Self service in bay heating questions

[cantbreak80]

Roz,
Appreciate the kind words.

4 years ago, projects were running about $11.50 per SF.

That includes:
1.5” and 1/2" oxygen barrier PEX and fittings
In-ground manifold boxes
Supply and return manifolds
R-10 under-slab insulation
Propylene glycol for -20 freeze protection
Slab temperature sensors and controls
Plan design, large format prints, coordinating, scheduling, hand wringing, head scratching, sleepless nights, and installation labor…and general hair-on-fire controlling.

Concrete work is outside our scope of work.

Regarding the value of the under-slab insulation:
These IR photos show the same day difference at 0 degrees outside air temperature.
Both locations are equipped with Modcon boilers.
With insulation at 50% fire rate Without at 96% fire rate

 

[Roz]

I like the clean look. I was told the barriers help to distribute the heat more evenly. Our PEX was intentionally anchored to the metal supports above them, not below. Something about a concern the pressure from a rod might exert on the PEX. Next project we will include the barriers.

 

[Jeffhanson30]

I wanted to give the team an update. We were approved last night by the township planning commission for a special use permit and class A non conformance designation along with preliminary site plan approval!! Huge step that has taken one year since we purchased the property and now we can bring our renovation.

I included some of the artist renditions of the renovated property. All in we are are around $1.3m for building / lot renovation and $950k for equipment, 2 IBAs, 6 vacuums, 6 SS bays. Purchased the property out of service at $240k

Let me know what you think?

Included some pics of the current building

 

[Keno]

Do your numbers pencil out? Debt service on that amount is a huge nut to crack and has to be a VERY busy site to produce any sizable profits for the owner.

Good luck whatever way you choose to go!

 

[Blanco]

Stacking for the automatic washes is gonna be a huge problem for that irregular lot.

 

[Jeffhanson30]

We have 8 cars stacking for each IBA. It’s a big lot 1.2 acres. The township required 8 car stacking per IBA. We have plenty of stacking per our site plan.

 

[Blanco]

We have 8 cars stacking for each IBA. It’s a big lot 1.2 acres. The township required 8 car stacking per IBA. We have plenty of stacking per our site plan.

The stacking is going to block the people in the vacuums and customers looking to go to the SS bays on the right side

 

[Jeffhanson30]

The stacking is going to block the people in the vacuums and customers looking to go to the SS bays on the right side

Added the latest site plan. We added some extra pavement at entrance. for stacking (striped) but you can see 24’ between lanes and vacuums. 12’ on the other turnaround. Added the landscape plan for reference that we had to add to meet their stupid costly requirements, even a dumpster enclosure was required!

 

[Jeffhanson30]

Honestly this whole process with the township was a flipping headache. The requirements that they wanted, literally 100+ trees and shrubs for landscaping, stacking, stormwater management, reduction in surface concrete. 2 hours at the board meeting last night peppered by commissioner questions about 24 hours security.. etc.. lighting plan… traffic… I don’t know how anyone can open a business now, it’s so expensive. They made us add a rain garden (place has been there for 50 years)!

 

[Eric H]

Honestly this whole process with the township was a flipping headache. The requirements that they wanted, literally 100+ trees and shrubs for landscaping, stacking, stormwater management, reduction in surface concrete. 2 hours at the board meeting last night peppered by commissioner questions about 24 hours security.. etc.. lighting plan… traffic… I don’t know how anyone can open a business now, it’s so expensive. They made us add a rain garden (place has been there for 50 years)!

The first build I did in 2004 was from the ground up, took almost 4 years to get a permit in hand. This is why business is only for P.E. and huge corporations. The Mom and Pop operators run out of money before the first shovel of dirt.
Keep grinding it out! Try not to lose your passion for business and don’t deviate from your vision and values.

 

[Overachiever]

Honestly this whole process with the township was a flipping headache. The requirements that they wanted, literally 100+ trees and shrubs for landscaping, stacking, stormwater management, reduction in surface concrete. 2 hours at the board meeting last night peppered by commissioner questions about 24 hours security.. etc.. lighting plan… traffic… I don’t know how anyone can open a business now, it’s so expensive. They made us add a rain garden (place has been there for 50 years)!

Out of curiosity, how much did you spend on this parking lot plan? I'm trying to repave my lot this year but the city is making it a similar level of impossible. They sketched up some stuff for me in regards to how much landscaping they are trying to get me to add, but 99% sure the turn radii won't be feasible for a lot of my customers, no where to dry or detail your car besides in the bay, etc. I've been debating on getting a civil engineer or something to help me get through the red tape but the only quote I've gotten so far felt outrageous. I'm starting to think the only way I'll get this done is if I fix small sections at a time for the next year or two.

 

[Keno]

I think this is the part a lot of people miss, buying a running car wash already gives you a leg up in terms of jumping through hoops to get up and running. Couple that with most things can be classified as repairs instead of new/replacement, which also avoids a good amount of red tape. Seems like all the jurisdictions are just waiting for any major updates to make the owner bring everything up to new standards. Self serve washes also have a bad reputation in most areas due to the number that are neglected and run down, and some that are used for illegal activity when the owner isn't paying attention.