Iyi nyandiko yasohotse muri Nzeri 2026, yitwa “Land Use Master Plans’ Zoning Regulations -Edition 2”, ikubiyemo amabwiriza ku miturire, ubucuruzi, inganda, ibikorwa rusange, amashyamba, ubuhinzi n’ubworozi, ibishanga, amazi, ubwikorezi n’ibikorwaremezo.

Igena kandi ubuso bw’ibibanza, igice cy’ubutaka inyubako zemerewe gufata, ubucucike bw’amacumbi, amagorofa, aho guhagarika ibinyabiziga n’intera inyubako zigomba gusiga hagati yazo n’imbibi z’ibibanza cyangwa ahantu hagomba kurindwa.

Mu ngingo zihariye zirimo, inyandiko iteganya ko impushya zo kubaka inzu z’amagorofa zo mu bwoko bwa ‘villa’ cyangwa “mansions”, zitagomba gutangwa mbere y’uko hashyirwaho amabwiriza yihariye azigenga. 

Iyi nyandiko ivugurura kandi igahuza amabwiriza yari mu cyiciro cya mbere, igamije guhuza ishyirwa mu bikorwa ry’igishushanyo mbonera cy’Umujyi wa Kigali n’ibishushanyo mbonera by’uturere. Yateguwe binyuze mu isuzuma rya tekiniki n’ibiganiro byahuje NLA, minisiteri zifite ibidukikije n’ibikorwaremezo mu nshingano, Ikigo cy’u Rwanda gishinzwe Iterambere ry’Imiturire, Umujyi wa Kigali, uturere n’abandi bafatanyabikorwa.

Amabwiriza ashingira ku cyiciro ubutaka bwashyizwemo ku ikarita y’igishushanyombonera. Icyo cyiciro ni cyo kigaragaza icyo ikibanza gishobora gukorerwaho, ubucucike bw’inyubako, uburebure bwazo n’uko zigomba gushyirwa mu kibanza.

Igikorwa cyemewe ni igihuye n’intego z’icyiciro ubutaka burimo, ariko kigakomeza kubahiriza andi mabwiriza akireba. Igikorwa cyemerwa hubahirijwe ibisabwa gikeneye isuzuma n’uruhushya rw’Umujyi wa Kigali cyangwa ishami ry’akarere ritanga serivisi z’imyubakire, rizwi nka One Stop Centre.

Iryo suzuma rireba niba igikorwa kitazabangamira abaturanyi bitewe n’urusaku, urujya n’uruza rw’ibinyabiziga, umutekano cyangwa izindi ngaruka. Ibikorwa bibujijwe ni ibidahuye n’icyo ubutaka bwagenewe, nk’inganda zikomeye mu duce tw’imiturire.

Inyandiko ishyira imbere imiturire ihuza abantu b’amikoro atandukanye, kwegeranya amacumbi n’akazi, ubucuruzi na serivisi, korohereza abanyamaguru n’abanyamagare no guteza imbere gutwara abantu mu buryo rusange.

Iteganya kandi ko abantu bashobora kubaka mu byiciro, bakurikije ubushobozi bwabo, ariko inyubako zikaba ziteguwe ku buryo uko zigenda zongerwaho zigera ku bucucike bwifuzwa muri ako gace. Abaturage, barimo abafite ubumuga n’abari mu byiciro by’abatishoboye, bagomba kugira uruhare mu igenamigambi, ishyirwa mu bikorwa n’ikurikirana.

Imiturire yashyizwe mu byiciro bitandatu

Ubutaka bwagenewe imiturire bugabanyijemo ibyiciro byiswe R1, R1A, R1B, R2, R3 na R4. Buri cyiciro gifite intego n’ibipimo byacyo.

R1 igenewe ahanini inzu zo guturamo mu duce dusanzwe dutuwe ku bucucike ariko hagaturwa ku buso buto. R1A igamije kongera amacumbi mu duce nk’utwo, naho R1B ikagenga imiturire yo mu cyaro.

R2 igenewe kuvugurura ahatuwe hatateguwe neza, R3 ikagenga kwagura imiturire mu nkengero z’imijyi no ku butaka butubatswe. R4 igenewe imiturire ifite ubucucike bwinshi, irimo inyubako z’amacumbi menshi.

Mu byiciro bya R1, R1A, R2, R3 na R4, biteganyijwe ko nibura 20% by’ubuso bugenewe gutunganywa no guterwaho ibimera, 2% bigenewe ubusitani burimo imbuto n’imboga.

Mu duce duhuza imiturire n’ibindi bikorwa, ubucucike muri R1 ni amacumbi 7–10 kuri hegitari; R1A ni 15–20; R1B ni 30–50. Muri R2 na R3 ni “40 kuzamura, naho muri R4 hakaba 70 kuzamura.

Muri R1 na R1A, inzu zishobora kugira igorofa ryo hasi, amagorofa abiri n’igice cy’amacumbi cyo hejuru,(G+2+Penthouse). Muri R1B na ho hashobora kubakwa inyubako “G+2+P”. Andi magorofa asumba aho ashobora gusuzumwa hashingiwe ku miterere y’ubutaka cyangwa amabwiriza y’inyongera yemejwe, ariko hakitabwa ku buzima bwite bw’abaturanyi no kutabangamira ibyo babona.

Muri R2 na R3, amagorofa yanditswe nta mubare w’amagorofa ntarengwa ariko hubahirizwa ibindi bipimo bigenga inyubako. R4 na yo nta magorofa ntarengwa ifite, ariko inyubako zigomba kugira nibura igorofa ryo hasi n’irindi rimwe, ari byo “G+1”.

Muri R1, R1A na R1B, inzu y’umuryango umwe iremewe, kimwe n’ubundi buryo bw’amacumbi bwateganyijwe muri buri cyiciro. Muri R2, R3 na R4, kubaka inzu y’umuryango umwe biri mu bikorwa bibujijwe; hashyirwa imbere inzu zakira imiryango myinshi.

Ibigo by’ubuvuzi n’uburezi biri mu bikorwa byemewe muri ibyo byiciro by’imiturire. Restaurants, amacumbi y’abashyitsi, ibigo by’idini, iby’umuco n’iby’imikino, ubucuruzi bumwe n’imishinga mito bishobora kwemerwa hubahirijwe ibisabwa.

Inganda n’ibikorwaremezo binini bibujijwe muri ibyo byiciro. Ibibanza bisanzwe birengeje ubuso ntarengwa muri R1, R1A na R2 bishobora gukomeza imikoreshereze yabyo, ariko hakubahirizwa gahunda yo kongera ubucucike.

Inzu zo mu rwego rwo hejuru zizakenera amabwiriza yihariye

NLA isobanura ko inzu yo mu rwego rwo hejuru ari inini y’umuryango umwe, yubatswe ku buryo bwihariye, ifite ibikoresho n’imitunganyirize byo ku rwego rwo hejuru, ubusitani, umutekano n’ibindi.

Ikibanza cyayo giteganyijwe kuba hagati ya 2000 m² na 3000 m². Nibura 40% by’ubuso bwacyo bigomba kugenerwa ahateye ibimera n’ubusitani.

Ibisabwa birimo imyubakire ijyanye n’ikirere n’aho inzu iherereye, ibikoresho byiza by’ubwubatsi hitabwa ku bikorerwa mu Rwanda, aho guparika imodoka, inzira z’ibinyabiziga n’abanyamaguru, n’uburyo bwo gukoresha neza ingufu.

Igomba kandi kugira uburyo bwo gucunga amazi yakoreshejwe, amazi y’imvura n’imyanda, ikoranabuhanga ry’umutekano, ububiko bw’amazi n’ingufu zisimbura izisanzwe igihe bikenewe.

Byongeye, igomba kugira nibura 70% by’ibikorwa byo mu rwego rwo hejuru biyireba muri uru rutonde: pisine, icyumba cya siporo, spa cyangwa sauna, icyumba cyo kureberamo filime, isomero cyangwa ibiro, icyumba cy’imikino, igikoni cyangwa aho kurira hanze, ahantu ho kwidagadurira hanze, ikibuga cy’imikino, icyumba cy’ubugeni cyangwa umuziki, ububiko bwihariye burimo n’ubwa divayi, amacumbi y’abashyitsi, imbuga y’imbere cyangwa ibindi bitatse ubusitani, aho abana bakinira, ahaterwa cyangwa hareberwa ibyiza hejuru y’inzu n’uburyo bwihariye bwo korohereza abafite ubumuga, harimo ascenseur aho ikenewe.

Ubucuruzi bushobora guhuzwa n’amacumbi

Ubucuruzi bugabanyijemo C1A yo mu mijyi, C1B yo mu cyaro no mu dusantere, C3 y’ubucuruzi bwo ku rwego rw’umujyi na C4 y’ubucuruzi bukorera agace kanini.

Muri C1A, ibikorwa byemewe birimo amaduka, restaurants, imyidagaduro, ibiro, aho abantu basangira ibiro, hotels n’amacumbi, ubucuruzi buranguza, ububiko bw’ibicuruzwa na sitasiyo za lisansi.

Guhuza ubucuruzi n’amacumbi biremewe, ariko amacumbi ntashobora kurenga 40% by’ubuso bw’amagorofa yose y’inyubako. Muri C1B, amacumbi ntashobora kurenga 40% by’ubuso bw’ikibanza bwatunganyijwe.

Muri C3 na C4 hemewe inzu z’ubucuruzi, ibiro, hotels, amacumbi, ahagenewe imyidagaduro, aherekanirwa ibihangano, ibigo by’amashuri n’aho abantu basangira ibiro. Ubucuruzi buranguza n’ububiko bw’ibicuruzwa byemewe muri C3, naho muri C4 bikaba bisaba kubanza gusuzumwa.

Ibikorwa rusange, aho imodoka z’amashanyarazi zishyirirwamo umuriro, sitasiyo za lisansi, aho abagenzi bahindurira ibinyabiziga bajya mu bindi, amagaraje n’aho guparika imodoka bishobora kwemerwa hakurikijwe icyiciro n’ibisabwa.

Inganda zigomba gusiga intera nini hagati yazo n’ahatuye abantu

Ubutaka bwagenewe kubakwaho inganda burimo I1 igenewe inganda nto n’ibikorwa bidahumanya cyane, I2 igenewe inganda rusange n’izihariye, na I3 igenewe ubucukuzi bw’amabuye y’agaciro na kariyeri.

Muri I1 hemewe inganda nto, ahakorera ibikorwa by’ubucuruzi n’udushya mu nganda, ububiko n’ikwirakwizwa ry’ibicuruzwa, ibikorwa bimwe by’imyidagaduro, showrooms zijyanye n’inganda cyangwa ibinyabiziga, ikusanyirizo n’itandukanyirizo ry’ibikoresho bisubirwamo bitarimo ibiteje akaga, sitasiyo za lisansi n’aho imodoka z’amashanyarazi zishyirirwamo umuriro.

Inganda zifite igipimo cyo guhumanya kirenze 20% ntizemewe muri I1.

Inganda zidatera ihumana, urusaku cyangwa impumuro zibangamira abaturanyi ntizisabwa intera yihariye. Izindi nganda nto zisabwa nibura metero 50 hagati yazo n’amacumbi; ubutaka bwo muri iyo ntera bugenewe ubuhinzi cyangwa amashyamba.

Mu bikorwa bisaba isuzuma muri I1 harimo aho imodoka nini zihagarara, ibikorwa bimwe bya gariyamoshi zitwara imizigo, gukora ibikoresho bya beto cyangwa amabuye, gusya imyaka, gutunganya amazi yakoreshejwe, amacumbi y’abakozi, ubucuruzi n’ibikorwaremezo binini. Imikoreshereze isanzwe y’amacumbi n’ibikorwa rusange biri mu bibujijwe.

Muri I2 hemewe ibikorwa bya I1, inganda za sima, beto na kaburimbo, izenga cyangwa zitunganya inzoga, izishongesha ibyuma, izikora impapuro, izitunganya ibyuma by’ubwubatsi n’ububiko bw’ibikomoka kuri peteroli burengeje metero kibe 3500 ku kibanza kimwe.

Inganda rusange zisabwa nibura metero 500 uvuye ku macumbi. Inganda zihariye na zo zisabwa nibura metero 500, ariko izishobora gutera ihumana rikomeye, nk’izitunganya peteroli, imiti n’imyanda y’inganda iteje akaga, zigomba kuba nibura ku kirometero kimwe uvuye ku macumbi.

Inganda zigomba kugira ibikoresho bikumira cyangwa bigabanya ihumana ry’umwuka, amazi n’urusaku.

Ibikorwaremezo nk’amashuri n’amavuriro …

Ibikorwaremezo bifasha abaturage biri mu byiciro PF1 ni uburezi n’ubushakashatsi, PF2 ni iby’ubuzima, PF3 by’idini, PF4 by’umuco, umurage n’inzibutso, PF5 by’imikino n’imyidagaduro, na PF6 by’amarimbi n’aho imirambo itwikirwa.

Ku burezi, ubuso ntarengwa bwateganyijwe ni hegitari eshatu kuri kaminuza, ebyiri ku mashuri y’imyuga n’ubumenyingiro, 1,5 ku mashuri yisumbuye cyangwa abanza, na 0,5 ku mashuri y’incuke cyangwa ibigo mbonezamikurire.

Ku buzima, ubuso ntarengwa ni hegitari enye ku bitaro by’icyitegererezo, eshatu ku bitaro by’intara, ebyiri ku bitaro by’akarere, imwe ku kigo nderabuzima na 0,06 ku ivuriro rito.

Ibigo by’uburezi n’ubuzima bisabwa nibura 20% by’ahateye ibimera. Inyubako zabyo zigomba kugira nibura “G+1”, uretse ibigo mbonezamikurire n’amavuriro mato.

Ibikorwa by’idini bifite hegitari 0,5 ntarengwa, nibura 40% by’ubutaka bigaterwaho ibimera. Amacumbi y’abakozi b’idini, ay’abashyitsi, ubucuruzi buto, uburezi, ibyumba by’inama n’imyidagaduro bishobora kwemerwa hubahirijwe ibisabwa.

Ku muco, umurage n’inzibutso, hemewe ibigo ndangamuco, ingoro ndangamurage, ahagenewe umurage n’inzibutso, amacumbi, ubucuruzi buto, ibyumba by’ibirori n’ibindi bikorwa byunganira izo serivisi bisaba isuzuma.

Amarimbi afite ibisabwa byihariye

Muri PF6 hemewe amarimbi, aho imirambo itwikirwa n’ibikorwa byunganira izo serivisi. Inyandiko ibuza gushyiraho inyubako zizaramba, ibikorwa by’inganda, ubucuruzi n’inyubako zo guturamo.

Ibuza kandi kubaka ibice bya beto no gushyiraho amakaro, haba munsi cyangwa hejuru y’ubutaka. Amacumbi y’abashinzwe kuhitaho, ubwiherero n’aho gusengera ku hantu hatwikirwa imibiri bishobora gusuzumwa.

Iyo irimbi ryegereye igishanga, hakenrwa isuzumangaruka ku bidukikije n’intera iri hagati ya metero 200 na 300. Muri iyo ntera hemewe ahantu hatubatse n’ibikorwa by’ubukerarugendo bushingiye ku bidukikije.

Irimbi riteganyirizwa hegitari 10 ku baturage 200.000–250.000. Ahantu hatwikirwa imirambo hamwe hateganyirizwa abaturage 150.000 kuri hegitari ebyiri, kandi hashobora guhuzwa n’irimbi.

Ubuso bushobora guhinduka hashingiwe ku mubare w’abazahakoresha, imiterere y’ubutaka, umutekano, ubwikorezi n’ingaruka ku baturanyi.

Serivisi zigenewe abaturage zigomba kubegerezwa

Inyandiko iteganya ko ibikorwaremezo bikenerwa n’abaturage mu gace k’imiturire aho bishoboka byashyirwa mu ntera umuntu agendamo n’amaguru itarenze metero 400.

Mu bipimo by’igenamigambi, ishuri ribanza rimwe riteganyirizwa agace gatuyemo abaturage 15.000–20.000. Ishuri rizubakwa ku buso bwa hegitari imwe. Ishuri ryisumbuye rimwe rigateganyirizwa kujya mu gace gatuwe n’abantu 20.000–25.000, rikajya ku buso bwa hegitari 1,5. Ishuri rihuza abanza n’ayisumbuye riteganyirizwa hegitari 2,8, naho irihuza ibyiciro byose rikandikirwa hegitari icyenda.

Ikigo cy’amashuri makuru kimwe giteganyirizwa nibura kujya mu gace gatuwemo abantu 500.000, kikubakwa ku buso bwa hegitari eshatu. 

Ikigo nderabuzima kimwe giteganyirizwa kujya mu gace gatuwe n’abantu 15.000–20.000, kikubakwa ku buso bwa hegitari 0,2. 

Inzu y’inama y’abaturage igenerwa hegitari 0,5; isomero ryo ku rwego rw’agace kanini rimwe rigateganyirizwa abaturage 500.000.