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Green is the New Black: Sustainable Seal Coat for your Restaurant Parking Lots

Published by Karen on March 14th, 2012

This excerpt is from an article first published in Restaurant Facility Business Magazine in February/March 2012.

As any restaurateur knows, seal coating is an important part of a parking lot maintenance plan.  Seal coating fills surface voids, which delays oxidation and protects against UV rays and reduces the depth to which oil or gas can penetrate the pavement.  A sealer acts as a waterproofing agent, minimizing the rate at which water enters pavement.  Without it, water can permeate more freely resulting in freeze/thaw expansion and contraction of the pavement.

Perhaps most important, a properly sealed asphalt structure can last as much as double a similar area that is left untreated.  Considering the uncertain future cost of replacing asphalt compared to the minimal cost of seal coating, the choice to perform this preventative maintenance procedure is clearly a better return on investment.

Thankfully, due to the ever-growing green building movement, there are alternative products on the market.  Some of which may even qualify for various LEED® credits, depending on the project.  One such option involves the use of a bio-based sealer.

Bio-based sealers are soy based and contain no petroleum, making them a uniquely sustainable alternative designed specifically to maintain and preserve asphalt pavements.  When applied regularly, every three to five years, bio-based solutions yield significant advantages.  Some of these benefits include: cure time of 60-90 minutes, no tracking, cost effective, reduces moisture penetration, and it is carbon negative.  Once applied, the sealer works deep into the asphalt matrix, penetrating on average 0.75 to 1.25 inches deep.  There is also no need to restripe after application, which saves the hassle of extended parking lot down time and expensive labor.  It also helps maintain the skid resistance that deteriorates as asphalt wears down over time. Read more…

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Article: Sustainable Options in Pavement Maintenance

Published by Candace on January 25th, 2012

Sustainability is the capacity to endure. In today’s world, it is of the utmost importance to respect our resources and conserve what we can.  In the asphalt paving industry, it is now easier than ever to do just that, as recycling and responsible alternatives exist which can aid in the significant reduction of energy, waste, and pollution. These sustainable options may also qualify for various LEED® credits.

Recycled Bumper Blocks

One sustainable pavement improvement option is full depth recycling or full depth reclamation (FDR).  FDR is a maintenance process which reconstructs existing deteriorated asphalt pavements through a recycling process.  A reclaiming machine is utilized to uniformly pulverize and mix the existing asphalt, base and sub-base materials, leaving them in place for enhanced restructuring.  During the pulverizing process, water and a variety of materials, such as fly ash, dry cement, asphalt emulsion, or lime can be incorporated for the achievement of proper moisture content and additional structural integrity. Once properly graded, the new base can then be compacted to produce a structurally sound and durable base for a new pavement surface.

Since FDR is an in situ process, import and export trucking of material is reduced by a ratio in the range of 40 to one, and in comparison to new full depth reconstruction, FDR reduces overall upfront costs by 30% – 50%, all while providing dramatic lifecycle savings through the reduction of future maintenance costs.  Furthermore, carbon emissions and community disturbance is significantly reduced and natural resources are preserved by using existing materials and conserving virgin aggregates.

Read more…

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Safe From Harm: Taking Steps to Winterize Your Parking Lot

Published by Karen on November 30th, 2011

Winter is a season enjoyed by all for holidays, family, and delicious meals.  At this time of year, many people combine all three by gathering at their favorite restaurant.  To earn their business, your food and facilities must maintain a five-star rating.  If your restaurant is located in a cold winter climate, for example, your heating systems might need extra service and attention.  A less obvious area, however, is your parking lot.  Even though it might be covered in snow, your pavement should not be buried on your checklist. Regardless of your restaurant locations, asphalt and concrete repairs can and should be addressed throughout the winter months to prevent the spread of problem areas and to mitigate potential liabilities.  After all, just one slip-and-fall injury could result in costly litigation, increased insurance premiums, and worst of all–a tarnished image.

The following procedures and treatments can be performed on your parking lot this winter.  Understanding your options will help you to make better decisions concerning the maintenance of your restaurant parking lots during cold-weather months and it will help you budget for long-term repairs in the spring.

Patching

Depending on the size, severity, and geographic location, potholes may be patched or the area may be removed and replaced. If your parking lot is located in a mild winter climate and hot-mix asphalt (HMA) is readily available, removal and replacement is the best, long-term solution and it can be completed right away.  However, if your parking lot is located in an extreme winter climate where harsh weather conditions and/or the unavailability of HMA are factors, treatment with cold patch can be completed as a temporary repair.  Cold Patch is a pliable material that can be placed loosely in a pothole, regardless of ambient temperature, and then compacted by vibratory plates.  Before application, the area must be clean from debris and there should be no water in or around the area.  Once applied, cold patch material has enough density to remain in the pothole, but it is not recommended as a long-term solution because it does not address the root problem.  In the spring, all areas that have been patched over winter should be thoroughly inspected by a reputable parking lot maintenance specialist to uncover the true source of the pavement defect in order to determine the right repair. Read more…

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A Closer Look at Catch Basins: Part 2

Published by Karen on February 23rd, 2011

Equipped with an adequate number of catch basins strategically placed in a parking lot, it then becomes important for facility/property managers to perform routine inspections and cleaning of the catch basins.  Inspections should be conducted with the assistance of a reputable parking lot maintenance contractor.  He or she can help you look for the following potential defects:

Defect 1: The catch basin is higher than the surrounding asphalt, causing a trip hazard and standing water around the basin.  This occurs when the stone sub-base underneath the surrounding asphalt settles over time and the pavement becomes lower in elevation than the concrete basin.  To remedy this situation, a contractor can remove the surrounding asphalt and lower the basin by removing concrete rings to alter the height of the iron frame.

Defect 2: Sinkholes are developing in the asphalt adjacent to the basin.  This is the result of one or two occurrences.  The first is when water penetrates the basin through gaps in rings, barrels, or at inlets and erodes the stone sub-base in the surrounding asphalt.  If action isn’t taken quickly to remedy this situation, water will erode the concrete basin and further exacerbate the problem.  The second is when the stone base adjacent to the basin has settled and cannot support the surrounding asphalt.  Depending on the extent of the erosion, it may be possible to remove and replace the surrounding asphalt and fill it to a greater depth or it may be necessary to replace the entire basin structure. Read more…

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A Closer Look at Catch Basins: Part 1

Published by Karen on February 16th, 2011

Believe it or not, spring is right around the corner and that means April showers.  As any facility or property manager can attest, excess rainwater can wreak havoc on a building.

Installation of a new concrete basin

Installation of a new concrete basin

Many facility/property managers overlook drainage on their parking lots until it is too late because, from the surface, problems are not easily identified.  But, upon closer inspection of areas in and around catch basins, potential drainage issues can be detected early and repaired before they become a concern.  Catch basins are underground chambers topped with grates.  They allow sand, sediment, and other materials to settle out of storm water before it travels to a detention basin.

Begin by assessing the number and location of catch basins on your parking lot.  During initial installation, parking lots should be constructed with a minimum of 1% slope for efficient drainage.  In many situations, this slope is not achieved uniformly throughout the parking lot and lower spots may exist.  Catch basins should be located in those areas to help water exit the surface.  Read more…

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