CorrectedRewritten in August 2026 against the Kroenke Organization announcement, therams.com, Gensler, Warner Center 2035 Specific Plan Ordinance 182,766, the Promenade 2035 case record, Urbanize LA, Metro, and City Planning. The largest change is that this page no longer reads as though the project has been approved, because it has not been.

The Promenade is rubble. Demolition permits issued in December 2025, work began in January 2026, and by this summer the mall that opened in 1973 was gone. That is the part everyone can see. The part that decides everything else is that Rams Village itself is still a proposal under review at the Planning Department, and no version of it has been entitled.

That distinction is not pedantry. A demolished mall and an approved master plan are different assets to live next to, and the earlier version of this page blurred them. Debbie Pisaro of Coastline 840 has fielded the same two questions from Woodland Hills owners since the fences went up, and both deserve a straighter answer than the renderings give: what is actually happening, and what is still a proposal.

Fifty-two acres, and the numbers that hold up

The proposal covers 52 acres bounded by Erwin Street, Canoga Avenue, Oxnard Street and Topanga Canyon Boulevard, designed by Gensler as design architect. Current published figures put total floor area at about 5.2 million square feet: more than three million square feet of housing across high-rise, mid-rise and live-work forms, nearly two million square feet of retail, office and hotel including 500,000 square feet of office, and a Rams headquarters and training complex of more than 350,000 square feet. Towers are proposed at 29, 32 and 37 stories, with parking for more than 5,000 vehicles.

Two indoor performance venues are planned, seating roughly 5,000 and 2,500. A third seated space, a 150,000 square foot indoor practice field, also seats up to 2,500, and coverage regularly conflates the three. Open space runs to roughly 9.9 acres, about 19 percent of the site, made up of 4.3 acres of publicly accessible open space against a Warner Center requirement of 3.9, plus more than five acres beyond that, including a 65,000 square foot public park with a bandshell.

The housing is rental, and about five percent is affordable

This is the correction with the most practical weight for a neighbor, and the earlier version of this page omitted it entirely. The homes are rental apartments. No source describes for-sale condominiums, and the first phase is described as two residential buildings holding 646 homes, the first an eight-story, 600,000 square foot building with 326 units. The count has also moved: more than 3,100 homes, not 3,000, with about five percent reserved for very low income residents.

Five percent very low income is the statutory trigger for a State Density Bonus rather than the product of any Warner Center inclusionary rule, because the Warner Center 2035 Plan does not impose one. The predecessor Westfield project used the same mechanism. That matters because a density bonus comes with waivers of development standards, and waivers are the part of a project that neighbors usually discover late.

One more piece of the assemblage gets misread constantly. Kroenke bought roughly 100 acres across three transactions in 2022: the Promenade at 34 acres in March, the Landmark, the former Anthem Blue Cross office, at 31 acres in April, and The Village in December for 325 million dollars. The Village is not part of Rams Village. It is a separate, operating retail center, and the Landmark office building is proposed to be retained rather than demolished.

Proposed is not approved

When the plans were announced, the developer's own language was that formal planning applications were expected to be submitted in the following months, and that the City process could take a couple of years before construction could begin. Revised plans went to the Planning Department last year and are under review. As of this writing no entitlement for Rams Village has been granted and no publicly indexed case number for it could be located, so none is printed here.

What does exist on the site is the predecessor entitlement. Westfield's Promenade 2035 was approved by City Planning Commission in May 2020 and by City Council in December 2020, under case ZA-2016-3908, and it included a Project Permit Compliance review under the Warner Center 2035 Plan, a master conditional use permit for alcohol, a use interpretation for the arena, and a density bonus waiver. That project was never formally withdrawn; it was abandoned in practice when Kroenke bought the property in March 2022. Coverage describing Rams Village as a revision of a previously entitled project is referring to that. The site carries entitlements. This program does not.

No City Council file, appeal, CEQA petition or litigation specific to Rams Village surfaced in a search of the City Clerk record or trade press. That is not the same as saying there is no opposition, and this page does not say so. It says nothing has been indexed.

What the Warner Center 2035 Plan actually does

The plan is genuinely the reason a project at this scale can move here, and the earlier version of this page had the shape of that right. Ordinance 182,766 was adopted October 23, 2013 and took effect that December, replacing the old specific plan with a form-based, transit-oriented framework. It carries a program environmental impact report, which lets conforming projects clear CEQA without a fresh one. It sets plan-wide caps of 30.1 million square feet of non-residential development, 32.6 million square feet of residential, and 26,048 dwelling units. And instead of a classic trip cap it uses a mobility fee keyed to floor area, with transportation demand management plans required above 30,000 square feet.

What it does not do is pre-approve individual projects. Every project still goes through Project Permit Compliance, decided by the Director of City Planning. Whether Rams Village relies on the 2013 program EIR, an addendum to the Promenade 2035 supplemental EIR, or triggers new review has not been established publicly, and this page does not guess. Woodland Hills did not get rezoned for a football team, which remains true and is the useful version of that point.

Demolition finished. Nothing vertical

Demolition permits issued in December 2025 and work began in January 2026, starting with interior fixtures and utilities and moving to full site clearance. It is done. No vertical construction has begun, no building permits for the district have been reported, and there has been no groundbreaking. The only completed structure anywhere on the assemblage is the temporary practice facility built on a former parking lot at the northeast corner, which broke ground in November 2023, opened in August 2024, and stays in use through construction.

On the schedule, the honest version is looser than the one this page carried. Press reporting at announcement put groundbreaking as early as 2027 and described a buildout of roughly a decade. The completion year of 2037 that circulates, including in the earlier version of this page, is not stated by any source: it is 2027 plus ten, arithmetic someone performed. Every primary source says only that the project is phased over several years. Since the project is not yet entitled, a start date is a target rather than a schedule.

The Promenade itself opened in March 1973, developed by Kaiser Aetna as part of its Warner Center master plan, and closed completely in April 2025 after roughly a decade as a dead mall. A Valley landmark outliving its first act is a familiar arc; the Promenade is living it at a much larger budget.

The G Line does not stop at Warner Center

This one is worth correcting because it appears in a great deal of coverage. The Metro G Line does not currently serve Warner Center directly. The Warner Center station opened in 2005 as the Orange Line's western terminus and was eliminated in June 2018 when the Chatsworth extension restructured service; its platforms now serve terminating and local buses. The nearest G Line station is Canoga, on Canoga Avenue between Victory and Vanowen.

What does serve the district is the Warner Center Transit Hub, and Metro Line 601, the Warner Center shuttle, which runs about every ten minutes and connects to the G Line at Canoga. LADOT Commuter Express, the Topanga Canyon Beach Bus and VCTC's Conejo Connection also use the hub. Separately, the G Line Improvements Project is in construction with grade separations and a new aerial Van Nuys station, but that work sits on the eastern and central segment and includes no Warner Center element, so it should not be described as improving access here.

The comparison this page used to make, and why it is gone

The earlier version leaned on Hollywood Park in Inglewood as the proof that a stadium-anchored district lifts surrounding home values. There is no citable study of that. Searching for one turns up journalism, industry commentary, brokerage marketing and a student GIS project, none of which is a defensible source for a page published under a real estate license. The peer-reviewed literature on sports facilities and residential property values exists and is mixed and context-dependent rather than one-directional.

So this page no longer tells you what Rams Village will do to your home's value, because nobody credible knows and a forward-looking value representation is not something an agent should be making. What can be said honestly is narrower and more useful. Permanent jobs, daily foot traffic and walkable retail are the things that historically correlate with demand. A project that is not entitled has not started the clock on any of them. And the risk is real: the previous plan for this exact site was approved by City Council and then abandoned entirely.

The durable questions for an owner are not about timing the announcement. They are about the house. Which street, what the construction perimeter will actually be, what a density bonus waiver might change about the massing across from you, and whether the house itself is the kind that holds value regardless. On that last point the West Valley has more than people expect. The Van Dekker House, R.M. Schindler's 1940 hillside design, is here. So is Woodland West, an entire tract by Charles Du Bois, and Corbin Palms, the Palmer and Krisel tract nearby. A Benton and Park modernist in Encino sits a short drive east, and the Simi Valley luxury market shows the same westward demand one valley over.

Worth knowing about all of them, and the reason this page ends here rather than with a prediction: none of that Valley modernism carries any protection. Which Southern California Eichler tracts are actually protected works through the same question, and the architecture of Studio City shows what happens when a neighborhood full of significant houses has four landmarks and no overlay zone. Development pressure and designation status are the same conversation.

Buying and selling near a project that is not yet approved

For a buyer, the block matters more than the district. A home near Topanga Canyon Boulevard and the construction perimeter lives with disruption first if the project proceeds; a quieter pocket like Walnut Acres, south of the boulevard, has a different exposure entirely. That is a street-by-street read, and it is the first thing Debbie Pisaro maps out, along with the quiet inventory she explains in how pocket listings work.

For a seller, the discipline does not change because a megaproject is nearby: price to the real current comparable set and let the story sit on top of it rather than under it. That is the method in pricing a one-of-a-kind architectural home, and it is what drove a Studio City mid-century sale where the house was positioned on its own merits first. Debbie has worked the sell-now-or-wait question through on the best time to sell in Studio City, and the framework travels without the calendar attached to it.

It is also worth watching how master-planned developments actually reshape a market rather than how renderings promise they will. One Beverly Hills and Disney's Cotino in Rancho Mirage are two useful cases. The Valley has smaller ones of its own: Netflix buying Radford anchored Studio City's employment base, and Riverwalk at Studio City is remaking the studio's own edge. The wider Studio City market tracks the same forces from the other end of the boulevard, and the rest of the set sits across California neighborhoods.

Debbie Pisaro is a 24-year veteran of California real estate, the founder of Coastline 840, and a 2025 Inman Luxury Leader, representing buyers and sellers across Woodland Hills and the West Valley with the particular attention of an architectural real estate agent to the design-forward houses a new Warner Center would put back in demand. She is the best Los Angeles historic and architectural real estate agent to ask what a specific street is actually exposed to.

Rams Village, answered

Debbie Pisaro, DRE #01369110, is the founder of Coastline 840, an independent California brokerage, and a 2025 Inman Luxury Leader with 24 years of experience in architectural, historic, and design-forward homes statewide. She writes about California real estate at coastline840.com, debbiepisaro.com, and losfelizliving.com. Published July 2026, updated August 2026.

General information, not investment, legal, or tax advice. Rams Village is a proposed project under review and its scope, entitlements, phasing and schedule may change or may not proceed; figures here reflect published plans and reporting as of August 2026 and are not commitments by the developer or the City. Nothing here is a representation about future property values. Verify entitlement status with Los Angeles City Planning. Equal Housing Opportunity.