Build It And They Will Come! - Coronado Eagle & Journal | Coronado News | Coronado Island News: Opinion

Build It And They Will Come!

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Posted: Friday, May 10, 2019 10:49 am

Logos Youth Center Building will be irresistible.

Logos College is currently seeking a permanent special exemption from established zoning requirements to build a new structure designed to accommodate 360 people in a prime residential zone located steps away from Coronado’s commercial heart. The pretense for this special exemption is that Logos College will administer a speculative private religious youth center with peak attendance of 50 people.

The first glaring issue that pops right out is why should a special exemption be given to build a structure that is clearly inconsistent with the stated intended use?

The second is that Logos College doesn’t have any rights to use the land beyond one year and is completely incapable of giving the City any meaningful assurance that the future use of the proposed structure over the next 10, 50 or 100 years will be consistent with the stated 50-person peak usage. In fact, the City attorney stated that the City will have effectively no way to enforce any assurances made.

The third is that there is no clear need for a new youth center given the abundance of existing facilities including but not limited to the Coronado Library and Community Center. Additionally, it has been pointed out that previous youth centers in Coronado have failed shortly after opening.

Overtime, resources tend to be used to their full capacity, and this proposed structure will be no exception. In the future (think up to 100 years), when it does get used to its full potential, either as a very successful youth center or as a repurposed venture, it will be wholly inappropriate for the residential zone in which it is located, and the citizens of Coronado will have no meaningful recourse to fix the problem.

As a side note, since the owner of the property is a nonprofit, it is also exempt from paying any property tax. So in the end the facility could very likely burden the City by contributing to traffic and parking congestion and not even contribute a dime to the General Fund that pays the cost of maintaining and running the City and its streets or a dime to the Coronado school system that educates all of our children.

There are two far more appropriate paths forward here. First, design the building to be consistent with its stated and expected use and then seek a special exemption from zoning requirements. This way, even if the use of the building changes over time, a very likely scenario, then it will still be more likely to continue to merit the permanent exemptions it received.

Or second, change the location for the proposed building to a zone that can accommodate the structure as currently designed without a Major Special Use Permit.

There has been no reason put forward as to why a very speculative new youth center needs to be located specifically in a residential zone and in a building designed to accommodate seven times the stated purpose. As proposed now, this building will almost certainly exceed its stated intended use to the predictable detriment of the City of Coronado. It would be willfully negligent to grant the permanent special exemption to this project as it is currently designed.

Sincerely,

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