Duluth UDC § 712.05

a. The Planning and Development Director shall review all applications and supporting data and take one of the following actions: approve, approve with conditions or deny. b. The issuance of a tree removal permit does not authorize any development activity until such time as an appropriate development plan approval is granted and a permit is issued pursuant to Section 1111 Land Disturbance Permits in Article 11. c. Tree removal and replacement shall begin no later than 180 days after issuance of the tree removal permit and shall be completed no later than two years after the issuance of the permit. The Planning and Development Director may refuse to issue any permit for tree removal until the submission of all development plans and receipt of other evidence satisfactory to the Director that there is a reasonable certainty that the development activity is imminent. One renewal of a permit at no additional fee shall be granted if a reasonable request is made. d. No Certificate of Occupancy shall be issued until all requirements of the tree planting have been satisfactorily completed or an acceptable performance guarantee has been approved (see Section 1130 Performance Guarantee of Article 11).