The primary focus of the meeting was the reconsideration of the ANR application for property on Spy Rock Hill Road, initially decided on March 17, 2025, and remanded by the land court in September 2025. The board revisited this decision due to new materials submitted to the Department of Public Works and other departments, which were not available during the original decision-making process. Adam Zer, representing the applicant, presented these materials, which included a new pipe installation, a functioning French drain, and a certificate of compliance for a retaining wall. These additions were intended to address structural concerns and facilitate driveway access, emphasizing their mutual benefit to the town and the applicant. After review and clarification of the documents, including correspondence from the DPW, the board voted to endorse the plan, confirming it did not constitute a subdivision and thus qualified as an ANR.

Following the ANR discussion, the board tackled the zoning changes proposed for the downtown district, focusing on creating two sub-districts, Downtown District A and Downtown District B. This proposal aimed to establish a zoning framework that reflects the community’s goals while addressing existing overlay districts related to flood management and the MBTA Communities Act. The distinction between the two proposed sub-districts was likened to “two books on the bookshelf,” suggesting similar overarching characteristics but slight differences in use and dimensional requirements. Harbor Point and Crosby’s were identified as focal areas, with Harbor Point characterized by large-scale commercial development and Crosby’s noted for its unique parking arrangements.

Concerns about the impact of large residential developments on downtown congestion were raised, with discussions on maintaining commercial viability in key locations. The need for flexible parking solutions was emphasized, recognizing the historic downtown’s spatial constraints. There was debate over permitting mixed-use developments by right in District A while imposing specific conditions on residential use. A sentiment emerged that more residential development could support downtown commercial activities, though caution was advised to prevent the conversion of commercial spaces into residential units.

The conversation also addressed the zoning regulations’ implications for existing commercial landscapes, noting Manchester’s significant number of barber shops, banks, and restaurants. Board members discussed the potential for residential development in District B. The deed restrictions on parcels, such as the MBTA’s parking lot, posed challenges for proposed changes. The board also considered allowing residential units above retail spaces to address housing shortages while maintaining commercial activity on the ground floor.

Discussions extended to accessory dwelling units (ADUs), with anticipation of feedback on proposed zoning changes. The board considered maintaining a special permit requirement for certain uses, arguing that some, like adult social daycare, do not contribute to downtown vibrancy. The potential for converting existing dwellings into multi-family units was debated, emphasizing the importance of retaining commercial elements in mixed-use buildings.

Parking regulations were another focal point, with proposals to adjust requirements for residential units and exempt commercial uses in District B from parking obligations. The board discussed the possibility of shared parking and the financial implications for property owners of relocating parking spaces. Concerns about the adequacy of a one-space-per-unit requirement for residential developments were raised, with suggestions for maintaining a table of parking requirements for various uses.

The meeting also highlighted the need for public engagement on the proposed zoning changes. Board members advocated for community forums and educational outreach to gather input and ensure residents understood the implications of zoning amendments. There were calls for a comprehensive communication plan, including potential site walks and informational videos, to engage the public effectively.