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Livingston board advances comprehensive zoning text amendment; staff to host public workshop
Summary
The Consolidated Land Use Board reviewed a proposed citywide zoning text amendment that would implement recent state law changes, set new height limits, create a "light mixed use" district and add short‑term rentals to the code. The board continued action to Oct. 8 and asked staff to hold a public workshop ahead of that meeting.
The Consolidated Land Use Board on Sept. 17 reviewed a proposed, citywide zoning text amendment intended to align Livingston’s land‑use regulations with changes passed by the state legislature and with the city’s 2021 growth policy. Planning Director Jennifer Severson presented the draft text and an accompanying story map and urged the board and the public to review both before further action.
The amendment would, among other things, set minimum height allowances in formerly unlimited districts, reorganize and rename several zoning districts, introduce a new "light mixed use" district with lower heights and intensity near downtown, reduce parking requirements to match recent state minimums, and add short‑term rentals as a defined use in residential and commercial zones.
“This is the zoning text amendment that is before you tonight,” Severson told the board. She explained that state law requires certain height minimums and has changed the process for map amendments, leaving the map recommendation to the city commission while the board may act on text changes. On building heights, she said the draft sets a 60‑foot minimum allowed height in the central business district, industrial and heavy commercial zones and proposes limiting core pedestrian‑oriented blocks closer to downtown to 36 feet under the new light mixed use district.
The proposal also reflects state changes for nonconforming uses and design review. Severson said the 2023 legislature removed a prior allowance that let local historic preservation commissions make binding design decisions; the draft therefore makes design review an administrative staff decision while allowing the Historic Preservation Commission to provide guidance at an applicant’s request.
On parking, the draft reflects the new state rules that significantly reduce parking minimums for many residential types and existing buildings changing use. “Any residential unit under 1,200 square feet in size, we can only require a half of parking space,” Severson said, adding that certain uses — child care, deed‑restricted affordable units and assisted living — also carry reduced parking requirements under state law.
Severson said the draft adds two short‑term rental categories, distinguishing owner‑occupied rentals from managed, non‑owner‑occupied units; both types would be listed in the use table. She said city staff would later propose licensing rules to address safety, parking and local management requirements.
Public comment brought questions about whether rooftop elevator penthouses and mechanical screens would count toward the 60‑foot limit, and whether first‑floor residential units should be restricted in storefront areas. Jack Luther asked, “Is that rooftop height, or what happens if I remember, in the Historic Preservation Commission years ago, a gentleman came in and wanted to install an elevator in his building?” Severson replied that certain equipment and architectural embellishments are already allowed to encroach above height limits and pointed to code language on allowable encroachments.
Several residents requested more time and a public workshop to review the lengthy draft. Planning staff agreed to hold an outreach session and to accept written comment; staff also said they would include comments submitted by a requested date in the packet for the board’s next review. The board voted to continue the zoning text amendment item to Oct. 8 and asked staff to schedule the workshop and keep the public comment period open through Sept. 30 for materials to be included in the board packet.
The meeting also handled routine business. The board approved minutes from its June 11 meeting early in the session.
What’s next: Staff will post a schedule and materials for a public workshop, incorporate technical corrections and written comments received before Sept. 30 into the Oct. 8 meeting packet, and present any recommended edits to the draft text at that meeting. The zoning map amendment is being provided to the board for context only; state law changes mean a map amendment is adopted by city commission resolution and must be considered separately.
