Landmark measure

CEBU, Philippines — After its earlier decision to defer, the Cebu City Council is now pushing forward with final deliberations on the Comprehensive Revision of the Zoning Ordinance—one of its most significant legislative efforts before the current members’ terms end.

The council recently approved the ordinance on second reading and is now set to conduct its final deliberation, which may lead to its passage during the last regular session on Wednesday.

According to outgoing Councilor Jocelyn Pesquera, the council’s majority floor leader and main proponent of the measure, she initially pushed to defer action during the public hearing after several questions and clarifications were raised.

However, in an interview with The Freeman on Sunday, Pesquera said the council has since decided to move forward and “put everything in motion” toward final approval.

She added that it would be appropriate to determine whether the next set of councilors should be allowed to reopen the discussion.

Pesquera said she had thoroughly reviewed the 150-page document accompanying the proposed ordinance and incorporated all public feedback raised during the hearing.

“I am convinced. And all my comments during the executive sessions, public hearings, were all taken into account,” said Pesquera.

She explained that the proposed ordinance mainly addresses the need for clarity in land-use classifications.

Without the revision, she said, confusion persists about the legality of certain developments in residential zones.

Pesquera also cited concerns about industrial uses accommodating residential structures—an issue she attributed to the current ordinance’s overly broad provisions. Under the present zoning law, residential classifications are defined to “allow all activities,” inadvertently permitting commercial use.

“Which should not be. Kay naa man nay mga principal uses, accessory uses, allowable uses… at least karon, ila ng na correct,” said Pesquera.

During the public hearing, several stakeholders proposed recommendations to revise the ordinance. However, the Carbohanong Alyansa of Carbon Public Market raised concerns about the absence of a formally adopted Comprehensive Land Use Plan (CLUP).

Anna Marie Ariosa, head of the group, pointed out that while the revised CLUP covering 2023 to 2032 exists, it has yet to be formally adopted or ratified by the council.

She and others also questioned the timing of the public hearing, which took place during the final weeks of the outgoing administration and just before a new city government assumes office.

Those concerns drew sharp criticism from Pesquera, who called the remarks an “insult” to the current council. Despite this, she met separately with Carbon Market vendors last Tuesday to discuss their concerns.

Pesquera reiterated during that meeting that even without the comprehensive revision, the Carbon Market area has already been designated as commercial. Vendors have been pushing to revert its classification to “institutional” in an effort to stop ongoing development.

She recalled that during her first term as councilor, there had been a plan to implement a master plan that would remove the Carbon Market—something she opposed.

“I told them nga di ta pwede mag atras-atras kay ang atoa dira, ang zoning mao man gyud na atong tumanon,” said Pesquera.

She acknowledged the vendors’ concerns about potential rental increases under the commercial zoning status, especially with the market now operated by a third party.

Pesquera assured them the Cebu City Government still owns the property, although a new building in the area will eventually be owned by JV Corporation, a partner of the city.

Despite the partnership, she emphasized that all developments will still be subject to city government permits and regulations.

“I advised the vendors, nga if they really have to monitor, ari ta diri sa atong market code, because if any, that will directly affect them, it is the market code,” said Pesquera.

“If naay mga changes in terms of pricing, in terms of stall rent,” she added, noting that such changes would still require council approval.

Following their meeting, Pesquera said the vendors understood her position. She added that their other concerns would be raised with Mayor-elect Nestor Archival Sr.

Pesquera emphasized that the decision to proceed with the zoning ordinance was a collective move by the council, supported by Archival and Acting Mayor Donaldo Hontiveros.

Before its approval on second reading, the council consulted with various stakeholders regarding the proposed “Revised Comprehensive Cebu City Zoning Ordinance of 2025.”

The ordinance seeks to revise the city’s 1996 Zoning Ordinance—nearly three decades after its last update.

Pesquera said the existing ordinance has undergone several amendments over the years, such as the designation of socialized housing sites and the creation of a design district covering Barangay Parian and the South Road Properties (SRP).

She noted that while the CLUP was approved in 2006 by then-council members, it was never formally integrated into the zoning ordinance. Only the map and land classifications were adopted, not a comprehensive implementation plan.

In 2016, another land-use plan was submitted by the City Planning Office. Before action was taken, the council held a series of executive sessions to deliberate on it and incorporate input from various sectors.

Pesquera concluded by highlighting the importance of the zoning ordinance, calling it one of the most significant legislative measures the council has undertaken. She said the ordinance will shape Cebu City’s development over the next decade. (CEBU NEWS)