Pembroke Library Foundation Donates $400,000 for Expansion Project
40B Housing Thresholds Under Review
PEMBROKE - November 19 - The Pembroke Select Board accepted a $400,000 donation from the Pembroke Library Foundation for the library expansion project at its November 19, 2025 meeting, marking a significant milestone as the town moves forward with architectural planning and construction preparation. The board also addressed critical affordable housing decisions, including waiving right of first refusal on a Chapter 40B property and discussing the town’s progress toward the state-mandated 10 percent threshold as major residential developments advance.
The Full Story
The Pembroke Library Foundation, led by President Bob DeMarzo and Treasurer Steve Curley, presented a $400,000 donation toward the library expansion project, representing the first major transfer of funds from a million-dollar commitment made over the past decade by former selectman Alan Peterson and his sister Linda, who served as Finance Committee chair. DeMarzo emphasized the generosity of the Peterson family, noting their dedication to youth and education in the town.
“We were fortunate about a dozen years ago, 10 years ago, to be approached by Alan Peterson, former selectman, nine-year selectman out of this board, and made a commitment over a period of 10 years to give us a million dollars,” DeMarzo told the board. He explained that the Foundation had already received a $300,000 town appropriation and has over a million dollars in the bank, with architectural plans now 75 percent complete.
The Foundation continues active fundraising efforts. Curley announced that study rooms in the expansion will be available for dedication, with donors able to memorialize loved ones. Tables and chairs can be sponsored for $1,000 with a small dedication plaque. The Foundation has already secured a $30,000 donation specifically for the local history room and received various contributions ranging from $25 to $1,000. “We still need more money for this because there’s a lot of stuff that goes in it,” Curley said, “and hopefully the bids come in at a decent rate and we can get everything done and done quickly here.”
DeMarzo acknowledged the enthusiasm of library trustees and staff who have provided guidance on the project’s vision, and noted that while previous cost estimates were conservative, the Foundation expects to complete the project with current funds and ongoing donations. The team plans to launch mailing campaigns and distribute flyers at the library once architectural plans are finalized. Those interested in donating can contact the Pembroke Library Foundation at P.O. Box 1111, Pembroke.
The board unanimously voted to accept the donation, formally transferring the funds to the town treasurer-collector. This represents the first substantial installment from the Foundation as CDs mature and funds become available for the construction phase.
In a separate housing matter, the board addressed a right of first refusal for 26 Jessica Circle, a deed-restricted affordable property under the state’s Chapter 40B program. Town Manager Bill Chenard recommended declining the right of first refusal, explaining that the town does not manage or operate residential property and lacks both the funds and organizational capacity to purchase and maintain such properties.
Selectman Dan Trabucco provided important context on the Chapter 40B process. “These properties in the past, we have the first right of refusal as a town. We refuse it,” he explained. “And they go out into the market through a program of CHAPA. And so it’s a state-run program that tries to find a buyer that can meet the qualifications and purchase the house with the income levels required to remain in the 40B program.”
Trabucco emphasized that homeowners in these situations are typically acting in good faith, attempting to sell within program requirements. When properties cannot be sold through CHAPA after a designated period, they may be released to market rate, at which point they no longer count toward the town’s affordable housing inventory. However, sellers do not receive 100 percent of market-rate profits; a formula accounts for improvements and condition, with excess funds returning to the program rather than the individual homeowner.
The board unanimously voted to waive the right of first refusal, allowing the property to be marketed through CHAPA to eligible buyers within the 40B program.
Discussion then turned to Pembroke’s overall progress toward the state-mandated 10 percent affordable housing threshold. Chenard reported that with recent permit activity, including the 66-unit project that has pulled permits and awaits dig-safe clearance before commencing work, the town is currently in the nines percentage-wise. Work is expected to begin within a week on that development.
Selectman Richard Flynn questioned whether the town should reassess its position before entering into additional 40B agreements now that the percentage is approaching the 10 percent mark. “Where do you think we are right now before the 66 units? We’re in the nines,” Flynn asked. “So shouldn’t we look at that before we enter into any other 40Bs for our 10%?”
Chenard explained that the 66 units, combined with other projects including the golf course development and the anticipated 19 units on Plain Street, should collectively push the town over the 10 percent threshold. However, he cautioned that state approval takes months, not days, and emphasized that being at 9.99 percent provides no protection—the town must actually reach 10 percent.
Trabucco defended the town’s current approach through the Affordable Housing Committee. “I think we have a good program with the Affordable Housing Committee, seeking out friendly 40Bs that could fit into neighborhoods, that make sense for the town of Pembroke, for the community, and unobtrusive to the neighborhood,” he said. “So I think that’s a program we should still continue.”
He noted that the committee has worked for years and has brought forward only one project independently, demonstrating the difficulty of finding suitable sites. “People that are on the committee are dedicated to the town, and they know what they’re doing. They’re savvy, too,” Trabucco said.
Chenard provided additional updates on major developments. He confirmed that Big Y will replace Stop and Shop, with permits already pulled and an anticipated opening by March 1, 2026, though he expects completion in February. Both the public safety headquarters and police substation projects continue on schedule and under budget, with walls well underway. Underground utility work proceeds, though the town awaits a MassDOT permit for the Washington Street property. “If we don’t get it soon, then I will be engaging with our state reps and state senator,” Chenard stated.
The town manager also reported that road and street project work is closing down for winter months as asphalt plants shut down due to cold temperatures. Staff is ensuring all projects are properly buttoned up and safe for the winter, with some to be completed and others continuing in spring.
A significant water main break occurred Thursday on Route 53 near the public safety building construction site. The incident occurred when construction equipment struck what was marked on plans as an abandoned eight-inch water main. “They didn’t really hit it with the excavator. They really hit it with a rock, but the rock on an eight-inch main at that pressure can really move some water quickly, and it did move some water quickly,” Chenard explained.
Flynn expressed frustration that the board had not been informed, stating he heard about it from residents rather than official channels. “Makes me look like they don’t know what’s going on in town,” he said. Chenard acknowledged the communication lapse, explaining he was at a medical appointment when the incident occurred, and committed to ensuring board notification in future emergencies.
The water department successfully shut down the flow, though they encountered a gate valve issue requiring a bypass. Crews immediately began repairs and conducted necessary flushing to prevent sediment issues. Pumps were temporarily shut down to avoid overpressurizing the system while tanks floated, then reopened once repairs were complete. Chenard personally inspected the site Friday to verify proper compaction of backfill.
The town currently has two key vacancies: town accountant and assistant town accountant. Chenard reported receiving several applications with one candidate already interviewed. Additional interviews will proceed now that outgoing Accountant Mike Buckley has returned from vacation. Two custodian positions at the community center also recently opened after both employees quit. Those positions have been posted with continuous recruitment, and several candidates await interviews.
Chenard announced that due to collective bargaining agreements resulting in insufficient staff coverage, town hall will close at noon on Wednesday, November 26, and reopen Monday, December 1 at 8 a.m. Some non-union personnel will work, but the building cannot safely operate with minimal staffing. He also issued condolences to the family and friends of Gary Young, the town’s longtime plumbing inspector who recently passed away, calling him “a dedicated employee to the town.”
The golf course development project expects final planning board approval Monday night, with developers indicating they will pull permits and begin phase one relatively quickly thereafter, Chenard reported.
In routine business, the board approved annual license renewals including 26 common victualers licenses, various amusement device licenses, Class 1, 2, and 3 auto dealer licenses, and precious metal dealer licenses, all subject to approval by the Department of Motor Vehicles, town manager, and treasurer. The board also adopted the 2026 calendar of select board meetings and events, and approved the October 16, 2025 meeting minutes.
Selectman Sean Keegan provided a senior services update from the 4 p.m. Council on Aging meeting. The center serves approximately 100 participants daily in various programs. He stressed the importance of all visitors signing in, as participation numbers directly impact grant funding. The COA and Friends of COA Facebook page has received nearly 21,000 views, a 6 percent increase from last month, with surrounding towns observing Pembroke’s programming. Beginning in January, the senior newsletter will shift to bimonthly publication covering two-month periods, reducing printing and mailing costs while maintaining email distribution. The Thanksgiving luncheon served 75 participants with catering by Previte’s Market. A toy drive continues through Friday, December 5, with all donations going to the Pembroke Police Department for the Fill the Cruiser event on December 6 before tree lighting.
Chair Tracy Marino recognized DPW employees Brian and Brian for their work installing veteran recognition banners throughout town center and along Center Street. “It’s been freezing out there in the early mornings, and I see them up there on the ladders, struggling to get them up there,” she said. “And I’ve gotten so many messages from different families that they’re just excited to see their banners up there.”
The board approved a 90-day door-to-door solicitation permit for Jonathan Stowell representing Trinity Solar, authorizing sales Monday through Sunday from 9 a.m. to dusk through February 17, 2026. Although Stowell did not attend the meeting, Chenard confirmed all paperwork was in order and noted Trinity has operated in town previously without major complaints. The company still must complete background work at the police station as standard procedure.
Discussion ensued about defining “dusk” versus specific sunset times. Flynn suggested establishing official sunset times would provide clearer parameters year-round, noting sunset currently occurs at 4:18 p.m. and continues to change. Trabucco countered that dusk has served the town well without complaints about timing violations, and that specific times matter primarily in summer months when the board typically sets 8 p.m. cutoffs regardless of extended daylight. The board ultimately retained the dusk standard for this winter permit period.
The meeting concluded with the board voting unanimously to enter executive session pursuant to General Law Chapter 30A, Section 21A, Purpose 1, to discuss personnel matters involving reputation, character, discipline, or complaints against a public employee, without returning to public session.
Why It Matters
The Library Foundation’s $400,000 donation represents tangible progress on a community amenity that has been years in planning, with architectural designs now 75 percent complete and fundraising advancing toward construction readiness. For residents, this signals that expanded library services, study rooms, and improved facilities are moving from concept to reality. Meanwhile, the town’s approach to Chapter 40B affordable housing—currently in the nines percentage-wise toward the state’s 10 percent mandate—will determine whether Pembroke maintains local control over future residential development or faces potential override by state authorities on aggressive projects. The “friendly 40B” strategy championed by the Affordable Housing Committee seeks developments that fit neighborhood character while protecting the town from unwanted large-scale projects. With major developments like the 66 units and the golf course project advancing, Pembroke appears positioned to reach the protective 10 percent threshold within months, though final state certification will take longer.
Meeting Minutes
Key Motions & Votes
Motion: Accept donation of $400,000 from Pembroke Public Library Foundation for library expansion project. Outcome: Approved. Vote: Unanimous. (Timestamp: 10:27)
Motion: Approve renewal of 26 common victualers licenses as listed, subject to DMI, town manager, and treasurer approval. Outcome: Approved. Vote: Unanimous. (Timestamp: 11:45)
Motion: Approve renewal of 2026 amusement device licenses as listed, subject to DMI, town manager, and treasurer approval. Outcome: Approved. Vote: Unanimous. (Timestamp: 12:02)
Motion: Approve renewal of Class 1, 2, and 3 auto dealer licenses as listed, subject to DMI, town manager, and treasurer approval. Outcome: Approved. Vote: Unanimous. (Timestamp: 12:18)
Motion: Approve renewal of 2026 precious metal dealers licenses as listed, subject to DMI, town manager, and treasurer approval. Outcome: Approved. Vote: Unanimous. (Timestamp: 12:35)
Motion: Adopt the 2026 proposed select board calendar of events. Outcome: Approved. Vote: Unanimous. (Timestamp: 13:16)
Motion: Accept minutes of October 16, 2025 as presented. Outcome: Approved. Vote: Unanimous. (Timestamp: 13:51)
Motion: Waive right of first refusal for 26 Jessica Circle and allow property to be marketed for sale by CHAPA to eligible buyers within 40B program. Outcome: Approved. Vote: Unanimous. (Timestamp: 19:21)
Motion: Approve door-to-door solicitation permit for Jonathan Stowell/Trinity Solar, 9 a.m. to dusk Monday-Sunday, 90-day permit expiring February 17, 2026. Outcome: Approved. Vote: Unanimous. (Timestamp: 37:59)
Motion: Enter executive session pursuant to MGL Chapter 30A, Section 21A, Purpose 1 to discuss personnel matter, not to return to public session. Outcome: Approved. Vote: Unanimous (John-yes, Dan-yes, Rich-yes, Sean-yes, Tracy-yes). (Timestamp: 38:52)
Public Comment
No public comment was offered during the designated public comment period. The Pembroke Library Foundation representatives Bob DeMarzo and Steve Curley presented during their scheduled appointment but this was not public comment.
What’s Next
The Pembroke Library Foundation will continue fundraising efforts including planned mailings and flyer distribution at the library once architectural plans reach completion. The town treasurer-collector will receive the $400,000 donation check. The 66-unit development is expected to begin construction within one week pending dig-safe clearance. The golf course development anticipates final planning board approval Monday night with phase one permits to be pulled shortly thereafter. Big Y is expected to open in the former Stop and Shop location by March 1, 2026, possibly earlier in February. Town hall will close at noon Wednesday, November 26 and reopen Monday, December 1 at 8 a.m. for the Thanksgiving holiday. Town staff will continue interviewing candidates for town accountant, assistant town accountant, and community center custodian positions. The town manager will provide weekly follow-ups on the Swanburg land swap issue working through town council, registry of deeds, and state legislation. Staff will await MassDOT permit approval for public safety building construction work on Washington Street, with potential engagement of state representatives and senator if delays continue. The senior services toy drive continues through Friday, December 5 with donations benefiting the Fill the Cruiser event December 6 before tree lighting.
Once again. thank you for this comprehensive report.