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Douglasville Begins Master Plan to Revitalize Downtown By Lori Lovely CEG CORRESPONDENT
A central plaza is home to a small performance venue and fountain that serves as the backdrop for festivals and events like Douglasville’s annual Christmas tree lighting.
Just 20 miles west of Atlanta, Ga., the city of Douglasville has created a 10-year downtown master plan to revitalize the growing community’s center. The city of Douglasville, along with the city’s Downtown Development Authority, Main Street Douglasville and the Douglas County Development Authority, challenged the project team comprised of TSW, Bleakly Advisory Group and Croy Engineering with creating a plan for the downtown district. Patrice Williams, project manager and director of community development for the city, says Atlanta-based architectural firm TSW was retained not only to create a plan, but also to further catalyze development of the downtown district while addressing challenges such as the Georgia Department of Transportation’s plan to reconfigure West Broad Street – which will remove 90 public parking spaces – the relocation of Highway 92, the eventual sale and redevelopment of the former county jail and a lack of nightlife and daytime attractions. If fully implemented, the plan would add nearly 1 million square feet of new development, according to Williams. In response to the relocation of Highway 92, the Highway 92 Corridor Study established a plan for a multimodal transportation corridor with greenway and mixed-use activity along it. Dallas Highway and Fairburn Road will be transformed into complete streets, which will become part of downtown extending both north and east. The study also calls for revitalized neighborhood areas that will increase the range of housing types and the amount of open space, developing pedestrian-scale blocks and incorporatsee DOUGLASVILLE page 10
Cartersville, Ga., Firm Diversifies Into All Aspects of Construction Chip and Andy Shropshire share a 70-year family history in the construction industry that began when the brothers’ grandfather, George Shropshire Sr., started mining marble and ochre in Georgia. With less than a handful of employees, the business that is today known as Bartow Paving Company, provided raw material for local construction projects during the 1950s and 60s. “Our grandfather traveled throughout the northern part of Georgia with conveyors and dynamite to blast rock,” relayed Andy, who serves as Chief Operating Officer. “The operation was very mobile and created the by-product for road-surface treatment used across the state. He was one of the first entrepreneurs to become successful doing that type of work in this area.” In the mid-1960s, George Sr. passed the busi-
ness down to his namesake, George Jr. A few years later, after the completion of Interstate 75 connecting Chattanooga to Atlanta, George Jr. purchased and installed the area’s first asphalt manufacturing plant in Cartersville, Ga. This facility allowed his company to focus solely on asphalt production and paving until 2012, when the Shropshires sold the asphalt plant and diversified into all areas of construction development. “After the economy crashed, the majority of the contractors we worked with weren’t around anymore,” explained Chip, who serves as President. “That’s when we decided to do a lot of the work ourselves, rather than subcontracting it. We also changed our focus to bidding government projects instead of private work.” see BARTOW page 8
Two Bartow Paving Company operators work in tandem using a Komatsu PC360LC-10 excavator and Komatsu D51PXi-22 Intelligent Machine Control dozer to reach grade at the Pickens County Airport.
Page 2 • June 5, 2019 • www.constructionequipmentguide.com • Georgia State Supplement • Construction Equipment Guide
Side view of the new Vermeer Southeast Marietta facility showing windows into office space and service bays.
The new 6,000 sq.-ft. parts showroom in all its glory.
Vermeer Southeast Celebrates Marietta Grand Opening
V
ermeer Southeast, an employee-owned company as of January 1, 2019, recently celebrated the grand opening of their new Marietta, Ga., parts, service and sales facility, expanding from roughly 7,000 sq. ft. to nearly 24,000 sq. ft. of space. After initially considering a move to another site further outside of metro Atlanta, company leadership made the decision to remain on the current site based on customer feedback. Todd Ver Steeg, vice president of Vermeer Southeast states, “Our goal was to always put our customers first by continuing to provide them a convenient location to acquire parts, complete service repairs, and serve customer’s needs for new and used equipment. With some creative siteplanning, we were able to not only expand our facility to accommodate future growth but also The new 9,100 sq.-ft. service area was perfect for substantially increase our parking and equipment accommodating the crowd for mingling ... areas.” The original facility on the site was constructed in the early ’70s. The new facility now boasts a 6,000 sq. ft. parts showroom with an additional 7,000 sq. ft. for parts storage, a 9,100 sq. ft. service area with ten bays and a 2,100 sq. ft. customer and employee training center. A crowd of 300-plus attended the recent grand opening event on May 3, with facility tours, equipment demos, vendor displays, live music and barbecue. A second metro Atlanta facility was also opened in Buford, Ga., in February 2018, offering customers East of Atlanta more convenient access to parts, service and sales for Vermeer industrial products. Vermeer Southeast brings industrial equipment solutions with 11 locations covering Alabama, Florida, and Georgia. To learn more about Vermeer Southeast, visit www.vermeer... As well as for enjoying some great barbecue and live southeast.com. CEG bluegrass music.
(L-R): Jim Dees (former owner, current COO), Julie Dees, Merle Den Besten (co-founder), Fran Den Besten, Barbara Bokhoven, Mel Bokhoven (co-founder), Tricia Ver Steeg and Todd Ver Steeg (former owner, current CMO). Not pictured: Kris Den Besten (former owner, current CEO).
A number of vendors were on hand with product displays and demonstrations at Vermeer Southeast’s grand opening event on May 3.
Construction Equipment Guide • Georgia State Supplement • www.constructionequipmentguide.com • June 5, 2019 • Page 3
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Page 4 • June 5, 2019 • www.constructionequipmentguide.com • Georgia State Supplement • Construction Equipment Guide
Where roundabouts have been installed to replace existing intersections, accidents of all types have been reduced by more than 35 percent and injury accidents have been reduced by more than 60 percent, according to statistics compiled by the Georgia Department of Transportation.
Georgia Making Case to Become ‘The Roundabout State’ By Lori Tobias CEG CORRESPONDENT
With roundabouts numbering in the hundreds, Georgia is no stranger to the circular intersections billed as being the safer alternative due to their fewer points of conflict, slower speeds and assisted decision-making. But one roundabout project currently under construction in the northern part of the state is earning attention not for the increased traffic control it will bring, but the feature at its center. Roundabouts first started appearing in the Peach State during the early ’90s, explained Chris Raymond, state traffic operations supervisor of the Georgia Department of Transportation. From there, they began showing up a few at a time, and today 65 more are currently under construction and another 65 are in various stages of planning. In 2010, GDOT enacted a policy change requiring roundabout feasibility studies for all intersections in the state. The transition toward more roundabouts really picked up momentum around 2013, when more than 40 of the intersection traffic controls on state highways were this type of junction and roundabouts appeared on more than 160 local roads. The move toward the traffic controls is driven by its potential to solve safety and capacity problems at some intersections. “At intersections where roundabouts have been installed to replace existing intersections, accidents of all types have been reduced by more than 35 percent, and injury accidents have been reduced by more than 60 percent,” according to GDOT’s website. “Roundabouts can also offer high capacity at intersections without requiring the expense
of constructing and maintaining a traffic signal.” But the $4.8 million roundabout being constructed at State Routes 9 and 60 in Lumpkin County is different from any other in Georgia. At its center is a pile of stones believed to the burial mound of Cherokee Princess Trahlyta. According to Roadside America, folklore maintains that the beautiful princess was kidnapped and taken from her home by a suitor she rejected. As she was dying, she begged to be buried by the mountainside that was her home. Over the years it became the custom to drop a stone on the mound, known as Stone Pile Gap, for good luck. Mess with the mound, and you may
well be cursed. “Because of its sensitive nature, the roundabout is designed to go around it,” said Daniel Trevorrow, traffic operations supervisor. “We typically don’t do things like this.” Since it is a possible burial site, crews are working under tight guidelines with orange temporary fencing separating the mound from workers and existing traffic, Raymond said. “We will be installing a small retaining wall around the pile that we are absolutely not to disturb,” Raymond stated. “There are some very complicated staging plans. Roundabouts are not typically as complicated or expensive as this. It’s a unique and
“It is fairly challenging, especially when you have rolling hills in mountainous regions,” Daniel Trevorrow, traffic operations supervisor of GDOT, said of creating new roundabouts. “It’s very difficult to stage traffic around a roundabout while it is being constructed.”
interesting project. At no time will the burial mound be disturbed.” While this roundabout presents some unusual challenges, others can be difficult to manage as well. Construction often occurs while local traffic is maintained. The intersection must generally be widened and an island, typically concrete, is built at the center. Figuring out how to construct the island and allow the concrete to cure while maintaining traffic is often one of the more difficult hurdles. Topography also plays a big role. “It is fairly challenging, especially when you have rolling hills in mountainous regions,” said Trevorrow. “It’s very difficult to stage traffic around a roundabout while it is being constructed. In our more southern region, where it is relatively flat, the staging is much easier. When they’re widening the roadway, it doesn’t require so much fill and the staging is not so expensive.” Construction of a roundabout usually takes about 18 months, with traffic detoured around the intersection when possible. Once construction is complete, the intersection changes from the existing control to a roundabout in a matter of days, Raymond said. There is plenty of evidence that roundabouts make some intersections safer, but not everyone is a fan. “We get a lot of people reacting negatively to them,” Trevorrow said. “You see a lot of negative comments, but then we have gotten some really nice testimonials from people who were vocal but came around and said they would happily eat their words and that they felt a lot more safe. We have some towns now requesting roundabouts.” CEG
Construction Equipment Guide • Georgia State Supplement • www.constructionequipmentguide.com • June 5, 2019 • Page 5
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Construction Equipment Guide • Georgia State Supplement • www.constructionequipmentguide.com • June 5, 2019 • Page 7
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Bartow Paving Anticipates Continued Growth, Expansion BARTOW from page 1
Long-tenured Staff Ninety percent of Bartow Paving’s business is generated through governmental contracts with the Georgia Department of Transportation, as well as various counties and cities. The company specializes in projects such as intersection improvements, including all site work, erosion control, grading and storm drainage, as well as asphalt paving and resurfacing. The quality of work is a testament to Bartow Paving’s staff and its family atmosphere. “We have more than 130 employees today, and some of those people have worked here since my first summer on the job when I was 16 years old,” noted Andy. “They’re all supervisors and foremen now, and many of them have brought their kids into the fold. It’s exciting to have several families with multiple generations striving to make the company successful.” Bartow Paving serves an 80-mile radius around Cartersville, completing approximately 200 projects annually with 60 jobs in progress at any given time. “For the last year and a half, we have been
converting a two-lane stretch of Highway 113, located in Bartow County, into a fourlane divided highway,” said Andy. “The $5 million project is on track for completion, and we should be finished within the next couple of months.” In Cherokee County, the company recently relocated Ridge Road and improved the intersection with Bells Ferry Road. Installing traffic signals and rerouting traffic are challenges that Bartow Paving has experience in handling. “We had to be efficient on this project because the contract only allowed 30 days to close Ridge Road for the rebuild,” explained Andy. “We changed the intersection from 30 to 90 degrees, relocated almost 700 linear feet of storm drainage and added a traffic signal. We completed much of the work a week ahead of schedule and then finished up the erosion control, surveying and laying sod. “Contracts like these are our prime target,” continued Andy. “The
projects are typically three to six months in duration, so we can create a great finished product while getting in and out and then moving on to the next job quickly.” County airport improvements have been a recent addition to the company’s growing repertoire of services. Runway extensions,
(L-R): Bartow Paving Company Chief Operating Officer Andy Shropshire and president Chip Shropshire call on TEC Calhoun branch manager Andrew Pettit for their Komatsu equipment.
supplementary taxiways and hangar pads comprise the bulk of the work. “We are providing the grading and site work for two additional hangars at the Pickens County Airport,” noted Chip. “The rain was a major challenge for us in the fall; without storm drains, it was difficult to control the water. Once we took care of that situation, the grading and site work were straightforward.”
Operator Jason Gantt uses a Komatsu WA270-7 wheel loader with a hydraulic coupler and a Komatsu D31PX-22 crawler dozer at a job site in Cherokee County, Ga.
Great Partners For more than a decade, Bartow Paving Company has worked closely with Tractor & Equipment Company (TEC) and Calhoun Branch Manager Andrew Pettit to buy equipment. The original purchases were for its asphalt-paving operations and then for additional heavy-construction equipment, once their scope of services expanded. “TEC and Andrew have always given us their support through the years,” noted Andy. “They offered flexibility during the tough times and built a relationship by sticking to their word.”
Today, Bartow Paving’s Komatsu fleet includes D31PX-22 and D39PX-21 dozers, as well as a D51PXi-22 dozer with Intelligent Machine Control; a WA450 wheel loader and WA270-7 wheel loader with a hydraulic coupler; a GD655-3 motorgrader; and multiple excavators ranging from a PC138USLC-8 to a PC360LC-10. It also includes three Etnyre Black-Topper Centennial asphalt distributors, an Etnyre paver special trailer, two Wirtgen W 200i large cold milling machines and a pair of Superior Broom sweepers. “We have been very pleased with Komatsu products since launching them into our fleet,” said Chip. “The machines are highly durable, and we get a long life out of them. The same goes for the Wirtgen products. They are equally user-friendly, and our operators appreciate running them.” Bartow Paving decided to test Komatsu’s intelligent Machine Control technology when they landed a contract to grade a baseball complex. The results were immediately apparent. “The intelligent technology on the D51PXi dozer helped us finish the baseball complex ahead of schedule,” explained Andy. “It was the leap that took us to the next level. We’ve grown to the point of having our own surveying team. We can build the models ourselves to guarantee that everything is within final grade.” Bartow Paving utilizes Komatsu Financial to purchase its equipment through TEC and take advantage of competitive rates. The Shropshires value the Komatsu CARE program, which provides complimentary service on Tier 4 Final equipment for the first three years or 2,000 hours of machine operation, and rely on TEC to help maintain the machines. “The shop at TEC has a great maintenance team that makes sure we are up and running,” noted Andy. “If something happens to a machine, they’ll find a loaner for us. TEC is a great company to partner with.” Company’s Future Bartow Paving has experienced a measured expansion since 2012 and anticipates continued growth by making smart development decisions. That has been the focus for the brothers all along. “We want to have a controlled evolution so that all aspects of our business are sustainable rather than progressing to an overreached point,” explained Chip. “We are aiming to be in a smart position with our development going forward, so that we can handle any economic ups and downs. We believe that we have the best people in place to succeed.” (Reprinted with permission from Tractor Times) CEG
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Douglasville Officials Hope to Complete Facelift by 2027
Once the former Douglas County Jail site is demolished, downtown Douglasville will become a mixed-use area accessible to everyone that will feature diversity in both building design and usage. DOUGLASVILLE from page 1
ing a “complete street” approach for new streets and streets under redesign. It was also deemed important to preserve historic districts and buildings and to incorporate art, monuments and memorials in public spaces, as well as to encourage the creation of pocket parks and gardens throughout the area. The Plan As part of the planning process, Douglasville officials and TSW, the city’s design contractor for Phase I of the Downtown Master Plan, sought input from the public regarding a variety of methods, including a Downtown Block Party booth and intercept survey, Visioning Workshop, Community Input Survey, Master Plan Committee Meetings and a Draft Plan Presentation. The collective goal is to attract the interests of developers, business owners, prospective residents and tourists to downtown Douglasville. If fully implemented, the plan would add nearly 1 million square feet of new development and recommended improvements. This new 10-year plan builds on another downtown renovation that was completed in 2008. The goal of this $40 million project includes fusing Douglasville’s small-town atmosphere with a walkable urban space that radiates a metropolitan vibe. The objective is to enhance the business environment, stimulating growth while protecting nature preserves and greenspaces at the same time, promoting historic resources by repairing historic buildings and encouraging arts and culture through the construction of an art museum, concert hall, performing arts center and history museum. Additional goals involve adding loft apartments and transportation options to improve the quality of life and encourage people to live, work and visit the downtown area. Also in the plans are the purchase of property for a future park and proposals for bicycle and pedestrian facilities. The concept is to retain open space and use natural resources that promote healthy lifestyles and reduce the impact of development. The Goals While preserving nature and historic elements is important to the project, the driving force behind the plan was redevelopment, according to Williams. “The old county jail is located in the heart of our downtown,” she explains. “In
While preserving nature and historic elements is important to the project, the driving force behind the plan was redevelopment.
most recent years, the building has been used for filming. However, this was not the best use of the area.” It will be demolished to make room for new structures and greenspaces outlined in the Master Plan. Once the prison structure is removed, downtown Douglasville will become a mixed-use area accessible to everyone that will feature diversity in both building design and usage. “We are looking to create a unique gathering space for residents and visitors that would allow both the public and private sector[s] to host events,” Williams elaborates. Populated by roughly 35,000 and divided by Interstate 20, the seat of Douglas County is known as a shopping destination between Atlanta and Birmingham, Ala. In fact, the central business district is listed on the National Register of Historic places as an historic district and is the epitome of a turn-of-the-twentieth-century southern railroad town. Many of the one- and two-story brick buildings that sit flush with the sidewalk date to the mid-19th century and feature Victorian design, although there’s also Romanesque, Italianate and Queen Anne architecture as well, with Gothic doorways and windows. A central plaza is home to a small performance venue and fountain that serves as the backdrop for festivals and events like the annual Christmas tree lighting. The downtown area is so quaint that it has been featured as the setting for several movies and TV shows. That’s why it is so important to preserve the character of Douglasville during this makeover. Funding The recommended improvements are expected to cost around $40 million, Williams reports. “The plan takes into account current funding structures and other funding structures that can be easily taken advantage of by the city and its partners,” she says. Douglasville has already received approximately $8 million in funds from the Atlanta Regional Commission. In addition, Williams says the city has set aside money that includes SPLOST funds to build the amphitheater and greenspace. A SPLOST is a special-purpose local-option sales tax used as a financing method for funding capital outlay projects in Georgia. It is an optional one percent sales tax levied by any county for the purpose of funding the construction of parks, schools, roads and other public facilities. Adding to that, Williams says Douglasville recently
passed a TAD in hopes of providing an incentive for private development. A TAD, or TIF, is a financing incentive tool in which bonds are issued to pay for infrastructure and other improvements. Timeline Douglasville officials hope to complete the entire project by 2027. Phase I – the Amphitheater and Greenspace – has a two-year schedule. With environmental studies for Phases 1 and 2 having been already completed, Williams says the city hopes to issue Request for Proposals before the end of June. After the city’s announcement that it had received approval to move forward with the demolition of the former Douglas County Jail site, Douglasville officials were presented with updates to Phase I of the Downtown Master Plan. TSW presented their new amphitheater and greenspace concepts based on their findings from community engagement meetings. The new 3-D renderings depict a 360-degree view of the greenspace, amphitheater and mixed-use structures. The mixed-use structures will allow for retail, restaurant, office and residential spaces. The presentation ended with Adam Williamson, TSW’s project manager, elaborating on a 24month design and construction schedule. “We propose a project timeline that includes one year for the design phase and one year of construction that is contingent on the former County Jail demolition,” Williamson said. “Once that is completed, we will most likely have to re-survey the site before further construction takes place.” City staff is currently drafting the Request for Proposal for the demolition of the former county jail site. Once RFPs have been accepted and approved, the next step is to demolish the old jail. Williams says routes to bypass the development will be created to avoid any major traffic concerns, but because few businesses are adjacent to the project area, she doesn’t anticipate any issues. This historic small town nestled between Atlanta and Birmingham could soon see a booming tourist business and a vibrant economy once the entirety of this ambitious downtown revitalization project is completed. “We are elated to begin making progress on this phase of the Downtown Master Plan,” Douglasville Mayor Rochelle Robinson said, “everyone is excited to see this planning effort become reality.” CEG
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