Chapter 5.10 — Building Standards

S ec tionS :

• 5.10.010 Purpose of Building Standards 5.10.020 Frontage Standards

5.10.030 Small Town-Scale Buildings and Intended Physical Character

• 5.10.040 Required Criteria

• 5.10.050 Requirements by Zone

• 5.10.060 Lined Building Standards

• 5.10.070 Flex Building 'Large' Standards

5.10.080 Flex Building 'Small' Standards 5.10.090 Barn Standards

• 5.10.100 Rowhouse Block-Form (BF) Standards

5.10.110 Rowhouse House-Form (HF) Standards 5.10.120 Courtyard Building Standards 5.10.130 Bungalow Court Standards 5.10.140 Villa Standards

5.10.150 Duplex - Quadplex Standards 5.10.160 House Type Standards 5.10.170 Estate Standards

Tehachapi Zoning Code | October 2014 Adopted | 5-3

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| Adopted October 2014 | Tehachapi Zoning Code

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Chapter 5.10 Building Standards

This chapter of the Tehachapi Code is intended to generate new buildings or the revitalization and/or modification of existing buildings to successfully implement the Tehachapi General Plan.

Any parcel or building subject to the Tehachapi Code shall be developed in compliance with the standards identified in Table 5.10 as applicable. All buildings shall be in compliance with the requirements of Section C.1, "Building Site and Placement Standards," of the appli-

cable zone. Applications, or portions thereof, that do not comply with the applicable requirements shall be considered inconsistent with the intent and purpose of the Tehachapi Code.

Property subject to the Tehachapi Code is intended to generate and support the small town-scale and physical character intended by the Tehachapi General Plan as described below.

Design Objectives. Buildings and their additions shall be designed and maintained to:

1. Generate small town-scale buildings through block-form or house-form building design as identified by the zone.

   • a. Block-Form Buildings. These are buildings that are larger than houses and intended for a wide variety of land use activities. These buildings tend to use most of their building site and can occupy large portions of a block or an entire block in some cases. See Tables 5.10.060 through 5.10.100.

   • b. House-Form Buildings. These are buildings that are the size of houses and intended for primarily residential activities with some

non-residential activities as allowed by the zone. These buildings range from single to multiple dwelling buildings that always have the form and size of houses and that are compatible with the neighborhood. See Tables 5.10.110 through 5.10.170.

2. Support the intended physical character of the zone;

3. Generate pedestrian-oriented buildings in how buildings are accessed and how their size and mass are scaled to the small-town context; and

4. Express small-town physical character through the design of appealing buildings comprised of simple volumes, facades and decorative parapets and/or pitched roofs as required by this code.

Chapter 5.10 Building Standards. In order to be approved, each application shall be consistent with the following, as applicable. “The proposed application...”

1. Generates or maintains a small-town streetscape of house-form or block-form buildings, as required by this code;

2. Generates or maintains an appropriate transition between each new building, its additions and existing buildings;

3. Is in compliance with the requirements of the applicable building type(s); and

4. Expresses creativity in designing buildings per the allowed types identified in Table 5.10.

Tehachapi Zoning Code | October 2014 Adopted | 5-5

Chapter 5.10 Building Standards

In support of the intended physical environment for each zone, Table 5.10 identifies the allowed building types in each zone.

1. Requirements for Buildings. All buildings and their additions shall comply with the requirements of Table 5.10.

2. Types. The allowed building types in each zone are for the general purpose of supporting or generating the range of intended physical environments and land use activity.

3. Building Size. All buildings and their additions shall comply with the size and massing requirements of each building type. Each building site is allowed up to one building with accessory buildings as allowed by each building type.

4. Stories and Height. Building height is specified in Table 5.10 as the maximum stories and as feet to the top plate of the highest story on the building, not counting the roof in the overall height dimension.

Where partial numbers are shown for a building (e.g., '2.5'), this identifies that the building may only have two full floors with occupied space within the roof volume of the second story. From the street, such an arrangement is visible through dormers on the roof, expressing only two stories to the street.

5. Multiple Building Types. As allowed by Section C.1 of the zone "Building Site and Placement Standards," a site may utilize multiple building types subject to compliance with the applicable requirements and City review and approval.

TABLE 5.10 ALLOWED BUILDING TYPES BY ZONE

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Flex Building Large
Lined Building Flex Building Barn Rowhouse "BF"
Small
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DOWNTOWN NEIGHBORHOOD
TYPES
(T5) CENTER (T4.5)
BLOCK - FORM TYPES MAX STORIES / FT MAX STORIES / FT
Lined Building
Lined Building 3/35(G)
See 5.10.060 (T)
Flex Bldg-L
Flex Building Large 3/35(G)
See 5.10.070
Flex Bldg-S
Flex Building Small 2.5 / 26
See 5.10.080
Barn (B)
Rowhouse-BF
Rowhouse 'BF' 3/30(G)
See 5.10.100
HOUSE - FORM TYPES MAX STORIES / FT MAX STORIES / FT
Rowhouse-HF
Rowhouse 'HF' 2.5 / 26
See 5.10.110
Courtyard Courtyard
Courtyard Building 2.5 / 30 See 5.10.120 2.5 / 26 See 5.10.120
Bungalow Ct
Bungalow Court 2.5 / 24
See 5.10.130
Villa Villa
Villa 2.5 / 26 2.5 / 26
See 5.10.140 (T) See 5.10.140
Duplex
Duplex - Quadplex 2.5 / 26
See 5.10.150
House House
House 2.5 / 26 2.5 / 26
See 5.10.160 (T) See 5.10.160
Estate
KEY TO NOTES FOR TABLE 5.10
SEE 5.10.090 Type allowed in zone, see reference for requirements
blank Type not allowed in zone
2 / 26 Maximum stories and height in feet to top plate of highest story
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5-6 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

ALLOWED BUILDING TYPES BY ZONE TABLE 5.10

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Rowhouse "HF" Courtyard BuildBungalow Court ing

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Villa Duplex, Triplex House Estate Quadplex

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NEIGHBORHOOD NEIGHBORHOOD RURAL RURAL TEHACHAPI BLVD
GENERAL (T4) EDGE (T3) GENERAL (T2.5) EDGE (T-2) WEST (SD-2.1)
MAX STORIES / FT MAX STORIES / FT MAX STORIES / FT MAX STORIES / FT MAX STORIES / FT
Flex Bldg-L
3 / 35(G)
See 5.10.070
Flex Bldg-S (1A) Flex Bldg-S (1B) Flex Bldg-S
1.5 / 15 1.5 / 15 2 / 26
See 5.10.080 See 5.10.080 See 5.10.080
Barn Barn
1.5 / 18 1.5 / 26
See 5.10.090 See 5.10.090
Rowhouse BF
2.5 / 30
See 5.10.100
MAX STORIES / FT MAX STORIES / FT MAX STORIES / FT MAX STORIES / FT MAX STORIES / FT
Rowhouse-HF
2 / 24
See 5.10.110
Courtyard Courtyard
2 / 24 2.5 / 30
See 5.10.120 See 5.10.120
Bungalow Ct
2 / 22
See 5.10.130
Villa Villa
2 / 22 2.5 / 26
See 5.10.140 See 5.10.140
Duplex Duplex Duplex
2 / 22 2 / 22 2.5 / 24
See 5.10.150 See 5.10.150 See 5.10.150
House House
2 / 22 2 / 22
See 5.10.160 See 5.10.160
Estate Estate Estate
2 / 24 2.5 / 26 2.5 / 26
See 5.10.170 See 5.10.170 See 5.10.170
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• 2.5 Maximum of three stories with 3rd story as occupied space within the 2nd story roof volume

• (1A) Only within 250 ft of the intersection of two 'Road' thoroughfare types (8.20.080) (1B) Only within 100 ft of the intersection of two 'Road' thoroughfare types (8.20.080)

• (G) 3-story facades require 1-story Gallery along at least 2/3 of facades within Facade Layer. At least 25 percent of 3rd story shall be setback 15 ft from Ground Floor facade.

• (T) Type not allowed on north side of Tehachapi Boulevard

Tehachapi Zoning Code | October 2014 Adopted |

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Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A combined building that consists of two components: an interior building such as a parking garage, movie theater, or "big box" store, and an exterior building(s) that conceals the interior building from the street. The exterior building(s) is designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors configured for retail, service, office, and/or residential uses.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Lined Building type in the zones allowed by this Code.

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Above: Lined Building type on a corner site with a public parking garage concealed from the street by smaller exterior mixed-use buildings and a plaza on the primary and side streets.

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Above: Exterior building of shops presents a 1-story streetscape while concealing the large interior 3-story building to be compatible with the small-town character of the street.

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Above: Single or multi-story exterior buildings with a plaza at the primary street corner conceal the larger interior building from view along the streetscape.

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Above: Entry to theater is prominently located at street corner with taller interior building concealed from the street by smaller exterior buildings along sidewalk frontage of both streets.

5-8 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

LINED BUILDING STANDARDS 5.10.060

B. Design Standards

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PE
F/P PE
Diagram LB.1
PRIMARY STREET (FRONT)
SIDE STREET
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ALLEY (AS OCCURS)
F B
G2
EB
G1
B
G1
A PRIMARY STREET (FRONT) A
Diagram LB.2
SIDE STREET SIDE STREET
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Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone.

Building entries shall be at grade along the adjacent sidewalk. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone standards.

A Forecourt per 5.20.080 or Plaza per 8.10.100 shall be F/P located along the primary frontage or at the primary street corner.

Along any frontage, exterior buildings shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk.

3-story facades shall include a gallery along at least 2/3 of the facade along frontages. 3rd-story facades shall not exceed 3/4 of the ground floor facade length.

Buildings on corner sites shall be designed with two facades of equal architectural expression. Exterior buildings shall be at least 35 feet in depth exEB cept: a) along alleys or other access drives, and b) along parking garages for up to 130 linear feet on side streets when at least 30 ft from a street corner. PE Parking access driveways and spaces shall be located per Section C.2 of the zone standards.

Tehachapi Zoning Code | October 2014 Adopted |

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Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors configured for retail, service, office, and/or residential uses. Ground floor units are accessed directly from the street. Upper floor units may be directly accessed from the street through stairs that serve multiple units or through a street level lobby. The building may be configured for 'worklive' occupancy in which case, the primary use is the non-residential space on the ground floor and the secondary use is the upper story dwelling. Each non-residential space has its own entry from the sidewalk with the combination of work space and dwelling typically being owned or leased by the same person(s). Parking is located along the rear of side frontages or behind buildings.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Flex Building 'Large' type in the zones allowed by this Code.

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Above: Large Flex Building with parking in rear.

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Above: Large Flex Building with decorative parpapet providing visual interest and distinction to the building.

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Above: Large Flex Building at corner designed with two distinct facades to fit in the pattern of individual buildings along the streetscape.

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Above: Large Flex Building with tallest portion at corner and use of balconies to bring down the scale of the building into Tehachapi's small-town character.

5-10 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

FLEX BUILDING ' LARGE' STANDARDS 5.10.070

B. Design Standards

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PE
Diagram Diagram FL.1
PRIMARY STREET (FRONT)
SIDE STREET
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ALLEY
F B
G
G
B
A A
PRIMARY STREET (FRONT)
Diagram FL.2
SIDE STREET
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Building entries shall be at grade along the adjacent sidewalk. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone standards. Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone.

Buildings longer than 90 feet shall include a Forecourt F/P per 5.20.080 or Plaza per 8.10.100 along the primary frontage or at the primary street corner.

Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk.

3-story facades shall include a gallery along at least 2/3 of the facade along frontages.

At least 25 percent of 3rd-story facades shall be setback 15 feet from the ground floor facade along frontages.

Buildings on corner sites shall be designed with two facades of equal architectural expression.

Parking access driveways and spaces shall be located PE per Section C.2 of the zone standards.

When required by Section A.2d of the zone standards, open space shall be provided at grade in a plaza or forecourt or in a roof garden.

Along primary and side streets, retail or office space rather than service rooms shall be oriented toward the street. On side streets where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street.

Tehachapi Zoning Code | October 2014 Adopted | 5-11

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building substantially smaller than the Large Flex Building and often only single-story, designed for occupancy by retail, service, and/or office uses on the ground floor, with upper floors configured for retail, service, office, and/or residential uses. Ground floor units are accessed directly from the street. Upper floor units may be directly accessed from the street through stairs that serve multiple units or through a street level lobby. The building may be configured for 'work-live' occupancy in which case, the primary use is the non-residential space on the ground floor and the secondary use is the upper story dwelling. Each use has its own entry from the sidewalk with the combination of work space and dwelling typically being owned or leased by the same person(s). Parking is located along the rear side frontage or behind buildings.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Flex Building 'Small' type in the zones allowed by this Code.

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Above: 1.5-story Small Flex Building with shopfronts.

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Above: Single-story Small Flex Building along a side street near an alley.

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Above: Single-story Small Flex Building along one edge of a plaza.

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Above: Small Flex Building at crossroads is set back far enough for informal parking and access to very limited additional services.

5-12 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

FLEX BUILDING ' SMALL' STANDARDS 5.10.080

B. Design Standards

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PE
Diagram FS.1
PRIMARY STREET (FRONT)
SIDE STREET
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ALLEY OR REAR LANE
F B
G
G
B
A
PRIMARY STREET (FRONT)
Diagram FS.2
SIDE STREET
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Flex Building Small types are subject to the following as ap-
plicable.
T2 T2.5 T4.5 SD2.1
Building Site
A Width 150-200 150-200 50-100 50-100
B Depth 150-250 150-250 100-150 100-150
Facade Location
0 w/in 75 ft of
C Front 15 or 50 10 or 30 10-15
corner;
10-15 beyond
D Street Side 15 or 50 10 or 30 75 ft of corner 10-15
E Side Yard 15 or 50 10 or 30 0 or 5 7
F Rear Yard 35 50 15 20
Building Size
Building
G 40-80 40-80 40-60 50-90
Length
Facades shall be composed of increments of 25 ft or
less. Increments shall be created through projecting or
recessing wall surfaces, changes in roofline and/or place-
ment of piers and pilasters.
Building entries shall be at grade along the adjacent
sidewalk. Where ramps are required, their design
shall be per the ADA requirements and the frontage
requirements in Section C.3 of the zone standards.
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Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone.

Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk.

Buildings on corner sites shall be designed with two facades of equal architectural expression.

Parking access driveways and spaces shall be located PE per Section C.2 of the zone standards.

When required by Section A.2d of the zone standards, open space shall be provided at grade in a plaza or forecourt or in a roof garden.

Along primary and side streets, retail or office space rather than service rooms shall be oriented toward the street. On side streets where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street.

Tehachapi Zoning Code | October 2014 Adopted | 5-13

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building designed for occupancy by agricultural uses and associated storage as well as limited retail and service commercial uses as allowed by the zone and in compliance with Uniform Fire Code requirements. Barn Buildings also accommodate loading and/or staging areas as well as support areas often needed by agricultural activities. Parking is located either to the side or the rear of the building. The Barn type may be located on the same building site as the Estate type when separated as required by these standards.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Barn type in the zones allowed by this Code.

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Above: Example of small barn used primarily for animals.

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Above: Example of a former barn, now used for special events.

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Above: Example of taller barn used to store agicultural products and vehicles.

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Above: Example of Barn featuring a porch.

5-14 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

BARN STANDARDS 5.10.090

B. Design Standards

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Diagram B.1
(FRONT)
PRIMARY
STREET
STREET
SIDE
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F
B
G
G
C
B
A
A
Diagram B.2
(FRONT)
PRIMARY
STREET
STREET
SIDE
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The Barn type is exempt from the requirement to apply frontage types per Section C.3 of the zone.

When combined on the site of an Estate type, the Barn shall be at least 100 feet from the Estate building.

The building shall include a gable roof that spans the entire width and length of the building.

Parking access driveways and spaces shall be located per Section C.2 of the zone standards.

Outdoor assembly areas shall not be visible from the street and shall comply with the land use requirements of the zone.

Tehachapi Zoning Code | October 2014 Adopted |

5-15

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building comprised of three to five attached two- to three-story dwellings arranged side by side, with the ground floor raised above grade to provide some visual privacy for ground floor rooms near the sidewalk. The building is located at the front of the property, with the garage(s) at the rear, separated from the primary building by a rear yard. The front elevation and massing of the building is asymmetrical and unique, expressing each individual unit through design and through the use of porches, terraces and stoops on some or all of the dwellings. Each dwelling is directly accessed from the street.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Rowhouse Block-Form type in the zones allowed by this Code.

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Above: Streetscape of two- and three-story Rowhouse BF buildings with stoop frontages.

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Above: View along sidewalk with fenced yards and stoop frontages as a transition to the three-story Rowhouse BF building.

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Above: A 3-story Rowhouse BF building with stoop and terrace frontages. Three of the five dwellings have an occupied attic which does not count as an entire story.

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Above: A 2.5 Rowhouse BF building with fenced yards and stoop frontages.

5-16 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

ROWHOUSE BLOCK-FORM (BF) STANDARDS 5.10.100

B. Design Standards

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PE
Diagram RB.1
PRIMARY STREET (FRONT)
SIDE STREET
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ALLEY
B
F
G2
G2
G1.1
G1
B
A A
PRIMARY STREET (FRONT)
Diagram RB.2
SIDE STREET
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Rowhouse Block-form types are subject to the following as
applicable.
T5 SD2.1
Building Site
A Width 86-170 86-170
B Depth 80-150 90-150
Facade Location
C Front 0 or 10 10-15
D Street Side 0 or 5 10-15
E Side Yard 10 at each end of building
F Rear Yard 15 15
Building Size
G1 Building Length (max) 150 150
G1.1 Building Length (max) 75 75
G2 Building Wings (max) 20x30 20x30
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Facades shall be composed of increments of 30 ft or less. Increments shall be created through projecting or FL recessing wall surfaces, changes in roofline and/or placement of piers and pilasters.

Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone.

Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk.

3-story facades shall include a gallery along at least 2/3 of the facade along frontages. At least 25 percent of 3rd-story facades shall be setback 15 feet from the ground floor facade along frontages. Buildings on corner sites shall be designed with two facades of equal architectural expression.

Building entries for non-residential activity shall be at grade along the adjacent sidewalk. Building entries for residential shall be raised 1.5 ft from the adjacent sidewalk grade to provide some privacy for occupants. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone standards.

Parking access driveways and spaces shall be located PE per Section C.2 of the zone standards.

Along primary and side streets, retail or office space rather than service rooms shall be oriented toward the street. On side streets where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street.

Tehachapi Zoning Code | October 2014 Adopted |

5-17

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building comprised of three to four attached two- to two and one half-story dwellings arranged side by side, with the ground floor raised above grade in order to provide some visual privacy for ground floor rooms near the sidewalk. The building is located at the front of the property, with the garage(s) at the rear, separated from the primary building by a rear yard. The front elevation and massing of each Rowhouse House-Form building may be either symmetrical or asymmetrical, repetitive or unique, as long as the delineation of each individual unit is evident. This is typically accomplished through housescale massing and the use of porches, terraces and stoops on some or all of the dwellings. Each dwelling is directly accessed from the street.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Rowhouse House-Form type in the zones allowed by this Code.

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Above: Each Rowhouse building is separated from adjacent buildings by side yards that give the appearance of large houses next to one another..

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Above: Each building gives the appearance of a large house and can be located near or adjacent to duplexes and single-family houses.

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Above: Streetscape along a Rowhouse HF Building with a recessed porch on one unit and covered stoops with balconies over the other two units.

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Above: A Rowhouse HF building with three attached dwellings with stoop frontages designed to look like one building.

5-18 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

ROWHOUSE HOUSE-FORM (HF) STANDARDS 5.10.110

B. Design Standards

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PE
Diagram RH.1
Rowhouse House-form types are subject to the following as
applicable.
T4.5 T4
Building Site
A Width 86-130 86-140
B Depth 90-150 100-150
Facade Location
C Front 5 or 10 min 10
D Street Side 5-10 min 10
E Side Yard 10 at each end of building
F Rear Yard min 20 min 20
Building Size
G1 Building Length (max) 110 120
G1.1 Building Length (max) 70 60
G2 Building Wings (max) 25x35 25x35
PRIMARY STREET (FRONT)
SIDE STREET
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ALLEY
B
F
G2
G2
G1.1
G1
B
A A
PRIMARY STREET (FRONT)
Diagram RH.2
SIDE STREET
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Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone.

Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk. Buildings on corner sites shall be designed with two facades of equal architectural expression. Building entries for non-residential units shall be at grade along the adjacent sidewalk. Building entries for dwellings shall be raised 1.5 ft from the adjacent sidewalk grade to provide some privacy for occupants. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone.

Parking access driveways and spaces shall be located PE per Section C.2 of the zone standards.

Along primary and side streets, retail or office space rather than service rooms shall be oriented toward the street. On side streets where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street.

Facades shall be composed of increments of 30 ft or less. Increments shall be created through projecting or recessing wall surfaces, changes in roofline and/or placement of piers and pilasters.

Tehachapi Zoning Code | October 2014 Adopted | 5-19

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building designed to give the appearance of a large house, comprised of attached units arranged to share one or more courtyards. Pedestrian access to the building's entrances is from the courtyard and/or fronting street(s). The courtyard is intended to be an outdoor room that can be seen from the adjacent public realm. Parking is located at the rear of the site and may occur along the streetaccess driveway. Courtyard buildings may accommodate non-residential uses in either a live-work configuration or as solely commercial/retail space facing the primary street as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Courtyard Building type in the zones allowed by this Code.

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Above: Courtyard Building with front yard frontage designed to appear as a large single-family house. Entry to the courtyard is through the zaguan in center of photo.

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Above: Courtyard building with stoop frontage leading to central entry to courtyard through zaguan in center of photo. Street facing units are entered from the street and from the courtyard.

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Above and right: Courtyards may be landscape or hardscape and feature outdoor furniture. Courtyards are shaped by ground floors with direct access and views of the courtyard.

5-20 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

COURTYARD BUILDING STANDARDS 5.10.120

B. Design Standards

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----- Start of picture text -----
PE
PE
Diagram CY.1
PRIMARY STREET (FRONT)
SIDE STREET
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----- Start of picture text -----
ALLEY AS OCCURS
F B
G1
G2
G1
CY
B
A A
PRIMARY STREET (FRONT)
Diagram CY.2
SIDE STREET
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Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone.

Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk. Buildings on corner sites shall be designed with two facades of equal architectural expression. Building entries for non-residential units shall be at grade along the adjacent sidewalk. Building entries for dwellings shall be raised 1.5 ft from the adjacent sidewalk grade to provide some privacy for occupants. Units along side streets may have a second entry from the courtyard. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone.

Parking access driveways and spaces shall be located PE per Section C.2 of the zone standards. Where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street. Where the zone allows non-residential activity, retail or office space rather than service rooms shall be oriented toward the street. One or more separated or interconnected courtyards CY of at least 25 by 30 feet and not exceeding 100 feet shall be provided.

Units along side streets may enclose private open space only through the Walled Yard type (5.20.110).

Tehachapi Zoning Code | October 2014 Adopted | 5-21

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A grouping of three or more detached House buildings arranged to share a courtyard with pedestrian access to the buildings from the courtyard and fronting street(s). The courtyard is intended to be an outdoor room that can be seen from the public realm. Parking is located at the rear of the lot. Each House building may accommodate up to four dwellings or non-residential uses in either a live-work configuration or as solely commercial/retail space facing the primary street as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Bungalow Court type in the zones allowed by this Code.

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Above: Single-story Bungalow Court with courtyard open to the street and aligned with porch frontages.

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Above: Two-story Bungalow Court with a two and onehalf story building at the rear of the site.

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Above: Single-story Bungalow Court with courtyard open to and visible from the street.

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Above: Bungalow Court featuring office space in the units near the street.

5-22 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

BUNGALOW COURT STANDARDS 5.10.130

B. Design Standards

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PE
PE
Diagram BC.1
PRIMARY STREET (FRONT)
SIDE STREET
----- End of picture text -----

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F
ALLEY AS OCCURS
B
G2
G1 CY
G1
B
A A
PRIMARY STREET (FRONT)
Diagram BC.2
SIDE STREET
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Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone. Each building shall include a pitched roof that spans the entire width and length of the building. Buildings on corner sites shall be designed with two facades of equal architectural expression. Building entries for non-residential units shall be at grade along the adjacent sidewalk. Building entries for dwellings shall be raised 1.5 ft from the adjacent sidewalk grade to provide some privacy for occupants. Units along side streets may have a second entry from the courtyard. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone. Parking access driveways and spaces shall be located PE per Section C.2 of the zone standards. Where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street. Where the zone allows non-residential activity, retail or office space rather than service rooms shall be oriented toward the street. One or more separated or interconnected courtyards CY of at least 25 by 30 feet and not exceeding 100 feet shall be provided.

Units along side streets may enclose private open space only through the Walled Yard type (5.20.110).

Tehachapi Zoning Code | October 2014 Adopted | 5-23

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building with the appearance of a large house, containing up to eight dwellings with one or more common entries to a central lobby that provides access to individual units. On-site open space is provided through individual patios in addition to the rear yard and other common open space on the lot. Multiple villa buildings may be arranged on a lot or block to provide flexibility in site layout provided that surface or covered parking is located along the rear with alley access behind the buildings. The building may accommodate ground floor non-residential uses in either a live-work configuration or as solely commercial/retail space facing the primary street as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Villa type in the zones allowed by this Code.

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Above: Villa with central entry to small lobby and four units facing the street. Parking is accessed by a driveway at left.

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Above: Villa along side street presenting a scale transition to adjacent single family houses.

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Above: Villa with a raised front yard, central entry to small lobby and several units facing the street.

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Above: Villa with side driveway from street providing access to parking in rear of building site.

5-24 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

VILLA STANDARDS 5.10.140

B. Design Standards

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PE
PE
Diagram V.1
PRIMARY STREET (FRONT)
SIDE STREET
----- End of picture text -----

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Villa types are subject to the following as applicable.
T4 T4.5 T5 SD2.1
Building Site
A Width 80-125 80-125 65-125 80-125
150- 150- 150-
B Depth 175 150-175 200 200
Facade Location
C Front 12-20 5-15 0 or 10 10-20
D Street Side 10-15 5-15 0 or 10 10-20
E Side Yard 10 10 0 or 10 10
F Rear Yard Transition 65 65-80 65-80 75-100
Building Size
G1 Building Length (max) 60 60 80 80
G2 Building Wings (max) 30 x 30 30 x 30 30 x 50 40 x 40
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The building site standards for the T4 and T4.5 zones do not apply when two or more villa buildings are proposed within a development on half or full-block.

Facades shall be composed of increments of 25 ft or less. Increments shall be created through projecting or recessing wall surfaces, changes in roofline and/or placement of piers and pilasters.

Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone.

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ALLEY AS OCCURS
B
F
G2
G1
B
A A
PRIMARY STREET (FRONT) Diagram V.2
SIDE STREET
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Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk.

Buildings on corner sites shall be designed with two facades of equal architectural expression.

Building entries for non-residential units shall be at grade along the adjacent sidewalk. Building entries for dwellings shall be raised 1.5 ft from the adjacent sidewalk grade to provide some privacy for occupants. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone.

Parking access driveways and spaces shall be located per PE Section C.2 of the zone standards.

Where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street. Where the zone allows non-residential activity, retail or office space rather than service rooms shall be oriented toward the street.

The main entrance to each unit shall be from a common lobby within the main facade and accessed directly from the street. Units along side streets may have a second common entry.

Units along side streets may enclose private open space only through the Walled Yard type (5.20.100).

In T5, zero interior sideyard setback allowed if natural light provided to dwellings along the interior side of the building site. Otherwise, minimum 10 feet required.

Where an alley is present, parking and services shall be accessed from the alley. Surface parking must be located to the rear of the building. Parking spaces may be enclosed, covered or open.

Tehachapi Zoning Code | October 2014 Adopted | 5-25

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. 'Duplex' buildings consist of duplexes, triplexes, and quadplexes which are buildings with the appearance of houses that contain two, three, or four dwellings, respectively, and may contain dwelling units and/or commercial uses as allowed by the zone. As allowed by the requirements of this section, this building type can be adjusted to accommodate up to six dwellings. On-site open space is provided through a side yard (street side or interior) that serves all the dwellings or through individual yards for each dwelling.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Duplex type in the zones allowed by this Code.

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Above: Duplex in the form of a house with a porch frontage and parking in the rear accessed by a driveway from the street.

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Above: Streetscape of Duplexes and Quadplexes with stoop and porch frontages to give each building the appearance of a large house.

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Above: Quadplex with a stoop frontage and two dwellings per side of the building.

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Above: Streetscape of Duplexes, Triplexes, and Quadplexes with parking in the rear accessed by a driveway from the street.

5-26 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

DUPLEX - QUADPLEX STANDARDS 5.10.150

B. Design Standards

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PE
PE
Diagram D.1
PRIMARY STREET (FRONT)
SIDE STREET
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----- Start of picture text -----
ALLEY AS OCCURS
F2 F1 B
G2
G1
B
A A
PRIMARY STREET (FRONT)
Diagram D.2
SIDE STREET
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Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk. Buildings on corner sites shall be designed with two facades of equal architectural expression.

Building entries for non-residential units shall be at grade along the adjacent sidewalk. Building entries for dwellings shall be raised 1.5 ft from the adjacent sidewalk grade to provide some privacy for occupants. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone.

Parking access driveways and spaces shall be located PE per Section C.2 of the zone standards.

Where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street. Where the zone allows non-residential activity, retail or office space rather than service rooms shall be oriented toward the street.

The main entrance to each unit shall be directly from the street.

Units along side streets may enclose private open space only through the Walled Yard type (5.20.110).

Max 2 units allowed in the T3 zone.

Tehachapi Zoning Code | October 2014 Adopted |

5-27

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building that contains only one dwelling unit and/or non-residential uses as allowed by the zone. On-site open space is provided through a rear yard. As an option where allowed by the zone, the House type sometimes contains a small dwelling as part of a detached garage.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the House Building type in the zones allowed by this Code. Each example is coordinated with the zones where it is allowed.

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Above: House Building on corner lot with 2.5 story massing and porches on primary and side street facades.

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Above: House Building with porch, 2.5 stories, and side drive to parking along side of building away from the facade.

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Above: Single-story House Building with large porch, in use as restaurant.

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Above: Single-story House Building with side drive to parking at rear of site.

5-28 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

HOUSE TYPE STANDARDS 5.10.160

B. Design Standards

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PE
PE
Diagram H.1
PRIMARY STREET (FRONT)
SIDE STREET
----- End of picture text -----

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----- Start of picture text -----
ALLEY AS OCCURS
B
F
G2
G1
B
A A
PRIMARY STREET (FRONT)
Diagram H.2
SIDE STREET
----- End of picture text -----

Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk.

Buildings on corner sites shall be designed with two facades of equal architectural expression.

Building entries for non-residential units shall be at grade along the adjacent sidewalk. Building entries for dwellings shall be raised 1.5 ft from the adjacent sidewalk grade to provide some privacy for occupants. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone.

Parking access driveways and spaces shall be located PE per Section C.2 of the zone standards.

Where ground floor residential is allowed, first floor living areas rather than sleeping or service rooms shall be oriented toward the street. Where the zone allows non-residential activity, retail or office space rather than service rooms shall be oriented toward the street.

The main entrance to the house shall be directly from the street.

In T4, T4.5, T5, and SD2.1 zones, yards along side streets may be enclosed private open space only through the Walled Yard type (5.20.110).

A dwelling ('carriage house') of up to 600 sq ft may be allowed adjacent to or above a detached garage if the dwelling has at least one parking space.

Tehachapi Zoning Code | October 2014 Adopted | 5-29

Chapter 5.10 Building Standards

A. Description and Intent

1. Description. A building that contains only one dwelling and/or non-residential use as allowed by the zone. The Estate building is characterized by very large front, side, and rear yards, and may contain a guest house as allowed by the zone. A guest house is distinct from a carriage house in that the guest house is a House type but not a permanent residence. On-site open space is provided through the required yards.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Estate type in the zones allowed by this Code.

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Above: Two and one-half story Estate building with large front yard as viewed from the street.

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Above: Two-story Estate building with very large front and side yards as viewed from the street.

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Above: Two and one-half story Estate building.

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Above: Two and one-half story Estate building with very large yards surrounding the building.

5-30 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.10 Building Standards

ESTATE STANDARDS 5.10.170

B. Design Standards

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PRIMARY
(FRONT)
STREET
STREET
SIDE
----- End of picture text -----

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----- Start of picture text -----
Diagram E.1
----- End of picture text -----

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----- Start of picture text -----
B
G1 G 2
G2
A A
C
B
Diagram E.2
F
P
(FRONT)
PRIMARY
STREET
STREET
SIDE
----- End of picture text -----

Facades along frontage lines as defined by the zone shall apply frontage types per Section C.3 of the zone.

Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk.

Buildings on corner sites shall be designed with two facades of equal architectural expression.

Building entries for non-residential units shall be at grade along the adjacent sidewalk. Building entries for dwellings shall be raised 1.5 ft from the adjacent sidewalk grade to provide some privacy for occupants. Where ramps are required, their design shall be per the ADA requirements and the frontage requirements in Section C.3 of the zone.

Parking access driveways and spaces shall be located per Section C.2 of the zone standards.

Service rooms shall be oriented away from the street.

The main entrance to the house shall be on the front facade.

A guest house of up to 600 sq ft is allowed if located in the rear 1/3 of the building site per the applicable zone standards.

Parking is allowed within the front yard when in the P form a residential parking court not to exceed a width of 25 feet for a distance of 75 feet.

A Barn building may be combined on the building site if at least 100 feet behind the Estate building and per the Barn standards in 5.10.090.

Tehachapi Zoning Code | October 2014 Adopted | 5-31

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5-32 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

Sections:

• 5.20.010 Purpose of Frontage Standards

• 5.20.020 Frontage Standards

• 5.20.030 Small Town-Scale Frontages and Intended Physical Character

• 5.20.040 Required Criteria

• 5.20.050 Requirements by Zone

• 5.20.060 Gallery Standards

• 5.20.070 Shopfront Standards

• 5.20.080 Forecourt Standards

• 5.20.090 Parking Court Standards

• 5.20.100 Terrace Standards

• 5.20.110 Walled Yard Standards

• 5.20.120 Stoop Standards

• 5.20.130 Porch Type Standards

• 5.20.140 Front Yard Standards

• 5.20.150 Common Yard Standards

Tehachapi Zoning Code | October 2014 Adopted | 5-33

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5-34 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

This chapter of the Tehachapi Code is intended to provide standards for how buildings individually shape the streetscape, including the framing of views of surrounding hillsides and mountains.

Any parcel or building subject to the Tehachapi Code shall be developed in compliance with the standards identified in Table 5.20, as applicable. All frontages shall be in compliance with Section C.2, "Frontages and Encroachments," of the applicable zone. Applications, or portions thereof, that do not comply with the applicable requirements shall be considered inconsistent with the intent and purpose of the Tehachapi Code.

Property subject to the Tehachapi Code is intended to generate and support the small town-scale and physical character intended by the General Plan as described below.

Design Objectives. Frontages shall be designed and maintained to:

1. Support the intended physical character of the zone;

   3. Express creativity in frontage design per the requirements of Chapter 5.20; and

   4. Express small-town physical character through the appropriate design of property and building frontages that are visually in balance with the intended buildings and streetscapes.

2. Support active and continuous pedestrianoriented environments, per the intended physical character of each zone;

Chapter 5.20 Frontage Standards. In order to be approved, each application shall be consistent with the following, as applicable. “The proposed application...”

1. Generates or maintains an active and continuous small-town streetscape along all required frontages;

2. Generates or maintains an appropriate transition from the public streetscape to each building and its site;

3. Is in compliance with the requirements of the applicable frontage type(s); and

4. Expresses creativity in designing frontages per the allowed types identified in Table 5.20.

Tehachapi Zoning Code | October 2014 Adopted | 5-35

Chapter 5.20 Frontage Standards

In support of the intent and intended physical environment for each zone, Table 5.20 identifies the allowed frontage types and requirements in each zone.

1. Requirement for Frontage. Section C.3 of the Zone Standards identifies the minimum amount of ground floor facade that must be located within the facade layer. As allowed by Table 5.20, each building site shall apply one or more frontage types within the facade layer for the minimum amount specified.

2. Types. The allowed frontage types in each zone are for the general purpose of supporting or generating streetscapes aimed at the range of intended physical environments.

3. Multiple Types. As identified in Table 5.20, a building site may utilize multiple frontage types subject to City review and approval.

If after applying the selected type(s) there remains an amount of ground floor facade to locate in the facade layer per C.3.2 of the zone standards, additional types shall be applied as allowed by Table 5.20.

TABLE 5.20 ALLOWED FRONTAGE TYPES BY ZONE

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Common Yard Front Yard Porch Stoop

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DOWNTOWN NEIGHBORHOOD
TYPES
(T5) CENTER (T4.5)
ALLOWED SEE REF ALLOWED SEE REF
Gallery Gallery 5.20.060 Gallery (3) 5.20.060
Shopfront Shopfront 5.20.070 Shopfront (3) 5.20.070
Forecourt Forecourt 5.20.080
Parking Court Parking Court (2) 5.20.090
Terrace Terrace 5.20.100
Walled Yard Walled Yard 5.20.110 Walled Yard 5.20.110
Stoop Stoop 5.20.120
Porch Porch 5.20.130
Front Yard Front Yard 5.20.140
Common Yard
----- End of picture text -----

KEY TO NOTES FOR TABLE 5.20

SEE 5.20.090 Type allowed in zone, see reference for requirements

blank Type not allowed in zone

• (1) Only on Flex Building "Small" at intersection of two 'Road' thoroughfare types (8.20.080)

• (1A) Only on Tehachapi Blvd within 100 ft of street corner (2) Only on side streets (2A) Only on Tehachapi Blvd not within 150 ft of street corner (3) Only when across from or immediately adjacent to an allowed open space type

5-36 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

ALLOWED FRONTAGE TYPES BY ZONE TABLE 5.20

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Walled Yard

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Terrace

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Parking Court ForecourtForecourt ShopfrontShopfront GalleryGallery

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----- Start of picture text -----
NEIGHBORHOOD NEIGHBORHOOD RURAL RURAL TEHACHAPI BLVD WEST
GENERAL (T4) EDGE (T3) GENERAL (T2.5) EDGE (T-2) (SD-2.1)
ALLOWED SEE REF ALLOWED SEE REF ALLOWED SEE REF ALLOWED SEE REF ALLOWED SEE REF
Gallery (1) 5.20.060 Gallery (1) 5.20.060 Gallery (1A) 5.10.060
Shopfront (1) 5.20.070 Shopfront (1) 5.20.070 Shopfront (1A) 5.10.070
Forecourt 5.10.080
Parking Court (2A) 5.10.090
Walled Yard 5.20.110 Walled Yard 5.10.110
Stoop 5.20.120 Stoop 5.20.120
Porch 5.20.130 Porch 5.20.130 Porch 5.20.130 Porch 5.20.130
Front Yard 5.20.140 Front Yard 5.20.140 Front Yard 5.20.140 Front Yard 5.20.140 Front Yard 5.20.140
Common Yard 5.20.150 Common Yard 5.20.150 Common Yard 5.20.150
----- End of picture text -----

Tehachapi Zoning Code | October 2014 Adopted | 5-37

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. The gallery frontage provides shade and protection from the rain, enabling shopping, offices, and restaurants. The gallery consists of the building facade being aligned on or near the front property line, and including an attached cantilevered shed or a roof or deck supported by a colonnade overlapping the sidewalk. Galleries contain ground floor storefronts, making them ideal for retail use. The roof of the gallery may be used for a second floor gallery as allowed by the zone. Railing on top of the gallery is only required if the gallery roof is accessible as a deck.

Landscaping may be located at the gallery columns and if present, shall be planted on grade in vine pockets located between the columns and street curb. Planter boxes or pots may be placed in between columns to provide enclosure for such uses as cafe seating provided that adequate pedestrian access is maintained.

Signage is located within the storefront and / or hanging from the gallery ceiling, as allowed.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the gallery type in the zones allowed by this Code.

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Above: Example of galleries on individual buildings, shaping the streetscape while having slightly different overall heights and detailing.

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Above: Galleries provide shelter from the weather while bringing the scale of buildings to the pedestrian scale and offering additional landscape opportunities.

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Above: Two-story gallery along majority of street facade, adding shade and relief from the weather while adding visual interest. (Note: fourth story not allowed in this code.)

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Above: View along gallery with sidewalk wide enough for strolling and viewing of shopfronts.

5-38 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

GALLERY STANDARDS 5.20.060

B. Design Standards

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Diagram G.1
D
B
C
STREET
Diagram G.2
----- End of picture text -----

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----- Start of picture text -----
R.O.W. BUILDING SITE
E
A
B
STREET SIDEWALK Diagram G.3
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Tehachapi Zoning Code | October 2014 Adopted | 5-39

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. The shopfront is the frontage type for buildings with ground floor commercial/retail uses. Large openings are inserted along ground level facades and filled with transparent windows. Depending on the zone, most or all of the facade is located near or at the property line. The building entrance is at sidewalk grade and provides direct access to ground commercial/retail uses. The basic architectural elements comprising the shopfront are large windows, doors with glass, clerestory glass, and a solid base (bulkhead). Optional elements include awnings, cantilevered shed roof or canopy, signage, lighting, and cornices. Awnings, shed roofs, or canopies may encroach into the public right-of-way and cover the sidewalk within a few feet of the curb.

Landscaping may be provided in vine pockets or planter boxes at the building facade as allowed by the zone. Signage may be located in a variety of places ranging from the storefront and wall to awnings. In addition, signs that project over the sidewalk as well as sidewalk signs occur as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the shopfront type in the zones allowed by this Code.

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Above: Example of large windows able to display a wide variety of merchandise and to let natural light further into the store, office or restaurant.

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Above: Shopfronts can elevate their display areas up to a certain vertical distance from the sidewalk grade (see 'B. Design Standards' for requirements.

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Above: Example of increasing available window space by recessing the entry between flanking shopfronts while remaining visible and connected with the sidewalk.

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Above: Shopfront windows nearest the grade of the sidewalk are larger than windows located higher on the facade.

5-40 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

SHOPFRONT STANDARDS 5.20.070

B. Design Standards

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----- Start of picture text -----
D
A1
A2
C
Diagram SF.1
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----- Start of picture text -----
E
B
STREET
Diagram SF.2
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----- Start of picture text -----
R.O.W. BUILDING SITE
A1
A2
F
C
STREET SIDEWALK Diagram SF.3
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Allowed in T4.5 only on Flex Building Small when across from or immediately adjacent to an allowed open space type

Shopfront frontages shall be located within the facade layer per C3.2 of the zone standards.

Tehachapi Zoning Code | October 2014 Adopted | 5-41

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. The forecourt frontage consists of open or semi-enclosed areas, decoratively paved or landscaped, adjacent to the sidewalk made by setting back a portion of the building facade from the front property line. Forecourts are allowed on side streets. Typically the setback portion is the middle section, which creates a small entry court. This can also be achieved by setting back the facade when a building's neighboring structures have zero setback at their respective property lines.

Forecourts may be combined with other frontage types as allowed by Section 5.20. Forecourts may be further defined by low walls or landscape between the sidewalk and adjacent property line. Landscape ranges from lawn, grasses, small shrubs, and accent trees with sufficiently transparent canopies to allow views of the building facade. Signage is located within storefronts, awnings, walls and within the sidewalk, as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the Forecourt type in the zones allowed by this Code.

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Above: A large building with wings that extend to the sidewalk shapes the forecourt and highlights the theater at the end of the forecourt.

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Above: A small hotel uses a forecourt with galleries as part of its identity for visitors and to enhance the use of the lobby.

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Above: The forecourt is shaped by one or more buildings on 3 sides and often features a low wall that can include planters to define outdoor dining areas.

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Above: Three individual buildings are organized to shape this forecourt that features galleries.

5-42 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

FORECOURT STANDARDS 5.20.080

B. Design Standards

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----- Start of picture text -----
Diagram FC.1
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----- Start of picture text -----
C
B
C C
A
STREET Diagram FC.2
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Forecourt frontages shall extend along frontages per C.3.2 of the zone standards.

Forecourts may be elevated from the adjacent sidewalk by up to 4 feet. An elevated forecourt shall meet accessibility code for access to the building and the sidewalk. Required ramps shall be integrally designed to visually integrate required handrails to visually complement the building and adjacent streetscape.

When used on hotels and commercial buildings, forecourts shall be combined with the Shopfront type (Table 5.20.070).

C

When used on buildings with ground floor residential, the ground floor shall either be raised from the adjacent sidewalk grade by 1.5 feet or it shall incorporate stoops per Table 5.20.120.

Galleries, balconies, awnings, shed roofs or canopies may encroach into the forecourt for a cumulative 1/2 of the forecourt width and depth, respectively.

Entries to forecourts may be expressed through a decorative wall or low fence with a gateway provided that the wall, fence and gateway are designed as an extension of the immediately adjacent facade and does not extend for more than 75% across the frontage. The wall or fence shall be between 3 and 10 feet tall.

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----- Start of picture text -----
R.O.W. BUILDING SITE
B
C
STREET SIDEWALK FORECOURT
Diagram FC.3
----- End of picture text -----

Tehachapi Zoning Code | October 2014 Adopted | 5-43

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. The parking court frontage consists of a portion of the building façade being at or near the frontage line and the other portion set back from the front property line with a small parking lot between the building and the frontage line. The parking lot is enclosed by a low wall or hedge at or near the property line for visual compatibility with the adjacent streetscape. The wall or hedge includes pedestrian entrances from the sidewalk and vehicular driveways from either the primary or secondary street(s).

Landscaping typically separates the low wall from the adjacent sidewalk through planters (raised or at grade) or in decorative containers. When walls are used in lieu of a hedge, the materials and finishes are consistent with those of the primary building on the site. Signage is from the allowed types for the zone and is either on the building or integrated with the low wall or hedge.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the parking court type in the zones allowed by this Code.

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Above: Example of parking court with on-site parking parallel to street to allow more building area while providing convenience parking.

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Above: Example of the flexibility of a parking court to be temporarily converted to outdoor dining or retail sales area.

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Above: Parking court frontage provides small amount of convenience parking while maintaining pedestrian scale and pattern of buildings along the sidewalk.

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Above: The forecourt is shaped by one or more buildings on 3 sides and often features a low wall that can include planters to define outdoor dining areas.

5-44 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

PARKING COURT STANDARDS 5.20.090

B. Design Standards

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----- Start of picture text -----
E
Diagram PC.1
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----- Start of picture text -----
BUILDING
C
B
C C
E
F F
A
STREET
Diagram PC.2
R.O.W. BUILDING SITE
C
E
STREET SIDE PARKING COURT
WALK
Diagram PC.3
BUILDING
BUILDING
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Tehachapi Zoning Code | October 2014 Adopted |

5-45

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. Terraces are frontages made by setting back the building facade from the front property line and placing an elevated terrace in that setback. Terraces are enclosed by a low fence or wall along the edge of the elevated area with a stair or ramp from the sidewalk up onto the terrace. The building activities are slightly separated from the adjacent sidewalk through the buffer provided by the height and depth of the terrace. The buffer provides clear area distinctions for commercial uses such as dining patios, and provides secure buffers for private yards and residences from public encroachment.

Signage may be located within a storefront, on awnings, projecting from the building and within the front setback, as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the terrace type in the zones allowed by this Code.

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Above: Example of Large Flex building using the terrace frontage as a transition from the street activity.

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Above: Example of terrace on part of front and along an entire side of this Barn used as a restaurant and bakery.

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Above and right: Example of terrace along entire front of a Large Flex Building serving multiple tenants.

5-46 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

TERRACE STANDARDS 5.20.100

B. Design Standards

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C
B
Diagram T.1
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----- Start of picture text -----
A
D
STREET
Diagram T.2
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----- Start of picture text -----
R.O.W. BUILDING SITE
A
C
B
STREET SIDEWALK TERRACE
Diagram T.3
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Tehachapi Zoning Code | October 2014 Adopted | 5-47

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. Walled yard frontages consist of decorative and thematic walls along side streets at or near the side street frontage line and along the rear of a site for the purpose of enclosing an open space or service areas. Often, a building or entry associated with this frontage is joined with the wall to visually extend the architecture of the building and to demarcate the property boundary while positively shaping the adjacent streetscape.

Signage, as allowed by the zone, may be located on the wall itself, on the wall or storefront of an associated building or, on the overhead structure of a gate/entry.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the walled yard type in the zones allowed by this Code.

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Above and below: Walled yard frontages provide visual privacy along side streets and along alleys and rear lanes while contributing to the streetscape.

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Above and below: Examples of prominent entry ways on side streets, alleys and rear lanes along walled yard frontages which provide visual interest and identity to the individual properties.

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5-48 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

WALLED YARD STANDARDS 5.20.110

B. Design Standards

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A
D
C
Diagram WY.1
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----- Start of picture text -----
B2
B 1
E
PER BLDG
SETBACK
Diagram WY.2
SIDE STREET
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R.O.W. BUILDING SITE
A
STREET SIDEWALK C
Diagram WY.3
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Walled Yard frontages are subject to the following as applicable.
T4 T4.5 T5 SD2.1
A Height within 5 ft of sw 3-5 3-6 3-8 3-8
Height beyond 5 ft of
3-6 3-8 3-10 3-10
sw
Distance between wall
B1 8 7 5 5
and building (min)
Distance between wall
B2 3-12 3-12 1.5-10 5-15
and sidewalk
Width of wall 8 in to 3 ft
C Width of entry/ 3-6 3-6 3-10 3-10
gateway
Height of arched/
D covered entry 7-10 7-12 8-12 8-12
gateway
Integral seating bench
required along side
E 2 x 5 to 3.5 x 15
streets within 75 feet
of primary street.
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d building (min)
Distance between wall
B2 3-12 3-12 1.5-10 5-15
and sidewalk
Width of wall 8 in to 3 ft
C Width of entry/ 3-6 3-6 3-10 3-10
gateway
Height of arched/
D covered entry 7-10 7-12 8-12 8-12
gateway
Integral seating bench
required along side
E 2 x 5 to 3.5 x 15
streets within 75 feet
of primary street.
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Integral benches or other types of approved seating shall be used along this frontage type instead of individual benches. Seating edges shall be finished with anti-skateboard features.

Walled yard frontages shall be located within the side street facade layer per Diagram 1 of the zone standards or along the rear.

Wall and gate materials, finishes and details shall match those of the primary building on the building site.

The wall shall incorporate a decorative top/cap consistent with the architectural style and details of the primary building.

Where a building facade, including accessory buildings, is within 4 feet of the walled yard frontage, the walled yard frontage shall be coplanar with the building facade and be designed as an extension of the building architecture.

Landscaping in decorative containers or planters is allowed along the wall. Decorative containers may encroach up to 24 inches into the sidewalk if the minimum width for pedestrian access is maintained.

Tehachapi Zoning Code | October 2014 Adopted | 5-49

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. Stoops are exterior stairs with landings which provide access to buildings located near or at their primary frontage lines. The ground floor of the building is raised to provide some visual privacy for the rooms facing the public street. This frontage is ideal for ground floor offices or housing that is near the street.

Landscaping typically flanks the stairs in planters or grade or in decorative containers. Demarcating garden walls are allowed subject to the applicable requirements for height and materials.

Signage may be located on the wall, projecting from the building and within the front setback, as allowed.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the stoop type in the zones allowed by this Code.

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Above: Streetscape of Rowhouse BF buildings with stoop frontages.

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Above: Stoop frontage with decorative metal gate at entry to a house in a central neighborhood near shops and services.

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Above: Example of covered stoops to Rowhouse BF building that features a low fence to enclose the small area between the building and the sidewalk.

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Above: Stoop recessed into site of a former house converted to a retail shop.

5-50 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

STOOP STANDARDS 5.20.120

B. Design Standards

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D
D
A
Diagram S.1
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----- Start of picture text -----
B
C
E
----- End of picture text -----

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----- Start of picture text -----
STREET
Diagram S.2
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----- Start of picture text -----
R.O.W. BUILDING SITE
C
A
E
STREET SIDEWALK STOOP
Diagram S.3
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Tehachapi Zoning Code | October 2014 Adopted |

5-51

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. The porch frontage consists of a building set back from the frontage line with a porch attached to it within the setback area. The porch is a non-enclosed area that provides sufficient room for exterior types of furniture and pedestrian access to the building. Porches may occur in rear yards per the standards of this section.

Porches provide the necessary physical separation for the private lot from the public sidewalk, while maintaining visual connection between buildings and the public space of the street. This frontage may include balconies which extend into the front yard and side street yard as well as a low fence or wall at or near the frontage line(s).

Signage may be located on the wall, within a storefront or porch, projecting from the building, and within the front setback as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the porch type in the zones allowed by this Code.

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Above: Example of a house-form building with a porch frontage converted to a restaurant.

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Above: Example of a house with a porch frontage converted to a restaurant along with the front yard converted to a dining area.

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Above: A house with a porch frontage that has a moderate distance between the porch and the sidewalk (frontage line).

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Above: A house with a porch frontage that has a large distance between the porch and the sidewalk (frontage line).

5-52 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

PORCH TYPE STANDARDS 5.20.130

B. Design Standards

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D
C
A
Diagram P.1
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----- Start of picture text -----
B1
B2 E2
E1
STREET
Diagram P.2
----- End of picture text -----

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----- Start of picture text -----
R.O.W. BUILDING SITE
B1
A
E
STREET SIDEWALK PORCH
Diagram P.3
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----- Start of picture text -----
Porch frontages are subject to the following as applicable.
T2, T2.5 T3 T4 T4.5
Height of finished
A floor of porch within no reqmt 1.5-3 1.5-3 1.5-3
15 ft of sw
Height of finished
floor of porch beyond min 1.5 1.5-6 1.5-6 1.5-6
15 ft of sw
Depth of porch (face
min
B1 of building to inside min 10 min 8 min 8 10
face of porch columns)
Width of porch (face of
min min min
B2 building to inside face no reqmt 10 10 12
of porch columns)
Porch height btwn
C porch surface and top min 8 min 8 8-12 8-14
of porch columns
Height of wall or max max max
D no min
fence 3.5 3.5 3.5
Wall or fence along
n.a. 1 to 3 1 to 3 1 to 4
edge of sw
Width of gate along
min 3 min 3 3 to 6 4 to 8
edge of sw
Location of Porch
E per C.3.3 of zone standards
(front)
Location of Porch
(side street and side per C.3.3 of zone standards
yard)
Location of Porch
per C.3.3 of zone standards
(rear yard)
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The porch surface may be enclosed by a low wall or fence per all applicable requirements and if the materials and design are compatible with the architectural style of the building.

Porch openings shall only be enclosed by insect screens that do not reduce visibility from the sidewalk, as determined by the City. The insect screens shall be mounted to be recessed at least 2 inches from the outer face of the porch columns.

Signage is allowed on the porch or in the front yard per the signage requirements for the zone in Chapter 5.30.

The porch, stairs, ramps and all porch materials shall be designed to be compatible with the architectural style, materials, finishes and colors of the building.

Tehachapi Zoning Code | October 2014 Adopted | 5-53

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. The front yard frontage consists of the building facade being set back from the frontage line in a dimension that results in larger, landscaped areas than all of the other frontages except common yard. Front yards are fenced or unfenced, and in general, create a visually continuous landscape along the block. Landscape ranges from fully landscaped to a combination of hardscape and landscape. In response to site topography, front yards may be raised while maintaining a pedestrian-oriented streetscape.

   • Signage is located on the building wall, within a porch, on awnings, projecting from the building, and within the front setback as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the front yard type in the zones allowed by this Code.

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Above: Moderately sized front yard frontage defined by a decorative low fence and piers, maintaining visibility to and from the house.

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Above: Front yards that emphasize an open landscape and visual connection to the parkway adjacent to the curb while accommodating vehicle access along the side.

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Above: Example of a front yard raised in response to the site topography while presenting a pedestrianoriented streetscape.

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Above: Example of a large front yard with plantings that minimizes the amount of turf.

5-54 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

FRONT YARD STANDARDS 5.20.140

B. Design Standards

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B
Diagram FY.1
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----- Start of picture text -----
C A
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----- Start of picture text -----
STREET
Diagram FY.2
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----- Start of picture text -----
R.O.W. BUILDING SITE
C
D B
FRONT
STREET SIDEWALK
YARD Diagram FY.3
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Tehachapi Zoning Code | October 2014 Adopted |

5-55

Chapter 5.20 Frontage Standards

A. Description and Intent

1. Description. The common yard frontage consists of the building facade being set back from the frontage line in a dimension that results in the largest landscaped areas of all frontages. Common yards are unfenced, and in general, create a visually continuous landscape along the block because they are perceived as a larger horizontal area together with adjacent building sites. Landscape may be formal or natural.

   • Signage is located on the building wall, within a porch, on awnings, projecting from the building, and within the front setback as allowed by the zone.

2. Examples of Intended Physical Character. The following examples are illustrative of the range of physical character for the front yard type in the zones allowed by this Code.

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Above: The common yard frontage spans between adjacent building sites to generate the sense of a larger and continuous space along the fronts and sides of buildings.

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Above and below: The common yard frontage is the largest of all frontages and often provides a dramatic setting for the building through the depth of the yard and/or by keeping the natural terrain on a site.

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Above and Right: The common yard frontage emphasizes the natural terrain of an area with occasional decorative elements as highlights.

5-56 | Adopted October 2014 | Tehachapi Zoning Code

Chapter 5.20 Frontage Standards

COMMON YARD STANDARDS 5.20.150

B. Design Standards

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B
Diagram CY.1
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----- Start of picture text -----
C A
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----- Start of picture text -----
STREET Diagram CY.2
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----- Start of picture text -----
R.O.W. BUILDING SITE
D B
COMMON
STREET SIDEWALK
YARD
Diagram CY.3
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Tehachapi Zoning Code | October 2014 Adopted |

5-57

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5-58 | Adopted October 2014 | Tehachapi Zoning Code