HPB25-0670

1835 Michigan Avenue

Single Family Home

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

An application has been filed requesting a variance from the minimum seawall height requirements in order to repair the existing seawall along the property. The applicant seeks to repair an existing seawall with the lowest elevation at 4.48' NGVD instead of meeting the minimum required height of 5.56' NGVD.

From the Letter of Intent

Request for variance to allow existing seawall to remain at its current height of 4.5-4.7 feet NAVD instead of meeting the required minimum height of 5.7 feet NAVD. The seawall has been repaired and certified as structurally sound.

  • Sealing cracks with hydraulic concrete
  • Repainting the seawall
  • Maintaining existing seawall at current elevation
Staff Recommendation
DENIAL

Compliance Findings:

✗ Sea Level Rise: Not Satisfied ✗ Variance Conditions: Not Satisfied
Key Issues
  • Deteriorated seawall causing flooding violations
  • Failure to comply with coastal infrastructure maintenance requirements
  • Tidal waters flowing overland and leaving the property
  • Impact on surrounding properties and public areas
  • Non-compliance with sea level rise and resiliency review criteria
Property Details
Historic District Palm View
Year Built 1931
Style Med-Revival
Zoning RS-4, Residential Single Family
Lot Size 14,960 SF
Applicant Zachariah Cohen / ZCLL IX LLC
Existing Building
Year Built 1931
Architect J & C Skinner
Style Med-Revival
Stories 2
Meeting

Tuesday, February 10, 2026

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