THE MEADOWS

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.

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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.

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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.

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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.

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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 

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

Approved VTTM 18142

Meadows Approved Area Plan

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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

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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

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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