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   1117.01 INTENT.
   Planning criteria are herein established as fundamental principles and each are to be applied with professional skill in the planning, subdividing and resubdividing the land so as to achieve, among others, the following purposes:
   (a)    To provide for the planning of attractive and harmonious neighborhoods, to take advantage of the topography and natural features; and
   (b)    To relate the planning of neighborhoods to a pedestrian and vehicular circulation system, to implement the Street Plan, to provide convenient and safe local streets; and
   (c)    To provide quiet neighborhoods - to plan a common green area network where desired - under all types of neighborhood planning; however, each lot shall form a functional building site; and
   (d)    To provide for the implementation of the community facilities plan by reserving and acquiring sites for public uses; and
   (e)    To provide for planned unit industrial subdivisions by the application of the same basic planning criteria; and
   (f)    To provide for the coordination of planning and division of land in connection with planned development areas, where buildings are included, and to carry out the objectives of the Master Plan.
      (Ord. 69-38. Passed 4-20-70.)
   1117.02 LAND PLANNING.
   Land developments shall be planned to take advantage of the topography of the land in order to utilize the natural contours, to economize in the construction of drainage facilities, to reduce the amount of grading and to minimize destruction of trees and topsoil. The natural features and other distinctive characteristics of the site shall be integrated into the plan to create functional variations in the neighborhoods. Detailed topographic maps shall be utilized in the land planning.
   (a)    Streets and Topography. Land which is relatively flat, or of very gentle undulations, shall be planned so that the streets follow the natural drainage courses and, insofar as possible, all building sites shall be above the street grade. On more irregular topography, streets should follow the ridges or be planned approximately parallel to contour lines and designed to avoid extensive cuts and fills.
   (b)    Natural Drainage. All developments, particularly of land of very gentle slopes, shall be designed to take advantage of natural contours so that all the land can be drained with a minimum of reshaping. Unless water courses or drainage ways are enclosed, the plan shall be adjusted so that rear lot lines, or areas held as public or private common land, shall be approximately parallel to the natural or straightened water course, and only where such a plan is not practical, may side lot lines be arranged parallel to an open drainage course. Easements for drainage ways and low-lying areas which are subject to flooding may be included as part of a lot but shall not be utilized as a building site or included in calculation of required lot area or width.
   (c)    Natural Features. Natural features, irregularities, changes in level, brooks, hills and other focal points within the site, and distant views outside the subdivision shall be coordinated with the design to obtain natural variety and interest in each neighborhood and the most attractive building sites and views possible. Trees, topsoil and other natural resources shall be preserved and utilized in the development of the subdivision. Certain required dimensions may be adjusted to preserve such features when approved in accordance with the provisions of the Subdivision Regulations and Zoning Code.
      (Ord. 69-38. Passed 4-20-70.)
   1117.03 STREETS.
   Streets shall be designed to implement the Street Plan, to be in accord with the functions served as classified in Section 1113.21 and to be related to the use of abutting land. Furthermore, streets shall be designed to comply with planning criteria as follows:
   (a)    Arterial Street System. The arterial street system shall be planned in compliance with the duly adopted Street Plan, and unless shown otherwise on the Plan, arterial streets shall be planned for continuation of existing streets in the system and at the same width, or at greater width in accordance with adopted standards. Access to arterial streets shall be controlled in the interest of public safety and to maintain the design capacity of the street system. Arterial streets should be planned to have a minimum distance of 600 to 800 feet between intersections. Access driveways to developments between intersecting streets should be regulated insofar as possible to one driveway at intervals of 200 feet by combining the access to several developments or by other means.
   (b)    Collector Street System. Collector streets connect the local residential street system and the main highway and should be oriented to one or more focal points of traffic generation. They should be planned for continuity and will normally contain a relatively large number of intersections with local streets.
   (c)    Relation to Residential Developments. Wherever a one-family residential development abuts an arterial street, the Planning and Zoning Commission may, in order to protect residential property from the movements of heavy traffic and to control intersections with arterial streets, require:
      (1)    Marginal streets parallel to the arterial street; or
      (2)    Reverse frontage lots between an arterial street and a parallel local street with screen planting located in a nonaccess reservation along the right-of- way line of the arterial street; or
      (3)    The fronting of lots with extra width on perpendicular local streets; or
      (4)    Lots with extra depth fronting on the arterial street with access provided by combined driveways.
   (d)    Right-of-Way Widths. The right of way for arterial streets shall be determined by the Commission but in no case shall the right of way be less than eighty feet. The right of way for collector streets shall be not less than seventy feet.
      (Ord. 69-38. Passed 4-20-70.)
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