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3 <br />In answer to a question from Wayne Huffy, Marvin Collins showed the <br />Rural Buffer boundary and stated that no portion of the agreement with <br />Hillsborough can extend into or affect this area. If University Station was <br />placed in transition, that would mean that the town could zone it but at that <br />time, it would have to be approved by both the town and the County as part. -.:.. <br />of the cooperative agreement. If there is any change to the zoning in that.:.:. <br />area by the town that differs from the Land Use Plan that is jointly adopted,.-,,.. <br />by the County and the Town of Hillsborough, then it would require a joint_,,,,-, <br />public hearing involving both the County and the Town and would need to be.rt >. <br />approved by both jurisdictions to become effective. Areas outside of the <br />transition will be governed by the Land Use Plan which will be jointly <br />adopted. In that area, the County would maintain jurisdiction and the County <br />would have all the administrative powers, zoning powers, and subdivision <br />powers that it currently oversees. No rezonings could take place without a <br />joint public hearing and approved by both jurisdictions. <br />CITIZEN CQMMENTS <br />PETER KLOPFER spoke in support of preserving the character of this <br />area with open areas and rural buffers. He feels that this project would <br />take a large chunk of rural Orange County and give it to developers. The <br />justification for this lies in the financial interest of a few landowners but <br />it is also an area where the needs have changed. It will not be long before <br />another developer argues for the need of yet another town. He suggested that <br />sight not be lost of the whole purpose of the Comprehensive Plan which was•v,n <br />to slow the population growth in this area to maintain some open area for as:, <br />many generations as possible. Even though a planned community of this kind,; <br />is better than no planning at all in the destruction of rural countryside,.,- <br />that is not the only option. There is still the option of preserving thes;, <br />rural countryside and requiring developments of this sort to be contiguous <br />with and included within existing urban boundaries. <br />ALAN SEIFERFELD indicated he moved to this area because of the rural <br />character of this area. He would like to see it preserved and is against any <br />proposed changes that would increase the density. <br />DENNIS MCCULLOCH stated that a lot of planning has gone into this area <br />relative to the development of a model school. A development of high density <br />in the immediate area will have a serious impact on the growth and <br />development of this model school. The roads in the immediate area can not <br />handle the kind of traffic generated by this project. The development would <br />destroy the rural nature of this area, the roads cannot handle the traffic <br />and the school system will suffer a great impact if this project is <br />developed. <br />ARTHUR COGSWELL, one of the promoters for this project, made reference <br />to the "move back to earlier principles of rural land planning" which have <br />guided their planning for this project. They know that growth is going to ,, <br />occur. The task is to handle the growth in as benign a way as possible. <br />This project would provide a pedestrian oriented community which would <br />deemphasis the automobile. The notion behind this is that the community will <br />be, to a large extent, self- sufficient. One of the major tradeoffs is the <br />