Desperate to put a IBA but land locked!

[BobbieB]

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.

 

[Car_Wash_Guy]

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

 

[I.B. Washincars]

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.

 

[BobbieB]

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.

 

[washnshine]

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

 

[BenW@JCCW]

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.

 

[lighthousecarwash]

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.