City of Oroville, CA Chapter 17.34 MIXED-USE DISTRICTS

§ 17.34.010 Intent of mixed-use districts.

The intent of the mixed-use districts is to be developed with live-work places for individuals to establish a business with associated residential unit(s). A mixed-use development may include vertical mixed use, with residential units located above non-residential uses, as well as horizontal mixed use, with residential units located behind non-residential uses. The mixed-use districts are as follows:

A. MXD: Downtown Mixed-Use. To strengthen Downtown Oroville as a pedestrian-oriented activity center with a diversity of commercial, employment, and residential uses.

B. MXN: Neighborhood Mixed-Use. To allow for a mixture of retail, personal service, and residential uses that serve neighborhood residents and strengthen community connections.

C. MXC: Corridor Mixed-Use. To support an integrated and attractive network of commercial, employment, and residential uses along Oroville's major thoroughfares.

(Ord. 1819 § 8, 2017)

§ 17.34.020 Allowed uses in mixed-use districts.

Table 17.34.020-1 shows the uses allowed in the mixed-use districts. These uses include:

A. Permitted Use (P). Uses shown with a "P" are permitted by-right with zoning clearance approval. See Section 17.48.030 (Zoning clearances).

B. Administrative Permit Required (AP). Uses shown with an "AP" require an administrative permit. See Section 17.48.020 (Administrative permits).

C. Use Permit Required (UP). Uses shown with a "UP" require a use permit. See Section 17.48.010 (Use permits).

D. Use-Specific Regulations (S). Uses shown with an "S" must comply with specific regulations for that use. The table identifies the section number for the use-specific regulations.

E. Use Not Allowed (-). Uses shown with a "-" or that are not listed, are not allowed.

Table 17.34.020-1: Allowed Uses in Mixed-Use Districts
Key
P	Permitted use, subject to zoning clearance
AP	Administrative permit required
UP	Use permit required
S	See use-specific regulations for permit requirement
-	Use not allowed

Land Use	MXD	Zoning Districts MXN	MXC	Use-Specific Regulations
Local Food Uses
Neighborhood food and beverage sales	AP	AP	AP	AA 17.16.220 (Neighborhood food and beverage sales)
Urban agriculture	S	S	S	AA 17.16.230 (Urban agriculture)
Public Assembly
Carnival, circus or fair	AP	AP	AP	AA 17.16.060 (Temporary uses and buildings)
Commercial recreational facility— indoor, 10,000 sq. ft. or less of gross floor area	UP	UP	P
Commercial recreational facility— indoor, more than 10,000 sq. ft. of gross floor area	UP	UP	UP
Commercial recreational facility— outdoor	—	—	UP
Concert or performance	AP	AP	AP	AA 17.16.060 (Temporary uses and buildings)
Library or museum	AP	AP	UP
Meeting facility— 10,000 sq. ft. or less of gross floor area	P	P	P
Meeting facility—more than 10,000 sq. ft. of gross floor area	UP	UP	P
Park or playground	UP	UP	UP
School, public	UP	UP	UP
School, private	UP	UP	UP
Training facility	UP	UP	UP
Residential [1]
Caretaker residence	UP	UP	—
Family day care, large	S	S	S	AA 17.16.050 (Family day care homes)
Family day care, small	P	P	P	AA 17.16.050 (Family day care homes)
Home occupation, low-impact	S	S	S	AA 17.16.040 (Home occupations)
Home occupation, moderate-impact	S	S	S	AA 17.16.040 (Home occupations)
Mixed-use development	P	P	P	AA 17.16.030 (Mixed-use development)
Multiple-family dwellings [1]	—	P	P
Residential care facility— 6 units or fewer	P	P	P
Residential care facility— 7 units or more	UP	UP	—
Retail
Alcoholic beverage sales	UP	UP	UP
Al fresco dining areas	S	S	S	AA 17.12.120 (Al fresco dining and seating)
Al fresco seating areas	S	S	S	AA 17.12.120 (Al fresco dining and seating)
Building supply	—	—	—
Equipment and machinery sales or rental	—	—	—
Drive-through establishment— pharmacy	—	—	UP	AA 17.16.080 (Drive-through establishments)
Drive-through establishment all other uses	—	—	UP	AA 17.16.080 (Drive-through establishments)
Farmers market	AP	AP	AP
Food and beverage sales— 10,000 sq. ft. or less of gross floor area	P	P	P
Food and beverage sales— 10,001 to 40,000 sq. ft. of gross floor area	UP	P	P
Food and beverage sales— more than 40,000 sq. ft. of gross floor area	UP	UP	P
Funeral merchandise sales	UP	UP	UP
Gas station	—	—	UP	AA 17.16.070 (Gas stations)
General retail— 10,000 sq. ft. or less of gross floor area	P	P	P
General retail— 10,001 to 40,000 feet of gross floor area	UP	P	P
General retail— more than 40,000 sq. ft. of gross floor area	—	UP	UP
Mobile food vendor	AP	AP	AP	AA 17.16.150 (Mobile food vending)
Mobile food vendor village	—	UP	UP	AA 17.16.150 (Mobile food vending)
Pet store	AP	AP	AP	AA 17.16.120G (Animal keeping)
Plant nursery or garden supply store	UP	UP	P
Restaurant or cafe	P	P	P
Seasonal holiday agricultural sales	AP	AP	AP	AA 17.16.060 (Temporary uses and buildings)
Shopping center, 1,000 sq. ft. or less of gross floor area	P	P	P
Shopping center, 1,000 sq. ft. or greater of gross floor area	P	UP	P
Smoke shop	UP	UP	UP	AA 17.36.010 (Allowed uses in industrial districts)
Vehicle sales— automobile, new	—	—	P
Vehicle sales— all other	—	—	UP
Services
Animal grooming	S	S	S	AA 17.16.120 (Animal keeping)
Animal keeping, noncommercial	P	P	P	AA 17.16.120 (Animal keeping)
Bank or financial service	P	P	P
Bed and breakfast	P	P	P
Business support service	P	P	P
Car wash	—	UP	UP	AA 17.16.090 (Car and vehicle washes)
Catering service	P	P	P
Child day care center	P	P	P
Gym	P	P	P
Hospital	—	—	—
Hotel or motel	UP	—	UP
Instructional or production studio	P	—	P
Kennel	—	—	UP	AA 17.16.120 (Animal keeping)
Mortuary	UP	—	UP
Office— professional	P	P	P
Office— all other	P	P	P
Outpatient Services	UP	UP	UP
Personal services— low-impact	P	P	P
Personal services— moderate-impact	UP	UP	UP
Temporary real estate office	AP	AP	AP	AA 17.16.060 (Temporary uses and buildings)
Temporary uses not listed here	S	S	S	AA 17.16.060 (Temporary uses and buildings)
Veterinarian	UP	UP	P	AA 17.16.120 (Animal keeping)
Manufacturing, Wholesale, Repair, and Storage
Food or beverage production	UP	—	UP
Landscape material sales	—	—	UP
Manufacturing— 20,000 sq. ft. or less of gross floor area	UP	—	UP
Metalwork— 10,000 sq. ft. or less of gross floor area	UP	—	UP
Mini-storage facility	—	—	—	AA 17.44.060 (MS-O: mini-storage overlay)
Outdoor storage— 250 sq. ft. or less	—	—	P	AA 17.16.140 (Outdoor storage)
Outdoor storage— more than 250 sq. ft.	UP	UP	UP	AA 17.16.140 (Outdoor storage)
Repair service, large equipment— 20,000 sq. ft. or less of gross floor area	—	—	UP
Repair service, small appliances	P	P	P
Transportation and Infrastructure
Parking garage or lot as primary use	UP	UP	UP
Public safety facility	UP	UP	UP
Solar energy system Tier 1	P	P	P	AA 17.16.180 (Solar energy systems)
Solar energy system Tier 2	AP	AP	AP	AA 17.16.180 (Solar energy systems)
Solar energy system Tier 3	UP	UP	UP	AA 17.16.180 (Solar energy systems)
Utility building or substation	P	P	P

[1]	Residential uses in the downtown mixed-use district are permitted only on upper stories above ground floor commercial uses.

(Ord. 1819 § 8, 2017; Ord. 1830 § 7, 2018; Ord. 1876, 1/16/2024; Ord. 1880, 5/21/2024; Ord. 1895, 4/21/2026)

§ 17.34.030 Downtown mixed-use development standards.

The standards below apply to all primary buildings in the downtown mixed-use zoning district. Figure 17.34.030-1 shows the location of primary streets and secondary streets as referenced in these standards.

A. Building Form and Placement. All new buildings shall comply with the building form and placement standards in Table 17.34.030-1 and Figure 17.34.030-2.

Figure 17.34.030-2 Development Standards in the Downtown Mixed-Use District

Table 17.34.030-1: Development Standards in the Downtown Mixed-Use District
Building Height	A	55 ft. and four stories maximum
Upper Floor Stepbacks	B	10 ft. min. above the third floor
Ground Floor Ceiling Height, Minimum	C	15 ft.
Floor Area Ratio		2.0 maximum [1]
Residential Density		70 du/acre maximum
Setbacks
Front and Street Side	D	Buildings shall be set back from the front property line so that the combined width of the sidewalk and setback is a minimum of 10 ft. If the width of the adjacent front sidewalk is 10 ft. or greater, no front setback is required. In no case shall a building be set back more than 5 ft. from the back of the adjacent sidewalk.
Interior Side		10 ft. minimum for parcels adjacent to a residential zone; no required interior side rear setback for all other parcels
Rear	E	10 ft. minimum for parcels backing into a residential zone; no required rear setback for all other parcels

Note:
[1]	A maximum FAR of 3.5 is permitted for projects that provide community benefits. See Section 17.26.010 (Incentives for community benefits).

Figure 17.34.030-1 Primary and Secondary Streets

B. Public Realm. The following standards support an active and inviting public realm in the downtown mixed-use zoning district. These standards are illustrated in Figure 17.34.030-3.

Figure 17.34.030-3 Downtown Mixed Public Realm Standards

1. Building Entrances. For buildings on a parcel abutting a primary street, the primary building entrance must face either:

a. The primary street sidewalk; or

b. A pedestrian-oriented outdoor space such as a public square, plaza, or courtyard.

2. Building Width. A building must occupy at least 50% of its parcel width.

3. Storefront Width. The maximum building/storefront width is 50 feet on a primary street and 100 feet on a secondary street. Larger buildings shall be divided into a pedestrian-scale rhythm with individual building bay widths.

4. Ground-Floor Building Transparency.

a. The ground-floor building walls of a non-residential use facing a primary street shall provide transparent windows or doors with views into the building for a minimum of 65% of the building frontage between 2½ and 7 feet above the sidewalk (see Figure 17.34.030-4). Ninety percent of the transparent windows or doors area shall remain clear to allow views into the building.

b. Exceptions to this transparency requirement may be allowed with a use permit if the planning commission finds that:

i. The proposed use has unique operational characteristics which preclude building openings, such as for a cinema or theatre; and

ii. Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

Figure 17.34.030-4 Ground-Floor Building Transparency

5. Blank Walls. The maximum length of an unarticulated/blank building wall is 10 feet on a primary street and 25 feet on a secondary street. Building articulation may be provided by:

a. Doors, windows, and other building openings.

b. Building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.

c. Varying wall planes, heights or contrasting materials and colors.

d. Awnings, canopies, or arcades to reinforce the pedestrian scale and provide shade and cover from the elements.

6. Parking Location and Buffers.

a. Surface parking is prohibited between a building and a primary street property line. Surface parking shall be located to the rear or side of buildings.

b. Parking completely or partially underground may match the setbacks of the primary structure. The maximum height of a parking podium visible from a street is 5 feet from finished grade.

7. Parking Buffers.

a. Surface parking adjacent to a primary street frontage property line shall be screened along the public right-of-way with a decorative wall, hedge, trellis, or landscaping at least 3 feet in height.

b. A landscaped buffer at least 3 feet in width and 6 feet in height is required for a parking lot next to a residential zoning district.

c. Service loading areas shall be located to the side and rear of buildings, and shall be sufficiently screened from the public right-of-way by a 6-foot high solid wall or row of densely planted evergreen trees or similar landscaping.

8. Parking Structures. Parking structures facing a primary street shall incorporate commercial uses on the ground floor that fronts the sidewalk. Commercial uses shall comply with the public realm standards in this subsection B.

9. Driveways and Curb Cuts.

a. New driveways shall comply with the dimension standards shown in Table 17.34.030-2. The community development director may approve exceptions to these standards if necessary to accommodate shared or joint use of driveways and parking lots.

Table 17.34.030-2: Driveway Dimension Standards
Driveway Type	Driveway Width
	Minimum	Maximum
1-way	8 ft.	12 ft.
2-way	20 ft.	25 ft.

b. New driveways may not cross an existing public sidewalk along a primary street frontage.

(Ord. 1819 § 8, 2017)

§ 17.34.040 Neighborhood and corridor mixed-use development standards.

A. Building Form and Placement. All new buildings in the neighborhood and corridor mixed-use districts shall comply with the building form and placement standards in Table 17.34.040-1.

Table 17.34.040-1: Development Standards for Neighborhood and Corridor Mixed Use Districts
Development Standard	Zoning Districts
	MXN	MXC
Residential density	30 du/ac maximum
Height, maximum [1]	40 feet	60 feet
Setbacks, minimum [2]
Front	None, except as required in [3] and [4]
Side, interior lot	None, except as required in [5] and [6]
Side, corner lot	None, except as required in [5] and [6]
Rear	None, except as required in [7]
Floor area ratio, maximum [8]	1.0

Notes:
[1]	Maximum heights apply to main buildings or structures. Height restrictions for accessory structures are in Section 17.12.090 (Accessory buildings and swimming pools). Exceptions to height standards are in Section 17.12.030 (Height limits).
[2]	See Section 17.12.040 (Setback requirements) for additional setbacks requirements.
[3]	For sites next to a residential district, the front setback is the same as in that residential district. This requirement does not apply where a street separates the site from the residential district.
[4]	The required minimum front setback along Oroville Dam Boulevard, Olive Highway, and Feather River Boulevard is 12 feet.
[5]	For sites next to a residential district, the required minimum setback is 10 feet on the side next to the residential district.
[6]	Where a side setback area provides access to a dwelling group, the required minimum side setback is 12 feet.
[7]	The required minimum rear setback is 20 feet if the rear of the site abuts a residential district.
[8]	See Section 17.44.040 (DH-O: Downtown historic overlay) regarding the maximum floor area ratio in downtown historic overlay (DH-O) district.

B. Pedestrian Environment. The following standards support a pedestrian-friendly environment in the neighborhood and corridor mixed-use zoning districts.

1. Building Siting and Orientation. The maximum length of an unarticulated/blank building wall visible from a public street is 50 feet. Building articulation may be provided by windows, doors, and other architectural elements that support an active building frontage.

2. Pedestrian Orientation.

a. Pedestrian connections shall be provided between parking areas and building entrances. Where walkways cross driveways, the project shall include design features for pedestrian safety, such as elevated crosswalks and textured pavement.

b. A pedestrian connection is required between an adjacent sidewalk and the building entrance.

3. Parking.

a. One row of parking is permitted between buildings and the front street. The maximum width of this front parking area is 40 feet. All additional parking must be located to the side or rear of buildings.

b. For horizontal mixed-use development, parking areas may not separate adjacent land uses on a site. Uninterrupted pedestrian connections between land uses are required.

c. For parking areas adjacent to a public street, a 10-foot landscaped buffer is required between the parking area and the street. Landscaping shall be designed and maintained to allow for public views into the site.

(Ord. 1819 § 8, 2017)