PREPARED FOR SPROUTS FARMERS MARKET — REAL ESTATE
FOR DISCUSSION PURPOSES — NOT FOR CONSTRUCTION
FOR DISCUSSION PURPOSES — NOT FOR CONSTRUCTION
Your Prototype Fits — By Right, No Variances
NBTS Test Fit · 12102 Garvey Avenue at Five Points · El Monte, CA 91732
Based on Sprouts Exhibit A-1 Prototype V6.2.9.1 (10/15/25) and Exhibit C — New Build-to-Suit (Option 1) · APN 8565-020-029 · 2.65 AC / 115,439 SF C-3 land
Prepared: August 11, 2026 · Schematic test fit for negotiation purposes — not for construction; subject to survey, civil engineering and City of El Monte approvals; all dimensions approximate
The Answer First
The standard Sprouts NBTS prototype — 23,024 SF GFA, 124' storefront × 180' depth (V6.2.9.1) — fits this parcel by right under El Monte C-3 zoning, with every site requirement satisfied: 124' of storefront presence oriented to Garvey Avenue, full 4.0/1,000 parking, one-way WB-67 truck circulation with no reversing onto public streets, and the complete Exhibit C site program (recessed truck well, compactor, sustainability enclosure, 5 ADA + 4 Click & Collect). Grocery is a permitted use — no variances, no CUP, no specific plan overlay. The site sits at the Five Points intersection (±42,000 combined ADT) across from the 284.9K-monthly-visit Five Points Plaza, with demolition already complete: this is a clean, level, development-ready pad.
23,024 SF
Prototype GFA (standard layout)
101 stalls
Shown (4.4/1,000) vs 93 required (4.0/1,000)
19.9%
Lot coverage vs 50% C-3 maximum
One-way
WB-67 loop: in Garvey, out Valley
Test Fit — Standard NBTS Prototype (1" = schematic scale)
Keynotes
1Recessed truck well — per Exhibit C: enclosed receiving, ≤6% slope, dock equipment package; trailer pulls forward in, forward out.
2Trash compactor — 12" below-grade pad, ≤4% slope, plus at-grade delivery door and ramp.
3Solar / battery + sustainability enclosure — prototype rear-of-house program; CMU walls if the City disallows chain link.
45 ADA + 4 Click & Collect stalls at the entry apron per Exhibit C Option 1 (C&C is 5 stalls under Option 2 — moot here).
5Monument / pylon signage at the Five Points corner and DWY 2 — Exhibit C requires Tenant sign approval 120 days before delivery.
630' one-way service drive — WB-67 route (red dash) enters DWY 2, runs the east flank, exits DWY 3 to Valley. No backing on public ROW.
Why this layout wins
- The leg absorbs the building. The 165'-wide boomerang leg takes the 124' store body plus a 30' service drive with 11' of Valley landscape — a nearly exact fit that converts the parcel's most awkward geometry into back-of-house.
- The corner stays open. The full 349' Garvey frontage and the Five Points intersection read as open parking field and storefront glass — maximum visibility to ±42,000 combined ADT.
- Trucks never meet customers. Delivery traffic peels off DWY 2 directly into the service drive; the customer field is untouched. Delivery and customer traffic never share an aisle.
- Parking to spare. 101 stalls against the 93 required leaves comfortable room for cart corrals, EV-capable stalls (CALGreen), and generous field landscaping without touching the ratio.
Program Compliance — Sprouts Requirements vs. This Site
| Requirement | Sprouts / Exhibit C Standard | This Test Fit | Status |
|---|---|---|---|
| Garvey frontage (storefront) | Up to ±140' ideal | 124' storefront oriented to Garvey | Fits |
| Parking ratio | 4.0 / 1,000 SF = 93 stalls | 101 stalls shown (4.4 / 1,000) | Fits |
| ADA / Click & Collect | 5 ADA + 4 C&C exclusive | At entry apron, keynote 4 | Fits |
| Truck circulation | WB-67 to recessed well, ≤6% slope | One-way loop, in Garvey / out Valley | Fits |
| Building envelope | 124' × 180' (23,024 SF GFA) | Placed in leg, 11' off Valley PL | Fits |
| Parking lot lighting | >2.0 fc avg in protected area | Photometric plan at civil stage | Design |
| Water / fire / power | 60 PSI/80 GPM · 6" fire · 277/480V 1,000A (CA non-LA) | Hydrant flow test within 30 days of lease | Verify |
Alternate footprint: the WIDE layout (23,299 SF, 152'-8" storefront × 148' depth) also fits, but only in the upper rectangle facing west (Concept-B orientation) with tighter service access — and its 153' storefront exceeds the ±140' Sprouts indicated. The standard layout is the recommended basis for the LOI site plan exhibit.
Zoning Check — C-3 General Commercial (EMMC Title 17, am. 5-14-25)
| Standard | C-3 Requirement | This Test Fit | Status |
|---|---|---|---|
| Use — grocery | Permitted by right (P) | Sprouts Farmers Market | P |
| Lot coverage | 50% max | 19.9% (23,024 / 115,439 SF) | OK |
| Height | 4 stories / 50' max | 1 story (±32' parapet typ.) | OK |
| Parking — retail | Tiered 1/250→1/400→1/500 (≤93 stalls) | 101 stalls | OK |
| Setbacks | 5 / 5 / 0 / 20 | Building ≥11' from all PLs; >150' from Garvey | OK |
Entitlement Path — Short and By-Right
Grocery is a permitted use in C-3 under the current El Monte Municipal Code (Title 17, amended 5-14-25) — site plan review, not a discretionary use process. The City has expressed active support for bringing a grocery use to this corner. Demolition is complete, the site is level, and utilities serve the frontage; the critical-path items are ordinary plan check, utility coordination, and the NFPA hydrant flow test, which Landlord is prepared to order immediately.Trade Area Snapshot
209,000
Population — 3-mile radius (501K in 5 mi)
$94,000
Avg HH income — 3-mile radius
±42,000
Combined ADT — Garvey × Valley (Five Points)
284.9K
Monthly visits — Five Points Plaza (Placer.ai)
Next Step
This exhibit is offered as the working basis for the Exhibit A-1 site plan. Landlord is prepared to move directly to LOI on the New Build-to-Suit (Option 1) structure and to order the geotechnical, ALTA, and hydrant flow-test items on Sprouts’ standard timeline.
Matthew Mazur · Arbor Realty Capital Advisors · mmazur@arcainc.us · DRE #01983729