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Interstate 25

Interstate 25 (I-25), also known as the Pan-American Freeway, is a major Interstate Highway in the western United States. It is primarily a north–south highway, serving as the main route through New Mexico, Colorado, and Wyoming. I-25 stretches from I-10 at Las Cruces, New Mexico (approximately 25 mi north of El Paso, Texas) to I-90 in Buffalo, Wyoming (approximately 60 mi south of the Montana–Wyoming border). It passes through or near Albuquerque, New Mexico; Pueblo, Colorado; Colorado Springs, Colorado; Denver, Colorado; Fort Collins, Colorado; and Cheyenne, Wyoming. The I-25 corridor is mainly rural, especially in Wyoming, excluding the Albuquerque metropolitan area and the Front Range urban corridor from Pueblo to Cheyenne.

The part of I-25 in Colorado passes just east of the Front Range of the Rocky Mountains. That stretch was involved in a large-scale renovation named the Transportation Expansion (T-REX) Project in Denver and the Colorado Springs Metropolitan Interstate Expansion (COSMIX). These projects, and others in New Mexico, were necessary because these stretches of I-25 were originally inadequately designed and constructed (the pavement was deteriorating rapidly) and also because urban areas, like Albuquerque, Colorado Springs, and Denver, had tripled and quadrupled in population much earlier than anyone had anticipated back in the 1950s and 1960s. Major highway work for the T-REX project ended on August 22, 2006. The COSMIX project was completed in December 2007. Several other smaller improvement projects for I-25 are still ongoing within New Mexico and Colorado.

Route description

 * NM
 * 462.12 mi
 * CO
 * 298.60 mi
 * WY
 * 300.95 mi
 * Total
 * 1,061.67 mi
 * }
 * Total
 * 1,061.67 mi
 * }
 * }

New Mexico
I-25 begins at I-10's exit 144 in Las Cruces, just south of the New Mexico State University campus. I-25 runs concurrently with US Route 85 (US 85) at this point and carries this concurrency for the entire length of its run in New Mexico. Immediately, three exits provide access to the city, including one for US 70. When I-25 reaches Truth or Consequences, it is parallel to Elephant Butte Lake State Park. From Las Cruces to Santa Fe, I-25 follows the route of the Camino Real de Tierra Adentro.

As I-25 nears Albuquerque, it has interchanges with highways, such as US 380, and a concurrency with US 60. Further north, State Road 6 (NM 6), former US 66, meets up with I-25 in Los Lunas. Through Albuquerque, I-25 is named the Pan American Freeway, and there are frequent exits to city streets. A major interchange with I-40 (which is styled as the Coronado Freeway in the city) is named the Big I. It was given an honorable mention by the US Department of Transportation and the Federal Highway Administration for excellence in urban highway design in 2002.

Leaving Albuquerque to the north, I-25 curves to the northeast as it approaches Santa Fe. Continuing 'northbound' at Santa Fe, I-25 heads southeast for approximately 45 mi traveling through the Santa Fe National Forest and crossing Glorieta Pass (elevation 7452 ft). It turns north again at Blanchard toward Las Vegas. The highway maintains a north and northeast orientation as it leaves New Mexico traversing Raton Pass (7798 ft ) and enters Colorado. Due to its elevation and frequent winter snowstorms, I-25 is sometimes impassible and closed in both directions at Raton Pass during winter months. From Santa Fe to Trinidad, Colorado, I-25 approximates part of the route of the Santa Fe Trail. For its entire length in the state, I-25 shares its alignment with US 85, although the latter is unsigned.

Colorado
I-25 has many nicknames through the state's larger cities. In Denver, it is called the Valley Highway, as the highway parallels the course of the South Platte River throughout the downtown area and is often sunken below ground level. The section in El Paso County is named the Ronald Reagan Highway, and, through Pueblo, it is named the John F. Kennedy Memorial Highway.

In the Federal-Aid Highway Act of 1973, a transcontinental highway was named after President Dwight D. Eisenhower, in commemoration of the route of the US Army's 1919 convoy. This route, rather than following a single highway, spans several, including I-25 in Denver. This combination of routes was intended to approximate the original 1919 convoy route.

The designation of this highway, while clear in intent, has not seen widespread adoption in terms of signage or recognition, likely due to the irregular nature of the route. Despite this, a commemorative sign was installed in 1986 in the tourist information center off I-70 in Kansas City, Kansas. Congress attempted to honor Eisenhower's contributions to the Interstate System once more in 1990, leading to the renaming of the Interstate System as the "Dwight D. Eisenhower System of Interstate and Defense Highways".

I-25 enters Colorado 14 mi south of the city of Trinidad. It is the main north–south route through Colorado with a length of 300 mi. The Interstate exits Colorado in the north about 8 mi south of Cheyenne, Wyoming. I-25 serves all the major cities in Colorado that are east of the Rocky Mountains, such as Denver, Colorado Springs, Pueblo, Fort Collins, and Greeley. For the entire distance in Colorado, from the north to the south, the Rocky Mountains are clearly visible.

There are also several important military and air bases and institutions along this route, such as Buckley Space Force Base, the Cheyenne Mountain Complex headquarters of NORAD, Fort Carson, Peterson Space Force Base, and the United States Air Force Academy.

I-25 crosses the Palmer Divide between Denver and Colorado Springs, providing some of the highway's most scenic views of the Rocky Mountains and its foothills. Blizzards and high winds on this stretch (particularly over Monument Hill) are notorious for causing traffic problems during the winter months.

The section of I-25 that is between the northern border of Pueblo County and the New Mexico state line is named the "John F. Kennedy Memorial Highway" in honor of President Kennedy's support of water resources development in the Arkansas River Valley.

Wyoming
I-25 enters Wyoming 8 mi south of the state capital, Cheyenne. After traveling through Cheyenne, I-25 continues north to Douglas, passing many plateaus and also railroad tracks. Commonly, very long trains can be seen slowly moving alongside this highway. Around Douglas, this Interstate Highway curves somewhat to the west toward Casper. Once through Casper, I-25 turns due north, and it goes as far as Buffalo, where it ends at an interchange with I-90. I-90 then provides the connection to Montana.

History
The section in New Mexico between Romeroville and Los Lunas closely follows the original alignment of US 66, which was later shortened and realigned to run due west from Santa Rosa. Now, that has been replaced with I-40.

Junction list

 * New Mexico
 * on the Las Cruces–University Park line. I-25/US 85 share an unsigned concurrency to Fountain, Colorado.
 * in Las Cruces
 * west of San Antonio
 * in Socorro. The highways travel concurrently to south-southwest of Abeytas.
 * in Albuquerque
 * in Bernalillo
 * south of Santa Fe. I-25/US 84 travels concurrently to Romeroville. I-25/US 285 travels concurrently to Eldorado at Santa Fe. These are wrong-way concurrencies; driving east, one is on I-25 North and US 84 and 285 South.
 * south of Raton. The highways travel concurrently to Raton.
 * in Raton. I-25/US 87 travels concurrently to southeast of Glenrock, Wyoming.

 * Colorado
 * in Trinidad. The highways travel concurrently to Walsenburg.
 * in Pueblo. The highways travel concurrently through Pueblo.
 * in Colorado Springs. The highways travel concurrently through Colorado Springs.
 * in Colorado Springs
 * in Colorado Springs. The highways travel concurrently to Castle Rock.
 * in Denver
 * in Denver
 * in Denver. The highways travel concurrently through Denver.
 * in Denver. The highways travel concurrently through Denver.
 * in Denver
 * in Denver
 * southeast of Twin Lakes
 * on the Twin Lakes–Sherrelwood–Welby line
 * in Loveland

 * Wyoming
 * south-southwest of Cheyenne
 * southwest of Cheyenne
 * in Cheyenne. The highways travel concurrently to Ranchettes.
 * west-southwest of Dwyer Junction. The highways travel concurrently to southeast of Glenrock.
 * in Orin. I-25/US 20 travels concurrently to southeast of Glenrock.
 * in Casper. I-25/US 20/US 26 travels concurrently to the Casper–Bar Nunn city line. I-25/US 87 travels concurrently to north-northeast of Buffalo.
 * in Buffalo
 * north-northeast of Buffalo

Related routes

 * Business routes of Interstate 25
 * Interstate 225

title: Interstate 25


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Zoning

In urban planning, zoning is a method in which a municipality or other tier of government divides land into "zones", each of which has a set of regulations for new development that differs from other zones. Zones may be defined for a single use (e.g. residential, industrial), they may combine several compatible activities by use, or in the case of form-based zoning, the differing regulations may govern the density, size and shape of allowed buildings whatever their use. The planning rules for each zone determine whether planning permission for a given development may be granted. Zoning may specify a variety of outright and conditional uses of land. It may indicate the size and dimensions of lots that land may be subdivided into, or the form and scale of buildings. These guidelines are set in order to guide urban growth and development.

Zoning is the most common regulatory urban planning method used by local governments in developed countries. Exceptions include the United Kingdom and the City of Houston, Texas.

Most zoning systems have a procedure for granting variances (exceptions to the zoning rules), usually because of some perceived hardship caused by the particular nature of the property in question.

History
The origins of zoning districts can be traced back to antiquity. The ancient walled city was the predecessor for classifying and regulating land, based on use. Outside the city walls were the undesirable functions, which were usually based on noise and smell. The space between the walls is where unsanitary and dangerous activities occurred such as butchering, waste disposal, and brick-firing. Within the walls were civic and religious places, and where the majority of people lived.

Beyond distinguishing between urban and non-urban land, most ancient cities further classified land types and uses inside their walls. This was practiced in many regions of the world – for example, in China during the Zhou Dynasty (1046 – 256 BC), in India during the Vedic Era (1500 – 500 BC), and in the military camps that spread throughout the Roman Empire (31 BC – 476 AD).

Throughout the Age of Enlightenment and Industrial Revolution, cultural and socio-economic shifts led to the rapid increase in the enforcement and invention of urban regulations. The shifts were informed by a new scientific rationality, the advent of mass production and complex manufacturing, and the subsequent onset of urbanisation. Industry leaving the home reshaped modern cities. The definition of home was tied to the definition of economy, which caused a much greater mixing of uses within the residential quarters of cities.

Separation between uses is a feature of many planned cities designed before the advent of zoning. A notable example is Adelaide in South Australia, whose city centre, along with the suburb of North Adelaide, is surrounded on all sides by a park, the Adelaide Park Lands. The park was designed by Colonel William Light in 1836 in order to physically separate the city centre from its suburbs. Low density residential areas surround the park, providing a pleasant walk between work in the city within and the family homes outside.

Sir Ebenezer Howard, founder of the garden city movement, cited Adelaide as an example of how green open space could be used to prevent cities from expanding beyond their boundaries and coalescing. His design for an ideal city, published in his 1902 book Garden Cities of To-morrow, envisaged separate concentric rings of public buildings, parks, retail space, residential areas and industrial areas, all surrounded by open space and farmland. All retail activity was to be conducted within a single glass-roofed building, an early concept for the modern shopping centre inspired by the Crystal Palace.

However, these planned or ideal cities were static designs embodied in a single masterplan. What was lacking was a regulatory mechanism to allow the city to develop over time, setting guidelines to developers and private citizens over what could be built where. The first modern zoning systems were applied in the United States with the Los Angeles zoning ordinances of 1904 and the New York City 1916 Zoning Resolution.

Types
There are a great variety of zoning types, some of which focus on regulating building form and the relation of buildings to the street with mixed uses, known as form-based, others with separating land uses, known as use-based, or a combination thereof. Use-based zoning systems can comprise single-use zones, mixed-use zones - where a compatible group of uses are allowed to co-exist - or a combination of both single and mixed-use zones in one system.

The main approaches include use-based, form-based, performance and incentive zoning. There are also several additional zoning provisions used in combination with the main approaches.

Use-based zoning
Use-based or functional zoning systems can comprise single-use zones, mixed-use zones—where a compatible group of uses are allowed to co-exist —or a combination of both single- and mixed-use zones in one system.

Single-use zoning

The primary purpose of single-use zoning is to geographically separate uses that are thought to be incompatible. In practice, zoning is also used to prevent new development from interfering with existing uses and/or to preserve the character of a community.

Single-use zoning is where only one kind of use is allowed per zone, or district. It is also known as exclusionary zoning or, in the United States, as Euclidean zoning because of a court case in Euclid, Ohio, Village of Euclid, Ohio v. Ambler Realty Co., which established its constitutionality. It has been the dominant system of zoning in North America, especially the United States, since its first implementation.

Commonly defined single-use districts include: residential, commercial, and industrial. Each category can have a number of sub-categories, for example, within the commercial category there may be separate districts for small retail, large retail, office use, lodging and others, while industrial may be subdivided into heavy manufacturing, light assembly and warehouse uses. Special districts may also be created for purposes like public facilities, recreational amenities, and green space.

The application of single-use zoning has led to the distinctive form of many cities in the United States, Canada, Australia, and New Zealand, in which a very dense urban core, often containing skyscrapers, is surrounded by low density residential suburbs, characterised by large gardens and leafy streets. Some metropolitan areas such as Minneapolis–Saint Paul and Sydney have several such cores.

Mixed-use zoning
Mixed-use zoning combines residential, commercial, office, and public uses into a single space. Mixed-use zoning can be vertical, within a single building, or horizontal, involving multiple buildings.

Planning and community activist Jane Jacobs wrote extensively on the connections between the separation of uses and the failure of urban renewal projects in New York City. She advocated dense mixed-use developments and walkable streets. In contrast to villages and towns, in which many residents know one another, and low-density outer suburbs that attract few visitors, cities and inner city areas have the problem of maintaining order between strangers. This order is maintained when, throughout the day and evening, there are sufficient people present with eyes on the street. This can be accomplished in successful urban districts that have a great diversity of uses, creating interest and attracting visitors. Jacobs' writings, along with increasing concerns about urban sprawl, are often credited with inspiring the New Urbanism movement.

To accommodate the New Urbanist vision of walkable communities combining cafés, restaurants, offices and residential development in a single area, mixed-use zones have been created within some zoning systems. These still use the basic regulatory mechanisms of zoning, excluding incompatible uses such as heavy industry or sewage farms, while allowing compatible uses such as residential, commercial and retail activities so that people can live, work and socialise within a compact geographic area.

The mixing of land uses is common throughout the world. Mixed-use zoning has particular relevance in the United States, where it is proposed as a remedy to the problems caused by widespread single-use zoning.

Form-based zoning
Form-based or intensity zoning regulates not the type of land use, but the form that land use may take. For instance, form-based zoning in a dense area may insist on low setbacks, high density, and pedestrian accessibility. Form-based codes (FBCs) are designed to directly respond to the physical structure of a community in order to create more walkable and adaptable environments. Form-based zoning codes have five main elements: a regulating plan, public standards, building standards, and precise definitions of technical terms. Form-based codes recognize the interrelated nature of all components of land-use planning—zoning, subdivision, and public works—and integrate them to define districts based on the community's desired character and intensity of development.

The French planning system is mostly form-based; zones in French cities generally allow many types of uses. The city of Paris has used its zoning system to concentrate high-density office buildings in the district of La Défense rather than allow heritage buildings across the city to be demolished to make way for them, as is often the case in London or New York. The construction of the Montparnasse Tower in 1973 led to an outcry. As a result, two years after its completion the construction of buildings over seven storeys high in the city centre was banned.

Performance zoning
Performance zoning, also known as flexible or impact zoning or effects-based planning, was first advocated by Lane Kendig in 1973. It uses performance-based or goal-oriented criteria to establish review parameters for proposed development projects. Performance zoning may use a menu of compliance options where a property developer can earn points or credits for limiting environmental impacts, including affordable housing units, or providing public amenities. In addition to the menu and points system, there may be additional discretionary criteria included in the review process. Performance zoning may be applied only to a specific type of development, such as housing, and may be combined with a system of use-based districts.

Performance zoning is flexible, logical, and transparent while offering a form of accountability. These qualities are in contrast with the seemingly arbitrary nature of use-based zoning. Performance zoning can also fairly balance a region's environmental and housing needs across local jurisdictions. Performance zoning balances principles of markets and private property rights with environmental protection goals. However, performance zoning can be extremely difficult to implement due to the complexity of preparing an impact study for each project, and can require the supervising authority to exercise a lot of discretion. Performance zoning has not been adopted widely in the US.

Incentive zoning
Incentive zoning allows property developers to develop land more intensively, such as with greater density or taller buildings, in exchange for providing some public benefits, such as environmental amenities or affordable housing units. The public benefits most often incentivised by US cities are "mixed-use development, open space conservation, walkability, affordable housing, and public parks."

Incentive zoning allows for a high degree of flexibility, but may be complex to administer. The more a proposed development takes advantage of incentive criteria, the more closely it has to be reviewed on a discretionary basis. The initial creation of the incentive structure in order to best serve planning priorities also may be challenging and often requires extensive ongoing revision to maintain balance between incentive magnitude and value given to developers. Incentive zoning may be most effective in communities with well-established standards and where demand for both land and for specific amenities is high. However, hidden costs may still offset its benefits. Incentive zoning has also been criticized for increasing traffic, reducing natural light, and offering developers larger rewards than those reaped by the public.

Additional Provisions
Additional zoning provisions exist that are not their own distinct types of zoning but seek to improve existing varieties through the incorporation of flexible practices and other elements such as information and communication technologies (ICTs).

Smart zoning
Smart zoning is a broad term that consists of several alternatives to use-based zoning that incorporate information and communication technologies. There are a number of different techniques to accomplish smart zoning. Floating zones, cluster zoning, and planned unit developments (PUDs) are possible—even as the conventional use-based code exists—or the conventional code may be completely replaced by a smart performance or form-based code, as the city of Miami did in 2019. The incorporation of ICTs to measure metrics such as walkability, and the flexibility and adaptability that smart zoning can provide, have been cited as advantages of smart zoning over "non-smart" performance or form-based codes.

Floating zones
Floating zones describe a zoning district's characteristics and codify requirements for its establishment, but its location remains unspecified until conditions exist to implement that type of zoning district. When the criteria for implementation of a floating zone are met, the floating zone ceases "to float" and its location is established by a zoning amendment.

Cluster zoning
Cluster zoning permits residential uses to be clustered more closely together than normally allowed, thereby leaving substantial land area to be devoted to open space. Cluster zoning has been favored for its preservation of open space and reduction in construction and utility costs via consolidation, although existing residents may often disapprove due to a reduction in lot sizes.

Planned unit development (PUD)
The term planned unit development (PUD) can refer either to the regulatory process or to the development itself. A PUD groups multiple compatible land uses within a single unified development. A PUD can be residential, mixed-use, or a larger master-planned community. Rather than being governed by standard zoning ordinances, the developer negotiates terms with the local government. At best, a PUD provides flexibility to create convenient ways for residents to access commercial and other amenities. In the US, residents of a PUD have an ongoing role in management of the development through a homeowner's association.

Pattern zoning
Pattern zoning is a zoning technique in which a municipality provides licensed, pre-approved building designs, typically with an expedited permitting process. Pattern zoning is used to reduce barriers to housing development, create more affordable housing, reduce burdens on permit-review staff, and create quality housing designs within a certain neighborhood or jurisdiction. Pattern zoning may also be used to promote certain building types such as missing middle housing and affordable small-scale commercial properties. In some cases, a municipality purchases design patterns and constructs the properties themselves while in other cases the municipality offers the patterns for private development.

Hybrid zoning
A hybrid zoning code combines two or more approaches, often use-based and form-based zoning. Hybrid zoning can be used to introduce form and design considerations into an existing community's zoning without completely rewriting the zoning ordinance.

Composite zoning is a particular type of hybrid zoning that combines use, form, and site design components:

 * the use component establishes how land can be used within a district, as in use-based or functional zoning;
 * the form (also known as architectural) component sets standards for building design, such as height and facades;
 * the site design component specifies how buildings are situated on the site, such as setbacks and open space.

An advantage of composite zoning is the ability to create flexible zoning districts for smoother transitions between adjacent properties with different uses.

Inclusionary zoning
Inclusionary zoning refers to policies to increase the number of housing units within a development that are affordable to low and middle-income households. These policies can be mandatory as part of performance zoning or based on voluntary incentives, such as allowing greater density of development.

Overlay zoning
An overlay zone is a zoning district that overlaps one or more zoning districts to address a particular concern or feature of that area, such as wetlands, historic buildings or transit-oriented development. Overlay zoning has the advantage of providing targeted regulation to address a specific issue, such as a natural hazard, without having to significantly rewrite an existing zoning ordinance. However, development of overlay zoning regulation often requires significant technical expertise.

Transferable development rights
Transferable development rights, also known as transfer of development credits and transferable development units, are based on the concept that with land ownership comes the right of use of land, or land development. These land-based development rights can, in some jurisdictions, be used, unused, sold, or otherwise transferred by the owner of a parcel. These are typically used to transfer development rights from rural areas (sending sites) to urban areas (receiving sites) with more demand and infrastructure to support development.

Spot zoning
Spot zoning is a controversial practice in which a small part of a larger zoning district is rezoned in a way that is not consistent with the community's broader planning process. While a jurisdiction can rezone even a single parcel of land in some cases, spot zoning is often disallowed when the change would conflict with the policies and objectives of existing land-use plans. Other factors that may be considered in these cases are the size of the parcel, the zoning categories involved, how adjacent properties are zoned and used, and expected benefits and harms to the landowner, neighbors, and community.

Conditional zoning
Conditional zoning is a legislative process in which site-specific standards and conditions become part of the zoning ordinance at the request of the property owner. The conditions may be more or less restrictive than the standard zoning. Conditional zoning can be considered spot zoning and can be challenged on those grounds.

Conditional zoning should not be confused with conditional-use permits (also called special-use permits), a quasi-judicial process that enables land uses that, because of their special nature, may be suitable only in certain locations, or when arranged or operated in a particular manner. Uses which might be disallowed under current zoning, such as a school or a community center, can be permitted via conditional-use permits.

Contract zoning
Contract zoning is a controversial practice in which there is a bilateral agreement between a property owner and a local government to rezone a property in exchange for a commitment from the developer. It typically involves loosening restrictions on how the property can be used. Contract zoning is controversial and sometimes prohibited because it deviates from the broader planning process and has been considered an illegal bargaining away of the government's police powers to enforce zoning.

Fiscal zoning
Fiscal zoning is a controversial practice in which local governments use land use regulation, including zoning, to encourage land uses that generate high tax revenue and exclude uses that place a high demand on public services.

Effectiveness and Criticism
Environmental activists argue that putting everyday uses out of walking distance of each other leads to an increase in traffic, since people have to own cars in order to live a normal life where their basic human needs are met, and get in their cars and drive to meet their needs throughout the day. Single-use zoning and urban sprawl have also been criticized as making work–family balance more difficult to achieve, as greater distances need to be covered in order to integrate the different life domains. These issues are especially acute in the United States, with its high level of car usage combined with insufficient or poorly maintained urban rail and metro systems.

Some economists claim that zoning laws work against economic efficiency, reduce responsiveness to consumer demands and hinder development in a free economy, as poor zoning restrictions hinder the more efficient usage of a given area. Even without zoning restrictions, a landfill, for example, would likely gravitate to cheaper land and not a residential area. Single-use zoning laws can get in the way of creative developments like mixed-use buildings and can even stop harmless activities like yard sales. The Houston example of non-zoning or private zoning with no restriction on particular land use but with other development code shows a combination of private and public planing.

Other critics of zoning argue that zoning laws are a disincentive to provide housing which results in an increase in housing costs and a decrease in productive economic output. For example, A 2017 study showed that if all states deregulated their zoning laws only halfway to the level of Texas, a state known for low zoning regulations, their GDP would increase by 12 percent due to more productive workers and opportunity. Furthermore, critics note that it impedes the ability of those that wish to provide charitable housing from doing so. For example, in 2022, Gloversville's Free Methodist Church in New York wished to provide 40 beds for the homeless population in -4 degree weather and were inhibited from doing so.

Corruption is a challenge for zoning. Some have argued that zoning laws increase economic inequality. Empirical effectiveness estimates show some zoning approaches can contribute to housing crisis.

Australia
The legal framework for land use zoning in Australia is established by States and Territories, hence each State or Territory has different zoning rules. Land use zones are generally defined at local government level, and most often called Planning Schemes. In reality, however in all cases the state governments have an absolute ability to overrule the local decision-making. There are administrative appeal processes such as VCAT to challenge decisions.

Statutory planning, otherwise known as town planning, development control or development management, refers to the part of the planning process that is concerned with the regulation and management of changes to land use and development. Planning and zoning have a great political dimension, with governments often criticized for favouring developers; also nimbyism is very prevalent.

Canada
In Canada, land-use control is a provincial responsibility deriving from the constitutional authority over property and civil rights. This authority had been granted to the provinces under the British North America Acts of 1867 and was carried forward in the Constitution Act, 1982. The zoning power relates to real property, or land and the improvements constructed thereon that become part of the land itself (in Québec, immeubles). The provinces empowered the municipalities and regions to control the use of land within their boundaries, letting the municipalities establish their own zoning by-laws. There are provisions for control of land use in unorganized areas of the provinces. Provincial tribunals are the ultimate authority for appeals and reviews.

France
In France, the Code of Urbanism or Code de l’urbanisme (called the Town Planning Code), a national law, guides regional and local planning and outlines procedures for obtaining building permits. Unlike England where planners must use their discretion to allow use or building type changes, private development in France is permitted as long as the developer follows the legally-binding regulations.

Japan
Zoning districts are classified into twelve use zones. Each zone determines a building's shape and permitted uses. A building's shape is controlled by zonal restrictions on allowable floor area ratio and height (in absolute terms and in relation with adjacent buildings and roads). These controls are intended to allow adequate light and ventilation between buildings and on roads. Instead of single-use zoning, zones are defined by the "most intense" use permitted. Uses of lesser intensity are permitted in zones where higher intensity uses are permitted but higher intensity uses are not allowed in lower intensity zones.

New Zealand
New Zealand's planning system is grounded in effects-based Performance Zoning under the Resource Management Act.

Philippines
Zoning and land use planning in the Philippines is governed by the Department of Human Settlements and Urban Development (DHSUD) and previously by the Housing and Land Use Regulatory Board (HLURB), which lays out national zoning guidelines and regulations, and oversees the preparation and implementation of comprehensive land use plans (CLUPs) and zoning ordinances by city and municipal governments under their mandate in the Local Government Code of 1991 (Republic Act No. 7160).

The present zoning scheme used in the Philippines is detailed in the HLURB's Model Zoning Ordinance published in 2014, which outlines 26 basic zone types based on primary usage and building regulations (as defined in the National Building Code), and also includes public domain and water bodies within the municipality's jurisdiction. Local governments may also add overlays identifying special use zones such as areas prone to natural disasters, ancestral lands of indigenous peoples (IPs), heritage zones, ecotourism areas, transit-oriented developments (TODs), and scenic corridors. Residential and commercial zones are further subdivided into subclasses defined by density, commercial zones also allow for residential uses, and industrial zones are subdivided by their intensity and the environmental impact of the uses allowed. Regulations on residential, commercial, and industrial zones may differ between municipalities, so one municipality may permit 4-storey buildings on medium-density residential zones, while another may only permit 2-storey buildings.

Singapore
The framework for governing land uses in Singapore is administered by the Urban Redevelopment Authority (URA) through the Master Plan. The Master Plan is a statutory document divided into two sections: the plans and the Written Statement. The plans show the land use zoning allowed across Singapore, while the Written Statement provides a written explanation of the zones available and their allowed uses.

South Africa
There are five (5) zoning categories in South Africa; residential, business, industrial, agricultural, and open space zoning. These five categories are further classified into subcategories. The zoning categories are governed by the Spatial Planning and Land Use Management Act enacted in 2016. To change a land use from one zone to another requires a process of rezoning.

United Kingdom
The United Kingdom does not use zoning as a technique for controlling land use. British land use control began its modern phase after the Town and Country Planning Act of 1947. Rather than dividing municipal maps into land use zones, English planning law places all development under the control of local and regional governments, effectively abolishing the ability to develop land by-right. However, existing development allows land use by-right as long as the use does not constitute a change in the type of land use. A property owner must apply to change land use type of any existing building, and such changes must be consistent with the local and regional land use plans.

Development control or planning control is the element of the United Kingdom's system of town and country planning through which local government regulates land use and new building. There are 421 Local Planning Authorities (LPAs) in the United Kingdom. Generally they are the local borough or district council or a unitary authority. They each use a discretionary "plan-led system" whereby development plans are formed and the public consulted. Subsequent development requires planning permission, which will be granted or refused with reference to the development plan as a material consideration.

The plan does not provide specific guidance on what type of buildings will be allowed in a given location, rather it provides general principles for development and goals for the management of urban change. Because planning committees (made up of directly elected local councillors) or in some cases planning officers themselves (via delegated decisions) have discretion on each application for development or change of use made, the system is considered a 'discretionary' one.

Planning applications can differ greatly in scale, from airports and new towns to minor modifications to individual houses. In order to prevent local authorities from being overwhelmed by high volumes of small-scale applications from individual householders, a separate system of permitted development has been introduced. Permitted development rules are largely form-based, but in the absence of zoning, are applied at the national level. Examples include allowing a two-storey extension up to three metres at the rear of a property, extensions up to 50% of the original width at each side, and certain types of outbuildings in the garden, provided that no more than 50% of the land area is built over. These are appropriately sized for a typical three bedroom semi-detached property, but must be applied across a wide variety of housing types, from small terraces, to larger detached properties and manor houses.

In August 2020, the UK Government published a consultation document called Planning for the Future. The proposals hint at a move toward zoning, with areas given a Growth, Renewal or Protected designation, with the possibility of "sub-areas within each category", although the document does not elaborate on what the details of these might be. From February to April 2024, they have been running a permitted development consultation with the aim of allowing increased densities, "gentle densification" through the permitted development system, on a national rather than zoned scale.

United States

Under the police power rights, state governments may exercise over private real property. With this power, special laws and regulations have long been made restricting the places where particular types of business can be carried on. In 1904, Los Angeles established the nation's first land-use restrictions for a portion of the city. New York City adopted the first zoning regulations to apply city-wide in 1916.

The constitutionality of zoning ordinances was upheld by the U.S. Supreme Court in the 1926 case Village of Euclid, Ohio v. Ambler Realty Co. Among large populated cities in the United States, Houston is unique in having no zoning ordinances. Rather, land use is regulated by other means.

Scale
Early zoning practices were subtle and often debated. Some claim the practices started in the 1920s while others suggest the birth of zoning occurred in New York in 1916. Both of these examples for the start of zoning, however, were urban cases. Zoning becomes an increasing legal force as it continues to expand in its geographical range through its introduction in other urban centres and use in larger political and geographical boundaries. Regional zoning was the next step in increased geographical size of areas under zoning laws. A major difference between urban zoning and regional zoning was that "regional areas consequently seldom bear direct relationship to arbitrary political boundaries". This form of zoning also included rural areas which was counter-intuitive to the theory that zoning was a result of population density. Finally, zoning also expanded again but back to a political boundary again with state zoning.

Types in use in the United States
Use-based zoning, especially single-use zoning, is by far the most common type of zoning in the US, where it is known as Euclidean zoning, after Euclid, Ohio's role in a landmark U.S. Supreme Court case, Village of Euclid v. Ambler Realty Co.

Single-use zoning in the United States
Single-use zoning takes two forms, flat and hierarchical, also known as cumulative or pyramidal. Under flat zoning, each district is strictly designated for one use. In a simple hierarchical zoning system, districts are organized with residential (the most sensitive and least disruptive category) at the top, followed by commercial and industrial. Residential and commercial buildings are allowed in industrial zones and residential buildings are allowed in commercial zones. More complex hierarchical systems account for multiple levels within categories, such as multiple types of residential buildings in multifamily residential districts. Hierarchical zoning generally fell out of favor in the United States in the mid-twentieth century, with flat zoning becoming more popular, although many municipalities still incorporate some degree of hierarchy in their zoning ordinances.

Single-use zoning is used by many municipalities due to its ease of implementation (one set of explicit, prescriptive rules), long-established legal precedent, and familiarity to planners and design professionals. Single-use zoning has been criticized, however, for its lack of flexibility. Separation of uses can contribute to urban sprawl, loss of open space, heavy infrastructure costs, and automobile dependency. In particular, single-family zoning, residential districts where only single-family homes can be built, has been widely criticized as a cause of sprawl and racial segregation.

Social problems in the United States
The United States suffers from greater levels of deurbanization and urban decay than other developed countries, and additional problems such as urban prairies that do not occur elsewhere. Jonathan Rothwell has argued that zoning encourages racial segregation. He claims a strong relationship exists between an area's allowance of building housing at higher density and racial integration between blacks and whites in the United States. The relationship between segregation and density is explained by Rothwell and Massey as the restrictive density zoning producing higher housing prices in white areas and limiting opportunities for people with modest incomes to leave segregated areas. Between 1980 and 2000, racial integration occurred faster in areas that did not have strict density regulations than those that did. Rothwell and Massey suggest homeowners and business interests are the two key players in density regulations that emerge from a political economy. They propose that in older states where rural jurisdictions are primarily composed of homeowners, it is the narrow interests of homeowners to block development because tax rates are lower in rural areas, and taxation is more likely to fall on the median homeowner. Business interests are unable to counteract the homeowners' interests in rural areas because business interests are weaker and business ownership is rarely controlled by people living outside the community. This translates into rural communities that have a tendency to resist development by using density regulations to make business opportunities less attractive. Density zoning regulations in the U.S increase residential segregation in metropolitan areas by reducing the availability of affordable housing in some jurisdictions; other zoning regulations like school infrastructure regulations and growth controls are also variables associated with higher segregation. With more permissive zoning regulations there are lower levels of segregation; desegregation is higher in places with more liberal regulations on zoning, allowing the residents to integrate racially. Metropolitan areas that allowed higher density development moved rapidly toward racial integration than their counterparts with strict density limitations. The greater the allowable density, the lower the level of racial segregation.

Zoning laws that limit the construction of new housing (like single-family zoning) are associated with reduced affordability and are a major factor in residential segregation in the United States by income and race.

license: Creative Commons - Attribution Share-Alike - https://creativecommons.org/licenses/by-sa/4.0/

title: Zoning


text:
Champerty and maintenance

Champerty and maintenance are doctrines in common law jurisdictions that aim to preclude frivolous litigation:
 * Maintenance is the intermeddling of a disinterested party to encourage a lawsuit. It is: "A taking in hand, a bearing up or upholding of quarrels or sides, to the disturbance of the common right."
 * Champerty (from Old French champart) is the financial support, by a party not naturally concerned in the suit, of a plaintiff that allows them to prosecute a lawsuit on condition that, if it be brought to a successful issue, the plaintiff will repay them with a share of the proceed from the suit.

In Giles v Thompson Lord Justice Steyn declared: "In modern idiom maintenance is the support of litigation by a stranger without just cause. Champerty is an aggravated form of maintenance. The distinguishing feature of champerty is the support of litigation by a stranger in return for a share of the proceeds."

At common law, maintenance and champerty were both crimes and torts, as was barratry (the bringing of vexatious litigation). This is generally no longer so as, during the nineteenth century, the development of legal ethics tended to obviate the risks to the public, particularly after the scandal of the Swynfen will case (1856–1864). However, the principles are relevant to modern contingent fee agreements between a lawyer and a client and to the assignment by a plaintiff of his rights in a lawsuit to someone with no connection to the case. Champertous contracts can still, depending on jurisdiction, be void for public policy or attract liability for costs.

History
The restrictions arose to combat abuses in medieval England. Unscrupulous nobles and royal officials would lend their names to bolster the credibility of doubtful and fraudulent claims in return for a share of the property recovered. Speaking extrajudicially in the early seventeenth century, Lord Chief Justice Coke described the origins of maintenance in this way:

"Maintenance, manutenentia, is derived from the verb manutenere, and signifieth in law a taking in hand, bearing up, or upholding of quarrels and sides, to the disturbance or hindrance of common right."

The comments were made in context of the court previously having been anxious to prevent a wide range of maintenance; the phrase "maintenance" had been used to apply not just to those who gave support in civil claims, but also to those who sought to maintain robbers, heretics and even "a new sect coming from beyond the sea, clad in white garments". Judicial independence was gradually established, however, and by the early 19th century Jeremy Bentham wrote:

"A mischief, in those times it seems but too common, though a mischief not to be cured by such laws, was, that a man would buy a weak claim, in hopes that power might convert it into a strong one, and that the sword of a baron, stalking into court with a rabble of retainers at his heels, might strike terror into the eyes of a judge upon the bench. At present, what cares an English judge for the swords of a hundred barons? Neither fearing nor hoping, hating nor loving, the judge of our days is ready with equal phlegm to administer, upon all occasions, that system, whatever it be, of justice or injustice, which the law has put into his hands."

Australia
In Australia, champerty and maintenance as common law causes of action (as either a crime or a tort) have mostly been abolished by statute. In New South Wales, champerty and maintenance were abolished by the Maintenance, Champerty and Barratry Abolition Act 1993. In Victoria, champerty and maintenance was abolished as a tort by section 32 of the Wrongs Act 1958, and as a crime by section 332A of the Crimes Act 1958.

Canada
In Canada, the common law crimes of champerty and maintenance were abolished, alongside all remaining common law offences except contempt of court, by the 1953 consolidation of the Criminal Code. However, champerty and maintenance remain torts in some Canadian jurisdictions.

In Ontario, champertous agreements are invalid under the Champerty Act, RSO 1897, c. 327.

England and Wales
Maintenance and champerty have not been crimes or torts since the passing of the Criminal Law Act 1967. However, the 1967 Act stated:

"The abolition of criminal and civil liability under the law of England and Wales for maintenance and champerty shall not affect any rule of that law as to the cases in which a contract is to be treated as contrary to public policy or otherwise illegal."

There are circumstances in which a non-party who funds litigation can be liable for costs, if the action fails.

For instance, in Re Oasis Merchandising Services Ltd the Court of Appeal reincarnated the tort against the assignment of a wrongful trading claim by a liquidator to a specialist litigation company to pursuing directors for wrongful trading. This has come under criticism given that claims against directors are enforced sub-optimally as company liquidators, typically accountants, are cautious to take on risks rather than save as much of the company as possible.

Hong Kong
In Hong Kong, champerty and maintenance were long thought to be obsolete both as a crime and a tort, but these two principles have been revived in recent years in response to the prevalence of recovery agents which present problems quite different from the mischief which historically these rules intended to combat.

The recovery agents typically perform "ambulance chasing" on accident victims, offering to arrange lawyers to handle their claims on a "no win no fee" basis. If the claim succeeds the recovery agents share a portion of the damages. This is seen as deception on uneducated victims who are ignorant to the availability of legal aid. The division of the damages in effect deprives the victims of the just compensation that they are entitled to for their bodily injury. The intermeddling of recovery agents in the lawsuit also presents ethical problems to lawyers, who may have undermined impartiality in advising on settlement. In response, the Department of Justice and the Law Society of Hong Kong carried out a massive publicity campaign aiming at educating the public to refuse recovery agents, citing that maintenance and champerty are criminal offences under the laws of Hong Kong.

In 2008, 21 people were arrested for champerty, maintenance and conspiracy. They were recovery agents "helping" accident victims on a "no win no fee" basis. One of the people arrested was a lawyer. Champerty and maintenance carries a sentence of up to seven years in Hong Kong.

On 25 June 2009, Winnie Lo Wai Yan, a solicitor, was convicted for conspiracy to maintain and a recovery agent was convicted for conspiracy to champer. She was found to have agreed to share 25% from the damages paid to the next friend of an 18-year-old traffic accident victim who suffered from permanent total loss of earning capacity. On 10 July 2009, Lo was sentenced to 15 months' imprisonment and the recovery agent was sentenced to 16 months' imprisonment (Case number: DCCC 610/2008). Lo appealed in the same year and on 3 December 2010, her appeal was dismissed by the Court of Appeal (Case number: CACC 254/2009).

On 30 January 2012, Lo's conviction was quashed in the Court of Final Appeal (Case number: FACC 2/2011). The Reasons for Judgment, published on 23 February 2012, stated that there is a serious problem with the finding made and endorsed by the trial judge and the Court of Appeal respectively that Lo knew that there had been champerty involved. Although the judge found maintenance and champerty are constitutional, he questioned whether criminal liability for maintenance should be retained in Hong Kong as liability for both maintenance and champerty were abolished in places such as England and South Australia.

On 26 March 2013, Louie Mui Kwok-keung, a barrister, was sentenced in the District Court to 3.5 years of imprisonment. He pleaded not guilty on 18 February 2013, to five counts of champerty and maintenance, allegedly committed between 1999 and 2008. He was the first barrister in the city to be convicted of such crimes (Case number: DCCC 890/2012).

Ireland
The Maintenance and Embracery Act 1634 passed by the Parliament of Ireland provides that "all statutes heretofore made in England concerning maintenance, champerty and embracery, or any of them now standing and being in their full strength and force, shall be put in due execution in this realme of Ireland". Poynings' Law had already imported all English statutes up to 1495; the 1634 act additionally imported the Maintenance and Embracery Act 1540. The 1634 and 1540 acts are still in force in the Republic of Ireland. In 2015 Persona, which lost to Esat Digifone in a 1997 telecoms bidding process criticised by the Moriarty Tribunal, applied to launch a lawsuit against those involved in the 1997 bidding, to be funded by a UK company, Harbour Litigation Funding, in return for part of any damages awarded. In 2016, the High Court ruled that such third-party funding constituted champerty prohibited by the 1634 act; Persona said it would have to drop the case, being unable to afford the €10m expenses.

New Zealand
Maintenance and champerty are torts, not crimes, under New Zealand law. Despite calls for their abolition, the New Zealand Law Commission recommended their preservation in a 2001 report titled Subsidising Litigation.

United States
This concept exists in American jurisprudence but is disdained by "fans of entrepreneurial lawyering in the academy and elsewhere". There has been recent common usage of the term in the media in Nevada and Ohio. In NAACP v. Button, laws that overburden free speech rights in the name of preventing champerty were found to be unconstitutional. Courts in Florida have found that the causes of action for maintenance and champerty are no longer viable in Florida, but have been superseded by laws related to abuse of process, malicious prosecution, and wrongful initiation of litigation. Florida courts have held that champerty and maintenance may continue to exist as affirmative defenses, but only as to the enforceability of the champertous contract itself.

title: Champerty and maintenance


text:
Mango

A mango is an edible stone fruit produced by the tropical tree Mangifera indica. It originated from the region between northwestern Myanmar, Bangladesh, and northeastern India. M. indica has been cultivated in South and Southeast Asia since ancient times resulting in two types of modern mango cultivars: the "Indian type" and the "Southeast Asian type". Other species in the genus Mangifera also produce edible fruits that are also called "mangoes", the majority of which are found in the Malesian ecoregion.

Worldwide, there are several hundred cultivars of mango. Depending on the cultivar, mango fruit varies in size, shape, sweetness, skin color, and flesh color, which may be pale yellow, gold, green, or orange. Mango is the national fruit of India, Pakistan and the Philippines, while the mango tree is the national tree of Bangladesh.

Etymology
The English word mango (plural "mangoes" or "mangos") originated in the 16th century from the Portuguese word manga, from the Malay mangga, and ultimately from the Tamil man ("mango tree") + kay ("unripe fruit/vegetable"). The scientific name, Mangifera indica, refers to a plant bearing mangoes in India.

Description
Mango trees grow to 30 – tall, with a crown radius of 10-15 m. The trees are long-lived, as some specimens still fruit after 300 years.

In deep soil, the taproot descends to a depth of 6 m, with profuse, wide-spreading feeder roots and anchor roots penetrating deeply into the soil. The leaves are evergreen, alternate, simple, 15 – long, and 6 – broad; when the leaves are young they are orange-pink, rapidly changing to a dark, glossy red, then dark green as they mature. The flowers are produced in terminal panicles 10 – long; each flower is small and white with five petals 5 – long, with a mild, sweet fragrance. Over 500 varieties of mangoes are known, many of which ripen in summer, while some give a double crop. The fruit takes four to five months from flowering to ripening.

The ripe fruit varies according to cultivar in size, shape, color, sweetness, and eating quality. Depending on the cultivar, fruits are variously yellow, orange, red, or green. The fruit has a single flat, oblong pit that can be fibrous or hairy on the surface and does not separate easily from the pulp. The fruits may be somewhat round, oval, or kidney-shaped, ranging from 2 – in length and from 5 oz to 5 lbs in weight per individual fruit. The skin is leather-like, waxy, smooth, and fragrant, with colors ranging from green to yellow, yellow-orange, yellow-red, or blushed with various shades of red, purple, pink, or yellow when fully ripe.

Ripe intact mangoes give off a distinctive resinous, sweet smell. Inside the pit 1 – thick is a thin lining covering a single seed, 4 – long. Mangoes have recalcitrant seeds which do not survive freezing and drying. Mango trees grow readily from seeds, with germination success highest when seeds are obtained from mature fruits.

Taxonomy

Mangoes originated from the region between northwestern Myanmar, Bangladesh, and northeastern India. The mango is considered an evolutionary anachronism, whereby seed dispersal was once accomplished by a now-extinct evolutionary forager, such as a megafauna mammal.

From their center of origin, mangoes diverged into two genetically distinct populations: the subtropical Indian group and the tropical Southeast Asian group. The Indian group is characterized by having monoembryonic fruits, while polyembryonic fruits characterize the Southeast Asian group.

It was previously believed that mangoes originated from a single domestication event in South Asia before being spread to Southeast Asia, but a 2019 study found no evidence of a center of diversity in India. Instead, it identified a higher unique genetic diversity in Southeast Asian cultivars than in Indian cultivars, indicating that mangoes may have originally been domesticated first in Southeast Asia before being introduced to South Asia. However, the authors also cautioned that the diversity in Southeast Asian mangoes might be the result of other reasons (like interspecific hybridization with other Mangifera species native to the Malesian ecoregion). Nevertheless, the existence of two distinct genetic populations also identified by the study indicates that the domestication of the mango is more complex than previously assumed and would at least indicate multiple domestication events in Southeast Asia and South Asia.

Cultivars
There are hundreds of named mango cultivars. In mango orchards, several cultivars are often grown to improve pollination. Many desired cultivars are monoembryonic and must be propagated by grafting, or they do not breed true. A common monoembryonic cultivar is 'Alphonso', an important export product, considered "the king of mangoes."

Cultivars that excel in one climate may fail elsewhere. For example, Indian cultivars such as 'Julie,' a prolific cultivar in Jamaica, require annual fungicide treatments to escape the lethal fungal disease anthracnose in Florida. Asian mangoes are resistant to anthracnose.

The current world market is dominated by the cultivar 'Tommy Atkins', a seedling of 'Haden' that first fruited in 1940 in southern Florida and was initially rejected commercially by Florida researchers. Growers and importers worldwide have embraced the cultivar for its excellent productivity and disease resistance, shelf life, transportability, size, and appealing color. Although the Tommy Atkins cultivar is commercially successful, other cultivars may be preferred by consumers for eating pleasure, such as Alphonso.

Generally, ripe mangoes have an orange-yellow or reddish peel and are juicy for eating, while exported fruit are often picked while underripe with green peels. Although producing ethylene while ripening, unripened exported mangoes do not have the same juiciness or flavor as fresh fruit.

Distribution and habitat

From tropical Asia, mangoes were introduced to East Africa by Arab and Persian traders in the ninth to tenth centuries. The 14th-century Moroccan traveler Ibn Battuta reported it at Mogadishu. It was spread further into other areas around the world during the Colonial Era. The Portuguese Empire spread the mango from their colony in Goa to East and West Africa. From West Africa, they introduced it to Brazil from the 16th to the 17th centuries. From Brazil, it spread northwards to the Caribbean and eastern Mexico by the mid to late 18th century. The Spanish Empire also introduced mangoes directly from the Philippines to western Mexico via the Manila galleons from at least the 16th century. Mangoes were only introduced to Florida by 1833.

Cultivation
The mango is now cultivated in most frost-free tropical and warmer subtropical climates. It is cultivated extensively in South Asia, Southeast Asia, East and West Africa, the tropical and subtropical Americas, and the Caribbean. Mangoes are also grown in Andalusia, Spain (mainly in Málaga province), as its coastal subtropical climate is one of the few places in mainland Europe that permits the growth of tropical plants and fruit trees. The Canary Islands are another notable Spanish producer of the fruit. Other minor cultivators include North America (in South Florida and the California Coachella Valley), Hawai'i, and Australia.

Many commercial cultivars are grafted onto the cold-hardy rootstock of the Gomera-1 mango cultivar, originally from Cuba. Its root system is well adapted to a coastal Mediterranean climate. Many of the 1,000+ mango cultivars are easily cultivated using grafted saplings, ranging from the "turpentine mango" (named for its strong taste of turpentine ) to the Bullock's Heart. Dwarf or semidwarf varieties serve as ornamental plants and can be grown in containers. A wide variety of diseases can afflict mangoes.

A breakthrough in mango cultivation was the use of potassium nitrate and ethrel to induce flowering in mangoes. The discovery was made by Filipino horticulturist Ramon Barba in 1974 and was developed from the unique traditional method of inducing mango flowering using smoke in the Philippines. It allowed mango plantations to induce regular flowering and fruiting year-round. Previously, mangoes were seasonal because they only flowered every 16 to 18 months. The method is now used in most mango-producing countries.

Production
In 2022, world production of mangoes (report includes mangosteens and guavas) was 59 million tonnes, led by India with 44% of the total (table).

Culinary
Mangoes are generally sweet, although the taste and texture of the flesh vary across cultivars; some, such as Alphonso, have a soft, pulpy, juicy texture similar to an overripe plum, while others, such as Tommy Atkins, are firmer with a fibrous texture.

The skin of unripe, pickled, or cooked mango can be eaten, but it has the potential to cause contact dermatitis of the lips, gingiva, or tongue in susceptible people.

Mangoes are used in many cuisines. Sour, unripe mangoes are used in chutneys (i.e., mango chutney), pickles, daals and other side dishes in Indian cuisine. A summer drink called aam panna is made with mangoes. Mango pulp made into jelly or cooked with red gram dhal and green chilies may be served with cooked rice. Mango lassi is consumed throughout South Asia, prepared by mixing ripe mangoes or mango pulp with buttermilk and sugar. Ripe mangoes are also used to make curries. Aamras is a thick juice made of mangoes with sugar or milk and is consumed with chapatis or pooris. The pulp from ripe mangoes is also used to make jam called mangada.  Andhra aavakaaya is a pickle made from raw, unripe, pulpy, and sour mango mixed with chili powder, fenugreek seeds, mustard powder, salt, and groundnut oil. Mango is also used to make dahl and chunda (a sweet and spicy, grated mango delicacy).

Mangoes are used to make murabba (fruit preserves), muramba (a sweet, grated mango delicacy), amchur (dried and powdered unripe mango), and pickles, including a spicy mustard-oil pickle and alcohol. Ripe mangoes are cut into thin layers, desiccated, folded and then cut. The fruit is also added to cereal products such as muesli and oat granola.

Mango is used to make juices, smoothies, ice cream, fruit bars, raspados, aguas frescas, pies, and sweet chili sauce, or mixed with chamoy, a sweet and spicy chili paste. In Central America, mango is either eaten green, mixed with salt, vinegar, black pepper, and hot sauce, or ripe in various forms.

Pieces of mango can be mashed and used as a topping on ice cream or blended with milk and ice as milkshakes. Sweet glutinous rice is flavored with coconut, then served with sliced mango as mango sticky rice. In other parts of Southeast Asia, mangoes are pickled with fish sauce and rice vinegar. Green mangoes can be used in mango salad with fish sauce and dried shrimp. Mango with condensed milk may be used as a topping for shaved ice.

Raw green mangoes can be sliced and eaten like a salad. In most parts of Southeast Asia, they are commonly eaten with fish sauce, vinegar, soy sauce, or with a dash of salt (plain or spicy) – a combination usually known as "mango salad" in English.

In the Philippines, green mangoes are also commonly eaten with bagoong (salty fish or shrimp paste), salt, soy sauce, vinegar or chilis. Mango float and mango cake, which use slices of ripe mangoes, are eaten in the Philippines. Dried strips of sweet, ripe mango (sometimes combined with seedless tamarind to form mangorind) are also consumed. Mangoes may be used to make juices, mango nectar, and as a flavoring and major ingredient in mango ice cream and sorbetes.

Phytochemistry
Numerous phytochemicals are present in mango peel and pulp, such as the triterpene lupeol. Mango peel pigments under study include carotenoids, such as the provitamin A compound, beta-carotene, lutein and alpha-carotene, and polyphenols, such as quercetin, kaempferol, gallic acid, caffeic acid, catechins and tannins. Mango contains a unique xanthonoid called mangiferin.

Phytochemical and nutrient content appears to vary across mango cultivars. Up to 25 different carotenoids have been isolated from mango pulp, the densest of which was beta-carotene, which accounts for the yellow-orange pigmentation of most mango cultivars. Mango leaves also have significant polyphenol content, including xanthonoids, mangiferin and gallic acid.

Flavor
The flavor of mango fruits is conferred by several volatile organic chemicals mainly belonging to terpene, furanone, lactone, and ester classes. Different varieties or cultivars of mangoes can have flavors made up of different volatile chemicals or the same volatile chemicals in different quantities. In general, New World mango cultivars are characterized by the dominance of δ-3-carene, a monoterpene flavorant; whereas, high concentration of other monoterpenes such as (Z)-ocimene and myrcene, as well as the presence of lactones and furanones, is the unique feature of Old World cultivars. In India, 'Alphonso' is one of the most popular cultivars. In 'Alphonso' mango, the lactones and furanones are synthesized during ripening, whereas terpenes and the other flavorants are present in both the developing (immature) and ripening fruits. Ethylene, a ripening-related hormone well known to be involved in ripening of mango fruits, causes changes in the flavor composition of mango fruits upon exogenous application, as well. In contrast to the huge amount of information available on the chemical composition of mango flavor, the biosynthesis of these chemicals has not been studied in depth; only a handful of genes encoding the enzymes of flavor biosynthetic pathways have been characterized to date.

Toxicity
Contact with oils in mango leaves, stems, sap, and skin can cause dermatitis and anaphylaxis in susceptible individuals. Those with a history of contact dermatitis induced by urushiol (an allergen found in poison ivy, poison oak, or poison sumac) may be most at risk for mango contact dermatitis. Other mango compounds potentially responsible for dermatitis or allergic reactions include mangiferin. Cross-reactions may occur between mango allergens and urushiol. Sensitized individuals may not be able to eat peeled mangos or drink mango juice safely.

When mango trees are flowering in spring, local people with allergies may experience breathing difficulty, itching of the eyes, or facial swelling, even before flower pollen becomes airborne. In this case, the irritant is likely to be the vaporized essential oil from flowers. During the primary ripening season of mangoes, contact with mango plant parts – primarily sap, leaves, and fruit skin – is the most common cause of plant dermatitis in Hawaii.

Nutrition
A raw mango is 84% water, 15% carbohydrates, 1% protein, and has negligible fat (table). The energy value per 100g (3.5oz) serving of raw mango is 250 kJ (60 calories). Fresh mango contains only vitamin C and folate in significant amounts of the Daily Value as 44% and 11%, respectively (table).

Culture

The mango is the national fruit of India. It is also the national tree of Bangladesh. In India, harvest and sale of mangoes is during March–May and this is annually covered by news agencies.

The mango has a traditional context in the culture of South Asia. In his edicts, the Mauryan emperor Ashoka references the planting of fruit- and shade-bearing trees along imperial roads:

"'On the roads banyan-trees were caused to be planted by me, (in order that) they might afford shade to cattle and men, (and) mango-groves were caused to be planted.'"

In medieval India, the Indo-Persian poet Amir Khusrow termed the mango "Naghza Tarin Mewa Hindustan" – "the fairest fruit of Hindustan." Mangoes were enjoyed at the court of the Delhi Sultan Alauddin Khijli. The Mughal Empire was especially fond of the fruits: Babur praises the mango in his Babarnameh. At the same time, Sher Shah Suri inaugurated the creation of the Chaunsa variety after his victory over the Mughal emperor Humayun. Mughal patronage of horticulture led to the grafting of thousands of mangoes varieties, including the famous Totapuri, which was the first variety to be exported to Iran and Central Asia. Akbar (1556–1605) is said to have planted a mango orchard of 100,000 trees near Darbhanga, Bihar, while Jahangir and Shah Jahan ordered the planting of mango orchards in Lahore and Delhi and the creation of mango-based desserts.

The Jain goddess Ambika is traditionally represented as sitting under a mango tree. Mango blossoms are also used in the worship of the goddess Saraswati. Mango leaves decorate archways and doors in Indian houses during weddings and celebrations such as Ganesh Chaturthi. Mango motifs and paisleys are widely used in different Indian embroidery styles, and are found in Kashmiri shawls, Kanchipuram and silk sarees. In Tamil Nadu, the mango is referred to as one of the three royal fruits, along with banana and jackfruit, for their sweetness and flavor. This triad of fruits is referred to as ma-pala-vazhai. The classical Sanskrit poet Kālidāsa sang the praises of mangoes.

Mangoes were the subject of the mango cult in China during the Cultural Revolution as symbols of chairman Mao Zedong's love for the people.

title: Mango


text:
Talk:Emission trading

Is the Kyoto Protocol heading toward (or does it already contain) provisions for emissions trading or a cap and trade program?

Will nations such as India and China which won't be bound by the protocol, nevertheless participate in a trading program? That is, will they get tens of billions of dollars from the industrialized West (US and Europe) simply for doing nothing?

If global warming is caused by sunspots more than carbon dioxide, and the average atmosphure temperatures levels off at 1.0C to 1.5C higher than the 2000 level, won't the whole thing have amounted to nothing more than an international welfare program for countries with anti-free-market economic policies?

I worry about this sort of thing, you know.

Ed Poor, Wednesday, June 12, 2002

title: Talk:Emission trading