Kleman Plaza Design Review Board

Kleman PlazaGeneral Description
The Kleman Plaza Design Review Board (KPDRB) is responsible for overseeing and managing development on Kleman Plaza consistent with the Kleman Plaza Design Guidelines. At this time, development on Kleman Plaza is generally complete, with some minor construction remaining at the Plaza Tower site. The KPDRB is now concentrating on updating the master plan and design guidelines, which were adopted in 2001.

Information on the various levels of design approval, variances and the design guidelines are available on-line below, or may be requested by calling the Department of Economic and Community Development at 850-891-6500. A package containing application, meeting dates and deadlines list, the master plan, design guidelines, operating and easement agreement excerpts, and variance request information will be sent to the prospective applicant.

View the 2011 KPDRB Meeting schedule (PDF).
View the 2011 Design Guidelines Subcommittee Meeting schedule (PDF).

A meeting with the Board's Chairman is strongly encouraged prior to applying for Board review and approval. The proposed project, application procedures, submittal information, possible variances, and time frames will be discussed during the pre-application meeting.

Phases of Approval

1. Schematic
2. Design Development
3. Construction Documents

  • An information presentation prior to formal review is an option. This presentation is to inform the Board of the general scope and purpose of the project. A cover letter and application form must be submitted. It is encouraged that information graphically depicting the project be included in the application.

Schematic and Design Development phases of approval shall contain the following:

  • Cover letter to Chairman explaining the general scope and purpose of the project.
  • Completed application form signed and dated by applicant and owner of property.
  • Accompanying documentation graphically depicting the project. This information shall be on a maximum 11"x17" size paper and must be completed by a licensed architect or engineer. Applications for signage do not require completion by a licensed architect or engineer.
  • Existing and proposed project photographs should be submitted and used at the time of the presentation.
  • Where appropriate, provide samples of exterior building materials and colors.

A. Schematic:

This phase shall include as much information as possible, to enable a determination that the proposal is compatible with the Kleman Plaza Master Plan, Design Guidelines, Operating and Easement Agreement, and Capitol Center Planning District Zoning Regulations.

Drawings: (original and 10 copies - 11"x17" maximum)

  1. Sketch site plan showing location of proposed project and relationship to neighboring streets, buildings, loading and parking facilities; areas to be landscaped or developed as parks; existing vegetation to be retained; principal access and egress and internal circulation for pedestrians and vehicles; utility connections; relation to traffic circulation and public transportation.
  2. Pertinent planning information to demonstrate how the proposal meets the requirements of the above referenced documents as it relates to: size of lot, height, floor area ratio, setbacks parking, use and occupancy, etc.
  3. Sketch elevations to indicate appearance of the building(s), height, mass, relationship to neighboring structures and streets; also exterior materials.
  4. Representative floor plans.
  5. Perspective drawing indicating scale, mass, fenestration and relationship to surrounding buildings and spaces.
  6. Disposition and use of any structure(s) to be moved from the site.
  7. Information on proposed excavation or other alteration of the building platform.

Approval - If a motion is made, seconded and passed by the Board, a letter of approval will be sent to the applicant. At this time, the applicant may file a new application for the next phase of approval.

B. Design Development

This phase shall include as much information as possible to enable the Board to make a final approval of the plan for the project.

Drawings: (original and 10 copies - 11"x17" maximum)

  1. Site plan(s) showing location and nature of all site improvements, trees and planting areas, works of art, parking and loading facilities, vehicular and pedestrian circulation, signs, illumination, paving materials, relationship to neighboring buildings, streets and traffic, utility connections.
  2. Pertinent planning information to demonstrate conformance of the project to the requirements of the Zoning Regulations and other referenced documents: height, mass floor area ratio, setbacks, parking, use and occupancy.
  3. Dimensioned plans, elevations and sections shall be submitted to establish definitively the architectural, structural and mechanical elements of the project, particularly in relation to neighboring buildings and streets, and to methods for energy conservation.
  4. Outline specifications shall be presented either on the plans or as a separate document, particularly with respect to all materials proposed for the exterior of the building(s).
  5. Landscaping plan indicating the plant materials to be used and their locations, a schedule of those materials demonstrating conformance to the Zoning Regulations and referenced documents.
  6. Additional graphic information in the form of models, photographs and perspectives shall be presented to make presentations as easily understood as possible. The Boards retains the right to request any additional information it deems necessary for a complete evaluation of a project.

Approval - If a motion is made, seconded and passed by the Board, a letter of approval will be sent to the applicant. At this time, the applicant may file a new application for the next phase of approval.

C. Construction Documents

No formal presentation to the Board is required for this phase of approval. The following shall be submitted to the Chairman for review and approval

Application

  1. Cover letter explaining the intent of the application.
  2. Completed application form signed and dated by applicant and owner of property.
  3. Two signed and sealed sets of construction documents with specifications.

Approval - Should the Chairman find the submitted construction documents complete and in conformance to the design development documents approved by the Board, a Letter of Certification shall be issued to the applicant. Should the Chairman find substantial changes have been made to the design development documents approved by the Board, an additional revised design development application shall be required.

Every Letter of Certification issued shall become invalid unless the work authorized is commenced within six months after issuance of the letter. For cause shown, one or more extensions of time for periods not exceeding ninety days each may be allowed. The applicant must provide the Chairman with a notice of commencement of work at least 24 hours prior to commencement of the work to which the letter of certification pertains.

D. Variances

  1. Generally. Under the authority of Section 2.2.3 of the Operating and Easement Agreement, the Board may grant variances to the Design Guidelines, except those relating to height and use restrictions, upon written request from an owner, City lessee, or the authorized agent of an owner or City lessee. The request for a variance shall be in a form approved by the Board. The Board may grant the variance if it determines that the request is in keeping with the intent and goals of the Design Guidelines and will not be detrimental to the Parcels, Improvements thereon, or the Project as a whole.
  2. Variances, Height or Use. The Board, after consideration at a duly noticed meeting, may recommend to the City Commission that a variance to height or use be granted if a majority of the Board members present find that the criteria set out immediately above are met. If a majority of the Board members present do not find that the criteria set out above are met, the variance request shall go forward to the City Commission with a recommendation of denial.
  3. Variances, Conflicts with Government Regulations. Any variance to the Design Guidelines requested due to inconsistency or conflict between the Design Guidelines and any applicable Government Regulation, as that term is defined in the Operating and Easement Agreement, shall be granted by the Board after a showing by the applicant and a finding by a majority of the Board members present of the following:
    1. All administrative remedies to achieve a waiver or variance of the conflicting Government Regulation have been exhausted or would be futile; and
    2. The requested variance to the Design Guidelines is the minimum necessary to eliminate the conflict.
  4. Burden of Proof. The applicant has the burden of clearly establishing the right to a variance.
  5. Time Limits. A variance shall expire if the development order for the subject project expires. If the project is constructed and a certificate of occupancy is issued, the variance shall run with the land.
  6. Procedures
    1. Requests for variances shall be submitted to the City's Economic Development Department (Department) on forms supplied by the Department.
    2. Upon receipt of a variance request, the Department shall transmit the request to all appropriate City departments for technical review.
    3. The Department shall compile all comments from City departments into a staff report with a recommendation to the Board on the variance request.
    4. The Board shall review the application within 60 days of receipt. The Board may deny the application, grant the application (with or without conditions), or continue the matter to another date.
    5. The Board's decision on a variance shall be reduced to writing within 5 working days after the decision is made. The decision shall be signed by the Chair, and provided by U.S. Mail or hand delivery to the applicant, the City of Tallahassee Treasurer-Clerk, each City department providing comments, and any other interested person or entity who had requested a copy of the notice. The notice of the decision shall include information on the appeal process.
  7. Quasi-judicial proceedings. The applicant may request quasi-judicial proceedings on the variance. The request shall be made in writing at the time of initial application. If quasi-judicial proceedings are not requested in writing at the time of application, the hearing on the variance request will be conducted on an informal basis and quasi-judicial proceedings are waived. Notice of this provision shall appear prominently on the application form.
  8. Notice of Variances. The Board shall provide reasonable notice that it will consider a variance request by publication in a newspaper of general circulation in the City of Tallahassee. The applicant shall receive written notice at least five (5) working days prior to the date the Board will consider the request. As a courtesy, the Board will provide notice to property owners within 500 feet from the boundaries of Kleman Plaza.
  9. Appeals
    1. An Owner, City Lessee, or applicant under the procedures outlined in Section 2.2.2 of the Operating and Easement Agreement may appeal any action by the Board on a variance request within thirty (30) days of the date of the decision.
    2. Any action by the City Commission on a variance request or appeal under Section 2.2.2 of the Operating and Easement Agreement is final, subject to judicial review by certiorari.

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