Hot-pour material is injected into and over a crack.

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.

Applying sealant, approximately every two years, is the most beneficial service that can be performed on a parking lot and, as you know, restaurant parking lots also require frequent re-striping.  Therefore, if you have multiple restaurants in one region, your portfolio may benefit from a two-year program consisting of both crack sealing and lot marking.

Scheduling crack sealing and lot marking at the same time conserves resources because the same crews can perform both procedures and, oftentimes, complete multiple sites in one day. Furthermore, partnering with a national contractor on a program of this nature saves time in qualifying multiple bids and it reduces the cost-per-site since material can be bought in bulk.  Plus, using one contractor for an entire portfolio of restaurants simplifies communication throughout the project and ensures consistent results across all locations.

However, before you begin any parking lot maintenance program, it is important to inspect your properties or partner with a reputable contractor who can perform site evaluations.  When considering crack sealing, be mindful of the following six basic crack types: Reflective, Block, Edge, Slippage, Fatigue (also known as Alligator), and Joint (also known as Longitudinal).  Reflective cracks reflect upward through the surface.  Block cracks form a square pattern, with cracks intersecting each other at nearly right angles.  Edge cracks appear only parallel to and within 18 inches of the pavement edge.  Slippage cracks are usually crescent-shaped. Fatigue or Alligator cracks are a series of interconnecting cracks that develop a pattern resembling the skin of an alligator. Joint/Longitudinal cracks occur at the “joint” created during initial construction when the edges of two pavement mats are placed adjacent to one another.

With any of the aforementioned types, if cracks measure ¼-inch to 1-inch wide, they are good candidates for sealing or routing (enlargement of pavement cracks using a specialized machine).  The sealing method involves cleaning the cracks using a tow-behind air compressor.  Next, hot-pour material is injected into and over the uncut crack, using a hand-operated wand, and shaped into a band-aid configuration (3 to 5 inches wide and 0.125 inches thick) or a slight cap.

Configuration choice depends on factors such as crack type, traffic load, and budget.  Crack widening or “routing” is strongly suggested in truck areas, but not in cracks that have already been sealed.  The routing method creates a proper reservoir in the crack to which material adheres.  A routing machine is used to make a channel measuring approximately ½-inch deep by ½-inch wide.  Next, the channel is blown clean of dust and debris.  Material is injected into the reservoir, using a wand with a special tip, and flush filled.

When crack sealing, it is important to ensure that the proper materials are used and to closely monitor the application process.  Improperly sealed cracks in parking and pedestrian areas can cause several challenges. Using the wrong sealant could create bleeding of the material and subsequent tracking of the sealant onto shoes and vehicle tires.  It can also result in cracking of the sealant or improper adherence to the pavement or crack itself.

Once you’ve concluded that crack sealing is appropriate for your sites, pavement markings on your parking lots should be examined.  Has the paint faded or worn off completely?   Abrasive friction from traffic, weather-related damage, and excess salting may be to blame.  The solution is re-striping and this procedure should occur every two years or when the remaining coating has been visibly reduced to 75 percent of its original appearance.

Material and application is equally important for lot marking.  Oftentimes, set-fast acrylic waterborne is the best paint to use for re-striping.  The hard, smooth finish of the acrylic waterborne provides a bright color surface that holds minimal dirt and tire marks. It also ensures a clean and fresh-looking appearance over time. It must be applied, however, at temperatures above 45 degrees Fahrenheit.

At lower temperatures, oil-base alkyd paints may be used as an alternative. These paints provide a durable, inter-coat adhesion between the existing film and the new coating; however, their flat finish tends to be more susceptible to dirt and tire marks.

There are three different grades from which to choose; the highest grade has a greater pigment and resin count which provides a longer lasting and brighter finish, especially at night.  Paint should be applied using an airless striping machine at a minimum of 13 mil wet film thickness to ensure high-quality lot marking. Typical drying time is 30 minutes; however, traffic should remain off the lot for at least one full hour. For best results, always consult the paint manufacturer’s recommended drying time.

A word of caution–before performing any lot marking procedure, be sure and verify that your parking lots are compliant with the Americans with Disabilities Act (ADA) standards.  Lack of compliance is a liability which may result in personal injury and it is in direct violation of the law.

For example, your properties must contain a minimum number of accessible stalls based on the size of the parking lot (consult www.ada.gov for specific requirements).  Additionally, there are a multitude of accessory markings to accommodate various special needs. They can be painted in a variety of colors to help distinguish them from other markings.  If your property does not meet these guidelines, reconfigure the appropriate number of spaces by repainting stripes or layout new markings.

Crack sealing and lot marking are proactive procedures to help prevent further deterioration and more costly corrective measures.  When batched together, these repairs save money and resources, take less time to perform, and are less disruptive than other parking lot maintenance procedures.  To get started, contact your preferred parking lot maintenance contractor to discuss your options and specific plans.  Ultimately, by budgeting now and planning ahead, you can maximize usable life and minimize risk for your restaurant parking lots.

This excerpt is from an article written by Mike Condon, director of sales of Rose Paving Company.  First published in Facilitator Magazine in December/January 2013.

The post Crack sealing & Lot marking: Timing is Everything appeared first on Rose Paving Blog | Parking Lot Management | Parking Lot Paving |.

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  Airless striping machine applies yellow highway traffic paint.

  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.
• Before performing any lot marking procedure, be sure and verify that your parking lots are compliant with the Americans with Disabilities Act (ADA) standards.  For example, your properties must contain a minimum number of accessible stalls based on the size of the parking lot (consult www.ada.gov for specific requirements).  If your property does not meet these guidelines, reconfigure the appropriate number of spaces by repainting stripes or lay out new markings.
• Rose Paving has striped enough parking lots in the Chicagoland area this year to stripe one continuous 4-inch line from Seattle, WA to Miami, FL!

The post Lot Marking Facts: 8 Things You Didn’t Know… appeared first on Rose Paving Blog | Parking Lot Management | Parking Lot Paving |.

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:

1. 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.
2. 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.
3. About every 8-10 years, funds should be budgeted for major restoration: either resurfacing (overlay) or full removal and replacement.
   
4. 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.
5. Above all, plan ahead for preventative maintenance.  This will help keep costs down over the long-term.  
   

Knowing which areas of a lot are problematic lessens the likelihood of unplanned repairs and will help you have a better handle on forecasting and budgeting to maintain your asphalt investment.

Looking for more budget planning advice?  Contact a Rose Paving team member today!  We will evaluate the condition of your parking lot and recommend various treatments options over several years.  Call (888) 773-ROSE or email us here!

The post 5 Budget Tips for Property Managers appeared first on Rose Paving Blog | Parking Lot Management | Parking Lot Paving |.

Visit our Facebook Page and follow our Senior Project Manager on Twitter @RPProjectMgr to see more photos and get real time updates!  (Click each photo below to enlarge)

The post Jobsite Photos: Rose Paving appeared first on Rose Paving Blog | Parking Lot Management | Parking Lot Paving |.

"After" photo

Jobsite Location: A 495,454-square-foot industrial facility (Home of the new distribution center for Electrolux, a Swedish-based global appliance manufacturer) in Minooka, IL

Project Scope: 62,524 lineal feet of striping, 11,665 polyurethane characters, and 31,262 square feet of acrylic clear coat concrete sealer.

Duration of Project: Based on the scope of work, this project spanned the course of 10 days.

Procedure: We had a big task with this MASSIVE industrial facility!  The single-story distribution center features 32-foot ceilings, 162 exterior loading docks, and four drive-in docks.  Work kicked off with layout and striping 2,233 product bays and 11,665 characters.  Once the striping was complete, an acrylic clear coat was applied to seal the concrete.  Rose Paving was contracted by Kenco Management Services to provide identification markings for product storage at the facility.  Products at the distribution center are dispersed to retail stores throughout the Midwest.

Click here to view more jobsite photos!

Got a question for the paving experts about concrete striping or repairs?  Contact us or ask your question here!

The post Project Spotlight appeared first on Rose Paving Blog | Parking Lot Management | Parking Lot Paving |.

Lot Marking with Bumper Blocks

Striping over various surfaces requires different materials.  For example, striping over fresh asphalt or sealer requires a water-borne coating.  These paints are typically formulated with lead-free pigments and do not contain any “active solvents.”  Striping over concrete substrates requires chlorinated rubber paint for optimal adherence.  These paints are essentially a modified alkyd with strong solvents to promote adhesion and disperse the chlorinated rubber.

Paints should be applied using an airless striping machine at a minimum of 13 mil wet film thickness to ensure long-lasting, high-quality lot marking.  Typical drying time is 30 minutes; however, traffic should remain off the lot for at least one full hour.

Is your lot properly marked?  Promote safety and look great with new lot marking!

Click here to learn more about lot marking, including ADA and specialty markings.

Lot Marking Application

Got a question about lot marking?  Comment below or contact one of our parking lot experts at (888) 773-ROSE.

The post A Closer Look at Lot Marking appeared first on Rose Paving Blog | Parking Lot Management | Parking Lot Paving |.

Incorrect fine shown on sign

A.D.A. advocates claim that businesses have had enough time and money to comply with the requirements.  Recent discussions with Villages around the Chicagoland area revealed that an inventory of all properties would be taken and any accessibility issues would be noted.  Those properties not in compliance would be put on notice, and must make changes within a certain time period.  Those still in violation could face a fine.  The good news is there may be a tax credit available to small businesses who seek to improve access to their facility.  A tax advisor should be consulted for further information on this.

No A.D.A. curb ramp constructed

Some important things to note: building owners and landlords can be jointly liable under the A.D.A. for tenant violations.   Some owners believe since there have not been any previous complaints or injuries at their facility, that they cannot be held liable.  Some common ADA violations include: not complying with the “path of travel” obligations, incorrectly constructed curb ramps, and excessive slopes in A.D.A. parking spaces.

Visit these resources to learn more:

http://www.access-board.gov/adaag/html/adaag.htm and http://www.ada.gov/fivestep.htm

Thank you to our in-house E.I.T. Matthew Emde for his contribution to this blog!  Got a question about A.D.A. requirements on your lot?  Comment below or contact one of our parking lot experts at (888) 773-ROSE.

The post A.D.A. Requirements on Parking Lots appeared first on Rose Paving Blog | Parking Lot Management | Parking Lot Paving |.