Zoning board grants seawall variance so owners can raise wall now, defer full elevation until redevelopment

Zoning Board of Adjustment members on April hearing approved a variance letting the owners of 800 Lakeview Drive build a new seawall to 5.56 feet NGVD now, with the structure designed so it can be raised later to the 7.26-foot new-construction standard when the upland property is substantially redeveloped.

The variance was requested because the existing two-story home on the property — built in 1941 and occupied by owners Ariel and Lilium Furst since 1994 — sits at a lower elevation than the code'required new-seawall height. Staff recommended approval with a condition that the wall must be raised to 7.26 feet NGVD if the home is substantially improved or the upland property is redeveloped.

Planning staff explained the city code requires either a minimum elevation of 5.56 feet NGVD for repairs (with capacity for future increase to 7.26) or 7.26 feet NGVD for brand-new seawalls. Staff said the applicants proposed the lower elevation now but would design the seawall so it can be raised later. Matt Amster, attorney for the applicants, said preserving the existing 1941 home and nearby mature royal palms motivated the approach and that public-works staff inspected and supported the plan. "We respectfully request your approval of this variance," Amster told the board.

Owner Ariel Furst told the board he had discussed the issue with city staff years ago and does not intend to demolish the historic house. "I respectfully ask that you approve my request," Furst said, adding that the proposal is intended to preserve the property's historic character while improving resilience.

Kirk Lofgren, the applicants' coastal engineer, described construction details and the expected seepage patterns through typical seawall panel joints. He confirmed the proposed wall would be built so it can later be raised to meet the higher standard. Planning and public-works staff said director Joe Gomez visited the site and supported the variance because adjacent properties and side-yard retaining walls provide protection and the proposed wall will be raised two feet from current conditions.

Board members discussed the city'wide goal of moving to higher seawall standards but said the condition requiring a future raise at substantial improvement protects long-term resiliency. Board member Michael Aronson moved to approve the variance; the motion passed.

The order includes a condition that "any substantial improvements to the existing home and/or redevelopment of the upland property shall require that the seawall be raised to an elevation of 7.26 feet NGVD." The board'approved motion did not change the condition that future redevelopment triggers full compliance with the 7.26-foot new-construction requirement.

The applicant received the variance and the board closed the item.

Votes at a glance: Motion to approve the seawall variance (mover: Michael Aronson; second: Miss Malakoff). Vote recorded as favorable by the board and motion passed.

Context and next steps: The seawall will be built to a working elevation of 5.56 feet NGVD and structurally designed to support a future increase to 7.26 feet NGVD if the home is substantially improved or redeveloped. Any future elevation work will be reviewed under applicable public works and building-department procedures.