2020 Edition

Zoning Regulations
Kigali Master Plan 2050
 ZONING REGULATIONS

DOCUMENT INFORMATION:

Report Title: KIGALI CITY ZONING REGULATIONS

Project Title: Consultancy Services for 2013 Kigali Master Plan Update
Project Ref No: C-RW-000011
Client: City of Kigali, Rwanda
Submission Date: August 2020
File Name: 20191223_KMPU_Zoning Regulations

Approvals Name Role Date

Author Enrico Morriello Principal Urban Planner, Team Leader 13-12-2019
Author Latha Chhetri Urban Planner 12-12-2019
Author Suresh Krishnasamy Principal Urban Planner 12-12-2019
Author Deepal Thosani Urban Planner 12-12-2019
Author Gerna Van Jaarsveld Transport Planner 10-12-2019
Author Cobus Botha Traffic Engineer 10-12-2019
Author Bernadina Da Silva Civil Engineer 10-12-2019
Author Gabriella Robba Urban Planner 10-12-2019
Reviewer Deon Du Plessis Infrastructure Team Lead 13-12-2019
Reviewer Cobus Botha Traffic Team Lead 13-12-2019
Reviewer Victor De Abreu Transport Team Lead 13-12-2019
Reviewer Anandan Karunakaran Project Director 15-12-2019

Number of copies issued: 01

Document Status:
Version No. Date Issued Details Approved for Issue
1 30-04-2019 Draft Anandan Karunakaran
2 18/10/2019 Draft Final Anandan Karunakaran
3 15/12/2019 Final Anandan Karunakaran
4 15/08/2020 Final - Approved Anandan Karunakaran

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TABLE OF CONTENTS
TABLE OF CONTENTS ii
List of Tables v
List of Figures vii
Preface ix
Project Background ix
Objectives x
Acknowledgements xi
Article 1: Introduction 3
1.1 Short Title 3
1.2 Authorization 3
1.3 Purpose 3
1.4 Compliance Required 3
1.5 Prior Regulations Repealed 4
1.6 Availability of Zoning Map 4
1.7 Update of Zoning Map and Regulations 4
1.8 Organisation of the Zoning Regulations 4
Article 2: Objectives, Definition and Founding Principles of Zoning Plan and Regulations9
2.1 Objectives of the Zoning Plan and Regulations 9
2.2 Zoning Plan 9
2.3 Principles Guiding the Zoning Requirements 10
Integrated Development and Urban Resiliency 10
Inclusivity and Community Involvement in the Planning 10
Incrementality and Flexibility 11
Mixed Land Use 11
Pedestrian First 11
Transit Oriented Development (TOD) 12
Sustainable Design 12
Article 3: Definitions 15
Article 4: General Provisions 27
4.1 City of Kigali Discretion in Application of Zoning Regulations 27
Procedure for Zoning Variance Request 27
4.2 Phasing of Developments 28
4.3 Non-Conforming Existing Uses 29
4.5 Gated Communities 31
4.6 Provision for Incremental Development 32
4.7 Service areas and equipment 35
4.8 Access to Parcels 35
4.9 Provision for Micro - Enterprise 36
4.10 Provision for Home Occupation 37
4.11 Accessory Residential Units 39
Standards 39
General Provisions 39
4.12 Car Wash and Auto Repair Garages 40

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Article 5: Zoning Map & Interpretation 44

5.1 Kigali City Zoning Map 44
5.2 Identification of Zoning Categories for City of Kigali 44
Article 6: Zoning Regulations 48
6.1 Zoning Regulations - Residential 48
Low Density Residential Zone (R1) 48
Low Density Residential Densification Zone (R1A) 51
Rural Residential Zone (R1B) 56
Medium Density Residential - Improvement Zone (R2) 61
Medium Density Residential - Expansion Zone (R3) 65
High Density Residential Zone (R4) 71
6.2 Zoning Regulations – Mixed-Use and Commercial 75
Mixed Use Zone (C1) 75
Neighbourhood Commercial Zone Overlay (O-C2) 79
City Commercial Zone (C3) 84
6.3 Zoning Regulations - Public Administrative and Services Zone 89
Public Administrative and Services Zone (PA) 89
6.4 Zoning Regulations - Public Facilities 91
Public Facilities Zone (PF) 91
6.5 Zoning Regulations - Industrial 100
Light Industrial Zone (I1) 100
General Industrial Zone (I2) 105
Mining and Quarrying Industrial Zone (I3) 108
6.6 Zoning Regulations – Nature and Open Spaces 110
Parks and Open Spaces Zone (P1) 110
Sports and Eco-Tourism Zone (P2) 112
National Parks Zone (P3-A) 114
Forest Zone (P3-B) 116
Steep Slopes Zone (P3-C) 118
Natural Conservation Zone (P3-D) 119
Agricultural Zone (A) 121
Wetland Zone (W) 123
Waterbody Zone (WB) 125
Transport Zone (T) 126
Utility Zone (U) 127
6.7 Parking Requirements 128
General Description 128
General Parking Requirements 128
Location and Typology of parking Lots 130
Parking Strategy 133
Requirement for Permeable Paving Materials for Parking Lots 134
Derogations to General Parking requirements 134
6.8 Setback Regulations 136
Introduction 136
Setbacks principles 136
General Setback Provisions 137
Derogations to Proposed Setbacks 138
Sky exposure plane 138
Setbacks Regulations 139
6.9 Fencing and Walls 143

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6.10 Landscaping and recreation 143

6.11 Fire Fighting and Accessibility of Site to Fire Fighting Appliances 143
6.12 Privacy 143
Article 7: Zoning Overlay Regulations 146
7.1 Public Facilities Overlay 147
7.2 Incentive Zoning Overlay (O-IZ) 150
Applicability of Incentive Zoning Overlay 150
7.3 Land Assembly Overlay 154
7.4 Approved Land Subdivision Plans Overlay 157
7.5 Urban Design Overlay 159
7.6 Airport Restriction Area Overlay 160
Obstacle Limitation Surfaces 160
Public Safety Zones 160
7.7 Nature Restoration Overlay 164
7.8 Slope (30-50%) Overlay 167
7.9 Tourism Promotion Overlay 173
7.10 Heritage Conservation and Promotion Overlay 176
7.11 Buffers Overlay 179
7.12 Natural Disaster Risk Overlay 184
Article 8: Special Regulations 189
8.1 Transfer of Development Rights (TDR) 189
8.2 Minimum green building requirements 191
8.3 Rural Development in Agricultural Land 193
8.4 Incentives 194
Incentives to Developers 194
Inclusionary Zoning 194
Provision of Public Spaces, Community Amenities, Art, and Cultural Spaces 196
Provision of shared parking facilities in congested areas 198
8.5 Large Scale Developments 199
8.6 Plots Affected by Different Zoning Regulations 200
8.7 Non-Conforming and Irregular Shaped Plots 201
Article 9: Urban Design Control Plan 208
9.8 Introduction 208
9.9 Purpose 208
9.10 Urban Design Regulations 208

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List of Tables
Table 4.1: Phasing of Developments 28
Table 4.2: Non-Conforming Existing use 29
Table 4.3: Gated Communities 31
Table 4.4:Provision for Incremental Development 32
Table 4.5:Provision for Micro - Enterprise 36
Table 4.6: Provision for Home-Occupation 37
Table 6.1: Low Density Residential Zone (R1) 48
Table 6.2: Low Density Residential Densification Zone (R1A) 51
Table 6.3: Rural Residential Zone (R1B). 56
Table 6.4: Medium Density Residential - Improvement Zone (R2) 61
Table 6.5: Medium Density Residential - Expansion Zone (R3) 65
Table 6.6: High Density Residential Zone (R4) 71
Table 6.7: Mixed Use Zone (C1) 75
Table 6.8: Neighbourhood Commercial Zone Overlay (O-C2) 79
Table 6.9: City Commercial Zone (C3) 84
Table 6.10: Public Administrative and Services (PA) 89
Table 6.11: Public Facilities Zone-Education and Research (PF1) 91
Table 6.12: Public Facilities Zone -Health(PF2) 93
Table 6.13: Public Facilities Zone -Religious (PF3) 95
Table 6.14: Public Facilities Zone-Cultural/Memorial (PF4) 97
Table 6.15: Public Facilities Zone – Cemetery/Crematoria (PF5) 99
Table 6.16: Light Industrial Zone (I1) 100
Table 6.17: General Industrial Zone (I2) 105
Table 6.18: Mining and Quarry Industrial Zone (I3) 108
Table 6.19: Parks and Open Spaces Zone (P1) 110
Table 6.20: Sport and Eco-Tourism Zone (P2) 112
Table 6.21: National Parks Zone (P3-A) 114
Table 6.22: Forest Zone (P3-B) 116
Table 6.23:Steep slopes Zone (P3-C) 118
Table 6.24: Natural Conservation Zone (P3-D) 119
Table 6.25: Agricultural Zone (A) 121
Table 6.26: Wetlands Zone (W) 123
Table 6.27: Waterbody Zone (WB) 125
Table 6.28: Transport Zone (T) 126
Table 6.29: Utility Zone (U) 127
Table 6.30: Residential Parking Requirements 128
Table 6.31: Non-Residential Parking Requirements 129
Table 6.32: Residential Parking Strategy 133
Table 6.33: Non-Residential Parking Strategy 133
Table 7.1: Public Facilities Overlay 147
Table 7.2: Incentive Zoning Overlay 150
Table 7.3:Land Assembly Overlay 154
Table 7.4: Approved Land Subdivision Plans Overlay 157
Table 7.5: Risk Bands 160
Table 7.6: Other Airport Restrictions 162
Table 7.7: Nature Restoration Zone Overlay 164
Table 7.8: Slope (30-50%) Overlay 167
Table 7.9: Tourism Promotion Overlay 173
Table 7.10: Heritage Conservation and Promotion Overlay 176

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Table 7.11: Natural Disaster Risk Overlay 184

Table 8.1: Transfer of Development rights (TDR) 189
Table 8.2:Minimum green building requirements 191
Table 8.3:Rural Development in Agricultural Land 193
Table 8.4: Inclusionary Zoning 194
Table 8.5: Provision of Public Spaces, Community Amenities, Art, and
Cultural Spaces 196
Table 8.6: Provision of shared parking facilities in congested areas 198
Table 8.7: Special regulations for large scale developments 199
Table 8.8: Zoning lots divided by zoning boundaries 200
Table 8.9: Non-conforming and irregular shaped plots 201

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List of Figures
Figure 4-1: Provision for Home Occupation 38
Figure 5-1: Kigali Zoning Plan 45
Figure 6-1: Low Density Residential Zone (R1) Detached Building 50
Figure 6-2: Low Density Residential Densification Zone (R1A) Detached Building 53
Figure 6-3: Low Density Residential Densification Zone (R1A) Semi Detached
Building 54
Figure 6-4: Low Density Residential Densification Zone (R1A) Attached Building 55
Figure 6-5: Rural Residential Zone (R1B) 2 in 1 IDP project 58
Figure 6-6: Rural Residential Zone (R1B) Rowhouses 59
Figure 6-7: Rural Residential Zone (R1B) 4 in 1 Modern Village 60
Figure 6-8: Medium Density Residential - Improvement Zone (R2) Type A 63
Figure 6-9: Medium Density Residential - Improvement Zone (R2) Type B 64
Figure 6-10: Medium Density Residential – Expansion (R3) Rowhouses 68
Figure 6-11: Medium Density Residential – Expansion (R3) Single Family Housing
Type 1 69
Figure 6-12: Medium Density Residential – Expansion (R3) Single Family Housing
Type 2 70
Figure 6-13: High Density Residential Zone (R4) Detached Building 73
Figure 6-14:High Density Residential Zone (R4) Attached Building 74
Figure 6-15:Mixed Use Zone (C1) Detached Building 77
Figure 6-16: Mixed Use Zone (C1) Attached Buildings along BRT Corridor or Wetland
78
Figure 6-17: Neighbourhood Commercial Zone Overlay (O-C2) on (R2 Zone) 81
Figure 6-18: Neighbourhood Commercial Zone Overlay (O-C2) on (R3 Zone) 82
Figure 6-19:Neighbourhood Commercial Zone Overlay (O-C2) Plan 83
Figure 6-20: City Commercial Zone (C3) Detached Building 86
Figure 6-21: City Commercial Zone (C3) Attached Buildings along BRT Corridor or
Wetland 87
Figure 6-22: City Commercial Zone (C3) Semi-Detached Buildings along BRT Corridor
or Wetland 88
Figure 6-23: Light Industrial Zone (I1) Detached Buildings 103
Figure 6-24: Light Industrial Zone (I1) Attached Buildings 104
Figure 6-25: General Industrial Zone (I2) 107
Figure 7-1: Public Facilities Overlay Plan 149
Figure 7-2A: Incentive Zoning Overlay (O-IZ)_A 152
Figure 7-3B: Incentive Zoning Overlay (O-IZ)_B 153
Figure 7-4: Land Assembly Overlay Plan 156
Figure 7-5: Approved Land Subdivision Plan Overlay 158
Figure 7-6: Urban Design Overlay Plan 159
Figure 7-7: Obstacle Limitation Surfaces” Overlay Plan 163
Figure 7-8: Nature Restoration Zone Overlay Plan 166
Figure 7-9:Typical Considerations for Slope Development 171
Figure 7-10: Slope (30-50%) Overlay Plan 172
Figure 7-11: Tourism Promotion Overlay Plan 175
Figure 7-12: Heritage Conservation and Promotion Overlay Plan 177
Figure 7-13: Heritage Conservation and Promotion Overlay Plan - A 178
Figure 7-14: Heritage Conservation and Promotion Overlay Plan - B 178
Figure 7-154: Buffers Overlay Plan 183
Figure 8-1: Plots Divided by Different Zoning Boundary 200

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Figure 8-2: Parcels Affected by Acquisition for Infrastructure: 203

Figure 8-3: Irregular Corner Lots to have flexibility in setback 203
Figure 8-4: Irregular plots should have an average plot width of 8m 204
Figure 8-5: Irregular plots and lots not meeting the minimum allowable plot size can
be amalgamated to meet the required minimum standards to
allow development 204

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Preface
Project Background

The 2019 Master Plan review for the City of Kigali has been drafted combining international best
practices with a bottom-up approach, based on extensive socio-economic data collection and
analysis and continued interaction with local and international stakeholders. This process led
the City of Kigali One Stop Centre to draft a highly customised strategy to support Kigali
aspirations to become the Centre of Urban Excellence in Africa.
Great attention was put in addressing the issues highlighted in 2013 Master Plan, introducing a
more equitable, flexible, and incremental approach to City development, in line with the
UNHABITAT New Urban Agenda, Sustainable Development Goals and with the latest and more
innovative approaches being currently studied or implemented to guide the rapid urbanisation
of African Cities.

Building on this approach, the “new” Kigali Master Plan aims at being more inclusive by
facilitating higher degree of social and economic inclusion, allowing for more social and
economic mix in the City, favouring small and large investors and facilitating the creation of a
large variety of affordable housing solutions, hence supporting the growth of a healthy and well-
balanced community.

The review process was designed to address the concerns raised during the first 5 years of
implementation, improving the methodological approach and the execution of planning
activities, whenever needed, to achieve a more inclusive result. Key actions implemented in this
review are listed below:
• A rigorous research methodology was applied to the review process with the objective
to inform planning decisions. Extensive Primary Data collection was conducted to inform
the socio-economic status quo analysis and the projections. Traffic counts were also
conducted to address short term traffic issues in the City and inform future transport
model. All available data and studies were also collected and incorporated into the Plan.
• An extensive stakeholders’ consultation process was carried out through focused Group
Discussion, Stakeholders Meeting, and other digital platforms to investigate issues more
in detail and find shared solutions.
• An intense consultation with international organizations (UNHABITAT, WORLD BANK,
etc.) was conducted to align MP strategies with ongoing and planned activities in the
City. Continued interaction was also ensured with other ongoing consultancies (BRT
study, Water, and Sanitation MP, NLUMP, etc.)
• A wide research on world’s best practices on regulations (different zoning models),
urban policies (land consolidation, incremental development, financing) and affordable
development models where conducted to inform the MP. Each of this input was then
adapted to the Kigali context and evaluated together with relevant stakeholders.
• A new transport and infrastructure model was developed to ensure that the service
provision strategy allow for high level of services, while still being affordable to the
different income levels and neighbourhoods in the City.
• New Zones and Zoning regulations were studied to ensure affordability, flexibility and
implementability of the plan. Minimum Plot size are reduced, plot coverage increased,
typologies adapted to ensure incremental development and are now more in line with
citizens’ purchasing power. Common facilities and public parks are suggested in suitable
locations in a more flexible manner.

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• Mixed use is suggested in most part of the City, allowing the creation of employment
opportunities integrated with the neighbourhoods, thus allowing for a more inclusive
economic development of the communities.
• On-street parking is allowed along local roads, collectors and minor arterials and shared
parking facilities are encouraged to maximise the use of land and support better parking
demand management in the optic of encouraging use of Public and Non-Motorised
Transport.
• Incrementality will be encouraged to maximise current investment capacity without
hindering future development potential.
• Inclusionary zoning for affordable housing will be encouraged and incentivised to
increase affordable housing stock for low and moderate-income groups.

Objectives

The methodological approach followed in the execution of all activities brings intrinsic
advantages related to the quality of the outcomes and to their adherence to Kigali reality. The
extensive consultation process conducted with technical national and international
stakeholders, ensured a common understanding and a shared action plan on the way forward.

The expected outcomes can be summarised as follows:

 Provide different scales and cost range of commercial and industrial solutions,
following current and expected market dynamics;
 Facilitate access to the market of small and micro enterprises, currently the majority
in Kigali and in the Country, promoting the creation of more formal jobs;
 Allow incremental development of commercial and mixed-use buildings following the
investment capacity of investors and developers but in respect of clear guidelines;
 Encouraging mix of uses in all areas to promote a 24h City;
 Integrated Micro-Enterprise Zones in housing areas, mixed with social infrastructure
and green open spaces;
 Reduction of zones dedicated to single family housing, promotion of densification with
incentives to modify building typologies and densities;
 Facilitate vertical and horizontal incremental development, allowing phased
construction of mixed use, residential or commercial buildings;
 Promote upgrading and or redevelopment in high land value areas where land pooling
approach will be effective due to cross financing mechanism;
 Implement extensive Site & Servicing approach to accommodate low income earners.
Sites have been selected for their proximity to public transport corridors. Areas will be
mixed use zones allowing a vast variety of income generating activities and public
facilities;
 Adopt flexible and adaptive guidelines, allowing incremental low-cost construction, in
respect of minimum design guidelines;
 Promote and incentivize land pooling as main implementation tool for providing
affordable housing solutions;
 Establish social and income mix in all parts of the City to ensure social cohesion in
current population and future generations
 Preserving more Agricultural Land by encouraging land consolidation also in Rural
Areas.

Zoning Plan and Guidelines are designed to facilitate a balanced and compact physical growth
of the City while enhancing its social, economic, and environmental assets.

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Acknowledgements
The City of Kigali would like to acknowledge and thank the following individuals and
organizations for their invaluable insights and contributions to the preparation of the Kigali
Master Plan Review.
City of Kigali (COK) - One Stop Centre, Rwanda Association of Professional
Infrastructure Department, Landscape Environmental Practitioners (RAPEP)
Department Global Green Growth Institute (GGGI)
Nyarugenge, Gasabo, Kicukiro Districts UN-HABITAT Kigali
Ministry of Infrastructure (MININFRA) Swiss Resource Centre and Consultancies for
Ministry of Agriculture and Animal Resources Development (SKAT)
(MINAGRI) Strawtec Building Solutions
Ministry of Environment (MoE) Private Sector Federation (PSF)
Ministry of Lands and Forestry (MINILAF) Institute of Policy Analysis and Research
Rwanda Housing Authority (RHA) (IPAR)
Rwanda Agriculture Board (RAB) International Growth Centre (IGC)
Rwanda Water and Forestry Authority Water and Sanitation Corporation (WASAC)
(RWFA) The Integrated Polytechnic Regional Centre
Local Administrative Entities Development (IPRC) Kigali
Agency (LODA) National Institute of Statistics Rwanda (NISR)
Rwanda Environment Management Authority University of Rwanda (UR)
(REMA) Moto Cooperative FERWACOTAMO
Rwanda Association of Local Government Institution of Engineers Rwanda
Authorities (RALGA) Rwanda Energy Group (REG)
Rwanda Land Management and Use Authority Energy Development Corporation Limited
(RLMA) (EDCL)
Rwanda Development Board (RDB) Development Bank of Rwanda (BRD)
Rwanda Transport Development Agency Laterite Ltd.
(RTDA) Department for International Development
Rwanda Utilities Regulatory Authority (RURA) (DFID) Rwanda
Sector Executive Secretaries VNG International
Gasabo, Nyarugenge and Kicukiro Districts World Bank Group
Rwanda National Police (RNP) Rwanda Hospitality Association (RHA)
Rwanda Defence Force (RDF) Nyamirambo Women’s Center
Rwanda Women Network Institution of National Museums of Rwanda
Rwanda Institute of Architects (RIA) Youth Engagement in Agriculture Network
Rwanda Civil Society Platform (RCSP) (YEAN)
Rwanda Green Building Organization (RGBO) Rwanda Youth in Agribusiness Forum (RYAF)
Rwanda – National Climate and Environment Airtel
Fund (FONERWA) Zone Association
Rwanda Women Network Yego Innovisions Ltd
Broadband System Corporation (BSC) The Green Fighter Rwanda
Uwezo Youth Empowerment National Council of Person with Disabilities
SafeMotos (NCPD)
Care International Rwanda All Representatives and Leaders of Religious
Association of People with disabilities Communities in Kigali
Institute for Transportation and Development Justin Garrett Moore, AICP. Executive
Policy (ITDP) Director, New York City Public Design
Commission.

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Article 1: Introduction

1.1 Short Title

These “Regulations” shall be known and cited as the “Zoning Regulations of the City of Kigali”,
effective 28th of August 2020.

1.2 Authorization
These Regulations have been adopted by the City of Kigali City Council in accordance with the
provisions of the Rwanda Urban Planning Code.

1.3 Purpose
The purpose of this Regulations is to explain the proposed Zoning Plan and Development Control
Regulations which will encourage and guide Public Institutions, Private Sector, National and
International Organisations and Citizens in the implementation of the Kigali City Master Plan and
in the harmonic and balanced development of Kigali.

More in the detail, these Regulations are set to:

• Provide for the best use of land in the City;
• Conserve and stabilize the value of property;
• Promote the health, safety and general welfare of its people and the public;
• Protect and enhance the social and economic stability of all areas of the City;
• Regulate the location, use, height and bulk of buildings and structures;
• Regulate the location and use of parks and open spaces;
• Provide adequate open spaces for light and air;
• Secure safety from fire, flood, and other dangers;
• Facilitate adequate provisions for community utilities and facilities such as
transportation, water, sewerage, schools, parks, and other public requirements;
• Protect agricultural resources;
• Provide for housing choice and economic diversity in housing;
• Provide for the preservation of desirable open space, historic related resources, water
resources, wetlands, forests, and other environmentally important lands.

The Official Zoning Plan, Transport Plan, Infrastructure Plan, Overlay Plans GIS layers available
at City of Kigali website shall be read in conjunction with present Regulations and are integral
part of the City of Kigali Zoning regulations and Plan.

1.4 Compliance Required

No land, building or other structure shall hereafter be used, and no building or other structure
shall be constructed, reconstructed, altered, extended, or enlarged, except in conformity with
these Regulations.

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1.5 Prior Regulations Repealed

These Regulations, and any amendment or change hereto, shall be in full force and effect from
the date established by the Kigali City Council. The Zoning Regulations of the City of Kigali
previously adopted by the City Council and all amendments relating thereto are repealed
coincident with the effective date set forth in Paragraph 1.1 of these Regulations. Such repealing
shall not affect the status of any personnel and shall not affect or impair any act done, offense
committed or right accruing, accrued or acquired or any liability, penalty, or forfeiture of
punishment incurred prior to the time such repeal took effect, but the same may be enjoyed,
asserted, enforced, prosecuted, or inflicted as fully and to the same extent as if such repeal had
not been affected.

1.6 Availability of Zoning Map

The boundaries of all designated Zones and any amendments thereto are established by the City
Council, as shown on a map entitled” City of Kigali Zoning Map” and shall bear the date of the
enactment of these Regulations and of the most recent amendment to the Zoning boundaries.
The Official Zoning Map, updated to the date of the most recent amendment, shall be on file in
the office of the City of Kigali and Districts One Stop Centres and available on the website of the
City of Kigali.

1.7 Update of Zoning Map and Regulations

The update is a comprehensive overhaul of the City's zoning and development regulations which
includes updating all Zones and the uses allowed in each, updating parking, and landscaping
requirements and addressing the need for density in the City, among many other provisions.

Considering the extensive changes made to previous Zoning Regulations, the City of Kigali will
review and eventually update these Zoning Regulations in 3 years’ time from adoption, after
evaluating their performance in the rapidly evolving Kigali contest.

A regular update of Zoning Map is recommended as per article 4.1

1.8 Organisation of the Zoning Regulations

The Zoning Regulations for the City of Kigali consist of nine articles

Article 1: Introduction –provides the effective date of this regulation, purpose of this report,
information on repeal of prior regulations, update of the zoning map and regulations for the City
of Kigali and explains how the Report is organized.

Article 2: Objectives, Definition and Founding Principles of Zoning Plan and Regulations –
explains the objectives, definition and founding principles of the Zoning Plan in guiding and
facilitating future development in the City of Kigali.

Article 3: Definitions - defines the planning terms used in the zoning regulations to enable a
common understanding among users of the Zoning Plan.

Article 4:General Provisions – it presents regulations for general provisions that are applicable
to all or most of the prescribed zones.

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Article 5: Zoning Map & Interpretation – presents the zoning map and interpretation of each
zone designated on the zoning map. The Zoning Map indicates the specific boundaries.

Article 6: Zoning Regulations – provides specific and detailed zoning regulations of each zoning
category designated on the zoning map.

Article 7: Zoning Overlay Regulations - elaborates on the zoning regulations for Overlay Zones
for flexibility in development

Article 8: Special Regulations – explains various Special Regulations incorporated for flexibility
in implementation of the Kigali City Master Plan.

Article 9: Urban Design Control Plan - presents the purpose of Urban Design Control Plan and
its power to supersede other underlying zoning regulations, in case of conflicts.

Appendix: presents Industrial listings (not exhaustive) for I1 and I2 uses.

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Article 2: Objectives, Definition and Founding

Principles of Zoning Plan and
Regulations

2.1 Objectives of the Zoning Plan and Regulations

The objective of the Zoning Regulations for the City of Kigali is to provide a clear mechanism for
the implementation of the updated Kigali City Master Plan and to direct public and private sector
development to follow a clear set of development objectives, definitions, regulations, and
guidelines that reflect the vision and concept proposed in the Master Plan. The objectives,
definitions and regulations ensure that development is carried out to achieve a logical,
attractive, and liveable development pattern in the City, safeguard privacy and amenities, and
provide opportunities for growth, with enough flexibility to respond to changing business needs
and development trends. The regulations place an emphasis on encouraging mixed-use mixed-
income development for integrated, well connected, inclusive, and equitable development, that
are sustainable and are designed to achieve quality living environment.

2.2 Zoning Plan

Zoning regulates the types of uses, the development intensity, the required density, the setting,
and height of buildings on any plot. As such, it serves as an effective planning tool to guide
development in a logical and orderly fashion. The Zoning Plan is meant to provide landowners,
developers, and stakeholders with a clear picture of what can and cannot be developed on any
parcel of land in the City of Kigali’s territory.

The Zoning Plan is made up of a Zoning Map and a set of Zoning Regulations. The Zoning Map
identifies specific zones within the planning area based on the predominant land use, and the
desired intensity, building height and density for that area.

The Zoning Regulations stipulate the permitted, conditional, and prohibited uses, location of a
building on any plot, the overall maximum intensity, as well as the building height. Specific
regulations related to overall building form, landscaping, development strategy and signage are
also stipulated in the Zoning Regulations. Zoning Regulations stipulate allowable development
for a zone, but flexibility in development is ensured by allowing incentives such as additional
GFA, promoting inclusionary zoning, incremental / phased development.

The Zoning Regulations tabulate the uses into three categories: Permitted, Conditional and
Prohibited uses.

Permitted Use: Uses that comply with the intended use for the zoning code and can be
permitted outright. However, the development shall comply, when relevant, with other context
specific additional regulatory restrictions such as Urban Design Guidelines, Overlays, Heritage,
and Conservation guidelines.

Conditional Use: Conditional uses are usually activities that may create significant traffic, noise,
or other impacts on the surrounding neighbourhood. Such identified uses can be permitted
“conditionally” within a zone following the assessment of City of Kigali One Stop Centre’s

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approval. OSC may require the development to confirm to a set of conditions and standards as
per the regulations which must be met always. Each zone can allow different but compatible
developments that are complementary in terms of use and scale. For example, a small-scale
commercial development could be allowed in residential areas to provide convenience for
residents to meet their daily shopping needs. Similarly, Civic facilities like schools, day care
centres, religious facilities could be allowed in a residential zone, provided the facility meets the
parking, noise standards etc. Such conditional uses could be permitted after careful
consideration and evaluation by the One Stop Centre of City of Kigali and may be subject to
certain conditions as deemed necessary by the review committee, to ensure that the overall
planning intention for any specific is not compromised.

Prohibited Use: These are uses that are deemed prohibited and include activities that have been
found to be incompatible with the zone. For example, Heavy Industrial Uses are prohibited
within the residential zones.

Overlay Zones: Within these Zoning Regulations, overlay zones provide more discretion and
flexibility by allowing the City to protect certain areas as well as encourage or discourage certain
types of development. Overlay Zones are mapped zones superimposed over the established
zoning and can be used to impose supplement restrictions, permit, or disallow various forms of
density as well as provide bonuses and incentives to achieve the desired planning intent for that
area. The parcels within the overlay zone will be thus subject to the regulations of the underlying
zoning as well as the overlay zoning requirements. An overlay zone can cover more than one
zone and even portions of several underlying zoning. The Transit Overlay Zone, Airport
Restriction Areas, Urban Design Overlay, Heritage, and Conservation Overlay are example of
Overlay Zones.

2.3 Principles Guiding the Zoning Requirements

Integrated Development and Urban Resiliency

The integrated approach to urban development promotes appropriate growth of Cities, ensure
sustainable mobility, more cohesive communities, and a better environment. By looking at the
City in a holistic fashion, it strengthens the urban resiliency, known as “the capacity of urban
systems, communities, individuals, organisations, and businesses to recover maintain their
function and thrive in the aftermath of a shock or a stress, regardless its impact, frequency or
magnitude”.

These Zoning Regulations enhance this approach and help to build the resilience of Kigali
providing adequate tools and measures to guide the growth of the City as an urban system,
where all components -infrastructural, institutional, economic, and social are taken into
consideration.

Inclusivity and Community Involvement in the Planning

Inclusivity and equity in the planning and development process help create more sustainable
cities with people getting the right to fully participate in every aspect of social, economic,
political, and cultural life and voice their concerns and aspirations to create thriving
neighbourhoods and communities.

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 ZONING REGULATIONS

All developments, shall consider the needs and aspirations of all groups, including vulnerable
group and people of all abilities, in the design and implementation process. A participatory and
bottom-up approach shall be followed involving and engaging the community in the design,
development, and monitoring process.

Incrementality and Flexibility

The principle of incrementality is adopted in these Zoning Regulations to allow communities,

investors, and developers to develop according to their current financial capacities. The
objective is to create a flexible environment where all developments happen in an organic
manner, without creating financial overexposure and hence hindering the affordability of the
development. At the same time, the incremental approach is designed in such a way that future
addition to the development would help achieving the desired density for the specific zone in
future years.

Incremental development also allows developers to better adapt to current and future market
conditions, thus reducing investment risk and facilitating access to the market to a larger
segment of the population.

Incremental development shall be an opportunity to limit ongoing informal development

processes and ensure efficient provision of infrastructure and service delivery and rational land
use.

Mixed Land Use

As a Capital City that is experiencing unprecedented urbanization and population growth and a
shift in lifestyle preferences, Kigali showcases itself as a prime location to support integrated
neighbourhood development. Further, the national policies, strategies and various meetings
also advocate replacing the current low-rise unplanned settlements into high-density mixed-use
developments that caters for affordable multi-family housing.

The zoning regulations allow and encourage Integrated and mixed-use development within all
zones to create higher density, compact and vibrant places for people from all groups and
neighbourhoods. Neighbourhoods shall showcase a blend of residential, commercial, cultural,
public facilities, and micro-enterprises, that are accessible and well connected to transit system.
This will enhance inclusivity, bring work closer to homes and reduce disparity and social
segregation between different groups.

Pedestrian First

“Cities around the world are recognizing how essential walkability is for the access and health
of their citizens, and the economic growth of their cities 1,” (Joe Chestnut, Research Associate at
ITDP and the author of Pedestrians First).

In Kigali, the private vehicle ownership is still in lower limits and majority of the population are
either pedestrians or two-wheeler users. This provides a great opportunity to plan for a walkable

1
Pedestrians First: Tools for a Walkable City (https://www.itdp.org/publication/walkability-tool/)

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 ZONING REGULATIONS

and healthy City. All planners, designers and developers shall ensure walkable and integrated
neighbourhoods that links residences to the public facilities, commercial and recreational areas.
The Master Plan provides for the City to expand its Non-Motorised Transport (NMT) network to
cover the entire City for complete, continuous, and safe walkway and cycleway networks, that
provide clear protection from motor vehicles and are accessible to people of all groups.
Universal designs shall be adopted by removing all physical barriers and providing a safe route
for smooth mobility and easy access.

Transit Oriented Development (TOD)

Transit-oriented development (TOD) presents as the best approach for Kigali to continue
keeping the private vehicle ownership on the low, and to avoid unsustainable, car-dependent,
and sprawling settlement. TOD is necessary for inclusivity, equity, and long-term sustainability
of the cities. The integrated and transit-oriented development bring people closer to activities,
work, home, and public space, providing inclusive access for all, to Citywide opportunities and
resources at the lowest financial and environmental cost, and with the highest resilience 2 to
climate change and other disasters.

The City shall provide high-quality, safe, and reliable mass transit system for a sustainable, and
equitable development. Mixed-use, integrated, and higher density developments, that are well-
connected with easy walking and cycling connection, and in proximity to reliable transit service
to the rest of the City, are at the base of this master planning effort.

Sustainable Design

All developments shall be designed and developed with due regards for the environment, by
incorporating environmentally friendly and sustainable design practices in both design and
construction of the buildings. It shall be of paramount importance to encourage environmentally
responsible buildings, that are appropriate for the existing urban fabric.

Subject to review and evaluation of developments in certain zones, and in line with GBMC 3’s
minimum compliance scoring criteria, the City of Kigali One Stop Centre may, at its discretion,
grant increases in additional floor area, building height or building coverage for developments
that adopt sustainable design technologies or techniques or provide additional benefit to the
neighbouring communities such as public spaces or recreational areas.

2
Transit Oriented Development (https://www.itdp.org/library/standards-and-guides/tod3-0/)
3
Rwanda Green Building Minimum Compliance System
(https://www.primature.gov.rw/index.php?id=2&no_cache=1&tx_drblob_pi1%5BdownloadUid%5D=69
5)

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Article 3: Definitions
This chapter lists down the definition of the terms used in the Zoning Plan and Regulations.
Illustrations are also added, when required, to ensure clarity of the definition.

Affordable Housing Development - A proposed housing development in which, for a

clearly established minimum amount of time (can be 10, 15, 25 years) after the initial
occupancy of units, a certain percentage of the dwelling units will be conveyed by deeds
containing covenants or restrictions which shall require that such dwelling units be sold
or rented at, or below, prices which will preserve the units as affordable housing as
established by City of Kigali parameters. See Affordable Housing Unit definition below.

Affordable Housing Unit – As per international practice, an affordable housing unit is a

habitable unit for which households are presumed to pay thirty percent (30%) or less
(UNHABITAT suggests 25%) of their annual income, where such income is less than or
equal to that City’s median income. In the case of Rwanda, the percentage of annual
income, or the maximum annual cost to be paid to consider a Unit affordable shall be
established periodically by CoK or GoR, based on EICV data or other official NISR
recognised surveys.

Agriculture – The growing of crops, raising of and caring for livestock, poultry and bees
including the storing, processing and sale of agricultural and horticultural products and
commodities originating from the property where said agricultural activities occur except
as may otherwise be permitted by these Regulations.

Agricultural Buildings and Structures – Buildings or structures used in connection with

agriculture, including shelter for livestock and enclosed storage for farm machinery,
equipment, and supplies.

Building - Any structure having a roof supported by columns or walls and intended for
the shelter, housing, or enclosure of persons, animals, or personal property.
Primary Building - building
erected on a plot intended for the
primary use for which the plot has
been zoned.
Ancillary Building - any building
erected on a plot that is incidental
to a primary building on the same
plot and the use of which is in
connection with that primary
building.

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 ZONING REGULATIONS

Detached Building - freestanding

building with open spaces on all
sides of the building.

Semi-detached Building - building

that is joined to another by a
common wall that they share.

Attached Building (including

Rowhouses / Townhouses) – set
of buildings that share a common
wall or walls with another building
and for which no side setback is
provided, except for the end
/corner buildings.

Basement – The portion of a building all or partly below grade with at least one-half of
its height below grade.

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 ZONING REGULATIONS

Building Coverage - percentage of

the plot area occupied by the
ground area of the primary and all
ancillary buildings on such plot,
inclusive of the shadow area
created by cantilevered building
projections, but do not include
the following:
• Bay windows with a projection
of 0.5m or less.
• Roof eaves and sun shading
projections.
• The shadow area of a building
from the 3rd storey and above
(to encourage viable
landscaping at the ground level
and shaded communal spaces
and promote building
articulation and a variety of
architectural designs).
Computation of building coverage
shall include all existing
developments within the plot.

Building Height - the overall

height of a building measured
from grade or access road to the
top of the last storey or the
highest point of the building, but
does not include:
• External parapets not exceeding
1.5m
• Lift overruns;
• Antennae;
• Rooftop M&E service rooms and
structures.
• Any other permitted structure
as may be allowed by the City of
Kigali, One Stop Centre
On the slopes or contoured
topography, the building height is
measured as illustrated in the
figure below.

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 ZONING REGULATIONS

Change of Use – Any use that differs from the previous use of a building or land.

Building Setback - the minimum distance (in plan) by which a building must be offset
from the plot boundary, except for any permitted intrusions or structures.

Front Setback - the minimum

required setback measured as
vertical distance from the plot
boundary fronting any road to the
front external main wall of any
primary or ancillary building.

Front principal setback: It defines

the minimum required setback as
measured from the plot line
fronting the road from which one
has entrance to the plot to the
external main wall of a building.

Front secondary setback: It

defines the minimum required
setback as measured from the plot
line fronting the secondary access
road to the external main wall of a
building.

Stepback: Refers to an offset of

one element of a building from
another element below (i.e. tower

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 ZONING REGULATIONS

from podium). Step backs help to

create a transition between built
form elements.

Rear Setback - the minimum

required setback measured as
vertical distance from the plot
boundary to the rear external wall
of any primary or ancillary
building. It is directly opposite to
the front plot line.

Side Setback - the minimum

required setback measured as
horizontal distance from the plot
boundary to the main external
walls of any primary or ancillary
building.

Dwelling Unit (Du) – One or more rooms designed, occupied, or intended for occupancy
as a separate living quarter with cooking, sleeping and sanitary facilities provided within.

Multifamily Housing– A building of 1 or more floors containing 2 or more dwelling units.

Apartments: a multi-storey residential building within a plot that contains three or more
residential units that are capable of strata-subdivision.

Floor Area Ratio (FAR) - The ratio of the gross floor area of the building or buildings
(building’s total floor area) to the size of the plot upon which it is built.

FAR= Gross Floor Area ÷ Plot Area

Dwelling Unit (DU) Density - The average number of DUs located on a Hectare (Ha)of
land in a given area.

Density / NET - is determined by dividing the total number of DUs in a defined area by
the total area of all land parcels within the area that is solely used for residential
purposes.

Gated Community - a form of residential or mixed-use estate containing strictly

controlled entrances for pedestrians, bicycles, and automobiles, and often characterized
by a closed perimeter of walls and fences.

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 ZONING REGULATIONS

Gross Floor Area (GFA) - the sum

of the gross horizontal areas of all
the floors of a building, measured
from the exterior face of exterior
walls or mid-point of common or
party walls. The "floor area" of a
building shall include basement
floor area, staircase blocks, planter
boxes and ledges, public areas
such as landings and common
lobbies. It shall exclude floor area
used for parking facilities.
Basements not utilized for any
habitable or commercial purposes
shall be exempt from gross floor
area calculations. M&E floors with
1.5m or less headroom can be
excluded from gross floor area
computation.
Lift shafts and service ducts
including the thickness of the walls
are counted as GFA once at the
ground storey level.
Any existing building not affected
by the new development should
clearly be stated in the existing
gross floor area. Calculations of
gross floor area for any
development shall include the GFA
of all existing developments within
the plot.
Balcony, & Bay Window areas are
excluded from the GFA Calculation,
subject to the condition that all the
Balcony and Bay Window area
does not exceed 10% of overall GFA
quantum of the building

Plot Area - the total area (in square metres) included within the Plot boundary

Plot Coverage - the percentage of

the extent of plot covered by the
building(s) or a ratio of the built-
up area over plot area.

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 ZONING REGULATIONS

Landscape Coverage - the

percentage of plot area covered
by permeable surfaces and meant
for aesthetic landscaping and the
planting of grass, shrubbery, and
trees but may contain such
impermeable surface areas that
are used as communal gathering
spaces, or for landscaping
features such as fountains,
furniture or shade pergolas.

Mezzanine Storey - an
intermediate storey between 2
storeys but that is connected only
by the storey below it, and which
does not occupy more than 50% of
the gross floor area of the storey
below.

Penthouse - the uppermost storey

of a building that is directly
connected to and associated with
the use of the storey immediately
below it, and which does not
occupy more than 30% of the gross
floor area of the storey below.

Single-Family House - a residential building containing only one dwelling unit and
occupied by one household.

Public Facilities - all the publicly accessible uses like recreational spaces, religious,
cultural, social, educational, and health-related uses.

Micro-Enterprise – A business carried out in a dwelling unit by the resident thereof and
no more than five (5) non-resident persons or employees that is of higher intensity than
a home occupation, but clearly secondary to the use of the dwelling unit for residential
purposes and does not alter the residential character of the property, subject to the
standards enumerated in these Regulations.

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 ZONING REGULATIONS

Home Occupation – An occupation carried out in a dwelling unit by the resident thereof
and no more than one (1) non-resident employee, provided that the use is limited in
extent, clearly secondary to the use of the dwelling unit for residential purposes and does
not alter the residential character of the property

Mixed-Use Neighbourhood (MUN) – Defined by encompassing areas of the City that

contain both housing and commercial/retail spaces, public facilities, Micro-enterprises,
and green open spaces to serve the community.
MUN are generally active for more hours of the day and, for that reason, maintain a
dynamic feeling for a large portion of the day.
In a mixed-use neighbourhood, housing and commercial/retail and other uses are
seamlessly integrated. It’s not uncommon to find restaurants, cafes, dry cleaners,
supermarkets, hardware stores, clinics, kindergarten, etc. – businesses and public
facilities that serve the local population and support the daily needs of residents.

These neighbourhoods offer an important lifestyle option for people ensuring social and
income mix.

Co-housing Apartments – is defined as a clustered development where independent

Dwelling Units share a number of communal spaces and facilities such as, but not limited
to, laundries rooms, child care, gardens, kitchens and eating spaces. Co-housing solutions
are usually suitable for students, young professionals, young families, or elderly people

Incremental Development – It is a development based on staging strategy in which some

or parts of the infrastructure and building are developed and occupied or delivered to
the users, before the building or the development is completed in its entirety, based on
the requirements and financial capacity of the stakeholders.

Open Space – Any parcel or area of land, set aside or protected from certain
development and/or disturbance; may include active and passive recreational uses.

Neighborhood Park - An outdoor public open space generally ranging in size up to 1 ha,
serves as a social and recreational focal points for neighborhoods and is the basic unit of
Kigali park system. Neighborhood Parks shall include a playground. They may offer a
range of facilities and passive or active recreation in response to demographic and
cultural characteristics of surrounding neighborhoods, with opportunities for interaction
with nature. Neighborhood parks shall be largely accessible by foot, bicycle, or public
transit within at least a 500 m radius from residences, providing easy access especially
for children and senior adults.

Urban Park - An outdoor public open space generally ranging in size up to 6 ha may
include playgrounds, gardens, hiking, running and fitness trails or paths, sport fields and
courts, public restrooms, and/or picnic facilities, depending on the budget and natural
features available.

Green corridors - An outdoor open space along a natural edge, including without
limitation, a wetland front, a canal, a scenic road. They provide passage for pedestrians
or bicycles and are used to link nature reserves, cultural landmarks, urbanscape
sequences.

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 ZONING REGULATIONS

Plaza: An outdoor open space, generally fronted by mixed-use, retail, and office uses. A
minimum of 50% of the plaza’s area shall be hard surfaced. The landscape of plazas shall
consist primarily of hard-surfaced areas, permanent architecture, urban furniture or
water-oriented features, and trees that are placed in an orderly fashion and that are
regularly spaced.

Promenade - a paved public walk, typically along wetlands fronts, river edges or scenic
parts of the city dedicated to leisure activities.

Gallery - a frontage wherein the façade is moved back from the frontage line with an
attached cantilevered shed or a lightweight structure to the edge of the sidewalk.

Arcade - a frontage where a colonnade is supporting habitable space that starts at the
edge of the sidewalk.

Through-Block Connections - Pedestrian pathways between buildings, which can be

internal or external, that provide permeability through large blocks and sites.

Recreation Facilities, Indoor – A building or structure designed and equipped for the
conduct of sports and leisure time activities.

Recreation Facilities, Outdoor/Active – Outdoor places, sites or fields and incidental

structures designed and equipped for the pursuit of leisure time activities, usually of a
formal nature, often performed with others and/or requiring equipment.

Recreation, Passive – Activities that involve relatively inactive or less environmentally

intrusive activities including, but not limited to walking, sitting, picnicking, board, and
table games.

Restaurant – An establishment where food and beverages are prepared and served on
the premises.

Retail – Establishments engaged in selling goods, packaged foods, or merchandise to the

public for personal use or household consumption and rendering services incidental to
the sale of such goods.

Site Plan – An accurate and detailed topographic and geometric representation of

existing and/or proposed conditions on a lot or lots that is consistent with accurate
property survey information.

Storey – That portion of a building above the basement included between any floor and
the ceiling or roof above it.

Loading Space – A dedicated area designed and dimensioned for the temporary parking
or standing of truck-type vehicles for loading and/or unloading activities in support of
uses on the site.

Off-Street Parking – off-street on-site parking - A portion of a lot designated and

dedicated for parking on the same site as the principal or accessory building it serves

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 ZONING REGULATIONS

Off-Street Parking – off-street shared parking - A parking lot designated on a different

site, and where there is a shared and/or joint parking agreement

On-Street Parking – Parking located within a private or public street right-of-way.

Parking Lot – A surface area for parking, constructed at grade, off the street and beyond
the right of way.

Shared or Joint Use Parking – The sharing of parking spaces by two or more uses with
each use having different peak demand periods.

Abbreviations
CoK City of Kigali
OSC One Stop Center (City of Kigali and Districts)
Ex Com Executive Committee
ESS Electrical Substation
FAR Floor Area Ratio
G Ground Floor
GFA Gross Floor Area
P Penthouse
N/A Not Applicable
MUN Mixed Use Neighbourhoods
LSP Land Subdivision Plan
TDR Transfer of Development Rights
IZ Inclusionary Zoning
GBMC Green Building Minimum Compliance Guidelines
RTDA Rwanda Transport Development Authority
WASAC Water and Sanitation Corporation
REMA Rwanda Environment Management Authority
RURA Rwanda Utilities Regulatory Authority
REG Rwanda Energy Group
MININFRA Ministry of Infrastructure
TOD Transit Oriented Development
NMT Non-Motorized Transport
RCAA Rwanda Civil Aviation Authority
PSZ Public Safety Zone
ATZ Aerodrome Traffic Zone

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Article 4: General Provisions

4.1 City of Kigali Discretion in Application of Zoning Regulations

Discretion may be exercised by the City of Kigali’s One Stop Centre (OSC) to allow for variances
to the zoning regulations on a case-by-case basis where it deems that the variance for the
development is still in line with the overall planning objectives of the Master Plan and will not
compromise the overall character, safety, or fabric of the surrounding developments.

Such discretional power can be exercised by OSC in the following - but not limited - cases, such
as:
• Physical constraints that impede proposed development and require variations in the
Zoning, Infrastructure, or Transport Plan to better adapt to site condition (e.g.
topography, geology, hydrology, existing manmade unmovable structures, etc.).
• Alternative locations identified for Infrastructure or other facilities that allow rezoning
of parcels and that are now free from other constraints (e.g.: areas selected for electric
sub stations that are no longer required, due to the selection of a different site for the
same infrastructure).
• Strategic or large developments requiring specific consideration as per their relevance
for the City (e.g.: public facilities, large investment projects able to catalyse
development in the area, strategic infrastructure, affordable housing development as
defined in these regulations, etc.)
• Integrated projects requiring different mix of use, higher densities, alternative internal
transport network or any major variation to achieve socio-economic feasibility of the
development (e.g.: introducing a greater amount of commercial to cross-finance
affordable housing or infrastructure provision).
• Any other case deemed relevant by CoK OSC and approved by Kigali City Council or
Executive Committee as established by the Law.

Procedure for Zoning Variance Request

The procedure for zoning Variance request shall be established by the City of Kigali. It must
contain the following minimum stages:

• Developer to submit Zoning Variance Application to CoK OSC. Fees will be applied by
CoK according to current rates.
• OSC to assess the request and accept or reject the application.

In case the proposed Zoning Change is accepted by OSC, the application shall be submitted to
the CoK ExCOM for preliminary approval and then submitted to the City Council for final
approval. A comprehensive list of Proposed Variation to Zoning, including description of the
proposed changes, justifications and potential positive or negative impacts, shall be submitted
by OSC to the City Council at least quarterly to allow for a continued update of the Master Plan.

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 ZONING REGULATIONS

4.2 Phasing of Developments

The phasing plan intends to provide flexibility to the implementers to prioritise development in
a particular area of the City and source adequate funding to finance the selected projects. It
provides the Government, communities, and donors/financers with rationale to prioritize
infrastructure and associated urban services to incrementally develop in a phased manner.

Table 4.1: Phasing of Developments

Regulation

This regulation shall apply to:

• All zones/areas covered in the Proposed Zoning Plan 2050 for Kigali.

Conditions Remarks
a) CoK shall initiate and carry out implementation of the master plan, as per the Refer Phasing Plan
phasing plan, sequentially, for sustainable and planned development. At the
beginning of each 7 years Financial Planning Cycle, CoK shall declare officially
which is the Phase that will be implemented during the period.

b) The sequencing of development shall recognize that phasing may require

flexibility that is responsive to market demands. CoK shall prioritize
developmental activities and financial planning and disbursement, in alignment
with the Seven Year Development Programme to deliver quality infrastructure.

c) The prioritization of major infrastructure development activities within each

phase shall consult 7 Year Government Programme to harmonize developments
with the highlights of priority areas and key strategic interventions provided in
the 7-year Government Programme.

d) The provision of infrastructure and services planning shall be carried out

incrementally. However, each phase shall contain adequate infrastructure and
other public facilities to allow the phase to stand on its own, even if no
subsequent phases are developed.

e) The prioritization of developmental activities within each phase shall consider,

any relocation of people, land management approaches, funding availability, and
relevant policies and legislation, that maybe required.
Areas Planned to be implemented in subsequent Phases Remarks
a) Areas planned to be implemented in subsequent phases shall retain current
land use and no further developments shall be approved or allowed till the
mentioned phase is officially launched by City of Kigali City Council (refer to
point “d” below for exemptions in implementation of subsequent phases
before launch)
b) Legally approved conforming building, structures and uses shall continue
current activities and can request renovation or building permits to CoK OSC
if current use is conforming to proposed use and density in the Zoning Plan
in the relevant phase.
c) Legally approved non-conforming existing developments may request
renovation permits as per provisions made in these Regulations in section
4.3.
d) To support economic growth in all parts of the City and manage the
urbanisation pressure, exemptions to the phasing may be allowed in the
following cases:
• Provision of affordable housing in a mixed-use neighbourhood
(MUN) as per the definition in these regulations. Eligible
developments shall provide a minimum of 30% of affordable units
as per definition in these regulations.

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 ZONING REGULATIONS

• Pilot Projects in R1B, R2, R3, R4 zones. Such developments may be

authorised by CoK OSC if at least 50% of the units developed or the
serviced plots meets the affordability requirements in these
regulations or are subsidised in any form.
• Strategic Infrastructure, Commercial, Industrial, or Logistic
Developments of National or Regional Importance.
• Housing projects where incremental development is supported.

e) All exceptions as per above paragraph may be authorised solely in the

presence of the following conditions:
• Commitment in writing that developer will bear all infrastructure
and road link related costs and that no claim will be made to CoK.
This shall not be valid in case the City or any other Institution or
Donor will finance or co-finance such cost as a subsidy measure.
• Self-sustaining infrastructure (sanitation, waste water treatment,
etc) with the clear design intent to connect the local system to
future City Centralised Infrastructure System.
• Commitment in writing by Power and Water Providers, to connect
the new settlement to the existing network.
• Commitment in writing by Transport Companies to provide public
transport with adequate Level of Service to the new settlement.

4.3 Non-Conforming Existing Uses

Non- Complying / Non-Conforming Uses are those existing uses, which are incompatible and
non-complying with the new zoning regulations. Regulations for such are provided to permit the
continuance of existing uses but restricting further such developments. The regulations aim to
establish the character of the area and protect the public health, safety, and general welfare.

Table 4.2: Non-Conforming Existing use

Regulations Remarks

Criteria for Non-Conforming Uses

Assessment • A nonconforming use is a permitted use of property which
would otherwise be in violation of the current zoning
ordinance. The use is permitted because the land owner was
using the land or building for that use before the zoning
ordinance became effective. Nonconforming uses are often
referred to as being "grandfathered in" to a zoning code. To
qualify for nonconforming use, the property needs to have
been continuously put to the non-conforming use.

Existing approved legally non-conforming building

• Alterations necessary to retain an existing approved legally
non-conforming building and its use in good order and repair
shall be allowed exclusively to ensure safe use of the building,
including improvement of hygienic and sanitation facilities,
roofing, structural efficiency
• No further increase in floor area of the existing non-conforming
use is allowed.

Conversion of a residential to other permitted uses

• Conversion of a residential to other permitted uses shall be
assessed by the CoK One Stop Centre. The assessment shall be
subject to:

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 ZONING REGULATIONS

Regulations Remarks

• Compliance with parking requirements for non-residential use

or documented possibility to park in the proximity of the
building (on-street parking or shared parking facility).
• Assessment of potential nuisance caused by the new use.
• Limit aesthetic variations that could affect the aesthetic quality
of the neighbourhood.

Damage, Destruction, or Discontinuance

• Any damage or destruction of the non-conforming use
exceeding more than 25% of the assessed valuation of buildings
in use, the non-conforming use shall terminate, and the
development should comply to conforming use.
• If damage or destruction of the non-complying use is less than
25% of the assessed valuation of buildings in use, the non-
conforming use may be restored, provided that the there is no
increase in degree of non-compliance.
• If the non-conforming use is discontinued for more than a
period of two years, or any use discontinued, thereafter only
conforming use shall be applicable. However, this shall not be
applicable in case of war, government or public body related
improvement project and labour difficulties.

Termination:
• Non-conforming uses may be continued for five (5) years from
the date of gazette of the zoning regulations in phase one or
five (5) years after the official launch of subsequent phases.
After such date, the non-conforming use shall terminate and
thereafter only conforming use shall be applicable, unless
conditional approval has been obtained from CoK One Stop
Centre.

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 ZONING REGULATIONS

4.5 Gated Communities

Gated communities lack bringing social cohesion and integration in the community, giving rise
to individualistic society, segregation and disconnect in the urban fabric with broken linkages,
both visually and emotionally. They lack inclusivity and make the divide more and more wider
amongst the rich and the poor classes. Kigali Master Plan is built on inclusion, social cohesion,
and social mix and, for this reason, no gated communities, except in special cases after due
assessment by CoK OSC and approval by Executive Committee, shall be allowed within the City
territory.

Table 4.3: Gated Communities

Regulation
This regulation applies to:

Residential and Mixed-Use Zones that are larger than 1 ha in size.

Condition Remark
CoK shall not allow gated communities in any new development, to ensure clear Through compliance check
linkages to all parts of the City and ensure social mix. while providing construction
permit and during
Opaque walls shall not be allowed beyond 1.5-meter height, to allow clear view implementation.
and eyes on street. Only transparent fencing shall be allowed beyond the height of
the wall.

Secured areas within a larger development may only be allowed in minimum

portion, under special conditions due to specific security requirements, after
proper assessment by CoK OSC.

Existing Gated or Segregated development larger than 1 ha shall remove any

barrier or impediment, for smooth urban circulation, within 1 year from the date
of effectiveness of present regulations.

Limited gated areas (below 1 ha) may be identified for cases in which security or
exclusivity of the premises justify such segregation.

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 ZONING REGULATIONS

4.6 Provision for Incremental Development

Incremental development shall be allowed to shape the urban areas as per priorities developed
for the entire City and reduce urban sprawl in favour of densification and compact development.

Incremental development intends to allow flexibility in the development of the City and housing
construction, responding to local conditions, desires, aspirations, and financial capabilities of
stakeholders, including the Government. It provides an opportunity to regulate ongoing informal
development processes, ensure efficient provision of infrastructure and service delivery and
rationalize land use.

Table 4.4:Provision for Incremental Development

Regulations Remarks

RESIDENTIAL • The CoK shall facilitate incremental development of the City and housing
USES through incorporating incremental process into the design and execution
of such programs and projects.

• The CoK shall facilitate provision of land, where required through land
readjustment/ land pooling process (refer section 7.2)

• All affordable housing programs shall include financial mechanisms

(subsidies, micro credit, loans etc.) to help households finance and
incrementally build their houses.

• The Cok shall foster robust cooperation among the utility providers,
central government, financial institutions, civil society organizations
(where required) and the beneficiaries, through active participatory
process to enable flow of inputs required in the incremental housing
process.

• The Cok shall also allow individual landowners to undertake incremental

housing construction and upgradation that matches their needs and ability
to generate resources. Housing shall be allowed to be constructed and
upgraded in stages as per the financial situation to incrementally achieve
the required FAR and density stipulated by the zoning requirements.

• Land Owners / Developers shall submit the application for the construction
permit clearly showing:
o Intended final design of the building, expected GFA, fulfilment of
parking requirements and minimum density prescriptions where
relevant;
o Phasing Plan, clearly showing planned stages of construction and
timeframe for development. CoK-OSC shall establish a database of
all developments for monitoring purposes to assess implementation
status.
o Construction permit applications may be submitted by cooperatives
or other entities with standard design to be implemented for several
units.

• Beneficiaries shall be allowed to occupy the houses, with only basic

habitable nucleus initially, which shall then be allowed to incrementally
upgrade at a pace as per the phasing plan which would have been based
on their financing capacities and planning through savings, micro loans,
self-help etc.

• CoK shall monitor that incremental housing constructions are carried out
in a safe manner, ideally providing technical support (where required) and

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 ZONING REGULATIONS

education on health and safety requirements and sound building

practices.

• Derogations from Building Code may be authorised by CoK-OSC in all cases

where such derogations allow for reduced construction costs while not
compromising on safety of the development.

• The CoK at its discretion and in collaboration with RHA may provide
technical and financial support (through pre-approved designs,
government subsidy, micro-credit etc.) to such families who cannot
undertake any action on their own to obtain even the basic housing
components.

• CoK shall ensure that Incremental upgrading of existing residential units is

conducted with the required safety measures for the occupants.
Whenever upgrading works may provide hazard or harm to the occupants,
CoK-OSC may require their temporary relocation

NON- • The Cok shall allow landowners to undertake incremental non-residential

RESIDENTIAL use (Commercial, Mixed Use) construction that matches their needs and
USES ability to generate resources. Commercial or Mixed-Use Buildings shall be
allowed to be constructed in stages as per the financial situation to
incrementally achieve the required FAR and density stipulated by the zoning
requirements.

• Developers shall be allowed to occupy the structure and initiate activities,

with only part of the final structure completed, which shall then be allowed
to incrementally upgrade at a pace based on the financing capacities of the
developer / owner

• No tenant, owner, user, or any other person shall occupy the premises of the
building during upgrading works unless expressly authorised by CoK-OSC
upon demonstration, to be provided by the developer, that upgrading works
will be conducted in such a way not to generate any risk to the users of the
building.

• Land Owners / Developers shall submit the application for the construction
permit clearly showing:
o Intended final design of the building, expected GFA, fulfilment of
parking requirements and minimum density prescriptions where
relevant
o Phasing Plan, clearly showing planned stages of construction and
timeframe for development

• The intermediate building shall not, in any case, appear incomplete, under
construction or have any “unfinished like feeling” that may negatively impact
on the aesthetic characteristics of the neighbourhood.

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 ZONING REGULATIONS

INCREMENTAL Sketches illustrating possibilities of incremental development:

DEVELOPMENT
METHODS

Shop/ commercial retail

House/ residential

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 ZONING REGULATIONS

4.7 Service areas and equipment

• No outdoor storage shall be allowed in any zone.

• Proper location of the outdoor refuse areas shall be decided by the City of Kigali, One Stop
Centre, upon review of the development application.
• At grade water tank and mechanical equipment shall be located to the side or rear of the
building.
• At grade or rooftop water tank, mechanical and telecommunications towers and
equipment shall not be visible from street and they shall be screened, subject to approval
by the City of Kigali, One Stop Centre.
• For Commercial and Industrial uses, loading docks (if any), shall be located to the rear or
side of the building. Where the rear of the building faces residential uses, the loading area
must be appropriately screened so as not to be visible from residential uses.
• Loading docks shall be in appropriate number and design when compared to the expected
need of the commercial activities conducted in the building. CoK OSC has the right to
establish the need for addition loading docks or review to the suggested design.

4.8 Access to Parcels

The zoning plan illustrates road access only up to collector level road. It is the obligation of the
CoK OSCs, together with the local communities, to develop local detailed plans to ensure access
of roads to all parcels or group of parcels that share common access. All local roads need to be
defined and acknowledged during the approval process. With the guidance and support of CoK,
neighbouring parcels shall provide road access to the adjacent land, where road access does not
exist. This secures access to other properties which otherwise would not have access.

Whenever such access cannot be ensured due to parcel conformation, it is required that all
landowners in a given area proceed to regularise, pool, or consolidate their land, to allow access
to all parcels in the given area.

Where parcellation plan of a particular area is required by the CoK, prior to approving any
construction permit, no construction permit may be authorised, also to parcel with direct access
to the street, unless the parcellation plan is submitted and approved showing access to all
parcels in that given area.

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 ZONING REGULATIONS

4.9 Provision for Micro - Enterprise

Selected Residential zones (see Article 5) allow - previous OSC approval - residents to engage in
business carried out in a dwelling unit with no more than five (5) non-resident persons or
employees, provided they are clearly secondary in use and does not alter the residential
character of the property, and are subject to the standards enumerated in these regulations.

Table 4.5:Provision for Micro - Enterprise

Regulations Remarks

Criteria for • Restrictions on Physical Changes:

Assessment o Prohibit exterior physical changes to the home for the purposes of
conducting business, which is not residential in character.
o Prohibit the use of more than 30% of the total floor area of the building
for business use.
o Where the area is covered by O-C2 overlay, O-C2 regulations shall
apply.
o Micro – Enterprise activities can be carried out at ground floor only

• Traffic Impact:
o The business activities must not introduce large human or vehicular
traffic to the surroundings or the neighbourhood
o Allow a maximum of five non-residents to work from a residential unit.
o Additional off-street parking shall be provided for every 200m2 of floor
area used for micro-enterprise.

• Permitted activities:
o Processing and preserving of fruit and vegetables
o Manufacture of bakery products
o Weaving of textiles
o Finishing of textiles
o Manufacture of knitted and crocheted fabrics
o Manufacture of made-up textile articles
o Manufacture of carpets and rugs
o Manufacture of wearing apparel
o Manufacture of luggage, handbags and the like, saddlery, and harness
o Manufacture of footwear
o Printing and service activities related to printing
o Manufacture of jewellery, bijouterie, and related articles
o Manufacture of games and toys
o Creative, arts and entertainment activities

CoK OSC may update or modify this list according to the changes in economic
pattern of the City or specific clustering purposes in demarcated areas.

• Prohibited Activities:
o The business activities must not be illegal, unlawful, or immoral
o The business must not generate noise, smoke, odour, chemical/liquid
waste, or dust that could become a nuisance.
o Storage and use of dangerous chemicals and hazardous substances are
strictly prohibited.
o There must be no solicitation of business that may cause annoyance to
the residents or public.

• Safety Requirements:
o Micro-Enterprise must comply with safety requirements imposed by
the Fire Safety Regulations.

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 ZONING REGULATIONS

4.10 Provision for Home Occupation

All Residential Zones allow residents to engage in uses other than residences so long as the
principal use of the residence remains as a dwelling and the proposed ancillary use meets the
requirements and restrictions as set forth in the regulations.

Table 4.6: Provision for Home-Occupation

Regulations Remarks

Criteria for • Procedure and right of Inspection from OSC:

Assessment o Home Occupation does not require preliminary approval from CoK or
District OSC. However, Notification of Home Occupation with expected
area occupied by the non-residential activities and type of business
shall be communicated to CoK-OSC.
o Inspectors from OSC may, at their discretion, visit the premises and
verify the conformity to present regulations.

• Restrictions on Physical Changes:

o Prohibit exterior physical changes to the home for the purposes of
conducting business, which is not residential in character.
o Prohibit the use of more than 25% of the total floor area of the dwelling
unit for business use.

• Parking Requirements:
o Allow a maximum of one non-resident to work from a residential unit.
o Additional off-street parking shall be provided for every 100m2 of floor
area used for home office (Refer Figure 4-1).
o Off-street parking provision (within the plot or off-street common
parking when available), shall be made where required, to cater for
extra vehicular traffic coming for service.

• Permitted activities:
o General Medicine, Dentistry, Psychologist, Psychiatrist, or similar
medical facilities (if allowed as per guidelines issued by Ministry of
Health)
o Offices for architecture, engineering, law
o Music studios rehearsal studio (only in units with sound proofing
arrangements)
o IT & IT & another similar consultancy, web design, Data entry.
o Accountancy services
o Teaching not extending to classes or school like establishments
o Other professional related uses

• Prohibited Business Activities:

o The business activities must not be illegal, unlawful, or immoral
o The business must not generate noise, smoke, odour, chemical/liquid
waste, or dust that could become a nuisance.
o Storage and use of dangerous chemicals and hazardous substances are
strictly prohibited.
o There must be no solicitation of business that may cause annoyance to
the residents or public.

• Businesses not permitted in Home - Occupation:

o Contractors Business
o Car-Trading Business
o Commercial schools e.g. dance school, language centres, tuition
centres.
o Employment Agency
o Businesses involving gathering of large number of people
o Courier Businesses

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 ZONING REGULATIONS

o Funeral chapels or homes

• Safety Requirements:
o The business must comply with safety requirements imposed by the
Fire Safety Regulations.
Existing Condition

Parking Lot

After adding Home Office

Max. 25% GFA for

office use

Additional off-street parking for

every sqm of area used for home
occupation

PLAN (Not to scale)

Figure 4-1: Provision for Home Occupation

Source: Surbana Jurong

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 ZONING REGULATIONS

4.11 Accessory Residential Units

In the interest of furthering the goals of providing increased affordable housing stock, it is
desirable that the Accessory Residential Unit be established meeting affordability guidelines
established by the definitions in these zoning regulations or by the City of Kigali periodic
affordable housing prices review. Owners are encouraged to establish units in consideration of
such guidelines.

Standards

• Accessory Residential Units are allowed in R1, R1A, R2 and R3 zones.

• An accessory residential unit may be established only accessory to a permitted dwelling.
• The outward appearance of the accessory dwelling shall be consistent with the design
and character of the principal dwelling in its construction, materials, and finish
treatment. The outward appearance shall not change the single-family character in R1
zones in any visible manner. There shall be no more than three (3) accessory residential
unit’s accessory to a permitted dwelling.
• Living area of an accessory residential unit shall occupy a minimum of 9 m2 per single
occupancy and 15 m2 for double occupancy;
• In no case shall the floor area exceed fifty (50%) percent of the gross liveable floor area
of the total structure.
• An accessory residential unit shall be so located upon a lot to comply with all
dimensional requirements of the zoning for new construction. No accessory residential
unit shall be located in a basement or cellar unless such basement or cellar constitutes
a walk-out basement.
• An accessory residential unit shall have a minimum of one (1) separate external door
access from the principal dwelling.
• An accessory residential unit shall contain separate from the principal dwelling: kitchen
facilities, full bath and electric panel with separate disconnect and separate access to
same. When multiple accessory residential units are present on the same property, such
facilities can be shared among different units.
• Proportionate off-street/on-site Parking Facilities shall be provided according to overall
parking standards in present regulations.

General Provisions

• There shall be no limitation on age of structure, time of ownership, or construction of

additions to establish an accessory residential unit, except as provided in this Section.
• All provisions of the Rwanda Building Code, including the securing of requisite building
permits and certificates of occupancy, together with the requirements of all other
applicable construction codes or regulations, shall be met to establish an accessory
residential unit.
• Written rental agreements (leases) shall be provided to tenants.
• A person seeking to establish an accessory unit shall file an application to CoK’s OSC with
a request for “Certificate of Use of Accessory Residential Unit” on a form prescribed by
the City Council. Such request shall be accompanied by complete floor plans, elevations,

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 ZONING REGULATIONS

and interior layout drawn to scale; including alterations to be made to the exterior of
the existing dwelling; photographs of the exterior of the existing dwelling. The request
shall be reviewed for conformance and bear the signatures of approval of the CoK OSC,
Inspection Unit as required for the construction permit procedure in the City of Kigali.
• Upon the completion of improvements, the Building Inspector shall inspect the premises
and shall indicate his/her approval by issuance of a Certificate of Compliance.
• No construction permit fees are required for accessory residential units.

4.12 Car Wash and Auto Repair Garages

Car Wash and Auto Repair Garages can be conditionally allowed in all Commercial and Mixed-
Use Zones, including the ones falling under O-C2 Neighbourhood Commercial Zone Overlay,
provided they meet the following criteria:

• Respect RS 402 Garages Construction and Management Requirement & RS 368 Garages
Waste Management RBS Guidelines.
• Noise and air pollution are limited and/or mitigated.
• Solid waste is properly stored in the rear setback of the building.
• Any liquid hazardous waste (gasoline, petroleum solvents, diesel, ethylene glycol, used
oil, acetone, new oil, methyl ethyl ketone) are safely contained in hermetic containers
and shall not be dispersed in the environment.
• No Car Wash and Auto Repair activities shall be conducted on the public road or
sidewalks.
• Any other prescriptions that may arise from CoK-OSC or relevant regulations on the
subject.

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ZONING REGULATIONS

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Article 5: Zoning Map & Interpretation

This chapter presents the various zones proposed for the City of Kigali and maps out the
boundaries of these zones within the planning area.

5.1 Kigali City Zoning Map

The Zoning Map indicates the specific boundaries of the various zones proposed for the City of
Kigali. These boundaries are defined and demarcated based on the following principles:

• To ensure higher degree of mix of uses in the City.

• To ensure a Transport-Oriented Development.
• To ensure that there are no conflicting uses in the neighbouring zones.

5.2 Identification of Zoning Categories for City of Kigali

The following are the various zoning categories and sub-categories proposed for Kigali City:
• Residential
o Low Density Residential Zone (R1)
o Low density Residential Densification Zone(R1A)
o Rural Residential Zone (R1B)
o Medium Density Residential - Improvement Zone (R2)
o Medium Density Residential - Expansion Zone (R3)
o High Density Residential Zone (R4)

• Commercial
o Mixed Use Zone (C1)
o Neighbourhood Commercial Overlay (O-C2)
o City Commercial Zone (C3)

• Industrial
o Light Industrial Zone (I1)
o General Industrial Zone (I2)
o Mining and Quarrying Zone (I3)

• Public Facilities
o Education and Research Facilities Zone - PF1
o Health Facilities Zone - PF2
o Religious Facilities Zone - PF3
o Cultural/ Memorial Sites Zone - PF4
o Cemetery/ Crematoria Facilities Zone - PF5

• Public Administrative Zone (PA)

• Nature and Open Spaces (P)

o Parks and Open Spaces Zone (P1)
o Sports and Eco-Tourism Zone (P2)
o National Parks Zone (P3-A)
o Forest Zone (P3-B)

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 ZONING REGULATIONS

o Steep slopes (> 30%) Zone (P3-C)

o Nature Conservation Zone (P3-D)

• Agriculture Zone (A)

• Wetland Zone (W)

• Waterbody Zone (WB)

• Transportation Zone (T)

• Utility Zone (U)

A detailed description of each Zone is presented in Chapter 6.

Figure 5-1: Kigali Zoning Plan

Source: Surbana Jurong

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Article 6: Zoning Regulations

Presented below are the zoning regulations for the City of Kigali.

6.1 Zoning Regulations - Residential

The regulations and guidelines in this section apply to residential uses within the various
Residential zones in the City of Kigali. Selective Illustrative simulations of residential and
commercial zones are provided, for ease of understanding and reference.

Low Density Residential Zone (R1)

General Description: The Low-Density Residential Zone (R1) is intended for villa and bungalow
typology and complementary public facilities as needed. R1 Zones are limited in the City of Kigali
to existing consolidated areas with the objective of limiting low-density urban development and
encouraging compact development. In all R1 Zones, R1A regulations are permitted.

Table 6.1: Low Density Residential Zone (R1)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped residential uses within the Low-Density Residential Zone (R1)

• Lots zoned or re-zoned for residential uses within the Low-Density Residential Zone (R1)

1.0 USES
• Single family houses
1.1 Permitted Uses • Home Occupation
• Uses as per R1A regulations
• Industrial uses
1.2 Prohibited Uses
• Major infrastructure
• Apartments exceeding G + 2 Refer O-C2 overlay
• Semi-Detached plan and Public
Facilities Overlay
• Multifamily Houses
Plan for guidance on
• Restaurants, Guest houses, B&B, Hotels (incl. its ancillary location of
uses) commercial and
1.3 Conditional Uses
• Public facilities when suggested by Public Facilities public facilities.
Overlay (Section 7.1)
• Commercial Retail Facilities when allowed by O-C2
Overlay (Section 6.2.2)
• Accessory Residential Units
• Car parking garage
1.4 Ancillary Uses • Store and Service rooms
• Guard House
• Max 500 m2 as per URBAN PLANNING CODE (UPC)
• Plots less than 300 m2 shall follow R1A regulations
1.5 Lot Size
• Existing developments on Plots larger than 500 m2 can
retain their use.
2.0 COVERAGE
2.1 Maximum Building • 40% maximum
Coverage

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 ZONING REGULATIONS

Regulation Remarks
2.2 Minimum • 20%
Landscaping
Coverage
2.3 Maximum Floor Area • 0.5 maximum
Ratio (FAR)
3.0 MINIMUM RESIDENTIAL DENSITY
3.1 Single Use • 10-15 Du/Ha
• 7-10 Du/Ha (considering when building is partially
3.2 Mixed Use
occupied by other uses as per O-C2 overlay regulations))
4.0 BUILDING
4.1 Maximum Number • G+1+P (Penthouse)
of Floors • G (ancillary buildings)
• Roof pitch shall be less than 30%.
4.2 Roof • No reflective metal roofing shall be allowed, and roof
colours should blend with the surrounding landscape.

4.3 Floor to Floor Height N/A As per Building Code

• Detached
4.4 Building Form
• Semi Detached
5.0 DEVELOPMENT STRATEGY
5.1 Individual plot development
5.2 Land subdivision
5.3 Estate – No gated estates allowed on developments of more than 1 ha – see “General Provisions”
6.0 CIRCULATION
6.1 Pedestrian • N/A
6.2 Public Transit • N/A
7.0 SIGNAGE
• One sign located on the fencing wall along the front
setback
• A maximum of 35cm height x 35cm width of signage
7.1 Permitted
shall be permitted
• Protrusion of the signage must be contained within plot
boundary
Source: Surbana Jurong

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 ZONING REGULATIONS

SIMULATION:

Figure 6-1: Low Density Residential Zone (R1) Detached Building

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 ZONING REGULATIONS

Low Density Residential Densification Zone (R1A)

General Description: The Low-Density Residential Densification Zone (R1A) is a residential zone
for semidetached houses, single family townhouses, multifamily Houses, and low-rise
developments. The R1A zone is intended to offer low and medium-rise housing and
complementary commercial and public facilities as needed. The lot sizes in the R1A zone are
smaller than in Low Density Residential Zones (R1), to distinguish the R1A zone as a higher
density low rise residential neighbourhood. The purpose is to promote more efficient use of the
lands in prime areas of the City by allowing for intensification and mix of uses of the existing
low-density housing development.

Table 6.2: Low Density Residential Densification Zone (R1A)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped residential uses within the Low Density Residential Densification Zone (R1A)

• Lots zoned or re-zoned for residential uses within the Low Density Residential Densification Zone (R1A)

1.0 USES
• Single family houses (all types)
• Semi-detached houses
• Multifamily Houses
1.1 Permitted Uses • Townhouses
• Row houses
• Home Occupation
• Accessory Residential Units
• Residential exceeding G + 2
1.2 Prohibited Uses • Industrial uses
• Major infrastructure
• Restaurants, Hotels, Guest houses, B&B
• Public facilities as per Public Facilities overlay (Section Refer O-C2 overlay
1.3 Conditional Uses 7.1) plan and Public
• Commercial retail, office facilities when allowed by O-C2 Facilities overlay Plan
Overlay (Section 6.2.2)
• Car parking garage
1.4 Ancillary Uses • Store and Service rooms
• Guard House
1.5 Lot Size • Max. 300 m2
2.0 COVERAGE
2.1 Maximum Building • 50% maximum
Coverage
2.2 Minimum • 20% minimum
Landscaping
Coverage
2.3 Maximum Floor Area • 1.0 maximum
Ratio (FAR)
3.0 MINIMUM RESIDENTIAL DENSITY
3.1 Single Use • 20-30 Du/Ha
• 15-20 Du/Ha (considering when building is partially
3.2 Mixed Use
occupied by other uses as per O-C2 overlay regulations)
4.0 BUILDING

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 ZONING REGULATIONS

Regulation Remarks
4.1 Maximum Number • G+2
of Floors • G (ancillary buildings)
• Roof pitch shall be less than 30%.
4.2 Roof • No reflective metal roofing shall be allowed, and roof
colours should blend with the surrounding landscape.
N/A Follow the Building
4.3 Floor to Floor Height
Code
• Detached
4.4 Building Form • Semi Detached
• Attached
5.0 DEVELOPMENT STRATEGY
5.1 Individual plot development Refer Land Assembly
5.2 Land Pooling Overlay Plan
5.3 Land Subdivision (section7.3) for land
5.4 Estate Development- No gated estates allowed on developments of more than 1 pooling
ha – see “General Provisions”
6.0 CIRCULATION
6.1 Pedestrian • N/A

6.2 Public Transit • N/A

7.0 SIGNAGE
• One sign shall be located on the fencing wall along the
front setback
• A maximum of 35cm height x 35cm width of signage shall
be permitted for Single Family Houses.
• Larger sign is allowed for apartment complex or housing
7.1 Permitted
cluster, subject to approval by City of Kigali, One Stop
Centre.
• Protrusion of the signage must be contained within plot
boundary

Source: Surbana Jurong

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 ZONING REGULATIONS

SIMULATION:

Figure 6-2: Low Density Residential Densification Zone (R1A) Detached Building

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 ZONING REGULATIONS

SIMULATION:

Figure 6-3: Low Density Residential Densification Zone (R1A) Semi Detached Building

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 ZONING REGULATIONS

SIMULATION:

Figure 6-4: Low Density Residential Densification Zone (R1A) Attached Building

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 ZONING REGULATIONS

Rural Residential Zone (R1B)

General Description: The Rural Residential Zone (R1B) is a residential zone offering compact
developments in rural areas. The R1B Zone is intended to offer low rise housing as part of the
farming community and complementary public facilities as needed. The purpose is to create a
sustainable and compact residential settlement in the rural areas of the City, limiting
encroachment towards the fertile agricultural land.

Table 6.3: Rural Residential Zone (R1B).

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped residential uses within the Rural Residential Zone (R1B)

• Lots zoned or re-zoned for residential uses within the Rural Residential Zone (R1B)

1.0 USES
• Single family Houses
• Row housing
• Multifamily residential (4 in 1, 8 in 1, etc) as per IDP model
1.1 Permitted Uses Villages)
• Low-rise apartments
• Home Occupation
• Accessory Residential Units
• Industrial uses
1.2 Prohibited Uses
• Major infrastructure
• Restaurants Refer O-O-C2
• Guest house overlay plan and
• Public facilities, when allowed by public facilities overlay public facilities
1.3 Conditional Uses (Section 7.1) overlay plan
• Commercial retail, office facilities when allowed by O-O-C2
Overlay (Section 6.2.2)
• Micro - Enterprise
• Car parking garage
1.4 Ancillary Uses • Outdoor kitchen
• Store rooms
• Max 100 m2 for Row Housing or Single-Family Units
• Multifamily houses or Apartment development including
1.5 Lot Size
additional rooms for rental shall be allowed, provided it
meets the minimum density requirement as per point 3.0
2.0 COVERAGE
2.1 Maximum Building • 60% maximum
Coverage
2.2 Minimum • N/A
Landscaping
Coverage
2.3 Maximum Floor Area • 1.2 maximum
Ratio (FAR)
3.0 MINIMUM RESIDENTIAL DENSITY
3.1 Single Use • 40-70 Du/Ha
• 30-50 Du/Ha (considering when building is partially occupied
3.2 Mixed Use
by other uses as per O-C2 overlay regulations)
4.0 BUILDING

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 ZONING REGULATIONS

Regulation Remarks
• G + 1 for single family houses
4.1 Maximum Number
• G+2 for all other typologies
of Floors
• G (ancillary buildings)
• Roof pitch shall be less than 30%.
4.2 Roof • No reflective metal roofing shall be allowed, and roof colours
should blend with the surrounding landscape.
N/A Refer Building
4.3 Floor to Floor Height
Code
• Detached Bungalows
• Semi Detached Houses
4.4 Building Form
• Multifamily Houses
• Rowhouses
5.0 DEVELOPMENT STRATEGY
5.1 Individual plot development Refer Land
5.2 Land Pooling Assembly
5.3 Land Subdivision Overlay Plan
(section7.3) for
land pooling
6.0 CIRCULATION
6.1 Pedestrian • N/A

6.2 Public Transit • N/A

7.0 SIGNAGE
7.1 Permitted • N/A

Source: Surbana Jurong

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 ZONING REGULATIONS

SIMULATION:

Figure 6-5: Rural Residential Zone (R1B) 2 in 1 IDP project

58
 ZONING REGULATIONS

SIMULATION:

Figure 6-6: Rural Residential Zone (R1B) Rowhouses

59

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 ZONING REGULATIONS

SIMULATION:

Figure 6-7: Rural Residential Zone (R1B) 4 in 1 Modern Village

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 ZONING REGULATIONS

Medium Density Residential - Improvement Zone (R2)

General Description: The Medium Density Residential - Improvement Zone (R2) is essentially
planned for upgradation of unplanned settlements or redevelopment of urban renewal areas,
wherever feasible in the brown field sites. Variety in the housing types and planned
development is expected to stimulate the upgrading, redevelopment, and intensification of
these housing areas.

Its intent is to improve the overall physical and living conditions of the identified unplanned
settlements in Kigali, through upgradation in the short term, and redevelopment through land
assembly in the medium-long term, to better utilize the developable land in prime areas of the
city for creating integrated and affordable neighbourhoods and provide adequate infrastructure
and public facilities.

Table 6.4: Medium Density Residential - Improvement Zone (R2)

Regulation Remarks

These regulations shall apply to:

• All new, upgraded, and redeveloped residential uses within the Medium Density Residential - Improvement
Zone (R2)
• Lots zoned or re-zoned for residential uses within the Medium Density Residential - Improvement Zone
(R2)

1.0 USES
• Row housing CoK at its
• Low Rise apartments discretion may
• Home Occupation accept
• Accessory Residential Units affordable level
1.1 Permitted Uses of building and
infrastructure
provision
standards for
upgrading.
• Major Industrial uses
1.2 Prohibited Uses • Major infrastructure
• Single Family Residential Developments
• Restaurants Refer O-C2
• Hotels (incl. its ancillary uses), Guest house, B&B overlay plan
• Public facilities, when allowed by public facilities overlay and public
1.3 Conditional Uses (Section7.1) facilities
• Commercial retail, office when allowed by O-C2 Overlay (Section overlay plan
6.2.2)
• Micro Enterprise
1.4 Ancillary Uses • Store and Services rooms
Rowhouses: Max 200 m2

1.5 Lot Size Low Rise Apartments: N/A (shall be allowed, provided the
development meets the minimum density requirement as per point
3.0)
2.0 COVERAGE
2.1 Maximum • 60% maximum
Building
Coverage

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 ZONING REGULATIONS

Regulation Remarks
2.2 Minimum • 20% minimum
Landscaping
Coverage
2.3 Maximum Floor • 1.4 maximum
Area Ratio (FAR)
3.0 MINIMUM RESIDENTIAL DENSITY
3.1 Single Use • 60-100 Du/Ha
• 40-70 Du/Ha (considering when building is partially occupied by
3.2 Mixed Use
other uses as per O-C2 overlay regulations)
4.0 BUILDING
• G+3
4.1 Maximum • One (1) extra floor may be allowed due to topographic
Number conditions, to achieve the required density or to achieve
of Floors technical or economic feasibility of the development.
• G (ancillary buildings)
• Roof pitch shall be less than 30%.
4.2 Roof • No reflective metal roofing shall be allowed, and roof colours
should blend with the surrounding landscape.
4.3 Floor to Floor • N/A Refer Building
Height Code
• Rowhouses
4.4 Building Form
• Apartments (low rise)
5.0 DEVELOPMENT STRATEGY
5.1 Infrastructure Retrofitting or Improvement when existing living conditions are Refer Land
deemed suitable Assembly
5.2 Infill Development on parcels that allow development and provided all parcels in the Overlay Plan
same block have minimum accessibility (section 7.3) for
5.3 Urban Renewal through land pooling / regularization when existing situation land pooling
requires/allows for major interventions
6.0 CIRCULATION
For large development sites
• Pedestrian circulation shall link all buildings and amenities on site
and to Public Transport Network through NMT linkages.
6.1 Pedestrian • Firefighting equipment shall be able to reach all units in the area
even if direct vehicular access is not possible.
• All pedestrian circulation shall be designed for universal
accessibility
• Public Transport Network shall have bus stops spacing at a range
6.2 Public Transit
of 300-500m.
7.0 SIGNAGE
• One sign shall be located on the fencing wall along the front
setback
• A maximum of 35cm height x 35cm width of signage shall be
permitted
7.1 Permitted
• Larger sign is allowed for an apartment complex, subject to
approval from City of Kigali, One Stop Centre.
• Protrusion of the signage must be contained within plot
boundary
Source: Surbana Jurong

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 ZONING REGULATIONS

SIMULATION:

Figure 6-8: Medium Density Residential - Improvement Zone (R2) Type A

63

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 ZONING REGULATIONS

SIMULATION:

Figure 6-9: Medium Density Residential - Improvement Zone (R2) Type B

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 ZONING REGULATIONS

Medium Density Residential - Expansion Zone (R3)

General Description: The Medium Density Residential - Expansion Zone (R3) is established to
allow for intensification and redevelopment of peri-urban and green field areas through
extensive housing strategies to provide variety of housing solutions.

Implementation mechanisms shall be identified by CoK and Government Agencies to allow for
the creation of economies of scale in the development of this Zone.
While organised and properly trained labour force should be employed for the construction,
self-construction shall be evaluated to cater for the lowest income segments of the population.

This zone is expected to stimulate development of low-cost incremental housing in special re-
development or greenfield areas. The purpose of R3 zone is to facilitate the provision of housing
dedicated to the low-income segment of the population, by providing low-rise, higher-intensity
developments in green field sites of the City. To ensure mix of use and mix of income, several
housing solutions are allowed.
The R3 Zones are located in peri-urban areas, in close proximity to the proposed transit
corridors, hence a minimum development quantum is required. In all R3 Zones, R2 regulations
are permitted.

Table 6.5: Medium Density Residential - Expansion Zone (R3)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped residential uses within the Medium Density Residential - Expansion Zone (R3)

• Lots zoned or re-zoned for residential uses within the Medium Density Residential - Expansion Zone (R3)

1.0 USES
• Single family Residential
• Rowhouses
• Low-rise apartments
1.1 Permitted Uses
• Multifamily Houses
• Accessory Residential units
• Home Occupation
• Industrial uses
• Major infrastructure
1.2 Prohibited Uses
• Any development that does not meet affordability criteria
suggested in these regulations.
• Restaurants Refer O-C2
• Hotels /Guest houses (incl. its ancillary uses) overlay plan
• Public facilities when allowed by Public Facilities Overlay and public
(Section 7.1) facilities
• Commercial retail, office, when allowed by-O-C2 Overlay overlay plan for
1.3 Conditional Uses guidance on
(Section 6.2.2)
• Micro Enterprise location of
commercial
and public
facilities.

1.4 Ancillary Uses • Store and Services rooms

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 ZONING REGULATIONS

Regulation Remarks
•
Max 100m2 for incremental Single-Family Housing in new
Subdivision Plans
•
Max 150 m2 for Row housing
1.5 Lot Size •
N/A (Multifamily houses or Apartment development
including additional rooms for rental shall be allowed,
provided it meets the minimum density requirement as per
point 3.0)
2.0 COVERAGE
2.1 Maximum Building • 60% maximum
Coverage
2.2 Minimum • 20% minimum
Landscaping
Coverage
2.3 Maximum Floor Area • 1.2 maximum
Ratio (FAR)
3.0 MINIMUM RESIDENTIAL DENSITY
3.1 Single Use • 50-90 Du/Ha
• 40-70Du/Ha (considering when building is partially occupied
3.2 Mixed Use
by other uses as per O-C2 overlay regulations))
4.0 BUILDING
• G+2
• One (1) extra floor may be allowed due to topographic
4.1 Maximum Number
conditions, to achieve the required density or to achieve
of Floors
technical or economic feasibility of the development.
• G (ancillary buildings)
• Roof pitch shall be less than 30%.
4.2 Roof • No reflective metal roofing shall be allowed, and roof colours
should blend with the surrounding landscape.
N/A Refer Building
4.3 Floor to Floor Height
Code
• Attached for rowhouses
4.4 Building Form • Attached /semi-detached / detached Apartments and
Multifamily houses
5.0 DEVELOPMENT STRATEGY
5.1 Land Pooling Refer Land
5.2 Sites and Services Assembly
5.3 Larger plots owned by individuals shall be developed following minimum required Overlay Plan
densities in an optic of incremental development. (section 7.3)
6.0 CIRCULATION
For large development sites
• Pedestrian circulation shall link all buildings and amenities on
6.1 Pedestrian site and to Public Transport Network through NMT linkages.
All pedestrian circulation shall be designed for universal
accessibility
6.2 Public Transit • Public Transport Network shall have bus stops spacing at a
range of 300-500m.

66
 ZONING REGULATIONS

Regulation Remarks
7.0 SIGNAGE
• One sign shall be located on the fencing wall along the front
setback
• A maximum of 35cm height x 35cm width of signage shall be
permitted
7.1 Permitted • Larger sign is allowed for an apartment complex, subject to
approval from City of Kigali, One Stop Centre.
• Protrusion of the signage must be contained within plot
boundary

Source: Surbana Jurong

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 ZONING REGULATIONS

SIMULATION:

Figure 6-10: Medium Density Residential – Expansion (R3) Rowhouses

68
 ZONING REGULATIONS

SIMULATION:

Figure 6-11: Medium Density Residential – Expansion (R3) Single Family Housing Type 1

69

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 ZONING REGULATIONS

SIMULATION:

Figure 6-12: Medium Density Residential – Expansion (R3) Single Family Housing Type 2

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 ZONING REGULATIONS

High Density Residential Zone (R4)

General Description: The High-Density Residential Zone (R4) is established to create well
planned medium-rise housing and apartment complexes with integrated commercial and public
facilities, open spaces etc. Minimum lot sizes in the High-Density Residential Zone (R4) are
higher than the Medium Density Residential Zone (R3). This is to facilitate the creation of a well-
planned high-density residential mixed-use neighbourhood with green character.

Table 6.6: High Density Residential Zone (R4)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped residential uses within the High Density Residential Zone (R4)

• Lots zoned or re-zoned for residential uses within the High Density Residential Zone (R4)

1.0 USES
• High density residential
1.1 Permitted Uses • Home Occupation
• R2 typologies in case plot size is less than 750 m2
• Industrial uses
1.2 Prohibited Uses
• Major infrastructure
• Restaurants
• Hotels (incl. its ancillary uses), Guest house, B&B Refer O-O-C2 overlay
• Public facilities, when allowed by public facilities plan and public
overlay (Section 7.1) facilities overlay plan
1.3 Conditional Uses
• Commercial retail, office, Micro-Enterprise when for guidance on
allowed by O-O-C2 Overlay (Section 6.2.2) location of commercial
• Micro - Enterprise and public facilities.

• Car parking garage

1.4 Ancillary Uses • Guard house
• Store and services rooms
• 750 m2
• Plots smaller than 750 m2 can be developed following
R2 regulations
1.5 Minimum Lot Size
• Plots larger than 750 m2 can be developed following
R2 regulations if plot subdivision allows for R2
regulation to be applied
2.0 COVERAGE
1.4 Maximum Building • 50% maximum
Coverage
1.5 Minimum • 20% minimum
Landscaping
Coverage
1.6 Maximum Floor Area • 1.8 maximum
Ratio (FAR)
3.0 MINIMUM RESIDENTIAL DENSITY
3.1 Single Use • 80-120 Du/Ha
• 60-80 Du/Ha (considering when building is partially
3.2 Mixed Use occupied by other uses as per O-C2 overlay
regulations))
4.0 BUILDING

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 ZONING REGULATIONS

Regulation Remarks
• G+4 (apartments) maximum
• One (1) extra floor may be allowed, due to
4.1 Maximum Number topographic conditions, to achieve the required
of Floors density or to achieve technical or economic feasibility
of the development.
• G (ancillary buildings) maximum
• Roof pitch shall be less than 30%.
4.2 Roof • No reflective metal roofing shall be allowed, and roof
colours should blend with the surrounding landscape.
• 4m maximum
4.3 Floor to Floor Height

• Apartments
4.4 Building Form
• R2 typologies for plots less than 750 m2 in size
5.0 DEVELOPMENT STRATEGY
5.1 Individual development provided that all parcels in the block have Refer Land Assembly
proper minimum accessibility Overlay Plan (section
5.2 Land Pooling 7.3) for land pooling
5.3 Plots smaller than 750 m2 can be developed following R2 regulations.
5.4 Plots larger than 750 m2 can be developed following R2 regulations if
plot subdivision allows for R2 regulation to be applied
6.0 CIRCULATION
For large development sites with multiple apartment
buildings:
• Pedestrian circulation shall link all buildings and
6.1 Pedestrian amenities on site and to Public Transport Network
through NMT linkages.
• All pedestrian circulation shall be designed for
universal accessibility.
• Public Transport Network shall have bus stops spacing
6.2 Public Transit
at a range of 300-500m.
7.0 SIGNAGE
• Two signs shall be permitted one along the fencing
wall and the other within the front setback
• A maximum of 1.5 m height x 7 m length of signage
7.1 Permitted shall be permitted
• Protrusion of the signage must be contained within
plot boundary

Source: Surbana Jurong

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 ZONING REGULATIONS

SIMULATION:

Figure 6-13: High Density Residential Zone (R4) Detached Building

73

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 ZONING REGULATIONS

SIMULATION:

Figure 6-14:High Density Residential Zone (R4) Attached Building

74
 ZONING REGULATIONS

6.2 Zoning Regulations – Mixed-Use and Commercial

The regulations and guidelines in this section apply to mixed-use and commercial uses within
the various Commercial Zones in the City of Kigali. The commercial zoning guidelines, with
illustrative simulation are provided below.

Mixed Use Zone (C1)

General Description: The Mixed-Use Zone (C1) is a zone established to create high flexibility in
the mix of uses and ensure continuity in the ground level commercial activities as well as provide
employment opportunities in other floors such as offices or accommodation. This Zone offers
spaces for goods and services as well as living quarters and rental units to create a vibrant mixed
use commercial zone.

Table 6.7: Mixed Use Zone (C1)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped commercial uses within the Mixed-Use Zone (C1)

• Lots zoned or re-zoned for commercial uses within the Mixed-Use Zone (C1)

1.0 USES
• Commercial / Retail
• Restaurants and Recreational activities
• Office use above the 1st floor
1.1 Permitted Uses
• Co-working spaces
• Residential
• Home Occupation
• Large scale commercial complex
1.2 Prohibited Uses • Industrial Uses
• Major Infrastructure Installations
• Public Facilities Refer to Public
• Transportation Terminals Facilities overlay plan
• Hotels for guidance on
1.3 Conditional Uses • Petrol stations location of public
• Garages and Car Repair - Grade E as per RBS 4 and CoK facilities.
requirements
• Car Wash Services
• Electrical substation (ESS)
1.4 Ancillary Uses
• Refuse area
• 500 m2
• Plots with size below 500 m2 in existing consolidated
1.5 Minimum Lot Size
commercial nodes in the City can retain smaller plot
size up to 200 m2 following OSC approval
2.0 COVERAGE
2.1 Maximum Building • 60% maximum
Coverage

4
RS 402 garages construction and management requirement & RS 368 Garages waste management

75

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 ZONING REGULATIONS

Regulation Remarks
2.2 Minimum • 10% minimum
Landscaping
Coverage
2.3 Maximum Floor Area • 1.6 maximum
Ratio (FAR)
3.0 BUILDING
• G+4 maximum - Additional floors may be authorised by
3.1 Maximum Number OSC along BRT, Wetland Front, and Green Connectors
of Floors as per UD Plan
• G (ancillary buildings) maximum
Refer Building Code
3.2 Floor to Floor Height

• Attached Buildings
3.3 Building Form
• Detached Buildings
4.0 DEVELOPMENT STRATEGY
4.1 Individual plot Development when Minimum Plot size and Accessibility and Refer Land Assembly
Parking requirements are met. Overlay Plan (section
4.2 Infill development on available parcels or redevelopment of existing buildings 7.3) for land pooling
4.3 Land Pooling
5.0 CIRCULATION
• All buildings facing main commercial road / BRT/
wetland front/green corridors shall provide a
continuous well designed and universally accessible
arcade of no less than 3 m.
5.1 Pedestrian
• No parking shall be allowed in this front setback.
• NMT linkages shall be identified to link all sites to the
Public Transport Network. All pedestrian circulation
shall be designed for universal accessibility
Public Transport Network shall have bus stops spacing
5.2 Public Transit
at a range of 300-500m.
6.0 SIGNAGE
• One building identification sign shall be permitted on
the tower
• One Commercial sign per tenant shall be permitted:
• Wall Signage (15% of the Building Face or 9 m2
whichever less)
6.1 Permitted
• Window Signage (Transparent, 15% of the Building
Face or 2.5m2 whichever less)
• Awning Signage (Min 2.5m clearance from ground
and 25% of the building face or 2.5m2 whichever
less)
• The following signs are prohibited:
• Roof mounted signs
6.2 Prohibited
• String lights, flashing, excessively bright lights
• Offsite signage
• Individual signs for commercial tenants within a multi-
tenanted commercial development shall be mounted to
6.3 Location the façade of the development
• Permitted free standing signage shall not exceed 5m in
height, and may be located within the front setback
6.4 Lighting • No flashing lights are allowed
Source: Surbana Jurong

76
 ZONING REGULATIONS

SIMULATION:

Figure 6-15:Mixed Use Zone (C1) Detached Building

77

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 ZONING REGULATIONS

SIMULATION:

Figure 6-16: Mixed Use Zone (C1) Attached Buildings along BRT Corridor or Wetland

78
 ZONING REGULATIONS

Neighbourhood Commercial Zone Overlay (O-C2)

General Description: The Neighbourhood Commercial Zone Overlay (O-C2) within residential
zones creates attractive establishments and such developments along minor arterial and
collector roads allow for compact and active mixed-use developments with a commercial
frontage.

The intent of this overlay is to maintain and enhance the vitality of neighbourhood, provide
compatible services near one another, and allow diverse uses, based on the demand. This
integrated and compact development pattern of neighbourhood creates a walkable and transit-
friendly environment. The C2 Overlay also allows for small-scale, affordable commercial
solutions at the neighbourhood level.

Table 6.8: Neighbourhood Commercial Zone Overlay (O-C2)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped mixed uses within the Residential Zones

• Lots zoned or re-zoned for mixed uses within the Residential Zones

USES
Neighbourhood level
• Commercial retail
• Retail
Permitted Uses • Offices
• Hotels
• Micro-Enterprise
• Co-working spaces
• Garages and Car Repair - Grade E as per RBS 5 and CoK
Conditional Uses requirements
• Car Wash Services
• All types of industrial uses
• Large scale commercial uses such as shopping centres, hyper-
Prohibited Uses
marts, showrooms, etc.
• Major infrastructure
COVERAGE
• 1.4 maximum – supersedes Residential Maximum FAR for R1,
Maximum Floor Area
R1A, R2 and R3 zones.
Ratio (FAR)
• R4 zones retain FAR as per respective regulations.
CONDITIONS

5
RS 402 garages construction and management requirement & RS 368 Garages waste management

79

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 ZONING REGULATIONS

Regulation Remarks
• The neighbourhood level mixed-use developments shall be allowed along the minor Refer O-C2
arterials and collector roads, based on the initiative of the landowner / developer. Overlay Plan

• These developments shall be allowed within a 30-meter buffer area from the minor
arterials and collector roads’ edges.
• One (1) additional floor may be authorised by CoK OSC in R1B, R2 and R3 zones provided
the conditions in point below are met.
• CoK shall grant approval of mixed-use developments within residential areas, provided
the location of such developments is not inconsistent with the privacy, accessibility and
safety of people residing or working in the neighbourhood.

Source: Surbana Jurong

80
 ZONING REGULATIONS

SIMULATION:

Figure 6-17: Neighbourhood Commercial Zone Overlay (O-C2) on (R2 Zone)

81

81
 ZONING REGULATIONS

SIMULATION:

Figure 6-18: Neighbourhood Commercial Zone Overlay (O-C2) on (R3 Zone)

This page is intentionally kept blank.

82
 ZONING REGULATIONS

Figure 6-19:Neighbourhood Commercial Zone Overlay (O-C2) Plan

This page is intentionally kept blank.

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 ZONING REGULATIONS

City Commercial Zone (C3)

General Description: The City Commercial Zone (C3) is a Zone established to meet most of the
retail, commercial and services needs for the larger community, and may include offices and
entertainment activities. The minimum lot size is set at 1,000 m2 to allow for well-designed
commercial buildings and to ensure that each development will be able to comply with C3
requirements.

Table 6.9: City Commercial Zone (C3)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped commercial uses within the City Commercial Zone (C3)

• Lots zoned or re-zoned for commercial uses within the City Commercial Zone (C3)

1.0 USES
• Developments allowed in the C1 zone
• Shopping centres
• Offices
• Hotels
• Apartments
1.1 Permitted Uses
• Leisure and entertainment centres (e.g. cinemas,
bowling alleys)
• Galleries
• Education Institutions
• Coworking spaces
• Major Industrial Uses
1.2 Prohibited Uses
• Major Infrastructure Installations
• Public Facilities Refer O-C2 overlay plan
• Petrol stations and public facilities
• Transport Interchange overlay plan
1.3 Conditional Uses
• Garages and Car Repair - Grade E as per RBS 6 and CoK
requirements
• Car Wash Services
• Electrical substation
1.4 Ancillary Uses
• Refuse area
• 1000 m2
1.5 Minimum Lot Size • Plots with size below 1000 m2 area can follow C1
regulations
2.0 COVERAGE
2.1 Maximum Building • 70% maximum
Coverage
2.2 Minimum • 10% minimum
Landscaping
Coverage
2.3 Maximum Floor Area • 2.4 maximum
Ratio (FAR)
3.0 BUILDING
3.1 Maximum Number of • G+10 maximum
Floors • G (ancillary buildings) maximum

6
RS 402 garages construction and management requirement & RS 368 Garages waste management

84
 ZONING REGULATIONS

Regulation Remarks
• Ground Floor - 5m maximum
3.2 Floor to Floor Height
• Other Floors - 4m maximum
3.3 Building Form • Free standing attached or semi-detached buildings
4.0 DEVELOPMENT STRATEGY
4.1 Individual Plot
4.2 Land Pooling
4.3 Downzone to C1

5.0 CIRCULATION
• All attached and semi-detached buildings facing main
commercial roads / BRT/ wetland front/green corridors
shall provide a continuous well designed and universally
accessible arcade of no less than5 m.
5.1 Pedestrian
• No parking shall be allowed in this front setback.
• NMT linkages shall be identified to link all sites to the
Public Transport Network. All pedestrian circulation
shall be accessible to the disabled
Public Transport Network shall have bus stops spacing
6.5 Public Transit
at a range of 300-500m.
6.0 SIGNAGE
• One Building identification sign shall be permitted on
the tower
• One commercial sign per tenant shall be permitted:
• Wall Signage (15% of the Building Face or 9 m2
whichever less)
6.1 Permitted
• Window Signage (Transparent, 15% of the Building
Face or 2.5m2 whichever less)
• Awning Signage (Min 2.5m clearance and 25% of the
Building Face or 2.5m2 whichever less)
• Free standing Signage (Maximum 1.5 m height)
• The following signs are prohibited:
6.2 Prohibited • Roof mounted signs
• Offsite signage
• Individual signs for commercial tenants within a multi-
tenanted commercial development shall be mounted to
6.3 Location the façade of the development
• Permitted free standing signage shall not exceed 5m in
height, and may be located within the front setback
6.4 Lighting • No flashing lights are allowed
Source: Surbana Jurong

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85
 ZONING REGULATIONS

SIMULATION:

Figure 6-20: City Commercial Zone (C3) Detached Building

86
 ZONING REGULATIONS

SIMULATION:

Figure 6-21: City Commercial Zone (C3) Attached Buildings along BRT Corridor or Wetland

87

87
 ZONING REGULATIONS

SIMULATION:

Figure 6-22: City Commercial Zone (C3) Semi-Detached Buildings along BRT Corridor or Wetland

88
 ZONING REGULATIONS

6.3 Zoning Regulations - Public Administrative and Services Zone

The regulations and guidelines in this section apply to Public Administrative and Services uses
within the various government owned public administrative zones in the City of Kigali.

Public Administrative and Services Zone (PA)

General Description: This zone is designated for Public Administration and Services (PA) and
shall only apply to lands owned by governmental agencies for public use or benefit.
The PA zone applies to lands identified on the land use map as government offices or any other
publicly owned properties as listed in the table below.

Other publicly owned lands not included within the PA zone shall be subject to the development
standards of the zone in which they are located.

Whenever the public use in the PA zone ceases, or the plot affected by PA zone is sold to private
individuals, such zone may be developed following Zoning Regulations of the neighbouring areas
without having to apply for zoning variation. In the case where several classes of zones are
present near such parcel, CoK – OSC, at its discretion will establish which zoning regulations shall
be applied.

Table 6.10: Public Administrative and Services (PA)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped public uses within Public Administrative and Services Zone (PA)

• Lots zoned or re-zoned for public uses within Public Administrative and Services Zone (PA)

1.0 USES
• Government offices The Zoning Map
• Correctional and rehabilitation facilities only shows the
• Defence and security uses existing parcels
• Fire station covered by PA
• Police station zone.
• Transport Interchange For any future
1.1 Permitted Uses • Other public uses proposals, CoK
shall identify
areas and apply
appropriate
strategies to
acquire land for
such purposes.
• Major industrial uses and warehouses
• Major commercial uses
1.1 Prohibited Uses
• Public utility maintenance facilities with outdoor storage of
materials and supplies
• Micro-enterprise
1.2 Conditional Uses
• Commercial and retail Use

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 ZONING REGULATIONS

Regulation Remarks
• Electrical substation (ESS)
1.3 Ancillary Uses • Refuse area
• Storage
1.4 Minimum Lot Size • N/A
2.0 COVERAGE
2.1 Maximum Building • N/A
Coverage
2.2 Minimum • 20% minimum
Landscaping
Coverage
• N/A
• Detailed Design of any structure would depend on the design
2.3 Maximum Floor Area
standards of the implementing authority.
Ratio (FAR)
• Massing, height, and setbacks should be consistent with the
neighbourhood in which the development take place.
3.0 BUILDING
3.1 Maximum Number of • N/A
Floors
• N /A Refer Building
3.2 Floor to Floor Height Code

3.3 Building Form • Free standing /Attached

4.0 CIRCULATION
• Layout and design shall give due regard for safe pedestrian
circulation throughout the site.
• NMT linkages shall be identified to link all sites to the Public
4.1 Pedestrian
Transport Network.
• All pedestrian circulation shall be designed for universal
accessibility
• Public Transport Network shall have bus stops spacing at a
4.2 Public Transit
range of 300-500m.
5.0 SIGNAGE
• One Building identification sign shall be permitted on the
frontage wall
5.1 Permitted
• Free standing Signage (Maximum 1.5 m height)
• The following signs are prohibited:
• Roof mounted signs
5.2 Prohibited
• String lights, flashing, excessively bright lights
• Offsite signage
• Permitted free standing signage shall not exceed 1.5m in
5.3 Location
height, and may be located within the front setback
5.4 Lighting • No flashing lights are allowed
Source: Surbana Jurong

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 ZONING REGULATIONS

6.4 Zoning Regulations - Public Facilities

The regulations and guidelines in this section apply to Public Facilities provided for the wellbeing
of the community within the various government owned or privately-owned lands in the City of
Kigali.

Public Facilities are shown in the Zoning Plan in two forms:

• As a Zone whenever such facilities are already existing, or their locations are confirmed.
• As an Overlay for future proposals suggesting most suitable locations to serve the
relevant catchment area. Final location shall be consolidated at detailed design or Land
Subdivision stage.

Public Facilities Zone (PF)

General Description

The Public Facilities Zones (PF) are established to clearly identify each category of public facilities
provided for the community. These facilities provide basic and essential support services for the
community at the city level, planning area level and at neighbourhood level, depending on the
type of facilities and the requirements of the community.

PF zones are subdivided in the following sub-zones:

• PF1 - Public Facilities Zone-Education and Research
• PF2 - Public Facilities Zone -Health
• PF3 - Public Facilities Zone -Religious
• PF4 - Public Facilities Zone-Cultural/Memorial
• PF5 - Cemetery/Crematoria

These zones (except PF5- Cemetery/Crematoria) include only existing city level public facilities.
Any future proposals for public facilities shall follow the PF overlay guidelines provided in section
7.1 to help identify specific locations as per demand and population. The exact locations of
respective public facilities, once identified, shall then form a part of these zoning regulations and
the zoning map.

Table 6.11: Public Facilities Zone-Education and Research (PF1)

Regulation Remarks

These regulations shall apply to:

• All education and research facilities within the Public Facilities Zone (PF1)
• Lots zoned or re-zoned as education and research facilities within Public Facilities Zone (PF1)

1.0 USES

• All types of educational institutes

1.1 Permitted Uses
• Research facilities

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Regulation Remarks
• Industrial uses and warehouses
• Major commercial uses
1.2 Prohibited Uses • Public utility maintenance facilities with outdoor storage of
materials and supplies
• Cemeteries/crematoriums
1.3 Conditional Uses • Canteens
• Small commercial and retail use
• Health centres and pharmacy
• Accommodations for teachers, workers
• Hostels/Dormitories/Residences
1.4 Minimum Lot Size • N/A
2.0 COVERAGE
2.1 Maximum Building • N/A
Coverage
2.2 Minimum Landscaping • 20% minimum
Coverage
• Detailed Design of any structure would depend on the design
2.3 Maximum Floor Area Ratio standards/guidelines of the Ministry of Education.
(FAR) • Massing, height, and setbacks should be consistent with the
neighbourhood in which the development take place
3.0 BUILDING
3.1 Maximum Number of N/A
Floors
N/A Refer Building
3.2 Floor to Floor Height Code

3.3 Building Form • Free standing /Attached

4.0 CIRCULATION
• Layout and design shall give due regard for safe pedestrian
circulation throughout the site.
4.1 Pedestrian • NMT linkages shall be identified to link all sites to the Public
Transport Network. All pedestrian circulation shall be
designed for universal accessibility.
• Public Transport Network shall have bus stops spacing at a
4.2 Public Transit range of 300-500m.

5.0 SIGNAGE
• One Building identification sign shall be permitted on the
5.1 Permitted frontage wall
• Free standing Signage (Maximum 1.5 m height)
• The following signs are prohibited:
• Roof mounted signs
5.2 Prohibited
• String lights, flashing, excessively bright lights
• Offsite signage
• Permitted free standing signage shall not exceed 1.5m in
5.3 Location
height, and may be located within the front setback
5.4 Lighting • No flashing lights are allowed
Source: Surbana Jurong

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 ZONING REGULATIONS

Table 6.12: Public Facilities Zone -Health(PF2)

Regulation Remarks

These regulations shall apply to:

• All health facilities within the Public Facilities Zone (PF2)
• Lots zoned or re-zoned as health facilities within Public Facilities Zone (PF2)

1.0 USES

• All types of health facilities

1.1 Permitted Uses
• Pharmacy
• Industrial uses and warehouses
• Major commercial uses
1.2 Prohibited Uses • Public utility maintenance facilities with outdoor storage of
materials and supplies
• Cemeteries/crematoriums
1.3 Conditional Uses • Restaurants
• Small commercial and retail use
• Accommodations for health workers
1.4 Minimum Lot Size • N/A
2.0 COVERAGE
2.1 Maximum Building • N/A
Coverage
2.2 Minimum Landscaping • 20% minimum
Coverage
• Detailed Design of any structure would depend on the design
2.3 Maximum Floor Area Ratio standards/guidelines of the Ministry of Health.
(FAR) • Massing, height, and setbacks should be consistent with the
neighbourhood in which the development take place
3.0 BUILDING
3.1 Maximum Number of • N/A
Floors
• N/A Refer Building
3.2 Floor to Floor Height Code

3.3 Building Form • Free standing /Attached

4.0 CIRCULATION
• Layout and design shall give due regard for safe pedestrian
circulation throughout the site.
• NMT linkages shall be identified to link all sites to the Public
4.3 Pedestrian
Transport Network.
• All pedestrian circulation shall be designed for universal
accessibility.
• Public Transport Network shall have bus stops spacing at a
4.4 Public Transit range of 300-500m.

5.0 SIGNAGE
• One Building identification sign shall be permitted on the
frontage wall
5.1 Permitted
• Free standing Signage (Maximum 1.5 m height)
• The following signs are prohibited:
• Roof mounted signs
5.2 Prohibited
• String lights, flashing, excessively bright lights
• Offsite signage

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Regulation Remarks
• Permitted free standing signage shall not exceed 1.5m in
5.3 Location
height, and may be located within the front setback
5.4 Lighting • No flashing lights are allowed
Source: Surbana Jurong

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 ZONING REGULATIONS

Table 6.13: Public Facilities Zone -Religious (PF3)

Regulation Remarks

These regulations shall apply to:

• All religious facilities within the Public Facilities Zone (PF3)
• Lots zoned or re-zoned as religious facilities within Public Facilities Zone (PF3)

1.0 USES
• All types of Religious facilities
1.1 Permitted Uses

• Industrial uses and warehouses

• Major commercial uses
1.2 Prohibited Uses • Public utility maintenance facilities with outdoor storage of
materials and supplies
• Cemeteries/crematoriums
1.3 Conditional Uses • Accommodations for priests
• Accommodations for visitors and workers
• Public facilities such as washrooms/changing rooms
• Small commercial and retail use.
• Dining halls

1.4 Minimum Lot Size • N/A

2.0 COVERAGE
2.1 Maximum Building • N/A
Coverage
2.2 Minimum Landscaping • 20% minimum
Coverage
• Detailed Design of any structure would depend on the design
2.3 Maximum Floor Area Ratio standards/guidelines that maybe provided by the Rwanda
(FAR) Governance Board.

3.0 BUILDING
3.1 Maximum Number of • N/A
Floors
• N/A Refer Building
3.2 Floor to Floor Height Code

3.3 Building Form • Free standing /Attached

4.0 CIRCULATION
• Layout and design shall give due regard for safe pedestrian
circulation throughout the site.
• NMT linkages shall be identified to link all sites to the Public
4.5 Pedestrian
Transport Network.
• All pedestrian circulation shall be designed for universal
accessibility.
• Public Transport Network shall have bus stops spacing at a
4.6 Public Transit range of 300-500m.

5.0 SIGNAGE

5.1 Permitted
• Free standing Signage (Maximum 1.5 m height)
• The following signs are prohibited:
• Roof mounted signs
5.2 Prohibited
• String lights, flashing, excessively bright lights
• Offsite signage

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Regulation Remarks

5.3 Location • Within the front setback

5.4 Lighting • No flashing lights are allowed

Source: Surbana Jurong

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 ZONING REGULATIONS

Table 6.14: Public Facilities Zone-Cultural/Memorial (PF4)

Regulation Remarks

These regulations shall apply to:

• All Cultural/ memorial sites within the Public Facilities Zone (PF4)
• Lots zoned or re-zoned as Cultural/ memorial sites within Public Facilities Zone (PF4)

1.0 USES

• Cultural centres and sites

• Neighbourhood Centre
• Neighbourhood Park
1.1 Permitted Uses • Museums
• Community halls
• Libraries
• Memorial sites
• Industrial uses and warehouses
• Major commercial uses
1.2 Prohibited Uses • Public utility maintenance facilities with outdoor storage of
materials and supplies
• Cemeteries/crematoriums
1.3 Conditional Uses • Accommodations
• Public facilities such as washrooms
• Small commercial and retail use.
• Function halls
1.4 Minimum Lot Size • N/A
2.0 COVERAGE
2.1 Maximum Building • N/A
Coverage
2.2 Minimum Landscaping • N/A
Coverage
• Detailed Design of any structure would depend on the design
2.3 Maximum Floor Area Ratio standards /guidelines of the implementing authority.
(FAR) • Massing, height, and setbacks should be consistent with the
neighbourhood in which the development take place.
3.0 BUILDING
3.1 Maximum Number of • N/A
Floors
• N/A Refer Building
3.2 Floor to Floor Height Code

3.3 Building Form • Free standing /Attached

4.0 CIRCULATION
• Layout and design shall give due regard for safe pedestrian
circulation throughout the site.
• NMT linkages shall be identified to link all sites to the Public
4.7 Pedestrian
Transport Network.
• All pedestrian circulation shall be designed for universal
accessibility.
• Public Transport Network shall have bus stops spacing at a
4.8 Public Transit range of 300-500m.

5.0 SIGNAGE
• One Building identification sign shall be permitted on the
5.1 Permitted frontage wall
• Free standing Signage (Maximum 1.5 m height)

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 ZONING REGULATIONS

Regulation Remarks
• The following signs are prohibited:
• Roof mounted signs
5.2 Prohibited
• String lights, flashing, excessively bright lights
• Offsite signage
• Permitted free standing signage shall not exceed 1.5m in
5.3 Location
height, and may be located within the front setback
5.4 Lighting • No flashing lights are allowed
Source: Surbana Jurong

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 ZONING REGULATIONS

Table 6.15: Public Facilities Zone – Cemetery/Crematoria (PF5)

Regulation Remarks

These regulations shall apply to:

• All Cemetery/ Crematoria sites within the Public Facilities Zone (PF5)
• Lots zoned or re-zoned as Cemetery/ Crematoria sites within Public Facilities Zone (PF5)

1.0 USES

• Cemetery
1.1 Permitted Uses • Crematoria
• Other facilities such as pavilions, service rooms,
• All Industrial uses
• All commercial uses
1.2 Prohibited Uses • All Residential uses
• Public utility maintenance facilities with outdoor storage of
materials and supplies
1.3 Conditional Uses • Accommodations for caretakers
• Public facilities such as washrooms
• Prayer hall in crematoria
2.0 CIRCULATION
• Layout and design shall give due regard for safe pedestrian
2.1 Pedestrian and traffic circulation throughout the site
• All pedestrian circulation shall be accessible to the disabled
3.0 BUFFER
• If near wetland, an EIA should be conducted and should have
a buffer distance of 200-300 m.
3.1 Buffer Size
• Uses allowed in the buffer shall be limited to Open Spaces
and Parks.
Source: Surbana Jurong

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6.5 Zoning Regulations - Industrial

The regulations and guidelines in this section apply to industrial uses within the various
Industrial Zones in the City of Kigali.

Light Industrial Zone (I1)

General Description: The Light Industrial Zone (I1) is specialised land areas carefully located
close to residential area with easy vehicular access to offer residents’ proximity to a range of
non-polluting industrial services. It is also established to create a clean and light industrial
environment that could blend with the surrounding residential area.

I1 zone can have Clean Industries, Business Parks, Light Industries, or retail warehouses.

Implementation model for I1 should be based on small and medium private investment. It is
recommended that a Land Subdivision Plan shall be approved before development may be
authorised.

Clean Industries: These are industries that do not generate air and water pollution and do not
generate noise and smell nuisance which can affect surrounding developments. The factories
also shall not use large quantities of hazardous substances such as solvents, acids, and other
chemicals. No buffer is necessary for such industries.

Light Industries: These industries shall not generate large quantities of trade effluent or solid
waste. They shall also not generate excessive impulsive or continuous noise. They shall also not
use large quantities of hazardous substances such as solvents, acids & other chemicals. A buffer
of 50m is necessary from the nearest residential Zone for such industries.

Business Park: These are developments which include non-pollutive industries such as
businesses that are engaged in high technology, research, and development (R&D) e.g. Business
Parks, Science Parks etc. No buffer is necessary for Business Parks.

Retail Warehouses: These commercial activities typically are “stand alone” or “big box”
developments that require larger lots. As both retail warehouses and light industrial functions
are complementary, a development within the light industrial zone must operate as a single
entity and subletting retail or warehousing activities are not allowed.

Car Washes and Auto Repair Garages: Car Washes and Auto Repair Garages are generally
recommended to be established in Light Industrial zones. However, provided they meet specific
requirements they can be conditionally allowed in Commercial and Mixed-Use Zones (included
in C2 Overlay). Minimum requirements are set in General Provisions of these Regulations.

Table 6.16: Light Industrial Zone (I1)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped light industrial uses within the Light Industrial Zone (I1)

• Lots zoned or re-zoned for light industrial uses within the Light Industrial Zone (I1)

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 ZONING REGULATIONS

Regulation Remarks
1.0 USES
Non-pollutive industrial uses such as:
• Agricultural processing plants
• Industrial Bakeries
• Building material and lumber storage
• Cabinetmaking and carpenter workshops
• Petrol stations
• Food processing (except fish, dairy, poultry and meat products,
sauerkraut, vinegar, yeast and rendering of fats and oils)
• Fruit or vegetable packing plants
• Laboratories for research and development
• Light manufacturing and assembly
1.1 Permitted Uses • Car wash
• Machine shops
• Mechanized equipment storage and sale
• Non-hazardous material, bulk storage and related uses
• Sheet metal shops
• Storage building for household goods
• Automotive repair shops
• Wholesale and warehousing
• Dry cleaning / laundry service
• Business Parks, Science Parks

N.B. the full list of allowed uses is appended in Annex I

• Residential Uses not related to other activities present on the
1.2 Prohibited Uses site
• Major Infrastructure Installations
• Railroad yards and freight stations
• Trucking yard or terminal
• Concrete or stone products manufacturing plants
• Grain milling
• Treatment of wastewater
1.3 Conditional Uses • Religious Facilities
• Workers’ Accommodation
• Grocery shop and small retail
• Restaurants
• Hotels, B&B, Guesthouses
• Commercial Uses
• Electrical substation (ESS)
1.4 Ancillary Uses
• Refuse area
1.5 Minimum Lot Size • 250 m2
2.0 COVERAGE
2.1 Maximum Building • 60% maximum
Coverage
2.2 Minimum • 10% minimum
Landscaping
Coverage
2.3 Maximum Floor Area • 1.2 maximum
Ratio (FAR)
2.4 Additional Bonus • N/A
Building Coverage
3.0 BUILDING
3.1 Maximum Building • 10.00 m
Height • 5.00 m (ancillary buildings)
3.2 Building Form • Detached Buildings (can also be flatted) or attached buildings

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 ZONING REGULATIONS

Regulation Remarks
3.3 Existing Buildings • N/A
4.0 CIRCULATION
• Layout and design shall give due regard for safe pedestrian
circulation throughout the site.
4.1 Pedestrian • NMT linkages shall be identified to link all sites to the Public
Transport Network.
• All pedestrian circulation shall be accessible to the disabled
• Public Transport Network shall have bus stops spacing at a
4.2 Public Transit
range of 300-500m.
5.0 SIGNAGE
• All signs shall
5.1 Permitted • Be integrated into the design and theme of the building
• Be wall mounted
• The following signs are prohibited:
5.2 Prohibited • Multiple free-standing signage
• Off-site signage

5.3 Location • Signs shall not obstruct views, vistas, or important landmarks

• Lighting shall be aesthetically pleasing and in keeping with the

5.4 Lighting
overall theme of the Zone
Source: Surbana Jurong

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 ZONING REGULATIONS

SIMULATION:

Figure 6-23: Light Industrial Zone (I1) Detached Buildings

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 ZONING REGULATIONS

SIMULATION:

Figure 6-24: Light Industrial Zone (I1) Attached Buildings

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 ZONING REGULATIONS

General Industrial Zone (I2)

General Description: The General Industrial Zone (I2) is specialised land areas strategically
located close to expressways for easy access for heavy vehicles. As it is a zone that can generate
noise, traffic, and pollutants, it is kept away from residential areas. It is established to create a
consolidated industrial zone for employment in manufacturing and logistics industries, with
imposed nuisance buffer for noise and health safety.

I2 zone can have General Industries or Specialized Industries depending on their pollutive
nature. Depending on the type of industry, different buffer requirements apply for General
Industries.

Table 6.17: General Industrial Zone (I2)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped general industrial uses within the General Industrial Zone (I2)

• Lots zoned or re-zoned for general industrial uses within the General Industrial Zone (I2)

1.0 USES
• All uses allow in I1 – Light Industrial Zone Refer Appendix
• Batching and mixing plants, asphalt, cement, and concrete for allowable
• Manufacturing industries
• Brewing or distilling of liquor Refer Appendix
• Building wreckers and house mover storage yards for regulations
1.1 Permitted Uses • Foundries
• Manufacture of paper products
• Storage of oil, gasoline or petroleum products in any quantity
exceeding 3,500 Cubic Meters (m³) on any one lot or parcel of
land
• Structural steel fabrication
• Residential Uses
1.2 Prohibited Uses
• Major Infrastructure Installations
• Heavy salvage, junk, and auto wrecking yards Refer Appendix
• Electric power generating plants for related
• Slaughterhouses regulations
1.3 Conditional Uses
• Workers’ Accommodation
• Grocery shop
• Restaurants
• Electrical substation (ESS)
1.4 Ancillary Uses
• Refuse area
1.5 Minimum Lot Size • 1,000 m2
2.0 COVERAGE
2.1 Maximum Building • 60% maximum
Coverage
2.2 Minimum • 10% minimum
Landscaping
Coverage
2.3 Maximum Floor Area • N/A
Ratio (FAR)
2.4 Additional Bonus • N/A
Building Coverage

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 ZONING REGULATIONS

Regulation Remarks
3.0 BUFFER FROM THE NEAREST RESIDENTIAL AREAS
3.1 General Industries • General Industries which are required to be 100m away from refer appendix
the nearest residential areas. for General
Industries
3.2 Special Industries • Special Industries are required a larger buffer of 500m from refer appendix
the nearest residential areas. However some more hazardous for special
industries are required larger buffer as specified by the Industries
national environmental authority.
4.0 BUILDING
4.1 Maximum Number of • N/A
Floors / Max Height
4.2 Building Form • N/A
4.3 Existing Buildings • N/A
5.0 CIRCULATION
• Layout and design shall give due regard for safe pedestrian
circulation throughout the site.
• NMT linkages shall be identified to link all sites to the Public
5.1 Pedestrian
Transport Network.
• All pedestrian circulation shall be designed for universal
accessibility
• Public Transport Network shall have bus stops spacing at a
5.2 Public Transit
range of 300-500m.
6.0 SIGNAGE
All signs shall
6.1 Permitted • Be integrated into the design and theme of the building
• Be wall mounted
The following signs are prohibited:
6.2 Prohibited • Multiple free-standing signage
• Off-site signage

6.3 Location • Signs shall not obstruct views, vistas, or important landmarks

• Lighting shall be aesthetically pleasing and in keeping with the

6.4 Lighting
overall theme of the Zone
Source: Surbana Jurong

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 ZONING REGULATIONS

SIMULATION:

Figure 6-25: General Industrial Zone (I2)

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 ZONING REGULATIONS

Mining and Quarrying Industrial Zone (I3)

General Description: The Mining and Quarry Industrial Zone (I3) is specialised land areas that may
be identified within the City boundary for economic benefit.

The intent is to regulate their use for sustainable extraction and restoration practices and to
protect the environment and people from disaster and health risks.

Table 6.18: Mining and Quarry Industrial Zone (I3)

Regulation Remarks

These regulations shall apply to:

• Lots zoned or re-zoned for Mining/Quarry within the Industrial Zone (I3)

1.0 USES
• Mining
• Quarrying including clay extraction
1.1 Permitted Uses • Brick Kilns
• Operations and Crushing Plants
• Other mining related activities
• Residential Uses
1.2 Prohibited Uses • Commercial Uses
• Major Infrastructure Installations
• Workers’ Accommodation
1.3 Conditional
• Grocery shops
Uses
• Canteens
1.4 Minimum Lot • N/A
Size
1.0 CONDITIONS
CoK, in collaboration with MINICOM, MoE and RDB, shall ensure that following conditions
are met for all mining/quarrying activities:

• The mining activities have no significant detrimental impact on the environment and/or
appropriate mitigation and restoration measures are in place.
• There is adequate capacity for onsite safe handling, operations and storage, as may be
prescribed by MINICOM.
• The vibration and noise level are controlled to protect residential areas surrounding the
mining areas.
• The extraction of minerals is carried out sustainably for economic benefits and proper
restoration plans are in place.
• No dust or smoke emitted shall be in violation of the pollution regulations (where
available/applicable).

7.0 BUFFER FROM THE NEAREST RESIDENTIAL AREAS

3.2 Mining and Quarrying • Mining and Quarrying Industries are required a buffer of 300m
Sites from the nearest residential areas or as may be specified by
the CoK One Stop Centre (OSC).
8.0 BUILDING
4.1 Maximum Number of • N/A
Floors
4.2 Building Form • Detached Buildings

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 ZONING REGULATIONS

Regulation Remarks
4.3 Existing Buildings • N/A
9.0 CIRCULATION
5.3 Pedestrian • N/A
5.4 Public Transit • N/A
10.0 SIGNAGE
6.5 Permitted • Multiple free-standing signage on all sides of the site

6.6 Prohibited • N/A

6.7 Location • Signs shall not obstruct views, vistas, or important landmarks

6.8 Lighting • N/A

Source: Surbana Jurong

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6.6 Zoning Regulations – Nature and Open Spaces

The regulations and guidelines apply to all developments proposed in future in the designated
by the green areas of the City of Kigali.

Parks and Open Spaces Zone (P1)

General Description: Parks and Open Spaces Zone (P1) are established to provide recreational
and leisure facilities and activities in selected areas that have unique features (including visual
corridors, environmentally sensitive areas, buffer areas, or along significant routes). Parks and
open spaces can include recreational, small commercial or public facilities.

Table 6.19: Parks and Open Spaces Zone (P1)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped park uses within the Parks and Open Spaces Zone (P1)

• Lots zoned or re-zoned for park uses within the Parks and Open Spaces Zone (P1)

1.0 USES
• Botanical gardens, arboretums, and conservatories.
• Outdoor recreational facilities, such as hiking and
bicycle trails, greens, and commons, sitting areas and
1.1 Permitted Uses
picnic areas.
• Park related public facilities such as public toilet/
changing room.
• All types of industrial uses
• All types of residential uses
• Commercial uses exceeding what prescribed at point
1.2 Prohibited Uses
1.3 below
• All types of major public facilities
• Major infrastructure installations
1.3 Conditional Uses • Restaurants not exceeding 0.01 GFA or 150 m2
whichever is less.
• Kiosks
• Souvenir shops
1.4 Ancillary Uses • N/A
1.5 Minimum Lot Size • N/A
2.0 COVERAGE
2.1 Maximum Building • N/A
Coverage

2.2 Minimum • N/A

Landscaping
Coverage

• No building in a public park shall exceed 0.01 FAR or

2 Maximum Floor Area 150 m2 whichever is less, unless otherwise approved by
Ratio (FAR) the City of Kigali, One Stop Centre

2.1 Additional Bonus • N/A

Building Coverage
3.0 BUILDING
3.1 Maximum Number of • G+1 maximum
Floors • G (ancillary buildings) maximum

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 ZONING REGULATIONS

Regulation Remarks
3.2 Building Form • N/A
3.3 Existing Buildings • N/A
4.0 CIRCULATION
• Layout and design shall give due regard for safe
pedestrian and cycling circulation throughout the site
• Safe, green linkages shall be identified with nearest
Public Transport Stops
4.1 Pedestrian
• Safe linkages to the Park shall be provided with
appropriate traffic management measures
• All pedestrian circulation shall be designed for
universal accessibility
• Public Transport Network shall have bus stops spacing
at a range of 300-500m.
4.2 Public Transit

5.0 SIGNAGE
• All signs shall
5.1 Permitted
• Be integrated into the design and theme of the park
• The following signs are prohibited:
5.2 Prohibited • Multiple free-standing signage
• Offsite signage

5.3 Location • N/A

5.4 Lighting • N/A

Source: Surbana Jurong

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 ZONING REGULATIONS

Sports and Eco-Tourism Zone (P2)

General Description: The Sports and Eco-Tourism Zone (P2) is established to provide parks that
offer active recreational uses with sporting facilities and forests with eco-tourism activities.
Cultural Facilities such as Museums, Art Centres and Concert Halls are also allowed in this zone.

While structures within the zone are allowed, the general character of the Sports and Eco-
Tourism Zone should remain as green and recreational. All buildings in P2 zones shall adhere to
the “Green Building Minimum Compliance Guidelines” as per paragraph 8.2.

Table 6.20: Sport and Eco-Tourism Zone (P2)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped parks and forests within the Sports and Eco-Tourism Zone (P2)

• Lots zoned or re-zoned for parks and forests within the Sport and Eco-Tourism Zone (P2)

1.0 USES
• Sports Complexes Developments in P2
• Theme Parks zone require EIA
• Resort Hotels clearance
• Camping Site
1.1 Permitted Uses
• Golf Courses
• Recreational Clubs
• Zoo
• Small commercial establishments
• All types of industrial uses
1.2 Prohibited Uses • All types of major public facilities
• Major infrastructure installations
• Residential Estates
• Complementary commercial uses
• Minor Public Facilities
• Supporting Infrastructure
• Public Swimming Pools
1.3 Conditional Uses
• Nightclubs
• Stadiums
• Cultural Centres
• Museums
• Concert halls
• Parking
1.4 Ancillary Uses
• Toilets
1.5 Minimum Lot Size • N/A
2.0 COVERAGE
2.1 Maximum Building • N/A
Coverage
2.2 Minimum • N/A
Landscaping
Coverage
2.3 Maximum Floor Area • Subject to City of Kigali, One Stop Centre evaluation
Ratio (FAR) and approval
2.4 Additional Bonus • N/A
Building Coverage
3.0 BUILDING

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 ZONING REGULATIONS

Regulation Remarks
3.1 Maximum Number of • G+2 maximum
Floors • G (ancillary buildings) maximum
3.2 Building Form • N/A
• Architecture and Organic materials that are compatible
with the natural landscape shall be used.
3.3 Architecture • Adherence to Green Building Minimum Compliance
Guidelines

4.0 CIRCULATION
• Layout and design shall give due regard for safe
pedestrian circulation throughout the site
• Safe linkages to the Park shall be provided with
appropriate traffic management measures.
4.1 Pedestrian
• Safe, green linkages shall be identified with nearest
Public Transport Stops
• All pedestrian circulation shall be designed for
universal accessibility.
• Minimum 1 taxi stand for at least 2 taxis shall be
provided within lot boundary.
4.2 Public Transit
• Public Transport Network shall have bus stops spacing
at a range of 300-500m.
5.0 SIGNAGE
• All signs shall
5.1 Permitted • Be integrated into the design and theme of the
building
• The following signs are prohibited:
5.2 Prohibited • Multiple free-standing signage
• Off-site signage
• Signs shall not obstruct views, vistas, or important
5.3 Location
landmarks
• Lighting shall be aesthetically pleasing and in keeping
5.4 Lighting
with the overall theme of the Zone
Source: Surbana Jurong

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 ZONING REGULATIONS

National Parks Zone (P3-A)

General Description: National Parks Zone (P3-A) are established to protect the national parks
present within the city and its biodiversity towards sustainability, health, and well-being of the
community. These parks can bring economic benefits through recreational, educational, and
eco-tourism activities.

The intent is to preserve certain beautiful and significant areas, protect the ecological integrity
of these nature areas for present and future generations, and to control from exploitation or
encroachment against the purpose of designation of the area.

Table 6.21: National Parks Zone (P3-A)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped park uses within the National Parks Zone (P3-A)

• Lots zoned or re-zoned for park uses within the National Parks Zone (P3-A)

6.0 USES
• Outdoor recreational facilities, such as sitting areas and
picnic areas.
1.6 Permitted Uses • Hiking trails for environmental education and tourism
• Park related public facilities such as public toilet/
changing room.
• All types of industrial uses
• Major residential uses
1.7 Prohibited Uses
• Major commercial uses
• Major infrastructure installations
1.8 Conditional Uses • Resorts / Hotels
• Campsites
• Restaurants/Kiosks
• Small souvenir and grocery shops
• Accommodation for workers
1.9 Ancillary Uses • N/A
1.10 Minimum Lot Size • N/A
7.0 COVERAGE
2.2 Maximum Building • N/A
Coverage

2.3 Minimum • N/A

Landscaping
Coverage
Detailed design and placement of any structure in the
3 Maximum Floor Area national park would depend on the design
Ratio (FAR) standards/guidelines of the implementing authority.

2.1 Additional Bonus • N/A

Building Coverage
8.0 BUILDING
3.4 Maximum Number of • N/A
Floors
3.5 Building Form • N/A

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 ZONING REGULATIONS

Regulation Remarks
• Architecture and Organic materials that are compatible
with the natural landscape shall be used
3.4 Architecture • Adherence to Green Building Minimum Compliance
Guidelines

9.0 CIRCULATION
4.3 Pedestrian • N/A
• N/A
4.4 Public Transit

10.0 SIGNAGE
• All signs shall
5.5 Permitted
• Be integrated into the theme of the park
• The following signs are prohibited:
5.6 Prohibited • Multiple free-standing signage
• Offsite signage

5.7 Location • N/A

5.8 Lighting • N/A

Source: Surbana Jurong

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 ZONING REGULATIONS

Forest Zone (P3-B)

General Description: Forest Zone (P3-B) are established to ensure sustainable land and resource
management for sustainable economic development of the forests within the city towards health
and well-being of the community.

The intent is to conserve biodiversity and protect the ecological integrity of these nature areas for
present and future generations, and to control from deforestation and encroachment against the
purpose of designation of the area.

Forest Zone layer shall be updated periodically, and Forest Zone Regulations shall supersede other
regulations if such regulations are in contrast with Forest Zone prescriptions.

Table 6.22: Forest Zone (P3-B)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped forests within the Forest Zone (P3-B)

• Lots zoned or re-zoned for forest uses within the Forest Zone (P3-B)

11.0 USES
• Existing Forest to be retained
1.11 Permitted Uses
• Forestry / Eco-forestry
• All types of industrial uses
• All types of residential uses
1.12 Prohibited Uses • All types of commercial uses
• All types of major public facilities
• Major infrastructure installations
1.13 Conditional Uses • Infrastructure
• Botanical gardens, arboretums, and conservatories.
• Hiking trails and bird watching platforms for
environmental education and tourism
• Outdoor recreational facilities, such as bicycle trails,
greens, and commons, sitting areas and picnic areas.
• Camping Sites
• Park related public facilities such as public toilet/
changing room.
• Restaurants
• Kiosk
• Construction Material Production

1.14 Ancillary Uses • N/A

1.15 Minimum Lot Size • N/A
12.0 COVERAGE
2.2 Maximum Building • N/A
Coverage
• N/A
2.3 Minimum
Landscaping Coverage

• No building in the Forest Zone shall exceed 0.01 FAR or Developments in P3-B
4 Maximum Floor Area 250 m2 whichever is less, unless otherwise approved by zone require approval by
Ratio (FAR) the City of Kigali, One Stop Centre Ministry of Environment

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 ZONING REGULATIONS

Regulation Remarks
2.1 Additional Bonus • N/A
Building Coverage
13.0 CIRCULATION
• Layout and design shall give due regard for safe
pedestrian circulation throughout the site
4.5 Pedestrian
• Safe linkages through the Forest shall be provided with
appropriate signages.
• N/A
4.6 Public Transit

14.0 SIGNAGE
5.9 Permitted • All signs shall be integrated into the theme of the forest

• The following signs are prohibited:

5.10 Prohibited Multiple free-standing signage

5.11 Location • At strategic locations showing linkages

5.12 Lighting • N/A

Source: Surbana Jurong

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 ZONING REGULATIONS

Steep Slopes Zone (P3-C)

General Description: The hillsides and steep slopes are prone to natural hazards and they need to
be protected. Unregulated and excessive encroachment on steep slopes can create environmental
sensitive areas that are risky and dangerous and can diminish the views and natural features that
resident’s value.

The intent of the Steep Slopes Zone (P3-C) is to protect steep slopes from unsustainable
encroachment and exploitation. This zone is applicable on:
• Steep slopes above 30% in case of greenfield areas.
• Steep slopes above 50% in case of brownfield areas (where there are existing developments
on slopes between 30-50%).

Table 6.23:Steep slopes Zone (P3-C)

Regulation Remarks

These regulations shall apply to:

• All Steep slopes covered within Steep Slopes Zone (P3-C)

1.0 USES
• Forests
• Agro-Forestry
1.1 Permitted Uses
• Bee Keeping
• Silviculture
• All types of developments except those conditionally
1.2 Prohibited Uses
allowed by the Slope Overlay between 30-50% slope.
1.3 Conditional Uses Refer Steep Slope (30-
• As per the Steep Slope (30-50%) Overlay in section 7.8. 50%) Overlay in
section7.8

Source: Surbana Jurong

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 ZONING REGULATIONS

Natural Conservation Zone (P3-D)

General Description: Natural Conservation Zone (P3-D) is established to preserve identified

undeveloped land /open spaces in their natural state. It can include protected cultural areas and
wildlife habitat or passive recreation like hiking or birdwatching.

The intent is to protect the ecological integrity of these nature areas from exploitation and
encroachment. There are various benefits of natural open spaces. They promote peace, health,
and wellbeing; increases the value of properties nearby; protects the area from flooding and allows
for natural recharge of water supply; maintains biodiversity and protects significant
archaeological/historical sites.

Table 6.24: Natural Conservation Zone (P3-D)

Regulation Remarks

These regulations shall apply to:

• Lots zoned or re-zoned as Natural Conservation Zone (P3-D)

15.0 USES
• Conservation Use
1.16 Permitted Uses
• Recreational Trail
• All types of industrial uses
• All types of residential uses
1.17 Prohibited Uses • All types of commercial uses
• All types of major public facilities
• Major infrastructure installations
1.18 Conditional Uses • Accessory structures necessary for conservation use,
servicing, trail, viewing platform.
1.19 Ancillary Uses • N/A
1.20 Minimum Lot Size • N/A
16.0 COVERAGE
2.2 Maximum Building • N/A
Coverage
• N/A
2.3 Minimum
Landscaping Coverage

•
5 Maximum Floor Area • N/A
Ratio (FAR)

17.0 CIRCULATION
• Layout and design shall give due regard for safe
pedestrian circulation throughout the site.
4.7 Pedestrian
• Safe green linkages shall be identified with appropriate
signages.
18.0 SIGNAGE
• All signs shall
5.13 Permitted • Be integrated into the natural setting of the
conservation area.

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 ZONING REGULATIONS

Regulation Remarks
• The following signs are prohibited:
5.14 Prohibited • Multiple free-standing signage
• Offsite signage

5.15 Location • N/A

5.16 Lighting • N/A

Source: Surbana Jurong

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 ZONING REGULATIONS

Agricultural Zone (A)

General Description: Agricultural Zone (A) strives to protect the viability of agriculture in the City.
The Agricultural zone is meant to prevent farmland from being converted to non-farm uses, to
prevent the fragmentation of farms, and to prevent land-use conflicts, as well as to protect
agricultural producers from nonfarm intrusion into agricultural areas. Development of Rural
Communities is allowed in A Zone only after land pooling processes are actuated to consolidate
agricultural land and identify suitable location for rural compact developments.

Table 6.25: Agricultural Zone (A)

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped agricultural uses within the Agricultural Zone (A)

• Lots zoned or re-zoned for agriculture uses within the Agricultural Zone(A)

1.0 USES
• Crop farming
• Agro-forestry
• Livestock farming
1.1 Permitted Uses
• Green houses
• Bee Keeping
• Fish farming
• All types of industrial uses not linked to Agro-Processing uses
• All types of residential uses not linked to Farming activities
1.2 Prohibited Uses
• All types of commercial uses not linked to temporary farm store
• All types of public facilities
• Supporting Agricultural uses
• Temporary Farm store
• Infrastructure
• Rural Villages for agricultural plots larger than 5 ha after land
1.3 Conditional Uses assembly has been conducted.
• Single family Houses on agricultural plots larger than 1 ha
provided they are linked to farming activities.
• Small scale Agro-processing facilities on agricultural land not less
than 0.2 ha.
• Storage barns
1.4 Ancillary Uses • Parking
• Store for agricultural equipment, cattle sheds
1.5 Minimum Lot Size • N/A
2.0 COVERAGE
2.1 Maximum Building • NA
Coverage
2.2 Minimum • N/A
Landscaping Coverage
• Single Family Houses: 0.01 or 150 m2 whichever is less, for plots
2.3 Maximum Floor Area above 1 ha.
Ratio (FAR) • Small scale Agro-processing facilities: 0.05 or 200 m2 whichever
is less, for plots above 0.2 Ha.
2.4 Additional Bonus • N/A
Building Coverage
3.0 BUILDING
3.1 Maximum Number of • G
Floors

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 ZONING REGULATIONS

Regulation Remarks
3.2 Building Form • N/A
4.0 CIRCULATION
4.1 Pedestrian • N/A

4.2 Public Transit • N/A

5.0 SIGNAGE
5.1 Permitted • N/A

5.2 Prohibited • N/A

5.3 Location • N/A

5.4 Lighting • N/A

Source: Surbana Jurong

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 ZONING REGULATIONS

Wetland Zone (W)

General Description:

Wetland Zone is established to conserve the wetlands and protect ecological integrity of its
environmentally sensitive areas from non-sustainable exploitation, for public health safety and for
general welfare. The intent is to control and sustainably guide the use of wetlands and its environs
for social, economic, and cultural purposes. Detailed Zoning Plan for the wetlands is available for
the City of Kigali establishing areas for Conservation, Rehabilitation, Wise Use and Recreational
areas. The following are the main objectives the Wetland Zoning Plan:

1. To provide a clear direction to the enforcement agency to regulate activities within the
wetland;
2. To streamline regulations for all wetlands, identifying areas of importance for their
potential conservation or sustainable use;
3. To ensure synergism between the zoning assigned to the wetlands and designated zoning
of surrounding built environment as per ongoing Kigali Master Plan; and
4. Identify strategic projects to be implemented within the wetlands and in synergy with the
City of Kigali Implementation Plan.

The proposed Wetland Zoning Plan adopts an ‘integrated approach’ that promotes conservation
and rehabilitation of wetlands on one side and encourages wise use of wetlands in alignment with
national development vision of a green growth.

The Wetland Zoning Plan has classified Wetlands into five zones:

1. W1 - Buffer Zone
2. W2 - Rehabilitation Zone
3. W3 - Sustainable Exploitation Zone
4. W4 - Conservation Zone
5. W5 – Recreational Zone

While the below guidelines include the general expression of uses permitted /prohibited in the
wetlands, the Wetland Master Plan shall be referred to for detailed prescriptions on each
category of wetland.

Table 6.26: Wetlands Zone (W)

Regulation Remarks

These regulations shall apply to:

• All zoned and re-zoned areas as Wetlands Zone (W)

1.0 USES
1.1 Permitted Uses • All categories of Wetlands
• All types of industrial uses
• All types of residential uses
1.2 Prohibited Uses
• All types of commercial uses
• All types of public facilities

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 ZONING REGULATIONS

Regulation Remarks
1.3 Conditional Uses • Agriculture Development shall not
• Recreational facilities such as, walkways, bicycle trails, exceed 0.01 FAR or 250
greens, and commons sitting areas and picnic areas m2 whichever is less,
• Public facilities such as public toilet unless otherwise
• Kiosk not exceeding 100 m2 approved by the City of
• Construction Material Production Kigali, One Stop Centre

ALL ACTIVITIES IN WETLANDS SHALL RESPECT KIGALI URBAN Developments in W

WETLANDS MASTER PLAN’S PRESCRIPTIONS. zone require approval
by review panel
1.4 Buffer • Wetlands buffer of 20m shall be maintained.
Source: Surbana Jurong

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 ZONING REGULATIONS

Waterbody Zone (WB)

General Description: Waterbody Zone (WB) is established to conserve and protect the waterbodies
and sustainably use them for all purposes.

The intent is to protect and maintain the ecological balance of water bodies, to prevent from
destruction of environment and pollution of water bodies, to preserve the scenic beauty of the City
with controls on encroachment beyond the uses allowed in the area.

Table 6.27: Waterbody Zone (WB)

Regulation Remarks

These regulations shall apply to:

• All rivers, lakes, and streams within the Waterbody Zone (WB)

1.0 USES
1.1 Permitted Uses • Rivers, Lakes, Streams

• All types of industrial wastes

1.2 Prohibited Uses • All types of residential wastes
• All types of commercial wastes
1.3 Conditional Uses • Fish farming Commercial activities in
• Boating/Kayaking WB zone require
• Rafting approval by review
panel
1.4 Buffer • A buffer of 20 m shall be maintained for rivers.
• A buffer of 50 m shall be maintained for lakes
• A buffer of 10m shall be maintained for streams.
Source: Surbana Jurong

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 ZONING REGULATIONS

Transport Zone (T)

General Description:

The Transport Zone is established to identify and locate major transport related areas including
public transport services such as BRT, airports,railway and depots associated with public
transport uses, transport terminus, and cable car stations.

No major zoning regulations are stipulated for purely transport related infrastructure
developments, because the development or physical improvements proposed within these zones
are developed by government agencies or authorities, who in turn, are already subject to specific
safety requirements.

Table 6.28: Transport Zone (T)

Regulation Remarks

These regulations shall apply to:

• All areas zoned or re-zoned as Transport Zone (T)

1.0 USES
• All transport infrastructure
• BRT stations and Terminals
1.1 Permitted Uses
• Parking area
• Holding depots
• Major industrial uses
1.2 Prohibited Uses
• Major residential uses
1.3 Conditional Uses • Motor repair garage
• Commercial Uses if developed in conjunction with
Transport Terminals and Interchanges
• Service station
• Commercial and office spaces
• Hotels and Restaurants
• Workers ‘accommodation
1.4 Assessment • CoK shall verify all proposed transport projects to check Developments in T zone
there are no potential land use conflicts or negative require approval by
impacts on the adjacent properties and environment, review panel
that will result from the development of transport
infrastructure facilities.

• Both the CoK OSC and Department of Infrastructure shall

jointly review proposals for transport related
Infrastructure.

• A separate committee (Review Panel) involving

MININFRA AND RTDA shall oversee and approve any
transport infrastructure developments within the
transport zone.
Source: Surbana Jurong

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 ZONING REGULATIONS

Utility Zone (U)

General Description:

The Utility Zone (U) in the Zoning Plan includes major utility infrastructure sites such as electrical
substations and water reservoirs, water and sanitation treatment plants, data centres etc.

No major zoning regulations are stipulated for purely infrastructure developments because the
physical improvements proposed within these zones are developed by government agencies or
authorities, who in turn, are already subject to specific safety requirements (setbacks, etc).

Table 6.29: Utility Zone (U)

Regulation Remarks

These regulations shall apply to:

• All infrastructure development within the Utility Zone (U)

1.0 USES
• Utility Infrastructure and services – Water and
1.1 Permitted Uses
Sanitation, Electricity, ICT, Telecommunications
• Major industrial uses
1.2 Prohibited Uses • Major commercial uses
• All Residential uses in Electrical Utilities Zones
1.3 Conditional Uses • Solid Waste collection, segregation and dumping sites
• Materials storage yard
• Workers ‘accommodation
1.4 Assessment • CoK shall verify all proposed infrastructure projects to Developments in U
ensure that there are no potential land use conflicts or zone require approval
negative impacts on adjacent neighbours that will result by review panel
from the development of infrastructure facilities.

• Both the CoK - OSC and Department of Infrastructure

shall jointly review proposals for utility related
Infrastructure.

• A separate committee (review panel) involving relevant

agencies (WASAC, REMA, RURA, REG, etc.) shall oversee
and approve any infrastructure developments within the
utility zone. Composition of the review panel may vary
depending on the nature of the infrastructure.

Source: Surbana Jurong

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 ZONING REGULATIONS

6.7 Parking Requirements

General Description

Parking has been gaining importance due to the increasing number of car ownerships and rapid
urbanization. Therefore, it is essential to have a parking strategy that encourages parking
management towards reduction in congestion, usage of cars and promotion of sustainable
transport modes. All over the world, there has been a paradigm shift towards providing maximum
parking requirements, rather than minimum, to reduce the number of vacant parking spaces
(during off peak hours) in the City, by efficiently managing those spaces for maximum utilization.
While minimum parking requirements are generally provided where the developers are required
to provide adequate parking spaces, as per the demand of the specific location, maximum parking
requirements are mostly applicable where restrictions are necessary such as, in central congested
areas, in proximity to transit corridors etc.

General Parking Requirements

The CoK shall move towards reducing the number of vacant parking spaces (during off peak hours)
in the City, by efficiently managing those spaces for maximum utilization. The availability of
minimum supply shall be verified before the restrictions on parking spaces are made. As an interim
measure, it is recommended that minimum parking standards be implemented. However, CoK
(OSC) and Department of Infrastructure upon review may apply maximum parking requirements,
only to those land parcels located within regional centres, during the initial implementation phase,
as this would make the whole scheme more practical and acceptable to the public.

The City shall gradually move towards using only maximum standards, after detailed /updated
parking inventory, policy and parking management plan are in place. This will allow the developers
to decide the appropriate number of parking spaces to be provided within the CoK’s maximum
requirement.
All parking requirements shall be assessed by the CoK based on actual existing parking spaces,
operating patterns, location, and proximity to public transport, and prepare/update the existing
parking policy and parking management plan. Thus, minimum, and maximum requirements
provided in tables 6.19 and 6.20 below, may change as per the detailed study and management
plan adopted.

Table 6.30: Residential Parking Requirements

Min Parking Max Parking Remarks
Building Types / Uses
Requirement Requirement
Villas, Bungalows, 1 car space / unit 2 car space / unit For properties
Semi-detached and within 500 m of
terrace houses BRT, the
minimum parking
Townhouses 0.75 car space / 1 car space / unit
requirements may
unit be waived or
reduced after
Rowhouses 0.75 car space/5 1 car space/5 units proper
units assessment by
2 motorcycle & bicycle CoK (OSC and
1.5 motorcycle & space/unit Dept. of
bicycle space/u Infrastructure).

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 ZONING REGULATIONS

Apartments 0.75 car space / 5 1 car space / 5 units (R2,

units (R2, R3 zones) R3 zones)

1 car space / unit (R4

0.75 car space / zone)
unit (R4 zone)
1 car space / unit (C1, C3,
1 car space / unit and all commercial
(C1, C3, and all zones)
commercial zones)
2 motorcycle & bicycle
1.5 motorcycle & space/unit
bicycle space/unit

Table 6.31: Non-Residential Parking Requirements

Min Parking Max Parking Remarks
Uses
Requirement Requirement
Restaurants, pubs, cafes, 0.75 parking space /150 1 parking space /150 m 2 GFA For properties within
bakeries, etc. m 2 GFA 500 m of BRT, the
1loading/unloading vehicle minimum parking
Shops, convenience stores, 0.75 loading/unloading space/1000m2 GFA requirements may be
supermarkets, department space/1000m2GFA waived or reduced
stores, micro-light 2 motorcycle space /150m2 after proper
industrial 1.5 motorcycle GFA assessment by CoK
space/150m2 GFA (OSC and Dept. of
Infrastructure).
Hotels, motels, guest 0.75 parking space /5 1 car parking space /5 beds
houses beds

1motorcycle
space/100m2 GFA

Offices 0.75 car parking space 1 car parking space /100 m2

/100 m2 GFA GFA

1motorcycle
space/100m2 GFA
Industrial Parks/Estate 0.75 car parking space 1 car parking space per 200 m2
per 200 m2
1 lorry parking space per 1000
0.75 lorry parking space m 2 GFA
per 1000 m 2 GFA
2 motorcycle space/200m2
1.5 motorcycle GFA
space/200m2 GFA
Hospitals 0.75 car parking space /5 1 car parking space /5 beds
beds
1.25 motorcycle space/5 beds
1motorcycle space /5
beds

Parking Space for

ambulances and service
lorries must be provided,
depending on the type
and needs of the hospital.

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 ZONING REGULATIONS

Min Parking Max Parking Remarks

Uses
Requirement Requirement
Primary and secondary 1 car parking space /2
schools 0.75 car parking space /2 classrooms
classrooms

Bus parking space must

be provided depending
on the needs of the
educational facility
Universities
0.75 car parking space /5 1 car parking space /5
lecturers lecturers

Public facilities (Clinics, Parking space for service 1 car parking space /200 m2
health centres, crèche) lorries must be provided, GFA
depending on the type
and needs of the public
facilities.
Museums, libraries, 1 car parking space /150 m2
cultural and tourism 0.75 car parking space GFA
centres, places of worships /150 m2 GFA

Theatres, cinemas, other 0.75 car parking space 1 car parking space /10 seats
entertainment /10 seats

Stadium 0.75 car parking space

/10 seats 1 car parking space /10 seats

Parks and recreational 0.75 car parking /1000 1 car parking /1000 m2 of park
spaces m2 of park area area

Location and Typology of parking Lots

Off-Street – On Site parking

• Off-Street – On Site parking shall be located within the plot for the service of residents and
building users according to the standards provided in these regulations.
• Off-Street – On Site parking shall not be located in the front setback of R2, R4, C1, O-C2,
and C3 development as they would be detrimental to the street / building interaction and
would affect pedestrian safety on the sidewalk. All parking lots shall be in the rear part of
the plot. Parking lots on the side part of the plot shall only be allowed after proper
assessment for any possible conflict between pedestrians and vehicles. This regulation also
applies to all residential Zones where commercial or other non-residential uses have been
authorised by CoK OSC.
• Number and Frequency of accesses to Off-Street – On Site Parking Lots should be minimised
and possibly shared between different plots along internal distribution roads. Such
prescription is mandatory for all new developments or areas subject to land pooling.

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 ZONING REGULATIONS

Off- Street Shared Parking Facility

• Shared facilities should be identified and implemented during land regularisation and land
consolidation processes, large developments, and any other integrated development, and
should ensure sufficient parking provision for the catchment area.
• Off-Street shared parking facility may not be permitted along BRT routes, major arterials,
or high capacity urban roads, with exceptions at interchange nodes.
• Off-Street Shared Parking Facilities may be referred to parking areas at grade, structure
parking or underground parking.

On- Street Parking

• On-street Parking are permitted and marked by the City of Kigali which periodically
identifies the streets where on-street parking is allowed and provides the relevant
standards.
• On street Parking may be permitted along local roads, collectors, and minor arterials.
However, on-street parking shall be provided only after non-motorised transport (NMT)
facilities have been accommodated.
• On-street Parking shall not be permitted along BRT routes, major arterials, or high capacity
urban roads.
• On-street Parking location along cycling lanes will be evaluated on case by case by Cok OSC
based on available space and potential threat to the cyclist caused by parked vehicles.
• Minimum requirements on roads’ design for accommodating on-street parking will be
provided in the Road Design Manual.
• Allowed on-street parking configuration are:

Parallel parking – RECCOMENDED - Is safest from the potential accident perspective as it

produces least obstruction to the on-going traffic. However, it consumes maximum curb
length and therefore a limited number of vehicles can be parked for a given kerb length.
This parking configuration shall be preferred over angular parking, where there is
adequate space.

30 ° parking - vehicles are parked at 30° with respect to the road alignment. In this case,
more vehicles can be parked compared to parallel parking and there is good
manoeuvrability, minimizing delay to the traffic.

45° and 60° parking – NOT RECCOMENDED - as the angle of parking increases, higher
number of vehicles can be parked.

Right angle parking – NOT RECCOMENDED - in right angle parking vehicles are parked
perpendicular to the direction of the road. Although it consumes maximum width, kerb
length required is minimum. In this type of parking the vehicles need complex
manoeuvring, and this increases accidents risk. This arrangement may cause higher
obstruction to the circulation, particularly if the road width is minimal.

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ZONING REGULATIONS

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 ZONING REGULATIONS

Parking Strategy

The CoK shall manage the demand for parking by having a parking strategy which supports the
vibrancy of local economy and promotes sustainable transport choices. The City shall manage its
parking stock by setting parking charges which encourages short-stay parking and use of public
transport, where exists. Adequate provision shall be made for emergency vehicles and for delivery
of goods and for services. The tables 6.21 and 6.22 below provides an easy reference indicating
suitable parking strategy for residential and non-residential uses.

Table 6.32: Residential Parking Strategy

Building Types / Uses Parking Strategy Conditions
Villas, Bungalows, Semi-detached • Off Street on plot On-street and off-
street common
Townhouses • Off Street on plot
parking spaces shall
• On-street parking, where required
be provided and
• Off Street Shared Parking facility managed by the City
as paid parking
Rowhouses • Off Street on plot (parking plan and fees
shall be prepared by
• Shared Parking facility CoK).

• On street parking (where no land

consolidation). For developments
within 500m distance
Apartments • Off Street on plot (R1, R1A, and whatever from BRT (once
number feasible in R3, C1, C3, zones) operational), parking
derogations may be
• Off Street Shared Parking facility (R1B, R2, allowed by CoK, after
R3, R3 zones) proper assessment.

• On street (where required and applicable

for all zones)

• Off-street public common parking spaces (in

case of no land consolidation, and where
applicable, including C1, C3, zones)

Table 6.33: Non-Residential Parking Strategy

Uses Parking Strategy Conditions

Restaurants, pubs, cafés, • Off Street on plot (R1 and R1A zones) Park and ride facilities
bakeries, etc. shall be provided near
• On street (where required and applicable for all transit hubs.
zones)
Shops, convenience stores, On-street and off-
supermarkets, department • Community parking following land consolidation street common
stores, micro-light industrial (R1B, R2, R3, R4 zones) parking spaces shall
be provided and
Hotels, motels, guest houses • Off-street public common parking spaces (in case of managed by the City
no land consolidation, and where applicable, as paid parking
Offices including C1, C3, zones) (parking plan and fees
shall be prepared by
CoK).
Industrial Parks/Estate • Off Street on plot
• Common shared parking

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Uses Parking Strategy Conditions

Hospitals • Off Street on plot There can be shared

• On street parking between
• Off-street common parking spaces apartment parking
Primary and secondary • Off Street on plot spaces and day time
schools • Off-street parking requirement
Universities for restaurants, cafes,
bakeries, shops and
Public facilities (Clinics, • Off Street on plot (R1 and R1A zones) other commercial,
health centres, crèche) microenterprise
• On street (where required and appropriate for all spaces and offices
zones) (Refer Shared Parking
regulations under
• Community parking following land consolidation Incentives section
(R1B, R2, R3, R4zones) 8.4)

• Off-street common parking spaces (in case of no For developments

land consolidation, and where appropriate, including within 500m distance
C1, C3, zones) from BRT (once
Museums, libraries, cultural • Off Street on plot operational), parking
and tourism centres, places • On street derogations may be
of worships • Off-street common parking spaces allowed by CoK, after
Theatres, cinemas, other proper assessment.
entertainment

Stadium

Parks and recreational

spaces

Requirement for Permeable Paving Materials for Parking Lots

All Off-Street and On-Street Parking areas are required to be made, whenever possible, of
permeable or semi-permeable material, to reduce water runoff and maximise water natural
drainage. Allowed materials and techniques are, but not limited to, the following:
• Permeable interlocking concrete pavements;
• Grass Pavement;
• Permeable clay brick pavements;
• Resin bound paving;
• Pervious concrete;
• Plastic grids;
• Porous asphalt;
• Single-sized aggregate.

Derogations to General Parking requirements

Derogations to Off-Street/On-Site Parking requirements can be approved by City of Kigali One Stop
Centre in the following cases:

• Historical or consolidated existing neighbourhoods were the identification of new parking

spaces is not possible within the plot or may compromise the existing urban fabric, the
historical or cultural nature of the sites and the usability of the plots.

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• When in the process of land consolidation or land subdivision plans, Off-Street shared
parking facilities have been identified.
• When On-Street parking provisions have been made, authorised, and implemented by the
City of Kigali OSC.
• In the case of Unplanned Settlement Upgrading or Redevelopment and according to actual
expected demand for parking, subject to specific analysis on case by case basis by City of
Kigali One Stop Centre.
• When developments are within 500m distance from BRT (once operational), and CoK,
makes a proper assessment of the requirements.
• When, due to the specific nature of the site (topography, urban fabric, proximity to transit
nodes, etc) the City of Kigali One Stop Centre may agree special exceptions.

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6.8 Setback Regulations

Introduction

These Zoning regulations provide for new constructions to be established at the limit of the access
road, or to respect a certain distance, which they determine. This makes it possible to generate an
urban landscape, corresponding to the desired and existing urbanization modes.
If buildings are naturally located at the edge of the street lot line, villas are always set back a few
meters, and villas and townhouses are not located in the same way in a densely populated area and
in a peri urban area with less density.
The setback regulations are based on:
• Aesthetic/design considerations: it is a question of "shaping the urban landscape"
• Considerations for hygiene, sanitation, and public safety.
• Protection and respect for the neighbourhood (sunshine and privacy).

These Regulations provide indications to preserve these principles while allowing for a degree of
flexibility for developers to compose within the plots.

Setbacks principles

The relationship of the building to the street defines the kind of interaction between the public and
private space.
• In low-density residential areas, it is allowed for the setback to reflect and build upon the
existing residential character of landscaped front gardens, defined by a low boundary wall
or fence.
• In medium-density residential and mixed-use areas, it is important to encourage a high level
of pedestrian interaction with the private domain. This interaction shall support lively
streets comprising of retail, commercial, cafes and restaurants. These areas have an urban
character and minimize distances and travel times and they are located where high levels
of pedestrian activity exists. Frontages in these zones shall play a role in framing and
defining streets and public places.
• High-rise buildings in mixed use zones should generally have a base and upper element.
The primary street facade should have a strong sense of verticality. Step backs are
suggested as a tool to preserve the Sky Exposure Plane 7 , preserving interesting views and
creating dynamic frontages.
• Balconies should be used in moderation and be integrated into the overall composition of
the façade. They should not be implemented in a monotonous or repetitive configuration.
This applies to both recessed and cantilevered balconies.
• Arcades and galleries provide a basic level of protection from the elements of rain, wind,
and sun. They allow for a comfortable climate for walking, shopping, and the general use
of the public domain for cafes and restaurants. Arcades should be provided along primary
pedestrian routes, to provide a visually consistent streetscape that promote the place for
shopping, cafes, and restaurants. The design of arcades and galleries shall provide a

7
Sloping planes control the maximum height of the building or other structure requiring either a setback or
a pitched roof

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 ZONING REGULATIONS

continuous alignment for the street frontage by integrating adjacent arcades and galleries
if it`s feasible.
• The animation of the street is a tool for creating vibrant and safe places. Active lanes are
usually lined with shops, cafes and restaurants that communicate directly with the public
domain. Multiple entrances to buildings with direct access to the street also contribute to
the liveliness and safety of the street.
• The ground floor of mixed-use buildings must enter the public domain where animated
frontages are required. Animated frontages are located along heavily trafficked pedestrian
routes, typically connecting spaces together; it encourages the interaction between the
ground floor use and the public domain and boosts the use of the footpath for
opportunities to interact, such as seating for cafes and the temporary delivery of goods.

General Setback Provisions

The following provisions on setbacks shall be followed for all developments. In cases where
the application of minimum setbacks may prevent development or implementation of land
readjustment tools are restricted, derogations mentioned under 6.9.4 (Derogations to
Proposed Setbacks) may be applied.

1. Basement setback - At least 3m setback shall be kept from the plot boundary fronting road
(to allow for any below grade services that may be required and ensure the viable growth
of trees). For common lot boundaries, there shall be 0 (Zero) setback.

2. Ancillary Buildings - are allowed within the rear or side setback of the lot, provided they
are at zero setback and their width does not exceed
a. 30% for residential
b. 50% for commercial and Industrial
of the lot frontage.

3. Setback between Multiple Buildings on the Same Lot – Refer to Building Code

4. Existing building edge alignment: all new developments shall follow existing alignment on
designated streets where frontages continuity is required according to the UD regulations.

5. Openings on Zero Side Setback – no windows or any other ventilation opening shall be
allowed on building sides when the building is developed with zero side setback.

6. Rear and Side setbacks – It is recommended to locate on-plot parking spaces in the rear or
side setbacks of each building. For this reason, provision for larger setback is made in R2,
R3, C1, C3 and other zones.

7. Arcades and Galleries – are recommended along main commercial (collector level and
above) streets or in any case CoK-OSC establishes it through Urban Design Guidelines as in
the case of Nyarugenge CBD, Gahanga and Kimironko Urban Design Areas.

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Derogations to Proposed Setbacks

The CoK -OSC may apply derogations applying the following criteria:

1. Due to the peculiar topography of Kigali landscape and optimal plot size limitations dictated
by irregular plot shapes and sizes, OSC may apply some degree of flexibility when
considering minimum setbacks.

2. In all cases where the application of minimum setbacks may prevent development and land
readjustment tools are not implementable, regulations as per Paragraph 6.9.6 Setbacks
Regulations may be derogated provided that:
a. All firefighting, light and natural ventilation minimum requirements shall be
respected.
b. Prescriptions from Building Code are respected.

3. In cases where developments cannot locate on-site parking spaces in the rear or side
setback of each building, CoK-OSC may allow derogations on case by case basis, based on
specific site conditions and limitations that would make impossible to respect the minimum
rear and side setbacks. Compliance with Building Code requirements shall be always
ensured. Such derogations are also applicable in cases where off-plot parking solutions are
provided in the neighbourhood or there is limited car access to the plot.

Sky exposure plane

The Sky Exposure Plane is a virtual surface that is inclined toward the inside from the boundaries of
the zoning lot and beginning at a certain height. The gradient may vary depending on the zoning,
road width and maximum numbers of floors of the specific zone. This allows light and air into the
street. These Regulations do not provide for such requirement however, it is recommended that
Sky Exposure Plane requirements are set at urban design and detailed planning level.

Sky Exposure Plane

Base Height

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Setbacks Regulations

Front Setback Secondary

Building Typology Front Setback Principal Side Setback Rear Setback Arcade / Gallery setback
(corner plots)

RESIDENTIAL
R1 - Single Family Residential Zone
Detached villas 3.0 m min 3.0 m min 2.0 m min 2.0 m min N/A
R1A - Single Family (Densification areas – townhouse) Zone
3.0 m min
Detached villas, from local roads / minor arterials / collectors
3.0 m min 3.0 m min 3.0 m min N/A
townhouses 5.0 min
from major arterials
3.0 m min
from local roads / minor arterial and collector roads
Semidetached villas 3.0 m min 3.0 m min 5.0 m min N/A
5.0 min
from major arterials
Attached 3.0 m min 3.0m min 0.0 m min 5.0 min N/A

R1B - Rural Residential Zone

Detached 1.0 m min 1.0 m min 1.0 m min 1.0 m min
Semi detached 1.0 m min 1.0 m min 1.0 m min 1.0 m min
Attached 1.0 m min 1.0 m min 0.0 m min 1.0 m min
R2 - Medium Density Residential - Improvement Zone

Detached building 3.0 m min 3.0 m min 3.0 m min 3.0 m min
Semi-detached 3.0 m min 3.0m min 4.0 m min 3.0 m min
0.0 m (No Openings Allowed as
Attached 3.0 m min 3.0 m min 4.0 m min
per point 6.9.3.7)

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Front Setback
Building Typology Front Setback Principal Side Setback Rear Setback Arcade / Gallery setback
Secondary (corner plots)

R3 - Medium Density Residential - Expansion Zone

2.0 m min
Detached building 3.0 m max 2.0 m min 2.0 m min
3.0 m max
2.0 m min
Semi-detached 3.0 m max 3.0 m min 4.0 m min
3.0 m max
0.0 m min 0.0 m (No Openings Allowed as 4.0 m min
Attached 3.0 m max
3.0 m max per point 6.9.3.7)
0.0 m min 0.0 m (No Openings Allowed as
Row Housing 3.0 m max 4.0 m min
3.0 m max per point 6.9.3.7)
R4 - High Density Residential Zone
Detached building 5.0 m min 5.0 m min 5.0 m min 7.0 m min
Semi-detached 5.0 m min 5.0 m min 5.0 m min on corner plot 7.0 m min
COMMERCIAL
C1 - Mixed Use Commercial Zone
Detached building 3.0 m min 1.0 m min
3.0 m min 5.0 m min 2.0 m min
3.0 m max
Semi-detached 3.0 m min 1.0 m min
3.0 m min 5.0 m min 2.0 m min
3.0 m max
Attached building 3.0 m min 1.0 m min 0.0 m (No Openings Allowed as
per point 6.9.3.7) 5.0 m min 2.0 m min
3.0 m max
O-C2 - Neighbourhood- Mixed Use Zone– Overlay
0.0 m min N/A N/A N/A 2.0 m min
C3 - City Commercial Zone
3.0 m min
from local roads / minor arterial and collectors
Detached building 5.0 m min 7.0 m min 7.0 m min
5.0 m min
from major arterials
3.0 m min
from local roads / minor arterial and collectors
Semi-detached 5.0 m min 5.0 m min 7.0 m min 7.0 m min 5.0 m min
from major arterials

3.0 m min
from local roads / minor arterial and collectors 0.0 m (No Openings Allowed as
Attached building 5.0 m min 7.0 m min 5.0 m min
5.0 m min per point 6.9.3.7)
from major arterials

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Front Setback
Building Typology Front Setback Principal Side Setback Rear Setback Arcade / Gallery setback
Secondary (corner plots)

PUBLIC ADMINISTRATIVE AND SERVICES

PA - Public Administrative and Services
Government offices 15.0 m min 5.0 m min 10.0 m min 10.0 m min
PF – PUBLIC FACILITIES
3.0 m min
3.0 m min
from minor arterials /
from local roads / minor arterial and collectors
PF1-Educational institutes collector roads 3.0 m min 3.0 m min
7.0 m min 7.0 m min
from major arterials from major arterials
PF2 - Health Facilities N/A – Depending on hierarchy of health Facilities and detailed design.
3.0 m min
3.0 m min
from minor and
from local roads / minor arterial and collectors
PF3 - Religious facilities collector roads 3.0 m min 3.0 m min
7.0 m min 7.0 m min
from major arterials from major arterials
3.0 m min
3.0 m min
PF4 - Cultural centres and from minor arterials /
from local roads / minor arterial and collectors
sites, Neighbourhood collector 3.0 m min 3.0 m min
facilities 7.0 m min 7.0 m min
from major arterials from major arterials

Front Setback
Building Typology Front Setback Principal Secondary (corner Side Setback Rear Setback Arcade / Gallery setback
plots)

INDUSTRIAL
I1- Light Industrial Zone
Detached building 3.0 m min 3.0 m min 1.5 m min 1.5 m min
Semi-detached 3.0 m min 3.0 m min 3.0 m min 1.5 m min

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Front Setback
Building Typology Front Setback Principal Secondary (corner Side Setback Rear Setback Arcade / Gallery setback
plots)
0.0 m (No Openings Allowed as
Attached building 3.0 m min 3.0 m min 3.0 m min
per point 6.9.3.7)
I2- General Industrial Zone
N/A N/A N/A N/A

FOREST AND OPEN SPACES

P1 - Parks and Open Spaces Zone
N/A N/A N/A N/A
P2 - Sports and Eco-tourism Zone
10.0 m min
10.0 m min
From minor arterials /
from local roads / minor arterial and collectors
collector 20.0 m min 20.0 m min
25.0 m 15.0 m
from major arterials from major arterials
P3-A - National Parks Zone
N/A N/A N/A N/A

AGRICULTURE
1.0 m min 1.0 m min 1.0 m min 1.0 m min

TRANSPORT
Holding depots 20.0 m min 5.0 m min 10.0 m min 10.0 m min

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6.9 Fencing and Walls

• Impervious fences or boundary walls shall be discouraged but, where inevitable, the height
shall not exceed 1.5m, measured from the adjacent ground level to the top of such fence and
wall.
• Solid fencing materials that complement the architecture may be provided at the rear and
side fences. The front fencing shall be visually permeable or landscaped fencing only shall be
allowed.
• Natural materials shall be encouraged to be used for fencing.
• No fencing and or walls shall be allowed in C1 and O-C2 along commercial streets, except on
specific approval from CoK-OSC
• No fencing or wall shall be erected on a lot that obstructs a clear line of sight on a street.
• No broken glasses, electrical wire fence and barbed wire shall be permitted to be installed
on top of the boundary walls.
• Fencing walls of 2.0m maximum height may be allowed in Active Recreational Zones (P2).

6.10 Landscaping and recreation

• Existing vegetation in new development sites/plots shall be preserved as much as possible
by minimizing clearing and grading.
• For all developments, minimum 10% of the total plot area shall be landscaped as usable open
space or recreational purpose.
• Decks shall be allowed to be developed as recreational facilities, where applicable.
• The landscaping of plots shall blend in with the scale, appearance, and neighbouring uses,
and shall effectively screen incompatible development from its neighbours.
• Landscaping shall be used to create boundaries, screens, and buffers between areas of
differing development intensities and incompatible land uses.
• All landscaped areas within the plots, shall be maintained in good condition by the owner /
occupier / management committee of the subject property.

6.11 Fire Fighting and Accessibility of Site to Fire Fighting Appliances

All buildings and properties shall be provided with unobstructed access for firefighting and
emergency service, personnel, apparatus, and equipment. For all firefighting accessibility and
appliances requirement, firefighting regulations and standards stipulated under Rwanda Planning
and Building Code shall be followed.

6.12 Privacy
All developments, mixed-use buildings, or commercial buildings, shall be designed and developed
to avoid, or at least minimise, opportunities of its occupants to overlook or infringe upon the privacy
of occupants in adjacent buildings.
No openings are allowed along plot’s sides in case of 0 (zero) side setbacks development.

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Article 7: Zoning Overlay Regulations

The Zoning Overlays set in this Regulations are:

• Neighbourhood-level Mixed Use – O-C2 Overlay (Refer Section 6.2.2)

• Public Facilities Overlay
• Incentive Zoning Overlay
• Land Assembly Overlay
• Land Sub-Division Overlay
• Urban Design Overlay
• Airport Restriction Areas Overlay
• Nature Restoration Overlay
• Slope (30-50%) Overlay
• Tourism Promotion Overlay Heritage Conservation and Promotion Overlay
• Buffers Overlay
• Natural Disaster Risk Overlay

The provisions of this article apply to proposed land uses and development in addition to all other
applicable requirements stipulated in the Zoning Regulations. An overlay zone applies additional or
stricter conditions and criteria to those of the underlying zoning. The overlay zone may share
common boundaries with the base zone or cut across base zone boundaries. In some cases, the
overlays are not identified with any specific zone due to the need to locate in the areas that best
serve the community based on the population and demand. In such cases, the exact locations of
the uses shall be identified based on the criteria/conditions specified under the overlays before
they are identified with any specific zoning ordinances.

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7.1 Public Facilities Overlay

General Description

The Public Facilities Overlay is not a prescriptive regulation. It serves as indication for City of Kigali
- One Stop Centre in identifying most suitable and optimal location of Public Facilities, based on
proposed land use distribution and population density. Exact location of Public Facilities shall be
identified in Land Subdivision Plans following the standards prescribed in these Regulations.

The Public Facilities overlay is established to provide for a range of public facilities, that are required
by the community at neighbourhood, planning area and at city level. These facilities provide basic
services and essential support services for the community. They are generally not identified within
any specific zone, due to the need to locate in areas that best serve the community and based on
population and demand.

The public facilities overlay help in identifying the locations for future proposals of each public
facility category. The locations of respective public facilities, once identified, shall form a part of the
zoning map and actual zoning regulations stipulated under section 6.4.1 Public Facilities Zone (PF).

Table 7.1: Public Facilities Overlay

Regulation

This regulation shall apply to:

• All future proposals / modifications to existing public facilities within the city.
•

Conditions/Assessment Remarks
Refer public
• This overlay covers all uses that are stipulated under section 6.4.1 Public Facilities Zone facilities
(PF). overlay plan
• All neighbourhood level facilities shall be preferably placed within the established Public
Facility Zone and/or within 400m walking radius in residential and mixed-use
neighbourhoods, based on population and demand.

• All public facilities provision shall follow the planning standards stipulated in this
regulation.

• Any application for modifications to an existing public facility shall be reviewed by the
CoK, in consultation with the community.

• CoK may grant approval of developing public facilities, based on the following:
• There is a need for the public facility within the neighbourhood/planning area / city
level and is not conflicting with the public interest.
• The public facility is consistent with the goals and policies of the general plan, and
applicable planning standards.
• The location and development of the public facility is consistent with the health,
safety and wellbeing of people residing or working in the neighbourhood.
• There are adequate infrastructure services required to support the public facility,
such as utilities, access, parking etc.

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PLANNING STANDARDS
Below the recommended minimum plot sites for adequate planning. Plots minimum size for each public
facility may be smaller than the one listed in this table if:
a) The facility’s catchment area is smaller than the one identified in these standards and the users will be
proportionate to the available plot size. In this case, an assessment of the expected catchment
population or expected users of the facility shall be provided by the developer;
b) Topographic conditions or neighbourhood urban fabric or cadastral structure in the neighbourhood do
not allow for larger plots but there is a clear need for the facility in the area. In this case the facility
should meet the criteria listed in point a) above on proportionate size.
c) It meets safety requirements as established by relevant laws;
d) It meets minimum parking requirements – parking requirements shall be reduced if the facilities are less
than 500 m from Public Transport stops;
e) Do not cause nuisance or disruption to the neighbourhood in terms of height, traffic, landscape or
environmental context.
f) It is an existing facility that is already operating to the benefit of the community. In this case, mitigation
measures might be identified, if needed or requested by CoK-OSC, for the facility to continue operations.

Type Standards
• Primary School - 1 per Neighbourhood (15,000-20,000
population);1.5ha site
• Secondary School - 1 per 20,000 -25,000 population; 2.4 ha
site
Educational Facilities • Primary + Secondary School (combined) - 2.8 ha site
(depending on existing school sites)
• Vocational /ICT Institute - 1 per Planning Area; 2 ha site
• Higher Education Institute - 1 per 500,000 population
minimum; 3 ha site
• Health Clinic - 1 per Neighbourhood (15,000-20,000
population); 0.5 ha site
Health Facilities • Polyclinic - 1 per Planning Area; 5 ha site (Max travel time
of 30 mins)
• Regional Hospital - 1 per 500,000 population; 5 ha site
• 1 per Neighbourhood (15,000-20,000 population); 0.5ha
Religious Facilities
site
• Community Hall - 1 per Neighbourhood; 0.5 ha site
• Regional Library - 1 per 500,000 population; 0.5 ha site
• Museums, Cultural Centre etc.- 1 per Planning Area; 1.5ha
site
Cultural Facilities
• Neighbourhood Centre - 1 per Neighbourhood (15,000-
20,000 population);1.2 ha site
• Neighbourhood Park - 1 per Neighbourhood (15,000-
20,000 population);1.0 ha site
• Cemetery – 10 ha site per 200,000-250,000 population
Cemetery and Crematorium • Crematorium – 1 per 150,000 population; 2 ha site. Can be
combined with Cemeteries

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Figure 7-1: Public Facilities Overlay Plan

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7.2 Incentive Zoning Overlay (O-IZ)

General Description: Incentive Zoning Overlay is established as special zoning tool that permits
developers to build additional Floor Area, Height or increase Building Coverage than normally
allowed, in exchange of benefits for the community such as Public Facilities, Open Spaces,
Affordable Dwelling Units or any other publicly available amenity, on-site or off-site (Affordable
Dwelling Units solutions shall be provided on-site only).

The intent of this overlay is to create high-density mixed-use, mixed-income developments, as

per demand. It also intends to facilitate and help identifying receiving areas as an opportunity
to implement Transfer of Development Rights (TDR) in the future.

Applicability of Incentive Zoning Overlay

Incentive Zoning Overlay may be applied to following cases:

a) Key highly commercially valuable areas of the City of Kigali where demand for extra height
and floor space is required or to ensure the establishment of a CBD-like kind of development
characterised by tall and iconic buildings.
b) Along BRT and major Transit Corridors and Nodes, to capitalise on the increased land and
property value generated and allow for higher densities near the infrastructure.
c) Along specific sections of wetlands dedicated to recreational uses or in proximity of valuable
landscapes or landmarks, to capitalise on the increased land and property values.
d) In other areas of the City of Kigali, depending on CoK OSC assessment based on demand,
market interest and specific opportunities. In such case, Incentive Zoning Overlay shall be
updated accordingly by CoK-OSC.

Whilst overlays for points a) and b) are clearly identified in the Zoning Plan and in the Urban
Design Report for Nyarugenge CBD, boundaries for points c) and d) shall be defined by CoK-OSC
over time, depending on implementation status of Capital Improvement Projects (CIP) or
Catalyst Projects or as part of incentive packages for relevant development in the City of Kigali.
An Incentive Zoning Layer for points c) and d) shall be added by CoK as relevant decisions are
taken.
Incentives shall not be combined.

Table 7.2: Incentive Zoning Overlay

Regulation Remarks

These regulations shall apply to:

• All new and redeveloped areas covered by Incentive Zoning Overlay.

1.0 USES
• As per Zoning Regulations for each Zone Night Clubs shall
conform to noise
mitigation
measures as
1.5 Permitted Uses
prescribed by
relevant
regulations for
the City of Kigali
• Retail and wholesale Warehouses
1.6 Prohibited Uses • Industrial Uses
• Major Infrastructure Installations

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Regulation Remarks
The following minimum lot sizes shall be respected when applying
the incentives:
• C3: 2500 m2
• C1: 1000 m2
1.7 Minimum Lot Size
• R4: 1000 m2

All other zones shall respect minimum or maximum standards as

per respective Zoning Regulations.
2.0 Incentives
2.1 Maximum Floor Area • See Conditions Below
Ratio (FAR) and
Number of Floors
CONDITIONS
• CoK shall facilitate an Application for Incentive Zoning in the following areas with the Refer Incentive
requirements specified below: Overlay Plan,
O-IZ–A: Specific Parcels in CBD and Regional Centres as identified in the O-IZ-A overlay:
a maximum of 50% extra GFA on top of base/underlying zoning regulations shall
be authorised, provided adequate public amenities are developed. Extra floors
may be allowed to achieve the maximum GFA generated on the plot.
O-IZ–B: Areas in a radius of 75 m from BRT and major Transit Corridors and Nodes as
identified in the O-IZ-B overlay: a maximum of 30% extra GFA on top of
base/underlying zoning regulations shall be authorised provided at least 15% of
the dwelling units are dedicated for affordable housing or adequate public
amenities are developed. Extra floors may be allowed to achieve the maximum
GFA generated on the plot unless specified otherwise in UD regulations, where
applicable.
O-IZ–C: Along specific sections of wetlands dedicated to recreational uses or in close
proximity of valuable landscapes or landmarks depending on CoK OSC
assessment: a maximum of 30% extra GFA on top of base/underlying zoning
regulations shall be authorised provided that at least 15% of the dwelling units
are dedicated for affordable housing or adequate public amenities are developed.
Extra floors may be allowed to achieve the maximum GFA generated on the plot
unless specified otherwise in UD regulations, where applicable.
O-IZ–D: In other areas of the City of Kigali, depending on CoK OSC assessment based on
demand, market interest and specific opportunities: a maximum of 30% extra
GFA on top of base/underlying zoning regulations shall be authorised provided
that at least 15% of the dwelling units are dedicated for affordable housing or
adequate public amenities are developed. Extra floors may be allowed to achieve
the maximum GFA generated on the plot unless specified otherwise in UD
regulations where applicable.
• CoK at its discretion, may include other incentives to encourage high density
development in the Incentive Zoning Overlay areas.
• CoK shall grant approval upon fulfilment of the following conditions:
• City of Kigali OSC considers adequate, the provision of public amenities or
affordable dwelling units and the developer commits in writing to the provision
of such amenities. The Construction Permit will then be granted upon this
condition.
• The developer shall submit the Urban Design for the entire block to demonstrate
there will be no disturbance/disruption to the area.
• There is adequate infrastructure provision and the location of such developments
is not inconsistent with the accessibility and safety of people residing or working
in the area. Traffic Impact Assessment may be required by CoK OSC.

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Figure 7-2A: Incentive Zoning Overlay (O-IZ)_A

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Figure 7-3B: Incentive Zoning Overlay (O-IZ)_B

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7.3 Land Assembly Overlay

General Description:

The Land Assembly Overlay is not a prescriptive regulation. It serves as indication for City One
Stop Centre in identifying parts of the City that require particular attention when issuing
construction permits or evaluating development proposals.

Most of the land within Kigali is under private ownership. The lack of government owned-land
has caused tremendous burden on the City to provide even the basic urban infrastructure such
as roads, utilities and other public facilities and open recreational spaces. The lands in some
parts of the City are highly fragmented and not suitable for planned development. The City also
faces social challenges attached to the acquisitions and the subsequent relocation issues.

Allowing construction in this areas without a preliminary site assessment, would consolidate
current land haphazard structure, hindering the possibility for organised development and
affecting the possibility to provide for affordable housing solutions and basic services and
facilities. It would also limit the possibility for plots with no direct access to roads to obtain a
construction permit or to develop in a legal way, hence contributing to illegal and / or low
density, scattered development.

It is recommended that CoK should take the lead to assemble land for development through a
participatory land readjustment or assisted land pooling approach, where feasible. These
approaches shall help achieving desired planning and development outcome for a particular
area, ensure minimum cost implications to the City and make the landowners partners in the
development process.

Participatory land readjustment/ Land Pooling approach shall involve pooling all land parcels of
the project area and planning as one unit. An agreed proportion/percentage of land shall be
redistributed to the original landowners after deducting land required for roads and other
required infrastructure, reserve land and public open spaces, etc. Each landowner shall get back
a plot that is smaller than the original area, but with enhanced value as a serviced plot.

Table 7.3:Land Assembly Overlay

Regulation
This regulation may apply to:
all Zones in the City of Kigali and in particular to all areas covered under Land Assembly Overlay, which includes:
• Areas of urban expansion/green field sites.
• Redevelopment /renewal of prime areas e.g. along BRT corridor located near City centre.
• Unplanned settlements or areas deprived of development due to the lack of basic physical and social
infrastructures like road, drainage etc.
Land Pooling /Land Readjustment process Remarks
Enabling policies/laws
The CoK may take the lead to encourage and assist with the land
will be required to
pooling/readjustment process to assemble land for development.
facilitate the process.
For those areas covered under the overlay, CoK may at its discretion earmark
Existing and related rules
manageable sizes of units/clusters for land pooling project.
and legislation may be
referred as legal basis
The following process may be followed for generic land pooling / land readjustment
projects:

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Regulation
• Legal status of the land and ownership details shall be checked - Accurateand
latest cadastral and land ownership details shall be used to fast track the planning
process.

• The project team shall be identified to manage the project and feasibility study
conducted to check the viability of the scheme.

• Stakeholder mapping shall be conducted at this stage, to involve/engage the

stakeholders for better understanding and easy buy-in. Stakeholders may include
landowners/holders, tenants, disadvantages groups, community organizations,
local services, and businesses, as well as key actors from outside the Community

• Initial presentation to the stakeholders shall be conducted to listen to their

feedback, challenges, aspiration, and way forward. The stakeholders mapping (if
any, in addition to the stakeholders engaged during the initial presentation) shall
be completed.
• Any missing land information or other data shall be gathered from the
stakeholders, in a participatory process, where they can be involved in designing,
gathering, and analysing the information.
• The project team in close consultation with the stakeholders, shall develop a draft
plan, including the amount of land contribution to be made by the landowners
along with the financial plan.
• The Draft plan shall be presented, deliberated, negotiated, and revised several
times, until the stakeholder’s consensus is sought, for smooth implementation.
• T he Final Plan shall then be presented to the CoK council for their approval.
• Short-term loan or any other financial mechanism planned shall be mobilized for
working capital.
• Engineering designs for infrastructure shall be prepared.
• Once the approval is sought, demarcation of plots and roads etc. shall be carried
out and landowners shown their new plot boundaries.
• Landowners shall be presented with the new registration certificates for their
new plots and released for development or for selling.
• Reserved plots (if/where applicable) shall be sold to finance infrastructure
development.
Single Owned Parcellation Plan Initiative Remarks
• CoK may at its discretion, assess and approve only those construction applications This shall be an interim
that includes a parcellation plan, for the entire unit/cluster identified for land arrangement for those
pooling/consolidation. units/clusters where land
pooling/readjustment
• In such a case, CoK shall provide all facilitation and technical support to the process is yet to be
developers, such as providing accurate and latest cadastral and land ownership commenced.
data, organizing, and facilitating stakeholder meetings and any other technical
support, that may be deemed required by the developers.
• Parcellation plan shall indicate road access connecting all parcels, and open
spaces, for the use of the community.
• CoK shall verify the parcellation plan through ground verification and stakeholder
engagement before the construction permit is issued to the applicant/developer.
• If at least 70% of land owners in the identified cluster agree with the proposed
parcellation plan, such parcellation plan shall be considered approved and all land
owner in the cluster shall comply and collaborate to the new land structure
implementation.

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Figure 7-4: Land Assembly Overlay Plan

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7.4 Approved Land Subdivision Plans Overlay

General Description:

Land Subdivision Plans (LSP) are implementing tools of the Zoning Maps and Regulations and
shall be drafted in conformity with them.

The Approved Land Subdivision Overlay is not a prescriptive regulation. It identifies parts of the
City where Land Subdivision Plans have been approved and detailed planning is already
available.

Subdivision Plans are detailed plans of smaller blocks of the land areas covered by the Master
Plan. During the subdivision process, land is divided into convenient blocks for detailed layout.
Land subdivision Plans contains detailed information regarding parcels’ layout, local road
network and established location and size of public facilities and amenities.

Table 7.4: Approved Land Subdivision Plans Overlay

Regulation

This regulation may apply to:

• All areas where Land Subdivision Plans have been approved.

Update of Approved Land Subdivision Plans Overlay Layer in Kigali MP Remarks

Once the Land Subdivision Plan is approved, it is the duty of CoK OSC to incorporate
the boundaries and the detailed layout of the approved LSP into the MP database in
the relevant layer.

All subsequent developments in the area shall follow the approved LSP.

LSP shall indicate the specific locations of all Public Facilities.

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Figure 7-5: Approved Land Subdivision Plan Overlay

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7.5 Urban Design Overlay

Three key areas in the City (CBD 8, Kimironko and Gahanga) have been identified for detailed
urban design plans to achieve the desired identity and character. These special areas are
identified in the Urban Design Overlay Plan.

The guidelines for the urban design areas shall complement and supersede the zoning
guidelines. The areas which fall within the urban design overlay should refer to the urban design
plan & guidelines for the specific areas in each Urban Design Report.

Urban Design Guidelines contained in the Urban Design Reports shall be considered an integral
part of present Zoning Regulations and each development shall be approved in conformity with
such regulations.

Figure 7-6: Urban Design Overlay Plan

8
The Urban Design Guidelines for CBD have been updated during this review. Urban Design Guidelines
for Kimironko and Gahanga remain in force as per 2013 design.

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7.6 Airport Restriction Area Overlay

The Airport Restriction Area overlay shall be provided, verified and updated by Rwanda Civil
Aviation Authority which is responsible for verifying building height and uses in accordance to
its jurisdiction and in collaboration with CoK OSC.

Obstacle Limitation Surfaces

The objectives of “Obstacle Limitation Surfaces” are to define the airspace around aerodromes
to be maintained free from obstacles to permit the intended aeroplane operations at the
aerodromes to be conducted safely and to prevent the aerodromes from becoming unusable by
the growth of obstacles around the aerodromes. This is achieved by establishing a series of
obstacle limitation surfaces that define the limits to which objects may project into the airspace.

The height of the buildings falling in the “Obstacle Limitation Surfaces” Overlay Plan should not
exceed the ASLM indicated in this plan. All the proposed developments falling in these areas,
will be subject to approval by OSC and RwandaCivil Aviation Authority (RCAA).

Public Safety Zones

The Public Safety Zones are areas at the end of the runways at the busiest airports within which
development is restricted to control the number of people on the ground at risk of death or
injury in the event of an aircraft accident on take-off or landing.

Without prejudice to the existing buildings and activities in the territory, the following guidelines
shall apply to new settlements, in terms of cargo containment and identification of
anthropogenic activities that are compatible, that the City articulates and itemizes on the risk
plans in line with its planning and building regulations. The Public Safety Zone (PSZ) comprises
different Risk bands that regulate the inhibition/ restriction of the activities.

Table 7.5: Risk Bands

Regulation
These regulations shall apply to:
Risk Bands that regulate the inhibition/ restriction of the activities.

1.0 RISK BANDS

Allowable Uses Prohibited Uses
Red Zone •Low density, non-residential activities/ • Petrol Stations
uses which involve the discontinuous • Stores of flammable and / or explosive
permanence of a limited number of liquids, gases
people. • Any activity that may create a risk of fire,
Green Zone •Low density residential uses which explosion
involve the permanence of a limited • School
number of people. • Hospitals
•Low density non-residential uses which • Other sensitive targets
involve the permanence of a limited
number of people. Any exception will be evaluated by OSC
and RCAA

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Blue zone •Low/ medium density residential uses

which involve the permanence of a
limited number of people.
•Low/medium density non-residential
uses which involve the permanence of a
limited number of people.

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Table 7.6: Other Airport Restrictions

Regulation
These regulations shall apply to:
Other airport restrictions

2.0 AIRPORT RESTRICTIONS

Allowable Uses Prohibited Uses *
Within approach and take-off •Dumping ground
climb surfaces and ATZ •Other attractive sources of wildlife in the
"Aerodrome Traffic Zone" ** Airport neighbourhood
•Buildings with reflective external finishes and
Within the outer horizontal photovoltaic fields
surface
•Dangerous and misleading lights
•Chimneys emitting fumes
•Radio electric equipment radiating buildings/
towers

Within the inner horizontal and •Laser sources and high intensity projectors
the conical surfaces (used in sports or entertainment)

Up to 15 km over the threshold •Dumping ground

and 1,000 meters wide - •Other attractive sources of wildlife in the
symmetrical to the extension of Airport neighbourhood
the runway axis

*subject to restriction and to be approved by Rwanda Civil Aviation Authority

**ATZ "Aerodrome Traffic Zone": generally circular area of 5 Mn radius, with origin from the ARP "Airport Reference
Point".

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Figure 7-7: Obstacle Limitation Surfaces” Overlay Plan

Source : CoK One Stop Center elaboration following international Standards

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7.7 Nature Restoration Overlay

General Description

Restoration of nature across certain areas of the city which fall under other zoning regulations
with permitted development uses shall rely on Nature Restoration Zone Overlay. This Overlay
includes all identified nature restoration areas of the city.

The Master Plan advocates protection of environmental sensitive areas and mainstreaming
disaster risk reductions in the development process. Thus, the intent of this is to provide more
discretion and flexibility by allowing the City to protect certain areas as well as encourage or
discourage certain types of development that may impact important nature resources dispersed
across the city, especially remnants of native forest.

Table 7.7: Nature Restoration Zone Overlay

Regulation Remarks
These regulations shall apply to:
• all areas identified under Nature Restoration Zone Overlay.

Areas falling within the Nature Restoration Overlay are subject to conditional development upon CoK’s
assessment in collaboration with relevant agencies. The purpose of this regulation is:
• To utilize the natural environment in a sustainable manner

• To protect the development from hazardous conditions;

• To regulate the form and character of development

Conditions Remarks
CoK, in coordination with relevant Agencies, shall regulate the restoration of nature, Refer Nature
identified in the overlay plan. Restoration Overlay
Plan
Cok at its discretion and upon evaluation may allow developments as per general
Zoning Map (Residential, Mixed Use, etc) or other developments such as eco resorts,
camping sites and other amenities that may be deemed required for eco-tourism.

Nature restoration should be implemented in Kigali City in line with existing regulatory
framework and the strategies, guidelines, and best management practices.

CoK shall ensure Integration of afforestation and landscaping into every parcel falling
under this overlay to ensure that, while allowing some degree of development, the
overall design of the site respects, promotes and protects its forest component.

All plots under this overlay shall protect significant clusters of trees and vegetation to
preserve environmental value, maintain soil stability and preserve riparian corridors.
Additional tree planting on-site is encouraged.

CoK may at its discretion provide certain bonuses or incentives to the developers to
encourage nature restoration.

Public participation in the planning and decision-making processes shall be

encouraged to achieve sustainable nature restoration.

Development Approval Information:

The following information is required when developing on a sloped area between 30%
and 50% falling in Nature Restoration Overlay, as part of subdivision/development
approval process.

• General Site Survey

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Regulation Remarks
• Geotechnical Evaluation
• Environmental Impact Assessment
• Grading Plan that indicates feasibility for roads, driveways and building envelop
(that avoids massive manipulation of the site).
• Existing & Proposed Tree and Vegetation plan.
• Drainage Management Plan.
• Erosion Control Plan

Source: Surbana Jurong

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Figure 7-8: Nature Restoration Zone Overlay Plan

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7.8 Slope (30-50%) Overlay

General Description

A large part of Kigali has steep slopes and development on steep slopes above 30% is generally
discouraged for safety and protection of nature and environment from possible catastrophic
disaster.

However, the Zoning Plan recognizes that there are existing developments on slopes above 30%,
and some of the areas amid slopes between 30-50% maybe allowed for development, subject
to detailed investigation and mitigation works. CoK shall ensure and enforce this Slope Overlay
guidelines to deal with such developments.

This regulation is applicable for areas falling in the Slope Overlay Plan and are subject to
conditional development on meeting the necessary regulations and conditions.

The purpose of this regulations is:

• To protect the natural environment, its ecosystems and biodiversity
• To provide flexibility and protect the development from hazardous conditions;
• To establish objectives for the form and character of development;
• To promote the safe and wise use of the slopes in the City of Kigali.

The details of the affected parcels can be found in the GIS layers.

Table 7.8: Slope (30-50%) Overlay

Regulation
These regulations shall apply to:
• Existing settlements falling in areas within the 30-50% Slope Overlay

• Greenfield sites falling in areas within the 30-50% Slope Overlay

Conditions Remarks
CoK, in coordination with relevant agencies (MoE, REMA, MINAGRI, RAB among
others), shall regulate the development on 30-50% slopes, identified in the overlay
plan.

Existing or proposed Developments on areas falling within the Slope (30-50%) overlay
are subject to detailed investigation and assessment by the CoK in collaboration with
relevant agencies, where required.

Existing Settlements
Pre-existing, settlements in 30-50% Slope Overlay may be preserved and/or upgraded
and current land uses retained provided that geotechnical assessment has been
conducted and reassurance has been provided about the following:
• No natural disaster risk is present, or any risk has been mitigated with appropriate
resiliency measures.
• The settlement is not causing environmental pollution downstream and all
measures have been taken to minimise environmental impact.
• Structures are built taking into consideration the topographic and the geological
nature of the site.
• Any additional structure or any renovation work shall be authorised only after the
above conditions are met.
• Areas that do not meet safety requirements or are considered extremely risky,
after specific geotechnical survey has been conducted, shall be considered as
priority sites for population relocation procedures.

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Regulation

Greenfield Sites
Development on slopes is generally discouraged, however, limited development may
be conditionally authorised only by CoK OSC within the Slope Overlay, provided that
the proposed development meets the following requirements:
• The development does not fall in the Natural Disaster Risk Overlay as per
paragraph 7.13. In such cases, only the uses allowed in that overlay will be
authorised.
• The proposed development is designed following the highest environmental
standards and has obtained clearance after an EIA procedure has been
conducted.
• It has a strategic tourism and/or economic value and demonstrates
substantial benefits to the community in terms of job creation, nature area
restoration, women or disabled inclusion or other benefit to be evaluated
by CoK OSC.

Cok at its discretion and upon evaluation may allow developments as per A, P1 and
P2 regulations.

N.B. Districts’ OSC are not entitled to authorise any development on slopes above
30% under any circumstances.

Criteria for assessing developments in Slope Overlay:

• Natural Environment, Site Design, and Sub-Division Planning

• Infrastructure Works
• Building Structures
• Development Approval Information –A more detailed study shall be carried out by the CoK OSC to
identify priority areas, if/where development maybe allowed with certain mitigation works. Zoning
Changes and Applications for Development Approval must be verified with detailed on-site
topographic survey conducted by registered professionals
DISCLAIMER: Slope analysis for Master Plan and Zoning Plan and Regulations was based on 5 m contours. Due
to the nature and quality of the data, it is recommended to assess any proposed development in this overlay
through detailed topographic survey conducted by registered professionals.

1.0 Natural Environment, Grading /Site Design and Sub-Division Planning

Prerequisite for constructing in these areas are the following:

• Assessing the Site: To identify significant feature of the sloped site and avoid
significant disruption of the natural terrain and as far as possible to be compatible
to the surrounding development. The following assessment is to be done prior to
developing the site for conditional uses:
o A general site survey with topographic and land features information, which
assesses and plans the site in a manner that respects the slopes and special
Criteria for features.
Assessment o An Environmental Impact Assessment (EIA) study to identify environmentally
sensitive areas and features to be protected.
o Make evaluations on the steepness of cut and fill of slopes and on how the
slopes will be protected from runoff, stabilized, and maintained.
o Plan all grading respecting the natural contours of the site/landscape and as
per the staging in implementation schedule, to avoid exposing the soil for the
shortest time possible.
o Prior to grading, make provisions for all erosion and sedimentation control
practices.

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 ZONING REGULATIONS

Regulation

• Planning and Development: To undertake a subdivision planning and design that

respects the existing site’s terrain and constraints and enhances the natural
character of the area.

2.0 Infrastructure Works

The design and siting of roads and utilities to lessen impacts on steep slopes while maintaining public and private
safety, individual lot access, municipal & emergency access, and other operational needs.
• Drainage Planning: Drainage Management Plan to assess how the storm water
runoff will be impacted by the development and strategies to mitigate its impact on
downstream of the steep slope sites. Special attention to be taken to assess:
o Hydrological conditions prior to and after the development
o Protection of natural flow paths
o On and off-site drainage impacts

• Connectivity and Accessibility: Flexibility in local road layouts within developments,

which complement the terrain.
o For local roads on steep slopes, grades up to 15% may be permitted for short
sections (not exceeding 100m in length), where the natural character of the slope
is retained.
o Individual driveways to developments not to exceed 20%.
Criteria for
o For down slope parcels the driveway grade on the first 3m from the property line
Assessment
should not be greater than 7%.
o For common driveway (vehicle access routes shared by two or more lots) the grade
should not exceed 14%.
o Provide one on-site additional guest parking lot per dwelling serviced by the
common driveway.

• Utilities Planning: A comprehensive design of water and sewerage systems to be

provided to reduce the impact on the environment caused by repeated digging and
creation of impervious surfaces.

• After Construction: As soon as grading is completed, all disturbed areas shall be

stabilized by vegetation through appropriate measures,

To address the height, mass, and setbacks of the buildings on steep slopes, to reduce slope disruption and
minimize visual impact.

• Building Setbacks: To allow greater flexibility in locating a building on a steep lot,

subject to evaluation by CoK OSC, on a case-to-case basis. Provide some leeway in
front and side setback, prescribed under the zoning regulation, to reduce the
cutting and filling required, to better support level entry, and enhance the
neighbourhood.
Criteria for
Assessment
Building Height and Mass: To minimize the visual impact of new buildings on steep
slopes. Height of adjacent building to be considered and consistency to be
maintained. Consideration of reduced front yard to resolve issues of steep
driveways, subject to evaluation by CoK OSC. Development to respond to natural
slope to integrate with the natural landform.

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3.0 Development Approval Information

The following information is required when developing on a steep slope falling in the Slope (30-50%) Overlay,
as part of subdivision/development approval process.

• General Site Survey

• Geotechnical Evaluation
• Environmental Impact Assessment
• Grading Plan that indicates feasibility for roads, driveways and building envelop (that avoids massive
manipulation of the site).
• Existing & Proposed Tree and Vegetation plan.
• Drainage Management Plan.
• Erosion Control Plan

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Figure 7-9:Typical Considerations for Slope Development

Source: Design for Sloping Sites – Ministry of Housing and Lands, Mauritius
http://housing.govmu.org/English/Documents/Designslope.pdf
Steep Slopes - Guide | Model Regulations, Lehigh Valley Planning Commission
https://www.lvpc.org/pdf/SteepSlopes.pdf

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Figure 7-10: Slope (30-50%) Overlay Plan

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7.9 Tourism Promotion Overlay

General Description

The Master Plan advocates promotion of tourism for enhanced economic growth in Kigali. In
addition to other recreational areas identified for the benefit of the citizens as well as the visitors
alike, the scenic lakefront areas along Lake Muhazi can be identified for tourism promotion, to
encourage tourist-oriented retail and commercial uses along the lakefront.

The intent of this zone is to provide more discretion and flexibility by allowing the City to
promote/encourage tourism in certain areas as well as discourage certain types of development
that may impact the lakefront image.

Table 7.9: Tourism Promotion Overlay

Regulation Remarks
These regulations shall apply to:
• All parcels/areas identified for tourism promotion

Uses
Tourism promotion uses are listed as below: The sites identified by the
Master Plan for Tourism
• Restaurants, Guest houses, B&B, Hotels (incl. its Promotion Overlay may only
ancillary uses) be indicative and it would be
• Commercial Retail Facilities subject to consultation with
relevant authorities for
• Tourism and Recreational activities
finalization.
• Camp ground
• Amusement facilities
• Agri-tourism and eco-tourism activities
• Travel agencies
• Arts and crafts centre
• Souvenir and gift shops
• Boat launching facilities, marinas and similar
facilities
• Bike shops or rental stations
• Theaters, museums, and outdoor performance
centers
• Conference centres

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Conditions:

Local Planning Authority may grant approval of developing

above facilities, based on the following:

• The development meets the minimum buffer

requirement from the lake shore, as well as any other
sector authority requirements as per law.

• There is a need for the tourism facility within the area and
is not conflicting with the public interest.

• The location and development of the tourism facility is

consistent with the health, safety and wellbeing of people
residing or working in the neighborhood.

• There are adequate infrastructure services such as

utilities, access, parking required to support the proposed
tourism facility.

Incentives: Refer to Incentives section

8.4.3
CoK may at its discretion decide to provide incentive packages
to the developers for developments that support and
promote night life and vibrancy of these tourist areas.

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Figure 7-11: Tourism Promotion Overlay Plan

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7.10 Heritage Conservation and Promotion Overlay

General Description

The Master Plan respects the presence of heritage and cultural sites in the City and promotes
conservation of such sites of heritage values. Heritage Conservation and Promotion Overlay is
applicable to all identified places of heritage significance such as buildings, sculptures,
structures, landmarks, tombs, and historical sites of national or local significance.

In the areas which fall within the Urban Design Overlay and the Heritage Overlay, the Heritage
Conservation and Promotion Overlay shall supersede and any Urban Design. When drafting new
Urban Design or Land Subdivision Plans, the sites identified by the Heritage Overlay shell be
considered and integrated into the design giving due consideration to the preservation and
valorisation aspects.

Table 7.10: Heritage Conservation and Promotion Overlay

Regulation Remarks
These regulations shall apply to:
• All identified places of heritage significance such as buildings, sculptures, structures, landmarks, tombs, and
historical sites of national or local significance.
• The heritage zones marked in the plan to keep the development in that area appropriate to the significance,
character, and appearance of the heritage area.

Assessments
The places and structures of heritage value shall reflect the following values: The sites identified by
the Master Plan for
Aesthetic: reflected in design, style, construction, and age. Heritage Conservation
Historical: influenced by the historic event, phase, or activity. and Promotion Overlay
Social: where buildings and structures have become a focus for spiritual, political, or is not exhaustive. A
national cultural sentiment complete inventory and
Technological: the degree to which a building, structure or monument reflects the mapping of buildings
technology available at the time of construction. and places of heritage
value, based on
Planning permit/approval from CoK shall be required for the use, restoration, and comprehensive criteria,
development of heritage sites, including land subdivision, demolition, or removal of is recommended. It is
part of a building, external alteration of a building (including painting), displaying also recommended to
signboard etc. The assessment of the applications shall be based on the heritage prepare a Heritage
guidelines (prepared at the National level) and heritage management plan (to be Management Plan in
prepared by the CoK in coordination with relevant heritage conservation authorities) coordination with
relevant sectors.
In case of restoration and development of these sites of heritage value, CoK in
coordination and assessment with relevant stakeholders and in line with the heritage
guideline/management plan, may offer grants or loans or an incentive package to
motivate the property owners towards conservation.

Any development that takes place within and in immediate surrounding of the
heritage site shall happen in a manner that is appropriate to the significance,
character, and appearance of the heritage area.

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Figure 7-12: Heritage Conservation and Promotion Overlay Plan

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Figure 7-13: Heritage Conservation and Promotion Overlay Plan - A

Figure 7-14: Heritage Conservation and Promotion Overlay Plan - B

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7.11 Buffers Overlay

Buffers overlay are provided for various purposes to protect or control development in certain
parts of the City. In the City of Kigali, buffers overlay is provided along wetlands, waterbodies
such as rivers, lakes and streams, and along high-tension power lines and natural drainage.

Wetlands buffer have many functions, including erosion control, pollutant removal, diversity of
wildlife habitat, flood water storage, groundwater recharge, and increased aesthetic value.
Likewise, riparian buffers along water bodies (streams, rivers, and lakes) maintain the
hydrological and ecological connectivity between the water bodies and adjacent floodplains or
uplands. Buffers along natural drainage corridors ensure that no encroachment is present in
areas potentially subject to natural hazard or that existing settlements are subject to detailed
risk assessment before any further development is allowed. Therefore, the intent of the
wetlands, rivers, lakes buffers is for the protection from haphazard development, for preserving
the natural habitat and benefits of riparian ecosystems, and for disaster risk reduction of such
areas.

The buffer overlay for power lines are established to identify those areas of the City where no
habitable developments shall be allowed for protection from electrical and health hazard to the
communities.

Table 7.11: Buffers Overlay

Regulation Remarks
These regulations shall apply to:
• All identified buffers along wetlands

• All identified buffers along rivers, lakes, and streams.

• Maximum Right of Way

• All identified buffers along high tension power lines.

• All provisional buffers for natural drainage

Conditions

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Regulation Remarks

Wetland Buffers

• A buffer of 20m shall be maintained along wetlands in Kigali. Uses allowed in the
Kigali Wetland Buffer are detailed in the Kigali Urban Wetland Master Plan.
• Planning permit/approval from CoK, MoE, Minagri or any other relevant Authority
shall be required for the use, restoration, and development on buffer areas. The
CoK in coordination with relevant stakeholder agencies shall assess the
intent/importance of the development proposal for approval.
• Cok upon evaluation and in consultation with relevant stakeholders may allow
developments such as walking and biking trails for recreational use, agriculture,
and development of certain amenities that may be deemed required for eco-
tourism, provided it is demonstrated that any disturbance to the buffer will be
appropriately mitigated.
• Some other types of developments like bridges, roads, utilities etc. may be
exempted if it is demonstrated that there is no alternative placement and
disturbance to the buffer zone will be appropriately mitigated.
• CoK shall ensure the developments allowed on the buffer do not contribute to the
pollution of the wetlands and its surrounding.
• Any development that takes place within the buffer overlays and in immediate
surrounding shall happen in a manner that is appropriate to the environment and
vistas of the surrounding areas.
• CoK in coordination with relevant stakeholders may facilitate TDR or offer incentive
packages to motivate the property owners towards sustainable use, development,
and restoration.

Waterbody Buffers

• A buffer of 20m shall be maintained along rivers and lakes, and 10m along streams.

• The use and development of the buffer area shall require approval from CoK. The
CoK shall assess the application in coordination with relevant stakeholders.
• Cok upon evaluation and in collaboration with relevant stakeholders may allow
recreational uses such as, waterfront promenade with boating /kayaking facilities,
walking and biking trails and development of kiosks and amenities that may be
deemed required for the community and tourism promotion, provided it is
demonstrated that any disturbance to the buffer will be appropriately mitigated.
• Some other types of developments like bridges, roads, utilities etc. may be
exempted if it is demonstrated that there is no alternative placement and
disturbance to the buffer zone will be appropriately mitigated.
• CoK shall ensure protection of potential water supplies and existing aquifers and
encourage only those uses that can be appropriately and safely located in and
around waterbodies.
• No developments or uses allowed on the buffer shall contribute to the pollution of
the waterbodies and its surrounding.
• Any development that takes place within the buffer overlays and in immediate
surrounding shall happen in a manner that is appropriate to the environment and
vistas of the surrounding areas.
• CoK in coordination with relevant stakeholders may facilitate TDR or offer incentive
packages to motivate the property owners towards sustainable development and
conservation.

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Regulation Remarks
Maximum Right of Way
• A Maximum Right of Way is established along all collector, minor and major arterial
and High Capacity Urban Roads.
• The width of the Maximum Right of Way is set to ensure flexibility and optimal road
capacity and design wherever possible. Developments happening on greenfield
sites or redevelopment processes are recommended to follow the Maximum Right
of Way.
• It is the duty of the City of Kigali One Stop Centre and Infrastructure Department
to establish final Right of Way of each specific road section.

Power lines Buffers

• Power lines buffer of 25m for HV lines up to 110kV envisaged for study area and
12m for MV line up to 30kV shall be maintained for Kigali.
• No habitable structures shall be allowed to be developed on the areas covered by
this overlay.
• The buffer area maybe allowed for agriculture use (crop farming), for laying roads
and non-habitable structures.
• No tall trees shall be allowed on the buffer that may possibly intersect with the
power lines and cause hazard.
• Planning permit/approval from CoK shall be required for the use and development
on powerlines buffer. The CoK in coordination with relevant stakeholder agencies
shall assess the intent/importance of the development proposal for approval.
• In coordination and assessment with RURA, CoK may facilitate TDR or offer other
incentive packages for the land owners such as including them in the land pooling
schemes of nearby areas, where feasible.
• The powerline buffers shall be implemented in accordance with guidelines issued
by Rwanda Utilities Regulatory Authority (RURA) (current version: GUIDELINES
N°01/GL/EL-EWS/RURA/2015), with the demarcated right-of-way generally kept
clear of unauthorized structures that could interfere with a power line operation.

Natural Drainage Buffers

Buffers along natural drainage corridors is to ensure that no encroachment is present

in areas potentially subject to natural hazard, or that existing settlements are subject
to detailed risk assessment before any further development is allowed. The buffers
shall be assessed as per the following conditions:

• Provisional buffers of 7.5m, 10m and 20m are identified along main natural
drainage corridors. Whilst specific regulations should be provided as an outcome
of a detailed storm water management plan, such buffers are shown to highlight
potential risks caused by illegal encroachment and to notify land owners about
potential risk to which their property might be subject.
• All renovation or upgrading projects within such buffers should take into due
consideration their proximity to the drainage channel and the potential risk.
• Once a detailed storm water management plan is conducted, CoK may take site
specific actions to ensure the safety of the residents.

Landfill Buffers

• A buffer of 200 m is established from all landfills.

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Figure 7-154: Buffers Overlay Plan

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7.12 Natural Disaster Risk Overlay

There is currently no detailed information regarding Flood Hazard / High Risk areas in Kigali and
it is recommended to establish a clear mapping process to populate this database. CoK, in
partnership with relevant agencies shall undertake this exercise as part of a comprehensive
storm water management plan, which should map potential natural hazards such as floods,

The Natural Disaster Risk Overlay shall be established to protect the flood hazard areas including
those existing developments that fall within the hazard/high risk areas. The additional
requirements (above the base zoning requirements) are placed to ensure that development that
occurs within the area is compatible with the risk presented by the hazard.

Below regulations represent an indication of possible prescriptions to be followed once Hazard

/ High Risk Zone Overlay is established.

In case of overlaps between overlays (other than with Urban Design Overlay), Natural Disaster
Risk Overlay regulations shall supersede all other regulations. When there is an overlap with
Urban Design Overlay, the urban design regulations shall supersede.

Table 7.11: Natural Disaster Risk Overlay

Regulation Remarks

These regulations shall apply to:

• All areas covered by flood hazard/high risk zone overlays

Conditions
The following activities may be permitted, upon evaluation by the CoK, in
collaboration with relevant stakeholders:

• Recreational use with non-habitation structures (kiosks, toilets/changing

rooms, and any other required amenities).
• Agriculture.
• Open areas and play areas that are accessory to residential uses.
• Roads, parking, loading areas, and storage areas that are not subject to flood
damage.
• Utility networks and irrigation channels.

No encroachments shall be allowed on the natural drainage channels/floodways

unless it is demonstrated through hydrologic and hydraulic analyses, that the
proposed encroachment would not result in any increase in flood levels during base
flood discharge occurrence.

CoK in consultation with relevant stakeholders may decide and fix a buffer from the
natural drainage channel for any developmental activities.

CoK in collaboration with MINIFRA shall ensure there is adequate public awareness on
preparedness, prevention, and response through early warning systems.

CoK shall ensure proper studies and evaluations are carried out for the existing
developments under the overlay and places identified for relocation of the existing
poorly situated developments over a fixed period.

CoK shall ensure the following for any development within this overlay:

• development is compatible with the restrictions imposed on the property;

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Regulation Remarks
• community including properties and infrastructure are safe from floods,
landslides, mudslides and other hazards;
• All essential services that are located within the flood and high-risk zones
are designed to remain functional during and after flood events;
• hydraulic characteristics of land are preserved;
• All new construction or improvement/renovation are constructed with flood
damage resistant materials to minimize flood damage.

• Planning permit/approval from CoK shall be required for the use and development
on flood hazard and high-risk zone overlay areas. Cok upon evaluation and in
consultation with relevant stakeholders may allow developments that may be
deemed necessary, provided it is demonstrated that any disturbance will be
appropriately mitigated.
• CoK in coordination with relevant stakeholders may facilitate TDR or offer incentive
packages to motivate the property owners towards sustainable use and
development on floods and high-risk zones.

Figure 7-15: Natural Disaster Risk Overlay

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Article 8: Special Regulations

8.1 Transfer of Development Rights (TDR)

General Description:

TDR shall be encouraged to preserve the property value and the right of the landowner, by
transferring the right to build from a location (sending area), where development is not
permitted or constrained (being in environmental sensitive areas, risks zones, wetland buffer,
RoW, heritage sites etc.) to a location (receiving area) where development is encouraged. The
transfer may happen within the same parcel (towards the side where there are no risks involved)
or between entirely different location.

TDR provides an alternative for those landowners (in sending areas), who respect the
development constraints on their lands, to make decision on their property rights, by
transferring some or all off their development rights to receiving areas. On the other hand, TDR
provides an opportunity for landowners (of receiving areas), who purchased the development
rights from sending areas, to obtain a higher return on investment through development at an
increased density or height.

Table 8.1: Transfer of Development rights (TDR)

Regulation
Transfer of Development Rights (TDR) is a tool to help implement comprehensive urban development plan, and it can
apply in following situations:
• Conserve and protect environmentally sensitive areas, risks zones, wetland buffer, RoW etc.;
• Protect lands from natural hazards, such as floods, landslides etc.;
• Conserve and protect sites of heritage value, farmlands from development;
• Planned development of urban and rural lands

Criteria for assessment Remarks

TDR on same parcel: Criteria to be considered for the
In cases where parcels are partially affected by constraints (wetland buffer, success of TDR:
RoW, etc), TDR shall be encouraged to allow transfer of potential GFA
generated on the entire parcel to the remaining part of the parcel This policy will need strong political
(unconstrained portion). In case of sale, the rights and the potential support to gain good public support.
development shall be transferred with the property.
Strong leadership with knowledge on
Development of the unconstrained portion of the sending area shall comply TDR will be crucial for smooth
with the sending area’s zoning regulation. implementation. Local administrative
oversight is critical to track TDR rights.
TDR on different parcels/location :
In cases where parcels are fully affected by development constraints TDR bank is usually established to
(wetland buffer, RoW, etc), TDR shall be encouraged to allow the transfer of facilitate the TDR process
potential GFA generated on the parcel (of the sending area), to another
location (receiving area) where development is permitted. There should be strong public support
to implement TDR. Educating the
Sending and Receiving Areas: public/stakeholders on TDR will
• The sending and receiving areas, shall be designated, and provided by promote public participation.
CoK, with ad-hoc regulations.
There should be adequate demand and
• No rezoning of the sending area to a higher density shall be permitted capability of the receiving areas to
by CoK. accommodate additional
• Development of the remaining portion of the land in sending area development, and that there is
(where applicable) shall comply with the sending area’s zoning

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regulation and is limited to the remaining development rights that are minimum adverse impact on the
left after conversion to a TDR. existing site and surrounding.

Restriction deed:
• A restriction deed must be recorded, limiting the future development
potential of the sending area, permanently.

• CoK shall then issue the TDR Certificate, indicating the number of
transferred development rights and the page numbers of the recorded
restriction deed.

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8.2 Minimum green building requirements

General Description:

All developments in Kigali shall be guided by the Rwanda Green Building Minimum Compliance
Guidelines (GBMC).

Green building guidelines intends to increase resource efficiency, improve indoor environmental
quality, promote environmental protection, green innovation and use of sustainable and locally
manufactured buildings materials, while reducing building impacts on human health and the
environment.

Table 8.2:Minimum green building requirements

Guidelines
These guidelines are applicable to:
• Commercial buildings (excluding warehouses and retail shops)
• Public administrative and institutional buildings (excluding correctional services, police, fire department)
• Social, cultural & assembly buildings
• Health facilities
• Educational buildings (excluding living areas for students)
• Large Residential or Mixed-use developments with more than 10 residential Units

Although the guidelines are not mandatory for small scale residential developments (less than 10 residential units),
willing building owners and real estate developers are encouraged to adopt on a voluntary basis to meet sustainable
development targets. CoK’s at its discretion, may provide certain incentives as per the guidance provided by the
incentives section 8.4 under special regulations.

Minimum Green Requirements Remarks

Any new development or existing developments undergoing major renovations Recommendation on type of
works shall follow the minimum green requirements from GBMC, as stipulated vegetation coverage may be
hereunder: obtained from the Ministry of
Environment-Department of
Site Management and Neighbourhood Planning: Forestry;
• Building footprint/coverage, landscape coverage and paved surfaces shall
be designed to achieve ratios that will enable increased permeability for Refer Rwanda Green Building
infiltration of surface/rain water. Minimum Compliance (GBMC)
guidelines for details.
• Semi-permeable materials for paved surfaces such as surface parking is
compulsory.
• Landscape area shall include curtain trees and preferably native plant
species (Identified by Ministry of Environment) to increase absorption of
runoff water, curtail soil erosion, contribute to regulation of temperature,
provide shading, and promote biodiversity.
• Large scale and medium-high density developments shall preserve existing
recreational areas and provide for new ones. Road side green shall not be
considered in the computation.
• Proposed Design shall integrate trees with new development and preserve
existing trees on site.
• Soil erosion control measures shall be undertaken before and during
construction.

Zoning Categories:
• Mixed use, mixed income, medium density development is encouraged and
provided for in all zones.

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Guidelines
• All zones provide higher FAR to encourage densification, upgrading and
redevelopment.

Building Placement and Orientation:

• Minimum setbacks must be established to allow for natural ventilation and
natural lighting;
• Building orientation should be maximised along the East-West axis. Major
facades should face North or South to minimise direct exposure to solar
radiation.

Universal Accessibility of Buildings and Public Spaces

• Public buildings and public spaces shall ensure accessibility to all including
but not limited to physically disabled, visually impaired, hearing impaired
and elderly people. Appropriate design solutions shall be applied and shown
in the Construction Permit Application.
• large residential developments (more than 10 units) shall provide a
minimum of 10% of units with Universal Accessibility.

Storm water drainage and retention during and after construction.

Construction Materials:
• Local materials for construction should be given priority.

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8.3 Rural Development in Agricultural Land

General Description:

The agriculture land, the most valuable natural resource, and the engine of economy of Rwanda
has been under tremendous pressure for development due to rapid urbanization and population
growth. Sustainable rural development is essential for economic, social, and environmental
viability and for coordinating rural development initiatives that contribute to sustainable
livelihoods. This regulation intends to limit growth and sprawl on its limited agricultural
resources through promotion of Integrated and compact development, for long term
sustainability of the City’s valuable natural, urban, and rural environment. Integrated
development shall help create vibrant environment which can support a range of uses, social
services and facilities at cheaper costs for bulk services such as water, sewerage and promote
walkable neighbourhoods.

Table 8.3:Rural Development in Agricultural Land

Regulation
This regulation is applicable to:
a) all rural developments happening in R1B zones
b) all informal developments in A – Agriculture Zone

Integrated Development Remarks

Integrated and compact development of rural areas shall be encouraged to limit Refer Land Assembly Overlay
sprawl and encroachment on valuable agricultural land. section 7.3 for land pooling
process
Housing development shall include integrated services and economic
opportunities, for resource efficiency and promotion of vibrant work-live-play
environment.

The CoK shall promote such Integrated developments in areas that are in
proximity to existing communities, for resource efficiency in placing
infrastructure and services, and to specially serve as economic anchors to the
new developing areas.

Land pooling/consolidation approach shall be encouraged for increase in

agricultural productivity, and inclusive and equitable development. The
perimeter of the land to be consolidated should be identified to allow maximum
30 minutes walking distance from the Integrated Development to the working
place.

All development shall be planned, designed, and implemented in a participatory

and bottom up approach, where all land owners engage, understand, and agree
to consolidate and contribute land and labour in the development of an
economically vibrant and robust community.

The CoK may at its discretion pilot integrated development through land
readjustment/ land pooling in 1 or 2 new or upgrading settlements in R1B zones.

Areas Currently Zoned as R1B may be expanded due to increase in numbers of

population moving from Rural Agricultural Areas. New R1B zones may be
identified by CoK-OSC during land consolidation processes.

It shall be the duty of CoK – OSC to:

• Identify the new admissible perimeter of R1B area
• Ensure densities and typologies are respected
• Ensure provision of infrastructure and facilities as needed.

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8.4 Incentives
Incentives to Developers

Developers can be provided with several incentives to encourage alignment with the City’s
strategic priorities for its development and to create vibrant and inclusive urban centres. At the
discretion of the CoK, these incentives could be applied to any development in the city. CoK shall
assess and specify incentive types/packages (refer section 8.4.2, 8.4.3 and 8.4.4 below), where
the developer demonstrates or provides one or more of the following:

• 15% affordable housing as a part of inclusionary zoning

• Public spaces/communal facilities, including facilities/amenities required in tourism
promotion overlay areas.
• Shared Parking

CoK may at its discretion, permit certain additional GFA (after proper assessment), where the
developer demonstrates or provides:
• Sustainable building design technology and sustainable construction methods as per
GMBC 9

Inclusionary Zoning

General Description:

Inclusionary Zoning provides flexibility in zoning to make it possible for the creation of affordable
housing for low and moderate-income communities. Inclusionary Zoning requires the real estate
developers to set aside a portion of the total housing units, for low and moderate-income
groups. The IZ program intends to fulfil two major goals:

i) to increase the supply of affordable housing;

ii) to promote social inclusion and integration.
In return, incentives shall be provided to developers, such as density bonuses that allow the
developer to build more units than the standard zoning would allow, or fast track construction
permit that allows developers to start building earlier than without an incentive.

The IZ programs, shall be either voluntary or mandatory, mainly dependent on the discretion of
the City and may be triggered by sizes and types of market-rate developments.

Table 8.4:Inclusionary Zoning

Regulation
This regulation shall apply to:

All new residential mixed-use developments and redeveloped buildings converted to residential as a part of
multifamily developments in R3, R4, C1, C3 zones.
On-Site Development Incentives for
Conditions
Alternatives Developers

9
Rwanda Green Building Minimum Compliance Guidelines

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The following on-Site CoK shall make a detailed

• Developers shall ensure that 15 percent of all new development alternatives may be assessment of the type of
housing units (exclusive of ground floor /non- provided to the developers for incentive or a
residential floor area) are affordable. project with more than 10 units: combination of different
• In lieu fee per unit – this can types of incentives, that
• Developers shall ensure that 10 percent of all new be utilized for production of may be appropriate to
units built are barrier free with universal access. affordable housing motivate developers, for
• land donation, where feasible. provision of affordable
• The housing units created through inclusionary • off-site development i.e. in housing and universal
zoning shall be available either for homeownership another location accessibility in their
and rental, and any re-sale or rent shall only be • conversion of market rate to development projects.
allowed after 10 years of occupation, at, or below, affordable
prices (established for affordable housing in Rwanda) CoK, at its discretion and
which will preserve the units as affordable housing based on the assessment,
for persons or families as described in present may provide following
regulations and/or defined by CoK types of incentives.
• The CoK shall set the sales price of inclusionary Either one or collective
homeownership and rental units prior to making incentives shall be
them available to the eligible buyers. The tenants provided to the
shall be selected in a fair and equitable manner to developers, depending
avoid any discrimination. on the feasibility.

• Developers shall submit an Inclusionary Housing Plan • Bonus FAR – CoK to

(indicating number, type, location and expected specify, based on the
rental or sale price of inclusionary units etc.), and any marketability of the
other supporting documents, that may be deemed extra density.
required, for review and approval by the CoK.
• Development
standard flexibility –
• Where a project requires providing less than 10 units
of affordable housing, it shall be mandatory for the CoK to specify, such as
developer to provide these units on-site, i.e. at the parking requirement
same project location. reduction etc.
• Fee waivers – CoK to
• All inclusionary requirements may be waived at the
specify, such as on
CoK’s discretion, if the applicant proves that the
construction permit
inclusionary requirements will render the project
infeasible. etc.
• Tax abutments – CoK
to specify, on
affordable housing
units.
• monetary assistance-
CoK to specify such as
reduction on lease
rate etc.

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Provision of Public Spaces, Community Amenities, Art, and Cultural Spaces

Public spaces, amenities, art, and cultural spaces owned and maintained by private owners but
dedicated to public use, tourism, and enjoyment shall be encouraged, in exchange for bonus
floor area or waivers on fees, reduction on parking requirements or similar incentives to be
established by City of Kigali.

Privately owned public spaces can offer a variety of amenities in different shapes and sizes,
outdoor and indoor.

Table 8.5:Provision of Public Spaces, Community Amenities, Art, and Cultural Spaces
Regulation
This regulation applies to:

a) Existing public spaces, community amenities, art, and cultural spaces on private development sites.
b) Proposed public spaces, community amenities, art, and cultural spaces etc. on private land at neighbourhood
level and in areas covered by tourism overlay.
c) Facilities eligible for incentives are, but not limited to, the following: multi-purpose halls, public art, playgrounds,
sport fields, neighbourhood parks, linear parks (green corridor), publicly accessible arcades, spaces dedicated for
libraries, museums, theatres, art centres, public clinics, kindergarten, public square and plazas, covered
walkways, urban furniture for public spaces (seating areas), monuments, pocket parks, pedestrian promenades,
renovation of heritage and historical sites.

Conditions Incentives for Developers

The CoK shall stimulate /motivate the private sector to preserve Incentives shall be provided to those developers,
or create opportunities that benefit the public, through several who opts to preserve or create such spaces within
incentives programs, subject to CoK follow up policies. their development projects. This will encourage
and ensure that community receives and continues
The Local Urban Development Plan or Urban Design shall be to preserve or enhance desirable public
prepared defining the preservation of existing or creation of facilities/spaces.
public facilities/spaces, with input from all stakeholders
(including property owners, and developers), to identify what Incentives can come in many forms – Bonus
facilities should be preserved and provided through incentives. FAR/GFA, reduced parking requirements, tax
They may include public open space, library, community hall, abatement, infrastructure, employee training,
cultural or historic preservation etc. reduced business license fees.

No new public space/facility/amenity, shall be located within These programs can be used collectively to ensure
400m walking distance of an existing publicly accessible open best incentive package is offered for greater
area, park, facility etc. unless deemed required in the tourism effectiveness and to achieve the public purpose.
promotion overlay areas.

All public spaces and amenities shall be accessible to the public,

at all times, except where the CoK has authorized night-time
closing.

As a part of the incentives program, CoK shall provide and check

design and development standards to ensure quality of the
amenities and spaces provided.

In the areas where land pooling is feasible, open spaces and

spaces for community amenities shall be created through
participatory land readjustment. An agreed percentage of total
land is contributed by the land owners for open spaces and public
facilities/ infrastructure.

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Provision of shared parking facilities in congested areas

For a City like Kigali, with its topography and constraints on adequate developable land, shared
parking shall be encouraged to optimally use the parking spaces in cities by allowing
complementary land uses to share spaces, rather than creating parking spaces for each of the
uses. Private parking owners of apartments, restaurants, commercial/retail, offices,
universities, hospitals, etc. shall be encouraged to rent out their parking space during the times
they don’t use their parking space, to help reduce parking requirements, bringing positive
impact on economic, social, and environmental aspects.

Shared parking promotes efficient use of the existing spaces and reduces burden on the
developers/land owners to develop more parking, it also allows for increased density near
transit and promote compact development, inhibiting urban sprawl.

Table 8.6:Provision of shared parking facilities in congested areas

Regulation
This regulation applies to:

Mixed use developments;

Other areas with complementary land uses, appropriate for shared parking;
Congested areas within the City, where shared parking is feasible.

Condition Incentives for Developers

The CoK shall encourage provision of shared parking amongst Incentives can come in many forms – Bonus
complementary uses, within mixed use development and where FAR/GFA, reduced parking requirements, tax
there is a scarcity of vacant land in a congested area. abatement, infrastructure, employee training,
reduced business license fees etc., subject to
The parking spaces in such areas may be privately constructed and CoK’s follow up policies.
operated but shall be publicly accessible for long-term transport
planning purposes. These programs can be used collectively to
ensure best incentive package is offered for
The CoK shall help the private sector identify how and where the greater effectiveness and to achieve the public
spaces can be shared. A local urban development plan or an urban purpose.
design for the area shall define and identify, with input from all
stakeholders (including property owners, and developers), where
shared parking facilities should be provided by incentives. The plan
shall ensure benefit to the whole community rather than just one
development.

The CoK shall ensure that the implementation plan clearly indicates
and define the facilities and include a review process to ensure that
the facilities meet design and development standards.

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8.5 Large Scale Developments

The regulation facilitates large-scale developments spanning several Zones by creating greater
flexibility for the purpose of producing better site planning. Its objective is to enable better
arrangement of open spaces and utilization of natural features. This discretionary regulation is
applicable for all developments of more than 1 ha in size to enable better site plans.

Table 8.7: Special regulations for large scale developments

Regulations Remarks

Criteria for • Size of Development Regulations for

Assessment o Developments above 1 ha in size require undergoing a special large
planning review from the Special Project Review Panel of City of developments
Kigali One Stop Centre. to be set by the
• Project Information: CoK.
o Time schedule for carrying out development, financial plan,
common parking areas provision plan, and maintenance plan for
common open spaces and parking will be required.
o A subdivision plan, if applicable to the development should be
provided and shall comply with all applicable regulations.
• Environment:
o Environmental Impact Assessment (EIA) for the proposal shall be
required for evaluation
• Traffic & Parking:
o Traffic Impact Assessment (TIA) for the proposal shall be evaluated.
o Allowance for multiple accesses into development as per the TIA
o Private internal roads to confirm to required standards set by the
fire regulations.
o Development with multiple uses having mixed use, or commercial
need to suggest adequate parking facilities
• Infrastructure:
o Compliance to infrastructure connectivity with surrounding areas.
o Drainage study or drainage plan to show impact of proposed
development to the surrounding with the additional outflow.
o Compliance of infrastructure requirements such as sewerage
treatment plants, electric substation, drainage etc.
• Facilities:
o Provision of public facilities in compliance with the public facilities
overlay regulations as set by the City of Kigali One Stop Centre.
o Provision of open space for public accessibility in compliance with
the public facilities overlay and special regulations on provision of
incentives for public spaces as set by the City of Kigali One Stop
Centre.
• Urban Design
o Provide strategy plan to explain harmonious blending of
development with surrounding location.
o Urban Form strategy of the development

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8.6 Plots Affected by Different Zoning Regulations

This regulation is applicable when a plot is located between two or more zoning boundaries with
different uses.

Table 8.8: Zoning lots divided by zoning boundaries

Regulations Remarks

Criteria for • Where a parcel occupies two or more zoning

Assessment boundaries, the zoning regulation of the zone in
which more than 50% of the parcel is located, shall
be applicable.

• In case one the portion of the plot is occupied by P1,

P3-A, P3-B, P3-C, P3-D, W zones, the owner can
transfer the development potential of that portion of
the plot on the remaining portion. Refer to Transfer
of Development Right Section 8.1

• In case of land pooling/land consolidation project, a

plot with more than 50% of its area within the project
boundary, shall be included in the project.

Figure 8-1: Plots Divided by Different Zoning Boundary

Source: Surbana Jurong

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8.7 Non-Conforming and Irregular Shaped Plots

To allow potential development for non-conforming and irregular shaped parcels of land
through marginal allowable deficiencies in plot width and zoning relaxation. Parcels that cannot
be regularized through amalgamation (buy or sell between adjacent land owners) or in which
development is not possible even when following regulations of another zone, shall be
considered for the assessment.

Table 8.9: Non-conforming and irregular shaped plots

Regulations Remarks

Criteria for For Marginal deficiency than zoning requirements and Subject to Cok One Stop
Assessment parcels affected by acquisition for infrastructure (Refer Centre, on a case to case
Error! Reference source not found.): basis
o For parcels not conforming to zoning size a variation
can be considered if the proposal is an infill
development in existing plots. The reduced variation
should be 10% of the minimum lot size.
o Variation is applicable for parcels affected by
surrendering land for City road and infrastructure
projects. The reduced variation should be 10% of the
minimum lot size.
• For irregular-shaped housing lots for detached houses
(Refer 8.4):
o The subject plot with the deficient plot width should
have an average plot width of at least 8m; to ensure
a meaningful building layout. Irregular plots not
meeting the minimum allowable plot size can be
amalgamated to meet the required minimum
standards to allow development.

o The subject plot with the deficient plot width must

comply fully with the minimum lot size of the
respective zone, and all other development control
guidelines e.g. road buffer, etc;
o the odd-shaped configuration allowance is only
applicable for an existing lot configuration and not
for lots created by subdividing regular or less regular-
shaped plots
• For irregular-shaped housing lots for detached houses in
corner lots with long frontage
(Refer Error! Reference source not found.):
o The standard front setback will apply for a width of
8m, which is to be measured from the common
boundary line with the adjoining neighbouring lot.
Beyond the 8m width, a reduced front setback of 2m
is allowed.
• Property Access for housing lots located away from access
roads, or having inadequate access for vehicle use
o Property access is not guaranteed for developments
which doesn’t have access via any of the types of
roads. Hence, development permit can be denied.
o City of Kigali, One Stop Centre can help to coordinate
between the concerned neighbouring lots through
land pooling or guided land development (where
land pooling is not feasible, but each owner shall
contribute certain width of land from their property
boundary for creating access)
o A property with inadequate proper access shall not
be subdivided.

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o Maximum distance of the property without

adequate vehicular access should be 30m from the
City road or as per the National Fire Code
Regulations.

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BEFORE AFTER

Road widening line Land affected by road widening

Figure 8-2: Parcels Affected by Acquisition for Infrastructure:

The reduced variation for lot size should be 10% of the minimum lot size of the applicable zoning.

Source: Surbana Jurong

SITE PLAN
Figure 8-3: Irregular Corner Lots to have flexibility in setback

Source: Surbana Jurong

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 ZONING REGULATIONS

Figure 8-4: Irregular plots should have an average plot width of 8m

Source: Surbana Jurong

Figure 8-5: Irregular plots and lots not meeting the minimum allowable plot size can be amalgamated to meet the
required minimum standards to allow development

Source: Surbana Jurong

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Article 9: Urban Design Control Plan

9.8 Introduction
The Zoning Plan and Regulations for the City of Kigali are presented in the earlier articles. Further
to this, there is a need to establish a physical character of certain key areas of the City. Such
plans seek to ensure the sense of place in the CBD, Kimironko and Gahanga, reinforcing their
role as key activity node and enhancing their architectural character.

9.9 Purpose
The main purpose of the urban design regulations for the key areas is to achieve the desired
urban design characters of CBD, Kimironko and Gahanga Urban Design Areas, the different
characters of the key areas and to achieve the desired ambience at the ground level.

The urban design requirements are to be observed in addition to the requirements specified in
these Zoning regulations. If there is conflict between the two, the UD Control Plans shall prevail.

9.10 Urban Design Regulations

Urban Design Regulations are appended to Urban Design Report for CBD, Gahanga and
Kimironko areas and shall be considered integral part of these Zoning Regulations.

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Appendix

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APPENDIX I: INDUSTRIAL LISTING

The following list has been compiled using the Customized International Standard
Industrial Classification of all Economic Activities (ISIC Rev.4), NISR - The Rwanda
Classification Manual, 2012 edition.

Modifications to the listing and to the categorization of the industry type can be made
in agreement between City of Kigali and Rwanda Ministry of Trade and Commerce.

I1 - LIGHT INDUSTRIES

CLEAN INDUSTRIES

• Clean industries are non-pollutive light industries that are generally compatible to
food industries. The food industries to be sited adjacent to clean industries shall not
give rise to any emissions that may affect the activities of the clean industries.
Similarly, the food industries to be sited adjacent to the light industries shall not give
rise to any emissions that may affect the activities of the light industries.
• No Buffer Required

LIST OF CLEAN INDUSTRIES

1. Information technology service activities- Computer programming activities; Information
technology consultancy activities and computer facilities management activities
2. Specialized design activities; Photographic activities
3. Manufacture of knitted and crocheted apparel
4. Retail trade, except of motor vehicles and motorcycles
5. Repair of computers and peripheral equipment; Repair of communication equipment; Repair
of furniture and home furnishings
6. Publishing of books, periodicals, and other publishing activities; Motion picture, video and
television program production, sound recording and music publishing activities.
7. Repair of consumer electronics
8. Repair of household appliances and home and garden equipment
9. Manufacture and repair of watches and clocks (not involving spray-painting, electroplating,
or galvanizing operations).
10. Warehousing and storage.
11. Manufacture of paper products without printing activities.
12. Repair of footwear and leather goods
13. Repair of furniture and home furnishings
14. Washing and (dry-) cleaning of textile and fur products
15. Manufacture of measuring, testing, navigating and control equipment t (not involving the
use of chemicals, inclusive of gaseous chemicals).
16. Medical and dental practicing.
Source: Compiled from Customized International Standard Industrial Classification of all Economic
Activities (ISIC Rev.4), NISR - The Rwanda Classification Manual, 2012 edition

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LIGHT INDUSTRIES:

• Light industries are generally compatible to food industries.

• There shall be a buffer distance of at least 50m between a light industrial building
and the nearest residential building.
• Factory shall not generate large quantities of trade effluent or solid waste.

LIST OF LIGHT INDUSTRIES

1. Packaging activities.
2. Research & Development involving small quantities of chemicals.
3. Wholesale and retail trade and repair of motor vehicles and motorcycles
4. Manufacture of made-up textile goods (except wearing apparel) without dyeing, bleaching
and/or other finishing operations.
5. Knitting mills without dyeing, bleaching and/or other finishing operations.
6. Manufacture of knitted and crocheted fabrics
7. Manufacture of carpets and rugs without dyeing, bleaching and/or other finishing products.
8. Manufacture of wearing apparel, except fur apparel
9. Manufacture of footwear
10. Manufacture of luggage, handbags and the like, saddlery and harness
11. Manufacture of articles of fur
12. Manufacture of knitted and crocheted apparel
13. Manufacture of games and toys
14. Printing and service activities related to printing
15. Printing and reproduction of recorded media
16. Manufacture of plastic products, not elsewhere classified.
17. Manufacture of containers and boxes of paperboard.
18. Manufacture of paper products also involving printing activities without pulping works or
bleaching operations.
Source: Compiled from Customized International Standard Industrial Classification of all Economic
Activities (ISIC Rev.4), NISR - The Rwanda Classification Manual, 2012 edition

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I2 - GENERAL INDUSTRIES

GENERAL INDUSTRIES:

• There shall be a buffer distance of at least 100m between a general industrial building
and the nearest residential building.
• Factory shall install, operate and maintain pollution control equipment to minimize
air, water and noise pollution arising from its operations as specified by the national
environmental authority.

LIST OF GENERAL INDUSTRIES

Food Industries
1. Manufacture of food products
2. Blending of flavours.
3. Others that are compatible to food industries provided they are separated by light
industries.
4. Manufacture of jewellery, bijouterie, and related articles
5. Machining; treatment and coating of metals
6. Manufacture of electrical apparatus and supplies, not elsewhere classified.
7. Manufacture of professional, scientific, measuring and controlling equipment, not elsewhere
classified.
8. Manufacture of musical instruments.
9. Manufacture of sporting and athletic goods
10. Manufacture of cutlery, hand tools and general hardware.
11. Manufacture of medical and dental instruments and supplies
12. Manufacture of soap and detergents, cleaning and polishing preparations, perfumes and
toilet preparations
13. Others that are not compatible to food industries and can be considered only if they are
located100m away
14. Manufacture of made-up textile goods, with dyeing, bleaching and/or other finishing
operations.
15. Spinning, weaving and finishing of textiles
16. Manufacture of textiles, not elsewhere classified.
17. Weaving of textiles
18. Manufacture of carpets and rugs with dyeing, bleaching and/or other finishing operations.
19. Tanning and dressing of leather; dressing and dyeing of fur
20. Manufacture of furniture, except those made primarily of metal
21. Manufacture of builders’ carpentry and joinery
22. Manufacture of wooden containers.
23. Manufacture of wood and of products of wood and cork, except furniture; manufacture of
articles of straw and plaiting materials.
24. Manufacture of other products of wood; manufacture of articles of cork, straw and plaiting
materials
25. Manufacture of cordage, rope, twine and netting.
26. Forging, pressing, stamping and roll-forming of metal; powder metallurgy.
27. Manufacture of other fabricated metal products; metalworking service activities
28. Manufacture of other fabricated metal products n.e.c.
29. . Manufacture of batteries and accumulators
30. Cutting, shaping and finishing of stone
31. Manufacturing industries, otherwise classified as clean or light industries, with spray-
painting operations.

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32. Maintenance and repair of motor vehicles

33. Repair of transport equipment, except motor vehicles
34. Installation of industrial machinery and equipment
35. Filling/bottling of inert industrial gases such as nitrogen, helium, and argon.
36. Storage of chemicals, detergents, oils, solvents, pesticides, and related products.
37. Storage of rubber products and other odorous products.
38. Manufacturing industries, not elsewhere classified.
Source: Compiled from Customized International Standard Industrial Classification of all Economic
Activities (ISIC Rev.4), NISR - The Rwanda Classification Manual, 2012 edition

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SPECIAL INDUSTRIES:

• There shall be a buffer distance of at least 500m between the boundaries of a factory
and the nearest residential building.
• Special industries, which can potentially cause serious pollution such as oil refineries,
petrochemical and chemical plants, toxic industrial wastes treatment facilities, etc.,
shall be sited at least 1 km from the nearest residential building.
• Factory shall install, operate and maintain pollution control equipment to minimize
air, water and noise pollution arising from its operations as specified by the national
environmental authority.

LIST OF SPECIAL INDUSTRIES

Food industries (obnoxious)
1. Processing and preserving meat, fish, crustaceans and molluscs.
2. Manufacture of dairy products.
3. Canning and preserving of fruits and vegetables.
4. Canning, preserving and processing of fish, crustaceans and similar food.
5. Manufacture of vegetable and animal oils and fats.
6. Manufacture of grain mill products, starches and starch products.
7. Manufacture of sugar, cocoa, chocolate and sugar confectionery.
8. Manufacture of macaroni, noodles, couscous and similar farinaceous products
9. Manufacture of prepared animal feed.
10. Manufacture of prepared meals and dishes
11. Manufacture of other food products n.e.c.
12. Manufacture of wines and beverages.
13. Manufacture of soft drinks; production of mineral waters and other bottled waters
14. Manufacture of malt liquors and malt
15. Distilling, rectifying and blending of spirits; ethyl alcohol production from fermented
materials
16. Manufacture of pharmaceuticals, medicinal chemical and botanical products
17. Others that are non-compatible to food industries and can be allowed if they are located
100m away

18. Manufacture of paints, varnishes and similar coatings, printing ink and mastics
19. Other manufacturing industries involving the use of large quantities of organic solvents.
20. Manufacture of electronic components; Manufacture of computers and peripheral
equipment; Manufacture of communication equipment; Manufacture of consumer
electronics;
21. Manufacture of electric motors, generators, transformers and electricity distribution and
control apparatus.
22. Manufacture of fiber optic cables; Manufacture of wiring devices
23. Manufacture of other electronic and electric wires and cables
24. Manufacture of optical instruments and equipment.
25. Manufacture of magnetic and optical media
26. Manufacture of watches and clocks involving electroplating or galvanizing operations.
27. Manufacture of sporting and athletic goods involving woodworking or electroplating
operations.
28. Manufacture of irradiation, electromedical and electrotherapeutic equipment
29. Other manufacturing industries with electroplating or galvanizing operations.
30. Manufacture of furniture and fixtures that are primarily made of metal.
31. Manufacture of basic iron and steel.

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32. Manufacture of structural metal products.

33. Manufacture of tanks, reservoirs and containers of metal
34. Manufacture of steam generators, except central heating hot water boilers
35. Manufacture of basic precious and other nonferrous metals.
36. Casting of iron and steel; Casting of non-ferrous metals
37. Machining; treatment and coating of metals
38. Manufacture of fabricated metal products, except machinery and equipment, not
elsewhere classified.
39. Manufacture of engines and turbines, except aircraft, vehicle and cycle engines
40. Manufacture of gas; distribution of gaseous fuels through mains
41. Tanning and dressing of leather; manufacture of luggage, handbags, saddlery and harness;
dressing and dyeing of fur
42. Spinning, weaving and finishing of textiles.
43. Preparation and spinning of textile fibres
44. Manufacture of pulp, paper and paperboard; Manufacture of corrugated paper and
paperboard and of containers of paper and paperboard; Manufacture of other articles of
paper and paperboard
45. Sawmilling and planning of wood
46. Manufacture of veneer sheets; manufacture of plywood, laminboard, particle board and
other panels and board
47. Manufacture of basic chemicals, fertilizer and nitrogen compounds, plastics and synthetic
rubber in primary forms
48. Manufacture of pesticides and other agrochemical products
49. Manufacture of soap and detergents, cleaning and polishing preparations, perfumes and
toilet preparations
50. Manufacture of refined petroleum products.
51. Manufacture of plastics products and man-made fibres.
52. Manufacture of coke oven products
53. Manufacture of other chemical products n.e.c. .
54. Manufacture of rubber tires and tubes; rethreading and rebuilding of rubber tires
55. Manufacture of rubber products, not elsewhere classified.
56. Manufacture of glass and glass products.
57. Manufacture of clay building materials.
58. Manufacture of other porcelain and ceramic products
59. Manufacture of cement, lime and plaster.
60. Manufacture of articles of concrete, cement and plaster
61. Manufacture of non-metallic mineral products n.e.c.
62. Manufacture of weapons and ammunition.
63. Manufacture of railway locomotives and rolling
64. stock
65. Manufacture of motor vehicles, motorcycles and bicycles.
66. Manufacture of air and spacecraft and related machinery
67. Manufacture of military fighting vehicles
68. Manufacture of transport equipment n.e.c.
69. Manufacture of transport equipment, not elsewhere classified.
70. Manufacture of bodies (coachwork) for motor vehicles; manufacture of trailers and semi-
trailers
71. Manufacture of parts and accessories for motor vehicles and their engines
72. Manufacture of special-purpose and general-purpose machinery

Source: Compiled from Customized International Standard Industrial Classification of all Economic
Activities (ISIC Rev.4), NISR - The Rwanda Classification Manual, 2012 edition

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APPENDIX II: USEFUL REFERENCES

1. NYC Planning
https://www1.nyc.gov/site/planning/zoning/about-zoning.page
2. UN HABITAT.Participatory and Inclusive Land Readjustment (PiLAR)
3. Owen Connellan. Land Assembly for Development – The Role of Land Pooling, Land Re-
adjustment and Land Consolidation
https://www.fig.net/resources/proceedings/fig_proceedings/fig_2002/Ts9-
1/TS9_1_connellan.pdf
4. World Bank.Inclusionary Zoning- Inclusionary Zoning practices in New York City
https://urban-regeneration.worldbank.org/node/46
5. Johanna Hoffman and Karl Kullmann. Incremental Development
https://worldlandscapearchitect.com/incremental-development-johanna-hoffman-and-
karl-kullmann/#.XN1pn44zY2w
6. Greene, Margarita; Rojas, Eduardo. Incremental Construction: A Strategy to Facilitate Access
to Housing,April 2008
https://publications.iadb.org/en/publication/incremental-construction-strategy-facilitate-
access-housing
7. IGC. Incremental housing, and other design principles for low-cost housing, September 2016
8. Victoria Transport Policy Institute, Parking Management - Strategies, Evaluation and
Planning, September 2016
http://www.vtpi.org/park_man.pdf
9. ITDP. Shared parking
https://www.itdp.org/wp-content/uploads/2014/12/Shared-Parking_ITDP.pdf
10. Planning Implementation Tools Transfer of Development Rights (TDR)
https://www.uwsp.edu/cnr-
ap/clue/Documents/PlanImplementation/Transfer_of_Development_Rights.pdf
11. Transfer of Development Rights for Balanced Development
https://www.lincolninst.edu/publications/articles/transfer-development-rights-balanced-
development

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APPENDIX III: ZONING MATRIX

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INDUSTRIAL

Light Industry General Industry Mining

LAND
USES

Mention name of mineral deposit

Dry cleaning / laundry service
Business Park & Science Park

Furniture Manufacturing

Automotive repair shops

Brick Manufacturing
ZONES

Industrial Bakeries
Agro Processing

Manufacturing
Dairy Industry
light industry

Warehouse

Car wash
Logistics

Brewery
Apparel

Cement
RESIDENTIAL
R1 Low density residential zone N N N N N N N N N N N N N N N N N
R1A Low density residential densification N N N N N N N N N N N N N N N N N
R1B Rural residential zone N N N N N N N N N N N N N N N N N
R2 Medium density residential improvement zone N N N N N N N N N N N N N N N N N
R3 Medium density residential expansion zone N N N N N N N N N N N N N N N N N
R4 High density residential zone N N N N N N N N N N N N N N N N N
COMMERCIAL
C1 Mixed Use Commercial Zone N N N N N N N N C C C N N N N N N
C3 City Commercial Zone N N N N N N N N C C C N N N N N N
ADMINISTRATION
PA Public Administrative and Services Zone N N N N N N N N N N N N N N N N N
PUBLIC FACILITIES
PF1 Public Facilities Zone-Education and Research N N N N N N N N N N N N N N N N N
PF2 Public Facilities Zone -Health N N N N N N N N N N N N N N N N N
PF3 Public Facilities Zone -Religious N N N N N N N N N N N N N N N N N
PF4 Public Facilities Zone-Cultural/Memorial N N N N N N N N N N N N N N N N N
INDUSTRIAL
I1 Light Industrial Zone Y Y Y Y Y Y Y Y Y Y Y C C C C N N
I2 General Industrial Zone C C C C C C C C C C C Y Y Y Y N N
I3 Mining and Quarrying Industrial Zone N N N N N N N N N N N C C C C Y Y
NATURE AND OPEN SPACES
P1 Parks and Open Spaces Zone N N N N N N N N N N N N N N N N N
P2 Sports and Eco-Tourism Zone N N N N N N N N N N N N N N N N N
P3-A National Parks Zone N N N N N N N N N N N N N N N N N
P3-B Forest Zone N N N N N N N N N N N N N N N N N
P3-C Steep Slopes Zone N N N N N N N N N N N N N N N N N
P3-D Natural Conservation Zone N N N N N N N N N N N N N N N N N
AGRICULTURE
A Agriculture N N N N N N N N N N N N N N N N N
WETLAND
W Wetland N N N N N N N N N N N N N N N N N
W1 Buffer Zone N N N N N N N N N N N N N N N N N
W2 Rehabilitation Zone N N N N N N N N N N N N N N N N N
W3 Sustainable Exploitation Zone N N N N N N N N N N N N N N N N N
W4 Conservation Zone N N N N N N N N N N N N N N N N N
W5 Recreational Zone N N N N N N N N N N N N N N N N N
WATERBODY
WB Water body N N N N N N N N N N N N N N N N N
TRANSPORT
T Transport N N N N N N N N C N N N N N N N N
UTILITY
U Utility N N N N N N N N N N N N N N N N N

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