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051-04 BOARD OF SUPERVISORS A RESOLUTION APPROVING VOLUNTARY SETTLEMENT AGREEMENT BETWEEN THE COUNTY OF FREDERICK, VIRGINIA AND THE TOWN OF STEPHENS CITY, VIRGINIA WHEREAS, the County of Frederick and the Town of Stephens City have negotiated a Voluntary Settlement pursuant to Chapter 34, Title 15.2 of the Virginia Code; and WHEREAS, such Voluntary Settlement provides for (i) the annexation of certain territory ofthe County to the Town, (ii) the development of the annexation areas according to a jointly approved Land Use Plan, (iii) the grant of immunity of the County from annexation for a period of fifteen (15) years, and (iv) the transfer of certain cash proffers received by the Town to the County; and WHEREAS, the Board of Supervisors of Frederick County and the Town Council of the Town of Stephens City have caused a Notice of this meeting to be published in a newspaper having general circulation in the County and Town; and WHEREAS, such notice contained a descriptive summary of the Voluntary settlement; and WHEREAS, it is the desire of the Board of Supervisors of Frederick County to adopt the Voluntary Settlement Agreement and submit the name to the Commission on Local Government for its review and recommendation as provided by Va. Code S 15.2-3400(3). NOW, THERE FORE, BE IT RESOLVED, that the Frederick County Board of Supervisors does hereby ADOPT the Voluntary Settlement Agreement dated March 24, 2004, between the County of Frederick and the Town of Stephens City, a copy of which is attached to this Resolution as Exhibit A. BE IT FURTHER RESOLVED, that the Chairman of the Board of Supervisors execute such Voluntary Settlement Agreement in triplicate and that the County Administrator transmit the same to the Town for signature by the appropriate parties of the Town of Stephens City. BE IT FURTHER RESOLVED, that Special Counsel for Frederick County take all steps necessary to have the Voluntary Settlement Agreement reviewed by the Commission on Local Government as provided by and pursuant to Va. Code S 15.2-3400 and 15.2-903(4)(h). Adopted this 24th day of March, 2004 by the following recorded vote. Richard C. Shickle Aye Gina A. Forrester Aye Barbara E. Van Osten Aye W. Harrington Smith, Jr. A)TQ Gary W. Dove Aye Lynda J. Tyler A)'p Bill M. Ewing Ayp Frederick Countys Resolution No.: 051-04 VOLUNTARY SETTLEMENT AGREEMENT BETWEEN THE TOWN OF STEPHENS CITY AND FREDERICK COUNTY THIS AGREEMENT is made and entered into this the 24th day of March, 2004, and executed in triplicate originals (each executed copy constituting an original) by and between the TOWN OF STEPHENS CITY, VIRGINIA, a municipal corporation of the Commonwealth of Virginia, and the COUNTY OF FREDERICK, VIRGINIA, a political subdivision of the Commonwealth of Virginia. WHEREAS, the Town and the County have reached this Agreement, pursuant to Title 15.2, Chapter 34, of the Code of Virginia, (i) providing for the annexation of certain territory of the County to the Town (ii) providing for the development of the annexation areas in accordance with a jointly approved land use plan, (iii) providing for the grant of immunity to the County from annexation for a period of 15 years, and (iv) providing for the transfer of certain cash proffers received by the Town to the County. NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained, the Town and the County agree as follows: SECTION 1 DEFINITIONS The Town and the County hereto agree that the following words, terms, and abbreviations as used in this Agreement shall have the following defined meanings, unless the context clearly provides otherwise: 1.1. "Town" means the Town of Stephens City, Virginia. 1.2. "Town Council" means the Town Council of the Town of Stephens City, Virginia. 1.3. "County" means the County of Frederick, Virginia. 1.4. "County Board of Supervisors" means the Board of Supervisors of the County of Frederick, Virginia. 1.5. "Code" means the Code of Virginia (1950), as amended. A reference to a specific Code provision shall mean that Code provision as it existed on the date of execution of this Agreement, or any successor provision should the Code be amended after execution of this Agreement. 1.6. "Commission" means the Commission on Local Government. 1.7. "Special Court" means the Special Three-Judge Court appointed by the Supreme Court of Virginia pursuant to Title 15.2, Chapter 30, of the Code. 1.8. "Section" refers to the parts of this Agreement unless the context indicates that the reference is to sections of the Code. 1.9. "Subsection" refers to the parts of this Agreement set out in the various "Sections." 1.10. "Future Land Use Plan" refers to the written text outlining the future "land use for the Phase I and Phase II Annexation Areas agreed to by the Town Council and the County Board of Supervisors on July 9, 2003, and any or all amendments thereto mutually agreed upon by the Town and the County. 1.11. "Future Land Use Map" refers to the map dated July 9, 2003, agreed to by the Town and the County showing the future land use in the Phase I and Phase II Annexation Areas by colored bubbles. 2 SECTION 2 VOLUNTARY ANNEXATION 2.1. Phase I Annexation Area The Town and the County agree to the annexation by the Town of certain County territory consisting of three (3) separate areas, collectively referred to as "Phase I Annexation." Each area are described by metes and bounds on attached Exhibit A and is depicted on the map attached as Exhibit B. The Phase I Annexation Areas are generally described as follows: (a) Area A ("Northern Area"): the area generally lying to the north of the existing Town boundaries and to the west of Interstate 81, including approximately 255.acres of land, more particularly described in Exhibit A. (b) Area B ("Southern Area"): the area generally lying southwest of the existing Town boundaries containing approximately 100 acres of land, more particularly described in Exhibit A. (c) Area C ("Interstate Area"): the small strip of land lying between the existing boundaries of the Town and the western right-of-way of Interstate 81, containing approximately 5 acres, more particularly described in Exhibit A. 2.2 Survey of Phase I Annexation Areas. The Town shall have prepared, at its expense, a survey showing each of the Phase I Annexation Areas. The survey plat of the Phase I Annexation Areas and a metes and bounds description of each of the Phase I Annexation Areas shall be submitted to and filed with the Commission and the Special Court appointed to affirm, validate and give full force and effect to this Agreement. 3 2.3. Effective Date of Phase I Annexation. The Phase I Annexation provided for in Subsection 2.1 of this Agreement shall become effective on the first day of the second calendar month after entry of the Order by the Special Three-Judge Court appointed pursuant to Va. Code 915.2-3400 to affirm, validate and give full force and effect to this Agreement. 2.4. Extension of Municioal Services. The Town agrees that, upon the effective date of the Phase I Annexation, the Town will extend its municipal services to the Phase I Annexation Areas on the same basis and at the same level as such services are now or hereafter provided to the areas within its current corporate limits where like conditions exist. The Town and the County agree that the Special Court will have exclusive jurisdiction to hear any dispute between the Town and the County with respect to the Town's compliance with the provisions of this Subsection and agree that the County has standing to pursue a declaratory judgment action with the Special Court to enforce the provisions of this Subsection. SECTION 3 LAND USE AND ZONING IN PHASE I ANNEXATION AREAS 3.1. Future Land Use. The Town and the County agree that the orderly development of the Phase I Annexation Areas is in the best interest of both the Town and the County. The Town and the County have agreed upon the Future land Use Plan attached hereto as Exhibit C, and the Future Land Use Map (hereinafter "the Map), attached hereto as Exhibit D. The Future Land Use Plan and Map depict the types of land uses for the Phase I Annexation that the Town and the County have agreed are most 4 appropriate for the reasonably near future. The Future Land Use Plan and Map are to serve as a guide to future development as specified in Section 3 of this Agreement. The Town and the County agree that immediately upon validation of this Agreement by the Special Court to amend their respective Comprehensive Plans to incorporate the Future Land Use Plan and Map into their respective Comprehensive Plans, if they have not already done so. Nothing herein shall be construed to prohibit the Town and County, upon mutual agreement, from repealing, modifying, or amending the Future Land Use Plan and Map provided for herein. 3.2. Interim Zoning Classifications. The Town Council agrees to amend its zoning ordinance to provide that, upon the effective date of the Phase I Annexation, each tax parcel of land in the Phase I Annexation Areas shall be temporarily classified as part of the Town's zoning district that is most comparable to the County's zoning district in which each such tax parcel was located immediately prior to the Phase I Annexation. The Town and the County agree that based upon the existing County and Town zoning districts, the most comparable districts are as follows: County Zoning District RA Rural Areas RP Residential Performance R4 Residential Planned Community R5 Residential Recreational Community B1 Neighborhood Business B2 Business General B3 Industrial Transition M1 Light Industrial M2 Industrial General EM Extractive Manufacturing 5 Town Zoning District Residential R-1 Residential R-3 Residential R-3 Residential R-2 Business B-1 Community Business B-2 Industrial 1-1 Industrial 1-1 Industrial 1-2 Industrial 1-2 3.3. Affirmation or Rezonina of Interim Zoning Classifications. (a) Within six (6)months after the effective date of the Phase I Annexation, the Town Council shall either (i) affirm the zoning districts established pursuant to Subsection 3.2, for the Phase I Annexation Areas, or (ii) reclassify one or more tax parcels in the Phase I Annexation Areas to different Town zoning districts that substantially conform to the Future Land Use Plan. (b) After completing the herein referenced reclassification process, the Town Council shall then have the full discretion and power to approve or disapprove any rezoning requests, whether initiated by property owners or the Town itself. The Town specifically agrees that it will only approve rezoning requests that substantially conform to the Future Land Use Plan until the terms and conditions in Subsection 3.4 of this Agreement are complied with. (c) The Town and the County agree that existing Town zoning districts that would substantially conform to the land use as shown on the Future Land Use Plan are as follows: Future Land Use Plan Town Zoning District Mixed Use Industrial 1-1 Residential R-1 Residential R-1, R-2, or R-3 Business B-1 or Community Business B-2 Business B-2 and/or Residential R-3 Light Industrial/Manufacturing Conservation/Open Space Residential Commercial/Office 6 3.4. Future Land Use Constraints. (a) The Town and the County agree that the obligations imposed on the Town Council with respect to zoning and rezoning matters as reflected in Subsections 3.1, 3.2 and 3.3 shall remain in effect and the Town Council will specifically comply with such Subsections until such time as 60% of the total acreage in the Phase I Annexation Areas have developed. (b) After the development of 60% of the total acreage in the Phase I Al1nexation Areas, the Town Council shall have complete discretion to deal with all zoning and rezoning matters within the Phase I Annexation Areas upon the merits of each zoning application without reference to Subsections 3.1, 3.2 and 3.3. (c) In determining whether 60% of the undeveloped acreage in the Phase I Annexation Area has developed, the Town and the County agree that the calculation shall include an examination of each tax parcel in the Phase I Annexation Areas to determine if the tax parcel has developed since the effective date the Phase I Annexation. (d) The Town and the County agree that the term "developed" as used in this Agreement for the purpose of making the 60% calculation shall mean: (1) The Town and the County agree that if a residential dwelling of any kind is constructed upon any tax parcel in the Phase I Annexation Areas which contains (5) acres or less, then that entire tax parcel shall be deemed developed. (2) The Town and the County agree that if a residential dwelling of any kind is constructed upon any tax parcel in the Phase I Annexation Areas which contains 7 more than five (5) acres, then only five (5) acres of that tax parcel shall be deemed developed. (3) The Town and the County agree that any tax parcel in the Phase I Annexation Areas that is exclusively in commercial or industrial use shall be deemed developed in making the 60% calculation. (4) The Town and the County agree that any tax parcel being used for commercial or industrial activities on which agricultural operations or uses are also occurring, including the planting and harvesting of crops or plant growth of any kind, pasture, horticulture, silviculture, dairying, floriculture, or the raising of poultry and/or livestock, then the portion (or acreage) of such tax parcel being put to such agricultural uses shall be deemed undeveloped in making the 60% calculation. (e) The Town and the County agree that any tax parcel or part of any tax parcel used for public roads and highways or public facilities, or which lies in the 1 OO-year flood plain shall be excluded from the total acreage in the Phase I Annexation Areas for the purpose of making the 60% calculation. SECTION 4 PHASE II ANNEXATION 4.1. Phase II Annexation Area. The Town and the County agree to the Phased Annexation of County territory lying generally to the south of the existing Town corporate limits and to the West of Interstate 81. This area is referred to as the Phase II Annexation Area and is described by metes and bounds in Exhibit A and is depicted on .the map attached as Exhibit B to this Agreement containing approximately 350 acres. The Phased 8 Annexation by the Town shall occur in strict accordance with the terms and conditions set out in Section 4 of this Agreement. 4.2. Survey of Parcels in Phase II Annexation Area. The Town shall have prepared, at its expense, a survey showing the Phase /I Annexation Area. The survey plat of the Phase II Annexation Area and a metes and bounds description of the Phase II Annexation Area shall be submitted to and filed with the Commission and the Special Court appointed to affirm, validate and give full force and effect to this Agreement. 4.3. Terms and Conditions of Annexation. The Town and the County agree that the Town may annex any tax parcel or parcels in the Phase II Annexation Area by the passage of an ordinance by a majority vote of the members elected to Town Council provided one or more of the following terms and conditions are met: (a) The tax parcel is deemed developed subsequent to the effective date of this Agreement, as the term "developed" is defined in Subsection 3.4, or (b) The County has issued a building permit for any such tax parcel or parcels subsequent to the effective date of this Agreement; or (c) An owner in the Phase II Annexation Area requests the annexation of a tax parcel or parcels in the Phase /I Annexation Area to the Town subsequent to the effective date of this Agreement; and (d) The tax parcel or parcels referred to in Subsections 4.3 (a), (b) and (c) of this Section that are to be annexed are either contiguous to the Town or contiguous to another tax parcel that is contiguous to the Town; 9 (e) In the event annexation is sought for a tax parcel or parcels that are not contiguous to the Town but are contiguous to another tax parcel or parcels that are contiguous to the Town, the tax parcel or parcels that are not contiguous to the Town must meet the requirements of Subsections 4.3 (a), (b) or (c) of this Section. The contiguous parcel shall also be annexed to the Town to insure that the Town remains a compact body of land. 4.4. Complete Annexation of Phase II Annexation Area. When 60% of the acres in the Phase II Annexation Area have developed as that term is defined in Subsection 3.4 of this Agreement, the Town may annex the remaining tax parcels within the Phase II Annexation Area. 4.5. Conditions Precedent to the Town Annexing by Ordinance Pursuant to Subsections 4.1. 4.2. 4.3. and 4.4 of this Agreement. The Town shall not pass any ordinance to annex any territory in the Phase II Annexation Area unless and until: (a) The Town provides the County written notice of its intent to adopt an annexation ordinance for any tax parcel or parcels in the Phase II Annexation Area. Such notice shall be delivered at least 60 days prior to the adoption of an annexation ordinance; (b) The Town provides with the Annexation Notice to the County, (i) a metes and bounds description, (ii) survey plat of the tax parcel or parcels to be annexed to the Town, and (iii) a written statement of the Town's basis for annexing such tax parcel or parcels. Such written statement should include reference to specific Subsections of this Agreement that permit such annexation; 10 (c) The County gives notice to the Town within such 60-day notice period that it does not object to the annexation. The Town and the County specifically agree that in the event the County objects to the annexation, the County will give written notice to the Town (i) detailing its reasons for objecting to the proposed annexation and (ii) stating why the County feels the proposed annexation is not in compliance with this Agreement. The Town agrees that it will not pass any ordinance of annexation until such dispute between the Town and the County has been resolved. (d) The Town and the County further agree that should the County give notice of its objection to the annexation, both the Town and the County shall have the standing to immediately initiate a declaratory judgment action with the Special Court appointed to affirm, validate and give full force and effect to this Agreement to determine if the noticed proposed annexation is in accordance with this Agreement. 4.6. Effective Date of Annexation by Ordinance. The effective date of any annexation that occurs pursuant to Section 4 of this Agreement shall be fixed or established in the Annexation Ordinance and shall be no sooner than 30 days .after the date of adoption of any Annexation Ordinance. 4.7. Extension of Municipal Services. The Town agrees that, upon the effective date of any Phase II Annexation, the Town will extend its municipal services to the particular Phase II Annexation tax parcel or parcels that are annexed to the Town on the same basis and at the same level as such services are now or hereafter provided to the areas within its current corporate limits where like conditions exist. The Town and County agree that the Special Court will have exclusive jurisdiction to hear any dispute between 11 the Town and the County with respect to the Town's compliance with the provisions of this Subsection and agree that the County has standing to pursue a declaratory judgment action with the Special Court to enforce the provisions of this Subsection. SECTION 5 LAND USE AND ZONING IN PHASE II ANNEXATION AREA 5.1. Future Land Use. The Town and the County agree that the orderly development of the Phase II Annexation Area is in the best interest of both parties. The Town and the County have agreed upon the Future Land Use Plan attached hereto as Exhibit C, and the Future Land Use Map (hereinafter "the Map"), attached hereto as Exhibit D. The Future Land Use Plan and Map depict the types of land uses for the Phase II Annexation Area that the Town and the County have agreed are most appropriate for the reasonably near future. The Future Land Use Plan and Map are to serve as a guide to future development as specified in Section 3 of this Agreement. The Town and the County agree that immediately upon affirmation and validation of this Agreement by the Special Court to amend their respective Comprehensive Plans to incorporate the Future Land Use Plan and Map into their respective Comprehensive Plans if they have not already done so. 5.2. Interim Zoning Classifications. The Town Council agrees to amend its zoning ordinance to provide that, upon the effective date of the annexation of any tax parcel or parcels in the Phase II Annexation Area, each tax parcel or parcels annexed to the Town shall be temporarily classified as part of the Town's zoning district that is most comparable to the County's zoning district in which each such parcel was located immediately prior to 12 a Phase II Annexation. The Town and the County agree that based upon the existing County and Town zoning districts, the most comparable district are as follows: Countv Zoning District RA Rural Areas RP Residential Performance R4 Residential Planned Community R5 Residential Recreational Community B1 Neighborhood Business B2 Business General B3 Industrial Transition M1 Light Industrial M2 Industrial General EM Extractive Manufacturing Town Zoning District Residential R-1 Residential R-3 Residential R-3 Residential R-2 Business B-1 Community Business B-2 Industrial 1-1 Industrial 1-1 Industrial 1-2 Industrial 1-2 5.3. Affirming or Rezoning of Interim Zoning Classifications. (a) Within six (6) months after the effective date of a Phase II Annexation, the Town Council shall either (i) affirm the zoning districts established pursuant to Subsection 5.2, for a Phase II Annexation; or (ii) shall reclassify one or more tax parcels of land in the Phase II Annexation Area to different Town zoning districts that substantially conform to the Future Land Use Plan. (b) After completing the herein referenced reclassification process, the Town Council shall then have the full discretion and power to approve or disapprove any rezoning requests, whether initiated by property owners or the Town itself. The Town specifically agrees that it will only approve rezoning requests that substantially conform to the Future Land Use Plan until the terms and conditions of Subsection 5.4 of this Agreement are complied with. 13 (c) The Town and the County agree that existing Town zoning districts that would substantially conform to the land use as shown on the Future Land Use Plan are as follows: Future Land Use Plan Town Zonina District Mixed Use Industrial 1-1 Residential R-1 Residential R-1, R-2, or R-3 Business B-1 or Community Business B-2 Business B-2 and/or Residential R-3 Light Industrial/Manufacturing Conservation/Open Space Residential Commercial/Office 5.4. Future Land Use Constraints. (a) The Town and the County agree that the obligations imposed on the Town Council with respect to zoning and rezoning matters as reflected in Subsections 5.1, 5.2 and 5.3 shall remain in effect and the Town Council will specifically comply with such Subsections until such time as 60% of the original undeveloped acreage in the Phase II Annexation Area has developed. (b) After the development of 60% of the undeveloped acreage in the Phase II Annexation Area, the Town Council shall have complete discretion to deal with all zoning and rezoning matters within the Phase II Annexation Area upon the merits of each zoning application without reference to Subsections 5.1, 5.2 and 5.3. (c) In determining whether 60% of the acreage in the Phase II Annexation Area is developed, the Town and the County agree that Subsections 3.4 (a), (b), (c), (d) and (e) shall be followed and applicable to the 60% calculation in the Phase II Annexation Area. 14 SECTION 6 WAIVER OF ANNEXA liON RIGHTS. IMMUNITY AND DEANNEXA TION 6.1. Waiver of Annexation Riahts. The Town and the County agree that for a period of 15 years following the effective date of the Phase I Annexation, the Town waives all its statutory rights to annex County territory and will not initiate, institute or support any proceeding to annex territory of the County except (i) as specifically provided in Section 4 of this Agreement or (ii) any annexation that may be the result of a mutual agreement between the Town and the County. It is the intent of the Town and the County that the County be immune from any annexation to the Town for such 15-year period. 6.2. Citizen Annexation. In the event annexation proceedings are instituted by property owners or qualified voters pursuant to 915.2-3203 of the Code or any statute similar thereto, the Town agrees that it will not support such proceedings and, if requested by the County, will oppose at no cost to the Town all such proceedings during the 15-year immunity period. The Town specifically agrees not to provide any legal assistance, engineering assistance, financial aid, or any other aid or assistance to property owners or qualified voters petitioning for annexation pursuant to Va. Code 915.2-3203 of the Code. 6.3. Deannexation. (a) The Town and the County agree that it is desirable to contract the Town corporate limits by deannexing a small territory (Deannexation Area) in the northwest part of the Town and south of Route 648. (b) The Deannexation Area is described by metes and bounds description on attached Exhibit A and is depicted on the map attached as Exhibit B. 15 (c) The Town and County agree that the deannexation will take effect on the same date as the effective date of the Phase I Annexation. SECTION 7 CASH PROFFERS 7.1. Proffers. The Town and the County have both adopted conditional zoning which permits landowners to offer cash proffers in connection with a rezoning application. 7.2. Payment of Cash Proffers. The Town and the County agree that the Town, as part of its review of any rezoning application in the Phase I or Phase II Annexation Areas, shall refer such application to the Frederick County Planning Department for its review prior to action by the Town. The County Planning Department will compute the capital facilities impact on the County of the zoning request as it relates to capital facilities for schools, parks and recreation, and fire and rescue. This will allow the applicant for rezoning in the Phase I or Phase II Annexation Areas to determine and submit proffers with its zoning application to the Town to address such capital facilities impact. The Town and the County agree that the Town will, upon receipt of cash proffers relating to a rezoning in the Phase I or Phase II Annexation Areas, immediately pay and transfer to the County; (a) 100% of all proffers specifically designated by the rezoning applicant for school, fire, and rescue facilities or purposes, and (b) 40% of all proffers designated for any other capital facilities or purposes. However, nothing herein shall be construed to require the. Town to payor transfer to the County any cash proffers, or any portion thereof, designated by the rezoning applicant for any specific capital facility or project which will be the sole obligation of the Town to construct or develop. Likewise, the Town will pay to the County the entire 16 amount of any cash proffers designated for any specific capital facility or project which will be the sole obligation of the County to construct or develop. SECTION 8. COMMISSION AND SPECIAL COURT APPROVAL 8.1. Commission Approval. The Town and the County agree to promptiy initiate the steps necessary and required by Title 15.2, Chapter 34 of the Code to obtain review of this Agreement by the Commission. 8.2. Special Court Approval. Following the issuance of the report of findings and recommendations by the Commission, the Town and the County agree that they will take all steps necessary and will submit this Agreement in its present form to a Special Court for affirmation and validation and to give it full force and effect, as required by Title 15.2, Chapter 34 of the Code. 8.3. Termination for Failure to Affirm and Validate and Give Full Force and Effect to This Agreement. The Town and the County agree that if this Agreement is not affirmed, validated and given full force and effect by the Special Court without modification, this Agreement shall immediately terminate. However, the parties may waive termination by mutually agreeing to recommended modifications by the Special Court. SECTION 9. MISCELLANEOUS PROVISIONS 9.1. Binding Effect. This Agreement shall be binding upon and inure to the benefit to the Town and the County, and each of the future governing bodies of the Town and the County, and upon any successor to either the Town or the County. 17 9.2. Amendments. This Agreement may be amended, modified, or supplemented in whole or in part, by mutual agreement of the Town and the County, prior to affirmation, by a written document of equal formality and dignity, duly executed by the authorized representatives of the Town and the County. 9.3. Enforceability. This Agreement shall be enforceable only by the Special Court affirming, validating, and giving full force and effect to this Agreement or by a successor Special Court appointed to pursuant to Title 15.2, Chapter 30 of the Code, pursuant to a declaratory judgment action initiated by either of the parties hereto to secure the performance of any provisions, covenants, conditions and terms contained in this Agreement or the Order affirming, validating, and giving full force and effect to this Agreement. 9.4. Standing. The Town and the County agree that each shall and does have standing to enforce any of the provisions, covenants, conditions and terms of this Agreement. WITNESS the following signatures and seals: TOWN OF STEPHENS CITY, VIRGINIA By: Mayor ATTEST: Town Clerk 18 COUNTY OF FREDERICK, VIRGINIA By: Chairman of the Board of Super..risors ATTEST: Board Clerk 19 LEGEND, Boundaries: _ Stephens City Town Boundary _ Stephens City Well Head Protection Area _ Stephens City SewerMlaler Service Area Proposed Adjustments: ~ r--. I__.J Proposed land Uses - - CJ - C1 - -- . Phase I Annexation Area (360 Acres) Phase II Annexation Area (351 Acres) Light Industrial/Manufacturing (286 Acres) ConservationlOpen Space (252 Acres) Medium Density Residential (76 Acres) Commercial/Office (35 Acres) Mxed Use (61 Acres) Proposed Bypass Mioor Collector Road New Interstate Interchange TOWN OF STEPHENS CllY, VIRGINIA This joint land use plan was adopted by the Frederick County Board of Supervisors on July 9, 2003 and by the Stephens City Town Council on July 1, 2003. o , " W+E s SCALE: 2000 4000 Feet This map was produced by Frederick County Dept. of GIS on July 2, 2003.