Chapter 17.30 — SITE PLANNING AND GENERAL DEVELOPMENT STANDARDS

Sections:

• 17.30.010 Building across property lines.

• 17.30.020 Canopy structures.

• 17.30.030 Fences and walls.

• 17.30.040 Height of buildings and measurement.

• 17.30.050 Exterior lighting.

• 17.30.060 Mechanical equipment and utilities.

• 17.30.070 Minimum lot size interpretation.

• 17.30.080 Screening and storage.

• 17.30.090 Setback measurements and exceptions.

• 17.30.100 Solar energy systems.

• 17.30.110 Swimming pools.

• 17.30.120 Yard encroachments.

Provided legal parcels of record are owned by the same property owner(s), a building or buildings that establish the main use may be developed across property lines to merge the properties into one parcel for the determination of property development standards. A lot merger or lot line adjustment shall be required as a condition of approval. (Ord. 706 § 3 (Exh. A), 2019).

The following regulations apply to canopies and canopy structures as defined in Chapter 17.90, Definitions:

• A. Canopy Structures in Residential Zones.

  1. Permanent canopy structures are prohibited in the front yard area.

  2. Temporary canopies and tents of any size may be erected in any location with the exception of the front setback and/or street side setback areas, for a period of not more than three days.

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

Page 66 of 295

Title 17 Zoning | Wasco Municipal Code

• B. Canopy Structures in All Other Zones.

  1. Permanent canopy structures are permitted in the rear yard area only, subject to issuance of a site plan review approval.

  2. Temporary canopies and tents of any size may be erected in any nonresidential zone in any location on a lot subject to the issuance of a temporary use permit.

  3. Decorative awnings constructed as a component or feature of an overall architectural design are allowed as an architectural projection. Awnings that project over a public right-of-way shall be subject to issuance of an encroachment permit. (Ord. 706 § 3 (Exh. A), 2019).

The following regulations apply to the construction and maintenance of fences and walls:

• A. Development Standards.

1. Fencing or wall materials, colors, textures and design of the fence or wall shall be compatible with on-site development and adjacent properties. The planning director, through the site plan review process, may make exceptions to the use of prohibited materials as shown in subsection (A)(7) of this section, based on architectural design and compatibility with surrounding development.

2. Fence or wall height shall be measured from the lowest adjacent grade to the uppermost part of the fence or wall except as allowed in subsection (A)(3) of this section.

3. Where there is a difference in grade between adjoining property boundaries, a fence or wall height shall be measured from the higher of the two adjoining property grades so that the higher property may still achieve a six-foot to seven-foot fence or wall height. Such condition may require the fence or wall to be combined with a retaining wall (see Table 3-1).

4. Temporary construction fencing that is of a chain link or wire type may be allowed within the front and street side setback areas with the issuance of a temporary use permit.

5. All fences and walls shall be subject to the height limitations described in Table 3-1, Fence and Wall Heights/Setbacks. The community development director, through the site plan review process, may make exceptions to the height limitations as shown in Table 3-1, based on architectural design and compatibility of surrounding development.

6. The corner lot street side setback for a fence or wall shall be three feet (see Table 3-1, Fence and Wall Heights/Setbacks).

7. Prohibited materials shall include:

   • a. Razor or concertina wire in conjunction with a fence or wall.

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

Page 67 of 295

Title 17 Zoning | Wasco Municipal Code

• b. Barbed wire or electrified fence except in A-E or R-R zones for animal control.

c. Chain link, except in the I-L (light industrial), I-H (heavy industrial), and C-S (service commercial) zone districts.

Table 3-1. Fence and Wall Heights/Setbacks

==> picture [432 x 257] intentionally omitted <==

----- Start of picture text -----
Location Maximum Height Setbacks
Zones With Setback Requirements
Within front setback 4 ft.
Within interior side/rear setback 7 ft.
At ≥ 3 ft. of street side property line 7 ft.
Within 10 ft. of alley and street 4 ft.
intersections
Zones With No Setback Requirements
Within 15 ft. of front property line 4 ft.
At ≥ 5 ft. of street side property line 7 ft.
Setbacks
Street side on corner lot
3 ft. [1 ]
----- End of picture text -----

Notes:

1 Setback may be adjusted to zero feet with director’s approval. A block retaining wall shall be required where a grade difference exists between the building pad elevation and the sidewalk elevation.

Figure 3-1. Fence and Wall Height With a Grade Difference

==> picture [216 x 173] intentionally omitted <==

(Ord. 723 § 1, 2023; Ord. 706 §3 (Exh. A), 2019).

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

Page 68 of 295

Title 17 Zoning | Wasco Municipal Code

Structure height and the required methods for measuring the height of structures in compliance with the height limits established in Division 2 zoning districts are described as follows:

A. Maximum Height of Structures. The height of each structure shall not exceed the height limit established for the applicable zoning district in Division 2, Zoning Districts, Allowable Uses and Standards, except as otherwise provided by this section.

B. Height Measurement. The maximum allowable height shall be measured as the vertical distance from the finished grade of the site to an imaginary plane at the allowed number of feet above and parallel to the finished grade.

C. Exceptions to Height Limits. The height of telecommunications facilities may exceed the height limits established within the various zoning districts described in Division 2. The height of telecommunications facilities, including antennas, poles, towers, and necessary appurtenances shall comply with Chapter 17.42 in Division 4, Standards for Specific Land Uses.

D. No penthouse or roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment, towers, steeples, roof signs, or other structures shall exceed the height limits provided in Division 2 of this title. (Ord. 706 § 3 (Exh. A), 2019).

Outdoor lighting on private property shall comply with the following requirements:

• A. Development Standards.

  1. Outdoor lighting shall use energy-efficient (high pressure sodium, low pressure sodium, compact fluorescent, LED, or other lighting technology of equal or greater energy efficiency) fixtures/lamps.

  2. Lighting shall be shielded or recessed so that direct glare and reflections are confined to the maximum extent feasible within the boundaries of the site, and shall be directed downward and away from adjoining properties and public rights-of-way.

  3. No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness.

  4. Lighting fixtures shall incorporate full-cutoff features to avoid glare and up-light. (Ord. 706 §3 (Exh. A), 2019).

Mechanical equipment and utility screening shall comply with the following requirements:

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

Page 69 of 295

Title 17 Zoning | Wasco Municipal Code

• A. Development Standards.

  1. Mechanical equipment shall be located within the building or ground mounted, and if ground mounted shall be screened from public view.

  2. All residential air conditioning units shall be ground mounted and screened from public view.

  3. Electrical boxes, gas meters, landscape irrigation equipment, and similar utility boxes shall either be painted to match the structure or screened by landscaping from public view. (Ord. 706 §3 (Exh. A), 2019).

For the purpose of complying with the minimum lot size and minimum lot area per dwelling unit requirements, and other provisions of this chapter, the lot sizes or lot areas shall be net lot area and based on fractions or multiples of one acre equal to forty-three thousand five hundred sixty square feet. (Ord. 706 §3 (Exh. A), 2019).

The following screening and storage requirements shall apply as indicated:

• A. Development Standards.

  1. Where commercial or industrial property adjoins a residential zone, a six-foot high solid concrete block or masonry wall shall be located on the property line except in a required front yard, or the street side setback of a corner lot.

2. Approved uses that are not conducted entirely within a completely enclosed structure, on a site across a street or alley from a residential district shall be screened by a concrete block or masonry wall and be landscaped along the frontage of the wall to a height to be determined by the planning director. No materials or equipment shall be stored to a height greater than that of the wall or fence.

3. In a C-N, C-O, C-R, C-H and C-D district, all businesses, services and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas, gasoline service stations, outdoor dining areas, nurseries, and garden shops.

4. Where commercial or office uses are so situated abutting property zoned for single-family residential use, the second story of the structure to be occupied as a commercial or office use shall be designed to limit visibility onto the adjacent residential property.

5. For industrial developments utilizing outside storage, the areas devoted to outside storage shall be treated with a dust binder or other dust control measure, as approved by the planning director. Screening, if required due to adjoining residential uses, shall also be provided.

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

Page 70 of 295

Title 17 Zoning | Wasco Municipal Code

6. All trash receptacles shall be screened so that they are not visually obtrusive from any off-site location. The location and method of screening for all trash receptacles shall be approved by the planning director. (Ord. 706 §3 (Exh. A), 2019).

This section establishes standards for the measurement of setbacks and required setback areas. These provisions are intended to provide for open areas around structures, access to natural light and ventilation, separation of incompatible uses, space for privacy, and access to structures for maintenance and safety.

A. Measurement of Setbacks.

1. All setbacks shall be measured at right angles from the designated property line to the building or structure, and the setback line shall be drawn parallel to and at the specified distance from the corresponding front, side, or rear property line (See Figure 3-2, Setback Measurements).

2. Front Setback. A front setback shall be measured at right angles from the nearest point on the public right-of-way at the front of the parcel (or edge of access easement on a private street) to the nearest point of the wall of the structure.

3. Side Setback, Interior. A side setback shall be measured at right angles from the nearest point on the interior side property line of the parcel to the nearest point of the wall of the structure, establishing a setback line parallel to the interior side property line, which extends between the front and rear setbacks.

4. Street Side Setback. A street side setback shall be measured from the nearest point on the side property line coterminous with the street side public right-of-way, establishing a setback line parallel to the public street right-of-way. The street side setback extends between the front setback and the rear property line.

5. Rear Setback. A rear setback shall be measured at right angles from the nearest point on the rear property line of the parcel to the nearest point of the wall of the structure, establishing a setback line parallel to the rear property line.

B. Setback Exceptions.

1. Where a front or street side “build-to-line” requirement is established by the applicable zoning district, a proposed structure shall instead comply with the build-to-line requirement.

A build-to-line specifies the required location of new structures with respect to the street frontages of a site, so that proposed buildings will effectively assist in shaping the public space of streets and enhance the pedestrian experience.

2. Front Setback Averaging. Notwithstanding any of the minimum front yard setbacks required in all of the residential districts, the front yard minimum setback specified in these districts may be reduced where lots

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

Page 71 of 295

Title 17 Zoning | Wasco Municipal Code

comprising forty percent or more of the frontage on one side of a street between intersecting streets are developed with buildings having an average front yard with a variation of not more than ten feet.

In such cases, no building newly erected or structurally altered may project beyond the average front yard line established by the existing buildings. In making this determination, buildings located more than thirty-five feet from the front property line or buildings facing a side street on a corner lot shall not be counted. In no case shall any building or structure be located within any planned future right-of-way.

Figure 3-2. Setback Measurement

==> picture [409 x 482] intentionally omitted <==

• (Ord. 706 §3 (Exh. A), 2019).

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

Page 72 of 295

Title 17 Zoning | Wasco Municipal Code

A. It is the intent of this section to protect and maintain the importance of solar energy systems in implementing sustainability goals and policies of the city, and to implement all solar energy regulations as appropriate per the laws of the state of California.

B. Location and Performance Standards. In any single-family or two-family (duplex) dwelling, solar energy shall be permitted subject to the following provisions:

1. The city shall not require approval for any solar energy system based on the approval of the system by an association, as that term is defined in Section 4080 of the Civil Code.

2. Ground-mounted systems shall conform to the setback requirements for the main structure and shall be located outside the front yard area to minimize their visibility from any public right-of-way.

3. Where practical, solar collector panels shall be roof mounted.

4. Roof-mounted collector panels shall be flush mounted at the same or as close as possible to the pitch of the roof, and where feasible, be placed in the location least visible from public streets, without reducing the operating efficiency of the collectors.

5. Equipment appurtenant to solar collectors, including electrical and related fixtures, shall be installed within a structure on which the collectors are mounted, and painted to match the building, where feasible, or shall be screened from public view.

6. A solar panel or module array shall not exceed the maximum permitted building height as set forth in this zoning code.

7. Solar energy systems for producing electricity shall meet all applicable safety and performance standards established by the California Electrical Code, the Institute of Electrical and Electronics Engineers, and accredited testing laboratories such as Underwriters Laboratories regarding safety. (Ord. 706 §3 (Exh. A), 2019).

• A. Swimming pool design and construction shall comply with the following requirements:

• B. Development Standards.

1. Location on Property. Swimming pools, including walk-around areas or aprons, shall not be located within the front yard, side yard, or street side yard setback areas. Swimming pools shall be located a minimum of five feet from the rear property line. However, the walk-around/apron area may encroach two and one-half feet into the rear five-foot area. Swimming pool equipment shall not be located within a street side yard or front yard setback area. Pumps, heaters, and other noise producing mechanical equipment shall not be

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

Page 73 of 295

Title 17 Zoning | Wasco Municipal Code

located within fifteen feet of a bedroom window on adjoining property. Swimming pools shall not be located closer than ten feet to any building unless stamped engineering calculations reviewed by the building official demonstrate that placement closer than ten feet will not compromise the structural integrity of that building or foundation.

2. Screening. The swimming pool area shall be screened from view on all sides by way of a six-foot high solid wood fence, solid masonry wall, or similar barrier. Perimeter fencing on a lot may suffice for this purpose upon review and approval by the planning director. Swimming pool equipment shall be shielded to prevent noise.

3. Lighting. Any outdoor lighting of the pool area shall be positioned and directed so that it does not illuminate adjoining property, and shall comply with the requirements of Section 17.30.050.

4. Noise. The swimming pool shall be operated so as not to create a noise nuisance.

5. Maintenance. Swimming pools shall be maintained to be in good working order so as not to create a health and safety hazard.

6. Filling/Emptying. Emptying and filling of a swimming pool shall conform to any council adopted water stage (see Chapter 13.22) during declared droughts or water emergencies by the city of Wasco.

7. Site Plan Review. Prior to the issuance of a building permit, a site plan depicting the location of the swimming pool, pool equipment, fencing, adjacent buildings, and property lines, shall be submitted to the planning department for review and approval. (Ord. 706 §3 (Exh. A), 2019).

A. Where yards are required by this chapter, those yards shall not be less in depth or width than the minimum dimension specified for any part, and they shall be at every point open and unobstructed from the ground upward, except as provided for in subsection (B) of this section.

• B. Development Standards.

  1. Cornices, canopies, eaves, or other similar architectural features not providing additional floor space within the building may extend into a required front, side, or rear yard no more than three feet.

2. Open, unenclosed, covered porches, platforms or landing places or other structures which are open on two or more sides which do not extend above the level of the first floor of the building may extend into any front or rear yard not more than six feet (see Tables 2-4 and 2-5). No variance may be granted for enclosure of these porches, platforms or landings.

3. Notwithstanding any of the minimum front yard setbacks required in all of the residential districts, the front yard minimum setback specified in these districts may be reduced where lots comprising forty percent or more of the frontage on one side of a street, between intersecting streets, are developed with buildings

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

Page 74 of 295

Title 17 Zoning | Wasco Municipal Code

having an average front yard with a variation of not more than ten feet, and that average front setback is less than the minimum front setback specified for the district. In such cases, no building newly erected or structurally altered may project beyond the average front yard line established by the existing buildings.

4. Carport and garage structures with alley access may extend into the rear yard setback up to ten feet, providing there is a minimum vehicular back-out distance of twenty-five feet from the carport or garage entrance. (Ord. 706 §3 (Exh. A), 2019).