The Manchester Planning & Zoning Board on Thursday approved a series of site-plan amendments and subdivision applications and agreed to continue two limited public hearings at the applicant's request until Oct. 2, 2025.

Board Chair Bryce Kaowu presided over the meeting. The board approved amendments to two previously reviewed site plans, multiple residential subdivision applications, and made a determination that two newly filed applications do not have regional impact and therefore do not warrant regional review.

Why it matters: the approvals advance several housing and development projects across the city, including a townhome development with a new clubhouse, an expanded parking deck tied to a large mixed-use development, and multiple two-lot subdivisions that change lot configurations for single- and multi-family properties. The board also removed proposed conditions related to a drainage swale on a Wellington Hill Road project after staff and the project engineer concluded the swale issues stemmed from lack of maintenance on adjacent properties rather than changes on the subject parcel.

Key approvals and actions

- PDSP 2024-001 amendment (800 Harvey Road): The board approved an amendment to the site-plan and plan-development application that replaces a maintenance building with a two-story clubhouse and updates building elevations within a nine-building, 70-unit townhouse development. The application includes roughly 1,050 feet of new private road. John Wickard moved to approve the amendment in accordance with the findings of fact and staff recommendations; Vice Chair Brian Beaupre seconded. The motion passed.

- PDSP 2024-002 amendment (Orange Street and Pearl Street/Flanders Street): The board approved an amendment to add one story to a proposed steel-frame parking deck, increasing spaces from 312 to 455. The parking deck is associated with a NeighborWorks development that includes a four-story, 125-unit apartment building and 12 three-story townhouses. Vice Chair Brian Beaupre moved to approve; Bob Gagne seconded. The board noted a design preference for red cladding over gray and that ADA compliance and final details remain subject to DPW review prior to final sign-off.

- PDSP 2025-004 (Wellington Hill Road): The board approved a six-building, 22-unit townhouse-style plan-development and site-plan application for a 3.22-acre parcel. Staff removed two previously proposed conditions tied to a drainage swale after the project engineer and staff found no connection between flooding on adjacent lots and the subject property; the problems were attributed to maintenance responsibilities of the adjacent property owners under existing flowage easements. The board added a condition requiring sight-line/vegetation clearing at the eastern curb cut per DPW concerns before final approval. The motion carried with one recusal from John Wickard.

- S 2025-009 (67 Murphy Street): The board approved requested waivers to Appendix B (public improvement plan and other materials) and then approved the subdivision creating one new buildable lot (Lot 31A) of approximately 7,515 square feet, with the existing single-family home to remain on the parent parcel. Steven Minow moved to approve the waivers; John Wickard seconded. Vice Chair Brian Beaupre moved to approve the subdivision; John Wickard seconded.

- S 2025-010 (Putnam Street lot-line adjustment): The board approved a subdivision and lot-line adjustment to provide each building its own lot of record for properties on Putnam Street (tax map 191, lots 39 and 40). Pete Winslow moved to approve; Bob Gagne seconded. One recusal (John Wickard) was recorded for this item.

- S 2025-011 (132 Louise Street): The board approved a subdivision to split a lot with frontage changes that rely on Louise Street, which is listed as a paper street. The applicant revised plans to locate a private drive across from the paper street and to remove planned driveway access along an adjacent landfill. Vice Chair Brian Beaupre moved to approve; Pete Winslow seconded. John Wickard recused.

- S 2025-012 (944 Somerville Street): The board approved a subdivision splitting one lot into two new lots (about 5,002 and 5,192 square feet). The board added a condition requiring a note on the plan that the existing curb cut will be closed once a new driveway is established; that condition was included as an amendment to the approval. Bob Gagne moved to approve and amended his motion to add the curb-cut condition; Pete Winslow seconded. John Wickard recused.

- Regional impact determination: The board determined that S 2025-013 and SP-20-2017 amendment do not have regional impact and do not warrant regional review. Pete Winslow moved; Bob Gagne seconded.

Administrative items

The board approved meeting minutes for Aug. 21, 2025, and tentatively assigned Sept. 4, 2025 minutes for review at a future meeting. There were no public speakers in the chamber and staff noted neighborhood history and prior public concern related to a ready-mix concrete plant on Califf Road, which will be reflected in staff reports on the forthcoming amendment to that site's hours of operation.

What the board said about next steps

Chair Bryce Kaowu and staff said final plan checks remain subject to DPW sign-off for ADA and construction details. The continuations of CU 2025-025 and SP 2025-017 were set for Oct. 2 at the applicant's request. Several approvals included standard staff conditions and items to be resolved on final construction plans or by DPW.

Votes at a glance

All listed approvals passed on voice votes with no recorded opposition unless noted below. Recusals were recorded where indicated.

- Continued to 10/02/2025: CU 2025-025; SP 2025-017 (applicant request; no objection)
- Approved: PDSP 2024-001 amendment (motion: John Wickard; second: Brian Beaupre)
- Approved: PDSP 2024-002 amendment (motion: Brian Beaupre; second: Bob Gagne)
- Approved: PDSP 2025-004 (motion: Brian Beaupre; second: Bob Gagne; recusal: John Wickard)
- Approved: S 2025-009 (waivers approved; subdivision approved)
- Approved: S 2025-010 (motion: Pete Winslow; second: Bob Gagne; recusal: John Wickard)
- Approved: S 2025-011 (motion: Brian Beaupre; second: Pete Winslow; recusal: John Wickard)
- Approved: S 2025-012 (motion amended to add curb-cut closure note; mover: Bob Gagne; second: Pete Winslow; recusal: John Wickard)
- Determined no regional impact: S 2025-013 and SP-20-2017 amendment (motion: Pete Winslow; second: Bob Gagne)
- Approved minutes: 08/21/2025; Sept. 4 minutes assigned for review

The board closed its meeting after routine administrative business; DPW follow-up on ADA items and final plan checks were repeatedly noted as outstanding items prior to final sign-off on several approvals.