[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6107815,"mediaKeyId","2772690-412535eb1c46bac27715da58b9fec9b3","parentId",2772690,"title","Votes at a glance: Planning board decisions from March 6, 2025 meeting","audioSeconds",3574,"startMs",4027000,"endMs",7601000,"viewUrl","/Search/View?dp=1&key=2772690-412535eb1c46bac27715da58b9fec9b3&start=4027&end=7601","thumbnailUrl","https://assets.pipeline.soar.com/2772690-412535eb1c46bac27715da58b9fec9b3/thumbnail_4027000.jpg","articleUrl","/articles/6107815/New-Hampshire/Votes-at-a-glance-Planning-board-decisions-from-March-6-2025-meeting","mediaUrl","https://secure.pipeline.soar.com/6107815-44ac7d6f6d1a8bab06f9984972a65d9e/orig.mp4?Expires=1771174668&Signature=hLhrv1~1~ox~ZiP84K37WLfFQff8XYcD815is3K13nDphNlH8oUI7Adai~oNqgUEfRaIZchMZ2UUHDh6RFp7YK7TT60VFyi8RXcF4teHUF3fLbOySmQ~RVbFrvscFA7xLrxeJfYBCRrcjIJmHw4GJFOQ~tBrCFIB704Nra7OQFHX9uhu8lce2QgXCR7ZaeT9UCdsa22nfHwJh4uujPzwaR5A39eGq73rlCVHRLu7jn9~7AcNxbCpBbhi5GqupG958qXe1zaCsDEh7m~s-JOzMw0AKmZjF~DYxj3Qnhuhw1ph6vN3ckbP4MpARW7hg2KkFAQkNgpGXIFTPD0sEyIM6A__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Manchester NH","date","2025-03-06T00:00:00Z","article","This summary lists formal actions recorded by the Manchester Planning & Zoning Board during the limited business meeting on March 6, 2025. Motions, movers and outcomes are provided as recorded in meeting minutes and the meeting transcript.

Key votes and outcomes
- SP17‑20‑016 (signage compliance for 270 Granite Street): Motion to deny the application based on Section 8.8 (illumination criteria). Motion carried (Board vote recorded in meeting minutes).

- S2024‑011 (Subdivision, 30 Bryant Road): Motion to approve subdivision application S2024‑011. Motion carried (final recorded vote 5–3 in favor).

- S2025‑001 (Subdivision; 613 Lake Avenue): Motion to approve S2025‑001 (creation of buildable lot). Motion carried (vote recorded as in favor).

- S2025‑001 — Waiver (section 6.11 underground utilities): Planning board approved a requested waiver for underground utilities for S2025‑001.

- S2025‑002 (Subdivision; 264 Califf Road): Motion to approve S2025‑002. Motion carried.

- CU2025‑001 (Conditional Use Permit, 392 Central Street — parking reduction for 4‑unit multi‑family): Motion to approve CU2025‑001 with staff findings and recommendations. Motion carried.

- CU2025‑002 and SP2025‑001 (1555 Elm Street conversion to 40 residential units, associated site plan and conditional use permit): The board voted to approve the conditional‑use component (CU2025‑002) and the associated site plan review (SP2025‑001) in the limited business meeting after closing public hearings; motions and seconds were recorded and both measures carried per the transcript.

- CU2025‑003 and SP2025‑002 (Brady Sullivan Plaza; conversion of upper parking garage levels into 60 residential units): The board approved CU2025‑003 (conditional use permit for multi‑family in CBD) and SP2025‑002 (site plan). Several waivers for SP2025‑002 (landscaping, lighting, traffic impact study) were also approved.

- SP2025‑004 (99 Walnut Street — conversion to 4 units): The board approved the site plan application but accepted staff’s alternative recommendation not to require immediate sidewalk reconstruction as a condition. The approval includes required trash‑enclosure and street‑tree conditions.

- SP2023‑016 (Extension request, 940 Elm Street; conversion to 9 micro‑units): The board approved an 18‑month extension request for the site plan approval (motion carried).

- CU2025‑006 (270 Amory Street, Unit 7 — parking reduction for salon/appointment business): The board approved the conditional use permit for reduced parking (motion carried).

- CU2025‑007 (744 Bryant Road — 576‑square‑foot accessory dwelling unit above garage): The board approved the ADU conditional use permit with staff recommendations (motion carried).

Notes on waivers and conditions
- The board granted multiple waivers across applications (for example, waivers for landscaping and lighting plans and for underground utility requirements where applicants showed existing conditions or limited disturbance).
- Several approvals included explicit planning‑staff recommended conditions: landscape improvements, refuse enclosure details, applicable sidewalk/crosswalk stripe requests, and coordination with Manchester DPW where public right‑of‑way impacts (encroachments or awnings) were involved.

How these votes were reached
The board conducted public hearings for multiple applications earlier in the meeting. After closing public comment, the board conducted a limited business session where motions, seconds and roll‑call or voice votes were recorded. Where appropriate, staff recommendations and technical review committee comments were incorporated into conditions of approval.

If you need evidence for any specific motion (mover, seconder, exact vote tally), see the meeting transcript excerpts attached under provenance for the specific agenda item.","mediaType","Video","parentTitle"," Planning Board 03/06/25","oneSentenceSummary","Summary of formal motions and outcomes recorded during the March 6, 2025 Manchester Planning & Zoning Board meeting (limited business session). Includes approvals, denials, waivers and conditional use permits acted on during the meeting.","taxTitle","Manchester Planning & Zoning Board, Manchester, Hillsborough County, New Hampshire","taxId",75998,"location","New Hampshire","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6107819,"Planning board reviews Dunkin' design at 1895 South Willow; board presses on queue, access and landscaping",487,212000,699000,"/Search/View?dp=1&key=2772690-412535eb1c46bac27715da58b9fec9b3&start=212&end=699","https://assets.pipeline.soar.com/2772690-412535eb1c46bac27715da58b9fec9b3/thumbnail_212000.jpg","/articles/6107819/New-Hampshire/Planning-board-reviews-Dunkin-design-at-1895-South-Willow-board-presses-on-queue-access-and-landscaping","https://secure.pipeline.soar.com/6107819-a1c49d0d530e065f92eec277257da299/orig.mp4?Expires=1771174668&Signature=bZ3DM5w9oEQqjYeY4DIwbmC3jp510nUfXAvJJb480zAfjeSRGu1hjADrxpDzF63nqTov~cc3~ew1VRv1ciVr7R~MSTr4XKCAoiDgcphm93dzzuGvIlvI7sa6CYh3bAXahgksAURJ3LKzq7qVKh6uuLqLPn3-rGZNyddWxwLZhFbZYE0mxWleZfb-~42HycgEJZfZalhrQJxvTgT51AIM4zxJ4oRmqJdLddLPGvLklriU4NKoJW2L5Foi5~FY7xypnt-xCbsOxCbwGYtT-Rhh3akqU5nfOeffNYewIkchcgp6oruGEvt38o7bbYpVmYkmkU35QTkRpZ7Ww8lucylckg__&Key-Pair-Id=KUT5TJCACFTXG","The Manchester Planning & Zoning Board held a nonbinding design review Thursday for a proposed Dunkin' restaurant with a drive‑thru at 1895 South Willow Street, during which designers and applicants described a compact layout constrained by a permanent sewer easement, shared drive aisles and an existing condominium parcel line.

The applicant, Jason Hill of TF Moran, said the plan places the building toward the back of a triangular, wedge‑shaped lot to preserve a shared driveway and to create sufficient drive‑through stacking. ‘‘Based on these constraints, this is the most efficient use and most practical use for the customers,’’ Hill said, describing a counterclockwise queue that would store about 12–13 vehicles and a parallel bypass lane leading to the site’s exit.

Why it matters: The board treated the review as a chance to identify safety, circulation and streetscape issues before a formal site plan application. Board members repeatedly pressed the team on potential conflicts between the drive‑through queue and the shared two‑way access, pedestrian crossing points at South Willow and interior landscaping and signage that would shape how drivers use the lot.

Board concerns and applicant responses
- Curb cut and visibility: Several members asked whether drivers on South Willow would see the building first or the drive lane; Hill and the applicants said the site’s building face will be visible but must sit well back from the roadway because the sewer easement precludes closer placement. The team said earlier layouts that brought the building forward produced unacceptable queuing that bled into the shared drive.
- Queuing and bypass: Jim Clifford, representing Dunkin’ franchise interests, said the company prefers at least 10 car‑stacking spaces for busy sites; the current design aims above that standard. Board members asked about a bypass lane that connects to the shared drive; the team said the bypass and an opening were included for fire access and operational flexibility but members worried that the bypass could encourage cutting through the queue.
- Truck deliveries: Applicants proposed a north‑side truck staging area off the shared driveway to accommodate medium‑ and large‑deliveries without performing a 180‑degree turn on the constrained site.
- Landscaping, parking and waivers: The team said they were maximizing interior landscaping where possible but may request parking‑ or landscaping‑related waivers because the curb, easement and condo lines pinched the site. Board members suggested removing a parking stall behind the menu board and reducing parking widths where code allows to create more planting areas. The applicant said porous pavement was being considered as a stormwater/green‑infrastructure alternative.
- Pedestrian connections and curb treatments: Board members asked the applicant to consider narrowing or reworking the existing wide curb cut at South Willow to create a pedestrian refuge and to add a crosswalk or paving change where the sidewalk connects to the lot.

Next steps and procedural notes: The review was explicitly nonbinding. The applicants said they had met earlier with planning staff for initial feedback and would return with a full site plan application if they proceed. Staff indicated a planned development application and later site plan submission would be required once the design advances.

Speakers (on record):
- Jason Hill, TF Moran (applicant representative)
- Jim Clifford (Dunkin' operator/representative)
- George Delagus (applicant team/architect)
- Bryce Kawu, Chair, Manchester Planning & Zoning Board
- Steven Meno, Board member
- Bob Gagne, Board member
- Andy Boyle, Board member
- Maggie Baldwin, Board member
- Brian Beaupre, Board member
- Aaron George Kelly, Vice Chair
- Jonathan Golden, Planning staff (technical comments)

Clarifying details (from presentation and board questions):
- Proposed building size: 2,015 square feet (as read into record at design review).
- Proposed queue capacity: approximately 12–13 vehicles on site; Dunkin’ representative said they “like to have at least 10 cars” for busy sites.
- Site constraints: permanent city sewer trunk easement crossing the parcel; condo lot line that splits an existing building (limits building footprint and orientation); shared, two‑way driveway across the site frontage.
- Fire access: bypass lane tied to existing shared driveway designed in part to permit fire apparatus circulation.
- Truck staging: proposed north‑side truck parking to reduce on‑site circulation for large vehicles.

Proper names: Manchester Planning & Zoning Board (body); TF Moran (applicant firm); REM Central LLC (owner listed with application); Dunkin’ (tenant/operator brand referenced in presentation).

Discussion versus decision: This was a conceptual, nonbinding design review. No formal approvals or waivers were granted at the meeting; the board offered comments and asked the applicant to revise and bring a formal site plan application back to staff and the board.

Provenance: See transcript excerpts below for the start and finish of the design review discussion.","Design-review for a proposed 2,015-square-foot Dunkin' with drive‑thru drew detailed questions about vehicle queuing, the shared driveway, truck access and landscaping constraints tied to a sewer easement; board offered technical suggestions but did not take a formal vote at the non‑binding review.","actionData","errors"]

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Votes at a glance: Planning board decisions from March 6, 2025 meeting

Planning board reviews Dunkin' design at 1895 South Willow; board presses on queue, access and landscaping