Agenda packet — Lathrop City Council, May 11, 2026 (part 4 of 5)

1451
Order Number: 5405- 6134167
Page Number: 2
Dated as of August 17, 2023 at 7: 30 A. M.

The form of Policy of title insurance contemplated by this report is:

To Be Determined
A specific request should be made if another form or additional coverage is desired.

Title to said estate or interest at the date hereof is vested in:

FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY The estate or interest in the land hereinafter described or referred to covered by this Report is:

FEE
The Land referred to herein is described as follows:

See attached Legal Description)
At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows:

1. General and special taxes and assessments for the fiscal year 2023- 2024, a hen not yet due or payable.

2. Taxes and assessments for the RECL DISTR NO. 17 District, which are collected with the county taxes.

3. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3. 5 commencing with Section 75 of the California Revenue and Taxation Code.

The Following Matters Affect TRACT ONE:

4. A waiver of any claims for damages by reason of the location, construction, landscaping or maintenance of a contiguous freeway, highway or roadway, as contained in the document recorded JUNE 27, 1967 as BOOK 3133, PAGE 647 of Official Records.

5. An easement for GUY WIRES AND APPURTENANCES THERETO and incidental purposes, recorded JUNE 12, 1987 as INSTRUMENT NO. 1987- 0553. 90 of Official Records.

In Favor of: PACIFIC GAS AND ELECTRIC COMPANY
Affects: AS DESCRIBED THEREIN
First American Title

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Page Number: 3
The location of the easement cannot be determined from record information.

6. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT AGREEMENT FOR HARLAN ROAD" recorded NOVEMBER 05, 1990 as INSTRUMENT NO. 1990-09169 of Official Records.

7. A notice of assessment recorded MARCH 31, 2000 as INSTRUMENT NO. 2000- 036136 of Official Records, executed by CITY CLERK, CITY OF LATHROP.

8. A deed of trust to
INSTRUMENT NO.

Dated:

Trustor:

Trustee:

Beneficiary:
secure an original indebtedness of $ 250, 00. recorded MARCH 22, 2022 as 2022- 03. 78. 90 OF OFFICIAL RECORDS.

MARCH 15, 2022
FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY

NORTH COAST TITLE COMPANY, A CALIFORNIA

CORPORATION

GILL GROUP, LLC, A CALIFORNIA LIMITED LIABILITY

COMPANY
a. If this deed of trust is to be eliminated in the policy or policies contemplated by this report/ commitment, the company will require the following for review prior to the recordation of any documents or the issuance of any policy of title insurance:
i. Original note and deed of trust.
ii. Payoff demand statement signed by all present beneficiaries. iii. Request for reconveyance or substitution of trustee and full reconveyance must be signed by all present beneficiaries and must be notarized by a First American approved notary.
b. If the payoff demand statement or the request for reconveyance is to be signed by a servicer, we will also require a full copy of the loan servicing agreement executed by all present beneficiaries. c. If any of the beneficial interest is presently held by trustees under a trust agreement, we will require a certification pursuant to Section 18100. 5of the California Probate Code in a form satisfactory to the Company.

9. Rights of the public in and to that portion of the Land lying within any Road, Street, Alley or Highway.

10. Water rights, claims or title to water, whether or not shown by the Public Records.

The Following Matters Affect TRACT TWO:

11. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT

AGREEMENT TO INSTALL CURB GUTTER, SIDEWALK, STORM DRAIN, SEWER AND UNDERGROUNDING OF OVERHEAD POWERLINES" recorded November 07, 2005 as INSTRUMENT NO. 2005-79463 of Official Records.

First American Title

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Order Number: 5405- 6134167
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12. An easement for ROTH ROAD AND HARLAN ROAD WIDENING AND PUBLIC UTILITY EASEMENT DEDICATION and incidental purposes, recorded February 14, 2006 as INSTRUMENT NO. 2006- 35361 of Official Records.

In Favor of: CITY OF LATHROP, A MUNICIPAL CORPORATION
Affects: AS DESCRIBED THEREIN

13. An easement for STORM DRAIN BASIN EMERGENCY ACCESS AND MAINTENANCE EASEMENT and incidental purposes, recorded February 14, 2006 as INSTRUMENT NO. 2006- 35362 of Official Records.

In Favor of: CITY OF LATHROP, A MUNICIPAL CORPORATION
Affects: AS DESCRIBED THEREIN

14. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT

AGREEMENT TO INSTALLATION OF SIDEWALK, STORM DRAIN, SEWER, STREET LIGHTS AND UNDERGROUNDING OF OVERHEAD POWERLINES" recorded February 23, 2006 as INSTRUMENT NO. 2006- 041489 of Official Records.

15. A deed of trust to
INSTRUMENT NO.

Dated:

Trustor:

Trustee:

Beneficiary:
secure an original indebtedness of $6, 210, 000. recorded November 16, 2018 as 2018- 12. 6.07 OF OFFICIAL RECORDS.

November 15, 2018
FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY

ORANGE COAST TITLE COMPANY OF NORTHERN
CALIFORNIA, INC., A CALIFORNIA CORPORATION

NORTHEAST BANK, A MAINE BANKING CORPORATION
A document entitled " ASSIGNMENT OF LEASES AND RENTS" recorded November 16, 2018 as INSTRUMENT NO. 2018- 1266. 08of Official Records, as additional security for the payment of the indebtedness secured by the deed of trust recorded November 16, 2018 as INSTRUMENT NO. 2018- 126607 of Official Records.

16. A right of first refusal in favor of CHEVRON U. S. AINC., A PENNSYLVANIA CORPORATION as contained in or disclosed by a document recorded JULY 27, 2020 as INSTRUMENT NO. 2. 020- 90027 of Official Records.

17. An option in favor of CHEVRON U. S. A INC., A PENNSYLVANIA CORPORATION as contained in or disclosed by a document recorded JULY 27, 2020 as INSTRUMENT NO. 2020- 90027 of Official Records.

18. A deed of trust to secure an original indebtedness of $8, 200, 000. recorded JUNE 30, 2022 as INSTRUMENT NO. 2022- 80753 OF OFFICIAL RECORDS.

Dated: JUNE 21, 2022
Trustor: FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY
Trustee: OPEN BANK
Beneficiary: OPEN BANK
First American Title

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19. Any claim that the Title is subject to a trust or lien created under The Perishable Agricultural Commodities Act, 1930 ( 7 U. S. C. §§499a, et seq.) or the Packers and Stockyards Act ( 7 U. S. C. §§181 et seq.) or under similar state laws.

Consideration for the deletion of this exception is highly fact intensive. Please contact the underwriter assigned to your file as soon as possible to discuss.

20. Rights of the public in and to that portion of the Land lying within any Road, Street, Alley or Highway.

The Following Matters Affect TRACTS ONE AND TWO:

21. Rights of parties in possession.

Prior to the issuance of any policy of title insurance, the Company will require:

22. With respect to FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY:
a. A copy of its operating agreement or similar document and any amendments thereto; b. A official copy of its articles of organization or similar incorporation document and any corrections, amendments or restatements thereto;
c. Evidence that the limited liability company is properly formed and is in good standing in the state of its domicile;
d. Other requirements which the Company may impose following its review of the material required herein and other information which the Company may require.

First American Title

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INFORMATIONAL NOTES
Note: The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than the certain dollar amount set forth in any applicable arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. If you desire to review the terms of the policy, including any arbitration clause that may be included, contact the office that issued this Commitment or Report to obtain a sample of the policy jacket for the policy that is to be issued in connection with your transaction.

1. General and special taxes and assessments for the fiscal year 2022-023.

First Installment:

Penalty:

Second Installment:

Penalty:

Tax Rate Area:

A. P. No.:

Affects TRACT ONE)
4, 973. 72, PAID

0.0 4, 973. 72, PAID

0.0 007-46
196- 020-60- 00

2. General and special taxes and assessments for the fiscal year 2022-023.

First Installment:

Penalty:

Second Installment:

Penalty:

Tax Rate Area:

A. P. No.:
21, 078.3, PAID

0.0 21, 078.3, PAID

0.0 007046
196- 020- 200- 000
Affects TRACT TWO)

3. The property covered by this report is vacant land.

Affects TRACT ONE)

4. According to the latest available equalized assessment roll in the office of the county tax assessor, there is located on the land a(n) COMMERCIAL STRUCTURE known as 116 ROTH ROAD, LATHROP, CALIFORNIA.

Affects TRACT TWO)

5. According to the public records, there has been no conveyance of the land within a period of twentyfour months prior to the date of this report, except as follows:

None
The map attached, if any, may or may not be a survey of the land depicted hereon. First American expressly disclaims any liability for loss or damage which may result from reliance on this map except to First American Title

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Page Number: 7
the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached.

First American Title

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LEGAL DESCRIPTION
Real property in the City of Lathrop, County of San Joaquin, State of California, described as follows:

TRACT ONE: [APN: 196- 020-60- 00]
THAT PORTION OF LOT 2, OF SECTION 14, TOWNSHIP 1 SOUTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEING A PORTION OF THAT CERTAIN 2 1/ 2 ACRE PARCEL OF LAND DESCRIBED IN THE DEED TO ANNA R. KELLOGG, RECORDED SEPTEMBER 12, 1955 IN BOOK 1788 PAGE 72, OFFICIAL RECORDS OF SAN JOAQUIN COUNTY, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING ON THE NORTH LINE OF THE AFORESAID 2 1/ 2 ACRE PARCEL AT THE NORTHEAST

CORNER OF THE PARCEL OF LAND DESCRIBED IN DEED TO THE STATE OF CALIFORNIA, RECORDED JUNE 27, 1967 IN BOOK 3133 PAGE 647, OFFICIAL RECORDS OF SAN JOAQUIN COUNTY, SAID CORNER BEING AT CO- ORDINATES X- 1, 774, 963. 81 FEET AND Y=494, 265. 86 FEET; THENCE FROM SAID POINT

OF BEGINNING ALONG THE EASTERLY LINE OF SAID PARCEL OF SAID LAST MENTIONED DEED TO THE STATE OF CALIFORNIA, FROM A TANGENT THAT BEARS SOUTH 15 DEGREES 46 MINUTES 35 SECONDS WEST ALONG A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 1, 030 FEET THROUGH AN ANGLE OF 6 DEGREES 44, MINUTES 35 SECONDS, A DISTANCE OF 121. 22 FEET TO THE SOUTHEAST CORNER THEREOF, ON THE SOUTHERLY LINE OF SAID 2 1/ 2 ACRE PARCEL; THENCE ALONG THE SOUTHERLY LINE OF SAID 2 1/ 2 ACRE PARCEL EAST 680. 00 FEET MORE OR LESS TO THE SOUTHEAST THEREOF; THENCE ALONG THE EASTERLY LINE SAID 2 1/ 2 ACRE PARCEL NORTH 1 DEGREE 56 MINUTES WEST 113.5 FEET TO THE NORTHEAST CORNER THEREOF; THENCE ALONG THE NORTHERLY LINE OF SAID 2 1/ 2 ACRE PARCEL, WEST 624. 80 FEET MORE OR LESS TO THE POINT OF BEGINNING.

TRACT TWO: [APN: 196- 020- 200- 000]
A PORTION OF SECTION 14, TOWNSHIP 1 SOUTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT A POINT AT THE NORTHEAST CORNER OF THAT CERTAIN PARCEL OF LAND AS SHOWN UPON THAT CERTAIN MAP OF SURVEY, FILED ON AUGUST 28, 1969 IN BOOK 19 OF SURVEYS AT PAGE 123, SAN JOAQUIN COUNTY RECORDS, SAID POINT ALSO BEING ON THE SOUTH LINE OF ROTH ROAD AS SHOWN ON SAID MAP OF SURVEY; THENCE NORTH 89 DEGREES 28 MINUTES 03

SECONDS WEST, ALONG THE NORTH LINE OF SAID PARCEL AND THE SOUTH LINE OF SAID ROTH ROAD, A DISTANCE OF 181. 37 FEET TO THE TRUE POINT OF BEGINNING OF THE HEREIN DESCRIBED PARCEL OF LAND; THENCE CONTINUING ALONG THE NORTH LINE OF SAID PARCEL AND THE SOUTH LINE OF SAID ROTH ROAD AS SHOWN ON SAID MAP OF SURVEY, NORTH 89 DEGREES 28 MINUTES 03 SECONDS WEST, A DISTANCE OF 157. 93 FEET TO A POINT; THENCE SOUTH 00 DEGREES 43 MINUTES 02 SECONDS EAST, ALONG SAID PARCEL LINE, A DISTANCE OF 12. 00 FEET TO A POINT; THENCE SOUTH 89 DEGREES 16 MINUTES 58 SECONDS WEST, ALONG THE NORTH LINE OF SAID PARCEL AND THE SOUTH LINE OF ROTH ROAD AS SHOWN ON SAID MAP OF SURVEY, A DISTANCE OF 137. 99 FEET TO A POINT; THENCE SOUTH 85 DEGREES 45 MINUTES 55 SECONDS WEST, ALONG SAID SOUTH LINE OF ROTH ROAD, A DISTANCE OF 60. 21 FEET TO A POINT, SAID POINT BEING ON THE EAST LINE OF THAT CERTAIN STRIP OF LAND DESIGNATED AS PARCEL 2 AS SHOWN ON THAT CERTAIN STATE OF CALIFORNIA, DIVISION OF HIGHWAYS DISTRICT 10, RELINQUISHMENT MAP, REFERENCED AS REQUEST NO. 125, RECORDED SEPTEMBER 13, 1971 IN BOOK 15, AT PAGE 42, STATE HIGHWAY MAP

BOOK, SAN JOAQUIN COUNTY RECORDS, SAID POINT ALSO BEING AT THE EASTERLY INTERSECTION OF HARLAN ROAD WITH THE SOUTH LINE OF SAID ROTH ROAD; THENCE SOUTH 42 DEGREES 50 MINUTES 47 SECONDS WEST, ALONG THE EAST LINE OF SAID STATE HIGHWAY MAP PARCEL 2 AND First American Title

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Order Number: 5405- 6134167
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THE EAST LINE OF SAID HARLAN ROAD, A DISTANCE OF 41. 87 FEET TO A POINT; THENCE CONTINUING ALONG SAID EAST LINE OF PARCEL 2 AND HARLAN ROAD, ALONG A CURVE TO THE SOUTH, HAVING A RADIUS OF 1, 030. FEET, A CENTRAL ANGLE OF 10 DEGREES 41 MINUTES 53 SECONDS, AN ARC LENGTH OF 192. 32 FEET AND A CHORD BEARING SOUTH 10 DEGREES 23 MINUTES 13 SECONDS WEST, 192. 04 FEET TO A POINT; THENCE LEAVING SAID EAST LINE OF PARCEL 2 AND THE EAST LINE OF HARLAN ROAD, SOUTH 89 DEGREES 28 MINUTES 03 SECONDS EAST ALONG THE SOUTH LINE OF SAID PARCEL AS SHOWN ON SAID MAP OF SURVEY, A DISTANCE OF 427. 09 FEET TO A POINT, SAID POINT BEING NORTH 89 DEGREES 28 MINUTES 03 SECONDS WEST 181. 37 FEET FROM THE SOUTHEAST CORNER OF SAID PARCEL AS SHOWN ON SAID MAP OF SURVEY; THENCE NORTH 01 DEGREES 57 MINUTES 03 SECONDS WEST, A DISTANCE OF 240. 40 FEET TO THE POINT OF BEGINNING, AS SHOWN ON NOTICE OF LOT MERGER RECORDED DECEMBER 23, 2002 UNDER RECORDER' SSERIAL NO. 2002-30586.

First American Title

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NOTICE
Section 12413. of the California Insurance Code, effective January 1, 1990, requires that any title insurance company, underwritten title company, or controlled escrow company handling funds in an escrow or sub - escrow capacity, wait a specified number of days after depositing funds, before recording any documents in connection with the transaction or disbursing funds. This statute allows for funds deposited by wire transfer to be disbursed the same day as deposit. In the case of cashier' schecks or certified checks, funds may be disbursed the next day after deposit. In order to avoid unnecessary delays of three to seven days, or more, please use wire transfer, cashier' s
checks, or certified checks whenever possible.

First American Title

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EXHIBIT A

LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS ( BY POLICY TYPE) CLTA/ ALTA HOMEOWNER' SPOLICY OF TITLE INSURANCE [( 07-1- 2021) v. 01.0]

EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy and We will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. a. any law, ordinance, permit, or governmental regulation ( including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, or regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1. a. or 1.b.

Exclusion 1 does not modify or limit the coverage provided under Covered Risk 8. a., 14, 15, 16, 18, 19, 20, 23, or 27.

2. Any power to take the Land by condemnation. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 17.

3. Any defect, lien, encumbrance, adverse daim, or other matter:
a. created, suffered, assumed, or agreed to by You;
b. not Known to Us, not recorded in the Public Records at the Date of Policy, but Known to You and not disclosed in writing to Us by You prior to the date You became an Insured under this policy; c. resulting in no loss or damage to You;
d. attaching or created subsequent to the Date of Policy ( Exclusion 3. d. does not modify or limit the coverage provided under Covered Risk 5, 8. f., 25, 26, 27, 28, or 32); or
e. resulting in loss or damage that would not have been sustained if You paid consideration sufficient to qualify You as a bona fide purchaser of the Title at the Date of Policy.

4. Lack of a right:
a. to any land outside the area specifically described and referred to in Item 3 of Schedule A; and b. in any street, road, avenue, alley, lane, right- of- way, body of water, or waterway that abut the Land.

Exclusion 4 does not modify or limit the coverage provided under Covered Risk 11 or 21.

5. The failure of Your existing structures, or any portion of Your existing structures, to have been constructed before, on, or after the Date of Policy in accordance with applicable building codes. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 14 or 15.

6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transfer of the Title to You is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or
ii. for any other reason not stated in Covered Risk 30.

7. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence.

8. Negligence by a person or an entity exercising a
right to extract or develop oil, gas, minerals, groundwater, or any other subsurface substance.

9. Any lien on Your Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 9 does not modify or limit the coverage provided under Covered Risk 8.a. or 27.

10. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner' s Coverage Statement as follows:

For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A.

The deductible amounts and maximum dollar limits shown on Schedule A are as follows:

Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1% of Policy Amount Shown in Schedule A or $ 2, 500 $ 10, 000 whichever is less)
Covered Risk 18: 1% of Policy Amount Shown in Schedule A or $ 5, 000 $ 25, 000 whichever is less)
Covered Risk 19: 1% of Policy Amount Shown on Schedule A or $ 5, 000 $ 25, 000 whichever is less)
Covered Risk 21: 1% of Policy Amount Shown on Schedule A or $ 2, 500 $ 5, 000 whichever is less)
First American Title

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ALTA OWNER' SPOLICY [( 07-1- 2021) V. 01. 00]
CLTA STANDARD COVERAGE OWNER' SPOLICY [( 02-4- 22) V. 01.0]

EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. a. any law, ordinance, permit, or governmental regulation ( including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1. a. or 1. b.

Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6.

2. Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7.

3. Any defect, lien, encumbrance, adverse daim, or other matter:
a. created, suffered, assumed, or agreed to by the Insured Claimant; b. not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
c. resulting in no loss or damage to the Insured Claimant; d. attaching or created subsequent to the Date of Policy ( Exclusion 3. d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or
e. resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transaction vesting the Title as shown in Schedule A is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or
ii. for any other reason not stated in Covered Risk 9. b.

5. Any claim of a PACA-SATrust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8.

6. Any lien on the Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2. b.

7. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

NOTE: The 2021 ALTA Owner' sPolicy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC& R' s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed below as numbers 1 through 7. The 2021 CLTA Standard Coverage Owner' sPolicy will include the Western Regional Standard Coverage Exceptions listed below as numbers 1 through 7.

EXCEPTIONS FROM COVERAGE
Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage.

This policy does not insure against loss or damage and the Company will not pay costs, attorneys' fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters:

1. ( a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; ( b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.

2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.

4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records.

5. ( a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or ( c) are shown by the Public Records.

6. Any lien or right to a lien for services, labor or material unless such lien is shown by the Public Records at Date of Policy.

7. Any claim to ( a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, First American Title

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uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and ( b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in ( a) or ( b) appear in the Public Records or are shown in Schedule B.
2006 ALTA OWNER' SPOLICY (06- 17- 06)

EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. ( a) Any law, ordinance, permit, or governmental regulation ( including those relating to building and zoning) restricting, regulating, prohibiting, or relating to
i) the occupancy, use, or enjoyment of the Land;
ii) the character, dimensions, or location of any improvement erected on the Land; iii) the subdivision of land; or
iv) environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5.
b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

3. Defects, liens, encumbrances, adverse daims, or other matters a) created, suffered, assumed, or agreed to by the Insured Claimant; b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
c) resulting in no loss or damage to the Insured Claimant; d) attaching or created subsequent to Date of Policy ( however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or
e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is
a) a fraudulent conveyance or fraudulent transfer; or
b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.

5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A.

NOTE: The 2006 ALTA Owner' sPolicy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC& R' s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed below as numbers 1 through 7.

EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees or expenses, that arise by reason of:

The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:

1. ( a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.

2. Any facts, rights, interests, or claims that are not shown in the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.

5. ( a) Unpatented mining claims; ( b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or ( c) are shown by the Public Records.

6. Any lien or right to a lien for services, labor or material unless such lien is shown by the Public Records at Date of Policy.

7. Any claim to ( a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and ( b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in ( a) or (b) appear in the Public Records or are shown in Schedule B.

First American Title

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Pattison & Associates, Inc.

Real Estate Appraisals

APPRAISAL REPORT

PARTIAL ACQUISITION FROM
FAST LANE SIERRA 2018, LLC PROPERTY
11338 S. HARLAN ROAD

LATHROP, CALIFORNIA

HARLAN ROAD REALIGNMENT AT ROTH ROAD PROJECT
AS OF: MARCH 15, 2024
PREPARED FOR:

DOKKEN ENGINEERING
110 BLUE RAVINE ROAD, SUITE 200
FOLSOM, CA 95630
1465

TABLE OF CONTENTS
Letter of Transmittal 1
Summary of Factual Data and Conclusions 2
Assumptions and Limiting Conditions 3
Certification 6
Purpose and Intended Use of Appraisal 8
Client and Intended Users of Report 8
Effective Date of Value 8
Date of Report 8
Interest Appraised 8
Definition of Market Value 9
Government Compliance 9
Definition of Exposure Time 9
Scope of the Appraisal 10
Regional Description 12
Market Area Description 14
Project Description 16
Appraisal Summary 18
Property Description 19
Highest and Best Use 22
Portion to be Acquired 24
Valuation Discussion 25
Valuation 27
Value of Portion to be Acquired 29
Value of Improvements 31
Severance Damages 31
Benefits 31
Construction Contract Work 32
Just Compensation 32
Addenda
Comparable Data Map
Comparable Data
Letter to Property Owner
Legal Description of Area to be Acquired
Title Report
Qualifications
PATTISON & ASSOCIATES, INC.
1466
Pattison & Associates, Inc.

Real Estate Appraisals
April 26, 2024
Jamie Formico, SR/ WA, R/ W- NAC, R/ W-AC
Dokken Engineering
110 Blue Ravine Road, #200
Folsom, CA 95630
Re: Appraisal of a portion of the Fast Lane Sierra Property ( APN#: 196- 020-6), 11338 S.

Harlan Road, for the Harlan Road Realignment at Roth Road Project, Lathrop, California Dear Ms. Formico:

In accordance with your request and authorization, we have prepared a narrative appraisal report of an appraisal on the property referenced above for the purpose of forming and expressing an opinion as to the market value of a portion of the subject property to be acquired by the City of Lathrop for the Harlan Road Realignment at Roth Road Project. This report is intended to comply with the reporting requirements of an Appraisal Report, as set forth in Standards Rule 2-2(a) of USPAP.

Based on an inspection of the property and a review and analysis of market data, it is our opinion that the market value of the portions of the subject property to be acquired, in permanent public right of way easement, permanent public utility and slope easement and temporary construction easement, as of March 15, 2024, is as indicated in the Summary of Factual Data and Conclusions on Page 2 of this report.

Your attention is invited to the attached pages which describe the property appraised, limiting conditions upon which the value opinions are premised, and the factual data and reasoning employed by us in arriving at our value judgments.

Respectfully submitted,
PATTISON & ASSOCIATES, INC.
7i:6_,
Dwight Pattison, SR/ WA Michael Pattison, SR/ WA
CA State Cert. #AG009699 CA State Cert. #AG026061
2378 Maritime Drive, Suite 110 • Elk Grove, CA 95758
916) 714- 3010
1467

SUMMARY OF FACTUAL DATA AND CONCLUSIONS
Owner:

Assessor' sParcel No( s).:

Location:

Legal Description:

Present Use:

Highest and Best Use:

Zoning:

Site Size:

Interest Appraised:

Date of Value:

Appraised Value:

Fast Lane Sierra 2018, LLC
196- 020-6
East side of S. Harlan Road, South of Roth
Road ( 11338 S. Harlan Road), Lathrop,
California
Please see title report in addenda
Vacant
Light Industrial/ Service Commercial
CH ( Highway Commercial)

1. 66± Acres
Permanent Public Right of Way Easement
Permanent Public Utility and Slope Easement
Temporary Construction Easement
March 15, 2024
244, 000
PATTISON & ASSOCIATES, INC.

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ASSUMPTIONS AND LIMITING CONDITIONS
Standards Rule ( S. R.) 2- 1 of the Standards of Professional Appraisal Practice of the Appraisal Institute requires the appraiser to " clearly and accurately disclose any extraordinary assumption or limiting condition that directly affect" the report and indicate its impact on the value range. In compliance with S. R. 2-1 and to assist the reader in interpreting this report, such assumptions and limiting conditions are set forth as follows:

1. The conclusions and opinions expressed in this report apply to the date of value set forth in this report. The value estimated is market value in terms of financial arrangements equivalent to cash.

2. The appraiser assumes no responsibility for economic, physical, or demographic factors that may affect or alter the opinions in this report if said economic, physical, or demographic factors were not present as of the date of the letter of transmittal accompanying this report. The appraiser is not obligated to predict future political, economic, or social trends.

3. In preparing this report, the appraiser was required to rely on information furnished by other individuals or found in previously existing records and/ or documents. Unless otherwise indicated, such information is presumed to be reliable. However, no warranty, either expressed or implied, is given by the appraiser for the accuracy of such information and the appraiser assumes no responsibility for information relied upon later found to have been inaccurate. The appraiser reserves the right to make such adjustments to the analyses, opinions, and conclusions set forth in this report as may be required by consideration of additional data or more reliable data that may become available.

4. No opinion as to the title of the subject property is rendered. Data related to ownership and legal description was provided by our client and is considered reliable. Title is assumed marketable, free and clear of all liens, encumbrances, easements, and restrictions except those specifically discussed in the report. The property is valued assuming it to be under responsible ownership and competent management and available for its highest and best use.

5. The appraiser assumes no responsibility for hidden or unapparent conditions of the property' ssubsoil, ground water, or structures that render the subject properties more or less valuable. No responsibility is assumed for arranging for engineering, geologic, or environmental studies that may be required to discover such hidden or unapparent conditions.

6. The appraiser has not been provided any information regarding the presence of any material or substance on or in any portion of the subject property which material or substance possesses or may possess toxic, hazardous, and/ or other harmful and/ or dangerous characteristics. Unless otherwise stated in the report, the appraiser did not become aware of the presence of any such material or substance during the appraiser' sinspection of the subject property. However, the appraiser is not qualified to investigate or test for the presence of such materials or substances. The presence of such materials or substances may adversely affect the value range of the subject property. The value estimated in this report is predicated on the assumption that no such material or substance is present on or in the PATTISON & ASSOCIATES, INC.

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subject property on in such proximity; thereto that it would cause a loss in value. The appraiser assumes no responsibility for the presence of any such substance or material on or in the subject property, nor for any expertise or engineering knowledge required to discover the presence of such substance or material. Unless otherwise stated, this report assumes the subject property is in compliance with all federal, state, and local environmental laws, regulations, and rules.

7. Unless otherwise stated, the subject property is valued assuming it to be in full compliance with all applicable zoning and land use regulations and restrictions.

8. Unless otherwise stated, the property is valued assuming that all required licenses, permits, certificates, consents or other legislative and/ or administrative authority from any local, state, or national government or private entity or organization have been or can be obtained or renewed for any use on which the value estimate contained in this report is based.

10. No opinion is expressed as to the value of subsurface oil, gas, or mineral rights or whether the property is subject to surface entry for the exploration or removal of such materials, except as is expressly stated.

Maps, plats, and exhibits included in this report are for illustration only to serve as an aid in visualizing matters discussed within the report. They should not be considered as surveys or relied upon for any other purpose, nor should they be removed from, reproduced, or used apart from this report.

12. No opinion is intended to be expressed for matters that require legal expertise or specialized investigation or knowledge beyond that customarily employed by real estate appraisers.

13. Possession of this report, or a
copy of it, does not carry with it the right of publication.

Without the written consent of the appraiser, this report may not be used for any purpose by any person other than the party to whom it is addressed. In any event, this report may be used only with proper written qualification and only in its entirety for its stated purpose.

14. Testimony or attendance in court or at any other hearing is not required by reason of rendering this appraisal unless such arrangements are made a reasonable time in advance of said hearing. Further, unless otherwise indicated, separate arrangements shall be made concerning compensation for the appraiser' stime to prepare for and attend any such hearing.

15. In the event that appraiser is subpoenaed for a deposition or judicial or administrative proceeding and is ordered to produce the appraisal report and files, appraiser shall immediately notify the client. Appraiser shall appear at the deposition or judicial or administrative hearing with the appraisal report and files and answer all questions unless client provides appraiser with legal counsel who instructs appraiser not to appear, instructs appraiser not to produce certain documents, or instructs appraiser not to answer certain questions. It shall be the responsibility of client to obtain a protective order.

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16. The Americans with Disabilities Act ( ADA) became effective on January 26, 1992. We have not made a specific compliance survey and analysis of the property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property, together with a detailed analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the Act. If so,
value.
this could have a negative effect on the property' s

17. The appraiser is not qualified to detect the presence of any threatened or endangered species. The client is urged to retain an expert in this field if there is any question as to the existence of any threatened or endangered species. The value estimated in the report assumes that no threatened or endangered species is present on the property.

18. A Limited Environmental Review was not provided to the appraiser by the client. The appraiser is not an expert in biological or environmental matters and strongly suggests that the client and or future user of the subject site obtain a biological and environmental assessment prior to any activity on the property. The value conclusion assumes that property in compliance with all local, regional, and State environmental approvals, including those required by CEQA through California Public Utilities Code 851. The appraiser assumes no responsibility for any failure of obtaining proper environmental clearances.

Extraordinary Assumptions
There were no extraordinary assumptions applied in this appraisal.

Hypothetical Conditions
This appraisal is subject to the following hypothetical conditions, which may have a significant effect on the valuation of the subject property:

1. The appraisal problem is to estimate the market value of the area to be acquired, ignoring project influence. Thus, the value estimate in the before condition is based on the hypothetical condition that the subject project does not exist.

2. To estimate severance damages and benefits, we must value the remainder in the after condition, taking into account the acquisition, under the hypothetical condition that the project has been completed in the manner proposed.

PATTISON & ASSOCIATES, INC.

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1471

CERTIFICATION OF DWIGHT PATTISON
I certify that, to the best of my knowledge and belief:

1. The statements of fact contained in this report are true and correct.

2. The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are the personal, impartial, unbiased professional analyses, opinions and conclusions of the appraisers.

3. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest with respect to the parties involved.

4. I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three- year period immediately preceding acceptance of this assignment.

5. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.

6. My engagement in this assignment was not contingent upon developing or reporting predetermined results.

7. Pattison & Associates, Inc.' s
compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.

8. My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.

9. I have made a personal inspection of the property that is the subject of this report.

10. No one provided significant real property appraisal assistance to the persons signing this report.

Dwight Pattison, SR/ WA
CA State Cert # AG009699
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CERTIFICATION OF MICHAEL PATTISON
I certify that, to the best of my knowledge and belief:

1. The statements of fact contained in this report are true and correct.

3. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest with respect to the parties involved.

5. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.

6. My engagement in this assignment was not contingent upon developing or reporting predetermined results.

8. My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.

9. I have made a personal inspection of the property that is the subject of this report.

10. No one provided significant real property appraisal assistance to the persons signing this report.

11. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Code of Ethics and Standards of Practice of the International Right of Way Association and Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute.

12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.

13. As of the date of this report, I have completed the Standards and Ethics Education Requirement of the Appraisal Institute for Associate Members.

Michael Pattison, SR/ WA
CA State Cert #AG026061
PATTISON & ASSOCIATES, INC.

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PURPOSE AND INTENDED USE OF APPRAISAL
The purpose of this report is to develop an opinion of the just compensation to be paid to the ownership for acquiring a portion of the subject property, in permanent public right of way easement, permanent public utility and slope easement and temporary construction easement. The subject property is located on the east side of S. Harlan Road, south ofRoth Road ( 11338 S. Harlan Road), Lathrop, California. Just compensation will be based on the Fair Market Value of the property, using the Definition of Market Value on page 8 in this report and as stated in the California Code of Civil Procedure 1263. 320. The value estimated is market value in terms of financial arrangements equivalent to cash. The intended use of the report is for acquisition of the portions of the property described, by the City of Lathrop, for the Harlan Road Realignment at Roth Road Project. This report is not intended for any other use.

CLIENT AND INTENDED USERS OF REPORT
Our client is identified as Dokken Engineering. Dokken Engineering is the acquisition contractor for the City of Lathrop for this project. The intended users of this report are Dokken Engineering and staff of the City of Lathrop, Public Works Department. Use of this report by others is not intended by the appraisers.

EFFECTIVE DATE OF VALUE
The effective date of value for this appraisal is March 15, 2024. This is the date the appraisers made their final inspection of the subject property and is the date the value opinion applies.

DATE OF REPORT
This appraisal report is dated April 26, 2024. This is the date the appraisers completed and signed the report.

INTEREST APPRAISED
Permanent Public Right of Way Easement
Permanent Public Utility and Slope Easement
Temporary Construction Easement
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DEFINITION OF MARKET VALUE*
a) The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available. b) The fair market value of property taken for which there is no relevant, comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable.

Source: California Code of Civil Procedure 1263. 320.

GOVERNMENT COMPLIANCE
In compliance with Government Code section 7267. 1 (b) the property owners in this report were notified by mail of the proposed acquisition and preparation of the appraisal. The owners were given the opportunity to accompany the appraisers on the inspection or to discuss the appraisal via telephone. There was no response to the letter. Thus, the appraisers inspected the property from the adjoining roadway on March 15, 2024.

DEFINITION OF EXPOSURE TIME*
The length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a
retrospective opinion based on an analysis of past events assuming a competitive and open market. Based on the comparable data utilized in this report, and a review of other sales and listings of similar service commercial/ lightindustrial sites in the area, a reasonable exposure time of six months to one year was considered in our market value opinion.

Source: This definition is published in the Definitions section of the 2024 Edition of USPAP, The Appraisal Foundation.

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SCOPE OF THE APPRAISAL
In the performance of this assignment and preparation of this report, the appraisers inspected the subject property from the adjoining roadway on March 15, 2024. Photographs of the property were taken during this inspection.

The appraisers secured information regarding assessments, zoning and utilities from various sources, including a title report, the City of Lathrop Planning Department, the San Joaquin County Assessor' s Office and the San Joaquin County Recorder.

The first step in the appraisal process, once the property has been inspected, is to determine the " larger parcel". The Dictionary of Real Estate Appraisal, 7` h Edition defines the larger parcel as: In governmental land acquisitions and in valuations of charitable donations ofpartial interests in property such as easements, the tract or tracts ofland that are under the beneficial control of a single individual or entity and have the same, or an integrated, highest and best use. Elements for consideration by the appraiser in making a determination in this regard are contiguity, or proximity, as it bears on the highest and best use ofthe property, unity ofownership, and unity of highest and best use. In most states, unity ofownership, contiguity, and unity of use are the three conditions that establish the larger parcel for the consideration ofseverance damages. In federal and some state cases, however, contiguity is sometimes subordinated to unitary use. The larger parcel may be all ofthe parcels, part of a parcel, or several parcels, depending on the unity of legal ownership, unity of use, and contiguity. For there to be unity of title, the parcel( s) must be owned or controlled by the same individual or group of individuals. Unity of use requires that the parcel( s) possess the same use, or an integrated use, with the land. It is controlled by the highest and best use of the parcel( s). Although contiguity is not always required, normally parcels sharing this unity are physically contiguous to one another. The ownership owns two adjacent parcels. However, the subject is vacant and not presently used, and the other parcel is a developed gas station. Thus, it is our opinion they have a highest and best use as separate parcels. Therefore, it is our opinion that the one parcel described in this report, which contains 1. 66 acres, meets the legal definition of the larger parcel.

The appraisers reviewed competitive uses and interviewed informed persons regarding the subject property and comparable properties. These interviews included real estate professionals and the City of Lathrop Planning and Public Works staff. Based on these interviews and our review of the market data, the appraisers have determined that the highest and best use of the subject property is for service commercial/ light industrial use, likely for truck service or parking.

The subject property is vacant. Therefore, only a land value is required to estimate the market value of the area to be acquired. The Cost and Income Approaches are not considered PATTISON & ASSOCIATES, INC.

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applicable and will not be utilized. The Sales Comparison Approach is the most reliable approach for estimating the market value of land. Based on the above reasoning, the appraisal of the subject property will concentrate on only the Sales Comparison Approach.

To estimate the market value ofthe subject property, the appraisers have investigated sales and listings of comparable commercial and light industrial properties in the surrounding San Joaquin County area for use as comparable data. This search extended retroactively for approximately three years. All sales used in comparison to the subject properties were personally inspected by the appraisers.

Sources used in obtaining sale information included: public records ( deed recording, County tax assessment records), MLS data, Costar data, Parcelquest data, local real estate agents, other appraisers, and field inspections and verifications of comparable properties. Market data gathered included sales of similar industrial and service commercial sites, similar in size to the subject. All sales applied in the analyses are described in detail in the valuation section of this report and a sale sheet for each sale is located in the addendum of this report.

Once the land value of the subject property was determined, the value of the area to be acquired was calculated based on the determined value per square foot. Subsequently, a severance damage and benefits analysis was conducted. To determine if there are any severance damages and/ or benefits, the subject property was analyzed in the before condition, under the hypothetical condition that the project does not exist, and again in the after condition, under the hypothetical condition that the proposed acquisition was completed and the project was constructed in the manner proposed.

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REGIONAL DESCRIPTION

SUBJECT POOPERTY
The subject property is located in the northern portion of the City of Lathrop, in southcentral San Joaquin County. San Joaquin County is centrally located in the Central Valley of California, and is the northernmost county of the San Joaquin Valley. Its topography is generally level irrigated farm land with the exception of its western portion which is a portion of the Delta region. This region is a series of waterways and islands created both by nature and by man which has developed into a recreation paradise as well as very fertile agricultural land. San Joaquin County ranks near the top of California' scounties in agricultural production.

The county' slocation 80 miles east of the bay area and forty miles south of Sacramento give it avery strategic location for distribution ofproducts. In the State of California, Department of Finance demographic report, January 2023, San Joaquin County had a population of 786, 145, making it the 14` h most populous county in the state. This was an increase in population of approximately 13% during the decade preceding. Most of the county is agricultural, with the City of Stockton having nearly 41% of the county' sresidents. Stockton is famous for its large inland port, with major products such as wood chips, lumber, and agricultural products shipped overseas.

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Because of its location on Interstate 5 and Highway 99, Stockton has become a hub for distribution warehousing, and for trucking enterprises. It is the seat of the County, and its location is in the center ofthe county. Lodi, fifteen miles north of Stockton is situated on Highway 99 and Highway 12, which is a major east -west link to the Sierras to the east and the Bay Area to the west. Lodi is a center of one of California' slargest and most productive wine grape regions. In addition, it is the hub of the county' sdairy production, which ranks second only to grapes as an agricultural commodity within the county. Tracy is located west of Interstate 5 and south of Interstate 205, which connects Interstates 5 and 580. Tracy is a fast growing city that was once an agricultural hub and is now a bedroom community for those commuting to the East Bay. Manteca and Lathrop, both incorporated cities, are both located south of Stockton with Lathrop oriented toward Interstate 5 and Manteca toward Highway 99. These two cities adjoin each other on Lathrop' ssouth and east boundary and Manteca' snorth and west boundary. The subject property is located on the northeast corner of Roth Road and Harlan Road, in the northern portion of Lathrop, just east of Interstate 5.

The climate in this area tends to be hot in the summers and cool in the winters. Most of the rainfall happens between January and April, with the average rainfall per year at slightly over 18 inches. The nights during the summers are cooled by the breezes off the delta.

The county' scurrent general plan calls for the agricultural areas within the county to remain in production. The county has eight incorporated cities, and over 80% of the county' s population resides within these corporate limits. Thus, major development in the future will remain within the incorporated cities designated limits or along their boundaries and within their existing general plans and areas of influence. The central portion of the county has the best soil for the growing of grapes and orchard crops. The delta islands primarily produce vegetable crops, and the eastern portions of the county have less fertile soil and are used for grazing.

It is the appraisers' opinion that San Joaquin County will remain a major factor in the state' agricultural production. Many crops such as grapes, asparagus, potatoes, tomatoes, cherries, and melons are leading commodities in the county as well as the dairy industry. The cities within the county will continue to grow, with the western area near Tracy being a bedroom area for bay area workers and the central cities such as Lodi, Manteca, Lathrop and Stockton will continue as centers for commerce, distribution and trucking operations.

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MARKET AREA DESCRIPTION

SUBJECT PROPERTY
W OCRRi& GF
Lathrop Lathrop
Manteca
3r8: 13 W.;.

Banta
The subject property is located in the northern portion of Lathrop, just south of the intersection of Roth Road and Harlan Road, and just east of Interstate 5. Lathrop is a city of approximately 35, 000 inhabitants and is strategically located between Highway 99 and Interstate 5 and to the north of Highway 120. Highway 120 is a primary corridor to get traffic between the two major north -south freeways and provides Central Valley drivers access to the Bay Area. Thus, the area has become a home to many warehousing and distribution sites for companies. Lathrop is adjacent on its easterly boundary to Manteca, a city of approximately 88,00 and the two are separated by the north -south oriented Union Pacific Railroad right of way. Manteca was once the home to Spreckels Sugar with a
large refinery, however that was closed and has since been demolished and that area is now home to businesses along Highway 120. Louise Avenue runs east - west through the southern portions of Lathrop and Manteca, and also connects to the two major freeways.

The primary commercial area of Lathrop is in the Interstate 5 corridor along its westerly boundary. The older city center is to the east of Interstate 5 nearer the railroad. Manteca also has a
large commercial area near Highway 99 and Yosemite Avenue in the southeastern portion ofthat city.

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Manteca and Lathrop have also become bedroom communities for the areas to the north, west and south. Tracy is just west and farther west over the Altamont Pass is the San Ramon Valley and a
large employment area. Modesto is just south in Stanislaus County and offers more employment. To the north is Stockton, a
large employment area. Also, with the good freeway
access to the Bay Area and the Sacramento and San Joaquin Valleys, this area has developed, especially along Interstate 5, with a multitude of large distribution warehouses.

Stockton is a
large metroplex of nearly 320, 00 inhabitants. The city has been growing in its northern portions near both freeways as many subdivisions have been built over the past decade.

The central portions of the city have remained stable, with residential areas located near shopping and employment. It is also the seat of government for San Joaquin County.

The real estate market for industrial properties of central San Joaquin County has been one of more supply than demand. This is an excellent location for warehousing and distribution with its central location. There is an abundance of industrial parcels available in the area in and around the Stockton Airport and in other industrial parks in the area along Interstate 5. There are less Commercial properties available, though the areas along Highway 120 and Interstate 5 are newer and are in the growth process. The post -pandemic economy has been strong, especially in the industrial and logistics markets, and will likely remain strong in this area because of its central location, good freeway access and affordable housing.

It is the appraiser' sopinion that the cities of Manteca and Lathrop will continue to be an area of growth with commercial, industrial and residential development with good access to the existing freeways.

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PROJECT DESCRIPTION
The City of Lathrop ( City) proposes to realign Harlan Road by shifting the intersection of Harlan Road and Roth Road within the City of Lathrop, California.

Proposed development projects within San Joaquin County, the City of Manteca, and the City of Lathrop will cause the 1- 5 interchange at Roth Road within the City of Lathrop to operate at an unacceptable level. The Harlan Road Realignment at Roth Road Project ( Project), must be completed prior to any improvements being made to the interchange. The proposed Project will shift the existing Harlan Road/oth Road intersection approximately 600 feet to the east, increasing the spacing between the I-5/ Roth Road northbound ramp termini intersection and Harlan Road. This increased spacing will allow for future improvements at the ramp termini intersection to improve the intersection traffic operations. To match the shifted intersection, Harlan Road, north and south of Roth Road, will require realignment. Harlan Road currently runs parallel adjacent to the I-5 right of way within the Project area.

The proposed Project along Harlan Road will include three travel lanes and a center twoway left turn lane south of Roth Road and two travel lanes with a center striped median north of PATTISON & ASSOCIATES, INC.

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Roth Road. This lane configuration will incorporate the ultimate improvements necessary for Harlan Road within the Project area. Harlan Road will conform to the existing section at the beginning and end of the realigned portion; ultimate Harlan Road improvements past these conforms will take place as future projects.

The existing Harlan Road intersection will be converted to one cul- de- sac on the south side of Roth Road and a dead- end road on the north side of Roth Road to maintain access to the existing properties on Harlan Road outside of the realigned portion.

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PROPERTY

DESCRIPTION
1484

APPRAISAL SUMMARY
OWNER: Fast Lane Sierra 2018, LLC
PROPERTY ADDRESS: 11338 S. Harlan Road
LOCALE: Lathrop
ZONE: CH PRESENT USE: Vacant
HIGHEST AND BEST USE ( SITE): Service Commercial/ Light Industrial/ Truck Parking DATE ACQUIRED: 3/ 19/ 2020 D. T..: $869. 00 CONSIDERATION: $ 790, 00 TOTAL PROP. AREA: 1. 66 Acres X FULL PART
APN: 196- 020-6
DATE OF VALUE: 3- 15- 2024
MARKET VALUE OF REQUIRED PROPERTY:

ROUNDED: $ 244, 000
243, 35. 00
LAND: 6, 490+ SF in Permanent Public Right of Way Easement R/ W 1 - 1, 731 SF unencumbered @ $ 25. 00/ SFx 100% = $43, 275. 00) R/ W 2 - 4, 759 SF unencumbered @ $ 25. 00/ SF x 100% = $118, 975. 00) 2, 316+ SF in Permanent Public Utility and Slope Easement PU& SE 1 - 1,62 SF unencumbered @ $ 25. 00/ SF x 90% = $ 26, 145. 00) PU& SE 2 - 1,54 SF unencumbered @ $ 25. 00/ SF x 90% = $ 25, 965. 00) 2, 318+ SF Temporary Construction Easement
TCE 1 - 1,64 SF unencumbered @ $ 25. 00/ SF x 10%/ year x 5 years = $ 14, 550. 0) TCE 2 - 1,54 SF unencumbered @ $ 25. 00/ SF x 10%/ year x 5 years = $ 14, 425. 00) IMPROVEMENTS: None
SEVERANCE DAMAGES: None
BENEFITS: None
CONSTRUCTION CONTRACT WORK: Reconstruct driveway and fencing cost to be provided by contractor
162, 250. 0
52, 110. 0
28, 975. 00
0-
0-
0-
Date Inspected: 3- 15- 24 By: Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.

Page 18 ends

1485

PROPERTY DESCRIPTION
Owner of Record
Fast Lane Sierra 2018, LLC, a California Limited Liability Company Location
The subject property is located on the east side of S. Harlan Road, south of Roth Road, in Lathrop, California. Its current address is 11338 S. Harlan Road, Lathrop, California.

Shape, Dimensions and Area
The subject property is nearly rectangular in shape. It has approximately 122 feet of frontage on S. Harlan Road along its western boundary and is approximately 625 feet deep along its north boundary. It contains approximately 1. 66 acres according to San Joaquin County Assessor' sMaps. Please see map below.

PATTISON & ASSOCIATES, INC.

Page 19 ends

1486
Legal Description
Please see title report in addenda.

Topography and Physical Characteristics
The subject property is generally level and at the grade of the adjoining roadway. It is currently vacant. There is no curb, gutter or sidewalk along the roadway.

Zoning
The subject property is zoned CH, Highway Commercial, by the City of Lathrop. This district is intended primarily for application to areas along major highway entrances to the city in accord with policies of the general plan, where controlled access to the highway is afforded for the convenience of patrons traveling the highway by the provision of frontage roads, interchanges, channelized intersections and control over driveway spacing. Allowed uses include many retail oriented commercial uses, especially those convenient for highway travelers. This includes restaurants, gas stations, auto sales and service, and the like.

Utilities and Services
The subject property has electricity and telephone service to the site. Sewer and water service are available, but not developed. It appears that the property was previously developed with a
residence, which likely had a well and septic system for domestic water and sewer service.

Easements and Encroachments
A title report was provided by First American Title Company. A copy is located in the addenda. A review of this title report revealed rights to the public in S. Harlan Road and an easement for guy wires and appurtenances. It is our opinion that these exceptions do not have an adverse effect on the market value of the subject property. There were no other easements or encroachments noted.

Flood Plain
The subject property is within Zone X ( shaded) according to FEMA Panel 06077C 0610F, revised on October 16, 2009. Zone X ( shaded) is an area with reduced flood risk due to levees.

PATTISON & ASSOCIATES, INC.

Page 20 ends

1487
Assessed Value and Taxes
Assessor' sParcel No. 196- 020-6
Tax Code Area: 007-46
Assessed Value:

Land: $ 830, 429
Improvements: $ 0
Other Value: $ 0
Total: $ 830, 429
2023-024 Taxes: $ 10, 079. 24
Access
The subject property has direct access to S. Harlan Road.

Improvement Description
The subject property is vacant. It appears that at one time there was a residential improvement, which has been removed.

History of the Property
The current ownership purchased the subject property on March 19, 2020 for a reported
790, 00. This transaction was recorded in San Joaquin County Official Records, Document Number 2020R0035519. Details of this transaction were unable to be confirmed, but it was purchased by the adjoining owner of the gas station to the north. The sales price is well below today' s market, but values in this area increased significantly during the pandemic, as the distribution and logistics market saw a large increase in
demand. We have not further analyzed this subject sale, as it is over four years old and well below today' s market value.

Present Use
The subject property is currently vacant and not utilized.

PATTISON & ASSOCIATES, INC.

Page 21 ends

1488

HIGHEST AND BEST USE
Highest and best use is defined as:

The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value.

Implied in this definition is that the determination of use takes into account the contribution of a specific use to the community and community development goals as well as the benefits of that use to individual property owners. Hence, in certain situations the highest and best use of land may be for parks, greenbelts, preservation, conservation, wildlife habitats, and the like.

To estimate the highest and best use, four elements are considered:

1. Possible use. What uses of the site in question are physically possible?

2. Permissible legal use. What uses of the site are permitted by zoning and deed restrictions.

3. Feasible use. Which possible and permissible uses will produce a net return to the owner of the site?

4. Highest and best use. Among the feasible uses, which use will produce the highest net return or the highest present worth?
The highest and best use of the land or site if vacant and available for use may be different from the highest and best use of the improved property. This is true when the improvement is not an appropriate use, but it makes a contribution to the total property value in excess of the value of the site. The existing use will continue, however, unless and until land value in its highest and best use exceeds the total value of the property in its existing form. The following tests must be met in estimating highest and best use. The use must be legal and probable, not speculative or conjectural. A demand for the use must exist and it must yield the highest net return to the land for the longest period.

These tests are applied to the improved and vacant property. To arrive at an estimate of highest and best use, the subject property was analyzed as though vacant and available for development.

PATTISON & ASSOCIATES, INC.

Page 22 ends

1489
The subject property is zoned for commercial use. It has good access from S. Harlan Road, which serves as the Interstate 5 frontage road in this area. It is located just south of the Interstate 5 freeway/ Roth Road interchange and just west of Sharpe Depot, which is a large military storage
facility. The presence of this depot and the adjacent Union Pacific Railroad yard has influenced the development of this area into primarily industrial uses. There are many trucking and logistics facilities in the area surrounding the subject property.

The highway commercial zoning allows numerous retail commercial uses. However, its location on the frontage road, and not on the primary thoroughfare, limits its potential. It contains

1. 66 acres, which is large enough in size to support numerous uses. However, while there is commercial development on Roth Road to the north, and near the other freeway interchanges in Lathrop, the subject site does not have the traffic count to support retail commercial use. However, over the past 4 years, since the pandemic first started, sites that could accommodate truck parking have increased in value tremendously. This property lends itself to this type of use. It has the proper zoning, good freeway access, and large enough size to accommodate numerous trucks. If vacant, it is our opinion that would likely be an ideal site for truck parking, or for other light industrial/ service commercial ( auto repair, etc.) use. These are legal uses and, in our opinion, would bring in the greatest return to the property. Therefore, it is the appraiser' sopinion that the highest and best use of the subject property, as vacant, is for light industrial or service commercial use, ideally for truck parking.

PATTISON & ASSOCIATES, INC.

Page 23 ends

1490
LEGEND: O
f

EXISTING
RIGHT
OF

WAY/ PROPERTY
LINE

EXISTING

EASEMENT

EXISTING

CONDITIONS

PROPOSED
IMPR

OVEMENTS

PROPOSED
RIGHT
OF
WAY
EASE
MENT

PROPOSED
PUBLIC

UTILITY

EASEMENT
AND
SLOPE

EASEMENT

PROPOSED
TE

MPORARY CONSTRUCTI
ON

EASEMENT UTILITY
POLE
TO
BE

RELOCATED
INTO
PUE
PUBLIC

UTILITY

EASEMENT
AND
SLOPE

EASEMENT TEMPORARY

CONSTRUCTION

EASEMENT
REMOVE

EXISTING

ROADWAY
APN

PROPERTY OWNER
SOFT

REMARKS
196- 020-6
FAST

LANE SIERRA
6, 490
GRANT
OF
PUBLIC
RIGHT
OF
WAY

EASEMENT

2. 316
PUBLIC

UTILITY

EASEMENT
AND
SLOPE

EASEMENT

2. 318

PROPOSED

TEMPORARY

CONSTRUCTION

EASEMENT
72, 590
GROSS
PARCEL
SIZE
SOUTH
ERST, 41E
5 NORTH
KEYMAP
NOT
TO
SCALE
a 0 xI-0
APN:
196- 0206 ADDRESS:
11338
S

ROHARLAN
AD
OWNER:

FAST
LANE
SIERRA

UTILITY
NOTE:

LOCATION
OF

RELOCATED

UTILITIES

COORDINATION
WITH
THE

UTILITY
CO

PRELIMINARY
THIS '

PROPERTY
OWNER

EXHIBIT'
IS
A
COMM

UNICATION
TOOL
TO

PROVIDE
THE

AFFECTED

PROPERTY
OWNER
AND
RIGHT
OF
WAY

PERSONNEL
WITH
THE

GENERAL IM
PACTS
THE

PROJECT
M
AY

HAVE ON
A

PARTICULAR
PROPERTY.

DOKKEN ENGINEERING
110
BLUE
RAVINE
ROAD
SUITE
20O,
FOLSOM
CA.
916- 858 0642
P
1491

PORTION TO BE ACQUIRED
The City of Lathrop wishes to acquire two permanent public road right of way easements R/ W) from the subject property. R/ W 1 is located along the west boundary of the property and contains 1, 731 square feet. This area will be used for the new alignment of Harlan Court just north ofthe subject, which will provide access to the subject and other parcels on this roadway, and will end in a cul- de- sac just south of Roth Road. R/ W 2 is located in the east portion of the property and contains 4, 759 square feet. This area will be used for the new alignment of Harlan Road that extends all the way to Roth Road. It will run along the freeway south of the subject and turn easterly a few parcels south of the subject, and then back northerly along the east boundary of the subject parcel and the parcels south of the subject. These areas will be used for roadway, curb, gutter, and sidewalk improvements.

In addition, the City wishes to acquire two permanent public utility and slope easements PU& SE) from the subject property. PU& SE 1 is located along the east side ofR/ W 1 and contains 1,62 square feet. PU& SE 2 is located along the west side of R/ W 2 and contains 1,54 square feet. These areas will be used primarily for utilities and to maintain the slope adjacent to the right of way.

Finally, the City wishes to acquire two temporary construction easements ( TCE) from the subject property. TCE 1 contains 1,64 square feet and is located adjacent to the proposed PU& SE

1. TCE 2 contains 1,54 square feet and is located adjacent to the proposed PU& SE 2. These TCEs will be used as work area during construction.

The areas to be acquired are shown on the maps on the facing page and following pages.

PATTISON & ASSOCIATES, INC. """' _

Page 24 ends

1492
LEGEND: O
p
TT LU11 r _' ' . / /

EXISTING
RIGHT
OF

PROPERTY WAY/
LINE

EXISTING

EASEMENT

EXISTING

CONDITIONS

PROPOSED

IMPROVEMENTS

PROPOSED
RIGHT
OF
WAY

EASEMENT

PROPOSED
PUBLIC

UTILITY

ASEMENT E
AND
SLOPE

EASEMENT

PROPOSED

TEMPORARY

CONSTRUCTION

EASEMENT UTILITY
POLE
TO
BE

RELOCATED
INTO
PUE
PUBLIC

UTILITY

EASEMENT
AND

SLOPE TEMEASEMENT PORARY

CONSTRUCTION

EASEMENT
REMOVE

EXISTING

ROADWAY
APN

PROPERTY OWNER
SOFT

REMARKS
196- 0206
FAST

LANE SIERRA
6, 490
GRANT
OF
PUBLIC
RIGHT
OF
WAY

EASEMENT

2. 316
PUBLIC

UTILITY

EASEMENT
AND
SLOPE

EASEMENT

2. 318

PROPOSED

TEMPORARY

CONSTRUCTION

EASEMENT

72. 590
GROSS
PARCEL
SIZE
SOUTH

ERSTATE
NORTH
KEY
MAP
NOT
TO
SCALE
APN:
196- 0206
12 ADDRESS:
11338
S

HARLAN RO
AD
OWNER:

FAST
LANE
SIERRA

UTILITY
NOTE:

LOCATION
OF

RELOCATED

UTILITIES

COORDINATION
WITH
THE

UTILITY
I
v
PR

ELIMINARY
THIS '

PROPERTY
OWNER

EXHIBIT'
IS
A
COMM

UNICATION
TOOL
TO

PROVIDE
THE

AFFECTED

PROPERTY
OWNER
AND
RIGHT
OF
WAY

PERSONNEL
WITH
THE

GENERAL

IMPACTS
THE

PROJECT
M
AY
HAVE
ON
A

PARTICULAR
PROPERTY.

DE
DOKKEN
E

NGINEERING
110
BLUE
RAVINE
ROAD
SUITE
200,
FOLSOM
CA.
916- 858 0642
1493
LEGEND
N89° 28' 03" W

2. 95'
5 f(R)
10' TCE # 1
1164 SQFT f
10' PUE & SE # 1
1162 SQFT f
CH= S19° 07' 39" W
121. 88'
A=6°47' O2"
R=1O3O. O
L=121. 95'
POB
ROW # 1
POC
PUE & SE # 1
TCE # 1 /
TPOB
PUE &
SE # 1
S89° 29'4" E

34. 08'
o DIMENSION

GRANT OF PUBLIC
POINT
ROW EASEMENT# 1

APN ASSESSORS PARCEL NUMBER

BK BOOK

PUE PUBLIC UTILITY EASEMENT

R) RADIAL BEARING

ROW RIGHT OF WAY

POB POINT OF BEGINNING
TPOB. TRUE POINT OF BGINNING

POC POINT OF COMMENCEMENT

TCE TEMPORARY CONSTRUCTION EASEMENT

SE SLOPE EASEMENT

FAST LANE SIERRA
116 ROTH ROAD
DOC# 2O18- 123736
APN: 196- 020- 2
CH= N16° 40 ' 21" E 11. 90'
A=15° O4' 21"
R=45. 38'
L=11. 94
CH= N14° 26'4" E10. 24'
A=10° 36' 27"
R=55. 38'
L=1O. 25'
CH= NO4° 49' 23" E69.

A=8°37' 35"
R=459. 37'
L=69. 16'
CH= NO4° 49
A=8°37'5"
R=469. 37'
L=7O. 67'
NOO° 3' 36" E

35. 16'
NOO° 3O'6" E

35. 16'
TPOB
TCE # 1
S89° 29'4" E

10. 00'
1731 SQFT±
1"= 30'

FAST LANE SIERRA
11338 S HARLEN RD
10' DOC# 2O2O- O35519
APN: 196- 020- 06
23" E 70. 60'

DHILLON
11432 S HARLAN RD
DOC# 2O19- 76899
APN. 196- 020-8

EXHIBIT B
SHEET 4 OF 5 CITY OF

PORTION

LATHROP,
APN:

OF
196- 020-6
COUNTY
THE NE
OF
a
SAN

SECTION
11338

JOAQUIN,

S HARLAN
14,
STATE
T1S, R6E,
OF
RD

CALIFORNIA
MDM
uNlc: oENGINEERING
110 BLUE RAVINE RD SUITE 101 I FOLSOM, CA 95630
PHONE: 916.00. 6623 I unicoengineering. com
1494

PAL INDERPAL
134 ROTH ROAD
DOC# 2001- 16729
APN: 196- 020-4
CADELL
11338 S HARLEN RD
DOC# 2020- 035519
APN: 196- 020-6
10' TCE # 2
1154 SQFT f
10' PUE # 2
1154 SQFT I
11432 S HARLAN RD
DOC# 2019- 76899 N89° 29' 24" W
LEGEND APN.: 196- 020-8 10. 01'

51. 30' TOTAL)
GRANT OF PUBLIC ROW EASEMENT # 2 4759 SQFT±
o DIMENSION POINT

APN ASSESSORS PARCEL NUMBER

BK BOOK

PUE PUBLIC UTILITY EASEMENT

R) RADIAL BEARING

ROW RIGHT OF WAY

POB POINT OF BEGINNING
TPOB. TRUE POINT OF BGINNING

POC POINT OF COMMENCEMENT

TCE TEMPORARY CONSTRUCTION EASEMENT

SE SLOPE EASEMENT
TPOB
DHILLON TCE# 2
S89° 28' 03" E

41. 29'
t`
M
co
co
N89° 29' 24" W

41. 29' I
TPOB
PUE & SE # 2
b
1"= 30'
POB
ROW # 2
POC
PUE & SE# 2
TCE # 2

EXHIBIT B
APN: 196- 020-6 11338 S HARLAN RD uNIIo
SHEET 5 OF 5
PORTION OF THE NE a SECTION 14, T1S, R6E, MDM

CITY OF LATHROP, COUNTY OF SAN JOAQUIN, STATE OF CALIFORNIA

E N B I N E E R I N O
110 BLUE RAVINE RD SUITE 101 I FOLSOM, CA 95630
PHONE: 916.00. 6623 I unicoengineering. com
1495
1496
View of area to be acquired in west portion of site looking northerly PATTISON & ASSOCIATES, INC.
1497

VALUATION
1498

VALUATION DISCUSSION
Traditionally, there are three approaches to value. The Cost Approach involves the estimation of the cost to reproduce all improvements as new, deducting depreciation from all causes from this estimated cost, to arrive at a depreciated reproduction cost. To this, the estimated market value of the land is added to arrive at a reliable indication of value. This approach is particularly valid when buildings are new or proposed and are proper improvements for the site.

The subject property is vacant. Thus, only a land value is required. Thus, the Cost Approach is not considered applicable and will not be utilized.

The Income Approach considers the present worth of future benefits derived from ownership and is measured through the capitalization of the property' s projected income. The appraisal investigation develops a reliable estimate of the net operating income for the property and capitalizes this to an indication of value. This approach requires analysis of land leases to determine the fair market rental rate ofthe subject site. This data is extremely limited, and in our research, there were no similar vacant sites under lease in which to analyze. Thus, the Income Approach is not considered to be reliable. Therefore, it has not been utilized in estimating the value of the subject property.

The Sales Comparison Approach is contingent upon the availability of comparable properties that have recently sold on the open market. Each sale is analyzed and its attributes compared with the subject property. Differences between each comparable and the subject are then adjusted to arrive at an indicated value from each transaction. The Sales Comparison Approach will be utilized in estimating the market value of the subject site.

Therefore, in estimating the value of the subject property, only the Sales Comparison Approach to value will be utilized.

As stated in the highest and best use section of this report, it is our opinion that the highest and best use of the subject is for light industrial/ service commercial use, ideally truck parking.

Thus, to estimate the site value of the subject property, we have searched the surrounding area for sales of similar light industrial/ service commercial sites for use as comparable data. We have searched the greater San Joaquin County area for sales and listing data, as there is little data in the immediate vicinity of the subject. We have analyzed the data on the following pages. A11 have comparability to the subject property.

Once the fee simple value of the subject property is estimated ( land only), the appraisers will estimate the value of the portion to be acquired based on the estimated per square foot value of the subject site.

PATTISON & ASSOCIATES, INC.

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1499
Subsequently, the appraisers will analyze the remainder in the after condition, considering the acquisition, under the hypothetical assumption that the project has been completed in the manner proposed, to determine if there are any severance damages or benefits accruing to the remainder.

PATTISON & ASSOCIATES, INC.

Page 26 ends

1500

VALUATION
The appraisers have analyzed the 6 sales below to estimate the current market value of the subject site.

Data Location Date Size ( Ac) Zoning Price Price/ SF
1 16412 Golden Valley Pkwy Dec -22 0. 80 CO -CL $ 950, 00 $ 27.6 Lathrop
192- 040- 5
2 2200 Orchard Parkway
Tracy
238- 190- 23
3 18462 Queirolo Rd
Lathrop
241- 020- 25
4 1501 Jack Tone Road
Ripon
228- 110- 26
5 1168 N. International Pkwy
Tracy
209- 480- 02
6 Joe Pombo Parkway
Tracy
214- 020- 4
Aug -22 1. 06 GHC $ 1, 250, 000 $ 27. 07
May -22 1. 60 CS -MV $ 899, 000 $ 12. 90
Sep -22 1. 96 HC $ 1, 250, 000 $ 14. 64
Jun -23 1. 99 CRSP $ 2, 163, 000 $ 24. 95
Feb -23 2. 35 GHC $ 3, 000,00 $ 29. 31
Comparable 1 is a future Wendy' s Hamburger site on the west side of Interstate 5 at the Louise Avenue interchange. Louise Avenue becomes River Islands Parkway west of the freeway and this site fronts on that street adjacent to the offramp of the freeway. This 0. 80 commercial site sold in December 2022 for $ 950, 00 or $ 27.6 per square foot. It is smaller than the subject indicating a higher unit value and it is right at the interchange whereas the subject is slightly south of the Roth Road interchange. Thus, this comparable has a slightly superior location. Overall, it must be considered superior on a unit basis and indicates a value less than $ 27.6 per square foot for the subject property.

Comparable 2 is on Orchard Parkway, just off Grant Line Road in Tracy. This 1. 06 acre commercial site sold in August 2022 for $ 1, 250, 000 or just over $ 27 per square foot. It is being improved with a medical office. This site is much like a " pad" as it is in a group of medical offices.

It is smaller than the subject indicating a higher unit value and it is in a commercial core area, superior in location when compared to the subject site. It had all utilities available at the time of PATTISON & ASSOCIATES, INC.

Page 27 ends

1501
purchase. Thus overall, it is superior to the subject site when compared on a unit basis and indicates a value for the subject less than $ 27. 07 per square foot.

Comparable 3 is a 1. 6 acre service commercial site on Queirolo Road, which is an extension of Golden Valley Parkway, south of Louise Avenue and just north of the crossing of the San Joaquin River. This site sold in May 2022 for $899, 000or $ 12. 90 per square foot. It is a raw site in an area that is transitioning from rural residential to commercial. This is near the entrance to the River Island development and Mossdale Crossing Park. Access is from the Louise Avenue interchange and both Manthey Road and Golden Valley Parkway. This site is similar in size when comparing to the subject property but is inferior in location as stated prior, it is in a transition area, and it is not a finished site at the time of sale. Thus, it indicates a unit value greater than $ 12. 90 per square foot for the subject property.

Comparable 4 is a commercial hotel site at the Jack Tone Road/ Highway 99 interchange in Ripon. This property contains 1. 96 acres and sold in September 2022 for $ 1, 250, 000or just under $ 15 per square foot. It was a " cut out" of the large Pilot Truck Stop and Pilot was the seller.

There are restrictions included in this sale, as the property cannot be developed with a service station, but a hotel is fine. Thus, it sold slightly below the market for a site on a primary interchange on Highway 99. The subject is slightly smaller than this comparable but has a very good location on the frontage road just south of the Roth Road interchange on Interstate 5. Overall, the subject must be considered superior to this comparable due to overall location and the restrictions on the comparable property.

Comparable 5 is located off International Parkway just west of Tracy, but within the city limits. This is at the Mountain House interchange. This 1. 99 acre site sold in June 2023 for 2, 163, 000 or $24. 95 per square foot. This is a cul- de- sac off of Mountain House Parkway and is zoned commercial. To the south the area is developed with large warehouses as this area has become a headquarters for warehousing and distribution. Interstate 205 is just north and connects with Interstate 580 serving the Bay Area, just to the west and connects with Interstate 5 serving the entire Valley to the east. This is an excellent property for any type of service business serving the trucking industry.

Comparable 6 is located on the north side of Joe Pombo Circle, north of Grant Line Road in Tracy. It backs up to the Interstate 205 freeway and has good freeway visibility. It is just east ofthe Grant Line/ I-205 freeway interchange which has a multitude of commercial properties. This is at the west extremity of Tracy and where most of the " new" shopping areas are located. This

2. 35 acre site sold in February 2023 for $3, 000,0, or just over $ 29 per square foot. It is proposed for a hotel. Due to its highway visibility and the amount of traffic on I-205 this is considered a superior property when compared to the subject on a unit basis. It is slightly larger than the subject.

PATTISON & ASSOCIATES, INC.

Page 28 ends

1502
The data above in our opinion is the most pertinent available to arrive at the value of the subject site ( land only). The subject site is a 1. 66 acre commercial site fronting on Harlan Road, just south of the intersection with Roth Road. This site is vacant. The data above indicates a range in prices paid for similar sized commercial sites from just under $ 13 to nearly $ 30 per square foot.

There has not been an abundance of commercial sites sell in the Stockton- Lathrop/ Manteca- Tray markets over the past three years. Comparables 3 and 4 set the low end ofthe range and are inferior to the subject site. Comparable 3 is a raw site with indirect access in a transitioning area.

Comparable 4 is a good location in front of a Pilot Truck Stop but has restrictions on what can be constructed. Comparables 1, 2, 5 and 6 range from just under $25 to just under $ 30, a very tight
range. In our opinion these four comparables are superior to the subject site. Comparables 1 and 2 are smaller indicating a higher unit value and Comparable 1 is a fast food site right on the interchange of I-5 and Louise Avenue. Comparable 2 is a " pad" in a medical complex in Tracy near the I-205 freeway. Comparables 5 and 6 are larger than the subject but are in locations that are superior. Comparable 5 is at the Mountain House interchange and Comparable 6 is at the Grant Line Road/ Interstate 205 interchange. Based on our research and experience, it is our opinion that the subject site has a unit value of $25 per square foot. This amounts to $ 1, 808, 000 (rounded), which is within the range of our comparable data.

Value of Portions to be Acquired
The City of Lathrop wishes to acquire two permanent public road right of way easements R/ W) from the subject property. R/ W 1 is located along the west boundary of the property and contains 1, 731 square feet. This area will be used for the new alignment of Harlan Court, which will provide access to the parcels along this roadway, including the subject, and end in a cul- desac just south of Roth Road. R/ W 2 is located in the east portion of the property and contains 4, 759 square feet. This area will be used for the new alignment of Harlan Road that extends all the way to Roth Road. It will run along the freeway south of the subject and turn easterly to the south of the subject, and then back northerly along the east boundary of the subject and the parcels south of the subject. These areas will be used for roadway, curb, gutter, and sidewalk improvements.

This permanent public road right of way easement is for road, sidewalk, curb and gutter purposes. These areas appear to be unencumbered. Although they are being purchased in permanent easement, and the ownership will continue to own the underlying fee interest, it is our opinion that this easement fully encumbers this area as the ownership will have no use of this area.

Thus, it is our opinion that 100% of the fee simple value should be applied to the permanent road right of way easement area. Based on our above valuation, the value of the area to be acquired in permanent public road right of way easement is as follows:

PATTISON & ASSOCIATES, INC.

Page 29 ends

1503
Permanent Public Road Right of Way Easement — 6, 490 SF R/ W 1 - 1, 731 SF x $ 25. 00/ SF x 100%
R/ W 2 - 4, 759 SF x $ 25. 00/ SFx 100%
Total
43, 275. 00
118, 975. 00
162, 250. 0
In addition, the City wishes to acquire two permanent public utility and slope easements PU& SE) from the subject property. PU& SE 1 is located along the east side of R/ W 1 and contains 1,62 square feet. PU& SE 2 is located along the west side of R/ W 2 and contains 1,54 square feet. These areas will be used primarily for utilities and to maintain the slope adjacent to the right of way.

Permanent Public Utility and Slope Easement — 2, 316 SF PU& SE 1 — 1,62 SF x $ 25. 00/ SFx 90%
PU& SE2 - 1,54 SF x $ 25. 00/ SFx 90%
Total
Value of Temporary Construction Easement
26, 145. 00
25, 965. 00
52, 110. 0
The City of Lathrop also wishes to acquire two temporary construction easements ( TCE) from the subject property. TCE 1 contains 1,64 square feet and is located adjacent to PU& SE 1.

TCE 2 contains 1,54 square feet and is located adjacent to PU& SE 2. These areas will be used as work areas during construction of the road realignment project. The value of these temporary easements will be estimated by a rental charge for a 5 -year period. The rent will be based on a percent of the value or return on investment by the owner.

Economic indicators taken from Bankrate. com and from information provided by Mortgage Companies indicate the prime rate at 8.5% and mortgage rates are currently between 6% and 8% in the area. In addition, we have researched Market Capitalization Rates for income producing properties throughout the area and have found that 6.5% is fairly typical in this market.

Page 30 ends

1504
period, the contractor will be using the property in a way that is not compatible with the present use. We have used a 10% rate of return for this temporary construction easement as this is higher than the rate for an entire income producing property, but is considered a reasonable rate of return on a real estate investment and the temporary easement is over a small portion of the site. As stated, the two TCEs will contain a total of 2, 318 square feet. It is our understanding that the ownership will have no use of these areas during construction. Thus, the entire area will be considered for payment and/ orrent. The estimated value ofthe temporary easements is as follows:
2, 318 SF x $ 25. 00/ SFx 10%/ year
5, 795. 00/ year x 5 years
Value of Improvements
The subject property is vacant.

Severance Damages
5, 795. 00/ year
28, 975. 00
We have analyzed the subject property in the after condition, under the hypothetical assumption that the project has been completed in the manner proposed. The subject property is a vacant commercial/ light industrial property with potential for commercial and/ orlight industrial use ( truck parking, service, etc.). The acquisitions for the proposed project are along the west and east boundaries of the property. The remainder contains 1. 46 net acres and will have excellent access along the realigned frontage road, as well as access to the existing Harlan Road which will become Harlan Court. Once the project is complete, this area will have better traffic flow and will likely see more commercial development between the new frontage road and Roth Road.

Therefore, it is our opinion that the remainder will have at least the same unit value, and may have a higher unit value in the after condition. Therefore, it is our opinion that there are no severance damages accruing to the remainder of the subject property.

Benefits
It is our opinion that the proposed project will likely benefit the remainder, as the project will provide superior access to the subject with frontage on a public roadway and will improve traffic flow and safety in this area. Road improvement projects typically enhance values of properties, and will likely enhance the value of the subject site. However, in California, benefits can only offset severance damages. Since there are no severance damages accruing to the remainder, we have not attempted to measure benefits.

PATTISON & ASSOCIATES, INC.

Page 31 ends

1505
Construction Contract Work
The contractor will construct a driveway/ road approach to the new roadway and reconstruct any affected fencing. The cost of this will be provided by the contractor.

Just Compensation
Based on the above valuation and analysis, the total just compensation due to the property owner as a result ofthe proposed acquisition is as follows:

Value ofEntire Property in Before Condition:

1. 66 Acres @ $ 25. 00/ SF
Value of Area to be Acquired:

Permanent Public Road Right of Way Easement
R/ W 1 - 1, 731 SF x $ 25. 00/ SF x 100%
R/ W 2 - 4, 759 SF x $25. 00/ SF x 100%
Total
Permanent Public Utility and Slope Easement —
PU& SE 1 — 1,62 SF x $25. 00/ SFx 90% =
PU& SE 2 - 1,54 SF x $25. 00/ SFx 90%
Total
Value of Remainder as Part of the Whole:

Estimated Value After Acquisition
Before Considering Benefits:

Severance Damages ($ 1, 593, 640 - $1, 593, 640)
Less Benefits ( Not Calculated)
Net Damages:

Site Improvements ( Not affected)
Temporary Construction Easement:

Total Estimated Compensation: _
1, 808, 000
6, 490 SF
43, 275. 00
118, 975. 00
162, 250. 0 $162, 250. 0
2, 316 SF
26, 145. 00
25, 965. 00
52, 110. 0
1, 593, 640
1, 593, 640

0.0 0.0

0.0 0.0
28, 975. 00
ROUNDED TO:
52, 110. 0

0.0 0.0
28, 975. 00
243, 35. 00
244, 000
PATTISON & ASSOCIATES, INC.

Page 32 ends

1506

ADDENDA
1507

COMPARABLE DATA MAP
Bacon
Island
Lon er Jones Tract
Upper Jones Tract
Trull
Victoria
island
I. ° Bethany
ountain
House J4
J2
Rindge
J2
Union I4nd
4 J13
J2
Country Club
Holt
4 Gillis
Roberts Island
Tracy
Municipal
Airport
J10
J
Howard R oward P#

SAN JOAQU
132
J3

CALIFORNIA',
thrpp fed4
99 Foppiano
Lane
ust
88 \
G• arden
Acres
ddon
W• aterloo
Orford lWalthal
4 Collegeville
J7 -. .

J5J5
opotitan Airport
11338 S. Harlan Road
Lathrop. CA
Yarmoutt
Lathrop°
MOSSdal= 120
San Joaquin
River Club
33 99
i ipan
IMant
J3
132
Vernalis
Ohm
Turner
J9
ham
Summer tome
Calla
Five Corners.
99 Bardi°

STANISLAUS
Atla
Ripon 1-
0mi 2 4 6
Copyright © and ( P) 1988- 2012 Microsoft Corporation and/ orits suppliers. AlI rights reserved. http:// venw microsofteoMstreetsr Certain mapping and direction data © 2012 NAVTEQ. AI rights reserved. The Data for areas of Canada indudes information taken with permission from Canadian authorities, induding: © Her Majesty the Queen in Right of Canada, © Queen' sPrinter for Ontario. NAVTEQ and NAVTEQ ON BOARD are trademarks of NAVTEQ. © 2012 Tele Atlas North America, Inc. All rights reserved. Tele Atlas and Tele Atlas North America are trademarks of TeleAtlas, Inc. O2012 by Applied Geographic Solutions. All rights reserved. Portions © Copyright 2012 by Woodall Rublications Corp. Al rights reserved. 8 1508
COMPARABLE NO. 1
POR. SEC. 27 & 26, T. 16. R. 6E., M. D.S.&
RIVER
POR. LAND PARK AT LATHROP • PHASE 1 TRACT NO. 3533
Ihlll 1 1( adxn
1509
COMPARABLE NO. 1
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

San Joaquin
192- 040- 5
Evergreen Development Co.

Wendy' sof the Pacific, Inc
16412 Golden Valley Parkway, Lathrop
11-- 2022 (approx.)
12-- 2022 (#133910)
950, 00
950, 00

0. 80 Acre
CO -CL

27.6 All utilities to the site
Level ( finished site)
Property fronts on Louise Avenue
None
Public
Property is in the northwest quadrant of the Louise
Avenue/ Interstate 5 interchange. It will be improved with a Wendy' s
Fast Food Restaurant. The buyer received a
10, 500, 000 loan from City Nat' lBank to construct.

Doug Leventhal, seller' srep.; County Records
4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1510
COMPARABLE NO. 2
POR. STERLING ESTATES, UNIT NO. 2, TRACT 2715
O: 1°5
1N
R
tiRO
SSP
kW -
o
o
Ifti
i
GRANT LINE ROAD : F. '° ro
1 , ,
7tv 1, re n
rz; n
CO, O
5 i 1
3 Q
L..
s
I
ire
1 xw
i.
4 zo a
UF, Q
r
RA
a .
0 12J RU N
I
e
X00 ,, JOSEPH O4 31 1 OA MO PAR , J
QO / I: '. [
e
PART' t
L
E
G
RI.
4i ( ` ALEGRE= OR
O Y _G•
i Rry ' ; > for
i
1 0'
a;
1 -' Q MARY ALICE WAY
8 tI
Q
1 i, ,

RIVIERA
q
f
CT i I T
1 1-'"-_ zCI a
I cc

O ' FOOTHILL RANCH DRIVE
LA MESA DR i
1511
COMPARABLE NO. 2
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

San Joaquin
238- 190- 23
Triad Tracy II, LP
Genessis KC Development, LLC
2200 Orchard Parkway, Tracy
8-1- 2022 (approx.)
8- 19- 2022 (#099289)
1, 250, 000
1, 250, 000

1. 06 Acre
GHC

27. 07
All utilities to the site
Level ( finished site)
Property has frontage on Orchard Parkway
None
Public
Property is within a development bordered by Orchard Parkway, Grant Line Road and Corral Hollow Road. It is being developed with a medical office building. It will be the home of DeVita Dental.

Rick Needham, seller' srep.; County Records
4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1512
COMPARABLE NO. 3
M4 S
Wiliam S.

Moss Park
ro`

JOAQUIN
o-POR. MOSSDALC LANDING CAST, UNIT NO. 2
POR. MOSSDALC LANDING SOUTH
1513
COMPARABLE NO. 3
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

San Joaquin
241- 020- 25
GP Arya, LLC
Saimaark Investments, LLC
18462 Queirolo Road, Lathrop
4- 15- 2022 (approx.)
5- 17- 2022 (#063220)
899, 000
899, 000

1. 60 Acre

CS - MV

12. 90
All utilities nearby
Level to gently rolling
Property has frontage on Queirolo Road
Some native vegetation at time of sale
Public nearby
Queirolo Road is an extension of Golden Valley Parkway. This is just north of the San Joaquin River and in an area transitioning from rural residential to commercial and service commercial.

The Louise Avenue interchange is to the north. This is a " raw" which will have to be improved with infrastructure prior to development.

Munish Singh, listing agent; County Records
4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1514
COMPARABLE NO. 4
POR. SECS 13 & 24 T. 2S, R. 7E., M. D. B.&
1515
COMPARABLE NO. 4
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

San Joaquin
228- 110- 26
Pilot Travel Centers, LLC
Ripon Hospitality, Inc
1501 Jack Tone Road, Ripon
8- 15- 2021 (approx.)
9-8- 2022 (#105450)
1, 250, 000
1, 250, 000

1. 96 Acres
HC

14. 64
All utilities to the site
Level and finished site
Jack Tone Road
None
Public
Property is in the southeast corner of the large Pilot Truck Stop and facility in the northeast quadrant ofthe Highway 99/ Jack Tone Road interchange. It was purchased by a
company to
construct a hotel. It has restrictions that it can not be developed with a service station.

Todd Steffen, Collier' s, listing broker; County Records 4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1516
COMPARABLE NO. 5
POR. NORTH MAIN COMMONS, TRACT NO. 391 5
cc
cc
1517
COMPARABLE NO. 5
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

San Joaquin
209- 480- 02
R & B Delta II, LLC ( Reynolds & Brown)
Jessica Sethi Separate Property Trust
1168 No. International Parkway, Tracy
5- 15- 2023 (approx.)
6- 13- 2023 (#046374)
2, 163, 000
2, 163, 000

1. 99 Acres
CR- SP

24. 95
All utilities to the site
Level, but not finished
Daylight Road & unnamed street to undeveloped cul- de- sac None
Public (not developed as of April, 2024)
Property is in the southeast quadrant of Mountain House Parkway/ International Parkway interchange with Interstate 205, west ofTracy. To the south is a multitude of distribution warehouses.

Dana Perry, Seller' s rep.; County Records
4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1518
COMPARABLE NO. 6
H - P. M Bk 21 Pg 070
G - P. M Bk. 15 Pg. 052
F - PM 8k 3. 1 Pg. 057
PM Bk 08 Pg. 13?
POR. TRACY GARDEN FARMS, BLOCK 18
POR. NAGLEE BURK TRACT, LOTS 1 & 2
0 - PM Bk 0J Pg. 003
C - RS Bk 19 Pg 055
B - MM. Bk 05 Pg 0f8
A - RI! Bk 08 Pg 001
el.

KAYMNp1 AVE
1519
COMPARABLE NO. 6
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

San Joaquin
214- 020- 4
Tracy Orchard Plaza, LP
Tiger Tracy, LP
2355 Grant Line Road, Tracy
1- 20-23 (approx.)
2- 16-023 (#012254)
3, 000,00
3, 000,00

2. 35 Acres
GHC

29. 31
A11 utilities to the site
Level ( finished site)
Joe Pombo Circle, off Grant Line Road
None
Public
Property is in the southeast quadrant of Grant Line
Road/ Interstate 205 freeway. It is adjacent to a Shell Service Station and backs up to the freeway with good freeway visibility.

It was purchased to develop a hotel. This is the western entrance to Tracy and a commercial corridor.

Jim Brotman, listing broker; County Records
4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1520
City of
Public Works Department
February 23, 2024
Fast Lane Sierra 2018 LLC
111 Healdsburg Ave Ste C
Healdsburg, CA 95448
390 Towne Centre Dr. - Lathrop, CA 95330
Phone ( 209) 941- 7430 - Fax ( 209) 941- 7449
www. ci. lathrop. ca. us
RE: Harlan Road Realignment at Roth Road Project
Site Address: 116 Roth Road, Lathrop, CA 95330 ( APN: 196- 020- 200) 11338 S Harlan Road, Lathrop, CA 95330 ( APN: 196- 020-60) Dear Property Owners:

The City of Lathrop proposes to realign Harlan Road by shifting the intersection of Harlan Road and Roth Road approximately 600ft to the east. Dokken Engineering has been retained by the City to acquire, on their behalf, the right- of- way required for the Harlan Road Realignment at Roth Road Project. Your property referenced above is within the project area and a portion may be required for the project. If acquired, you will receive fair market compensation.

Dokken Engineering has retained the real estate appraisal firm, Pattison & Associates, Inc., to provide a professional real estate appraisal of the right- of- way requirement for your property. As part of the appraisal process, it will be necessary for the appraiser to conduct an inspection of your property to aid in the determination of compensation. You or your representative may accompany the appraiser on this inspection if preferred. Under applicable law, you are entitled to meet with the appraiser at the time of the property inspection, as you may have information that will be valuable to the appraiser. Likewise, the appraiser can answer questions you may have about the appraisal process.

We have enclosed an informative booklet titled " Your Property/ Your Transportation Project," which provides answers to questions owners frequently ask concerning land acquisition procedures.

All services and/ or benefits to be derived from any right of way activity will be administered without regard to race, color, national origin, or sex, in accordance with Title VI of the Civil Rights Act of 1964 ( 42 U. S. C. 2000d, et seq.) and Section 62( a) of the Federal Highway Act of 1973 ( 23 U. S. C. 324). Enclosed for your information are a copy of Title VI Statutes and Regulations, a copy of the Title VI Complaint Process, and a booklet entitled " Caltrans and You," which provides additional information.

While the City has decided to appraise your property, the decision to acquire your property has not yet been made. This notice does not constitute an offer to purchase your property, nor does it establish eligibility for you or your occupant for relocation assistance or relocation payments. 1521
The property inspection will take place on Friday, March 15th, 2024. You can contact the appraiser to arrange a time for the inspection of your property. The appraiser' scontact information is:

Pattison & Associates, Inc.

Mike Pattison
916) 714- 3010
Additionally, Dokken Engineering' sAcquisition Agents are available to attend this meeting to address any concerns and provide additional information about the project. If you would like an agent from Dokken Engineering to be present at your meeting with the appraiser, please contact Jason Andrews at (916) 208- 4278.

After completion of the appraisal, Dokken Engineering' sAcquisition Agent will set up an appointment with you to discuss the following steps regarding the acquisition of the portion of your property required for this project.

Thank you for your cooperation and assistance in this matter.

Sincerely,
Brad T lor, PE/ TE
City Engineer

ATTACHMENTS
Location Map
Booklet " Your Property/ Your Transportation Project"
Title VI Package

Page 2 ends

1522
EXHIBIT " A"
APN: 196- 020-6

LEGAL DESCRIPTION
All that real property situated in the City of Lathrop, County of San Joaquin, State of California, being a portion of Lot 2 in the Northeast Quarter of Section 14, Township 1 South, Range 6, East, Mount Diablo Base and Meridian, as described in the Grant Deed to Fast Lane Sierra 2018, LLC recorded in Document No. 2020- 035519, Official Records of the County of San Joaquin, more particularly described as follows:

Grant of Public Right of Wav Easement # 1
Beginning at the Southwest corner of said Fast Lane Sierra 2018, LLC Grant Deed, being the intersection of the North line of said Grant Deed and the Easterly Right of Way for Harlan Road; thence leaving said Easterly line along the South line of said Grant Deed South 89° 29'4" East, 34. 08 feet; thence leaving said South line North 00° 30'6" East,

35. 16 feet to the beginning of a curve to the right having a radius of 469. 37 feet; thence along the arc of said curve through a central angle of 08° 37'5" an arc length of 70. 67 feet to the beginning of a compounding curve to the right with a radius of 55. 38 feet; thence along the arc of said curve through a central angle of 10° 36' 27" an arc length of

10. 25 feet to the North line of said Grant Deed; thence along said North line North 89° 28' 03" West, 2. 95 feet to the Easterly line of Harlan Road and the beginning of a non - tangent curve to the right with a radius of 1030. 0 feet with a radial bearing of South 74° 15' 51" East; thence along the arc of said curve through a central angle of 06° 47' 02" an arc length of 121. 95 feet to the Point of Beginning containing 1731 square feet more or less.

Public Utility and Slope Easement # 1
A strip of land 10 feet in width parallel with and to the East and coincident with the above described Right of Way, the Westerly line thereof described a follows:

Commencing at the Southwest corner of said Fast Lane Sierra 2018, LLC Grant Deed, being the intersection of the North line of said Grant Deed and the Easterly Right of Way for Harlan Road; thence leaving said Easterly line along the South line of said Grant Deed South 89° 29'4" East, 34. 08 feet to the True Point of Beginning; thence leaving said South line North 00° 30'6" East, 35. 16 feet to the beginning of a curve to the right having a radius of 469. 37 feet; thence along the arc of said curve through a central angle of 08° 37'5" an arc length of 70. 67 feet to the beginning of a compounding curve to the right with a radius of 55. 38 feet; thence along the arc of said curve through a central angle of 10° 36' 27" an arc length of 10. 25 feet to the North line of said Grant Deed and the Point of Termination, containing 1162 square feet more or less.

Sheet 1 of 5
1523
EXHIBIT "A"
APN: 196- 020-6

LEGAL DESCRIPTION
Temporary Construction Easement # 1
A strip of land 10 feet in width parallel with and to the East and coincident with the above described Public Utility Easement, the Westerly Tine thereof described a follows:

Commencing at the Southwest corner of said Fast Lane Sierra 2018, LLC Grant Deed, being the intersection of the North line of said Grant Deed and the Easterly Right of Way for Harlan Road; thence leaving said Easterly line along the South Tine of said Grant Deed South 89° 29'4" East, 44. 08 feet to the True Point of Beginning; thence leaving said South line North 00° 30'6" East, 35. 16 feet to the beginning of a curve to the right having a radius of 459. 37 feet; thence along the arc of said curve through a central angle of 08° 37'5" an arc length of 69. 16 feet to the beginning of a compounding curve to the right with a radius of 45. 38 feet; thence along the arc of said curve through a central angle of 15° 04' 21" an arc length of 11. 94 feet to the North line of said Grant Deed and the Point of Termination, containing 1164 square feet more or less.

Grant of Public Right of Way Easement # 2
Beginning at the Southeast corner of said Fast Lane Sierra 2018, LLC Grant Deed; thence along the South line of said Grant Deed North 89° 29'4" West, 41. 29 feet; thence leaving said South line North 01° 58' 33" West, 115. 39 feet to the North line of said Grant Deed; thence along said North line South 89° 28' 03" East, 41. 29 feet to the Northeast corner of said Grant Deed; thence along the East line of said Grant Deed South 01° 58' 33" East, 115. 37 feet to the Point of Beginning, containing 4759 square feet more or less.

Public Utility and Slope Easement # 2
A strip of land 10 feet in width parallel with and to the West and coincident with the above described Right of Way, the Easterly line thereof described a follows:

Commencing at the Southeast corner of said Fast Lane Sierra 2018, LLC Grant Deed; thence along the South Tine of said Grant Deed North 89° 29'4" West, 41. 29 feet to the True Point of Beginning; thence leaving said South line North 01° 58' 33" West, 115. 39 feet to the North Tine of said Grant Deed and the Point of Termination, containing 1154 square feet more or less.

Sheet 2of 5
1524
EXHIBIT " A"
APN: 196- 020-6

LEGAL DESCRIPTION
Temporary Construction Easement # 2
A strip of land 10 feet in width parallel with and to the West and coincident with the above described Right of Way, the Easterly line thereof described a follows:

Commencing at the Southeast corner of said Fast Lane Sierra 2018, LLC Grant Deed; thence along the South line of said Grant Deed North 89° 29'4" West, 51. 30 feet to the True Point of Beginning; thence leaving said South line North 01 58' 33" West, 115. 39 feet to the North line of said Grant Deed and the Point of Termination, containing 1154 square feet more or less.

See Exhibit " B" attached hereto and made a part of this description.

End of description
The Basis of Bearings is identical to the City of Lathrop control network established from found monuments.

The sidelines of described strips of land are to be shortened or elongated as to begin and end on the boundary lines of said property.

This description has been prepared by me or under my direct supervision in conformance with the Professional Land Surveyors' Act.

Ryan L. Ming P. L.S. 8409 Date
Sheet 3of 5
1525
LEGEND
I
N89° 28' O3" W

2. 95'
1O' TCE # 1
1164 SQFT ±
1O' PUE & SE# 1
1162 SQFT ±
CH= S19° O7' 39" W
121. 88'
A=6°47' O2"
R=1O3O. OO'
L=121. 95'
POB
ROW # 1
POC
PUE & SE # 1
TCE # 1 /
TPOB
PUE &
SE # 1
589° 2 '24" E

34. 08'

FAST LANE SIERRA
116 ROTH ROAD
DOC# 2O18- 123736
APN.. 196- 020- 2
CH= N16° 4O' 21" E11. 90'
A=15° O4' 21"
R=45. 38'
L=11. 94'
CH= N14° 26'4"E
0=10° 36' 27"
R=55. 38'
L=1O. 25'
CH= NO4° 49' 23"E69. 10
A=8°37'5"
R=459. 37'
L=69. 16'
CH= NO4° 49' 23"E70. 60'
A=8°37'5"
R=469. 37'
L=7O. 67'
NOO° 3 '36" E

35. 16'
NOO° 3 '36" E

35. 16'
TPOB
TCE # 1
389029' 24" E

10. 00'
GRANT OF PUBLIC ROW EASEMENT# 1 1731 SQFT+
o DIMENSION POINT

APN ASSESSORS PARCEL NUMBER

BK BOOK

PUE PUBLIC UTILITY EASEMENT

R) RADIAL BEARING

ROW RIGHT OF WAY

POB POINT OF BEGINNING

TPOB TRUE POINT OF BGINNING

POC POINT OF COMMENCEMENT

TCE TEMPORARY CONSTRUCTION EASEMENT

SE SLOPE EASEMENT

10. 24'

FAST LANE SIERRA
11338 S HARLEN RD
DOC# 2020- 035519
APN: 196- O2O-6

DHILLON
11432 S HARLAN RD
DOC# 2019- 76899
APN: 196- O2O-8

EXHIBIT B
SHEET 4 OF 5 CITY OF

PORTION

LATHROP,
APN:

OF
196- 020-6
COUNTY
THE NE14
OF SAN

SECTION
11338

JOAQUIN,

S HARLAN
14, T1S, R6E,

STATE OF
RD

CALIFORNIA
MDM
uNlc: o

ENGINEERING
110 BLUE RAVINE RD SUITE 101 I FOLSOM, CA 95630
PHONE: 916.00. 6623 I unicoengineering. com
1526

PAL INDERPAL
134 ROTH ROAD
DOC# 2001- 106729
APN: 196- 020-4
t_
CADELL
11338 S HARLEN RD
DOC# 2020- 035519
APN. 196- 020-6
LEGEND
10' TCE # 2
1154 SQFT L
10' PUE # 2
1154 SQFT +
TPOB

DHILLON
11432 S HARLAN RD
TCE# 2
DOC# 2019- 76899
N89° 29' 24" W
APN 196- 020-8 10. 01'

51. 30' TOTAL)
GRANT OF PUBLIC ROW EASEMENT # 2 4759 SQFTL
o DIMENSION POINT

APN ASSESSORS PARCEL NUMBER

BK BOOK

PUE PUBLIC UTILITY EASEMENT

R) RADIAL BEARING

ROW RIGHT OF WAY

POB POINT OF BEGINNING
TPOB. TRUE POINT OF BGINNING

POC POINT OF COMMENCEMENT

TCE TEMPORARY CONSTRUCTION EASEMENT

SE SLOPE EASEMENT
S89° 28 '03" E

41. 29'
N89° 29' 24" W

41. 29'
TPOB
PUE & SE # 2 I
1"= 30'
POB
ROW # 2
POC
PUE & SE# 2
TCE # 2

EXHIBIT B
APN: 196- 020-6 11338 S HARLAN RD UNIIDENGINEERING
SHEET 5 OF 5
PORTION OF THE NE a SECTION 14, T1S, R6E, MDM

CITY OF LATHROP, COUNTY OF SAN JOAQUIN, STATE OF CALIFORNIA 110 BLUE RAVINE RD SUITE 101 I FOLSOM, CA 95630
PHONE: 916.00. 6623 I unicoengineering. com
1527
CLTA Preliminary Report Form Order Number: 5405- 6134167 Rev. 11/ 06) Page Number: 1
Escrow Officer:

Phone:

Fax No.:

E -Mail:

First American Tile"
First American Title Company
211 East Caldwell Avenue
Visalia, CA 93277
California Department of Insurance License No. 2549- 4
Ann Kay
559) 635-803
866) 590- 2167
akay@firstam. com
E -Mail Loan Documents to: Lenders please contact the Escrow Officer for email address for sending loan documents.

Buyer:

Owner:

Property:

Dokken Engineering
FAST LANE SIERRA 2018, LLC
196- 020-60 and, 196- 020- 200
Lathrop, CA 95330

PRELIMINARY REPORT
In response to the above referenced application for a policy of title insurance, this company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms.

The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration c/ ause. When the Amount ofInsurance is less than that set forth in the arbitration c/ ause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner' sPolicies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit A. Copies of the policy forms should be read. They are available from the office which issued this report.

Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered.

It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land.

Please be advised that any provision contained in this document, or in a document that is attached, linked or referenced in this document, that under applicable law illegally discriminates against a class of individuals based upon personal characteristics such as race, color, religion, sex, sexual orientation, gender identity, familial status, disability, national origin, or any other legally protected class, is illegal and unenforceable by law.

This report ( and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a pol icy of title insurance, a Binder or Commitment should be requested.

First American Title

Page 1 of 14 ends

1528
Order Number: 5405- 6134167
Page Number: 2
Dated as of August 17, 2023 at 7: 30 A. M.

The form of Policy of title insurance contemplated by this report is:

To Be Determined
A specific request should be made if another form or additional coverage is desired.

Title to said estate or interest at the date hereof is vested in:

FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY The estate or interest in the land hereinafter described or referred to covered by this Report is:

FEE
The Land referred to herein is described as follows:

See attached Legal Description)
At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows:

1. General and special taxes and assessments for the fiscal year 2023- 2024, a lien not yet due or payable.

2. Taxes and assessments for the RECL DISTR NO. 17 District, which are collected with the county taxes.

3. The Tien of supplemental taxes, if any, assessed pursuant to Chapter 3. 5 commencing with Section 75 of the California Revenue and Taxation Code.

The Following Matters Affect TRACT ONE:

5. An easement for GUY WIRES AND APPURTENANCES THERETO and incidental purposes, recorded JUNE 12, 1987 as INSTRUMENT NO. 1987- 0553. 90of Official Records.

In Favor of: PACIFIC GAS AND ELECTRIC COMPANY
Affects: AS DESCRIBED THEREIN
First American Title

Page 2 of 14 ends

1529
Order Number: 5405- 6134167
Page Number: 3
The location of the easement cannot be determined from record information.

6. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT AGREEMENT FOR HARLAN ROAD" recorded NOVEMBER 05, 1990 as INSTRUMENT NO. 1990-09169 of Official Records.

7. A notice of assessment recorded MARCH 31, 2000 as INSTRUMENT NO. 2000- 036136 of Official Records, executed by CITY CLERK, CITY OF LATHROP.

8. A deed of trust to
INSTRUMENT NO.

Dated:

Trustor:

Trustee:

Beneficiary:
secure an original indebtedness of $ 250, 00. recorded MARCH 22, 2022 as 2022- 0. 378. 90. OF OFFICIAL RECORDS.

MARCH 15, 2022
FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY

NORTH COAST TITLE COMPANY, A CALIFORNIA

CORPORATION

GILL GROUP, LLC, A CALIFORNIA LIMITED LIABILITY

If the payoff demand statement or the request for reconveyance is to be signed by a servicer, we will also require a full copy of the loan servicing agreement executed by all present beneficiaries.

If any of the beneficial interest is presently held by trustees under a trust agreement, we will require a certification pursuant to Section 18100. 5 of the California Probate Code in a form satisfactory to the Company.

9. Rights of the public in and to that portion of the Land lying within any Road, Street, Alley or Highway.

10. Water rights, claims or title to water, whether or not shown by the Public Records.

The Following Matters Affect TRACT TWO:

11. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT

AGREEMENT TO INSTALL CURB GUTTER, SIDEWALK, STORM DRAIN, SEWER AND UNDERGROUNDING OF OVERHEAD POWERLINES" recorded November 07, 2005 as INSTRUMENT NO. 2005-79463 of Official Records.

First American Title

Page 3 of 14 ends

1530
Order Number: 5405- 6134167
Page Number: 4

12. An easement for ROTH ROAD AND HARLAN ROAD WIDENING AND PUBLIC UTILITY EASEMENT DEDICATION and incidental purposes, recorded February 14, 2006 as INSTRUMENT NO. 2006- 35361 of Official Records.

In Favor of: CITY OF LATHROP, A MUNICIPAL CORPORATION
Affects: AS DESCRIBED THEREIN

13. An easement for STORM DRAIN BASIN EMERGENCY ACCESS AND MAINTENANCE EASEMENT and incidental purposes, recorded February 14, 2006 as INSTRUMENT NO. 2006- 35362 of Official Records.

In Favor of: CITY OF LATHROP, A MUNICIPAL CORPORATION
Affects: AS DESCRIBED THEREIN

14. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT

AGREEMENT TO INSTALLATION OF SIDEWALK, STORM DRAIN, SEWER, STREET LIGHTS AND UNDERGROUNDING OF OVERHEAD POWERLINES" recorded February 23, 2006 as INSTRUMENT NO. 2006- 041489 of Official Records.

15. A deed of trust to
INSTRUMENT NO.

Dated:

Trustor:

Trustee:

Beneficiary:
secure an original indebtedness of $ 6, 210, 000. recorded November 16, 2018 as 2018- 12. 607 OF OFFICIAL RECORDS.

November 15, 2018
FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY

ORANGE COAST TITLE COMPANY OF NORTHERN
CALIFORNIA, INC., A CALIFORNIA CORPORATION

NORTHEAST BANK, A MAINE BANKING CORPORATION
A document entitled " ASSIGNMENT OF LEASES AND RENTS" recorded November 16, 2018 as INSTRUMENT NO. 2018- 126608 of Official Records, as additional security for the payment of the indebtedness secured by the deed of trust recorded November 16, 2018 as INSTRUMENT NO. 2018- 126607 of Official Records.

16. A right of first refusal in favor of CHEVRON U. S. AINC., A PENNSYLVANIA CORPORATION as contained in or disclosed by a document recorded JULY 27, 2020 as INSTRUMENT NO. 20.0- 90. 0. 27 of Official Records.

17. An option in favor of CHEVRON U. S. AINC., A PENNSYLVANIA CORPORATION as contained in or disclosed by a document recorded JULY 27, 2020 as INSTRUMENT NO. 2020- 90027 of Official Records.

18. A deed of trust to secure an original indebtedness of $ 8, 200, 000. recorded JUNE 30, 2022 as INSTRUMENT NO. 2022- 80753 OF OFFICIAL RECORDS.

Dated: JUNE 21, 2022
Trustor: FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY
Trustee: OPEN BANK
Beneficiary: OPEN BANK
First American Title

Page 4 of 14 ends

1531
Order Number: 5405- 6134167
Page Number: 5

Consideration for the deletion of this exception is highly fact intensive. Please contact the underwriter assigned to your file as soon as possible to discuss.

20. Rights of the public in and to that portion of the Land lying within any Road, Street, Alley or Highway.

The Following Matters Affect TRACTS ONE AND TWO:

21. Rights of parties in possession.

Prior to the issuance of any policy of title insurance, the Company will require:

First American Title

Page 5 of 14 ends

1532
Order Number: 5405- 6134167
Page Number: 6

1. General and special taxes and assessments for the fiscal year 2022-023.

First Installment:

Penalty:

Second Installment:

Penalty:

Tax Rate Area:

A. P. No.:

Affects TRACT ONE)
4, 973. 72, PAID

0.0 4, 973. 72, PAID

0.0 007-46
196- 020-60- 00

2. General and special taxes and assessments for the fiscal year 2022-023.

First Installment:

Penalty:

Second Installment:

Penalty:

Tax Rate Area:

A. P. No.:
21, 078.3, PAID

0.0 21, 078.3, PAID

0.0 007046
196- 020- 200- 000
Affects TRACT TWO)

3. The property covered by this report is vacant land.

Affects TRACT ONE)

Affects TRACT TWO)

5. According to the public records, there has been no conveyance of the land within a period of twentyfour months prior to the date of this report, except as follows:

Page 6 of 14 ends

1533
Order Number: 5405- 6134167
Page Number: 7
the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached.

First American Title

Page 7 of 14 ends

1534
Order Number: 5405- 6134167
Page Number: 8

LEGAL DESCRIPTION
Real property in the City of Lathrop, County of San Joaquin, State of California, described as follows:

TRACT ONE: [ APN: 196- 020-60- 00]
THAT PORTION OF LOT 2, OF SECTION 14, TOWNSHIP 1 SOUTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING ON THE NORTH LINE OF THE AFORESAID 2 1/ 2 ACRE PARCEL AT THE NORTHEAST

TRACT TWO: [APN: 196- 020- 200- 000]
A PORTION OF SECTION 14, TOWNSHIP 1 SOUTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:

Page 8 of 14 ends

1535
Order Number: 5405- 6134167
Page Number: 9
THE EAST LINE OF SAID HARLAN ROAD, A DISTANCE OF 41. 87 FEET TO A POINT; THENCE CONTINUING ALONG SAID EAST LINE OF PARCEL 2 AND HARLAN ROAD, ALONG A CURVE TO THE SOUTH, HAVING A RADIUS OF 1, 030. FEET, A CENTRAL ANGLE OF 10 DEGREES 41 MINUTES 53 SECONDS, AN ARC LENGTH OF 192. 32 FEET AND A CHORD BEARING SOUTH 10 DEGREES 23 MINUTES 13 SECONDS WEST, 192. 04 FEET TO A POINT; THENCE LEAVING SAID EAST LINE OF PARCEL 2 AND THE EAST LINE OF HARLAN ROAD, SOUTH 89 DEGREES 28 MINUTES 03 SECONDS EAST ALONG THE SOUTH LINE OF SAID PARCEL AS SHOWN ON SAID MAP OF SURVEY, A DISTANCE OF 427. 09 FEET TO A POINT, SAID POINT BEING NORTH 89 DEGREES 28 MINUTES 03 SECONDS WEST 181. 37 FEET FROM THE SOUTHEAST CORNER OF SAID PARCEL AS SHOWN ON SAID MAP OF SURVEY; THENCE NORTH 01 DEGREES 57 MINUTES 03 SECONDS WEST, A DISTANCE OF 240. 40 FEET TO THE POINT OF BEGINNING, AS SHOWN ON NOTICE OF LOT MERGER RECORDED DECEMBER 23, 2002 UNDER RECORDER' SSERIAL NO. 2002-30586.

First American Title

Page 9 of 14 ends

1536
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1537

QUALIFICATIONS
Pattison & Associates, Inc. is an appraisal firm, consisting of Dwight and Michael Pattison, which provides appraisal reports on a wide variety ofproperties, including residential, commercial, industrial, agricultural, recreational and special purpose uses. We also are experienced in the appraisal of rights of way for roads, utilities, erosion projects, redevelopment projects and other purposes.

Dwight Pattison began his appraisal career in 1966 with the California Division of Highways, now Caltrans ( District 3 office) and also worked for the Real Estate division of the State Department of General Services. Dwight is a 1966 graduate of Chico State University with a bachelor' s
degree in Business Administration. He obtained a certificate in real estate from UCLA in 1971. He left the State in 1984 to open his own appraisal firm, then joined Duncan, Duncan & Associates, Inc., as a partner in 1987 and remained through 1991. Dwight is a senior member of the International Right of Way Association and past president of the Sacramento Chapter. He has been a member of the International Executive Committee, serving as International President from 1999 to 2000. He has been chosen " Professional of the Year" four times, in 1980, 1990, 1991 and 2000. Dwight has been published in Right of Way Magazine on " The Valuation of Easements".

Dwight received his appraisal certification from the State of California, Office of Real Estate Appraisers, as a Certified General Appraiser. He is certified through September 11, 2024. He is a qualified expert witness in San Joaquin, Sacramento, Yolo, Mendocino, Santa Cruz, El Dorado, Placer and Contra Costa Counties.

Michael Pattison is a graduate of the University of California, Santa Barbara with a degree in Business Economics. He started his appraisal experience working as an assistant in 1984. Since then he has experience working in appraisals of single- family residences, commercial and other types of properties plus both easements and fee acquisition appraisals for rights of way and other public projects. He is a senior member of the Sacramento Chapter of the International Right of Way Association and is a Past President. He received his SR/ WA designation in November 1997 and was voted " Member of the Year" in 1998 and " Professional of the Year" in 2002 and 2003.

He also received the Frank C. Balfour " Professional of the Year" Award from the IR/ WA in 2004.

He is also an Associate Member of the Sacramento Sierra Chapter of the Appraisal Institute.

Michael received his appraisal certification from the State of California, Office of Real Estate Appraisers, as a Certified General Appraiser. He is certified through May 10, 2024. 1538
Pattison & Associates, Inc. Clients include:

Federal Highway Administration
U. S. Army Corps of Engineers
United States Government
Natural Resource Conservation Service
State of California
California Tahoe Conservancy
Department of General Services
University of California
State of Nevada
Department of Transportation
Local Governments
Alpine County
Calaveras County
El Dorado County
Plumas County
San Joaquin County
Yuba County
San Joaquin Council of Governments
City of Davis
City of Elk Grove
City of Galt
City of Lathrop
City of Placerville
City of Rancho Cordova
City of Roseville
City of Stockton
City ofVacaville
City of Woodland
Town of Loomis
Town of Truckee
Districts
Amador Water Agency
Central Contra Costa Sanitary District
Citrus Heights Water District
El Dorado Union High School District
Pescadero Reclamation District
Rescue Union School District
Sacramento Area Sewer District
Sacramento Regional Transit District
Sacramento Transit Dev. Agency
Tahoe City Public Utility District
West Contra Costa Wastewater District
Caltrans
Department of Water Resources
Wildlife Conservation Board
Amador County Trans. Commission
Colusa County
Placer County
Sacramento County
Yolo County
Nevada County Trans. Commission
City of Citrus Heights
City of El Cerrito
City of Folsom
City of Jackson
City of Lodi
City of Plymouth
City of Richmond
City of Sacramento
City of San Mateo
City of West Sacramento
City ofYuba City
Town of Paradise
Buckeye Union School District
Cosumnes Community Services District
Dry Creek Community Services District
Elk Grove Water District
Reclamation District 1601
Sacramento Area Flood Control Agency
Sacramento Regional Co. Sanitation Dist.

Sacramento Suburban Water District
Santa Clara Valley Water District
Tahoe Truckee Unified School District
Yuba County Water Agency
1539
Utilities
American Telephone & Telegraph
Pacific Gas & Electric Company
Western Hub Properties
Legal Firms
DeMetrion, Del Guercio, Springer & Moyer
Freeman, D' Aiuto, Pierce, Gurev, Keeling & Wolf
Hyde, Miller & Owen
Law Offices of William Wright
Corporations
3M Corporation
American Land Conservancy
California Conservation Fund
California Natural Products
California Waterfowl Association
The Fremont Group
Holman Investors
Los Rios Farms
Overland, Pacific & Cutler
Paragon Partners, Ltd.

R. C. Collett, Inc.

Sacramento Sunset Ltd.

Shell Oil Company/ Equillon Corp.

Universal Field Services
Wickland Pipelines, LLC.

Winn Communities
Engineering Firms
Andregg Geomatics
Dokken Engineering
Gene Thorne & Associates
KASL Engineering
Martin, Rivett & Olson
Sauers Engineering
Golden State Water Company
Sacramento Municipal Utility District
Doyle & Associates
Herman Fitzgerald & Associates
Oliver, Vose, Sandifer, Murphy & Lee
Aerie Construction
American River Conservancy
California FFA Corporation
California Prune Packing Company
Capitol Avenue Development, LLC
Hamner, Jewell & Associates
K. Hovnanian Homes
Nature Conservancy
Paine Webber Acquisitions
Placer Land Trust
Richards Land & Cattle
Sacramento Valley Conservancy
Trust for Public Land
USA Properties Fund, LLC.

Wildlands, Inc.

Yolo Land Trust
Boyle Engineering
Domenichelli & Associates
HDR Engineering
Mark Thomas & Co. Engineering
Psomas and Associates
1540
Assignments Include:

Twitchell and Bradford Island
Sherman Island Project
Los Banos Grandes Reservoir Project
Richmond Parkway Project
Calvine Road, SR 99 Interchange Project
Foresthill Road Widening Project
Elk Grove Blvd, SR 99 Interchange Project
Tahoe City Improvement Project
Greenback Lane Widening Project
Elkhorn Boulevard/ I-80 Interchange Project
Magpie Creek Improvement Project
Plumas Ave Extension, Yuba City
Sylvan Corners Intersection Project
Hwy 99 -Fremont to Cherokee Project
Hwy 99/ Hammer Lane Interchange Project
Sacramento Airport Jet Fuel Pipeline Project
Bradshaw 6A, 6B, 7B Interceptor Projects
Jefferson Boulevard Widening Project
Amador Water Transmission Line Project
Bond Road Widening Project
Main Avenue Bridge Replacement Project
Fulton Avenue Beautification Project
Sheldon Road Widening Project
Hwy 99/ Grant Line Road Interchange Project
Two Rivers Trail Project
Tahoe Pines Erosion Control Project
Railroad Avenue Realignment ( Suisun)
Franklin Blvd Widening Project
Florin Road Beautification Project
South Watt Avenue Widening Project
W. El Camino Bridge Replacement Project
Barton Road Bridge Replacement Project
Lake Forest Erosion Control Project
Plymouth Water Transmission Line Project
East Street/ Lemen Avenue Intersection Project
Wheatland Canal Project
CR 102/ I-5 Interchange Project
Bradshaw Road Widening Project
El Dorado Street Widening Project ( Stockton)
Bird Road/ SR 132 Interchange Project
Hazel Avenue Widening Project
French Camp Road/ Interstate 5 Interchange Proj.

Waterman Road Improvement Project
Sacramento County Sidewalk Continuity Project
Sunset Blvd./ Highway 65 Interchange Project
Walnut Grove Sewer Interceptor Project
Thornton Road Widening Project ( Stockton)
PG& E Lines 406/07 Pipeline Projects
North Stockton Grade Separations Project
Auburn Boulevard Widening Project
Folsom Boulevard Widening Project
Freedom Park Drive/ Watt Avenue Project
Marconi Avenue Sidewalk Project
North Natomas Levee Project
South Watt Ave Soundwall Project
Highway 99/ Elverta Road Interchange Project
Markham Ravine Bridge Replacement Project
White Rock Road Realignment Project
Arden Way Sidewalk Project
Sawmill Road Erosion Control Project
Christmas Valley Erosion Control Project
King Slough Bridge Replacement Project
El Camino Avenue Sidewalk Project
SASD Creek Crossings Project
West Capitol Avenue Improvement Project
Ulatis Creek Bicycle Path Project
U. S. 50/ Watt Avenue Interchange Project
R. T. South Sacramento Corridor Project
Pearson Road Widening Project
Horseshoe Bar Road Widening Project
Deterding Safe Routes to School Project
Forni Rd/ Hwy 50 Interchange Project
Hwy 49 Pole Line Relocation Project
Swetzer Road Sewer Line Project
Pinell Street Sidewalk Project
Upper Lake County Flood Control Project
Mono Way Widening Project
Kirchgater Safe Routes to School Project
Cold Springs Road Widening Project
Shepherd Tap Power Line Project
Beckwourth- Genesee Road Widening Project
Fair Oaks Boulevard Improvement Project
Amador Small Diameter Water Pipeline Project
Diamond Springs Parkway Phase lA Project
Gerber Creek Channelization Project
Wise Road Bridge Replacement Project
Bassi Road Bridge Replacement Project
Fulton Avenue Overlay Project
Hazel Avenue Sidewalk Project
Gold Hill Road Realignment and Bridge Project
Old Florin Town Streetscape Project
Clear Creek Road Bridges Project
Newcastle Water Line Project
Greenstone Road Bridge Replacement Project
Oak Ridge Drive Bridge Replacement Project
Elk Grove -Florin Road Widening Project
Silver Springs Parkway Extension Project
Elk Grove - Florin Road Bridge Project
1541
Dwight Pattison
2378 Maritime Drive, Suite 110
Elk Grove, CA 95758
916) 714- 3010
e- mail: dwight@pattisonappraisals. com
Education
Work History
October 1991 - Present
April 1987 - October 1991
March 1984 - April 1987
January 1974 - March 1984
February 1966 - January 1974
Certified General Appraiser
Real Estate Appraiser
Certificate #AG009699
Certified through 9- 11- 2024
Bachelor of Science
Chico State, 1966
Principal
Pattison & Associates, Inc.

Real Estate Appraisals
2378 Maritime Drive, Suite 110
Elk Grove, CA 95758
Principal; Appraiser
Duncan, Duncan & Associates
P. O. Box 1066
Woodbridge, CA 95258
Independent Fee Appraiser
Dwight Pattison Appraisals
2210 " K" Street, Suite A
Sacramento, CA 95816
Staff Appraiser; Program Manager
State of California
Department of General Services
Real Estate Services Division
Sacramento, CA
Right ofWay Agent
California Division of Highways
Marysville, CA 1966- 70
Bishop, CA 1970- 72
Sacramento, CA 1973
1542
Professional Education
Certificate in Real Estate - UCLA, December 1971
Attended Following Courses:

California Division of Highways Right of Way Academy
August 1966
Principles of Real Estate Appraisal
October 1966 - January 1987
Legal Aspects of Real Estate
February 1967 - May 1967
Advanced Real Estate Appraisal (Rural)
March 1968 - December 1968
Communication and the Acquisition Process - August 1968 Tax Planning for Real Estate Transactions
September 1968 - December 1968
Intermediate Real Estate Appraisals
September 1971 - December 1971
Advanced Appraisal - Urban Properties ( MAI Course 2)
August 1972
Principles of Relocation Assistance
December 1974 - February 1975
Advanced Appraisal - Income Properties ( MAI Course 1B) August 1976
Interpersonal Relations in Real Estate Acquisition
December 1978
Environmental Considerations - June 1980
Non -Verbal Communication - May 1981
Report Writing - March 1982
Income Approach to Valuation - October 1984
Standards of Professional Practice - December 1987
Uniform Standards of Professional Appraisal Practice - August 1991 Capitalization Theory Part A - September 1992
Ethics and the Right of Way Profession - December 1992
Standards of Practice for the Right ofWay Professional -April 1993 Legal Aspects of Easements - October 1993
Valuation of Contaminated Properties - May 1995
Skills of Expert Testimony - November 1996
1543
Easement Valuation - November 1997
Federal and State Laws and Regulations - February 2000
Appraisal Review - June 2000
Review Appraising in Eminent Domain - October 2002
Uniform Standards of Professional Appraisal Practice
7 Hour Update Course — 4/ 96, 2/ 00, 8/ 03, 2/ 06 and every 2 years thereafter Appraisal of Partial Acquisitions - January 1995, October 2005, October 2017 ASFMRA Yellow Book Seminar - June 2006
Understanding Environmental Contamination in Real Estate - October 2006 Litigation Appraisal - December 2010
Understanding Highest and Best Use - March 2011
Eminent Domain Law Basics for Right ofWay Professionals — September 2012 Valuation ofEnvironmentally Contaminated Real Estate — February 2016 Professional Affiliations
Member of Sacramento Chapter 27, International Right ofWay Association President, 1978
International Director, 1979- 80
Regional Vice Chairman ( California, Arizona, Nevada, Hawaii), 1980- 81 & 1981- 82 Regional Chairman, 1982- 83 & 1983- 84
Member International Valuation ( Appraisal) Committee
Vice Chairman, 1985- 86
Chairman, 1986- 87
Chairman, International Education Seminar, 1991
Member International Ethics Committee, 1991- 92 & 1992- 93 Member International Executive Committee, 1993- 94 through 1999- 2000 International President, 1999 through 2000
Received SR/ WA designation on February 28, 1979
Professional of the Year, Sacramento Chapter, 1980, 1990, 1991, 2000 Nominated for International Professional of the Year, 1978, 1991, 1992 Member of the Advisory Council of the Appraisal Foundation, 1995-97 Member of the Appraisal Foundation Board of Trustees, 2000-04 1544
Michael Pattison
2378 Maritime Drive, Suite 110
Elk Grove, CA 95758
916) 714- 3010
e-mail: mike@pattisonappraisals. com
Education
Work History
October 1991 - Present
June 1991 - October 1991
Professional Education
Attended Following Courses:

Principles of Real Estate Appraisals
Sacramento City College: September - December 1991
Principles of Right of Way Acquisition - International Right ofWay Association Course 101 ( Appraisal, Law, Engineering, Acquisition, Relocation) - April 1992 Appraisal Procedures
Appraisal Institute Course I120 - May 1993
Legal Aspects of Easements - October 1993
Easement Valuation - October 1993
Uniform Standards of Professional Appraisal Practice
14 Hour Course - April 1994
Property Descriptions - September 1995
Interpersonal Relations of Real Estate Acquisition - February 1997 Introduction to the Income Approach to Valuation - April 1997 Basic Income Capitalization - June 1997
Communications in Real Estate Acquisition - October 1997 Advanced Applications
Appraisal Institute Course II550 - October 1999
Certified General Appraiser
Real Estate Appraiser
Certificate #AG026061
Certified through 5- 10- 224
Bachelor of Arts Degree
Business Economics
University of California,
Santa Barbara, 1991
Principal
Pattison & Associates, Inc.

Real Estate Appraisals
2378 Maritime Drive, Suite 110
Elk Grove, CA 95758
Appraisal Research ( Part -Time)
Duncan, Duncan & Associates
P. O. Box 1066
Woodbridge, CA 95258
1545
Federal and State Laws and Regulations - February 2000, January 2014 Review Appraising in Eminent Domain - October 2002
Uniform Standards of Professional Appraisal Practice ( USPAP) 7 Hour Update Course — April 2001 and every 2 years thereafter Appraisal of Partial Acquisitions - January 1995, October 2005 ASFMRA Yellow Book Seminar - October 2006
Understanding Environmental Contamination in Real Estate — October 2006 General Appraiser Market Analysis and Highest & Best Use Appraisal Institute Course 400G - May 2009
Business Practice and Ethics (Standards of Professional Practice) Appraisal Institute Course II420 - 4/ 01, 9/ 06, 5/ 10, 12/8 Eminent Domain Law Basics for Right of Way Professionals — Sep. 2012, Nov. 2021 Condemnation Appraising: Principles and Applications — September 2013 Uniform Act Executive Summary — March 2014
Valuation of Environmentally Contaminated Real Estate — February 2016 Elevating Your Ethical Awareness — October 2018
Land and Site Valuation — August 2021
The Sales Comparison Approach — August 2021
The Cost Approach — August 2021
Appraisal of Industrial and Flex Buildings — November 2021 Commercial Land Valuation — December 2021
Evaluations, Desktops, and other Limited Scope Appraisals — December 2021 Professional Affiliation
Member, Sacramento Chapter 27, International Right of Way Association President, 2000
International Director, 1998- 2000
Chairman, Valuation Committee, 1992-95
Chairman, Education Committee, 1995-97
Chairman, Professional Development Committee, 2001-19
Member International Professional Development Committee, 2002-08 Received SR/ WA designation on November 15, 1997
Recertified through November 15, 2022
Member of the Year, Sacramento Chapter, 1998
Professional of the Year, Sacramento Chapter, 2002 & 2003 Frank C. Balfour Award Recipient, " Professional of the Year", IR/ WA, 2004 Trustee, Right of Way International Education Foundation, 2009 - Present Practicing Affiliate Member, Sacramento - Sierra Chapter of the Appraisal Institute 1546
Pattison & Associates, Inc.

Real Estate Appraisals

APPRAISAL REPORT

PARTIAL ACQUISITION FROM
FAST LANE SIERRA 2018, LLC PROPERTY
116 ROTH ROAD

LATHROP, CALIFORNIA

HARLAN ROAD REALIGNMENT AT ROTH ROAD PROJECT
AS OF: MARCH 15, 2024
PREPARED FOR:

DOKKEN ENGINEERING
110 BLUE RAVINE ROAD, SUITE 200
FOLSOM, CA 95630
1547

TABLE OF CONTENTS
Letter of Transmittal 1
Summary of Factual Data and Conclusions 2
Assumptions and Limiting Conditions 3
Certification 6
Purpose and Intended Use ofAppraisal 8
Client and Intended Users of Report 8
Effective Date of Value 8
Date of Report 8
Interest Appraised 8
Definition of Market Value 9
Government Compliance 9
Definition of Exposure Time 9
Scope of the Appraisal 10
Regional Description 12
Market Area Description 14
Project Description 16
Appraisal Summary 18
Property Description 19
Highest and Best Use 22
Portion to be Acquired 24
Valuation Discussion 25
Valuation 27
Value of Portion to be Acquired 29
Value of Improvements 31
Severance Damages 32
Benefits 32
Construction Contract Work 33
Just Compensation 33
Addenda
Comparable Data Map
Comparable Data
Letter to Property Owner
Legal Description of Area to be Acquired
Title Report
Qualifications
PATTISON & ASSOCIATES, INC.
1548
CA State Cert. #AG009699
Pattison & Associates, Inc.

Real Estate Appraisals
April 30, 2024
Jamie Formico, SR/ WA, R/ W- NAC, R/ W-AC
Dokken Engineering
110 Blue Ravine Road, #200
Folsom, CA 95630
Re: Appraisal of a portion of the Fast Lane Sierra Property (APN#: 196- 020- 20), 116 Roth Road, for the Harlan Road Realignment at Roth Road Project, Lathrop, California Dear Ms. Formico:

Respectfully submitted,
PATTISON & ASSOCIATES, INC.
7/ 4:6_
Dwight Pattison, SR/ WA Michael Pattison, SR/ WA
CA State Cert. #AG026061
2378 Maritime Drive, Suite 110 • Elk Grove, CA 95758
916) 714- 3010
1549

SUMMARY OF FACTUAL DATA AND CONCLUSIONS
Owner:

Assessor' sParcel No( s).:

Location:

Legal Description:

Present Use:

Highest and Best Use:

Zoning:

Site Size:

Interest Appraised:

Fast Lane Sierra 2018, LLC
196- 020- 2
Southeast corner of Roth Road and S. Harlan
Road ( 116 Roth Road), Lathrop, California
Please see title report in addenda
Commercial ( Gas Station)
Commercial
CH (Highway Commercial)

1. 876± Acres
Permanent Public Right of Way Easement
Permanent Public Utility and Slope Easement
Temporary Construction Easement
Date of Value: March 15, 2024
Appraised Value: $ 90, 800
PATTISON & ASSOCIATES, INC.

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ASSUMPTIONS AND LIMITING CONDITIONS
Standards Rule ( S. R.) 2- 1 of the Standards of Professional Appraisal Practice of the Appraisal Institute requires the appraiser to " clearly and accurately disclose any extraordinary assumption or limiting condition that directly affect" the report and indicate its impact on the value range. In compliance with S. R. 2- 1 and to assist the reader in interpreting this report, such assumptions and limiting conditions are set forth as follows:

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subject property on in such proximity; thereto that it would cause a loss in value. The appraiser assumes no responsibility for the presence of any such substance or material on or in the subject property, nor for any expertise or engineering knowledge required to discover the presence of such substance or material. Unless otherwise stated, this report assumes the subject property is in compliance with all federal, state, and local environmental laws, regulations, and rules.

7. Unless otherwise stated, the subject property is valued assuming it to be in full compliance with all applicable zoning and land use regulations and restrictions.

9. No engineering survey was made by the appraiser. Except as specifically stated, data relative to size and area of the subject property was taken from sources considered reliable and no encroachment of the subject property is considered to exist. 1 O. No opinion is expressed as to the value of subsurface oil, gas, or mineral rights or whether the property is subject to surface entry for the exploration or removal of such materials, except as is expressly stated.

11. Maps, plats, and exhibits included in this report are for illustration only to serve as an aid in visualizing matters discussed within the report. They should not be considered as surveys or relied upon for any other purpose, nor should they be removed from, reproduced, or used apart from this report.

12. No opinion is intended to be expressed for matters that require legal expertise or specialized investigation or knowledge beyond that customarily employed by real estate appraisers.

13. Possession of this report, or a copy of it, does not carry with it the right of publication.

PATTISON & ASSOCIATES, INC.

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16. The Americans with Disabilities Act ( ADA) became effective on January 26, 1992. We have not made a specific compliance survey and analysis of the property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property, together with a detailed analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the Act. If so, this could have a negative effect on the property' s value.

Extraordinary Assumptions
There were no extraordinary assumptions applied in this appraisal.

Hypothetical Conditions
This appraisal is subject to the following hypothetical conditions, which may have a significant effect on the valuation of the subject property:

PATTISON & ASSOCIATES, INC.

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CERTIFICATION OF DWIGHT PATTISON
I certify that, to the best of my knowledge and belief:

1. The statements of fact contained in this report are true and correct.

3. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest with respect to the parties involved.

5. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.

6. My engagement in this assignment was not contingent upon developing or reporting predetermined results.

7. Pattison & Associates, Inc.' s compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.

8. My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.

9. I have made a personal inspection of the property that is the subject of this report.

10. No one provided significant real property appraisal assistance to the persons signing this report.

Dwight Pattison, SR/ WA
CA State Cert # AG009699
PATTISON & ASSOCIATES, INC.

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1554

CERTIFICATION OF MICHAEL PATTISON
I certify that, to the best of my knowledge and belief:

1. The statements of fact contained in this report are true and correct.

3. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest with respect to the parties involved.

5. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.

6. My engagement in this assignment was not contingent upon developing or reporting predetermined results.

7. Pattison & Associates, Inc.' s compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.

8. My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.

9. I have made a personal inspection of the property that is the subject of this report. 1 O. No one provided significant real property appraisal assistance to the persons signing this report.

12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.

13. As of the date of this report, I have completed the Standards and Ethics Education Requirement of the Appraisal Institute for Associate Members.

Michael Pattison, SR/ WA
CA State Cert #AG026061
PATTISON & ASSOCIATES, INC.

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PURPOSE AND INTENDED USE OF APPRAISAL
The purpose of this report is to develop an opinion of the just compensation to be paid to the ownership for acquiring a portion of the subject property, in permanent public right of way easement, permanent public utility and slope easement and temporary construction easement. The subject property is located on the southeast corner of Roth Road and S. Harlan Road ( 116 Roth Road), Lathrop, California. Just compensation will be based on the Fair Market Value of the property, using the Definition of Market Value on page 8 in this report and as stated in the California Code of Civil Procedure 1263. 320. The value estimated is market value in terms of financial arrangements equivalent to cash. The intended use of the report is for acquisition of the portions of the property described, by the City of Lathrop, for the Harlan Road Realignment at Roth Road Project. This report is not intended for any other use.

DATE OF REPORT
This appraisal report is dated April 30, 2024. This is the date the appraisers completed and signed the report.

INTEREST APPRAISED
Permanent Public Right of Way Easement
Permanent Public Utility and Slope Easement
Temporary Construction Easement
PATTISON & ASSOCIATES, INC.

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DEFINITION OF MARKET VALUE*
a) The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available. b) The fair market value of property taken for which there is no relevant, comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable.

Source: California Code of Civil Procedure 1263. 320.

DEFINITION OF EXPOSURE TIME*
The length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective opinion based on an analysis of past events assuming a competitive and open market. Based on the comparable data utilized in this report, and a review of other sales and listings of similar commercial sites in the area, a reasonable exposure time of six months to one year was considered in our market value opinion.

Source: This definition is published in the Definitions section of the 2024 Edition of USPAP, The Appraisal Foundation.

PATTISON & ASSOCIATES, INC.

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1557

The first step in the appraisal process, once the property has been inspected, is to determine the " larger parcel". The Dictionary of Real Estate Appraisal, 7th Edition defines the larger parcel as: In governmental land acquisitions and in valuations ofcharitable donations ofpartial interests in property such as easements, the tract or tracts ofland that are under the beneficial control of a single individual or entity and have the same, or an integrated, highest and best use. Elements for consideration by the appraiser in making a determination in this regard are contiguity, or proximity, as it bears on the highest and best use ofthe property, unity ofownership, and unity of highest and best use. In most states, unity of ownership, contiguity, and unity of use are the three conditions that establish the larger parcel for the consideration ofseverance damages. In federal and some state cases, however, contiguity is sometimes subordinated to unitary use. The larger parcel may be all of the parcels, part of a parcel, or several parcels, depending on the unity of legal ownership, unity of use, and contiguity. For there to be unity of title, the parcel( s) must be owned or controlled by the same individual or group of individuals. Unity of use requires that the parcel( s) possess the same use, or an integrated use, with the land. It is controlled by the highest and best use of the parcel( s). Although contiguity is not always required, normally parcels sharing this unity are physically contiguous to one another. The ownership owns two adjacent parcels. However, the subject is a developed gas station and the other parcel is vacant and not presently used. Thus, it is our opinion they have a highest and best use as separate parcels. Therefore, it is our opinion that the one parcel described in this report, which contains 1. 66 acres, meets the legal definition of the larger parcel.

The subject property is developed with a gas station. However, none of the improvements are affected. Therefore, only a land value is required to estimate the market value of the area to PATTISON & ASSOCIATES, INC.

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1558
be acquired. The Cost and Income Approaches are not considered applicable and will not be utilized. The Sales Comparison Approach is the most reliable approach for estimating the market value of land. Based on the above reasoning, the appraisal of the subject property will concentrate on only the Sales Comparison Approach.

To estimate the market value of the subject site (land only), the appraisers have investigated sales and listings of comparable commercial properties in the surrounding San Joaquin County area and in the surrounding counties ( Sacramento, Stanislaus) for use as comparable data. This search extended retroactively for approximately three years. All sales used in comparison to the subject properties were personally inspected by the appraisers.

Sources used in obtaining sale information included: public records ( deed recording, County tax assessment records), MLS data, Costar data, Parcelquest data, local real estate agents, other appraisers, and field inspections and verifications of comparable properties. Market data gathered included sales of similar commercial sites, similar in size to the subject. All sales applied in the analyses are described in detail in the valuation section of this report and a sale sheet for each sale is located in the addendum of this report.

PATTISON & ASSOCIATES, INC.

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REGIONAL DESCRIPTION
The subject property is located in the northern portion of the City of Lathrop, in southcentral San Joaquin County. San Joaquin County is centrally located in the Central Valley of California, and is the northernmost county of the San Joaquin Valley. Its topography is generally level irrigated farm land with the exception of its western portion which is a portion of the Delta region. This region is a series of waterways and islands created both by nature and by man which has developed into a recreation paradise as well as very fertile agricultural land. San Joaquin County ranks near the top of California' scounties in agricultural production.

The county' slocation 80 miles east of the bay area and forty miles south of Sacramento give it a very strategic location for distribution of products. In the State of California, Department of Finance demographic report, January 2023, San Joaquin County had a population of 786, 145, making it the 14th most populous county in the state. This was an increase in population of approximately 13% during the decade preceding. Most of the county is agricultural, with the City of Stockton having nearly 41% of the county' sresidents. Stockton is famous for its large inland port, with major products such as wood chips, lumber, and agricultural products shipped overseas.

PATTISON & ASSOCIATES, INC.

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1560
Because of its location on Interstate 5 and Highway 99, Stockton has become a hub for distribution warehousing, and for trucking enterprises. It is the seat of the County, and its location is in the center of the county. Lodi, fifteen miles north of Stockton is situated on Highway 99 and Highway 12, which is a major east -west link to the Sierras to the east and the Bay Area to the west. Lodi is a center of one of California' slargest and most productive wine grape regions. In addition, it is the hub of the county' sdairy production, which ranks second only to grapes as an agricultural commodity within the county. Tracy is located west of Interstate 5 and south of Interstate 205, which connects Interstates 5 and 580. Tracy is a fast growing city that was once an agricultural hub and is now a bedroom community for those commuting to the East Bay. Manteca and Lathrop, both incorporated cities, are both located south of Stockton with Lathrop oriented toward Interstate 5 and Manteca toward Highway 99. These two cities adjoin each other on Lathrop' ssouth and east boundary and Manteca' snorth and west boundary. The subject property is located on the northeast corner of Roth Road and Harlan Road, in the northern portion of Lathrop, just east of Interstate 5.

PATTISON & ASSOCIATES, INC.

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1561

MARKET AREA DESCRIPTION
aUIJECTPROPERTY
wcoceamcc
Lathrop
Manteca
C
Sin
ap ,.:

Banta
The subject property is located in the northern portion of Lathrop, just south of the intersection of Roth Road and Harlan Road, and just east of Interstate 5. Lathrop is a city of approximately 35, 000 inhabitants and is strategically located between Highway 99 and Interstate 5 and to the north of Highway 120. Highway 120 is a primary corridor to get traffic between the two major north -south freeways and provides Central Valley drivers access to the Bay Area. Thus, the area has become a home to many warehousing and distribution sites for companies. Lathrop is adjacent on its easterly boundary to Manteca, a city of approximately 88,00 and the two are separated by the north -south oriented Union Pacific Railroad right of way. Manteca was once the home to Spreckels Sugar with a large refinery, however that was closed and has since been demolished and that area is now home to businesses along Highway 120. Louise Avenue runs east - west through the southern portions of Lathrop and Manteca, and also connects to the two major freeways.

The primary commercial area of Lathrop is in the Interstate 5 corridor along its westerly boundary. The older city center is to the east of Interstate 5 nearer the railroad. Manteca also has a large commercial area near Highway 99 and Yosemite Avenue in the southeastern portion ofthat city.

PATTISON & ASSOCIATES, INC.

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Manteca and Lathrop have also become bedroom communities for the areas to the north, west and south. Tracy is just west and farther west over the Altamont Pass is the San Ramon Valley and a
large employment area. Modesto is just south in Stanislaus County and offers more employment. To the north is Stockton, a large employment area. Also, with the good freeway access to the Bay Area and the Sacramento and San Joaquin Valleys, this area has developed, especially along Interstate 5, with a multitude of large distribution warehouses.

Stockton is a large metroplex of nearly 320, 00 inhabitants. The city has been growing in its northern portions near both freeways as many subdivisions have been built over the past decade.

The central portions of the city have remained stable, with residential areas located near shopping and employment. It is also the seat of government for San Joaquin County.

PATTISON & ASSOCIATES, INC.

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PROJECT DESCRIPTION
The City of Lathrop ( City) proposes to realign Harlan Road by shifting the intersection of Harlan Road and Roth Road within the City of Lathrop, California.

Proposed development projects within San Joaquin County, the City of Manteca, and the City of Lathrop will cause the I-5 interchange at Roth Road within the City of Lathrop to operate at an unacceptable level. The Harlan Road Realignment at Roth Road Project ( Project), must be completed prior to any improvements being made to the interchange. The proposed Project will shift the existing Harlan Road/oth Road intersection approximately 600 feet to the east, increasing the spacing between the I-5/ Roth Road northbound ramp termini intersection and Harlan Road. This increased spacing will allow for future improvements at the ramp termini intersection to improve the intersection traffic operations. To match the shifted intersection, Harlan Road, north and south of Roth Road, will require realignment. Harlan Road currently runs parallel adjacent to the I-5 right of way within the Project area.

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1564
Roth Road. This lane configuration will incorporate the ultimate improvements necessary for Harlan Road within the Project area. Harlan Road will conform to the existing section at the beginning and end of the realigned portion; ultimate Harlan Road improvements past these conforms will take place as future projects.

PATTISON & ASSOCIATES, INC.

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PROPERTY

DESCRIPTION
1566

APPRAISAL SUMMARY
OWNER: Fast Lane Sierra 2018, LLC
PROPERTY ADDRESS: 116 Roth Road
LOCALE: Lathrop
ZONE: CH PRESENT USE: Gas Station
HIGHEST AND BEST USE ( SITE): Commercial/ Gas Station
DATE ACQUIRED: Over 5 Years
APN: 196- 020- 2
D. T..: N/ A CONSIDERATION: N/ A
TOTAL PROP. AREA: 1. 876 Acres FULL X PART
DATE OF VALUE: 3- 15- 2024
MARKET VALUE OF REQUIRED PROPERTY:

LAND: 1, 076± SF in Permanent Public Right of Way Easement 815 SF encumbered @ $ 30. 00/ SF x 75% = $ 18, 337. 50) 261 SF unencumbered @ $ 30. 00/ SFx 100% = $7, 830. 0)
1, 566± SF in Permanent Public Utility and Slope Easement 450 SF encumbered @ $ 30. 00/ SF x 67. 5% = $ 9, 112. 50) 1,16 SF unencumbered @ $ 30. 00/ SF x 90% = $ 30, 132. 00) ROUNDED: $ 90, 800
1, 586± SF Temporary Construction Easement
1, 586 SF unencumbered @ $ 30. 00/ SF x 10%/ year x 5 years = $ 23, 790. 00) IMPROVEMENTS: Landscaping ( grass, shrubs) and Paving
SEVERANCE DAMAGES: None
BENEFITS: None
CONSTRUCTION CONTRACT WORK: Reconstruct driveway and fencing cost to be provided by contractor
90, 702. 00
26, 167. 50
39, 244. 50
23, 790. 0
1, 500. 0
0-
0-
Date Inspected: 3- 15- 24 By: Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.

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PROPERTY DESCRIPTION
Owner of Record
Fast Lane Sierra 2018, LLC, a California Limited Liability Company Location
The subject property is located on the southeast corner of Roth Road and S. Harlan Road, in Lathrop, California. Its current address is 116 Roth Road, Lathrop, California.

Shape, Dimensions and Area
The subject property is nearly rectangular in shape. It has approximately 343 feet of frontage on Roth Road along its northerly boundary and approximately 215 feet of frontage on S. Harlan Road along its western boundary. It contains approximately 1. 876 acres according to San Joaquin County Assessor' sMaps. Please see map below.

PATTISON & ASSOCIATES, INC.

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Legal Description
Please see title report in addenda.

Topography and Physical Characteristics
The subject property is generally level and at the grade of the adjoining roadways. It is developed with a gas station with a small market and restaurant. Most of the site is paved for access through the pumps, but there is landscaping along the boundaries. There is curb and gutter along the two roadways, but no developed sidewalk.

Utilities and Services
The subject property has all utilities developed to the site.

Harlan Road and easements for right of way, public utilities, and a drainage basin. Some of these easements overlap with the areas to be acquired and will be considered in our valuation ofthe areas to be acquired. In addition, there is a deferred frontage improvement agreement between the ownership and the City of Lathrop. This agreement states that the owners are responsible for sidewalks, storm drain, sewer, street lights and undergrounding ofpower lines. Some of these frontage improvements are being done as part ofthis project.

Thus, while this agreement does not affect the value of the property, some of the construction costs for the project may be reimbursable from the ownership. There were no other easements or encroachments noted.

PATTISON & ASSOCIATES, INC.

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Flood Plain
The subject property is within Zone X ( shaded) according to FEMA Panel 06077C 0610F, revised on October 16, 2009. Zone X ( shaded) is an area with reduced flood risk due to levees.

Assessed Value and Taxes
Assessor' sParcel No. 196- 020- 2
Tax Code Area: 007-46
Assessed Value:

Land: $ 1, 768, 918
Improvements: $ 1, 925, 369
Other Value: $ 0
Total: $ 3, 694, 287
2023-024 Taxes: $ 42, 766. 12
Access
The subject property has direct access to Roth Road via two driveways and to S. Harlan Road via one driveway.

Improvement Description
The subject property is improved with a
gas station. This station includes 6 pumps ( 12
filling stations) under one large canopy for cars and light trucks on the west side of the site and 6 pumps ( 6 filling stations) under one large canopy for large diesel trucks on the east side of the site. Between the two canopies is a structure that houses a small food market and a restaurant. These gas station improvements are not affected by the proposed project, and thus, a full inspection of the improvements was not made. The site has paving throughout for access with landscaping around the perimeter.

History of the Property
The current ownership has owned the subject property for nearly 20 years. The gas station improvements were constructed in 2007.

Present Use
The subject property is currently used as a gas station with market and restaurant.

PATTISON & ASSOCIATES, INC.

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HIGHEST AND BEST USE
Highest and best use is defined as:

The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value.

To estimate the highest and best use, four elements are considered:

1. Possible use. What uses of the site in question are physically possible?

2. Permissible legal use. What uses of the site are permitted by zoning and deed restrictions.

3. Feasible use. Which possible and permissible uses will produce a net return to the owner of the site?

4. Highest and best use. Among the feasible uses, which use will produce the highest net return or the highest present worth?
The highest and best use ofthe land or site if vacant and available for use may be different from the highest and best use of the improved property. This is true when the improvement is not an appropriate use, but it makes a contribution to the total property value in excess of the value of the site. The existing use will continue, however, unless and until land value in its highest and best use exceeds the total value of the property in its existing form. The following tests must be met in estimating highest and best use. The use must be legal and probable, not speculative or conjectural. A demand for the use must exist and it must yield the highest net return to the land for the longest period.

These tests are applied to the improved and vacant property. To arrive at an estimate of highest and best use, the subject property was analyzed as though vacant and available for development.

PATTISON & ASSOCIATES, INC.

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The subject property is zoned for commercial use. It is located on the corner of Roth Road and S. Harlan Road, which serves as the Interstate 5 frontage road in this area. Roth Road has a full freeway interchange with Interstate 5 just to the west of S. Harlan Road. It is located just east of the Interstate 5 freeway/ Roth Road interchange and just west of Sharpe Depot, which is a large
military storage facility. The presence of this depot and the adjacent Union Pacific Railroad yard has influenced the development of this area into primarily industrial uses. There are many trucking and logistics facilities in the area surrounding the subject property.

The highway commercial zoning allows numerous retail commercial uses. Its frontage on Roth Road and access to the frontage road makes it an ideal site for a gas station, especially one with diesel pumps for large trucks. It contains 1. 876 acres, which is large enough in size to support numerous uses, including a
fueling station. This use, in our opinion, would bring in the greatest return to the property. Therefore, it is the appraiser' sopinion that the highest and best use of the subject property, as vacant, is for commercial use, ideally for a gas station.

The subject property is improved with a gas station that has 12 pumps for autos and light trucks and 6 pumps for large diesel trucks. This use is consistent with the highest and best use of the site, as vacant. The structures are significant and in good condition. Therefore, it is our opinion that the property is developed to its highest and best use, a gas station for autos and trucks.

PATTISON & ASSOCIATES, INC.

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LEGEND: X
O
T
TI -
77: A-112
7 EXISTING
RIGHT

OPERTY OF WAY/ PR
LINE

EXISTING
EASE
MENT

EXISTING

CONDITIONS

PROPOSED

IMPROVEMENTS

PROPOSED
RIGHT
OF
WAY
EASE
MENT

PROPOSED
PUBLIC

UTILITY

EASEMENT
AND
SLOPE

EASEMENT

PROPOSED

TEMPORARY

CONSTRUCTION
EASE
MENT
TREE
TO
BE
RE
MOVED

UTILITY
POLE
TO
BE

RELOCATED
INTO
PUE
PUBLIC

UTILITY

EASEMENT
AND

SLOPE TEMEASEMENT PORARY

CONSTRUCTION
EASE

MENT REMOVE

EXISTING

ROADWAY
APN

PROPERTY OWNER
SOFT

REMARKS
196- 020- 20
FAST

LANE SIERRA
1,32
GRANT
OF
PUBLIC
RIGHT
OF
WAY

EASEMENT
930
PUBLIC

UTILITY

EASEMENT
AND
SLOPE

EASEMENT
275 1,

PROPOSED

TEMPORARY

CONSTRUCTION

EASEMENT
81, 733
GROSS
PARCEL
SIZE
ROTH
ROAD
KEY
MAP
NOT
TO
SCALE
APN:
196- 020 20
ADDRESS: RO116
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0642 916- 858
1573

PORTION TO BE ACQUIRED
The City of Lathrop wishes to acquire a 1, 076 square foot permanent public road right of way easement from the subject property. This area is located along the west boundary of the property, adjacent to S. Harlan Road. S. Harlan Road will be converted to a cul- de- sac just south of Roth Road and this area will be used for the creation of this cul- de- sac, including roadway, curb, gutter and sidewalk improvements. This area is partially encumbered with an existing 10' wide public utility easement that was dedicated by the ownership when the gas station was developed.

In addition, the City wishes to acquire two permanent public utility and slope easements PU& SE) from the subject property. PU& SE 1 is located along the east side of the above permanent right of way easement and contains 1, 034 square feet. PU& SE 2 is located in the northeast corner of the site, adjacent to the existing right of way for Roth Road, and contains 532 square feet. These areas will be used primarily for utilities and to maintain the slope adjacent to the right ofway. These areas are also partially encumbered with an existing 10' wide public utility easement that was dedicated by the ownership when the gas station was developed.

Finally, the City wishes to acquire a 1, 586 square foot temporary construction easement TCE) from the subject property. This TCE is located adjacent to the proposed PU& SE and will be used as work area during construction.

The areas to be acquired are shown on the maps on the facing page and following pages.

PATTISON & ASSOCIATES, INC.

Page 24 ends

1574
I
CH= N07° 38' 16" E12. 91'
A=0°42' 18"
R=1049. 50
L=12. 91'
I
S62° 00 '35„ e -rR)
S80° z4. 23, E (R)
c10-
o
TPOB
ROW \
TPOB

PUE & SE
P0: TCE

POC ROW & PUE & SE
N89° 28/' 03" W

4. 72'

GRANT OF PUBLIC
ROW EASEMENT 1076 SQFTf
o DIMENSION POINT

APN ASSESSORS PARCEL NUMBER

BK BOOK

PUE PUBLIC UTILITY EASEMENT

R) RADIAL BEARING

ROW RIGHT OF WAY

POB POINT OF BEGINNING

TPOB TRUE POINT OF BGINNING

POC POINT OF COMMENCEMENT

TCE TEMPORARY CONSTRUCTION EASEMENT

SE SLOPE EASEMENT
LEGEND

60. 21'

ROTH ROAD
N88° 13' 32" W

51. 79'
10' PUE INSTRUMENT 2006- 35361
CH= S08° 37' 46" W 115. 27'
A=97° 33' 15"
R=76. 63'
L=130. 47'
TOTAL
10' TCE
1586 SQFT I
10' PUE & SE # 1
1034 SQFT f
CH= N19° 06' 32" E 77. 23'
A=70° 50' 48"
R=66.3'
L=82. 38'
CH= S05° 4' 18" W135. 87'
A=103°8'1„
R=86. 63'
L=156.8'
CH= N52° 1' 45" E8. 22'
A=10° 23' 16"
R=45. 38'
L=8. 23'
CH= S44° 28' 16" W
A=25° 52' 15"
R=35.8'
L=15. 97'

FAST LANE SIERRA
116 ROTH ROAD
DOC# 2018- 123736
APN. 196- 020- 20
RYAN L.

MING
No. 8409
CADELL
11338 S HARLEN RD
DOC# 1999- 063540
APN: 196- 020-6

CURVE TABLE

RADIUS DELTA LENGTH
C1 1049. 50' 00° 49'1" 15.7'
C2 1049. 50' 00° 51' 48"15. 81'
C3 1049. 50' 01° 41' 29"30. 98'
C4 1049. 50' 04° 59' 16"91. 36'
C5 1059. 50' 01°1' 10" 18. 85'
C6 76. 63' 86° 33'5"115. 77'
C3 IS TOTAL CURVE

EXHIBIT B
APN: 196- 020- 2116 ROTH ROAD UNIc: DENGINEERING
SHEET 4 OF 5
PORTION OF THE NE a SECTION 14, T1S, R6E, MDM

CITY OF LATHROP, COUNTY OF SAN JOAQUIN, STATE OF CALIFORNIA 110 BLUE RAVINE RD SUITE 101 I FOLSOM, CA 95630
PHONE: 916.00. 6623 I unicoengineering. com
1575

ROTH ROAD
27'
LEGEND
10' PUE INSTRUMENT 2006- 35361

FAST LANE SIERRA
116 ROTH ROAD
DOC# 2018- 123736
APN: 196- 020- 20
S89° 28' 03" E

31. 03'
N00° 31' 57" E

9. 69'
10' PUE & SE # 2
532 SQFT t
N65° 02' 11" W

35. 24'
PUBLIC UTILITY AND SLOPE EASEMENT # 2 532 SQFT+
o DIMENSION POINT

APN ASSESSORS PARCEL NUMBER

BK BOOK

PUE PUBLIC UTILITY EASEMENT

R) RADIAL BEARING

ROW RIGHT OF WAY

POB POINT OF BEGINNING

TPOB TRUE POINT OF BGINNING

POC POINT OF COMMENCEMENT

TCE TEMPORARY CONSTRUCTION EASEMENT

SE SLOPE EASEMENT
1 POB
TCE# 2
SO 1 °57' 03" E

24.9'
b
1"= 40'

PAL INDERPAL
134 ROTH ROAD
DOC# 2001- 16729
APN: 196- 020- 04
CADELL
11338 S HARLEN RD
DOC# 1999- 063540
APN. 196- 020-6

EXHIBIT B
APN: 196- 020- 2 116 ROTH ROAD UNICOENGINEERING
SHEET 5 OF 5
PORTION OF THE NE a SECTION 14, T1S, R6E, MDM

CITY OF LATHROP, COUNTY OF SAN JOAQUIN, STATE OF CALIFORNIA 110 BLUE RAVINE RD SUITE 101 I FOLSOM, CA 95630
PHONE: 916.00. 6623 I unicoengineering. com
1576
View of subject property looking easterly from S. Harlan Road View of area to be acquired in west portion of site looking northerly from driveway PATTISON & ASSOCIATES, INC.
1577
1578

VALUATION
1579

The subject improvements are not affected. Thus, only a land value is required. Thus, the Cost Approach is not considered applicable and will not be utilized.

The Income Approach considers the present worth of future benefits derived from ownership and is measured through the capitalization of the property' s projected income. The appraisal investigation develops a reliable estimate of the net operating income for the property and capitalizes this to an indication of value. This approach requires analysis of land leases to determine the fair market rental rate of the subject site. This data is extremely limited, and in our research, there were no similar vacant sites under lease in which to analyze. Thus, the Income Approach is not considered to be reliable. Therefore, it has not been utilized in estimating the value of the subject property.

Therefore, in estimating the value of the subject property, only the Sales Comparison Approach to value will be utilized.

As stated in the highest and best use section of this report, it is our opinion that the highest and best use of the subject is as developed, a gas station. Thus, to estimate the site value of the subject property, we have searched the surrounding area for sales of similar commercial sites for use as comparable data. We have searched the greater San Joaquin County area as well as surrounding counties ( Sacramento, Stanislaus) for sales and listing data, as there is little data in the immediate vicinity of the subject. We have analyzed the data on the following pages. All have comparability to the subject property.

PATTISON & ASSOCIATES, INC.

Page 25 ends

1580
Subsequently, the appraisers will analyze the remainder in the after condition, considering the acquisition, under the hypothetical assumption that the project has been completed in the manner proposed, to determine if there are any severance damages or benefits accruing to the remainder.

PATTISON & ASSOCIATES, INC.

Page 26 ends

1581

VALUATION
There have been very few sales of commercial sites suitable for a service station in the Stockton- Lathrop/ Manteca- Tray markets over the past three years, thus we have also analyzed three sales in the Sacramento market to reach a fair market value for the subject site ( land only).

Our analysis is as follows:

Data Location Date Size ( Ac) Zoning Price Price/ SF
1 16412 Golden Valley Pkwy Dec -22 0. 80 CO -CL $ 950, 00 $ 27.6 Lathrop
192- 040- 5
2 3971 E. Commerce Way
Sacramento
225-300- 023,33
3 11760 Douglas Road
Rancho Cordova
067- 2370- 001
4 SEC Elk Grove Blvd
Laguna Springs Dr
132- 2150- 007
Nov -22 1. 47 SC- PUD $ 1, 916, 000 $ 29. 98
Apr -22 1. 70 GC $ 2,34, 500 $ 30. 17
Sep -23 1. 96 SC $ 2, 700, 000 $ 31. 62
Sep -21 1. 96 SC $ 2, 475, 000 $ 28. 99
5 1168 N. International Pkwy Jun -23 1. 99 CRSP $ 2, 163, 000 $ 24. 95 Tracy
209- 480- 02
6 Joe Pombo Parkway
Tracy
214- 020- 4
Feb - 23 2. 35 GHC $ 3, 000,00 $ 29. 31
Comparable 1 is a future Wendy' s Hamburger site on the west side of Interstate 5 at the Louise Avenue interchange. Louise Avenue becomes River Islands Parkway west of the freeway and this site fronts on that street adjacent to the offramp ofthe freeway. This 0. 80 commercial site sold in December 2022 for $ 950, 00 or $ 27.6 per square foot. It is smaller than the subject indicating a higher unit value and it is right at the interchange between the highway and the off ramp. It only has right -in, right -out access on River Islands Parkway, and thus has inferior access to the subject, which has access to two streets. Overall, this comparable must be considered slightly inferior on a unit basis due to access and thus indicates a value greater than $ 27.6 per square foot for the subject property.

Comparable 2 is a 1. 47 acre site on East Commerce Way in the Natomas Area of Sacramento, north of downtown and north of the American River. This is near the former Arco PATTISON & ASSOCIATES, INC.

Page 27 ends

1582
Arena, which has been razed and is the site of the future California Northstate University Hospital.

This property sold in November 2022 for $ 1, 916, 000 or just under $30 per square foot. This is in an area that is now being developed with a large Costco Store and some smaller commercial and some multi -family residential developments. This location is considered similar to the subject as it is similar in size and in an area of new development and has good freeway access. Thus, it indicates a unit value for the subject at or near $ 29. 98 per square foot.

Comparable 3 is located just east of the intersection of Douglas Road and Sunrise Boulevard in Rancho Cordova. This is part of a new shopping center being developed in the southeast quadrant of that intersection. This property is a 1. 70 acre site that will be improved with a Chevron Service Station. The price paid in April 2022 was $ 2,34, 500 or just over $30. 00 per square foot. This is a " pad" in a shopping center and has a similar location as the subject property.

It is also a finished site and carries commercial zoning. It is similar in size when compared to the subject and is considered a good indicator of value for a commercial site. Overall, this is a similar property when compared to the subject and indicates a unit value for the subject property at or near

30. 17 per square foot.

Comparable 4 is located just west of the Highway 99/ Elk Grove Boulevard interchange in Elk Grove. This is also just west of the entrance to the Elk Grove Auto Mall. It is the southeast corner of Elk Grove Boulevard and Laguna Springs Drive. This is a 1. 96 acre commercial site that sold in September 2021 for $ 2, 475, 000or just under $ 29. 00 per square foot. It was to be improved with a Nation' s Restaurant. However, it sold a second time in September 2023 for 2, 700, 000 or $ 31. 62 per square foot. It is now proposed for a Lazy Boy Furniture Store. This is a
very good, signalized intersection on one of the busiest streets in the Sacramento Metropolitan area. It should be considered a similar location when compared to the subject which does enjoy a corner location. It is slightly larger in size. Overall, this comparable is similar due to its corner location and on a similar major thoroughfare. When compared on a unit basis and indicates a unit value at or near $31. 62 per square foot for the subject site.

Comparable 5 is located off International Parkway just west of Tracy, but within the city limits. This is at the Mountain House interchange. This 1. 99 acre site sold in June 2023 for 2, 163, 000 or $ 24. 95 per square foot. This is a cul- de- sac off of Mountain House Parkway and is zoned commercial. To the south the area is developed with large warehouses as this area has become a headquarters for warehousing and distribution. Interstate 205 is just north and connects with Interstate 580 serving the Bay Area, just to the west and connects with Interstate 5 serving the entire Valley to the east. This is an excellent property for any type of service business serving the trucking industry. However, this area lacks the traffic volume enjoyed by the subject site and thus overall, is inferior. Thus, it indicates a unit value for the subject site greater than $ 24. 95 per square foot.

PATTISON & ASSOCIATES, INC.

Page 28 ends

1583
Comparable 6 is located on the north side of Joe Pombo Circle, north of Grant Line Road in Tracy. It backs up to the Interstate 205 freeway and has good freeway visibility. It is just east of the Grant Line/ I-205 freeway interchange which has a multitude of commercial properties. This is at the west extremity of Tracy and where most of the " new" shopping areas are located. This

2. 35 acre site sold in February 2023 for $3, 000,0, or just over $ 29 per square foot. It is proposed for a hotel. It is larger than the subject indicating a lower unit value. However, due to its highway visibility and the amount of traffic on I-205 this is considered a superior property in location which off sets the adjustment for size. Thus overall, it indicates a unit value for the subject at or near

29. 31 per square foot.

The data above includes sales of commercial sites, three from the Lathrop/ Tracy area and three from the Sacramento area. They indicate a
range in prices paid on a unit basis from $ 24. 95
per square foot to just over $ 31 per square foot. A11 have comparability when compared to the subject site which is a 1. 876 acre developed site. Five of the six sales are between $ 27 and $ 31 per square foot, a
very tight range. Comparable 5 sets the low end of the range and is more isolated at present, being west of Tracy near the large group of major warehouses. Four of the remaining comparables range between $ 29 and $ 31 and all are good indicators of value for the subject site when comparing on a unit basis. It is our opinion that the subject should fall near the top of this range as it is a developed site on a signalized intersection. It is within what would be considered more of a
light industrial area than a commercial corridor highlighted by many trucking company sales, service and parking properties. Based on our analysis, it is our opinion that the subject property has a unit value of $30. 00 per square foot. This amounts to a value ofthe site (land only) of $2, 451, 600 (rounded) which is within the range of the comparable data.

Value of Portions to be Acquired
The City of Lathrop wishes to acquire a 1, 076 square foot permanent public road right of way easement ( R/ W) from the subject property. This area is located along the west boundary of the property, adjacent to S. Harlan Road. S. Harlan Road will be converted to a cul- de- sac just south of Roth Road and this area will be used for the creation ofthis cul- de- sac, including roadway, curb, gutter and sidewalk improvements.

This permanent public road right of way easement is for road, sidewalk, curb and gutter purposes. Although it is being purchased in permanent easement, and the ownership will continue to own the underlying fee interest, it is our opinion that this easement fully encumbers this area as the ownership will have no use of this area. Thus, it is our opinion that, if it were unencumbered, 100% of the fee simple value should be applied to the permanent road right of way easement area.

However, this area is partially encumbered with an existing 10' wide public utility easement that was dedicated by the ownership when the gas station was developed. This easement was dedicated PATTISON & ASSOCIATES, INC.

Page 29 ends

1584
for underground and overhead utilities. The ownership still has the right to use the surface area for landscaping and access/ parking. Thus, it is our opinion it should be discounted by 25% due to this existing easement. We have estimated that ofthe 1, 076 square feet to be acquired, 815 square feet are encumbered by the existing public utility easement. Based on our above valuation and the discount for the existing encumbrance, the value of the area to be acquired in permanent public road right of way easement is as follows:

Permanent Public Road Right of Way Easement — 1, 076 SF 815 SF x $ 30. 00/ SF x 75% ( encumbered portion) = $ 18, 337. 50 261 SF x $ 30. 00/ SF x 100% ( unencumbered portion) = $ 7, 830. 0 Total = $ 26, 167. 50
In addition, the City wishes to acquire two permanent public utility and slope easements PU& SE) from the subject property. PU& SE 1 is located along the east side of the above permanent right of way easement and contains 1, 034 square feet. PU& SE 2 is located in the northeast corner of the site, adjacent to the existing right of way for Roth Road, and contains 532 square feet. These areas will be used primarily for utilities and to maintain the slope adjacent to the right of way.

As the PU& SE is an easement, the ownership will retain the underlying fee simple rights, but the easement itself encumbers nearly all of the rights to this area. The City of Lathrop will have the right to install utilities above ground or below ground, and maintain the slope adjacent to the fee simple right of way. The ownership will still be able use the area for landscaping, and access/ parking if the slope allows. It is our opinion that if they were unencumbered, based on the rights being acquired, 90% of the full fee simple value would be appropriate for these proposed easements. However, these areas are also partially encumbered with an existing 10' wide public utility easement that was dedicated by the ownership when the gas station was developed. This easement was dedicated for underground and overhead utilities. The ownership still has the right to use the surface area for landscaping and access/ parking. Thus, it is our opinion the proposed PU& SE should be discounted by 25% due to this existing easement. We have estimated that of the 1, 566 square feet to be acquired, 450, square feet are encumbered by the existing public utility easement. Based on our above valuation and the discount for the existing encumbrance, the value ofthe area to be acquired in permanent public utilities and slope easement is as follows:

Permanent Public Utility and Slope Easement— 1, 566 SF
450 SF x $ 30. 00/ SFx 67. 5% ( encumbered portion) = $ 9, 112. 50 1,16 SF x $ 30. 00/ SF x 90% ( unencumbered portion) = $ 30, 132. 00 Total = $ 39, 244. 50
PATTISON & ASSOCIATES, INC.

Page 30 ends

1585
Value of Temporary Construction Easement
The City of Lathrop also wishes to acquire a 1, 586 square foot temporary construction easement ( TCE) from the subject property. This area is located adjacent to PU& SE 1 near Harlan Road. This area will be used as work area during construction of the road realignment project.

The value of this temporary easement will be estimated by a rental charge for a 5 -year period. The rent will be based on a percent of the value or return on investment by the owner.

To calculate the fair market rent based on the above Capitalization Rate, one would multiply the value per square foot by the rate to get the annual rental rate per square foot. During the rental period, the contractor will be using the property in a way that is not compatible with the present use. We have used a 10% rate of return for this temporary construction easement as this is higher than the rate for an entire income producing property, but is considered a reasonable rate of return on a real estate investment and the temporary easement is over a small portion of the site. As stated, the TCE will contain 1, 586 square feet. It is our understanding that the ownership will have no use of these areas during construction. Thus, the entire area will be considered for payment and/ orrent. The estimated value of the temporary easements is as follows:
1, 586 SF x $30. 00/ SF x 10%/ year
4, 758. 00/ year x 5 years
Value of Improvements
4, 758. 00/ year
23, 790. 0
The only improvements affected by the project that will not be replaced are landscaping and paving within the right of way easement area. It is our understanding that any landscaping affected in the public utility and slope easement area and temporary construction easement area will be replaced in kind. Within the right of way easement there is about 500 square feet ofpaving and the remainder is landscaped with grass and shrubs. The cost new of the paving, based on Marshall & Swift Valuation Handbook, is estimated at $ 4. 00 per square foot. It is our opinion that the depreciated, contributory value of this paving is $ 2. 00 per square foot, or $ 1, 000. The estimated replacement cost of the landscaping is $ 500. This amounts to $ 1, 500 for affected improvements.

PATTISON & ASSOCIATES, INC.

Page 31 ends

1586
Severance Damages
We have analyzed the subject property in the after condition, under the hypothetical assumption that the project has been completed in the manner proposed. The subject property is a developed gas station on a busy thoroughfare ( Roth Road) at the corner of the frontage road ( S.

Harlan Road). The acquisitions for the proposed project are primarily along the west boundary of the property, with a small utility and slope easement in the northeast corner. The affected areas are relatively small in size, and the improvements are not impacted.

The project will close Harlan Road at a cul- de- sac on the east side of the subject property and will reroute the frontage road to intersect with Roth Road just to the east. Thus, there will no longer be traffic turning onto S. Harlan Road from Roth Road or from S. Harlan Road to Roth Road adjacent to the subject, but rather just to the east. Customers exiting the subject onto S.

Harlan will have to go south and then turn east and back north to get back to Roth Road. While this sounds circuitous, the overall distance is minimal. The same type ofrerouting of the frontage road was done several years ago at Louise Avenue in Lathrop, and the businesses in the vicinity of the intersection do not appear to have been impacted. There are still two gas stations, a hotel and three fast food restaurants on Louise Avenue, between the freeway and the new frontage road alignment. There is additional commercial development within the " bubbles" created by this alignment.

The remainder contains over 1. 8 net acres and will still have direct access to Roth Road and Harlan Court. As stated above, traffic on Harlan Court will have to circle the block to return to Roth Road and the freeway interchange, but this will be easier as there will be a signal at this new intersection. It is our opinion that while this realigned access will be different than it is today, it is not a substantial impairment of access, nor is it overly circuitous. It is our opinion, based on analyzing the subject in the after condition and the data analyzed in the before condition, that the subject will continue to have the same unit value in the after condition. Therefore, it is our opinion that there are no severance damages accruing to the remainder of the subject property.

Benefits
It is our opinion that the proposed project may benefit the remainder, as the project will improve traffic flow and safety in this area. This area tends to have traffic delays due to the current alignment and 4 -way stop sign at the Roth Road/ S. Harlan Road interchange. This project should alleviate this traffic issue. In addition, road improvement projects typically enhance values of properties, and will likely enhance the value of the subject site. However, in California, benefits can only offset severance damages. Since there are no severance damages accruing to the remainder, we have not attempted to measure benefits.

PATTISON & ASSOCIATES, INC.

Page 32 ends

1587
Construction Contract Work
The contractor will reconstruct the driveway/ roadapproach to the new roadway. The cost of this will be provided by the contractor.

Just Compensation
Based on the above valuation and analysis, the total just compensation due to the property owner as a result of the proposed acquisition is as follows:

Value of Entire Property in Before Condition:

1. 876 Acres @ $ 30. 00/ SF
Value of Area to be Acquired:

Permanent Public Road Right of Way Easement — 1, 076 SF 18, 337. 50
7, 830. 0
26, 167. 50
815 SF x $30. 00/ SF x 75%
261 SF x $30. 00/ SFx 100%
Total
Permanent Public Utility and Slope Easement —
450 SF x $ 30. 00/ SF x 67. 5%
1,16 SF x $ 30. 00/ SFx 90%
Total
Value of Remainder as Part of the Whole:

Estimated Value After Acquisition
Before Considering Benefits:

Severance Damages ($ 2, 386, 188 - $2, 386, 188)
Less Benefits (Not Calculated)
Net Damages:

Site Improvements ( paving and landscaping)
Temporary Construction Easement:

Total Estimated Compensation:
2, 451, 600 (land only)
26, 167. 50
1, 566 SF
9, 112. 50
30, 132. 00
39, 244. 50 $39, 244. 50
2, 386, 188
2, 386, 188

0.0 0.0

0. 0.0
1, 500. 0 $ 1, 500. 0
23, 790. 0 $23, 790. 0
90, 702. 00
ROUNDED TO: $ 90, 800
PATTISON & ASSOCIATES, INC.

Page 33 ends

1588

ADDENDA
1589

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Copyright © and ( P) 1988- 2012 Microsoft Corporation and/ or its suppliers. Al rights reserved. http:// vw w rricrosoftoom/ streets/ Certain mapping and direction data © 2012 NAVTEQ. All rights reserved. The Data for areas of Canada indudes information taken with permission from Canadian authorities, induding: © Her Majesty the Queen in Right of Canada, ©Queen' s Printer for Ontario. NAVTEQ and NAVTEQ ON BOARD are trademarks of NAVTEQ. © 2012 Tele Alas North America, Inc. AI rights reserved. Tele Atlas and Tele Atlas North America are trademarks of Tele Atlas, Inc. 02012 by Applied Geographic Solutions. Al rights reserved. Portions © Copyright 2012 by Woodall Publications Corp. Al rights reserved. 25 1590
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THOMSEN ROAD
1591
COMPARABLE NO. 1
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

San Joaquin
192- 040- 5
Evergreen Development Co.

Wendy' sof the Pacific, Inc
16412 Golden Valley Parkway, Lathrop
11-- 2022 (approx.)
12-- 2022 (#133910)
950, 00
950, 00

0. 80 Acre
CO -CL

27.6 A11 utilities to the site
Level ( finished site)
Property fronts on Louise Avenue
None
Public
Property is in the northwest quadrant of the Louise
Avenue/ Interstate 5 interchange. It will be improved with a Wendy' s
Fast Food Restaurant. The buyer received a
10, 500, 000 loan from City Nat' lBank to construct.

Doug Leventhal, seller' srep.; County Records
4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1592
COMPARABLE NO. 2
POR. SEC' 11&4., T. 9N., R. 4E., M. D. B. & M.

Por. Notomos field Phase 38 1, R. M. Bk. 406 Pg. 3 (10- 79- 2018) Por. Natomas Central Sub., R. M. Bk. 16 Pg. 3 ( 9- 18- 20) Master Parcel Map of Notomcs Ffeld, P. M. Bk, 191, Pg. 5 (5- 2006) Notomos Crossing Quadrant " C", P. M. Bk. 243, Pq. 15 (7 1 2021) 1593
COMPARABLE NO. 2
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF DEED:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ S.F.

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

Sacramento
225-300- 023, 033
Alleghany Properties, LLC
GB Commercial, LLC
W/ S East Commerce Way, S/ O Arena Blvd.
11-- 2022 ( approximate date of agreement)
11-8- 2022 (#0704)
1, 916, 000
1, 916, 000

1. 467 Acres

S C- PUD

29. 98
All utilities to the site
Level
East Commerce Way
None
This property is in an area of recent development after being vacant for some time. New restaurants just to the north and a large Costco Wholesale is just west between this property and the I-5 freeway.

David Bugatto, Alleghany Prop.; County Records
11- 8- 2023; 1-3- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1594
COMPARABLE NO. 3
POR. SEC'. 8, 17, & 20, T. 8N., R. 7E., M. D. B.& M.

DOUGLAS RD.
1, P 61 242, Py . 1l1 4 202')
1595
COMPARABLE NO. 3
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF DEED:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ S.F.

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

Sacramento
067- 2370- 001
Anatolia Marketplace, LLC
D. L.N. Rancho Cordova, LLC
S/ Douglas Road, E/ O Sunrise Boulevard
2- 15-022 (approximate date of agreement)
4-1- 2022 (#0560)
2,34, 500
2,34, 500

1. 70 Acres
GC

30. 17
All utilities to the site
Level
Douglas Boulevard
None
This property is part of a new shopping center on the southeast corner of Douglas Boulevard and Sunrise Boulevard. It is the third site from the corner. Property is similar to a " pad" and will be improved with a Chevron Service Station.

Mark Enes, AKP Development, seller; County Records
9-6- 2022
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1596
COMPARABLE NO. 4
POR. SEC'. 2, T. 6N., R. 5E., M. D. B.& M.

ELK GROVE
yea
JO
OR
Rj, RM. dA. 3' 4r'q. 4 ( 8 28 2016,
BL
iA55ADE DR
1597
COMPARABLE NO. 4
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF DEED:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ S.F.

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

Sacramento
132- 2150- 007
PPM & B -Elk Grove, LLC (Nation' sFoodservice)
Elk Grove La -Z -Boy, LLC
SEC Laguna Springs Drive & Elk Grove Blvd.
8-1- 2023 ( approximate date of agreement)
9- 29-023 (#0685)
2, 700, 000
2, 700, 000

1. 96 Acres
SC

31. 62
All utilities to the site
Level
Elk Grove Boulevard; Laguna Springs Drive
None
This property is just west of Highway 99 and the Elk Grove Auto Mall. This is a signalized intersection and is adjacent to the Les Schwab Tire Center. Was planned to be a " Nation' sHamburger" Restaurant and had been purchased in August, 2021 for
2, 475, 000. It was then later listed in May, 2023 for $ 2, 900, 000 and sold for the above amount.

Allison Foraker, CBRE, broker; County Records
9-6- 2022
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1598
COMPARABLE NO. 5
POR. NORTH MAIN COMMONS, TRACT NO. 3915
590

INTERNATIONAL
NO 20'
1599
COMPARABLE NO. 5
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

1. 99 Acres
CR- SP

24. 95
A11 utilities to the site
Level, but not finished
Daylight Road & unnamed street to undeveloped cul- de- sac None
Public ( not developed as ofApril, 2024)
Property is in the southeast quadrant of Mountain House Parkway/ International Parkway interchange with Interstate 205, west of Tracy. To the south is a multitude of distribution warehouses.

Dana Perry, Seller' srep.; County Records
4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1600
COMPARABLE NO. 6
H - PM 8k 71 Py. 070
0 - P. M 84. 75 Pp. 052
F - PM 8i 13 Pg 057
PM CIF. 08 P]. 732
POR. TRACY GARDEN FARMS, BLOCK 18
POR. NAGLEE BURK TRACT, LOTS 1 & 2
0 - PM 84 03 Pg. 003
C- 85 8P 19 Pg 051
B - R. M. 8F. 05 Pg 018
A - RM 8F 08 Pt. 001
GRANT a
LINE
ill
o 4
KAI44MGH AYE.
1601
COMPARABLE NO. 6
COUNTY:

A. P. N.:

GRANTOR:

GRANTEE:

LOCATION:

DATE OF SALE:

RECORDING DATE:

SELLING PRICE:
1st MORTGAGE:
2nd MORTGAGE:

DOWN PAYMENT:

PARCEL SIZE:

ZONING:

PRICE/ SF:

UTILITIES:

TOPOGRAPHY:

ACCESS:

VEGETATIVE COVER:

WATER:

COMMENTS:

VERIFIED:

DATE INSPECTED:

BY:

San Joaquin
214- 020- 4
Tracy Orchard Plaza, LP
Tiger Tracy, LP
2355 Grant Line Road, Tracy
1-20-23 (approx.)
2- 16-023 (#012254)
3, 000,00
3, 000,00

2. 35 Acres
GHC

It was purchased to develop a hotel. This is the western entrance to Tracy and a commercial corridor.

Jim Brotman, listing broker; County Records
4- 12- 2024
Dwight Pattison
Michael Pattison
PATTISON & ASSOCIATES, INC.
1602
City of
Public Works Department
February 23, 2024
Fast Lane Sierra 2018 LLC
1 1 1 Healdsburg Ave Ste C
Healdsburg, CA 95448
390 Towne Centre Dr. - Lathrop, CA 95330
Phone ( 209) 941- 7430 - Fax ( 209) 941- 7449
www. ci. lathrop. ca. us
RE: Harlan Road Realignment at Roth Road Project
Site Address: 116 Roth Road, Lathrop, CA 95330 ( APN: 196- 020- 200) 11338 S Harlan Road, Lathrop, CA 95330 ( APN: 196- 020-60) Dear Property Owners:

We have enclosed an informative booklet titled " Your Property/ Your Transportation Project," which provides answers to questions owners frequently ask concerning land acquisition procedures.

All services and/ or benefits to be derived from any right of way activity will be administered without regard to race, color, national origin, or sex, in accordance with Title VI ofthe Civil Rights Act of 1964 ( 42 U. S. C. 2000d, et seq.) and Section 62( a) of the Federal Highway Act of 1973 ( 23 U. S. C. 324). Enclosed for your information are a copy of Title VI Statutes and Regulations, a copy
of the Title VI Complaint Process, and a booklet entitled " Caltrans and You," which provides additional information.

While the City has decided to appraise your property, the decision to acquire your property has not yet been made. This notice does not constitute an offer to purchase your property, nor does it establish eligibility for you or your occupant for relocation assistance or relocation payments. 1603
The property inspection will take place on Friday, March 15th, 2024. You can contact the appraiser to arrange a time for the inspection of your property. The appraiser' scontact information is:

Pattison & Associates, Inc.

Thank you for your cooperation and assistance in this matter.

Sincerely,
Brad T 1or, PE/ TE
City Engineer

ATTACHMENTS
Location Map
Booklet " Your Property/ Your Transportation Project"
Title VI Package

Page 2 ends

1604
EXHIBIT "A"
APN: 196- 020- 20

LEGAL DESCRIPTION
All that real property situated in the City of Lathrop, County of San Joaquin, State of California, being a portion of Lot 2 in the Northeast Quarter of Section 14, Township 1 South, Range 6, East, Mount Diablo Base and Meridian, as described in the Grant Deed to Fast Lane Central Valley recorded in Document No. 2018- 123736, Official Records of the County of San Joaquin, more particularly described as follows:

Grant of Public Right of Way Easement
Commencing at the Southeast corner of said Fast Lane Central Valley Grant Deed, being the intersection of the South Tine of said Grant Deed and the Easterly Right of Way for Harlan Road; thence leaving said South Tine along the Easterly Right of Way for Harlan Road along the arc of a non -tangent curve to the left with a radius of 1049. 50 feet with a radial bearing of South 74° 33' 11" East, through a central angle of 01° 41' 29" an arc length of 30. 98 feet to the True Point of Beginning; thence continuing along said Right of Way and along the arc of said 1049. 50 radius curve, through a central angle of 04° 59' 16" an arc length of 91. 36 feet to the beginning of a non -tangent curve to the right having a radius of 66.3 feet and a radial bearing of North 57° 29'7" East; thence leaving said Right of Way, along the arc of said curve, through a central angle of 86° 32' 29" an arc length 100. 64 feet to the Point of Beginning, containing 1076 square feet more or less.

Public Utility and Slope Easement # 1
Commencing at the Southeast corner of said Fast Lane Central Valley Grant Deed, being the intersection of the South line of said Grant Deed and the Easterly Right of Way for Harlan Road; thence leaving said South Tine along the Easterly Right of Way for Harlan Road along the arc of a non -tangent curve to the left with a radius of 1049. 50 feet with a radial bearing of South 74° 33' 11" East, through a central angle of 00° 49'1" an arc length of 15.7 feet to the True Point of Beginning; thence continuing along said Right of Way and along the arc of said 1049. 50 radius curve, through a central angle of 00° 51' 48" an arc length of 15. 81 feet to the beginning of a non -tangent curve to the left having a radius of 66.3 feet and a radial bearing of South 35° 28' 03" East; thence leaving said Right of Way along the arc of said curve, through a central angle of 70° 50' 48" an arc length of 82. 38 feet to the East line of the 10' Public Utility Easement recorded in Instrument # 2006- 35361, Official Records of the County of San Joaquin and the beginning of a non -tangent curve to the left with a radius of 1059. 50 feet and a radial bearing of South 80° 24'3" East; thence along the arc of said curve and easement line, through a central angle of 01°1' 10" an arc length of 18. 85 feet to the Sheet 1 of 5
1605
EXHIBIT "A"
APN: 196- 020- 20

LEGAL DESCRIPTION
beginning of a non -tangent curve to the right having a radius of 76. 63 feet and a radial bearing of North 60° 50' 48" East; thence along the arc of said curve; through a central angle of 86° 33'5" an arc length of 115. 77 feet to the beginning of a reversing curve to the left with a radius of 45. 38 feet; thence along the arc of said reversing curve, through a central angle of 10° 23' 16" an arc length of 8. 23 feet to the Point of Beginning, containing 1034 square feet more or less.

Temporary Construction Easement
Beginning at the Southeast corner of said Fast Lane Central Valley Grant Deed, being the intersection of the South Tine of said Grant Deed and the Easterly Right of Way for Harlan Road and the beginning of a non -tangent curve to the left with a radius of 1049. 50 feet and a radial bearing of South 74° 33' 11" East; thence along the arc of said curve, through a central angle of 00° 49'1" a length of 15.7 feet to the beginning of a non -tangent curve to the right with a radius of 45. 38 feet and a radial bearing of North 42° 58'3" West; thence leaving said Right of Way along said curve through a central angle of 10° 23' 16" an arc length of 8. 23 feet to the beginning of a reversing curve to the left with a radius of 76. 63 feet; thence along said reversing curve through a central angle of 97° 33' 15" a length of 130. 47 feet to the said East Tine of Harlan Road and the beginning of a non -tangent curve to the left having a radius of 1049. 50 feet and a radial bearing of South 82° 00' 35" East; thence along said curve, through a central angle of 00° 42' 18" a length of 12. 91 feet to the beginning of a non -tangent curve to the right having a radius of 86. 63 feet and a radial bearing of North 44° 06' 13" East; thence leaving said Right of Way line and along the arc of said curve through a central angle of 103°8'1" a length of 156.8 feet to the beginning of a reversing curve to the left having a radius of 35.8 feet; thence along the arc of said curve through a central angle of 25° 52' 15" a length of 15. 97 feet to the South line of said Fast Lane Central Valley Grant Deed; thence along said South line North 89° 28' 03" West, 4. 72 feet to the Point of Beginning, containing 1586 square feet more or less.

Public Utility and Slope Easement # 2
Beginning at the Northeast corner of said Fast Lane Central Valley Grant Deed; thence along the Westerly line of said Grant Deed South 01' 57' 03" East, 24.9 feet; thence leaving said Easterly line North 65° 02' 11" West, 35. 24 feet; thence North 00° 31' 57" East, 9. 69 feet to the North line of said Grant Deed; thence along said North line South Sheet 2of 5
1606
EXHIBIT "A"
APN: 196- 020- 20

LEGAL DESCRIPTION
89° 28' 03" East, 31. 03 feet to the Point of Beginning, containing 532 square feet more or less.

See Exhibit " B" attached hereto and made a part of this description.

End of description
The Basis of Bearings is identical to the City of Lathrop control network established from found monuments.

This description has been prepared by me or under my direct supervision in conformance with the Professional Land Surveyors' Act.

Ryan L. Ming P. L.S. 8409 Date
Sheet 3of 5
1607

60. 21'
CH= N07° 38' 16" E 12. 91'
A=0°42' 18"
R=1049. 50'
L=12. 91'
I
I
4 0
54, 33 '/7-z,
58, 2°00. 35.„ EiR
L380° 24 •23„
R
146

3.•
w.
o
TPOB
ROW
TPOB

PUE & SE
P0: TCE
POC ROW & PUE & SE oN
LEGEND
O
APN
BK
PUE
R)
ROW
POB
TPOB.

POC
TCE
SE
N89° 28/' 03" W

4. 72'

GRANT OF PUBLIC
ROW EASEMENT 1076 SQFTf

DIMENSION POINT

ASSESSORS PARCEL NUMBER
BOOK

PUBLIC UTILITY EASEMENT

RADIAL BEARING

RIGHT OF WAY

POINT OF BEGINNING

TRUE POINT OF BGINNING

POINT OF COMMENCEMENT

TEMPORARY CONSTRUCTION EASEMENT

SLOPE EASEMENT
y. too

ROTH ROAD
N88° 13' 32" W

51. 79'
10' PUE INSTRUMENT 2006- 35361
CH= S08° 37' 46" W115. 27'
A=97° 33' 15"
R=76. 63'
L=130. 47'
TOTAL
10' TCE
1586 SQFT f
10' PUE & SE # 1
1034 SQFT f
CH= N19° 06' 32"E77.

A=70° 50' 48"
R=66.3'
L=82. 38'
23' FAST LANE SIERRA
116 ROTH ROAD
DOC# 2018- 123736
APN 196- 020- 2
CH= S05° 4' 18" W135. 87'
A=103°8'1"
R=86. 63'
L=156.8'
CH= N52° 1' 45"E8. 22'
A=10° 23' 16"
R=45. 38'
CH= S44° 28' 16" W15. 84
L=8. 23'
A=25° 52' 15"
R=35.8'
L=15. 97'
RYAN L.

MING
No. 8409
CADELL
11338 S HARLEN RD
DOC# 1999- 063540
APN. 196- 020-6

CURVE TABLE

RADIUS DELTA LENGTH
C1 1049. 50' 00° 49'1"15.7'
C2 1049. 50' 00° 51' 48" 15. 81'
C3 1049. 50' 01° 41' 29" 30. 98'
C4 1049. 50'04° 59' 16" 91. 36'
C5 1059. 50' 01°1' 10" 18. 85'
C6 76. 63' 86° 33'5"115. 77'
C3 IS TOTAL CURVE

EXHIBIT B
APN: 196- 020- 2 116 ROTH ROAD uNIID
SHEET 4 OF 5
PORTION OF THE NE a SECTION 14, T1S, R6E, MDM

CITY OF LATHROP, COUNTY OF SAN JOAQUIN, STATE OF CALIFORNIA

ENGINEERING
110 BLUE RAVINE RD SUITE 101 I FOLSOM, CA 95630
PHONE: 916.00. 6623 I unicoengineering. com
1608

ROTH ROAD
27'
LEGEND
10' PUE INSTRUMENT 2006- 35361

FAST LANE SIERRA
116 ROTH ROAD
DOC# 2018- 123736
APN.• 196- 020- 20
S89° 28' 03" E

31. 03'
N00° 31' 57" E

9. 69'
10' PUE & SE # 2
532 SQFT 5
N65° 02' 11" W

35. 24
PUBLIC UTILITY AND SLOPE EASEMENT # 2 532 SQFT+
o DIMENSION POINT

APN ASSESSORS PARCEL NUMBER

BK BOOK

PUE PUBLIC UTILITY EASEMENT

R) RADIAL BEARING

ROW RIGHT OF WAY

POB POINT OF BEGINNING
TPOB. . TRUE POINT OF BGINNING

POC POINT OF COMMENCEMENT

TCE TEMPORARY CONSTRUCTION EASEMENT

SE SLOPE EASEMENT
POB
TCE# 2
S01° 57' 03" E

24.9'
s

PAL INDERPAL
134 ROTH ROAD
DOC# 2001- 16729
APN.• 196- 020- 04

CA DELL
11338 S HARLEN RD
D0C# 1999- 063540
APN. 196- 020-6

EXHIBIT B
APN: 196- 020- 2 116 ROTH ROAD uN110
SHEET 5 OF 5
PORTION OF THE NE a SECTION 14, T1S, R6E, MDM

CITY OF LATHROP, COUNTY OF SAN JOAQUIN, STATE OF CALIFORNIA

ENGINEERING
110 BLUE RAVINE RD SUITE 101 I FOLSOM, CA 95630
PHONE: 916.00. 6623 I unicoengineering. com
1609
CLTA Preliminary Report Form Order Number: 5405- 6134167 Rev. 11/ 06) Page Number: 1
Escrow Officer:

Phone:

Fax No.:

E - Mail:

FirstAmerican Title'
First American Title Company
211 East Caldwell Avenue
Visalia, CA 93277
California Department of Insurance License No. 2549- 4
Ann Kay
559) 635-803
866) 590- 2167
akay@firstam. com
E -Mail Loan Documents to: Lenders please contact the Escrow Officer for email address for sending loan documents.

Buyer:

Owner:

Property:

Dokken Engineering
FAST LANE SIERRA 2018, LLC
196- 020-60 and, 196- 020- 200
Lathrop, CA 95330

The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration clause. When the Amount ofInsurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner' s Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit A. Copies of the policy forms should be read. They are available from the office which issued this report.

It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land.

First American Title

Page 1 of 14 ends

Order Number: 5405- 6134167
Page Number: 2
Dated as of August 17, 2023 at 7: 30 A. M.

The form of Policy of title insurance contemplated by this report is:

To Be Determined
A specific request should be made if another form or additional coverage is desired.

Title to said estate or interest at the date hereof is vested in:

FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY The estate or interest in the land hereinafter described or referred to covered by this Report is:

FEE
The Land referred to herein is described as follows:

See attached Legal Description)
At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows:

1. General and special taxes and assessments for the fiscal year 2023- 2024, a lien not yet due or payable.

2. Taxes and assessments for the RECL DISTR NO. 17 District, which are collected with the county taxes.

3. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3. 5 commencing with Section 75 of the California Revenue and Taxation Code.

The Following Matters Affect TRACT ONE:

5. An easement for GUY WIRES AND APPURTENANCES THERETO and incidental purposes, recorded JUNE 12, 1987 as INSTRUMENT NO. 1987- 055390 of Official Records.

In Favor of: PACIFIC GAS AND ELECTRIC COMPANY
Affects: AS DESCRIBED THEREIN
First American Title

Page 2 of 14 ends

1611
Order Number: 5405- 6134167
Page Number: 3
The location of the easement cannot be determined from record information.

6. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT AGREEMENT FOR HARLAN ROAD" recorded NOVEMBER 05, 1990 as INSTRUMENT NO. 1990-09169 of Official Records.

7. A notice of assessment recorded MARCH 31, 2000 as INSTRUMENT NO. 2000- 036136 of Official Records, executed by CITY CLERK, CITY OF LATHROP.

8. A deed of trust to
INSTRUMENT NO.

Dated:

Trustor:

Trustee:

Beneficiary:
secure an original indebtedness of $ 250, 00. recorded MARCH 22, 2022 as 2022- 037890 OF OFFICIAL RECORDS.

MARCH 15, 2022
FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY

NORTH COAST TITLE COMPANY, A CALIFORNIA

CORPORATION

GILL GROUP, LLC, A CALIFORNIA LIMITED LIABILITY

If the payoff demand statement or the request for reconveyance is to be signed by a servicer, we will also require a full copy of the loan servicing agreement executed by all present beneficiaries.

If any of the beneficial interest is presently held by trustees under a trust agreement, we will require a certification pursuant to Section 18100. 5of the California Probate Code in a form satisfactory to the Company.

9. Rights of the public in and to that portion of the Land lying within any Road, Street, Alley or Highway.

10. Water rights, claims or title to water, whether or not shown by the Public Records.

The Following Matters Affect TRACT TWO:

11. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT

AGREEMENT TO INSTALL CURB GUTTER, SIDEWALK, STORM DRAIN, SEWER AND UNDERGROUNDING OF OVERHEAD POWERLINES" recorded November 07, 2005 as INSTRUMENT NO. 2005-79463 of Official Records.

First American Title

Page 3 of 14 ends

1612
Order Number: 5405- 6134167
Page Number: 4

12. An easement for ROTH ROAD AND HARLAN ROAD WIDENING AND PUBLIC UTILITY EASEMENT DEDICATION and incidental purposes, recorded February 14, 2006 as INSTRUMENT NO. 2006- 35361 of Official Records.

In Favor of: CITY OF LATHROP, A MUNICIPAL CORPORATION
Affects: AS DESCRIBED THEREIN

13. An easement for STORM DRAIN BASIN EMERGENCY ACCESS AND MAINTENANCE EASEMENT and incidental purposes, recorded February 14, 2006 as INSTRUMENT NO. 20. 06- 35362 of Official Records.

In Favor of: CITY OF LATHROP, A MUNICIPAL CORPORATION
Affects: AS DESCRIBED THEREIN

14. The terms and provisions contained in the document entitled " DEFERRED FRONTAGE IMPROVEMENT

AGREEMENT TO INSTALLATION OF SIDEWALK, STORM DRAIN, SEWER, STREET LIGHTS AND UNDERGROUNDING OF OVERHEAD POWERLINES" recorded February 23, 2006 as INSTRUMENT NO. 2006- 041489 of Official Records.

15. A deed of trust to
INSTRUMENT NO.

Dated:

Trustor:

Trustee:

Beneficiary:
secure an original indebtedness of $ 6, 210, 000. recorded November 16, 2018 as 2018- 126607 OF OFFICIAL RECORDS.

November 15, 2018
FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY

ORANGE COAST TITLE COMPANY OF NORTHERN
CALIFORNIA, INC., A CALIFORNIA CORPORATION

16. A right of first refusal in favor of CHEVRON U. S. A INC., A PENNSYLVANIA CORPORATION as contained in or disclosed by a document recorded JULY 27, 2020 as INSTRUMENT NO. 2020- 90027 of Official Records.

17. An option in favor of CHEVRON U. S. A INC., A PENNSYLVANIA CORPORATION as contained in or disclosed by a document recorded JULY 27, 2020 as INSTRUMENT NO. 2020- 90027 of Official Records.

18. A deed of trust to secure an original indebtedness of $ 8, 200, 000. recorded JUNE 30, 2022 as INSTRUMENT NO. 2022- 80753 OF OFFICIAL RECORDS.

Dated: JUNE 21, 2022
Trustor: FAST LANE SIERRA 2018, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY
Trustee: OPEN BANK
Beneficiary: OPEN BANK
First American Title

Page 4 of 14 ends

1613
Order Number: 5405- 6134167
Page Number: 5

Consideration for the deletion of this exception is highly fact intensive. Please contact the underwriter assigned to your file as soon as possible to discuss.

20. Rights of the public in and to that portion of the Land lying within any Road, Street, Alley or Highway.

The Following Matters Affect TRACTS ONE AND TWO:

21. Rights of parties in possession.

Prior to the issuance of any policy of title insurance, the Company will require:

First American Title

Page 5 of 14 ends

1614
Order Number: 5405- 6134167
Page Number: 6

1. General and special taxes and assessments for the fiscal year 2022-023.

First Installment:

Penalty:

Second Installment:

Penalty:

Tax Rate Area:

A. P. No.:

Affects TRACT ONE)
4, 973. 72, PAID

0.0 4, 973. 72, PAID

0.0 007-46
196- 020-60- 00

2. General and special taxes and assessments for the fiscal year 2022-023.

First Installment:

Penalty:

Second Installment:

Penalty:

Tax Rate Area:

A. P. No.:
21, 078.3, PAID

0.0 21, 078.3, PAID

0.0 007046
196- 020- 200- 000
Affects TRACT TWO)

3. The property covered by this report is vacant land.

Affects TRACT ONE)

Affects TRACT TWO)

5. According to the public records, there has been no conveyance of the land within a period of twentyfour months prior to the date of this report, except as follows:

Page 6 of 14 ends

1615
Order Number: 5405- 6134167
Page Number: 7
the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached.

First American Title

Page 7 of 14 ends

1616
Order Number: 5405- 6134167
Page Number: 8

LEGAL DESCRIPTION
Real property in the City of Lathrop, County of San Joaquin, State of California, described as follows:

TRACT ONE: [ APN: 196- 020-60- 00]
THAT PORTION OF LOT 2, OF SECTION 14, TOWNSHIP 1 SOUTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEING A PORTION OF THAT CERTAIN 2 1/ 2 ACRE PARCEL OF LAND DESCRIBED IN THE DEED TO ANNA R. KELLOGG, RECORDED SEPTEMBER 12, 1955 IN BOOK 17881 PAGE 72, OFFICIAL RECORDS OF SAN JOAQUIN COUNTY, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING ON THE NORTH LINE OF THE AFORESAID 2 1/ 2 ACRE PARCEL AT THE NORTHEAST

TRACT TWO: [ APN: 196- 020- 200- 000]
A PORTION OF SECTION 14, TOWNSHIP 1 SOUTH, RANGE 6 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT A POINT AT THE NORTHEAST CORNER OF THAT CERTAIN PARCEL OF LAND AS SHOWN UPON THAT CERTAIN MAP OF SURVEY, FILED ON AUGUST 28, 1969 IN BOOK 19 OF SURVEYS, AT PAGE 123, SAN JOAQUIN COUNTY RECORDS, SAID POINT ALSO BEING ON THE SOUTH LINE OF ROTH ROAD AS SHOWN ON SAID MAP OF SURVEY; THENCE NORTH 89 DEGREES 28 MINUTES 03

Page 8 of 14 ends

1617
Order Number: 5405- 6134167
Page Number: 9
THE EAST LINE OF SAID HARLAN ROAD, A DISTANCE OF 41. 87 FEET TO A POINT; THENCE CONTINUING ALONG SAID EAST LINE OF PARCEL 2 AND HARLAN ROAD, ALONG A CURVE TO THE SOUTH, HAVING A RADIUS OF 1, 030. FEET, A CENTRAL ANGLE OF 10 DEGREES 41 MINUTES 53 SECONDS, AN ARC LENGTH OF 192. 32 FEET AND A CHORD BEARING SOUTH 10 DEGREES 23 MINUTES 13 SECONDS WEST, 192. 04 FEET TO A POINT; THENCE LEAVING SAID EAST LINE OF PARCEL 2 AND THE EAST LINE OF HARLAN ROAD, SOUTH 89 DEGREES 28 MINUTES 03 SECONDS EAST ALONG THE SOUTH LINE OF SAID PARCEL AS SHOWN ON SAID MAP OF SURVEY, A DISTANCE OF 427. 09 FEET TO A POINT, SAID POINT BEING NORTH 89 DEGREES 28 MINUTES 03 SECONDS WEST 181. 37 FEET FROM THE SOUTHEAST CORNER OF SAID PARCEL AS SHOWN ON SAID MAP OF SURVEY; THENCE NORTH 01 DEGREES 57 MINUTES 03 SECONDS WEST, A DISTANCE OF 240. 40 FEET TO THE POINT OF BEGINNING, AS SHOWN ON NOTICE OF LOT MERGER RECORDED DECEMBER 23, 2002 UNDER RECORDER' SSERIAL NO. 2002-30586.

First American Title

Page 9 of 14 ends

1618
POR .

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1/ 4
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MANILA-- ROADNOW
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1619

Dwight Pattison began his appraisal career in 1966 with the California Division of Highways, now Caltrans ( District 3 office) and also worked for the Real Estate division of the State Department of General Services. Dwight is a 1966 graduate of Chico State University with a bachelor' s
degree in Business Administration. He obtained a certificate in real estate from UCLA in 1971. He left the State in 1984 to open his own appraisal firm, then joined Duncan, Duncan & Associates, Inc., as a partner in 1987 and remained through 1991. Dwight is a senior member of the International Right of Way Association and past president ofthe Sacramento Chapter. He has been a member of the International Executive Committee, serving as International President from 1999 to 2000. He has been chosen " Professional of the Year" four times, in 1980, 1990, 1991 and 2000. Dwight has been published in Right of Way Magazine on " The Valuation of Easements".

He also received the Frank C. Balfour " Professional of the Year" Award from the IR/ WA in 2004.

He is also an Associate Member of the Sacramento Sierra Chapter of the Appraisal Institute.

Federal Highway Administration
U. S. Army Corps of Engineers
United States Government
Natural Resource Conservation Service
State of California
California Tahoe Conservancy
Department of General Services
University of California
State of Nevada
Department of Transportation
Local Governments
Alpine County
Calaveras County
El Dorado County
Plumas County
San Joaquin County
Yuba County
San Joaquin Council of Governments
City of Davis
City of Elk Grove
City of Galt
City of Lathrop
City of Placerville
City of Rancho Cordova
City of Roseville
City of Stockton
City of Vacaville
City of Woodland
Town of Loomis
Town of Truckee
Districts
Amador Water Agency
Central Contra Costa Sanitary District
Citrus Heights Water District
El Dorado Union High School District
Pescadero Reclamation District
Rescue Union School District
Sacramento Area Sewer District
Sacramento Regional Transit District
Sacramento Transit Dev. Agency
Tahoe City Public Utility District
West Contra Costa Wastewater District
Caltrans
Department of Water Resources
Wildlife Conservation Board
Amador County Trans. Commission
Colusa County
Placer County
Sacramento County
Yolo County
Nevada County Trans. Commission
City of Citrus Heights
City of El Cerrito
City of Folsom
City of Jackson
City of Lodi
City of Plymouth
City of Richmond
City of Sacramento
City of San Mateo
City of West Sacramento
City of Yuba City
Town of Paradise
Buckeye Union School District
Cosumnes Community Services District
Dry Creek Community Services District
Elk Grove Water District
Reclamation District 1601
Sacramento Area Flood Control Agency
Sacramento Regional Co. Sanitation Dist.

Sacramento Suburban Water District
Santa Clara Valley Water District
Tahoe Truckee Unified School District
Yuba County Water Agency
1621
Utilities
American Telephone & Telegraph
Pacific Gas & Electric Company
Western Hub Properties
Legal Firms
DeMetrion, Del Guercio, Springer & Moyer
Freeman, D' Aiuto, Pierce, Gurev, Keeling & Wolf
Hyde, Miller & Owen
Law Offices of William Wright
Corporations
3M Corporation
American Land Conservancy
California Conservation Fund
California Natural Products
California Waterfowl Association
The Fremont Group
Holman Investors
Los Rios Farms
Overland, Pacific & Cutler
Paragon Partners, Ltd.

R. C. Collett, Inc.

Sacramento Sunset Ltd.

Shell Oil Company/ Equillon Corp.

Universal Field Services
Wickland Pipelines, LLC.

Wildlands, Inc.

Yolo Land Trust
Boyle Engineering
Domenichelli & Associates
HDR Engineering
Mark Thomas & Co. Engineering
Psomas and Associates
1622
Assignments Include:

Twitchell and Bradford Island
Sherman Island Project
Los Banos Grandes Reservoir Project
Richmond Parkway Project
Calvine Road, SR 99 Interchange Project
Foresthill Road Widening Project
Elk Grove Blvd, SR 99 Interchange Project
Tahoe City Improvement Project
Greenback Lane Widening Project
Elkhorn Boulevard/ I-80Interchange Project
Magpie Creek Improvement Project
Plumas Ave Extension, Yuba City
Sylvan Corners Intersection Project
Hwy 99 -Fremont to Cherokee Project
Hwy 99/ Hammer Lane Interchange Project
Sacramento Airport Jet Fuel Pipeline Project
Bradshaw 6A, 6B, 7B Interceptor Projects
Jefferson Boulevard Widening Project
Amador Water Transmission Line Project
Bond Road Widening Project
Main Avenue Bridge Replacement Project
Fulton Avenue Beautification Project
Sheldon Road Widening Project
Hwy 99/ Grant Line Road Interchange Project
Two Rivers Trail Project
Tahoe Pines Erosion Control Project
Railroad Avenue Realignment ( Suisun)
Franklin Blvd Widening Project
Florin Road Beautification Project
South Watt Avenue Widening Project
W. El Camino Bridge Replacement Project
Barton Road Bridge Replacement Project
Lake Forest Erosion Control Project
Plymouth Water Transmission Line Project
East Street/ Lemen Avenue Intersection Project
Wheatland Canal Project
CR 102/ I-5Interchange Project
Bradshaw Road Widening Project
El Dorado Street Widening Project ( Stockton)
Bird Road/ SR 132 Interchange Project
Hazel Avenue Widening Project
French Camp Road/ Interstate 5 Interchange Proj.

Waterman Road Improvement Project
Sacramento County Sidewalk Continuity Project
Sunset Blvd./ Highway 65 Interchange Project
Walnut Grove Sewer Interceptor Project
Thornton Road Widening Project ( Stockton)
PG& ELines 406/07 Pipeline Projects
North Stockton Grade Separations Project
Auburn Boulevard Widening Project
Folsom Boulevard Widening Project
Freedom Park Drive/ Watt Avenue Project
Marconi Avenue Sidewalk Project
North Natomas Levee Project
South Watt Ave Soundwall Project
Highway 99/ Elverta Road Interchange Project
Markham Ravine Bridge Replacement Project
White Rock Road Realignment Project
Arden Way Sidewalk Project
Sawmill Road Erosion Control Project
Christmas Valley Erosion Control Project
King Slough Bridge Replacement Project
El Camino Avenue Sidewalk Project
SASD Creek Crossings Project
West Capitol Avenue Improvement Project
Ulatis Creek Bicycle Path Project
U. S. 50/ Watt Avenue Interchange Project
R. T. South Sacramento Corridor Project
Pearson Road Widening Project
Horseshoe Bar Road Widening Project
Deterding Safe Routes to School Project
Forth Rd/ Hwy 50 Interchange Project
Hwy 49 Pole Line Relocation Project
Swetzer Road Sewer Line Project
Pinell Street Sidewalk Project
Upper Lake County Flood Control Project
Mono Way Widening Project
Kirchgater Safe Routes to School Project
Cold Springs Road Widening Project
Shepherd Tap Power Line Project
Beckwourth- Genesee Road Widening Project
Fair Oaks Boulevard Improvement Project
Amador Small Diameter Water Pipeline Project
Diamond Springs Parkway Phase lA Project
Gerber Creek Channelization Project
Wise Road Bridge Replacement Project
Bassi Road Bridge Replacement Project
Fulton Avenue Overlay Project
Hazel Avenue Sidewalk Project
Gold Hill Road Realignment and Bridge Project
Old Florin Town Streetscape Project
Clear Creek Road Bridges Project
Newcastle Water Line Project
Greenstone Road Bridge Replacement Project
Oak Ridge Drive Bridge Replacement Project
Elk Grove - Florin Road Widening Project
Silver Springs Parkway Extension Project
Elk Grove -Florin Road Bridge Project
1623
Dwight Pattison
2378 Maritime Drive, Suite 110
Elk Grove, CA 95758
916) 714- 3010
e-mail: dwight@pattisonappraisals. com
Education
Work History
October 1991 - Present
April 1987 - October 1991
March 1984 - April 1987
January 1974 - March 1984
February 1966 - January 1974
Certified General Appraiser
Real Estate Appraiser
Certificate # AG009699
Certified through 9- 11- 2024
Bachelor of Science
Chico State, 1966
Principal
Pattison & Associates, Inc.

Real Estate Appraisals
2378 Maritime Drive, Suite 110
Elk Grove, CA 95758
Principal; Appraiser
Duncan, Duncan & Associates
P. O. Box 1066
Woodbridge, CA 95258
Independent Fee Appraiser
Dwight Pattison Appraisals
2210 " K" Street, Suite A
Sacramento, CA 95816
Staff Appraiser; Program Manager
State of California
Department of General Services
Real Estate Services Division
Sacramento, CA
Right of Way Agent
California Division of Highways
Marysville, CA 1966- 70
Bishop, CA 1970- 72
Sacramento, CA 1973
1624
Professional Education
Certificate in Real Estate - UCLA, December 1971
Attended Following Courses:

California Division of Highways Right ofWay Academy
August 1966
Principles of Real Estate Appraisal
October 1966 - January 1987
Legal Aspects of Real Estate
February 1967 - May 1967
Advanced Real Estate Appraisal ( Rural)
March 1968 - December 1968
Communication and the Acquisition Process - August 1968 Tax Planning for Real Estate Transactions
September 1968 - December 1968
Intermediate Real Estate Appraisals
September 1971 - December 1971
Advanced Appraisal - Urban Properties ( MAI Course 2)
August 1972
Principles of Relocation Assistance
December 1974 - February 1975
Advanced Appraisal - Income Properties ( MAI Course 1B) August 1976
Interpersonal Relations in Real Estate Acquisition
December 1978
Environmental Considerations - June 1980
Non -Verbal Communication - May 1981
Report Writing - March 1982
Income Approach to Valuation - October 1984
Standards of Professional Practice - December 1987
Uniform Standards of Professional Appraisal Practice - August 1991 Capitalization Theory Part A - September 1992
Ethics and the Right of Way Profession - December 1992
Standards of Practice for the Right of Way Professional -April 1993 Legal Aspects of Easements - October 1993
Valuation of Contaminated Properties - May 1995
Skills of Expert Testimony - November 1996
1625
Easement Valuation - November 1997
Federal and State Laws and Regulations - February 2000
Appraisal Review - June 2000
Review Appraising in Eminent Domain - October 2002
Uniform Standards of Professional Appraisal Practice
7 Hour Update Course — 4/ 96, 2/ 00, 8/ 03, 2/ 06 and every 2 years thereafter Appraisal of Partial Acquisitions - January 1995, October 2005, October 2017 ASFMRA Yellow Book Seminar - June 2006
Understanding Environmental Contamination in Real Estate - October 2006 Litigation Appraisal - December 2010
Understanding Highest and Best Use - March 2011
Eminent Domain Law Basics for Right ofWay Professionals — September 2012 Valuation of Environmentally Contaminated Real Estate — February 2016 Professional Affiliations
Member of Sacramento Chapter 27, International Right of Way Association President, 1978
International Director, 1979- 80
Regional Vice Chairman ( California, Arizona, Nevada, Hawaii), 1980- 81 & 1981- 82 Regional Chairman, 1982- 83 & 1983- 84
Member International Valuation ( Appraisal) Committee
Vice Chairman, 1985- 86
Chairman, 1986- 87
Chairman, International Education Seminar, 1991
Member International Ethics Committee, 1991- 92 & 1992- 93 Member International Executive Committee, 1993- 94 through 1999- 2000 International President, 1999 through 2000
Received SR/ WA designation on February 28, 1979
Professional of the Year, Sacramento Chapter, 1980, 1990, 1991, 2000 Nominated for International Professional of the Year, 1978, 1991, 1992 Member of the Advisory Council of the Appraisal Foundation, 1995-97 Member of the Appraisal Foundation Board of Trustees, 2000-04 1626
Michael Pattison
2378 Maritime Drive, Suite 110
Elk Grove, CA 95758
916) 714- 3010
e- mail: mike@pattisonappraisals. com
Education
Work History
October 1991 - Present
June 1991 - October 1991
Professional Education
Attended Following Courses:

Principles of Real Estate Appraisals
Sacramento City College: September - December 1991
Principles of Right of Way Acquisition - International Right of Way Association Course 101 ( Appraisal, Law, Engineering, Acquisition, Relocation) - April 1992 Appraisal Procedures
Appraisal Institute Course I120 - May 1993
Legal Aspects of Easements - October 1993
Easement Valuation - October 1993
Uniform Standards of Professional Appraisal Practice
14 Hour Course - April 1994
Property Descriptions - September 1995
Interpersonal Relations of Real Estate Acquisition - February 1997 Introduction to the Income Approach to Valuation - April 1997 Basic Income Capitalization - June 1997
Communications in Real Estate Acquisition - October 1997 Advanced Applications
Appraisal Institute Course II550 - October 1999
Certified General Appraiser
Real Estate Appraiser
Certificate # AG026061
Certified through 5- 10- 224
Bachelor of Arts Degree
Business Economics
University of California,
Santa Barbara, 1991
Principal
Pattison & Associates, Inc.

Real Estate Appraisals
2378 Maritime Drive, Suite 110
Elk Grove, CA 95758
Appraisal Research ( Part -Time)
Duncan, Duncan & Associates
P. O. Box 1066
Woodbridge, CA 95258
1627
Federal and State Laws and Regulations - February 2000, January 2014 Review Appraising in Eminent Domain - October 2002
Uniform Standards of Professional Appraisal Practice ( USPAP) 7 Hour Update Course — April 2001 and every 2 years thereafter Appraisal of Partial Acquisitions - January 1995, October 2005 ASFMRA Yellow Book Seminar - October 2006
Understanding Environmental Contamination in Real Estate — October 2006 General Appraiser Market Analysis and Highest & Best Use Appraisal Institute Course 400G - May 2009
Business Practice and Ethics ( Standards of Professional Practice) Appraisal Institute Course II420 - 4/ 01, 9/ 06, 5/ 10, 12/8 Eminent Domain Law Basics for Right of Way Professionals — Sep. 2012, Nov. 2021 Condemnation Appraising: Principles and Applications — September 2013 Uniform Act Executive Summary — March 2014
Valuation of Environmentally Contaminated Real Estate — February 2016 Elevating Your Ethical Awareness — October 2018
Land and Site Valuation — August 2021
The Sales Comparison Approach — August 2021
The Cost Approach — August 2021
Appraisal of Industrial and Flex Buildings — November 2021 Commercial Land Valuation — December 2021
Evaluations, Desktops, and other Limited Scope Appraisals — December 2021 Professional Affiliation
Member, Sacramento Chapter 27, International Right ofWay Association President, 2000
International Director, 1998- 2000
Chairman, Valuation Committee, 1992-95
Chairman, Education Committee, 1995-97
Chairman, Professional Development Committee, 2001-19
Member International Professional Development Committee, 2002-08 Received SR/ WA designation on November 15, 1997
Recertified through November 15, 2022
Member of the Year, Sacramento Chapter, 1998
Professional of the Year, Sacramento Chapter, 2002 & 2003 Frank C. Balfour Award Recipient, "Professional of the Year", IR/ WA, 2004 Trustee, Right of Way International Education Foundation, 2009 - Present Practicing Affiliate Member, Sacramento - Sierra Chapter of the Appraisal Institute 1628

CITY OF LATHROP

SUMMARY STATEMENT RELATING TO THE PURCHASE OF

REAL PROPERTY OR AN INTEREST THEREIN
Form #)

EXHIBIT
8 - EX -16 ( REV 3/ 2017)

Page 1 of 2 ends

Lathrop City CouncilMay 11, 2026

Lathrop City Council
May 11, 2026