The Pembroke Planning Board has cleared the way for a major residential expansion at 27 Corporate Park Drive, granting site plan approval for a 356-unit multifamily development by NRP Holdings LLC. The project, which consists of seven buildings and a clubhouse, aims to align with the state’s MBTA Communities Act while providing significant infrastructure benefits to the town. Attorney David Henig noted that the development is consistent with the MBTA Communities Act and highlighted the potential for the town to secure a $1 million grant for water infrastructure as a result of the project’s scope. Additionally, the development will include 36 units perpetually restricted as affordable housing, contributing to the town’s subsidized housing inventory.

A central point of discussion involved the funding and timing of a necessary traffic signal at the intersection of Corporate Park Drive and Oak Street. While the project is expected to add approximately 155 evening peak hour trips, traffic engineer Jeffrey Durk stated the impact would result in a negligible 4-second delay at major intersections. However, Member Stephan Roundtree voiced strong opposition to allowing occupancy before the signal is operational, noting, the signal should be a requirement before any occupancy permits are issued, to avoid past issues where promised town improvements were delayed for years. Developer Patrick Corino described NRP Group as a vertically integrated developer that manages and builds its own projects, and the firm committed to performing a Road Safety Audit and assisting the town with grant applications for the signal.

The 38.4-acre site presents unique engineering challenges, including a significant grade change of 89 feet from front to back, according to Matthew Ashley of Bowler Engineering. The architectural plan, described by Aubrey Bennett as featuring vinyl board and batten and lap siding, positions three-story buildings near the front to maintain a residential scale. To address environmental and aesthetic concerns, peer reviewer Deb Keller recommended a condition for 2.5-inch caliper trees for landscaping and a future parking study to determine if 182 landbanked parking spaces will eventually need to be paved. Vice-Chair Alysha Siciliano-Perry requested a final review of the final landscape plan as a condition before construction begins.

Financial implications for town residents were a key highlight, as Water Department Superintendent Dan Sullivan confirmed the town is planning a new $7 million Oak Street tank. Sullivan explained that connection fees from the NRP project will help offset the cost of the tank, noting the town currently maintains a surplus capacity of 200 million gallons under its permit. Traffic peer reviewer Kirsten Braun added that the proposed mitigation goes above and beyond requirements. To resolve the impasse over the traffic light, Chair Andrew Wandell proposed a compromise to Motion Made by A. Siciliano-Perry to approve the site plan with the conditions discussed at this meeting to be drafted and approved at the next meeting. Motion Passed (6-0). The board also voted Motion Made by D. Taylor to approve the waivers as requested and as presented. Motion Passed (6-0), with Member James Noone participating via speakerphone.

In other business, the board addressed shifting state regulations regarding Accessory Dwelling Units (ADUs). The board moved to release a restrictive covenant from 2002 for 100 Valley Street that had become obsolete. Member Heather Tremblay noted that following a consultation with legal counsel, it was determined these covenants that were attached to deeds don't even need to be revoked; they are no longer valid, they're null and void. Vice-Chair Siciliano-Perry clarified that the applicant was likely looking for the paperwork because it's a clear title issue. Motion Made by D. Taylor to release the covenant for 100 Valley Street, Pembroke, Massachusetts, as it is now inconsistent with Massachusetts State Law. Motion Passed (5-0).

The board also processed routine land and bond items, including the split of 660 Washington Street into three building lots. Member Daniel Taylor remarked that where all the lots are enough square footage and there's plenty of frontage, I'd make a motion to approve. Motion Made by D. Taylor to approve the ANR application Form 26-03. Motion Passed (5-0). Additionally, the board authorized the return of funds to Stonebridge Homes Inc. for a completed 40B project where the road remained private. Motion Made by D. Taylor to release the road bond for the 40B project, Copperwood Circle, in the amount of $20,529.65. Motion Passed (5-0).