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Brewpub Location Choices

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  • Brewpub Location Choices

    Developing a 5,000 sq. ft. brewpub in a suburban city which has numerous outdoor activities in an adjacent mountain range. I have been in discussions with 2 landlords for leasing two distinctively different properties. Thought I would ask the folks that know which location appears to be the best choice since I will have to make that decision soon. Here are the general disciptions of each location. Sorry for the length of this post but felt your answers would be easier if I provided enough information.

    Location #1 - historic building built in 1920's in old logging town. It was the Sunset Garage (auto dealership) which is located at the last stop light to be removed from Interstate 90 on the west coast. It has significant character including two stories with concrete auto ramp for storing cars on second level (plan to display 2 horse drawn carriages on this ramp), very heavy hand sawn ceiling rafters, large window capacity where old roll up doors are located and is perfect for continuing the use of historic and antique objects for the decor. It is located at the main intersection of the a town which has a population of roughly 30,000 with millions of people within 30 minutes and travelling I-90 to the mountain activities. Current traffic count at this intersection is 20,000 cars and is anticipated to possibly double due to the planned opening of a gambling casino 3 miles away in November, 2008. Drawbacks are the landlord for this property is not very driven to get the project going and we can't seem to motivate him to get going, there is limited parking available to the structure and access is difficult. Having discussed the parking and access constraints for this building with buisness consultants I have come to the conclusion these represent true problems for the success of the business.

    Location #2 - this location is located approximately 1/2 mile from #1 and is 1 block off the main street with the traffic flow I mention above (location, location, location!!). It is an addition to an existing strip mall and is currently under construction. As such, it will be a completly new building and in working with the landlord and his construction supervisor our buisiness fits the building just fine. There are 2 existing restaurants and several fast food carry out type places already established in the strip mall. The main new tennants adjacent to us will be a sate liquor store and either a national chain drug store or fitness center. Of course we will not have the historic nature of this building that we have with #1 but everything will be new. Large parking lot services the building and access is not constricted at all. The landlord and his representative have been very proactive in getting this going and they have in fact been pushing us to use thier space. Any request I have made to include roll-up doors, outside development for steam generator and glycol chiller, etc. have been agreed upon without hesitation.

    So there is my dilema and I constantly vascillate between each of the buildings so I am hoping that if any of you have read to this point that you will take the time to add your 2 cents.

    Thanks!!

  • #2
    As the owner of a brewery in a historic building, with a landlord who is not motivated to do much to restore it, I would go with the new building. We're in a 1880's car factory, with lots of the same features you describe. We had to do most of the renovations to our space ourselves, in return for free rent for our investment in labor and materials. From a marketing standpoint, it was cool to be in a historic building with lots of character. From an operational standpoint, I would love to be in a new building.
    Linus Hall
    Yazoo Brewing
    Nashville, TN
    www.yazoobrew.com

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    • #3
      Character is always great, but parking is ALWAYS better.

      Tom

      ECBC

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      • #4
        I have to agree with the two posts above. #1 sounds cool, but #2 would be the best choice.

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        • #5
          location

          My initial thought is to do everything possible to get location 1 but never lose sight of the "location location location" principle.

          Is location #1 really that difficult to get to? I don't mean by car, but how about on foot? Is it a 5 or 10 minute walk from parking? Is it in a safe neighborhood? Are there residential bldgs in the area to build up a local customer base and make it a popular watering hole and meeting point? Would people consider going to a strip mall for an evening dinner?

          But location trumps a lot of cards. Good luck.

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          • #6
            I think you need to ponder whether the people who live in the area (your customers) prefer character or convenience when going out.

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