Project Spotlight: Garrison Professional Park – Full Parking Lot Maintenance in Gastonia, NC
Client: Garrison Professional Park
Location: 1349 East Garrison Boulevard, Gastonia, NC 28054
Services: Crack Sealing, Two-Coat Spray Sealcoating, Full Restripe
Total Surface Area: 171,620 sq ft
Crack Sealing: 10,297 linear feet
Project Timeline: 4 phases over multiple days
Completed: March 2025
Proline Contacts: JJ Letcavage (Field Ops), Kelsey Wright (Coordination)
Overview
Garrison Professional Park is a high-traffic commercial property in the heart of Gastonia. With numerous offices and steady daily traffic, the parking lot needed more than a surface touch-up—it required a full restoration plan to address widespread cracking, UV wear, and faded markings.
Proline Parking Lot Maintenance was hired to restore and protect over 171,000 square feet of asphalt, improve safety through clear striping, and provide long-term protection with a premium two-coat seal. Our team completed the project in four phases, allowing continued access for tenants while delivering quality results.
The Process
Step 1: Crack Sealing
We began by tackling more than 10,000 linear feet of cracking using hot-applied rubber sealant. Each crack was blown clean with high-powered air to remove debris and moisture. We focused on cracks 3/8” wide and larger, which are the most vulnerable to water intrusion. Though not all cracks seal perfectly flush due to depth or age, our team applied multiple passes where needed to prevent further damage and extend the pavement life.
Step 2: Cutting In
Before using our spray rigs, we manually sealed the edges along concrete, sidewalks, and islands. Using hand wands and brushes, we applied a 5–6 inch bead of sealer along these edges, then brushed it to form a clean buffer. This prep work helps maintain sharp edges, protects adjacent surfaces, and gives the lot a neater, more professional finish.
Step 3: First Spray Coat
With prep complete, we applied the first coat of our eco-friendly asphalt emulsion sealer. This product includes additives for traction and steering mark resistance, and meets all local EPA standards. The first coat soaked into the asphalt’s porous surface, restoring lost oils and locking in a darker, revitalized base.
Step 4: Second Spray Coat
Once cured, we applied a second, even coat across the full surface area. This layer bonded to the first to create a thicker, more protective barrier against oil, rain, sunlight, and daily traffic. The two-coat system is especially valuable for commercial properties with large lots like Garrison, where durability matters.
Step 5: Line Striping
To finish the project, we repainted all pavement markings using traffic-grade white, yellow, and blue paint. This included parking stall lines, stop bars, directional arrows, speed bumps, crosswalks, handicap stalls, and hatched no-parking zones. Handicap markings were boxed out in blue with white stenciling per ADA standards. The final product features clean, visible lines designed to last through daily wear and North Carolina weather.
Project Considerations
Weather was a major factor. With sealcoating requiring temperatures of at least 40°F and rising, we scheduled the project during a warm, dry stretch in March. We worked closely with Garrison’s management to divide the job into four controlled phases, giving tenants partial access to the lot throughout the process. Each section was clearly marked and reopened only after proper curing—typically within 18–24 hours of sealing.
Results
By the final day, the Garrison Professional Park parking lot was transformed. The asphalt now features a rich black finish, deep crack seals, and crisp markings for safe and orderly traffic flow. More importantly, the lot is protected against further aging, helping reduce long-term maintenance costs for the property owner.
Our crew delivered a full-scope commercial maintenance project—on schedule, with minimal disruption, and built to last.
Looking for a commercial-grade maintenance solution for your parking lot?
We serve Gastonia, Charlotte, and surrounding areas with sealcoating, crack repair, and line striping. Call (704) 530-5366 or email info@prolineplm.com to request your quote.
