Bourne Planning Board Meeting – January 22, 2026

The Bourne Planning Board met on Thursday, January 22, 2026 at 7:00 PM. The meeting was broadcast live by Bourne TV. The board approved minutes, an approval-not-required plan, and accepted the withdrawal of a special permit amendment application. An informational presentation on the proposed new South Side Fire Station was given, with a continuance granted. The board also discussed proposed zoning bylaw amendments for the upcoming Annual Town Meeting.

Consent Calendar

• Meeting Minutes (December 11, 2025): Motion to accept as written passed 4-0-2 (Mandy and Catherine abstained), with the chair voting yes.
• Approval Not Required Plan (ANR): Application to combine 434 Williston Road and 141 Clark Road, Sagamore Beach into one parcel. Presented by attorney Brian Wall. The plan met area and frontage requirements. Motion to approve passed unanimously.

Special Permit Amendment 03-2021A – 431-471 Scenic Highway (Withdrawn)

• Applicant sought to amend an existing special permit for a three-lot shared driveway to add a fourth lot. Attorney Adam Flynn represented Tom Pappas.
• Board concerns: Lack of final plans from MassDOT for the Scenic Highway reconstruction, unknown road layout and median, safety issues (prior fatal accidents at the curve), and the fact that a foundation for the fourth lot had been installed without a permit.
• Board members noted the applicant had overstepped by building the foundation without authorization. They suggested withdrawal to avoid a two-year bar on reapplication.
• The applicant withdrew the request. Motion to accept withdrawal passed unanimously.
• Key directive: No further work without permits; the applicant’s representative agreed to convey that message.

Site Plan Review SPR-515 – 171 Clay Pond Road (New South Side Fire Station)

• Informational presentation (no vote requested). Project team: Richard Palmoy (owner’s project manager), Spencer Linz and Matt Collins (civil engineers), and Kyle Robinson (project architect).
• Background: The town has sought a site for a new fire substation for eight years. Existing stations in Pocasset (closed) and Monument Beach (operating from a trailer) are in flood zones. The Clay Pond Road site was identified via a response time study; it checks all boxes except size.
• Proposal: An 11,831 sq. ft. station on a 40,000 sq. ft. lot. Relief requested: lot coverage, open space, and loading dock waiver. ZBA hearing continued to February 18, 2026; planning board continued to February 26, 2026.
• Design highlights: 14’x14’ apparatus bay doors, column-free bay, decontamination zones, wellness center, and public parking out front. Stormwater management includes underground infiltration and improved treatment over existing conditions.
• Board discussion: Members expressed strong overall support but raised concerns about the tight site, side yard setback (15 ft vs. 30 ft required), open space (24.7% vs. 40% requirement), parking capacity during shift changes, and the ability to expand in the future. Chris Farrell suggested creating a town land bank for future municipal needs. The board agreed to wait for ZBA action before final approval.
• Continuance granted to February 26, 2026 meeting.

Discussion: Proposed Zoning Bylaw Amendments for Annual Town Meeting 2026

• Planning Director Sean O’Blenis presented four proposed articles:
  1. Tiny Homes and Affordable Lots: Required to qualify as a “seasonal community” for state grants (approx. $2 million statewide). Tiny homes would be 400 sq. ft. accessory dwellings on foundations, not trailers. Affordable lots would allow undersized lots for year-round housing.
  2. Seasonal Community Designation: Benefits include grants for year-round housing, ability to deed-restrict rentals, and housing for municipal staff. Board expressed skepticism about the financial incentive and enforcement of year-round occupancy.
  3. Accessory Dwelling Unit (ADU) Amendments: Aligning with state law: removing owner-occupancy requirement, lot size minimum, and parking if within ½ mile of bus stop. ADU size remains 1,500 sq. ft. or 50% of primary dwelling (whichever smaller). Board discussed septic costs and enforceability.
  4. Downtown Front Setback Amendment: Allowing up to 30 ft setbacks on side streets (currently max 15 ft on all streets) to accommodate parking and septic.
• No votes taken; discussion to continue at subsequent meetings. Public hearing scheduled for February 26, 2026.

Key Outcomes

• Approved: December 11, 2025 meeting minutes (4-0-2).
• Approved: Approval Not Required plan for 434 Williston Rd & 141 Clark Rd (unanimous).
• Withdrawn: Special permit amendment for fourth lot at 431-471 Scenic Highway (unanimous).
• Continued: Site plan review for 171 Clay Pond Road fire station to February 26, 2026, pending ZBA action.
• Further discussion: Zoning bylaw amendments – public hearing set for February 26, 2026.
• Adjourned: Motion carried.