The Department of Planning and Natural Resources’ Division of Comprehensive and Coastal Zone Planning held a virtual public hearing Tuesday to consider a request to rezone property in Estate Morningstar, Queen Quarter, St. Croix, from R-1 (Residential-Low Density) to R-3 (Residential-Medium Density) to allow for the development of affordable housing units.
On behalf of the applicant, Roy Sheridan, local registered architect and planner Brian Turnbull presented the proposal. Turnbull explained that Sheridan purchased the 14.2-acre property 28 years ago and that it has remained largely unchanged since.
“Over the years, the property has remained vacant, almost in the condition he purchased it,” Turnbull said. He added that as demand for housing increases, Sheridan has been approached by community members to create affordable housing.
“The surrounding parcels, most of them, not all of them, were developed under their current R-1 classification,” Turnbull said. “For the most part, you have single or two-family dwellings on half-acre lots. But that doesn’t mean the character of the neighborhood has to stay that way for eternity.”
Turnbull argued that introducing a development with higher density would not automatically devalue surrounding properties. Instead, he said, careful planning and compliance with existing building and environmental standards would ensure that the project enhances the area.
“Bringing something new or different in this modern age of technology doesn’t have to be a negative to that character,” he said. “This sense of devaluing property, I don’t want to call it a misnomer, but perception doesn’t always match reality.”
Turnbull noted that access to the property would not interfere with existing roads or neighborhoods, as it is separated from nearby parcels by clear boundaries. “Accessing this property will not be through any existing surrounding neighborhood,” he said. “There’s a road separating us from some of the R-1 lots, and there are hard property lines with no roads running through our property.”
He also committed to transparency and compliance as the project progresses, saying he will amend the application if new information arises from the Historic Preservation Office regarding any cultural or archaeological resources on the land. “To the extent within our ability, we will do everything in our power to conform to all zoning, building, and environmental codes, regulations, and standards currently applicable,” he said.
The hearing was chaired by Planning Technician Keshoi Samuel, with Territorial Planner Leia LaPlace in attendance. Samuel reminded participants that public comments will be accepted until Nov. 7, after which the department will finalize its recommendation to the commissioner. That recommendation could include approval, modification, or denial of the rezoning request.
