Regional Development  
Center (Hearing Room)  
2880 International Circle  
City of Colorado Springs  
Meeting Minutes - Final  
Downtown Review Board  
Tuesday, May 6, 2025  
9:00 AM  
2880 International Circle, 2nd Floor, Hearing Room  
1. Call to Order and Roll Call  
8 -  
Present:  
Board Member Nolette, Board Member Kuosman, Board Member  
Kronstadt, Board Member Hensler, Board Member Lord, Board Member  
Friesema, Board Member Mikulas and Board Member Luciano  
1 - Board Member Coats  
Absent:  
2. Changes to Agenda/Postponements  
3. Communications  
Ryan Tefertiller - Urban Planning Manager  
Ryan Tefertiller, Urban Planning Manager, relayed to the Board that on  
April 7th the City Council upheld the Downtown Review Board’s decision  
denying the appeal for the One Vela project, the 27-story apartment mixed  
use building on Costilla and Sahwatch. The decision of the DRB was  
upheld to approve with a 6-1 vote, with Councilman Donelson opposed and  
Councilmembers Risley and Henjum absent.  
Mr. Tefertiller said Thursday, May 8, there are public events related to the  
update to the Downtown Master Plan, the Coffee and Chat at the Pioneers  
Museum, and the Walk and Talk leaving from UCCS Downtown Space,  
where people can visit some relevant sites Downtown and provide input to  
the consultant team.  
Mr. Tefertiller said consultants will be making formal presentations about  
the Downtown Master Plan to the DRB later in the fall, and the item is  
expected to come before the Board for adoption around February of next  
year.  
Board member Friesema asked if the form-based code revisions are  
happening now or will they take place after the plan is adopted. Mr.  
Tefertiller said the intention is to wait for the Master Plan to be more current  
so the code can be consistent with it. He said the decision-making bodies,  
Downtown Review Board, Planning Commission and City Council, should  
review them concurrently.  
Mr. Tefertiller noted that members Board member Krondstat and Board  
member Luciano terms will expire in August and are eligible for  
reappointment. Mr. Tefertiller requested the members to inform him  
whether they will consider reappointment to start the process or to begin  
recruitment for new members.  
Board member Kronstadt asked if there is a particular process to fill his  
position as he represents the Mill Street and Shooks Run area. Mr.  
Tefertiller replied that any time the seat is vacant, the Department will  
contact the associations to nominate an individual. If there were more than  
one nominee, interviews would be conducted with City Council  
representatives to appoint a qualified member.  
Mr. Tefertiller mentioned the next meeting is on June 3rd, but there might  
not be any items scheduled, and Board Members will be notified if the  
meeting is cancelled.  
4. Approval of the Minutes  
DRB 2298  
Minutes for the March 3, 2025, Downtown Review Board Meeting  
Presenter:  
David Lord, Downtown Review Board Chair  
Attachments: DRB_Minutes_3.4.25 Draft  
Motion by Board Member Friesema, seconded by Board Member  
Hensler, to approve the minutes for the March 3, 2025, Downtown  
Review Board Meeting The motion passed by a vote of 8-0-1.  
8 -  
Aye:  
Board Member Nolette, Board Member Kuosman, Board Member  
Kronstadt, Board Member Hensler, Board Member Lord, Board Member  
Friesema, Board Member Mikulas and Board Member Luciano  
2 - Board Member Coats and Alternate Pence  
Absent:  
5. Consent Calendar  
6. Items Called Off Consent Calendar  
7. Unfinished Business  
8. New Business  
Early Connections Learning Center  
8.A.  
FBZN-25-000 An FBZ Minor Improvement Plan to allow for the conversion of an  
1
existing two-story building into an early childhood education center  
including façade enhancements, as well as exterior and landscaping  
improvements with an associated warrant to allow a five (5') fence  
within the common lawn lot frontage typology on a .65 acre lot zoned  
FBZ-CEN (Form-Based Zone Central) located at 415 Sahwatch St.  
(Quasi-Judicial).  
Presenter:  
Johnny Malpica, AICP, Senior Comprehensive Planner, Urban  
Planning Division  
Attachments: Early Connections Learning Center - Staff Report Draft - JPM  
Figure 1 - Site Plan  
Figure 2 - Project Statement  
Johnny Malpica, AICP, Senior Comprehensive Planner, presented the  
application for an FBZ Minor Improvement Plan and a Warrant to allow for  
the conversion of an existing two-story building into an early childhood  
education center. Mr. Malpica said the current zone is FBZ-CEN and the  
proposed land use is for an early childhood education center. Mr. Malpica  
explained the project proposal includes a five-foot fence surrounding the  
children’s play area, additional landscaping to be installed between the  
fence and the sidewalk within the city ROW. Standard public notice was  
done, and no comments were received. A City Agency Review was done,  
and the installation of a sidewalk will be required. Technical comments  
were received and have been addressed. The project is compliant with  
PlanCOS and the application meets the review criteria.  
Board Member Questions  
Board member Hensler asked for clarification about whether the fence is  
located around the building, as shown in the renderings, or around the  
parking lot, as shown in the site plan. Mr. Malpica said the site plan shows  
the property line rather than the fence, as the fence is located on the north  
and south sides of the building, enclosing play areas.  
Board member Friesema asked if this project is moving forward instead of  
the project proposed by the same applicant the previous year, behind the  
Antlers at early childhood center. Ashely Grove, Vice President of  
Community Engagement at Early Connections, said they operate a facility  
behind the Antlers Hotel and were considering moving that facility to the  
corner of that space, but decided a new construction was not a good fit.  
She mentioned that 415 Sahwatch Street is a better fit for a renovation.  
Board member Friesema asked if there were any gates on the fenced  
areas. Mr. Malpica replied that there are gates on the fenced areas where  
people can enter and exit. Christine Costa, with RTA Architects, explained  
that the perimeter fences have a panic bar and blocking hardware on the  
outside; and the three -foot internal fences have pass-through gates.  
Board member Mikulas asked about the programming of the childcare  
facility. Christine Costa, with RTA Architects, described the number of  
rooms for infants, toddlers and preschoolers.  
Public Comment  
Austin Wilson Bradley, Director of Economic Development with the  
Downtown Partnership, spoke in support of the project. Mr. Wilson Bradley  
noted that the Downtown Development Authority provided a $50,000 grant  
toward this project, as it enhances the value of a property in Downtown.  
Motion by Board Member Mikulas, seconded by Board Member  
Friesema, to approve the application as submitted based on the  
finding that the Warrant criteria in Section 5.4.3. of the Form-Based  
Code is being met. The motion includes the requirement to work with  
Staff to implement one remaining technical modification.  
- Technical Modification:  
o Resubmit the plan depicting a sidewalk along Sahwatch Street that  
meets Development Review requirements and adjust the final  
landscape plan as needed.  
The motion passed by a vote of 8-0-1.  
8 -  
Aye:  
Board Member Nolette, Board Member Kuosman, Board Member  
Kronstadt, Board Member Hensler, Board Member Lord, Board  
Member Friesema, Board Member Mikulas and Board Member Luciano  
2 - Board Member Coats and Alternate Pence  
Absent:  
9. Presentations  
10. Adjourn