FARANAK seifolddini - Academia.edu (original) (raw)

Papers by FARANAK seifolddini

International journal of research in social sciences, 2016

The Public Works Act of 1894 enables land to be obtained for public purposes (Wikipedia, the free... more The Public Works Act of 1894 enables land to be obtained for public purposes (Wikipedia, the free encyclopedia). Acquisition usually occurs with the landowner'sagreement. If there is no agreement (or the landowner cannot be reached or deceased), the land may be obtained without their agreement (compulsoryland acquisition) (Te Tari Taiwhenua, 2015). Compulsory land acquisition under the Public Work Act is rarely used and can be controversial because it takes away privateproperty rights (Te Tari Taiwahenua, 2005). It is argued that compulsory land acquisition is a legal action which happens with compensation. Compulsory land acquisition is usually considered inefficient and notvery effective because; (1) It is usually profitable for the owners of the high-value properties; (2) there are different basis for determiningcompensation. How the amount of compensation is calculated is also argued and is critical considering the efficiency as well as the fairness of theearning (Ram Singh, 2012). For an eminent domain process to be efficient and fair, information about the costs and benefits should be available. If not, the process will be inefficient. In practice, the price for the compensation consists of the market value of the ownership plus calculating other costs such as displacement costs, disturbance, and sense of attachment. Market value of ownership is usually determined on thebasis of the value of similar land. Although, it is difficult tofind two properties which are exactly the same. Studies show that the actual compensation received by the ownersof the acquired properties is generally different from their market value (Burger and Rohan, 1967), Munch (1976), Bell and Parchomovsky (2007). Ram Singh (2012) writes “when direct and indirect costs and benefits of land transfer are considered together, regulated voluntary transactions are more efficient and faircompared withthe compulsory acquisition under eminent domain”. Recent compulsory land acquisition strategies are based on the compensation infree-market values plus other costs that are compensated. Free-Market systems prefer the non-compulsory methods and without doubt this will continue (Kitay, 1985). This paper presents non-compulsory land acquisition strategies, using land use regulations and their mechanisms.

International Journal of Physical and Social Sciences, 2015

Informal settlements are shelters for a high percentage of population in cites of developing coun... more Informal settlements are shelters for a high percentage of population in cites of developing countries. It is estimated that between 30 percent to 70 percent of population live in illegal or without any plan settlements. Different policies have been used by different countries at different stages. World experiences have shown that upgrading of the existing settlements is one of the most recent and most suitable policies. But a question remains that what existing settlements and what is the goal?

Journal of Geography and Geology, Jan 25, 2014

International journal of research in social sciences, 2016

Acquisition funds can be used to purchase property directly (by municipality, Land Bank Organizat... more Acquisition funds can be used to purchase property directly (by municipality, Land Bank Organization, Community Land Trusts or other related organizations) or provide sources for third parties (e.g. developers). Funding can be provided for organizations and individuals to obtain land in areas that are going under gentrification process.

International Journal of Physical and Social Sciences, 2015

Informal settlements are shelters for a high percentage of population in cites of developing coun... more Informal settlements are shelters for a high percentage of population in cites of developing countries. It is estimated that between 30 percent to 70 percent of population live in illegal or without any plan settlements. Different policies have been used by different countries at different stages. World experiences have shown that upgrading of the existing settlements is one of the most recent and most suitable policies. But a question remains that what existing settlements and what is the goal?

International journal of research in social sciences, 2016

The Public Works Act of 1894 enables land to be obtained for public purposes (Wikipedia, the free... more The Public Works Act of 1894 enables land to be obtained for public purposes (Wikipedia, the free encyclopedia). Acquisition usually occurs with the landowner'sagreement. If there is no agreement (or the landowner cannot be reached or deceased), the land may be obtained without their agreement (compulsoryland acquisition) (Te Tari Taiwhenua, 2015). Compulsory land acquisition under the Public Work Act is rarely used and can be controversial because it takes away privateproperty rights (Te Tari Taiwahenua, 2005). It is argued that compulsory land acquisition is a legal action which happens with compensation. Compulsory land acquisition is usually considered inefficient and notvery effective because; (1) It is usually profitable for the owners of the high-value properties; (2) there are different basis for determiningcompensation. How the amount of compensation is calculated is also argued and is critical considering the efficiency as well as the fairness of theearning (Ram Singh,...

International journal of research in social sciences, 2016

Acquisition funds can be used to purchase property directly (by municipality, Land Bank Organizat... more Acquisition funds can be used to purchase property directly (by municipality, Land Bank Organization, Community Land Trusts or other related organizations) or provide sources for third parties (e.g. developers). Funding can be provided for organizations and individuals to obtain land in areas that are going under gentrification process.

Urbanization processes in different parts of the world are the results of socio-economic, politic... more Urbanization processes in different parts of the world are the results of socio-economic, political, technological, geographical and cultural factors at local and global level. These processes are producing different urban patterns in different parts of the world, considering time and context. Current paper is the result of research about factors affecting urbanization, processes and patterns in Iran. Results show that urbanization process and urban growth in Iran has passed through two stages of concentration and de-concentration. Also, urban primacy pattern is observed and Tehran is the primate city. In 1980s, the problems of concentration in first rank cities ended in de-concentration. But this de-concentration has Polarization Reversal pattern. One example of the resulting spatial pattern can be observed in Tehran Metropolitan Region. Exploratory spatial data analysis shows the formation of center-periphery pattern in Iran’s urban network. At the national level, Tehran is consid...

Journal of urban and regional studies and research, 2014

With the occurrence of industrial revolution in 18 th century, most rapid changes and evolutions ... more With the occurrence of industrial revolution in 18 th century, most rapid changes and evolutions happened. Urbanization process and urban growth had impacts on all countries in the world. Urban population reached to 49 percent in 2005 compared to 13 percent in 1900. Recent forecasts show that in 2030, about 60 percent of world population will live in the cities (United Nations, 2010). Although, the urbanization and urban growth are global events, its impacts are more considerable in developing countries. High percentages of urbanization have occurred in developing countries

Journal of Civil Engineering and Architecture, 2012

The phenomenon of disproportional expansion of urbanized areas into undeveloped area or "urban sp... more The phenomenon of disproportional expansion of urbanized areas into undeveloped area or "urban sprawl" has become a very a remarkable characteristic of urban development worldwide in the last decades. Urban sprawl is the popular media as the source of numerous social, environmental, and economic ills. One of the most evident consequences of urban sprawl is destroying agricultural lands around cities. One of the extreme expanded cities in Iran is Tehran megalopolis and cities around it. Tehran is expanding in all dimensions especially toward western side where Karaj city is located. The area of study for this research is Tehran and Karaj cities where the event of urban sprawl is happening. Materials used for achieving goal are aerial photographs, satellite images, thematic map of degree of soil and GIS software. The result of analysis shows that Tehran area has expanded from 10000 in 1956 to 80835 hectares in 2006. Area of Karaj city increased from 125 to 26000 hectare in the same period and the population density of two cities together decreased from 116 to 43 people per hectare. Sixty five percent of areas of these two cities are consisted of good fertile agricultural lands with irrigation potential. Twenty four percent of this land (14900 hectares) is classified as rank or class 1, 38.1 percent (23725 hectares) has rank 2, and 37.9 percent (23605) has rank 3 in terms of fertile land. Based on soil class and potential of production of wheat, it is estimated that if urban sprawl and expansion of these cities decreased or the direction of expansion changed to unfertile lands (class 4, 5 and 6), and the cultivation of land had continued, 270,000,000 kilos of wheat could be produced yearly. So, urban sprawl is seen as one of the potential challenge to urban sustainable development and cannot be urban sustainable form.

Journal of Geography and Geology, 2014

Rapid urbanization and urban growth are complex problems in countries, such as Iran. The major go... more Rapid urbanization and urban growth are complex problems in countries, such as Iran. The major goal of current research is to determine the spatial-temporal pattern of urban growth in Tehran megapole. This research can provide a background for more informed planning. Current research used historical maps and satellite images to determine the urban growth patterns for Tehran megapole for the time period 1921-2011. Spatial metrics were used to analyze the spatial-temporal pattern of urban growth at two levels: Tehran's Megapole as whole and within the concentric zones in this Megapole. Results show that urban growth rate in Tehran megapole area can be divided into three major periods: (1) rapid growth rate (1921-1976), (2) very rapid growth rate (1976-1986), (3) slow and consistent growth rate (1986-2011). Results also show that urban growth in Tehran city follow tidal waves pattern and consequent phases of growth. These tidal waves are moving toward external edges of Tehran city. This research was an attempt to apply a remote sensing methodology for urban planning purposes. Also, it was an attempt to determine the pattern of urban growth in Tehran megapole which was not determined before.

Habitat International, 2011

Spaces and Flows: An International Journal of Urban and ExtraUrban Studies, 2012

One of the basic and fundamental elements of the gentrification process is land acquisition for t... more One of the basic and fundamental elements of the gentrification process is land acquisition for the urban renewal process. At the begining, lands were obtained through a compulsory process called “Eminent Domain”. This paper is the result of detailed research about land acquisition trend in three dimension: (1) Eminent Domain and Compensation; (2) Eminent Domain and the determination of “Public Purpose” concept; (3) Eminent Domain and the responsible organization. Analysis of the trend shows that with the passage of time and in an evolving trend, two concepts have been applied in relation with the three above dimensions: (1) Flexibility and (2) Contextualization: The social, economical, and environmental condition of where gentrification occurs. In relation with compulsory land acquisition is toward substituting the compulsory process with incentive-based policies.

Gentrification is defined as a process that deteriorating and blighted neighborhoods undergoes re... more Gentrification is defined as a process that deteriorating and blighted neighborhoods undergoes revitalization through reinvestment in its physical, social and economic assets. Gentrification is often associated with higher property values, and the displacement of at least some of the original lower income residents (Wikipedia, Gentrification).

International journal of research in social sciences, 2016

The Public Works Act of 1894 enables land to be obtained for public purposes (Wikipedia, the free... more The Public Works Act of 1894 enables land to be obtained for public purposes (Wikipedia, the free encyclopedia). Acquisition usually occurs with the landowner'sagreement. If there is no agreement (or the landowner cannot be reached or deceased), the land may be obtained without their agreement (compulsoryland acquisition) (Te Tari Taiwhenua, 2015). Compulsory land acquisition under the Public Work Act is rarely used and can be controversial because it takes away privateproperty rights (Te Tari Taiwahenua, 2005). It is argued that compulsory land acquisition is a legal action which happens with compensation. Compulsory land acquisition is usually considered inefficient and notvery effective because; (1) It is usually profitable for the owners of the high-value properties; (2) there are different basis for determiningcompensation. How the amount of compensation is calculated is also argued and is critical considering the efficiency as well as the fairness of theearning (Ram Singh, 2012). For an eminent domain process to be efficient and fair, information about the costs and benefits should be available. If not, the process will be inefficient. In practice, the price for the compensation consists of the market value of the ownership plus calculating other costs such as displacement costs, disturbance, and sense of attachment. Market value of ownership is usually determined on thebasis of the value of similar land. Although, it is difficult tofind two properties which are exactly the same. Studies show that the actual compensation received by the ownersof the acquired properties is generally different from their market value (Burger and Rohan, 1967), Munch (1976), Bell and Parchomovsky (2007). Ram Singh (2012) writes “when direct and indirect costs and benefits of land transfer are considered together, regulated voluntary transactions are more efficient and faircompared withthe compulsory acquisition under eminent domain”. Recent compulsory land acquisition strategies are based on the compensation infree-market values plus other costs that are compensated. Free-Market systems prefer the non-compulsory methods and without doubt this will continue (Kitay, 1985). This paper presents non-compulsory land acquisition strategies, using land use regulations and their mechanisms.

International Journal of Physical and Social Sciences, 2015

Informal settlements are shelters for a high percentage of population in cites of developing coun... more Informal settlements are shelters for a high percentage of population in cites of developing countries. It is estimated that between 30 percent to 70 percent of population live in illegal or without any plan settlements. Different policies have been used by different countries at different stages. World experiences have shown that upgrading of the existing settlements is one of the most recent and most suitable policies. But a question remains that what existing settlements and what is the goal?

Journal of Geography and Geology, Jan 25, 2014

International journal of research in social sciences, 2016

Acquisition funds can be used to purchase property directly (by municipality, Land Bank Organizat... more Acquisition funds can be used to purchase property directly (by municipality, Land Bank Organization, Community Land Trusts or other related organizations) or provide sources for third parties (e.g. developers). Funding can be provided for organizations and individuals to obtain land in areas that are going under gentrification process.

International Journal of Physical and Social Sciences, 2015

Informal settlements are shelters for a high percentage of population in cites of developing coun... more Informal settlements are shelters for a high percentage of population in cites of developing countries. It is estimated that between 30 percent to 70 percent of population live in illegal or without any plan settlements. Different policies have been used by different countries at different stages. World experiences have shown that upgrading of the existing settlements is one of the most recent and most suitable policies. But a question remains that what existing settlements and what is the goal?

International journal of research in social sciences, 2016

The Public Works Act of 1894 enables land to be obtained for public purposes (Wikipedia, the free... more The Public Works Act of 1894 enables land to be obtained for public purposes (Wikipedia, the free encyclopedia). Acquisition usually occurs with the landowner'sagreement. If there is no agreement (or the landowner cannot be reached or deceased), the land may be obtained without their agreement (compulsoryland acquisition) (Te Tari Taiwhenua, 2015). Compulsory land acquisition under the Public Work Act is rarely used and can be controversial because it takes away privateproperty rights (Te Tari Taiwahenua, 2005). It is argued that compulsory land acquisition is a legal action which happens with compensation. Compulsory land acquisition is usually considered inefficient and notvery effective because; (1) It is usually profitable for the owners of the high-value properties; (2) there are different basis for determiningcompensation. How the amount of compensation is calculated is also argued and is critical considering the efficiency as well as the fairness of theearning (Ram Singh,...

International journal of research in social sciences, 2016

Acquisition funds can be used to purchase property directly (by municipality, Land Bank Organizat... more Acquisition funds can be used to purchase property directly (by municipality, Land Bank Organization, Community Land Trusts or other related organizations) or provide sources for third parties (e.g. developers). Funding can be provided for organizations and individuals to obtain land in areas that are going under gentrification process.

Urbanization processes in different parts of the world are the results of socio-economic, politic... more Urbanization processes in different parts of the world are the results of socio-economic, political, technological, geographical and cultural factors at local and global level. These processes are producing different urban patterns in different parts of the world, considering time and context. Current paper is the result of research about factors affecting urbanization, processes and patterns in Iran. Results show that urbanization process and urban growth in Iran has passed through two stages of concentration and de-concentration. Also, urban primacy pattern is observed and Tehran is the primate city. In 1980s, the problems of concentration in first rank cities ended in de-concentration. But this de-concentration has Polarization Reversal pattern. One example of the resulting spatial pattern can be observed in Tehran Metropolitan Region. Exploratory spatial data analysis shows the formation of center-periphery pattern in Iran’s urban network. At the national level, Tehran is consid...

Journal of urban and regional studies and research, 2014

With the occurrence of industrial revolution in 18 th century, most rapid changes and evolutions ... more With the occurrence of industrial revolution in 18 th century, most rapid changes and evolutions happened. Urbanization process and urban growth had impacts on all countries in the world. Urban population reached to 49 percent in 2005 compared to 13 percent in 1900. Recent forecasts show that in 2030, about 60 percent of world population will live in the cities (United Nations, 2010). Although, the urbanization and urban growth are global events, its impacts are more considerable in developing countries. High percentages of urbanization have occurred in developing countries

Journal of Civil Engineering and Architecture, 2012

The phenomenon of disproportional expansion of urbanized areas into undeveloped area or "urban sp... more The phenomenon of disproportional expansion of urbanized areas into undeveloped area or "urban sprawl" has become a very a remarkable characteristic of urban development worldwide in the last decades. Urban sprawl is the popular media as the source of numerous social, environmental, and economic ills. One of the most evident consequences of urban sprawl is destroying agricultural lands around cities. One of the extreme expanded cities in Iran is Tehran megalopolis and cities around it. Tehran is expanding in all dimensions especially toward western side where Karaj city is located. The area of study for this research is Tehran and Karaj cities where the event of urban sprawl is happening. Materials used for achieving goal are aerial photographs, satellite images, thematic map of degree of soil and GIS software. The result of analysis shows that Tehran area has expanded from 10000 in 1956 to 80835 hectares in 2006. Area of Karaj city increased from 125 to 26000 hectare in the same period and the population density of two cities together decreased from 116 to 43 people per hectare. Sixty five percent of areas of these two cities are consisted of good fertile agricultural lands with irrigation potential. Twenty four percent of this land (14900 hectares) is classified as rank or class 1, 38.1 percent (23725 hectares) has rank 2, and 37.9 percent (23605) has rank 3 in terms of fertile land. Based on soil class and potential of production of wheat, it is estimated that if urban sprawl and expansion of these cities decreased or the direction of expansion changed to unfertile lands (class 4, 5 and 6), and the cultivation of land had continued, 270,000,000 kilos of wheat could be produced yearly. So, urban sprawl is seen as one of the potential challenge to urban sustainable development and cannot be urban sustainable form.

Journal of Geography and Geology, 2014

Rapid urbanization and urban growth are complex problems in countries, such as Iran. The major go... more Rapid urbanization and urban growth are complex problems in countries, such as Iran. The major goal of current research is to determine the spatial-temporal pattern of urban growth in Tehran megapole. This research can provide a background for more informed planning. Current research used historical maps and satellite images to determine the urban growth patterns for Tehran megapole for the time period 1921-2011. Spatial metrics were used to analyze the spatial-temporal pattern of urban growth at two levels: Tehran's Megapole as whole and within the concentric zones in this Megapole. Results show that urban growth rate in Tehran megapole area can be divided into three major periods: (1) rapid growth rate (1921-1976), (2) very rapid growth rate (1976-1986), (3) slow and consistent growth rate (1986-2011). Results also show that urban growth in Tehran city follow tidal waves pattern and consequent phases of growth. These tidal waves are moving toward external edges of Tehran city. This research was an attempt to apply a remote sensing methodology for urban planning purposes. Also, it was an attempt to determine the pattern of urban growth in Tehran megapole which was not determined before.

Habitat International, 2011

Spaces and Flows: An International Journal of Urban and ExtraUrban Studies, 2012

One of the basic and fundamental elements of the gentrification process is land acquisition for t... more One of the basic and fundamental elements of the gentrification process is land acquisition for the urban renewal process. At the begining, lands were obtained through a compulsory process called “Eminent Domain”. This paper is the result of detailed research about land acquisition trend in three dimension: (1) Eminent Domain and Compensation; (2) Eminent Domain and the determination of “Public Purpose” concept; (3) Eminent Domain and the responsible organization. Analysis of the trend shows that with the passage of time and in an evolving trend, two concepts have been applied in relation with the three above dimensions: (1) Flexibility and (2) Contextualization: The social, economical, and environmental condition of where gentrification occurs. In relation with compulsory land acquisition is toward substituting the compulsory process with incentive-based policies.

Gentrification is defined as a process that deteriorating and blighted neighborhoods undergoes re... more Gentrification is defined as a process that deteriorating and blighted neighborhoods undergoes revitalization through reinvestment in its physical, social and economic assets. Gentrification is often associated with higher property values, and the displacement of at least some of the original lower income residents (Wikipedia, Gentrification).