The Pembroke Conservation Commission approved a significant design shift for the ongoing development at the Pembroke Country Club on Thursday night, allowing the "Weathervane" project to pivot from a centralized wastewater treatment plant to individual septic systems. Taylor Persona of Crocker Design Group explained that the project at 94 West Elm Street has transitioned from condominium "exclusive use areas" to individual house lots. This change necessitated shifting home footprints and drainage areas to meet setbacks, resulting in a net increase of 40,000 square feet of buffer zone impact. Persona noted the shift assists with both financing and construction speed, stating the benefit is that we can now do individual septics instead of a large-scale wastewater treatment plant.

One board member noted the environmental and maintenance benefits of the decentralized approach, suggesting that a problem on a large scale is a large problem. If it's individual, it's dealt with individually. It's a better deal for the homeowners. G. Fellini questioned the long-term oversight of the new systems, asking, Is there an HOA agreement where people are obligated to maintain the septic every few years? Persona clarified that while an HOA exists for common open space, septic maintenance will remain the responsibility of individual deed holders. Motion Made by [Speaker 04] to amend the Order of Conditions for Leather Vane at the Pembroke Country Club. Motion Passed (3-0-0).

Additional expansion plans for the country club property at 58 West Elm Street include four new "pitch-and-putt" golf holes and an elevated footbridge to carry carts and maintenance vehicles across a wetland. John Zimmer of South River Environmental presented a mitigation plan to replicate approximately 1,000 square feet of wetland to offset the bridge's impact. I selected an area that is already open because I don't like cutting down mature buffer zones to create a replicated wetland, Zimmer told the commission. Applicant Jim Bristol noted the bridge would also serve a practical agricultural purpose, explaining that the footbridge is where the cows would cross. Chair R. Madden observed that the replication at one-and-a-half to one is fine, though the commission voted to continue the hearing to March 12 to await a required state Department of Environmental Protection number. Motion Made by [Speaker 04] to continue the hearing for 58 West Elm Street until March 12th. Motion Passed (3-0-0).

The commission also addressed a request from Paul Holt for a 30x50 metal garage at 49 Holt Street. The site sits roughly 12 feet higher than an abutting town drainage area known for beaver activity, raising concerns about runoff. Holt informed the board, I'll have gutters on the building. I'd love to put a retaining wall and fill it in, but I don't know how you guys feel about that. G. Fellini focused on the potential for erosion during construction, asking, Will you place it so it doesn't create sedimentation during heavy rain? N. Pelladier and the board ultimately conditioned the approval on the installation of 10-inch silt socks and a strict prohibition on any disposal or equipment activity over the rear tree line onto town property. Motion Made by G. Fellini to issue a Negative Three Determination with special conditions. Motion Passed (3-0-0).

Following the public hearings, the board entered an executive session to consult with Town Counsel regarding a Superior Court complaint filed against the commission by Andrew Spath. The litigation, which dates back to April 2024, was discussed behind closed doors, and the board did not return to open session.