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Title:
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AAC Resolution 03-2025: Approving a variance to apply Single-Family Narrow Lot zoning standards to the property at 5770 S Bemis St.
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Agenda Date: 09/17/2025
Subject:
Title
AAC Resolution 03-2025: Approving a variance to apply Single-Family Narrow Lot zoning standards to the property at 5770 S Bemis St.
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Prepared by:
Rachel Vigil, Planner I
Presentations:
Rachel Vigil, Planner I
PURPOSE:
Table 10-4-2.2 of the Unified Land Use Code (ULUC) sets the lot and building standards for Single-Family Detached homes in the Small Lot Residential (SLR) zoning district. The applicant is requesting approval of a variance to change the lot and building standards on this lot to that of Single-Family Narrow Lot to allow for construction of a new single-family home at 5770 S Bemis St.
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 applicants would like to demolish the existing structure on their property and construct a new 3-bedroom single family home. This proposed home encroaches into the setbacks for SLR Single-Family Detached lot standards. Therefore, they are requesting a variance to the change the setbacks to that of Single-Family Narrow Lot standards.
The applicants state that "this variance is necessary due to exceptional site constraints caused by the presence of a regulated floodplain, which significantly limits the property's functional buildable area and effective width." They also argue that "the developable footprint of this property is restricted by floodplain boundaries, creating conditions that functionally resemble a narrow lot" and that the approval of this variance "would allow for the development of a residence that meets community character goals while accommodating the environmental and dimensional limitations of the site."
The applicants seek a variance to build a new single-family home at 5770 S Bemis St. that meets the Single-Family Narrow Lot standards, allowing the applicants to build a home of their desired footprint while avoiding interference with the floodplain on the property.
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; and
f. A variance will not adversely affect the public health, safety, and welfare.
In staff's opinion, the proposed application meets six of the six review criteria, as elaborated in the staff report.
Prior Actions or Discussions
7/24/2025 Pre-Application Meeting (PREAPP25-0033)
8/15/2025 Applicant applied for variance request (VAR25-0005)
FISCAL IMPACTS:
N/A
STAFF RECOMMENDATION:
Based on staff's analysis, it appears the proposed variance is compliant 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 03-2025.
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 03-2025, approving a variance to allow for the application of Single-Family Narrow Lot zoning standards to the property at 5770 S Bemis St.
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REFERENCES:
Unified Land Use Code (ULUC) Variances:
https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx#secid-3305
Neighborhood Lot and Buildings Standards:
https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx#secid-3132