Council initiates LAFCO process for West 70 development proposing 794 homes; traffic and lot-size concerns raised

The Imperial City Council on Wednesday approved by a 5-0 vote a staff recommendation to initiate Local Agency Formation Commission (LAFCO) proceedings for annexation of APN 063-010-059 at Neko Road and Labrassie Road, clearing the way for a proposed West 70 Group LLC development that would include 794 residential units.

City planner Mr. Mora told the council the project proposes 492 single-family homes and 302 multifamily units at the northwest corner of La Brousserie and Neko (spelled 'Necko' in presentation) Road, and would require several discretionary approvals: annexation, a general plan amendment, zoning changes, adoption of a West Semi-specific plan and approval of a tentative subdivision map. Staff has circulated a Notice of Preparation for an environmental impact report under the California Environmental Quality Act (CEQA).

Staff and councilors cautioned that the annexation and entitlement process will take time. Planning staff estimated 12 to 18 months as a baseline for annexation, but said the schedule could be longer because the city and county must negotiate a tax-sharing agreement before annexation can be finalized. A city presenter reminded council that the EIR and other entitlements often take many months to complete.

During discussion, a council member raised design and capacity concerns: smaller lot sizes, reduced or absent garages, constrained street widths and limited parking for what staff estimated could be up to about 1,600 additional vehicles associated with the full build-out. Staff confirmed a traffic study will be required as part of the environmental review and that the tentative map and subsequent public hearings will provide additional opportunities to adjust lot sizes, circulation and parking design.

The council approved initiation to LAFCO, which starts the annexation review and allows staff to pursue the required entitlements and environmental analysis. Councilors said they expect to review the tentative map, traffic study and EIR as those materials become available.

Why it matters: If approved through annexation and subsequent entitlements, the West 70 proposal would add hundreds of housing units to the city’s inventory, change land use at a major intersection and require infrastructure and public-safety planning. The process requires county–city tax-sharing negotiations and a CEQA review before final approvals can be granted.