What minimum areas are included in a 'vanilla shell' or 'as is' space for a Carbones Pizzeria Restaurant?
Carbones_Pizzeria Franchise · 2025 FDDAnswer from 2025 FDD Document
operty for your Restaurant. Our estimate for improvements assumes you will lease a "vanilla shell" or "as is" space, which, at a minimum, includes the required areas for the Restaurant, demised exterior walls, HVAC, roof, and utilities stubbed to the premises sufficient for the Restaurant. Costs will vary in relation to the physical size and location of the Restaurant. The amount of your leasehold improvements will vary based on existing conditions, size, design, including the availability and prices of labor and materials. You should carefully investigate all of these costs in the area where you wish to establish your Restaurant. In addition, we assumed the general contractor will include permitting fees in the construction costs. The estimates assumes standard tenant improvements within a structure, designed for commercial use, and excludes items such as structural modifications, site work, energy studies, surveys and/or exterior improvements.
- (4) The typical franchise restaurant for full service, which can include a bar, is 2,500 to 4,000 square feet, for fast casual 2,000 to 3,000 square feet (40-60 seats), and for express 1,100- 1,300 square feet. Rent is estimated to be between $30,000 to $75,000 per year depending on factors such as size, condition and location of the leased premises. The amounts above include your security deposit and the first 3 months
Source: Item 7 — ESTIMATED INITIAL INVESTMENT (FDD pages 10–12)
What This Means (2025 FDD)
According to Carbones Pizzeria's 2025 Franchise Disclosure Document, a 'vanilla shell' or 'as is' space should, at a minimum, include the required areas for the restaurant, demised exterior walls, HVAC, roof, and utilities stubbed to the premises sufficient for the restaurant. The FDD recommends leasing property for the restaurant.
The document also specifies the typical franchise restaurant sizes. For a full-service restaurant, which can include a bar, the size is 2,500 to 4,000 square feet. A fast-casual location should be 2,000 to 3,000 square feet with 40-60 seats. An express location is 1,100 to 1,300 square feet. Rent is estimated to be between $30,000 to $75,000 per year depending on factors such as size, condition, and location of the leased premises. This amount includes the security deposit and the first 3 months of operation after opening.
The FDD notes that the cost of leasehold improvements will vary based on existing conditions, size, and design, including the availability and prices of labor and materials. It is important to investigate all these costs in the area where you wish to establish your Carbones Pizzeria restaurant. The estimates assume standard tenant improvements within a structure designed for commercial use and exclude items such as structural modifications, site work, energy studies, surveys, and/or exterior improvements. The general contractor is assumed to include permitting fees in the construction costs.