Bourne Planning Board Meeting – November 13, 2025

The Bourne Planning Board convened on Thursday, November 13, 2025, at 7:00 PM. The meeting, recorded for broadcast by Bourne TV, included approval of previous minutes, a public hearing on a special permit for site clearing, and votes on several development projects. The board deliberated on conditions, timelines, and environmental concerns, resulting in one continuance and three approvals.

Consent Calendar

• Meeting Minutes (October 23, 2025): Unanimously approved by roll call vote (8-0).

Public Comments & Testimony

• Merle Harrison (2100 Huntsbrook Road, Sagamore Beach): Expressed concern about the property being referred to as “2100 Huntsbrook Road” (which is his address) instead of “21 Canal Street.” Asked how the buffer zone between his property and the cleared area would be marked to prevent encroachment during clearing.
• Judith Proman (Sagamore Beach): Raised presence of box turtles on the site, noting that three documented sightings have been submitted to Natural Heritage, one verified. Urged the board to consider habitat protection through the Conservation Commission.
• Michael Toomey (Sagamore Beach): Supported the turtle concerns, citing a precedent where the Planning Board deferred a similar project to Conservation. Noted that clearing and bridge construction would further impact habitat.
• Karina Silva (Herring Pond Wampanoag tribal member): Thanked applicant Steve King and his team for donating land to the tribe and praised the project’s evolution.

Discussion Items

21 Canal Street (Special Permit 16-2025) – Continued

• Applicant: Represented by the project team (including Don Perry from PSC Group and Chris Turner from PSE Group) requested a special permit to clear more than 10,000 square feet of natural vegetative cover on a landlocked parcel (approx. 11 acres, 3 acres undisturbed wetlands).
• Board Concerns: Members raised issues about: (1) clearing the site before building permits were applied for, (2) potential runoff and erosion from a cleared, unbuilt site, (3) timeline – originally stated bridge construction in fall 2026, then corrected to spring 2026 (Q1 2026) with site work through fall 2026, (4) stockpile location near Huntsbrook Road, (5) need for a detailed schedule and conditions to protect the neighborhood if the project stalls.
• Public Input: Residents raised buffer marking, box turtle habitat, and illegal dumping on the site.
• Outcome: The board voted unanimously to continue the hearing to the December 11, 2025 meeting, requiring the applicant to provide a detailed timeline and staff to draft conditions.

223 Main Street (Special Permit 12-2025) – Approval

• Applicant: Don Bracken (Bracken Engineering) proposed redeveloping the Bay Motor site into two mixed-use buildings: Building 1 with 43 residential units and 4,100 sq ft of restaurant space (revised from 4,368 sq ft due to parking), Building 2 with 45 residential units, and 9 total affordable units. Parking was revised to align with proposed MBTA zoning (1 space/unit).
• Board Action: Motion to approve included a substitute amendment to waive four parking spaces and allow the original 4,368 sq ft restaurant. The board voted unanimously to approve the special permit with conditions (e.g., design review, AG approval of MBTA zoning, conservation commission approval, as-built plan).

50 Portside Drive (Special Permit 05-2025A) – Amendment Approval

• Applicant: Don Bracken and owner Brian Murphy sought to modify an existing special permit to increase separation between two warehouse buildings (from 20 ft to 25 ft) and enlarge one building from 2,800 to 3,000 sq ft, staying under 10,000 sq ft threshold. Added landscaping near intersection.
• Board Action: Unanimously approved the amendment, with prior conditions remaining in effect and added three-year plant guarantee and irrigation plan.

829 Scenic Highway (Special Permit 17-2025) – Approval

• Applicant: Attorney Rebecca Lewis (Cody Law) representing 829 Scenic Highway LLC (manager Steve King) proposed a mixed-use building: 4,460 sq ft footprint, 8,920 sq ft total, with commercial space on first floor and five apartments (three 1-bedroom, two 2-bedroom) on second floor. The applicant agreed to donate 1.0 acre (46,977 sq ft) plus a 24-ft easement to the Herring Pond Wampanoag tribe. The site is not in a water resource district.
• Board Discussion: Concerns about driveway location (moved further from Scenic Highway to avoid traffic conflicts), type of businesses (limited to low-traffic uses, not high-trip like a coffee shop), and landscaping. Waivers granted for loading zone (not needed) and bike rack (added as condition). Board required a revised landscape plan with three-year guarantee and appropriate water district approval.
• Public Comment: Karina Silva thanked the applicant for the tribal land donation.
• Board Action: Unanimously approved the special permit with conditions, including amended motion to change “Bourne Water District” to “appropriate water district”.

Key Outcomes

• 21 Canal Street: Continued to December 11, 2025; applicant to submit detailed schedule; staff to prepare conditions.
• 223 Main Street: Approved unanimously with amendment to waive four parking spaces; conditions include design review, MBTA zoning approval, and as-built plan.
• 50 Portside Drive: Approved unanimously; amendment includes three-year plant guarantee and irrigation plan.
• 829 Scenic Highway: Approved unanimously; conditions include revised landscape plan, lighting plan, bike rack, and appropriate water district review.
• Meeting Adjourned by unanimous vote.