Ringgold Depot Square

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RINGGOLD 1

THE HISTORIC RINGGOLD DEPOT

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Introduction

Credits

12 Project Background

20 Keys to Success in Small Town Downtown Revitalization 22 | Leadership & Support 25 | Staff Commitment 28 | Downtown Development Authority 32 | City–County Relationship 36 | Relationships with Outside Engineers and Consultants

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40 Ringgold Depot Square Project 42 | Project Phasing 44 | Existing Conditions 46 | Project Elements 49 50

Depot Street Mountain Street

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Service Alley/Warehouse Row

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Depot Square Courtyard

62 Ringgold Depot Square Project to Date 5

Credits City of Ringgold

Dan Wright, City Manager Jamie Klementisz, Main Street Manager Stephen Middlebrooks, Parks and Recreation Director Mark Vaughn, Wastewater Director Greg Boss, Planning and Zoning Director R i n g g o l d M ayo r a n d C i t y C o u n c i l

Nick Millwood, Mayor Terry Crawford, Mayor Pro Tem Randall Franks Kelly Bomar Larry C. Black Sara Clark R i n g g o l d D o w n to w n D e v e l o p m e n t A u t h o r i t y

Randall Franks, Chairman Randall Peters, Vice-Chairman Bonnie Marsden, Secretary Kim Brown Johnny Gass Linda Jo Petty Jake Haynes R i n g g o l d C o n v e n t i o n a n d V i s i to r s B u r e a u

Ronal Graham, Chairman Kelly Bomar, Vice-Chairman Priscilla DeWitt, Director Marcy Kernea, Director Ron Henderson, Director

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Partners U n i v e rs i ty o f G eo rg i a C a r l V i n s o n I n s t i t u t e o f G ov e r n m e n t

Danny Bivins, Senior Public Service Associate, Principal Investigator Kaitlin Messich, Senior Designer T. Clark Stancil, Landscape and Urban Designer Allison Cape, Graphic Designer Karen DeVivo, Editor Elizabeth Solomon, Graduate Assistant Brandon Platt, Graduate Assistant Emily Whisenant, Graduate Assistant

t h r i v e r e g i o n a l pa r t n e r s h i p

Bridgett Massengill, Executive Director

Ly n d h u r s t F o u n dat i o n

Benic "Bruz" Clark III, President, Treasurer Macon C. Toledano, Associate Director Catherine Cox, Executive Assistant and Ringgold Resident

G e o r g i a M u n i c i pa l A s s o c i at i o n / G e o r g i a C i t i e s F o u n dat i o n

Perry Hiott, Director, Community and Economic Development; Managing Director, Georgia Cities Foundation Chris Higdon, Manager, Community Development Stephanie Aylworth, Manager, Downtown Development

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ince 2015, the Lyndhurst Foundation has partnered with the Georgia Downtown Renaissance Partnership at the University of Georgia’s Carl Vinson Institute of Government to bring professional community design, planning, and technical assistance to local governments. By pairing the resources of the Lyndhurst Foundation with Institute of Government expertise, and bringing together additional partners including the Georgia Municipal Association, Georgia Cities Foundation, and the University of Georgia College of Environment and Design (CED), this partnership has enabled communities across the Chattanooga metropolitan area to develop and begin implementing citizen-driven visions for the future.

In 2017, the Lyndhurst Foundation partnered with the Carl Vinson Institute of Government and the government to bring a community-supported plan and vision to Ringgold, Georgia. As part of the planning effort, more than 1,200 community members provided input on the plan, a significant portion of Ringgold’s overall population. As part of the planning effort, more than 1,200 community members provided input on the plan, a significant portion of Ringgold’s overall population of 4,378. Community members shared their priorities for the community, including preserving the city’s small town character while encouraging downtown growth, improving downtown accessibility, creating a downtown destination, and building on Ringgold’s natural environment and rich history.

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nsure that the storied history and small-town character that make Ringgold special are preserved for future generations by encourag-

ing development that complements and contributes to Ringgold’s historic small-town charm, unique sense of place, and natural beauty. Embrace a future where Downtown Ringgold remains the center of community life by further becoming a local dining, business, and retail destination for the surrounding community and a regional heritage and outdoor tourism attraction.

— Ringgold Renaissance Strategic Vision and Plan Mission Statement

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Downtown events like the 1890s festival bring evening activity and life to Ringgold.

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ince completing the Lyndhurst-sponsored Ringgold Renaissance Strategic Vision and Plan (RSVP), Ringgold has prioritized and begun implementing the plan’s recommendations. Under the capable and devoted leadership of Ringgold’s local government officials and staff members, new businesses have opened downtown, formerly vacant properties have been filled, streetscaping improvements have been installed, and industry in Ringgold has expanded. Building on the community priority of growing downtown and creating a vibrant downtown destination, Ringgold has steadily worked to bring activity and investment to an area of warehouses and formerly

industrial buildings between historic downtown businesses along Nashville Street and Ringgold City Hall. Known as the “Ringgold Depot Square” in the plan, the city, Downtown Development Authority (DDA), and Main Street organization have recognized the potential of the area and began investing in the largely vacant properties between the city’s commercial core and Ringgold City Hall.

Recommended and inspired by the Ringgold RSVP, Ringgold began holding regular events in 2018 including seasonal “Downtown Nights” outdoor music programs and a craft market in a former warehouse owned by the DDA.

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Together these activities are bringing new life and investment to this area of downtown. Already, demand exists for a public restroom facility to serve expanded programming in this area. In March 2019, the Ringgold DDA completed construction of Tennessee Street Infill Development at the corner of Tennessee and Mountain Street downtown. This new development brings 10,000 sq. ft. of new office and potential restaurant space downtown.

This development and ongoing improvements have spurred interest and investment in the redevelopment of industrial buildings between Ringgold City Hall and downtown businesses along Nashville Street.

With the support of the Lyndhurst Foundation, the Georgia Municipal Association, and the Georgia Cities Foundation, in 2019 designers and planners from the Institute of Government collaborated with officials from the City of Ringgold and the Ringgold DDA to develop site-specific plans to restore and revitalize properties in the former industrial area known as the Ringgold Warehouse District. Rechristened "Depot Square," plans focused on the Benton Coal Building, a complex of industrial warehouses along Depot Street. Working with plans developed by local architect Kenny McDade of KCP Architects, Ringgold envisioned this key property as the home of 3-4 new local businesses with additional space for permanent public restroom facilities. Building on these initial designs, Institute of Government designers developed plans for an adjacent dining courtyard, new pedestrian-friendly streetscaping and public parking along Depot Street, a landscaped rear service alley with parking and pedestrian amenities, and more. Developed with support from the Lyndhurst Foundation, Georgia Municipal Association, and Georgia Cities Foundation, these plans and designs are aimed at creating a vibrant, cohesive, and contextually-appropriate redevelopment.

In a community with intense development pressure, Ringgold has made a commitment to grow in a way that preserves the small town sense of place that community members treasure. Using the 2017 Ringgold RSVP as a roadmap, Ringgold officials see the transformational potential of attracting redevelopment to this formerly vacant area of town, growing downtown and helping create the thriving, vibrant downtown district envisioned by Ringgold citizens in the 2017 RSVP Plan. Ringgold officials see the redeveloping the Benton Coal Building as a catalyst, encouraging development of this unique district and creating a model for small town downtown revitalization. By bringing local support, expertise, and resources to the table, the city hopes to leverage additional outside funding sources to help make the community’s vision a reality.

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Events like the 1890s Jamboree provide consistent community draws downtown.

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n u o r g k c a B t c je o Pr

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he picturesque and historic town of Ringgold, Georgia, offers its 3,580 residents a friendly place to call home. The county seat of Northwest Georgia’s Catoosa County, Ringgold’s location along I-75 offers easy access to big-city assets and employment centers in nearby Chattanooga. Even though rapid growth has doubled Ringgold’s population since 1990, the community offers residents a uniquely smalltown experience, complete with a booming main street, beloved festivals and events, popular park and trails, and much more.

Even before the 2017 RSVP, Ringgold leaders envisioned their downtown growing to incorporate former industrial properties surrounding the Ringgold Depot. With damage still visible from the Civil War, Ringgold’s historic 1849 Western and Atlantic Railroad Depot ranks among the most treasured historic assets in the region. Since the renovation of the structure in the 1990s and early 2000s, Ringgold Depot has served as a vibrant community hub, site of the “Ringgold Opry” music performances, the location of countless events and festivals, home to the Ringgold Playhouse community theater, and the annual site of Ringgold’s “Haunted Depot” haunted house.

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Celebrating its 25th season, the Ringgold Opry brings regular live music to Ringgold’s Historic Depot every second Saturday of the month.

Regular events including the 1890s Days Jamboree, Ringgold Quilt Show, Wedding Expo, and more bring life and activity to Ringgold’s historic depot (left).

This program alone generates roughly a third of the Ringgold Downtown Development Authority’s (DDA) $65,000 annual budget and draws thousands of visitors downtown each October. Over the past decade, the Ringgold DDA purchased, renovated, and leased underperforming, vacant, or blighted properties downtown. Beginning with 242 Depot Street adjacent to the Ringgold public parking lot, the city and DDA have acquired six parcels and more than 2.5 acres downtown since 2014. In the process, the city and DDA have helped rejuvenate formerly blighted properties and have begun developing mixed-use infill downtown. Spurred by the demand for leasable space downtown, rental income from these properties provides a dependable revenue stream for the DDA while boosting downtown business vitality.

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? g n i k a m e c a l P w h at i s

ple-centered o e p a s i g n i k P l ac e m a g , d es ig n , a n d n i n n a l p e h t a p p r oac h to ing c e s . P l ac e m a k pa s c i l b u p f use o , g i n t e r est i n g n i t a e r c s e lv i n vo

a i n at io n s w i t h t s e d d e t n e i r p eo p l e - o r a va r i e t y o f fo d n a s e s u va r i e t y o f i ta l i z e s o n a p a c g n i k a m e c and au d i e n c es . P l a , i n s p i r at io n , s t e s s a s ' y t i n co m m u

u b l ic a v i s io n fo r p e t a e r c to l , p ot e n t i a lt h , h a p p i n e s s a e h e t o m o r p s pa c e s t h at g. and well-bein

Placemaking includes both inexpensive, small-scale improvements that can bring immediate benefits to public spaces and more intensive community projects with long-term significance.

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n 2016, the Ringgold DDA acquired the Benton Coal Property on Depot Street for approximately $330,000. This 0.9 acre property across from the Ringgold Depot occupies half of a downtown block stretching from General Cleburne Alley to Tennessee Street.

Adjacent to other DDA-owned property and the Ringgold Welcome Center, this acquisition created the opportunity for an entire city block to be redeveloped, an area comprising roughly a third of downtown Ringgold. The Benton Coal Property includes a complex of three industrial buildings and an approximately 600 sq. ft. detached retail space. Joined by a fenced concrete outdoor storage yard, several of these buildings have since been rehabilitated by the DDA and the City of Ringgold.

Since 2017, the retail space on site has been leased to and is now occupied by a new downtown business, Dapper Gentleman Cigars. The Ringgold Police Department and other city departments currently use the Benton Coal Building for temporary storage of equipment and vehicles. Following recommendations from the 2017 RSVP, the Ringgold DDA adapted an enclosed open-air industrial building to serve as Ringgold Market, a location for craft vendors and regular events downtown. In 2018, a deteriorating shed was demolished on the property,

This former industrial storage building now serves as the Ringgold Market, a location for craft vendors and downtown events.

giving the DDA an open event lawn for regular outdoor activities. In the summer of 2018, the DDA, the city, the Convention and Visitors Bureau, and other partners launched Downtown Nights, a monthly summer series of outdoor music performances. City crews salvaged materials during the demolition and utilized the distressed lumber and tin to fashion unique, site-specific counters and interior elements in Ringgold Market. Ringgold will continue to adaptively reuse properties to get the most out of the city’s investments and help build the unique, authentic downtown experience desired by the community.

Until 2015, this complex of buildings served as home to Benton Coal & Supply Company. Purchased by the Ringgold DDA, local leaders have prioritized revitalization to bring new businesses into this former industrial properties near Ringgold City Hall.

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Ringgold has successfully drawn locals and visitors downtown through regular seasonal Downtown Nights events that bring music and activities to the DDA-owned Ringgold Marketplace and adjacent area.

Following building rehabilitation and site improvements, Ringgold Market has quickly become a hub of community life and activity downtown. In 2018, each Downtown Nights performance drew 1,000–1,800 visitors downtown. In 2019, Ringgold Main Street and partners embarked on the second year of this successful program. In addition to a regular craft market, Ringgold Market also hosts monthly Second Saturday events offering free live music, food vendors, activities, a cornhole tournament with cash prizes, and additional entertainment.

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With nearly all downtown commercial buildings occupied and the need for public restroom facilities growing with events, the DDA has prioritized renovating the Benton Coal Building to create leasable spaces for three to four new local businesses as well as the public facilities needed to support tourism. Leaders envision a booming extension of downtown in the former industrial buildings near the depot.

Keeping this positive moment u m g o i n g i s k e y to r e a l i z i n g R i n g g o l d ’ s v is io n o f a th r i v i n g , co m m u n i t y - fo c u s e d d ow n tow n .

In March 2019, the Lyndhurst Foundation awarded a $100,000 to be used for planning and design assistance from the Carl Vinson Institute of Government and for the rehabilitation of the Benton Coal Building and the adjacent area.

The Georgia Municipal Association and Georgia Cities Foundation contributed and additional $9,500 in planning funding to support the project as a prime example of site-specific placemaking. The defined outcomes in mind made Ringgold a unique opportunity for the Georgia Municipal Association and the Georgia Cities Foundation to highlight their growing emphasis on placemaking and showcase the economic development potential of placemaking in small towns across Georgia.

Following the rehabilitation of key properties, Ringgold plans to begin creating a new pedestrian-focused service alley and two full blocks of improved streetscaping. Local leaders recognize that rehabilitation of this pivotal property and the Ringgold Depot Square is key to ongoing efforts to improve and expand downtown Ringgold, bringing investment and business to formerly vacant properties and creating a model for small town revitalization.

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t e k r a M d l Ringgo Building on the growing attraction of Ringgold Market, in December, 2019, Ringgold will relocate portions of the city’s popular Down Home Christmas program to the venue. City crews have already begun fabricating unique installations for the event lawn at Ringgold Market, fashioning large candy canes and planning a variety of festive string lights. City leaders plan to use the lawn as the site of the city’s annual sleigh ride for the city’s youngest citizens. As part of this special annual event, Ringgold Telephone Company will also bring live reindeer downtown. City employee Dexter Coley has already began growing a beard to reprise his annual performance as Santa Claus. Down Home Christmas will welcome three children’s choruses and several local churches are planning on caroling at the Market. This year marks the first time this popular community event will be held at Ringgold Market, supporting downtown businesses and growing this important community hub.

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ess c c u s o t s key n w o t l l a m in s

n o ti a z li a it v e R n w to Down

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t r o p p u S & ip h s r e Lead n fo r d ow n tow t developmen

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inggold’s stable and engaged local leadership sets the city apart. The experience and expertise of long-term leaders continues to benefit the community and allows many large community projects to be completed. Elected leaders work to create and build the policy and culture guiding the community. The commitment shown by Ringgold elected officials in continuing to support and invest in downtown has made all the difference in the long term health and stability of the area. Keeping elected officials and committed staff members involved and invested is essential in moving projects to successful completion. Taking local leaders on field trips to other communities to learn helps them see the potential for improvements, sparks their interest in finding solutions, and engenders a sense of ownership in projects. While projects are underway, giving credit to any and all involved helps ensure that leaders remain invested in seeing those projects succeed.

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3 1. City employees, volunteers, and city manager Dan Wright work together to improve Little Generals Park during this volunteer work day.

2. Leadership from the Ringgold Convention and Visitors Bureau provides integral support for improvement efforts aimed at bringing more visitors downtown. Pictured, left to right: Priscilla DeWitt, Ringgold CVB Chairman Ronal Graham, Earl Henderson, Jake Hayes, DDA Chairman and City Council member Randall Franks 3. Active, visible leadership helps encourage the success of community projects. Ringgold Mayor Nick Millwood speaks with local citizens during public input for the Ringgold RSVP.

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Shown at a community work day in 2018, council members including Sara Clark and Mayor Pro Tem Terry Crawford are active volunteers.

Shown here working a booth at Downtown Nights, Ringgold’s committed leadership and staff, including (left to right) City Manager Dan Wright, Mayor Pro Tem Terry Crawford, and DDA Chairman Randall Franks set the city apart.

Successful redevelopment must have support from local leadership.

Ringgold’s mayor and the Ringgold City Council have consistently shown their commitment to downtown development. Their continuous support and funding of the Ringgold DDA and the Ringgold Main Street program have allowed the organizations to seize opportunities, including acquiring prominent underutilized downtown parcels and redeveloping key areas downtown.

These efforts have been bolstered with unique programming and support from Ringgold Main Street and the Ringgold Convention and Visitors Bureau (CVB). Working closely with Ringgold Main Street, the CVB promotes downtown events to attract community members, operates the Ringgold Welcome Center, and supports downtown merchants. CVB programs and initiatives including interpretive signage downtown promote the city’s unique history and heritage to visitors. Ringgold supports efforts to increase and promote local tourism through proceeds from a 6% hotel-motel tax. Hotel-motel tax funds help support important tourism development projects downtown and throughout the community.

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JAMIE KLEMENTISZ

nt e m t i m m o C f f a t S "The

H

A-Team"

ardworking, dedicated city staff members are among Ringgold’s greatest asset in implementing the community’s vision for downtown. City leadership that puts people first, fosters a collaborative relationship with staff members, and allows city employees to grow in their field encourages a strong team that can effectively implement the city’s plans. Ringgold’s city manager acts as a mentor to grow the skills and expertise of city employees, fostering a friendly climate where staff members are encouraged to expand their knowledge through educational opportunities and training, contribute and take ownership of projects, and become invested in the community. Hiring dedicated people with a variety of skills allows city employees to be “utility players” who contribute to the city in a variety of ways. For example, in addition to his role as Ringgold’s Parks and Recreation Director, Stephen Middlebrooks brings his background as a blacksmith to the community, using his skills to fashion durable, attractive downtown wayfinding signage. Ringgold leadership recognizes that downtown redevelopment requires invested employees with the full-time job of ensuring the success of downtown. The city has prioritized downtown development by funding the Ringgold Main Street program and hiring full-time Main Street Manager Jamie Klementisz.

As Ringgold Main Street director, Jamie Klementisz coordinates a variety of events and activities that bring regular activity downtown.

Jamie also supports downtown by serving as a regular staff member for the Ringgold DDA.

Ringgold native Stephen Middlebrooks serves as the director of the Ringgold Parks and Recreation department. Middlebrooks embodies the concept that staff serve as utility players invested in all aspects of community development.

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STEPHEN MIDDLEBROOKS

City employees Jamie Klementisz, Stephen Middlebrooks, and City Councilman and DDA Director Randall Franks enjoy a moment with Zoe Graham, the actor’s coordinator at the Ringgold Haunted Depot program.

Nimble staff members with multiple talents are particularly important for small communities. In addition to her day-to-day Main Street activities, Jamie Klementisz also acts as a regular staff member for the Ringgold DDA. While a full-time Main Street manager and DDA staff person ensures that resources are dedicated every day to growing downtown. Ringgold leaders recognize that downtown development represents a collective effort. Talented people working collaboratively make Ringgold what it is. City Manager Dan Wright refers to the talented group of city staff as the “A-Team.” The hard work, team spirit, and versatility they embody allows Ringgold to consistently expand and realize the city’s potential.

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Regular communication and collaboration helps Ringgold’s dedicated staff members work as a team. Ringgold also recognizes the importance of celebrating successes. City employees including finance director Jama House, Parks and Recreation Director Stephen Middlebrooks, Water and Wastewater Director Mark Vaughn, and crews from Ringgold Parks and Recreation and Wastewater departments enjoy a meal together after completing a successful Haunted Depot program.

For over twenty years, Water and Wastewater Director Mark Vaughn has brought his skills and expertise to serve the city of ÂŹRinggold. In addition to his regular duties, Mark regularly supports community programs like the Haunted Depot and brings his skills as an electrician to assist with city maintenance and construction projects.

M A R K VA U G H N

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Ringgold Authority nt e m p o l e v e D n w o t n w o D

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a n d d e v e lo p m e n t to o l s

ools like an active DDA have allowed Ringgold to build the community’s vision of downtown. When working with the DDA, city leaders come with ideas in mind and effectively communicate the desired project goals and vision to board members. As with any DDA, Ringgold’s DDA serves as a tool that allows downtown property to be purchased, redeveloped, and financed if desired. In addition to renovating and leasing formerly vacant buildings, the Ringgold DDA has successfully developed downtown mixed-use infill to help meet demand for downtown living and office space.

Ringgold’s DDA and Main Street program work together, sharing a DDA/Main Street Advisory Board to direct downtown redevelopment.

In addition to an active DDA, Ringgold uses an array of other development tools, including the following: • Ringgold Main Street program • Georgia Cities Foundation revolving loan funds for downtown businesses • Georgia Department of Community Affairs Community Development (DCA) Block Grant Program • Georgia Department of Community Affairs Design Services • Georgia Department of Community Affairs Downtown Development Revolving Loan Fund (DDRLF) • SPLOST funding • Georgia Department of Natural Resources Water Conservation Grants • Georgia Environmental Finance Authority (GEFA) grants • A contracted on-staff GIS planner who provides planning services to the city • Northwest Georgia Regional Commission grant writing assistance • Ringgold Renaissance Strategic Vision and Plan (RSVP) downtown masterplan

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In fiscal year 2019, the Ringgold DDA had an operating budget of approximately $65,000. Nearly a third of the DDA’s annual funding comes from the popular Haunted Depot Halloween attraction. While the city contributes directly to the DDA’s budget as necessary for major projects like land acquisition, typically the Ringgold DDA generates the entirety of its budget from rental income, the Haunted Depot, and additional fundraisers and programs. In addition to the Haunted Depot, events including the Ringgold Playhouse, the Ringgold Down Home Christmas Expo, the Ringgold Quilt Show, Downtown Nights, and Summer Kid’s Movies all regularly support the DDA through ticket sales, vendor revenue, concessions, merchandise, and the sale of promotional items. Last year, the Ringgold Playhouse generated approximately $8,500 for the DDA.

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Quilt Show

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The Ringgold Quilt show is one of many regular downtown events that bring visitors from all over the region downtown.

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Ice C ream for

pm n d e v e lo w o t n w do

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Ringgold Main Street has already been successful generating revenue from ice cream sales at popular events including Downtown Nights. Developed by branding professionals at the Institute of Government, this logo design builds on the existing programming offered by the city.

*Insert actual logo here

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Ringgold Main Street or other groups could consider working with a food truck operator to bring an ice cream truck to the Depot Square courtyard.

*Insert real photo here

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p i h s n o i t a l e R y t n u City-Co

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ity leaders collaborate with Catoosa County from the beginning of any major project.

Bringing the county in early in the process helps ensure shared ownership for large projects.

Throughout the course of major projects, city leaders regularly seek input from county leadership. Building a culture of collaboration, communication, and shared credit between the city and county has helped the community tackle many large projects over time. While setbacks such as the defeat of the March 2019 T-SPLOST (transportation special-purpose local-option sales tax) referendum have occurred, Ringgold continues to draw upon strong relationships with Catoosa County and local leaders. City leaders continue working together to consider alternative funding sources for streetscaping and other large community projects, including potential Appalachian Regional Commission (ARC), GEFA, and other grants. Particularly in small towns, focusing on projects of shared interest and working collaboratively with county partners helps ensure success. In July 2019, city leaders met with the Catoosa County Board of Commissioners to further plans for extensive streetscaping, parking, and pedestrian improvements around the Catoosa County Courthouse. First envisioned as part of the 2017 Ringgold RSVP, these plans are expected to cost $320,000–$330,000. In July, Catoosa County committed $80,000 in support for this prominent downtown project. Streetscaping improvements and improving access to the Catoosa County Courthouse offers just one example of local government collaboration on a downtown redevelopment project beneficial to all residents of Catoosa County.

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A strong relationship with Catoosa County helps ensure the success of projects beneficial to the community.

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use o h t r u o C y t n u o C a Catoos e e t s c a p e Str

Catoosa County and the city have partnered to invest in streetscaping around the Catoosa County Courthouse in downtown Ringgold. The plan shown above was inspired by plans included in the city’s 2017 RSVP.

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Crews work to install streetscaping around the Catoosa County Courthouse in October, 2019. With support from both Ringgold and Catoosa County, this project was first proposed in the city’s 2017 RSVP plan.

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Relationships with

S ENGINEER E D I S T U O U LTA N T S S N O C D AN

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n working to develop any large project, Ringgold benefits from long-term relationships with outside engineering, architectural, and environmental consulting firms. Many of these relationships have been built over generations. Ringgold leaders rely on a mix of multiple small and large firms to tackle specific projects.

Rindt-McDuff Associates has worked on many large projects in Ringgold, including the installation of water tanks, the water treatment plant, and more. With some relationships extending back to the 1960s, Ringgold officials noted that partnering with known, reputable outside firms helps ensure that the city can trust the services provided.

The city has often worked with more specialized firms for specific projects. In the past, the city has contracted with small engineering firms, including Passpointe Engineering, PLLC. Passpointe has provided specialized landscape architectural services and pervious pavement installations for the city in various projects over the past decade. The city has also partnered with several local engineering and architectural firms, including CTI Engineers, KCP Architects, and others. Among other local practitioners, local architect Ross Andrews worked with the city to design and construct Ringgold City Hall. Completed in 1998, this handsome building has been recognized as among the best city halls in

James Tyson and Tyson & Associates employees Kevin Whitley, Caleb Hammontree, and Mark Brewington receive a 2019 Building Recognition in Chattanooga (BRIC) Award at the Westin Chattanooga on July 10, 2019.

the state. An active community member, Mr. Andrews also spearheaded the rehabilitation of the Ringgold Depot that restored this building to community use.

Often projects undertaken by the city and DDA rely on local contractors and labor. Local contractor and Ringgold native James Tyson worked on the impressive new Tennessee Street Development.

The evident knowledge and care taken

by Tyson & Associates and others on this hometown project have been recognized regionally and beyond. In July 2019, the project was awarded a Building Recognition in Chattanooga (BRIC) award by a consortium of regional architects, engineers, and contractors. Working with professionals who know the community and have a proven track record helps ensure that community projects succeed.

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t en m op el ev D ll fi n I t ee tr S e se Tennes Completed in March, 2019 the impressive infill development at the corner of Tennessee and Mountain Street in downtown Ringgold marked the Ringgold DDA’s first foray as a real estate developer. Located on a formerly vacant property just north of Ringgold’s thriving Nashville Street commercial district, this impressive 10,000 square foot mixed use development is the result of several years of close collaboration between the Ringgold DDA, the city, architects and engineers including KCP Architects and Passpointe Engineering, contractors James Tyson & Associates, and others. Following property acquisition in 2014, the Ringgold DDA began to develop plans for the 24-space permeable parking lot to serve eventual development and respond to calls from downtown merchants for more downtown parking.

Over the course of the next five years, the DDA worked with a diverse and trusted group of architects, engineers, and contractors to develop and implement plans for a mixed use development on site. In July 2019, the Tennessee Street Development was awarded a Building Recognition in Chattanooga (BRIC) award by the leading association of architects, engineers, and contractors in the Chattanooga region. Following construction, the Ringgold DDA has collaborated with a commercial real estate agent to find an appropriate tenant for premier downtown space. To further attract desired investment, the Ringgold DDA has worked with the Catoosa County Economic Development Authority to produce a detailed market analysis for potential businesses on site.

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Shown during construction, this prominent DDA-owned lot now serves as home to a 10,000 square foot infill building.

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Completed in March 2019 at the corner of Tennessee and Mountain Street, the Tennessee Street Infill Development shown here helps meet the demand for more leasable space in downtown Ringgold.

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d l o g g n i R e r a u q s t o p de

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JE O R P

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n any project, local leaders recognize the importance of not taking on to more than can realistically be achieved. Large projects, including the redevelopment of the Depot Square, often require local leaders to start small and build momentum over time. Phasing large projects allows for success to be realized incrementally, with community investment increasing with each new project. Many projects begin with the purchase of buildings and land through an active Downtown Development Authority or similar agency. In this project, properties were acquired by the Ringgold DDA incrementally beginning in 2015. In developing Depot Square, city leaders broke the project into the following steps:

S t e p I : Creation of a Public Restroom Facility in the Former Benton Coal Building

• Hire an architect and complete cost estimates • Subdivide the building (work done by city employees Stephen Middlebrooks and Mark Vaughn) • Complete the rear gravel parking area and access road

S t e p I I : Planning and Permitting • Create plans that gain approval from the building inspector • Obtain any necessary permits • Contract for necessary engineering work • Remove failing masonry and construct rear glass façade

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S t e p I I I : Construction • Secure construction labor from the Ringgold Parks and Recreation and Wastewater Departments • Contract with the Georgia Department of Corrections for supplemental labor if possible • Reach out to Ringgold High School for construction assistance • Hire additional labor if necessary

S t e p I V : Leasing • Determine the price of leasable space based on final build out costs • Define acceptable uses if possible • Promote the leasable office and retail space (promotion done by DDA) • Reach out to the Catoosa County Chamber of Commerce for assistance promoting leasable space • As businesses begin to be rented, leverage funds to continue working toward the community’s vision

S t e p V : Operations and Management • Determine long-term operations and management needs • Build in the mechanism necessary to fund building maintenance and operations over time • Attract a consistent draw or anchor as part of the operational plan • Direct upkeep from staff as necessary

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s n o i t i d n o C g n i t s Exi

The Ringgold Welcome Center/Doc Steve’s Place features an attractive landscaped park popular with downtown visitors.

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ound by General Claiborne Alley, Tennessee Street (GA-151), High Street, and Depot Street near the historic Western & Atlantic (W&A) Railroad Depot, Depot Square contains multiple publicly owned former industrial buildings, warehouses, and vacant parcels that could be utilized to generate economic activity and create the vibrant downtown district envisioned by community members in the Ringgold RSVP. Already, this area features important community and tourist attractions including Ringgold Market and the city’s downtown welcome center. Owned by a private foundation and operated by the Ringgold Convention and Visitors Bureau, Ringgold Welcome Center at Doc Steve's Place anchors the corner of Tennessee Street and General Claiborne Alley. This lovingly restored home office once housed the practice of Dr. Charles Stephenson. Doctor Steve delivered 6,000 babies here between 1933 and 1990. Since 2016, this attraction has welcomed locals and tourists downtown. An adjacent landscaped area is a popular location for outdoor lunches and coffee breaks from nearby Caffeine Addicts.

Photos of some of the 6,000 babies delivered on view at Doc Steve’s Place.

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number of concepts were considered before arriving at the master plan for the Ringgold Depot Square Development. Following a meeting with Ringgold city officials and after receiving input from the Ringgold DDA, Institute of Government designers worked to develop a final plan that reflects the community desire to maximize parking while creating an attractive, accessible space for downtown business patrons and visitors. Multiple schemes, including two-way traffic, one-way traffic, compact car parking, 90-degree parking, and various other options, were examined. In all of these design iterations, parking capacity, pedestrian access and safety, and overall functionality was limited by necessities including ADA parking, service accommodations, and the narrow right-of-way in the rear service area, particularly between parcels controlled by the Pendleton Square Trust Company (Ringgold Welcome Center/Doc Steve’s Place) and R&J Properties, LLC (Direct Flooring). If local leaders are able to make arrangements with adjacent property owners, it would be possible to expand rear parking areas and better accommodate service uses. In the right area, even 3-4 feet of additional space could significantly expand rear parking capacity and ease traffic flow and service demands. As proposed, this recommended plan offers the best chance of incorporating various community demands while preserving necessary service functions and creating a welcoming space for all users.

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D e p ot S q ua r e co n c e p t The initial concept for Depot Square includes expanded sidewalks and attractive streetscaping along Depot Street to better serve potential businesses at the restored Benton Coal Building. This concept reimagines the existing fenced parking area as a central courtyard with dining and entertainment. An improved event lawn adjacent to the Ringgold Marketplace serves regular events and festivals. Warehouse Row, a rear service alley, brings pedestrian connectivity, parking, landscaping, and a screened central service area to the middle of this downtown block. This concept also expands and improves the existing landscaping at the Ringgold Welcome Center and identifies areas for potential overflow parking.

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This concept board illustrates different materials and landscape features envisioned for the Ringgold Depot Square. Materials like flagstone fence pillars already used at Ringgold parks were selected to better integrate Depot Square with the remainder of the community. Selected plants, including willow oaks (Quercus phellos), Chinese elm (Ulmus parvifolia), and Little Gem magnolia (Magnolia grandiflora “Little Gemâ€?), liriope, and more, are low maintenance plant selections that are appropriate for the area. Features including movable cafĂŠ seating and play areas were included to invite visitors and bring consistent activity to the area.

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Constructed by crews from the Department of Corrections under the leadership of Ringgold’s Parks and Recreation department, the distinctive flagstone fencing used at Little Generals Park, the Old Stone Church Museum, and other public parks provides a timeless and consistent look at community spaces throughout town.

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By utilizing existing rights-of-way and DDA-owned property, Depot Street can be realigned in a way that increases accessibility while improving the function and appearance of the area. A subtle realignment of Depot Street from General Cleburne Alley to Mountain Street creates a 24’ combined road width with two consistent 12’ travel lanes. These adjustments provide the road width necessary to accommodate a continuous sidewalk and fifteen 45-degree angled parking spaces adjacent to Ringgold DDA-controlled properties that are currently undergoing revitalization. The plan includes accommodations for two handicapped on-street parking spaces along Depot Street, including an ADA van parking space at the southern end of the proposed courtyard. These spaces are located adjacent to key access points at the restored Benton Coal Building and the adjacent courtyard space. Bump-outs located at curves and key access points preserve pedestrian access, create opportunities for street

trees, and minimize awkward or inadequately sized parking spaces where road alignment shifts occur. Low-maintenance Chinese elm (Ulmus parvifolia) street trees in bump-outs match trees used elsewhere downtown. These tough, fast-growing trees are well adapted to urban conditions, including drought and environmental stress. Shown adjacent to the Ringgold Market event lawn and the proposed courtyard, willow oaks (Quercus phellos) offer rapid growth and a handsome shade canopy over time. Use of these trees is recommended in areas that can accommodate their eventual size and rooting area. The site of popular outdoor concerts and the Ringgold Market, the northern end of the Ringgold Depot Square features an improved event lawn with street trees, convenient on-street parking, and beautified fencing that matches materials used in other Ringgold recreation areas. Extending the existing sidewalk from Ringgold City Hall a block south increases pedestrian access and connectivity.

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Currently 20’ wide or less, Mountain Street’s narrow width could pose problems as downtown traffic increases with redevelopment. Widening Mountain Street from the intersection of Depot Street to the existing sidewalk at the pervious parking lot would improve vehicular access and provide space for on-street parking if desired in the future. On the north end of Mountain Street, the undeveloped southeast corner of the Ringgold City Hall block could become a flexible event parking lawn. The highlighted area shown avoids significant topographic barriers and could accommodate sixteen vehicles parked at 90-degree angles. The road width along Mountain Street could accommodate four additional standard 8’x20’ parallel spots. A 6’ minimum sidewalk (including a 6” curb) on the south side of Mountain Street extends across the southern end of the road, connecting the existing sidewalk at the new infill development to the Ringgold Market event lawn. Adjacent to the existing parking lot, a 1,800 sq. ft. building footprint outlined in the final plan shows the potential for long-range infill development with a rear parking lot on site. This rear parking area could connect the existing pervious parking area with the one-way service alley. If desired, this development could feature a limited number of on-street parking spaces following some modifications to the overall site plan. In the short term, this area could be used as a gravel overflow lot capable of accommodating ten 90-degree parking spaces.

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The final plan produced at Depot Square includes streetscape improvements to Depot Street, Mountain Street, and the proposed alley servicing new development. This plan designates 45 new angled and parallel on-street parking spaces to serve existing merchants and future commerce. Pedestrian improvements, including wide sidewalks suitable for cafĂŠ dining on Depot Street and continuous sidewalks linking the adjacent park, help ensure a better pedestrian experience.

The plan indicates the location of 38 new street trees, including nineteen large-canopy willow oaks (Quercus phellos), thirteen medium-canopy Chinese elm (Ulmus parvifolia), and six ornamental street trees to improve the appearance of this space. This long-rage plan also designates the location of future infill development and overflow parking.

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ultiple arrangements were considered for optimizing the narrow access area proposed in the Ringgold Depot Square redevelopment. While multiple single-lane and two-lane traffic arrangements were studied, the final concept offers the best mix of pedestrian and vehicular accessibility. As designed, this one-way concept retains critical service and parking needs while vastly improving the visitor experience and appearance of this area. A generous 15’ travel lane offers sufficient back-up space for the 29 proposed on-street parking spots. These include three 8’x20’ parallel parking spaces, one central ADA-accessible parallel parking space, and 25 angled spaces along both sides of the proposed alleyway.

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Currently the rough gravel lot between the Benton Coal complex and the Ringgold Welcome Center serves as overflow parking for downtown businesses. This gravel lot includes a central service area with recycling, dumpsters, and a grease trap for adjacent Main Street businesses. Gravel mounds, construction debris, stormwater trenches, and more make this area unappealing for visitors.

This concept integrates the existing park area with a raised midblock crossing and sidewalk that connects to the existing walkway at the Ringgold Welcome Center/Dr. Steve’s Place. Extending Chinese elm and willow oak trees throughout the rear alleyway further integrates these spaces into the overall development. The thirteen Chinese elms and nineteen proposed willow oaks shown in the overall design concept should be seen as a vital community investment. In time, these trees will offer an expansive shade canopy, inviting visitors while lowering energy costs and working to reduce the considerable stormwater runoff on site.

Working from existing design proposals for the Benton Coal Building, this design concept connects the proposed rear deck to a widened main entry stairway and pedestrian drop off. A continuous 6’ minimum sidewalk (including a 6” curb) connects users from the event lawn to the Benton Coal Building and Ringgold Welcome Center beyond.

This concept also works to retain and formalize the central service area at the intersection of General Cleburne Alley. A 44’ x 18’ service enclosure houses two standard 8-yard dumpsters, a 1,000 gallon central grease interceptor, and the city’s existing cardboard recycling operation.

These receptacles could be rearranged as necessary to optimize function. This service area is located a minimum 7’ off the 15’ proposed travel lane to better ensure adequate back-up area. At the intersection with Cleburne Alley, the corridor widens to 28 ½’ of paved area to better accommodate large service vehicles.

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Existing: Adjacent to the greenspace at Ringgold Welcome Center, the gravel lot behind the Benton Coal Building already serves as a central service area and overflow parking. Improvements including landscaping, dumpster screening, and more could enhance the appearance and function of this prominent space.

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proposed: The gravel overflow parking area behind the Benton Coal Building creates the opportunity for a multipurpose future rear service alley. New sidewalks and raised crosswalks create safe pedestrian connections between new businesses and the remainder of downtown while better integrating the existing greenspace into new development. Landscaping including large-canopy willow oaks soften the hard lines of buildings and bring much needed shade. Attractive screening and fencing matches materials used at Ringgold parks, connecting this development to the remainder of the community.

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Existing: The nondescript industrial building housing Ringgold Market occupies a prominent location in the center of the project area.

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proposed: Fresh paint, stacked stone, and unique painted signage transforms the appearance of this building. The improvements shown invite visitors to experience the proposed development.

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he Ringgold Depot Courtyard included in the final design concept illustrates a public space located in the center of the soon-to-be renovated Benton Coal complex. As planned, the mixed-use Depot Square development includes leasable space for retail, restaurants, and event space as well as public restroom facilities. The versatile courtyard shown here operates as a shared space among the businesses and restaurants on site. This space could be rented for private events, including small weddings, receptions, outdoor meetings, and parties. As envisioned, the large scrap metal flower sculptures offer a perfect opportunity to display the unique metalwork of Ringgold Parks and Recreation director Stephen Middlebrooks. The concrete planters, fire pit, seat wall, and other elements could also be built on site by skilled Ringgold city staff members. The various features and elements recommended here are intended to make Depot Square a new downtown destination for all ages.

The courtyard design includes the following features:

• Shade structures to beat the heat • Galvanized metal planters • Industrial-style outdoor lighting • Interactive metal flower sculptures • A children’s sandbox play area • Patio seating and umbrellas • Space for a food truck, such as an airstream trailer • New landscaping surrounding the space • String lights • Mural art • Space for cornhole boards • A fire pit with seating • Tribute to Benton Coal Supply using letters from the original sign • Access to retail shops at the rear of the complex • Wi-Fi

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This concept board illustrates different features envisioned for the proposed courtyard at the proposed Depot Square development. Proposed as a space connected to the industrial history of this site, the elements shown inform the overall appearance and function of the final design. Elements like metal flower sculptures, industrial lighting, galvanized planters, cafĂŠ chairs, and more reference the context of the neighborhood while inviting potential visitors. A cast concrete fire pit, sandbox, and activities like cornhole offer consistent activities for all ages.

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depot square c o u r t y a r d This rendering shows the existing fenced storage and parking area at the Benton Coal Building transformed into an attractive central courtyard serving adjacent businesses.

Features including a fire pit, architecturally distinctive sunshade, cafĂŠ tables and chairs, and unique metal sculpture bring energy, life, and local character to this space.

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s with any large renovation project, a variety of unforeseen setbacks have occurred during initial stages of planning and restoration of the Benton Coal Building. In January 2019, local architect Kenny McDade of KCP Architects developed initial design schematics of the Benton Coal Building for the DDA. After approving the designs, the DDA solicited an initial engineering study by SCH Engineering. This report found that restoration was not feasible due to load requirements from removed walls, deficient materials used, and the necessity of bringing the building up to current code. Ringgold officials noted that it is important to ask lots of questions to engineers hired to perform structural evaluations and other studies. One firm may judge a renovation to be unfeasible, while others are more willing to identify the interventions necessary to stabilize and renovate a building for public use. Local officials pointed to their experience renovating Patriot Hall, a 200-person capacity community event venue, for direction on where to turn next. Completed in 2016, the $236,000 renovation of Patriot Hall required a significant amount of steel, a new roof, new interior, and other interventions to make the building structurally sound and available for public use. The DDA has since enlisted the assistance of Long & Arnold Engineering, a Ringgold-based structural engineering firm, to determine what interventions will be necessary to bring the Benton Coal Building up to safe and habitable condition.

Ringgold officials are optimistic that with the right interventions, the building can be saved and used as a public resource. However, like all setbacks, the initial engineering study has led to extended timelines and a greater investment of initial capital.

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Completed in 2006, renovations at Patriot Hall were completed with construction assistance from the City of Ringgold and the Georgia Department of Corrections. Local leaders see this project as a model for other redevelopment projects.

Following recommendations from Long & Arnold Engineering, the city has worked with local contractors to develop estimates to shore up the existing building and allow for redevelopment on site. Initial estimates to return the building to active use total approximately $460,000, a sizable amount larger than originally anticipated. A project of that size will likely require a significant influx of capital from the City of Ringgold, a choice ultimately up to the city’s mayor and council.

Prior to renovation, additional expenses will be required in order to conduct more structural investigations. These actions, including core drilling of concrete footings and selective demolition of ceilings and/or walls are necessary in order for the engineer to produce a viable set of plans that can be stamped. On September 16, 2019, the Ringgold DDA discussed the costs of the project and agreed to get a proposal from the structural engineer to do more in-depth investigations.

Currently the DDA is waiting on a proposal for the work.

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The Ringgold DDA worked with Kenny McDade and KCP Architects to develop building schematics for the Benton Coal Building.

These plans show the building divided into leasable space for five potential tenants accessed from Depot Street, a central courtyard, and a rear service alley. These plans also delineate spaces for a shared kitchen and a public restroom facility. Plans and section elevations illustrate the elevated deck and the four proposed storefronts along the rear service drive.

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Structural Evalua

Following the development of preliminary building schematics, Ringgold worked with structural engineers at Long & Arnold Engineering to determine what interventions would be necessary to stabilize the building and restore it to public use. Red lines and comments shown here indicate specific interventions necessary and additional investigations required.

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This photo shows existing conditions at the gravel parking and service area behind the Benton Coal Building.

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The project received another setback following a significant flash flood on July, 9, 2019. Over the course of two hours, heavy rain flooded the historical downtown, floating a vehicle under the Nashville Street underpass and inundating several businesses. Following the flood, the Ringgold mayor and council took immediate action, commissioning CTI Engineering to undertake a comprehensive $12,000 hydrology study of the area to determine what problem areas may exist in the city’s stormwater infrastructure and identify what interventions may be necessary. City leaders hope to use this study to build the infrastructure required to support both existing downtown businesses and allow expanded development in the Warehouse District area.

However, as with the initial engineering report, this unfortunate event has delayed redevelopment plans in the downtown district. City leaders expect to learn the findings of this report in November, 2019. Prior to developing final recommendations, Philip Scofield, Senior Project Manager of CTI Engineers, requested conceptual plans developed by the Institute of Government for the area. CTI sought to incorporate the Depot Square concept into their hydrology report, outlining necessary stormwater interventions and possible scenarios. Following the recommendations of this report and with design assistance as necessary from the Institute of Government, Ringgold plans on collaborating with engineers at CTI to install whatever stormwater infrastructure is determined necessary downtown.

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