HOA PARKING LOT RECONSTRUCTION
O'Keefe Court Condominium, 41,000 Sq Ft of Circular Parking Lot, Rebuilt While Residents Stayed Home
📍 Long Island, NY
📅 Completed: Long Island, NY
🏗 41,000 sq ft
Completed in 2 days
41,000 sq ft
Total Area
180 spaces
Parking Capacity
3" + 4"
Asphalt Section
3
Catch Basins Replaced
Phased
Resident Access
LONG ISLAND'S ASPHALT CONTRACTOR
A Parking Lot Shaped Like a Donut, Surrounded by Residents Who Needed to Get In and Out Every Day
O'Keefe Court is one of those jobs that looks straightforward on paper until you actually walk the property. A condominium parking lot. Needs to be repaved. Full reconstruction.
Then you see the layout.
The lot is built in a circular donut configuration — a single continuous loop with a connecting driveway approach, residential buildings sitting on all sides. There's no section of this lot that doesn't have a building on one side and another section of the lot on the other. Every piece of equipment, every haul truck, every pass of the paving machine has to work within that geometry without ever fully cutting off resident access to their homes.
The pavement itself had reached the point where patching had stopped being an option years earlier. Widespread alligator cracking across the main loop, three failing catch basins that were allowing standing water to pool in the interior of the donut after every rain event, and base failures in sections that had been patched and repatched without the underlying drainage issues ever being addressed.
The HOA board had been managing this lot with annual maintenance contracts for years. Each year, slightly more of the lot needed attention. The math had finally turned — another year of patch work would cost more than doing it right, once. This was the year to do it right.
Aerial documentation — the full circular lot layout, O'Keefe Court, Long Island
.webp)
Fiorini crew on site — O'Keefe Court reconstruction
THE APPROACH
Everything Starts With the Drainage — and a Phasing Plan That Keeps 180 Parking Spaces Partially Open
The first conversation with the HOA board wasn't about asphalt. It was about drainage. The three failing catch basins in the lot's interior were the root cause of most of the surface damage — standing water had been softening the base course repeatedly, and each patch job over a wet base was essentially temporary from the day it was laid.
Before any milling equipment rolled onto the property, the drainage plan was finalized: all three catch basins would be excavated and replaced with new precast concrete structures, drainage grades throughout the interior of the loop would be corrected to direct water toward the new basins, and the full drainage system would be operational before new asphalt went down over any section.
The phasing plan divided the circular lot into sections that could be worked sequentially — each section milled, base-repaired, and repaved before moving to the next, keeping the interior of the loop accessible at all times so residents could reach their buildings and parking spaces.
The donut geometry presented a specific technical challenge for the paving operation itself. Laying a consistent hot-mix asphalt mat on a continuous curve requires the paving machine to make gradual directional adjustments throughout each pass — if those adjustments aren't smooth and continuous, the mat thickness becomes inconsistent and cold joints appear along the curve line. Cold joints fail first in Suffolk County winters.
Our equipment operators have run this type of configuration before. The machine settings, the screed extensions, the roller pattern — all of it is adjusted for curved geometry rather than straight runs. The difference shows up immediately in mat consistency and shows up again three winters later when the pavement hasn't cracked along the curve.
PROJECT SPECIFICATIONS
Full Project Details
LOCATION
O'Keefe Court, Long Island, NY
Client Type
Condominium Association — HOA
Total Area
41,000 sq ft
Lot Configuration
Circular loop with connecting driveway approach
Pavement Section — Traffic Lanes
3" hot-mix surface course · 4" binder course · 8" compacted aggregate base
Pavement Section — Stall Areas
2.5" surface course · 4" binder course
Catch Basins Replaced
3 precast concrete structures
Drainage Correction
Full interior grade correction to all 3 basins
Base Repair
Selective — compromised zones rebuilt to full depth before paving
Restriping
Full ADA-compliant layout including 2 van-accessible spaces not present in original striping
Phasing
4-phase sequential — interior loop accessible throughout
Access Maintained
Yes — no section closed more than required hours for paving and curing
CLIENT TESTIMONIAL
"The project went exactly as planned."
— Nick Russo, President, O'Keefe Court
Nick Russo, President of O'Keefe Court, shares his experience working with Fiorini Paving on the full parking lot reconstruction project.
Real client · Real project · O'Keefe Court Condominium, Long Island, NY
THE RESULT
41,000 Square Feet Rebuilt, Three Catch Basins Replaced, 180 Residents Never Lost Access to Their Homes
The finished lot looks like what it is — a parking area that was rebuilt correctly rather than maintained to death. Consistent dark surface across the full circular loop. Clean stall lines and arrows. Two van-accessible spaces where the original lot had none. Catch basin grates sitting flush with finished asphalt grade at all three locations.
More importantly, the drainage works. The standing water that had defined this property after every significant rain event — gone. Water moves to the basins the way it was designed to. The base beneath the new surface is dry, compacted, and not going anywhere.
The HOA board had spent years managing this lot reactively — responding to each season's damage with patch work that bought time but never resolved the underlying condition. That cycle is over. The lot is rebuilt from the footing up, drained correctly, and speced for the actual traffic load a condominium loop carries.
One contract, one crew, one point of accountability from the first drain excavation to the final stripe.
Services Used on This Project
Parking Lot Paving
Asphalt Milling
Parking Lot Striping & ADA