[0:00] four, five, five. Okay. You wanted to go to. Oh, good. Good evening. It being 7 p.m. on Thursday, September 24th, 2026. We are calling to order the open session of the board. Planning board. We’d like to note this meeting is being recorded for live broadcast and televised replay by Bourne TV.

[0:26] If anyone is audio or visual recording, please acknowledge at this time. 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 vote.

[0:54] First agenda item is meeting minutes from September 10th, 2026. Mr. chairman, I move that the meeting notes be accepted as drafted. We have a motion from Doc. I’ll second. Second from Chris. Any questions or comments? Okay. We’ll move to a vote. Doc. Yes, Chris. Yes. Karen. Stay. Mandy. Yes. Chair. Yes. Next item is application for site plan.

[1:35] Review number 515 a 120 MacArthur Boulevard. Map 27, parcel 77. The application is to amend uh permit number 515 to add a drive through use to the existing adult use marijuana retailer under sections 12, 30 and 4850. This property is in the business for B4 zoning district. Welcome. Hi. Kevin. Hawkwood. Cannabis. Uh, thank you for having me.

[2:02] Um, as you can see with the plan set, um, we’ll provide it to the group. We’re looking to add a drive thru window, um, into our campus store, which is something that we had mentioned all along.

[2:19] When we’re going through the process went down and we’re back with our first site plan review that we kind of want you to set up for that. Um, you’ll see in the map here, we’ve added it’s really just taking place of the old car wash drive through area. Just utilizing that same area.

[2:39] Um, we’ll have a sign here as you come around the building that will state that, uh, the drive thru is to pick up only everyone in a place. Um, one of the signs is right on the benefit for you. Yep. Got it. Um. Everybody in this vehicle must be 21 years of age.

[3:01] Um, and as they then proceed after reading that sign, they’ll proceed to over here, where they’ll be a speaker, which they’ll talk to the person that checks IDs, and they’ll also verify again that everyone in the vehicle is 21 years of age and has a valid license on because they will be checked if at that time they’re not. There’s ample amount of room.

[3:16] And Josh was at the facility the other day that they can pull out and not affect traffic flow or anything else. If they adhered to the 21, they’ll drive up into the self-serve bay that was there. Um, when we put our initial site plan through, we we now have a park.

[3:34] We’ve been using those spots of parking, but they were never counted in our parking, so it’s not affecting our our parking in any way. They’ll pull up into the, uh, self-serve the drive through bay. Um, there’ll be a window there. Everybody in the vehicle, all the windows will be down. There’s three cameras in the bay. Looking at the vehicle.

[3:49] Everybody in the vehicle will pass their IDs forward. Their IDs will all be scanned and make sure that they’re valid. And then handed back the person who’s making the purchase. Their ID will stay with us, and then they’ll already place their on online water.

[4:06] And that will be in a basket where the cashier will take it. At that point, go through the purchase with them, process the purchase through a credit card, and then he and everything back out through the window with their ID and credit card and package, and then they’ll be on their way. They’ll leave and they’ll come right out and go back out.

[4:18] You can do credit cards now. Debit cards. Debit. Yeah, it’s debit card. That’s what I thought. Checking. Yeah. I still can’t get customers. Yeah. Yeah. It’s a card correlation. Yeah. Um.

[4:37] But it’s like I said, it’s something that we talked about through this whole process when we were going through with the town and everything else. The property sets up. It’s one of the biggest reasons we took that property over from the carwash and created the cannabis shop there, just because we knew it would set up well for when this became available in the state.

[4:52] And I’m going to guess the Cannabis Commission has regulations as to how. you’re describing the operation. Yes they will. They’re all different point. Uh, there’s one open in Quincy now. Um, that’s been open public for about a month or so, and we’re following the same regulations that they used up there. Okay. And the. State.

[5:10] Will have to come down probably once you get everything set up to inspect your drive up. And. Yes, message sign. Okay. Okay. Very good. Anybody have any questions from the board? Yeah. Um, could you just step through the traffic pattern? I’m looking at the plant, the site plan, and I understand what’s going on and where the arrows are shown.

[5:35] But folks that are coming into the site must have to cross around and get to get to the back in the same space that where the exit. Um, parking spaces are shown. They’ll come down the hill into the property. Um, and there’ll be signage there that’ll mark for drive through.

[5:54] And there’s actually arrows still in the pavement from what it was a car wash. They’ll follow that down around the building and they’ll come up through.

[6:08] And as they as they go into the drive through and come out, they’re just going to take a right hand turn as they did as they when they came out of the automatic tunnel and continue down that way in this ample amount of room. Joshua was there to see that there’s plenty of room for cars to park and two lanes of traffic travel out. Okay. It seems like there is.

[6:20] But just in looking at the plan that I was reviewing, it only showed the arrows. If somebody had already gotten in. Did you just do that because you already have arrows? Getting people to the back. Then you would just add in some new arrows or what was. I’m just gonna make sure that whatever you’re going to actually put on the ground there.

[6:34] We’ll, uh, well, there’ll be signage and there’ll be arrows. We’ll continue with the arrows that are existing, and then we’ll just, uh, put exit sign with the arrows going up. We can also mark the pavement as well.

[6:49] It’s we approve things we see with the painting scheme that’s going to be so you know, I know this isn’t, um, to me, this doesn’t seem like a big deal. I just I’m not having a concern about it, but I think just easily when we approve something that we know what the markings might be, so that’s what I’m. That’s what I’m trying.

[7:04] To do. Okay. We’ll make sure that it’s marked clearly. We don’t want any headaches with traffic or anything. Somebody who ran a car wash today for 20 years. I can tell you. Arrows and signs going to be working all the time. But we that. That’s a good point. But we at least make an attempt. Yes. Absolutely.

[7:20] Yeah. I think the, uh, copy we have is not as detailed as that one. That’s probably the same questions that I would have as I’ve seen this. So walk in traffic, uh, you know, drive up and walk in traffic would split left as they come to the bottom of the driveway.

[7:38] Or would everyone follow? Or they can continue around a lot of cars now as we’re open already, continue right around the building and then parking those spots anyways. And we don’t foresee a big line of traffic.

[7:55] Uh, this is really an added for a lot of for our older customers that, you know, handicap and have a hard time getting out of their vehicles and coming through. Um, we do not see it to be something like a Dunkin Donuts, where there’s a line of cars. Um, it’s just the history in the store up in Quincy is.

[8:08] Isn’t that at this point? And we just don’t really see that. We see it just as just an added service that we can offer to our customers. It just I’m just curious is, um, everybody in the car has to be 21, right? So everybody’s not in the car.

[8:26] They park it and get out and go get it, and then get back in the car with people in our 21. Well. It’s a bit of a gray area with the state. Um, we can’t really control in this drive through area. We can control that area. So they have to be 21.

[8:46] But, um, can someone come in and park in with someone that’s not 21 years of age and come in our store and purchase? Here? We don’t have anybody out there checking every everybody in the car. And that’s not the state regulation. All right. I just thought it was strange. It’s for this type of pickup. That’s what they’re asking for. So that’s what we will adhere to. All right.

[9:02] When I was in the in the Navy and. came out of the base and Rhode Island, they had back then drive up liquor stores, right. And it was the same thing. Everybody had to be 21 in the vehicle.

[9:18] So what the guys would do is you had an 18 year old sailor, you drop them at the corner and leave them there, go through and do your stuff and then pick them up on our way and leave. But that was the main idea, was to make sure they weren’t purchasing for somebody else. Right, exactly.

[9:31] And so, um, you know, we can only do what we, what we can possibly do. You know, luckily, we’re in an area where it’s not a lot of corners to drop people off. Yeah. Um, but yeah. So the state’s regulation does not regulate who’s in the car in the parking lot. But since you’re doing a drive through, they increase the requirement, I guess. Yeah, I understand. and it’s.

[9:50] Yeah, let’s. Yes. Anybody else from the board have a question or comment? I’d like to open it to the public. If anybody has any comments or questions. Hearing and seeing. None. Bring it back to the board. Mr.

[10:10] chairman, I’ve reviewed this project on the applicant, gateway cannabis proposed an amendment to the previously approved site plan review number 515 by adding a drive thru window to the existing adult use marijuana retailer at 120 MacArthur Boulevard, one mass map 27, parcel 77. The project is located within the D4 business district in the Marijuana Overlay District. The existing commercial building and its use will remain.

[10:35] The proposed modification is to add the drive thru window. The applicant is subject to site plan review and the applicant requirements of the Marijuana Overlay District. Based on the Planning Board’s review of the exhibits, testimony of the applicant, expert witnesses and the record of the proceedings, the Planning Board has found that the project is consistent with the Town of Bourne zoning

[10:54] bylaw, including applicable provisions of section 1230, Site Plan Review and section 4850 Marijuana Overlay District. The previous site plan, reviewed. 515 approved the adult use marijuana retailer at the property. Special permit 515 A meets the criteria for the special permit of the following pedestrian vehicles and safety have been met. Utilities and other public services are adequate.

[11:20] There are no significant impacts to the natural environment. Impact upon nearby developed premises is minimized. To propose modification is visual compatible with the surroundings. The property is not located within a water resource district. There is no impact on the town’s need for year round housing. The practice is consistent with the applicable requirements of the Marijuana Overlay District.

[11:42] Therefore, I move to approve site Plan number 15, a 515 A in accordance with the following conditions. And that would be the permit is applicable subject to all rules, regulations and bylaws of Town of Bourne. All findings, terms and conditions, previous approval. Special permit 515 shall remain in effect unless revised by the Planning Board.

[12:06] All work authorized under this approval shall be in accordance with the application. Supported materials, testimony and Applicant and its representative prior to the issuance of the permit. All applicable requirements of the Building, fire, health, engineering and other applicable town departments must be satisfied.

[12:28] The drive thru window and associated circulation shall be constructed and maintained in accordance with the approved plans. That’s my motion. We have a motion to approve by Chris. Second. Second. By doc. Any questions from the board members? We’ll back out to the public. Any comments or questions? Seeing and hearing none. We’ll come back for a vote. Doc? Yes, Chris. Yes. Corrine. Yes. Mandy. Yes.

[12:58] Chair. Votes. Yes. Congratulations. Thank you. Very much. Thank you. Thank you. Thank you everyone. Have a great evening. You too. Sorry it. Was such a long. Meeting. Next up on our agenda. Notice of intent to convert chapter 61 A land zero by road map ten, parcel nine.

[13:29] Is there anyone here that would like to speak on that? Please step to the mic and introduce yourself for us. Welcome. Yeah. Good evening. John, Clarence. From Cleveland’s law. Group. We’re counsel to the land. Owner. Which is the Panhandle Trust. Um, the trust and the benefits. Um. Members of business. Um, uh, landowners and residents, uh, community members for many, many, many years.

[14:00] Um, uh, it’s the same family that, um, owns the property on the other side of the highway. Um, uh, where they and farm, um, local organic farm is located. Um, the property. Uh, awhile ago was, uh, bisected and made, uh, permeable by the highway.

[14:32] Um, and, uh, it’s, uh, technically under 61 a and, um, but not ordinary sense of, uh, regular farm or a cranberry farm. Um, but rather forested area for society harvested, um, covered by a state forester. Approved plan. Um, the, uh, family has decided to lease the land to the developer of a battery storage facility.

[15:02] Um, it turns out it’s a great location for such a facility. There are, um, high voltage lines. Um. Uh, other things throughout the property. Um, gas lines, highways on both sides. Um, and, um, uh, a very valuable property for this use. Um, the, uh, trust interests are several fold in making this move.

[15:31] Um, one is obviously to generate income from that, uh, portion of the property across the highway. Um, and thereby make it more viable to maintain their organic farm on the other side. Um, and, uh, their intent is not to sell the land to this developer. They want it retained by the community. Um, residents.

[15:57] Um, for many generations to come. Um, and this is a notice, um, that was filed with the town to take the land out of 61 and, um, one thing that triggers immediately, um, uh, assuming the town doesn’t exercise the right to purchase is, um, payment of five years of rollback taxes.

[16:22] Um, of about $70,000. Um, and immediate bump in property taxes from forward. Um, probably about $15,000 a year. We understand has been calculated for the, um, and then the battery storage facility itself. The landowners hold, um, will bring major benefits to the town.

[16:51] Um, what we’re told by the developer is, um, first of all, a great importance in this planning board. Um, the developer assures us that the plans they’re working on would involve, um, no aesthetic impact to neighbors. It should not be visible. Um, no noise impact to neighbors. It should not be audible.

[17:16] Um, and just the way that the, um, parcel is situated in where the facility will be situated within the parcel tucked in there. Um, it turns out it’s a great location. Um, you may have heard concerns. Um, raised three towns about battery storage facilities. Um, some of those are not as well cited as this one.

[17:37] Um, and could be visible and raised concerns about noise. Um, we are told that this will be both sited. Um. Uh, the benefits that the town will include. Um, a huge financial benefit. Um, again, not council to the developer. Um, you be hearing from them a great deal.

[18:03] Um, but what they tell us is that the, um, property tax or paying in lieu of property tax payments on an annual basis should be, um, at least $3 million. Um, significant input. And, of course, would that any, um, meaningful burden on schools or, um, ordinary um, town services. Um, beyond that, from our experience as lawyers and the energy space.

[18:32] Um, most of these projects, we understand the developers have this in mind as well. Um, would be offering the town a post community agreement that would have additional benefits. Top of that, um, and then there are the environmental benefits. Um, I don’t know how much you know about, um, battery storage. Um, but what it does.

[18:53] Um, and particularly can do a, um, uh, capacity constrained area. Um, like this part of southeastern Massachusetts and leading into the Cape. Um, is helped with electricity reliability. Um, help with electricity prices. Battery discharge. The times when? Without that battery, um, the grid would be using very high priced so-called peaker plant electricity.

[19:27] Um, and those peaker plants are the most polluting. So, um, the Commonwealth of Massachusetts is part of its, uh, plan to fight, uh, global warming, climate change. Um, has put a big emphasis on battery storage for that reason, because battery storage can really help reduce pollution. Uh, locally and through the region.

[19:51] Um, so, um, I know that Select Board is the center of gravity on these considerations of the 61 a, um, notice what to do? Um, there was some talk at the select board meeting the other night. Uh, about folks wanting to, um, keep that land as open space. Um, I totally understand that concern.

[20:17] The landowner is a family that that owns open space, has maintained the forest has a farm. Um, not a commercial real estate developer. Um, you know, any sort.

[20:41] Um, but, uh, what the developers are telling us is that, um, would the, um, the property tax or payment in lieu of property tax payments or home, um, the the various town open space Committee, community preservation Committee and others, um, should be able to go through, uh, a tremendous number of items on their wish list of properties to acquire in place of conservation.

[21:09] Um, other than this one, which, because of the gas line, the high voltage line, the highways is not the best land for conservation. Um, so this from the landowners perspective, seems like a big win. Um, and then from the planning perspective, um, uh, I think it’s important to know, um, I guess two things. I spoke briefly with Jennifer Copeland the other day.

[21:35] Um, who mentioned a concern about the project being in the Scenic Development District. Um, I’m told by the developers, uh, council that they’ve reviewed that carefully, and that’s not the case. Um, the project would not be in the Scenic Development District.

[21:56] Um, and the land that’s being removed from 61 a is not in the single development district. Um. Uh, the other, um, uh, concept that Jennifer mentioned in was brought up at the select board meeting the other night was whether battery storage isn’t allowed. Use. Um, in the town. And on that parcel. Um, and, uh, the town council, um, my version was there for the meeting. I know folks watched.

[22:27] It dissipated, but, um, he explained that even though, uh, there, um, wasn’t a mention yet of battery storage in the town, zoning bylaw. Um, under state law. Uh, battery storage isn’t allowed use at the same.

[22:55] Um, so, uh, the last thing I’ll say would answer whatever questions we can answer is landowners council. Um, is that this is super, super, super early in the development process. Um, it’s one of the things that landowner was bound to do. Um, you know, as soon as there was talk of the lease, um, requirement for city law to provide notice of the intent to convert, um, to commercial use.

[23:16] Um, but as you know, as the planning board, the permitting process hasn’t even begun. Um, not only that, but, um, in the past, where it was only the, um, you know, maybe the very best developers that came to speak to you before they filed the permit application.

[23:39] Um, under the new state energy facility setting reform legislation passed in November 2024. Um, uh, projects like this, um, are legally required to engage in substantial pre firing engagement with host communities. Um, and all the relevant boards, you know, most prominently yours. Um, before even filing a permit application.

[24:09] Um, and then once the permit application is filed, um, there’s a very involved, um, process. Um, uh, where this, this board, conservation commission, Cape Cod Commission, um, will have a voice. Um, so happy to answer any questions that fall within my domain. Is it too early to, uh, talk about its purpose? The purpose for the battery storage? Yes. Yeah. So, um.

[24:42] A facility of this sort would be, um, interconnected at the transmission level. Um, it would, um. Uh, take electricity from the transmission grid. Um, at non-peak times. And it would discharge electricity. Um, at peak times, that would be the typical purpose. Um, and overall policy purpose reduce electricity prices and reduce pollution. Yeah.

[25:13] It’s just tied in with the, um, solar field. That’s right next to. No, it’s, uh, different developer. Okay. Um, and this is it’s not. Um, it won’t be electrically connected in any way. Um, I have heard arguments that, um, because of the way electrons flow. Um, uh, it’s it’s likely physically.

[25:38] Scientifically the case that a lot of the electricity generated by the solar field, um, will be used to charge the battery. Um, but there won’t be any. It’s different companies, and I don’t think there’ll be a contractual relationship between them. What’s the scale of it? Like, is it. We’ve seen battery storage for a solar field.

[26:02] Yeah. Um, but not for transmission. Right. Right. I don’t have the answer to that, except, um, in a qualitative sense. Um, which is? It’ll be a, uh, a larger standalone storage facility. Interesting. How much of that piece of property is highlighted in these? Um, will actually have to be cleared for the battery storage in this area.

[26:33] Uh, I don’t have the answer to that. Um, I believe I’ve heard that it won’t be all of it, but, you know, perhaps you can assume for now that it’ll be a substantial profit. That was one of my other concerns, Mr.

[26:56] Chairman, is that I think that doing this piecemeal, having a landowners come in without the representatives from the company. So we can ask these questions about how big the scale of it and everything else is kind of like backwards for us. Um, just to improve the land. And then it’s it’s done pretty much.

[27:17] Well, I don’t I don’t think if I might, um, I don’t think the, uh, 61 removal, um, notice requires any approval from this board. Right. I think you’re just considering whether to make a recommendation to this foundation, too. Um, and like I said before, um, there will be. It’s. I think you’d be sick of hearing about this project, given all the, um, anticipated and required process.

[27:45] Um, and I know that the, um, developers already reached out to the, um, town administrator, um, to just open a line of communication and start communicating. Um, and, um, I hope you don’t get the sense that we’re coming here somehow hiding a ball.

[28:09] It’s just that the game hasn’t even started, and they will show up before for their final engagement. Um, and, you know, we’re we’re told that they’re, um, you know, gearing up to do that. Comprehensive and inclusive way to answer all your questions. Um, address all of your concerns.

[28:34] Again, I’m concerned about freeing up the land without knowing what the end game is going to be. I would like to see the whole package before we. Yeah, give up this vote. 61 to approve versus making a recommendation. I think the point still stands of not having a picture of what we’d be recommending it for. And we understand you simply represent the landowner, right? Yep.

[28:55] They’d like to remove it from 61 A and have the ability to produce some, generate some revenue to continue with what they’ve done with their other properties and open space and agricultural. We understand. Yeah. And I’m happy to pass on the message that, um, uh, you would welcome a visit from them. Um, and. You know.

[29:20] If they had an invitation from you to, uh, uh, start introducing the project to you. Um, I think they might take you up on that. Um. And we appreciate your position. And the landowners. And we appreciate you coming to us to answer questions and share what you can and what you know, and and so forth.

[29:42] Yeah, I should have one last thing, which is, um, most important for the Select Board to hear, but I think maybe also for you, um, because this will be a, um, very valuable project. Um, it’s it’s it’s making a land very valuable.

[30:11] Um, so that, um, really the only choice for the town at this point is whether to, um, try to buy the land or not. Um, frankly, we don’t think that would be feasible. Um, but we do think that the towns can benefit greatly. Um, if the project, once it goes through a very long, complicated permitting process. Um, does get off the ground.

[30:35] Um, there should be significant funds to help the many other ways. If I heard you correctly, you said there was a sort of a disconnect between the town planner’s opinion of whether this was in a scenic overlay district and the developers people saying that it was not, um, I guess I’d like to hear more about that difference. Um, I.

[31:02] I only had about a one minute, um, phone call with Jennifer Copeland just to get a sense from her of what the board’s interest in the 61 a matter would be, and she brought up the Scenic Development District issue, and I checked with the developer.

[31:22] I said, have you checked this? And they said, yes, it’s not a scenic development district. So I didn’t put the two of them together. Um, I haven’t reached out to a town council to get his view. All of that will unfold. Do we have a zoning map here? It should be on the zoning map. I definitely in the Lawndale overlay district.

[31:45] It’s not the scenic development only goes so deep. I don’t know if it goes into this, but the Thorndale Overlay District has a provision for the technology campus that the town was trying to pursue for a while in this piece of land was was part of that, um, my concern is I don’t know what battery storage is.

[32:04] I’d like to do some research on it, but we’re not going for approval. Going for a recommendation when we can voice our concerns to the the to the Board of Selectmen, what our concerns are because they say battery storage today doesn’t work out.

[32:21] Does it become a residential development later? Um, it’s not locked in. You know, they have somebody that’s looking at it that could fall through. And now that’s out of 61 A and it’s, you know, kind. Of up. Up for grabs there. My concern too is that the access is off Lawndale Road.

[32:41] I don’t know what the number of trips there are that would go in and out of that, that area. So, you know. Yes, that is the. Ancient way. Statement at the beginning. For, um, for a typical sort of like a similar facility for a battery storage facility. Um, there are chips in and out during construction. Mhm. And then after that, almost. No. Very, very, very little.

[33:06] It would take a maybe a deeper analysis. I took a ride by there and the land seems to rise up on the left side of the road. And it’s a relatively narrow access. So as you said, it’s a residential district. It’s an old narrow twisty road.

[33:27] So, uh, one sensitivity, let’s just say an interest is not to have a project like this presenting an industrial aspect on a residential road that is a lot of grading, a lot of clearing, and something being visible when one drives by and looks up. I think the route 25 corridor is also sensitive. So the buffer zone should be substantial.

[33:52] And that side, as well as on the neighbors side to the south, so that there are just some sensitivities that, um, that people. Are landowners perspective. We we endorse all of these questions. Um, and, you know, the landowner wants to be comfortable with battery storage. It’s going to continue to own the land. It’s not washing itself off the land.

[34:12] Um, the the landowner wants to be a good neighbor. Um, and not bring a, um, you know, a decent entity to the community. Um, and, you know, so we’re placing a lot of stock, uh, in the developer, uh, to produce a good plan that that, um, fulfills their promise of, uh, facility that’s either seen or

[34:36] heard. Um, and, um, placing stock in what all of you do. So make sure it’s a good plan. It needs the community’s needs. We can’t help with do planning. Yeah. I mean, there’s no guarantee, because if it comes out of 61, a guarantee that this project will go through.

[34:58] Did you say it triggers the Cape Cod Commission? Not the 61.8, but the. No, not that, but I mean, the project itself. Yeah, it would be a development of regional impact. Okay. Yeah. Just so I understand a little bit about. The process, um, relatively new to the board.

[35:19] Um, we’re talking about basically 120 days from the time that you sent the since September 10th to the town to make a decision, and that really nothing can happen until the town is up and running, seeking exercise. Their right to purchase or attempt to purchase. Yeah.

[35:39] Typically, when it’s clear that, um, a town doesn’t want to, um, or is unable to purchase land that’s coming out of 61, a, um, the, um Select Board, uh, uh, before that time period is up. Um, signs what’s called a declination, um, where they waive the right to purchase. Um, rather than just running the clock out. If.

[36:06] Understand, I wasn’t meaning to imply that that made sense to wait 120 days, but but that’s that’s the way the process works. Correct. That we have up as a town, up to 120 days ago. Give you some kind of written decision. Um, that’s a general outline, but I’m not the town’s counsel, so I’m gonna, you know, rely on, um. I’m just trying to read up on it. That’s what I’m understanding. So I, I just wanted to say.

[36:25] Yeah, but I know town council was involved because he was present at this point. Yeah. Talking about this issue. And I think your comments earlier meant that the value that this property would have as a battery storage location would probably far exceed the town’s financial benefit to, um, purchase it. Yes. At the estimated value. Yes.

[36:53] To your client? Yes, I see. Another question. That’s quite possible. Sorry. If I can respond to your concern. Mhm. Um. Uh, if this project didn’t go forward, um, it’s quite possible to then go back into 61. Mhm.

[37:17] Um, I don’t see the landowner a lot, but they’re not going to allow any, um, clearing of land or, or anything certainly before it’s permitted and it’s not permitted, it’s not going to be cleared. And um, so one scenario just goes back to the 61 acres. They don’t want to keep the land that commercial tax rates when they don’t need to. Um, so I can’t say that.

[37:37] They take a significant revenue generator like this for them to be in trust at all. Most likely, yeah. It’s also what I’ve heard is, um, because of the highways and the high voltage lines and the gas line and other things.

[38:00] Um, the neighboring solar facility, um, that it’s, it’s likely not a great candidate for any sort of residential development. There’s also wetlands on the property. Um, that this project would avoid, of course, but, um, you know, it’s a it’s a unique opportunity for the landowner. Um, and the unique opportunity for the town.. And we also have a, um, 300 unit, 40 B project that’s going in abutting this piece of property. Yes.

[38:27] It’s not coming to us, but it’s going to the Board of Appeals for their approval. Um, so that’s a concern. You’ve got the sand pit and the solar farm there, and now you’ve cleared this for a battery storage facility. That’s a lot of clearing in that one area, which is I. Think it’s a.

[38:48] Pretty good recharge area for the for the groundwater. So that’s the one of the lenses right in that area. It’s in the water resource. Yeah. So I got some concerns. But again I think. We need more information before I’m willing to sign off on this one.

[39:13] And then I’ve heard rumblings in town that they might the town of Bourne Select Board might be wanting to revisit their idea on obtaining the property. So. But that’s beyond our purview, so we’ll have to wait and see if that actually comes to fruition. And.

[39:39] Anyone else have any comments on here? Is there anyone in the audience that would like to ask anything about this hearing and seeing none? We’ll bring it back to the board. Um, is it possible to get a broader picture of the scope of this and share with us in the select board? I guess, you know, maybe, uh, some data and if it’s comparative data that includes information from the developer about the

[40:02] potential benefits for the town financially and, um, area of clearing and buffer zones and those sort of things. Um, Mister Farrell makes some great points about the clearing that’s already occurred. The new 300 unit director, butter. Um, elementary school adjacent to that and so forth.

[40:30] It it’s information I think we would all want to have before thinking about making a recommendation. Sure. Um, and for us to suggest and follow up by the developer to the board, what would be the best route to have them contact? Um, Joshua. Jennifer. Yes, yes. We’re happy to do that. Mr.

[40:57] chairman, I, I wouldn’t meet I don’t know if I’m voting on this or not. It’s just my input is that I would fall short of saying that we would make a recommendation. Yay or nay. We just say that we have concerns. Unless what your concerns are.

[41:16] I would stay away from the yay or nay because I don’t think you should lock yourself in if you say yay, and then the project comes before you. I just think that you’re kind of putting the cart before the horse. Um, because this is just in 61, a release, I think, voice your concerns that were here tonight. I, I probably would not vote to do it. With all the concerns still out there.

[41:38] Um, like I said, it is in the board. Deal overlay district. That district has been it’s also a DC pick, a district of critical planning concern. That’s why I asked about the Cape Cod Commission. There’s a lot of resources up in that area. A lot of Native American resources up in that area.

[41:58] I think all those maps should be in front of the board that you can see that they’re located at the clerk’s office. Are there any trails? Indian known Indian trails through there? You know, that’s all going to come up with the project. But I think the board should weigh those things in with their recommendation. Yeah. Yeah. Right. Agree.

[42:17] I agree, Mr. Chairman. I don’t think we have enough information in front of us to make a recommendation to the Board of Selectmen. So at this point, I just think I’d have to continue this until we get a better understanding of what this all involves.

[42:36] Would you like us to make a vote on a recommendation for further information? Or is this a discussion. About it? We’ll take it and follow up. Okay. And just to be clear, we were asking for it to to do anything or not do anything. Understood. We just knew it was on the agenda and didn’t want to have nobody show up. Um. We appreciate that. Just start the conversation.

[42:56] Yeah. And you’ve done a good job to tell us. Share with us what you do know and can share. So appreciate. Thank you. Thank you very much. Okay. Um, I think that’s. The meeting. Are wanted to discuss any of that. Uh, Jen wasn’t able to prepare. Okay. Yeah.

[43:25] Um, Mister chairman, because there’s nothing else before the board, I’d make a motion that we adjourn.. The motion to adjourn. Second. Second by Chris. Second by doc. Doc. Sorry. Motion by Chris. Second by doc. Have we confused? Um. Can we, uh, take a vote, doc? Yes, Chris? Yes. Corinne. Yes. Mandy. Yes. Chair. Votes. Yes. Thank you. Thank you very much. Thank you.

Bourne Planning Board, September 24, 2026

Transcript