The following items are common among all permits and certificates issued by the Land Use and Environmental Services Division - specifically for Environmental Services. If a process differs for an individual permit type, it will be noted on the individual permit's information section.

This summary is not intended to replace the Tallahassee Land Development Code (TLDC). If you have questions, please contact one of the Growth Management Department’s planners at 850-891-7100, option #4, or consult the TLDC for more detailed information. You can also reach a planning staff member at zoning@talgov.com.

Online Data Application Requirements

When you're ready to apply for a permit, the City's online Customer Permit Portal will ask you for three key categories of information, including project information, project people, and project details. They are discussed below. First, for project information, you’ll need to know the project name, address, and parcel identification number. Second, for project people, please note that the individual listed as the applicant will be the main contact for the project and will be responsible for paying fees and providing documents. For project people, you’ll need to know who is the applicant, the owner, and the contact person or agent. For each of those persons, you’ll need to have their name, address, phone number, and email address. Third, for project details, you’ll be asked to enter pertinent data relating to the type of permit being applied for and scope of the project. Please note that the required project details will vary based on each project’s unique characteristics.

The NFI is the very first step of the environmental review process. As its name suggests, it is an inventory of the resources present at a site including the Canopy Road Protection Zones, flora and fauna (which would be documented by a biologist) and the site’s drainage characteristics, like flood elevations, flood plain, or closed basins (which would be documented by an engineer). The purpose of the NFI is to identify and document these features.

Project Details

• Jurisdictional boundary determination - A qualified professional retained by the applicant must determine the actual extent of conservation or preservation areas on a project boundary.
• Narratives - The application shall contain the necessary narrative and graphic information to identify and locate any conservation or preservation areas that may be present within the project boundary or within 150 feet of the project boundary.
• Natural features inventory map - The project boundary, property boundaries, and the jurisdictional boundaries of conservation and preservation areas must be depicted on this map. It includes the project boundary and land within 150 feet of the project boundary. It should include the site's contours, wells, existing structures and utilities and general tree locations.
• Location map
• Aerial photograph
• 25-year floodplain and 100-year floodplain - Elevations must be identified for projects that have all or a portion of the property located within the 25- or 100-year floodplain.
• Closed basins - The natural features inventory must identify whether the site is located within a closed basin.
• One-hundred-year storm event flood exclusion area - The applicant must depict on the natural features inventory map the 100-year storm event flood elevation within the closed basin assuming full build-out of all on-site and off-site property within the closed basin.
• Significant and severe slope areas - Maps must provide contour intervals no greater than two feet.
• Soils - Soil types must be indicated on the natural features inventory map.
• Wells or areas susceptible to ground water contamination - Identify the location of any wells or areas where the aquifer is susceptible to contamination or known to be contaminated, located on or adjacent to the site.
• Cultural resource assessment - This document is obtained from the State Bureau of Historic Preservation. It documents whether there are known or potential archaeological or historical resources on site.

Submittal Requirements

• A completed application form
• A project map which defines the boundary of the site
• A Natural Features Inventory Map which identifies the resources that constrain the site Flood boundary and base flood elevation computations if applicable, consistent with Sec. 5-54(c)(6), TLDC
• Engineering Certification of submittals in accordance with Sec. 5-59, TLDC

Review

Growth Management Department staff will review the NFI, determine whether conservation or preservation areas exist on the site, and confirm their location (if present). Per the TLDC, that process must occur within 30 calendar days after submittal of a complete application. However, the Growth Management Department has created fast track timeframes for reviewing NFIs. Under the fast tracking program, new NFIs are reviewed in 15 days, and NFI resubmittals are reviewed in 7 days.

Approval

The applicant will be notified when the submittal is approved. The approval letter and the approved NFI map will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

A property owner or applicant can appeal the decision made by the Growth Management Director to the Environmental Appeals Board.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

If the proposed project site meets the criteria identified below, it may be eligible for an NFI exemption.

Project Details

Sufficient documentation must be provided to demonstrate that one or more of the following reasons for an NFI exemption has been met:

• An NFI was approved by the city within the previous 60 months and has been recertified, if necessary, and staff can verify that no changes to the site have occurred that would alter the previous approval; or
• If all of the following conditions are met: a.) No conservation or preservation areas, with the exception of a closed basin outside of a 100-year storm event flood exclusion area, are present on or within the project boundary; b.) The site or project boundary is less than five acres in size, exclusive of impervious surfaces; c.) The site or project boundary has less than two total acres of forested area or canopy coverage; and d.) A historical resources clearance letter accompanies the exemption request.
• Recertification of an expired natural features inventory. The director, after consultation with the city's senior biologist, has determined that the proposed project boundary represents the appropriate extents of impacts to the underlying parcel and adjacent parcels. The determination will be made on the basis of anticipated impacts to conservation or preservation features that may negatively or substantially affect the ecological functioning or benefit of the feature.

Submittal Requirements

Sufficient documentation must be provided to demonstrate that one or more of the reasons for an NFI exemption has been met.

Review, Approval and Appeals processes are the same as noted for NFIs.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

On occasion, a development application may have an extenuating site circumstance that creates a hardship in meeting a particular development standard. In such cases, it might be eligible for a variance from that development standard. Environmental variances pertain to those development standards that protect conservation or preservation features presented in Section 5-81, TLDC. In accordance with Conservation Policy 1.3.7 of the comprehensive plan, the Environmental Board shall not grant a variance that will impact more than 5% of such a feature. An applicant for an environmental variance could be anyone. In contrast, an applicant for a linear infrastructure variance must be a government.

Project Details

• Affected Citation from Tallahassee Land Development Code (TLDC) - If you apply for an environmental variance, that means that there is a specific environmental development standard that your project is unable to meet. Please be prepared to identify that standard by citing the TLDC.
• Varied Terms of the TLDC - Now that you’ve cited the portion of the TLDC that you would like to vary, please indicate what the resulting alternate standard would be if your application is approved.

Submittal Requirements

• An NFI and Environmental Impact Analysis (EIA) must be approved first.
• The EIA must evaluate other feasible alternatives and determine appropriate mitigation.

Review

Within 30 days of receiving an application, the Environmental Board must either approve, approve with conditions, deny, or continue the application.

Approval

The Environmental Board is responsible for reviewing and taking action on environmental variances.

Appeals

Per Sec. 5-127(c), TLDC, "The decisions of the environmental board shall be final; subject, however, to such legal remedy as any aggrieved party might have."

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

A Linear Infrastructure Variance is a narrow type of variance that is only available to government entities including the City of Tallahassee, Leon County, the State of Florida, and the United States of America. Examples of public sector linear infrastructure systems that may be eligible for such a variance include roads, sidewalks, bikeways, water and sewer systems, stormwater conveyance and impoundment systems, telecommunication lines, or gas and electric distribution and transmission systems. Linear Infrastructure Variances are limited to public infrastructure. By their nature, such systems cover significant amounts of land. On occasion, that land may be environmentally sensitive. The ongoing maintenance and provision of public infrastructure is a public good. Within defined parameters, a Linear Infrastructure Variance may allow limited intrusion into an environmental feature to provide or maintain public infrastructure.

Project Details

• Describe the request and the need for the variance.
• Describe the impacts to environmental features.
• Describe other alternatives and why they are not feasible.
• Describe the mitigation proposed.
• Provide a cost/benefit analysis.

Submittal Requirements

• An NFI must be approved first.
• The EIA must evaluate other feasible alternatives and determine appropriate mitigation.

Review

• Applications impacting less than or equal to two acres of development activity are reviewed by staff.
• Applications impacting more than two acres of development activity are reviewed by the City Commission.
• A Linear Infrastructure Variance may be approved if an applicant demonstrates that all practical alternatives have been evaluated, that the public sector project cannot practically be completed within the 5% threshold, that the project cannot be redesigned to avoid impacting the conservation or preservation area, that the applicant satisfactorily demonstrates that impacts to the conservation or preservation areas are minimized, and that adequate mitigation will be provided which results in a net environmental benefit.

Approval

• Depending on the size of the environmental feature that is impacted, applications are reviewed by either staff (< 2 acres) or the City Commission (> 2 acres).
• The applicant will be notified when the application is approved and the executed document will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

Staff decisions may be appealed to the Environmental Board. The decisions of the environmental board shall be final, subject to such legal remedy as any aggrieved party might have.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

After the environmental features are identified in the Natural Features Inventory (NFI), then the EIA examines how you’re going to design the project in a manner that is consistent with the Tallahassee Land Development Code’s (TLDC) standards. If the NFI concludes that there are no environmental resources on the site, then an EIA isn’t required. Conversely, if the NFI does conclude that there are environmental resources on the site, then an EIA is required. Whether there is a need for an EIA is dictated by the conclusions in the NFI.

Project Details

An EIA must be approved by the Growth Management Department for any project that contains preservation or conservation areas. An EIA must be submitted after approval of the natural features inventory and must be submitted concurrently with a PUD concept plan, site plan or subdivision application. An EIA will not be accepted unless a natural features inventory has been approved by the Growth Management Department. For projects not required to submit a PUD concept plan, site plan, or subdivision application, an EIA application must be submitted as a stand-alone application. In all cases, an EIA must be approved prior to permit application. Sites that receive an exemption from submitting a natural features inventory will also be exempt from submitting an EIA.

Submittal Requirements

The EIA application must contain the necessary narrative and graphic information to evaluate the impact of the proposed development activity on all conservation and preservation areas that were identified in the natural features inventory. An EIA provides an overlay of the proposed development activity and an analysis of its impact on the conservation or preservation areas identified in the natural features inventory. An EIA must be based on standard scientific, engineering or environmental practices and at a minimum must address the following:

• A project narrative describing the scope of work.
• An environmental impact analysis overlay is a plan sheet or series of plan sheets that show both the boundaries of the conservation and preservation areas and the proposed development activity.
• The site plan or plan sheets should include: a.) Boundary delineation of all conservation or preservation areas; b.) Labeled conservation easements; c.) Location of all protected trees; d.) A drainage basin map; and e.) Typical site plan information, including contours, existing and proposed improvements, existing and proposed utilities, including electrical services, etc.
• An EIA describes and quantifies the project's impact from the proposed development activities on the natural features identified in the natural features inventory. This narrative must also discuss and quantify how the project has complied with the development standards and guidelines found in the Tallahassee Land Development Code.
• A mitigation narrative describes the measures taken to prevent or mitigate the adverse effects of the proposed development on the conservation and preservation areas identified in the natural features inventory.
• Supporting information can include drainage calculations, soil borings, geotechnical information, retaining wall designs, photographs, other environmental narratives, wetland hydrocycle information, habitat management plans for listed species, vegetation management plans, canopy road tree protection zone impact analysis and mitigation plan, etc.
• Other environmental narratives, habitat conservation/management plans or vegetation management plans.
• A habitat conservation/management plan is required for development activity that affects listed species. Identify the location of any known threatened, endangered or species of special concern on all plan sheets.
• Vegetation management plans are required when an applicant desires to selectively remove or manage vegetation in any conservation area.
• A canopy road tree protection zone impact analysis and mitigation plan is required when impact is proposed within the canopy road tree protection zone. Review by the canopy roads citizen committee is required.
• The Growth Management Director may require additional technical information to demonstrate that the proposed development meets the development standards in the Tallahassee Land Development Code.

Review

The Tallahassee Land Development Code notes that the review time for EIAs is equal to the review time frame established for site plan or subdivision applications. If an EIA is not part of a site plan or subdivision application, the TLDC notes that the staff review must occur within 30 calendar days after submittal of a complete application. However, the Growth Management Department’s fast tracking timeframe is 15 work days for a new EIA and 7 work days for a resubmitted EIA.

Approval

The applicant will be notified when the EIA is approved and the approved documents will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

An environmental impact analysis is not a development order or development permit, as defined in §163.3164, Florida Statutes. Therefore, the relief provisions applicable to development orders or permits in §163.3215, Florida Statutes are not applicable to an environmental impact analysis. However, if an environmental impact analysis was approved as part of a site plan or subdivision application, the appeal provisions available for site plan or subdivision applications apply.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

The EMP provides the detailed analysis of protected trees, stormwater management, site grading, erosion and sediment controls, and landscaping. The Natural Features Inventory provided an inventory of the environmental resources at the project, and the Environmental Impact Analysis examined how the project would be designed consistent with the Tallahassee Land Development Code’s (TLDC) standards. The EMP then takes the final step by documenting specific, detailed mitigation for regulated features, protected trees, and other requirements of the Tallahassee Land Development Code. As a practical matter, the EMP results in detailed construction drawings that both protect environmental resources and serve as the basis for the site disturbance and building permit.

There are 5 different types of EMPs, as summarized below. Generally, which type of EMP is appropriate for a specific project is a function of the stormwater demand that the project will create.

• A Standard Form EMP applies to projects that involve the construction or modification of a pond. EMPs for road projects use the standard form Roadway and usually do not involve a parcel, but existing public right-of-ways.
• A Minor Permit EMP (also known as a “Short Form B High”) applies to a project that is in a Planned Unit Development that already has reserved stormwater capacity.
• A Land Disturbance Only EMP (also known as a “Short Form B Low”) applies to a project which does not change the characteristics of stormwater runoff. For example, a project which only involves changing a grass area to landscaping would qualify for this type of EMP.
• An Amendment EMP, as the name implies, applies to a project that already has an EMP, but a change is being requested.
• A General Permit EMP applies to only government entities and private utilities, is very narrow in scope, does not allow work in conservation areas, and does not allow the removal of trees.

Project Details

The prerequisites for an EMP are the Land Use Compliance Certificate, the Natural Features Inventory, the Environmental Impact Assessment, and the site plan or subdivision. Either an EMP or an Environmental Permit Waiver must be obtained prior to the issuance of building permits.

Submittal Requirements

An EMP application consists of three components, including stormwater, landscaping, and tree removal. Most applications for an EMP will contain all three components. However, depending on the characteristics of each property and the proposed development activity, some applications may only contain one or two components. Submittal requirements for each component are highlighted below.

• Stormwater management component - There are two requirements. First, projects with either no significant change in stormwater runoff characteristics or projects with an existing stormwater facility must provide the submittal information listed at Sec. 5-56(c)(1)a., TLDC. Second, projects that either modify an existing stormwater facility or build a new facility must provide the submittal information listed at Sec. 5-56(c)(1)b., TLDC.
• Landscape component - A landscape plan must be submitted with the EMP application for any project requiring landscaping and must include the submittal information listed at Sec. 5-56(c)(2), TLDC.
• Tree removal component - There are two requirements. First, an EMP application for removal of trees and vegetation in the canopy road tree protection zone is reviewed by both staff and the Canopy Road Citizen’s Committee. It must provide the supporting documentation identified by Sec. 5-56(c)(3)a., TLDC. Second, an EMP application for removal of trees outside the canopy road tree protection zone is reviewed by staff and must include the supporting documentation identified by Sec. 5-56(c)(3)b., TLDC.
• Engineering Certification of submittals in accordance with Sec. 5-59, TLDC.

Review

The EMP review deadline per the Tallahassee Land Development Code is 7 work days for projects that do not include construction of a stormwater management facility and 20 work days for projects that either construct or modify such facilities. However, the Growth Management Department’s fast track review timeframes are 7 work days for a minor EMP, 15 work days for a standard EMP (with stormwater), and 7 work days for an EMP resubmittal.

Approval

The applicant will be notified when the EMP is approved and the approved documents will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

The Tallahassee Land Development Code does not establish an appeal process for EMPs. However, any relief available under other applicable laws, including §163.3215, F.S. is available.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

Review

The EMP review deadline per the Tallahassee Land Development Code is 7 work days for projects that do not include construction of a stormwater management facility and 20 work days for projects that either construct or modify such facilities. However, the Growth Management Department’s fast track review timeframes are 7 work days for a minor EMP, 15 work days for a standard EMP (with stormwater), and 7 work days for an EMP resubmittal.

Approval

The applicant will be notified when the EMP is approved and the approved documents will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

The Tallahassee Land Development Code does not establish an appeal process for EMPs. However, any relief available under other applicable laws, including §163.3215, F.S. is available.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

Review

The EMP review deadline per the Tallahassee Land Development Code is 7 work days for projects that do not include construction of a stormwater management facility and 20 work days for projects that either construct or modify such facilities. However, the Growth Management Department’s fast track review timeframes are 7 work days for a minor EMP, 15 work days for a standard EMP (with stormwater), and 7 work days for an EMP resubmittal.

Approval

The applicant will be notified when the EMP is approved and the approved documents will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

The Tallahassee Land Development Code does not establish an appeal process for EMPs. However, any relief available under other applicable laws, including §163.3215, F.S. is available.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

Project Details

Sec. 5-56(e) notes that "Substantial changes, including significant increases in impervious area, changes in intended land use, modification of stormwater management systems, any change that constitutes a major modification to a site plan or subdivision, new phases of development, or other additions, shall not be treated as amendments, but shall require a new permit application."

Review

Sec. 5-56(e), TLDC, notes that "Review time for any changes to plans approved for a permitted site shall be the same as specified for the review of a new application." The EMP review deadline per the Tallahassee Land Development Code is 7 work days for projects that do not include construction of a stormwater management facility and 20 work days for projects that either construct or modify such facilities. However, the Growth Management Department’s fast track review timeframes are 7 work days for a minor EMP, 15 work days for a standard EMP (with stormwater), and 7 work days for an EMP resubmittal.

Approval

The applicant will be notified when the EMP is approved and the approved documents will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

The Tallahassee Land Development Code does not establish an appeal process for EMPs. However, any relief available under other applicable laws, including §163.3215, F.S. is available.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

Review

The EMP review deadline per the Tallahassee Land Development Code is 7 work days for projects that do not include construction of a stormwater management facility and 20 work days for projects that either construct or modify such facilities. However, the Growth Management Department’s fast track review timeframes are 7 work days for a minor EMP, 15 work days for a standard EMP (with stormwater), and 7 work days for an EMP resubmittal.

Approval

The applicant will be notified when the EMP is approved and the approved documents will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

The Tallahassee Land Development Code does not establish an appeal process for EMPs. However, any relief available under other applicable laws, including §163.3215, F.S. is available.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

An Environmental Permit Waiver is a document that formally acknowledges that an applicant’s project does not require an environmental permit. For example, building a canopy over an existing, paved gas island would be eligible for an Environmental Permit Waiver. Generally, work that does not damage a tree, impact a conservation or preservation area, and disturbs less than 1,000 square feet of the ground surface is eligible for a permit waiver.

Project Details

• Land Use Compliance Certificate
• Other prerequisites for an Environmental Permit Waiver would depend on the scope of the project. An Environmental Permit Waiver must be obtained prior to the issuance of building permits.

Submittal Requirements

• Completed application
• Owner’s affidavit
• Site plan
• Color documents as may be required
• Land Use Compliance Certificate
• Description of work

Review

Staff review completed within seven working days of receiving a complete application.

Approval

The applicant will be notified when the permit application is approved and the approved plans and permit placard will be uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

None

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

A Flood Zone Determination provides a written response confirming a particular parcel’s flood zone designation.

Project Details

There are no prerequisites for a Flood Zone Determination.

Submittal Requirements

To determine if your property is in a flood zone, please complete the online application to submit the request narrative and applicable fee to the Growth Management Department, Land Use and Environmental Services Division. The request narrative should include the tax parcel identification number and address of the subject property.

Review

The determination process takes approximately 3 to 5 working days. If you have any questions, please call the Land Use and Environmental Services Division at 891-7100.

Approval

The applicant will be notified when the flood zone determination letter is approved and uploaded into ePlan Review in a .pdf file for the applicant to download.

Appeals

Not applicable

While an environmental management permit addresses (among other things) how a stormwater facility will be constructed, the stormwater operating permit regulates how a stormwater facility will be operated and maintained.

Project Details

The stormwater operating permit is required near the end of the development process. The site plan or subdivision would already be approved, and all environmental documents (including the environmental management permit) would already be issued. In reliance on the EMP, the stormwater facility would be constructed. Stormwater operating permits are required prior to final inspection and post-construction certification of the stormwater facility.

Submittal Requirements

• A property parcel map showing the location and tax parcel numbers of each parcel for which an owner is required to either obtain an operating permit or maintain membership in a stormwater management facility property owners' association.
• If the permit is to be issued to an individual or entity other than a stormwater management facility property owners' association, a listing of the names and addresses of all applicants with cross-references to the property parcel map identifying every parcel owned by each applicant.
• If the permit is to be issued to a stormwater management facility property owners' association, a copy of the articles of incorporation and pertinent bylaws; a list of the names, addresses, and telephone numbers of all association members and officers; and a certificate of good standing for the association, issued by the Florida Secretary of State evidencing the formal establishment of the association.
• A narrative description of the facilities to be permitted. Multiple facilities which were constructed under a single environmental management permit may be permitted by the city under one operating permit, as practical.
• A general location map which indicates the relative location in the city and in the watershed of the facilities to be permitted, the property tax parcel numbers, and the names and addresses of the current owners of all parcels on which facilities are located, the limits of the drainage basin contributing to the facilities and the number of acres contributing runoff to each of the facilities.
• Information regarding operating capacities of the facilities, demonstrating that such capacities are not greater than those specified in the application for an environmental management permit unless approved design modifications were made in which event new calculations shall be provided.
• An operation and maintenance plan, including identification of an individual who shall be designated facility operator, and who shall be responsible for the day-to-day operation, maintenance and management of the facilities. The address and telephone number of the facility operator shall be provided. The plan shall clearly define how funding and supervision is to be provided and shall include an acceptable operation and maintenance outline specifying operating procedures and possible required facility adjustment, routine intermittent and annual maintenance including exercising of valves, cleaning of weirs and trash racks, mowing, dredging, replacing filter media and underdrains as applicable, and all other activities required to ensure that the facility performs as designed. Such an outline must include estimates of equipment required, man hours and crew size, schedules and an estimate of long term annual cost.
• Engineering Certification of submittals in accordance with TLDC Section 5-59.

Review

Operating permits must be renewed every three years, and renewal applications must be filed at least three months, but not more than six months, prior to expiration of the permit. Renewal of the permit is approved if each of the conditions listed below are met.

• Inspection by the director, or sampling at the facility, confirms that all components are in good working order, that the facility is free of debris or excessive sediment deposits and is well stabilized, and that the facility is meeting or exceeding the design performance criteria specified in the environmental management permit and the TLDC.
• If the operating permit being renewed was issued to an individual or entity other than a stormwater management facility property owners' association, the applicant submits updated records providing the names and addresses of current property owners who are required to maintain an operating permit under this ordinance.
• If the operating permit being renewed was issued to a stormwater management facility property owners' association, the applicant provides a current list of the names, addresses and telephone numbers of all association members, the names of all association officers, any changes made in the association bylaws subsequent to issuance of the previous operating permits, and a current certificate of good standing for the association issued by the Florida Secretary of State.
• The applicant provides the name, address and telephone number of the individual responsible for day-to-day operation, maintenance and management of the facility and who shall be designated as facility operator.
• The applicant presents up-to-date stormwater facility capacity accounting records if maintenance of such records is required by the TLDC.
• The applicant agrees to make such modifications, improvements, or operation or maintenance changes necessary to meet the requirements of the TLDC.

Approval

The applicant will be notified when the stormwater operating permit is approved and available for download as a .pdf file in ePlan Review.

Appeals

Not applicable.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions

How the potential removal of a tree is regulated depends on whether the overall development project requires an environmental management permit (EMP). If a project requires an EMP and proposes tree removal, then the tree removal would be an added component of the EMP. If a project does not require an EMP and proposes tree removal, then the property owner must apply for a tree permit. No more than 10 trees may be removed through a tree permit.

The City’s tree preservation ordinance defines protected trees according to both their species and size. That ordinance defines several reasons a protected tree might be approved for removal, including if it resolves a safety hazard, If it prevents the disruption of public services, if it would prevent the spread of disease or pests, if it would be consistent with good forestry practices, if it would assure a reasonable use of the property, and if it is needed for the construction of essential improvements.

The TLDC manages tree removal through a system of credits and debits. Credits are allowed for trees that are preserved or planted, while debits are assessed for trees that are removed. Tree credits and tree debits represent the planting or preservation versus the taking of a tree. Removal of protected trees requires compensation. Tree compensation is determined using tree debits and tree credits. Debits cannot be greater than credits. A tree permit documents the required debits and credits and defines the approved scope of tree removal.

Project Details

• Potential tree removal at larger projects will be addressed through the EMP. Therefore, stand alone tree permits would typically be requested by smaller projects, or existing sites without new development that are requesting the removal of a tree.
• The key project information that must be provided includes a site map with the tree location(s), the tree species, the tree size, the number of trees proposed for removal, and the compensation method.

Submittal Requirements

Completed tree permit application form.

Review

Tree permits are reviewed by staff, who strictly follow the standards in the adopted tree preservation ordinance.

Approval

The applicant will be notified when the tree permit is approved and available for download from the ePlan Review in a .pdf file.

Appeals

Not applicable.

Information Sheets and Checklists

Document Submission Requirements and Naming Conventions