A few weeks ago we got a call from a from a facility manager in La Mirada. He wanted to make repairs to the property the company was leasing but they did not want spend and arm and a leg to get the work done. We prepared several options for the client. The first option was a long term objective and most likely an expense that the company would have to capitalize and depreciate. The second option was a short term objective to repair the worst affected areas and perform cracksealing and sealcoating of the entire asphalt surface. Once the sealcoating was performed we would come back and re-stripe the entire facility and upgrade the ADA parking stalls to meet current standards. Enclosed are some photos of how each stage of the work progressed.
Step 1: Initial Photos of Site and Assessment
From the initial site photos it was determined that the existing asphalt was experiencing heavy ravelling, or loss of fines, from the top layer of the paving. Lots of the wear was due to irrigation water runoff. Other areas of the site had substantial horizontal and longitudinal cracks throughout. Due to the age of the existing paving these types of cracks are considered common and since the pavement had completely oxidized it was in dire need of a sealcoat.
Existing Asphalt Condition Very Rough
Picture of the Rough Asphalt.. The penny rests above the exposed rocks.
Step 2: Define the Scope of Project
We decided with the client that the best course of action at this stage was to overlay the areas where the asphalt paving was ravelling, clean and pour hot rubberized crackfiller into the cracks in the parking surface, clean and place (2) coats of “Overkote” sealcoat by Diversified Asphalt Products in Anaheim, CA, and restripe the parking lot and upgrade the ADA parking stalls and signage.
Step 3: Schedule and Start the Project
Since this type of work had to be performed in stages we followed the following schedule of work:
Day 1: Clean, apply ss1h tack coat, and overlay with 1″ of hot mix asphalt concrete. With any asphalt overlay project the first objective is to clean the asphalt surface of all foreign debris. We used broom and Billy Goat blowers to move the dirt off the asphalt surface. Once the surface is clean we spray an SS1h tack coat over the asphalt area that will be overlayed. Since this area was not very large we used a Lee Boy portable distributor to spread the material. Tack goes down as a brown coffee color but when it is dry and ready to use it turns to a dark black color. When the tack coat is cured and ready to go we can spread and roll the asphalt. On this particular job we used our Bomag paving machine to spread the asphalt material. The asphalt is rolled when it is still hot and then a finish roll is performed before the material cools down completely.
Picture of the Asphalt after the Overlay
Parking Lot After Installation of Crackfiller
Day 2: Clean all cracks 3/8″ and larger and fill with hot rubberized crackfiller, Crackmaster Supreme by Sealmaster.
With any crackfilling job the first step is to clean the cracks from dirt, weed growth, and general debris. We accomplish this task with the use of high pressured air, Billy Goat Blower and the Billy Goat Grazor to clean out the really tough cracks. For this job we used Crackmaster Supreme PL from Sealmaster in Baldwin Park. This material is melted down in a kettle and then spread through boxes to the affected cracks. The picture shown the cracks in the surface and the key to this type of crackfilling is using a hot rubberized material and ensuring that there is an overlay of the crackfiller material on both sides of the crack. This will allow the material to expand in the summer and contract in the winter. The primary importance is to keep water from intruding into the subgrade material and causing further asphalt damage.
Day 3: Clean and apply (2) coats of “Overkote” sealcoat by Diversified Asphalt Products. Since this site had not had a sealcoat in a very long time, longer than 5 years, we recommended (2) coats of sealcoat for the project. First we start with cleaning of the asphalt surface will our Billy Goat Blower and brooms. Once the surface is clean we lay out the sealcoat and spread the material with rubber faced squeegees and a special Kubota Tractor modified by Eberhard Equipment in Santa Ana. After the first coat is put down we usually take a break and allow it to completely dry before we put down the second coat. In the photo below you can see where the first coat has been placed over the crackfilled asphalt area. We recommend that all traffic and pedestrians remain off the sealcoat for at least 24 hours.
1st coat of Seal on Asphalt Surface
Asphalt Surface after 2 Coats of Sealcoat
Cover of the Crackmaster Supreme PL from SealMaster
Day 4: Restripe all parking stalls and Install New ADA Parking stalls signs and ADA Entrance signs.
Parking Lot After Striping
The sealcoat is cured and dry and now it is time to stripe the parking lot. The parking stall lines are marked out and chalk lines are placed for alignment. Once the chalk lines have been snapped down and our visible the striping crew paints the lines using Airlessco striping machines. At this time we also install the new handicap parking stall signs which meet the current ADA Codes, they have the $250 minimum fine shown on the face of the sign. We also install a handicap entrance sign at the front driveway of the facility.
Step 4: Conduct a Walk-Thru of the Site to ensure compliance with scope of work and quality assurance.
This is probably the most important part of the project. We walk thru the site and take photos to ensure that what we promise is what we deliver. Some clients will also ask us for copies of our photo archives as they can become useful for insurance companies, landlords, and purchasing agents to give them a quick reference as to what was performed and when it was performed.
About Century Paving:
Century Paving is a general engineering contractor specializing in asphalt and concrete maintenance and repair. We offer a complete line of services to support your maintenance needs. Century Paving is based in Southern California and has a sister office in Northern California. Century Paving was established in 1974 and has successfully completed over 10,000 projects both large and small. Our staff and crews focus on quality work at a reasonable price.
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