PROPERTY MAINTENANCE

ADA COMPLIANCE - DRAINAGE - PAVER BRICKS - SPEED BUMPS/HUMPS/TABLES - BOLLARDS - PARKING GARAGES

There are many types of specialty situations that may arise on your property which require your attention. Reducing liabilities and keeping your property in compliance helps add long-term value to your property while reducing short-term cash outflow. 3-D Paving & Sealcoating has the knowledge and expertise necessary to perform all of your property maintenance needs!

ADA COMPLIANCE

The American with Disabilities Act (ADA) became law in 1990. It is a civil rights action that mandates that all properties are prohibited against discriminating against individuals with disabilities via denying them access to public places. Additionally, some parking lots are required to reserve one or more spaces for people with disabilities, depending on the size of the lot. 

The two most-common areas affected by the ADA are handicap parking spaces and handicap ramps. These two features often work hand-in-hand to allow people in wheelchairs to gain access to a building. The number of handicap parking spaces required in a parking lot is determined by the number of total available parking spaces. These handicap parking spaces have very specific measurements and must also border an access aisle with the most direct route to the building. Handicap parking spaces must have an appropriate cross-slope that is not too steep, as well. Proper signage is also required to denote these spaces. Our Pavement Markings crew has the experience necessary to ensure your striping and signage is in compliance.

Handicap ramps must be made available wherever there is a change in elevation that would normally be inaccessible to people with disabilities. These ramps are required to have a certain slope, and depending on the length of the ramp, may also require handrails. Handicap ramps usually have a Detectable Warning Mat at the base to indicate the start of a vehicular traffic-bearing surface such as a roadway. Our crews handle concrete handicap ramps in parking lots all over South Florida.

DRAINAGE

Drainage structures are found throughout your parking lots and roadways as receptacles for the water that accumulates onsite. Drainage structures can be catch basins, retention areas, or in-line drains built into curbs. These structures need regular maintenance in order to remain effective.

Retention areas will occasionally become overgrown after long periods of time, and depending on the surrounding surfaces, may need to be maintained in order to continue accepting new water.

Catch basins should be cleaned regularly, and special attention should be paid to the asphalt or concrete around the grate. If the setting of the catch basin is too high, water will not make it into the drain. It is important to make sure repairs made around catch basin grates don’t affect the long-term flow of water into the basin.

Standing water is just a symptom of a bigger problem. Puddle prevention begins with proper drainage structure maintenance. The long-term health of any parking lot or roadway is rapidly deteriorated by standing water. Let 3-D Paving & Sealcoating give your drainage an assessment to better protect your property!

PAVER BRICKS

 Paver bricks are a great way to add some color to your property. Paver bricks come in a variety of shapes, sizes, and thicknesses, and are installed on top of regular or polymeric sand. The pavers are set in place by hand and then another layer of sand is applied over the top to fill in the cracks between the pavers. Excess sand is then swept up. 3-D Paving & Sealcoating highly recommends sealing the pavers after installation to protect against discoloration from the sun.
 
Paver bricks may sometimes become cracked or displaced, especially if tree roots are involved. Additionally, poor drainage may lead to excess water washing out the sand underneath the pavers, which can cause sinking. Sunken or lifted pavers create tiny trip hazards which must be addressed to reduce potential liabilities.
 
Paver bricks repairs are performed by first identifying the area of pavers to be lifted and stacked. These pavers are removed and set aside and the sand underneath them is addressed. If there are exposed tree roots, they can be saw-cut and removed or ground down with a stump grinder prior to additional sand being installed. The new sand is compacted with a plate-compactor which creates a solid and even surface for the pavers to be installed on. Next, the older pavers are re-set in place. Any broken pavers would be replaced at this time. After the pavers have been installed, more sand is spread over the top of the pavers to lock them in place and fill the cracks between them.

SPEED BUMPS/HUMPS/TABLES

Speed Bumps, Speed Humps, & Speed Tables are specially designed speed-control devices installed in parking lots or roadways to inhibit vehicular traffic from achieving unsafe speeds. Traditionally, speed-control devices were made of asphalt, however, recently some companies have started manufacturing them out of recycled rubber or plastic. 

Asphalt bumps, humps, and tables are installed and repaired by our asphalt crews. For repairs, the existing damaged asphalt is saw-cut and removed. Next, a layer of asphalt emulsion, or tack, is applied to the area which ensures asphalt adhesion. Then hot mix asphalt is supplied and installed. The asphalt is compacted with a plate compactor and hand-tampers to form the proper shape at the correct thickness. Once the asphalt has been properly compacted, the new device is painted with the requisite markings, whether it be solid yellow, or chevrons.

For recycled rubber or plastic bumps, humps and tables, the first step in installation is determining the installation hardware. For asphalt surfaces, the speed control devices are installed using anchor bolts that are installed into the existing asphalt. For concrete surfaces, the devices are installed using a resin. The area is cleaned and prepped prior to the devices being installed.

BOLLARDS

Bollards are 4”, 6”, or 8” diameter steel tubes that are filled with concrete. Bollards help form a protective barrier from vehicles around existing structures such as fire hydrants, exposed utility pipes, pedestrian walkways at store entrances, and other areas of your parking lot that would be devastated by a wayward driver. Bollards come in a variety of heights and thicknesses, and can either be painted or sleeved. Additionally, the tops of the bollards can be conical, spherical, or flat. Flat-top bollards are not recommended because it encourages loiterers to perch upon them.

Bollards are not formed directly on the surface. They are installed a minimum of 24” below the existing parking lot elevation to provide stability. Unfortunately, this means that when impacted by a vehicle, the bollard will usually cause some collateral damage to the surrounding area. To install or repair a damaged bollard, the first step is saw-cutting and removing the surrounding materials to make room for the new bollard. The area is trenched to the proper depth before the new steel tube is placed. The tube is filled with concrete which is then allowed to cure. Once the bollard is set, the area around the bollard is repaired depending on what the surrounding material is. Finally, the bollard can be painted or sleeved, and the top is finished by hand if a sleeve was used. 

PARKING GARAGES

Parking garages are concrete structures that allow a property to maximize the available parking by extending the surface area vertically. Parking garages are common at hotels, condos, convention centers, airports, and any other property that needs to accommodate a large number of visitors. The floors of parking garages are typically 6” thick slabs that are reinforced with rebar. The concrete surfaces can either be sealed or untreated. Additionally, expansion joints are installed at 10-12’ intervals to allow for the natural movement of the slab.

3-D Paving & Sealcoating performs all manner of parking garage repair and maintenance services. Whether you need sealing, pressure cleaning, striping (with either acrylic or water-based paint,) or crack sealing/repairs, 3-D Paving & Sealcoating has you covered. 

Parking garage repairs are performed by saw-cutting and removing the damaged slab with a professional grade wet saw. New rebar is doweled into the existing slab to add stability and tensile strength to the new area. Then a form is built to contain the bottom of the repair area. The surrounding existing slab acts as the horizontal form for the repair. Concrete is poured into the repair area and allowed to cure. Finally, the surface is treated to match the existing surrounding slab.

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