OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Bourne Planning Board Meeting – September 6, 2026

Planning Board — Sunday, September 6, 2026
BodyBourne, Massachusetts
SessionPlanning Board
DateSunday, September 6, 2026
StatusFILED
Video Record
0:00 / 1:05:36

Transcript — Verbatim
0:03

Recording in Congress.

0:07

Welcome.

0:08

It being Thursday, September 10th, 2026 at 7 p.m.

0:13

We're going to call to order our open session.

0:15

Note that this meeting is being recorded for live broadcast and televised replay on Bourne TV.

0:21

If anyone is audio or visual recording, please acknowledge at this time.

0:25

Thank you.

0:26

Please note that while an option for remote attendance and/or participation may be provided as a courtesy.

0:33

The meeting hearing will not be suspended or terminated if technological issues interrupt remote access.

0:40

All items within the meeting agenda are subject to deliberation and votes.

0:46

First agenda item is meeting minutes from August 27th, 2026.

0:51

I will make a motion to accept the minutes as read.

0:55

Motion by Jim to accept as second by Doc.

1:00

Anyone have any comments?

1:02

Do we have any line?

1:04

I don't see anybody.

1:05

Okay.

1:06

Okay, we take a vote, Rob.

1:08

Yes.

1:09

Jim?

1:09

Yes.

1:10

Chris?

1:10

Yes.

1:11

Yes.

1:12

Steve?

1:12

Yes.

1:13

Chair of Chimps.

1:19

Number two, application for site plan review special permit.

1:22

SPR SP number 07-2026 for Henry Drive.

1:28

Map 35 parcel 144.

1:31

Application is for a site plan review special permit.

1:39

Welcome, Rob.

1:41

Good evening, everyone.

1:42

Robert DeWort here with Bracken Engineering on behalf of CRE Realty.

1:47

I'm joined tonight by Tom Dunavan, the owner of the parcel.

1:52

We're here tonight to discuss proposed development here at Fort Henry Drive.

1:57

This is a parcel within the D4 district, and it's just shy of 41,000 square feet.

2:21

We have an estimated 56.4% coverage as well as removal of natural cover in excess of 70%.

2:29

We have an estimated 86%.

2:32

So we have an existing site here.

2:35

It is currently vacant.

2:48

And then MacArthur Boulevard following that.

2:53

So it's proposal is to construct an 81,000, well excuse me, 8100 square foot building.

3:03

I like 81,000.

3:05

That's going to be a big building.

3:07

Somehow bigger than our property.

3:09

It's bigger and more.

3:19

So coming in off Henry Drive, we would enter the parking lot.

3:23

We do have parking on the front of the building, an extra spot over here on the side, just a parallel spot, as well as some additional pavement for turning and an easement for turning onto the body property here.

3:38

That is to allow trucks to come in, pull up here and back down into the loading ramps as well as provide turning uh room for fire apparatus.

3:50

Let's see.

4:07

Our storm water systems have been designed to treat and store a minimum or treat the one-inch water quality volume as well as store and infiltrate a minimum of the 25-year storm, although our storm water management area in the front and the rear actually will handle a 100-year stormwater volume.

4:27

The parking lot stormwater system will overflow during a 25-year storm briefly.

4:34

We'll come up over the top of our catch basins, but we'll uh proceed and infiltrate within the 24 hours.

4:47

We do have some required landscaping in the front along these streets.

5:00

We do have a series of street trees proposed as well as shrubs to meet the requirements of the bylaw, other reintegrated in with the front rain garden, as well as the driveway entrances.

5:08

And lighting, minimal lighting on the property.

5:25

Again, minimal lighting on the property, no pole lights.

5:28

It will just be wall pack lights are on the building to illuminate the front parking areas as well as some uh in the front as well and a couple of the uh rear.

5:38

Um so uh keeping all of the lighting off of the abutting properties uh but allowing us to illuminate where necessary and I did see in uh the comments on the review uh staff review report, excuse me, um, regarding turning radius.

Discussion Breakdown — Share of Meeting
Land Use Planning██████████████████████████████████34%
Engineering And Infrastructure█████████████████████████████████33%
Water And Wastewater Management██████████████14%
Procedural█████████9%
Community Engagement██████6%
Personnel Matters████4%
Summary of Proceedings

Bourne Planning Board Meeting – September 6, 2026

(The transcript of this meeting indicates a date of Thursday, September 10, 2026, but per the provided instruction, this summary uses the specified date of September 6, 2026. The meeting was called to order at 7 p.m.)

The board approved prior meeting minutes, considered a site plan review special permit for a warehouse/office development at 4 Henry Drive, and held a public hearing on a zoning article for the upcoming special town meeting. Other business included discussion of alternate board members and the status of the growth incentive zone (GIZ) application with the Cape Cod Commission.

Consent Calendar

  • Approval of Minutes (August 27, 2026): Moved by Jim, seconded by Doc. All seven members voted aye. Minutes accepted as read.

Public Comments & Testimony

  • No public comments were offered.

Discussion Items

1. Site Plan Review Special Permit SPR SP 07-2026 – 4 Henry Drive (Map 35, Parcel 144)

  • Applicant: Robert DeWort (Bracken Engineering) on behalf of CRE Realty Inc.; owner Tom Dunavan (President) also spoke.
  • Proposal: Construct an approximately 8,125 square foot warehouse/office building on a 40,996 square foot lot in the D4 business district. The project requires waivers for 56.4% impervious coverage (Section 4722A) and 86% removal of natural ground cover (Section 4722B). Stormwater management includes rain gardens and subsurface infiltration designed to treat the 1-inch water quality volume and infiltrate a 25-year storm (with 100-year capacity in some areas). Nitrogen loading is 9.6 ppm (below the 10 ppm threshold). Lighting is dark-sky compliant with wall-pack fixtures.
  • Board Deliberation: Members raised concerns about encroachment onto the adjacent undeveloped lot (Lot 9) for grading and a hammerhead turn for fire apparatus. Applicant stated that the adjacent lots are owned by related entities and that a phase-two building (separate) will come before the board within two months. The board discussed the need for eventual project-wide compliance with forest cover and impervious surface standards. A motion was made to approve with conditions, including financial surety, health department and fire department approvals, erosion control, and as-built certification.
  • Vote: All seven members voted yes. Permit approved.

2. Special Town Meeting Public Hearing – Zoning Article (October 19, 2026 Warrant)

  • Proposal: Amend Zoning Bylaw Section 2450 (non-conforming lots) to allow an increase of 5 feet in maximum building height for roof elements with a slope of 4 inches or more per foot, aligning with Section 2500.
  • Discussion: Staff described this as a housekeeping measure to ensure consistency between the two sections. Board members noted the need for clear presentation at town meeting (requires a 2/3 vote). The board voted unanimously to recommend the article for the warrant.

Key Outcomes

  • SPR SP 07-2026 Approved (7-0) with conditions: subject to all applicable bylaws; decision to bind successors; financial surety required; deferral to health department and water district; final emergency access approval; erosion control; as-built certification.
  • Zoning Article Recommended (7-0) for placement on the October 19, 2026 Special Town Meeting warrant.
  • Appointment of Alternate Member: The board noted the recent appointment of Ren Moore as an alternate member and discussed the need for timely notice to alternates for special permit votes requiring six members.
  • Growth Incentive Zone (GIZ) Discussion: The board reviewed the Cape Cod Commission's requests for additional infrastructure and capacity data. Members expressed frustration with delays, particularly regarding the 223 Main Street project (approved nearly a year ago but awaiting GIZ approval). The board agreed to work with staff to obtain updated sewer and water figures and to consider a phased GIZ submission.

Meeting Transcript

Recording in Congress. Welcome. It being Thursday, September 10th, 2026 at 7 p.m. We're going to call to order our open session. Note that this meeting is being recorded for live broadcast and televised replay on Bourne TV. If anyone is audio or visual recording, please acknowledge at this time. Thank you. Please note that while an option for remote attendance and/or participation may be provided as a courtesy. The meeting hearing will not be suspended or terminated if technological issues interrupt remote access. All items within the meeting agenda are subject to deliberation and votes. First agenda item is meeting minutes from August 27th, 2026. I will make a motion to accept the minutes as read. Motion by Jim to accept as second by Doc. Anyone have any comments? Do we have any line? I don't see anybody. Okay. Okay, we take a vote, Rob. Yes. Jim? Yes. Chris? Yes. Yes. Steve? Yes. Chair of Chimps. Number two, application for site plan review special permit. SPR SP number 07-2026 for Henry Drive. Map 35 parcel 144. Application is for a site plan review special permit. Welcome, Rob. Good evening, everyone. Robert DeWort here with Bracken Engineering on behalf of CRE Realty. I'm joined tonight by Tom Dunavan, the owner of the parcel. We're here tonight to discuss proposed development here at Fort Henry Drive. This is a parcel within the D4 district, and it's just shy of 41,000 square feet. We have an estimated 56.4% coverage as well as removal of natural cover in excess of 70%. We have an estimated 86%. So we have an existing site here. It is currently vacant. And then MacArthur Boulevard following that. So it's proposal is to construct an 81,000, well excuse me, 8100 square foot building. I like 81,000. That's going to be a big building. Somehow bigger than our property. It's bigger and more. So coming in off Henry Drive, we would enter the parking lot. We do have parking on the front of the building, an extra spot over here on the side, just a parallel spot, as well as some additional pavement for turning and an easement for turning onto the body property here. That is to allow trucks to come in, pull up here and back down into the loading ramps as well as provide turning uh room for fire apparatus.

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