Littleton commission approves 15-foot maximum front setback for two Evergreen commercial buildings

The Littleton Appeals and Adjustment Commission voted to approve a variance limiting the maximum front setback to 15 feet for two commercial buildings proposed at approximately 7755 South Santa Fe Drive, after discussion about an existing utility easement and pedestrian safety concerns.

Jesse Sheets, a planner II in Littleton's community development planning department, told commissioners staff had reviewed a variance request to change the required "build-to" frontage maximum from 5 feet to 25 feet so the developer could accommodate a 10-foot utility easement and the diagonal orientation of two proposed shop buildings. Sheets said the north building would measure about 13 feet 5 inches and the south building about 14 feet 8 inches from the property line if measured from the corners closest to the right of way.

The variance request, filed by Evergreen Development Company, sought to create flexibility during the concurrent site-plan review. Jennifer Rolledin, development manager for Evergreen Development Company, said the 25-foot figure was requested as a buffer so the company would not need to return for another variance if minor site-plan adjustments were required during review. "The 10-foot existing utility easement along our frontages ... cannot be relocated or vacated," Rolledin told the commission, arguing that strict application of the 5-foot maximum would impose an undue hardship and effectively prevent development along those frontages.

During public comment, resident Pam Chadbourne urged the commission to consider sightlines and pedestrian safety, saying the proposed corner buildings and their height could obstruct visibility at the roundabout and intersection. "This is a terrible design in terms of safety for transit, pedestrians, people in wheelchairs, bicyclists, and people in cars approaching this or going around the roundabout," Chadbourne said. Another commenter, Candace Rutledge, suggested design changes to improve visibility at corners.

Commissioners pursued the variance standard that the change be the minimum necessary. Several commissioners said they were comfortable granting relief but were uneasy approving the full 25 feet because it would "run with the land" and could permit a larger setback permanently. One commissioner moved to approve the resolution as drafted (a 25-foot maximum); another moved to amend that motion to set the maximum at 15 feet, noting the approved distances (13'5" and 14'8") and the presence of the 10-foot utility easement made 15 feet a narrow but acceptable accommodation.

The commission voted first to approve the amendment reducing the maximum to 15 feet; the amended motion then passed with a 3-1 vote. Vice Chair Evey cast the lone opposing vote. The commission's action approves a maximum front setback of 15 feet measured from the property line (stated in the motion as the right of way/property line) for the two shop buildings proposed at approximately 7755 South Santa Fe Drive.

The variance approval is tied to the parcel and will inform the pending administrative site-plan review. Staff told the commission that site-plan review is an administrative process and could require further adjustments to building placement, pedestrian connections and utility accommodations. No funding, timetable for construction, or detailed permit approvals were specified during the hearing.