Urban Planning Portfolio by Tunazzina Binte Alam

URBAN PLANNING PORTFOLIO TUNAZZINA BINTE ALAM | 2020

EDUCATION

May 2020

The University of Iowa, Iowa City, IA

Dec 2019

American Institute of Indian Studies, India

Master of Science in Urban and Regional Planning Graduate Certificate in Transportation Studies Study Abroad Program: Sustainable Development: The Kerala Experience

May 2017

Khulna University of Engineering & Technology, Bangladesh

Bachelor of in Urban and Regional Planning PLANNING EXPERIENCE

Tunazzina Binte Alam tunazzina.alam@gmail.com

May 2020

Tama 2040 Comprehensive Plan, Tama, IA

May 2019

North Liberty Civic Corridor Plan, North Liberty, IA

May 2019

North Liberty Housing Needs Assessment, North Liberty, IA

WORK EXPERIENCE

+1 (319) 400-9446 linkedin.com/in/tunazzina-binte-alam/

The University of Iowa, Iowa City, IA

Jan 2019 – May 2020 Aug 2019 – Dec 2019 Jun 2019 – Aug 2019

Make no little plans; they have no magic to stir men's blood.

Graduate Research Assistant (School of Urban and Regional Planning) Graduate Assistant (Career Services Office) City of Iowa City, Iowa City, IA

Intern (Neighborhood and Development Services Department) Technical University of Dresden, Dresden, Germany

Mar 2018 – Apr 2018

Research Assistant (contractual position)

Daniel Burnham AWARDS

Dec 2019

Lamplighter Study Abroad Scholarship

Oct 2019

Second Prize winner, student poster competition

APA-Iowa Chapter Conference, Iowa City, IA. May 2019

Graduate College Summer Fellowship

The University of Iowa

CONTENT 01

URBAN PLANNING PROJECTS Tama 2040 Comprehensive Plan, Tama, IA North Liberty Civic Corridor Plan, North Liberty, IA

ACADEMIC WORKS FARGO 2030: Policy Recommendation for Congestion Reduction Designing a Stated Preference/Choice Survey Bus Stop Service Area Analysis: A Case study of Khulna, Bangladesh Land Use Simulation: Bondurant 2040

Spatial Analysis in Policy and Planning 03

WRITING SAMPLES POLICY MEMO: Transportation Planning And Public Health To Retaining The Planning Division Within DOT MEMO: Iowaâ&#x20AC;&#x2122;s Regulatory Framework For Land Development STAFF REPORT: Rezoning Application PZC-17-12345 of Grant Schultz

URBAN PLANNING PROJECTS Masterâ&#x20AC;&#x2122;s Capstone Project

Tama 2040 Comprehensive Plan, Tama, IA North Liberty Civic Corridor Plan, North Liberty, IA

Tama 2040 Comprehensive Plan, Tama, IA (teamwork)

Economic Development and Downtown revitalization (individual section), 2019 â&#x20AC;&#x201C; 2020 DOWNTOWN POSSIBILITIES

Spillover effect

Wayfinding

Concentration & Connectivity

Diversity of Use Tama Downtown and nearby significant locations

Tama, a community of 2,800 people, located in Central Iowa sits on the junction of Highway 30 and Highway 63. This long-term comprehensive plan will help ensure economic prosperity, particularly as the US Highway 30 expansion provides opportunities for investment and development. Economic Development chapter will provide a guideline to prepare the community to deal with both positive and negative changes in its economic health, which as a result, will initiate sustainable urban development and redevelopment strategies that promote green business growth and build upon local assets. 3,000 2,900 2,800 2,700 2,600 2,500 2,400 2,300 2,200 2,100

1950

1970

1990

2010

Current Trend Iowa Premium Beef Expansion Exponential Growth

2030

Drive time map: This map denotes areas within 5-min drive times of downtown in red, 10-min in green, and 15-min in blue.

KEY CHALLENGES

POLICY RECOMMENDATIONS Goal 1: Revitalize downtown

Objective: Build a robust downtown to serve the residents, employees, and visitors as a local commercial, business, and cultural center

Goal 2: Foster resilient and diverse economy

Objective 1.1: Guide the local economy resistant to drastic changes Objective 1.2: Support a balanced occupational mix with diverse workforce

Goal 3 Encourage community-based economic development Only dominant industry in the economy

Decreasing Youth Population

Disinvestment in Downtown

Vacant commercial buildings

Employee Shortage

KEY PARTNERS Tama-Toledo Area Chamber of Commerce, Downtown Businesses, Tama County Economic Development Commission, Building and Zoning Commission, Marshalltown Community College, city residents, Region Six Planning Commission (RPA 6).

Objective: Develop a local economy that supports its businesses

Goal 4 Use historic preservation as a tool to enhance the economy

Objective: Retain the historic and cultural characteristics of the city

Goal 5 Promote an economy that is environmentally sustainable

Objective: Achieve an environmentally sustainable economy that is resilient to changes

Goal 6 Support socially responsible economy.

Objective: Promote corporate social responsibility to engage business and employers with the community

Tama 2040 Comprehensive Plan, Tama, IA (teamwork)

Housing (individual section), 2019 – 2020

Housing has been identified as one of the major areas of focus for the City of Tama in conversations with city officials and with the public on several occasions. Scarcity of affordable housing units for residents, an increased percentage of cost-burdened (people who pay more than 35% of their income as rent) households (especially among renters), and the quality of housing units are a few of those. Housing chapter of the 2040 Comprehensive Plan will lead to the development, maintenance, and redevelopment of housing resources in Tama.

Housing requirement for 100 job increase in Tama.

QUICK FACTS ▪ 44.5% of the existing housing units were built earlier than 1939 ▪ Number of housing units has decreased in the past decade ▪ Vacancy rate has gone up ▪ Fluctuation in the housing market value ▪ Higher percentage of renter-occupied housing units ▪ Renovating existing vacant housing units can meet the local need ▪ Tama can house increase in working population ▪ Privately owned subsidized housing apartments can be a solution to housing affordability

KEY PARTNERS Tama County Economic Development Commission, Building and Zoning Commission, city residents, Region Six Planning Commission (RPA 6).

KEY CHALLENGES

Aged Housing Units

Shortage in Quality Housing Units

Lack in Diverse Housing Options

Housing Affordability

Vacant Residential Buildings

Housing options in Tama: Large-lot single family house; Small-lot single family house; Apartment buildings

Tama needs to provide housing diversity and opportunity. The effect of different age groups on the provision of housing is emphasized to address the community’s needs. Housing in Tama is closely tied to the other elements of this plan. All these features address the factors that contribute to the quality of life of residential neighborhoods of the City.

POLICY RECOMMENDATIONS Goal 1: Provide Tama with Attractive Housing stock

Objective: Increase the supply of desirable housing stock throughout the City.

Goal 2: Provide Tama with a diverse and affordable housing stock

Objective: Enable Tama residents to be able to afford and access quality housing in terms of unit sizes, housing types, levels of affordability, and locations

Tama 2040 Comprehensive Plan, Tama, IA (teamwork)

Project Poster (individually prepared)

North Liberty Civic Corridor Plan, North Liberty, IA (teamwork)

Streetscape amenities (individual section) W. CHERRY STREET CIVIC CORRIDOR FOCUS AREA PROFILE

The proposed Civic Corridor Focus Area is roughly 43.57 square acres. It is near the center of the greater North Liberty city boundary. It is about 2/3 of a mile long from west to east along W Cherry St. Our proposals reflect a reimagined area, resembling a downtown with a focus on the several existing and future civic uses located along W Cherry St.

PRIORITIES

Improve lighting distribution along Cherry St.

Create implementation program

Improve wayfinding

Guide development in a aesthetically peasant way

POLICY RECOMMENDATIONS

AREAS OF INTEREST

FINDINGS ▪ Existing sidewalk segments are not properly lit. ▪ The corridor doesn’t have enough signage for direction ▪ A long stretch of public open space without any seating arrangements

✓ Add gateway signage at the entrances to the civic corridor ✓ Follow the North Liberty, IA Code of Ordinance Chapter 169 - ZONING CODE – DEVELOPMENT REGULATIONS – 169.02 Landscaping Requirements E, F, and G ✓ Use of wood mulch instead of rocks ✓ Prohibit inorganic ground cover (rock, chip brick, synthetic turf) except in limited applications ✓ Utility improvements along W Cherry St including upgrading to LED street lighting for more cost efficiency and improved, safer lighting ✓ Identify the safe walking/bicycling routes between places where people live, work, go to school, and play

Different streetscaping options

ACADEMIC WORKS FARGO 2030: Policy Recommendation for Congestion Reduction

Designing a Stated Preference/Choice Survey Bus Stop Service Area Analysis: A Case study of Khulna, Bangladesh Land Use Simulation: Bondurant 2040 Spatial Analysis in Policy and Planning

FARGO 2030: Policy Recommendation for Congestion Reduction

2020

POLICY RECOMMENDATIONS

Investing in expanding road network in the north side of the city

Volume-Capacity Ratio

Average Congestion Speed

Adding Bus Rapid Transit Introducing (BRT) to the city transit mileage charge system COMBATING CONGESTION: TRANSPORTATION STRATEGIES FOR FARGO 2030

Total Vehicle Miles Travelled (VMT)

Fargo roadway system loaded volume and speed: Left – Highway improvement; Middle – BRT; Right – Mileage charge.

Roadway system. From left - Fargo 2020; Fargo 2030 Do Nothing

Fargo, the largest and most populous city in North Dakota, a growth center for the entire state, is the major city of Fargo-Moorhead, ND-MN Metropolitan Statistical Area (MSA) Since the mid-1980s, It has continued to expand rapidly but steadily in the south and southwest. The city's major business hub has likewise seen fast development. If Fargo continues to grow at the same rate, in the next 10 years it’ll experience a significant increase in its population creating a negative impact on the city.

KEY FINDINGS ▪ One aspect of this extra population can be the effect on transportation system including increase in number of cars resulting in an increased congestion on Fargo roads. ▪ The 2020 base scenario currently does not have any level of congestion. ▪ When a new scenario 2030 Do Nothing was introduced without any catalysts, it has shown a moderate congestion situation. But that is not too critical to address. ▪ BRT can be use as an effective tool for congestion reduction in future.

Designing a Stated Preference/Choice Survey

Express Bus Service Between Des Moines and Ames, 2020 The Iowa DOT is interested in starting a pilot express bus service in the I-35 corridor between Des Moines and Ames, similar to the 380 Express service between Cedar Rapids and Iowa City. In this hypothetical scenario, as part of an Advisory Committee, I was tasked with designing a potential pilot service to obtain more detailed information about the effects of vehicle type, access, fare, and in-vehicle time on express bus use.

The following table represents the two final choice sets with actual value obtained by using randomization process of R:

ATTRIBUTES CONSIDERED 1. On-bus travel time: the time a user spends traveling from his/her origin stop to a destination in either Des Moines or Ames. 2. Fare: cost for a one-way trip from Ames to Des Moines. 3. Service frequency (headway): the time between arrivals for the bus at the travel origin Thirty-seven miles between Ames and Des Moines is not currently served by any of the two cities' public transit system authority. A choice between the two options: city bus or a coach bus must be made considering the driving time of 45 minutes, amenities provided by the two bus types, and most importantly, bus fare to introduce this new bus route. Before responding to the questionnaire, consider the fact that a similar bus service 380 Express is in operation between Cedar Rapids and Iowa City for a one-way fare of $3.5 for 28 miles.

CORRIDOR COMMUTER SURVEY (AMES AND DES MOINES, I-35) The survey is divided into four sections : 1. Current travel behavior 2. SP/SC scenarios 3. Attributes and perception towards public transport 4. Demographic information The following table is one of the 9 options from choice set that is represented on the SP/Sc scenarios of the questionnaire:

OPTIONS ✓ Option 1: a coach bus with comfortable seats compared to a city bus, has power outlets for your cell phones or laptops, and run on eco-friendly fuel (biodiesel). ✓ Option 2: a regular city bus – diesel powered, uneven ride, and acceleration. For both options, the interior, exterior and all the other options remain same. Each option will be defined in the mentioned terms: ▪ Fare per ride (one-way) ▪ Frequency of bus service ▪ Journey time (the time you spend on board in the bus) ▪ Vehicle type with picture

Bus Stop Service Area Analysis: A Case study of Khulna, Bangladesh

Second Prize, APA Iowa Chapter Student Poster Competition, 2019 This study uses three different measures of Urban Network Analysis (UNA) – new route, service area, and location allocation to identify potential bus stop locations in Khulna, Bangladesh that would create the shortest route from one end of the city to another covering most of the city commuters. WORK FLOW

Population density analysis to identify the population hotspots.

Literature review on bus stop relocation

ANALYSIS & KEY TAKEAWAYS ▪ Three-quarter of the city population does not have a bus stop within walking distance of 9 minutes. ▪ Nine stops were identified as optimal bus stop locations based on population of the nearby wards and existing road network. ▪ Based on the road type where these stops are located, a new route can be designed. Table 1: Population served by different buffer zones for analysis

Apply Urban Network Analysis (UNA) tool to locate prime bus stop locations

Table 2: Choosing the best route to travel between two stops:

POLICY RECOMMENDATIONS

Study effectiveness of incentives

Provide appropriate incentives

Develop implementation models

Doesn’t consider socioeconomic factors

Data insufficiency

LIMITATIONS ABOUT THE STUDY AREA ▪ 31 administrative wards in Khulna City Corporation Area, Bangladesh. ward no 12 – the industrial center and 20 – the commercial hub of the city are most populus amongst those. ▪ There are 19 bus stops along the 13-km route within the city corporation area.

Doesn’t consider political hinderance

Explore funding opportunities

Land Use Simulation: Bondurant 2040 (teamwork)

2019

This project evaluated three land-use scenarios of Bondurant, IA: current conditions (Bondurant 2012), existing development plans (Bondurant 2030), and potential future compact development (Bondurant 2040) and their impact on the health, safety, and welfare of Bondurant.

ANALYSIS & KEY TAKEAWAYS (continued) ✓ Energy use and household cost will reduce and service efficiency will increase. ✓ Compact development increases walk accessibility

GUIDELINES

Population Projection 2040 Households: 3,162 – 4,362 People: 9,100 – 13,000

Job Projection 2040 Low population: 4,550 – 6,825 High population: 6,500 – 9,750

Goal Parameters Population: 13,000 ± 1,000 Jobs: 9,750 ± 1,000 Walk accessibility to parks in different scenarios

From left: Base Scenario; Bondurant 2040: Comprehensive Plan Scenario; & Bondurant 2030: Compact Development Scenario.

ANALYSIS & KEY TAKEAWAYS ✓ Demography: Increase in population can be attributed to increased housing density and increased employment opportunities resulting from compact development. ✓ Employment: A healthy employment mix is necessary for future growth. ✓ Housing: Compact development can bring more housing options. ✓ Land Consumption: Introduces mix-use resulting in destinations in nearby locations.

Passenger vehicles, in miles traveled, in different scenarios.

OBJECTIVES AND ACTIONS Grow Thoughtfully In A Planned Manner ▪Preserve agricultural land ▪Identify which land to preserve using a Land Evaluation and Site Assessment ▪Obtain development rights

Promote Safe And Efficient Transportation ▪Plan compact development to reduce VMT ▪Update policies ▪Update comprehensive plan

Utilize Appropriate, Affordable Infrastructure Options ▪ Identify options ▪ Obtain and evaluate options ▪ Choose most fitting option

Spatial Analysis in Policy and Planning

2019

INVERSE DISTANCE WEIGHTING TO CALCULATE OZONE OF CITIES IN CALIFORNIA

FIRE DEPARTMENT RESPONSE TIME ANALYSIS

SPATIAL AUTOCORRECTION ANALYSIS TO IDENTIFY SIGNIFICANT LOCATIONS

CENTRALITY AND PROBABLE POPULATION MOVEMENT ANALYSIS

SPATIAL DISTRIBUTION ANALYSIS

OPTIMAL STORE LOCATION ANALYSIS

WRITING SAMPLES POLICY MEMO: Transportation Planning And Public Health To Retaining

The Planning Division Within DOT MEMO: Iowaâ&#x20AC;&#x2122;s Regulatory Framework For Land Development STAFF REPORT: Rezoning Application PZC-17-12345 of Grant Schultz

MEMO: Transportation Planning And Public Health To Retaining The Planning Division Within DOT Transportation planning plays a significant role in a state, region, or community’s apparition for its future. We are living in an era of critical thinking, and thus, a transportation planner can’t only consider transportation as a mode of getting around, but it has become an integral part of our daily life in a way that he has to think about its impact on both the human and natural environment. While motorized transportation modes have been dominating the world since the early 20th century — leading to increasing air pollution, traffic congestion and crashes, and decreasing physical activity— transportation planners nowadays are also thinking about opportunities to increase alternative transportation systems that support walking and cycling to improve health. One such example can be Transit-Oriented Development (TOD). Even though it is not a primary concern of TODs, TODs encourage physical activity by reducing drive time to and from TODs. While the U.S. transportation system has increased mobility and access to goods and services, it depends largely on automobiles, which has health consequences. It doesn’t end here, rather health costs associated with traffic crashes, air pollution, and physical inactivity add up to hospital bills each year. One of our midwestern states, Minnesota, has used access to active transportation as a key to addressing obesity and related chronic diseases in their new comprehensive plan – “Ensuring access to active transportation options.” They have incorporated public health in planning, policy-making, and practice partnerships for the last two decades and have been working towards creating and fostering environments that support both physical activities and advance health equity. Although health is not an atypical topic of discussion in transportation planning policy and making, the U.S. transportation system contributes to both physical activity and inactivity, mostly in a negative way. Researchers have found out that driving the extra mile increases the likelihood of obesity, while each kilometer walked per day reduces the risk of obesity. Walkable, bikeable

communities are associated with healthier populations. People in those communities are more physically active, experience less weight gain, have lower rates of on-site accidents, and mostly are less exposed to air pollution. From this perspective, transportation plays a key role influencing people’s health and wellbeing of a healthy community. Thus, investing in sidewalks, bikeways and other active transportation features that support physical activity can directly impact individuals’ health and a decreased health care cost. When a transit planner strategizes about a neighborhood/city/state transportation plan, the planner considers these issues thoughtfully. Merging the department with other departments, even if those are relevant, would reduce the scope of work for the transportation planner, and thus lowering the quality of work produced for the coming future. American Public Health Association (APHA), along with the Metropolitan Planning Organization (MPO), whose main domain is the transportation planning, are the major agencies that can help the state government in maintaining the existing policy recommendations. They can also help in research, future studies, and report preparation. And Larger consultancy firms, who usually works on the improvement projects along with the federal agencies, are also a key player in the field. When it ties with public health, Center for Disease Control and Prevention (CDC) and other agencies can be a great resource to continue further study on a specific area. For planning and healthcare professionals, CDC has developed a toolkit that provides a framework for city planners, project managers, public health departments, and other stakeholders to conduct Health Impact Assessments (HIAs) on proposed transportation plans and projects.

Further information on transportation and public health related topics are available at Transportation Research Board’s (TRB) TRID website. Along with that, American Public Health Association (APHA), as well as Center for Disease Control and Prevention (CDC) have resources available at the local, state, federal, and national levels. Some of the data, such as transportation-related pollution and thereby health consequences are available at EPA websites.

MEMO: Iowa’s Regulatory Framework For Land Development Continuously changing Iowa communities in shape, size, and composition, both rural towns and urban centers often strive to retain a balance between environmental, economic, and social sustainability. Planning for these changes lets communities make smarter decisions about their future. These changes can easily be backed by The Iowa Smart Planning Act, which was signed into law on April 26, 2010. The legislation, found in Iowa State Code Chapter 18B: Land Use – Smart Planning, has three components: 1. Articulates ten Iowa Smart Planning Principles for application in local comprehensive plan development and public investment decision-making, 2. Provides comprehensive planning guidance for cities and counties, and 3. Establishes the Iowa Smart Planning Task Force with various responsibilities.

The Iowa Smart Planning Act does not direct communities to a specific growth direction; instead, it requires that cities and state agencies consider Smart Planning Principles when planning and guides essential elements local plans should include. Smart Planning Act also includes a comprehensive plan, zoning regulations, and a layout map for implementation. Iowa Code Chapter 18B – Smart Planning under ‘Title I STATE SOVEREIGNTY AND MANAGEMENT’; Chapter 354 – Land Division, Chapter 368 – City Development and Chapter 414 – City Zoning under ‘Title IX - LOCAL GOVERNMENT’ all are interrelated to implement smart planning and sustainability provisions. Chapter Summary Iowa Code Chapter 18B – Smart Planning Chapter 18B consists of smart planning principles and local comprehensive planning and development guidelines. The application of these principles is intended to produce more significant economic opportunity, enhance

environmental integrity, improve public health outcomes, and safeguard Iowa’s quality of life. Smart Planning Principles: 1. Collaboration: All stakeholders, both from inside and outside the jurisdiction are encouraged to participate in planning, zoning, development, and resource management decision-making process and during the implementation of such decisions. Public entities are encouraged to develop an implementation strategy to facilitate this participation. 2. Efficiency, Transparency, and Consistency: Government entities are entitled to promote efficient, transparent, and consistent outcomes of planning, zoning, development, and resource management. All stakeholders are encouraged to share the responsibilities. 3. Clean, Renewable, and Efficient Energy: Increase in clean, renewable, and efficient energy is the preferred outcome of smart planning, zoning, development, and resource management. 4. Occupational Diversity: Diversity of employment and business opportunities should be ensured by promoting access to education and training, expanding entrepreneurial opportunities, establishing businesses in proper locations. 5. Revitalization: Established town centers and neighborhoods should be revitalized by promoting development by land conservation, historic resources protection, and pedestrian accessibility promotion. 6. Housing Diversity: All types of housing should be available near public transportation and employment centers. 7. Community Character: Activities and development should be promoted based on the character and architectural style of the community and responsive to local community values. 8. Natural Resources and Agricultural Protection: Smart planning should accentuate the protection, preservation, and restoration of natural resources, agricultural land, and cultural and historic landscapes. 9. Sustainable Design: Smart planning requires infrastructure development based on sustainable design standards. 10. Transportation Diversity: Maximized mobility, reduced congestion, fuel conservation, and air quality improvement should be considered while planning transportation options.

MEMO: Iowa’s Regulatory Framework For Land Development (continued) Local comprehensive planning and development guidelines Construction, reconstruction, renovation, mining, extraction, dredging, filling, excavation, or drilling activity or operation, division or subdivision of land and land-use change are considered as development. A municipality must consider the principles of smart planning. It should consider public participation in the plan preparation process. Objectives, policies, and programs to guide the future development of a safe, convenient, efficient, and economic infrastructure system such as educational facilities, transportation, sewer, employment opportunities should be considered. Collaboration with stakeholders and other municipalities should have definite objectives, policies, and programs. Iowa Code Chapter 354 – Platting — Division and Subdivision of Land This chapter focuses on the purpose of platting, definitions, description, and explanation of requirements and the whole platting process. Also, it shades some lights to collaborative, efficient, transparent, and consistent works by addressing stakeholders at times. • Platting should provide an accurate, precise, and concise legal description of real estate and statewide uniform procedures and standards. • Definitions used in this chapter must be followed strictly unless the context indicates otherwise. According to 354.6 Subdivision plats, if a tract of land is subdivided by repeated or simultaneous division into three or more parcels, a subdivision plat shall be made. • A governing body would review and approve the proposed subdivision plat lying within its jurisdiction before recording. • Both the city and the county must review subdivision plat lying in a county within two-mile of a city. • A city or a county can vacate part of an official plat to convert it from public-benefit to no-benefit.

Iowa Code Chapter 368 – City Development This chapter establishes rules and standards solely dedicated to developing a city. Housing diversity, community character, and sustainable design can be attained from the regulations of this chapter. • According to 368.1 Definitions, annexation and boundary annexation are the same – the addition of land to city territory. The federal government, state, or a political subdivision of the stateowned land is referred to as ‘public land.’ • The territory within the road right-of-way owned by a county can be annexed if the county attorney is notified. • If a territory is comprised of not more than twenty percent of the land area, it may be included in the application without the consent of the owner to avoid creating an island; also it is not complete without approval by four-fifth of the members of the city development board after a hearing for all affected property owners and the county. • There should be a public hearing on the application before approving or denying it. • A petition for incorporation may be filed with the board by authoritative stakeholders, or five percent of the registered voters of the city or territory involved in the proposal. • An undismissed involuntary petition should be directed to the board members to consider the proposal. • Notice of the hearing must be served upon the council of each city for which a discontinuance or boundary adjustment is proposed. • If a city fails to provide municipal services to territory involuntarily annexed, according to the plan for extending municipal services filed under section 368.11, subsection 3, paragraph “n,” within the specified time in that subsection, the city development board may initiate proceedings to sever the annexed territory from the city. • “Protected farmland” means land that is part of a century farm as that term is defined in section 403.17, subsection 10

MEMO: Iowa’s Regulatory Framework For Land Development (continued) Iowa Code Chapter 414 – City Zoning Any city of the state is empowered to regulate and restrict the height, the number of floors and size of buildings and other structures to promote health, safety, morals, and welfare of the community or to preserve historically significant areas of the community. To serve this purpose, any city can be subdivided into districts. This chapter also promotes agricultural protection. • All the regulations should be made according to a comprehensive plan considering the smart planning principles under section 18B.1. • No regulations would be valid unless a public hearing is arranged. • Changes can be made if the conditions are reasonable and imposed to satisfy public needs. • The board of adjustment shall adopt rules following the provisions of any ordinance adopted according to city zoning. • The powers granted by this chapter may be extended by any city to the unincorporated area up to two miles beyond the limits, except areas where a county zoning ordinance exists. • A city upon petition of sixty percent of the owners of real estate in the district, who are residents of the city, shall designate and establish restricted residence districts within the city limits. • Building or structure erected, altered, repaired, or used in violation of an ordinance passed under this section shall be deemed a nuisance. • When zoning for residential districts, it considers manufactured homes, elderly homes, and homes for persons with disabilities, as mentioned in the smart planning principle.

development, most of them conform to the smart planning principles of the new millennium. If one chapter limits the city boundary, other chapters regulate how to direct development within the boundary and as such. Five key points of green development management – 1. Green Building including renewable energy, 2. Green Infrastructure for stormwater management and district energy, 3. Natural Infrastructure by creating open space networks, 4. Sustainable Transportation i.e., transit-oriented development and 5. Sustainable Neighborhoods based on design principles. Two things that are not mentioned in these three chapters are occupational diversity and transportation diversity although chapter 368 has provisions for road right-of-way. If these two principles of smart planning can be incorporated, Iowa’s current legislation can achieve all these and still strike a balance of interests with the development community to accommodate various development options. The city of South Kingston is rapidly growing, with a significant outward expansion to accommodate new development. Annexation at the fringe area has created public annoyance as brownfield redevelopment being preferred development option over greenfield development. But there are still scopes to establish the city as a leader in smart planning and sustainability practices.

Although chapter 354 (enacted in the ‘80s), chapter 368, and chapter 414 are longstanding concerning chapter 18B (adopted in 2010) and have regulations for a different segment of planning, zoning, and

STAFF REPORT: Rezoning Application PZC-17-12345 of Grant Schultz Location & Purpose of Request The applicant is requesting to rezone 62.54 acres from A-Agricultural to AR-Residential. The property is located on the south side of Strawbridge Road NE approximately 700 feet west of its intersection with Putnam Street NE, in Graham Township. Present: Land use & Site Agricultural North Residential South Agricultural East Agricultural West Agricultural & Residential

Zoning A A A A A

Site Information Area requirements 1-acre per septic system School District Solon & West Branch Community School Districts Fire Protection furnished by Solon Tri-Township Fire Department Law Enforcement Furnished By Johnson County Sherriff Land Use Policies and Plans Land-use policies and plans strictly follows natural resources, agricultural lands and environmental quality protection; delivering of quality rural services in agricultural and rural areas; availability of services in areas; recognizing existing zoning and the associated rights of property owners; efficiency, cost-effectiveness, public safety and equity are considered important factors in the provision of services; communication and mutual understanding among local governments is critical in the development of County land-use patterns; and agriculture is a valuable industry in Johnson County. Different policies are defined for five specific areas: Agricultural/Rural County, The North Corridor, Unincorporated Villages, Fringe Areas, and Transportation Corridors. Among those, agricultural/rural County supports farmers who wish to maintain and expand agrarian activities following the

State and County code. • Promote the use of conservation easements to secure land set aside for agriculture, open space, or environmentally sensitive areas. • Discourage non-farm development on areas identified on the Land Use Map as agricultural. • Evaluate farmstead splits on an annual basis. • Applications for development that would make an additional demand on or require enhancement of rural County infrastructure should not be approved unless the County and developer agree to share the cost of the improvement. • Discourage proposals for residential rezoning for non-farm developments in areas primarily agricultural in character. • Consider the interconnection of water wells and community wastewater systems for contiguous developments. • Promote the use of conservation easements to secure land set aside for agriculture, open space, or environmentally sensitive areas. Property History and General Information Versaland, located inside the Village of Morse, is owned by Mr. Grant Schultz which includes a farm and orchards. Now that Mr. Schultz wants to rezone his farmland, from agricultural to agricultural residential – he has proposed some new features to be added to the site. Potential Sensitive Features The site is partially on the flood zone, which poses a question on the rezoning conditions. Existing Road Infrastructure and County Engineer’s Report According to the County Engineer’s Report, the 2,240 feet long Putnam ST NE should be considered for maintenance, the bridge to be built over the creek will cost more for concrete slabs, and the Strawbridge Rd NE needs some consideration for maintenance as well. Health Department Report According to the Public Health Staff Report, the proposed property use will be – single-family dwelling; it satisfies the soil and site requirements, wastewater system requirements, well requirements and abandoned well requirement as well. They have recommended approving the proposed rezoning.

STAFF REPORT: Rezoning Application PZC-17-12345 of Grant Schultz (continued) Staff Analysis This designation does not support a broad range of activities that serve the communities in neighboring areas. Although it is purely farmland, it is strongly related to the existing environment, currently which does not provide services and amenities for the adjacent community and should be designed to promote that connection with an appropriate rural form that supports walking and public interaction.

with the existing road network. But the County Engineer’s Report suggested that a lot is needed to be done and maintenance would cost a lot only for that specific site. If this is the case, the property owner should pay for the extra penny. Conclusion & Recommendation As the Health Department Report has recommended approving the rezoning process as it satisfies all the environmental aspects, although this rezoning does not comply with the existing zoning types of village Morse, it meets other criteria, there are rooms to accommodate this type of rezoning within the Morse Village Plan. As an Assistant Planner, I DO recommend this rezoning.

Five types of zoning in Morse are approved through the comprehensive plan: R-Residential, CH-Highway Commercial, RUA-Urban Residential, AAgricultural, and MH-Heavy Industrial. There are 27 Residential and Urban Residential parcels in Morse. Six commercial parcels are in Morse. Most of the commercial parcels are located near the intersection of Morse Road and Davey Street. All these properties are assessed for residential use. To the best of the staff’s knowledge, these properties were being used for residential purposes before the ordinance change in 2004, making them legal non-conforming uses. Morse also contains several parcels zoned Agricultural. Since 2007, 30 building permits have been issued in the Morse area – 13 for houses, 7 for additions and 10 for sheds. Many properties are within the 100-year floodplain of Rapid Creek, especially those near the intersection of Putnam and Morse Roads. Recent flooding has caused damage to several structures as well as a liquid natural gas storage tank. This rezoning process of converting existing sites form agricultural to Agricultural Residential (AR) does not conform with the Village of Morse Plan 2011 as AR is not mentioned anywhere in the plan. Also, there is no alternative stated in the plan for this AR category. But the zoning regulations for the AR district include uses that bridge between agricultural, single-family residential, and ‘recreational’ uses such as campgrounds, RV parks, golf courses, outdoor boat storage, summer cabins, etc. and the proposed site plan includes everything. If the site is converted from A to AR, it must be appropriately connected

Tunazzina Binte Alam Land Use • Transportation • Economic Development • Housing

tunazzina.alam@gmail.com +1 (319) 400-9446 linkedin.com/in/tunazzina-binte-alam/