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, Page 16 <br /> the process of updating its Comprehensive Guide Plan and the various <br /> ordinances such as the zoning ordinance and subdivision regulations in <br /> response. to the Metropolitan Land Planning Act and the Metropolitan <br /> Council 's System Statement. It is expected that the current planning <br /> program will be completed before the end of 1979. To date, much of the <br /> background data of the community has been updated and the city is currently <br /> in the process of developing specific goals and policies for future plan- <br /> ning and development of the city. The following is an analysis of the <br /> Stubbs Bay Area, including the marina proposal from the perspective of <br /> future planning and development of the City of Orono. <br /> II. Analysis of Background Data of Stubbs Bay Area . <br /> A. Physical and Natural Features <br /> l . Topography <br /> � The site for the proposed marina is located in the northeastern <br /> part of Stubbs Bay and is approximately two acres in size. <br /> Generally speaking, the site itself is relatively flat with an <br /> elevation of 930 to 931 . However, the elevation increases <br /> relatively rapidly immediately north and northeast of the property <br /> with elevations of 940 immediately north of C.R. rr84 and 960 at <br /> Leaf St, and 970 at Watertown Road north of the area. As a result <br /> of the �opography, an unnamed tributary flows from Lake Classen <br /> south and enters Stubbs Bay from the northeast near portions of <br /> the property of the proposed marina. Thus, portions of the property <br /> are located in a sheet flow area from the tributary. Another <br /> result of .the rise in elevation immediately north of the property <br /> is that it effects the sight distance around the curve along <br /> C.R. #84 west of the property. - <br /> - 2. Soils <br /> As indicated in the Hennepin County Soils Survey, the major soil <br /> type on the property is Lc (sandy lake beaches). While this soil <br /> - type has a fast percolat:ion rate for purposes of private sewer <br /> systems, the water table is also high, being within one or two <br /> feet of the surface. Another soil type on the property includes <br /> Ha (Hamel Loam) wfiich has a high water table. <br /> Due to the generally high seasonally adjusted water table of these <br /> soils on the site (one or two feet) there are severe limitations <br /> to any type of building or private sewer systems. In addition, the <br /> � relatively rapid percolation rates of the sandy soils (Cc) could <br /> - lead to pollution of the Stubbs Bay from any conventional private <br /> sewer systems on the site. . <br /> -2- <br />