The landscape of the massive 175-home Weathervane development at the Pembroke Country Club shifted significantly Monday night as developers moved away from a centralized wastewater system. Representing Weathervane, attorney Jeff Tio explained that the team is now overlaying a definitive subdivision plan atop the previously sanctioned site plan to facilitate individual septic systems for each age-restricted home. Tio noted that the change was driven by financial realities, stating, The prospect of putting in one singular unitary wastewater treatment plant is just tremendously expensive at the front end of a project of this size and financing that was problematic.

The transition to individual lots sparked technical questions from the board regarding oversight and environmental safety. Member Stephan Roundtree voiced concerns about potential system issues, noting, I don't understand how you can prevent failure from spreading from lot to lot. Chair Andrew Wandell clarified that such technical oversight falls under the Board of Health's jurisdiction. To address neighbor concerns regarding the project’s pitch and putt course and proximity to West Elm Street, the developers added a residential lot to fill in the streetscape, a move Wandell praised for creating a 100-foot buffer. Motion Made by A. Siciliano-Perry to approve the waivers as presented. Motion Passed 7-0-0. The board subsequently solidified the project's new direction. Motion Made by A. Siciliano-Perry to accept the subdivision plan as presented with the list of final conditions of approval as presented this evening and amended to include the lighting plan, the cut and fill analysis, and the HDPE pipe substitution. Motion Passed 7-0-0.

The board also entertained a conceptual friendly 40B proposal for the site of the former Averas restaurant at 300 Center Street. Developer Daniel McCaulay of CMAC Services outlined a vision for a 38-unit mixed-use destination featuring 32 apartments or condos and six townhomes. McCaulay’s plan includes community-centric amenities like a coffee shop and a kayak docking system. We want to put in a coffee shop and a docking system for canoes and kayaks with a nature area for the community to make it a destination, McCaulay said, adding that he hopes to refurbish the existing two-story building into a nature center. Member Scott Martino cautioned the developer to prepare for state mandates regarding family-sized units, noting, I know the state made the other 40B in the center of town add 10% three-bedrooms. I'm throwing that out there because I’d hate for you to redo it all because they want families in these neighborhoods.

Legal mandates from the state forced the board to backtrack on a prior denial regarding an office building at 45 Oak Street. While the board had previously denied an extension for the 4,800-square-foot project, attorney Walter Sol pointed out that state law automatically tolled permit deadlines due to the pandemic. Sol explained the delay was due to the loss of a tenant, stating, My client has been impacted by COVID; users have walked away, including a national daycare facility. Though the board expressed frustration with the project’s slow pace, Wandell acknowledged their hands were tied. The board's frustration is that this applicant comes to us, we do all the work, and then nothing happens, Wandell said. Motion Made by A. Siciliano-Perry to rescind the letter dated October 6th, 2025. Motion Passed 7-0-0. To prevent future confusion, Member James Noone suggested better internal tracking, asking, I’m wondering if we need something in our file that indicates when these approvals run out so we don't forget.

Finally, the board moved to comply with the MBTA Communities Act (3A) by adopting new checklists and regulations for multi-family housing site plan reviews. Wandell noted the requirements were developed over several months with consultant assistance to ensure the town maintains as much local oversight as state law allows. Motion Made by A. Siciliano-Perry to approve the use of the checklist for the items required to submit for a site plan application for residential multi-family housing developments along with the planning board rules and regulations governing the issuance of site plan approval for residential multi-family housing developments. Motion Passed 7-0-0.