Livingston board recommends approval of Sheet Mountain PUD for 48 deed‑restricted apartments

The Livingston Consolidated Land Use Board on June 11 recommended that the City Commission approve the Sheet Mountain Planned Unit Development, a 48-unit multifamily project at 101–105 Brookstone Street that the applicant says will be 100% deed‑restricted rental housing for 50 years and targeted at households at or below 60% of Park County area median income (AMI).

The board’s recommendation follows a staff presentation describing the proposal, engineering and affordability briefings from the developer and project partners, public comments raising concerns about parking, drainage and pedestrian safety on Miles Lane, and technical questions from board members. The board voted 5-0 to forward the PUD with the nine staff conditions on file.

Why it matters: the project would add 48 rental homes—32 one‑bedroom, 12 two‑bedroom and 4 three‑bedroom units—on a 1.02‑acre vacant lot adjacent to the Brookstone condominium neighborhood. Staff said the PUD request seeks nine additional units above the 39 dwelling units the R‑3 base zoning would allow on the parcel and that the developer’s public benefit—100% of units deed‑restricted at or below 60% AMI for 50 years—qualifies the project for density and impact‑fee incentives under the city’s PUD rules.

Staff and applicant presentations Jennifer (planning staff, City of Livingston) told the board the site totals 1.02 acres and that by‑right development under R‑3 zoning would allow 39 units; the applicant is proposing 48 units, 45‑foot maximum building height (5 feet below the R‑3 maximum), and a 1,000‑square‑foot amenity space in each building. “They’re actually proposing a 100% of all their units to be deed restricted affordable housing,” Jennifer said during her presentation.

Scott Bridal of Aspect Architecture described the project team and financing strategy and said the developer is pursuing federal Low Income Housing Tax Credit (LIHTC) awards through the Montana Board of Housing to finance the project. Catherine Daly, Park County Housing Coalition program manager with HRDC, briefed the board on LIHTC basics and the proposed affordability: the project team plans 17 units for households at 50% AMI and 31 units at 60% AMI and said the Montana Board of Housing generally requires a minimum affordability period of 30 years, while Montana’s board often requires 50 years.

Garrett Schultz, civil engineer with Headwaters Engineering, described site infrastructure constraints and confirmed “there are existing water and sewer immediately adjacent to the site” and that the team plans subsurface stormwater treatment and infiltration tied into the city system. He said the project’s traffic study showed nearby intersections would operate at level of service B or better and that public‑works comments focus on final maintenance and design details.

Public comment and board discussion Several nearby residents spoke during public comment. Nancy Adkins, who lives on Brookline Street adjacent to the site, said, “I am not opposed to low income housing,” but called Miles Lane “a major problem” for pedestrian safety and said one parking space per unit would be inadequate for some households. Michael Principe asked where the 10 additional on‑street parking spaces shown on the plans would be located and clarified that those spaces are in public rights‑of‑way on Brookstone; he also asked which impact fees would be waived. Krause Branch, one of the project developers, said the team is willing to work with Wind Rider transit on a stop and shelter but cannot force the transit provider to change routes.

Board members pressed the applicant on unit sizes, accessibility and durability of materials, the number and design of parking stalls (48 on‑site spaces plus 10 marked on‑street spaces shown on Brookstone), the ditch easement and stormwater handling, and the requirement that the units remain affordable. The project team said at least 12 units will be ADA‑adaptable and at least two fully accessible; the applicant confirmed the deed restrictions will keep the units rental and not for sale.

Formal action The board voted to recommend approval of the Sheet Mountain PUD application and its nine staff conditions by roll call vote (Forrest—yes; Becky—yes; John—yes; Caitlin—yes; Bailey—yes). The recommendation moves the item to the City Commission for a final decision.

What’s next The project team has applied to the Montana Board of Housing for LIHTC credits; Catherine Daly said final awards are made in October and that the Montana Board of Housing’s decisions are competitive. Several staff conditions and referrals—letters from public works, the fire chief and the Brookstone Ditch Company—must be addressed before building permits will be issued, and staff said the building permit application must document agreement with the ditch company on conveyance of ditch water rights. If the City Commission approves the PUD and the project secures tax credit financing and any required agreements, the applicant will return with permit‑level plans for review and permitting.