Town of Randolph, MA
Norfolk County
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Table of Contents
Table of Contents
A. 
In all districts, the use of land for the primary purpose of agriculture, horticulture, floriculture or viticulture and the expansion or reconstruction of existing structures related thereto, including those facilities for the sale of produce and wine and dairy products, shall be permitted; provided, further, that the majority of such produce and wine and dairy products must be produced by the owner of the land on which the facility for the sale of such products is located. All of the uses permitted above are limited to parcels of land which are five (5) acres or larger.
B. 
Marijuana. The sale, cultivation or harvesting of marijuana in any form whatsoever, on any land within the Town of Randolph, shall not be construed so as to fall within this section and shall not be considered agriculture.
[Added 1-28-2013 by Ord. No. 2013-001; amended 5-6-2013 by Ord. No. 2013-004]
A. 
No trailer camp or court shall be permitted in Randolph. A trailer camp or court is defined as more than one (1) trailer.
B. 
No trailer, storage container (excluding solid waste container) or mobile home shall be used in the Town as a residence; a place of business; or for storage or accessory use; except trailers used for government or public utility construction projects, or for temporary office purposes on construction sites, while construction is in progress; or trailers and/or storage containers or mobile homes used for temporary political purposes or by a temporary carnival/fair sponsored by a not-for-profit organization. All such trailers, storage containers or mobile homes shall comply with all the regular and special regulations of the Board of Health, Plumbing Inspector, Building Commissioner, and Wiring Inspector, insofar as applicable to trailers, storage containers or mobile homes.
(1) 
Exempt from these provisions are recreational vehicles, travel trailers, tent trailers, boat trailers, or mobile homes which are parked or stored but not used as a residence or place of business or for business use. There is to be no more than one (1) such vehicle per lot and it must be parked or stored in compliance with front, side and rear yard requirements of Article VI, §§ 200-28, 200-29, and 200-30, of this chapter.
(2) 
Any site used for the sale, lease or storage of trailers, storage containers or mobile homes and not in use when this amendment is adopted shall require a special permit per the requirements of §§ 200-43 through 200-46.
[Amended 4-24-2001 ATM, Art. 15, approved 12-21-2001]
C. 
A nonconforming structure or use damaged or destroyed by accidental causes may be repaired, reconstructed or restored either within the same portion of the lot or within a different portion of the lot, provided that doing so renders the structure less nonconforming than previously, and used as before, provided that such repair, reconstruction or restoration shall be completed within two (2) years of said accidental damage or destruction.
[Added 4-24-2001 ATM by Art. 24, approved 12-21-2001]
D. 
The owner or occupier of a residence or business which has been destroyed by fire or other natural holocaust may place a mobile home or trailer on the site of such residence or business and reside in such home, for a period not to exceed twelve (12) months, while such residence is being rebuilt, or use for business such home or trailer, for a period not to exceed twelve (12) months, while such business is being rebuilt. Any such mobile home or trailer shall be subject to the provisions of the State Sanitary Code.
[Added 4-24-2001 ATM by Art. 24, approved 12-21-2001]
No building or structure shall be erected which is designed or intended to be used for mercantile, mechanical, manufacturing or other commercial use on land situated in a residential district or zone, except as hereinafter provided.
A. 
Permitted uses. In a residential district, no building shall be erected, altered or used and no premises shall be used except for one (1) or more of the following uses: one-family dwellings, houses of worship, child-care facilities, schools, group homes for disabled persons, parish houses, municipal structures, including water towers and pumping stations, and accessory uses on the same lot with and customarily incidental to any of the above permitted uses, except as provided below.
[Amended 4-28-2003 ATM by Art. 18, approved 10-1-2003]
B. 
Limitations on accessory uses. The following are specifically declared not to be accessory uses in residential districts or zones and are forbidden therein:
(1) 
Furnishing, advertising or maintaining accommodations for more than three (3) boarders, lodgers or paying guests.
(2) 
Erecting or maintaining signs except as permitted in Article IX of this chapter.
C. 
Limitation of coverage. In a residential district, no one- or two-family dwelling house shall cover more than twenty percent (20%) of the lot area.
D. 
Storage of junk or debris. In a residential district, the storage of junk or debris for more than sixty (60) days, and after notification by the Building Commissioner, is prohibited unless such junk or debris is fully enclosed within a building. Any person so notified shall have thirty (30) days to comply with this Subsection D. Any person found in violation of this Subsection D after the expiration of such thirty-day period may be fined $25 for each day the violation exists.
[Added 4-20-1999 ATM by Art. 5, approved 8-23-1999]
(1) 
For purposes of this Subsection D, "junk" and "debris" shall include, but not be limited to, scrap metal, construction material, unsafe or dilapidated accessory buildings, rags, plastics, batteries, paper, trash, furniture, appliances, automobile parts, and other materials or items which are not in active use for any purpose authorized in a residential district.
(2) 
Conditions existing at the date of adoption of this Subsection D which constitute the storage of junk or debris as prohibited herein shall be brought into compliance within six (6) months of approval of this Subsection D.
(3) 
Nothing in this Subsection D, and no action taken under this Subsection D, shall bar or affect the authority of any other Town department or agency to take action based on health, safety, or other violations pursuant to any other bylaw or statutory provisions.
E. 
(Reserved)
F. 
Home occupations.
[Added 5-14-2001 ATM by Art. 28, approved 12-21-2001]
(1) 
General. Home occupations shall be permitted in residential districts, provided the home occupation is clearly and obviously subordinate to the main use of the dwelling unit for residential purposes. Home occupations shall be conducted wholly within the primary structure of the premises.
(2) 
Conditions.
(a) 
The home occupation shall not exceed fifteen percent (15%) of the floor area of the primary structure.
(b) 
Other than those related by blood, marriage or adoption, no more than one (1) person may be employed in the home occupation.
(c) 
Inventory and supplies shall not occupy more than fifty percent (50%) of the area permitted to be used as a home occupation.
(d) 
There shall be no exterior display or storage of goods on said premises.
(e) 
Sales and services to patrons shall be arranged by appointment and scheduled so that not more than one (1) patron vehicle is on the premises at the same time. Two (2) additional parking spaces shall be provided on the premises, except only one (1) need be provided if the home occupation does not have an employee. Said parking shall comply with the parking requirements of §§ 200-19 and 200-22B, Dwellings.
(f) 
Before said home occupation opens for business, a business certificate for the home occupation shall be obtained from the Town Clerk. Furthermore, a current business certificate issued by the Town Clerk shall be a requirement to conduct the home occupation.
(g) 
Any commercial use conducted as a home occupation shall not involve the use of any accessory building or yard space, nor involve any activities not normally associated with residential use outside of the principal building.
[Added 4-25-2005 ATM by Art. 5, approved 10-18-2005]
G. 
Storage of recreational vehicles. Recreational vehicles, including, but not limited to, a travel trailer, camping trailer, truck camper, motor home, fifth-wheel trailer and boat, shall be parked or stored in compliance with the front yard requirements of § 200-28 of this chapter.
[Added 4-24-2001 ATM by Art. 14, approved 7-24-2001]
H. 
Use of temporary structures.
[Added 4-28-2003 ATM by Art. 18, approved 10-1-2003]
(1) 
A structure of detached, accessory character, such as, but not limited to, a vehicle shelter or covering, may be erected and maintained for a period not exceeding one hundred eighty (180) days. It shall be used only for the covering of a private vehicle or a recreational vehicle used by the owner/resident of the property and not as storage space. It shall be limited to one (1) such structure per lot, and a building permit is required prior to the erection of the temporary structure.
(2) 
Said temporary structure shall be placed in compliance with front yard requirements of § 200-28 and side yard requirements of § 200-29 of this chapter.
[Amended 5-25-2005 ATM by Art. 5, approved 10-18-2005; 5-22-2006 ATM by Art. 42, approved 10-17-2006; 12-19-2011 by Ord. No. 2011-009]
No building or structure shall be erected which is designed or intended to be used for residential use or for manufacturing, mechanical or other industrial use in a Business District or Business Professional District or zone, except as hereinafter provided.
A. 
Permitted uses in Business Districts. The following uses are permitted in a Business District:
(1) 
Any use permitted in a residential district or zone, but not to include multifamily dwellings, two-family units and single-family units.
(2) 
Retail or wholesale stores and any and all establishments wherein goods or services or either of them are sold, rented or offered directly to the consumer, customer or other patron, including, among others, garages, tailor shops, plumbing and heating establishments, professional offices, restaurants and the like, provided they comply with the Table of Allowable Activity.[1]
[1]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
(3) 
See the Table of Allowable Activity for uses subject to a special permit.
B. 
Permitted uses in Business Professional Districts. The following uses are permitted in a Business Professional District:
(1) 
Any use permitted in a Business District or zone, but not to include the following: hospitals, hotels, motels, nursing homes, retail or wholesale stores, greenhouses, nurseries, theaters, private schools, barbershops, beauty salons, public utilities, stables and kennels, provided they comply with the Table of Allowable Activity.[2]
[2]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
(2) 
Office or professional uses in which services are offered or rendered to the public by professionals not resident therein, including, among others, professional offices for medical doctors, dentists, engineers, architects, lawyers, accountants, landscape architects, chiropractors, podiatrists, optometrists, psychologists, insurance or investment counselors, real estate offices and social workers, provided they comply with the Table of Allowable Activity.[3]
[3]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
(3) 
See the Table of Allowable Activity for uses subject to a special permit.
C. 
The Crawford Square Business District (CSBD) is intended to recognize and enhance the role of North Main Street and the Crawford Square area as the Town's principal focus for civic, cultural and social functions. Complementary office and related uses form the center for commercial, financial, professional, and governmental activities to provide all basic services and amenities required to keep the downtown the vital center of our community. The Crawford Square Business District (CSBD) not only accommodates but encourages a higher density of small-scale establishments offering a wide variety of goods and services. It also provides for family dwellings living in upper floors of business buildings. Intensive development oriented to pedestrians is anticipated, and while mixed-use development is appropriate in certain areas, any uses which interrupt pedestrian circulation and shopping patterns are discouraged. No building or structure shall be erected that is designed or intended to be used for residential use or for manufacturing or other mechanical use in the Crawford Square Business District or zone except as herein provided.
(1) 
Permitted uses in the Crawford Square Business District (CSBD). The following uses are permitted in the CSBD:
(a) 
Dwelling units: single-family dwellings.
(b) 
Mixed-use development multiple units. The combination of residential and business uses on a single lot shall be permitted within the Crawford Square Business District in order to promote the general welfare of the community by assuring the economic vitality of its downtown business 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 mixed business and residential uses at locations where either such uses already exist or they would be appropriate because of access and other geographical considerations.
[1] 
Mixed-use development multifamily units. Any dwelling unit located within a multifamily mixed-use development within the Crawford Square Business District must meet minimum requirements; such unit shall have:
[a] 
Not less than six hundred twenty-five (625) square feet of usable living area;
[b] 
Not more than two (2) bedrooms;
[c] 
At least one (1) full bath; and
[d] 
Its own laundry hook-ups. There shall be no shared laundry facilities on premises.
(c) 
Retail stores: retail stores and establishments wherein goods and services, or either of them, are sold or offered directly to consumers as provided in the Table of Allowable Activity.[4]
[4]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
(d) 
Office or professional uses: office or professional services in which services are offered or rendered to the public by professionals not resident therein, including, among others, professional offices for medical doctors, dentists, engineers, architects, lawyers, accountants, landscape architects, chiropractors, podiatrists, optometrists, psychologists, insurance or investment counselors, real estate offices, or social workers and others, provided they comply with the Table of Allowable Activity.[5]
[5]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
(e) 
See the Table of Allowable Activity for uses subject to a special permit.
(f) 
Unless allowed as of right pursuant to § 200-80, wireless communications facilities are subject to a special permit issued by Town Council. See § 200-57.
(g) 
Notwithstanding the provisions of § 200-3, the Town Council, as the special permit granting authority, may allow the construction of more than one (1) building on a single lot located within the Crawford Square Business District, so long as each building is otherwise in compliance with the requirements of this § 200-11.
(h) 
Accessory dwelling units.
(2) 
Proscribed uses in the Crawford Square Business District (CSBD). In order to facilitate and develop the intent of the Town's Master Plan, to be consistent with Smart Growth principles, and to develop a cohesive and diverse commercial and cultural center that provides for pedestrian-friendly and civic life, the following uses are proscribed: See Table of Allowable Activity.[6]
[Amended 10-15-2012 by Ord. No. 2012-011]
[6]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
(3) 
The CSBD shall be governed by the Table of Allowable Activity, as adopted and as may be amended, which is hereby specifically incorporated by reference herein.
D. 
The North Randolph Business District, West Corners Business District and Orchard Street Business District are intended to provide areas of low commercial development density. They provide locations within the Town for small, convenient office and personal service areas. Commercial development in these districts shall cater to the residents of Randolph and nearby areas, remain small enough in scale to be well integrated into a neighborhood setting, and possess appropriate traffic safety components which will limit potential negative impacts resulting from a nonresidential use.
[Amended 12-16-2013 by Ord. No. 2013-043]
E. 
The Blue Hill River Highway District and Great Bear Swamp Highway District is intended to provide general retail sales, services, and business space within the Town of Randolph in locations capable of conveniently servicing community-wide and/or regional trade areas, and oriented primarily to automobile access. Businesses are positioned on streets which abut, front on, or have access to a major highway.
(1) 
Notwithstanding the provisions of § 200-3, the Town Council, as the special permit granting authority, may allow the construction of more than one (1) building on a single lot located within the Great Bear Swamp Highway District, so long as each building is otherwise in compliance with the requirements of § 200-11.
[Added 10-15-2012 by Ord. No. 2012-011]
F. 
If any provisions of these subsections shall be held to be invalid by a court of competent jurisdiction, then such provisions shall be considered separately and apart from the remaining provisions, which shall remain in full force and effect.
[Added 4-16-1996 ATM by Art. 6,[1] approved 7-29-1996; amended 5-25-2005 ATM by Art. 5, approved 10-18-2005; 5-22-2006 ATM by Art. 50, approved 10-17-2006]
No person shall install, maintain or use upon the exterior of any building or structure located within any district in the Town of Randolph, except industrial districts, an external metal rolling door or shutters, external metal grille or external metal bars. Nothing in this § 200-11.1 shall prohibit the installation, maintenance or use of such equipment within the interior vertical plane of a building or structure. Further, notwithstanding the foregoing prohibition, nothing in this § 200-11.1 shall be deemed to supersede any applicable provisions of the State Building Code, MGL c. 143, §§ 93 through 100, or of any other statute or regulation of the Commonwealth of Massachusetts. In the event of any conflict between this section and any provisions referred to in the preceding sentence, such provisions shall prevail, and all buildings and structures otherwise regulated by this section shall conform to such other provisions.
[1]
Editor's Note: This article provided that the provisions of 4-18-1995 ATM, Art. 15, approved 8-2-1995, be included in the Code as § 200-11.1.
[Amended 4-16-1996 ATM by Art. 9, approved 7-29-1996; 4-24-2001 ATM by Art. 22, approved 12-21-2001; 10-25-2010 by Ord. No. 2010-036; 12-19-2011 by Ord. No. 2011-009]
No building or structure shall be erected in an industrial district which is designed or intended to be used as a single-family or multifamily dwelling unit or for any injurious, noxious or offensive trade or industry in an industrial district or zone.
A. 
(Reserved)
B. 
Permitted uses. The following uses are permitted in an industrial district:
(1) 
Any use permitted in a residential or business district, but not to include one-family, two-family or multifamily dwelling units.
(2) 
Any use permitted in a Business Professional District.
(3) 
Any manufacturing, mechanical or other industrial use not injurious, noxious or offensive.
(4) 
See Table of Allowable Activity for uses subject to a special permit.[1]
[1]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
(5) 
Wireless communications facilities are subject to a special permit issued by the Town Council, see § 200-57.
(6) 
Nonaccessory signs are permitted subject to a special permit by the Town Council.
(7) 
Nonaccessory signs are not permitted in the Great Pond Commerce Center Overlay District.
[Amended 5-22-2006 ATM by Art. 50, approved 10-17-2006]
No building or structure shall be erected in a Business HA District which is designed or intended for any purpose other than state- or federal-aided multiple-unit low-income housing for the elderly or development apartments under the supervision of the Randolph Housing Authority and for those other uses according to the Table of Allowable Activity.[1]
[1]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
No building or structure shall be erected in a multifamily district which is designed or intended to be used as a single-family dwelling unit or for a mercantile, mechanical, manufacturing or other commercial use on land situated in multifamily districts or zones, except as hereinunder provided.
A. 
Permitted uses. The following uses are permitted in a multifamily district:
(1) 
Multifamily apartment houses as defined in the State Building Code for exclusive residential occupancy, but not stores or offices in such buildings, except that one (1) room in one (1) residential suite in such a building may be used as an office for renting apartments in that building. No building may be constructed unless public sewerage is available, under the rules and regulations of the Sewer Department of the Town of Randolph.
(2) 
Houses of worship, schools, public libraries, public museums, parish houses and philanthropic institutions.
(3) 
Erecting or maintaining signs as permitted in Article IX of this chapter.
B. 
Permitted uses. A multifamily 55 plus dwelling shall constitute housing intended for persons of age fifty-five (55) or over within the meaning of MGL c. 151B, § 4, and 42 U.S.C. § 3601, and, in accordance therewith, one hundred percent (100%) of the dwelling units shall be owned and occupied by at least one (1) person fifty-five (55) years of age or older per dwelling unit and such development shall be operated and maintained in all other respects in compliance with the requirements of such statutes and regulations promulgated pursuant thereto, as the same are currently in effect and as the same may be amended. The following uses are permitted in a Multifamily 55 Plus District:
[Added 11-18-2002 ATM by Art. 2, approved 1-21-2003]
(1) 
Multifamily dwellings as defined in this chapter. No building may be constructed unless public sewerage is available under the rules and regulations of the Sewer Department of the Town of Randolph.
(2) 
Houses of worship, schools, public libraries, public museums, parish houses and philanthropic institutions.
(3) 
Erecting or maintaining signs as permitted in Article IX of this chapter.
(4) 
Cluster development and construction permitted for those sites containing a minimum of five (5) acres, pursuant to MGL c. 40A, § 9, and in accordance with MGL c. 41, §§ 81K to 81GG, inclusive.
[Added 12-3-2007 STM by Art. 1, approved 4-14-2008]
A. 
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.
B. 
Requirements.
(1) 
The district shall be that lot consisting of 38.291 acres of land, shown on a plan of land entitled "Plan of Land in Randolph, MA, Presidential Acres, 1-384 Chestnut West, Randolph, Massachusetts 02368," prepared by Hancock Associates, dated August 15, 2007, recorded with the Norfolk Registry of Deeds as Plan No. 80 of 2007 in Plan Book 573.
(2) 
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 Massachusetts Department of Housing and Community Development.
(3) 
A special permit shall have been issued by the Town Council under such conditions as the Town Council may require.
(4) 
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.
(5) 
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.
C. 
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 § 200-14.1 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 § 200-14.1 are satisfied. If an applicant does not elect to proceed pursuant to this § 200-14.1, or does not satisfy all of the requirements of this § 200-14.1, 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 § 200-14.1 are more or less restrictive than those of the comparable regulations for the underlying district at that location. The provisions of this § 200-14.1 shall supersede those of §§ 200-19 to 200-22, inclusive, §§ 200-28 to 200-30, inclusive, and §§ 200-34 and 200-35, inclusive. On all other matters, the provisions applicable to the Residential Multifamily District shall continue to govern.
D. 
Dimensional, lot coverage and area requirements.
(1) 
Floor area ratio. When calculating floor area ratio in a Multifamily Affordability Overlay District, a thirty-three percent (33%) density bonus ("density bonus") shall be allowed as follows: With respect to new construction on the lot, or a portion of the lot, with existing buildings, the density bonus shall be applied to the then-existing floor area ratio on the lot. With respect to new construction on a lot, or a portion of a lot, that does not contain existing buildings, the density bonus shall be thirty-three percent (33%) of the then-current floor area ratio in the Residential Multifamily District.
(2) 
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.
(3) 
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.
(4) 
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.
(5) 
Off-street parking in a Multifamily Affordability Overlay District. Notwithstanding anything in the Zoning Code to the contrary, in a Multifamily Affordability Overlay District, the off-street parking requirements shall be the following:
(a) 
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.
(b) 
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.
(c) 
Twenty percent of the required parking spaces for the respective Multifamily Affordability Zone may be designed for compact cars.
(d) 
The number of required spaces shall be based on § 200-22 hereunder, and not be based on the amount of gross floor area in the respective zone.
E. 
Multifamily Affordability Overlay District plan review authority.
(1) 
Plan review authority. For the purposes of reviewing a proposed new project intending to be governed by the dimensional requirements set forth in this § 200-14.1, a plan review authority (PRA) shall be formed for the sole purpose of advising the Town Council on a proposed Multifamily Affordability Overlay District project. Once formed, the PRA shall serve for a three-year term, and shall be composed of one (1) member of the Town Council, one (1) member of the Planning Board, one (1) member of the Board of Health, one (1) member of the DPW, with each member appointed by his/her respective board, and the Fire Chief or his designee. After completion of the below-described analysis, but prior to the Town Council meeting during which the special permit is voted upon, the PRA shall issue a recommendation to the Town Council as to its approval or disapproval of the proposed project.
(2) 
Proposed project application. In order for the PRA to properly review a proposed development, a proposed project application shall be submitted to the PRA on the form provided by the PRA, along with the review materials and an application fee of $1,500 to cover administrative costs.
(3) 
Peer review. If requested by the PRA, the applicant shall be required to pay for reasonable consulting fees to provide peer review of the proposed project application and review materials. Should the PRA reasonably decide that peer review is required, the applicant shall pay an initial deposit of $15,000, which amount may be reasonably subject to replenishment.
(4) 
Review materials. The person or entity proposing the project within a Multifamily Affordability Overlay District shall submit four (4) copies of the following materials (the "review materials") to the PRA:
(a) 
A current plan, at an appropriate scale of at least one-inch equals forty (40) feet, or at a scale as approved in advance by the PRA, of the existing property showing:
[1] 
The perimeter dimensions of the lot; Assessors Map, lot and block numbers;
[2] 
All existing buildings, structures, building setbacks, parking spaces, driveway openings, distance between buildings, plan view exterior measurements of individual buildings, driveways, service areas and open areas;
[3] 
Existing major natural features, including streams, wetlands and all trees six (6) inches or larger in caliper (Caliper is girth of the tree at approximately waist height.);
[4] 
Internal roads, sidewalks and parking areas; and
[5] 
Total site area in square footage and acres and area to be set aside as public open space, if appropriate;
(b) 
The proposed site plan or plans, at an appropriate scale of at least one (1) inch equals forty (40) feet, or at a scale as approved in advance by the PRA, for the proposed development or redevelopment prepared by a certified architect, landscape architect, professional land surveyor, and/or a civil engineer registered in the Commonwealth of Massachusetts;
(c) 
Landscape plans prepared by a certified landscape architect registered in the Commonwealth of Massachusetts showing all proposed landscaping features, such as fences, walls, planting areas and walks on the lot and tract, with types, quantities, and sizes of proposed plantings;
(d) 
Proposed floor plans for all of the proposed dwelling units. The area in square feet of each proposed dwelling unit should also be indicated in the floor plans;
(e) 
A marketing plan showing:
[1] 
The proposed residential density in terms of dwelling units per acre;
[2] 
Types of proposed commercial uses, if any, in terms of floor area;
[3] 
Recreational areas; and
[4] 
A breakdown of the number of dwelling units based on the number of bedrooms within the proposed dwelling units;
(f) 
Location sketch map(s), which indicates surrounding streets and properties and any additional abutting lands owned by the applicant;
(g) 
Representative elevation sketches of buildings that indicate the height of building(s) and type of construction material of the exterior facade; and
(h) 
Other materials which may be submitted to the PRA include, but are not limited to, any other information which may include required traffic, school, utilities impact studies and in order to adequately evaluate the scope and potential impacts of the proposed project, including a grading plan, parking layout plan, utilities plan, and lighting plan.
(5) 
PRA procedures.
(a) 
Circulation to other boards. Upon receipt of the proposed project application, the PRA shall, within seven (7) days, provide a copy of the application materials to the Town Council, Zoning Board of Appeals, Board of Health, Planning Board, Conservation Commission, Fire Department, Police Department, Building Commissioner, Planning Department, Department of Public Works and other municipal officers, agencies or boards for comment, and any such board, agency or officer shall be invited to provide written comments within thirty (30) days of receipt of the review materials.
(b) 
PRA review period. For each respective proposed project, a specific PRA review period shall begin on the date of the proposed project application and conclude on the day of the meeting during which the Town Council will vote on whether to grant a special permit to a proposed project within a Multifamily Affordability Overlay District.
(c) 
PRA meetings. No less than twenty (20) days prior to the meeting during which the Town Council will vote on a special permit for a proposed project within a Multifamily Affordability Overlay District, the PRA may hold a public hearing for which notice has been given as provided in MGL c. 40A, § 11. Such meeting is intended to allow the PRA to openly discuss a proposed development and for the person or entity proposing to construct affordable housing to answer questions or concerns from interested parties.
(d) 
PRA recommendation. The PRA shall issue its recommendation to the Town Council prior to, or at, the meeting during which the Town Council will vote on whether to grant a special permit to a proposed project within a Multifamily Affordability Overlay District. Failure of the PRA to make such a recommendation shall be deemed to be an approval of the proposed project.
[Added 12-30-2013 by Ord. No. 2013-050]
A. 
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 VI of this chapter; provided, however, that the applicant shall comply with the requirements set forth below.
B. 
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.
C. 
Scope of authority.
(1) 
The MRMOD shall be deemed to be an overlay district. The requirements set forth in this § 200-14.2 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 § 200-14.2, 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 § 200-14.2 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 § 200-14.2 are more or less restrictive than those of the underlying district(s). The provisions of this § 200-14.2 shall supersede those of §§ 200-19 to 200-22, inclusive, §§ 200-28 to 200-30, inclusive, and §§ 200-34 and 200-35. On all other matters, this chapter shall apply.
D. 
Dimensional, lot coverage, and lot area requirements.
(1) 
Minimum lot area: ten (10) acres.
(2) 
Minimum lot frontage: one hundred (100) feet.
(3) 
Building lot coverage: The maximum building lot coverage shall be fifty percent (50%).
(4) 
Impervious lot coverage: The maximum impervious lot coverage shall be thirty percent (30%).
(5) 
Total lot coverage: The maximum total lot coverage shall be eighty percent (80%).
(6) 
Minimum setbacks: forty (40) feet to residential districts, ten (10) feet otherwise. Setbacks will include landscaped buffers.
(7) 
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.
E. 
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.
F. 
Plan review authority.
(1) 
Plan review authority. For the purposes of reviewing a proposed MRMD, a plan review authority ("PRA") shall be formed for the sole purpose of advising the SPGA on a proposed MRMD. Once formed, the PRA shall serve for a three-year term, and shall be composed of three (3) members of the Town Council, one (1) member of the Planning Board, and one (1) member of the Board of Health, with each member appointed by his respective board, plus the Town Council President, the DPW Superintendent, the Fire Chief or his designee, and one (1) member of the general public appointed by the Town Manager. After completion of the below-described analysis, but prior to the SPGA meeting at which the special permit is voted upon, the PRA shall issue a recommendation to the SPGA as to its approval or disapproval of the MRMD.
(2) 
Proposed project application. In order for the PRA to properly review a proposed MRMD, a proposed MRMD application shall be submitted to the PRA on the form provided by the PRA, along with the review materials and an application fee of $1,500 to cover administrative costs.
(3) 
Peer review. If requested by the PRA, the applicant shall be required to pay for reasonable consulting fees to provide peer review of the proposed MRMD application and review materials. Should the PRA reasonably decide that peer review is required, the applicant shall pay an initial deposit of $15,000, which amount may be reasonably subject to replenishment, all pursuant to MGL c. 44, § 53G.
(4) 
Review materials. The person or entity proposing the MRMD shall submit fourteen (14) copies of the following materials (the "review materials") to the PRA:
(a) 
A current plan, at an appropriate scale of at least one (1) inch equals forty (40) feet (1"=40'), or at a scale as approved in advance by the PRA, of the existing property showing:
[1] 
The perimeter dimensions of the lot; Assessor's Map, lot and block numbers;
[2] 
All existing buildings, structures, building setbacks, parking spaces, driveway openings, distance between buildings, plan view exterior measurements of individual buildings, driveways, service areas and open areas;
[3] 
Existing major natural features, including streams, wetlands and all trees six (6) inches or larger in caliper (Caliper is girth of the tree at approximately waist height.);
[4] 
Internal roads, sidewalks, and parking areas; and
[5] 
Total site area in square footage and acres and area to be set aside as public open space, if appropriate;
(b) 
The proposed site plan or plans, at an appropriate scale of at least one (1) inch equals forty (40) feet (1"=40'), or at a scale as approved in advance by the PRA, for the proposed MRMD or redevelopment prepared by a certified architect, landscape architect, professional land surveyor, and/or a civil engineer registered in the Commonwealth of Massachusetts;
(c) 
Landscape plans prepared by a certified landscape architect registered in the Commonwealth of Massachusetts showing all proposed landscaping features, such as fences, walls, planting areas and walks on the lot and tract, with types, quantities, and sizes of proposed plantings;
(d) 
Proposed floor plans for all of the proposed dwelling units. The area in square feet of each proposed dwelling unit should also be indicated in the floor plans;
(e) 
A marketing plan showing:
[1] 
The proposed residential density in terms of dwelling units per acre;
[2] 
Types of proposed commercial uses, if any, in terms of floor area;
[3] 
Recreational areas; and
[4] 
A breakdown of the number of dwelling units based on the number of bedrooms within the proposed dwelling units;
(f) 
Location sketch map(s), which indicates surrounding streets and properties and any additional abutting lands owned by the applicant;
(g) 
Representative elevation sketches of buildings that indicate the height of building(s) and type of construction material of exterior facade; and
(h) 
Other materials which may be submitted to the PRA include, but are not limited to, any other information which may include required traffic, school, utilities impact study and in order to adequately evaluate the scope and potential impacts of the proposed project, including a grading plan, parking layout plan, utilities plan, and lighting plan.
(5) 
PRA procedures.
(a) 
Circulation to other boards. Upon receipt of the proposed MRMD application, the PRA shall, within seven (7) days, provide a copy of the application material to the Town Council, Zoning Board of Appeals, Board of Health, Planning Board, Conservation Commission, Fire Department, Police Department, Building Commissioner, Department of Public Works and other municipal officers, agencies, or boards for comment, and any such board, agency or officer shall be invited to provide written comments within thirty (30) days of receipt of the review materials.
(b) 
PRA review period. For each respective proposed MRMD, a specific PRA review period shall begin on the date of the proposed MRMD application and conclude on the day of the meeting during which the Town Council will vote on whether to grant a special permit to a proposed MRMD.
(c) 
PRA meetings. No less than twenty (20) days prior to the meeting during which the Town Council will vote on a special permit for a proposed MRMD, the PRA may hold a public hearing for which notice has been given as provided in MGL c. 40A, § 11. Such meeting is intended to allow the PRA to openly discuss a proposed MRMD and for the person or entity proposing to construct the MRMD to answer questions or concerns from interested parties.
(d) 
PRA recommendation. The PRA shall issue its recommendation to the SPGA prior to, or at, the meeting during which the SPGA will vote on whether to grant a special permit to a proposed MRMD. Failure of the PRA to make such a recommendation within ninety (90) days shall be deemed to be an approval of the proposed project.
[Added 8-27-2018 by Order No. 2018-034]
A. 
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.
B. 
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.
C. 
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.
D. 
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.
E. 
Dimensional, lot coverage and lot area requirements.
(1) 
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).
(2) 
Lot depth. Minimum lot depth: 75 feet.
(3) 
Side yard and rear yard setback requirements. A UCTD project shall comply with the following requirements:
(a) 
Side yards:
[1] 
General minimum requirement for side yard setback: 5 feet from the lot line.
[2] 
Side yard setback for two (2) story building abutting a residential district: 20 feet from the lot line.
[3] 
Side yard setback for three (3) story building abutting a residential district: 30 feet from the lot line.
[4] 
Side yard setback for four (4) story building abutting a residential district: 40 feet from the lot line.
(b) 
Rear yards:
[1] 
General minimum requirement for rear yard setback: 10 feet from the lot line.
[2] 
Rear yard setback for two (2) story building abutting a residential district: 20 feet from the lot line.
[3] 
Rear yard setback for three (3) story building abutting a residential district: 30 feet from the lot line.
[4] 
Rear yard setback for four (4) story building abutting a residential district: 40 feet from the lot line.
(4) 
Maximum front yard.
(a) 
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.
(b) 
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.
(5) 
The SPGA may require that the applicant include an access way to improve pedestrian circulation and for public safety access.
(6) 
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.
F. 
Development intensity.
(1) 
The maximum residential density of a UCTD project shall be fifteen (15) dwelling units per acre.
G. 
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.
H. 
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.
I. 
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.
J. 
Bicycle parking. Bicycle parking facilities or storage shall be provided at a minimum of 1.0 space for every 10 dwelling units.
K. 
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.
L. 
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 IX, Signs and Advertising Devices, 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 façade 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 façade 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.
M. 
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.
N. 
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.
O. 
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.
P. 
Special permit process and plan review authority.
(1) 
Each application for a UCTD Special Permit shall be filed by the applicant with the Town Clerk to initiate the UCTD Special Permit Process. A copy of said application, including the date and time of filing certified by the Town Clerk, shall be filed forthwith by the applicant with the special permit granting authority and shall include 18 paper copies of the application and a disk or computer drive containing a digital copy of the full application, including all maps and attachments. Upon receipt of the application, the Clerk to the SPGA shall circulate copies of the application to the members of the SPGA and to the members of the UCTD Plan Review Authority. If the application is complete, the SPGA shall hold a public hearing on the proposed UCTD Special Permit consistent with the requirements of MGL c. 40A.
(2) 
The application fee for a UCTD Special Permit shall be $1,500.
(3) 
For the purpose of reviewing a proposed UCTD project, a Plan Review Authority (PRA) shall be formed for the sole purpose of advising the SPGA on the proposed project. Once formed, the PRA shall be seated until the project is fully-constructed. The PRA shall be composed of: three (3) members of the Town Council chosen and appointed by the Council President, one of whom shall be a District Councilor from any district to be affected by the proposed project; two (2) Randolph residents chosen and appointed by the Council President, both of whom shall reside in the neighborhood of the proposed project; one (1) member of the Planning Board; one (1) member of the Conservation Commission; the DPW Superintendent (or a designee); and the Fire Chief (or a designee). After completion of the below described analysis, but prior to the Town Council meeting during which the special permit is voted upon, the PRA shall issue a recommendation to the Town Council as to its approval, approval with conditions, or disapproval of the proposed project.
(4) 
Peer review. If requested by the PRA or the SPGA, the applicant shall be required to pay for reasonable consulting fees to provide peer review of the proposed project application.
(5) 
Circulation to other boards. Upon receipt of the proposed project application, the PRA shall, within seven (7) days, provide a copy of the application materials to the Police Department, the Building Commissioner, the Planning Board, the Planning Department, the Zoning Board of Appeals, the Conservation Commission, the Conservation Agent and other appropriate municipal officers, agencies or boards for comment, and any such board, agency or officer shall be invited to provide written comments within thirty (30) days of receipt of the application materials.
(6) 
As part of the Special Permit application the applicant shall submit plans on 24" x 36" paper and in digital form reflecting the following information, and each plan that is submitted shall be set at a scale of one inch equals forty feet (1"= 40'):
(a) 
The perimeter dimensions of the lot; Assessor's Map, lot and block numbers;
(b) 
All existing buildings, structures, building setbacks, parking spaces, driveway openings, distance between buildings, plan view exterior measurements of individual buildings, driveways, service areas and open areas;
(c) 
Existing major natural features, including streams, wetlands and all trees six inches (6") or larger in caliper (at approximately waist height.);
(d) 
Internal roads, sidewalks, and parking areas;
(e) 
The proposed site plan or plans specifying: building(s), parking, traffic circulation, emergency apparatus access/turning, lighting, grading, drainage, utilities and stormwater management, snow storage, waste management and details for all amenities such as fencing, enclosures, benches, etc.;
(f) 
Landscape plans showing all proposed landscaping features, such as fences, walls, planting areas with types, quantities, and sizes of proposed plantings;
(g) 
Proposed floor plans for all of the proposed dwelling units including the area in square feet of each proposed dwelling unit;
(h) 
Location sketch map(s), indicating surrounding streets and properties and any additional abutting lands owned by the applicant;
(i) 
The total site area in square footage and acres to be set aside as open space, if applicable;
(j) 
Representative elevation sketches of buildings that indicate the height of building(s) and type of construction material of exterior facade; and
(k) 
Other materials which may be required by the PRA include, but are not limited to, traffic studies or information, information on impacts to area schools and other public amenities, utilities impact study and any other information needed in order to adequately evaluate the scope and potential impacts of the proposed project.
Q. 
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 § 200-14.3 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 § 200-14.3;
(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.
[Amended 5-22-2006 ATM by Art. 50, approved 10-17-2006]
The following uses are permitted in a Sanitary Facility District and other activities as outlined in the Table of Allowable Activity:[1]
A. 
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.
B. 
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.
C. 
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.
D. 
Erecting or maintaining signs as permitted in Article IX of this chapter.
E. 
Nonaccessory signs are permitted subject to a special permit by the Town Council.
[Added 10-25-2010 by Ord. No. 2010-037]
[1]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
[Added 5-22-2006 ATM by Art. 50, approved 10-17-2006]
A. 
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.
B. 
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 Randolph Board of Appeals and the following restrictions:
(1) 
Each Watershed and Wetlands Protection Overlay District 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 bylaws 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.
(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.
(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.
(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 bylaws, 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 determine, by any means at the Building Commissioner's disposal, 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 Building Commissioner shall, at the Building Commissioner's request, be provided by the applicant 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.
[Amended 4-16-1996 ATM by Art. 11, approved 7-29-1996]
(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 Board of Appeals.
[Amended 4-16-1996 ATM by Art. 11, approved 7-29-1996]
(5) 
Special flood hazard areas. The Federal Emergency Management Agency has issued revised Flood Insurance Rate Maps (FIRMs) and Flood Insurance Study Booklet (FIS) for the Town of Randolph, which identifies the special flood hazard areas within the Town. The revision date of the FIRM Maps and FIS Booklet is July 17, 2012. All proposed new construction, substantial additions/improvements and utilities within the one-hundred-year floodplain must comply with the revised FIRM Maps, FIS Booklet, and the provisions in Subsection B(6) of this section.
[Amended 5-10-2000 ATM by Art. 9, approved 9-27-2000; 6-11-2012 by Ord. No. 2012-017]
(6) 
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 bylaws.
[Added 4-24-2001 ATM by Art. 21, approved 12-21-2001; 6-11-2012 by Ord. No. 2012-017]
(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) 
Definitions. As used in this subsection, the following terms shall have the meanings indicated:
AREA OF SPECIAL FLOOD HAZARD
Land in the floodplain within a community subject to a one-percent or greater chance of flooding in any given year. The area may be designated as Zone A, AO, AH, A1-30, AE, A99, V1-30, VE, or V.
BASE FLOOD
The flood having a one-percent chance of being equaled or exceeded in any given year.
DEVELOPMENT
Any man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations.
DISTRICT
Floodplain district.
FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA)
Administers the National Flood Insurance Program. FEMA provides a nationwide flood hazard area mapping study program for communities as well as regulatory standards for development in the flood hazard areas.
FLOOD BOUNDARY AND FLOODWAY MAP
An official map of a community issued by FEMA that depicts, based on detailed analyses, the boundaries of the one-hundred-year and five-hundred-year floods and the one-hundred-year floodway. (For maps done in 1987 and later, the floodway designation is included on the FIRM.)
FLOOD HAZARD BOUNDARY MAP (FHBM)
An official map of a community issued by FEMA where the boundaries of the flood and related erosion areas having special hazards have been designated as Zone A or E.
FLOOD INSURANCE RATE MAP (FIRM)
An official map of a community on which FEMA has delineated both the areas of special flood hazard and the risk premium zones applicable to the community.
FLOOD INSURANCE STUDY
An examination, evaluation, and determination of flood hazards, and, if appropriate, corresponding water surface elevations, or an examination, evaluation and determination of flood-related erosion hazards.
FLOODWAY
The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation.
LOWEST FLOOR
The lowest floor of the lowest enclosed area (including basement or cellar). An unfinished or flood-resistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building's lowest floor, provided that such enclosure is not built so as to render the structure in violation of the applicable nonelevation design requirements of NFIP Regulations 60.3.
MANUFACTURED HOME
A structure, transportable in one (1) or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. For floodplain management purposes, the term "manufactured home" also includes park trailers, travel trailers, and other similar vehicles placed on a site for greater than one hundred eighty (180) consecutive days. For insurance purposes, the term "manufactured home" does not include park trailers, travel trailers, and other similar vehicles.
NEW CONSTRUCTION
For floodplain management purposes, structures for which the "start of construction" commenced on or after the effective date of a floodplain management regulation adopted by a community. For the purpose of determining insurance rates, "new construction" means structures for which the "start of construction" commenced on or after the effective date of an initial FIRM or after December 31, 1974, whichever is later.
ONE-HUNDRED-YEAR FLOOD
See "base flood."
REGULATORY FLOODWAY
See "floodway."
SPECIAL FLOOD HAZARD AREA
An area having special flood and/or flood-related erosion hazards, and shown on an FHBM or FIRM as Zone A, AO, A1-30, AE, A99, AH, V, V1-30, or VE.
STRUCTURE
For floodplain management purposes, a walled and roofed building, including a gas or liquid storage tank, that is principally above ground, as well as a manufactured home. "Structure," for insurance coverage purposes, means a walled and roofed building, other than a gas or liquid storage tank, that is principally above ground and affixed to a permanent site, as well as a manufactured home on foundation. For the latter purpose, the term includes a building while in the course of construction, alteration, or repair, but does not include building materials or supplies intended for use in such construction, alteration, or repair, unless such materials or supplies are within an enclosed building on the premises.
SUBSTANTIAL DAMAGE
Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed fifty percent (50%) of the market value of the structure before the damage occurred.
SUBSTANTIAL IMPROVEMENT
Any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure either (a) before the improvement or repair is started, or (b) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure.
ZONE A
The one-hundred-year floodplain area where the base flood elevation (BFE) has not been determined. To determine the BFE, use the best available federal, state, local, or other data.
ZONE A1-30 and ZONE AE
For new and revised maps, the one-hundred-year floodplain where the base flood elevation has been determined.
ZONE AH and ZONE AO
The one-hundred-year floodplain with flood depths of one (1) foot to three (3) feet, where a clearly defined channel does not exist, where the path of flooding is unpredictable, and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow.
ZONE A99
Areas to be protected from the one-hundred-year flood by federal flood protection systems under construction. Base flood elevations have not been determined.
ZONES B, C, AND X
Areas identified in the community Flood Insurance Study as areas of moderate or minimal flood hazard. Zone X replaces Zones B and C on new and revised maps.
(c) 
Floodplain area boundaries. The floodplain area is herein established as an overlay district. The district includes all special flood hazard areas within the Town of Randolph designated on the Flood Insurance Rate Maps (FIRMs) issued by the Federal Emergency Management Agency (FEMA) for the administration of the National Flood Insurance Program (NFIP). The FIRM maps indicate the one-hundred-year regulatory floodplain. The exact boundaries of the areas may be defined by the one-hundred-year base flood elevations shown on the FIRM and further defined by the most current Flood Insurance Study Booklet. The FIRM and Flood Insurance Study Booklet are incorporated into this Subsection B(6) and are on file with the Planning Board and the Department of Public Works, Engineering Division.
(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 Manager 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 Town of Randolph 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 on the Town of Randolph FIRM or Flood Boundary and Floodway Map, encroachments are prohibited in the regulatory floodway which would result in any increase in flood levels within the community during the occurrence of base flood discharge.
[3] 
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.
[4] 
Existing contour intervals of site and elevations of existing structures must be included on plan proposal.
[5] 
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.
C. 
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.
A. 
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.
B. 
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 § 200-16.1 are more or less restrictive than those of the comparable regulations for the underlying district at that location. The provisions of this § 200-16.1 shall supersede those of §§ 200-18 to 200-22, inclusive, §§ 200-28 to 200-30, inclusive, and §§ 200-34 and 200-35, inclusive. On all other matters, the provisions of the underlying district(s) shall continue to govern.
C. 
Allowed uses. Permitted uses in the Great Pond Commerce Center Overlay District are as specified in the Table of Allowable Activity, the content of which is incorporated herein by reference.[1]
[1]
Editor's Note: The Table of Allowable Activity is included as an attachment to this chapter.
D. 
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.
E. 
Multiple buildings and uses. Notwithstanding the provisions of § 200-3, 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 § 200-16.1.
F. 
Dimensional and area requirements.
(1) 
Minimum lot size. In the Great Pond Commerce Center Overlay District, no building shall be constructed on any lot containing less than sixty thousand (60,000) square feet of land.
(2) 
Minimum lot frontage. In the Great Pond Commerce Center Overlay District, no building shall be constructed on any lot containing less than one hundred twenty (120) feet of frontage on a public way.
(3) 
Building setback requirements.
(a) 
In the Great Pond Commerce Center Overlay District, 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:
[1] 
Required setback distance: twenty (20) feet from the side line of Pond Street; ten (10) feet from the side line of any other street.
[2] 
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.
[3] 
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.
(b) 
Notwithstanding any other provision hereof, all newly constructed buildings or expanded buildings within the Great Pond Commerce Center Overlay District shall be developed in such a way as to provide unimpeded access on all sides or faces thereof for fire and other emergency vehicles.
(4) 
Building height requirements. Buildings in the Great Pond Commerce Center Overlay District 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.
[Amended 5-21-2012 by Ord. No. 2012-001]
(5) 
Lot coverage. In the Great Pond Commerce Center Overlay District, 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).
(6) 
Buffer strips. A minimum five-foot-wide buffer strip shall be maintained along the entire frontage of all lots within the Great Pond Commerce Center Overlay District, 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-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.
(7) 
Parking space requirements. Notwithstanding anything in the Zoning Code to the contrary, in the Great Pond Commerce Center Overlay District, the off-street parking requirements shall be the following:
(a) 
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.
[1] 
Uses not listed in the preceding subsection shall meet the parking space requirements of § 200-22 of this chapter.
[2] 
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.
(b) 
The net area for each individual parking space required for premises in the Great Pond Commerce Center Overlay District 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.
(c) 
The off-street parking spaces required for premises within the Great Pond Commerce Center Overlay District 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.
(d) 
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.
(e) 
In addition to the requirement for automobile parking spaces, there shall also be provided for each building or group of buildings 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.
(f) 
Lamps or lights which may be installed to illuminate any parking spaces or parking area within the Great Pond Commerce Center Overlay District shall be configured so that the fallout from said lamps or lights shall not impact abutting residential premises.
[Added 12-3-2007 STM by Art. 7, approved 4-14-2008]
[Note: MGL c. 43D, §§ 1 through 16, is accepted by the Town as described in § 200-16.2; provided, however, that the vote shall take effect only as to those sites as the interagency permitting board described in MGL c. 23A, § 62, or the equivalent agency, approves the designation thereof as a priority development site pursuant to the procedures set forth in MGL c. 43D, §§ 1 through 16. (The Board of Selectmen is authorized to apply for priority site development designation pursuant to this vote and for such grants and technical assistance as may be available.)]
A. 
In the Great Pond Commerce Center Overlay District, East Randolph Industrial Park on Teed Drive and the York Industrial Park on York Avenue, a proposal for the development or redevelopment of a building with at least fifty thousand (50,000) square feet of gross floor area in new or existing buildings or structures on a site which has been designated as a priority development site by the interagency permitting board described in MGL c. 23A, § 62, may be permitted pursuant to the procedures set forth in the Expedited Permitting Statute, MGL c. 43D, §§ 1 through 16.
B. 
Within one hundred twenty (120) days of the acceptance of the Expedited Permitting Statute by vote of Town Meeting, the Board of Selectmen shall implement the following:
(1) 
Appoint a single point of contact to serve as the primary municipal liaison for all issues relating to the Expedited Permitting Statute;
(2) 
Amend rules and regulations on permit issuance to conform to the Expedited Permitting Statute;
(3) 
Along with the issuing authorities as defined in MGL c. 43D, § 2, collect and ensure the availability of all governing statutes, local bylaws, regulations, procedures and protocols pertaining to each permit;
(4) 
Establish a procedure whereby the Board of Selectmen shall determine all permits, reviews and predevelopment reviews required for a project; all required scoping sessions, public comment periods and public hearings; and all additional specific applications and supplemental information required for review, including, where applicable, the identification of potential conflicts of jurisdiction or substantive standards with abutting municipalities and a procedure for notifying the applicant; and
(5) 
Establish a procedure, following the notification of the required submissions for review as set forth in Subsection B(4), for determining if all the materials required for the review of the project have been completed.
[Added 1-8-2018 by Ord. No. 2017-045]
The operation of any marijuana establishment, as defined in MGL c. 94G, § 1, including, without limitation, a marijuana cultivator, marijuana testing facility, marijuana product manufacturer, marijuana retailer or any other type of licensed marijuana-related business, is prohibited in all zoning districts of the Town of Randolph. This prohibition shall not apply to the sale, distribution or cultivation of marijuana for medical purposes licensed under Chapter 369 of the Acts of 2012.