Senate Considers a Handful of Zoning Amendments

Atta Misbeh, one of the developers for the project, requested to rezone a portion of the Remainder of Estate Beeston Hill (South Portion), Matricular No. 6a, Company Quarter, St. Croix from R-1 (Residential - Low Density) to B-3 (Business-Scattered) through ZAC-21-3. The developer of the property intends to construct six townhouse apartments, possibly to be used as a senior assisted living complex, said a representative for the developer.

Initial plans for the project, which had included a medical center, drew opposition from many community members and a recommendation to deny the request from the Department of Public Works. Since then, the developers scrapped the idea for the medical center and further amended the project, which Senate President Donna Frett-Gregory noted had become an extensive plan. The amended plan includes room for commercial space for amenities such as a restaurant and shopping plaza.

A number of Senators expressed reservations about the proposal including Senator Alma Francis Heyliger who opposed the precedent of developers purchasing land with plans that with the intent on repurposing its original zoning use.

“We have laws in place for a reason,” said Sen. Francis Heyliger. “And there's a reason why certain things are put under specific zoning.”

As noted by Sen. Francis Heyliger, developers can ultimately scoop up properties at a much cheaper price and repurpose the site to exponentially increase their profits and thereby depriving the property of its value. She reiterated her belief that developers should refrain from purchasing parcels with the intent of having the Legislature repurpose its original use.

At one point, tensions grew when Senate President Donna Frett-Gregory suggested that the St. Thomas Senators should simply fall in line with the St. Croix senators.

“I really urge my St. Thomas Senators to stay in your lane,” said Sen. Frett-Gregory.

At least one Senator from the St. Thomas-St. John district seemed to take exception to the Senate President’s comments. Sen. Francis Heyliger suggested that Sen. Frett-Gregory’s remarks were “snide” and not conducive to unity amongst the districts.

“Making statements like the St. Thomas Senators need to ‘stay in their lane’ is not appreciated by me as a St. Thomas-St. John senator,”said Sen. Francis Heyliger. “I am a firm believer that I represent the Territory and the same passion that I have for anything that I'm doing in the district of St. Thomas-St. John, I'm going to question what is happening in the district of St. Croix. So let us do our job just like we're allowing you to do yours.”

Aside from ZAC-21-3,the 34th Legislature’s Committee of the Whole considered four additional zoning amendments during the Nov. 15th session held on St. Croix.

ZAC-22-10: Marco St. Croix, LLC, a water distillery and delivery service, requests to rezone Plot Nos. 1-K and 1-L Estate Diamond, Queen Quarter, St. Croix from R-2 (Residential Low Density - One and Two Family) to C (Commercial) in order to accommodate the generation of distilled water and a multi-unit office complex.

ZAC-22-11: Request to rezone Plot No. 34-A Estate Two Brothers and Smithfield, West End Quarter, St. Croix from R-3 (Residential Medium Density) to C (Commercial). Applicant Retes Allembert, on behalf of Hibiscus Car Rentals, LLC filed the request in order to allow the development of a car rental agency on the property.

Like many of the lawmakers in attendance, Senator Alma Francis Heyliger said she supported the development of local businesses, but questioned why developers would purchase a plot of land knowing its zoning designation stood in opposition to their intended use.

ZAC-22-9: Request to rezone Plot No. 9-E Estate La Grange, West End Quarter, St. Croix from R-2 (Residential Low Density-One and Two Family) to R-3 (Residential - Medium Density). Estelle McIntosh, the current resident of the site, made the request in order to complete the existing complex from a one-story duplex to a two-story structure that will house four apartments equipped with two bedrooms and two baths.

This request received strong support from lawmakers in light of receiving no objections from the Department of Planning and Natural Resources and its ability to expand housing availability in the Territory.

“I commend you for expanding and providing some more housing within our Territory,” said Senator Samuel Carrión.

ZAC-22-8: Request to rezone Plot Nos. 73-B and 271 Estate Concordia, West End Quarter, St. Croix from R-3 (Residential-Medium Density) to P (Public). The Department of Public works submitted this request in order to bring it into zoning compliance, as well as to allow for the demolition and construction of the demolition and renovation of its Frederiksted facility.

The full body of the 34th Legislature will consider the measures as a full body based on the hearing.