Ruby Tuesday has undertaken a paving assessment study for its location at Fort Campbell Blvd. The purpose is to objectively assess the current parking lot condition and identify the rehabilitation for the area.
From a budgetary point of view, the listed pavement maintenance activities have service lives from two to five years. To totally resurface the life goes to between 20 and 30 years with regular maintenance.
The study assumes average construction quality. Pavement life is very sensitive to materials and workmanship quality. Poor quality may result in up to a 50 percent loss of pavement life.
There are some very dangerous tripping hazards, pot holes, faded pavement markings
This portion of the report will explain all the choices and general information about the asphalt pavementsTotal Excavation and Replacement
Overtime every parking lot has outlived its beauty and usefulness it is more cost effective to excavate the entire lot and re-install a new one. The property manager or owner needs to evaluate the cost of maintaining the deteriorating pavement over time vs. the cost of replacement. Performing non-stop patching can be expensive.
Once you make the decision to perform a total excavation and replacement, it is a simple process in theory. The entire parking lot is machine excavated, usually by an asphalt milling machine. Once excavation is completed, the sub-grade stone is evaluated for its condition. Any soft spots will be undercut and new stone installed. Then the base and surface courses of asphalt are re-installed. With this option, the life cycle of the parking lot is reset to zero. The lot is brand new.
In some cases, if the sub-grade is good and there is no surface cracking, an overlay only is the proper fix. This is the correct option if the surface is dry, brittle, and raveling. In this situation, a new and additional layer of asphalt is installed over what is already there. It’s important to evaluate the project properly because the grade of the lot will change. Edge milling is required along gutter pans and transition points.
If you are looking for a long- term solution then resurfacing would not be the best option as it is usually more cost effective to go for the total excavation and replacement.
It is mandatory that no traffic enters the parking lot for a period of time once the parking lot has been redone. The experts that put the pavement down will advise you when it is OK to allow traffic back on the newly resurfaced area once the sealcoat has been added.
Total Excavation and Replacement
There eventually comes a time when every parking lot has outlived its useful life – it is more cost effective to excavate the entire lot and re-install a new one. The property manager or owner needs to evaluate the cost of maintaining the deteriorating pavement over time vs. the cost of replacement. Performing non-stop patching can be expensive.
Assuming the decision has been made to perform a total excavation and replacement, the process, in theory, is a simple one. The entire parking lot is machine excavated, usually by an asphalt milling machine, but this can vary with the size and shape of the lot. Once excavation is completed, the sub-grade stone is evaluated for its condition. Any soft spots will be undercut and new stone installed. Then the base and surface courses of asphalt are re-installed. With this option, the life cycle of the parking lot is reset to zero. The lot is brand new.
A properly installed asphalt parking lot with regularly scheduled maintenance can last up to 20 to 30 years, Of course there can be a variation of age determined by the stability of the sub-grade, the quality of installation and the frequency of the maintenance and drainage plan.
Pavement is continually exposed to oxygen, wind, rain, sun and snow, Exposure to the elements damages the chemical bonds that give your pavement strength, When the bonds breaks it causes small fractures in the surface, the color fades and the seal is brittle. That’s why a maintenance plan is very important to develop, it is a long-term plan to deal with the problems as the present extending the life of your pavement while potentially minimizing the expense and need for major repairs. This means looking at what your pavement needs both now and for the next five to ten years. It should map out the specific types of maintenance you will need, when you should plan to perform the maintenance and what you should plan to budget for each step.
The fall season is the optimal time for sealing cracks so when the heat from summer comes back around the asphalt has warmed and expanded, the cracks are sealed tightly from rain and water runoff. Cracks sealed in the heat of the summer have the potential of opening up in the winter again asphalt by nature cracks and unlike concrete there is no way to control it.
Cost of Parking Lot Asphalt Paving
$1.48 per square foot (2 inch overlay) (Range: $1.39 – $1.57)
Cost of Parking Lot Striping
$3.94 per 18-foot stripe (4-inch white stripe) (Range: $3.77 – $4.11)
Cost of handicap accessible parking spots
$20.62 per spot (4-inch white stripe) (Range: $12.50 – $15.00)
Cost of Parking Lot Cleaning and Sweeping in Mesa, Arizona
$77.05 per sweep (500 space lot) (Range: $70.13 – $83.97)
With the extent of the damage and the age of the asphalt I do not recommend just repairing the asphalt. The original base of the asphalt is damaged, and it will just continue to crack and cause pot holes, the repairs and resurfacing will become more and more ineffective as time goes on.
I recommend a total replacement and a maintenance plan that once the new asphalt is down it will extend the life of the asphalt for 20 to 30 years.