Agenda Date: 07/16/2025
Subject:
Title
AAC Resolution 02-2025: Approving a variance to allow for a detached garage to be built in front of the existing house located at 2266 W. Lake Ave.
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Prepared by: |
Zareen Tasneem, Senior Planner |
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Presentations: |
Zareen Tasneem, Senior Planner Hakim Amrouche, Tayrart LLC |
PURPOSE:
Subsection 10-1-1.6.B.C.5.a. of the Unified Land Use Code (ULUC) requires that “An accessory building shall only be located…behind the front façade of the principal building and use to which it is accessory.” The applicant is requesting approval of a variance to this standard to allow for a new detached garage to be built in front of the existing house located at 2266 W. Lake Ave.
LONG-TERM OUTCOME(S) SERVED:
High-Quality Governance
DISCUSSION:
Variances are typically considered when the strict application of the Littleton City Code creates an undue hardship on an applicant or when a hardship is created by physical surroundings. The applicant would like to build a new 2-car detached garage, located in front of the front façade of the existing house. Therefore, they are requesting a variance to the above accessory structure placement standard.
The applicant states that “the proposed garage will provide essential additional parking and storage space for the homeowner, addressing current parking limitations on the property” (see attached applicant project narrative). They feel that the subject property has unique limitations, including “the fact that the house is built way to the back of the property, which limits the space to create a garage according to the zoning code.” They would like to locate the detached garage at the front of the property, utilizing the existing curb cut, and will design it to complement the existing residential structure, ensuring consistency with the surrounding neighborhood.
The applicant seeks a variance to place a new detached garage 29 feet from the front property line on S. Sycamore Street, allowing the garage to fit within the available space and meeting the required minimum front setback for primary structures in the Small Lot Residential (SLR) zone district.
BACKGROUND:
The variance request was evaluated against the variance criteria set forth in Section 10-9-9.4.C.1 of the ULUC and listed below:
a. Strict application of the provisions of this Code would impose an undue hardship on the applicant and deprive the applicant of rights commonly enjoyed by other residents of the district in which the property is located.
b. The hardship is based on or results from the particular physical surroundings, shape, or topographical conditions of the subject property.
c. The hardship under which the variance is sought was not created by the owner, occupant, or agent of the owner of the property in question.
d. The variance requested is the minimum necessary that will make possible a permitted use of the land, building, or structure.
e. A variance will not confer on the applicant any special privilege that is denied to other lands or structures in the same district.
f. A variance will not adversely affect the public health, safety, and welfare.
In staff’s opinion, the proposed application does meet all six review criteria, as elaborated in the staff report.
Prior Actions or Discussions
4/10/2025 Pre-Application Meeting (PREAPP25-0016)
6/2/2025 Applicant applied for variance request (VAR25-0003)
FISCAL IMPACTS:
N/A
STAFF RECOMMENDATION:
Based on staff’s analysis, it appears the proposed variance is in compliance with the approval criteria in Section 10-9-9.4.C.1, as detailed in the staff report. Therefore, staff recommends approval of AAC Resolution 02-2025.
ALTERNATIVES:
The Appeals and Adjustment Commission (AAC) may either approve, approve with conditions, deny the request, or continue consideration to gather more information. If the commission denies the request or places a condition of approval objectionable to the applicant, the applicant may appeal the decision to city council within 15 days of the decision.
PROPOSED MOTION:
Proposed Motion
I move to approve AAC Resolution 02-2025, approving a variance to allow for a detached garage to be built in front of the existing house located at 2266 W. Lake Ave.
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REFERENCES:
Unified Land Use Code (ULUC) Variances:
https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx#secid-3305 <https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx>
Accessory Buildings Standards:
https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx?secid=4357#secid-4389