After multiple, years-long battles over the development, Sierra Madre residents will now have a chance to decide what will happen to a hillside, 17-acre parcel owned by the Congregation of the Passion, Mater Dolorosa Community.
The congregation and the city have been trying to complete the sale and development of a 42-unit housing project just south of the Mater Dolorosa Retreat Center and across from the Bailey Canyon Wilderness Park, with community groups trying to stop it.
Here’s what you need to know about the controversial development before its May 9 special election.
How did this controversy start?
For years the church has wanted to sell the southern portion of their roughly 80-acre property, which is anchored by the 23-acre retreat center, with hillside wildlife to the north and undeveloped land to the south.
In 2020, the city of Sierra Madre and the church approved a memorandum of understanding that would construct 42 single-family detached residential units on the property, with a donation of a 3-acre public park and dedication of open land on the north side to the city.
Following several public hearings and community meetings, the project — The Meadow at Bailey Canyons — was eventually approved in September 2022 amid public backlash.
Wasn’t this opposed and voted on already?
Throughout the two-year-long approval process, residents pushed back against the development, claiming it would harm the environment and would clash with the character of the quiet and subdued community.
Even before the project was officially approved, citizen groups circulated an initiative that would change the church’s land-use designation from “Institutional” to “Hillside Management,” which would, among other changes, require new homes to be built on a minimum of two acres, thereby limiting the site’s development potential and essentially ending the project.
That effort last summer culminated in Measure HR, a citywide referendum on the 2022 November Election ballot to change the land use, that was ultimately voted down with a 59% “no” vote.
The upcoming Measure M initiative — which asks Sierra Madre residents whether the city should move forward with the approved project — was developed simultaneously.
Was there a lawsuit about misleading information?
Supporters on both sides of the issue have accused the other of using misleading arguments and spreading misinformation when advocating about both measures.
Before the Measure HR vote last year, a lawsuit brought by those opposing the development alleged the official arguments used in election materials by the other side were overstated and misleading. The suit ended with a judgment partly in favor of the plaintiffs opposing the development, though to most, the wording change ordered by the ruling would seem insubstantial.
According to the September 2022 Los Angeles Superior Court ruling, the Measure HR supporters had to amend their claim from:
“With the recent change in state law, SB 9, a developer could build as many as 68 units with limited design approval by the City,” to:
“With the recent change in state law, SB 9, as many as 68 units ultimately could be built with limited design approval by the City.”
The change was meant to represent the additional steps a developer would have to take to maximize the units constructed, the ruling states.
Will a “no” vote allow more development this time?
A central argument for Measure M supporters this time around is that the land will be developed no matter what, and The Meadows project represents the best possible outcome for the city and residents with its negotiated concessions.
Their official election arguments claim that due to the wording of the referendum — which seeks to overturn the project’s specific plan, zoning map amendment, development agreement and approval ordinance, but keeps in place a resolution allowing residential development — a “no” vote would open the door for even larger developments to take its place.
The project developer, New Urban West, submitted a similar project with 50 residential units, including very low income units, that seeks to take advantage of state builder’s remedy laws for approval should The Meadows not move forward.
While its true that the city would have to process any other project applications should The Meadows project fail, like in the Measure HR lawsuit, its not a given that any new project would meet the requirements for approval with more units.
How do I vote?
Sierra Madre residents can vote in person at the following vote centers starting Saturday, April 29 until 8 p.m. Election Day, May 9:
Mail-in ballots have been sent out to Sierra Madre voters. Beginning Saturday, April 29 voters were able to return their completed ballot with no postage required to:
The last day to register to vote in the election is April 24. Though initial vote tallies will be available after polls close, results will be unofficial until certified on May 19.