The Pembroke Planning Board is weighing a proposal from Global Companies LLC to transform the existing Mobil gas station at 208 Church Street into a modern Honey Farms convenience store. The project involves razing the current 1,700-square-foot facility to make way for a 3,700-square-foot building and expanding the fueling capacity from 12 to 16 positions. Attorney Matt Snell characterized the shift as a move toward a higher-end station with made-to-order sandwiches and better-for-you snacks.

Site plan representative Luke Stefano detailed the technical upgrades intended for the property, including 28 parking spaces and a significantly improved drainage plan. Stefano noted that while the project increases impervious surface area, the team plans to install a large underground stormwater system. We are increasing impervious cover, but we have a robust stormwater management system that will meet all state and local requirements, Stefano said, adding that the new system would reduce peak runoff rates compared to the current site.

The board focused heavily on safety and site circulation. Member Stephan Roundtree questioned the applicant on spill prevention measures for a 16-pump operation. Stefano explained that the site utilizes 24-hour monitoring for line pressure and overfill protection, along with shear valves that seal automatically if a dispenser is struck. Roundtree also suggested the use of motion-sensor lighting at night, but Stefano argued against the measure for business safety. From a business perspective, women generally will not pull into a site if it looks dark. Having lights go on and off would be more annoying than staying on, Stefano said. Regarding the aesthetic of the new lighting, Roundtree noted, I don't think it would be [necessary to have a waiver]. It already has that same amount of light coming off of it.

Traffic and aesthetic improvements were also central to the discussion. Traffic engineer Jason Adams reported that while the store expects to attract more customers, most are already traveling on the adjacent roadways. All driveways are projected to operate at acceptable levels of service, Adams said, noting that the project should not significantly impact traffic signal timing. Vice-Chair Alysha Siciliano-Perry complimented the updated architectural plans for the building’s side profile. I was happy to see the addition of decor on the side of the building on the Old Oak Street side, Siciliano-Perry said. It looks much nicer than a blank wall.

One board member suggested that shifting the location of the curb cuts might further improve traffic flow, but the applicant noted that grading constraints and MassDOT’s proximity to the Route 3 ramp limited their flexibility. Peer review consultant Deb Keller advised the board that a full traffic review from the town's consultant was still pending. In light of the outstanding reviews, Chair Andrew Wandell recommended keeping the hearing open. We should wait for the peer review to be satisfied before closing the hearing, Wandell said. Motion Made by A. Wandell to continue the public hearing for Site Plan #8-25 until March 9, 2026. Motion Passed (5-0). Board members James Noone, participating remotely, and Heather Tremblay joined the unanimous vote.

In a separate informal discussion, the board met with Brian Cook regarding a landlocked parcel in Halifax. Cook sought an easement to use Morse Street, a paper street partially located in Pembroke, to gain frontage for development. The Halifax board wanted to know if Pembroke would object to cutting into the streets, Cook explained. Chair Wandell informed Cook that the matter fell outside the Planning Board's jurisdiction because the development site is located in Halifax. You're good to go as far as Pembroke's Planning Board is concerned, Wandell told him, noting that the board had no authority over the private entity managing the roadway or the neighboring town's zoning needs.

The board also performed routine administrative duties, including the review of past records. Motion Made by S. Martino to approve the minutes of January 12, 2026. Motion Passed (5-0).