Ronnie Jones of Susannaberg LLC is requesting a zoning change to build Heaven’s View, a hotel/guesthouse, on property he inherited in Estate Susannaberg on St. John. The public has until Fri., Dec. 5, to send comments regarding zoning application CCZPoo85-25 to leia.laplace@dnpr.vi.gov.
A member of a large, ancestral St. John family, Jones presented his proposal Tuesday morning in an online meeting of the Department of Planning and Natural Resources’ Division of Comprehensive and Coastal Zone Planning.
Jones hopes to rezone a nearly three-acre site, Parcel No. 15 Estate Susannaberg, No. 17A Cruz Bay Quarter, St. John, which is now occasionally used as a campground and event space. It is located adjacent to the popular Windmill Bar and Restaurant.
The property was rezoned nearly 20 years ago to R-4, medium-density residential, to build dwelling units. Jones said that project languished after his construction partner died suddenly during the planning phase.
Jones now wants to build a hotel/guesthouse, which is not an allowable use under R-4 zoning; he is seeking to change the zoning to R-3, another category of medium-density residential zoning, which does allow hotel development. This change is necessary in order to acquire financing for the project, Jones said.
Architect Kurt Marsh of the design studio MAJJ, LLC, presented a conceptual framework for the project’s design. In addition to 48 guest units, the complex will include a restaurant, event space, pool, and gym/spa building. Twelve of the units will be ADA accessible.
Marsh said he and Jones have worked on a design that has minimal impact on the environment, including the view shed. The buildings, including a three-story structure, will be terraced into the hillside to minimize excavation.
The plan calls for the construction of cisterns and a small wastewater treatment plant.
Since the design is still in the conceptual phase, Marsh said he could not provide a timeline or estimate a cost for the project.
Upon questioning from Sean L. Krigger, director of the V.I. State Historic Preservation Office, Jones said that he had completed an archaeological survey for the property in 2006. Rukia Andrews of the Division of Fish & Wildlife said an online survey tool was available to determine if any rare or endangered plants were located on the property. Jones said most of the site is covered by lawn.
Parcel no. 15 Susannaberg is now known as Neptune’s Lookout, named for Jones’ grandfather, Halvor Neptune Richards, who acquired nearly 250 acres of property in 1950 for farming and raising livestock.
Richards had 18 children, including eight with his wife, Florence Chinnery Richards. Unlike many landowners in his time, he was careful to craft a will to provide for his family when he was diagnosed with prostate cancer, according to Jones. Upon his death in 1978, he left property to all 18 children and three grandchildren whom he adopted.
In a letter submitted to the V.I. Legislature to inform senators of his request, Jones wrote, “I have a profound vision to realize (the land’s) potential by developing a boutique hotel that will serve both residents and visitors to the beautiful island of St. John. The proposed development aligns with my aspirations of contributing to the island’s economic growth, enhancing tourism, and providing employment opportunities for residents.”
Jones added, “I aim to ensure that the scale, character and intended use of my project are consistent with the surrounding community and compatible with the environmental and aesthetic values of Estate Susannaberg.”
At the online hearing, one neighboring property owner asked for clarification of the differences between R-3 and R-4 zoning. R-3 zoning allows for the construction of six-story buildings but restricts the occupancy to 80 people per acre and preserves 35% open space. R-4 zoning limits the height of structures to three stories but allows occupancy of 120 people per acre and does not require preservation of open space.
As part of his presentation, Marsh included a map showing the development in the area.
The site borders on property owned by the Virgin Islands National Park to the north and west. In the past year and a half, several nearby property owners in the area have requested zoning changes to construct multiple dwelling units and commercial projects:
Residents Speak Out Against Two Rezoning Applications for St. John
Sprauve Requests Zoning Change to Build Affordable Housing on STJ
DPNR Conducts Zoning Hearing for Susannaberg Properties
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