Wasco — Zoning

Last reviewed: July 6, 2026

Overview

Wasco’s zoning rules live in Title 17 Zoning of the Municipal Code and classify every parcel into a base district, with optional combining “overlay” districts that can add or modify standards. The official zoning map is maintained by the City and is incorporated by reference; boundary interpretations follow specific rules in the code (§ 17.20.010; § 17.20.020 ). Residential intensity must align with the General Plan’s density ranges, not a fixed number in the zoning tables (§ 17.22.020 ). For a high-level primer, see the Wasco zoning & planning overview.

Key rule in plain English: Your project must meet both the base district standards and any applicable overlay standards. When overlays apply, their rules prevail where they conflict with the base district (§ 17.24.040(D) ).

How Wasco’s Zoning Is Organized

• Title 17 includes: Establishment of districts (§ 17.20), Allowable uses and standards (§ 17.22), Special/combining districts (§ 17.24), general development standards (§ 17.30), landscaping, parking, signage, and standards for specific uses (§ 17.40), plus permits and design review procedures (§ 17.50–§ 17.52) (Title 17 overview ).
• Every lot is assigned a base zone from most restrictive to least: A‑E → … → I‑H (§ 17.20.040; § 17.20.030 ).
• Overlays include Airport Approach (A‑A), Historic Downtown (H‑D), Precise Development (P‑D), Cluster (C‑L), Geological Hazard (G‑H), and Specific Plan (S‑P) (§ 17.20.030 ). See also Wasco Overlay Districts.

Base Zoning Districts (district-by-district)

A-E — Exclusive Agricultural Zone

• Purpose: Preserve agricultural lands; limit to agriculture and compatible activities (§ 17.20.050(A) ).
• Typical permitted uses: Agricultural operations; one dwelling per lot is allowed by the development standard table (maximum density 1 du/lot) (§ 17.22.055 Table 2‑2 ). Full use list: Not found in retrieved materials (see § 17.22.050 reference).
• Key dimensional standards: Minimum lot area 40 acres; front setback 25 ft; side 15 ft; rear 15 ft; max height 35 ft/3 stories; 100 ft separation between residential and livestock structures (§ 17.22.055 Table 2‑2 ).
• Where it applies: Where mapped on the official zoning map (§ 17.20.010 ).

A-L — Limited Agricultural Zone

• Purpose: Estate-type residential with limited agriculture (§ 17.20.050(B) ).
• Typical permitted uses: Agriculture and estate residential; max 1 du/lot by standard table (§ 17.22.055 Table 2‑2 ). Full use list: Not found in retrieved materials.
• Key dimensional standards: Minimum lot area 2.5 acres; front 25 ft; side 5 ft; rear 15 ft; height 35 ft/3 stories (§ 17.22.055 Table 2‑2 ).
• Where it applies: Per zoning map (§ 17.20.010 ).

O-S — Recreation Open Space Zone

• Purpose: Not found in retrieved materials.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: No minimum lot area; front 25 ft; side 5 ft; rear 15 ft; accessory height 30 ft (§ 17.22.055 Table 2‑2 ).
• Where it applies: Per zoning map (§ 17.20.010 ).

P-F — Public Facilities Zone

• Purpose: Not found in retrieved materials.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: No minimum lot area; front 15 ft; side 5 ft; rear 15 ft; height not specified/none in building massing table (§ 17.22.055 Table 2‑2 ).
• Where it applies: Per zoning map (§ 17.20.010 ).

R-R — Rural Residential Zone

• Purpose: Large-lot residential, 20,000 sq ft to 2.5 acres; may be on private services (§ 17.20.050(C) ).
• Typical permitted uses: Single-family dwellings; ADUs; guest houses; mobilehomes as a dwelling; see Table 2‑3 (§ 17.22.060 Table 2‑3 ). Animal-keeping standards and agricultural accessory structures are separately regulated (§ 17.40.050; § 17.40.020 references appear in tables ).
• Key dimensional standards: See Single-Family Table 2‑4 (front 20 ft; interior side 5 ft; rear 15 ft; max height/stories 35 ft/3; accessory placement and yard encroachments per § 17.30.120) (§ 17.22.060 Table 2‑4; § 17.30.120 ).
• Where it applies: Per zoning map (§ 17.20.010 ).

R-E — Residential Estate Zone

• Purpose: Estate-sized lots (12,000–22,000 sq ft) where lower overall density is desired (§ 17.20.050(D) ).
• Typical permitted uses: Single-family; ADUs; guest houses; mobilehomes (Table 2‑3) (§ 17.22.060 Table 2‑3 ).
• Key dimensional standards: Single-Family Table 2‑4 (similar to R‑R; accessory structures may be 2 stories/24 ft in R‑E per accessory table note) (§ 17.22.060 Table 2‑4; § 17.40.020 ref. ).

R-1-10 — Single-Family Residential (10,000 sq ft min)

• Purpose: Large-lot single-family neighborhoods (§ 17.20.050(E) ).
• Typical permitted uses: Single-family; ADUs; guest houses; mobilehomes (Table 2‑3) (§ 17.22.060 Table 2‑3 ).
• Key dimensional standards: See Single-Family Table 2‑4 (front 20 ft; interior side 5 ft; rear 15 ft; 35 ft/3 stories; yard encroachments per § 17.30.120) (§ 17.22.060 Table 2‑4; § 17.30.120 ).

R-1-8 — Single-Family Residential (8,000 sq ft min)

• Purpose: Conventional single-family subdivisions (§ 17.20.050(F) ).
• Typical permitted uses: Single-family; ADUs; guest houses; mobilehomes (Table 2‑3) (§ 17.22.060 Table 2‑3 ).
• Key dimensional standards: Single-Family Table 2‑4 (20 ft front; 5 ft side; 15 ft rear; 35 ft/3 stories) (§ 17.22.060 Table 2‑4 ).

R-1-6 — Single-Family Residential (6,000 sq ft min)

• Purpose: Predominantly single-family on 6,000 sq ft lots (§ 17.20.050(G) ).
• Typical permitted uses: Single-family; ADUs; guest houses; mobilehomes (Table 2‑3) (§ 17.22.060 Table 2‑3 ).
• Key dimensional standards: Single-Family Table 2‑4 (same baseline as other R‑1 districts; accessory limits per § 17.40.020) (§ 17.22.060 Table 2‑4; § 17.40.020 ref. ).

R-2 — Medium Density Residential

• Purpose: Not found in retrieved materials.
• Typical permitted uses: Duplex and multifamily are permitted; ADUs allowed; certain group living uses may require CUP (Table 2‑3) (§ 17.22.060 Table 2‑3 ).
• Key dimensional standards: Front 20 ft; interior side 5 ft; rear 15 ft; max height 35 ft/3 stories; min lot width 60 ft (Table 2‑5) (§ 17.22.060 Table 2‑5 ).

R-3 — High Density Residential

• Purpose: Not found in retrieved materials.
• Typical permitted uses: Duplex and multifamily permitted; ADUs allowed (Table 2‑3) (§ 17.22.060 Table 2‑3 ).
• Key dimensional standards: Front 20 ft; interior side 5 ft; rear 15 ft; max height 45 ft/4 stories; min lot width 60 ft (Table 2‑5) (§ 17.22.060 Table 2‑5 ).

C-N — Neighborhood Commercial

• Purpose: Not found in retrieved materials.
• Typical permitted uses: ATMs and offices permitted; some auto services (e.g., oil/lube) require CUP; fast-food restaurants permitted; bars are not allowed (Table 2‑6) (§ 17.22.070 Table 2‑6 ).
• Key dimensional standards: Front 20 ft; interior side 5 ft; street side 10 ft; height 50 ft/3 stories; FAR 0.5 (Table 2‑7) (§ 17.22.070 Table 2‑7 ).

C-O — Professional Office

• Typical permitted uses: Offices and ATMs permitted; fast-food is CUP (Table 2‑6) (§ 17.22.070 Table 2‑6 ).
• Key dimensional standards: Front 20 ft; interior side 5 ft; height 45 ft/4 stories; FAR 0.6 (Table 2‑7) (§ 17.22.070 Table 2‑7 ).

C-D — Central District

• Typical permitted uses: A broad mix of downtown retail and restaurants; bars/taverns require CUP; multifamily may be allowed with CUP (Table 2‑6) (§ 17.22.070 Table 2‑6 ). The Historic Downtown overlay refines these uses below.
• Key dimensional standards: Front 15 ft; interior side 0 ft; rear 5 ft; height 45 ft/4 stories; FAR 1.0 (Table 2‑7) (§ 17.22.070 Table 2‑7 ).

C-R — Commercial Retail

• Typical permitted uses: Auto leasing, car wash, oil/lube, offices and restaurants permitted; bars/taverns generally require CUP (Table 2‑6) (§ 17.22.070 Table 2‑6 ).
• Key dimensional standards: Front 20 ft; interior side 0 ft; height 45 ft/4 stories; FAR 0.6 (Table 2‑7) (§ 17.22.070 Table 2‑7 ).

C-H — Highway Commercial

• Typical permitted uses: Auto sales/service and car wash permitted; bars/taverns require CUP (Table 2‑6) (§ 17.22.070 Table 2‑6 ).
• Key dimensional standards: Front 20 ft; interior side 5 ft; height 35 ft/3 stories; FAR 0.5 (Table 2‑7) (§ 17.22.070 Table 2‑7 ).

C-S — Service Commercial

• Typical permitted uses: Service-oriented commercial including auto repair, tire services, and some retail/restaurant uses permitted (Table 2‑6) (§ 17.22.070 Table 2‑6 ).
• Key dimensional standards: Front 5 ft; interior side 0 ft; rear 5 ft; height 45 ft/4 stories; FAR 0.5 (Table 2‑7) (§ 17.22.070 Table 2‑7 ).

I-L — Light Industrial

• Typical permitted uses: Light industrial and related uses; some commercial (e.g., fast-food) permitted; ATMs and typical office uses are not listed as permitted in industrial (see Table 2‑6 excerpts) (§ 17.22.070 Table 2‑6 ).
• Key dimensional standards: Front 20 ft; interior side 0 ft; height 75 ft/6 stories; FAR 1.0 (Table 2‑7) (§ 17.22.070 Table 2‑7 ).

I-H — Heavy Industrial

• Typical permitted uses: Heavy industry; adult-oriented businesses only here and only with a CUP (§ 17.40.030(B) ).
• Key dimensional standards: Front 15 ft; interior side 0 ft; rear 0 ft; no max building height; FAR 2.0 (Table 2‑7) (§ 17.22.070 Table 2‑7 ).

D-I — Drilling Island (Special Purpose)

• Purpose: Allow oil/gas extraction on small platted areas in subdivisions while protecting nearby development (§ 17.24.010(A) ).
• Typical permitted uses: Petroleum extraction and similar uses per Oil & Gas Production chapter; certain recreation/drainage uses may need a CUP (§ 17.24.010(B)–(C) ).
• Key dimensional standards: Minimum lot area 2.5 acres; production site at least 1.0 acre; 500 ft setback from off-site buildings; 1,000 ft from schools/churches/assembly; wells 100 ft from any public ROW; drilling equipment no height limit; pumping units 35 ft (Table 2‑8) (§ 17.24.010(D) Table 2‑8; § 17.45.040 ).
• Where it applies: Where mapped D‑I or combined with base zones; performance standards in Chapter 17.45 apply (§ 17.24.010; § 17.45.010–§ 17.45.210 ).

Combining/Overlay Districts (where they layer on top of base zones)

A-A — Airport Approach Combining District

• Purpose: Limit heights and density for aviation safety consistent with the Kern County ALUCP (§ 17.24.030(A) ).
• Standards: Base-zone standards apply, with any ALUCP height/density limits; setbacks/height per base zone (§ 17.24.030(C), Table 2‑10 ).

H-D — Historic Downtown Combining District (suffixed as C‑D‑H‑D)

• Purpose and boundaries: Protect/revitalize the historic downtown; boundaries along 6th–8th Streets, Griffith to BNSF ROW as detailed in code (§ 17.24.040(A)(2) ).
• Uses: C‑D uses, with added CUP triggers (e.g., on‑sale alcohol unless incidental to sit‑down restaurants; new towers/utilities) (§ 17.24.040(B) ).
• Key standards: Along 7th Street, first floor must build to the front property line; up to 10 ft setback for pedestrian features approved by the director; height 45 ft/4 stories; buildings within 400 ft of a public lot require no on‑site parking (§ 17.24.040(D), Table 2‑11 ). See Wasco Parking.

P-D — Precise Development Combining District

• Purpose: Apply tailored, superior design solutions where unique site constraints exist; PD plan governs development standards (§ 17.24.050(A)–(C), Table 2‑12 ).
• Process: Requires a P‑D permit and hearing; standards like setbacks/height are “determined by P‑D Plan Approval” (§ 17.24.050(D); Table 2‑12 ).

C-L — Cluster Combining District

• Purpose: Encourage imaginative projects that preserve open space and enhance design (§ 17.24.060(A) ).
• Standards: Overall density cannot exceed General Plan limits; otherwise base-zone standards apply; requires a C‑L site plan review permit (§ 17.24.060(B)–(D), Table 2‑13 ).

G-H — Geological Hazard Combining District

• Purpose: Limit development in areas with surface faulting/ground failure hazards (§ 17.24.070(A)–(B) ).
• Standards: Base-zone standards apply unless modified by G‑H plan; structures for human occupancy must be set back at least 50 ft from an active fault trace or 100 ft from an “inferred” trace; requires G‑H site plan review with geologic report (§ 17.24.070(C)–(D), Table 2‑14 ).

S-P — Specific Plan Combining District

• Purpose: Implement tailored, area-specific regulations via a Specific Plan (§ 17.24.020(A) ).
• Standards: Set by the adopted Specific Plan (minimum area 5 acres); deviations allowed if demonstrably superior; requires a Specific Plan permit (§ 17.24.020(C)–(D), Table 2‑9; § 17.52.070 ).

Cross-cutting Development Standards You’ll Use Often

• Setback measurement and averaging: See § 17.30.090; front setback averaging can reduce the minimum in built blocks, and “build-to-lines” control in certain areas (§ 17.30.090(A)–(B) ).
• Yard encroachments: Eaves can project 3 ft; porches up to 6 ft in front/rear yards; alley-loaded garages may encroach with clear back-out distance (§ 17.30.120(B) ).
• Screening and walls near residential: Commercial/industrial abutting residential require 6 ft masonry walls; most C districts require business operations inside a fully enclosed structure except noted uses (§ 17.30.080(A) ).
• Parking design and credits: General standards are in Chapter 17.36; C‑D may count on-street/public-lot parking toward requirements (§ 17.36.050; § 17.36.040(C)(1)–(2) ). See Wasco Parking.
• Signs: Regulated by Chapter 17.38; district-specific rules and sign type standards apply (§ 17.38.080; Table 3‑9 ). See Wasco Signage.
• ADUs: Listed as permitted in all residential districts in Table 2‑3 with a cross-reference to § 17.40.010; see Wasco ADUs for a focused guide (§ 17.22.060 Table 2‑3 ).
• Nonconformities and relief: Existing nonconforming situations are governed by Chapter 17.60; relief can involve variances and exceptions via permit procedures in § 17.50–§ 17.52 (Title 17 overview; § 17.50.030 excerpts ). See Wasco Nonconforming Uses.
• Landscaping: See Chapter 17.34 and related screening rules (§ 17.30.080); refer to Wasco Landscaping and Screening.

Quick-reference standards (selected districts)

Note: Full permitted-use matrices are extensive; see § 17.22.060 Table 2‑3 (residential) and § 17.22.070 Table 2‑6 (commercial/industrial) for the complete, letter-coded lists (P/C/T/—) (§ 17.22.060; § 17.22.070 ). For setbacks/height measurement details, see § 17.30.090 and § 17.30.040 (§ 17.30.090; § 17.30.040 ).

Checklist

• Confirm your base zoning district on the official zoning map (§ 17.20.010 ).
• Identify all overlays (A‑A, H‑D, P‑D, C‑L, G‑H, S‑P, D‑I) that apply to the parcel (§ 17.20.030 ).
• Verify the use is allowed (P/C/T) in the district; if unlisted, consider a “similar use” determination (§ 17.22.030–§ 17.22.040; Tables 2‑3 and 2‑6 ).
• Check dimensional standards (setbacks, height, FAR, lot size) in the correct table for your district (§ 17.22.055 Table 2‑2; Tables 2‑4/2‑5/2‑7 ).
• Apply any overlay-specific rules (e.g., H‑D build-to-line, parking relief) (§ 17.24.040(D) ).
• Confirm parking, landscaping and screening, and signage standards for the use (§ 17.36; § 17.34; § 17.38 ).
• Determine if design review is required (e.g., downtown work) (§ 17.24.040(B)(2); § 17.52.060 ).
• For residential projects, align with General Plan residential density (§ 17.22.020; see Wasco Land Use ).
• If constraints remain, consider variances and exceptions per permit procedures (§ 17.50–§ 17.52; § 17.76 on map/text amendments ).

Risks & Ambiguities

Plain-English Summary

Wasco’s zoning tells you what you can build, where you can build it, and how big it can be. First, find your base zone on the City’s official map; then check if any overlays (like the Historic Downtown or Airport Approach) also apply. Match your proposed use to the district’s permitted-use table, then design to that district’s setbacks, heights, and lot standards. Some districts (like downtown) have special rules such as zero setbacks or reduced parking, and residential projects must fit the General Plan’s density ranges.

Source References

• Title 17 Zoning (divisions, chapters) — § 17.10–§ 17.90 (Title page/index)
• Official map; district boundaries — § 17.20.010; § 17.20.020
• Districts established; ranking — § 17.20.030; § 17.20.040
• District purposes (A‑E, A‑L, R‑R, R‑E, R‑1‑10/‑8/‑6) — § 17.20.050
• Agriculture/Open Space/PF standards — § 17.22.055 Table 2‑2
• Residential uses — § 17.22.060 Table 2‑3; Residential standards — Tables 2‑4/2‑5
• Commercial/Industrial uses — § 17.22.070 Table 2‑6; standards — Table 2‑7
• Historic Downtown overlay — § 17.24.040(A)–(D), Table 2‑11
• Airport Approach overlay — § 17.24.030, Table 2‑10
• Cluster (C‑L) — § 17.24.060, Table 2‑13
• Precise Development (P‑D) — § 17.24.050, Table 2‑12
• Specific Plan (S‑P) — § 17.24.020; § 17.52.070; Table 2‑9
• Geological Hazard (G‑H) — § 17.24.070(C)–(D), Table 2‑14
• Drilling Island (D‑I) — § 17.24.010(D) Table 2‑8; oil & gas standards Ch. 17.45
• Setbacks, yard encroachments — § 17.30.090; § 17.30.120
• Screening and walls — § 17.30.080
• Parking (credits/joint use) — § 17.36.040–§ 17.36.060
• Signs (general provisions, by type) — § 17.38.080; Table 3‑9

Retrieved passages

• 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 (§ 3) High relevance show source text
• CBC § 3 (Title 17) High relevance show source text
• Wasco Zoning Code (§ 3) 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 (Title 17) 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 (Title 17) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (§ 1) 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 5.40) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text
• Wasco Zoning Code (Section 17.24.050) 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 17.76.) High relevance show source text
• Wasco Zoning Code (Title 17) High relevance show source text

Cited sections

• Title 17 Zoning (divisions, chapters) — § 17.10–§ 17.90 (Title page/index) (Title 17)
• Official map; district boundaries — § 17.20.010; § 17.20.020 (§ 17.20.010)
• Districts established; ranking — § 17.20.030; § 17.20.040 (§ 17.20.030)
• District purposes (A‑E, A‑L, R‑R, R‑E, R‑1‑10/‑8/‑6) — § 17.20.050 (§ 17.20.050)
• Agriculture/Open Space/PF standards — § 17.22.055 Table 2‑2 (§ 17.22.055)
• Residential uses — § 17.22.060 Table 2‑3; Residential standards — Tables 2‑4/2‑5 (§ 17.22.060)
• Commercial/Industrial uses — § 17.22.070 Table 2‑6; standards — Table 2‑7 (§ 17.22.070)
• Historic Downtown overlay — § 17.24.040(A)–(D), Table 2‑11 (§ 17.24.040)
• Airport Approach overlay — § 17.24.030, Table 2‑10 (§ 17.24.030)
• Cluster (C‑L) — § 17.24.060, Table 2‑13 (§ 17.24.060)
• Precise Development (P‑D) — § 17.24.050, Table 2‑12 (§ 17.24.050)
• Specific Plan (S‑P) — § 17.24.020; § 17.52.070; Table 2‑9 (§ 17.24.020)
• Geological Hazard (G‑H) — § 17.24.070(C)–(D), Table 2‑14 (§ 17.24.070)
• Drilling Island (D‑I) — § 17.24.010(D) Table 2‑8; oil & gas standards Ch. 17.45 (§ 17.24.010)
• Setbacks, yard encroachments — § 17.30.090; § 17.30.120 (§ 17.30.090)
• Screening and walls — § 17.30.080 (§ 17.30.080)
• Parking (credits/joint use) — § 17.36.040–§ 17.36.060 (§ 17.36.040)
• Signs (general provisions, by type) — § 17.38.080; Table 3‑9 (§ 17.38.080)
• Wasco_ZoningCode.md