Charleston County BZA approves four extended home rentals, grants variance for unpermitted shed; one case deferred

The Charleston County Board of Zoning Appeals on Tuesday heard six new business items and approved four special‑exception short‑term rental requests and one variance for an unpermitted shed, while deferring one case to the April agenda.

Board members emphasized that approvals carry standard conditions: applicants must complete the county’s STRP limited site plan review, limit aggregate short‑term rental days to no more than 144 per calendar year, and ensure tenants comply with the Charleston County noise ordinance.

The board approved extended home rental (EHR) applications for properties on James Island, Tarington Lane, Goat Island and Harborview Road. Applicants described local property‑management plans and emergency contacts for neighbors while staff confirmed that each site “may meet” the three approval criteria in Article 6.8 of the Charleston County zoning and land development regulations ordinance. Applicants said they would list on‑site contact or co‑host numbers and screen guests; one applicant said a friend or handyman would respond when the owner is out of town.

Julian Hodgman, seeking to rent three bedrooms at 1546 Little Rock Boulevard on James Island, told the board, “I own and live at 1546 Little Rock Boulevard. I’ve been living there for about 7 months.” Hodgman said he sometimes travels for work and would screen guests and provide a local contact. The board approved his special‑exception request after a motion by Board member Thomas Trueslow and a second by Board member Neil; the decision carried unanimously.

Janitza Laguna requested an EHR at 1417 Tarington Lane (S‑3 special management district). Laguna told the board she manages other short‑term rentals and said she would use security cameras and provide local contact numbers. The board approved the request with the staff conditions; the motion to approve was made by Trueslow and seconded by Brown and carried unanimously.

Jeff Gallman sought an EHR at 2325 Captain John Hunt Road on Goat Island. Gallman told the board the site is part of a community where short‑term rentals already operate and that guests typically access the island by boat and use nearby marina parking. Board member Trueslow recused himself from that case; the remaining members approved the special exception after a motion by Board member Sadell and a second by Neil. Staff noted prior EHR approvals on Goat Island and recommended the same STRP/site‑plan conditions.

Robert Louis Bella III sought conversion of a limited home rental to an EHR at 1535 Harborview Road (owner occupied). Bella told the board he lives five minutes from the property and personally manages issues when they arise. Staff said no complaints had been received under the prior LHR permit; the board approved the EHR request subject to the standard staff conditions.

The board also heard a request by Homer “Buster” Altheim to allow an existing, unpermitted detached accessory shed at 2388 Soligree (Solaree overlay) that encroaches into the 35‑foot critical‑line setback and the 15‑foot buffer. Environmental concerns were raised in public comment: Susan Kershaw, who identified herself as a Johns Island resident, urged the board to protect marsh buffers and argued that upland migration space for marsh vegetation is critical as sea levels rise.

Altheim said the shed sits on concrete blocks, that no soil was disturbed, and that he uses the structure for personal, noncommercial storage. After initial debate and a failed motion to deny, the board approved the variance to reduce the critical‑line setback to 7.3 feet and the critical‑line buffer to 7.3 feet, adding two staff‑recommended conditions: a stormwater mitigation measure (for example rain barrels or rain gardens) and that the property owner obtain required zoning and building permits for the unpermitted structure. Board member Neil moved to approve the variance, seconded by Jordan; the motion carried with one board member opposed.

Votes at a glance

- BZA12‑24‑00834 (deferred): Applicant Revere Group/1421 Aplin Drive — motion to defer to April made by Mr. Jordan, seconded; case deferred. - BZA1224‑00829 (approved): Julian Hodgman, 1546 Little Rock Blvd. (James Island) — special exception (EHR) approved; motion by Trueslow, second by Neil; unanimous. Conditions: STRP/site plan review; comply with Article 6.8; max 144 days/year; enforce noise ordinance. - BZA1224‑00830 (approved): Janitza Laguna (The Grace Shack LLC), 1417 Tarington Lane — EHR approved; motion by Trueslow, second by Brown; unanimous. Same staff conditions applied. - BZA1224‑00831 (approved): Jeff Gallman, 2325 Captain John Hunt Road (Goat/"Good" Island) — EHR approved; Mr. Trueslow recused; motion by Sadell, second by Neil; unanimous of voting members. Conditions: STRP/site plan, Article 6.8 compliance, 144‑day limit, noise enforcement. - BZA1224‑00832 (approved): Robert Louis Bella III, 1535 Harborview Road — EHR conversion approved; motion by Sadell, second by Brown; unanimous. Conditions as above. - BZA1224‑00833 (variance approved): Homer Buster Altheim, 2388 Soligree Road — variance reducing the critical line setback and buffer to 7.3 feet approved; motion by Neil, second by Jordan; carried (one dissent). Conditions: stormwater mitigation and obtain required zoning/building permits.

What this means

Approvals do not remove future compliance obligations: staff reminded applicants that zoning permits, inspections and any required building/electrical permits must be obtained and that variances/permissions granted by the BZA are subject to the county’s development review and building code processes. Short‑term rental approvals are limited to 144 aggregate days per calendar year under the staff recommendation adopted by the board.

Next steps

Final written decisions will be mailed to applicants by certified mail within 10 working days. Applicants approved for STR use were told to contact Charleston County planning and zoning staff to complete STRP limited site plan review and to confirm any required permits or inspections.

(Reporting note: quotes and attributions come from the public hearing transcript and the applicants’ oral statements to the board.)