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Planning board: decisions, continuances and officer elections from May meeting
Summary
The Manchester Planning & Zoning Board approved several site-plan and conditional-use applications, granted an extension, continued one project to June, and elected officers in its May business meeting.
The Manchester Planning & Zoning Board on Thursday took votes on multiple applications, granted one continuation, approved waivers and an extension, and completed its annual officer elections. The key outcomes are summarized below.
Why it matters: The board's approvals move several housing and commercial projects toward implementation and clarify procedural next steps for applicants. The meeting included debate over age-restriction wording for an affordable-housing conversion and a request to ensure pedestrian safety for a new parking arrangement.
Votes at a glance (outcomes, motion makers, and tallies):
- SP2024-009 (959 Elm St.) — One-year extension to convert upper-floor office space into 36 residential units while retaining first-floor commercial. Motion to approve by Brian Beaupre; second by Bob Gagne. Approved unanimously. Tally: yes 7, no 0, recused 0.
- S2025-005 (Erie St. & Boynton St.) — Lot-line adjustment moving 7,467 sq ft from one parcel and 5,278 sq ft from the other, leaving adjusted parcel sizes in the R1B district. Motion to approve by Bob Gagne; second by Steven Minow. Approved with one opposed vote from Peter Lennon. Tally: yes 6, no 1.
- CU2025-009 (Carpenter Center, 323 Franklin St.) — Conditional-use permit to convert interior space into three residential units (see separate article). Motion by Bob Gagne; second by Peter Lennon. Approved with one recusal (Andy Boyle). Tally: yes 6, recused 1.
- CU2025-012 (296 Dunbarton Rd.) — Conditional-use permit to construct a 900-sq-ft detached accessory dwelling unit (ADU) in the rear yard of an existing single-family dwelling. Motion to approve by Bob Gagne; second by Steven Minow. Approved with one opposed vote (Andy Boyle). Tally: yes 6, no 1.
- SP2025-011 (481 Hanover St.) — Waivers for landscape and drainage plan requirements were approved, and the site-plan application to convert a 3-unit dwelling into six units (internal renovations only) was approved. Waivers motion by Steven Minow; site-plan motion by Brian Beaupre; both approved unanimously.
- CU2025-013 and SP2025-013 (Blaine St. & 223 Second St.) — Conditional-use permit and site-plan approval to pave an 18-space parking lot across Blaine Street to supplement an existing multi-tenant building; staff recommended BMA approval of a crosswalk prior to final approval and DPW-compliant curb ramp layout. Motions by Brian Beaupre and Bob Gagne; approvals unanimous.
- SP2025-012 and CU2025-011 (725 Gold St.) — Applicant requested and received a continuance to June 19, 2025, so engineers can revise parking layout plans. Outcome: continued to 06/19/2025.
Administrative and other actions:
- Determination of regional impact: The board voted that six newly submitted applications (SP2025-014, SP2025-015, PDSP2025-003, PDSP2025-004, PDSP2025-005, CU2025-014) do not have regional impact and do not require Conservation Commission review. Motion by Bob Gagne; approved unanimously.
- Officer elections: Bryce (chair) was re-elected chair and Brian Beaupre was elected vice chair. Votes were unanimous.
- Minutes and recordkeeping: Board members volunteered to review minutes from April 17 and May 1 before the next meeting.
Meeting notes and next steps: Staff will prepare written decisions and required plan conditions for approved items; the applicant for 725 Gold St. will return on 06/19/2025 with revised parking plans. For items with conditions (for example, the Carpenter Center age-restriction clarification and the Blaine St. crosswalk/curb ramp plan), staff will follow up to ensure compliance before final approval or certificate issuance.
