OPTIONS PAVING SERVICES

Seal Coating

Sealcoating is one of the most important elements of a long term pavement management plan. The first visual sign of pavement deterioration is a progressive change in the color of asphalt pavement from rich black to brown to gray. The surface layers of road pavements are under continuous attack from the weather and other destructive elements. Options Sealcoating preserves asphalt parking lots with a protective coating of sealer to prevent oxidation and increase flexibility.

Pros

Sealcoating preserves asphalt for pennies per sq. ft. versus dollars per sq. ft. in costly asphalt repairs
Preserves pavement integrity from UV rays by forming a tough protective outer skin
Sealers protect asphalt from the deteriorating effects of gasoline, oil, deicers, and other harsh chemicals
A well maintained parking lot is aesthetically pleasing with a jet black finish
Sealcoating promotes safety as traffic lines are more visible
Creates a smooth surface

Cons

Sealer must cure for 24 hours without traffic use
Does not repair pavement defects such as pot holes and broken pieces
Contingent upon weather conditions

OPTIONS SEALER: Our commercial grade sealer is 100% coal tar emulsion that exceeds Federal Specification RP3553. Options Sealcoating orders it's sealer in bulk and mixes it specifically for the job site, adding silica sand for a skid resistant surface. Another key component of our mixture is a latex additive to increase pavement longevity and strength. Options maintenance plans recommend one or two coat(s) application, either broom applied or sprayed depending upon the job site analysis. Sealcoat is applied at a Rate of: 0.12 - .20 gal / sq. yard to ensure consistency and quality control. Commercial lots are power cleaned removing debris to provide a clean application and penetration of sealer into the asphalt. Once complete the job site is barricaded off to allow for proper curing time, generally 24 hours, weather permitting.

Crack Filling

Hot rubber crack repair is the best process available today for sealing cracks, preventing water seepage and frost heaves. Hot rubber is a highly elastic polymer that expands and contracts according to weather conditions. When water enters cracks or is improperly drained the pavement will begin to erode resulting in extensive and costly damage. Evidence of this starts as alligator cracking and pot hole formation. Winter accelerates deterioration of asphalt due to freeze/thaw process from water that is present in the asphalt sub-base that freezes, expands, and pushes the pavement up causing frost heaves. When warmer weather arrives, thawing causes the sub-base to contract and soften, leaving a void. Options hot sealant crack repair protects your asphalt investment, It cost so little to protect so much.

Pros

Prevents water from entering cracks and severely damaging the asphalt base
Hot rubber expands and contracts as the climate demands
Inexpensive way to protect asphalt integrity

Cons

Hot Rubber crack sealant is not meant to seal broken areas of asphalt, cracks larger then 1/2 in. wide, hairline cracks, raised cracks, spider cracks, or cracks along the edges of a parking lot
Cannot be applied to cracks where moisture is present
Cannot be applied over cracks where weeds and vegetation are visible

OPTIONS HOT RUBBER: Our hot rubber is a dura-fill product that is an M-DOT spec. 3405 material. Options Sealcoating pre fills deep cracks with silica sand before applying hot rubber to avoid crack sinking. Cracks are then cleaned using high power blowers to remove all loose debris and vegetation. The hot rubber starts out as a solid material and is heated to 350 degrees to melting point and then is applied as a liquid that covers the width of cracks and forms a rubber seal when cooled. The application used is known as, over-banded method that covers half inch on either side of the crack, to prevent water from sitting on or near the cracks. Hot rubber crack sealing is an economical process to prolong the life of asphalt parking lots. Options Sealcoating recommends hot rubber crack sealing in conjunction with sealcoating for best results.

Striping

Pros

Striping provides instant curb appeal and safety
Properly marketed parking lots provide smooth traffic flow
Can be driven on within minutes of application

Cons

Must be applied to a clean dry surface for paint to adhere properly

Parking lot safety is influenced by clear markings for car stalls and directional traffic flow. Options Sealcoating provides quality workmanship for any size pavement lot. Through direct communication our professional stripers establish the best plan of action for stripe layout and design. Striping jobs are completed after hours for precise layout with no interference of parked cars or down time to the business. Once layout is determined our experienced stripers create clean crisp edges on lines. Clearly marked stalls, handicap spaces, and directional arrows, all make for a more efficient and problem-free parking lots that best maximize traffic flow. Options can provide lot layouts for new sites or redesign pre-existing layouts to asphalt or concrete pavement.

Options Striping

Options Sealcoating stocks all standard marking paints and decals to provide a quick response to pavement marking request. We are familiar with layouts in accordance to traffic regulations and Americans with disability act regulations. The paint dries within fifteen minutes of application.

Asphalt Repair

Causes of Asphalt Surface Deterioration
The most common causes of asphalt deterioration are water accumulation in areas of lower elevation, excessive loads on the asphalt, and the destructive effects of vehicle oil and gasoline. Over time, water accumulation can cause asphalt to crack and split severely, or "alligator" as it is commonly referred to in the paving industry. Bearing excessive weight can cause the asphalt to sink, and oil and gasoline that seep into the asphalt cause further deterioration.

Asphalt Patching Methods
When areas of pavement deteriorate and need to be repaired, Options Asphalt corrects the problem by using one of two methods:
Skin Patching is recommended when the underlying base is structurally sound and is typically used on depressed surfaces. This process is accomplished by cleaning the existing pavement, applying a tack coat (asphalt-based glue), and applying hot-mixed asphalt. The new asphalt is then mechanically compacted. Because the skin patches are placed on top of existing pavement, the finished surface may be slightly higher. The edges are blended in, or "feathered," as much as possible.

Removal and Replacement, or R&R
R&R is used for more severe deterioration, especially when the underlying base has been affected. The damaged areas are squared off, saw cut, and excavated to a depth from two inches to two feet depending on the subsurface conditions. New aggregate is then added, if required, and compacted in preparation for the new asphalt surface. Finally, hot-mixed asphalt is placed over this layer and compacted. Any raveled surfaces (surfaces in which the aggregate is coming loose) are then smoothed out and re-striping can be done, if needed. Options Paving also recommends treating the entire surface with a seal coat to restore the original look of the area and further protect it.

Benefits of Asphalt Patching
Both Skin Patching and Removal and Replacement are economical components of an overall pavement maintenance program. One benefit of timely asphalt patching is the prevention of more expensive repairs in the future. Also, creating a safer environment results in fewer accidents and, ultimately, reduced ownership liability. Contact Options Paving today to learn more about asphalt patching or any of the other paving, sealing, and new construction services offered by our team of trained professionals.

Remove & Replace

Pros

Asphalt is new devoid of prior defects
All materials are virgin
No Reflective Cracking

Cons

Usually the most expensive choice

As asphalt pavement progresses through its performance lifecycle, its appearance diminishes over time. Fine hairline cracks and holes may form, undermining the substrate. In this case, the most effective form of repair is to remove and replace the deteriorated area. The cost of this process depends upon the location, the amount of grading and substrate work required, and other site specific factors.

This is a straightforward rebuild job. Larger job sites may require specific areas that need to be removed and replaced. For a smaller job site the lump sum cost of using a pulverizer or milling machine makes removal and replacement the least expensive choice for pavement grade failure.

Catch Basin Repair

Catch basins or Storm Drains are often installed to assist with relocation of water drainage in a parking lot. Options Paving and Concrete installs new asphalt or concrete catch basins with proper specs. for drainage. We also repair failing catch basins. Malfunctioning catch basins retain water in the parking lot and can collapse causing a hazardous liability. We recommend repairs to be saw cut and removed in 6 X 6 or 8 X 8 sections. Once exposed the catch basin is reset for proper height for drainage and any loose brick or block is removed and replaced. The perimeter is reinstalled with 1100T Hot Asphalt or 4,000 PSI Concrete.

Asphalt Catch Basin

Pros

Less expensive, typically $300 less than concrete
Easier to install & remove
Most common method used

Cons

Not as durable to the vibrations of traffic
Lacks downward compressive strength commonly found in concrete

Concrete Catch Basin

Pros

Cons

More durable to heavy traffic areas
Greater longevity with Michigan freeze thaw cycles

More expensive

Infared Repair

The application of an asphalt-recycling program is to repair potholes, sunken utility cuts, depressions/poor water drainage, high spots, cracks, alligator areas, catch basins, oil spots and pavement decoration. The program is intended for repair of existing localized pavement distresses not caused by inadequate pavement thickness, weak sub grade, and poor quality of materials in adjacent areas and/or improper drainage of the pavement components. Infrared asphalt recyclers are a cost effective method of asphalt repair. Infrared repair techniques are faster than cutting out and replacing asphalt and they do not leave a joint around the perimeter of a repair for water to seep into. Infrared asphalt recyclers warm the existing asphalt in and around the repair area to over 300 degrees Fahrenheit - the same temperature that new asphalt is when manufactured at the plant. The softened asphalt can be scarified to mix in hot liquid binder and fresh asphalt, if needed, before compaction.
This results in a permanent and attractive repair that has recycled the existed asphalt.

Typical Repairs
Potholes Sunken utility cuts Depressions/poor water drainage High spots Cracks Catch basins Oil spots Pavement decoration

Recycling
Why waste perfectly good asphalt?

Permanent Repair:
Seamless welded edges. No joint for water to seep through.

Cost Efficient:
Infrared repairs are less expensive to complete than conventional repairs, because there is little new asphalt required and no unnecessary equipment involved.

Time Savings:
Eliminate saw cutting, jack hammering, removal, loading, and trucking. No holes left in parking area waiting for mishaps. Pavement repairs can be made in 25% of the time it takes to do a conventional remove and replace repair.

Pulverizing

Pros

Recycles old asphalt
The existing asphalt is utilized as base which can be re-graded

Cons

More expensive that resurfacing or milling, due to the additional asphalt thickness

Pulverizing is a good choice when rebuilding a job from scratch. This is particularly good if elevations permit full use of all pulverized material as base. In most cases at least some pulverized material needs to be hauled off site because the finished job would be too high otherwise. Reflective cracking is not an issue.

Milling

Pros

Recommended for road and street pavement prior to repaving
Usually no elevation issues
Perimeter/transitional milling to tie new asphalt to existing pavement
Excellent for cutting drainage swales to correct drainage problems

Cons

Not recommended for all paving installations
The milling does remove materials that does have structural merit
More expensive that recapping

To meet the needs of our customers and to save them time and money, Options Paving offers a variety of milling capabilities. Milling is a process by which we plane an existing pavement surface to an appropriate depth prior to applying a new pavement surface. Pavements that are old and have several layers of asphalt installed or are severely pot-holed and functionally unsound need to be milled prior to repaving.

Milling is a common choice when there are existing grade benchmarks that must be maintained. i.e. the customer wants the new asphalt to remain flush with existing concrete curb, doorways, sidewalks, structures, etc. Milling is also a common option when the drainage is tight and the customer wants the new elevations to approximately equal the old elevations. Note: that a milling job will typically end up with about the same total asphalt thickness as you started with except that the top layer will be new.

Paving Recap

Pros

Recapping is an inexpensive form of asphalt paving
Extends the life of asphalt
Beneficial for certain pavement defects

Cons

Reflective cracking
Existing asphalt remains and contributes to structural integrity
Elevation is raised due to overlayment on previous pavement

Asphalt recapping is ideal for grade depressions that hold water. A recap is the overlayment of asphalt over the pre-existing asphalt base. For this procedure to be successful Options Paving crew evaluates the job site for any sub base failures. Once determined that a recap is the solution we prep the site by cleaning the asphalt surface and then applying a tact coat adhesive. The next step is to add hot mix asphalt to the distressed area according to specific depth 2 and 3 ft and then compacted with a vibratory roller to guarantee proper compaction. This process is best used where no cracks are evident. The life span of a recap varies depending on traffic and weather conditions.

Reflective cracking often occurs since the base is still intact and not removed. The severity of the freeze/thaw cycles has a strong influence on reflective cracking. Installation of non-woven paving fabric prior to paving can help slow down and minimize reflective cracking; however it will not completely stop it. Fabric typically adds $0.20/sq. ft. to $0.30/sq. ft. to the cost of a resurface job. Most engineers will point out that even a new paving structure will get cracks due to the freeze/thaw cycles.

Paving Install

Pros

New paving provides a fresh new parking lot usually combined with striping for maximum functionality
Water flow is diverted to proper drains
More cost effective to install versus concrete
Black surface makes snow melt faster from sun
Repairs are more cost effective than concrete

Cons

Requires bi-yearly maintenance
Last downward compressive strength of concrete

Asphalt Parking lots are built from the ground up. Options Paving knows that an asphalt structure is only as good as what's underneath it. We evaluate the site for drainage, contours and other variables that might affect the installations. Then our team devises the best course of action for the job site, starting with the excavation and removal of eight inches of dirt. To create a good base we then install, grade and compress 6-8 inches of limestone. For maximum results the new asphalt is paved and rolled in two 2" lifts of depth. Options Paving follows the industry standard practice to increase the durability and life expectancy of pavement.

Concrete

Pros

Concrete is more durable to Michigan's freeze thaw cycles
No additional upkeep unlike asphalt
Very strong downward compressive strength

Cons

Concrete installation is more expensive then asphalt
Concrete is porous and absorbs oil and chemical residue, staining easily

Options Paving offers removal, replacement and repairs of concrete sidewalks, parking lots and bumper blocks.