5.12.7. RIO NUEVO AREA (RNA) ZONING DESIGN STANDARDS

   A.   Applicability

      1.   This Section 5.12.7 applies to the developments types listed in Section 5.12.4 and this Section.

      2.   The provisions of this Section 5.12.7 are mandatory for proposed development of properties in the RNA under existing underlying zoning.

   B.   Permitted Uses and Building Heights

      1.   Except as specifically amended or expanded in this Section 5.12.7, the development regulations and standards of the underlying zoning apply in the RNA, including the permitted land uses and building heights .

      2.   New drive-in or drive-through facilities are not permitted, except for businesses located adjacent to the freeway, or as approved through the development review process.

   C.   Building Design Standards

      Development within the RNA is required to comply with the following building design standards .

      1.   The proposed buildings shall respect the scale of those buildings located in the development zone and serve as an orderly transition to a different scale pursuant to Section 5.12.8.B, Development Transition Standards. Building heights with a vastly different scale than those on adjacent 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 development zone 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 development design goals consistent with Section 5.12.1, Purpose, and the proposed setback will not be incompatible with adjacent 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 building frontage shall provide a greater floor-to-floor height (14' recommended) than the floors above. It shall have windows, window displays, or visible activity within and adjacent to the building at the ground floor level, with a minimum of 50 percent of the building  frontage providing such features; commercial and/or retail uses are recommended where economically viable.

      5.   A single plane of a façade at the street level may not be longer than 50 feet without architectural relief or articulation by features such as windows, trellises, and arcades;

      6.   Building façade design shall include pedestrian-scaled, down-shielded, and glare controlled exterior building and window lighting;

      7.   The front doors of all commercial and government buildings shall be visible from the street and visually highlighted by graphics, lighting, marquees, or canopies;

      8.   Modifications to the exterior of historic buildings shall complement the overall historic context of the Downtown and respect the architectural integrity of the historic façade;

      9.   Buildings shall be designed to shield adjacent  buildings and public rights-of-way from reflected heat and glare;

      10.   Safe and adequate vehicular parking areas designed to minimize conflicts with pedestrians and bicycles shall be provided;

      11.   Adequate shade shall be provided for sidewalks and pedestrian pathways, using shade structure or vegetation, where permitted by the City ;

      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 street  rhythms . The rationale for an expressive or idiosyncratic use of color shall be described in the site plan submittal;

      13.   New buildings shall use materials, patterns, and elements that relate to the traditional context of the Downtown area;

      14.   Twenty-four-hour, street -level activity is encouraged by providing a mixture of retail, office, and residential uses within each building ; and,

      15.   Primary public entries shall be directly accessed from a sidewalk along a street rather than from a parking lot. Public access to commercial and governmental buildings shall be provided at sidewalk grade. The primary floor of, and access to, residential structures may be elevated. Secondary access may be provided from off-street parking areas.

   D.   Site Design Standards

      1.   Vehicular Circulation

         a.   All parking area access lanes (PAALs)  adjacent to buildings shall have pedestrian circulation paths between the PAAL and the building , with a minimum width of six feet.

         b.   The locations of all points of vehicular ingress and egress shall be perpendicular to the intersecting street . Points of ingress and egress points shall be designed to minimize vehicular/pedestrian and vehicular/bicycle conflicts. Adequate storage for vehicular queuing at parking facilities shall be contained on site. Right turn bays are strongly discouraged. Points of ingress and egress shall be minimized wherever possible. Additional temporary ingress and egress locations may be permitted for parking structures when occasional high peak period traffic flows (i.e., parking facilities for event venues) are anticipated.

      2.   Parking

         a.   General Parking standards are listed in Section 7.4. Some properties in the RNA may also be located in the Downtown Parking District , 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 adjoining  street 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 development .

      3.   Plazas and Open Space

         The fundamental objective of the design standards 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 development enhances the downtown pedestrian environment even with a smaller percent or elimination of the requirement.

         b.   Viewshed Corridors

            Views of all historic properties 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 12:00 p.m. on June 21 when the sun is 80° above the horizon (based on 32°N Latitude). Shade may be provided by arcades, canopies, or shade structures , provided they and their location and design characteristics are compatible with the prevailing and design context of the street and the architectural integrity of the building . Deciduous trees, as proposed in the Downtown Comprehensive Street Tree Plan, are encouraged to supplement existing evergreen trees. The use of plantings and shade structures in the City  right-of-way are permitted to meet this standard with the approval of the Department of Transportation. The shade provided by a building may serve to meet this standard.

   E.   Demolition of Historic Structures in the RNA

      In the RNA, demolition of the following types of structures is reviewed in accordance with Section 5.8.10, Demolition of Historic Properties, Landmarks, and Structures:

      1.   Structures that are listed in the National Register of Historic Places or the Arizona Register of Historic Places.

      2.   Structures that are eligible for listing in the National or State registers.

      3.   Structures designated as City  Historic Landmarks .

   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 standards and requirements of the RNA.

      2.   Submittal and Staff Review

         Upon submittal, the PDSD staff reviews the application for compliance with the RNA standards 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 standards 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 buildings 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 ; Am. Ord. 11977, 12/20/2022 )