Before you fall in love with a restaurant space … or a space that could be a restaurant … listen to this: Bruce Russo and Diane Armitage open with a behind-the-scenes look at the real cost of developing a restaurant in where zoning, parking, and historic preservation turn dream projects into endurance sports. In this candid conversation, they unpack what can go wrong (and what still could go right) using a Laguna Beach development they're both familiar with.

Then, the conversation shifts into something no one talks about – but everyone feels: The two most important rooms in your restaurant aren’t what you think! Whether you're dealing with city permitting hell or trying to create lasting loyalty, this episode hits where it counts – right between the drywall and the design psychology.

(0:00) Intro: Zoning Nightmares & Restaurant Dreams

(1:22) The 222 Ocean Project: What It Could’ve Been

(3:23) The Parking Equation That Kills Concepts

(7:36) Historic Buildings vs. Grease Traps: A Showdown

(10:58) Why Bar Placement Isn’t Just Aesthetic—It’s Survival

(17:37) Single Diners, Smart Bars & Design That Sells

(22:44) The #1 Overlooked Moment That Earns Loyalty

(25:01) The Host as Revenue Protector (Not Just a Greeter)

(27:01) Make the Wait Worth It: Simple Gestures That Wow

(29:01) A Story You’ll Never Forget About Service Done Right

(30:16) Opening Day Hacks That Keep the Chaos Contained

(34:36) The Bathroom Test: Is Your Restroom Killing Repeat Visits?

(44:26) Designing for Volume: From Nightclubs to Busy Brunches

(47:41) Food Hall Gold: Efficiency Secrets in Shared Kitchens

(49:11) The Final Word: Build for Loyalty, Not Just Looks

(49:59) Outro + One Small Ask From Us