Not every first love becomes your mate. Not every first house you look at becomes your home. This was Riviera Bistro's story on its first stop in the real estate market. We have had our eye on a space for over a year. We watched as it food and clientele dwindled. The day came when it closed, we rejoiced, called our broker to pursue the unit within days of a paper being posted on the door stating " Sorry , we are closed." We were informed that a present tenant in the property all ready had a lease signed. We then pursued the property that the tenant was leaving.
On the first visit to the restaurant to dine and dream, it gave the impression that the floor space was only 40 seats, we were looking for 120 seats. The kitchen was open something we were looking to be a focal part of Riviera Bistro. The bath rooms were single but nice fixtures. The business plan was retooled to look at lower gross sales and lower overhead cost. We started the letter of intent phase of the lease process with our lawyer. We started with consultants and asked if we could walk the space the evaluate the back of the house.
We brainstormed on adding a exterior door and creating a patio, walling in parts of the kitchen and dining room for a bar. We finally walked the back and were surprised but not shocked on it small size. We had looked at plans and knew the space was small, but seeing the dimensions in person was a frightening realization. The office was a computer on top of a wine fridge and a 1/2 metro rack as a shelf, in the middle of the store room. The exhaust hood had no vents or makeup air due to the rating on the pizza oven, the only heat producing equipment in the kitchen. These conditions posed more construction cost and stationary equipment upgrades. There was no walkin cooler of any size due to no room for one. The city's requirement for electrical connections had recently changed leaving the site very expensive to increase its power load. The owner was taking the vent a hood and casing with the business. The mechanical electric and plumbing plans do not exist with the landlord or city of Austin. Finally the in-ground grease trap was the smallest you can install since the present operation has no real grease producing equipment. The dream had become a nightmare.
Not a living nightmare but one we could wake up from. It is still hard to let go of the romantic restaurant dream that we had fallen in love with so quickly. But!! If it is not right then you walk away. This is our way of avoiding getting burned, and insuring proper start for Riviera Bistro. We are so thankful for the professional consultant team that we have assembled. They woke us up in a time that most professional are looking to find anyway to get into bed with you. We have decided to close out the files on this unit.
We are very thankful for this opportunity. It served as a fire under us to finish out a lot of documents and to compete the business plan. Riviera Bistro is in a stronger position to evaluate the future real estate prospects. The team of a wonderful architect and MEP engineer is something we now have to help realize the vision. The legal consultant has walked us through a 52 page lease and now the legalese shell shock is over. The broker knows more of the actual facility requirements for our concept. We have started many rounds of talks with a large commercial property owner that has worked with us, we feel we could enter contractual relations on a future occasion. Overall this experience has left Riviera Bistro in a much stronger and polished concept.
Moving forward the landlord has already mentioned other opportunities. We are starting to broaden our target area to include other centers. We are NOT DONE just a little down. Riviera Bistro will be up dreaming again soon, with another real estate love. The Quest continues for the Right ONE at the Right TIME....

