-Editorial
The Brawley City Council approved the first reading of Ordinance No. 2026-04 during its July 21 meeting, advancing an amendment to the city’s Zoning Ordinance to formally define “water stores” and permit the businesses in all commercial zoning districts.
The ordinance amends Articles II and V of the Zoning Ordinance by establishing a definition for water stores and listing the use as permitted by right in C-P (Service and Professional), C-1 (Neighborhood Commercial), C-2 (Medium Commercial) and C-3 (Heavy Commercial) zones.
The staff report, prepared by Development Services Director Cristhian Barajas and Planning Technician Adrian Ople, states the amendment distinguishes water stores from other retail businesses and clarifies where the use is allowed under the city’s land use regulations.
The ordinance defines a water store as “an indoor commercial space where only purified water, packaged ice, and vessels incidental to water dispensing (e.g., plastic water containers) are sold, with food, other beverages, and unrelated non-food items strictly prohibited.” The definition prevents water stores from operating as general retail businesses in lower-intensity commercial areas while recognizing their unique business model.
Water stores share similarities with drug stores and pharmacies because of their relatively low operating intensity but differ because their primary function is dispensing purified water. The zoning amendment addresses the absence of a specific definition for the use in the city’s zoning code.
The proposal underwent several rounds of public review before reaching the council for a first reading.
The Planning Commission first considered the ordinance during a public hearing April 1. Commissioners voted 5-0 to return the original draft to the Development Services Department after expressing concerns that allowing water stores in C-P zones could increase parking lot traffic and create pedestrian accessibility issues near medical offices. Commissioners also noted similar commercial uses, including ice sales and certain laundry services, are prohibited in C-P zones but permitted in C-1, C-2 and C-3 districts.
Staff revised the ordinance to prohibit water stores in C-P zones while continuing to allow them in the city’s other commercial districts. The Planning Commission held a second public hearing May 20, received no public comments, and voted unanimously to recommend approval of the revised ordinance to the City Council.
The City Council conducted its own public hearing June 16 and reached a different conclusion. Following discussion, council members directed staff to prepare another revision allowing water stores in C-P zones in addition to the other commercial districts. Staff returned with the updated ordinance for a new public hearing July 21, when the council approved the first reading.
The amendment also updates Table 27.82 of the Zoning Ordinance, which identifies permitted, accessory, conditional and prohibited land uses within commercial zoning districts. A new row for water stores designates the use as permitted by right in all four commercial zoning classifications.
The ordinance is exempt from review under the California Environmental Quality Act under the Common Sense Exemption because it is a regulatory amendment and does not approve or authorize physical development. The staff report states water stores primarily rely on the municipal water system and are not expected to generate significant environmental impacts. The report also concludes none of the exceptions to the exemption apply because the amendment does not involve sensitive environmental areas, unusual circumstances, cumulative impacts, or historic resources.
The staff report states the ordinance has no fiscal impact on the city.
The ordinance will return to the City Council for a second reading before it can be formally adopted and take effect.
