Shops at Arbor Trails - Restaurants (Dallas, Austin: appointed, real estate, rental)

[Raskolnikov]

Sorry to post so many questions tonight. I have been hearing/ reading for 2+ years now that a Chuy's would be going in at the Shops at Arbor Trails on William Cannon/ Mopac. Has anyone heard about this lately? I've seen a sign for a Cheddars under construction. (Blech! Just what southwest Austin needs, a Dallas generic chains like in Round Rock!) Also I'd heard a Manga Pizza was going in there but now i see someplace called Red Brick Pizza. And that Village Inn is HIDEOUS. Is anyone else disappointed in the Shops at Arbor Trails? I just thought it would have more local/ interesting stuff but it seems to be trending very low-end, lowest common denominator.

[gigi927]

Well, they have a Potbelly, and that makes it okay by me

[Raskolnikov]

They do? That's news to me. Since when?

[llkltk]

Potbelly is at Arbor Walk which is in North Austin. I think they are confused with S. Austin Arbor Trails.

[mimimomx3]

Arbor Trails is at Braker and Mopac, right north of 183. Potbelly is the best!!! They have another one going in at 35th and Lamar,by central market. I love the live music...but Thundercloud is still my favorite!

[Raskolnikov]

Braker and Mopac = NOT Arbor Trails. It's Arbor WALK

[jwb123]

Blech! Just what southwest Austin needs, a Dallas generic chains like in Round Rock!

Actually, of the three Cheddars in the area, 2 already have Austin addresses, and not a one in Round Rock!

Find cheddars in Austin Restaurants on Citysearch (http://austin.citysearch.com/yellowpages/results/Austin_TX/cheddars/page1.html?flavor_id=2 - broken link)

[mimimomx3]

Arbor Something at Braker and Mopac...with lots of stores. Is there another Arbor somewhere?

[gigi927]

Originally Posted by Raskolnikov

Braker and Mopac = NOT Arbor Trails. It's Arbor WALK

Sorry. I misread.

Sheesh.

[pilotskid27]

Originally Posted by Raskolnikov

Is anyone else disappointed in the Shops at Arbor Trails? I just thought it would have more local/ interesting stuff but it seems to be trending very low-end, lowest common denominator.

I feel your pain!

I've owned a small business for about 3 years now, and I have become very active in several networking groups for small business owners in Austin. In this process, I have learned a bit about how businesses decide where to locate. There are many factors considered, but it basically boils down to "Where can our business succeed?"

I used to think that was code for, "Where can I make millions of $$$ and retire early?" But, I have come to learn that most business owners are just trying to make a decent living and put away enough money to pay for their kids' college and a decent retirement home---like everyone else.

So, when it comes to picking a location for a small/ local business, it often comes down to affordability. Just like a family picking a house, car or any other large purchase, business owners try to lease the best space they can afford.

And, in general, new developments like Arbor Trails are simply priced too high for smaller/ local businesses to afford. (Witness the locally-owned gym that has already closed in Escarpment Village--they just coudn't keep that huge rent bill covered.)

Even if the rental rate is reasonable, the developer may require a financial statement showing access to huge amounts of capital--as a "cushion against default"-- that small businesses simply don't have.

I know someone who inquired about space in another popular shopping center in southwest Austin. They were astounded to discover that the owner wanted one Billion $$--yes, that's a "B"--in creditworthiness and a personally-guaranteed 10-year lease for someone to rent the space. I predict that space will be vacant for a LONG time, and when it finally gets leased, it will be by a "boring, lowest common denominator national chain".

There are a couple of exceptions that I know of. (Endeavor Real Estate Group makes a real effort to recruit local businesses for their projects.) But for the most part, the newer/ prettier shopping centers will be occupied by boring, national chains with "deep pockets" and the smaller, local businesses will cluster in older, second-tier centers that they can afford.

As much as I would like to, I can't really blame the developers too much. If I were renting a house to someone, I would pick the most stable candidate with a solid job, so I could be reasonably comfortable that they could pay the rent. But it does make for boring, homogenous shopping and restaurants that most of us moved to Austin to get away from.

I wonder......if the developers are just wanting to build a successful center, would they accept input from the local residents--whom they hope to court as customers---as to what businesses WE would like to patronize?

Just a thought......