Downtown Review Board approves Early Connections conversion, allows 5-foot perimeter fence

Downtown Review Board members voted unanimously on May 6, 2025, to approve a form‑based zone minor improvement plan that will convert the two‑story building at 415 Sawatch Street into the Early Connections Learning Center and allow a five‑foot perimeter fence enclosing the facility’s outdoor play areas.

The approval permits facade and landscaping improvements, installation of a sidewalk along Sawatch Street subject to engineering approval, and a warrant under the FBZ (Form Based Zone) process to allow a five‑foot fence within the common lawn frontage typology. Staff said the project complies with Plan COS and the FBZ standards pending final technical sidewalk details.

City staff planner Johnny Malpica described the site as a 0.65‑acre property (28,620 square feet) at the southeast corner of West Costilla and Sawatch. The proposed fence will be a black, powder‑coated aluminum perimeter around the child play areas on the east and west sides of the building; additional landscaping will be installed between the fence and the sidewalk in the public right of way. Malpica said the applicant has gone through multiple review cycles, the project was noticed twice with 65 postcards mailed to addresses within a 1,000‑foot buffer, and no public comments were received before the hearing.

Early Connections representatives and the project architect described operational and safety features. Ashley Groves, vice president of community engagement at Early Connections, said the renovated building will include two infant rooms and three toddler rooms on the main floor and five preschool rooms on the upper floor; the ground level playgrounds and infant/toddler spaces will have direct access to fenced outdoor play areas. Christine Costa of RTA Architects said the perimeter fencing will be five feet tall with panic‑bar and locking hardware on the exterior; internal three‑foot fences will separate adjacent play areas and include pass‑through gates. The basement will house a professional development/training space for adults, not children.

Austin Wilson Bradley, director of economic development for the Downtown Partnership, told the board the Downtown Partnership and the Downtown Development Authority (DDA) support the project; Malpica and Bradley said the DDA provided a $50,000 grant toward the renovation. Board members praised the project as adding childcare capacity downtown and reusing an existing building.

The board’s motion to approve included direction that remaining technical modifications, specifically sidewalk details intended to preserve existing street trees, be reviewed and approved administratively by city engineering. Malpica explained that a reduced sidewalk width placed to the east of existing mature street trees will likely require a variance from city engineering to minimize root impacts; staff indicated that modification is expected to be approved through engineering review.

A roll call vote was recorded before the board: Board member Nollet (aye), Chair Lord (aye) and Board member Luciano (aye); staff announced the motion passed unanimously. The board read appeal rights in accordance with section 7.5 0.415 of the City Unified Development Code; the notice of appeal and $176 fee must be filed with the county clerk no later than 10 days after the action.

The city’s staff and Early Connections said construction will proceed through the development review process and additional technical approvals. The board did not set specific construction start dates at the meeting.