THE MEADOWS COMMUNITY

The Meadows residential community sits on 126 acres south of Bake Parkway, east of Rancho Parkway. The community currently includes 541 single-family homes, 65 senior affordable apartment units, seven parks open for public use, a residents’ pool/recreation complex, a trail parallel to the Serrano Creek Trail open for public use, and a habitat restoration area.

1. What is the history of The Meadows?

The Nakase family operated a nursery on the property since the late 1960s, then sold the 122-acre site to Toll Brothers.

Toll Brothers requested a General Plan Amendment and zoning changes to allow the development of a master-planned community including up to 675 homes, 101 senior affordable housing units, recreation amenities, and open space. The master plan also included a 10-acre site for the potential development of an elementary school by the Saddleback Valley Unified School District (SVUSD). To date, Toll Brothers has plans to construct a total of 541 single-family homes and 64 senior affordable apartment units.

2. When was The Meadows approved?

The City Council approved the development in January 2020 after it was reviewed by the Community Services and Planning Commissions. All of the meetings were open to the public, and The Orange County Register carried a story about the final approval.

3. Why are parks for the public required?

State law and City ordinances require the dedication of 11.32 acres of open space/parks in the development of up to 675 homes, and up to 101 senior affordable apartment units.

POTENTIAL SCHOOL SITE

At the City’s request, a Memorandum of Understanding (MOU) was executed by Toll Brothers and SVUSD which included a 10-acre potential school site in the Meadows plan. The agreement provided SVUSD with up to four years to accept the school site. The City does not have the authority to force Saddleback Valley Unified School District to accept the site or to build the school.

The Environmental Impact Report completed by an independent third-party environmental planning company studied air quality, geology and soils, noise, and more than 24 other areas. None of the studies determined the site was unsuitable for an elementary school.

Toll Brothers met with Saddleback Valley Unified School District several times to discuss the proposed school site and SVUSD’s interest in potentially locating a new school on The Meadows property. Toll Brothers conducted four additional studies requested by Saddleback Valley Unified to ensure the school site met California Department of Education standards for a school site. All four studies found no environmental concerns.

The City and Toll Brothers entered into a Development Agreement in 2020 which contained a School Mitigation Plan between Toll Brothers and SVUSD. The agreement, signed by Toll Brothers and Saddleback Valley Unified on December 23, 2019, said Toll Brothers would turn over a site ready for construction when Saddleback Unified was ready, or that the school district would receive $10 million if the district decided not to build a school.

Saddleback Valley Unified officials notified the City and Toll Brothers on March 9, 2023, that the new school would not be pursued.

Pursuant to the Development Agreement, SVUSD’s rejection of the school site allowed Toll Brothers to build additional homes on the 10-acre site, up to a maximum of 675 homes.

PRIVATE GATES

State law requires the dedication of park space available to the public with new developments. The 11.32 acres provided at The Meadows through seven public parks, and public trails must remain available to the public.

PUBLIC SAFETY AND TRAFFIC

The Orange County Sheriff’s Department, which provides law enforcement services for the City, will enforce penal code violations in the Meadows The Meadows’ home addresses, street names, and street map have been entered into the Orange County Sheriff’s Department dispatch and patrol car computers.

The City and Meadows HOA can work together to allow enforcement of traffic laws within the community. The HOA can install traffic calming measures such as roundabouts, raised pavement markers, and/or speed bumps, with City traffic engineering and Orange County Fire Authority approval.

The HOA, however, would still be required to enforce most parking regulations in the community.

City Council Discussion on December 5, 2023

12.5.2023 Response to Residents' Concerns

12.5.2023 Translated Version of Response to Residents' Concerns 

Community Safety Forum

10.9.2023 Presentation on Traffic, Construction, and Safety in The Meadows

10.9.2023 The Meadows - Safety Forum Questions from Residents

10.92023 Handout - Private Property Vehicle Storage and Enforcement Guidelines 

Update on Former School Site

8.28.2023 Town Hall Meeting

8.28.2023 The Meadows - Town Hall Meeting Questions from Residents 

8.28.2023 Handout - Meadows School Site Chronology (English)

8.28.2023 Handout - Meadows School Site Chronology (Mandarin)

8.04.2023 Planning Commission Meeting 

This community is located at the southeast corner of Bake Parkway and Rancho Parkway.

Approved VTTM 18142

Meadows Approved Area Plan

Environmental

Pursuant to the State’s California Environmental Quality Act (CEQA), the development of the Meadows Residential Community required the preparation of an Environmental Impact Report (“EIR”), which analyzed potential project-related environmental impacts. The EIR was certified by the Lake Forest City Council on January 21, 2020. The EIR is made up of two volumes and the related Appendices. The two volumes of the EIR can be found below, and if you would like copies or information on any of the Appendices, please email Marie Luna, Senior Planner or call her at (949) 461-3466.

Meadows Final EIR Vol I

Meadows Final EIR Vol 2

Historic Entitlements

On January 21, 2020, the City Council conducted a public hearing on the Meadows Residential project (also referred to as the “Nakase Planned Community”) and approved the following related applications:

  • General Plan Amendment 05-17-5033 to change the land use designation of the site to Residential, Public Facility, and Community and Regional Park/Open Space;
  • Zone Change 05-17-5034 to change the zoning of the site to Nakase Planned Community;
  • Area Plan 05-18-5166 to establish the design and character for the master-planned residential community;
  • Vesting Tentative Tract Map 18142 (“VTTM for the subdivision of the site;
  • Development Agreement with the developer to establish the rights and obligations of each party and to identify the public benefits of the project; and
  • An Environmental Impact Report (“EIR”) was prepared for the project and analyzed potential project-related environmental impacts.

In addition, each neighborhood in the community will require Planning Commission approval of a Site Development Permit. The Planning Commission will review the site plan, floor plans, architecture, and landscaping for the neighborhood for compliance with the City’s Zoning requirements, the City’s General Plan, and the Approved “Nakase Property” Area Plan. As of April 2021, the Planning Commission has not approved any Site Development Permits for this project.

For any questions on the entitlements for this project, please email Marie Luna, Senior Planner or call her at (949) 461-3466

Grading and Construction Status

Toll Brothers West, Inc., the project developer, has been issued permits for rough grading at the site. Grading activities are currently occurring on-site.

If you have any questions or concerns about grading activities at the site, please contact the City through our "Ask Lake Forest" online system or contact Doug Erdman, Engineering Manager/Assistant City Engineer at (949) 282-5233.

For any after-hours issues at the site, please contact the O.C. Sheriff's Department's non-emergency dispatch at (949) 770-6011.

If there are any excessive dust issues at the site, please contact the Southern California Air Quality Management District (SCAQMD) at 1(800) 288-7664.

For sales information regarding the Meadows Residential Community, please visit the Toll Brothers website: https://www.tollbrothers.com/luxury-homes-for-sale/California/The-Meadows

 

NEW NEIGHBORHOODS
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2022 Business Survey

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2025 Community Services Commission

Notice

The City of Lake Forest is accepting applications to serve on the Community Services Commission. Two seats are available on the Community Services Commission. Applications must be submitted online using this form and must be received by 6 p.m. on Monday, January 20, 2025.

The Community Services Commission advises the City Council on matters pertaining to the acquisition, development, and maintenance of public parks and recreational facilities. The Commission also advises the City Council on matters relating to recreational programs and provides advice to the Community Services Department.

This Commission meets the Wednesday after the first City Council meeting of each month, at 6:30 p.m. Commission members pledge upon appointment to represent the overall public good and not that of an exclusive group or interest and will sign an Ethics Policy upon appointment to the Commission. The City assigns a staff liaison to work with the Commission and facilitate communication between the Commission and the City Council.

In addition to attending the regular monthly Commission meetings, Commissioners are expected to periodically attend and participate in City programs and activities. Commissioners receive a salary of $59 per meeting, not to exceed $118 per month.

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Attachments

The following attachments are part of the reference materials for the application:

Applicant Verification

I attest to the following: 1. I am a legal resident of the City of Lake Forest. 2. I am registered to vote in the City of Lake Forest. 3. I am able to attend Community Services Commission meetings that are regularly scheduled on the Wednesday following the first Tuesday of each month at 6:30 p.m. 4. I have submitted a Statement of Economic Interest, in accordance with the Political Reform Act. 5. I understand this application is a Public Record and may be made available to members of the public upon request, with personal contact information redacted. The information provided in this application is true and accurate.

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2025 Planning Commission Application

Notice

The City of Lake Forest is accepting applications to serve on the Planning Commission. Two seats are available on the Planning Commission. Applications must be submitted online using this form and must be received by 6 p.m. on Monday, January 20, 2025.

The City's Planning Commission is a decision-making body tasked with reviewing matters related to planning and development in the City. The Planning Commission consists of five members which are appointed by the City- Council with Commissioners serving four-year terms. Typical projects reviewed by the Planning Commission include applications for new development, proposed changes in zoning or the text of the Municipal Code, as well as review proposed subdivisions of land. The Planning Commission is also responsible for making recommendations to the City Council as to whether a project or action would be consistent with the General Plan.

The Commission meets on the same week in which the City Council holds their first meeting of the month on Thursdays and meetings commence at 6:30 p.m. In addition to attending the regular monthly Commission meetings, Commissioners are expected to periodically attend and participate in City programs and activities.

Commissioners receive a salary of $118 per meeting, not to exceed $236 per month.

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Attachments

The following attachments are part of the reference materials for the application:

Applicant Verification

I attest to the following: 1. I am a legal resident of the City of Lake Forest. 2. I am registered to vote in the City of Lake Forest. 3. I am able to attend Planning Commission meetings that are regularly scheduled on the same week in which the City Council holds their first meeting of the month on Thursdays and meetings commence at 6:30 p.m. 4. I have submitted a Statement of Economic Interest, in accordance with the Political Reform Act. 5. I understand this application is a Public Record and may be made available to members of the public upon request, with personal contact information redacted. The information provided in this application is true and accurate.

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2025 Traffic and Parking Commission

Notice

The City of Lake Forest is accepting applications to serve on the Traffic and Parking Commission. Three seats are available. Applications must be submitted online using this form and must be received by 6 p.m. on Monday, January  2025. 

The Traffic and Parking Commission advises the City Council on issues relating to parking and the safe and efficient movement of traffic, including vehicles, bicycles, pedestrians, and other modes of transportation upon the circulation network of the City. The Commission will provide recommendations related to traffic and parking including, but not limited to traffic and parking related field studies, requests for traffic control devices, requests for permit parking and street sweeping parking restrictions, and other related matters.

This Commission meets the Monday prior to the first City Council meeting of each month, at 6:30 p.m. Commission members pledge upon appointment to represent the overall public good and not that of an exclusive group or interest and will sign an Ethics Policy upon appointment to the Commission. The City assigns a staff liaison to work with the Commission and facilitate communication between the Commission and the City Council. In addition to attending the regular monthly Commission meetings, Commissioners are expected to periodically attend and participate in City programs and activities.

Commissioners receive a salary of $118 per meeting, not to exceed $236 per month.

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Please limit your responses to 100 words each for Questions 7-10.

Tell us about your relationships to Current Council Members or Employees. Please limit your responses to 50 words each for Questions 11-13.

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Tell us about your vision for the City: Please limit your comments to 200 words each for Questions 16-18.

Attachments

The following attachments are part of the reference materials for the application:

Applicant Verification

I attest to the following: 1. I am a legal resident of the City of Lake Forest. 2. I am registered to vote in the City of Lake Forest. 3. I am able to attend Traffic and Parking Commission meetings that are regularly scheduled the Monday prior to the first City Council meeting each month ar 6:30 p.m. 4. I have submitted a Statement of Economic Interest, in accordance with the Political Reform Act. 5. I understand this application is a Public Record and may be made available to members of the public upon request, with personal contact information redacted. The information provided in this application is true and accurate.

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Business Watch | Lake Forest, CA

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Expand the Forest

Expand the Forest Beautification Program

Public Works Department | 100 Civic Center Dr. | Lake Forest, Ca 92630 | (949) 461 - 3493

Applicant Information

Note: Due to the health and wellbeing of the selected trees, plantings will occur only from October 1st though December 1st and March 1st through June 1st. Staff will contact you during this time frame. Dedication plaques are not allowed. 

Location

 

Disclaimer: If a planting date cannot be arranged, the tree(s) will be planted by the end of the planting period. 

 

Type of Tree

Dedication

The City Council Certificate: The dedication and sponsor(s) information will appear on the City Council signed certificate mailed to you after the tree planting has occurred.

(Example: In loving memory of John Doe, a great friend and co-worker) 

Payment

The cost of the Expand the Forest Program is $93.00/15 gallon tree. 

If Paying by Check, Mail to:

City of Lake Forest
Expand the Forest Program
100 Civic Center Dr.
Lake Forest, CA 92630

If Paying with Cash, Bring to:

City of Lake Forest
100 Civic Center Dr.
Lake Forest, CA 92630

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Responsible Pet Ownership

Vet / Clinic:
20780 Lake Forest Dr., Lake Forest, CA 92630, (949) 600-8310
23162 El Toro Frontage Road, Lake Forest, CA 92630 (949) 837-5222
29040 Portola Parkway, Lake Forest, CA 92630 (949) 380-1255
24301 Muirlands Blvd Ste P, Lake Forest, CA 92630, (949) 837-7660
22377 El Toro Road, Lake Forest, CA 92630, (949) 855-9744
3 Rancho Circle, Lake Forest, CA 92630, (949) 581-7979
26741 Rancho Pkwy Suite 105-D, Lake Forest, CA 92630 (949) 354-5201 BlissAnimalHospital.com

Owner Information

City: Lake Forest

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