Proposed Exit 4 Zoning Law:
An Overview and Comparison

(The following explanation of the proposed special zoning district around Exit 4 in Randolph was prepared by a sub-committee of the Planning Commission, consisting of Jenny Carter, Hugo Liepmann, and former Commission Chair Julie Iffland. The Planning Commission is holding a public hearing on this proposed zoning rewrite on Tuesday, June 26, at 7 p.m. at VTC’s Old Dorm Lounge. The commission "strongly encourages" all to attend.)

With input from two task forces, dozens of community members, and years of meetings the Randolph Planning Commission has completed new draft regulations for Exit 4.

The new regulations were crafted to encourage attractive development that will benefit the community with quality jobs and residential development while protecting the rural, scenic, and natural features of the "gateways" to Randolph and Randolph Center. With this proposal, we also sought to transform vague standards in the current rules into clear guidance for developers and for the Development Review Board (DRB), while balancing sometimes competing interests.

The following provides an overview of the proposal and a brief comparison between the existing ordinance and what is proposed. It does not contain all changes or details. The proposed ordinance is a comprehensive rewrite; therefore, comparisons may not be completely "apples for apples." To understand the proposal fully, we encourage you to read the ordinances and review the maps. We look forward to hearing your comments at the June 26 informational meeting and hearing. Copies of all documents are available at the Town Office and are available electronically by e-mailing Mardee Sanchez at zoning@municipaloffice.randolph.vt.us .

Overview of Proposal

This new proposal expands the existing Mixed Use District at Exit 4 to include all four quadrants surrounding the Exit and gives the area the new name of the "Interchange District." It revamps the list of property uses by consolidating some uses under broader headings, adding uses and eliminating others, and makes all allowed uses "permitted uses," not "conditional uses." It reduces the minimum lot size, expands the setback for buildings along Rte. 66, establishes new building design and siting standards, and puts in place new conservation incentives. It also creates three different density zones—Preferred, Limited, and Restricted—to encourage development in the most suitable and least visible areas on each property.

Each piece of property in the Interchange District was reviewed and, based on public comment and scenic, natural resource, and economic factors, was mapped to direct development. A Preferred Development Area is most suited for development and the new rules encourage higher density development there. A Limited Development Area is less suitable for development and the rules discourage development there. Development is not allowed in the third class, namely, in a Restricted Development Area, but the density otherwise allowed there may be used elsewhere on the parcel.

The baseline density for the Interchange District is 8% building coverage and 15% lot coverage. However, to encourage development where it is most suited, a development that is confined to the parcel’s Preferred Development Area (green on the map) can have up to 20% building coverage and 35% lot coverage. Coverage calculations are based on the size of the entire lot. "Building coverage" is the portion of a parcel covered with structures and "lot coverage" includes man-made improvements, such as driveways and parking lots.

COMPARISON OF THE EXISTING ORDINANCE

WITH THE PROPOSED ORDINANCE

Who’s In and Who’s Out

Currently, the Exit 4 area is called the Mixed Use District ("MU District"). It includes three of the four quadrants surrounding the interstate/Rte. 66 intersection: the Northwest (roughly Rinker’s to Hebard Hill), the Southwest (roughly the driving range to Fish Hill), and the Northeast (the park and ride to the end of Clear Source’s field). The new Interchange District covers those same three quadrants plus a fourth quadrant in the southeast. The Southeast quadrant is commonly referred to as the "LaFrance properties" and abuts the VTC Farm. That quadrant is currently zoned RU 5. The proposal also makes some changes on the edges of the district (please check the maps).

Lot Size

Under current zoning, the MU and RU5 districts require a minimum of 5 acres for all uses. The proposed Interchange District reduces the minimum lot size for all non-residential and "residential community developments" to 3 acres. The minimum lot size for single- and multi-family development remains at 5 acres but allows for smaller residential lot sizes when land is permanently conserved.

Density:

Preferred, Limited, and Restricted

Currently, properties are allowed a maximum of 20% building coverage and 35% lot coverage. Under the proposal, a developer who agrees to develop only in Preferred Development areas has those same maximum building and lot coverages of 20% and 35%, respectively. Otherwise, the maximum allowable lot coverage is 8% and the maximum building coverage is 15%. One- and two-family developments are exempt from density requirements pursuant to state law.

Setbacks

The current setback from Rte. 66 is set by the DRB on a case-by-case basis. The proposal would establish the setback as 170’ from the road’s centerline.

Uses

The proposal has 12 "permitted uses": cultural, day care, hotels, light manufacturing, residential, outdoor recreation, offices, public transportation, research laboratories, residential care, residential community developments, and restaurants (but not drive-throughs). Agriculture and silviculture are exempt from regulation. Residential uses are allowed only in the southeast and northwest quadrants. Buildings that are accessory to a principal use are allowed with certain limits (e.g., a manufacturing facility can have a warehouse to store its inventory or a retail outlet to sell its products).

The uses allowed in the current Mixed Use District are similar. However, in the current MU District, the use proposed for a specific development must be compatible with surrounding land to be approved. Neither the existing regulations nor the proposed regulations allow gas stations or stand-alone retail. One use that will no longer be allowed will be stand-alone distribution and storage facilities.

Pre-application Review

The proposal establishes a Design Review Committee to review each application for development and to make non-binding recommendations to the DRB. In the current MU District, the DRB holds a pre-application conference to make suggestions for changes to the applicant’s sketches and plans.

Site Design Standards

The proposed ordinance sets 14 specific site design criteria: open space, scenic sensitivity, surface waters, topography and grading, stormwater, clustering, landscaping, screening, access, traffic, parking, outdoor storage, outdoor lighting, and underground utilities.

The existing MU District regulations establish general criteria and requirements: all development must go through a Planned Unit Development and site plan review; the development must be coordinated with potential uses of surrounding land; it must conform with the Town Plan; and it must be in harmony with the area and meet traffic standards. The DRB may also apply Act 250 criteria.

Building Standards

The proposed ordinance promotes buildings that utilize traditional New England themes and enhance the natural features of the area. Specific standards are established with respect to design compatibility, orientation, height, scale, facades, rooflines, and materials. Maximum building height is 35 feet; in limited circumstances the DRB may allow 50 feet.

The only specific building standard in the current MU District is a height limit of 30’. Thus, the new rules provide the DRB with specific site design and building standards, to replace vague and sweeping discretion.

Open Space/Conservation

The proposal sets standards for open space in development applications in order to conserve the scenic and natural features that were recognized as important in the task forces and public comments. Except in single- and two-family development, a plan must be submitted to the DRB with the development proposal, describing the location and configuration of the open space, who will own it, how it will be managed, how it meets the goals of the District, and how it will be used (e.g., whether it will be used for recreation). Once the development permit is granted, those portions of the open space can not be developed in the future without a vote of the town.

The Town Conservation Commission will have responsibility for oversight of the open space in the Restricted and Limited Development Areas. In order to be granted a residential density or lot size bonus, the open space required for the bonus must be permanently protected under a Conservation Easement to the town or a qualified nonprofit organization.

Under the existing MU District, the DRB had wide discretion to require open space and make concessions to the zoning rules, but with little guidance from the regulations. Because development in the MU District goes through a Planned Unit Development process, the DRB has the right to require conservation restrictions and easements. The MU District allows, but does not require, the DRB to apply Act 250 criteria relating to conservation. The existing subdivision regulations also allow the DRB to require that parks and recreation areas be set aside for public use. Existing site plan review also applies.

Definitions: Some definitions have been changed (such as light manufacturing) and others have been added (such as coverage envelope, nuisance, open space). Most definitions apply not just to the Interchange District but to the entire Town.