3)
AREA 1 2,442 4,691 3,223AREA 2 5,472 10,491 7,222
(1) Kigali Meteorological institute
10-YEAR RUN OFF (l/s)(1)
DURATION (min.)
15 232 25830 169 18845 129 14460 103 11575 85 9590 73 82
(1) Kigali Meteorological institute
5 YEAR RETURN PERIOD (l/s-ha)(1)
10 YEAR RETURN PERIOD (l/s-ha)(1)
PROPOSED CONVEYANCE PATTERNS
Controlling stormwater through the Kimihurura site will
require a combination of sustainable and simple surface
drainage techniques along with underground piping and
conveyance systems in the more restricted and urban portion
of the site.
Stormwater runoff at the northeast portion of the site, in the
proposed convention center region (see site sections, Figures
36-38, and 42-43, as well as Figure 29: Kimihurura Roadways,
in the transportation section of this report), will need to be
controlled through the installation of stormwater inlets and
underground or covered conveyance pipes. Th is is a necessary
step in the design for this area because the roadways planned
incorporate curbing, sidewalks, and other hardscape features
that prohibit the installation of roadside ditches. Using non-
surface drainage in central and highly visible areas, such as
near the Convention Center, will also add to the aesthetic and
functional value of the overall site.
Th e stormwater infrastructure from the Convention Center
site should discharge into a proposed aesthetic/water quality
pond located within the proposed Park. Th e Park is located
along the east side of the main arterial roadway that runs north
to south through the site (road section 5 on Roadways Figure
43 in the Transportation Section of this report). Th e pond
will need to be incorporated into the proposed Park program
while providing storage volume for the drainage basin runoff .
A vegetated collector swale will need to continue through the
park area to convey outfl ow from the aesthetic pond to the
proposed constructed wetlands located at the southeast corner
of the site. Velocities will need to be dissipated as fl ow moves
through the swale. Small bio-retention areas placed within
the alignment of the swale will provide the damming needed
to slow the fl ow and add an aesthetic landscaped feature to the
greenway.
Stormwater runoff from the northwest portion of the site, near
the existing Government Circle will need to be directed into
a separate sub basin. Th is fl ow will be captured by a vegetated
swale with check dams located along the circular local roadway
TABLE 4: PRECIPITATION FREQUENCY DATA, KIGALI AIRPORT
TABLE 5: PRECIPITATION FREQUENCY DATA, KIMIHURURA NEIGHBORHOOD
KIGALI SUB AREA PLANNING
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INFRASTRUCTURE
NATIVE PLANTSPECIES (MESIC)
COMPACTEDEARTH
DRAIN PIPETO DAYLIGHTDOWNHILL IN DITCH
GRAVEL
GEOTEXTILEFABRIC
FREE-DRAININGMATERIAL
0.5m
WIDTH PERDITCH DETAIL
Vegetated Swales with Check Dams. Vegetated swales along
the proposed roadways should be utilized, where acceptable,
to direct fl ow away from vehicular and pedestrian travel areas,
reduce erosion, and force fl ow towards proposed treatment
and storage areas. Th e swales will also need to include check
dams or drop structures at determined intervals to help with
fl ow velocities. Th e structures will also provide small storage
areas within the vegetated swales where sediment can settle
out and stormwater can infi ltrate the ground. See Figure 50:
Vegetated Swale.
FREE-DRAININGMATERIAL
COMPACTEDEARTH
CONSTRUCTEDWETLAND
NATURALWETLANDS
GRASS LINED ORRIP-RAP ASREQUIRED
FIGURE 47: CONSTRUCTED WETLAND DETAIL
FIGURE 48: BIO-RETENTION DETAIL FIGURE 49: AESTHETIC STORAGE POND
DRAINAGE
For the western portion of the site, roadside vegetated swales
will be utilized to convey fl ow into a proposed sedimentation
basin where it will be treated for water quality. A key to the
success of using road side swales is “sizing”. Th e runoff from
each contributing area will need to be determined in order to
approximately size the swale for adequate capacity available in
the allotted space. If the size needed to convey the contributing
fl ow is not available, piping and other alternatives will need to
be considered as a supplementary way to control the runoff .
AESTHETIC STORAGE POND - FIGURE XX-XX
NORMAL POND DEPTH
STORAGE VOLUME
COMPACTEDEARTH
GEOTEXTILEFABRIC LINER
One Constructed Wetland area should be placed at the
southeast corner of the Kimihurura site where it will serve
as a discharge point for runoff from the eastern basin. An
outlet will be need to be designed for overfl ow conditions so
that water can pass more quickly and outlet to the existing
wetland area. Periodic maintenance will be required to remove
accumulated sedimentation from the Constructed Wetland
treatment area.
Bio-retention Areas. Bio-retention areas are similar to
constructed wetlands, because species that are indigenous to
wetland areas need to be planted within the targeted treatment
area. Unlike constructed wetlands, bio-retention areas are not
necessarily constructed adjacent to existing wetlands, and are
also smaller in size. Th e intention is for stormwater to enter
the treatment area where it will be retained for a period of
time, allowing either sediment to settle, vegetation to uptake
the water, or for infi ltration into the ground. A perforated
pipe surrounded by stone will need to be placed at the bottom
of the bio-retention areas and directed downstream. All water
that is not infi ltrated or used for plantings will be daylighted to
a discharge point. Th e plant species for the bio-retention areas
must be selected carefully in order to withstand both periods
of fl ooding and lengthy dry periods. Many mesic plans will fi t
this criterion, and native species to the land should be selected.
See Figure 48: Bio-Retention Detail
Aesthetic Storage Pond. A water-feature like pond will be
used in the proposed park area to provide stormwater storage
without compromising the aesthetic value of the park. Th is
pond will contain dead pool storage that will remain at all
times and will provide the aesthetics of the pond. An area
above the designated standing water elevation will be allotted
for stormwater storage and retention. Flow will enter the pond
for treatment and exit into the collector swale for discharge
into the constructed wetlands. See Figure 49: Aesthetic
Storage Pond.
Sedimentation Basin. A small sedimentation basin will need
to be located at the south western corner of the site to collect
stormwater runoff from open ditches and underground pipes
on the western side of the site. See Figure 51: Sedimentation
Basin Detail
KIGALI SUB AREA PLANNING5-22
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KIMIHURURA - INFRASTRUCTURE 5-23
K I M I H U R U R A
pond, and constructed wetlands for irrigation in the park and
athletic fi eld areas. Since an aesthetic pond with dead pool
storage is already proposed within the park area, an excellent
opportunity for recycling this water into irrigation for the park
itself is presented.
In both these cases, calculations will be needed to determine
the quantity of water that is available through both roof top
rainwater harvesting and stormwater collection. Additionally,
this quantity would need to be compared to water demands for
irrigation and grey water use to determine its viability. Th ese
practices should be a strict requirement of development.
Phasing. Th e majority of the development in Kimihurura
will be completed at one time, with the exception of the main
arterial roadway running north to south along the center
of the site (roadway section 5 on Figure 43: Kimihurura
Roadways in the Transportation Section of this Report). Th is
roadway is expected to be constructed fi rst with the remainder
of the development to follow. Any associated drainage
should be installed at the time the roadway is constructed
and a portion of the constructed wetlands should be built
in order to accommodate the additional fl ow. Th e vegetated
collector swale, along with the bio-retention areas located with
the swale, should also be constructed so that fl ow from the
roadway can be collected and treated and minimal earthwork
will be required near the roadway for future drainage.
OUTLET PIPE
STABILIZATIONOUTLET TO EXISTINGDRAINAGE
STABILIZATION WITHVEGETATION
NATIVE IMPERVIOUS FILL
TRASH RACK
OUTLET STRUCTURE
BOTTOM OF POND
13
12
FIGURE 51: SEDIMENTATION BASIN DETAIL
4:1 SLOPE4:1 SLOPE
3m
0.5m
0.5m0.5m
FIGURE 50: VEGETATED SWALE
WATER REUSE AND COLLECTION
Stormwater collection and rain water harvesting are highly
feasible in a climate like Rwanda, where a signifi cant amount of
rainfall occurs at a specifi c time of year. Th is produces excellent
opportunity to collect and store stormwater for use in drier
seasons. At Kimihurura, there are two diff erent conceptual
possibilities for collecting, harvesting, and reusing stormwater.
If both of these methods are implemented, water requirements
for irrigation, toilets, urinals, and other non potable uses can
be drastically reduced and more extensive irrigation systems
can be considered.
Firstly, rainwater harvesting from roof top runoff is a highly
feasible way to collect a signifi cant amount of water during the
rainy seasons of the year. Despite the smaller roof top areas
per capita that are associated with multi-story type buildings
proposed at Kimihurura, collection of water from rooftop
runoff is still highly feasible. Instead of trying to convey the
runoff from the roof top areas to a central collection system
for use over the entire site, it is much more practical to use
the runoff collected from rooftops in areas surrounding the
collection points. Collected runoff from roof tops can be used
for irrigation surrounding the buildings it was collected from
or it could be recycled for use in toilets and other grey water
practices within the building itself.
A second method for stormwater collection and reuse is to
use stormwater fl ows collected in the pond, sedimentation
FIGURE 52: AESTHETIC STORAGE POND FIGURE 53A: CONSTRUCTED WETLAND
FIGURE 53B: VEGETATED OR BIO-SWALE
KIGALI SUB AREA PLANNING
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INFRASTRUCTURE
Th e Kimihurura Sub Area, approximately 89 ha (218 acres) in
size, is located in one of the more urbanized areas of Kigali. Th e
site is centered atop of Kimihurura Hill, surrounded by low-
lying wetland areas 90m (295 ft) below. Th e Kimihurura Hill
is almost entirely developed with residential neighborhoods,
government facilities, commercial businesses and civic center’s
already constructed, along with a new hotel and conference
center that is currently under construction. Elevation ranges
within the proposed boundary range from about 1450m
elevation to 1500m elevation.
EXISTING WATER SUPPLY & TREATMENT
According to maps provided by ElectroGaz, the Kimihurura
Sub Area has potable water infrastructure currently available
to support the proposed long term growth and development
for the area, however, additional infrastructure (water storage,
pump stations, etc.) will be required to enhance the capacity
of the system. Th e larger pipe sizes range from 125mm to
200mm. Sections of water pipeline will need to be removed
and/or relocated due to confl icts with proposed buildings.
Water treatment is provided by the Kimisagara Water
Treatment Plant in the Nyarugenge District. Th e Kimisagara
Water Treatment Plan currently operates at 22,000 m3/d at
nearly its design capacity of 24,000 m3/d. Th e treatment
train is conventional clarifi cation-fi ltration-disinfection with
permanganate, polymer, and aluminum sulfate as coagulants.
PROJECTED WATER DEMAND
Th e projected population for the Kimihurura Sub Area is shown
in Table 6: Population And Service Assumptions. Using this
information, a projected water demand has been calculated
(see Table 7). MININFRA has established a design range of
80 lpcd to 200 lpcd. Data shows a usage of 200 lpcd in houses
with plumbing, as well as in high standing neighborhoods.
Kigali wants average usage to be at 80 lpcd, which is what this
analysis shows. To accomplish this within the Kimihurura
WATERSub Area, planning, reuse and rainwater harvesting will need
to be incorporated into the plan. A minimum water service
line size can be deduced using typical water pipeline velocities
of 5 ft/s – 7 ft/s (1.53 m/s – 2.13 m/s). Th e minimum pipe
size for the Kimihurura Sub Area should be 150 mm. Th is will
allow adequate capacity for additional growth in the area.
PROPOSED SYSTEM DESIGN
Th e Kimihurura Sub Area is located within the Kimisagara
water zone as delineated on the ElectroGaz master water
drawing. Proposed development in the area will result in the
creation of one new pressure subzone. A 1000m3 storage tank
(Kimihurura) and pumping facility currently service the area.
Because this tank is at a lower elevation than the majority of
the proposed Kimihurura neighborhood, additional storage
is being proposed at a tank site northeast of the proposed
development. Th is existing tank (Remera Stade) has a capacity
of 150m3, and sits at an elevation of 1527m. By increasing
the storage capacity at this site, even though it’s in a separate
ElectroGaz pressure zone, a gravity system can be utilized to
service the Kimihurura neighborhood.
A new 300mm transmission line is being proposed from
the updated Remera Stade tank site to the Kimihurura
neighborhood. Th is will provide adequate fl ow to serve the
new development. Smaller distribution lines from 150-
200mm will loop through the proposed development. Figure
54 depicts the proposed layout of the water system.
Additional water storage will need to be provided for the site
in order to provide enough capacity for peak day fl ows and
fi re storage. A total of approximately 2000 m3 will need to
be provided, which will be in addition to the existing 150 m3
tank. Because the Kimihurura neighborhood has a maximum
elevation of 1500m, a minimum of 40 psi of theoretical static
pressure can be provided using gravity fl ow. Table 8 depicts
preliminary water storage requirements. Design assumptions
for storage include:
14351440144514501455
146014651470
1475
14801485
14901495
0051
1460
1465
1470
1475
1400140514101415142014251430
EXISTING 150m3,ELEV= 1527MEXPAND TO A 1900 m3 TANK
EXISTING1000 m3 TANK
80PSI PRESSURE ZONE
HIGH PRESSUREWATER SUPPLY ZONE
CONNECT TOEXISTING WATERSUPPLY SYSTEM
CONNECT TOEXISTING WATERSUPPLY SYSTEM
CONNECT TOPROPOSED WATERSUPPLY SYSTEM
LOW PRESSUREWATER SUPPLY ZONE
40PSI (275.8kPA)PRESSURE ZONE
FIGURE 54: KIMIHURURA WATER SYSTEMKIGALI SUB AREA PLANNING5-24
LEGEND300MM HIGH PRESSURE WATERLINE200MM HIGH PRESSURE WATERLINEEXISTING WATERLINE
N
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KIMIHURURA - INFRASTRUCTURE 5-25
K I M I H U R U R A
Hotel sites will have sprinkler systems• Storage for a peak day of residential usage is being • provided.
Fire fl ows will be 125 l/s based on a reduction of fi re fl ows • due to sprinklering.
DESIGN APPROACHES & ASSUMPTIONS
Th e design approaches and assumptions for the Kimihurura
Sub Area developments are as follows:
Water pipeline connections will be looped from proposed • transmission main line in order to produce a more
dependable distribution network. Th is will allow particular
sections of the network to be isolated and repaired in the
event of failure without aff ecting the entire network.
Water pipeline connections that cannot be made from • existing waterlines will be connected to the nearest water
treatment plant, reservoir, or viable water source.
Existing water pipeline and reservoirs are to remain • where possible in order to accommodate the proposed
development.
Water pipelines to be laid along the “uphill” side-table of • existing and proposed roads for easy access of installation
and maintenance, providing a minimum of 3m of
horizontal clearance from sanitary pipelines.
Th e Ministry of Infrastructure (MININFRA) has • promoted a city-wide goal of 80 lpcd (Liter per capita per
day) for unit water demand.
Offi ce buildings, larger homes, new residential • developments, and tourism facilities may use up to 200
lpcd.
Attempts should be made to provide for future infrastructure • by reserving land for utility corridors and water system
infrastructure (storage, treatment, and fi refi ghting).
SUSTAINABLE SOLUTIONS
Rainwater Harvesting. Implementation of rainwater
harvesting can also provide additional water storage to the Sub
Area of Kimihurura. Rainwater is valued for its purity, with a
EQUIVALENT PEAK FIRE PEAK DAILYDEVELOPMENT RESIDENTIAL DAILY STORAGE m3 (!) PLUSCLASSIFICATION UNITS FLOW l/d FIRE STORAGE m3
RESIDENTIAL 840 403,200 900 1,303.2HOTELS 1500 450,000 450.0COMMERICAL 450 216,000 216.0
TOTAL 2,790 1,069,200 900 1,969
(1) Assumes 125 L/s demand for 2-hours
TABLE 7: PRELIMINARY WATER REQUIREMENTS. PUMPING & TREATMENT FACILITY
EQUIVALENT AVERAGE PEAK PEAK PEAKDEVELOPMENT RESIDENTIAL DAILY DAILY DAILY INSTANTCLASSIFICATION UNITS EQRS FLOW l/d FLOW l/d FLOW l/s FLOW l/s
RESIDENTIAL 840 268,800 403,200 4.67 15.56HOTEL ROOMS 1500 300,000 450,000 5.21 17.36COMMERICAL 450 144,000 216,000 2.50 8.33
TOTAL 2,790 712,800 1,069,200 12.38 41.25
(1) Proposed Pumping Facilites Locations Not Finalized(2) Peaking Factor of 5 Used
TABLE 8: PRELIMINARY WATER REQUIREMENTS. FINISHED WATER STORAGE FACILITIES
Th e fi rst phase of development will be adjacent to the eastern
roundabout, and will be serviced by a loop connection from
the existing 200 mm water line.
SUMMARY
With the addition of the 300mm waterline and increased
storage at the Remera Stade tank site, adequate capacity can
be provided to the Sub Area. Although the Kimihurura Sub
Area has space limitation, attempts should be made to provide
for future infrastructure by reserving land for utility corridors
and water system infrastructure (pump stations, storage,
treatment, and fi re fi ghting).
nearly neutral pH, and is free from disinfection by-products,
salts, minerals, and other natural man-made contaminants.
Plants thrive under irrigation with stored rainwater, and with
the majority of Kigali’s population in the business of subsistence
agriculture; rainwater harvesting could provide the necessary
water storage to be utilized during the dry season.
Rainwater harvesting shall be prioritized for buildings
in Kimihurura. Th e main uses for rainwater will include
secondary usage of bathroom facilities, as well as fl ushing water
for toilets in individual hotel rooms and conference facilities.
Additionally, irrigation will be a secondary usage of harvested
rainwater.
Water Reuse. Th e 80 l/d per person estimates do not allow
for a great deal of outside irrigation associated with hotel
residential and commercial properties. Reuse on a site-by-site
basis is critical to minimizing pumping and storage facilities.
Th e wastewater section will review this in more detail.
PHASING
Pumping and storage facilities could be phased for the demands
but distribution facilities need to be built as presently proposed.
TABLE 6: POPULATION AND SERVICE ASSUMPTIONS
DEVELOPMENT RESIDENTIAL COMMERCIAL POPULATION (1)
CLASSIFICATION
RESIDENTIAL 840 0 3360HOTEL ROOMS 1500 3000COMMERICAL(2) 120 225000 1800
TOTAL 8160
(1) Assumes 4 people/unit residential _2 people unit/hotel(2) Commercial space is 225,000 sq. meters; assume 1 equivalent residential unit per 500 sq. meters
KIGALI SUB AREA PLANNING
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INFRASTRUCTURE
FIGURE 55: SANITARY SEWER SYSTEM
PROPOSED SYSTEM DESIGN
According to PDA Kigali – Avant Project Sommaire, October
2008, a plan is being devised to provide wastewater to the
City of Kigali. It is anticipated that the Kimihurura Sub
Area will be able to tie into the new system. In the event
that development precedes the availability of a wastewater
system, interim measures will need to be taken. Such measures
include temporary lagoon systems, constructed wetlands, and
packaged treatment plants.
Specifi cally, a central treatment and collection system is being
proposed for the Kimihurura Sub Area. Th e STP system
designs are proposed to occur in a phased approach with the
ultimate system design that will serve the entire area. An
856 m3/d facility would be needed to treat the site demand,
assuming some reuse.
Figure 55: Kimihurura Sanitary Sewer System depicts the
proposed wastewater system layout. Pipe sizes will range from
the minimum 200mm to 250mm sizes. All development sites
will drain by gravity except for the farthest west buildings,
which will need to have their own small scale lift station to
enable sewage to be treated at one facility.
Th e Kimihurura Sub Area is centered atop Kimihurura hill,
surrounded by low-lying wetland areas 90m (295 ft) below. Th e
Kimihurura hill is almost entirely developed with residential
neighborhoods, government facilities, commercial businesses
and civic center’s already constructed, along with a new hotel
and conference center that is currently under construction.
EXISTING SEWER SUPPLY
Currently, the Kimihurura Sub Area utilizes pit latrines, septic
tanks, and open or direct discharge for wastewater management.
Sanitary sewer and stormwater drains combine and are drained
in a dual system to the wetlands or river systems below.
PROJECTED SEWER DEMAND
Th e design of the collection system shall use peak instantaneous
fl ow criteria for pipe sizing and peak fl ow days for scour
velocities. Pipe sizing shall be based on pipes at 50% full for
collection lines and 75% full for interceptor lines. Sewage
Treatment Plant sizing shall be sized for peak day usage. Table
9 summarizes peak and average daily fl ows.
As compared to water usage, sewer capacity is 80% of water
usage, or approximately 64 lpcd. Additionally, peak day fl ows
will be 150% of average day fl ows, and peak instantaneous
fl ows will be 500% of average.
SANITARY SEWER
TABLE 9: PRELIMINARY WASTEWATER REQUIREMENTS. COLLECTION & TREATMENT FACILITIES
DEVELOPMENT RESIDENTIAL DAILY DAILY DAILY INSTANT
CLASSIFICATION UNITS EQRS FLOW (l/d) FLOW (l/d) FLOW (l/s) FLOW (l/s)
RESIDENTIAL 840 215,040 322,560 3.73 12.44
HOTEL ROOMS 1500 240,000 360,000 4.17 13.89
COMMERICAL 450 115,200 172,800 2.00 10.00
225000 SM
TOTAL 2,790 570,240 855,360 9.90 36.33
(1) Wastewater assumed at 80% of water system estimates
(2) Peaking Factor of 5 used
KIGALI SUB AREA PLANNING5-26
14641
147
14
1
147
1480
1485
1490
1495
51
475
1400140514101415
14201425
1430
ETZ ZONEWASTE WATERLAGOON LOCATION
LEGENDPROPOSED 200mm SANITARY SEWERLINE NPROPOSED 250mm SANITARY SEWERLINE
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KIMIHURURA - INFRASTRUCTURE 5-27
K I M I H U R U R A
DESIGN APPROACHESAND ASSUMPTIONS
Th e design approaches for the Kimihurura Sub Area are as
follows:
Sanitary sewers and storm sewers will be separated.• Th e sewerage system should be designed to fl ow by • gravity to avoid having to pump sewerage throughout the
system.
Th e sewer pipelines are laid along the “downhill” side • of roadways, providing a minimum of 3m of horizontal
clearance from water pipelines. (See Figure 57)
All sewage is transported by underground pipes and • treated at the proposed Sewerage Treatment Plant (STP)
or temporary lagoon, depending on the current phase of
development.
After being treated, sewage effl uent will be discharged • into a constructed wetland to further eliminate nitrogen
and phosphorus through natural biological processes.
Green buff er zone will be proposed surrounding the STP • to allow the facility to blend in with the surrounding
environment.
Th e design for the sewerage network complies generally with
the design guidelines as stated in the PDA Kigali – Avant
Project Sommaire, October 2008. Table 9B lists the design
guidelines for the Kimihurura Sub Area.
SUSTAINABLE SOLUTIONS
A key component of the proposed system is to establish dual
black and grey waste systems for individual buildings. Th is
will provide the opportunity for grey water reuse, save money
on capital costs as well as ongoing operation and maintenance
costs for the STP. All major buildings should employ black
water and grey water piping. Th e grey water effl uent would
be used primarily for irrigation around the facility as well as
for public facilities such as the main park below the proposed
convention center. Where possible, grey water should be used
for secondary purposes, such as toilet fl ushing.
PHASING
Because Kimihurura is located on a fairly steep site, and has
very little fl at ground, a higher level of sewer treatment is
necessary. As mentioned previously, a phased approach for
FIGURE 56: PROPOSED SEWER TREATMENT PLANT SECTION
sewerage will be implemented. Th e fi rst phase of the system
will consist of an STP located south of the site along the main
east-west thoroughfare.
An aerated lagoon system coupled with constructed wetlands
is being proposed. Th is is a more sustainable solution to
treating sewerage from the Kimihurura Sub Area. Th is area
will need to be approximately 2.0 Ha including the area for
the clarifying pond using a 29 day detention time.
Th e fi rst phase of development will be adjacent to the eastern
roundabout, and will be need to be treated by either a small-
scale onsite treatment facility, or by constructing the permanent
proposed improvements in place up the fi rst phase.
KIGALI SUB AREA PLANNING
14
14
WASTEWATERLAGOONS
NATURAL DRAINAGEWAY / WETLANDS
3.0m
FUTURE ROADWAY
COMPACTEDEARTH
TYPICAL SANITARYSEWER LOCATION
TYPICALWATERLINELOCATION
FIGURE 57: TYPICAL WATERLINE & SEWAGE LINE LOCATION
TABLE 9B: SEWER DESIGN CRITERIA
PARAMETER VALUE
Self cleansing velocity Qpeak; V = 0.6 m/s for Q = Qpeak/10V = 1.0 m/s for Q = 2/10 Qfull
Minimum slope of the network(1) 0.50%Minimum pipe diameter 200mmFormula used Manning-Strickler formulaManhole location (1) Maximum 120m spacingMinimum cover(1) 90cm from the groundMaximum cover(2) 5mChoice of material PVC for Ø 315 mm; Reinforced
f Ø 00Separation from water lines – 3 m; Minimum service line pipe diameter = 100
(1)Modified form PDA Kigali(2) Not a criteria from PDA
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INFRASTRUCTURE
Th is section addresses power, telephone, and internet within
Kimihurura. Of these services, the main analysis discusses a
conventional approach to power supply, which is also costed
in the Capital Improvements Plan/Municipal Financing
section below. Th is includes power plants, substations, and
power distribution loops/lines. Th is analysis shows a “worst
case scenario” for costs; however many sustainable options
exist which will also improve overall costs
An alternative energy approach is discussed under Sustainable
Solutions, which addresses Demand Reduction and Alternative
Sources of Supply. Many of these approaches are just emerging,
Sustainable Solutions may reduce power costs up to 25%
to 30% in the long term, as shown in Table 11. Reductions
primarily come from two sources when using sustainable/
renewable energy sources. First, although capital costs may be
higher up front (costs of new technologies continue to decline
with competition and innovation). Additionally, the life-cycle/
operational costs of maintaining and producing energy make
them cheaper in the long run. Second, when using demand
reducing technologies up front, BOTH capital and long-term
life cycle/operating costs are reduced.
Th is comparative exercise has been done for the sake of cost
comparison and in order to help policy decisions, as well as
to begin a discussion about alternative energy approaches in
Rwanda. It is recommended that Kigali undertake a municipal
or national level campaign to develop an Energy Policy that
will place the issue of alternative energy and sustainability
front and center.
POWER/DRY UTILITIES
AVERAGE POWERDEVELOPMENT DEMAND
CLASSIFICATION (mw)
RESIDENTIAL 1.235
HOTEL 1.548
COMMERICAL 3.750
TOTAL 6.530
TOTAL WITH SUSTAINABLE SOLUTIONS (1) 4.400
(1) A reduction of one-third of the total demand has been applied to the sustainable
DEVELOPMENT UNIT DEMANDS (W/m2)
CLASSIFICATION
RESIDENTIAL 10
HOTEL 20
COMMERICAL 15
TABLE 10: POWER DEMAND FOR INDIVIDUAL FACILITIES
TABLE 11: ESTIMATED POWER DEMAND
FIGURE 58: KIMIHURURA POWER PLAN
EXISTING POWER SUPPLY
Th e Kimihurura site is an existing city center with strong
government and military presence. Th e Kimihurura plan will
add both residential and commercial facilities to the area.
Electrical, telephone and some fi ber optics facilities exist in or
around the area. Th e capacities of these facilities are unknown
due to complexity of the usage from the site coupled with the
adjacent neighborhoods. Power to the site includes a 15 KVA
line that runs through the site along with distribution lines.
KIGALI SUB AREA PLANNING5-28
1445
1450
14551460
56411470
1475
11441450
1455
14601465
1470
1475
1480
1485
1490
1495
0051
1470
1475
140014051410141514201425
1430
EXISTING 15kV OVERHEADELECTRIC LINE
EXISTING 15kV OVERHEADELECTRIC LINE
TO GIKONDO SUBSTATION
(SEE INSET MAP)
GIKONDOSUBSTATION
LEGENDEXISTING OVERHEADELECTRIC LINE NPROPOSED UNDERGROUNDELECTRIC LINE
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KIMIHURURA - INFRASTRUCTURE 5-29
K I M I H U R U R A
PROJECTED POWER DEMAND
Th e proposed site will require an upgrade to the electrical
grid. It appears that the site is serviced by the Gikondo
substation. A new buried distribution system is proposed for
the Sub Area. Figure 58 depicts that layout of the electrical
system. Improvements beyond the Kimihurura area will not
be addressed in this report.
Power demand for the site will be estimated using watts/
square meter (W/m2), for the individual land uses that are
outlined in Table 10. Based on the total demand for the site
improvements, the average power demand for the planning
area is outlined in Table 11. From the proposed site program
and its associated demands no new substations are anticipated
for the areas.
From the site and its associated demands one main substation
will be required for the site and surrounding areas. Th e main
15 KVA substation will be located along the main highway.
Figure 58 outlines the substation locations.
Phasing. Phasing for the project is anticipated to include
the main roadway between the Government Circle and the
existing traffi c circle. Dry utilities can be easily be phased
through this area.
SUSTAINABLE SOLUTIONS
Th e previous analysis as well as the cost estimates (see Capital
Improvement Plan and Municipal Financing section) focused
on conventional electrical scenarios for the production of power.
However, because Kigali (and Rwanda in general) need such
a high level of new energy, and because Rwanda has a stated
national policy to reduce its carbon footprint, it is important to
explore alternative energy sources. Table 11 outlines potential
reductions if sustainable solutions are incorporated. To the
right, new ideas in both cutting demand and expanding supply
are presented.
REDUCING DEMAND: ELECTRICAL ENERGY EFFICIENCY
Because of the rapidly increasing demand and cost
for electrical power in Kigali, new development in
the Sub Area must be energy effi cient and lighten
the new loads within the Sub Area. Multiple small
savings at the individual building and residential
units in aggregate can make a very large diff erence in
energy consumption and the sizing of the electrical
distribution system.
Proper building design in solar orientation, materials,
shading confi gurations and passive cooling strategies
will make mechanical cooling largely unnecessary.
As more residents move to automated washing
and drying of clothing, laundry mats should be
conveniently located in the neighborhoods for
centralized services utilizing high effi ciency washers
and dryers. “EnergyStar” or similarly effi ciency rated
equipment and appliances are to be used throughout
new developments, including especially water heaters
(which may also be solar) and refrigerators. Lamps
for light fi xtures should be LED or compact fl orescent
where ever possible. Alternative briquette, gas, oil or
solar cookers will greatly reduce electrical demand.
Th ermal mass, radiant barriers, thermal insulation
and vented skin technologies also serve to reduce
requirements for cooling. Where some mechanical
cooling is still desirable, low energy consumption
techniques such as evaporative cooling, night time
recharge, geothermal exchange, domestic water
chill beam and other forms of radiant cooling are
recommended.
ALTERNATIVE SOURCES OF SUPPLY
In Kigali, where most the electrical power is from the
burning of imported diesel fuel outside the Sub Area,
alternative renewable energy sources are important to
sustainable and independent development within the Sub
Area. While some of the new technologies may seem to
be more expensive than fossil fuel electrical generation,
fossil fuels have “external” costs that are not computed into
up front costs (such as environmental, political and health
costs as noted in Chapter 2, Sustainable Urbanism). Th ese
hidden costs have important implications for long term
national security and environmental sustainability as well
as medical costs. Th eir hidden costs should be calculated
into decisions about energy supply.
In addition, there is important economic development
potential for Rwanda by emphasizing green technologies.
By using these technologies abundantly and developing
prototypes, Rwanda can position itself as a leader in this
arena and potentially develop a clean energy industry that
can provide technology to the whole Central/East Africa
region.
Th e range of new/green energy technologies is growing
exponentially. Solar photovoltaics (PV) can be mounted
to roof tops or banked together in generation plants
within each Sub Area. PVs can be used as roof shelters,
park shade structures, window shades and even facades.
Other renewable sources to be utilized within the Sub
Area include: biogas and biomass generators from wet
organic waste in the sewer system and dry organics (from
such sources as market and produce processing waste)
respectively. Gravity water fl ow from hilltop storage tanks
in the Sub Area will generate electricity while reducing
water pressure to appropriate levels.
Photovoltaic. Photovoltaic (PV) cells should be
incorporated where feasible into individual buildings,
including civic buildings. Although not as cost eff ective
(at this time) as fossil fuel generation, it is expected that
with the increased development in the City and the
problems associated with electrical generation, PV’s would
provide a reliable source. Th in fi lm PVs can be applied to
any exterior surface exposed to direct sunlight.
As a matter of thumb, household energy needs can be
met by reserving 9 m2 unit on a north or near north
facing roof along with architectural design guidelines
which will make the incorporation of solar energy more
cost eff ective.
Electrical Power “Smart” Grid. Th e state of the art in
electrical power distribution fl ow is moving from the
hierarchical large central power plant grid to a network
grid for decentralized power generation sources. Th e
integration of multiple renewable energy sources is
changing the way distribution is achieved. Th e diversity
of sources such as solar photovoltaic, wind, hydro and
biofuels that may contribute inconsistent peaks in
generation from diff erent locations require a “smart” grid
to balance loads from many sources and distribute them
to where they are needed. Hydrogen generation is even
being tested as an energy storage medium to off set the
highs and lows of wind power generation. Th is kind
of power grid will allow anyone to contribute it and be
reimbursed through reverse metering.
KIGALI SUB AREA PLANNING
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DEVELOPMENT & DESIGN GUIDELINES
position in the Kigali landscape, and the need for it to link
carefully to the design orientation of the new Convention
Center/Hotel, it is recommended that detailed streetscape
design guidelines be produced with recommendations for
these elements Like detailed infrastructure design, this shall
be undertaken before project commences construction.
After the infrastructure rights-of-way and the Open Space/
Greenway Zone, the remaining elements of the site include
interior block layouts and buildings, which will be in the private
domain. Private sector developers for these sites shall follow
direction provided by zone in the Development Guidelines
and general Design Guidelines shown below.
DESIGN GUIDELINESTh e roadways and circulation rights-of-way shown in the
previous Infrastructure section, as well as the Open Space/
Greenway Zone form the framework of public space which is
in the domain and responsibility of the municipal government.
Th e site design of these areas has been set by the plan and will
become a legal document if adopted by Parliament.
However, attention to detailed design elements for the public
area promenades, plazas, outdoor seating and eating areas, and
garden/landscaped areas was beyond the scope of this study.
Th is includes: lighting, signage and wayfi nding, restaurant
and shop display and facades, restaurant patio regulations and
street furniture, paving, walls and steps, kiosks and detailed
landscaping. Because of Kimihurura Sub Area’s prominent
MIXED USE COMMERCIAL ZONE
Th e Kimihurura Sub Area is a Class A mixed use/commercial
district, designed to visually and functionally anchor the whole
Kimihurura Roundabout area, including the new Convention
Center/Hotel and adjacent development. Th e Kimihurura Plan
has been designed to create a place that both punctuates the
area and produces a network of linkages to its surroundings.
Th e urban complex serves as an iconic point of arrival in
Kigali, and its height, massing and density guidelines suggest
a high density sculptural urban quality with high peaks at
the Roundabout stepping down to meet the development
surrounding the site. Building functions, building confi gurations
and lot occupations that help shape height and massing of the
area are shown in Tables 12-14.
In addition, Tables 12-14 show Site Planning Guidelines,
including setbacks, building sitings and parking guidelines
that work with the public rights-of-way to produce a vibrant
street life and “outdoor living space,” and results in a network
of surrounding open space. Th e goal of these guidelines is
to work with the public circulation rights-of-way to assure
that block and building development shapes the public and
pedestrian spaces to create sustainable and socially attractive
urban spaces. Please see Chapter 1 for more information and
defi nitions on the terms in these tables.
From the perspective of sustainable urban design, building
setbacks and façade design shall consider the role of the building
within the assemblage in its block or plaza. Th e goal is to create
public urban space between the buildings that is “larger and
more interesting than the sum of its parts,” and that serves
and excites the users. Building facades shall relate to adjacent
and nearby buildings. Th ey shall be articulated horizontally
with detail so they do not appear massive, considering the
pedestrian experience as a priority to sculptural quality.
Private developer block design shall link to adjacent public
spaces and eff ort shall be made to ensure a well designed and
varied public/private space network with no cut-off s or insecure
cul-de-sacs. Large urban spaces shall be complimented with
more intimate urban corridors, passageways and pocket parks
within blocks. All block site design shall consider the broader
“desire lines” for pedestrians, bikeways and autos, so that the
block links pedestrian, bicycle, automobile and mass transit
users to surrounding context. Pedestrian systems are designed
to create a friendly environment for walkers, with welcoming,
gentle walkways and plazas. Mass transit stops shall be
considered in block design so that people have appropriate
entry points and waiting areas. Parking entrances shall be
secondary to alternative transportation services. Together,
these elements shall refl ect an interpretation of town life by
creating true public spaces, where it is easy to be out of doors,
to encounter friends, and in doing so, to build the community
spirit.
Site elements shall be designed together with buildings so that
they are implemented together; and architectural budgets shall
include site design buildout.
Following, general Design Guidelines are outlined that refl ect
key considerations for sustainability and Rwanda appropriate
design.
Siting Considerations. Careful integration of buildings and
other improvements with the natural landscape is critical to
successful environmentally sensitive site planning, including
Preserving and protecting existing and distinctive natural setting
and ecosystems, responding to views and solar orientation,
maintaining existing drainage patterns, minimizing grading
and vegetation removal, and minimizing potentially adverse
impacts to adjacent properties.
Parking. In addition to parking shown on roadway rights-
of-way, parking shall be located primarily on the interior of
FIGURE 59: KIMIHURURA HIGH DENSITY MIXED-USE ZONE
KIGALI SUB AREA PLANNING5-30
mft
0
0
200
800
MIXED-USE ZONES
High Density
Medium Density
Neighborhood Center
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K I M I H U R U R A
Zone T4 CC Zone T5-MU-MD Zone T5-MU-HD
1.
2.
3.
permitted
permitted on upper floors
limited use within overall structure
permitted
permitted
Civic permitted
Education (elementary) permitted
4 stories min. 10 stories max.w/stepped back penthouse
not permitted
as per Sub Area Plan
60% min. 70% max.
not permitted
permitted
permitted
permitted
0-3 m. max.
0-3 m. max.
0-3 m. max.
0-3 m. max.
80% min. at setback
not permitted
not permitted
permitted 1.
permitted
not permitted
permitted
permitted 2.
permitted
1 space per 300 SM//10 bicycle spaces per 300 SM
3.
1 space per 5 DU/1 bicycle parking space per DU.
1.
2.
1.
Side Setback (g.3)
Rear Setback (g.4)
Retail
Rearyard
Courtyard
BUILDING CONFIGURATION (See Table A)
A. BUILDING CONFIGURATION
Trash containers shall be stored within the third layer.
Forecourt
FRONTAGES
Common Lawn
Porch & Fence
"N" stands for any Stories above those shown, up to the maximum. Refer to metrics for exact minimums and maximums.
B1. SETBACKS - PRINCIPAL BLDG.
B2. SETBACKS - OUTBUILDING
setbacks are prohibited in this zone
Mixed Uses
Building height shall be measured in number of stories, excluding attics and raised basements.
Stories may not exceed 4.25 m. in height from finished floor to finished ceiling, except for a first floor commercial function which must be a minumum of 3.3 m. with a maximum of 7.5m.
Height shall be measured to the eave or roof deck.
The facades and elevations of principal buildings shall be distanced from the lot lines as shown.
Facades shall be built along the principal frontage to the minimum specified width in the table.
Outbuildings are prohibited in this zone.
Frontage Buildout
Uncovered parking spaces may be provided within the third layer as shown in the diagram
Covered parking shall be provided within the third layer as shown in the diagram
C.PARKING PLACEMENT Terrace or Courtyard
Principal Building
Outbuilding
LOT OCCUPATION
Front Setback Secondary (g.2)
Lot Width
Lot Coverage
BUILDING DISPOSITION
Sideyard
Residential
Stoop
Shopfront & Awning
Gallery
Arcade
PARKING PROVISIONS
Commercial
SETBACKS - OUTBUILDING (See Table B2)
Kinyinya Mixed Use High Density
Residential
Lodging
Office
BUILDING FUNCTION
Edgeyard
SETBACKS - PRINCIPAL BUILDING (See Table B1)
Front Setback Principal (g.1)
Kinyinya Mixed Use Medium DensityKinyinya Neighborhood Center
T5
blocks behind or under buildings. Urban blocks with a grade-
change of one fl oor level or more provide an opportunity for
covered parking garage space accessed from the lower side of
the block. Th is confi guration would allow the space above to
be utilized for pedestrian plazas or terraces, where not directly
under a building. Uncovered outdoor parking lots shall have a
minimum of two canopy trees every 10-15 parking spaces for a
minimum of 35% shade coverage of paving (after 5 years plant
maturity) and shrubbed or groundcovered medians between
parking bays.
Servicing. All commercial uses must house materials and
trash internally until pickup and all materials and garbage /
recycling must be concealed from view. Transformers and
other utility boxes will be located in landscape areas or set into
sloped banks to partially conceal them from view. Planting
shall be used to ease their visual presence. Utility connections
and meters shall be incorporated into building or landscape
walls for convenient access and minimal visual impact.
Landscape Site Work. Landscape site materials, such as
retaining walls, pedestrian pavements, steps and stairs, shall
be complementary of the site’s unique setting, using Rwandan
materials such as cobbles or granite block pavers if possible.
Th ese shall be standardized to create a unifi ed and consistent
“village” aesthetic, further re-enforcing the sense of place.
Walls shall maximize seating areas if possible.• For Paving: Stone or pre-cast concrete pavers are acceptable. • Variations in pavers and patterns are encouraged in seating
areas and patios outside the fl ow of pedestrian traffi c to
highlight diff erent establishments.
Pedestrian walkways across curbs shall be handicapped • accessible.
Steps, Stairs, Ramps shall be handicapped accessible and • non-slip for safety and provide handrails supported by
open railings or balusters rather than solid walls. Th ey
shall be designed as extensions of buildings and blend
with adjacent pavement.
Street Furniture. Benches within the urban public space shall
be amply provided for seating and walls shall be designed for
seating.
Kiosks and Information Boards. Shall be provided within
public spaces, with protection from rain and appropriate dark
sky lighting.
Trash Receptacles shall be provided regularly on every block
and shall be covered and consistently designed and labeled.
Clearly labeled recycling receptacles shall be placed next to all
large trash receptacles.
Bicycle Racks. In general, bike racks within the urban
public spaces shall be provided on every block and shall be of
consistent design and provide a unifying site element, placed
in easily accessible locations.
Fencing may be used to control circulation, for safety
protection, and to defi ne edges of special areas. Th ey shall not
privatize the Kimihurura public space or cut it off from public
access. Th ey shall be similar in design to adjacent buildings
and shall not restrict views except when concealing service
areas.. All pool amenity areas are to be fenced.
Signage. Signage shall follow a sign code developed to prevent
the distraction of overstated displays of information and to
establish a common visual character.
Lighting. Detailed lighting designs shall be established for all
of Kimihurura with the fi rst construction project. In general,
it shall provide safe and adequate illumination to allow for
the movement of pedestrians and vehicles, shall facilitate
nighttime activities, and contribute to overall ambiance within
the area. Illumination levels shall be high enough to facilitate
safety with a minimum of 10 lux on pedestrian surfaces, but
not to create a bright, overly lit pedestrian environment.
TABLE 12: KIMIHURURA MIXED-USE GUIDELINES
KIMIHURURA - DEVELOPMENT & DESIGN GUIDELINES 5-31
KIGALI SUB AREA PLANNING
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DEVELOPMENT & DESIGN GUIDELINES
Lighting shall be utilized as an overall compositional element
linking various pedestrian corridors and distinguishing
individual neighborhoods. Lighting shall strive to minimize
energy consumption in all aspects of design. Light fi xtures shall
have a “cut off ” confi guration to prevent light pollution into
the night sky and beyond site boundaries. Light sources shall
not produce more than 6 lux at site boundaries. Emphasis shall
be placed on creating higher illumination levels at building
entrances, stairs, ramps, major pedestrian spaces, decision
points, etc. General lighting shall be from an LED, metal
halide or high pressure sodium source and shall not overwhelm
other secondary light sources used for retail display signage.
Landscape Design. All new development shall prepare and
present a landscape / revegetation plan which shall emphasize
natural design, indigenous plant materials and revegetation of
disturbed areas. Landscaping is encouraged to shade from the
sun, cool hardscapes and provide beauty.
Landscape plantings are to defi ne entries, design accents, • and outdoor spaces; frame desirable views and vistas; buff er
prevailing winds and provide color and/or shade.
Trees are to be selected for appropriate scale, canopy form, • and durability. Shade trees with broad canopies above
human standing height are encouraged.
Low spreading shrubs may be planted as understory to • tree groupings, in particular in larger sized planting areas,
on steeper slopes to control erosion, and on the outer
perimeter. Ground level shall be covered by the most
durable and low water plan materials available.
Perennial fl owers or herbs shall be planted wherever • possible within the urban center; and annual fl owers shall
be minimized to avoid excessive cost of replacement.
Lawn may be used in appropriate places such as for passive • recreation, but shall be minimized in favor of perennial
groundcover, low shrubs and native grasses where possible
to preserve irrigation.
Gray and harvested water shall be used where possible for • irrigation.
Trees or groups of trees adjacent to the construction area • (especially heritage trees) shall be fenced and protected
during the construction period. Trees and other existing
vegetation are valued and are to be preserved whereever
possible.
Water conserving irrigation systems shall be installed • where appropriate. Mulch all planting areas.
Berms must appear to be a natural landform. Th ey shall be • compacted and have maximum slope of 2:1.
Rocks that are uncovered during foundation excavation • can be used very eff ectively to add visual interest by
incorporating it into to the landscape design.
MEDIUM AND LOW DENSITY HOTEL ZONES
Design Th emes and Guiding Principles. Kimihurura Hotels
will support the functions of the Conference Center, business
community and provide a premier level of attraction to both
residents of Rwanda and visitors. Each building design
shall respect its place as part of the larger neighborhood
community, and the City government may wish to consider
the development of more refi ned design guidelines that ensure
coherence in hotel design. While the unique character of
each hotel is welcomed so that it may distinguish it from the
others, hotel design shall be mindful the overall quality of the
Sub Area, the layout of the hotel zone in a park-like setting,
and sensitivity to surrounding neighborhoods. Th e following
development guidelines provide minimum requirements for
the Kimihurura hotel zone.
Professional Design Assistance. A high level of design
quality will be expected at Kimihurura. It is required that all
Owner/Developers engage a licensed architect familiar with
the building types and who personally visits the site during the
initial stages of the design review process. “Off the Shelf ” or
stock plans are not acceptable design solutions.
Environmental/Urban Sustainability shall be an integral part
of development given a high level of attention. While unique
designs are appreciated in the Kimihurura hotel district, hotel
design shall be mindful of the following:
Integration with site; protection and preservation of site, • trees, and surrounding natural environment
Minimize surface parking by providing underground • parking for the majority of new development projects.
Wherever practical and economical, use environmentally • friendly, native, and natural materials and sustainable
design standards
Recycled materials be used where ever possible to make • sustainable construction and maintenance a priority.
KIGALI SUB AREA PLANNING5-32
FIGURE 60: KIMIHURURA HOTEL ZONES
mft
0
0
200
800
HOTEL ZONES
High Density/Conference Center
Medium Density
Low Density(Eco-Tourism/Retirement Housing)
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K I M I H U R U R A
Integration With Th e Hotel Park. A key element of these
sites is their adjacency to the large park situated between them.
Th is park is intended to provide a peaceful setting for walking,
sitting and contemplation amidst a heavily tree’d setting. All
development surrounding the park shall be mindful of this
restful quality and hotel siting shall be designed accordingly.
For example, hotel sites shall provide pedestrian orientation
and access to the park, with transport and services accessing
from behind. Roadways between hotels shall be ornamental,
with heavier service access coming from the northern and
southern ends of the hotel sites.
Medium and Low Density Hotels. Th e hotel sites provide
options for diff erent types of hotel zones. In no case shall
there be high density hotels of more than four stories
and 300 rooms located in Kimihurura. Hotels of medium
density/activity provide a more urbanized environment, with
restaurants and shops, support conference/meeting rooms,
spas and other facilities. Low density/activity hotels would
be smaller, with a neighborhood bed and breakfast ambiance.
Th ese would not include a high level of amenity, opting for a
more tranquil atmosphere. Th ey would tend to have a more
garden like setting.
Development Guidelines for building function and
confi guration, lot occupation, building disposition, setbacks,
frontages and parking are shown in Tables 12-14. Zoning
standards shape the general regulations regarding layout,
density, massing and Floor Area Ratio (FAR). Th ese inlcude:
permitted building function and usage• building confi guration (height/stories)• lot occupation (lot layout and coverage)• site building disposition, setbacks and frontages• parking provisions•
Please see Chapter 1 for more information and defi nitions on
the terms in these tables.
Kimihurura Hotel Medium Density Kimihurura Hotel Low DensityZone T2-H-MD Zone T2-H-LD
1.
2.
BUILDING FUNCTION
Residential restricted use restricted use
Hotel Medium Density 200-300 rooms 100-200 rooms
Office within hotel and conf. ctr. within hotel and conf. ctr.
Retail within hotel within hotel 1
Principal Building 4 stories max. 2 stories max. 2.
Outbuilding 2 stories max. 2 stories max.
LOT OCCUPATION LOT OCCUPATION
Lot Width 20 m. min. 20 m. min.
Lot Coverage 60% max. 60% max.
BUILDING DISPOSITION
Edgeyard permitted permitted
Sideyard permitted permitted 1.
Rearyard permitted permitted
Courtyard permitted permitted
Front Setback Principal (g.1) 7 m. min. 7 m. min.Front Setback Secondary (g.2) 3.66 m. min 3.66 m. minSide Setback (g.3) 3.66 m. min 3.66 m. minRear Setback (g.4) 3.66 m. min 3.66 m. minFrontage Buildout 40% min. at setback 40% min. at setback
Front Setback Principal (h.1) 6 m. min. + bldg. setback 6 m. min. + bldg. setbackFront Setback Secondary (h.2) 1 m. min. or 2 m. at corner 1 m. min. or 2 m. at cornerSide Setback (h.3) 1 m. min. 1 m. min.
PRIVATE FRONTAGES 1.
Common Lawn permitted permittedPorch & Fence permitted permittedTerrace or Lightwell not permitted not permittedForecourt permitted not permitted 2.
Stoop permitted permittedShopfront & Awning permitted not permittedGallery permitted not permittedArcade permitted not permitted
3.
.5 spaces per room plus 10% overflowand 10% employee
.5 spaces per room plus 10% overflow and 10% employee
.5 bicyicle space per employee .5 bicyicle space per employee
BUILDING CONFIGURATION (See Table A)
PARKING PROVISIONS (See Table C)
Hotel
The Facades and Elevations of Principal Buildings shall be distanced from the lot lines as shown.Facades shall be built along the principal frontage to the minimum specified width in the table.
SETBACKS - OUTBUILDING (See Table B2)
C. PARKING PLACEMENT
SETBACKS - PRINCIPAL BUILDING (See Table B1)
Hotel
Shopfront & AwningGalleryArcadePARKING PROVISIONS (See Table C)
Porch & FenceTerrace or LightwellForecourtStoop
Front Setback Secondary (h.2) Side Setback (h.3)
PRIVATE FRONTAGES
Common Lawn
Rear Setback (g.4)Frontage Buildout
SETBACKS - OUTBUILDING (See Table B2)
Front Setback Principal (h.1)
SETBACKS - PRINCIPAL BUILDING (See Table B1)
Front Setback Principal (g.1)Front Setback Secondary (g.2)Side Setback (g.3)
Edgeyard
Sideyard
Rearyard
Courtyard
Lot Width
Lot Coverage
BUILDING DISPOSITION
Retail
BUILDING CONFIGURATION (See Table A)
Principal Building
Outbuilding
BUILDING FUNCTION
ResidentialHotel Low Density
Office
Covered parking shall be provided within the third layer as shown in the diagram. Side- or rear-entry garages may be allowed in the first or second layer by warrant.
Service facilites and trash containers shall be stored within the third layer.
"N" stands for any Stories above those shown, up to the maximum. Refer to metrics for exact minimums and maximums.
The Elevations of the outbuilding shall be distanced from the Lot lines as shown.
B1. SETBACKS - PRINCIPAL BLDG.
B2. SETBACKS - OUTBUILDING
Height shall be measured to the eave orroof deck.
A. BUILDING CONFIGURATIONBuilding height shall be measured in number of Stories, excluding attics and raised basements.
Stories may not exceed 4.25 m. in height from finished floor to finished ceiling, except for a first floor commercial function which must be a minumum of 3.3m with a maximum of 7.5m.
Uncovered parking spaces may be provided within the second and third layer as shown in the diagram.
T2 T2T2
TABLE 13: KIMIHURURA MIXED-USE GUIDELINES
KIMIHURURA - DEVELOPMENT & DESIGN GUIDELINES 5-33
KIGALI SUB AREA PLANNING
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DEVELOPMENT & DESIGN GUIDELINES
KIMIHURURA RESIDENTIAL ZONES
Th e Kimihurura neighborhood center includes two residential
zones: Residential Medium High (100 DU/Ha) and Residential
Medium Low (70 DU/Ha) areas. Development Guidelines for
building function and confi guration, lot occupation, building
disposition, setbacks, frontages and parking are shown in Table
14. Development guidelines that are unique to the Kimihurura
residential site follow below. Please see Chapter 1 for more
information and defi nitions on the terms in these tables.
Th e neighborhood provides housing, commercial and
community facilities for a variety of residents, including
Rwandan residents who enjoy a more urban lifestyle,
employees of government facilities located in the vicinity, as
well as foreign visitor conducting business in Kigali, especially
in the vicinity. Th e location makes it convenient for those who
must travel extensively, with convenient access to the Kigali
International Airport.
In general, guidelines for basic principles of sustainable urbanist
neighborhoods outlined in Chapter 2 will be appropriate
for this area. While there are two diff erent densities, the
fundamental layouts and guidelines for the two zones are very
similar, except that they will be diff erent stories and will need
to accommodate diff erent parking.
Residential blocks have been designed to support sustainable
urbanist objectives outlined in Chapter 2.1 Blocks are laid
out along the traditional lanes from the former military base
already found on the site, with buildings close to the setbacks
so that streets are “living” and peoples’ “eyes are on the street”
for safety and security. Pedestrian and bicycle traffi c are
maximized while automobile traffi c is minimized.
Th e Kimihurura Residential Zones diverge slightly from the
Standard Zone confi guration found in Rebero or Kinyinya for
several reasons.
Because there is such a high proportion of retail in the • mixed-use commercial center, neighborhood community
centers and retail would be limited in this zone to groceries,
small shops selling necessities, and pharmacies.
1Single family housing Housing Guidelines were outside the
scope of this project.
Because the market population for this neighborhood is • expected to be more short term, transient, or professionally
oriented, the interior block landscaping is envisioned to
be more low maintenance with urban agriculture tending
towards fruit trees and ornamentals rather than subsistence
or market gardens.
For the same reasons, this area has a lower proportion • of school children than more long term established
neighborhoods; however, an Primary School is located
to the southwest to accommodate children from this and
surrounding neighborhoods.
Th e Kimihurura Neighborhood Center is a moderate • density area that includes primarily residential
development. It is designed to promote the feeling of a
“small town” community with easily walkable access to the
commercial core, the conference center.
Th e siting of this neighborhood follows the existing •
neighborhood layout and every eff ort shall be made to
respect existing heritage trees and cultural landscapes.
Adjacent buildings shall reference each other with
incremental sensitivity and attention to the spaces
in between them so that the whole project reads as a
community that evolves over time. Where site elements
are closely related to the buildings, they may extend
architectural design elements into the landscape, such as
low walls, handrails, etc., which are direct extension of the
building design.
ARCHITECTURAL STANDARDSFOR ALL KIMIHURURA BUILDINGS
All buildings should be sited and designed to take advantage of the local climate for optimum sustainability in cooling and air quality. Th is includes orientation and design features that incorporate sun/shade factors and wind/breezes. Buildings
should generally be oriented along an east/west axis, or confi gured to reduce low east morning and low west afternoon sun exposure on facades and into windows.
Building Roofs. Roofs may be pitched or fl at. Flat roofs shall be constructed with a waterproof membrane that slopes a minimum of two percent (2%) to drain. Roof tiles or shingles shall not be used on pitches less than 25%.
Rainwater Harvesting. All roofs must be capable of • accommodating the catchment and collection of rain water for other use. At a minimum, rainwater shall be controlled and released into open storm drainage systems. Use in landscape irrigation is encouraged. Storage of rainwater for use in “gray” water systems, such as waste removal, will lighten the demand on potable water distribution. Green Roof Gardens. Flat roofs shall be capable of • accommodating the growth of live plant materials on these surfaces.Solar Photovoltaic (PV) Panels Or Films. Roofs shall be • capable of accommodating solar pv panels or fi lms for the generation of electricity. On large fl at roofed buildings, these may be placed on the roof of the highest (penthouse) level fl at horizontally to the sky or as a translucent canopy over a green roof. Water Storage Tanks. Roofs of buildings over four stories • shall be structurally capable of supporting water storage for gravity feed gray water and fi re extinguishing systems.Deep overhangs are generally recommended for shading • and weather protection of wall surfaces.Roof surfaces shall be light in color to avoid heat absorption • and creation of heat islands.Rooftop accoutrements and equipment (including such • items as mechanical units, vents, satellite dishes and antennae) shall be either integrated into the design, concealed from view or painted to reduce the visual impact.Note: the commitment to installing green roofs, solar • pv and water storage tanks at initial construction is not required. Th e initial design and construction should be capable of adding these features in the future, if not initially installed, without major structural modifi cation.
Exterior Façade/Walls. Large building facades and massing should step down from the massive to the personal/ pedestrian scale. Building extensions, such as covered entries, porches, overhangs and/or arcades are used to add texture to buildings,
FIGURE 61: KIMIHURURA RESIDENTIAL ZONES
KIGALI SUB AREA PLANNING5-34
mft
0
0
200
800
RESIDENTIAL ZONES
High Density
Medium-High Density
Medium-Low Density
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K I M I H U R U R A
to provide a connection to the outdoors, and bring large buildings down to a pedestrian scale. Th ese extensions are also important factors contributing to energy effi ciency by providing shading and breaking up the building envelope.
Overhangs, sunshades, light shelves, awnings and living “green” walls are • encouraged for use in keeping the building cool. Large areas of un-shaded glass shall be avoided. Glass curtain walls shall be placed in predominately shaded areas or be equipped with integral shading devices.Building wall surfaces (other than glass, solar walls, living “green” walls, native • stone, brick and accent walls) shall be generally light in color, capable of refl ecting at least thirty fi ve percent (35%) of the daylight striking them.
Building Systems. Cooling shall be implemented by natural ventilation, shading, building confi guration and other passive means as is optimal. Th e use of radiant barriers, insulation, vented skin and low emissivity glass in the building envelop will reduce the demand of day time heat gain. Night time fl ushing of air can cool the interior thermal mass. Supplementary ventilation and cooling, if necessary, shall be designed to minimize energy use. Strategies must take advantage of variable demand and diversity of use. Alternatives to high electrical demand direct expansion air conditioning (DX) systems such as: evaporative cooling during dry seasons, geothermal heat exchange with release of heat in ground coils or subsurface water, domestic water cooling of the structure in perimeter chill beams and in fl oor “radiant” cooling shall be considered.
Day-lighting. Day-lighting shall be optimized to reduce building electrical demand. Strategies such as: high windows and ceilings, clerestories above light shelves, exterior light refl ective surfaces, perimeter refl ective louvers, interior transoms, borrowed light windows, skylights, sunlight tubes will enhance the penetration of natural light deep into the interior of the structure.
Effi cient artifi cial light fi xtures such as direct/indirect pendants for offi ce space and fi xtures with refl ective housings and diff use lenses with LED, T8, T5 or compact fl uorescent lamps will maximize the lumens per watt of electricity.
Seismic/Earthquake Protection. Because of signifi cant seismic activity, an epicenter in the Albertine Rift Zone and recent tectonic activity in the Virunga Mountains, all construction in Rwanda must comply to building codes which specify resistance to earthquakes in order to protect human life and safety.
As of 2006, KIST accepted a peak ground acceleration coeffi cient of 0.27gh ; also, short period Ss design spectral response of 1.24 and one second S1 design spectral responses of 0.56 were reported in a US Army Corps of Engineers technical memorandum in 2002). Seismic design criteria shall be updated, then applied to all new construction. It is recommended that all construction follow life safety codes for structural live, dead and wind loads as well as fi re.
Kimihurura Residential-Med.Low Density Kimihurura Residential-Med. High DensityZone T4-R-MLD Zone T4-R-MHD
1.
2.
open open
open open 3.
limited use: guest houses and Bed and Breakfast
limited use: guest houses and Bed and Breakfast
limited use encouraged for neighborhood office
limited use encouraged for neighborhood office
limited use encouraged for neighborhood retail
limited use encouraged for neighborhood retail
1
4 stories max/2 stories min. av. 2-3 stories Principal Building 6 stories max.w/stepped back
penthouse
2. Facades shall be built along the principal frontage to the minimum specified width in thetable.
2 stories max. Outbuilding 2 stories max.
by block per Sub Area Plan Lot Width by block per Sub Area Plan
60% min. 70% max. Lot Coverage 60% min. 70% max.
not permitted Edgeyard not permittedpermitted Sideyard permittedpermitted Rearyard permittedpermitted Courtyard permitted
0 m. min., 4 m. max. Front Setback Principal (g.1) 0 m. min., 4 m. max.0 m. min., 4 m. max. Front Setback Secondary (g.2) 0 m. min., 4 m. max.0 m. min., 4 m. max. Side Setback (g.3) 0 m. min., 4 m. max.0 m. min., 4 m. max. Rear Setback (g.4) 0 m. min., 4 m. max.60% min. at setback Frontage Buildout 60% min. at setback
6 m. min. + bldg. setback Front Setback Principal (h.1) 6 m. min. + bldg. setback 1.
0 m. min. or 1m. at corner Front Setback Secondary (h.2) 1 m. min. or 2 m. at corner
1 m. min. Side Setback (h.3) 1 m. min.
permitted Common Lawn permittedpermitted Porch & Fence limitedpermitted Terrace or Lightwell permittedpermitted Forecourt permittedpermitted Stoop limited 3.
permitted Shopfront & Awning permittedpermitted Gallery permittedpermitted Arcade permitted
2 parking spaces per 5 units 2 parking spaces per 5 units1 bicycle space per unit 1 bicycle space per unit
Service facilites and trash containers shall be stored within the third layer.
The facades and elevations of principal buildings shall be distanced from the lot lines as shown.
C. PARKING PLACEMENTUncovered parking spaces may be provided within the second and third layer as shown in the diagram.
B2. SETBACKS - OUTBUILDINGThe elevations of the outbuilding shall be distanced from the lot lines as shown.
Covered parking shall be provided within the third layer as shown in the diagram. Side- or rear-entry garages may be allowed in the first or second layer by warrant.
2.
1.
BUILDING CONFIGURATION (See Table A)
LOT OCCUPATION
BUILDING DISPOSITION
Retail
Lot Coverage
BUILDING DISPOSITION
Retail
Arcade
PARKING PROVISIONS (See Table C)
Residential
ForecourtStoopShopfront & AwningGallery
FRONTAGES
Common LawnPorch & FenceTerrace or Lightwell
SETBACKS - OUTBUILDING (See Table B2)
Front Setback Principal (h.1)
Front Setback Secondary (h.2)
Side Setback (h.3)
Front Setback Secondary (g.2)Side Setback (g.3)Rear Setback (g.4)Frontage Buildout
RearyardCourtyard
SETBACKS - PRINCIPAL BUILDING (See Table B1)
Front Setback Principal (g.1)
EdgeyardSideyard
Principal Building
Outbuilding
LOT OCCUPATION
Lot Width
BUILDING FUNCTION
ResidentialCommunity Center w/in neighborhood block
Residential
BUILDING CONFIGURATION (See Table A)
SETBACKS - OUTBUILDING (See Table B2)
FRONTAGES
PARKING PROVISIONS (See Table C)
Lodging
Office Office
Stories may not exceed 4.25 m. in height fromfinished floor to finished ceiling, except for a first floor commercial function which must be a minumum of 3.3m with a maximum of 7.5m.
Height shall be measured to the eave or roof deck.
B1. SETBACKS - PRINCIPAL BLDG.
SETBACKS - PRINCIPAL BUILDING (See Table B1)
ResidentialCommunity Center w/in neighborhood block
Lodging
BUILDING FUNCTION
A. BUILDING CONFIGURATIONBuilding height shall be measured in number of Stories, excluding attics and raised basements.
"N" stands for any Stories above those shown, up to the maximum. Refer to metrics for exact minimums and maximums.
T4T4
TABLE 14: KIMIHURURA RESIDENTIAL GUIDELINES
KIMIHURURA - DEVELOPMENT & DESIGN GUIDELINES 5-35
KIGALI SUB AREA PLANNING
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MUNICIPAL FINANCING
Th is chapter addresses the Capital Improvement Plan and
Municipal Financing strategies for development of the
Kimihurura site and includes a phasing plan and payment/
municipal fi nancing recommendations for implementation of
the proposed plan outlined in previous chapters.
PHASING PLAN
Th e phasing plan has been synchronized across all infrastructure
systems to best accommodate various factors, including
infrastructure engineering considerations, typical real estate
development patterns, marketing strategies, and expropriation,
and residential needs. Phasing should be adjusted only with
guidance from engineers and designers because any major
modifi cation will change the infrastructure required to be
constructed as a result of the adjustment. Th is will not only
aff ect the scope of work to be completed but could increase the
costs associated with that phase as well as the overall project
cost.
Th e Kimihurura sub area is an existing city center with a strong
government and military presence.
Th e phasing plan has been synchronized across all infrastructure
systems to best accommodate various factors, including
infrastructure engineering considerations, typical real estate
development patterns, marketing strategies, and expropriation
and residential needs. As shown in Figure 62, there are 4 phases
to the Kimihurura plan.
Phase 1 allows for the development of the hotel and
convention center, the mixed use high density areas, the plaza
and promenade, the central areas of medium-high density
residential and medium density hotels.
Major infrastructure associated with the fi rst phase • includes the construction of:
1. Th e water system including additional storage,
off site transmission line, a portion of the on-site
main transmission line, and approximately ¾ of the
distribution lines and the associated service lines.
FIGURE 62: PHASING MAP
2. Th e wastewater system including the temporary
mechanical plant, the main collection line, the
associated service lines, and ½ of the minor collection
lines.
3. Th e electrical system including the main transmission
line and ½ of the distribution lines and the associated
service lines.
4. Th e road system including the major arterial roadway
running north-south, the major collector around the
convention center, and a portion of the connecting
collector and local roadways.
5. Th e drainage system including the ETZ with
constructed wetlands, storm drainage pipes around
the convention center major collector roadway, bio-
retention water dissipation areas, and aesthetic storage
pond.
Phase 2 allows for the development of the school, the low
density hotels, and the remaining residential areas.
Major infrastructure associated with the second phase • includes the construction of:
1. Th e water system including a portion of the main
transmission line and ¼ of the distribution lines and
associated service lines.
2. Th e wastewater system including ¼ of the minor
collection lines and associated service lines.
3. Th e electrical system including ½ of the distribution
lines and associated service lines.
4. Th e road system including a portion of the collector
and local roads in the southwest area of the site.
5. Th e drainage system including a portion of the major
drainage swale and sedimentation basin.
KIGALI SUB AREA PLANNING5-36
PHASE I
PHASE IIPHASE III
PHASE IVPHASE IV
N
LEGENDELECTRIC
250MM HIGH PRESSURE WATERLINE200MM SANITARY SEWER250MM SANITARY SEWER
200MM HIGH PRESSURE WATERLINE
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K I M I H U R U R A
Phase 3• allows for the development of the remaining hotels and adjacent park
south of the convention center.
Major infrastructure associated with the third phase includes the construction • of:
1. Th e water system including service lines to the hotel area.
2. Th e wastewater system including ¼ of the collection lines, located along the
eastern most collection road.
3. Th e electrical system including service lines to the hotel area.
4. Th e road system including the north-south collection road along the eastern
boundary of the site.
5. Th e drainage system including a portion of the major drainage swale.
Phase 4 allows for the development of the east-west arterial roadway south of the site.
Although described here, Phase 4 is not included in the cost and revenue analysis in
this chapter.
Major infrastructure associated with the fi rst phase includes only the construction of
the major east-west arterial roadway system.
Development Program. Table 15 details the development plan for Kimihurura,
by development type and by phase. Th e phasing plan below is coordinated with the
infrastructure phasing plan to both minimize initial costs and maximize development
potential. Although some infrastructure has been delayed to Phase III, all of the
development is completed by the end of Phase II.
MUNICIPAL FINANCING
Summary of Analysis For Kimihurura, the planning team has prepared an estimate
of the cost of infrastructure required to support the proposed plan. As has been
discussed in the Chapter Th ree general introduction to infrastructure fi nance, it is
our opinion that development should pay for both the project level and municipal
infrastructure needs it creates. In this spirit, the following chapter provides an
example of how the municipal infrastructure cost responsibilities for Kimihurura
could be distributed among the planned development.
Th e overall cost allocation can be met in a number of ways, as will be elaborated later
in this chapter. Simply put, it comes down having the City of Kigali pay for the costs
of infrastructure “up front,” with a reimbursement made by the developer through
various mechanisms.
For the City’s upfront costs, there are two options: cash payment or fi nancing. If a
cash payment is made, this would come from a government/ministerial budget from
a variety of sources such as government funds, general taxes, donor contributions,
etc. If the City fi nances its expenditures, funding could come through bonds, donor
lending (including bilateral, multilateral, development banks etc.), or private lending.
If costs are fi nanced, there will be additional costs of interest which makes the cost
higher in the end.
Regardless of how upfront costs are paid for by the Rwanda/Kigali government,
it is recommended that they are reimbursed by real estate developers. But this
reimbursement must be shared by developers fairly according to transparent formulas.
Th is analysis presents a clearly laid out approach to dividing up the costs by type of
use, based on a dwelling unit or per square meter rate. Table x provides a summary
of that analysis, with a cost per unit or square meter, as appropriate. It shows the cost
in the left hand column. Assuming the cost is fi nanced and paid back over 20 years
at an average 9 percent interest, the annual debt service is indicated in right hand
column in the table below.
Th e remainder of this chapter walks through the process of calculating what the fair
share should be for each development type.
Th e fi rst step in calculating the proper allocation of costs is the creation of an • infrastructure plan. Th is step is shown in the previous parts of this section.
Second, cost estimates are made for the infrastructure plan, and this is shown • below in Table 16: Summary of Results.
Th ird, the analysis determines a cost allocation methodology to each type of • infrastructure improvement.
Fourth, this allocation methodology is applied to each type of development to • determine the fair share of infrastructure costs to be applied to that development
type.
Lastly, the fair share allocation is calculated on a per unit or per square meter • basis and integrated with the development program to generate a phased
infrastructure revenue plan. Th is, combined with the phased infrastructure costs,
is the infrastructure fi nancing plan.
KIMIHURURA - MUNICIPAL FINANCING 5-37
KIGALI SUB AREA PLANNING
Type Phase I Phase II Phase III Total Units TotalSq. Meters
Residential (units)
Medium-Low Density 143 143 286Medium-High Density 434 434High Density 120 120Total 697 143 0 840
Non-Residential (square meters)Hotel 39,273 28,364 14,182 1,500 81,818Conference Center 180,000 180,000Community Commercial 45,000 45,000Total 264,273 28,364 14,182 306,818
Sources: Tetratech, AECOM
TABLE 15: DEVELOPMENT PROGRAM
Category
Estimated Fair Share
Infrastructure Cost (RwF) (USD)
Units/ Square Meters
Per Unit/Sq. Meter (RWF) (USD)
Financed Annual Cost
(RwF)1 USD
Residential (per unit)
Med-Low Density 1,914,115,082 3,358,097 286 6,692,710 11,742 733,163 1,286Med-High Density 2,786,421,983 4,888,460 434 6,420,327 11,264 703,324 1,234High Density 730,803,850 1,282,112 120 6,090,032 10,684 667,142 1,170
Commercial (per Square Meter)Hotel 3,084,615,004 5,411,605 81,818 37,701 66.14 4,130 7.25Office 6,774,862,550 11,885,724 180,000 37,638 66.03 4,123 7.23Retail 2,275,615,534 3,992,308 45,000 50,569 88.72 5,540 9.72
1 Assumes financing at an interest rate of nine percent annually and a term of 20 years.
Sources: Oz Architecture, Tetratech, City of Kigali, AECOM
TABLE 16: SUMMARY OF RESULTS
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MUNICIPAL FINANCING
Infrastructure Costs Table 17, below, provides a summary of the estimated
improvement costs for the Kimihurura plan. As shown in the table, the total costs
are estimated at 17.6 billion RwF, or approximately $30.8 million USD. Th e majority
of these costs are in paths/trails, road, and shallow utility improvements.
Table 18, below, provides a breakdown of infrastructure costs by phase. As can be seen
in the table, the lion’s share of infrastructure costs, RwF 13.5 billion, or $23.7 million
USD, occur early on, but signifi cant costs are delayed to the third phase. To assist
with fi nancial feasibility, the infrastructure plan has been phased to minimize upfront
costs to the greatest extent possible in order limit the initial capital requirements
of implementing the development plan. Th e third phase is largely unnecessary for
development of Kimihurura but rather consists largely of road improvements that
benefi t city and district-level transportation.
Cost Allocation Methodology Once the capital improvement program is
determined, the next step is to determine the allocation of costs across development
types in a methodology that assigns a fair share burden for each. Table 19, below,
summarizes the allocation of infrastructure costs among the development types.
Each type of infrastructure is allocated according to a specifi c methodology. Road
costs are allocated by vehicular trip generation, for example, while water and sewer
TABLE 19: COST ALLOCATION FACTORS
Cost Allocation FactorsKimihurura Conceptual Infrastructure Financing Plan
Potential Residential Residential UsesAllocation Totals Low/Open Low Med-Low Medium High
Methodology [1] Density Density Residential Density Density Hotel Office Retail
Future Developed Hectares Total Developed Hectares 28.5 0 0.0 2.5 3.1 1.0 8.0 11.0 3.0 % Distribution 100% 8.6% 10.9% 3.5% 27.9% 38.5% 10.5%Dwelling Units and Square Meters Dwelling Units 840 286 434 120 % Distribution 100% 34.0% 51.7% 14.3% Commercial Square Meters 306,818 81,818 180,000 45,000 % Distribution 100% 26.7% 58.7% 14.7% Square Meters per DU 2,000 130 130 130Sewer/Water DUEsDUEs per Unit or SqM of Space 1.00 0.00 1.00 1.00 1.00 3.67 0.64 0.64 Total DUEs 2,228 0 0 286 434 120 938 360 90 % Distribution 100% 0.0% 12.8% 19.5% 5.4% 42.1% 16.2% 4.0%Storm Drainage DUEsDUEs per unit or per acre 0.00 1.00 1.46 1.94 239.36 307.75 307.75 Total DUEs 7,367 0 286 635 233 1,905 3,385 923 % Distribution 100% 0.0% 3.9% 8.6% 3.2% 25.9% 46.0% 12.5%Trip Generation Trip DUEs 1.40 1.25 1.00 0.70 1.00 1.00 2.00 New PM Trips 4,746 358 434 84 900 1,980 990 % Distribution 100% 7.5% 9.1% 1.8% 19.0% 41.7% 20.9%Demographic Characteristics Persons per household 2.72 4.00 4.00 4.00 4.00 New Population 3,360 1,144 1,736 480 % Distribution 100% 34.0% 51.7% 14.3% Employment: SqM per employee 55 23 23 New Employees 11,400 1,500 7,920 1,980 % Distribution 100% 13.2% 69.5% 17.4% Daytime Population [2] New Daytime Population 9,060 1,144 1,736 480 750 3,960 990 % Distribution 100% 12.6% 19.2% 5.3% 8.3% 43.7% 10.9%
[1] The 'Allocation Factor' column in the follow ing table indicates w hich of these factors have been applied to allocate each category of costs.[2] Daytime population is defined as population plus half of the employment.This is intended to reflect low er impacts on service costs by employees than by residentsSources: Tetratech, AECOM
costs are allocated by water demand for each development type. For each allocation
methodology the table calculates a percentage distribution, which is applied to the
infrastructure costs as described in Table 20.
Using the percentage allocations from Table 18, Table 19, calculates the fair share
burden of infrastructure costs for each infrastructure type and allocates it to the
proposed development. Th e total allocated infrastructure costs for each development
type is in turn divided by the number of units or square feet for that development type
to arrive at an average burden, labeled “Total Cost per Unit/SqM” in Table 20. In the
case of the medium-low density residential units, for example, the total infrastructure
KIGALI SUB AREA PLANNING5-38
Kimihurura Conceptual Infrastructure Financing Plan
Item Estimated Costs By Improvement and PhasePhase I (RwF) (USD) Phase II (USD) Phase III (USD) Total (RwF) (USD) %
Total Costs
Grading 600,872,240 1,054,162 135,292,670 237,356 71,986,090 126,291 808,151,000 1,417,809 5%Drainage 196,144,000 344,112 101,037,850 177,259 15,622,750 27,408 312,804,600 548,780 2%Water System 1,625,049,239 2,850,964 301,435,585 528,834 37,116,998 65,118 1,963,601,822 3,444,915 11%Wastewater 829,068,925 1,454,507 58,016,925 101,784 25,279,875 44,351 912,365,725 1,600,642 5%Shallow Utilities 2,518,785,545 4,418,922 418,213,600 733,708 14,811,195 25,985 2,951,810,340 5,178,615 17%Roads 3,504,870,640 6,148,896 781,003,640 1,370,182 147,910,700 259,492 4,433,784,980 7,778,570 25%Landscaping 142,344,298 249,727 92,531,070 162,335 15,235,200 26,728 250,110,568 438,790 1%Paths/Trails 3,936,640,440 6,906,387 1,617,141,040 2,837,090 206,098,400 361,576 5,759,879,880 10,105,052 33%Admin. Costs 133,537,753 234,277 35,046,724 61,485 5,340,612 9,369 173,925,089 305,132 1%
Total 13,487,313,080 23,661,953 3,539,719,104 6,210,034 539,401,820 946,319 17,566,434,003 30,818,305% of total 77% 20% 3% 100%
Sources: Tetratech; AECOM
TABLE 18: SUMMARY OF IMPROVEMENTS AND COSTS BY PHASE OF DEVELOPMENT
ItemNew BIP Costs 2009
(RwF) (USD)
Grading 808,151,000 1,417,809Drainage 312,804,600 548,780Water System 1,963,601,822 3,444,915Wastewater 912,365,725 1,600,642Shallow Utilities 2,951,810,340 5,178,615Roads 4,433,784,980 7,778,570Landscaping 250,110,568 438,790Paths/Trails 5,759,879,880 10,105,052Admin. Costs 173,925,089 305,132
Total Cost 17,566,434,003 30,818,305
TABLE 17: SUMMARY OF IMPROVEMENT COSTS
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K I M I H U R U R A
Allocation Non-residential UsesFacility Total BIP Factor Med-Low Medium High
Costs (RwF) Utilized (1) Residential Density Density Hotel Office Retail
Developer BIP CostsGrading 808,151,000 Trips 60,881,674 73,909,500 14,305,065 153,268,549 337,190,808 168,595,404Drainage 312,804,600 Impermeable Surface 12,143,523 26,952,697 9,872,783 80,898,743 143,736,101 39,200,755Water System 1,963,601,822 Water Demand 252,116,777 382,582,802 105,783,263 826,431,743 317,349,789 79,337,447Wastewater 912,365,725 Water Demand 117,143,254 177,762,839 49,151,015 383,992,309 147,453,046 36,863,262Shallow Utilities 2,951,810,340 Daytime Pop. 372,723,072 565,600,745 156,387,303 244,355,161 1,290,195,248 322,548,812Roads 4,433,784,980 Trips 334,017,096 405,492,083 78,482,339 840,882,200 1,849,940,841 924,970,420Landscaping 250,110,568 Trips 18,841,961 22,873,878 4,427,202 47,434,308 104,355,479 52,177,739Paths/Trails 5,759,879,880 Daytime Pop. 727,296,091 1,103,659,103 305,159,199 476,811,248 2,517,563,391 629,390,848Administration Costs (2) 173,925,089 1% of costs 18,951,634 27,588,336 7,235,682 30,540,743 67,077,847 22,530,847
TOTAL BIP COSTS 17,566,434,003 1,914,115,082 2,786,421,983 730,803,850 3,084,615,004 6,774,862,550 2,275,615,534
Area Development Impact Fee BurdensTotal Cost per Unit/SqM na na RWF 6,692,710 RWF 6,420,327 RWF 6,090,032 RWF 37,701 RWF 37,638 RWF 50,569
Average Market Values na na RWF 65,000,000 RWF 60,000,000 RWF 55,000,000 RWF 605,000 RWF 605,000 RWF 605,000Costs as Percent of Value na na 10.3% 10.7% 11.1% 6.2% 6.2% 8.4%
(1) This column indicates w hich allocation factor is used to allocate each cost item; see table prior for allocation formulas.(2) Administrative Costs are assumed to be one percent of infrastructure and public facilities costs.
costs are RwF 1.9 billion. Th is total is divided by the number of medium-low density
residential units in the Kimihurura plan, 286, to arrive at an allocated responsibility
per unit of approximately RwF 6.7 million per unit.
In order to understand the eff ect on development feasibility of imposing this cost
burden, Table 20 also compares the cost burden to the likely market value of the units
in question. In the case of residential units, we assume that the units will sell for
between RwF 55 million ($96,000 USD) and RwF 65 million ($113,000 USD) each.
Th e calculated development burden for the residential types is from ten to eleven
percent. As a rule of thumb, infrastructure burdens should not exceed ten percent
of total development value (and the lower it is, the lower the eff ect on feasibility), so
the burden calculated for residential development in Kimihurura appears just above
the level of feasibility.
Th is analysis does not contemplate the implementation of aff ordable housing.
Th e analysis puts the entire burden of infrastructure on market-rate housing and
commercial development and assumes that aff ordable housing (as well as schools
and other public facilities) do not contribute. Any allocation of infrastructure burden
would either reduce aff ordability or increase the subsidy necessary to maintain
aff ordability.
Th e general analysis in this chapter does not incorporate assumptions about aff ordable
housing, but aff ordable housing in Kimihurura may be as high as one third of total
units, as recommended by the Sub Area Plan and the Kigali Conceptual Master
Plan approach to mixed standings. If aff ordable housing is envisioned, then the
formula would change, so that the analysis puts the entire burden of infrastructure
on market-rate housing and commercial development and assumes that aff ordable
housing (as well as schools and other public facilities) do not contribute. Th is is
because any allocation of infrastructure burden to aff ordable housing would either
reduce aff ordability or increase the subsidy necessary to maintain aff ordability.
In Table 21: Summary of BIP Costs and Area Development Cost Burdens, Option
A, 1/3 of the housing is removed from the residential infrastructure burden. In this
case, market rate development will bear a higher burden of the costs. However, the
tangible and intangible benefi ts of incorporating aff ordable housing must be part of
a broader evaluation of feasibility and long term sustainable development.
TABLE 20: SUMMARY OF BIP COSTS AND AREA DEVELOPMENT COST BURDENS
Kimihurura Conceptual Infrastructure Financing Plan
Allocation Non-residential UsesFacility Total BIP Factor Med-Low Medium High
Costs (RwF) Utilized (1) Residential Density Density Hotel Office Retail
Developer BIP CostsGrading 808,151,000 Trips 43,247,359 52,501,689 10,161,617 163,311,706 359,285,753 179,642,876Drainage 312,804,600 Impermeable Surface 12,143,523 26,952,697 9,872,783 80,898,743 143,736,101 39,200,755Water System 1,963,601,822 Water Demand 414,905,465 255,055,201 70,522,175 826,431,743 317,349,789 79,337,447Wastewater 912,365,725 Water Demand 192,781,205 118,508,560 32,767,344 383,992,309 147,453,046 36,863,262Shallow Utilities 2,951,810,340 Daytime Pop. 283,656,334 430,131,557 118,964,648 278,823,395 1,472,187,525 368,046,881Roads 4,433,784,980 Trips 237,269,386 288,041,716 55,750,009 895,982,295 1,971,161,049 985,580,525Landscaping 250,110,568 Trips 13,384,407 16,248,482 3,144,868 50,542,514 111,193,531 55,596,766Paths/Trails 5,759,879,880 Daytime Pop. 553,499,792 839,317,509 232,136,217 544,069,258 2,872,685,683 718,171,421Administration Costs (2) 173,925,089 1% of costs 17,508,875 20,267,574 5,333,197 32,240,520 73,950,525 24,624,399
TOTAL BIP COSTS 17,566,434,003 1,768,396,345 2,047,024,985 538,652,858 3,256,292,482 7,469,003,002 2,487,064,332
Area Development Impact Fee BurdensTotal Cost per Unit/SqM na na RWF 9,274,806 RWF 7,074,971 RWF 6,733,161 RWF 39,799 RWF 41,494 RWF 55,268
Average Market Values na na RWF 65,000,000 RWF 60,000,000 RWF 55,000,000 RWF 605,000 RWF 605,000 RWF 605,000Costs as Percent of Value na na 14.3% 11.8% 12.2% 6.6% 6.9% 9.1%
(1) This column indicates w hich allocation factor is used to allocate each cost item; see table prior for allocation formulas.(2) Administrative Costs are assumed to be one percent of infrastructure and public facilities costs.
Sources: Tetratech; AECOM
TABLE 21: SUMMARY OF BIP COSTS AND AREA DEVELOPMENT COST BURDENS, OPTION A
KIMIHURURA - MUNICIPAL FINANCING 5-39
KIGALI SUB AREA PLANNING
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MUNICIPAL FINANCING
Infrastructure Financing Plan Ideally, the income from development fees would be
available before municipal infrastructure was built, but this is not so. Infrastructure is
usually built prior to private sector investors and developers come “on board,” and it
is often the incentive that attracts them to overcome risk and build in an area.
Th erefore, the City must evaluate the fi nancial picture over time to see how and
when development fees will start to accrue and to assess how much it will need to
fi nance in the interim. Th e next step in the Financing Plan is to examine the balance
of costs and revenues accruing to determine the shortfall between them, and the
extent to which supplemental funding will be necessary to cover temporary shortfalls.
Shortfalls can be long-term or short-term and ultimately the method used to cover
them will be determined by their duration, among other factors.
Th is analysis is done by assessing the comparative patterns of revenue expenses and
income over time. Costs are assessed over time in Tables 20 and 21. To balance out
the analysis, an assessment of revenues is required; and Table 22 calculates the fee
revenue that will accrue to the fi nancing plan from the development of Kimihurura.
Typically, many of the larger infrastructure costs are up front, before suffi cient
development occurs to cover its costs. Th e gap between expenses and income can
be derived by comparing them in a table that shows a cash fl ow analysis, as in Table
23: Cost and Revenue Phasing. Using the impact fee revenue in Table 22 and the
cost allocations in Table 19, Table 23, calculates the infrastructure fi nance cash fl ow
for the table below combines the revenue calculated in the table directly above and
the infrastructure costs detailed earlier in this chapter to calculate an infrastructure
fi nancing cash fl ow for the Kimihurura plan. As shown on Table 23 below there is a
surplus of RwF 1.5 billion as the Phase I infrastructure required is less than the fair
share cost allocation for the Phase I development. Th is is unusual for infrastructure
fi nancing plans, and it provides a cushion of funding for later phases.
Next Steps Th e calculation of the infrastructure burdens is only the fi rst step in
developing an infrastructure fi nancing plan. It provides an overview of the relationship
of each development type to the infrastructure required to implement the plan. Th is
information also allows for a discussion of the infrastructure burden created by each
type of development and the ability of that development to bear its fair share. To
the extent development cannot support its fair-share burden, for example, because
it includes aff ordable housing or community facilities, the City can either assist or
make adjustments to the development program to aid in the feasibility of the plan.
Adjustment scenarios are discussed in Chapter Th ree, Municipal Financing and in
Appendix 1: Making Housing More Aff ordable.
For example, the City can allow for fi nancing of the fee that would allow for smaller
annual payments to cover the infrastructure costs allocated to each development
type. In addition, the City can waive part or the entire infrastructure burden to
encourage particular types of development or particular projects. It is important to
note, however, that where the burden is waived the City will have to come up with
alternate fi nancing to cover the costs. Conventional development should not typically
receive subsidies without a compelling policy justifi cation. Th e issue of variance to the
standard development fee assessment is a policy question that must be decided after
considered analysis and transparent public discussion. Th e point of these calculations
is to provide an example of how infrastructure costs can be allocated and what the
general burdens might be for each development type.
By understanding the details and timing of its infrastructure burden, the City can
make judicious choices about how to proceed with its expenditures. Separately the
government must decide how to structure the fi nancing mechanisms that pay for
these investments. A more detailed discussion of the options is contained in Chapter
Th ree.
Kimihurura Conceptual Infrastructure Financing Plan
Item Phase I (RwF) (USD) Phase II (RwF) USD Phase III (RwF) (USD) Total (RwF) (USD)
Revenues 15,007,845,919 26,329,554 2,022,915,476 3,548,975 535,672,609 939,777 17,566,434,003 30,818,305
Costs 13,487,313,080 23,661,953 3,539,719,104 6,210,034 539,401,820 946,319 17,566,434,003 30,818,305
Net 1,520,532,839 2,667,601 (1,516,803,628) (2,661,059) (3,729,211) (6,542) 0 0
Sources: Tetratech, AECOM
TABLE 23: COST AND REVENUE PHASING
p g
Phased RevenueType Phase I (RwF) (USD) Phase II (RwF) (USD) Phase III (RwF) (USD) Total (RwF) (USD)
Residential (units)Med-Low Density 951,570,258 1,669,422 951,570,258 1,669,422 0 0 1,903,140,517 3,338,843Medium-High Density 2,783,779,505 4,883,824 0 0 0 0 2,783,779,505 4,883,824High Density 725,492,620 1,272,794 0 0 0 0 725,492,620 1,272,794Total 4,460,842,384 7,826,039 951,570,258 1,669,422 0 0 5,412,412,643 9,495,461
Non-Residential (square meters)Hotel 1,483,401,070 2,602,458 1,071,345,217 1,879,553 535,672,609 939,777 3,090,418,896 5,421,788Office 6,785,174,563 11,903,815 0 0 0 0 6,785,174,563 11,903,815Retail 2,278,427,901 3,997,242 0 0 0 0 2,278,427,901 3,997,242Total 10,547,003,535 18,503,515 1,071,345,217 1,879,553 535,672,609 939,777 12,154,021,361 21,322,844
TABLE 22: INFRASTRUCTURE FEE REVENUE
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