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EXHIBIT 10Alexander Grace Consulting, Inc. REPORT OF FINDINGS Assessed Property 198 Poinsettia Street Atlantic Beach, Florida 32233 AGC Number 19-10-0241 Date Assessed August 7, 2019 Date of Report August 15, 2019 Prepared for Breanne Corseln Brookstone Management Group 3010 3�'� Street South, Suite C � Jacksonville Beach, FL 32250 � 904-241-8010 EXHIBIT Agenda Item #6.A. 31 Oct 2019 Page 103 of 210 Agenda Item #6.A. 31 Oct 2019 a Alexander Grace Consulting, Inc. TABLE OF CONTENTS Pae s I. INTRODUCTION 3 II. BASIS OF REPORT 3 III. ASSESSMENT AND PHOTOGRAPHS 3 IV. GENERAL PROPERTY AND DAMAGE DESCRIPTION 3 V. CONCLUSIONS VI. DISCLAIMER ATTACHMENTS: A. PROPERTY CARD B. PHOTOGRAPHS 4 5 3010 3rd Street South, Suite C � Jacksonville Beach, FL 32250 � 904-241-8010 2 Page 104 of 210 Agenda Item #6.A. 31 Oct 2019 I. INTRODUCTION Alexander Grace Consulting, Inc., was requested by Brookstone Managetnent, to conduct an investigation of certain damage to the building located at 198 Poinsettia Street, Atlantic Beach, FL 32233 ("Residence"). The type of damage reported by Brookstone Management, in connection with this report was water damage that has caused significant wood rot in multiple levels of the Residence. The Residence was visited by a representative of Alexander Grace Consulting, Inc., (Engineer) on August 8, 2019. II. BASIS OF REPORT This report is based on the following: • A phone call with Breanne Corselli of Brookstone Management. • Physical assessment of the structure generally and damaged areas in particular. • A site visit with representatives of the Atlantic Beach Building Department on August 8, 2019. • Review of information regarding the property and • Photographs of the Residence generally and damaged areas in part shuctures obtained from the Duval County Property Appraiser website (http:!/www.coj.net/deparhnents/property-a ppraiser.aspxla III. ASSESSMENT AND PHOTOGRAPHS Property information for the Residence is included as Attachment A. Photographs of the Residence and certain damages areas are attached as Attachment B. Photographs 1-5 show a representative sample of damage to the nort h and east facing walls and roof. Photographs 6-10 show close-ups of several of those damaged areas. IV. GENERAL PROPERTY AND DAMAGE DESCRIPTION The Residence is a wood -framed three-story duplex built in 1983. Rest ence was conshucte on a shallow monolithic foundation and has exterior decks and balconies. The roof is a flat roof configuration with a built-up roof system. The southern half of the duplex, 196 Poinsettia Street, is owned by Andrew Stelzmann. The overall condition of the subject structure is mixed. The southern half of the duplex is in good shape and is maintained as well as possible given the condition of the Residence. The Residence is in very poor shape. The north and east facing walls of the Residence are in imminent failure (Pictures 1- 5), with walls visibly buckling on the second and third levels near the northeast coiner (Picture 8). The second and third level floor systems at the northeast end have failed. Joists are exposed, rotten and in active failure (Picture 7, 10). Light is visible through the soffit overhang at the roof system, 3010 3d Street South, Suite C •Jacksonville Beach, FL 32250 • 904-241-8010 3 Page 105 of 210 Agenda Item N.A. 31 Oct 2019 Alexander Grace Consuihng, Inc. indicating the roofing system and the decking is deteriorated and disintegrating (Picture 6, 9). We did not have access to the roof while on site. The two units share a bearing wall where the stairs are that is about 18' long. Mr. Stelzmann indicates this wall is built of 2x4 studs staggered at 16" centers, bearing on a 2x6 plate, giving the studs a "zipper" look in plan view. Between the site visit and the writing of this report, Ms. Corselli conmiunicated with AGC that the building has shifted, and additional joists are banging below (noted above) and that the wall is bowing out further. Ms. Corselli also expressed concerns that if the corner gives, the structure could collapse. V. CONCLUSIONS Based on the above-described inspection, the following conclusions were reached by Engineer: • The damage to the Residence appears to have been caused by rainwater infiltration at the roof, seeping into the wall structures over a period, causing extensive wood rot in the northeast corner wall and floor systems. Due to this damage, the Residence is in imminent failure. It is not a matter of if, but when. • The damage to the northeast corner is severe enough that the Residence is in imminent failure. Further, when the northeast corner does fail, we believe the resulting pull on the shared bearing wall has the potential to significantly damage Mr. Stelzmann's unit. The floor systems for both units bear on this share bearing wall. Should this wall become compromised, the entire structure would collapse. As soon as is physically possible, a qualified contractor should enter the Residence and install temporary shoring in order to stabilize the structure until plans are generated that allow for demolishing the Residence while saving Mr. Stelzmann's unit. Until such time as that scope can be completed, it is our recommendation that Mr. Stelztnann vacate his property. • It is AGC's position that Mr. Stelzmann's unit can be saved. To do such, AGC will, under separate contract, provided structural calculations and details for construction to: o Reinforce the shared wall between the units o Strengthen the lateral resisting systems of the remaining structure for the current wind loading conditions required by the 2017 Florida Building Code and the Atlantic Beach Building Department. This may include, but not be limited to, adding shear walls and associated foundations to the existing structure. 3010 3T'� Street South, Suite C •Jacksonville Beach, FL 32250 • 904-241-8010 4 Page 106 of 210 Agenda Item N.A. 31 Oct 2019 Alexander Croce Consuihng, Inc. VI. DISCLAIMER This report is based on infoi7nation available to Engineer at the time this report was prepared. Engineer's observations were limited to a review of readily and visually available aspects of the condition of existing structures and representations made by Brookstone Management. If additional information is presented to or discovered by Engineer, Engineer reserves the right to review and, in Engineer's sole discretion, revise this report and its conclusions considering new information. Respectfully submitted, Geoffrey W. Gartner, PE License No. 59328 3010 3Td Street South, Suite C � Jacksonville Beach, FL 32250 � 904-241-8010 5 Page 107 of 210 Agenda Item N.A. 31 Oct 2019 r� �� EC11 Alexander Grace CansulHng, Inc. ATTACHMENT A PROPERTY CARD 3010 3rd Street South, Suite C • Jacksonville Beach, FL 32250 • 904-241-8010 6 Page 108 of 210 8/15/2019 Property Appraiser -Property Details STELZMANN ANDREW A Primary Site Address Official Record Book/Page 196 POINSETTIA ST 196 POINSETTIA ST 140491100445 ATLANTIC BEACH, FL 32233 Atlantic Beach FL 32233 196 POINSETTIA ST Prnnprty Dptsil Value Summary RE # 170636-0500 Tax District USD3 Property Use 0100 Single Family IIIIII# of Buildings 1 Legal Desc. For full legal description see Land & Legal section below Subdivision 03115 SALTAIR SEC 03 Total Area 2507 The sale of this propert y may result in higher property taxes. For more information go to Save Our Homes and our Property. Tax Estimator . 'In Progress' property values, exemptions and other supporting Information on this page are part of the working tax roll and are subject to change. Certified values listed in the Value Summary are those certified in October, but may include any official changes made after certification Learn how the Proper Appraiser's Office values property_ Agenda Item N.A. 31 Oct 2019 Tile # 9416 Value Desai tion 018 Certified 2019 Assessed Value In Progress _ Value Method LAMA LAMA $86,195.00 Total Building Value $94,585.00 Extra Feature Value $928.00 $955.00 Land Value (Market) $129,500.00 $140,000.00 Land Value (Agnes) $0.00 $0.00 3ust (Market) Value $225,013.00 $227,150.00 Assessed Value $157,713.00 $160,70940 Cap Diff/Portability Amt $67,300.00 / $0.00 $66,441.00 / $0.00 Exmmjons $50,000.00 See below Taxable Value $107,713.00 See below Taxable Values and Exemptions — In Progress If there are no exemptions applicable to a fazing authority, the Taxable Value is the same es the Assessed Value listed above In the Value Summary box. County/Municipal Taxable Value S)RWMD/FIND Taxable Value School Taxable Value Assessed Value Sale Date $160,709.00 Assessed Value $160,709.00 Vacant/Improved Assessed Value 6/18/2007 $160,709.00 WD - Warranty Deed Unqualified I Improved 13526-01745 9/15/2006 $531400.00 QC - Quit Claim Unqualified Improved 12045-00919 Homestead (HX) -$ 25,000.00 Homestead (HX) - $25,000.00 Homestead (HX) - $25,000.00 ........................................................................................................... ......" .................................................................................................................... 6/2/2000 $90,000.00 WD - Warranty Deed ................................................................................................................ Improved 08194-00598 Homestead Banding 196.031(1)(b) (HB) - $25,000.00 Homestead Banding 196.031(1)(b) (HB) - $25,000.00 Taxable Value $135,709.00 WD - Warranty Deed Unqualified Improved 05714-01942 10/21/1983 $52,000.00 WD - Warranty Deed Taxable Value $110,709.00 Taxable Value $1101709.00 WD - Warranty Deed Unqualified Hist�ry age Extra Features LN Feature Code I Feature Description Bldg. I Length � Width I Total Units Value (S FPPR7 I Fireplace Prefab 11 10 10 12.00 I $955.00 I Land &Legal Land LN Code Use Description Zoning Front Depth I Category I Land Units Land Type Land Value I 1 10101 RES MD 8-19 UNITS PER AC I ARS -2 125.00 100.00 I Common ( 1.00 Lot I $140,000.00 Buildings Building 1 Building 1 She Address 196 POINSETTIA ST Unit Atlantic Beach FL 32233 Building Type Year Built Building Value Gross Heated Effective Type Sale Date I Sale Price Deed Instrument Type Code Qualified/Unqualified Vacant/Improved 4049-00445 14049-00445 6/18/2007 $180,000.00 WD - Warranty Deed Unqualified I Improved 13526-01745 9/15/2006 $531400.00 QC - Quit Claim Unqualified Improved 12045-00919 9/15/2004 $2051000.00 WD - Warranty Deed Qualified Improved 10473-00647 4/30/2002 $135,000.00 WD - Warranty Deed Qualified Improved 09648-01827 6/2/2000 $90,000.00 WD - Warranty Deed Qualified Improved 08194-00598 7/31/1990 $127.00 QC - Quit Claim Unqualified Improved 06356-00937 6/26/1987 $72,500.00 WD - Warranty Deed Unqualified Improved 05714-01942 10/21/1983 $52,000.00 WD - Warranty Deed Unqualified Improved 05535-01374 6/9/1982 $13,500.00 WD - Warranty Deed Unqualified Vacant 05528-02120 6/14/1982 $100.00 WD - Warranty Deed Unqualified Improved 04527-01186 4/28/1977 $71000.00 WD - Warranty Deed Unqualified Improved Extra Features LN Feature Code I Feature Description Bldg. I Length � Width I Total Units Value (S FPPR7 I Fireplace Prefab 11 10 10 12.00 I $955.00 I Land &Legal Land LN Code Use Description Zoning Front Depth I Category I Land Units Land Type Land Value I 1 10101 RES MD 8-19 UNITS PER AC I ARS -2 125.00 100.00 I Common ( 1.00 Lot I $140,000.00 Buildings Building 1 Building 1 She Address 196 POINSETTIA ST Unit Atlantic Beach FL 32233 Building Type Year Built Building Value Gross Heated Effective Type 0105 -TOWNHOUSE 1983 $86,195.00 Element Exterior Wall Roof Struct Roofing Cover Interior Wall Int Flooring Int Flooring Heating Fuel Heating Type Air Cond https://paopropertysearch.coj. net/BasiGDetail.aspx?RE=1706360500 Code 6 1 4 5 12 31 4 Detail 6 Vertical Sheet 1 Flat 4 Built Up/T&G 5 Drywall 12 Hardwood 11 Cer Clay Tile 4 Electric 4 Forted -Ducted 3 Central Leoal �_LN I Legal Desaiptton I 1 10-16 16-25-29E I 2 SALTAIR SEC 3 I 3 SI/2 LOT 684 I 1/2 Page 109 of 210 Area Area Area Finished upper 476 476 452 story 1 Balcony 56 0 8 I Element Exterior Wall Roof Struct Roofing Cover Interior Wall Int Flooring Int Flooring Heating Fuel Heating Type Air Cond https://paopropertysearch.coj. net/BasiGDetail.aspx?RE=1706360500 Code 6 1 4 5 12 31 4 Detail 6 Vertical Sheet 1 Flat 4 Built Up/T&G 5 Drywall 12 Hardwood 11 Cer Clay Tile 4 Electric 4 Forted -Ducted 3 Central Leoal �_LN I Legal Desaiptton I 1 10-16 16-25-29E I 2 SALTAIR SEC 3 I 3 SI/2 LOT 684 I 1/2 Page 109 of 210 Agenda Item N.A. 31 Oct 2019 8/15/2019 Property Appraiser - Property Details Balcony 184 0 28 I I Element I Code Detail Finished upper 476 476 452 Stories 3.000 story 1 Bedrooms 2.000 Base Area 392 392 392 I Baths 2.000 Finished Open 84 0 25 Rooms / Units 1.000 Porch Total 1668 1344 1357 2018 Notice of Proposed Prope Taxes Notice TRIM Notice 2018 TRIM Properly Record Card (PRC), This PRC reflects property details and values at the time of the original mailing of the Notices of Proposed Property Taxes (TRIM Notices) in August. Property Record Card (PRC) The PRC accessed below reflects property details and values at the time of Tax Roll Certification in October of the year listed. 2018 2017 2016 2015 2014 • To obtain a historic Property Record Card (PRC) from the Property Appraiser's Office, submit your request here: More Information ontad Us Parcel Tax Record GIS Map Map this property on Google Maps City Fees Record https://paopropertysearch.coj.net/Basic/Detail.aspx?RE=1706360500 2/2 Taxing District I Assessed Value Exemptions Taxable Value � last Year Proposed I Rolled -back Gen Govt Beaches #157,713.00 $50,000.00 $107,713.00 $851.56 $877.99 $823.48 Public Schools: By State Law $157,713.00 ;25,000.00 ;132,713.00 #548.56 $536.82 $531.02 By Local Board ;157,713.00 #25,000.00 $132,713.00 #291.05 $298.34 #281.74 FL Inland Navigation Dist. #157,713.00 $50,000.00 $107,713.00 ;3.34 $3.45 #3.25 Atlantic Beach $157,713.00 ;50,000.00 $107,713.00 ;337.28 $347.75 $325.85 Water Mgmt Dist. SJRWMD $157,713.00 $50,000.00 #107,713.00 $28.46 #27.60 #27.60 Gen Gov Voted #157,713.00 $500000.00 ;107,713.00 #0.00 $0.00 $0.00 School Board Voted $157,713.00 $25,000.00$132,713,00 $0.00 ;0.00 ;0.00 Urban Service DW $157F713,00 #50,000.00 ;107,713.00 #0.00 #0.00 $0.00 Totals #21060.25 $2.091.95 $1,992.94 _Description lust Value � Assessed Value I Exemptions Taxable Value Last Year I $202,674.00 $154,470.00 ;50,000.00 #104,470.00 Current Year Page 110 of 210 $225,013.00 I;157,713.00 $50,000.00 � #107,713.00 Page 110 of 210 Agenda Item N.A. 31 Oct 2019 Alexander Grace Consulting, Inc. ATTACHMENT B 3010 3rd Street South, Suite C � Jacksonville Beach, FL 32250 � 904-241-8010 7 Page 111 of 210 A' Or G1.* 1r f DrOF Y"r �. s� P Or Or Or t 471 V4 Ors Ito L r Or shr r !ii � d A ,d� 'r,. Agenda Item N.A. 31 Oct 2019 Alexander Grace Consulting, Inc. Picture 3 —View of NE Corner looking southwest Picture 4 —View of north wall looting south 3010 3� Street South, Suite C � 7acksonville Beach, FL 32250 � 904-241-8010 9 Page 113 of 210 Agenda Item N.A. 31 Oct 2019 Alexander Groce Consulting, Inc. Picture 5 —View of NE Corner looking south Picture 6 —View of NW Corner looking southwest 3010 3'd Street South, Suite C � Jacksonville Beach, FL 32250 � 904-241-8010 10 Page 114 of 210 • A Alexander Grace Consulting, Inc. Add Picture 7 View of second level floorpatio '^l 1 fi t of second level walls buckling abopatio Beach,3010 31 Street South, Suite C e Jacksonville FL 32250904-24ld-8010 Agenda Item N.A. 31 Oct 2019 Page 115 of 210 Alexander Grace Consulting, Inc. '`.'r'+� ' A Picture 10 — View of second level floor system failing at patio 3010 3`� Street South, Suite C � Jacksonville Beach, FL 32250 � 904-241-8010 Agenda Item N.A. 31 Oct 2019 12 Page 116 of 210 August 21, 2019 Mr. Andrew Stelzmann 196 Poinsettia Street Atlantic Beach, Florida, 32233 Re: Two -unit townhome 196 and 198 Poinsettia Atlantic Beach, Florida, 32233 Dear Mr. Stelzmann, Hand Delivery Agenda Item N.A. 31 Oct 2019 CITY OF ATLANTIC BEACH 800 SEMINOLE ROAD ATLANTIC BEACH, FL 32233 (904) 247-5800 As you and I have previously discussed, the other half of your two -unit townhouse structure has partially collapsed, due to moisture damage and decay. According to the Report of Findings for 198 Poinsettia Street prepared by AGC Consulting, Inc., dated August 15, 2019, the entire structure is in imminent danger of total collapse. I have enclosed a copy of the report, which was provided to the City by the preparer, for your information. I understand from our discussions that you have inspected your side of the building and found no signs of moisture damage, sagging, or structural failure. However, you will probably start to see moisture damage, sagging, or signs of structural failure on your side of the building in the near future as the other side continues to collapse or during the demolition process that may soon occur. During these processes, the effects to your side of the building cannot be predicted and we strongly recommend that you move out of the building now, until the building is stabilized. Additionally, your type ofbuilding —long, narrow, an d tall —requires specific bracing to resist wind loads, typically accomplished with shear walls. Due to the deterioration of the other side of the building, half of the required bracing is no longer effective, while the potential wind loads remain the same. Therefore, in accordance with IPMC section 109.1, Imminent danger, when the City of Atlantic Beach is in the path a named storm, we will have no choice but to order the complete evacuation of your building. Please note, for planning purposes, local bridges close when wind speeds exceed 39 MPH. You and I met the engineer, Geoffrey Gartner, PE, fr om AGC Consulting, Inc., on August '%, 2019. Please read his attached report for more information. Please be advised, the City of Atlantic Beach Code of Ordinances includes rules and regulations govern ing construction activities and also maintenance standards for property within the City. These standards are set forth Page 117 of 210 Agenda Item N.A. 31 Oct 2019 in the International Property Maintenance Code and the Florida Building Code and are made part of the City of Atlantic Beach Code of Ordinances in Chapter 6, Article II, Section 646, IPMC 109.1 Imminent danger. When, in the opinion of the code official, there is imminent danger of failure or collapse of a building or structure that endangers life, or when any structure or part of a structure has fallen and life is endangered by the occupation of the structure, or when there is actual or potential danger to the building.occupants or those in the proximity of any structure because of explosives, explosive fumes or vapors or the presence of toxic fumes, gases or materials, or operation of defective or dangerous equipment, the code official.is hereby authorized and empowered to order and require the occupants to vacate the premises forthwith. The code official shall cause to be posted at each entrance to such structure a notice reading as follows: "This Structure Is Unsafe and Its Occupancy Has Been Prohibited by the Code Oficial. ' It shall be unlawful for any person to enter such structure except for the purpose of securing the structure, making the required repairs, removing the hazardous condition or of demolishing the same. 4'MC, Section 111.1 Application for appeal. Any person directly affected by a decision of the code o, fjScial or a notice or order issued under this code shall have the'right to appeal to the special magistrate, provided that a written application for appeal is filed within 20 days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the requirements of this code are adequately satisfied by other means, 1PMC, Section 111.8, Stays of enforcement. Appeals of notice and orders (other than Imminent Danger notices) shall stay the enforcement of the notice and order until the appeal is heard by the special magistrate. Please contact me, if you have any questions or would like to discuss this further. Sincerely, Dan Arlington, CBO City of Atlantic Beach Building Official darlin ton@coab.us (904)247-5813 7 Page 118 of 210