D E S I G N , C O M M U N I T Y & E N V I R O N M E N T
OROVI L L E 2030 GENERAL PL AN
Public Review Draft
The City of Oroville March 31, 2008
D E S I G N , C O M M U N I T Y & E N V I R O N M E N T
1625 SHATTUCK AVENUE, SUITE 300
BERKELEY, CALIFORNIA 94709
TEL: 510 848 3815
FAX: 510 848 4315
OROVI L L E 2030 GENERAL PL AN
Submitted to
Public Review Draft
The City of Oroville March 31, 2008
in association with
Fehr & Peer s Associates
Jones & Stokes Associates, Inc .
TABLE OF CONTENTS
1. INTRODUCTION ........................................................................................ 1- 1
2. GENERAL PLAN GUIDING PRINCIPLES ........................................................... 2- 1
3. LAND USE ELEMENT................................................................................... 3- 1
4. COMMUNITY DESIGN ELEMENT T ................................................................... 4- 1
5. CIRCULATION AND TRANSPORTATION ELEMENT .......................................... 5- 1
6. OPEN SPACE, NATURAL RESOURCES AND CONSERVATION ELEMENT.............. 6- 1
7. PUBLIC FACILITIES AND SERVICES ELEMENT T .................................................... 7- 1
8. SAFETY ELEMENT T ....................................................................................... 8- 1
9. NOISE ELEMENT......................................................................................... 9- 1
10. GLOSSARY ................................................................................................ 10- 1
11. LIST OF PREPARERS..................................................................................... 11- 1
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List of Figures
1. Figure I- 1 Regional Location........................................................... 1- 3
2. Figure I- 2 Draft 2030 General Plan Proposed Planning
Boundaries ...................................................................... 1- 5
3. Figure I- 3 General Plan Components ............................................. 1- 3
4. Figure LU- 1 Existing Land Use........................................................... 3- 5
5. Figure LU- 2 Existing Vacant and Underutilized Parcels................... 3- 11
6. Figure LU- 3 Economic Development Areas ..................................... 3- 13
7. Figure LU- 4 Proposed Sphere of Influence Changes......................... 3- 17
8. Figure LU- 5 Draft 2030 General Plan Land Use Designations ......... 3- 21
9. Figure CD- 1 Existing Corridors, Districts, Neighborhoods,
Preserves ......................................................................... 4- 9
10. Figure CD- 2 Representative Arterial and Commercial Collector
Street Sections............................................................... 4- 19
11. Figure CD- 3 Representative Residentail Collector and Local
Street Sections............................................................... 4- 20
12. Figure CIR- 1 Existing Conditions Functional Classification............... 5- 9
13. Figure CIR- 2 Existing Conditions PM Peak Hour ( Two- Way)
Traffic Volume and Level of Service ............................ 5- 11
14. Figure CIR- 3 Existing Conditions Transit Facilities .......................... 5- 13
15. Figure CIR- 4 Existing Conditions Bicycle Facilities – ....................... 5- 15
16. Figure CIR- 5 Goods Movement ......................................................... 5- 17
17. Figure CIR- 6 Future 2030 Functional Classification and Lanes......... 5- 23
18. Figure CIR- 7 Future 2030 Roadway Facility Improvements ............. 5- 25
19. Figure CIR- 8 Future 2030 Bicycle Facilities ....................................... 5- 27
20. Figure CIR- 9 Future 2030 Goods Movement and Aviation
Facilities ........................................................................ 5- 29
21. Figure OPS- 1 Parks, Recreational Facilities and Open Space ............... 6- 5
22. Figure OPS- 2 Agricultural Lands ........................................................ 6- 21
23. Figure OPS- 3 Vernal Pools and Drainage Corridors .......................... 6- 29
24. Figure OPS- 4 Historic Structures in Historic Downtown
Oroville......................................................................... 6- 51
25. Figure PUB- 1 Public Services ................................................................ 7- 3
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26. Figure PUB- 2 Schools and School Districts ........................................ 7- 13
27. Figure PUB- 3 Sewer Infrastructure ..................................................... 7- 31
28. Figure SAF- 1 Geologic Hazards ........................................................... 8- 3
29. Figure SAF- 2 Expansive Soils ............................................................... 8- 9
30. Figure SAF- 3 Dam Inundation Areas ................................................. 8- 15
31. Figure SAF- 4 100- Year FEMA Flood Zones ...................................... 8- 17
32. Figure SAF- 5 Parcels at Risk from Wildland Fires............................. 8- 23
33. Figure SAF- 6 Hazardous Materials Sites............................................. 8- 29
34. Figure SAF- 7 Airport Compatibility Zones....................................... 8- 34
35. Figure NOI- 1 Traffic and Train Noise Contours ............................... 9- 13
36. Figure NOI- 2 Oroville Municipal Airport Noise Contours............... 9- 15
37. Figure NOI- 3 Future Noise Contours ................................................ 9- 21
List of Tables
1. Table LU- 1 Acreage of Existing Land Uses ....................................... 3- 4
2. Table LU- 2 Acreage of Land by 2030 General Plan Land Use
Designation................................................................... 3- 23
3. Table LU- 3 Density and Intensity of Land Use Development........ 3- 25
4. Table LU- 4 Potential Full Buildout of the 2030 General Plan ........ 3- 45
5. Table LU- 5 Assumed 25- Year Buildout of the 2030 General
Plan............................................................................... 3- 45
6. Table CIR- 1 Operational Class and Peak Hour Level- of- Service
Thresholds ...................................................................... 5- 4
7. Table CIR- 2 Average and Annual Bus Ridership in Oroville and
the Region ...................................................................... 5- 7
8. Table CIR- 3 Planning- Level Intersection Evaluation
Improvement Needs..................................................... 5- 34
9. Table OPS- 1 Government Code Open Space Classifications.............. 6- 2
10. Table OPS- 2 Historic Resources........................................................ 6- 53
11. Table SAF- 1 Allowed Uses Within Airport Compatibility Zones ... 8- 33
12. Table NOI- 1 Definitions of Acoustical Terms .................................... 9- 4
13. Table NOI- 2 Typical Sound Levels...................................................... 9- 5
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14. Table NOI- 3 Existing Traffic Noise Levels........................................ 9- 10
15. Table NOI- 4 Distances to 50 dba- leq Contours for Major
Stationary Sources in the City...................................... 9- 16
16. Table NOI- 5 Future 2030 Traffic Noise Levels.................................. 9- 18
17. Table NOI- 6 Maximum Allowable Noise Exposure to
Transportation Noise Sources ...................................... 9- 25
18. Table NOI- 7 Maximum Allowable Noise Exposure to Non-
Transportation Sources................................................. 9- 27
19. Table NOI- 8 Significant Increase In Transportation Noise ............... 9- 29
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PREFACE
Thank you for expressing you interest in the City of Oroville General Plan update
process by reviewing the Oroville 2030 General Plan Public Release Draft. This
preface explains the tracking method that is utilized in the Oroville 2030 General
Plan Public Review Draft, as requested by the Oroville City Council.
1. Changes to the Oroville 2030 General Plan Steering Committee
Draft
Text that has been deleted since the publication of the Steering Committee Draft
is shown in strikethrough and new text is double underlined. For example:
2. Objectives and Implementing Policies from the 1995 General
Plan
The Oroville 2030 General Plan Public Review Draft retains relevant Objectives
and Implementing Policies from the 1995 General Plan and reorganizes them into
a new Goals, Policies and Actions format. Each Objective or Implementation Pol-icy
that is being carried over from the 1995 General Plan is followed by a refer-ence
number that denotes its location in the 1995 General Plan. For example:
The Oroville 2030 General Plan Public Review Draft also includes a number of
new Goals, Policies and Actions that were not in the 1995 General Plan. These
new Goals, Policies and Actions are not followed by a reference number.
1 INTRODUCTION
Oroville’s 2030 General Plan provides direction on how Oroville will fulfill
its community vision and manage its future growth. This chapter provides an
introduction to the City of Oroville and an overview of the contents of the
2030 General Plan.
A. Purpose of this General Plan
The General Plan provides the fundamental basis for the City’s land use, de-velopment
and conservation policy, and represents the basic community val-ues,
ideals and aspirations that will govern the City through 2030. This Gen-eral
Plan addresses all aspects of development, including land use; community
character; circulation and transportation; open space, natural resources and
conservation; public facilities and services; safety; and noise.
California Government Code Section 65300 requires the General Plan to be
comprehensive and internally consistent, and to provide long- term guidance
for the community. Although the General Plan is required to address the
issues specified by State law, it may be organized in a way that best suits the
City of Oroville.
The overall role of the Oroville 2030 General Plan is to:
♦ Define a realistic vision of what the City desires to become in 25 years.
♦ Express the policy direction of the City of Oroville in regard to the
physical, social, economic, cultural and environmental character of the
city.
♦ Serve as a comprehensive guide for making decisions about land use,
community character, circulation, open space, the environment, and pub-lic
health and safety.
♦ Serve as the City’s “ constitution” for land use and community develop-ment.
According to State law, the General Plan accomplishes this by
providing the legal foundation for all zoning, subdivision and public fa-
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cilities ordinances, decisions and projects, all of which must be consistent
with the General Plan.
♦ Provide clear and easy- to- understand guidance that encourages public in-volvement
and understanding.
This 2030 General Plan document supersedes the previous General Plan,
adopted in 1995, and coordinates with the Housing Element adopted in 2004.
The General Plan’s implementation will include actions to update other
planning documents to ensure consistency with the vision outlined in the
Oroville 2030 General Plan.
B. Regional Location
The City of Oroville is one of five incorporated municipalities in Butte
County and is the county seat. The City’s incorporated area consists of a 13-
square- mile area located 65 miles north of Sacramento, where the Sacramento
Valley meets the Sierra Nevada foothills. 1 Oroville lies 5 miles west of High-way
99 along Highway 70, a primary transportation route connecting Oro-ville
with Sacramento to the south and Plumas County to the north. Oro-ville’s
geographic location is shown in Figure I- 1.
C. The City and its Planning Area
The jurisdictional boundaries most relevant to comprehensive planning in
Oroville are the city limits, the Sphere of Influence ( SOI), and the Planning
Area. These boundaries are depicted in Figure I- 2. The approximately 13-
square- mile area within Oroville’s incorporated city limits covers an irregular
shape. The city limits include the Oroville Municipal Airport but do not
1 City of Oroville, http:// www. cityoforoville. org/ statistics. html, accessed
May 9th, 2006.
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P a c i f i c O c e a n
§ ¨ ¦ 5
§ ¨ ¦ 80
§ ¨ ¦ 80
tu101
tu101
§ ¨ ¦ 5
!( 99
!( 99
!( 99
!( 32
!( 32
!( 70
!( 70 !( 70
!( 20
!( 20
Chico
Napa
Tracy
Davis
Ukiah
Oroville
Modesto
Oakland
Redding
San Jose
Stockton
Fairfield
Yuba City
Sacramento
San Francisco
§ ¨ ¦ 505
¦ § ¨ 280 ¦ § ¨ 680
§ ¨ ¦ 580
§ ¨ ¦ 5
§ ¨ ¦ 80
Plumas
Tehama
Butte
Mendocino
Lake
Placer
Glenn
Yolo
Sonoma
El Dorado
Colusa
Sierra
Stanislaus
Napa
Nevada
Yuba
San Joaquin
Solano
Calaveras
Sutter
Marin
Alameda
Sacramento
Amador
Contra Costa
San Mateo
Oroville
Sacramento
Los Angeles
San Francisco
California
Nevada
Oregon Idaho
F I GUR E I - 1
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include Thermalito and South Oroville, two unincorporated areas of land
under County jurisdiction.
In addition to analyzing land within the incorporated city limits, the State of
California encourages cities to look beyond their current borders when un-dertaking
the comprehensive planning required of a General Plan. For this
reason, Oroville’s General Plan addresses two additional areas that are larger
than the city limits, specifically the Sphere of Influence ( SOI) and the Plan-ning
Area.
The SOI is considered to be the ultimate service area of the City and the area
that the City anticipates it will annex at some point in the future. The City
of Oroville can propose the area that it would like its SOI to include. How-ever,
the SOI is ultimately defined by the Butte County Local Agency For-mation
Commission ( LAFCO). Establishment of this boundary is necessary
to determine which governmental agencies can provide services in the most
efficient way to the people and property in the area. 2 The SOI is a 50- square-mile
area, which includes two of the three State Water Project ( SWP) Ther-malito
bays, the Oroville’s Wildlife Refuge and Thermalito to the west; South
Oroville to Kelly Ridge to the east and northeast; and the Las Plumas area
and a portion of Palermo to the south. All of these unincorporated areas are
developed to some extent. 3
The second additional area addressed in the General Plan is the Planning
Area, an 84- square- mile area. It encompasses a significantly larger portion of
land to the west of the City, including, the SWP Thermalito Afterbay and a
primarily undeveloped area between Highway 99 and Cottonwood Road.
Both the City of Oroville’s city limits and SOI are contained within the
Planning Area boundary. While the Planning Area does not give the City
2 Butte County LAFCO: http:// buttelafco. org/ common/_ mod_ faq. asp, ac-cessed
June 20, 2006.
3 City of Oroville, Housing Element of the General Plan 2003- 2008. March
2004.
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HWY 70
HWY 99
HWY 162
Nelson Ave
Larkin Rd
Foothill Blvd
Lincoln Blvd
5th Ave
Ophir Rd
Cottonwood Rd
Wilbur Rd
12th St
Grand Ave
Oroville Bangor Hwy
7th Ave
Table Mountain Blvd
Cherokee Rd
Miners Ranch Rd
Pacific Heights Rd
Hamilton Rd
Oroville Dam Blvd
Glen Dr
Kelly Ridge Rd
Long Bar Rd
Lone Tree Rd
Power House Hill Rd
Oakvale Ave
Railroad Ave
Kusel Rd
Par Four Way
Beaver Rd
Rabe Rd
Reppe Rd
20th St
Lower Wyandotte Rd
Feather River Blvd
Hilldale Ave
Mitchell Ave
Canyon Dr
Upper Palermo Rd
Oroville Quincy Hwy
Greenville St
Bridge St
Olive Hwy
Royal Oaks Dr
18th Ave
Wyandotte Ave
Las Plumas Ave
Georgia Pacific Way
Glen Ave
Canyon Highlands Dr
Oroville Dam Blvd
Oroville Dam Blvd
Orange Ave
Mt. Ida Rd
Roble Ave
Oroville Bangor Hwy
Pacific Heights Rd
Grand Ave
Foothill Blvd
Thermalito Afterbay
Lake Oroville
South
Thermalito
Forebay
Feather River
Feather River
Miner's Ranch
Reservoir
N. Thermalito Forebay
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0 0.5 1 Mile
Oroville Planning Area
Oroville Sphere of Influence
Oroville City Limit
Railroad
Water
Source: City of Oroville GIS, 2005.
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any regulatory power, it signals to the County and to other nearby local and
regional authorities that Oroville recognizes that development within this
area has an impact on the future of the City.
D. Oroville Today
Oroville is primarily a single- family residential community with an historic
downtown district and a main commercial corridor along Oroville Dam
Boulevard. As of 2006, the city itself has approximately 13,550 residents,
compared to the population of the greater urban area, including unincorpo-rated
lands, which is approximately 33,000.4 As a charter city, Oroville oper-ates
largely in accordance with its own City Charter, compared to general law
cities, which are governed according to State statutes.
The City’s southern and western areas are primarily flat river basin lands that
rise into the Sierra Nevada foothills in the northeast. The eastern portion of
the City is located in an urban- wildland interface that begins the Sierra Ne-vada
foothills. Development in this eastern area occurs in and around tracts
of oak woodlands and chaparral.
Known as the “ City of Gold,” the history of Oroville began along the Feather
River before the Gold Rush of 1848. The discovery of gold at Bidwell Bar,
located just east of where the City sits today, led to the creation of one of the
first gold- mining sites in California. Now situated under Lake Oroville,
Bidwell Bar brought thousands of prospectors to the Oroville area seeking
4 California Department of Finance 2006 population estimates:
http:// www. dof. ca. gov/ html/ demograp/ ReportsPapers/ Estimates/ E4/ E4- 01-
06/ documents/ Hist_ E- 4. xls, accessed September 20, 2006.
City of Oroville, Housing Element of the General Plan 2003- 2008. March
2004.
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gold. Many of Oroville’s historic homes and mansions are remnants from
early settlers of this time who made their fortunes from the Gold Rush. 5
Today, Oroville is most famous for being the site of the Oroville Dam and is
the starting point for the State Water Project ( SWP), which stores and delivers
water to over two- thirds of California’s population. 6 From the Oroville
Dam’s spillway, the Feather River provides an open space corridor through
the center of the city. The Feather River winds its way through the Feather
River Canyon, past Oroville’s historic downtown, and out to the Oroville
State Wildlife Area, an 11,400- acre wildlife area on the southwestern edge of
Oroville. 7 Along with Lake Oroville, the city is bordered to the west by sev-eral
other large bodies of water, which are part of the SWP and make up the
Lake Oroville State Recreation Area.
Oroville is beginning to see strong pressures for growth, as the housing mar-kets
in both Chico to the north and Sacramento to the south become more
constrained. From 1990 to 2000, Oroville’s population increased by 8.7 per-cent,
from 11,960 to 13,004 residents, and the city saw a 12.2 percent increase
in housing units, from 4,831 to 5,419. This trend is a result of the compara-tive
affordability of single- family housing in Oroville compared to the larger
region. 8 Over the next 25 years, Oroville is likely to see this trend continue,
with significant residential and employment expansion.
This General Plan is designed to address the issues that face Oroville as pres-sures
for growth and change increase. It encourages new employment oppor-tunities
to allow residents to work, shop and live within the community. It
5 Oroville Area Chamber of Commerce: http:// www. orovillechamber. net/
History. htm, accessed May 15, 2006.
6 Department of Water Resources: http:// orovillerelicensing. water. ca. gov/
project. html, accessed May 17, 2006.
7 Oroville Area Chamber of Commerce: http:// www. orovillechamber. net/
History. htm, accessed May 15, 2006.
8 City of Oroville, Housing Element of the General Plan 2003- 2008. March
2004.
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allows a range of housing types to provide housing to meet everyone’s needs,
while protecting the open space lands that contribute to Oroville’s character,
history and economic success.
E. General Plan Update Process
The process to update the General Plan began in August of 2005 and was
completed, with the adoption of the General Plan by the City Council, in
2008. The General Plan was developed with extensive community input and
involvement and reflects the community’s vision for the City of Oroville.
The following describes the public process to update the General Plan.
1. Public Outreach and Involvement
The General Plan Update process was overseen by a Steering Committee of
nine Oroville citizens. The Steering Committee represented the diverse Oro-ville
community throughout the Update process, acting as a “ sounding board”
for ideas from community members, City staff and consultants. The Steering
Committee also reviewed working drafts of documents and recommended a
preliminary General Plan to the City Council. To develop the Plan, there
were a total of 23 Steering Committee meetings, all of which were open to
the public.
In addition to the Steering Committee meetings, the City held two commu-nity
workshops in July 2006. At the workshops, the City and its consultants
worked with community participants to develop the future vision for Oro-ville
and identify issues that needed to be addressed in the General Plan. To
ensure that people from all parts of Oroville could participate, one workshop
was held in Thermalito, and another was held in South Oroville. The City
conducted extensive outreach for both public workshops and all outreach
materials were distributed in English, Spanish and Hmong. There were also
Spanish and Hmong translators present at all the workshops.
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The workshops were advertised in the Oroville Mercury- Register, as well as
through public service announcements on local radio stations. A flier adver-tising
the workshop was included in a utility bill mailing, posted in businesses
throughout the City and sent to representatives of numerous community
organizations.
In addition, Steering Committee members and City staff spoke to several
community groups and encouraged each group’s members to participate in
the workshops. Funding for the public outreach and workshops was pro-vided
in part by a Caltrans Community Based Transportation Planning
( CBTP) grant.
2. Public Review Period and Adoption
As required by State law, the General Plan was circulated for a 45- day review
period along with its Environmental Impact Report ( EIR) during the months
of April and May 2008. During this time, the public was allowed to submit
additional comments, which were taken into consideration at subsequent
public hearings. As part of this 45- day review period, a Planning Commis-sion
hearing was held on ( date to be determined) to take public comments on
the Draft Plan and EIR.
On ( date to be determined), another Planning Commission public hearing
was held where the Planning Commission passed a recommendation that the
City Council ( recommendation to be determined) the Final EIR and ( recom-mendation
to be determined) the Final General Plan. The City Council then
( action to be determined) the General Plan at a public hearing held on ( date to
be determined).
F. General Plan Contents
This General Plan includes this introduction, the Guiding Principles and
seven separate “ elements” that set goals, policies and actions for each given
area. These seven elements cover the seven topics required by California
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State Government Code Section 65302. As previously mentioned, the Hous-ing
Element, one of the required elements, was adopted under a separate
process and is available as a separate document. A brief explanation of the
topics included in the Oroville General Plan is provided here.
1. State Required Elements
Land Use Element. The Land Use Element designates all lands within the
City for specific uses such as housing, commercial, industrial, open space and
recreational, public facilities and agricultural uses. The Land Use Element
also provides development regulations for each land use category and overall
land use policies for the City.
Transportation and Circulation Element. The Transportation and Circula-tion
Element specifies the general location and extent of existing and pro-posed
major streets and other transportation facilities. The Element must
correlate with the Land Use Element to ensure that adequate pedestrian, bi-cycle,
motor vehicle and emergency access is provided to serve both new and
existing land uses.
Open Space, Natural Resources and Conservation Element. This Element
combines two elements required under State law: the Open Space Element
and the Conservation Element. It addresses the six State- categorized types of
open space: open space for the preservation of natural resources, open space
used for the managed production of resources, open space for outdoor recrea-tion,
open space for public health and safety, open space in support of the
mission of military installations and open space for the protection of Native
American sacred sites. This Element also addresses biological resources, water
quality, mineral resources, agricultural resources, cultural resources, air qual-ity
( including climate change), and energy conservation.
Safety Element. The Health and Safety Element is intended to protect the
community from risks associated with the effects of seismic and other geo-logic
hazards, flooding and dam inundation, and hazardous materials, and to
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ensure adequate emergency preparedness. The Safety Element includes goals,
objectives, policies and actions to address current and foreseeable safety issues.
Noise Element. The Noise Element addresses noise problems in the com-munity
and analyzes and quantifies current and projected noise levels from a
variety of sources. The Noise Element includes goals, objectives, policies and
actions to address current and foreseeable noise problems.
Housing Element. As previously stated, the City’s Housing Element was
adopted in 2004 pursuant to State law. Government Code Section 65588 re-quires
the Housing Element be updated every five years and include specific
components such as analysis of existing housing stock, analysis of existing and
projected housing needs, and quantification of the number of housing units
that will be developed, preserved and improved through its policies and ac-tions.
The Housing Element is available as a separate document.
2. Optional Elements
Community Design Element. This optional Element discusses urban design
principles that are intended to guide both public and private development and
protect and enhance the positive characteristics of Oroville’s built environ-ment,
including characteristics that contribute to its sense of place and con-tribute
to a high quality of life for its residents.
Public Facilities and Services. This optional Element assesses the current
state of public services and facilities within the City, including law enforce-ment,
fire services, schools, libraries, government facilities, water, wastewater,
stormwater drainage, solid waste and utilities. Goals and policies in this Ele-ment
focus on ensuring minimum service levels within Oroville.
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FIGURE 1- 3 GENERAL PLAN COMPONENTS
G. Organization of the General Plan Elements
Each element of this General Plan contains background information and a
series of goals, policies and actions. Some elements also have additional sec-tions
that are specific to those elements. For example, the goals, policies and
actions in the Land Use Element are based on the principles of livability and
smart growth. They were developed through an extensive public involve-ment
process and are written to preserve and enhance the unique characteris-tics
of Oroville and will guide overall development in the City.
Figure I- 3 illustrates that policies and actions are at the same level of impor-tance,
and are both intended to implement goals. In most cases, goals have
both implementing policies and actions. However, it is also possible for a
goal to be implemented exclusively through either policies or actions. The
following provides a description of goals, policies and actions and explains the
relationship between them:
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♦ A goal is a description of the general desired result that the City seeks to
create through the implementation of its General Plan.
♦ A policy is a specific statement that guides decision- making as the City
works to achieve a goal. Such policies, once adopted, represent state-ments
of City regulation and require no further implementation. The
General Plan’s policies set out the standards that will be used by City
staff, the Planning Commission and City Council in their review of land
development projects and in decision- making about City actions.
♦ An action is a program, implementation measure, procedure or tech-nique
intended to help to achieve a specified goal. The City must take
additional steps to implement each action in the General Plan.
These goals, policies and actions provide guidance to the City on how to di-rect
change and manage its resources over the next 25 years.
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2 VISION STATEMENT & GUIDING PRINCIPLES
The Vision Statement is a description of what Oroville wants to become through
the implementation of the 2030 General Plan. The Guiding Principles provides a
sense of the purpose and mission for the 2030 General Plan and sets the tone for the
Plan’s goals, policies and actions.
A. Vision Statement
Oroville will be a thriving, full- service community where residents enjoy a
high quality of life and can find well- paying jobs. Oroville’s residents will
have a choice of housing to best suit their individual lifestyles. Safe, beautiful
neighborhood and community parks will be scattered throughout the city
and pedestrian and bicycle trails will provide access to the Feather River and
the open spaces surrounding Oroville.
Businesses with local, regional, national and international markets in a variety
of sectors will be located in Oroville. Tourists and residents alike will be
drawn to the attractive historic downtown, which will be home to local busi-nesses
as well as mixed- use buildings housing stores, offices, and apartments.
Oroville Dam Boulevard, Olive Highway, Ophir Road and Grand Avenue
will be vibrant mixed- use corridors, allowing more people to live close to
their jobs and other services that will be available along these roadways. The
Airport Business Park will be a nexus of innovative light industrial and manu-facturing
uses, filling the need for 21st- century jobs in Butte County. Re-gional
serving retail destinations, thoughtfully designed and landscaped, will
be located at appropriate intersections along Highway 70.
New residential growth, whatever the size or location, will be carefully regu-lated
by the City and will be required to meet high standards for quality, ap-pearance
and integration with existing neighborhoods. Single professionals,
young families, and retirees will be able to choose among large homes, smaller
homes, townhouses and apartments as their needs change. New homes will
be affordable for existing residents and people who work in Oroville.
Schools and parks will be incorporated into new neighborhoods so that stu-dents
and neighbors can walk to these important centers of community life.
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Oroville will take advantage of its unique natural setting by offering residents
and visitors abundant access to nature through a comprehensive system of
parks and trails. Open space around the edges of Oroville will be preserved
by focusing future development within the city. Those neighborhoods at the
urban fringe will be carefully designed to crate an appropriate transition from
the urban environment of Oroville to the rural environment of the surround-ing
area. Homes in the foothills will be situated on larger lots so that foothill
landscapes and woodlands can be preserved. Kelly Ridge will retain its dis-tinct
character as a comfortable suburban community with well- maintained
homes and a strong focus on outdoor recreation. Oroville’s urban character
will continue to be shaped by the orchards, fields, waterways and foothills
that surround it.
Oroville will be a place people are proud to call home or will visit frequently.
B. Guiding Principles
The General Plan Guiding Principles are a description of how Oroville in-tends
to grow and develop through the implementation of its General Plan.
These principles are based on recommendations provided by community
members and approved by the General Plan Steering Committee.
♦ Livability. Ensure that future development enhances the existing charac-ter
of our city as a whole, as well as its individual neighborhoods, and has
a positive effect on our surroundings and quality of life.
♦ Enhanced Mobility. Provide an accessible and comprehensive transpor-tation
system that integrates automobile use with other transportation
options, including bicycle and pedestrian networks throughout the city.
♦ A Vibrant Local Economy. Create a sustainable economy that serves all
segments of the population. Engage in economic development to en-courage
and retain businesses that provide a variety of job opportunities,
quality goods and services, and a dependable tax base.
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♦ Natural Resources and the Environment. Highlight and protect our
unique open spaces, natural resources, underdeveloped areas, specimen
trees, riparian zones and wetlands.
♦ Recreation. Enhance recreational opportunities and facilities in Oroville
for local residents and visitors.
♦ Community Infrastructure. Improve and maintain our public services
and facilities— including water and energy infrastructure, public safety
and emergency preparedness— in order to serve existing residents and
businesses and to accommodate future development.
♦ Health and Safety. Work to ensure the health and safety of Oroville’s
residents.
♦ An Involved Citizenry. Encourage civic participation in the General
Plan Update process, and instill a sense of shared responsibility for our
community’s well- being.
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3 LAND USE ELEMENT
The purpose of the Land Use Element is to shape the future physical development of
Oroville and to preserve, protect and enhance the current livability and quality of
life for Oroville’s residents. The Land Use Element is not designed to discourage
or promote development as allowed in this General Plan, but rather to describe the
manner in which development should be managed in the event that it does occur.
The Land Use Element is the central chapter of the General Plan.
As required by California Government Code Section 65302( a) and Public
Resources Code Section 2762( a), the Land Use Element of the General Plan
addresses the following issues:
♦ Distribution, location and extent of the uses of land for housing, business,
industry, open space, natural resources, recreation and enjoyment of sce-nic
beauty, education, public buildings and grounds and other categories
of public and private uses of land.
♦ Standards of population density and building intensity for the land use
designations.
The Land Use Element focuses on development that could potentially occur
in both the existing city limits and the City’s Sphere of Influence ( SOI). The
SOI is the area outside of the city limits that the City intends to incorporate
in the future.
Land use in the City of Oroville and surrounding area has not changed sub-stantially
since adoption of the 1995 City of Oroville General Plan. However,
regional and local market trends have increased the rate of change over the
past few years. This Element presents the regulatory and policy land use
tools used to guide these trends in the City of Oroville, as well as existing
land uses already present in Oroville. Additional land use- related topics cov-ered
by the Land Use Element include separate ongoing planning efforts, cur-rent
development proposals and an assessment of the buildout potential of the
City.
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The Land Use Element is divided into six sections:
A. Background Information. Provides details on jurisdictional bounda-ries,
regulatory setting, economic development areas, other planning ef-forts
and existing land uses in Oroville.
B. SOI and Target Annexation Strategy. Describes the City of Oro-ville’s
desired SOI and the City’s annexation strategy for unincorpo-rated
areas within the SOI.
C. General Plan Land Use Designations. Describes the characteristics
and intensity of each land use designation and contains a map of the ap-plication
of these designations for Oroville.
D. Specific Plan Area Overlay. Describes the three specific plan areas lo-cated
within the SOI and provides a general overview of how the City
of Oroville envisions these areas will develop in the future.
E. Goals, Policies and Actions. Provides guidance to the City of Oroville
related to land use decisions.
F. General Plan Development Potential. Describes the full buildout po-tential
of the General Plan and the expected amount of development
that is likely to occur over the next 25 years.
A. Background Information
The City of Oroville utilizes a variety of tools to plan for future growth, in-cluding
the General Plan, Specific Plans, Zoning Code and Economic Devel-opment
Areas. The following discussion describes these tools, as well as the
various applicable jurisdictional boundaries.
1. Jurisdictional Boundaries
The City of Oroville exercises regulatory authority over land use within its
city limits, and is allowed by law to establish future land use designations for
areas outside its city limits but within its SOI. The SOI demarcates the area
that may ultimately be subject to City of Oroville jurisdiction due to poten-
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tial future annexation. The city limits and the boundaries of the SOI are de-scribed
in the Introduction, Chapter 1, and illustrated in Figure I- 2 of that
chapter. Land use discussions throughout this Element will be framed by the
city limits and SOI.
2. Existing Land Use
The following section provides an overview of the existing land use pattern in
the Oroville Planning Area. Table LU- 1 shows the acreages of various exist-ing
land uses in the city limits and in the SOI, while Figure LU- 1 illustrates
existing land uses. References to specific neighborhood, districts and corri-dors
are described in the Community Design Element ( Chapter 4) and are
illustrated in Figure CD- 1.
a. Single- Family Residential
Most households in Oroville reside in single- family dwelling units in the
City. 1 Within the city limits, single- family units are found mostly in the His-toric
Downtown, the Table Mountain Boulevard area, the Hammon Road
area, and the Canyon Highlands area off of Oroville Dam Boulevard. Single-family
parcels comprise approximately 1,151 acres in the City proper and
approximately 5,593 acres in the SOI.
b. Multi- Family Residential
For the purposes of this General Plan, “ multi- family” includes any housing
type with more than one unit in a building, including duplexes, triplexes,
fourplexes, apartment buildings and condominiums. Multi- family units are
scattered throughout the same areas as single- family neighborhoods, with a
particular concentration of higher- density, multi- family buildings along the
Table Mountain Boulevard corridor and the Oroville Dam Boulevard corri-dor.
Multi- family parcels occupy 251 acres within the city limits. An addi-tional
536 acres are within the SOI. With few exceptions, multi- family
1 State of California’s Department of Finance, 2006, E- 5 Population and Hous-ing
Estimates for Cities, Counties and the State 2001- 2005, with 2000 Benchmark. Sacra-mento,
California.
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TABLE LU- 1 ACREAGE OF EXISTING LAND USES
Land Use
City Limits
( Acres)
Sphere of
Influence
( Acres)
Residential - Single- family 1,151 5,593
Residential – Multi- Family 251 534
Residential - Mobile Home Park 0 62
Commercial and Office 636 535
Industrial 416 336
Public/ Quasi- Public 1,119 224
Parks and Recreation 497 123
Other Open Space 214 7,639
Agriculture 17 1,521
Tribal Lands 0 92
Vacant 3,049 5,396
Total 7,350 22,055
Source: Butte County Assessor’s Data, 2006;.
residential buildings in the SOI consist of smaller projects that generally have
less than five units.
c. Mobile Home Parks
Mobile home parks are mostly located north of the Oroville Municipal Air-port
with additional concentrations in the Kelly Ridge, Thermalito and the
Bangor areas. Mobile home parks do not account for any acreage within the
city limits. All 62 acres of mobile homes parks are located in the SOI.
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HWY 70
HWY 99
HWY 162
Nelson Ave
Larkin Rd
Foothill Blvd
Lincoln Blvd
5th Ave
Ophir Rd
Cottonwood Rd
Wilbur Rd
12th St
Grand Ave
Oroville Bangor Hwy
7th Ave
Table Mountain Blvd
Cherokee Rd
Miners Ranch Rd
Pacific Heights Rd
Hamilton Rd
Oroville Dam Blvd
Glen Dr
Kelly Ridge Rd
Long Bar Rd
Lone Tree Rd
Power House Hill Rd
Oakvale Ave
Railroad Ave
Kusel Rd
Par Four Way
Beaver Rd
Rabe Rd
Reppe Rd
20th St
Lower Wyandotte Rd
Feather River Blvd
Hilldale Ave
Mitchell Ave
Canyon Dr
Upper Palermo Rd
Oroville Quincy Hwy
Greenville St
Bridge St
Olive Hwy
Royal Oaks Dr
18th Ave
Wyandotte Ave
Las Plumas Ave
Georgia Pacific Way
Glen Ave
Canyon Highlands Dr
Oroville Dam Blvd
Oroville Dam Blvd
Orange Ave
Mt. Ida Rd
Roble Ave
Oroville Bangor Hwy
Pacific Heights Rd
Grand Ave
Foothill Blvd
Thermalito Afterbay
Lake Oroville
South
Thermalito
Forebay
Feather River
Feather River
Miner's Ranch
Reservoir
N. Thermalito Forebay
F I GUR E L U - 1
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Oroville Planning Area
Oroville Sphere of Influence
Oroville City Limit
Airport Land Use Compatibility Zones
A
B- 1
B- 2
C
D
Existing Land Use
Residential - Single- Family
Residential - Multi- family
Residential - Mobile Home Park
Commercial and Office
Industrial
Public/ Quasi- Public
Park and Recreation
Other Open Space
Agriculture
Tribal Land
Vacant
Railroad
Water
Source: Butte County Assessor, 2006; City of Oroville GIS, 2005.
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d. Commercial and Office
Commercial uses in this category of existing land use include retail, office and
service uses. There are 636 acres of land within the city limits in commercial
use, with an additional 535 acres in Oroville’s unincorporated SOI. Com-mercial
and office uses are concentrated in four main areas:
♦ The Historic Downtown district has traditionally been the commercial
core of the City. In recent years the Oroville Dam Corridor has taken
away some retail presence from the Historic Downtown. However, revi-talization
programs should bring more life to the Historic Downtown dis-trict.
Many parcels consist of ground- floor retail with office or residential
units above.
♦ The Table Mountain Boulevard corridor contains newer office spaces and
office complexes that house a variety of professional functions in both the
public and private sectors.
♦ The Feather River Boulevard corridor has hospitality commercial located
on the north end, while the south end of the corridor is populated by ser-vice
commercial and Oroville’s only movie theater.
♦ Oroville Dam Boulevard and Olive Highway contain the remaining con-centration
of commercial uses. Beginning at the Highway 70 interchange,
strip retail uses, including several big box retailers, dominate the corridor
east to Olive Highway. The retail concentrations along Olive Highway
are generally located from Oroville Dam Boulevard southeast to Foothill
Boulevard. Most of the strip shopping centers are occupied and active,
but a few parcels are underutilized.
e. Industrial
In Oroville, prevalent industrial uses include light manufacturing, heavy in-dustrial,
service and repair, processing and warehousing. Currently there are
approximately 416 acres in industrial use within the city limits, and approxi-mate
336 acres in the SOI. Industrial uses are confined to two areas in the
City of Oroville. The primary industrial zone in the City is located on the
Southside, bounded by the Oroville Dam Boulevard on the north, the West-ern
Pacific railroad tracks on the east, Ophir Road on the south and Highway
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70 on the west. Major uses here include manufacturing, wood processing and
warehousing. The Airport Business Park is adjacent to Oroville Municipal
Airport on the north and east. Uses here include some light manufactur-ing/
assembly operations as well as limited research and design.
f. Public/ Quasi- Public
The Public/ Quasi- Public category encompasses several types of uses, includ-ing
all publicly- owned parcels that are not parks or open space, and privately-owned
parcels that accommodate civic, institutional uses such as churches and
hospitals. Public and quasi- public uses account for approximately 1,119 acres
within the city limits and 224 acres in the SOI. These include the Oroville
Municipal Airport, City of Oroville Government, Butte County Govern-ment
Complex and Institutional uses such as schools, hospitals, churches and
cemeteries and a fish hatchery.
g. Parks and Recreational Facilities
Parks and recreational facilities, such as playing fields and neighborhood
parks, are fairly well distributed around the City, comprising 497 acres within
the city limits. A few of the largest parks include River Bend Park ( on
Feather River), Mitchell Park ( south of downtown) and Nelson Park and
Recreational Center ( north of Thermalito). Parks in Oroville provide a
number of recreational opportunities for local residents, ranging from fishing,
hiking and river- rafting to sports fields and a new skate park near the Historic
Downtown.
h. Other Open Space
In addition to parks, Oroville has many open space resources that are pro-tected
by State agencies or conservation trusts. The 12,000- acre Oroville
Wildlife Refuge is a riparian forest bordered by twelve miles of river channels
and is important habitat for beavers, egrets and river otters. 2 Approximately
2,750 acres of the Oroville Wildlife Refuge are within the Planning Area. In
2 California Department of Fish and Game, 2006, DFG Wildlife Areas and
Ecological Reserves: Oroville Wildlife Area. http:// www. dfg. ca. gov/ lands/ wa/
region2/ oroville. html, accessed on July 24, 2006.
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addition to the Wildlife Area, the State of California manages a vast amount
of land in the Lake Oroville State Recreation Area, including recreation areas
and lands associated with the State Water Project, which begins at Oroville
Dam and the Lake Oroville reservoir. South and North Thermalito Forebay
comprise approximately 610 acres and Thermalito Afterbay is approximately
3,900 acres.
i. Agriculture
Agriculture is limited within the city limits of Oroville, accounting for only
17 acres. However, agriculture occupies approximately 1,521 acres of land
within the SOI. Agricultural lands are typically used for field crops, or-chards,
and grazing. Grazing and pasture land account for most of the agri-culture
in the Oroville area, with much of the remainder is citrus and olive
orchards. Small parcels of agricultural land can be found in Thermalito, as
well as around Wyman Ravine in the southeast part of the SOI.
j. Tribal Lands
There are no tribal lands within the city limits of Oroville, but one reserve is
located in the SOI and another is located in the Planning Area. Both are an-chored
by casinos. Gold Country Casino occupies 92 acres in the SOI located
off of Olive Highway and is operated by the Tyme Maidu of Berry- Creek
Rancheria. The Feather Falls Casino operated by the Concow Maidu of
Mooretown Rancheria is located off Ophir Road, outside of the SOI but
within the Planning Area.
k. Vacant and Underutilized Land
Vacant land is defined as land with no structure or building improvement and
that is not used for active agricultural production. Conversely, underutilized
land is defined as land with the ability to accommodate additional density.
Vacant land is interspersed throughout the City and comprises a significant
portion of the Oroville area. Vacant land comprises 3,049 acres within the
city limits and 5,396 acres of the land within the SOI. The average vacant
parcel size is 2.78 acres. In addition to vacant land, underutilized land is also
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scattered throughout the City. Figure LU- 2 illustrates the location of vacant
and underutilized commercial parcels.
3. Economic Development Areas
Several special areas have been established to stimulate economic activity in
the city. Figure LU- 3 illustrates the boundaries of these areas.
♦ Redevelopment Areas. A large proportion of land within the city limits
is within a designated Redevelopment Area. Real estate investment and
development in these areas can be stimulated by the Oroville Redevelop-ment
Agency through subsidies, in accordance with State law. Funds are
often used to encourage employment- generating uses and affordable hous-ing.
♦ Enterprise Zone. Enterprise Zones are designated by the State of Cali-fornia
to encourage employers to locate in economically- depressed areas.
Businesses in an Enterprise Zone receive State tax credits for hiring em-ployees
or buying machinery for certain production activities. Typically,
commercial and industrial uses are particularly targeted within the Enter-prise
Zone. Oroville has one Enterprise Zone that covers more than
6,000 acres throughout the city and 3,700 acres unincorporated County
areas. Adjacent areas outside the city limits, such as the Southside, are
also included in the Enterprise Zone. The total Enterprise Zone encom-passes
approximately 9,700 acres.
4. Other Planning Documents
In addition to the General Plan, the City of Oroville has several other plans
that are used by the City to guide development and annexation in specific
areas of the Oroville. Among these are the Oro Bay Specific Plan, the River-front
Master Plan, and a number of policies addressing the City’s Economic
Development Zones. These plans are described below:
♦ Airport Land Use Compatibility Plan. The Butte County Airport Land
Use Commission is charged with promoting land use compatibility
around the County’s airports to minimize public exposure to excessive
noise and safety hazards. This is accomplished through the preparation
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HWY 70
HWY 99
HWY 162
Nelson Ave
Larkin Rd
Foothill Blvd
Lincoln Blvd
5th Ave
Ophir Rd
Cottonwood Rd
Wilbur Rd
12th St
Grand Ave
Oroville Bangor Hwy
7th Ave
Table Mountain Blvd
Cherokee Rd
Miners Ranch Rd
Pacific Heights Rd
Hamilton Rd
Oroville Dam Blvd
Glen Dr
Kelly Ridge Rd
Long Bar Rd
Lone Tree Rd
Power House Hill Rd
Oakvale Ave
Railroad Ave
Kusel Rd
Par Four Way
Beaver Rd
Rabe Rd
Reppe Rd
20th St
Lower Wyandotte Rd
Feather River Blvd
Hilldale Ave
Mitchell Ave
Canyon Dr
Upper Palermo Rd
Oroville Quincy Hwy
Greenville St
Bridge St
Olive Hwy
Royal Oaks Dr
18th Ave
Wyandotte Ave
Las Plumas Ave
Georgia Pacific Way
Glen Ave
Canyon Highlands Dr
Oroville Dam Blvd
Oroville Dam Blvd
Orange Ave
Mt. Ida Rd
Roble Ave
Oroville Bangor Hwy
Pacific Heights Rd
Grand Ave
Foothill Blvd
Thermalito Afterbay
Lake Oroville
South
Thermalito
Forebay
Feather River
Feather River
Miner's Ranch
Reservoir
N. Thermalito Forebay
OROVILLE B
PALERMO RD
S VILLA AVE
V E
WELSH RD
K DR
F IGUR E LU- 2
E X I S T I NG V A C A N T A N D U N D E R U T I L I Z E D P A R C E L S
Oroville Planning Area
Oroville Sphere of Influence
Oroville City Limit
Underutilized Residential
Vacant Residential
Underutilized Commercial
Vacant Commercial
Railroad
Water
Source: City of Oroville GIS, 2005.
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Nelson Ave
Larkin Rd
Foothill Blvd
Lincoln Blvd
5th Ave
Ophir Rd
Cottonwood Rd
Wil bur Rd
12th St
Grand Ave
Oroville Bangor Hwy
7th Ave
Table Mountain Blvd
Cherokee Rd
Miners Ranch Rd
Pacific Heights Rd
Hamilton Rd
Oroville Dam Blvd
Glen Dr
Kelly Ridge Rd
Long Bar Rd
Lone Tree Rd
Power House Hill Rd
Oakvale Ave
Railroad Ave
Kusel Rd
Par Four Way
Beaver Rd
Rabe Rd
Reppe Rd
20th St
Lower Wyandotte Rd
Feather River Blvd
Hilldale Ave
Mitchell Ave
Canyon Dr
Upper Palermo Rd
Oroville Quincy Hwy
Greenville St
Bridge St
Olive Hwy
Royal Oaks Dr
18th Ave
Wyandotte Ave
Las Plumas Ave
Georgia Pacific Way
Glen Ave
Canyon Highlands Dr
Oroville Dam Blvd
Oroville Dam Blvd
Orange Ave
Mt. Ida Rd
Roble Ave
Oroville Bangor Hwy
Pacific Heights Rd
Grand Ave
Foothill Blvd
Thermalito Afterbay
Lake Oroville
South
Thermalito
Forebay
Feather River
Feather River
Miner's Ranch
Reservoir
N. Thermalito Forebay
F I GUR E LU- 3
ECONOMIC D E V EL O P M E N T A R E A S
Oroville Planning Area
Oroville Sphere of Influence
Oroville City Limit
Enterprise Zone
Redevelopment Area
Railroad
Water
Source: City of Oroville GIS, 2005.
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P U B L I C R E V I E W D R A F T
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and periodic update of an Airport Land Use Compatibility Plan
( ALUCP), the most recent of which was adopted in 2000. Public Utili-ties
Code Section 21676 requires Oroville’s, and the County’s, General
Plan land use designations to be in conformance with the land use plans
and policies of the adopted ALUCP. These zones are shown in Figures
LU- 1 and LU- 5 for reference, and are described in more detail in Section
E of the Safety Element.
♦ Riverfront Master Plan. The Master Plan was recently developed to co-ordinate
improvements around the Feather River waterfront north of
Historic Downtown. The Master Plan recommends redevelopment of
this area to accommodate new uses and to strengthen the connection be-tween
Historic Downtown and the riverfront.
♦ Southside Annexation and Redevelopment Feasibility Study. A feasi-bility
study is underway to examine the possibility of annexing the South-side
district, extending the city limits south to Messina Avenue, west to
Feather River, and east to Lower Wyandotte Road, and of expanding the
City’s Redevelopment Area to include South Oroville.
5. On- Going Planning Efforts
Development of this General Plan also acknowledges other on- going planning
efforts that may influence, provide additional information, or impact the
General Plan in the future. These plans are described below:
♦ Butte County General Plan Update. Although the City of Oroville
General Plan does include land outside the city limits, the City does not
have land use authority unless annexation occurs. Absent annexation, the
Butte County General Plan and Zoning Ordinance are the land use regu-latory
documents for land outside the city limits. The existing County
General Plan and Zoning Ordinance are consistent with this General Plan
in some regards but differ significantly in other regards.
The County is currently in the process of updating its General Plan and
Zoning Ordinance, which could result in changes to the land use designa-tions
and zoning for land uses outside the city limits. All elements of
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Butte County’s General Plan are being updated, including Land Use, Cir-culation,
Housing, Conservation, Open Space, Seismic Safety, Safety,
Noise, Scenic Highways, Recreation, Economy and Agriculture. The
Butte County General Plan Update is scheduled to be adopted by Sep-tember
2009.
♦ Oro Bay Specific Plan. This Specific Plan addresses land use in the 2,400-
unit Oro Bay development project west of the Oroville Municipal Air-port.
It applies to approximately 410 acres and includes a General Plan
amendment. An annexation proposal is also associated with this Plan.
This Specific Plan is described in more detail in Section D of this Land
Use Element.
♦ Rio d’Oro Specific Plan. This Specific Plan addresses land use in the
2,700- unit Rio d’Oro development project in the southern portion of the
Planning Area just west of Highway 70. It applies to approximately 650
acres and includes a General Plan amendment. An annexation proposal is
also associated with this Plan. This Specific Plan is described in more de-tail
in Section D of this Land Use Element.
B. Sphere of Influence and Annexation Strategy
Government Code Section 56076 defines a SOI as a “ plan for the probable
physical boundaries and service area of a local agency, as determined by the
commission.” A SOI is an area within which a city may expand through the
process of annexation. The purpose of a SOI is to encourage “ logical and or-derly
development and coordination of local governmental agencies so as to
advantageously provide for the present and future needs of the county and its
communities.”
a. Sphere of Influence Amendments
Figure LU- 4 depicts the City’s proposed SOI and shows the areas that are to
be added and removed when compared to the SOI that existed in 2005. The
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HWY 70
HWY 99
HWY 162
Nelson Ave
Larkin Rd
Foothill Blvd
Lincoln Blvd
5th Ave
Ophir Rd
Cottonwood Rd
Wilbur Rd
12th St
Grand Ave
Oroville Bangor Hwy
7th Ave
Table Mountain Blvd
Cherokee Rd
Miners Ranch Rd
Pacific Heights Rd
Hamilton Rd
Oroville Dam Blvd
Glen Dr
Kelly Ridge Rd
Long Bar Rd
Lone Tree Rd
Power House Hill Rd
Oakvale Ave
Railroad Ave
Kusel Rd
Par Four Way
Beaver Rd
Rabe Rd
Reppe Rd
20th St
Lower Wyandotte Rd
Feather River Blvd
Hilldale Ave
Mitchell Ave
Canyon Dr
Upper Palermo Rd
Oroville Quincy Hwy
Greenville St
Bridge St
Olive Hwy
Royal Oaks Dr
18th Ave
Wyandotte Ave
Las Plumas Ave
Georgia Pacific Way
Glen Ave
Canyon Highlands Dr
Oroville Dam Blvd
Oroville Dam Blvd
Orange Ave
Mt. Ida Rd
Roble Ave
Oroville Bangor Hwy
Pacific Heights Rd
Grand Ave
Foothill Blvd
Thermalito Afterbay
Lake Oroville
South
Thermalito
Forebay
Feather River
Feather River
Miner's Ranch
Reservoir
N. Thermalito Forebay
Larkin Rd
P R O P O S E D S P H E R E O F I N F L U E N C E CHANGE S
0 0.5 1 Mile
Oroville Planning Area
Oroville Sphere of Influence
Oroville City Limit
Existing Sphere of Influence Area
New Sphere of Influence Area
Removed Sphere of Influence Area
Railroad
Water
Source Data: City of Oroville GIS, 2005.
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updated SOI represents a geographic area that better defines the greater Oro-ville
area and establishes where the City intends to focus development for the
next 25 years and beyond.
The areas to be removed from the SOI include Wyman Ravine and the south-ern
portions of Oakvale. The main areas to be added include the Oroville
Wildlife Refuge, North and South Thermalito Forebay and the south central
portion of the Planning Area that includes the Rio d’Oro Specific Plan Area.
The Oakvale and Kelly Ridge areas are proposed to be retained in the SOI,
and are expected to remain with the City’s SOI through the 20- year sphere
horizon, as the City does not anticipate providing services to the area or an-nexing
the area. The City maintains Oakvale and Kelly Ridge in its SOI in
order to reserve the right to comment on land use changes that could impact
the City.
b. Annexation Strategy
The Butte County Local Agency Formation Commission ( Butte LAFCO)
overseas and adopts the SOI for each City in Butte County and approves a
City’s annexation of land outside the city limits. According to the Cortese-
Knox- Hertzberg Act of 2000 which governs all LAFCOs in the State, the
purpose of the Butte LAFCO is to discourage urban sprawl, preserve open
space and prime agricultural lands, allow for the efficient provision of gov-ernment
services, and encourage the orderly formation and development of
local agencies based upon local conditions and circumstances. A LAFCO
cannot approve the annexation of land outside of a City’s SOI.
The City of Oroville works closely with Butte LAFCO to address local an-nexation
issues. Due to past irregular growth patterns, there are several areas
adjacent to the City’s limits, as well as four island areas, that are not currently
incorporated. The primary areas of concern that have been identified for
annexation are the Southside neighborhood and Thermalito, along with
smaller pockets of unincorporated lands that have utilities and other urban
services in close proximity. In addition, the City anticipates annexing the Rio
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d’Oro, Oro Bay and unincorporated South Ophir Specific Plan Areas in the
near future in order to allow for their development.
The City intends to employ all reasonable measures to annex these unincor-porated
areas. In October 2006, the City completed an annexation feasibility
study regarding the fiscal impacts of annexation of the south Oroville areas.
In September 2007, the Oroville City Council reviewed three possible an-nexation
strategies and received a recommendation from City staff that the
City pursue an aggressive strategy that addresses all annexation issues and is
consistent with the Council’s adopted goals and objectives.
The City is actively working with LAFCO to develop the broad concepts of
an annexation plan, as well as a timeline for implementation. This process
includes steps to determine which unincorporated areas are of highest con-cern,
develop possible annexations strategies for these areas, and identify
methods to expedite annexation. After the City Council formally adopts the
annexation strategy by resolution, future steps will include completing neces-sary
feasibility studies and incorporating them in the annexation strategy to
help identify implementation triggers, benchmarks, and interagency coopera-tion
that will be required to ensure the success of the project. The City has
also informed Butte County that this process is a priority for the City.
C. General Plan Land Use Designations
This section describes the General Plan land use designations for the Planning
Area. These designations are intentionally broad enough to avoid duplicating
City or County zoning regulations. Additionally, more than one zoning dis-trict
may be consistent with a single General Plan use category.
Table LU- 2 summarizes the acreage for each land use designation in the city
limits and SOI. Figure LU- 5 illustrates the land uses designations for both of
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HWY 70
HWY 99
HWY 162
Nelson Ave
Larkin Rd
Foothill Blvd
Lincoln Blvd
5th Ave
Ophir Rd
Cottonwood Rd
Wilbur Rd
12th St
Grand Ave
Oroville Bangor Hwy
7th Ave
Table Mountain Blvd
Cherokee Rd
Miners Ranch Rd
Pacific Heights Rd
Hamilton Rd
Oroville Dam Blvd
Glen Dr
Kelly Ridge Rd
Long Bar Rd
Lone Tree Rd
Power House Hill Rd
Oakvale Ave
Railroad Ave
Kusel Rd
Par Four Way
Beaver Rd
Rabe Rd
Reppe Rd
20th St
Lower Wyandotte Rd
Feather River Blvd
Hilldale Ave
Mitchell Ave
Canyon Dr
Upper Palermo Rd
Oroville Quincy Hwy
Greenville St
Bridge St
Olive Hwy
Royal Oaks Dr
18th Ave
Wyandotte Ave
Las Plumas Ave
Georgia Pacific Way
Glen Ave
Canyon Highlands Dr
Oroville Dam Blvd
Oroville Dam Blvd
Orange Ave
Mt. Ida Rd
Roble Ave
Oroville Bangor Hwy
Pacific Heights Rd
Grand Ave
Foothill Blvd
Thermalito Afterbay
Lake Oroville
South
Thermalito
Forebay
Feather River
Feather River
Miner's Ranch
Reservoir
N. Thermalito Forebay
D R A F T 2 0 3 0 G E N E R A L P L A N L A N D U S E D E S I G N A T ION S
Source Data: City of Oroville GIS, 2005.
0 0.5 1 Mile
Oroville Planning Area
Oroville Sphere of Influence
Oroville City Limit
Airport Land Use Safety Zones
A
B- 1
B- 2
C
D
Tribal Land
Land Use Designation
Rural Residential ( 0- 0.2 du/ acre)
Very Low Density Residential ( 0.2- 1 du/ acre)
Low Density Residential ( 1- 3 du/ acres)
Medium Low Density Residential ( 3- 6 du/ acres)
Medium Density Residential ( 6- 14 du/ acre)
Medium High Density Residential ( 14- 20 du/ acre)
High Density Residential ( 20- 30 du/ acre)
Mixed Use
Retail and Business Services
Office
Industrial
Airport Business Park
Public
Park
Environmental Conservation/ Safety
Resource Management
State Water Project
Oro Bay Special Plan Area Overlay
South Ophir Specific Plan Area Overlay
Rio d'Oro Specific Plan Area Overlay
Railroad
Water
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TABLE LU- 2 ACREAGE OF LAND BY 2030 GENERAL PLAN LAND USE
DESIGNATION
Land Use Designation
City
Limits
( Acres)
Sphere of
Influence
( Acres)
Rural Residential Density 0 1,580
Very Low Density 54 760
Low Density 267 2,002
Medium Low Density 1,681 4,664
Medium Density 93 297
Medium High Density 126 283
High Density 14 0
Mixed Use 844 868
Retail and Business Services 605 484
Office 9 0
Industrial 1,375 445
Airport Business Park 242 273
Public Facilities and Services 1,207 239
Parks and Recreation 497 123
Environmental Conservation and Safety 262 5,357
Resource Management 0 1,539
State Water Project 74 3,212
Total 7,350 22,055
Source: DC& E GIS, 2006.
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these areas and for the Planning Area outside of the SOI. Although these
lands are under the jurisdiction of Butte County, they demonstrate Oroville’s
vision for creating a seamless transition between City and County lands.
The boundary lines between most land use designations are delineated as spe-cifically
as possible, in most cases following parcel lines. The 20 land use des-ignations
described in this element establish a range and intensity or density
of uses and are intended to help implement the future vision of the City of
Oroville, while providing flexibility for development. For each of the rele-vant
land use designations, these assumed densities and intensities are listed in
Table LU- 3. The land use designations also reflect the goals and policies in
this General Plan. In this General Plan, standards of building intensity for
residential uses are stated as the allowable range of dwelling units per net acre.
Unlike gross acreage, which includes all land, net acreage excludes the land
that is necessary for providing streets, services and rights- of- way. Typically,
net acreage is about 20 percent less than the gross acreage.
Standards of building intensity for non- residential uses are stated as maximum
floor- area ratios ( FARs) based on net acreage. A FAR is a ratio of the gross
building square footage permitted on a lot to the net square footage of the lot.
For example, on a site with 10,000 square feet of land area, a FAR of 1.0 will
allow 10,000 gross square feet of building floor area to be built. On the same
site, a FAR of 2.0 would allow 20,000 square feet of floor area ( e. g. two- story
building with 100 percent of lot coverage, or a four- story building with 50
percent lot coverage), and a FAR of 0.4 would allow 4,000 square feet of floor
area.
The goals, policies and actions contained in this Element provide additional
direction on how the various land use designations should be developed to
contribute to the overall character and vision of Oroville.
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TABLE LU- 3 DENSITY AND INTENSITY OF LAND USE DEVELOPMENT
Land Use Designation
Allowable Range of
Residential Density
Allowable Maximum
Floor Area Ratio
Rural Residential Density 0 – 0.2 units per acre
Very Low Density 0.2 – 1 units per acre
Low Density 1 – 3 units per acre
Medium Low Density 3 – 6 units per acre
Medium Density 6 – 14 units per acre
Medium High Density 14 – 20 units per acre
High Density 20 – 30 units per acre
Mixed Use 10 – 30 units per acre 0.8
Retail and Business Services
0.4 and 2.0
( Depending on location)
Office 0.4
Industrial 0.4
Airport Business Park
0.2 and 0.35
( Depending on location)
1. Residential
Residential areas provide locations for various types of housing throughout
Oroville. Maximum densities for residential uses are expressed in numbers of
units per net acre of developable land, provided that at least one housing unit
may be built on each existing legal parcel designated for residential use. Sec-ond
units permitted by local regulation and State- mandated density bonuses
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for provision of affordable housing are in addition to densities otherwise
permitted. New residential projects shall meet or exceed the minimum den-sity
specified in the land use designation for that given area and shall not ex-ceed
the specified maximum density.
a. Rural Residential Density
This designation provides a transition between sparsely developed areas and
the agricultural areas surrounding the community. This designation allows
for a maximum of 0.2 units per net acre ( one unit for every 5 acres) and en-courages
large lot development with a rural character, generally on the urban
edge.
b. Very Low Density
This designation provides for sparsely developed areas surrounding the com-munity.
This designation may be either rural in character or developed as
clustered lots if permanent open space is maintained and the overall density
does not exceed 1.0 net unit per acre. This designation allows for 0.2 to 1.0
units per net acre.
c. Low Density
This designation provides a transition from lower densities at the edges of
town to the higher densities in the center of the community. This designa-tion
allows for the development of land with a quasi- rural character. This
designation allows for 1.0 to 3.0 units per net acre. Clustered lots as permit-ted
in the Very Low Density category may be substituted, as long as the over-all
gross density does not exceed 3.0 units per acre.
d. Medium Low Density
This designation applies to more typical development patterns in areas that
consist of single- family detached homes on ¼ - acre lots. This designation ap-plies
to a significant portion of the area within the SOI. This designation
allows for 3.0 to 6.0 units per net acre.
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e. Medium Density
This designation provides opportunities for small lot single- family attached
homes, duplexes and townhouses in the more urban areas that are found pri-marily
within the city limits. Development patterns in these areas would
allows for 6.0 to 14.0 units per net acre.
f. Medium High Density
This designation provides opportunities for townhouses, garden apartments
and apartment buildings that would typically be located in urban areas with
major roads, adequate infrastructure and amenities to support higher densi-ties.
This designation allows for 14.0 to 20.0 units per net acre.
g. High Density
This designation provides opportunities for townhouses, apartments and
condominiums that would typically be found in specifically urban areas with
major roads, adequate infrastructure and amenities to support higher densi-ties.
This designation allows for 20.0 to 30.0 units per net acre.
2. Mixed Use
Mixed use development allows and encourages different but compatible uses
to be located in close proximity to each other. A common example is a single
structure or a group of physically integrated structures that combine residen-tial
uses with commercial, public, entertainment and/ or office uses. In multi-story
mixed use developments, the ground floor uses are predominantly non-residential
with the purpose of creating pedestrian activity. Since this desig-nation
allows for both residential and commercial uses a wider residential
density range is established along with an appropriate FAR.
This designation applies to urban areas with major roads, adequate infrastruc-ture
and amenities to support higher densities. Townhomes, garden apart-ments,
apartments and condominiums would typically be found in this desig-nation.
Single use commercial development may also be allowed by approval
of the Planning Commission. Single use residential development is prohib-
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ited under this designation. This designation allows for 10.0 to 30.0 units per
net acre and a maximum FAR of 0.80.
3. Retail and Business Services
This designation is intended to provide for business activities that offer goods
and services to the community. This designation allows for a maximum FAR
of is 0.40, except in the Historic Downtown where an FAR of 2.0 will be
allowed if separate off- street parking is provided. Zoning districts specify
where specific allowed more intense uses, such as the production of goods,
wholesale storage and distribution facilities, may be located.
4. Office
This designation provides spaces for offices that will have minimal adverse
impacts upon immediate neighborhoods and residential character. Though
limited in its application, this designation is applied in areas that are suitable
for offices, but not retail businesses. Office commercial areas provide office
sites for medical, legal, insurance, and similar uses. Business and professional
offices are to be developed with a maximum FAR of 0.4.
5. Industrial
This designation allows for general manufacturing and distribution in an en-vironment
that accommodates the needs of large- scale operations, some of
which require extensive outdoor storage. Retail uses are excluded, except
those oriented primarily to serving businesses or employees within the indus-trial
area. Adult- oriented businesses are also allowed in this designation. The
maximum FAR for this designation is 0.4.
6. Airport Business Park
This designation allows for light manufacturing, limited industrial, food proc-essing,
wholesale trade and offices. Retail businesses and public services are
permitted to a lesser extent and would generally be allowed as an accessory
use. Outdoor storage is only permitted in limited amounts if heavily
screened. Projects must maintain architectural and landscape standards nor-mally
associated with the term “ business park” rather than “ industrial area.”
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FAR range in this designation ranges from 0.20 to 0.35. Maximum FAR is
0.30 in the area bounded by Feather Avenue on the north, Oroville Dam
Boulevard West on the south, 20th Street on the east and 24th Street on the
west. Maximum FAR is 0.35 in all other areas.
7. Public Facilities and Services
This designation refers to schools, governmental offices, the Oroville Munici-pal
Airport, local cemeteries and other facilities that have a unique public
character. Governmental facilities that are similar to private offices or indus-trial
facilities are not shown as public. Places of religious assembly are not
shown on the General Plan Diagram.
8. Parks and Recreation
This designation refers to public parks, golf courses, or other appropriate rec-reational
uses. A recreational vehicle park or campground may be permitted
within areas designated for Parks and Recreation as a conditional use if
deemed appropriate with surrounding uses and densities.
9. Resource Management
This designation refers to areas primarily devoted to agricultural use, includ-ing
grazing, crop production and animal husbandry, and to areas which may
contain significant resources, such as wetlands. Agriculture is permitted
within areas designated as Resource Management with fewer restrictions on
animal maintenance than in residential designations. Development is limited
to one dwelling unit per legally created parcel.
10. Environmental Conservation and Safety
This designation denotes areas with significant wildlife habitat and/ or physi-cal
development constraints. Examples include woodland or wetland open
space, riparian corridors, the Oroville Wildlife Refuge, power transmission
line corridors, areas of slope exceeding 30 percent, areas prone to landslide
and areas prone to 100- year floods as designated by the Federal Emergency
Management Agency ( FEMA).
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No subdivisions of land will be permitted for properties completely covered
by an Environmental Conservation and Safety designation unless acceptable
evidence is provided by the developer which demonstrates that · the classifica-tion
is not appropriate for the entire site. The Environmental Conservation
and Safety overlay allows for one residential unit on each existing legal parcel
provided there are suitable building site( s).
11. State Water Project
This designation refers to land areas of the State- owned Oroville- Thermalito
Complex.
D. Specific Plan Area Overlays
The Specific Plan Area Overlay is a unique designation applied to groups of
parcels that will be developed in a cohesive manner that is consistent with the
goals of this General Plan. Adoption of a Specific Plan will require a General
Plan amendment and annexation into the city limits. Each Specific Plan must
be developed in accordance with the land use designations described above
and be representative of the goals, policies and actions in this General Plan.
1. Oro Bay Specific Plan Area
The Oro Bay Specific Plan will determine the mix of uses that will occur on
the 409- acre site within the limits identified in this General Plan. This Spe-cific
Plan will limit development to not more than 2,400 dwelling units of
mixed residential types. Commercial areas for this Specific Plan are limited to
5 acres of Retail and Business Serving designation to be located along the
Highway 162 frontage. The uses would include, but are not limited to, gro-cery
store, drug store or convenience store; a bakery, deli, coffee shop, or
café; a gas/ service station; a drycleaner, hair salon, health club, or similar
neighborhood retail service. The Specific Plan will specify a maximum per-missible
FAR of 0.4 for the proposed retail use.
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2. Rio d’Oro Specific Plan Area
The Rio d’Oro Specific Plan will determine the mix of uses that will occur on
a 647- acre site in the southern Oroville area, encompassed by Highway 70,
Pacific Heights Road and Vineyard Lane. This Specific Plan will limit devel-opment
to not more than 2,700 dwelling units of mixed residential types.
Commercial areas for this specific plan are limited to 30 acres of Retail and
Business Serving designation to be located along the northern portion of the
Specific Plan area. The uses would include, but are not limited to grocery
store, drug store or convenience store; a bakery, deli, coffee shop, or café; a
gas/ service station; a drycleaner, hair salon, health club, or similar neighbor-hood
retail service. The Specific Plan will specify a maximum permissible
FAR of 0.4 for the proposed retail use.
3. South Ophir Specific Plan Area
The South Ophir Specific Plan will determine the mix of uses that will occur
in a 784- acre area, in the southern Oroville area along both Lincoln Boulevard
and Baggett Palermo Road south of Ophir Road, north of Messina Road, east
of Lone Tree Road, and west of Upper Palermo Road. A primary goal of the
Specific Plan it to provide a mix of uses that includes a business/ technology
park complex for clean industry.
The amount of development to be included in this area is not set. For envi-ronmental
review purposes, a minimum of 150 to a maximum of 300 acres of
land are assumed to will be dedicated to development of the industrial park
component. This Specific Plan will limit development to Not more than
1,500 dwelling units of mixed residential types may also be included. Com-mercial
areas for this Specific Plan are limited to the Retail and Business Serv-ing
designation and would include uses such as a grocery store, drug store or
convenience store; a bakery, deli, coffee shop, or café; a gas/ service station; a
drycleaner, hair salon, health club, or similar neighborhood retail service.
The Specific Plan assumes will specify a maximum permissible FAR of 0.4 for
the proposed industrial and retail uses.
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E. Goals, Policies and Actions
The Land Use Element’s framework of goals, policies and actions address
managing growth, Oroville’s Historic Downtown, residential areas, commer-cial
and office needs, industrial areas, public and quasi- public uses, visitor ser-vices,
and economic development.
1. General Land Use
Goal LU- 1 Provide for orderly, well- planned and balanced
growth consistent with the limits imposed by infra-structure
and the City’s ability to assimilate new
growth.
Policies
P1.1
P1.2
P1.3
P1.4
Establish a logical methodology for annexation of land into
the City that will reduce “ island effects” and provide a more
coherent city limit boundary. Annexations shall be coordi-nated
with the appropriate property owners and service
providers and in substantial conformance with Butte
LAFCO Guidelines. ( 3.60b)
Establish logical jurisdictional boundaries for the City.
Work with service districts to provide services to facilitate
property owner requests for annexation of properties within
the City’s Sphere of Influence. ( 3.60a)
Ensure that all new development pays its fair share in fi-nancing
of public facilities and services.
Link the rate of growth in Oroville to the provision of ade-quate
services and infrastructure, including schools, road-ways,
police, fire and medical services, and water supply and
wastewater treatment infrastructure to ensure that new de-
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velopment will not negatively impact existing infrastructure
and level of services.
P1.5
P1.6
P1.7
Encourage non- conforming land uses to relocate or rede-velop
in accordance with current land use and zoning desig-nations.
Ensure all new development conforms to current land use
and zoning designations.
Require preparation and approval of Specific Plans for large
newly developing areas on the periphery of the City prior
to annexation and development of these areas. At a mini-mum,
Specific Plans shall be prepared for the Rio d’Oro,
Oro Bay and South Ophir Road Specific Plan Areas as
mapped in Figure LU- 5. Specific Plans shall comply with
the requirements of this Land Use Element.
Actions
A1.1
A1.2
Goal LU- 2
As required by law, update the Citywide Municipal Services
Review as the City’s population and employment base
grows to identify what new or expanded public facilities and
services are needed to adequately meet the needs of both ex-isting
and projected new development.
Review and revise, as necessary, the Development Code to
ensure its consistency with this General Plan.
2. Historic Downtown
Develop an economically vital, pedestrian- oriented
Historic Downtown that includes retail, office,
residential, civic, cultural and recreational uses.
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Policies
P2.1
P2.2
P2.3
P2.4
P2.5
Preserve and enhance the Historic Downtown and its ad-joining
historic residential neighborhoods. ( 3.41a)
Promote development that maintains and reinforces the
Historic Downtown as the geographic and economic center
of Oroville.
Encourage the addition of housing and visitor accommoda-tions
within walking distance of Historic Downtown.
( 3.41c)
Encourage concentration of local- serving offices in and near
Historic Downtown. ( 3.46b)
Encourage the location of businesses, and services and civic
facilities in Historic Downtown that provide entertainment,
visitor services and cultural enrichment and extend the
hours during which Historic Downtown is an active place.
P2.6 Encourage restoration and reuse of historic Downtown
buildings. ( 3.41b)
Actions
A2.1
A2.2
Work with the Downtown Business Association to develop
an on- going program to market the Historic Downtown to
residents and visitors alike using, for example, the State
Theater, the Farmers' Market, directional signs, cooperative
advertising and promotional events. ( 3.41d)
Create a Historic Downtown housing program, possibly us-ing
Redevelopment Area revenue and funds from the Fed-eral
Community Development Block Grant ( CDBG) pro-gram.
( 3.41f)
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A2.3
A2.4
A2.5
A2.6
Work with Historic Downtown property and business own-ers
to establish a downtown Business Improvement District
( BID) that would help fund the continued implementation
of the Downtown Plan. Improvements that could be
funded by a BID include façade improvements, street trees,
street lighting, banners, and sidewalk/ paving improvements.
A BID could also fund advertising and promotion for the
Historic Downtown and its businesses.
Work with Downtown Business Association and Oroville
Chamber of Commerce to prepare a Strategic Plan for the
Historic Downtown Area. As part of the plan, identify gaps
in available merchandise and services and recruit experi-enced
vendors who would like to relocate to Historic
Downtown Oroville.
Develop and implement a capital improvement program to
upgrade the Historic Downtown’s physical infrastructure,
such as sidewalks; curbs; water; sewer and drainage facilities;
and parking facilities.
Conduct a feasibility study regarding the installation of data
conduit in or a wireless system in the Historic Downtown
to allow for high speed internet access, and install such a sys-tem
if feasible.
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3. Residential
Goal LU- 3 Provide housing in a range of residential densities
and types to address the housing needs of all seg-ments
of the community, including all income
groups expected to reside in Oroville.
Policies
P3.1
P3.2
P3.3
Provide for development of multi- family housing in parts of
the Planning Area where topography, noise and infrastruc-ture
are appropriate, particularly along collector and arterial
streets and within easy walking distance of the Historic
Downtown and public facilities. ( 3.30c)
Promote the development of cohesive neighborhoods with
distinct characters and with adequate park land and other
neighborhood serving public facilities. For areas over 100
acres, the City may require the preparation of a Specific
Plan.
Discourage large residential development that has the look
and feel of a single project; do and does not have variation
in terms of densities, building typology and design, or lacks
the distinct character of the surrounding neighborhood.
P3.4
P3.5
P3.6
Provide for the development of affordable housing to meet
State requirements for very- low, low and moderate- income
households.
Encourage removal of visible household clutter that has a
blighting effect in some neighborhoods. ( 3.30e)
Prohibit detached single- family homes in the R- 3 High Den-sity
Residential district. Areas zoned as R- 3 High Density
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Residential should be preserved for higher density housing,
especially rental housing.
P3.7 Encourage new residential development patterns that do not
hinder or limit industrial or commercial development.
Actions
A3.1
A3.2
Goal LU- 4
Prepare and adopt appropriate residential design guidelines
or subdivision regulations to encourage and entice creative
and functional multi- family residential projects. ( 3.30n)
Amend the Zoning Code to ensure that the housing types
allowed in each zoning district are consistent with the den-sity
ranges identified in the 2030 General Plan.
4. Commercial and Office
Provide adequate land for and promote the devel-opment
of attractive commercial areas and uses that
provide goods and services to Oroville residents,
employees and visitors.
Policies
P4.1
P4.2
Maintain Oroville Dam Boulevard and Olive Highway be-tween
Highway 70 and Foothill Boulevard as one of the
Planning Area's primary retail districts. ( 3.42a)
Continue to encourage mixed use areas along arterials where
such developments would be most appropriate, considering
issues such as topography, traffic safety and the amount of
sight distance available. ( 3.30h)
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P4.3
P4.4
P4.5
To the extent possible, utilize office designations as a buffer
between the commercial uses along major arterial roads and
residential uses. ( 3.42g)
Encourage small neighborhood grocery stores that provide
everyday needs close to residential areas by implementing
zoning designations that allow such uses. ( 3.44a)
Provide final site plan approvals for shopping centers only
after the expression of interest by appropriate major tenants,
Chamber of Commerce, other groups and individuals has
been demonstrated and when the project plans are consis-tent
with the design guidelines applicable to the site. ( 3.44d)
P4.6
P4.7
Promote expansion of the range of retail goods and services
offered in Oroville to capture a larger share of expenditures
by Oroville’s residents and minimize the need for residents
to shop outside the City.
Work with local business groups and associations, such as
the Oroville Chamber of Commerce, to promote Oroville
businesses.
Actions
A4.1 Prepare a Strategic Plan for Oroville Dam Boulevard Mixed
Use Corridor. As part of the plan, include strategies for
competing for region- serving commercial and office uses.
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5. Industrial
Goal LU- 5 Encourage diverse industrial environments that will
appeal to a broad range of manufacturers and dis-tributors,
and provide opportunities for the opera-tion
of profitable businesses in Oroville. ( 3.50a)
Policies
P5.1 Maintain zoning, design guidelines and operating standards
for industrial uses that promote give evidence of a commu-nity
commitment to a high aesthetic standards. quality
community. ( 3.50d)
P5.2
P5.3
P5.4
P5.5
Locate new industries that require extensive outdoor storage
and open structures, or that produce emissions which may
be detectable off- site, in the appropriate industrial areas.
( 3.50e)
Locate only industries that are compatible with nearby resi-dential
areas in the area east of the mainline Union Pacific
Railroad. ( 3.50k)
Require, as necessary, the installation of physical buffers,
such as low maintenance solid masonry or decorative block
walls and drought- tolerant landscaping, in conjunction with
the development of industrial or residential projects along
Lincoln Boulevard ( generally between Wyandotte Avenue
and the south side of Ophir Road) where residential and in-dustrial
land uses may interface, or in other locations in the
City where potentially conflicting land uses may be adjacent
to one another. ( 4z. 2)
Encourage the development of flexible industrial space to
accommodate a variety of industrial use and business size.
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P5.6
P5.7
Encourage and facilitate the efforts of the Oroville Eco-nomic
Development Corporation to attract employment
and revenue generating uses through flexible land use and
zoning considerations. ( 3.50m)
Promote the Airport Business Park area as an appropriate
location for industrial development.
Actions
A5.1
A5.2
A5.3
Goal LU- 6
Conduct a study to identify needed policies and procedures
to enhance and take advantage of the possibilities made
available through the Oroville Enterprise and Recycling
Zones. ( 3.50f)
Work to secure agreement from the Federal Aviation Ad-ministration
( FAA) to permit sale of land in the Airport
Business Park. ( 3.50i)
Create and periodically update an Industrial Land Supply
Study to ensure that there is an appropriate amount of land
designated for industrial uses.
6. Public and Quasi- Public Uses
Provide adequate land for development of public
and quasi- public uses to provide necessary public
services and facilities in support of existing and new
residential, commercial and industrial land uses.
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Policies
P6.1
P6.2
P6.3
P6.4
Designate adequate, appropriately- located land for City,
County, special district, and school district facilities, particu-larly
through the Specific Plan and Master Plan processes.
Promote the clustering of public and quasi- public uses such
as schools, parks, trails, child care facilities and community
activity centers. Joint use of public facilities shall be pro-moted,
and agreements for sharing costs and operational re-sponsibilities
among public service providers shall be en-couraged.
Encourage the development and operation of childcare fa-cilities.
Encourage the development and operation of senior assisted-living
facilities.
Actions
A6.1
P6.5
Periodically update the City General Plan to ensure ade-quate,
appropriately- located land for quasi- public uses such
as medical facilities, churches, public and private school fa-cilities
and utility uses.
Strongly encourage Oroville Hospital and adjoining land-owners
to prepare a long range development plan for the
Medical Center neighborhood. Issues to be addressed
should include:
♦ Long- term space needs for the hospital, medical offices,
care facilities if appropriate, and parking and landscaping.
♦ The possibility of expanding parking and storage under
or near power transmission lines to make land available
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for hospital expansion or other uses, such as bicycle and
pedestrian trails. ( 3.46a)
7. Visitor Services
Goal LU- 7 Foster Oroville’s role as a regional and statewide
visitor destination.
Policies
P7.1
P7.2
P7.3
P7.4
P7.5
Encourage the concentration of visitor accommodations on
Feather River Boulevard from Bed Rock Park south and on
sites overlooking and relating to the Feather River. ( 3.43a)
Maintain easy access to and from the Highway 70. ( 3.43b)
Promote traveler- services clusters at freeway interchanges.
( 3.45a)
Encourage development of bed and breakfast accommoda-tions
in historic residences to expand visitor choice and
promote the preservation and restoration of Victorian
homes. ( 3.43d)
Encourage the Feather River Recreation and Park District in
its effort to develop the Riverbend Park area. ( 3.43g)
Actions
A7.1 Develop and implement a plan to allow the establishment of
Bed and Breakfast visitor accommodations in and adjacent
to the Historic Downtown area.
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8. Economic Development
Goal LU- 8 Provide adequate land for and promote develop-ment
of employment uses that create high quality
jobs and enhance the economy of Oroville.
Policies
P8.1
P8.2
P8.3
P8.4
Take an active role in economic development to promote
the maintenance and expansion of employment in Oroville,
including employment in the industrial sector.
Encourage diversification in future industrial and business
development to provide residents of Oroville with a range
of employment opportunities from entry level jobs to
highly- skilled and professional jobs.
Promote the development of clean industries that do not
create environmental problems or pose health risks associ-ated
with water and air pollution, or generate hazardous ma-terials
or waste.
Promote the development of skilled employment uses that
improve the City’s current jobs- housing imbalance.
P8.5 Ensure that land use development and annexation decisions
do not result in negative fiscal impacts to the City.
Actions
A8.1 Initiate an Economic Development Strategy to create a
business recruitment plan to attract a wide range of new
jobs, from entry level to highly skilled positions, and to im-prove
the City’s jobs/ housing balance. As part of the de-
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velopment of this plan, the City should target and survey
business to determine inducements required.
A8.2 Seek assistance from the Butte County Economic Develop-ment
Corporation and Oroville Economic Development
Corporation in recruiting new firms to Oroville and in ex-panding
Oroville’s existing commercial, retail and industrial
industries.
A8.3
A8.4
A8.5
Seek federal and state funding and technical assistance to
promote the maintenance and expansion of Oroville’s in-dustrial
sector.
Periodically monitor how new residential and non-residential
development is affecting the fiscal health of the
City.
Periodically monitor how new residential and non-residential
development is affecting the City’s jobs/ housing
balance.
F. General Plan Development Potential
The City of Oroville has the capacity to accommodate a significant amount
of development within the city limits and SOI over the next 25 years and be-yond.
Table LU- 4 shows the total amount of development that would result
from implementation of the General Plan. At complete buildout of the city
limits and SOI, as designated by this General Plan, Oroville will have ap-proximately
45,000 dwelling units. This would be an increase of 31,200 over
the roughly 13,800 existing units.
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TABLE LU- 4 POTENTIAL FULL BUILDOUT OF THE 2030 GENERAL PLAN
Location
Residential
( Dwelling Units)
Industrial
( Square Feet)
Commercial
( Square Feet)
City Limits 14,000 13,700,000 18,500,000
Sphere of Influence 31,000 4,500,000 14,000,000
Total
( City Limits + SOI)
45,000 18,200,000 32,500,000
Planning Area 1,700 300,000 600,000
Total 46,700 18,500,000 33,100,000
TABLE LU- 5 ASSUMED 25- YEAR BUILDOUT OF THE 2030 GENERAL PLAN
Location
Residential
( Dwelling Units)
Industrial
( Square Feet)
Commercial
( Square Feet)
City Limits 9,300 6,800,000 12,200,000
Sphere of Influence 18,300 1,900,000 9,000,000
Total
( City Limits + SOI)
27,600 8,700,000 21,200,000
Planning Area 1,700 300,000 600,000
Total 29,300 9,000,000 21,800,000
It is unlikely that full buildout of this General Plan will occur over the next
25 years. The Butte County Association of Governments ( BCAG) is cur-rently
projecting that the City of Oroville will grow at an average rate of 4.6
percent a year over the next 25 years. Based on the BCAG growth projec-tions,
it is likely that approximately 13,800 units will be added to the area
within the city limits and SOI. The expected 25- year buildout, as shown in
Table LU- 5, would be an additional 13,800 dwelling units, for a total of
27,600 homes within the SOI.
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4 COMMUNITY DESIGN ELEMENT
The City of Oroville has a wide array of neighborhood areas with distinct charac-teristics
that create a unique sense of place with small town qualities. The purpose
of the Community Design Element is to identify, protect and enhance the positive
characteristics of Oroville’s built environment that contribute to a high quality of
life for its residents.
The Community Design Element translates the two- dimensional Land Use
Element into the third dimension by specifying how new development
should look, feel and function. The Community Design Element includes
important concepts and guidelines that apply to the type, location and charac-ter
of both private and public development projects for new and existing areas
of the city. This Element includes principles, goals, objectives, policies, ac-tions
and concepts to maintain and enhance the City of Oroville’s unique
character as it relates to both the physical design of the City and quality of
life.
This Element is organized into three sections as follows:
♦ Community Design Principles. Discusses community design principles
that are intended to guide and shape new public and private development.
♦ Existing Community Design and Character. Provides a brief overview
of the existing urban design characteristics of Oroville.
♦ Goals, Policies and Actions. Provide additional guidance to the City re-lated
to decisions on public and private development.
A. Community Design Principles
The principles that contribute to people’s understanding of their communi-ties
as unique places have evolved over many years. This section includes
urban design principles that reflect the existing character of Oroville and are
intended to guide and shape new development as the city grows.
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Many of the principles in this section come from New Urbanism and Smart
Growth movements. “ New Urbanism” advocates for urban development
that is responsive to the human scale and human activities from a regional
perspective down to the design of individual buildings. “ Smart Growth” con-tributes
to the development of communities that are both economically and
socially sustainable. Concepts from these urban design practices can help
create vibrant and memorable places by shaping the three- dimensional form
of new development.
The following provides a basic overview of each of these approaches, which
could inform future development in Oroville.
1. New Urbanism
The New Urbanism movement has developed in the past two decades as a
response to the development of communities that lack a strong sense of place
and are built at the expense of existing central cities. The New Urbanist ap-proach
encourages both new development and the retrofitting of existing
communities to embody a sense of place, thereby creating communities that
reflect and enhance the diversity and heritage of specific places.
The principles of New Urbanism are emphasized at three scales:
♦ The Region. A region comprises a number of cities, towns and commu-nities,
and each is defined by clear distinctions between the urban devel-opment
and the surrounding rural environment.
♦ Neighborhood, District and Corridor. At this scale, individual com-munities
are recognized as comprising a series of pedestrian- friendly
neighborhoods with a mix of land uses. There is a range of housing types
and transit opportunities. Transit- supportive development is focused
along corridors. Open space is a significant component in the definition
of neighborhoods. Section B of this Community Design Element de-scribes
Oroville’s neighborhoods, districts and corridors.
♦ Block, Street and Building. At this scale, the details of the built envi-ronment—
defined both by architectural and landscaping details— are pro-
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portioned to the scale of a pedestrian. Block dimensions and building de-signs
place equal emphasis on pedestrian and vehicular uses. These more
detailed design principles are addressed in Oroville’s Development Code
and Design Guidelines.
2. Smart Growth
The concept of “ smart growth,” an alternative to conventional suburban de-velopment,
seeks to design vital, sustainable neighborhoods that meet the
needs of many different people, regardless of their income level or transporta-tion
choices. There are a number of design and development goals that ad-here
to the principles of smart growth. Particularly relevant to the develop-ment
history and future potential of Oroville are the goals described below.
♦ Mix of Land Uses. One of the defining characteristics of sustainable
neighborhood design is the mixing of different, complementary land uses.
Instead of separating residential areas from commercial development,
neighborhoods provide space near peoples’ homes for useful services;
civic buildings, such as schools; and places where people can gather in
their free time. Neighborhoods have schools within walking distance of
children’s homes, and include housing near workplaces so that residents
can avoid a long commute to their jobs.
♦ High Connectivity. A neighborhood that follows the principles of
smart growth will offer many different ways for people to get around.
Instead of streets that form loops and cul- de- sacs, forcing people to make
long detours, a highly- connected network of streets creates several direct
routes to any destination. A connected street pattern also provides driv-ers
with a variety of route choices, which leads to less traffic buildup on
major streets and at busy intersections. Sidewalks and bicycle lanes pro-vide
safe routes for people who choose to walk or bike to nearby destina-tions.
♦ High- Quality Development. All types of development that follows
smart growth principles can enhance the character of a neighborhood. In
a smart growth neighborhood, retail buildings are located adjacent to
sidewalks, framing the street’s public space and encouraging people to
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walk from shop to shop. They include architectural details that make the
buildings more attractive and more compatible with the surrounding de-velopment.
Single- family houses emphasize the front door frontage to
the street rather than garages, and apartment buildings use varied build-ing
forms to give a sense of the individual dwelling units they contain.
♦ Range of Housing Types. Smart growth principles lead to neighbor-hoods
with different types and sizes of dwelling units that accommodate
all parts of the population. Different types of housing are distributed
throughout the neighborhood. For example, single- family houses are of-ten
located near townhouses and well- designed apartments. As people’s
needs change— for example, when a woman has her first child, or when
an older couple decides to find a smaller house after their children move
out— the variety of housing types allows people to find new places to live
within the same neighborhood, so that they can continue to live near
friends and neighbors.
♦ Housing Affordability. A neighborhood that follows smart growth
principles is not restricted to people with high incomes. Affordable
housing is an integral part of the neighborhood, and it is distributed
throughout the neighborhood so that people with different income levels
can live on the same street, or even in the same building. Affordable
housing units are designed to fit well with their surroundings and to be as
long- lasting as market- rate housing units. Policies addressing housing af-fordability
in Oroville are included in the Housing Element of this Gen-eral
Plan.
3. Key Urban Design Concepts
Urban design addresses the image or character of a city’s built form. It con-siders
the relationship between the location of uses that helps to achieve a
strong sense of place. That sense of place is highly dependent on the visual
appearance and development character of the built environment. Urban de-sign
principles that should be followed to attain a strong sense of place and
unique community character are described below.
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♦ Human- scale Design. People feel most comfortable and secure in envi-ronments
that are designed at the scale of the individual. At a neighbor-hood
level, this translates into shorter block lengths that are walkable
and provide more connections throughout a neighborhood. At a site or
building design level, human- scale design involves the massing of build-ings,
articulation of building facades, organization of buildings on a site,
landscaping of public and private areas and the use of color and materials.
Generally, this means avoiding or minimizing the use of soundwalls and
cul- de- sacs in future residential development and ensuring that future re-tail,
office and commercial development presents an attractive “ face” to
the street.
♦ Nodes. A node is a focal point or meeting place where people might
gather. Examples of nodes include a popular shopping area or a plaza,
park or community center. The crossing of significant streets, particu-larly
those with transit lines, can also be a node. Nodes are important
components of a community because they provide a common location
for people to meet, talk, shop and play.
♦ Edges. Edges help to define space; in built environments, they can be
created by buildings or rows of trees. Edges can have differing degrees of
permeability. For example, an edge created by a wall would be consid-ered
“ impermeable.” A building can create a “ semi- permeable” edge with
a feature such as a columned arcade, which allows people visual and
physical access between the sidewalk area and the private property. En-suring
that buildings, trees or other architectural features provide edges
or definition to the street enhances the vitality and feeling of safety and
security in urbanized areas. Edges are particularly important in areas
with high pedestrian traffic, such as a downtown. As a whole, cities are
defined by their edges. Edge conditions can be “ hard,” where there is an
abrupt or clearly defined transition between urban and rural areas, or
“ soft,” where the transition between urban and rural is more gradual or
smooth.
♦ Development on Corners. On parcels located at roadway intersections,
development should be built at the outside corners in order to enclose the
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space and provide greater definition to the intersection, particularly for
pedestrians. Ensuring that buildings are designed to occupy the corners
of parcels at street intersections will enhance the visual quality and the
safety of the pedestrian environment.
♦ Pedestrian Orientation. Designing places that are pedestrian- oriented
rather than automobile- oriented often creates a stronger sense of place,
because it encourages people to use public spaces. Pedestrian orientation
involves providing good physical connections between destinations, a
mix of uses where possible and a safe walking environment. In terms of
building design, pedestrian orientation can be achieved by orienting
buildings to the street and providing pedestrian amenities such as awn-ings,
benches and attractive street lighting.
♦ Visual Landmarks and Gateways. Visual landmark or gateways are
physical elements by which people orient themselves and can help create
a unique identity for an area. Examples of visual landmarks include stat-ues,
major works of public art, historic buildings, water towers, signifi-cant
landscaping or land forms, and other easily identifiable features.
Gateway design treatments can include fountains, attractive signage or
natural features such as rows of trees.
4. Livable Street Design
A key goal of the Community Design and Circulation Elements of this Gen-eral
Plan is to maintain the quality and character of Oroville’s streets and to
preserve the safety of schoolchildren, pedestrians and cyclists along those
streets, while also allowing for efficient movement of commuters and trucks.
Most streets can be designed or improved to provide sidewalks, bicycle facili-ties,
street trees and on- street parking while continuing to allow adequate traf-fic
flow.
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B. Existing Community Design and Character
This section provides an overview of the existing community design and
character of Oroville’s various neighborhoods, districts, corridors and pre-serves.
By examining the built environment in Oroville’s SOI, one can un-derstand
the ways in which the City has developed and the opportunities that
are present to guide future development. This understanding will help direct
future improvements to the City’s character and built form. For the pur-poses
of this analysis, the City has been divided into a series of geographic
areas. They have been classified into four categories based on the nature of
the development and use in each area. These areas, illustrated in Figure CD- 3,
include Neighborhoods, Districts, Corridors and Preserves.
1. Communitywide Design
In Oroville, as in many other American cities, conventional zoning codes and
high dependence on the automobile, particularly since World War II, have
contributed to urban development that lacks a connection to the city’s his-tory
and natural character. The manner in which streets and buildings have
been designed and developed greatly affects the image that people will have of
their city.
By examining the built environment in Oroville’s Planning Area, one can
understand the ways in which the City has developed and the opportunities
that are present to guide future development. This understanding will help
direct future improvements to the City’s character and built form.
2. Neighborhoods
Neighborhoods are generally defined as those areas where residential land
uses predominate. Each neighborhood contributes to Oroville’s unique ur-ban
form. The sections below describe Oroville’s individual neighborhoods.
a. Thermalito
Most parts of the Thermalito Neighborhood have a rural character, with
post- World War II ranch houses built on large, deep lots. Additionally, the
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neighborhood contains pockets of more recent single- family development,
which typically have a very different, more suburban character. Streets out-side
of these more recently- built areas typically have drainage ditches and
gravel strips in place of sidewalks, curbs and gutters.
b. Table Mountain
The Table Mountain Neighborhood is generally a modern, suburban area,
built in the decades following World War II. The areas around Table Moun-tain
Boulevard, which crosses the neighborhood, have seen a great deal of
infill development in recent years, comprised primarily of single- family
homes. Recent development has also included apartment buildings.
c. Western Pacific
Although the Western Pacific Neighborhood was subdivided with small resi-dential
lots and connected by a grid of streets, this pattern of development is
not well suited to the neighborhood’s rolling topography and craggy out-crops.
As a result, many lots in this neighborhood remain undeveloped and
densely forested. Manufactured and mobile homes comprise much of the
existing development. Most of the planned streets do not exist, and those that
do are generally unpaved.
d. Kelly Ridge
The Kelly Ridge Neighborhood’s hillside location near the Oroville Dam
provides views of both Historic Downtown Oroville and Lake Oroville.
This suburban enclave is a mixture of post- World War II housing types, pre-dominantly
ranch homes with large parking bays for automobiles and boating
vessels.
e. Hammon
The Hammon Neighborhood has an eclectic mixture of housing styles com-pared
with other neighborhoods in Oroville. In particular, houses on
Hammon Avenue use a variety of materials and recall many different archi-tectural
periods. Hammon Avenue is unusually narrow for a residential
4- 8
hg
hg
hg
hg
hg
Nelson Ave
Larkin Rd
Foothill Blvd
Lincoln Blvd
5th Ave
Ophir Rd
Cottonwood Rd
Wilbur Rd
12th St
Grand Ave
Oroville Bangor Hwy
7th Ave
Table Mountain Blvd
Cherokee Rd
Miners Ranch Rd
Pacific Heights Rd
Hamilton Rd
Oroville Dam Blvd
Glen Dr
Kelly Ridge Rd
Long Bar Rd
Lone Tree Rd
Power House Hill Rd
Oakvale Ave
Railroad Ave
Kusel Rd
Par Four Way
Beaver Rd
Rabe Rd
Reppe Rd
20th St
Lower Wyandotte Rd
Feather River Blvd
Hilldale Ave
Mitchell Ave
Canyon Dr
Upper Palermo Rd
Oroville Quincy Hwy
Greenville St
Bridge St
Olive Hwy
Royal Oaks Dr
18th Ave
Wyandotte Ave
Las Plumas Ave
Georgia Pacific Way
Glen Ave
Canyon Highlands Dr
Oroville Dam Blvd
Oroville Dam Blvd
Orange Ave
Mt. Ida Rd
Roble Ave
Oroville Bangor Hwy
Pacific Heights Rd
Grand Ave
Foothill Blvd
Thermalito Afterbay
Lake Oroville
South
Thermalito
Forebay
Feather River
Feather River
Miner's Ranch
Reservoir
N. Thermalito Forebay
N2
N1
P5
P4
N12
P3
N6
N8
D2
P1
N11
N5
D3
N3
C1
N7
N2
N4
N2
P2
N9
N10
N1
D1
C2
C3
C4
F I GUR E CD- 1
E X I S T I NG C O R R IDO R S , D I S T R I C T S , N E I G H BO RH O O D S , P R E S E R V E S
0 0.5 1 Mile
Oroville Planning Area
Oroville Sphere of Influence
Oroville City Limit
Neighborhood
District
Corridor
Preserve
hg Gateway
Railroad
Water
Source: City of Oroville GIS, 2005 and DC& E, 2006.
NEIGHBORHOODS
N1: Thermalito
N2: Table Mountain
N3: Western Pacific
N4: Kelly Ridge
N5: Hammon
N6: Canyon Highlands
N7: Downtown
N8: South Oroville
N9: Foothills
N10: Oakvale
N11: Oro Bangor
N12: Las Plumas
DISTRICTS
D1: Downtown Business District
D2: South Oroville Industrial District
D3: Oroville Municipal Airport
CORRIDORS
C1: Oroville Dam/ Olive Highway
C2: Feather River Boulevard North
C3: Feather River Boulevard South
C4: Table Mountain Boulevard
PRESERVES
P1: Oroville Dam Area
P2: Feather River Waterfront
P3: Oroville Wildlife Refuge
P4: North and South Thermalito Forebay
P5: Thermalito Afterbay
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street in Oroville, yet it accommodates parking on both sides of the street,
along with sidewalks and a few small street trees. Other parts of the
Hammon Neighborhood have more typically suburban housing styles and
street patterns.
f. Canyon Highlands
The Canyon Highlands Neighborhood is composed primarily of large, sub-urban
homes, along with a few houses built in more ornate architectural
styles. This neighborhood’s street layout and site planning are typically ori-