The Miami Beach Board of Adjustment on Oct. 17 approved an after-the-fact variance that will legalize an enclosed terrace at a two-story home on North Meridian Avenue, increasing the property's lot coverage to 31.3 percent.

Staff told the board the enclosure had been built without a permit and increased lot coverage by about 1.3 percent, an increase of roughly 121 square feet over the 30 percent maximum for two-story homes. The enclosure includes fixed glass panels and did not alter the original beams and columns, the applicant's representative said.

At the hearing the applicant's representative, identified on the record as a representative of Volca LLC, said the homeowner is elderly and uses a wheelchair and that the enclosure was installed to provide more usable space. Staff reported the building and code departments had issued a violation and that the applicant was working to bring mechanical, plumbing and electrical work into compliance.

Board member Miss Mermeli moved to approve the after-the-fact variance; the motion was seconded by Mr. Silvers. The motion carried with one dissent: Board member Mister Davis voted against approval, and the remaining voting members approved the variance.

Board staff noted that legalizing the structure would affect official building records: the building department would forward updated information to the property appraiser, which could affect taxable living area and property tax assessments.

The board approved the variance subject to the conditions in the draft order filed with staff. The approval was procedural legalization of existing construction; no demolition or immediate physical changes were ordered by the board at the Oct. 17 meeting.