The Pembroke Planning Board mandated a significant financial safeguard for the massive Corporate Park residential development Monday night, requiring the developer to post a 100 percent cash bond for a new traffic signal before receiving a final certificate of occupancy. The decision followed a pointed debate over public safety at the intersection of Oak Street and Corporate Park Drive, where a 356-unit project by NRP Holdings LLC is slated for construction. While the town is currently seeking grant funding for the light, Member Heather Tremblay insisted on a guarantee that the infrastructure would be completed regardless of state assistance. I feel like we have to more strongly correlate the two projects to be completed together, Tremblay said. I find it's a safety issue... I'm not willing to put people's safety at risk.

Chair Andrew Wandell proposed the bond as a compromise to ensure the town isn't left responsible for the costs if grants fall through. If we ask them for a cash bond for completion of the light and we get our grant money, it gets paid for, we just release the bond at the completion of the light, Wandell noted. Member Daniel Taylor expressed concern over the board's reach, stating, I don't know that we can even hold them to anything of our approvals... they're basically offering us services to provide everything we need to apply for the grant, but that's out of their hands completely after that. Ultimately, the board sided with the stricter requirement. Motion Made by S. Martino to approve the conditions for SP3-3A-1-26 with the addition of a requirement for a cash bond to cover 100 percent of the traffic signal cost prior to the issuance of a final certificate of occupancy. Motion Passed (7-0-0).

The board also cleared the way for a 2,800-square-foot programming addition at the Pembroke Public Library. Architect Chris Garcia explained the addition will be located behind the building at 142 Center Street and includes new drainage and sidewalk egress. The library would like to construct approximately a 2800 square foot building... located behind the library in the northeast corner, Garcia said. The project required several waivers, including traffic and water impact, which the board granted after Peer Reviewer Deb Keller confirmed all technical concerns were addressed. A unique challenge for the site involves an existing memorial brick patio. Judy Parks of the Library Foundation explained that the names on the concrete bricks will be moved to a new plaque because the bricks likely would not survive relocation. Our plan is to take all the names that are on the bricks and create a plaque with all the names on it because it would just be cost prohibitive and they would not survive, Parks said. Motion Made by D. Taylor to approve the site plan for SP5-26 with the condition that the recording block be placed on the first page. Motion Passed (7-0-0).

A more contentious hearing centered on a proposal by Watborn LLC for 660 Washington Street, which seeks to build 13 buildings containing 22 two-bedroom residential units. Consultant Kevin Green described the project as a lower-density alternative to what is allowed by right, featuring a naturalized buffer along Route 53. However, residents from the neighboring Edgewater Drive and Myar areas voiced significant concerns regarding drainage and traffic. Resident Lisa Tera questioned the lack of a formal traffic study, noting, Shouldn't a traffic study be required? ... Landscaping and stuff, I'm the direct abutter in the back end. I would like a more detailed understanding of what's going to happen back there.

Other neighbors worried about the impact of a common leaching field on private irrigation wells and the potential for flooding from McFarland Brook. A resident of 27 Edgewater Drive, whose home sits at a low point, asked, Who is then going to be responsible to make sure that when my pool fills up with water that's sewage or whatever it happens to be, what are the precautionary things that are going to be taken going forward? Additionally, a resident from 7 Myar claimed that McFarland Brook is a perennial stream that often overflows, expressing surprise that the project had advanced so far. Peer reviewer Deb Keller also recommended the developer add a mailbox pull-off to prevent residents from blocking the cul-de-sac while fetching mail. I was wondering if maybe we—because people are going to come drive home from work to go pick up their mail and they're going to park in the middle of the cul-de-sac, Keller noted. Motion Made by D. Taylor to continue the public hearing for SP4-26 until June 8th. Motion Passed (7-0-0).

The meeting marked a major transition for the board's leadership. Chair Andrew Wandell was reappointed to his position but announced he would retire from the board after one final year. I'll do it for another year. So after that, I'm done and I'm more than happy to do it, Wandell said. The board also welcomed new member Carly Levy and Vice-Chair Alysha Siciliano-Perry, while offering a tribute to James Noone, who retired after 32 years of service. Wandell praised Noone’s tenure, noting he was really great at bringing up some things that we never thought of before. Motion Made by D. Taylor to appoint A. Wandell as Chair, A. Siciliano-Perry as Vice-Chair, and S. Martino as Clerk. Motion Passed (7-0-0).

In the final moments of the meeting, a philosophical debate erupted regarding the sale of town-owned land. Member Stephan Roundtree argued that the town should develop its own architectural and site plans before selling property to developers, rather than reacting to developer-led proposals. I personally find it egregious that the town sells a piece of property... to a developer for the developer to propose a plan back to us, Roundtree said. Member Scott Martino disagreed, arguing that land development is outside the town’s expertise, stating, I don't think that's the business of the town to develop plans.