[{"_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",6157198,"mediaKeyId","5465930-2201c6993f467498da0ec9cb23c79476","parentId",5465930,"title","Board reduces penalty after denial for 1310 Lishi Ave.; owners may reapply Sept. 20","audioSeconds",2552,"startMs",3734000,"endMs",6286000,"viewUrl","/Search/View?dp=1&key=5465930-2201c6993f467498da0ec9cb23c79476&start=3734&end=6286","thumbnailUrl","https://assets.pipeline.soar.com/5465930-2201c6993f467498da0ec9cb23c79476/thumbnail_3734000.jpg","articleUrl","/articles/6157198/Tennessee/Board-reduces-penalty-after-denial-for-1310-Lishi-Ave-owners-may-reapply-Sept-20","mediaUrl","https://secure.pipeline.soar.com/6157198-17a7eeca4a1410a7a9fb1d682d274999/orig.mp4?Expires=1770917156&Signature=VJDHSCjmGrJMQuI6R-~-lHuFmoqm3UwvESvSsbXihLphlExUVN33Tv2FDRJ-NvTnzpoLPNcR2~S3QsD0vKZdkibGsGvyZPUk3G-fQhG9KP9BYxE~mqMDoyhZOY18SZtCldFSSJucQR~Q2eCNmPXjMeV5GItfFWo~e801oXebu9E4Lm288pRBYIHP0gpIbCkxjlVzx1T11trN3vvL4hlV3ElNRL8O--Oq9pBysCn4109dbfxOFlPSGbyKL9Uwyy0yVM8yTo5tXGln4rLf50Tl-p8pA7VAZRk3F8r9iv33GUgSlQCU1-R1UWWfYl5jju9ThPy4ncMJZ7EihhlFAFsLIw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Nashville, TN","date","2025-07-24T07:55:29Z","article","The Metropolitan Short Term Rental Board of Appeals on July 23, 2025 considered an appeal from the owners of Unit 206, 1310 Lishi Avenue, whose short-term rental permit application was denied after staff found the property advertised and operated prior to obtaining a permit. The board concluded that the zoning administrator did not err but reduced the waiting period for reapplication, allowing the owners to reapply on Sept. 20, 2025.

Metro staff said the property's May 20, 2025 application was denied because the unit had been advertised and had documented stays before the permit application. Staff reported host-tracking evidence showing an Airbnb advertisement first crawled Feb. 1, 2025 (two documented stays in February); a VRBO advertisement first crawled March 19 (seven documented stays in March and one in April); the Airbnb listing was removed May 7 and the VRBO listing removed May 16.

Appellant Sonny Goldbaum, joined by his wife Kirsty O'Connell Goldbaum and property manager Justin McKay (referenced in evidence), said they hired a property manager in February 2025, believed the building might pursue a blanket HOA permit, and removed the online listings as soon as they learned a permit was required. Sonny Goldbaum asked the board to lift the default 12-month ban, citing a good-faith misunderstanding and financial hardship tied to holding the unit while leasing in the suburbs.

A neighbor, Aaron Rayburn of 1306 B Pennock Avenue, spoke in opposition and expressed broader concern about short-term rentals in the neighborhood, saying the balance between permanent residents and transients feels \"out of control.\" Appellants said they ceased STR activity as soon as they were informed, and that the property is uniquely furnished for long-term occupancy.

Board members discussed whether property manager practices or owner misunderstanding were decisive. Staff clarified the applicable ordinances: operating without a permit can trigger a one-year waiting period but the board retains discretion to reduce penalties and consider mitigating factors (intent, remediation, neighborhood impact and hardship). By unanimous vote, the board found no error by the zoning administrator but exercised discretion to shorten the penalty period; the owners may reapply on Sept. 20, 2025.

Staff instructed the appellants to coordinate with Metro staff on next steps if they intend to reapply.","mediaType","Video","parentTitle","07/23/25 Short Term Rental Appeals Board","oneSentenceSummary","Owners of Unit 206 at 1310 Lishi Avenue appealed a denial after operating and advertising a unit without a short-term rental permit; the board found no administrative error but shortened the statutory waiting period and allowed reapplication on Sept. 20, 2025.","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},6157202,"Short-term rental permit revoked for 905 Phillips St.; board allows reapplication in 60 days",3277,329000,3606000,"/Search/View?dp=1&key=5465930-2201c6993f467498da0ec9cb23c79476&start=329&end=3606","https://assets.pipeline.soar.com/5465930-2201c6993f467498da0ec9cb23c79476/thumbnail_329000.jpg","/articles/6157202/Tennessee/Short-term-rental-permit-revoked-for-905-Phillips-St-board-allows-reapplication-in-60-days","https://secure.pipeline.soar.com/6157202-87f50747b37e8b6e4c70740661224ab3/orig.mp4?Expires=1770917156&Signature=lGMF-sfUNVJAY8kVZIgN3jxrnI4pgXvhU3xTMkglpNdr7DmSC-wdA~s~0M5y3aGCMS1W1Zai8QJFKZZmqjZnPWQzhJ0S2MEKKhZkf4JZe6~c9fEQNy2JMOITCHX4111mqwYnXo442hrA0E6hSkLup0fvuTFszyhudTHgIDDtlboX-kgdwcyizLTnOR7d8rcpBCNuiqO70FWfO~YZvTnSiI2uQHJ7KZv8LwooWCaqK45Xr1UL1IRY46vW0SQjxv5TWL8PTwwPKMPymeaCNtu2Jg4fb8liXldwPzcJ3bCv35T8YEQW5Q1XwHPZ8azWRvZusE991W4xB2ZfoD9OwW1Itg__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Short Term Rental Board of Appeals on July 23, 2025 upheld the zoning administrator's revocation of an owner-occupied short-term rental permit for 905 Phillips Street in Nashville, but voted to allow the property owner to reapply for a permit after 60 days.

The board's decision follows an investigation that found evidence the appellant, John Castellucci, maintains a primary residence and voter registration at 133 Mortimer Street SE, Atlanta, Georgia, and that a Georgia homestead exemption was claimed for that address. The revocation letter was issued March 27, 2025, with an effective revocation date of April 17, 2025; the appeal was filed May 7, 2025.

Metro staff told the board the property is in an RM-15 zone, which allows only owner-occupied permits. Inspector Phelps reported documents and online records showing Castellucci's business ties and residency in Atlanta, including a homestead exemption and active voter registration. Staff said there were documented short-term stays after the revocation notice and that Metro's compliance contractor recorded two stays in April, one in May and two in June.

Appellant John Castellucci told the board he moved to Nashville to open a restaurant and said, \"I have lived here and I live here to to operate that restaurant.\" He said his wife continues to reside in Atlanta and that some of the social-media and mortgage documents flagged by staff were oversights he is trying to correct. Neighbors who spoke in opposition, including Ed Lynch of 1018 Eleventh Avenue North, said they \"have not seen anybody there beyond 1 or 2 strangers on occasion\" and described the house as \"basically empty.\" Neighbors' observations were admitted as testimonial evidence of occupancy and pattern of use.

Board members discussed the weight of the homestead exemption, the presence of a second-home rider in the mortgage deed and the pattern of documented stays. Zoning Administrator Joey Hargis explained Metro's enforcement workload and that complaints are investigated in the order received, saying the office has \"hundreds of complaints,\" which can delay processing.

After deliberation the board voted that the zoning administrator did not err in revoking the permit but exercised its discretion to shorten the waiting period for reapplying. The board's motion, which carried on a show of hands, allows Castellucci to reapply in 60 days; the board did not guarantee the outcome of any future permit application.

The board also accepted additional documents presented at the hearing after suspending its rules to review them; the appellant was directed to submit the materials to staff for inclusion in the official record. Staff told the appellant they would work with him on the next steps before any new application is considered.","The Metropolitan Short Term Rental Board of Appeals upheld the zoning administrator's revocation of an owner-occupied short-term rental permit for 905 Phillips Street, citing evidence that the owner's primary residence is in Atlanta; the board found no error by the zoning administrator and allowed the appellant to reapply in 60 days.","actionData","errors"]

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Board reduces penalty after denial for 1310 Lishi Ave.; owners may reapply Sept. 20

Short-term rental permit revoked for 905 Phillips St.; board allows reapplication in 60 days