Item #03
Date: June 16, 2026
To: Mayor and City Council
From: Kathy Pease, Planning Consultant
Dan Flores, Community and Economic Development Director Subject: Proposed Zoning Change to amend Section 18.98 of the City of Marysville’s Municipal Code and amend the Downtown Specific Plan
Recommendation:
At its June 2, 2026 the City Council approved an amendment to Section 18.98 of the City of Marysville’s Municipal Code and amend the Downtown Specific Plan (Table 4.2) to allow automobile uses in the Mixed-Use Corridor (MU-C) with a Conditional Use Permit and Commercial Recreation Facility-Indoor (entertainment uses) in the Mixed-Use Neighborhood (MU-N) Zoning districts with a Conditional Use permit. The Planning and Historic Preservation Commission considered this item at a public hearing on April 22, 2026.
With approval of the second reading the ordinance and specific plan amendment would go into effect in 30- days.
Specifically, it is recommended that the City Council:
1. By title only, approve the second reading of the subject ordinances:
A. Ordinance 1472 approving amendments to the Downtown Specific Plan (Table 4.2) to allow Auto Oriented Uses with a Conditional Use Permit.
B. Ordinance 1469 approving amendments to the Downtown Specific Plan (Table 4.2) to allow Commercial Recreation Facility Indoor (entertainment uses) in the Mixed-Use Neighborhood (MU-N) district with a Use Permit.
C. Ordinance 1470 amending Chapter 18.98 of the City of Marysville’s Municipal Code to allow automobile uses in the Mixed-Use Corridor (MU-C) with a Use Permit D. Ordinance 1471 amending Chapter 18.98 of the City of Marysville’s Municipal Code to allow Commercial Recreation Facility-Indoor (entertainment uses) in the Mixed-Use Neighborhood (MUN) Zoning districts with a Use permit.
Summary
The City is considering a zoning change amendment to Section 18.98 of the City of Marysville’s Zoning Code (allowed uses and permit requirements) of the Downtown Specific Plan zoning districts and to amend the corresponding Downtown Specific Plan Table 4.2, to allow automobile uses in the Mixed-Use Corridor (MU-C) district with a use permit and entertainment uses in the Mixed-Use Neighborhood (MU-N) districts with a Minor Use Permit. With the updated Downtown Specific Plan these existing uses are considered legal non-conforming.
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This change would allow these types of uses to expand or be established with a use permit that would go before the Planning Commission for approval.
Background:
Existing automobile uses can be found in the MU-C district. With the updated zoning districts within the Downtown Specific Plan, these uses were considered legal non-conforming, meaning that the uses could continue as long as they did not discontinue use for more than six months, but were not allowed if discontinued with the new zoning districts. This has led to confusion among property owners who have approached staff about proposals to expand current businesses, relocate certain businesses or those that have desired to start a new business.
The city would like to provide flexibility and support economic development; therefore, it is recommended that the Planning Commission consider these uses with a use permit. This would allow conditions to be included to ensure that potential impacts to surrounding businesses and residents can be reduced.
In addition, the city has been approached about an indoor entertainment use similar to a “Dave and Busters” or “Chuck e Cheese” proposal which does not appear to be allowed in the MU-N District. It is proposed that this use be allowed under a commercial recreation facility-indoor use, with a use permit as described below.
Location
The proposed changes would apply to the Downtown Specific Plan Mixed Use-Commercial district and Downtown Specific Plan Mixed Use Neighborhood districts. These zones are shown below as dark pink (MU-C) and gold (MU-N)
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Proposed Amendments
Auto, Boat, Motorcycle, and RV Repair
The Specific Plan Table 4.2, Land Use Table, for the Mixed-Use Corridor (MU-C), would be changed from not allowed to allowed with approval of a Use Permit.
As described in Table 4.2, for Use Permit, the applicant will be required to submit an application for conditional use permit, along with plans and elevations, site plans and/or relevant data required to review the application.
In order to approval the Use Permit, City staff will be required to confirm that the intended use or structure complies with all applicable development standards and does not negatively impact adjoining properties.
Approval of a Use Permit would require Planning Commission approval. This would allow staff and the Planning Commission to include conditions on the project to reduce potential impacts (noise, dust, lighting, etc).
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Commercial Recreation Facility – Indoor
Indoor entertainment refers to activities conducted within enclosed spaces, such as buildings or venues, designed to provide enjoyment and leisure. This includes a variety of uses, such as:
• Theater performances: Live music, dance, and theatrical productions. • Gaming consoles and home theaters: Providing immersive audio-visual experiences. • Indoor sports and recreation: Activities like basketball, volleyball, and table tennis. • Indoor theme parks: Attractions designed for entertainment within a closed environment which can Include jump houses, climbing walls, video arcades, etc.
On Table 4.2, Land Use Table, for the Mixed-Use Neighborhood (MU-N), this use would be changed to allowed with approval of a conditional Use Permit.
Consistency with the Intent of the Downtown Specific Plan Zones The proposed changes are consistent with the intent of the Downtown Specific Plan for the Mixed-Use Neighborhood Zone and Mixed-Use Corridor Zone, which are summarized below:
Mixed-Use Corridor – Intent:
The intent of the Mixed-Use Corridor Zone is to accommodate a concentration of commercial and mixed-use development and feature an enhanced streetscape that offers attractive gateways into Marysville, specifically E Street, a pleasant public realm, and a safe area for pedestrians and cyclists. Vehicle traffic along the state highways will be slowed and local businesses will benefit from the calmed traffic, transformed state highway design, and traveling commercial patrons. Pedestrian and cycling improvements are encouraged within this zone to foster safe and inviting boulevards for visitors and shop patrons. Located between the historic Downtown and Medical Arts Zone, the E Street and 12th Street corridors can be attractive to adaptive re-use, as well as new infill construction of primarily retail, commercial services, and lodging, but also residential development above ground-floor, non-residential development.
Mixed-Use Neighborhood – Intent:
The Mixed-Use Neighborhood Zone is intended to maintain the existing positive qualities of the zone and promote compatible retail, office, and services, along with single- and multi-family housing. This zone allows projects that are entirely commercial, entirely residential, or a mix of the two. This pedestrian-friendly zone is designed to accommodate new development that is compatible with the existing mostly smaller-scale buildings.
The zone supports adaptative reuse of historic structures throughout the area, including in Chinatown, where the intent is also to facilitate context-sensitive infill developments that are oriented to, and can benefit from the unique sense of place and amenities offered in this historically and culturally important place.
What the Specific Plan Requires for Amendments
Section 7.5.2 of the Downtown Specific Plan addresses major and minor amendments. The proposed changes to the Downtown Specific Plan are minor amendments – the changes involve land uses that are already allowed under the Specific Plan, just changes to which Zones allow the subject land uses; the amendment would not lead to any new or increase environmental effects; and the amendments do not involve any changes to development standards.
In considering any amendment to the Specific Plan the appropriate decision-making body shall make the following findings:
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• The proposed amendment aligns with the vision of the Specific Plan and the intent of the affected zone or zones.
• The proposed amendment would benefit the Specific Plan Area. • The proposed amendment would be consistent with the General Plan. • The proposed amendment would not adversely affect adjacent properties. • The subject property or project can be properly served by public facilities and services.
The amendments are very minor in terms of their effect and align with the vision of the Specific Plan and the intent of the two affected Zones, as described previously. The Vision for the Downtown Specific Plan, included in Section 2.2 of the Specific Plan, is focused on creating more vibrant places to live, work, and visit. Consistent with the Vision, the additional uses allowed under the proposed amendments would lead to additional jobs, services, and entertainment options within the Downtown Specific Plan, if applications for such uses lead to investment. The additional services and entertainment options allowed under the proposed amendments, consistent with Vision bullet #2, would benefit the residents of the Specific Plan Area.
General Plan Consistency
The General Plan allows a broad range of uses within the Specific Plan Area, including the subject uses. With appropriate conditions applied, future uses developed under the proposed amendment would not adversely affect adjacent properties.
California Environmental Quality Act Finding
The proposed amendments to allow the subject uses are addressed by the City’s existing Environmental Impact Report for the 2050 General Plan and Downtown Specific Plan. The subject uses were assumed as a part of the analysis in the City’s Environmental Impact Report for the 2050 General Plan and Downtown Specific Plan. There would be no new impacts or increased severity of impacts associated with the proposed amendments to the Specific Plan, and no need for any new mitigation, since these uses were already assumed as a part of overall development anticipated to occur under the new Plans.
Fiscal Impact/Funding Source
The associated professional services costs will be disbursed from General Fund account #10-150-5165 Legal Review:
The City Attorney’s office has reviewed and approved as to form.
Attachments:
Ordinance- Action Item
1. Downtown Specific Plan Ordinance-Amendment Auto Uses Exhibit A: Downtown Specific Plan changes
Exhibit B: Findings of Fact
Ordinance-Action Item
2. Zoning Code Amendment Ordinance Auto Uses
Exhibit A: Zoning Text Changes
Ordinance-Action Item
3. Downtown Specific Plan Ordinance Amendment Indoor Entertainment Uses Exhibit A: Downtown Specific Plan changes
Exhibit B: Findings of Fact
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Ordinance-Action Item
4. Zoning Code Amendment Ordinance Entertainment Uses
Exhibit A: Zoning Text Changes