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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 requirements in order to repair the existing deteriorated seawall along the property. The existing seawall elevation ranges from 4.48' to 4.77' NGVD, which is below the minimum required elevation of 5.56' NGVD (4.0' NAVD). 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.

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 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 poses no safety hazard in its current condition.

  • Sealing cracks in the seawall with hydraulic concrete
  • Repainting the seawall
  • Submission of after-the-fact permit application (#BR2409353)
  • Structural engineering inspection and sealed report confirming seawall safety
Staff Recommendation
DENIAL

Compliance Findings:

✗ Sea Level Rise: Not Satisfied ✗ Variance Conditions: Not Satisfied
Key Issues
  • Existing seawall elevation (4.48'–4.77' NGVD) is below the minimum required height of 5.56' NGVD (4.0' NAVD)
  • Active code violations for deteriorated seawall (US2023-04466) and failure to maintain flood mitigation infrastructure (CC2025-21363)
  • Documented flooding from the property onto neighboring properties and public right-of-way
  • Applicant failed to consider present flooding of the property and impact on surrounding properties (sea level rise criterion E not satisfied)
  • Application does not satisfy the conditions for granting variances under Section 54-55
  • Application does not satisfy practical difficulty and hardship criteria under Article 1, Section 2 of the Related Special Acts
  • Applicant's letter of intent contains an error — elevations listed in NAVD instead of NGVD
  • Applicant was not in attendance at the February 10, 2026 hearing, causing a continuance
  • If repairs are deemed substantial, the required seawall height would increase to 7.26' NGVD (an increase of 2.78 feet)
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, November 10, 2026

09:00 AM

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