The Senate may decide Tuesday to approve or sink a plan to redevelop the former Latitude 18 site opposite Red Hook’s Urman Victor Fredericks Marine Terminal on St. Thomas.
Backers of the plan said the hurricane-ravaged area is both dangerous and an eyesore. At least one nearby resident, however, worried building on the Vessup Bay point could lead to runaway development that destroys green space and would ultimately block access to the beach and National Park land.
The area is currently zoned W-1 — waterfront, pleasure. The Senate will consider a bill to allow for a 10,000-square-foot restaurant, retail space, and marina services building, 23,119 square feet of dock, 68 mooring balls, a 10,000-square-foot warehouse, dredging of 7,200 cubic yards, use of 45.8 acres of underwater land and more.
Gov. Albert Bryan Jr. approved the plan in November after Coastal Zone Management approval.
Timothy Moos, who lives on Vessup Lane, wrote to all 15 senators Sunday asking they vote against the redevelopment plan, citing noise, open dumpsters, seaside fuel storage tanks, and the idea that peaceful points should benefit the many for free and not the few for profit.
“Historically, most locals and visitors loved the old Latitude 18 bar and restaurant that had a few docks for boats to tie up to along with nightly live music. It has been sorely missed since Irma and Maria. While this proposed redevelopment project will build that back, that is only the tip of the iceberg,” Moos wrote. “This land was once earmarked by the Legislature for eminent domain — remember the Save Vessup Beach bumper stickers? — so that it could be turned into a park and nature preserve until forces came in to stop this lofty goal befitting its zoning from becoming a reality.”
The Latitude 18 bar and marina was badly damaged by Hurricane Marilyn in 1995 but continued to limp along until it was all but completely destroyed by the storms of 2017. Developers Jack Rock B-A C LLC — a St. Thomas-based company incorporated in Delaware — bought the site in 2018 and planned a large-scale renovation and expansion, according to documents filed with the Senate.
When neighbors pushed back, Jack Rock scaled back their plans, cutting the scope in half, said Jack Rock President Cristina Blackburn.
The new plan was to simply clean up the chaotic Muller Bay mooring field and re-build the land-based structure on much the same footprint as the old Latitude 18, away from the beach, Blackburn said. In addition to the two-story bar-and-grill live music venue, Jack Rock planned a marina maintenance building. The secondary building would offer engine repairs as well as a locker room with shower facilities and light yacht provisions, and a parking area.
“It’s a modest marina and it’s really rebuilding what was there before, but anytime you’re doing a big project in the water — it’s definitely a big project. It’s a big project for the community,” Blackburn said. “Every storm another vessel or two breaks off. Even during Ernesto I was getting texts that two more boats broke off. There’s still that boat that’s been there for years. It’s not safe. It’s definitely not what you want people to have as their first impression when they’re coming through to the ferry terminal there.”
Moorings in the area would continue to be owned and operated by the Department of Planning and Natural Resources, Blackburn said. People with existing permitted moorings in good condition would see no change. Jack Rock would replace or repair damaged permitted moorings at no cost to the permit holder. People anchored or moored on the site without a permit will have a window to get permitted.
“We’re not trying to kick anyone out or get anyone out of there. But then any other empty spots, we’re just going to kind of clear it up, clean it up, organize it, make it safe, make sure everyone is anchored properly, make it environmentally friendly and, you know, make sure it’s a pleasant place. I think it will improve that beach and make navigating around it a lot better,” Blackburn said.
If approved, Jack Rock would pay the territory a rental fee of $150,000 annually for 75 years and $50,000 for the next 75 years.
Jack Rock hired a consultant to study the project’s economic impact. The report projected it would generate almost $29 million during construction, and, once operational, the marina and mooring field would pump roughly $7.85 million into the local economy annually.
Moos was not moved.
“This new project will allow a private company owned by a non-USVI resident to take control of government moorings, something that has never been done before in the Virgin Islands, thus setting a scary precedent for future projects on all islands that could affect a variety of government agencies. And thinking from an even larger perspective, be aware that this owner and developer — who has refused to reveal their identity and hides behind corporate names, attorneys and other agents — also owns all of the other land behind Vessup Beach that is adjacent to this Latitude 18 Marina project,” Moos wrote. “This is unconscionable and would be a slap in the face of every Virgin Islander and show that our government is more concerned about money than the people.”
