Environmental Review (CEQA) Services for the Rancho Parkways Commons Project

The City of Lake Forest is seeking proposals for preparation of an environmental document in compliance with the California Environmental Quality Act (CEQA) for the Rancho Parkway Commons Residential project. The project is a proposed residential condominium subdivision and development of a new 145-unit townhome community at 26521, 26541, and 26561 Rancho Parkway South (APN 612-191-14). The entitlements for the project include a General Plan Amendment, Development Agreement, Zone Change, Tentative Tract Map, and Site Development Permit. See more information in the Background section.

The City is seeking Environmental Review for the Rancho Parkway Commons Project . The services are expected to be completed within one year from contract award, however the contract will have an initial three-year term. The City anticipates awarding a contract with an initial term of November 9, 2026 to November 8, 2029 . The City will have the option, at its sole discretion, to extend the agreement for up to two (2) additional one year terms. If the parties are unable to reach an agreement, the City, at its sole discretion, will not move forward with the renewal option and shall re-procure the work.

Project Description

This project, Rancho Parkway Commons, is a proposed residential condominium subdivision and development of a new 145-unit townhome community at 26521, 26541, and 26561 Rancho Parkway South (APN 612-191-14). The Project includes the demolition of the 3 existing office/industrial buildings at the site for the construction of a 145-unit, for sale, townhome community the development of 145 duplex/townhome style buildings with associated internal roadways and landscaping. The project offers six distinct plan types, all three-story townhome configurations ranging from 3 bedroom/3-bath to 4-bedroom/3.5-bath layouts, with 2-car garages. Net unit sizes range from approximately 1,460 to 2,001 square feet. The project includes 2 community open space areas and a community dog park.

The project site is 9.12 acres, currently zoned Urban Activity in the Baker Ranch Planned Community, and has a General Plan Land Use Designation of Business Park. The site shares access to the site via an easement with the adjacent industrial/office condominiums.

The following discretionary approvals have been submitted for this Project:

1. General Plan Amendment (GPA 06-26-5876) to amend the site’s General Plan Land Use designation from Business Park to Residential Medium Density (MDR); 15-25 dwelling per acre (du/ac);
2. Development Agreement;
3. Zone Change (ZC 06-26-5877) from Urban Activity in the Baker Ranch Planned Community to Residential in the Baker Ranch Planned Community.
4. Tentative Tract Map to subdivide the existing 9.12-acre property for residential development (Condo Map) and
5. Site Development Permit (SDP 06-26-5878) for the residential development of the site

The project was submitted to the City on June 23, 2026, which included the following draft documents:

• Project Description
• Project Plans
• Environmental Form
• Water Quality Management Report/Preliminary Drainage Study
• Geotechnical Investigation
• Preliminary Title Report
• Neighboring Business Operations Summary
• IRWD Fire Flow Test Results

Based on review of these documents, the City sent the applicant an incomplete letter on July 23, 2023. The applicant’s draft submittal package and the City’s incomplete letter are attached for your reference in the Attachments section .

The applicant has committed to submitting the following additional technical studies for this project:

• Phase I Environmental Site Assessment
• Archaeological Report
• Paleontological Memorandum
• Vehicles Miles Traveled Screening Memorandum
• Noise Impact Analysis
• Air Quality Impact Analysis
• Greenhouse Gas Impact Analysis
• Energy Tables
• Construction Health Risk Assessment

About the City

The City of Lake Forest is located in southern Orange County, California, in the area commonly referred to as the Saddleback Valley, with a population of approximately 85,000. It is the County's thirty-first city and the second largest city within the Saddleback Valley, encompassing 16.6 square miles. The City of Lake Forest's fiscal year begins on July 1 and ends on June 30.

The City was incorporated in 1991, operates under the Council/Manager form of government and is considered a contract city. The five members of the City Council are elected by district. They serve staggered four-year terms, with the Mayor being selected annually from among the Council Members. The Council meets on the first and third Tuesdays of each month.

City Hall is located at 100 Civic Center Drive, Lake Forest, California 92630. The telephone number is (949) 461-3400, and the fax is (949) 461-3511. The City website address is http://www.lakeforestca.gov .