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Manchester Zoning Board approves variances across a long December agenda; Harley-Davidson temporary site cleared
Summary
The Zoning Board of Adjustment granted variances for more than a dozen properties at its December meeting, approving conversions to multiunit housing, accessory structures, a temporary Manchester Harley‑Davidson location and campus signage for Easterseals. Several approvals require subsequent building or planning permits.
The Manchester Zoning Board of Adjustment on a December night approved variance requests for a broad slate of residential and commercial properties, including plans to convert existing buildings into additional housing units, authorization for a temporary Harley‑Davidson dealership and a new wayfinding sign package for Easterseals NH.
The board heard applications and public comment on more than a dozen cases and granted relief in each contested item on the agenda. Chair Greg Powers opened the meeting by describing the board’s role in evaluating variances against the zoning ordinance and statutory criteria, and the board moved through the docket item by item.
Why this matters: Several approvals ease constraints on property owners who want to add apartments in a city that continues to seek more housing, while a commercial temporary-use approval preserves continuity for a local business during construction of a permanent facility. Several approvals also carried implementation conditions—building permits, elevation or floodplain documentation, or follow-up before the planning board—so the board’s votes are the start of the permitting pathway, not final construction approvals.
Votes at a glance (selected cases) - ZBA 2024‑113, 109 Bailey Ave: Applicant Kevin Castonguay received variances to rebuild a preexisting garage with the same side‑yard and improved front setback; motion moved by Chair Greg Powers and seconded by Max Latona; vote unanimous (board members recorded on the record as Greg Powers, Max Latona, Ray Hebert, Catherine Boleski, June Trisciani). Outcome: granted. - ZBA 2024‑109, 99 Walnut St: Attorney Meredith Goldstein and client Adam Carr received variances to legalize unpermitted work, maintain existing parking configurations and convert a large duplex toward a four‑unit building. Neighbors raised concerns about parking, sidewalk access and a rear deck; the board found many encroachments preexisting and granted relief. Outcome: granted. - ZBA 2024‑129, 1 Bouchard St (Manchester Harley‑Davidson): Manchester Harley sought temporary occupancy of an 83,000‑square‑foot industrial building while its Hooksett facility is completed in spring; the board noted the Planning Board had already granted a conditional use permit for parking and approved the ZBA relief for a temporary, indoor sales/service/parts operation. Outcome: granted. - ZBA 2024‑130, 481 Hanover St (Octagon House): Sarah Matthew proposed restoring the historic octagon building and returning it to six one‑bedroom units; the Manchester Historic Association submitted a letter of support. The board granted variances citing preservation and neighborhood fit. Outcome: granted. - ZBA 2024‑131, 2150 Candia Rd (Kane’s Auto): The applicant sought to retain two membrane canopy structures and to authorize RV rentals within the Lake Massabesic Protection Overlay District; Manchester Water Works signaled no objection and the board approved relief with a staff‑monitored plan for snow‑load/seasonal use and permitting requirements. Outcome: granted. - ZBA 2024‑145, 199 Zachary Rd (Easterseals): A package of non‑illuminated wayfinding and building signage for the expanded Easterseals campus was approved to help visitors navigate a multi‑building, wooded site. Outcome: granted.
What applicants and neighbors said Attorney Meredith Goldstein, representing the 99 Walnut Street applicant, framed the request as an effort "to make this right" by legalizing previous unpermitted changes and adding housing at a time the city "really need[s] more housing." The record also includes written opposition from an abutter at 91 Walnut Street citing buildable land area, floor‑area ratio and pedestrian/snow‑removal concerns; the applicant responded that many encroachments predated current ownership and that measures to improve parking depth would be made.
Conditions and next steps Several approvals were contingent on administrative or subsequent reviews. For example, projects touching floodplain or shoreland rules (notably Chauncey Ave and some riverfront sites) require elevation certificates or DES (state shoreland) review before permits can issue. Cases that involve reduced parking capacity were noted as requiring additional action or conditional use permits through the Planning Board before final occupancy. As standard practice, grantees must still obtain building permits and satisfy departmental checklists.
Board business and rehearing At the business portion of the meeting the board accepted a timely rehearing request for a previously denied case (ZBA 2024‑103, 206 Ash St) after noting new or previously under‑emphasized facts; the board will treat that matter as reopened when the application and fees are properly filed. The board also approved its November minutes.
The board’s approvals do not eliminate required building, planning or state reviews. Applicants should expect follow‑up from Planning & Community Development and other departments to confirm compliance before construction or occupancy begins.
