The Annual Town Meeting is a time for residents to come together to vote on important matters to keep our community thriving. At this year’s meeting on April 27, in addition to the budget, we will vote on four Zoning Bylaw updates and one General Bylaw update proposed by the Planning Board. Mass General Laws require a unique process for Zoning Bylaw changes which includes a public hearing and recommendation from the Planning Board. The public hearing for the four proposed Zoning Bylaw articles is scheduled for 7:00pm on Monday, March 9th on Zoom and at Town Hall.
The state defines zoning as “a local regulatory tool authorized by MGL Chapter 40A, allowing cities and towns to divide land into districts (residential, commercial, industrial) to control land use, building size, density, and parking. It protects public health, safety, and community welfare by separating incompatible uses, with specific rules set by local bylaws or ordinances, often managed by planning boards or boards of appeals.”
The Planning Board has worked on the following Bylaw updates over the past year.
The Planning Board has been working to update zoning in the downtown area to better protect and preserve its vitality and variety. They found that the current Zoning Bylaw does not reflect the existing pattern of development of most downtown properties. For example, under today’s zoning, any change of use within an existing non-conforming building or addition requires a Special Permit from the Zoning Board of Appeals (ZBA). These requirements and the length of time it takes to go through the permitting process for even small changes can discourage many business owners from investing in their properties.
The existing zoning also allows the replacement of any commercial establishment in the downtown with single or two-family homes by right. Through public forums, the Planning Board heard from Manchester’s citizens that they do not want to lose commercial spaces in the Downtown.
Additionally, the 2019 Master Plan describes our downtown as a valued asset. "Not only is it the center of commerce and governance, it retains its original settlement pattern with businesses and public facilities knit tightly together with residential neighborhoods; it is rich with historic architecture and is framed by our beautiful harbor."
The new proposed bylaw creates two new downtown districts named Town Center and Harbor’s Edge. It effectively reduces the number of non-conforming properties in the districts, reducing regulatory burdens on property owners. It also adds “Mixed Use” (commercial with residential) as a new allowed use in the Zoning By-Law’s Table of Uses, making it clear that mixed use is allowed by right in the two new Districts. Lastly, it removes the “by right” use for new single and two-family homes within the downtown core.
The Planning Board has also developed a Senior Housing Bylaw. Manchester-by-the-Sea is the one of the only communities in the region without special zoning provisions for senior housing.
The senior housing zoning bylaw proposed for consideration at Town Meeting encourages small age-restricted units and conversion of existing buildings for seniors. The goal is to provide a range of housing types and allow more options for downsizing.
Senior Housing is housing for occupants that are 55 years of age or older. Housing for seniors is designed to accommodate the needs of older adults. Units are usually smaller, more affordable, with accessibility features, and often with services to make living easier. According to the 2025 census, there were approximately 1,950 residents over the age of 60.
The proposed Senior Bylaw would include two types of housing, Independent Senior Housing and Assisted Living. Independent senior housing is targeted to seniors who can manage living alone, but who may no longer want the responsibilities and costs of maintaining a single-family home. Independent senior housing would be allowed with a special permit in any zoning district, but with limits on the number of units, a design review process to ensure compatibility with the neighborhood, and public hearings where neighbors and other interested parties offer comments.
Assisted living facilities offer meals, housekeeping and health care services. Assisted living would be allowed with a special permit in the Limited Commercial District, residential districts (except D1 and D2), but not in the proposed downtown districts.
The Planning Board has created zoning that allows for the potential development of inns. In the proposed bylaw an inn is defined as a building or any part of a building containing rooming units without individual cooking facilities for transient occupancy and having a common entrance or entrances. The Inn Bylaw will be limited to a maximum of twelve rooms for overnight guests. An inn may include a restaurant, bar or tavern, and accessory recreational facilities provided they are also allowed in the district. An Inn does not include a hotel, motel, boarding house, lodging house, or rooming house. Inns would be allowed in the Limited Commercial District, the proposed Town Center and Harbors Edge Districts, and General District with Planning Board approval.
The Planning Board proposes to amend the existing large ADU Bylaw to include Zoning Board approval of large accessory dwelling units in districts D1 and D2.
The Planning Board has proposed to amend the current Driveway Zoning Bylaw to update the language so it is consistent with today’s process and formally allocate responsibility to the Department of Public Works.
If you are interested in hearing more about these proposed zoning articles, please consider attending the Planning Board’s Public Hearing on Monday, March 9 at 7:00 PM on Zoom and at Town Hall. All proposed Zoning Bylaw information can be found on the Town website at manchester.ma.us/384/Planning-Board.
Tony Barletta is Manchester’s Town Administrator. Email him at townadminstrator@manchester.ma.us.
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