[PAGE 1]
Planning Commission City Attorney
Joanna Hoff
Ashley Bertussi, Chairperson
Jeffrey Chan, Vice-Chairperson Commission Secretary
Sergio Lopez, Commissioner Angel Hernandez
Andy Alvarez, Commissioner
Aaron Popejoy, Commissioner http://cityofelcentro.org/
Armando Muñoz, Commissioner
Jorge A. Perez, Commissioner
AGENDA
CITY OF EL CENTRO
PLANNING COMMISSION
City Hall
Council Chambers
1275 Main Street
El Centro, CA 92243
TUESDAY, FEBRUARY 10, 2026 AT 5:30 PM
Any member of the public attending in person and wishing to make a comment is asked to
complete a speaker slip and follow the “Notice to the Public” instructions below. Alternatively,
any member of the public is invited to submit public comments in advance of the meeting to be
answered at the meeting. Please email your questions to ecplanning@cityofelcentro.org or call
(760) 337-4545. The public may participate and make public comments via the following Zoom
link:
https://us06web.zoom.us/j/81164635306?pwd=sYM5xv6hN9t9RbLf0SkYcXdwUbvWyR.1
Optional dial-in number: 1-669-900-6833
Meeting ID:811 6463 5306 Passcode:568811
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Public comments via zoom are subject to the same time limits as those in person.
NOTICE TO THE PUBLIC
This is a public meeting. If there is a matter on the agenda on which you wish to be heard, please come
forward to the microphone; address yourself to the commission, stating your name and address for the
record. Persons wishing to address the Commission are not required to identify themselves (Gov’t
Code § 54953.3); however, this information assists the Chairperson by ensuring that all persons
wishing to address the Commission are recognized and it assists the Commission’s Secretary in
preparing meeting minutes. The Chairperson reserves the right to place a time limit on each person
asking to be heard. If you wish to address the Commission concerning any other matter within the
Commission's jurisdiction, you may do so during the public comment portion of the agenda.
* Any information provided on the “Speaker Slip” is voluntary and will be public record.
CALL TO ORDER:
ROLL CALL
CONSENT AGENDA
Consent agenda items are approved by one motion. Commissioners or members of the public
may pull consent items to be considered separately at a time determined by the Chairperson.
1. A pproval of January 13, 2026, Planning Commission Minutes.
PUBLIC HEARINGS
2. ZOTA Multi-Family Residential Use Regulations
PUBLIC HEARING TO CONSIDER ISSUING A RECOMMENDATION TO THE CITY
COUNCIL REGARDING MULTI-FAMILY RESIDENTIAL PERMITTED USES AND
CONDITIONAL USE PERMIT 26-01 FOR OASIS COFFEE HOUSE AT 450 S.
WATERMAN AVENUE
Presentation: Valeria Landeros, Assistant Planner
Recommendation:
Open the public hearing and, after allowing input from all proponents and opponents of the
project, move forward by taking the following actions:
1. Issue a recommendation to the City Council to approve the proposed amendment
to the Zoning Code pertaining to multi-family residential permitted uses.
2. Approve Conditional Use Permit 26-01 to allow the operation of Oasis Coffee
House within the existing church, subject to the adoption of the zoning ordinance
text amendment by City Council.
NEW BUSINESS
NON-ACTION INFORMATION ITEMS
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3. Community Development Department Report
PUBLIC COMMENTS
ADJOURNMENT
Materials related to an item on this Agenda submitted to the Commission after distribution of
the agenda packet will be available for public inspection at the Community Development
Department-Planning & Zoning Division located at 1275 W. Main Street, El Centro, California
during normal business hours.
In compliance with the Americans with Disabilities Act, if you need special assistance to
participate in this meeting, you should contact the Community Development Department-
Planning & Zoning Division at (760) 337-4545. Notification of at least 72 hours prior to the
meeting will enable the City to make reasonable arrangements to assure accessibility to this
meeting.
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PLANNING COMMISSION Item: 1.
City Hall Meeting: 2/10/2026 5:30 PM
1275 W. Main Street CONSENT AGENDA
El Centro, CA 92243
APPROVAL OF JANUARY 13, 2026, PLANNING COMMISSION MINUTES.
STAFF REPORT - ACTION ITEM:
ATTACHMENTS:
1. 0 1.13.2026 Minutes
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MINUTES OF THE PLANNING COMMISSION
TUESDAY, JANUARY 13, 2026
5:30 PM
PLANNING COMMISSION
ASHLEY BERTUSSI, CHAIRPERSON
JEFFREY CHAN, VICE-CHAIRPERSON
SERGIO LOPEZ, COMMISSIONER
ANDY ALVAREZ, COMMISSIONER
AARON POPEJOY, COMMISSIONER
JORGE A. PEREZ, COMMISSIONER
ARMANDO MUÑOZ, COMMISSIONER
CALL TO ORDER:
The El Centro Planning Commission convened in a regular session at City Hall Council
Chambers, 1275 W. Main Street, El Centro, California at 5:30 PM.
Chairperson Ashley Bertussi presided over the meeting.
ROLL CALL
PRESENT:
Chairperson Ashley Bertussi
Vice-Chairperson Jeffrey Chan
Commissioner Andy Alvarez
Commissioner Sergio Lopez
Commissioner Jorge Perez
Commissioner Aaron Popejoy
Commissioner Armando Muñoz
ABSENT: None
CITY STAFF:
Community Development Director, Angel Hernandez
Principal Engineer, Felix de Leon Jr.
Building Inspector, Virgilio Anguiano
Associate Planner, Andrea Montaño
Assistant Planner, Valeria Landeros
Staff Assistant, Poleth Lopez
CONSENT AGENDA
Consent agenda items are approved by one motion. Commissioners or members of
the public may pull consent items to be considered separately at a time determined by
the Chairperson.
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1. Approval of December 9, 2025, Planning Commission Minutes.
Commissioner Alvarez requested a change to the letterhead. Staff took note and will
correct.
Commissioner Alvarez moved to approve, seconded by Commissioner Lopez.
Voting Yes: Commissioner Alvarez, Commissioner Lopez, Chairperson Bertussi,
Commissioner Popejoy, Vice-Chairperson Chan, Commissioner Muñoz
Voting No: None
Abstaining: Commissioner Perez
2. Finding of Public Convenience or Necessity for Wal-Mart Gas Station
Convenience Store at the northwest corner of Waterman Avenue and
Bradshaw Drive
Commissioner Popejoy moved to approve, seconded by Commissioner Alvarez.
Voting Yes: Commissioner Alvarez, Commissioner Lopez, Vice-Chairperson Perez,
Chairperson Bertussi, Commissioner Popejoy, Vice-Chairperson Chan, Commissioner
Muñoz
Voting No: None
Abstaining: None
PUBLIC HEARINGS
NEW BUSINESS
3. Discussion and any necessary action regarding attendance at the Cal Cities
Planning Commissioner's Academy
The Planning Commission nominated Vice-Chairperson Jeffrey Chan and
Commissioner Andy Alvarez to attend the conference. Vice-Chairperson Chan
accepted while Commissioner Andy Alvarez will check if his schedule will allow it. If he
cannot attend, Commissioner Armando Muñoz will take his place.
Commissioner Popejoy moved to approve, seconded by Commissioner Lopez.
Voting Yes: Commissioner Alvarez, Commissioner Lopez, Commissioner Perez,
Chairperson Bertussi, Commissioner Popejoy, Vice-Chairperson Chan, Commissioner
Muñoz
Voting No: None
Abstaining: None
NON-ACTION INFORMATION ITEMS
4. C ommunity Development Department Report
No questions were asked about the Community Development monthly report.
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PUBLIC COMMENTS
N o public comments were obtained.
ADJOURNMENT
The meeting was adjourned at 5:46 P.M.
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PLANNING COMMISSION Item: 2
City Hall Meeting: 02/10/2025 5:30 PM
1275 W. Main Street Public Hearing
El Centro, CA 92243
PUBLIC HEARING TO CONSIDER ISSUING A RECOMMENDATION TO
THE CITY COUNCIL REGARDING MULTI-FAMILY RESIDENTIAL
PERMITTED USES AND CONDITIONAL USE PERMIT 26-01 FOR
OASIS COFFEE HOUSE AT 450 S. WATERMAN AVENUE
Project: Revisions to Multi-Family Location: City Wide & 450 S. Waterman
Residential Allowed Uses Avenue
Applicant: Oasis Coffee House Project Type(s): Zoning Ordinance Text
Amendment & Conditional Use Permit
Staff Planner: Valeria Landeros, Proposed Use: Not Applicable
Assistant Planner
PROJECT SUMMARY
Current zoning code prohibits most non-residential uses except for public parks,
playgrounds, libraries, fire and police stations, day care centers, churches, schools,
museums/cultural centers, country clubs, and golf courses within residential zones.
These standards are found in Chapter 29, Section 29-53 of the Zoning Ordinance (see
Exhibit A) which regulates permitted uses in residential zones. The applicant, Oasis
Coffee House, is requesting a Conditional Use Permit to operate a coffee shop within an
existing church located in the multi-family (R3) residential zone. To allow the CUP would
require amendments to the zoning code to expand conditionally permitted uses in multi-
family residential zones (R3) to include retail sales, services, and office uses operated
subordinate to an existing conditionally permitted use.
Staff has prepared a draft ordinance (see Exhibit B) that would implement the
proposed changes into the City’s Municipal Code. If the zoning ordinance text
amendment (ZOTA) is approved it would require approval by the City Council. Once the
ZOTA is adopted, the Planning Commission could issue a conditional use permit to the
applicant, Oasis Coffee House.
STAFF RECOMMENDATION: Open the public hearing and after allowing input
from all proponents and opponents of the project move forward by making the
following actions:
1. Issue a recommendation to the City Council to approve the proposed
amendment to the Zoning Code pertaining to multi-family residential
permitted uses.
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2. Approve Conditional Use Permit 26-01 to allow the operation of Oasis
Coffee House within the existing church, subject to the adoption of the
zoning ordinance text amendment by City Council.
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BACKGROUND
RESIDENTIAL ZONE USE REGULATIONS
The residential zone consists of a range of dwelling unit densities and housing types as
well as a mixture of “other uses” that are allowed within these zones with a conditional
use permit. The permitted uses for residential zones are found in Section 29-53 of the
Municipal Code (see Exhibit A), below is Table 29-53.1 section (b) which lists other
uses allowed in the residential zone with a CUP.
PROJECT SITE
The proposed site for this project is located at 450 South Waterman at the First
Christian Church of El Centro. This church is located within the multi-family (R3) zone
and is operated with a conditional use permit, issued in 1985 (see Exhibit C).
The existing building proposed for this coffee shop is roughly 550 square feet and was
built in 1969 as a sanctuary room, this building was later converted into a coffee shop
and conference room. In 2015, the church submitted new floor plans to remove the
conference room and create a break room with a commercial kitchen (see Exhibit D).
These plans were submitted to the City of El Centro – Building Division as well as the
Imperial County Health Department and permitted in December of 2015 (see Exhibit E
& F). The building is constructed as permitted, and currently operates as a coffee shop
during church operational hours. The proposed business would not require any changes
to the current building floor plans and will operate as built (see Exhibit G).
SURROUNDING AREA
This site is located in a mixed residential neighborhood with Single-Family, Variable,
and Multi-Family Residential zones surrounding the property, and an elementary school
directly to the south in a Limited Use zone. Below is a table summarizing the abutting
land uses and zoning designations.
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Direction Uses Zoning
North Multi-Family Apartments Multi-Family Residential (R3)
East Single Family Residences Single-Family Residential (R1)
Variable Residential (R2)
South Elementary School LU (Limited Use)
West Multi-Family Apartments Multi-Family Residential (R3)
BUSINESS OPERATION
The project proposes to utilize the existing coffee shop and restroom, as well as the dry
storage area seen in the floor plan (see Exhibit G). The room labelled “Employee Area”
is reserved for church use and will remain unused for business operations. There is also
outdoor patio space with seating that is a part of the church operations but will be open
to the public during business hours.
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Coffee shop and restroom area. Employee hallway and dry storage space.
Oasis Coffee House is intended to operate seven days a week, with the following hours:
Sunday 8:30am-1:30pm, Monday-Friday 6:00am-3:00pm, and Saturday 12:00pm-
9:30pm. They plan to host occasional events and gatherings on the weekends,
designed to remain consistent with the primary use of the space as a coffee shop.
Seating will be available within the interior of the shop and the outdoor church patio will
be open to patrons of the coffee shop. Specific event details, schedules, and hours of
operation may vary based on business needs, staffing, weather conditions, or special
circumstances. The business will operate in compliance with all applicable local
regulations, permits, and ordinances.
ANALYSIS
RECOMMENDED MULTI-FAMILY RESIDENTIAL PERMITTED USES
Staff reviewed the existing permitted and conditionally permitted uses within the Multi-
Family Residential (R3) zone and evaluated how these regulations apply to institutional
uses that are already allowed with a Conditional Use Permit, such as churches, schools,
and similar community-serving facilities. Under the current Zoning Ordinance, limited
home occupations such as daycare facilities, residential-care facilities, and micro-
enterprise home kitchens are permitted, but only within existing residences and are not
applicable to other uses allowed in the residential zone.
To better align the Zoning Ordinance with contemporary land use practices and provide
clearer guidance for future applications, staff recommends amending Section 29-53 of
the Municipal Code to allow limited retail sales, services, and office uses as
conditionally permitted accessory uses when they are subordinate to an existing
conditionally permitted use within the R3 zone. These uses would remain subject to
approval of a Conditional Use Permit and would be evaluated on a case-by-case basis
by City staff and the Planning Commission to ensure compatibility with surrounding
residential uses. The proposed amendment does not introduce stand-alone commercial
uses into multi-family residential zones. Instead, it establishes a framework for allowing
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small-scale, neighborhood-serving uses that are integrated into existing institutional
uses, such as churches, and that operate at a scale and intensity consistent with the
surrounding residential environment. Limitations related to floor area, operational
characteristics, and site design would continue to be reviewed through the Conditional
Use Permit process.
LAND USE AND ZONING COMPATIBILITY
The proposed coffee shop is located within an existing church facility that operates
under a valid Conditional Use Permit within the Multi-Family Residential (R3) zone.
Churches are conditionally permitted uses in residential zones pursuant to Section 29-
53 of the El Centro Municipal Code. The proposed coffee shop is intended to function
as an accessory use that is subordinate to the primary church use and will operate
within an existing, permitted structure on the site.
The proposed use is compatible with the surrounding residential neighborhood due to
its limited scale, indoor-oriented operations, and hours of operation that are consistent
with daytime and early evening activity. The coffee shop will not operate as a stand-
alone commercial establishment and will remain physically and operationally integrated
with the church facility. As conditioned, the project is consistent with the intent of the R3
zone, which allows for a mix of residential uses and limited community-serving uses
through discretionary review.
ACCESS, CIRCULATION, AND PARKING
The project site is accessed from South Waterman Avenue and is served by existing
driveways and on-site circulation patterns associated with the church use. The coffee
shop will utilize the existing parking facilities provided for the church, which were
previously approved as part of the church’s Conditional Use Permit. Given the small
size of the coffee shop (approximately 550 square feet) and its subordinate relationship
to the primary use, the project is not anticipated to generate additional parking demand
beyond what the site can reasonably accommodate. Pedestrian access is provided
through existing walkways connecting parking areas to the coffee shop building and
outdoor patio area. No changes to site access or circulation are proposed.
PUBLIC SERVICES AND UTILITIES
The project site is currently served by existing City water, sewer, and utility
infrastructure. The proposed coffee shop will operate within a building that has already
been permitted for food service use and includes an approved commercial kitchen. No
expansion of utility services is required. All applicable building, health, and fire code
requirements will continue to apply, and the operator will be required to maintain
compliance with all City and County regulations as a condition of approval (see Exhibit
J).
NOISE AND SECURITY CONDITIONS
The coffee shop will operate primarily during morning and early evening hours, which
limits potential noise impacts to surrounding residential properties. Occasional events or
gatherings are proposed but are intended to remain consistent with the primary use of
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the space as a coffee shop and church-related activities. Outdoor seating areas are
already part of the church operations and will be subject to conditions ensuring that
noise levels remain compatible with the residential neighborhood.
The proposed use is significantly less intensive than other conditionally permitted uses
allowed in the R3 zone and is not expected to result in adverse impacts related to traffic,
noise, lighting, or late-night activity. Any potential operational impacts can be
adequately addressed through conditions of approval.
BUILDING CONDITIONS AND AESTHETICS
The coffee shop will operate within an existing, legally constructed building that was
previously permitted and approved for similar use. No exterior or interior expansions are
proposed. The project will continue to utilize the building as currently constructed and
permitted. The site will be maintained in a clean and orderly condition, and outdoor
seating areas will be managed to ensure compatibility with the surrounding residential
environment. Staff is recommending a condition to restrict signage so that there is no
new signage, leading to proliferation of signage in this zone (see Exhibit J).
PUBLIC NOTICING AND ENVIRONMENTAL REVIEW
PUBLIC NOTICING
A public hearing is scheduled before the Planning Commission on February 10, 2026
and a public hearing notice was published in the Imperial Valley Press on Tuesday,
January 20, 2026. Notices were also posted at three locations throughout the City and
posted on the City of El Centro’s official Facebook page as well as mailed to all property
owners within 300 feet of the subject site. As of the date of this staff report, staff has not
received written comments or objections. If recommended for approval by the Planning
Commission, staff will distribute and publish a second public hearing notice for the City
Council public hearing.
ENVIRONMENTAL REVIEW
The proposed Zoning Ordinance Text Amendment and Conditional Use Permit are
exempt from the California Environmental Quality Act (CEQA) pursuant to multiple
provisions of the CEQA Guidelines.
ZONING ORDINANCE TEXT AMENDMENT
The proposed Zoning Ordinance Text Amendment is exempt from CEQA pursuant to
CEQA Guidelines Section 15061(b)(3), the “Common Sense” exemption. The
amendment is a policy-level action that modifies the list of conditionally permitted
accessory uses within the Multi-Family Residential (R3) zone but does not authorize
any specific development, physical expansion, or increase in allowable density. The
amendment establishes discretionary review standards for future projects, which would
be subject to separate environmental review as required. Because the proposed
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amendment does not, by itself, result in any physical change to the environment, and it
can be seen with certainty that there is no possibility that the action may have a
significant effect on the environment, the activity is exempt from further CEQA review
pursuant to Section 15061(b)(3).
CONDITIONAL USE PERMIT FOR OASIS COFFEE HOUSE
The proposed Conditional Use Permit for Oasis Coffee House is exempt from CEQA
pursuant to CEQA Guidelines Section 15301 (Class 1 – Existing Facilities). The project
involves the continued use of an existing, legally constructed building with no proposed
expansion, exterior alteration, or intensification of use beyond what has already been
permitted for the site. The coffee shop will operate within an existing structure that was
previously approved and permitted for similar use, including food service. In addition,
the project qualifies for an exemption under CEQA Guidelines Section 15303 (Class 3 –
New Construction or Conversion of Small Structures), as it involves the conversion of
an existing accessory building of approximately 500 square feet to a small commercial
use, with no expansion of the building footprint and only minor operational changes.
FINDINGS
ZONING ORDINANCE TEXT AMENDMENT
In determining the advisability of issuing a recommendation for adopting amendments to
Chapter 29, the Planning Commission shall consider the findings found in Section 24-
328 of the El Centro City Code used for approving amendments to the Zoning
Ordinance. Below are the recommended findings in support of the amendment:
1. The proposed amendment or zone change shall be in conformity with the
general plan map and text, and other development policies of the city.
The proposed amendment is in conformity with the City’s General Plan, specifically, the
following goals and policies:
Land Use Goal 1- Policy 1.8 Achieve and maintain an appropriate balance, variety,
and distribution of commercial uses that provides for the retail, business, professional,
medical/dental, and other commercial and service needs of the City’s residents and will
attract customers and visitors from the region and beyond. Prioritize infill commercial
development before redesignating non-commercial property to commercial land uses.
The proposed Zoning Ordinance Text Amendment supports this policy by allowing
limited accessory commercial and service uses only when subordinate to an existing
conditionally permitted institutional use within the Multi-Family Residential (R3) zone.
The amendment maintains the primary residential function of the zone while providing a
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framework for compatible, community-serving activities that will enhance land use within
residential neighborhoods.
The amendment facilitates adaptive reuse of existing, legally established institutional
buildings by allowing compatible accessory uses to operate within them. This approach
supports efficient land use without requiring new construction, expansion of building
footprints, or conversion of residential land to commercial zoning.
Land Use Goal 1- Policy 1.9 Encourage the development of local-serving commercial
uses in proximity to adjacent residential neighborhoods to serve the day-to-day needs of
El Centro’s residents.
The amendment supports this policy by enabling limited, locally serving uses, such as
coffee shops or similar services, to operate within existing institutional facilities located
in residential areas, without introducing stand-alone commercial development into
residential zones.
2. The proposed amendment or zone change is appropriate for the property or
properties which will be affected by such action, with consideration given to
access, size of parcel(s), relationship to similar or related uses, and other
considerations deemed relevant by the commission and council.
The amendment applies citywide to the Multi-Family Residential (R3) zone but is limited
in scope to accessory uses that are subordinate to an already approved conditional use.
The amendment does not authorize stand-alone commercial development in residential
zones and does not alter development standards related to height, setbacks, lot
coverage, or density. Because all accessory uses would require approval of a
Conditional Use Permit, each proposal would be evaluated individually to ensure proper
access, appropriate scale, and compatibility with adjacent residential uses.
3. The proposed amendment or zone change is necessary and proper at this time,
and is not likely to be detrimental to property or residents affected by such
action.
The amendment addresses a gap in the Zoning Ordinance by providing clarity regarding
accessory uses within institutional facilities located in residential zones. As community-
serving institutions evolve to provide accessory services, the amendment allows the
City to regulate such uses through discretionary review rather than relying on ad hoc
interpretations. The amendment will not be detrimental to surrounding properties, as all
uses remain subject to conditions of approval intended to protect public health, safety,
and welfare.
CONDITIONAL USE PERMIT
In determining the advisability of issuing a recommendation for adopting amendments to
Regarding the application for Conditional Use Permit 26-01 the Planning Commission
shall consider the following findings in support of the proposal:
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1. The use applied for at the location set forth in the application is properly one
for which a Conditional Use Permit is authorized by Chapter 29 of the Municipal
Code.
The proposed coffee shop is an accessory use to an existing church, which is a
conditionally permitted use within the Multi-Family Residential (R3) zone pursuant to
Section 29-53 of the El Centro Municipal Code. While a coffee shop is not
independently permitted in the R3 zone, approval of the related Zoning Ordinance Text
Amendment would allow limited accessory retail and service uses when subordinate to
an existing conditionally permitted use.
Upon adoption of the Zoning Ordinance Text Amendment by the City Council, the
proposed coffee shop would be an authorized accessory use subject to approval of a
Conditional Use Permit. Therefore, the proposed use is one for which a Conditional Use
Permit may be granted under Chapter 29 of the Municipal Code.
2. The proposed use is necessary or desirable for the development of the
community, is consistent with the City’s General Plan, and is not detrimental to
existing uses or those specifically permitted in the zone.
The proposed coffee shop is consistent with the City’s General Plan by providing a
small-scale, neighborhood-serving use within an existing community institution. The use
is limited in size, subordinate to the primary church use, and designed to operate during
hours that are compatible with surrounding residential development. The project is
consistent with the following goals from the General Plan:
Land Use Goal 1- Policy 1.9 Encourage the development of local-serving commercial
uses in proximity to adjacent residential neighborhoods to serve the day-to-day needs of
El Centro’s residents.
The proposed coffee shop will operate within an existing building on a church property
and will not expand the building footprint or intensify the primary use of the site. The
limited scale and accessory nature of the use, along with conditions of approval, ensure
that the project remains compatible with the surrounding residential neighborhood.
This project will provide a neighborhood-serving amenity that can be accessed by
nearby residents without the need to travel to larger commercial areas. The use
supports local access to services while remaining subordinate to the primary
institutional use.
Land Use Goal 1- Policy 1.19 Employ mixed use concepts and policies to encourage
infill development, redevelopment, and revitalization of underutilized sites.
The proposed accessory coffee shop supports this policy by introducing a limited,
mixed-use component within an existing institutional site located in a residential area.
The use activates an underutilized accessory building on the church property and
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represents infill redevelopment that enhances site functionality without altering the
primary residential character of the surrounding neighborhood.
Land Use Goal 4 - Policy 4.3: Update the Zoning Code to allow uses that both support
entrepreneurism and activate and revitalize key areas of the city by incentivizing infill
development and reuse of existing structures through small-scale, artisan
manufacturing; maker-spaces and co-working uses; and pop-up retail, including food
trucks.
The proposed project aligns with this policy by supporting a small, locally operated
business within an existing structure, without expansion or new construction. The coffee
shop represents a small-scale entrepreneurial use that reuses an existing building and
contributes to site activation in a manner consistent with the intent of encouraging infill
development and adaptive reuse through updated zoning regulations.
3. The proposed site is adequate in size and shape to accommodate said use.
The existing structure (approximately 550 square feet) and surrounding site are
adequate to support the proposed coffee shop without expansion. The site was
previously permitted for similar use, and no changes to the building footprint are
proposed.
4. The site for the proposed use relates properly to streets which are designated
to carry the type and quantity of traffic to be generated by the proposed use.
The site is accessed from South Waterman Avenue and utilizes existing parking and
circulation facilities associated with the church. Given the limited scale and accessory
nature of the coffee shop, the project will not create traffic volumes beyond what the
existing infrastructure can accommodate.
5. Conditions as stipulated by the City are necessary to protect the public health,
safety, and welfare of the community.
Project conditions of approval are incorporated in the resolution (see Exhibit J) and will
ensure that the health, safety, and welfare of the community is maintained.
NEXT STEPS
If the Planning Commission adopts a resolution recommending approval of the
proposed Zoning Ordinance Text Amendment and approves Conditional Use Permit No.
26-01, staff will proceed with the following actions:
1. Zoning Ordinance Text Amendment:
Staff will prepare the proposed amendments for consideration by the City Council. A
public hearing before the City Council will be scheduled, and public notice will be
provided in accordance with State law and City requirements. Adoption of the Zoning
Ordinance Text Amendment by the City Council is required before the amendment
becomes effective.
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2. Conditional Use Permit:
Conditional Use Permit No. 26-01 shall become effective upon adoption of the Zoning
Ordinance Text Amendment by the City Council. Following adoption, staff will issue the
Conditional Use Permit subject to the approved conditions of approval.
3. Permits and Operational Approvals:
Prior to commencement of operations, the applicant shall obtain all required building,
fire, health, and business permits and approvals from the City of El Centro and any
other applicable agencies. City staff will conduct final inspections to ensure compliance
with all conditions of approval and applicable codes.
RECOMMENDATION & OPTIONS
OPTIONS
The Planning Commission has the following options when considering action on this
matter:
ZONING ORDINANCE TEXT AMENDMENT
1. Move to recommend approval of the proposed Zoning Ordinance Text Amendment
pertaining to permitted accessory uses within the Multi-Family Residential (R3) zone,
subject to adoption of the required findings; or
2. Move to recommend denial of the proposed Zoning Ordinance Text Amendment,
subject to adoption of the required findings against the proposal; or
3. Motion to continue the public hearing for further study or to allow staff additional time
to address outstanding issues.
CONDITIONAL USE PERMIT
1. Move to recommend approval of Conditional Use Permit No. 26-01 for Oasis Coffee
House, subject to City Council’s adoption of ZOTA 25-01 and the adoption of conditions
of approval; or
2. Move to deny Conditional Use Permit No. 26-01; or
3. Motion to continue the public hearing for further study or to allow the applicant or staff
additional time to address outstanding issues.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission open the public hearing and, after
receiving public testimony, adopt the resolution recommending approval of the
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proposed Zoning Ordinance Text Amendment to the City Council and approve
Conditional Use Permit No. 26-01, subject to the adoption of the required findings and
conditions of approval.
ATTACHMENTS
Exhibit A – Sec. 29-53. Residential Zone Use Regulations
Exhibit B – Draft Ordinance
Exhibit C – Conditional Use Permit for 450 S. Waterman
Exhibit D – 2015 Building Plans
Exhibit E – 2015 City of El Centro Building Permits & Inspection
Exhibit F – 2015 Imperial County Health Department Approval Letter
Exhibit G – Site Plan and Floor Plan
Exhibit H – Department Comments
Exhibit I – Resolution for ZOTA
Exhibit J – Resolution for CUP
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EXHIBIT A
Sec. 29-53. Residential zones use regulations.
The uses identified in table 29-53.1 shall be permitted uses where the symbol "P" appears. Where the
symbol "C" appears, the use requires a conditional use permit pursuant to article V, division 6 of this chapter. The
symbol "X" indicates that the use is prohibited.
Table 29-53.1 Residential Zones Use Regulations
Use RAP RR R1 R2 R3
(a) Residential uses
(1)Single-family dwellings P P P P P
(2)Manufactured homes on permanent P P P P P
foundations, see limitation above in this section 29-
53 and article IV, division 2 manufactured home
regulations. A manufactured home on a permanent
foundation is permitted only on a lot where no
other manufactured home on a permanent
foundation, single-family dwelling or multiple-
family dwellings are located, regardless of the lot
size and the number of dwelling units otherwise
permitted by this section, except when a
manufactured home is used as an ADU, in
accordance with division 10, section 29-168.
(3)Duplex (attached) and two-family dwellings X X P1 P P
(4)Multi-family dwellings X X X P P
(5)Group dwellings X X X X P
(6)Planned unit development, see section 29-178 C C C C C
(7)Manufactured home parks, see article IV, C C C C C
division 2 manufactured home regulations
(8)Recreational vehicle park, see article IV, X X C C C
division 3 recreational vehicle parks
(9)Senior citizen apartment projects, see article IV, X X X C C
division 4 density bonus program
(10)Retirement homes X X X C C
(11)Convalescent homes X X X X C
(12)Accessory dwelling unit P P P P P
(13)Emergency shelters X X X X P
(14)Residential care facilities, small P P P P P
(15)Residential care facilities, large X P P P P
(16)Supportive housing, transitional housing P P P P P
(b) Other uses
(1)Public parks, playgrounds, schools, libraries, fire C C C C C
and police stations
(2)Day care centers, nursery schools C C C C C
(3)Churches and parochial schools C C C C C
Created: 2025-10-21 12:50:21 [EST]
(Supp. No. 125)
Page 1 of 2
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[PAGE 22]
(4)Private schools C C C C C
(5)Museums and cultural centers C C C C C
(6)Country clubs C C C C C
(7) Golf courses C C C C C
(8)Public and private parking lots, see section 29- X X X X C
134
(9)Agricultural uses, including farm employee X P X X X
housing
(c) Accessory structures and uses. The following accessory structures and uses are permitted or
conditionally permitted, as indicated, and are subject to section 29-162 of the chapter, or other
law and ordinances established to regulate such uses:
(1)Small family day care home P P P P P
(2)Large family day care home within and P P P P P
accessory to a single-family dwelling, see section
29-162(4)
(3)Home occupation, see section 29-162(2) P P P P P
(4)Private garages and carports P P P P P
(5)Patio rooms and shelters, gazebos, mezzanines, P P P P P
laundry rooms, small buildings for personal storage
or household items, hobby rooms (nonbusiness
purposes)
(6)Private greenhouses, flower, and vegetable P P P P P
gardens
(7)Signs in compliance with chapter 22.1 of P P P P P
the El Centro City Code
(8)Communication facilities, see requirements in C C C C C
article IV, division 8, Communications facilities,
including exemptions in section 29-258 and
excluding collocation facilities discussed section.
29-259
(9)Collocation facilities in compliance with section P P P P P
29-259
(d) Prohibited uses. The following uses are prohibited in all residential zones:
(1)Commercial uses X X X X X
(2)Industrial/manufacturing uses X X X X X
(3)Advertising structures (billboards, as defined in X X X X X
chapter 22.1 of the City Code)
(4)Commercial cannabis activity as defined in X X X X X
chapter 13 of the City Code
(Ord. No. 24-03, § 2, 9-17-24)
Created: 2025-10-21 12:50:21 [EST]
(Supp. No. 125)
Page 2 of 2
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[PAGE 23]
EXHIBIT B
ORDINANCE 25-__
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
EL CENTRO AMENDING CHAPTER 29 OF THE EL CENTRO
MUNICIPAL CODE REGARDING RESIDENTAL ZONES USE
REGULATIONS
THE CITY COUNCIL OF THE CITY OF EL CENTRO, CALIFORNIA DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1. The City Council of the City of El Centro finds as follows:
WHEREAS, the proposed amendments to Chapter 29 of the El Centro Municipal Code regarding
residential zones use regulation are intended to provide greater flexibility for mixed-use
development; and
WHEREAS, these amendments are consistent with the City of El Centro General Plan and
Housing Element’s policies to allow accessory uses in the multi-family zone.
SECTION 2. Section 29-53 of Article II of Chapter 29 shall be amended as follows:
Table 29-53.1 Residential Zones Use Regulations
Use RAP RR R1 R2 R3
(a) Residential uses
(1)Single-family dwellings P P P P P
(2)Manufactured homes on permanent P P P P P
foundations, see limitation above in this section 29-
53 and article IV, division 2 manufactured home
regulations. A manufactured home on a permanent
foundation is permitted only on a lot where no
other manufactured home on a permanent
foundation, single-family dwelling or multiple-
family dwellings are located, regardless of the lot
size and the number of dwelling units otherwise
permitted by this section, except when a
manufactured home is used as an ADU, in
accordance with division 10, section 29-168.
(3)Duplex (attached) and two-family dwellings X X P1 P P
(4)Multi-family dwellings X X X P P
(5)Group dwellings X X X X P
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[PAGE 24]
EXHIBIT B
(6)Planned unit development, see section 29-178 C C C C C
(7)Manufactured home parks, see article IV, C C C C C
division 2 manufactured home regulations
(8)Recreational vehicle park, see article IV, X X C C C
division 3 recreational vehicle parks
(9)Senior citizen apartment projects, see article IV, X X X C C
division 4 density bonus program
(10)Retirement homes X X X C C
(11)Convalescent homes X X X X C
(12)Accessory dwelling unit P P P P P
(13)Emergency shelters X X X X P
(14)Residential care facilities, small P P P P P
(15)Residential care facilities, large X P P P P
(16)Supportive housing, transitional housing P P P P P
(b) Other uses
(1)Public parks, playgrounds, schools, libraries, fire C C C C C
and police stations
(2)Day care centers, nursery schools C C C C C
(3)Churches and parochial schools C C C C C
(4)Private schools C C C C C
(5)Museums and cultural centers C C C C C
(6)Country clubs C C C C C
(7) Golf courses C C C C C
(8)Public and private parking lots, see section 29- X X X X C
134
(9)Agricultural uses, including farm employee X P X X X
housing
(c) Accessory structures and uses. The following accessory structures and uses are permitted or
conditionally permitted, as indicated, and are subject to section 29-162 of the chapter, or other
law and ordinances established to regulate such uses:
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[PAGE 25]
EXHIBIT B
(1)Small family day care home P P P P P
(2)Large family day care home within and P P P P P
accessory to a single-family dwelling, see section
29-162(4)
(3)Home occupation, see section 29-162(2) P P P P P
(4)Private garages and carports P P P P P
(5)Patio rooms and shelters, gazebos, mezzanines, P P P P P
laundry rooms, small buildings for personal storage
or household items, hobby rooms (nonbusiness
purposes)
(6)Private greenhouses, flower, and vegetable P P P P P
gardens
(7)Signs in compliance with chapter 22.1 of P P P P P
the El Centro City Code
(8)Communication facilities, see requirements in C C C C C
article IV, division 8, Communications facilities,
including exemptions in section 29-258 and
excluding collocation facilities discussed section.
29-259
(9)Collocation facilities in compliance with section P P P P P
29-259
(10)Retail sales, services, and office uses that are X X X X C
subordinate to a conditionally permitted use listed
in Table 29-53.1(b) and where the net building area
does not exceed 1000 square feet.
(d) Prohibited uses. The following uses are prohibited in all residential zones:
(1)Commercial uses X X X X X
(2)Industrial/manufacturing uses X X X X X
(3)Advertising structures (billboards, as defined in X X X X X
chapter 22.1 of the City Code)
(4)Commercial cannabis activity as defined in X X X X X
chapter 13 of the City Code
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[PAGE 26]
EXHIBIT B
SECTION 3. Effective Day of Ordinance
This Ordinance shall take effect thirty (30) days from and after its adoption. Within
fifteen (15) days after adoption, it shall be published once in a newspaper, published and
circulated within the City of El Centro, California. This ordinance shall not be applicable to
completed applications filed with the City before its effective date.
INTRODUCED at a regular meeting of the City Council of the City of El Centro,
California, held on the day of , 2026.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of El
Centro, California, held on the day of , 2026.
CITY OF EL CENTRO
By __________________________
Sonia Carter, Mayor
ATTEST:
By ___________________________
Norma Wyles, City Clerk
APPROVED AS TO FORM:
Office of the City Attorney
By ______________________________
Joanna Smith Hoff, City Attorney
STATE OF CALIFORNIA )
COUNTY OF IMPERIAL ) ss
CITY OF EL CENTRO )
I, Norma Wyles, City Clerk of the City of El Centro, California, do hereby certify that the
foregoing Ordinance No. 25 - had its first reading on , 2026, and had its second
reading on , 2026 and was passed by the following vote:
AYES:
NOES:
ABSENT:
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[PAGE 27]
EXHIBIT B
ABSTAINED:
AYES:
NOES:
ABSENT:
ABSTAINED:
By __________________________
Norma Wyles, City Clerk
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[PAGE 28]
EXHIBIT C
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[PAGE 29]
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[PAGE 30]
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[PAGE 31]
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[PAGE 32]
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[PAGE 33]
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[PAGE 34]
EXHIBIT
D
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[PAGE 35]
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[PAGE 36]
EXHIBIT E
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[PAGE 37]
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[PAGE 38]
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[PAGE 39]
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[PAGE 40]
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[PAGE 41]
EXHIBIT
F
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[PAGE 42]
EXHIBIT G
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[PAGE 43]
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[PAGE 44]
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[PAGE 45]
EXHIBIT H
City of El Centro
Interoffice Memorandum
Department of
Building and Safety
To: Valeria Landeros, Assistant Planner
From: Frank Soto, Building Official
Date: 1/13/2026
Subject: ZOTA 25-01/Conditional Use Permit – Oasis Coffee House
_____________________________________________________________
The Department of Building and Safety has no objections or comments to the proposed
text amendment.
Respectfully,
Frank Soto
Frank Soto
Acting Assistant Community Development
Director/ Building Official
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[PAGE 46]
CITY OF EL CENTRO
DEPARTMENT OF PUBLIC WORKS
ENGINEERING DIVISION
INTER-OFFICE REVIEW MEMORANDUM
DOCUMENT REVIEW TYPE:
☐SPR ☒CUP ☐TPM ☐PM Review Date: 01/28/2026
TO: Valeria Landeros, Assistant Planner FROM: Luis Alonzo- Assistant Engineer
SUBJECT: ZOTA/Conditional Use Permit NO. 25-01 Oasis Coffee House at 450 S. Waterman Avenue
☒
SUBMITTAL STATUS: Submittal has been reviewed. Refer to comments below.
☐
Unacceptable submittal. Missing information. Refer to additional requirements at end.
GENERAL COMMENTS
☒ Irrigation, building and fire backflow preventers shall be required and a plan depicting their location is necessary
for review and approval by the City Water Department.
☒ Any water, sewer and storm-drain systems onsite shall be maintained by the development and not by the City.
Any future tie-ins to the onsite system shall first require a Building Permit for proper inspections. Any future
work or maintenance of the onsite utilities shall be performed by contractors properly licensed to do such work.
☐ A sewer pretreatment program may be required. Provide anticipated sewer load to Wastewater department for
assessment.
☒ All improvements within the City’s right of way shall be designed and built according to City standards and
specifications and submitted for review with:
☒ Encroachment permit application ☐ Reference to Parcel Map name.
☒ Any work on the City R/W will require an encroachment permit from this department.
☐ Grading permit is required. Approved grading permit shall be obtained prior to building permit issuance.
☐ Provide trash enclosure built to city standards. Location shall be coordinated with City trash operator.
☒ Other: Refer to Additional Requirements section at end of this document
WATER AND SEWER CAPACITY FEES
☐ Water and sewer capacity fees will be assessed prior to building permit being issued based on increased use
and/or intensity from historical conditions.
☒ Based on preliminary provided information, no increase in use or intensity from historical use is anticipated and
no sewer or water capacity fee will be assessed. Re-evaluation required if use or intensity change.
☒ Other: Refer to Additional Requirements section at end of this document
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[PAGE 47]
GRADING AND EROSION CONTROL
☐ A grading and drainage plan prepared by a licensed civil engineer in the State of California depicting the
elevations and slopes for all new site work shall be submitted for review and approval prior to building permit.
Plans shall ensure compliance with the American with Disability Act (ADA) as well as proper drainage.
☐ Project is over 1 acre and requires a SWPPP in compliance with the State Water Resources Control Board. Submit
copy of approved Notice of Intent (NOI) as submitted to the SMARTS system as part of Grading Permit
application.
☐ Erosion Control Plan shall be submitted for review and approval with grading permit application.
☐ If not already installed, all onsite drainage must flow through storm interceptor system in order to decrease
grease and other volatile waste from entering the drainage system. The grading plan shall depict the type and
location of the storm interceptor system.
☐ Retention basin shall comply with City retention basin standard. Retention basin must drain within three days.
Retention basin must be equipped with systems to re-route nuisance water if connection point is available.
☐ A hydrology study is required.
☐ A hydrology report is to be submitted along with grading permit application prepared by a licensed civil engineer.
Report shall identify mitigation such that runoff to streets is no greater than existing conditions.
☐ Provide stabilized entrance/exit in accordance with best management practices to prevent tracking on city
streets for review and approval by city. Proposed work to be shown in improvement plans.
☐ Facility type is required to have a Storm Water Management Plan.
☐ Storm water shall be maintained on-site to the Maximum Extent Practicable (MEP) by percolating into the
ground. This may require a combination of retention/detention basins, bio-swales, landscaping or other methods
approved by the City.
☒ Other: Refer to Additional Requirements section at end of this document
ADA
☐ All sidewalks and ADA ramps provided must comply with ADA access standards and city standards.
☒ Provide ADA access from nearest public sidewalk to facility main access.
☒ Other: Refer to Additional Requirements section at end of this document
IMPROVEMENTS
☐ Provide improvement plans for all off-site work prepared by a licensed Civil Engineer in the State of California.
Plans shall clearly identify all Right-of-Way lines, proposed improvements, elevations, benchmarks, dimensions
and material / workmanship specifications as may be required.
☐ Provide curb/gutter and sidewalks to city standards on all fronting streets. (see notes below)
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[PAGE 48]
☐ Provide street lighting to city standards on all fronting streets.
☐ Construct half with of the streets fronting the site or one lane each direction plus parking lane, whichever is
greater to City standards
☐ Provide fire hydrants to fronting streets to city standards and spacing requirements. If none within 300 feet
distance.
☐ Provide sewer and water off-site utility plans for review and approval by this department with encroachment
permit application.
☒ Other: Refer to Additional Requirements section at end of this document
ADDITIONAL REQUIREMENTS
1. Capacity Fees:
a. Site is proposing one (1) coffee shop with a seat capacity of 35 maximum.
b. Per Resolution No. 07-100, 1 EDU per 35 seating or less capacity for Restaurant/Café (Sit Down Restaurant).
- EDUs = (35/35) x 1.0 EDU = 1.0 EDU
c. This building was previously used as a coffee shop. Per Resolution No. 07-100, 1 EDU per 35 seats or less.
- EDUs = (35/35) = 1.00 EDUs. 1.0 EDUs are therefore credited (-1.0 EDUs).
d. Based on preliminary provided information, no increase in use or intensity from historical use is anticipated
therefore no sewer or water capacity fee will be assessed. Re-evaluation required if use or intensity change.
2. Backflow preventers shall be installed for domestic water service lines serving the coffee shop (existing or new).
Backflow preventers and installation details shall be included in the utility plans and submitted to the City of El
Centro Water Department for review and approval.
3. A pre-treatment program is not required at this time as the proposed kitchenette does not include cooking
appliances such as burners, fryers, or similar equipment typically associated with commercial kitchens. However,
if future modifications include the installation of such appliances or a change in use to a commercial kitchen,
plans must be resubmitted to the Public Works Department for further assessment.
4. Applicant shall comply with CR&R trash service requirements. Applicant shall receive approval from CR&R if
planning on utilizing the existing trash enclosure.
5. Any non-ADA compliant or tripping hazard condition on sidewalks or curb ramps, fronting the proposed project
shall be removed and replaced according to City Standards.
Respectfully,
________________________________ 01/28/2026
Luis Alonzo Date
Assistant Engineer
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[PAGE 49]
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[PAGE 50]
From: Frank Pacheco
To: Valeria Landeros
Cc: Felix De Leon Jr; Frank Soto; Angel_Hernandez
Subject: RE: CUP 26-01 – Grease Interceptor Determination Needed
Date: Thursday, January 22, 2026 11:43:24 AM
Attachments: image002.png
Good morning,
After reviewing the WDA there is no need for any grease control device. Please call me if there is any
questions or concerns.
Thank you.
Frank Pacheco, Environmental Compliance Specialist
City of El Centro - Public Works, Environmental Compliance Division
307 W. Brighton Ave., El Centro, CA 92243
(W: (760) 337-3177 | Ê F: (760) 337-3172
* FPacheco@ecpw.org | þwww.cityofelcentro.org
From: Valeria Landeros <vlanderos@cityofelcentro.org>
Sent: Thursday, January 22, 2026 11:23 AM
To: Frank Pacheco <FPacheco@cityofelcentro.org>
Cc: Luis Alonzo <lalonzo@cityofelcentro.org>; Felix De Leon Jr <f_deleon@cityofelcentro.org>
Subject: CUP 26-01 – Grease Interceptor Determination Needed
Good morning,
As per your conversation last week with Angel, I am writing to request your review and guidance
regarding CUP 26-01 for Oasis Coffee House, proposed to be located within First Christian Church of El
Centro. In order to continue processing the application and prepare the Conditions of Approval, we
need to determine whether the proposed use will be required to install a grease interceptor.
The project site includes an existing commercial kitchen within the church that was previously
installed and permitted by both the City of El Centro and the Imperial County Health Department. The
kitchen has since been converted to a coffee shop and is currently used to serve parishioners.
The Engineering Division has requested that the applicant submit a Waste Discharge Application,
which I have attached to this email, for your review to assess any potential requirements related to
grease interception or wastewater impacts.
Please let me know if you need any additional information or documentation to complete your
review. Thank you for your time and assistance.
Best regards,
Page 50 of 61

[PAGE 51]
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[PAGE 52]
EXHIBIT I
RESOLUTION NO. 26-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF EL CENTRO RECOMMENDING APPROVAL OF
AMENDMENT NO. 25-01, TO CHAPTER 29 OF THE CITY OF
EL CENTRO MUNICIPAL CODE, ESTABLISHING
ACCESSORY USES AS PERMITTED IN THE R3-MULTI-
FAMILY RESIDENTIAL WHEN OPERATED SUBORDINATE
TO EXISTING CONDITIONALLY PERMITTED USES.
WHEREAS, a public hearing was held on Zoning Ordinance Text Amendment No. 25-01
to amend Section 53 of Division 2, Article II, Chapter 29 of the El Centro Municipal Code; and
WHEREAS, said Zoning Ordinance Text Amendment will establish “Retail sales,
services, and office uses that are subordinate to a conditionally permitted use and where the net
building area does not exceed 1000 square feet, in compliance with Section 53 of Division 2,
Article II, Chapter 29 of the El Centro Municipal Code” as a conditionally permitted use; and
WHEREAS, said public hearing was held; and
WHEREAS, the public hearing was advertised on January 20, 2026 in the Imperial
Valley Press, a newspaper of general circulation; and
WHEREAS, the petition was initiated by Oasis Coffee House; and
WHEREAS, a public hearing was conducted on February 10, 2026 and the petitioner’s
representative was present and heard and no one was present to object to the petition nor were any
objections filed with the Commission; and
WHEREAS, the text proposed amendment is in conformity with the City’s General Plan
map and text and other development policies; and
WHEREAS, the proposed text amendment is appropriate for the property or properties
which will be affected by such action, with consideration given to access, size of parcel(s),
relationship to similar or related uses, and other considerations deemed relevant by the commission
and council; and
WHEREAS, the proposed text amendment is necessary and proper at this time, and is not
likely to be detrimental to property or residents affected by such action; and
WHEREAS, the proposed Zone Ordinance Text Amendment is exempt from the
California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15061
(b)(3) as the ordinance will not have a significant adverse effect on the environment.
NOW, THEREFORE, be it resolved that the Planning Commission recommends approval
of Zoning Ordinance Text Amendment 25-01, amending the Zoning Ordinance to establish “Retail
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[PAGE 53]
EXHIBIT I
sales, services, and office uses that are subordinate to a conditionally permitted use and where the
net building area does not exceed 1,000 square feet” as permitted in the R3-Multi-Family
Residential Zone.
PASSED AND ADOPTED on February 10, 2026 by the following vote:
ROLL CALL: Ayes:
Noes:
Absent:
Abstaining:
CITY OF EL CENTRO
PLANNING COMMISSION
By_________________________________
Ashley Bertussi, Chairperson
ATTEST:
By_________________________________
Angel Hernandez, AICP
Secretary-Director
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[PAGE 54]
EXHIBIT J
RESOLUTION NO. 26-_
FOR CONDITIONAL USE PERMIT NO. 26-01
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF EL CENTRO APPROVING CONDITIONAL USE
PERMIT 26-01 TO OPERATE OASIS COFFEE HOUSE AT 450
S. WATERMAN AVENUE WITHIN FIRST CHRISTIAN
CHURCH OF EL CENTRO
WHEREAS, a public hearing was held on the petition for Conditional Use Permit No. 26-
01 at a regular Planning Commission Meeting held on February 10, 2026 in the City Council
Chambers at 1275 W. Main Street, El Centro, California; and
WHEREAS, the public hearing was advertised according to law; and
WHEREAS, the applicant was present and heard; and
WHEREAS, no one was present to object to the petition nor were any objections filed
with the Commission; and
WHEREAS, an application for a zoning ordinance text amendment (ZOTA 25-01) was
submitted to allow the operation of a coffee shop within a church in the R3 zone; and
WHEREAS, ZOTA 25-01 is subject to approval by the City Council which would allow
the operation of a coffee shop with a conditional use permit pursuant to Section 29-53 of the City
Code; and
WHEREAS, the proposed use is necessary or desirable for the development of the
community, is consistent with the objectives of the City’s General Plan, and is not detrimental to
the existing uses or the uses specifically permitted in the zone in which the proposed use is to be
located; and
WHEREAS, the proposed site is adequate in size and shape to accommodate said use; and
WHEREAS, the proposal is categorically exempt from formal environmental review
pursuant to Article 19, Section 15301, Class 1 of the California Environmental Quality Act of
1970, as amended, pertaining to existing facilities; and
WHEREAS, the proposed use will have no significant deleterious effect on the
environment; and
WHEREAS, the conditions as stipulated by the City are necessary to protect the public
health, safety, and welfare of the community; and
NOW, THEREFORE, be it resolved that the Planning Commission grants approval of
Conditional Use Permit No. 26-01, to allow the operation of a coffee shop in an existing building
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[PAGE 55]
EXHIBIT J
located at 450 S. Waterman Avenue, further identified as APN 052-551-002, subject to approval
of ZOTA 25-01.
GENERAL CONDITIONS
1. The project shall consist of the operation of a 550 square foot coffee shop in an existing
building on property located at 450 S. Waterman Avenue, further identified as APN 052-
551-002.
2. The coffee shop shall not open to the public until the approval of ZOTA 25-01 by City
Council.
3. The project shall operate in accordance with the site plan as approved by the Planning
Commission.
4. The coffee shop shall not open to the public until the applicant receives a City of El Centro
business license.
5. Prior to the issuance of a business license, a site inspection shall be conducted by city staff
to verify compliance with the conditions of approval, building code requirements, and fire
code requirements.
6. Unless otherwise mentioned hereto, conditions of approval shall be satisfactory met prior
to the issuance of a business license.
7. The project site shall be maintained in a good, clean, orderly manner, free of any debris or
junk materials.
8. All improvements within the public right of way shall be designed and constructed in
accordance with City standards and specifications and submitted for review with an
Encroachment Permit.
9. The project shall comply with all other applicable Federal, State and City regulations,
ordinances and resolutions.
BUILDING DESIGN AND DEVELOPMENT
10. The maximum building occupancy shall be determined by the Building Official. A sign
showing the maximum building occupancy shall be posted within the building.
11. Business must ensure there is an ADA access from the nearest public sidewalk to the coffee
shop building.
12. Any non-ADA compliant or tripping hazard conditions on the sidewalks or curb ramps,
fronting the proposed project shall be removed and/or replaced according to City standards
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[PAGE 56]
EXHIBIT J
13. No additional signage shall be installed at the site, business shall utilize existing signage
which consists of the projection sign located on the exterior of the building.
OPERATING RESTRICTIONS
14. The coffee shop shall operate on the following schedule:
• Sunday: 8:30am – 1:30pm
• Monday-Friday: 6:00am – 3:00pm
• Saturday: 12:00pm – 9:30pm
UTILITIES
15. Backflow prevention devices shall be installed for fire, irrigation and domestic water
service lines. Backflow prevention device specifications and installation details,
including the location, shall be submitted to the City of El Centro Public Works
Department for review and approval.
16. On-site water, sewer and storm-drain systems shall be maintained by the property owner
and not the City. Any future tie-ins to the on-site system shall first require a Building
Permit. Any future work or maintenance of the on-site utilities shall be performed by
contractors licensed to do such work. Public Works staff shall inspect connections to the
existing private water and sewer lines.
17. A pre-treatment program is not required at this time as the proposed kitchenette does not
include cooking appliances such as burners, fryers, or similar equipment associated with
commercial kitchens. If future modifications are made to include the installation of such
appliances or there is a change in use to the commercial kitchen, plans must be resubmitted
to the Public Works Department for further review.
18. Applicant shall provide a letter of approval from CR&R if planning on utilizing the existing
trash enclosure.
19. Per Resolution No. 07-100, it is 1 EDU per 35 seating or less for restaurant/café (sit-down
restaurant). The building was previously operated as a coffee shop and is therefore credited
1.0 EDU. At an occupancy of 35 for a coffee shop, capacity fees were assessed as follows:
• 35 seats= 1 EDU
• Historical credit = -1 EDU
Therefore, no sewer or capacity fees will be assessed.
PASSED AND ADOPTED on February 10, 2026 by the following vote:
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[PAGE 57]
EXHIBIT J
ROLL CALL: Ayes:
Noes:
Absent:
Abstaining:
CITY OF EL CENTRO
PLANNING COMMISSION
By_________________________________
Ashley Bertussi, Chairperson
ATTEST:
By_________________________________
Angel Hernandez, AICP
Secretary-Director
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[PAGE 58]
PLANNING COMMISSION Item: 3.
City Hall Meeting: 2/10/2026 5:30 PM
1275 W. Main Street Category: Presentation
El Centro, CA 92243 NON-ACTION INFORMATION ITEMS
COMMUNITY DEVELOPMENT DEPARTMENT REPORT
STAFF REPORT - INFORMATION ITEM:
Civic Center and Downtown Master Plan – City was awarded a grant in the amount of
$217,900 for the preparation of a master plan for the Civic Center and Downtown
Commercial zones. A request for proposals has been released with proposals due on
February 27, 2026.
Safety, Open Space/Conservation, Noise Element Update – The contract was awarded to
Harris and Associates on December 16, 2025. Work is expected to commence by
February 15, 2026.
Downtown Fee Waiver Program – Staff is reviewing the financial impact of the program.
Scheduled for consideration by the City Council by February 17, 2026.
Yard Sale Enforcement and Education – Staff is preparing a public education campaign
reminding residents of yard sale requirements.
ATTACHMENTS:
1. P lanning Project Report 2-4-2026
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[PAGE 59]
Planning and Zoning Projects
Owner Project name Status Summary Project Type Status Description MyGov ID
Staff received TSM Completeness Check
comments from the Engineering Division
Chelsea Apartments at NEC 6th Street and CEQA COZ GPA
Andrea Montaño and provided them to the Applicant on Paused 288 unit apartment complex. Zone Change 22-000001
Spear Avenue TSM
October 2, 2023. As of February 3, 2026 from CT to R3. Subdivision of 12.9 acre
applicant is still considering next steps. parcel.
TSM 22-03, CEQA 22-02, COZ 22-03, GPA Planned Unit Development for Single
This project has been paused by the CEQA COZ CUP
Andrea Montaño 22-02, CUP 22-04 Town Center Paused Family Residential and Light Industrial 22-000002
applicant until further notice. GPA TSM
Single-Family/Industrial Subdivision Development.
Countryside South Subdivision Map Modifications of COA for Countryside South
Angel Hernandez Staff is meeting monthly with the applicant. TSM Paused 22-000007
Amendment TSM
Approved by City Council on February 4,
2025. Annexation approved by LAFCo on
2/27/2028. Annexation recorded on
TSM Willow Bend Subdivision Map 5/30/2025. The ICE Study was submitted to
Andrea Montaño TSM In Progress 22-000008
Amendment Caltrans for review on August 11, 2025.
Staff received comments from Caltrans on Amendment to Conditions of
December 2, 2025. The consultant is Approval of the Willowbend
preparing the updates to the ICE Study. TSM.
Project approved by City Council meeting
MND 17-02, GPA 17-02, COZ on 4/4/2023. Annexation approved on
Angel Hernandez Annexation CEQA Paused 23-000006
17-02,Dogwood and Villa Annexation 2/27/2024 by LAFCo. Applicant submitted
map for review on August 25, 2025. Annexation of 320 Acre parcel
Applicant was provided with corrections on
LLA/LM 23-01 Lot Line Adjustment Dahm 11/20/23. The deed of trust was received
Andrea Montaño LLA/LM Paused 23-000009
1425 Cypress Drive on 1/19/2026. Applicant submitted
corrections on 1/30/26. Adjust lots between two residential parcels
As of 12/16/24 applicant has resumed
project. Staff is waiting for applicant to
provide an updated preliminary title report.
LLA/LM 23-03 Maruti Cons. Lot Line
The project manager informed staff on
Andrea Montaño Adjustment WS Imperial Avenue b/t I-8 and LLA/LM Paused 23-000021
10/24/25 that the applicants were actively
Danenberg
engaging with title holders to proceed with
completions of the lot line. on 2/3/26 staff
issued a 30 day inactivity notice. Lot line adjustment of parcels.
The applicant received the comments on
February 13, 2025 for the Tentative
Subdivision Map, Specific Plan, and Traffic
COZ 23-01, TSM 23-01, SP 23-01 Galey
Study. Staff met with the applicants CEQA COZ TSM The Parkview project proposes a Tentative
Andrea Montaño Kennedy Investment Parkview Single Family Paused 23-000028
consultant on November 21, 2025 to Specific Plan Map, Specific Plan, Pre-Zoning and
Subdivision 1526 Clark
discuss the anticipated resubmittal. As of Annexation to allow for subdividing the
February 3, 2025 a resubmittal has not approximately 26-acre project into 114 lots
been received. for development with single family homes.
Documents were approved by consultant
surveyor on 4/2/24 . Staff is awaiting
LLA 24-03 LC Engineering Consultants, INC_
Andrea Montaño applicant to prepare documents for LLA/LM Paused 24-000006
Hyundai Dealership-2202 Merrill Center Dr.
recording. Staff provided updated recorded
documents on 2/2/26. Merge two properties into one.
Staff issued the correction letter for the
third review on 9/3/2025. Corrected plans
were submitted on 10/15/25 and are being
reviewed for completeness by the
Engineering Division however the
previously requested preliminary title
TSM 24-01 Dubose Design Group, Inc._ report was not received. The preliminary Vacant property that had an approved
Andrea Montaño TSM Paused 24-000041
Courtyard Villas Subdivision title report was submitted on 12/15/ 2025 tentative map that expired Request
which allowed engineering to continue the re-approval for 50 single family lots in a R-1
review. On 12/22/25 Engineering requested zoned parcel. Layout is the same as the
an easement that was noted in the title previous TM approved, including 2.38 ac.
report. On 2/3/26 Engineering requested Retention Basin and 10.57ac, Park that will
additional documentation regarding the be next to an existing park in Desert Village
previosuly requested easement. West #5.
2/4/2026 1
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Planning and Zoning Projects
Owner Project name Status Summary Project Type Status Description MyGov ID
Self Storage: 2 buildings: 104 & 375 square
SPR 24-18 Akbar Zadeh_Self
Andrea Montaño SPR Canceled feet, 1500 square feet office, 34 parking, 24-000071
Storage_044-220-110
Staff issued a denial notice on 1/22/26 . and 29 covered RV parking.
Staff reached out to applicant on June 4,
SPR 25-04 Ivonn Carlos_Storage Yard_2099
Angel Hernandez 2025. Staff and applicant reviewing building 25-000009
Fairfield Ave.
code compliance. SPR Paused Storage Yard
Staff sent Letter of Incompleteness to
applicant on 4/22/25. On 9/30/25 the
second submittal review was provided to
the applicant by the Engineering Division.
LLA 25-01 Lot Merger_3716 S. Dogwood
Andrea Montaño The applicant was provided the Certificate LLA/LM Paused 25-000014
Ave.
of Merger document, to be signed and
notarized, on November 19, 2025. As of
12/30/2025 the applicant is actively Merging two parcels together 054-360-056
obtaining necessary signatures. and 054-360-057
A site plan correction letter was issued on
04/16/2025. On 12/22/2025, the applicant
confirmed they are preparing a resubmittal
and submitting fees for the Air Quality
Study. Staff provided the applicant with the
Biological Site Assessment quote. Staff
Andrea Montaño
received previously requested fee's on
2/2/26. Consultants to begin work on
2/4/26 for an Air Quality Study, Biological
Study, and Traffic Studies. Site Plan
CUP 25-01 Ventura Transfer Corrections and additional requested
Company_Freight Yard_605 N 3rd St. information is still pending as of 2/3/26. CUP Paused Expansion of freight yard. 25-000023
Merge lot to upgrade existing parking lot,
Project was cancelled due to inactivity on
Andrea Montaño LLA 25-02 In-N-Out Burgers_Lot new improvements for the expansion of
1/11/26.
Merger_2390 S. 4th St. LLA/LM Paused existing drive-thru lane. 25-000026
LLA 25-04 LC Enginerring_Lot Merger_290 Letter of Incompleteness sent 10/16. Lots are being requested to be merged to
Valeria Landeros Solano Ave. Follow up email sent 1/20. LLA/LM Paused become a legal lot. 25-000048
Coffee Shop within the existing church
Letter of incompleteness sent 11/24.
building. Fronting onto South Waterman &
Valeria Landeros Meeting held 12/23. Scheduled for ZOTA In Progress 25-000055
ZOTA 25-01 Shandi Jones_ Coffee Shop_450 the Northwest corner of Waterman &
Planning Commission Meeting 2/10.
S. Waterman Ave. Orange Ave.
General Plan Amendment COZ 25-01 SPR Letter of incompleteness sent 11/26.
Valeria Landeros 25-20 Toma & Saco El Centro_Apartment Corrections received 1/14. Additional COZ SPR In Progress Construction of 18-unit apartment complex. G25-000056
Complex_1438 & 1448 Woodward Ave. corrections letter sent 1/30.
The applicant received the 1st comment
letter on 12/15/2025. The applicant
TPM 25-01 Jorge Pacheco_Split Parcel_875 one parcel to be subdivided into three
Andrea Montaño communicated with staff on 1/21/26 that TPM In Progress 25-000057
S. Glenwood Dr. parcels.
corrections were ongoing and asked
additional questions.
The applicant received the 1st Comment
TSM 25-01 Venking,LLC_New Letter on 12/19/2025. Engineering and 49- Condominium Units- parcel map waiver
Andrea Montaño TPM In Progress 25-000059
Condominiums_Waterman Avenue Planning Staff will begin reviewing for tentative map.
corrections submitted on 1/26/26
Construction of a new fueling canopy with
6 new dispensers. Interior and exterior of
SPR 25-21 Fred Cohen_Travel Center the existing C-Store tenant improvement,
Valeria Landeros Letter of incompleteness sent 12/04. SPR In Progress 25-000061
Improvements_550 Wake Ave. new exterior drive-thru lane for quick
service food. New parking spaces and
addition of landscaping.
Letter of incompleteness sent 12/18.
CUP 25-05 Ernesto Vega_Event Hall_1698 300-person event hall, new building with
Valeria Landeros Corrections received 1/22. Additional CUP In Progress 25-000063
Main Street 100 total parking spaces.
corrections letter sent 1/30.
SPR 25-22 Duggins Construction_Burlington The comment letter was issued to the New 30,000 square feet retail store and site
Andrea Montaño SPR In Progress 25-000064
Store_2430 Cottonwood St. applicant on January 6, 2026. improvements
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Planning and Zoning Projects
Owner Project name Status Summary Project Type Status Description MyGov ID
SPR 25-23 Duggins Construction_Metal New 55,590 sq. ft. metal structure and site
Valeria Landeros Letter of incompleteness sent 12/12. SPR In Progress 25-000066
Structure_105 W. Commercial Ave. improvements for Peri & Sons Packing.
Proposed gated subdivision/PUD consisting
GPA 25-01 COZ 25-02 CUP 25-06
Staff issued the project incompletion notice GPA CUP COZ of 37 detached townhomes. Zone Change,
Andrea Montaño Morningside Ventures, LLC_Sunset Pointe Paused 25-000067
on January 13, 2026. TSM General Plan Amendment, CUP and
Subdivision_2003 W. Main St.
Tentative Subdivison Map.
Memo sent to PD 12/12. Scheduled for
The sale of beer and wine from the
PCN 25-01 Walmart Stores_Gas Station Planning Commission 1/13. Approved by
Valeria Landeros PCN Done convenience store, with similar hours to 25-000069
Store_2156 N. Waterman Ave. Planning Commission 1/13. PCN Letter Sent
the adjacent Walmart Store.
1/22.
ZVL 25-09 Zoning Verification Letter for 634 The letter is anticipated to be completed on zoning verification letter and associated
Andrea Montaño ZVL Done 25-000071
Thomas Lane January 26, 2026 documents for 634 Thomas Lane.
zoning verification letter and associated
ZVL 25-10 Verification Letter for Vacant lots The letter is anticipated to be completed on
Andrea Montaño ZVL Done documents for 053-810-025, 053-810-026 25-000072
across Thomas Lane January 26, 2026
and 053-810-027
ZVL 25-11 Verification Letter for 602 Wake The letter is anticipated to be completed on
Andrea Montaño ZVL Done zoning verification letter for 602 wake ave. 25-000073
Ave. January 26, 2026
ZVL 25-12 Verification Letter for The letter is anticipated to be completed on zoning verification letter and associated
Andrea Montaño ZVL Done 25-000074
053-810-039 & 053-810-038 January 26, 2026 documents for vacant land
ZVL 25-13 Zoning Verification Letter 664 The letter is anticipated to be completed on zoning verification letter and associated
Andrea Montaño ZVL Done 25-000075
Thomas Lane January 26, 2026 documents.
CUP 25-07 John Strong_Medical Letter of incompleteness was sent on
Andrea Montaño CUP Paused Medical office 8am-8pm 25-000076
Office_1498 Main St. Suite A January 20, 2026.
MVP 26-01 Rose Celebration Co._Selling Sell Market bouquets and/or you-pickup
Andrea Montaño Staff issued permit on January 28, 2026. Mobile Vendor Permit Done 26-000001
Bouquets_719 Main Street bouquets.
TUP 26-01 Marys Flower Shop_Event Staff mailed determination letter on Sell flowers and toys in February 12,13,14,
Valeria Landeros TUP Done 26-000002
Flower Sales_1360 N. Imperial Ave. January 29, 2026. & 15 as well as May 7,8,9 and 10.
TUP 26-01 Mary's Flower Shop_Event Staff mailed determination letter on Sell flowers and toys in February
Valeria Landeros TUP Done 26-000002
Flower Shop_1360 N. Imperial Ave. January 29, 2026. 12,13,14&15 as well as May 7,8,9 & 10
MVP 26-02 Cafesito Bar_Mobile Coffee
Andrea Montaño Staff issued permit on February 2, 2026. Mobile Vendor Permit Done Mobile Coffee Shop 26-000003
Shop
Temporary Flower Sales at two locations:
TUP 26-02 Iglesia del Dios Vivo_Sell
Staff mailed determination letter on 290 N Imperial Ave. 2/14/2026 & 5/9/2026
Valeria Landeros Flowers_290 N. Imperial Ave. & 1999 W. TUP Done 26-000004
February 3, 2026. and at 1999 W. Adams Ave 2/13-2/14 &
Adams Ave.
5/8-5/10/2026
SPR 26-01 Trivista ,Inc._New Clinic Staff sent out memo for comments. Interior improvements for new clinic space
Andrea Montaño SPR In Progress 26-000005
Space_1501 W. Main St. Comments are due on 2/17/2026. in the existing building.
2/4/2026 3
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