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When should a
parking lot be resurfaced? Resurfacing a lot is
ideal when the surface has become heavily oxidized
but the base is still stable. The pavement may have
widespread alligator cracking.
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How long should a
newly resurfaced lot last? Dependent on: deflection
of the original pavement (prior to resurfacing), how
many trucks use the pavement and the thickness of the
new asphalt layer. You can expect to get 8-15 years out
of an overlay.
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How long before
traffic is permitted on a newly resurfaced lot? Rubber
tire traffic will not damage the new asphalt but care should
be taken to avoid sharp turns (especially power steering
marks created by non-moving vehicles).
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Why is edge milling
prior to resurfacing important? A key consideration when
resurfacing is drainage. How well does the lot drain prior
to resurfacing and how will a new layer affect this? As a
general rule an asphalt parking lot should have a minimum
slope of 1% for water to flow properly over its service
life. This translates to roughly 1" of fall for every 10
feet. Anything less will not work! This is why edge milling
is important, by milling the edges of the existing asphalt
down below the level of adjacent concrete the new asphalt
can be installed at the same level as the concrete thus
preventing water from becoming trapped between the asphalt
and concrete and preventing trip hazards. Without edge
milling, the new layer of asphalt will sit one and half to
two inches higher than the adjacent concrete.
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Why can't a parking
lot be resurfaced during the winter months? Resurfacing
in cold weather leads to cold "seams" which can contribute
to premature failure. The general rule of thumb is to pave
when temperatures are 50° F and rising.
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What can we do to maintain
our new asphalt after completion? It is important to
implement a pavement maintenance plan and start budgeting as
soon as new pavement is completed. Understand due to New Jerseys
freeze and thaw cycles some cracks may appear after each winter.
Crack filling is a yearly maintenance procedure. Sealcoat after
the 2nd year and every 3-4 years after.
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Can you resurface over
cracked pavement? Linear cracks (Straight cracks) need to be
filled with hot rubber and a geo textile crack fabric to be
installed over cracks. Alligator cracks need to be removed and
replaced and 4 in depth and I-2 stabilized base to be installed
even with existing.
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What happens to utility valves
(Manholes, Water and Gas boxes)? We install 2 cast iron risers
to make sure utility valves are even with new overlay.
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How thick is an overlay
(Resurface)? Many engineers specify between 1-1/2 thick to 2.
I feel 1-1/2 of pavement is too thin. I suggest to install pavement
2-1/2 thick compacted to 2 for best results.
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We called 3 contractors for
estimates and all estimates are different? When a community is
ready for pavement work it is important to have specifications drawn
up from either an Engineering firm or a reputable paving contractor.
Have all contractors bid apples to apples. Understand some
communities do not have a lot of parking and additional days may be
needed to complete project.
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Do I really need to completely
reconstruct my parking lot
or can I just overlay it? A resurface
will only be as good as the underlying surface. If 25-35 % or more of
the total parking lot area is in need of substantial removal due to sub
grade or other problems, it is generally more economical to completely
reconstruct the parking lot.
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Is there anything else we should
look at yearly? Look into catch basins for any damage. Cracks are a
yearly maintenance procedure.
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How would you go about paving our
community. There is not a lot of parking? Eosso Brothers Paving, Inc.
creates a detailed color mapping system that explains work being completed
daily and where cars need to park. It is important for the manager to have a
notice distributed to the community, 1 month prior to start of work
explaining tentative work dates. Contractor to furnish a notice, 3 days
prior to starting project and daily notices throughout work days.
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Our reserve study is not in line with
our estimates, why is that? Since September 11, 2001 petroleum prices
has increased substantially. Petroleum is in Asphalt, Diesel is used in all
the trucks. Have your engineer keep an eye on yearly costs and revise as
needed.
