Agenda Date: 09/16/2026
Subject:
Title
AAC Resolution 05-2026: Approving a variance for 2450 W Main Street to allow for a marquee sign to have a sign area of 42.89SF where the permitted sign area is 33.7SF
Body
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Prepared by: |
Sara Dusenberry, Senior Planner |
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Presentations: |
Sara Dusenberry, Senior Planner |
PURPOSE:
Table 10-2-5.1.2 of the Unified Land Use Code (ULUC) allows marquee signs to be 33.7sf based on a formula. The applicant seeks a variance to allow for a marquee sign to have a sign area greater than the maximum allowed.
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 is requesting the variance to allow for a marquee sign to have a sign area greater than the maximum allowed. The applicant noted the variance requested is due to the unique architectural characteristics of the building, desired sight distances, and to replicate historic theater signage.
BACKGROUND:
The variance request was evaluated against the variance criteria set forth in Section 10-9-9.4.C.1 and 10-9-9.4.C.2.a. of the ULUC and listed below:
All Variances
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.
Sign Variances
1. There are special circumstances or conditions, such as the existence of buildings, topography, vegetation, sign structures, or other matters on adjacent or within the adjacent public right-of-way that substantially restrict the effectiveness of the sign in question. Such special circumstances or conditions shall be peculiar to the particular business or enterprise to which the applicant desires to draw attention, and do not apply in general to all businesses or enterprises in the area; and
2. The Variance would be generally consistent with the purposes of this Code and, specifically, would not be injurious to the neighborhood in which the business or enterprise to which the applicant desires to draw attention is located.
In staff’s opinion, the proposed application meets 3 of the 8 review criteria, as elaborated in the staff report.
Prior Actions or Discussions
3/12/2026 Pre-Application Meeting (PREAPP26-0009)
8/17/2026 Historical Preservation Commission approves Certificate of Appropriateness for proposed signs (COA26-0002)
FISCAL IMPACTS:
N/A
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.
STAFF RECOMMENDATION:
Based on staff’s analysis, it appears the proposed variance is not in compliance with the approval criteria in Section 10-9-9.4.C.1 and 10-9-9.4.C.2.a., as detailed in the staff report. Therefore, staff recommends denial of AAC Resolution 05-2026.
PROPOSED MOTION:
I move to approve AAC Resolution 05-2026 approving a variance for 2450 W Main Street to allow for a marquee sign to have a sign area of 42.89SF where the permitted sign area is 33.7SF.
REFERENCES:
Unified Land Use Code (ULUC) Variances:
https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx#secid-3305
Unified Land Use Code (ULUC) DT Sign Standards:
https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx#secid-3056 <https://online.encodeplus.com/regs/littleton-co-cc/doc-viewer.aspx>