Today I’m joined by Owen Curry of Cushman & Wakefield—and y’all, this is the real estate episode I’ve been waiting to record. If you’re an owner-operator with a big vision (restaurant, café, wellness studio, boutique concept) and you’re trying to land the right space—especially in a coastal market—this conversation will save you so much time, money, and stress.

Owen breaks down what’s actually happening in North County coastal commercial real estate (Carlsbad through Del Mar), why “vacancy” isn’t always what it looks like, and what you need to understand before you fall in love with a space. We talk budgets, lease runway, rentable vs. usable square footage, how zoning + parking requirements can make or break a concept (especially wellness), and what makes a Letter of Intent attractive without getting you pushed to the back of the line. If you’ve ever felt overwhelmed by LoopNet listings, landlord language, or the sheer sticker shock of beach-town pricing—this one is for you.

What You’ll Learn in This Episode

1. Why coastal communities like Encinitas, Leucadia, Cardiff, Solana Beach stay high-demand (and high price per square foot)
2. How “vacant” buildings can be misleading (and why signs can be strategic)
3. The first questions to answer before you tour spaces: budget, runway, and true market rent
4. Why under-market rent can be risky if you don’t have a long-term lease horizon
5. How smaller footprints can be a strategic advantage (overhead + TI math)
6. The zoning + parking issues that quietly derail wellness concepts (and why cities can treat your use differently if you add things like saunas/cold plunge)
7. What to look for to “win” a space: configuration, speed to occupancy, and financial readiness
8. Lease terms operators overlook: rentable vs. usable + load factors (often 10–20%)
9. TI realities: cold shell vs. existing buildout, and when landlords offer free rent in lieu of TI
10. LOI strategy: how to negotiate without burning goodwill (and how it changes when there’s competition)
11. Why you should get a contractor walk-through before submitting an LOI
12. Green flags + red flags on tours (local landlord access, building systems, pride of ownership)
13. A surprisingly helpful tip for LoopNet: who to call first (hint: the associate)

Key Takeaways for Conscious Owner-Operators

1. Location is a design decision—but it’s also a systems decision. Don’t pay “foot traffic rent” if your model is membership-based or appointment-driven.
2. Do not skip zoning + parking due diligence. Especially if your concept blends categories (retail + events + wellness).
3. Fall in love after the numbers work. The shiny object space can come with hidden timeline and permitting costs.

In this solo episode, holistic interior designer and Tiger Veil founder Rachel Larraine Crawford breaks down the holistic hospitality trends that actually matter for 2026.

Instead of chasing another photo moment, Rachel invites owner operators to think about their space as a living system that impacts guest experience, staff wellbeing, and the bottom line.

She walks through emerging bio based materials, regenerative sustainability practices, and wellness focused design moves that you can bring into your restaurant, bar, cafe, hotel, or spa, even if you are working with an existing footprint.

If you want guests to linger longer, leave better reviews, and feel genuinely cared for in your space, this episode will give you practical ideas and questions to bring to your next refresh.

In this episode Rachel covers

1. Why guests are more sensitive than ever to sound, light, and stress and what that means for hospitality spaces
2. How holistic design gives owner operators real leverage without a complete renovation
3. Emerging bio based materials such as mycelium panels, hemp plasters, and cork and how they can transform corridors, bars, and guest rooms
4. Quiet technology inside natural finishes that help regulate temperature, reduce maintenance, and improve acoustics
5. The shift away from bright white interiors into tactile, wood drenched, earth toned spaces that feel like a hug
6. How circular design and planning for disassembly can protect your future self when you rebrand or update your concept
7. Low carbon material choices that still feel luxurious and aligned with your brand story
8. Ways to build sustainability into daily operations such as water rituals, daylight first seating plans, and planted shading
9. The idea of acoustic wellness and silent architecture as business tools that affect dwell time and staff burnout
10. How circadian friendly lighting scenes can support guest comfort from breakfast through last call
11. Biophilic strategies that turn your space into a small ecosystem rather than a plant in the corner
12. Neuro inclusive and sensory aware choices that welcome different nervous systems into your space

Questions to ask about your space

1. How do guests feel in the first thirty seconds from door to host stand
2. What does your restaurant or hotel sound like at peak time
3. Where could one small micro retreat exist for guests or staff
4. Which surfaces do guests touch all day and what story do those materials tell

Simple action steps for owner operators

1. Take a sound walk during peak service and identify three zones that need acoustic...

In the final episode of our Aura Gardens series, I’m joined again by co-owner R.J. Fernandez as we zoom all the way into what Aura feels like from the moment you walk in. We’re talking playlist, glassware, filtered water, lighting, greenery, textures, and the tiny design decisions that create that “vibrant but deeply cozy” energy guests keep describing. R.J. shares how hospitality is the true product (food + beverage are simply the vehicle), why every detail has to answer the question “Will this make the customer feel something?”, and how Aura is intentionally designed to hold community—across demographics, moods, and moments.

We also look ahead: events that spark real connection, the early success of Friendsgiving + the Chef’s Table vibe, the vision for a full calendar by 2027, and the growing concept of Aura After Dark—private evening events that transform the space once the brunch rush ends. And if you love the behind-the-scenes build energy? R.J. shares his growth philosophy of developing managing partners through ownership, plus a dreamy future bakery + café concept that could become the commissary engine for future Aura locations.

What You’ll Learn in This Episode

• How “guest experience” is built through micro-choices (water, glassware, plating, lighting, texture, sound)
• Why hospitality and emotional resonance come before menu strategy
• How to design a space that feels both energetic and cozy (not one or the other)
• Event formats that gently push connection—without making it awkward (even for introverts)
• A scalable growth model rooted in mentorship + managing partners (not just “more locations”)
• The early blueprint for Aura After Dark + a potential bakery storefront/commissary model

Key Takeaways (the stuff you’ll want to steal for your own concept)

• Ask one guiding question for every decision: “Will this make the guest feel something?”
• Create value in the “small” things: complimentary crisp filtered water, the right rocks glass, consistent warmth from staff.
• Design for multiple emotions: a space can be clean + bright and grounded + comforting if the layers are intentional.
• Community doesn’t happen by accident: events need built-in prompts and structure to make connection easy.
• If you want to scale the energy, build leaders: ownership + mentorship creates aligned operators who protect the vibe.

Follow Aura Gardens in Instagram

Connect with Rachel Larraine Crawford

Website

Instagram

Interior Design Services

If you’re building a restaurant, café, retreat space, or any hospitality concept where you want people to feel seen, nourished, and connected, share this episode with a friend (or your business partner 👀). And if you post about it, tag me so I can cheer you on.

Until next time—keep designing spaces with intentional flow, well-being, and conscious business at the center.