Planning commission approves Arroyo Vista (Royal Vista) residential project with 23+ acres of open space

The Riverside County Planning Commission voted unanimously, 5-0, on Oct. 12, 2025, to certify the final environmental impact report and approve a general plan amendment, change of zone and tentative tract map for the Arroyo Vista project (also marketed as Royal Vista), a 140-acre residential subdivision in the Lake Matthews–Woodcrest area.

Krista Mason, project planner for Riverside County, told the commission the site sits north of Iris Avenue and south of Twin Lake Drive and is currently designated rural community very low density residential. The applicant requested a general plan amendment to rural community low density residential and a change of zone from Light Agricultural (10-acre minimum) to Single-Family Dwelling (10,000-square-foot minimum lots), together with tentative tract map No. 38510.

Gordon Jones, senior representative of the developer True Life Companies, said the company has worked on the project for about five years and adapted plans after community input. “We started focusing on this terrific part of the county when we learned of the new sewer line that was going to be installed in Van Buren,” Jones said, describing the timing and feasibility considerations.

Tim Kim of TK Consulting, the lead planner for the applicant, described the site plan and community benefits: more than 23 acres of preserved open space centering on a natural drainage (to be called Golden Star Creek), three water-quality basins with one Basin (Lot C) designed for dual use as open space with trails and seating, a multiuse trail system with multiple access points, and a mix of lot sizes with larger, single-story homes placed along project edges to buffer existing residences. Kim said the project’s tribal consultation process included repeated site walks and design changes with local tribes; “we avoided approximately 90% of the cultural resources,” he said.

The EIR was circulated March 10–April 24, 2025; staff reported eight comment letters on the draft EIR with responses incorporated into the final EIR. Project conditions require mitigation for agriculture/forestry resources, transportation and tribal cultural resources and mandate implementation of climate-action and green-design features at the building permit stage.

Multiple speakers from the surrounding Woodcrest community testified both for and against the project. Several long-term residents and members of the Woodcrest MAC said they appreciated the developer’s repeated revisions, the single-story edge homes and the preserved trails and open space. Others cautioned about traffic on Iris Avenue and Van Buren Boulevard and asked for guarantees that open-space commitments are enforced in perpetuity. The applicant committed to a public-access easement for the trail system and to homeowner association maintenance of amenities with nighttime access limits for safety.

After public comment, a commissioner moved to approve staff recommendations to certify the EIR, tentatively approve the general plan amendment and change of zone and approve the tentative tract map. The motion was seconded and carried 5-0.

Actions taken

- Certified Final EIR for General Plan Amendment No. 220009, Change of Zone No. 2200031 and Tentative Tract Map No. 38510 (Arroyo Vista / Royal Vista). - Approved tentative tract map and conditions of approval requiring mitigation measures, tribal consultation compliance (AB 52/SB 18 consistent), open-space preservation and roadway improvements.

Next steps

Staff will file the formal approvals and conditions and the project will proceed per county permit review and conditions; staff noted ongoing coordination with the City of Riverside on off-site intersection improvements.