Manchester Zoning Overview

Manchester is the largest city in New Hampshire, located in Hillsborough County, with a population of approximately 115,644 (2020 Census). As the state's most populous city and a regional economic hub, Manchester manages land use and development through its zoning ordinance, administered by Manchester Planning & Community Development.

Manchester's zoning ordinance divides the city into multiple districts, including three residential zones ranging from single-family (R-1) with 10,000 sq ft minimum lots to multi-family (R-3) with 45 ft height limits. The city also includes Neighborhood Business (B-1), General Business (B-2), Central Business District (CBD), Light Industrial (I-1), and Heavy Industrial (I-2) districts.

Key Zoning Districts

Manchester's primary residential zoning districts include:

• R-1 (Single-Family) — Minimum 10,000 sq ft lots with 25 ft front, 10 ft side, and 20 ft rear setbacks. Maximum height of 35 ft.
• R-2 (Two-Family) — Minimum 8,000 sq ft lots with 20 ft front, 8 ft side, and 15 ft rear setbacks. Maximum height of 35 ft.
• R-3 (Multi-Family) — Multi-family residential district with 20 ft front, 10 ft side, and 20 ft rear setbacks. Maximum height of 45 ft. Lot size varies.

Commercial and industrial districts include:

• B-1 (Neighborhood Business) — Small-scale commercial district serving nearby residential areas
• B-2 (General Business) — Broad range of retail, office, and service uses
• CBD (Central Business) — Mixed-use district in Manchester's downtown core
• I-1 (Light Industrial) — Less intensive manufacturing, assembly, and warehousing
• I-2 (Heavy Industrial) — Intensive manufacturing, processing, and warehousing operations

ADU Regulations (Accessory Dwelling Units)

New Hampshire state law (RSA 674:72-73) requires all municipalities to allow ADUs (Accessory Dwelling Units) as a matter of right on any property with a single-family dwelling. Manchester has adopted local ADU provisions in compliance with this state mandate. Key points:

• One ADU is permitted per single-family lot
• The ADU may be attached to or detached from the primary dwelling (subject to local standards)
• Municipalities cannot prohibit ADUs but may adopt reasonable regulations regarding size, parking, and other dimensional standards
• Contact Manchester Planning & Community Development for the city's specific ADU application requirements and any local dimensional standards

Building Code

Manchester follows the NH State Building Code (RSA 155-A), which is based on the International Building Code (IBC) and International Residential Code (IRC). All construction must comply with the state building code.

Development Process

Development in Manchester generally requires obtaining the appropriate permits from the city's planning and building departments. The process typically involves:

1. Zoning Verification — Confirm that your proposed use is permitted in the applicable zoning district
2. Site Plan Review — For commercial, multi-family, and certain other projects, submit a site plan to the Planning Board
3. Building Permit — Apply for a building permit with construction documents
4. Inspections — Schedule required inspections during construction
5. Certificate of Occupancy — Obtain final approval before occupying the structure

For projects that do not conform to existing zoning, property owners may need to seek a variance or special exception from the Manchester Zoning Board of Adjustment (ZBA).

Key Considerations

Before starting any development project in Manchester, property owners should:

• Verify the zoning classification of their property
• Review setback, height, and lot coverage requirements for the applicable district
• Check for any overlay districts or special regulations
• Determine if the property is in a flood zone using FEMA's flood map service
• Confirm whether HOA covenants or deed restrictions apply
• Review the Manchester Code of Ordinances for the full zoning text
• Contact Manchester Planning & Community Development at (603) 624-6450 for pre-application guidance

Disclaimer: This guide provides general information about zoning in Manchester, NH and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with Manchester Planning & Community Development or the municipal code before making development decisions.