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Office of the Commissioner GOVERNMENT OF THE UNITED STATES VIRGIN ISLANDS --------0-------- DEPARTMENT OF PLANNING AND NATURAL RESOURCES 4611 Tutu Park Mall 45 Mars Hill, Frederiksted Suite 300, 2nd Floor St. Croix, VI 00840 St. Thomas, VI 00802 (340) 773-1082 (340) 774-3320 dpnr.vi.gov Report by the Division of Comprehensive and Coastal Zone Planning on the Petition to Amend Official Zoning Map No. STZ-9, Application No. CCZP0095-25 Petition of applicant, Selwyn and Asiah Clendinen Gumbs, to amend Parcel No. 19-2-111 Estate Smith Bay, Nos. 1, 2, and 3 East End Quarter, St. Thomas from A-1 (Agricultural Zone) to R-3 (Residential-Medium Density) zoning to create two apartments within the existing bottom floor footprint. Photo of current site condition- Two-story, two-family dwelling units Property Owner(s): Selwyn Gumbs and Asiah Clendinen Gumbs as per Warranty Deed dated May 22, 2025, Document No. 2025003061. Applicant Representative(s): Selwyn and Asiah Clendinen Gumbs. Acreage: 0.344 acres as described on survey Drawing No. D9-5267-T92. Surrounding Uses and Zones: The property is surrounded by undeveloped land and residences. Recommendation Report for CCZP0095-25 MapGeo aerial view of properties (marked in red) The surrounding area is zoned A-1, A-2 (Agricultural Zone), R-1 (Residential- Low Density), R-2 (Residential-Low Density-One and Two Family), R-3, B-2 (Business-Secondary/Neighborhood), B-3 (Business-Scattered), and C (Commercial) with 20 rezonings granted for this portion of Estate Smith Bay starting at Sugar Bay Resort and heading towards the Urman Victor Fredericks Marine Terminal (Red Hook Ferry Dock) (detailed in the table below). Plot No. Year rezoned Original zone Rezoned to Act No. 19D 1975 A-1 R-2 3736 17B 1986 A-1 B-2 5238 19-2 1991 A-1 VARIANCE 5698 17C, 17D, & 17E 2005 A-1 C 6806 19-2-149-4 2007 A-1 B-2 W/ VAR 6908 19F Rem 2007 A-1 B-2 W/ VAR 6975 19-1-2 Rem (west), 19- 1-2 Rem (east), & 19-1- 2-2 2011 A-1 A-2 7253 19-1-2-3 2011 A-1 R-2 7253 19-1-2-4 2011 A-1 R-1 7253 19-1-1 2012 A-1 R-2 7363 19F-1-A 2012 A-1 R-3 7466 17 2013 A-1 B-2 7576 Recommendation Report for CCZP0095-25 17 Rem 2013 A-1 R-3 7576 19-2-101 & 19-2-102 2016 A-1 W/ VAR VARIANCE 7970 19-2-104 2020 A-1 W/ VAR R-3 8286 19F-1 Rem 2022 A-1 C W/ VAR 8695 19N Rem 2022 A-1 R-3 8695 19-1-2-8 2024 A-2 B-3 8886 REM 19-1-2 & 19-1-2- 7 (EASTERN & WESTERN PORTION) 2025 A-2 B-3 8988 19-1-2-4 2025 R-1 B-3 w/ USE VAR 8989 Official Zoning Map No. SCZ-9 (property s location indicated by red X) Infrastructure: Water needs are supplied by the three existing cisterns. Sewage is handled by the existing private septic system. Other needed DPNR Division reviews: Building Permits for conversion. Project Summary: At DPNR- s. Asiah Clendinen Gumbs testified the existing two-story home has a 3-bedroom single-family unit on the upper floor. The bottom floor is proposed to be converted into two separate rental units: a one-bedroom single-family unit and a two-bedroom single-family Recommendation Report for CCZP0095-25 unit. The conversion would simply require converting a laundry/storage area into a kitchen and could take about two weeks. In the past, the building was configured for four units but that multi-family use ended and the building was brought into conformity for use by two families. Public Response at DPNR-CCZP Public Hearing held December 29, 2025: There was no opposition or concern expressed with the proposal. No-post hearing comments were received. Analysis of Request/Reason for Recommendation: The 2024 adopted and Water Use) plan addres people of the USVI shared their hopes and frustrations about a wide range of typical incomes of residents. This mismatch between what people earn and what housing costs is a common story across the U.S., but it is particularly severe in the USVI. The need for more affordable housing options and housing types that better meet the needs of Virgin Islanders of all ages and incomes, such as lower income residents, middle-income residents, young adults, families, and seniors, has reached levels that are severely stressing communities, depleting the is a significant challenge in the USVI. The main drivers of the lack of affordable housing are the comparably low incomes of USVI residents, high costs of construction, limited availability of developable land, demand pressures from non- financing challenges.... Regarding housing choice, the available supply of housing is currently not large enough, nor diverse enough, to meet the needs of current Limited Land Area is the first listed in the Issues & Opportunities for St. Thomas services, and the prevalence of severely steep terrain, St. Thomas experiences this problem The applicant intent is to increase the number of dwellings within an existing structure . They noted the building was used for four families for 30 years. No construction other than conversion of a laundry room into a kitchen would be needed. The R-3 zoning would allow the property a 28-person density. With the designation change from A-1 to R-3 and dwelling conversion, there Recommendation Report for CCZP0095-25 could be a potential nine persons density. Adequate parking would be provided as the dwellings would only require three spaces and the site can accommodate 10+ vehicles. The property s cistern and septic capacity are also sufficient to comply with the proposed demands of three dwelling units (building would have six bedrooms and required septic capacity would be 1500 gallons; roof square footage of 1800-1900 sq ft would require cistern capacity of 28,500 gallons). Additionally, other factors taken into consideration are the past nonconforming multifamily use of the property, the site s ability to comply with R-3 development provisions, and no objections from neighbors. The department therefore recommends approval of the rezoning request. Recommendation The Department of Planning and Natural Resources recommends the following: Pursuant to Title 29 Virgin Islands Code, Chapter 3, Section 238, Official Zoning Map No. STZ-9 for the island of St. Thomas be amended by changing the zoning designation of Parcel No. 19-2-111 Estate Smith Bay, Nos. 1, 2, and 3 East End Quarter, St. Thomas consisting of 0.344 acres as described on survey Drawing No. D9-5267-T92, from A-1 (Agricultural Zone) to R-3 (Residential-Medium Density). ______________________________ ________________________ Jozette J. Walker, CPM Date Assistant Commissioner Cc: Jean-Pierre L. Oriol, Commissioner 1/16/2026