Minutes — Westlake Village City Council, December 3, 2025

SATOR WESTLARE UTER
KELLY HONIG SUSAN MeSWEENEY BRAD HALPERN RAY PEARL NED E DAVIS Mayor Mayor Pro Tem Councilmember Councilmember Councilmember

SPECIAL MEETING MINUTES
December 3, 2025
CALL TO ORDER:

This regular meeting of the Westlake Village City Council was called to order by Mayor Honig on Wednesday, December 3, 2025 at 6:32 p.m., at 31200 Oak Crest Drive, Westlake Village.

PLEDGE OF ALLEGIANCE:

Mayor Honig led the Pledge of Allegiance.

ROLL CALL:

PRESENT: Councilmembers Davis, Pearl, Mayor Pro Tem McSweeney, and Mayor Honig
ABSENT: Councilmember Halpern
Also Present: City Manager de Geus, City Attorney Boga, Assistant City Manager Wilson, City Clerk Mann, Planning Director Asp, City Engineer Hughes, Associate Planner Orr, and Assistant to the City Manager Mott.

APPROVAL OF AGENDA:

Councilmember Pearl moved to approve the Agenda as presented. Mayor Pro Tem McSweeney seconded the motion.

YES: Councilmembers Davis, Pearl, Mayor Pro Tem McSweeney and Mayor Honig
NO: None
ABSENT: Councilmember Halpern
ABSTAIN: None
Mayor Honig declared the motion passed 4-Yes, 0-No, 1-Absent (Councilmember Halpern)
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City of Westlake Village December 3, 2025 2
APPROVAL OF MINUTES:

Mayor Pro Tem McSweeney moved to approve the Minutes of October 22, 2025 and November 12, 2025 City Council Regular Meetings. Councilmember Pearl seconded the motion.

City Manager de Geus introduced Captain Carr of the Lost Hills Sheriff's Station, who expressed gratitude to Deputy Brian Knott for his dedicated service to Westlake Village.

Captain Carr introduced Deputy Chad Ray, new Westlake Village Liaison Deputy. Deputy Ray shared his background with the City Council. City Council welcomed Deputy Ray to the City.

1. Presentation of the City of Westlake Village 2025 - 4th Business of the Quarter Award - Southern California Orthopedic Institute (SCOI) Mayor Honig made a presentation to Southern California Orthopedic Institute (SCOI) as the fourth quarter recipient of the 2025 City of Westlake Village Business Recognition Award. Dr. Harpreet Bawa, on behalf of SCOl, expressed appreciation for the honor and acknowledgement. Councilmembers conveyed their congratulations and presented a recognition plaque.

2. 2035 Strategic Plan Survey - Presentation on Results of the 2035 Strategic Plan Survey by Timothy McLarney, Ph.D. President True North Research, Inc.

Dr. Timothy McLarney presented the results of the 2035 Strategic Plan Community Survey. He reviewed key findings and reported that residents overwhelmingly view Westlake Village as an exceptional place to live and prioritize preserving its character. Top concerns included protecting open space, maintaining safety and low crime, preserving neighborhood character and low density, limiting growth, and keeping the city clean and peaceful. While most were satisfied, some see opportunities for improvement, such as expanding shopping and dining options, enforcing traffic laws, and providing affordable housing.

Dr. McLarney stated that all Strategic Plan goals were well-received, but the highest priorities were maintaining clean and well-kept infrastructure, ensuring City Council Minutes
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SPECIAL PRESENTATIONS/CEREMONIAL MATTERS (continued):
public safety, keeping government accessible and transparent, practicing fiscal responsibility, and promoting community health and engagement through parks, trails, and events.

Housing remains the most divisive issue. About 40% of residents acknowledge a lack of affordable housing, and half consider adding it a high or medium priority, while a similar share ranks it low or not a priority. When planning new housing, residents emphasized preserving open space, minimizing traffic, ensuring developments cover service costs, maintaining community character, and providing adequate parking.

PUBLIC COMMENTS:

Michael Christie, representing the New West Symphony
COUNCIL RESPONSE: None
STAFF COMMENTS:

City Manager de Geus shared holiday safety reminders, which included: ensuring your home is securely locked, ask a trusted neighbor or friend to watch for any unusual activity, avoid hiding spare keys in obvious places (mailboxes, planters, or doormats), before using holiday lights, inspect them carefully and discard any sets with damaged sockets, frayed wires, or loose connections and lastly, keep holiday gifts out of sight from exterior windows to prevent attracting unwanted attention.

Assistant to the City Manager Mott announced that the City earned a CAPIO Star Award for its "Stay Alert, Don't Get Hurt" public service announcement featured in the City's video newsletter. The award was selected from more than 680 entries submitted for the 2025 CAPIO Awards.

Mr. de Geus reported the Civic Center improvements grading in the front courtyard is complete. Excess material has been removed from the rear courtyard, additional grading will occur in the rear area in the coming weeks, construction of the Veteran's Honor Sculpture foundation is scheduled for next week, followed by paving and landscaping over the next month. Construction will continue through early 2026.

The Traffic Signal Control Replacement project involves upgrading outdated controller cabinet assemblies at eight major intersections. Installation is expected to be completed within two weeks. He thanked the public for their patience during the process.

The annual City to Schools program with White Oak Elementary School 4th graders has resumed, and this week the City's Community Emergency Response Team (CERT) participated in an "Arson Watch" training. Upcoming events include the Rotary Club of City Council Minutes
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STAFF COMMENTS (continued):

Westlake Village's Holidays in the Village celebration on December 6, 2025, at The Oaks T.20 25, a 1:00 am.es 8: 0ptrake stake velage on 3ay 0 6.00 p.m; an Resaurant Week from February 9-16, 2026 for Westlake Village Restaurants.

City Manager de Geus highlighted agenda topics for the upcoming Council Committee meetings and City Council meetings.

COUNCIL COMMENTS:

Mayor Honig reported that Rosie the Rabbit's makeover is complete, and she is on temporary assignment at Los Roble Hospital as their Rabbit needed repair.

CITY COUNCIL COMMITTEE REPORTS:

PUBLIC SAFETY COMMITTEE REPORT - COMMUNITY PARK ENTRANCE AND RUSSELL RANCH RoAD (COSTCO/MARKET PLACE

INTERSECTION)
City Manager de Geus stated this item is being postponed as City Traffic Engineer Mericle is ill and will be presented in early 2026.

PUBLIC HEARINGS:

PROTECTED TREE PERMIT NO. 25-002; RESOLUTION NO. 2424-25 Mayor Honig opened the Public Hearing.

Mayor Pro Tem McSweeney declared a conflict of interest as the property is adjacent to her home. Mayor Pro Tem McSweeney left the dais at 7:26 p.m.

Associate Planner Orr presented a request for approval to remove one protected coast live oak tree located at 2804 Three Springs Drive. The tree is leaning against the roof of the home, causing minor damage and posing a structural hazard. An arborist report concluded that pruning is not a viable solution, as it would compromise the tree's stability and health. A peer review by the City's consulting arborist confirmed these findings, stating that removal is the only safe option.

The tree, approximately 40 feet tall with two stems, has poor structural integrity due to a buried root collar and significant lean. The Land Use Committee (McSweeney/Halpern) could not review the item due to a lack of quorum (Mayor Pro Tem declared a conflict of interest) and recommended forwarding it to the City Council for consideration.

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PUBLIC HEARINGS (continued):

Staff recommended approval of the permit, noting that the project will have no significant fiscal impact.

Mayor Honig closed the Public Hearing.

Councilmember Pearl moved that the City Council adopt Resolution No. 2424-25, determining Protected Tree Permit No. 25-002 is exempt from CEQA and to authorize the removal of one protected coast live oak tree located at 2804 Three Springs Drive. Councilmember Davis seconded the motion.

YES: Councilmembers Davis, Pearl, and Mayor Honig
NO: None
ABSENT: Councilmember Halpern
ABSTAIN: None
RECUSAL: Mayor Pro Tem McSweeney
Mayor Honig declared the motion passed 3-Yes, O-No, 1-Absent (Councilmember Halpern), 1-Recusal (Mayor Pro Tem McSweeney)
RESOLUTION NO. 2424-25: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WESTLAKE VILLAGE APPROVING PROTECTED TREE PERMIT NO. 25-002,

AUTHORIZING THE REMOVAL OF ONE COAST LIVE OAK TREE AND THE LOCATED AT 2804 THREE SPRINGS DRIVE
Mayor Pro Tem McSweeney returned to the dais at 7:31 p.m.

2. CONDITIONAL USE PERMIT NO. 23-005, MODIFICATION NO. 1; RESOLUTION NO. 2425-25
Mayor Honig opened the Public Hearing. Associate Planner Orr presented a request for approval of Modification No. 1 to Conditional Use Permit (CUP) No. 23- 003 for Novo Café, located at 30770 Russell Ranch Road, Suite G. The modification would allow the continued sale of beer, wine, and distilled spirits for on-site and off-site consumption in conjunction with the existing full-service restaurant. The original CUP was approved in 2023 for a two-year term following the revocation of a prior permit in 2021 due to violations of COVID-19 health orders. This request is for a two-year extension.

Novo Café operates in The Shoppes shopping center and occupies a 7,000- square-foot space with two enclosed patios. Alcohol consumption is limited to the restaurant interior and patios, and the establishment closes no later than 9:30 p.m.

The Land Use Committee (McSweeney/Halpern) expressed no objections and recommended presenting the item to City Council for consideration.

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PUBLIC HEARINGS (continued):

Applicant Tina and Massimo Forti addressed the City Council via Zoom.

Mayor Honig closed the Public Hearing.

Mayor Pro Tem McSweeney moved that the City Council adopt Resolution No. 2425-25, determining Modification No. 1 of Conditional Use Permit No. 23-003, IS exempt from CEQA and authorizing the continued sale of alcoholic beverages for on-site and off-site consumption in conjunction with a full-service restaurant located at 30770 Russell Ranch Road, Suite G (Novo Café). Mayor Honig seconded the motion.

YES: Councilmembers Davis, Pearl, Mayor Pro Tem McSweeney and Mayor Honig
NO: None
ABSENT: Councilmember Halpern
ABSTAIN: None
Mayor Honig declared the motion passed 4-Yes, O-No, 1-Absent (Councilmember Halpern)
RESOLUTION NO. 2425-25: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WESTLAKE VILLAGE APPROVING MODIFICATION NO. 1 OF CONDITIONAL USE PERMIT NO. 23-003, RELATIVE TO THE SALE OF BEER, WINE, AND DISTILLED

SPIRITS FOR ON-SITE AND OFF-SITE CONSUMPTION IN CONJUNCTION WITH THE OPERATION OF A RESTAURANT LOCATED 30770 RUSSELL RANCH ROAD, SUITE G (NOVO CAFÉ)

3. CONDITIONAL USE PERMIT NO. 10-002 MODIFICATION 3; RESOLUTION NO. 2426-25
Mayor Honig opened the Public Hearing. Associate Planner Orr presented a request for approval of Modification No. 3 to Conditional Use Permit (CUP) No. 10- 002 for The Paintin' Place, an auto body painting and repair facility located at 31264 La Baya Drive. The modification would extend the permit for five years, allowing the business to continue operating as a legal nonconforming use under the North Business Park Specific Plan (NBPSP).

The Paintin' Place has been operating since 2010 and shares a 20,680-square- foot building with another auto body shop. It provides 24 on-site parking spaces and operates on weekdays from 8:00 a.m. to 5:00 p.m., with Saturday appointments. While the business has not requested changes to its operations, staff noted ongoing parking challenges along La Baya Drive due to overflow from auto-related businesses. Conditions will be imposed to prohibit on-street parking of vehicles awaiting service.

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PUBLIC HEARINGS (continued):

On November 5, 2025, the Land Use Committee (McSweeney/Halpern) reviewed the request and recommended it proceed to the City Council with added conditions to address parking concerns. Staff concluded that the continued operation is compatible with surrounding uses, consistent with the General Plan, poses no detriment to public health or safety, and will have no fiscal impact beyond the application fee. Public notice requirements have been met.

Applicant Michael Shimshauser addressed the City Council.

Mayor Honig closed the Public Hearing.

The City Council discussed questions related to legal nonconforming use and potential relocation.

Councilmember Davis moved that the City Council adopt Resolution No. 2426-25, determining Modification No. 3 of Conditional Use Permit No. 10-002 is exempt from CEQA and authorizing the continued operation of an auto body painting and repair facility located at 31264 La Baya Drive. Mayor Pro Tem McSweeney seconded the motion.

YES: Councilmembers Davis, Pearl, Mayor Pro Tem McSweeney and Mayor Honig
NO: None
ABSENT: Councilmember Halpern
ABSTAIN: None
Mayor Honig declared the motion passed 4-Yes, O-No, 1-Absent (Councilmember Halpern)
RESOLUTION NO. 2426-25: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WESTLAKE VILLAGE APPROVING MODIFICATION NO. 3 FOR CONDITIONAL USE PERMIT NO. 10-002, RELATIVE TO THE CONTINUED OPERATION OF AN AUTO BODY PAINTING AND REPAIR FACILITY LOCATED AT 31264 LA BAYA DRIVE (THE

PAINTIN' PLACE)
CONDITIONAL USE PERMIT NO. 14-015, MODIFICATION NO. 2;
RESOLUTION NO. 2427-25
Mayor Honig opened the Public Hearing. Associate Planner Orr presented a request for approval of Modification No. 2 to Conditional Use Permit (CUP) No. 14- 015 for Figueroa Mountain Brewing Company, located at 30770 Russell Ranch Road, Suites E and F. The modification would extend the permit for five years, allowing the continued sale of beer and wine for on-site consumption at the existing restaurant and tasting room.

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PUBLIC HEARINGS (continued):

The CUP was originally approved in 2014, and authorized beer and wine sales in conjunction with food service. The brewery occupies approximately 4,348 square feet and includes two fenced outdoor patios totaling about 1,000 square feet. Food service was initially provided through an agreement with Jeannine's Gourmet Market, later Novo Café, but is now preparing food in-house. The establishment also offers live entertainment indoors and has operated without complaints.

The business is located in Planning Area C of the Westlake North Specific Plan, which permits such uses with a CUP.

Tony Grimes, representing applicant Jaime Dietenhofer, addressed the City Council
Mayor Honig closed the Public Hearing.

Mayor Pro Tem McSweeney moved that the City Council adopt Resolution No. 2427-25, determining Modification No. 2 of Conditional Use Permit No. 14-015, is exempt from CEQA and authorizing the continued sale of alcoholic beverages for on-site consumption in conjunction with a restaurant located at 30770 Russell Ranch Road, Suites E and F (Figueroa Mountain Brewing Company).

Councilmember Davis seconded the motion.

YES: Councilmembers Davis, Pearl, Mayor Pro Tem McSweeney and Mayor Honig
NO: None
ABSENT: Councilmember Halpern
ABSTAIN: None
Mayor Honig declared the motion passed 4-Yes, O-No, 1-Absent (Councilmember Halpern)
RESOLUTION NO. 2427-25: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WESTLAKE VILLAGE APPROVING MODIFICATION NO. 2 OF CONDITIONAL USE PERMIT NO. 14-015, RELATIVE TO THE SALE OF BEER AND WINE FOR ON-SITE

CONSUMPTION FOR FIGUEROA MOUNTAIN BREWING COMPANY LOCATED AT 30770 RUSSELL RANCH ROAD, SUITES E AND F
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CONSENT CALENDAR:

Councilmember Davis moved to approve the Consent Calendar. Mayor Pro Tem McSweeney seconded the motion.

YES: Councilmembers Davis, Pearl, Mayor Pro Tem McSweeney and Mayor Honig
NO: None
ABSENT: Councilmember Halpern
ABSTAIN: None
Mayor Honig declared the motion passed 4-Yes, O-No, 1-Absent (Councilmember Halpern)
APPROVAL OF WARRANTS: Warrants effective November 15, 2025 in the amount of $355, 197.63
GENERAL BUSINESS:

ARTERIAL SYSTEM FINANCING PROGRAM ANNUAL REVIEW -
FISCAL YEAR 2024-25 - Report was provided to City Council for information only, and no action was necessary.

2. ACCEPTANCE OF THE WESTLAKE VILLAGE CIVIC CENTER
COURTYARD FOUNTAINS DEMOLITION PROJECT; FILE NOTICE OF
COMPLETION - City Council accepted the Civic Center Courtyarc Fountains Demolition Project and authorized the City Clerk to execute anc record a "Notice of Completion" for the project on behalf of the City.

OLD BUSINESS:

APPROVAL OF LEAF BLOWER REBATE PROGRAM GUIDELINES
Assistant to the City Manager Mott presented a request for approval of the Leaf Blower Rebate Program Guidelines and to proceed with the program application beginning on January 1, 2026. Program will encourage residents to switch from gasoline-powered leaf blowers to electric alternatives as gas-powered blowers were banned citywide as of January 1, 2023. City Council allocated $60,000 for rebates during Fiscal Year 2025-26.

Mr. Mott stated that under the program, residents can receive a rebate of up to $200 for the purchase of an electric leaf blower. Each residential address is eligible for one rebate, and applications must include proof of purchase dated December 1, 2025 or later, along with identification and a photo of the equipment. Approved applicants will receive reimbursement checks within two to five weeks.

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OLD BUSINESS (continued):

The guidelines emphasize that participation does not exempt recipients from enforcement of the zero-emission ordinance. Safeguarding tools will assist to block fraudulent claims. If documentation is incomplete, applicants will be asked to provide additional information. Denied applicants will receive an explanation and can contact staff for clarification.

The program will launch January 1, 2026 and is expected to fund at least 300 rebates.

City Council discussion on the application and clarification that all electric leaf blowers are eligible.

Councilmember Pearl moved that the City Council approve the Leaf Blower Rebate Program Guidelines and proceed with program implementation beginning on January 1, 2026. Councilmember Davis seconded the motion.

CONSIDERATION OF APPROVAL OF PURCHASE AGREEMENT WITH
LANDSCAPE STRUCTURES, INC. - BERNIECE BENNETT PARK

PLAYGROUND EQUIPMENT
City Engineer Hughes presented a request for approval of a purchase agreement with Landscape Structures, Inc. (LSI) for $318,275 to procure new playground equipment for Berniece Bennett Park in First Neighborhood. This park, the oldest in the city, is a heavily used community space hosting events such as summer concerts and camps.

The Berniece Bennett Park Rehabilitation Project addresses playground replacement and restroom upgrades as key components. The Cultural Recreation Committee and Advisory Board reviewed design concepts, and community feedback was gathered at public events and HOA meetings. Plans and specifications were approved by City Council in October 2025, and bids for installation are scheduled to open December 5, 2025. To avoid a $14,000 price increase effective January 2026 on the playground equipment, staff recommended securing the equipment purchase now.

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OLD BUSINESS (continued):

The City Council discussed updating the park and restrooms, clarifying the budget, ensuring equipment safety and ADA accessibility, and noted that purchasing equipment would result in cost savings.

Mayor Pro Tem McSweeney moved that the City Council approve a Purchase Agreement with LSI in the amount of $318,275.50 and authorize the Mayor to sign and execute the agreements on behalf of the City contingent upon receiving construction bids on December 5, 2025 that will allow the project to proceed within the overall projected budget estimate. Mayor Honig seconded the motion.

INITIATION OF SAFETY ELEMENT UPDATE - GENERAL PLAN
Planning Director Asp presented a request for authorization to engage consultants to update the Safety Element of the General Plan, which addresses long-term hazard mitigation and public safety policies. This update is required to comply with new state mandates, incorporate updated wildfire hazard maps, climate adaptation strategies, and ensure consistency with the recently adopted Multi-Jurisdictional Hazard Mitigation Plan.

It will include a detailed evacuation analysis using dynamic traffic modeling to better understand congestion patterns and evacuation times under various scenarios, including future growth impacts, helping the City strengthen policies for wildfire risk, climate resilience, and emergency preparedness.

The estimated cost is approximately $250,000, and additional funding will be required in the Planning Budget. Staff will return to the City Council with a proposed scope, consultant contracts, and a budget amendment.

The City Council discussed whether the item was included in the budget, emphasized the importance of collaborating with neighboring cities on this significant regional issue, considered the practical use of the data, reviewed the project timeline, and questioned what insights the data would provide.

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NEW BUSINESS (continued):

The Council stressed that this work must involve coordination with surrounding cities/communities.

Councilmember Pearl moved that the City Council direct staff to seek consultant assistance for the preparation of an update to the Hazards Chapter of the General Plan and to return to the City Council for approval of the consultant contracts and any needed budget amendment. Councilmember Davis seconded the motion.

Mayor Honig announced the next City Council meeting will be held on December 10, 2025 at 6:30 p.m., which is the Annual Reorganization Meeting.

The meeting was adjourned at 8:34 p.m.

Attest:

Untinette on Mans
intoinette Mann, City Clerk , OF WESTL AKE

VILLAGE
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CALIFORNIA

Westlake Village City CouncilDecember 3, 2025

Westlake Village City Council
December 3, 2025