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Property Owners/Managers Beware! 4 Things to Keep Away from Your Parking Lot.

Parking lots are not a small investment, so the tiniest crack to the asphalt can cause quite the scare to any property owner/manager. Minor cracks can lead to major surface problems, which can also lead to unsafe trip hazards and eventually potential lawsuits. Because most parking lots are exposed to Mother Nature and of course, heavy traffic, damages are unavoidable. However, it is helpful to know possible causes for asphalt damage and tips to avoid them so you can take the necessary steps for preventative maintenance. Not only will it help you extend the life of your investment, but will save you a lot of money in repairs.

There are various reasons for failing asphalt, but below are four common and harmful causes to be cautious of when maintaining your parking lot:

Now that you know some of the main causes of asphalt damage, you can better prepare and properly maintain your parking lot. If you have any questions or are in need pavement repairs and/or services, please feel free to contact us at 855.976.8465 x1008 or info@pavementcorp.com.

Winter is Coming! Is Your Parking Lot Ready?

Winter is right around the corner and the frigid conditions can definitely take its toll on your parking lot. Freezing precipitation can put a lot of pressure on your asphalt and create deep cracks along the surface which can ultimately create foundation problems. The next thing you know, those minor problems have become MAJOR ones, and those inexpensive fixes are now EXPENSIVE repair projects. To prevent this from happening it is important to inspect your parking lot now and take the necessary preventative steps to prepare for the cold months ahead.

Three important preventative maintenance steps you can take to make sure your parking lot is winter-ready are asphalt patching, crack sealing and sealcoating. Below is a little more information about each of these procedures:

 

Asphalt Patching

Asphalt patching consists of removing the failed asphalt material to a specified depth and replacing it with new hot-mix asphalt. The depth of the repair is determined by the extent of damage to the existing pavement. Asphalt patching strengthens the weak areas and extends the overall life of your asphalt investment. After the asphalt patching has been completed, crack sealer and asphalt sealcoat are often applied to protect the pavement from further damage.

 

Crack Sealing

Sealing cracks is the most economical way to prevent future asphalt deterioration. Large cracks have much more movement with changing temperature conditions and need to be filled with a material that also has a high elasticity. Cracks more than a few tenths of an inch should be sealed with rubberized hot pour filler that seeps throughout cracks and hardens to prevent water from penetrating. Crack sealing is an important step for proper maintenance of your asphalt pavement and offers dramatic savings to your long-term pavement maintenance budget.

 

Sealcoating

Sealcoating protects and maintains the life of your asphalt by keeping water from seeping into the asphalt, causing it to break down more quickly. It should generally be done every 2-4 years depending on traffic conditions and weather. The ideal time to seal a road is when deterioration is first discovered; thus saving expensive patching or repaving.

 

Don’t take the chance of costly winter damages when you can prevent them now. For more information about asphalt patching, crack sealing and/or sealcoating or to schedule an appointment, please contact us today at info@pavementcorp.com or 855.976.8465 x1008.

 

Parking Lot Restriping for ADA Compliance

Making sure your parking lot is ADA compliant is a project that many property owners/managers seem to put off until absolutely necessary. The task may seem challenging at first, but it is something that eventually will have to be done and done correctly. Restriping parking lots to meet ADA Standards for Accessible Design requirements is the responsibility of all businesses, State or local government agencies, or other covered entities. Failure to do so would violate the ADA, and that is definitely not worth the risk, especially since restriping is relatively inexpensive.

So how do you restripe your parking lot need so that it is ADA compliant? The ADA Business Brief is a helpful guide and provides key information about how to create accessible car and van spaces, as well as how many spaces to provide when parking lots are restriped. Below are the items that are outlined in the brief:

 

Accessible Parking Spaces for Cars

Accessible parking spaces for cars have at least a 60-inch-wide access aisle located adjacent to the designated parking space. The access aisle is just
wide enough to permit a person using a wheelchair to enter or exit the car. These parking spaces are identified with a sign and located on level ground.

 

Van-Accessible Parking Spaces

Van-accessible parking spaces are the same as accessible parking spaces for cars except for three features needed for vans:

 

One of eight accessible parking spaces, but always at least one, must be van-accessible.

(illustration showing a van with a side-mounted wheelchair lift
lowered onto a marked access aisle at a van-accessible parking space.
A person using a wheelchair is getting out of the van.
A dashed line shows the route from the lift to the sidewalk.)

Minimum Number of Accessible Parking Spaces

ADA Standards for Accessible Design 4.1.2(5)

Total Number of Parking Spaces Provided (per lot)

(Column A)
Total Minimum Number of Accessible Parking Spaces (60″ & 96″ aisles)

Van-Accessible Parking Spaces with min. 96″ wide access aisle

Accessible Parking Spaces with min. 60″ wide access aisle

1 to 25

1

1

0

26 to 50

2

1

1

51 to 75

3

1

2

76 to 100

4

1

3

101 to 150

5

1

4

151 to 200

6

1

5

201 to 300

7

1

6

301 to 400

8

1

7

401 to 500

9

2

7

501 to 1000

2% of total parking providedin each lot

1/8 of Column A*

7/8 of Column A**

1001 and over

20 plus 1 for each 100 over 1000

1/8 of Column A*

7/8 of Column A**

one out of every 8 accessible spaces ** 7 out of every 8 accessible parking spaces

Features of Accessible Parking Spaces for Cars

ADABlog2

 

(plan drawing showing an accessible parking space for cars
with a 96 inch wide designated parking space,
a 60 inch wide min. marked access aisle and the following notes)

Sign with the international symbol of accessibility mounted high enough so it can be seen while a vehicle is parked in the space.

 

Three Additional Features for Van-Accessible Parking Spaces

 

(plan drawing showing a van-accessible parking space
with a 96 inch wide designated parking space, a 96 inch wide min.
marked access aisle and the following notes)

 

Location

Accessible parking spaces must be located on the shortest accessible route of travel to an accessible facility entrance. Where buildings have multiple accessible entrances with adjacent parking, the accessible parking spaces must be dispersed and located closest to the accessible entrances.

When accessible parking spaces are added in an existing parking lot, locate the spaces on the most level ground close to the accessible entrance. An accessible route must always be provided from the accessible parking to the accessible entrance. An accessible route never has curbs or stairs, must be at least 3- feet wide, and has a firm, stable, slip-resistant surface. The slope along the accessible route should not be greater than 1:12 in the direction of travel.

Accessible parking spaces may be clustered in one or more lots if equivalent or greater accessibility is provided in terms of distance from the accessible entrance, parking fees, and convenience. Van-accessible parking spaces located in parking garages may be clustered on one floor (to accommodate the 98-inch minimum vertical height requirement).

 

Free Technical Assistance

Answers to technical and general questions about restriping parking lots or other ADA requirements are available by telephone on weekdays. You may also order the ADA Standards for Accessible Design and other ADA publications, including regulations for private businesses or State and local governments, at any time day or night. Information about ADA-related IRS tax credits and deductions is also available from the ADA Information Line.

Department of Justice

ADA Information Line

800-514-0301 (voice)

800-514-0383 (TTY)

 

ADA Website and ADA Business Connection

You may also review or download information on the Department’s ADA Internet site at any time. The site provides access to the ADA Business Connection and the ADA design standards, ADA regulations, ADA Policy Letters, technical assistance materials, and general ADA information. It also provides links to other Federal agencies, and updates on new ADA requirements and enforcement efforts.

 

Ready for Restriping?

Pavement Corporation would be happy to come out and assess your parking lot for ADA Compliance. Contact us today at 855.976.8465 x1008 or info@pavementcorp.com to schedule an appointment.

 


Parking Lot Repair Virginia

Parking lots are the official hangout spots of cars, trucks, motorcycles, and bicycles. They may look peaceful, with rows and floors of resting vehicles, but looks can be deceiving. Whether you use them at work, restaurants, hospitals, or other places of business, parking lots pose serious risks for tripping.

On The Surface

Uneven pavement accounts for the majority of trips in parking lots. Sunken or sloped pavement and speed bumps abruptly change the elevation, making it unstable. Many businesses are removing speed bumps, but sunken pavement is not always as obvious of a issue. Uneven surfaces caused by cracks, holes, and lumps in broken pavement can quickly catch the toe of a shoe or cause a misstep. Conditions like these greater than 1 cm need immediate repair. Utility grates and drain covers need to be flush with the pavement and not have openings wider than 1 inch.

Botts dots are non-reflective round or reflective plastic or metal raised pavement markers used in some parking lots to alert drivers to stay within a boundary. However, for pedestrians, these can also pose as a trip hazard.

Slippery Slopes

Icy, oily, or wet surfaces easily cause shoes to lose traction. Other fluids commonly found in parking lots are leaks and spills of engine oil, anti-freeze, and food spills. Decorative tile flooring at stairway and elevator entrances pose a high risk when they become moist or icy. Ironically, safety yellow reflective paint can be very slippery when wet, even with abrasive additives.

This is especially true at the ends of ramps or inclines where Botts dots exist to aid in handicapped areas. Not only can they trip a pedestrian, but the reflective paint used to make them more visible becomes noticeably slippery when wet.

Obstacle Courses

A parking lot layout can enhance or hinder safety. Wheel stops and tire stops are notorious trip hazards more often being replaced by posts and bumper guards. Litter and thoughtlessly-discarded items can also trip someone. The Centers for Disease Control and Prevention (CDC) reports that more than 50% of parking lot and sidewalk slips and falls occur in the morning between 6:00 a.m. and noon, because poor lighting impedes visibility.

People Problems

Falls occur even in the most meticulously maintained parking lots when people fail to observe safety guidelines for using them. Worn soles or improper footwear for the environment can cause slips or trips. High heels, leather soled, and open toe shoes have less traction on wet or icy surfaces than boots or rubber soled shoes.

 

Parking Lot Maintenance

Asphalt maintenance is the key to extending the life of your parking lots, walkways and sports courts. Regular parking lot maintenance and parking lot repairs can extend the life of your asphalt surfaces up to 10 years and save as much as $50,000 in parking lot replacement costs.

What Are Asphalt Pavements

• Mixture of hot asphalt cement and aggregate are combined to form hot-mix asphalt.
• Different sized aggregate is used for specific applications.
• Hot-mix asphalt is laid in specific thickness for each application.
• Asphalt material most commonly used to pave roads and parking lots.

Key to Getting Value From Asphalt Pavements

• Proper design is the first step to a long lasting parking lot.
• Proper installation.
• Proper maintenance.
• Maintenance costs run 10% to 20% of new construction cost.

Elements That Destroy Your Asphalt Surfaces

• Sunlight and oxidation cause the aggregate in the asphalt to ravel from the surface and the asphalt surface becomes brittle.
• Water penetration encourages asphalt cracking while freeze-thaw cycles widen cracks and accelerate the asphalt damage.
• Gasoline, oil and chemicals cause localized asphalt pavement failure and unsightly stains.

Other Factors That Destroy Your Asphalt Investment

• Sub-base failure. Water under the asphalt pavement can cause the base to fail.
• Intended use of the parking lot changed. Parking lot designed for car traffic, but getting truck/bus traffic will cause asphalt rutting.

Asphalt Preventative Maintenance

• A pavement maintenance program should begin within the first five years of asphalt installation and service.
• Continual evaluation of asphalt pavements to stop large problems from occurring is essential.
• Generally, the most extreme asphalt damage occurs during the winter months.

Asphalt Crack Sealing

• Cracks in asphalt surface are openings in the asphalt greater than ¼”.
• Parking lot must be cleaned of dirt and vegetation.
• Hot applied crack sealants are the best for sealing cracks in parking lots.

Asphalt Sealcoating

• Two coat asphalt sealant application is essential.
• Must contain aggregate for skid resistance.
• Protects asphalt binder from oxidation.
• Parking lot sealcoating an be done as soon as asphalt pavement is cured (3 to 6 months).

What You Don’t Know About Your Pavement May Be Costing You Money

• Parking lots and adjacent paved areas are costly expenditures for property owners.
• Getting the longest life possible from your asphalt surface makes good business sense
• Fortunately, it’s an investment you can protect easily through standard monitoring and maintenance.

Preventative Maintenance is the Key to Making Your Investment Last

• Only one thing will maximize your asphalt pavement’s life – Preventative Maintenance.
• Minor defects in the asphalt surface must be identified and repaired early, before major repairs are needed. It means sealing your asphalt pavement to keep out deteriorating elements and chemicals.
• Preventive maintenance is important because even though small fissures in the asphalt  pavement are rarely noticeable, they may develop into serious defects if not repaired early.

Parking Lot Repair Experts

Thank you to everyone who visited us at the PMEXPO 2014.  We hope you had as much fun as we did! Pavement Corporation is a full service parking lot and roadway repair and maintenance service company. We serve lots of satisfied customers in Maryland, Virginia, DC and Delaware.

Congratulations to A.J. Dwoskin and Associates, Fairfax, Va. and Avison Young, Washington, D.C. These two distinguished property managers were our top prize winners. A.J. Dwoskin was the winner of our top prize at the Property Management Expo. The top prize was the Parrot A.R. Drone 2.0. The drone can be used to survey parking lots to better determine repair requirements. Avison Young was the winner of our second prize, a high capacity bluetooth headset. Congratulations to both of our winners.

Pavement Corporation is ready to assist with all of your parking lot repair and maintenance needs including pothole repair, striping and concrete. Contact us today for a property assessment or a free estimate.