ZONING BOARD PUBLIC HEARING & BUSINESS MEETING
The Zoning Board will meet on Thursday, June 11 at 6 p.m. and the following cases will be heard. If you cannot make the meeting in person, it will be broadcast live on Manchester Public Television, Channel 22. The agenda is available online.
ZBA2026-033: 51 Caron Street, General Mixed Use District, Ward 3
Applicant has proposed to construct one 26-unit small multifamily building where the small multifamily building type allows a maximum of 9 dwelling units. The lot has 31,377 SF of buildable land area where 32,500 SF is required, and the primary façade would not face the principal frontage on Caron Street. The proposed parking area has a 4’ landscape buffer along Queen City Avenue where 10’ is required. The proposed parking area also has a 5’ setback from the eastern lot line abutting the rail trail where 10’ is required and with no proposed landscape buffer. Applicant seeks a variance from Zoning Ordinance sections 5.3.1.F.4.C Maximum Number of Units – Small Multifamily, 5.3.1.F.4.D Required Lot Area, 5.3.1.F.6.C Principal Entrance Location, 7.5.2.A.1 Parking Setbacks, and 8.1.3.B Parking Lot Perimeter Landscape.
ZBA2026-034: 720 Union Street, General Mixed Use District, Ward 3
Applicant has proposed to remove Stipulation #2 for case ZO-142-2017 which required “alcohol served on the premises must be beer brewed on the premises.” Applicant seeks a variance from Zoning Ordinance section 10.2.2.B.4 Conditions Imposed on Grant of Variance.
ZBA2026-040: 1883 Elm Street, Neighborhood Business Corridor District, Ward 3
Applicant has proposed to establish a vehicle sales use by special exception, using five existing parking spaces devoted to the sale and display of vehicles on a lot with existing fuel station, convenience store and vehicle repair uses. Applicant seeks a variance from Zoning Ordinance section 4.3-A.6.AA Vehicle Rental or Sales.
ZBA2026-042: 77 Orchard Avenue, Residential One Family High Density District, Ward 7
Applicant has proposed to construct a 12’ x 18’ one-story garage in the rear yard. It would be 2’ from the side and rear lot lines where 4’ is required. The resulting lot coverage would be 64% where 60% is allowed. Applicant seeks a variance from Zoning Ordinance sections 5.6.2.C Accessory Structure Setbacks (2 counts) and 5.3.1.A.3.H Maximum Lot Coverage.
ZBA2026-043: 105 Vandora Drive, Residential One Family High Density District, Ward 8
Applicant has proposed to maintain a 6’ x 10’ shed in the side yard 3’ from the rear lot line where 10’ is required on a corner lot. Applicant seeks a variance from Zoning Ordinance section 5.6.2.B Accessory Structure Side Yard Setback.
ZBA2025-023: 121 Corning Road, Residential One Family Medium Density District, Ward 8
Applicant has proposed to construct a 10’ x 14’ addition. The combined side yard setback would be 25.5’ where 40’ is required. Applicant seeks a variance from Zoning Ordinance section 5.3.1.A.3.D Minimum Combined Side Yard Setback.
ZBA2026-044: 8051 South Willow Street, Industrial District, Ward 8
Applicant has proposed to establish the use of a beauty salon in approximately 1,320 SF. Applicant seeks a variance from Zoning Ordinance section 4.3-A.6-A Neighborhood Retail and Service (Beauty Salon).
ZBA2026-045: 1279 South Willow Street, 55 & 115 John E Devine Drive, 970 & 1050 Gold Street, Regional Business Corridor District, Ward 3
Applicant has proposed to create a parking lot and install a free standing monument sign for a new charitable gaming facility which received zoning relief for building type elements and wall signs in case ZBA2026-024. The proposed parking lot has 7.1% interior landscaping where 10% is required. The proposed perimeter landscape buffer around the parking area does not maintain the required 10’ width for the entire perimeter. There would be portions of the landscape perimeter without the required 30 shrubs for every 100’ of perimeter. Only 168 shade trees are provided where approximately 222 shade trees are required. There would be rows of parking with greater than 20 parking spaces without a shade tree or a terminal island. Some terminal landscape islands would be less than 8’ in width. One landscape median would be less than 7’ in width and without required shade trees. One landscape median including a sidewalk would not maintain the required 12’ width for the entire length of the sidewalk. Lastly, the proposed free-standing monument sign would be internally illuminated. Applicant seeks a variance from Zoning Ordinance sections 8.1.5.A Parking Lot Interior Landscaping – Percentage, 8.1.3.B Parking Lot Perimeter Landscape (Type 2), 8.1.5.B Parking Lot Interior Landscape – Distribution, 8.1.5.C Parking Lot Landscape Islands, 8.1.5.D Parking Lot Landscape Medians, and 9.9.2.D Monument Sign – Illumination.
ZBA2026-046: 315 Kimball Street, Residential Multifamily District, Ward 12
Applicant has proposed to install an 81 SF non-illuminated wall sign on the façade facing Upland Street where 32 SF is allowed. Additionally, the sign area would be 3.4% of the façade area where 3.0% is allowed. Applicant seeks a variance from Zoning Ordinance Table 9.6-A Allowable Area of Non-Residential Building Signs (2 counts).
ZBA2026-047: 28 West Elmwood Avenue, Residential Two Family District, Ward 9
Applicant has proposed to construct a two-family dwelling on a nonconforming lot. There would be two parking spaces located between the building façade and the principal frontage, and there would be total impervious area in the front yard of 46% where 25% is allowed. Applicant seeks a variance from Zoning Ordinance sections 12.1.3.D.2 Conditions for Development of a Non-Conforming Lot, 7.5.1.B.2 Principal Frontage Parking, and 5.3.1.B.7.D Maximum Impervious Area in the Front Yard.
ZBA2026-048: 25 Lowell Street, Downtown Core District, Ward 3
Applicant has proposed to amend a previously approved parking and landscaping layout associated with the creation of 73 dwelling units in an existing commercial building. There would be seven spaces within 4’ of the rear lot line and nine spaces within 4’ of a building. The alley would be used for internal circulation, with four pairs of tandem parking spaces, and the perimeter landscape buffer would be less than the required 10’. Applicant seeks a variance from Zoning Ordinance sections 10.09(A) Parking Setbacks, 10.07(D) Parking Maneuvering, and 10.07(G) Landscaping.
ZBA2026-049: 65 Tiffany Lane, Residential One Family Medium Density District, Ward 6
Applicant has proposed to construct a one-story 24’ x 32’ addition for an Accessory Dwelling Unit (ADU) with a combined side yard setback of 34.4’ where 40’ is required and a rear yard setback of 19.5’ where 30’ is required. Applicant seeks a variance from Zoning Ordinance sections 5.3.1.A.3.D Minimum Combined Side Yard Setback and 5.3.1.A.3.F Minimum Rear Yard Setback.
ZBA2026-050: 1236 South Beech Street, Residential One Family High Density District, Ward 9
Applicant has proposed to construct a 22’ x 36’ two-story addition on a corner lot with a two-stall garage below and an Accessory Dwelling Unit (ADU) above. There would be a 13.8’ street yard setback where 20’ is required. A garage door would be 16’ from the street lot line where 20’ is required. The ADU would be 950 SF where 750 SF is allowed. Additionally, the primary frontage transparency would be 3% on the first story and 0% transparency on the secondary façade first story where 10% is required in each instance. Lastly, there would be a blank wall of 17.5’ on the first story primary façade where 15’ is allowed. Applicant seeks a variance from Zoning Ordinance sections 5.3.1.A.3.C Minimum Front/Street Yard Setback, 5.3.1.A.3.J Garage Location, 4.6.1.A.4.b Accessory Dwelling Unit – Size, 5.3.1.A.6.A Minimum Transparency per Façade (2 counts), and 5.3.1.A.6.B Blank Wall Limitations.
PLANNING BOARD UPDATES
The Planning Board met on Thursday, June 4 for a public hearing and limited business meeting. No applications were decided that evening. If you missed the meeting, it is available on-demand via Manchester Public Television.