Site infrastructure
What is in the ground
Subdivision improvements are covered by an approved engineering plan and a certificate of completion filed with the plat. The roads are cut, the fire pond is dug, and the easements are dedicated.
Interior roads, cul-de-sac and fire pond, in place.
Utilities & access
Improvements
Every item here should be read alongside the recorded conditions of approval. Request the lot packet for the engineering exhibit.
- AccessThree dedicated interior roads — Yellowstone Reserve Way, Blacktop Drive and Black Gold Road — taken off U.S. Highway 89, with a cul-de-sac serving the southwest lots
- Right-of-way3.083 acres dedicated, leaving 36.924 net commercial acres of the 40.007 gross
- WaterPrivate well on each lot per the approved plans
- WastewaterPrivate septic on each lot per the approved plans
- StormwaterProposed stormwater basin serving the subdivision
- Fire protectionFire pond easement within Lot 11
- Power & telecomOverhead power and a telephone pedestal along the corridor
- Survey basisBig Timber 83 coordinate system, NAD83; vertical datum NAVD88; 1-foot contour interval
On the plat
Easements worth knowing about
Billboard sign easements
Two lots carry highway billboard sign easements reserved to the developer, who retains ownership of the signs and any income from them, with access across those lots to service them. Review the easement area before siting a building.
Fire pond easement
Holds the fire pond serving the park. It constrains part of the lot and adds fire protection for every lot in the subdivision.
Utility easements
Twenty-foot public utility easements are dedicated on the plat, plus a proposed road easement. Check the recorded plat before siting a building.
Governance
Who sets the rules
CC&Rs, not an HOA. Commercial parks run on recorded covenants, conditions and restrictions with a property owners' association — not a residential-style HOA. For a buyer that is protection, not restriction: it is what stops a neighbour running a use that hurts your property value.
The CC&Rs govern building standards, signage, exterior lighting, landscaping and outdoor storage. The association maintains the roads, snow removal and the fire protection improvements, funded by assessments levied equally across the lots.
Other standing requirements: exterior lighting must be subdued and downward-facing, boundary fencing wildlife-friendly, garbage containers bear-resistant, and noxious weeds controlled on improved and unimproved lots alike. Irrigation is limited and drip-only. No mineral rights transfer with any lot. Request the lot packet for the recorded instrument.
Park County jurisdiction. The park sits outside Livingston city limits, so county subdivision and zoning regulations govern rather than city code.
In practice that usually means a more direct permitting path than an in-city build, but confirm requirements with Park County Planning before you design.
The park adjoins working agricultural ground in open range country. Farming operations are noisy and dusty, run at all hours and involve heavy equipment — the covenants disclose this expressly.
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