Case Study Overview
How Rimkus Delivered Construction Observation for Outdoor Parking Lot Milling and Repaving, Five-Phase Indoor Covered Parking Grind and Pave, Expansion Joint Rehabilitation, Concrete Pad Replacement, and Site Improvements at an Occupied Commercial Retail Property in Toronto, Ontario
A Rimkus Pavement Engineering engagement delivered construction observation and payment certification services for a 2020 pavement rehabilitation and site improvement program at a commercial retail property in Toronto, Ontario on behalf of Loblaw Properties Limited. The program addressed outdoor parking lot rehabilitation across two phases, a five-phase indoor covered parking grind and pave program, expansion joint gland system replacement and slab edge repair, concrete pad replacement, catch basin frost treatment and grade adjustment, and traffic signal loop installation. Rimkus conducted 4 observation visits from August 13 through August 29, 2020, coordinated third-party geotechnical compaction and gradation testing, and certified substantial performance on August 31, 2020.
Who this is for: Commercial property owners, retail property managers, real estate investment trusts, institutional asset managers, and property management companies planning outdoor parking lot rehabilitation, indoor or covered parking grind and pave programs, expansion joint repair, or comprehensive site improvement programs on occupied commercial retail properties requiring independent construction observation, geotechnical testing coordination, payment certification, and substantial performance certification.
What We Did
- Provided construction observation for a multi-phase pavement rehabilitation and site improvement program encompassing outdoor parking lot milling and repaving, five-phase indoor covered parking grind and pave, expansion joint gland system and slab edge repair, concrete pad replacement, catch basin improvements, and traffic signal loop installation.
- Conducted 4 observation visits from August 13 through August 29, 2020, coordinating third-party geotechnical testing during Phase 2 outdoor parking lot rehabilitation and issuing written observation reports after each visit.
- Issued Payment Certificate 2 (Holdback) on November 3, 2020, recommending payment of $37,064.57 (incl. HST) and certified substantial performance on August 31, 2020, under Section 32 of the Ontario Construction Lien Act.
How We Helped
- Observed and documented geotechnical proof roll testing of the exposed granular base during Phase 2 outdoor rehabilitation, and coordinated third-party compaction and gradation testing on binder and surface course asphalt at OR4, with results confirmed satisfactory to specification requirements before the program closed out.
- Directed the contractor to arrange flagman traffic control at the parking lot entrance during Phase 1 outdoor milling operations, protecting customers and delivery vehicles from entering active construction areas in an occupied commercial retail parking lot.
- Directed quality control testing for concrete works per OPSD standards at OR1, and confirmed geotechnical QC testing compliance per OPSD at OR3 and OR4, providing Loblaw Properties Limited with documented evidence of material compliance throughout the program.
|
SERVICE LINE |
SECTOR |
LOCATION |
ENGAGEMENT LEAD |
|---|---|---|---|
|
Pavement Engineering |
Commercial Retail |
Toronto, Ontario |
Aravind Perumalsamy, M.Eng., P.Eng., PMP®, LEED GA — Rimkus BES, Canada |
|
4 |
2 |
5 |
2 |
|---|---|---|---|
|
OBSERVATION VISITS |
OUTDOOR PHASES |
INDOOR SUB-PHASES |
CHANGE ORDERS |
What Was the Challenge? Outdoor and Indoor Parking Rehabilitation at an Occupied Retail Property
A commercial retail property in Toronto, Ontario operated by Loblaw Properties Limited required comprehensive pavement rehabilitation and site improvements across both its outdoor parking areas and indoor covered parking facility. The existing outdoor asphalt across the parking lots and roadway had reached the end of its useful life, and the indoor covered parking required grinding and repaving, a more technically demanding scope than standard outdoor rehabilitation given the confined access and occupied retail conditions above.
Additional scope elements included expansion joint gland system replacement and slab edge repair using elastomeric concrete, concrete pad replacement in the outdoor lot, catch basin frost treatment and grade adjustment, and traffic signal loop installation at the right and left turn lanes. Executing this full program on an occupied retail site required careful phasing and traffic management to maintain customer and delivery access throughout.
Loblaw Properties Limited retained Rimkus to provide independent construction observation, geotechnical testing coordination, payment certification, and substantial performance certification for the full program.
“Rehabilitating both outdoor parking and indoor covered parking at the same time, on an occupied retail site, requires phased construction observation that keeps customers safe and moving at every stage. On this program, 4 observation visits across a three-week construction period covered every phase from indoor grind and pave through outdoor surface course completion.” – Aravind Perumalsamy, Practice Leader, Pavement Engineering
Technical Scope: Outdoor, Indoor, and Site Improvement Works
The 2020 rehabilitation program addressed the following systems, with Rimkus providing construction observation throughout:
- Indoor Covered Parking Grind and Pave (5 Sub-Phases, Phase 1): Grinding of existing asphalt across the indoor covered parking area in 5 sequential sub-phases, with temporary line painting applied daily in each sub-phase to maintain vehicular parking throughout the program. Temporary fencing removed and reinstated for each sub-phase. Asphalt repaving of each sub-phase following grinding.
- Expansion Joint Gland System Replacement (Phase 1 / CO1): Removal of existing emcrete and joint sealant at indoor parking expansion joints; supply and installation of a full preformed CS Series expansion joint gland system.
- Expansion Joint Slab Edge Repair (CO1): Cleaning of existing expansion joint slab edges and repair using elastomeric concrete.
- Concrete Pad Replacement (Phase 1 / Lot A): Excavation of existing concrete pads in the outdoor parking area; supply and installation of CSA 32 MPa replacement concrete pads; joint rubber sealant installation.
- Outdoor Parking Lot Milling and Repaving (Phase 2): Milling and removal of existing binder and surface course asphalt across outdoor parking areas; grading of existing granular base with 19 mm crushed run limestone; geotechnical proof roll testing of exposed subgrade; binder course and surface course asphalt placement; line painting and marking.
- Roadway Asphalt Paving (CO1): All asphalt paving works for the roadway area completed on Saturday with weekend premium; asphalt plant kept open for Saturday completion.
- Catch Basin Works: Frost treatment of existing catch basins; raising of catch basins to proper drainage elevation to match new asphalt depth.
- Traffic Signal Loops (CO2): Supply and installation of new traffic signal loops at right turn lane and left turn lane.
- Traffic Management: Reflective construction cones, free-standing fencing, and signage to block off active work areas; flagman at parking lot entrance during Phase 1 milling operations to divert customers away from active construction.
Note on Methods and Limitations
Observation reports are intended to comment only on operations and items that were visible or being undertaken at the time of each site visit. They do not constitute continuous inspection of the work. The contractor remains solely responsible for all health and safety requirements at the site, fire hazard management, construction techniques, and compliance with all applicable laws and regulations.
The Process: Four Observation Visits
Rimkus conducted 4 observation visits from August 13 through August 29, 2020.
- Observation Report (OR) #1 (August 13 and 14, 2020): Contractor commenced Phase 1 works. Existing emcrete and joint sealant removed from indoor covered parking expansion joints. Existing concrete pad excavated in outdoor parking lot (Lot A). New rubber sealant installed at expansion joints; new concrete pads cast. Contractor directed to follow OPSD quality control testing standards for all concrete works.
- OR2 (August 18, 2020): Phase 1 outdoor milling commenced. Contractor milling existing asphalt from the outdoor parking lot in Phase 1 scope; milled material removed from site. Contractor directed to arrange a flagman at the parking lot entrance to divert customers away from the active Phase 1 construction area.
- OR3 (August 28, 2020): Phase 1 outdoor surface course asphalt complete and parking lot opened to the public. Phase 2 outdoor rehabilitation underway: existing binder and surface course asphalt excavated and removed; granular base graded with 19 mm crushed run limestone. Geotechnical representative on site to conduct proof roll testing on the exposed granular base to identify any areas of inadequate base strength. Contractor directed to follow OPSD quality control testing standards.
- OR4 (August 29, 2020): Phase 2 subbase grading complete with 19 mm crushed run limestone. Catch basin frost treatment completed; catch basins raised to proper drainage elevation to match new asphalt depth. Surface course asphalt placed on compacted binder course. Geotechnical representative from GeoPro on site to perform compaction testing and collect samples for gradation testing on binder and surface course asphalt; results confirmed satisfactory to specification requirements. Contractor directed to follow OPSD quality control testing standards.
Key Observations and Corrective Directions
|
Observation |
Report |
Direction and Outcome |
|---|---|---|
|
Indoor expansion joint emcrete removed and new rubber sealant and concrete pads installed; OPSD concrete QC testing not yet confirmed |
OR1 (August 13 and 14, 2020) |
Contractor directed to follow OPSD quality control testing standards for all concrete works |
|
Phase 1 outdoor milling underway; customers able to enter active construction area |
OR2 (August 18, 2020) |
Contractor directed to arrange a flagman at the parking lot entrance to divert customers away from the Phase 1 work area |
|
Phase 2 exposed granular base requiring subgrade performance verification before paving |
OR3 (August 28, 2020) |
Geotechnical representative on site for proof roll testing of exposed granular base; areas of inadequate base strength identified before asphalt placement proceeded; OPSD QC testing directed |
|
Surface course asphalt placed on compacted binder course in Phase 2 |
OR4 (August 29, 2020) |
GeoPro on site for compaction testing and gradation testing; results confirmed satisfactory to specification requirements; OPSD QC testing confirmed |
Payment Certification and Substantial Performance
|
Certificate |
Date |
Amount |
Notes |
|---|---|---|---|
|
PC2 Holdback |
November 3, 2020 |
$37,064.57 (incl. HST) |
Holdback release recommended to Ashland Paving Ltd. following substantial performance certification and documentation review. Contractor invoice, WCB clearance, insurance, and statutory declaration reviewed. |
|
Substantial Performance |
August 31, 2020 |
Form 6 signed October 29, 2020 |
Certified under Section 32 of the Ontario Construction Lien Act. Owner: Loblaw Properties Ltd. Contractor: Ashland Paving Company Ltd. Payment certifier: Aravind Perumalsamy, M.Eng., EIT — IRC Building Sciences Group. |
Construction Change Orders
|
Certificate |
Date |
Amount (excl. HST) |
Notes |
|---|---|---|---|
|
CO1 |
August 17, 2020 |
+$26,100 |
Four items of additional work: (1) expansion joint gland system replacement (CS Series preformed gland, $9,500); (2) expansion joint slab edge repair with elastomeric concrete ($4,500); (3) indoor covered parking grind and pave in 5 sub-phases with daily temporary line painting ($3,850); (4) roadway asphalt paving on Saturday with weekend labour and plant premium ($8,250) |
|
CO2 |
August 31, 2020 |
+$4,600 |
Supply and installation of traffic signal loops at right turn lane and left turn lane (2 units at $2,300 per unit) |
The Value Delivered
Geotechnical testing coordinated at the critical subgrade stage. Geotechnical proof roll testing of the exposed granular base during Phase 2 rehabilitation, and compaction and gradation testing on binder and surface course asphalt at OR4, provided Loblaw Properties Limited with documented evidence of subgrade performance and material quality before the surface course was placed. GeoPro results confirmed satisfactory to specification requirements. Base deficiencies identified through proof roll testing were addressable at OR3 before asphalt placement proceeded.
Customer access protected throughout an occupied retail program. Directing the contractor to place a flagman at the parking lot entrance during Phase 1 outdoor milling protected customers from entering active milling operations. Five indoor covered parking sub-phases, each with daily temporary line painting, maintained vehicular parking access in the covered facility throughout the indoor grind and pave program.
Concrete and expansion joint works documented at OR1. Observation at OR1 confirmed removal of existing emcrete and joint sealant, installation of new rubber sealant at expansion joints, and casting of new concrete pads at OR1, with an OPSD concrete QC testing direction formally recorded in the observation report at the earliest stage of the program.
Substantial performance certification supported contract closeout. Substantial performance was certified August 31, 2020, under Section 32 of the Ontario Construction Lien Act, and the holdback release certificate issued November 3, 2020, recommended payment of $37,064.57 (incl. HST) following review of all required contractor documentation.
Why Rimkus Built Environment Solutions
Parking lot and covered parking rehabilitation on an occupied commercial retail property requires construction observation that spans multiple scopes: outdoor asphalt rehabilitation, indoor grind and pave with daily access maintenance, expansion joint and concrete works, catch basin adjustments, and traffic system installation. Rimkus Pavement Engineering provides independent observation, geotechnical testing coordination, payment certification, and substantial performance certification that gives commercial property owners a complete documented record from first site visit through holdback release.
Rimkus Pavement Engineering serves commercial property owners, retail property managers, real estate investment trusts, institutional asset managers, condominium corporations, residential housing providers, and property management companies requiring technical consulting for outdoor parking lot and covered parking rehabilitation, pavement condition assessments, design and specifications, construction observation, geotechnical testing coordination, payment certification, and substantial performance certification across commercial and residential properties throughout Canada.
Key Takeaways for Commercial Property Owners and Property Managers
What Every Commercial Property Owner Should Know About Combined Outdoor and Covered Parking Rehabilitation
- Combining outdoor parking lot rehabilitation with indoor covered parking grind and pave in a single program requires careful phasing. Daily temporary line painting in each indoor sub-phase is a practical method for maintaining vehicular parking access in the covered facility throughout the grind and pave program without closing the entire area at once.
- Expansion joint rehabilitation (gland system replacement and slab edge repair using elastomeric concrete) is technically distinct from standard asphalt work and requires specific materials and methods documentation. Independent observation at the expansion joint stage provides the property owner with a written record of what was installed before the program moves on.
- Proof roll testing of the exposed granular base before outdoor asphalt placement identifies weak subgrade areas that would cause premature pavement failure if covered by asphalt without repair. Coordinating geotechnical testing at this milestone is a standard part of independent construction observation on outdoor parking lot rehabilitation programs.
- Flagman traffic management at the parking lot entrance during active milling operations is an important protection on occupied retail sites. Independent observation documents whether the contractor is implementing the required traffic management controls at every visit.
- Substantial performance certification under the Ontario Construction Lien Act starts the holdback release clock. Payment certification tied to independent observation and documented contractor compliance gives the property owner a defensible basis for releasing the holdback.
Related Services
- Pavement Engineering
- Parking Lot and Covered Parking Rehabilitation
- Construction Observation
- Pavement Condition Assessments
- Design, Specifications, and Tender Management
Frequently Asked Questions
Connect with Our Expert
Aravind Perumalsamy, M.Eng., P.Eng., PMP®, LEED GA
Practice Leader, Pavement Engineering
+1 647 231 1244
[email protected]
View Aravind’s Expert Profile
Aravind holds a Master of Engineering in Civil Engineering from Carleton University and a Project Management Professional (PMP) designation from PMI. His expertise covers pavement observation, geotechnical investigation, drainage assessment, cost estimation, tender analysis, and award recommendation, with contributions to large-scale highway construction, condominium development, and parking lot pavement programs.
This case study is intended to provide general information and insights into prevailing industry practices. It is not intended to constitute, and should not be relied upon as, legal, technical, or professional advice. The content does not replace consultation with a qualified expert or professional regarding the specific facts and circumstances of any particular matter.