COLLINS-OREGON HOUSE-DOBBINS COMMUNITY PLAN
COLLINS-OREGON HOUSE-DOBBINSCOMMUNITY PLANYUBA COUNTY, CALIFORNIAPrepared for: Community Development DepartmentCounty of Yuba938 14th Street Marysville, California 95901Prepared by: The Collins-Oregon House-DobbinsPlanning Committee (COHDPC)March 2010Collins-Oregon House-DobbinsCommunity PlaniYuba County, CaliforniaMarch, 2010
COLLINS-OREGON HOUSE-DOBBINS COMMUNITY PLANTABLE OF CONTENTSTABLE OF CONTENTS.ii1.0 INTRODUCTION .21.1 Purpose of the Plan . 21.2 Description of the Study Area . 41.3 Planning Process . 71.4 Consistency with the General Plan . 101.5 Plan Assumptions 131.6 Underlying Planning Principles . 161.7 Definitions/Codification System 172.0 LAND USE ELEMENT.182.1 Introduction . 182.2 Land Use Overview 182.3 Goals and Policies . 192.4 Phasing . 232.5 Implementation 263.0 SAFETY ELEMENT.313.1 Introduction . 313.2 Goals and Policies . 313.3 Implementation . 344.0 CIRCULATION AND PUBLIC SERVICES ELEMENT . 354.1 Introduction . .354.2 Circulation/Public Services Overview 354.3 Goals and Policies 36Collins-Oregon House-DobbinsCommunity PlaniiYuba County, CaliforniaMarch, 2010
4.4 Phasing . 404.5 Implementation 405.0 OPEN SPACE AND CONSERVATIONELEMENT.425.1 Introduction 425.2 Open Space and Conservation Overview 425.3 Goals and Policies 425.4 Implementation . 486.0 HOUSING ELEMENT.496.1 Introduction . 496.2 Goals and Policies . 496.3 Implementation . 517.0 NOISE ELEMENT.527.1 Introduction . 527.2 Overview of the Noise Element . 527.3 Goals and Policies . 527.4 Implementation 53LIST OF FIGURESFigure 1 - Community Boundary Map.1Figure 2 - Photos of August 2009 Fire.3Figure 3 - Vista looking East to Dobbins.4Figure 4 - Waterfowl on lake .5Figure 5 - Sports hunter with bear . . .6Figure 6 - Vintage Tractor event .10Collins-Oregon House-DobbinsCommunity PlaniiiYuba County, CaliforniaMarch, 2010
Figure 7 - CALFIRE helicopter .14Figure 8 - Cattle Mitigate Fires poster . 19Figure 9 - Foothill Community Market . 25Figure 10 - North Yuba Harvest Festival .27Figure 11 - Smoke in Yuba River canyon . 30Figure 12 - High Risk Fire Hazard map .32Figure 13 - Old Dobbins Road 35Figure 14 - Equestrian event . 37Figure 15 - New Alcouffe Community Center . 38Figure 16 - Lake Francis . .43Figure 17 - DC-10 outfitted for fire-fighting 45Figure 18 - Historic Catholic Church in Dobbins . . .47PHOTO & MAP CREDITSPhotos: Ed Lawrence Photography, Cathy Smith, Frank Helmholz, John NorrisCover Design & Boundary Map: Daniele ScapatiCollins-Oregon House-DobbinsCommunity PlanivYuba County, CaliforniaMarch, 2010
Collins-Oregon House-Dobbins Community Boundary MapFigure 1 – Collins-Oregon House-Dobbins Community Boundary map. The darker pink indicates theproposed expanded boundary area.Collins-Oregon House-DobbinsCommunity Plan1Yuba County, CaliforniaMarch, 2010
1.0 INTRODUCTION1.1Purpose of the PlanUpon adoption, the Collins-Oregon House-Dobbins (COHD) Community Plan is the officialstatement of the County of Yuba setting forth goals, policies, standards and Plan proposals thatwill guide the development of the COHD area to at least the year 2030. The Plan can beeffectively utilized to provide overall policy direction to the decision-making process fordevelopment of the planning area. The Plan forms a broad framework for mutual understandingamong citizens, public agencies, County staff, the Planning Commission and the Board ofSupervisors.The Plan has been prepared in the context of California Planning and Zoning Law. It thereforeincludes the seven State-mandated elements: Land Use, Safety, Circulation/Public Services,Open Space, Conservation, Housing, and Noise. Development Standards and Guidelines will beprovided with the Plan (See Appendix). This Plan establishes the Collins-Oregon House-DobbinsCommunity Plan in the Yuba County General Plan Update of 2010.The Yuba County General Plan Update states in LU-23:Community plans may reference each mandatory element of the general plan inapplying more specific development and conservation policies to the community planarea, or may rely on the General Plan to address some of the subjects of one or moreGeneral Plan element. Community Plans are then implemented through localordinances, such as zoning and subdivision regulations. Like specific plans, communityplans must be consistent with the balance of the general plan. Unlike specific plans,community plans do not require a description of major infrastructure components andthe financing of those improvements.Specific Local Purpose of the PlanThe purpose of local citizens in preparing this plan is to clarify for the County our needsas a community and to provide an appropriate, professional context to support a set offive community-specific goals.The first goal, and highest in priority, is to create a Fire Resilient Community byconstructing fuel breaks and fire access/egress easements, as endorsed by CALFIRE.According to CALFIRE, such fire mitigation measures are best done with the cooperationof larger landowners. (See Section 3.2 “Health and Human Safety.”) Thus, the secondgoal, Expansion of the Community Boundary, is integral to the first, making fire resiliencyviable through the mechanism of financial incentives for easement contracts.Thirdly, the Plan requests that local residents’ right to determine their own destiny behonored, based on their close understanding of the Community’s needs. The final twogoals reflect this right to self-determination—to maintain our rural lifestyle through localemployment opportunities and sustainable growth, and to require no General PlanAmendments for projects within the Community Boundary that have the clear andwidespread approval of residents of such projects’ location.Collins-Oregon House-DobbinsCommunity Plan2Yuba County, CaliforniaMarch, 2010
Figure 2 – Dobbins and Oregon House were once again saved from disaster in August 2009 only bythe skill and courage of fire fighters—underlining the need for creation of a fire adaptive communityin our area. All photos Frank Helmholz.Context of Preparing the Plan:The COHD Community Plan was prepared on the specific recommendation by the Board ofSupervisors to the Yuba County Community Development Department (CDD—the functioningbody charged with completion of the GPU on behalf of the Board of Supervisors) that CDD shouldwork with the Collins-Oregon House-Dobbins Planning Committee and with our community as awhole to establish a process of coordinated planning. Two proposals stating our community’swishes for limited growth and a boundary expansion (see under Section 1.5) were then submittedto CDD, who requested that such proposals should be re-submitted in the form of a CommunityPlan, adding that they would like to see more such community plans prepared throughout theYuba County foothills region. Thus, our submission of this Community Plan fulfills the next steprequested by the County.Collins-Oregon House-DobbinsCommunity Plan3Yuba County, CaliforniaMarch, 2010
1.2Description of Study AreaLocationThe COHD Community Plan area is located approximately 25 miles northeast of Marysville offState Route 20 (SR20) on the Marysville Road in the foothills of the Sierra Nevada Mountains.The Plan area is approximately 16,000 acres, or 25 square miles, in size. The borders are shownon Community Boundary Map, Figure 1.TerrainAs is found in most foothill areas of the Sierra Nevada Mountains, the topography of CollinsOregon House-Dobbins Community is a series of undulating ridges and valleys. Various portionsof the Plan area, e.g., adjacent to the Yuba River, exhibit slopes of 25% or more. Elevationsrange from 1,000 feet at the western boundary to almost 2,500 feet on the east. This topographyforms superb vistas of the valley floor below and frames other viewsheds of the foothills.Figure 3 - Scenic vista looking east into Dobbins from the ridge near Indiana School Road.Cathy Smith photo.Land UseThe historic communities of Oregon House and Dobbins form the principal land use in the studyarea. These two communities are composed of mainly single family residential dwellings. Otherdevelopments include five acre lot subdivisions located throughout the community as well assome large parcels, both private and public. Facilities of interest include Collins Lake, LakeFrancis Resort, the Fellowship of Friends property and RVW vineyards located on Rice’sCollins-Oregon House-DobbinsCommunity Plan4Yuba County, CaliforniaMarch, 2010
Crossing Road, the new Dobbins-Oregon House Community Center (Alcouffe Center), ThousandTrails, Eventful Acres, Dobbins Elementary School, Yuba Environmental Science CharterAcademy (YESCA), the Dobbins-Oregon House Fire Station and Auxiliary Thrift Store, LakeFrancis Grange, a commercial/office mall, Oregon House Farm Store (producer of High Sierragrass-fed organic beef), Yuba Feather Lions Hall/Agnes Deen Memorial Playground, two grocerystores, and Foothill Ace Hardware.CirculationRoadways presently serving the Community Plan area include State Route 20 (SR20) whichconnects the Plan area with Marysville and Nevada County. Marysville Road is the major arteryserving the Community. The Community will significantly expand its fire evacuation roads.(See Section 3.2 B Fire Protection, and display map available separately.)ClimateClimatic conditions in COHD are generally characterized by mild summers and winters. Averageannual maximum temperatures are 76 oF and 49 oF. The annual rate of precipitation is 50 inches.Approximately 94% of the rainfall occurs between October and April. The predominant winddirection is from the south.Soils and GeologyThere are twenty different soil types identified for COHD. Most of the soils are relatively thin andhave variable septic ratings. Geologically, the area is underlain by metavolcanics and volcanics.The Plan area could be affected by an earthquake with its epicenter on any of the faults in thenorthern Sierra Nevada and Sacramento Valley regions. Groundwater is believed to occur asfracture-flow in near surface rock formations or as perched water tables. The limitation of reliablegroundwater supply is scattered throughout the plan area and the soil septic ratings presentlimited growth issues for future development in the area.Vegetation and WildlifeAs with surrounding foothill areas, COHD is characterized by its abundance of vegetation.Generally speaking, the vegetation is divided among areas of oak woodlands, stands of pine(Digger and Ponderosa) and cedar, annual grasses, and a network of riparian vegetation in thevicinity of ephemeral streams. Runoff from these streams is directed to the Yuba River to thesouth.Figure 4 – Cranes and other waterfowl are populous on local lakes.Collins-Oregon House-DobbinsCommunity Plan5Yuba County, CaliforniaMarch, 2010
In keeping with natural habitat provided by the oak-woodlands, whitethorn, manzanita, toyon, andconifers, wildlife in the area is plentiful and varied. Mammals include deer, mountain lion, bobcat,coyote, gray fox, bear and raccoon. Approximately 150 species of birds inhabit or pass throughthe Plan area, including the bald eagle near the Yuba River.Fisheries resources in the Plan area are limited. However, of note is the Yuba River which isunique among the large anadromous fish streams in California because it is managed as a wildsalmon and steelhead trout stream. Additionally the sport fishing facility of Collins Lake is locatedwithin the Plan area. Lake Francis also provides recreational fishing.A 5,500 acre tract of land in the vicinity of the Plan area is The Collins-Sugar Loaf WildlifePreserve (CSLWP). It is managed by the California Department of Fish and Game and provides alegal hunting area for all game species.Figure 5 – Local hunting is a major tourist factor in our immediate region.Air QualityAs a result of southerly prevailing winds, air quality in the area is influenced by diluted air pollutionfrom the Sacramento metropolitan area. Although limited data is available, it is believed thatambient air quality standards for ozone and particulate matter are minimally exceeded in the Planarea at certain times during the year—mostly due to rice field burn-off in the valley.Collins-Oregon House-DobbinsCommunity Plan6Yuba County, CaliforniaMarch, 2010
Collins-Oregon House-Dobbins Community Services Area or District (CSA/CSD)The Winding Way and Regent Way development area formed a Community Services Area (CSA)as a means to facilitate the construction of infrastructure and maintenance for this specificlocality. This CSA is an independent entity that can levy user charges and assessments within agiven area to provide services to that area. It was established by the Local Agency FormationCommission (LAFCO), and points the way whereby an expanded service area with a CollinsOregon House-Dobbins CSD or CSA may be formed which might ultimately assumeresponsibilities for the construction, operation, and maintenance of major infrastructuralcomponents for the Community Plan and assist in the formation of additional CSDs and CSAs.1.3Planning ProcessThe COHD community plan area has not gone through significant change in the last decade—mainly due to its relative isolation from urban centers. The natural barrier of the Yuba Riverseparates the community from Nevada County, and it is sufficiently distant from the majormarkets of Sacramento, Roseville, Chico and Marysville/Yuba City to make it unattractive as acommuter community. Additionally, the COHD Plan area is a community of limited services andlack of infrastructure.The foothills of the Sierras are characterized by a variety of natural resources that are generallymore sensitive to impacts posed by new development than is found in valley areas. Asdevelopment activity accelerates in the foothills, concerns have been expressed as to how toprotect these resources. In addition, concerns have been expressed as to the lack ofinfrastructure available to service such developments, and how to retain the rural lifestyles ofexisting residents. For these reasons the COHD Community Plan has been conceived with afocus on the preservation of natural resources, limited growth, and the maintenance of arural lifestyle.The planning process used to prepare the Plan is similar to the processes used to preparecommunity and general plans throughout California. Issues are first identified, following whichdevelopment goals and later policies and development standards were prepared.COHD Planning CommitteeA nine person Planning Committee, Collins-Oregon House-Dobbins Planning Committee(COHDPC), composed of residents of COHD Plan area was formed to facilitate the planningprocess, functioning as a commentary and advisory body. When a resident wishes to develop aproject, the COHDPC will be available to assist with the proposal, communicate the project to thelarger community—seeking either favorable response or rejection. The communication processwill include public workshops to solicit the views of the community at large. If a majority of citizenssupport the project under review, the COHDPC will then support it with the County.The Planning Committee comprises a diversified group of citizens from throughout thecommunity. The membership size of the committee shall not be greater than nine, and may divideinto working sub-committees as needed. Bi-annual rollover of members and other operatingguidelines will be established in the Planning Committee By-Laws.Collins-Oregon House-DobbinsCommunity Plan7Yuba County, CaliforniaMarch, 2010
COLLINS-OREGON HOUSE-DOBBINSPLANNING COMMITTEEMISSION STATEMENTOur COHD Planning Committee seeks to establish its community as anatural environment preserving and protecting its aesthetic natural beautywhile providing for the integration of development which enhances itsassets of agriculture, timber, wildlife, recreation and eco-tourism.Eco-tourism would comprise diverse tourist facilities and events thatconform to our local area such as equestrian and hiking trails, swimmingand boating, parks, food and wine festivals, arts and crafts, and relatedproducts such as wine, olive oil, and a wide variety of local produce. Acertified farmer’s market, the Foothill Community Market, wasestablished in the spring of 2009 and will resume in May, 2010. Abaseball diamond is planned for the Dobbins-Oregon House CommunityCenter grounds.OBJECTIVES: Recognition that: The GPU will be in effect for 20 years until 2030.Local citizens and property owners have the right to control their owndestiny.The expanded community boundary will include Alternative 5 and awesterly expansion in the Road 270 area to Collins Lake.Such expansion will provide enough area to design the community so as toprovide the desired future development, without the community becominga bedroom community for commuters.The expanded community boundary provides an incentive for its affectedproperty owners to establish a Fire-Safe, Adaptive, or Resilient FireCommunity which can prevent and reduce the destruction of wildfire incooperation with CALFIREThe expanded community boundary will enhance the direct benefit toproperty owners to consider and establish open space and wildlifeeasements.The community requires that future development in the community Planarea will not require a General Plan Amendment.The Collins-Oregon House-Dobbins Planning Committee realizes andsupports the County objective of not having the future developmentbecome a bedroom community for commuters.Collins-Oregon House-DobbinsCommunity Plan8Yuba County, CaliforniaMarch, 2010
MEMBERSHIP OF Collins-Oregon House-Dobbins Planning Committee:The current members of the Collins-Oregon House-Dobbins Planning Committee are:Katja Kreher - Born and raised in Germany. Established an Equestrian Facility and trains EnglishRiding Horses. Achieved Police Officer Standard Training Certificate for California and is currentlyin a Phoenix University Criminal Justice degree program.Greg Wilkinson - Grew up in the Dobbins Community. A member of the Ingersoll family, andTrustee of Ingersoll Development, A Supervisor and Manager of Lake Francis Resort, and a trueoutdoorsman dedicated to hunting and the preservation of Wildlife.Tom Richards - Born and raised in Sacramento. Currently the General Partner of the familyRichards Ranch in Oregon House. A businessman and an advocate of the perpetuation of thefamily cattle business with cooperation of CALFIRE for the preservation and conservation ofagriculture and wildlife.Greg Holman - Businessman and art publisher. Serves on the Board of Directors of the newCommunity Center, and was a key organizer of the 2009 North Yuba Harvest Festival. Married tonationally recognized artist Linda Carter-Holman.Erik Johnson – Owner of Riverstone Ranch in Oregon House since 1986. Retired truckingcompany owner; currently involved in publishing, and has assisted with completion of theDobbins-Oregon House Community Center.Franca Cavallaro - Born and raised in Italy, Oregon House resident since 1991. Degree inEconomics, and in Landscape Architecture. Currently teaches at California State University,Chico, and is a professional landscape/interior designer.Jenny (Brown) Cavaliere - Oregon House resident for 21 years. Serves on the Boards of NorthYuba Water District and Northern California Water Agency. She raises cattle of High SierraOrganic Beef, owns Oregon House Farm Store and advocates a local sustained community runby its citizens. Currently running for Supervisor of District 5.Rod Hisken - Operates Eventful Acres, equestrian training facility in Oregon House drawingpeople from all over the west coast, and the annual Vintage Tractor Days event which is majorfundraiser for the new Community Center. Retired school administrator; former NASA scienceconsultant, real estate broker and commercial charter pilot.Peter Morrow – Hotelier & managing director of Jamaica Inn, Ocho Rios, Jamaica, W.I. Moved toOregon House in 1985 and built a home here in 2008.The Committee will annually take applications for members; it will also hold meetings, and emailupdated information throughout the community during the year. Upon the adoption of the COHDCommunity Plan, the committee will establish its by-laws and rules of order. The function of theCommittee will be to inform and seek the acceptance of the majority of local residents andcitizens before it endorses future development.Collins-Oregon House-DobbinsCommunity Plan9Yuba County, CaliforniaMarch, 2010
Figure 6 - Vintage Tractor Days drawslarge crowds annually and is a majorfundraiser for the new Community Center.More than 100 entries participated in the2009 event. – Ed Lawrence Photography.1.4Consistency with the General PlanState law requires that community plans be consistent with overlying general plans. The goals,objectives and policies of the County of Yuba General Plan Update will be included to facilitatethe approval of the Community Plan. All development proposed within the Community Plan areawill be consistent with both the General Plan Update and the Community Plan. As stated in theGPU: Vision, Goals and Strategies, the ideal that communities should be self-determining isendorsed: “our communities will be transformed to reflect the vision of our residents.”The COHD Community Plan has been conceived with the objective of being in compliance withthe Vision, Goals and Strategies of the General Plan Update (August, 2009). The relevantsections of this document, those that pertain specifically to the foothills and our community, arecited here below. Note: Sections of particular pertinence are highlighted in bold and addedwords are in square brackets.YUBA COUNTYGENERAL PLAN UPDATEVISION, GOALS & STRATEGIESAUGUST 25, 2009COMMUNITY DEVELOPMENT AND SERVICES AGENCYKevin Mallen, DirectorWendy Hartman, Planning DirectorIntroduction[The] General Plan speaks to how our communities will be transformed to reflect the vision of ourresidents.Collins-Oregon House-DobbinsCommunity Plan10Yuba County, CaliforniaMarch, 2010
Our VisionTo create a golden future for Yuba County by: Inspiring a community of participation, embracingour unique history, and discovering the wealth of our untapped potential.General Plan GoalsThe General Plan provides the framework for decisions from guiding where and howdevelopment should occur to the prioritization of the County’s natural resources in order toachieve the highest quality of life possible for its residents. The quality of life provided truly drivesthe sustainability of the County by encouraging people to live, work and play in Yuba County. Inorder to accomplish the vision of the County, the following goals and how we will achieve themwere developed to help guide the drafting of the Update.Improve the Overall Quality of LifeTo achieve this goal, we will Provide public services such as law enforcement, fire protection, public transportationand civic facilities in appropriate levels for urban and rural communities.Provide the highest level of flood [and fire] protection possible for our residents.Encourage efficient, cost-effective, and sustainable infrastructure.Offer a variety of housing types to meet “lifecycle” needs (young adulthood throughretirement), freedom of choice, and affordability to local workers.Protect agricultural lands, rural landscapes, air and water quality, and natural resourceareas that prove to be positive characteristics of Yuba County.Economic IndependenceTo achieve this goal, we will Through efficient infrastructure planning and prudent financing mechanisms, keep impactfees as low and competitive as possible in order to attract employment opportunities tothe County.Promote appropriate home business opportunities which utilize advances in electronictechnology and have minimal impacts on residential areas.Continue to promote our recreational and tourism opportunities.Sustainable and Vibrant Valley [and Foothill] CommunitiesTo achieve this goal, we will Encourage retail, services, and jobs conveniently located for residents in order to reducetravel demand, reduce vehicle miles traveled and associated air pollution, lowerhousehold transportation costs, and reduce transportation infrastructure costs.Encourage the ability for future incorporation and/or annexation of unincorporated areasby establishing realistic and manageable growth boundaries.Provide flexibility for a property owner to sell their land development entitlement toanother property owner (Transfer of Development Rights) if the transfer does not result inimpacts to either the receiving or transferring community that cannot be adequatelymitigated.Link new transportation, water and sewer infrastructure to sound and sustainablepolicies. Efficiently provide public improvements and services. Consider lifecycle costs–long-term operation and maintenance costs in addition to initial construction costs. Strivefor regionalized facilities.Collins-Oregon House-DobbinsCommunity Plan11Yuba County, CaliforniaMarch, 2010
Ensure that existing and future communities are healthy places to live by promoting aphysically active lifestyle with clean air to breathe and safe facilities to meet thecommunity’s needs.Strive to create a distinctive sense of place, character, and vibrancy for every communitythat attracts people and investment.Preservation of Rural LifestyleTo achieve this goal, we will Reexamine existing plans in the foothills that provide for urban or suburban levels ofdensity that may no longer be preferred for the County and should be re-evaluated in lightof infrastructure feasibility, interests of the community, etc.Preserve foothill community boundaries that will continue to enhance and allow for openspace, grazing lands, deer herds and oak woodlands which define the rural character ofthe foothills and the County as a whole.Reexamine feasibility of continued subdivision into five acre parcels within the foothillcommunity boundaries based on water availability, adequate soil for waste disposal, andother environmental or physical constraints.Ensure that existing residences and resources are protected in the process of evaluatingfuture subdivisions.Resource ProtectionTo achieve this goal, we will Protect prime agricultural lands, rural landscapes, and other natural resources. Considerimportance of these lands to the County’s quality of life.Increase the viability of our agricultural areas by allowing for compatible agriculturalrelated businesses such as, but not limited to, processing facilities, agro-tourism, andboutique farming.Protect agricultural lands from residential encroachment.Protect our air and water quality by implementing responsible and realistic policies thatprotect these precious resources.General Plan StrategiesOne of the most significant and visual elements of a General Plan is the Land Use Element. TheLand Use Element, in conjunction with adopted Specific Plans provides guidance as to currentand future land uses throughout the County. Based on the vision and goals, there are severalareas of the existing Land Use Element that will be modified to meet the County’s needs.Rural Community Boundaries (RCB) Purpose of Rural Community Boundaries (RCB): The RCBs identify existing historicalcommunities within the foothill areas of the County and allow for a long termcommitment to rural lifestyles and compatible agricultural uses. RCBs have adefined edge to prevent further encroachment into important grazing lands, deercorridors, oak woodlands, and/or valuable agricultural lands.Policy Approach: The General Plan update will continue to recognize the existing foothillcommunity boundaries for the communities of Loma Rica, Browns Valley, OregonHouse, Dobbins, Rackerby, Brownsville, Challenge, Log Cabin, and Camptonville.Continued development of five-acre parcels may be dependent on the availability ofCollins-Oregon House-DobbinsCommunity Plan12Yuba County, CaliforniaMarch, 2010
water and adequate soil for waste disposal, adequate roads, and ability to provideemergency services. RCBs should also provide a transition between the communityboundary and adjacent lands by retaining larger parcels along the fringe of theboundary. Expansion of rural community boundaries to allow for increased numberof residents within the community will not be permitted.[It should be emphasized that the COHD Community Plan’s vision fully endorses theabove policy regarding community boundary expansion not allowing residential increase.]Area of Mutual Concern Purpose: These areas are considered areas in which growth would have somerelationship/impact to either the City of Marysville or City of Wheatland. Policy Approach: Some level of cooperation/coordination should occur with respectivecities to ensure the best outcomes for
Collins-Oregon House-Dobbins Yuba County, California Community Plan March, 2010 i COLLINS-OREGON HOUSE-DOBBINS COMMUNITY PLAN YUBA COUNTY, CALIFORNIA Prepared for: Community Development Department County of Yuba 938 14th Street Marysville, California 95901 Prepared by: The Collins-Oregon House-Dobbins
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