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10-31-19 CESM Meeting Agenda Packet City of Atlantic Beach Amended Agenda Special Called Code Enforcement Special Magistrate Meeting Thursday, October 31, 2019 - 10:00 a.m. City Hall, Commission Chamber, 800 Seminole Road Page(s) 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. APPROVAL OF MINUTES None. 4. ADMINISTRATION OF OATH 5. OLD BUSINESS None. 6. NEW BUSINESS 6.A. CASE #: 14-00000980 * 3 - 210 * NAME: Andrew Stelzmann and Wells Fargo Home Mortgage ADDRESS: 196 AND 198 Poinsettia Street CASE #14-00000980 7. ADJOURNMENT * Homesteaded Properties Please note: This meeting will be videotaped. To view the meeting video, contact Lori Diaz, Records Clerk at 247-5810 or ldiaz@coab.us. If any person decides to appeal any decision made by the Code Enforcement Special Magistrate with respect to any matter considered at any meeting, such person may need a record of the proceedings, and, for such purpose, may need to ensure that a verbatim record of the proceedings is made, including the testimony and evidence upon which the appeal is to be based. In accordance with the Americans with Disabilities Act and Section 286.26 of the Florida Statutes, persons with disabilities needing special accommodation to participate in this meeting should contact the City Clerk's Office not less than three (3) days prior to the date of this meeting at (904) 247-5800 or 800 Seminole Road. 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BASIS OF REPORT3 III.ASSESSMENT AND PHOTOGRAPHS 3 IV.GENERAL PROPERTY AND DAMAGE DESCRIPTION3 V. CONCLUSIONS 4 VI.DISCLAIMER5 ATTACHMENTS: A. PROPERTY CARD B.PHOTOGRAPHS rd 3010 3Street South, Suite C-241-80102 Page 104 of 210 Agenda Item #6.A. 31 Oct 2019 I.INTRODUCTION Alexander Grace Consulting, Inc.,was requested by Brookstone Management,to conduct an investigation of certain damage to the building located at 198 PoinsettiaStreet, Atlantic Beach, FL 32233(“Residence”).The type of damage reported by Brookstone Management, in connection with this report was waterdamagethat 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 assessmentof thestructuregenerally 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 structures obtained from the Duval County Property Appraiser website (http://www.coj.net/departments/property-appraiser.aspx). Photographsof the Residencegenerally and damaged areas in particular. III. ASSESSMENTAND PHOTOGRAPHS Property information forthe Residence is includedas 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 north 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. Residence was constructed on a shallow monolithic foundationand has exterior decks and balconies. The roof is aflatroof 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 structureis mixed. The southern halfof the duplexis 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 Residenceare in imminent failure(Pictures 1- 5), with walls visibly buckling on the second and third levels near the northeast corner (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, rd 3010 3Street South, Suite C-241-80103 Page 105 of 210 Agenda Item #6.A. 31 Oct 2019 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 communicated with AGC that the building has shifted, and additional joists are hanging 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. Stelzmann 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. rd 3010 3Street South, Suite C-241-80104 Page 106 of 210 Agenda Item #6.A. 31 Oct 2019 VI. DISCLAIMER This report is based on information 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 rd 3010 3Street South, Suite C-241-80105 Page 107 of 210 Agenda Item #6.A. 31 Oct 2019 ATTACHMENT A PROPERTY CARD rd 3010 3Street South, Suite C-241-80106 Page 108 of 210 Agenda Item #6.A. 31 Oct 2019 Page 109 of 210 Agenda Item #6.A. 31 Oct 2019 Page 110 of 210 Agenda Item #6.A. 31 Oct 2019 ATTACHMENT B PHOTOGRAPHS rd 3010 3Street South, Suite C-241-80107 Page 111 of 210 Agenda Item #6.A. 31 Oct 2019 Picture 1 – View of NE Corner looking south Picture 2 – View of NE Corner looking southwest rd 3010 3Street South, Suite C-241-80108 Page 112 of 210 Agenda Item #6.A. 31 Oct 2019 Picture 3 – View of NE Corner looking southwest Picture 4 – View of north wall looking south rd 3010 3Street South, Suite C-241-80109 Page 113 of 210 Agenda Item #6.A. 31 Oct 2019 Picture 5 – View of NE Corner looking south Picture 6 – View of NW Corner looking southwest rd 3010 3Street South, Suite C-241-801010 Page 114 of 210 Agenda Item #6.A. 31 Oct 2019 . Picture 7 – View of second level floor system failing at patio Picture 8 – View of second level walls buckling above patio rd 3010 3Street South, Suite C-241-801011 Page 115 of 210 Agenda Item #6.A. 31 Oct 2019 Picture 9 – View of light through roof soffit. 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