Parking lot striping on Eastman Parkway in Gresham is small-format commercial work -- retail strip lots, pad sites at the Eastman-Powell intersection, and the surface lots that feed the Gresham Civic neighborhood. Most of these lots run 40 to 120 stalls and restripe on a 24-to-36-month cadence depending on traffic load. Cojo handles Eastman striping as a property-manager service line, not a one-off contractor visit. The lot owner is usually a retail leasing agent, a local franchise operator, or a small-business property owner who wants the lot crisp before a lease renewal photo shoot.
What Makes Eastman Different
Eastman Parkway is a connector spine, not a destination. The lots along it serve retail tenants who depend on drive-by visibility and a clean appearance to compete with the bigger boxes near Gresham Station Plaza. That changes how a striping bid should be scoped. A faded lot on Eastman reads as a tired business from the street, and the tenant-improvement clause in most Eastman leases names "parking lot condition" as a landlord obligation. So when a lease renewal is on the table, restriping is the first cosmetic move.
Site conditions are unfussy compared to downtown work. Most Eastman lots are flat, asphalt over standard 3/4-minus base, with sightlines clear of streetcar tracks or transit-corridor obstacles. The work itself is straightforward -- pressure-wash, lay out stall geometry, mask ADA accessible routes, and apply one to two coats of latex traffic paint or thermoplastic for high-wear zones. Where Eastman jobs get complicated is the City-of-Gresham right-of-way line where the lot meets the parkway, and the ADA stall ratios that need to match the lot's adjusted stall count after any reconfiguration.
Eastman Project Types We Quote
Most Eastman striping work falls into three buckets. First, full-lot restripes on retail strip lots, typically 60 to 120 stalls with 5 to 8 ADA spaces depending on total count. Second, partial-lot freshening on pad-site quick-service lots -- 25 to 50 stalls plus drive-thru direction arrows and stop bars. Third, post-paving virgin stripes after a mill-and-overlay, where the layout often gets adjusted to add fire-lane width, modern ADA cross-slope at the access aisle, or EV-charger stall conversions.
A full restripe on a 100-stall Eastman lot takes one full day with a two-person crew if the weather cooperates. Latex paint cures fast enough in summer to reopen the lot to traffic by evening; thermoplastic application adds half a day for temperature control. For lots running our commercial striping in Gresham service tier, we coordinate signage retrofits in the same trip so the ADA poles, fire-lane signs, and accessible-route markings come in on a single mobilization.
Industry Cost Picture for Eastman Striping
Eastman striping prices in line with mid-tier Portland-metro commercial restripe work. The flat layouts and clean access keep mobilization cost low, but ADA compliance work and signage retrofits can push the total up fast.
Industry Baseline Range
| Project Type | Per Stall | Typical Total |
|---|---|---|
| Full lot restripe, latex paint | $5 to $12 | $500 to $1,500 |
| Full lot restripe, thermoplastic main lines | $12 to $25 | $1,200 to $3,500 |
| ADA stall reconfiguration (per stall) | $80 to $200 | $400 to $2,000 |
| Fire-lane re-marking, curb paint | — | $400 to $1,200 |
| Post-paving virgin layout | $6 to $15 | $700 to $2,000 |
Current Market Reality
Most Eastman lots run above the baseline once you add the items that show up on every job. ADA compliance is the biggest swing. Federal and Oregon accessibility rules require a specific ratio of accessible stalls per lot count, plus a van-accessible space with a 96-inch access aisle, and many older Eastman lots have ADA layouts that were legal in 1995 and are not legal now. A restripe that follows the existing layout is cheap; a restripe that brings the lot into current ADA compliance is two to four times that number. Add the sign retrofits from our parking sign installation in Gresham service and you get the realistic Eastman total.
Permits and Compliance
Striping itself does not need a City of Gresham permit on private property, but ADA compliance and any work that touches the public right-of-way (curb cuts, sidewalk transitions, signage in the planter strip) does. The bigger compliance risk is a lease-renewal ADA inspection -- if the tenant or landlord requested an accessibility review and the lot fell short, a partial restripe will not satisfy the finding. Cojo runs a free ADA scan on every Eastman striping quote so the bid reflects what the lot actually needs, not just what the prior layout showed.
Fire-lane marking is the other compliance touchpoint. Gresham Fire & Emergency Services expects clearly painted fire lanes with current striping and posted signs at every commercial property. We coordinate the curb paint and fire-lane stencils with the standard restripe so the lot passes a code inspection in one mobilization. Property managers handling multiple lots can bundle Eastman with adjacent work along Powell, Burnside, or Division to save on mobilization.
How To Hire For Eastman Striping
Three questions for any Eastman striping bidder. First, are you using latex traffic paint or thermoplastic, and which lines are which -- the answer matters for warranty life. Second, does the bid include an ADA layout check against the current OAR 837-040 accessibility ratio, or is it a follow-the-old-paint restripe. Third, will you handle the sign retrofits or is that a separate trip with a separate mobilization cost. A bidder who shrugs on any of those is bidding cheap and earning the call-back.
Cojo runs Eastman as a multi-tenant retail service line. Once striping is set, commercial asphalt paving in Gresham and seal work follow on a planned cycle so the lot does not slide into deferred-repair territory. For a sense of where paving prices land along this corridor, our asphalt paving cost in Gresham guide breaks down per-square-foot ranges by lot type. Browse all of Cojo services to see how striping, paving, and maintenance plans bundle for retail property owners.
Ready to get an Eastman lot back to crisp lines and current ADA compliance? Schedule a site walk and we will measure the lot, audit the layout against current code, and write a quote that reflects the actual work required.