[Amended 9-26-1977 by Ord. No. 727]
A. All portions of a tract being subdivided shall be taken
up in lots, streets, public lands or other proposed uses so that remnants
and landlocked areas shall not be created.
B. Reserve strips controlling access to lots, public rights
of way, public lands or adjacent private lands are prohibited unless their
control is definitely placed in the Borough under conditions approved by the
Planning Commission.
C. In general, lot lines shall follow Borough boundary lines,
rather than cross them.
D. Whenever possible, developers shall preserve trees, groves,
waterways, scenic points, historic spots, and other community assets and landmarks.
E. Subdivisions shall be laid out so as to avoid the necessity
for excessive cut or fill unless specifically warranted by terrain or location.
F. Land subject to flooding or other hazards to life, health,
or property and land deemed to be topographically unsuitable shall not be
platted for residential occupancy or for such other uses as may increase danger
to health, life, or property or aggravate erosion or flood hazard until all
such hazards have been eliminated or unless adequate safeguards against such
hazards are provided by the final plans. Such land within a subdivision or
land development shall be set aside on the plan for uses that shall not be
endangered by periodic or occasional inundation or shall not produce unsatisfactory
living conditions.
G. The one-hundred-year floodplain, as defined and delineated in Chapter
465, of the Borough of Morrisville shall be used as a guide for the determining the occurrence of flooding on the property. The Floodway Boundary and Floodway Map and the flood profiles which accompany Chapter
465, Zoning, shall be used for engineering purposes to determine the extent of flooding on the property.
H. All new construction, and substantial improvements to
existing buildings located within the one-hundred-year floodplain shall be
constructed to minimize or eliminate flood damage and designed to prevent
flotation, collapse or lateral movement.
I. When a watercourse is to be altered or relocated as a
result of any development activity, the developer shall notify, by certified
mail all adjacent communities and the State Coordinating Office of such activities
prior to any such alteration or relocation, and shall submit copies of the
notification to the Federal Insurance Administrator. The developer shall also
assure the Borough in writing, that the flood carrying capacity of the altered
portion of the watercourse will be maintained.
J. Utilities shall be resistant to flooding. Water and sewer
systems shall be designed to minimize the infiltration of flood waters into
the systems and to prevent discharges of wastes into the flood waters.
[Amended 6-8-1993 by Ord. No. 863]
A. General requirements.
(1) Grade changes and excavations shall not encroach upon
the tree protection zone.
(2) No toxic materials shall be stored within 100 feet of
a tree protection zone, including petroleum based and/or derived products.
(3) The area within the TPZ shall not be built upon, nor
shall any materials be stored there either temporarily or permanently. Vehicles
and equipment shall not be parked in the TPZ.
(4) When tree stumps are located within 10 feet of the tree
protection zone, the stumps shall be removed by means of a stump grinder to
minimize the effect on surrounding root systems.
(5) Tree roots which must be severed shall be cut by a backhoe
or similar equipment aligned radially to the tree. This method reduces the
lateral movement of the roots during excavation, which if done by other methods
could damage the intertwined roots of adjacent trees.
(6) Within four hours of any severance of roots, all tree
roots that have been exposed and/or damaged shall be trimmed cleanly and covered
temporarily with moist peat moss, moist burlap or other moist biodegradable
material to keep them from drying out until permanent cover can be installed.
(7) Sediment, retention and detention basins shall not discharge
into the tree protection zone.
(8) Sediment, retention and detention basins shall not be
located within the tree protection zone.
B. The tree protection zone. Prior to construction the tree
protection zone shall be delineated by the following methods:
(1) The tree protection zone that is delineated on the site
prior to construction shall conform to the approved development plans.
(2) All trees scheduled to remain shall be marked; where
groups of trees exist, only the trees on the edge need to be marked.
(3) A forty-eight-inch high wooden snow fence mounted on
steel posts, located eight feet on center, shall be placed along the boundary
of the tree protection zone.
(4) In addition to the tree protection zone, trees may be
left standing as protection between the trunks of the trees to be retained
and the limits of grading. When additional trees are used as protection, the
tree protection zone on the approved plan shall be marked in the field so
that the additional buffer area is delineated. When this method of protection
is used, these additional trees shall be removed at the time of completion
of the project.
(5) When the wooden snow fence has been installed, it shall
be inspected and approved by the municipal arborist prior to commencing clearing
and further construction; the fencing along the tree protection zone shall
be maintained until all work/construction has been completed; any damage to
the protective fencing shall be replaced and repaired before further construction
shall begin.
(6) Trees being removed shall not be felled, pushed or pulled
into a tree protection zone or into trees that are to be retained.
C. Retaining walls.
(1) When the original grade can not be retained at the tree
protection zone line, a retaining wall shall be constructed outside of the
tree protection zone.
(2) The retaining wall shall be designed to comply with the
municipal standards for retaining walls.
(3) In addition, the following methods shall be used to ensure
survival of the tree.
(a) The top of the wall shall be four inches above the finished
grade line.
(b) The wall shall be constructed of large stones, brick,
building tile, concrete blocks or treated woodbeams not less than six inches
by six inches; a means for drainage through the wall shall be provided so
water will not accumulate on either side of the wall; weep holes shall be
required with any wall:
(c) Any severed roots as a result of excavation shall be
trimmed so that their edges are smooth and are cut back to a lateral root
if exposed.
(d) A layer of clean stone (sized three-quarter to one inch)
shall be placed one foot out from the wall to aid in drainage.
D. Pruning methods. All final cuts shall be made sufficiently
close to the trunk or parent limb but without cutting into the branch collar
or leaving a protruding stub, according to the National Arborist Association
Standards. All necessary pruning cuts must be made to prevent bark from being
torn from the tree and to facilitate rapid healing. Flush cuts are unacceptable.
E. Fertilization methods.
(1) All trees which have experienced any disturbance or have
had damages to the roots or branches shall be fertilized.
(2) Trees shall be fertilized in early fall (September-October)
or mid-spring (April-May). Fall applications are preferred.
(3) Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at the rates given in Subsection
E(5) below. A minimum of 1,000 square feet per tree will receive fertilization.
(4) Fertilizer grade shall have approximately three parts
nitrogen to one part phosphorus and potassium (3-1-1 ratio).
(5) Fertilizer shall be applied at a rate equivalent to one
pound nitrogen per 1,000 square feet.
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Example:
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How much 20-8-8 fertilizer needed to apply 1 pound nitrogen over 1,000
square feet
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Need 1 pound nitrogen
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0.20
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x =
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1
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x =
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1
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20
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x =
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5 pounds
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5 pounds 20-8-8 should be broadcast over a 1,000 square foot area.
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F. Trenching and tunnelling.
(1) If there is no alternative but to locate a utility line
through a TPZ, tunnelling shall be used instead of trenching, except where
in the opinion of the municipal arborist, survival of the tree would not be
affected by either method. The municipal arborist shall determine the most
desirable location for the utility line.
(2) Trenches shall be filled as soon as possible, and tamped
lightly to avoid air spaces.