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4 <br /> <br />propose the creation of new residential lots. The moratorium would last for one year from the <br />effective date of the ordinance. <br /> <br />RECOMMENDATION <br /> <br />There are significant advantages to master planning. A larger scale planning effort allows for a <br />more comprehensive approach to system design and establishment of a development <br />framework. <br /> <br />A proposed moratorium would allow time for the City to complete the master planning process <br />within a larger geographic area to address land use, transportation, environmental resources, <br />parks and open space, surface water management and sewer and water utility issues. <br /> <br />Staff would also suggest incorporating into the process the preparation of an Alternative Urban <br />Areawide Review (AUAR). The AUAR is an environmental review document that would allow <br />more in-depth analysis of the Master Plan and provide a mitigation document for <br />implementation. The AUAR would eliminate the need for any further environmental review by <br />individual development proposals, provided development is within the parameters studied. <br />The AUAR would also guide future development not currently being considered or that would <br />not otherwise require environmental review. <br /> <br />The suggested study area would encompass the area between 4th Avenue on the east, Sunset <br />Avenue to the west, Pine Street on the north, and Carl Street/Century Trail on the south. <br /> <br />Alternatively, each development would proceed on its own schedule and reviewed <br />independently in accordance with zoning and subdivision requirements. <br /> <br />ATTACHMENTS <br /> <br />1. Draft Ordinance <br />2. Proposed Moratorium Area Map