A-1 Agricultural Zone
(a) The Virgin Islands, at one time, produced a substantial amount of sugar. Today, the sugarcane fields lie fallow and for the most part unused. The Virgin Islands at one time produced beef for export. That situation no longer prevails. There is a small amount of truck farming on the northerly side of St. Thomas. Some beef cattle are raised on the Islands and there is some dairying. For the most part, however, potential agricultural lands are unused. They should be used to help provide food for the residents of the Islands and thus reduce the need for imports of food. To that end, the lands should be protected against incongruous uses. The zoning of potential agricultural lands, particularly on St. Croix, with a minimum requirement of forty (40) acres for each principal dwelling unit will assure that the lands will be maintained for their highest and best use.
Uses permitted
Permitted accessory uses
Required parking areas
Required lot area
Permitted lot occupancy
Front yard
Side and rear yards
Maximum height limits
A-2 Agricultural Zone
(b) There are limited areas which can best be used for agriculture on a scale smaller than forty acres. These truck farming areas, with a minimum area of two acres for each principal building, readily accessible to urban markets, will serve a useful purpose in providing fruits and vegetables locally, thus lessening the need for importing such products.
Uses permitted
Permitted accessory uses
Required parking areas
Required lot area
Permitted lot occupancy
Front yard
Side and rear yards
Maximum height limits
R-1 Residential—Low density
(c) Much of the land in the Virgin Islands is hilly or mountainous with steep slopes and a minimum amount of soil over a rocky subsurface. These areas are being used for residential purposes, with sewage disposal by means of septic tanks. The minimum lot area for such use should be one-half (½) acre, and even this minimum is questionable with respect to adequate disposal of sewage without surfacing of effluent to disturb one's neighbor. Fortunately, there is no conflict with wells that supply drinking water. These zones should be carefully located in relation to subdivision regulations.
Use permitted
Permitted accessory uses
Required parking areas
Permitted density
Permitted lot occupancy
Required lot area
Lot width
Front yard
Side and rear yards
Maximum height limit
R-2 Residential—Low density one- and two-family
(d) Much of the so-called residential property in the Virgin Islands is presently zoned R-10, in theory requiring a minimum lot area of 10,000 square feet. Because that pattern has already been established, the R-2 Residential areas will maintain the same minimum lot requirements. Incongruous uses, such as business and industry, will not be permitted except that planned developments are allowed, provided the density pattern is retained.
Uses permitted
Permitted accessory uses
Required parking areas
Permitted density
Permitted lot occupancy
Required lot area
Lot width
Front yard
Side and rear yards
Maximum height limit
R-3 Residential—Medium density
(e) Because the areas that are buildable in the Virgin Islands are limited to topography and availability of central sewer and water facilities and because of the estimated rise in population and because of the need of providing a considerable number of low cost or low rental housing units, higher densities must be permitted than will be found in single and two-family residential districts. At the same time, there must be a reasonable limitation of density because of the limited ability of the Islands to provide central public services, highways, transportation, parking, etc. Three categories for multi-family housing are being provided. The first limits the number of persons per acre to eighty (80). This makes it possible to develop land with a variety of multi-family units and not limit the number of dwellings per acre. The R-3 Residential zones will provide for medium density hotels and multi-family dwellings and their related needs.
Uses permitted
Permitted accessory uses
Required parking areas
Limitations on persons per acre
Permitted lot occupancy
Required lot area
Usable open space
Maximum height limit
R-4 Residential—Medium density
(f) Substantial areas of the Virgin Islands, particularly in the built-up urban sections, have been zoned for a theoretical minimum lot area of 3,000 square feet for residential purposes. In these areas the size of lots varies from 1,000 square feet to over 8,000 square feet. The lot area requirements have often been violated for residence purposes by exceptions; further intrusions have permitted nonresidential uses. The result has been a mixture of nonrelated uses in what was supposed to be residential areas of modest homes. Because the pattern of the 1,000 to over 8,000 square foot lots has been established, it is retained but kept for residential purposes. The R-4 Residential zones will limit the density to one hundred twenty (120) persons per acre. This makes it possible to develop areas for multiple family use within a range of low to medium densities. Areas which are no longer suitable for residences alone because of the intrusion of incongruous uses are suggested for different types of zoning.
Uses permitted
Permitted accessory uses
Required parking area
Limitations on persons per acre
Permitted lot occupancy
Required lot area
Lot width
Maximum height limit
R-5 Residential—High density
(g) Because of the nature of development in the Virgin Islands and their importance as a tourist center, hotels, apartment houses and other multi-family residential units will be required. While densities comparable to those to be found in our largest cities would make no sense in the Virgin Islands, areas must be established where high density structures are permitted as a matter of right and are not dependent upon the issuance of an exception. Such areas are shown upon the zoning maps. The R-5 Residential zones will limit the density to one hundred sixty (160) persons per acre. This will permit a greater variety in the number and type of dwelling units to be constructed than would be possible if limitations were based on the number of dwelling units.
Uses permitted
Permitted accessory uses
Required parking areas
Limitations on persons per acre
Permitted lot occupancy
Required lot area
Usable open space
Maximum height limit
B-1 Business—Central business district
(h) The central business districts of Charlotte Amalie, Christiansted and Frederiksted are devoted primarily to commercial enterprises serving the visitor and tourist. There are also hotels, professional offices and, in some instances, residences. In Charlotte Amalie, there are industrial uses which would appear not to be the highest and best use to which central business district properties could be put. These areas also represent the historical districts of the communities. Buildings have been traditionally limited in height. All three cities face the water and in all cases are used for some form of shipping.
The B-1 District will maintain the historical and commercial character of the business centers of these cities and discourage incompatible uses. However, if these centers are to grow and prosper, they must be convenient to those wishing to use them. Therefore, adequate parking, presently lacking, must be provided.Uses permitted
Permitted accessory uses
Required parking and loading areas
Floor area ratio
Limitations on persons per acre
Permitted lot occupancy
Required lot area
Maximum height limit
Usable open space
B-2 Business—Secondary/neighborhood
(i) Most of the business activities in the three principal cities of the Islands will be found concentrated on a single street (Main Street in Charlotte Amalie) and in offshoots in the form of Plazas nearby (Charlotte Amalie and Christiansted). Immediately adjacent to these primary business areas, however, are shopping facilities for less intensive use which are classified as secondary. Scattered throughout the Islands are a number of small neighborhood business districts. In some instances they approach the style of a small shopping center. They are much more limited in the number of persons attracted to them and in the variety of goods sold there. On St. John, the single shopping center is limited in its scope and naturally in the demand made upon it by the limited population of the Islands. As the population of the Islands increases, there will be demand for additional neighborhood shopping centers consisting of a limited number of stores but none of which are expected to reach the scale of the primary shopping areas. These too, are classified as secondary and specific areas in the Islands are placed in that classification.
Use permitted
Permitted accessory uses
Required parking and loading areas
Floor area ratio
Limitations on persons per acre
Permitted lot occupancy
Required lot area
Maximum height limit
Usable open space
B-3 Business—Scattered
(j) The pattern of development in the Virgin Islands has heretofore permitted single business establishments in residence districts. These stores are convenient, particularly in those areas occupied by low income families. In recognition of an existing pattern, a zoning district is established to legalize these establishments which might otherwise be nonconforming uses. Future development, however, should provide for convenience shopping on the basis of the comprehensive plan for the development of the Islands. Further provision is made for such convenience establishments on a planned basis in the B-4 Business—Residential Area Zone.
Uses permitted
Permitted accessory uses
Required parking and loading areas
Limitations on persons per acre
Permitted lot occupancy
Required lot area
Side yards
Rear yards
Maximum height
B-4 Business—Residential areas
(k) In order that convenience shopping facilities may be available in all parts of the Islands, a Business—Residential Area Zone is established to permit grocery stores and similar facilities on a planned basis in new residential areas. When integrated into the design of a residential area, such shopping facilities, small in scale, can benefit the residential area instead of detracting from such areas and lowering property values as has resulted in the past where such facilities have been established on a spot zone basis.
Uses permitted
Permitted accessory uses
Required parking and loading areas
Limitations on persons per acre
Permitted lot occupancy
Required lot area
Maximum lot area
Lot width
Side yards
Rear yard
Maximum height limit
C Commercial
Uses permitted
Permitted accessory uses
Required parking and loading areas
Required lot area
Permitted lot occupancy
Maximum height limit
I-1 Heavy industry
(m) Heavy industries are those which are likely to pollute the air or the waters, which are noisy or which create problems because of heavy trucking. With the heavy dependence of the Virgin Islands on tourism and with the establishment of fine residential districts of expensive homes, obviously the Virgin Islands will wish to avoid destroying the environment which today is one of its principal assets. Therefore, limited areas are established for heavy industry.
Uses permitted
Permitted accessory uses
Required parking and loading areas
Required lot area
Permitted lot occupancy
Lot width
Yards
Maximum height limit
I-2 Light industry
(n) Most of the limited industry in the Virgin Islands is what might be characterized as “light”, consisting of warehousing, contracting, some light assembly and textile manufacturing. Space available in the Virgin Islands is limited. Heretofore, additional space has been made available on a spot zone basis. Areas are now established on the zoning maps where such industries are permitted as a matter of right in relation to their effect upon surrounding property, effect upon highways by trucks, the availability of public facilities, etc. Property owners will know in advance what might be expected if they build residences adjacent to zoned industrial sites.
Uses permitted
Permitted accessory uses
Required parking and loading areas
Required lot area
Permitted lot occupancy
Side yards
Rear yard
Maximum height limit
W-1 Waterfront—Pleasure
Uses permitted
Permitted accessory uses
Required parking and loading areas
Permitted density
Permitted lot occupancy
Required lot area
Usable open space
Lot width
Front yard
Side yards
Rear yard
Maximum height limit
W-2 Waterfront—Industrial
(p) Areas along the waterfront are presently being used for industrial purposes. Presumably, the comprehensive plan for the Islands will determine what limits will be placed on the use of the central waterfront of Charlotte Amalie, where ships dock to load and unload products which require trucking for industrial purposes, and what industrial uses, if any, will be permitted on St. John. Industrial uses which do not require waterfront access should be encouraged to find other sites. To do this, the Zoning Ordinance establishes adequate sites where industry is allowed as a matter of right. The Waterfront—Industrial District encourages the placement of industrial uses, which require direct waterfront access, in areas where they will relate most effectively to the surrounding districts.
Uses permitted
Permitted accessory uses
Required parking and loading areas
Required lot area
Permitted lot occupancy
Yards
Maximum height limit
P Public
(q) Properties which are publicly owned should be shown upon the zoning map as such. To zone public property for residential, commercial or industrial uses, simply because the surrounding properties fall into these categories, gives a false impression of the comprehensive development plan and encourages requests for improper rezoning of properties. A parcel of property may lie adjacent to a park entrance which is zoned industrial and the property owner may request zoning on that basis. On-site examination would indicate that such zoning would be improper. Further, in determining what land is available for private development, it is important to know how much of the Islands is not available because of public ownership; the property owner should be in a position to know the true character of the property adjacent to his own.
Uses permitted
Permitted accessory uses
Required parking and loading areas
Maximum height limit
S-Special
Use permitted
(r) Land and water areas shall be used and buildings or structures shall be erected, altered, enlarged or used only for one or more of the uses indicated in the S section of the TABLE OF PERMITTED USES, subject to such standards as may be referred to in that section and in the Special Requirements section of said Table and in the section on Required Conditions for Permitted Uses.
Permitted accessory uses
Parking area
Permitted density
Permitted lot occupancy
Secondary kitchen
Required lot area
Lot width
Maximum height limit