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August 31, 2018

Rolling Valley Office Park

c/o Ms. Linda Bobb

9316 Old Keene Mill Road, Suite C

Burke, Virginia 22015

ATTENTION: Ms. Linda Bobb

SUBJECT: Report of Pavement Consultation Services

Rolling Valley Office Park

9316 Old Keene Mill Road

Burke, Virginia

ETC Project M8-3510

Dear Ms. Bobb:

Engineering and Technical Consultants, Inc. (ETC) respectfully submits this report of our pre-

design evaluation of the pavement and concrete site elements at Rolling Valley Office Park. Our

services were performed, and this report is submitted in accordance with our proposal PM8-6516

dated August 6, 2018. Our proposal was signed by you on August 8, 2018.

This report presents a brief summary of background information and discussions of our findings,

comments, sampling, conclusions, and recommendations. Attached to this report are some

photographs to help document certain items.

BACKGROUND INFORMATION

Rolling Valley Office Park is a professional park that features three, three-story brick-masonry

buildings. Access and parking are provided by asphalt paved roadways and parking spaces.

Concrete and brick sidewalks and curb and gutter assemblies delineate the paved areas and direct

surface water towards storm water inlets. The property was constructed in the late 1980’s.

The purpose of our investigation work was to evaluate the asphalt pavement, concrete sidewalks

and concrete curb and gutter assemblies to determine existing conditions and to provide

recommendations for needed remedial work. In order to accomplish this, we performed the

following tasks.

1. The asphalt-paved areas were visually examined to determine general conditions and

the extent of needed repairs.

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2. Core samples of the pavement in the parking lots and roadways were obtained at six

locations to evaluate in-place conditions and construction profile of the pavement. All

sampled areas were repaired by a contractor retained by our office.

3. The concrete site elements (curb and gutter assemblies and sidewalks) were visually

examined to determine general conditions and the extent of needed repairs.

Our work included only limited sampling and no testing of any components was performed.

Consequently, some evaluations/opinions expressed in this report are based on assumptions

regarding such matters as concealed details, construction profile, condition of internal

components, etc.

FINDINGS AND COMMENTS

A representative from our office visited the property on August 17, 2018, to assess the current

conditions of the pavement and concrete site elements.

Asphalt-paved Parking Areas and Roadways

The parking areas and roadways appeared to be in fair to poor condition. The following deficiencies

and items of concern were observed during our inspection.

1. Interconnected cracks (alligatoring) were observed in many locations throughout the

roadways (see Photograph 1). Interconnected cracking constitutes broken (failed)

pavement, the pieces of which will eventually dislodge forming potholes. Potholes

had formed in a few areas where interconnected cracking had occurred (see

Photograph 2).

2. Simple (unconnected/singular) cracking was observed in several areas (see

Photograph 3 and 4). In many instances, these cracks can telegraph through the

pavement layers down to the subgrade.

3. The surface of the asphalt pavement appeared to be oxidized and weathered due to

exposure to ultraviolet light. The pavement surface exhibited exposed aggregate,

which can be caused by weathering (age), water, traffic, deicing agents, etc. These

conditions are typical for a pavement of this age (see Photograph 5).

Concrete Site Elements

The concrete curb and gutter and sidewalk assemblies appeared overall to be in fair condition. The

following deficiencies were observed during our inspection.

1. Cracked/broken sections of curb and gutter were observed in many locations. Pieces

of the curb were missing in areas of curb and gutter assemblies along the unit

sidewalks, posing a trip hazard (see Photograph 6).

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2. A number of sections of curb and gutter had heaved/sunken, which can impede the

flow of storm water (see Photograph 7). Several sections in the parking area had been

overlayed with asphalt to compensate for the severe settlement (see Photograph 8).

3. At the entrance to Unit 9314, the handicap ramp does not meet the minimum

requirements of the Americans with Disabilities Act (ADA) code (see Photograph 9).

4. The concrete dumpster pad and associated curb and gutters were cracked, settled

and deteriorated (see Photograph 10).

5. Several sections of sidewalk had developed minor cracks due to the downspout

piping placed within the slab (see Photograph 11).

SAMPLING

Samples (cores) were obtained from six (6) representative locations by a qualified contractor

(Phoenix Core Drilling). Both failed pavement (see Photograph 12) and sound pavement areas were

sampled (see Photograph 13). During the sampling, the subgrade was examined to identify the

subbase material and compaction qualities.

The cores sampling revealed an average pavement profile between 3 inches to 4 inches in

thickness, with the surface layer placed in 2013 only measuring an average 1.5 inches thick. In

the sampled areas #1 through #5, the surface layer was de-bonded from the base layer (see

Photograph 14). De-bonding occurs when emulsified asphalt adhesives (tack coat) are not present.

The sub-base in the sampled locations consisted of a compactable stone material (see Photograph

15). The subbase appeared to be well compacted and in good condition in all sampled areas.

CONCLUSIONS AND RECOMMENDATIONS

Based on our visual survey and sampling of the pavement, as well as our experience with similar

projects, it is our opinion the pavement should have a remaining serviceable life of four to six

years. Due to the minimal thickness of pavement found from the core sampling, it is our

recommendation that a maintenance plan be established that includes the following

recommendations.

Concrete Site Elements

1. Remove and replace settled, cracked and damaged concrete curb and gutter

assemblies.

2. Remove and replace the handicap ramp at Unit 9314. The new ramp should meet

the ADA requirements.

3. Remove and replace the deteriorated dumpster pad and associated curb and gutter

assemblies.

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Pavement

1. Remove and replace areas of interconnected cracking and potholes at a six-inch

thickness.

2. Fill all cracks wider than an 1/8-inch using a rubberized hot pour material.

3. Replace the speed bumps at the original locations or as designated by

Owner/Engineer.

OPINIONS OF CURRENT PROBABLE COSTS

Presented below are our opinions of current probable costs for the recommended work. It should

be noted that these costs are rough estimates and accordingly should be used for preliminary

budget purpose.

• Concrete Site Elements ………………………….………………… $6,500.00 - $8,000.00

• Pavement Repairs………………………………………......….……. $24,000.00 - $29,000.00

FINAL COMMENTS

Although our evaluation was confined to visual examination of exposed surfaces and limited

sampling, we believe it was sufficient for us to form a reasonable judgment of the existing general

conditions. In addition, our findings regarding specific defects do not include locations of all similar

conditions throughout the project.

When remedial repair work is to proceed, it is strongly recommended that the services of a

professional engineering firm (such as ETC) be retained to:

• Develop the necessary design documents so that competitive bidding can be obtained

from qualified contractors;

• Help solicit and/or review bids; and

• Inspect the work performed to help assure compliance with the contract documents and

industry standards.

Due to the general nature of our scope of work, no responsibility can be assumed for latent defects

that may appear in the future, for items that were not examined, or for differing opinions of others.

In addition, we cannot warrant or guarantee the pavement and concrete site elements.

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We appreciate this opportunity to be of service. If any questions arise, or if we can be of further

assistance, please feel free to contact us.

Very truly yours,

ENGINEERING AND TECHNICAL

CONSULTANTS, INC.

Ron Brookman Kyle Parsons, RS, RRC

Project Consultant Project Manager

ATTACHMENTS: Photographs

PHOTOGRAPHS

ROLLING VALLEY OFFICE PARK PHOTOGRAPHS

ETC PROJECT M8-3510

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Photograph 1 – Interconnected cracking in the lower roadway leading to the

dumpsters.

Photograph 2 – Upper roadway with interconnected cracking causing a pothole.

ROLLING VALLEY OFFICE PARK PHOTOGRAPHS

ETC PROJECT M8-3510

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Photograph 3 – Roadway simple cracking at a core sample location.

Photograph 4 – View of simple cracking in the roadway. Note area of sliding pavement.

ROLLING VALLEY OFFICE PARK PHOTOGRAPHS

ETC PROJECT M8-3510

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Photograph 5 – Oxidized pavement with exposed aggregate (surface stone).

Photograph 6 – Chipped/cracked section of curb causing a trip hazard.

ROLLING VALLEY OFFICE PARK PHOTOGRAPHS

ETC PROJECT M8-3510

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Photograph 7 – Cracked and heaved section of curb and gutter assembly.

Photograph 8 – Settled and disjointed curb and gutter assembly overlayed with

asphalt.

ROLLING VALLEY OFFICE PARK PHOTOGRAPHS

ETC PROJECT M8-3510

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Photograph 9 – Handicap ramp not in compliance with ADA requirements.

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Photograph 10 – Deteriorated concrete dumpster pad and cracked/settled curb and

gutters.

ROLLING VALLEY OFFICE PARK PHOTOGRAPHS

ETC PROJECT M8-3510

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Photograph 11 – Cracked sidewalk section. Note the damaged section of curb and

gutter.

Photograph 12 – Core sample located in are of failed pavement.

ROLLING VALLEY OFFICE PARK PHOTOGRAPHS

ETC PROJECT M8-3510

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Photograph 13 – Core sample located in and area of good pavement.

Photograph 14 – View of core samples. Note the de-bonded surface layer of pavement

installed in 2013.

ROLLING VALLEY OFFICE PARK PHOTOGRAPHS

ETC PROJECT M8-3510

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Photograph 15 – Compactable stone subbase below the pavement.