Cerritos City Council
August 24, 2026

1 TO:

FROM:

INITIATED BY:

DATE:

SUBJECT:

LYNDA P. JOHNSON
MAYOR

AGENDA REPORT
Honorable Mayor and Members of the City Council
Robert A. Lopez, City Manager~
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Kristin Aguila, Assistant City ManagerUV..:: D, ,
Sabrina Chan, Director of Community B~ent~
Amanda Acuna, Current Planning ManageG4- •
Jeremy Loh, Senior Planner']'(_
Mary Balderrama, Associate Plannerl?r'd"'
August 24, 2026
Recommendation by the Cerritos Planning Commission, on a vote of 4-0, to approve the following:

Review and consideration to waive full reading of and introduce

AN ORDINANCE OF THE CITY OF CERRITOS APPROVING
DEVELOPMENT MAP AMENDMENT 2026-2, A REQUEST TO

AMEND THE CERRITOS DEVELOPMENT MAP BY CHANGING THE
ZONE CLASSIFICATION OF APPROXIMATELY ±3.93 ACRES OF
LAND, LOCATED AT 17600 CRUSADER AVENUE, CERRITOS,
CALIFORNIA, 90703, FROM INDUSTRIAL (M) TO
INDUSTRIAL/COMMERCIAL (MC) (APN 7034-017-019).*
Review and consideration to waive full reading of and adopt A RESOLUTION OF THE CERRITOS CITY COUNCIL APPROVING CONDITIONAL USE PERMIT 2026-2, A REQUEST BY AUTONATION INC., TO PERMIT THE OPERATION OF A

NON-CUSTOMER-FACING AUTOMOTIVE REPAIR FACILITY,

PRIVATE CAR WASH, AND VEHICLE PARKING FACILITY AT
17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA, 90703,

TO SUPPORT THE EXISTING LEXUS OF CERRITOS
DEALERSHIP, LOCATED AT A SEPARATE SITE. THE SUBJECT
PROPERTY IS LOCATED AT 17600 CRUSADER AVENUE,
CERRITOS, CALIFORNIA, 90703 (APN 7034-017-019).*
*Pursuant to Section 15061(b)(3) of the California
Environmental Quality Act (CEQA) Guidelines, this project is exempt from CEQA Review.

MARK E. PULIDO

MAYOR PRO TEM

JENNIFER HONG

COUNCILMEMBER
SOPHIA M. TSE

COUNCILMEMBER

FRANK AURELIO YOKOYAMA

COUNCILMEMBER
SC
2 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

BACKGROUND
Applicant AutoNation, Incorporated, doing business as Lexus of Cerritos ("Applicant"), is requesting approval of Development Map Amendment 2026-2 to amend the City's zoning map, and Conditional Use Permit 2026-2 to conditionally permit automobile repair and service uses within a previously entitled building on a privately-owned property located at 17600 Crusader Avenue, Cerritos, California, 90703 ("Subject Property") (see Exhibit 4, Zoning and Location Map and Exhibit 5, Aerial Map). The request to accommodate an off-site service facility, private car wash as an accessory use, and storage of surplus vehicle inventory is in support of the Lexus of Cerritos dealership located within the Cerritos Auto Square. The subject property is approximately ±3.93 acres and is currently zoned Industrial (M). In January 2023, Conditional Use Permit 2022-23 and Precise Plan 2022-15 were approved for the construction of a new 75,514-square-foot industrial building on the subject property. While permits for the property have been issued, construction of the new building has not occurred, and the property is currently vacant and is being temporarily used for new vehicle storage in support of a Cerritos Auto Square dealership by the property owner (see Exhibit 6, Existing Property Conditions).

The Applicant is proposing to use the entitled building as a non-customer facing automotive repair/service center, with enclosed area identified for a private car wash to support the dealership's primary vehicle sales services and for surplus vehicle storage in support of the Lexus of Cerritos dealership. The current zoning of the subject property, Industrial (M), does not allow for the proposed use as either a permitted nor conditionally permitted use. Therefore, Conditional Use Permit 2026-2 is requested to change the zoning designation of the subject property to Industrial/Commercial (MC), which allows for automotive repair use. This agenda report provides an analysis of the requested zoning amendment and conditional use permit, its adherence to the Cerritos General Plan, and its economic benefit to the City.

On August 5, 2026, the Cerritos Planning Commission reviewed and considered Development Map Amendment 2026-2 and Conditional Use Permit 2026-2, as described in this report. Upon review of the proposed entitlements, the Cerritos Planning Commission voted 4-0, recommending that the City Council approve the proposed entitlements (see Exhibit 3, Planning Commission Meeting Minute Excerpt - August 5, 2026).

COMPATIBILITY WITH SURROUNDING LAND USES
The subject property is adjacent to the following land uses:

North:

South:

An abandoned Los Angeles County Metropolitan Transportation Authority (LACMTA) right-of way, beyond which exists Artesia Boulevard, and the freeway overpass for State Route 91 (SR-91) and the San Gabriel River Freeway (I-605) interchange
An industrial warehouse zoned Industrial/Commercial (MC). Beyond the industrial warehouse are additional industrial properties, zoned Industrial/Commercial (MC).
3 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

West:

The San Gabriel River Freeway (1-605)
A private education school, Valley Christian Schools, zoned Open Space (OS)
The subject property is surrounded by an existing right-of-way, the I-605 Freeway, and existing industrial uses zoned Industrial/Commercial (MC). These surrounding uses are compatible with the subject property's proposed zone change from Industrial (M) to Industrial/Commercial (MC) and request for conditional use permit. Furthermore, the subject property is adjacent to Valley Christian School, separated by an existing chain link fence, with approximately 80-feet of green space between the property line of the subject property and the nearest school building. As part of the entitled project under Precise Plan 2022-15, an 8-foot decorative concrete screen wall/block wall is required to be built as part of the project scope.

DEVELOPMENT MAP AMENDMENT 2026-2 (DMA 2026-2)
The subject property is currently zoned Industrial (M). Chapter 22.28 "M - Industrial Zone" of the Cerritos Municipal Code does not currently allow for automobile repair, private car wash uses as accessory uses, and surplus vehicle storage to be permitted. As such, the existing zoning would preclude the proposed vehicle repair, private car washing, and surplus inventory storage uses, and therefore an amendment to the City's development map is being requested to change the zoning designation of the subject property from Industrial (M) to Industrial/Commercial (MC) by way of Development Map Amendment 2026-2 (DMA 2026-2). Under DMA 2026-2, the proposed zoning designation, Industrial/Commercial (MC), would permit automobile repair uses, a private car wash use, and surplus vehicle storage, pursuant to Chapter 22.29 "Industrial/Commercial Zone" of the Cerritos Municipal Code (see Exhibit 7, Proposed Development Map Amendment 2026-2).

Analysis for OMA 2026-2
As previously mentioned, DMA 2026-2 is being proposed to change the zoning designation of the subject property from Industrial (M) to Industrial/Commercial (MC).

The proposed Development Map Amendment is intended to facilitate a transition to a compatible automotive-related use consistent with surrounding industrial/commercial development. OMA 2026-2 proposes to amend the zoning designation to Industrial/Commercial (MC).

The subject property is directly adjacent to properties that are zoned Industrial/Commercial (MC) and Open Space (OS), and in close proximity to the Cerritos Auto Square. The proposed development map amendment is in support of Cerritos Auto Square activities, providing additional non-customer facing off-site vehicle services. This proposed amendment would create linkages, allowing for an expansion of the Cerritos Auto Square, in support of Goal R-3 of the City's Economic Development Strategic Plan and Objective 4.3 of the City's Strategic Plan to leverage existing strength in auto sales and to assist property owners in enhancing the economic potential of their properties.

The proposed amendment will further enhance automotive service capacity at Lexus of Cerritos, which will benefit the community through associated sales tax generated at the Cerritos Auto Square. With an additional off-site location for vehicle repair and servicing, 4 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

vehicle owners are required to visit the main dealership in-person for vehicle servicing, thereby creating additional opportunity to view new car inventory and increasing the potential for vehicle sales. With more visitors to the dealership, there is a potential for more new vehicle sales, increasing the City's sales tax revenue. Therefore, DMA 2026-2 will support economic development activities for the City, and the City's Strategic Plan, Goal #4, Strengthen Economic Development.

The proposed change in zoning designation of the subject property to accommodate industrial/commercial uses does not introduce new or incompatible uses to the surrounding properties. Directly south of the subject property are five (5) parcels currently zoned Industrial/Commercial (MC). Therefore, through the proposed rezoning, there would be land use continuity and compatibility for the subject property to be rezoned to Industrial/Commercial (MC). The proposed development map amendment proposes to reduce the intensity of the subject property from Industrial (M) to Industrial/Commercial (MC), which allows for compatibility with the adjacent existing private educational use. Additionally, as the proposed subject property will remain a non-customer facing use, it will ensure compatibility with existing land uses.

CONDITIONAL USE PERMIT 2026-2 (CUP 2026-2)
Pursuant to Section 22.29.430 of the Cerritos Municipal Code, select uses may be permitted in the Industrial/Commercial (MC) zone, by way of a conditional use permit. As such, following the zone change, CUP 2026-2 is being requested to allow for automobile repair, private car wash services as an accessory use, and vehicle storage on the subject property in conformance with the Cerritos Municipal Code (see Exhibit 8, Site Plan and Exhibit 9, Floor Plan).

Analysis for CUP 2026-2
CUP 2026-2 is being requested for a non-customer facing automobile repair facility and accessory uses, which will support the operations of Lexus of Cerritos in the Cerritos Auto Square. The uses will be located within a new 75,514 square-foot industrial building, approved under Precise Plan 2022-15, and will contain a 40,000 square-foot automobile service workshop, a 4,550 square-foot automobile detailing area, 1,550 square-foot car wash, 23,414 square feet of storage space, and 6,000 square feet of ancillary spaces split between two floors. The facility will be wholly contained inside the building footprint, as required by Section 22.40.630 of the Cerritos Municipal Code, with no changes to the exterior and will utilize the previously approved loading bay doors for vehicular access. The facility will not be accessed by the public, nor is it proposed as a maintenance facility for individually owned vehicles. Rather, the facility will be used to service vehicles for sale in the Cerritos Auto Square.

Automobile repair facilities are further regulated under Section 22.40.630 of the Cerritos Municipal Code, which requires compatibility with adjacent land uses and requires that hoists and repair areas be within enclosed buildings and structures. The subject property is located within a quarter mile of the Cerritos Auto Square in an area with other similar automobile repair uses and is thus compatible with surrounding development. As noted above, the mechanic bays, car wash, and auto detailing work will be conducted within the interior of the structure and are accessory uses to the automobile repair facility. 5 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

TRAFFIC IMPACT ASSESSMENT
For the proposed zoning and use change, a traffic and vehicle miles traveled (VMT) impact assessment was prepared, including analysis of forecasted trip generation and VMT (see Exhibit 10, Traffic Impact Assessment Letter Report - 2026). The assessment compared the forecasted trips for the originally entitled warehouse use and the proposed new use. Based on the trip generation forecast, it is anticipated that only a net increase of 85 daily trips are anticipated, with a net increase of 26 trips in the a.m. peak hour and a net increase of 28 trips in the p.m. peak hour. Therefore, it is concluded that the proposed change of use will not adversely impact the surrounding transportation system, based on the Los Angeles County Public Works Transportation Impact Analysis Guidelines, and therefore no specific intersection analysis is required. Additionally, pursuant to the Los Angeles County Public Works Transportation Impact Analysis Guidelines, based on the non-retail and non-customer facing nature of the proposed use, and that the project does not generate a net increase of 110 or more daily vehicle trips, the proposed use can be screened from a VMT analysis and a less than significant impact on VMT determination can be made. Additionally, the proposed access driveways on the site provide sufficient and adequate access for the proposed use change.

NOISE, AIR QUALITY & GREENHOUSE GAS EMISSIONS REPORT
A noise, air quality, and greenhouse gas emissions analysis was also prepared to ensure the proposed zone and use change would not result in a significant effect (see Exhibit 11, Air Quality and Greenhouse Gas Emissions Analysis and Noise Analysis - 2026). Based on the noise analysis prepared related to operational-related noise, it was determined that the proposed zone and use changes would not generate a substantial increase in ambient noise levels in the vicinity of the project, in excess of standards established in the local general plan, noise ordinance, or other applicable agency standards. In relation to air quality, air emissions related to the ongoing emissions would not result in significant impacts based on South Coast Air Quality Management District (SCAQMD) regional thresholds. Furthermore, the proposed zoning and use change would not result in a cumulatively considerable net increase of any criteria pollutant. The proposed zoning and use change would also not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing greenhouse gas emissions (GHG).

ECONOMIC BENEFITS TO THE CITY
The proposed Development Map Amendment and Conditional Use Permit will facilitate the continued growth and operational efficiency of the Lexus of Cerritos dealership, an established business within the Cerritos Auto Square. The proposed off-site service facility will expand the dealership's capacity for vehicle repair, detailing, parts storage, and inventory management while maintaining all customer-facing sales and service operations at the existing dealership location.

By increasing the dealership's operational capacity, the proposed project will support the continued sale of new and pre-owned vehicles at the existing Lexus of Cerritos dealership. As a result, the project is expected to further strengthen the economic vitality of the Cerritos Auto Square and support the generation of local sales tax revenues associated with vehicle sales occurring within the City. The proposal is also consistent 6 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

with the City's long-standing objective of supporting the continued success and expansion of the Cerritos Auto Square as a significant economic driver and regional commercial destination.

GENERAL PLAN ADHERENCE
DMA 2026-2 and CUP 2026-2 complement the goals and objectives of the Cerritos General Plan pertaining to the Land Use Element, as well as the goals of the Cerritos Economic Development Strategic Plan. Changing the zoning designations of the subject property from Industrial (M) to Industrial/Commercial (MC), pursuant to the Applicant's request, would promote economic development opportunities by way of supporting automobile dealerships located at the Cerritos Auto Square. Below are goals and policies from sections of the Cerritos General Plan and the Economic Development Strategic Plan that support OMA 2026-2 and CUP 2026-2:

Land Use Element
• Goal LU-2: Provide a balance of residential and non-residential development throughout the City.
• Policy LU-3.6: Consider expanding Area Development Plan Five (ADP-5), Cerritos Auto Square, to include the area west of the I-605 Freeway, south of Artesia Boulevard and east of Crusader Avenue; the area northwest of the I-605 Freeway along either side of Studebaker Road and south of Artesia Boulevard; and, the area and/or parcels located at the northwest and northeast corners of Studebaker Road and South Street.
• Goal LU-4: Adjacent land uses shall be compatible with one another. • Policy LU-6.1: Encourage compatible land uses to locate in appropriate areas of the City.
• Policy LU-9.4: Assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood.

Economic Development Strategic Plan (2007)
• Goal R-3: Leverage existing strength in auto sales. Enhance the auto mall by taking full advantage of market opportunities and addressing any competitiveness liabilities.

CEQA COMPLIANCE
The project has been evaluated in accordance with the California Environmental Quality Act (CEQA) and the City's Environmental Guidelines. The Cerritos Department of Community Development has determined that the proposed project is exempt from CEQA review, pursuant to Section 15061(b)(3) of the State CEQA Guidelines. Specifically, Section 15061(b)(3), provides for a common sense exemption for projects where it can be seen with certainty that there is no possibility that the activity in question may have a significant effective on the environment. The subject property is a vacant lot where an 7 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

industrial building has been previously approved, and the proposed change of zoning designation and use are administrative procedures to allow for a newly proposed use within a previously entitled building.

For historical context on the City's environmental review, in 2015, a Phase I environmental site analysis was completed for the subject property, which appropriately assessed potential or existing environmental contamination liabilities on both the underlying land, and any physical improvements on the property at that time (see Exhibit 12, Phase I Environmental Assessment - 2015). In 2021, a subsequent assessment of the original 2015 Phase I environmental site analysis was conducted to confirm conditions of the subject property (see Exhibit 13, Phase I Environmental Assessment - 2021). Pursuant to both assessments, no evidence of Recognized Environmental Condition (REC) was found, and it was determined that no hazardous materials or other significant issues of environmental concern were noted.

In 2022, under the previously approved entitlements, Conditional Use Permit 2022-23 and Precise Plan 2022-15, an additional traffic impact assessment was prepared by a certified traffic engineer concluding no significant impacts (see Exhibit 14, Traffic, VMT, and Parking Assessment - 2022). Furthermore, a noise, air, and greenhouse gas emissions impact analysis concluding less than significant impact on the surrounding environment (see Exhibit 15, Noise Impact Analysis - 2022 and Exhibit 16, Air Quality and Greenhouse Gas Emissions Impact Analysis - 2022).

Based on the proposed development map amendment and proposed conditional uses under DMA 2026-2 and CUP 2026-2, the City retained the services of third-party environmental consultants, Linscott, Law & Greenspan, Engineers (LLG) and Vista Environmental, to conduct subsequent analysis for traffic, air quality, greenhouse gas emissions, and noise (see Exhibit 10, Traffic Impact Assessment Letter Report - 2026 and Exhibit 11, Air Quality and Greenhouse Gas Emissions Analysis and Noise Analysis - 2026). As previously discussed herein, the findings of the analysis indicate no significant impacts as a result of the proposed zoning designation and use change.

Furthermore, the proposed development map amendment and conditional use permit (i) by virtue of its location, will not impact a sensitive environmental resource of hazardous or critical concern; (ii) will not have a cumulative impact on the environment through successive projects of the same type, in the same place, over time; (iii) does not have any unusual circumstances that will have a significant effect on the environment; (iv) does not impact a scenic highway; (v) is not located on a hazardous waste site; and (vi) will not adversely impact a historical resource. Accordingly, none of the exceptions to categorical exemptions set forth in the CEQA Guidelines, Section 15300.2, apply to this project.

PUBLIC NOTICE
Notice of a public hearing regarding this item was published in the Los Cerritos Community News and was mailed to owners of property within five hundred feet (500') of the subject property on August 14, 2026, at least twenty (10) days prior to the public hearing on August 24, 2026, as required by California Government Code Section 65854.

Notices were also posted at the City's four (4) designated posting boards on August 14, 2026.
8 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

FINDINGS
The Planning Commission has made the following findings related to Development Map Amendment 2026-2:

1. DMA 2026-2 is consistent with the goals and policies of the Cerritos General Plan pertaining to land use. Policy LU-3.6, Goal LU-4, Policy LU-6.1, and LU-9.4 of the General Plan call for the City to ensure that adjacent land uses are compatible, encourage compatible land uses to locate in appropriate areas of the City, to assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood. The proposed amendment changes the zoning designation of the subject property to Industrial/Commercial (MC), thereby facilitating a transition to a compatible automotive-related use consistent with surrounding industrial/commercial development. The type and intensity of use will remain consistent with surrounding industrial/commercial and open space areas, and no adverse land use impacts are anticipated. Furthermore, DMA 2026- 2 is consistent with the goals of the City's Economic Development Strategic Plan, to leverage the existing strength in auto sales by taking full advantage of market opportunities. As such, in order to improve the competitiveness of the Cerritos Auto Square operations at the Lexus of Cerritos dealership, DMA 2026-2 will allow for operational expansion in support of the auto square.

2. OMA 2026-2 will be in the public interest by reason of a balanced consideration of public necessity, convenience, health, safety, efficiency, economy, amenity, general welfare and sound planning and development practice. The proposed amendment will include changes to the zoning designation of the subject property, facilitating a transition to a compatible automotive-related use consistent with surrounding industrial/commercial development.

3. DMA 2026-2 provides for a reasonable use of properties. The amendment seeks to change the zoning designation of the subject property to conditionally permit automobile repair uses. By allowing automobile repair uses to be permitted at the subject property under the Industrial/Commercial zone, the City can further promote the expansion of the Cerritos Auto Square, while allowing for uses that support existing Cerritos Auto Square operations and promoting uses that are viable to the property and compatible with adjacent land uses.

4. Pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA), this project is exempt from CEQA review, under a common sense exemption for projects where it can be seen with certainty that there is no possibility that the activity in question may have a significant effective on the environment. The subject property is a vacant lot where an industrial building has been previously approved, and the proposed change of zoning designation and use are administrative procedures to allow for a newly proposed use within a previously entitled building. Furthermore, the proposed project (i) by virtue of its location, will not impact a sensitive environmental resource of hazardous or critical concern; (ii) will not have a cumulative impact on the environment through successive projects of the same type, in the same place, over time; (iii) does not have any unusual circumstances that will have a significant effect on the 9 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

environment; (iv) does not impact a scenic highway; (v) is not located on a hazardous waste site; and (vi) will not adversely impact a historical resource.

The Planning Commission has made the following findings related to Conditional Use Permit 2026-2:

1. The proposed conditional use permit conforms with the Cerritos General Plan. The subject property is proposed to be designated Industrial/Commercial (MC), which is intended to provide for a variety of industrial and compatible supporting commercial uses, and the proposed development consists of an auto reconditioning facility that will support commercial operations in the Cerritos Auto Square. Goal LU-2 of the 2004 General Plan calls for a balance of land uses, and the proposed project meets this goal by maintaining consistency with the adopted land use plan, which was designed to maintain a balance between residential, commercial, and industrial land uses.

2. The proposed conditional use permit conforms with the applicable land use zone.

The subject property is proposed to be zoned Industrial/Commercial (MC), and the proposed project will be an automobile repair facility with accessory uses, which is listed as a conditionally permitted use in said zone in accordance with Chapter

22.29 of the Cerritos Municipal Code. The proposed project meets the intensity and site development standards set forth in the Cerritos Municipal Code for this zone.

3. The site for the proposed use is adequate in size, shape, topography, accessibility and other physical characteristics to accommodate the proposed use and development in a manner compatible with existing and potential surrounding uses. The subject use is proposed inside a previously approved industrial building that is sufficient in size to accommodate the proposed use. Accessibility within and around the subject site will be provided by vehicular driveways and pedestrian pathways in accordance with the Los Angeles County Building Code, which is adopted by reference in the Cerritos Municipal Code and which contains minimum requirements for site accessibility consistent with the 1990 Americans with Disabilities Act (ADA).

4. The site for the proposed use has adequate access to utilities and other services required for the proposed use. The subject property, though currently vacant, is connected to existing electrical, water, sewer, and stormwater lines, all of which will be required for the function of the proposed use.

5. The proposed use will be arranged, designed, constructed, operated and maintained, as to be compatible with the intended character of the area and shall not change the essential character of the area from that intended by the Cerritos General Plan and the applicable land use zone. The subject property meets the site development standards of the MC zone governing arrangement, design, and construction. The proposed use is consistent with the stated character of the MC land use zone, as it is a professional service business.

6. The conditions of approval attached to this report are necessary to implement the intent and purpose of the Cerritos Municipal Code. Said conditions of approval 10 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

clarify such areas as operation, maintenance, and the type and location of various site elements.

7. Pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines, the proposed project is exempt from CEQA review. Any potential adverse impact can be reduced to a level of insignificance through the standards of development included in the Development Code, the City's precise plan and design review process, other Municipal Code requirements, and the conditions of approval of Conditional Use Permit 2026-2. Furthermore, the proposed project (i) by virtue of its location, will not impact a sensitive environmental resource of hazardous or critical concern; (ii) will not have a cumulative impact on the environment through successive projects of the same type, in the same place, over time; (iii) does not have any unusual circumstances that will have a significant effect on the environment; (iv) does not impact a scenic highway; (v) is not located on a hazardous waste site; and (vi) will not adversely impact a historical resource. Accordingly, none of the exceptions to categorical exemptions set forth in the CEQA Guidelines, Section 15300.2, apply to this project.

RECOMMENDATION
The Planning Commission recommends the following to the City Council :

1. Review and discuss the proposed entitlement and conduct a public hearing;

2. Waive full reading and introduce an ordinance captioned as follows, approving Development Map Amendment 2026-2:

AN ORDINANCE OF THE CITY OF CERRITOS APPROVING DEVELOPMENT MAP AMENDMENT 2026-2, A REQUEST TO AMEND THE CERRITOS

DEVELOPMENT MAP BY CHANGING THE ZONE CLASSIFICATION OF
APPROXIMATELY ±3.93 ACRES OF LAND, LOCATED AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA, 90703, FROM INDUSTRIAL {M) TO INDUSTRIAL/COMMERCIAL (MC) (APN 7034-017-019).

3. Waive full reading and adopt a resolution captioned as follows, approving Conditional Use Permit 2026-2:

A RESOLUTION OF THE CERRITOS CITY COUNCIL APPROVING
CONDITIONAL USE PERMIT 2026-2, A REQUEST BY AUTONATION
INC., TO PERMIT THE OPERATION OF A NON-CUSTOMER-FACING
AUTOMOTIVE REPAIR FACILITY, PRIVATE CAR WASH, AND VEHICLE PARKING FACILITY AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA, 90703, TO SUPPORT THE EXISTING
LEXUS OF CERRITOS DEALERSHIP, LOCATED AT A SEPARATE SITE.

THE SUBJECT PROPERTY IS LOCATED AT 17600 CRUSADER
AVENUE, CERRITOS, CALIFORNIA, 90703 (APN 7034-017-019). 11 AutoNation - 17600 Crusader Avenue
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
August 24, 2026

Exhibit List

1. Proposed City Council Ordinance - Development Map Amendment 2026-2

2. Proposed City Council Resolution - Conditional Use Permit 2026-2

3. Planning Commission Meeting Minutes Excerpt, August 5, 2026

4. Zoning and Location Map

5. Aerial Map

6. Existing Property Conditions

7. Proposed Development Map Amendment 2026-2

8. Site Plan

9. Floor Plan

10. Traffic Impact Assessment Letter Report - 2026

11. Air Quality and Greenhouse Gas Emissions Analysis and Noise Analysis - 2026 12. Phase I Environmental Assessment - 2015 13. Phase I Environmental Assessment - 2021

14. Traffic, VMT, and Parking Assessment - 2022

15. Noise Impact Analysis - 2022

16. Air Quality and Greenhouse Gas Emissions Impact Analysis - 2022

17. Conditions of Approval

18. Planning Commission Resolution - OMA 2026-1

19. Planning Commission Resolution - CUP 2026-1
12 CITY OF CERRITOS
ORDINANCE NO. 2026-__

AN ORDINANCE OF THE CITY CERRITOS APPROVING DEVELOPMENT MAP AMENDMENT 2026-2, A REQUEST TO AMEND THE CERRITOS DEVELOPMENT MAP BY CHANGING THE ZONE CLASSIFICATION OF APPROXIMATELY ±3.93 ACRES OF LAND, LOCATED AT 17600
CRUSADER AVENUE, CERRITOS, CALIFORNIA, 90703, FROM
INDUSTRIAL (M) TO INDUSTRIAL/COMMERCIAL (MC) (APN 7034- 017-019).

WHEREAS, Applicant AutoNation, Incorporated, doing business as Lexus of Cerritos ("Applicant"), has submitted an application requesting approval of Development Map Amendment 2026-2 to amend the zoning designation of approximately ±3.93 acres of land located at 17600 Crusader Avenue, Cerritos, California 90703 (APN 7034-017-019), from Industrial (M) to Industrial/Commercial (MC); and
WHEREAS, the subject property is approximately ±3.93 acres in size and is currently zoned Industrial (M); and
WHEREAS, in January 2023, Conditional Use Permit 2022-23 and Precise Plan 2022- 15 were approved by the Cerritos City Council for the construction of a new 75,514-squarefoot industrial building on the subject property; and WHEREAS, permits for the approved industrial building have been issued, but construction has not yet commenced and, therefore, the subject property remains vacant; and
WHEREAS, the Applicant proposes to utilize the entitled building as a non-customerfacing automotive repair facility, private car wash, parts storage, and surplus vehicle inventory parking facility in support of the existing Lexus of Cerritos dealership located within the Cerritos Auto Square; and
WHEREAS, all customer vehicle drop-off, pick-up, sales, and customer-facing activities will continue to occur exclusively at the existing Lexus of Cerritos dealership located at 18800 Studebaker Road; and
WHEREAS, Chapter 22.28 of the Cerritos Municipal Code does not permit automobile repair uses within the Industrial (M) zoning designation; and WHEREAS, Chapter 22.29 of the Cerritos Municipal Code conditionally permits automobile repair uses within the Industrial/Commercial (MC) zoning designation; and WHEREAS, Development Map Amendment 2026-2 proposes to amend the zoning designation of the subject property from Industrial (M) to Industrial/Commercial (MC) to facilitate the proposed automotive-related use; and
WHEREAS, the proposed development map amendment will support the continued operation and expansion of the Lexus of Cerritos dealership, further strengthening the Cerritos Auto Square and supporting continued sales tax generation within the City; and WHEREAS, a public hearing to consider Development Map Amendment 2026-2 was Exhibit 1
Proposed City Council Ordinance
Development Map Amendment 2026-2
13 set and held before the Cerritos Planning Commission on August 5, 2026, at 7:00 p.m., and notice of the hearing was duly given and appropriate testimony and comments have been made as part of the record; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on August 5, 2026, and after receiving the staff report, hearing all testimony, and considering all the evidence, voted 4-0 to adopt Resolution No. PC 2026-23 recommending approval of Development Map Amendment 2026-2; and
WHEREAS, a public hearing to consider Development Map Amendment 2026-2 was set and held before the Cerritos City Council on August 24, 2026, at the hour of 7:00 p.m., and notice of hearing was duly given and appropriate testimony and comments have been made a part of the record.

THE CITY COUNCIL OF THE CITY OF CERRITOS DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. The City Council hereby specifically finds that all of the facts set forth in the recitals above of this Ordinance are true and correct and incorporated herein.

SECTION 2. Development Map Amendment 2026-2 will change the zoning designation of the subject property located at 17600 Crusader Avenue, Cerritos, California (APN 7034-017-019) from Industrial (M) to Industrial/Commercial (MC); and SECTION 3. The City of Cerritos Development Map as previously adopted and amended shall be further amended to incorporate these changes.

SECTION 4. Based on substantial evidence presented to the City Council during the public hearing regarding Development Map Amendment 2026-2, the City Council makes the following findings, pursuant to Section 22.90.500 of the Cerritos Municipal Code:

A. DMA 2026-2 is consistent with the goals and policies of the Cerritos General Plan pertaining to land use. Policy LU-3.6, Goal LU-4, Policy LU-6.1, and LU-9.4 of the General Plan call for the City to ensure that adjacent land uses are compatible, encourage compatible land uses to locate in appropriate areas of the City, to assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood. The proposed amendment changes the zoning designation of the subject property to Industrial/Commercial (MC), thereby facilitating a transition to a compatible automotive-related use consistent with surrounding industrial/commercial development. The type and intensity of use will remain consistent with surrounding industrial/commercial and open space areas, and no adverse land use impacts are anticipated. Furthermore, DMA 2026-2 is consistent with the goals of the City's Economic Development Strategic Plan, to leverage the existing strength in auto sales by taking full advantage of market opportunities. As such, in order to improve the competitiveness of the Cerritos Auto Square operations at the Lexus of Cerritos dealership, OMA 2026-2 will allow for operational expansion in support of the auto square.

B. DMA 2026-2 will be in the public interest by reason of a balanced consideration of public necessity, convenience, health, safety, efficiency, economy, amenity, general welfare and sound planning and development practice. The proposed amendment will include changes to the zoning designation of the subject property, facilitating a 14 transition to a compatible automotive-related use consistent with surrounding industrial/commercial development.

C. DMA 2026-2 provides for a reasonable use of properties. The amendment seeks to change the zoning designation of the subject property to conditionally permit automobile repair uses. By allowing automobile repair uses to be permitted at the subject property under the Industrial/Commercial zone, the City can further promote the expansion of the Cerritos Auto Square, while allowing for uses that support existing Cerritos Auto Square operations and promoting uses that are viable to the property and compatible with adjacent land uses.

D. Pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA), this project is exempt from CEQA review, under a common sense exemption for projects where it can be seen with certainty that there is no possibility that the activity in question may have a significant effective on the environment. The subject property is a vacant lot where an industrial building has been previously approved, and the proposed change of zoning designation and use are administrative procedures to allow for a newly proposed use within a previously entitled building.

Furthermore, the proposed project (i) by virtue of its location, will not impact a sensitive environmental resource of hazardous or critical concern; (ii) will not have a cumulative impact on the environment through successive projects of the same type, in the same place, over time; (iii) does not have any unusual circumstances that will have a significant effect on the environment; (iv) does not impact a scenic highway; (v) is not located on a hazardous waste site; and (vi) will not adversely impact a historical resource.

SECTION S. Based on the above findings, Development Map Amendment 2026-2 is hereby approved.

SECTION 6. The City Clerk shall certify to the passage of this ordinance and cause same to be posted as required.

SECTION 7. The City Clerk shall transmit a copy of this ordinance to the Los Angeles County Assessor within thirty days of its adoption in accordance with the provisions of Section 65863.5 of the California Government Code.

PASSED, APPROVED AND ADOPTED this 24th day of August, 2026.

Lynda Provide Johnson, Mayor
ATTEST:

Cynthia Nava, City Clerk
15 CITY OF CERRITOS
RESOLUTION NO. 2026-_

A RESOLUTION OF THE CERRITOS CITY COUNCIL APPROVING
CONDITIONAL USE PERMIT 2026-2, A REQUEST BY AUTONATION
INC., TO PERMIT THE OPERATION OF A NON-CUSTOMER-FACING

AUTOMOTIVE REPAIR FACILITY, PRIVATE CAR WASH, AND VEHICLE PARKING FACILITY AT 17600 CRUSADER AVENUE, CERRITOS,
CALIFORNIA, 90703, TO SUPPORT THE EXISTING LEXUS OF CERRITOS DEALERSHIP, LOCATED AT A SEPARATE SITE. THE SUBJECT PROPERTY IS LOCATED AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA 90703 (APN 7034-017-019).

WHEREAS, an application for a development proposal has been duly filed by:

AutoNation, Inc./Lexus of Cerritos
201 SW 1st Ave., 14th Floor
Fort Lauderdale, FL 33301
WHEREAS, a proposal has been submitted requesting conditional use permit approval to permit an automobile repair facility within a new industrial building 17600 Crusader Avenue, Cerritos, California, 90703.

WHEREAS, the property in question is described as follows:

See attached
WHEREAS, a public hearing to consider said application was set and held before the Planning Commission on the 5th day of August 2026 at the hour of 7:00 p.m., and notice of the hearing was duly given; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on August 5, 2026, and after receiving the staff report, hearing all testimony, and considering all the evidence, voted 4-0 to adopt Resolution No. PC 2026-24 recommending approval of Conditional Use Permit 2026-2 for the subject property; and
WHEREAS, a public hearing to consider the proposed project was set and held before the Cerritos City Council on the 24th day of August 2026 at the hour 7:00 p.m., and notice of said hearing was duly given, with appropriate testimony and comments made part of the record.

NOW THEREFORE, THE CilY COUNCIL OF THE CITY OF CERRITOS does find, determine and declare:

SECTION 1. All of the above recitals are incorporated herein. SECTION 2. The Cerritos City Council makes the following findings:

1. The proposed conditional use permit conforms with the Cerritos General Plan. Under the approval of Development Map 2026-2 the subject property has been designated Industrial/Commercial (MC), which is intended to provide for a variety of industrial and compatible support commercial uses, and the proposed development Exhibit 2
Proposed City Council Resolution
Conditional Use Permit 2026-2
16 consists of an auto reconditioning facility that will support commercial operations in the Cerritos Auto Square. Goal LU-2 of the 2004 General Plan calls for a balance of land uses, and the proposed project meets this goal by maintaining consistency with the adopted land use plan, which was designed to maintain a balance between residential, commercial, and industrial land uses.

2. The proposed conditional use permit conforms with the applicable land use zone. Under the approval of Development Map 2026-2 the subject property will be zoned Industrial/Commercial (MC), and the proposed project will be an automobile repair facility with accessory uses, which is listed as a conditionally permitted use in said zone in accordance with Chapter 22.29 of the Cerritos Municipal Code. The proposed project meets the intensity and site development standards set forth in the Cerritos Municipal Code for this zone.

3. The site for the proposed use is adequate in size, shape, topography, accessibility and other physical characteristics to accommodate the proposed use and development in a manner compatible with existing and potential surrounding uses.

The subject use is proposed inside a previously approved industrial building that is sufficient in size to accommodate the proposed use. Accessibility within and around the subject site will be provided by vehicular driveways and pedestrian pathways in accordance with the Los Angeles County Building Code, which is adopted by reference in the Cerritos Municipal Code and which contains minimum requirements for site accessibility consistent with the 1990 Americans with Disabilities Act (ADA).

4. The site for the proposed use has adequate access to utilities and other services required for the proposed use. The subject property, though currently vacant, is connected to existing electrical, water, sewer, and stormwater lines, all of which will be required for the function of the proposed use.

5. The proposed use will be arranged, designed, constructed, operated and maintained, as to be compatible with the intended character of the area and shall not change the essential character of the area from that intended by the Cerritos General Plan and the applicable land use zone. The subject property meets the site development standards of the Industrial/Commercial (MC) zone governing arrangement, design, and construction. The proposed use is consistent with the stated character of the MC land use zone, as it is a professional service business.

6. The conditions of approval attached to this report are necessary to implement the intent and purpose of the Cerritos Municipal Code. Said conditions of approval clarify such areas as operation, maintenance, and the type and location of various site elements.

7. Pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines, the proposed project is exempt from CEQA review. Any potential adverse impact can be reduced to a level of insignificance through the standards of development included in the Development Code, the City's precise plan and design review process, other Municipal Code requirements, and the conditions of approval of Conditional Use Permit 2026-2. Furthermore, the proposed project (i) by virtue of its location, will not impact a sensitive environmental resource of hazardous or critical concern; (ii) will not have a cumulative impact on the environment through successive projects of the same type, in the same place, over time; (iii) does not 17 have any unusual circumstances that will have a significant effect on the environment; (iv) does not impact a scenic highway; (v) is not located on a hazardous waste site; and (vi) will not adversely impact a historical resource.

Accordingly, none of the exceptions to categorical exemptions set forth in the CEQA Guidelines, Section 15300.2, apply to this project.

SECTION 3. PURSUANT TO THE ABOVE FINDINGS, IT IS RESOLVED that the Cerritos City Council approves Conditional Use Permit 2026-2 subject to all related conditions of approval.

PASSED, APPROVED and ADOPTED this 24th day of August 2026.

Lynda Provide Johnson, Mayor
ATTEST:

Cythnia, City Clerk
18 LEGAL DESCRIPTION
THB LAND ltEFERRBD TO HEREIN JIBLOW lS 8llUA11ID lN THE CITY OF CERRITOS, IN nm COUNTY OF LOS AN0ELES.STAT6 OF CALIFOR.'HA, AND JS DESCRJBED AS FOLLOWS:
ntAT PORTION OF LOT 3 OP TRACI' NO, SS/8. IN TIIB aTY OP CBRlUTOS, COUNTY OJ> LOS ANGBLES, STATB OF CALlfORNIA. AS PER MAP RECORDED JN BOQK 64. PAOii l7 Of MAPS, IN THE omCE OF me COUNTY RECORDER OF SAID COUNl'Y, TOGETHBR.'WITH THAT 'PORTION OF A snw> OF LAND 1.0CATBD JN THE NORTHEAST QUAATBJt OF Tim NORTBRAST QUARTER OF SEC'ffON JS. TOWNSHIP 3 SOUTH, RANGE 12 WEST, IN' nm RANCHO LQS CA VOTES, AS SAID PORTIONS WHR2 ACQUlREO 1N PARCEL I, AND PAR.CBI.2, BYTAESTATBO:PCAIJFORNIA.BYDimDimCORDED MAY 16,, 1957 ASlNSTRUMENrN0, 1928 IN BOOK 54518. PAGE J 11 OF OFFICIAL RECORDS, AND BBING .BOUNDED EASTERLY BY THB FOU.OWJNO

DBSCRIBBO
BEGI!OONO AT TiiB MOST WBSTEIU,Y CORNBR. OF THAT CERTAlN PARCEL OP LAND ACQum.Et> BY T.BE STATE OF CALJF0RNJA BY DBED RECORDED lN BOOK. D-2206, PAGE ft4S OP omCIAL RECORDS 1N SA'ID omen; 11mNC£ ALONG THB NOlrIHERLY PR.OLONGATION OF THE WESTERLY L1NB OF LAST CERTAIN PARCBLSOACQUIRBDNOllTH l8"3l'ZJ•WBST,312.:S2;THENCENORIBBRLYlNADIRF.CTLINE'l'OAPOINT IM nIB NORTHBASTBIU.\' LINE OF PARCEL 2 OF FJR.ST SAID CBR.TAlN PAltCEL OF LAND DISTANT SOUTHEASTERLY'J'HERJ!ON1J4,83EJm'fFORMTH£MOSTNOltTHBRLYCORNBROFSAIDPARCEL2. sxcm nlEREFltOM All MINERALS. OU.. OASES AND OTHER. HYDROCARBON 8Y WHATSOEVER NAMB KNOW THAT MAY .BE WITHIN OF UNDER. 1llE PARCEL OF LAND HEREIN ABOVE DBSCRlBED WITHOUT, HO\Vfi.VER, THE IUGHT TOD~ DIG OR. MJNE THROUGH nm SURFACE THEREOF, AS EXCBPTED .AND RSSBR.VED IN lHAT CERTAIN DBBD FROM THE STATE Of CALlFORNIA TO J\SSOCIATBD S01.11'Hl!RN INVESTMENT COUPANY, lffiCORDBD JA"'NUAJY 2, 1968 AS INSTRUMENT NO. ISll lN BOOK D,3874, PAGE 1091ITSEO,OfOFFICJAL'.RECOllDS.INTitEOFFlCEOFTHBCOUNTYRECORDl3llOJ:SAIDCOUNTY.

APN:7034-017-019
Attachment
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MINUTES EXCERPT

REGULAR PLANNING COMMISSION
MEETING OF AUGUST S, 2026
Review and consideration to waive full reading of and adopt A RESOLUTION OF THE CERRITOS PLANNING COMMISSION RECOMMENDING THAT THE CERRITOS CilY COUNCIL APPROVE DEVELOPMENT MAP AMENDMENT 2026-2, A REQUEST TO AMEND THE CERRITOS DEVELOPMENT MAP BY CHANGING THE ZONE CLASSIFICATION OF APPROXIMATELY ±3.93 ACRES OF LAND, LOCATED AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA 90703 (APN 7034-017-019), FROM INDUSTRIAL (M) TO INDUSTRIAL/COMMERCIAL (MC).* Review and consideration to waive full reading of and adopt A RESOLUTION OF THE

CERRITOS PLANNING COMMISSION RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT 2026-2, A REQUEST BY AUTONATION INC., TO PERMIT THE OPERATION OF A NONCUSTOMER-FACING AUTOMOTIVE REPAIR FACILilY, PRIVATE CAR WASH, AND VEHICLE PARKING FACILITY AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA, 90703, TO

SUPPORT THE EXISTING LEXUS OF CERRITOS DEALERSHIP, LOCATED AT A SEPARATE SITE. THE SUBJECT PROPERTY IS LOCATED AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA 90703 (APN 7034-017-019).*
*Pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA), this project is exempt from CEQA Review.

A staff report was given by Associate Planner Mary Balderrama and Senior Planner Jeremy Loh. A PowerPoint presentation was displayed, providing details about the applicant's proposal to amend the City's zoning map, and Conditional Use Permit 2026-2 to conditionally permit automobile repair and service uses within a previously entitled building on a privately-owned property located at 17600 Crusader Avenue, Cerritos, California, 90703. Ms. Balderrama and Mr. Loh concluded their presentation by stating that the project applicants and environmental consultant are available to answer any questions the Commission may have.

Discussion followed regarding potential noise impacts on the nearby school, the discharge of car wash water into the storm drain system, property ownership, the purpose and duration of the Conditional Use Permit, customer access to the facility, and the original intent of the Cerritos General Plan.

Chair Ao opened the public hearing. The project applicant, Nina Raey, representing AutoNation, clarified that the facility would serve only the Lexus dealership and addressed questions regarding construction activities and safety measures during construction.

Seeing and hearing no other speakers wishing to address the Planning Commission, Chair Ao closed the public hearing.

MOTIONS: It was moved by Vice Chair Chauhan and seconded by Commissioner Reyes to waive full reading of and adopt Resolution No. 2026-23: Review and consideration to waive full reading of and adopt A RESOLUTION OF THE CERRITOS PLANNING COMMISSION

RECOMMENDING THAT THE CERRITOS CITY COUNCIL APPROVE DEVELOPMENT MAP AMENDMENT 2026-2, A REQUEST TO AMEND THE CERRITOS DEVELOPMENT MAP BY CHANGING THE ZONE CLASSIFICATION OF APPROXIMATELY ±3.93 ACRES OF LAND, LOCATED AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA 90703 (APN 7034-017- 019), FROM INDUSTRIAL (M) TO INDUSTRIAL/COMMERCIAL (MC).* Exhibit 3
Planning Commission Meeting Minutes Excerpt
August 5, 2026
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It was moved by Vice Chair Chauhan and seconded by Commissioner Reyes to waive full reading of and adopt Resolution No. 2026-24: Review and consideration to waive full reading of and adopt A RESOLUTION OF THE CERRITOS PLANNING COMMISSION RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT 2026-2, A REQUEST BY AUTONATION INC., TO PERMIT THE OPERATION OF A NON-CUSTOMER-FACING

AUTOMOTIVE REPAIR FACILITY, PRIVATE CAR WASH, AND VEHICLE PARKING FACILITY AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA, 90703, TO SUPPORT THE EXISTING LEXUS OF CERRITOS DEALERSHIP, LOCATED AT A SEPARATE SITE. THE SUBJECT PROPERTY IS LOCATED AT 17600 CRUSADER AVENUE, CERRITOS, CALIFORNIA 90703 (APN 7034-017-019).*
*Pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA), this project is exempt from CEQA Review.

The motion carried (4-0) as follows:

AYES:

NOES:

ABSENT: ABSTAIN:

Ao, Chauhan, Surti, Reyes
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EXHIBIT 5
Aerial Map
Development Map Amendment 2026-2
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Exhibit S
23 1 View of the existing vacant lot, with temporary Cerritos Auto Square vehicle inventory parking, facing north.
2 View of the vacant lot facing east.
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EXHIBIT 9
Floor Plan
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
27 July 29, 2026 Ms. Amanda Acuna
City of Cerritos
Department of Community Development
18125 Bloomfield A venue
Cerritos, CA 90703
LLG Reference: 2.26.5117.1
Subject: Traffic and VMT Impact Assessment for the Proposed AutoNation Lexus Service Center Annex Project
Cerritos, California
Dear Ms. Acuna:

Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit the findings of this Traffic Impact, VMT Impact, and Parking Assessment for the proposed AutoNation Lexus Service Center Annex Project located at 17600 Crusader Avenue on the northeast terminus of Crusader Avenue north of 183rd Street in the City of Cerritos, California. The site is currently vacant and has been entitled for a 75,514 square-foot SF warehouse building, which includes 6,000 SF of office area, and ten (10) truck loading dock bays. This analysis evaluates the potential traffic and VMT impacts associated with the proposed Service Center Annex Project based on Los Angeles County Public Works Transportation Impact Analysis Guidelines (July 23, 2020).

PROJECT LOCATION AND DESCRIPTION
The Project site is currently vacant with access provided via two (2) driveways along the cul-de-sac at the northerly terminus of Crusader Avenue. Figure I, attached, presents a Vicinity Map that illustrates the general location of the Project site and surrounding street system while Figure 2 presents an existing site aerial.

The Project applicant obtained entitlements to construct a 75,514 SF warehouse building. The Project applicant at this time is proposing to change the land use designation and use of the building to allow non-customer facing automotive repair, private car wash, and inventory parking facility ('·Service Center Annex") LLG.
2 Executive Circle
Suite 250
Irvine, CA 92614
949.825.6175 T
949.825.5939 F
www.llgengineers.com
Pasadena
Irvine
San Diego
David S. Sh ender. PE
John A. Boarman, PE
Richard E. Barretto, PE
Keil D. Maberiy, PE
KC Yell•pu, PE
Dave Rosemen, PE
EXHIBIT 10
Traffic Impact Assessment - 2026
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
28 Ms. Amanda Acuna
July 29, 2026

in support of the existing AutoNation Lexus of Cerritos dealership at 18800 Studebaker Road located approximately 0.8 miles from the Project site. Specifically, the facility will include 66 automotive service stalls, alignment bays, detail bays, a private car wash, parts storage and receiving areas, employee breakrooms, locker rooms, restrooms, office space, inventory storage, and structured vehicle parking areas. It should be noted that at completion of the Service Center Annex Project, approximately 40% of the service center employees will remain at the existing dealership site to process the customer vehicles and conduct simple oil change/maintenance services, which comprises approximately 30% of all service. The Service/Parts Department will operate 7:00 AM to 6:00 PM Monday through Friday and Saturday 8:00 AM to 5:00 PM with limited Sunday operations 10:00 AM to 7:00 PM.

Access for the proposed Project site will be provided via two (2) full-movement driveways along the northerly terminus of Crusader Avenue. Figure 3 presents the proposed site plan for the proposed use change, prepared by Wagner Architecture Group.

As indicated by the Applicant, there are currently approximately 60 service center employees located at the existing dealership, of which approximately 36 employees (60%) will be relocated to the new Service Center Annex. In addition, the service department will eventually expand to approximately I 00 employees, of which 60 employees (60%) will work at the service center annex and 40 employees (40%) will work at the existing dealership site.

PROJECT TRAFFIC CHARACTERISTICS
Trip Generation Forecast Comparison
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land use. Generation equations and/or rates used in the traffic forecasting procedure are typically found in the Trip Generation Manual, published by the Institute of Transportation Engineers (ITE) [Washington D.C.]. If the Project land use is not contained within the current ITE Trip Generation Manual, then empirical data from similar sites can be utilized or the trip generation can be based on operational characteristics, which is the case for this proposed use change analysis. It should be noted that the entitled project trip generation for the approved warehouse project on the site, and included in the approved 17600 Crusader Avenue Warehouse Traffic & VMT and Parking :S 'i, 00 2.lt>cq J 7 - .\uloN'anon L-!'<US Ser,.1~e Center. Cerntos Repon 511 7 - Au10N'anon Le"us Ser.w e Center Anne'( Jr3ffic and \"~IT lmp.1et A~ ~ sment Lener Report - Cemros, v7-: Q.2t, dot:'-'C
LLG.
29 Ms. Amanda Acuna July 29, 2026

Assessment Letter Report (08-15-22), prepared by LLG, was based on the ITE Trip Generation Manual.

Table 1, attached, summarizes the trip generation rates used in forecasting the vehicular trips generated for the entitled land use and also presents the proposed use change's net forecast peak hour and daily trip generation. As shown in the middle portion of Table 1, the trip generation potential of the entitled warehouse project was estimated using ITE Land Use 150: Warehousing trip rates and both autos and trucks, generated by the entitled warehouse project using recommended factors published in the Truck Trip Generation Study - City of Fontana, August 2003. Consistent with standard traffic engineering practice, passenger car equivalent (PCE) factors have been utilized due to the expected heavy truck component of the Project uses. A PCE factor of 1.5, 2.0, and 3.0 has been applied to large 2-axle, 3-axle, and 4+-axle trucks, respectively. As shown, the entitled warehouse project is forecasted to generate 156 gross daily vehicle trips (one half arriving, one half departing), with 33 gross vehicle trips (25 inbound, 8 outbound) produced in the AM peak hour and 36 gross vehicle trips ( l 0 inbound, 26 outbound) produced in the PM peak hour. Next, the entitled warehouse project (Row [A]) is forecasted to generate 199 daily PCE trips (one half arriving, one half departing), with 43 PCE trips (33 inbound, 10 outbound) produced in the AM peak hour and 46 PCE trips (13 inbound. 33 outbound) produced in the PM peak hour. It should be noted that these estimates include the conversion oftruckrelated trips to passenger car equivalents (PCE).

The trip generation forecast for the proposed use change was calculated based on a combination of empirical data collected by observations at the service area of the existing AutoNation Lexus Dealership during the AM peak period (7:00 AM - 9:00 AM) and PM peak period ( 4:00 PM - 6:00 PM) on a typical weekday condition and operational characteristics of the proposed Service Center Annex. Specifically, the empirical traffic counts were conducted on Wednesday and Thursday, July 8, 2026 and July 9, 2026, respectively, at the existing Lexus service area and are summarized in Appendix A, attached.

Review of the lower portion of Table 1 shows that the proposed use change (Row [BJ) is forecast to generate 284 daily vehicle trips (one half arriving, one half departing), with 69 vehicle trips (63 inbound, 6 outbound) produced in the AM peak hour and 74 vehicle trips (5 inbound, 69 outbound) produced in the PM peak hour based on the following operational characteristics and assumptions:
• Based on discussion with the Lexus General Manager and Service Center Manager, only 60% of the Service Center employees will be relocated to the '.\' ~IOU ~105 1. 7 - . .\uro;lrlanon l~xus s~r.1ce Cemer, C~rn1os R ~port 5117 • .-\uto~ anon Le"<us $c;"n.1ce Co?nier <\nn~"< T1 aftic :mJ \".\IT hnp.:tet .\.:»~smem Len~r Report - Cerrno::., 07-::!9-2o doc,
LLG.
30 Ms. Amanda Acuna
July 29, 2026

new facility, since the Service Center Assistant Managers and all oil change services, which comprises 30% of all service, will remain at the Dealership site. This equates to a total of 60 employees under the future condition for the total of I 00 service center employees [36 existing employees (60 x 0.60) to be relocated and 24 new employees (40 x 0.60)].
• The trip generation for the vehicle service operation, which will consist of service vehicles being portered from the dealership to the new facility, was determined based on the average of two days (Wednesday and Thursday) of trip generation counts conducted at the existing AutoNation Lexus Service Center and assumes 70% of existing trip generation vehicles (30% will remain at the dealership for oil change service) will be portered to and from the new facility within the same hour in the same pattern. This applies to the total daily service trip generation as well, which was provided by the dealership for the two count days. [It should be noted that this existing trip generation represents only new trips at the Project site and on Crusader Avenue and technically not new trip generation to the surrounding area.] • The trip generation for the employees (36) that will be relocated to the new facility assumes that 60% of the 60 existing Service Center employees (36) will relocate to the new facility and that 80% conservatively an-ive and depart during the AM peak hour and PM peak hour, respectively, (Service Center Hours: 7:00 AM - 6:00 PM). In addition, the daily trip generation assumes that 25% of relocated facility employees leave the site for lunch/break time. • The trip generation for the new employees (24) for the new facility assumes that 60% of the 40 new Service Center employees (24) will report to the new site and that 80% conservatively arrive and depart during the AM peak hour and PM peak hour, respectively, (Service Center Hours: 7:00 AM- 6:00 PM).

In addition, the daily trip generation assumes that 25% of new facility employees leave the site for lunch/break time.

Lastly, as shown in the bottom of Table 1, the proposed use change to accommodate a AutoNation Lexus Service Center Annex is forecasted to generate 85 net greater daily trips ( one half arriving, one half departing), with 26 net greater trips ( + 30 inbound, -4 outbound) produced in the AM peak hour and 28 net greater trips (-8 inbound, +36 outbound) produced in the PM peak hour when compared to the entitled warehouse project trip generation forecast.

As a result, based on the net Daily, AM peak hour, and PM peak hour trip generation increase with the proposed use change (i.e. < 110 net daily trips threshold contained in the Los Angeles County Public Works Transportation Impact Analysis Guidelines), the proposed land use change will not adversely impact the surrounding 100 ..22t,<-J Ji~ -\um'.'o:mon Le'!(US Ser.tee Cen1er. Cernios Repon 51 I 'l - Auto~atmn Lexu... Serm:.e Center .\nne~ TrJffic and V:\IT Impact A~ smenr Lener Report - Cemtos, 07-:!:0-:!o 1.:foc: ...

LLG.
31 Ms. Amanda Acuna
July 29, 2026

transportation system and does not require the preparation of a traffic analysis that includes LOS.

SB 743 VMT ASSESSMENT
On September 27, 2013, Governor Brown signed Senate Bill (SB) 743. Under SB 743, the focus of transportation analysis pursuant to CEQA will shift from driver delay, or level of service (LOS), to reduction of vehicle miles traveled (VMT), reduction in greenhouse gas emissions, and creation of multimodal networks and promotion of mixed-use developments. In December 2018, the California Natural Resources Agency certified and adopted amendments to the CEQA Guidelines implementing SB743 with a target implementation date of July 1, 2020.

The County of Los Angeles recently adopted thresholds of significance for determining significant transportation impacts consistent with the requirements of SB 743, and the following summarizes our VMT Assessment consistent with the Los Angeles County Public Works Transportation Impact Analysis Guidelines (July 23, 2020). Section 3. California Environmental Quality Act (CEOA) Transportation Impact Analysis Process and Section 3.1 - Development Projects provides guidance regarding VMT screening and impact criteria for development projects. The following summarizes the VMT screening assessment for the proposed AutoNation Lexus Service Center Annex Project, accordingly, based on said Guidance: Given the trip characteristics associated with the proposed use change, which consists of a combination of new service center traffic that will travel between the existing dealership and the proposed Project site at 17600 Crusader Avenue (i.e. 0.8 miles) and new employee traffic from 40 additional future service employees, the VMT screening assessment only applies to the traffic associated with the new future 24 employees (60% x 40 employees) that will report to the Project site, since the VMT of 0.8 VMT per employee (porter) associated with the new service center traffic between the dealership and the Project site is well below the jurisdictional (South County) Baseline average VMT of 18.4 VMT per employee and VMT impact criteria of 15.3 VMT per employee (16.8% Below Area Baseline) and therefore can be discounted. As shown in Table I, the forecast trip generation for the 24 new future employees for the Project site is 60 daily trips as detailed above.

Therefore, the use change was analyzed using the non-retail project trip generation screening criteria identified in the Transportation Impact Analysis Guidelines.

According to Section 3.1.2.1. Non-Retail Proiect Trip Generation Screening Criteria, 51 OO~:!ti5 I .., - .\u10::-.,;a1.,m Le,;:us Ser,,,ce Center, c~rn1os Report" 51, 7 . Auto!\"anon Le,r;us Ser-.1c~ Cem er Anne'I: Traffic anJ v~rr I mpac1 A.~,;mt;11I Li:-ne-r Re-pon - Cem to~. 07<~(L 2t, do,;«
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32 Ms. Amanda Acuna
July 29, 2026

non-retail development projects that do not generate a net increase of 110 or more daily vehicle trips do not require further analysis and a less than significant determination can be made. As a result, since the proposed AutoNation Lexus Service Center Annex use is forecasted to generate 60 new daily employee trips (38 net daily vehicle trips compared to the existing entitlement), this use change could be screened from a VMT analysis and could be presumed a less than significant impact on VMT, per the Los Angeles County Public Works Transportation Impact Analysis Guidelines (July 23, 2020).

SITE ACCESS AND ON-SITE CIRCULATION EVALUATION
As shown in Figure 3, access to the Project site will be provided via two (2) fullmovement driveways along the northerly terminus of Crusader Avenue. The northerly driveway will be primarily for service vehicles and deliveries, whereas the easterly driveway will be primarily for employee traffic. In addition, given the location of the Project site's driveway along the curvature of the cul-de-sac, sight distance will be adequate without the need for a detailed sight distance analysis. Based on our review of the site plan, the overall layout does not create any unsafe vehicle-pedestrian conflict points and the driveway throating is sufficient such that access to parking spaces is not impacted by internal vehicle queuing/stacking. Driveway alignment and curb return radii have been confirmed and are adequate for large trucks.

CONCLUSION
Based on the results of the aforementioned net trip generation forecast of the proposed 75,514 SF AutoNation Lexus Service Center Annex building, which is 85 net greater daily trips ( one half arriving, one half departing), with 26 net greater trips ( + 30 inbound, -4 outbound) produced in the AM peak hour and 28 net greater trips (-8 inbound, + 36 outbound) produced in the PM peak hour on a ·'typical" weekday, we conclude that the proposed change in land use designation and use of the property will not adversely impact the surrounding transportation system based on the " 110 daily trip" threshold. Therefore, using the Los Angeles County Public Works Transportation Impact Analysis Guidelines " 110 daily trip'' threshold, the proposed use change would not require any specific intersection analysis.

In addition, given that the proposed use change to accommodate a 75,514 SF AutoNation Lexus Service Center Annex is a non-retail development project that does not generate a net increase of 110 or more daily vehicle trips, this use change could be screened from a VMT analysis and could be presumed a less than significant '.'< ' 100 .2'Zf>~I 1 7 • AutoS.1bon L.='1:US Ser\-1ce Centl!r, Cerntos Rc!JXH1 5117 - Auto!'iation Lt!\.o,J.S Seru ce Center ,..\nnex Traffic and ·v~rr ImpJ..::t .-\: .. '.e·'imenl Lener Report -Cerntos. ,Ji-~Q-26 do~"
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33 Ms. Amanda Acuna July 29, 2026 Page7
impact on VMT, per the Los Angeles County Public Works Transportation Impact Analysis Guidelines.
* * * * * * * * * *
We appreciate the opportunity to provide this Traffic and VMT Impact Assessment.

Should you need further assistance, or have any questions regarding this analysis, please call us at (949) 825-6175.

Very truly yours,
Linscott, Law & Greenspan, Engineers
/U~
Keil D. Maberry, P.E.

Principal
Attachments
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AUTON A TION LEXUS SERVICE CENTER ANNEX, CERRITOS
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37 TABLE 1 LLG.

PROJECT TRIP GENERATION FORECAST1

AUTONATION LEXUS SERVICE CENTER ANNEX, CERRITOS
ITE Land Use Code/ Daily AM Peak Hour PM Peak Hour
Project Description 2-Way Enter Exit Total Enter Exit
Trip Generation Factors:
150: Warehousing (TE/TSF) 2 2.10 0.339 0.101 0.440 0.134 0.346 Passenger Cars - 80.3% of Daily (TE/TSF) 1.686 0.272 0.081 0.353 0.108 0.277 2-Axle Trucks - 5.2% Daily (TE/TSF) 0.109 0.018 0.005 0.023 0.007 0.018 3-Axle Trucks -- 4.5% Daily (TE/TSF) 0.095 0.Ql5 0.005 0.020 0.006 0.016 4+ Axle Trucks - 10.0% Daily (TE/TSF) 0.210 0.034 0.010 0.044 0.013 0,035 Entitled Trip Generation Forecast:
150: Warehouse Building (75,514 SF)
Passenger Cars 125 20 7 27 8 21
2-Axle Trucks 8 I 0 I I I
3-Axle Trucks 7 I 0 I 0 I
4+ Axle Trucks 1.§. .l l 1 l .l
Entitled Warehouse Gross Trio Generation Forecast 156 25 8 33 JO 26 PCE3 Entitled Trip Generation Forecast:
1S0: Warehouse Building (75,514 SF)
Passenger Cars 125 20 7 27 8 21
2-Axle Trucks 12 2 0 2 2 I
3-Axle Trucks 14 2 0 2 0 2
4+ Axle Trucks ...2 .l Jl .l ...2
PCE Warehouse Trip Generation Forecast [A/ 199 33 JO 43 13 33 Proposed Pro[ect Trie Generation Forecast:

AutoNation Lexus Service Center Annex
Existing Service Program4 134 15 6 21 5 21 Existing Employees (60) 5 90 29 0 29 0 29 New Employees (40) 6 _QQ li Q li Q li
Proposed Project Trip Generation Forecast /BJ 284 63 6 69 5 69 Net Project Trip Generation Forecast /BJ-/A/ +8S +30 -4 +26 -8 +36 6 TEffSF = Trip End per 1,000 Square Feet of Gross Floor Arca Source: Trip rates based on Trip Generation, II th Edition. Institute of Transportation Engineers (!TE). Washington. D.C'. (2021), Recommended mix of traffic, including mix of 2-axle, 3-axle and -!+axle trucks, based on Truck Trip Generation Study City of Fontana.

August 2003 average rate used.

Based on !TE Warehouse land use Code 150 trip generation equation:
• Daily: T = l.58(5) + 38.29
• AM peak hour: T = O. l 2(S) + 23.62
• PM peak hour: T = 0.12(S) + 26.48
All 2-axle, 3-axle and 4+axles trucks converted to passenger car equivalents using a factor of 1.5 vehicles per truck, 2.0 vehicles per truck, and 3.0 vehicles per truck, respectively,
Based on trip generation counts conducted at the existing AutoNation Lexus Service Center and assumes 70% of existing trip generation vehicles will be portered to and from the new facility within the same hour in the same pattern. Daily trips based on 70% of total daily service.

Assumes that 60% of the 60 existing Service Center employees (36) will relocate to the new facility and that 80% arrive and depart during the AM peak hour and PM peak hour, respectively, In addition, assumes that 25% ofrelocated facility employees leave the site for break/lunch.

Assumes that 60% of the 40 new future Service Center employees (24) \\ill report to the new facility and that 80% arrive and depart during the AM peak hour and PM peak hour, respectively. In addition, assumes that 25% of new facility employees leave the site for break/lunch.

Total 0.480

0.385

0.025 0.022 0.048
29 2
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1 36
29 3
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74 +28
38 TIM EST AMP
6:45AM - 7:00AM
7:00AM - 7:15AM
7: I SAM - 7:30AM
7:30AM - 7:45AM
7:45AM - 8:00AM
8:00AM - 8:15AM 8:15AM • 8:30AM 8:30AM - 8:45AM 8:45AM - 9:00AM 9:00AM - 9: I SAM
TOTAL

LEXUS SERVICE OF CERRITOS
18800 Studebaker Rd, Cerritos, CA 90703

IN OUTS NOTES
I 2 alreadv existine before I arrived
9 2 3 went in around side
2 2 3 went in around side
3 1 3 went in around side
6 4 I went in around side; I loaner in
2 2 3 went in around side; I loaner in; I loaner out
5 2 2 went in around side; 2 loaner in
7 I 2 went in around side: I loaner out
6 2 2 went in around side: I loaner in· 2 loaner out
3 I I went in aro und side; I loaner out
40 16 Total (7:00 AM - 9:00 AM)
Peak llour 20 9
4PM-6PM LATE AFTER1 00 COUNTS - WEDNE DAY,JULY 8, 2026
[ tl!111
3:45PM - 4:00PM NIA
4:00PM - 4:15PM 4 4 1 went in around side: 2 loaner out 4:15PM - 4:30PM 0 11 6 went in around side: I loaner in; I loaner out 4:30PM - 4:45PM I 6 3 went in around side; I loaner in 4:45PM - 5:00PM 1 12 2 went in around side
5:00PM - 5:15PM I 5 I loaner out
5:15PM - 5:30PM 0 .., .} I went in around side
5:30PM - 5:45PM I 5 I loaner in
5:45PM - 6:00PM 2 4 I went in around side
6:00PM - 6: 15PM N/A
TOTAL 10 so Total (4:00 PM - 6:00 PM)
Peak Hour 6 JJ
A-1
I
39 LEXUS SERVICE OF CERRITOS
18800 Studebaker Rd, Cerritos, CA 90703
,J·: ... .. ~,·-:··~•·;~7~\\l-9 \ ,\1'\IOR:\t;:,-;C,com-.-rs -'TIIURSDA \'. Jl1L \'-,9, 2026';~-.-~:-•.<-;-,.· .;.• t;~,:'/'

TIMESTAMP IN OUTS NOTES
6:45AM - 7:00AM 3 2 already existing before I arrived; I loaner existing in bay; I went in around side
7:00AM - 7: 15AM 2 0 2 went in around side; I loaner went in around side 7:15AM - 7:30AM 5 2 I went in around side 7:30AM - 7:45AM I 4 2 went in around side· l loaner out 7:45AM - 8:00AM 2 2 I went in around side
8:00AM - 8: I SAM 6 0 3 went in around side; l loaner in 8: I SAM - 8:30AM 4 2 2 went in around side; l loaner in: 1 loaner out 8:30AM - 8:45AM 7 5 2 went in around side
8:45AM - 9:00AM 5 2 I loaner in
9:00AM - 9: I SAM 4 4 l went in around side· l loaner in TOTAL 32 17 Total (7:00 AM - 9:00 AM)
Peak hour 22 9
4PM-6PM LATE AFTERNOON COU1 TS - THURSDAY, JULY 9, 2026 n oo~ • I'
3:45PM - 4:00PM NIA
4:00PM - 4:15PM 2 3 I went in around side; I loaner out; 1 loaner in 4:15PM - 4:30PM I 9 I went in around side;l loaner out; I loaner in 4:30PM - 4:45PM 2 6 2 went in around side; 2 loaner out 4:45PM - 5:00PM 2 6 I loaner in
5:00PM - 5:15PM I 7
5:15PM - 5:30PM I 2 2 went in around side; I loaner out 5:30PM - 5:45PM 4 7 3 went around side; 1 loaner in 5:45PM - 6:00PM 2 11 4 went around side 6:00PM - 6: I 5PM NIA
TOTAL 15 51 Total (4:00 PM- 6:00 PM)
Pe11k Hour 8
A-2
40 VISTA

ENVIRONMENTAL

MEMORANDUM
Date:

To:

From:

Project Location:

APN:

Project:

Subject:

July 30,2026
Amanda Acuna
Current Planning Manager
City of Cerritos
18125 Bloomfield Avenue
Cerritos, CA 90703
Jakki Tonkovich
Planner
Vista Environmental
17600 Crusader Avenue, Cerritos, California, 90703
7034-17-019
17600 Crusader Avenue- Proposed Change of Zoning Designation and Use Common Sense Exemption (CEQA Guidelines §15061(b))
Vista Environmental submits this memorandum in support of the Common Sense Exemption under the California Environmental Quality Act (CEQA) Guidelines Section 15061{b)(3). The City of Cerritos, acting as Lead Agency, has reviewed the proposed development map amendment and change of use to support an automotive repair, private car wash, and parking facility at 17600 Crusader Avenue (Subject Property) in support of the existing Lexus of Cerritos automotive dealership within the Cerritos Auto Square. The proposed use is intended to function as a non-customer facing remote service annex supporting operations for the existing Lexus of Cerritos dealership located at 18800 Studebaker Road, Cerritos, CA 90703, approximately 0.8 miles from the subject property.

The subject property was previously evaluated under CEQA under Conditional Use Permit 2022-23 and Precise Plan 2022-15, and determined to be exempt in January 2023. Under the proposed change of zoning designation, the proposed use will be fully contained in the previously entitled 75,514 square-foot building under Precise Plan 2022-15.

Based on the nature of the project as a zone and use change, and the surrounding conditions, it can be seen with certainty that there is no possibility that the proposed activity would result in a significant effect on the environment. Therefore, the project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).
17600 Crusader Avenue Project
City of Cerritos
EXHIBIT 11
Air Quality, GHG, and Noise Analysis - 2026
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
41 VISTA

ENVIRONMEN T AL
As such, the project does not result in new or more severe environmental impacts beyond those previously considered and remains consistent with the established development pattern of the area. Based on the nature of the project and the prior approvals for the site, it can be seen with certainty that there is no possibility that the proposed activity would have a significant effect on the environment. Therefore, the project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).

A categorical exemption cannot be used where there is substantial evidence supporting a fair argument that the project may result in a significant environmental effect. Substantial evidence must consist of facts, reasonable assumptions predicated on facts, and supported expert opinion; speculation or unsubstantiated opinion does not constitute substantial evidence.

Based on the technical studies prepared for the project, it can be seen with certainty that the proposed activity would not result in a significant effect on the environment. Accordingly, the project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3), and no unusual circumstances or other conditions exist that would support a reasonable possibility of a significant environmental impact.

1. PROJECT DESCRIPTION

1.1 Project Overview
The proposed project consists of a development map amendment for a zone change and a conditional use permit for a non-customer facing automotive repair, private car wash, and vehicle inventory storage facility located at 17600 Crusader Avenue within the incorporated limits of the City of Cerritos, California.

The proposed zone change and land use will support automotive-related uses associated with the existing Lexus of Cerritos dealership and includes automotive repair, detailing, a private car wash, and vehicle storage. As approved under Precise Plan 2022-15, the entitled project includes approximately 66 service stalls, alignment and detail bays, parts storage and receiving areas, employee breakrooms, locker rooms, restrooms, office space, and structured vehicle parking areas, as well as associated site improvements necessary to support the proposed uses, including surface parking, internal circulation, landscaping, utilities, and drainage infrastructure. The entitled building is designed as a modern industrial/commercial facility consistent with surrounding development patterns in the City of Cerritos.

1.2 Project Location
The project site is located at 17600 Crusader Avenue in the City of Cerritos, Los Angeles County, California.

The subject property is situated within a developed industrial area and is fully integrated into the City's existing roadway and utility infrastructure network.

The site is located approximately 0.8 miles from the existing Lexus of Cerritos dealership at 18800 Studebaker Road and will function as a non-customer-facing remote service facility supporting dealership 17600 Crusader Avenue Project
City of Cerritos
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ENVIRONMENTAL
operations. The surrounding area is characterized by industrial, commercial, and transportation-related land uses typical of an urbanized Southern California setting with convenient access to regional transportation corridors. (Figures 1-Figure 3)

1.3 Existing Site Conditions
The project site is a previously developed urban infill parcel. Existing conditions include a previously developed industrial site that is now vacant with a mix of paved and gravel surfaces and associated infrastructure. The site does not contain natural habitat features and has been subject to prior disturbance. Existing improvements include roadway frontage, curb and gutter, and utility infrastructure located within or adjacent to the public right-of-way.

1.4 Proposed Project
The project proposes a development map amendment for a zoning designation change from Industrial (M) to Industrial Commercial (MC) and an associated Conditional Use Permit to accommodate automotive repair, detailing, car wash, and vehicle storage uses in support of the existing Lexus of Cerritos dealership.

The subject property will operate as a remote service annex, with no customer-facing activities occurring at the site. Customers will continue to drop off and pick up vehicles exclusively at the Studebaker Road dealership, and vehicles will be transported to and from the site by employees.

All existing service and parts employees from the dealership are anticipated to relocate to the project site, with approximately 60 employees initially and up to 100 employees at full capacity. Operations are anticipated to occur Monday through Friday from 7:00 AM to 6:00 PM, Saturday from 8:00 AM to 5:00 PM, and limited Sunday operations for washing and detailing activities.

The project site is subject to existing entitlements approved by the City in January 2023, including a Conditional Use Permit (CUP 2022-23) for the operation of an auto service facility. The proposed project includes approval of a Zone Change from Industrial (M) to Industrial Commercial (MC) and a new Conditional Use Permit (CUP 2026-2) to allow operation of an auto service center and associated uses. The project remains consistent with the overall use and intent of the previously approved Conditional Use Permit.

2. ENVIRONMENTAL SETTING

2.1 Regional Setting
The project site is located within the Los Angeles Basin in southeastern Los Angeles County, a highly urbanized region characterized by a dense and established pattern of residential, commercial, industrial, and transportation-related development. The region is generally defined by relatively flat terrain with heavily modified soils resulting from decades of urban development and infrastructure improvements.

The regional setting includes a network of major freeways, arterial roadways, and rail corridors that 17600 Crusader Avenue Project
City of Cerritos
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VISTA

E N V I RONMENTAL
support significant economic activity and regional connectivity throughout Southern California. The climate is characterized as Mediterranean, with warm, dry summers and mild, wetter winters. Historically, the region supported agricultural uses; however, it has transitioned over time into a fully urbanized environment with a strong emphasis on industrial, commercial, and residential land uses. The project area reflects ongoing regional trends that prioritize infill development, redevelopment of underutilized sites, and efficient use of land within incorporated city boundaries.

2.2 Local Setting
The project site is located within the City of Cerritos General Plan planning area and is subject to the City's zoning and development regulations. The site is currently designated for industrial uses under the General Plan and is zoned Industrial (M). The project includes a proposed zone change to Industrial Commercial (MC) to accommodate the intended automotive-related uses. The surrounding area is characterized by a mix of industrial, commercial, and auto-oriented uses, including dealership operations, warehouse facilities, and light industrial development. The site is located approximately 0.8 miles from the existing Lexus of Cerritos dealership and is situated within a developed industrial corridor served by established roadway infrastructure, including nearby access to major arterial roadways and regional freeway systems.

The project site is fully developed and served by existing utilities and public services, including water, sewer, storm drainage, electricity, and telecommunications infrastructure. The area does not contain sensitive environmental resources and reflects a built urban environment typical of industrial districts within the City of Cerritos.

2.3 Existing Conditions The project site is located within a fully urbanized industrial corridor in the City of Cerritos, surrounded by a mix of industrial, commercial, and auto-oriented uses. The surrounding land use pattern reflects a stable and long-established urban environment with no remaining natural or undeveloped open space within the immediate vicinity. The site at 17600 Crusader Avenue is a previously developed parcel characterized by paved surfaces and existing industrial improvements. The property is fully served by existing infrastructure, including roadway access, curb and gutter, and utilities. The site does not contain natural habitat features or sensitive environmental resources and has been subject to prior disturbance associated with surrounding urban development.

Surrounding Land Uses:
• North: Transportation and Industrial uses, including manufacturing and auto-related storage facilities
• South: Industrial and commercial uses, including auto-related and light manufacturing facilities • East: Transportation and commercial uses, including a regional access route (Interstate 605). • West: School and church uses, including the Valley Christian Schools. 17600 Crusader Avenue Project
City of Cerritos
Page
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2.4 Site Access and Parking
The project site is located at 17600 Crusader Avenue and is accessed from Crusader Avenue, a developed roadway that provides connectivity to Artesia Boulevard and Interstate 605. The surrounding roadway network is fully improved and supports commercial and industrial uses, with sufficient capacity to accommodate project-related traffic. Access to the site is provided via existing and improved driveway connections along Crusader Avenue, which allow for safe ingress and egress for employees, service vehicles, and operational traffic. The project site was previously developed and will continue to utilize an internal circulation system designed to accommodate service operations, including vehicle movement associated with the proposed auto service center. The site plan includes designated drive aisles, loading and service areas, and clear circulation paths to ensure efficient on-site vehicle movement and minimize conflicts between different operational components.

Parking and site access are designed to support the operational needs of the proposed use. The project includes on-site parking areas and designated spaces to serve employees and operational functions. In addition to parking, the project incorporates supporting site improvements, including driveways, paved circulation areas, and a trash enclosure. The project also includes bicycle parking to support alternative modes of transportation.

The proposed development includes approximately 75,514 square feet of building area on a 3.92-acre site, with substantial paved areas dedicated to circulation and operational functions associated with the auto service use. These improvements are consistent with the site's industrial-commercial context and are designed to function efficiently within the existing developed environment. Site access, circulation, and operational characteristics will be governed by the updated Conditional Use Permit, which builds upon the previously approved CUP and ensures that the project functions efficiently within the existing circulation network. Overall, the site access, circulation, and parking configuration are adequate to serve the proposed use and are consistent with the surrounding roadway network and development pattern. The project does not require roadway expansions or major infrastructure improvements and is compatible with the existing urbanized setting.

2.5 Discretionary Action, Permits, and Other Approvals
In accordance with Sections 15050 and 15367 of the State CEQA Guidelines, the City of Cerritos is the designated Lead Agency for the proposed project and has principal authority and jurisdiction for CEQA compliance and project approval. Responsible agencies include those public agencies that have discretionary approval authority over specific aspects of the project. Trustee agencies are State agencies with jurisdiction over natural resources that may be affected by the project. The discretionary actions and approvals to be considered by the City of Cerritos as part of the proposed project include:
• Approval of the use of a Common Sense Exemption (CE)
• Development Plan Review/ Site Plan Approval
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• Zone Change from Industrial (M) to Industrial Commercial (MC) • Conditional Use Permit (CUP)
No Trustee Agency approvals are anticipated as the project site is located within a fully urbanized area and does not contain natural resources subject to State jurisdiction.

3. CEQA COMMON SENSE FINDINGS
CEQA Guidelines Section 15061(b)(3), commonly referred to as the Common Sense Exemption, provides that CEQA applies only to projects that have the potential to cause a significant effect on the environment.

Where it can be seen with certainty that there is no possibility that an activity may have a significant effect on the environment, the activity is not subject to CEQA.

Although the Common Sense Exemption does not include specific eligibility criteria, the determination is supported by substantial evidence in the record demonstrating that the project would not result in significant environmental effects. This evaluation is informed by technical studies and analysis of relevant resource areas, including, but not limited to, land use consistency, traffic, noise, air quality, water quality, and public services. Based on this evidence, and as further discussed below, the proposed project would not result in any significant environmental impacts, and it can be seen with certainty that no such impacts would occur.

3.1 The project is consistent with the applicable General Plan designation and all applicable zoning regulations.

The proposed project, a development map amendment and conditional use permit, is consistent with the City of Cerritos General Plan land use designation and applicable goals and policies. The project site is designated as Industrial (M), which is intended to provide for a variety of small and medium-sized industrial, compatible office and commercial support uses that may be more intensive than t hose developed under the Industrial/Commercial (MC) zoning designation. The proposed development of a service center supports and reinforces this designation by providing a high-quality, safe and healthy working environment for the employees, and minimizes conflicts by providing a similar use as the surrounding properties.

The project is consistent with Goal LU-1, which seeks to preserve and promote high-quality development throughout the City. In accordance with Policy LU-1.1, the project introduces high-quality site and building improvements that enhance the character and visual quality of the existing commercial environment, including upgrades to landscaping, circulation, and overall site functionality. The project also advances Goal LU-2, which promotes a balance of residential and non-residential uses, and is consistent with Policy LU-2.2 and Policy LU-2.4, which encourage coordinated redevelopment and the retention of revenuegenerating land uses. The revitalization of an underutilized property with an active industrial use supports the City's economic base while maintaining the broader balance of land uses. 17600 Crusader Avenue Project
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The project is consistent with the Goal LU-4, which requires industrial development that abuts educational uses to be adequately screened by providing both a landscape buffer zone and a screening wall on the shared property line with the school on the west side.

The proposed MC zoning is intended to accommodate a mix of commercial and light industrial uses and is more consistent with the surrounding Industrial/Commercial (MC) zoning designation of adjacent properties. The zone change therefore brings the site into conformance with the General Plan and implements its land use vision rather than creating any inconsistency. The MC zoning district also provides an appropriate regulatory framework for the proposed use by allowing commercial activities while ensuring that development standards and operational characteristics remain compatible with surrounding uses. The project site is governed by a Conditional Use Permit (CUP) approved in January 2023, which established the appropriateness of an auto service use at this location. The proposed project includes approval of a new CUP to modify the prior approval to reflect the current project design and operational details. The new CUP will ensure that the project complies with applicable Development Code standards and maintains compatibility with surrounding uses. The project remains consistent with the General Plan land use designation, and the proposed Zone Change to Industrial Commercial (MC) will ensure consistency with zoning regulations. The updated CUP functions as a discretionary mechanism to address site-specific considerations and ensure that the project operates in a manner consistent with General Plan goals related to land use compatibility, site planning, and orderly development.

The project is consistent with the land use designation and supports applicable General Plan goals and policies, including those related to high-quality development, economic vitality, infill development, and compatibility of uses. The proposed zone change and Conditional Use Permit implement the General Plan framework and do not conflict with its intent. This consistency with adopted land use plans and regulations supports the conclusion that the project would not result in a significant environmental effect. Accordingly, it can be seen with certainty that the proposed activity would not have a significant effect on the environment, and the project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).

3.2 The project occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The project site, located at 17600 Crusader Avenue in the City of Cerritos, consists of a parcel that is less than five acres in size and is situated within an established industrial corridor that is fully surrounded by urban development, including industrial, commercial, and auto-oriented uses. The site is located within the incorporated limits of the City and is served by existing roadway infrastructure, utilities, and municipal services. Surrounding development includes warehouse, distribution, and automotive-related uses, reflecting a stable and long-established urban environment. The site is fully integrated into the City's infrastructure network and does not represent expansion into undeveloped or natural land. Based on these characteristics, and the developed nature of the surrounding area, it can be seen with certainty that 17600 Crusader Avenue Project
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the proposed project would not result in a significant effect on the environment. Accordingly, the project qualifies for the Common Sense Exemption pursuant to CEOA Guidelines Section 15061(b){3).

The subject property is a previously developed parcel within a highly urbanized setting in southeastern Los Angeles County. The surrounding area lacks open space or natural habitat and is characterized by continuous built development. The project represents the continued use and improvement of an existing developed site and is consistent with established development patterns and regional growth strategies emphasizing the reuse of urban land. Given the fully developed nature of the site and surrounding area, it can be seen with certainty that the proposed project would not result in a significant effect on the environment. Accordingly, the project qualifies for the Common Sense Exemption pursuant to CEOA Guidelines Section 15061(b}(3).

3.3 The project site has no value as habitat for endangered, rare, or threatened species.

The project site is highly disturbed and consists entirely of developed surfaces, including existing pavement, fences, and associated industrial improvements, with limited almost no vegetation onsite that do not support native habitat communities. The site is surrounded by urban development, including industrial, commercial, and transportation-related uses, which substantially limits any potential ecological function. Due to the fully urbanized condition of the site and surrounding area, the property lacks suitable habitat to support special-status plant or wildlife species. The site does not contain native vegetation communities, riparian habitat, wetlands, vernal pools, or other sensitive biological resources. Additionally, the site is not located within or adjacent to designated critical habitat areas as identified by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service. The absence of natural features, combined with the site's isolation within a developed urban environment, precludes its use as habitat for endangered, rare, or threatened species. The project site does not contain jurisdictional waters, hydric soils, or drainage features that could support aquatic or riparian species, nor does it function as a wildlife movement corridor. Although a minimal amount of vegetation may provide limited, temporary habitat for common urban-adapted species, such uses are not considered sensitive under CEQA. Compliance with existing federal and state regulations, including the Migratory Bird Treaty Act and California Fish and Game Code, would ensure protection of nesting birds, if present, through standard construction practices. Based on the existing disturbed condition of the site, the surrounding urban development, and the lack of suitable habitat, the project site does not support sensitive biological resources. Accordingly, it can be seen with certainty that the proposed project would not result in a significant effect on biological resources or the environment. There is no substantial evidence in the record to support a reasonable possibility that the project may result in a significant environmental effect. Therefore, the project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b}(3).

3.4 Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality

3.5.1 Traffic and VMT
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The project site is located within a developed urban area of the City of Cerritos and would operate as a non-customer facing service facility supporting an existing dealership located approximately 0.8 mile from the site. As such, the project would not introduce customer-generated trips, and the majority of trips would consist of relocated employees and operational vehicle movements associated with an existing use. A Trip Generation and Vehicle Miles Traveled (VMT) Memorandum (Attachment B) was prepared in accordance with the City of Cerritos Transportation Impact Analysis (TIA) Guidelines, which incorporate the County of Los Angeles TIA Guidelines. As shown in Table Tl, the project would result in a net increase of approximately 85 daily trips compared to the previously entitled warehouse use. This net increase is well below the applicable screening threshold of 110 net new daily trips identified in the TIA Guidelines for requiring a detailed traffic impact analysis or VMT assessment.

Consistent with City of Cerritos and County of Los Angeles Transportation Impact Analysis (TIA) Guidelines, projects that do not exceed established screening thresholds are presumed to result in less-thansignificant transportation impacts. As demonstrated in the project-specific Trip Generation and Vehicle Miles Traveled (VMT) Memorandum, the project would not exceed applicable screening criteria and would result in only a minimal net increase in daily trips. In addition, a substantial portion of project-related trips consists of relocated employees and short-distance operational trips between the project site and the existing dealership, which would not materially affect the surrounding circulation system. The project would not require roadway modifications, would not conflict with adopted circulation plans, and would not degrade the performance of the local street network. These conclusions are supported by substantial evidence in the record, including the Trip Generation and VMT Memorandum. Therefore, the project would not result in significant impacts related to traffic or vehicle miles traveled and would not result in a cumulatively considerable contribution to a significant transportation impact. Based on these findings, it can be seen with certainty that the proposed project would not have a significant effect on the environment with respect to transportation. Accordingly, the project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061{b)(3).

Table Tl: Project Trip Generation
land Use AM Peak Hour PM Peak Hour Daily2-Way Enter Exit Total Enter Exit Total Entitled Trip Generation Forecast
PCE Warehouse Trp Generation (A) 156 25 8 33 10 26 36 Proposed Project Trip Existing Service Program1 134 15 6 21 5 21 26
Existing Employees (60)2 90 29 0 29 0 29 29
New Employees (40)3 60 19 0 19 0 19 19
Proposed Project Trip Generation (B) 284 63 6 69 5 69 74 Net Project Trip (A-8) +85 +30 -4 +26 -8 +36 +28
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Notes:
'Based on trip generation counts conducted at the existing AutoNation Lexus Service Center and assumes 70% of existing trip generation vehicles will be portered to and from the new facility within the same hour in the same pattern. 'Assumes that 60% of the 60 existing Service Center employees (36) will relocate to the new facility and that 80% arrive and depart during the AM peak hour and PM peak hour, respectively. In addition, assumes that 25% of relocated facility employees leave t he site for lunch.
3 Assumes that 60% of the 40 new Service Center employees (24) will relocate to the new facility and that 80% arrive and depart during the AM peak hour and PM peak hour, respectively. In addition, assumes that 25% of new facility employees leave the site for lunch.

Source: Attachment 8

3.5.lNoise
The proposed zoning and use change would not generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies. The following section calculates the potential noise emissions associated with the temporary construction activities and long-term operations of the proposed project and compares the noise levels to the City standards.

Operational-Related Noise
Vehicle noise is a combination of the noise produced by the engine, exhaust and tires. The level of traffic noise depends on three primary factors (1) the volume of traffic, (2) the speed of traffic, and {3) the number of trucks in the flow of traffic. The proposed use to accommodate a service center would be located in an industrial area that is surrounded by other industrial and commercial uses. As such, the vehicle mix of automobiles and trucks generated by the proposed project would be anticipated to be similar to the existing vehicle mix on the nearby roads. In addition, the proposed zoning and use change would not alter the speed limit on any existing roadway so the proposed project's potential offsite noise impacts have been focused on the noise impacts associated with the change of volume of traffic that would occur with development of the proposed project.

According to Table 4.6-8 from the City of Cerritos General Plan EIR (General Plan EIR), January 6, 2004, a significant project noise level increase is defined as follows:
• An increase of 5 dBA or more, where the ambient noise without project is less than 60 dBA CNEL; • An increase of 3 dBA or more where the ambient noise without project is between 60 and 65 dBA CNEL; or
• An increase of 1 dBA or more where the ambient noise without project is more than 65 dBA CNEL.

According to the Traffic and VMT Impact Assessment for the Proposed AutoNation Lexus Service Center Annex Project (Traffic Analysis), prepared by Linscott Law & Greenspan, July, 2026, the proposed zoning and use change would generate a net increase of 85 average daily trips (ADT). According to Cerritos General Plan, 183rd Street at Crusader Avenue had 14,100 ADT under year 2020 conditions. The proposed project would contribute up to 0.6 percent of the ADT on 183rd Street. In order for project-generated vehicular traffic to increase the noise level on any of the nearby roadways by 3 dB, the ADT would have to double, or by 1.5 dB, the ADT would have to increase by 50 percent. As such, the proposed project's 17600 Crusader Avenue Project
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roadway noise impacts would be well below the noise increase thresholds detailed above from the General Plan EIR. Therefore, operational roadway noise impacts would be less than significant.

The operation of the proposed service center may create an increase in onsite noise levels from rooftop mechanical equipment, parking lot activities, and from the proposed carwash. Section 22.80.480 of the Municipal Code limits noise to the school property to the west to 50 dBA and the industrial property to the south to 70 dBA. Section 22.80480 details that if ambient noise exceeds the above noise standards than the noise standard becomes ambient plus 5 dBA. The ambient noise at the shared property line with the school to the west was measured at 65.7 dBA Leq. As such, the City noise standard at the west property line is 70.7 dBA Leq. In order to determine the noise impacts from the operation of rooftop mechanical equipment, parking lots, and carwash, reference noise measurements were taken of each noise source and are shown in Table N2. Table N2 shows that the proposed project's worst-case operational noise from the simultaneous operation of all noise sources on the project site would create a noise level of 56 dBA at the shared west property line with Valley Christian High School and a noise level of 52 dBA at the south property line that is adjacent to existing industrial uses. The worst-case operational noise levels are within the City noise standards detailed in Section 22.80.480 of the Municipal Code.

Therefore, operational onsite noise impacts would be less than significant.

Table N2- Operational Noise Levels at the Nearby Sensitive Receptors Reference
Measurements At School to West At Industrial to South
Distance- Distance- Distance -
Source to Noise Source to Noise Source to Noise
Receiver Level1 Property Line Level1 Property Line Level1 Noise Source (feet) (dBA Leq) (feet) (dBA Leq) (feet) (dBA Leq) Rooftop Equipment 6 65.1 so 47 90 42
Parking Lot 5 52.1 8 48 8 48
Carwash 45 66.6 185 54 380 48
Combined Noise Levels 56 52
City Noise Standard2 70.7 70
Exceed City Noise Standard? No No
Notes:
1 The noise levels were calculated through use of standard geometric spreading of noise from a point source with a drop- off rate of 6.0 dB for each doubling of the distance between the source and receiver. ' City Noise Standard obtained from Section 22.80.480 of the Municipal Code.

Aircraft Noise
The proposed project would not expose people residing or working in the project area to excessive noise levels from aircraft. The nearest airport is Long Beach Airport that is located as near as 4.3 miles southwest of the project site. The project site is located outside the 60 dBA CNEL noise contours of Long Beach Airport. As such, the proposed project would be exposed to a less than significant impact from aircraft noise.
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3.5.3 Air Quality
SCAQMD Air Quality Management Plan
The California Environmental Quality Act (CEQA) requires a discussion of any inconsistencies between a proposed project and applicable General Plans and regional plans (CEQA Guidelines Section 15125). The regional plan that applies to the proposed project includes the SCAQMD AQMP. Therefore, this section discusses any potential inconsistencies of the proposed project with the AQMP.

The purpose of this discussion is to set forth the issues regarding consistency with the assumptions and objectives of the AQMP and discuss whether the proposed project would interfere with the region's ability to comply with Federal and State air quality standards. If the decision-makers determine that the proposed project is inconsistent, the lead agency may consider project modifications or inclusion of mitigation to eliminate the inconsistency.

The SCAQMD CEQA Handbook states that "New or amended GP Elements (including land use zoning and density amendments), Specific Plans, and significant projects must be analyzed for consistency with the AQMP." Strict consistency with all aspects of the plan is usually not required. A proposed project should be considered to be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The SCAQMD CEQA Handbook identifies two key indicators of consistency:

1. Whether the project will result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP.

2. Whether the project will exceed the assumptions in the AQMP or increments based on the year of project buildout and phase.

Criterion 1 - Increase in the Frequency or Severity of Violations? Based on the air quality modeling analysis contained in this report, short-term regional construction air emissions would not result in significant impacts based on SCAQMD regional thresholds of significance or local thresholds of significance. The ongoing operation of the proposed project would generate air pollutant emissions that are inconsequential on a regional basis and would not result in significant impacts based on SCAQMD thresholds of significance. The analysis for long-term local air quality impacts showed that local pollutant concentrations would not exceed the air quality standards. Therefore, a less than significant long-term impact would occur and no mitigation would be required. Therefore, based on the information provided above, the proposed project would be consistent with the first criterion.

Criterion 2 - Exceed Assumptions in the AQMP?
Consistency with the AQMP assumptions is determined by performing an analysis of the proposed project with the assumptions in the 2022 AQMP. The emphasis of this criterion is to ensure that the analyses conducted for the proposed project are based on the same forecasts as the AQMP. The 2022 AQMP was 17600 Crusader Avenue Project
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developed through use of the planning forecasts provided in the Connect SoCal and 2019 FTIP. The Connect SoCal is a major planning document for the regional transportation and land use network within Southern California. The Connect SoCal is a long-range plan that is required by federal and state requirements placed on SCAG and is updated every four years. The 2019 FTIP provides long-range planning for future transportation improvement projects that are constructed with state and/or federal funds within Southern California. Local governments are required to use these plans as the basis of their plans for the purpose of consistency with applicable regional plans under CEQA. For this project, the City of Cerritos General Plan's Land Use Plan defines the assumptions that are represented in AQMP.

The project site is currently designated as Light Industrial in the General Plan. The proposed service center is consistent with the current land use designation and would not require a General Plan Amendment. As such, the proposed project is not anticipated to exceed the AQMP assumptions for the project site and is found to be consistent with the AQMP for the second criterion. Based on the above, the proposed project will not result in an inconsistency with the SCAQMD AQMP. Therefore, a less than significant impact will occur in relation to implementation of the AQMP.

Cumulative Net Increase in Non-Attainment Pollution
The proposed zoning and use change would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable Federal or State ambient air quality standard. The SCAQMD has published a report on how to address cumulative impacts from air pollution: White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution (http://www.aqmd.gov/docs/default-source/Agendas/Environmental-Justice/cumulativeimpacts-working-group/cumulative-impacts-white-paper.pdf). In this report the AQMD clearly states (Page D-3):
" ... the AQMD uses the same significance thresholds for project specific and cumulative impacts for all environmental topics analyzed in an Environmental Assessment or Environmental Impact Report (EIR). The only case where the significance thresholds for project specific and cumulative impacts differ is the Hazard Index (HI) significance threshold for TAC emissions. The project specific (project increment} significance threshold is HI > 1.0 while the cumulative (facility- wide) is HI> 3.0. It should be noted that the HI is only one of three TAC emission significance thresholds considered (when applicable) in a CEQA analysis. The other two are the maximum individual cancer risk (MICR) and the cancer burden, both of which use the same significance thresholds (MICR of 10 in 1 million and cancer burden of 0.5) for project specific and cumulative impacts.

Projects that exceed the project-specific significance thresholds are considered by the SCAQMD to be cumulatively considerable. This is the reason project-specific and cumulative significance thresholds are the same. Conversely, projects that do not exceed the project-specific thresholds are generally not considered to be cumulatively significant." 17600 Crusader Avenue Project
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Therefore, this analysis assumes that individual projects that do not generate operational or construction emissions that exceed the SCAQMD's recommended daily thresholds for project- specific impacts wou ld also not cause a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment, and, therefore, would not be considered to have a significant, adverse air quality impact. Alternatively, individual project-related construction and operational emissions that exceed SCAQMD thresholds for project-specific impacts would be considered cumulatively considerable. The following section calculates the potential air emissions associated with the construction and operations of the proposed project and compares the emissions to the SCAQMD standards.

Operational Emissions
The operations-related regional criteria air quality impacts created by the proposed project have been analyzed through use of the CalEEMod model. The worst-case summer or winter voe, NOx, CO, s0~2, PMlO, and PM2.5 daily emissions created from the proposed project's long-term operations have been calculated and are summarized below in Table A3. The data provided in Table A3 shows that none of the analyzed criteria pollutants would exceed the regional emissions thresholds. Therefore, a less than significant regional air quality impact would occur from operation of the proposed project.

Table A3 -Operational Regional Criteria Pollutant Emissions Pollutant Emissions (pounds/day)
Activity voe NOx co SO2
Mobile Sources1 0.26 0.20 2.15 <0.01
Area Sources2 2.36 0.03 3.28 <0.01
Energy Usage3 0.05 0.87 0.73 <0.01
Total Emissions 2.66 1.10 6.16 0.01
SCQAMD Regional Operational
Thresholds 55 55 550 150
Exceeds Threshold? No No No No
Notes:
1 Mobile sources consist of emissions from vehicles and road dust 'Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. ' Energy usage consists of emissions from onsite natural gas usage.

Source: Appendix D
Operations-Related Local Air Quality Impacts
PM10

0.49 <0.01

0.07 0.56
150
No
PM2.5

0.13 <0.01

0.07 0.19
55 No
Project-related air emissions may have the potential to exceed the State and Federal air quality standards in the project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the Air Basin. The proposed project has been analyzed for the potential local CO emission impacts from the project-generated vehicular trips and from the potential local air quality impacts from on-site operations. The following analyzes the vehicular CO emissions and local impacts from on-site operations.
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CO is the pollutant of major concern along roadways because the most notable source of CO is motor vehicles. For this reason, CO concentrations are usually indicative of the local air quality generated by a roadway network and are used as an indicator of potential local air quality impacts. Local air quality impacts can be assessed by comparing future without and with project CO levels to the State and Federal CO standards of 20 ppm over one hour or 9 ppm over eight hours.

At the time of the 1993 Handbook, the Air Basin was designated nonattainment under the CAAQS and NAAQS for CO. With the turnover of older vehicles, introduction of cleaner fuels, and implementation of control technology on industrial facilities, CO concentrations in the Air Basin and in the state have steadily declined. In 2007, the Air Basin was designated in attainment for CO under both the CAAQS and NAAQS.

SCAQMD conducted a CO hot spot analysis for attainment at the busiest intersections in Los Angeles during the peak morning and afternoon periods and did not predict a violation of CO standards. Since the nearby intersections to the proposed project are much smaller with less traffic than what was analyzed by the SCAQMD, no local CO Hotspot are anticipated to be created from the proposed project and no CO Hotspot modeling was performed. Therefore, a less than significant Jong-term air quality impact is anticipated to local air quality with the on-going use of the proposed project.

Project-related air emissions from onsite sources such as architectural coatings, landscaping equipment, and onsite usage of natural gas appliances may have the potential to create emissions areas that exceed the State and Federal air quality standards in the project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the Air Basin.

The local air quality emissions from onsite operations were analyzed using the SCAQMD's Mass Rate LST Look-up Tables and the methodology described in LST Methodology. The Look-up Tables were developed by the SCAQMD in order to readily determine if the daily emissions of CO, NOx, PMlO, and PM2.5 from the proposed project could result in a significant impact to the local air quality. Table A4 shows the onsite emissions from the CalEEMod model that includes area sources, energy usage, and vehicles operating in the immediate vicinity of the project site and the calculated emissions thresholds.

Table A4 - Operations-Related Local Criteria Pollutant Emissions Pollutant Emissions (pounds/day)
Onsite Emission Source
Mobile Sources1
Area Sources2
Energy Usage3
Total Emissions
SCAQMD Local Operational Thresholds4
Exceeds Threshold?
Notes:

NOx

0.92 0.03 0.87

0.92 108
No
co

4.28 3.28 0.73

4.28 1,280
No
PM10 PM2.5

0.13 0.08
<0.01 <0.01

0.07 0.07

0.13 0.08
3 2
No No
1 Mobile sources consist of emissions from vehicles and road dust and were calculated based on 1/8 of the mobile source emissions, which is the estimated portion of vehicle emissions occurring within a quarter mile of the project site. 2 Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment. 3 Energy usage consist of emissions from onsite natural gas usage. 17600 Crusader Avenue Project
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4 The nearest off site sensitive receptors are classrooms at Valley Christian High School located as near as 80 feet (24 meters) from the project site. According to SCAQMD methodology, all receptors closer than 25 meters are based on the 25-meter threshold. Calculated from SCAQMD's Mass Rate look-up Tables for two and five acres in Air Monitoring Area 4, South Coastal Los Angeles County.

Source: Appendix D
The data provided in Table A4 shows that the on-going operations of the proposed project would not exceed the local NOx, CO, PM10 and PM2.5 thresholds of significance. Therefore, the on-going operations of the proposed project would create a less than significant operations-related impact to local air quality due to onsite emissions and no mitigation would be required. Therefore, the proposed project would not result in a cumulatively considerable net increase of any criteria pollutant.

Sensitive Receptors
The proposed zoning and use change would not expose sensitive receptors to substantial pollutant concentrations. The local concentrations of criteria pollutant emissions produced in the nearby vicinity of the proposed project, which may expose sensitive receptors to substantial concentrations have been calculated for both construction and operations, which are discussed separately below. The discussion below also includes an analysis of the potential impacts from local criteria pollutant and toxic air contaminant emissions.

Construction activities may expose sensitive receptors to substantial pollutant concentrations of localized criteria pollutant concentrations and from toxic air contaminant emissions created from onsite construction equipment, which are described below. The local air quality impacts from construction of the proposed project have been analyzed and found that the construction of the proposed project would not exceed the local NOx, CO, PM10 and PM2.5 thresholds of significance. Therefore, construction of the proposed project would create a less than significant construction-related impact to local air quality and no mitigation would be required.

The greatest potential for toxic air contaminant emissions would be related to DPM emissions associated with heavy equipment operations during construction of the proposed project. According to SCAQMD methodology, health effects from carcinogenic air toxics are usually described in terms of "individual cancer risk". "Individual Cancer Risk" is the likelihood that a person exposed to concentrations of toxic air contaminants over a 70-year lifetime will contract cancer, based on the use of standard risk-assessment methodology. It should be noted that the most current cancer risk assessment methodology recommends analyzing a 30-year exposure period for the nearby sensitive receptors (OEHHA, 2015}.

Given the relatively limited number of heavy-duty construction equipment, the varying distances that construction equipment would operate to the nearby sensitive receptors, and the short-term construction schedule, the proposed project would not result in a long-term (i.e., 30 or 70 years) substantial source of toxic air contaminant emissions and corresponding individual cancer risk. In addition, California Code of Regulations Title 13, Article 4.8, Chapter 9, Section 2449 regulates emissions from off-road diesel equipment in California. This regulation limits idling of equipment to no more than five minutes, requires 17600 Crusader Avenue Project
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equipment operators to label each piece of equipment and provide annual reports to CARB of their fleet's usage and emissions. This regulation also requires systematic upgrading of the emission Tier level of each fleet. As of January, 2026, 75 percent or more of all contractors' equipment fleets must be Tier 2 or higher and by January, 2029, 100 percent of all equipment fleets must be Tier 2 or higher. In addition, Executive Orders N-79-20 and N-27-25 requires that all off-road equipment to be zero emission by 2035, which would result in all construction-related TAC emissions after 2045 to be zero. Therefore, due to the limitations in off-road construction equipment DPM emissions from implementation of Section 2448 and Executive Orders N-79-20 and N-27-25, a less than significant short-term TAC impacts would occur during construction of the proposed project from DPM emissions. As such, construction of the proposed project would result in a less than significant exposure of sensitive receptors to substantial pollutant concentrations.

The ongoing operations of as a result of the proposed zoning and use change may expose sensitive receptors to substantial pollutant concentrations of local CO emission impacts from the project-generated vehicular trips and from the potential local air quality impacts from onsite operations. The following analyzes the vehicular CO emissions. Local criteria pollutant impacts from onsite operations, and toxic air contaminant impacts. CO is the pollutant of major concern along roadways because the most notable source of CO is motor vehicles. For this reason, CO concentrations are usually indicative of the local air quality generated by a roadway network and are used as an indicator of potential impacts to sensitive receptors. The analysis provided shows that no local CO Hotspots are anticipated to be created at any nearby intersections from the vehicle traffic generated by the proposed project. Therefore, operation of the proposed project would result in a less than significant exposure of offsite sensitive receptors to substantial pollutant concentrations.

The local air quality impacts from the operation of the proposed project would occur from onsite sources such as architectural coatings, landscaping equipment, and onsite usage of natural gas appliances. The analysis provided found that the operation of the proposed project would not exceed the local NOx, CO, PM10 and PM2.5 thresholds of significance. Therefore, the on-going operations of the proposed project would create a less than significant operations-related impact to local air quality due to on-site emissions and no mitigation would be required.

Particulate matter (PM} from diesel exhaust is the predominant TAC in most areas and according to The California Almanac of Emissions and Air Quality 2013 Edition, prepared by CARS, about 80 percent of the outdoor TAC cancer risk is from diesel exhaust. Some chemicals in diesel exhaust, such as benzene and formaldehyde have been listed as carcinogens by State Proposition 65 and the Federal Hazardous Air Pollutants program. The proposed project consists of development of a service center and most of the trips to and from the project site will be from employees commuting to work and the transporting of vehicles between the dealership and project site. It is anticipated that only a nominal number of dieseltruck deliveries would occur at the project site as the new inventory of automobiles will be delivered 17600 Crusader Avenue Project
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directly to the dealership and the vast majority of auto part deliveries are performed with cargo vans that are gasoline-powered. In addition, Executive Orders N-79-20 and N-27-25 requires that all passenger cars and trucks in the State to be zero emission by 2045, which would result in zero DPM emissions after 2045.

Therefore, a less than significant TAC impact would occur during the on-going operations of the proposed project and no mitigation would be required. Therefore, operation of the proposed project would result in a less than significant exposure of sensitive receptors to substantial pollutant concentrations.

Odor Emissions
The proposed zoning and use change would not create objectionable odors affecting a substantial number of people. Individual responses to odors are highly variable and can result in a variety of effects. Generally, the impact of an odor results from a variety of factors such as frequency, duration, offensiveness, location, and sensory perception. The frequency is a measure of how often an individual is exposed to an odor in the ambient environment. The intensity refers to an individual's or group's perception of the odor strength or concentration. The duration of an odor refers to the elapsed time over which an odor is experienced.

The offensiveness of the odor is the subjective rating of the pleasantness or unpleasantness of an odor.

The location accounts for the type of area in which a potentially affected person lives, works, or visits; the type of activity in which he or she is engaged; and the sensitivity of the impacted receptor.

Sensory perception has four major components: detectability, intensity, character, and hedonic tone. The detection (or threshold) of an odor is based on a panel of responses to the odor. There are two types of thresholds: the odor detection threshold and the recognition threshold. The detection threshold is the lowest concentration of an odor that will elicit a response in a percentage of the people that live and work in the immediate vicinity of the project site and is typically presented as the mean (or 50 percent of the population). The recognition threshold is the minimum concentration that is recognized as having a characteristic odor quality, this is typically represented by recognition by 50 percent of the population.

The intensity refers to the perceived strength of the odor. The odor character is what the substance smells like. The hedonic tone is a judgment of the pleasantness or unpleasantness of the odor. The hedonic tone varies in subjective experience, frequency, odor character, odor intensity, and duration. Potential odor impacts have been analyzed separately for construction and operations below.

Potential sources that may emit odors during construction activities include the application of coatings such as asphalt pavement, paints and solvents and from emissions from diesel equipment. Standard construction requirements that limit the time of day when construction may occur as well as SCAQMD Rule 1108 that limits voe content in asphalt and Rule 1113 that limits the voe content in paints and solvents would minimize odor impacts from construction. As such, the objectionable odors that may be produced during the construction process would be temporary and would not likely be noticeable for extended periods of time beyond the project site's boundaries. Through compliance with the applicable regulations that reduce odors and due to the transitory nature of construction odors, a less than significant odor impact would occur and no mitigation would be required. 17600 Crusader Avenue Project
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The proposed zoning and use change would allow for the development of a service center. Operation of the proposed use may create odors from trash storage bins. Pursuant to City regulations, permanent trash enclosures that protect trash bins from rain as well as limit air circulation would be required for the trash storage areas. Due to the distance of the nearest receptors from the project site and through compliance with SCAQMD's Rule 402 and City trash storage regulations, no significant impact related to odors would occur during the on-going operations of the proposed project. Therefore, a less than significant odor impact would occur and no mitigation would be required.

Greenhouse Gas Emissions
The proposed zoning and use change would not generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment. The proposed use would allow for the development of a service center. The proposed zoning and use is anticipated to generate GHG emissions from area sources, energy usage, mobile sources, waste disposal, water usage, and construction equipment. The project's GHG emissions have been calculated with the CalEEMod model and the results is shown below in below in Table AS. The data provided in Table AS shows that the proposed project would create 517 MTC02e per year. According to the SCAQMD draft threshold of significance, a cumulative global climate change impact would occur if the GHG emissions created from the on-going operations would exceed 3,000 MTC02e per year. Therefore, a less than significant generation of greenhouse gas emissions would occur from development of the proposed project. Impacts would be less than significant.

Table AS - Project Related Greenhouse Gas Annual Emissions Greenhouse Gas Emissions (Metric Tons per Year)
Category
Mobile Sources1
Area Sources2
Energy Usage3

59.2 <0.01 <0.01 60.2
Water and Wastewater4
Solid Waste5
Refrigeration6
Construction 7
Total GHG Emissions
SCAQMD Draft Threshold
Exceed Thresholds?
Notes:
1 Mobile sources consist of GHG emissions from vehicles.

1.53 332

12.5 25.7

12.1 443
<0.01 <0.01

0.03 <0.01

0.23 <0.01

2.57 0.00
<0.01 <0.01

2.83 0.01
2 Area sources consist of GHG emissions from consumer products, architectural coatings, and landscaping equipment. 3 Energy usage consists of GHG emissions from electricity and natural gas usage. • Water includes GHG emissions from electricity used for transport of water and processing of wastewater. 'Waste includes the CO2 and CH, emissions created from the solid waste placed in landfills. • Refrigeration includes GHG emissions from refrigerants in air conditioning units. 7 Construction emissions amortized over 30 years as recommended in the SCAQMD GHG Working Group on November 19, 2009.

Source: Appendix D
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1.54 333

19.9 90.1

0.02 12.2
517
3,000
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Greenhouse Gas Plan Consistency
The proposed zoning and use change would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing GHG emissions. The proposed use would allow for the development of a service center. The proposed project is anticipated to create 517 MTCO2e per year, which is well below the SCAQMD threshold of significance of 3,000 MTCO2e per year. The SCAQMD developed this threshold in order to meet the State GHG emissions reduction regulations that was based on substantial evidence supporting the use of the recommended thresholds.

It should also be noted, that the new service center would be required to comply with the most current State and City energy efficiency requirements that includes CCR Title 24, Part 6 Building Energy Efficiency Standards and CCR Title 24, Part 11: California Green Building Standards. The CCR Title 24, Part 6 and Part 11 standards require numerous energy efficiency measures to be incorporated into the proposed structure, including enhanced insulation, use of energy efficient lighting and appliances as well as requiring a variety of other energy-efficiency measures to be incorporated into the proposed structure that would also reduce GHG emissions due to lower energy usage. For these reasons, the proposed project would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases.

3.5.4 Water Quality
Operation
The project site is currently developed and consists primarily of impervious surfaces that drain to the City's existing storm drainage system. Operation of the proposed project as a result of the use change would continue to generate typical urban runoff, including pollutants such as oil and grease, nutrients, sediment, and trash from parking areas, access drives, and other outdoor areas. These pollutants could be conveyed by stormwater flows into the municipal storm drain system if not properly controlled. The project would be required to comply with applicable NPDES Municipal Separate Storm Sewer System (MS4) permit requirements and the City of Cerritos Municipal Code. As a "Priority Project," the project would incorporate low impact development (LID) measures and post-construction BMPs into the site design to manage stormwater runoff and improve water quality. These measures would be designed to retain, infiltrate, or treat the Stormwater Quality Design Volume generated by a design storm event prior to discharge into the storm drain system.

Post-construction BMPs may include site design features, source control measures, and treatment controls that reduce pollutant loads in stormwater runoff. All BMPs would be selected and designed to meet pollutant-specific performance standards required by the MS4 permit. Compliance with these regulatory requirements would ensure that operational water quality impacts are minimized. Therefore, operational impacts to water quality would be less than significant. 17600 Crusader Avenue Project
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Stormwater Drainage Systems and Runoff
The project site consists predominantly of previously developed, impervious surfaces and currently drains to the City's storm drainage system. Redevelopment of the site would not substantially increase impervious surface area and would maintain or improve existing drainage conditions. In compliance with City of Cerritos requirements and MS4 permit provisions, the project would incorporate drainage control infrastructure designed to retain and treat stormwater runoff on site. Implementation of LID features and BMPs would reduce post-construction runoff rates and volumes by capturing and treating the Stormwater Quality Design Volume prior to discharge. As a result, the project would not substantially alter existing drainage patterns or generate runoff in a manner that would cause erosion, siltation, or flooding on- or off-site. Additionally, runoff from the site would not exceed the capacity of existing or planned storm drainage systems. The project site is located within a developed urban area that is designated within Federal Emergency Management Agency (FEMA) Zone X, indicating a low risk of flooding. The project would not impede or redirect flood flows and would not expose people or structures to significant flood hazards. Therefore, impacts related to stormwater drainage systems and runoff would be less than significant.

Groundwater Management and Water Supply
The project site does not contain groundwater extraction wells, and no such wells are proposed as part of the project. The site is not located within designated groundwater recharge areas or spreading grounds necessary for groundwater sustainability. Therefore, project development would not directly affect groundwater recharge or groundwater quality. The project is located within the Central Basin groundwater system, which is an adjudicated basin managed by the appropriate regional water management agencies.

Water service for the project would be provided by the City of Cerritos, which obtains water supplies from a combination of local groundwater and imported sources. These supplies are managed in accordance with applicable groundwater management plans and urban water management planning requirements.

The City's Urban Water Management Plan (UWMP) evaluates current and projected water demands and supply reliability over a 20-year planning horizon. The project's water demand would be consistent with the types of uses anticipated within the City's planning documents and would not represent a substantial increase in demand beyond projected conditions. The project would comply with all applicable water conservation requirements and would not interfere with groundwater management objectives or sustainable yield of the basin. Accordingly, the project would not conflict with or obstruct implementation of any applicable water quality control plan or sustainable groundwater management plan. Impacts related to groundwater management and water supply would be less than significant.

Compliance with applicable regulatory requirements, including National Pollutant Discharge Elimination System (NPDES) and Municipal Separate Storm Sewer System (MS4) permit requirements, as well as adherence to City of Cerritos regulations, would ensure that potential water quality impacts are avoided or minimized through standard construction and operational best management practices. Based on these 17600 Crusader Avenue Project
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requirements and the nature of the proposed project, it can be seen with certainty that the project would not result in a significant impact to water quality. The project would not result in a cumulatively considerable contribution to any significant environmental impact. There is no substantial evidence in the record to support a reasonable possibility that the Project may result in a significant environmental effect.

Accordingly, the Project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).

3.6 The site can be adequately served by all required utilities and public services Potential impacts of the proposed zoning and use change on utilities and public service systems were evaluated under Appendix G of the CEQA Guidelines:
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years?
c) Result in a determination by the waste water treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? d) Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Water City of Cerritos-Water Department
Wastewater City of Cerritos - Water Department
Los Angeles County Sanitation District (LACSD)
Fire Los Angeles County Fire Department
Police Los Angeles County Sheriff's Department
Schools ABC Unified School District
Landfill Downey Area Recycling and Transfer (DART) Facility Scholl Canyon Landfill
Electricity City of Cerritos Electric Utility
Natural Gas Southern California Gas Company
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The project site is located within a fully urbanized area and is currently served by existing water, wastewater, stormwater drainage, electric power, natural gas, telecommunications, and solid waste infrastructure, as well as established police and fire protection services. The project includes a proposed zone change from Industrial (I) to Industrial Commercial (MC) to allow development and operation of an automotive repair, detailing, private car wash, and vehicle storage facility in support of the existing Lexus of Cerritos dealership. The proposed zone change would not result in the need for new or expanded utility facilities beyond those required to serve the proposed development. The project would utilize existing utility infrastructure serving the site, and any required utility connections or improvements would be constructed in accordance with City of Cerritos standards and applicable regulatory requirements.

The proposed zoning and use change would not require or result in the relocation or construction of new or expanded water, wastewater treatment, stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects. The project site was previously developed and served by existing utility infrastructure, and the proposed use would be consistent with the surrounding urban development pattern. Stormwater generated by the project would continue to be managed through the City's existing storm drainage system in compliance with applicable NP DES, MS4, and City stormwater requirements.

The proposed zoning and use change would have sufficient water supplies available to serve the proposed use during normal, dry, and multiple dry years consistent with the City of Cerritos' water supply planning documents. Water demand associated with the project would be consistent with the anticipated urban uses within the City and would not result in a substantial increase in water demand beyond available supplies. Wastewater generated by the project would be conveyed through the existing sewer system, and the applicable wastewater treatment provider would have adequate capacity to accommodate the project's anticipated wastewater flows in addition to existing commitments.

Solid waste generated by the project would be typical of an automotive service support facility and would be accommodated by existing solid waste collection services and regional disposal facilities. The project would comply with all applicable federal, State, and local statutes and regulations related to solid waste reduction, recycling, and disposal. The project would not generate solid waste in excess of State or local standards, exceed available landfill capacity, or conflict with applicable solid waste reduction goals.

The project site is located within an established urban area and would not result in substantial unplanned population growth or increased demand for expanded utilities or public services. Police services would continue to be provided by the Los Angeles County Sheriff's Department, and fire protection services would continue to be provided by the Los Angeles County Fire Department. Existing public service providers have established infrastructure and service capabilities to accommodate the proposed development.

Based on substantial evidence in the record, compliance with applicable regulatory requirements, and the availability of existing utility and public service infrastructure, the proposed project would not require or 17600 Crusader Avenue Project
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result in the construction of new or expanded utility or public service facilities that could cause significant environmental effects. The project would be adequately served by existing water supplies, wastewater treatment capacity, stormwater management systems, and solid waste disposal services, and would comply with applicable federal, State, and local regulations related to utilities and service systems. Given these conditions, it can be seen with certainty that the proposed project would not result in a significant effect on the environment with respect to utilities and service systems, either individually or cumulatively.

There is no substantial evidence in the record to support a reasonable possibility that the Project may result in a significant environmental effect. Accordingly, the Project qualifies for the Common Sense Exemption pursuant to CEOA Guidelines Section 15061(b)(3).

4. CEQA COMMON SENSE EXEMPTION - CONSIDERATION OF POTENTIAL EXCEPTION-TYPE

FACTORS
The Common Sense Exemption set forth in CEOA Guidelines Section 15061(b)(3) is not subject to the categorical exemption exceptions identified in Section 15300.2. Rather, the applicability of the Common Sense Exemption is based on whether it can be seen with certainty that there is no possibility that the proposed activity may have a significant effect on the environment. Nonetheless, the City has considered whether any factors similar to those identified in Section 15300.2 are present that could indicate a reasonable possibility of a significant environmental effect. The Project is not located in a particularly sensitive environment, would not result in cumulatively considerable impacts, and does not involve unusual circumstances that would create a reasonable possibility of a significant effect. The Project would not result in damage to scenic resources within or adjacent to a designated state scenic highway, is not located on a hazardous waste site included on lists compiled pursuant to Government Code Section 65962.5, and would not cause a substantial adverse change in the significance of a historical resource.

Based on the foregoing, and the entire administrative record, there is no substantial evidence supporting a reasonable possibility that the Project may have a significant effect on the environment. Accordingly, the Common Sense Exemption pursuant to CEOA Guidelines Section 15061(b)(3) applies.

4.1 Location
The Common Sense Exemption set forth in CEOA Guidelines Section 15061(b)(3) is not subject to the location-based limitations identified in Section 15300.2(a), which apply only to certain categorical exemptions. Rather, the relevant inquiry is whether it can be seen with certainty that the proposed activity would not result in a significant effect on the environment. The project site, located at 17600 Crusader Avenue in the City of Cerritos, is a previously developed parcel within a fully urbanized industrial corridor.

The site is surrounded by existing industrial, commercial, and transportation-related uses and is integrated into the City's established roadway, utility, and public service network. The site is subject to the City of Cerritos General Plan and zoning regulations, and the proposed project includes a zone change from 17600 Crusader Avenue Project
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Industrial (I) to Industrial Commercial (MC) to allow the proposed automotive repair, detailing, private car wash, and vehicle storage use.

The project site does not contain or adjoin environmentally sensitive habitat areas, critical habitat, wetlands, riparian resources, or other resources of hazardous or critical concern identified by federal, State, or local agencies. The site is fully developed, contains only limited ornamental landscaping, and lacks native habitat or other physical characteristics necessary to support special-status plant or wildlife species.

The site is not located within a sensitive biological resource area or designated wildlife corridor, and surrounding urban development further limits the potential for biological resource impacts.

Additionally, the project site does not contain known scenic resources, agricultural resources, or other mapped environmental resources that would indicate a potential for location-based impacts. The proposed development would occur within an existing urbanized area and would represent continued use and redevelopment of a previously disturbed site. Based on these factors, it can be seen with certainty that the proposed project would not result in a significant environmental effect related to its location.

There is no substantial evidence in the record to support a reasonable possibility that the Project may result in a significant environmental effect. Accordingly, the project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061{b)(3).

4.2 Cumulative Impact
The Common Sense Exemption set forth in CEQA Guidelines Section 15061(b)(3) is not subject to the cumulative impact exception identified in Section 15300.2(b), which applies only to categorical exemptions. Rather, the appropriate inquiry is whether it can be seen with certainty that the proposed project would not result in a significant effect on the environment, including when considered in combination with other past, present, and reasonably foreseeable future projects. The City has considered cumulative conditions based on the administrative record, applicable planning documents, publicly available CEQA records, and reasonably foreseeable development projects within the City of Cerritos. The proposed project is located on a previously developed infill site within a fully urbanized area and is consistent with the City's General Plan and zoning regulations. The project represents the type of development anticipated within the City's existing urban framework and does not introduce new or intensified land uses that would materially contribute to cumulative environmental effects.

A review of development activity within the City indicates that anticipated projects generally consist of infill residential, commercial redevelopment, and planning actions consistent with the City's long-range planning objectives. These projects reflect ongoing reinvestment within an already urbanized environment and are subject to independent environmental review and compliance with applicable federal, state, regional, and local regulations. While such projects contribute incrementally to overall development in the City, they do not combine with the proposed project to create a significant cumulative impact. 17600 Crusader Avenue Project
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The proposed project would not result in cumulatively considerable impacts related to aesthetics, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, public services, utilities, or other environmental resource areas. The site is previously disturbed, served by existing infrastructure, and does not contain environmental features that would increase its contribution to cumulative impacts. Project-specific analyses demonstrate that impacts related to air quality, greenhouse gas emissions, noise, and transportation would be less than significant, and compliance with applicable regulatory requirements would further ensure that impacts remain minimal. Based on the nature of the project and the surrounding urban context, it can be seen with certainty that the proposed project would not result in a cumulatively considerable contribution to a significant environmental impact. There is no substantial evidence in the record to support a reasonable possibility that the Project, when considered with other projects, would result in a significant environmental effect. Accordingly, the Project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).

4.3 Unusual Circumstances
The Common Sense Exemption set forth in CEQA Guidelines Section 15061(b)(3) is not subject to the "unusual circumstances" exception identified in Section 15300.2(c), which applies only to categorical exemptions. Instead, the relevant question is whether it can be seen with certainty that the proposed project would not result in a significant environmental effect. The proposed project does not involve unusual conditions or features that would result in environmental impacts. The project consists of infill development within a fully urbanized area of the City of Cerritos and is consistent with the surrounding pattern of industrial and commercial uses. The site is previously developed, served by existing infrastructure, and does not contain sensitive biological, cultural, paleontological, hydrological, or other environmental resources.

The proposed automotive repair, detailing, private car wash, and vehicle storage use is compatible with the established industrial corridor and does not represent a new or atypical land use for the area. The proposed zone change from Industrial (I) to Industrial Commercial (MC) would allow the project while remaining consistent with the City's overall planning framework. Nothing in the administrative record indicates that the project presents unique conditions that would result in significant environmental effects.

The project is typical of development anticipated within an urbanized setting and does not involve characteristics that would distinguish it in a way that would create environmental impacts. Based on the nature of the project and its location within a developed urban area, it can be seen with certainty that the proposed project would not result in a significant environmental effect. There is no substantial evidence in the record to support a reasonable possibility that the Project would result in a significant environmental impact. Accordingly, the Project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).
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4.4 Significant Effect
The Common Sense Exemption set forth in CEQA Guidelines Section 15061(b)(3) applies where it can be seen with certainty that a project would not result in a significant effect on the environment. This standard replaces consideration of the "unusual circumstances" exception in CEQA Guidelines Section 15300.2(c), which applies only to categorical exemptions.

The proposed project consists of infill development within a fully urbanized area and is consistent with the existing development pattern of the surrounding industrial and commercial corridor. The project does not involve unusual site conditions, atypical operational characteristics, or environmental constraints that would result in a significant environmental effect. The site is previously developed, served by existing infrastructure, and does not contain sensitive environmental resources.

As demonstrated in the supporting technical analyses, including air quality, biological resources, cultural resources, geology and soils, hydrology and water quality, noise, transportation, and utilities and service systems, the project would not result in significant environmental impacts. The proposed automotive repair, detailing, private car wash, and vehicle storage uses are consistent with the surrounding urban context and would operate within an established industrial and commercial setting. The project would comply with applicable City of Cerritos regulations, as well as federal, State, and local requirements designed to avoid or minimize environmental effects.

Based on the nature of the project and its location, it can be seen with certainty that the proposed project would not result in a significant environmental effect. There is no substantial evidence in the record to support a reasonable possibility that the project would result in a significant environmental impact.

Accordingly, the Project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).

4.5 Scenic Highways
The Common Sense Exemption set forth in CEQA Guidelines Section 15061(b)(3) applies where it can be seen with certainty that a project would not result in a significant effect on the environment. This standard replaces consideration of the scenic highways exception in CEQA Guidelines Section 15300.2(d), which applies only to categorical exemptions. The project site is not located within or adjacent to a designated State Scenic Highway or an officially designated scenic corridor. The site is situated within an established urbanized industrial area of the City of Cerritos, and the surrounding roadway network consists of developed urban streets and regional transportation facilities that are not designated as scenic highways in the vicinity.

The project site is previously developed and contains existing industrial improvements, paved surfaces, and limited ornamental landscaping. It does not contain scenic resources such as natural landforms, scenic vistas, waterways, native vegetation communities, or otherfeatures that would contribute to visual quality 17600 Crusader Avenue Project
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associated with a scenic corridor. The proposed project would occur within an existing developed area and would be consistent with the established urban character of surrounding industrial and commercial uses.

Based on the location and existing conditions of the site, it can be seen with certainty that the proposed project would not result in damage to scenic resources or a substantial adverse effect on visual quality.

There is no substantial evidence in the record to support a reasonable possibility that the Project would result in a significant environmental impact related to scenic resources. Accordingly, the Project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).

4.6 Hazardous Waste Sites
The Common Sense Exemption set forth in CEQA Guidelines Section 15061(b)(3) applies where it can be seen with certainty that a project would not result in a significant effect on the environment. The hazardous waste site exception identified in CEQA Guidelines Section 15300.2(e), which applies only to categorical exemptions, is not applicable to the Common Sense Exemption. However, the City has considered whether hazardous materials or site conditions could result in a reasonable possibility of a significant environmental effect. A Phase I Environmental Site Assessment (ESA) was prepared for the project site (Attachment E), which included a review of federal, State, and local environmental databases, including those associated with Government Code Section 65962.5 (Cortese list), as well as historical records and a site reconnaissance. The Phase I ESA concluded that the project site is not included on any list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and identified no Recognized Environmental Conditions (RECs) associated with the property.

The Phase I ESA documented historical uses of the site, including agricultural use prior to development and subsequent industrial uses beginning in approximately 1969. A former 1,000-gallon underground storage tank (UST) was identified and removed in 1992, and regulatory closure was granted following confirmation that no contamination remained. The Phase I ESA also identified nearby off-site releases; however, these cases were limited to soil impacts, have been remediated, and were closed by the appropriate regulatory agencies. None of these sites are considered to pose a risk to the project site. A site reconnaissance conducted as part of the Phase I ESA did not identify evidence of hazardous materials releases, including unusual staining, spills, active underground storage tanks, aboveground storage tanks, or other conditions indicative of an environmental concern. Based on the findings of the Phase I ESA, the project site represents a low environmental risk, and no further investigation was recommended.

Although the proposed automotive repair, detailing, private car wash, and vehicle storage uses may involve the routine use of limited quantities of automotive-related hazardous materials, such materials would be handled, stored, and disposed of in accordance with applicable federal, State, and local regulations. Based on the existing site conditions, regulatory compliance requirements, and the findings of the Phase I ESA, it can be seen with certainty that the proposed project would not result in a significant effect on the environment related to hazardous materials or hazardous waste sites. There is no substantial evidence in the record to support a reasonable possibility that the Project would result in a significant environmental 17600 Crusader Avenue Project
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impact. Accordingly, the Project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b)(3).

4.7 Historical Resources
The Common Sense Exemption set forth in CEQA Guidelines Section 15061(b}(3) applies where it can be seen with certainty that a project would not result in a significant effect on the environment. The historical resources exception identified in CEQA Guidelines Section 15300.2{f), which applies only to categorical exemptions, is not applicable to the Common Sense Exemption. However, the City has considered whether the proposed project could result in a substantial adverse change in the significance of a historical resource or otherwise result in a significant environmental effect related to historical resources. A Phase I Environmental Site Assessment {Attachment E) was prepared for the project site and included a review of historical aerial photographs, historical United States Geological Survey (USGS) maps, City of Cerritos Building Department records, and records available from the Los Angeles County Department of Public Works to evaluate the historical development of the property. Based on this review, the project site was historically undeveloped and associated with agricultural uses, including potential dairy grazing activities, through the early 1960s. Development of the site occurred in approximately 1969 with construction of industrial buildings used for wood product manufacturing, including Monarch Wood Products/Monarch Furniture and later Craftsman Millworks. Subsequent uses of the property included industrial operations, vehicle storage, and other commercial activities.

Although the existing building was constructed in approximately 1969 and is more than SO years old, the available historical information does not indicate that the property is associated with significant historical events or persons, nor does it exhibit distinctive architectural characteristics that would qualify it as a historical resource under CEQA. The project site is not listed in the National Register of Historic Places, California Register of Historical Resources, or a local register of historical resources, and it is not located within a designated historic district. The surrounding area consists of established industrial, commercial, and institutional development and does not contain a designated historic district or known concentration of historic resources that would be affected by the proposed project.

The proposed project would involve development and operation of an automotive repair, detailing, private car wash, and vehicle storage facility within an existing developed industrial setting. The project would not result in the demolition, alteration, or disturbance of a known historical resource. Based on the documented history of the project site, the absence of historic resource designations, and the lack of evidence indicating historical significance, it can be seen with certainty that the proposed project would not result in a substantial adverse change in the significance of a historical resource or any related significant environmental effect. There is no substantial evidence in the record to support a reasonable possibility that implementation of the proposed project would result in a significant impact to historical resources. Accordingly, the Project qualifies for the Common Sense Exemption pursuant to CEQA Guidelines Section 15061(b){3).
17600 Crusader Avenue Project
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S. CONCLUSION
Based on the analysis contained in this memorandum and the entire administrative record, the proposed Cerritos Project qualifies for the Common Sense Exemption pursuant to Section 15061(b)(3) of the State CEOA Guidelines. The proposed zoning and use change is consistent with the applicable General Plan land use designation and zoning regulations and is located on a previously developed site within the incorporated limits of the City of Cerritos. The project site is less than five acres in size, is substantially surrounded by existing urban development, and has been previously disturbed. Substantial evidence in the record demonstrates that the site does not support habitat for endangered, rare, or threatened species or other sensitive biological resources. The project site is adequately served by existing public infrastructure and municipal services, including roadway access, water, wastewater, storm drainage, electrical, natural gas, police, fire protection, and other public services, and implementation of the project would not require the construction or expansion of major public facilities.

The administrative record further demonstrates that the project would not result in a significant effect on the environment. Based on the City's independent review and the environmental documentation prepared for the project, potential impacts related to aesthetics, agriculture and forestry resources, biological resources, cultural resources, energy, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and service systems, and wildfire would be less than significant or would not occur. The project is required to comply with all applicable federal, state, regional, and local regulations, and such compliance constitutes substantial evidence supporting the conclusion that environmental impacts would be less than significant.

Under CEOA, where it can be seen with certainty that there is no possibility that an activity may have a significant effect on the environment, the activity is not subject to CEOA. Having considered the entire administrative record, including all technical studies, supporting documentation, and public comments, the City finds that there is no substantial evidence supporting a reasonable possibility that the Project may have a significant effect on the environment. The project represents a typical urban development consistent with the scale, intensity, and character of surrounding uses and does not involve unusual circumstances that would create a reasonable possibility of a significant environmental effect. The project would not result in a cumulatively considerable contribution to any significant environmental impact and would not result in impacts to scenic resources, hazardous waste sites, or historical resources.

Accordingly, the City of Cerritos, as Lead Agency, finds that it can be seen with certainty that there is no possibility that the Project may have a significant effect on the environment. Therefore, the project is exempt from CEQA pursuant to Section 15061(b)(3) of the State CEOA Guidelines, and the preparation of a Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Report is not required. 17600 Crusader Avenue Project
City of Cerritos
Page
30 70
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E NVIRONMENTAL
Attachments:
• Attachment A: Project Figures
• Attachment B: VMT Memorandum
• Attachment C: Noise Report
• Attachment D: Air Quality and GHG Report
• Attachment E: Phase I
References:

California Air Resources Board (CARB). California Greenhouse Gas Emissions Inventory Program. Current edition.

California Department of Conservation. California Important Farmland Finder. Accessed August 2026.

California Department of Fish and Wildlife (CDFW). California Natural Diversity Database (CNDDB).

Accessed August 2026.

California Department of Toxic Substances Control (DTSC). EnviroStor Database. Accessed August 2026. https://www .envirostor.dtsc.ca.gov
California Department of Transportation (Caltrans). Officially Designated State Scenic Highways List.

Accessed August 2026.

California Governor's Office of Planning and Research {QPR). Technical Advisory on Evaluating Transportation Impacts in CEQA. December 2018.

California Natural Resources Agency. California Environmental Quality Act Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3), as amended.

California State Water Resources Control Board. GeoTracker Database. Accessed August 2026. https://geotracke r. wate rboa rds.ca.gov
California Governor's Office of Land Use and Climate Innovation (LCI). CEQAnet Database. Accessed August 2026. https://ceqanet.opr.ca.gov
Centec Engineering. Phase I Environmental Site Assessment for the Cerritos Project. August 2021.

City of Cerritos. City of Cerritos General Plan. Current adopted edition.

City of Cerritos. City of Cerritos Municipal Code. Current edition. City of Cerritos. Housing Element 2021-2029. Current adopted edition.

Federal Emergency Management Agency {FEMA). Flood Insurance Rate Maps {FIRM). Accessed August 2026 (if applicable).
17600 Crusader Avenue Project
City of Cerritos
Page
31 71
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Linscott, Law & Greenspan, Engineers. Transportation and VMT Impact Assessment for the Proposed AutoNation Lexus Service Center Annex Project Cerritos, California. July 2026.

South Coast Air Quality Management District (SCAQMD). CEQA Air Quality Handbook. Current edition.

South Coast Air Quality Management District (SCAQMD). Air Quality Significance Thresholds. Current edition.

South Coast Air Quality Management District (SCAQMD). Localized Significance Threshold Methodology.

Current edition (if applicable).

Southern California Association of Governments (SCAG). 2024-2050 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS).

U.S. Environmental Protection Agency (USEPA). Level I Ecoregions and Environmental Regulations.

Accessed August 2026, as applicable.

U.S. Fish and Wildlife Service (USFWS). Information for Planning and Consultation (IPaC). Accessed August 2026.

U.S. Geological Survey (USGS). The National Map. Accessed August 2026.

Vista Environmental, Air Quality and Greenhouse Gas Emissions Impact Analysis AutoNation Lexus Service Center Project, July 26, 2026.

Vista Environmental, Noise Impact Analysis AutoNation Lexus Service Center Project, July 28, 2026. 17600 Crusader Avenue Project
City of Cerritos
Page
32 72
VISTA

ENVIRONMENTAL
ATTACHMENT A: FIGURES
17600 Crusader Avenue Project
City of Cerritos
Page
33 73
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74 ISTA

ENVIRONMENTAL
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ISTA
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76 1-;,~ ~c
•-I ~nglneermg
Environmental Assessments-and Solutions
,1299 MacArU,11t Blvd., Sull~ JD7, NII\VpOlt Beach, CA 92660 tel1949) 476-8922 • fax 19491474-1222
July 31, 2015
Mr. Danny McKenna MCKENNA VOLKSWAGEN CERRITOS
18303 Studebaker Road
Cerritos, CA 90703
Re: EXECUTIVE SUMMARY - Phase I Environmental Site Assessment of 17600 Crusader Avenue
Cerritos, California 90703 Centec Project#0715048
Dear Mr. McKenna:

Centec Engineering has completed the Ph~se 1 Environmental Site Assessment for the above~referenced property. This assessment has revealed no evidence of a -'''~"\ Recognized Environmental Condition {REC) associated with the subject property, an ~i::.) irregular-shaped lot comprising approximately 4.05 acres. developed with a light industrial building and smaller front office building, with associated drive and parking· areas, located at 17600 Crusader Avenue, Cerritos, California 90703. There Is an Historical Recognized Environmental Condition (HREC) because there had been an underground storage tank at the property unUI 1992 when it was removed. Analysis of samples conected from two locations, beneath the center of the tank bed and from beneath the dispenser area, found no detectable contaminants, and the lead agency, the. County of Los Angeles Department of Public Works, Underground Storage Tank Division, granted closure in a letter dated January 20, 1994. This issue is therefore not a ~EC. It appears that there are no further actions necessary at this time. This conclusion has been reached for the f~llowin~ reasons:
1) The subject property buildings are n~t occupied. The land is. in use as storage far Lexus and Toyota cars which are sold at the Cerritos Auto Square · dealerships to the southeast of the subject property. ·The property has two buildings on-site, both on the west side of the property, the office building is to the south and the manuf~cturing building is to the north. The balance of the property Is paved parking and drive areas. There are two chainlink-fenced sections on-site. Paving consists ·of mostly asphalt with some areas of concret~ paving. There are many locations of. very worn. concrete with bare soil eVident and some siz~able.-potholes on~slte. No significant stai~s were noted ~nd as the cars that are parked at the property are new, few oil leaks would be expected.

Landscaping had been formal at one time1 and currently appears healthy and growing with no evidence of haz~rdous materials a~andonment. There a.re areas of dead weeds. which appear to be naturally in their cycle or may be affected by the lack of rain. EXHIBIT 12 Phase I Environmental Assessment - 2015
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
77 Gt~
t~ £•'1rGWIDfo!alAU<Ullltll1$.,,.j S11..n-
\ .·'oANNYMCKENNA
Executive Summary~ Centec Project #0715048
July 31, 2015 - Page 2
2) A history of the subject property was ascertained through historical aerial photographs, historical USGS maps, records available from the City of Cerritos Building Department, and records at the Los Angeles County Department of Public Works. No person familiar with the history of the property was located to interview. The subject property appears to have been part of a dairy farm in the photographs from 1953 through 1963. The school to the west of the subject property is visible in the 1963 photograph, but the subject property appears to still be part of the dairy and is undeveloped. The City of Cerritos records are mostly from 1969 for construction of the site buildings, including two additional 5,000 square-foot metal shed storage buildings, all of which were ''flnaled• in 1971, and relate the development of the property as a business which made furniture from wood. The name of the original company at the property appears to have been Monarch Wood Products or Monarch Furniture. The more recent business occupant or owner was caJled Craftsman Millworks. Inc: It appears Craftsman MIJlworks ceased its operations and leased the property to Westwood Products in the early 2000's, but the City would_ not allow wood processing activities to continue. Westwood apparently commenced leasing space for vehicle storage at that time. It also appears that the two metal storage buildings and a smaller metal shed with a hopper· for collecting wood debris were demolished, but there were. no permits at the .City of Cerritos Building Department for the demolition. They were still present when trie property was inspected in May 2006 for a Phase I ESA. One document at the: City, from 2011, was an Owner/Builder Declaration with no specific purpose noted which may hav~ been part of a permitting process for the demolition. Records located at the County of Los Angeles.Department of Public Works (DPW), Underground Storage Tank Division describe a per:mitting process f9r a 1,0001Jallon gasoline UST prior to its removal. The removal In 1992 was documented, an analysis of .soil from two .locations (one below the center of where the UST had been and one below the former location of the dispenser) found no detectable hydrocarbon cor:itaminants, and the OPW granted a clo~ure certification in a letter from January 20. 1994. ·
3) There was no evidence of suspect PCB-contain.Ing transformers or current underground or aboveground tanks noted during either the documentary research or the on~site Inspection. There had been a 1.000~gallon underground gasoline storage tank and dispenser at the north edge of the subject property.

Its installation date. rs unknown, but It was removed in 1992. Due to the pre-1980 construction of the subject property bulld_in~, a$bestos may be·suspected as _
a
component of the materials used . for. construction, inclu!ii _ng drywall joint
compound. roofing materials, spray-on ceiling texture, and others. Also, based on the age of the bµilding, lead-based paints may have been used on the buildings. Representative sampling and analysis of the· suspicious materials is recommended prior to demolition or renovation activities that would disturb the materials; and subsequent appropriate removal and disposal procedures -should take place as may be necessary. Asbestos doss not appear to be a significant 78 /.=•
GI~
• •
( • • ") Jindi'allmlllltl AlltSSIIIOIIIS IIUI Stlul1-
•• ·'DANNY MCKENNA
Executive Summary - Centec Project #0715048
July 31, 2015 - Page 3
issue of concern relative to a perceived asset value, and no samples were collected for analysis. No hazardous materials were noted on-site. 4} A review of adjacent properties Indicated little evidence for concern. The building immediately to the south at 17700 Crusader Avenue is Identified on public records for apparently appropriate disposal of waste oll in 2005 by a prior tenant. The building to the south of that at 17720 Crusader Avenue had a leaking UST discovered in November 1996, but it impacted soil only, was remediated by excavation and the case was closed in June 1997. The leak affected "soil only" and is unlikely to have any affect oi:i the subject property.

None of. the other sites in the vicinity appear to present an imminent threat of 5)
impairment to the subject property. •
Our review of known cases of contamination found within a one-mile radius of the • subject property found no reasons to suspect .off-site sources of contamination are likely to adversely impact the subject property. There are 3 known sources of contamination within the critical ¼-mile radius surrounding the subject property, all of which are leaking UST sites that impacted soil only and have ·been remediated and closed. The nearest is the former Holmes-Hally rndustries 150 feet to the south which was quickly closed in 1997 after the impacted soils were excavated. Another is a gasoline leak at the former Target Specialty Products facility 600 feet to the southeast (beyond the 605 Freeway) that was clos~d in 1993. The third site is¼ mile to the south and was a gasoline • leak at a GTE facifrty that was remediated and. closed in 1997. One other listed site of known contamination is identified within a ½-mile radius; but it is a waste oil leak that impacted s9il only 1'3 mile to the south and is still under investigation.

Other listed sites are beyond ¾ mile away. All of these listed sites • are considered too distant and lack adequate significance to· present a risk of impairment to the subject property. There are no state or federal "Superfund" sites, CERCLIS sites, hazardous waste landfills. or other significa~t sources of contamination In the study area.

Thi~ assessment has rev~aled no evidence of Recognized Envir~mmental Conditions (RECs) associated with the current use of the property., There is an Historical Recognized Environmental Condition (HREC) because there had been an underground storage tank at. the property unm 1992 when it was removed. Analysis of samples from twC! lo~tions. ben~ath the center of the tank bed and from .beneath the dispenser area, found no detectable contaminants, and the lead agency, the Courity of Los Angeles Department of Public Works, Underground Storage Tank Division, granted closure in. a letter dated January 20, 1994. No other Indications of significant use of hazardous mat~rials, spills or other significant environmental issues of concern were Identified. It r ·, appears ~asonable to conclu~e lhat no further actions would app~ar to be necessary \ .... J for 'the subject property at this. time. Our report goes into further de~il regarding how ar:id why these conclu~ions are reached. Mr. Danny McKenna, his successors. assigns and or affiliates, may rely on the information contained in the report as being a~curate and thorough subject to the limitations detailed in the report. If you should have any 79 r.l~
/'"'") Eartr<maltlllllASSc<SlllelllS,.;,;Salalioal l .. - ;- DANNY MCKENNA
Executive Summary- Centec Project #0715048
July 31, 2016 - Page 4
questions whatsoever regarding the report, plea~e feel free to contact me directly.

Sincerely,
CENTEC EN.GINEERING, INC.

Steven N. Collins, REA
Principal
Project Manager
80 1-;ic~c r'"") . engineermg t :1
• • Envlronmenl#I Assesm,enf.~ and Solution:.
4299 MocArlhut Bhld-U8 107 • Newpcrt Beocll. CA~
(1140)416-4922 • FAX~JJ74-3222
PHASEI
ENVIRONMENTAL SITE ASSESSMl;NT

PREPARED FOR
17600 CRUSADER.AVENUE
CERRITOS, C-f'Ll~ORNIA 90793
JULY 31, 2015 •
81 PHASEI

ENVIRONMENTAL SITE ASSESSMENT
• For property located at•
• 17600 CRUSADER AVENUE
CERRITOS. CALIFORNIA 90793
CENTEC PROJECT #0715048
- Prepared for -

DANNY MCKENNA
• Prepared. by -
CENTEC ENGINEERING, INC.
4299 MacArthur Boul~vard, Suite 107 .

Newport Beach, CA: 92660
"(94~) 476-8922
Steven N. Collins, President
July 31, 2015
82 TABLE OF CONTENTS
INTRODUCTION ............................................................................................................. 1 Scope of Work
Sources of lnfonnation
Limitations and Exclusions
SITE DESCRIPTION AND HISTORY ............................................................................. 3 Location
Construction History
Historical Aerial Photograph Review
Zoning
Adjacent Property Users
GEOLOGY AND HYDROGEOLOGY .............................................................................. 5 ON~SITE INSPECTION ................................................................................................... 6 Description of Use
Construction Details
Hazardous Materials Considerations
Asbestos, PCB's, Underground Storage Tanks, etc.

CT') REVIEW OF GOVERNMENT AGENCIES AND PUBLIC RECORDS ............................ 8 KNOWN SOURCES OF OFF-SITE CONTAMINATION ................................................. 9 Vapor Encroachment Screening
CONCLUDING REMARKS ............................................................................................ 11 Findings, Opinions, Conclusions, Limitations

APPENDIX

SITE LOCATION MAP
MAP A - Assessor's Map
AERIAL PHOTOGRAPH - 2013
PHOTOGRAPHS - Subject Property
TABLE 1 - Historical Aerial Photograph Review
EXHIBIT 1 - Information Pertaining to the UST Removal
EXHIBIT 2 - Envlronmental FlrstSearch Report
83 INTRODUCTION
Centec Engineering is pleased to submit the following information in response to written authorization by Mr. Danny McKenna of McKenna Volkswagen Cerritos, to pr.ovide a Phase I Environmental Site Assessment for property located at 17600 Crusader Avenue, Cerritos, California 90703. The scope of services authorized includes a preliminary · environmental assessment of the property in order to identify any Recognized Environmental Conditions (as defined by ASTM E1527~13 and summarized below). The results of this study are based on information obtained from the following sources:
• Visual inspection of the property and adjacent areas
• EDR, "Environmental FirstSearch Report," July 9, 2015 • Robin Environmental Management, "Phase I Environmental Assessment Report, 17600 Crusader Avenue, Cerritos, CA," May 27, 2006
• City of Cerritos Building Department
• City of Cerritos PlannJng Department
• City of Los Angeles Central Library Database, Sanborn Fire Insurance Maps • Los Angeles County Department of Health Services, Public Health Investigation Unit • Los Angeles County Assessor's Office
• Los Angeles County Department of Public Works, Underground Storage Tank Division and Wastewater Division
• South Coast Alr Quality Management District
• historicaerials.com
• California Water Quality Control Bo.ard - Los Angeles Region • California Environmental Protection Agency, Dept. of Toxic Substances Control • California Waste Management Board .
• California Department of Conservation, Division of Oil. Gas, and Geothermal Resources
• California Division of Mines & Geology
• California Governor's Office of Planning & Research
• United States Environmental Protection Agency
Definitionsjor ASTM Standard Practice E1527-13
Recognized Environmental Conditions (RECs)
Defined as the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: due to release to the environment; under conditions indicative of a release to the environment; or under conditions that pose a material threat of a future release to the environment De mlnlmus conditions are not RECs.

Controlled Recognized Environmental Conditions (CRECs)
Defined as a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority, with hazardous substances or petroleum products allowed to remain in place subject to the Implementation of re.quired controls.

Historical Recognized Environmental Conditions {HRECs)
Defined as a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of 1 84
~ w'b:
{· ..
\. 1 the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls.

Environmental Issues
Defined as environmental concerns identified by Centec Engineering, Inc. that warrant discussion, but do not qualify as recognized environmental conditions as defined by the ASTM Standard Practice E1527-13. These can include, but are not limited to risks which can have a material environmental or environmentally-driven impact on the business associated with the current or planned use of the subject property.

Umltations
This Phase I Environmental Site Assessment was performed in accordance with generally and currently accepted environmental engineering principles and practices, including current ASTM standards {E-1527-13}. The findings of this Phase I report concerning the subject property should be considered a professional opinion based upon the data obtained during the investigation and should not be considered a definite statement that hazardous contamination is or is not present at the subject property.

The scope of work for this assessment did not include testing of electrical equipment for the potential presence of PCBs or collection of environmental samples. The scope of work did not include an assessment of natural hazards such as naturally occurring asbestos, radon gas or methane gas, an assessment for the potential release of radio nuclides, an assessment of non-chemlcal hazards such as the potential for damage from earthquakes or floods, or an assessment of the presence of endangered spectes or wildlife habitats. This Phase I Environmental Assessment also did not include an assessment of the environmental compliance status of the subject property or a healthbased risk assessment. In addition, a title search was not conducted by Centec, and the Client did not provide a chain-of-title report or environmental lien search to Centec for review. Based on the research completed, no such liens or environmental deed restrictions are considered likely for the subject property, and no such liens or use limitations were identified for the site on DTSC's Envirostor website. Any opinions or recommendations concerning asbestos-containing materials or lead-based paint should be considered limited in scope and are intended for preliminary screening purposes only. The conclusions made in this report are based on and in accordance with information obtained at this time from visual Inspections of the property and from relevant federal. state, regional, and local agencies. Although Centec Engineering believes that the information contained herein is reliable, no guarantee is made as to the accuracy of information provided to Centec by others. This report was prepared for the use of Danny McKenna, their successorst assigns and/or affiliates. Although Centec Engineering consents to the release of this report to other third parties at the discretion of Mr. McKenna, Centec makes no warranty of any kind to other third parties and cannot be held liable for any reliance by other third parties upon the information contained herein.
2 85

SITE DESCRIPTION AND HISTORY
The subject property consists of an irregular-shaped lot comprising approximately 4.05 acres, developed with a light industrial building and smaller front office building, with associated drive and parking areas, located at 17600 Crusader Avenue, Cerritos, California 90703. The subject property is on the north end of Crusader Avenue cul-desac, approximately 250 feet south of Artesia Boulevard and approximately 1,700 feet north of 183rd Street. The south-bound San Gabriel Freeway (605) borders the east side of the property, as shown on the Site Location Map In the Appendix. The property can be found in the Los Angeles County Assessor's Map Book 7034; Page 17, Parcel 19, as shown on the Assessor's Map (Map A) in the Appendix.

A history of the subject property was ascertained through historical aerial photographs, historical USGS maps, a prior Phase I ESA prepared for the property in May 2006 by Robin Environmental Management (REM), records available from the City of Cerritos Building Department, and records at the Los Angeles County Department of Public Works. No person familiar with the history of the property was located to interview.

The subject property appears to have been part of a dairy farm in the photographs from 1953 through 1963. The school lo the west of the subject properly is visible in the 1963 photograph. but the subject property appears to still be part of the dairy and is undeveloped. The City of Cerritos records are mostly from 1969 for construction of the site bulldings, including two additional 5,000 square-foot metal storage buildings, all of which were "finaled" in 1971, and relate the development of the property as a business which made furniture from wood. The name of the original company at the property appears to have been Monarch Wood Products or Monarch Furniture. The more recent business occupant or owner was called Craftsman Millworks, Inc. REM noted that Craftsman Millworks leased the property to Westwood Products in the early 2000's, but 1he City would not allow additional wood processing there (beyond the "grandfathered" activities conducted by Craftsman Woodworks), and therefore Westwood began leasing space for vehicle storage on the site. During the inspection conducted by REM for their May 2006 Phase l ESA. it was noted that the property, "including four on-site metal sheeting structures," was used for vehicle parking by two of the nearby autodealers.

The office building was vacant and no woodworking activities were being conducted, although a 0 small rectangular metal sheeting structure housing a hopper (for collecting wood debris generated during formerly on-site wood processing operations that were washed into concrete-lined ditches connecting to a concrete-lined underground basin adJa.cent to the east exterior wall for the northeastern portion of the 32,000 square feet main site building, and then conveyed to the top of the hopper by a blower)" was noted to still be present along the northeast side of the large warehouse building. REM otherwise indicated no hazardous materials were in use at the property, "no apparently significant environmental concern was Identified being induced by current or historic operations of the subject property_ and its neighboring sites, n and no further Investigation was recommended. It Is clear the two metal storage sheds and smaller shed with the hopper were demolished, but there were no permits at the City of Cerritos Building Department for the demolition. One document at the City, from 2011, was an Owner/Builder Declaration with no specific purpose noted which may have been part of a permitting process for the demolition. Records located at the County of Los Angeles Department of Public Works (DPW), Underground Storage Tank Division describe a permitting process for a 1,000-gallon gasoline UST prior to its removal. The removal in 3 86
December 1992 was documented, laboratory analytical results of soil samples collected from two locations (one below the center of where the UST had been and one below the former location of the dispenser) found no detectable hydrocarbon contaminants, and the DPW granted a closure certification in a letter from January 20, 1994. For reference copies of pertinent documents from this removal are included in Exhibit 1 in the Appendix. No unusual conditions were visible on the property in Jhe aerial photographs reviewed, a complete list of which can be found in the Appendix.

The historical use of surrounding properties appears to mirror the subject property development from agricultural to industrial use and a private school to the west. The San Gabriel River Freeway (605) was built between 1963 and 1972 which further altered the vicinity of the subject property, and after the river was contained within the flood control channel, residential development took place on the west side of the river.

The land to the south of the subject property, while originally industrial in development has been altered to accommodate the auto dealers in the Cerritos Auto Square which Is southerly along Studebaker Road southeasterly of the subject property.

The property is zoned M, a Cerritos designation for light industriaf uses. Adjacent properties users include Freeway easement land and Artesia Boulevard to the north, the San Gabriel River (605) Freeway and beyond that a regional shopping center to the east, Goodwrench Service-GMC in the two light industrial buildings to the south, and Valley Christian School and _athletic yard across Crusader Avenue to the west. There was no evidence of fuel dispensers in the yards of the properties adjacent to the subject property, or current activities that would appear to present an Imminent risk of impairment to the subject property. However. both of the addresses to the south of the subject property (17700 and 17720 Crusader Avenue} are listed as a location of hazardous waste generation (17700 Crusader Avenue) and a leaking UST (17720 Crusader Avenue) for prior occupants. The UST leak impacted soil only, the impacted soils were excavated, and the case was quickly closed in 1997. Please refer to the "Known Sources of Off-Site Contamination" section of this report for information regarding properties of known environmental concern within a one-mile radius of the subject property.
4 87

GEOLOGY AND HYDROGEOLOGY
The subject property is approximately 60 feet above sea level in the southwest corner of the physiographic province known as the Downey Plain in Los Angeles County. The Downey Plain is a structural depression that contains thousands of feet of marine and continental sediments which range in age from Pliocene to Recent. Primarily. these sediments have been deposited by the ancestral Los Ang~les and San Gabriel River fluvial system (Poland and others, 1956). The San Gabriel River, located approximately over one mile west of the subject property, is now concrete-lined.

Hydrogeologically, the subject property is located in the Central Basin Pressure Area.

In the vicinity of the subject property, sediments range in age from Recent to Pliocene and extend to a maximum depth of over 2,000 feet. Aquifers have been identified in the recent alluvium and in the Lakewood and San Pedro Formations {California Department of Water Resources (CDWR]; 1961}. Major aquifers beneath the subject property, in order of increasing depth, are the Gaspur, Exposition-Artesia, Gage.

Lynwood, and Silverado. Overlying the Gaspur Aquifer is the Bellflower Aqulclude. The Bellflower AquicJude is approximately 60 feet thick in the area around the subject property (California DWR Bulletin 104) and is found approximately 20-150 feet below ground surface (bgs). The base of the Gaspur Aquifer Is approximately 170 feet bgs and the aquifer is approximately 20 feet thick (CDWR, 1961). Based on data supplied by the County of Los Angeles Department of Public Works (1991), deep groundwater in the vicinity of the subject property is approximately 75-100 bgs. Based on these data, it appears groundwater in the underlying Gaspur Aquifer is confined.

The depth to the-first occurrence of groundwater at nearby sites has been observed or estimated at approximately 10-20 feet bgs. This groundwater is believed to be per~hed above the underlying Bellflower Aquiclude and is expected to be separated from the groundwater contained within the underlying and confined Gaspur Aquifer and the producing aquifer of the Lakewood and San Pedro Formations. Locally1 this shallow zone yields small quantities of poor quality water and its flow fluctuates from northerly to southerly with a generally flat gradient of .0006 feet/foot. The Artesia is the shallowest aquifer for water supply in the area, and its flow tends to the south at a depth of approximately 100 feet bgs.

According to the U. S. Department of Homeland Security, FEMA website, the subject property is in Shaded Flood Zone X, on Community Panel 06037C 1980F, map dated September 26, 2008.
65 88

ON-SITE INSPECTION
The subject property and the surrounding vicinity were Inspected by Centec personnel on July 28, 2015. Photographs of the subject property and an aerial photograph believed to be from 2013 are included in the Appendix for reference.

The subject property consists of an irregular-shaped lot comprising approximately 4.05 acres, developed with a light industrial building and smaller front office building with associated drive and parking areas. located at 17600 Crusader Avenue, Cerritos, California 90703. Construction appears to be wood-frame 'Nith wood paneling set on concrete foundations. The office building appears to have an asphalt-shingle roof. The former manufacturing building appears to have a flat hot-mopped roof. The office spaces appear to be created with lath and plaster and the floors appear to have a wood-laminate flooring. The ceilings have spray-on acoustic texture in the office building. The manufacturing building has bare concrete floors, apparently plywood walls, and no insulation on the ceiling, which Is open to the roof deck.

Due to the pre-1979 construction the subject property buildings, asbestos may be suspected as a component of the materials used for construction, including drywall joint compound, roofing materials, spray-on ceiling texture, and others. Also, based on the age of the building, lead~based paints may have been used on the building, although there has not been sampling or laboratory analyses. Representative sampling and F"> analysis of the suspicious materials is recommended prior to demolition or renovation '-:t..:.) activities that would disturb the materials, and subsequent appropriate removal and disposal procedures should take place as may be necessary. Asbestos does not .appear to be a significant issue of concern relative to a perceived assef value~ ·ana no samples were collected for analysis.

The subject property buildings are not occupied. The land is in use as storage for Lexus and Toyota cars which are sold at the Cerritos Auto Square dealerships to the south of the subject property. The property has two buildings on-site, both on the west side of the property, the office bullding is to the south and the manufacturing building is to the north. There are two shallow, concrete-lined trenches inside the warehouse building, which were reported by REM to h~ve been used to collect wood debris that was then directed to a 0 concrete-lined underground basin adjacent to the east exterior wall of the northeastern portion of the ... main site building." Centec did not observe the underground basin. The balance of the property Is paved parking and drive areas.

There are two chainlink-fenced sections on~site. Paving consists of mostly asphalt with some areas of concrete paving. There are many locations of very worn concrete wHh bare soil evident and some sizeable potholes on-site. No significant stains were noted and, as the cars that are parked· at the property are new, few oil leaks would be expected. Landscaping had been formal at one time, and currently appears healthy and growing with no evidence of hazardous materials abandonment There are areas of dead weeds which appear to be naturally in their cycle or may be affected by the lack of raln.

The property is served by Southern California Edison (SCE). According to SCE, it is "highly unlikely that transformers contain polychlorinated blphenyJ (PCB) at concentration levels requiring special management under the Environmental Protection 6 89 ;"'"" 1
!.. _ _- .• Agency's (EPA) rules. Federal law has prohibited the manufacture of transformers utilizing ·pee since 1977. In addition, SCE has never specified the purchase of distribution transformers utilizing PCB as the Insulation/cooling fluid exclusively. In a statistically valid test of over 20,000 SCE distribution transformers, we determined that the concentration of PCB in the mineral oil is less than 50 parts per million (ppm) in over 96 percent of the units. The mineral oil in the 4 percent that tested above 50 ppm Is generally below 100 ppm." The EPA defines less than 50 ppm as "non-PCB." No evidence of current underground storage tanks, ponds, pits, lagoons, or other possible conduits for contamination was noted during either the on-site inspection or during the file reviews. There was evidence of sensitive environmental receptors such as marshes. endangered species, etc., In the vicinity, although there is a SGhool across Crusader Avenue to the west, and open land along the Freeway easements which are typically occupied by small animals. No posted historical landmarks appeared to be in the property vicinity. The eastern boundary of the property still includes railroad tracks from a former spur line. There is a high~power electricity transmission llne along the eastern shoreline of the San Gabriel River 1,000 feet to the west of the subject property.

Radon is generally not considered a significant area of concern for Southern California and has not been tested for in the course of this investigation. A 1990 study by the State of California Department of Health Services, in conjunction with the EPA, {':"", concluded that California ranks as the third lowest state in the country for percentage of \;. :~J dwellings exceeding the recommended action level for radon. The study also concluded that Southern California generally has an even lower Incidence and likelihood of elevated levels of radon than the rest of the state. 67 90

REVIEW OF GOVERNMENT AGENCIES AND PUBLIC RECORDS
Records for the property were reviewed at the City of Cerritos Building Department.

The records located for the subject property address covered the years 1969, 1995, and 2011. The pertinent information was discussed in the aSite Description and History" section.

Information regarding the subject property was requested from the Los Angeles County Department of Health Services, Hazardous Materials Liaison, Pubiic • Health Investigation. No files were located for the subject property address.

Information about the subject property address was requested from the County of Los Angeles Department of Public Works, Underground Storage Tank Division and Wastewater Division (DPW). DPW has a file for the subject property address concerning the removal of an underground storage tank (UST) at the subject property in 1992. It had been a 1,000-gallon UST for gasoline. Samples were t~ken from "below the middle area if the tank and below tt,e fuel dispenser at a depth of 2 feet. .. the soil samples collected ... exhibited non-detectable concentratiofls of TPH and BTEX." The file includes a "Hazardous Materials Underground Storage Closure Certification," dated January 20, 1994.

Records were sought for the subject property on the South Coast Air Quality (?) Management District (AQMD} database. No records were located for the subject <s.:,c:,:.,,.,.. property aqdress.

No records for the subject property address were located by the California State Department of Health Services - Toxic Substances Control Division. There is information about the subject property on the Geo Tracker website.

A review of oil and gas well maps with the State of California Department of Conservation, Division of Oil, Gas, and Geothermal Resources, revealed no wells on or near the subject property.

A search of the City of Los Angeles. Central Library Database, Sanborn Fire Insurance Map Collection for the subject property. The subject property was not located on the Hawthorne maps.

The subject property is not found on public as a known source of contamination.

Please refer to the following section of this report fQr details concerning known sources of contamination within a one-mile radius of the subject property. 68 91

KNOWN SOURCES OF OFF-SITE CONTAMINATION
Centec requested and received a database report on known or potential sources of off~ site contamination in the vicinity of the subject property from Environmental Data Resources (EDR). The Environmental FirstSearch database searched pertinent federal, state, and local lists of public information, according to appropriate ASTM standards, to identify and geographically locate sites of concern within a maximum radius of one mile of the subject property.

The subject property Is not identified on the database for any reason. Several adjacent and nearby sites are identified as current or former generators of small quantities of hazardous waste, Including former tenants in the 2 buildings to the south (Map ID #B2 and A3/A4) and the high school to the west (#A 1 and #5), which is also indicated to utilize an underground storage tank (UST) from 1989. It would appear likely to be in a maintenance area 500 feet southwest of the subject property, and is not indicated to be leaking or a likely issue of concern for the subject property. (This list is no longer actively or accurately maintained, and it is possible no UST is actually present.) There are 4 known sources of contamination within a ½-mile radius surrounding the subject property. There are 3 known sources of contamination within the critical ¼-mile radius surrounding the subject property, all of which are leaking UST sites that impacted soil only and have been remediated and closed. The nearest is the former r.<-":~- Holmes-Hally Industries 150 feet to the south (Map ID #B13.) which was quickly closed \ -~,) in 1997 after the impacted soils were excavated. Another is a gasoline leak at the former Target Specialty Products facility 600 feet to the southeast (beyond the 605 Freeway, #E24} that was closed in 1993. The third site is¼ mile to the south and was a gasoline leak at a GTE facility that was remediated and closed in 1997 (#H36). One other listed site of known contamination is identified within a ½-mile radius, but it is a waste oil leak that impacted soil only 1/3 mile to the south and is still under investigation (#37). Other listed sites are beyond ¾ mile away. All of these listed sites are considered too distant and lack adequate significance to present a risk of impairment to the subject property. There are no state or federal "Superfuncl" sites, CERCLIS sites, hazardous waste landfills, or other significant sources of contamination in the study area
The entire FirstSearch report, including site location maps, is included in Exhibit 2 in the Appendix.

Vapor Encroachment Screening ASTM defines a vapor encroachment condition (VEC) as the presence or likely presence of vapors from chemicals of concern (COC) In the subsurface of a property caused by the release of vapors on or near the property. As a "Tier 1" vapor encroachment screening, Centec reviewed information obtained during the Phase I assessment, including the environmental database, visual observations of adjacent and • nearby properties, geology, groundwater depth and flow direction, interviews of knowledgeable persons, and known sources of contamination in the nearby vicinity to evaluate the likelihood of a VEC in connection with the subject property. This 9 92
~--,-
(" 1
, -, information indicates there are no known active or suspected sources of contamination . )
within 500 feet of the subject property or active generators of potential COC within 500 feet. Based on the results of this Tier 1 screening. it appears reasonable to conclude that a VEC can be ruled outforthe subject property.
10 93

CONCLUDING REMARKS

FINDINGS
The subject property consists of an irregular-shaped lot comprising approximately 4.05 acres, developed with a light industrial building and smaller front office building, with associated drive and parking areas. located at 17600 Crusader Avenue. Cerritos, California 90703. The subject property buildings are not occupied. The land is in use as storage for Lexus and Toyota cars which are sold at the Cerritos Auto Square dealerships to the south of the subject property with no hazardous materials In use or hazardous wastes generated. The property has two buildings on-site, both on the west side of the property, the office building is to the south and the manufacturing building is to the north. The balance of the property is paved parking and drive areas. There are two chainlink-fenced sections on-site. Paving consists of mostly asphalt with some areas of concrete paving. There are many locations of very worn concrete with bare soil evident and some sizeable potholes on-site. No significant stains were noted, and as the cars that are parked at the property are new, few oil leaks would be expected.

Landscaping had been formal at one time. and currently appears healthy and growing with no evidence of hazardous materials abandonment. There are areas of dead weeds which appear to be naturally in their cycle or may be affected by the lack of rain.

The subject property appears to have been part of a dairy farm in the photographs from 1953 through 1963. The school to the west of the subject property is visible in the 1963 photograph, but the subject property appears to still be part of the dairy and is undeveloped. The City of Cerritos records are mostly from 1969 for construction of the site buildings, including two additional 5,000 square-foot metal shed storage buildings, all of which were "finaled• in 1971, and relate the development of the property as a business which made furniture from wood. The name of the original company at the property appears to have been Monarch Wood Products or. Monarch Furniture. The more recent business occupant or owner was called Craftsman Millworks, Inc. It appears Craftsman Millworks ceased its operations and leased the property to Westwood Products in the early 2000's, but the City would not allow wood processing activities to continue. Westwood apparently commenced leasing space for vehicle storage at that time. It also appears that the two metal storage buildings and a smaller metal shed with a hopper for collecting wood debris were demolished, but there were no permits at the City of Cerritos Building Department for the demolition. They were still present when the properly was inspected in May 2006 for a Phase I ESA. One document at the City, from 2011, was an Owner/Builder Declaration with no specific purpose noted which may have been part of a permitting process for the demolition.

Records located at the County of Los Angeles Department of Public Works (DPW), Underground Storage Tank Division describe a permitting process for a 1,000-gallon gasoline UST prior to its removal. The removal In 1992 was documented, an analysis of soil from two locations (one below the center of where the UST had been and one oelow the former location of the dispenser) found no detectable hydrocarbon contaminants, and the DPW granted a closure certification in a letter from January 20 1994. No adjacent or nearby properties, or known sources of contamination in the vicinity, are deemed likely to present an imminent risk of impairment to the subject property. Overall, the research and inspections completed do not suggest a likelihood that Recognized Environmental Conditions (RECs) are associated with the subject property, although the removal of the 1,000-gatlon UST in 1992 and given official 11 94
/ ··~ ~ f • closure in 1994 is considered an Historical REC.

OPINIONS
This assessment has revealed no evidence of Recognized Environmental Conditions (RECs) associated with the current use of the property. There is an Historical RecogniZed Environmental Condition (HREC) because there had been an underground storage tank at the property until 1992 when it was remoyed. Analysis of samples from two locations, beneath the center of the tank bed and from beneath the dispenser area, found no detectable contaminants, and the lead agency, the County of Los Angeles Department of Public Works, Underground storage Tank Division, granted closure In a letter dated January 20, 1994. No other indications of significant use of hazardous materials, spills or other significant environmental Issues of concern were identified. It appears reasonable to conclude that no further actions would appear to be necessary for the subject property.

In Centec•~ opinion. there are no significant data gaps in the preparation of this report.

Centec was unable to Interview anyone to determine. whether the property Is being valued at a "fair market value,• with no tjevaluation based on known or perceived issues of environmental contamination, although there is no reason to suspect that there are issues of environmental contamination at the subject property. There would not appear to be any known reasons to suggest that the property should be devalued based on t"'·:\ environmental concerns. •
\ :..r.;.J

CONCLUSIONS
. We have performed a Pha~e I Environmental Site Assessment in conformance with the scope· and limitations of ASTM Practice E1527-13 of property located at 17600 Crusader Avenue, Cerritos, California 90703, the property. Any exceptions to, or deletions from, this practice are described in the Introduction Section of this report.

This assessment has revealed no evidence of Recognized Environmental Conditions (RECs) associated with the property.

We decla~ that, to the best of our professional knowledge and belief, we meet the definitions of Environmental Professional as defined in §312.10 of 40 CFR Part 312.

We have the specific qualifications based on education, training, aild experience to assess a property of the nature, history, and setting of th_e subject property. We have developed and. performed the all appropriate inquiries In conformance with the standards and practices set forth in 40 CFR Part 312.

CENTEC ENGINEERING. INC. •
~ Gek_sSteven N. Collins, REA
Principal, REA #04384
12 95

RECORDING REQUESTED BY
Chicago Tltle Company
WHEN RiCORDED MAIL TO
AND MAIL TAX STATEMENTS TO:
17600 CRUSADER L.P., A CAIJFORNIA

LIMITED PARTNERSHIP
10900 FIRBSTONE BL VD
NORWALK, CA 90650
A'ITN: DANIELJ. MCKENNA, III
TitleNo.: ~/APN: 7034-017-019
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GRANTDEED
;-111i i[l~IIIH. ; I •201510344s7•
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~
SPACE ABOVE THIS LINE POR. RECOIU>Ell'S
USE
County of Los Angeles Transfer Tax Is $1,425.00 \,\
THE UNDBRSIONEO GRANTOR(s) DEa,ARE(s} 0/
and Is com puled on full value of interest or property conveyed ' .

FOR. A V ALUABI..E CONSIDERATION, receipt af whicb is hereby acknowledged, Thomas Edward Hom, Trustee of tho Allen Ernest Hom Trust dtited August 19, 1992 hereby GRANT(s) to
17600 Crusader L.F., a California limited partnersblp
the following d~ribed real property in the County of Los Angeles, State of California SEE EXHIBJT "A" ATTACHED HERETO AND BY REFERENCE MADE A PART HEREOF ;
SIONA TU.RE PAGE A TfACHED HERETO AND MADE A PART HEREOF Dated: August 26, 2015

MAILTAXSTATEMBNTSASDIRECTEDABOVE
5 96
t.,,.'~~
l:..~.J
THOMAS EDWARD HOM. TRUSTEE OF THE

ALLEN ERNEST HOM TRUST DATED
AUGUST 191 1992
By:•~~~

THOMAS EDWARD HOM, TRUSTEE
97 (1
•
·
.,•·..------------------.... ---------------------

AGKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual who sigoed the document to which this certificate.is
attached, and not the truthfulness, accuracy, or
validitv of that document.

State of Ca0fomla Sa
County of n Diego )
before me, D. Fallon Notary Public
·(insert name and title of the officer)
persooallyappeared :1hk,4c.f.J,:»(J +lcw1 .
who proved to me on the basis of satisfactory evidence to be _the person(s) whose name{s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capaclty(ies), and that by his/her/their slgnature(s} on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph ls true and correct.

WITNESS my hand and official seal.

Signature ~ (Seal)
98 c;ct:>2/:/-~8~• .t/43w~.S-O, •
•J ...,, Tille No.: ~2/APN: 7034-017-019

EXHIBITA

LEGAL DESCRIPTION
TH£ LAND REFERRED TO H£lUllN BELOW lS SITUATED IN THli COUNTY OF LOS ANGELF.S, STATE OF CALIFORNL\AND l.S DESCRIBED AS 'FOLLOWS:

IBAT PORTION OF LOTJ OFTRACTNO. SS78, IN THE CITY OF CERRITOS, COUNTY OF LOS AN06LES, STA TE OF CALIFORNIA, AS PER MAJ' RECORDED IN BOOK 64, PAG'E n OF MAPS, IN 1'H6 OFFICE Of rnE COUNTY RECORDEROI' SAID COUNTY, TOGETHER WffiiTHATPORTIONOF A STRIP Of LAND LOCATED IN THE NORfflFASTQUARTER OFTHE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP l SOUTH, RANGE 12 WEST, IN TllE RANCKO LOS CA YOT.ES, AS SAJD PORTIONS WERE ACQUJRED IN PARCEL I, AND P~ RCEL2, BY THE STATI? OF CAUFORNIA, BY OE.ED RECORDED MAY 16, 1957 AS INSTRUMENT NO. l92S IN SOOK S1Sll, PAGE 11 T OF 0/IFIClAL RECORDS, AND BlllNG BOUNDIID EASTERLY "BY TH£ FOLLOWING DESCRIBED LlNE: •
Bl!GINNING AT THE MOST WESTERLY CORNER OF TIIAT CfiRTAIN PARCBL OF LAND "-CQtilRJID SY THE STAT60F CALl'fORNIABYDEEDlU:CORDED IN nooK 0,'1206,PAOE 148 OFOFFICIALRl!CORDSJN SAlP OFFICE: THENCRALONG THE NORTHERLY PROLONGATlON OFTH6 W6ST6RLY UNE Of LAST CERTAIN l'ARCEL.SOACQUlR6ONORTH 11"31'21"\YEST, 312.Sl; THl!NC6l\'ORTHEIU.YJNA OlRECT ~1~'.i"OAPOINT IN THE NORTRnAST.ERLY UNE 01' PARCEL 2 OF FIRST SAID CERTAIN PARCEL OF LA.ND DISTANT SOUTAEASTERLY1'HEREON 214.83 fEIIT FORM THE MOST NORTHERLY CORNER OF SAID PARCEL 2.

BXCF.PTTHEREFllOM ALL MINERALS, OIL, GASES AND OTHER J-lYJ)ROCARBON BY WHATSOl:VER NAME KNOW THAT MAY DB \VITHIM Of UNDER THE PARCEL OF LAND HEREIN ABOVED6SCRIBED WITHOUT, IIOWEVER, fflll IUGHTTO DRlU., DIG ORMINB 'JHROUOH T.HtiSORfACE TflEREOP,AS EXCEl'fED AND RBSERVEO JNTffAT CERTAIN DE2D FROM nm STATE OF CALIFORNIA TO ASSOCJATEDS01.1111ER.~ INVESTMENT COMPANY, RECORD60 JANUARY 2, 1968 AS INS"rRUMENTNO. 1S23 IN BOOK D-3874, J'A<IB \09 IIT SEQ. OF Off-ICIAL RECORDS, IN nm OFFICE OF THRCOUNTY RECORDER or SAID COUNTY.

APN: 7034-017-019
99 @ Chicago Title Company
2l65NorthsidcDrivc,Suite60D,SanDicgo,CA9210& • Phone: (619)S21-3SOO • Fax: (619)S21-3608 J 7600 Onsadcr L.P ., a California limited partnership
J0900Firestone Blvd.

Norwalk .. CA 90650
AUn: Daniel J. Micketma, ill
TITLE OFFICER: Tom Vote! & Ken Cyr (SD/BS)
ORDER NO.: 00027689-993-U50-KC
DATE: September 22, 2015 9:24 AM
TRANSJ\IIITfAL
PROPERTY ADDRESS: 17600CRUSADERAVENUE, CER.RITOS,CA
"PHONE: (619) 521-3673
EMAIL: [email protected]
FAX: {619) 521-3608
BUYER/BORROWER: 17600 CRUSADER L,P,, A CALIFORNIA Lli\UTED PARTNERSHIP ~"".,.) ~-
~
Enclosed please find your Policy of Title Insurance.
111ank you - we appreciate your business!
100
,-- Im\ ( ) ~ Chicago Title Insurance Company
t,··:~·:"l
.u.:.-
POLICY NO.: CA-FBSC-IMP-72306-1-15•00027689
OWN'"ER'S POLICY OF 11TLEINSURANCE
lss11t!d.iiy
Chicago Title Insurance Company
Any notice of claim and any other notice or statement in wrifing required to be given the Company under this Policy must be given to the Company at the address shown bl Section 18 of the Conditions.

CQVERED RISKS
SUBJECT TO THE EXCLUSIONS FROM COVER.AGE, TIIE EXCEPTIONS FR.OM COVERAGE CONf AJNED IN SCHEDULE B, AND nm CONDITIONS, CIDCAGO Tl11,E INSURANCE COMPANY, a Nebraska corporation (tl1e "Company'') insures, as of Date of Policy and, to the extent stated in Covered Risks 9 nnd 10, after Date of Policy, against loss or damage, not exceeding the Amount of lnsorance, sustained Qr illcurred by the Insured by reason of:
1 . Title being vested other than as stated in Schedule A.

2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from
(a} A defect in tbe Title caused by
(i)
(ii)
(iii)
(iv)
{v)
(vi)
forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; failure of auy person or Entity to have authorized a transfer or conveyance; a document 11ffecling Title not properly created, executed, witnessed, seaJed, acknowledged. notari2ed, or delivered;
faihlre 10 pcrfonn those acts necessary to create a document by electronic means authorized by law; a document executed under a falsified, expired, or otherwise invalid powe. of attorney; a document not properly filed, recorded, or indexed in the Public Records including failure to perfonn those acts by electronic-means Blllhorized by law; or
( \1i) a defective judicial or administrative proceeding. (b) The lien of real estate 1axe., or assessments jmposed on the Title by a governmental authority due or payable, but unpaid.
(c) Any encroachment, encumbrance, violation, v11riation, or adverse circwnstance affecting the litle that would be disclosed by an accurate and complete land survey of the Land. The tenn "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements Jocated on adjoining land.

3. Unmarketable Title.

4. No right of access to and from the Land.

S. The violation« enforcement of any law, ordinance, pennit, or govemmenlal regulation (including those relating to building and zoniug) reslricting, regulating, prohibiting, or relating to (a) the occupancy, use., or eajoymem of the Land;
(b) the character, dimensions, or location of any impro\'entent erected on the Land; •• • ., 72306 (6/06) ALTA Ownu's Policy (6/17/06)
, • • • ►- Copyright American land Title Association. All rights reserved. The use of.this Form Is reslrlcled lo M..TA Ucensees and.ALTA membets In good standing as of Ille date of use. M other uses are prohibiled. Reprillled under license from lhe Ameclcan Land lltle Association.
ot\l!!S6!! uwppu.r
--
101
Order No.: 00027689•993-US0 Policy No.: CA-.FBSC-lMP-71306-l-JS.00027689

6. 7.

8. 9.
(c) the subdivision of land; or
(d) environmental protection
if a notice. describing any part of the Land, is recorded in the Public Records setting fQt1h the violation or inten1ion to enforce, but only to lhe extent of the violation or enforcement referred to in that notice.

An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice Qf the enforcement action, descnl>ing any part of the Land, is recorded in the Public Records, but only to tbe extent of the enforcement referred lo in that notice.

The exen:ise of the rights of eminent domain if a notice of the exercise, describing llllY part of the Land, is record~ in the Public Records.

Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge.

Title being vested other than as stated Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of lhe title to or any interest in the Land occurring prior to the lransaction vesting Tille as shown in Schedule A because that prior transfer constituted a fraudulent or preferential lransfer under federal ban.kruptcy, state insolvency, orsimil11rcrcditors' rights laws; or
(b) because the instrument of transfer vesling Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar crediton;' rights laws by reasan of the failure of its recording in the Public Records
(i} to be timely, or
(ii) to impart notice c;f its existence 10 a purchaser for value or to a judgment or lien creditor.

Any defect in or lien or encumbrance on lhe Title or other matter included in Covered Risks l through 9 that has been created or attached or has been filed or recorded in the Public Records subseguent to Date of Policy and prior to the re(;Ording of the deed or other instrument of transfer in lhe Public Records that vests Title as shown in Schedule A.

The Company will also pay the costs, attorneys' fees. and expenses incurred in defense of any matter insured against by lhis Policy, but only to the extent provided in the Conditions.

IN WITNESS WHEREOF, CHICAGO 1TfLE INSURANCE COMPANY has caused this policy to be signed and sealed by its duly authorized office1s. Chicago Title Insurance Company
:~
Authorized Signature
J&liiiidmo,ii, St«dlll)'
~) 72306(6106) ALTA Own«'s Policy (6/17/06)
Copyright American Land Tille Asi;ociation. All right& reserved. The use ofthis Form ls reslricfed to ALTA licensees and ALTA members in good standwig as of lhe date of use. A'J other uses are prohlblted. Reprinted under license from lhe American Land Title AssociallOl'I.
102
Onfer No.: 08027689-993-USO Policy No.: CA-FBSC-IMP-72306-l-lS-00027689

EXCLUSIONS FROM COVERAGE
The following mailers arc cxprossly cllcfuded fmm die UMl$!C cf lhis policy, and lhe Company will not pay loss cc dam•, costs, auomcys• fees. or expenses tbar arisu by reason of:

I. (a) Any la1v, ordinance, permit, or govemmenial iegulalioa (oncluding rhoserclalinc to building and wnilll) re$lrlclin& "8Ulaling. prohibilia&, ur relatillg to (i) theot'CllpilleJ, me, onajoymcnt of Ille Land;
(ii) the characlDr, dimensions or localion of any imp,:ovcmcm creeled on the Land; {iii) lhuubcliYisiooofland; or
(iv) cavirCIPlftellbl proleclion;
or 1116 elrect or Ill)' vi<li•tion ,;f lhcso laws, ~ or govcmmcntal regulllions. This E~clusion l(a) does nol modify or limi1 the covecage provided under Covered Risk S.
(b) Any &OvemnlClllti police power. This E1tc:lusion. l(b) docs not modify or limlt lhc ~verag~ prmided undcrCovcrtd Risk 6.

2. Rights of emillent dcmaia. This Exclusion does 11111 JnOClify crlimll 1ho co\-crage proYidcd U11dcrCoveml Risft 7 or 8.

3. Dcfc:clS, lleos, O!n~ advetse claims. or other n,attcis:
(a) created, s110ls~ usumcd, ar •arced t> by lhelnsurcd Claimant; (b) 11()( Known IO lhe Company, not recorded in !he Publie Records at Dare of Policy, bill liJio.vn ro the lnsun:d Claimant and 1101 disc:lcned in writing to 1he Company br~ JtllllRd Claiinalll prior lo tlled,ia the Insured Cl:limanl becamf ao Insured under !his policy; (c) resullina in no Ion or damage tu the Jnmrcd Claimant; (d) auachi111 «e1eated Sllbsequent to Dato of Policy (ho,vc\!Or, lh!s docs not modify or limit the cowrage l)l'Ollidc:d w,cJerCovered Risk !) and 10); or (e) resuhing io l05$ or clo111111ge 1ha1 W011ld l10I hawc beea &IISllined if tho Jn$\lred Claimant liad paid value ~r fhe Title..

4. Any claim, by -11 oflhi: opcnlliDII of l"edonl ltanJauplcy, slate i1130lvcney, or sirilar acdilo,s' riahts laws, ca, 11¥ (tall$8(:lion vesting die Title as ,hown ill Schc:d11lc A, is
(a) • fraudulent con~ Ot" lraud11len1 transfer; or
(b) a prefcrcnlial trtnSli:r for any reason nOI sllled in Covcccd Risk 9 otlhis policy.

S. Any l~n on Ibo Tille !Of .real e.siate laxes or -ts imposed by govem,nelllal •uhorily and c1C11tcd or a11acklng between Da1e of Poliey Md !he dale of recording of lhe deed ororhcr illSlrun,cntofb;inder in the Public Reoorda 1hat vests Tilhl as shown in ScllMlle A.

J. DEFll'lm0NOttTERMS
1hc following 11:rms wheal used in this policy
mean:
(a) "Amount of lnsucaMe": ~ lllllOUnt
stated in Schedule. A, as may be incre:isecl or
d=eased by endormmnt lo Ibis policy, incteascd by
Section 8(b}, or dec=d by ~ions 10 and 11 of
these Conditions.
(b) "Dale or Polic)'": ™ date closignatcd as
'Date cl Policy" in Schedule A.
(c} "E111it)"': J\ coapoqlioo, partaenhip, 11\lsl,
limited liabili1y cooip,lll)', or olher similar lcpl
entity.
(d) "lnsllrcd": ~ Insured aan1:d in
Sd,edl,leA.
(i} The 11:rm -rnsum!" also includes
(A) i\IC~ to lhe Tilfe of Cho
Insured by operttioD of law as distinguished rrom
p11rchase, includillC hcils, dMsees, surviwn,
personal r~resenlatiws, or nextol'kin; {B) suCQCSSOCS to an Insured by dissolutioo. merger, GOIISOliclaliaa, di$tnoulion, or
reoipnizalion; (C) suceessois to an Jnspred by ii$
ccmversion 10 another llmd ofl!ality;
(D) a 111811* or an lnsurcd uodor a
deed delivered wilfiout pa)'Dlffll of ~IWII valuable
considc1111ion conveying llh~Title
(I} if 1hc Stock, shares,
mm,benhlps, or ether eqahy intereslS oflh1> gm,1ec
are wllolly.ownod by the namocl )nS11red,
(2) if Ibo aranlcc wholly
owns the named Insmccl,
(l) if the gran&cc: is whollyowned by Alt affilialcd Enlily of !ho named Jn,ured, provided the affibled Eolity alld Che named J:nsured
aie both wholly-owaed by the Si!IIDe poaon o, Entity,
or
(4) iflllo grantee ls• t111S1ee
or bfflcliciary or a trust cre11cd by a wrinen

CONDITIONS
insuument c.sUlblished by tho Insured n~med in
Schedule A for CSlateplanning Jllll)IOSCS.
(ii) With !'l!Jlanl to (A), (B). (C}, 11\d {D) restlVin& hov.-cver, all rights •nd &Cense, 11$ IO MY su«ossor that tho Company wo11lcl have had against
any piedcee$SOr lnsured.
(e) "Insured Oaimant•: An Insured claiming
lossorda111age.
(f) "Knowledge" or "Known": Actual
knowledge, notCOllJlruclli,c lrnowlcdge ornolice lhat
maybe impolcd lo an Insured by ffi!SOll cfLbc Publie
Reconb or any otM< records dtd impart ~nstructi\-c
nolico otllliltters affecling the 7'ille.
(&) "Land": The land cbcribcd ill Schedule
A, and affixed improvc:mCllls lbat by law COIISlilUte
real Jl'OIIMY· The lerm "'Llllld"' does not include any property beyond the Jines of ~ area dc.:scribcd in
Sdlcdale A., nor any ri&ht, lille. lntetc=st, eslate, or easement iJt almlling 4ltec:ls, .Nllds. avenues. alleys, lanes, ,vays, or wa1crwctys, llul lliis does not modify or limit the extent that a ri,8bt of access lo and f,om lhc lan4 is illaured by this policy.
(h) •Mortgage": ~ dc:ed or trust, tmsl
deed, or othor aocority iJIS~I, including one
evidcaccd £:y clcc1ro11ic: means authorized by law.
(i) "Public Records": Records establiJ!ted
under Stale s1a1111es at Dato of Poli(:)' ior the p11rpmc:
ofimp•ning constructive nolice of'ma1ters relatl11g1o
real p-opcrty lo purchascq £or value and without
Knowlcclce.. With respect to Cove«d kisk S(d),
"hblic Reooroa" shall also inchldo cnviroamcnlol
proledioa liens filed In the rcro1d! of the clerk of the UD1"tcd Slalcs District Court for t~district wboie tho
Land Is located.
(I) "Tille": Tho estalll or interest described in
Schedule A.
(k) "'lJnmarkctable Tide•: Titlo arree1ed by an
all.,ed o, apparent maner flat would pcnnit a
prospecth.,, purchiseror lossea or d,e Title or lender
on !be TIiie to be relc!ISCd fNllll Che obliption to
purdia$C., lci1$C, or lend if tbctc is a con1r11c111al
condition rcquirinr; 1hc dcliYCI')' of marketable title.

2. CONTINUATION OF L~UMNCE
Tho CO"l,"l:tage of thi1 policy shall c:ot1tinue in
fo~ u of Dale ofl'olicy in favot cf en losured, but
only so Ions as the lnsmed retains an eslatc or
inCClCSl in tho Land. or holds an obligation sccurtd by a pwdlaso money Mortgage p,-ca by a puccllascr
from the lnsuml, or only so long as the limned thall
have liability by ieason or wam1111ies in any transfet
or aia~ of the TIiie. This policy ,~II 11ot
continue in force In favor of any purcl,aser from the
Insured of eilhoor (i) an estarc or inTeresi in the Land. or (ii) an oblisalion secured by a purct.ase money
Monpse given to lhe lnsuitd.

3. NOTICE OF CLAIM TO BE

GIVEN BY

INSURED CLAIMANT
The Insured shall 11otify Iha C'orl1J18ny promptly
in ,vrilias (i) in Ase or any litigation as sot fonb in Section 5(a) of these Conditions, [u) in c:3SC
Knowledga shall come to an lnsuled hernnder o(
any claim of lillc or intor~ lhal is adYeM to tho
Tide, m insuNd, and tbal ffliab< cause Joss or damage
for which thi:: Company may be liable by virtue of
1his policy, or (iii) if the Tide, 8S insortd. is rejected as Umuaskelablc Tille. Jr lhe Cootpany is ptejudiced
by lho faihuc of tlle tnaned Claimant lo prO\lidc
prompt UGtitc, the C0111p•ny's liabllily to the In.sured Claimat11 lllldcr lhci policy &hall be reduced to the
Oltlelll offhe psojudiee.

4. PROOFOF LOSS
In U,c event the Company is 11111blc to
dCll8nuinc: Iha amount of loss or damage, the
C'o111p111y may, 11 its option, r~ as a condition of
pa1ffiM1 that the J11S11red Claimanr furnish a signed
proof of loss. Tho proor of loss must desmbe the
defect, lictl, e-nibrancc. or odia- matter insured
apiosl by Ibis policy tut constitules 1k basis of loss
or damage and shall stale, 10 tho c:ittCJII po:nible, the basisof1:.11lculating 1h11 amountoflhe lossordAmnge.
·
, 72306 (6/06) ... ALTA OMler'sPolicy(6/J7/06)
Copyrtght Amerk:an Land Title Auoc:lallon. All rights reserved. The use of lllis Form Is reslrlcled lo AL TA licensees and AL TA members in good st9Rdlng as or the date ol IJ$8. AU CIIMtuses are prohibited. Reprinted under license rrom the American land Tille Assoclallon.
103
Order No.: 00027689-993-US0

5. DBFENSE AN.I) PROSECUTION OF

ACTIONS
(e) Upo11 wiillen rcquert by Ille Insured, Md
suij eel to 1k options contained i11 Section 7 of lb11sc Oondilions, 1hcCon,pany, al itsOWll COSI aod willloul unreasoaable delay, shall pro~ for 111c crcra- or
an Jnsuttd in liliga1icia in lltiicl1 any d1inl party
IISSUIS a cl.iim covered by this policy 2d,-ersc to lhe Insured. Tbis oblisation i'.s limited 1oonly those stated causes or action alleging 111allm insured against by
this policy. Tho Compuy shall haw lhe right 10
select COU11sel ofils ohoiQO (Sllbjoct., llie rigllt orthe l11&11~ 1o ol,ject ror reasonaWe c.a11SC) lO Rptaient
rhe ln91Rd ts to !hose slllcd mJSCS ofaclion. }t shall
l10l b6 liable for and will DOI JIIY tho fees or aay other eot1nsel The Company will JIOI pay any {cos, ~IS.
or CIIPCllSCS incurred by the ·~ ia Ille d~nso. of
thcno - oC accion that alleg6 matrors not Insured
against by this policy.
(b) The Colltp8ny shafi have the risltt, i•
addition ro tho opilons contaiMII in SclGtion 7 of these CondiliOIIS, 81 ilS OWII cosl, lo imlilllk: and p,osecule •ny action or proceeding or 10 do a11y olhcr aCI lbal in its opmioa may be necessary a.- clcsirable 10 eslablieh the Titk, as insured. or lo }n\'QII er n:d11ce loss «
damage to tho Insured. The Company lnlY 1,1cc MY appropriate action ullde,- the lfflnS or lhil: policy, whethu or IIOI it shall be liable 10 Ibo lnsurtd. The exerclst ot lhe$c rights shall not be an admission cf
liability or waiver of any prawsion of Ibis policy. If
lhc ComJ)lny ex~lscs ils righis wtdff this
subsc:c1ioo, itmUStdo sodili,ctlllb•.
(c} \Yhcnev& the Coiqpaft)' brings an accion
or aSSlelts .a ufense as required or permincd by· lhls
policy, lho Company may puRUe the lillgalion to •
f"lll81 d:lenninalion by a court ot competent
jurisdielion, and i1 ci.prcnly JCsCrYes lhe right, In irs sole ducrellon, IO appeal fl'Ol'II aay ad,1:rse judgment or order.

6. DUTY 01' JNSURED CLAIM.-\l'IT TO

COOPERATK
(a) lB all cases \rilcn: Ibis policy pennhs or
requires the Company IO prosecute or provide fur 1he
deli:nse of any action or proceeding and any appeals,
the ID$llted shall se1:ure to the Company lho riahl lo
so pmeCtJle or pcovi~ cldeas& in lhc ·acllon or
proceeding. illcluding tilt riglll IO ll$t, at its option, the name of !he TnSIIICd for diis Jllll)l0$C, Whenever
tcqnestl:d by lho. ConlJ)all)'. lhci lnsuml, Bl th& Comp11Gy's expense, shall give Ille Company all reasonable aid (i) in sccuriQg evidoacc, obfaioin3 wllnll$SOS, prOSeculing or defending 11te action or
proceedillg, or effecling ~tdemcnt, and (ii) in JR)'
odiu lawful ace tllat in lhe opinioo of lhc Company
may be nteeSSary or desi1a&le to 0$tablish tlte Title or any •r ma~ as ins~. If lhc Company is prcjudi<:td by the fnllure d rhc JIISUml lo linnish I~ ircqaiied wopcration, lhc Comp&ny's ohligalions 10
thi, Insured under 1M policy $hall ~rminate,
incaludini any liability or oblipli011 lo defedd,
proSCClltc, or ,;onl!IIU& eny liligatloa, witb regard to tfle ~r or mauecs n:qlri1U1g111clt cooperation.
(b) The Coqmny may rcas0111bly require tho
Jnsuml Claimant lo 111brnil to examination Ullder
oath by 11ny •uthoriled representative of Ill&
Company and so produce Qi«-eumlnatlon, Inspection,
and copyias, al suclt rGISORlble limes 1111d places as
may bedesiaaaled by1heauth6rimd rcprosenlative of
the Olmpaoy, all records, in wflale- medium
72306 (6106}
Policy No.: CA-FBSC-JMP-72306--1-15-00027689
maioi.iaed, including books, ledgers, chc,ks.
meinoranda, ~rrespoodel1co, n:pons. e-inails, disks,
la~, and Videos whellier bearing a daie before or
aflet ~le of Policy, thar ,ominably pc:nain IO the
lfJS! or daniagc. Furlhu, If Kque.st.,:d by any
aulhorized rq,,esentative or lhc Compau), the
lnswed Oairnmt shell aranl hs penni,sion, in
writin1, for 1ny aothoriicd rcpmcnlalivc, of lhe
Company co e.."l.amine, inspec:a, and copy all of lhesc RC0l'ds in die c11SIOdy or control or II lhird p,,ty ffial misonably penain to lhe loss or damage. All infwmatioll designated as coalldenti31 by tile Insured Cl,in111111 pr<ll'idcd to lhe Company pulSllanl to Ibis Scclioa shall. not be disclosod to odlets 11nkss, ill lbe nasooabk: jucll,l1im1 of lhc Company, it is necessaty
ii\ tho adminis1ra1ion of lite claim. Failure or the
IIISllltd Claimanl 10 submil fur eitrunination under
o.lh, produce any reasonably Tequested inf'onmlion.
or pant p:rmission lo $CC1tte TCasonably neceM1ry information from 11\lrd panics as ,equired in this subsection, unless prohibited ey law or governmental
rcpulioa, $1iall 1em1ina~ any liabilily or !he Cbippaay under this policy as to that claim. 1. OPTIONS TO J>AY OR: OTifZRWlS.E SETTLE CLAIMS: TERMlNA TION OF
LIAlllLITY
la = of a claim under lhis policy. Che
Coq,any shall have the follo\mB additional OJ)lions:
(•) To P•y or Tuda- P•yment ot lhe
Alllollllt of Insurance.

To pay or 1endor payi'llCfll or lhe Amount or
lnsUlallCO under Ibis policy togothcr wirh any (~IS,
anomcys' fee,, nnd expense, lnct1ned by lhe h1sured Claimllnl 1har \\'e1e authorized by lhc Company up to lbelimcorp11ymeat or 1mderofpaymen1 and 1ha1 the
Complll)' .is obliplcd to pa)'.

Upo11 11,,: exercise by the Comp,111y or this
op!iou, aU liability and obligations of Ille CompMy 10
tho IIISIIRd tmder lhis policy, Olher than IO mal:e ll1e pa)'l1leCII required in this substetion, ahall terminale, iodudiag any liability w obligalion to defend,
prosc<:1111,, « conlinuc, 1111y liligarioo. (b) To Pay or 0tllttwlse Settle With hrtles 0rber Than the Insured or Wllb the
l•sored Claimant.
(i) To pay or otherwisi: si,tlle with other
patlics for or in lhc name of an l1111Urcd Cliimanl any claim l11S11red against 1111der this policy. In addition, Che c.o.npaay m11 pay any rosts, attorneys' fees, and
~ incum:d by the Insured Oaimant that were
aothorized by the Company up IO the limo of
payment and lhat tbei Company is obligated 10 pay; or (ii) To pay or Olhenvise settle with lhc Insured Oaimanl lho loss or damago provided for
udor this policy, loplhcr \llllh aay GO&U. allOllleys"
fi:cs, and axpensos incorml by lhe Jnsurt.d Clnimanl
that wcro aulhori2ed by the Company up to lite time
ofJll,}'IMnl and that lite Cornpaay is oblisated to pay.

Upon the exctelse by rile Company of oitber of
di& optioas p~vided for in subRclions (b)(i) or (ii),
the Company's obligations to dte lnsured under this
policy for the claimed loss or damage, other lhan tho
payments req11ired to lie made, shaU 1ermi1111i,, lncludil!I any liabilil}' o, obligation to defend, prosc,cuae, or conlinuc: any litigatiOII.

8. Dl:fElL'vUNATlON AND 'EXTENT OF

UABJLITY
This poliey ls a (;0011~1 of iademnily Against
adUal -lary loss or damaga :sustained or inC111Tcd
by tho InsuRCI Claiimnt who us mlfeRd loss or
damage by n::a!lOn of maticrs fnsun:d agaiast by this policy. (a) The cxieat ortiablli1y ofllic Company for
loss or da~ under this policy shall 1101 exceed the
lesser of
(i} the .Amoaot or,-. Clr
(ii) !he differem:o bet•~ ~ value of
the Tade as IASUred and cite value oflbc Ti1le.subjec1
to tho:rislrlnsured against. by tltispolq,.
(b) lf the Company pulSlleS ils ,ights umkr
Section 5 of these Conclirions and is ~still in
establi$hing fie Title. as insured.
(i) tho Amollnt or lnswancci shall be
increased by JO%, and
(ii) the lmurcd Claimanl shall have rhc
rlBflt to ha,e lllo loss or ci.ma.,oe deicnnined eirller as of Ille dale lhc claim was mode by· the hm11ed
Cl~at or as ot'lbo tlato ii iuenlcd and paid.
(ca) tn addition 10 lite OJtlent orriabili1y 'Wida
(a) •nd (b), 11\Q Company will also pay thoso rosta, 1111omeyc' rm, aad ~pemcs incurred in .ccordance wilh Sections 5 and 7 or1bt.lo CondiliOIIS.

9. LThfiTATION OF LJABn..ITY
{a) lf Ibo Company establishes Che Tille, or
mrn,va lhc alleged defect, lie11 or e.icumbraoce, or
cures the lack or a riiht of access to or from the
LttUI, Of'Clltt$ Ibo claim of U11UU1tkelable Title, all u imutcd, 1n a reaso!lllbly diligent manner by any
method, induding litiga1io11 and the eompte1ion of
11uy appeals, It shall lta\'e lblly performed ils obligations 'Wilh n:.,pcct IO lbat Pl&llel' and shall not be liabl& for any loss or damage c3U$Cd lo the
IR.1111Cd.
(b) In the c\'ent of any litigalioo, including
litigation by lhe Conl!)lny or \1.ith the Company's
C<lllSffll, the Company sliall have no Uability J'or loss o, damage 'Until then: has been a flnal dctenninalion
by a COUit d competcnl jmisdiclion, and disposition ofalhppeals. adver>o to lhe Tille, u insUled. (c;) Tlic Comp1111y shall not be liable for toss
or ~ to 1M llls111w for liabib'ly voluntarily
a53lt1PCd by lhe ln~d in sc11ling •nY claim or $\Iii
willtout lhoprior wriilCn consent Qf tu CoUlp.ll)'.

JO. .REDUCTION OJi' INSURANCE;
IDmlJCTIO..'lf OR TERMINATION OF
LIABRlTY
All paymenls under this policy, ucep1
pa)'ll!Cllts made fut costs, auomi:ys' fees, aild
c;,;penscs. shall reduce the Amounl of lll$\IJ&nce by
lhc IIIIOUIII oftbo paymelll.

11. LlA.BILln' NONC0MULATl\'E
The Arnowil of lnsuraocc shall llo redlleed by
aoy tlllOUlll Ille Company pays unclor any policy
insuring a Mol1gagc lo \tblcll excqMion is taken in Schecflllc B or to wl!ich tho losuted has agrted, l5SanlCd, Of takca subject, oc which is "ecuted ly an
Insured after Dae of Policy and wltich is a charg• or
Ilea OIi lbc Titlo, and tho IIIIIOIIIII so paid shall be deemed II paymenl to the lnswed under 1hia policy.

Jl. PAYMENT OF LOSS
Wbcn li.lbility and lhe exa.:nt ofloss or damage
have been definitely fixed in accordal\Cc ,vilh !hose
Condiciou, the paymcnl shall be rnade within JO
daya.

U. RfGHTS OJt RECOVERY UPON
J>A.YM.ElO' OR SET1U;MENT
(a) \Yhensvcr 1heCompany sball have s.etllt.d
and paid a claim under th~ polii;y, it shall be
ALTA Owner's Poricy (6/J7/0o)
Copyright American Land Title Association. All rights resented. The use of !his Form Is reslliaed to AL TA licensees and ALTA members In good standing 8$ of the date or use. All olher uses are prohibited. Reprinted llllder Rcensa from the American Lal)d TilleAssoclellon.
104
Order No.: 00027689-993-US0
Sllbrogaled «nd entitled IO Ille righls of tho ln,ured
OaiJNIII ill Ille Tide ad al ollMir rights 1U1C1
ren\Cdies In respect to 1M c;laim lhal tho Insured
Claimaiil bas apwl any pcs.- or property, 10 tho
CXllenl of die llDlOIJlll of Ill)' bs, CO&IS, ·~~·
fees, anlloxpenses paid by !he Company. ltn:que5ted
by tbc Coq,any, the l!ISIWd Clainml sliall uCCllle
doc>l111CJ11S IO evidcnc;c lhe talllfa 10 the Company
ot 1hesc rights and remedies. The IIIS\11'\i Claimant
shall pesmi1 lbe Company to sue, compmmise, or
seltle in the name of 1hc IIISIIRd Oaimasu end io uso
lhe IMIIIC of Ille lnsulW Claimaal in any lllltlsac:lioa or li1igalion involving these ritli1S and remedies.

JC a payment on accoul of a claim does 1101
f-,ly com !he loss of Ille Josuied Claimant, Ille
ComJ)IIIY shall deter 1be exerci:;a of its rigftt 10
r«ovier until aftu 1hc lllllured Ctaimalll $hall haw
recowrcd ils loss.
(b) The eom,,any•s right of subroaation
includes 1M righrs of ~ 1-ed to indcmmties,
gua,anlies, 01hor policies oC iasw;,ncc, or bonds,
notwilhsl.mcling any terms or-conditions coal8inecl in
those ins1ninu,n1s shalllddrcss d,ra,galion rigb1s.

14. ARDITRA TtoN
Ei~r Ille Company or lhe Insured may demand
that lhc: claim or COOIIO\'l!IS)' ,hall bo $\lblnillcd 10 asbl11111ioll pU15118111 to lhc Tido l11$1112llCe Artlilra1ion Rnlc:s of lhc American UDd TIile Association
( uRules·~ Excepl as pro\lided in !he Rules, thm:
shall ht no joillder or COIIS<lli&lion whh claims or
conlnl\'~rsles of otber persons. Albilrablc mailers
may i~ bu1 arc not limircd lo. eny controvmy
or claim bel\\•ccn the Colll(lany and tlze Insured
arlsi113 °"' of or n:l11riqg to dlis policy, any service in c:onncelion with its issuance or die bRach oC a policy
, ) 72306 (6.106)
Policy No.: CA-FBSC-L'\:IP•72306-1-15-000l7689
provision, or to a11y o!ller contn>versy or claim
arisiag out of lhe lr'BIISIClion giviQg rise to 1lris
policy. All arbilrablc 1111ucn wlm tho AmouDI of
lostnnce Is $2,000,000 or less shall be 11ibi1n11cd at
II,~ aplioa d either the Company or lhc lnswed. All
atllihblc matters when tho AIIIO\lnt of Josvrance is
in - cf$2,000,000 shall 118 arbilraled only when
agreed lO by llolh 1ho Comptny aad ftic l11su1cd_
Arbitration p1115uan1 10 lhis p0licy and under the
Ralcs mil be, binding 11P011 lhc p,rlics. Judgment
upon !he award rend~ by lhG Arbitrato,(s} may be
cnieml ia 11,y court or compcte111jurisdiclio11.
1$, LlABILlTY LIMITED TO THIS POLICY;

POLJCYENTIRE CONTRACT
(a) This policy 10,ollaer wilh •II
endolsemcnlS, if 11ny, arladted to ii by rhe Company
is 1hc entire policy and conllllel bdwecn 1hc Insured
aad the Co,npauy. ln in1e1prclin1 any provision of
this policy, this policy wH be ccuurrued 8!I a whole.

Cb) A11y <:laim of Joss or da!NF 1h11 arises
Olltofdle Slallls of Cbe ·ntte or by any IIClion asserting nchclaim sllall be mtrleled to this policy.
(c) Any amendment ol'orendoneme111 to dais
policy must be in writing and a111l1en1icated by an
a11lbarized pors011, or ~ressly iacorporatcd by
Sche~lc A of Ibis policy.
(d) Each e11dorsemcn1 10 this poJil)y issued al
llllY lilno is made II J)3rt ()(dais pollc:.y aad is subject 10 all of i1s 1enns 1111d pro\oisions. Except as d11,
codoiscmcAI Cll:pressly slaies,. ii does not (i) modify any of the tcmis and pnJYisions of lhc policy, (ii)
rnadify any prior endorsemonr, (iii) oitttnd lhe Dale
of Policy,« (i,·) incteaR lho ADIOlll!t oflnsarancc.

J6. SEVERABILJTY
In lhe event 1ny p,o~isiM of lhis policy, in
whole « ia ptrt, is held iavali• 01 vn1:Df01Ccable
\llldor apptic:wla Jaw, the policy dlall be deemed not
to include lhal provision or such part held to be
invalid, lnll .n other provisions shaU Mmain in full
roiai w e&ct.

17. CHOJCEOF LAW; .FORUM
(a) Cooice of Law: The lnsurcd
acbowfcdaes the Company has undcnvriflcn the
risb co~ by this policy eod delcnnined the
J)Rlnium charged thensfor in relianee apon lbe lalY
alfllc:lies ialarCSIS ill real proper1y end applicable to the lnteiprcruion, aigl1ts, remediea. or cnfo11:emcn1 o( policies or title ituu11U1«> of the: jurisdiction wl,c,c lhc l.aad is !~led.

Thcrefole, lhe court or an aibilr.llor shall apply
lhe law of the juritdicdon ,more 11,e Land is localed
10 clelemlisic 1h1> validity or claims 11aainsl the Tille lhaf ltO ad,-em: to tho Tmurcd 1111d IO in1erp~l nnd
eafon:e the 1enn1: of this policy. lA ueilhct oase ,hall ll1o COWi or trbilnUor apply ilS conOicts of law
principles lo deklm1iric tho applicable law.
{b} Choi&e of Forum; Any lilisalion or 01bcr
proccccing brought by lhc Jnsured against . the
Company must bo filed only m 11 state or federal
CCI\Qt within the United Stale$ of America OT ii$
tcrritorfes having appropriaie juriidiclion.

18. NOTI~, WHERE SENT
Aay notice of c:laim and aoy Dlher no1ico or
slalcmcnt in \\-ririna tequiRd lo be given to !ht
Company under this polioy m11st be giwn 10 lhc
Compaay at Cliicago Tille lnsun111ec Company, Aun: aaims .Depar1rnen1, P<m Offic:e Box 4S023, Jadcso11\ille, l'lorida 32232,5023.

ALTA Owner's Policy (6117/06}
Copyright American Land Tille Association. All rights resetved. The use of this Form is restrlcled lo AL TA licensee$ and Al TA membets In good slandvlg as or the dale or u1111. Al olh«uses are p,ohibiled. Replinte<I under license Ctorn the American Land TIiie Associellon.
105
:· ".·~, -~~ .... ~--
Order No.: 00017611:9-9!13-USO Policy No.: CA-FBSC-IMP-1l306-I-IS-t002768~ Chicago Title Insurance Company

SCHEDULE A
Name and Address of Title Insurance Company: Chicago Title Company 236S Northside Drive, Suite 600
San Diego, CA 92108
Policy No.: CA-FBSC-IMP-?2306-1-15-00027689 Order No.: 00027689-993-USO Address Reference: 17600 Crusader Avenue, Cerritos, CA
Amount of Insurance: $6,750,000,00 Premium: $7,763.00
Date of Policy: September 2, 2015 at 8:00 am
I. Name ofll\S\aed:
17600 Crusader L.P., a California limited partnership

2. The estate or interest in the Land that is insured by this policy js; AFEE

3. 4.

Title is vesled in:
17600 CrusaderL.P., a California limited partnership
The Land 1eferrcd to in this policy is described as follows:

See Exhibit A attached hereto and made a part hereof.

THIS POLICY VALID ONLY lF SCHEDULE BIS ATTACHED
72306A (6/06)
ALTA Owner's Policy(6/17i06)
Copyright Amerlc:an Lind Title rusoclatlon. Al rights resttrV1'd. The use of thls Fotm Is resllicted k> Al TA licensees and AL TA members In goods~ as of lhe date of 1159. NI other uses are prohlblted. Reprinted under lioensv from 1h11 Amerlcan land Tl!le Association.
~
106
.. )
Order No.: 00027689-993.US0

EXHIBIT A

LEGAL DESCRIPTION
THE LAND REFERllBD TO HEREIN BELOW IS SITUATED IN TIIE CITY OF CERRITOS, IN THE COUNTY OF LOS ANGELES, STATB OF CALIFOR.i'\JJA, AND JS DESCRIBED AS FOLLOWS:

TIIAT PORTION Of LOT 3 OF TRACT NO. 551&, IN THB CIT\' OF CERRITOS, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 64, PAGE 37 01; MAPS, IN TIIE OFFICE OF THE COUNTY RECORDER OP SAID COUNTY. TOGETHER WITH THAT PORTION OF A STRIP OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 35, TOVVNSHIP 3 SOUTH, RANGE 12 WEST, IN THE RANCHO LOS CAYOTES, AS SAID PORTIONS WBRB ACQUJRED IN PARCEL l, AND PARCEL 2, BY THE STATE OF CALJFORNIA, BY DEED 'RECORDED MAY 16, 1957 AS INSTRUMHNT NO. 1928 IN BOOK 54518, PAGE l l 1 OF OFFICIAL RECORDS, AND BliING BOl.Th.'DED EASTERLY BY THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE MOST WESTERLY CORNER OF THAT CERTAIN PARCEL OF LAND ACQ~ BY THE STATE OF CALIFORNIA BY DEED RECORDED JN BOOK D-2206. PAGE 848 OF OFFICIAL RECORDS IN SAID OFFICE; 1HENCE ALONG THE NORTHE.RLY PROLONGATION OF THE WESTERLY LlNE OF LAST CERTAIN PARCEL SO ACQUIRED NORTH I 8°31 '21" WEST, 312.52; THENCE NORTHERLY lN A Dl.RECT LINE TO A POINT IN THE NORTHEASTERLY LINE OF PARCEL 2 OF FIRST SAlD CERTAIN PARCEL OF LAND DISTANT SOUTHEASTERLY THEREON 214.83 FEET FORM THE MOST NORTHERLY CORNER OF SAID PARCEL 2.

EXCEPT THEREFROM ALL ML"-<'ERALS, OIL, GASES AND OTHER HYDROCARBON BY WHATSOEVER NAME KNOW TIIAT MAY BE WITHIN OF UNDER THE PARCEL OF LAt'ID HEREIN ABOVE DESCRIBED WITHOUT, HOWEVER, Tiffi RIGIIT 1'0 DRILL, DIG OR M1NE THROUGH TIIB SURFACE THEREOF, AS EXCEPTED AND RESERVED IN THAT CERTAIN DEED FROM THE STATE OF CALIFORNIA TO ASSOCIATED SOUTHERN INVESTtvIENT COMPANY, RECORDED JANUARY 2. 1968 AS INSTRUMENT NO. 1523 IN BOOI< D-3874, PAGE 109 ET SEO. OF OFFICTAL '.RECORDS. 1N TIIE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

APN: 7034-0l7·019
72306A (6/06)
ALTA O\VAt'll''sPolicy (6117/06)
Copyright American Land TIiie Association. All rights re.gerved. The use of lhis Form Is resbieled lo AL TA ficensees and ALTA mernbllls in good slarufing as of Ille dale of use. Al other uses are prohlbiled. Reprinted under licenSe from the American Land TIiie Association.
2 107
Order No.: 00017689-~3-USO Policy No.: CA-FBSC-IMP·72-306·l•lS·OOOl7689

SCHEDULEB

EXCEPTIONS FROM COVERAGE
This policy does nol insure against Joss or damage, and the Company will not pay costs, altomeys' fees, or expenses that ame by reason of:

1. Property lax~ which are a lien not yet due and payable, including any assessments colJected with taxes to be levied for the fiscal year 20 J 5-2016. None yet due and payable.

2. Intentionally omitted.

3. The herein described Land is within the boundaries of the Mello-Roos Community Facilities District(s). The annual assessments. if any, are collected with the county properly taxes. Failure to pay said taxes prior to (he delinquency date may rosult in the above assessment being removed from the county tax roll and subjected to Accelerated Judicial Bond Foreclosure. Inquiry should be made with said District for possible stripped assessments and prior delinquencies.

4. The lien of supplemental or ~ped assessments of property taxes, if any, tnt1de pursuant to the provisions of Chapter 3.5 (commencing with Section 75) or Part 2, Chapter 3, Articles 3 and 4, respectively, of the Revenue and Taxation Code of the St!lte of California as a result of the transfer of title to the vestee named in Schedule A or as a result of changes in ownership or new construction occurring prior to Date of Policy. None yet due Md payable.

S. The ownership of said Land does not includo rights of access to or from the stt·ect, highway, or freeway abutting said Land, such rights having been relinquished by the docurncnt, Recording Date: January 2. 1968
Recording No: I 523 ofOflfojal Rocords

6. Easement(s) for the purpose(s) shown below and righrs incidtntat thereto as set forth in a document:
'Purpose:

Recording Date:

Recording No:

Affects:
ingress and egress. drainage aud public utilities
January 2, 1968
1523 of Official Records
a portion of said land

7. Eascment(s) for the purpose(s) shown below and rights incidental thereto as set furth in a document:

Purpose:

Recording Date:

Recording No:

Affects:
spur Tract, loading area and access road
February 27, 1969
2791 ofOifieiat Records
a portion of said land

8. Easement(s) for the purpose(s) shown below and rights iociden1al there10 as set forth in a document:

Purpose:

Recording Date:

Recording No:

Affects:
utilities, public and/or private
April 23, 1969
2685 of Official Records
a portion of said land

9. Basemenf(s) for the purpose(s) shown below and rights incidental thereto es set forth in a document:

Purpose: street and 11b1ity
72306B (6/06)
ALTA Owner's Policy (6117i06)
Copyright Amarlc:an Land Tltl• Aseoc:lalion. All rights reserved. The me of this Fonn Is reslJicled lo ALTA licensees and AL TA members In good standing as of Iha dal& of use. Ali ofher uses are prohibited. Reprinted under license flOm the American land TIiie Association.
3 108
" -t"";•,
. 1
-<~":!'
Order No.: 00027689-993-USO Policy No.: CA-FBSC-IMi>-72306-l-15-00027689 R.eeording Date:

Recording No:

Affects:

July 24, 1969

SCHEDULEB
(Continued}
2306 ofOfficial Records
a portion of said land
IO. Easement{s) for the purpose(s) shown below and rights incidental thereto as set forth in a document:

Purpose: Recording Dale:

Recording No:

Affects;
utilities, public and/or private
September 25, 1969
3342 of Official Records
portion ofsaid land
1 I. Any rights, interests or claims wlticlt may exist or arise by reason of tho following matters disclosed by an inspection or surv6y

12. 13.

14. 15.
( a) the fact that overhead utility lines, fire hydrant and transfom1er vault exists of said land (b) the fact that a railroad spur exists over the Easterly portion of said land ( c) the fact that the Southeasterly portion of said land is being utilized be Cerritos Toyota for storage crus.

Intentionally omillcd.

Inlcntionally omitted.

Intentionally omitted.

Water righlS, claims or title to waler, whether or not disclosed by the public records.

16. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any 01her facts which a correct survey lVould disclose, and which arenot sho\\'Jl by the public records.

17. Auy rigllts of tenants in possession, as tenants ouly, under prior unrecorded leases. 72306B (6/06)
ALTA Owner's Policy (6/17/06)
Copyright American Land Title Association. All rights reserved. The u_se of this Form ls reslricled lo ALTA licensees and Al TA members in good suinding es of the date of use_ Al olheroses are profubiled. Reprinted under fic:4nse riom the American Land TIOe AssoclaUOll.
4 109
\
l
.,,
Order No. 00027689-993-US0 Policy No. CA-FBSC-IMP-72306-l • IS-00027689 L

2. ENDORSEME.l'<l"T
Attached to Policy No. CA-FBSC-IMP-723O6-l-1S-00027689
Issued By
Chicago Title Insurance Company
The insurance provided by this endorsement is subject io the exclusions in Section 4 of this endorsement; and Che Exclusions from Coverage, the faccptions from Coverage contained in Schedule·B, and the Conditions in the policy.

For the purposes of this cndo~ent only,
a. "Covenant" means a covenant, condition, limitation or restriction in a document or instrument in effect ai Date of Policy.
b. "Improvement" meaM a building, structure located on the sutface oftlie Land, road, walkway, driveway, or curb, affixed to the Land at Date of Policy and tbat by law constitutes real property, but excluding any crops, landscaping, lawn, shrubbery, or trees. .

3. ·nu~ Company insures against loss or damage sustained l:y the Insured by reason of:

4. a. A violation on the Land at Date of Policy of nn euforceable Covenant, unk:1s an exception in Schedule B of the policy identifies 1he violation;
b. Enforced removal of an Improvement a.~ a re.suit of a violation, at Date of Policy, of II building setback line shown on a plat of subdivision reoorded or filed in the Public Records, Wlless an exception in Schedule B of the policy identifies the violation; or
c. A notice of a violatiqn. recorded in the Public Records at Date of Policy, of an enforceable Covenant Tlllaling to environmental protection descn'bing any part of the Land and referring lo that Covenant, but only to the extent of the violation of t~ Covenant referred to in that notice, unless an exception in Schedule B of the policy jdcntities the notice of the violation, This endorseme.nt does not insure against loss or damage (and the Company will not pay costs, attorneys' fees, or expenses) resulting from:
a. any Covenant contai11cd in an instrument creating a lease; b. any Covenant relating to obligations of any type to perfonn maintenance, repair, or remediation on the land; or
c. except as providi:d in Section 3 .c., any Covenant relating to environmen1al protection <Jf any kind or nature, including hazardous or toxic matters, conditions, or subst11nccs.

This endorsement h issued as part of the policy. Except as it expr8SSly stafes, it does not (r) modify any of 1be terms and provisions of the polfoy, (ii) modify any prior endorsements, (iii) cx:tcnd the ·oate of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of !he policy or a previous endorsement is inconsistent with an express provision of this endorsement, Ibis endorsement controls. Otherwise, this endorsement is subje« to all of the tenns and provisions of the policy and of any prior endorsements.

Dated: September 2, 2015
Chicago Title Insurance Company
Countersigned:
lly.

By;_ ~
..,. ...

Authorized Signature
72E712 ALTA 9.2-06Covenants, Conditions and Restrictions-Improved Land-Ownet's Policy(4--2-l2) CLTA 100.10-06
Page\ ofl
Copyright Americ:11n l1111d Title AseocRttlon. All rights reserved. Tho use of this Form ts restricted to Al TA licensees and ALTA members In good standinQ aa or the dale ot use.,,_ other uses are ptohlbited. Reprinted under license from 1he American Land Tttle Assoclelion.
110
OrderNo. 00027689-993-US0 Policy No. CA-FBSC-IMP-72306-1-15-00027689

ENDORSEMENT
Attached to Policy No. CA-FBSC-IMP-72306-1-15-0OO27689
Issued by
Chicago Title Insurance Company
The Company insUTCS against loss or damage sustained by the Insured if, at Date of Policy (i) tbe Lalld docs not abut and have both a«ual vehicular and pedestrian access to and from Crusader Avenue (the "Slreet''), (ii) the Street is not physically open and publicly maintained; or (iii) the Insured has no right to use existing curb cuts or entries along that portion of the Street abnlling lhe Land.

This endorsement is issued 11s part of the policy. Except as it expressly states, it does not (i) modify any of the tcnns and provisions of rhe policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the C'Xlent a provision oflhc policy or a previous endorsement is inconsistent with an express provision oflhis endorsement, tbis endorsement controJs. Olhenvise, tbis endorsoment is subject to all of tl1c tcm1s and provisions of the policy end of any prior c11dorsemen1s to il
Dated: September 2, 201S
Chicago Title Insurance Company
Countersigned:

By:_~
Authorized Signature
By
.lfudy.11:,1iic.,Piinlta1
J\alnt:
72EI2S ALTA 17-06 Access and Entry (6-17-06)
CLiA I 03.11--06
Page lof I
Copyt1ght American Land Title Auoeiallon. All rights ruerved. The use of this Form Is restricted lo Af. TA lcensees and ALTA members In good standing as ol the date of use. All olheruses are prohlbiled. Reprinted 1.11\der ficense from lhi!! American Land Tille Association.
~
111
f""-~''-t
\ I
' .,.}
Order No. 00027689-993-US0 Policy No. CA-FBSC-JMP-72306-1-l.S--00027689

ENDORSEMENT
Attached to Polley No. CA-FBSC-IMP-72306-1-15-00027689
Issued by
Chicago Title Insurance Company
The Company insures against loss or damage $11Slaincd by 1he Insured by reason of the Land being taxed as part of a latgcr parcel of land or failing to constitute a scparalc tax parcel for real estate taxes.

This endorsement fs issued as part of the policy. Except as it expressly states, it does not (i) modify MY of the lcnns and provisions of the policy, (ij) modify any prior endorsements, (iii) extend lhc: Date of Poliey, or (iv) increase lhe Amount of Insurance. To the extent a provision of the policy or a previous endor.icment is inconsisr.cnt willi an express provision of this endorsement, this endorsement controls. Otherwise, this endorsemeut is subject to all of the terms and provisions of 1he policy and of any prior endorsements to it.

Dated: September 2, 2015
CWcago Title Insurance Company
Countersigned:

By:__~
~
__ .__ ____ _
Authorized Signature
R>odJ'a.ili\.i!1Hlifuit
,.~~
72El27 ALTA 18..()6 Single Tax Parcel (6-17.()6)
CLTA 129-06
Page lof I
Copytlghl Amerk;en Land Title A1110Gialion. All rights reserved. The use of this Form is reslricled to At TA fcensee& end AL TA members in good slanding as of lhe dale of use. Al olheruses are prohlblled. Reprinted under license from the American Land Tine Association.
-·- uiiifiiiij
AIIO(Jra1I0'4'
112
..
t
.,
Ordi:rNo. 00027689-993-US0 Policy No. CA-FBSC-JMP• 72306-1-l S-00027689

ENDORSEMENT
Attached to Policy No. CA-FBSC-IMP-72306-1-15-00027689
• Issued by
Chicago Title Insu1·ance Company
The Company hereby insures the insured against loss or damage which 1he insured shall sustain by reason of 1he failure of lhc land described in Schedule A to be contiguous to itself along common lot lines witbout any gaps. strips or gores.

Tiiis endorsement is issued 11s port of the policy. Except as it expressly states, it does not (i) modify any of the tenns and provisions oftlie policy. (ii) modify any prior endorsements, (iii) extend the Dote of Policy, or (iv) increase the Amount of Insumnce. To the extent a provision oflhe policy or 11 p1'eviOU5 endorsM1ent is inconsistent with an express provisio11 oftltis endorsement, this endorsement controls. Othen,•ise, this endoiscment is subject to all of the terms and provisions of the poli<:y and of any prior endorscmenlS to it.

Dated: September 2, 2015
Chicago Title lnsurnce Company
Countersigned: By.

By: _____ ~ _._ _____ _
Authorized Signature /4--
72£130 ALTA 19.1-06 Contigui1y-SinglePan:el(6-17-06)
CLTA 116.4-06
Page lof I
Copyright American Land Title Association, All rights roserved. The use of !his Form is reslricled to AL TA licensees and Al TA members in good standing as of lhe date of use. NI oineruses are prohlbiled. Reprinted under kense from lhe American Land Tille Association.
~
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~ utn..c
113
~·>:•,.
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Onter No. 00027689--993-US0 Policy No. CA-FBSC-IMP-72306"-l-l S-00027689 El\'DORSEMENT
Attached to Policy No~ CA-FBSC-IMP-72306-1-15-00027689
Issued by
Chicago Title Insurance Company
The Company insures against loss or damage sustained by the Insured by reason of the failure of a commercial improvement, known as 17600 Crusader Avenue, Cemtos, California to be located oo the Land at Dafcof Policy, This endorsement is issued as part of the policy. Except as it expressly slates, it docs not (i) modify any of the terms ond provisions of the policy, (ii) modify any prior endorsements, (iii) ex.tend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provfaion of lhe policy or a previous endorsement is inconsistent with an express provision of this endorsement, Ibis endorsement controls. Otherwise, this endorssmient is subject to all of the tenns and provisions of the policy and of any prior endorsements. •
Dated: September 2, 2015
Chicago Title Insurance Company
Countersigned:

By·.~
Authorized Signature
12El49 ALTA 22-06 Location (6•17-06)
CLTA 116.01-06
Page lofl
Copyright American Land Title Asso<:latlon. All rights reserved. The use of lhls Form Is restricted lo AL TA licensees and AL TA members In gOO<I slandirig as of Iha dale of use. Aft olheruses are prohlbfted. Reprinted under license from the American Land Tille Association.
114
Order No. 00027689-993-USO Poliey No. CA·FBSC-IMP-72306-1-J S-00027689

ENDORSEMENT
Attached to Policy No. CA-FBSC-IMP-72306-1-15-00027689
Issued by
Chicago Title Insurance Company
Tile Company insures against-loss or damage sustained by the Insured by reason of the failure of tho Land to constitule a lawfully created pan:el according 10 the su~ivision statutes and local subdivision ordinances applicable 1o the Land.

This endorsement is issued as part of the policy. Except as it expressly states, it docs not (i) modify any of the tcnns and provisions of tlie policy, (ii) modify any prior endorsements, (iii) extend the Date_ of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsemeut is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements.

Dated: September 2, 2015
Chicago Title Insurance Company
Countersigned:

By: •. --~----- ~ Authorizcd Signature
72EA96 ALTA 26-06Sub<li\•ision (J0.16-08)
CLTA 116.8-06
Page lof 1
Col)yrlght Ameri~n Land Tltle Association. All rlghls reserved. Tli.t use oflhia Form Is resmcted lo AL TA licensees and AL TA members In good &landing as or lhe dale of use. AD other uses are prolllDited. Reprinted under license from the American land Tille Associalion.
115
Omer No. 00027689-993;-US0 Policy No. CA-FBSC-IMP-12306-J-l S-00027689 El\'DORSEMENT
Attached to Policy No. CA-FBSC~IMP-72306-1-15-00027689
Issued by
Chicago Title lnsurance Company
The Company insures against loss or damage sustained by the: Imured if lhe exercise of the granted or reserved rights to use or maintain the cascmenl(s) referred to in F.x.ceptiou(s) 6, 7, 8, 9 and JO of Schedule B results in:
(I) damage to an existing building located on the Land, or (2) enforced removal or alteration ofan existing building located on the Land, This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify 11ny of the tenllS and provisions of the policy, {ii) modify llllY prior endorsements, (iii) exrcnd the Date of Policy. or (iv) increase the Amount of Insurance. To the CJtlcnt a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject 10 all of the terms and provisions of the poiicy and of any prior endorsements.

Dated: September l, 2015
Chicago Title Inmra».ce Company
Countersigned:

By:,,_ ~ __ .__ ____ _
Authorized Signature
721:608 ALTA 2&-06 Easement-Damage or F.nfon:ed llemoval (02-03-10) CLTA 103.1--06
By.

Page lofl
Copi,rlght American Land Title Assocl•Uon, AU rights reser11ed. The use or lhla Form Is reslricted lo ALTA lic:ensees aoo ALTA ~ members In QOOd standing as of lhe dale of use. All olheruaes are ptOhihlled. Reprinted under llcense tom lhe American land ,,_..;_ Tffle Association.
116
,
•- ..... ,
. .

Order No. 00027689-993-US0 Policy No. CA-FBSC-JMP-12306-1-15-00027689 I.

2. 3.

4. E.NDORSEMENT
Attacbeil to Policy No. CA-FBSC-IMP-72306-1-15-00027689 Issued By Chicago Title Insurance Company
The insunmcc provided by this endorsement is subject to the exclusion in Section 4 or this endorsement; and the Exclusions from Coverage, the &~ptions from Coverage contained in Schedule B, and the Conditions in the policy.

For purposes of this endorsement only, "Improvement" means a building, structure located on the surface of the Lllnd. and any paved road, wall..·way, parking area, driveway, or curb, affixed to the I.and at Date of Policy and that by low cons1itutes real property, but CJteluding any crops, landscaping, lawn, shn1bbery, or trees.

TI1e Company insures against loss or damage sustained by the Insured by reason of the enforced removal or alteration ofany Improvement, resulting from thci future exercise of any right existing at Date of Policy to use the surface of the Land for the extraction or development or minerals or any other subsurface subslanee.s excepted from the description of the Land er excepted in Schedule B.

This endorsement doos nol insure against loss or damage (and the Company will not pay costs, attorneys' fees, or expenses) resulling fron1:
a. contamination, explosion, fire, vibration, fracturing, earthquake or subsidence; or b. negligence by a person or an Entity exe~cising a right to extract or develop minerals or other subsurface substances.
'...,:.J This endorsement is issued as part of the policy. Except as it expressly stales, it does not (i) modify any of the terms and provisions of the policy, (iQ modify any prior endori;ements, (iii} ex.tend the Date of Policy, or (iv) increase the Amount of Insurance. To the exlent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, tl1is endorsement controls. Otherwise, this endorsement is subject lo all of the terms and provisions of the policy and of any prior endorsements.

Dated: September 2, 2015
Chicago Title Insurance Company
Countersigned:

By:_~
Authorized Signature
72E721 ALTA lS.1-06 Minerals nnd Other Subsurface Subslances- Imptovemenis (4•2·12) CLTA l<IO.J-06
ltllttt ,,L_
Page I ofl
Copyright American Land Title Assoclalion, All rights re:.erved. The use of this Form Is rei.lrfcted IO ALTA licensees and ALTA mernbers in good stand"mg as of lhe dale of use. Al Olher uses are p,ohibiled. Reprinted under license from the American Land TIiie Assoeialion.
117
Order No. 00027689-1193-USO-KC Policy No. CA-FBSC-JMP-72306-1-15-00027689

1. 2.

3. 4.

ENDORSEMENT
Attached to Policy No. CA-FBSC-IMP-72306-1-15-00027689
Issued By
Chicago Title Insurance Company
The insor3!lce provided by this endorsement is subject to the exclusion in Section 4 of this endorsement; and the Exclusions from Coverage, lbe B:<ceptions from Coverage contained in Schedule B, and the Conditions in the policy.

For purposes of this endorsement only, ''Improvement" means a building, slmcturc located on the surface of the Land, and any paved road, walkway, parking area, driveway, or curb, affixed to the Land at Date of Policy and that by law constitutes real property, but excluding any crops, landscaping, lawn, shrubbcty, or trees.

The Company insures against loss or damage sustained by the Insured by reason of the enforced removal or alteration of any Improvcinent, resulting from the fulure exercise of any right ~isling at Date of Policy to use the surface of the Land for the extraction or development of water excepted from the description of the Land or excepted in Schedule B.

This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys' fees, or expenses) resulting from:
a. co11tamination, explosion, fire, flooding, vibration, fracturing, earthquake or subsidence; or b. negligence by a person or an Entity exeroiiing a right to e.xtract or develop water, or c. the exercise of the rigllts described in 15.

This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) .modify any of the terms and provisions of the policy, (ii}modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To lhe extent a provision of the policy or a previous endoisement is inconsistent with an express provision of this endorsement, this endoc.ement controls. Othcnvise, this endorsement is subjeci to an of the lenns and provisions of the policy and of any prior endorsements.

Dated: September l, 2015
Chicago Title Insurance Company
Countersigned: Py:

By·-~
Authorized Signature
------··
72E780 ALTA 41.1•06 Water- Improvements (]2-2-13) Page 1 of l Copyright American Land Title AssoclaUon. All rights reserved. The use ol lhls Form is reslricled IO Al TA icensees and ALTA members in good standing as of Ille date of use. AD olheruses are prohibiled. Reprlnll!<I under license rrom lhe American I.Bnd Tiffe Assoclalion.
118
·
-
.. ~ olCENTEC
~13!111111., engnieenng
en11ironm~ntaf Assessments and Solutions
4299 MacMflur BWd., SUlte 107, Newpon lli!~CI\ CA 92660 tel 19491476-8921 • tax (9"9) 474-322'.!
August 3, 2021
Mr. Danny McKenna

MCKENNA VOLKSWAGEN CERRITOS
18303 Studebaker Road
Cerritos, CA 90703
Re: 17600 Crusader Avenue
Cerritos, CA 90703
Centec Project #0715048B
Dear Mr. McKenna,
Centec Engineering is pleased to provide this summary update regarding the environmental status of the above-referenced subject property. Pursuant to your request, Centec has reviewed its prior uPhase I Environmental Site Assessmentn prepared for the property on July 15, 2015, reviewed the file research from that time, conducted an on-site reconnaissance, reviewed the site and vicinity with online resources (aerial and 11streetviewn photography and the state's Geotracker and Envirostor websites}, and discussed the property's current status with Ms.

Halland McKenna of the McKenna auto group. Centec understands you may intend to sell the property, and a summary update of its environmental status could be of assistance.

As summarized in the Phase I ESA, the subject property is an Irregular-shaped parcel of 4.05 acres improved, at that time, with a one-story light industrial building along the west side and a smaller office building in the southwest corner of the site.

The remainder of the site was paved and fenced parking areas. As a brief summary, Centec's report identified no on-site concerns, no historical concerns, and no offsite concerns. No Recognized Environmental Conditions were identified and no further actions were recommended at that time.

More specifically, Centec's prior Phase I ESA noted at that time that the subject property buildings were not occupied. The land was in use as storage for Lexus and Joyota cars which were sold at the Cerritos Auto Square dealerships to the southeast of the subject property. The property had two buildings on-site, both on the west side of the property, with the manufacturing/warehouse bullding on the north side and the small office building to its south. The balance of the property was paved parking and drive areas. There were two chainlink-fenced sections onsite. Paving consisted of mostly asphalt with some areas of concrete paving. There were many locations of very worn concrete with bare soil evident and some sizeable potholes on-site. No significant stains were noted and as the cars that were parked EXHIBIT 13
Phase I Environmental Assessment - 2021
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
119
Em-lro11111rntd A~\ .. ~m,nu and

DANNY MCKENNA
Executive Summary - Centec Project #0715048B
August 3, 2021 - Page 2
at the property were new, few oil leaks would be expected. Landscaping had been formal at one time and appeared healthy and growing with no evidence of hazardous materials abandonment. There were areas of dead weeds which appeared to be naturally in their cycle or possibly were affected by the lack of rain.

A history of the subject property was ascertained and reconfirmed through historical aerial photographs, historical USGS maps, records available from the City of Cerritos Building Department, and records at the Los Angeles County Department of Public Works. No person familiar with the history of the property was located to interview. The subject property appears to have been part of a dairy farm in the photographs from 1953 through 1963, although it had no structural improvements and may have been used as a grazing area. The school to the west of the subject property is visible in the 1963 photograph, but the subject property appears to still be part of the dairy and is undeveloped. The City of Cerritos records are mostly from 1969 for construction of the site buildings, including two additional 5,000 square-foot metal shed storage buildings that had been present on the northeast side of the property until sometime between 2005 and 2009, all of which were "finaled" in 1971, and relate the development of the property as a business which made furniture from wood. The name of the original company at the property appears to have been Monarch Wood Products or Monarch Furniture. The more recent business occupant or owner was called Craftsman Millworks, Inc. It appears Craftsman Millworks ceased its operations and leased the property to Westwood Products in the early 2000's, but the City would not allow wood processing activities to continue. Westwood apparently commenced leasing space for vehicle storage at that time. It also appears that the two metal storage buildings and a smaller metal shed with a hopper for collecting wood debris were demolished, but there were no permits at the City of Cerritos Building Department for the demolition. They were still present when the property was inspected in May 2006 for a Phase I ESA. One document at the City, from 2011, was an Owner/Builder Declaration with no specific purpose noted which may have been part of a permitting process for the demolition. Records located at the County of Los Angeles Department of Public Works (DPW), Underground Storage Tank Division describe a permitting process for a 1,000-gallon gasoline UST prior to its removal.

The removal of the tank from the north side of the property in 1992 was documented, an analysis of soil from two locations (one below the center of where the UST had been and one below the former location of the dispenser) found no detectable hydrocarbon contaminants, and the DPW granted a closure certification in a letter from January 20, 1994. A copy of the file information is attached to this summary report for reference.
120
En\'lronutC11l•I A,.._<1m<11U and Solutions

DANNY MCKENNA
Executive Summary - Centec Project #0715048B
August 3, 2021 - Page 3
There was no evidence of suspect PCB-containing transformers or current underground or aboveground tanks noted during either the documentary research or the original on-site inspection. There had been a 1,000-gallon underground gasoline storage tank and dispenser at the north edge of the subject property. Its installation date is unknown, but it was removed in 1992. Due to the pre-1980 construction of the subject property buildings, asbestos may be suspected as a component of the materials used for construction, including drywall joint compound, roofing materials, spray-on ceiling texture, and others. Also, based on the age of the building, lead-based paints may have been used on the buildings.

Representative sampling and analysis of the suspicious materials is recommended prior to demolition or renovation activities that would disturb the materials, and subsequent appropriate removal and disposal procedures should take place as may be necessary. Asbestos did not appear to be a significant issue of concern relative to a perceived asset value (most of the construction was with wood materials), and no samples were collected for analysis. The primary source of suspect asbestoscontaining materials was the small office building, and it has been removed. No hazardous materials were noted on-site.

A review of adjacent properties in 2015 indicated little evidence for concern. The building immediately to the south at 17700 Crusader Avenue was identified on public records for apparently appropriate disposal of waste oil in 2005 by a prior tenant. The building to the south of that at 17720 Crusader Avenue had a leaking UST discovered in November 1996, but it impacted soil only, was remediated by excavation and the case was closed in June 1997. The leak affected "soil only" and was unlikely to have any affect on the subject property. None of the other sites in the vicinity appeared likely to present an imminent threat of impairment to the subject property.

Our review in 2015 of known cases of contamination found within a one-mile radius of the subject property found no reasons to suspect off-site sources of contamination were likely to adversely impact the subject property. There were 3 known sources of contamination within the critical ¼-mile radius surrounding the subject property, all of which were leaking UST sites that impacted soil only and had been remediated and closed. The nearest was the former Holmes-Hally Industries 150 feet to the south which was quickly closed in 1997 after the impacted soils were excavated. Another was a gasoline leak at the former Target Specialty Products facility 600 feet to the southeast (beyond the 605 Freeway) that was closed in 1993. The third site was¼ mile to the south and was a gasoline leak at a former GTE facility that was remediated and closed in 1997. One other listed site of known contamination was identified within a ½-mile radius, but it was a waste oil lea~ that impacted soil only 1/3 mile to the south and was still under investigation. Other listed 121

DANNY MCKENNA
Executive Summary - Centec Project #07150488
August 3, 2021 - Page 4
sites were beyond¾ mile away. All of these listed sites were considered too distant and lacked adequate significance to present a risk of impairment to the subject property. There were no state or federal "Superfund" sites, CERCLIS sites, hazardous waste landfills, or other significant sources of contamination in the study area.

CURRENT SITE CONDmONS
For this current review of the property, a site inspection was conducted on July 27, 2021, by Mr. Steven Collins, an Environmental Professional and the President of Centec. Mr. Collins had previously conducted a preliminary inspection of the property with Mr. McKenna in 2015. A recent aerial photograph of the subject property and immediately adjacent neighbors, as well as representative site photographs from the current inspection are included at the end of this summary report.

The subject property is essentially the same as it was in 2015, with the exceptions that the small office building in the southwest corner is no longer present and the property is completely enclosed with fencing. The large warehouse building is vacant and was not being used for any purpose on the day of inspection. No significant stains were noted across the interior, although no lights were on and only a few small doors were open. The east-side fenced areas for parking are still present, but the only area in use was the southeast corner where the Lexus dealer was parking cars (approximately 10-15 were present, and several were being delivered and removed during the inspection). An abandoned rail spur is still present along the east perimeter of the property. An unused boat trailer is present outside the north wall of the building. A wood-covered area outside of a doorway on the east side of the building was noted, although its use or purpose are not known. Landscaping appeared dry and apparently only watered by rainfall. No hazardous materials, USTs, ASTs, unusual spills or stains, or other significant issues of environmental concern were noted.

The subject property is still surrounded by the same structures and uses, with Artesia Blvd. beyond unimproved land and a small drainage channel to the north, the 605 Freeway to the east (on a raised embankment), several light industrial buildings along the east side of Crusader Ave. to the south, and Valley Christian Schools of Cerritos to the west. None of the adjacent sites are identified as a known source of contamination or considered likely to be an imminent risk of impairment to the subject property.
122
F.11\VOffll<lll>I A•- ·· ad Salollloiu

DANNY MCKENNA
Executive Summary - Centec Project #0715048B
August 3, 2021 - Page 5
Centec's review of current known sources of contamination in the general vicinity, as confirmed on the State's Geotracker and Envirostor websites, still identifies the same 3 sites with leaking USTs within the critical ¼-mile radius, all of which impacted soil only and have been remediated and closed. The only other such site within a ½-mile radius is the waste oil leakage at the former Volvo of Cerritos facility (now McKenna Volkswagen Cerritos) 2,100 feet south of the subject property. The leakage impacted soil only, has undergone investigation and required remediation, and has been deemed eligible for closure as of 6/29/18. This site has not adversely impacted the subject property. There are still no significant sources of contamination in the vicinity.

Based on the results of this current environmental review, it does not appear that there are any significant changes to the site or vicinity that would alter the prior conclusions of the Phase I ESA prepared in 2015. Centec therefore again concludes that there are no Recognized Environmental Conditions (RECs) associated with the subject property at this time. The subject property appears to represent a low environmental risk for its owner or lender, and no further actions would appear necessary at this time.

Sincerely,
CENTEC ENGINEERING, INC.

Steven N. Collins
Principal
Project Manager
Attachments: Aerial Photograph
Site Photographs
UST Closure Information
123
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I ol
C~C
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Environmental Assessments and Solutions
-4299 Mm\rthur Blvd., Suile 107, Newport lk?acll, CA 92660 tel (9491476-8922 • fax 1!1491474-3222
124
Looking north from the south side of the property, with the south side of the building evident
Looking north through the building
Looking north from the southwest comer of the property, with the west side of the building evident and the adjacent school yard partially evident at left.

Looking south through the building.
125
Looking southeast from the northwest corner of the property, with the north yard and north side of the building evident.

Looking north through the central area of the fenced parking. Looking south toward the fenced southeast section of parking {currently used by Lexus), with the abandoned rail spur along the east perimeter of the property evident.
126
.sent By: SOUTH \VU(TT[ER 134S; ,· 562 906 8425; Oec-2·99 10:07AM; Page e./2 JANUARY 20, 199'1
OR. Al.F:IEI\T HOM
17221 LIDO t.ME

COUNTY OF LOS ANGELES

DEPARTMENT OF PUBLIC WORKS
900 !\OIJTK fllU.IOST AVtNVf
I\LKAMHA LALll'ORMA111¥0J.IJJI
Tt1cp"""' \flf!oa,uoo
HUNT!~ BEACH, CA 92647

HAZARDOUS MATERIALS UNDERGROUND STORAGE
CI..OSURE CERTIFICATION
FACILITY LOCATION: 17600 CR\JSAD~ AVE,, CERRl'l'OS
CLOSURE APPLICATION NUMBER 46353
ADDKt.~~ All <.OIIAlSPO:'IDEl'ICE TO
POIIOlt I~
AI.IIAM9RA.\:,\LIFOP.HU9110l-Ut.cl
'" "l"l• I'., .. ~,
~UJJO 10 '••l
WM-1
20319-lE
This office has reviewed the final closure report doted JANUAAl! 4, 1993 required us n pnr\ of the subject closure pel'n\it. Based on the information submitted, we rind \hat all closure roqt1fromontli have been completod , With the pt-ovision that the infoi-mation provid11d to this agency WR~ ~coqrale and representative of existing conditlons, Jt Is our position that no further action ls requJrerJ at thls time.

Plt111ise be advh,ud that this letter does not 1·elieve you of any liability under the California Health 1md SaCely Cud~ oi- W1:1t~r Code Cot' past, present 1 Ol' future operutlon& at this site. Nor does it relieve you of 1he responsibility to clean up ox.is ting, additional, or previously unidentified conditlons at the site which cau6e octhreaton 10 cause pQUution or nui$ance or olh&rwise posa a threat tQ water quality or publi~ health. •
Additionally, be advised that changes in the presenl or proposed use of the she may t·equir& furthar Iii tu cha.ract1n·iz1:1,don u.nd mlti~tion activity. 1 t is thc:i property uwnur'ta •·ai.ponsibillty to uoeify th!~ agency of nny changes ln report content: future cuutominution findings, or site uso.ge.

If you huve any quosclons regarding this matter, plcaso contact 'l'AN l'EIAN of thisofflcco.t (818) -458• 3513, Monday through Thursday, 7:00a.m. to5:30 p.m.

Vct•y truly yours,
T. A. TIDEMANSON
Direclor of Public Work5
carl W. 8jobu.-e;
Chlcf, lndu&trlal Was le Planning & Control
Wasl~ Management Division
IJS'rl/CL205 REV , 08/18/93
cc: Cullfornia Hogmnal Waler Qualuy CunH·ol Bo,H·d
CTt. tN'llROOMEN'l'At. Si:RVICES
C ts4480
127
".> , I ~ ·f· • .J :, 1.. I
:PPLJCATION FOR CLOSURE
:AZARDOUS MATERIALS UNOERGh_.,NO STORAGE
:01;11.ffY OF LOS ANGELES-DEPARTMENT OF PUBLIC WORKS
,-1ASTE MANAGEMENT DIVISION 0;,.,J: o..c.t i!,.U:I~
•JOO S. FREMONT AVENUE • .L_ . _ .- 0
.\t;HAMBRA, CALIFORNIA 91803-1331 &. S~O. ]),vi'i,..YI t LA C:,;, J) P-v-1 ~" rt. 4-,6 2> s~ a
File ·203( '( R/C IR_
Fee $ !l.lSCheck rXl Cash r 1
~WNER: Name D12 A Lf;t,it.:C tmM Phone 714:: 8'4:1 S't:,+ / City H<..Nn-1.;n.1 '.,i,o,m state ...GL Z , p g :z. ~7 • Ma1\1ngAodress \'1'2-'2-1 l.-\'t>C> Y!N6 · ACILITY:

Occupant Name CY ... f!~SJ::VThl f:\lq y-10n."-S 1t-l<-. Phone_~:S-l~t>'--'"8_b_5_5'-----'l .... (e.._b ____ _ S1te Address _tJl,OQ CB,u5.>rPED-- m/e: Cit.y_=<!.=ER-,=~=-'--',TQL=-:S"--_____ Z1p 9o:Jo! Mailing Address 1-ibOo cv..u~ @¢0.. IN& City l'gu1..-rns Sta te..£t:._Z 1 p 1010, Contact Person Ra::e,n,: ,.::,,-HA-Ip Title ___________ _ _ _ _ CONTRACTOR [)(.}, complete below: OWNER/OPERATOR AS CONTRACTOR { ] Name .!':t1u.':s :5f:8.':IICE: :?Pfno.J H.f!·INT"Ccll"N'-o?.. J,J(.. Phone -z..\3, II O ~a,7 \ state License No . Z.°i 5zp, ' c 1 ass_c._.,..,...k,..,_\_U....,_:'):--=o'---..,_1:\ .... 6.:...e.;:;:_ _____ _ _ CLOSURE REQUESTED:
fANK
I
I,
[~] PERMANENT, TANK REMOVAL (See Conditions A and C Attached) How many underground tanks wi 11 remain after this closure? . .tY { ) PERMANENT, CLOSURE IN PLACE (See Conditions A and D Attached) ( ) TEMPORARY {See Conditions A and B Attached) Construction Age Capacity Materials Stored
:rank No. ,--- 11,..=a.:t.a::.e.,_r..,_, ,..a..,_1 _-+-'-...,_Y.;:::e.=.:..r-=s~__J_-=...,__ l ...,____.. ____ __._.:...Pru:! t/Pr:lie n t ._ _ _ ______ J S"TaxL. uNK 1000 &.1:;0L1•1e 1 ' i
COMPLETE THE FOLLOWING:

Has an unauthorized release ever occurred at this site? Have structural repairs ever been made to these tanks?
Will new underground tanks be installed after closure?
Will any wells, including monitoring wells, be abandoned? YES
[ J
[ J
( )
[ J
• NOTICE: CONTAMINATED TANKS AND RESIDUES THAT MAY BE LEFT IN TANKS TO BE CLOSED I·

AY BE A HAZARDOUS WASTE WHICH MUST BE TRANSPORTED AND DISPOSED OF PURSUANT TO HAPTER 6.5, CALIFORNIA HEALTH & SAFETY CODE . FAILURE TO COMPLY MAY BE . .
-
. I
By signature below the applicant certifies that all statements and disclosures above are true and correct and that they have read an~ agree to abide by this permit an~ a11 conditions and limitations attached. · App 1 1 cant' s Signet" r~!;;;)-r,, , ~'1" Oa te II// §19:>. (Print Name>~--- .4/. ~°"<- Phone .::2,3_77.0-S'.97/
Owner [ ) Operator [ ] Contractor (>c.]
,=~============ro 8E COMPlETED 8Y THE OEPAATHEUT Of PUBLIC WOR~s====== === ======== ,I PURSUANT TO SECTION 11.80.0708, LOS ANGELES COUNTY CODE, PERMISSION IS HEREBY .\ GRANTED TO PROCEED WITH THE CLOSURE OESCRIBEO ABOVE SUBJECT TO THE ATTACHED :: CONDITIONS ANO LIMITATIONS (X] . THIS PERMIT EXPIRES 180 DAYS FROM THE DATE !'. BELOW. ~ T. A. TIOEMANSON
• fr· Di rector of Pub 1 i c Works
_;; ----- - - By ______ R o...,V: ___ r 'ftl/ - ------- - ---Date --- II I I '1,/r,z- ------------------- \ ·.-------------------------------------~~-------------------------------------~-- 128

CLOSURE PERMJT SUPPLEMENT

HAZARDOUS MATERIALS UNDERGROUND STORAGE

LOS ANGELES COUNTY

DEPARTMENT OF PUBLIC WORKS
WASTE MANAGEMENT OlVlSION
900 S. FREMONT AVENUE
ALHAMBRA, CA 91803
Closure ~t
11?1 :J=- -N6':"":- 4-685:J. .,.U---
F il e No. 4- Q_o3) 9 - I e
PART 1 OF 2
To satisfy the permanent closure requ1rements for underground storage tanks pre- viously storing hazardous materials. site integr\ty must be demonstrated by t~e analysis of soil samples and, tf applicable, groundwater samples as outlined below. These requirements are 1n add1t1on to the conditions 11sted on the Application for Closure or contained 1n an approved Closure Plan.

1. samples shall be obtained at the samp11ng points (SP) indicated on the attached plot plan.

2. For each SP, samples shall be obtained at the followtng depths:

SP Depth(s) Compounds Analysis Method
IA ?..-4-' ~\-~ 1 (J M -LS 1· :,q;: 6>01 .r {1'12 i lru2.D -rcirJ .. l~\/e1r
I .£, 2 -4 I u~ I I ,,
i~
iI ,g a.~ \J \ '-- I 2. kfQ.,.) - <+
~"rl. 'b,/ %=. II ,,
ffo~ek ~f11 Ats-Ji]
dn4/FPERMIT Rev. 3/90 Cont'd on Page 2
129
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~at,, SERVICE STATION MAINTENANCE, INC.
1130 WCST 1391 .. srRIE.Cf • GARO[NA CAl-lfORNIA !102~!1 • 12131 770,81171 December 28, 1993

COUNTY OF LOS ANGELES
Department of Public Works
Underground Storage Tank Division
900 South Fremont Ave.

Alhambra CA 91803-1331
CAI.IF. CONTIIACTORS
1-ICENSlt: #il:95301
Attention: Mr. Joseph B. Kumeh - Waste Management Division Reference: File ll20319 (Dr. Allen Hom, Property Owner) 17600 Crusader Ave.

Cerritos CA
Dear Hr. Kumeh,
Attached please find a copy of the letter sent to Dr. Hom regarding the required closure report for the above referenced location.

The original closure report was filed January 11, 1993 . I have however, enclosed duplicate copies for your file. Should you have any questions regarding the attached please do not hesitate to give me a call.

Sincerely, rJ.7 ~z,,, anna M. S u tz
pervisor of Con ruction
cc: Dr. Allen Hom
Attachments
JHS:smm
131
..
·- •
~--
--
..,, , ., CTL Environmental Services
--

JOB NUMBER

SUBJECT

INTRODUCTION

INVESTIGATION

RESULTS
92-6249· REPORTED January 4, 1993
Closure Report
Kraftsman Mi1lwork, Incorporated
17600 Crusader Avenue
Cerritos, California
CTL Environmental services (CTL) conducted a soil
investigation below one former 1,000 gallon underground gasoline storage tank located at the Kraftsman Millwork, Incorporated, 17600 Avenue, Cerritos, California. The soil samples were
collected by Ken Hiura, an employee of CTL working under the direot supervision of Jeff Findl, California Registered Geologist #5464.

The soil sampling and analftical services were
conducted in accordance with the Los Angeles
County Department of Public Works closure Report
Requirements and EPA Document SW-846.
on December 15th, 1992, CTL Environmental
services sampled the soil below one former 1,000
gallon gasoline storage tank and dispenser at the
subject site (see Figure 1). The samples were
collected he1ow the middle area of the tank and
below the fuel dispenser at a depth of 2 feet.

The samples were collected by hand auger,
transferred to glass jars with teflon-lined lids
and transported in a chilled ice chest to
Certified Testing Laboratories, for subsequent
analysis. The samples were analyzed for total petroleum hydrocarhons (TPH) by EPA Method 8015- m (as gasoline) and for aromatic volatile
organic compounds [benzene, toluene,
ethylbenzene, and xylenes (BTEX)] by EPA Method
8020.

A copy of the laboratory analysis results and
chain-of-custody docu~entation can be found in
Appendix A. Appendix B contains the closure
permit, hazardous waste manifest, and
documentation of tank certification and
disposal.

See Table I.
2648 Easl 28th Sireot • Signal HiU, CA 90806 • TEL: (:JID) 424·9332 • FAX: (310) 988·0398 Of/ice& In: Los Angeles, Bakersliekl, San Diego. and San Francisco 132
CONCLUSION As indicated in Table I, the soil samples
collected below the former tank and dispenser
exhibited non-detectable concentrations of TPH
and BTEX.

According to the Department of Public Works, Well
Data Section, the nearest monitoring well is #9820, ·located 2/3 of a mile northwest of the subject site at Hacienda street and Grand
Avenue. On May 4, 1992, the groundwater was
measured to be 45.4 feet at a well surface
elevation of 6J feet.
oue to the results of the initial soil sampling,
no further investigation is deemed necessary.

If you have any questions regarding the above please feel free to contact me at (310) 424-9332.

Respectfully submitted,
CTL Environmental Services
ca~tw~.

Project Manager
Reviewed and approved by:
~6molf
Jew Findl
RG #5464
92-6249
133
rORH£R IJ: G#iLLDII
GASDLINC TN«
75 rccr
f£HC£
.

CLIOIT: BILL'S SEIMC£ STAllON IJAINTENANCE, tlC. DRAWN BY: KTH lEGENO
• = SAllPLE LOCATION
0 10'
-11111(:==::J
00 E
SCA!.£: ONE INCH [QI.W.S TEN F'E£T -
.,_, CTL ENVIRONMENTAL
SIT[: KfWlSMAN MLLWORl<S, INC. CHECKED: ,....,, SERVICES 17600 CRUSADER AV(., CERRITOS. CA ORIG. Df\Tt: 1/8/93 _,I I2648 [AST 28TH STRE£T 1-------------------'"----------1 __,, SIGNAL HILL, CA 90806 Cll PRO.I I: 92-6249 R£V f:
134
TABLE :I
AROMATIC VOLATl:LE OR.GANJ:CS
SAMPLE DESCR.T.~ION' !OO!fAL PETROLEUM (llTEX)
HYDROCARBONS EPA 8020 (mg/kg)
SAHPLB I.OCA'l'l:OH (TPE). Benzene Toluene Ethy1- Xy1enes .EPA 8·0l.5-M BO. (mg/i~> benzene 2 feet below invert of
1A 1,000 gallon gasoline NDl ND ND ND NO . tank . . 2 feet below fuel 1B dispenser ND ND ND ND ND
DETECTION LIMITS 5.0 .001 .001 .001 .001
1 ND = :None Detected
135
--
..,, ..
•• Certified Testing Laboratories, Inc.
-.-----~-----''-------------------- 2tN8 f:DSI 28/h Street • Signal HIii. CA 90806 • TEL: (310) 4,M-9992 • FAX: (310) 492. 1203 LABORATORY NO.

CLIENT

MARKS SAMPLE

RESULTS
Analyta
19375-1 .lA
2' below invert of
~QOO ~~llon asol a.tank
10:09 a.m.

Total Petroleum
Hydrocarbons (gas) BTEX
Benzene
Toluene
Ethylbenzene m,p-Xylene o-Xylene Total Xylenes
19375-2 1B
2 1 below fuel
dispenser 9:41 a,m, Total Petroleum
Hydrocarbons (gas) BTEX
Benzene
Toluene
Ethylbenzene 111,p-Xylene o-Xylene Total Xylenes
19375
CTL Environmental Services
24404 s. Vermont Ave., #307
Harbor City, CA 90710
REPORTED 12-18-92
SAMPLED 12-15-92
Attn: Casey Kerwin
Project:

Project No: Site:

Soil
XEON/Bill' s Service Station Maintenance ••
92-6249
Rraftsman Millwork, Inc.
17600 Crusader Avenue
Cerritos, California
Detection
Rasylts Limit Method

ND NO ND

ND ND ND
ND

ND ND ND ND ND
ND
ND
5 . 0 mg/kg EPA 8015m 0.001 mg/kg EPA 8020m

5.0 mg/kg EPA 8015m 0.001 mg/kg EPA 8020m
tn•~ •~oo,L :appuu o,,,1-, to IJIG r;,1mp:o. c, s.olfflpto, 11WeSlitrillN artd ., t.cl. nocou.ar1t1 ino-callvo ol lho ~••r c, ccnchticn "' appAratuiy •O~n,~a• o, &,mil.a, ma10,,a1 cr 111oauc1s As a fffidu.ll ~act«-10 craents. N publtc andlheso Lab0ta1t1t1er,. 1t11s reporC1.5 ~od ancr aceeiuoa k:I IP'IO" •.acSwsnr• 1.1se ot tho chenl tav..hOm.- ,, oda,tued and \.PQ'ltno ccrul.J;on star 1(il nal ,o ca :/kl('I In "fats:Q!O f;l lt'I p,n. in ;any GOIOIMIRQ G' 0Ubkc1ry l'Nffo,, IMttlcwl p,,c, 1Utltt n auct-.c,,rac1011 bo,n !h41e Ulbor.alCl11s 136
ND= Not Detected
Attachment: Chain of custody Record
Respectfully submitted,
CBR~IFIED ~BSTING LABORA~ORIBS, %HO.

Chris Duncan
Technical Director
/kkc
137
August 15, 2022
Ms. Sandy Cisneros
City of Cerritos
Department of Community Development
18125 Bloomfield Avenue
Cerritos, CA 90703
Subject:

LLG Reference: 2.22.4558.1
Traffic Impact, VMT Impact and Parking Assessment for the Proposed 17600 Crusader Avenue Warehouse Project
Cerritos, California
Dear Ms. Cisneros:

Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit the findings of this Traffic Impact, VMT Impact, and Parking Assessment for the proposed 17600 Crusader Avenue Warehouse Project located at 17600 Crusader Avenue on the northeast terminus of Crusader Avenue north of 1g3n1 Street in the City of Cerritos, California. The site is currently occupied with a vacant light industrial building to be razed. This analysis evaluates the potential traffic and VMT impacts associated with the proposed warehouse Project based on Los Angeles County Public Works Transportation Impact Analysis Guidelines (July 23, 2020) as well as a parking demand assessment.

PROJECT LOCATION AND DESCRIPTION
The Project site is currently occupied with a vacant ±32,000 square-foot (SF) light industrial building with access provided via one (1) driveway along the cul-de-sac at the northerly of Crusader A venue. The Project applicant is proposing to demolish the existing light industrial building and construct a 75,514 SF warehouse building, which includes 6,000 SF of office area, and ten (10) truck loading dock bays.

Figure 1, attached, presents a Vicinity Map that illustrates the general location of the Project site and surrounding street system while Fig11re 2 presents an existing site aerial. EXHIBIT 14
Traffic, VMT, & Parking Assessment - 2022
Development Map Amendment 2026-2
Conditional Use Permit 2026-2
Engineers & Pllumer.s
Traffic
Transporta1ioo
Parking
Unsc:ott. Law &
Greenspan, Engineers
2 Execulive Circle
SuiteZSO
Irvine, CA 92814
949.825,6175 T
9Wl25.lil73 r
www.llgen~ineers.eam
Pasadena
Irvine
San Diego
Woodland Hib
PhilipM.lin$eott,PEIUlmlCI
Jeck M. GretnlPlfl. PE~
WliulA law, PElllttl
PaiAW. Wilkinsc,11, PE
Jchn P. Keating. PE
David S. Slelldt~ PE
John A. 80an11111, Pf
CINI M. laot.JNgtr, PE
Aichard E. Barrtb, PE
Ktil D. Maberry,fE
Exhibit 14
138
Ms. Sandy Cisneros
August 15, 2022
Page2
Access for the proposed Project site will be provided via two (2) full-movement driveways along the northerly terminus of Crusader Avenue. Fig11re 3 presents the proposed site plan for the Project, prepared by HPA Architecture.

PROJECT TRAFFIC CHARACTERISTICS
Trip Generation Forecast Comparison
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land use. Generation equations and/or rates used in the traffic forecasting procedure are found in the Eleventh Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE) [Washington D.C., 2021].

Table l, attached, summarizes the trip generation rates used in forecasting the vehicular trips generated for the proposed Project and existing/entitled land use and also presents the proposed Project's net forecast peak hour and daily traffic volumes.

As shown in the upper portion of Table 1, the trip generation potential of the proposed warehouse Project was estimated using I1E Land Use 150: Warehousing trip rates whereas the existing/entitled light industrial development was estimated using ITE Land Use 110: Light Industrial. The middle portion of Table 1 summarizes the trip generation potential of the existing/entitled light industrial land use as well as the vehicular trips, both autos and trucks, generated by the proposed warehouse Project using recommended factors published in the Truck Trip Generation Study - City of Fontana, August 2003. Consistent with standard traffic engineering practice, passenger car equivalent (PCE) factors have been utilized due to the expected heavy truck component of the Project uses. A PCE factor of 1.5, 2.0, and 3 .0 has been applied to large 2-axle, 3-axle, and 4+-axle trucks, respectively.

Review of the lower portion of Table 1 shows that the proposed Project is forecasted to generate 43 net daily PCE trips (one half arriving, one half departing), with 19 net PCE trips (12 inbound, 7 outbound) produced in the AM peak hour and 25 net PCE trips (10 inbound, 15 outbound) produced in the PM peak hour. It should be noted that these estimates include the conversion of truck-related trips to passenger car equivalents (PCE). As a result, based on the net Daily, AM peak hour, and PM peak hour trip generation increase with the proposed Project (i.e. < 110 net daily trips threshold contained in the Los Angeles County Public Works Transportation Impact Analysis Guidelines), the proposed Project will not adversely impact the surrounding transportation system and does not require the preparation of a traffic analysis that includes LOS.

N:\4S00\22WSI • 17600C,-do, Avta .. IV•-Cmi10,1a<11c•tl05& • 17600 Crusader Av_ w.,c1,ou,e T..mc .I: VMT!n,p&CI ....SP..tu.a-t..rltt R,pot, •Ccrrilot. Ol-1,-22.docx

LINSCOTT
LAW &
• GREENSPAN
engineers
~.;~ .... :..,
139
Ms. Sandy Cisneros
August 15, 2022
Page3
In addition, as directed by the City, Table 1 summarizes the weekend trip generation rates used in forecasting the vehicular trips generated for the proposed Project and existing/entitled land use and also presents the proposed Project's weekend (Saturday) net forecast midday peak hour and daily traffic volumes. Review of the lower portion of Table 2 shows that the proposed Project is forecasted to generate 7 fewer net daily PCE trips (one half arriving, one half departing), with 0 net PCE trips (0 inbound, 0 outbound) produced in the Midday peak hour on a typical weekend (Saturday) day when compared to the existing/entitled land use. It should be noted that these estimates include the conversion of truck-related trips to passenger car equivalents (PCE). As a result, based on the net Daily and Midday peak hour trip generation increase with the proposed Project (i.e.< 110 net daily trips), the proposed Project will not adversely impact the surrounding transportation system and does not require the preparation of a weekend traffic analysis that includes LOS.

SB 743 VMT ASSESSMENT
On September 27, 2013, Governor Brown signed Senate Bill (SB) 743. Under SB 743, the focus of transportation analysis pursuant to CEQA will shift from driver delay, or level of service (LOS), to reduction of vehicle miles traveled (VMT), reduction in greenhouse gas emissions, and creation of multimodal networks and promotion of mixed-use developments. In December 2018, the California Natural Resources Agency certified and adopted amendments to the CEQA Guidelines implementing 8B743 with a target implementation date of July I, 2020.

The County of Los Angeles recently adopted thresholds of significance for determining significant transportation impacts consistent with the requirements of SB 743, and the following summarizes our VMT Assessment consistent with the Los Angeles County Public Works Transportation Impact Analysis Guidelines (July 23, 2020).

Given the characteristics of this Project, which consists of a warehouse building project forecasted to generate 43 net daily PCE trips, the project was analyzed using the non-retail project trip generation screening criteria identified in the Transportation Impact Analysis Guidelines. According to Section 3.1.2.1. Non-Retail Proiect Trip Generation Screening Criteria, non-retail development projects that do not generate a net increase of 110 or more daily vehic]e trips do not require further analysis and a less than significant determination can be made. Therefore, since the proposed warehouse use is forecasted to generate 43 net daily PCE trips, this project could be screened from a VMT analysis and could be presumed a less than significant impact on VMT, per the Transportation Impact Analysis Guidelines.

N:\4SOO\llNSSI. I~ Crusadu A,.,. .. Wuoh..,._ Ce~55S • 17600 Cnm.dl. A-,, Wateltou,e Trollic& VM1'1-taodl'aronJ AsseS!ll1ffll Lotlct Rlpoll, Cll'rilw, OI-U,12.docx
~LINSCOTT
LAVI &
; GREENSPAN
• engineers
~ ........ _,. __ J
140
Ms. Sandy Cisneros
August 15, 2022
Page4
SITE ACCESS AND ON-SITE CffiCULATION EVALUATION
As shown in Figure 3, access for the proposed Project will be provided via two (2) full-movement driveways along the northerly tenninus of Crusader Avenue. The westerly driveway will be primarily for truck traffic and the easterly driveway will be primarily for employee/visitor and pedestrian traffic. In addition, given the location of the Project driveway along the curvature of the cul-de-sac, sight distance will be adequate without the need for a detailed sight distance analysis. Based on our review of the site plan, the overall layout does not create any unsafe vehicle-pedestrian conflict points and the driveway throating is sufficient such that access to parking spaces is not impacted by internal vehicle queuing/stacking. Driveway alignment and curb return radii have been confirmed and are adequate for large trucks.

PARKING SUPPLY-DEMAND ASSESSMENT
For the proposed Industrial Project, the following two (2) methods have been utilized to estimate the site's parking requirements. These methods include the following:

I. Application of applicable Cerritos Municipal Code parking requirements.

2. Application of parking ratios contained within ITE Parking Generation, 5th Edition for the industrial component.

Cerritos Municipal Code Parking Requirements
City Code Requirements
To detennine the number of parking spaces required to support the proposed Project, the parking demand was calculated using City Code parking code requirements per the City of Cerritos Municipal Code - Chapter 22.74: Off-street Parking; Section 22.74.500 Minimum parking space requirement. The following parking ratios were used to determine the required parking.
• Industrial Uses: 1 spaceforeach 1,000squarefeetofgrossjloorareaforthefirst 20,000 square feet, 1 space for each 2, 000 square feet of gross floor area for the second 20,000 square feet, I space for each 4,000 square feet of gross floor area in excess of the first 40,000 square feet of gross floor area, plus 1 space for each vehicle operated on or from the property. The size of the space to be in accord with the size of the vehicle.
• Offices: 1 space for each 250 square feet of gross floor area.

N:\4~~,ss • ll600CJUAdor A\'tllue w...i, ..... , Cmiloslafpo,t\4SSI • 17600 cnmcr.r A-Warebouu Tut'fid: VMrllnpoa IDlf Mu,s As,wm,nt Ltac< R.port-Ccrrilos. C..JH2.docx
.
-
LINSCOTT •
LAW &
i GREENSPAN
141
Ms. Sandy Cisneros
August 15. 2022