Manchester Zoning Board approves series of variances, grants reasonable accommodation for women’s recovery home

Manchester’s Zoning Board of Adjustment on April 10 approved a slate of zoning variances and related actions covering residences, signs, a tattoo studio and a recovery home, and postponed two cases to the board’s May 8 hearing.

The board granted a requested reasonable accommodation for Grand Mason Recovery Home at 117 Ramsey Street to allow a total occupancy consistent with the facility’s claim of serving disabled residents in recovery; it attached a condition that the accommodation terminates if the property is no longer occupied by disabled individuals under the applicant’s supervision. The board also approved variances that will allow conversions or additional dwelling units at properties across the city, a tattoo studio to operate in an industrial zone, new signage for a community services campus, and subdivision and construction projects in several neighborhoods.

Why it matters: the approvals add and preserve small-scale rental housing and formalize operations for services that city officials and neighbors said are already active on the ground. The accommodation for Grand Mason addresses an immediate operating question for a licensed recovery operator that has housed women in phases and sought to continue serving more than the zoning definition of “family” would otherwise allow.

Grand Mason recovery home Persephone Lesperant, who identified herself as owner/operator of Grand Mason Recovery Home, asked the board for a reasonable accommodation that would allow seven unrelated disabled individuals to occupy one dwelling unit and six unrelated disabled individuals to occupy the second unit — a total occupancy the applicant said matches the program’s current census and its operational model. Lesperant provided certification paperwork, a fire-variance application with the state and letters from two local employers who said they had hired residents.

Board members heard several residents and alumni speak in favor. Angela Helms, who said she is a house leader and resident, told the board, “For the first time in my life, when I arrived at Grand Mason, I felt like I was home.” Several letters were also read into the record, including one from Alderman Jim Birkisch describing a recent tour and asking that any accommodation revert to a two-family occupancy if the property is sold or the program discontinues.

After questions from members about voluntary admission, supervision and parking, the board granted the reasonable accommodation under section 14.02.B.7, and attached the applicant’s proposed termination condition (the variance ends if the property is no longer occupied by disabled individuals under the applicant’s supervision). The vote was unanimous.

Other notable approvals - 1025 Hanover Street (ZBA2024-126): The board granted relief so the property can operate as a two-family dwelling where several dimensional and parking setbacks do not meet the R1B district standards. The board noted that the house predates the ordinance and that similar multi-unit uses exist nearby.

- 89 Sagamore Street (ZBA2024-024): A carriage house conversion into a dwelling unit and related relief for lot area, setbacks, floor-area ratio, landscaping and parking setbacks were approved. Neighbors who use the alley that serves the property spoke in favor.

- 206 Ash Street rehearing (ZBA2024-027): On rehearing the board granted variances to establish a third dwelling unit in an existing building after reviewing plans that showed an existing bathroom and kitchen on the third floor and two means of egress.

- 1199 South Mammoth Road (ZBA2024-028): The board approved a use variance to allow attached single-family townhouse rental units on a vacant former banquet facility parcel in an industrial zone; the applicants cited the city master plan’s mixed-use designation for the area and existing nearby townhouse projects.

- 323 Franklin Street / Carpenter Center (ZBA2024-029): The board approved a small increase in unit count (from 97 to 100 senior, income-restricted units) by converting underused interior amenity space. No exterior or parking changes were required; the board characterized the request as de minimis.

- 500 Harvey Road (ZBA2024-026): The board granted a variance to allow Lunar Ink Tattoo, an appointment-only studio, to operate in the industrial district.

- 130 & 160 Silver Street (ZBA2024-031 and ZBA2024-032): The board approved two sign variances to allow additional freestanding signs on a community-services campus to improve wayfinding; the signs will mirror existing signage and are not illuminated.

- 42 Lindgaard Street subdivision (ZBA2024-035): The board approved a subdivision and related variances to allow creation of two undersized lots in a mixed residential/commercial area and to permit a three-family building on one of the new parcels. The board discussed the site’s location at the dead end behind a plaza and found residential use appropriate for the neighborhood.

- 35 LaBelle Avenue (ZBA2024-037): The board approved a front porch and side addition, associated retaining-wall relief and parking setbacks; the board noted the proposed elements are consistent with nearby houses on the street.

Votes at a glance (case, address, outcome, vote) - ZBA2024-126 — 1025 Hanover St: Variances granted (unanimous yes 5–0). - ZBA2024-024 — 89 Sagamore St: Variances granted (unanimous yes 5–0). - ZBA2024-025 — 117 Ramsey St (Grand Mason): Reasonable accommodation granted with termination condition (unanimous yes 5–0). - ZBA2024-026 — 500 Harvey Rd (Lunar Ink Tattoo): Variance granted (unanimous yes 5–0). - ZBA2024-027 — 206 Ash St (rehearing): Variances granted (unanimous yes 5–0). - ZBA2024-028 — 1199 S. Mammoth Rd: Use variance for townhouse development granted (unanimous yes 5–0). - ZBA2024-029 — 323 Franklin St (Carpenter Center): Variance to add 3 units granted (unanimous yes 5–0). - ZBA2024-030 — 425 N. Bay St: Garage and accessory-structure variances granted (unanimous yes 5–0). - ZBA2024-031 — 130 Silver St (sign): Variance granted (unanimous yes 5–0). - ZBA2024-032 — 160 Silver St (sign): Variance granted (unanimous yes 5–0). - ZBA2024-035 — 42 Lindgaard St: Subdivision and variances granted (unanimous yes 5–0). - ZBA2024-037 — 35 LaBelle Ave: Addition, retaining wall and parking setbacks granted (unanimous yes 5–0).

Postponed cases and administrative notes The board postponed ZBA2024-023 (121 Corning Road) and ZBA2024-036 (383 Concord Street) to the May 8, 2025 public hearing at 6 p.m.; no additional notice will be mailed. The board approved minutes from its March 13 meeting and completed annual officer elections (chair and vice chair), then adjourned.

What the board emphasized Board members repeatedly noted the city’s housing shortage and pointed to the ways the approvals (small conversions, additional units in existing buildings, and the Carpenter Center units) add housing without exterior change or new sprawl. On the Grand Mason request, members balanced neighbors’ parking and traffic concerns with testimony from residents, alumni and the applicant about program structure, certification and employer partnerships.

The board’s action formalizes existing uses in several cases and clears the way for applicants to apply for building permits or pursue final site work; in the Grand Mason case the accommodation includes the explicit condition that it terminates if the property is no longer occupied by disabled individuals under the supervision of the applicant.