Survey Report

Former juice/smoothie location, vacant for 6-8 months. The space presents a tale of two halves: the interior finishes are tired, worn, and will require full strip-out and refit, but the underlying mechanical and electrical infrastructure is surprisingly strong. Two near-new Trane RTUs (2022 and 2024), a recently installed Navien tankless water heater (2024), a commercial Pentair Everpure water filtration system, and a robust 400A three-phase electrical service give this space a significant head start over a typical second-generation QSR shell. The previous tenant was a juice/smoothie operation, which means the infrastructure DNA is closely aligned with the new tenant's concept: blender rinse stations, ice wells, water filtration, dedicated juicer circuits, multiple floor drains, and refrigerated display cases are already in place. The space runs 64'-5" deep with excellent ceiling height (15'-9" to deck), generous storefront glazing, and a ~1,320 sq ft patio opportunity on the south side. The 6'-5" corridor connecting FOH to BOH is narrow and may constrain the layout. Key positives: near-new HVAC and water heater, strong electrical service with no tenant-level transformer needed, good grease interceptor capacity, excellent floor drain coverage, sound walk-in cooler and freezer boxes, existing water treatment, and food-service-ready infrastructure. Key concerns: both refrigeration condensers (2004) are at end of life on R-404A and need immediate replacement ($8K-$14K). Main entry doors lack crash bars (code issue). All interior finishes, ceiling, lighting, and millwork require full replacement. Overall, the fit-out will be primarily cosmetic and equipment-driven rather than infrastructure-driven, which should translate to a faster and less expensive buildout than a raw shell or a conversion from a non-food-service use.

Site Assessment: Greenleaf Kitchen — Sentforth Plaza, San Marcos, CA ### Unit 443 | Surveyed April 4, 2026

Overview

This is a former juice/smoothie location within Sentforth Plaza, a Mediterranean-style multi-tenant strip centre in San Marcos. The unit comprises approximately 2,500-3,000 sq ft of inline retail running 64'-5" deep from the storefront to the rear wall, with a 6'-5" corridor connecting the front-of-house customer area to the back-of-house kitchen and storage. The space has been vacant for 6-8 months. Interior finishes are worn and will require full strip-out, but the underlying mechanical and electrical infrastructure is in significantly better condition than first impressions suggest — and is closely aligned with Greenleaf's operational requirements due to the previous juice/smoothie tenant.

MEP Infrastructure — Key Strengths

The mechanical systems are a standout. Two Trane rooftop packaged units provide 10 tons of combined cooling across two zones: a Precedent 5-ton gas/electric unit manufactured November 2024 (essentially new) and a 5-ton heat pump manufactured September 2022, both on R-410A. A Navien tankless condensing gas water heater was installed in November 2024 and provides on-demand hot water at high efficiency. A Pentair Everpure commercial water filtration system with triple cartridges and scale inhibitor is plumbed and operational — critical for the new tenant's espresso and juice quality in San Marcos' hard water area.

Electrical service is a 400A three-phase 208Y/120V supply distributed across two GE A Series II panelboards (42 spaces each). No tenant-level transformer is required — the building's centralised main switchgear handles voltage transformation. Several existing circuits are already aligned with food-service operations, including dedicated refrigeration, HVAC, and a "Wheatgrass" juicer circuit from the previous tenant.

Two Thermalrite walk-in boxes (one cooler, one freezer) are structurally sound with intact insulation confirmed by thermal imaging. The boxes are worth retaining, though both rooftop condensing units are circa 2004, operating on R-404A refrigerant, and have reached end of life. Replacement of both condensers is the single largest capital item at an estimated $8,000-$14,000. Gas service is provided via two separate SDG&E meters on the building exterior. Grease interceptor capacity is ample with a large double-chamber unit serving the space.

Equipment Reuse Opportunity

The previous juice/smoothie operation left behind infrastructure that directly supports the new tenant's concept: a West Star Industries triple ice well for fresh ingredient cold-holding, blender rinse sinks (one requires reconnection), two refrigerated grab-and-go display cases at the service counter, multiple floor drains throughout the kitchen, and the Pentair water filtration system. The estimated replacement value of all inheritable assets is $40,000-$55,000.

Fit-Out Considerations

The space offers excellent bones. The 15'-9" floor-to-deck height provides ample room for an exposed-ceiling concept with generous plenum space for mechanical distribution. The extensive storefront glazing (~32 linear feet at nearly 10' height) will showcase the interior design and create strong street presence. A patio opportunity of approximately 1,320 sq ft exists on the south side with landlord approval, though its proximity to the dumpster enclosure will need mitigation. The central beverage dispensing tower from the previous tenant is a built-up services chase (believed non-structural) that will need demolition. The 6'-5" FOH-to-BOH corridor is narrow and may constrain the service layout. All ceiling tiles, lighting, millwork, roller blinds, PVC wall sheeting, and bathroom finishes require full replacement.

Items Requiring Attention

The main entry double doors lack panic hardware (crash bars) — a code compliance issue that must be addressed before occupancy. The water service entry point was not positively identified during the survey and requires confirmation with the landlord. The legacy security panel is a decommissioned legacy system; the new tenant will need their own security installation.

Bottom Line

This is a strong candidate. The capital required to address deficiencies is estimated at $12,000-$20,000, which is modest relative to the value of the inheritable mechanical and electrical assets. The fit-out will be primarily cosmetic and equipment-driven rather than infrastructure-driven, which should translate to a faster and less expensive buildout than a raw shell or a conversion from a non-food-service use. The previous tenant's juice/smoothie DNA runs through every system in this space — the new tenant is not starting from scratch here, they are building on a compatible foundation.

Sewer gas odour throughout from dry P-traps (not a defect — run water through all fixtures to resolve). Main entry doors lack crash bars (code compliance issue). Both refrigeration condensers at end of life. One blender rinse sink disconnected. Drop ceiling requires full replacement. All lighting requires LED retrofit. BOH kitchen tiles dirty, chipped, some missing. PVC wall sheeting yellowed with multiple penetrations. Legacy Bay Alarm security panel decommissioned. Water service entry point not confirmed.

This space is a strong candidate for the incoming tenant. The mechanical and electrical infrastructure significantly exceeds what is typical for a second-generation QSR shell, and the previous tenant left behind directly transferable food-service assets. The fit-out will be primarily cosmetic and equipment-driven rather than infrastructure-driven. Total estimated capital for deficiencies: $12,000-$20,000. Total estimated replacement value of inheritable assets: $40,000-$55,000. The cost-to-value ratio strongly favours proceeding with this location.

Strong location within Sentforth Plaza with excellent storefront visibility and generous glazing. Mediterranean architectural style with stone, render, clay tile, and pergola elements. Previous tenant signage has been removed and facade is ready for new branding. Three red fabric awnings over the storefront may be retained, replaced, or removed per the tenant's brand guidelines. Significant patio opportunity (~1,320 sq ft) on the south side with landlord approval, though proximity to the dumpster enclosure needs mitigation. Plaza pylon sign available at ~$3K+/year. Curtron Products commercial air door mounted above the rear single door (3'-0" wide, crash bar fitted). Commercial food-service grade for insect control and temperature separation. Key action: main entry double doors require crash bar retrofit for code compliance before occupancy. All storefront roller blinds require replacement. ADA access path is compliant with ramp present.

400A three-phase 208Y/120V service to the unit, distributed across two GE A Series II panelboards (main 400A panel and a 225A sub-panel fed from the main). Total available capacity to the unit is 400A, not additive. Provides good electrical headroom for tenant operations. Both panels are widely supported with readily available breakers. No tenant-level transformer is required — the building is served by a centralised multi-tenant main switchgear in the house electrical room at the rear exterior, which steps down utility voltage and delivers 208Y/120V 3-phase directly to the tenant panels. Thermal imaging of both panels confirmed no hot spots, overheating breakers, loose connections, or phase imbalance under current light load. A follow-up thermal scan under full operational load is recommended during commissioning. The breaker directory across both panels is largely handwritten, partially illegible, and incomplete — a full circuit trace and re-labelling per NEC 408.4 should be part of the fit-out scope (budget $800-$1,500). Several circuits are already aligned with food-service operations due to the previous juice/smoothie tenant: dedicated refrigeration circuits, HVAC circuits (3-pole for each RTU), a dedicated "Wheatgrass" juicer circuit, POS circuit, and the recently added tankless water heater circuit. Key gap: no dedicated 220V/30A circuit currently identified for an espresso machine. This will need to be pulled from the main panel, which has adequate spare capacity and available breaker spaces. All existing lighting is halogen/fluorescent and should be replaced with LED throughout as part of the fit-out.

Combined HVAC cooling capacity: 10 tons across two zones. For a ~2,500-3,000 sq ft food-service space in Southern California, this is generous at approximately 300 sq ft per ton, which accounts well for kitchen heat loads, customer occupancy, and the large glazed storefront with solar gain. Both RTUs are from a tier-one manufacturer (Trane), relatively new, and should serve the new tenant for 15+ years. Total replacement value of rooftop HVAC: approximately $16,000-$24,000. The R-410A refrigerant in both units is within the transition window but will remain serviceable for the life of these units.

Plumbing infrastructure is comprehensive and well-suited to the tenant's operations. The Navien tankless water heater (Nov 2024) is a significant asset — tenants of this type typically require tankless. The Pentair Everpure water filtration system provides the water quality needed for espresso and juice. Sanitary clean-out in front of main door provides good access. Sewer-gas odour throughout space is from dry P-traps (vacant space) — running water through all traps will resolve. One disconnected blender rinse sink needs reconnection or capping. Overall plumbing condition is good.

Fire exit sign with integrated emergency light observed. Multiple exit routes: main double doors (need crash bars), fire exit double doors (crash bars present), end single door (crash bar present). Existing alarm panel in kitchen area appears to be a decommissioned legacy system. Fire sprinkler system present (to be confirmed from above-ceiling documentation). No kitchen fire suppression hood. Walk-in cooler/freezer doors have safety interior push-bar releases (code compliant). An assumption has been made that the fire alarm system is a building-wide system and managed by the landlord. Legacy security/intrusion system control panel in BOH — believed decommissioned since vacancy. Fire alarm notification devices on existing drop ceiling will need relocation if ceiling is removed for exposed concept.

Full above-ceiling documentation was captured via Cupix 360° and Insta360 X5 video for detailed review. The 15'-9 5/8" floor-to-deck height provides excellent plenum clearance of approximately 5'-4" above the existing FOH drop ceiling. This is ample room for new mechanical distribution if the drop ceiling is removed for an exposed-ceiling concept, which is typical for this kind of tenant. The significant drop soffit at the rear of the space (7'-11 5/16" clearance) likely conceals major ductwork runs or structural beams and may be a constraint for equipment placement.

Two near-new Trane RTUs provide excellent HVAC coverage with 10 tons across two zones controlled by two Nest thermostats (FOH/BOH split). Both RTUs are tier-one equipment with 15+ years of remaining useful life. Combined HVAC replacement value approximately $16,000-$24,000. The refrigeration condensers are the weak link — both are 22-year-old units on R-404A. The walk-in boxes they serve are structurally sound (confirmed by thermal imaging) and worth retaining. Budget $8,000-$14,000 for condenser replacements on modern refrigerant. Evaporators inside both boxes need chemical cleaning and defrost system verification but are serviceable.

The mechanical and electrical infrastructure at this location is in significantly better condition than the interior finishes suggest. Two near-new HVAC rooftop units (Trane Precedent 5-ton gas/electric, Nov 2024; Trane 5-ton heat pump, Sep 2022), a recently installed Navien tankless water heater (Nov 2024), a Pentair Everpure commercial water filtration system, and a robust 400A three-phase electrical service provide an excellent foundation. The two walk-in cold storage boxes (Thermalrite, cooler and freezer) are structurally sound with intact insulation confirmed by thermal imaging. However, both rooftop condensing units are circa 2004 (~22 years old) and operate on R-404A refrigerant, which is being phased down. Both condensers should be budgeted for replacement at $8,000-$14,000 total.

Two Thermalrite walk-in boxes in the BOH: one cooler and one freezer. Both boxes are structurally sound with intact insulation confirmed by thermal imaging. Both rooftop condensers are circa 2004 and at end of life on R-404A — recommend replacement of condensers while retaining the boxes. Evaporators need cleaning and defrost verification but are serviceable. Door gaskets intact. Interior fixtures functional.

No existing juicers, blenders, or espresso machines remain in the space. Previous juice/smoothie tenant left behind key infrastructure that directly supports the new tenant's concept: West Star Industries triple ice well (wall-mounted, NSF-certified, 3-bay stainless steel), two blender rinse sinks (one connected, one disconnected), two refrigerated grab-and-go display cases at the service counter (cosmetically intact, functionality unverified), and multiple floor drains. The electrical and plumbing roughed in at the previous blender station positions can be repurposed. No kitchen exhaust hood is present — if the new tenant's sandwich press operation requires a hood per San Marcos building department interpretation, new hood installation will be required. Ice machine is at end of life and should be replaced.

All thermal captures were taken with refrigeration equipment de-energised (space is vacant, breakers off). No anomalies or deficiencies detected. WALK-IN PANELS: Both cooler and freezer box walls showed uniform thermal signatures with no hot spots, cold spots, or anomalies at panel joints or seams. No evidence of insulation breakdown, moisture penetration into the foam core, or panel delamination. The freezer panels read approximately 2°C cooler than the cooler panels (21.2°C vs 23.1°C), consistent with the freezer's thicker insulation retaining residual coolth longer after shutdown. This differential confirms the freezer insulation is performing as designed and the foam core is intact and dry. WALK-IN DOORS & GASKETS: No thermal anomalies around door perimeters on either box, indicating intact gaskets with no significant air leakage paths. A localised warm spot on the freezer door face (23.4°C) is consistent with the integrated door heater strip — standard on freezer doors to prevent gasket freeze-up. ELECTRICAL PANELS: Main panel (400A) peak surface temperature 23.1°C; sub-panel (225A) at 21.3°C. Both approximately 4-5°C above ambient, which is completely normal for energised panelboards under light load. No hot spots indicating overheating breakers, no localised heat from loose connections, no asymmetric heating suggesting phase imbalance. LIMITATION: All refrigeration was off during the survey. A loaded thermal test under operating conditions should be performed by the refrigeration contractor during commissioning.

One single gender-neutral bathroom. Dimensions: 8'-9 3/4" x 5'-2". Ceiling: Drywall at 8'-0 1/8". Floor: 12" x 12" ceramic tile. Walls: Ceramic tile to 4'-0" height, drywall above. Fixtures: Standard ceramic toilet, standard ceramic sink, horizontal grab bar, floor drain, waste access point. One GFI receptacle adjacent to sink. Halogen strip light damaged, needs replacement. One 12" x 12" supply diffuser, one 12" x 12" return air grille. Overall condition: average. Will need refurbishment to meet tenant brand standards — likely new finishes, fixtures, lighting, and accessories.