HomeMy WebLinkAbout3/30/2021 - Public Hearing and WorksessionTOWN OF VINTON
311 S. POLLARD STREET
VINTON, VIRGINIA 24179
PHONE: (540) 983-0605
FAX: (540) 983-0621 NATHANIEL S. MCCLUNG EMAIL: amcmillan@vintonva.gov PRINCIPAL PLANNER
March 22, 2021
TO: VINTON BOARD OF ZONING APPEALS
Ms. Amanda “Mandy” Fullen, Chair
Mr. Frederick J. “Mick” Michelsen, Vice-Chair
Mr. Robert W. Benninger
Mr. Allen Kasey
Ms. Meghan Noga
Ms. Teresa Davis, Alternate Member
Ms. Kellie S. Moore, Alternate Member
RE: Virtual Work Session and Public Hearing
Tuesday, March 30, 2021 at 6:15 p.m.
A virtual work session of the Board of Zoning Appeals will be held on Tuesday, March 30th at 6:15
p.m., with the public hearing to follow at 7:00 p.m. A link to the zoom meeting will be provided prior
to the meeting. Please see the enclosed agenda and supporting materials for the meeting.
The purpose of the work session and public hearing is to receive comments and discuss the request of
the Town of Vinton, for a variance of specific requirements set forth in the FO-Floodplain Overlay
District of the Vinton Zoning Ordinance. The purpose of this request is to allow for the redevelopment
of the historic Gish Mill properties, located at 350 and 0 Gus Nicks Boulevard, Vinton, Virginia, Tax
Map Numbers 060.11-04-22.00-0000 and 060.11-04-23.00-0000. The variance, if granted, will include
all necessary redevelopment activities for the conduct of a functionally dependent use provided that:
a.The criteria of Article IV, Division 13, Sec. 4-73 of the zoning ordinance are met, and
b.The structure or other development is protected by methods that minimize flood damage
during the base flood and create no additional threats to public safety.
Please let me know if you are UNABLE to attend this zoom meeting on March 30th as soon as possible
by emailing me at nmcclung@vintonva.gov or calling me at 540-983-0605. Thank you.
Sincerely,
Nathaniel S. McClung
Principal Planner
Enclosures
c: Richard “Pete” Peters, Town Manager
Anita J. McMillan, Planning and Zoning Director
AGENDA
TUESDAY, MARCH 30, 2021
WORK SESSION: 6:15 P.M.
PUBLIC HEARING: 7:00 P.M.
PARTICIPATION WILL BE BY ELECTRONIC COMMUNICATIONS PURSUANT
TO SECTION 15.2-1413, CODE OF VIRGINIA (1950), AS AMENDED,
ORDINANCE NO. 1016 AND SECTION 4-0.01(G) OF CHAPTER 1289 OF THE
2020 ACTS OF THE VIRGINIA GENERAL ASSEMBLY
The Vinton Board of Zoning Appeals will hold a Work Session at 6:15 p.m. on Tuesday,
March 30, 2021, using electronic communication means without the public being present.
Participation by Board of Zoning Appeals members, staff, and the public will only be
available through electronic means. The public will have access to observe the Work
Session through a livestream on the Town’s Facebook page at
www.facebook.com/vintonva. Citizens may register to speak at the work session by
calling the Town Clerk’s Office at 540-983-0607 or by sending an email to
sjohnson@vintonva.gov by 12 Noon on Monday, March 29, 2021. Once registered, the
citizen who wishes to address the Board of Zoning Appeals will be provided the Zoom
meeting information and will be allowed to join the meeting and address the Board by
electronic means.
WORK SESSION – 6:15 P.M.
I. Call to Order—Roll Call
II. CONFIRMATION THAT MEETING IS BEING HELD IN ACCORDANCE WITH
ORDINANCE NO. 1016 AND SECTION 4-0.01(G) OF CHAPTER 1289 OF THE
2020 ACTS OF THE VIRGINIA GENERAL ASSEMBLY
III. Introduction of Members
Town of Vinton
BOARD OF ZONING APPEALS
311 S. Pollard Street
Vinton, VA 24179
Phone (540) 983-0605
Fax (540) 983-0621
Mr. Frederick J. “Mick” Michelsen, Vice-Chair
Mr. Robert W. Benninger
Mr. Allen Kasey
Ms. Meghan Noga
Ms. Teresa Davis, Alternate Member
Ms. Kellie S. Moore, Alternate Member
IV. Review of Annual Reports from 2019 and 2020
V. Briefing on petition of the Town of Vinton, for a variance of specific
requirements set forth in the FO-Floodplain Overlay District of the Vinton
Zoning Ordinance. The purpose of this request is to allow for the
redevelopment of the historic Gish Mill properties, located at 350 and 0 Gus
Nicks Boulevard, Vinton, Virginia, Tax Map Numbers 060.11-04-22.00-0000
and 060.11-04-23.00-0000. The variance, if granted, will include all
necessary redevelopment activities for the conduct of a functionally
dependent use provided that:
a. The criteria of Article IV, Division 13, Sec. 4-73 of the zoning
ordinance are met, and
b. The structure or other development is protected by methods
that minimize flood damage during the base flood and create
no additional threats to public safety.
VI. Adjournment of Work Session
REGULAR SESSION – 7:00 P.M.
VII. Election of Officers
1. Chair
2. Vice-Chair
3. Secretary
4. Recording Secretary
VIII. Approval of Minutes:
1. May 30, 2019 Public Hearing
IV. Public Hearing to receive comments concerning:
The petition of the Town of Vinton, for a variance of specific requirements set
forth in the FO-Floodplain Overlay District of the Vinton Zoning Ordinance. The
purpose of this request is to allow for the redevelopment of the historic Gish Mill
properties, located at 350 and 0 Gus Nicks Boulevard, Vinton, Virginia, Tax Map
Numbers 060.11-04-22.00-0000 and 060.11-04-23.00-0000. The variance, if
granted, will include all necessary redevelopment activities for the conduct of a
functionally dependent use provided that:
a. The criteria of Article IV, Division 13, Sec. 4-73 of the zoning
ordinance are met, and
b. The structure or other development is protected by methods that
minimize flood damage during the base flood and create no
additional threats to public safety.
• Chair opens public hearing
o Report from Staff
o Receive petitioner’s comments
o Receive public comments
o Board members discussion and questions
• Chair closes public hearing
• Board of Zoning Appeals takes action on the variance
request
X. Other Business
XI. Adjournment
STAFF REPORT
PETITIONER: Town of Vinton, VA PREPARED BY: Nathaniel McClung
CASE NUMBER: BZA-21-001 DATE: March 20, 2021
Application Information
Request: Variance Request
Owner: Town of Vinton
Applicant: Town of Vinton
Site Address/Location: 350 and 0 Gus Nicks Boulevard, Vinton, Virginia
Tax Parcel ID #: 060.11-04-22.00-0000 and 060.11-04-23.00-0000
Lot Area: 1.154 AC
Zoning: M-1 Limited Industrial District
Existing Land Use: Currently vacant; previous use was a farm supply retail store and
warehouse.
Proposed Land Use: Mixed-use property that will accommodate restaurant, retail,
residential, and lodging uses
Specified Future Land Use: General Commercial
A. NATURE OF REQUEST
A request by the Town of Vinton, for a variance of specific requirements set forth in the FO-Floodplain
Overlay District of the Vinton Zoning Ordinance. The purpose of this request is to allow for the
redevelopment of the historic Gish Mill properties, located at 350 and 0 Gus Nicks Boulevard, Vinton,
Virginia, Tax Map Numbers 060.11-04-22.00-0000 and 060.11-04-23.00-0000. The variance, if granted,
will include all necessary redevelopment activities for the conduct of a functionally dependent use
provided that:
a. The criteria of Article IV, Division 13, Sec. 4-73 of the zoning ordinance are met, and
b. The structure or other development is protected by methods that minimize flood damage during
the base flood and create no additional threats to public safety.
B. APPLICABLE REGULATIONS
The specific sections of which the Town of Vinton are requesting variances from are denoted in Section I
below. The specific sections of Article IV, Division 13, FO Floodplain Overlay District, include the
following:
• Sec. 4-70 (c) (1): Non-Residential Construction Elevation Requirements (Freeboard
Requirements)
• Sec. 4-71 (b) (2): Floodway Area: Special Use Requirement
• Sec. 4-72 (a): Existing structures in floodplain areas.
C. ANALYSIS OF EXISTING CONDITIONS
Background – Being the founding structure for the Town of Vinton, the Gish Mill site bears a substantial
amount of historical significance for the locality. In fact, the Mill is featured as the crown jewel of the
Town’s seal. Although the mill operated continuously since the 1770s, in its final years of occupancy it
was used as a farm supply retail store and warehouse which ultimately closed in December 2014.
Unfortunately, decades of deferred maintenance and exposure to the elements contributed to its current
deleterious condition and the necessity of major repairs and improvements.
Beyond its historical significance, the mill site is currently positioned both geographically and
strategically to have a catalytic impact on the area’s economic, vocational, and cultural growth. In addition
to being within the designated Downtown UDA, the project site is specifically located along the major
gateway to the Downtown corridor and is the first major landmark individuals see when they enter the
Town of Vinton on Gus Nicks Boulevard. Reactivating this commercial and historic mill at the gateway
to Vinton will provide a vibrant welcome to residents, and visitors, and to those passing through on their
way to Smith Mountain Lake and Blue Ridge Parkway.
The Town of Vinton purchased the 1.154 acres property in October of 2015, due to the historical
significance to the community and the Town’s eventual charter in 1884. Council’s desire has been to
preserve and encourage the structure to be rehabilitated and eventually returned to commercial use.
Following the issuance of a Request for Proposal (RFP) in 2019, the Town of Vinton received a formal
proposal from Gish Mill Davii, LLC, to convert the historic property into a mixed- use development with
the following uses: a small restaurant, a seasonal market, a speakeasy in the basement, and the conversion
of the original mill structure, concrete silos, and upper floors of the original mill structure into lodging
with potential use for apartment units (3-10 rooms). The anticipated tenant to operate the restaurant and
lodge has already been secured for the project.
Since the acquisition, the Town of Vinton has completed Phase I and Phase II environmental assessments,
has completed the historic reviews necessary for the property to be preliminary determined for individual
listing on the National Register by the Department of Historic Resources (DHR), and obtained grant funds
from two state government agencies which make the project financially feasible. The first grant from the
DHR Emergency Supplemental Historic Preservation Fund (ESHPF) grant program includes $250,000 in
available funding for repair and stabilization work to take place on the property. The second grant to the
Town is to be administered in the form of a loan of $468,750 through the Economic Development
Authority (EDA) from the Department of Housing and Community Development (DHCD) Industrial
Revitalization Fund (IRF).
The redevelopment project will generate private investment in excess of $1.9 Million and establish the
creation of approximately 41 jobs and result in the rehabilitation of a historic, yet currently-blighted
property that is located on one of four main gateway entrances into the Town with an average daily traffic
count of 21,000 vehicles per day based on 2019 Virginia Department of Transportation (VDOT) data.
The site is also located along the proposed Glade Creek Greenway extension, which will link Downtown
Vinton and Vinyard Park to the extensive Roanoke Valley Greenway system. The Town of Vinton has
also secured Virginia Department of Transportation (VDOT) Surface Transportation Block Grant (STBG)
funds to construct a pedestrian mid-block crossing on Gus Nicks Boulevard to provide a safe means of
travel to the Gish Mill site from the soon to be constructed Glade Creek Phase II project and the newly
redeveloped 84-unit apartment building (Billy Byrd Apartments).
Overall, this project is currently of the highest priority for the Town of Vinton in the realm of
redevelopment and there is not another vacant and deteriorated property that has the potential for the level
of economic and social impact that this site could bring to the area.
Location – 350 and 0 Gus Nicks Boulevard, Vinton, Virginia. Former Holdren’s County Store. The parcels
can be accessed from Gus Nicks Boulevard and West Madison Avenue.
Topography/Vegetation – The existing structure is located adjacent to Glade Creek on a level lot that is
comprised mostly of impervious surfaces. In relation to its special location, the Gish Mill, in serving its
historic milling purposes, is located in the regulatory floodway and Special Flood Hazard Areas (SFHA)
of the Glade Creek floodplain. Because the Town of Vinton is a FEMA Community Rating System (CRS)
Class 8 Community, Town staff are diligent in administering the highest forms of regulatory controls for
development and activities in the Town’s floodplain areas.
Adjacent Zoning and Land Uses – The land uses within the vicinity of the subject property are summarized
below.
Direction from Property Zoning District Land Use
(Chalaine’s) and Sign
Manufacturing (Sav’ On Signs)
D. ANALYSIS OF PROPOSED DEVELOPMENT
Site Layout/Architecture - The developer’s intended use for the mill site is to incorporate several value-
added compatible uses, which launch from popular trends that work very well with the open format
historic space. The building will be designed to feature several uses that take advantage of the creekside
location, the unconventional construction methods, and varying dimensions and angles featured by the
mill space. The specific uses include a small restaurant, a seasonal market, a speakeasy in the basement,
and the conversion of the original mill structure, concrete silos, and upper floors of the original mill
structure into lodging or apartments (3-10 units). The anticipated tenant to operate the restaurant and lodge
has already been secured for the project. The development also includes substantial outdoor spaces
including dining, deck, and patio space. The historic “sluice” will be utilized as an intimate seating area
with stairs that cascade down to the creek.
Based on the preliminary floor plans, the development will include:
(1) Restaurant (back of house, kitchen, and dining space): 5,030 square feet (First floor)
(2) Market: 1,250 square feet (First floor)
(3) Speakeasy: 1,296 square feet (Basement)
(4) Original Mill and silos converted into lodging/apartments: 5,800 square feet (Second and Third floor)
(5) Outdoor dining, deck and patio space: 3,564 square feet (including new deck and patio area located on
existing slab, remaining from demolition of an unsafe wing of the building.)
Many of the existing mature trees will be retained. The existing sidewalk connections will be retained
and will be extended into the site providing pedestrian access from each direction of Gus Nicks. The
existing asphalt parking areas will be redeveloped and landscaped for 28 off-street parking spaces
including two accessible spaces. Additionally, there exists an opportunity for a substantial overflow
parking area adjacent to West Madison Avenue.
The historic building will be preserved and sensitively adapted for mixed uses. The building will retain
its architectural character and its environmental setting. Visible changes to the exterior of the property and
building will be minor. The Mixed-Use Development District will allow this space to be used for flexible
space, offering opportunities for community activities, music, and special events perhaps including
“movie nights” utilizing the historic building façade for an outdoor projection area.
Please see attached survey, property map, aerial photography, and conceptual site plan including parking
areas and floor plans of the structure in Appendix A. The Development Team will present a conceptual 3-
D rendering of the future interior and exterior renovations to the property to Town Council during the
briefing on this request. If the rezoning request for the parcels is approved by the Town Council, a formal
site plan for the Project must be submitted for review and approval by the Town of Vinton and County of
Roanoke.
Parking – As shown in the submitted conceptual plan, the internal Gish Mill site will allow 28 off-street
parking spaces including two accessible spaces. There is also opportunity for parking adjacent to West
Madison Avenue that could potentially provide over 13 off-site spaces, which will bring the total parking
space count to about 41.
Site Access – The parcel can currently be accessed from Gus Nicks Boulevard and West Madison Avenue
via two (2) commercial entrances that accommodate for both ingress and egress. The Town of Vinton has
also secured VDOT Surface Transportation Block Grant (STBG) funds to construct a pedestrian mid-
block crossing on Gus Nicks Boulevard to provide a safe means of travel to the Gish Mill site from the
soon to be constructed Glade Creek Phase II project and the newly redeveloped 84-unit apartment building
(Billy Byrd Apartments).
Utilities – Public water and sewer services are available for the existing structure.
E. COMPREHENSIVE PLAN/FUTURE LAND USE
The 2004 – 2024 Town Comprehensive Plan designates this property and the surrounding properties to
the southeast as a general commercial land use area. The properties to the west of this property (across
Gus Nicks Boulevard) are designated as parks and recreation, community facilities, and high density
residential uses. The properties to the west were rezoned to Mixed Use Development (MUD) in 2016 to
allow for the existing vacant school buildings to be adaptively reused as residential and recreational/small
business flex space.
F. FACTORS TO BE CONSIDERED BY THE BOARD OF ZONING APPEALS (BZA)
In consideration of specific variance requests, the BZA shall satisfy all relevant factors and procedures
specified in other sections of the zoning ordinance and consider the following additional factors:
a. The danger to life and property due to increased flood heights or velocities caused by
encroachments. No variance shall be granted for any proposed use, development, or
activity within any floodway area that will cause any increase in the 100-year flood
elevation;
b. The danger that materials may be swept on to other lands or downstream to the injury of
others;
c. The proposed water supply and sanitation systems and the ability of these systems to
prevent disease, contamination, and unsanitary conditions;
d. The susceptibility of the proposed facility and its contents to flood damage and the effect
of such damage on the individual owners;
e. The importance of the services provided by the proposed facility to the community;
f. The requirements of the facility for a waterfront location;
g. The availability of alternative locations not subject to flooding for the proposed use;
h. The compatibility of the proposed use with existing development and development
anticipated in the foreseeable future;
i. The relationship of the proposed use to the comprehensive plan and floodplain
management program for the area;
j. The safety of access by ordinary and emergency vehicles to the property in time of flood;
k. The expected heights, velocity, duration, rate of rise, and sediment transport of the flood
waters expected at the site;
l. The historic nature of a structure. Variances for repair or rehabilitation of historic structures
may be granted upon a determination and notification from the Register of Historic Places
or the state inventory of historic places that the proposed repair or rehabilitation will not
preclude the structure's continued designation as a historic structure and the variance is the
minimum necessary to preserve the historic character and design of the structure;
m. Such other factors which are relevant to the purposes of this division.
G. NO-RISE CERTIFICATION (HYDROLOGIC AND HYDRAULIC STUDY (H&H
STUDY))
The Town utilized the consulting services of Draper Aden Associates to verify that the proposed
redevelopment project would not cause a rise in the base flood elevation. The consultants were able to
utilize the plans of the proposed improvements from the development team and implement them into the
flood models. The conclusion of this H&H study was that the proposed project will not cause a rise in
the base flood elevations. Both the “Memorandum” from the consultant and the signed “No-Rise
Certificate” can be found in Appendix B of this report.
H. SUBSTANTIAL IMPROVEMENT PROVISION
The Gish Mill structure meets the definition of a “historic structure” set out in the definition section of the
Ordinance. Specifically, the Gish Mill structure meets the definition of subsection (a) pertaining to being
“preliminary determined” for individual listing on the National Register. The letter attached in Appendix
C states that the Virginia “Department of Historic Resources has evaluated the property and has
determined that is appears to be eligible for inclusion in the Virginia Landmarks Register. In accord with
the provisions of Sec. 58.1-339.2 of the Code of Virginia, then, the property is a certified historic
structure.”
Both the Town of Vinton and the development team understand that meeting this definition does not
automatically exempt this project and its associated activities from the requirements of the floodplain
ordinance. However, specific variances from the floodplain ordinance are denoted in Section I below.
Additionally, the Town and the development team understand that Historic structures undergoing repair
or rehabilitation that would constitute a substantial improvement as defined above, must comply with all
requirements of this division that do not preclude the structure's continued designation as a historic
structure. Documentation that a specific ordinance requirement will cause removal of the structure from
the National Register of Historic Places or the state inventory of historic places must be obtained from the
Secretary of the Interior or the state historic preservation officer. Any exemption from ordinance
requirements will be the minimum necessary to preserve the historic character and design of the structure.
To aid in this process, all of the work being completed during both the repair and stabilization phase and
the overall redevelopment phase will be reviewed and approved of by the Department of Historic
Resources before it proceeds. In fact, this is a requirement of both the DHR grant guidelines and the
overarching commitment in seeking historic tax credits at the end of this redevelopment project.
I. SPECIFIC VARIANCES FOR PROPERTY/PROJECT
1. Sec. 4-70 (c) (1): Non-Residential Construction Elevation Requirements (Freeboard
Requirements)
a. Textual citation:
“Non-residential construction. New construction or substantial improvement of any
commercial, industrial, or non-residential building (or manufactured home) shall have the
lowest floor, including basement, elevated to or above one foot above the base flood level.
Buildings located in AE and AH zones may be flood-proofed in lieu of being elevated provided
that all areas of the building components below the elevation corresponding to the base flood
elevation plus one foot are water tight with walls substantially impermeable to the passage of
water, and use structural components having the capability of resisting hydrostatic and
hydrodynamic loads and the effect of buoyancy. A registered professional engineer or architect
shall certify that the standards of this subsection are satisfied. Such certification, including the
specific elevation (in relation to mean sea level) to which such structures are floodproofed,
shall be maintained by the floodplain administrator.”
b. Justification:
i. The basement has remained untouched by contemporary materials. The stone walls
are exposed as are the first floor joists, the heavy timber structural elements, and
the dirt floor. The basement contains a significant amount of milling machinery
including wheels, conveyor belts, and grain hoppers. The historic significance and
nature of the basement (in addition to the historic pieces of equipment including
the wheel base that was powered by water flow from the sluice) warrant this area
of the structure being preserved and utilized with an adaptive reuse, which will
preclude it from meeting this elevation requirement.
ii. The original central block historically served as the hub of industrial activity with
grinding taking place on the first floor and cleaning on the second and third floors.
Historic timber columns and beams are partially visible on the first floor of the
original block. The rear room on the first floor features exposed brick walls and
wood rafters. Some of the historic equipment remains intact in this room. The ca.
1846 brick block at the center, comprised of three stories with a full basement,
housed the processing operations during the entirety of the building’s use as a mill.
This section is capped by a ca. 1940 gambrel roof clad with metal and stands on an
uncoursed stone foundation. The hand-made brick walls are laid in six-course
common bond; the third story is covered with aluminum siding. Several double-
hung wood sash windows that are 6/6 remain extant on the second story. A ca. 1940
concrete block loading dock appends the front elevation. The base of this concrete
loading dock is clad with stone veneer and is sheltered by a wood-frame awning
covered with metal. The historic significance and nature of the original mill
structure warrant this area of the structure being preserved and utilized with an
adaptive reuse, which will preclude it from meeting this elevation requirement.
iii. A ca. 1930 three-story concrete addition appends the west side elevation of the
original block. This addition contains nine grain bins. It is covered with a metal
shed roof with exposed rafter tails. A conveyor belt, which dumped the grain into
the storage bins, extends over the roof. The conveyor belt is sheltered by a
penthouse clad with wood boards and covered by a metal shed roof. There are no
window or door openings in this addition. The historic significance and nature of
these concrete grain bins warrant this area of the structure being preserved and
utilized with an adaptive reuse, which will preclude it from meeting this elevation
requirement.
iv. A 1940s one-story frame addition, constructed in two phases, appends the east side
elevation of the original block. This addition is L-shaped in plan and stands on a
concrete foundation. The exterior walls and shed roof are covered with metal
siding. The earlier addition directly appends the original central block. The window
openings on the front and rear elevations are covered with plywood boards. Double-
hung 1/1 wood sash windows remain intact behind the plywood boards on the front
elevation. A six-light casement window remains intact behind one of the plywood
boards on the rear elevation. The addition was built for storage space, per the 1951
Sanborn Fire Insurance map. The historic significance and nature of this area of the
structure warrant it being preserved and utilized with an adaptive reuse, which will
preclude it from meeting this elevation requirement.
v. A later 1940s addition appends the east side of the earlier 1940s addition. These
two additions were built in two different building campaigns as the demising wall
was originally built as an exterior wall as a portion of Bricktex siding remains intact
on what would have been the exterior wall. This addition is rectangular in plan and
stands on a concrete foundation. Like the earlier addition, the exterior walls and
shed roof are covered with metal siding. There are six-light wood casement
windows on the rear elevation and a single wood z-braced door on the front
elevation in a double-leaf door opening; the other z-braced door was previously
removed. This door opening is covered with metal siding on the exterior. The
addition was built for storage space, per the 1951 Sanborn Fire Insurance map. .
The historic significance and nature of this area of the structure warrant it being
preserved and utilized with an adaptive reuse, which will preclude it from meeting
this elevation requirement.
vi. Two one-story, post-1955, storefront additions append the front elevation of the
original block and the ca. 1930 concrete grain bin addition. The western one-story
concrete block addition has a metal shed roof. The eastern addition was constructed
post-1984 is of frame construction. This addition stands on a concrete block
foundation clad with stone veneer. The exterior walls are clad with vertical wood
boards. The shed roof is covered with metal. Plywood boards cover the window
and door openings in these two additions. The door openings contain ¾-light metal
doors and the windows contain 3/1 double-hung wood sash windows (likely
salvaged from another property) and aluminum-frame storefront windows. The
historic significance and nature of this area of the structure warrant it being
preserved and utilized with an adaptive reuse, which will preclude it from meeting
this elevation requirement.
c. Proactive Measures being Undertaken:
i. A post-1955 addition appends the later 1940s addition mentioned above. This
narrow, triangular addition stands on a concrete foundation. The form of this
addition is dictated by the topography of the land and the trajectory of Glade Creek.
The frame walls are covered with metal siding. The shed roof is covered with metal.
The front elevation contains sliding metal freight doors. A small concrete dock
extends from the front elevation of this addition. This non-historic component is
actually being removed early in timeline of the project, and the existing concrete
foundation will be utilized as a patio space for outdoor dining and leisure.
ii. To the fullest extent possible, the electrical, heating, ventilation, plumbing, air
conditioning equipment and other service facilities, including duct work, shall be
designed and/or located so as to prevent water from entering or accumulating within
the components during conditions of flooding. These service facilities will originate
above the Design Flood Elevation (DFE) and will extend downward from the
ceiling in such a way to keep them from being damaged during flood events.
iii. Wet flood-proofing measures will be used for the building. Such measures allow
for flood water to enter and exit the building. The strategy includes a series of vents
that allow the movement of water through the building and decreasing the pressure
on the existing walls.
iv. The crawlspace area under the 1940s additions will not be used for storage or
human inhabitation.
v. All sleeping quarters will be located well-above (2+ feet) above the base flood
elevation within the structure.
2. Sec. 4-71 (b) (2): Floodway Area: Special Use Requirement
a. Textual citation:
“The following uses, types, and activities are permitted, provided that they are in
compliance with the provisions of the underlying zoning district and are not prohibited by
any other ordinance and provided that no specific land use requires any type of structure,
fill, or storage of materials and equipment:…”
b. Justification:
i. The property is going through the rezoning process, which requires the approval of
the Vinton Town Council. The nature of the floodplain requirements and the results
of the hydrologic and hydraulic study (and attainment of the no-rise certificate) will
be presented in full detail in all staff reports and presentation to both the Planning
Commission and the Town Council.
ii. Additionally, the documentation and studies to be presented to the Planning
Commission and Town Council will already meet and/or exceed the requirements
of the “procedures for special uses in the floodways.” As to not duplicate processes
and hearings, in addition to the sufficiency of the information to be presented on at
the briefings and work sessions, the special use requirement should not be required
for this project.
3. Sec. 4-72 (a): Existing structures in floodplain areas.
a. Textual citation:
“A structure or use of a structure or premises which lawfully existed before the enactment of
these provisions, but which is not in conformity with these provisions, may be continued
subject to the following conditions:
(a) Existing structures in the floodway area shall not be expanded or enlarged unless it has
been demonstrated through hydrologic and hydraulic analyses performed in accordance with
standard engineering practices that the proposed expansion would not result in any increase in
the base flood elevation.
b. Justification:
i. In addition to the variances sought in relation to the elevation/freeboard
requirements, it should be requested that the property be exempted from the
expansion and enlargement limitation of Sec. 4-72 (a).
ii. As noted in the Section D above, 3,564 square feet of the redevelopment will be
utilized for outdoor dining, deck and patio space (including a new deck and patio
area located on the existing slab). The deck will not be structurally attached to the
main structure in anyway; rather it will designed and constructed to resist the force
of flood forces through exemplary anchoring techniques. Town staff and the
development team understand that this deck will not be a coverable expense by a
National Flood Insurance Program (NFIP) policy. Because of the crucial nature of
the outdoor space to the financial feasibility of this project, and it being designed
using the best contemporary architectural and engineering practices to resist flood
forces, the deck and the utilization of the existing concrete slab shall be exempted
from this requirement.
c. Proactive Measures being Undertaken:
i. The H&H study included these proposed improvements which demonstrates that is
will not result in any increase in the base flood elevation.
ii. The anchoring of the deck will utilize the historic sluice/race as its main
foundational component.
J. STAFF CONCLUSION
Based on the information provided and the completion of critical studies (H&H study, attainment of no-
rise certificate, etc.), Town staff find that this proposed redevelopment project meets the criterion of:
a. Showing of good and sufficient cause; and
b. Determination that failure to grant these variances will result in exception hardship and the
ultimate loss of an important Historic structure that is preliminary determined for
individual listing on the National Register by the Virginia Department of Historic
Resources (DHR); and
c. Sufficiently presented, through engineering studies by engineering consultants, that
granting these variances will not result in:
i. Unacceptable or prohibited increases in flood heights;
ii. Additional threats to public safety; or
iii. Extraordinary public expense; and will not:
1. Create nuisances;
2. Cause fraud or victimization of the public; or
3. Conflict with local laws or ordinances.
If granted, the BZA shall notify the applicant for a variance, in writing that the issuance of a variance to
construct a structure below the 100-year flood elevation:
a. Increased the risks to life and property; and
b. Will result in increased premium rates for flood insurance.
Attachment A
Redevelopment Project Survey, Property Map, Aerial Photography, and Conceptual Site Plan
with 3-D Renderings of Potential Interior and Exterior Renovations
914.5 ABOVE
902.0 BELOW
915.25 F.F.E.
915.0
913.5
908.10
914.75
RAMP
913
5%
911.5
DECK
3' CONC
WALK
BELOW
+
+
+
++
+
+
A
L101 L201
ex. SLUICE
DECK
B
L101 L201
CONC.
HEARTH
FIRE
exist.
exist.
exist.
exist.
exist.
D
L101 L201
901
BELOW
+
(3)2 x12 SYP NO. 2
@1'-4" OC
2 x12 JOISTS SYP NO. 2
@1'-4" OC
(3)2 x12
8x8 WOOD POST TYP
W/ MPB 88 Z MOMENT POST BASE
W/ 2'-6" DIA CONCRETE CAISSON REINF.
W/8 #4S VERTICAL, #3 TIES @ 6"OC
2 x12 JOISTS SYP NO. 2
@1'-4" OC
(3)2 x12 BAND
TYP
5%
904.5 +
5%
902
BELOW+
+915
ex. sw
NEW 3' CONC SW
MATCH EXIST.
908.5
+
906.5
+
5%
5%
SUPPLEMENTAL
CONTOUR DATA
FROM COUNTY GIS
SUPPLEMENTAL
CONTOUR DATA
FROM COUNTY GIS
DN
UP
UNIT 1 UNIT 2
TOILETSVEST
BACK OF HOUSE
DINING KITCHEN
TOILETS
MARKET
UNIT 3
DINING
PLANTING
SCREENED
PORCH
915.25 F.F.E.
HISTORIC PROPERTY LINE:
1988 SURVEY
ex. TREES
TYP
28
ON-SITE PARKING
CANOPY
ABOVE
exist.
sw
ex. pipe
ex. OHU
ex. inlet REPAVE EX.
PARKING AREA
REMOVE EX PVMT
ex. guardrail
FUTURE CROSSWALK CONNECTION
TO
GREENWAY & THE BILLY BYRD
Date:
Revisions:
Review By:
Project No.
Drawn By:
Sheet No.
STUDIO
HILL
Landscape Architecture
Architecture
Community Planning
Historic Preservation
120 W. Campbell Ave. SW
Roanoke, VA 24011
tel: 540-342-5263 fax: 540-345-5625
www.hillstudio.com
Seal
10 9 8 7 6 5 4 3 2 1
G
F
E
C
B
GISH MILL
REVITALIZATION
TOWN OF VINTON
ROANOKE
COUNTY, VA
GISH MILL
DAVII
A 5 4 3 2 1109876
CLL
DPH
1957.01
3/12/2021
Title:
0
SCALE IN FEET
1"= '-0"
10 5 10 20 30
10
LAYOUT AND
L-101
MATERIALS
PLAN
SEE SHEET L102 FOR
CONTINUATION
FFE 916.41
ex.914.21
5%
5%
+
C
L102 L201
DECK
REMOVE PORTION
OF STRUCTURE
exist. conc slab
exist.
DECK
ABOVE
NEW CONC. REVETMENT WALL
8x8 WOOD POST TYP
W/ MPB 88 Z MOMENT POST BASE
W/ 2'-6" DIA CONCRETE CAISSON REINF.
W/8 #4S VERTICAL, #3 TIES @ 6"OC
2 x12 JOISTS SYP NO. 2
@1'-4" OC
(3)2 x12 BAND
TYP
STREAMBANK
STABILIZATION
SUPPLEMENTAL
CONTOUR DATA
FROM COUNTY GIS
DN
DN
TOILETS
MARKET
FUTURE TRAIL CONNECTION
STREAMBANK STABILIZATION
915.25 F.F.E.
HISTORIC PROPERTY LINE
1988 SURVEY
ex. TREES
TYP
OFF-SITE PARKING
13
28
ON-SITE PARKING
SHOPS
HISTORIC PROPERTY LINE
1988 SURVEY
FU
T
U
R
E
T
R
A
I
L
C
O
N
N
E
C
T
I
O
N
REPAVE EX.
PARKING AREA
Date:
Revisions:
Review By:
Project No.
Drawn By:
Sheet No.
STUDIO
HILL
Landscape Architecture
Architecture
Community Planning
Historic Preservation
120 W. Campbell Ave. SW
Roanoke, VA 24011
tel: 540-342-5263 fax: 540-345-5625
www.hillstudio.com
Seal
10 9 8 7 6 5 4 3 2 1
G
F
E
C
B
GISH MILL
REVITALIZATION
TOWN OF VINTON
ROANOKE
COUNTY, VA
GISH MILL
DAVII
A 5 4 3 2 1109876
CLL
DPH
1957.01
3/12/2021
Title:
0
SCALE IN FEET
1"= '-0"
10 5 10 20 30
10
LAYOUT AND
L-102
MATERIALS
PLAN
SEE SHEET L101 FOR
CONTINUATION
DN
DN
DN
UP
UNIT 1 UNIT 2
TOILETSVEST
BACK OF HOUSE
DINING KITCHEN
TOILETS
MARKET
UNIT 3
DINING
GREENWAY CORRIDOR
HISTORIC PROPERTY LINE
1988 SURVEY
FUTURE TRAIL CONNECTION
THE
BILLY
BYRD
SHOPS
THE GISH MILL
Date:
Revisions:
Review By:
Project No.
Drawn By:
Sheet No.
STUDIO
HILL
Landscape Architecture
Architecture
Community Planning
Historic Preservation
120 W. Campbell Ave. SW
Roanoke, VA 24011
tel: 540-342-5263 fax: 540-345-5625
www.hillstudio.com
Seal
10 9 8 7 6 5 4 3 2 1
G
F
E
C
B
GISH MILL
REVITALIZATION
TOWN OF VINTON
ROANOKE
COUNTY, VA
GISH MILL
DAVII
A 5 4 3 2 1109876
CLL
DPH
1957.01
3/12/2021
Title:
LAYOUT AND
L-103
CONTEXT
PLAN
0
SCALE IN FEET
1"= '-0"
30 15 30 60 90
30
DN
DN
DN
UP
UNIT 1 UNIT 2
TOILETSVEST
BACK OF HOUSE
DINING KITCHEN
TOILETS
MARKET
UNIT 3
DINING
HISTORIC PROPERTY LINE
1988 SURVEY
SHOPS
THE GISH MILL
Date:
Revisions:
Review By:
Project No.
Drawn By:
Sheet No.
STUDIO
HILL
Landscape Architecture
Architecture
Community Planning
Historic Preservation
120 W. Campbell Ave. SW
Roanoke, VA 24011
tel: 540-342-5263 fax: 540-345-5625
www.hillstudio.com
Seal
10 9 8 7 6 5 4 3 2 1
G
F
E
C
B
GISH MILL
REVITALIZATION
TOWN OF VINTON
ROANOKE
COUNTY, VA
GISH MILL
DAVII
A 5 4 3 2 1109876
CLL
DPH
1957.01
3/12/2021
Title:
ENVIRONMENTAL
L-104
CONTEXT
MAP
0
SCALE IN FEET
1"= '-0"
20 10 20 40 60
20
425'
995'
530'
730'
DN
DN
DN
UP
UNIT 1 UNIT 2
TOILETSVEST
BACK OF HOUSE
DINING KITCHEN
TOILETS
MARKET
UNIT 3
DINING
PROJECT AREA
2.5%
5%
Date:
Revisions:
Review By:
Project No.
Drawn By:
Sheet No.
STUDIO
HILL
Landscape Architecture
Architecture
Community Planning
Historic Preservation
120 W. Campbell Ave. SW
Roanoke, VA 24011
tel: 540-342-5263 fax: 540-345-5625
www.hillstudio.com
Seal
10 9 8 7 6 5 4 3 2 1
G
F
E
C
B
GISH MILL
REVITALIZATION
TOWN OF VINTON
ROANOKE
COUNTY, VA
GISH MILL
DAVII
A 5 4 3 2 1109876
CLL
DPH
1957.01
3/12/2021
Title:
W.V.W.A.
L-105
& SIGHT
DISTANCES
0
SCALE IN FEET
1"= '-0"
50 25 50 100 150
50
Attachment B
No-Rise Certification: No-Rise Certificate (Signed) and Memorandum of H&H Study
ENGINEERING "NO-RISE" CERTIFICATION
This is to certify that I am a duly qualified engineer licensed to practice
in the State of .
It is to further certify that the attached technical data supports the fact that
proposed _will
(Name of Development)
not impact the 100-year flood elevations, floodway elevations and floodway
widths on at published sections
(Name of Stream)
in the Flood Insurance Study for ,
(Name of Community)
dated _ and will not impact the 100-year
flood elevations, floodway elevations, and floodway widths at unpublished
cross-sections in the vicinity of the proposed development.
Attached are the following documents that support my findings:
_____________________________________________________________
(Date)
(Signature) (Title)
(Address)
(Seal)
2206 South Main Street • Blacksburg, VA • 24060 • 540.552.0444 • www.daa.com
Charlottesville • Manassas • Newport News • Richmond • Virginia Beach
Fayetteville • Raleigh
P:\2021\00100\2100128\03-SDI\REPORTS\MEM - 21 0305 - 2100128 - Gish Mill No-Rise - AJH-CAH.docx
Memorandum
To:Mr. Nathan McClung
Principal Planner
Town of Vinton
From: Carolyn Howard, PE, Draper Aden Associates
Date: March 5, 2021
Project Name:Gish Mill Revitalization
Project Number: 2100128-03
Subject:Glade Creek No-Rise Certification
cc: Hill Studio: David Hill
Draper Aden Associates: Andrew Hemmen
Background
Gish Mill Davii is proposing to renovate the exiting Gish Mill into a commercial and residential
development. Gish Mill is an historic structure adjacent to Glade Creek and is within the creek’s
regulatory floodplain and floodway. The proposed improvements were analyzed to confirm the impacts
will not cause a rise in the base flood elevation. The proposed work is within a Special Flood Hazard
Zone, identified as Zone AE on the attached FEMA Flood Insurance Rate Map No. 51161C0167G dated
September 28, 2007.
Flood Modeling
As the first step, a duplicate effective model (DEM) was run using HEC-RAS 5.0 to check for changes in
the base flood elevation (BFE) between the model and the original HEC-2 output, as provided by the
Town. The following table shows the difference between the HEC-2 and DEM base flood elevations.
Station HEC-2 BFE,
feet
DEM BFE, feet
4048 919.0 919.5
4150 918.7 919.2
4500 919.8 920.1
4950 924.0 924.1
5034 924.7 924.8
5046 924.7 925.0
The DEM was revised to include a new, existing conditions cross-sections at river station 4250; this is
the corrected effective model (CEM). Elevations for the new cross-section was determined using the
topography provided for this project; the elevations were adjusted by 0.65 feet to match the datum of
MEMORANDUM to the Town of Vinton
March 5, 2021
Page 2 of 2
the existing flood model. The following table shows the difference between the DEM and CEM base
flood elevations.
Station DEM BFE, feet CEM BFE, feet
4048 919.5 919.5
4150 919.2 919.3
4250 - 919.6
4500 920.1 919.5
4950 924.1 924.1
5034 924.8 924.8
5046 925.0 925.0
Cross-sections 4150 and 4250 were adjusted for proposed improvements as shown in the plans Gish
Mill Revitalization, Sheet L-101 and L-201, dated January 25, 2021; this is the proposed model (PCM).
The following table shows the difference between the CEM and PM base flood elevations.
Station CEM BFE, feet
Proposed BFE,
feet
4048 919.5 919.5 0.0
4150 919.3 919.3 0.0
4250 919.6 919.6 0.0
4500 919.5 919.5 0.0
4950 924.1 924.1 0.0
5034 924.8 924.8 0.0
5046 925.0 925.0 0.0
Therefore the proposed project, based in the information received, does not cause a rise in the base
flood elevation.
ATTACHMENTS
1. FEMA FIRM 51161C0167G
2. Floodplain Overlay Map
3. Gish Mill Revitalization, Sheet L-101, dated January 25, 2021
4. Glade Creek HEC-RAS Summary Table (CEM and Proposed)
5. Glade Creek HEC-RAS Cross-Sections (CEM and Proposed)
DESIGNED: AJH
DRAWN: AJH
CHECKED: CAH
DATE: 3/5/2021
FIGURE
FLOODPLAIN OVERLAY MAP
NEW CROSS SECTION K1
STREAM STATION 4250
GISH MILL DEVELOPMENT
SECTION:L
STA:4500
SECTION:K
STA:4150
SECTION:J
STA:3500
Virginia Geographic Information Network (VGIN)
¯
X
SCALE: 1" = 200'
PROJECT: 2100128
GISH MILL REVITALIZATION
GLADE CREEK
NO RISE CERTIFICATION
Draper Aden Associates
Engineering Surveying Environmental Services
2206 South Main Street
Blacksburg, VA 24060
540-552-0444 Fax: 540-552-0291
Richmond, VA
Charlottesville, VA
Hampton Roads, VA
Raleigh, NC
Fayetteville, NC
Northern Virginia
Virginia Beach, VA
Legend
PROPOSED CROSS-
SECTIONS
EXISTING CROSS-
SECTIONS
1% Annual Chance Flood
Hazard
Regulatory Floodway
Special Floodway
Area of Undetermined
Flood Hazard
0.2% Annual Chance Flood
Hazard
Future Conditions 1%
Annual Chance Flood
Hazard
Area with Reduced Risk
Due to Levee
0 200 400100
Feet
HEC-RAS River: RIVER-1 Reach: Reach-1 Profile: PF 1
Reach River Sta Profile Plan Q Total Min Ch El W.S. Elev Crit W.S. E.G. Elev E.G. Slope Vel Chnl Flow Area Top Width Froude # Chl
(cfs) (ft) (ft) (ft) (ft) (ft/ft) (ft/s) (sq ft) (ft)
Reach-1 1 PF 1 CEM-CAH 12700.00 887.00 909.90 902.36 910.76 0.003281 9.12 2361.24 217.25 0.35
Reach-1 1 PF 1 PCM-CAH 12700.00 887.00 909.90 902.36 910.76 0.003281 9.12 2361.24 217.25 0.35
Reach-1 5 PF 1 CEM-CAH 12700.00 887.00 909.92 910.77 0.003267 9.11 2365.42 217.39 0.35
Reach-1 5 PF 1 PCM-CAH 12700.00 887.00 909.92 910.77 0.003267 9.11 2365.42 217.39 0.35
Reach-1 15 PF 1 CEM-CAH 12700.00 887.00 909.96 910.81 0.003238 9.08 2374.08 217.69 0.35
Reach-1 15 PF 1 PCM-CAH 12700.00 887.00 909.96 910.81 0.003238 9.08 2374.08 217.69 0.35
Reach-1 45 PF 1 CEM-CAH 12700.00 887.10 910.06 910.91 0.003237 9.08 2374.18 217.70 0.35
Reach-1 45 PF 1 PCM-CAH 12700.00 887.10 910.06 910.91 0.003237 9.08 2374.18 217.70 0.35
Reach-1 100 PF 1 CEM-CAH 12700.00 887.20 910.26 911.09 0.003166 9.01 2395.81 218.44 0.35
Reach-1 100 PF 1 PCM-CAH 12700.00 887.20 910.26 911.09 0.003166 9.01 2395.81 218.44 0.35
Reach-1 460 PF 1 CEM-CAH 12700.00 888.30 911.33 912.48 0.003909 10.11 2145.30 225.97 0.39
Reach-1 460 PF 1 PCM-CAH 12700.00 888.30 911.33 912.48 0.003909 10.11 2145.30 225.97 0.39
Reach-1 837 PF 1 CEM-CAH 12570.00 889.10 913.14 913.49 0.001451 6.43 3960.44 385.72 0.24
Reach-1 837 PF 1 PCM-CAH 12570.00 889.10 913.14 913.49 0.001451 6.43 3960.44 385.72 0.24
Reach-1 887 PF 1 CEM-CAH 12570.00 890.00 913.36 902.63 913.57 0.000963 4.98 4444.19 354.41 0.18
Reach-1 887 PF 1 PCM-CAH 12570.00 890.00 913.36 902.63 913.57 0.000963 4.98 4444.19 354.41 0.18
Reach-1 900 Bridge
Reach-1 913 PF 1 CEM-CAH 12570.00 890.00 913.45 902.63 913.65 0.000946 4.95 4475.12 355.85 0.18
Reach-1 913 PF 1 PCM-CAH 12570.00 890.00 913.45 902.63 913.65 0.000946 4.95 4475.12 355.85 0.18
Reach-1 977 PF 1 CEM-CAH 12570.00 889.50 913.43 901.63 913.78 0.001170 5.27 3516.95 325.44 0.21
Reach-1 977 PF 1 PCM-CAH 12570.00 889.50 913.43 901.63 913.78 0.001170 5.27 3516.95 325.44 0.21
Reach-1 989.5 Bridge
Reach-1 1002 PF 1 CEM-CAH 12570.00 889.50 913.61 901.63 913.94 0.001125 5.19 3573.92 326.23 0.20
Reach-1 1002 PF 1 PCM-CAH 12570.00 889.50 913.61 901.63 913.94 0.001125 5.19 3573.92 326.23 0.20
Reach-1 1052 PF 1 CEM-CAH 12570.00 889.60 913.14 914.40 0.003618 10.20 2024.21 217.91 0.39
Reach-1 1052 PF 1 PCM-CAH 12570.00 889.60 913.14 914.40 0.003618 10.20 2024.21 217.91 0.39
Reach-1 1100 PF 1 CEM-CAH 12570.00 889.70 914.10 914.66 0.001700 7.27 2943.00 240.33 0.27
Reach-1 1100 PF 1 PCM-CAH 12570.00 889.70 914.10 914.66 0.001700 7.27 2943.00 240.33 0.27
Reach-1 1435 PF 1 CEM-CAH 12570.00 890.30 914.62 915.29 0.001851 7.68 2645.11 208.96 0.28
Reach-1 1435 PF 1 PCM-CAH 12570.00 890.30 914.62 915.29 0.001851 7.68 2645.11 208.96 0.28
Reach-1 1620 PF 1 CEM-CAH 12570.00 890.80 914.94 915.69 0.002089 8.04 2564.30 239.04 0.30
Reach-1 1620 PF 1 PCM-CAH 12570.00 890.80 914.94 915.69 0.002089 8.04 2564.30 239.04 0.30
Reach-1 1700 PF 1 CEM-CAH 12570.00 891.00 915.01 915.94 0.002440 8.68 2241.07 220.89 0.32
Reach-1 1700 PF 1 PCM-CAH 12570.00 891.00 915.01 915.94 0.002440 8.68 2241.07 220.89 0.32
Reach-1 2160 PF 1 CEM-CAH 12400.00 892.00 916.23 917.07 0.002355 8.34 2351.02 234.44 0.31
Reach-1 2160 PF 1 PCM-CAH 12400.00 892.00 916.23 917.07 0.002355 8.34 2351.02 234.44 0.31
Reach-1 3500 PF 1 CEM-CAH 12400.00 894.80 918.75 918.91 0.000791 4.60 5299.46 468.85 0.17
Reach-1 3500 PF 1 PCM-CAH 12400.00 894.80 918.75 918.91 0.000791 4.60 5299.46 468.85 0.17
Reach-1 3790 PF 1 CEM-CAH 12200.00 895.00 918.90 919.28 0.001536 6.38 3865.89 463.08 0.24
Reach-1 3790 PF 1 PCM-CAH 12200.00 895.00 918.90 919.28 0.001536 6.38 3865.89 463.08 0.24
Reach-1 3951 PF 1 CEM-CAH 12160.00 896.00 919.29 908.39 919.46 0.000688 4.19 5503.24 616.81 0.17
Reach-1 3951 PF 1 PCM-CAH 12160.00 896.00 919.29 908.39 919.46 0.000688 4.19 5503.24 616.81 0.17
Reach-1 3999.5 Bridge
Reach-1 4048 PF 1 CEM-CAH 12160.00 896.00 919.45 908.40 919.61 0.000659 4.12 5600.96 620.50 0.16
Reach-1 4048 PF 1 PCM-CAH 12160.00 896.00 919.45 908.40 919.61 0.000659 4.12 5600.96 620.50 0.16
Reach-1 4150 PF 1 CEM-CAH 12160.00 898.26 919.33 919.88 0.001948 6.86 2957.51 332.26 0.28
Reach-1 4150 PF 1 PCM-CAH 12160.00 898.26 919.33 919.87 0.001908 6.84 3003.40 332.34 0.28
Reach-1 4210 PF 1 CEM-CAH 12160.00 897.77 919.48 919.99 0.001675 6.25 2948.67 374.78 0.25
Reach-1 4210 PF 1 PCM-CAH 12160.00 897.77 919.46 919.98 0.001692 6.27 2927.01 385.56 0.25
Reach-1 4250 PF 1 CEM-CAH 12160.00 897.77 919.55 920.06 0.001644 6.20 2977.11 375.50 0.25
Reach-1 4250 PF 1 PCM-CAH 12160.00 897.77 919.61 908.77 920.12 0.001628 6.19 2986.83 387.05 0.25
Reach-1 4500 PF 1 CEM-CAH 12160.00 901.00 919.46 921.53 0.010281 12.60 1411.30 203.96 0.58
Reach-1 4500 PF 1 PCM-CAH 12160.00 901.00 919.53 921.57 0.010069 12.51 1425.64 205.50 0.58
HEC-RAS River: RIVER-1 Reach: Reach-1 Profile: PF 1 (Continued)
Reach River Sta Profile Plan Q Total Min Ch El W.S. Elev Crit W.S. E.G. Elev E.G. Slope Vel Chnl Flow Area Top Width Froude # Chl
(cfs) (ft) (ft) (ft) (ft) (ft/ft) (ft/s) (sq ft) (ft)
Reach-1 4950 PF 1 CEM-CAH 12160.00 905.00 924.10 925.01 0.005194 9.54 2257.69 287.23 0.41
Reach-1 4950 PF 1 PCM-CAH 12160.00 905.00 924.10 925.01 0.005191 9.54 2258.06 287.24 0.41
Reach-1 5034 PF 1 CEM-CAH 12160.00 905.00 924.78 919.87 925.42 0.003570 8.18 2600.80 291.05 0.35
Reach-1 5034 PF 1 PCM-CAH 12160.00 905.00 924.78 919.87 925.43 0.003569 8.18 2601.08 291.06 0.35
Reach-1 5040 Bridge
Reach-1 5046 PF 1 CEM-CAH 12160.00 905.00 924.95 919.88 925.57 0.003406 8.04 2648.74 292.53 0.34
Reach-1 5046 PF 1 PCM-CAH 12160.00 905.00 924.95 919.88 925.57 0.003408 8.04 2648.31 292.52 0.34
Reach-1 5095 PF 1 CEM-CAH 12160.00 904.00 924.77 926.05 0.006324 10.74 1910.11 248.30 0.47
Reach-1 5095 PF 1 PCM-CAH 12160.00 904.00 924.77 926.05 0.006327 10.74 1909.73 248.29 0.47
Reach-1 5348 PF 1 CEM-CAH 12160.00 904.00 926.39 912.06 926.50 0.000339 2.87 5606.84 454.14 0.11
Reach-1 5348 PF 1 PCM-CAH 12160.00 904.00 926.39 912.06 926.50 0.000339 2.87 5606.45 454.13 0.11
Reach-1 5360 Bridge
Reach-1 5372 PF 1 CEM-CAH 12160.00 904.00 926.50 912.07 926.61 0.000364 2.88 5546.30 455.00 0.12
Reach-1 5372 PF 1 PCM-CAH 12160.00 904.00 926.50 912.07 926.61 0.000364 2.88 5545.92 454.99 0.12
Reach-1 5385 PF 1 CEM-CAH 12160.00 904.00 926.35 926.72 0.002382 6.70 3245.40 327.52 0.29
Reach-1 5385 PF 1 PCM-CAH 12160.00 904.00 926.35 926.72 0.002383 6.70 3245.10 327.52 0.29
Reach-1 5610 PF 1 CEM-CAH 12160.00 906.00 926.93 927.66 0.004184 8.66 2441.65 309.29 0.37
Reach-1 5610 PF 1 PCM-CAH 12160.00 906.00 926.93 927.66 0.004185 8.66 2441.41 309.29 0.37
Reach-1 6470 PF 1 CEM-CAH 12160.00 909.00 928.40 928.43 0.000296 2.25 9946.10 1061.11 0.10
Reach-1 6470 PF 1 PCM-CAH 12160.00 909.00 928.40 928.43 0.000296 2.25 9945.58 1061.10 0.10
Reach-1 7850 PF 1 CEM-CAH 12160.00 911.60 929.11 929.21 0.001326 4.13 5559.22 783.48 0.20
Reach-1 7850 PF 1 PCM-CAH 12160.00 911.60 929.11 929.21 0.001326 4.13 5558.93 783.47 0.20
Reach-1 8350 PF 1 CEM-CAH 12160.00 912.00 929.91 930.73 0.006017 8.83 2914.62 819.19 0.44
Reach-1 8350 PF 1 PCM-CAH 12160.00 912.00 929.91 930.73 0.006017 8.83 2914.47 819.19 0.44
Reach-1 8398 PF 1 CEM-CAH 12160.00 913.00 930.60 927.27 931.00 0.002721 6.58 4131.65 880.02 0.29
Reach-1 8398 PF 1 PCM-CAH 12160.00 913.00 930.60 927.27 931.00 0.002721 6.58 4131.54 880.02 0.29
Reach-1 8410 Bridge
Reach-1 8422 PF 1 CEM-CAH 12160.00 913.00 930.82 927.04 931.26 0.003074 6.79 3937.31 884.44 0.30
Reach-1 8422 PF 1 PCM-CAH 12160.00 913.00 930.82 927.04 931.26 0.003074 6.79 3937.20 884.43 0.30
Reach-1 8460 PF 1 CEM-CAH 12160.00 912.00 931.11 931.38 0.001796 5.62 4568.91 725.01 0.26
Reach-1 8460 PF 1 PCM-CAH 12160.00 912.00 931.11 931.38 0.001796 5.62 4568.87 725.01 0.26
Reach-1 8800 PF 1 CEM-CAH 12160.00 912.00 931.63 931.72 0.000708 3.94 7259.69 957.45 0.17
Reach-1 8800 PF 1 PCM-CAH 12160.00 912.00 931.63 931.72 0.000708 3.94 7259.69 957.45 0.17
Reach-1 10265 PF 1 CEM-CAH 12160.00 918.00 933.41 933.91 0.004136 7.73 3063.31 466.15 0.38
Reach-1 10265 PF 1 PCM-CAH 12160.00 918.00 933.41 933.91 0.004136 7.73 3063.31 466.15 0.38
Reach-1 11560 PF 1 CEM-CAH 12160.00 922.00 936.37 936.54 0.001480 4.71 4988.35 659.58 0.23
Reach-1 11560 PF 1 PCM-CAH 12160.00 922.00 936.37 936.54 0.001480 4.71 4988.35 659.58 0.23
Reach-1 12030 PF 1 CEM-CAH 11679.00 922.00 936.92 937.05 0.001213 4.31 5661.44 833.15 0.21
Reach-1 12030 PF 1 PCM-CAH 11679.00 922.00 936.92 937.05 0.001213 4.31 5661.44 833.15 0.21
Reach-1 12070 PF 1 CEM-CAH 11679.00 922.00 936.30 933.16 937.64 0.009230 9.29 1257.69 825.74 0.55
Reach-1 12070 PF 1 PCM-CAH 11679.00 922.00 936.30 933.16 937.64 0.009230 9.29 1257.69 825.74 0.55
Reach-1 12080 Bridge
Reach-1 12090 PF 1 CEM-CAH 11679.00 922.00 940.40 933.03 940.51 0.000869 3.39 6194.33 878.46 0.17
Reach-1 12090 PF 1 PCM-CAH 11679.00 922.00 940.40 933.03 940.51 0.000869 3.39 6194.33 878.46 0.17
Reach-1 12215 PF 1 CEM-CAH 11679.00 923.00 940.45 940.84 0.003638 8.17 2976.13 339.41 0.36
Reach-1 12215 PF 1 PCM-CAH 11679.00 923.00 940.45 940.84 0.003638 8.17 2976.13 339.41 0.36
Reach-1 13040 PF 1 CEM-CAH 11679.00 926.60 942.47 942.57 0.001322 4.47 5345.01 645.21 0.20
Reach-1 13040 PF 1 PCM-CAH 11679.00 926.60 942.47 942.57 0.001322 4.47 5345.01 645.21 0.20
Reach-1 14450 PF 1 CEM-CAH 11679.00 930.60 945.18 945.69 0.004637 8.31 3290.49 643.31 0.40
Reach-1 14450 PF 1 PCM-CAH 11679.00 930.60 945.18 945.69 0.004637 8.31 3290.49 643.31 0.40
Reach-1 15520 PF 1 CEM-CAH 11679.00 933.50 949.85 950.76 0.005306 9.27 2284.77 373.56 0.44
Reach-1 15520 PF 1 PCM-CAH 11679.00 933.50 949.85 950.76 0.005306 9.27 2284.77 373.56 0.44
Reach-1 16130 PF 1 CEM-CAH 11679.00 934.30 953.08 954.60 0.006717 11.82 1770.54 239.17 0.51
HEC-RAS River: RIVER-1 Reach: Reach-1 Profile: PF 1 (Continued)
Reach River Sta Profile Plan Q Total Min Ch El W.S. Elev Crit W.S. E.G. Elev E.G. Slope Vel Chnl Flow Area Top Width Froude # Chl
(cfs) (ft) (ft) (ft) (ft) (ft/ft) (ft/s) (sq ft) (ft)
Reach-1 16130 PF 1 PCM-CAH 11679.00 934.30 953.08 954.60 0.006717 11.82 1770.54 239.17 0.51
Reach-1 16425 PF 1 CEM-CAH 11679.00 936.00 955.00 956.58 0.006551 12.14 2081.66 437.00 0.51
Reach-1 16425 PF 1 PCM-CAH 11679.00 936.00 955.00 956.58 0.006551 12.14 2081.66 437.00 0.51
Reach-1 16920 PF 1 CEM-CAH 11679.00 939.00 957.69 957.92 0.001105 5.00 4191.62 537.74 0.21
Reach-1 16920 PF 1 PCM-CAH 11679.00 939.00 957.69 957.92 0.001105 5.00 4191.62 537.74 0.21
Reach-1 18500 PF 1 CEM-CAH 11450.00 943.10 960.11 960.37 0.002359 6.01 3650.95 495.00 0.28
Reach-1 18500 PF 1 PCM-CAH 11450.00 943.10 960.11 960.37 0.002359 6.01 3650.95 495.00 0.28
Reach-1 19530 PF 1 CEM-CAH 11450.00 947.00 962.11 962.25 0.001726 5.12 4842.84 663.00 0.25
Reach-1 19530 PF 1 PCM-CAH 11450.00 947.00 962.11 962.25 0.001726 5.12 4842.84 663.00 0.25
Reach-1 20710 PF 1 CEM-CAH 11450.00 951.80 964.19 964.52 0.003969 6.67 3366.26 576.84 0.36
Reach-1 20710 PF 1 PCM-CAH 11450.00 951.80 964.19 964.52 0.003969 6.67 3366.26 576.84 0.36
Reach-1 20860 PF 1 CEM-CAH 11450.00 953.00 964.23 965.82 0.008967 10.61 1429.42 269.81 0.57
Reach-1 20860 PF 1 PCM-CAH 11450.00 953.00 964.23 965.82 0.008967 10.61 1429.42 269.81 0.57
Reach-1 20880 PF 1 CEM-CAH 11450.00 953.00 964.18 961.00 966.22 0.013488 11.46 999.02 267.11 0.61
Reach-1 20880 PF 1 PCM-CAH 11450.00 953.00 964.18 961.00 966.22 0.013488 11.46 999.02 267.11 0.61
Reach-1 20890 Bridge
Reach-1 20900 PF 1 CEM-CAH 11450.00 953.00 964.89 961.00 966.69 0.011178 10.78 1062.30 294.70 0.55
Reach-1 20900 PF 1 PCM-CAH 11450.00 953.00 964.89 961.00 966.69 0.011178 10.78 1062.30 294.70 0.55
Reach-1 20910 PF 1 CEM-CAH 11450.00 953.00 966.63 967.04 0.003839 7.33 3426.29 643.96 0.37
Reach-1 20910 PF 1 PCM-CAH 11450.00 953.00 966.63 967.04 0.003839 7.33 3426.29 643.96 0.37
Reach-1 21100 PF 1 CEM-CAH 11450.00 953.00 967.31 967.80 0.003905 7.67 2962.33 452.93 0.38
Reach-1 21100 PF 1 PCM-CAH 11450.00 953.00 967.31 967.80 0.003905 7.67 2962.33 452.93 0.38
Reach-1 21970 PF 1 CEM-CAH 11450.00 955.00 969.95 970.15 0.002216 5.61 4492.26 718.22 0.28
Reach-1 21970 PF 1 PCM-CAH 11450.00 955.00 969.95 970.15 0.002216 5.61 4492.26 718.22 0.28
Reach-1 22650 PF 1 CEM-CAH 11450.00 958.00 971.93 972.67 0.005905 9.29 2379.42 363.42 0.46
Reach-1 22650 PF 1 PCM-CAH 11450.00 958.00 971.93 972.67 0.005905 9.29 2379.42 363.42 0.46
Reach-1 23610 PF 1 CEM-CAH 11450.00 961.00 977.27 978.43 0.006455 10.05 1808.02 250.18 0.48
Reach-1 23610 PF 1 PCM-CAH 11450.00 961.00 977.27 978.43 0.006455 10.05 1808.02 250.18 0.48
Reach-1 24560 PF 1 CEM-CAH 11450.00 968.00 981.28 981.56 0.001968 5.54 3442.83 421.41 0.27
Reach-1 24560 PF 1 PCM-CAH 11450.00 968.00 981.28 981.56 0.001968 5.54 3442.83 421.41 0.27
Reach-1 24590 PF 1 CEM-CAH 11450.00 968.00 981.34 977.32 981.61 0.001946 5.53 3463.81 386.60 0.27
Reach-1 24590 PF 1 PCM-CAH 11450.00 968.00 981.34 977.32 981.61 0.001946 5.53 3463.81 386.60 0.27
Reach-1 24600 Bridge
Reach-1 24610 PF 1 CEM-CAH 11450.00 968.00 983.38 977.32 983.56 0.001079 4.54 4283.00 414.55 0.21
Reach-1 24610 PF 1 PCM-CAH 11450.00 968.00 983.38 977.32 983.56 0.001079 4.54 4283.00 414.55 0.21
Reach-1 24660 PF 1 CEM-CAH 11450.00 968.30 982.81 984.14 0.007478 10.32 1771.32 329.35 0.51
Reach-1 24660 PF 1 PCM-CAH 11450.00 968.30 982.81 984.14 0.007478 10.32 1771.32 329.35 0.51
Reach-1 24805 PF 1 CEM-CAH 11450.00 968.30 984.19 985.07 0.004540 8.62 2261.93 378.11 0.41
Reach-1 24805 PF 1 PCM-CAH 11450.00 968.30 984.19 985.07 0.004540 8.62 2261.93 378.11 0.41
Reach-1 24955 PF 1 CEM-CAH 11450.00 968.00 984.82 985.61 0.002772 7.20 1738.76 201.41 0.31
Reach-1 24955 PF 1 PCM-CAH 11450.00 968.00 984.82 985.61 0.002772 7.20 1738.76 201.41 0.31
Reach-1 24960 PF 1 CEM-CAH 11450.00 968.00 984.83 975.79 985.62 0.002762 7.19 1742.03 202.34 0.31
Reach-1 24960 PF 1 PCM-CAH 11450.00 968.00 984.83 975.79 985.62 0.002762 7.19 1742.03 202.34 0.31
Reach-1 24967.5 Bridge
Reach-1 24975 PF 1 CEM-CAH 11450.00 968.00 985.11 975.79 985.92 0.002707 7.19 1591.62 218.40 0.31
Reach-1 24975 PF 1 PCM-CAH 11450.00 968.00 985.11 975.79 985.92 0.002707 7.19 1591.62 218.40 0.31
Reach-1 24995 PF 1 CEM-CAH 11450.00 968.00 985.24 975.79 985.98 0.002530 6.99 1828.86 225.50 0.30
Reach-1 24995 PF 1 PCM-CAH 11450.00 968.00 985.24 975.79 985.98 0.002530 6.99 1828.86 225.50 0.30
Reach-1 25002.5 Bridge
Reach-1 25010 PF 1 CEM-CAH 11450.00 968.00 985.54 975.79 986.30 0.002495 7.02 1631.04 242.59 0.30
Reach-1 25010 PF 1 PCM-CAH 11450.00 968.00 985.54 975.79 986.30 0.002495 7.02 1631.04 242.59 0.30
Reach-1 25050 PF 1 CEM-CAH 11383.00 965.20 984.86 987.04 0.008761 12.24 1164.06 148.47 0.51
Reach-1 25050 PF 1 PCM-CAH 11383.00 965.20 984.86 987.04 0.008761 12.24 1164.06 148.47 0.51
HEC-RAS River: RIVER-1 Reach: Reach-1 Profile: PF 1 (Continued)
Reach River Sta Profile Plan Q Total Min Ch El W.S. Elev Crit W.S. E.G. Elev E.G. Slope Vel Chnl Flow Area Top Width Froude # Chl
(cfs) (ft) (ft) (ft) (ft) (ft/ft) (ft/s) (sq ft) (ft)
Reach-1 25165 PF 1 CEM-CAH 11383.00 965.70 985.97 988.22 0.011554 13.58 1359.33 216.19 0.57
Reach-1 25165 PF 1 PCM-CAH 11383.00 965.70 985.97 988.22 0.011554 13.58 1359.33 216.19 0.57
Reach-1 26040 PF 1 CEM-CAH 10090.00 970.20 993.05 993.53 0.003118 7.60 2617.21 327.04 0.30
Reach-1 26040 PF 1 PCM-CAH 10090.00 970.20 993.05 993.53 0.003118 7.60 2617.21 327.04 0.30
Reach-1 26920 PF 1 CEM-CAH 10090.00 975.30 994.87 995.08 0.001196 5.01 3945.54 460.60 0.21
Reach-1 26920 PF 1 PCM-CAH 10090.00 975.30 994.87 995.08 0.001196 5.01 3945.54 460.60 0.21
Reach-1 27020 PF 1 CEM-CAH 10090.00 975.00 995.06 988.32 995.21 0.001261 4.66 4199.47 472.45 0.18
Reach-1 27020 PF 1 PCM-CAH 10090.00 975.00 995.06 988.32 995.21 0.001261 4.66 4199.47 472.45 0.18
Reach-1 27026 Bridge
Reach-1 27032 PF 1 CEM-CAH 10090.00 975.00 995.15 988.31 995.31 0.001223 4.61 4245.79 473.23 0.18
Reach-1 27032 PF 1 PCM-CAH 10090.00 975.00 995.15 988.31 995.31 0.001223 4.61 4245.79 473.23 0.18
Reach-1 27060 PF 1 CEM-CAH 10090.00 975.20 994.94 995.50 0.000988 7.24 3303.65 418.50 0.31
Reach-1 27060 PF 1 PCM-CAH 10090.00 975.20 994.94 995.50 0.000988 7.24 3303.65 418.50 0.31
Reach-1 27734 PF 1 CEM-CAH 10090.00 977.90 995.68 996.74 0.002799 12.42 2957.72 430.86 0.53
Reach-1 27734 PF 1 PCM-CAH 10090.00 977.90 995.68 996.74 0.002799 12.42 2957.72 430.86 0.53
Reach-1 27778 PF 1 CEM-CAH 10090.00 979.00 996.10 991.80 996.90 0.002249 9.20 2777.92 417.69 0.42
Reach-1 27778 PF 1 PCM-CAH 10090.00 979.00 996.10 991.80 996.90 0.002249 9.20 2777.92 417.69 0.42
Reach-1 27790 Bridge
Reach-1 27802 PF 1 CEM-CAH 10090.00 979.00 996.25 991.69 996.97 0.002192 8.82 2870.11 422.11 0.40
Reach-1 27802 PF 1 PCM-CAH 10090.00 979.00 996.25 991.69 996.97 0.002192 8.82 2870.11 422.11 0.40
Reach-1 27836 PF 1 CEM-CAH 10090.00 978.60 996.08 997.20 0.001956 9.85 2313.99 331.76 0.44
Reach-1 27836 PF 1 PCM-CAH 10090.00 978.60 996.08 997.20 0.001956 9.85 2313.99 331.76 0.44
Reach-1 28980 PF 1 CEM-CAH 10090.00 982.40 998.74 997.81 1001.55 0.006222 14.75 1301.64 236.93 0.73
Reach-1 28980 PF 1 PCM-CAH 10090.00 982.40 998.74 997.81 1001.55 0.006222 14.75 1301.64 236.93 0.73
0 100 200 300 400 500
980
985
990
995
1000
1005
1010
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 28980
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - CEM-CAH
EG PF 1 - PCM-CAH
WS PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
Crit PF 1 - CEM-CAH
Crit PF 1 - PCM-CAH
Ground
Bank Sta
.12 .04 .12
100 150 200 250 300 350 400 450
905
910
915
920
925
930
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 5046 This is a REPEATED section.
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - CEM-CAH
EG PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
WS PF 1 - PCM-CAH
Crit PF 1 - CEM-CAH
Crit PF 1 - PCM-CAH
Ground
Ineff
Bank Sta
.11 .065 .11
100 150 200 250 300 350 400 450
905
910
915
920
925
930
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 5040 BR Bridge #4
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - CEM-CAH
EG PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
WS PF 1 - PCM-CAH
Crit PF 1 - CEM-CAH
Crit PF 1 - PCM-CAH
Ground
Ineff
Bank Sta
.11 .065 .11
100 150 200 250 300 350 400 450
905
910
915
920
925
930
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 5040 BR Bridge #4
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - PCM-CAH
EG PF 1 - CEM-CAH
WS PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
Crit PF 1 - CEM-CAH
Crit PF 1 - PCM-CAH
Ground
Ineff
Bank Sta
.11 .065 .11
100 150 200 250 300 350 400 450
905
910
915
920
925
930
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 5034
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - PCM-CAH
EG PF 1 - CEM-CAH
WS PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
Crit PF 1 - CEM-CAH
Crit PF 1 - PCM-CAH
Ground
Ineff
Bank Sta
.11 .065 .11
50 100 150 200 250 300 350 400 450
905
910
915
920
925
930
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 4950
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - PCM-CAH
EG PF 1 - CEM-CAH
WS PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
Ground
Bank Sta
.11 .065 .11
750 800 850 900 950 1000 1050 1100 1150
900
905
910
915
920
925
930
935
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 4500
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - PCM-CAH
EG PF 1 - CEM-CAH
WS PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
Ground
Bank Sta
.11 .065 .11
0 200 400 600 800 1000
890
900
910
920
930
940
950
960
970
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 4250 New Cross Section - Adj. to NGVD27 (+0.65')
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - PCM-CAH
EG PF 1 - CEM-CAH
WS PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
Crit PF 1 - PCM-CAH
Ground
Bank Sta
.11 .065 .11
0 200 400 600 800 1000
890
900
910
920
930
940
950
960
970
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 4235 BR Gish Mill Deck
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - PCM-CAH
WS PF 1 - PCM-CAH
Crit PF 1 - PCM-CAH
Ground
Bank Sta
.11 .065 .11
0 200 400 600 800 1000
890
900
910
920
930
940
950
960
970
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 4235 BR Gish Mill Deck
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - PCM-CAH
WS PF 1 - PCM-CAH
Crit PF 1 - PCM-CAH
Ground
Bank Sta
.11 .065 .11
0 200 400 600 800 1000
890
900
910
920
930
940
950
960
970
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 4210 Copy of Section 4250
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - CEM-CAH
EG PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
WS PF 1 - PCM-CAH
Ground
Bank Sta
.11 .065 .11
0 200 400 600 800 1000
890
900
910
920
930
940
950
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 4150 Section adjusted per survey Adj. to NGVD27 (+0.65')
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - CEM-CAH
EG PF 1 - PCM-CAH
WS PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
Ground
Bank Sta
.11 .065 .11
0 200 400 600 800 1000
895
900
905
910
915
920
925
930
935
GladeCreek Plan: 1) CEM-CAH 3/5/2021 2) PCM-CAH 3/5/2021
RS = 4048 This is a REPEATED section.
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
EG PF 1 - CEM-CAH
EG PF 1 - PCM-CAH
WS PF 1 - PCM-CAH
WS PF 1 - CEM-CAH
Crit PF 1 - CEM-CAH
Crit PF 1 - PCM-CAH
Ground
Ineff
Bank Sta
.11 .065 .11
Attachment C
Letter from the Department of Historic Resources Concerning Historic Designation of Gish Mill
Property
Gish Mill Redevelopment Project
March 30, 2021
Town of Vinton Variance Request
Public Hearing Presentation
Nature of Request
•A request by the Town of Vinton, for a variance of specific requirements set forth in the FO-
Floodplain Overlay District of the Vinton Zoning Ordinance. The purpose of this request is to allow
for the redevelopment of the historic Gish Mill properties, located at 350 and 0 Gus Nicks
Boulevard, Vinton, Virginia, Tax Map Numbers 060.11-04-22.00-0000 and 060.11-04-23.00-0000.
The variance, if granted, will include all necessary redevelopment activities for the conduct of a
functionally dependent use provided that:
•The criteria of Article IV, Division 13, Sec. 4-73 of the zoning ordinance are met, and
•The structure or other development is protected by methods that minimize flood damage
during the base flood and create no additional threats to public safety.
2 Planning and Zoning Department
Timeline of Events
•October 23, 2015: Town of Vinton purchases Gish Mill property.
•2019: Issuance of a Request for Proposal (RFP), which the Gish Mill Davii, LLC responded to
with a formal proposal to convert the historic property into a mixed-use development.
•April 8, 2020: Contract of Sale between Town and Development Team is signed.
•Fall 2020: Town awarded grant funds from two state government agencies.
•The first grant from the Department of Historic Resources (DHR) Emergency Supplemental Historic
Preservation Fund (ESHPF) grant program includes $250,000 in available funding for repair and
stabilization work to take place on the property.
•The second grant to the Town is to be administered in the form of a loan of $468,750 through the
Economic Development Authority (EDA) from the Department of Housing and Community Development
(DHCD) Industrial Revitalization Fund (IRF).
3 Planning and Zoning Department
Timeline of Events
•March 5, 2021: No-rise certification attained after the completion of a H&H study by Draper
Aden Associates.
•March 16, 2021: Notification letters sent out to adjoining property owners.
•March 25, 2021: Planning Commission work session.
•March 30, 2021: BZA public hearing on variance request by the Town of Vinton.
Upcoming Events:
•April 6, 2021: Joint public hearing of the Planning Commission and Town Council on the
rezoning request.
4 Planning and Zoning Department
Basic Information on Properties
•Location: 350 and 0 Gus Nicks Boulevard, Vinton, Virginia. Former Holdren’s County Store.
•Topography/Vegetation –The existing structure is located adjacent to Glade Creek on a level lot
that is comprised mostly of impervious surfaces. In relation to its special location, the Gish Mill,
in serving its historic purposes, is located in the regulatory floodway and Special Flood Hazard
Areas (SFHA) of the Glade Creek floodplain.
•Site Access: The parcels can be accessed from Gus Nicks Boulevard and West Madison Avenue.
•Adjacent Zoning and Land Uses:
5
Direction from Property Zoning District Land Use
North N/A Glade Creek/ Roanoke City Parcel (RM-1)
West MUD Apartment Building/ Future Business Flex
Space
Southeast M-1 Limited Industrial Clothing embroidery (Chalaine’s) and Sign
Manufacturing (Sav’ On Signs) Businesses
South N/A Right-of-way
Planning and Zoning Department
Adjacent Zoning and Land Uses
6 Planning and Zoning Department
Regulatory Floodway and Special Flood Hazard Areas (SFHA)
7 Planning and Zoning Department
No-Rise Certification
•The Town utilized the consulting services of Draper
Aden Associates to verify that the proposed
redevelopment project would not cause a rise in the
base flood elevation.The consultants were able to
utilize the plans of the proposed improvements from
the development team and implement them into the
flood models.The conclusion of this H&H study was
that the proposed project will not cause a rise in the
base flood elevations.
8 Planning and Zoning Department
Floodplain Variance Process (BZA)
•The Gish Mill structure meets the definition of a “historic structure” set out in the
definition section of Division 13, FO Floodplain Overlay District, of the Vinton Zoning
Ordinance. Specifically, the Gish Mill structure meets the definition of subsection (a)
pertaining to being “preliminary determined” for individual listing on the National
Register.
•Both the Town of Vinton and the Development Team understand that meeting this
definition does not automatically exempt this project and its associated activities
from the requirements of the floodplain ordinance. However, specific variances
from the floodplain ordinance are being requested by the Town of Vinton with a
public hearing of the Board of Zoning Appeals scheduled for March 30, 2021.
9 Planning and Zoning Department
Current Conditions of Property
10 Planning and Zoning Department
Current Conditions of Property
Planning and Zoning Department11
Current Conditions of Property
12 Planning and Zoning Department
Current Conditions of Property
13 Planning and Zoning Department
Current Conditions of Property
14 Planning and Zoning Department
Current Conditions of Property
15 Planning and Zoning Department
Current Conditions of Property
16 Planning and Zoning Department
Analysis of Proposed
Redevelopment
The Gish Mill Davii, LLC &
Hill Studio, PC
Presented by:
Overview
•The developer’s intended use for the mill site is to incorporate several value-added
compatible uses,which launch from popular trends that work very well with the open format
historic space.The building will be designed to feature several uses that take advantage of
the creekside location,the unconventional construction methods,and varying dimensions
and angles featured by the mill space.The specific uses include a small restaurant,a seasonal
market,a speakeasy in the basement,and the conversion of the original mill structure,
concrete silos,and upper floors of the original mill structure into lodging or apartments (3-10
units).
•The anticipated tenant to operate the restaurant and lodge has already been secured for the
project.The development also includes substantial outdoor spaces including dining,deck,
and patio space.The historic “sluice”will be utilized as an intimate seating area with stairs
that cascade down to the creek.
18
Square Footage of Uses
•Based on the preliminary floor plans,the development will include:
•(1)Restaurant (back of house,kitchen,and dining space):5,030 square feet (First floor)
•(2)Market:1,250 square feet (First floor)
•(3)Speakeasy:1,296 square feet (Basement)
•(4)Original Mill and silos converted into lodging/apartments:5,800 square feet (Second
and Third floor)
•(5)Outdoor dining,deck and patio space:3,564 square feet (including the deck and patio
area utilizing the existing slab)
19
Comprehensive Plan/Future Land Use
•The 2004 –2024 Town Comprehensive Plan designates this property and
the surrounding properties to the southeast as a general commercial land
use area.The properties to the west of this property (across Gus Nicks
Boulevard)are designated as parks and recreation,community facilities,
and high density residential uses.The properties to the west were rezoned
to Mixed Use Development (MUD)in 2016 to allow for the existing vacant
school buildings to be adaptively reused as residential and
recreational/small business flex space.
34 Planning and Zoning Department
Specific Variances for Property/Project
•Sec. 4-70 (c) (1): Non-Residential Construction Elevation Requirements (Freeboard
Requirements)
•“Non-residential construction. New construction or substantial improvement of any
commercial, industrial, or non-residential building (or manufactured home) shall have
the lowest floor, including basement, elevated to or above one foot above the base flood
level. Buildings located in AE and AH zones may be flood-proofed in lieu of being
elevated provided that all areas of the building components below the elevation
corresponding to the base flood elevation plus one foot are water tight with walls
substantially impermeable to the passage of water, and use structural components
having the capability of resisting hydrostatic and hydrodynamic loads and the effect of
buoyancy. A registered professional engineer or architect shall certify that the standards
of this subsection are satisfied. Such certification, including the specific elevation (in
relation to mean sea level) to which such structures are floodproofed, shall be
maintained by the floodplain administrator.”
35 Planning and Zoning Department
Specific Variances for Property/Project
•Justification
•Overall, the historic significance and nature of the identified areas of the structure warrant it being preserved and utilized with an adaptive reuse, which will preclude it from meeting this elevation requirement.
•Proactive Measures being Undertaken:
•A post-1955 addition appends the later 1940s addition mentioned above. This narrow, triangular addition stands on a concrete foundation. The form of this addition is dictated by the topography of the land and the trajectory of Glade Creek. The frame walls are covered with metal siding. The shed roof is covered with metal. The front elevation contains sliding metal freight doors. A small concrete dock extends from the front elevation of this addition. This non-historic component is actually being removed early in timeline of the project, and the existing concrete foundation will be utilized as a patio space for outdoor dining and leisure.
•To the fullest extent possible, the electrical, heating, ventilation, plumbing, air conditioning equipment and other service facilities, including duct work, shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding. These service facilities will originate above the Design Flood Elevation (DFE) and will extend downward from the ceiling in such a way to keep them from being damaged during flood events.
36 Planning and Zoning Department
Specific Variances for Property/Project
•Proactive Measures being Undertaken (cont.):
•Wet flood-proofing measures will be used for the building. Such measures allow for flood water to enter
and exit the building. The strategy includes a series of vents that allow the movement of water through
the building and decreasing the pressure on the existing walls.
•The crawlspace area under the 1940s additions will not be used for storage or human inhabitation.
•All sleeping quarters will be located well-above (2+ feet) above the base flood elevation within the
structure.
37 Planning and Zoning Department
Specific Variances for Property/Project
•Sec. 4-71 (b) (2): Floodway Area: Special Use Requirement
•“The following uses, types, and activities are permitted, provided that they are in
compliance with the provisions of the underlying zoning district and are not prohibited
by any other ordinance and provided that no specific land use requires any type of
structure, fill, or storage of materials and equipment:…”
38 Planning and Zoning Department
Specific Variances for Property/Project
•Justification
•The property is going through the rezoning process, which requires the approval of the Vinton Town
Council. The nature of the floodplain requirements and the results of the hydrologic and hydraulic
study (and attainment of the no-rise certificate) will be presented in full detail in all staff reports
and presentation to both the Planning Commission and the Town Council.
•Additionally, the documentation and studies to be presented to the Planning Commission and Town
Council will already meet and/or exceed the requirements of the “procedures for special uses in the
floodways.” As to not duplicate processes and hearings, in addition to the sufficiency of the
information to be presented on at the briefings and work sessions, the special use requirement
should not be required for this project.
39 Planning and Zoning Department
Specific Variances for Property/Project
•Sec. 4-72 (a): Existing structures in floodplain areas.
•“A structure or use of a structure or premises which lawfully existed before the enactment of these
provisions, but which is not in conformity with these provisions, may be continued subject to the
following conditions:
(a) Existing structures in the floodway area shall not be expanded or enlarged unless it has been
demonstrated through hydrologic and hydraulic analyses performed in accordance with standard
engineering practices that the proposed expansion would not result in any increase in the base flood
elevation.”
40 Planning and Zoning Department
Specific Variances for Property/Project
•Justification
•As noted in the Section D above, 3,564 square feet of the redevelopment will be utilized for outdoor
dining, deck and patio space (including a new deck and patio area located on the existing slab). The deck
will not be structurally attached to the main structure in anyway; rather it will designed and constructed
to resist the force of flood forces through exemplary anchoring techniques. Town staff and the
development team understand that this deck will not be a coverable expense by a National Flood
Insurance Program (NFIP) policy. Because of the crucial nature of the outdoor space to the financial
feasibility of this project, and it being designed using the best contemporary architectural and engineering
practices to resist flood forces, the deck and the utilization of the existing concrete slab shall be exempted
from this requirement.
•Proactive Measures being Undertaken:
•The H&H study included these proposed improvements which demonstrates that is will not result in any
increase in the base flood elevation.
•The anchoring of the deck will utilize the historic sluice/race as its main foundational component.
41 Planning and Zoning Department
Staff Conclusion
•Staff recommendation: Approval/Granting of Variance(s)
•Based on the information provided and the completion of critical studies (H&H study, attainment of no-rise certificate, etc.), Town staff find that this proposed redevelopment project meets the criterion of:
•Showing of good and sufficient cause; and
•Determination that failure to grant these variances will result in exception hardship and the ultimate loss of an important Historic structure that is preliminary determined for individual listing on the National Register by the Virginia Department of Historic Resources (DHR); and
•Sufficiently presented, through engineering studies by engineering consultants, that granting these variances will not result in:
•Unacceptable or prohibited increases in flood heights;
•Additional threats to public safety; or
•Extraordinary public expense; and will not:
•Create nuisances;
•Cause fraud or victimization of the public; or
•Conflict with local laws or ordinances.
42 Planning and Zoning Department
Questions?
Planning and Zoning Department
LEGAL NOTICE OF PUBLIC HEARING
TO WHOM IT MAY CONCERN:
Pursuant to the provisions of Section 15.2-2204 of the 1950 Code of Virginia, as amended, the Board
of Zoning Appeals of the Town of Vinton, Virginia, hereby gives notice of a public hearing to be
held on Tuesday, March 30, 2021, at 7:00 p.m. The Board of Zoning Appeals will also hold a work
session at 6:15 p.m. prior to the public hearing.
The purpose of the public hearing is to receive comments concerning:
1. A request by the Town of Vinton, for a variance of specific requirements set forth
in the FO-Floodplain Overlay District of the Vinton Zoning Ordinance. The
purpose of this request is to allow for the redevelopment of the historic Gish Mill
properties, located at 350 and 0 Gus Nicks Boulevard, Vinton, Virginia, Tax Map
Numbers 060.11-04-22.00-0000 and 060.11-04-23.00-0000. The variance, if
granted, will include all necessary redevelopment activities for the conduct of a
functionally dependent use provided that:
a. The criteria of Article IV, Division 13, Sec. 4-73 of the zoning ordinance
are met, and
b. The structure or other development is protected by methods that minimize
flood damage during the base flood and create no additional threats to
public safety.
Further information concerning the public hearing, may be obtained from the Planning and Zoning
Department located at 311 South Pollard Street, Vinton, Virginia 24179, by phone-540-983-0605.
Interested persons may be heard at the above public hearing. In light of the ongoing COVID-19
emergency, participation in this public hearing by BZA members, staff, and the public will be
available through electronic or other alternative means. The public may comment on this request by
emailing nmcclung@vintonva.gov, by calling 540-983-0605 or writing to the Principal Planner,
Town of Vinton, 311 S. Pollard Street, Vinton, Virginia 24179. Voicemails, emails and other
messages containing comments on the request will be provided to the BZA members. The public
also may be able to comment during the electronic public hearing. Citizens interested in this option
must register in advance by calling the Town Clerk’s Office at 540-983-0607 or sending an email to
sjohnson@vintonva.gov by 12 Noon on Monday, March 29, 2021. The public can observe this
meeting through a livestream on the Town’s Facebook page at www.facebook.com/vintonva.
Additional information concerning the meeting and the public hearing will be made available on the
Town’s website at least three days before each meeting date.
Comments and grievances can be submitted in writing to the Town Manager’s Office, Town of
Vinton, Virginia at 311 South Pollard Street, Vinton, VA 24179 or by phone at (540) 983-0607, or
Virginia Relay Service 711 until March 30, 2021 at 5pm.
Persons requiring special assistance to attend and participate in this public meeting should contact
the Town Manager’s Office at (540) 983-0607.
Nathaniel S. McClung,
Principal Planner
-------------------------------------------------------------------------------------------------------
Please publish in The Vinton Messenger for two Thursdays, March 18, 2021, and March 25, 2021.
Please send invoice and affidavit of publication to:
Nathaniel S. McClung
Planning and Zoning Office
Vinton Municipal Building
311 South Pollard Street
Vinton, VA 24179
(540) 983-0605
Julie Tucei - [EXTERNAL] - Online Form Submittal: Media Production Request Form
From:<noreply@civicplus.com>
To:<jtucei@vintonva.gov>
Date:3/12/2021 10:46 AM
Subject:[EXTERNAL] - Online Form Submittal: Media Production Request Form
Media Production Request Form
Roanoke Valley Television (RVTV) is a government and educational access
channel, and provider of creative media services for the City of Roanoke, Roanoke
County, Town of Vinton and their respecive school systems. Requests must be on
behalf of one of these organizations.
Which government agency is
this project for?
Town of Vinton
Contact Name Nathan McClung
Contact Email nmcclung@vintonva.gov
Contact Phone 540-983-0605
Project Type MESSAGE BOARD – Content designed to run as text based
information on RVTV channel 3.
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duration of your event? (If
you selected message
board, choose message
start and end duration)
3/15/2021 8:00 AM - 3/30/2021 9:00 PM
Message Board Line 1 Notice of Town of Vinton Board of Zoning
Message Board Line 2 Appeals Work Session 3/30/21 at 6:15 PM
Message Board Line 3 and Public Hearing 3/30/21 at 7 PM to
Message Board Line 4 receive comments on request by Town of
Message Board Line 5 Vinton for variance from FO-Floodplain
Message Board Line 6 Overlay District for 0 and 350 Gus
Message Board Line 7 Nicks Blvd. for a redevelopment project.
Production Details Field not completed.
Completion Deadline 3/15/2021
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Completion Details Please let us know this request has been received. Thanks.
Output Specifications RVTV CHANNEL 3 – The finished media will play in rotation on
cable access and other associated online outlets.
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