TEHACHAPI GENERAL PLAN UPDATE
A SMALL, MOUNTAIN TOWN IN NATURE
‘Maintain Tehachapi’s high quality of life and its
  unique character as a Small Mountain Town”
             Source: 1999 ...
Tract   6714   77 lots
                       Tract   6062   80 lots
                       Tract   6497   60 lots
       ...
COMMUNITY CONCERN
Sphere of
                                Influence
                                 City Limits




THE CURRENT SYSTEM: U...
WHAT DIRECTION?
IDENTIFYING THE COMMUNITY VISION

Interim Community Design Program
THE PLANNING AREA:   23 SQ MI / 15,000 ACRES
NEIGHBORHOOD AS BASIC BUILDING BLOCK
EXISTING COMMUNITY STRUCTURE
APPLYING THE OPERATING SYSTEM TO TEHACHAPI
COMMUNITY-GENERATED VISION
RESULT: DESIGN-BASED VISION
Do wnto wn : Areas 1A and 1B
Tuc ke r Ro ad : Area 2
Ce ntral Ne ig hbo rho o ds : Areas 3A
               and 3B
S o uthe rn Ne ig hbo rho o ds : Areas 4A
                 and 4B
Fre e way Co rrido r:   Area 5A
Capital Hills : Area 5B
S urro unding Uninc o rpo rate d Lands : Areas U1-
                       U5
ESTABLISHING THE COMMUNITY VISION:

        VISION AS STRATEGY
• PRINCIPLES

                                    Place

                                    Infrastructure/Environment

 ...
VISION AS STRATEGY: INITIATIVES BY PLANNING AREA
10,700
                                      to
                                    8,300




Crafting the Vision: Intensi...
Buildout [a]: 11,416 dwellings and 30,490 people


                                                    %              %
  ...
Economic and Fiscal Factors
           • Valley population of 30,000
           • Leverage regional location for jobs
    ...
APPLYING THE COMMUNITY VISION

     REGULATORY SYSTEM
A PHYSICALLY – BASED GENERAL PLAN




VIS ION AND         CONS ERVATION   COMMUNITY       VIS ION AS
S TRATEGY            ...
TOD




TND




CLD
COMMUNITY STRUCTURE / SECTOR PLAN: Targeting Growth
SECTOR AND COMMUNITY-TYPE ALLOCATION
This is not a
phasing plan but
instead a way to
help inform the
deployment of
Tehachapi’s
limited resources



           ...
REGULATING PLAN
APPLYING THE COMMUNITY VISION

ALLOCATING TYPES TO GENERATE DESIRED RESULTS
Common topics
                             but varying
                             characteristics
                      ...
OPEN SPACE TYPES


THOROUGHFARE TYPES




  BUILDING TYPES




  FRONTAGE TYPES
TAILORED TRANSECT ZONES AND CHARACTERISTICS
APPLYING THE COMMUNITY VISION

 THE GENERAL PLAN DOCUMENT
Use-based

                                 Great detail about EIR info

                                  Low detail abou...
Physically-based

                      EIR type info in appendices

                      All about Vision

             ...
DOCUMENT ORGANIZATION AND STRUCTURE
VISION CONVEYED TO READER
VISION CONVEYED TO READER
•    Frame wo rk o f Co mpo ne nts

          The com  ponents needed to express the com unity’
                          ...
POLICIES, ANTICIPATED RESULTS AND ACTIONS
ENVIRONMENTAL PERFORMANCE FRAMEWORK
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
4 Tehachapi General Plan Update-Tony Perez
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4 Tehachapi General Plan Update-Tony Perez

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Comprehensive New Urbanism for Comprehensive Plans - Perez - CNU17

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4 Tehachapi General Plan Update-Tony Perez

  1. 1. TEHACHAPI GENERAL PLAN UPDATE
  2. 2. A SMALL, MOUNTAIN TOWN IN NATURE
  3. 3. ‘Maintain Tehachapi’s high quality of life and its unique character as a Small Mountain Town” Source: 1999 Tehachapi General Plan
  4. 4. Tract 6714 77 lots Tract 6062 80 lots Tract 6497 60 lots Tract 4927 12 lots Tract 6554 95 lots Tract 6216 314 lots Total vacant legal lots 638 DEVELOPMENT INTEREST
  5. 5. COMMUNITY CONCERN
  6. 6. Sphere of Influence City Limits THE CURRENT SYSTEM: USE-BASED GENERAL PLAN & ZONING
  7. 7. WHAT DIRECTION?
  8. 8. IDENTIFYING THE COMMUNITY VISION Interim Community Design Program
  9. 9. THE PLANNING AREA: 23 SQ MI / 15,000 ACRES
  10. 10. NEIGHBORHOOD AS BASIC BUILDING BLOCK
  11. 11. EXISTING COMMUNITY STRUCTURE
  12. 12. APPLYING THE OPERATING SYSTEM TO TEHACHAPI
  13. 13. COMMUNITY-GENERATED VISION
  14. 14. RESULT: DESIGN-BASED VISION
  15. 15. Do wnto wn : Areas 1A and 1B
  16. 16. Tuc ke r Ro ad : Area 2
  17. 17. Ce ntral Ne ig hbo rho o ds : Areas 3A and 3B
  18. 18. S o uthe rn Ne ig hbo rho o ds : Areas 4A and 4B
  19. 19. Fre e way Co rrido r: Area 5A
  20. 20. Capital Hills : Area 5B
  21. 21. S urro unding Uninc o rpo rate d Lands : Areas U1- U5
  22. 22. ESTABLISHING THE COMMUNITY VISION: VISION AS STRATEGY
  23. 23. • PRINCIPLES Place Infrastructure/Environment Civic Health / Culture • DIRECTION Intent and Role by Area VISION AS STRATEGY: COMPOSITE OF 6 PLANNING AREAS
  24. 24. VISION AS STRATEGY: INITIATIVES BY PLANNING AREA
  25. 25. 10,700 to 8,300 Crafting the Vision: Intensity Evaluation
  26. 26. Buildout [a]: 11,416 dwellings and 30,490 people % % 2.0 1.5 % 5% 2.5 3. 5% 4. New Dwellings Added: 8,300 [a] to 10,760 New Persons Added: 22,161 [a] to 28,730 2009 2037 2045 2060 2072 2095 Existing: 4.5% 3.5% 2.5% 2.0% 1.5% 3,116 dwellings 8,328 persons Crafting the Vision: Growth-Rate
  27. 27. Economic and Fiscal Factors • Valley population of 30,000 • Leverage regional location for jobs • Regional retail / services for Town and Valley • ‘Expand’ Downtown Utility Investment Factors • Initial Cost • 30-year Maintenance Cost • Operating/ Energy Cost • Proximity to Existing Infrastructure • Elevation/ Distance Crafting the Vision
  28. 28. APPLYING THE COMMUNITY VISION REGULATORY SYSTEM
  29. 29. A PHYSICALLY – BASED GENERAL PLAN VIS ION AND CONS ERVATION COMMUNITY VIS ION AS S TRATEGY AND GROWTH PRIORITIES CLEAR DIRECTION VIS ION AS QUANTITY A USE – BASED GENERAL PLAN
  30. 30. TOD TND CLD
  31. 31. COMMUNITY STRUCTURE / SECTOR PLAN: Targeting Growth
  32. 32. SECTOR AND COMMUNITY-TYPE ALLOCATION
  33. 33. This is not a phasing plan but instead a way to help inform the deployment of Tehachapi’s limited resources PLACE-TYPES AND INTENTION PLAN
  34. 34. REGULATING PLAN
  35. 35. APPLYING THE COMMUNITY VISION ALLOCATING TYPES TO GENERATE DESIRED RESULTS
  36. 36. Common topics but varying characteristics from one to another A RANGE OF DESIRED ENVIRONMENTS
  37. 37. OPEN SPACE TYPES THOROUGHFARE TYPES BUILDING TYPES FRONTAGE TYPES
  38. 38. TAILORED TRANSECT ZONES AND CHARACTERISTICS
  39. 39. APPLYING THE COMMUNITY VISION THE GENERAL PLAN DOCUMENT
  40. 40. Use-based Great detail about EIR info Low detail about Vision Quantity-oriented ‘Guidance’ is not consistent across topics Verbose nature and low ease of use marginalizes effectiveness UNCLEAR and RAISES MORE QUESTIONS THAN IT ANSWERS
  41. 41. Physically-based EIR type info in appendices All about Vision Implementation-oriented BASED ON A PHYSICAL Integral and consistent guidance across topics VISION TAILORED TO High clarity and ease of use raises effectiveness TEHACHAPI CLEAR, RELEVANT AND USEFUL
  42. 42. DOCUMENT ORGANIZATION AND STRUCTURE
  43. 43. VISION CONVEYED TO READER
  44. 44. VISION CONVEYED TO READER
  45. 45. • Frame wo rk o f Co mpo ne nts The com ponents needed to express the com unity’ m s vision are described and connected to the regulatory structure so that each Elem supports and im ent plem ents the vision. 8 ELEMENTS: BRIEF AND DIRECT
  46. 46. POLICIES, ANTICIPATED RESULTS AND ACTIONS
  47. 47. ENVIRONMENTAL PERFORMANCE FRAMEWORK
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