You
can't build a waterproof car wash so your creative design strategy
needs to be realistic and focus on details
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 the second, and final, part of his article.
In
my last article there was an overview of constructing the ideal
car wash. The article focused on wash image, length and dimensions,
stacking and building structures.
What
follows now are suggestions on alternative design and structural
options that emerge from a premise established in part one of
this article: It is virtually impossible to create a waterproof
car wash.
Don't
think for a minute that this is a pessimistic, doomsday-type
of approach. Quite the contrary, our clients applauded our foresight
and the realistic approach we take to designing the ideal car
wash. A careful, customized and creative design strategy will
help your business succeed as a customer service facility that
combines an attractive site with a smoothly run operation.
WINDOWS,
DOORS AND FLOORS
The
previous article mentioned structural alternatives that keep
corrosion to a minimum, while maximizing the visual appeal of
the site-front to back, inside and out. Additional examples
of a better way of doing things with a newly constructed car
wash can be seen with the determination of a roof structure,
windows and doors.
For
roofing, the most preferable material is now concrete plank.
This is a smooth surface that is easy to clean and not susceptible
to corrosion since there is no steel. As previously mentioned,
steel bar joists are easily rusted by both the interior and
exterior elements and should not be viewed as the strongest
option.
Where
windows are concerned, there are many options for which your
location and budget will surely play into your decision. Generally,
I believe that a reality check is the most important first step.
Are you in a climate where there is no freezing? If so, single-pane
windows should offer the best of all worlds; you want passersby
to see the car wash process but you do not want to risk costly
double-pane windows that leave a foggy storefront that you can
never really clean inside and out (the exceptions are those
from extremely high-end suppliers). If your climate is always
warm/hot, why not just leave an opening, as opposed to filling
in that space with windows that may require maintenance?
In
the Midwest, however, many clients are forced to select high-end,
double-pane windows to avoid a virtual, perpetual sheet of ice
in inclement weather. It is essential not to cut corners on
these brand-name storefronts since the cheaper models seem to
experience a failed gasket around the perimeter of the glazing.
The gasket, in quality brands, serves to keep in place an actual
gas that is kept in place to handle the mist, resulting in a
grimy fog that the car wash creates in the middle of the panes.
Pay
close attention to all car wash doors during the selection process.
Overhead doors (which we recommend) should be solid. It is our
experience that glass or aluminum doors with windows end up
looking slimy and are an unnecessary drain on your resources.
The attendant operating these doors typically does not see them
until the end of the day when it is easy to cast that cleaning
task aside for the next day's worker, As a result,
You
would certainly like to combine an attractive site with a smoothly
run operation. Two functional design options that tie into the
building's architecture are shown in this picture. First, glass
panels on overhead doors are removable to allow for easy equipment
changes. Also, the glazed brick building requires no more maintenance
than power washing to rid buildup of grime that collects on
the building, the doors never really get cleaned and instead
of sending a message of a neat and clean site, the perception
is less than pristine.
With
a solid door, the worst thing that could happen is that the
color may change slightly. Here is yet another example of the
need to plan for the eventualities, and select a color whose
lighter shade is acceptable. At least this is better than grimy
glass doors that never appear clean.
The
"man" door, actual space installed so the other overhead
door does not have to be opened, does not need to have any opening.
Because of the extremely corrosive environment in which it is
placed, the best option is a metal door, with the realization
that this may need to be changed over time due to unavoidable
rust. This is one exception to the general rule about going
with the strongest, longest-lasting materials. We find it cheaper
and of little detriment to the owner or customer to go with
a light metal door that is easily and inexpensively replaced.
COMMON
MISTAKES
Speaking
of doors, now is a good time to mention another basic assembly
that is botched up more often than anyone in the industry would
care to admit: the header for the door opening.
Masonry
is the best product to use, although it does not span openings.
That said, you are forced to use steel. Most businesses and
general architects do not take into account the exceptionally
harsh interior environment of the car wash and select a basic
steel header. The result, over time, is rusted-out elements
that cannot be repaired but require replacement. The simple
solution is galvanized steel over doors, around windows and
anywhere else steel is used.
Another
building assembly that wreaks havoc on a car wash is flashing.
The basic mistakes made here emerge from the false premise that
you can create a waterproof building. I opt for the better-
safe -than- sorry approach where, reality says, a car wash is
essentially two exterior environments. Regardless of how well
a building is built, nature and the elements take turns on the
foundation, age settles buildings and the natural progression
of materials will most certainly create water that must be directed
in a strategic manner.
Going
on the assumption there is water to be dealt with, we create
a flashing system in both directions where water leaking in
from the outside goes back out, and water from the inside is
directed out. Business owners are vulnerable here, being led
to believe that the wall itself is a barrier to water. The fact
of the matter is that masonry walls and the salt concentrations
of the car wash water will break down the mortar over time,
virtually creating its own trough of water inside your walls.
This is especially destructive in Midwest weather where freeze/thaw
cycles wreak havoc on these foundations.
The
assumption that you can make a watertight building is simply
wrong. Be proactive and realistic and make sure your water has
a place to go. I've gone into buildings with water problems
where, when we drilled into a concrete block, the core had essentially
become a concrete jug with water spurting out. Generous "weep
holes" allow water to flow out and create a system where
water is guided to hit the floor and flow into a drain. Again,
this is yet another example of a critical building assembly
where errors can be made by simply not knowing that there is
a better way to do things. Ignorance is clearly not bliss in
the car wash building business, so protect yourself from so-called
experts who, in reality, have never dealt with these tedious
and trivial yet totally vital elements.
LESSONS
IN LONGEVITY
In
addition to construction assemblies that need careful attention,
there is a myriad of miscellaneous but potentially troublesome
items that can lend themselves to extended car wash building
longevity. These elements are prime examples of "value
engineering" practices that allow business owners, architects
and builders to get the strongest return on the smartest investments.
When
it comes to heaters, lights and plumbing, remember that these
do not deal with any hookups to the actual car wash equipment,
but are seen as stand-alone items. Nonetheless, it remains imperative
that these items are as water-resistant and as corrosion resistant
as possible. Stainless steel infrared heaters will last 10 to
15 years. The cheaper option is a metal heater that will rust
away in as few as 18 months.
CLUTTER
AT THE WASH
In
this day and age of car manufacturing that produces all shapes
and models of cars and trucks, the car wash owner can certainly
strive to make room, quite literally, for a wide range of vehicles.
The increasing popularity of trucks and minivans requires clearances
that accommodate these groups, but also tends to result in larger
spaces that are easily cluttered. Take a zerotolerance policy
on clutter early on, and do not try to do too much within the
space provided. And do not ever forget that your business is
based on the customer's desire for a clean car.
The
placement and over-packing of too many racks can seriously hamper
your car wash's ability to actually clean cars. Rinsing, presoaking,
presoaping and many of these other tasks might take away from
the system's ability to do the best cleaning job it can. A general
rule of thumb we find useful is to pay attention to the car
length and place a rack of equipment every 16 to 20 feet. Any
closer than that and you risk that your next cycle will be starting
before the last one ends. For example, if the rinse rack is
crammed in and overcrowds the site, are you really getting a
clean rinse? Is there enough separation between functions so
that one rack finishes before another starts?
The
bottom line is to avoid overkill. Your equipment manufacturing
representative (feeling he is doing you a favor by selling you
every option in his book) may feel slighted, but ultimately,
your bottom line and your customer will be better off for the
time you spent investigating placement and positioning of equipment
in a way that makes for the best end result. With all due respect
to those who do their job well and only sell what they know
will reasonably function in your given
space,
consider this caution: There is only one person who really profits
from you having more equipment than you need-and it's not you.
Just
as one must approach any equipment provider with open-minded
caution, we always encourage our clients to consider the options
available to them when constructing a new facility. We also
pride ourselves on providing top quality services that are not
"cookie-cutter" solutions. We caution against the
theory that there is a one-style-fits-all building design, that,
when tweaked this way and that, will surely answer your call.
Car washes have unique needs. Apply unique solutions.
Here's
wishing you success in your car wash efforts. Whether it be
embarking on an exciting new construction project, or paying
closer attention to your existing facility, I'm hopeful that
these words of learned wisdom will help avoid common construction
mistakes and steer you in the direction of long-term profits
with an attractive, functional and quality car wash that will
withstand the elements of corrosion and competition.
If
you have any questions or comments about this article, contact
Keith Kondrot at 630-545-0450.
