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Bars, Restaurants, and Breweries, Oh my! — Bonus: A Construction Guide to Bars & Breweries

by | Sep 19, 2018 | Commercial Construction, Snyder Building Construction

A Three-Part Construction Series

September 19, 2018
collaboration by: Audrey Wilson, Kyle Duce, Loy Maierhauser

Building a happy bar requires the marriage of two important ideas: the overall vibe and the flow. This might just sound like today’s hipster mindset, but in all reality these two ideas are essential to the perfect bar. Think of vibe as the overall vision and concept, or how guests experience the space and place. And flow is all about functionality and efficiency for stronger service and, of course, increased sales.

To understand what that means, we asked a couple of experts. Meet Kyle Duce (he owns Tap Station and Locol in West Seattle, while running Crafted Solutions, a hospitality F&B consulting company, here in Denver) and Loy Maierhauser (a Certified Cicerone, co-founder of Fermentana, LLC, and Tasting Room Manager at MAP Brewing Company in Montana). We sat down with these two and asked some pointed questions so you can have a head start in planning your own bar or brewery.

    
Kyle Duce (left) & Loy Maierhauser (right)

At Snyder Building Construction, we typically build what’s already been drawn and developed, but understanding bar operations should be the starting place for designing (or redesigning) any new bar or brewery. And during the construction phase, we’re always there to help you build it better, find ways to save money, and keep the project on schedule.

Q&A

What should people consider when building a bar that would allow it to operate more smoothly?

  • Kyle: More dry storage / liquor room space! Keeping back up items in an easily accessed storage room will help maintain the clean aesthetic and design of the original concept while allowing for bulk purchases that make a huge difference in bottom line profit.
  • Loy: The bar’s physical design! I love the idea of seating around the whole bar, but you end up with a really challenging fishbowl effect. I know it’s nice to have the additional seating at our bar, but you end up with people trying to catch our bartenders’ attention from all directions, and it can be a bit challenging for them.  We’ve definitely had to troubleshoot the flow issues.

Keep in mind, many jurisdictions require liquor storage to be locked and any plan reviewers will want to understand where this storage is located. Overhead storage may have separate code requirements and fire, life/safety want to know storage won’t block any alarms or sprinkler heads. Consider also that cold beer likes to stay cold and wine is often temperature regulated. As such, plan carefully how you will store your canned/bottled beer and wine supply both behind the bar and in back-up storage.

What are the top three keys to consider when building your new bar?

  • Kyle:
    1.  Clearly identify your concept and vision.
    2.  Never sacrifice functionality over aesthetics.
    3.  Flow of service behind the bar – set up wells to service guests fast and efficiently. Make sure high volume items are easily accessed and the draft system is centrally located. Have a dishwasher close to the service well. Create a work flow based off a busy night that’s efficient for bar staff to move and create a seamless night of service.
  • Loy:
    1. Vibe – What do you want people to FEEL when they walk in? What’s your ideal vibe?  Build it.
    2. Flow – How do you envision people moving through your space? For example, are you going to have a host, or let people wander in on their own?  How are you going to let people know how to flow through your space?  Signage, furniture, staff?
    3. Logistics of your tap lines – This might be obvious, but long beer lines can be challenging to deal with. Long, glycol-chilled lines can still end up causing issues and can be tricky to troubleshoot. Typically, the shorter the line, the easier to deal with, and easier for your staff to change kegs and keep the flow of beer coming quickly on busy nights.

All of these ideas center on planning and designing. Tap line logistics are huge! Shorter tap lines are absolutely easier and keep the beer colder overall. Tap lines aren’t just for beer anymore either. Consider also cold brew, wine, and sparkling water. Signage and furniture won’t go in until the end or even after construction – but many times signage and furniture have long lead times so you’ll likely want to get things ordered and settled at the beginning of construction.

What questions do you for a contractor have about bar construction before you get started?

  • Kyle:
    • Once the bar budget for fixtures and equipment are in place, what is the protocol if budget gets exceeded throughout the build out?

Great question. We always recommend adding a 5% contingency line to your overall budget for this reason! But the heart of this question depends on a couple things. Was this an unforeseen condition or a change to the contract documents? If so, these additions typically move forward as change orders. How costs are managed depends on the agreement with your contractor. Have you set up a hard bid or negotiated job with them? Additional costs are always run by the owner first, however, some changes may be required your jurisdiction which would be required to earn a certificate of occupancy to open the business.

  • Do you have a portfolio of previous bars & restaurants that you have completed? It’s always good to see the work the contractor has completed and what they are capable of.

This is a great tip. Always ask about previous experience! Our team has run the gamut, from multi-million dollar brewery campuses to hole-in-the-wall, local joints.  We’ve got local recommendations for everything from draft systems to bar tops to back-of-building delivery set-ups.

  • What are realistic time frames for every major stage of the build out? How has that been met in the past with previous concepts?

For projects roughly 2,500-5,000 SF in size you’re looking at about 12-14 weeks of construction time. You’ll want to add surveying, planning, architectural design and construction document drawings, permitting, etc… to get a true sense of your timeline. This could add anywhere from 8 to 12 weeks on the front end. Additionally, the exterior signage process has its own permitting and timeline process outside of the construction timeline through local zoning departments.

The 12-14 week construction portion will run somewhat like this: 1-2 weeks for underground plumbing and electrical; 3 weeks for framing/MEP rough-ins; 3 weeks equipment installation/overhead work; 4-6 weeks for paint, tile, lighting, and finishes throughout.

Note, permitting jurisdictions will not allow you to move in furniture or train staff in the space until a health inspection and final building inspections are completed. Consider this timing when building out your opening operations plan!

What are your biggest lessons learned from bar set-up / construction?

  • Kyle: Never cut costs on the importance of good materials and equipment that will withstand the high volume of wear and tear. Consider a durable bar top, reliable refrigeration, and quality draft system. Also, create a highly detailed budget and be prepared to make cuts within the budget, having backup finishes and fixtures in place if needed.
  • Loy: Get some experienced bartenders and servers in to look at your plans and building. Even if builders or owners have some experience in the industry, it’s typically years in the past, and having the people who will ACTUALLY be moving through your space look at it and help you troubleshoot things and generate ideas will be invaluable.

We agree! Partnering with industry folks who have been down this road is the best way to go. They can help you get started on the right foot and follow you through to the end.

For more bar and brewery inspiration, check out: www.hospitalitydesign.com, www.architecturaldigest.com, www.rejuvination.com, www.frankarchitecture.ca

Read part I of the series: The Nuts and Bolts of Building a Restaurant: A Guide for New Owners.

Ready to learn more and get to work with us? Email info@snyderbuilding.com or call us at 720.900.5082.







Top Five Office Designs in and around Denver

by | May 10, 2018 | Commercial Construction

Top Five Office Designs in and around Denver

by: Audrey Wilson
May 10, 2018

We’re big fans of great design. In fact, one of our favorite things about being a general contractor is the ability to make 2D plans become the real, 3D spaces that people live, work, and play in. The concept to reality process is humbling every single time.

And offices happen to be where we spend a lot of our time—albeit building them. We’ve written before about what it takes to make an office renovation successful and wanted to celebrate and round up a few incredibly successful office renovations in and around Denver. These spaces inspire us and make our work as general contractors really exciting!

The trend of open concept versus private work space is ever evolving. If you’re interested in learning how this is evolving, check out BisNow’s trend update on designing for office. Not surprisingly, these top five are right on target. A few of these offices were built by other contractors, but we find their design so inspiring that we couldn’t leave them out.

#5
American Cancer Society

     
photo credit: Snyder Building Construction. Used with permission from American Cancer Society.

Size of Renovated Space (in SF):
12,500 sq.ft.

Location:
10065 E Harvard Ave, Denver

About the Building:
Denver Highlands, at 10065 E. Harvard Ave., and One Denver Highlands, at 10375 E. Harvard Ave., encompass a combined 359,023 square feet of office space. Amenities include an on-site Ink! Coffee shop, walking distance from several fast-casual and casual eateries, and a great view of the Rocky Mountains. Check out the view from several exterior patio decks!

Design Intent:
American Cancer Society moved their Denver office to the 10065 E Harvard building this year. As a non-profit, the focus is always on the mission. Thus, the design was developed to encourage employee collaboration and celebrate the dedication to the cause.

What We Love:
We love their mission! American Cancer Society is on a mission to free the world from cancer. We also love they chose a sustainable lighting package, streamlined their finishes and simplified their look while adhering to their brand. They incorporated outdoor patio access into their suite for a stellar view of the Rocky Mountains.

Architect: Waring Associates

#4
Sixth Avenue West – Golden

     

photo credit: Used with permission from Sixth Avenue West.

Size of Renovated Space (in SF):
30,000 sq.ft.

Location:
350 Indiana Street, Golden, Colorado

About the Building:
One of the most distinguished office assets in the West Denver submarket is Sixth Avenue West, an eight story, 124,612 square foot Class A office building located in Golden, Colorado. The building boasts attractive floor plates, competitive amenities, outstanding Energy Star Rating, and unparalleled views of Downtown Denver and the Rocky Mountains.

Design Intent:
The brand new, state-of-the art conference center (2,392 square feet) with seating for up to 100, blazing fast Wi-Fi, and HD projector, and an attached catering kitchen was designed to modernize the amenity set for all tenants in the building while keeping the space comfortable for large gatherings and small business meetings alike.

What We Love:
These upgrades offer lots of flexibility for tenants in the building. Tenants now have access to a café area, fitness center, and smart conference room—all great amenities! The view of Golden and the foothills is stunning all day, but particularly at sunrise and sunset.

Architect: Davis Partnership Architects

#3
MicroStar Logistics

    

photo credit: Images courtesy of Dan Vorlage, MicroStar Logistics.

Size of Renovated Space (in SF):
15,000 sq.ft.

Location:
Historic Root Building, 2410 15th Street, Denver

About the Building:
The historic Root Building was originally built in 1890 using large wood timber column and beam construction. Today, this building is a staple of the Platte Street neighborhood. Home to several commercial outfits, MicroStar Logistics now occupies the second floor and provides beer keg sales, rentals, service, and logistics for brewers.

Design Intent:
Creating a fun and unique working environment while reclaiming the historic look and feel of the character of the building in their space was a challenging and critical part of the design. The original exterior brick walls were exposed along with wood ceiling joists and decking to bring back that historic feel to the space. Custom steel and glass storefront systems for the offices and conference areas, custom furniture pieces and millwork round out a unique experience for both employees and visitors.

What We Love:
Flexible work space allows employees varied options during the day, as well as access to a custom built shuffleboard table, lounge area, and coffee/beer sampling bar for visiting clients. The space is also highlighted by a full tasting bar featuring some of MicroStar’s clients’ brews on tap. The designer chose a custom, wood-barrel stave accent wall in the reception area which pays homage to the company’s mission. Customized design elements and unique use of the space make this office a great space to spend the day.

Architect: 1ine Studio, LLC
Designer:  XAN Creative

#2
WorkplaceELEMENTS

    

photo credit: Photos courtesy of WorkplaceElements

Size of Space (in SF):
30,000 sq.ft.

Location:
intersection of Blake and Broadway in downtown Denver, Colorado

About WorkplaceELEMENTS:
WorkplaceELEMENTS is an integrated interiors partner that provides a comprehensive portfolio of furniture, manufactured construction, floor coverings, technology, and service solutions for the interior built environment.

Design Intent:
The Discovery Center provides a forward-thinking space for our employees to work and thrive in addition to showing our clients and prospects the full array of our product and service-based solutions. We want to demonstrate how the workplace can contribute to achieving the most significant organizational goals: The attraction and retention of key talent, the maximization of productivity, and the right physical environment to promote innovation throughout an organization.

What We Love:
Open ceilings exposed original wood and beams, exposed brick and an open feel makes you feel cozy in a large space. Additionally, the flex space throughout caters to employees’ needs for both collaboration and independent work. A bonus from visiting, the furniture and finishes in The Discovery Center sample what WorkplaceELEMENTS has to offer—thus employees really get to experience their products before designing them into new spaces.

Designer: Slant Interiors

#1
CBRE Denver

    

photo credit: Gensler / Ryan Gobuty

Size of Space (in SF):
38,975 square feet across two floors, connected by an internal staircase

Location:
1225 17th Street, Suite 3200, Denver, CO 80202

About CBRE:
CBRE is the world’s largest commercial real estate services and investment firm with five offices across the Front Range offering a broad range of integrated services, including facilities, transaction and project management; property management; investment management; appraisal and valuation; property leasing; strategic consulting; property sales; mortgage services and development services.

Design Intent:
CBRE’s downtown Denver office is part of the firm’s global Workplace360 initiative designed to maximize employee collaboration, mobility and productivity through technology-enabled, free-address and paperless offices.

What We Love:
First and foremost, the view of the Rocky Mountains is spectacular which makes it extra special for those who live and work here in Colroado. Second, the open floor plan mixed with sleek amenities and beautiful finishes make this one to remember. Located right in the heart of Downtown Denver, this office definitely tops out our list.

Architect: Gensler

 We’re proud to have served as the general contractor for both American Cancer Society and the Sixth Avenue West buildings. Interested in working with us? Give us a call at 720.900.5082 or email us at info@snyderbuilding.com.

Meet Johnny Jones – Snyder Building Construction’s Newest Superintendent

by | Apr 18, 2018 | Commercial Construction, Snyder Building Construction

Meet Johnny Jones – Snyder Building Construction’s Newest Superintendent

April 18, 2018
by: Audrey Wilson

Johnny Jones, Superintendent

We’re thrilled to bring on Johnny Jones as our newest superintendent! He’s already hit the ground running with our retail and restaurant sector.

Johnny started his career in construction in his late teens. He’s worked in everything from tenant finish to ground up with stints in carpentry and worked his way up to be a superintendent, a position he’s now held for nearly 12 years. His hard work doesn’t go unnoticed as he’s received Project Safety Awards from the Denver Justice Center and Project Performance Awards from the Denver News Agency building.

“I want to do a great job for the client,” says Johnny. “I go in as if I’m building something for a friend. In this line of work, I’ve made clients life-long friends.”

He loves working with subcontractors, building a plan, and seeing it come through to fruition. Past projects include Cradles to Crayons, Huntington Learning Center, Andy’s Frozen Custard, Cheers Liquor Mart, and a large, pharmaceutical-grade commercial kitchen.

Johnny is a Denver native and graduate of East High School. He’s played semi-pro arena football and coached local little league for nearly ten years.

Your Budget Will Thank Us — 8 Design Trends to Consider When Value Engineering | Part III: Bars, Restaurants, and Breweries, Oh my!

by | Apr 12, 2018 | Commercial Construction, Snyder Building Construction

Your Budget Will Thank Us — 8 Design Trends to Consider When Value Engineering

A Three-Part Construction Series. Part III: Bars, Restaurants, and Breweries, Oh my! — A Three-Part Construction Series

April 12, 2018
collaboration by: Matt Redick & Audrey Wilson

With the infrastructure engineered and a strong team and plan in place, it’s time to talk interiors and finishes. In their semi-state-of-the-union, Architectural Digest notes 2018 restaurant design continues trending toward Instagrammable, well-lit spaces that incorporate natural greenery. Alvarez-Diaz and  Villalon add that experience-driven design will also reign. “There is a shift in restaurant atmosphere, from cozy and rugged to clean and modern. Expect more green in the form of plants and living walls, adding life and comfort,” says Rachael Lyman of Studio Atlantis. In addition to plants, sustainability will continue to be a “green” focus.

 When it comes to saving money during construction, it boils down to two things: (1) plan your best ahead of time; and (2) value engineering, meaning to think critically about your “must-haves” and make tough decisions around what design elements to keep in order to meet your budget. Do the planning up front and then let the design play out. As a general rule of thumb, design changes in the field can cost up to 3x more than making design decisions at the early stages—this is due to plan revisions, time lost, lead times, and extra project management time.

There’s no doubt you’ll end up spending a lot of your budget is on kitchen equipment, any “wet” areas of the restaurant including restrooms, lighting packages, and infrastructure upgrades (mechanical, electrical, plumbing). In the sections below, we look at a few areas of consideration and dive into some 2018 restaurant design trends to discuss what’s happening and identify areas of cost savings (a.k.a. value engineering or ‘VE’).

If you missed Part I of the conversation, check out the Nuts & Bolts of building a restaurant here.

SOCIAL MEDIA DRIVEN DESIGN
Whether you’re building a franchise brand or a local owner/operated concept, brands have to be unique to distinguish themselves. How brands connect to their consumers these days is intrinsically tied to their social media conversation. With your physical store presence, you have to weigh the options of spending more to have a unique brand experience (i.e. a unique Instagram/Snapchat moment) or spending less for a simpler look. When it comes to construction, custom items such as art, fixtures, furniture and features will most likely be more expensive than what you can find off the shelf. Trends shift quickly, so be prepared for an interiors update as soon as five years to keep up with the changes.

VE Option: Keep the structural/built design elements classic or simple. As design trends shift, furnishings are easier than structural/architectural elements to change. Choose the number of custom features carefully—custom work is almost always more expensive.

FEATURE LIGHTING
The lighting package and associated electrical work will be a high-priced ticket item during your construction build out. Long lead times for light fixtures may make it tough to keep on schedule without proper planning with your design and construction team. We recommend deciding on your lighting package early so that material can be ordered as quickly as possible which is your best hope at keeping this activity line on schedule. Added days to the schedule = increased cost.

Certain lighting is required by code. To meet code requirements in Denver, you must plan to reduce overall lighting power consumption by using enhanced lighting controls. This means drawing less power altogether via LED fixtures or changing out light switches to an occupancy sensor switch. In some cases, a fully integrated, lighting-control panel may also be required by the local jurisdiction. Another typical health department requirement is task lighting behind and underneath the bar for employee visibility.

Consider that track lighting offers flexibility in pointing light where you want it to go (accent walls, highlighting art, etc.) and is great for open ceiling plans. Recessed lighting works well for drywall hard lid or acoustical tile ceilings.

VE Options: Choose less expensive ambient lighting and spend your lighting dollars for accent/feature lighting. Choose less expensive fixtures in the back of the house and focus on making impact in guest areas.

NATURAL GREENERY
Having plants in a space can improve ambiance and mood. Consider, however, that with live greenery it’s imperative to maintain and water them to keep plans looking healthy and great. Plant maintenance will add monthly costs, something to think about before you add them into your design.

Adding plants to your restaurant can happen before or after the build out depending on the application within the design. Examples include built-in planters, live green walls, etc. Will plants be hung from the ceiling? If so, how will they be hung? Are you choosing indoor or outdoor planters? If you plan to incorporate greenery into fixed design elements, consider drainage plans, non-porous materials, access for maintenance, ability to provide watering, and proximity to food production to avoid cross contamination.

EXPERIENCE-DRIVEN DESIGN
Jeff Sheppard of Roth Sheppard Architects in Denver gave a talk earlier this year at the Colorado Real Estate Journal’s conference about the importance of experience-driven design. To drive home his point, Sheppard talked about how “airports are the new mall” and how self-service kiosks in restaurants and retail are also becoming more and more prevalent. When you look around, you see some local chefs already driving this experience innovation. Take Five Point’s Birdcall with iPad order kiosks and only a few service staff. And First Draft Taproom & Kitchen where guests pour their own beer and are charged by the ounce. Self-service sparkling water is on the rise as well.

All of these experience-driven design choices require intentional storage, electrical, plumbing, and service flow planning. While you will spend money on building for these, you could save on labor costs once open.

PICKING APPROPRIATE FINISHES
Picking appropriate finishes means choosing what meets the budget, fits the design, and serves its purpose for a long time. Right now, 2018 predictions are bringing back wood and white for a light, open-airy feeling. Along with this, we may see a shift in the decision to use finished concrete as the floor option. Floor tile can be a great alternative to finished concrete and has an incredibly wide-range of possibilities. Be cautious in your choices, as tile cost varies widely and can have long lead times, especially if shipped from overseas.

Picking finishes that look great and stand up to the commercial, high-volume traffic matters. “Don’t skimp on the quality of the kitchen floor. It costs you more up front but saves you money in the end,” says Rich Snyder, Owner of Snyder Building Construction. The back of the house gets heavy use with foot traffic, deliveries, dirt, and grease grime. It’s easier to spend more money up front for an easy to maintain and durable floor. Patching and repairing down the line is costly and disturbs your business. Further, patches may not always match the original quality.

Some common floor finish choices include, finished concrete, epoxy flooring, and quarry tile. Polished concrete is the least expensive, but it’s porous so can stain, will easily break a dropped dish, and is hard on the human body after standing all day. Some local health departments will not allow concrete treatments, so check with your design team if this is a floor you’re considering. Quarry tile is mid-range in terms of price and is very durable, but not as attractive. Epoxy flooring costs a bit more, but can accomplish the goals of looking great, reducing smallware breakage, and increased employee comfort despite all-day standing.

In wet areas of the restaurant (like bar and back of house), another material consideration is stainless steel. Plastic laminate or other less expensive options won’t hold up to the constant wear and tear. Stainless steel kitchen sinks and fixtures can come in a wide range of pricing and it can be tempting to go for the most expensive “Cadillac” equipment package, but it is not always necessary. You can save money by picking less expensive brands because stainless steel equipment and sinks typically utilitarian pieces of equipment. Unless you’re considering an open kitchen, you don’t need to choose the most expensive. All that said, equipment that offers better sustainability in terms of energy or water use typically cost more up front but save you in costs years down the line—and are better for the environment. If sustainability is a priority for you, it may be worth the extra money to invest in this type of equipment.

BRINGING THE OUTDOORS INDOORS
Welcome Spring! Which means it’s time for patios, roof tops, open windows, and door rollups. Read on for tips on these design options to make sure you’ve planned for everything.

  • Roof Top Patios – Structures must support the weight of a specific live load to be used for occupancy. Check with your engineers and building owner/landlord if applicable!
  • Outdoor Ground Patios – Code requires at least 5’ of clearance around the patio for pedestrian travel. You’ll need a handrail or demarcation line around the patio for exterior alcohol service (and an approved liquor license).
  • Overhead Doors – Because overhead and rollup doors breach the inside and outside and require building into the walls of the building, negotiate with the landlord as to whether this is a landlord provided item or tenant provided. Additionally, there are special code requirements regarding clearance to travel and fire suppression lines above and below the track.

SUSTAINABILITY
Did you know that when furniture for the US is made, the wood is typically harvested in North America, is usually shipped overseas for production and fabrication, and then shipped back to sell in the U.S.? The amount of fossil fuels and energy required for that intercontinental supply chain isn’t sustainable.  Housefish, a Denver-based furniture manufacturer hopes to change that by sourcing local materials and making furniture in the city.

Other ways to incorporate sustainability into your restaurant include LED lighting, sourcing local, energy-efficient equipment, and planning for dimmers/controls. Dimmers and controls are great in a restaurant setting because they allow you to change the mood and lighting based on time of day. Divided, rough-use bins are also a strong idea. LarkBurger is a front runner on this idea who feature built-in bins divided for trash, mixed recycling, and compost. The company composts 100% of its packaging when commercially available. You’ll need to plan for service pick-ups to make sure recycling compost is disposed of properly once it leaves your facility.

A/V and ELECTRICITY
While this wasn’t pointed out as a 2018 trend in our research, these are must-haves in our digital world. Convenience outlets and USB ports are integral these days. Further, consider the flexibility of your sound system and are you streaming radio/music? How’s your internet connection and Wifi? Is it public wifi? If you are streaming music, you will want to make sure your internet connection is strong.  Can you put outlets on the guest side of the bar for phone charging and sometimes laptop work? Lastly, it’s never fun if an electrical circuit gets tripped. Make sure your point of sale kiosks are each on a dedicated circuit so that if the inevitable happens, not all of them cut off altogether. Redundancy will save the day!

Other Pro-Tips:
You’ll thank us later.

  • You can’t move in furniture or train staff in the space until a passing health inspection and TCO is acquired. Not following this rule can be detrimental to your move in.
  • Denver has an ordinance that all single-stall bathrooms are to be built as gender neutral.
  • Save yourself stress and partner with an experienced food-service architect and general contractor. You will save time because there are unique rules regarding floor drains, sanitization stations, finish specifications, etc. that these partners can help with.
  • Do the planning up front and let the design play out. Design changes in the field can cost up to 3x more than making design choices at the early stages due to plan revisions, time lost, lead times, extra project management time.

Ready for more? Contact Snyder Building Construction for concept budget pricing or support on building your restaurant at info@snyderbuilding.com or 720.900.5082.

Bars, Restaurants, and Breweries, Oh my! Part II: Designing for Efficiency and Budget

by | Feb 26, 2018 | Commercial Construction

Bars, Restaurants, and Breweries, Oh my! Part II: Designing for Efficiency and Budget

A Three-Part Construction Series

February 26, 2018
collaboration by: Matt Redick & Audrey Wilson

Our first segment ran through the nuts and bolts of building a restaurant and highlighted four areas of focus: the place, the people, the budget, and the schedule. As you saw, restaurants, bars, and breweries are tough work! In Part II, we’ll explore efficiencies in mechanical, electrical, and plumbing design while considering budget, tricks of the trade, and avoiding pitfalls.

Before we jump in, it’s important to highlight there are dozens of types of eateries out there, and we’ve certainly built the gamut. Still, the food service business is constantly changing. We recently heard the CEO of Quizno’s share that there’s a growing trend towards a new market segment, QSR “minus” which includes spaces as small as 500SF for the simple purpose of pickup and delivery only. Clearly a venture of that size requires different considerations than a 100,000 SF market hall.

Some of the most common types of eateries are:

  • Fast Casual
  • QSR +/-
  • Casual & Family Dining
  • Local & Chef-Driven
  • Fine Dining
  • Brewery
  • Bar
  • Gastro/Brew Pub
  • Fast Food
  • Central Market Halls & Eateries
  • Food Trucks

When you’re designing the layout of the restaurant and kitchen with your design and construction team, the type of eatery you plan on building plays heavily into cost and design considerations. From there, space planning, project costs and critical budget efficiencies are ultimately determined by the complexity of the menu and existing conditions. You’ll want to answer some big questions at this early stage based on level of service, kitchen and/or dining area flow, and menu. Some of these questions might include:

  • What overall project goals are most important for you to achieve? These could include project cost/staying within a particular budget, project duration including design, permitting, construction, and startup/training, sustainability of FFE (Fixtures, Furnishings and Equipment), and efficient use of space for service/work flow?
  • How is food prepared, and what equipment will be necessary to create your menu items?
  • Is the kitchen an open concept (i.e. visible to guests)?
  • How big do you need the walk-in cooler to be? Will some food items be frozen creating the need for walk in freezer space or reach in freezers?
  • How many beer taps will you have? Will you need a remote beer cooler? How far do the beer lines have to go if the cooler is remote? Will the lines be run overhead or underground?
  • Will you offer temperature controlled wine?
  • What food needs to be prepped? Do you need a separate area for this or can you use the kitchen space during off hours? What large or powered equipment will be used for prep?
  • Do bakery elements need to be separate for humidity reasons?
  • What kind of storage will you need for dry goods, smallwares, pots/pans, etc. Do you require any special storage areas – empty keg storage, wood for wood burning stoves?
  • Where is the cook line and how large does it need to be? How will it be organized for efficiency for the typical crew size on a shift? Do you want a consultant for this?
  • How will you take deliveries for food products, beer, soda, and dry goods?
  • What is the path of travel for deliveries, employees, and FOH/BOH service?
  • Can we leave certain MEP (Mechanical, Electrical, Plumbing) systems where they already exist to save money? What existing conditions can you take advantage of? (i.e. leaving bathroom plumbing in the same location, etc.)
  • Is there specialty coffee service? Where will you store coffee beans and back-up dairy? Is there a separate dishwasher for coffee service?
  • Where are clean dishes stored and dried versus dirties washed? How are tables bused?
  • Where is food expedited out of the kitchen?
  • Point of Sale Computer Stations – Are they hardwired or wireless? Permanent stations or handheld? How many are required for your size of wait staff, and where will they be located?
  • What level of internet service will you need based on your point of sale selections?
  • Does your city have a gender-neutral single stall ordinance?
  • Do existing conditions require building upgrades for ADA code compliance? In many municipalities, depending on the size and cost of the upgrades you may be required to spend a certain percentage of your budget on ADA upgrades.
  • Franchise vs. Owner-Operated – If you’re building a franchise, the franchise may supply you with sample budgets and construction requirements based on historical data.

Michael Racette of WB Engineers+Consultants has designed many commercial kitchens and notes, “During the design and value engineering process sometimes the comfort of the employees is left out of the conversation. Think about working over a hot stove without conditioned air or proper air flow!” Additionally, he says “Don’t forget about designing enough room for water heaters and electrical panels.” These important service areas contain equipment that takes up valuable space, and must be considered when planning for efficient kitchen spaces.

We’d have to agree! Considering comfort for your employees and having a plan for your equipment can prevent running into design issues later on. Having these things planned out ahead of time prevents costly additions after you open your restaurant which is both expensive and a hassle. Can you imagine adding an entirely new electrical panel after the fact? This could require a larger electrical room which in turn means moving or adding walls, relocating equipment, bringing in more electrical service capacity, etc. This is a time consuming and incredibly expensive change.

When designing your restaurant’s layout, a good rule of thumb is that the kitchen’s footprint should generally only be as big as 1/3 of the front of house dining space. This rule of thumb prioritizes dining area so that you are able to have more people in seats spending money. Typically this means developing creative strategies for tight kitchens. Of course, this rule of thumb shifts or changes based on the type of eatery you are building. If you are pick-up only, you won’t need to worry about space for a dining area.

We mentioned this in the last post as well, but setting your complete equipment package early is critical. The equipment package drives the mechanical, electrical, and plumbing design. In this day and age, some equipment companies have the ability to design in a program called Revit which produces 3D models of your space. Many architects do the same. Working with a team that uses Revit is a great advantage to you because you are able to see in 3D how your space will look. The design team can also use Revit to identify potential conflicts between lighting, HVAC ductwork, and sprinkler heads to prevent these problems from arising during construction.  Take it even further by using Google Glasses to take a 3D virtual reality (VR) walk through the space. VR is a great new tool that allows you to more easily think through service/kitchen operation issues before any drawings are finalized or equipment is purchased. What a time and money saver!

Considerations for Building with Budget in Mind
In the construction world, there are two main ways to get started with general contractors. The two main methods of getting your contractor on board are Hard Bid and Negotiating and there are pros and cons of each delivery system.

Hard Bid

The Owner engages an architect and design team, but does not engage a contractor during this pre-construction phase.  Once the construction documents are ready, the project is bid out to multiple general contractors to create a competitive bidding situation.  Each contractor submits a bid based on what has been designed by the design team.

  • Pros: Because competitive bids are being submitted, the Owner can compare numbers from multiple companies and select the lowest qualified bid.
  • Cons: No support from a general contractor during the pre-construction phase. The lowest bidder isn’t always the highest quality builder. No opportunity to value engineer the project before it starts.

Negotiating

A general contractor is secured prior to or early in the design process who can then support you and the design team through pre-construction. The general contractor contributes a construction perspective as design decisions are made to ensure that choices are in line with the overall construction budget.  The general contractor assists with permitting and planning the schedule for the project prior to the start of construction.

  • Pros: Our pre-construction services include surveying/due-diligence of the building, verifying budgets along the way at 50%, 90%, and 100% complete design. We help you navigate design and provide strategic options for maintaining the intent of the design while getting the most bang for your buck (VE or Value Engineering). We can test your design and budget to make sure your construction project is viable in the location/market to begin with and work your broker on negotiating tenant improvement money from the building owner/landlord. When negotiating, we still send the project out to bid with multiple subcontractors for each scope of work for the best competitive pricing.
  • Cons: Additional pre-construction service costs with the general contractor.

If your project is a franchise, both hard bid and negotiating options may be available for you. At the very least, you want a local general contractor to verify your budget to make sure the construction budget is viable in your particular location and market.

A Few Words About Used vs. New vs. Leased Equipment. When getting ready to purchase equipment, think about life cycle of the piece. There are pros and cons to each of these options. Often more sustainable choices such as LED lighting may cost more upfront, but may be a long-term investment that pays off. Used equipment, while less expensive up front and easy to obtain, costs more to deliver, maintain, and install than something new. It may require repairs or retrofits to make it work in your particular situation.  It usually takes more of your time when you purchase used equipment to navigate and organize installation of the various parts and pieces. New equipment has the advantage of being new, better up-to-date technology, a product warranty, easier installation, and included delivery. New equipment can, however, cost a lot more and may have a longer lead time which may be prohibitive to the project schedule. Leased equipment can be a helpful strategy for specific pieces of equipment due to regular up keep and maintenance. For example, commercial kitchen dishwashers require soap refills and periodic upkeep. Leasing the dishwasher then alleviates your need to keep up with it.  The leasing company will take care of refills and maintenance for you. The downside is that by renting the equipment, you’re not benefitting from the capital investment and you will find not all the equipment you need is available to lease.

In the end, due diligence, operational clarity, and planning will create the opportunities for time and cost savings. Thinking critically and asking big questions related to operations and maintenance will serve you well in designing MEP systems that work well and fall in line with your budget.

Bonus! Bonus! Food trucks! Believe it or not, simple food trucks still require MEP and health code inspections just like a restaurant. While this process certainly doesn’t take quite as long, keep in mind equipment and systems and layout matter! As a minimum, you’ll need an approved hand sink, grey water system, and sturdy electrical.

Want more information on building a QSR, Fast Casual, Fine Dining or other type of restaurant? Email info@snyderbuilding.com or call us at 720.900.5082.