The Pembroke Zoning Board of Appeals cleared the way for a major redevelopment at the corner of Church and Old Oak Streets on Thursday, unanimously approving a suite of variances and special permits to replace a decades-old gas station with a modern convenience store. Global Companies LLC plans to demolish the existing 1,600-square-foot Mobile station to construct a 3,660-square-foot Honey Farms concept store, more than doubling the size of the current retail footprint.

Attorney Matt Snell, representing the applicant, detailed a plan that shifts the building further back on the lot to improve safety and functionality while expanding the pump islands from six to eight. The plan is to take the existing station, demolish it, and replace it with a new Honey Farms concept store, Snell told the board, noting that the project includes new septic and stormwater systems. Because the project moves the larger building closer to the property lines, the board granted relief for front and rear yard setbacks. Snell explained that the building’s placement was constrained by the site’s topography and the location of the new septic system near the Route 3 drop-off.

A significant portion of the discussion centered on a special permit for restaurant use, a requirement triggered because food sales are expected to exceed 25 percent of the store's total revenue. Rob Schuler, Director of Development for Global Companies, clarified that the store would not feature indoor seating. Honey Farms is a nicer convenience store concept. You can order a made-to-order sandwich, Schuler said, adding that there would be no alcohol sales at the site. Motion Made by C. McGrail to vote in favor of the applicant for the special permit for restaurant use. Motion Passed (3-0-0). The board also updated a 1996 special permit and upheld findings regarding the site’s non-conforming ingress and egress points. Motion Made by C. McGrail to vote in favor of the applicant for the backyard and sideyard setback variances. Motion Passed (3-0-0).

The board also approved a relocation for a long-standing local business. Paul Dhy, owner of D&D Mulch and Landscape, received a special permit to display and sell mulch, stone, and loam at 299 Oak Street. Dhy noted the business has been in Pembroke for over a decade and is moving just a quarter-mile down the road to a site with better truck accessibility near Dunkin’ Donuts. Member David Lee inquired about proposed signage shown in site photos, but Vice Chair Christopher McGrail clarified that the board was only voting on the display of goods, as the Planning Board handles site plan approval for signs. Motion Made by C. McGrail to vote in favor of the applicant to display goods at 299 Oak Street. Motion Passed (3-0-0).

In residential business, Shawn Morren of 163 Monroe Street secured a variance to construct a 2,800-square-foot "cold storage" pole barn. Morren explained the 40x70 building is intended to shield his RV from sun damage, though he mentioned the possibility of housing animals in the future. Originally it was just for the RV, but we might eventually use it for donkeys and goats, Morren said. He noted the project had already received a green light from the Conservation Commission despite its proximity to wetlands. McGrail insisted on a size restriction for the approval. Motion Made by C. McGrail to vote in favor of the applicant to build a 2,800 square foot cold storage barn with the condition that the structure shall not exceed 40 by 70. Motion Passed (3-0-0).

The board also granted relief to Adello D. Rosha of 103 School Street for a new 8x35 front porch. Rosha described the project as a simple pressure-treated landing with railings and no roof. It is one step down from the front door and one step off to the ground, Rosha said. The variance allows the porch to sit 20 feet from the road, where 40 feet is typically required. Motion Made by C. McGrail to vote for the front yard setback relief. Motion Passed (3-0-0). Before concluding, the board noted that the high-profile appeal regarding the proposed battery energy storage system (BESS) at 48 Schoosett Street is currently scheduled for April 13, as the town awaits further safety and noise data.