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~~u 3 In the rural buffer area, by courtesy review would continue and the County's standards crould apply. The Joint Planning process, if adopted, would be effective immediately and the County's standards as contained in the Zoning Ordinance, the Subdivision Ordinance, and the current hand Use Plan would apply. t7ithin the next year, the Carrboro, Chapel Hill and the County planning staffs will devela? a zoning plan, land use plan and development standards. Smith reviewed the two alternatives reviewed by the Planning Board: Version "A" contains chances of the version that went to public _._._ hearing and include a courtesy review procedure and prior adoption of the zoning map and development standards by the towns and County, and toc•~n administration of the ordinance as ~:pproved for the Joint Planning Area; and Version "B", a minimally acceptable version. (See Attachments) Dr. Gordon feels the agreement reeds (a) clarification on amendments and (b) inclusion of the subdivision plat approval process. Commissioner t•Iillhait noted there is agreement on the process and adoption of the joint planning map; the development standards should 'go to public hearing and receive a recommendation from the Planning Board. The line in the transistion area is not a problem; the dispute is in the rural buffer cohere a courtesy review is proposed and both towns could do a courtesy review for the area bet~•~een Higheray.8& where it is not designated for either town and will not become a part of either town. Instead of control the County should participate in the development and approval of the land use plan and zoning plan and let the respective towns administer subdivision -: approval. Commissioner T•7hitted noted the basic concept for Joint Planning is that citizens living in areas outside of the municipalities and outside of the current es:traterritorial jurisdiction can participate in the review and approval processes by the County. Commissioner t•Zarshall noted that before a special use permit could be issued the Land Use Plan would need to be amended but the development standards would be the same. She suggested that the attorney review the revisions made to the Jcint Planning Agreement to determine if it would need to go to public hearing again. Commissioner G~i.J.lhoit suggested holding off on the agreement until neat month in an effort to better understand the different versions but to move ahead on the development of the Land Use Plan and Development Standards. He e~:pressed a concern of approving conditions imposed by a town and then having to defend something in court in which the County had no dizect decision. F.ttorney Gledhill noted that a cost-sharing mechanism could be set up in case there is any litigation. -~ Commissioner T~Thitted suggested having Attorney Gledhill review the Joint Planning Agreement that went to public hearing and comments received from the Planning Board and incorporate any clarifications. Since the comments received from Chapel Hill were not considered by the Planning Board because of a lac}; of time, the revised document will be sent to Ch~.pel t?i11 for comment. Commissioner F•~alker noted that joint approval on the map is important but the process should be shortened. i•iotion cvas made by Commissioner F4hitted, seconded by Commissioner Lloyd to refer this Jcint Planning Agreement to the attorney for his review and rap*r~rminatinn if it c•.rni~lrl nPrn ~-n an ~a~in t0 nubl.ic hearinr_.