Asphalt Paving in Three Lakes, FL

Asphalt paving in Three Lakes serves a planned community that has grown fast. Housing units rose from 2,627 in 2000 to 5,735 in 2020, and the population went from 6,955 to 16,540 over the same period. Its three main neighborhoods are Deerwood, Bonita Lakes and Three Lakes. Much of the housing, and its pavement, is newer than in older parts of South Dade.

Newer pavement needs maintenance

Driveways and community streets built in the 2000s are now approaching the age when they need more than occasional sealing. Typical needs include crack filling, sealcoating, repair of settled areas near inlets and edges, and, on some streets, a first overlay. Catching those needs early is far cheaper than waiting until the base fails.

Lots of water

The community covers about 3.23 square miles of land and 0.67 square miles of water, about 17 percent of its total area. Lakes help carry stormwater, but the pavement still has to get the water to them. We check slopes, gutters and inlets on every job and fix the grade around inlets that have settled or sit too high.

HOA approvals and phasing

As a planned community, Three Lakes has associations with rules on driveway appearance and size. We provide the dimensions and specs your association will want before work is approved. For community streets, we phase paving so residents always have a way in and out.

Low vacancy

The homeowner vacancy rate was 0.9 percent in 2020. Homes are lived in and driveways are used every day, so we plan driveway work to minimize the days you are without one: usually removal and base work one day, paving the next.

Unincorporated Miami-Dade

Three Lakes is unincorporated, at an elevation of about 7 feet, and Miami-Dade County handles permits. The county's guide says paving and drainage work requires a Zoning Improvement Permit.

Common jobs

• Driveway sealing and crack filling
• Driveway widening within HOA limits
• Repairs at edges and inlets
• HOA street overlays and sealcoating
• Guest parking striping

First overlays on community streets

When a community street is 15 to 20 years old, the surface often shows wear even though the base is still sound. An overlay at that point, after cracks are sealed and soft spots repaired, gives the street a new surface for much less than reconstruction. We mill at gutters, inlets and driveway aprons so the new surface ties in at the right height and water still flows where it should.

Driveway maintenance for owners

For individual homeowners, the most cost-effective plan is simple: fill cracks before the rainy season, seal every few years, and repair any sinking spot right away. We can do all three in one visit.

Clean, quick jobs

We keep work areas tidy, protect landscaping and walkways, and clean up fully when we finish, which matters in communities where neighbors are close and HOA standards are high.

Lakes, inlets and overlays

Because so much of Three Lakes drains to its lakes, the height of every inlet matters. Each overlay adds height to the street. Without milling at the gutters, the pavement can end up above the inlet grate, sending water past it and down the street instead. We mill and adjust where needed so drainage still works after the new surface goes down.