Keith
Kondrot, the author of this piece, is a registered architect
and principal of STREETSCAPE Architects, a specialized service
based in Glen Ellyn, Ill., Kondrot coordinates project development,
including comprehensive architectural services, permit expediting
and zoning reconciling for clients in the car wash, convenience
store and petroleum industries throughout the Midwest. This
is part one of a two part article.
With
a new millennium and a fresh perspective, many savvy car wash
professionals are finding themselves embarking upon a newly
constructed facility. That process, surely preceded by months
of analysis and research, as well as number crunching, should
not be completed hastily, nor without adequate input from specialized
industry experts who can provide valuable resource information
about key site and equipment placement decisions.
This
article will attempt to enlighten those currently contemplating
new construction, while trying to encourage those with torn
and tattered buildings that learning from the past is one of
the best investments they can make in their futures.
Car
wash owners need to be more cautious so as to not repeat some
of the common mistakes that have been made during the past decades
of car wash construction. The old adage, "That's how we've
always done it" typically is one that will only result
in sites that are unable to weather the elements they endure.
What follows are suggestions on alternative design and structural
options that emerge from the following necessary premise: It
is virtually impossible to create a waterproof car wash. With
that said, this piece attempts to create an enhanced awareness
of methods that can be used to construct a solid, attractive,
durable, service oriented and profitable facility: the ideal
car wash.
The
bad news is that most car wash facilities are not built to withstand
the conditions they are pitted against. The good news is that
owners can and should learn from those mistakes, and apply a
new way of thinking (as opposed to the "old school")
when it comes to basic construction detailing guidelines. Careful
reconsideration of design elements and equipment placement during
construction of a new facility will avoid costly and unappealing
mistakes, while creating better, longer lasting new facilities
that, while improving the business' bottom line, will appeal
to consumers and keep them coming back over the long haul.
IMAGE
IS KEY
To
say it is essential to remember you are selling an image is
an understatement. If the image your site gives off is anything
but clean, attractive and well maintained from an architectural
and functional standpoint, the customer looking for his car
to be made clean, attractive and well maintained will have little
if any interest in trying your services.
Making
sure that you have maximized your site's appearance is a critical
step that many car washes of yesterday seem to have forgotten.
"Dressing up" an elevation and selecting and maintaining
quality signage on your ground mount will reap many rewards
by way of customers who are drawn to a clean, welcoming and
well-kept facility. After all, they are coming onto your site
for the sole purpose of leaving with a cleaner car; if the site
does not say "clean," the potential customer becomes
a passerby in the blink of an eye.
The
goal is to create strong curb appeal, which is accentuated by
strong architectural building design. Both work together to
draw the customer in. What might, to some, be considered a negative
zoning concession can be turned into a positive with the right
outlook and the right specialist to help create a well organized,
smooth flowing site.
Take,
for example, being forced to go to a ground mount sign, as opposed
to getting zoning approval for tall signage. Much can be gained
from ground mount signage, which is close to the curb and draws
the customer's eye to the pristine and attractive facility.
A
good quality image for the entire project is, the first and
most essential element of the design process. We strongly favor
designs, which dress up the front elevation and signage, but
do not forget that the exterior of the building is also important
in conveying a consistently attractive site. For example, carrying
on the face brick all around the building to tie in the back
of the building is an inexpensive but worthwhile option, as
opposed to using the back only as a utility space which often
gets treated like your kitchen's junk drawer. We encourage our
clients to see things from their customer's eyes, and since
the exterior is their last impression of your business, it needs
to be as strong and well kept as the front elevation and interior
stacking is.
Other
elementary but highly effective and eye catching design "tricks"
include faking a roof on the front to create a homey, residential
look; also, using window openings that convey a high end commercial
appeal that creates a feeling in the customers' minds that their
vehicles will be tended to with high quality, neat and clean
service. That is the whole point, isn't it? We've seen too many
businesses lose profits over time by resting on their laurels,
ignoring the obvious signs of an aging building, and thinking
that their long time customers will keep coming back no matter
what.
Once
a competitor builds a new, clean and attractive site that just
looks better and, no matter how friendly the worn out site's
attendants are, the dated building sends a message that the
operator doesn't care about the facility upkeep like the new
guy. Suddenly, the cost of new construction seems like a drop
in the bucket compared to the gargantuan and costly task of
getting those old customers to come back to a site that is fixing
itself up "too little, too late."
LENGTH
AND DIMENSIONS
Surely
the most predominant building design element is what is referred
to as the "construction assembly," a term used to
refer to the entire wall, not just the studs, sheeting, drywall
or electric, but what truly makes up the whole wall roof, infrastructure,
foundation, enclosures, mechanical, electrical and plumbing
systems.
Assembling
a team with a specialized architect and key construction experts
with experience building car washes (not just buildings) is
a smart strategy that pays off handsomely over time. The many
unique requirements brought on by car washes are not general
knowledge that can be found on the Web or in a manual, but a
culmination of years in the industry which results in tried
and true firsthand know how of what works and, more importantly,
what does not.
Obtaining
permits and zoning approvals for the many different elements
that will be discussed in the article is clearly a critical
step in constructing the ideal car wash: one with strong form
and strong function.
Car
washes are basically elongated block buildings with face brick
veneer on the front with reinforcing steel from the foundation.
Looking more closely at the smarter options that exist can provide
stronger and longer lasting buildings that withstand the test
of time and the harsh elements better than the same corrosive
materials typically used during the past 20 years.
It
is understandable that, when building a new car wash, your ideal
property location is on a well traveled street. Considering
the limited supply of such hot commercial property, it's common
for owners to opt for a long or deep building. This is opposed
to going long across the front, which offers an eye appealing
but expensive, site that you see with large national franchises.
Taking the first option of an elongated building forces one
to dress up the front as much as possible, accentuate the minimal
frontage and apply savvy strategies to the placement of everything
from signage to stacking.
STACKING
SUCCESS
Stacking
is an important consideration not only for the car wash owner
and the customer, but for the zoning board/commissioner long
before the grand opening. The municipality will need to be assured
that every measure is being taken to keep cars off of the surrounding
streets. Stacking out on the property is a much better option
than creating overflow on the street; this is a key area where
specialized architects who are familiar with the needs of the
car wash owner can reconcile zoning dilemmas to result in a
"win win" situation for all concerned. Going it alone
is not necessary when you think of the ultimate cost savings
and production efficiencies an in the trenches expert can bring
to the table before, during and even after the construction
process.
The
goal of stacking is to create a nice, even and logical flow
where you can get some of your operations done early on, letting
the customer make selections about vacuuming, cleaning and other
menu board items before they get inside the tunnel.
A
general rule of thumb we encourage our clients to follow (which
generates positive feedback from them and their customers time
and again) is that each car length they move up should have
something happening. If you have three lengths of wash, one
menu board could have an explanation of basic services, the
next car length highlights the mid range and premium services,
the next is getting to an attendant who already knows your selection,
be it vacuuming, full service wash, etc.
The
"old school" would recommend that all of these activities
take place a half a car length away from the time the car enters
the tunnel. Our clients have learned, more often than not, that
this leads to hurried decisions and frustration, let alone a
small window of marketing opportunities. Going with the new
way of thinking, by the time the car approaches, you've taken
care of as many as four or five operations and have created
an efficient and productive atmosphere.
BUILDING
STRUCTURES
How
many times have you ignored a rusted bar joist on your roof
structure? Maybe you've noticed some discoloration, and make
a note to mention it to your representative next time he/she
comes around. In the meantime, how many customers are looking
at your facility (more closely than you, perhaps) and taking
notice of the rusted support structure that communicates carelessness
and even danger?
Quality
materials are vital to a building that is expected to stand
the incredibly harsh exterior and interior conditions of a car
wash in any climate. In addition to selecting quality materials,
placement can make all the difference between a facility that
is functional and one that is a flop. This is one area where
cutting comers will only mean cutting your profits.
Instead,
make it a priority to sit down with an industry expert familiar
with building design issues specific to the car wash industry,
and learn about the many value engineering practices that can
and do work. While seeming expensive because of the expenditures
early in the construction process, options like anodized steel
or glassfront entrances will most certainly save you costs and
headaches for years to come. In addition to the more maintenance
costs and the elimination of repairs on essential building structures.
This
is the kind of learned wisdom we encourage owners to take with
them to their new construction sites. Many of these building
structures cannot simply be replaced when they succumb to the
elements. Instead, the owner is faced with the challenge of
a quick fix patch up rust spots, as opposed to his competition,
which need not face that dilemma since quality materials have
greater longevity.
A
CAUTION
If
this article does nothing else, let it serve as a wake up call
that not all buildings and not all architects are created equal.
Although we would never encourage owners to go it alone in a
new construction project, caution must be exercised when finding
outside consultants that have actual experience in your very
special industry.
Look
for specialists or consultants who take into account the many
unique challenges any wash must face, and customize a strategy
with a team effort approaching everyone from the zoning commissioner
to the bricklayer as a valid cog in the wheel. Tying up all
of these loose ends, while sharing years of in the trenches
expertise with clients (whose work often keeps them away from
the latest design alternatives) is a key function that specialized
architects can provide.
In
part two of this article the focus will be on details (windows,
doors and floors), common mistakes and lessons in car wash longevity.
If you have questions, you can contact Keith Kondrot at 630 545 0450.
