The Division of Comprehensive and Coastal Zone Planning (CCZP) heard a request for a zoning change of a little more than 20 acres of land bordering Queen Mary Highway on the West End of St. Croix during a public hearing on Wednesday.
The property owner, Ashwash Enterprise, LLC requested rezoning from R-1 (Residential-Low Density) to R-2 (Residential-Low Density-One and Two Family) for Plot No. 13-Combined Estate Hogensborg, West End Quarter, St. Croix and from R-1 to B-e (Business-Scattered) for Plot No. 4 Combined Estate Hogensborg, West End Quarter, St. Croix to allow mixed-use development.
According to Architect Clarence Browne, the property is located west of the former Cost-U-Less and across the road from the Sunshine Mall. Currently, the land is covered with vegetation and contains ruins of a former plantation— “rich cultural resources” that need to be inspected and mapped, he said. No endangered plants or animals have been confirmed on the property. That inspection will take place at a later date when the developer applies for a permit from the Department of Planning and Natural Resources.
The proposed zone change map displayed townhomes and single-family homes along with landscaping and two retail stores to be constructed on the acreage. The architect said parcels of land or completed residences might be built on the land for sale. According to Browne, the only planned development, once the permit is approved, is to build a retail clothing store on a lot bordering Queen Mary/Centerline Road.
“The illustrated land is not a proposal to develop,” Browne said, adding that the zoning proposal is the first step toward development.
Two property owners had questions about the re-zoning plan. Bernard Cuffy, who said he owns the property to the west had a “serious concern” but does not oppose the proposal. He is concerned about the section of land that contains a gut and sloping land possibly vulnerable to flooding. Browne said that area could be subdivided rather than mitigated.
Florence Petersen, who also owns property adjacent to the proposed re-zoning area, asked about the types of businesses that might be constructed and was reassured that there would be no toxins, pollutants, or manufacturing plans when the area is developed.
The CCZP will accept comments from the public until Nov. 3, after which the zoning proposal will be approved or denied. Call 340-773-1082 or visit dpnr.vi.gov.
CCZP handles zoning in Tier 1 and Tier 2 areas, while CZM approves development in Tier 1. First-tier means the area extending inland from the outer limit of the sea, including offshore islands and cays to a specified area. Second-tier means the inland portion of St. Thomas, St. Croix and St. John, including watersheds.
