PUBLIC SAFETY NOTICE |
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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 |
The Meadows at Bailey Canyon Development
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Latest Information The latest information is provided below, organized by popular topic.Select a tab and read below for additional information about that topic. |
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 |
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May 5, 2025 |
City staff resolves to impose soil testing condition as part of grading permit. |
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January 27, 2026 |
Hillmann Consulting prepares a Soil Management Plan (SMP). |
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January 29, 2026 |
City issues a grading permit to developer subject to soil remediation. |
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February 4, 2026 |
Group Delta completes review of Hillmann Consulting’s soil management plan. |
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February 4, 2026 |
City issues temporary construction fence permit to developer. |
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February 5, 2026 |
Hillmann Consulting revises the SMP in response to Group Delta's comments. |
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February 5, 2026 |
City provides Toll Bros. a letter clarifying scope of remediation. |
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February 6, 2026 |
Developer trenches site for installation of temporary fencing. |
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February 9, 2026 |
Developer starts soil remediation. |
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February 18, 2026 |
Developer provides City with supplementary soil sampling results and manifest copies of soil hauling. |
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. We expect many of the public commenters to comment on soil testing and grading, all of which are irrelevant to the design review permit. In order to address residents’ questions and to avoid confusing the administrative record on appeal, we will schedule a presentation before 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). We recommend the Mayor take public comment after the presentation and, following the close of public comment, direct any unanswered questions to staff so the public can feel heard. We will provide notice of this presentation per the Brown Act, as well as posting the notice to our transparency page on the Meadows Project.
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.
Documents
- Staff Report to Planning Commission with attachments
- Staff Presentation
- Planning Commission Resolution 26-01
Meeting Video
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.
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.
Documents
- Staff Report to Planning Commission with attachments
- Staff Presentation
- Planning Commission Resolution 26-01
Meeting Video
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 Council Agenda Report with attachments
- City Council Resolution
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.
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
- City Council Agenda Report with attachments
- Staff Presentation
Video
On September 20, 2022, the City Council approved a lot line adjustment, a General Plan Land Use Map amendment, and certifyied 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.
Documents
City Council Agenda Report with attachments
Written Public Comments (if any)
Staff Presentation
Meeting Video
The Meadows SP App for Minor Mod and Minor Variance
The Meadows DA Annual Report
Recorded LLA Certificate of Compliance 20230717
Sierra Madre FINAL Meadows SP 092722
Recorded Meadows Development Agreement
SB 330 Preliminary Application 12212022
The Meadows DA Signed with attachments
(Folder) Referendum
Resolution 22-58
Ordinance 1461 with 3 attachments
NOD 09282022
(Folder) Mod to SP 09222022
(Folder) Mod to SP 09192022
(Folder) Mod to SP 08252022
(Folder) Mod to SP 08182022
(Folder) Mod to SP 07282022
(Folder) Public Hearing Presentations
(Folder) The Meadows Final EIR
(Folder) Key Issues Discussion Sessions
(Folder) The Meadows SP, DEIR, and appendices
(Folder) Applications
City Attorney Memo - EIR Recirculation & Lot Line Adjustment 051322
NOA - The Meadows at Bailey Canyon
Scoping Meeting Notice FINAL
NOP NOC posted Sunnyside Terrace
Retreat Center Project WS#1 Summary
Retreat Center Project Community Workshop #1 via Zoom - PowerPoint
City Council Meeting April 28, 2020 Public Comments (COVID-19)
Monastery MOU Staff Report Final 4 28 2020
MOU FAQ
Proposed MOU
On September 27, 2022, the City Council adopted Ordinance No. 1461, approving a Development Agreement.
Documents
City Council Agenda Report with Attachments
Written Public Comments (if any)
Presentation
Meeting Video
Documents
Recorded DA with attachments
Progress Reports
2024 Annual Report
2025 Annual Report
Final Environmental Impact Report (EIR)
- Revised Volume I Final EIR The Meadows At Bailey Canyon Specific Plan
- Revised Volume II Final EIR The Meadows At Bailey Canyon Specific Plan
- Mitigation Monitoring and Reporting Program
Draft Environmental Impact Report (EIR)
Technical Appendices
- A1: Notice of Preparation and Comment Letters
- A2: Scoping Meeting Comments
- B: Air Quality and Greenhouse Gas Emissions Analysis
- C1: Biological Resources Report
- C2: Arborist Report
- C2: Arborist Report Updated File 040822
- C2: The Meadows at Bailey Canyon Arborist Report
- D1: Historical Resources
- D2: Archeological Resources Report
- E: Geotechnical Report
- F1: Phase I and Phase II Environmental Site Assessment
- F2: Fire Protection Plan
- G: Noise Study
- H: Vehicle Miles Travelled Assessment
- I1: Confidential Tribal Cultural Resources
- I2: Confidential Gabrieleño Band of Mission Indians Kizh Nation
- J: Water Wastewater Cost of Service
- K: Traffic Conditions Analysis
Notices
- Notice of Availability - Final EIR
- Notice of Availability - LA County Clerk Filing
- Notice of Determination The Meadows Recorded 09282022
- Notice of Determination - Recorded Filing LA County Recorder's Office
- Notice of Exemption - Meadows Tentative Tract Map
- Notice of Completion
- Notice Of Preparation NAHC Notification 033021
- Notice Of Preparation Final 062420
- Notice of Public Hearing
Contact Information
City Staff
Developer
For general questions and concerns, please call:
(818) 651-7520
For concerns specifically related to dust control, please call:
(951) 757-5356
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