PRSM 2012 Best Practices - (Page 105)

PArkiNg LOT MANAgEMENT AUTHOR tom ireland, President/owner COMPANY Venture Paving group, llc chAllenge: One of the most common mistakes the Chief Financial Officer of a property management company or a large retail chain will admit making is underestimating the cost necessary to maintain a parking lot and the impact it can have on the bottom line of the business. Understanding the pavement life cycle, using a contractor who will provide the proper service and who follows the industry’s best practices as a standard operating procedure are necessary and key to maintaining a safe, aesthetically pleasing parking lot. best PrActice: The Pavement Life Cycle A properly maintained parking lot will maximize the life of the asphalt, avoiding the risk of premature failure reducing the overall life cycle costs by approximately 20-30 percent. As soon as freshly laid hot asphalt begins to cool, the asphalt life cycle begins. From that moment the asphalt is broken down by water, oil, oxidation, salt, freeze-thaw cycles and/or heavy truck loads. A parking lot is designed to last 20 years if properly maintained. After 20 years, a structural resurface should extend the life of the parking lot an additional seven to 10 years. Most parking lots can only be resurfaced once due to height restrictions and proper water drainage. The next step is to perform a complete asphalt removal and replacement, or to mill down two inches and replace with two inches of new asphalt. The following is an example of what it would cost to properly maintain a parking lot through the life cycle. (Prices are approximations based on a 50,000 sq. ft. parking lot.) Year 1 2 3 4 Maint new parking lot sealcoat none none Cost $0 $7,000 $0 $0 Year 11 12 13 14 Maint crack seal, sealcoat none none patch, crack seal, sealcoat none none patch, crack seal, sealcoat none Cost $9,500 $0 $0 $18,000 Year 21 22 23 24 Maint sealcoat none none crack seal, sealcoat none none patch, crack seal, sealcoat none Cost $7,000 $0 $0 $8,500 5 6 7 crack seal, sealcoat none none $8,500 $0 $0 15 16 17 $0 $0 $15,000 25 26 27 $0 $0 $13,000 8 patch, crack seal, sealcoat none none $13,000 18 $0 28 $0 9 10 $0 $0 19 20 none structural resurface $0 $65,000 29 30 none mill 2” & replace $0 $80,000 2012 Best Practices | 105

Table of Contents for the Digital Edition of PRSM 2012 Best Practices

Conducting Multi-Site Paving Improvements to Ensure Continuity
Conducting Multi-Site Paving Improvements to Ensure Continuity
Exterior Rebranding
Exterior Rebranding
Getting the Most Value Out of Roof Management
Getting the Most Value Out of Roof Management
Pervious Concrete Pavement Solves Drainage Challenge
Pervious Concrete Pavement Solves Drainage Challenge
Pervious Pavement: Concrete Solutions to Driveway Stormwater Drainage and Sustainability Problems
Pervious Pavement: Concrete Solutions to Driveway Stormwater Drainage and Sustainability Problems
Applying Bipolar Ionization to Improve Indoor Air Quality and Save Energy
Determining Responsibility for Ceiling Leaks
HVAC Maintenance and Repairs Quote Review
Managing HVAC Energy Usage Without Installing an Energy Management System
Solving HVAC Issues on Landlord Operated Systems
Creating a Standardized Cleaning Chemical Program
Floor Replacement Planning and Execution
Improving Pest Control Monitoring to Maintain Store Cleanliness
Streamlining Store Cleaning Through Internal Benchmarking
LED Conversion Bolsters Ambiance, Bottom Line and Environment.
LED Gas Canopy Lighting Upgrade
Lighting Maintenance
Retrofitting Signage with LED Technology
Performing Basic Troubleshooting to Save Money
Implementing Repair Audits to Ensure Customer Safety
Improving Quality, Cost and Schedule Through Safety Education
Managing Extended Power Outages Through Emergency Response
Managing Risk Through Slip Resistance Testing
Creating Energy Teams to Pursue Opportunities
Formulating Green Solutions
Making Data Centers LEED Compliant
Outfitting Facilities with an Eye on ENERGY STAR Certification
Recycling Cooling Water From Air Conditioning Systems for Toilet and Landscaping Use
Sustainability-How the Facilities Team Can Contribute
Driving Down Waste Expense
Reducing Trash and Recycling Expense for Retail Locations
Transferring Compactor Maintenance to a Service Vendor
Waste Service Efficiency and Compliance
Waste Evaluation and Right Sizing to Reduce Cost
Asset and Service Warranty Tracking and Management: More Fully Realizing the Value of Budget Expenditures
Conducting an Organized Meeting
Proactive Maintenance Scheduling and Delivery
Repair Reductions by Participating in Design and Construction Table
Streamlining the Store Closing Process
Achieving Process Improvement Through Onsite Assessment of KPIs
Forecasting a Maintenance and Repair Budget
How to Calculate Return on Investment
Tracking Finances for Facilities
Centralizing Vendor Training and Management
Creating a Service Vendor Call Center to Save End Users’ Money
Answering a Call Status Challenge with an IVR Solution
Communicating Product Recalls Using a CMMS-Inspired Module
Doing More with Less and Saving Money in the Process
Ensuring the Accuracy of Web-Based Maintenance Requests
Establishing an End to End Procure-to-Pay Process
Leveraging Existing Technologies to Provide Updated Process Improvements
Quality Management of Bundled Periodic Services
Reduced Dashboard Time at Supply Houses
Parking Lot Management
Creating Best-In-Class Snow and Ice Management White Paper
Energy Savings/HVAC Air Filter Bypass
Managing a Retail Lighting Retrofit Project – Bright Ways to Improve Your Lighting and Your Bottom Line!
Managing Energy Usage with Interval Meter Calibration
Navigating the Department of Energy’s Higher Efficiency Regulations
Supplier Insights into Competitive Sourcing White Paper
Testing HVAC System Options to Reduce Costs and Labor
Understanding Retail Facilities Sourcing White Paper
Glossary of Acronyms and Terms

PRSM 2012 Best Practices