After nearly three years, Houston Engineering has a land use and storm water plan for what CEO Mike Gunsch considers the last prime development property in south Bismarck.

The study area in question is a 3.3-square-mile area between Washington Street and Highway 1804 and from the Cottonwood recreation complex to a quarter mile south of south 48th Avenue.

On Tuesday a public meeting is being sponsored by the city of Bismarck to show Houston's preferred plan and gather comments on the development and storm water management plan. The meeting is being held at the Bismarck Public Works building, 601 S. 26th St., starting at 6:30 p.m. with a formal presentation at 7 p.m.

The last few land use plans that have been making the headlines - U.S. 83 corridor, Expressway corridor, Bismarck-Mandan Regional Land Use Plan - have placed a lot of emphasis on transportation routes and access. This one is different because about 40 percent is in the flood plain and storm water management plays an important part in how it can be developed.

"Because of the location storm water, sanitary sewer and constructability are problematic," Gunsch explained. "What we have done is create development criteria that protects the public and gives developers guidance.

Most of the before mentioned land use plans which covered much larger study areas were completed within a year. It took Houston three years to develop this plan.

Everybody wanted to build lakes surrounded by residential property like Kevin Turnbow's South Bay, Gunsch said. But Federal Aviation Administration criteria don't allow the creation of a lake so close to an airport because they attract waterfowl which in turn threaten air traffic.

"We delayed completion of the study until we were able to get a handle on the limits established by the FAA," Gunsch said.

The proposed plan won't allow any more man-made lakes in south Bismarck. It also will not allow any rural residential property in the study area or any additional private septic systems. Because of ground water issues developers will have to rely on city water and sewer.

Those wishing to develop land within the flood plain will be required to bring in enough fill to raise it out of the flood plain. In some areas that means 4 to 8 feet of dirt.

Along with the public notices, about 40 to 45 people, mostly property owners, have received individual letters on the study. There have been many conversations with landowners during the past three years as Houston attempted to incorporate their concerns.

There is no industrial land use identified though there is some commercial. Most of it will be residential in nature, minus rural residential. There also is a sizeable area set aside as empty space or green space for the purpose of managing storm water.

Because of the flat, low land, there will be minimum gradients for streets and water mains. Last summer Bismarck did put in a new water main along Burleigh Avenue which will provide the necessary water for the area. Next, according to Gunsch, the city will have to address sanitary sewer and construct a lift station.

Existing development in the study area won't be affected by adoption of the plan, according to Gunsch. The study area is not in city limits, but is surrounded by the city. Eventually, in years to come, Gunsch expects most of the study area will be annexed.

(Reach reporter Gordon Weixel at 701-250-8255 or gordon.weixel@bismarcktribune.com.)