Livingston commission advances Northtown Planned Unit Development after lengthy debate, adds conditions on water loop and short-term rentals

The Livingston City Commission on Tuesday approved first reading of an ordinance to rezone about 20 acres on the North Side to a Planned Unit Development that would allow a mix of studios, one- and two-bedroom apartments and roughly 12,850 square feet of neighborhood commercial space.

The rezoning would enable the Northtown PUD application, which proposes 240 dwelling units across nine buildings clustered on about 20 acres currently zoned R‑2 (medium‑density residential), with roughly 63–64% of the parcel designated as open space and one building (closest to Scenic Trail) containing ground‑floor commercial space. The applicant requested a six‑foot height variance (40 feet requested vs. 34 feet normally allowed in R‑2) tied to preserving open space and minimizing earthmoving. After presentations by city staff, multiple technical consultants and the developer, commissioners approved the ordinance on a 4–0 roll call vote, but added several conditions addressing infrastructure, traffic mitigation and use restrictions.

Why it matters: Livingston’s adopted 2021 growth policy calls for a broader mix of housing types and neighborhood‑serving commercial services. Supporters said the PUD would add studios and one‑bedroom units that are in short supply locally and provide walkable amenities and transit connections for North Side residents. Opponents and neighbors pressed commissioners about traffic at the Fifth Street/Front Street intersections, evacuation options across the railroad, stormwater, and the scale of excavation required for the hillside site.

What the plan would include: City Planner Jennifer Severson and City Manager Grant Gager told the commission the applicant proposes a mix of 104 studios, 68 one‑bedroom and 68 two‑bedroom units across nine buildings in three phases (roughly…