[Amended 6-11-2012 ATM; 11-12-2013 STM; 11-4-2019 STM by Art. 8]
A. 
Purpose. These regulations are enacted to promote the general welfare of the Town, to protect the health and safety of its inhabitants, to encourage the most appropriate use of land throughout the Town and appropriate development, particularly along the Route 1 corridor in Wrentham, to preserve the cultural, historical and environmental heritage and character of the community, to increase the amenities of the Town, and to reduce the hazard from fire by regulating the location and use of buildings, to protect public water supplies and sources, and the area of open space around them, all as authorized by, but not limited to, the provisions of the Zoning Act, MGL Chapter 40A, as amended, and Section 2A of 1975 Mass. Acts 808. More specifically, the purposes of the Route 1 District include:
(1) 
To advance the purposes of the Wrentham Town Master Plan;
(2) 
To promote orderly, quality growth and development along Route 1 that strengthens the local tax base, contributes to the local economy, and respects the environment;
(3) 
To facilitate and coordinate the construction of access within and between the parcels to further public safety, achieve efficient traffic flow, and limit/minimize new access points along Route 1;
(4) 
To set forth sensitive site planning and aesthetic/design standards that will achieve high-quality development within the constraints of the land available within the districts, while protecting environmental resources;
(5) 
To protect public water supplies;
(6) 
To protect environmental resources and provide opportunities for appropriate use and enjoyment; and
(7) 
To preserve the right to clean air and water, freedom from excessive and unnecessary noise, and the natural, scenic, historic, and esthetic qualities of their environment; and the protection of the people in their right to the conservation, development and utilization of the agricultural, mineral, forest, water, air and other natural resources is hereby declared to be a public purpose per Article 97 of the Constitution of the Commonwealth of Massachusetts.
B. 
Authority. The Zoning Bylaw ("this bylaw") is enacted in accordance with the provisions of the Massachusetts General Laws (MGL), Chapter 40A, and any all amendments thereto and by Articles 89 and 97 of the Amendments to the Constitution of the Commonwealth of Massachusetts.
C. 
Applicability. All buildings or structures hereinafter erected, reconstructed, altered, enlarged, or moved, and the use of all premises in the Town, shall be in conformity with the provisions of the Zoning Bylaws. No building, structure or land shall be used for any purpose or in any manner other than is expressly permitted within the district in which such building, structure or land is located. Where the application of this bylaw imposes greater restrictions than those imposed by any other regulations, permits, restrictions, easements, covenants, or agreements, the provisions of this bylaw shall control.
(1) 
Applicability; nonconformities. Except as herein after provided, this bylaw shall not apply to structures or uses lawfully in existence or lawfully begun, or to a building permit or special permit issued before the first publication of notice of the public hearing on this bylaw or any amendments thereto, but shall apply to any change or substantial extension of such use, to a building permit or special permit issued after the first notice or said public hearing, to any reconstruction, extension or structural change of such structure and to any alteration of a structure begun after the first notice of said public hearing to provide for its use in a substantially different purpose or for the same purpose in a substantially different manner or to a substantially greater extent, except where alteration, reconstruction, extension or a structural change to a single- or two-family residential structure does not increase the nonconforming nature of said structure.
(2) 
Commencement of construction or operation. Construction or operations under a building permit or special permit shall conform to any subsequent amendments to this bylaw, unless the use or construction is commenced within a period of not more than six months after the issuance of the permit and, in any case involving construction, unless such construction is continued through to completion as continuously and expeditiously as is reasonable.
D. 
Amendments. This bylaw may from time to time be changed by amendment, addition, or repeal by the Town Meeting in the manner provided in MGL c. 40A, § 5, and any amendments thereto.
E. 
Severability. The invalidity of any section or provision of this bylaw shall not invalidate any other section or provision herein.
F. 
Zoning Bylaws. The Route 1 District Bylaw shall be considered a section of the Town of Wrentham Zoning Bylaws. The provisions of the Town of Wrentham Zoning Bylaws govern the process of applications and review for Route 1 Districts, definitions, overlay districts, site plan approval process, special permit application and approval process, community and environmental assessments, variances, appeals, authority of the Board of Appeals, earth removal, aquifer protection, floodplain open space, signage, and other zoning articles that the Town of Wrentham may adopt that pertain Townwide, including the Route 1 area.
A. 
Establishment of zoning districts. The Route 1 area of the Town of Wrentham, Massachusetts is hereby divided into the following zoning districts to be designated as follows:
(1) 
Route 1 North Zoning District (C-1N). The purposes of the Route 1 North Zoning District (C-1N) is to encourage appropriate mix of development and services that will complement and be good neighbors to the public lands, the State Forest, conservation lands, and public water supplies, while safeguarding public safety, reducing risks to public water supplies and fire hazard risks and achieving high-quality development within the constraints of the land available in the district, while protecting environmental resources.
(a) 
Public access and circulation. To facilitate and coordinate the construction of access within and between parcels to achieve efficient traffic flow and limit or otherwise minimize new access points along Route 1.
(b) 
Site planning and design standards. To set forth sensitive site planning and aesthetic/design standards that will achieve high-quality development with the constraints of the land available within the district, while protecting environmental resources.
(2) 
Route 1 South Zoning District (C-1S). The purpose of the Route 1 South Zoning District (C-1S) is to encourage appropriate commercial development, including a mix of offices, entertainment, hospitality, retail and commercial services to serve the Town and the region, while protecting public safety, the environment, and the Town's character.
(a) 
Public access and circulation. To facilitate and coordinate the construction of access within and between parcels to achieve efficient traffic flow and limit or otherwise minimize new access points along Route 1.
(b) 
Site planning and design standards. To set forth sensitive site planning and aesthetic/design standards that will achieve high-quality development with the constraints of the land available within the district, while protecting environmental resources.
(3) 
Route 1 - Conservation, Recreation, School and Park District (CRSP-R1). The Route 1 - Conservation, Recreation, School and Park District is designed to allow for uses that serve the general public, protect the environment, and encourage recreational uses while safeguarding public water supplies and sources; protecting the area from fire hazards; protecting the rural character, forest lands and open spaces, while providing for safe public access and circulation, sensitive site planning, and appropriate high-quality development.
A. 
Definitions for the Route 1 zoning area; namely for the C-1N, C-1S, and CRSP-R1 Districts.
AQUACULTURE
The science, art, and business of cultivating marine or freshwater food, shellfish, mollusks, crustaceans, or fish under controlled conditions for distribution and consumption.
BREWERY
A facility, licensed under the relevant state and federal statutes, for the production and packaging of malt, ale, spirituous, wine, or hard cider beverages for distribution, retail, or wholesale sale, which may include a tap room or tasting room where beverages produced on the premises may be sold and consumed. The definition of "brewery" includes "distillery" or "winery."
BUSINESS SERVICES
Business services include services in the business-to-business market, such as equipment rental or leasing, photocopying, printing and marketing services, graphic design, advertising and media services, or computer and technology-related services. Adult cabaret establishments or adult motion-picture theaters are not business services. Radio and telecommunications transmission are not considered business services.
CAMPGROUND
An area or tract of land on which accommodations for temporary occupancy are located or may be placed, including cabins, tents, and major recreational equipment, and which is primarily used for recreational purposes and retains an open air or natural character.
CHILD-CARE FACILITY
A day-care center or a school-age child-care program, as these terms are defined in MGL c. 28A, § 9, as amended from time to time.[1]
COMMON DRIVEWAY
A driveway servicing at least two but no more than four building lots, provided said driveway extends from the street frontage of a lot of one of the uses being served. Common driveways shall also include any driveway serving two or more uses on separate building lots, provided said uses existed before July 20, 1999, and that said driveway would not serve any additional uses unless otherwise in compliance with this definition. Within any district, each lot must have the street frontage for that zoning district. A common driveway is not a street and does not provide legal street frontage.
CONSTRUCTION BUSINESS, HEAVY VEHICLE STORAGE
A construction business is a business engaged as either a prime or subcontractor in the building trades or heavy construction businesses. Heavy vehicle storage may be either within enclosed buildings or outdoors. Any outdoor storage of vehicles must be for registered vehicles only and appropriately screened.
CONVENIENCE STORE
Any retail store with a gross floor area of 3,000 square feet or less, generally open expanded hours, selling a limited selection of groceries, beverages and snacks to be consumed primarily off the premises, lottery tickets, newspapers, magazines, tobacco products, household products and personal items.
COUNTRY INN
A building used or designed for overnight lodging, and which may also provide a restaurant and accessory guest services to lodgers and the public, but excluding function and conference facilities. A country inn shall be located in an historic building built before 1929.
DAY-CARE CENTER
A facility operated on a regular basis which receives children not of common parentage under seven years of age, or under 16 years of age if such children have special needs, for nonresidential custody and care during part or all of the day separate from their parents, subject to the conditions contained in MGL c. 28A, § 9, as amended from time to time.[2]
DAY-CARE FACILITY, ADULT
A facility or program operated on a regular basis which provides supervised, nonresidential group or individual care for adults for part or all of the day.
DAY SPA
A business, employing professionally licensed therapists, which provides facilities and a variety of services for the purpose of improving health, beauty and relaxation through personal care treatments including, but not limited to, cosmetic, therapeutic massages, holistic treatments, body or facial treatments. A day spa must comprise a minimum of 3,000 square feet of space.
DEVELOPMENT
All structures and other modifications of the natural landscape above and below ground or water, on a particular site.
DISTRICT
A part, zone or geographic area within the Town within which certain zoning or development regulations apply.
DRIVE-UP WINDOW
A premises where persons, while in their automobiles, are served, purchase, consume, as appropriate, banking services, food or goods.
FAMILY DAY-CARE HOME
Any private residence which, on a regular basis, receives for temporary custody and care, during part or all of the day, children under seven years of age or children under 16 years of age if such children have special needs, subject to the conditions contained in MGL c. 28A, § 9, as amended from time to time.[3]
FARM
Any parcel of land used for the raising of agricultural products, livestock, poultry or dairy products.
FUEL BUSINESS
A commercial use engaged in the sale of separate allotments of heating oil, coal, propane gas or firewood, which are primarily delivered off-site to individuals, businesses or government facilities.
FUNERAL HOME
A building used for the preparation of the deceased for burial and the display of the deceased and ceremonies connected therewith before burial or cremation.
GARAGE, MOTOR VEHICLE REPAIR
Any building, premises and land in which or upon which a business, service or industry involving the maintenance service, repair or painting of vehicles is conducted or rendered. Maintenance services, repairs or painting of vehicles shall be conducted within a building. An accessory use may include a designated yard area with appropriate buffers and screening.
GROUND-MOUNTED SOLAR PHOTOVOLTAIC INSTALLATION
A solar photovoltaic installation that is structurally mounted on the ground and is not roof-mounted on a building.
HEALTH-CARE FACILITY
An establishment primarily engaged in furnishing medical, surgical or other services to individuals, including the offices of physicians, dentists, and other health practitioners, medical and dental laboratories, outpatient care facilities, blood banks, and oxygen and miscellaneous types of medical supplies and services. Health-care facilities shall not include any uses or activities of a registered marijuana dispensary or off-site medical marijuana dispensary.
HEALTH CLUB
An entity which provides structured exercise programs utilizing both indoor and outdoor facilities such as a gymnasium, swimming pool, running track, court layouts and the like for the development of personal fitness under the supervision of personnel knowledgeable in health, physical education and exercise physiology.
HOTEL
Any building or group of buildings in which there are guest rooms used, designed or intended to be used, let or hired out for the purpose of offering to the general public lodging on a day-to-day basis, typically not to exceed 30 consecutive calendar days, where the primary entrance is through a lobby or foyer; and also that in which there are no provisions for cooking in any individual room or suite. A hotel may include additional facilities and services, such as restaurants, meeting rooms, entertainment, personal services and recreational facilities.
INDOOR COMMERCIAL RECREATION FACILITY
A building within which the general public is invited for a fee or membership charge to participate in athletic or recreational activities, which may include swimming, exercise, weight training, running, tennis, squash, racquetball, ping-pong, bowling, billiards, darts, miniature golf, golf and baseball/softball training or simulation facilities, basketball, soccer, curling, ice skating, roller skating, hockey, motorized sports activities, sports medicine facility, physical therapy and rehabilitation facility, restaurant. (Said facility may contain accessory uses such as a pro-shop, health club, child-care facility and concession stands.)
JUNK
Any scrap, waste, reclaimable material or debris, whether or not stored or used in conjunction with dismantling, processing, salvage, storage, baling, disposal or other use or disposition. Junk includes, but is not limited to: vehicles, tires, vehicle parts, equipment, paper, rags, metal, glass, building materials, household appliances, brush wood and lumber.
JUNKYARD
Any area, lot, land, parcel, building or structure or part thereof used for the storage, collection, processing, purchase, sale or abandonment of wastepaper, rags, scrap metal or other scrap or discarded goods, materials, machinery or two or more unregistered, inoperable motor vehicles or other type of junk.
KENNEL, COMMERCIAL
Any building, structure, or land area used for the boarding, breeding, grooming, training, showing, protection or raising of dogs, cats or other small animals primarily for sale or profit, or for humane purposes. Pet shops, private kennels, and veterinary hospitals shall be exempt from the definition of "commercial kennel."
KENNEL, PRIVATE
Any structure or premises on which more than four dogs greater than or equal to three months of age are kept in or adjoining a private residence for private enjoyment and not for monetary gain, with the exception of occasional breeding of household pets. No more than two of the dogs shall be used for breeding and the frequency and scope of said activity shall be subject to the grant of a special permit from the Planning Board.
LIGHT MANUFACTURING
Fabrication, processing, finishing, assembly, or packaging operations employing only electric or other substantially noiseless and inoffensive motor power, and provided that all power and processes shall confine disturbing agents, such as smoke, fumes, dust, odors, vibration, gas, glare, electromagnetic radiation, and noise, to the confines of the premises or disposed of in a manner so as not to pose a present or potential hazard to human health, safety, welfare or the environment by reason of the potential for fire, explosion, radiation release or other casualty.
LIVE PERFORMANCE THEATER
A building where live productions of plays, concerts or other forms of staged entertainment are performed before an audience of the general public. In some cases, said activity may be conducted in conjunction where food and beverages are served to the patrons in a so-called "dinner-theater" setting. Such an establishment shall be exclusive of adult cabaret establishments or any other adult uses.
MOTOR VEHICLE SALES
The use of any building, land area or other premises for the display and sale of new or used automobiles, panel trucks or vans, trailer(s), or recreation vehicles, and including any warranty repair work and other repair service conducted as an accessory use. Exterior storage of any specific vehicle is limited to short-term storage, not to exceed a period of one year on the premises.
NURSERY
Land or greenhouses used to raise trees, shrubs, flowers, and other plants for sale.
NURSING HOME
An extended- or intermediate-care facility licensed or approved to provide full-time convalescent or chronic care to individuals who, by reason of advanced age, chronic illness or infirmity, are unable to care for themselves.
OFFICE
A room or group of rooms used for conducting the affairs of a business, professional, service establishment, industry, or government agency.
OFFICE BUILDING
A building used primarily to house offices for conducting the affairs of a business, professional, service establishment, industry or government agency, or like activity that may include ancillary services for office workers such as a restaurant, coffee shop, newspaper or candy stand.
OFFICE PARK
A development on a tract of land that contains a number of separate office buildings, supporting uses and open space designed, planned, constructed and managed on an integrated and coordinated basis.
OUTDOOR COMMERCIAL RECREATION FACILITY
Land, including accessory building/structures, on which the general public is invited for a fee or membership charge to participate in any of the following athletic or nonmotorized recreational activities, which may include soccer, football, lacrosse, baseball, softball, cricket, basketball, running, bicycling, miniature golf, golf driving range, tennis, handball, racquetball, paddle tennis, boating, training facilities for baseball/softball/soccer/golf, croquet, polo, badminton, bocce, Frisbee, shuffleboard, horseshoes and swimming. (Said facility may contain accessory uses such as a pro-shop and concession stands.) Water parks, amusement parks and any motorized vehicular recreational activities, which are similar in nature, are specifically excluded.
PERSONAL SERVICES
Personal services are services such as a hair salon, barber shop, nail salon, tanning beds, laundry, dry cleaning, shoe repair, tailor, and the like. Adult cabaret establishments or adult motion-picture theaters are not personal services. Automotive services, radio and television services, and any service entailing cannabis are not considered personal services.
PHYSICAL THERAPY AND REHABILITATION FACILITY
A facility which provides for the restoration and development of function lost or impaired by trauma, accident or pathology. Said facility shall be professionally staffed by at least one chiropractor, physical or massage therapist, licensed by the Commonwealth of Massachusetts or athletic trainer licensed by the National Athletic Trainers Association.
PLANNED BUSINESS DEVELOPMENT (PBD)
A development of one or more otherwise allowed commercial uses on a lot or two or more contiguous building lots encompassing a total area of not less than 18 acres with at least 400 feet of continuous street frontage along a state numbered route. The entire minimum frontage distance and not less than 80% of the minimum area of a PBD as required herein shall be located within the same zoning district. A PBD is characterized by common driveway(s), shared parking lot(s), coordinated landscaping features, complementary architectural design and shared infrastructure (water distribution, sewage disposal system and/or stormwater drainage facilities), which are managed and maintained by an association of owners of property within the development. A PBD shall be serviced by no more than one site access driveway or street accommodating left-turning vehicles onto and/or off an adjoining public way unless otherwise specifically allowed by the Planning Board in authorizing the PBD under § 390-4.2[4] in consideration of traffic safety and circulation patterns within the vicinity.
PLANNED INDUSTRIAL/OFFICE PARK (PI/OP)
A combined industrial park and office park located on a large tract of land with ancillary services located on site at a scale designed to primarily serve the PI/OP.
PRIVATELY OWNED WASTEWATER TREATMENT FACILITY (PWTF)
Any device or system owned by a private entity that is used for the treatment and disposal (including recycling and reclamation) of sewage. A privately owned wastewater treatment facility includes the sewers, pipes, or other conveyances that convey the wastewater to the treatment facility.
PROFESSIONAL OFFICE
The office of a member of a recognized profession maintained for the conduct of that profession.
PUBLIC OR MUNICIPAL UTILITY FACILITY
Telephone, electric and cable television lines, poles, equipment and structures; water or gas pipes, mains, valves or structures; sewer pipes, valves or structures; pumping stations; telephone exchanges and repeater stations; and all other facilities, equipment and structures necessary for conducting a service by a government or public utility.
RESEARCH LABORATORY
An establishment or other facility for carrying on investigation in the natural, physical or social sciences, or engineering and development as an extension of investigation with the objective of creating end products, not including facilities designed and intended for the development of nuclear, chemical, germ/biological weapons, or similar activities.
RESTAURANT
An establishment that is leased, rented or owned by a person holding a duly issued and valid license as a common victualler under the provisions of MGL c. 140, with adequate and sanitary kitchen and dining room equipment and capacity for preparing, cooking and serving suitable food for patrons and customers.
RESTAURANT, DRIVE-THROUGH
A building or portion thereof where food and/or beverages are sold in a form ready for consumption and where all or a significant portion of the consumption takes place or is designed to take place outside the confines of the building, often in a motor vehicle on the site.
RESTAURANT, FAST-FOOD
An establishment whose principal business is the sale of preprepared or rapidly prepared food directly to the customer in a ready-to-consume state for consumption either within the restaurant building or off premises.
RESTAURANT, TAKE-OUT
An establishment which by design of physical facilities or by service or packaging procedures permits or encourages the purchase of prepared ready-to-eat foods intended primarily to be consumed off the premises, and where the consumption of food in motor vehicles on the premises.[5]
RETAIL ESTABLISHMENT/STORE
An establishment engaged in selling goods or merchandise to the general public for personal or household consumption and rendering services incidental to the sale of such goods. Such an establishment shall be exclusive of an adult motion-picture theater, adult bookstore, adult paraphernalia store or adult video store, as so defined herein. The sale of marijuana in any form whatsoever on any land within the Town of Wrentham shall not be construed so as to fall within this definition and shall not be considered retail.
ROOF-MOUNTED/BUILDING-MOUNTED SOLAR PHOTOVOLTAIC INSTALLATION
A solar photovoltaic installation that is structurally mounted on the roof of a building or as part of a building facade.
SENIOR LIVING COMMUNITY (SLC)
A residential community designed for occupancy by individuals 55 years of age or older within the meaning as defined in MGL c. 151B, § 4(6) and 42 U.S.C. § 3607(b)(2)(c), and also incorporating the preservation of natural open space areas as an integral element of the development. An SLC may include a variety or combination of housing types that may be sold or leased to individual residents, or may be operated or managed by a corporation or organization having among its principal purposes the provision of housing and resident services for retired and/or aging persons.
SHOPPING CENTER
A group (two or more) or complex of commercial uses, including, but not limited to, retail or service establishments, shops, indoor theaters, restaurants and similar establishments, with immediately adjoining off-street parking facilities.
SOCIAL SERVICE AGENCY
Establishments providing assistance and aid to those persons in need of child-care facilities, nurseries, residential care, employment, counseling for psychological problems, and assistance with learning disabilities and physical disabilities.
SOLAR PHOTOVOLTAIC INSTALLATION
A device, structure, or structural design feature, a substantial purpose of which is to provide for the collection, storage and distribution of solar energy for generation of electricity. This includes appurtenant equipment for the collection, storage and distribution of electricity to buildings or to the electric grid.
SPORTS MEDICINE FACILITY
A facility to provide the recreational individual or team athlete with education to prevent athletic injury as well as to serve as a resource center to coaches, trainers and other nonmedicals who work with sports programs through an interdisciplinary utilization of physicians, orthopedic surgeons, physical therapists, nutritionists and other appropriate allied health personnel that are licensed through the Commonwealth of Massachusetts.
STABLE, PUBLIC
A building or land where animals are kept for remuneration, hire, sale, boarding, riding, or show.
WAREHOUSE
A building used primarily for the storage of goods and materials. A warehouse may include distribution activities of manufactured products, supplies, and equipment, but excluding bulk storage of materials that are inflammable or explosive or that created hazardous or commonly recognized offensive conditions.
WIRELESS COMMUNICATION FACILITY
All equipment, buildings, and structures with which a wireless communication service provider broadcasts and receives the radiofrequency waves which carry its services and all locations of said equipment or any part thereof. A wireless communication facility may also include equipment used by governmental agencies for public safety communications.
WIRELESS COMMUNICATION TRANSMITTER/RECEPTOR
Fixtures or equipment, other than any support structure such as a tower, used for the wireless transmission and reception of radio signals, excluding equipment owned and operated under an amateur radio operator license, including:
(1) 
Reception and transmission equipment and fixtures such as antenna, panels or communication dishes of not greater than 30 inches in diameter and similar devices;
(2) 
Any accessory mechanical, electronic, or telephonic equipment, fixtures, wiring and protective covering customary and necessary to operate such wireless communication equipment. A wireless communication transmitter/receptor shall not serve to transmit signals from broadcast television and/or radio stations.
WIRELESS COMMUNICATION TRANSMITTER/RECEPTOR, ENCLOSED
Any indoor wireless communication transmitter/receptor mounted inside or supported entirely within a nonresidential building or structure (including, without limitation, cupolas, church spires, inactive smokestacks, and the like) which is occupied and/or used primarily for other purposes. Said transmitter/receptor shall be shielded from view from outside of the existing building or structure.
[1]
Editor's Note: MGL c. 28A, § 9, was repealed in 2008. See now the definitions in MGL c. 15D, § 1A.
[2]
Editor's Note: MGL c. 28A, § 9, was repealed in 2008. See now the definitions in MGL c. 15D, § 1A.
[3]
Editor's Note: MGL c. 28A, § 9, was repealed in 2008. See now the definitions in MGL c. 15D, § 1A.
[4]
Editor's Note: See the Use Regulation Schedule included as an attachment to this chapter.
[5]
Editor's Note: So in original; apparently should read "An establishment which by design of physical facilities or by service or packaging procedures permits or encourages the purchase of prepared ready-to-eat foods intended primarily to be consumed off the premises, and where the consumption of food in motor vehicles on the premises is not permitted or not encouraged."
B. 
The definitions found in Article II of the Town of Wrentham Zoning Bylaws apply to the Route 1 zoning area, particularly the C-1N, C-1S, and CRSP-R1 Districts. Definitions found in this § 390-19.3 supersede the definitions in Article II of the Town of Wrentham Zoning Bylaws for the C-1N, C-1S, and CRSP-R1 Districts in the Route 1 District.
A. 
Applicability of use regulations. Except as provided in the Massachusetts Zoning Act or in this bylaw, no building, structure, or land shall be used except for the purposes permitted in the district as described in this section. Any use not listed shall be construed to be prohibited.
B. 
Permitted uses. In the following Use Regulation Schedule, the uses permitted by right in the district shall be designated by the letter (Y). Uses designated (N) shall not be permitted in the district. Symbols employed on the Use Regulation Schedule shall mean the following:
Y
A permitted use.
SPA
A use permitted only with a valid site plan approved by the Planning Board in accordance with Article VII of the Town of Wrentham Zoning Bylaws.
SP
A use permitted only upon granting of a special permit in accordance with Article IX, accompanied by a site plan prepared in accordance with Article VII of the Town of Wrentham Zoning Bylaws.
N
An excluded or prohibited use.
(PB)
Planning Board is special permit granting authority.
(ZBA)
Zoning Board of Appeals is special permit granting authority.
C. 
Uses subject to other regulations. Uses permitted by right or by special permit shall be subject, in addition to use regulations, to all other provisions of this bylaw.
D. 
Use regulations. See the Use Regulation Schedule, which is declared to be part of this bylaw. The Use Regulation Schedule follows in Table 19-1.
Table 19-1
Use Schedule for Route 1 Zoning Districts
Use
C-1N1
C-1S1
CRSP-R1
RESIDENTIAL
Single-family
N
N
N
Senior living area
SPA/SP(PB)
N
N
Mobile home park
N
N
N
AGRICULTURAL
Farm, excluding a farm or piggery used for disposal of waste, garbage or renderings
SPA/SP(PB)
Y
Y
Nursery, orchard
Y
Y
Y
Sale of farm, nursery or orchard products, produce, poultry, or cattle grown and/or raised on premises
SPA/SP(PB)
Y
Y
Customary farm animals maintained without creation of a nuisance, and with the further limitations that large customary farm animals, such as horses, cattle, ponies, cannot be maintained on a lot of less than 43,560 SF
Y
Y
Y
Aquaculture
SPA/SP(PB)
SPA/SP(PB)
SPA/SP(PB)
COMMERCIAL
Shopping center
N
N
N
Planned business development
SPA(PB)
SPA(PB)
N
Complex of offices, office buildings or other nonretail businesses
SPA (PB)
SPA (PB)
N
Retail establishment as an accessory use
SPA/SP(PB)
Y
N
Bank
Y
Y
N
Restaurant
SPA (PB)
SPA (PB)
N
Restaurant, fast-food
N
SPA/SP(PB)
N
Convenience store (no gas pumps)
SPA (PB)
SPA (PB)
N
Convenience store with gas pumps
N
SPA (PB)
N
Hotel
N
SPA (PB)
N
Campground
N
N
N
Social service agency
N
N
N
Child-care facility, day-care center, adult day care
SPA (PB)
SPA (PB)
SPA (PB)
Family day-care home
SPA (PB)
SPA (PB)
SPA (PB)
Health-care facility, nursing home
SPA
N
N
Health-care facility, outpatient
SPA/SP(PB)
SPA (PB)
N
Meeting places for membership organizations, such as veterans and other public service groups, including function halls, and uses normally incidental thereto
N
N
N
Business, professional, government or political campaign office
SPA(PB)
SPA(PB)
N
Printing or private mail services
N
SPA (PB)
N
Kennel, commercial
SPA/SP(PB)
SPA(PB)
N
Kennel, private
SPA/SP(PB)
Y
N
Greenhouse, commercial
Y
Y
N
Temporary storage of discarded materials or junk vehicles (Temporary storage area shall be fenced and shielded and not exceed 400 SF.)
N
N
N
Motor vehicle sales, service, repair or service station, provided that, except for storage of school buses, rental or sales vehicles, and vehicles under repair, there will not be any exterior storage or placement of vehicles, equipment discarded parts, tires or coin-operated machines. Exterior storage of any specific vehicle is limited to short-term storage, not to exceed a period of one year on the premises.
N
SPA/SP(PB)
N
Country inn
SPA (PB)
N
N
Business services
Y
Y
N
Day spa
SPA/SP(PB)
SPA/SP(PB)
N
Financial institution other than a bank
SPA (PB)
SPA (PB)
N
Sports medicine facility/physical therapy/rehabilitation facility
SPA(PB)
SPA (PB)
N
Car washes, garage for motor vehicle repair
N
SPA/SP(PB)
N
Sale or rental of new motor vehicles or trailers
N
SPA/SP(PB)
N
Drive-up windows2 - any use with a drive-up window
SPA/SP(PB)
SPA(PB)
N
Registered marijuana dispensary
N
N
N
Off-site medical marijuana dispensary
N
N
N
Privately owned wastewater treatment facility
SPA/SP(PB)
SPA(PB)
N
RECREATIONAL USES
Club, country club, golf courses
N
N
N
Conservation or open space area, recreation, common or park land
SP
SP
Y
Stable, public
N
N
SP
Health club or athletic club with indoor/outdoor facility
SPA(PB)
SPA(PB)
N
Commercial recreation (outdoor and/or indoor)
SPA(PB)
SPA(PB)
SPA/SP(PB)
Live performance theater
SPA(PB)
SPA (PB)
SPA
Theaters, moving-picture shows, bowling alleys, skating rinks, billiard rooms and other commercial amusement facilities
SPA(PB)
SPA(PB)
SPA/SP(PB)
Water parks, amusement parks and any other outdoor motorized vehicular recreational activities
N
N
N
PUBLIC AND SEMI-PUBLIC USES
School
SPA/SP(PB)
SPA(PB)
SPA/SP(PB)
Library
N
N
N
Government building or facility or complex of government buildings or facilities
N
N
N
Cemetery
N
N
N
Church or place of religious worship, parsonage
SPA(PB)
SPA(PB)
SPA(PB)
Funeral home
N
N
N
Post office
N
SPA/SP(PB)
N
Public transportation terminal
SPA/SP(PB)
SPA/SP(PB)
N
INDUSTRIAL USES
Research laboratory (except those designed and intended for development of nuclear, chemical or germ/biological weapons or similar activities)
N
SPA/SP(PB)
N
Brewery
SPA/SP(PB)
SPA(PB)
N
Light manufacturing facility within a totally enclosed structure
SPA/SP(PB)
SPA/SP(PB)
N
Construction business, heavy vehicle storage
N
SPA/SP(PB)
N
Warehouse and storage facility, other than a facility for storage of so-called junk vehicles and other scrapped materials
N
SPA/SP(PB)
N
Oil, coal, gas or propane fuel business
N
SPA/SP(PB)
N
Fuel business
N
SPA/SP(PB)
N
Public or municipal utility facility
SPA/SP(PB)
SPA/SP(PB)
SPA/SP(PB)
Planned industrial/office park (PI/OP)3
N
SPA/SP(PB)
N
Facilities to generate electrical or steam or other power
N
SPA/SP(PB)
N
Electrical transmission facilities
SPA/SP(PB)
SPA/SP(PB)
N
Roof-mounted/building-mounted solar photovoltaic installation4
Y
Y
Y
Ground-mounted solar photovoltaic installation4
Y
Y
Y
Wireless communication facility
SPA/SP(PB)
SPA/SP(PB)
N
Wireless communication transmitter/receptor
SPA/SP(PB)
SPA/SP(PB)
N
Wireless communication transmitter/receptor, enclosed
SPA/SP(PB)
SPA/SP(PB)
SPA/SP(PB)
PUBLIC/MUNICIPAL UTILITIES
Public or municipal utility facility, not including electricity-generating units, new utility rights-of-way, or oil, gas, or propane storage tanks in excess of 5,000 gallons
N
N
N
Public or municipal utility facility, not including generating units of 10 megawatts, new rights-of-way, or oil, gas, or propane storage tanks in excess of 5,000 gallons
SPA/SP(PB)
SPA/SP(PB)
SPA/SP(PB)
Wireless communications facility incidental to an existing public or municipal utility facility
SPA/SP(PB)
SPA/SP(PB)
SPA/SP(PB)
Common driveways and parallel service drives
SPA/SP(PB)
SPA/SP(PB)
SPA/SP(PB)
ACCESSORY USES
Single retail store on lot
Y
Y
N
Personal services establishment
Y
Y
N
Restaurant, take-out
SPA (PB)
SPA (PB)
N
Privately owned wastewater treatment facility
SPA/SP(PB)
SPA/SP(PB)
N
Schedule of Uses Notes for Route 1 Zoning Districts:
1.
No use shall be allowed in the C-1N and C-1S Districts even if permitted in the above sections if such use is determined by the Planning Board to be offensive, noxious, detrimental, or dangerous to the surrounding areas of Town by reason of dust, smoke, odor, noise, vibration, light, traffic, hours, and/or methods of operation or other adverse effect.
2.
Any use of a drive-up window must also comply with the provisions of Wrentham Zoning Bylaws § 390-4.10.
3.
The provisions of § 390-6.11 for planned industrial/office parks pertain to this use in the C-1S District.
4.
Must also be in compliance with § 390-4.8, Solar photovoltaic installations.
A. 
Dimensional requirements for the Route 1 area districts, namely Commercial-Route 1 North (C-1N), Commercial-Route 1 South (C-1S) and the Conservation Recreation, Schools and Parks - Route 1 (CRSP-R1) are found in Table 19-2.
Table 19-2
Dimensional Requirements
Minimum Lot Dimensions
Minimum Yard Dimensions
Maximum Height of Building*
Lot Coverage
District
Area
(square feet)
Continuous Frontage
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Stories
Feet
Percent
C-1N Commercial Route 1 North
80,000
150
50
25
25
5
60
60% outside Zone 2 areas
50% in Zone 2
C-1S Commercial Route 1 South
80,000
150
50
25
25
6
72
65% outside Zone 2 areasA
50% in Zone 2
CRSP-R1 Conservation, Recreation, Schools and Parks on Route 1
43,560
150
50
25
25
2.5
35
25%
Dimensional Requirements Table Notes:
A.
In C-1S, the Planning Board may allow up to 75% lot coverage with a special permit application for areas outside a Zone 2. The Planning Board may require use of permeable pavements as part of a special permit approval for increased lot coverage.
B. 
Building heights. The above-cited building or structure height limitations do not apply to chimneys, ventilators, spires, cupolas, steeples, air-conditioning and solar heating equipment or photovoltaic panels on rooftops, and other usual and necessary appurtenances and structures above the roofline of a building, provided that these structures:
(1) 
Shall not exceed 66 feet in the Commercial-Route 1 North District (C-1N) as measured above the grade plane unless otherwise eligible to be permitted as specifically noted below;
(2) 
Shall not exceed 78 feet in the Commercial-Route 1 South District (C-1S) as measured above the grade plane unless otherwise eligible to be permitted as specifically noted below;
(3) 
Shall not exceed 41 feet in the Conservation, Recreation, Schools and Parks - Route 1 District (CRSP-R1) as measured above the grade plane unless otherwise eligible to be permitted as specifically noted below;
(4) 
Are not used for human, bird, or animal occupancy; and
(5) 
Do not occupy greater than 20% in aggregate of the roof plan area of the building for all mechanicals, chimneys, ventilators, spires, cupolas, steeples and air conditioning.
(a) 
Solar heating equipment or photovoltaic panels may occupy up to 70% of the roof plan area of the building.
(b) 
This limitation may be modified by special permit issued by the Planning Board in the case of all towers, water storage tanks, or government, public utility, or health-care facilities where functional design limitations will not permit compliance with this section and where the applicant provides fire protection and other safety measures necessary to safeguard the structure and the public.
C. 
Lot coverage. Lot coverage includes accessory buildings and all impervious surfaces (e.g., driveways, parking lots, tennis courts, etc.). The remaining portion of a lot that cannot be rendered impervious in accordance with the dimensional requirements above shall be principally maintained in a naturally vegetated or landscaped condition, exclusive of any water bodies therein. Pervious pavers, which meet or exceed the specifications of Uni EcoStone or Turfgrid, may be allowed in low-intensity uses such as private residential driveways, utility access, secondary pedestrian access, emergency access and event and overflow parking, and shall not be counted in lot coverage calculations.
D. 
Frontage. Frontage of all streets and ways shall be measured along a continuous line ("street frontage line") connecting points of intersection of the side lot lines with the street layout on which the lot is located, and there will not be less than the required street frontage distance between the side lot lines at all points from the street frontage line to the minimum front setback distance. The front setback shall be measured from a line parallel to the street frontage line.
(1) 
Further, frontage on culs-de-sac or along the curvature of a road shall be established by measuring along the arc of the curve established by the street layout between the points of intersection created by the side lot lines and the street. The front setback shall be measured from a line parallel to the street frontage line.
(2) 
In any case where the points of intersection are uncertain, the Planning Board shall, in its best judgment, determine these points.
(3) 
Frontage for road stubs for subdivision development shall meet the taking requirements for minor, collector, arterial, or industrial streets as set forth in the Rules and Regulations Governing Subdivision of Land in the Town of Wrentham, but not less than 45 feet.
(4) 
No new lot shall be deemed to conform to frontage or area unless it conforms to the build factor requirement set forth in § 390-6.2.
(5) 
No street frontage shall be required for buildings or structures not used for human occupancy, and used to provide municipal services such as water tanks, well houses, pump stations, or buildings used to shelter equipment relative to any of the foregoing, provided there is a deeded right of access to such buildings or structures from a public way. Any right-of-way providing access to such building or structure shall be permitted as an accessory use even if is not on the same lot as the principal building or structure, notwithstanding any other provisions of this bylaw.
E. 
Corner lot. A corner lot shall have two front yards, one on each street. The required frontage for the lot must be provided on only one street; however, the front yard setback applies to both streets. A corner lot shall have no foliage or obstruction to view between a height of 3 1/2 feet and eight feet above curb grade for a radius of 20 feet back from the street intersection.
A. 
The on-site parking requirements for uses in the C-1N and C-1S Districts shall meet the requirements specified in the Wrentham Zoning Bylaws, § 390-6.4, or the standards set forth in the most recent edition of the Institute of Transportation Engineers' (ITE) Parking Generation Manual for Average Peak Period Parking Demand for the General Urban/Suburban Setting. The Planning Board is authorized to approve shared parking lots in accordance with § 390-6.4B(8)(l). The Planning Board is further authorized to approve, if appropriate, reduced sizes of vehicular parking spaces to allow for compact vehicles for up to 20% of the overall count of vehicular parking spaces.
B. 
The Planning Board may allow phased construction of the required parking. A reservation of land for up to 25% of the required parking may be approved by the Planning Board. The reserved land would be dedicated for future parking to be built in the future as actual demand and usage may require.
After due public notice and public hearing, the Planning Board may promulgate design guidelines to inform site plan review and advise property owners, tenants, uses, or developers on desired design standards and principles for building and site improvements to effectuate the purposes of the Route 1 District Bylaw. Additional terms and guidelines shall not be inconsistent with the bylaw. Failure by the Planning Board to promulgate such design guidelines or a legal declaration of their invalidity by a court of law shall not act to suspend or invalidate the effect of this bylaw. Changes in the Route 1 design guidelines may be made at any time, after due public notice and a public hearing on the changes, followed by a vote of the Wrentham Planning Board.
A. 
The following provisions apply to vehicular access within the Route 1 Districts, inclusive of C-1N and C-1S, and supersede overlapping requirements in § 390-6.4, as applicable: common driveways and parallel service drives are required in the Route 1 Districts, inclusive of C-1N and C-1S, with site plan approval from the Planning Board.
(1) 
Development plans shall minimize the number of access points to Route 1 and shall make maximum use of internal cross-easements and shared access points ("cross-access connection"). While access to Route 1 is ultimately controlled by the Massachusetts Department of Transportation (MassDOT) through the State Highway Access Permit's program, the Planning Board shall require provisions for internal circulation systems that connect to adjacent lots/developments for all developments proposed on Route 1. Where such a cross-access connection cannot be achieved in the short run, the means and location for future long-term interparcel connections shall be required through right-of-way reservation and/or dedication to the adjacent property line.
(2) 
The construction of a cross-access connection is a two-part process that requires separate actions by two different property owners. The requirements only apply when a property owner builds a new development or enlarges an existing development. The first property owner would be required to record an easement and build their half of the connection. The adjacent property owner would be required to build their half, if and when they build a new development or enlarge an existing development, and record a cross easement to the adjacent property.
(3) 
Shared access shall comply with the following:
(a) 
The connection connects with an open parking area to either an existing open parking area; and
(b) 
Connections are provided between lots that share the same zoning; and
(c) 
The connection is at least 22 feet in width; and
(d) 
The connection is an extension of a travel lane in the proposed parking lot and the connection aligns with a cross-access connection that has been previously constructed on an adjacent property; and
(e) 
The connection has a slope of no greater than 15%; and
(f) 
The connection is not placed where a building on an adjacent property is within 50 feet of the lot line which would hamper traffic movements within the parking lot; and
(g) 
The connection is placed in an area which will not require the disturbance or removal of significant natural features such as delineated wetlands.
Cross-Access Illustration
390 Cross-Access Illustration.tif
Note: Diagram is for illustrative purposes. Refer to § 390-19.8A(2).
(4) 
Cross-accesses between adjacent properties shall use traffic calming techniques to reduce speeds.
(5) 
Provisions for safe and defined pedestrian access shall be provided between lots so as to avoid the need to walk on or near Route 1 when traveling between lots.
(6) 
Main driveways and drive aisles shall provide a continuous system that connects to the main site entrance. The Board may waive setback or other requirements of this bylaw (but not the buffer zone requirement to a lot in a residential zoning district) to achieve such purposes.
(7) 
Shared service and delivery access shall also be provided between adjacent parcels and buildings.
(8) 
In situations where constructing a cross-access connection would be impossible due to site constraints, the Planning Board, through a majority vote, may allow a waiver of the requirement or the adjustment of the dimensions of the cross-access connection. The Planning Board shall require reports from registered professional engineers or landscape architects when considering such a waiver or relaxation of standards. In order to grant the waiver, the Planning Board must find that:
(a) 
Delineated wetlands exist on the site and directly prohibit cross-access; or
(b) 
Grade changes between adjacent properties would cause a connection of greater than 15%; or
(c) 
There are buildings or other structures on an adjacent lot that preclude cross-access connection due to location of building(s) on lot; or
(d) 
Adjacent lot is not located within the Route 1 Districts, inclusive of C-1N and C-1S.
B. 
No waiver shall be considered until it is shown that the lack thereof creates a hardship that cannot be overcome without the waiver. In determining hardship, the Planning Board (or permit granting authority) shall be required to find that due to topography, location, or other unique conditions affecting the property, the requirement to provide cross-access would unreasonably restrict the use of the property or would be detrimental to the orderly and environmentally sensitive development of the area. In granting such waiver, the Board may impose conditions it deems necessary to protect the public interest and further the purpose of this district.
Any use permitted in § 390-19.2 or the expansion of any nonconforming use must provide off-street, on-site loading areas and permitted outside storage in accordance with § 390-6.5.
Any use permitted in § 390-19.2 or the expansion of any nonconforming use shall comply with buffer zone requirements in accordance with § 390-6.10.
A. 
In general.
(1) 
The Planning Board shall impose the following additional design criteria when conducting site plan and/or special permit review for all developments within the Route 1 Districts, inclusive of C-1N and C-1S. The Board of Appeals shall also consider these criteria in review of special permits and variances for all nonresidential development within the Route 1 Districts, inclusive of C-1N and C-1S.
(2) 
These design criteria are not intended to inhibit creativity and innovation in building design. The Planning Board may permit the use of other materials if the applicant demonstrates that the use of such materials will result in a building that gives a sense of quality and permanence consistent with Wrentham's character.
(3) 
The Planning Board, from time to time, may adopt additional design review guidelines regulations to advance the goals of this section and to provide more detailed examples for prospective developers.
B. 
Design goals. "New England" type architecture will be strongly encouraged in order to establish and maintain a harmonious "New England" type architectural character. Buildings and renovations shall be of a design similar to or compatible with traditional architecture in the Town of Wrentham in terms of scale, massing, roof shape, spacing and exterior materials. The design standards are intended to promote quality development consistent with the Town's sense of history, human scale and New England character. While other architectural forms and types may be permitted, the burden of proof of the overall appropriateness of such design rests with the applicant.
C. 
Building scale. New buildings and/or substantial alterations shall incorporate features to add visual interest while reducing the appearance of bulk or mass. Such features include varied facades, well thought out rooflines and roof heights; materials; awnings; dormers; roof overhangs; pitched roofs; well-proportioned windows and details such as brick chimneys or shutters.
D. 
Roof form. New construction, including new development above existing buildings and/or substantial alterations, shall incorporate gables or other traditional pitched roof forms which will be consistent with the historic architecture of the Town of Wrentham. Flat roofs are discouraged. Mechanical equipment located on roofs shall be screened, organized and designed as a component of the roof design, and not appear to be a leftover or add-on element.
E. 
Entrances. Building entrances shall be visible from the highway; front entrances shall be well defined and face Route 1. To increase accessibility, structures may also have entrances that provide more direct access to the parking areas beside or behind the structure. Doors shall not extend beyond the exterior facade into pedestrian pathways. Front facades shall utilize variations in color, horizontal planes, materials, patterns, height, and other techniques to provide visual interest and scale to buildings.
F. 
External materials and appearance.
(1) 
Predominant wall materials shall have the appearance of wood, brick or stone that, if painted, shall be painted or coated in a nonmetallic finish. Cladding materials shall be consistent on all facades, or shall be an appropriate mix found in historic architecture in Wrentham (e.g., clapboard front with shingled sides), with the exception of special design elements such as gables or dormers.
(2) 
Materials on all sides of the building shall be consistent with materials on the front facade. Rear and side facades may use a simplified expression of the materials and design used on other building elevations.
(3) 
Awnings and canopies over windows and doors shall be compatible with the architectural style of the building. Colors and patterns used for awnings and canopies shall be subdued and compatible with any existing awnings on adjacent buildings. Except for minor trim, the building shall avoid the appearance of reflective materials such as porcelain enamel or sheet metal. Window panes shall be nonreflective.
G. 
Fencing and screening.
(1) 
Developments shall provide year-round screening of loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash collection and processing, and other service functions. Trash enclosure gates shall furnish a steel frame with decorative composite or wood covering, or another design acceptable to the Planning Board. Chain-link fencing with inlaid wood, plastic or metal slats shall not be considered acceptable. Screening shall be integrated into the overall design of buildings and landscaping, and fully contain the visual impact of these service functions from adjacent public streets and neighboring properties. Architectural elements, materials, colors, and design of screening walls, coverings, and fences shall be consistent with the predominant materials, colors, and elements of the primary building.
(2) 
Large work area doors or open bays shall not open toward or face Route 1. Building utility, equipment, storage, and service areas (including garage doors and loading areas) shall be integrated into the site plan and architectural composition in ways that minimize visibility and any potential adverse impacts.
(3) 
Heating, ventilating, and air-conditioning equipment, duct work, air compressors, and other fixed operating machinery shall be screened from view and, where possible, shall not be visible from the highway or residential uses/zones. Parking areas, dumpsters, loading areas and ground-level mechanical equipment shall be screened from view from all adjacent residential areas by adequate vegetative screening or fencing (landscaping and vegetative screening shall be preferred over fencing). A solid, year-round, evergreen hedge which will grow to six feet within three years, or a substantial, opaque fence at least six feet high, or the equivalent, shall be installed and maintained in good condition. The Planning Board may require increased screening based on site-specific conditions. A strip of dense vegetation of shrubs and trees not less than 50 feet deep may be considered an equivalent.
(4) 
No wall, fence, structure, planting or other obstruction to a driver's vision may be permitted at eye level, defined as three feet to eight feet above street grade, within 25 feet from the intersection of street side lines, unless the Town has adopted a separate line-of-sight bylaw, in which case that bylaw shall prevail.
H. 
Signage.
(1) 
Attached wall signs shall be designed as an integral part of the building elevation and integrated into the overall design of the building. Attached wall signs shall be located above the building entrance, storefront opening, or at other locations that are consistent with and emphasize the architectural features of a building.
(2) 
All new commercial or office development shall use monument or ground signs no more than eight feet in height.
(3) 
A landscaped base area shall be provided for monument or ground signs appropriate to the mass and height of the sign. As a guideline, a base area of 1.5 square feet shall be provided for each square foot of sign area. The landscaped area may include trees, shrubs, flowering perennials, ornamental tall grass, fountains, water features, decorative stonework, planters, sculpture, and decorative paving. Loose stone or mulch is not credited for satisfying this requirement. Irrigated turf grass is not allowed. Native and sustainable plant materials are encouraged if plant materials are proposed.
(4) 
Sign regulations and requirements are set forth in Article XVIII. Sign requirements in Article XVIII applicable to the Commercial-Industrial District 1 (C-1) shall also apply to the Route 1 Districts, inclusive of C-1N and C-1S, unless superseded by the provisions of this article.
The Planning Board, as part of the special permit and/or site plan approval process, may modify or waive specific requirements of this article, not pertaining to the use, upon a finding that, due to topography, location, or other unique conditions affecting the property, such requirements would unreasonably restrict the use of the property or would be detrimental to the orderly and environmentally sensitive development of the area. In granting such modification or waiver, the Board may impose conditions it deems necessary to protect the public interest and further the purpose of the Route 1 Districts, C-1N, C-1S and CRSP-R1.