The Meadows at Bailey Canyon Development

The Meadows at Bailey Canyon Development is a residential development including 42 single-family homes and a public park. It is located within approximately 17 acres of vacant land located south of the Mater Dolorosa Retreat Center, west of Bailey Canyon Wilderness Park, and north/east of existing single-family residential development.

This page provides information and documentation about the development's approval and, while the project is in construction, tracks its status.

Construction Phase

Grading and Utilities

Latest Information

The latest information is provided below, organized by popular topic.
Select a tab and read below for additional information about that topic.

Construction activities at The Meadows at Bailey Canyon continue to progress across the site. Grading and retaining wall work are ongoing throughout the broader project area. Sewer improvements are currently underway at Crestvale Drive and Carter Avenue, with underground utility installation expected to continue over the next several months. As construction advances, work areas and associated activities will continue to shift throughout the site.

Soils and Grading

Information regarding the conditions of the soil at the site of the development is provided below in ascending chronological order. Some events include links to relevant documentation.

Date	Event
May 5, 2025	City staff resolves to impose soil testing condition as part of grading permit. City staff internal communications
January 9, 2026	City issues a tree removal permit to developer. Tree Removal Permit attached with Mitigation Measures, required by the Mitigation Monitoring and Reporting Program, and a site map of trees to be removed
January 12, 2026	Toll Brothers completes soil testing.
January 15, 2026	While Toll Brothers removes onsite trees, they accommodate a two-day Fire Department Training event involving the Sierra Madre Fire Department and the Los Angeles County Fire Department.
January 20, 2026	Toll Brothers completes additional soil testing to confirm an exceedance of soil contaminants in the FS-2 section.
January 22, 2026	Toll Brothers begins trenching for installation of a silt fence.
January 27, 2026	Hillmann Consulting prepares a Soil Management Plan (SMP), compiled with the soil testing data since January 12, 2026. SMP including a Health and Safety Plan and Laboratory Analytical Results
January 29, 2026	City issues a grading permit to developer subject to soil remediation. Grading Permit and Performance Bond #39BSBJB8781
February 4, 2026	Group Delta completes review of Hillmann Consulting’s soil management plan. Group Delta's Review of the SMP prepared by Hillmann Consulting, LLC
February 4, 2026	City issues temporary construction fence permit to Toll Brothers. Temporary Construction Fence Permit and Plan
February 5, 2026	Hillmann Consulting revises the SMP in response to Group Delta's comments. Revised SMP including a Health and Safety Plan
February 5, 2026	City provides Toll Bros. a letter clarifying scope of remediation. City's Letter to Toll West Coast LLC regarding remediation of soils
February 6, 2026	Toll Brothers trenches site for installation of temporary construction noise fencing.
February 9, 2026	Toll Brothers starts soil remediation through excavation of 100 cubic yards of contaminated materials in the FS-2 section. The soil is stockpiled within the Project site, next to the FS-2 area, placed on and covered with protective plastic sheeting using industry-standard best management practices.
February 9, 2026	Toll Brothers retests soil at 5 points in the FS-2 section.
February 12, 2026	Toll Brothers removes the soil from the Project site and hauls it to Soil Safe of California facility in Adelanto, CA.
February 18, 2026	Toll Brothers provides City with supplementary soil sampling results and manifest copies of soil hauling. Summary of Supplemental Soil Sampling Results with soil retesting results Soil Hauling Manifest Copies
March 2, 2026	Toll Brothers meets with City to discuss concerns from neighboring residents. A Letter from the City Manager's Office to Neighbors
March 12, 2026	Toll Brothers provides the City with a memorandum summarizing the confirmatory soil test results, successful remediation activities, and precision maps locating the area of containment. Confirmation Soil Sampling Memorandum

Public Safety Notice

PUBLIC SAFETY NOTICE

The Mater Dolorosa Passionist Retreat Center (MDPRC) is accessible by vehicle only. The lower property is a private property and an active construction site, which is unsafe to walk through.

For questions regarding construction, please contact:

Andrew Dutton
(818) 651-7520
adutton@tollbrothers.com

Project Construction Schedule

Due to popular request, Toll Brothers is sharing their general project schedule.

February to June 2026	Grading
March to September 2026	Wet Utilities
May to August 2026	Carter Avenue Street Widening
November to December 2026	Street Improvements
December 2026 to January 2027	Dry Utilities
November 2026 to March 2027	Landscape
December to May 2027	Public Park
January 2028	Beginning of Home Construction

Note: All dates and sequencing are subject to change

Design Review Permit

The Meadows at Bailey Canyon Development requires approval of a Design Review Permit by the Sierra Madre Planning Commission based on conformance with objective standards of The Meadows Specific Plan.

On January 15, 2026, the Sierra Madre Planning Commission held its first public hearing and approved a Design Review Permit (DRP 25-02) for the construction of 42 single-family dwellings and site landscaping within the 17.3-acre Project Site.

Planning Commission Meeting of January 15, 2026:

Staff Report to Planning Commission with attachments
Staff Presentation
Planning Commission Resolution 26-01
Notices of Public Hearing:
- Postcard Mailed Notice (scanned is one of the postcards processed within a batch through USPS December 23, 2025, returned as undeliverable to the individual's mailing address)
- Signs Posted at Project Site Entrances (posted by applicant on December 29, 2025)

Meeting Video

On January 29, 2026, an appeal of the Planning Commission's decision was filed.

Notice of Public Hearing

The appeal on The Meadows design review is scheduled for Tuesday, February 24th. Many members of the public are expected to comment on soil testing and grading. Soil testing and grading activities are irrelevant to the design review permit. In order to address residents’ questions and to avoid confusing the administrative record on appeal, a presentation is scheduled ahead the appeal hearing that will discuss the timeline relevant to soil testing and explain why staff chose to impose soil testing as a condition of grading (as opposed to fencing or tree removal). City staff advised that the Mayor may take public comment after the presentation and, following the close of public comment, direct any unanswered questions to City staff so members of the public can feel heard. Notice of this presentation will be provided per the Brown Act, as well as posting the notice to our transparency page on the Meadows Project.

City Council Meeting of February 24, 2026:

Meeting Video

Upon hearing the appellant's testimony in opposition of the Planning Commission's decision to approve the Design Review Permit, the City Council voted unanimously to adopt Resolution 26-14 amended with an additional section to reference and include for the administrative record an addendum documenting and memorializing the remediation of contaminated soils.

Resolution 26-14 (coming soon)

Project Site Location

Please note: aerial imagery is provided and maintained by Google; the City of Sierra Madre is not able to control the imagery shown when the map scale (zoomed in or out) is changed.

Project Background

The Congregation of the Passion, Mater Dolorosa Community, a California charitable corporation, operates a 90-guest retreat center in Sierra Madre (“Mater Dolorosa”). In partnership with Toll West Coast LLC (“Applicant”), Mater Dolorosa and the Applicant desire to construct up to 42 detached single-family dwellings on approximately 17.30 acres of its property. The proposed “Project” is referred to as “The Meadows at Bailey Canyon Development.”

Approximately 9.19 acres of the 17.3-acre Project Site is to be developed for single-family residential uses; 3.68 acres developed as roadway; and approximately 3.39 acres developed as open space, which includes a 3.04-acre city public park, and a 1.04 acre landscaped buffer at the northern portion of the Project site. The Project site is located north of the intersection of North Sunnyside Avenue and Fairview Avenue. Primary access to the Project site is provided via North Sunnyside and secondary access is West Carter Avenue.

Site Development Information

Construction Permitting Process and Timeline

Step 1 (January 2026-June 2026):

City approves a Tree Removal Permit
Developer pays City $250,000 for public safety purposes
City contracts with third-party contractor for inspection services related to the Meadows Project
City and Developer enter into Public Improvement Agreement for Carter Avenue road widening
City and Developer enter into Water Main Replacement Agreement for Carter Avenue
City approves grading, temporary noise, wall/fence, dry and wet utilities (+temporary water meter), street, sidewalk, curb and gutter, landscape and park permits
City approves street names
Developer to record CC&Rs the Homeowner Association
City Council certifies Final Map

Step 2 (June 2026-December 2026):

Developer requests address assignments
Developer submits building permit plan check applications for new homes to City
Developer commences construction of offsite improvements for Carter Avenue road widening
Developer pays public facilities fees to City, including art in public places fee and park facility fee
Developer pays Net Zero water payment to City (per home)
City issues building permit for each home to Developer
Within 60 days after issuance of the 1st single-family dwelling building permit for the project, Congregation record conservation easement for Hillside Open Space and Retreat Center Open Space

Step 3 (January 2027-December 2028):

Developer completes construction of offsite improvements for Carter Avenue road widening before issuance of 11th single-family dwelling building permit
Developer applies for a certificate of occupancy after the construction of each home
City inspects the constructions and begins issuing certificates of occupancy
Developer creates mechanism for funding maintenance of certain public improvements (e.g. community facilities district)
Developer dedicates public park to City within 60 days after the City’s issuance of a certificate of occupancy for the 22nd single-family dwelling unit in the Project
City conducts final inspections and issues final certificates of occupancy for the project.

Open Space Conservation

On April 22, 2025, the City Council held a public hearing and approved a Tentative Parcel Map (TPM 24-01) application, including Map No. 84653, to create a new restricted use open space parcel north of the Mater Dolorosa Retreat Center.

Documents

City Public Park

The Project Site includes a 3.04-acre city public park.

On May 20, 2024, the Sierra Madre Community Services Commission was tasked with soliciting public comment and feedback to determine the design of the passive public park. The Commission considered options that included parking options, picnic areas and furniture, playground, restrooms, walking tracks, and educational designs, such as interactive components and historical or horticultural informational markers.

Vesting Tentative Tract Map

Vesting Tentative Tract Map No. 83966

On February 27, 2024, the Sierra Madre City Council held a public hearing and approved a Vesting Tentative Tract Map (TTM 22-01) application, including Map No. 83966, to create 42 residential lots, 6 open space buffer lots, one City Public Park, and infrastructure (utilities, roadways, sidewalks, etc.) from the 17.3-acre land in the Project Site.

Documents

Video

The Meadows at Bailey Canyon Specific Plan

The Meadows at Bailey Canyon Specific Plan ensures that the development of single-family homes and open space areas is designed and constructed consistent with the vision and guiding principles to achieve a new residential community that is distinctly Sierra Madre in quality, character, and look and feel. The Specific Plan provides the framework to aesthetically integrate the homes, public park, and open space areas with the adjoining neighborhoods, Bailey Canyon Wilderness Park, and Mater Dolorosa Retreat Center.

The Meadows at Bailey Canyon Specific Plan

On September 20, 2022, the City Council approved a lot line adjustment, a General Plan Land Use Map amendment, and certified an Environmental Impact Report and Mitigation Monitoring and Reporting Program and adopting CEQA Findings for the Project.

On September 27, 2022, the City Council adopted Ordinance No. 1461, adopting the Specific Plan concurrently with a Zoning Map Amendment and Development Agreement. For documentation related to the Development Agreement, please refer to the next tab below.

Development Agreement

On September 27, 2022, the City Council adopted Ordinance No. 1461, approving a Development Agreement concurrently with a Zoning Map Amendment and Specific Plan.

Documents