Tehachapi — Design Review

Last reviewed: July 2, 2026

Overview

Tehachapi requires an Architectural Design and Site Plan Review process (commonly called design review) for most new construction, façade changes, and expansions that affect building form or public-facing site design. The rules and thresholds are in Chapter 9.60 (Architectural Design and Site Plan Review) and are coordinated with the Transect-based zones and the code’s building form standards in Chapters 3.20 and 5.10. See the city’s rules on design review for general context.

Notes:

• The code treats review of historic resources separately via Certificates of Appropriateness in Chapter 9.20.
• Building form requirements that the review enforces are in the Building Standards chapter; consult the development standards when preparing plans.

(First mentions: "design review" linked inline to the Tehachapi zoning overview: Tehachapi Zoning. "development standards" is linked to Tehachapi Development Standards.)

What the code actually requires (core rules)

• When design review is required: An Architectural Design and Site Plan Review is required for new structures (or additions) with more than 400 square feet of floor area, changes of use that change dwelling units/parking/floor area by 25% or more, structures intended for the uses listed in Article 3 (Specific to Zones), or exterior façade work affecting 25% or more of the street-visible elevation. See § 9.60.020.

• Exemptions: Detached single‑family homes (up to two on a lot where allowed), duplexes and accessory buildings in approved subdivisions; minor additions ≤ 400 sq ft; interior tenant improvements that do not affect parking or exterior appearance; and façade work affecting less than 25% of a street-facing elevation are explicitly exempt. See § 9.60.020.B.

• Review authority: Applications required by Chapter 9.60 are reviewed by the Planning Commission unless an administrative procedure is specified otherwise; the Commission issues the approval/conditional approval/denial by resolution. See § 9.60.030 and § 9.60.050.A.

• Findings: The Commission may approve only after making findings that the project is consistent with the General Plan, applicable district development standards, protects neighboring properties from unreasonable nuisances, provides safe vehicular/pedestrian circulation, and promotes design appropriate to the zoning district. See § 9.60.050.B.

• Application materials and timing: Applications must follow the filing procedures of Chapter 9.10, include the materials identified in the Department’s handout, and the Commission will decide at or within 35 days after the public hearing (subject to appeals). See § 9.60.040, § 9.60.050.A.1, and the cross-reference to Chapter 9.10.

• Post-decision and appeals: Post-decision procedures, effective dates, time limits, and permit extension rules in Chapter 9.90 apply to design-review approvals; administrative or Commission decisions may be appealed in compliance with Chapter 10.20. See § 9.60.060 and § 9.60.070.

• Historic resources: Alterations to historic resources are reviewed under the Certificate of Appropriateness process in Chapter 9.20, which has separate findings and allows limited waivers for preservation purposes. See § 9.20.010–§ 9.20.060.

(First mentions: "parking" linked to Tehachapi Parking; "overlays" linked to Tehachapi Overlay Districts; "Historic Preservation" linked to Tehachapi Historic Preservation.)

District-by-district design-review context (Transect & Special Districts)

The Tehachapi code uses Transect-based zones; design-review expectations differ because the allowed building forms and massing are zone-specific. The code lists these zones in Chapter 3.20 and ties form/detail standards to Chapter 5.10. Use the bolded district names below when reading your project’s checklist and bring zone-specific plans to the hearing.

• T2 — Rural Edge (T2)

  • Purpose: edge-of-town, low-density rural character; see § 3.20.030.
  • Typical permitted uses: agriculture, limited rural residential and supporting uses — the code references agriculture and low-density uses as intended physical character (see Article 8.10/Open Space and Article 3 references). Specific permitted-use listings per zone are in Article 3/Article 6 (not reproduced here). Not found in retrieved materials: a consolidated permitted-use table for T2.
  • Key dimensional/form standards: house-form types and limited block-form; building standards for small‑town scale apply in Chapter 5.10 (see § 5.10.010 and tables referenced by zone). Verify allowed heights and facade placement with § 5.10 and the zone text.
  • Where it applies: mapped Transect areas identified in the Regulating Plan (see § 3.10.020). Not found in retrieved materials: parcel-level map — verify with the Planning Department.

• T2.5 — Rural General (T2.5)

  • Purpose: slightly higher intensity rural/residential than T2; see § 3.20.040.
  • Uses & standards: similar notes to T2; building forms and allowed story heights referenced in Chapter 5.10. Specific use tables not found in the retrieved snippets. Verify with the zone’s Article 3 entries.

• T3 — Neighborhood Edge (T3)

  • Purpose: transition to neighborhood-scale development; see § 3.20.050.
  • Typical uses: primarily house-form residential and limited neighborhood-serving commercial. Allowed building types and maximum stories/feet are defined in the zone and § 5.10 building standards.

• T4 — Neighborhood General (T4)

  • Purpose: pedestrian-oriented neighborhood mixed uses, more commercial/residential mix; see § 3.20.060.
  • Key form rules: allows block-form buildings and house-form; maps to specific facade and setback rules in § 5.10; maximum story limits are listed by building type in Chapter 5.10.

• T4.5 — Neighborhood Center (T4.5)

  • Purpose: higher intensity neighborhood center; see § 3.20.070.
  • Design-review emphasis: public-fronting facades, pedestrian entrances, and downtown-compatible materials per § 5.10 standards.

• T5 — Downtown (T5)

  • Purpose: highest transect intensity, downtown core; see § 3.20.080.
  • Typical permitted uses/standards: block-form buildings, up to 3 stories / 35 ft for some building types (see Table summaries in Chapter 3.20 and the Building Standards Chapter 5.10). Confirm allowable uses in Article 6.

• SD2.1 — Tehachapi Blvd. West (SD2.1)

  • Purpose: special district for Tehachapi Blvd. corridor; see § 3.20.090.
  • Design-review implications: corridor standards and frontage/building placement rules apply; consult Chapter 5.10 for facade and parking relationships. Not found in retrieved materials: corridor-specific permitted uses and dimensional table in full. Verify with staff.

(First mention: "landscaping" link to Tehachapi Landscaping and Screening; "ADUs" link to Tehachapi ADUs.)

Most decision-relevant standards (quick reference table)

Checklist — what an applicant must provide / satisfy

• Prepare and file an Architectural Design and Site Plan Review application per § 9.60.040 and Chapter 9.10 (use the city’s department handout).
• Site plan and elevations showing façade treatment, materials, and any exterior changes that affect street-facing elevations (show % of façade work if applicable). § 9.60.020, § 9.60.040.
• Demonstrate compliance with applicable zone form standards in § 5.10 (setbacks, facade locations, story limits).
• Parking plan showing required spaces and access consistent with Chapter 4.50 (see the city’s parking standards).
• Circulation, drainage, and landscape/screening plans (where required) — reference Chapter 4.40 and landscaping standards.
• Payment of application fee and any required security/performance guarantee per § 9.90.050.
• If the project affects a historic resource, file a Certificate of Appropriateness application and address the § 9.20 findings.

Risks & Ambiguities

Plain-English summary

If your project adds more than 400 sq ft, substantially changes the building’s street-facing look, or increases units/parking/floor area by 25%+, you’ll need an Architectural Design and Site Plan Review with the Planning Commission; small home additions, most single-family houses, and minor interior work are normally exempt. The Commission must find your project fits the General Plan, the zone’s design/form rules, protects neighbors, and provides safe access before approving. § 9.60.020–9.60.050.

Source References

• Tehachapi Zoning Code — Chapter 9.60, Architectural Design and Site Plan Review (Purpose, Applicability, Review Authority, Application Requirements, Findings, Post-Decision, Appeal): § 9.60.010–9.60.070.
• Tehachapi Zoning Code — Chapter 9.20, Certificates of Appropriateness (historic resource review, waivers): § 9.20.010–9.20.060.
• Tehachapi Zoning Code — Chapter 3.20 (Transect Zones list and zone section references T2–T5, SD2.1): § 3.20.010–3.20.090.
• Tehachapi Zoning Code — Chapter 5.10, Building Standards and Zone-based form standards (facade, building types, story limits): § 5.10.010–5.10.040.
• Tehachapi Zoning Code — Chapter 9.90, Permit Implementation and time limits (post-decision rules, performance guarantees): § 9.90.010–9.90.060.

(Also consult the city’s department handout and the Regulating Plan/map at the Planning counter — not reproduced in the uploaded excerpts.)

Retrieved passages

• Tehachapi Zoning Code (Chapter 9.10) High relevance show source text
• Tehachapi Zoning Code (Chapter 9.50) High relevance show source text
• Tehachapi Zoning Code (Article 3) High relevance show source text
• Tehachapi Zoning Code (Chapter 9.60) Medium relevance show source text
• Tehachapi Zoning Code (Section 1.10.030) Medium relevance show source text
• Tehachapi Zoning Code (Chapter 5.10) Medium relevance show source text
• Tehachapi Zoning Code (Section 9.20.050) Medium relevance show source text
• Tehachapi Zoning Code (Section 3.3.min) Medium relevance show source text

Cited sections

• Tehachapi Zoning Code — Chapter **9.60**, Architectural Design and Site Plan Review (Purpose, Applicability, Review Authority, Application Requirements, Findings, Post-Decision, Appeal): **§ 9.60.010–9.60.070**. fileciteturn0file1turn0file0 (§ 9.60.010)
• Tehachapi Zoning Code — Chapter **9.20**, Certificates of Appropriateness (historic resource review, waivers): **§ 9.20.010–9.20.060**. fileciteturn0file10turn0file6 (§ 9.20.010)
• Tehachapi Zoning Code — Chapter **3.20** (Transect Zones list and zone section references **T2–T5, SD2.1**): **§ 3.20.010–3.20.090**. (section references)
• Tehachapi Zoning Code — Chapter **5.10**, Building Standards and Zone-based form standards (facade, building types, story limits): **§ 5.10.010–5.10.040**. (§ 5.10.010)
• Tehachapi Zoning Code — Chapter **9.90**, Permit Implementation and time limits (post-decision rules, performance guarantees): **§ 9.90.010–9.90.060**. (§ 9.90.010)
• Tehachapi_ZoningCode.md

• Official Tehachapi code library