Bourne Planning Board Meeting - December 11, 2025

The Bourne Planning Board met on December 11, 2025, at 5:00 PM. The meeting included approvals of minutes and a lot release, continuances, a special permit for natural cover removal at 21 Canal Street, discussion of enforcement action on a special permit at 13 Kendall Ray Place, and two site plan reviews: one for a redevelopment at 45 Barlow's Landing Road and one for a veterinary hospital expansion at 7 and 11 Bourne Bridge Approach. The board also appointed a member to the Community Preservation Committee.

Consent Calendar

• Meeting Minutes: Unanimously approved (7-0).
• Lot Release: Lot 2 at Crestview Lane (corrected from "Crescview Lane") was unanimously released (7-0).

Discussion Items

Special Permit 16-2025 – 21 Canal Street (Natural Cover Removal)

• Applicant Stuart Clark (Green Seal Environmental) presented a request to clear and grade over 10,000 sq ft for a medical office building and 32 age-restricted townhomes, with a timeline from 2026 to 2029.
• Board members raised concerns about exposure of cleared land, erosion, and potential impact on Eastern box turtles. A letter from the Conservation Commission (dated Dec 4, 2025) recommended tying clearing to building permits and phasing the work.
• The applicant argued that bifurcating the site would be inefficient and costly (estimated $1 million extra) and that professional ecological studies (Tunison Environmental) found no turtle hibernation areas.
• Public comments: Judith Froman, Michael Tony, and Mike Metcap (neighbors) requested a delay until March 2026 to allow turtle surveys and relocation. They asserted turtles are present, with photos submitted in October 2025.
• Board members Corinne, Chris, and others supported checkpoints and conditions from attorney Eliza Cox's letter. After discussion, the board approved the special permit with conditions including periodic check-ins and a requirement for a building permit for the bridge.
• Vote: 7-0 in favor.

Enforcement Special Permit 08-2017 – 13 Kendall Ray Place (Landscape Corrective Actions)

• No representative of the proponent appeared. The board discussed the property owner's non-compliance and lack of communication.
• Board members expressed frustration and agreed to recommend the Select Board place a lien on the property. Motion to send to the Select Board for enforcement action passed unanimously (7-0).

Site Plan Review 18-2025 – 45 Barlow's Landing Road (Redevelopment)

• Applicant Robert DeMers (Bracken Engineering) proposed redeveloping an existing 25,514 sq ft building for retail golf cart sales, art wholesale/storage, and contractor storage bays. The project reduces impervious area by 0.8%.
• Board members raised concerns about landscaping and compliance with previous conditions. Joe Agrillo (for the applicant) agreed to a $10,000 performance bond for landscaping and a three-year guarantee.
• Public comment: Diane Johnson (adjacent condo resident) expressed concerns about noise and truck idling. Applicant addressed plans for grading and lighting.
• Vote: 7-0 to approve with conditions including no overnight idling, a 20-golf-cart display limit, and the landscaping bond.

Site Plan Review 19-2025 – 7 and 11 Bourne Bridge Approach (Veterinary Hospital Expansion)

• Applicant Peter Freeman (attorney) and Jeff Roth (Keeper Bay Real Estate) proposed a 12,860 sq ft expansion of the Cape Cod Veterinary Specialists hospital, adding 55 parking spaces and a new building with five operating rooms, an MRI, and more treatment space.
• Board members discussed parking adequacy (105 spaces proposed) and landscaping. The applicant acknowledged potential future expansion constraints.
• Public comment: A board member praised the hospital's reputation and noted that a woman drove from the North Shore for treatment.
• The board approved with conditions including a three-year landscape guarantee, installation of yard hydrants, and a surety for earthwork.
• Vote: 7-0 in favor.

Key Outcomes

• Approvals: All three special permits/site plans approved unanimously.
• Enforcement: Referred to Select Board for lien on 13 Kendall Ray Place.
• Appointment: John (full name not given) appointed to the Community Preservation Committee.
• Next Meeting: January 6, 2026 (joint with Select Board) and January 22, 2026 (new fire station item).