Posts Under Category: Pavement Marking
- Carefully inspect your pavement on a regular basis for cracks, fading pavement markings, and other signs of failure or liability issues
- Sealcoating a parking lot helps to slow pavement deterioration; for maximum benefit, asphalt should be sealed every 24-36 months
- Sealcoating should only be performed under the proper weather conditions (50°F during sealer application and for 8 hours afterward)
- Traffic should be kept off a newly sealed surface for 24 hours to allow for drying (curing) time
- Proper attention to cracks will prevent problems from spreading and double the life of pavement
- Singular cracks that are between ¼-inch wide and 1-inch are good candidates for cracksealing
- Crack widening or “routing” is strongly suggested in truck areas, but not in cracks that have already been sealed
- Fixing “birdbaths” as soon as they appear will lessen the chance of water seeping through to the base and becoming a pothole
- Catch basin installation can be a possible solution for improper drainage on a parking lot
- All pre-existing problems such as cracking, low spots, poor drainage, and base or sub-base damage should be resolved before resurfacing pavement
- Concrete is especially durable when it is mixed properly and caution is taken during the curing process
- Concrete needs at least 4-7 days to cure, during which time the surface should be constantly wet
- Lot marking using a “straight-in” design (at 90°) allows for the most stalls and accommodates two-way traffic flow
- According to ADA guidelines, all businesses must have the proper amount of handicapped-accessible parking stalls, and required van parking spaces
Call us at (888) 773-ROSE (7673) for any of your pavement maintenance needs.
The following is a “must-have” checklist to get your parking lot fit for summer:
- Walk your parking lot and note cracks that have either widened or formed over the harsh winter months. Cracks that measure 1/4-inch to 1-inch wide are good candidates for cracksealing.
- Consider if your parking lot or parking garage structure needs to be swept of dirt and debris.
- Take note of catch basins throughout your parking lot. Pay special attention to sinking or deterioration which may indicate a problem beneath the surface – such as broken concrete rings or inlet pipes.
- Pinpoint if sealcoat and lot marking has started to fade.
- Assess any damage from snow plows, such as broken curbs, excessive salting, and damage to catch basin lids and surrounding asphalt or concrete.
- Identify areas of standing water on your parking surface, as these are depressions and areas where asphalt and/or concrete may have heaved.
- Determine whether your lot is in need of basic preventative maintenance repairs or structural repairs.
- Basic preventative maintenance repairs include asphalt or concrete patching, catch basin adjustment, sealcoating, cracksealing, lot marking, and infrared asphalt repair.
- Structural repairs include asphalt or concrete reconstruction, resurfacing, or removal and replacement.
- Evaluate your budget for parking lot repairs. Has that figure been approved for maintenance on your property? Don’t delay parking lot repairs – you will end up spending more money on the same services in the second half of the year.
- Speak with a reputable paving contractor regarding any problem areas you’ve noticed on your parking lot. Once determined, communication is key to keeping your parking surface safe, business running smoothly, and customers and tenants happy.
For more information on any parking lot maintenance repair, please contact us or comment below today.
This winter, for much of the country, has been a record-breaker. Chicago, for example, has measured over 67 inches of snowfall (29 inches above average) and experienced more days of zero-degree or colder temperatures than any other winter season. Meanwhile, other regions continue to zig-zag between warm, spring-like temperatures one day and blizzard conditions the next. As such, it’s safe to say the weather has not only affected our moods, but it has also wreaked havoc on our pavement.
Better weather and brighter days* are coming, however, so we can’t use it as an excuse. Regardless of whether it might still be covered in snow, your pavement should not be buried on your checklist. Now is the perfect time to address asphalt and concrete repairs to prevent the spread of problem areas and to mitigate potential liabilities.
The first step is inspection. Pick a mild day and walk your pavement to assess the damage caused after a long winter of heavy snowfall, freezing temperatures, excess salting/sanding, and snowplow damage. Common problem areas include pavement cracking, heaving, or rutting; potholes; curb and bumper-block damage; oxidized pavement; and faded line striping or other markings. Solutions may include one or more of the following paving repairs:
- Removal and replacement
- Infrared asphalt repair
- Crack sealing
- Seal coating
- Lot marking
- Catch basin adjustment
Enlist the help of your Rose Paving representative. He or she can identify and prioritize paving repairs so that your budget dollars are spent at the right time and in the most effective manner. A great first impression this spring is certain to help drive business to your door!
*Don’t forget to “spring ahead” this Sunday, March 9; say good-bye to dreary days and hello to some much-needed sunshine!
Jobsite Location: Bottling facility in Edmonton, Alberta, for a worldwide beverage corporation
Project Scope: Approximately 25,000 square feet of full-depth asphalt removal and replacement, sweeping, two catch basin re-builds, three riser-ring adjustments, lot marking, curb/concrete removal and replacement, and electronic gate-control reconstruction.
S.C.A.L.E. Guide Score: The parking lot was classified as a “C-” according to our S.C.A.L.E. Guide. This is a tremendously busy site with operations 24/7. Parking lot maintenance is a challenge due to the lack of down-time and steady semi-trailer truck traffic. To make matters worse, exterior maintenance had been pushed off for quite some time. Certain areas of the lot were severely damaged which had started to impact regular pick-ups and deliveries. Rose Paving worked with the bottling facility to offer an improved traffic flow enabling the facility to be more efficient and limit future wear and tear on the parking lot.
Jobsite Location: Religious institution in Conyers, GA
S.C.A.L.E. Guide Score: The parking lot was classified as a “C-” according to our S.C.A.L.E. Guide, due to general wear and tear, oxidation, and asphalt deterioration.
Duration of Project: The work was completed in three nonconsecutive days. Because the sealcoating product Polymer Modified MasterSeal™ (PMM) by SealMaster was used on this job, the sealcoat application was performed over a two-day period to provide ample cure time, per the application requirements.
Procedure: The project kicked off with asphalt removal and replacement of one deteriorated area. Our night team then cracksealed when the church parking lot was vacant. PMM sealcoat product was applied over a two-day period. Finally, lot marking was completed following day 2 of sealcoat application.
Project Scope: Elevation adjustment of 305 linear feet of curb and gutter, over 20,000 square feet of asphalt removal and replacement at varying depths, catch basin adjustment, concrete drain pan installation, 51,685 square feet asphalt mill and overlay with underlayment fabric, and lot marking.
S.C.A.L.E. Guide Score: The parking lot was classified as a “C-” according to our S.C.A.L.E. Guide, due to significant drainage issues on the parking lot and concrete curb failure.
Duration of Project: The work was completed in 4 days.
Procedure: This parking lot drainage reconstruction and overlay project kicked off with curb and gutter removal and replacement. Specific areas of curb and gutter were removed and replaced at the proper elevation to achieve positive drainage. Next, our team performed asphalt removal and replacement of two main areas of failed asphalt. On day 2, our team began work at the location of the proposed new concrete drain pan. Two existing inlets were lowered to facilitate positive drainage on the parking lot. Old asphalt pavement was removed and hauled away and the pre-cast concrete catch basins were adjusted to the appropriate height. A new concrete valley pan was then formed and placed between the two catch basins. On day 3, our team completed a full 2 inch mill of the existing asphalt to provide a smooth surface; the surface was cleaned, a tack coat primer applied, and the underlayment fabric installed. Finally, on day 4, 2 inches of hot mix bituminous asphalt were installed and compacted with a multi-ton vibratory roller. Fresh lot marking finished off the project.
Project Scope: Eco-Friendly Sealcoating and Lot Marking of upper and lower parking areas of retail plaza, for a total of over 546,000 square feet.
Procedure: This parking lot rehabilitation kicked off with a power clean of the existing asphalt for both parking areas followed by a two-coat application of eco-friendly sealant. After the spray-applied sealant cured, the first parking area was restriped using California state- approved traffic paint. This area consisted of 20 ADA stalls, 340 single stalls, 7 stop bars, 727 linear feet of red curb, and 3,222 linear feet of 4” road line. For the second parking area, new lot marking consisted of 12 ADA stalls, 650 single stalls, 733 linear feet of red curb, and 397 linear feet of 4” road line.
During temperature fluctuations, common in winter and spring, water that is trapped beneath the surface can widen cracks and even cause pavement heaving. If left untreated, cracks can quickly spread to adjacent areas and worsen with heavy traffic loads. Not only is this unsightly in terms of curb appeal, it is also dangerous. Crack sealing your lot is the solution and it is four times more cost effective than patching. But, the key is timing and regularity of the procedure.
Striping is important for two main reasons – aesthetics and safety.
- Striping over fresh asphalt or sealer requires a water-borne coating, while striping over concrete substrates requires chlorinated rubber paint for optimal adherence. Oftentimes, set-fast acrylic waterborne is the best paint to use for re-striping; however, it must be applied at temperatures above 45 degrees Fahrenheit.
- Paint should be applied using an airless striping machine at a minimum of 13 mil wet film thickness to ensure high-quality lot marking.
- Although some of the paint will soak into new pavement causing a thinner look, it is best to apply two thin coats rather than one thick one – too much acrylic latex paint can damage the pavement when the paint film shrinks.
- Typical drying time is 30 minutes; however, traffic should remain off the lot for at least one full hour.
- Re-striping should occur on your parking lot every two years, or when the remaining coating has been visibly reduced to 75% of its original appearance.
If you are like most property and facility managers, you are in the thick of budget planning. But, don’t fret; the seasoned professionals at Rose Paving are here to help you transition between seasons.
With a tight budget, it can be difficult to allocate funds to parking lot maintenance. However, every dollar budgeted now for timely pavement maintenance will save four to five dollars in future rehabilitation costs.
Budgeting Tips for Property Managers:
- Establishing the need for planning ahead is only the first step. Next it is important to determine exactly what should be included in a parking lot maintenance budget. The life expectancy of a well designed, well built, and well maintained asphalt parking lot ranges between 15-20 years.
- If pavement is new, a budget should reflect the cost for striping on an annual basis for aesthetics, followed by cracksealing and sealcoating every 2 years.
- About every 8-10 years, funds should be budgeted for major restoration: either resurfacing (overlay) or full removal and replacement.
- If your parking lot is large, consider phasing repairs over a 2-3 year window. Address defects in well-traveled areas such as drive lanes and walkways first, while alleviating any liabilities that may be present.
- Above all, plan ahead for preventative maintenance. This will help keep costs down over the long-term.