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. SCZ-20, Application No. 
CCZP0066-25 
Petition of applicant, Ana Cresencia Tavares Payamps, to amend Plot No. 4 of 12 
Estate Richmond, Company Quarter, St. Croix from R-3 (Residential-Medium 
Density) to B-1 (Business-Central Business District). The purpose of this request 
is to develop a mixed-use building with bar and restaurant on the bottom floor 
and three apartments on the top floor. 
 
Photo of current site condition 
Property Owner(s): Ana Cresencia Tavarez Payamps as per Warranty Deed 
dated November 3, 2021, Document No. 2022000487.   
Applicant Representative(s): Carlos Reyes, authorized agent. 
Recommendation Report for CCZP0066-25 
Page 2 of 4 
 
 
Acreage: 0.11 acres as described in Survey Drawing No. 1. 
Surrounding Uses and Zones: To the north is a mix of residential and non-
residential activity. To the east is a church. To the south and west is residential 
activity. 
 
MapGeo aerial view of property (marked in yellow) 
The surrounding area is zoned R-3 (Residential-Medium Density) with two 
rezonings, Plot No. 7-EA and 7-EB North Street from R-3 to B-3 (Business-
Scattered) by Act No. 5444 and 130 Est. Richmond, granted a use variance to the 
R-3 zone by Act No. 5922 (for operating an open air vegetable, fruit, and retail 
market and restaurant). 
 
Official Zoning Map No. SCZ-20 (property location indicated by red X) 
Recommendation Report for CCZP0066-25 
Page 3 of 4 
 
 
Infrastructure: Public lines will handle water needs and sewage. 
Other needed DPNR Division reviews: Historic Preservation Commission. 
Project Summary: At DPNR-
Mr. Reyes testified the 
intent is to build a two-story building with a family run bar and restaurant on the 
bottom floor and three efficiency apartments on the top floor.   
 
Conceptual Site Plan Layout 
Public Response at DPNR-CCZP Public Hearing held September 16, 2025: 
The opposition expressed with the proposal stemmed from the condition of the 
property and lack of cleanliness/maintenance.  No post-hearing comments were 
received.   
Analysis of Request/Reason for Recommendation: The property is located 
within the Historic Christiansted Town district, and a comparative analysis was 
conducted of the 
 characteristics against the requested B-1 zone and the 
B-2 zone, which is the next nearest mixed use zoning district that would allow 
the intended uses.    
 
Section 
229. 
Development 
Provisions 
Property s 
Characteristics 
and proposed 
B-1 
zoning 
district 
B-2 
zoning 
district 
Floor area ratio 
5,000 
sq 
ft/proposed 
is 
2,947 sq ft 
FAR 2= 10,000 
sq ft 
FAR 1= 5000 sq 
ft 
Residential Density 
(persons per acre) 
Proposed 3 
efficiencies=  
Allows 160 
persons/acre= 19 
persons 
Allows 80 
persons/acre= 10 
persons  
Recommendation Report for CCZP0066-25
Page 4 of 4
3 x 1.5= 4.5 
persons
Permitted Lot 
occupancy for 
residential structures
Residential 
square 
footage= 1,473
40%= 2,000 sq ft
40%= 2,000 sq ft
Required lot area
50 x 100= 5000 
sq ft
20,000 sq ft for 
residential use
5,000 sq ft for 
residential use
Maximum height 
(Historic District 
restriction)
Proposed 2
stories
3 stories
3 stories
Usable Open Space 
(residential 
structures, excluding 
hotels)
3,527 sq ft
30%= 1,500 sq ft
30%= 1,500 sq ft
The B-2 zoning is most appropriate in allowing for the intended development. 
The department is in favor of town properties having increased use opportunities 
to spur redevelopment in our towns. This rezoning provides a potential benefit to 
the community and may be a stimulus for the rehabilitation and/or enhancement 
of the surrounding town area.
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. SCZ-20 for the island of St. Croix be amended by changing the zoning 
designation of Plot No. 4 of 12 Estate Richmond, Company Quarter, St. Croix
consisting of 0.11 acres as described on Survey Drawing No. 1, from R-3 
(Residential-Medium Density) to B-2 (Business-Secondary/Neighborhood).
______________________________
________________________
Jozette J. Walker, CPM
Date
Assistant Commissioner
Cc:
Jean-Pierre L. Oriol, Commissioner
10.14.25