Philadelphia Environmental Review Process - Steps

Environmental Protection Pennsylvania 3 Minutes Read ยท published February 05, 2026 Flag of Pennsylvania

In Philadelphia, Pennsylvania, projects that affect land, stormwater, or public health commonly trigger a municipal environmental review before construction or permit issuance. This guide explains the typical steps, the city offices involved, how to prepare submissions, and where to find official applications and contacts to begin a review in Philadelphia.

Step-by-step process

Most environmental reviews in Philadelphia begin with pre-application screening by the City Planning Commission to identify zoning and environmental requirements. Submit project plans and siting information to the City Planning Commission early to confirm required studies and permits. City Planning Commission[1]

  • Pre-application meeting with Planning to define scope and required studies.
  • Complete any required environmental assessments and documentation.
  • Submit land development or zoning applications as directed by Planning.
Start early: preliminary meetings reduce surprises later.

Stormwater, sewer, and green infrastructure reviews are handled by the Philadelphia Water Department; projects that change impervious cover or modify drainage must get stormwater approval before certain permits are issued. See Philadelphia Water Department guidance for submission requirements and plan review steps. Philadelphia Water Department - Stormwater[2]

  • Prepare stormwater management plans and GSI details for PWD review.
  • Coordinate scheduling for inspections tied to stormwater installations.

All building, demolition, and trade permits are processed by the Department of Licenses and Inspections (L&I). L&I issues permits only after required reviews (Planning, PWD, and other agencies) are completed and any conditions are met. Find permit types and submission portals on the L&I permits page. L&I Permits[3]

  • Apply for building, demolition, or specialty permits via the L&I portal.
  • Schedule required inspections through L&I after permit issuance.
  • Pay permit fees and plan-review fees as required by L&I.
Many projects require coordinated sign-offs from Planning, PWD, and L&I before work can start.

Penalties & Enforcement

Enforcement for environmental, stormwater, and permit violations is performed by the department with jurisdiction (commonly L&I for permits and PWD for stormwater noncompliance). Specific fine amounts and per-day penalties are not specified on the cited city pages; the city pages note enforcement authority and remedial actions but do not list fixed monetary schedules on those landing pages cited above.[3]

  • Fines: not specified on the cited page.
  • Escalation: pages do not list a detailed first/repeat/continuing offence table; see the enforcing department for specifics.
  • Non-monetary sanctions: stop-work orders, remediation directives, permit suspension or revocation, and referral to court are described as possible enforcement actions.
  • Enforcers and inspections: L&I and PWD conduct inspections and accept complaints via their official contact pages.
If enforcement action is taken, comply promptly and follow the department appeal instructions to avoid added penalties.

Applications & Forms

Common submissions include planning pre-application materials, stormwater management plans for PWD review, and permit applications through L&I. Specific form names or numeric form identifiers are not always posted on the general guidance pages; detailed application PDFs and online portals are available through each department's webpages cited above.[1]

FAQ

What projects need an environmental review?
Projects that alter land use, increase impervious surface, or affect stormwater/wastewater systems typically require review by Planning, PWD, or both.
How long does review take?
Review durations vary by project complexity and required inter-agency coordination; specific turnaround times are not specified on the cited landing pages.
Can I appeal a decision?
Appeals or administrative reviews follow the issuing department's procedures; contact L&I or Planning for appeal steps and time limits.

How-To

  1. Identify project scope and potential environmental triggers (zoning change, increased impervious area, demolition).
  2. Request a pre-application meeting with the City Planning Commission to confirm required reviews and studies.
  3. Prepare stormwater and site plans and submit to the Philadelphia Water Department for plan review if drainage or sewer impacts exist.
  4. Submit building, demolition, or trade permit applications through L&I after obtaining necessary agency sign-offs.
  5. Respond to review comments, schedule inspections, and obtain final approvals before starting construction.

Key Takeaways

  • Early coordination with Planning and PWD reduces delays.
  • Obtain all required permits from L&I before work begins.

Help and Support / Resources

  1. [1] City of Philadelphia - City Planning Commission
  2. [2] City of Philadelphia - Philadelphia Water Department: Wastewater and Stormwater
  3. [3] City of Philadelphia - Department of Licenses and Inspections: Permits

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