Dandan homeowner Patrick Cepeda, center, speaks with Chief Enforcement Officer Yubert M. Alepuyo and Christopher Borja of the Zoning Office on Tuesday.
Photo by Bryan Manabat
PATRICK Cepeda, a homeowner in Dandan, is challenging the enforcement of zoning laws on private property.
Cepeda is building a barbecue pit and smoking area next to his home, roughly 20 feet from Route 305. On Tuesday afternoon, zoning officials inspected the site and cited him for proceeding without the required permits.
“This is our own property. No one in the CNMI should be forced to get approval for personal projects on their land,” Cepeda said.
He questioned the purpose and benefit of the zoning law. “Why was it created? Is it helping the Commonwealth or not? If it’s not, why do we still have it?” he asked.
Cepeda emphasized that his project is not commercial. “This isn’t a business — it’s personal, so why do I need a permit?” He called for the zoning law to be either abolished or revised.
Cepeda clarified that his issue isn’t with zoning staff. “They’re doing a great job. The problem is how the law is written and the lack of consistent outreach to the community.”
Under CNMI law, the Commonwealth Zoning Board oversees land use and development. It handles permits for new construction, business operations in residential zones, temporary uses, signage, and accessory structures.
Chief Enforcement Officer Yubert M. Alepuyo said part of their role is to educate residents about the permitting process. He said the unpermitted work on Cepeda’s property was discovered Monday.
“I tried to call Mr. Cepeda to ask him to pause the project and visit our office to learn about the permitting process,” Alepuyo said. “We couldn’t reach him until this morning, and the work was still ongoing. We’re glad we were able to conduct a site visit.”
Alepuyo and zoning staff member Christopher Borja inspected the site. Alepuyo declined to share their findings but said they would report to Zoning Administrator Therese Ogumoro, who will determine the next steps. “The process will continue from there,” he added.
Alepuyo encouraged residents to attend the next public zoning meeting. “It’s a great opportunity for villages to ask questions about how zoning laws are enforced. If you’re unsure about building, expanding, or starting a business at home, call us at (670) 234-9661 and ask for our permitting unit. They’re ready to help.”
Another resident, who requested anonymity, told Variety that the zoning law mirrors how it is implemented stateside, and when the CNMI zoning office tries to localize it, they encounter pushback.
