Oroville planning commissioners approve 127‑site luxury RV resort with conditions

Oroville planning commissioners on Dec. 19 approved a use permit and adopted a resolution permitting a proposed 127‑site luxury RV resort at the corner of Nelson and Sixth Avenue, subject to added project conditions including a prohibition on manufactured and mobile homes in the park’s long‑term spaces and a 30‑day maximum stay for visitors.

The project, proposed on slightly more than 21 acres across four parcels, includes standard and wider “luxury” RV sites, a welcome center with a supply store, a clubhouse and banquet hall, pools and spas, pickleball and bocce courts, and nine on‑site Airstream rental units. Planning staff said the applicant revised the site after wetlands were identified and circulated a mitigated negative declaration (MND) under CEQA; the CEQA public comment period was still open and staff added a condition that the commission could pause final action if substantive comments arrive before the close of the notice period.

During the hearing planners described operations as including an on‑site manager (with apartment above the general store), roughly three to eight employees depending on activity, and full‑time grounds maintenance. The project team said the long‑term spaces number 41 and that the applicant supports a 30‑day maximum for any visitor stay. Planning staff also told the commission the applicant intends to seek a separate alcohol use permit next month to allow beverage sales at the supply store for on‑site consumption and to permit bartending at hosted events in the banquet hall.

Commissioners raised security, fencing and access concerns. The application materials show a steel picket fence; planners confirmed the October plans list the fence as six feet high but said eight feet and anti‑climb pickets remain options. Staff and the applicant said they will return with more detailed security plans — including lighting and possible surveillance measures — as part of the January review of the alcohol use permit and, if desired, security measures can be added as conditions of approval.

Questions about taxation, parking, and operations were also addressed. County code staff said Butte County taxes overnight stays (motels, campsites, RV parks and short‑term rentals) at 6 percent and that the city will confirm local code applicability. Parking counts in the design include 56 standard stalls plus 14 spaces adjacent to the banquet hall, and planners described the banquet kitchen as a prep kitchen subject to environmental‑health review rather than a commercial restaurant kitchen.

After discussion Commissioner [name provided on the record in the hearing] moved to adopt the MND, approve the use permit and adopt the resolution as amended to include the ban on manufactured/mobile homes and a 30‑day maximum stay; another commissioner seconded and the chair stated the motion passed. The hearing record does not include a detailed roll‑call vote tally in the transcript excerpt provided.

The applicant’s planner said grading could begin in the spring after outstanding environmental items are completed and that staff will bring more definitive information on the proposed alcohol use permit and security measures to the commission at the next meeting.