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In this study a number of indicators were used to assemble a picture of growth in Paradise Valley over the past few decades. Because population data is county-wide, the research team utilized septic permit data to gain information specific about growth in Paradise Valley. Due to the valley's rural nature, housing is typically on septic tanks, with the exception of the two larger communities at either end of the valley, Livingston and Gardiner. The issuance of a septic permit is the best indication available that a home has been built in the Valley.
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Septic permits issued in paradise valley 1969-1999 - Between Livingston and Gardiner, the total number of permits is approximately doubling every decade as evidenced by the graph above. |
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Park County provided data on individual septic system permits issued over the last thirty years. The table on the left shows the accumulation of these permits from 1969 to 1999 between Gardiner and Livingston. In 1969, 37 permits were issued. By 1979, the total number of permits had increased to 740, by 1989, to 1476 and, in 1999, the total reached 3025 permits issued in the valley. Although the total numbers are relatively small, this indicates that the number of units in the valley is doubling every ten years.
The second indicator of growth utilized by the research team was subdivision platting. In a typical "build-out analysis," potential growth is relatively simple to analyze and predict, due to zoning. Zoning outlines allowable densities and uses for each parcel, providing a clear prediction of future potential build-out. In rural areas such as Paradise Valley that lack zoning, a build-out analysis must utilize other means to determine potential growth. Subdivision platting is the most reliable overlay of information available.
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Map of Park County with orange outline enclosing enlarged area below. |
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Paradise Valley land subdivision (1993)
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Each year Park County processes requests for land subdivision. This information is recorded in plat books available for public review in the county planning office. Platted subdivisions do not necessarily indicate actual growth, but they do indicate potential growth, since the subdivided parcels are available for development. The research team acquired subdivision information from the Park County Planning office dating from 1993, the latest information available in a digital format.
Prior to this study, the subdivision plats of Park County had never been linked into a single map of a large area. Therefore, it was impossible to examine the cumulative impact of each new subdivided parcel across the county. The research team, utilizing the digital plat information, linked all the platted private parcels together from Livingston to Gardiner. The result, which is illustrated here, indicated that nearly the entire river corridor of the Yellowstone from Livingston to Gardiner is, in fact, already subdivided down to forty acre or smaller parcels.
An acceleration of the subdivision of Paradise Valley occurred in 1993 when the State changed the definition of a subdivision from anything less than 20 acres to anything less than 160 acres. At that time, there was a rush to beat the deadline of the new definition taking effect and, locally, hundreds of "paper" subdivisions of 20-acre parcels were surveyed and filed with the county. However, subdivision of the valley continues at a rapid pace in spite of new restrictions as applications for new subdivisions are rarely denied by the county.
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Park County Environmental Council
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P.O. Box 164
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Livingston, MT 59047
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406-222-0723
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©2001 Park County Environmental Council
PCEC is a tax-exempt 501(c)(3) non-profit organization. Your contribution is tax deductible to the extent allowed by law.
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