5.12.7.   RIO NUEVO AREA (RNA) ZONING DESIGN STANDARDS
   A.   Applicability
      1.   This Section 5.12.7 applies to the types listed in Section 5.12.4 and this Section.
      2.   The provisions of this Section 5.12.7 are mandatory for proposed of properties in the RNA under existing underlying zoning.
   B.   Permitted Uses and
      1.   Except as specifically amended or expanded in this Section 5.12.7, the regulations and standards of the underlying zoning apply in the RNA, including the permitted land uses and .
      2.   New drive-in or drive-through facilities are not permitted, except for businesses located to the freeway, or as approved through the review process.
   C.    Design
       within the RNA is required to comply with the following design .
      1.   The proposed shall respect the scale of those located in the and serve as an orderly transition to a different scale pursuant to Section 5.12.8.B, Development Transition Standards. with a vastly different scale than those on properties should have a transition in scale to reduce and mitigate potential impacts. In areas undergoing change, long range plans should be consulted for guidance as to appropriate heights;
      2.   All new construction must be consistent with the prevailing setback existing within its except that the PDSD Director may approve a different setback than the prevailing setback upon a written finding during the review process that a different setback is warranted by site conditions or applicable design goals consistent with Section 5.12.1, Purpose, and the proposed setback will not be incompatible with properties, as defined in Section 11.4.2.A;
      3.   All new construction shall provide scale defining architectural elements or details at the first two floor levels, such as windows, spandrels, awnings, porticos, cornices, pilasters, columns, and balconies;
      4.   Every commercial frontage shall provide windows, window displays, or visible activity within and to the at the ground floor level, with a minimum of 50 percent of the frontage providing such features;
      5.   A single plane of a façade at the level may not be longer than 50 feet without architectural relief or articulation by features such as windows, trellises, and arcades;
      6.    façade design shall include pedestrian-scaled, down-shielded, and glare controlled exterior and window lighting;
      7.   The front doors of all commercial and government shall be visible from the and visually highlighted by graphics, lighting, marquees, or canopies;
      8.   Modifications to the exterior of shall complement the overall historic context of the Downtown and respect the architectural integrity of the historic façade;
      9.    shall be designed to shield and public from reflected heat and glare;
      10.   Safe and adequate vehicular parking areas designed to minimize conflicts with pedestrians and shall be provided;
      11.   Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade or vegetation, where permitted by the ;
      12.   Colors may conform to the overall color palette and context of the Downtown area or may be used expressively to create visual interest, variety, and . The rationale for an expressive or idiosyncratic use of color shall be described in the site plan submittal;
      13.   New shall use materials, patterns, and elements that relate to the traditional context of the Downtown area;
      14.   Twenty-four-hour, -level activity is encouraged by providing a mixture of retail, office, and residential uses within each ; and,
      15.   Primary public entries shall be directly accessed from a sidewalk along a rather than from a parking lot. Public access to commercial and governmental shall be provided at sidewalk grade. The primary floor of, and access to, residential may be elevated. Secondary access may be provided from off-street parking areas.
   D.   Site Design
      1.   Vehicular Circulation
         a.   All to shall have pedestrian circulation paths between the and the , with a minimum width of six feet.
         b.   The locations of all points of vehicular ingress and egress shall be perpendicular to the intersecting . Points of ingress and egress points shall be designed to minimize vehicular/pedestrian and vehicular/ conflicts. Adequate storage for vehicular queuing at parking facilities shall be contained on site. Right turn are strongly discouraged. Points of ingress and egress shall be minimized wherever possible. Additional temporary ingress and egress locations may be permitted for when occasional high peak period traffic flows (i.e., parking facilities for event venues) are anticipated.
      2.   Parking
         a.   General Parking are listed in Section 7.4. Some properties in the RNA may also be located in the , which allows a reduction in the number of parking spaces as provided in Section 7.4.5.B.
         b.   Screening of Parking All new parking shall be designed so that vehicles are not visible from the level, through incorporation of pedestrian arcades, occupied space, or display space.
         c.   Employee Parking Employee parking for all uses should be provided at remote locations in order to maximize the availability of space for .
      3.   Plazas and Open Space
         The fundamental objective of the design in this Section 5.12.7.D.3 is to encourage public and private investments to enhance the character and function of Downtown's pedestrian environment.
         a.   Plazas and Pedestrian Nodes
            Five percent of the gross floor area of new construction shall be provided in public plazas or courtyards. Open space plazas, courtyards, and patios are landscaped outdoor areas designed to accommodate multiple uses, from large gatherings of the people for performing arts to smaller gatherings. The plazas and courtyards will be one of the ways that spaces and uses can be linked. The requirement of this section may be waived or reduced by the PDSD Director upon a written finding during the review process that the enhances the downtown pedestrian environment even with a smaller percent or elimination of the requirement.
         b.   Viewshed Corridors
            Views of all and all natural elements surrounding the Downtown should be considered during design. Plazas, courtyards, and open spaces shall be sited to include views to other public spaces, where feasible.
         c.   Linkages (Physical and Visual)
            Neighborhood linkages shall be maintained throughout Downtown.
      4.   Streetscape
         a.   Streetscapes must be consistent with the Streetscape Design Policy. In streetscape design, priority is given to pedestrians.
         b.   Shade
            Shade shall be provided for at least 50 percent of all sidewalks and pedestrian pathways as measured at 2:00 p.m. on June 21 when the sun is 82° above the horizon (based on 32°N Latitude). Shade may be provided by arcades, canopies, or shade , provided they and their location and design characteristics are compatible with the prevailing and design context of the and the architectural integrity of the . Deciduous trees, as proposed in the Downtown Comprehensive Street Tree Plan, are encouraged to supplement existing evergreen trees. The use of plantings and shade in the are permitted to meet this standard with the approval of the Department of Transportation. The shade provided by a may serve to meet this standard.
   E.   Demolition of in the RNA
      In the RNA, demolition of the following types of is reviewed in accordance with Section 5.8.10, Demolition of Historic Properties, Landmarks, and Structures:
      1.    that are listed in the National Register of Historic Places or the Arizona Register of Historic Places.
      2.    that are eligible for listing in the National or State registers.
      3.    designated as .
   F.   RNA Review
      1.   Pre-Application Conference
         A pre-application conference with the PDSD staff is required to determine whether the application meets the design and requirements of the RNA.
      2.   Submittal and Staff Review
         Upon submittal, the PDSD staff reviews the application for compliance with the RNA and makes recommendations to the PDSD Director whether to approve or reject the application.
      3.   Review by the Design Review Board (DRB)
         The Design Review Board (DRB) reviews all applications for compliance with the RNA in conjunction with the underlying zoning, and makes findings and recommendations to the PDSD Director. Applications are scheduled with the DRB at the first available meeting.
      4.   Tucson-Pima County Historical Commission (TPCHPC) Review
         The TPCHC Plans Review Subcommittee reviews applications that propose exterior changes to on or eligible for inclusion on the National or Arizona Register of Historic Places. The TPCHC Plans Review Subcommittee makes findings and recommendations to the PDSD Director.
      5.   Decision
         The PDSD Director makes the decision whether to approve or deny the application after receiving recommendations from staff, DRB, and, when applicable, the TPCHC Plans Review Subcommittee.
      6.   Notice of Decision
         Notice of the decision must be provided to the applicant within three (3) days of the date of the decision and the appropriate HPZ Advisory Board, if applicable, and the plans review subcommittee.
      7.   Appeals
         If an application is denied, the applicant may appeal the decision to the Board of Adjustment in accordance with Section 3.10.2. Appeals must be submitted to the PDSD within five days of the notice of decision.
(Am. Ord. 11246, 2/18/2015)