A series of questions on zoning

The departure of the former Zoning administrator makes me wonder whether all the work and input made by this person to the approved zoning policies and subsequent developments would be implemented. On the other hand, I could not understand what Rep. Stanley Torres’ idiosyncrasy was all about. I can’t say much because I have no clue what the Zoning Office and its board has published on zoning standards and policies. Nevertheless, I know how and why zoning, and land use control laws, are important to present and future development of the limited usable open land areas on the islands.

It is also overwhelming and burdensome to assess what aspects of land use policies are being influenced by public offices such as the Department of Public Lands, DEQ, Coastal Resources Management, Public School System, DPH, Department of Public Safety, and similarly situated agencies, and let’s not forget the Governor’s Office and Legislature. The problem is that we do not know whether these agencies and elected public offices are coordinating efforts. If this the root of zoning conflicts and obfuscation, then you would see how much effort it would take to keep all big-wigs thinking along one path for “progressive development” of the CNMI people and its control and management of land use.

We need answers from the Zoning Office on many questions. We all must accept that land use is not only for business buildings and residential sprawl. We must consider that animals like humans also have the same rights to exist on this planet. Having that in mind, it is expected that the zoning regulations should work under some defined principles that would pave the path for orderly use of land. These principles should include specific undertaking for consideration of such issues as: wetlands, land mass with critical recharging effect on aquifers used for potable water, identification of frequently flooded areas, geological hazardous areas such as the recent finding of hot spots of subsurface volcanic conditions, and fish and wildlife habitat conservation areas. If we address all these issues in principle, then we would at least have a general and certain approach for orderly land use and zoning.

Most people would see that controlling and managing growth and development on a limited land areas makes sense. Putting all efforts together with serious deliberations, we should be able to keep a proper perspective and outlook for change and making change to our environment. I raise the following concerns and seek answers from the Zoning Office:

1. Is the Zoning Office focusing on urban growth in high-density populated areas?

2. Is there a need to reduce sprawl in areas that are beginning to tax public infrastructures?

3. Has the Zoning Office make issue of providing efficient transportation and roadways?

4. Is the zoning scheme design to encourage affordable housing?

5. What about sustainable economic development? Has the Zoning Office discussed with Department of Commerce what economic development planning that office has envisioned for the islands? Now that the DOI, Insular Affairs Office is talking economic development for the CNMI, has this office made any suggestions what we need to do on economic development?

6. Zoning does affect public property rights but has the Zoning Office consider what impact it would impose on private landowners?

7. If economic development means encouraging business development, is there a plan in the Zoning Office that takes into account the promotion for natural resource-based industries?

8. Do we have an assessment to retain open space and habitat areas and supporting development of recreational areas and opportunities?

9. How does the Zoning Office envision protecting the environment as a core element in planning and enhancing the input of stakeholders for this purpose?

10. What has the Zoning Office done to encourage inter-island citizen participation and regional coordination on matters being ascertained and studied by this office?

11. Is there a concrete plan for adequate public facilities and services, taking into account the trend in population growth or anticipated reduction of population in the inhabited islands in the CNMI?

12. Has the Zoning Office taken into account the need to preserve important historic resources and landmarks on the islands?

13. Has the Zoning Office made efforts to coordinate actions with the Coastal Resource Management Office and DEQ with respect to shoreline management? Why is it that frequent closures of shoreline areas are common and what is being discussed to curtail and limit the degradation of shorelines and estuaries—conditions affected by runoff from pollution source uphill? We need to know whether this kind of coordinated actions is a part of the Zoning Office’s core concern in promulgating its regulations?

As you can see, I barely touched the surface of what I thought are core elements important for zoning planning and enforcement. I have more to ask but let me wait and see what responses we can get from those in the Zoning Office—if it can provide information that we could all understand about what is going on in this office. When the dust settles, we can rest assured that when Mr. Stanley Torres raises wave on the zoning issues, we can somehow fall back to what concrete and sure means the Zoning Office can take to satisfy questions. Rest assured that we will never cease to ask when matters are being handled carelessly by officials who have no bearing that zoning do impact the citizens of the CNMI.