What would you do with 1600 square feet?

[Madison]

We have a unique opportunity available to us right now. 1600 sf of space, for very little more than we're paying for the 120 sf room dh is working in now, and it is literally right in our backyard (on the other side of the fence, but still). This space is in a small retail/commercial strip, containing just three business currently: a hair salon, a Curves, and a candle/gift store. The candle/gift shop is what is leaving, and the space will be available soon. As in, later this month/early January. The location is excellent for visibility. Our little town and its "sisters" are working on growing the commercial aspects of the area, and this could be a fantastic opportunity to "get in on the ground floor".

Even if our son does end up working with us (which he has recently said he will consider again), we three surely don't *need* that much space.

So, what would you do with 1600 square feet of space?

 

[robertsechenfen]

1600 square feet would make a decent spa/retail operation.

I think the bigger problem is going to be $$. Getting a commercial loan in this environment is next to impossible.

 

[Hannahtater]

I didn't say I was going to take out a loan.

I'm trying hard to imagine how we could set up the space. Unfortunately, my brain is not good at that sort of thing. I want to get our contractor and a couple of friends in there to help kick-start some basic ideas. Maybe then I'll be able to "think it through" better on paper.

Some ideas I've had are:

Need a laundry room
Office area for us to lock stuff up
how many treatment rooms?
I'd LOVE a wet treatment room with shower!
Need a decent-sized reception area.

It already has a bathroom (maybe two); I can't move that. It's also right by the back door (which we have to have per state regs), so at least that is more convenient to have two "irremovable" things next to each other.

I'm going to have to go back to my Business class projects and take a look at how I did some "dreaming on paper" back almost a year ago.

 

[SnowWebster2]

2-treatment rooms.

Small office/front desk area

600sq feet of turf for mobility and agility drills.

500sq foot rubber floor with a squat rack, a lifting platform and free weights.


nuff said.

patrick

 

[Moonie]

What I would do with 1600 sq feet:

showers, saunas, and small locker rooms for both sexes (with the bathrooms)
2-3 treatment rooms
small reception area/waiting area, with retail space
Make one of the treatment rooms larger so you can use it for what patrick is talking about -- movement exercises

No need for wet room because you can do all wet treatments in a dry room.

In my opinion, you only want a wet room if you are going to have a super fancy spa. Vichy shower is fancy, but not totally necessary. Other things are more appreciated by clients first (sauna, change rooms, comfortable waiting area with couch)

I may even be exceeding 1600ft there. I would cut down on the locker room changing area, and on the retail space if I was pressed. This would all cost a lot in terms of building it out, and I think that's what R&R was talking about. If you don't want to take out a loan, you can only do what you can do with your space and what you have currently, which may not even include sectioning the space out as you want it. Unless your landlord is willing to front the cash.

ETA: of course you also need a laundry room/break area/office. That should all be the same space.

 

[Ichigo3343]

2-treatment rooms.

Small office/front desk area

600sq feet of turf for mobility and agility drills.

500sq foot rubber floor with a squat rack, a lifting platform and free weights.


nuff said.

patrick

:grin: :grin: :grin: :grin: :grin: :grin:

I like it!!

 

[??????]

I didn't say I was going to take out a loan. .

Perhaps you should reframe the question as "What can I do with 1,600 sf and $X budget to create a Y-star massage/spa/fitness/wellness concept"

Need a laundry room.

- Plumbing jobs are pricey, plus you need to consider location/insulation due to the noise created.

Office area for us to lock stuff up.

The smaller the better -- non-revenue space.

how many treatment rooms?.

Again, depends on your budget and aspriations. Do you want a couples room? What kind of tables will put in ?(top of the line elec. lift with heating, etc. run $2500 easy.)

I'd LOVE a wet treatment room with shower!.

$$$$. Plumbing with a floor drain can bust a budget if there is not an existing drane. Floor needs to be jackhammered, tile work runs up the tab. Probably $250 - 300/sq ft to create such a room, which means $30 - $40K to do it right.

Need a decent-sized reception area.

Reception or Relaxation area? What about a changing room?

It already has a bathroom (maybe two); I can't move that. It's also right by the back door (which we have to have per state regs), so at least that is more convenient to have two "irremovable" things next to each other.

Is it ADA compliant? If not, might have to be upgraded in order to receive the building permit.

You should thoroughly document and cost out your options. Going over-budget is easier than you think. The good news -- contractors are hungry these days and are competing on price to stay busy.

 

[goldenthread]

I'll know more about the exact setup of the place next week (the owner is out of the country now). I have a friend who is a builder, so he can help us figure out build-out scenarios that are reasonable for what the place already has vs. what we would want.

Now, we're not wanting to go "fancy". We're not "fancy" folks and our business isn't/shouldn't be either. We do want a small (very small) "retail space", for there are products that clients have asked us to carry. Since we're only interested in carrying "pain management" products at the moment, we won't even have to have a sales tax permit (I know- I checked a few weeks ago). Many of the "ideas" I listed, we know we can't do right now.

I know a commercial Realtor whom I'm going to ask to help me figure out permits, etc.

R&R, thanks for reminding me to check that bathroom for ADA compliance. It's not something we've ever had to worry about before. There IS a ramp from the parking lot to the front porch, so that is "hopeful". Since ANY business would have to have an ADA bathroom these days (wouldn't they?), maybe we could ask the owner to spring for that.

I just really wanted to throw out the question to see what OTHERS would do with that much space. Get the ideas-ball rolling, so to speak. It's fun to think about (and yes, this is a real opportunity for us, not hypothetical). Keep dreaming!

 

[Guido McInsideYou]

What would you do with 1600 square feet?

We have a unique opportunity available to us right now. 1600 sf of space, for very little more than we're paying for the 120 sf room dh is working in now, and it is literally right in our backyard (on the other side of the fence, but still). This space is in a small retail/commercial strip, containing just three business currently: a hair salon, a Curves, and a candle/gift store. The candle/gift shop is what is leaving, and the space will be available soon. As in, later this month/early January. The location is excellent for visibility. Our little town and its "sisters" are working on growing the commercial aspects of the area, and this could be a fantastic opportunity to "get in on the ground floor".

Even if our son does end up working with us (which he has recently said he will consider again), we three surely don't *need* that much space.

So, what would you do with 1600 square feet of space?

I rented 2100 s.f. for a few years... right place/right price... and it was already built out, so I just moved in. I rented it the extra space to two other professionals at a flate rate per month. It worked out very well. (only left because of a torrential tropical storm that tore off part of the roof and the building flooded --- that, and the landlord was a real problem).

Currently I have about 900sf and would sure be happier with about 200 sf more.

A few lay out ideas: spa is a good way to go. Or, if you just want you, hubby and one other therapist, I'd suggest setting up 4 rooms. This gives you the opportunity to always have a "fresh room when needed in a crunch" and sometimes for when the energy a client just "emitted" is a bit on the funky side. Add to that a waiting area, a front desk/reception area with a cutout window and a door sepereating the waiting area from the front desk and rest of office. You would be happy to have your own "office" too, I'd think, for paying the bills and any business consultations you'd like to do in there. Have a small kitchen with fridge so you can hand out water as you please and clients can drop their salad or whatever in the fridge until they get ready to leave (if they are taking something back to work or home --- note: I have a few clients who are really appreciative that I let them keep their items in there so it doesn't get hot while being treated). And, above all, it would give you pleanty of space for a nice storage area. Here you can store file folders (of previous clients) over the years (instead of taking them home, like I currently do while they are waiting to be purged at the 7 year time limit); you can also store water, paper towels, extra tables, extra equipment, any Christmas/holiday decorations (if you are into that), massage chair/s (if your business takes you in that direction, etc.

You could also do a buildout that included a large space for someone to rent for speaking engagements/seminars, but I am not sure that the 1600 would give you quite enough to allow for plenty of space for your area plus that. You'd have to see what you were comfortable with.

And, don't forget, you could add a lavatory/bathroom with shower if you wanted. (That can be a bit pricy if they have to drill up concrete in an existing strip center, but may be worth a shot.

OK, that's a lot you can do with the space...

I'll go back now and read the others ideas too!

=====

Just saw that you have bathrooms. You may be able to get the contractore to set up laundry off of one of those.... I forgot about washer/dryer... surely a must if you can swing it!!!!


Also, here is a site of software for making pictures of buildout ideas.... http://www.smartdraw.com/specials/building-plan-software.htm (which BTW, if you have those Sims2 games, you could probably do the same general thing on those to make an office layout). I have a friend who did that. *haha*

Oh, and here is an old thread with nybor7's plans for her new space in picture form - from our forums.

PS: Here's my office layout (no longer have the fish tank) and a friends office layout (she works with a few other practitioners) for a few examples.

 

[Cissy]

What would you do with 1600 square feet?

Ok, I got pictures up in the "members work spaces thread, if anyone wants to go see!