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About Seal Coating

Asphalt Sealing, or seal coating, is simply laying a thin protective layer over asphalt-based pavement to give it a protective layer of protection against the elements: oil, water, and U.V. The positive effects of asphalt sealing have long been debated. Some claim that asphalt sealing increases the lifespan of the pavement, but again, there’s no evidence that backs up those claims. Asphalt sealing can damage the pavement by creating cracks. The excessive water and oil that can be soaked into the asphalt also weaken its structural integrity. And the chemical fumes emitted during asphalt sealing can also be harmful to humans.

With all of that in mind, it’s not surprising that many business owners, when they set out to perform asphalt sealing, opt to go the non-per square foot route. The costs are much lower, often no more than a few cents per square foot. And the benefits of lower cost and improved performance are well-known. After all, if you want to save money, you want to reduce your operation costs.

But that brings us to our next question: Are asphalt sealing pads a good solution for parking lots, blacktop driveways, or other paved surfaces? As with any typical maintenance procedure, regular maintenance is the best way to reduce the cost of asphalt sealing. Sealing at least annually will help keep dust, pollen, and other pollutants from making their way onto your paved surfaces. It will also help protect your driveway from water damage, as well as mold and algae growth, both of which cause a lot of problems to homeowners.

Now let’s look at how often you should reseal your asphalt surfaces, especially if you’re going to go the non-per square foot route. The key, again, is regular maintenance. And as it turns out, the best time to perform asphalt sealing and resealing are during the cold winter months. There’s even been some recent evidence suggesting that the best time for asphalt sealing and resealing is during the fall when temperatures are quite low.

Why is that? Fall is when most asphalt-based park finishes and protective coatings need to be applied. Asphalt-based park finishes are very weather-resistant, but that doesn’t mean that they’re impervious to the elements. The rainy spring weather can still cause problems, as can heavy snow, ice, and even dew. So, by applying the protective coatings only during the wet winter months, you’ll be doing your park and business no favors, and in the end, your asphalt sealing and resealing efforts will be wasted.

Here’s why: Asphalt seal coats are extremely dense. Think about asphalt sealing and resealing – it’s the same product, just in a different form. And that means that you have to apply a lot less of it to achieve the same degree of protection. That’s why a lot of asphalt maintenance and repair companies (which specialize in asphalt sealing and resealing) will advise you to apply a minimum of three or four gallons of asphalt-based protectant per square foot of paved area. In other words, if you have a parking lot of ten thousand square feet, you’d want to apply three gallons per every twenty-five feet of the paved area.

If you were to apply that kind of service to your asphalt driveway, you could expect to pay anywhere from three to five dollars per square foot. Now consider that the average cost of asphalt sealing and resealing is only about two or three dollars per square foot. Multiply those two by the number of feet of asphalt you’re going to need to cover (per your parking lot, for example), and you quickly come to understand how much asphalt sealing and resealing would cost you. Applying the service yourself would cost you at least a thousand dollars or more. Not very appealing, I’d say.

But, don’t give up just yet – there are other ways to protect your asphalt driveway seal coating and resealing investment, and they won’t cost you nearly as much, so don’t rule them out just yet. One of those ways is called flashings, which are like raised bumps along the edge of your driveway that will serve as an additional traction aid when you drive over it. The average cost of installing these would be about two hundred dollars, with the total installed cost running into the thousands. Another less expensive alternative is a thin film of asphalt seal coating that has a plastic protective layer between it and the ground, as opposed to flashing. It’s about as thick as standard asphalt, which would then have to be applied to your asphalt driveway seal coating and resurfacing project in much the same way.

About Clayton, Missouri

The architecture of central Clayton reflects its economic activity and eras of growth. An impressive collection of mid-century modern low and high rise structures contrast with earlier mansions, stores and flats. Its surrounding residential neighborhoods maintain a dense, walkable character and were largely developed in the prewar era. These neighborhoods consist of brick walkups, apartment buildings, mansions and modest single family homes centered around several small business districts.

Claverach Park is a residential neighborhood bounded by Wydown Boulevard on the north, Ridgemoor Drive and Big Bend Boulevard on the east, Clayton Road on the south, and Audubon Drive on the west. The neighborhood was planned in the early 1920s by Julius Pitzman who avoided a traditional street grid in favor of curvilinear streets lined by stately trees, one centrally located neighborhood park, and 9 pocket parks. Oak Knoll Park, Clayton's second largest park and the former home to the St. Louis Academy of Science, is located in the neighborhood.

Clayshire is a suburban neighborhood bounded by Forest Park Parkway on the north, Interstate 170 on the east, Clayton Road on the south and the Ladue city limit to the west and includes the subdivision of Tanglewood. Unlike Clayton's denser prewar residential neighborhoods, Clayshire is characterized by a more postwar suburban development pattern. Neighborhood parks include Anderson Park, Clayshire Park, and Whitburn Park as well as a pedestrian underpass beneath I-170 that connects to Shaw Park. There is a small commercial area at the intersection of Clayton Road and Brentwood Boulevard.

A large residential neighborhood, Davis Place is characterized primarily by single family homes with some apartment buildings along Hanley Road and Brentwood Boulevard. Its boundaries are Forest Park Parkway on the north, Hanley Road on the east, Clayton Road on the south, and Brentwood Boulevard on the west. The neighborhood includes the subdivisions Country Club Place, Country Club Court, and Remmerts. Davis Place is also home to the Shops of Clayton commercial corridor along Clayton Road.

Part of the Hi-Pointe–DeMun Historic District, DeMun is primarily a residential neighborhood on the eastern edge of Clayton. It is a dense and walkable neighborhood characterized by brick and limestone prewar apartment blocks, single family homes and small commercial areas centered around DeMun Avenue and Clayton Road. The neighborhood is also home to Concordia Seminary, the South Campus of Washington University, and three public parks (Concordia, DeMun, and Henry Wright).

The boundaries of DeMun in Clayton are Concordia Seminary's northern property line and Northwood Avenue, the St. Louis city limit to the east, Clayton Road to the south, and Big Bend Boulevard to the west.

Downtown Clayton is the seat of St. Louis County government and home to its headquarters campus. In addition, the neighborhood is home to four of the St. Louis region's seven Fortune 500 headquarters; Centene Corporation, Emerson Electric, Graybar, and Olin Corporation. Commerce Bank, Energizer, the Regional Business Council and the St. Louis Club are located here as well. Downtown Clayton is known for its many restaurants and cafes and hosts the St. Louis Art Fair during September each year. Recently, the neighborhood has entered a period of significant redevelopment and new construction with the opening of the Two Twelve Clayton and Ceylon apartment buildings in 2017, Centene Plaza C in 2019, and Forsyth Pointe in 2023. As of 2022, downtown Clayton had seven projects, worth approximately $600 million, either in development or under construction.

The boundaries of downtown Clayton are Maryland Avenue on the north, the University City limit on the east, Forest Park Parkway on the south, and Brentwood Boulevard on the west. The neighborhood is served by MetroLink via the Blue Line at the Clayton and Forsyth stations.

Like Clayton's other urban, walkable neighborhoods, the Moorlands is characterized by large, prewar masonry apartment buildings and single family homes with high-rise apartment buildings along Hanley Road and a small commercial district at the intersection of Hanley and Wydown Boulevard. Most of the single family homes are concentrated east of Glenridge Drive while most of the apartment buildings are concentrated to the west. The neighborhood's boundaries are Wydown Boulevard on the north, Audubon Drive on the east, Clayton Road on the south, and Hanley Road on the west.

North Clayton is a dense, walkable set of neighborhoods that encompass all of Clayton north of Maryland Avenue. The area is mostly made up of densely packed single family homes with office, apartment and condo buildings located primarily between Meramec Avenue and Brentwood Boulevard. Commercial corridors include Meramec and Maryland avenues. The neighborhood is home to Kol Rinah synagogue, St. Joseph Catholic Church, the Mid County branch of the St. Louis County Library, and Centene's corporate training center. Neighborhood parks include Taylor Park and Hanley Park which includes the historic Hanley House.

Subdivisions within North Clayton include the Bemiston additions, Clayton Gardens, Colonial Park, Hanley Place, and Maryland Terrace. Its boundaries to the north and east are the city limits with University City, its southern boundary is Maryland Avenue, and its western boundary is the Ladue city limit.

Other neighborhoods and subdivisions within Clayton include Brentmoor and Brentmoor Park, Carrswold, Ellenwood, Forest Ridge, Hillcrest, Parkside, Skinker Heights, Southmoor, Tesson, Tuscany Park, Wydown Forest, and Wydown Terrace.

In the St. Louis region, Clayton is well known for housing a wealthy, educated, professional, and often dual-income population.

The 2020 United States census counted 17,355 people, 5,587 households, and 3,275 families in Clayton. The population density was 6,914.3 per square mile (2,674.1/km). There were 6,061 housing units at an average density of 2,414.7 per square mile (933.9/km). The racial makeup was 71.37% (12,386) white, 8.07% (1,400) black or African-American, 0.16% (28) Native American, 12.88% (2,235) Asian, 0.01% (2) Pacific Islander, 1.04% (181) from other races, and 6.47% (1,123) from two or more races. Hispanic or Latino of any race was 3.6% (609) of the population.

Of the 5,587 households, 28.8% had children under the age of 18; 50.2% were married couples living together; 27.8% had a female householder with no husband present. Of all households, 34.5% consisted of individuals and 10.4% had someone living alone who was 65 years of age or older. The average household size was 2.2 and the average family size was 2.9.

16.8% of the population was under the age of 18, 25.4% from 18 to 24, 21.7% from 25 to 44, 21.3% from 45 to 64, and 11.3% who were 65 years of age or older. The median age was 29.5 years. For every 100 females, the population had 97.9 males. For every 100 females ages 18 and older, there were 96.2 males.

The 2016-2020 5-year American Community Survey estimates show that the median household income was $108,387 (with a margin of error of +/- $9,440) and the median family income was $157,621 (+/- $21,434). Males had a median income of $54,146 (+/- $10,043) versus $36,023 (+/- $10,664) for females. The median income for those above 16 years old was $42,336 (+/- $3,903). Approximately, 6.2% of families and 8.0% of the population were below the poverty line, including 5.2% of those under the age of 18 and 2.8% of those ages 65 or over.

As of the census of 2010, there were 15,939 people, 5,322 households, and 2,921 families living in the city. The population density was 6,427.0 inhabitants per square mile (2,481.5/km). There were 6,321 housing units at an average density of 2,548.8 per square mile (984.1/km). The racial makeup of the city was 78.0% White, 8.2% African American, 0.2% Native American, 10.8% Asian, 0.4% from other races, and 2.4% from two or more races. Hispanic or Latino of any race were 3.1% of the population.

There were 5,322 households, of which 26.3% had children under the age of 18 living with them, 46.3% were married couples living together, 6.7% had a female householder with no husband present, 1.9% had a male householder with no wife present, and 45.1% were non-families. 37.5% of all households were made up of individuals, and 11.2% had someone living alone who was 65 years of age or older. The average household size was 2.12 and the average family size was 2.86.

The median age in the city was 29.2 years. 15.8% of residents were under the age of 18; 27.6% were between the ages of 18 and 24; 23.3% were from 25 to 44; 21.6% were from 45 to 64; and 11.8% were 65 years of age or older. The gender makeup of the city was 50.9% male and 49.1% female.

As of the census of 2000, there were 12,825 people, 5,370 households, and 2,797 families living in the city. The population density was 5,164.4 inhabitants per square mile (1,994.0/km). There were 5,852 housing units at an average density of 2,356.5 per square mile (909.8/km). The racial makeup of the city was 84.94% White, 7.77% Black or African American, 0.12% Native American, 5.62% Asian, 0.03% Pacific Islander, 0.29% from other races, and 1.22% from two or more races. Hispanic or Latino of any race were 1.49% of the population.

There were 5,370 households, out of which 25.9% had children under the age of 18 living with them, 43.4% were married couples living together, 6.7% had a female householder with no husband present, and 47.9% were non-families. 40.4% of all households were made up of individuals, and 11.8% had someone living alone who was 65 years of age or older. The average household size was 2.09 and the average family size was 2.90.

In the city, the population was spread out, with 20.1% under the age of 18, 10.7% from 18 to 24, 32.3% from 25 to 44, 22.6% from 45 to 64, and 14.3% who were 65 years of age or older. The median age was 37 years. For every 100 females, there were 100.5 males. For every 100 females age 18 and over, there were 98.0 males.

The median income for a household in the city was $64,184, and the median income for a family was $107,346. Males had a median income of $64,737 versus $42,757 for females. The per capita income for the city was $48,055. About 5.0% of families and 7.7% of the population were below the poverty line, including 9.5% of those under age 18 and 3.2% of those age 65 or over.

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