Chapter 17.34 — 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)

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

• [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)

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.

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

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).

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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.

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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.

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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.

b. New driveways may not cross an existing public sidewalk along a primary street frontage. (Ord. 1819 § 8, 2017)

• 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.

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)