Article: Manchester Planning and Zoning Board Debates Special Use Permit for Detached Kitchen
The Manchester Planning and Zoning Board met on August 14, 2025, to discuss multiple items, with the main focus being a request for a special use permit at 129 W. Main Street. Property owners Suzanne Bartels and David Pengelly sought approval to install a detached, covered kitchen behind their recently renovated building. They explained that the detached kitchen, housed in a specially built stationary trailer, would meet health department requirements while avoiding the high costs—estimated at $150,000 to $200,000—of installing a full commercial kitchen inside.
The applicants emphasized that the kitchen would be fully covered, equipped with necessary cooking facilities, and connected to the main building for food transfer without exposure to the elements. They noted that nearby property owners supported the project. However, the proposal faced significant scrutiny.
Board members and City Building Inspector Will Hart pointed out that the city’s ordinances define the proposed structure as a “mobile food service unit,” which current regulations only allow for temporary use. Hart warned that approving the request could set a precedent conflicting with investments made by other brick-and-mortar restaurants that installed indoor kitchens. He also noted that a similar request had been denied in the past for not meeting zoning criteria.
The discussion grew more complex when questions arose about whether the health department had formally approved the design. The city manager clarified that health department approval was not under the board’s purview and would occur later if the permit moved forward.
Board members debated whether to approve the permit with stipulations—such as requiring the kitchen to remain permanently fixed in place—or to reject it outright. Concerns included ordinance compliance, potential precedent-setting, and long-term implications for downtown development.
Ultimately, the board voted 3–2 to recommend against granting the special use permit. A subsequent motion to approve the permit with stipulations failed to change the outcome. The final decision will be made by the City Council after a scheduled public hearing on August 27, 2025.
Point Summary:
- Meeting Date: August 14, 2025, Manchester Planning and Zoning Board.
- Main Issue: Special use permit request for a detached covered kitchen at 129 W. Main Street.
- Applicants: Suzanne Bartels & Pengelly; renovated building and proposed a stationary trailer kitchen.
- Reason for Proposal: Avoid $150k–$200k cost of indoor kitchen; health department had indicated conceptual feasibility.
- Design Details: Fully covered, connected to main building, compliant with emergency exit and grease trap requirements.
- Support: Neighboring property owners expressed approval.
- Opposition/Concerns:
- City ordinances classify it as a mobile food unit—currently not permitted for permanent use.
- Risk of undermining other restaurants’ investments.
- Similar request previously denied.
- Uncertainty over official health department approval.
- Motions & Vote:
- Motion to deny permit passed 3–2.
- Alternate motion to approve with stipulations failed.
- Next Step: City Council to hold public hearing on August 27, 2025, before making final decision.
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