164
OPENING YEAR (2028) PLUS PR
OJE
CT
CONDITIONS
- WE
EKEND MD
165
HCM 7th Signalized Intersection Summary Cerritos LongHorn TIA 1: Studebaker Rd & South St 05/19/2026
J, -+ • • +- ' "' ' ,,. \. * EBT EBR WB[ WBT WBR NBL NBT NBR SSL SST Lane Configurations ,, t+t+ ' ++ 7' 'I H 7' 't 4+ rr Traffic Volume (veh/h) 180 870 94 106 769 772 145 273 129 536 217 188 Future Volume (veh/h) 180 870 94 106 769 772 145 273 129 536 217 188 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A....pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/Mn 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 184 888 96 114 827 830 153 287 136 609 247 214 Peak Hour Factor 0.98 0.98 0.98 0.93 0.93 0.93 0.95 0.95 0.95 0.88 0.88 0.88 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 181 1817 196 140 1298 934 215 429 191 798 419 355 Arrive On Green 0.10 0.39 0.39 0.08 0.37 0.37 0.12 0.12 0.12 0.22 0.22 0.22 Sat Flow, veM, 1781 4680 504 1781 3554 1585 1781 3554 1585 3563 1870 1585 Grp Volume(v), veh/h 184 645 339 114 827 830 153 287 136 609 247 214 Grp Sat Flow(s),veh/Mn 1781 1702 1780 1781 1777 1585 1781 1777 1585 1781 1870 1585 Q Serve(g_s), s 11.2 15.7 15.8 6.9 21.2 40.2 9.1 8.5 9.1 17.6 13.0 13.3 Cycle Q Clear(g_c), s 11.2 15.7 15.8 6.9 21 .2 40.2 9.1 8.5 9.1 17.6 13.0 13.3 Prop In Lane 1.00 0.28 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 181 1321 691 140 1298 934 215 429 191 798 419 355 V/C Ratio(X) 1.01 0.49 0.49 0.81 0.64 0.89 0.71 0.67 0.71 0.76 0.59 0.60 Avail Cap(c_a), veh/h 181 1321 691 181 1298 934 400 798 356 865 454 385 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(!) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.81 0.81 0.81 Uniform Delay (d), s/veh 49.4 25.4 25.4 49.9 28.9 17.5 46.5 46.3 46.5 39.9 38.2 38.3 Iner Delay (d2), s/veh 70.7 1.3 2.5 14.9 2.4 12.3 4.3 1.8 4.8 4.9 3.9 4.9 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 o/oile BackOfQ(50%),veMn 8.4 6.3 6.9 3.6 9.1 25.8 4.2 3.8 3.8 8.0 6.3 5.5 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 120.1 26.7 27.9 64.8 31.3 29.9 50.8 48.1 51 .3 44.9 42.1 43.2 LnG~LOS F C C E C C D D D D D D
Approach Vol, veh/h 1168 1771 576 1070
Approach Delay, s/veh 41 .8 32.8 49.6 43.9
Approach LOS D C D D
11imer -Assigned Phi 1 2 ii 5 6 8 7
Phs Duration (G+Y+Rc), s 13.5 48.0 18.6 16.0 45.5 29.9
Change Period (Y+Rc), s 4.8 5.3 5.3 4.8 5.3 5.3
Max Green Setting (Gmax), s 11.2 26.7 24.7 11.2 26.7 26.7 Max Q Clear nme (g_c+l1), s 8.9 17.8 11.1 13.2 42.2 19.6 Green Ext Time (p_c), s 0.0 5.8 2.2 0.0 0.0 5.0
lnteisection
HCM 7th Control Delay, s/veh 39.8 HCM 7th LOS D
Noles
User approved volume balancing among the lanes for turning movement.
User approved changes to right tum type.
06 - Opening Year (2028) Plus Project Conditions - Weekend MD Peak HourSynchro 12 Report
166
HCM 7th Signalized Intersection Summary Cerritos LongHorn TIA 2: South St & 1-605 SB Off Rame 05/19/2026
.-> -+ ,._ ' \.. -ti EBl EBT WBT WBR SB[ SBR
Lane Configurations ++t +++ .,,, Traffic Volume (veh/h) 0 1042 802 506 1129 864 Future Volume (veh/h) 0 1042 802 506 1129 864
Initial Q (Qb), veh 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A__pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No
Adj Sat Flow, veh/Mn 0 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 0 1133 872 550 1227 939 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh, % 0 2 2 2 2 2 Cap, veh/h 0 2024 1349 628 1671 1349
Arrive On Green 0.00 0.40 0.40 0.40 0.48 0.48
Sat Flow, veh/h 0 5443 3572 1585 3456 2790
Grp Volume(v), veh/h 0 1133 872 550 1227 939
Grp Sat Flow(s),veh/h~n 0 1702 1702 1585 1728 1395
Q Serve(g_s), s 0.0 18.9 22.9 35.3 31.3 28.8 Cycle Q Clear(g_c), s 0.0 18.9 22.9 35.3 31.3 28.8 Prop In Lane 0.00 1.00 1.00 1.00
Lane Grp Cap(c), veh/h 0 2024 1349 628 1671 1349
V/C Ratio(X) 0.00 0.56 0.65 0.88 0.73 0.70
Avail Cap(c_a), veh/h 0 2024 1349 628 1671 1349
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(!) 0.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 0.0 25.8 26.9 30.7 22.7 22.1
Iner Delay (d2), s/veh 0.0 1.1 2.4 15.7 2.9 3.0
Initial a Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veMn 0.0 7.5 9.3 15.5 13.1 9.8
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 0.0 26.9 29.3 46.4 25.6 25.1
LnG!J! LOS C C D C C
Approach Vol, veh/h 1133 1422 2166 Approach Delay, s/veh 26.9 35.9 25.4 Approach LOS C D C iTirner • Assig Phs 2 '1 6
Phs Duration (G+Y+Rc), s 50.0 60.0 50.0
Change Period (Y+Rc), s 6.4 6.8 6.4
Max Green Setting (Gmax), s 43.6 53.2 43.6 Max Q Clear nme (g_c+l1 ), s 20.9 33.3 37.3 Green Ext nme (p_c), s 10.8 8.3 5.0
Intersection &rnmary
HCM 7th Control Delay, s/veh 28.9
HCM 7th LOS C
06 - Opening Year (2028) Plus Project Conditions - Weekend MD Peak HourSynchro 12 Report
167
HCM 7th Signalized Intersection Summary Cerritos LongHorn TIA 3: 1-605 NB Off Rame & South St 05/19/2026
_.... ,. +- "" /"' Movement EBT EBR WBl WB
Lane Configurations +++ +++
Traffic Volume (veh/h) 1692 480 6 1041
Future Volume (veh/h) 1692 480 6 1041
Initial Q (Qb), veh 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00
Work Zone On Approach No
No No
Adj
Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 1763 522 7 1084 457 470
Peak Hour Factor
0.96 0.92 0.92
0.96 0.96
0.96 Percent Heavy Veh, % 2 2 2 2 2 2
Cap, veh/h
2139 614 38 2640 601 534
Arrive On Green
0.54 0.54
0.54 0.54
0.34 0.34
Sat Flow, veh/h 4108 1131 8 5017 1781 1585
Grp Volume(v), veMl 1516 769 398 693 457
4 70
Grp Sat Flow(s),veh/h/ln 1702 1667 1774 1549 1781 1585 Q Serve(g_s), s 40.4 43.1 0.2 14.5 25.2
30.7 Cycle Q Clear(g
_c), s 40.4 43.1 43.2 14.5 25.2 30.7
Prop In Lane
0.68 0.02 1.00 1.00
Lane Grp Cap(c), veh/h 1848 905 996 1682
601 534
V/C Ratio(X)
0.82 0.85 0.40 0.41
0.76 0.88
Avail Cap(c_a), veh/h 1848 905 996 1682 845 752
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filler(!) 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 20.7 21.3 14.6 14.8 32.5 34.4
Iner Delay (d2), s/veh
4.2 9.8 1.2 0.7
3.0 9.3
Initial Q Delay(d3), s/veh
0.0 0.0
0.0 0.0 0.0
0.0 o/oile BackOfQ(50%),veh/ln 15.6 17.6
5.7 4.9 11.3 13.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 24.9 31.2 15.8 15.6 35.5 43.7
LnGrp LOS C C B B D D
Approach Vol, veh/h
2285 1091 927
Approach Delay, s/veh 27.0 15.6 39.6 Approach LOS C B D IITl8f'-AssiQned Phs 2 4 6
Phs Duration (G+Y+Rc), s 66.1 43.9 66.1
Change Period (Y+Rc), s 6.4
6.8 6.4
Max Green Setting (Gmax), s 44.6 52.2 44.6
Max Q
Clear Time (g
_
c+l1), s 45.1 32.7 45.2
Green Ext Time (p_c), s 0.0 4.4 0.0
Intersection Summary
HCM 7th Control Delay, s/veh 26.9 HCM 7th LOS C
Notes
User approved volume balancing among the lanes for turning movement. 06 - Opening Year (2028) Plus Project Conditions - Weekend MD Peak HourSynchro 12 Report P
age 3
168
HCM 7th Signalized Intersection Summary Cerritos LongHorn TIA 4: Landmark S9uare/Los Cerritos Center & South St 05/19/2026 -> ....... f .._ ' t I'" '. + ..; Eel: EBT EBR WB[ WBT W8R NBT NBR SBL SBT SBR Lane Configurations "i'I t+J. mi. " i. i. ,, Traffic Volume (veh/h) 801 1255 155 0 1588 76 104 17 41 111 19 525 Future Volume (veh/h) 801 1255 155 0 1588 76 104 17 41 111 19 525 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 0 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 852 1335 165 0 1689 81 111 18 44 118 0 572 Peak Hour Factor 0.94 0.94 0.94 0.92 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Percent Heavy Veh, % 2 2 2 0 2 2 2 2 2 2 2 2
Cap, veh/h 792 3294 407 0 2829 136 150 41 99 131 0 960
Arrive On Green 0.23 0.72 0.72 0.00 0.15 0.15 0.08 0.08 0.08 0.07 0.00 0.07 Sat Flow, veh/h 3456 4603 569 0 6599 304 1781 482 1177 1781 0 3170 Grp Volume(v). veh/h 852 987 513 0 1286 484 111 0 62 118 0 572 Grp Sat Flow(s),veh/h/ln 1728 1702 1768 0 1609 1816 1781 0 1659 1781 0 1585 a Serve(g_s), s 25.2 12.8 12.8 0.0 27.4 27.4 6.7 0.0 3.9 7.2 0.0 8.1 Cycle Q Clear(g_c), s 25.2 12.8 12.8 0.0 27.4 27.4 6.7 0.0 3.9 7.2 0.0 8.1 Prop In Lane 1.00 0.32 0.00 0.17 1.00 0.71 1.00 1.00
Lane Grp Cap(c), veh/h 792 2436 1265 0 2154 811 150 0 140 131 0 960 V/C Ratio(X) 1.08 0.41 0.41 0.00 0.60 0.60 0.74 0.00 0.44 0.90 0.00 0.60 Avail Cap(c_a), veh/h 792 2436 1265 0 2154 811 518 0 482 131 0 960 HCM Platoon Ratio 1.00 1.00 1.00 1.00 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(!) 1.00 1.00 1.00 0.00 0.44 0.44 1.00 0.00 1.00 1.00 0.00 1.00 Uniform Delay (d), s/veh 42.4 6.3 6.3 0.0 37.6 37.6 49.2 0.0 47.9 50.5 0.0 32.6 Iner Delay (d2), s/veh 54.5 0.5 1.0 0.0 0.5 1.4 6.9 0.0 2.2 49.5 0.0 1.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 16.4 3.9 4.2 0.0 11.8 13.6 3.3 0.0 1.7 5.0 0.0 6.6 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 96.9 6.8 7.2 0.0 38.2 39.1 56.1 0.0 50.1 100.0 0.0 33.6 LnG!E LOS F A A D D E D F C
Approach Vol. veh/h 2352 1770 173 690
Approach Delay, s/veh 39.5 38.4 53.9 45.0 Approach LOS D D D D Timer-MSigiied Ptii 2 4 5 6 8 7
Phs Duration (G+Y+Rc), s 83.6 12.6 29.6 54.0 13.8
Change Period (Y +Re), s 4.9 4.5 4.4 4.9 4.5
Max Green Setting (Gmax), s 56.0 8.1 25.2 26.4 32.0
Max Q Clear Time (g_c+l1), s 14.8 10.1 27.2 29.4 8.7
Green Ext Time (p_c), s 13.6 0.0 0.0 0.0 0.6
Intersection Suinm!l
HCM 7th Control Delay, s/veh 40.4 HCM 7th LOS D
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement. 06 - Opening Year (2028) Plus Project Conditions - Weekend MD Peak HourSynchro 12 Report Page4
169
HCM 7th Signalized Intersection Summary Cerritos LongHorn TIA 5: Gridlei: Rd & South St 05/19/2026
_,,,.
--+ .. ._ '- "" t I" \. + ..,/ EB£ EB EBR WBL WBT WBR NBL; NB NBR s SBT SBR Lane Configurations "i"i ++i. "i +ti. "i +1t 'I ++ .,, Traffic Volume (veh/h) 388 914 101 104 801 221 173 435 97 224 363 678 Future Volume (veh/h) 388 914 101 104 801 221 173 435 97 224 363 678 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A__pbTI 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/Mn 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 408 962 106 109 843 233 182 458 102 236 382 714 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 476 1724 189 135 1224 336 212 627 139 267 882 611 Arrive On Green 0.05 0.12 0.12 0.08 0.31 0.31 0.12 0.22 0.22 0.05 0.08 0.08 Sat Flow, veh/h 3456 4669 513 1781 3983 1094 1781 2892 640 1781 3554 1585 Grp Volume(v), veh/h 408 701 367 109 720 356 182 280 280 236 382 714 Grp Sat Flow(s),veh/h/ln 1728 1702 1778 1781 1702 1673 1781 1777 1755 1781 1777 1585 a Serve(g__s), s 12.9 21.3 21.4 6.6 20.4 20.6 11.0 16.1 16.3 14.5 11.3 27.3 Cycle a Clear(g_c), s 12.9 21.3 21.4 6.6 20.4 20.6 11.0 16.1 16.3 14.5 11.3 27.3 Prop In Lane 1.00 0.29 1.00 0.65 1.00 0.36 1.00 1.00
Lane Grp Cap(c), veh/h 476 1257 656 135 1046 514 212 385 381 267 882 611 V /C Ratio(X) 0.86 0.56 0.56 0.81 0.69 0.69 0.86 0.73 0.74 0.88 0.43 1.17 Avail Cap(c_a), veh/h 591 1257 656 162 1046 514 314 436 431 285 882 611 HCM Platoon Ratio 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00 0.33 0.33 0.33 Upstream Filter(!) 0.87 0.87 0.87 1.00 1.00 1.00 1.00 1.00 1.00 0.66 0.66 0.66 Uniform Delay (d), s/veh 51.4 39.8 39.9 50.1 33.5 33.5 47.6 40.0 40.1 51.3 43.1 39.6 Iner Delay (d2), s/veh 7.7 1.6 3.0 18.5 3.7 7.5 10.2 6.0 6.4 17.3 1.0 87.1 Initial a Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 o/oile BackOfQ(50%),veMn 6.5 9.9 10.7 3.6 8.7 9.1 5.4 7.6 7.6 8.2 5.5 30.1 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 59.1 41 .4 42.9 68.5 37.2 41 .0 57.8 46.0 46.5 68.6 44.2 126.7 LnGrp LOS E D D E D D E D D E D F Approach Vol, veh/h 1476 1185 742 1332 Approach Delay, s/veh 46.6 41.2 49.1 92.7 Approach LOS D D D F Tuner- 1 2 3 4 5 6 7 8
Phs Duration (G+Y+Rc), s 12.7 45.5 17.5 34.3 19.5 38.7 20.9 30.9 Change Period (Y+Rc), s 4.4 4.9 4.4 *7 4.4 4.9 4.4 7.0
Max Green Setting (Gmax), s 10.0 34.7 19.4 * 27 18.8 25.9 17.6 27.0 Max a Clear Time (g_c+l1), s 8.6 23.4 13.0 29.3 14.9 22.6 16.5 18.3 Green Ext Time (p_c), s 0.0 6.4 0.1 0.0 0.2 2.3 0.0 2.8 Intersection !l
HCM 7th Control Delay, s/veh 58.6 HCM 7th LOS E
User approved pedestrian interval to be less than phase max green. * HCM 7th computational engine requires equal clearance times for the phases crossing the barrier. 06 - Opening Year (2028) Plus Project Conditions - Weekend MD Peak HourSynchro 12 Report
170
HCM 7th Signalized Intersection Summary Cerritos LongHorn TIA 6: Gridle~ Rd & 183rd St 05/19/2026
,> • f 4- ' "" t \. i .ti EBL EBT EBR WBL WBT WBR BL NBT NBR SBL SBT Lane Configurations 'I ++ " "I +t- " +-, ,, t-i. Traffic Volume (veh/h) 115 330 414 211 422 63 249 456 207 23 397 176 Future Volume (veh/h) 115 330 414 211 422 63 249 456 207 23 397 176 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A~bT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 126 363 455 232 464 69 274 501 227 25 436 193 Peak Hour Factor 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 155 1055 470 263 1110 164 308 1286 808 31 496 217 Arrive On Green 0.03 0.10 0.10 0.15 0.36 0.36 0.17 0.36 0.36 0.02 0.21 0.21 Sat Flow, veh/h 1781 3554 1585 1781 3105 459 1781 3554 1585 1781 2404 1054 Grp Volume(v), veh/h 126 363 455 232 264 269 274 501 227 25 321 308 Grp Sat Flow(s),veh/h/ln 1781 1777 1585 1781 1777 1788 1781 1777 1585 1781 1777 1681 Q Serve(g_s), s 7.7 10.5 31 .5 14.0 12.4 12.5 16.5 11.5 9.0 1.5 19.3 19.6 Cycle Q Clear(g_c), s 7.7 10.5 31.5 14.0 12.4 12.5 16.5 11.5 9.0 1.5 19.3 19.6 Prop In Lane 1.00 1.00 1.00 0.26 1.00 1.00 1.00 0.63
Lane Grp Cap(c), veh/h 155 1055 470 263 635 639 308 1286 808 31 367 347 VIC Ratio(X) 0.81 0.34 0.97 0.88 0.42 0.42 0.89 0.39 0.28 0.81 0.88 0.89 Avail Cap(c_a), veh/h 188 1055 470 317 635 639 424 1286 808 214 399 377 HCM Platoon Ratio 0.33 0.33 0.33 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(!) 0.54 0.54 0.54 1.00 1.00 1.00 0.66 0.66 0.66 1.00 1.00 1.00 Uniform Delay {d), s/veh 52.5 39.6 49.1 45.9 26.7 26.7 44.5 26.1 15.4 53.9 42.3 42.4 Iner Delay (d2), slveh 11.5 0.5 23.5 21.1 2.0 2.0 11.3 0.6 0.6 37.9 18.2 20.7 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ{50%),veh/ln 4.1 4.9 16.4 7.7 5.5 5.6 8.1 4.9 3.3 1.0 10.1 9.9 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 64.1 40.1 72.6 67.1 28.7 28.8 55.7 26.7 16.0 91.8 60.5 63.1 LnGrp LOS E D E E C C E C B F E E Approach Vol, veh/h 944 765 1002 654 Approach Delay, s/veh 59.0 40.4 32.2 62.9 Approach LOS E D C E
nmer-,Asslgrjid Ptis 1 2 3 .. 5 6 7 8
Phs Duration (G+Y+Rc), s 20.6 37.5 23.8 28.0 14.0 44.2 6.7 45.1 Change Period {Y+Rc), s 4.4 4.9 4.8 5.3 4.4 4.9 4.8 5.3 Max Green Setting (Gmax), s 19.6 20.1 26.2 24.7 11.6 28.1 13.2 37.7 Max a Clear Time (g_c+l1), s 16.0 33.5 18.5 21.6 9.7 14.5 3.5 13.5 Green Ext Time (p_c), s 0.2 0.0 0.5 1.1 0.0 2.6 0.0 4.1 Intersection Sllnrnary
HCM 7th Control Delay, slveh 47.5
HCM 7th LOS D
Noles
User approved pedestrian interval to be less than phase max green. User approved changes to right tum type. 06 - Opening Year (2028) Plus Project Conditions - Weekend MD Peak HourSynchro 12 Report
171
HCM 7th Signalized Intersection Summary Cerritos LongHorn TIA 7: Studebaker Rd & 183rd St 05/19/2026
.. .,.. +- ' t r '. ! .' Moviiiiiid EBI: EBT EBR NBR set.: SBT SBR Lane Configurations 'I +t. 'I f ,, 'l'I +tt
Traffic Volume (veh/h) 50 398 113 359 328 660 365 310 78 Future Volume (veh/h) 50 398 113 359 328 660 365 310 78 Initial a (Qb), veh 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 52 415 118 268 578 342 164 373 688 380 323 81 Peak Hour Factor
0.96 0.96 0.96 0.96
0.96 0.96
0.96 0.96 0.96
0.96 0.96
0.96 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 372 648 182 423 991 420 195 775 722
438 666 165
Arrive On Green
0.21 0.24
0.24 0.08
0.09 0.09
0.04 0.07
0.07 0.13
0.24 0.24
Sat Flow, veh/h 1781 2738 771 1781 3741 1585 1781 3554 1585 3456 2824 698 Grp Volume(v), veh/h 52 268 265 268 578 342 164 373 688 380 201 203 Grp Sat Flow(s),veh/h/ln 1781 1777 1732 1781 1870 1585 1781 1777 1585 1728 1777 1745 a Serve(g_s), s
2.6 14.9 15.2 16.1 16.3 23.3 10.1 11.1 24.0 11.9 10.8 11.0 Cycle Q Clear(g
_c), s 2.6 14.9 15.2 16.1 16.3 23.3 10.1 11.1 24.0 11.9 10.8 11.0 Prop In Lane 1.00 0.45 1.00 1.00 1.00 1.00 1.00
0.40 Lane Grp Cap(c), veh/h 372 421 410 423 991 420 195 775 722 438 419 411 VIC Ratio(X)
0.14 0.64
0.65 0.63
0.58 0.81
0.84 0.48
0.95 0.87
0.48 0.49
Avail Cap(c_a), veh/h 372 421 410 423 991 420 230 775 722 478 419 411 HCM Platoon Ratio 1.00 1.00 1.00
0.33 0.33
0.33 0.33
0.33 0.33 1.00 1.00 1.00
Upstream Filter(!) 1.00 1.00 1.00 0.71 0.71 0.71 0.47
0.47 0.47 1.00 1.00 1.00
Uniform Delay (d), s/veh 35.4 37.7 37.8 46.1 44.4 47.5 52.1 45.1 32.0 47.1 36.2 36.3 Iner Delay (d2), s/veh
0.8 7.2
7.7 5.1 1.8 11.7 9.7 1.0 14.2 13.6 1.2 1.3
Initial Q Delay(d3), s/veh
0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/1n 1.2 7.1 7.1 8.2 8.4 11.2
5.2 5.3 17.8
5.8 4.7 4.7
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 36.2 44.9 45.5 51.1 46.1 59.2 61.8 46.1 46.2 60.7 3
7.4 37.6
LnG~ LOS D D D D D E E D D E D D
Approach Vol, veh/h 585 1188 1225 784 Approach Delay, s/veh 44.4 51 .0 48.2 48.8 Approach LOS D D D D limer - Assigned Phs 1 2 3 ,t 5 6 7 8
Phs Duration (G+Y+Rc), s 31.0 30.9 16.8 31.2 27.9 34.0 18.8 29.3 Change Period (Y+Rc), s
4.9 4.9
4.8 5.3
4.9 4.9
4.8 5.3
Max Green Setting (Gmax), s 26.1 24.8 14.2 25.0 23.0 27.9 15.2 24.0 Max Q Clear Time (g_c+l1), s 18.1 17.2 12.1 13.0 4.6 25.3 13.9 26.0 Green Ext Time (p_c), s
0.2 2.4 0.0 2.4 0.0 1.6 0.1 0.0
JntersectiOn &lrimarY
HCM 7th Control Delay, s/veh 48.6 HCM 7th LOS D
Notes
User approved pedestrian interval to be less than phase max green. User approved volume balancing among the lanes for turning mo vement.
06 - Opening Year (2028) Plus Project Conditions - Weekend MD Peak HourSynchro 12 Report
172
CONDITIONS OF APPROVAL**
FOR COMMERCIAL AND INDUSTRIAL DEVELOPMENTS
LONGHORN STEAKHOUSE
500 LOS CERRITOS MALL
TENTATIVE PARCEL MAP NO. 84520
PRECISE PLAN 2026-7
AUGUST 24, 2026
** PLEASE NOTE, UNLESS OTHERWISE SPECIFIED, THE TERM "PROJECT APPLICANT" SHALL APPLY TO THE PROPERTY OWNER, DEVELOPER AND ANY AND ALL CONTRACTORS WORKING IN ASSOCIATION WITH THIS PROJECT.
Section A contains standard conditions of approval which apply to all types of commercial and industrial construction projects. Due to the broad scope of the standard conditions of approval contained herein, said conditions may or may not apply to your specific project. In an attempt to better regulate and address unique conditions characteristic of commercial and industrial construction projects, project-specific conditions of approval may have also been developed for your project and are referenced in Section B, if applicable.
Should you have any questions or if you need further clarification as to which standard conditions of approval apply to your project, please do not hesitate to contact the Department of Community Development at (562) 916-1201.
Standard Conditions, Section A updated November 3, 2017.
EXHIBIT 24
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
173
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
TABLE OF CONTENTS
A. STANDARD CONDITIONS OF APPROVAL
Description Condition
Number
American's with Disabilities Act (ADA) Compliance. . . . . . . . . . . . . . . 40 Art in Public Places. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Enhanced Four-Sided Architectural Treatment . . . . . . . . . . . .. . . . . . 26 Business License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Concrete Score Lines and Expansion Joints for Pedestrian Areas ...... 22 Conflict of Conditions of Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . SO Construction and Demolition Debris Diversion Requirements. . . . . . . . 7 Covenants, Conditions & Restrictions (CC&R's) .................. 46 Damage to Public Improvements. . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Driveway Approach ..................................... 19 Dust Control and Pedestrian Safety .... . .......... . .......... 24 Electric Meters ..... .- . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 Encroachment Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Existing Municipal Code Violations ........................... 45 Fire Ant Abatement ............... . ........... . ..... . ... 32 Grading and Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Hours of Property Development Operations. . . . . . . . . . . . . . . . . . . . . 3 Indemnification ...................................... . . 48 Landscaped Areas ............. . ..................... . .. 31 Lights . ...................... . .. ..................... 30 Los Angeles County Sheriff's Department Recommendations. . . . . . . . 41 Mechanical and Electrical Equipment ............... . ......... 35 Mitigation Measures ..................... . ........ . .... . . 51 On-Site Parking Standards ........ . . .. .................... 38 Ordinances, Standards, Guidelines and Procedures . . . . . . . . . . . . . . . 1 Outside Sirens and Paging Systems .......................... 36 Outside Storage ..... .. ............................... .. 37 Parking Lot Construction Requirements ....................... 18 Payment of Development Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Permit and Plan Adherence Requirements. . . . . . . . . . . . . . . . . . . . . 2 Project Site Perimeter Fence ......... . ..................... 25 Property Maintenance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Public and Private Easements and Right-of-Way ....... . .......... 20 Public Improvements .......... . ........ . . .. . . . .. . ....... 8 Rodent Abatement .... . ............... . ................. 33 Security Alarm Systems ... . ...... . .. . . . .. . . . ... . ......... 42 Sewers ..... .. ........ . ........ . ..................... 16 Sidewalks ................. . ........... . . ............. 21 Signs and Flags ............... . ............ . .. . ...... . . 43 Soil Stabilization ....................... . . . .......... . . . 14 Storm Water and Runoff Control Requirements .... .. ............ 13 Street Grades ........ . .... . ............. . . ... . . . . .... . 10 Street Names ................... . ....... . ............. 11 Subdivision of Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Tenant Occupancy ...... . .. . ...........................• 39 174
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
Traffic Control Devices . .......... . .............. . ... . . ... 23 Trash Enclosures ... . ............... .. .... . ............. 29 Use of Pile Driving Machinery .. ... ; . . . . . . . . . . . . . . . . . 15 Utility Box Locations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Walls and Fences .......... . ... . .... . .......... . .... . ... 28 Water Systems ..... .. .... .. .. .. .... . .... .... ..... . .... 17 B. PROJECT-SPECIFIC CONDITIONS OF APPROVAL
Description Condition Number
Prior to recordation of the Final Map ..... . ..... .. ............. 52 Tentative Parcel Map Requirements ................. . . . ...... 53 Enhanced Exterior Materials ...... . ..................... . .. 54 Architectural Features and Detailing ... ... . .... .. ... . ........ 55 Rooftop Equipment Screening ............. . .............. . . 56 Changes to Exterior Finishes. . . . . . . . . . . . . . . . . . . . . . . . ...... .57 Final Landscape Plan Review ....... . ........ . .............. 58 Electrical Transformer ... .. . . .............. . ... .. ..... . ... 59 Macy's Building Improvements .... . . .................... . . .. 61 Macy's Fa<;ade Improvements .......... .. .... . .... . .... .. .. 60 A. STANDARD CONDITIONS OF APPROVAL
1. Ordinances, Standards and Procedures. All matters and improvements shall be consistent with the ordinances, standards and procedures of the City's Subdivision Ordinance, Development Standards, Engineering Procedures and Standards, Water Standards, Irrigation and Planting Standards. The project applicant is required to be aware of, and comply with, all of the abovementioned standards and conditions. The project applicant is responsible for checking with City staff for clarification of these requirements.
2. Permit and Plan Adherence Requirements.
a. Prior to the issuance of any building permits, a pre-construction meeting shall be held at Cerritos City Hall, in the Department of Community Development, with the applicant and the contractor present to review the project conditions of approval, sub-contractor business license documentation requirements, Planning and Building inspection process, and items needed prior to final at the completion of the job. City staff from other departments may be invited to the pre-construction meeting, as needed depending upon the planned scope of work.
b. No work of any type shall take place unless all required permits are issued.
If this condition is violated, the City of Cerritos may require the work to be completely removed prior to issuing the required permits. c. The applicant warrants that the plans submitted for plan check review in 175
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
connection with the application for a building permit are complete and accurate, represent the same designs that were reviewed by the approving body, and incorporate all conditions of approval provided herein. Approval of the submitted plans is subject to the applicant having submitted accurate dimensions and information. If, during construction, it is found that the approved plans did not have accurate dimensions and/or information, the City of Cerritos may require the work to cease until revised, accurate plans are submitted to the Department of Community Development for review. If the revised plans deviate from the plans reviewed by the approving body, the City of Cerritos may require the project to be resubmitted to the approving body for additional review. d. All improvements shall be constructed in accordance with the approved plans. If, during construction, modifications or deviations from the approved plans are deemed necessary, any and all such modifications shall be submitted in the form of revised plans to the Department of Community Development for review. No modification or deviation shall proceed without prior written approval by the Department of Community Development. If this condition is violated, the City of Cerritos may require the work to be completely removed and reconstructed in accordance with the approved plans. e. All plan submittals, including any drawings or reports, must be conveyed directly to the project planner for distribution to other City departments for review. Exceptions to this requirement shall be at the discretion of the Department of Community Development.
3. Hours of Property Development Operations. Hours and days of all development operations for demolition, grading, construction activity and vehicular and equipment movement on site shall be as follows:
a. Monday through Friday - not before 7:00 a.m. and not after 6:00 p.m. of the same day.
b. Saturday - not before 10:00 a.m. and not after 5:00 p.m. of the same day. c. Sunday and City observed holidays - no work.
4. Business License. The project applicant must be aware that a business license is required for all contractors, subcontractors, and any other affiliated parties conducting business in the City of Cerritos in association with the proposed project. No occupancy permits will be issued until the City has verified that all businesses working in association with the project have obtained the required business license.
s. Payment of Development Fees. The project applicant shall pay all applicable development fees prior to issuance of any grading or building permits. 176
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
A faithful performance bond shall be posted by the project applicant to guarantee installation of public improvements pursuant to the submitted approved plans.
6. Encroachment Permits. The project applicant shall obtain an encroachment permit from the Department of Public Works prior to the start of any work in the public right-of-way. The encroachment permit requires the following:
a. An Underground Service Alert project number;
b. Proof of General Liability insurance in excess of $1,000,000; c. Proof of Workers' Compensation insurance; and,
d. Performance Bond and a Labor and Material Bond of equivalent value to the proposed public improvements.
7. Construction and Demolition Debris Diversion Requirements. The project applicant will be required to comply with all of the provisions of the City's Construction and Demolition Debris Diversion Ordinance as provided for in Chapter 6.10 of the Cerritos Municipal Code in order to satisfy State mandated requirements for construction debris recycling.
8. Public Improvements. The project applicant shall install all public improvements, as required by the Department of Public Works, prior to the occupancy of this development. Public improvements may include, but shall not be limited to, paving, curbs and gutters, street lights, sanitary sewers, storm drains, water system amenities, underground utility installations and street trees.
Open trenching for the installation of utilities installed in major or secondary highways and/or streets is prohibited.
9. Damage to Public Improvements. All existing public improvements which are damaged as a result of demolition and/or construction activity associated with the project shall be removed and replaced in accordance with City standards and at the direction of the Department of Public Works. All costs shall be the responsibility of the project applicant.
10. Street Grades. The street grades on all streets extending to the boundary of this subdivision shall be projected through to the nearest arterial street or existing secondary street in order to ensure compatibility with the development of adjoining property. Unless otherwise approved by the Department of Public Works, minimum street grades shall be 0.25 percent.
11. Street Names. The Department of Community Development will supply the project applicant with a list of approved street names, to be incorporated in the final subdivision map prior to recordation.
12. Grading and Drainage. The project applicant shall submit a grading and 177
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
drainage plan, signed by a licensed Civil Engineer currently registered in the State of California for approval by the Department of Public Works and the Department of Community Development. This plan shall include the topography of all contiguous properties and streets and shall provide for the appropriate method of drainage designed in accordance with all applicable standards and requirements.
Retaining walls and other protective measures may be required. The plan must be accompanied by a geotechnical investigation report that includes an evaluation of seismic hazards.
13. Storm Water and Runoff Control Requirements.
a. Pre-Construction Requirements: All construction shall be in compliance with the current Los Angeles County Municipal Separate Storm Sewer System (MS4) Permit issued by the Los Angeles Regional Water Quality Control Board. All construction projects shall implement an effective combination of erosion and sediment control Best Management Practices (BMPs) to prevent erosion and sediment loss, and the discharge of construction wastes. All selected BMPs shall be listed on construction plans.
Construction projects with soil disturbance of one acre or greater must prepare an Erosion and Sediment Control Plan (ESCP) for the City's written approval prior to the City's issuance of grading permits. Further, all projects with soil disturbance of one acre or greater are required to obtain coverage under applicable permits, including, but not limited to, the State Water Board's Construction General Permit, and State Water Board 401 Water Quality Certification. b. Post-Construction Requirements: Projects will be required to implement post-construction pollution prevention controls as mandated by the current Los Angeles County Municipal Separate Storm Sewer System (MS4) Permit issued by the Los Angeles Regional Water Quality Control Board.
Storm water pollution controls are subject to approval by the Department of Public Works or his/her designee and are to be maintained by the property owner. All plans must include the Post Construction Best Management Practices stamp signed by a licensed Civil Engineer currently registered in the State of California.
14. Soil Stabilization. All soil stabilization methodologies proposed for construction of the project including, but not limited to, pile and stone column installation, shall be subject to a comprehensive review to address potential impacts generated by the proposed soil stabilization methodology.
A pile and/or stone column installation plan shall be required and approved by the Department of Community Development. Said pile and/or stone column installation plan shall establish maximum vibration thresholds for both 178
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
human/building exposure and include measures for reducing said impacts to a reasonably acceptable level.
City approval of the required pile and/or stone column installation plan shall be obtained by the applicant prior to the issuance of grading/building permits. In instances where City permits have been issued and the soil stabilization activity has resulted in the generation of impacts not previously anticipated by the environmental analysis and/or required plan, the applicant/contractor shall be required to halt said activity immediately and until the matter is resolved to the satisfaction of the City of Cerritos. The applicant shall incur all costs associated with the preparation and review of the required pile/column installation plan.
15. Use of Pile Driving Machinery
a. Any construction activities that entail the use of continuous, prolonged vibration to drive piles or install stone columns shall be prohibited. b. Noise attenuation measures including, but not limited to, the use of sound blankets, shall be implemented during the use of equipment and machinery. The placement of said sound blankets shall be at a height and location to effectively reduce the source of noise.
c. The use of pile driving machinery shall cease at least once every two hours for a continuous period of thirty minutes.
d. Noise and vibration levels as a result of the use of pile driving equipment shall not exceed 90 dBa at 100 feet and 0.08 inches per second for human exposure within a 500-foot radius of the subject site, respectively. If, at any time during construction, noise and vibration levels exceed these thresholds, all pile driving activity shall cease until mitigation measures can be implemented to reduce vibration levels to within a reasonable level. A pre-construction monitoring program should be established to check the above requirement. The collected data should be submitted to the City for review.
e. The project applicant shall be responsible for notifying all property owners within 500 feet of the subject property at least ten days prior to the use of any vibratory/pile driving machinery on-site. Said notice shall include details about the hours and days of construction, length of time required to complete piling/column installation and the applicant/contractor's contact information.
16. Sewers. The project applicant shall provide the subject property(ies) with public sewers. The design and construction of all sanitary sewers shall be approved by the Department of Public Works. The project applicant shall be responsible for verifying the location of the sewer main and shall obtain approval for the sewer connection from the County of Los Angeles and/or the Department of Public Works 179
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August
5, 2026
prior to the design and installation of any on-site utilities.
17. Water Systems. Should the property have water rights the property owner shall dedicate to the City all water rights pertaining to the property(ies) being developed pursuant to the Cerritos Municipal Code. In lieu of dedicating to the City all water rights, the property owner may choose to pay a monetary fee as stipulated in the City's Water
Division fee schedule. The project applicant shall
submit a water system plan to the Los Angeles County Fire Department to establish fire hydrant locations. The project applicant shall construct a water
system including water services, fire hydrants and appurtenances as required by
the Los Angeles County Fire Department and/ or the Department of Public Works.
The City shall be responsible for installing all required water meters. Payment for said meters shall be made to the City prior to the issuance of building permits and an off-site water fee shall be paid by the project applicant to the City prior to the installation of any onsite utilities.
18. Parking Lot Construction Requirements. The structural section of all parking areas shall be designed by a civil engineer based upon a soils analysis supplied by a geotechnical engineer licensed in the State of California. The structural section of all parking areas shall be reviewed and approved by the Department of Public Works. In any event, the finish grade of the asphalt section of the parking lot shall be no less than 2-1/ 2 inches in thickness over 4 inches of an appro ved base
material.
19. Decorative Driveway Approach. Decorative hardscape such as, but not limited to, concrete, pavers, brick and/or stone shall be required to be installed at and/or around each on-site driveway approach subject to the review and approval of the Department of Community Development. In instances where the subject property is located within 300 lineal feet from residential land uses, the decorative hardscape used by the project applicant shall be limited to broom-finis hed colored
concrete in order to reduce potential noise impacts to a level of insignificance.
20. Public and Private Easements and Rights-of-Way.
a. The property owner shall dedicate easements or public rights-of-way as required by the City. Where drainage, sewer and other such easements are required, the minimum easement width shall be 10 feet to facilitate maintenance unless otherwise approved by the Department of Public Works.
b. The applicant shall be responsible for showing all
e
xisting utilities and
easements within the subject property on the final construction plans submitted for Building and Safety plan check. By submitting said plans for Building and Safety plan check, the applicant warrants that he/she has verified all
e
xisting utilities and easements and that the proposed
improvements will not conflict with any existing utilities or easements.
Should a conflict be discovered between the constructed improvements 180
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
and any existing utilities or easements, the applicant agrees to indemnify and hold harmless the City of Cerritos, its agents, officers, or employees from any claims, damages, action, proceeding or liability of any kind, including attorney's fees and costs, against the City, its agents, officers, or
employees, concerning said conflict. The City
will promptly notify the
applicant of any such claim, action, proceeding or liability against the City, and the applicant will cooperate fully in the defense.
21. Sidewalks and Driveway Improvements.
a. The design, configuration and location of sidewalks shall be subject to the approval of the Department of Public Works and the Department of Community Development. A concrete sidewalk measuring no less than 4 feet wide shall be installed along the frontage(s) of the subject property(ies) as approved by the Department of Public Works and the Department of Community Development. Facilities to accommodate physically handicapped persons shall be provided both on-site and off-site as required by State and local regulations. In the event a curvilinear sidewalk shall be required to be provided which extends within the setback
area along the street frontages of the subject
site, the property owner shall
grant to the City a public sidewalk easement.
b. In cases where existing sidewalks and/or driveways are damaged and/or do not comply with the current requirements of the Americans with Disabilities Act (ADA) guidelines and current City of Cerritos standards, then the applicant shall repair or replace said sidewalks and driveways to current requirements and standards.
22. Concrete Score Lines and Expansion Joints for Pedestrian Areas. To effectively reduce the number of cracks found within large spans of concrete used to form pedestrian spaces, including, but not limited to sidewalks, plazas and courtyards, the project applicant shall be required to install score lines and/or expansion joints to form concrete areas of no greater than 25 square feet in area.
The project applicant shall be required to submit a hardscape plan with details delineating the precise location of any and all score lines and/or expansion joints for review and approval by the Department of Community Development.
23. Traffic Control Devices. The project applicant shall pay the City for the installation cost of any traffic control devices and street striping necessitated as a result of this development.
24. Dust Control and Pedestrian Safety. Prior to the issuance of demolition or grading permits, the project applicant shall:
a. Submit a pedestrian safety plan indicating safety methods to be provided for pedestrian access around all areas of construction. This may require proper and adequate signs, fences, barricades or other approved control devices as required by the Department of Public Works and the 181
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August
5, 2026
Department of Community Development.
b. Secure a bond and/or cash deposit with the City in an amount sufficient to ensure that effective dust mitigation measures are implemented throughout project development from demolition through completion. Said dust mitigation measures shall be determined by the Department of Community Development.
25. Project Site Perimeter Fence. In instances where a perimeter fence is not present, a 6-foot-high chain-link fence
shall be installed around the property prior
to the issuance of any building permits. The perimeter chain link fence shall include green tarps to effectively screen the construction site from view subject to the approval of the Department of Community Development. One gated entrance shall be permitted along the perimeter for grading and construction vehicles to
gain access to the project site.
26. Enhanced Four-Sided Architectural Treatment.
a. The property owner/developer shall be required to incorporate enhanced architectural detailing on all building elevations. Architectural detailing may include, but shall not be limited to, the use
of enhanced
building
materials such as stone, brick and wood siding. In addition, the incorporation of building
projections and
offsets along the subject building
elevation may also be used to assist in creating
visual interest and depth.
The design, materials and treatments to be applied to each building elevation shall be subject to the review
and appro
val of the
D
epartment
of
Community Development.
b. Roof parapets, tower elements, and other vertical proj ections
shall be
designed to exhibit full architectural treatment on all four sides. Any interior-facing portions of such projections that are visible from other properties or streets shall exhibit complete architectural treatment consistent with the remainder of the building, subject to the review and approval of the Department of Community Development.
c. The project applicant is required to submit samples of all exterior materials and colors for approval prior to the issuance of building permits.
Larger colored samples of
e
xterior building materials may be required to
be placed on the property for review by the Department
of Community
Development.
d. No
e
xterior equipment and/or utilities including, but not limited to, gas, water and electrical lines shall be permitted on any facade on the subject building(s). Said equipment, utilities and/or building features shall be completely hidden from view within the confines of the building, thereby rendering said items as an int
egral part of the architectural design of the
building(s).
182
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
e. Downspouts, roof access ladders, and other similar building features shall be strategically located and architecturally compatible with the building(s) so as to minimize the potential for aesthetic impacts. If roof access cannot be provided by an interior stairway, then any required roof access ladder shall be screened from public view and integrated into the building design.
27. Utility Box Locations. Prior to the issuance of grading permits, the location of all utility boxes must be indicated on the grading plans and must be completely screened and/or located within the interior of the building where possible.
Electrical transformers must maintain a sufficient setback distance from the frontage(s) of the property. Said transformer(s) shall be screened in a manner that blends with the architectural design of the project. The project applicant is required to work with Community Development
staff to establish acceptable
locations for said equipment prior to making any arrangements with the telephone, electric, cable and any other utility companies in this regard.
28. Walls and Fences. The design, height, material, texture and color of walls and fences shall be subject to the approval of the Department of Community Development.
If there are existing single-family residential developments with perimeter walls that abut the subject property, the project applicant shall use all reasonable efforts to work with the homeowners in order to secure approval of the following:
a. Removal of all portions of the existing wall and construction of a new minimum
8-foot- high decorative block wall, as measured from the highest
finished grade on either side of the wall.
b. If the above is not feasible, then the project applicant shall increase the height of the existing block wall to a minimum of 8 feet, as measured from the highest finished grade on either side of the wall. The design, finish, and color of the wall shall be subject to the approval of the Department of
Community Development.
c. If the above is not feasible, then the project applicant shall construct a minimum 8-foot-high wall within the subject property. The gap between the existing and new walls shall be properly sealed as directed by the Department of Community Devel
opment.
29. Trash Enclosures. A trash
e
nclosure with solid metal, self-closing and selflatching gates shall be provided and shall be effectively screened from view. The
size and location of said enclosure and the type of screening to be used shall be subject to the approval of the Department of Community Development. Gates shall be maintained in a closed position at all times except during trash collection.
30. Lights. The style and location of all exterior lighting on the property shall be subject to the review and approval of the Department of Community Development. No lights shall be permitted which may create any glare or have a 183
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
negative impact on adjoining properties. To ensure that proposed lights do not generate adverse impacts to adjacent land uses, the Department of Community Development reserves the right to request that the project applicant prepare and submit a photometric study/plan to the Department of Community Development for review and approval.
31. Landscaped Areas.
The property owner/developer shall be responsible for installation and maintenance of all landscaping on the property. Said responsibility shall extend to the curb line of adjoining street(s). The property owner/developer is responsible for coordinating the landscaping and irrigation plans for the landscaped areas of the subject development. Such coordination will require obtaining approval of both the Department of Public Works and the Department of Community Development of all landscaping plans applicable to this development.
For any required landscaping on public and private property, the project applicant shall submit three complete sets of landscape architectural drawings, including but not limited to, a planting plan, an irrigation plan and a lighting plan prepared by a professional Landscape Architect currently registered in the State of California. Said plans shall be prepared in accordance with the standards of the City of Cerritos and shall be subject to the approval of the Department of Community Development and the Department of Public Works.
All landscaping shall be in accordance with the following:
a. A complete, permanent, automatic remote control irrigation system must be provided for all landscaped areas shown on the approved Precise Plan. b. A complete, permanent, automatic landscape lighting system must be provided for all landscaped areas shown on the approved Precise Plan. c. The perimeter of all landscaped areas and walkways shall be bordered by a concrete curb of a minimum height of 6 inches, except for necessary openings for drainage, thereby providing a separation from adjacent parking lot or drive aisle areas, as directed by the Department of Community Development.
d. The landscape plan shall incorporate water-wise sustainable landscape throughout the property,
e. Drip irrigation shall not be permitted in commercial applications due to its lack of durability, resulting in excessive maintenance and propensity to result in under-watered and dead plant material requiring continual replacement. Alternate irrigation methods suitable for commercial applications shall be used in the design of automatic irrigation systems in accordance with City and State water-efficient landscape design standards. 184
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
f. Unless otherwise specified, all required trees shall be a minimum 15 gallons in size and of a variety approved by the Department of Community Development.
g. The project applicant is required to contact the City of Cerritos Public Works Department prior to the construction/installation of the irrigation system to schedule all necessary inspections of the irrigation system. h. All landscape plant material shall be subject to the inspection and approval of the City of Cerritos Public Works Department prior to installation. i. Bollards shall be constructed of pre-cast concrete or other enhanced decorative materials, subject to the approval of the Department of Community Development. No plastic bollards shall be permitted.
32. Fire Ant Abatement. The project applicant shall be responsible for coordination with the State of California Department of Food and Agriculture (CDFA) personnel for all activity that is regulated under the Red Imported Fire Ant (RIFA) Quarantine protocol. This includes, but is not limited to, soil and earth moving activity, the import of soil, landscaping material, and/or other related materials into an area located within the quarantine boundaries, and the exporting of soil, landscaping materials,
a
nd/or other related materials from a location within the quarantine boundaries.
33. Rodent Abatement. The project applicant shall request a site inspection by the Los Angeles County Department of Health Services Vector Control Division Inspector at (626) 430-5461 at least 45 days prior to the expected issuance of demolition or grading permits. If an eradication plan is necessary it must be implemented and completed prior to the issuance of demolition or grading permits.
34. Property Maintenance. The property owner shall agree to maintain the property in such a manner as to avoid the determination of a duly authorized City official that a public nuisance has been created by the absence of adequate maintenance in such a manner as to be detrimental to the aesthetic quality, public health, safety or general welfare, or that such a condition of deterioration or disrepair causes appreciable harm or is materially detrimental to property or improvements within 1,000 feet of the property. The project applicant shall keep or maintain such premises as to be in conformity with the landscaping and maintenance standards of the City of Cerritos.
35. Mechanical and Electrical Equipment. All mechanical and electrical fixtures and equipment shall be effectively screened. Said screening shall blend with the architectural design of the building(s) and shall be subject to the review and approval of the Department of Community Development. The exterior elevations of the building(s) shall indicate any fixtures or equipment to be located on the roof of the building, screening and parapet heights and the type of screening to be 185
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
used. The top of all parapets or screens shall be at least 6 inches above the equipment for the purpose of screening.
36. Outside Sirens and Paging Systems. With the exception of approved security and/or fire alarm systems, no sirens, outside paging or any other type of audible signaling systems shall be permitted.
37. Outside Storage. No outside storage of any kind shall be permitted except as provided by way of the approved Precise Plan.
38. On-Site Parking Standards. Vehicles associated with the operation of the proposed project shall not be permitted to park off-site and subsequently shall be required to park on-site within designated parking stalls.
39. Tenant Occupancy. The property owner is responsible for providing a copy of these conditions of approval and any other related items approved by the City Council to any tenant desiring to occupy the property or a part thereof. The property owner must inform all tenants of their obligation to apply for a City Business License and obtain an Occupancy Permit prior to the commencement of any business operations and that under no circumstances shall occupancy or business activities take place unless a City Business License and Occupancy Permit is approved and issued.
Occupancies shall be determined based on the availability of on-site parking spaces required to accommodate the proposed use and provided by way of the approved Precise Plan. At the business license stage, each proposed use shall be checked to determine relative required parking spaces.
All lease agreements must include the abovementioned items.
40. Americans with Disabilities Act (ADA) Compliance. The project applicant shall adhere to all requirements of the Cerritos Municipal C
ode and the America
ns
with Disabilities Act (ADA) concerning parking provisions and building construction. Said requirement shall include compliance with all applicable provisions of Cerritos Municipal Code chapter 22.11.230 (14) as it relates to the provision of elevator access for the physically handicapped to floors other than those closest to grade. Building permits will not be issued until it has been determined by the Department of Community De
velopment that all ADA
requirements have been fulfilled and final release of occupancy shall not be granted unless all applicable ADA requirements are met.
41. Los Angeles County Sheriff's Department Recommendations. In order to comply with the recommendations of the Los Angeles County Sheriff Department, the following items are required to be incorporated in the subject development. a. The business address shall be painted on the roof of each structure within the development. The paint will be of contrasting color and the letters will 186
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
be at least 2 feet long (applicable to flat roof buildings only). b. Sufficient decorative lights shall
be provided to illuminate all areas within
the development.
c. The project applicant is encouraged to contact the Cerritos Sheriff's Stat ion to obtain information regarding proper securing of doors and windows and internal security measures.
d. All of the above items shall be subject to the approval of the Department of Community Development and/or the Departme
nt of Comm
u
nity
and
Safety Services.
42. Security Alarm Systems. The installation of periphery security alarm system wiring shall be made in accorda
nce with the requirements of the Cerritos
Municipal Code, and such alarm system
wiring shall be installed as directed by the
Department of Community Development.
43. Signs and Flags. All signs
shall require a separate permit and shall be installed
in accordance with the provisions of Chapter 22.48 of the Cerritos Municipal Code Sign Ordinance and shall be approved by the Department of Community Development prior to installation. The following shall apply:
a. Adequate directional signs shall be provided on the property to direct
vehicular traffic to the proper access, parking and loading areas. The size, design and location of said signs shall be approved by the Department of Community Development.
b. The applicant/property owner
shall comply with ail Cerritos Municipal Code
regulations related to window signs. A "window sign" is defined as any sign, picture, symbol, or combination thereof, designed to communicate information about an activity, business, commodity, event, sale or service, that is placed within twelve inches inside a window or upon window panes or glass and is visible from the exterior of the window. The applicant shall review Section 22.48.400(9) of the Cerritos Municipal Code regarding the window sign regulations and submit for review and approval to the Department of Community Development prior to application of signs on any windows.
c. In no instance shall the business employ the outdoor display of persons holding signs or wearing costumes to identify or advertise the business including1 but not limited to, sign twirlers or sign spinners. Such activity is a violation of Cerritos Municipal Code Section 22.48.300 subject to a misdemeanor offense.
d. National and State flags shall be displayed in accordance with the provisions of Chapter 22.48 of the Cerritos Municipal Code and shall be 187
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
approved by the Department of Community Development prior to i nsta I lation.
44. Electric Meters. The project applicant shall install a separate electric meter for each individual building proposed in this project. In addition, separate meters shall be installed for the purpose of providing electrical power to outside lighting and automatic landscape/irrigation controllers. All meter{s) shall be shown clearly on the electrical plans.
45. Existing Municipal Code Violations. The applicant shall correct all existing property maintenance and development code violations on the property prior to obtaining certificate of occupancy, and said corrections shall be subject to the review and approval of the Department of Community Development.
46. Covenants, Conditions and Restrictions (CC&R's). If applicable, the approval of this project and all of its conditions shall be appurtenant to and run with the entire parcel or unit of development for which it is issued. A declaration of Covenants, Conditions and Restrictions ("CC&R's") shall be prepared by the property owner, at his sole cost and expense, and shall be submitted to the City for the review and approval of the Department of Community Development and the City Attorney. The CC&R's shall be signed and acknowledged by all parties having any record title interest in the property(ies) to be developed, shall make the City a party thereto and shall be enforceable by the City. Prior to, or at the time building plans are submitted for plan check, a draft of the CC&R's shall be submitted to and approved by the above mentioned officials. Prior to issuance of grading and building permits, said CC&R's shall be approved and executed by the above mentioned officials. Prior to the issuance of occupancy permits, said CC&R's shall be recorded in the Office of the Los Angeles County Recorder. The CC&R's shall contain the following provisions:
a. The CC&R's shall provide for the effective establishment, operation, management, use, repair and maintenance of all common areas and facilities;
b. The CC&R's shall provide that the property(ies) shall be developed, operated and maintained so as not to create a public nuisance; c. The CC&R's shall provide that if the property(ies) is/are not maintained in the condition required by the CC&R's, then the City, after making due demand and giving reasonable notice, may enter the property(ies) and perform, at the owner's sole expense, any maintenance required thereon by the CC&R's or the City's ordinances. The property(ies) shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed.
d. Any other special provisions including any easements or other conditions. 188
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
47. Subdivision of Property. There shall be no subdivision of the property for the purpose of sale, lease or financing without complete compliance with the provisions of the Subdivision Map Act and the ordinances and regulations of the City of Cerritos.
48. Indemnification. The property owner and each successor with a vested interest in the property(ies) and/or project shall protect and defend, indemnify and hold harmless the City of Cerritos, its agents, officers and employees from any claim, action or proceedings, liability cost, including attorney's fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, City Council or Planning Commission concerning this project.
The City shall promptly notify the property owner of any claim, action or proceeding and said property owner shall cooperate fully in the defense of the City of Cerritos, its agents, officers and employees.
49. Art in Public Places. The proposed project shall conform with the requirements of the Cerritos Municipal Code pertaining to Art in Public Places. a. All steps deemed necessary to comply with the requirements of the Cerritos Munici
pal Code, including but not limited to t he installation of artwork onsite and/or contribution to the Art in Public Places trust fund, shall be finalized pri
or to the final release of oc
cupancy.
b. For any and all artwork placed on the subject property under the Art in Public Places program, the property owner shall provide the City of Cerritos with proof of insurance sufficient to cover the repair or replacement of said artwork in the event that it is damaged or stolen. On an annual basis, the property owner shall provide the City of Cerritos
with proof of continual
insurance coverage. Repair or replacement of artwork
s
hall be the sole
responsibility of the property owner, and said repair or replacement shall occur in a timely manner subject to the approval of the City of Cerritos. c. The property owner shall maintain said artwork in perpetuity in its original condition to the satisfaction of the City of Cerritos, at the property owner's sole cost and
e
xpense.
SO. Conflict of Conditions of Approval. In the event of any conflict between the conditions of approval of Precise Plan 2026-7 and Cerritos Municipal Code, the most restricti
ve conditions shall apply.
51. Mitigation Measures. If applicable all mitigation measures noted in the related environmental assessment shall be incorporated into the proposed project.
END OF STANDARD CONDITIONS OF APPROVAL
189
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August
5, 2026
B. PROJECT-SPECIFIC CONDITIONS
Please note the following conditions contained in this section have been prepared specifically for your project and must be fully complied with in addition to the standard conditions listed above to obtain final release of occupancy for this project from the Department of Community Development and the Building and Safety Division.
52. Prior to recordation of the Final Map. The applicant shall submit a digital copy of the Final Map to the Los Angeles County Fire Department, Land Development Unit, for review and approval. The submittal shall be made through the EPIC-LA system under the plan type "Fire Land Development - City Request - Final Map (Tract/Parcel)." Evidence of Fire Department approval shall be provided to the City's Community Development Department prior to recordation of the Final Map.
53. Tentative Parcel Map Requirements. Prior to release of occupancy, the property owner shall obtain City Council approval of and record a final parcel map that satisfies the requirement above and any other requirements set forth by the City Council, Department of Public Works, and/or Department of Community Development.
54. Enhanced Exterior Materials. A minimum of forty percent (40%) of the combined area of all exterior building elevations, excluding the area of window and door openings, shall be faced with enhanced materials including, but not limited to, brick, natural or simulated stone, or other materials deemed comparable by the Department of Community Development.
55. Architectural Features and Detailing. Prior to the installation or application of any architectural features, structures, equipment, detailing, or other items not specifically set forth in the architectural plans approved by the Precise Plan and/or these Conditions of Approval, such elements shall be subject to the review and approval of the Department of Community Development.
56. Rooftop Equipment Screening. In addition to the requirements of Standard Condition of Approval No. 35, any proposed rooftop mechanical units shall be screened with new parapets or screens that are architecturally compatible with the subject building. All rooftop screens shall be uniform in appearance, including color, material, and texture subject to the review and approval of the Department of Community Development.
57. Changes to Exterior Finishes. Any proposed changes to the materials and colors of the exterior finishes shall be subject to the review and approval of the Department of Community Development.
58. Final Landscape Plan Review. The landscape depicted in the drawings and renderings submitted with the agenda report is conceptual in nature and shall require further modification subject to the review and approval of the 190
Conditions of Approval
LongHorn Steakhouse - 500 Los Cerritos Mall
Tentative Parcel Map No. 84520 & Precise Plan 2026-7
August 5, 2026
Departments of Community Development, Public Works, and Water and Power, to ensure appropriate selection of plant material and irrigation design.
59. Electrical Transformer. In addition to requirements stated in Standard Condition of Approval 27, the above-ground electrical transformer required for the project shall be located in a manner that minimizes its visibility from South Street and primary drive aisles and that maximizes the amount of required landscape screening, subject to the review and approval of the Department of Community Development.
60. Macy's Building Improvements. The improvements to the existing Macy's building, including the exterior painting, fac;ade repairs, and any other improvements approved as part of this Precise Plan, shall be completed prior to the issuance of final approval for the LongHorn Steakhouse Restaurant building.
61. Macy's Fa~ade Improvements. The existing Macy's parcel shall remain as previously approved under the applicable Precise Plan. The improvements authorized by this approval are limited to minor exterior fac;ade enhancements and maintenance improvements only. Final plans for all fac;ade improvements shall be submitted to the Department of Community Development for review and approval.
END OF ALL CONDITIONS OF APPROVAL
191
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MINUTES EXCERPT
REGULAR PLANNING COMMISSION
MEETING OF AUGUST 5, 2026
Review and consideration to waive full reading of and adopt A RESOLUTION OF THE
CERRITOS PLANNING COMMISSION RECOMMENDING THAT THE CERRITOS CITY COUNCIL APPROVE TENTATIVE PARCEL MAP NO. 84520, A PROPOSAL BY UGM DEVELOPMENT LLC, ON BEHALF OF LONGHORN STEAKHOUSE, TO SUBDIVIDE ONE (1) EXISTING PARCEL INTO TWO (2) SEPARATE PARCELS. THE SUBJECT PROPERTY IS LOCATED AT 500 LOS CERRITOS MALL, CERRITOS, CALIFORNIA, 90703, AND IS ZONED REGIONAL COMMERCIAL (CR) (APN 7038-014-018). *
Review and consideration to waive full reading of and adopt A RESOLUTION OF THE
CERRITOS PLANNING COMMISSION RECOMMENDING THAT THE CERRITOS CITY COUNCIL APPROVE PRECISE PLAN 2026-7, A PROPOSAL BY UGM DEVELOPMENT LLC, ON BEHALF OF LONGHORN STEAKHOUSE, FOR THE CONSTRUCTION OF A NEW 5,780-SQUARE-FOOT
STANDALONE RESTAURANT BUILDING WITH NEW LANDSCAPING AND PARKING LOT IMPROVEMENTS. THE PROJECT ALSO INCLUDES BUILDING FA<;ADE UPGRADES TO THE EXISTING MACY'S DEPARTMENT STORE BUILDING LOCATED WITHIN THE PROJECT SITE.
THE SUBJECT PROPERTY IS LOCATED AT 500 LOS CERRITOS MALL, CERRITOS, CALIFORNIA, 90703, AND IS ZONED REGIONAL COMMERCIAL (CR) (APN 7038-014-018).* *Pursuant to Section 15303 of the California Environmental Quality Act (CEQA) Guidelines, this project is categorically exempt from CEQA Review.
A staff report was given by Current Planning Manager Amanda Acuna. A PowerPoint presentation was displayed providing details about the proposed development of a new 5,780-square-foot standalone LongHorn Steakhouse restaurant within an e
xisting
underutilized parking lot area immediately south of the existing Macy's department store, including a proposal for the subdivision of one (1) existing parcel into two (2) separate parcels to accommodate the new restaurant development. Mrs. Acuna concluded her presentation by stating that the project applicant and city consultants are available to answer any questions the Commission may have.
Discussion followed regarding the proposed Macy's fa<;ade improvements, traffic, proposed trees, Art in Public Places requirements, hours of operation, local hiring for construction, and the construction timeline. Additional comments and questions were raised regarding ownership of the remaining Los Cerritos Center parcels.
Chair Ao opened the public hearing. The project applicants, Kevin Kawashita and Nina Raey, clarified the differences in ownership between the Macy's department store and the proposed LongHorn Steakhouse and explained the reason for the requested parcel map.
Further discussion followed regarding the construction timeline, customi zed merchandise
identifying the Cerritos location, and anticipated operations. Additional questions regarding the traffic study prepared by LLG were answered by the LLG representative in attendance.
Cerritos resident David Pylman stated that the proposal should be considered as three separate projects. He also commented on the existing parcels within the shopping center, possible labeling errors in the presentation, the proposed restaurant's hours of operation compared with those of other restaurants in the City, and the orientation of the building entrance.
Seeing and hearing no speakers wishing to address the Planning Commission, Chair Ao EXHIBIT 25
Planning Commission Meeting Minutes Excerpt, August 5, 2026 192
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closed public comments.
MOTIONS: It was moved by Commissioner Reyes and seconded by Vice Chair Chauhan to waive full reading of and adopt Resolution No. 2026-20: Review and consideration to waive full reading of and adopt A RESOLUTION OF THE CERRITOS PLANNING COMMISSION
RECOMMENDING THAT THE CERRITOS CITY COUNCIL APPROVE TENTATIVE PARCEL MAP NO. 84520, A PROPOSAL BY UGM DEVELOPMENT LLC, ON BEHALF OF LONGHORN STEAKHOUSE, TO SUBDIVIDE ONE (1) EXISTING PARCEL INTO TWO (2) SEPARATE PARCELS. THE SUBJECT PROPERTY IS LOCATED AT 500 LOS CERRITOS MALL, CERRITOS, CALIFORNIA, 90703, AND IS ZONED REGIONAL COMMERCIAL (CR) (APN 7038-014-018).* It was moved by Commissioner Reyes and seconded by Vice Chair Chauhan to waive full reading of and adopt Resolution No. 2026-21: Review and consideration to waive full reading of and adopt A RESOLUTION OF THE CERRITOS PLANNING COMMISSION RECOMMENDING THAT THE CERRITOS CITY COUNCIL APPROVE PRECISE PLAN 2026-7, A
PROPOSAL BY UGM DEVELOPMENT LLC, ON BEHALF OF LONGHORN STEAKHOUSE, FOR THE CONSTRUCTION OF A NEW 5,780-SQUARE-FOOT STANDALONE RESTAURANT BUILDING WITH NEW LANDSCAPING AND PARKING LOT IMPROVEMENTS. THE PROJECT ALSO INCLUDES BUILDING FA(,,":ADE UPGRADES TO THE EXISTING MACY'S DEPARTMENT STORE BUILDING LOCATED WITHIN THE PROJECT SITE. THE SUBJECT PROPERTY IS LOCATED AT 500 LOS CERRITOS MALL, CERRITOS, CALIFORNIA, 90703, AND IS ZONED REGIONAL COMMERCIAL (CR) (APN 7038-014-018).*
*Pursuant to Section 15303 of the California Environmental Quality Act (CEQA) Guidelines, this project is categorically exempt from CEQA Review.
The motion carried (4-0) as follows:
AYES:
NOES:
ABSENT: ABSTAIN:
Ao, Chauhan, Surti, Reyes
None
Jhaveri
None
193
CITY OF CERRITOS
RESOLUTION NO. PC 2026-20
A RESOLUTION OF THE CERRITOS PLANNING COMMISSION RECOMMENDING THAT THE CERRITOS CITY COUNCIL APPROVE TENTATIVE PARCEL MAP NO. 84520, A PROPOSAL BY UGM DEVELOPMENT LLC, ON BEHALF OF LONGHORN STEAKHOUSE, TO SUBDIVIDE ONE (1) EXISTING PARCEL INTO TWO (2) SEPARATE PARCELS. THE SUBJECT PROPERTY IS LOCATED AT 500 LOS CERRITOS MALL, CERRITOS, CALIFORNIA, 90703, AND IS ZONED REGIONAL COMMERCIAL (CR) (APN 7038-014-018).
WHEREAS, an application for a development proposal has been duly filed by:
UGM Development, LLC
1000 Fourth Street, Suite 290
San Rafael, CA 94901
WHEREAS, A proposal has been submitted for approval of Precise Plan 2026-7 for the construction of a new 5,780-square-foot standalone restaurant within the Los Cerritos Center regional shopping center, located at 500 Los Cerritos Mall, Cerritos, California 90703 (APN 7038-014-018); and
WHEREAS, the subject property is zoned Regional Commercial (CR); and WHEREAS, the property in question is described as follows:
11 Parcel 1, as shown on Parcel Map No. 26794, in the City of Cerritos, County of Los Angeles, State of California, as per map recorded in Book 322, Pages 34 and 35, in the maps in the County Recorder's Office of Los Angeles County, California. 11 WHEREAS, a public hearing to consider said report was set and held before the Planning Commission on the 5th day of August 2026 at the hour of 7:00 p.m., and appropriate testimony and comments have been made a part of the record.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CERRITOS does find, determine and declare:
SECTION 1. All of the above recitals are incorporated herein. SECTION 2. The Cerritos Planning Commission makes the following findings:
1. The proposed Tentative Parcel Map conforms with the goal and policies of the Cerritos General Plan. The proposed subdivision under Tentative Parcel Map No. 84520 would subdivide one (1) existing parcel into two (2) separate parcels, facilitating a standalone restaurant building with new landscaping and parking lot improvements and fa<;;ade enhancements to the existing Macy's department store within the Los Cerritos Center regional shopping center. The subject property is designated Regional Commercial in the 2004 General Plan, which is intended to accommodate commercial uses serving a regional market. The proposed subdivision will facilitate development that is consistent with this land use designation by enhancing the commercial vitality of the shopping center through the introduction of a new restaurant use and improvements to EXHIBIT 26
Planning Commission Resolution
Tentative Parcel Map No. 84520
194
the existing site. The project is also consistent with Goal LU-7, which encourages high- quality infill development on underutilized properties, by allowing the development of an underutilized parking lot area with a complementary commercial use while incorporating upgraded architecture, landscaping, and site improvements that are compatible with the surrounding development.
2. The proposed tentative parcel map conforms with the applicable land use zone. The subject property is planned to be zoned Regional Commercial (CR), and the proposed tentative parcel map and associated improvements will allow for the proposed standalone restaurant building to meet the site development standards set forth in Cerritos Municipal Code.
3. The conditions of approval attached to the agenda report are necessary to implement the intent and purpose of the Cerritos Municipal Code. Said conditions of approval clarify such areas as construction management, utilities, architectural treatment, privacy, and the type and location of various site elements.
4. The proposed tentative parcel map conforms to the provisions set forth in Cerritos Municipal Code Chapter 17 .16, Tentative Map.
5. Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), 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 Tentative Parcel Map No. 84520 and Precise Plan 2026-7.
SECTION 3. PURSUANT TO THE ABOVE FINDINGS, IT IS RESOLVED that the Cerritos Planning Commission recommends approval Tentative Parcel Map No. 84520 to the Cerritos City Council subject to all related conditions of approval. A copy of this Resolution shall be transmitted to the Cerritos City Council PASSED, APPROVED and ADOPTED this 5th day of August 2026.
ATTEST:
Amanda Acuna
Benjamin
Chair
Secretary to the Cerritos Planning Commission
195
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF CERRITOS )
I, Amanda Acuna, Secretary to the Planning Commission of the City of Cerritos, DO HEREBY CERTIFY that the foregoing Planning Commission Resolution No. PC 2026-20 was duly adopted by the Planning Commission of said City and was approved by the Chair of said City at a meeting of said Planning Commission held on the 5th day of August, 2026 and that it was so adopted as follows:
AYES: COMMISSIONERS: Reyes, Chauhan, Surti, Ao
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Jhaveri
ABSTAINING: COMMISSIONERS: None
Dated: August 5, 2026
(~ Amanda Acuna
Secretary of the Cerritos Planning Commission
196
CITY OF CERRITOS
RESOLUTION NO. PC 2026-21
A RESOLUTION OF THE CERRITOS PLANNING COMMISSION RECOMMENDING THAT THE CERRITOS CITY COUNCIL APPROVE PRECISE PLAN 2026-7, A PROPOSAL BY
UGM DEVELOPMENT LLC, ON BEHALF OF LONGHORN STEAKHOUSE, FOR THE CONSTRUCTION OF A NEW 5,780-SQUARE-FOOT STANDALONE RESTAURANT BUILDING WITH NEW LANDSCAPING AND PARKING LOT IMPROVEMENTS. THE PROJECT ALSO INCLUDES BUILDING FA~ADE UPGRADES TO THE EXISTING MACY'S DEPARTMENT STORE BUILDING LOCATED WITHIN THE PROJECT SITE. THE SUBJECT PROPERTY IS LOCATED AT 500 LOS CERRITOS MALL, CERRITOS, CALIFORNIA, 90703, AND IS ZONED REGIONAL COMMERCIAL (CR) (APN 7038- 014-018).
WHEREAS, an application for a development proposal has been duly filed by:
UGM Development, LLC
1000 Fourth Street, Suite 290
San Rafael, CA 94901
WHEREAS, A proposal has been submitted for approval of Precise Plan 2026-7 for the construction of a new 5,780-square-foot standalone restaurant within the Los Cerritos Center regional shopping center, located at 500 Los Cerritos Mall, Cerritos, California 90703 (APN 7038-014-018); and
WHEREAS, the subject property is zoned Regional Commercial (CR); and WHEREAS, the property in question is described as follows:
" Parcel 1, as shown on Parcel Map No. 26794, in the City of Cerritos, County of Los Angeles, State of California, as per map recorded in Book 322, Pages 34 and 35, in the maps in the County Recorder's Office of Los Angeles County, California." WHEREAS, a public hearing to consider said report was set and held before the Planning Commission on the 5th day of August 2026 at the hour of 7:00 p.m., and appropriate testimony and comments have been made a part of the record.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CERRITOS does find, determine and declare:
SECTION 1. All of the above recitals are incorporated herein.
SECTION 2. The Cerritos Planning Commission makes the following findings:
1. The proposed Precise Plan conforms to the Cerritos General Plan. The subject property is designated in the 2004 General Plan as Regional Commercial, which is intended to provide for the conduct of business serving a regional area including primarily the retail sale of shopping goods and services and a variety of commercial and professional activities.
It is further intended that these activities shall provide additional municipal revenue as well as business opportunities and employment opportunities for residents of the City. The EXHIBIT 27
Planning Commission Resolution
Precise Plan 2026-7
197
proposed project is consistent with this designation, as it will introduce a new standalone restaurant that expands the commercial offerings within the Los Cerritos Center and is expected to increase patronage of the existing retail center. In addition, the project includes fa~ade enhancements and landscape improvements to the existing Macy's department store, improving the overall appearance of the property. Goal LU-7 of the 2004 General Plan calls for the promotion of infill development on underutilized parcels, and the proposed project has been designed to meet this goal by way of its design in the context of surrounding uses and the upgrade of improvements on the site.
2. The proposed precise plan conforms with the applicable land use zone. The subject property is zoned Regional Commercial (CR), and the resulting development from the proposed project will be a new restaurant building, which is listed as a permitted use in said zone in accordance with Cerritos Municipal Code Chapter 22.27. The proposed project meets the intensity and site development standards set forth in said chapter.
3. The associated conditions of approval of Precise Plan 2026-7 are necessary to implement the intent and purpose of the Cerritos Municipal Code. Said conditions of approval clarify such areas as construction management, utilities, architectural treatment, privacy, and the type and location of various site elements.
4. Pursuant to Section 15303 of the California Environmental Quality Act (CEQA) Guidelines, the 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 Precise Plan 2026-7. Furthermore, the 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.
SECTION 3. PURSUANT TO THE ABOVE FINDINGS, IT IS RESOLVED that the Cerritos Planning Commission recommends approval Precise Plan 2026-7 to the Cerritos City Council subject to all related conditions of approval. A copy of this Resolution shall be transmitted to the Cerritos City Council
PASSED, APPROVED and ADOPTED this 5th day of August 2026.
Chair
ATTEST:
Amanda Acuna
Secretary to the Cerritos Planning Commission
198
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF CERRITOS )
I, Amanda Acuna, Secretary to the Planning Commission of the City of Cerritos, DO HEREBY CERTIFY that the foregoing Planning Commission Resolution No. PC 2026-21 was duly adopted by the Planning Commission of said City and was approved by the Chair of said City at a meeting of said Planning Commission held on the 5th day of August, 2026 and that it was so adopted as follows:
AYES: COMMISSIONERS: Reyes, Chauhan, Surti, Ao
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Jhaveri
ABSTAINING: COMMISSIONERS: None
Dated: August 5, 2026
Aman~ Acuna
Secretary of the Cerritos Planning Commission
199
PRESENTATION PACKET
The legislative body has been provided with a 11" x 17" presentation packet containing plans, renderings, and/or images of the proposed project.
A copy of the staff report and proposed project plans are available for download from the City of Cerritos website at:
http://www. cerritos. gov/ city-goven ment/a gendas-m i nutes-and-vid eos/ EXHIBIT 28
Presentation Packet