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amendments thereto, as well as approval for development applications in the rural buffer. Mr. Thompson stated the proposal called for Chapel Hill to recommend zoning classifications for the transition area and that the County would grant approval of the zoning based on Chapel Hill's recommendations to Orange County for development applications in the rural buffer areas. He said the agreement would be a two party agreement between Chapel Hill would also make recommendations to Orange County for development applications in the rural buffer areas. He said the agreement would be a two. party agreement between Chapel Hill and Orange County and would supercede the existing joint planning agreement upon its adoption. Council Member Howes expressed concern that the proposal eliminated Chapel Hill from the development of a land use plan For the joint planning area, feeling this elimination in effect did away with the theory of joint planning. He said he understood the reasoning for having Chapel Hill have sole approval/denial of development applications in the transition areas as a means of eliminating duplication of efforts both for developers and the staff, however, he felt the Town should have approval authority of the joint land use plan. Council Member Andresen expressed concern about the County having sole zoning authority of the transition area. County Manager Thompson responded that the County would probably adopt the recommendations made by the Chapel Hill Town Council for the zoning of the transition area as long as the proposed .zoning designations were consistent with the adopted land use plan. Council Member Godschalk agreed with Council Member Howes that the Town should retain its approval authority of the joint land use plan even though the bulk of this plan had already been decided. Commissioner Marshall commented that the County should not initiate any rezoning request in the transition area without the Town's knowledge and approval. Council Member Smith said the joint agreement should include language to that affect. Council Member Howes asked about the legality of having the Town grant approval/denial of development requests within the transition area. County Attorney Gledhill replied that in agreement, Orange county would delegate the approval authority to the Chapel Hill Town Council. He said appeals would follow the normal channels in that the appeal would be made to the Superior Court. Manager Taylor stated that as he understood from the discussion the staff should prepare a proposal that would give joint approval of the joint land use plan and any amendments; joint approval of zoning designations for the transition area; and recommendatory authority for developments in the transition area to Orange County and in the rural buffer to Chapel Hill. 284c Chair Willhoit suggested that two representatives from the