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V. <br /> JOINT PLANNING <br /> OPERATING PRINCIPLES <br /> This section is the springboard for preparation of the Land <br /> Use Plan . I What has been described in Sections I—IV <br /> represents critical background information . This section <br /> suggests the setting in which the plan will be drawn (Growth <br /> Trends) , and guidelines for drawing the plan ( List of <br /> Principles/Location Standards/Strategies) . <br /> GROWTH TRENDS, <br /> The Chapel ,Hill/Carrboro area does not exist or grow as an <br /> isolated urban area . It is increasingly becoming viewed as a <br /> component Of the Research Triangle Area , an area that <br /> stretches from Carrboro on the west to Garner on the east . <br /> The Triangle area includes parts of Orange, Durham, Wake, and <br /> Chatham Counties , and contains eight municipalities . The <br /> economies, housing markets , commuting patterns , and <br /> Lifestyles of aLL these areas are linked -- what happens in <br /> Raleigh affects Chapel HILL . <br /> What has been happening is growth -- at unprecedented levels . <br /> The increased development activity in southeast Orange County <br /> as beam mirrored in Durham and Wake Counties as well. In <br /> terms of absolute numbers , Wake County development has <br /> dwarfed everything else going on . <br /> Population growth in the Triangle area has been fueled by in— <br /> migration . Migration accounts for approximately two—thirds <br /> of our recent population increases (one—third from naturel <br /> increase] . The reasons for this Large migration are economic <br /> opportunity and overall high quality of Life . <br /> The key to understanding Triangle area growth is job <br /> creation . The reason people are moving here is that <br /> employment opportunities are exploding . Even in the low <br /> points of recent recessions , Triangle area unemployment never <br /> rose above 3%, often recording the Lowest unemployment rate <br /> 47 <br />