North Beach Board of Appeals approves two short-term vacation rental special exceptions

The North Beach Board of Appeals voted unanimously April 27, 2026, to approve special-exception short-term rental permits for homes at 4038 8th Street and 4115 9th Street.

Applicants and staff described repairs, on-site utilities and parking plans during public hearings before the board. Jordan Mixter, who said he and his wife, Jamie Kingsley, bought the 4038 8th Street house in December and have worked on the foundation and landscaping, told the board, “Our intention is really just to do some short term rentals.” Mixter said he and his wife live in Washington, D.C., and expect to rent the property infrequently in June and July while using it primarily as a second home.

For the 4115 9th Street property, Cindy Mata (described in the file as Cynthia/Cindy Mata) said she and her family have invested in extensive interior and exterior rehabilitation and plan to screen renters to attract families rather than large events. Mata said, “We put a lot of blood, sweat, and tears into the property.”

Planning and zoning staff reported no code-enforcement issues for either property. Planning & Zoning Director Rick Crump noted that the 4115 9th Street parcel lies in a state-designated critical area near Chesapeake Bay tributaries but said the owners did not add impervious surface and installed on-site stormwater management to contain roof runoff, a material improvement for critical-area standards. As Crump explained, “They did control and put stormwater management on the property that contains all of the runoff that comes from the roof.”

Board members framed their review around the town-code standard for special exceptions (cited in the hearing as section 3.401 and related provisions). Chair Jim Bradshaw read the burden-of-proof instruction to applicants before asking a set of code-based questions about public health and safety, neighborhood harmony, property values, utilities, traffic, and regulatory conformity. Applicants answered that the rentals would not endanger public health or safety, would be harmonious in character after the renovations, would not harm property values, and conform to district regulations. Both applicants confirmed they will maintain a town rental license, follow a maximum-occupancy rule the board cited (three occupants per bedroom), prohibit subleasing, house pets indoors, and comply with any reinstated town parking-permit requirements (owners agreed to maintain two permits if a system is reintroduced).

Board members also asked about parking capacity and neighborhood impact. Mixter said the 4038 8th Street property comfortably fits two cars and could squeeze a third for small vehicles; he said he has given neighbors his cell number to address any parking problems. Mata said she has added parking and planned off-street parking for at least one car and an apron that can accommodate another.

No public comments were filed through the town-hall portal for either application; Town Clerk Stacy Beiler confirmed that no written public comment had been received.

Motions to approve each special exception were made and seconded on the record. Board member Jessica Kayser moved to approve the 4038 8th Street application; the board voted in favor. Sheila Morgan Johnson moved to approve the 4115 9th Street application; that motion also passed. The board announced the approvals and offered congratulations to both applicants.

After the votes, the board discussed an administrative change: adding the board’s standard code-based questions to the written application so applicants provide a short written justification tied to the town code. A staff member noted that written justifications and explicit citations to the controlling town-code sections strengthen the record in case of appeals; the board directed staff to incorporate the questions into the application process and to include code citations in staff reports.

The Board of Appeals closed the meeting after approving the two special exceptions. The applicants will be required to maintain their town rental licenses and follow the conditions described on the record.