All buffer waivers, modifications (trails, sidewalk, etc.) of buffers must be approved upon public hearings before the PC and BOCS. Approval by the Planning Dir. or Development Services Dir. denies the public their right to know what changes to buffers that may adversely impact their property are proposed in their area. "Streamlining" government should NEVER take away the "right of the public to know" and "to be heard" on any proposed modifications that may adversely impact their property.