Manchester Planning & Zoning Board approves automotive service site at 2060 Brown Ave., several subdivisions and waivers

The Manchester Planning & Zoning Board approved a site plan and two conditional-use permits to allow an automotive service operation with 60 service lifts at 2060 Brown Avenue and unanimously approved multiple subdivision and site-plan applications and related waiver requests during its meeting.

The action on 2060 Brown Avenue combined three linked applications: SP2025-003 (site plan), CU2025-004 (conditional use for automotive service in an industrial district) and CU2025-005 (an alternate/reduced parking plan). The board approved the three applications with staff findings and recommendations; no board members recorded opposing votes, abstentions or recusals on those motions.

Why it matters: the approvals allow an existing auto parts distribution warehouse, office and call center to add an on-site automotive service use with 60 service lifts and a modified parking arrangement. The parking application noted 308 spaces would be required under the ordinance, while the applicant proposed 115 standard parking spaces plus 75 vehicle storage spaces as part of the alternate parking plan.

Board members also approved three subdivision applications and one associated site plan during the meeting. The board approved S2025-003, a subdivision at 232 Mass Road creating one new buildable lot (Lot 5A, 6,337 square feet) from a 14,177-square-foot parent parcel; S2025-004, a subdivision creating Lot 39A (8,796 square feet) from a 24,486-square-foot parent parcel at 329 Front Street; and SP2025-006, a site-plan application to convert a two-family residence and attached former retail barn into a four-unit dwelling at 329 Front Street (the barn to be converted into two loft-style apartments).

During discussion of SP2025-006, board member Maggie Baldwin said the existing fence near the driveway “might obscure the sight lines from the driveway,” and asked the board to add a condition. The board amended the motion to require the applicant to work with planning staff to evaluate site distance and, if necessary, relocate or adjust the fencing to address sight-line concerns. The amended condition was approved along with the site plan.

The board approved several waiver requests tied to these applications. It granted a waiver from Article 6, Section 6.11 for overhead utility connections related to S2025-004 and granted waiver requests for landscaping and related standards (sections 8.3(c), 8.4, 8.7, 8.8 and 8.11) tied to SP2025-006. Board members noted that an Environmental Protection Division (EPD) waiver request referenced in the Brown Avenue applications is handled by EPD, and that a partial waiver had been granted by that agency.

Separately, the board reviewed a short list of newly filed applications for potential regional impact. The board voted that SP2025-005, SP2025-007, SP2025-008 and SP2025-009 do not constitute regional impact and need not be sent to the Manchester Conservation Commission for regional review.

The board approved the February 20, 2025 minutes as amended and adjourned.

Votes at a glance: - CU2025-004 (2060 Brown Ave.) — Motion to approve with findings of fact and staff recommendations. Moved by Brian Beaupre; seconded by Bob Gagne. Outcome: approved; no opposition or abstentions recorded. - CU2025-005 (2060 Brown Ave.; alternate parking) — Motion to approve with findings of fact and staff recommendations. Moved by Brian Beaupre; seconded by Aaron George Kelly (vice chair). Outcome: approved; no opposition or abstentions recorded. - SP2025-003 (2060 Brown Ave.; site plan for automotive service) — Motion to approve with findings of fact and staff recommendations. Moved by Aaron George Kelly (vice chair); seconded by Bob Gagne. Outcome: approved; no opposition or abstentions recorded. - S2025-003 (232 Mass Road; subdivision creating Lot 5A) — Motion to approve with findings of fact and staff recommendations. Moved by Brian Beaupre; seconded by Bob Gagne. Outcome: approved; no opposition or abstentions recorded. - S2025-004 (329 Front Street; subdivision creating Lot 39A) — Waiver approved (Article 6, Section 6.11) then motion to approve subdivision with findings of fact and staff recommendations. Moved by Steven Mino (waiver motion) and later by Brian Beaupre (subdivision motion); seconded by Brian Beaupre (waiver) and Aaron George Kelly (subdivision). Outcome: waiver and subdivision approved; no opposition or abstentions recorded. - SP2025-006 (329 Front Street; conversion to four units) — Waivers approved (sections 8.3(c), 8.4, 8.7, 8.8, 8.11). Motion to approve site plan with findings of fact and staff recommendations; amended to require applicant to consult with staff on sight-line evaluation and relocate fence if necessary. Moved by Bob Gagne; seconded by Brian Beaupre. Outcome: approved with amended condition; no opposition or abstentions recorded. - Regional impact determinations — Motion that SP2025-005, SP2025-007, SP2025-008 and SP2025-009 do not have regional impact and do not require Conservation Commission review. Moved by Bob Gagne; seconded by Brian Beaupre. Outcome: approved; no opposition or abstentions recorded.

(Where individual roll-call votes were not read into the record, the board recorded that there were no oppositions, abstentions or recusals.)