Phillips Exeter Academy Development Projects
Multiple PEA projects involving dorms, duplexes and site changes spark neighborhood traffic, density and character concerns.
Phillips Exeter Academy pursued multiple approvals to convert prior residential designs into institutional housing including dorms, staff apartments, and duplexes. The Historic District Commission approved one redesign in April 2026, the Zoning Board granted a special exception the same month but later ordered a rehearing on a related variance, and the Planning Board tabled the site plan pending final zoning relief.
Phillips Exeter Academy's development efforts first advanced through the Historic District Commission on April 16, 2026, when the commission reviewed and approved a redesign converting a previously approved condominium project into a dorm and staff apartment building while preserving historical facade elements.
The project next reached the Zoning Board on April 21, 2026, for a special exception to construct three duplexes at -2 River Street; the board granted approval subject to a Planning Board review focused on access, visibility, emergency access, and driveway placement.
On June 16, 2026, the Zoning Board considered a rehearing request for ZBA Case 26-2 involving a variance denial at 35-37 River Street after late-submitted appraisal and abutter documents raised procedural concerns, resulting in a full rehearing being granted without prejudice.
The Planning Board on June 25, 2026, tabled Phillips Exeter Academy minor site plan case 26-7 to August 28, 2026, after determining that final zoning relief must precede any site plan action, consistent with the board's established sequence.
These steps reflect sequential dependencies in which historic approval enabled zoning review, a granted rehearing reopened one variance path, and the absence of final zoning relief halted site plan progress.
On May 14, 2026, the Planning Board granted Phillips Exeter Academy a one-year extension of conditional approval in Case 22-6 for the First Baptist Church renovation at 43 Front Street. The extension accommodates the shift from 11 residential condominiums to a student dormitory after the Academy took ownership of the property.
Full rehearing of ZBA Case 26-2 at the next available Zoning Board meeting; Phillips Exeter Academy minor site plan returns August 28, 2026.
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