Chapter 17.20

ESTABLISHMENT OF ZONING DISTRICTS

Sections:

• 17.20.010 Zoning maps.

• 17.20.020 Boundaries of zoning districts.

• 17.20.030 Zoning districts established.

• 17.20.040 Range of zoning district restrictiveness.

• 17.20.050 Purpose of zoning districts.

• 17.20.060 Purpose of combining districts and special purpose zones. 17.20.070 Prezoning. 17.20.080 General requirements.

The boundaries of the zones established by this chapter are not included in this title, but are shown on the official zoning maps available at the Wasco planning department and other information shown thereon shall be as much a part of this chapter as if the matters and information set forth on such maps were all fully described herein. Where an interpretation is required for the precise boundary of a zone district, such interpretation shall be made in conformance with this chapter. (Ord. 706 § 3 (Exh. A), 2019).

The Wasco Municipal Code is current through Ordinance 731, passed August 5, 2025.

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Where uncertainty exists as to the official zoning maps, the following rules shall apply:

• A. Where district boundaries are indicated as approximately following street, highway, and alley lines or lot lines, such lines shall be construed as extending to the centerline of such street, highway, or alley;

• B. In unsubdivided property or where a zoning district boundary divides a lot, the location of district boundary, unless specified by dimensions, shall be determined by use of the scale appearing on the map;

• C. In case any uncertainty exists, the planning director shall determine the location of district boundaries;

• D. Where any public street or alley is officially vacated or abandoned, the regulations applicable to abutting property shall apply to the vacated or abandoned street or alley;

E. Where any private right-of-way or easement of any railroad, railway, canal, transportation, or public utility company is vacated or abandoned, the regulations applicable to abutting property shall apply to the centerline of such vacated or abandoned property, unless said right-of-way or easement has been previously zoned. (Ord. 706 § 3 (Exh. A), 2019).

In order to classify, regulate, and restrict the uses of lands and buildings, to regulate and restrict the height, bulk and construction of buildings, to regulate the area of yards and other open spaces around buildings, and to regulate the intensity of land use and the density of population, the following base zoning districts are hereby established:

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GENERAL ZONING DISTRICTS
Agricultural Zones
A-E Exclusive Agricultural Zone
A-L Limited Agricultural Zone
Residential Zones
R-R Rural Residential Zone
R-E Residential Estate Zone
R-1-10 Single-Family Residential Zone 10,000 sq. ft. lot minimum
R-1-8 Single-Family Residential Zone 8,000 sq. ft. lot minimum
R-1-6 Single-Family Residential Zone 6,000 sq. ft. lot minimum
R-2 Medium Density Residential Zone
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The Wasco Municipal Code is current through Ordinance 731, passed August 5, 2025.

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GENERAL ZONING DISTRICTS
R-3 High Density Residential Zone
Commercial Zones
C-N Neighborhood Commercial Zone
C-O Professional Office Zone
C-D Central District Zone
C-R Commercial Retail Zone
C-H Highway Commercial Zone
C-S Service Commercial Zone
Industrial Zones
I-L Light Industrial Zone
I-H Heavy Industrial Zone
SPECIAL PURPOSE DISTRICTS
D-I Drilling Island
P-F Public Facilities Zone
O-S Recreation Open Space Zone
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Every lot or parcel of land, or portion thereof, within the incorporated city of Wasco shall be classified in one of the base zoning districts established by this section.

In addition to the base zone districts, the following combining districts are hereby established:

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COMBINING DISTRICTS
A-A Airport Approach Combining Zone
H-D Historic Downtown Combining Zone
P-D Precise Development Combining Zone
C-L Cluster Combining Zone
G-H Geologic Hazard Combining Zone
S-P Specific Plan Combining Zone
D-I Drilling Island Zone
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In addition to being classified in a base zoning district, a lot or parcel of land, or portion thereof, may be classified in one or more combining zoning districts established by this section. In such cases all building and properties

The Wasco Municipal Code is current through Ordinance 731, passed August 5, 2025.

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shall be designed in accordance with the regulations in the base and combining zone districts. (Ord. 706 § 3 (Exh. A), 2019).

References in this title to less restrictive or more restrictive zoning districts refer to the General Zoning Districts listed in Section 17.20.030. The above districts are ranked and represent a progression from the most restrictive (A-E Exclusive Agricultural) to the least restrictive (I-H Heavy Industrial) classifications. In general, a use that is permitted in one zoning district would not be permitted in a more restrictive zoning district and may not be permitted in a less restrictive zoning district. (Ord. 706 § 3 (Exh. A), 2019).

A. Exclusive Agricultural (A-E) Zone. The A-E zone is intended to designate areas suitable for agriculture uses and to prevent development of agricultural land to nonagricultural uses that will not be consistent with the general plan. Uses in the A-E zone are limited primarily to agricultural uses and other activities compatible with agricultural uses. This zone implements the general plan land use agriculture designation.

B. Limited Agricultural (A-L) Zone. The A-L zone is intended to designate areas suitable for a combination of estatetype residential development with limited agricultural activities. This zone implements the general plan land use agriculture designation.

C. Rural Residential (R-R) Zone. The R-R zone is intended to designate areas for larger lot residential development with lot sizes ranging from a minimum of twenty thousand square feet to two and one-half acres. All residential developments above one unit per acre need not be served by city sewer and water services if adequate private services can be provided. This zone implements the general plan land use estate residential designation.

D. Residential Estate (R-E) Zone. The purpose of the residential estate zone is to accommodate lots ranging in size between twelve thousand and twenty-two thousand square feet and where the overall density of an area shall be limited because of public facility, safety or aesthetic objectives. This zone implements the general plan land use estate residential designation.

E. Single-Family Residential (R-1-10) Zone (10,000 Square Foot Minimum Lot). The purpose of this zone is to designate areas which will be suitable for larger single-family homes and compatible uses. The R-1-10 zone will be characterized by the typical large lot, larger home single-family subdivision. This zone implements the general plan land use estate residential designation.

F. Single-Family Residential (R-1-8) Zone (8,000 Square Foot Minimum Lot). The purpose of this zone is to designate areas which will be suitable for conventional, single-family homes and compatible uses. The R-1-8 zone will be characterized by the typical single-family subdivision. This zone implements the general plan land use low density residential designation.

The Wasco Municipal Code is current through Ordinance 731, passed August 5, 2025.

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G. Single-Family Residential (R-1-6) Zone (6,000 Square Foot Minimum Lot). The R-1-6 zone provides for a land use pattern of predominantly single-family development with a minimum lot size of six thousand square feet. This zone implements the general plan land use low density residential designation.

H. Medium Density Residential (R-2) Zone. The R-2 zone (7.6 – 15.0 dwelling units/gross acre) provides for a land use pattern characterized predominantly by small scale attached multiple-family residential developments. Areas designated as medium density residential are to be integrated throughout the community adjacent to transportation, community services and commercial developments. This zone implements the general plan land use medium density residential designation.

I. High Density Residential (R-3) Zone. The R-3 zone (15.1 – 24 dwelling units/gross acre) provides for the highest residential densities permitted in the city. It is intended that R-3 development be located near major community facilities, business centers, and streets of at least collector capacity. This zone implements the general plan land use high density residential designation.

J. Neighborhood Commercial (C-N) Zone. The C-N zone provides for a smaller cluster of commercial establishments to serve the everyday convenience goods and personal service needs of surrounding neighborhoods. The service radius of a neighborhood commercial use is generally one mile or a fifteen-to-twentyminute walking distance. This zone implements the general plan land use neighborhood commercial designation.

K. Professional Office (C-O) Zone. The C-O zone provides areas for development as administrative, financial, business, professional, or medical offices. This zone is to be applied in and adjacent to the downtown and near major medical facilities. The zone may also serve as a buffer between retail commercial and residential areas. This zone implements the general plan land use Neighborhood Commercial, Professional Office, Central Business District, and community retail commercial designations.

L. Central District (C-D) Zone. The C-D zone provides for a mixed-use activity area in the downtown area, including retail, office, service, public, institutional, and limited residential uses. This zone implements the general plan land use central business district designation.

M. Commercial Retail (C-R) Zone. The C-R zone provides for larger clusters of commercial establishments serving community center retail including general merchandise, variety, specialty stores, larger scale retailers and uses oriented to highways in the community. This zone implements the general plan land use community retail commercial designation.

N. Highway Commercial (C-H) Zone. The C-H zone provides for localized concentrations of uses catering to the traveling public including service stations, hotels, restaurants, or other visitor-serving uses. This zone implements the general plan land use highway commercial designation.

O. Service Commercial (C-S) Zone. The C-S zone provides for commercial areas for nonretail commercial. Such uses may have characteristics that require isolation or separation from residential or other commercial uses. This zone implements the general plan land use service commercial designation.

P. Light Industrial (I-L) Zone. The I-L zone provides for an array of warehouse, distribution, processing, light manufacturing and assembly uses. This zone implements the general plan land use light industrial designation.

The Wasco Municipal Code is current through Ordinance 731, passed August 5, 2025.

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Q. Heavy Industrial (I-H) Zone. The I-H zone provides for a range of activities including heavy manufacturing, wholesale distribution, storage and industrial uses including the manufacturing of finished product from raw material. This zone implements the general plan land use heavy industrial designation.

R. Public Facilities (P-F) Zone. The P-F zone designates areas owned and maintained by public or institutional agencies such as the city, schools, hospitals, and other special districts. This zone implements the general plan land use public and institutional designation.

S. Parks Recreation and Open Space (O-S) Zone. The O-S zone designates areas for permanent open spaces, parks and related facilities for parks. This zone implements the general plan land use open space/parks designation (Ord. 706 § 3 (Exh. A), 2019).

See Chapter 17.24. (Ord. 706 § 3 (Exh. A), 2019).

The city may prezone unincorporated property adjoining the city. This process shall comply with Chapter 17.76, Amendments to Zoning Code. The zoning shall become effective upon annexation. (Ord. 706 § 3 (Exh. A), 2019).

A. Application. All land or structures shall be used and constructed in accordance with the regulations and requirements of the zoning ordinance including obtaining applicable permits prior to use initiation.

B. Conflicting Permits and Licenses to Be Voided. All permits and licenses shall be issued in conformance with the provisions of this zoning ordinance. Any permit or license issued and in conflict with this zoning ordinance shall be null and void.

C. Minimum Requirements. When interpreting and applying the regulations of this zoning ordinance, the provisions shall be the minimum requirements, unless otherwise specified.

• D. Conflict With Other Regulations.

  1. Where conflicts occur between the provisions of this zoning ordinance and the building and fire codes, or other regulations of the city, the more restrictive shall apply.

  2. It is not intended that this zoning ordinance shall interfere with, repeal, abrogate or annul any easement, covenant, or other agreement in effect at the time of adoption. Where this zoning ordinance imposes a greater restriction upon the use of structures or land, the provisions of this zoning ordinance shall apply.

The Wasco Municipal Code is current through Ordinance 731, passed August 5, 2025.

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3. Nothing contained in this zoning ordinance shall be deemed to repeal or amend any regulation of the city requiring a permit or license or both. Nor shall anything in this zoning ordinance be deemed to repeal or amend the building code of the city.

• E. Language. In interpreting this zoning ordinance, the term “shall” is mandatory, and the term “may” is permissive.

• F. Density and Intensity. The density and intensity limitations established in the zoning ordinance shall apply to each lot.

• G. Improvements. All provisions and improvements shall be installed as required by Title 16 of the Wasco Municipal Code, the city of Wasco Subdivision Ordinance and Improvement Standards. (Ord. 706 § 3 (Exh. A), 2019).