Wasco — Land Use

Last reviewed: July 6, 2026

Overview

This page distills what Wasco’s zoning code says about what uses are allowed on land and where. The rules live in Title 17 Zoning of the Wasco Municipal Code, with the allowed-use tables and development standards doing most of the heavy lifting. Start at the land use tables for your zone, then layer on any specific-use regulations, overlays, and development standards before you look at parking or design review. For broader context, see the Wasco zoning & planning overview and Wasco Zoning.

The most important idea: If a use is not listed in the land use tables, it isn’t allowed unless the City makes a “similar use” determination. Uses are allowed as P (permitted), C (conditional use permit required), or T (temporary use permit), per the tables and § 17.22.010, § 17.22.030, and § 17.22.040, with the “similar use” process in § 17.52.030.

How the code organizes land use

• Allowed uses and required permits appear in three tables:
  • Table 2-1 (Agriculture/Open Space/Public Facility) under § 17.22.050.
  • Table 2-3 (Residential) under § 17.22.060.
  • Table 2-6 (Commercial/Industrial) under § 17.22.070.
• Dimensional standards are in:
  • Table 2-4 (Single-Family Residential) and Table 2-5 (Multifamily) under § 17.22.065.
  • Table 2-7 (Commercial/Industrial) under § 17.22.075.
• Overlay districts modify base zoning where mapped (notably the Historic Downtown H-D combining district at § 17.24.040 and the Specific Plan Overlay at § 17.24.020).

District-by-district breakdown

Agriculture/Open Space/Public Facility districts

• Purpose and where they apply: These districts implement the City’s agriculture, park/open space, and public/institutional designations on the zoning map; use Table 2-1 for what’s allowed (§ 17.22.050).
• Typical allowed uses:
  • Beekeeping and domestic crops are permitted in A-E and A-L; farmers markets can be permitted in A-L, O-S, and P-F (Table 2-1).
• Key standards:
  • Maximum height typically 35 ft for A‑E/A‑L principal buildings; minimum 100 ft separation between residential and livestock structures (§ 17.22.055; Agriculture/Open Space standards table).
• Notes:
  • Mineral extraction has specific CUP/TUP triggers and reclamation standards (§ 17.44.060–.070).
  • Williamson Act (agricultural preserves) provisions appear in Chapter 17.48 (e.g., reclamation standards for extraction at § 17.48.050).

Subdistricts:

• A‑E Exclusive Agricultural: Emphasizes farming and related uses; see Table 2-1 for auctions, wineries, livestock, and storage uses with P/C designations (§ 17.22.050).
• A‑L Limited Agricultural: Similar to A‑E with more limited scope and urban-edge compatibility; uses per Table 2-1 (§ 17.22.050).
• O‑S Parks, Recreation and Open Space: Public park/open space uses; some community gardens and events allowed (Table 2-1).
• P‑F Public Facilities: Public/institutional facilities; community gardens and farmers markets may be allowed per Table 2-1.

Residential districts

Use Table 2-3 for the allowed uses in each residential district (§ 17.22.060). Development standards are in Table 2-4 (R-R through R‑1‑6) and Table 2-5 (R‑2, R‑3) under § 17.22.065.

• General patterns:
  • Single-family is permitted in R‑R, R‑E, R‑1‑10, R‑1‑8, R‑1‑6; duplex and multifamily move into R‑2 and R‑3 (Table 2‑3).
  • ADUs are permitted in all residential districts and many mixed/commercial contexts per Table 2‑3 and § 17.40.010; see our Wasco ADUs guide.
  • Home occupations are allowed as an accessory use subject to standards (§ 17.40.130; see also performance limits excerpted under home occupations).

Subdistricts and highlights:

• R‑R Rural Residential: Large-lot single-family; front setback typically 35 ft; single-family permitted (Table 2‑3; Table 2‑4).
• R‑E Residential Estate: Estate lots, front setback 25 ft (Table 2‑4); single-family permitted (Table 2‑3).
• R‑1‑10 / R‑1‑8 / R‑1‑6 Single-Family: Conventional lots with 20 ft front setback and 5 ft side setbacks; single-family permitted (Table 2‑3; Table 2‑4).
• R‑2 Medium Density: Duplex and multifamily permitted; typical 20 ft front and 5 ft sides (Table 2‑3; Table 2‑5).
• R‑3 High Density: Highest densities; up to 4 stories/45 ft; multifamily permitted (Table 2‑3; Table 2‑5).

Accessory structures in residential zones have citywide caps and setbacks (e.g., 3 ft side/rear; 12 ft height limit, with R‑R/R‑E exceptions) under § 17.40.020 and the residential tables.

Commercial districts

Use Table 2‑6 for allowed uses (§ 17.22.070) and Table 2‑7 for core development standards (§ 17.22.075).

• C‑N Neighborhood Commercial: Neighborhood-serving retail and services; typical front setback 20 ft (Table 2‑7). Convenience stores and general retail are permitted; car wash and oil/lube require C in some cases (Table 2‑6; specific use regs apply to alcohol at § 17.40.040).
• C‑O Professional Office: Office/medical uses are permitted; residential by CUP in some cases (Table 2‑6); front setback 20 ft (Table 2‑7).
• C‑D Central District: Downtown mixed-use core; theaters, hotels, and many retail and service uses are permitted/conditionally permitted (Table 2‑6). Front setback 15 ft; interior side 0 ft (Table 2‑7). Alcohol-related uses carry CUP/special rules (§ 17.40.040).
• C‑R Commercial Retail: Community-scale retail centers; vehicle sales, theaters, and many retail uses permitted (Table 2‑6); front setback 20 ft (Table 2‑7).
• C‑H Highway Commercial: Highway-oriented services; hotels, restaurants, auto services (Table 2‑6); front setback 20 ft (Table 2‑7).
• C‑S Service Commercial: Service/repair, contractor yards and more intensive commercial; many uses are P or C here (Table 2‑6); front setback 5 ft (Table 2‑7).

Key commercial-specific use rules:

• Alcohol sales have permit triggers by store type/size and over-saturation (§ 17.40.040).
• Drive‑through restaurants have extra standards (§ 17.40.100; see Table 2‑6 C/P notes).

Industrial districts

• I‑L Light Industrial: Warehousing, light manufacturing/assembly are typically permitted; some heavier uses need a CUP (Table 2‑6). Setbacks often front 20 ft; side 0 ft (Table 2‑7).
• I‑H Heavy Industrial: Heavier manufacturing and processing (often P), with the most intensive uses confined here (Table 2‑6). Adult-oriented businesses are only allowed here and require a CUP (§ 17.40.030). Front setback 15 ft (Table 2‑7).

Overlay districts and special purpose areas

• Historic Downtown (H‑D) Combining District: Applied over the C‑D base zone and shown as C‑D‑H‑D. Uses default to the C‑D table with added CUP triggers (e.g., alcohol) and a mandatory design review submission for exterior work (§ 17.24.040(B)–(D)). Selected standards: 0 ft front setback on 7th Street (first floor at property line), up to 45 ft (four stories) height, and buildings within 400 ft of public lots may have no on-site parking (§ 17.24.040(D); Table 2‑11).
• Parking credits and exemptions for H‑D are mirrored in the parking chapter (§ 17.36.040–.060 references), which also allows credit for nearby public spaces in the C‑D area. See our Wasco Parking page for application nuances (§ 17.36.040(C)).
• Specific Plan Overlay: Replaces default standards with those adopted in an approved plan; minimum 5 acres; all core standards are “as set by the specific plan,” with City findings for superior design (§ 17.24.020(C); Table 5‑2). See our Wasco Overlay Districts overview.

Representative use/standard quick sheet

Permit types tied to land use

• Permitted (P), Conditional (C), Temporary (T) designations govern whether your use is by-right or needs a permit (§ 17.22.050/060/070).
• Conditional Use Permits require Planning Commission approval with detailed findings (§ 17.52.020).
• “Similar use” determinations are available when a use is unlisted (§ 17.52.030).

Intersections with citywide standards

• Specific use regulations may add conditions (e.g., alcohol sales § 17.40.040; adult businesses § 17.40.030; wireless facilities Ch. 17.42). See also Wasco Development Standards.
• Historic Downtown has its own development and design review triggers (§ 17.24.040).
• Nonconforming uses generally can’t be expanded and may lose status after a year of abandonment (§ 17.60.040). See our Wasco Nonconforming Uses guide.

Checklist

• Identify the base zone on the City’s zoning map; then open the matching allowed-use table (Table 2‑1, 2‑3, or 2‑6) to confirm P/C/T status (§ 17.22.050/060/070).
• Confirm dimensional standards in the correct table (Table 2‑4, 2‑5, or 2‑7) (§ 17.22.065/075).
• Screen for overlays (e.g., H‑D, Specific Plan Overlay) that modify uses or standards (§ 17.24.040; § 17.24.020). See Wasco Overlay Districts.
• Check any specific-use regulations in Chapter 17.40 (e.g., alcohol, adult uses, mobilehomes, home occupations).
• Verify parking and loading requirements, including any H‑D exceptions (§ 17.36.040–.090).
• If the use is “C,” prepare for a CUP with findings (§ 17.52.020). If unlisted, ask for a similar-use determination (§ 17.52.030).
• If the site/use is nonconforming, confirm limits (§ 17.60.040).
• If you need relief from a standard, see Wasco Variances and Exceptions and coordinate with staff. Not found in retrieved materials.

Risks & Ambiguities

Plain-English Summary

Wasco’s code tells you what you can do on your lot by matching your zone to a land use table and then applying any overlays and standards. If your use is listed as permitted (P), you can proceed subject to development standards; if it’s conditional (C), you’ll need a CUP; if it isn’t listed, the City must agree it’s “similar” to an allowed use. Downtown’s H‑D overlay changes the rules for alcohol, parking, setbacks, and design review, so always check overlays before you draw plans.

Source References

• § 17.22.010, § 17.22.020, § 17.22.030, § 17.22.040 (establishment of uses; intensity; unlisted/similar uses).
• § 17.22.050 (Agriculture/Open Space/PF uses; Table 2‑1).
• § 17.22.055 (Ag/Open Space/PF development standards).
• § 17.22.060 (Residential uses; Table 2‑3).
• § 17.22.065 (Residential standards; Tables 2‑4, 2‑5).
• § 17.22.070 (Commercial/Industrial uses; Table 2‑6).
• § 17.22.075 (Commercial/Industrial standards; Table 2‑7).
• § 17.24.040 (Historic Downtown H‑D combining district).
• § 17.24.020 (Specific Plan Overlay).
• § 17.36.040–.090 (parking, H‑D credits, loading).
• § 17.40.030 (adult-oriented businesses).
• § 17.40.040 (alcohol sales).
• § 17.40.130 (home occupations).
• § 17.44.060–.070 (mineral extraction standards).
• § 17.52.020 (CUP process).
• § 17.52.030 (similar use determinations).
• § 17.60.040 (nonconforming uses of land).

Retrieved passages

• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (section is) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (Chapter 5.48.) 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 (§ 3) High relevance show source text
• Wasco Zoning Code (§ 1) High relevance show source text
• Wasco Zoning Code (section shall) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (Chapter 5.40) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text

Cited sections

• § 17.22.010, § 17.22.020, § 17.22.030, § 17.22.040 (establishment of uses; intensity; unlisted/similar uses). (§ 17.22.010)
• § 17.22.050 (Agriculture/Open Space/PF uses; Table 2‑1). (§ 17.22.050)
• § 17.22.055 (Ag/Open Space/PF development standards). (§ 17.22.055)
• § 17.22.060 (Residential uses; Table 2‑3). (§ 17.22.060)
• § 17.22.065 (Residential standards; Tables 2‑4, 2‑5). (§ 17.22.065)
• § 17.22.070 (Commercial/Industrial uses; Table 2‑6). (§ 17.22.070)
• § 17.22.075 (Commercial/Industrial standards; Table 2‑7). (§ 17.22.075)
• § 17.24.040 (Historic Downtown H‑D combining district). (§ 17.24.040)
• § 17.24.020 (Specific Plan Overlay). (§ 17.24.020)
• § 17.36.040–.090 (parking, H‑D credits, loading). (§ 17.36.040)
• § 17.40.030 (adult-oriented businesses). (§ 17.40.030)
• § 17.40.040 (alcohol sales). (§ 17.40.040)
• § 17.40.130 (home occupations). (§ 17.40.130)
• § 17.44.060–.070 (mineral extraction standards). (§ 17.44.060)
• § 17.52.020 (CUP process). (§ 17.52.020)
• § 17.52.030 (similar use determinations). (§ 17.52.030)
• § 17.60.040 (nonconforming uses of land). (§ 17.60.040)
• Wasco_ZoningCode.md