Desperate to put a IBA but land locked!

Currently own a pretty busy 4 Bay SS wash in a very busy and affluent suburb of Detroit MI. We stay busy, but we get constant ask for in bay touch-less automatics. I've owned it for 3 years and its been good, but looking to move to the next step. The only issue is we are land locked and grandfathered in. I cannot change the existing footprint of the building, because then I would have to meet current set backs from lot lines which I cannot. I would also have to put a 26' fire line on the side which again I cannot. I have not gotten the 100% no, but its slightly possible they will allow me to extend my 1 bay. I've been looking at Kondor's and I just threw out 11' extension needed and they kinda said eehhhh. I've read people getting around the "building addition" by using a glass extension, but that was shot down fast.

Our current bays are 28' long, 14' high the openings of both front and back are 14' and the interior opens up to about 15'. I will be doing a little more exact measuring tomorrow. Planning on doing a complete renovation, roof/parking/vacs, and removing the brick and going cultured stone, so it might give an inch or two more at the openings, and doing truss core which would take away an inch or two in the middle.

I know beggars cant be choosers, but I only will do Touch Less, I would love to accommodate the largest vehicles I can. We get alot of 3/4 tons and large suv's. I may have to for go the dryers, don't want to but it is what it is. So my question is what are my options. If I'm forced to keep exactly what I have, can we fit an IBA within the 28' I don't see the width being an issue. What would be the bare minimum extension I would need? The city might allow 5' but I want to have a more exact answer for them. I have been looking at D&S, 28' looks do-able and 33' with dryers.

Maybe I misunderstood but you're considering not having dryers? What about placing the dryers outside the building?

I agree with Car Wash Guy. I had one outside the building and actually preferred it that way. If they consider that changing the footprint, there are dryers that attach to the door opening on the outside, which won't change the building footprint.

Yes, if it meant having the IBA vs not having it, I would forgo the dryers. Probable not the best idea to not have them, but the city might not allow anything on the outside of the building.

I would definitely suggest dryers, but if you absolutely cannot have them, I would be sure to have spot free rinse.

If the city allows you to extend to 33', I would contact a WashWorld distributor about a Razor with onboard dryers. I prefer off board dryers but if you can't have them outside the doors, I would go that route. Ryko Radius also offers an onboard dryer option that should fit in a 33' Bay.

You should be able to do the smaller rails on a washworld razor. Might not be able to wash a crew cab long bed but the majority of HD trucks bought now are short beds anyway. I would definitely mount the dryers on the outside and if it’s brick or block, you can get the mount that bolts to the wall above your opening. I would argue that if you are not changing an exterior wall or the roof line, that you are not really changing the building footprint.

Hello,

Working with a Razo rep as we speak. Its funny they are allowing me to go from a flat roof to a nice peak. We will increasing the roofs overhang 2' all the way around and adding dormers over each bay to match other buildings in the area. I do not think I would be able to hang anything off the building.

Hello,

Hope everyone had a great weekend! So in working with the Township, it has come down to only being able to use what I have. We are currently a non-conforming business as there is no zoning ordinances for the "Village" district for car washes. So, we cannot modify, expand or increase the building. However, I will admit we do need a face lift, so the are willing to work with me. They will allow me to extend 1 bay to fit the automatic, it just needs to be as small as possible. Its just such a shame because I could double my operation if I was allowed to expand.

So, I've been working with Razo and looking to do a Hyper Force, but also have been in contact with Petit as well. Just looking to see everyone's thoughts.

BobbieB said:

Hello,

Hope everyone had a great weekend! So in working with the Township, it has come down to only being able to use what I have. We are currently a non-conforming business as there is no zoning ordinances for the "Village" district for car washes. So, we cannot modify, expand or increase the building. However, I will admit we do need a face lift, so the are willing to work with me. They will allow me to extend 1 bay to fit the automatic, it just needs to be as small as possible. Its just such a shame because I could double my operation if I was allowed to expand.

So, I've been working with Razo and looking to do a Hyper Force, but also have been in contact with Petit as well. Just looking to see everyone's thoughts

Click to expand...

BobbieB said:

Hello,

Hope everyone had a great weekend! So in working with the Township, it has come down to only being able to use what I have. We are currently a non-conforming business as there is no zoning ordinances for the "Village" district for car washes. So, we cannot modify, expand or increase the building. However, I will admit we do need a face lift, so the are willing to work with me. They will allow me to extend 1 bay to fit the automatic, it just needs to be as small as possible. Its just such a shame because I could double my operation if I was allowed to expand.

So, I've been working with Razo and looking to do a Hyper Force, but also have been in contact with Petit as well. Just looking to see everyone's thoughts.

Click to expand...

How much are you able to add to the Bay length? Are you able to put the dryers outside the doors?

My personal opinion, to maximize the extra cost of a Petit you need a 65' Bay allowing washed cars to get into the dryer area ASAP so you can load another to be washed.

The township was the addition to be as small as possible, its making things really difficult. I've been working with Wash World on a Razor Hyper Force and it would require 5' to the building which the township seems to be ok with. The will not allow the dryers on the outside that has been made clear.

You say "the extra cost of a Petit" how much more are these the say the Razor?

I didn't put this in the original thread, but there is a 1 acre parcel directly behind me with 3 acre's residential. I could literally remove the fence and connect my properties. I proposed updating the 4 SS bays and buildings and then building 4 touch less bays that would be long like you said and add 8 arch vacs on the 1 acre commercial site. I would build my personal home on the 3 acres in the near future. This was again shot down because 1 the Village district does not allow car washes, and 2 the site has a consent judgment that will only allow an office building to be built there. Any development with more traffic impact would not be allowed. It just kills me as I know I could put 4 touch less bays in and we would be lined up around the block. I have thought about speaking to an attorney but do not know if it would do any good.

BobbieB said:

The township was the addition to be as small as possible, its making things really difficult. I've been working with Wash World on a Razor Hyper Force and it would require 5' to the building which the township seems to be ok with. The will not allow the dryers on the outside that has been made clear.

You say "the extra cost of a Petit" how much more are these the say the Razor?

I didn't put this in the original thread, but there is a 1 acre parcel directly behind me with 3 acre's residential. I could literally remove the fence and connect my properties. I proposed updating the 4 SS bays and buildings and then building 4 touch less bays that would be long like you said and add 8 arch vacs on the 1 acre commercial site. I would build my personal home on the 3 acres in the near future. This was again shot down because 1 the Village district does not allow car washes, and 2 the site has a consent judgment that will only allow an office building to be built there. Any development with more traffic impact would not be allowed. It just kills me as I know I could put 4 touch less bays in and we would be lined up around the block. I have thought about speaking to an attorney but do not know if it would do any good.

Click to expand...

Just make sure you get any approvals in iron clad writing. I've seen this story way too often where you get one set of approvals and then they come back with.........."yeah, now we want X". I have one former customer that saw his 4+1 with laundromat and pet wash nearly triple in cost by the time the township was done with him. They couldn't understand why he walked from the project and they still have an empty lot 10 years later.

Where in Michigan? We're in GR area. This sounds like it's the SE, Traverse City area, or Holland area.