Neighbors oppose ADU and two-story work-over-garage at 21 Sutton Street; ZBA denies variance

The Peabody City Zoning Board of Appeals denied a variance request for an ADU/second-story addition proposed at 21 Sutton Street, a case that drew a substantial turnout from nearby residents.

Architect Darwin Fortuna presented the request, saying the lot’s unusual shape and two-street exposure limited buildable options and that the ADU would be aligned with an existing nonconforming garage. Fortuna said the unit would be a modest one-bedroom living space and that the project complied with coverage limits.

Neighbors pressed the board with detailed objections. Eric Vland told the ZBA the proposed building would sit about 22 feet from his house and “completely block that entire side of my house,” raising privacy and fire-safety concerns. Elizabeth Godfrey submitted a formal written opposition arguing the requested relief was extreme, would expand rather than maintain a nonconformity, and could set a harmful precedent. Multiple other nearby residents echoed privacy and notice concerns and questioned whether the proposal truly met the legal hardship standard.

After hearing extended public comment, the board closed the hearing and denied the application by roll call.

Why it matters: The decision highlights tension between the city’s stated interest in protected-area ADUs and neighbors’ concerns about scale, proximity and precedent. Board members repeatedly cited the need for precise, transparent plans and the legal standard for demonstrating hardship.

What’s next: The applicant may revise and reapply or pursue appeal options; the board’s action will be filed with the city clerk and is subject to the 20-day appeal window.