Thinking of opening an independent truck stop

Interested in how the "protected" parking would work. is this an enclosed area, like a drive-thru garage with roll-down doors on front/back? Make sure there's no roof... exhaust from the APU is there even if truck's not idling. That could kill drivers if it's enclosed and they try to sleep in there as there's always a time of year wehre even if away from wind it's too cold or too hot not to idle or run climate control.

healthy food options would be nice, as the physicals process is more stringent now, lot of drivers trying to make changes to diet and frustrated with offerings. Low sodium, low carb, fresh produce, salads, and esp. healthy hot meals high on veggies. Heart healthy fresh food. Omg, I would die if I could get a jamba juice and a cobb salad! it's hard to eat healthy on the road.

how would you deal with the influx of "lot visitors" expecially when offering rooms with a queen bed...

 

You've got some very big ideas that unfortunately would probably seive money I'm afraid. I'm not trying to dissuade or wish ill on your endeavor but if what I see in the truck stops every day is any indication, you're in for a long uphill climb. Those bunk rooms would probably be trashed in just a few months.

Since you asked, here are the things I like in a truck stop. Large, well lit, paved parking.Trash cans that aren't overflowing or a dumpster. The store needs to be clean firstly but a nice open layout is important too. I hate walking thru stops where I feel like I'm going to take out every knick knack with my shower bag. And last, good food options. Healthy options, as well as fast.

Those three things are most important to me.

Wait, I lied. One last thing.Well layed out bathrooms. I really hate washing my hands and having to listen(and smell) some dude a few feet behind me. Urinals toward the door. Stalls at the end. Full length doors on the stalls are awesome ala Flying J.

 

In some places in Europe, they do have the rooms in travel stops, I recall seeing something on Travel channel about those truck stops. I would think they would have to be accessible via a touchpad access.

As far as the covered parking idea, that would be an immediate loser, seriously doubt you would get any takers. You would be far better off to have paid security patrolling the lot, this would also keep down on the "lot visitors". The Pilot in Denver used to have a severe problem with this, they hired Security (which I don't think their guns are loaded, and I think the week before they were homeless) to patrol the lot, as well as working with local police has really kept it down.

AS far as your overall idea. Few years back I talked to someone who was looking at oddball investment ideas, gentleman with a 6 figure income and 8 figures to invest. We discussed the idea of buying up an existing facility (I had one in mind) and redoing it, enlarging it, basically what you are talking about, in fact the place we talked about had a 16 room motel next door that could easily have been bought up and the two buildings combined, or at least under one umbrella. In the end, we decided against it. Couple of the issues we ran into, the permitting, the town itself was not overly happy with the existing facility, and since that is where your employee base is going to come from, you have to keep that in mind. What about the access points? What will be involved in making them work for truck traffic? The facility we looked at, about $400K of the investment was going to have to be for road improvements, widening and adding a turn lane, as well as a the highway dept. already wanted to install a couple of traffic signals at the interstate ramps.

While I'm not a full time OTR driver, I actually spend very little time in truck stops, maybe a restroom break. From my perspective, and what I read on here.
A minimum of 5 fuel lanes, with space for one truck to be parked ahead while paying, one fueling, room for one to queue behind.
Restrooms need to be clean, 5 urinals at the minimum in the men's room, at least 6 stalls (full length door and walls, or least 7' with room to air above), 5 to 6 sinks, agree with others, very well ventilated, recently the odor emanating from one stall while I was washing my hands almost caused me to vomit.
Bobtail parking separate from full length parking, at least 15 spaces for bobtails in addition to your proposed 300+ spaces.
Separate entrance/exit for passenger vehicles and RV's, as well as a separate parking and fueling area for passenger vehicles and RV's (some flying J's and T/A's) with no ability for them to access the truck areas.
If you are going to have a drivers lounge/game room, these need to be off-limits to the general public, I recently sat for 3 hrs in a drivers lounge(tire repair), while ma and pa kettles kids were running round, while ma and pa were having lunch in the RV outside, after a couple of drivers complained, management had to drag them out.
Well lit, and protected poles, parking, perhaps where the poles are, put a couple of trashcans (metal, not plastic, secured to the ground). Also parking areas that can easily be accessed by OS/OD loads if needed.
10 showers at the minimum, and agree, layed out in a manner that makes them more than a tiled closet, don't really need a shower door, but I also don't want my stuff getting soaked while I shower.
Healthy food option in the store area, not just junk food that's quick to cook
If you have a full-serve restaurant, I realize 24 hrs is not practical, but:
1. How about reasonable hours drivers work like open from 4am to Midnight, with sections that can be closed off if needed.,
2. healthy food options (and I don't just mean a salad bar)

 

No matter how nice the new truckstop is, "The Company" tells me where to fuel and that is non negotiable.

 

I read about some areas do not want more than a certain capcity (parking spots) due to environmental bs. This is why a lot of truckstops are not very big

 

Don't worry about fuel, like above poster said companies say where to fuel. You could provide emergency fuel and don't have to worry about competing with the megas.

Clean ventilated bathrooms. Clean showers. Empty trashcans. Have staff on duty. Leveled parking spaces. Angled parking spaces. Good night time lighting.

A good restaurant

 

too many words for me to read, other then the title hahahahaha
all this reading makes my brain hurt and me pick my nose. and dig in my belly button....I just truck. Me no read....hahaha

I will say this, the owner of the wild buffalo in axelander ND started a truck stop, one of the most expensive ones in the oil field of the bakken, then sold it to the p lot experts. and made a killing!

 

There's just one question I can't figure out the answer to. How are you going to make your money? Restaurants seem to be closing in every truck stop, just don't seem to create margin. Mega's have fueling contracts that cut margin to the bone. Parking is free, but costs money in labor and space. Selling snicker's bars and coffee? I suppose quite a few independents still pay retail for fuel, but what's that percentage?

Someone tell me what I am missing, please.

 

toilet seat covers