Zoning Board of Adjustment — March 17, 2026
The meeting featured significant organized public testimony covering multiple safety and environmental concerns, paired with critical questioning from the board toward the applicant.
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At the March 17 Zoning Board of Adjustment meeting, a controversial proposal from Phillips Exeter Academy was withdrawn, but the underlying issues remain unresolved.
The Academy sought a variance to build high-density, townhouse-style residential units in an R2 district—an area intended for single-family homes. While the applicant argued the project addressed an institutional housing shortage, the Board held a firm line on the legal definition of 'hardship.' Board members noted that a variance must be based on the specific conditions of the property, not simply the needs or desires of the owner.
Local residents provided significant testimony, raising specific concerns that the board did not fully address before the application was pulled. Neighbors on River Street and Brown Court warned of increased traffic, lack of sidewalks, and—most critically—drainage issues that could cause stormwater to flood private driveways.
Because the application was withdrawn 'without prejudice,' this project could return. We need to stay vigilant about whether future proposals will prioritize institutional expansion over the established zoning laws and the infrastructure stability of our residential neighborhoods.
Public impact
Potential shift from single-family character to higher-density multi-family housing, impacting traffic, drainage, and property aesthetics.
Topics discussed
Chair Robert Prior introduced the board members and noted that Adam Carter would participate in discussions but would be a non-voting member for this meeting.
The board reviewed a request from Phillips Exeter Academy to merge two tax maps (72.99 and 8301) to create a ~49-acre lot and construct four townhouse-style residential units in an R2 district, seeking relief from setback requirements. Discussion also covered concerns over zoning (R2), campus access, vehicular/pedestrian traffic, and the architectural scale of the units.
Discussion regarding wetland delineation, flood zone elevations (noting a revision following the removal of the Great Dam), and the management of stormwater on the property.
The applicant presented plans for two-story buildings designed to resemble individual houses to mitigate density concerns and fit the residential character of the neighborhood.
The applicant argued the project serves the public interest by addressing the housing crunch and provides a buffer for the campus, while the board questioned the existence of a specific land hardship for a 50-acre lot. Board members discussed the legal definition of 'hardship' in the context of a variance, noting that institutional housing needs may not satisfy the requirement for property-specific hardship.
Local residents expressed concerns regarding drainage/flooding, increased traffic, lack of sidewalks, snow removal, and neighborhood density.
Controversy & dissent
Potentially controversial issues
Phillips Exeter Academy Residential Variance Request
Community vs. board tension
Public comment
Decisions logged
Action items
Member positions
Positions marked ~ are inferred from context and may not reflect the member's explicitly stated position. UNCLEAR means the vote was split but the record did not name how this member voted — it is not a “yes.”
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gemma-4-26b · analyzed 2026-05-31.
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