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The City of Westlake Village contracts with the County of Los Angeles for all building and safety functions including permits, plan check, and inspections. Please visit the building and safety page for more information. Before applying for a building permit, you must receive Zoning Clearance approval from the Planning Department. Please visit the Zoning Clearance page for more information.
The City of Westlake Village contracts with the County of Los Angeles for all building and safety functions, including permits and certificates of occupancy. Copies of building permits and certificates of occupancy may be obtained from the County Building and Safety office located in Calabasas. Please contact the office directly at 818-880-4150.
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Contact City Engineer Roxanne Hughes at 818-706-1613 or via email.
This is a tricky question as the greater Westlake Village area, when it was originally developed, spans these two counties. However, the answer is straightforward enough: if you reside in the incorporated area of the City of Westlake Village, you are located in Los Angeles County, and if you reside in the Westlake Village section of Thousand Oaks, your residence is in Ventura County.
You may register by completing a Los Angeles County registration-by-mail form available at City Hall or online at https://lavote.net/home/voting-elections. Please call the Los Angeles County Registrar/Recorder’s Office at 562-466-1310.
The City newsletter is published twelve times a year and mailed to all residents in the City of Westlake Village. Hard copies are available in City Hall and online versions of the newsletter are available on the website. The City also produces an award winning video newsletter available on the City's website.
Information on submitting claims are located under the City Clerk or use this link: Claim Form | Westlake Village, CA - Official Website (wlv.org)
You will find a downloadable form, that you can complete, print and sign. You may mail or deliver your completed form to the City.
You may also contact the City Clerk at 818-706-1613.
Applications to hold a special event on public property in the City of Westlake Village can be found on the link below.
Filming on private or public property requires a film permit.
The Westlake Village Library offers free wifi access. User will need a free LA County Library card and a user pin number. Please call the Library for more information, 818-865-9230.
The Westlake Village Library is located at 31220 Oak Crest Drive (next to City Hall). To contact the WLV Library, please call 818-865-9230.
Hours of Operation (Effective March 25, 2022)
Tuesday 12 pm - 8 pm
Wednesday 12 am - 8 pm
Thursday 10 am - 6 pm
Friday 10 am - 6 pm
Saturday 10 am - 6 pm
The project is being proposed by the owners of the three properties: Rose Equities, Garden Communities, and the Nasch family. The application is expected to be filed by a representative of these owners. The project is not sponsored or funded by the City of Westlake Village.
Rose Equities has expressed an intent to retain ownership of the property after the project is completed. However, Rose Equities could sell the property at any time before, during, or after construction of the project. The City has no ability to prevent a land sale by a property owner.
Information about some of Rose Equities’ other properties is available on its website at www.roseequities.com. Information about some of Garden Communities’ other properties is available on its websites at www.gardencommunitiesca.com and www.gardencommunities.com.
Yes. Cities must report annually to the State on their progress toward satisfying regional housing needs. If built, this project would help the City of Westlake Village meet its requirement to provide very low-income housing and market-rate housing.
The minimum density allowed in the Mixed-Use Lindero District of the North Business Park Specific Plan is 20 dwelling units per acre, which results in a minimum of 400 units. This minimum density is required by State law.
The City will review the proposed project for compliance with the North Business Park Specific Plan, the Municipal Code, and State housing laws. The City does not have the ability to evaluate the proposed project based on whether it is the “best” project, or to compare the proposed project to other real or hypothetical projects.
The City Council did not rush into approving the 6th Cycle Housing Element. The City Council approved, and the Department of Housing and Community Development certified, the 5th Cycle Housing Element in 2020. This was seven years after the October 2013 deadline. Because of this delay, the City began working on the 6th Cycle Housing Element immediately following certification of the 5th Cycle Housing Element. The housing sites inventory for the 5th Cycle Housing Element, which consisted of housing sites identified in the North Business Park Specific Plan, was able to be used again for the 6th Cycle Housing Element to demonstrate that the City is providing for its share of regional housing needs. The City was not required to identify any additional housing sites, or approve any General Plan or zoning changes, to provide for its share of regional housing needs for the 6th Cycle Housing Element. As such, the City completed and adopted the 6th Cycle Housing Element on schedule. The fact that many cities in California have not received certification of their 6th Cycle Housing Element does not mean that Westlake Village would be at any less risk for litigation or for Builder’s Remedy project applications if it did not have a certified Housing Element.
Deadlines were extended for rezoning programs required by a certified Housing Element. Many cities were unable to identify adequate sites to provide for their share of regional housing needs and received certification of their Housing Element on the condition that they commit to rezone properties to provide for the residential capacity. The deadline to complete such rezoning was extended from February 2022 to February 2025 for cities that received certification of their Housing Element after the original deadline of October 15, 2021, and before the extended deadline of October 21, 2022. These provisions are not applicable to Westlake Village because the City was not required to commit to a rezoning program for its 6th Cycle Housing Element. The housing sites from the 5th Cycle Housing Element were also used for the 6th Cycle Housing Element and, as a result, no rezoning was required.
The cost of providing services to Westlake Village residents and businesses increases each year. Such services include law enforcement, park facilities and programs, street and sidewalk maintenance, and community events. The City is reliant on property tax and sales tax revenue to fund these services. If the annual increases in tax revenue do not keep pace with the annual increases in cost, the City will eventually be required to reduce the services it provides. Residential development projects increase property tax revenue by increasing the assessed property valuation and increase sales tax revenue by increasing the number of customers shopping at local businesses.
The City does not have a rental-to-homeowner ratio. There currently are no apartment complexes in Westlake Village, but individual property owners may choose to rent their single-family home, townhome, mobile home, or condominium. The goals of the North Business Park Specific Plan and the General Plan Housing Element include introducing new housing types to the community and providing new housing options that do not currently exist. The applicant has indicated that the proposed project would consist entirely of rental units. The City has no ability to control whether a developer builds rental or owner-occupied housing.
Mayor Pearl’s employment as Executive Director of the California Housing Consortium does not disqualify him from the City Council’s consideration of the proposed project. Shortly after starting his first term on the City Council in December 2018, then-Councilmember Pearl directed the City Attorney to request a conflict of interest analysis from the Fair Political Practices Commission (FPPC) related to the City Council’s consideration of the North Business Park Specific Plan. The FPPC concluded, in a May 23, 2019 advice letter, that then-Councilmember Pearl did not have a conflict of interest in the City Council’s consideration of the Specific Plan because of his job. Additionally, in a May 12, 2023 letter, the FPPC rejected a complaint that Mayor Pearl has a conflict of interest in the City Council’s consideration of the proposed project because of his job.
The State of California requires every city to adopt a General Plan and Zoning Ordinance that has capacity for new housing units to accommodate the city’s share of regional housing needs. As a fully built-out master planned community, the City of Westlake Village does not have any vacant land available for additional housing. The North Business Park area was identified as a suitable location for additional housing because of its older and underutilized office and industrial properties, and due to its location that would minimize the impact of new housing on the existing residential neighborhoods. The City Council included a residential development allotment in the North Business Park Specific Plan to satisfy the State’s mandate to accommodate regional housing needs.
To provide adequate capacity to accommodate the City of Westlake Village’s share of regional housing needs, the North Business Park Specific Plan allows a maximum of 462 housing units along Lindero Canyon Road and 145 housing units on Corsa Avenue. These limits are superseded by the State’s Density Bonus Law when a residential development includes a certain amount of units that are affordable to lower income households.
The applicant is proposing to restrict 70 units, or 15% of the 462 allowed units, for rental only to very low-income households. In exchange for providing these affordable units, the State’s Density Bonus Law gives the applicant a “density bonus” of 50%. This means the total number of units in the project can be up to 50% greater than the number of units otherwise allowed. The proposed project includes 693 units, which is 50% greater than the 462 otherwise allowed by the North Business Park Specific Plan.
The North Business Park Specific Plan limits buildings along Lindero Canyon Road to a maximum height of three stories and 55 feet. The proposed project has buildings that vary in height from three to six stories with heights up to 70 feet. Under the State’s Density Bonus Law, in addition to a 50% density bonus, the applicant is entitled to three incentives or concessions. The incentives and concessions that can be chosen by the applicant include exceptions to the height limit and other applicable development standards.
The proposed project is implementing the North Business Park Specific Plan by proposing housing on a site that the Specific Plan identifies for residential or mixed-use development. The State’s Density Bonus Law allows a developer to build more units than designated by the Specific Plan in exchange for the developer providing a certain percentage of units affordable to lower income households. The Density Bonus Law also grants a developer a right to receive waivers of Specific Plan development standards, including building height limits, that would physically preclude construction of a project at the density permitted by State law.
From the late 1960s through the 1980s, the area north of the 101 Ventura Freeway and west of Lindero Canyon Road was developed with a variety of office, commercial, and industrial uses as envisioned by the original master plan for Westlake Village. In the late 1990s and early 2000s, a combination of increasing land values, an evolving economy, and regional economic pressures resulted in several industrial properties in the area being redeveloped with non-industrial uses. These include the Four Seasons Hotel, Conrad N. Hilton Foundation (formerly Dole), Oaks Christian School, and Calvary Community Church. In response to this redevelopment, the City in 2007 recognized the need for a framework to guide further redevelopment. A plan for the area would provide certainty for property owners about how they could use and develop their properties in the future and would ensure that development would be consistent with the community’s character and could be accommodated by the City’s infrastructure.
In October 2009, the City Council contracted with The Arroyo Group and appointed a City Council Ad-Hoc Committee to prepare a study of potential redevelopment of the area. The study looked at several topics including real estate valuation, economic viability, land use compatibility, and infrastructure adequacy. A series of meetings were held in 2010 and 2011 with a variety of stakeholders including property owners, real estate professionals, and homeowners association representatives. Based on the input received at those meetings, The Arroyo Group and the Ad-Hoc Committee developed several alternative development scenarios for City Council consideration. In May 2011, the City Council selected a preferred scenario and directed The Arroyo Group to prepare a draft specific plan and associated environmental impact analysis based on the preferred development scenario.
In 2014, a draft specific plan and Draft Environmental Impact Report (EIR) were completed. The traffic analysis in the Draft EIR concluded that the preferred development scenario would result in traffic impacts that were deemed unacceptable. Various alternative scenarios and potential mitigation strategies were studied over the next few years, culminating in a revised preferred development scenario in 2017. The revised scenario reduced the proposed development intensity from the 2014 draft specific plan by about 35% and changed the mix of land uses to reduce traffic volumes during peak hours. In 2018, the City Council contracted with Civic Solutions and Psomas to prepare a revised draft specific plan and Draft EIR based on the new preferred development scenario.
The revised draft specific plan and Draft EIR were completed and released for public review in early 2019. The City Council appointed a Community Advisory Committee (CAC) to provide input on the new draft specific plan. The CAC consisted of 10 Westlake Village residents representing multiple neighborhoods across the community. The CAC held a series of five community meetings in 2019 and 2020 to discuss and provide feedback on the revised draft specific plan.
A revised draft specific plan was prepared in 2020 in response to feedback from the City Council, CAC, and public. The 2020 draft reduced by more than 40% the residential unit capacity of the 2019 draft and included other minor revisions. In June 2020, the City Council adopted the North Business Park Specific Plan and certified the EIR.
In the late 1990s and early 2000s, industrial properties in the area north of the 101 Freeway and west of Lindero Canyon Road started to redevelop with non-industrial uses. These changes were reflective of increasing land values and declining demand for industrial space in the region. The original development scenario for the Specific Plan selected by the City Council in 2011 included an assumption that some properties in the area would redevelop with residential uses given the high land value and increasing housing demand in the region.
By the time the original draft Specific Plan was completed in 2014, the City was out of compliance with state housing laws because it did not have a General Plan 5th Cycle Housing Element certified by the Department of Housing and Community Development (HCD). The City was unable to demonstrate through its General Plan and zoning that it had adequate capacity for additional housing units to provide its share of regional housing needs. To get its 5th Cycle Housing Element certified as required by state law, the City would need to increase its residential capacity by rezoning non-residential land to allow for residential development. Rather than looking for other locations in the community to rezone for housing, the City proceeded with the understanding that the required housing capacity would be provided by the Specific Plan since it had already been in development for several years and had already been identified as an appropriate area for additional housing.
It is important to note that the purpose of the Specific Plan was not simply to provide the housing capacity required by the state. While the residential capacity provided in the Specific Plan was utilized for the 5th Cycle Housing Element, the need for a framework to guide redevelopment in the area was recognized as early as 2007, and the preferred development scenario approved by the City Council in 2011 included residential development.
State law requires cities to demonstrate through their General Plan and zoning that they have adequate capacity for additional housing units to provide their share of regional housing needs. This capacity is documented in the General Plan Housing Element and is required for the Department of Housing and Community Development (HCD) to certify a Housing Element as meeting the requirements of state law.
The deadline for HCD certification of the 5th Cycle Housing Element was October 2013. HCD did not certify Westlake Village’s 5th Cycle Housing Element until 2020 following the City Council’s adoption of the Specific Plan. Westlake Village was among the last cities in California to obtain HCD certification of its 5th Cycle Housing Element and was out of compliance with state law for nearly seven years from 2013 to 2020. During this time, the City was vulnerable to lawsuits by developers and housing advocacy groups, and ineligible for certain state grants and funding. If the City Council had not adopted the Specific Plan, or if the allowance for residential development had been removed from the Specific Plan, the City would have had to rezone other locations to allow for additional residential development to obtain HCD certification of the 5th Cycle Housing Element.
The City began preparing the 6th Cycle Housing Element immediately following HCD certification of the 5th Cycle Housing Element because the 5th Cycle Housing Element was certified seven years into the eight-year planning cycle. The housing sites identified for the 5th Cycle were adequate to demonstrate capacity for the City’s share of regional housing needs for the 6th Cycle, so the City was not required to identify additional housing sites beyond those already included in the approved Specific Plan. As such, the City proceeded with preparing the 6th Cycle Housing Element to receive HCD certification by the October 2021 deadline.
The City of Westlake Village will review the potential environmental impacts of the proposed project under the California Environmental Quality Act (CEQA). The level of CEQA review, including whether an Environmental Impact Report (EIR) will be prepared, will be determined after a complete application has been received. An EIR prepared by the City of Westlake Village for the North Business Park Specific Plan analyzed the environmental impacts that could result from all the redevelopment anticipated for the North Business Park Specific Plan area. The analysis in that EIR addresses some impacts of the proposed project, and some mitigation measures identified in that EIR will be applied to the proposed project. Further environmental review will be limited to any issues or impacts that are particular to the proposed project and were not analyzed in that EIR.
The Environmental Impact Report (EIR) for the North Business Park Specific Plan analyzed the construction of up to 728 residential units in the Specific Plan area. The EIR concluded that the potential environmental impacts related to traffic, utilities and infrastructure, parks, schools, and public safety would be mitigated to a less than significant level.
The construction of new housing would not result in any cost to existing residents. Property taxes, utility fees, assessment district fees, and other taxes and fees would not change because of the proposed project or any other development project.
About 70% of the water used in Westlake Village and surrounding communities is for landscape irrigation. Multifamily households use significantly less water than single-family households because multifamily housing has significantly less landscape area per unit than single-family housing. In addition, new development is required to comply with current code requirements pertaining to water efficient fixtures and appliances, which further reduces the amount of water used per household compared to existing development. Further, the State has determined that the housing shortage in California must be addressed through the construction of new housing regardless of drought conditions.
The State has determined that all cities must provide adequate housing sites to accommodate their share of regional housing needs. The housing sites identified in the North Business Park Specific Plan satisfy this requirement. An Environmental Impact Report (EIR) was prepared that analyzed the environmental impacts that would result from the construction of up to 728 residential units in the Specific Plan area. This analysis included looking at potential impacts to the City’s infrastructure and streets. The EIR concluded that any potential traffic impacts would be mitigated to a less than significant level through the implementation of mitigation measures.
A residential development project is proposed on three properties located at 5601, 5655, and 5701 Lindero Canyon Road (across from Valley Oaks Memorial Park and Costco). These properties are currently occupied by office buildings. The proposed project consists of 693 rental units and a small retail kiosk. The proposed units include a combination of studio, 1-bedroom, 2-bedroom, and 3-bedroom apartments; and 3-bedroom “villas.” The proposed project would include 70 affordable units that would be restricted for rent to very low-income households.
According to the information package provided by the applicant, the proposed sizes for the residential units are as follows:
These sizes are applicable to all units including the units restricted for rent to lower income households and the bonus units granted under the State’s Density Bonus Law. Units restricted for rent to lower income households must be distributed throughout the project and not concentrated in one area or building. The amenities, design, materials, finish quality, and appearance of the affordable units must be comparable to the market rate units (see Westlake Village Municipal Code Section 9.42.070).
A very low-income household is a household with a gross income that is less than 50% of the median household income in the county, based on the number of persons living in the household and adjusted for housing costs. For 2023, very low-income for Los Angeles County is defined as (i) an individual with a gross income of $44,150 or less; or (ii) a four-person household with a gross income of $63,050 or less. The rental rates for units that are restricted for rent to very low-income households are lower than the rental rates for comparable unrestricted units. The rental rate is determined by a mathematical formula specified in State law (see Health and Safety Code Section 50052.5 regarding owner-occupied housing and Section 50053 regarding rental housing).
The applicant’s business model is to build for-rent housing rather than for-sale housing. The City of Westlake Village cannot require the applicant to build owner-occupied housing.
State law significantly limits the City’s control over this project. State law provides that residential development projects are only required to comply with objective development standards that involve “no personal or subjective judgment by a public official.” This means that definite standards such as setbacks and open space are applicable, but standards that are subject to interpretation or personal opinion are not. Standards that include words such as “compatible,” “consistent,” “acceptable,” “livable,” and “character” can have different meanings for different people and cannot be applied to residential development projects due to State law. Further, the State’s Density Bonus Law compels cities to approve incentives or concessions for eligible projects, which typically include exceptions to objective development standards.
The State has established numerous penalties to discourage cities from violating housing statutes. Cities that deny a project in violation of the State’s housing laws can be sued by the Attorney General, the Department of Housing and Community Development, the project applicant, and housing advocates. In addition to paying their own legal fees, cities that lose or settle such lawsuits typically pay the legal fees of the entity that filed the lawsuit, which can result in millions of dollars of total litigation expenses.
Cities that deny a project in violation of the State’s housing laws also risk decertification of their General Plan Housing Element. When a Housing Element is decertified, there is a significant risk of additional lawsuits and further punitive actions by the State, which can include the following:
Three Springs Park and Berniece Bennett Park which feature basketball courts with lights, are open from 6:00 am to 10:00 pm daily (except during the months of June, July, August, and September when these two parks are open to 10:30 pm daily). The City's other three neighborhood parks, Canyon Oaks, Foxfield, and Russell Ranch, are open daily from dawn to dusk.
The Westlake Village Dog Park will be open to the public on July 21 in the afternoon. The hours for the dog park are 7:00 am to 5:00 pm except during the months of June, July, August, and September when the park will be open from 7:00 am to 7:00 pm.
The Westlake Community Park is open from 5:00 am until 10:00 pm daily. The skate park is open from dawn until dusk and the sports fields are open until 9:00 pm.
City parks may not be reserved as they are required to remain open to the public. However, you are more than welcome to have a birthday party in one of the City's parks. If you are looking to hold a larger event on public property, please fill out the special event application form. Please remember that one small inflatable device, such as a slide or moon-bounce, is permissible in City parks as long as you fill out a Bouncer Application. Bouncers are not permitted at the Westlake Community Park. The City also requests that all trash or debris in the area or be properly disposed of in the park trash containers.
You can contact Kaitlyn Roush, Community Services Specialist at Kaitlyn@wlv.org.
All types of construction including new buildings and remodels generally require a building permit. Before applying for a building permit, you must apply for a Zoning Clearance from the Planning Department to ensure that your proposed project complies with all zoning standards. Please visit the Zoning Clearance page for more information.
To report an unsafe or unhealthy condition, or any suspected Municipal Code violation, please submit a complaint online through CityCare or call City Hall at 818-706-1613.
Please contact the Planning Department at email@example.com or 818-706-1613.
IN AN EMERGENCY, always call 911! When calling from a land-line or cell phone in our area, your call will be directly answered by the Lost Hills Sheriff's Station. If your call is NOT AN EMERGENCY, call the Lost Hills Sheriff Station's business line at 818-878-1808. Lost Hills Sheriff's Station is led by Captain Josh Thai.
Vehicles exceeding twenty-one feet, eighty inches in width, or eighty-two inches in height may not park on any streets within the City for longer than four hours at any one time. Vehicles which are in the active process of being loaded or unloaded can be parked up to 24 hours along with vehicles engaging in emergency repairs of a home or business. For temporary parking of recreational vehicles, please visit our Oversized Vehicle Permit page or contact City Hall at 818-706-1613. All temporary oversized vehicle permit requests should be made at least 72 hours in advance.
The City provides Senior Citizen/Disabled Dial-A-Ride services. This is a general dial-a-ride service for residents over the ages of 65 years or for those unable to drive due to a disability. Rides are $4.00 one way to all locations within Westlake Village, Thousand Oaks, and designated stops in Agoura Hills. Riders must pick up a free dial-a-ride identification card to City Hall prior to first use. Please call 818-707-2900 to arrange for service.
The City of Westlake Village has an exclusive agreement with Waste Management to provide commercial waste collection services including trash, recyclables, and organic waste. The exclusive agreement took effect in August 2022 and is subject to a five-year transition period as required by State law. Please review the other FAQs for additional information.
No, the City has an exclusive agreement with Waste Management for commercial waste collection service. If you believe that you are paying too much for your service, Waste Management can help you "right-size" your service to ensure that you are not paying for excess capacity or pickups that you don't need. Please contact Waste Management to discuss your service options.
While the City has an exclusive agreement with Waste Management, there is a five-year transition period required by State law. Businesses who currently use a hauler other than Waste Management may stay with that hauler for up to five years, until October 2027. At that time, those businesses must switch to Waste Management.
At any time during the five-year transition period, businesses may choose to switch to Waste Management, but may not switch to any other hauler. Once a business has switched to Waste Management, it must remain with Waste Management and cannot switch back to their original hauler or any other hauler.
All businesses using Waste Management will pay the same competitive rates negotiated by the City. Businesses using other haulers will pay whatever rates they have negotiated with their respective hauler.
Regardless of which hauler is used, all businesses must subscribe to collection service for trash, recyclables, and organic waste as required by City ordinance and State law.
Pursuant to City ordinance and State law, all businesses must have collection services for trash, recyclables, and organic waste. There is no ability to opt out of these services.
Businesses that are customers of Waste Management pay a bundled service rate that includes trash, recyclables, and organic waste collection service. Waste Management will work each business to "right-size" their service and ensure that they have the proper ratio of service based on the amounts of trash, recyclables, and organic waste generated.
Businesses that are customers of another hauler pay service rates as negotiated between them and their hauler. Regardless of the rate structure, all businesses must have trash, recyclables, and organic waste service.
All businesses generate organic waste, even if it is a minimal amount. All food waste, napkins, paper towels, uncoated paper plates, paper bags, and other compostable items are considered organic waste and must be placed in the organic waste container.
Pursuant to City ordinance and State law, all businesses must have collection service for trash, recyclables, and organic waste. Further, all businesses must provide separate collection containers for their employees and customers to collect recyclables and organic waste separately from trash. There is no ability to opt out of organic waste collection service.
The City has an exclusive agreement with Waste Management (WM) to provide residential waste collection services including trash, recyclables, and organic waste. To start or modify service, or for any service related questions, please contact WM directly.
Organic waste includes the following types of compostable materials:
All organic waste must be placed in the organic waste (green) container and not placed in the trash. Organic waste may be collected in plastic bags before being placed in the organic waste container.
Yes! To reduce odors and general messiness, organic waste may be collected in plastic bags before being placed in the organic waste container. Any plastic bag is acceptable; compostable bags are not required. Waste Management has equipment at their sorting facility to remove all plastic bags from the organic waste material before processing.
Alternatively, free kitchen waste pails are available on request from Waste Management. These small plastic pails are intended to sit on your kitchen counter to collect organic waste in lieu of a plastic bag. The pails have a lid to reduce odors.
Waste Management provides a free monthly HHW collection service upon request. There are also various locations to drop off different types of HHW. Please visit the HHW page for more information.
Waste Management offers a bulky item pickup service on request. Each household is allowed two free pickups per year, and a total of 6 items per year. Additional pickups are available for a service charge of $20. Please contact Waste Management directly to schedule a pickup.
Please submit a complaint via CityCare or contact City Hall at 818-706-1613. You may also wish to submit a complaint to your Homeowners Association's management company.
Please contact Waste Management directly. If Waste Management is unable to answer your questions, please contact the Planning Department at firstname.lastname@example.org or 818-706-1613.