West 70 Micro Estates Project

The project would develop a 70.75-acre project site located northwest of the intersection of Neckel Road and La Brucherie Road, as well as a segment of land east of La Brucherie Road on Assessor’s Parcel Number 063-010-059. The project site is surrounded by existing development to the east and south, and agricultural fields to the north and west. The project site is located within the County of Imperial (County) adjacent to the City’s northern boundary, within the City’s sphere of influence. The project site is currently designated as Urban Area on the County’s General Plan Land Use Map. Figure 1 presents the project’s regional location and Figure 2 presents the project location on an aerial photograph. Figure 3 presents the proposed site plan. The project would construct 794 residential units consisting of 492 single-family residential units and 302 multi-family residential units. In support of the single-family residential area, the project would construct five 0.25-acre parks, which would consist of a mix of landscaped areas for general use, play structures for children, basketball courts, and shaded gathering areas. In support of the multi-family residential area, the project would construct an amenity center with a gym, a landscaped park, a pool, and a shaded area for grilling and group gatherings. Access to proposed residences northwest of the intersection of Neckel Road and La Brucherie Road would be provided via single driveways connecting to Neckel Road and La Brucherie Road. The project would also construct two-lane internal roadways providing access to all residences within this segment of the project. Access to the dwelling units east of La Brucherie Road would be directly from La Brucherie Road. The driveways located east of La Brucherie Road would front two-lane undivided roadways that primarily serve residents. The project would construct a two-way, left-turn lane as part of its frontage improvements at La Brucherie Road to allow for left-turn access to each home driveway east of La Brucherie Road. The project would also provide an eastbound left-turn pocket as part of its frontage improvements at Neckel Road to allow for left-turn access to the project site. The private home driveways or designated parking spaces would offer individual parking for homeowners and their guests. Implementation of the project would require the following discretionary actions: Vesting Tentative Map: The project would require approval of a Vesting Tentative Map to subdivide the property into approximately 492 single-family residential lots and one multi-family parcel, along with associated parcels for infrastructure, parks, and open space. The Vesting Tentative Map would comply with the design standards outlined in the proposed West 70 Specific Plan. General Plan Amendment: The project site is currently designated Urban Area in the County’s General Plan. The project would require an annexation from the County to the City and a General Plan Amendment redesignating the project site to Specific Plan to allow both single-family and multi-family residential development. Zoning Amendment: The project site is currently zoned A2U (Urban Area) by the County. The project would require an annexation from the County to the City and a rezone to Specific Plan to allow both single-family and multi-family residential development. The Specific Plan zoning designation would align with the project's objective to deliver attainable housing to a broader population segment. The rezoning process would incorporate input from community outreach programs to address stakeholder concerns. Efforts have been made to balance community feedback with the necessity of providing affordable housing options while ensuring compatibility with the surrounding area. Specific Plan: The project would require adoption of the West 70 Specific Plan, which would provide a comprehensive regulatory framework tailored to the community's vision. The West 70 Specific Plan would emphasize affordability, sustainability, and modern living by incorporating innovative design approaches such as narrower lots and the exclusion of garages, reducing infrastructure costs while maintaining quality. The project would consist primarily of single-family homes, with an additional parcel zoned for multi-family development. The multi-family residential units would feature a unique garden-style hybrid design with detached units, each offering private backyards. Amenities such as parks, trails, and shared open spaces would enhance community livability. Annexation: The project would require an annexation into the City through the County Local Agency Formation Commission. The project site is currently within the City’s sphere of influence; therefore, the proposed annexation aligns with the City’s General Plan.