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This week, construction activities have focused on retaining wall construction along Sunnyside Avenue. Most heavy grading equipment has moved off the site. The trenching work in support of new sewer infrastructure is approximately 75% complete, with additional utility installations occurring over the next 30 days. Once the sewer work is completed, storm drain and water infrastructure will follow. Two water trucks operate on site daily to ensure proper dust control. Street sweeping continues three days a week on Monday, Wednesday, and Friday. Continuous air quality monitoring is ongoing with no alerts reported. All trade partners have been reminded of required work hours and authorized haul routes.
Grading activities continued across the site. Grading is approximately 85% complete. This week, most construction activities focused on retaining wall construction and trenching for wet utility infrastructure to support the installation of new water, sewer, and storm drain facilities.
Dust control measures, street sweeping, and continuous air quality monitoring are all ongoing. No air quality exceedances were reported this week.
Grading activities continued across the site this week. Grading is now approximately 85% complete. Construction of retaining walls will re-commence next week and soil will be delivered to the site to support the wall construction. Residents may notice additional trucking activity on Sunnyside Avenue. Utility trenching for the sewer, water, and storm drain infrastructure also continued this week.
Four water trucks are utilized throughout the day to ensure compliance with applicable dust regulations. Street sweeping continues on Monday, Wednesday, and Friday. Voluntary air monitoring also continues. Since project grading began, inspectors from the South Coast Air Quality Management District ("AQMD") have performed three site visits. The project complied with air quality standards; no exceedances were identified. No air quality exceedances were identified this week.
Grading operations continued this week across the site. Grading is now approximately 80% complete. Retaining wall installation will resume next week with the construction of CMU block walls. Trenching continued this week to support the installation of new sewer, water, and storm drain facilities. Grading and utility trenching are anticipated to be completed in Fall of 2026.
Erosion and dust control measures continue to be implemented daily to ensure compliance with applicable AQMD regulations. Street sweeping continues to occur on Monday, Wednesday, and Friday.
Voluntary air quality monitoring is ongoing. Air quality monitors are placed at multiple locations on the property to continuously analyze compliance with applicable air quality regulations.
Grading operations continued this week across the site. Grading is approximately 70% complete. Retaining wall construction also continued and will be ongoing for the next 1-2 weeks. Work on the Carter Avenue sewer extension into the project site also continued. The new sewer infrastructure is now just below the retreat center and Toll Brothers will turn to the internal streets next week. They anticipate starting work on the new storm drain system in the next few weeks.
Ongoing dust control measures continued this week. This includes four hours of street sweeping on Monday, Wednesday, and Friday to ensure the area's streets are clean. Toll Brothers also have two extra water trucks on site to minimize dust.
Voluntary air quality monitoring is also ongoing. Two monitors are set on the site's perimeter. These monitors continuously analyze air moving through and across the property for compliance with published standards set by the South Coast Air Quality Management District ("AQMD"). If an exceedance is detected, an alert is sent to Toll Brothers' environmental consultant and project team. There were no alerts this week.
Toll Brothers continue to reiterate allowable work hours to all their trade partners and have requested they avoid parking on public streets before daily work begins.
Current Phase
Grading and Infrastructure
Upcoming
Carter Avenue Street Widening
Overall Milestone Schedule
Grading and Wet Utility Installations CompletedFall 2026
Earthwork completed and underground utilities like water, sewer, and drainage installed.
Carter Avenue street wideningFall 2026
Street Paving CompletedWinter 2027
Roads, curbs, and sidewalks finished throughout the community.
Start Home ConstructionWinter 2027
Vertical building begins on one- and two-story homes.
Model Homes OpenSummer 2027
Fully built showcase homes open for public tours and sales.
50% of Homes CompletedSpring 2028
Half of the planned homes are built and nearing occupancy.
Public Park CompletedSpring 2028
Community park with landscaping and amenities finished.
100% of Homes CompleteWinter 2029
All one- and two-story homes constructed and the community fully built out.
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.
While the project site is being developed, air quality will be continuously monitored by two devices placed at the perimeter of the site. This system is monitored by a third-party professional environmental consultant and is setup to send alerts to the Toll Brothers Land Development team when an exceedance is detected by the air quality monitors. No report or other data is transmitted to the field crew unless a triggering event occurs. As noted in the April 2026 weekly updates, above, no air quality exceedances have been detected. Therefore, there is no report or data available.
Note: continuous monitoring of air quality is not a requirement, condition of approval, or mitigation monitoring measure imposed by the City for this project. However, this does not preclude the developer from maintaining a safe and healthy environment to the standards of other regulatory agencies. The developer is voluntarily taking it upon themselves to monitor the quality of the air to ensure that it does not exceed standards established by the South Coast Air Quality Management District.
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.
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.
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.
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.
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 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.
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)
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.
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)
About this 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.
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.
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
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.
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.
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.
For entitlement and permitting information about The Meadows at Bailey Canyon or to provide feedback about the content of this webpage, please contact:
