Commission presses applicant on trees, slope stabilization and invasive‑species plan for 23 Pembroke conversion

The commission held a detailed public hearing on July 7 over a proposal to convert an existing single‑family house at 23 Pembroke Road to a two‑family dwelling on an undersized 6,250‑square‑foot lot.

Architect Dipdi Shah described the application and said the team had responded to earlier comments. Conservation and commissioners focused on the steep rear escarpment, four mature trees the applicant proposes to remove, and the presence of invasive vinca minor on the slope. Commissioner Nick asked for a prominent survey to be included in the report and for a complete photo inventory of interior, exterior and site conditions.

Consulting forester Finkbeiner argued the stump‑and‑sprout approach could restore canopy with vigorous resprouting and proposed leaving low stumps to encourage epicormic growth. "The forest that occupies this escarpment is about 10,000 years old," he said, urging careful management and staged monitoring of regrowth rather than wholesale removal.

Conservation staff and commissioners were skeptical that a long recovery time would be adequate without a stronger short‑term stabilization plan. The commission required:
- A revised landscaping and invasive‑species mitigation plan addressing replacement native canopy trees, native groundcovers, and a strategy to remove or control vinca minor before grading;
- A requirement that the planning analyst (Jackie) sign off on the tree‑removal and initial landscape plan prior to issuance of the zoning permit; and
- A forester's report for CO showing evidence of stump resprouting or, if sprouts are not vigorous by the agreed monitoring period, a replacement tree plan.

Chair summarized conditions on the record and the public hearing was closed for this application. The applicant may return with revised plans incorporating staff and conservation recommendations.