The Pembroke Planning Board effectively halted a long-stalled office project at 345 Oak Street Monday night, determining that a 4,800-square-foot development permit has officially expired after six years of extensions. The applicant, who originally received the green light in 2019 for a two-story building and garage in Business District B, failed to submit a request for a third extension before the October 1 deadline. Chair Andrew Wandell raised concerns about the project’s lack of progress, noting that while the developer claimed work had begun via site clearing, no substantial activity has occurred since a house was removed from the property five years ago. The applicant was approved on September 30, 2019... this would be the third [extension]. That’s six years of extensions, Wandell said, adding, I'm hesitant because this is six years old and they haven't met the dates of beginning this project two times.

Board members questioned the wisdom of allowing a decade-old plan to move forward without fresh oversight. One member pointed out that the surrounding neighborhood has changed significantly since the original project received variances as part of a court-mandated remand order. The public should be notified about what's going to happen, a board member argued. Ownership is changing on surrounding properties. Abutters should be notified before a building suddenly goes up based on a 10-year-old approval. While some members acknowledged that the pandemic likely suppressed demand for office space, the board reached a consensus that the permit is officially expired by operation of law. To move forward, the developer must now file a new site plan and pay all associated fees. Wandell suggested that if the engineering remains identical, the board might consider waiving some costs, but emphasized that the project requires a new review to account for modern drainage and site conditions.

The board also addressed the pending four-lot subdivision at 145 Washington Street, proposed by the Roman Catholic Archbishop of Boston. The 12.16-acre project, which sits within a historic overlay district, remains under technical review. Chair Wandell noted that while revised plans have been uploaded to the town website, peer review issues remain unresolved. Motion Made by a board member to continue the public hearing for Subdivision #252 to October 27, 2025. Motion Passed (Unanimous).

Looking toward the spring Town Meeting, members signaled a desire to revisit the town’s Master Plan to identify priority action items. Board members specifically inquired about the local appetite for Accessory Dwelling Units (ADUs), which have seen steady interest since the town adopted new regulations. Wandell confirmed that the building department receives a couple every month at the very least. The board intends to review the Master Plan task list during their next session to prioritize goals such as public utilities and housing diversity. I'm talking about the May meeting, one member noted. I wanted to bring it up now while it's top of mind so it isn't suddenly too late.

Administrative business concluded with the formal acceptance of previous meeting records. Motion Made by a board member to approve the minutes of September 8, 2025, and September 22, 2025. Motion Passed (Unanimous).