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April 26, 2022
City of Bozeman
Community Development Department
Alfred M. Stiff Professional Building
20 East Olive Street
Bozeman, MT 59715
Via: Electronic Delivery
RE: Heritage Christian School – Annexation and Zone Map Amendment Project Narrative
To whom it may concern:
Heritage Christian School (HCS) is applying for annexation into the City of Bozeman for the
purpose of planning for future expansion of the school and to continue and expand its existing
operations at its present location at 4310 Durston Road. It is not the HCS’s intent to connect to
city sewer or water at the time of annexation but to wait until the future addition of the school.
The property currently has two wells. One is classified as a public water supply system, in
accordance with MCA 75-6-102, and supplies domestic use in the school. The other well is used
for irrigating the property. It is the intent to continue utilizing the existing private irrigation well
long term for irrigation. We are respectfully requesting consideration to continue using the
existing domestic well after the future addition as this would reduce overall development and
long-term costs by eliminating the need for cash-in-lieu for water rights and reduction of future
consumptive costs. A meter could be installed on the existing water system for the calculation of
future sewer charges.
The property is approximately 13 acres, as measured to the center of Durston Road, and is
legally described as Parcel B of COS 1829 (attached). Note also that this COS indicates an
existing easement for Durston Road as 30’ on Heritage Christian’s side which is included in the
13 acres.
This property is surrounded on all sides by properties already annexed into the city. Meadowlark
Elementary is to the northwest of the site and zoned PLI. Christ the King Lutheran is directly
north across Durston Rd and zoned R-2. The remainder of the surrounding properties are
residential and zoned R-3.
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Figure 1 - Map of Surrounding Zoning
The proposed zoning in conjunction with the annexation is R-3. Schools are a permitted use
within all residential zoning districts. Following are responses to specific questions for the ZBA.
a. Is the new zoning designed in accordance with the growth policy? How?
The City of Bozeman Community Plan for Future Land Use designates this property as
Urban Neighborhood. In accordance with 38.310.060.a.7 of the UDC this designation
includes non-residential uses, including schools. Furthermore, in case of future re-
development of the property, the R-3 zoning is in conformance with the surrounding
zoning and land use.
b. Will the new zoning secure safety from fire and other dangers? How?
The property is currently served by the Hyalite Fire District who has a mutual aid
agreement with the City of Bozeman emergency services. There is sufficient access to
the site with two approaches onto Durston Road. The new zoning will not impact access
for emergency services. If the future use of the property were to change from the
existing school, the redevelopment would have to occur in accordance with City of
Bozeman and building code requirements for life safety.
c. Will the new zoning promote public health, safety and welfare? How?
The new zoning and annexation will remove a county “donut” property from within the
overall City of Bozeman limits which will promote public health, safety and welfare by
Subject
Property
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bringing future additions or redevelopment of the property into accordance with City of
Bozeman standards.
d. Will the new zoning facilitate the adequate provisions of transportation, water, sewage,
schools, parks and other public requirements? How?
Because the intended use of the project will not change from the current use, the impact
to transportation will be unchanged until the school expands. Increased impacts to
transportation can be addressed at that time should anticipated additional PM trips
trigger a traffic impact study. Any future redevelopment of the property matches the land
use plan and expected impacts to the surrounding transportation system.
The intent of the owner is that the existing public water system (well) will be continued in
service for the school and its expansion. Therefore, no water rights or cash-in-lieu will be
required unless a future redevelopment of the property to the residential zoning occurs in
the future.
The intent of the owner is to decommission the existing public sewer system (septic and
drain field) at the time of a future expansion of the school or if the system fails before
then. Based on discussions with the city, there is downstream capacity for collection and
treatment.
Since this is a school, there will be no impact to the surrounding schools. If a future
redevelopment of the property that changes the use to residential or another permitted
use occurs, impacts to the school system should be addressed at that time. However, it
should be noted that this zoning is in accordance with the future land use plan for the
property.
e. Will the new zoning provide reasonable provision of adequate light and air? How?
There is no change in planned use of the property. As with most schools there is
sufficient outdoor use and open space that provides for adequate nature light and air
during the daytime. The site is currently lit outdoors for security.
f. Will the new zoning have an effect on motorize and non-motorized transportation
systems? How?
The school is existing and has already developed impacts to the surrounding
transportation system along Durston. Durston has both a three-lane (two way with center
turn lane) road with a striped bike lane on the south side of the roadway. Additionally, a
concrete sidewalk and boulevard currently cross the property in accordance with city
standards. Therefore, it is not anticipated that the zoning will have impacts that are not
already addressed with the surrounding motorized and non-motorized transportation
system.
As noted previously, when and if the school is expanded, if the anticipated trip increase
triggers a traffic impact study, that will be addressed at that time.
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g. Does the new zoning promote compatible urban growth? How?
Yes, the R-3 zoning not only matches the surrounding residential zoning, but if a future
redevelopment were to happen, this would allow for congruent residential development
in the area.
h. Does the new zoning promote the character of the district? How?
Yes, the R-3 zoning would allow for congruent development in accordance with the
growth policy should a redevelopment occur in the future. Under the current school use
this fits well with the area where it is near Meadowlark Elementary and a church directly
across the street to the north. Schools are generally considered to be in character with
residential development.
i. Does the new zoning address the affected area’s peculiar suitability for particular uses?
How?
As described in item h, the peculiar uses of the area include residential, churches
(community centers), and another school. The existing use and proposed zoning (should
future redevelopment to a residential use occur fits in well with the particular uses of the
surrounding areas.
j. Was the new zoning adopted with a view of conserving the values of buildings? How?
Yes, as the school is being annexed for ongoing use, and schools are an allowed use
within residential zoning.
k. How does the new zoning encourage the most appropriate use of land throughout the
jurisdictional area? How?
The land is already in use as a school and the intent is for it to continue in use as such
indefinitely, with the annexation allowing for potential growth. If the school were to
discontinue in the future, the proposed zoning is in alignment with the surrounding land
use within the jurisdictional area while allowing for higher density residential that
promotes urban development.
If you have additional questions or need additional information regarding the proposed
annexation and zone map amendment, please contact me at (406) 599-2328.
Sincerely,
Zack Graham, PE
Graham Engineering LLC