Real Estate Journal — Owners, Developers & Managers — September 28 - October 11, 2018 — 11A
M id A tlantic
O wners , D evelopers & M anagers
By Scott Sounart, PE, Kleinfelder Improving Your Lot’s Life
transverse cracking increase inmagnitude and density, they form block-like patterns called block cracking. Block cracking is a series of interconnected cracks that appear as rectan- gular pieces. Like longitudinal cracks, block cracking can also allowmoisture to infiltrate the asphalt, which can undermine the pavement. When aggregate or asphalt binder materials wear away at the surface, raveling results. Raveling is essentially the disintegration of the asphalt causing pieces of the pavement to come loose. This can lead to gaps within the pavement sur-
face, roughening of the surface, and the formation of puddles, which can lead to vehicle hy- droplaning and other related problems. While these first four types of deterioration are signs of trou- ble, they can often be treated with inexpensive preventative maintenance procedures such as a crack seal or seal coat. Un- fortunately, many owners and their maintenance consultants unnecessarily utilize more costly reconstruction, and as a result end up spending thou- sands more than necessary to fix what are essentially simple and common issues.
t’s easy for building own- ers to take their park- ing lots for granted, but
require major overhauls, sav- ing owners and their property managers tens of thousands of dollars. Seven Signs Of Trouble There are seven common types of asphalt deterioration, and they tend to progress from one to another other. The first sign of trouble appears in the form of longitudinal cracks. Longitudinal cracks typically appear along joints, which are the weakest part of the pavement. They can result from poor joint construction or location, or they may be an indication of fatigue within the stabilizing base below. Even
though longitudinal cracks are just an early form of deterio- ration, they can cause major problems down the line by allowing moisture to infiltrate the concrete. The next common form of deterioration is transverse cracking, which extends across the pavement perpendicular to longitudinal joints. Transverse cracking usually results from shrinkage of the stabilizing base below and is often related to low temperatures impacting the asphalt. Transverse crack- ing is also often an indication that the stabilizing base is also cracked. As longitudinal and
they play a vital role in the success of the buildings they serve. A run-down parking lot c r ea t e s an u n a t t r a c t - ive and un-
welcoming impression that makes the entire complex seem less appealing and inviting. Perhaps more importantly, a derelict lot can also pose po- tentially hazardous conditions for visitors and employees and their vehicles. Not only can this undermine a business by making it’s location less attrac- tive to potential customers, but it can also lead to costly legal liability if visitors or employees suffer personal injury or dam- aged vehicles. Yet in spite of the obvious hazards that can be caused by run-down or improperly maintained parking lots, many owners treat their lots as an afterthought. This is partly a perception problem. Many owners mistakenly assume that their parking lots are es- sentially maintenance-free and that once the lots are developed they can forget about them. While it’s true that the typi- cal lot requires less mainte- nance than a parkade, proper maintenance is essential. A parking lot’s pavement under- goes a great deal of wear and tear every day from multi-ton vehicles and it’s essential to have an assessment and main- tenance plan to preserve the property’s aesthetics, ensure customer and tenant safety, and extend the service life of the pavement. Pavements can be one of a commercial facility’s most ex- pensive assets tomaintain, but these costs can be minimized. There are seven primary types of asphalt distress, any one of which can require repair. The good news is that a pavement evaluation program, led by a trained and experienced pave- ment assessor, can identify potential problems before they continued on www.marejournal.com Scott Sounart, PE is a senior principal withKlein- felder and director of the firm’s pavement engineer- ing practice.
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