Planning and Zoning Commission — April 6, 2026

The meeting featured high-stakes public testimony regarding housing density and infrastructure, resulting in a split vote on a major zoning amendment.

Date Monday, April 6, 2026 Duration 3.2h Speakers 55 Public comments 6 Decisions 10 Spirited

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At the April 6 Planning and Zoning Commission meeting, several decisions were made that fundamentally alter the residential character and affordability of Manchester.

Most notably, the Commission voted 7-1 to approve an amendment allowing multi-family residential units in RB and RC zones through a 'special exception' process. During the meeting, residents raised urgent concerns regarding the capacity of our water and sewer infrastructure to handle increased density, as well as the potential impact on neighborhood character. The Commission countered that the 'special exception' status would allow them to vet projects case-by-case, but the split vote shows significant internal disagreement on this policy.

Furthermore, the Commission approved changes to zoning regulations for historic mill conversions that reduce affordable housing deed restrictions to 40 years. This change effectively limits the duration of mandated affordability, potentially stripping away long-term housing protections for future residents.

As these changes take effect, residents should stay vigilant about how 'special exception' applications are handled and whether our infrastructure can actually support the density these amendments permit.

Apr 6, 2026 3.2h long 55 speakers 6 public comments 10 decisions Spirited

❝ Notable statements ↔ Drag to browse

“The intent behind this particular amendment was really to address that core charge of Manchester POCD, which was to address to some extent the housing and, in particular, this middle housing component.”

— Eric Prowse · Explaining the rationale for the zoning changes. ▶ 15:04

“This proposal is a dangerous precedent... it doesn't promote home ownership... and we need to look at the capacity of water and sewer infrastructure.”

— Bonnie Pataki · Public testimony opposing the amendment due to concerns about infrastructure and density. ▶ 23:04

“Since it's gonna be a special exception, that this commission would make the right choice when the time comes and it will be looking at things like traffic and impact utilities and compatibility with the neighborhood...”

— Unidentified speaker · Discussing the safeguards of making multifamily residential a 'special exception' rather than a permitted use. ▶ 1:19:18

“The maximum density is such that even if I double the size of the minimum lot... the maximum number of units... would be less than four units anyway.”

— Renata · Clarifying that the proposed density changes may not significantly increase unit counts on existing small lots due to math/density constraints. ▶ 1:03:05

“I think I'm concerned about the change on the affordable housing component for the historic mill conversions going down to 40 years. So this would essentially be ending any affordable housing restriction we have now...”

— Unidentified speaker · Expressing concern regarding the alignment of deed restrictions with state statutory timelines. ▶ 1:29:57

“We'd like to legitimize it now that it's been called to our attention that it's not agriculture and not permitted specifically on this parcel.”

— Attorney Dori Reiser · Explaining the motivation for the pre-application review regarding firewood sales following a cease and desist order. ▶ 2:16:42

“We'll look at it with a bigger lens... we really need to make sure it works not just for our property, but potentially other RRs.”

— Unidentified speaker · Addressing concerns that the proposed regulatory amendments might be too specifically tailored to one property owner. ▶ 2:41:37

“I'd like to continue to be a woman on the farm and veteran run.”

— S43 (Property Owner) · Discussing the nature of the family business during the zoning discussion. ▶ 2:17:16

“The yellow lights don't just mean stop on the gas to get through the intersection before it turns red. Take your time, go through it because there are a lot of overlapping and slightly different definitions and regs.”

— Unidentified speaker · Advising the commission to be thorough in cross-referencing regulations during the amendment process. ▶ 3:07:07

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Public ⁠impact

Issues from this meeting with documented community impact.

What was discussed

Significant changes to permitted uses, density capabilities, and multi-family conversion rules.

Topics ⁠discussed

Each topic expands to quotes and full context.

Speakers: Michael Steeby, Renata, Zachary Reichelt, Eric Prowse, Mr. Kennedy, Bonnie Pataki, Harikupparaj, Mary Fish, Leslie Frye, Mr. Anderson

What was discussed

A public hearing regarding zoning regulation amendment -2005, which proposes adding landscaping nurseries to Resident A zones, allowing up to ten multi-family units in RB and RC zones via special exception, and allowing two-family conversions in Resident A zones. Staff presented maps and data showing that very few vacant lots in RB and RC zones currently meet the criteria for the proposed multi-family density increases.