Winter can be very harsh to your asphalt. Water seeps into the small cracks in your parking lot and roadways and the freezing and thawing of that water can cause those small cracks to expand and widen into big dangerous holes. The constant freeze-thaw cycle can also degrade your asphalt from the inside out and result in premature pavement failure. To prevent this from happening, we have compiled a list asphalt damage to look for and signs it’s time to SPRING into repair action.
Tell-tale Signs For Repair
Cracks more than 1/8” in width
Rutted or broken areas in pavement
Faded color or stains
Ride Quality id deteriorating
Potholes deeper than 1”
Faded striping
Standing Water
Alligatoring asphalt
Maintenance Benefits
Enhances brand image and curb appeal
Reduces liability by reducing the risk of injury to pedestrians
Extends asphalt life to up to 300%
Reduces long term repair costs
Protects pavement from oil and chemical spills
Protects against water penetration, rain, frost and snow damage
Preventing Damage
Fill potholes every year as needed
Restripe every 1-2 years
Crack fill and reseal every 2-4 years
Patch asphalt every 2-3 years
If you need asphalt repair or maintenance services, contact us today. We would be happy to help!
Is Your Parking Lot Legal? 7 ADA Compliance Things You May Have Missed
Are your existing parking lots compliant with ADA Title III? What about your new facilities under construction? Compliance is a federal requirement as of March 2012 and violations can be extremely costly not only in fines, but also in potential lawsuits or facility downtime.
This blog will help you understand the requirements of the law as it pertains specifically to parking lots and it will guide you in assessing your parking structures to ensure proper compliance.
BACKGROUND:
The Americans with Disabilities Act (ADA) of 1990 was implemented to protect people with disabilities from discrimination as well as provide them with equal opportunities, access, and enjoyment of public accommodations. Title III specifically addresses public access and requires a variety of different regulations to be met by commercial and public facilities (found in the table below). These regulations include parking lots, ramps, and the removal of barriers that may impede the access of people with disabilities.
Compliance with the ADA and, in particular, Title III is a federal requirement and access violations may result in steep fines, which vary by state and local municipality codes. In California, for example, ADA lawsuits may involve not only access violations, but also damages pertaining to the state’s Unruh Civil Rights Act (Cal. Civ. Code § 51(f)) and the California
Disabled Persons Act (Cal. Civ. Code §§ 52(a), 54(a)). California law also provides for treble damages, with a minimum of $4,000 per occurrence, plus attorney’s fees.
Title III details the removal of barriers and the construction of areas without barriers as it concerns all public and commercial facilities outlined below.
The ADA has regulations that apply directly to parking lots. These regulations govern all parking facilities including lots and ramps and require all public and commercial facilities to be compliant by March of 2012. If your parking facility is not already compliant it is not too late. We’ve broken down the laws so that you can easily understand what steps you can take to become compliant.
Below are ADA regulations that should be noted as you assess your parking lot(s).
1. Section 36.304 Removal of barriers: This section of the ADA stipulates that barriers need to be removed from public buildings and areas. This includes creating designated accessible parking spaces, installing an entrance ramp, and other architectural changes to enhance accessibility.
2. Section 4.1.2 of the ADA requires that one of every eight parking spaces in a given parking lot be “designed with adequate adjacent space to deploy a lift used with a van.” This means the spot must have extra space on the left and right side, as well as a sign indicating the space is van accessible.
The United States Access Board (USAB) has also created a set of requirements pertaining to parking lots.These include:
1. 206.2.1 Accessible Routes: This requires at least one accessible route from designated parking or unloading zones to the entrance of the accessible building which the parking lot serves. This route should be the most direct possible.
2. Generally speaking, fifty percent of your public entrances must be accessible. This may require the installment of a ramp from the parking lot in some instances.
3. A minimum number of accessible parking spots are required under these regulations as well. The table below outlines the minimum requirement.
Becoming compliant may seem a bit overwhelming; however, these regulations are not meant to be implemented overnight. The term “readily achievable” is included in Title III to allow for organizations to plan and finance the removal of barriers in a timely but reasonable period. Should your company run into a financial or other hurdle while attempting to become compliant, this provision can be helpful. Additionally, the IRS does provide a tax credit for those businesses that move forward with barrier removal. More details on this credit can be found on the ADA website and the IRS Code section 44.
Keep in mind, this list is not exhaustive. For a full list of priorities, exemptions, and other site-specific regulations about parking facility requirements visit the ADA and United States
Access Board websites (links on final page). There you will find more detailed information about facility and property regulations that may apply to you. Should you determine you need assistance in becoming compliant, Pavement Corporation has the knowledge and experience to guide you in the process.
Awareness and understanding of the ADA and USAB regulations are the first steps toward compliance. Next, obtain copies of your town, village, city and/or county, and state ADA requirements. By educating yourself, you can ensure your facilities and properties meet or exceed expectations and provide an enjoyable and accessible experience to all who visit.
AS YOU BEGIN TO ASSESS YOUR PARKING LOTS AND DETERMINE WHAT NEEDS TO BE ADDRESSED, USE THIS CHECKLIST AS A GUIDE:
1. Confirm proper ratio of accessible stalls to the number of total parking spaces
2. Ensure proper size of accessible stalls
3. Locate an adequate number of accessible spaces closest to accessible entrances
4. Erect signs and paint accessory markings in the appropriate color to identify and reserve all ADA parking
5. Verify access aisles are part of accessible route to accessible entrance
6. Construct properly designed ramps and sloped areas at accessible entrance
7. Install truncated domes on surfaces to warn of pathway hazards or grade changes
Whether you evaluate your parking lots on your own or with a certified inspector, it is critical to also meet with a reputable parking lot maintenance contractor before proceeding with any construction or maintenance procedures. Working with a knowledgeable pavement professional can mean the difference between compliance and non-compliance. Violations can be extremely costly, not only in repairs, but also in facility downtime and even potential lawsuits.
The contractor you select should review the ADA areas in need of improvement as well as consult available blueprints to identify the locations of permanent fixtures, islands, and other structures. Parking lot design and layout should be discussed including straight-in or angled parking stalls as well as traffic flow. As work begins, be sure to monitor the progress of your facility as it is ultimately your responsibility to ensure it is compliant.
If you would like Pavement Corporation to come out to assess your lot for ADA compliance, please contact us at info@pavementcorp.com or 855.976.8465 x1008.
5 Tips to Protect your Parking Lot against Snow Damage
Even though Jonas, aka the Blizzard of 2016, made its way through the Mid-Atlantic last weekend, the Winter of 2016 is far from over. More snow and freezing conditions in the area is likely and, therefore, additional damage to your parking lot is also likely. Leaving your parking lot unprotected can turn small cracks and holes into major repairs, resulting in major damage to your pocketbook. If you weren’t prepared this time around, here are a few tips to help prepare your lot for the next major snowstorm:
Protect from Snow Plows – Even though the intention of snow plows is to help parking lots and roadways by clearing them of snow, they can also cause damage, especially if there is an inexperienced driver behind the wheel. To protect your lot against snow plows, make sure your parking lot is cleaned and rid of any loose objects (i.e. rocks, litter, dirt, etc.) that the snow plows could run over and ultimately crack your asphalt with. Also make sure you put visible markers along the curbs to protect driveways and pathways.
Shovel Often and Correctly – As you may know, the freezing, thawing and refreezing of water can cause extensive damage to your parking lot. That is why it is important to develop a habit of shoveling as often as it snows to decrease the amount of time this cycle occurs on your pavement. Also make sure to get expert advice on choosing a shovel so that you are not using one that is too sharp and damaging to your lot.
Check Your De-Icer – De-icing agents can be rough on your pavement. For example, rock salt is damaging to porous asphalt and cement. It may be best to use a milder product such as potassium chloride instead.
Fill Cracks and Repair Puddles – Be sure to fill any cracks and repair any water puddles you see on your parking lot surface. You may want to get professional help for this. Professionals can find smaller cracks, and even the preliminary signs of cracking, and fix them before they become much larger problem areas. When water gets inside cracks, it freezes and then expands. The surrounding asphalt relaxes when the ice melts. The constant freezing and thawing can cause those cracks to become longer and wider and eventually result in potholes. Repairing puddles before this process can help to reduce the threat of potholes, which will protect the longevity of your asphalt parking lot.
Repair Potholes – Repairing potholes immediately can help prevent more extensive damage to your lot. If potholes appear in your parking lot this winter, fix them as soon as possible. One option may be infrared repairs, which is the technology we use year-round at Pavement Corporation to repair potholes quickly and seamlessly. Infrared asphalt repairs are actually 1/3 less of the cost of traditional repairs and 80% more environmentally friendly.
To have one our Project Managers come out to assess your property for cracks and potholes and provide recommendations to protect your lot from the winter weather, please click here or contact us at 855.976.8465 x1008 or info@pavementcorp.com.
Parking Lot Maintenance 101
It’s back to school time, so in keeping with the theme, welcome to Parking Lot Maintenance 101. Here you will learn few basic tips to not only keep your parking lot looking its best, but to also protect your investment and extend your asset life.
Go for the clean sweep. Take the time to regularly sweep and/or blow your parking lot to keep it clear of debris like leaves, rocks, and dirt. This not only gives a better first impression to your customers, but it is also safer and can even extend the life of your pavement. Dirt and debris can cause drainage problems and lead to ponding and standing water on the surface which can cause it to break down over time and result in cracks and potholes.
Check up on it. Preventative maintenance is key to extending your pavement life and not to mention saving you a lot of money. As with anything, it’s better to catch the small issues early before they become big and costly problems. That is why it is important do routine checks of your parking lot. Look for cracks, holes, standing water or anything else that you think can be harmful to your pavement. Repairing these issues when they first appear can save you a lot of money in the long run.
Clear the way. It’s important to clear basins and maintain proper drainage for your parking lot. Water is the main reason pavements fail. When water seeps through the pavement, it can cause the base course to break down which can eventually lead to cracks, potholes, and other surface issues.
Seek the Leaks. Look out for oil or any other car solvents/fluids that may have leaked onto your parking lot. Do your best to remove the stains as soon as possible. Not only are the stains unattractive but like water, they can also break down your pavement and weaken the surface.
Weed it out. Weeds can sometimes grow through cracks in pavements, and even though they may seem harmless, they can also cause a lot of damage to your surface. Their roots can push through the pavement, break down its surface, can create trip hazards.
Fill in the blanks. Make sure to get any cracks or potholes filled as soon as possible. This will help to keep out water and vegetation, which can cause long-term and irreparable damage to your pavement.
Take a load off. Heavy vehicles that carry a lot of weight like garbage and delivery tucks can wear on your parking lot and cause dips and sink holes to the surface. To prevent this from happening, limit the number of heavy vehicles that drive on your lot or rotate parking areas if possible.
Keep it SEALED. Be sure to sealcoat your parking lot every 2-4 years. Sealcoating slows down the natural breakdown of your pavement by preventing water, debris, sunlight, oxygen, and other elements from seeping through and penetrating the surface.
Freshen-up. Keep your parking lot looking fresh and new by restriping/repainting any faded pavement markings. This not only increases curb appeal, but also helps with the traffic flow and safety of your parking lot.
Go Pro. Don’t know where to start or what do? Ask for professional help. Pavement Corporation offers free pavement assessments and will provide you with a customized maintenance plan to address short and long term issues that will help protect your investment and extend your asset life. Contact us today.
3 PARKING LOT BUDGETING TIPS TO CONSIDER
Budgeting for parking lot maintenance and repairs can be stressful and overwhelming for property owners and managers, but allocating for regular asphalt maintenance repairs is not only important for extending pavement life, it can also save property owners/managers a considerable amount of money. The key to effective asphalt maintenance is to plan and solve problems before they start or at least fix the small damages before they become big and costly repair projects. To help simplify the process, here are a few things to consider during budget time:
Consider your pavement life. How old is your pavement? A properly installed and maintained asphalt parking lot can be expected to last up to 20 years. Every 8-10 years you should budget for a major restoration of well-traveled areas. If your asphalt parking lot is large, you might consider phasing repairs over a 1-2 year window. Preventative maintenance will extend your pavement life and keep your asphalt looking its best.
Consider the current state of your parking lot. Is there visible damage? In what condition is this damage? How urgent are repairs? Here are some common damages to for and possible repairs:
Damage
Possible Services Needed
Cracks, larger than 1/4 inch
Crack Filling
Faded asphalt
Sealcoating/Re-striping
Alligatoring
Resurfacing
Potholes/Surface Damage
Infrared Asphalt Repairs
Consider getting professional advice. We at Pavement Corporation are experts at pavement maintenance and repairs. We provide free assessments and can create a customized and detailed pavement maintenance plan that fits your budget and addresses both your immediate and long term pavement needs.
To schedule a free assessment or to get more information, please contact us at 855.976.8465 or info@pavement.com. We are here to help.
THERMOPLASTIC: Making Its Mark on Pavement
If you are looking for a way to improve traffic flow and safety of your parking lot while boosting curb appeal at the same time, consider thermoplastic pavement marking. What is thermoplastic pavement marking? Thermoplastic pavement marking is a method used instead of traditional striping, set-fast traffic paint or asphalt paint to improve efficiency, traffic flow and pedestrian safety of a parking lot or roadway. Thermoplastic is an environmentally safe compound containing binder, pigments, filler and glass beads. They generally come in solid, pre-formed, plastic sheets and positioned on an asphalt surface. Thermoplastic pavement marking is a process that involves applying thermoplastic to an asphalt or concrete surface. After they are positioned, an infrared heater is used to heat the thermoplastic so that it turns into a liquid. Once it is heated to the correct temperature, the liquid material cools as it is being applied and ultimately, it chemically bonds to the concrete or asphalt surface.
Thermoplastic has many capabilities. These are just to name a few:
Handicap (ADA) Symbols
Crosswalks
Bike lanes
School zones
Directional arrows
Individual line striping
Loading zones
Stop bars
No Parking
Fire lanes
Visitor stalls
Do Not Block areas
Reserved spaces
Valet area
Custom logos and lettering
There are many benefits to thermoplastic pavement markings, including:
Superior performance
Lasts 4 to 6 times longer than paint
Contains retroreflective glass beads throughout material
Abrasion resistant for durability
Mechanically adheres to all asphalt pavements
No minimum ambient or road surface temperature requirements
Non-Toxic and completely safe for the environment
Excellent choice for high traffic parking lots or roadways
Engineered to minimize lane interruptions and closures
Allows jobs to be striped quicker
Does not crack, chip, or impact shatter
Impervious to the effects of oil and grease
If you are interested in thermoplastic paint markings for your parking lot or roadway, please contact us at info@pavementcorp.com or 855.976.8465.
