Our neighborhood — tree-lined, open, irreplaceable
Demolished — up to 64 structures planned here
Developers are systematically changing our neighborhood — one lot at a time. Using Sacramento's new housing bills, they're replacing single-family homes with dense large-scale developments while City processes continue without public review or community input.
Approximately 12 years ago, the same 2.5-acre property at Parthenia and Shoshone was targeted for a large-scale elder care facility. Our community organized, our HOA engaged, and residents showed up. The project was stopped. The neighborhood was protected. The property remained a beautiful family estate.
✅ We stopped it before — but the rules have changed.
In 2013 there was a public hearing process. Neighbors could speak. Officials had to listen. Today, under Sacramento's new housing bills, that same community review process has been eliminated entirely. The developer does not need a public hearing. There is no vote. There is no community input. That is what has changed — and that is what we are fighting to restore.
Sherwood Forest in Northridge (91325) is a rare gem — one of the last semi-rural, tree-lined communities within the City of Los Angeles. Large lots, mature trees, horse trails, and a peaceful quality of life that is simply irreplaceable. Many of us chose to make Sherwood Forest our home precisely because of these qualities — the open space, the equestrian character, the sense of community, and the tranquility that is increasingly hard to find in a major city. It is worth fighting for.
It started with one developer at Parthenia and Encino, building multi-unit structures completely out of character with the neighborhood's scale, zoning, and equestrian heritage. That same developer then purchased the 2.5-acre estate at Parthenia and Shoshone — and the same pattern began again, this time on a much larger scale. Word spreads fast in the development community — where one succeeds, others follow. White Oak & Parthenia and Louise & Parthenia are already underway. There are other large lots throughout Sherwood Forest that could attract the same attention.
⚠️ If we don't stop this now:
Every large lot in Sherwood Forest becomes a target. Every mature tree becomes a liability in a developer's eyes. Every quiet street becomes a potential construction zone — with no public hearing, no community vote, and no way to stop it once the permits are filed.
That 2.5-acre estate — once a thriving family home with hundreds of mature trees, a swimming pool, and a tennis court — was demolished. The lot is now being divided and permits filed to build 8 two-story buildings — each with attached ADUs. That's potentially up to 64 massive structures where there was only one home. The permitting process has already started — with zero public hearings.
The same pattern is repeating across Parthenia Street. Multiple projects are either completed or underway — all by developers using the same state housing laws.
✅ Completed
⚠️ Ongoing / Upcoming
Will YOUR street be next?
We have reached out to Councilman John Lee, the LA Department of Planning, the City Attorney's office, and other departments. Some officials acknowledge the problem and have made efforts to amend the Senate Housing Bills — but legislative reform takes time, and our neighborhood cannot wait. Meanwhile, our zoning protections — RA-1 Low Residential and ZI-248 Equestrian Provisions — have not been adequately addressed under the current approval process.
The fight continues — every email AND phone call to our representatives makes a difference. For a sample letter to send to your officials, scroll to the bottom of this page. Email us to find out more:
These are real photos of the same property — a stunning 2.5-acre estate demolished and stripped bare within months. The MLS listing photos prove it was a thriving, occupied home. The February 2026 photos show what the developer left behind.
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These Photos Are Legal Evidence
The MLS listing photos prove this was an occupied, thriving family home — not a vacant lot. The City's own SHRA Implementation Memo says a project cannot be approved when housing has been demolished to manufacture vacancy. The developer demolished the home, then applied under a law designed for genuinely vacant land.
These photos are from Parthenia & Encino — just one block away — where the same developer completed a similar project. Dark, industrial-looking two-story structures completely out of character with Sherwood Forest's established neighborhood character. Now imagine up to 64 of these on the corner of Parthenia and Shoshone.
Parthenia & Encino — Already Built
Industrial look — no regard for neighborhood character
Dense wall of structures blocking the street
Construction — Montejo Demolition containers on site
Now imagine up to 64 of these structures
crammed onto the corner of Parthenia and Shoshone — where a stunning 2.5-acre estate with hundreds of mature trees, a tennis court, and a swimming pool once stood. All built without a single public hearing, without any traffic or safety study, and without one vote from the community that has to live next to them.
These neighbors live next to the Parthenia & Encino development — built by the same developer now planning up to 64 structures at Parthenia & Shoshone. Their experience is a preview of what's coming.
"They cut down every tree. The noise, the dust, the traffic — it never stops. Our property values, our peace of mind, our entire way of life has been destroyed. And when we complained, no one listened. No one from the City even came to see what was happening to us."
— Christy, Adjacent Resident
"We've lived here for over 30 years. This was a horse community — our kids rode on these trails. Now we look at concrete boxes where beautiful oaks used to be. Our quality of life has been dramatically impacted and we feel the City has not adequately addressed our concerns."
— John, Long-time Sherwood Forest Resident
A timeline that raises serious questions, a $65,000/month rental listing, and a development that raises questions about how state housing laws are being applied in established neighborhoods. The public record raises questions worth examining.
Los Angeles can issue an Interim Control Ordinance (ICO) — a temporary emergency zoning law that freezes building permits, grading, and demolitions in a specific area for 1–2 years while the City updates long-term community plans. This is one of the strongest tools available to halt what's happening on Parthenia Street right now.
What you can do:
Demand that Councilman John Lee introduce an ICO for the Sherwood Forest / Northridge area immediately. Assemblywoman Schiavo has already indicated support for the required findings. Every call and email demanding an ICO helps make it happen.
The completed development at 8670 Encino Ave — built by the same developer using the same state housing law loopholes — was listed on Apartments.com for $65,000 per month. 15 bedrooms. 18 bathrooms. 10,620 sq ft. This is not a starter home. This is not affordable housing. These laws were designed to help working families buy homes — not intended for developments of this scale in established low-density neighborhoods.
On February 22, 2026, Councilman John Lee wrote to State Senator Henry Stern asking him to restore the 1,200 sq ft cap specifically on detached ADUs — citing the Encino & Parthenia project as an example of the problem.
It is important to note that the new Shoshone & Parthenia project uses attached ADUs. Any amendment that only addresses detached ADUs would not apply to attached ADUs. This is why any legislative fix, and any ICO, must explicitly cover both attached and detached ADUs to be effective.
What we are asking for:
An Interim Control Ordinance (ICO) covering both attached and detached ADUs is urgently needed to freeze further approvals while legislators close all the relevant loopholes — not just some of them.
9 lots carved out — 8 two-story buildings with attached ADUs + 1 vacant lot. Up to 64 structures where one home stood.
Note the common access & fire lane shared by all 8 parcels — no independent emergency access. One road for 64 potential structures.
The following questions arise from publicly available records related to this development. We believe they warrant formal review and written responses from the City of Los Angeles.
The property contained a residential structure dating back to the 1940s. After demolition — which included removal of hundreds of trees, filling of the swimming pool, and removal of the tennis court — applications were submitted under SB 1123, a law designed for genuinely vacant land. The City's own SHRA Implementation Memo states that a project may not be approved when housing has been demolished prior to application. We are asking the City to confirm in writing that this eligibility requirement was independently verified.
The demolition permit date and SHRA application date are public record — and the timeline between them warrants scrutiny.
Both parcels are owned by the same LLC — 17531 Parthenia Street LLC, c/o Lior Mandelbaum — and use the same engineering firm. By filing two separate applications, the combined project appears to stay below the 10-unit threshold that triggers full public review. Combined, the project would yield up to 64 structures. California's anti-piecemealing doctrine addresses exactly this type of project fragmentation, and we have formally requested a written determination from the City.
Same owner. Same engineer. Two applications that raise piecemealing concerns under California law.
SB 1123 limits eligible single-family-zoned parcels to a maximum of 1.5 acres. The submitted Tract Map for Lot 16 alone shows a remainder parcel of 25,656 square feet — over half an acre by itself. The City has not provided written confirmation that the full pre-subdivision acreage was independently verified. Subdivision Map Act compliance — including legal lot configuration, easements, dedications, and access rights — has never been publicly confirmed.
This is a 2.5-acre estate. SB 1123 was written for lots under 1.5 acres.
With up to 64 structures on two adjacent parcels sharing a common access and fire lane, no cumulative infrastructure analysis has been conducted — for sewer, water, electrical, stormwater, roadway capacity, or emergency services. The City has never publicly disclosed whether existing infrastructure can safely support this density.
64 units. One access road. No traffic or emergency access study. Ever.
This area faces serious wildfire risk, earthquake danger, and already-critical evacuation concerns. Yet no Fire Department review has been conducted — no fire-flow analysis, no hydrant assessment, no emergency ingress/egress review, no roadway-width compliance check, and no evacuation impact analysis. Parthenia Street already gridlocks at peak hours. Adding 64 households with no emergency access plan is a life-safety issue.
No fire review. No evacuation plan. In a high fire risk zone.
Even ministerial projects must comply with all objective zoning standards — setbacks, lot width, frontage, access, height, grading, drainage, parking, and subdivision requirements. We are asking the City to confirm in writing that all objective code standards have been met, even under ministerial processing. Specific overlay protections — including the ZI-248 Equestrian Provisions, the "K" overlay, and community plan consistency requirements — have never been publicly addressed.
Ministerial does not mean lawless. Objective standards still apply.
Residents should demand written confirmation that every one of these requirements has been independently verified before any further approval is granted.
Sacramento has passed a series of bills that strip local communities of zoning protections — intended to address the housing shortage. The result? How these laws are applied in established low-density neighborhoods like Sherwood Forest raises important questions about their intended scope.
Allows up to 10 residential units on parcels in "urban areas" with ministerial approval — no public hearing, no community input. This is one of the bills being used to push through the Shoshone & Parthenia development without any community review.
Expands SB 684 by allowing condominium subdivisions on single-family lots — making it even easier for developers to build, subdivide, and sell with no regard for neighborhood character. Designed for genuinely vacant urban infill land, not established neighborhoods like ours.
Allows developers to split single-family lots and build up to 4 units (plus ADUs) on land zoned for one home. Questions have been raised about owner-occupancy affidavit requirements when the same party has multiple applications on the same street.
Allows up to 8 ADUs on multifamily properties. Developers use SB 9 to first create "multifamily" parcels, then stack ADUs on top — multiplying the density far beyond what any single bill intended.
The City argues SB 1211 eliminates local control over ADU size limits on SB 9 parcels. Our legal counsel disagrees.
RA-1 Low Residential Zoning
Designed to protect single-family neighborhoods with large lots and semi-rural character. Completely overridden by SB 9 ministerial approvals.
ZI-248 Equestrian Provisions
Protects equine uses including open area, setbacks, grading, drainage, and access. State housing laws do NOT preempt these objective standards — yet these provisions have not been adequately addressed in the current approval process.
Detailed, legally-grounded letters have been sent to every relevant City official and department. However, the development process has continued to move forward and the underlying concerns remain unresolved.
December 29, 2025 — Re: 17545 Parthenia St
Sent to:
Councilman John Lee, LA Planning, LADBS, City Attorney, and 5 additional staff members
Key Issues Raised:
January 24, 2026 — Sherwood Forest, Northridge
Sent to:
Senators, Council Member, and relevant LA City departments
Key Issues Raised:
Every single person who speaks up makes a difference. Call AND email your representatives, spread the word, and stay connected. For a sample letter to send to your officials, scroll down to the bottom of this page. If we don't fight for Sherwood Forest, your neighborhood could be next.
Get involved — your voice matters
Send us an email to find out more:
Every neighbor who gets involved makes a difference.
A 2-minute phone call carries far more weight than an email. Please call AND email every official listed below. Be polite but firm — tell them you are a constituent and demand action.
Use our template letter at the bottom of this page, or write your own. Every contact counts.
Assemblywoman Pilar Schiavo
CA Assembly District 40
LA City Attorney — Heidi Feldstein Soto
City Attorney's Office
Councilmember Monica Rodriguez
Safety ChairLA City Safety Committee Chair — key contact for traffic & emergency access concerns
LA Department of Planning
Case Management & SHRA Division
LADBS (Building & Safety)
Subject: FORMAL OPPOSITION – Vesting Tentative Tract Map LA No. 85030 and Related Application at 17545 and 17531 W. Parthenia Street — Demand for Project Aggregation Review, Eligibility Determination, and Immediate Suspension of Further Approvals
Dear Councilmember Lee and City Planning Officials,
We, the residents and neighbors of the Sherwood Forest community, write with urgent concern and formal opposition regarding the proposed developments at 17545 and 17531 W. Parthenia Street, Northridge, CA 91325, currently under review under the Starter Home Revitalization Act (SB 684/SB 1123).
Together, the two applications propose up to 32 two-story residential structures on what is effectively a single contiguous site. This is not a "starter home" project. This is a large-scale development that appears to fall outside the intended scope of the Starter Home Revitalization Act.
I. MANUFACTURED VACANCY — The developer demolished an existing family home with mature trees, a tennis court, and a swimming pool, then immediately applied under a law designed for genuinely vacant land. We demand written confirmation of the demolition date, prior occupancy status, and whether the No Net Loss Declaration (Form CP-4069) was independently verified.
II. PROJECT PIECEMEALING — Both parcels share the same owner of record: 17531 Parthenia Street LLC, c/o Lior Mandelbaum. Filing two separate applications while the combined project exceeds 32 units raises questions under California's anti-piecemealing doctrine. We demand a formal written aggregation determination before any further action.
III. LOT SIZE & INFRASTRUCTURE — We demand written confirmation that each parcel falls within SB 1123's 1.5-acre cap, and that the Bureau of Engineering conduct a cumulative infrastructure assessment (sewer, water, stormwater, emergency access) across both parcels before any further approval.
We call upon you to: (1) Suspend processing of the second application; (2) Request a City Attorney legal opinion on manufactured vacancy and piecemealing; (3) Audit the already-approved Tract Map 85030; (4) Order a cumulative infrastructure review; and (5) Communicate to Sacramento that this community's experience exposes loopholes that must be addressed legislatively.
We are not opposed to housing. We are opposed to the application of a narrowly intended state law to our established neighborhood without a single public hearing or community input.
We expect a formal written response within 10 business days.
Respectfully but firmly,
[Your Name]
[Your Address]
[Your Phone / Email]
CC: planning.SHRA@lacity.org · CityAttorney@lacity.org · Board@northridgewest.org · northridgesouthnc@gmail.com · eng.bondcontrol@lacity.org · lahdlanduse@lacity.org · assemblymember.schiavo@assembly.ca.gov
If a neighborhood with equestrian protections, RA-1 zoning, and hundreds of mature trees can be transformed at this scale without a single public hearing or community input — no neighborhood in Los Angeles is safe. The time to act is now.
Email us to find out more and get involved