The Miami Beach Historic Preservation Board is scheduled to consider a variance request from Zachariah Cohen of ZCLL IX LLC for the property at 1835 Michigan Avenue, a 1931 Med-Revival single-family home in the Palm View Historic District. The applicant seeks to repair the existing seawall while maintaining its current elevation of 4.48 feet NGVD — more than a foot below the city's minimum required height of 5.56 feet NGVD.

Planning staff recommends denial of the variance, citing documented flooding that has impacted neighboring properties and public areas. Code compliance photos from October 2025 show tidal waters flowing overland through the property, with sandbags deployed at an adjacent property. The applicant has received multiple code violations — the first in May 2023 for a deteriorated seawall, and a second in October 2025 for failing to maintain flood mitigation infrastructure. Staff also found that the applicant has not adequately considered sea level rise projections as required under city review criteria.

The case was previously heard at the November 18, 2025 HPB meeting and continued at the applicant's request. Should the board deny the variance, the applicant would be required to raise the seawall by at least one foot; if repairs are deemed substantial by city departments, the minimum required height increases to 7.26 feet NGVD — an increase of nearly three feet from current conditions.