Page:John Nolen--New ideals in the planning of cities.djvu/99

CITIES, TOWNS AND VILLAGES erty. These restrictions or "safeguards" are often placed for a period of twenty-five years or more, with the right of renewal subject to the assent of the owners. But can we depend entirely upon the knowledge, skill, and motive of the owner or operator to subdivide the land and place the restrictions? At best, his action is uncertain. It is applied only in spots, often spasmodically, and even when most "public-spirited," as we say, it is not always intelligent. Again, his chief motive must be profit. He cannot reasonably be expected to have consistent and permanent concern either for the results of his methods upon the future occupants of the property or upon the general public. Then, may we not add, he does not always know what is best; and if he did, not owning or controlling all the property of the city or town, or even a large percentage of it, he would not be able to make his knowledge effective. Furthermore, he has only the power of a private citizen.

There are, of course, technical problems involved in land subdivision, and their solution requires skill and experience. Furthermore, these problems of land subdivision are related to still wider and more difficult technical problems of city planning, city building, maintenance, and administration, all requiring still greater skill, knowledge, and experience.

Land subdivision, as the term is used by landscape architects and engineers, determines the location and width of streets, roads, alleys, and other open spaces; the location, depth and length of blocks; the location of lot lines, and other physical features. When the subdivision is made upon the Initiative of the real estate operator, and sometimes when it is made upon the initiative of public authority, it determines also building lines, restrictions, and conditions of development.