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.