[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6069574,"mediaKeyId","3068138-b4c87b202f9b4b6fb340743dd8c8a678","parentId",3068138,"title","ZBA approves conversion of 12–14 Anchorage Lane duplex to two-unit condominium","audioSeconds",441,"startMs",815000,"endMs",1256000,"viewUrl","/Search/View?dp=1&key=3068138-b4c87b202f9b4b6fb340743dd8c8a678&start=815&end=1256","thumbnailUrl","https://assets.pipeline.soar.com/3068138-b4c87b202f9b4b6fb340743dd8c8a678/thumbnail_815000.jpg","articleUrl","/articles/6069574/Massachusetts/ZBA-approves-conversion-of-1214-Anchorage-Lane-duplex-to-two-unit-condominium","mediaUrl","https://secure.pipeline.soar.com/6069574-7bd544cc773a019cc2767a5f8ba3087b/orig.mp4?Expires=1770907516&Signature=GRECuY~Senlah~a6akd5iOsXFws~2ue3ZF8-9dy1AyacfBzrgdCI6T7od1LaQn1OdrDR2Xeiul8Oo4NgCnDYxvLE~KIUh5UV8BuMzAjN5C-7-m2NyLv6n-X~qRQ8H~V0or9GxNNi4gZs9QHk9PjvqVlGQ~quDine7rnpKOgwxhbrEHh9Vtvdgs8QbJ5FDH-nUXVZuQl-4SvE0mTpR38kP7PMphiIVHEVLbdriOjYokI1kZNIF2WJofsZ41S9bxY9sr5yizot0GPhkXMdjGnf4Tm3sT-YnH1D1LlceKqLIrYvZOIEdqssW31kND8AwvMoEfW1gsRPJ7RT0G0YDfJCKQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Yarmouth, Massachusetts","date","2025-03-13T00:00:00Z","article","The Yarmouth Zoning Board of Appeals voted unanimously on March 13 to grant a special permit allowing conversion of an existing two-family dwelling at 12–14 Anchorage Lane to a two-unit condominium.

Attorney Beth Nolan, representing the property owners, told the board the lot is a preexisting, nonconforming lot created by a 1965 subdivision and the structure has always functioned as a two-family house. Nolan said the footprint and interior layout will not change, the septic system and roof will be part of the condominium association, and each unit is separately metered for water, electricity and gas. Nolan also said condominium rules would prohibit short-term rentals under two weeks, cap occupancy at six tenants including children, and ban Airbnb-style rentals and animals.

Nut graf: The application sought a special permit under Yarmouth Zoning Bylaw Section 104.4 (condominium conversion) and the applicable use regulation (Section 2025(a)(12)). The board found, based on counsel’s representations and the condominium documents on file, that the conversion would not create an undue nuisance, hazard or congestion nor substantially harm the neighborhood; the conversion does not increase existing nonconformities on the 15,000-square-foot lot in an R-25 district (25,000 sq. ft. required).

Board members asked no substantive questions during the hearing. A board member moved to approve Petition 5163 “as requested”; another member seconded. The board voted 4–0 in favor. Chair Sean Igoe and other members noted the application met the bylaw criteria and the board will draft a written decision; Nolan said the applicant would welcome a draft decision from the board for review. The decision becomes final subject to the 20-day appeal period after it is filed with the town clerk.

Clarifying details recorded during the hearing include the lot size (15,000 square feet), the zoning district (R-25), that the conversion does not change the building footprint or interior unit division, inclusion of the septic and roof in the condominium common elements, meters for water/electric/gas being separate by unit, and restrictions in the condominium documents (minimum two-week lease term; maximum six tenants; prohibition on short-term platform rentals and animals).

Ending: The board directed staff to draft the decision; once the 20-day appeal period expires after the decision is filed with the town clerk, the condominium special permit will be issued to the applicant.","mediaType","Video","parentTitle","Town of Yarmouth: Zoning Board of Appeals - 3-13-2025","oneSentenceSummary","The Yarmouth Zoning Board of Appeals voted unanimously to grant a special permit to convert an existing two-family house at 12–14 Anchorage Lane to condominium ownership; the board recorded a 4–0 vote after finding the conversion met the zoning bylaw criteria.","taxTitle","Town of Yarmouth, Barnstable County, Massachusetts","taxId",68581,"location","Massachusetts","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6069579,"Yarmouth ZBA finds no undue nuisance after second annual review of unlimited public play at Kingsway Golf Course",771,21000,792000,"/Search/View?dp=1&key=3068138-b4c87b202f9b4b6fb340743dd8c8a678&start=21&end=792","https://assets.pipeline.soar.com/3068138-b4c87b202f9b4b6fb340743dd8c8a678/thumbnail_21000.jpg","/articles/6069579/Massachusetts/Yarmouth-ZBA-finds-no-undue-nuisance-after-second-annual-review-of-unlimited-public-play-at-Kingsway-Golf-Course","https://secure.pipeline.soar.com/6069579-2d4d4d6810baf39b7e32020932314ca0/orig.mp4?Expires=1770907516&Signature=OxfpaRInWST8rIXoyuHrAlTpyrhhrQ50NNKuCm9-Wyhsj-mZqk7N68c4iVP0yM15pmfOl73NHAhw5ZtsDiN9oM54K6yZmSi8lGRGG2zkK5B2GmY~7xQV~a656CMqYXRWLIRwNW6mDHWd-T2LA5vp3v8736Hkdc01UTZVEd-SgGEzUZyJEA1jwqt7GVxJQtwuJs8LeXeTc7oZGSJtvxICLGSqFAKD6hnWBdB3DxXjWGzUqaxim1TPF6--FhGcEJRtLFjPyw3h85~97Qj6uUoMnuKUPptpn~1~bvK9bCYpqEAspQSVyLX8eSgp2VyTNXsAqAV~YRib8Bwq8H9a5dsgFQ__&Key-Pair-Id=KUT5TJCACFTXG","The Yarmouth Zoning Board of Appeals completed its second annual review on March 13 of Special Permit No. 4977 (Nov. 4, 2022), concluding that allowing unlimited public play at Kingsway Golf Course has not created an undue nuisance, hazard or congestion for neighbors or the town.

Attorney David Reed, representing Kingsway Trust, told the board the golf operation reported 16,159 rounds in 2024, about 73% of which were by the public, and that percentage was comparable to the prior year. Reed said he contacted the Amherst Police Department and the town building official and was told each had received no complaints about the golf course in the past 12 months. Reed described site mitigation measures, including posted signage asking patrons to be considerate, a 6-foot solid-board fence at Hole 3 and an arborvitae barrier at Hole 9, and said the facility had received no neighbor complaints since those changes were made.

The board reviewed a letter dated March 3, 2025, from Stephen Day, chairman of the board of trustees of Heatherwood Condominiums, which said: “During the time that unlimited public play has been allowed, we have not seen or heard any detrimental increase in traffic or noise and we are pleased to welcome golfing visitors to our beautiful community.” Chair Sean Igoe said the board was satisfied the operation met the criteria of the special permit.

Nut graf: The board in 2022 removed a prior 8,000-round annual cap on public play at the private Kingsway course but required annual reviews for three years to monitor neighborhood impacts. After hearing the operator’s report, the board concluded the second-year operation showed no material problems and agreed to continue monitoring; the decision’s three-year review schedule remains in effect and the board indicated it will see the applicant next year unless it directs otherwise.

In discussion, board members generally thanked the operator for addressing neighbors’ concerns and noted the absence of complaints as an important sign. No member raised objections or moved to change the permit conditions; Chair Igoe said the board would record that the second annual review had been completed. Attorney Reed said his client would continue to report operations to the board and that facility management welcomed increased traffic for on-site businesses such as the restaurant.

Clarifying details recorded during the hearing include the 2024 rounds total (16,159), the 73% public-play share, the previously removed 8,000-round cap, and the specific mitigation measures (signs; 6-foot board fence at Hole 3; arborvitae barrier at Hole 9). The board also received the Heatherwood trustees’ supportive letter and heard that both the police department and building official reported no complaints in the prior 12 months.

Ending: The board took no formal change action and recorded that the second annual review under Special Permit No. 4977 was complete. The permit’s three-year review sequence remains on the record; the board indicated it expects to see the applicant for the third review next year unless it later decides otherwise.","At its March 13 meeting the Yarmouth Zoning Board of Appeals completed the second annual review of Special Permit No. 4977, finding no evidence that allowing unlimited public play at Kingsway Golf Course has created undue nuisance, hazard, or congestion; board expects another review next year under the permit’s three-year schedule.","actionData","errors"]

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ZBA approves conversion of 12–14 Anchorage Lane duplex to two-unit condominium

Yarmouth ZBA finds no undue nuisance after second annual review of unlimited public play at Kingsway Golf Course