[{"_1":2,"_112":-5,"_113":-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",[32,76,88,100],{"_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",6221854,"mediaKeyId","3611133-c3817c4aaee80989f54ebd4ce9a39894","parentId",3611133,"title","Board re‑elects officers, approves minor rule edits and completes ethics training","audioSeconds",1303,"startMs",5866000,"endMs",7169000,"viewUrl","/Search/View?dp=1&key=3611133-c3817c4aaee80989f54ebd4ce9a39894&start=5866&end=7169","thumbnailUrl","https://assets.pipeline.soar.com/3611133-c3817c4aaee80989f54ebd4ce9a39894/thumbnail_5866000.jpg","articleUrl","/articles/6221854/Tennessee/Board-reelects-officers-approves-minor-rule-edits-and-completes-ethics-training","mediaUrl","https://secure.pipeline.soar.com/6221854-8ca5ce836a558320c6f8f0309f944dd6/orig.mp4?Expires=1770576057&Signature=KJL17VmEU0-HHXRBOd7-kRa~1LB562dxnIggRSv7xhShIUqSIfWnRKwol12RRGU2tgD2dBYsXlJEPDIJIafJlvDR0zcClNwsXwCdRlcyYhLbc174hht5dJfgqt9N3~1aZiNzg-K~dmEs2eSfGFAc9muaBy3pFXPqpPXSSigOs90-6HoYgpAU4Z~-hSLQB6OmN5XOtz8a9wtyKxHWP6ghuo3~7ARTPvTW5snuHdDIsvmXCD1QGAMdXxvim43th9zLd-phcaLieSowXe6SnGsdJhmDhUHBAb~vN-nuhvwg8cA5Yxf4wQaOwh7dgUFNKZw2APmv6Df9uVBy~LbqFAQfQw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Nashville, TN","date","2025-05-30T16:55:07.047Z","article","The Metropolitan Short Term Rental Board of Appeals completed organizational business at the end of its May 28, 2025 session, re‑electing officers, approving a minor rules cleanup and receiving the board’s biennial ethics briefing.

Julie Ryan Caputo was re‑elected chair and Terrence Bond was re‑elected vice chair by acclamation. The board then approved minor language corrections to meeting procedures — chiefly pluralization and clarifying submission instructions in rule text — as presented in the staff packet. The changes were procedural and not substantive changes to how appeals are decided.

Metro Legal provided the board’s required ethics training. The presentation summarized Metro’s general ethics code (Metro Code sec. 2.222), prohibited conduct (including acceptance of gifts intended to influence decision‑making), the requirement that deliberations occur in public meetings and not by private email or text among board members, and the standards for recusal where a member has a financial interest or cannot be impartial. Legal staff encouraged members to route outside contacts about pending cases to board staff and to document any recusal or conflict at the start of meetings or before individual agenda items.

During the discussion of rules and quorum the board noted the practical effects of attendance and recusal on meeting business and that the full membership could revisit quorum language after outstanding vacancies are filled. The housekeeping votes were unanimous among voting members present.","mediaType","Video","parentTitle","05/28/25 Short Term Rental Appeals Board","oneSentenceSummary","At the May 28 meeting the board re‑elected Julie Ryan Caputo to chair and Terrence Bond as vice chair, adopted small language edits to meeting rules, and received required ethics training from Metro legal staff.","taxTitle","Board of Zoning Appeals Meetings, Nashville, Davidson County, Tennessee","taxId",73016,"location","Tennessee","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},6221859,"Board allows immediate reapplication for Cato Road owner after dispute over primary residence",2680,2916000,5596000,"/Search/View?dp=1&key=3611133-c3817c4aaee80989f54ebd4ce9a39894&start=2916&end=5596","https://assets.pipeline.soar.com/3611133-c3817c4aaee80989f54ebd4ce9a39894/thumbnail_2916000.jpg","/articles/6221859/Tennessee/Board-allows-immediate-reapplication-for-Cato-Road-owner-after-dispute-over-primary-residence","https://secure.pipeline.soar.com/6221859-cba44052fa519fda1b0ad77c9e952ba7/orig.mp4?Expires=1770576057&Signature=L8Up~YZDwfysIqybFW2EmLlIUGtb9yD1LUWh0GsGGPxzHZcA~WcwZSmOaIHvQCfigGRlHPy-uriICTYdz4t-6adAOC5UHQjS0gsE6GctEd11wgJ4oUtSAfC5j9bAbyajhFeOfp2h11nqKbftKfT2eBZ3CawAh--LbPe95mAa0Hw5AaM0XptXs14bsSRPpTuJFpypzDn4EDcBDWtEWBIjWTcR~gX7390BA76XbrTWn2fkoV~qad59b6-wJllZy2F2iHfUlXO-I9oqAWYJISsCasB5YysDNENbZ4xHnxJnzsY-nDYnd74lzOmNgQQx-Tff5Z2luHqdfuTOvBf7NxoGGA__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Short Term Rental Board of Appeals heard competing evidence about whether 4329 Cato Road is the primary residence of the permit holder and on May 28, 2025 voted to let the appellant reapply immediately.

Staff had denied renewal of an owner‑occupied STRP after public records and investigations suggested the appellant, Cameron Daniel, and her husband primarily reside at different addresses: Metro staff cited social media, voter records and business filings tied to the husband’s Thompson Station address as a basis for questioning the affidavit submitted with renewal materials. Zoning administrator Joey Hargis told the board he examines a “layered” set of publicly available facts to determine domicile.

Appellant attorney Seth Klein and Daniel presented multiple documents in the record — including 2022/2023 W‑2s, a driver’s license listing the Cato Road address, homeowners insurance, pay stubs and a set of neighbor letters vouching that Daniel lives at the Cato Road property and is regularly present. Daniel said she had registered to vote in Williamson County temporarily when her newborn required multiple weeks in a Nashville hospital NICU in late 2024, and later re‑registered in Davidson County.

Opposition testimony included a neighbor who said the neighborhood has seen illegal short‑term rental activity and that residents are concerned about weekend parties; that witness did not present documents tying the Cato Road property to full‑time rental activity. Staff said inspectors visited the property but could not conclusively determine occupancy from a public right‑of‑way because the house sits back from the street.

After extended discussion of the evidence and the statutory factors, the board found that while the zoning administrator had a reasonable basis for the original denial, the appellant had supplied additional documentation and neighbor statements that rebutted the presumption that spouses are domiciled together at the husband’s address. The board voted to reduce the waiting period to zero days so the applicant may file a new application immediately; staff will review the new submission under the owner‑occupied documentation rules in the STR ordinance.

The board urged the appellant to supply complete documentation when reapplying and reminded staff that the zoning administrator may require additional evidence when the residency question is contested.","The board found the zoning administrator’s evidence supported staff action but — after considering additional documents and neighbor letters presented at the hearing — reduced the waiting period to zero days so the appellant may reapply immediately.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6221864,"Board grants limited relief to Boscobel Street owner who missed permit renewal",2366,1742000,4108000,"/Search/View?dp=1&key=3611133-c3817c4aaee80989f54ebd4ce9a39894&start=1742&end=4108","https://assets.pipeline.soar.com/3611133-c3817c4aaee80989f54ebd4ce9a39894/thumbnail_1742000.jpg","/articles/6221864/Tennessee/Board-grants-limited-relief-to-Boscobel-Street-owner-who-missed-permit-renewal","https://secure.pipeline.soar.com/6221864-2eafba90976e7aa02e04d505ea65e84a/orig.mp4?Expires=1770576057&Signature=hsamEMK85fhPZ9pjOot3wnjvp6IEgWz0lp7cl-otsOCJBKEQT1xbtTu6iR~KoYFReFjnBjXjGRJKa95fCwM9jt6ra2xjfc2WZqRJahOHgkdA-QzTz6tauIVYblRbRc60w65MOhvOC1ayfhKOrK8KAa~m68-5Sxhy69Ri-8tkc0CLxeCS7gvcutV-tS-oUEhK5oELsYCk9Y5QdaMCei9QWwo-dzVPoaCNfe-cKbTkIGeVgedq3ZcMEWxJgQPgEsfGt0z~AFsSVgnWukNb2XXAB4nZWvhPwfuBict5DkJKkSdGaRDwZNm0jsyXBA~tCH7tU3jdxYuhY96RbCCa~3nkBQ__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Short Term Rental Board of Appeals on May 28, 2025 voted to reduce the waiting period for a property owner whose short‑term rental permit expired and whose listing remained advertised into April 2025.

The board voted to allow Matthew Miller to reapply five months from April 1, 2025. Staff had denied renewal after the previously issued STRP permit expired; inspectors verified the listing was still advertised and the property operated with an expired permit. Metro’s host‑compliance report documented four stays in March 2025; no documented stays for April were recorded in the staff packet.

Miller told the board the failure to renew resulted from a series of personal and management issues: he said he brought the house to Nashville in 2021 to care for elderly parents, that both parents died recently, and that he was administering an estate while transferring property management responsibilities between managers. “This was a big mistake,” he told the board, adding he hired a new property manager and canceled bookings once staff contacted him.

Board members were split on whether the appellant’s personal circumstances justified significant relief. Several members said the lack of complaints and remedial steps weighed in Miller’s favor, while others pointed to multiple documented stays after staff contacted the property manager as evidence of inadequate diligence. One member noted the applicant had direct email contact with staff earlier in 2025 and could have verified renewal status with Metro.

After extended discussion the board found that the zoning administrator did not err in sending notices and issuing enforcement, but the members exercised discretion to trim the statutory waiting period and allow reapplication five months from 04/01/2025. Staff told the board it would verify documentary evidence when a new application is filed.

The board told Miller to consult staff for documentation required to reapply; staff also confirmed there were no documented Hotline or Hub Nashville complaints recorded for the property.","After hearing testimony about personal hardship and administrative failures, the board reduced the reapplication wait period for 1904 Boscobel Street to five months from April 1, 2025, while recording concerns about lack of timely management and continued operation after notice.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6221869,"Board shortens waiting period for Harding Place owner after unpermitted stays",1339,389000,1728000,"/Search/View?dp=1&key=3611133-c3817c4aaee80989f54ebd4ce9a39894&start=389&end=1728","https://assets.pipeline.soar.com/3611133-c3817c4aaee80989f54ebd4ce9a39894/thumbnail_389000.jpg","/articles/6221869/Tennessee/Board-shortens-waiting-period-for-Harding-Place-owner-after-unpermitted-stays","https://secure.pipeline.soar.com/6221869-d00ba5463206f9f188b132ee8a10aa2b/orig.mp4?Expires=1770576057&Signature=B0PO8hG8rJQQaZufKekYVrtK-nV5fwMgSmi4I5JlMKV4KTUKt6GidgmvuTSdcWVuTLyJALZ-5NhO74Lp5S7UmWFPWaU1p4WHDTkxMA01fELT7GkI1VXop380fNitO-noVgFLIImgeXhwqoz4xqP9dGO~LRz~x9j-Osd6Aryr77si9NfqvH7VTTiS~T~5UmCspIgchwSZ6TlOCaMi2y0Ul~~rZU7EBAO-E6N~GQiMOoU8K4aXXA9ssY2ZpadoX01ISLS3IM6mAeqoxmQxTCR9-OsQt0mvAHWbcALgZCH~GIL~7B7DSbW3Ks5vteEUpyL48VwLyizADPGp6k7hIXjAoA__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Short Term Rental Board of Appeals on May 28, 2025 offered limited relief to an owner whose short‑term rental permit application was denied after the property at 676 Harding Place was operated without a permit.

The board voted unanimously to allow the appellant, Yirasi Rocha Bez, to reapply nine months from April 1, 2025, rather than wait the full 12‑month ineligibility period that applies when a property is found to have operated without a permit. The board explicitly left final eligibility — and the question of whether an owner‑occupied permit could ever be issued for the property — to staff to determine when a future application is filed.

Metro staff told the board the property is in an RS‑10 zone where only owner‑occupied short‑term rental permits are allowed. The staff report said the address was advertised on Airbnb and that stays were documented from late 2024 into March 2025, including six documented stays in December 2024. Staff cited the code provision that creates a one‑year waiting period from the date of a zoning administrator determination that an STRP was operated without a permit (cited in the file as section 6.280.030 and related sections).

Appellant Yirasi Rocha Bez told the board she had not realized Nashville required a short‑term rental permit and said she obtained a business license but not the STRP permit. “It was just a big mistake,” she said through an interpreter, and testified she canceled bookings the same day a stop‑work order was posted on the door.

Board members discussed the timeline and the applicant’s prompt action after municipal enforcement contacted her. Several members said the cancellation of bookings and the applicant’s attempt to come into compliance weighed in favor of partial relief. The board’s motion found that the zoning administrator had not necessarily erred in issuing the notice but that the totality of circumstances justified reducing the mandatory waiting period to nine months from 04/01/2025. Staff reiterated that the applicant must still obtain whatever permit is appropriate and that a future application will be reviewed for eligibility.

The board advised the appellant to follow up with staff to confirm what documentation will be required when she reapplies and to resolve remaining eligibility questions.

Details from the staff report, the appellant’s testimony and the board’s discussion are reflected in the record; the board’s action is procedural relief shortening the statutorily described waiting period but not a final determination that a permit must be issued.

The board’s vote was unanimous among voting members present.","On May 28 the Metropolitan Short Term Rental Board of Appeals reduced the waiting period for an applicant at 676 Harding Place to nine months from April 1, 2025, after finding mitigating facts though staff retains discretion to determine final permit eligibility.","actionData","errors"]

Article not found

Board re‑elects officers, approves minor rule edits and completes ethics training

Board allows immediate reapplication for Cato Road owner after dispute over primary residence

Board grants limited relief to Boscobel Street owner who missed permit renewal

Board shortens waiting period for Harding Place owner after unpermitted stays