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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REPORT OF FINDINGS
Assessed Property
198 PoinsettiaStreet
Atlantic Beach, Florida 32233
AGC Number 19-10-0241
Date Assessed
August 7, 2019
Date of Report
August 15, 2019
Prepared for
Breanne Corselli
Brookstone Management Group
rd
3010 3Street South, Suite C-241-8010
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TABLE OF CONTENTS
Page(s)
I.INTRODUCTION3
II. 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
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3010 3Street South, Suite C-241-80102
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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,
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3010 3Street South, Suite C-241-80103
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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.
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3010 3Street South, Suite C-241-80104
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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
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ATTACHMENT A
PROPERTY CARD
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3010 3Street South, Suite C-241-80106
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ATTACHMENT B
PHOTOGRAPHS
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3010 3Street South, Suite C-241-80107
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Picture 1 – View of NE Corner looking south
Picture 2 – View of NE Corner looking southwest
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3010 3Street South, Suite C-241-80108
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Picture 3 – View of NE Corner looking southwest
Picture 4 – View of north wall looking south
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3010 3Street South, Suite C-241-80109
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Picture 5 – View of NE Corner looking south
Picture 6 – View of NW Corner looking southwest
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3010 3Street South, Suite C-241-801010
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.
Picture 7 – View of second level floor system failing at patio
Picture 8 – View of second level walls buckling above patio
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3010 3Street South, Suite C-241-801011
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Picture 9 – View of light through roof soffit.
Picture 10 –View of second level floor system failing at patio
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3010 3Street South, Suite C-241-801012
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