ST. CROIX — The St. Croix Educational Complex and Career and Technical Education Center remain situated on land zoned for agricultural use, prompting the V.I. Department of Education to seek a zoning change that would bring the school properties into compliance and support ongoing modernization efforts.
The request comes as the department advances a major reconstruction of the Educational Complex valued at up to $224 million, which broke ground in May and is expected to proceed in phases over approximately three years.
Bill 36-0408, considered during Monday's Committee of the Whole hearing, would rezone Parcels Nos. 5-A and 5-C VI Corp Land in Estate Castle Burke, Prince Quarter, St. Croix, from A-1 (Agricultural) to P (Public).
Department of Planning and Natural Resources Planning Technician Keshoy Samuel explained that the change would bring the properties into "conformity with its existing public educational use."
Victor Somme III, assistant commissioner of Education, testified that the rezoning would "provide long-term land use certainty" and "allow the existing and proposed uses permitted within the classification to be established as uses by right."
DPNR recommended approval of the request, which would provide the appropriate land-use designation for future school improvements and expansion.
The discussion prompted questions from lawmakers about why the educational facilities had remained under an agricultural classification for so long.
Senator Kurt Vialet, a former principal of the St. Croix Educational Complex, explained that the surrounding Castle Burke community is also largely zoned agricultural, despite having developed into an established residential neighborhood.
"If those individuals want to go to the bank and get a loan, I'm sure that there are issues because they're on agricultural land," Vialet said.
He encouraged DPNR and lawmakers to consider a broader rezoning initiative for Castle Burke residents, rather than addressing individual properties one at a time.
"It is something that the Senate can move to really make those homes be in compliance with the zoning laws, because it is what it is. I think at one point there was a hope that Castle Burke was temporary. It became permanent," Vialet observed.
Such a broader neighborhood rezoning is not part of the current school property request.
Lawmakers also considered two other zoning measures during Monday's hearing, including one intended to bring an existing children's residential facility on St. Thomas into compliance.
Bill 36-0400 concerns a government-owned property in Estate Nazareth, St. Thomas, operated as a 24-hour emergency group home for infants and children through a partnership with a nonprofit organization.
The property contains a two-story, approximately 12,000-square-foot building that was previously used as a short-term rental. It now provides emergency residential care for up to 12 children, from newborns through age 12.
The Department of Property and Procurement initially sought to change the zoning from R-1 (Residential-Low Density) to R-3 (Residential-Medium Density) to accommodate the existing use.
However, DPNR Planning Technician Gail Pagan explained that government-owned properties should carry a Public zoning designation.
The department therefore recommended rezoning the property to P (Public), accompanied by a use variance allowing the children's home to continue operating.
Vincent Richards, assistant commissioner at Property and Procurement, indicated that the department was willing to comply with the recommendation. The zoning correction is necessary to facilitate an extension of the nonprofit organization's lease.
A third measure, Bill 36-0409, would rezone a 2.935-acre property in Estate Susannaberg, St. John, from R-1 (Residential-Low Density) to C (Commercial).
The property, owned by Peggy Yvonne Smith, already accommodates several businesses, including landscaping, animal care and veterinary services, automotive repairs, a restaurant, boating-related operations and solar energy services.
Pagan explained that the rezoning would "bring existing nonconforming commercial activities on the property into zoning conformity and to support future commercial development opportunities."
The owner is also considering an additional commercial building to provide rental space and storage facilities.
DPNR supports the request, noting that the Susannaberg and Centerline Road corridor has been identified as an emerging mixed-use center under the territory's Comprehensive Land and Water Use Plan.
Roosevelt St. C. David, representing Smith, said the owner was prepared to pursue further development.
"This valuable asset lacks full performance at this time. This young businesswoman is in expansion mode and wants to capitalize on such financial opportunities," David told lawmakers.
"The access to capital is available, collateral is available, creditworthiness is good," he added in response to questions from Senator Marise James.
Senator Marvin Blyden commended Smith for her vision and interest in expanding economic activity on the property.
DPNR recommended approval of all three zoning requests. The Committee of the Whole did not vote on the measures. They are expected to return for consideration at an upcoming Legislative Session.
