12,000 sq ft commercial overlay over a single weekend
Westside retail strip with active tenants. Friday-night start, Monday-morning finish, zero business interruption — and a parking lot that looks brand new for half the cost of full reconstruction.
Overlay vs replacement — when the smart call saves $40k
The property manager called us in for a quote on full reconstruction. After walking the lot we recommended overlay instead — the existing sub-base was sound, the failures were surface-level (oxidation, hairline cracks, minor potholes). Overlay would deliver a new-looking lot for roughly 50% of replacement cost.
The hard part wasn't the paving. It was phasing the work so tenants stayed open. We split the 12,000 sq ft lot into three zones, paved one zone per night Friday–Saturday–Sunday, and re-striped Monday before opening. Customers parked in the unaffected zones each day.
Engineering choices
- Power-clean of entire surface (loose aggregate, oil spots, debris)
- Hot rubberized crack-fill on 200+ linear feet of cracks over 1/4"
- Tack coat applied for hot-mix bonding to existing surface
- 2" of commercial-grade hot-mix laid in single lift
- Saw-cut transitions at curb cuts and storm drains
- Full ADA-compliant re-striping with van-accessible stalls, signage, fire lanes
- Zero business interruption — phased weekend work
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