Podcasts about Zoning

Most federal land is west of the Rocky Mountains, but not all of it is primed for residential development. Explore how the right parcels of federal land could be a powerful lever in addressing America's housing shortage. - Untapped federal land seems like endless possibilities, but without infrastructure, development costs could negate efforts to create more affordability. - The growing bipartisan interest in land-use reform has made federal land a potential solution. Cotality identified areas where development potential and need for housing intersect. - Zoning and local politics will influence whether this solution is unlocked or blocked. Learn more about what's happening in the housing market at cotality.com/insights.

In this conversation, Dylan Silver interviews Andreas Pettersson, an RV park enthusiast and CEO, discussing the lucrative opportunities in the RV park investment space. Andreas shares insights on the business model, the appeal of RV parks as destinations, the demographics of visitors, and the importance of creative financing in acquiring these properties. He emphasizes the hands-off nature of RV park management and the potential for high returns, especially as many boomers look to sell their parks. The discussion also touches on zoning challenges and the unique experiences RV parks offer to families and travelers.   Professional Real Estate Investors - How we can help you: Investor Fuel Mastermind:  Learn more about the Investor Fuel Mastermind, including 100% deal financing, massive discounts from vendors and sponsors you're already using, our world class community of over 150 members, and SO much more here: http://www.investorfuel.com/apply   Investor Machine Marketing Partnership:  Are you looking for consistent, high quality lead generation? Investor Machine is America's #1 lead generation service professional investors. Investor Machine provides true ‘white glove' support to help you build the perfect marketing plan, then we'll execute it for you…talking and working together on an ongoing basis to help you hit YOUR goals! Learn more here: http://www.investormachine.com   Coaching with Mike Hambright:  Interested in 1 on 1 coaching with Mike Hambright? Mike coaches entrepreneurs looking to level up, build coaching or service based businesses (Mike runs multiple 7 and 8 figure a year businesses), building a coaching program and more. Learn more here: https://investorfuel.com/coachingwithmike   Attend a Vacation/Mastermind Retreat with Mike Hambright: Interested in joining a “mini-mastermind” with Mike and his private clients on an upcoming “Retreat”, either at locations like Cabo San Lucas, Napa, Park City ski trip, Yellowstone, or even at Mike's East Texas “Big H Ranch”? Learn more here: http://www.investorfuel.com/retreat   Property Insurance: Join the largest and most investor friendly property insurance provider in 2 minutes. Free to join, and insure all your flips and rentals within minutes! There is NO easier insurance provider on the planet (turn insurance on or off in 1 minute without talking to anyone!), and there's no 15-30% agent mark up through this platform!  Register here: https://myinvestorinsurance.com/   New Real Estate Investors - How we can work together: Investor Fuel Club (Coaching and Deal Partner Community): Looking to kickstart your real estate investing career? Join our one of a kind Coaching Community, Investor Fuel Club, where you'll get trained by some of the best real estate investors in America, and partner with them on deals! You don't need $ for deals…we'll partner with you and hold your hand along the way! Learn More here: http://www.investorfuel.com/club   —--------------------

7. Ordinances, Resolutions, & Proclamations:A. Public Hearing, Second Reading, and Adoption of Ordinance No. 25-01: Amending Title 19 Planning and Zoning to Remedy Issues in Chapter 19.04 Zoning Regulations, Define Internally Lighted Signs, and Clarify Enforcement Procedures for Signage ViolationsB. Public Hearing, Second Reading, and Adoption of Ordinance No. 25-03: Revising Public Hearing and Appeals Procedures Under Titles 19 and 20C. Public Hearing, Second Reading, and Adoption of Ordinance No. 25-06: Amending the Sales Tax Code to Provide for a 2% -Percent Seasonal Sales Tax Increase for the Purpose of Offsetting the Cost of Municipal Water, Wastewater and Solid Waste Fees for Most Users and Funding Critical Municipal InfrastructureProjects; and Directing the Borough Clerk to Place a Ballot Proposition on the October 7, 2025 Regular Election Ballot Regarding this IncreaseD. Public Hearing, Second Reading, and Adoption of Ordinance No. 25-07R: Amending the FY25 Budget to Provide for Microsoft Office 365 Subscriptions Based on Current User NumbersE. Public Hearing, Second Reading, and Adoption of Ordinance No 25-08: Amending the FY25 Budget to Appropriate Funds for a Seasonal Firefighting Position to Support Emergency Services in DyeaF. Public Hearing and Adoption of Resolution No. 25-14R: Approving Certain Unincorporated Communities and Their Respective Native Village Council and/or Incorporated Nonprofit Entity for Participation in the FY26 Community Assistance ProgramG. Public Hearing and Adoption of Resolution No. 25-15R: Providing for a Utility User Subsidy Program, Per Ordinance No. 25-068. Unfinished Business:9. New Business:A. Approval of Ore Basin Dredging AlternativesB. Award of Dyea-Rifle Range Trail Design Services ContractC. Award of Rockslide Mitigation Engineering and Design Services Contract (BRIC)D. Approval of Ore Dock Electrical Project ProposalE. Approval of Pedestrian Crowding and Vehicle Traffic Congestion on Broadway Proposal: Phase 1F. Mayoral Veto: The Motion Adopting Ordinance No. 25-05: Amending Skagway Municipal Code 3.01 to Clarify the Mayor's Ceremonial Role and Duty to Execute Official Documents, and Require Appointment of an Assembly Member as Mayor Pro Tem10. Mayor and Assembly Discussion Items:11. Executive session:A. Matters, the immediate knowledge of which would clearly have an adverse effect upon the finances of the public entity, and matters which by law, municipal charter, or ordinance are required to be confidential: Discussion of the Goat Lake Hydro Rate Case Litigation and Legal Issues re: Provision of Electricity in SkagwayPacket

In this episode of Uncontested Investing, we dive into a niche strategy that's been gaining traction across real estate portfolios: mixed-use properties. We're talking about storefronts with apartments above, office-residential hybrids, live-work lofts, and beyond, and why these hybrid properties can unlock multiple income streams, increased flexibility, and long-term cash flow.   We break down the biggest advantages (and challenges), walk through real-life examples, and share creative strategies to make these properties a cornerstone of your portfolio without getting overwhelmed.    Whether you're managing retail below or tenants upstairs, this is your guide to turning a single investment into a multi-dimensional asset.   Key Talking Points of the Episode   00:00 Introduction 01:17 Zoning tip: Get clarity before you commit 02:03 Brownstones with retail, offices & residential 04:09 Commercial vs. residential cycles: hedging against vacancy 05:43 The importance of marketing mixed-use vacancies differently 07:02 Commercial lease benefits: triple net leases & reduced landlord burden 09:01 How upgraded designs will attract better tenants 10:04 The value of parking, walkability, and public transport 12:05 Financing mixed-use properties 13:48 Opportunity zones & tax incentives for mixed-use redevelopments 15:03 Educating yourself before getting into mixed-use investing   Quotables   “With mixed-use, you're never relying on just one tenant stream—your property works harder for you.”   “That commercial-residential balance lets you hedge against economic shifts in either sector.”   “Triple net leases reduce your landlord headaches while keeping cash flowing.”   Links   RCN Capital https://www.rcncapital.com/podcast https://www.instagram.com/rcn_capital/ info@rcncapital.com   REI INK https://rei-ink.com/

Hello Interactors,This week, I've been reflecting on the themes of my last few essays — along with a pile of research that's been oddly in sync. Transit planning. Neuroscience. Happiness studies. Complexity theory. Strange mix, but it keeps pointing to the same thing: cities aren't just struggling with transportation or housing. They're struggling with connection. With meaning. With the simple question: what kind of happiness should a city make possible? And why don't we ask that more often?STRANGERS SHUNNED, SYSTEMS SIMULATEDThe urban century was supposed to bring us together. Denser cities, faster mobility, more connected lives — these were the promises of global urbanization. Yet in the shadow of those promises, a different kind of city has emerged in America with growing undertones elsewhere: one that increasingly seeks to eliminate the stranger, bypass friction, and privatize interaction.Whether through algorithmically optimized ride-sharing, private tunnels built to evade street life, or digital maps simulating place without presence for autonomous vehicles, a growing set of design logics work to render other people — especially unknown others — invisible, irrelevant, or avoidable.I admit, I too can get seduced by this comfort, technology, and efficiency. But cities aren't just systems of movement — they're systems of meaning. Space is never neutral; it's shaped by power and shapes behavior in return. This isn't new. Ancient cities like Teotihuacan (tay-oh-tee-wah-KAHN) in central Mexico, once one of the largest cities in the world, aligned their streets and pyramids with the stars. Chang'an (chahng-AHN), the capital of Tang Dynasty China, used strict cardinal grids and walled compounds to reflect Confucian ideals of order and hierarchy. And Uruk (OO-rook), in ancient Mesopotamia, organized civic life around temple complexes that stood at the spiritual and administrative heart of the city.These weren't just settlements — they were spatial arguments about how people should live together, and who should lead. Even Middle Eastern souks and hammams were more than markets or baths; they were civic infrastructure. Whether through temples or bus stops, the question is the same: What kind of social behavior is this space asking of us?Neuroscience points to answers. As Shane O'Mara argues, walking is not just transport — it's neurocognitive infrastructure. The hippocampus, which governs memory, orientation, and mood, activates when we move through physical space. Walking among others, perceiving spontaneous interactions, and attending to environmental cues strengthens our cognitive maps and emotional regulation.This makes city oriented around ‘stranger danger' not just unjust — but indeed dangerous. Because to eliminate friction is to undermine emergence — not only in the social sense, but in the economic and cultural ones too. Cities thrive on weak ties, on happenstance, on proximity without intention. Mark Granovetter's landmark paper, The Strength of Weak Ties, showed that it's those looser, peripheral relationships — not our inner circles — that drive opportunity, creativity, and mobility. Karl Polanyi called it embeddedness: the idea that markets don't float in space, they're grounded in the social fabric around them.You see it too in scale theory — in the work of Geoffrey West and Luís Bettencourt — where the productive and innovative energy of cities scales with density, interaction, and diversity. When you flatten all that into private tunnels and algorithmic efficiency, you don't just lose the texture — you lose the conditions for invention.As David Roberts, a climate and policy journalist known for his systems thinking and sharp urban critiques, puts it: this is “the anti-social dream of elite urbanism” — a vision where you never have to share space with anyone not like you. In conversation with him, Jarrett Walker, a transit planner and theorist who's spent decades helping cities design equitable bus networks, also pushes back against this logic. He warns that when cities build transit around avoidance — individualized rides, privatized tunnels, algorithmic sorting — they aren't just solving inefficiencies. They're hollowing out the very thing that makes transit (and cities) valuable and also public: the shared experience of strangers moving together.The question isn't just whether cities are efficient — but what kind of social beings they help us become. If we build cities to avoid each other, we shouldn't be surprised when they crumble as we all forget how to live together.COVERAGE, CARE, AND CIVIC CALMIf you follow urban and transit planning debates long enough, you'll hear the same argument come up again and again: Should we focus on ridership or coverage? High-frequency routes where lots of people travel, or wide access for people who live farther out — even if fewer use the service? For transit nerds, it's a policy question. For everyone else, it's about dignity.As Walker puts it, coverage isn't about efficiency — it's about “a sense of fairness.” It's about living in a place where your city hasn't written you off because you're not profitable to serve. Walker's point is that coverage isn't charity. It's a public good, one that tells people: You belong here.That same logic shows up in more surprising places — like the World Happiness Report. Year after year, Finland lands at the top. But as writer Molly Young found during her visit to Helsinki, Finnish “happiness” isn't about joy or euphoria. It's about something steadier: trust, safety, and institutional calm. What the report measures is evaluative happiness — how satisfied people are with their lives over time — not affective happiness, which is more about momentary joy or emotional highs.There's a Finnish word that captures this. It the feeling you get after a sauna: saunanjälkeinen raukeus (SOW-nahn-yell-kay-nen ROW-keh-oos) — the softened, slowed state of the body and mind. That's what cities like Helsinki seem to deliver: not bliss, but a stable, low-friction kind of contentment. And while that may lack sparkle, it makes people feel held.And infrastructure plays a big role. In Helsinki, the signs in the library don't say “Be Quiet.” They say, “Please let others work in peace.” It's a small thing, but it speaks volumes — less about control, more about shared responsibility. There are saunas in government buildings. Parents leave their babies sleeping in strollers outside cafés. Transit is clean, quiet, and frequent. As Young puts it, these aren't luxuries — they're part of a “bone-deep sense of trust” the city builds and reinforces. Not enforced from above, but sustained by expectation, habit, and care.My family once joined an organized walking tour of Copenhagen. The guide, who was from Spain, pointed to a clock in a town square and said, almost in passing, “The government has always made sure this clock runs on time — even during war.” It wasn't just about punctuality. It was about trust. About the quiet promise that the public realm would still hold, even when everything else felt uncertain. This, our guide noted from his Spanish perspective, is what what make Scandinavians so-called ‘happy'. They feel held.Studies show that most of what boosts long-term happiness isn't about dopamine hits — it's about relational trust. Feeling safe. Feeling seen. Knowing you won't be stranded if you don't have a car or a credit card. Knowing the city works, even if you don't make it work for you.In this way, transit frequency and subtle signs in Helsinki are doing the same thing. They're shaping behavior and reinforcing social norms. They're saying: we share space here. Don't be loud. Don't cut in line. Don't treat public space like it's only for you.That kind of city can't be built on metrics alone. It needs moral imagination — the kind that sees coverage, access, and slowness as features, not bugs. That's not some socialist's idea of utopia. It's just thoughtful. Built into the culture, yes, but also the design.But sometimes we're just stuck with whatever design is already in place. Even if it's not so thoughtful. Economists and social theorists have long used the concept of path dependence to explain why some systems — cities, institutions, even technologies — get stuck. The idea dates back to work in economics and political science in the 1980s, where it was used to show how early decisions, even small ones, can lock in patterns that are hard to reverse.Once you've laid train tracks, built freeways, zoned for single-family homes — you've shaped what comes next. Changing course isn't impossible, but it's costly, slow, and politically messy. The QWERTY keyboard is a textbook example: not the most efficient layout, but one that stuck because switching systems later would be harder than just adapting to what we've got.Urban scholars Michael Storper and Allen Scott brought this thinking into city studies. They've shown how economic geography and institutional inertia shape urban outcomes — how past planning decisions, labor markets, and infrastructure investments limit the options cities have today. If your city bet on car-centric growth decades ago, you're probably still paying for that decision, even if pivoting is palatable to the public.CONNECTIONS, COMPLEXITY, CITIES THAT CAREThere's a quote often attributed to Stephen Hawking that's made the rounds in complexity science circles: “The 21st century will be the century of complexity.” No one's entirely sure where he said it — it shows up in systems theory blogs, talks, and books — but it sticks. Probably because it feels true.If the last century was about physics — closed systems, force, motion, precision — then this one is about what happens when the pieces won't stay still. When the rules change mid-game. When causes ripple back as consequences. In other words: cities.Planners have tried to tame that complexity in all kinds of ways. Grids. Zoning codes. Dashboards. There's long been a kind of “physics envy” in both planning and economics — a belief that if we just had the right model, the right inputs, we could predict and control the city like a closed system. As a result, for much of the 20th century, cities were designed like machines — optimized for flow, separation, and predictability.But even the pushback followed a logic of control — cul-de-sacs and suburban pastoralism — wasn't a turn toward organic life or spontaneity. It was just a softer kind of order: winding roads and whispered rules meant to keep things calm, clean, and contained…and mostly white and moderately wealthy.If you think of cities like machines, it makes sense to want control. More data, tighter optimization, fewer surprises. That's how you'd tune an engine or write software. But cities aren't machines. They're messy, layered, and full of people doing unpredictable things. They're more like ecosystems — or weather patterns — than they are a carburetor. And that's where complexity science becomes useful.People like Paul Cilliers and Brian Castellani have argued for a more critical kind of complexity science — one that sees cities not just as networks or algorithms, but as places shaped by values, power, and conflict. Cilliers emphasized that complex systems, like cities, are open and dynamic: they don't have fixed boundaries, they adapt constantly, and they respond to feedback in ways no planner can fully predict. Castellani extends this by insisting that complexity isn't just technical — it's ethical. It demands we ask: Who benefits from a system's design? Who has room to adapt, and who gets constrained? In this view, small interventions — a zoning tweak, a route change — can set off ripple effects that reshape how people move, connect, and belong. A new path dependence.This is why certainty is dangerous in urban design. It breeds overconfidence. Humility is a better place to start. As Jarrett Walker puts it, “there are all kinds of ways to fake your way through this.” Agencies often adopt feel-good mission statements like “compete with the automobile by providing access for all” — which, he notes, is like “telling your taxi driver to turn left and right at the same time.” You can't do both. Not on a fixed budget.Walker pushes agencies to be honest: if you want to prioritize ridership, say so. If you want to prioritize broad geographic coverage, that's also valid — but know it will mean lower ridership. The key is not pretending you can have both at full strength. He says, “What I want is for board members… to make this decision consciously and not be surprised by the consequences”.These decisions matter. A budget cut can push riders off buses, which then leads to reduced service, which leads to more riders leaving — a feedback loop. On the flip side, small improvements — like better lighting, a public bench, a frequent bus — can set off positive loops too. Change emerges, often sideways.That means thinking about transit not just as a system of movement, but as a relational space. Same with libraries, parks, and sidewalks. These aren't neutral containers. They're environments that either support or suppress human connection. If you design a city to eliminate friction, you eliminate chance encounters — the stuff social trust is made of.I'm an introvert. I like quiet. I recharge alone. But I also live in a city — and I've learned that even for people like me, being around others still matters. Not in the chatty, get-to-know-your-neighbors way. But in the background hum of life around you. Sitting on a bus. Browsing in a bookstore. Walking down a street full of strangers, knowing you don't have to engage — but you're not invisible either.There's a name for this. Psychologists call it public solitude or sometimes energized privacy — the comfort of being alone among others. Not isolated, not exposed. Just held, lightly, in the weave of the crowd. And the research backs it up: introverts often seek out public spaces like cafés, libraries, or parks not to interact, but to feel present — connected without pressure.In the longest-running happiness study ever done, 80 years, Harvard psychologist Robert Waldinger found that strong relationships — not income, not status — were the best predictor of long-term well-being. More recently, studies have shown that even brief interactions with strangers — on a bus, in a coffee shop — can lift mood and reduce loneliness. But here's the catch: cities have to make those interactions possible.Or they don't.And that's the real test of infrastructure. We've spent decades designing systems to move people through. Fast. Clean. Efficient. But we've neglected the quiet spaces that let people just be. Sidewalks you're not rushed off of. Streets where kids can safely bike or play…or simply cross the street.Even pools — maybe especially pools. My wife runs a nonprofit called SplashForward that's working to build more public pools. Not just for fitness, but because pools are public space. You float next to people you may never talk to. And still, you're sharing something. Space. Water. Time.You see this clearly in places like Finland and Iceland, where pools and saunas are built into the rhythms of public life. They're not luxuries — they're civic necessities. People show up quietly, day after day, not to socialize loudly, but to be alone together. As one Finnish local told journalist Molly Young, “During this time, we don't have... colors.” It was about the long gray winter, sure — but also something deeper: a culture that values calm over spectacle. Stability over spark. A kind of contentment that doesn't perform.But cities don't have to choose between quiet and joy. We don't have to model every system on Helsinki in February. There's something beautiful in the American kind of happiness too — the loud, weird, spontaneous moments that erupt in public. The band on the subway. The dance party in the park. The loud kid at the pool. That kind of energy can be a nuisance, but it can also be joyful.Even Jarrett Walker, who's clear-eyed about transit, doesn't pretend it solves everything. Transit isn't always the answer. Sometimes a car is the right tool. What matters is whether everyone has a real choice — not just those with money or proximity or privilege. And he's quick to admit every city with effective transit has its local grievances.So no, I'm not arguing for perfection, or even socialism. I'm arguing for a city that knows how to hold difference. Fast and slow. Dense and quiet. A city that lets you step into the crowd, or sit at its edge, and still feel like you belong. A place to comfortably sit with the uncertainty of this great transformation emerging around us. Alone and together.REFERENCESCastellani, B. (2014). Complexity theory and the social sciences: The state of the art. Routledge.Cilliers, P. (1998). Complexity and postmodernism: Understanding complex systems. Routledge.David, P. A. (1985). Clio and the economics of QWERTY. The American Economic Review.Granovetter, M. (1973). The strength of weak ties. American Journal of Sociology.Hawking, S. (n.d.). The 21st century will be the century of complexity. [Attributed quote; primary source unavailable].O'Mara, S. (2019). In praise of walking: A new scientific exploration. W. W. Norton & Company.Roberts, D. (Host). (2025). Jarrett Walker on what makes good transit [Audio podcast episode]. In Volts.Storper, M., & Scott, A. J. (2016). Current debates in urban theory: A critical assessment. Urban Studies.Waldinger, R., & Schulz, M. (2023). The good life: Lessons from the world's longest scientific study of happiness. Simon & Schuster.Walker, J. (2011). Human transit: How clearer thinking about public transit can enrich our communities and our lives. Island Press.West, G., & Bettencourt, L. M. A. (2010). A unified theory of urban living. Nature.Young, M. (2025). My miserable week in the ‘happiest country on earth'. The New York Times Magazine. This is a public episode. If you would like to discuss this with other subscribers or get access to bonus episodes, visit interplace.io

Ever felt like someone pulled your battery out mid-sentence? One minute you're go-go-go, and the next—you're a human puddle on the couch, brain offline, soul buffering. That, my friend, is an ADHD energy shutdown—a deeply misunderstood, very real experience where our nervous system essentially throws up the "Closed for Business" sign.

Last month, working groups presented policy ideas to make the zoning reform better.

What's the latest with planning and zoning in Fairfield? Alexis Harrison of the Planning and Zoning and friend of WICC, joined Melissa at the WICC Brown Roofing Melissa In The Morning Diner Tour! Image Credit: Logo by Meghan Boyd, Edit by Eric Urbanowicz

The I Love CVille Show headlines: City Asks Judge To Halt New Zoning Ordinance Lawsuit Will NZO Be One Of CVille's Top Policy Failures Ever? Greystar Damages Rivanna Trail W/ Old Ivy Project Are AlbCo Supervisors Out Of Touch With Headwinds? CARR Q1, 2025 Report: News, Notes & Tidbits Spend $25, Get $50 To Spend Coupons Are Back Ratcliffe: “Brian O'Connor Not Leaving For Miss St.” Downtown Office For Rent: $395 Per Month W/ Utilities Read Viewer & Listener Comments Live On-Air The I Love CVille Show airs live Monday – Friday from 12:30 pm – 1:30 pm on The I Love CVille Network. Watch and listen to The I Love CVille Show on Facebook, Instagram, Twitter, LinkedIn, iTunes, Apple Podcast, YouTube, Spotify, Fountain, Amazon Music, Audible, Rumble and iLoveCVille.com.

Gloucester County has a rich history tied to our many waterways. To fish, oyster, crab and boat has long been part of our culture. However, zoning laws along many of our shorelines don't support these historic uses - and that oversight has sometimes led to tension between our water-based businesses and our residents.How can we preserve and protect our beautiful shorelines, while also encouraging their economic potential?We've brought on board a grant-funded researcher to get community input on this issue, and make recommendations for potential future laws. This is the moment to weigh in on how you view, and interact with, Gloucester's waterfront!TAKE THE SURVEY: https://s.surveyplanet.com/q0pshh3sCall Planning, Zoning & Environmental Programs: 804-693-1224

It was a marathon seven-hour meeting but SK Hynix got zoning approval for its massive semiconductor plant. West Lafayette residents were concerned about the project being too close to houses. And New Haven debuts a new development initiative.

Update on the Downtown Monmouth Beautification Project, Discussion on the Proclamation of National Police Week and the newly elected officials to the Monmouth City Council, Discussion on the presentation of the Maple City Centerpiece project for Downtown Monmouth, Discussion on requests from personnel on traffic concerns and a liquor license, and Discussion on the FOIA Officer appointment, Building and Zoning report, Woodard and Curran monthly report, and on the Ordinance Amending the Composition of the Monmouth Police Department.

This climate caucus electeds webinar is recorded at thd green antler's waterfowl podcast desk on April 4th, 2024.

7. Ordinances, Resolutions, & Proclamations:A. Mayoral Proclamation: Declaring Skagway's 2025 Pride FestivalB. Public Hearing, Second Reading, and Adoption of Ordinance No. 25-01: Amending Title 19Planning and Zoning to Remedy Issues in Chapter 19.04 Zoning Regulations, Define InternallyLighted Signs, and Clarify Enforcement Procedures for Signage ViolationsC. Public Hearing, Second Reading, and Adoption of Ordinance No. 25-03: Revising Public Hearingand Appeals Procedures Under Titles 19 and 20D. Public Hearing, Second Reading, and Adoption of Ordinance No. 25-05: Amending SkagwayMunicipal Code 3.01 to Clarify the Mayor's Ceremonial Role and Duty to Execute OfficialDocuments, and Require Appointment of an Assembly Member as Mayor Pro TemE. Introduction and First Reading of Ordinance No. 25-06: Amending the Sales Tax Code to Providefor a 2% -Percent Seasonal Sales Tax Increase for the Purpose of Offsetting the Cost of MunicipalWater, Wastewater and Solid Waste Fees for Most Users and Funding Critical MunicipalInfrastructure Projects; and Directing the Borough Clerk to Place a Ballot Proposition on theOctober 7, 2025 Regular Election Ballot Regarding this IncreaseF. Introduction and First Reading of Ordinance No. 25-07: Amending the FY25 Budget to Provide forMicrosoft Office 365 Subscriptions Based on Current User NumbersG. Introduction and First Reading of Ordinance No 25-08: Amending the FY25 Budget to AppropriateFunds for a Seasonal Firefighting Position to Support Emergency Services in DyeaH. Public Hearing and Adoption of Resolution No. 25-12R: Amending Resolution No. 22-37RProviding a Policy for Community Funding GrantsI. Public Hearing and Adoption of Resolution No. 25-13R: Supporting a Federal Advocacy Trip toWashington, D.C. and Authorizing Representation8. Unfinished Business:9. New Business:A. Approval of Visitor Use Management ProposalB. Approval of Clinic Board of Directors Funding ProposalC. Selection of Delegation for Federal Advocacy Trip to Washington, D.C.D. Rescheduling of Board of Appeals Public HearingsPacket

Why is zoning so opaque, and what if making it more accessible could unlock the future of our cities?Quang Truong, architect and founder of UrbanForm, joins Most Podern to unpack how zoning works, why it became so complex, and what it will take to make it transparent, legible, and collaborative. From trophy architecture in New York to building tools in Portland, Quang shares his journey from chasing prestige to reshaping the systems that shape our neighborhoods. He explains why zoning isn't neutral, how bad actors weaponize complexity, and why he believes the built environment needs a new alliance between architects, planners, and developers.Subscribe to Most Podern on:Spotify - https://open.spotify.com/show/3zYvX2lRZOpHcZW41WGVrpApple Podcasts - https://podcasts.apple.com/us/podcast/most-podern-podcast/id1725756164Youtube - https://www.youtube.com/@MostPodernInstagram - https://www.instagram.com/most.podernLinkedIn - https://www.linkedin.com/company/most-podernKeywordszoning, urban development, architecture, community, Urban Form, zoning codes, housing, city planning, collaboration, urban planning,Chapters00:00 The Journey from New York to Portland09:24 Understanding Zoning and Its Impact on Architecture12:25 The Evolution of Client Relationships in Architecture15:26 Navigating the Challenges of Urban Development18:34 The Role of Technology in Modern Architecture24:30 The Shift in Development Dynamics27:33 Zoning as a Common Language30:41 Understanding the Complexity of Zoning35:05 The Power Dynamics in Zoning37:36 Urban Form: Decoding Zoning42:21 Who Benefits from Zoning?45:36 Opening Zoning to the Public49:41 The Ideal Zoning System55:41 Navigating Zoning Challenges57:56 The Role of Zoning in Community Development01:01:30 Architects and the Design Conversation01:06:55 The Complexity of Zoning Regulations01:10:55 The Future of Urban Development01:25:00 A Post-Rational Era in Urban PlanningLinksUrbanFormQuang Truong, AIADiller Scofidio + Renfro (DSR)The BroadNBCUniversalThe Economics of Zoning Laws - William A. FischelHugh Ferriss

Kallan Welsh joins us to discuss the series of laws that you know are bad but are so vastly worse than you ever imagined, on every level, that you will be very, very happy you listened to this episode. Zoning sounds like a boring topic but that's how they want you to think. Sponsors: Federated Computer: Code: WOODS & ElevenFreebies.com Guest's Twitter: @ExtremeYimby Show notes for Ep. 2636

What do you do when your biggest investment project hits an 18-month wall?   In this solo episode, I take you behind the scenes of one of my toughest real estate experiences yet. I open up about the realities of dealing with zoning changes, financial pressure, and self-doubt while trying to push forward a stalled project. It wasn't easy navigating capital constraints and uncertain city approvals—but it taught me a lot.   This episode is not just a story. It's a reminder that some setbacks aren't failures—they're just delays. If you're waiting on variables outside your control, focus on what you can prepare. From redesigning your proforma to modeling returns and fostering city relationships, there's still work to be done in the waiting. And most of all, be kind to yourself while you're in it.   —   Tired of spreadsheets and admin headaches in your rental business?   If you're a real estate investor looking to simplify operations and grow your portfolio, Kompas is your new best friend. This all-in-one property management and accounting software helps you automate the tedious stuff—like receivables, renewals, and leasing—so you can focus on creating value.   Boost your cash flow, improve your NOI, cut down back-office work, and scale with confidence.  

What does being an introvert in a profession centered on community and collaboration mean? For Katelynn Morgenstern, AICP, Director of Planning and Zoning in Kennett Township, Pennsylvania, navigating networking and building a brand used to feel daunting—until she discovered the power of social media to build authentic connections, explore planning passions beyond her day job, and grow her confidence. Through her online persona @CityPlannerKate, Katelynn cultivated a meaningful network that helped her engage in person with more ease, while exploring under-addressed topics like equity and hostile architecture. On this episode of People Behind the Plans, APA Editor in Chief Meghan Stromberg sits down with Kate at the NPC25 in Denver to talk about her journey from overwhelmed first-time conference attendee to confident speaker and thought leader. They explore how social media can be a powerful tool for introverted planners, why authenticity matters more than algorithm hacks, and how to stay connected while protecting your well-being. Episode URL: https://planning.org/podcast/katelynn-morgenstern-aicp-on-planning-social-media-and-finding-your-voice-as-an-introvert/

When a city proposes zoning changes, how do you know whether they'll be effective? Aaron Barrall shares how we approached the problem in Los Angeles, with lessons for similar upzoning efforts around the world. This is the second episode in a two-part conversation.Show notes:Barrall, A., & Phillips, S. (2024). CHIPing In: Evaluating the effects of LA's Citywide Housing Incentive Program on neighborhood development potential. UCLA Lewis Center for Regional Policy Studies.YouTube recording of Aaron's and Shane's presentation at UCLA on the report's findings.Wikipedia article about the États-Unis neighborhood in Lyon, France.Episode 20 of UCLA Housing Voice: French Social Housing and the SRU Law with Magda Maaoui.Monkkonen, P., Carlton, I., & Macfarlane, K. (2020). One to Four: The market potential of fourplexes in California's single-family neighborhoods. UCLA Lewis Center for Regional Policy Studies.Gabriel, S., & Kung, E. (2024). Development Approval Timelines, Approval Uncertainty, and New Housing Supply: Evidence from Los Angeles. SSRN.Manville, M., Monkkonen, P., Gray, N., & Phillips, S. (2023). Does discretion delay development? The impact of approval pathways on multifamily housing's time to permit. Journal of the American Planning Association, 89(3), 336-347.Hilgard Analytics 2024 update on City of Los Angeles housing permitting.Dillon, L. (Nov 18 2024). Los Angeles rezoning plan won't spur enough new housing, report finds. Los Angeles Times.Summary of California Senate Bill 79 (2025).Information on California Assembly Bill 647 (2025).Barrall, A., & Monkkonen, P. (2024). The Fair Housing Land Use Score in California: An Evaluation of 199 Municipal Plans. UCLA Lewis Center for Regional Policy Studies.

The I Love CVille Show headlines: What Can AlbCo Learn From CVille Zoning Disaster? AlbCo Supes Out Of Touch W/ 4-cent Tax Rate Bump? CVille City v. AlbCo: Most Upside For Rest Of 2025? Should Downtown Mall Streets Be Closed To Cars? Tom Tom Shows DORA Could Work On Downtown Mall An Insider's Look At “The Lawn” At UVA Charlottesville Business Brokers Has Cash Buyers Office For Rent $475 Monthly All Utilities Included Read Viewer & Listener Comments Live On-Air The I Love CVille Show airs live Monday – Friday from 12:30 pm – 1:30 pm on The I Love CVille Network. Watch and listen to The I Love CVille Show on Facebook, Instagram, Twitter, LinkedIn, iTunes, Apple Podcast, YouTube, Spotify, Fountain, Amazon Music, Audible, Rumble and iLoveCVille.com.

State of the Bay discusses Mayor Lurie's new "family zoning" plan, delves into the effect of tariffs on Bay Area businesses and learns about Bay Area dance week.

Ald. Leni Manaa-Hoppenworth, 48th Ward, joins Lisa Dent to discuss a proposed ordinance that would change the zoning on Broadway from Montrose to Devon Avenues. Ald. Manaa-Hoppenworth shares how the changes would affect the surrounding communities.

In this conversation, John Harcar interviews Hunter Pogo, a real estate entrepreneur specializing in vacant land investment. Hunter shares his journey from wholesaling to land flipping, discussing the strategies he employs to find and acquire land, the importance of understanding zoning laws, and the pros and cons of investing in land compared to traditional real estate. He also highlights common mistakes new investors make and offers valuable resources and advice for those looking to enter the land market. The discussion concludes with insights into Hunter's future business plans and the unique challenges he faces in the industry.   Professional Real Estate Investors - How we can help you: Investor Fuel Mastermind:  Learn more about the Investor Fuel Mastermind, including 100% deal financing, massive discounts from vendors and sponsors you're already using, our world class community of over 150 members, and SO much more here: http://www.investorfuel.com/apply   Investor Machine Marketing Partnership:  Are you looking for consistent, high quality lead generation? Investor Machine is America's #1 lead generation service professional investors. Investor Machine provides true ‘white glove' support to help you build the perfect marketing plan, then we'll execute it for you…talking and working together on an ongoing basis to help you hit YOUR goals! Learn more here: http://www.investormachine.com   Coaching with Mike Hambright:  Interested in 1 on 1 coaching with Mike Hambright? Mike coaches entrepreneurs looking to level up, build coaching or service based businesses (Mike runs multiple 7 and 8 figure a year businesses), building a coaching program and more. Learn more here: https://investorfuel.com/coachingwithmike   Attend a Vacation/Mastermind Retreat with Mike Hambright: Interested in joining a “mini-mastermind” with Mike and his private clients on an upcoming “Retreat”, either at locations like Cabo San Lucas, Napa, Park City ski trip, Yellowstone, or even at Mike's East Texas “Big H Ranch”? Learn more here: http://www.investorfuel.com/retreat   Property Insurance: Join the largest and most investor friendly property insurance provider in 2 minutes. Free to join, and insure all your flips and rentals within minutes! There is NO easier insurance provider on the planet (turn insurance on or off in 1 minute without talking to anyone!), and there's no 15-30% agent mark up through this platform!  Register here: https://myinvestorinsurance.com/   New Real Estate Investors - How we can work together: Investor Fuel Club (Coaching and Deal Partner Community): Looking to kickstart your real estate investing career? Join our one of a kind Coaching Community, Investor Fuel Club, where you'll get trained by some of the best real estate investors in America, and partner with them on deals! You don't need $ for deals…we'll partner with you and hold your hand along the way! Learn More here: http://www.investorfuel.com/club   —--------------------

When a city proposes zoning changes, how do you know whether they'll be effective? Aaron Barrall shares how we approached the problem in Los Angeles, with lessons for similar upzoning efforts around the world.Show notes:Barrall, A., & Phillips, S. (2024). CHIPing In: Evaluating the effects of LA's Citywide Housing Incentive Program on neighborhood development potential. UCLA Lewis Center for Regional Policy Studies.YouTube recording of Aaron's and Shane's presentation at UCLA on the report's findings.Monkkonen, P., Manville, M., Lens, M., Barrall, A., & Arena, O. (2023). California's Strengthened Housing Element Law: Early Evidence on Higher Housing Targets and Rezoning. Cityscape, 25(2), 119-142.Elmendorf, C. S., Biber, E., Monkkonen, P., & O'Neill, M. (2020). Making It Work: Legal Foundations for Administrative Reform of California's Housing Framework. Ecology Law Quarterly, 47(4), 973-1060.Episode 59 of UCLA Housing Voice: The Costs of Discretion with Paavo Monkkonen and Mike Manville.Episode 79 of UCLA Housing Voice: Who Pays For Inclusionary Zoning with Shane Phillips.

In this episode of Infill, YIMBY Law's Executive Director, Sonja Trauss, sits down with Sara Bronin—architect, attorney, professor, and author—for a deep dive into the rules that shape where and how we live. They discuss findings from the National Zoning Atlas, the power of local zoning codes, and how land use policy affects everything from housing affordability and environmental sustainability to food systems and even nightlife. Tune in to hear how zoning has been used to block housing, how it's tied to segregation and climate change, and how rethinking it at all levels of government could unlock more equitable and livable communities. Sonja and Sara also discuss what it's like to build a nationwide zoning map, why seemingly small rules like minimum unit sizes matter, and how advocates everywhere can put zoning data to work to create more abundant housing for all of us! Tune in to hear the discussion. Read Key to the City:  https://wwnorton.com/books/key-to-the-cityLearn more about the National Zoning Atlas: https://www.zoningatlas.org/Learn more about YIMBY Action: https://yimbyaction.org/Follow YIMBY Action on Instagram: https://www.instagram.com/yimbyaction/Follow YIMBY Action on BlueSky: https://bsky.app/profile/yimbyaction.bsky.socialFollow YIMBY Action on Facebook: https://www.facebook.com/yimbyaction/

In this episode of Peachtree Corners Life, host Rico Figliolini sits down with City Manager Brian Johnson for a high-energy, no-holds-barred conversation on the city's future. With big moves happening across Tech Park, Peachtree Corners Circle, and the Forum area, this discussion dives into the city's strategy for smart growth, safety, and innovation.Brian shares updates on proposed roundabouts, equity-driven housing developments, the transformation of aging office space, and how the city is positioning itself as a hub for autonomous vehicles and drone delivery.From bold rezoning efforts to a proactive stance on data center development, this is a must-listen for residents, businesses, and anyone interested in the smart evolution of one of Metro Atlanta's most innovative cities.

Producer Breana Miller calls Division staff members—some of whom are previous guests—to answer listener-submitted questions related to the Lead Hazard Control Program, the importance of verifying your contractor's license credentials, the necessity of building permits, the zoning compliance requirements for in-home daycares, and an explanation of why we use the Develop901 Citizen Portal. The final question is answered with second-time, in-studio guest Deputy Director Nidia Logan-Robinson.Have questions for any of the featured staff members? Email them to buildingbeat@memphistn.gov, and you'll get an answer on a future episode

Knox County school board Chair Betsy Henderson confirmed she's running for county mayor in 2026. Scott takes a look at what her entry into the Republican Party primary means in the race. Speaking of the GOP, he also talks about former state Rep. Martin Daniel's election as county Republican chair, as well as current Knox County Mayor Glenn Jacobs' warning to county commissioners about zoning decisions and the Tennessee Valley Fair search for a. future new home. Scott also previews meetings of the Knox County Board of Education and the Knoxville-Knox County Planning Commission.

CTL Script/ Top Stories of April 4th Publish Date: April 4th   Pre-Roll: From the Ingles Studio Welcome to the Award-Winning Cherokee Tribune Ledger Podcast  Today is Friday, April 4th and Happy Birthday to Robert Downey Jr. ***04.04.25 - BIRTHDAY – ROBERT DOWNEY JR*** I’m Peyton Spurlock and here are the stories Cherokee is talking about, presented by Times Journal Roundabout to Replace Four-Way Intersection in Ball Ground Canton Police Investigating Fatal Crash Cherokee County Puts Pause on Gas Stations and Convenience Stores Plus, Leah McGrath from Ingles Markets on seed oils We’ll have all this and more coming up on the Cherokee Tribune-Ledger Podcast, and if you’re looking for Community news, we encourage you to listen and subscribe!  Commercial: MILL ON ETOWAH REV GENERIC_FINAL STORY 1: Roundabout to Replace Four-Way Intersection in Ball Ground A $3.2 million roundabout is set to replace the four-way stop at Ball Ground Highway and Howell Bridge Road to address safety and congestion issues. The Cherokee County Board of Commissioners approved the project, awarding the contract to Wilson Construction Management, the lowest bidder. Construction, in partnership with the city of Ball Ground, begins in May and will take about a year, with intermittent lane closures. Funded by SPLOST and a $500,000 GDOT grant, the roundabout also marks the first phase of the Ball Ground Bypass project. STORY 2: Canton Police Investigating Fatal Crash The Canton Police Department is investigating a fatal crash involving a tractor-trailer and an SUV on Riverstone Parkway near the I-575 southbound on-ramp. Emergency responders quickly arrived, and the interstate was temporarily closed for investigation and cleanup. The roadway has since reopened, but the cause of the crash remains under investigation. Police Chief Marty Ferrell expressed condolences to the victim's family and urged anyone with information to contact the Special Operations Division at 770-720-4883. STORY 3: Cherokee County Puts Pause on Gas Stations and Convenience Stores Cherokee County has enacted a 90-day moratorium on new applications for gas stations, convenience stores, and car washes in unincorporated areas. Approved unanimously by the Board of Commissioners, the pause allows time to assess zoning and placement of these businesses, particularly along the Highway 92 corridor, which already has nine under construction. Existing permits are unaffected. A public hearing will follow the moratorium to decide on potential extensions or new regulations. Commissioner Corey Ragsdale emphasized the need to address public concerns and better plan future developments. Mobile car wash businesses are exempt from the moratorium. We have opportunities for sponsors to get great engagement on these shows. Call 770.874.3200 for more info.    Break: STORY 4: Cherokee County School Nutrition Recognized at State Event The Cherokee County School District’s School Nutrition program was recognized statewide for its use of Georgia-grown fresh food. Celebrated during Georgia Ag Week by Agriculture Commissioner Tyler Harper, CCSD was one of 10 districts honored. Tina Farmer, CCSD’s executive director of School Nutrition, and Jessica Emmett, Culinary Specialist, attended the event, which featured a lunch and cooking demo by 2025 Georgia Grown Chef Carlos Granderson, showcasing local ingredients. STORY 5: Industrial Park Coming to Ball Ground Highway Cherokee County has approved a 35.74-acre rezoning for a 150,000-square-foot industrial park near Ball Ground Highway and the Cherokee County Regional Airport. The development, by Ball Ground Business Park, LLC, will feature three 50,000-square-foot buildings and 411 parking spaces. Zoned as a "workplace center," it aligns with the county's vision for light industrial use. Access will be from Ball Ground Highway, with no entry via Allison Lane. Conditions include adding turn lanes per a traffic study and requiring another study if the site expands beyond 150,000 square feet. Zoning buffers will separate it from nearby agricultural properties. Commercial: And now here is Leah McGrath from Ingles Markets on seed oils *** INGLES ASK LEAH (SEED OILS)*** We’ll have closing comments after this.   COMMERCIAL: Ingles Markets 10   SIGN OFF –   Thanks again for hanging out with us on today’s Cherokee Tribune Ledger Podcast. If you enjoy these shows, we encourage you to check out our other offerings, like the Cherokee Tribune Ledger Podcast, the Marietta Daily Journal, or the Community Podcast for Rockdale Newton and Morgan Counties. Read more about all our stories and get other great content at www.tribuneledgernews.com Did you know over 50% of Americans listen to podcasts weekly? Giving you important news about our community and telling great stories are what we do. Make sure you join us for our next episode and be sure to share this podcast on social media with your friends and family. Add us to your Alexa Flash Briefing or your Google Home Briefing and be sure to like, follow, and subscribe wherever you get your podcasts. Produced by the BG Podcast Network Show Sponsors: www.ingles-markets.com Etowah Mill #NewsPodcast #CurrentEvents #TopHeadlines #BreakingNews #PodcastDiscussion #PodcastNews #InDepthAnalysis #NewsAnalysis #PodcastTrending #WorldNews #LocalNews #GlobalNews #PodcastInsights #NewsBrief #PodcastUpdate #NewsRoundup #WeeklyNews #DailyNews #PodcastInterviews #HotTopics #PodcastOpinions #InvestigativeJournalism #BehindTheHeadlines #PodcastMedia #NewsStories #PodcastReports #JournalismMatters #PodcastPerspectives #NewsCommentary #PodcastListeners #NewsPodcastCommunity #NewsSource #PodcastCuration #WorldAffairs #PodcastUpdates #AudioNews #PodcastJournalism #EmergingStories #NewsFlash #PodcastConversations See omnystudio.com/listener for privacy information.

What does it really take to transform a city block? In this episode, I sit down with Jordan Owen, partner at Mondev, to talk about the five-year journey to redevelop L'ilot vaoyageur in Montreal. From stalled city tenders to innovative partnerships, we get into how this 1,000-unit project finally moved forward—with half of the units dedicated to social and affordable housing.   We also talk about the real risks developers take—zoning delays, red tape, shifting markets—and why long-term thinking is non-negotiable in real estate. Jordan shares how Mondev's team managed to weather the recent storms in the industry without overpaying for land or overleveraging. It's a clear look at how discipline and strategy play out in real time.   To close, Jordan shares how automation and custom-built tools help streamline their prospecting process. He reminds us that behind every building, there's not just capital—but creativity, patience, and a deep love for the process.   What you will learn if you listen to the episode:   - How to build affordable housing in Montreal - The real risks of real estate development - Zoning problems every developer faces - What it takes to redevelop a city block - Long-term thinking in real estate investing - How developers use AI and automation for property deals - Why Montreal real estate needs new housing projects   SUPPORT US ON PATREON!    patreon.com/realestateeffect and become a part of our real estate family! You'll get access to exclusive content, monthly virtual meetings [Ask me anything!], special events, and more!   And please subscribe to the show, share it with a friend and send us feedback. Visit www.realestateeffect.ca and follow me on IG @monsaxel   Connect with Axel Monsaingeon:   Linkedin - https://www.linkedin.com/in/axel-monsaingeon-42577b28/ Website - https://www.realestateeffect.ca/ Facebook - https://www.facebook.com/realestateeffect/ Instagram - https://www.instagram.com/veryrealestateeffect/ Youtube - https://www.youtube.com/channel/UCc8EYrmO1aVvVIgwT7AfNFw   Connect with Jordan Owen:   Website: https://www.mondev.ca/ Instagram: @jordan_v_owen | @mondev.ca   Do you have any questions about your real estate journey?   Whether you're curious about navigating the complexities of development projects, dealing with financial challenges, or anything in between, I'm here to delve into the topics that matter most to you.    I invite you to submit your questions by visiting our website at https://www.realestateeffect.ca/ and clicking on the 'Send Voicemail' widget on the right side.   Your inquiries will help shape our upcoming episodes, ensuring we cover the real estate issues you're most interested in.

04/03/25 Board of Zoning Appeals by City of Lawrence

We welcome back Dr. Jason Knight, an Associate Professor in Buffalo State's College of Government, Planning, and Philosophy. He recently published a report called "Developing Opportunity: Aligning Zoning with Affordable Housing Needs".

In this episode of New Frontiers, host Paul Johnson is joined by economist Elliott Pollack, columnist Bob Robb, and professor Henry Thompson to explore one of America's most urgent issues: housing affordability. Together, they dig into how city zoning laws, regulatory delays, and supply constraints have fueled a housing crisis – and why homelessness, economic stagnation, and unaffordability are all symptoms of a deeper policy failure.Through compelling analysis, real-world examples, and expert commentary, the panel discusses Arizona's unique housing landscape and how it reflects national trends. With bipartisan legislative efforts gaining momentum, the episode explores whether change can happen at the city level – or if it must come from the state legislature to break through entrenched local resistance.Topics Discussed in This Video:- The Economic Truth About Supply and Demand: The panel dissects the basic economic principle that more housing supply leads to lower costs—and why some skeptics still resist this truth despite overwhelming data.- Zoning and Regulation: A Hidden Driver of the Crisis: Learn how local zoning restrictions, permitting delays, and aesthetic requirements are choking supply and pushing costs up—impacting everyone from essential workers to young families.- Homelessness: A Housing Problem?: The guests discuss research suggesting that a shortage of available homes, not just mental health or substance abuse, is a major driver of homelessness—and why a broader supply strategy may be the only scalable solution.- Who Holds the Power to Fix This?: While cities often resist reforms, the Arizona legislature has begun considering powerful, bipartisan measures to free the housing market. Will they succeed where local governments have stalled?- The Case for Home Ownership: Beyond economics, the panel emphasizes the social and cultural value of home ownership, showing how it can create financial stability, family roots, and long-term opportunity.

On this episode of Mormonish Podcast, Rebecca and Landon are joined by Nemo the Mormon to discuss a hot button issue in the McKinney Texas Temple scenario, the United Methodist Church Bell Tower ordinance. This issue is very easy to misunderstand so we take everyone carefully through the Fairview Town Council and Fairview Planning & Zoning Board meeting minutes step by step. Our hope to clarify the confusion and help everyone understand what actually happened with the United Methodist bell tower over the last 18 years. The LDS church seems to want to use this as precedence that would allow them to build a 173 ft tall steeple. In the simplest terms, while the town council back in the day did comment that they didn't have a problem with the belltower, they then would have followed the process to send the plan back to Planning & Zoning to work on issues related to codes like the height and decibel of the bells.Nothing was approved, nothing was signed with final signatures for height and decibel and the tower was never built. Eleven years later the Methodist church built a much smaller tower. (This episode originally aired last year but the "bell tower defense" continues to be used over and over by faithful Mormons. It's important to understand the truth.)Thank you so much for watching Mormonish Podcast!***How to DONATE to Mormonish Podcast: If you would like to help financially support our podcast, you can DONATE to support Mormonish Podcast here: Mormonish Podcast is a 501(c) (3) https://donorbox.org/mormonish-podcast ****WE HAVE MERCH! **** If you'd like to purchase Mormonish Merch, you can visit our Merch store here: https://www.etsy.com/shop/mormonishmerch We appreciate our Mormonish viewers and listeners so much! Don't forget to LIKE and SUBSCRIBE to Mormonish Podcast! Contact Mormonish Podcast: mormonishpodcast@gmail.com #mormonish #lds #mormon #exmormon #postmormon #religion #news, #ldschurch #comeuntochrist #churchofjesuschrist #churchofjesuschristoflatterdaysaints #byu #byui #josephsmith #comefollowme #polygamy #bookofmormon #becauseofhim #hearhim #ldstempleFAIR USE DISCLAIMER All Media in this video (including the thumbnail) is used for the purpose of review and critique. The images in the thumbnail are used as the primary means of visually identifying the subject matter of the video.

A recent bill moving the Metro Historic Zoning Commission under the auspices of the Planning Department sparked unanticipated levels of controversy over the past few weeks. Why? And how does that tie into larger discussions about Nashville's housing crisis? WPLN Metro reporter Cynthia Abrams joins executive producer Whitney Pastorek to explain. Want some more City Cast Nashville news? Then make sure to sign up for our Hey Nashville newsletter.  Follow us @citycastnashville You can also text us or leave a voicemail at: 615-200-6392⁩ Interested in advertising with City Cast? Find more info HERE.

Sam Oshtry joins Sean Brace for the entire first hour of the #DailyTicket to talk all things #Sweet16. 

Mark and Dr. Joe delve into the complexities of the housing crisis, discussing the social and biological implications of housing, the impact of zoning laws, and the challenges posed by NIMBYism. They explore innovative solutions such as accessory dwelling units and the potential for repurposing office buildings into residential spaces. The conversation emphasizes the need to reframe perceptions of affordable housing and the importance of community involvement in addressing these issues. This episode was originally heard on Me & Dr. Joe Takeaways Housing is a fundamental need, essential for safety and community. Zoning laws significantly impact housing density and availability. NIMBYism can reflect a fear of change and loss of community identity. Innovative housing solutions can include repurposing existing structures. Affordable housing should be reframed to include essential community workers. Community engagement is crucial in addressing housing challenges. The biological response to housing changes can trigger resistance. Understanding the social domain can help mitigate housing issues. Legislation can mandate changes in housing policy for community benefit. Collaboration and open dialogue are key to finding housing solutions. Chapters 01:37 Exploring the Social and Biological Domains of Housing 10:50 The Impact of Zoning Laws on Housing Density 19:00 NIMBYism and Community Resistance to Change 25:45 Innovative Solutions for Housing Crisis 32:08 Reframing Affordable Housing Perceptions Affiliate Links: Unleashing the Power of Respect: The I-M Approach by Joseph Shrand, MD This episode is brought to you in part by SecuriTitle, a fractional paralegal service assisting with all things real estate in Massachusetts and New Hampshire.

MDJ Script/ Top Stories for March 5th Publish Date:  March 5th    Commercial: From the BG Ad Group Studio, Welcome to the Marietta Daily Journal Podcast.    Today is Wednesday, March 5th and Happy Birthday to Andy Gibb ***03.05.25 - BIRTHDAY – ANDY GIBB*** I’m Keith Ippolito and here are the stories Cobb is talking about, presented by Times Journal Early Voting in Cobb Commission Runoff Underway Cobb to Consider Gas Station, Drive-Thru on Austell Road Cobb and Douglas Public Health wants to expand services, but federal funding has grown more uncertain All of this and more is coming up on the Marietta Daily Journal Podcast, and if you are looking for community news, we encourage you to listen and subscribe!  BREAK: Ingles Markets 5 STORY 1: Early Voting in Cobb Commission Runoff Underway Early voting for the March 11 runoff in Cobb County’s District 2 special primary election has begun, with Democrats Erick Allen and Dr. Jaha Howard competing for the seat formerly held by Jerica Richardson. Neither candidate secured over 50% in the February primary. Key voter concerns include zoning, transportation, and LGBTQ+ rights. Early voting runs through March 7 at two locations, with Election Day on March 11. The winner will face Republican Alicia Adams on April 28. The election redo, ordered after a court ruling on district maps, could cost taxpayers $1.5 million. STORY 2: Cobb to Consider Gas Station, Drive-Thru on Austell Road The Cobb County Planning Commission will review a proposal for a gas station, convenience store, retail spaces, and a drive-thru restaurant on Austell Road near Pat Mell Road. The 3.83-acre site will replace an existing water damage recovery business with two new buildings: a 5,000-square-foot convenience store with eight fuel stations and attached retail spaces, and a 2,200-square-foot fast-food restaurant. The convenience store will operate 24/7, while other spaces will run 6 a.m. to 10 p.m. Zoning staff supports the plan, recommending a 20-foot landscape buffer and lighting plans to protect nearby residential areas. STORY 3: Cobb and Douglas Public Health wants to expand services, but federal funding has grown more uncertain Lisa Crossman, deputy director of Cobb and Douglas Public Health, is focused on improving health services in South Cobb, where many residents lack insurance, healthy food options, and mental health resources. Plans include a $17.5 million health center offering services like cancer screenings, mental health care, and a food pantry. Federal funding delays, including $3 million from Sen. Jon Ossoff, threaten the project’s timeline. Local nonprofits like Sweetwater Mission and the Center for Family Resources support the initiative, emphasizing its importance for underserved residents. Crossman is seeking alternative funding to avoid significant delays, aiming for a 2026 opening. We have opportunities for sponsors to get great engagement on these shows. Call 770.799.6810 for more info.    Break: STORY 4: The Avenue West Cobb kicks off spring with first ever Bloom Campaign The Avenue West Cobb in Marietta is hosting BLOOM, a month-long eco-friendly event series from March 15 to April 22, celebrating spring and sustainable living. Highlights include: - **World Water Day** (March 22): Free water bottles, goodie bags, and donations benefiting Pure Water for the World, with a $100 gift card giveaway. - **Spring Fashion Preview** (March 24-28): Showcasing spring collections from retailers like J. Jill and Altar’d State, with giveaways and promotions. - **Spring Festival** (April 17): Family-friendly activities like an Easter egg drop, scavenger hunt, face painting, and a petting farm. Local artist Sheena Yoe will also display her spring-inspired art collection. Visit avenuewestcobb.com/bloom for details. STORY 5: High Court Upholds Conviction of Mableton Murderer The Georgia Supreme Court upheld the murder conviction of David Nesbit, who fatally shot Gregory Gabriel during a 2020 altercation at a Mableton gas station. Nesbit initiated the dispute, firing the first shot, while Gabriel, unable to flee, was struck twice and later died. Nesbit fled the scene but was arrested over a week later, indicted in 2021, and sentenced to 35 years in 2022. His appeal for a new trial, citing ineffective counsel and alleged prosecutorial misconduct, was denied, with the Supreme Court affirming the conviction on Tuesday. Break: STORY 6: 'A Social Thing': New Wine Tasting Room Coming to Austell Divinely Elegant Vines, a wine tasting room and bottle shop in downtown Austell, will open on March 15. Founded by Jessena and Michael Waldo, the space offers 12 wine varietals, locally-sourced charcuterie, and an intimate, educational wine experience. The 1,000-square-foot venue features dark red and black decor, an outdoor patio, and events like wine tastings, classes, and live entertainment. The Waldos aim to foster community and share their passion for wine, with plans to expand in the future. The grand opening includes live music, food, and wine giveaways. Visit www.divinelyelegantvines.com for details. STORY 7: Georgia Senate Republicans pass religious freedom law, raising concerns about discrimination The Georgia Senate passed the Religious Freedom Restoration Act (SB 36) on Tuesday in a 32-23 party-line vote. The bill requires courts to prioritize religious customs in disputes unless there’s a “compelling government interest.” Proponents, like Sen. Ed Setzler, argue it protects religious rights, citing cases from other states. Critics, including Sen. RaShaun Kemp, warn it could enable discrimination against LGBTQ individuals and others, as the bill lacks anti-discrimination protections. Similar legislation was vetoed in 2016 due to backlash from civil rights groups and businesses. SB 36 now heads to the Georgia House for consideration. Break: INGLES 6 Signoff-   Thanks again for hanging out with us on today’s Marietta Daily Journal Podcast. If you enjoy these shows, we encourage you to check out our other offerings, like the Cherokee Tribune Ledger Podcast, the Marietta Daily Journal, or the Community Podcast for Rockdale Newton and Morgan Counties. Read more about all our stories and get other great content at www.mdjonline.com Did you know over 50% of Americans listen to podcasts weekly? Giving you important news about our community and telling great stories are what we do. Make sure you join us for our next episode and be sure to share this podcast on social media with your friends and family. Add us to your Alexa Flash Briefing or your Google Home Briefing and be sure to like, follow, and subscribe wherever you get your podcasts. Produced by the BG Podcast Network Show Sponsors: www.ingles-markets.com #NewsPodcast #CurrentEvents #TopHeadlines #BreakingNews #PodcastDiscussion #PodcastNews #InDepthAnalysis #NewsAnalysis #PodcastTrending #WorldNews #LocalNews #GlobalNews #PodcastInsights #NewsBrief #PodcastUpdate #NewsRoundup #WeeklyNews #DailyNews #PodcastInterviews #HotTopics #PodcastOpinions #InvestigativeJournalism #BehindTheHeadlines #PodcastMedia #NewsStories #PodcastReports #JournalismMatters #PodcastPerspectives #NewsCommentary #PodcastListeners #NewsPodcastCommunity #NewsSource #PodcastCuration #WorldAffairs #PodcastUpdates #AudioNews #PodcastJournalism #EmergingStories #NewsFlash #PodcastConversations See omnystudio.com/listener for privacy information.

For more on the future of the Built Environment, subscribe to Most Podern on:Spotify - https://open.spotify.com/show/3zYvX2lRZOpHcZW41WGVrpApple Podcasts - https://podcasts.apple.com/us/podcast/most-podern-podcast/id1725756164Youtube - https://www.youtube.com/@MostPodernInstagram - https://www.instagram.com/most.podernLinkedIn - https://www.linkedin.com/company/most-podernSummaryAmerica was once a land of movement—both physical and economic. But today, we're stuck. In this episode of Most Podern, Alex Yuen, Minkoo Kang, and Libo Li sit down with historian and The Atlantic's deputy executive editor Yoni Appelbaum to discuss his new book, Stuck: How the Privileged and the Property Broke the Engine of American Opportunity. They explore how America's once-thriving culture of geographic and economic mobility has been stifled by restrictive zoning laws, exclusionary policies, and fear of change—making it harder for people to move and prosper. Yoni traces the history of zoning, from its origins to its role in today's housing crisis, and outlines three key solutions: standardizing zoning laws, legalizing diverse housing types, and embracing housing abundance. The conversation dives into the broader societal consequences of stagnation and why restoring mobility is crucial for a more America's future.LinksRead “Stuck”https://www.yoniappelbaum.com/https://x.com/YAppelbaumKeywordsUrban mobility, Housing crisis, Zoning laws, Single-family zoning, Affordable housing, Yoni Appelbaum, Stuck book, The Atlantic, Urban development, Housing policy, Economic mobility, Social mobility, NIMBY vs YIMBY, Housing affordability, Zoning reform, Urban planning, Gentrification, Real estate policy, Progressive housing policy, American citiesChapters00:00 The American Dream and Housing Ideals17:37 Generational Perspectives on Community Engagement20:12 The Impact of Mobility on Society22:57 Community Concerns vs. Housing Needs25:43 Mobility as a Fundamental Right28:16 Balancing Individual Agency and Community30:43 Proposed Solutions for Housing Challenges34:47 The Challenge of Change36:37 Learning from Global Examples38:40 The Role of Local Communities43:06 Shifting Mindsets on Growth47:35 The Importance of Mobility53:09 Reflections on the Current Era

We're excited to introduce a new miniseries, Planned Party, which will be airing once a month. It goes inside some of your questions on how Planning & Zoning can strengthen a community. Jamie Kanburoglu and Peyton Wiggins host. 

Discover all of the podcasts in our network, search for specific episodes, get the Optimal Living Daily workbook, and learn more at: OLDPodcast.com. Episode 2505: Lisa Merlo-Booth highlights the dangers of zoning out in relationships, emphasizing how emotional disconnection can damage intimacy and trust. She offers practical strategies to become more present, such as active listening, self-awareness, and intentional engagement. By making small but meaningful changes, partners can strengthen their connection and create deeper, more fulfilling relationships. Read along with the original article(s) here: https://lisamerlobooth.com/stop-zoning-out-in-your-relationships-and-start-being-presenttruly-present/ Quotes to ponder: "Being physically present while emotionally absent is a silent relationship killer." "When you check out, your partner feels alone even when you're sitting right next to them." "True presence requires intention, effort, and a willingness to engage in the moment." Learn more about your ad choices. Visit megaphone.fm/adchoices

A defining feature of America from its inception has been physical mobility. And that physical mobility has been the engine of social mobility. But we've seen a great deal of economic and social sclerosis over the past few decades. Our guest this week has studied how, for many people, America has ceased to be the land of opportunity. Yoni Appelbaum is a deputy executive editor of The Atlantic and a social and cultural historian of the U.S. He joins WITHpod to discuss how the idea of mobility has changed within the last century, how things might become less “stuck” and more. 

In this episode, Elise Lechtenberg and I dive into the fascinating world of foot zoning—exploring its origins, the benefits of integrating it with Western medicine, and the powerful experiences we've both had with this practice. We also discuss the resurgence of energy work and how it's helping people find balance and healing in new ways. Tune in for an insightful conversation on the impact of foot zoning and holistic wellness! I'd love to hear what you have to say about the episode including thoughts on the poetry and the topics that were discussed. You can email me at poetdelayed@gmail.com. My first book of poetry, My Mother Sleeps, is availabe for purchase at The King's English Bookshop (https://www.kingsenglish.com/search/author/%22Edgar%2C%20Scott%20R.%22) and Amazon.com (http://www.amazon.com/Scott-R.-Edgar/e/B0B2ZR7W41%3Fref=dbs_a_mng_rwt_scns_share) Holding my book at The King's English Bookshop https://files.fireside.fm/file/fireside-uploads/images/b/b1c4f464-ff8b-4fd1-8632-8c458a232c1a/olfoSxre.jpeg Special Guest: Elise Lechtenberg.

Sacramento, California, is at the forefront of zoning reform, tackling some of the biggest challenges in housing supply and affordability. Tom Pace, the city's director of community development, shares how the city has embraced policies to remove barriers to housing production, modernize outdated regulations, and promote sustainable growth. And, he offers ideas for how other places can approach zoning reform to build more equitable and livable communities. In this episode of People Behind the Plans, Pace shares insights on the city's ambitious approach to infill and transit-oriented housing, as well as how to eliminate parking requirements and simplify the approval process for new developments. He also reflects on the evolution of Sacramento's General Plan and how planners can balance community engagement with bold policy changes. Tune in for an in-depth discussion on the power of planning to shape more accessible and vibrant cities. Episode URL: https://planning.org/podcast/tom-pace-on-zoning-reform-and-housing-innovation-in-sacramento/

Moses Kagan has a unique take on real estate development and investing – and he's influenced my thinking substantially over the past couple of years.He is a highly successful syndicator, investor and developer with over $200 million in assets under management. He runs Adaptive Realty, having renovated over 100 multi-family buildings in Los Angeles, managing them in-house while specializing in the "indefinite hold” strategy for long-term wealth building.He is the Co-Founder of ReSeed, a platform offering long-term GP and LP capital, along with mentorship for emerging real estate operators nationwide.  He also hosts Reconvene, a highly regarded annual “unconference” for real estate operators and passive investors to connect and share knowledge. I attended last year, and it was awesome!And lastly, he is a Twitter personality and avid blogger, sharing valuable insights on real estate and business. I highly recommend you follow him.This is an excellent conversation about practical investment and real estate development philosophy, and I hope this conversation has as big of an impact on you as meeting Moses has on me!TAKEAWAYSHolding real estate indefinitely often leads to better investment outcomes than IRR-driven flipping.Traditional real estate models incentivize risky short-term decisions, while sustainable strategies benefit both investors and communities.Investors should focus on post-tax returns rather than pre-tax IRR, as tax considerations play a crucial role in long-term profitability.Wealthy families and patient capital partners are more aligned with indefinite hold strategies than institutional investors.Unlevered yield on cost and all-in price per square foot are key financial indicators for long-term real estate success.Building direct relationships and trust at scale is essential for securing capital, especially for indefinite hold investments.CHAPTERS00:00 Introduction to Real Estate Development Philosophy06:06 Understanding IRR and Its Implications11:55 The Importance of Long-Term Thinking in Real Estate17:59 Finding the Right Investors for Long-Term Strategies25:50 Investing with Wealthy Families and Professional Money Managers40:20 Understanding Capitalization and Investor Liquidity46:11 Building Trust and Relationships in Real Estate Investment55:41 Building Trust at Scale in Real Estate58:01 The Democratization of Capital Raising01:04:29 New Urbanism and Walkable Neighborhoods01:06:00 Challenges of Ground-Up Development01:09:03 Zoning and Building Code Challenges01:11:57 The Impact of Bureaucracy on Development01:14:07 Introducing ReSeed: Supporting Emerging Operators01:17:08 The Importance of Community in Real EstateCONNECT WITH MOSESX:https://x.com/moseskagan?ref_src=twsrc%5Egoogle%7Ctwcamp%5Eserp%7Ctwgr%5EauthorLinkedIn: https://www.linkedin.com/in/moses-kagan-2638ab2/Adaptive Realty: https://www.adaptiverealty.com/ ReSeed: https://reseedpartners.com/Moses Newsletter: https://kagansblog.com/blog/MENTIONED RESOURCESThe Fort Podcast Interview on ReSeed: https://www.thefortpod.com/videos/moses-kagan-rhett-bennett-co-founders-of-reseed-partners-the-y-combinator-for-re-operators/CONNECT WITH AUSTIN TUNNELLNewsletter:https://playbook.buildingculture.com/https://www.instagram.com/austintunnell/https://www.linkedin.com/in/austin-tunnell-2a41894a/https://twitter.com/AustinTunnellCONNECT WITH BUILDING CULTUREhttps://www.buildingculture.com/https://www.instagram.com/buildingculture/https://twitter.com/build_culturehttps://www.facebook.com/BuildCulture/SPONSORSThank you so much to the sponsors of The Building Culture Podcast!Sierra Pacific Windows: https://www.sierrapacificwindows.com/One Source Windows: https://onesourcewindows.com/

Today on the show, we have the weekly News Reel, where we talk to other local journalists about what they covered this week. We talk to Andrew Christiansen, reporter at the Moab Times-Independent, about the Moab Museum, whose director, Forrest Rodgers, was fired last week just days before a new exhibit on the history of uranium mining opens on Feb. 15. We also talk about the county's planning and zoning director, Amy Weiser, who recently resigned after just six months in the position. And we finish up with an update about new members of the county's Economic Opportunity Advisory Board. - Show Notes - • Moab museum board fires Rodgers; donor voids bequest https://www.moabtimes.com/articles/moab-museum-board-fires-rodgers-donor-voids-bequest/ • Moab Museum's U92 exhibit explores uranium boom, bust and its legacy https://www.moabtimes.com/articles/moab-museums-u92-exhibit-explores-uranium-boom-bust-and-its-legacy/ • Grand County Planning and Zoning director resigns after six months https://www.moabtimes.com/articles/grand-county-planning-and-zoning-director-resigns-after-6-months/ • Commission rejects EOAB's recommendation in split vote https://www.moabtimes.com/articles/commission-rejects-eoabs-recommendation-in-split-vote/

In this episode, Abby is joined by Chicago aldermen Matt Martin and Andre Vasquez to discusses the Western Avenue corridor study, one of the most ambitious planning efforts Chicago has seen in decades. It includes widespread rezoning reform, and it also addresses affordable housing, economic vitality and transit efficiency. The aldermen share their approach to rezoning, emphasizing the importance of a community-first approach. ADDITIONAL SHOW NOTES “Let's fix Western Avenue and make Chicago stronger” by Aaron Feldman, Chicago Tribune (June 2024). There are 6 easy code reforms that city officials can use to bring more housing to their communities. We will release a toolkit to help you implement these changes in February 2025. Get a sneak peek here and join our mailing list to be notified when this resource is available. Abby Newsham (X/Twitter). Theme Music by Kemet the Phantom.

Bakari Brooks, president and CEO of Brooks Built Homes, joins host Carol Morgan for this week's Atlanta Real Estate Forum Radio episode. In this podcast segment, Brooks shines a light on how Habitat for Humanity of Northwest Metro Atlanta is fighting the Atlanta affordable housing crisis. Brooks Built Homes is a metro Atlanta homebuilder mainly focused on custom single-family homes and some multi-family developments. Still, Brooks said he looks forward to securing some larger-scale projects this year. Theme-based communities and active adult living are just a few ideas that Brooks Built Homes plans to add to the Atlanta market. He emphasizes the core values of Brooks Built Homes – quality, honesty and integrity. The Atlanta homebuilder also relies on referrals versus advertising, establishing a personal feel and trust that blossoms from word-of-mouth recommendations. Brooks also serves as a chairman for Habitat for Humanity of Northwest Metro Atlanta. In his role, he has already implemented many new programs and initiatives to reach lower-income individuals in Cobb, Douglas and Paulding counties, including the 40 for 40 campaign to celebrate the organization's 40th anniversary in 2026. What is the Habitat for Humanity of Northwest Metro Atlanta 40 For 40 Campaign? The 40 For 40 campaign is still in the planning stages, but a few key moves are being discussed. Habitat for Humanity of Northwest Metro Atlanta will update its home design to reflect a more modern aesthetic. Brooks points out the stigmatism of “not in my backyard” that must be worked around to ensure that residents feel comfortable and secure in their communities. The current home design is a bit dated, so the organization is working diligently to create a new one. “I believe if you change the design, and you make it appealing and desirable, then the local community, the neighbors, are going to say, ‘Hey, I want to live in a house like that,'” said Brooks. “And then all of a sudden, you can easily create these communities. So, getting a modern design that really integrates into current standards is critical.” Brooks wants to change how the organization raises money for home sponsorships. Instead of relying on single sponsorships, one family, one home, he explains that pooling sponsorship funds creates more funding opportunities. There is a need for private-sector development partnerships. Habitat for Humanity of Northwest Metro Atlanta plans to establish relationships with local developers with experience in large-scale communities. “The reality is that successful large-scale home builders have already figured out the recipe for building communities,” said Brooks. “Don't need to reinvent the wheel; we just need to tap into that experience, into that skill set, access the resources to realize our goal of building more affordable homes.” What challenges are facing the affordable housing crisis in Atlanta? The cost of land and building materials contribute to the affordable housing crisis in Atlanta, making it difficult to serve the growing number of applicants for Habitat for Humanity housing. Habitat for Humanity of Northwest Georgia is 100% volunteer labor and averages $165,000 per home. The organization currently builds 10 homes a year, but even with the 40 For 40 campaign around the corner, there is still some concern about serving enough individuals. “We had 1,000 applicants for 10 houses, so think about that,” said Brooks. “And out of that 1,000, only 64 met the qualifications to be placed into a Habitat Home Ownership Program, not because they weren't in need, they just were in the greatest amount of need.” The model for lowering home prices seems simple, but it is complicated by government regulations and other factors. Brooks explains that you “lower the cost of dirt, increase density, and the cost of the home is going to fall.” There is also a need for smaller homes that homebuyers can afford. Zoning doesn't favor 1,

Why are European cities charming and American cities often so charmless? Simple, says urbanist Alain Bertaud: most American cities are zoned for single-family housing. The result is not enough customers within walking distance of a business, and not enough parking for the customers who drive. Why American cities are zoned that way is related to culture and history. Hear Bertaud and EconTalk's Russ Roberts talk about urban problems and how to solve them--not through urban design or planning, but by respecting what makes each place unique.