69 Orient Street (ZB-2026-017)
At a glance
- What: Zoning Board of Appeals petition ZB-2026-017 for 69 Orient Street, to divide the property and build a duplex with each new unit on its own lot.
- Where it stands: ongoing. The ZBA granted the lot area and frontage variances unanimously in mid-August 2026 (per the applicant's attorney), and the Planning Board approved the subdivision plan 3-0 on 2026-09-16.
- Next: the duplex on the new lots must return to the Planning Board for Definitive Site Plan review because of slopes over 15%.
The proposal
- Petitioner: ML Realty Group, LLC.
- Present use: two-family dwelling and associated parking. Zone: RG-5 (Residence, General).
- Purpose: divide the property and build a single-family semi-detached dwelling (duplex) with each new unit on its own lot.
Relief sought
- Variance: minimum lot area for a two-family dwelling in RG-5 (Art. IV, Sec. 4, Table 4.2).
- Variance: minimum frontage for a two-family dwelling in RG-5.
- Special Permit: to modify the parking dimensional, layout, and/or landscaping requirements, loading requirements, and/or the number of required parking spaces (Art. IV, Sec. 7.A.2).
Status and next steps
- The ZBA granted the lot area (1,000 sq ft relief) and frontage (5 ft relief) variances plus the parking special permit on 2026-08-10, per the transcript (decision ripening about 2026-09-21). Buffers between the two new lots are 3 ft along the driveway and 5 ft at parking.
- The Planning Board approved the Definitive Frontage Subdivision Plan (PB-2026-072) 3-0 on 2026-09-16.
- The duplex on the new lots must return to the Planning Board for Definitive Site Plan review because of slopes over 15%.
Discussion time
About 24 minutes across 2 meetings (from transcript timestamps; approximate).
| Meeting | Minutes |
|---|---|
| 2026-09-16 - Planning Board | 4 |
| 2026-08-10 - Zoning Board of Appeals | 20 |
Log
- 2026-09-16 - Planning Board - Item 6 (PB-2026-072): hearing closed and Definitive Frontage Subdivision Plan approved 3-0 as written. Attorney Michael Sowydra (captions: Serta; ML Realty Group principals) sought waivers of non-ANR subdivision regulations and the 5-ft frontage; the plan splits off the existing two-family so a semi-detached duplex (four units total) can be built on the new lots. Olivia Houle noted the duplex will return for site plan review. No public comment.
- 2026-08-10 - Zoning Board of Appeals - Hearing: Attorney Mike Sowydra for ML Realty Group (principals captioned Helios and Andy) presented the lot split (11,000 sq ft lot, 110 ft frontage; existing house keeps 5,000 sq ft and 50 ft) for a built-to-sell semi-detached duplex. Staff noted by-right alternatives and Planning Board site plan review for slopes over 15%. No opposition. Variances and parking special permit approved with waivers, apparently 5-0.