Pembroke Zoning Board Denies ADU Variance, Clears Matakesit Village Height Change

PEMBROKE -- June 15, 2026, Pembroke Zoning Board unanimously denies ADU variance at 63 Misty Meadow Road, finding no substantial hardship. Vice Chair Chris McGrail presided at the June 15 meeting in place of absent Chair Rick Cassivan as the board rejected Case No. 13-26, an application by Price Early LLC on behalf of homeowners David and Christie Cullinane to build an accessory dwelling unit roughly 10.7 feet from the side yard property line, short of the setback required under Section 4-1-D-3 of the town's Zoning Bylaws. Board members told Cullinane that because of the lot's irregular dog-leg shape, shifting the proposed structure approximately seven feet would bring it into full conformance, eliminating the need for any variance. "If you move it to the left, literally seven feet because of the angle of this, you will probably be within your rear yard and side yard setback," one member said. In a separate 2-0 vote, the board found that a 1.5-foot ridge-height increase, from 46.5 feet to 48 feet, or 3.2 percent, at Matakesit Village constitutes an insubstantial change to the project's comprehensive permit under 760 CMR 56.05, clearing the 63-unit Bristol Brothers Development project to proceed without reopening the permit.