Environmental Management Permit
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 already has reserved stormwater capacity, such as a Planned Unit Development and some redevelopment.
- 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 minor 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 protected trees.
Project Details
The prerequisites for an EMP are (as applicable) the Land Use Compliance Certificate, the Natural Features Inventory, the Environmental Impact Analysis, 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 - 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 - 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.
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.
Activity Request
Activity done under the General Permit should be reviewed to confirm General Permit applicability by Growth Management prior to construction commencement. Please notify the COT GM Engineer before applying for an activity request. A completed activity request form and plans should be emailed to us for acceptance before construction.
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
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