Wasco — Historic Preservation

Last reviewed: July 6, 2026

Overview

Wasco’s historic-preservation rules live inside Title 17 Zoning as the Historic Downtown combining district. The city layers the H-D overlay on top of the C-D Central District base zone to protect downtown’s historic buildings, streetscape, and storefront character, while allowing infill and adaptive reuse that match the district’s design intent (§ 17.24.040; see also the separate Historic Downtown Policy and Design Plan referenced in the code) . If you are working in the H-D, expect targeted standards for height, setbacks along 7th Street, signage, parking near public lots, and a tailored design review process (§ 17.24.040(D), (E), (H)) .

In the H-D overlay, any exterior rehabilitation, alteration, new construction, enlargement, paint, or demolition generally requires a downtown design review application before approvals can be issued (§ 17.24.040(B)(2), (H)) .

How Wasco’s ordinance implements “historic preservation”

• The city creates a specific overlay, the Historic Downtown (H-D) combining district, to “facilitate protection and revitalization” of historic structures and the downtown fabric (§ 17.24.040(A)(1)) . Its boundaries are mapped in Figure 2-1 and described by street segments around 6th–8th Streets and the BNSF right-of-way (§ 17.24.040(A)(2)) .
• The H-D is combined with the C-D base zone; parcels show up as C-D-H-D. Uses are those allowed in the C-D, subject to H-D add-ons and exceptions (§ 17.24.040(A)(3), (B)(1)) .
• The overlay provides development standards (e.g., a 7th Street build-to line, reduced onsite parking near public lots) and requires consistency with the separate Historic Downtown Policy and Design Plan (§ 17.24.040(D)) .

District-by-district

Historic Downtown combining district (H-D) — applied as C-D-H-D

• Purpose and where it applies: Protect and revitalize the downtown’s historic buildings and sites within mapped boundaries centered on 7th Street (§ 17.24.040(A)) . The overlay supplements and, on conflicts, supersedes the base zone (§ 17.24.040(D)) .
• Typical permitted uses: Those allowed by the underlying C-D zone (see below), with added permit rules in H-D. Any use needing an ABC license requires a CUP unless it’s a sit‑down restaurant with incidental alcohol; new wireless or water towers and above‑ground utilities require a CUP (§ 17.24.040(B)(1)) .
• Prohibited uses in H-D: Adult-oriented businesses, smoke shops, internet/cyber cafés, and new vehicle-oriented formats where cars cross sidewalks; expanding existing vehicle-serving features needs a CUP (§ 17.24.040(C)) .
• Design review triggers and process: Any rehabilitation, renovation, alteration, reconstruction, painting, enlargement, demolition, or new construction, including parking lots, requires a downtown design review application with site plans, elevations, material samples, and any proposed signs/lighting/landscaping (§ 17.24.040(B)(2)) . The planning director decides, may condition approvals, and issues an action letter; approvals expire in one year without progress; noncompliant work can trigger revocation (§ 17.24.040(H)(1)–(6)) . Minor work is exempt (awnings repair; replacement windows/doors/roofs; painting with approved colors; single-family dwelling alterations) (§ 17.24.040(H)(8)) . Demolition in H-D requires planning approval via site plan review and a demolition permit (§ 17.24.040(I)) .
• Dimensional and form standards:
  • Minimum lot area: none; Density: 1,500 sq ft of lot area per dwelling unit (§ 17.24.040(D), Table 2‑11) .
  • Setbacks: 0 ft typical; along 7th Street the first floor must build to the front property line and to the side-street line to the first alley; up to 10 ft recess for outdoor dining/courtyards may be approved (§ 17.24.040(D), Table 2‑11) .
  • Height/Stories: 45 ft and up to 4 stories (§ 17.24.040(D), Table 2‑11) .
• Parking in H-D: Within 400 ft of a public parking lot, no onsite parking is required; beyond that, Chapter 17.36 applies, and the director can reduce required spaces; immediately adjacent on‑street spaces may count (§ 17.24.040(D), Table 2‑11) . Off‑street loading is not required in the H-D (§ 17.36.090) . See parking.
• Site and streetscape details:
  • New canopies on older buildings must match existing style, materials, colors; fences/walls along streets capped at 6 ft and at least 50% transparent using specified materials; landscaping follows § 17.34.030 unless modified by the director or the H-D design guidelines (§ 17.24.040(D)) .
  • Parking lots should be behind buildings; no new lots between storefronts and the street; no direct auto access to 7th Street unless approved by CUP (§ 17.24.040(D)(6)) .
• Signs in H-D: A sign permit is required; H-D sign rules control over general sign rules in conflicts; copy changes on cabinet signs are prohibited; wall signs are limited to 1 sq ft per lineal foot of building frontage (§ 17.24.040(E)) . See signage.
• Special exceptions: Because many H-D buildings share walls and sit on lot lines, the director may initiate or recommend exceptions to building design, signage, landscaping, setbacks, fencing, and screening when that better serves the district, per § 17.52.090 (variance procedures) (§ 17.24.040(H)(7)) . See variances and exceptions.

Central District base zone (C-D) — as it applies within H-D

• Purpose and relationship: The H-D overlay rides on the C-D base zone, so allowed uses and general development standards begin with C-D and are then supplemented/superseded by H-D (§ 17.24.040(A)(3), (D)) .
• Typical permitted uses in C-D (examples): ATMs; financial institutions; business/professional offices; medical offices/clinics; event centers/ballrooms; bowling/pool halls; sit‑down restaurants (bars/taverns generally need a CUP); certain fast‑food formats; additional commercial services shown in Table 2‑6 (§ 17.22.070, Table 2‑6 excerpts) . H-D then adds its own use limits (e.g., prohibiting adult businesses and new drive-through formats) (§ 17.24.040(C)) .
• Parking flexibility: Within the C-D (and especially H-D), credits may be granted for nearby on‑street or public‑lot spaces under Chapter 17.36, in addition to H-D’s 400‑ft rule (§ 17.36.050–.060 excerpts; § 17.24.040(D)) .

Key H-D Standards and Triggers

Practical notes:

• Appeals: Downtown design review decisions are final unless appealed under Chapter 17.72; general review authorities are summarized in § 17.50.030 (Table 5‑1) (§ 17.24.040(H)(4); § 17.50.030) .
• Sidewalk merchandising: Sidewalk sales/displays are prohibited in the right‑of‑way unless separately permitted; strict 72‑hour cap (§ 17.24.040(C)(5)) .

See the Wasco zoning & planning overview for context, Wasco Zoning for district maps/labels, Overlay Districts for how overlays function citywide, and Landscaping and Screening for general landscape rules referenced in H-D. If work intersects building safety, refer to the California Building Standards Code. For nonconforming structures/uses in older buildings, see Nonconforming Uses.

Checklist

• Confirm your parcel’s zoning is C-D-H-D and locate the site within the H-D boundaries (§ 17.24.040(A)(2)–(3)) .
• Scope whether your proposal triggers downtown design review (nearly all exterior work, paint, new construction, demolition) (§ 17.24.040(B)(2), (H)) .
• Assemble submittals: site plan, elevations/sections, material/color samples, sign and lighting info, and any landscape plans (§ 17.24.040(B)(2)) .
• Align storefronts with the 7th Street build-to requirement; verify any courtyard/dining recess (≤10 ft) (§ 17.24.040(D), Table 2‑11) .
• Check on-site parking status: if within 400 ft of a public lot, none is required; otherwise see Chapter 17.36 and possible reductions/credits (§ 17.24.040(D); § 17.36.050–.060 excerpts) .
• Verify sign design and get a sign permit; cabinet copy changes require new conforming signage (§ 17.24.040(E)) .
• If demolition is proposed, obtain site plan review approval and then the demolition permit (§ 17.24.040(I)) .
• If your project needs relief from H-D standards, discuss a variance route with staff (§ 17.52.090; referenced via § 17.24.040(H)(7)) and see Variances and Exceptions .

Risks & Ambiguities

Plain-English Summary

Downtown Wasco has its own historic overlay. If your building is in the C-D-H-D area, you’ll align storefronts to the sidewalk, follow special sign and facade rules, and usually file a downtown design review before you change exteriors, build new, or demolish. Near public parking lots you might not need onsite parking, and the city can grant practical exceptions when that better preserves downtown character—all per § 17.24.040 .

Source References

• § 17.24.040 Historic Downtown combining district (purpose, boundaries, uses, standards, signs, design review, demolition) .
• § 17.22.070 Table 2‑6 (illustrative C-D permitted uses and CUPs) .
• § 17.36.050–.090 (parking credits/alternatives; off-street loading exemption for H-D) .
• § 17.50.030 Table 5‑1 (review authority) .

Retrieved passages

• Wasco Zoning Code (Section 17.34.030) High relevance show source text
• Wasco Zoning Code (§ 3) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (Chapter 17.72.) Medium relevance show source text
• Wasco Zoning Code (§ 3) Medium relevance show source text
• Wasco Zoning Code (chapter shall) Medium relevance show source text
• Wasco Zoning Code (Title 17) Medium relevance show source text
• Wasco Zoning Code (Chapter 5.40) Medium relevance show source text
• Wasco Zoning Code (section shall) Medium relevance show source text

Cited sections

• § 17.24.040 Historic Downtown combining district (purpose, boundaries, uses, standards, signs, design review, demolition) . (§ 17.24.040)
• § 17.22.070 Table 2‑6 (illustrative C-D permitted uses and CUPs) . (§ 17.22.070)
• § 17.36.050–.090 (parking credits/alternatives; off-street loading exemption for H-D) . (§ 17.36.050)
• § 17.50.030 Table 5‑1 (review authority) . (§ 17.50.030)
• Wasco_ZoningCode.md