Parking lot sealcoating in Martis Camp.

What the work involves

A lot gets the same treatment as a driveway on a bigger scale and a tighter schedule. Clean, crack seal, sealcoat, restripe. Most occupied lots get phased in sections so the property keeps working while the sealer cures.

Why it matters at this elevation

Sealcoating up here is protection, not decoration, although the black finish is a fair bonus. It shields the asphalt binder from ultraviolet light, closes off the fine surface porosity that lets water wick in, and gives plow blades a sacrificial surface to scrape instead of the pavement.

Pavement in this range spends a long stretch under snow and then a long stretch cycling between melt and overnight refreeze. The refreeze does the damage. Water that ran into a crack at two in the afternoon is ice by nine at night, and ice takes up more room than the water did.

How the job runs

We work to the weather rather than against it. Sealer needs warm dry pavement going down and dry hours behind it, so a job gets moved rather than forced when a storm builds. A rushed application in marginal conditions costs an owner more than the delay ever did.

Martis Camp pavement specifically

The pavement here is newer than most of what we maintain, and it is held to a standard. Long private drives, association roadways, and amenity lots where finish quality is part of the point. Newer asphalt is exactly the pavement that pays the most from staying on a maintenance cycle instead of waiting for problems.

Martis Camp is the Truckee area’s premier gated community, and the Martis Camp Community Association is a Sutton Co.

A coating on this pavement is protection against sun and water, not a repair. Where the surface has gone past protection, we say so rather than paint over it.

Martis Camp sits at roughly 6,000 feet, and the pavement around it behaves accordingly. More on the area on our Martis Camp service area page. We work the same corridor across the Truckee area, and the pavement guides go deeper on the physics if you want it.

Questions