3,700-Square-Foot Honey Farms Proposal Triggers Planning Board Demand for Aesthetic "Fake Windows" on Church Street

Key Points

  • Global Companies proposes expanding 208 Church Street Mobil into a 3,700-square-foot Honey Farms with 16 fueling stations.
  • Planning Board mandates new economic impact studies for 3A site plan reviews to track school and meals tax impacts.
  • Board explores reducing Residential A lot sizes to half-acres to encourage entry-level housing over "McMansions."
  • As-built drawings for 330 Old Oak Street accepted following confirmation of handicap parking space painting.

The Planning Board reviewed plans Monday night for a significant overhaul of the Mobil gas station at 208 Church Street, which is slated to become a Honey Farms convenience store and fueling station. The project, presented by Global Companies LLC, involves demolishing the existing 1,700-square-foot station to make way for a much larger 3,700-square-foot building. Matt Snell, permitting counsel for the applicant, explained that this is the conversion of the existing Mobil station at 208 Church Street into a Honey Farms concept. He noted that while the existing fuel tanks will remain, the project will require site plan review and various setbacks from the Zoning Board of Appeals.

The proposed store is modeled after the high-end AllTown Fresh concept, focusing on locally sourced ingredients. Robert Schuler, Director of Development at Global Companies, told the board the store would feature fresh sandwiches, but in a smaller package, noting that the company sources products from Brockton, Haverhill, and around New England to bring in local entities. To accommodate the larger footprint, project engineer Luke Distano said the building would be pushed to the back to maximize parking, creating 27 spots and expanding the fueling capacity to 16 positions across eight dispensers.

Board members expressed immediate concern regarding the visual impact on the surrounding neighborhood, specifically the view from Old Oak Street. Chair Andrew Wandell pointed out that the current elevation for that side of the building is a bare wall and requested architectural interest to soften the transition to residential homes. At Stop and Shop, we asked for 'fake' windows to fit the neighborhood better, Wandell said, suggesting a similar approach here to provide visual interest for passing drivers. Member Scott Martino also questioned the site’s topography, asking, What is the new elevation of the structure? as the existing site slopes significantly toward the rear.

Traffic safety at the busy intersection remained a sticking point for the board. Chair Wandell admitted, I hate this location for traffic, and inquired about the possibility of an exit point directly at the Route 3 on-ramp. However, traffic engineer Jason Adams responded that those off-ramps are completely off-limits from a MassDOT perspective. Vice-Chair Alysha Siciliano-Perry noted that the project comes at a critical time, as the Planning Council is doing a Route 139 corridor study, suggesting this redevelopment should be a key part of that conversation.

Beyond the Church Street project, the board moved to strengthen its oversight of new developments by adding an economic impact study requirement to the 3A site plan review checklist. This new mandate is designed to protect the town’s bottom line by analyzing how proposed projects affect local schools and town departments before they reach a public hearing. Chair Wandell emphasized that the town should be proactive about maximizing revenue, noting that Pembroke has a meals tax and that well-placed projects could have a very positive impact on taxes within the Center Protection District.

The board also tackled the town’s housing shortage during a broader zoning discussion. Vice-Chair Siciliano-Perry introduced a proposal to revisit Residential A zoning, focusing on half-acre lots to encourage more entry-level housing. It helps developers make housing more affordable, she noted, arguing that the current one-acre requirement often forces the construction of high-end McMansions to offset road costs. Member Stephan Roundtree suggested the town look toward even smaller options, saying, We should consider tiny home development. The board plans to review how recent changes to Accessory Dwelling Unit (ADU) laws, which now allow detached units up to 900 square feet, are affecting local demand.

In other business, the board finalized the status of a nearby development at 330 Old Oak Street. Susan Munford informed the board that while some landscaping on the right side of the site was not visible from the street, the applicant was prepared to finalize the site markings. Motion Made by an unidentified member to accept the final as-built drawings on the application of 330 Old Oak Street with the provision that they complete the handicap parking marking. Motion Passed (6-0). Member James Noone participated in the vote via remote connection, while Member Heather Tremblay and the rest of the board joined in the unanimous decision.