Comprehensive New Urbanism for Comprehensive Plans - Perez - CNU17

1. TEHACHAPI GENERAL PLAN UPDATE

3. A SMALL, MOUNTAIN TOWN IN NATURE

6. ‘Maintain Tehachapi’s high quality of life and its
unique character as a Small Mountain Town”
Source: 1999 Tehachapi General Plan

11. 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

12. COMMUNITY CONCERN

13. Sphere of
Influence
City Limits
THE CURRENT SYSTEM: USE-BASED GENERAL PLAN & ZONING

14. WHAT DIRECTION?

15. IDENTIFYING THE COMMUNITY VISION
Interim Community Design Program

16. THE PLANNING AREA: 23 SQ MI / 15,000 ACRES

17. NEIGHBORHOOD AS BASIC BUILDING BLOCK

18. EXISTING COMMUNITY STRUCTURE

19. APPLYING THE OPERATING SYSTEM TO TEHACHAPI

20. COMMUNITY-GENERATED VISION

21. RESULT: DESIGN-BASED VISION

22. Do wnto wn : Areas 1A and 1B

23. Tuc ke r Ro ad : Area 2

24. Ce ntral Ne ig hbo rho o ds : Areas 3A
and 3B

25. S o uthe rn Ne ig hbo rho o ds : Areas 4A
and 4B

26. Fre e way Co rrido r: Area 5A

27. Capital Hills : Area 5B

28. S urro unding Uninc o rpo rate d Lands : Areas U1-
U5

29. ESTABLISHING THE COMMUNITY VISION:
VISION AS STRATEGY

30. • PRINCIPLES
Place
Infrastructure/Environment
Civic Health / Culture
• DIRECTION
Intent and Role by Area
VISION AS STRATEGY: COMPOSITE OF 6 PLANNING AREAS

31. VISION AS STRATEGY: INITIATIVES BY PLANNING AREA

32. 10,700
to
8,300
Crafting the Vision: Intensity Evaluation

33. 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

34. 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

35. APPLYING THE COMMUNITY VISION
REGULATORY SYSTEM

36. 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

38. TOD
TND
CLD

39. COMMUNITY STRUCTURE / SECTOR PLAN: Targeting Growth

40. SECTOR AND COMMUNITY-TYPE ALLOCATION

41. 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

42. REGULATING PLAN

43. APPLYING THE COMMUNITY VISION
ALLOCATING TYPES TO GENERATE DESIRED RESULTS

44. Common topics
but varying
characteristics
from one to
another
A RANGE OF DESIRED ENVIRONMENTS

45. OPEN SPACE TYPES
THOROUGHFARE TYPES
BUILDING TYPES
FRONTAGE TYPES

46. TAILORED TRANSECT ZONES AND CHARACTERISTICS

47. APPLYING THE COMMUNITY VISION
THE GENERAL PLAN DOCUMENT

48. 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

49. 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

50. DOCUMENT ORGANIZATION AND STRUCTURE

51. VISION CONVEYED TO READER

52. VISION CONVEYED TO READER

53. • 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

54. POLICIES, ANTICIPATED RESULTS AND ACTIONS

55. ENVIRONMENTAL PERFORMANCE FRAMEWORK