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Commission approves conditional use for school at El Pueblo and Second with traffic signage condition
Summary
The commission granted CU2501 to allow a school in an existing two‑story building on the southwest corner of El Pueblo and Second Street in the Gateway District, approving staff findings and a condition that the west gate serve as entrance and the east gate as exit with posted signage unless a required traffic study dictates otherwise. The vote was unanimous.
The Planning and Zoning Commission on Feb. 11 approved CU2501, a conditional‑use permit to operate an elementary/middle school in an existing two‑story building on the southwest corner of El Pueblo and Second Street in the village’s Gateway District.
Brennan Williams presented the staff report, noting the property’s prior history as a school and that the applicant proposed interior modifications to reuse a roughly 13,110‑square‑foot building for classrooms, administrative space and outdoor play areas. The applicant proposes 13 classrooms and 82 off‑street parking spaces; the code requires three parking spaces per classroom (39 required), so the project exceeds parking requirements on site.
Studio Southwest Architects (agent Steven Osborne) and school official Stan Albright said the school expects about 250–300 students, with peak drop‑off and pickup windows roughly 8:15–8:30 a.m. and 3:15–3:30 p.m., and described a looped queuing lane and additional on‑site queueing to reduce curbside staging. Osborne said the county will require a traffic analysis as part of county review; Albright added the school will staff a security attendant and implement landscaping and signage.
Commissioners focused on traffic, circulation and emergency access and proposed a condition to designate the westernmost campus gate as the entrance and the easternmost gate as the exit, with appropriate signage posted. The commission accepted that amendment as a friendly condition, provided it not conflict with any county‑required traffic study; the county is the authority for changes to the nearby intersection outside village limits.
Commissioner Martinez moved to approve CU2501 with the staff findings and the ingress/egress/signage condition (subject to change if the required traffic study recommends modifications). The motion carried on a unanimous roll call.
Next steps: county traffic analysis and any county requirements for the intersection must be met, and site permits and final plans must be completed before the school may open.
