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The court disagreed, reciting Utah case law determining that even where there were two separate parcels, the facts could show that unity of title was followed by severance. [...]Vista did not fail to show that the first requirement was met. 440 North also contended that the trial court erred in creating the easement because the commercial property was not landlocked. [...]440 North contended that the trial court's order requires 440 North to violate Provo City Code, which prohibits the use of residentially zoned properties for commercial purposes. \"The mere potential for a zoning ordinance violation has no bearing on the validity of the easement.\" [...]whether or not Vista's use of the easement would violate a zoning ordinance, the trial court did not err in creating an implied easement because the only relevant issue before the court was the easement's existence.

In the United States, many siting regulations for wind and solar developments are created at the county or township level. Here we survey local zoning ordinances across the contiguous United States to understand the types and frequency of ordinances that might impact wind and solar development. We identify over 1,800 ordinances for wind and more than 800 ordinances for solar in 2022. To understand the impact of ordinances on anticipated land availability, we use spatial modelling on the setbacks specified in the ordinances. Extrapolating the setbacks throughout the country can reduce wind and solar resources by up to 87% and 38%, respectively, depending on the size of the setbacks applied. These results indicate the importance of capturing setback ordinances in resources assessments so as to not overstate resource potential, especially when considering highly decarbonized futures. Local zoning ordinances may impact wind and solar development in the United States. A new study finds that setbacks could reduce resource potential by up to 87% for wind and 38% for solar.

At one point during the carefully orchestrated, prerecorded meeting of the Russian Presidential Security Council, Sergei Naryshkin, director of Russia’s Foreign Intelligence Service, said he favored including the regions of Donetsk and Luhansk as part of Russian territory, but Putin quickly corrected him.

has over 30 years of experience in the retail and shopping center sectors with the real estate departm ents of Macy's, Belk and Fleet Farm and as a senior development, asset management and leasing executive with several shopping center companies. Hypothetical Example As an exam fe, if the required parking ratio for a ? al is 5 spaces for every 1,000 square feet of GLA, either ? andated by zoning code, REA/O perative Docum ents or both, and the ? dl is 1,000,000 square feet of GLA, the developer would need to provide 5,000 parking spaces (1,000,000 square feet/1,000 square foot factor x 5 spaces). For every acre of existing parking and the aforem entioned 20 percent reduction in the required parking, the developer can reclaim 8.712 square feet per acre of parking back with the ratio change with 43,560 square feet in an acre. If a shopping center developer can obtain a ratio reduction from 5 spaces for every 1,000 square feet of GLA to 4 spaces as is the current trend as outlined herein [8], the result is a reduction of 1 space for each 1,000 square feet of GLA (29 space reduction).

Background Many researchers claim electronic cigarettes (e-cigarettes) to be a breakthrough invention for tobacco users that aspires to curb their addiction to conventional cigarettes. Claimed to be safer by their promoters, these smokeless devices have become increasingly popular since their arrival on the market among users of all ages, especially adolescents. This paper investigated the trends in e-cigarette usage since the time it arrived in the United States, highlighting the highest surge that has occurred in adolescent e-cigarette use. It also aimed to understand the reasons and perceptions behind the ever-increasing use of e-cigarettes by adolescents. Main body With the advent of e-cigarettes and common positive perceptions regarding their use, we are at risk of reversing the years of efforts regarding tobacco control and instead advance towards a new addiction with currently unknown long-term health hazards. There is substantial data showing a significant increase of e-cigarette users in the United States, especially among adolescents. The aim of this review was to explore the reasons behind this widespread increase in the use of e-cigarettes among the teenage population in the US and also to uncover the common perceptions about these new electronic delivery systems. In addition, this review attempted to summarize health benefits and hazards associated with e-cigarette use as it crucial to have the right information among its users regarding the health effects of e-cigarette use. Conclusion E-cigarettes are more appealing than c-cigarettes for a variety of reasons, including cost, choice of different flavors, ease of accessibility, and use and impact of social media. There are also different perceptions among e-cigarette users, including both adolescents and adults. The former group may use them because of the sense of fashion associated with this novel device, and the latter might intend to quit conventional/combustible cigarettes (c-cigarettes) by switching to e-cigarettes. However, it is important to note that e-cigarettes are a recent phenomenon; therefore, there is a lack of many long-term studies that can identify future health risks associated with e-cigarette use. We need more detailed studies that focus on the long-term health effects of e-cigarette use. Moreover, with the ever-increasing usage of e-cigarettes by adolescents (10 and 19 years), it is very important that e-cigarettes be incorporated into the current tobacco-free laws and ordinances. We conclude by stating that e-cigarettes need stronger regulations to prevent youth access and use.

The killing of George Floyd last summer reignited a long-running debate about policing across the nation. In Austin, community and city council members have demanded a transformation in policing and public safety.

Urban economics and branches of mainstream economics – what we call the ‘housing as opportunity’ school of thought – have been arguing that shortages of affordable housing in dense agglomerations represent a fundamental barrier to economic development. Housing shortages are considered to limit migration into thriving cities, curtailing their expansion potential, generating rising social and spatial inequalities and inhibiting national growth. According to this dominant view, relaxing zoning and other planning regulations in the most prosperous cities is crucial to unleash the economic potential of cities and nations and to facilitate within-country migration. In this article, we contend that the bulk of the claims of the housing as opportunity approach are fundamentally flawed and lead to simplistic and misguided policy recommendations. We posit that there is no clear and uncontroversial evidence that housing regulation is a principal source of differences in home availability or prices across cities. Blanket changes in zoning are unlikely to increase domestic migration or to improve affordability for lower-income households in prosperous areas. They would, however, increase gentrification within metropolitan areas and would not appreciably decrease income inequality. In contrast to the housing models, we argue that the basic motors of all these features of the economy are the current geography of employment, wages and skills. 城市经济学和主流经济学的分支(我们称之为“住房即机遇”学派)一直认为，密集集聚区经济适用房的短缺是经济发展的根本障碍。住房短缺被认为限制了向繁荣城市的移民，削弱了城市的扩张潜力，导致社会和空间不平等加剧，抑制了国家增长。根据这一主流观点，在最繁荣的城市放松分区和其他规划条例对于释放城市和国家的经济潜力以及促进国内移民至关重要。在本文中，我们认为大部分的“住房即机遇”权利主张都是有根本缺陷的，并导致了简单化和误导性的政策建议。我们认为，没有明确且无争议的证据表明，住房条例是城市间住房供应或价格差异的主要原因。分区的全面改变不太可能增加国内移民，也不太可能提高富裕地区低收入家庭的负担能力。然而，它们会促进大都市地区的绅士化，且不会明显减少收入不平等。与住房模型相反，我们认为所有这些经济特征的基本驱动力是当前的就业、工资和技能地理分布。

How urban infrastructure is funded, financed and governed is a central issue for states at the national, city-regional and city scales. Urban infrastructure is being financialised by financial and state actors and transformed into an asset in the international investment landscape. Local governments are being compelled by national state and financial institutions to be more entrepreneurial in their infrastructure funding and financing and to reorganise their governance arrangements. This article explains the socially and spatially uneven unfolding and implications of urban infrastructure financialisation and local government attempts to implement more entrepreneurial practices and governance forms. The empirical focus is the City Deals in the UK: a new form of urban governance and infrastructure investment based upon negotiated central–local government agreements on decentralised powers, responsibilities and resources. The continued authority of the highly centralised UK national state, its managerialist institutions and conservative/risk-averse administrative culture have constrained urban infrastructure financialisation and entrepreneurial urban governance in the UK City Deals. Situated in their particular spatial, temporal, political-economic and institutional settings, financialisation is understood as a socially and spatially variegated process and urban governance is interpreted as the articulation and mixing of new entrepreneurial and enduring managerialist forms. 城市基础设施如何得到资助、融资和治理是各国在全国、城市区域和城市层面上都遇到的核心问题。城市基础设施正在被金融机构和政府机构金融化，转化为国际投资舞台上的资产。各国政府和金融机构迫使地方政府在基础设施资助和融资方面更具企业精神，并改变其治理安排结构。针对城市基础设施金融化和地方政府实施更具企业精神的实践和治理形式的努力，本文解释了其在社会和空间层面的不均衡分布及隐含意义。我们在经验研究上关注英国的“城市交易”（City Deal）：在中央政府与地方政府就权责和资源下放谈成的协议基础上开展城市治理和基础设施投资的新形式。英国高度集权的政府文化带来了国家的持久权威，加上其管理主义机构和保守/风险规避式行政文化，限制了英国城市交易中的城市基础设施金融化和企业家城市治理。将金融化置于其特定的空间、时间、政治经济和制度环境中，我们将金融化理解为社会和空间多层分化的过程，把城市治理解释为新的企业管理形式与长期存在的管理主义形式的衔接和混合。

Arkansas law requires a municipal governing body to pass an ordinance to allow for bank executives to serve on city boards and commissions if an executive's bank provides banking services to the city. [...]if a bank holds a city's banking services contract, a board member or executive of that bank would not be allowed to serve on any of the numerous boards and commissions that help run city government, unless specifically exempted. State law requires an ordinance if banking executives serve on a city board and their banks also provide services to the city.