Kigali SAP 5 Kimihurura Opt

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


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


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.



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


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.


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%


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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)


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


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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.



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



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.


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



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.



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



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



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



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.


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



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


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


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


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.



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


6.0m

Pervious Paver Plaza(Outdoor Patio & Trees)

6.0m

Pervious Paver Plaza(Outdoor Patio & Trees)

7.0m


3.0m

Pedestrian

3.0m

Pedestrian


2.5m


2.0m

Trees inPervious Pavers

2.5m


2.0m


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


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




K I M I H U R U R A

2.5m


2.0m


2.5m


2.0m


2.0m

Bike Lane

2.0m

Bike Lane

3.0m

VehicularLane

3.0m

VehicularLane

3.0m

Pedestrian

3.0m

Pedestrian


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


2.5m


2.0m


2.5m


2.0m


2.0m

Bike Lane

2.0m

Bike Lane

3.0m

VehicularLane

3.0m

VehicularLane

3.0m

Pedestrian

3.0m

Pedestrian


2.5m

Planted Swale

2.0m

Planted Swale

3.0m

VehicularLane

3.0m

VehicularLane


2.5m


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


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.



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


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



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



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




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



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

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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



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



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


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ETZ ZONEWASTE WATERLAGOON LOCATION

LEGENDPROPOSED 200mm SANITARY SEWERLINE NPROPOSED 250mm SANITARY SEWERLINE



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.


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.


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

5C_Kimi_Infrastructure.indd 275C_Kimi_Infrastructure.indd 27 6/17/2010 8:40:16 PM6/17/2010 8:40:16 PM

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.


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EXISTING 15kV OVERHEADELECTRIC LINE

EXISTING 15kV OVERHEADELECTRIC LINE

TO GIKONDO SUBSTATION

(SEE INSET MAP)

GIKONDOSUBSTATION

LEGENDEXISTING OVERHEADELECTRIC LINE NPROPOSED UNDERGROUNDELECTRIC LINE



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.


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.



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


mft

0

0

200

800

MIXED-USE ZONES

High Density

Medium Density

Neighborhood Center


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




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.


FIGURE 60: KIMIHURURA HOTEL ZONES

mft

0

0

200

800

HOTEL ZONES

High Density/Conference Center

Medium Density

Low Density(Eco-Tourism/Retirement Housing)


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.


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


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.


C. PARKING PLACEMENT


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


Front Setback Principal (h.1)


Front Setback Principal (g.1)Front Setback Secondary (g.2)Side Setback (g.3)

Edgeyard

Sideyard

Rearyard

Courtyard

Lot Width

Lot Coverage


Retail


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.


The Elevations of the outbuilding shall be distanced from the Lot lines as shown.


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 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


mft

0

0

200

800

RESIDENTIAL ZONES

High Density

Medium-High Density

Medium-Low Density


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.


LOT OCCUPATION


Retail

Lot Coverage


Retail

Arcade


Residential

ForecourtStoopShopfront & AwningGallery

FRONTAGES

Common LawnPorch & FenceTerrace or Lightwell


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


Front Setback Principal (g.1)

EdgeyardSideyard

Principal Building

Outbuilding

LOT OCCUPATION

Lot Width

BUILDING FUNCTION

ResidentialCommunity Center w/in neighborhood block

Residential



FRONTAGES


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.



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.


T4T4

TABLE 14: KIMIHURURA RESIDENTIAL GUIDELINES




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.


PHASE I

PHASE IIPHASE III

PHASE IVPHASE IV

N

LEGENDELECTRIC

250MM HIGH PRESSURE WATERLINE200MM SANITARY SEWER250MM SANITARY SEWER

200MM HIGH PRESSURE WATERLINE


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


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


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


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


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


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



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.


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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