REPORT TO CITY COUNCIL
To:Honorable Mayor and Members of the City Council
From:Jason Simpson, City Manager
Prepared by:Damaris Abraham, Community Development Director Date:November 18, 2025
Subject:Notice of Decision – Planning Commission Approval of Planning Application No. 2023-06 (Riverside Drive Apartments) for a Residential Design Review to Construct a 96-unit Multi-family Residential Apartment Complex and Related Site Improvements on a 4.95-acre Site Located at 32281 Riverside Drive
Applicant:Elevated Entitlements, LLC
Recommendation
Receive and file the Notice of Decision for Planning Application No. 2023-06 approved by the Planning Commission on November 4, 2025.
Background
Planning Application No. 2023-06 is a request for a Residential Design Review (RDR No. 2023- 05) to develop a proposed 96-unit multi-family residential apartment complex on a 4.95-acre site.
The apartment complex includes 12 two-story residential buildings ranging in size from 5,680 sq. ft. to 8,640 sq. ft. with eight units per building. The apartment unit mix includes 40 one- bedroom/one-bathroom units that are 730 sq. ft. in size and 56 two-bedroom/two bathroom units that are 1,092 sq. ft. in size. Each unit includes common living areas, in-unit laundry, and a private patio or balcony.
Proposed onsite amenities for tenants include an approximately 1,600 sq. ft. clubhouse with a leasing office, mail room, and fitness room. Other recreational amenities include a tot lot playground, pool, outdoor seating, and BBQ. The development would also provide new landscaping including 24-inch and 36-inch box trees and 200 total parking spaces, including 99 carport spaces.
Access to the development would be provided by a full-access driveway on Riverside Drive. A two-way gated entrance is proposed at the new driveway. In addition, a secondary, gated PA 2023-06 (Riverside Drive Apartments)
emergency access (right-in/right-out driveway) would be provided on the northeast side of the site, exiting onto Riverside Drive.
The proposed project site is an approximately five-acre vacant property located at 32281 Riverside Drive, which is along the westerly side of Riverside Drive between Eisenhower Drive and Lake Crest Drive. The property is currently zoned as Residential Mixed Use (RMU) and includes Assessor’s Parcel Number (APN) 379-315-033.
On November 4, 2025, the Planning Commission, by a 4-0 vote, took the following actions:
1. Found the project is exempt from further environmental review under the California Environmental Quality Act (CEQA), pursuant to California Environmental Quality Act (Cal.
Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) Section 15183 (Projects Consistent with a Community Plan or Zoning);
2. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT RESIDENTIAL DESIGN REVIEW NO. 2023-05 IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); and
3. Adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING RESIDENTIAL DESIGN REVIEW NO. 2023-05
FOR THE BUILDING DESIGN, ON-SITE AMENITIES, AND RELATED SITE IMPROVEMENTS FOR A PROPOSED 96-UNIT MULTI-FAMILY RESIDENTIAL APARTMENT COMPLEX LOCATED AT 32281 RIVERSIDE DRIVE (APN: 379-315-033).
Discussion
The Planning Commission voted 4-0 (Vice Chair Carroll absent) to approve the project with an added condition of approval (COA) at its regular meeting on November 4, 2025. The following COA No. 90 was added to the Engineering Department's conditions to ensure that an encroachment permit be obtained for any work within the Riverside County Flood Control’s right- of-way:
COA No. 90: The applicant must obtain an encroachment permit from Riverside County Flood Control for any work located within Riverside County Flood Control’s right-of-way or in connection with the Leach Canyon Channel.
In addition, a color copy of the proposed elevations sheet was added to the record. Staff received one written comment in support of the project (Exhibit C), and during the meeting, two members of the public expressed their opposition, raising concerns about the proximity of the project to their property. The proposed project provides sufficient screening from the adjacent properties through landscaping and perimeter block wall fencing.
The Planning Commission’s decision is final, and no action by the City Council is required unless PA 2023-06 (Riverside Drive Apartments)
the City Council, by majority vote, elects to review and reconsider the Commission’s decision by ordering the matter set for a future noticed public hearing according to Section 17.410.110.F of the Lake Elsinore Municipal Code (LEMC), or the applicant or an interested person files a complete appeal application within 15 days of this notice appearing on the City Council’s Agenda.
Fiscal Impact
The time and cost related to processing this application have been covered by fees paid by the applicant. No General Fund budgets have been allocated or used in the processing of this application. Project approval does not fiscally impact the City’s General Fund. Mitigation measures to protect the City fiscally have already been included in the Conditions of Approval.
Attachments
Attachment 1 – Planning Commission Staff Report
Exhibit A – Modified Conditions of Approval
Exhibit B – Design Review Package with Color Elevations Exhibit C – Written Comments