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
The Meadows at Bailey Canyon Development is a residential construction project that will build 42 single-family homes and a public park. It is located within approximately 17 acres of vacant land south of the Mater Dolorosa Retreat Center, west of Bailey Canyon Wilderness Park, and north/east of existing residential development.
Status Grading
Next Wet Utilities
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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. |
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
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 9, 2026 |
City issues a tree removal permit to developer. |
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January 12, 2026 |
Toll Brothers completes soil testing. |
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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. |
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January 20, 2026 |
Toll Brothers completes additional soil testing to confirm an exceedance of soil contaminants in the FS-2 section. |
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January 22, 2026 |
Toll Brothers begins trenching for installation of a silt fence. |
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January 27, 2026 |
Hillmann Consulting prepares a Soil Management Plan (SMP), compiled with the soil testing data since January 12, 2026. |
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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 Toll Brothers. |
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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 |
Toll Brothers trenches site for installation of temporary construction noise fencing. |
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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. |
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February 9, 2026 |
Toll Brothers retests soil at 5 points in the FS-2 section. |
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February 12, 2026 |
Toll Brothers removes the soil from the Project site and hauls it to Soil Safe of California facility in Adelanto, CA. |
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February 18, 2026 |
Toll Brothers provides City with supplementary soil sampling results and manifest copies of soil hauling. |
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March 2, 2026 |
Toll Brothers meets with City to discuss concerns from neighboring residents. |
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.
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:
- Agenda
- Meeting Minutes (coming soon)
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)
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Construction Updates As construction updates are provided by Toll Brothers, they will be made available to the public in this section. The most recent construction updates will always be on top. |
- Temporary construction noise fence will be complete this week.
- Toll Brothers received email approval from City staff on Monday for the grading clearance.
- Toll Brothers started grading with excavation occurring in the northwest corner of the property.
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.
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
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
- Resolution 24-12
- Staff Presentation
- Applicant Presentation
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.
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.
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
Annual Reports
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
For entitlement and permitting information about The Meadows at Bailey Canyon or to provide feedback about the content of this webpage, please contact:
Josh Wolf, Senior Planner
jwolf@sierramadreca.gov
Toll Brothers
For general questions and concerns, please contact:
BaileyCanyonInfo@tollbrothers.com
(818) 651-7520
For concerns specifically related to dust control, please call:
(951) 757-5356
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