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Home My WebLink AboutDOWNTOWN HOTEL & CONFERENCE CENTER - PDR - 02-08 (06-08) - CORRESPONDENCE -new or existing. This is a voluntary program at this time and City staff will work with the applicant's consultants if there is a desire to meet LEED standards or other methods for evaluating green practices. Contact Dana Leavitt, the Green Building Program Manager for additional information. Number: 79 Created: 2/13/2008 [2/13/08] As a public -private partnership, any public building is required to meet LEED "Gold" certification. Department: Advance Planning Issue Contact: Karen McWilliams Topic: General Number: 61 Created: 2/13/2008 [2/13/08] The one story building immediately adjacent to the Elk's Building on the north is a designated Fort Collins Landmark. The design, and especially the massing, of the conference center near this building will need to provide for the preservation of its historic character. Number: 62 Created: 2/13/2008 [2/13/08] Strongly consider a third story (rather than 2nd story) walkway between the hotel and convention center, to open up the Oak Street area and to maximize pedestrian -level views. Number: 65 Created: 2/13/2008 [2/13/08] The shadow analysis provided is for 10 am and 2 pm; the analysis should be for 9 am and 3 pm. Please provide Historic Preservation staff with a revised study as soon as possible, so that we can assess the potential impacts on the various historic properties in the area. There will likely be additional comments regarding design and massing based upon the analysis. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6206. Sincerely, Inn'eH. eAspe� City Planner Page 11 the least acceptable proposal and should be avoided. If the Oak St. ROW is vacated, there needs to be a drainage easement dedicated for the 84 inch storm sewer. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewater Number: 29 Created: 2/8/2008 [2/8/08] Existing mains: 6-inch water main in Remington, 6-inch water main in Olive, 4-inch water main in Oak and 8-inch sanitary sewer in N/S alley. Number: 30 Created: 2/8/2008 [2/8/08] If necessary, the 4-inch water main in Oak can be abandoned in the east half of the block between College and Remington. Existing services will need to be re-routed as appropriate. Number: 31 Created: 2/8/2008 [2/8/08] The sanitary sewer in the alley is an old vitrified clay sewer. The City will be evaluating the condition of this sewer to determine if repair or replacement is needed. Number: 32 Created: 2/8/2008 [2/8/08] On mixed -use projects, separate water and sewer services are normally required for the commercial and residential components. This will be evaluated to determine if this approach is practical for this project. Number: 33 Created: 2/8/2008 [2/8/08] Development fees and water rights will be due at time of building permit. Number: 34 Created: 2/11 /2008 [2/11/08] Grease interceptors will be required for any restaurants in the project. Department: Environmental Planning Issue Contact: Dana Leavitt Topic: General Number: 76 Created: 2/13/2008 [2/13/08] Trash enclosures will need to be designed to accommodate recycling services. Please review the City of Fort Collins Design Considerations Guidance Document found at http://www.fegov.com/recycling/pdf/enclosure-guidelines08O4.pdf to determine the size and appropriate design. LUC 3.2.5 As a part of the DDA alley design project, it was discovered that there are 17 trash dumpsters on this alley alone. We'd like to see some organization and consolidation of these dumpsters if possible. If you care to coordinate, that would be wonderful. If you would like assistance with this, City staff, the DDA and Russell+Mills studio could be tapped for assistance. I think it would benefit all involved. Topic: Green Building Number: 77 Created: 2/13/2008 [2/13/08] The applicant can participate in the Utilities Energy Services Integrated Design Assistance Program, which provides financial assistance to commercial developments. Contact GARY SCHROEDER at 221-6395 to find out if this program would be beneficial to the project. Number: 78 Created: 2/13/2008 [2/13/08] The City has embarked on a Green Building Initiative and is looking to work with private property owners and developers to apply green building standards on any building, Page 10 Number: 36 Created: 2/12/2008 [2/12/08] The city wide development fee is $4,420.00/acre ($0.1015/sq.ft.) for new impervious area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Number: 37 Created: 2/12/2008 [2/12/08] A drainage and erosion control report and construction plans are required and must be prepared by a Professional Engineer registered in Colorado. The drainage study will be a little different since it mainly needs to address existing drainage patterns and flow rates into existing concentration points. Some new drainage easements may also be needed. Number: 38 Created: 2/12/2008 [2/12/08] Usually onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. In the Old Town drainage basin, these are required if there is an increase in imperviousness greater than 5000 square feet. It doesn't appear that this project will increase the impervious area by over 5000 square feet. Therefore a grading plan is the primary plan needed. Number: 39 Created: 2/12/2008 [2/12/08j Water quality treatment for the site is provided for in the Udall Natural Area water quality treatment facility. Other water quality treatment methods are encouraged such as those described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs). Number: 40 Created: 2/12/2008 [2/12/08]There are storm sewers in all the streets surrounding block 142. The size of the one in College Avenue is not in the inventory system. The one in Oak Street is an 84 inch RCP, the one in Remington Street is a 60 RCP as is the one in Olive Street. There are inlets in Oak Street between College and Remington, south of the intersection of Oak Street and Remington on both sides of the street, and inlets on the south and west sides of the intersection of Olive and Oak on both sides of the street. Storm sewer connections need to be made at a manhole or inlet. New connections can be made if a manhole is added at the connection. Number: 41 Created: 2/12/2008 [2/12/08] Parking garage cleaning water will need to discharge to the sanitary sewer and all storm runoff will need to go to the storm sewer including entrances to any below grade parking garage. Street flow depths in the 100 year event also need to be considered when designing entrances to below grade parking. Number: 42 Created: 2/12/2008 [2/12/08] The 84 inch storm sewer located in Oak Street is a challenge for the site layout as anticipated. It appears in that location that the centerline is 46 feet from the south ROW line. The total ROW shown on the plans is 100 feet. The applicant is now proposing to cross over or under the storm sewer. This should be acceptable as long as the pipe is protected during the construction and the loads on it do not exceed the design capacity. This may mean that the parking garage floor is bridged over the pipe and the compacted trench. Going under the pipe is even more challenging. One concept was to replace a section with a box culvert. That may be possible but the transitions into and out of it will need to be designed to provide the same capacity as it presently has. The idea of siphoning the pipe is Page 9 Number: 13 Created: 2/5/2008 [2/5/08] HIGH-RISE COMPONENTS The project shall meet requirements specified in the International Fire Code for High-rise structures, R-1 Occupancies, Assembly Occupancies and other applicable requirements, including but not limited to: • Fire Command Center (IFC 509) • Smoke -proof enclosures (IFC 1020.1.7. 1020.1.7.1 and 1020.1.7.2) • Smoke Control Systems (IFC 909) • Emergency Power and Standby Power (IFC 604) • Manual pull stations/Fire Alarm and Detection Systems (IFC 907) • Fire protection based on special detailed requirements of use and occupancy: automatic sprinklers, automatic fire detection, emergency voice/alarm communication system, fire department communications and fire command (IFC 914.3) • Emergency escape plans and employee training (IFC Section 408) Number: 14 Created: 2/5/2008 [2/5/08] COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM With the production of grease -laden vapors, an approved, automatic fire -extinguishing system shall be provided for the protection of commercial -type cooking equipment. Number: 15 Created: 2/5/2008 [2/5/08] STAIRWELL SIGNAGE Approved stairwell identification signs shall be posted at each floor level in all enclosed stairways in buildings four or more stories in height. Number: 16 Created: 2/5/2008 [2/5/08] ATRIUM Will there be an atrium in any building? Number: 17 Created: 2/5/2008 [2/5/08] STAGE Will there be a stage in any building? Department: Transportation Planning Issue Contact: Denise Weston Topic: General Number: 27 Created: 2/7/2008 [2/7/08] The main area of concern with regard to traffic flow on Oak Street and along the alley to the west of the development includes conflict points between pedestrians and vehicles, especially delivery trucks. Access points and primary traffic distribution routes are flexible based on the results of the traffic analysis. Number: 28 Created: 2/7/2008 [2/7/08] Please coordinate with the DDA on the current alleyway project. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 35 Created: 2/12/2008 [2/12/08] The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Page 8 Street (near the "urban" courtyard shown on the site plan) would increase the capability of aerial operations to affect rescues and suppress fire in the upper floors of the hotel. (There currently is a similar bump -out area for emergency vehicles on Mountain Avenue, to provide access to Old Town Square.) Enabling both courtyards to accommodate the width and weight of apparatus (16-20 wide, 40 tons) would also improve rescue/suppression operations. Number: 7 Created: 2/5/2008 [2/5/08] PEDESTRIAN BRIDGE REQUREMENTS Minimum clearance under the pedestrian bridge for emergency -response apparatus shall be 14 feet. Number: 8 Created: 2/5/2008 [2/5/08] TURNING RADII Minimum turning radii for emergency -response apparatus on any fire apparatus roadway is 25 feet inside, 50 feet outside.'This pertains specifically to the round -about located on Oak Street. Number: 9 Created: 2/5/2008 [2/5/08] WATER SUPPLY Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements for this project are 1,500 gpm at 20 psi residual pressure, spaced not farther than 300 feet to the building, on 600-foot centers thereafter. These requirements may be modified if buildings are equipped with an approved, automatic fire -sprinkler system. Number: 10 Created: 2/5/2008 [2/5/08] FIRE LINE REQUIREMENT Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line (hydraulic calculations may also show that a larger fire line is needed to support the sprinkler system). Number: 11 Created: 2/5/2008 [2/5/08] KNOX BOX REQUIRED Poudre Fire Authority requires at least one "Knox Box' to be mounted on every new building equipped with a required fire sprinkler system or fire alarm system. For larger structures, we are installing additional Knox Boxes at critical areas, such as near the front entrance, the riser room, a rear entrance, etc. Number: 12 Created: 2/5/2008 [2/5/08] ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6-inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). At this time, it appears the most accurate addressing (the street that provides direct access to the structure) would be Oak Street for the hotel and conference center, and Remington Street for the retail structure. For a project of this scope and visibility, I would recommend considerably larger numerals, along with the street name also mounted on the building (examples are Cortina and 215 N. Mason St.). Page 7 Number: 25 Created: 2/6/2008 [2/6/08] Light & Power has an existing duct bank along Remington adjacent to this site under the existing sidewalk. This duct bank includes 2-circuits of 750 primary and 1-1/0 circuit, plus a fiber optic backbone. Relocation of this line would be extremely difficult and very expensive. Also, great care must be taken in protecting and supporting this line during the construction phase. Number: 26 Created: 2/6/2008 [2/6/08] There are existing electric facilities running along the East side of the alley adjacent to this site. These facilities provide service to the existing businesses along College Ave. If these facilities should need to be relocated, the developer may be required to provide off - site easements for this equipment. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 1 Created: 2/5/2008 [2/5/08] SPRINKLER REQUIREMENTS: Each proposed building shall be equipped with approved automatic fire -sprinklers. Number: 2 Created: 2/5/2008 [2/5/08] STANDPIPES AND FIRE PUMP: Buildings four or more stories in height are required to be equipped with firefighting standpipes in every stairwell. (The standpipe requirement also includes the two levels of underground vehicle parking.) The standpipe system must be capable of supplying a minimum 100 psi to the top floor; an approved fire pump may be required to obtain this minimum pressure. Number: 3 Created: 2/5/2008 [2/5/08] FIRE DEPARTMENT CONNECTION Fire department connections shall be installed remote from the buildings, and located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. If possible, a fire hydrant shall be located within 100 feet of the FDC. My recommendation is for the remote FDC(s) to be located adjacent to Remington Street (east side of the structures); this would provide optimal fire department accessibility. This would place the FDCs in close proximity to three existing fire hydrants. PFA Bureau Policy Number: 4 Created: 2/5/2008 [2/5/08] MAIN FACP Would there be a single Fire Protection/Fire Alarm system for the entire site, or separate systems for the hotel/restaurant, convention center, and retail area? I propose locating the Fire Alarm Control Panel(s) on the Remington Street side of the project, possibly in the Residential entrance lobby. This would allow quick Fire Department access, decrease congestion in the Oak Street round -about area, and keep apparatus away from pedestrians in the Oak Street area. Number: 5 Created: 2/5/2008 [2/5/08] VERTICAL ACCESS FOR AERIAL LADDER As designed, the project provides minimal ability for an aerial ladder to protect one long side of the hotel building; access is limited by the alley on the west side and the setback from Remington Street on the east. (Alleys are not considered access points for Fire Department Operations.) Providing an emergency vehicle "bump out" staging area on off Remington Page 6 Number: 55 Created: 2/12/2008 [2/12/08] The project shall be designed in accordance with the Larimer County Urban Area Street Standards (as applicable). Number: 56 Created: 2/12/2008 [2/12/08] Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. The limits of the repairs will be identified in the field by the City Engineering Inspector prior to and over the course of the project and will not be shown on the plans. Number: 57 Created: 2/12/2008 [2/12/08] Once the program for the alleys is determined we can work with the design engineers on the design plans. Number: 58 Created: 2/12/2008 [2/12/08] Engineering will review any alley designs, street designs, access designs and work with the row. We are happy to meet with your design engineers to work thru any questions or issues that may arise. Number: 59 Created: 2/12/2008 [2/12/08] Please keep ADA requirements in mind when designing the building, especially if you are designing the building to be set against the row line and/ or planning an urban sidewalk condition. Number: 60 Created: 2/12/2008 [2/12/08] Encroachment permits for encroachments into the ROW for dining, planters, steps, etc are reviewed and processed by Engineering. If you think that a structural encroachment (steps, seat walls, walls, landscaping structures) will be needed for the project, please set up a meeting with us as soon as you can so we can review the encroachment and determine if this is something that will be allowed and a permit will be issued for. Oak Street from the alley east to Remington Street Row will most likely be excluded from this, since if the Row for Oak Street is not vacated all encroachments can be covered by the Lease Agreement or Easement Agreement that would be processed thru the Attorneys Office. Permits for outdoor dinning are not reviewed and issued until the project is built and the tenant applies for one. Department: Light & Power Issue Contact: Rob Irish Topic: General Number: 23 Created: 2/6/2008 [2/6/08] Electric Capacity Fee and Building Site charges will apply to this site. Any modification or relocation to existing electric facilities will be at the owners expense. Number: 24 Created: 2/6/2008 [2/6/08] A C-1 form and One -Line diagrams will be required. You will need to coordinate power requirements, including transformer and equipment locations, with Light & Power. All equipment must be placed within 10' of an all weather drive over surface. Page 5 with that plat. We will work with you to process any easement dedications or easement vacations that need to be processed. There are processing fees and filing fees that will be applicable, the processing fees are identified on the TDRF application and the filing fees are subject to the current fees charged by Larimer County for the filing of the documents. Number: 47 Created: 2/12/2008 [2/12/08] This project will need to prepare and submit utility plans. Number: 48 Created: 2/12/2008 [2/12/08] The City will enter into a development agreement with the developer for this project. Number: 49 Created: 2/12/2008 [2/12/08] Prior to the start of any utility or grading work on the site a Development Construction Permit (DCP) will need to be issued. This permit is issued by Engineering. Number: 50 Created: 2/12/2008 [2/12/08] This project will most likely impact SH 287 (College Ave) which is a state highway. Engineering can help to coordinate any meetings with the CDOT and will work with you on reviewing any plans that identify work within the state highway. You will most likely need to obtain access permits from the State for Olive and Oak Street intersections. Number: 51 Created: 2/12/2008 [2/12/08] There are a lot of utilities in the area, please contact us if you would like us to set up a utility coordination meeting for you. Number: 52 Created: 2/12/2008 [2/12/08] With this proposal you are planning to build a parking garage underground. Because you are planning to build below grade you will need to look at the groundwater in this area. If you plan to install a perimeter drain or other type of dewatering system a subsurface water investigation report will need to be prepared and submitted. Information regarding what needs to be provided in this report can be found in the Larimer County Urban Area Street Standards. If the drain system will extend into the row, an encroachment permit will be needed and Engineering will need to review and approve the design of the system in the row before a permit can be issued. Our review will just be looking at the impacts to the public streets and the utilities. If a state permit is needed for this system you will need to contact the state and work with them. Number: 53 Created: 2/12/2008 [2/12/08] If it is determined that Oak Street should be vacated this is something that Engineering can process. Please contact us and we can provide you with information describing the process. If Oak Street is not vacated you will need to work with the attorneys office regarding the ROW lease agreements that would be needed. Number: 54 Created: 2/12/2008 [2/12/08] Where you have the vehicular ramps going into the underground parking structure you need to make sure that the design allows for visibility of pedestrians that will be on the sidewalks and visibility of vehicles in the adjacent alleys. May need to have the walls in these areas set back or if you plan to push the pedestrians out closer to the curb line with the use of planters or other obstacles will need to make sure that an adequate sidewalk width is provided and that that sidewalk area meets the ADA requirements. Page 4 Number: 70 Created: 2/13/2008 [2/13/08] Please eliminate the pedestrian crossing shown mid -block across Remington. Relocate it to the Oak Street and Remington intersection. Number: 71 Created: 2/13/2008 [2/13/08] Use standard curbcuts with downtown -style road name engraving and downtown standard crosswalk details. Contact Sheri if you need current details. Number: 72 Created: 2/13/2008 [2/13/08] At your parking entries, please use design details shown in Section 3.10 of the Land Use Code to create a safe environment for pedestrians and drivers. Number: 73 Created: 2/13/2008 [2/13/08] 1 will have more comments when I have more detailed plans to review. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 18 Created: 2/6/2008 [2/6/08] This development will need to be processed as a Type 2, Planning & Zoning Board review. Number: 19 Created: 2/6/2008 [2/6/08] Note that the number of parking spaces allowed is regulated by the maximum numbers allowed as listed in Section 3.2.2(K)(2) of the Land Use Code. Number: 20 Created: 2/6/2008 [2/6/08] A modification to the height standards in 4.16(D) of the LUC will be needed. Also, refer to Section 4.16(D)(4) for mass reduction standards, for which a modification will also be needed. Department: Engineering Issue Contact: Sheri Langenberger Topic: General Number: 43 Created: 2/12/2008 [2/12/08] Larimer County Road Impact Fees and Street Oversizing Fees for this project will apply and be due at the time of building permit. Please contact Matt Baker (970-224-6108) if you have questions about the Street Oversizing Fees. Number: 44 Created: 2/12/2008 [2/12/08] Transportation Development Review Fees (TDRF) will apply to this project and are due at the time of submittal. For more information, see http://fcgov.com/engineering/dev-review.php Number: 45 Created: 2/12/2008 (2/12/08] A Transportation Impact Study will need to be submitted with this project. Please contact Ward Standford at (970) 221-6820 with Traffic Operations and Denise Weston at (970) 416-2643 in Transportation Planning to schedule a scoping meeting. Number: 46 Created: 2/12/2008 [2/12/08] This project will need to dedicate any easements that maybe necessary to accommodate the needs of the project or the existing utilities that maybe on the site. This can be done by separate document, or if they are within the boundaries of a proposed plat Page 3 4.16(D)(4)(a). The Planning and Zoning Board will be the decision -maker for the standalone modification requests. You initiate the modification process by submitting to me a letter addressed to the P&Z Board that requests the modifications and presents your rationale for why the modifications are justified. I will review the letter and work with you to edit the letter in preparation for the Planning and Zoning Board hearing. I have sent copies of similar modification requests to Darrin to use as a template of sorts. We will work on this in detail in days to come. Number: 74 Created: 2/13/2008 [2/13/08] In your questions to us, you asked about Oak Street and the potential to use the underground right-of-way around the Oak outfall for parking. There was no objection to this conceptually so long as the storm facility is protected structurally during construction and legally with appropriate easements and agreements. Please see Glen Schlueter's comments below. Number: 64 Created: 2/13/2008 [2/13/08] Staff is willing to keep an open mind and consider traffic changes at College and Oak. While developing design options please consider and address the following issues: +How will the major pedestrian crossing at the intersection continue to function appropriately to accommodate existing heavy pedestrian use plus additional pedestrian activity generated by new uses and enhanced connection to Library Park? +Can turns happen without wiping out existing diagonal parking or center landscaped island on College? +How will the pedestrian environment be protected and enhanced along Oak while also safely and efficiently accommodating vehicular traffic that includes hotel and conference traffic, office traffic and delivery trucks? +How will signage be incorporated to help with accessing hotel and directing drivers to proper parking lot exit? Number: 75 Created: 2/13/2008 [2/13/08] You asked about alley and Oak Street improvements offsite. The DDA is planning an alley improvement project for the next few years and the alley running through this site appears to be high on the priority list. The landscape and planning firm Russell+Mills Studios is on retainer by the DDA. It would be beneficial for you to be in touch with each other to coordinate and share ideas as the design progresses. You may reach them at (970)484-8855 or via email at crussell@russellmuillsstudios.com (Craig Russell) or pmills@russellmillsstudios.com (Paul Mills). I am happy to assist with coordination efforts. As to other offsite improvements, none are required with the current proposal but some may be needed depending on what you propose. We will address this issue when we have more to review. Topic: Site Plan Number: 69 Created: 2/13/2008 [2/13/08] Of course, you will need to submit a standard site plan and other standard plans with this submittal. A submittal checklist and requirements are available at hftp://www.fcqov.com/file-gatewav/?id=38&ts=2007-12-31 %2009:00:56 and http://www. fcgov. co m/fi l e-gatewav/?id=39&ts=2007-12-19%2011:48:35. Page 2 STAFF PROJECT REVIEW City of Fort Collins Darrin Jensen Date: 2/13/2008 OZ Architecture 1805 29th St, Ste 2054 Boulder, CO 80301 Staff has reviewed your submittal for Downtown Hotel and Conference Center, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 63 Created: 2/13/2008 [2/13/08] Mixed -use dwellings, restaurants, retail, personal business shops, offices, financial services and clinics, artist studios and galleries, convention/conference centers, exhibit halls and bars and taverns are all permitted uses subject to basic development review. Lodging establishments and parking garages as a principal use are both permitted uses subject to a Type II review including a Planning and Zoning Board approval. Therefore, the entire project will be reviewed as a Type II (Planning and Zoning Board) project. If any of the building footprints are over 25,000sf, the project will also require Planning and Zoning Board review on that count. Number: 66 Created: 2/13/2008 [2/13/08] Reference Materials and Land Use Code Sections for planning and architecture include: City Plan Downtown Strategic Plan 2004 Land Use Code Section 4.16 Downtown LUC Section 3.2.1 Landscaping and Tree Protection LUC Section 3.2.2 Access, Circulation and Parking LUC Section 3.2.4 Site Lighting LUC Section 3.2.5 Trash and Recycling Enclosures LUC Section 3.4.7 Historic and Cultural Resource Protection Standards LUC Section 3.5 Building Standards including Special Height Review process and submittal requirements LUC Section 3.10 TOD Overlay Standards (guidance document only in TOD Overlay north of Prospect) All of these are available on the city's website at fcgov.com. Number: 68 Created: 2/13/2008 [2/13/08] Type II projects require a neighborhood meeting. We have scheduled one for Tuesday February 26 from 6:30-8:30 in the 215 Mason Community Room. Notification letters have gone out. A press release will go out tomorrow, Feb. 14. Number: 67 Created: 2/13/2008 [2/13/08] In your questions to us, you asked about the height modification. A modification of Land Use Code standards is required if the project is over 4 stories or 56 feet (Section 4.16(D)(2)(a)). Another will be required for 4th floor step back at 35 degree angle (Section Page 1