Commission rezones Brookstone site to planned-unit development, adds tree condition, and backs LIHTC application

The Livingston City Commission approved the second reading of Ordinance 3062 on the Brookstone site, rezoning roughly one acre west of Miles Lane from high-density residential (R-3) to Planned Unit Development (PUD) to allow two buildings totaling 48 deed-restricted affordable housing units.

Planning staff said the proposal includes a density bonus tied to providing 100% of units as deed-restricted affordable housing (some at 50% of area median income, some at 60% AMI) and a 50-year deed restriction. Staff identified public benefits and incentives under the PUD ordinance, including a density increase and waived impact fees for units restricted at or below 60% AMI.

The planning director and fire chief collaboratively asked the applicant to add a fire hydrant location on the south side of the site and to confirm fire-department connections. The applicant team, including architect Scott and engineer Garrett Schultz, said they were committed to working with the fire chief and public works at the building-permit stage to resolve detailed engineering, hydrant placement and access issues.

Planning staff flagged a constrained west-side parking layout that proposed compact 16-foot stalls adjacent to a drainage ditch and neighbor trees; public works and the fire chief requested changes or alternatives to maintain clear pedestrian sidewalks and emergency vehicle access. Staff proposed two possible fixes: shift both buildings east by 3.5 feet to allow full-size stalls and buffer between parking and sidewalks, or reduce the west aisle to a 20-foot one-way drive so parking and pedestrian clearances are preserved. The commission directed staff to allow flexibility and to require final compliance with parking, public-works standards and applicable fire code before issuing a building permit.

As part of the ordinance approval, the commission added a condition requiring the applicant to install four new trees on the project site prior to certificate of occupancy in consultation with city staff. Commissioners said the condition gives staff and the applicant flexibility to place new trees on-site or, subject to agreements, on adjacent property if circumstances require.

After rezoning, the commission approved a city support letter for the project's application to the Montana Board of Housing for 9% low-income housing tax credits. Catherine (HRDC) and other partners noted the letter is an important part of the full LIHTC application; the commission voted unanimously to authorize the chair to sign the letter.