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Property

Image extracted from submitted plans. See full documents in the attachments section below.

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

The applicant is requesting a variance from the minimum seawall height requirement of 5.56' NGVD (4.0' NAVD) in order to repair an existing deteriorated seawall along the property at its current lowest elevation of 4.48' NGVD (2.92' NAVD), a difference of 1.08 feet below the required minimum. The property has received multiple code violations related to the deteriorated seawall and its failure to prevent tidal waters from flowing overland onto neighboring properties. If the variance is denied, the applicant must repair the seawall to at minimum the code-required height, and if repairs are deemed substantial, the seawall must be raised to 7.26' NGVD.

From the Letter of Intent

The applicant is requesting a variance to allow an existing seawall at 1835 Michigan Avenue to remain at its current height of 4.5-4.7 feet NAVD, which is below the minimum required height of 5.7 feet NAVD under Section 54-62 of the Miami Beach Land Development Regulations. The seawall has been repaired (cracks sealed with hydraulic concrete and repainted) and certified as structurally sound by a licensed structural engineer. The applicant seeks to avoid full demolition and reconstruction of the seawall, arguing it is unnecessary given its certified structural integrity.

  • Sealing cracks with hydraulic concrete
  • Repainting the seawall
  • Submission of after-the-fact permit application (#BR2409353)
  • Structural engineering inspection and sealed report confirming seawall safety
  • Sealed Elevation Certificate prepared by Survey Pros, Inc.
Staff Recommendation
DENIAL

Compliance Findings:

✗ Sea Level Rise: Not Satisfied ✗ Variance Conditions: Not Satisfied
Key Issues
  • Existing seawall elevation (4.48'-4.77' NGVD) falls below the minimum required height of 5.56' NGVD for non-substantial repairs
  • Active code violations for deteriorated seawall (US2023-04466) and failure to maintain flood mitigation infrastructure (CC2025-21363)
  • Documented flooding of the property with tidal waters flowing overland onto neighboring properties and public right-of-way
  • Applicant failed to attend the February 10, 2026 hearing, causing a continuance
  • Applicant's letter of intent mistakenly indicates elevations in NAVD rather than NGVD as shown in the survey
  • Applicant has not taken into consideration the present flooding of the property and impact on surrounding properties (Sea Level Rise criterion E not satisfied)
  • Plans and documents do not satisfy Article 1, Section 2 of the Related Special Acts (practical difficulty and hardship criteria)
  • Plans do not comply with variance conditions under Section 54-55 of the City's General Ordinances
  • Granting the variance could result in increased flood heights and additional threats to public safety and neighboring properties
  • If repairs are deemed substantial, the required seawall height would be 7.26' NGVD, an increase of 2.78 feet over current elevation
Property Details
Historic District Palm View
Year Built 1931
Style Mediterranean 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 Mediterranean Revival
Stories 2
Meeting

Tuesday, July 14, 2026

09:00 AM

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