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People In Accra's Slums Know Green Spaces are Important: Planners Should Take Heed
by Kelvin Nyaga, August 28, 2021
Statistics show an alarming rate of decline in green spaces in African urban areas. The blame is frequently put on rapid urbanisation, low public appreciation of green space, poor planning and weak law enforcement.
The popular claim in the urban studies literature is that residents of slum communities are mostly concerned with finding space to live but not for recreation. Contrary to this, we found that 93% of the slum residents in our study demonstrated a reasonable understanding of the importance of green city spaces.
Our research showed that the slum residents who held positive views about green spaces also showed high interest in the need to protect them. Some had formed community associations such as "keep-fit clubs" and youth groups. However, out of the positive group, only 14% indicated that they actively did anything to help protect spaces in their communities.
Patrick Brandful Cobbinah, The University of Melbourne and Michael Odei Erdiaw-Kwasie, Charles Darwin University
Urban green spaces like parks with lawns and trees have well-known benefits for people who live in cities. They help improve air quality, manage floods, reduce noise and keep temperatures down. The United Nation's Sustainable Development Goals recognise the role of green spaces in creating healthy and sustainable urban life .
The COVID-19 pandemic has made this even clearer, as green spaces have been used for makeshift hospitals and allowing people to get outdoor exercise even in lockdown.
With so many benefits, it may be surprising that African cities aren't doing much to provide and manage these resources. Statistics show an alarming rate of decline in green spaces in African urban areas. The blame is frequently put on rapid urbanisation, low public appreciation of green space, poor planning and weak law enforcement. In the discussions, the perspectives of one group tend to be missed: people living in informal and slum settlements.
It's a big group: Africa accounts for about 62% of the estimated one billion slum residents in the world. Also, people in the informal sector contribute more than 80% to Africa's urban economy, making their participation in urban development essential. But city planning practices in many African countries have neglected these dominant informal and slum communities, considering them as a nuisance in the cities. As a result, slum residents lack access to basic essential services, including parks.
Our research in the Ghanaian capital Accra aimed to examine how access to, and the control and use of, urban land contributes to the decline of urban green spaces amid rapid urbanisation. We wanted to know what slum residents thought about the importance of these spaces, and how their perceptions informed their attitudes.
We found that most of the slum residents had some understanding of the importance of green spaces. This represents an opportunity for city authorities to do more to provide or improve green spaces in slum communities, as they are likely to succeed.
Slum residents' experiences and attitudes
Accra is Ghana's largest city, with rapid population growth and high land and housing prices. This situation has resulted in the development and expansion of slums and informal settlements, and rapid loss of green spaces in the city.
Using two slum communities – Nima and Agbogbloshie – as case studies, we gathered views from 395 slum residents. These communities are among the largest slums in Ghana and are located in ecologically sensitive areas, such as nature reserves, wetlands and stream banks. They have poor sanitary conditions, limited essential services and sub-standard buildings. Their open spaces are in poor condition – including community parks without grass – and are used for activities like hawking.
They acknowledged that these spaces made the environment look more attractive, minimised soil erosion and air pollution, and served social gathering purposes. The remaining 7% of respondents did not perceive green spaces to be important, because they did not have them in their neighbourhoods.
Despite these positive perceptions, we found that they did not translate into positive attitudes. The green spaces within slums are fast deteriorating due to interrelated management and behavioural failures.
Our research identified encroachment by slum dwellers (35%) and poor cooperation between residents and city authorities to maintain green spaces (54%) as the two major factors contributing to the loss of these areas.
On the one hand Ghanaian city authorities are focused on addressing problems of poverty, education and health rather than managing green spaces in slums.
On the other hand, many slum residents do little to protect these spaces. They dispose of waste indiscriminately and use the green space for other purposes, including building homes.
The results contradict some earlier studies that suggest residents demonstrate positive attitudes towards the management of green spaces because they understand their importance.
The findings offer two policy insights. First, slum residents understand the importance of having a green neighbourhood. But they are under socio-economic pressures which make it hard to act accordingly. Second, the idea that slum residents do not appreciate green spaces has conditioned some of them to consider park management as the sole duty of government and therefore they do not provide any management support.
Nevertheless, city authorities can capitalise on the residents' acknowledgement of the importance of green spaces to provide more education and management.
Accra and several other Ghanaian cities, troubled by unprecedented urbanisation and its associated impacts, are fast losing their green spaces, especially in slum and informal communities. The involvement and contribution of slum dwellers is critical. Although they are often neglected in mainstream planning practice and blamed for the rapid loss of green spaces in Ghanaian cities, our findings show they are willing to support initiatives.
It is important to pay attention to local perceptions and integrate them into plans, since such perceptions influence attitudes and participation in development initiatives. This can encourage a sense of responsibility for addressing critical urban needs.
Patrick Brandful Cobbinah, Senior Lecturer, The University of Melbourne and Michael Odei Erdiaw-Kwasie, Lecturer , Business Sustainability, Charles Darwin University
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Another law firm backs out of Trump election lawsuits
Columbus-based firm Porter Wright Morris & Arthur has informed a federal judge of its decision to pull out of the case.
DeMicia Inman
After the 2020 election was called for President-elect Joe Biden, outgoing President Donald Trump announced lawsuits against states where the election results were not in his favor.
Read More: Missouri Rep-elect Cori Bush wears Breonna Taylor mask to Congress, GOP colleagues think it's her name
As theGrio reported, the firms contracted to represent Trump in his latest legal endeavor have mixed feelings about doing so. According to the report, attorneys have expressed concern over the election lawsuits and worry about undermining the electoral system. A lawyer at Jones Day, a Cleveland-based law firm, said the move "seems extremely shortsighted."
But a recent statement released by Jones Day clarifies that they are only representing the Pennsylvania GOP in a case that involves the deadline for mail-in ballots in Pennsylvania that was filed before Election Day.
"Jones Day is not representing President Trump, his campaign, or any affiliated party in any litigation alleging voter fraud. Jones Day also is not representing any entity in any litigation challenging or contesting the results of the 2020 general election. Media reports to the contrary are false," the memo stated.
Supporters of U.S. President Donald Trump and counter-protesters demonstrate outside of the White House ahead of Saturday's Million MAGA March on November 13, 2020 in Washington, DC. Supporters clashed with protesters organized by Shutdown DC at Black Lives Matter Plaza. (Photo by Sarah Silbiger/Getty Images)
Now, another law firm previously associated with election-related lawsuits is backing down. Porter Wright Morris & Arthur have notified a federal judge of their intent to leave the case, according to Politico.
Previously, theGrio reported that Porter Wright's managing partner Robert J. Tannous said the Columbus, Ohio-based firm had a "long history of representing candidates, political parties, interest groups and individuals at the local, state and federal level on both sides of the aisle, and as a law firm will continue to do so."
Politico reported the move comes after "Trump's political opponents have sought to put public pressure on law firms" that are tasked with assisting the president's efforts. Some Republicans affiliated with The Lincoln Project, a conservative group who worked to get Trump out of office, said they planned to pressure clients of the law firms to find new legal representation should they continue with the election lawsuits, according to Politico.
U.S. District Court Judge Michael Brann must approve the firm's request as it was so close to the initial filing. According to the report, another law firm representing the Trump campaign, Arizona-based Snell & Wilmer, moved to withdraw from an election-related lawsuit and was granted the request on Tuesday. If Porter Wright lawyers are allowed to quit, the campaign will be led by a Philadelphia-based solo practitioner, Linda Kerns.
"Cancel Culture has finally reached the courtroom," Trump campaign communications director said Tim Murtaugh in a statement to Politico. "Leftist mobs descended upon some of the lawyers representing the President's campaign and they buckled.
He continued, "The President's team is undeterred and will move forward with rock-solid attorneys to ensure free and fair elections for all Americans."
Read More: Homeland Security says 2020 election 'most secure in American history'
theGrio reported the Trump campaign has laid off staff not assisting with the lawsuits though he has yet to concede the 2020 presidential election.
Have you subscribed to theGrio's "Dear Culture" podcast? Download our newest episodes now!
TheGrio is now on Apple TV, Amazon Fire and Roku. Download theGrio.com today!

redpajama_set_name: RedPajamaCommonCrawl


text:
Named Entity Results, William Denning
Harper's Encyclopedia of United States History (ed. Benson Lossing)	 2 0 Browse Search
Harper's Encyclopedia of United States History (ed. Benson Lossing), Cannon, (search)
Cannon, In the United States, were cast at Lynn, Mass., by Henry Leonard, in 1647, and at Orr's foundry, Bridgewater, 1648. In 1735 the Hope Furnace was established in Rhode Island, where six heavy cannon, ordered by the State, were cast in 1775. The heaviest guns used at this time were 18-pounders. William Denning makes wrought-iron cannon of staves bound together with wrought-iron bands, and boxed and breeched, 1790. Colonel Bomford, of the United States ordnance department, invents a cannon called the columbiad, a long-chambered piece for projecting solid shot and shell with a heavy charge of powder, 1812. West Point foundry established under special patronage of the government, 1817. First contract of Gouverneur Kemble, president, for the West Point Foundry Association, for thirty-two 42-pounders, long guns, July 11, 1820. First gun rifled in America at the South Boston Iron Company's foundry, 1834. Cyrus Alger patents and makes the first malleable iron g


Respected Melbourne-based luxury property developer Kokoda Property worked with CATT Architects to create the ideal landscape to frame this stunning private country residence. A second stage to this landscaping project, to feature the Traditional Range Monaco colour, is currently under construction.
To perfect the diamond pattern on the front verandah, Catt Architects asked us to manufacture a custom-sized bullnose unit.
CATT Architects have made residential architecture their passion for over 25 years. Their work has been featured in national and international magazines and books and continues to be acknowledged with industry awards.


The Kaila Devi Temple Trust has been committed to providing accommodation services to devotees and to regularly improving facilities for pilgrimage.
There are several dharamshalas constructed and maintained by the trust for pilgrims to have a comfortable stay.
Amar Kunj Yatri Niwas : 28 rooms (12 air-conditioned); attached bathrooms with running hot/cold water, television, inter-com, room service and meals-on-order, parking space in front of rooms, water softening plant, RO water purifiers and a cafeteria. A cooking area for large scale cooking of Chappan Bhog is also available.
Mateshwari Sadan : 12 rooms, attached bathrooms, A.C. Rooms, hot water, available parking space.
Sita Bhavan : 17 rooms (two bed) attached bathrooms.
Ram Bhavan : 36 rooms (two bed, four bed, large family room) both attached and common bathrooms, tea-coffee and light refreshment available.
Kansal Bhavan : 20 rooms (both two and four rooms), common bathroom.
Ratan Devi : 28 rooms, common bathrooms, four big jagran halls.


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Target Shopping Centre
How Target plans to become cool
by Eli Greenblat
16th Aug 2019 7:13 AM | Updated: 11:22 AM
TARGET will make 80 positions at its head office redundant as part of a new strategy that will see it move upmarket by offering better quality clothing, fashion and home furnishings to put some distance between it and the discount department store sector.
Target will be repositioned over the next two to three years to represent a more quality product offer that offers value rather than simply heavy discounting and bargain-basement prices.
Staff at Target began to attend briefings this morning, where they were informed about the corporate restructure that will see large changes across key management roles in buying, sourcing, marketing and other head office roles.
It will see 80 corporate roles made redundant. There will be an attempt to redeploy staff to other parts of the retailer and its parent company, Wesfarmers.
Changes within the stores would be seen over the next two years, with managing director Ian Bailey saying he believed it was the right time to recast Target as offering shoppers a better quality fashion or homewares product that could match it with more middle market or up-market retailers like Myer or Country Road - but at much more affordable price points.
Target has made 80 corporate jobs redundant.
The re-engineering of key buying and sourcing teams under Kmart managing director Mr Bailey, who is also responsible for Target and recently acquired Catch Group, is part of his gambit to accelerate the business transformation of struggling Target and return it to the successful retailer it was almost a decade ago.
Mr Bailey has told his staff that Target will switch its attention to improving its offer, and the quality of the offer, around three categories - women and men's clothing, "soft" furnishings (bedding, cushions, linen etc) and toys - and that the head office management needed to be restructured to meet this challenge.
He said Target needed to stand for better quality products, and it would stand apart from stablemate Kmart and other retailers in the discount sector such as Big W and Best & Less and instead would take the fight to more upscale chains.
"When you are looking at who we would benchmark ourselves against I think the benchmark is less about Kmart and Big W, it is much more about the specialty retailers and others who are out there who sell similar products at a higher price.
"It could be Cotton On, Country Road, it could be Myer, so anybody within that space which is selling good quality products but at a higher price than Target would sell. It is very much this value based offer but for higher quality products."
He said it was still a discount department store, in terms of prices, but at much better standards and quality."
Target has been in the doldrums for almost a decade, writing off hundreds of millions of dollars and struggling to turn a decent profit.
In January, Wesfarmers, which owns Kmart and Target, revealed that sales at Target was still under pressure, only growing 0.2 per cent for the first half and same store sales up 0.5 per cent.
Last year Target booked total impairments of $306 million against the carrying value of its brand name, remaining goodwill and property and equipment.
To help resuscitate earnings and drive more efficiency from the business Mr Bailey told investors last year he intended to reduce around 20 per cent of Target's selling space in the next five years.
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Among those who reported symptoms was Mr. Lenzi. In an email sent to the entire staff of the consulate, he complained that the first employee was evacuated in April, but that no one was told of the health concerns until a month later — after doctors in the United States had found evidence of brain trauma. The initial health alert, he said in an interview, suggested it was an isolated case. "They knew full well it wasn't," he said.
The consulate, which opened in 2013, is a state-of-the-art building designed to withstand electronic eavesdropping and other security and intelligence threats.
In an interview before leaving China, Mr. Lenzi said that he had lived in the same apartment tower as the officer evacuated in April. It is one of several high-rise buildings in The Canton Place, a modern complex built around a plaza and bordered by restaurants, cafes and galleries. Another diplomat who reported symptoms was at a different upscale building near the consulate.
Mr. Lenzi said that over the past year he and his wife had experienced similar physical symptoms, including headaches, sleeplessness and nausea, and on three or four occasions they heard odd noises, though they did not put them together until the disclosures last month.
Even if people are evacuated for further tests, that does not necessarily mean that they have suffered injuries or illnesses, the officials emphasized. Only 25 percent of those evacuated from Cuba, for example, were later found to have health problems.


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Palestine and Iran: Arab leaders declare their top priorities
Palestine and Iran: Arab leaders declare their top priorities /node/1285356/saudi-arabia
Arab League leaders pose for a family photo during the 29th Arab League Summit in Dhahran, Saudi Arabia, on April 15, 2018. (Saudi Royal Palace photo/Bandar Al-Jaloud)
King Salman criticized the US decision to transfer its embassy in Israel to Jerusalem as Arab leaders met in Dhahran for the annual summit. (Reuters)
Saudi King Salman (C) welcoming UAE's Vice President Mohammed bin Rashid Al-Maktoum (L) ahead of the 29th Arab League Summit in Dhahran. (Saudi Royal Palace photo/Bandar Al-Jaloud)
Houthi militias blamed for continuous war and suffering in Yemen
Iran's blatant interference in affairs of Arab countries condemned
DHAHRAN, Saudi Arabia: Leaders gathered at the Arab summit stressed the centrality of the Palestinian cause and their support for the Palestinian people in their struggle to have an independent state with East Jerusalem as its capital.
The leaders also stressed the importance of uniting Arab efforts in the fight against terrorism and to confront Iran's expansionist ambitions in the Arab region.
In his opening remarks, King Salman named the current Arab League Summit the "Jerusalem Summit" in solidarity with the Palestinian people.
He also announced the dedication of $50 million to UNRWA and $150 million to the Islamic Endowment Support Program in Jerusalem, saying: "The Palestinian issue will remain our top issue until all Palestinians get their legal right to establish an independent state with Jerusalem as its capital.
"As we reiterate our condemnation and rejection of the American administration's decision concerning Jerusalem, we commend the international consensus that rejects it, and we affirm that East Jerusalem is an inalienable part of the Palestinian territory.
"On Yemen, we affirm our commitment to Yemen's unity, sovereignty, independence, security and territorial integrity.
"We hold the terrorist Iranian-allied Houthi militants fully responsible for the continuous war and suffering in Yemen. We welcome the UN's statement that denounced the launching of the 119 Iranian-made ballistic missiles by the Houthi militants toward Saudi cities, three of which were targeting Makkah, proving to the international community once again the dangers of Iranian behavior in the region, its violation of the principles of international law and its disrespect of the values, ethics and principles of good neighborliness, and we call for a decisive UN position on this issue."
King Salman added: "One of the most serious challenges facing our world today is the challenge of terrorism that has allied with extremism and sectarianism to produce internal conflicts that have affected many Arab countries. We renew our strong condemnation of Iran's terrorist acts in the Arab region and reject its blatant interference in the affairs of Arab countries.
"Based on our belief that the Arab national security is an integral and indivisible system, we have presented you with an initiative to deal with the challenges facing the Arab countries under the title 'Strengthening Arab National Security to Face Common Challenges,' stressing the importance of developing the Arab League and its system."
Jordan's King Abdullah II said his country made every effort during its presidency of the Arab Summit, and in coordination with Arab leaders, to face the historical challenges of the Arab nation and harness all possibilities and international relations to serve the just causes of our Arab nation, especially the Palestinian cause and Holy Jerusalem.
King Abdullah praised the "positive developments and the victory that the Iraqi brothers achieved against Daesh terrorist organization ... we emphasize the need to complement the military victory with a political process that involves all components of the brotherly Iraqi people."
Palestinian President Mahmoud Abbas called for the adoption and support of the peace plan he put forward last February in the UN Security Council, which is based on the Arab initiative. It calls for convening an international peace conference in 2018 and for the admission of the State of Palestine as a full member of the UN.
Abbas added: "The current US administration broke international laws by its decision to recognize Jerusalem as the capital of Israel, and has made itself a party to the conflict instead of a mediator for its solution, making talk of a US peace plan untenable."
Abbas stressed that the Palestinian side never refused to engage in negotiations and that "it responded to all the initiatives that were presented, and worked with the international quartet and all successive US administrations down to the current one. We met with President Trump several times and waited [for the current administration] to present its plan for peace, but its recent decision constituted a major setback which was rejected by the majority of the world."
Egyptian President Abdel Fattah El-Sisi affirmed absolute confidence in the wisdom of King Salman in supporting the joint Arab action mechanism, stressing that some regional countries are trying to establish areas of influence in the Arab countries.
As for the Yemeni crisis, El-Sisi said that Egypt is committed to working toward achieving a political solution in Yemen, stressing that Egypt would not tolerate the bombing of Saudi Arabia by some Yemeni elements. El-Sisi added that the army of a foreign state is currently present on the territories of two Arab countries.
Topics: Arab League Summit 2018 29th arab league summit Dhahran
Libya uncertainty key issue for El-Sisi during Arab League Summit in Saudi Arabia
EU, Arab League affirm Jerusalem must be joint capital
Arab League to lobby UN to recognize Palestinian state
MUVI opens drive-in cinema in Riyadh /node/1796501/saudi-arabia
Hala Tashkandi
RIYADH: The homegrown chain MUVI Cinemas opened a pop-up movie theater in Riyadh, which the company claims is Saudi Arabia's first drive-in since the nationwide ban on cinemas was lifted in 2018.
The pop-up can accommodate up to 150 vehicles while maintaining social distancing measures, organizers said. Audience members will be required to wear facemasks and have their temperatures checked in accordance with recommended measures to combat the spread of COVID-19. Food and drinks are available to be consumed in visitors' cars. "MUVI Cinemas is strictly applying all the precautionary measures to ensure a safe environment for our employees and customers," MUVI's marketing director, Mahmoud Mirza, told Arab News, adding no decision had yet been made on how long the pop-up would remain open.
According to Mirza, the initial response from the public suggests the drive-in concept will prove as popular in the Kingdom as it has recently in other parts of the Middle East, including Dubai and Beirut, as a way to allow customers to watch movies on the big screen while protecting themselves against the ongoing COVID-19 pandemic.
Riyadh resident Arwa Al-Numair told Arab News that she was looking forward to trying out the drive-in for herself, having seen photographs of it on social media.
"It looks so cool. Just like it does in the movies and on TV. It's so retro, and a great way to safely see movies during the pandemic," she said. "I'm overly cautious, so I was very worried about visiting a cinema. But being able to see a movie without even having to leave my car makes me feel more comfortable about taking my family out to see a film."
Ismaeel Al-Assem, another Riyadh resident, recalled his experiences of visiting drive-in cinemas in the Eastern Province in the early 1970s, before the nationwide cinema ban.
"I remember going to the drive-in on weekends with my friends, getting French fries and burgers from one of the stands and having to listen to the audio via a hose-like cable that you could pull into your car. At the time it was the very height of cool," he said. "It's exciting to see them being brought back again. I would definitely like to go and see what's changed, what's improved, and what feels the same."
Mirza said that now is the ideal time to attend a drive-in cinema in the Kingdom. "Drive-in cinemas require many aspects to succeed. One important factor is the weather, and with Riyadh's weather nowadays, it is a perfect fit to complete an outstanding experience," he explained, adding that MUVI is considering opening similar temporary venues across the Kingdom.
"Having pop-up cinemas isn't new to MUVI Cinemas," he continued. "We shall continue offering such experiences to expand our reach and create happy moments for our audience, be it inside our sites and theaters or outside."
Mirza also revealed that MUVI plans to open 15 new cinemas in Saudi Arabia this year, adding more than 150 screens to its roster. "New sites will be added to those in current cities, and introduced to new cities, such as Taif, Buraidah and Onaizah," he said.
Topics: Saudi Arabia MUVI Saudi cinema
Cinépolis to invest $300m for local cinema expansion
VOX Cinemas quenching Saudi Arabia's post-pandemic film thirst


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ADA COUNTY HIGHWAY DIST. v. TSI, 145 Idaho 360 (2008)
LexRoll.com > LexRoll (ID) > Idaho Court Opinions > ADA COUNTY HIGHWAY DIST. v. TSI, 145 Idaho 360 (2008)
179 P.3d 323
ADA COUNTY HIGHWAY DISTRICT, a body politic corporate of the State of Idaho, Plaintiff-Respondent, v. TOTAL SUCCESS INVESTMENTS, LLC, an Idaho limited liability company and B C Family Trust, Defendants-Appellants, and Home Federal Savings and Loan Association, a federally funded thrift; Idaho Independent Bank, an Idaho banking association; Boise City Msa Limited Partnership, d/b/a Verizon Wireless, a Delaware corporation; and/or John Does 1-10 as Tenants, Defendants. Home Federal Savings and Loan Association, a federally funded thrift, Cross-Claimant, v. Total Success Investments, LLC, an Idaho limited liability company, Cross-Defendant.
No. 32726.Supreme Court of Idaho.
Appeal from the District Court, Fourth Judicial District, Ada County, Joel David Horton, J.
[EDITORS' NOTE: THIS PAGE CONTAINS HEADNOTES. HEADNOTES ARE NOT AN OFFICIAL PRODUCT OF THE COURT, THEREFORE THEY ARE NOT DISPLAYED.]
Neal Uhl, PLLC, Boise, for appellants. Gary L. Neal argued.
Trout, Jones, Gledhill Fuhrman, P.A. Boise, for respondents. Kimbell David Gourley argued.
BURDICK, Justice.
This case asks the Court to consider whether a highway district acquired a highway pursuant to I.C. § 40-202(3) and presents other issues including whether the highway district's quiet title action is barred by I.C. § 5-202, whether the acquisition is an unconstitutional taking, and whether the respondent was entitled to a jury trial on the ejectment claim. The district court held the highway district acquired the highway pursuant to I.C. § 40-202(3). We affirm.
I. FACTUAL AND PROCEDURAL BACKGROUND
The dispute involves an alley located between 35th and 36th Streets, which connects State Street and Dewey Street, in Boise, Idaho. In 1906, a platted, twelve-foot wide alley was dedicated to the public. In 1957 power poles were placed along the alley which may have forced the misalignment of the alley; they were not placed on the outer edge of the boundary line and, thus, may have caused traffic to travel west of their location.
Appellant Total Success Investments, LLC (TSI) acquired a parcel of land on State Street in 2001. A portion of this land is leased and is used to operate a cell tower facility. The cell tower facility was constructed in 1997 and is surrounded by a fence. Originally, the fence was not placed
on the property line; however the fence was relocated six feet to the east after TSI bought the property, conducted a survey of the property, and discovered the fence was not on its property line. It now sits on the property line. The movement of the fence prevented all but small motor vehicles from using the alley.
Respondent Ada County Highway District (ACHD) filed an action to quiet title asserting it had acquired a highway over a portion of TSI's property between the prior location of the fence and the current location of the fence pursuant to I.C. § 40-202 and an action for ejectment of the relocated fence. After a three day court trial, the district court determined ACHD had met the statutory requirements for the acquisition and had the authority to remove the encroaching fence. TSI appeals.
When review of a trial court's decision involves entwined questions of law and fact, we exercise free review over questions of law, and uphold factual findings supported by substantial and competent evidence Marshall v. Blair, 130 Idaho 675, 679, 946 P.2d 975, 979 (1997).
III. ANALYSIS
TSI argues that ACHD did not meet the elements of I.C. § 40-202, ACHD's quiet title action is barred by I.C. § 5-202, there was a spoliation of evidence, I.C. § 40-202 is unconstitutional because it allows an uncompensated taking, it was entitled to a jury trial on the ejectment claim, ejectment is barred by waiver and unclean hands, it was denied due process of law, and that ACHD failed to join indispensable parties.[1]
We will address each issue in turn.
A. Acquisition of the Highway
This Court exercises free review over questions of law and does not set aside factual findings that are supported by substantial and competent evidence. Marshall, 130 Idaho at 679, 946 P.2d at 979. This Court freely reviews "whether the facts found are sufficient to satisfy the legal requirements for a public highway through public use and maintenance under I.C. § 40-202." Burrup v. Stanger, 114 Idaho 50, 52, 753 P.2d 261, 263 (Ct.App. 1998), aff'd, 115 Idaho 114, 765 P.2d 139 (1988). "Legally sufficient facts are those which establish, by a prima facie showing, each requirement of the statute." Id.
We must determine whether the district court's findings are supported by substantial and competent evidence and then whether those findings support a legal conclusion that ACHD has acquired a highway pursuant to I.C. § 40-202(3). First, however, we will discuss the general requirements to acquire a highway pursuant to I.C. § 40-202(3).
The requirements for determining whether a public highway exists are set forth in I.C. § 40-202. According to the statute, a public road may be acquired: (1) if the public uses the road for a period of five years, and (2) the road is worked and kept up at the expense of the public. I.C. § 40-202(3); Floyd v. Bd. of Comm'rs, 137 Idaho 718, 724, 52 P.3d 863, 869 (2002). The highway district has the burden of proving by a preponderance of the evidence that public rights were established. See Floyd, 137 Idaho at 724, 52 P.3d at 869.
Public status of the roadway can be established by proof of regular maintenance and extensive public use. Id. There is no intent requirement to create a public road pursuant to I.C. § 40-202(3). Id. at 727, 52 P.3d at 872. "[T]he primary factual questions are the frequency, nature and quality of the public's use and maintenance." Id. The public must use the road regularly, and the use must be more than only casual or desultory. Burrup, 114 Idaho at 53, 753 P.2d at 264.
Maintenance need only be work and repairs that are reasonably necessary; it is not necessary maintenance be performed in each of the five consecutive years or through the entire length of the road. Floyd, 137 Idaho at 724, 52 P.3d at 869 (citing Roberts v. Swim, 117 Idaho 9, 16, 784 P.2d 339, 346 (Ct.App. 1989); State v. Nesbitt, 79 Idaho 1, 6, 310 P.2d 787, 790 (1957), overruled on other grounds by French v. Sorensen, 113 Idaho 950, 751 P.2d 98 (1988)).
The district court found:
Beginning no later than 1978, ACHD continuously maintained the alley (including the strip) as was necessary and at public expense. From 1978 through 1986, the alley received maintenance twice per year. After 1986, maintenance was conducted on an annual basis. . . .
The maintenance performed by ACHD included cleaning up trash and debris. More significantly, both in terms of cost and this Court's finding of public use of the alley, regular vehicular traffic in the alley created potholes. The deterioration of the alley caused by this traffic required ACHD crews to annually grade the alley and add gravel to bring the roadway surface up to the level of manhole covers. . . . Although adjacent property owners occasionally trimmed weeds or filled potholes, ACHD performed the vast majority of maintenance in the alley.
[M]aintenance of the paved portion consisted of removing weeds and garbage and trimming tree branches. This maintenance was conducted every six to eight months by a "weed crew."
Public funds are expended for the weed crew's maintenance services. ACHD employees supervised Ada County Jail inmates who comprised part of the weed crew. ACHD bears the cost of necessary tools, equipment, and waste disposal. The weed crew maintained the strip until relocation of the fence in 2003. In addition to the weed crew's efforts, ACHD's road sweeper was periodically used to clean the alley.
ACHD's maintenance of the alley was reasonable and necessary to permit public use of the alley. The alley was, in fact, extensively used by members of the public. The testimony from both plaintiff's and defendants' witnesses as to the existence of potholes in the alley was compelling circumstantial evidence of frequent use of the alley by motor vehicles.
Much of the traffic was the result of customers, suppliers, and service providers using the alley to access businesses adjacent to the alley for purposes directly related to those businesses. The greatest volume of testimony related to vehicle access, by way of the alley, to State Street Auto Body. For example, Bob Rice Auto Parts driver Lloyd Hill regularly drove down the alley to deliver parts to State Street Auto Body. In addition, garbage trucks used the alley regularly in order to provide waste disposal service to adjacent businesses and UPS drivers used the alley to make deliveries.
The evidence also showed that members of the public used the alley to access the businesses in order to advance their own business purposes. For example, Gary Stone of Mac Tools ("Stone") used the alley when soliciting business from State Street Auto Body from May 1995, until relocation of the fence prevented such use. He initially used the gravel section of the alley that was later enclosed by the cell tower fence in its original position. After the fence was erected, Stone drove his large delivery van down the paved portion of the alley, including the strip.
The evidence also showed that other members of the public regularly used the alley for purposes apparently unrelated to the adjacent property owners' businesses. For example, the evidence established that sewer system employees regularly used the alley to access manhole covers.
Based on these factual findings, the district court concluded ACHD met the requirements of I.C. § 40-202.
First, this Court must determine if the factual findings are supported by substantial and competent evidence, then we must decide whether the factual findings are sufficient to support a legal conclusion that
ACHD has met the requirements of I.C. § 40-202. See Marshall, 130 Idaho at 679, 946 P.2d at 979; Burrup, 114 Idaho at 52, 753 P.2d at 263.
1. There is substantial and competent evidence supporting the district court's findings.
The record supports a finding that maintenance has been performed by ACHD continuously and as necessary from 1978 on. Randy Noble, an ACHD employee testified he performed maintenance (cleaning and upkeep/reapplication of gravel) in the alley, including the strip in question, twice a year from 1978 to the mid to late 1980s and at least once a year thereafter, until relocation of the fence in 2003. He further testified that ACHD bore the cost of this maintenance. David Crepis, an ACHD employee who supervised inmates on labor detail, testified the crew cycled through 900 alleys in Ada County, and Crepis remembers cleaning and pulling weeds on the alley in question three times between 1998 and 2003; he also testified that ACHD bore the costs of the labor they performed. Ivo Foldyna used the alley regularly to access his own business; he testified as to his belief that the alley was reasonably maintained since he never had any issues with access to the alley and the alley "certainly has held up over the years [he has] accessed it." Gary Wood, former owner of the auto body shop, testified that the county "took pretty good care of the alley." Lloyd Hill regularly used the alley from 1968-1992 and testified that he observed gravel maintenance of the alley and that the alley was well maintained during his period of use.
Multiple witnesses testified as to the use of the alley. Ivo Foldyna testified that he used the alley, including the strip in question, to access his own business as well as to access the dumpster on his property from 1989 until relocation of the fence in 2003. Foldyna also testified that delivery drivers would use the alley in order to deliver items to Foldyna's business. Gary Wood owned the auto body shop from the early 1970s until about 1986 and testified that vendors, suppliers, and tow trucks used the alley, including the strip in question. Fred Roberts testified that he used the alley, including the strip in question, to tow cars. Lloyd Hill testified he used the alley, including the strip in question, almost weekly from 1986-1992 to deliver auto parts. Terry George, current owner of the auto body shop, testified that he used the alley, including the strip in question, regularly. Gary Stone, testified he used the alley almost every week from May 1995 until the fence was relocated in 2003. Randy Noble, testified that while performing maintenance he observed vehicles utilize the alley, including a tow truck. Robert Olson, route supervisor for Allied Waste, testified that he used the "full length" of the alley to empty dumpsters on the alley from 1984 until the cell phone tower was constructed. Ron Doty testified that he used the alley monthly from 1993 until the relocation of the fence in 2003 to tow cars to a bullpen belonging to the auto body shop. Additionally, Fred Roberts testified that he observed the presence of sewer system employees in the alley. Thus, the district court's finding of regular maintenance and public use is supported by substantial and competent evidence in the record.
2. The findings support a legal conclusion that a roadway was created.
Since the factual findings are supported by substantial and competent evidence in the record, this Court must determine whether these findings support a conclusion of law that ACHD complied with the requirements of I.C. § 40-202(3) and, thus, acquired the strip of land in question as a highway.
TSI argues ACHD has failed to establish an acquisition because ACHD relied on testimony by individuals that do not qualify as members of the public. For the proposition that adjacent landowners and their invitees cannot qualify as "public," TSI cites to Aztec Ltd., Inc. v. Creekside Investment Co., 100 Idaho 566, 602 P.2d 64 (1979). Nonetheless, that case was decided on the failure to meet the requirement to show use for five years. Id. at 568, 602 P.2d at 66. Moreover, the language the Court uses suggests the evidence of adjacent landowner use would be
sufficient to establish public use, if the use was for the full statutory period. See id.; see also Marshall, 130 Idaho at 680, 946 P.2d at 980
("[U]se of a roadway by adjoining landowners' invitees and guests. . . . indeed must be considered general public use.").
The evidence reveals that the strip in question was used frequently by adjacent landowners and individuals accessing the businesses of the adjacent landowners and, therefore, supports a conclusion of extensive public use. Additionally, the evidence in the record supports a conclusion that the road has been maintained by ACHD as necessary since 1978. Thus, we affirm the district court's holding that ACHD met the requirements of I.C. § 40-202(3).
B. Statute of Limitations
TSI argues ACHD's quiet title suit is time barred by I.C. § 5-202. That statute provides:
Actions by state. — The people of this state will not sue any person for or in respect to any real property or the issues or profits thereof, by reason of the right or title of the people to the same, unless:
1. Such right or title shall have accrued within ten (10) years before any action or other proceeding for the same is commenced. . . .
I.C. § 5-202(1).
TSI asserts that according to the district court's findings, ACHD acquired the road in 1984; consequently, according to the plain language of I.C. § 5-202, the quiet title suit should have been commenced in 1994 or earlier, ten years within the accrual of title.
Statutory interpretation is a question of law, over which this Court exercises free review. State v. Yager, 139 Idaho 680, 689, 85 P.3d 656, 665
(2004). The Court interprets statutes according to their plain, express meaning, but will resort to judicial construction when the statute is "ambiguous, incomplete, absurd, or arguably in conflict with other laws."Id. This Court disfavors a statutory construction that would lead to absurd or unreasonably harsh results. Id. at 690, 85 P.3d at 666.
In this case, interpreting I.C. § 5-202 according to its plain meaning leads to an absurd result. It would prevent the State from enforcing the right of the public to use a roadway that has been used and maintained by the public for a number of years even if the public's use of that road had never been contested or impeded. According to TSI's reading of the statute, even if the State acted in a timely manner upon the interference with the public's right to use the roadway, as ACHD did in this case, it would be prevented from enforcing a previously uncontested public right to use a roadway. TSI's interpretation would mean the State would have to bring a lawsuit under I.C. § 5-202 every ten years for every highway, street, or alley it believes to be public thoroughfare. The district court's interpretation was a fair reading of the statute: the ten year statute of limitations begins to run upon conduct interfering with the State's claim of right. We hold that because ACHD brought the action within ten years of the encroachment, the suit is not barred by I.C. §5-202.
C. Spoliation
TSI also argues that the spoliation doctrine requires the imposition of an evidentiary presumption that ACHD did not maintain or expend public funds in maintaining the roadway. The doctrine of spoliation of evidence "provides that when a party with a duty to preserve evidence intentionally destroys it, an inference arises that the destroyed evidence was unfavorable to that party." Courtney v. Big O Tires, Inc., 139 Idaho 821, 824, 87 P.3d 930, 933 (2003) (quoting Bromley v. Garey, 132 Idaho 807, 812, 979 P.2d 1165, 1170 (1999) (internal quotations omitted)). The application of the spoliation doctrine is within the discretion of the trial court. Id.
This Court does not review an alleged error on appeal unless the record discloses an adverse ruling forming the basis for the assignment of error. De Los Santos v. J.R. Simplot Co., Inc., 126 Idaho 963, 969, 895 P.2d 564, 570 (1995). The record does not contain a decision by the district court regarding spoliation. Consequently, there is
no adverse decision on spoliation for this Court to review.
D. Taking
TSI asserts the acquisition of a roadway pursuant to I.C. § 40-202(3) is an unconstitutional taking of property.
"The constitutionality of a statute is a question of law over which this Court exercises free review." Moon v. N. Idaho Farmers Ass'n, 140 Idaho 536, 540, 96 P.3d 637, 641 (2004). The burden of proof is on the party challenging the statute on constitutional grounds and that party "must overcome a strong presumption of validity." Id. (quoting Olsen v. J.A. Freeman Co., 117 Idaho 706, 709, 791 P.2d 1285, 1288 (1990) (internal quotations omitted)). "Courts are obligated to seek an interpretation of a statute that upholds its constitutionality." Id.
The U.S. Constitution provides that private property shall not be taken for public use without just compensation. U.S. Const. amend. V. The Fifth
Amendment is made applicable to the states through the Fourteenth
Amendment. Texaco, Inc. v. Short, 454 U.S. 516, 523 n. 11, 102 S.Ct. 781, 788 n. 11, 70 L.Ed.2d 738, 746 n. 11 (1982). The Idaho Constitution provides that "[p]rivate property may be taken for public use, but not until a just compensation, to be ascertained in the manner prescribed by law, shall be paid therefor." Idaho Const, art. I, § 14.
We hold I.C. § 40-202 is not unconstitutional on its face. If a landowner believes the acquisition of a roadway pursuant to I.C. § 40-202
results in a taking, the landowner has four years from the accrual of the cause of action to bring a claim of inverse condemnation. I.C. § 5-224; C G, Inc. v. Canyon Highway Dist. No. 4, 139 Idaho 140, 143, 75 P.3d 194, 197 (2003). Here, TSI failed to bring an inverse condemnation claim.
E. Right to Jury Trial
TSI contends it was entitled to a jury trial on ACHD's ejectment claim and that the district court erred when it granted ACHD's Motion to Strike Demand for Jury Trial.[2] The Idaho Constitution provides that "[t]he right of trial by jury shall remain inviolate." Idaho Const, art. I, § 7. This constitutional right "shall be preserved to the parties inviolate except in the small claims department." I.R.C.P. 38(a). It is generally recognized that the constitutional right to a jury trial applies only to legal claims and not equitable claims. See e.g., Idaho First Nat'l Bank v. Bliss Valley Foods, Inc., 121 Idaho 266, 274, 824 P.2d 841, 849
(1991). ACHD moved to strike TSI's demand for a jury trial on the basis that the case is a quiet title action, which is equitable, and there is no right to a jury trial for equitable actions.
Ejectment requires proof of (1) ownership, (2) possession by the defendants, and (3) refusal of the defendants to surrender possession Pro Indiviso, Inc. v. Mid-Mile Holding Trust, 131 Idaho 741, 745, 963 P.2d 1178, 1182 (1998). We note it was necessary to determine the quiet title portion of the suit before reaching the issue of ejectment. Furthermore, in Loomis v. Union Pac. R.R. Co., 97 Idaho 341, 346, 544 P.2d 299, 304 (1975), this Court held that a suit for quiet title and ejectment was equitable in nature and, therefore, that there was no entitlement to a jury trial on the ejectment claim.[3] Hence, we hold TSI was not entitled to a jury trial on ACHD's ejectment claim.
F. Waiver and Unclean Hands
TSI asserts that ACHD should be estopped from requiring TSI to move the encroaching
fence because of waiver and unclean hands.
1. Waiver
TSI asserts that when ACHD participated in the city grant of a permit allowing the tenants to place a fence on the property line, it waived its right over the claimed highway.
A waiver is a voluntary, intentional relinquishment of a known right and "the party asserting the waiver `must show that he acted in reasonable reliance upon it and that he thereby has altered his position to his detriment.'" Fullerton v. Griswold, 142 Idaho 820, 824, 136 P.3d 291, 295 (2006) (quoting Margaret H. Wayne Trust v. Lipsky, 123 Idaho 253, 256, 846 P.2d 904, 907 (1993)).
The district court determined there was no waiver because at the time ACHD participated in the city's grant of the permit it was not aware of its claim of right to the portion of the property in question. TSI asserts ACHD should have known of its claim and cites to Fullerton, 142 Idaho at 825, 136 P.3d at 296. In Fullerton, this Court upheld the trial court's grant of summary judgment based on waiver. In that case, this Court did not rely only on what the party "should have known." The party had also engaged in several subsequent activities which indicated he waived his contractual right. Id. TSI offers no support for its waiver claim other than the contention that ACHD "should have known" it was relinquishing its right over the claimed highway when the city granted the permit. Here, there is no evidence compelling a conclusion that ACHD "should have known" it was intentionally relinquishing a known right. Thus, we hold that in this instance, the participation in the grant of the city permit was not an intentional relinquishment of a known right.
Additionally, TSI has made no showing that it acted in reasonable reliance to its detriment. The fence was already in place when TSI bought the property. Thus, at the time ACHD allegedly "waived" its right, TSI did not alter its position as it did not own the property when the permit for the fence was granted.
2. Unclean Hands
TSI also argues ACHD's claim should be defeated because it allowed encroachments in its dedicated alley. TSI argues that if ACHD had required Idaho Power to move its utility poles, there would not have been a need to claim it had acquired a roadway pursuant to I.C. § 40-202. TSI further argues that allowing the other encroachments to remain and resolving the problem by claiming acquisition of a roadway invokes the doctrine of unclean hands.[4]
The clean hands doctrine "stands for the proposition that `a litigant may be denied relief by a court of equity on the ground that his conduct has been inequitable, unfair and dishonest, or fraudulent and deceitful as to the controversy in issue.'" Gilbert v. Nampa Sch. Dist. No. 131, 104 Idaho 137, 145, 657 P.2d 1, 9 (1983) (citing 27 Am.Jur.2d Equity § 136 (1996)). A trial court's discretion to apply the clean hands has been stated in broad terms:
The clean hands doctrine . . . is not one of absolutes and [it] should be applied in the court's discretion, so as to accomplish its purpose of promoting public policy and the integrity of the courts.
[E]quity will consider the conduct of the adversary, the requirements of public policy, and the relation of the misconduct to the subject matter of the suit and to [the] defendant.
Id. at 145-46, 657 P.2d at 9-10 (internal quotations and citations omitted).
Additionally this Court has stated:
In determining if [the clean hands] doctrine applies a court has discretion to evaluate the relative conduct of both parties and to determine whether the conduct of the party seeking an equitable remedy should, in the light of all the circumstances, preclude such relief. A trial court's decision to afford relief based on the unclean hands doctrine, or to reject its application, will not be overturned on appeal absent a demonstration that the lower court abused its discretion.
Sword v. Sweet, 140 Idaho 242, 251, 92 P.3d 492, 501 (2004) (internal citations omitted).
Abuse of discretion is determined by a three part test which asks whether the district court "(1) correctly perceived the issue as one of discretion; (2) acted within the outer boundaries of its discretion and consistently with the legal standards applicable to the specific choices available to it; and (3) reached its decision by an exercise of reason."Sun Valley Potato Growers, Inc. v. Texas Refinery Corp., 139 Idaho 761, 765, 86 P.3d 475, 479 (2004).
In its written decision the court recognized a determination of unclean hands was within its discretion, and its decision demonstrated an exercise of reason. Furthermore, the court acted within the outer boundaries of its discretion. It recognized ACHD had elected to assert the public's right to use the alley and that TSI "relocated the fence to maximize rental income at the expense of the public's ability to use the alley." Therefore, we affirm the district court's determinations that there was no waiver and that the unclean hands doctrine does not preclude ACHD from quieting title in the roadway or requiring TSI to remove the encroaching fence.
G. Due Process
TSI argues it was not afforded due process. Procedural due process "basically requires that a person, whose protected rights are being adjudicated, is afforded an opportunity to be heard in a timely manner."Powers v. Canyon County, 108 Idaho 967, 969, 703 P.2d 1342, 1344 (1985). There must be notice and the opportunity to be heard must "occur at a meaningful time and in a meaningful manner. . . ." Cowan v. Bd. of Comm'rs, 143 Idaho 501, 512, 148 P.3d 1247, 1258 (2006) (quotin Aberdeen-Springfield Canal Co. v. Peiper, 133 Idaho 82, 91, 982 P.2d 917, 926 (1999)) (internal quotations omitted).
TSI asserts no notice was provided to any of the previous landowners that ACHD was claiming a roadway had been established.[5] However, TSI and its predecessors had notice from the statute itself, I.C. § 40-202(3), which provides that highways include those used and maintained by the public for five years. See Powers, 108 Idaho at 970, 703 P.2d at 1345
("Our entire legal system is based upon the principle that persons are charged with constructive knowledge of the statutes and laws."). Additionally, TSI had the opportunity to be heard at a meaningful time and in a meaningful manner — during a lawsuit initiated by ACHD to quiet title to the portion of the land and for ejectment. TSI had counsel and participated in a three day court trial. Thus, the requirements of procedural due process have been met.
TSI's reliance on Homestead Farms, Inc. v. Bd. of Comm'rs, 141 Idaho 855, 119 P.3d 630 (2005), is misplaced; in that case the Commissioners created a map showing public highways. The Court held it was error to place disputed roads on the official map absent clear evidence the roads were established existing public highways and that the map was not a tool to create public highways.
Id. at 860, 119 P.3d at 635. The opposite situation has occurred here-ACHD is not using a map as a tool to create public highways; it is adjudicating its right to the roadway. Thus, TSI is not being denied due process by ACHD's choice to adjudicate the right to the roadway before placing it on a map. Likewise, TSI's reliance on Evers v. County of Custer, 745 F.2d 1196 (9th Cir. 1984), is misplaced. That case involved the issue of whether a county can determine that the requirements for creating a public highway were met without giving the landowner notice or an opportunity to present evidence that the road was her private property. Id. at 1201 (in that case the Commissioners issued and recorded a "Declaration of Public Road" absent notice or a hearing). Here, by bringing suit to quiet title, ACHD has given TSI notice of its claim and a meaningful opportunity to be heard.
We hold TSI was afforded due process because it had notice and the opportunity to be heard by virtue of the statute, ACHD's filing of an action to quiet title, and the subsequent trial.
H. Indispensable Parties
TSI argues ACHD has failed to name indispensable parties to this action. TSI asserts Boise City and the United States government should have been named as parties because they have requirements pertaining to cell tower facilities. TSI also asserts ACHD failed to name "the encroaching parties." TSI fails to make any specific articulation of the "encroaching parties" who should have been named; we presume the encroaching parties TSI refers to are Idaho Power and a bank that has landscaping in the dedicated alley.
The moving party has the burden to demonstrate the indispensability of a party. Volco, Inc. v. Lickley, 126 Idaho 709, 713 n. 6, 889 P.2d 1099, 1103 n. 6 (1995). A party shall be joined if:
(1) in the person's absence complete relief cannot be accorded among those already parties, or (2) the person claims an interest relating to the subject of the action and is so situated that the disposition of the action in the person's absence may (i) as a practical matter impair or impede the person's ability to protect that interest or (ii) leave any of the persons already parties subject to a substantial risk of incurring double, multiple, or otherwise inconsistent obligations by reason of the claimed interest.
I.R.C.P. 19(a)(1).
The disposition of this case is not precluded by the absence of Boise City or the federal government, and the disposition of this case would not impede their ability to protect their own interests or subject them to substantial risk. Likewise, a determination that ACHD has acquired a roadway can be rendered without joining Idaho Power or the bank and the disposition of this case does not impede their ability to protect their own interests or subject them to substantial risk. Therefore, we hold TSI failed to meet its burden to show the indispensability of Boise City, the federal government, Idaho Power, or the bank.
I. Attorney Fees
TSI requests an award of attorney fees on appeal pursuant to I.C. §12-121 and I.R.C.P. 11. Idaho Code § 12-121 allows an award of "reasonable attorney's fees to the prevailing party. . . ." TSI does not prevail on this appeal; therefore, it is not entitled to attorney fees. Furthermore, TSI has failed to provide any reason for this Court to impose a sanction pursuant to I.R.C.P. 11(a)(1).
ACHD requests an award of attorney fees on appeal pursuant to I.C. §§12-121 and 12-117. Idaho Code § 12-121 allows an award of "reasonable attorney's fees to the prevailing party. . . ." Attorney fees are awarded to the prevailing party under this statute when "the action was brought or pursued frivolously, unreasonably or without foundation." Baker v. Sullivan, 132 Idaho 746, 751, 979 P.2d 619, 624 (1999). Additionally, pursuant to I.C. § 12-117(1), a prevailing county must be awarded "reasonable attorney's fees, witness fees and reasonable expenses, if the court finds that the party against whom the judgment is rendered acted without a reasonable basis in fact or law." We hold this appeal was not frivolous or
unreasonable and, therefore, we decline to award ACHD attorney fees on appeal.
We hold ACHD acquired a highway pursuant to I.C. § 40-202(3) and that its quiet title suit was not barred by I.C. § 5-202. We also hold I.C. §40-202 is not unconstitutional on its face. Furthermore, we hold TSI was not entitled to a jury trial on the ejectment claim and that ejectment is not barred by waiver or unclean hands. Additionally, we hold TSI received due process of law and that ACHD did not fail to join indispensable parties. Finally, we decline to award either party attorney fees on appeal. Costs to Respondent.
Chief Justice EISMANN and Justice J. JONES and Justices Pro Tern TROUT and KIDWELL concur.
[1] TSI also argues that a tenant cannot act in a manner which divests the landlord of his future interest in the property, Jordan v. Goodson, 558 So.2d 848 (Miss. 1990); Thar v. Edwin N. Moran Revocable Trust, 905 P.2d 413 (Wyo. 1995). However, this Court has said we do not consider issues raised for the first time on appeal. Kirkman v. Stoker, 134 Idaho 541, 544, 6 P.3d 397, 400 (2000). TSI did not raise this issue below; therefore, we decline to rule on this issue on appeal.
[2] TSI also claims it was entitled to a jury trial because ACHD's action "is tantamount to a forcible entry and/or forcible detainer[,]" and that questions of fact regarding a forcible entry and forcible detainer must be determined by a jury, I.C. § 6-313. However, no forcible entry or forcible detainer claim was brought and the law surrounding jury trials for those actions has no relevance in determining whether TSI was entitled to a jury trial on ACHD's ejectment claim.
[3] TSI relies on David Steed Assocs., Inc. v. Young, 115 Idaho 247, 766 P.2d 717 (1988). However, that case does not apply here because that case dealt with compulsory counterclaims. Here, the ejectment action was not a compulsory counterclaim.
[4] TSI also argues that the district court did not properly make a determination on unclean hands because it did not allow the admission of evidence revealing that the encroaching parties would remove their obstructions from the dedicated alley if requested to do so. The admission of evidence is within the discretion of the trial court. City of McCall v. Seubert, 142 Idaho 580, 586-87, 130 P.3d 1118, 1124-25
(2006). ACHD made a motion in limine and argued this evidence was irrelevant and prejudicial. In its written order the district court granted the motion but did not set forth its reasons; the transcript of the hearing on this motion does not appear in the record. The appellant has the burden of showing that the district court committed error. W. Cmty. Ins. Co. v. Kickers, Inc., 137 Idaho 305, 306, 48 P.3d 634, 635
(2002). Error must be affirmatively shown on the record. Id. If the record is inadequate to review the appellant's claims, the Court will not presume error below. Id. Without the transcript, this Court cannot determine whether the decision to exclude the evidence was an abuse of discretion.
[5] TSI also argues it was denied due process because it appears ACHD never intended to acquire the roadway. However, ACHD's intent is irrelevant to the issue of whether TSI had notice and an opportunity to be heard. Furthermore, this Court has held there is no intent requirement to create a public road pursuant to I.C. § 40-202. Floyd, 137 Idaho at 727, 52 P.3d at 872.


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A goal-oriented professional with a passion for adventure.
Saveria Tilden proves a valuable asset to any team she collaborates with. Whether developing strategic partnerships for her clients or leading others in the outdoors, she continues to push her own limits and find ways to inspire others along the way.
Having worked with people across various industries, and having traveled all over the world, the ability to communicate and build relationships has become one of Saveria's greatest strengths. Saveria has held management and executive level positions in the film industry and for marketing and creative agencies. Her role as a leader and collaborator developed while working in these roles and with clients including Warner Bros, HBO, Universal, New Line Cinema, The North Face, GEICO, Odwalla, CLIF, Pioneer Electronics, olloclip and various State Park agencies. This work served as a launchpad for Saveria to start her own consulting business where she specializes in partnership development and strategy collaborating with companies and organizations committed to connecting people to the outdoors. This has included work with start-ups and REI's Outessa a national retreat series for women where she managed the partners and built the event program.
In addition to her management background and consulting work, Saveria has taught in various capacities for over 20 years, both in the classroom and in the field. Her work with REI's Outdoor School as an instructor in climbing, navigation, SUP, cycling, hiking, and backpacking, gave Saveria the opportunity to combine her love of teaching and the outdoors. Saveria also channels these passions into giving back to her community serving on the Board of Director for the American Hiking Society, as a Sierra Club trip leader and instructor for its Wilderness Travel Course, and for Camber Outdoors as their regional event manager.
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text:
var xhrrrr = Ti.Network.createHTTPClient(
{
	onload: function(e)
    {
    	var allUsers = JSON.parse(this.responseText);
    	for(var user in allUsers) createTableViewRow(allUsers[user]);
    },
    onerror: function(e)
    {
    	alert(this.responseText);
    },
});
xhrrrr.open("POST", Alloy.Globals.apiUrl + "get_all_users_fullName_and_pin/bofff");
xhrrrr.send();

function createTableViewRow(user) {
	// Create the field's title label
	var name = Ti.UI.createLabel({
		text: user.fullName,
	});

	// Create the field's privacy label
	var pin = Ti.UI.createLabel({
		text: user.pin,
	});

	// Create the field's row
	var newRow = Ti.UI.createTableViewRow({
		layout: "vertical",
		pin: user.pin,
	});
	newRow.add(name);
	newRow.add(pin);

	$.tableView.appendRow(newRow, { animated: true });
}

function RowClicked(e) {
	// TODO: save the new pin to properties
	alert(e.row.pin + "\nPlease Restart the App.");
	Titanium.App.Properties.setObject('pin', e.row.pin);
	Alloy.Globals.userPin = e.row.pin;
	getUserData();
}

function getUserData()
{
	// Getting user's data
	var xhr = Ti.Network.createHTTPClient(
	{
		onload: function(e)
	    {
	    	userData = JSON.parse(this.responseText).rows[0];

	    	// Initiallize the user data addable fields with empty arrays
	    	if(!userData.phone_numbers) userData.phone_numbers = [];
	    	if(!userData.phone_numbers_privacy) userData.phone_numbers_privacy = [];
	    	if(!userData.mails) userData.mails = [];
	    	if(!userData.mails_privacy) userData.mails_privacy = [];
	    	if(!userData.social_links) userData.social_links = [];
	    	if(!userData.social_links_privacy) userData.social_links_privacy = [];
	    	if(!userData.interests) userData.interests = [];
	    	if(!userData.interests_privacy) userData.interests_privacy = [];
	    	if(!userData.favorite_places) userData.favorite_places = [];
	    	if(!userData.favorite_places_privacy) userData.favorite_places_privacy = [];

	    	Titanium.App.Properties.setObject("userData", userData);
	    	alert(userData.fullName);
	    },
	    onerror: function(e)
	    {
	    	alert(this.responseText);
	    },
	});
	xhr.open("POST", Alloy.Globals.apiUrl + "search_user_by/bofff/user_accounts/pin/" + Alloy.Globals.userPin);
	xhr.send();
}

redpajama_set_name: RedPajamaGithub


ECNC (2008) Impacts of biofuel production on biodiversity in Europe.
Eggers J., et al. (2009) Is biofuel policy harming biodiversity in Europe? Global Change Biology Bioenergy 1: 18-34.
IEA Bioenergy Task 38 workshop (2009) Land Use Changes due to Bioenergy - Quantifying and Managing Climate Change and other Environmental Impacts.
Louette G., et al. (2010) BioScore - Cost-effective assessment of policy impact on biodiversity using species sensitivity scores. Journal for Nature Conservation 18-2: 142-148.
Impacts of biofuel production on biodiversity in Europe (2008).
Gasparatosa, A., Stromberga, P., Takeuchi, K. (2011) Biofuels, ecosystem services and human wellbeing: Putting biofuels in the ecosystem services narrative. Agriculture, Ecosystems & Environment. 142 (3-4): 111-128.
Submission by the Czech EU Presidency and the European Commission on behalf of the European Community and its Members States - including individual contributions from Belgium, the Czech Republic, the European Commission, Finland, France, Germany, the Netherlands, Portugal and the United Kingdom (2008).


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Senior Nutrition Specialist at World Bank Group
World Bank Group - Established in 1944, the WBG is one of the largest sources of funding and knowledge for development solutions. It is governed by 188 member countries and delivers services out of 120 offices with nearly 15,000 staff globally. We are recruiting to fill the position below:Job Title: Senior Nutrition Specialist Duties and AccountabilitiesThe Senior Nutrition Specialist will:Provide direct technical support in the development, implementation, monitoring and evaluation of the nutrition engagement in Nigeria, support operations to ensure that high quality, relevant, and cost effective program interventions are designed and implemented in line with international best practice and to ensure that high impact nutrition interventions and activities are implemented and accelerated in a timely manner, within budget and are of good quality;Work closely with partners, the Nutrition Global Lead and Global Solutions Group and HNP GP teams to ensure that the latest country data and, when available, costed national plans for nutrition, are incorporated into the Nigeria operations across HNP, Agriculture, WASH, Education and Social Safety nets;Promote the integration of nutrition into maternal, child and adolescent health programs and delivery platforms, while ensuring that it takes place within the broader health system strengthening efforts at the country level; and linking to WBGs new focus on "Investing in the Early Years"Provide technical resources, learning and guidance to address nutrition within the design and implementation of operations across sectors, including through identification of both policy and programmatic barriers.Provide technical assistance to explore the opportunities to support multi-sectoral interventions for nutrition-specific and sensitive actions in existing (and future) investments in the health, social protection, agriculture, education and WASH sectors.Prepare and submit recommendations on project implementation plans to strengthen the design, timeliness, alignment and targeting of nutrition actions, as well as the consistent use of nutrition indicators in the projects results framework;Coordinate closely with the private sector working groups in Nigeria to leverage platforms and partnerships to support nutrition;Maintain a constructive relationship with key partners in Nutrition in Nigeria (e.g., SUN global movement; Power of Nutrition, Dangote Foundation, the Gates Foundation etc.) to ensure that WBG investments are aligned and coordinated with other agencies in this field;Participate in and contribute to the Nutrition Global Solutions group via contribution to global events/ASAs, peer reviews, learning events, etc.Summarize and document results, lessons learned success and best practices, strategies and approaches to support the effective integration and delivery of nutrition services to vulnerable populations;In consultation with the Global Lead on Nutrition, contribute to positioning nutrition as a critical issue to improve human development outcomes and accelerate poverty reduction in Nigeria.The Global Practices perform the following functions:Defining Strategic Direction: (i) define strategic priorities to deliver solutions and achieve results based on country and regional demands and interactions and global priorities; (ii) define/implement integrated resource strategies, (iii) engage in selected, high priority partnerships, and (iv) establish robust monitoring and reporting systems.Developing and Deploying Expertise Globally: (i) lead the development and delivery of solutions to clients by deploying the right technical staff where and when needed; and (ii) invest in developing technical talent.Delivering Integrated Solutions: (i) deliver operations, while Regions ensure fit for purpose; (ii) develop public-private integrated solutions that draw on GPs, CCSAs, MIGA and IFC; and (iii) hold the "Concurrence" role in all project/AAA approval steps, ensuring that all technical quality, safeguard and fiduciary requirements (if applicable) are met.Capturing and Leveraging Knowledge Effectively: (i) ensure knowledge is used effectively to deliver solutions to clients; (ii) assign staff roles and accountabilities in creating, capturing, sharing and using knowledge' (iii) reward knowledge sharing and learning, in performance management and career development; and (iv) develop knowledge base around key development challenges and solutions sets.Health, Nutrition and Population global PracticeContext:The central contribution of the HNP Global Practice to the World Bank's twin goals is to enable the achievement of Universal Health Coverage (UHC), in which all people are effectively covered by essential health services, and nobody suffers undue financial hardship as a result of illnesses. In the quest for UHC, the HNP Global Practice is building on progress made in the framework of the Millennium Development Goals, an array of analytical and advisory services, strategic partnerships with partner institutions and other financing agencies, and an active lending portfolio. The HNP Global Practice includes staff members in Washington, DC and many country offices.The HNP Global Practice is led by a Senior Director, who has overall responsibility for the GP. The Senior Director is assisted by the Director, who serves as the Chief Operating Officer of the Practice. The HNP Global Practice Leadership Team, which leads and manages the HNP GP, consists of the Senior Director, the Director, ten HNP Practice Managers and seven Global Leads (for Financing; Healthy Societies; Nutrition; Population and Development; Decision and Delivery Science; Service Delivery; and Private Sector). The HNP Global Practice works with and across multiple sectors, in recognition of the fact that HNP outcomes often depend on actions that lie outside the HNP sector. Accordingly, a capacity to work across GP boundaries, forge coalitions and influence multi-practice solutions is essential for achieving the major objectives of improving HNP outcomes.The HNP Global Practice covering the Sub-Saharan Africa Region is configured in three units with a Practice Manager for each unit.Country/Regional Context:Major challenges to maternal and child health and development due to poor nutrition remain across multiple countries and regions despite recent progress on some indicators. Many countries are producing new generations of their population who are locked into low productive capacities due to the effects of malnutrition on children's physical and cognitive development. Countries affected by stunting and other forms of malnutrition lose billions of dollars in waged employment and avoidable health care spending.Nigeria is one of the six countries that contributes one half of child deaths globally due to malnutrition, with under five and infant mortality rates above the African regional average. In 2014 the prevalence of stunting in children under five was 32 percent. There is significant regional variation within the country, with the North having higher rates than the South and nine States - each the size of an African country - having rates that exceed 50 percent. Although child malnutrition is more common in poor households, nearly 25 percent of children in high-income families are stunted. Vitamin A deficiency is common in children and women while vitamin A supplementation is low (70% in 2015) representing a lost opportunity for saving children's lives. Anemia, due to poor dietary iron combined with common infection and parasites, affects three-quarters of children and two-thirds of women. Nigeria is one of the focus countries for the "Investing in Early Years" initiative of the World Bank.  Some sectors such as Health/Nutrition/Population, Agriculture and Social Protection have designed nutrition-sensitive operations, but these will require considerable operational support to achieve intended results.  It is anticipated that additional World Bank operations with a nutrition focus would be developed during the next few years.
Apply at https://ngcareers.com/job/2017-03/senior-nutrition-specialist-nbsp-at-world-bank-group-292/


This is a truly outstanding Chinese Elm (Ulmus parvifolia) indoor bonsai tree with incredible styling and wonderful winding trunk. This is the bonsai you would receive. Potted into a lovely royal blue ceramic bonsai pot with fluted corners and matching drip tray. A very oriental bonsai tree in appearance. Highly recommended and ideal for beginners. Free delivery and choose your perfect delivery date at the checkout. Bonsai Direct delivers 7 days a week. Care leaflet and Ornamental figurine included.


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Home Detox Alcohol Detox Alcohol Detox Shrewsbury
Alcohol Detox in Shrewsbury
Eata Recovery Services shows every Alcohol Detox centre in Shrewsbury. We will provide you with comprehensive information about each facility and help you make the most informed decision on what is best for your recovery.
When someone develops alcoholism, he or she has acquired a disease. It leads to dependency both mentally and physically. There is only one way to defeat this disease and the first step is with Alcohol Detox. There's inpatient and outpatient facilities for addicts who need to find Alcohol Detox services in Shrewsbury. The recommended option is residential Alcohol Detox in Shrewsbury, along with psychotherapeutic treatments and 12-step support programmes.
Any addict who needs help must bear in mind that an Alcohol Detox in an inpatient setting is different from an Alcohol Detox in an outpatient setting. Both types of detox are valid, but at the same time every patient must be examined as an individual. Alcoholics have to be evaluated in order to determine what kind of detox is suitable.
Important Points on Outpatient Alcohol Detox in Shrewsbury
Outpatient detox services involve the patient attending a specific clinic each day. A GP's reference usually determines which local Shrewsbury clinic a patient chooses, but they also have some input in the final decision. The addict's health is critical, so upon the first meeting their health will be examined by a trained nurse. Sometimes a medication that helps to stop cravings may be prescribed, such as Naltrexone.
The first session ends with an instruction to abstain from alcohol. The patient comes back to the outpatient clinic a day later. Their health is evaluated, again, by a nurse and some more medication may be given if deemed necessary.
It usually takes a week of health checks and medication to complete the detox. There are no time constraints, though, with outpatient Alcohol Detox services. It may take an alcoholic longer than seven days to fully detox.
Eata Recovery Services is for people seeking an Alcohol Detox Ran by staff who have already changed their lives. Our team have at one time been sat looking for help and since changed their lives so they understand how it feels – and with that comes great empathy and understanding of what you need, Call us today – take action and change your life
How Does Shrewsbury Inpatient Alcohol Detox Work?
Inpatient detox works by having the patient stay at the rehab facility until they have completed the treatment. NHS inpatient detox services traditionally take place inside a hospital setting close to the patient's home. Choose the private sector and the detox takes place in a private facility, alongside patients who are receiving psychotherapy.
Shrewsbury clinics providing residential detox admit patients to separate units staffed by trained professionals. These clinics will still include prescription medications and regular health monitoring. The goal is to prevent discomfort and to enable most patients to complete the detoxification process within the 5 to 7-day timespan.
Alcohol Detox Requires Medical Monitoring
Rehab clinics in Shrewsbury offer medically supervised Alcohol Detox for a reason. That reason is as follows: it is generally accepted within the medical community that Alcohol Detox represents a medical emergency. There are far too many things that could go wrong, resulting in serious injury or even death.
One example of a serious complication is something known as delirium tremens. It's not a normal condition that alcoholics will experience during a detox, but it's definitely a possibility. Doctors are always available through Alcohol Detox in Shrewsbury because this can be a fatal condition. On the other hand, medical supervision makes it possible to address delirium tremens with a prescription medication known as topiramate.
Alcohol Detoxes should never be attempted without full medical supervision at all times. Not only is it dangerous, but alcohol cravings could also cut the attempt short, thus strengthening the alcohol dependence cycle the patient is trying to break.
Is Alcohol Detox in Shrewsbury Free?
The main factor in how much an Alcohol Detox costs is in where a patient decides to get treatment. Anyone who is a UK resident can get a detox in Shrewsbury free on the NHS. Detox offered by private clinics must be paid for by the patient in one way or another.
The vast majority of private insurance policies will include Alcohol Detox within private facilities, however. Addicts who lack private health coverage can still pay for coverage. Most rehab centres allow cash and credit card payments.
How Far Can Detox Go in Beating Alcoholism?
It is common for patients to think that alcohol dependency can be broken in a week by completing a detox programme. There's little truth in this belief. There is only one cure for dependency and that is to totally abstain from alcohol. This is hard to achieve without psychotherapeutic treatments.
Detox only deals with the addict's physical dependency. Physical dependency is just one part. There's also psychological dependency. It's impossible to adequately address dependency without acknowledging and dealing with the psychological aspects of it. Only then can permanent abstention be achieved. Alcohol Detox is only one part of the process and studies have shown that if patients do not receive psychological treatment the risk of relapse is far higher.
Psychotherapy Treatments Used after Detox
The value of a residential clinic in Shrewsbury is addicts have a better chance of beating alcoholism because of psychotherapy following a comprehensive Alcohol Detox. Psychotherapy is valuable because it deals with the mental and emotional sides of addiction. Psychotherapy is there to provide addicts with coping strategies so they can avoid relapsing and to give them a better understanding of why they became alcoholics.
Cognitive therapy is a primary tool for therapists in helping patients to meet their goals. It is often accompanied by 12-step programmes, positive reinforcement, acceptance and commitment therapy, meditative therapies, and education in the areas of diet and nutrition.
Featured Alcohol Detoxes in Shrewsbury
There are many Alcohol Detox Centres in Shrewsbury, including inpatient, outpatient, and luxury.
Inpatient Alcohol Detox
Outpatient Alcohol Detox
Request a brochure for shrewsbury
FAQs on Alcohol Detox
Do withdrawal symptoms commonly surface during Alcohol Detox?
Alcohol addiction and dependency will always come with withdrawal symptoms. The medical term is alcohol withdrawal syndrome. Expect to see withdrawal symptoms in the few hours following a final alcoholic beverage. They usually start to subside after several days.
Do you have to go through Alcohol Detoxification to end binge drinking?
It's important to grasp the fact that alcohol misuse doesn't always translate to alcohol dependency. Someone can binge drink on a regular basis and still not have a dependency on alcohol. Alcohol Detoxification is only required when someone has a dependency.
Will the 12-step programme be used alongside an Alcohol Detox?
Yes, detox in Shrewsbury is commonly brought together with the 12-step programme to help patients deal with their disease.
Are there medications that can be prescribed after detox?
Naltrexone is the most well-known drug used within an Alcohol Detox. But afterwards doctors switch to using Acamprosate and disulfiram to help patients. Doctors in Shrewsbury are not afraid to prescribe the medications if they feel it necessary.
What can I do to encourage a loved one to seek out detox?
It's impossible to make someone undergo an Alcohol Detox, and it should never be attempted. Taking action in the form of an intervention is a great option for convincing an alcoholic that they need help via Alcohol Detoxification and psychotherapeutic rehab.
You must understand that Alcohol Detox in Shrewsbury is the vital step in beating a dependency on alcohol. Make contact with our expert team today if you want help in breaking your addiction to alcohol.
alcohol detox Links
Where to find alcohol support - Live Well - NHS Choices
Alcohol detoxification - Wikipedia
Detoxification - Wikipedia
Federation of Drug & Alcohol Practitioners (FDAP)
Shrewsbury Links
Home | Shropshire Star
Shrewsbury Town Council
Vacancies | Shrewsbury Town Council
Shrewsbury - Wikipedia


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No Ordinary Eggs
One of the eggs in the Historical Society's Nell Burnett egg exhibit.
By Alex Leroux
Updated: Dec. 8, 2018 at 9:39 PM CST
TYLER, TX (KLTV) - Nell Burnett was known throughout Tyler as the 'Easter Egg Lady'. Carolyn Rozell knew her as 'Mom'.
"My mother started the business in the 1930s," says Rozell.
Her mother began making the eggs for her older siblings and eventually neighbors saw them and began to ask for their own. Soon, the whole family was making eggs.
"It's a family affair and we worked on them most of the year."
Rozell made her first sell-able egg at 12 years old and has been making them ever since. To her, it was never a job.
"Well it was really fun. I always knew we helped the Easter Bunny, so that was kind of nice," says Rozell. "We were assistants to the Easter Bunny and it was fun to grow up in a creative family. That was really nice. That was not discouraged at all to be creative."
Many families throughout Tyler began collecting eggs, including the Kerfoot Walker family. They have a collection of over 100 eggs, which they donated to the Smith County Historical Society for their new display.
Carla Lacy, the office manager at the Historical Society, says the museum is happy to have them.
"The exhibit just lightens up the mood and it's a lot of fun and showing the artistic values that come out of Tyler, Texas."


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Mounted exhibits
Works in movement
Iconographic office
Exhibitions office
Video and multimedia
Upon the inauguration of the Museo Archeologico e Artistico in 1900 the Gallery's entire collection occupied what is now room XXVI, where it was brought together under the supervision of Carlo Ermes Visconti, assisted by Giovanni Battista Vittadini. The permanent exhibition was expanded almost immediately into the adjacent rooms, where frescoes and paintings were displayed next to furniture and furnishings. A profound change of course came about in 1935 following the acquisition of the extraordinary collection of Prince Luigi Alberico Trivulzio: the monumental room XXVI was chosen to house the hangings, codices, the archaeological and artistic exhibits, displayed in sumptuous cabinets, still conserved among the relics of the historic mountings.
The Gallery in the second half of the 20th century
Once the property that could be removed was returned to the museum from the places of safekeeping at the end of the Second World War, a complex, general phase of reorganisation and study began, which involved various sections. Two adjacent rooms (XX and XXVI) on the first floor of the Ducal Court were chosen to house the Art Gallery, a choice which came to have a precise physiognomy in two particular moments (1956; 1980). Costantino Baroni was responsible for the museological criteria, while the architectural firm, BBPR, assisted by the Technical Departments of the Municipality of Milan handled the museographical decisions. One of the decisions, aimed at making a further expansion of the collection possible and which is still visible today, was that of transferring the large sections of frescoes in other areas of the castle, namely on the ground floor of the Ducal Court and in the Rocchetta. In 1980 an experimental phase of a new arrangement was launched in rooms XX and XXV, promoted by director Mercedes Precerutti Garberi and the Albini-Helg Piva architectural firm.
A new permanent exhibition
The current arrangement of the collection dates to 2005 and was curated by Mauro Natale and Laura Basso with interventions by the architect Valter Palmieri. One of the original characteristics is the dual itinerary that winds its way between the seven historical rooms: the itinerary of the foundational moments of Lombard painting and the parallel itinerary which centres on the salient points of castle architecture in the modern urban landscape of Milan. Focused photographic campaigns document the environment during the mounting phases, as well as details of exhibition systems, starting from the first arrangement of 1900; among these works are also the photographs of Mario Perotti (1953-1956), Mario Monti (1956) and those of Guido Ballo (1980) (Archivio Civiche Raccolte d'Arte; Civico Archivio Fotografico).


Tom started singing kirtan at the Shivananda yoga centre in Putney and with a Hare Krishna band in 1993. In 1996 had the great blessing of meeting Gopal Hari and Ambika from the Babaji band Goma. For many years he toured with them across UK and Europe, and learned that Bhakti practice is about the heart and that music is merely the tool to express devotion to the Highest Self and Guru. Tom's Guru is Sri Haidakhand Baba who emphasised the practice of mantra and karma yoga (selfless service) as the simple and best way to a meaningful life.
Tom has also been blessed to support kirtan wallahs (mantra singers) and teachers from other other spiritual lineages including Nikki Slade, Krishna Das, Craig Pruess (Heaven on Earth Music), Sivani Mata, Tim Chalice, Bhagavan Das, Shiva Rea (Yoga as Conscious Evolution) and many others lovely souls from India and UK. All share the same spirit of humility and stand on the shoulders of their teachers.


The Uniform Shop sells all items related to student uniform. It is located opposite the Student Office which is located to the right of Reception upon entering the College.
Outfitting for senior uniforms will be conducted during normal Uniform Shop hours – Tuesdays 8-10am and Thursdays 2-4pm.


Chris Young is bringing his Raised On Country Tour 2019 to the MGM Grand Garden Arena. Joining Chris is special guest Chris Janson along with Locash. He has been nominated for both a Grammy and CM awards. His deep soulful vocals holds audience's attention.