Littleton appeals commission approves variance for garage at 2266 West Lake Avenue

The Littleton Appeals Adjustment Commission on July 16 approved a variance to allow a detached 20-by-24-foot garage to be built in front of the principal house at 2266 West Lake Avenue, adopting the resolution 4-0.

Staff recommended approval after concluding the request met the review criteria for a zoning variance. Serena Tuznim, senior planner with the Community Development Department, told commissioners the house — listed in county assessor records as built in 1909 — sits farther toward the rear of its lot than neighboring houses and that an accessory structure placed behind the house would require removal of mature trees and extensive regrading. Staff recommended the commission grant the variance to allow the detached garage to be located in front of the existing primary façade.

Leslie Panier, the property owner at 2266 West Lake Street and the applicant, said the new garage would be 20 feet wide and 24 feet deep and that she had designed the placement to align the garage front with neighboring properties. "I'm here seeking approval to build a detached garage. It'll measure 20 by 24," Panier said, adding the structure would match the house color and roof and provide sheltered vehicle storage and workshop space.

Three nearby residents spoke in support during the public hearing. Maureen Welch, owner of 6076 South Sycamore Street, said she supported the proposal and praised the review process. "I support this, beautiful proposal," Welch said. William Dean, who lives two houses down, said the alley behind the block is high and steep and that putting a garage behind the existing accessory structure would create access problems in winter: "In the wintertime I can't even get out of my garage because it's so steep," Dean said. Richard Littler Jr., a longtime neighbor, also said he favored the garage.

Commissioners asked staff to clarify how the property's "front" is defined for setback purposes. Tuznim said staff determined the front of the house is oriented to South Sycamore Street — rather than West Lake Avenue — based on the location of the front door and existing fencing, and that the zoning standard for accessory structures requires they be located behind the front façade of the primary structure. Staff noted the front-setback rule effectively requires accessory structures be behind the house unless a variance is granted; staff also identified a 20-foot front-setback requirement in the code as part of that discussion.

During discussion, one commissioner raised concerns about driveway slope and vehicle access if a garage were placed behind the existing small accessory structure rather than in front. Planning staff said engineering standards (reviewed by engineering staff, not planning) typically limit driveway slopes and that slope and drainage would be considered in building-permit and engineering reviews. Commissioners heard staffʼs analysis that placing the garage in front would allow using the existing concrete drive and avoid removing mature trees on the lot.

A motion to approve the resolution authorizing the variance was made and seconded. The commission voted in favor, 4-0, and the motion carried. The commission’s vote followed staff recommendation and verbal public support at the hearing; staff reported no written public comments during the posting period.

The Appeals Adjustment Commission concluded the hearing and moved on to the remainder of its agenda items before adjourning at approximately 7:05 p.m.