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