Randolph City Zoning Code

ARTICLE 10

Overlay and Special Districts

§ 10.1 Multifamily Affordability Overlay District.

Purpose. The purpose of Multifamily Affordability Overlay District is to promote the development of affordable multifamily housing for the community. This purpose is to be achieved by modifying the dimensional restrictions in the Residential Multifamily District provided in Article VI of this chapter; provided, however, that the applicant complies with the requirements below.

Requirements.

(1)

The requisite percentage of the newly constructed dwelling units within a multifamily apartment complex or condominium shall constitute low- or moderate-income housing, as defined in 760 CMR 30.02, in order that all of the newly constructed units shall count on the Subsidized Housing Inventory, as defined by and subject to the approval of the Executive Office of Housing and Livable Communities or its successor.

(2)

A special permit shall have been issued by the Town Council under such conditions as the Town Council may require.

(3)

Performance of mitigation measures imposed by the Town Council, which mitigation measures may include monetary payments intended to offset the direct or indirect impact caused by the issuance of the special permit.

(4)

Any applicant seeking approval pursuant to this overlay district shall be required to follow and document for the permit granting authority full compliance with the regulations of the Massachusetts Waste Ban as defined in the Mass Code of Municipal Regulations and shall be responsible for providing collection facilities and equipment for all residents to accomplish this mandate for compliance.

Scope of authority.

(1)

Overlay district. The Multifamily Affordability Overlay District shall be deemed to be an overlay district. The requirements set forth in this Section 10.1 shall constitute an alternative set of standards for development and use of real property within the Multifamily Affordability Overlay District; provided, however, that all the requirements of this Section 10.1 are satisfied. If an applicant does not elect to proceed pursuant to this Section 10.1, or does not satisfy all of the requirements of this Section 10.1, then all other requirements of the underlying zoning district shall apply to the property in the alternative set of standards for development and use of real property within the Multifamily Affordability Overlay District shall not apply.

(2)

The regulations in this section shall govern all new construction as well as reconstruction or expansion of new or existing buildings, and shall also govern new or expanded uses, regardless of the nature of such uses, and regardless of whether the requirements of this Section 10.1 are more or less restrictive than those of the comparable regulations for the underlying district at that location. The provisions of this Section 10.1 shall supersede those of Sections 7.3 through 7.5, inclusive, Sections 5.3 through 5.5, inclusive, and Sections 5.6 and 5.7, inclusive. On all other matters, the provisions applicable to the Residential Multifamily District shall continue to govern.

Dimensional, lot coverage and area requirements.

Requirement	Standard/Condition
Maximum lot coverage	Buildings in a Multifamily Affordability Overlay District shall not exceed twenty percent (20%) of the area of the lot on which they stand, and not more than fourteen (14) family units per acre of land covered by the lot shall be permitted.
Building height requirements	Any buildings in a Multifamily Affordability Overlay District may contain a maximum of four (4) stories and shall not exceed fifty-five (55) feet in height, provided that the respective building or buildings are not within sixty-five (65) feet of a residential district within the Town of Randolph or a lot located within the Town of Randolph used primarily for residential purposes. All height measurements shall conform to the requirements of the State Building Code, 780 CMR 502.
Impervious lot coverage	In the building or buildings in a Multifamily Affordability Overlay District, no lot shall be developed such that the buildings thereon and other impervious surfaces added thereto cover more than forty-five percent (45%) of the overall lot area.
Off-street parking
Notwithstanding anything in the Zoning Code to the contrary, in a Multifamily Affordability Overlay District, the off-street parking requirements shall be the following:	For each one-bedroom apartment there shall be a minimum of one and five-tenths (1.5) parking spaces. Furthermore, each additional bedroom in an apartment, in excess of the first bedroom, shall require an additional twenty-five-hundredths (0.25) parking space. The net area for each individual parking space required shall be not less than one hundred sixty-two (162) square feet. Each such parking space shall have a length of not less than eighteen (18) feet and a width of not less than nine (9) feet. Twenty percent of the required parking spaces for the respective Multifamily Affordability Zone may be designed for compact cars.
	The number of required spaces shall be based on Section 7.6 hereunder, and not be based on the amount of gross floor area in the respective zone.

Planning board report and recommendations. Planning Board Report and Recommendations. The Planning Board shall meet with the applicant and review the application packet including development statement and plans and shall submit in writing to the SPGA its report and recommendations for the granting or denial of the special permit, including suggested modifications, restrictions or requirements to be imposed as a condition of granting the special permit.

§ 10.2 Market Rate Multifamily Overlay District.

Purpose. The purpose of the Market Rate Multifamily Overlay District (MRMOD) is to promote the development of high-end multifamily housing for the community. The purpose is to be achieved by modifying the dimensional restrictions in the Residential Multifamily District provided in Article V of this chapter; provided, however, that the applicant shall comply with the requirements set forth below.

Requirements.

(1)

The MRMOD shall consist of the following lots:

Assessor's Map	Lot Number
Map 3 Block O	Lot 1.01
Map 3 Block O	Lot 1.30
Map 3 Block O	Lot 4.01

(2)

The market rate multifamily development (MRMD) shall contain all market-rate units. A market-rate unit is a unit generally rented at a price affordable to households earning one hundred percent (100%) of area median income, but market rents are a direct comparison of a submarket's rents with other properties in that market and may be adjusted to a rate that the market can bear.

(3)

The MRMD shall require a special permit from the Town Council acting as special permit granting authority (SPGA) with such conditions as may be required.

(4)

Performance or mitigation measures may be imposed by the SPGA, which may include monetary payments intended to offset the direct or indirect impacts caused by the MRMD.

(5)

An applicant seeking approval of a special permit shall be required to submit to the SPGA documents showing full compliance with the Massachusetts Waste Ban. The applicant shall be responsible for providing collection facilities and equipment for all residents to ensure such compliance.

Scope of authority.

(1)

The MRMOD shall be deemed to be an overlay district. The requirements set forth in this Section 10.2 shall constitute an alternative set of standards for the development and use of real property within the MRMOD, provided a special permit is granted and a building permit thereunder is obtained. If the applicant does not intend to proceed pursuant to this Section 10.2, then all other requirements of the underlying zoning district(s) shall apply to the property. If the applicant obtains a special permit for a MRMD and subsequently obtains a building permit thereunder, the requirements of the underlying district(s) shall no longer be in effect.

(2)

The regulations in this Section 10.2 shall govern all new construction and shall govern new or expanded uses, regardless of the nature of such uses, and regardless of whether the requirements of this Section 10.2 are more or less restrictive than those of the underlying district(s). The provisions of this Section 10.2 shall supersede those of Sections 7.3 through 7.5, inclusive, Sections 5.3 through 5.5, inclusive, and Sections 5.6 and 5.7, inclusive. On all other matters, this chapter shall apply.

Dimensional, lot coverage, and lot area requirements.

Requirement	Standard/Condition
Minimum lot area	Ten (10) acres
Minimum lot frontage	One hundred (100) feet
Building lot coverage	Fifty percent (50%)
Maximum impervious lot coverage	Thirty percent (30%)
Maximum total lot coverage	Eighty percent (80%)
Minimum setbacks	Forty (40) feet to residential districts, ten (10) feet otherwise. Setbacks will include landscaped buffers.
Maximum building height	Four (4) stories with basement; maximum height not to exceed sixty (60) feet as measured by the State Building Code; pitched-roof buildings to be measured from the average grade of the building measured six (6) feet from the building face to the midpoint between the eave and the peak of the roof.

Design standards.

(1)

Building location. All buildings within one hundred thirty (130) feet of a residential district shall not exceed thirty-five (35) feet in height.

(2)

Parking. Parking shall be provided at the rate of one and four-tenths (1.4) spaces per one-bedroom unit, one and eight-tenths (1.8) spaces per two-bedroom unit, and two (2) spaces per townhome unit [one (1) garage and one (1) driveway]. Adequate parking shall also be provided for any clubhouse or leasing office.

(3)

Landscaping buffers. All buildings shall be set back forty (40) feet from the residential district boundary, and ten (10) feet otherwise. These buffers shall be adequately landscaped to minimize the visibility of the MRMD's parking areas, waste storage and recycling facilities.

(4)

Density. Maximum density shall not exceed thirty (30) dwelling units per acre in the MRMOD.

(5)

Building design. All buildings shall be wood frame with pitched roof.

§ 10.3 Union Crossing Transit District (UCTD).

Purpose. The purpose of the Union Crossing Transit District (UCTD) is to promote the general welfare by fostering a climate of economic viability and opportunity in proximity to public transit, including commuter rail and public bus service, by creating a connection among transit; higher density market rate residential living; and commercial opportunities for services, workspace, professional services, and labor, while allowing the retention and development of public green space and pedestrian and bike access routes in a village-style environment. This purpose is to be achieved by providing a Special Permit process through which the dimensional and other zoning requirements that apply to the underlying zoning district may be modified, consistent with this chapter.

Establishment of union crossing transit district (UCTD).

(1)

The UCTD is established as an opportunity overlay district that may be applied to land described herein. The UCTD shall be a superimposed district and shall not replace the underlying zoning district(s). To qualify for the opportunities provided through the Special Permit process provided for in this chapter, the following criteria must be met:

(a)

The parcel(s), must be contiguous and contain a minimum of five (5) acres of land that may include water bodies;

(b)

One-hundred percent (100%) of the total land area of the parcel(s) that will be included in the proposed use must be located within one and a quarter (1.25) miles of the Randolph/Holbrook Commuter Rail Station;

(c)

The parcel(s) must be under single ownership or presented under a joint development agreement between owners of contiguous parcels;

(d)

The applicant(s) must submit a site master plan for complete or phased development for the entire project as part of its first Special Permit submission for the project pursuant to this chapter; and

(e)

All parcels or portions of parcels that are in the Crawford Square Business District are excluded from this opportunity.

Applicability.

(1)

This chapter shall apply to parcels that meet the criteria outlined in Subsection B, above.

(2)

This chapter shall only apply to a parcel once an applicant/parcel-owner has submitted a Special Permit request to the Special Permit Granting Authority (SPGA) and that Special Permit has been granted or granted with conditions.

(3)

The requirements contained in this chapter shall be the standards for development and redevelopment and use of real property within the UCTD provided that an application is filed with the SPGA and the Plan Review Authority (PRA) as provided for in this chapter.

(4)

Development shall be by a site master plan for complete or phased development and may, at the discretion of the SPGA, be undertaken by more than one entity provided that all parties are identified in the application process at the time of submittal of the Special Permit application provided for under this chapter.

(5)

For each proposed UCTD project, the Site Plan Review provided for in the Town of Randolph Zoning Ordinances shall be conducted by the SPGA as part of the Special Permit process.

Permitted uses.

(1)

The area shall contain buildings of mixed residential and commercial uses. Commercial activity that caters to the needs of the consumers, with a specific emphasis on those consumers living within the village and reasonable walking distance and transit travel. This may include restaurants, professional services, retail, convenience stores, stores that sell beer, wine and alcohol, groceries, mom-and-pop type stores, dry cleaners and the like.

(2)

Noxious and hazardous uses are prohibited in the UCTD.

(3)

A UCTD project may include more than one principal structure on a single lot, provided that the SPGA finds through the site plan review process that safe and convenient access will be provided to all structures.

(4)

A UCTD project shall not include any use which consists of drive-through service, whereby a product or service is provided to a person who remains in a vehicle.

(5)

A UCTD project shall not include a parking lot or parking structure designed to serve uses other than those uses contained within the UCTD project.

Dimensional, lot coverage and lot area requirements.

Requirement	Standard/Condition
Lot frontage	When a UCTD project includes an individual parcel, that parcel must have minimum frontage (on a public way) of one hundred (100) feet. When a UCTD project includes multiple parcels, at least one parcel in the project must have minimum frontage (on a public way) of one hundred (100) feet, or the parcels when combined must have at least 100 contiguous feet of frontage (on a public way).
Lot depth	Minimum lot depth: 75 feet.
Side yard and rear yard setback requirements
Side yards	General minimum requirement	5 feet from the lot line.
	Side yard setback for two (2) story building abutting a residential district	20 feet from the lot line
	Side yard setback for three (3) story building abutting a residential district	30 feet from the lot line
	Side yard setback for four (4) story building abutting a residential district	40 feet from the lot line
Rear yards	General minimum requirement	10 feet from the lot line
	Rear yard setback for two (2) story building abutting a residential district	20 feet from the lot line
	Rear yard setback for three (3) story building abutting a residential district	30 feet from the lot line
	Rear yard setback for four (4) story building abutting a residential district	40 feet from the lot line
Maximum front yard	In order to define a consistent building line along the street, new buildings shall not be set back more than ten (10) feet from the front property line.
	The maximum front yard may be increased to thirty (30) feet provided that the additional yard area incorporates a courtyard or sitting area that adjoins and is open on one or more sides to a public sidewalk; is open to the public; contains pedestrian amenities such as seating; and is landscaped to create a separation from the street, to provide shade, to reduce noise, and to mitigate fumes.
The SPGA may require that the applicant include an access way to improve pedestrian circulation and for public safety access.
Building separation	Buildings on a single lot shall be at least twenty (20) feet apart to provide adequate separation for emergency access, unless the SPTC believes that it serves the public good and all buildings are fire-rated upon the written agreement of the Fire Chief.

Development intensity.

(1)

The maximum residential density of a UCTD project shall be fifteen (15) dwelling units per acre.

Building and structure height.

(1)

The minimum permitted height for buildings in a UCTD project shall be two (2) stories or twenty (20) feet, whichever is greater, and the maximum permitted height for buildings and structures in a UCTD project shall be four (4) stories or forty (40) feet, whichever is less.

(a)

The height of a building or structure in the UCTD shall be defined as the vertical distance from the average grade of the street the property has frontage on, along the frontage of the lot/s of the UCTD project at the time of the Special Permit application, to the top of the structure (the highest roof beams of a flat roof, the deck of a mansard roof or the mean level of the highest gable or slope of a hip roof).

(b)

A roof appurtenance enclosing mechanical equipment may exceed the applicable maximum building and structure height provided that:

[1]

It is no more than five (5) feet above the roof surface;

[2]

It is no less than ten (10) feet from the exterior wall of the building; and

[3]

The horizontal area of all such appurtenances does not exceed twenty percent (20%) of the building footprint.

Open space.

(1)

A UCTD project shall include open space at least equal to 10% of the total lot area. The open space requirement shall apply to the UCTD project as a whole, regardless of whether the UCTD project consists of a single lot or multiple lots.

Off-street parking.

(1)

Off-street parking spaces shall be provided as follows:

(a)

Residential: 1.5 spaces per dwelling unit plus: 1.0 visitor space per 10 residential units.

(b)

Commercial, office, retail and other: 1.0 space per 400 square feet of gross floor area.

(2)

The SPGA may allow shared or reduced parking requirements for uses having different peak times of parking demand requirements or in other cases where the applicant can demonstrate that reduced parking will be sufficient for the proposed use. Evidence which supports these shared or reduced parking requirements shall be produced in a report and approved by the SPGA. Factors that the SPGA may consider include but are not limited to:

(a)

Proximity to available public parking with ability to support the project;

(b)

Provision of a mix of uses on site with offset peak parking demand times;

(c)

A shared parking agreement with proximate properties with offset parking demand times;

(d)

Dedication of spaces for car-sharing services (e.g. ZipCar); and

(e)

Employers who provide transit incentives for their employees.

(3)

Parking for all residential units shall be provided either through a parking structure or at the rear of the residential units.

Bicycle parking. Bicycle parking facilities or storage shall be provided at a minimum of 1.0 space for every 10 dwelling units.

Landscaping.

(1)

Landscape materials shall be sustainable, requiring minimal maintenance, irrigation or fertilizer, and shall be planted with species that are native to the area, tolerant of salt, and capable of withstanding extreme weather conditions.

(2)

Shade trees shall be planted by the developer along all public streets and internal ways within and abutting the property.

(3)

Trees shall be planted at intervals of no more than twenty-five (25) feet along both sides of the roadway. If the SPGA determines after review that such spacing is not feasible, it may alter the spacing or determine that up to the equivalent number of trees shall be planted elsewhere on the site.

(4)

Trees shall be of a species common to the area, and shall be appropriate species to provide summer shade, winter light, and year-round visual interest.

(5)

Trees shall be 2.5 inches caliper at four (4) feet above grade and reach a height of at least thirty (30) feet at maturity.

(6)

All dumpsters and utility/service areas shall be screened with adequate plantings and/or landscape structures appropriate to the scale and character of the neighborhood.

(7)

Buffer strips between the UCTD Project and a residential district shall be designed and maintained to provide a dense screen year round. The screen shall be planted with trees or shrubs no more than three (3) feet on center. At least fifty percent (50%) of the plantings shall consist of evergreens, distributed along the length of the buffer strip.

Design standards. All UCTD projects shall comply with the following design standards, unless the SPGA finds any standard to be inappropriate for the proposed use:

(1)

Building design.

(a)

Creativity is encouraged in designing the project. A variety of materials shall be used, including but not limited to the following types of materials: wood, metal, glass, brick, rock or tin. Not all structures within the district need to be designed from the same architectural period and applicants are encouraged to vary the facades of the structures.

(b)

All structures shall be constructed to have a variety of dimensions. Building facades shall articulate the line between the ground and upper levels with a cornice, canopy, balcony, arcade, or other visual device.

(c)

Building facades facing public streets or within thirty (30) feet of main entrances shall reflect a high level of detail refinement.

(d)

Building facades more than fifty (50) feet in length shall be divided into shorter segments by means of changes in materials, varying rooflines or other architectural treatments.

(e)

Rooftop building systems, such as mechanical and electrical equipment and antennas, shall be screened with appropriate architectural elements from all key observation points.

(f)

For new buildings containing commercial uses, at least sixty percent (60%) of the street-facing building facade between two (2) feet and eight (8) feet in height shall be comprised of clear windows that allow views of indoor space or product display areas. This requirement shall not apply to buildings accessory to residential uses and not open to the general public, such as clubhouses.

(g)

Buildings or building facades shall not be designed primarily according to themes or architectural styles defined by or associated with specific business trademarks or trade dress, corporate chains or franchises. The SPGA may prohibit designs that it finds to be inconsistent with this provision.

(2)

General site design.

(a)

Roadways, sidewalks and other infrastructure shall be designed in accordance with Town of Randolph Ordinances, rules and regulations and with the additional standards set forth below.

(b)

Sidewalks, crosswalks, walkways or other pedestrian access shall be provided to allow for safe and convenient access to adjacent properties and between individual buildings, parking areas and other points of interest within the development. Sidewalks and walkways shall be constructed of Portland concrete and shall be minimally broken by vehicular access.

(c)

Pedestrian amenities such as benches, planters, trash receptacles, walkways and gardens, etc. shall be provided along the sidewalks of public streets and in open space plazas.

(d)

All utilities servicing a UCTD project shall be placed underground. All utility and drainage plans shall be approved as part of the site plan review process.

(e)

Off-street parking and loading spaces, internal ways and maneuvering areas shall be designed to provide for adequate drainage, snow storage and removal, maneuverability and curb cuts.

(f)

Granite curbing with a seven inch (7") reveal shall be used along all roads and private internal ways and at catch basins. Concrete curbing may be substituted for granite curbing in all other locations.

(g)

The number of driveway curb cuts shall be kept to a minimum.

(h)

Traffic control devices including signals and signage shall be installed at all appropriate locations.

(3)

Parking lot design.

(a)

Surface lots shall be screened along all public streets by a landscaped buffer not less than six (6) feet in depth or by walls or fencing at least three (3) feet high sitting on at least a three (3) foot buffer strip and compatible with the adjacent architecture and shall be designed to ensure that lights from cars within the surface lots do not spill into adjacent streets and properties.

(b)

Parking structures and lots shall have well designed and marked pedestrian walkways and connections to the sidewalk system.

(c)

Parking structures shall be designed to be compatible with adjacent buildings and architecture. All structured parking shall be designed so that the only openings at street level are those to accommodate vehicle ingress and egress and pedestrian access to the building.

(d)

Parking and loading areas shall be screened from view from public ways. They may be located at the side or rear of a lot or in concealed structures and shall be suitably screened both visually and acoustically from the street and abutters.

(4)

Lighting.

(a)

Lighting shall be installed along roadways, driveways, pedestrian walkways and sidewalks.

(b)

Lighting shall not create overspill onto adjacent properties.

[1]

Luminaires shall be equipped with shielding, lenses or other cutoff devices to eliminate light trespass onto any abutting lot or parcel.

[2]

Building facades may be illuminated with low intensity light. The light source for the building facade illumination shall be concealed. Building entrances may be illuminated using recessed lighting in overhangs and soffits or by use of spotlights focused on the entrance with the light source concealed (e.g. in landscaped areas). Direct lighting of limited exterior building areas is permitted when necessary for security purposes.

(c)

The style of light poles and fixtures shall be compatible with the character of the development.

(5)

Infrastructure.

(a)

UCTD projects shall demonstrate that adequate water supply and pressure are available, adequate sewage capacity is available, on-site stormwater management is provided, traffic circulation is safe and convenient and the traffic flow and circulation at nearby intersections is preserved or improved. Analysis and documentation of compliance with these standards shall be prepared by registered engineers and/or other appropriate professionals. When the size and complexity of a proposal for a UCTD project warrants an independent review of the impacts, the applicant will be responsible for funding such independent peer review.

(b)

In cases where a specific UCTD project would not otherwise meet the above criteria, the developer shall, as a condition of the Special Permit, be required to implement mitigation measures, including but not limited to improvements to public infrastructure, to adequately address any deficiency.

(6)

Signs.

(a)

A UCTD project shall comply with the provisions of this section, which supersede the provisions of Article VIII, Signs, for all UCTD projects.

(b)

A UCTD project may have, at each public street entrance to the development, a pylon or monument sign to identify the development as a whole. No such sign face shall exceed eighty (80) square feet in sign surface area, nor eight (8) feet in height, nor be located less than ten (10) feet from the street line.

[1]

Such sign may be illuminated by an exterior, non-flashing, non-blinking source.

(c)

Within a UCTD project, each business with an exterior public entrance may have one (1) wall sign, attached and parallel to the facade containing said entrance as follows:

[1]

Maximum sign area: fifty (50) square feet or ten percent (10%) of the area of the facade occupied by the business, whichever is less.

[2]

Maximum projection from building wall: six inches (6").

(d)

Within a UCTD project, each business with an exterior public entrance may have one (1) projecting/blade sign attached perpendicular to the facade containing said entrance as follows:

[1]

Maximum height above grade: fifteen (15) feet.

[2]

Minimum clearance above grade: eight (8) feet.

[3]

Maximum sign area: six (6) square feet per side.

[4]

Maximum projection from building wall: four (4) feet.

(e)

Signs in display windows are permitted provided that such signage shall not cover more than ten percent (10%) of the display window area and shall be lighted only by building illumination.

(f)

Signs shall be illuminated only by an external source of steady, stationary white light, shielded and directed solely at the sign and not casting direct or reflected light off the premises. No sign shall be illuminated internally or from behind a translucent sign face. All light fixtures shall either be decorative or camouflaged. Wiring should be concealed within building molding and lines.

(g)

Only signs related to residential uses are permitted above the first floor of the buildings. Said signs may be 50 square feet in size, or a size equal to 10% of the area of the building face, whichever is smaller.

(7)

The following additional signs are permitted in a UCTD project:

(a)

Any traffic or directional sign owned and installed by a governmental agency.

(b)

One unlighted temporary sign offering premises for sale/lease for each parcel in one ownership, provided that it shall not exceed six (6) square feet in surface area and set back at least ten (10) feet from the street lot line.

Ownership and maintenance of common facilities.

(1)

All internal streets, ways and parking areas shall be privately owned. The maintenance of all such private streets, ways and parking areas, including but not limited to snowplowing, patching and paving, shall remain the responsibility of the owner. All deeds conveying any portion of the land containing private streets, ways or parking areas shall note this private responsibility of maintenance.

(2)

In a UCTD project, prior to any dwelling unit being offered for initial sale, there shall be a residents' association in the form of a corporation, non-profit organization or trust established in accordance with appropriate state law by a suitable legal instrument(s) recorded at the Registry of Deeds. As part of the Special Permit review, the applicant shall supply to the SPGA copies of such proposed instrument.

Project phasing.

(1)

A UCTD project may be developed in phases and may be developed under one or more building permits and occupancy permits. Phasing of the development and associated infrastructure shall be specified in the site plan approval.

(2)

Lot area coverage, open space, off-street parking and required mitigation shall correspond with the sequence of development implemented in the UCTD project so that at all times, such requirement shall be met as applied only to those portions of the project for which building permits have been issued. Such requirements shall be met prior to the issuance of certificates of occupancy for such buildings.

Authority.

(1)

The UCTD shall require a special permit from the Town Council acting as special permit granting authority (SPGA) with such conditions' as may be required.

Planning board report and recommendations. The Planning Board shall meet with the applicant and review the application packet including development statement and plans and shall submit in writing to the SPGA its report and recommendations for the granting or denial of the special permit, including suggested modifications, restrictions or requirements to be imposed as a condition of granting the special permit.

Approval criteria.

(1)

In addition to any other applicable Special Permit requirements provided for by the Town of Randolph Zoning Ordinances, prior to granting a Special Permit or a Special Permit with conditions under this section, the SPGA shall find that the following criteria are fulfilled:

(a)

The project is consistent with the design, character, and scale specified in this Section 10.3 and is in harmony with the surrounding neighborhood;

(b)

The project is consistent with all sign, design, landscaping, lighting, buffering and public safety requirements and standards established by this Section 10.3;

(c)

The project protects and enhances important existing natural, historic and/or scenic site features;

(d)

There is convenient and safe vehicular and pedestrian movement within the site and in relation to traffic and/or adjacent streets;

(e)

There are adequate and reasonably arranged parking spaces, bicycle racks, internal ways, loading areas and sidewalks and the ability of the site plan to accommodate parking in areas other than the front(s) of building(s);

(f)

There are adequate sewerage and water supply systems within the site to serve the proposed uses without overloading the municipal systems to an extent that the health, safety or general welfare of the residents of the Town are at risk;

(g)

There are adequate methods of refuse disposal and storage;

(h)

There are adequate snow management plans;

(i)

Local streets can reasonably accommodate traffic generated by the proposed uses;

(j)

Stormwater management systems are designed to protect from flooding, siltation, pollutants and related drainage impacts and shall conform to the applicable performance standards included in the Massachusetts Department of Environmental Projection Stormwater Management Policy or any successor legislation;

(k)

Stormwater systems are designed to use Low Impact Design (LID) methodologies to mitigate drainage impact;

(l)

Stormwater flood mitigation is provided through the use of Best Management Practices (BMP's) to further reduce the frequency and intensity of flooding otherwise generated at the proposed site;

(m)

The landscaping plan includes adequate screening of adjacent residential uses, street trees, landscape islands and buffers; and

(n)

There is adequate screening for storage areas, loading docks, dumpsters, rooftop equipment and similar features.

§ 10.4 Watershed and wetland protection overlay districts.

The purpose of this district is to:

(1)

Protect, preserve and maintain the water table and water recharge areas within the Town of Randolph so as to preserve the present and potential water supplies for the public health and safety of the inhabitants of the Town of Randolph.

(2)

Assure the continuation of the natural flow pattern of the watercourses' capacity to protect persons and provide against the hazards of floodwater within the Town in order to provide adequate and safe floodwater storage inundation.

(3)

Provide that the lands in the Town of Randolph subject to seasonal and/or periodic flooding shall not be used for residential or other purposes in such a manner as to endanger the health and safety of the inhabitants thereof.

In a Watershed and Wetlands Protection Overlay District, permitted uses shall be in accordance with the underlying zoning, subject to affirmative finding and approval of the Zoning Board of Appeals and the following restrictions:

(1)

Each Watershed and Wetlands Protection Overlay District as specified in the Town of Randolph Wetlands Ordinance Chapter 196 shall be subdivided into areas as follows:

(a)

Area 1: all district land lying within the defined water and swampland area shown on the hereinbefore referenced topographic maps of the Town of Randolph and designated on said maps as "Area 1."

(b)

Area 2: all district land lying outside the defined water and swampland area shown on the hereinbefore referenced topographic maps of the Town of Randolph and designated on said maps as "Area 2."

(2)

District area restrictions.

(a)

Area 1: unsuitable for development of any type; not to be built upon, excavated or filled; may be used to satisfy applicable area requirements in accordance with the underlying zoning.

(b)

Area 2: development allowed in accordance with all the applicable laws and ordinance of the Town of Randolph governing use in accordance with the underlying zoning, with the following restrictions:

[1]

Any and all structures approved for construction within this area and required by law to be serviced with sanitary facilities shall be connected to the Town sewer systems.

[2]

No structure may be constructed or paving placed within fifty (50) feet of the water and swamp land designated as "Area 1" or within twenty-five (25) feet of the bank of any brook, stream or river within the area.

[3]

The finished elevation of any basement floor of a structure approved for construction within this area shall be of a minimum of four (4) feet above the elevation of the closest approach to said structure of the water and swampland area delineated on the hereinbefore-referenced topographic maps of the Town of Randolph designated as "Area 1."

[4]

All drainage must comply with the requirements of the Randolph Planning Board and Randolph Stormwater Authority.

(3)

Permitted uses shall be as follows:

(a)

Proper operation of and maintenance of dams and other water-control devices.

(b)

Temporary alteration of water level for emergency or maintenance, upon written approval of the Town Engineer as provided by the Randolph Department of Public Woks Routine Operations and Maintenance Plan DEP file #268-0401.

(c)

Appropriate governmental use, including but not limited to water and sewage works, pumping stations and river and stream clearance, jointly approved by the Town Engineer and Water Department.

(d)

Dams, excavations, relocation of waterways and creation of ponds and drainage improvements, consistent with the purpose of this chapter, upon written approval of the Town Engineer and Conservation Commission.

(e)

The repair, rebuilding, modification or enlargement of all existing residential, commercial and industrial buildings, consistent with the laws of the Commonwealth of Massachusetts and in compliance with all other local ordinance, provided that such proposed work does not affect the natural flow pattern of any watercourse or groundwater supply.

(f)

Driveways and roads where alternative means of access are impractical, consistent with the purpose of this chapter.

(4)

Administration.

(a)

Upon written application, the Building Commissioner shall, with the consultation of a certified wetland scientist, determine, whether the parcel identified in the application and shown on any accompanying plot plan lies within Area 1 and/or Area 2 of a Watershed and Wetlands Protection Overlay District. In order to expedite this determination, the applicant shall provide the Building Commissioner with a complete overall topographic plan of the area proposed for use, prepared by a registered professional engineer or registered land surveyor, showing contour elevations at two-foot intervals, referred to United States Geological Survey datum.

(b)

This topographic drawing shall show all pertinent information, including existing brooks, streams, rivers and areas of ponding, the extent and depth of proposed excavation and/or filling limits of other proposed construction and/or appurtenant work.

(c)

A determination by the Building Commissioner that the parcel identified in the application lies within Area 1 and/or Area 2 of a Watershed and Wetlands Protection Overlay District shall require the Building Commissioner's immediate referral to the Randolph Planning Board for recommendation for a finding consistent with the intent of this chapter. The Planning Board will require copies of all information submitted to the Building Commissioner for its consideration of the application. Any owner of land in Area 1 and/or Area 2 who is aggrieved by a decision of the Building Commissioner and/or Planning Board may appeal to the Zoning Board of Appeals.

(5)

The Floodplain District is herein established as an overlay district. The District includes all special flood hazard areas within Randolph designated at Zone A, AE, AH, AO, A99, V or VE on the Norfolk County Flood Insurance Rate Map (FIRM) dated July 8, 2025, issued by the Federal Emergency Management Agency (FEMA) for the administration of the National Flood Insurance Program. The exact boundaries of the District shall be defined by the 1%-chance base flood elevations shown on the FIRM and further defined by the Norfolk County Flood Insurance Study (FIS) report dated July 8, 2025. The FIRM and FIS report are incorporated herein by reference and are on file with the Town Clerk, Planning Board, Building Commissioner, Conservation Commission and Town Engineer.

(6)

Floodplain Overlay District. Special flood hazard areas. Areas are as created by the National Flood Insurance Program (NFIP) and the Federal Emergency Management Agency (FEMA) on their most current maps adopted by the Town of Randolph [see Subsection B(5)], in conjunction with the State Flood Hazard Management Program of the Department of Environment's Management Office of Water Resources, the State Building Code, Wetlands Overlay Protection Act, State Sanitary Code and the Town of Randolph Watershed and Wetlands Protection Overlay District Zoning Code, and any other applicable zoning codes and/or ordinance.

(a)

Statement of floodplain area purposes:

[1]

Ensure public safety through reducing the threats to life and personal injury.

[2]

Eliminate new hazards to emergency response officials.

[3]

Prevent the occurrence of public emergencies resulting from water quality contamination and pollution due to flooding.

[4]

Avoid the loss of utility services which, if damaged by flooding, would disrupt or shut down the utility network and impact regions of the community beyond the site of flooding.

[5]

Eliminate costs associated with the response and cleanup of flooding conditions.

[6]

Reduce damage to public and private property resulting from flooding waters.

(b)

Designation of flood plain administrator. The Town of Randolph hereby designates the position of Building Commissioner to be the official floodplain administrator for the Town.

(c)

Permits required for all development in the Floodplain Overlay District. The Town of Randolph requires a permit for all proposed construction or other development in the floodplain overlay district, including new construction or changes to existing buildings, placement of manufactured homes, placement of agricultural facilities, fences, sheds, storage facilities or drilling, mining, paving and any other development that might increase flooding or adversely impact flood risks to other properties.

The permit review process includes the use of a checklist of all local, state and federal permits that will be necessary in order to carry out the proposed development in the floodplain overlay district. The proponent must acquire all necessary permits and must submit the completed checklist demonstrating that all necessary permits have been acquired.

(d)

Base flood elevation and floodway data.

[1]

Floodway data. In Zones A, A1-30 and AE, along watercourses that have not had a regulatory floodway designated, the best available federal, state, local, or other floodway data shall be used to prohibit encroachments in the floodway which would result in any increase in flood levels within the community during the occurrence of the base flood discharge.

[2]

Base flood elevation data. Base flood elevation data are required for subdivision proposals or other developments greater than fifty (50) lots or five (5) acres, whichever is less, within unnumbered A Zones.

(e)

Notification of watercourse alteration. In a riverine situation, the Floodplain Administrator for the Town of Randolph shall notify the following of any alteration or relocation of a watercourse:

[1]

Adjacent communities.

[2]

NFIP State Coordinator, Massachusetts Department of Conservation and Recreation.

[3]

NFIP Program Specialist, FEMA (Federal Emergency Management Agency) Region 1.

(f)

Use regulations.

[1]

The Floodplain Area is established as an overlay area to all zoning districts. All development in the area, including structural and nonstructural activities, whether permitted by right or by special permit, must be in compliance with MGL c. 131, § 40, as amended, and with the following:

[a]

Sections of the Massachusetts State Building Code (780 CMR) which address floodplain areas and coastal high-hazard areas.

[b]

Wetlands Protection Regulations, Department of Environmental Protection.

[c]

Inland Wetlands Restrictions, Department of Environmental Protection (310 CMR 13.00).

[d]

Minimum Requirement for the Subsurface Disposal of Sanitary Sewage, Department of Environmental Protection (310 CMR 15, Title 5).

[2]

Any variances from the provisions and requirements of the above-referenced state regulations may only be granted in accordance with the required variance procedures of those state regulations.

[3]

No variance to the floodplain areas may be granted by the Zoning Board of Appeals.

(g)

Other use regulations.

[1]

Within Zones AH and AO on the FIRM, adequate drainage paths are required around structures on slopes, to guide floodwaters around and away from proposed structures are required.

[2]

In Zones A1-30 and AE along watercourses that have a regulatory floodway designated, the encroachments are prohibited unless it has been demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge.

[3]

Unnumbered A Zones. In A Zones, in the absence of FEMA BFE data and floodway data, obtain, review and reasonably utilize base flood elevation and floodway data available from a Federal, State, or other source as criteria for requiring new construction, substantial improvements, or other development in Zone A as the basis for elevating residential structures to or above base flood level, for floodproofing or elevating non-residential structures to or above base flood level, and for prohibiting encroachments in floodways [44CFR 60.3(b)(4)].

[4]

All subdivision proposals must assure that:

[a]

Such proposals minimize flood damage.

[b]

All public utilities and facilities are located and constructed to minimize or eliminate flood damage.

[c]

Adequate drainage is provided to reduce exposure to flood hazards.

[d]

Existing contour intervals of site and elevations of existing structures must be included on plan proposal.

[5]

Recreational vehicles. In A and AE zones, all recreational vehicles to be placed on a site must be elevated and anchored in accordance with the zone's regulations for foundation and elevation requirements or be on the site for less than 180 consecutive days or be fully licensed and highway ready.

[6]

For development within the special flood hazard areas, a copy of the development or site plan shall be transmitted to the Conservation Commission, Planning Board, Board of Health, Town Engineer and Building Commissioner for comments prior to issuing applicable permits or approvals.

(h)

Permitted uses. The following uses of low flood damage potential and causing no obstructions to flood flows are encouraged, provided they are permitted in the underlying district and they do not require structures, fill, or storage of materials or equipment:

[1]

Agricultural uses such as farming, grazing, truck farming, horticulture, etc.

[2]

Forestry and nursery uses.

[3]

Outdoor recreational uses, including fishing, boating, play area, etc.

[4]

Conservation of water, plants and wildlife.

[5]

Wildlife management areas; foot, bicycle, and/or horse paths.

[6]

Temporary nonresidential structures used in connection with fishing, growing, harvesting, storage or sale of crops raised on the premises.

[7]

Buildings lawfully existing prior to the adoption of these provisions.

(i)

Public health. The Board of Health and Department of Public Works, in reviewing all proposed water and sewer facilities to be located in the floodplain areas, shall require that:

[1]

New and replacement water supply systems be designed to minimize or eliminate infiltration of floodwaters into the systems.

[2]

New and replacement sanitary sewage systems be designed to minimize or eliminate infiltration of floodwaters into the systems and discharges from the systems into floodwaters and on-site waste disposal systems to be located to avoid impairment to them or contamination from them during flooding.

(j)

Institutional open space districts. The following uses are permitted in an Institutional Open Space District: houses of worship, schools, parish houses, convents, cemeteries, rectories and accessory uses on the same lot with and customarily incidental to any of the above permitted uses.

(k)

Abrogation and greater restriction. The floodplain management regulations found in this Floodplain Overlay District section shall take precedence over any less restrictive conflicting local laws, ordinances or codes.

(l)

Disclaimer of liability. The degree of flood protection required by this ordinance is considered reasonable but does not imply total flood protection.

(m)

Severability. If any section, provision or portion of this ordinance is deemed to be unconstitutional or invalid by a court, the remainder of the ordinance shall be effective.

(n)

Requirement to submit new technical data. If the Town acquires data that changes the base flood elevation in the FEMA mapped Special Flood Hazard Areas, the Town will, within six (6) months, notify FEMA of these changes by submitting the technical or scientific data that supports the change(s). Notification shall be submitted to:

NFIP Program Specialist.

FEMA Region.

Massachusetts NFIP State Coordinator.

MA Dept of Conservation & Recreation.

(o)

Variances to building code floodplain standards.

[1]

The Town of Randolph will request from the State Building Code Appeals Board a written and/or audible copy of the portion of the hearing related to the variance, and will maintain this record in the community's files.

[2]

The Town shall also issue a letter to the property owner regarding potential impacts to the annual premiums for the flood insurance policy covering that property, in writing over the signature of a community official that:

[a]

The issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as $25 for $100 of insurance coverage and

[b]

Such construction below the base flood level increases risks to life and property.

Such notification shall be maintained with the record of all variance actions for the referenced development in the floodplain overlay district.

(p)

Variances to local Zoning Ordinances related to community compliance with the National Flood Insurance Program (NFIP). A variance from these floodplain ordinances must meet the requirements set out by State law, and may only be granted if:

[1]

Good and sufficient cause and exceptional non-financial hardship exist;

[2]

The variance will not result in additional threats to public safety, extraordinary public expense, or fraud or victimization of the public; and

[3]

The variance is the minimum action necessary to afford relief.

§ 10.5 Great Pond Commerce Center Overlay District.

Purpose of district. The purpose of the Great Pond Commerce Center Overlay District is to promote the general welfare of the community by assuring the economic viability and vitality of the former Pacella Industrial Park area while minimizing potential adverse impacts upon nearby neighborhoods and other premises. This purpose is to be achieved through the establishment of controls specifically for expanded business or industrial uses at locations where either such uses already exist or they would be appropriate because of access and other geographical considerations.

Scope of authority. The Great Pond Commerce Center Overlay District shall be a superimposed district and not replace the underlying zoning district(s). The regulations of this overlay district shall govern all new construction as well as reconstruction or expansion of new or existing buildings, and shall also govern new or expanded uses, regardless of the nature of such uses, and regardless of whether the requirements of this Section 10.5 are more or less restrictive than those of the comparable regulations for the underlying district at that location. The provisions of this Section 10.5 shall supersede those of Sections 7.3 through 7.5, inclusive, Sections 5.3 through 5.5, inclusive, and Sections 5.6 and 5.7, inclusive. On all other matters, the provisions of the underlying district(s) shall continue to govern.

Allowed uses. The following are the permitted uses in the Great Pond Commerce Center Overlay District.

(1)

Hotels/Motels.

(2)

Libraries, museums, cultural institutions.

(3)

Catering establishments.

(4)

Urgent Care Facilities.

(5)

General services.

(6)

Office, professional.

(7)

Personal services, not otherwise defined.

(8)

Professional services, not otherwise defined.

(9)

Recording studios.

(10)

Restaurant.

(11)

Veterinary clinic, excl. animal boarding.

(12)

Light Manufacturing.

(13)

Printing and publishing.

(14)

Scientific or research facilities.

(15)

Warehousing and storage.

(16)

Wholesaling, warehousing, distributing, repair, rental of any commodity, excluding live animals, explosives and storage of flammable liquids and gases.

(17)

Farmers markets.

(18)

Orchards, nurseries or other commercial agricultural production.

(19)

Plant nurseries, retail.

(20)

Golf driving ranges, "miniature" golf course, or other similar outdoor commercial recreation use (but not including an amusement park, drive-in theater or open-air facilities for "spectator sports").

(21)

Health or exercise clubs.

(22)

Indoor recreation/entertainment, including billiards, bowling alleys, game rooms, video arcades, ice and roller skating rinks.

(23)

Private clubs, lodges or other nonprofit social, cultural, civic or recreational uses.

(24)

Auto parts and accessory stores.

(25)

Auto sound system installation, auto glass tinting and repair, and similar uses.

(26)

Taxi, limousine and livery dispatching services.

Special permit uses. All uses permitted by special permit in the underlying district at a given location may be allowed in the overlay district upon the issuance of a special permit by the applicable special permit granting authority under such conditions as that authority may require.

Multiple buildings and uses. More than one (1) building and/or use on a lot is allowed in the Great Pond Commerce Center Overlay District as a matter of right, so long as each building and/or use is in compliance with the requirements of this Section 10.5.

Dimensional and area requirements.

Requirement	Standard/Condition
Minimum lot size	No building shall be constructed on any lot containing less than sixty thousand (60,000) square feet of land.
Minimum lot frontage	No building shall be constructed on any lot containing less than one hundred twenty (120) feet of frontage on a public way.
Building setbacks	No building shall be constructed so as to be nearer to the line of any street than the required setback distance or nearer to the side lines of the lot on which it is located than the required side yard width or nearer to the rear line of the lot on which it is located than the required rear yard depth specified in the following table
	Required setback distance	Twenty (20) feet from the side line of Pond Street; ten (10) feet from the side line of any other street.
	Required side yard width	Five (5) feet; forty (40) feet if side yard abuts a residential district within the Town of Randolph or a building located within the Town of Randolph and used primarily for residential purposes
	Required rear yard depth	Ten (10) feet; forty (40) feet if rear yard abuts a residential district within the Town of Randolph or a building located within the Town of Randolph and used primarily for residential purposes
	Notwithstanding any other provision hereof, all newly constructed buildings or expanded buildings shall be developed in such a way as to provide unimpeded access on all sides or faces thereof for fire and other emergency vehicles.
Building height	Buildings which are located on lots not directly abutting any portion of a residentially zoned premises within the Town of Randolph may contain a maximum of six (6) stories and shall not exceed seventy-eight (78) feet in height. Buildings which are located on lots which directly abut any portion of a residentially zoned premises within the Town of Randolph may contain two (2) stories and shall not exceed twenty-five (25) feet in height. All height measurements shall be made in the fashion set forth in the State Building Code, 780 CMR.
Lot coverage	No lot shall be developed such that the buildings thereon and other impervious surfaces added thereto cover more than seventy-five percent (75%) of the overall lot area. Of this amount, no more than fifty percent (50%) may be devoted to a building or buildings and no more than twenty-five percent (25%) to impervious surface(s).
Buffer strips	A minimum five-foot-wide buffer strip shall be maintained along the entire frontage of all lots, excepting only those portions of the lot frontage which must be paved for normal vehicular access. Said buffer shall be maintained as a planting area and shall be landscaped with grass, trees, shrubs and/or other natural materials. A minimum forty-foot (40) wide buffer strip shall be maintained along the entire side and rear boundary lines of all lots within the Great Pond Commerce Center Overlay District where the side or rear yard of the lot in question abuts a residential district within the Town of Randolph or a building located within the Town of Randolph which is used for residential purposes. Otherwise, no buffer requirement shall apply in the side and/or rear yard areas.
Parking and loading	For retail stores and offices including salesrooms and showrooms, consumer service establishments, public administration buildings, business and professional offices, executive and administrative offices, banks and other financial institutions or any form of educational institution, one (1) parking space for each two hundred fifty (250) square feet of gross floor area. For purposes hereof, "gross floor area" means the aggregate total floor area of all levels contained within exterior walls, but does not include basement space used for heating and utilities, storage or for automobile parking. i. Uses not listed in the preceding subsection shall meet the parking space requirements of Section 7.6 of this chapter. ii. Parking of motor vehicles shall be permitted either on grade, below grade within the basements of buildings or above grade on so-called "parking shelves" constructed for such purpose. Adequate means of ventilation shall be provided for any parking area located below grade.
	The net area for each individual parking space required shall be no less than one hundred sixty-two (162) square feet. Each such parking space shall have a length of not less than eighteen (18) feet and a width of not less than nine (9) feet. This provision shall not apply to handicapped parking spaces, the overall size, dimensions and number of which shall be consistent with applicable local, state or federal requirements for same.
	The off-street parking spaces required may be provided either on the same lot or premises with the parking generator or on any lot or premises, whether or not otherwise associated therewith, a substantial portion of which at least is within five hundred (500) feet of the generator. All required handicapped parking spaces must be located on the same lot or premises as the parking generator.
	Off-street parking facilities and connecting drives between such facilities and the street shall be designed so as to ensure the safety and convenience of persons traveling within or through the parking area and between the parking facility and the street. Each building or group of buildings shall have sufficient off-street loading space to ensure that all loading operations take place off the public way. Loading spaces and access drives leading to loading spaces shall be so designed that vehicles to be loaded or unloaded are not required to maneuver in the public way to enter or leave the designated loading area and so as to minimize the impact of any loading operations on any abutting residential premises.
	Lamps or lights which may be installed to illuminate any parking spaces or parking area shall be configured so that the fallout from said lamps or lights shall not impact abutting residential premises.

§ 10.6 Sanitary Facility Districts.

The following uses are permitted in a Sanitary Facility District:

Sanitary landfill, refuse transfer station, resource recovery center, recycling center, dumping ground for refuse or any other works for treating or disposing of refuse, excluding incinerators. "Refuse" means all solid or liquid waste materials, including garbage and rubbish, but not including untreated sewage, liquid chemicals and special waste.

Buildings and structures of one-story size, not more than twenty (20) feet high, fences, roadway for access and egress and drainage systems used in connection with any of the uses permitted in Subsection A; and buildings and structures of one-story size, not more than twenty (20) feet high, for the housing, protecting, servicing and/or supplying of machinery or equipment therefor and administration facilities therefor.

Such accessory uses as are customary in connection with the uses permitted in Subsections A and B above and are incidental thereto shall be in strict compliance with the Board of Health and state sanitary laws.

§ 10.7 Randolph Community Multi-Family Overlay District (RCMOD).

Purpose. The purpose of the Randolph Community Multi-Family Overlay District (RCMOD) is to allow multi-family housing as of right in accordance with Section 3A of the Zoning Act (Massachusetts General Laws Chapter 40A). This zoning provides for as-of-right multi-family housing to accomplish the following purposes:

(1)

Comply with Section 3A of MGL Chapter 40A, the "MBTA Communities Act."

(2)

Encourage the production of a variety of housing sizes and typologies to provide equal access to new housing throughout the community for people with a variety of needs and income levels;

(3)

Support vibrant neighborhoods by encouraging an appropriate mix and intensity of uses to support an active public space that provides equal access to housing, jobs, gathering spaces, recreational opportunities, goods, and services within a half-mile of a transit station.

(4)

Preserve open space in a community by locating new housing within or adjacent to existing developed areas and infrastructure.

(5)

Increase the municipal tax base through private investment in new residential developments.

Establishment and Applicability. This RCMOD is an overlay district having a land area of approximately 144.2 acres in size that is superimposed over the underlying zoning district(s) and is shown on the Zoning Map.

(1)

Station Sub-District.

(2)

Chestnut West Sub-District.

(3)

Gill Farm Sub-District.

Permitted uses.

(1)

Uses permitted as of right. The following uses are permitted as of right within the RCMOD.

(a)

Multi-family housing.

(b)

Conversion of a single-family home to no more than four dwelling units.

(2)

Accessory uses. The following uses are considered accessory as of right to any of the permitted uses in Subsection C(1).

(a)

Parking, including surface parking and parking within a structure such as an aboveground or underground parking garage or other building on the same lot as the principal use.

Dimensional standards.

(1)

Table of dimensional standards. Notwithstanding anything to the contrary in this Zoning, the dimensional requirements applicable to projects constructed in the RCMOD under the RCMOD zoning are as follows:

Standard	Station Sub-District	Chestnut West Sub-District	Gill Farm Sub-District
Minimum lot size (square feet)	12,000	43,560	130,680
Minimum frontage (feet)	100	75	75
Minimum lot depth (feet)	75	75	75
Height
Stories (maximum)	3	4	5
Feet (maximum)	40	50	60
Lot Coverage (%)
Building (maximum)	30	20	20
Impervious surface (maximum)	20	20	20
Lot coverage (maximum)	50	40	40
Green area/open space (minimum)	50	60	60
Maximum dwelling units per acre	15	14	30
Setbacks (feet)
Front	25, and see Section 5.3.A	40, and see Section 5.3D.	Front
Side	15	40, and see Section 5.4.C.	Side
Rear	15, and see Section 5.5.A.	40, and see Section 5.5.B.	Rear
Buffer strips (side and rear) (feet)	5	20	Buffer Strips (Side and Rear) (feet)

(2)

Multi-building lots. In the RCMOD, lots may have more than one principal building on a single lot, provided that the Site Plan Review Authority finds through the site plan review process that safe and convenient access will be provided to all structures.

(3)

Exceptions. The limitation on the height of buildings shall not apply to chimneys, ventilators, towers, silos, spires, or other ornamental features of buildings, which features are in no way used for living purposes and do not constitute more than 25% of the ground floor area of the building. This paragraph supersedes Section 5.8A, Maximum Building Height.

(4)

Exceptions: renewable energy installations. The Site Plan Review Authority may waive the height and setbacks in Section 14.5D, Dimensional Standards, to accommodate the installation of solar photovoltaic, solar thermal, living, and other eco-roofs, energy storage, and air-source heat pump equipment. Such installations shall not create a significant detriment to abutters in terms of noise or shadow and must be appropriately integrated into the architecture of the building and the layout of the site. The installations shall not provide additional habitable space within the development.

Off-street parking. These parking requirements are applicable to development in the RCMOD.

(1)

Vehicle parking spaces. The following maximum numbers of off-street parking spaces shall be permitted either in surface parking or within garages or other structures:

Use	Station Sub-District	Chestnut West Sub-District	Gill Farm Sub-District
Multi-family (spaces per residential dwelling unit)	2	2	1

(2)

Bicycle parking spaces. There shall be a minimum of 1 covered bicycle storage space for every ten (10) dwelling units.

(a)

For a multi-family development of twenty-five (25) units or more, covered parking bicycle parking spaces for a minimum of twenty-five percent (25%) of the requirement shall be integrated into the structure of the building(s).

(3)

Article VII, Off-Street Parking Requirements, except Section 7.6, Required number of spaces, applies to developments within the RCMOD.

Affordability requirements.

(1)

Purpose.

(a)

Promote the public health, safety, and welfare by encouraging a diversity of housing opportunities for people of different income levels;

(b)

Provide for a full range of housing choices for households of all incomes, ages, and sizes;

(c)

Increase the production of affordable housing units to meet existing and anticipated housing needs; and

(d)

Work to overcome economic segregation, allowing the Town of Randolph to be a community of opportunity in which low and moderate-income households can advance economically.

(2)

Applicability. This requirement is applicable to all residential developments with ten (10) or more dwelling units, whether new construction, substantial rehabilitation, expansion, reconstruction, or residential conversion (Applicable Projects). No project may be divided or phased to avoid the requirements of this section.

(3)

Affordability requirements.

(a)

Subsidized Housing Inventory (SHI). All units affordable to households earning eighty percent (80%) or less of AMI created in the RCMOD under this section must be eligible for listing on EOHLC's Subsidized Housing Inventory.

(4)

Provision of affordable housing. In Applicable Projects, not fewer than ten percent (10%) of housing units constructed shall be Affordable Housing Units. For purposes of calculating the number of units of Affordable Housing required within a development project, a fractional unit shall be rounded down to the next whole number. The Affordable Units shall be available to households earning income up to eighty percent (80%) of the AMI.

(5)

Development standards. Affordable Units shall be:

(a)

Integrated with the rest of the development and shall be compatible in design, appearance, construction, and quality of exterior and interior materials with the other units and/or lots;

(b)

Dispersed throughout the development;

(c)

Located such that the units have equal access to shared amenities, including light and air, and utilities (including any bicycle storage and/or Electric Vehicle charging stations) within the development;

(d)

Located such that the units have equal avoidance of any potential nuisances as market-rate units within the development;

(e)

Distributed proportionately among unit sizes; and

(f)

Distributed proportionately across each phase of a phased development.

(g)

Occupancy permits may be issued for market-rate units prior to the end of construction of the entire development, provided that occupancy permits for Affordable Units are issued simultaneously on a pro rata basis.

(6)

Administration.

(a)

The Zoning Enforcement Officer shall be responsible for administering and enforcing the requirements in this section.

(b)

Occupancy permits shall not be issued without confirmation that a regulatory agreement for a Local Initiative Program (LIP) or Local Action Unit (LAU) is in place with EOHLC.

Site plan review.

(1)

Applicability. Site Plan Review is required for all projects within the RCMOD. The Site Plan Review Authority shall review an application for Site Plan Review for consistency with the purpose and intent of Section 10.7A through D.

(2)

Submission requirements. As part of any application for Site Plan Review for a project within the RCMOD submitted under Section 10.7C through F, the Applicant must submit the following documents to the Town of Randolph:

(a)

Application and fee for Site Plan Review.

(b)

In accordance with MGL c. 44, § 53G, the Planning Board may require that applicants pay the reasonable cost (project review fee) for the employment of outside consultants to review a proposed site plan and/or an as-built plan. The project review fee may be used to engage experts, other than attorneys, as outside consultants to assist the applicable acting body in the technical evaluation of a site plan and/or an as-built plan.

(c)

Site plans that show the position of the building on the site, points of vehicular access to and from the site and vehicular circulation on the site, stormwater management, utilities, and landscape treatments, including any screening of adjacent properties, and other information commonly required by Municipality for Site Plan Review.

(d)

Elevations of the building(s) showing the architectural design of the building.

(e)

All site plans shall be prepared by a certified architect, landscape architect, and/or a civil engineer registered in the Commonwealth of Massachusetts. All landscape plans shall be prepared by a certified landscape architect registered in the Commonwealth of Massachusetts. All building elevations shall be prepared by a certified architect registered in the Commonwealth of Massachusetts. All plans shall be signed and stamped, and drawings prepared at a scale of one inch equals forty feet (1" = 40') or larger, or at a scale as approved in advance by the Permitting Authority.

(f)

Narrative of compliance with the development standards set forth in Section 11.3E, Standards and Criteria.

(g)

As-built plans shall be required as defined in Section 11.3F, As-built plans.

(3)

Timeline. Site Plan Review should be commenced no later than 30 days after the submission of a complete application and should be completed expeditiously.

(a)

The Site Plan Review Authority may, when appropriate, seek the input of other municipal boards or officials. Copies of the application and site plan will be circulated for review and comment to the appropriate Town departments or commissions. Town departments will have fifteen (15) days to forward comments to the applicable acting body.

(b)

A decision shall be made within sixty (60) days of receipt of a complete accepted application, unless extended by mutual agreement. When the Planning Board is the Site Plan Review Authority, the Planning Board will vote as a simple majority.

(c)

A report of the Planning Board's decision/findings or the Planning Board designee's decision/findings shall be forwarded to applicable departments, including Building, Conservation, DPW, Engineering, Fire and Health, and a copy included in the building jacket.

(d)

Failure of the Planning Board or its designee(s) to act within sixty (60) days of a complete accepted application shall be deemed an approval.

(e)

In general, site plan review should be completed no more than six (6) months after the submission of the application.

(4)

Site plan approval. Site Plan approval for uses listed in Section 10.7C, Permitted Uses, shall be granted upon determination by the Site Plan Review Authority that the following conditions have been satisfied. The Site Plan Review Authority may impose reasonable conditions, at the expense of the applicant, to ensure that these conditions have been satisfied.

(a)

The Applicant has submitted the required fees and information as set forth in the Town of Randolph's requirements for a Building Permit and Section 11.3, Site Plan Review (unless modified by this Section 10.7G); and

(b)

The project as described in the application meets the development standards set forth in Section 11.3E, Standards and Criteria. Upon the request of the Applicant, the Site Plan Review Authority may waive the requirements of Section 11.3E, Standards and Criteria, in the interests of design flexibility and overall project quality, and upon a finding of consistency of such variation with the overall purpose and objectives of the RCMOD.

(5)

Project phasing. An Applicant may propose, in a Site Plan Review submission, that a project be developed in phases subject to the approval of the Site Plan Review Authority, provided that the submission shows the full buildout of the project and all associated impacts as of the completion of the final phase. However, no project may be phased solely to avoid the provisions of Section 10.7F, Affordability Requirements. The Planning Board may require a performance guarantee for a phased development to ensure completion according to the conditions of the site plan approval decision. The performance guarantee, if required, shall be one (1) of the methods stated in MGL c. 41, § 81U, and the amount of the guarantee shall be determined by the Planning Board and transmitted to the Planning Board within 45 days following approval.

Randolph City Zoning Code

ARTICLE 10

Overlay and Special Districts

§ 10.1 Multifamily Affordability Overlay District.

Requirements.

(1)

(2)

A special permit shall have been issued by the Town Council under such conditions as the Town Council may require.

(3)

(4)

Scope of authority.

(1)

(2)

Dimensional, lot coverage and area requirements.

Requirement	Standard/Condition
Maximum lot coverage	Buildings in a Multifamily Affordability Overlay District shall not exceed twenty percent (20%) of the area of the lot on which they stand, and not more than fourteen (14) family units per acre of land covered by the lot shall be permitted.
Building height requirements	Any buildings in a Multifamily Affordability Overlay District may contain a maximum of four (4) stories and shall not exceed fifty-five (55) feet in height, provided that the respective building or buildings are not within sixty-five (65) feet of a residential district within the Town of Randolph or a lot located within the Town of Randolph used primarily for residential purposes. All height measurements shall conform to the requirements of the State Building Code, 780 CMR 502.
Impervious lot coverage	In the building or buildings in a Multifamily Affordability Overlay District, no lot shall be developed such that the buildings thereon and other impervious surfaces added thereto cover more than forty-five percent (45%) of the overall lot area.
Off-street parking
Notwithstanding anything in the Zoning Code to the contrary, in a Multifamily Affordability Overlay District, the off-street parking requirements shall be the following:	For each one-bedroom apartment there shall be a minimum of one and five-tenths (1.5) parking spaces. Furthermore, each additional bedroom in an apartment, in excess of the first bedroom, shall require an additional twenty-five-hundredths (0.25) parking space. The net area for each individual parking space required shall be not less than one hundred sixty-two (162) square feet. Each such parking space shall have a length of not less than eighteen (18) feet and a width of not less than nine (9) feet. Twenty percent of the required parking spaces for the respective Multifamily Affordability Zone may be designed for compact cars.
	The number of required spaces shall be based on Section 7.6 hereunder, and not be based on the amount of gross floor area in the respective zone.

§ 10.2 Market Rate Multifamily Overlay District.

Requirements.

(1)

The MRMOD shall consist of the following lots:

Assessor's Map	Lot Number
Map 3 Block O	Lot 1.01
Map 3 Block O	Lot 1.30
Map 3 Block O	Lot 4.01

(2)

(3)

The MRMD shall require a special permit from the Town Council acting as special permit granting authority (SPGA) with such conditions as may be required.

(4)

Performance or mitigation measures may be imposed by the SPGA, which may include monetary payments intended to offset the direct or indirect impacts caused by the MRMD.

(5)

Scope of authority.

(1)

(2)

Dimensional, lot coverage, and lot area requirements.

Requirement	Standard/Condition
Minimum lot area	Ten (10) acres
Minimum lot frontage	One hundred (100) feet
Building lot coverage	Fifty percent (50%)
Maximum impervious lot coverage	Thirty percent (30%)
Maximum total lot coverage	Eighty percent (80%)
Minimum setbacks	Forty (40) feet to residential districts, ten (10) feet otherwise. Setbacks will include landscaped buffers.
Maximum building height	Four (4) stories with basement; maximum height not to exceed sixty (60) feet as measured by the State Building Code; pitched-roof buildings to be measured from the average grade of the building measured six (6) feet from the building face to the midpoint between the eave and the peak of the roof.

Design standards.

(1)

Building location. All buildings within one hundred thirty (130) feet of a residential district shall not exceed thirty-five (35) feet in height.

(2)

(3)

(4)

Density. Maximum density shall not exceed thirty (30) dwelling units per acre in the MRMOD.

(5)

Building design. All buildings shall be wood frame with pitched roof.

§ 10.3 Union Crossing Transit District (UCTD).

Establishment of union crossing transit district (UCTD).

(1)

(a)

The parcel(s), must be contiguous and contain a minimum of five (5) acres of land that may include water bodies;

(b)

(c)

The parcel(s) must be under single ownership or presented under a joint development agreement between owners of contiguous parcels;

(d)

The applicant(s) must submit a site master plan for complete or phased development for the entire project as part of its first Special Permit submission for the project pursuant to this chapter; and

(e)

All parcels or portions of parcels that are in the Crawford Square Business District are excluded from this opportunity.

Applicability.

(1)

This chapter shall apply to parcels that meet the criteria outlined in Subsection B, above.

(2)

(3)

(4)

(5)

For each proposed UCTD project, the Site Plan Review provided for in the Town of Randolph Zoning Ordinances shall be conducted by the SPGA as part of the Special Permit process.

Permitted uses.

(1)

(2)

Noxious and hazardous uses are prohibited in the UCTD.

(3)

(4)

A UCTD project shall not include any use which consists of drive-through service, whereby a product or service is provided to a person who remains in a vehicle.

(5)

A UCTD project shall not include a parking lot or parking structure designed to serve uses other than those uses contained within the UCTD project.

Dimensional, lot coverage and lot area requirements.

Requirement	Standard/Condition
Lot frontage	When a UCTD project includes an individual parcel, that parcel must have minimum frontage (on a public way) of one hundred (100) feet. When a UCTD project includes multiple parcels, at least one parcel in the project must have minimum frontage (on a public way) of one hundred (100) feet, or the parcels when combined must have at least 100 contiguous feet of frontage (on a public way).
Lot depth	Minimum lot depth: 75 feet.
Side yard and rear yard setback requirements
Side yards	General minimum requirement	5 feet from the lot line.
	Side yard setback for two (2) story building abutting a residential district	20 feet from the lot line
	Side yard setback for three (3) story building abutting a residential district	30 feet from the lot line
	Side yard setback for four (4) story building abutting a residential district	40 feet from the lot line
Rear yards	General minimum requirement	10 feet from the lot line
	Rear yard setback for two (2) story building abutting a residential district	20 feet from the lot line
	Rear yard setback for three (3) story building abutting a residential district	30 feet from the lot line
	Rear yard setback for four (4) story building abutting a residential district	40 feet from the lot line
Maximum front yard	In order to define a consistent building line along the street, new buildings shall not be set back more than ten (10) feet from the front property line.
	The maximum front yard may be increased to thirty (30) feet provided that the additional yard area incorporates a courtyard or sitting area that adjoins and is open on one or more sides to a public sidewalk; is open to the public; contains pedestrian amenities such as seating; and is landscaped to create a separation from the street, to provide shade, to reduce noise, and to mitigate fumes.
The SPGA may require that the applicant include an access way to improve pedestrian circulation and for public safety access.
Building separation	Buildings on a single lot shall be at least twenty (20) feet apart to provide adequate separation for emergency access, unless the SPTC believes that it serves the public good and all buildings are fire-rated upon the written agreement of the Fire Chief.

Development intensity.

(1)

The maximum residential density of a UCTD project shall be fifteen (15) dwelling units per acre.

Building and structure height.

(1)

(a)

(b)

A roof appurtenance enclosing mechanical equipment may exceed the applicable maximum building and structure height provided that:

[1]

It is no more than five (5) feet above the roof surface;

[2]

It is no less than ten (10) feet from the exterior wall of the building; and

[3]

The horizontal area of all such appurtenances does not exceed twenty percent (20%) of the building footprint.

Open space.

(1)

Off-street parking.

(1)

Off-street parking spaces shall be provided as follows:

(a)

Residential: 1.5 spaces per dwelling unit plus: 1.0 visitor space per 10 residential units.

(b)

Commercial, office, retail and other: 1.0 space per 400 square feet of gross floor area.

(2)

(a)

Proximity to available public parking with ability to support the project;

(b)

Provision of a mix of uses on site with offset peak parking demand times;

(c)

A shared parking agreement with proximate properties with offset parking demand times;

(d)

Dedication of spaces for car-sharing services (e.g. ZipCar); and

(e)

Employers who provide transit incentives for their employees.

(3)

Parking for all residential units shall be provided either through a parking structure or at the rear of the residential units.

Bicycle parking. Bicycle parking facilities or storage shall be provided at a minimum of 1.0 space for every 10 dwelling units.

Landscaping.

(1)

(2)

Shade trees shall be planted by the developer along all public streets and internal ways within and abutting the property.

(3)

(4)

Trees shall be of a species common to the area, and shall be appropriate species to provide summer shade, winter light, and year-round visual interest.

(5)

Trees shall be 2.5 inches caliper at four (4) feet above grade and reach a height of at least thirty (30) feet at maturity.

(6)

All dumpsters and utility/service areas shall be screened with adequate plantings and/or landscape structures appropriate to the scale and character of the neighborhood.

(7)

Design standards. All UCTD projects shall comply with the following design standards, unless the SPGA finds any standard to be inappropriate for the proposed use:

(1)

Building design.

(a)

(b)

(c)

Building facades facing public streets or within thirty (30) feet of main entrances shall reflect a high level of detail refinement.

(d)

Building facades more than fifty (50) feet in length shall be divided into shorter segments by means of changes in materials, varying rooflines or other architectural treatments.

(e)

Rooftop building systems, such as mechanical and electrical equipment and antennas, shall be screened with appropriate architectural elements from all key observation points.

(f)

(g)

(2)

General site design.

(a)

Roadways, sidewalks and other infrastructure shall be designed in accordance with Town of Randolph Ordinances, rules and regulations and with the additional standards set forth below.

(b)

(c)

Pedestrian amenities such as benches, planters, trash receptacles, walkways and gardens, etc. shall be provided along the sidewalks of public streets and in open space plazas.

(d)

All utilities servicing a UCTD project shall be placed underground. All utility and drainage plans shall be approved as part of the site plan review process.

(e)

Off-street parking and loading spaces, internal ways and maneuvering areas shall be designed to provide for adequate drainage, snow storage and removal, maneuverability and curb cuts.

(f)

(g)

The number of driveway curb cuts shall be kept to a minimum.

(h)

Traffic control devices including signals and signage shall be installed at all appropriate locations.

(3)

Parking lot design.

(a)

(b)

Parking structures and lots shall have well designed and marked pedestrian walkways and connections to the sidewalk system.

(c)

(d)

(4)

Lighting.

(a)

Lighting shall be installed along roadways, driveways, pedestrian walkways and sidewalks.

(b)

Lighting shall not create overspill onto adjacent properties.

[1]

Luminaires shall be equipped with shielding, lenses or other cutoff devices to eliminate light trespass onto any abutting lot or parcel.

[2]

(c)

The style of light poles and fixtures shall be compatible with the character of the development.

(5)

Infrastructure.

(a)

(b)

(6)

Signs.

(a)

A UCTD project shall comply with the provisions of this section, which supersede the provisions of Article VIII, Signs, for all UCTD projects.

(b)

[1]

Such sign may be illuminated by an exterior, non-flashing, non-blinking source.

(c)

Within a UCTD project, each business with an exterior public entrance may have one (1) wall sign, attached and parallel to the facade containing said entrance as follows:

[1]

Maximum sign area: fifty (50) square feet or ten percent (10%) of the area of the facade occupied by the business, whichever is less.

[2]

Maximum projection from building wall: six inches (6").

(d)

Within a UCTD project, each business with an exterior public entrance may have one (1) projecting/blade sign attached perpendicular to the facade containing said entrance as follows:

[1]

Maximum height above grade: fifteen (15) feet.

[2]

Minimum clearance above grade: eight (8) feet.

[3]

Maximum sign area: six (6) square feet per side.

[4]

Maximum projection from building wall: four (4) feet.

(e)

Signs in display windows are permitted provided that such signage shall not cover more than ten percent (10%) of the display window area and shall be lighted only by building illumination.

(f)

(g)

(7)

The following additional signs are permitted in a UCTD project:

(a)

Any traffic or directional sign owned and installed by a governmental agency.

(b)

Ownership and maintenance of common facilities.

(1)

(2)

Project phasing.

(1)

(2)

Authority.

(1)

The UCTD shall require a special permit from the Town Council acting as special permit granting authority (SPGA) with such conditions' as may be required.

Approval criteria.

(1)

(a)

The project is consistent with the design, character, and scale specified in this Section 10.3 and is in harmony with the surrounding neighborhood;

(b)

The project is consistent with all sign, design, landscaping, lighting, buffering and public safety requirements and standards established by this Section 10.3;

(c)

The project protects and enhances important existing natural, historic and/or scenic site features;

(d)

There is convenient and safe vehicular and pedestrian movement within the site and in relation to traffic and/or adjacent streets;

(e)

(f)

(g)

There are adequate methods of refuse disposal and storage;

(h)

There are adequate snow management plans;

(i)

Local streets can reasonably accommodate traffic generated by the proposed uses;

(j)

(k)

Stormwater systems are designed to use Low Impact Design (LID) methodologies to mitigate drainage impact;

(l)

Stormwater flood mitigation is provided through the use of Best Management Practices (BMP's) to further reduce the frequency and intensity of flooding otherwise generated at the proposed site;

(m)

The landscaping plan includes adequate screening of adjacent residential uses, street trees, landscape islands and buffers; and

(n)

There is adequate screening for storage areas, loading docks, dumpsters, rooftop equipment and similar features.

§ 10.4 Watershed and wetland protection overlay districts.

The purpose of this district is to:

(1)

(2)

(3)

(1)

Each Watershed and Wetlands Protection Overlay District as specified in the Town of Randolph Wetlands Ordinance Chapter 196 shall be subdivided into areas as follows:

(a)

Area 1: all district land lying within the defined water and swampland area shown on the hereinbefore referenced topographic maps of the Town of Randolph and designated on said maps as "Area 1."

(b)

Area 2: all district land lying outside the defined water and swampland area shown on the hereinbefore referenced topographic maps of the Town of Randolph and designated on said maps as "Area 2."

(2)

District area restrictions.

(a)

Area 1: unsuitable for development of any type; not to be built upon, excavated or filled; may be used to satisfy applicable area requirements in accordance with the underlying zoning.

(b)

Area 2: development allowed in accordance with all the applicable laws and ordinance of the Town of Randolph governing use in accordance with the underlying zoning, with the following restrictions:

[1]

Any and all structures approved for construction within this area and required by law to be serviced with sanitary facilities shall be connected to the Town sewer systems.

[2]

[3]

[4]

All drainage must comply with the requirements of the Randolph Planning Board and Randolph Stormwater Authority.

(3)

Permitted uses shall be as follows:

(a)

Proper operation of and maintenance of dams and other water-control devices.

(b)

(c)

Appropriate governmental use, including but not limited to water and sewage works, pumping stations and river and stream clearance, jointly approved by the Town Engineer and Water Department.

(d)

(e)

(f)

Driveways and roads where alternative means of access are impractical, consistent with the purpose of this chapter.

(4)

Administration.

(a)

(b)

(c)

(5)

(6)

(a)

Statement of floodplain area purposes:

[1]

Ensure public safety through reducing the threats to life and personal injury.

[2]

Eliminate new hazards to emergency response officials.

[3]

Prevent the occurrence of public emergencies resulting from water quality contamination and pollution due to flooding.

[4]

Avoid the loss of utility services which, if damaged by flooding, would disrupt or shut down the utility network and impact regions of the community beyond the site of flooding.

[5]

Eliminate costs associated with the response and cleanup of flooding conditions.

[6]

Reduce damage to public and private property resulting from flooding waters.

(b)

Designation of flood plain administrator. The Town of Randolph hereby designates the position of Building Commissioner to be the official floodplain administrator for the Town.

(c)

(d)

Base flood elevation and floodway data.

[1]

[2]

(e)

Notification of watercourse alteration. In a riverine situation, the Floodplain Administrator for the Town of Randolph shall notify the following of any alteration or relocation of a watercourse:

[1]

Adjacent communities.

[2]

NFIP State Coordinator, Massachusetts Department of Conservation and Recreation.

[3]

NFIP Program Specialist, FEMA (Federal Emergency Management Agency) Region 1.

(f)

Use regulations.

[1]

[a]

Sections of the Massachusetts State Building Code (780 CMR) which address floodplain areas and coastal high-hazard areas.

[b]

Wetlands Protection Regulations, Department of Environmental Protection.

[c]

Inland Wetlands Restrictions, Department of Environmental Protection (310 CMR 13.00).

[d]

Minimum Requirement for the Subsurface Disposal of Sanitary Sewage, Department of Environmental Protection (310 CMR 15, Title 5).

[2]

Any variances from the provisions and requirements of the above-referenced state regulations may only be granted in accordance with the required variance procedures of those state regulations.

[3]

No variance to the floodplain areas may be granted by the Zoning Board of Appeals.

(g)

Other use regulations.

[1]

Within Zones AH and AO on the FIRM, adequate drainage paths are required around structures on slopes, to guide floodwaters around and away from proposed structures are required.

[2]

[3]

[4]

All subdivision proposals must assure that:

[a]

Such proposals minimize flood damage.

[b]

All public utilities and facilities are located and constructed to minimize or eliminate flood damage.

[c]

Adequate drainage is provided to reduce exposure to flood hazards.

[d]

Existing contour intervals of site and elevations of existing structures must be included on plan proposal.

[5]

[6]

(h)

[1]

Agricultural uses such as farming, grazing, truck farming, horticulture, etc.

[2]

Forestry and nursery uses.

[3]

Outdoor recreational uses, including fishing, boating, play area, etc.

[4]

Conservation of water, plants and wildlife.

[5]

Wildlife management areas; foot, bicycle, and/or horse paths.

[6]

Temporary nonresidential structures used in connection with fishing, growing, harvesting, storage or sale of crops raised on the premises.

[7]

Buildings lawfully existing prior to the adoption of these provisions.

(i)

Public health. The Board of Health and Department of Public Works, in reviewing all proposed water and sewer facilities to be located in the floodplain areas, shall require that:

[1]

New and replacement water supply systems be designed to minimize or eliminate infiltration of floodwaters into the systems.

[2]

(j)

(k)

(l)

Disclaimer of liability. The degree of flood protection required by this ordinance is considered reasonable but does not imply total flood protection.

(m)

Severability. If any section, provision or portion of this ordinance is deemed to be unconstitutional or invalid by a court, the remainder of the ordinance shall be effective.

(n)

NFIP Program Specialist.

FEMA Region.

Massachusetts NFIP State Coordinator.

MA Dept of Conservation & Recreation.

(o)

Variances to building code floodplain standards.

[1]

[2]

[a]

[b]

Such construction below the base flood level increases risks to life and property.

Such notification shall be maintained with the record of all variance actions for the referenced development in the floodplain overlay district.

(p)

[1]

Good and sufficient cause and exceptional non-financial hardship exist;

[2]

The variance will not result in additional threats to public safety, extraordinary public expense, or fraud or victimization of the public; and

[3]

The variance is the minimum action necessary to afford relief.

§ 10.5 Great Pond Commerce Center Overlay District.

Allowed uses. The following are the permitted uses in the Great Pond Commerce Center Overlay District.

(1)

Hotels/Motels.

(2)

Libraries, museums, cultural institutions.

(3)

Catering establishments.

(4)

Urgent Care Facilities.

(5)

General services.

(6)

Office, professional.

(7)

Personal services, not otherwise defined.

(8)

Professional services, not otherwise defined.

(9)

Recording studios.

(10)

Restaurant.

(11)

Veterinary clinic, excl. animal boarding.

(12)

Light Manufacturing.

(13)

Printing and publishing.

(14)

Scientific or research facilities.

(15)

Warehousing and storage.

(16)

Wholesaling, warehousing, distributing, repair, rental of any commodity, excluding live animals, explosives and storage of flammable liquids and gases.

(17)

Farmers markets.

(18)

Orchards, nurseries or other commercial agricultural production.

(19)

Plant nurseries, retail.

(20)

Golf driving ranges, "miniature" golf course, or other similar outdoor commercial recreation use (but not including an amusement park, drive-in theater or open-air facilities for "spectator sports").

(21)

Health or exercise clubs.

(22)

Indoor recreation/entertainment, including billiards, bowling alleys, game rooms, video arcades, ice and roller skating rinks.

(23)

Private clubs, lodges or other nonprofit social, cultural, civic or recreational uses.

(24)

Auto parts and accessory stores.

(25)

Auto sound system installation, auto glass tinting and repair, and similar uses.

(26)

Taxi, limousine and livery dispatching services.

Dimensional and area requirements.

Requirement	Standard/Condition
Minimum lot size	No building shall be constructed on any lot containing less than sixty thousand (60,000) square feet of land.
Minimum lot frontage	No building shall be constructed on any lot containing less than one hundred twenty (120) feet of frontage on a public way.
Building setbacks	No building shall be constructed so as to be nearer to the line of any street than the required setback distance or nearer to the side lines of the lot on which it is located than the required side yard width or nearer to the rear line of the lot on which it is located than the required rear yard depth specified in the following table
	Required setback distance	Twenty (20) feet from the side line of Pond Street; ten (10) feet from the side line of any other street.
	Required side yard width	Five (5) feet; forty (40) feet if side yard abuts a residential district within the Town of Randolph or a building located within the Town of Randolph and used primarily for residential purposes
	Required rear yard depth	Ten (10) feet; forty (40) feet if rear yard abuts a residential district within the Town of Randolph or a building located within the Town of Randolph and used primarily for residential purposes
	Notwithstanding any other provision hereof, all newly constructed buildings or expanded buildings shall be developed in such a way as to provide unimpeded access on all sides or faces thereof for fire and other emergency vehicles.
Building height	Buildings which are located on lots not directly abutting any portion of a residentially zoned premises within the Town of Randolph may contain a maximum of six (6) stories and shall not exceed seventy-eight (78) feet in height. Buildings which are located on lots which directly abut any portion of a residentially zoned premises within the Town of Randolph may contain two (2) stories and shall not exceed twenty-five (25) feet in height. All height measurements shall be made in the fashion set forth in the State Building Code, 780 CMR.
Lot coverage	No lot shall be developed such that the buildings thereon and other impervious surfaces added thereto cover more than seventy-five percent (75%) of the overall lot area. Of this amount, no more than fifty percent (50%) may be devoted to a building or buildings and no more than twenty-five percent (25%) to impervious surface(s).
Buffer strips	A minimum five-foot-wide buffer strip shall be maintained along the entire frontage of all lots, excepting only those portions of the lot frontage which must be paved for normal vehicular access. Said buffer shall be maintained as a planting area and shall be landscaped with grass, trees, shrubs and/or other natural materials. A minimum forty-foot (40) wide buffer strip shall be maintained along the entire side and rear boundary lines of all lots within the Great Pond Commerce Center Overlay District where the side or rear yard of the lot in question abuts a residential district within the Town of Randolph or a building located within the Town of Randolph which is used for residential purposes. Otherwise, no buffer requirement shall apply in the side and/or rear yard areas.
Parking and loading	For retail stores and offices including salesrooms and showrooms, consumer service establishments, public administration buildings, business and professional offices, executive and administrative offices, banks and other financial institutions or any form of educational institution, one (1) parking space for each two hundred fifty (250) square feet of gross floor area. For purposes hereof, "gross floor area" means the aggregate total floor area of all levels contained within exterior walls, but does not include basement space used for heating and utilities, storage or for automobile parking. i. Uses not listed in the preceding subsection shall meet the parking space requirements of Section 7.6 of this chapter. ii. Parking of motor vehicles shall be permitted either on grade, below grade within the basements of buildings or above grade on so-called "parking shelves" constructed for such purpose. Adequate means of ventilation shall be provided for any parking area located below grade.
	The net area for each individual parking space required shall be no less than one hundred sixty-two (162) square feet. Each such parking space shall have a length of not less than eighteen (18) feet and a width of not less than nine (9) feet. This provision shall not apply to handicapped parking spaces, the overall size, dimensions and number of which shall be consistent with applicable local, state or federal requirements for same.
	The off-street parking spaces required may be provided either on the same lot or premises with the parking generator or on any lot or premises, whether or not otherwise associated therewith, a substantial portion of which at least is within five hundred (500) feet of the generator. All required handicapped parking spaces must be located on the same lot or premises as the parking generator.
	Off-street parking facilities and connecting drives between such facilities and the street shall be designed so as to ensure the safety and convenience of persons traveling within or through the parking area and between the parking facility and the street. Each building or group of buildings shall have sufficient off-street loading space to ensure that all loading operations take place off the public way. Loading spaces and access drives leading to loading spaces shall be so designed that vehicles to be loaded or unloaded are not required to maneuver in the public way to enter or leave the designated loading area and so as to minimize the impact of any loading operations on any abutting residential premises.
	Lamps or lights which may be installed to illuminate any parking spaces or parking area shall be configured so that the fallout from said lamps or lights shall not impact abutting residential premises.

§ 10.6 Sanitary Facility Districts.

The following uses are permitted in a Sanitary Facility District:

§ 10.7 Randolph Community Multi-Family Overlay District (RCMOD).

(1)

Comply with Section 3A of MGL Chapter 40A, the "MBTA Communities Act."

(2)

Encourage the production of a variety of housing sizes and typologies to provide equal access to new housing throughout the community for people with a variety of needs and income levels;

(3)

(4)

Preserve open space in a community by locating new housing within or adjacent to existing developed areas and infrastructure.

(5)

Increase the municipal tax base through private investment in new residential developments.

(1)

Station Sub-District.

(2)

Chestnut West Sub-District.

(3)

Gill Farm Sub-District.

Permitted uses.

(1)

Uses permitted as of right. The following uses are permitted as of right within the RCMOD.

(a)

Multi-family housing.

(b)

Conversion of a single-family home to no more than four dwelling units.

(2)

Accessory uses. The following uses are considered accessory as of right to any of the permitted uses in Subsection C(1).

(a)

Parking, including surface parking and parking within a structure such as an aboveground or underground parking garage or other building on the same lot as the principal use.

Dimensional standards.

(1)

Standard	Station Sub-District	Chestnut West Sub-District	Gill Farm Sub-District
Minimum lot size (square feet)	12,000	43,560	130,680
Minimum frontage (feet)	100	75	75
Minimum lot depth (feet)	75	75	75
Height
Stories (maximum)	3	4	5
Feet (maximum)	40	50	60
Lot Coverage (%)
Building (maximum)	30	20	20
Impervious surface (maximum)	20	20	20
Lot coverage (maximum)	50	40	40
Green area/open space (minimum)	50	60	60
Maximum dwelling units per acre	15	14	30
Setbacks (feet)
Front	25, and see Section 5.3.A	40, and see Section 5.3D.	Front
Side	15	40, and see Section 5.4.C.	Side
Rear	15, and see Section 5.5.A.	40, and see Section 5.5.B.	Rear
Buffer strips (side and rear) (feet)	5	20	Buffer Strips (Side and Rear) (feet)

(2)

(3)

(4)

Off-street parking. These parking requirements are applicable to development in the RCMOD.

(1)

Vehicle parking spaces. The following maximum numbers of off-street parking spaces shall be permitted either in surface parking or within garages or other structures:

Use	Station Sub-District	Chestnut West Sub-District	Gill Farm Sub-District
Multi-family (spaces per residential dwelling unit)	2	2	1

(2)

Bicycle parking spaces. There shall be a minimum of 1 covered bicycle storage space for every ten (10) dwelling units.

(a)

(3)

Article VII, Off-Street Parking Requirements, except Section 7.6, Required number of spaces, applies to developments within the RCMOD.

Affordability requirements.

(1)

Purpose.

(a)

Promote the public health, safety, and welfare by encouraging a diversity of housing opportunities for people of different income levels;

(b)

Provide for a full range of housing choices for households of all incomes, ages, and sizes;

(c)

Increase the production of affordable housing units to meet existing and anticipated housing needs; and

(d)

Work to overcome economic segregation, allowing the Town of Randolph to be a community of opportunity in which low and moderate-income households can advance economically.

(2)

(3)

Affordability requirements.

(a)

(4)

(5)

Development standards. Affordable Units shall be:

(a)

Integrated with the rest of the development and shall be compatible in design, appearance, construction, and quality of exterior and interior materials with the other units and/or lots;

(b)

Dispersed throughout the development;

(c)

(d)

Located such that the units have equal avoidance of any potential nuisances as market-rate units within the development;

(e)

Distributed proportionately among unit sizes; and

(f)

Distributed proportionately across each phase of a phased development.

(g)

(6)

Administration.

(a)

The Zoning Enforcement Officer shall be responsible for administering and enforcing the requirements in this section.

(b)

Occupancy permits shall not be issued without confirmation that a regulatory agreement for a Local Initiative Program (LIP) or Local Action Unit (LAU) is in place with EOHLC.

Site plan review.

(1)

(2)

(a)

Application and fee for Site Plan Review.

(b)

(c)

(d)

Elevations of the building(s) showing the architectural design of the building.

(e)

(f)

Narrative of compliance with the development standards set forth in Section 11.3E, Standards and Criteria.

(g)

As-built plans shall be required as defined in Section 11.3F, As-built plans.

(3)

Timeline. Site Plan Review should be commenced no later than 30 days after the submission of a complete application and should be completed expeditiously.

(a)

(b)

(c)

(d)

Failure of the Planning Board or its designee(s) to act within sixty (60) days of a complete accepted application shall be deemed an approval.

(e)

In general, site plan review should be completed no more than six (6) months after the submission of the application.

(4)

(a)

(b)

(5)

Randolph City Zoning Code

ARTICLE 10

Overlay and Special Districts

§ 10.1 Multifamily Affordability Overlay District.

Requirements.

(1)

(2)

A special permit shall have been issued by the Town Council under such conditions as the Town Council may require.

(3)

(4)

Scope of authority.

(1)

(2)

Dimensional, lot coverage and area requirements.

Requirement	Standard/Condition
Maximum lot coverage	Buildings in a Multifamily Affordability Overlay District shall not exceed twenty percent (20%) of the area of the lot on which they stand, and not more than fourteen (14) family units per acre of land covered by the lot shall be permitted.
Building height requirements	Any buildings in a Multifamily Affordability Overlay District may contain a maximum of four (4) stories and shall not exceed fifty-five (55) feet in height, provided that the respective building or buildings are not within sixty-five (65) feet of a residential district within the Town of Randolph or a lot located within the Town of Randolph used primarily for residential purposes. All height measurements shall conform to the requirements of the State Building Code, 780 CMR 502.
Impervious lot coverage	In the building or buildings in a Multifamily Affordability Overlay District, no lot shall be developed such that the buildings thereon and other impervious surfaces added thereto cover more than forty-five percent (45%) of the overall lot area.
Off-street parking
Notwithstanding anything in the Zoning Code to the contrary, in a Multifamily Affordability Overlay District, the off-street parking requirements shall be the following:	For each one-bedroom apartment there shall be a minimum of one and five-tenths (1.5) parking spaces. Furthermore, each additional bedroom in an apartment, in excess of the first bedroom, shall require an additional twenty-five-hundredths (0.25) parking space. The net area for each individual parking space required shall be not less than one hundred sixty-two (162) square feet. Each such parking space shall have a length of not less than eighteen (18) feet and a width of not less than nine (9) feet. Twenty percent of the required parking spaces for the respective Multifamily Affordability Zone may be designed for compact cars.
	The number of required spaces shall be based on Section 7.6 hereunder, and not be based on the amount of gross floor area in the respective zone.

§ 10.2 Market Rate Multifamily Overlay District.

Requirements.

(1)

The MRMOD shall consist of the following lots:

Assessor's Map	Lot Number
Map 3 Block O	Lot 1.01
Map 3 Block O	Lot 1.30
Map 3 Block O	Lot 4.01

(2)

(3)

The MRMD shall require a special permit from the Town Council acting as special permit granting authority (SPGA) with such conditions as may be required.

(4)

Performance or mitigation measures may be imposed by the SPGA, which may include monetary payments intended to offset the direct or indirect impacts caused by the MRMD.

(5)

Scope of authority.

(1)

(2)

Dimensional, lot coverage, and lot area requirements.

Requirement	Standard/Condition
Minimum lot area	Ten (10) acres
Minimum lot frontage	One hundred (100) feet
Building lot coverage	Fifty percent (50%)
Maximum impervious lot coverage	Thirty percent (30%)
Maximum total lot coverage	Eighty percent (80%)
Minimum setbacks	Forty (40) feet to residential districts, ten (10) feet otherwise. Setbacks will include landscaped buffers.
Maximum building height	Four (4) stories with basement; maximum height not to exceed sixty (60) feet as measured by the State Building Code; pitched-roof buildings to be measured from the average grade of the building measured six (6) feet from the building face to the midpoint between the eave and the peak of the roof.

Design standards.

(1)

Building location. All buildings within one hundred thirty (130) feet of a residential district shall not exceed thirty-five (35) feet in height.

(2)

(3)

(4)

Density. Maximum density shall not exceed thirty (30) dwelling units per acre in the MRMOD.

(5)

Building design. All buildings shall be wood frame with pitched roof.

§ 10.3 Union Crossing Transit District (UCTD).

Establishment of union crossing transit district (UCTD).

(1)

(a)

The parcel(s), must be contiguous and contain a minimum of five (5) acres of land that may include water bodies;

(b)

(c)

The parcel(s) must be under single ownership or presented under a joint development agreement between owners of contiguous parcels;

(d)

The applicant(s) must submit a site master plan for complete or phased development for the entire project as part of its first Special Permit submission for the project pursuant to this chapter; and

(e)

All parcels or portions of parcels that are in the Crawford Square Business District are excluded from this opportunity.

Applicability.

(1)

This chapter shall apply to parcels that meet the criteria outlined in Subsection B, above.

(2)

(3)

(4)

(5)

For each proposed UCTD project, the Site Plan Review provided for in the Town of Randolph Zoning Ordinances shall be conducted by the SPGA as part of the Special Permit process.

Permitted uses.

(1)

(2)

Noxious and hazardous uses are prohibited in the UCTD.

(3)

(4)

A UCTD project shall not include any use which consists of drive-through service, whereby a product or service is provided to a person who remains in a vehicle.

(5)

A UCTD project shall not include a parking lot or parking structure designed to serve uses other than those uses contained within the UCTD project.

Dimensional, lot coverage and lot area requirements.

Requirement	Standard/Condition
Lot frontage	When a UCTD project includes an individual parcel, that parcel must have minimum frontage (on a public way) of one hundred (100) feet. When a UCTD project includes multiple parcels, at least one parcel in the project must have minimum frontage (on a public way) of one hundred (100) feet, or the parcels when combined must have at least 100 contiguous feet of frontage (on a public way).
Lot depth	Minimum lot depth: 75 feet.
Side yard and rear yard setback requirements
Side yards	General minimum requirement	5 feet from the lot line.
	Side yard setback for two (2) story building abutting a residential district	20 feet from the lot line
	Side yard setback for three (3) story building abutting a residential district	30 feet from the lot line
	Side yard setback for four (4) story building abutting a residential district	40 feet from the lot line
Rear yards	General minimum requirement	10 feet from the lot line
	Rear yard setback for two (2) story building abutting a residential district	20 feet from the lot line
	Rear yard setback for three (3) story building abutting a residential district	30 feet from the lot line
	Rear yard setback for four (4) story building abutting a residential district	40 feet from the lot line
Maximum front yard	In order to define a consistent building line along the street, new buildings shall not be set back more than ten (10) feet from the front property line.
	The maximum front yard may be increased to thirty (30) feet provided that the additional yard area incorporates a courtyard or sitting area that adjoins and is open on one or more sides to a public sidewalk; is open to the public; contains pedestrian amenities such as seating; and is landscaped to create a separation from the street, to provide shade, to reduce noise, and to mitigate fumes.
The SPGA may require that the applicant include an access way to improve pedestrian circulation and for public safety access.
Building separation	Buildings on a single lot shall be at least twenty (20) feet apart to provide adequate separation for emergency access, unless the SPTC believes that it serves the public good and all buildings are fire-rated upon the written agreement of the Fire Chief.

Development intensity.

(1)

The maximum residential density of a UCTD project shall be fifteen (15) dwelling units per acre.

Building and structure height.

(1)

(a)

(b)

A roof appurtenance enclosing mechanical equipment may exceed the applicable maximum building and structure height provided that:

[1]

It is no more than five (5) feet above the roof surface;

[2]

It is no less than ten (10) feet from the exterior wall of the building; and

[3]

The horizontal area of all such appurtenances does not exceed twenty percent (20%) of the building footprint.

Open space.

(1)

Off-street parking.

(1)

Off-street parking spaces shall be provided as follows:

(a)

Residential: 1.5 spaces per dwelling unit plus: 1.0 visitor space per 10 residential units.

(b)

Commercial, office, retail and other: 1.0 space per 400 square feet of gross floor area.

(2)

(a)

Proximity to available public parking with ability to support the project;

(b)

Provision of a mix of uses on site with offset peak parking demand times;

(c)

A shared parking agreement with proximate properties with offset parking demand times;

(d)

Dedication of spaces for car-sharing services (e.g. ZipCar); and

(e)

Employers who provide transit incentives for their employees.

(3)

Parking for all residential units shall be provided either through a parking structure or at the rear of the residential units.

Bicycle parking. Bicycle parking facilities or storage shall be provided at a minimum of 1.0 space for every 10 dwelling units.

Landscaping.

(1)

(2)

Shade trees shall be planted by the developer along all public streets and internal ways within and abutting the property.

(3)

(4)

Trees shall be of a species common to the area, and shall be appropriate species to provide summer shade, winter light, and year-round visual interest.

(5)

Trees shall be 2.5 inches caliper at four (4) feet above grade and reach a height of at least thirty (30) feet at maturity.

(6)

All dumpsters and utility/service areas shall be screened with adequate plantings and/or landscape structures appropriate to the scale and character of the neighborhood.

(7)

Design standards. All UCTD projects shall comply with the following design standards, unless the SPGA finds any standard to be inappropriate for the proposed use:

(1)

Building design.

(a)

(b)

(c)

Building facades facing public streets or within thirty (30) feet of main entrances shall reflect a high level of detail refinement.

(d)

Building facades more than fifty (50) feet in length shall be divided into shorter segments by means of changes in materials, varying rooflines or other architectural treatments.

(e)

Rooftop building systems, such as mechanical and electrical equipment and antennas, shall be screened with appropriate architectural elements from all key observation points.

(f)

(g)

(2)

General site design.

(a)

Roadways, sidewalks and other infrastructure shall be designed in accordance with Town of Randolph Ordinances, rules and regulations and with the additional standards set forth below.

(b)

(c)

Pedestrian amenities such as benches, planters, trash receptacles, walkways and gardens, etc. shall be provided along the sidewalks of public streets and in open space plazas.

(d)

All utilities servicing a UCTD project shall be placed underground. All utility and drainage plans shall be approved as part of the site plan review process.

(e)

Off-street parking and loading spaces, internal ways and maneuvering areas shall be designed to provide for adequate drainage, snow storage and removal, maneuverability and curb cuts.

(f)

(g)

The number of driveway curb cuts shall be kept to a minimum.

(h)

Traffic control devices including signals and signage shall be installed at all appropriate locations.

(3)

Parking lot design.

(a)

(b)

Parking structures and lots shall have well designed and marked pedestrian walkways and connections to the sidewalk system.

(c)

(d)

(4)

Lighting.

(a)

Lighting shall be installed along roadways, driveways, pedestrian walkways and sidewalks.

(b)

Lighting shall not create overspill onto adjacent properties.

[1]

Luminaires shall be equipped with shielding, lenses or other cutoff devices to eliminate light trespass onto any abutting lot or parcel.

[2]

(c)

The style of light poles and fixtures shall be compatible with the character of the development.

(5)

Infrastructure.

(a)

(b)

(6)

Signs.

(a)

A UCTD project shall comply with the provisions of this section, which supersede the provisions of Article VIII, Signs, for all UCTD projects.

(b)

[1]

Such sign may be illuminated by an exterior, non-flashing, non-blinking source.

(c)

Within a UCTD project, each business with an exterior public entrance may have one (1) wall sign, attached and parallel to the facade containing said entrance as follows:

[1]

Maximum sign area: fifty (50) square feet or ten percent (10%) of the area of the facade occupied by the business, whichever is less.

[2]

Maximum projection from building wall: six inches (6").

(d)

Within a UCTD project, each business with an exterior public entrance may have one (1) projecting/blade sign attached perpendicular to the facade containing said entrance as follows:

[1]

Maximum height above grade: fifteen (15) feet.

[2]

Minimum clearance above grade: eight (8) feet.

[3]

Maximum sign area: six (6) square feet per side.

[4]

Maximum projection from building wall: four (4) feet.

(e)

Signs in display windows are permitted provided that such signage shall not cover more than ten percent (10%) of the display window area and shall be lighted only by building illumination.

(f)

(g)

(7)

The following additional signs are permitted in a UCTD project:

(a)

Any traffic or directional sign owned and installed by a governmental agency.

(b)

Ownership and maintenance of common facilities.

(1)

(2)

Project phasing.

(1)

(2)

Authority.

(1)

The UCTD shall require a special permit from the Town Council acting as special permit granting authority (SPGA) with such conditions' as may be required.

Approval criteria.

(1)

(a)

The project is consistent with the design, character, and scale specified in this Section 10.3 and is in harmony with the surrounding neighborhood;

(b)

The project is consistent with all sign, design, landscaping, lighting, buffering and public safety requirements and standards established by this Section 10.3;

(c)

The project protects and enhances important existing natural, historic and/or scenic site features;

(d)

There is convenient and safe vehicular and pedestrian movement within the site and in relation to traffic and/or adjacent streets;

(e)

(f)

(g)

There are adequate methods of refuse disposal and storage;

(h)

There are adequate snow management plans;

(i)

Local streets can reasonably accommodate traffic generated by the proposed uses;

(j)

(k)

Stormwater systems are designed to use Low Impact Design (LID) methodologies to mitigate drainage impact;

(l)

Stormwater flood mitigation is provided through the use of Best Management Practices (BMP's) to further reduce the frequency and intensity of flooding otherwise generated at the proposed site;

(m)

The landscaping plan includes adequate screening of adjacent residential uses, street trees, landscape islands and buffers; and

(n)

There is adequate screening for storage areas, loading docks, dumpsters, rooftop equipment and similar features.

§ 10.4 Watershed and wetland protection overlay districts.

The purpose of this district is to:

(1)

(2)

(3)

(1)

Each Watershed and Wetlands Protection Overlay District as specified in the Town of Randolph Wetlands Ordinance Chapter 196 shall be subdivided into areas as follows:

(a)

Area 1: all district land lying within the defined water and swampland area shown on the hereinbefore referenced topographic maps of the Town of Randolph and designated on said maps as "Area 1."

(b)

Area 2: all district land lying outside the defined water and swampland area shown on the hereinbefore referenced topographic maps of the Town of Randolph and designated on said maps as "Area 2."

(2)

District area restrictions.

(a)

Area 1: unsuitable for development of any type; not to be built upon, excavated or filled; may be used to satisfy applicable area requirements in accordance with the underlying zoning.

(b)

Area 2: development allowed in accordance with all the applicable laws and ordinance of the Town of Randolph governing use in accordance with the underlying zoning, with the following restrictions:

[1]

Any and all structures approved for construction within this area and required by law to be serviced with sanitary facilities shall be connected to the Town sewer systems.

[2]

[3]

[4]

All drainage must comply with the requirements of the Randolph Planning Board and Randolph Stormwater Authority.

(3)

Permitted uses shall be as follows:

(a)

Proper operation of and maintenance of dams and other water-control devices.

(b)

(c)

Appropriate governmental use, including but not limited to water and sewage works, pumping stations and river and stream clearance, jointly approved by the Town Engineer and Water Department.

(d)

(e)

(f)

Driveways and roads where alternative means of access are impractical, consistent with the purpose of this chapter.

(4)

Administration.

(a)

(b)

(c)

(5)

(6)

(a)

Statement of floodplain area purposes:

[1]

Ensure public safety through reducing the threats to life and personal injury.

[2]

Eliminate new hazards to emergency response officials.

[3]

Prevent the occurrence of public emergencies resulting from water quality contamination and pollution due to flooding.

[4]

Avoid the loss of utility services which, if damaged by flooding, would disrupt or shut down the utility network and impact regions of the community beyond the site of flooding.

[5]

Eliminate costs associated with the response and cleanup of flooding conditions.

[6]

Reduce damage to public and private property resulting from flooding waters.

(b)

Designation of flood plain administrator. The Town of Randolph hereby designates the position of Building Commissioner to be the official floodplain administrator for the Town.

(c)

(d)

Base flood elevation and floodway data.

[1]

[2]

(e)

Notification of watercourse alteration. In a riverine situation, the Floodplain Administrator for the Town of Randolph shall notify the following of any alteration or relocation of a watercourse:

[1]

Adjacent communities.

[2]

NFIP State Coordinator, Massachusetts Department of Conservation and Recreation.

[3]

NFIP Program Specialist, FEMA (Federal Emergency Management Agency) Region 1.

(f)

Use regulations.

[1]

[a]

Sections of the Massachusetts State Building Code (780 CMR) which address floodplain areas and coastal high-hazard areas.

[b]

Wetlands Protection Regulations, Department of Environmental Protection.

[c]

Inland Wetlands Restrictions, Department of Environmental Protection (310 CMR 13.00).

[d]

Minimum Requirement for the Subsurface Disposal of Sanitary Sewage, Department of Environmental Protection (310 CMR 15, Title 5).

[2]

Any variances from the provisions and requirements of the above-referenced state regulations may only be granted in accordance with the required variance procedures of those state regulations.

[3]

No variance to the floodplain areas may be granted by the Zoning Board of Appeals.

(g)

Other use regulations.

[1]

Within Zones AH and AO on the FIRM, adequate drainage paths are required around structures on slopes, to guide floodwaters around and away from proposed structures are required.

[2]

[3]

[4]

All subdivision proposals must assure that:

[a]

Such proposals minimize flood damage.

[b]

All public utilities and facilities are located and constructed to minimize or eliminate flood damage.

[c]

Adequate drainage is provided to reduce exposure to flood hazards.

[d]

Existing contour intervals of site and elevations of existing structures must be included on plan proposal.

[5]

[6]

(h)

[1]

Agricultural uses such as farming, grazing, truck farming, horticulture, etc.

[2]

Forestry and nursery uses.

[3]

Outdoor recreational uses, including fishing, boating, play area, etc.

[4]

Conservation of water, plants and wildlife.

[5]

Wildlife management areas; foot, bicycle, and/or horse paths.

[6]

Temporary nonresidential structures used in connection with fishing, growing, harvesting, storage or sale of crops raised on the premises.

[7]

Buildings lawfully existing prior to the adoption of these provisions.

(i)

Public health. The Board of Health and Department of Public Works, in reviewing all proposed water and sewer facilities to be located in the floodplain areas, shall require that:

[1]

New and replacement water supply systems be designed to minimize or eliminate infiltration of floodwaters into the systems.

[2]

(j)

(k)

(l)

Disclaimer of liability. The degree of flood protection required by this ordinance is considered reasonable but does not imply total flood protection.

(m)

Severability. If any section, provision or portion of this ordinance is deemed to be unconstitutional or invalid by a court, the remainder of the ordinance shall be effective.

(n)

NFIP Program Specialist.

FEMA Region.

Massachusetts NFIP State Coordinator.

MA Dept of Conservation & Recreation.

(o)

Variances to building code floodplain standards.

[1]

[2]

[a]

[b]

Such construction below the base flood level increases risks to life and property.

Such notification shall be maintained with the record of all variance actions for the referenced development in the floodplain overlay district.

(p)

[1]

Good and sufficient cause and exceptional non-financial hardship exist;

[2]

The variance will not result in additional threats to public safety, extraordinary public expense, or fraud or victimization of the public; and

[3]

The variance is the minimum action necessary to afford relief.

§ 10.5 Great Pond Commerce Center Overlay District.

Allowed uses. The following are the permitted uses in the Great Pond Commerce Center Overlay District.

(1)

Hotels/Motels.

(2)

Libraries, museums, cultural institutions.

(3)

Catering establishments.

(4)

Urgent Care Facilities.

(5)

General services.

(6)

Office, professional.

(7)

Personal services, not otherwise defined.

(8)

Professional services, not otherwise defined.

(9)

Recording studios.

(10)

Restaurant.

(11)

Veterinary clinic, excl. animal boarding.

(12)

Light Manufacturing.

(13)

Printing and publishing.

(14)

Scientific or research facilities.

(15)

Warehousing and storage.

(16)

Wholesaling, warehousing, distributing, repair, rental of any commodity, excluding live animals, explosives and storage of flammable liquids and gases.

(17)

Farmers markets.

(18)

Orchards, nurseries or other commercial agricultural production.

(19)

Plant nurseries, retail.

(20)

Golf driving ranges, "miniature" golf course, or other similar outdoor commercial recreation use (but not including an amusement park, drive-in theater or open-air facilities for "spectator sports").

(21)

Health or exercise clubs.

(22)

Indoor recreation/entertainment, including billiards, bowling alleys, game rooms, video arcades, ice and roller skating rinks.

(23)

Private clubs, lodges or other nonprofit social, cultural, civic or recreational uses.

(24)

Auto parts and accessory stores.

(25)

Auto sound system installation, auto glass tinting and repair, and similar uses.

(26)

Taxi, limousine and livery dispatching services.

Dimensional and area requirements.

Requirement	Standard/Condition
Minimum lot size	No building shall be constructed on any lot containing less than sixty thousand (60,000) square feet of land.
Minimum lot frontage	No building shall be constructed on any lot containing less than one hundred twenty (120) feet of frontage on a public way.
Building setbacks	No building shall be constructed so as to be nearer to the line of any street than the required setback distance or nearer to the side lines of the lot on which it is located than the required side yard width or nearer to the rear line of the lot on which it is located than the required rear yard depth specified in the following table
	Required setback distance	Twenty (20) feet from the side line of Pond Street; ten (10) feet from the side line of any other street.
	Required side yard width	Five (5) feet; forty (40) feet if side yard abuts a residential district within the Town of Randolph or a building located within the Town of Randolph and used primarily for residential purposes
	Required rear yard depth	Ten (10) feet; forty (40) feet if rear yard abuts a residential district within the Town of Randolph or a building located within the Town of Randolph and used primarily for residential purposes
	Notwithstanding any other provision hereof, all newly constructed buildings or expanded buildings shall be developed in such a way as to provide unimpeded access on all sides or faces thereof for fire and other emergency vehicles.
Building height	Buildings which are located on lots not directly abutting any portion of a residentially zoned premises within the Town of Randolph may contain a maximum of six (6) stories and shall not exceed seventy-eight (78) feet in height. Buildings which are located on lots which directly abut any portion of a residentially zoned premises within the Town of Randolph may contain two (2) stories and shall not exceed twenty-five (25) feet in height. All height measurements shall be made in the fashion set forth in the State Building Code, 780 CMR.
Lot coverage	No lot shall be developed such that the buildings thereon and other impervious surfaces added thereto cover more than seventy-five percent (75%) of the overall lot area. Of this amount, no more than fifty percent (50%) may be devoted to a building or buildings and no more than twenty-five percent (25%) to impervious surface(s).
Buffer strips	A minimum five-foot-wide buffer strip shall be maintained along the entire frontage of all lots, excepting only those portions of the lot frontage which must be paved for normal vehicular access. Said buffer shall be maintained as a planting area and shall be landscaped with grass, trees, shrubs and/or other natural materials. A minimum forty-foot (40) wide buffer strip shall be maintained along the entire side and rear boundary lines of all lots within the Great Pond Commerce Center Overlay District where the side or rear yard of the lot in question abuts a residential district within the Town of Randolph or a building located within the Town of Randolph which is used for residential purposes. Otherwise, no buffer requirement shall apply in the side and/or rear yard areas.
Parking and loading	For retail stores and offices including salesrooms and showrooms, consumer service establishments, public administration buildings, business and professional offices, executive and administrative offices, banks and other financial institutions or any form of educational institution, one (1) parking space for each two hundred fifty (250) square feet of gross floor area. For purposes hereof, "gross floor area" means the aggregate total floor area of all levels contained within exterior walls, but does not include basement space used for heating and utilities, storage or for automobile parking. i. Uses not listed in the preceding subsection shall meet the parking space requirements of Section 7.6 of this chapter. ii. Parking of motor vehicles shall be permitted either on grade, below grade within the basements of buildings or above grade on so-called "parking shelves" constructed for such purpose. Adequate means of ventilation shall be provided for any parking area located below grade.
	The net area for each individual parking space required shall be no less than one hundred sixty-two (162) square feet. Each such parking space shall have a length of not less than eighteen (18) feet and a width of not less than nine (9) feet. This provision shall not apply to handicapped parking spaces, the overall size, dimensions and number of which shall be consistent with applicable local, state or federal requirements for same.
	The off-street parking spaces required may be provided either on the same lot or premises with the parking generator or on any lot or premises, whether or not otherwise associated therewith, a substantial portion of which at least is within five hundred (500) feet of the generator. All required handicapped parking spaces must be located on the same lot or premises as the parking generator.
	Off-street parking facilities and connecting drives between such facilities and the street shall be designed so as to ensure the safety and convenience of persons traveling within or through the parking area and between the parking facility and the street. Each building or group of buildings shall have sufficient off-street loading space to ensure that all loading operations take place off the public way. Loading spaces and access drives leading to loading spaces shall be so designed that vehicles to be loaded or unloaded are not required to maneuver in the public way to enter or leave the designated loading area and so as to minimize the impact of any loading operations on any abutting residential premises.
	Lamps or lights which may be installed to illuminate any parking spaces or parking area shall be configured so that the fallout from said lamps or lights shall not impact abutting residential premises.

§ 10.6 Sanitary Facility Districts.

The following uses are permitted in a Sanitary Facility District:

§ 10.7 Randolph Community Multi-Family Overlay District (RCMOD).

(1)

Comply with Section 3A of MGL Chapter 40A, the "MBTA Communities Act."

(2)

Encourage the production of a variety of housing sizes and typologies to provide equal access to new housing throughout the community for people with a variety of needs and income levels;

(3)

(4)

Preserve open space in a community by locating new housing within or adjacent to existing developed areas and infrastructure.

(5)

Increase the municipal tax base through private investment in new residential developments.

(1)

Station Sub-District.

(2)

Chestnut West Sub-District.

(3)

Gill Farm Sub-District.

Permitted uses.

(1)

Uses permitted as of right. The following uses are permitted as of right within the RCMOD.

(a)

Multi-family housing.

(b)

Conversion of a single-family home to no more than four dwelling units.

(2)

Accessory uses. The following uses are considered accessory as of right to any of the permitted uses in Subsection C(1).

(a)

Parking, including surface parking and parking within a structure such as an aboveground or underground parking garage or other building on the same lot as the principal use.

Dimensional standards.

(1)

Standard	Station Sub-District	Chestnut West Sub-District	Gill Farm Sub-District
Minimum lot size (square feet)	12,000	43,560	130,680
Minimum frontage (feet)	100	75	75
Minimum lot depth (feet)	75	75	75
Height
Stories (maximum)	3	4	5
Feet (maximum)	40	50	60
Lot Coverage (%)
Building (maximum)	30	20	20
Impervious surface (maximum)	20	20	20
Lot coverage (maximum)	50	40	40
Green area/open space (minimum)	50	60	60
Maximum dwelling units per acre	15	14	30
Setbacks (feet)
Front	25, and see Section 5.3.A	40, and see Section 5.3D.	Front
Side	15	40, and see Section 5.4.C.	Side
Rear	15, and see Section 5.5.A.	40, and see Section 5.5.B.	Rear
Buffer strips (side and rear) (feet)	5	20	Buffer Strips (Side and Rear) (feet)

(2)

(3)

(4)

Off-street parking. These parking requirements are applicable to development in the RCMOD.

(1)

Vehicle parking spaces. The following maximum numbers of off-street parking spaces shall be permitted either in surface parking or within garages or other structures:

Use	Station Sub-District	Chestnut West Sub-District	Gill Farm Sub-District
Multi-family (spaces per residential dwelling unit)	2	2	1

(2)

Bicycle parking spaces. There shall be a minimum of 1 covered bicycle storage space for every ten (10) dwelling units.

(a)

(3)

Article VII, Off-Street Parking Requirements, except Section 7.6, Required number of spaces, applies to developments within the RCMOD.

Affordability requirements.

(1)

Purpose.

(a)

Promote the public health, safety, and welfare by encouraging a diversity of housing opportunities for people of different income levels;

(b)

Provide for a full range of housing choices for households of all incomes, ages, and sizes;

(c)

Increase the production of affordable housing units to meet existing and anticipated housing needs; and

(d)

Work to overcome economic segregation, allowing the Town of Randolph to be a community of opportunity in which low and moderate-income households can advance economically.

(2)

(3)

Affordability requirements.

(a)

(4)

(5)

Development standards. Affordable Units shall be:

(a)

Integrated with the rest of the development and shall be compatible in design, appearance, construction, and quality of exterior and interior materials with the other units and/or lots;

(b)

Dispersed throughout the development;

(c)

(d)

Located such that the units have equal avoidance of any potential nuisances as market-rate units within the development;

(e)

Distributed proportionately among unit sizes; and

(f)

Distributed proportionately across each phase of a phased development.

(g)

(6)

Administration.

(a)

The Zoning Enforcement Officer shall be responsible for administering and enforcing the requirements in this section.

(b)

Occupancy permits shall not be issued without confirmation that a regulatory agreement for a Local Initiative Program (LIP) or Local Action Unit (LAU) is in place with EOHLC.

Site plan review.

(1)

(2)

(a)

Application and fee for Site Plan Review.

(b)

(c)

(d)

Elevations of the building(s) showing the architectural design of the building.

(e)

(f)

Narrative of compliance with the development standards set forth in Section 11.3E, Standards and Criteria.

(g)

As-built plans shall be required as defined in Section 11.3F, As-built plans.

(3)

Timeline. Site Plan Review should be commenced no later than 30 days after the submission of a complete application and should be completed expeditiously.

(a)

(b)

(c)

(d)

Failure of the Planning Board or its designee(s) to act within sixty (60) days of a complete accepted application shall be deemed an approval.

(e)

In general, site plan review should be completed no more than six (6) months after the submission of the application.

(4)

(a)

(b)

(5)