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12-02-19 Code Enforcement Special Magistrate Special Called
City of Atlantic Beach Agenda Special Called Code Enforcement Special Magistrate Meeting Monday, December 2, 2019 - 9:30 a.m. Commission Chamber City Hall, 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* NAME: Andrew Stelzmann and Wells Fargo Home Mortgage ADDRESS: 196 AND 198 Poinsettia Street TRANSCRIPT-October 31, 2019 EXHIBIT 1 EXHIBIT 2 EXHIBIT 3 EXHIBIT 4 EXHIBIT 5 EXHIBIT 6 EXHIBIT 7 EXHIBIT 8 EXHIBIT 9 EXHIBIT 10 EXHIBIT 11 EXHIBIT 12- PHOTOS EXHIBIT 13 EXHIBIT 14 3 - 143 7. ADJOURNMENT Page 1 of 143 Code Enforcement Special Magistrate - 02 Dec 2019 * 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. Page 2 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 1 of 36 sheets Page 1 to 4 of 93 11/26/2019 11:46:36 AM CITY OF ATLANTIC BEACH CODE ENFORCEMENT SPECIAL MAGISTRATE HEARING Videotaped proceedings held on Thursday, October 31, 2019, before the Honorable Jeb T. Branham, Special Magistrate, commencing at 10:00 a.m., at City Hall, 800 Seminole Road, Commission Chambers, Atlantic Beach, Florida. PRESENT: JOHN W. WALLACE, Esq., Lewis, Longman & Walker. DAN ARLINGTON, COAB, Building Official. ANGELA IRIZARRY, COAB, Code Enforcement Officer. GEOFF GARTNER, Alexander Grace Consulting, Inc. REGINA KOZLOWSKI, Century 21 Lighthouse Realty. - - - 2 I N D E X1 2 - - - 3 4 CASE NO: 14-000009805 NAME: Andrew Stelzmann and Wells Fargo Home6 Mortgage 7 ADDRESS: 196 and 198 Poinsettia Street, Atlantic Beach, Florida 322338 9 - - -10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 3 P R O C E E D I N G S1 October 31, 2019 10:00 a.m. - - -2 SPECIAL MAGISTRATE: Good morning.3 Calling to order the Special Magistrate4 Code Enforcement hearing for the City of5 Atlantic Beach. Today is October 31st, 2019.6 It is 10 a.m.7 My name is Jeb Branham. I'm the special8 magistrate and I'll be presiding over the9 meeting.10 I'm going to begin by just going over some11 of the basic procedures that we'll be12 following.13 This meeting is governed by Florida14 Statutes, Chapter 162, and the Atlantic Beach15 Code of Ordinances. Those are the basic laws16 that govern what we're doing. There are other17 laws that also govern what we're doing.18 I make my decisions based upon a19 preponderance of the evidence. So that is20 whether it is more likely than not that any21 contested fact is correct.22 The City of Atlantic Beach bears the23 burden of proof in these proceedings. The24 parties to the matter that we're here on this25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 4 morning are the City of Atlantic Beach,1 Mr. Andrew Stelzmann, and Wells Fargo Home2 Mortgage.3 Is Mr. Stelzmann present?4 AUDIENCE MEMBERS: (No response.)5 SPECIAL MAGISTRATE: Is a representative6 of Wells Fargo Home Mortgage present?7 MS. KOZLOWSKI: Yes. Well, not mortgage,8 but --9 SPECIAL MAGISTRATE: Wells Fargo?10 MS. KOZLOWSKI: Yes.11 SPECIAL MAGISTRATE: And can you state12 your name for the record, please?13 MS. KOZLOWSKI: Regina Kozlowski.14 SPECIAL MAGISTRATE: Do you plan on giving15 testimony today?16 MS. KOZLOWSKI: If I have to, I guess.17 SPECIAL MAGISTRATE: Okay. The first18 thing I'd like to do is, if you are planning on19 giving testimony today, could you please raise20 your hand?21 AUDIENCE MEMBERS: (Comply.)22 SPECIAL MAGISTRATE: All right. So I'm23 going to swear all the witnesses who are24 planning on giving testimony in right now, and25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 3 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 5 to 8 of 93 2 of 36 sheets 5 you're taking an oath to tell the truth. If we1 have other witness who are not sworn in that we2 need to call later, during the order of3 proceeding, we'll do that.4 So all witnesses who are planning on5 giving testimony, please raise your hand.6 AUDIENCE MEMBERS: (Comply.)7 SPECIAL MAGISTRATE: And answer the8 question: Do you swear or affirm that the9 evidence you are about to give will be the10 truth, the whole truth, and nothing but the11 truth?12 AUDIENCE MEMBERS: (Respond13 affirmatively.)14 SPECIAL MAGISTRATE: Thank you.15 (Audience member enters the proceedings.)16 SPECIAL MAGISTRATE: Are you17 Mr. Stelzmann?18 AUDIENCE MEMBER: Yes, I am.19 SPECIAL MAGISTRATE: Mr. Stelzmann, my20 name is Jeb Branham. I'm the Special21 Magistrate over Code Enforcement --22 MR. STELZMANN: Okay.23 SPECIAL MAGISTRATE: -- for the City of24 Atlantic Beach. I'm running the hearing today.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 6 We just got started, but just went over some1 basics about the hearing, which is that it's2 governed by Florida Statute, Chapter 162, and3 the Atlantic Beach Code of Ordinances.4 Do you plan on giving testimony today?5 MR. STELZMANN: Testimony on what?6 SPECIAL MAGISTRATE: On the Code7 Enforcement matter that's --8 MR. STELZMANN: Yes.9 SPECIAL MAGISTRATE: So I swore the10 witnesses in. I'm going to swear you in as11 well.12 MR. STELZMANN: Okay.13 SPECIAL MAGISTRATE: Can you raise your14 right hand, please?15 MR. STELZMANN: Sure.16 (Complies.)17 SPECIAL MAGISTRATE: Do you swear or18 affirm that the evidence you are about to give19 will be the truth, the whole truth, and nothing20 but the truth?21 MR. STELZMANN: Yes.22 SPECIAL MAGISTRATE: All right. So you're23 pretty well caught up.24 The first stage of these proceedings is25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 7 that the City of Atlantic Beach will present1 their case, and then -- you're one of the2 respondents in this action, along with Wells3 Fargo. You will also have an opportunity to4 put on whatever evidence that you want to put5 on. Both of you will have an opportunity, if6 you want to, to cross-examine any witnesses7 that the City calls, and the City may also8 cross-examine the respondents. So it's -- it9 works very much like a trial.10 And can you give me your name, please?11 MR. WALLACE: John Wallace, Lewis, Longman12 & Walker, and I will be presenting the hearing13 today.14 SPECIAL MAGISTRATE: Excellent.15 I will announce a decision at the end of16 the hearing today. I will not provide a17 written decision at the end of the hearing, but18 later I will issue a written decision, but I19 will announce what my decision is. It will be20 followed up with a formal written decision that21 will be served on the parties to the22 proceeding.23 Evidence. We're not strictly following24 the Florida Rules of Evidence, but they are a25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 8 general guideline to what we are doing here.1 If you -- if any party disagrees with my2 decision, there are appeal rights. You have3 the right to request a rehearing from the City4 Clerk. That has to be done in writing within5 ten days of the execution of my written order.6 In addition to being able to request a7 rehearing, you can also appeal my decision to8 the Circuit Court for Duval County, Florida.9 That must be done within 30 days of the10 execution of my written order. Those are very11 important deadlines. If they're missed, then12 you lose your appeal rights.13 Let me also remind everyone here that the14 meeting is being recorded and it is also being15 live-streamed. If you have a cell phone, this16 is probably a good time to make sure you've got17 your ringer off. If you do need to take a18 call, I ask that you step outside and take your19 call outside of the meeting.20 The precise matter that we are here on21 concerns structures located at 196 and 19822 Poinsettia Street in Atlantic Beach, Florida.23 Those structures, according to the record, are24 owned by Mr. Andrew Stelzmann and Wells Fargo.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 4 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 3 of 36 sheets Page 9 to 12 of 93 11/26/2019 11:46:36 AM 9 The issue is whether there is an imminent1 danger of failure of -- collapse of the2 structures, whether that endangers life and the3 occupants of the structure. So, in other4 words, is the structure dangerous such that it5 is unfit for continued use.6 With that being said, the City may begin.7 MR. WALLACE: Thank you, Judge.8 Just order of business, I have copies of9 the updated agenda, and -- do you have the10 updated agenda that was sent out last night?11 SPECIAL MAGISTRATE: I do, yes.12 MR. WALLACE: Mr. Stelzmann, do you have a13 copy of the agenda? This has the exhibits that14 I'll be referring to throughout the15 presentation.16 MR. STELZMANN: All right.17 Thank you.18 MR. WALLACE: And this is numbered. The19 actual exhibits should be numbered in there.20 (Tenders document to Mr. Stelzmann.)21 We will be referring to those numbers.22 Judge, would you like a brief overview or23 do you just want me to go directly to the24 witness?25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 10 SPECIAL MAGISTRATE: I think a brief1 overview would be helpful, particularly for the2 members of the audience.3 MR. WALLACE: Okay. So 196 -- and what4 you'll hear today is that 196 and 1985 Poinsettia Street are a -- basically, a duplex,6 although the ownership of 196 and 198 are in --7 obviously, two different people. The typical8 situation with a duplex is that they would be9 owned by a single owner.10 This is a relatively tall structure. It's11 a three-story structure. It's approximately12 28 feet tall. Each of the individual units is13 three stories, and basically the structure is14 divided down the middle.15 What I believe you will hear is that, due16 to the construction of this building, each side17 is dependent on the other. They share a common18 wall; 198 is tied into 196 through a common19 wall. And, unfortunately, over the last20 several years 198 Poinsettia has fallen into a21 severe state of disrepair. It was complicated22 by a foreclosure on 198 Poinsettia. That23 foreclosure concluded earlier this year, the24 spring, early summer of this year, and Wells25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 11 Fargo took title to that structure.1 In the course of the City speaking with2 Wells Fargo concerning the condition of 198,3 Wells Fargo engaged an engineer to perform a4 study of the -- of 198. He performed an5 inspection and subsequently issued an6 engineering report. That report was issued in7 approximately -- in mid August.8 Subsequent to that report being issued,9 Hurricane Dora [sic] passed by. And due to the10 weather that we had there, 198 became further11 dilapidated and the engineer was asked to do a12 follow-up inspection report. He did so, and13 concluded that, due to the nature of the14 dilapidation of 198 Poinsettia, it was in15 imminent danger of collapsing, and he concluded16 that its collapse would also potentially cause17 the collapse of 196 Poinsettia.18 And so that is basically how we're -- why19 we're here today.20 The engineer also concluded that, while21 you could probably correct any problem if you22 threw enough money at it, in this situation the23 structure is so far -- 198 is so far gone, that24 it would be extremely expensive to correct it25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 12 and to shore up 196. And, in any event, it1 would be impossible to do anything to shore up2 196 while Mr. Stelzmann is still in 196 because3 it would be simply too dangerous to do so.4 So what we will be asking for is an order5 requiring Mr. Stelzmann to vacate 196, and then6 we will be asking Your Honor to issue an order7 either requiring the demolition of the two8 structures or requiring Mr. Stelzmann and the9 bank to come to some agreement as to how they10 will proceed to shore up -- to take 198 down11 and shore up 196.12 So with that, I will call Ms. Angela13 Irizarry, Code Enforcement officer for Atlantic14 Beach.15 (Ms. Irizarry approaches the podium.)16 MR. WALLACE: Could you introduce17 yourself?18 MS. IRIZARRY: Hello.19 My name is Angela Irizarry.20 MR. WALLACE: And you're the Code21 Enforcement officer in Atlantic Beach?22 MS. IRIZARRY: Yes, I am.23 MR. WALLACE: How long have you been with24 Atlantic Beach?25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 5 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 13 to 16 of 93 4 of 36 sheets 13 MS. IRIZARRY: For one year.1 MR. WALLACE: Now, we're here on a Notice2 of Violation with regard to 196 and 1983 Poinsettia Street. Could you just generally4 describe the structure, 196/198 Poinsettia?5 MS. IRIZARRY: 196 and 198 is a6 three-story duplex structure that has a shared7 load-bearing common wall that goes down the8 middle of the buildings.9 MR. WALLACE: Okay. I'm going to show you10 Exhibit 1. Could you take a look at it and11 tell me what this is and -- this is going to be12 on Page 150 and 151 of the agenda packet.13 MS. IRIZARRY: This is the warranty deed14 confirming ownership of 196 to Mr. Andrew15 Stelzmann.16 MR. WALLACE: Okay. Is that the document17 that you relied on to determine Mr. Stelzmann18 owned 196 Poinsettia Street?19 MS. IRIZARRY: Yes, it is.20 MR. WALLACE: I'm going to give you21 Exhibit 2. Could you review Exhibit 2 and tell22 me what it is? And this -- Exhibit 2 is going23 to be at Page 177 of the agenda packet.24 MS. IRIZARRY: This is the Certificate of25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 14 Title issuing ownership of 198 Poinsettia to1 Wells Fargo.2 MR. WALLACE: Okay. Is that the document3 you relied upon in establishing Wells Fargo as4 the owner of 198 Poinsettia Street?5 MS. IRIZARRY: Yes, it is.6 MR. WALLACE: When was -- well, 1987 Poinsettia Street has been the subject of a8 number of Code Enforcement proceedings,9 correct?10 MS. IRIZARRY: Correct.11 MR. WALLACE: When was 198 Poinsettia12 first cited?13 MS. IRIZARRY: In April of 2014.14 MR. WALLACE: Okay. And then was it --15 was a follow-up Notice of Violation issued in16 May of that same year?17 MS. IRIZARRY: Yes, it was.18 MR. WALLACE: Okay. I'm going to hand you19 Exhibit 3. This is, excuse me, Pages 7 through20 10 of the agenda packet. Could you take a21 moment to review Exhibit 3? And let me know22 when you've finished.23 MS. IRIZARRY: (Complies.)24 Okay.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 15 MR. WALLACE: And is that the Notice of1 Violation that was issued in May of 2014 for2 198 Poinsettia Street?3 MS. IRIZARRY: Yes, it is.4 MR. WALLACE: Did the Notice of Violation5 marked as Exhibit 3 proceed to hearing for the6 Code Enforcement Board of Atlantic Beach?7 MS. IRIZARRY: Yes, it did.8 MR. WALLACE: What was the outcome of that9 hearing?10 MS. IRIZARRY: A Code Enforcement order11 was issued giving the defendant until12 January 2nd to complete repairs to the13 building. And if not, fines would be imposed14 in the amount of $250 per day.15 MR. WALLACE: Who was the owner of 19816 Poinsettia Street at that time?17 MS. IRIZARRY: Wayne -- or Scott -- Wayne18 Douglas Scott.19 MR. WALLACE: I'm going to hand you20 Exhibit 4. Exhibit 4 is -- should immediately21 follow Exhibit 3 in the agenda packet. Could22 you take a moment and review that document?23 MS. IRIZARRY: (Complies.)24 Okay.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 16 MR. WALLACE: Would you identify it for1 us?2 MS. IRIZARRY: Yes. This is the order3 imposing fine on this property.4 MR. WALLACE: And that is the order that5 was issued subsequent to the hearing on the6 Notice of Violation marked as Exhibit 3?7 MS. IRIZARRY: Correct.8 MR. WALLACE: Subsequent to the issuance9 of the order marked as Exhibit 4 --10 MS. IRIZARRY: This is actually an earlier11 order, I apologize.12 MR. WALLACE: Okay.13 MS. IRIZARRY: This was an earlier order14 from 2014. Fines were not imposed at that15 time. Fines were actually finally imposed in16 2017. There's a later order dated November17 18th.18 MR. WALLACE: November 18th of what year?19 MS. IRIZARRY: Of 2016.20 MR. WALLACE: Okay. So just to clarify21 the record, Exhibit 4 -- could you tell us the22 date of Exhibit 4?23 MS. IRIZARRY: This is dated November 17,24 2014.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 6 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 5 of 36 sheets Page 17 to 20 of 93 11/26/2019 11:46:36 AM 17 MR. WALLACE: And that is the order that1 was first associated with the Notice of2 Violation that is Exhibit 3?3 MS. IRIZARRY: Correct.4 MR. WALLACE: Okay. I'm going to hand you5 Exhibit 5. This is Pages 42 through 44 of the6 agenda packet. Could you take a moment and7 review Exhibit 5?8 MS. IRIZARRY: (Complies.)9 Okay.10 MR. WALLACE: Could you tell us what11 Exhibit 5 is?12 MS. IRIZARRY: This is a Notice of13 Violation that was issued in August --14 August 5th, 2016, following up on the case.15 MR. WALLACE: Okay. And who was that16 Notice of Violation issued to?17 MS. IRIZARRY: Wayne Douglas Scott.18 MR. WALLACE: And what violations were19 listed in Exhibit 5?20 MS. IRIZARRY: They were cited for the21 structure being unfit for human occupancy; for22 the walking service of the stairs being unsafe;23 for the property being a vacant structure and24 not being maintained; for weeds on the25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 18 property; for violations of protractive1 treatment, which is the paint that protects the2 wood surfaces; for the exterior walls being3 rotted, having rotten wood siding and a rotten4 soffit; for the roof being in disrepair; for5 the stairs having no anchors; for the structure6 being a nuisance and overall dilapidated.7 MR. WALLACE: Did the Notice of Violation8 marked as Exhibit 5 go to hearing?9 MS. IRIZARRY: Yes, it did.10 MR. WALLACE: And what was the outcome of11 the hearing on Exhibit 5?12 MS. IRIZARRY: This is the hearing where13 they were given until January 2nd of 2017 to14 correct all of these violations or fines would15 be imposed in the amount of $250 per day.16 MR. WALLACE: Okay. I'm going to hand you17 a document marked as Exhibit 6. Could you take18 a moment and review that document?19 MS. IRIZARRY: (Complies.)20 Okay.21 MR. WALLACE: Could you identify Exhibit 622 for us?23 MS. IRIZARRY: This is the Code24 Enforcement order that imposed those fines of25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 19 $250 per day if it was not in compliance by1 January 2nd.2 MR. WALLACE: Did that order find3 violations of all of the provisions cited in4 Exhibit 5?5 MS. IRIZARRY: Yes, it did.6 MR. WALLACE: Were the repairs and -- the7 repairs ordered by the order marked as8 Exhibit 6 undertaken?9 MS. IRIZARRY: No.10 MR. WALLACE: All right. I'm going to11 hand you a document that is marked as12 Exhibit 7. Exhibit 7 is Page 68 of the agenda13 packet. Would you just take a moment and14 review that document?15 MS. IRIZARRY: (Complies.)16 Okay.17 MR. WALLACE: Could you identify18 Exhibit 7?19 MS. IRIZARRY: This is a memo that was20 issued to our files and to our record regarding21 198, in which the building official, Dan22 Arlington, documented his opinion that the --23 198 Poinsettia was no longer repairable and24 that it needed to be demolished.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 20 MR. WALLACE: What is the date of1 Exhibit 7?2 MS. IRIZARRY: March 7th, 2019.3 MR. WALLACE: Could you read the full text4 into the record?5 MS. IRIZARRY: It says:6 Background, 196 and 198 Poinsettia Street7 are each one-half of a townhouse-type8 structure. The structure was built in 1983.9 It is a three-story, wood frame structure and10 does not appear to comply with current building11 codes regarding fire resistance rated and12 structurally independent separation walls.13 Based on my on-site inspections of 19814 Poinsettia, one-half of the two-unit townhouse15 structure -- the wood-framed walls, floors,16 ceiling assemblies and roof -- are moisture17 damaged and deteriorated past the point of18 repair and must be demolished at least down to19 the slab.20 When demolished, the existing adjacent21 196 Poinsettia will have to be protected from22 damage, supported where needed, and the newly23 exposed wall made weatherproof, complying with24 the Florida Building Code.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 7 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 21 to 24 of 93 6 of 36 sheets 21 Please contact me if you have any1 questions.2 Dan Arlington.3 MR. WALLACE: And that was a memorandum to4 the file?5 MS. IRIZARRY: Correct.6 MR. WALLACE: Just backing up a little7 bit, could you just quickly thumb through8 Exhibits 1 through 7 and tell us whether all of9 those exhibits are certified copies of records10 of the City of Atlantic Beach?11 MS. IRIZARRY: So all but the warranty12 deed.13 MR. WALLACE: And --14 MS. IRIZARRY: And that is certified by15 the City of Jacksonville.16 MR. WALLACE: Okay. And the Certificate17 of Title, is that also certified by the Clerk18 of Court for Duval County, Florida?19 MS. IRIZARRY: Yes, it is.20 MR. WALLACE: Okay. I'm going to give you21 a document marked as Exhibit 8. Exhibit 8 is22 Pages 71 through 73 in the agenda packet.23 Could you take a moment and review Exhibit 8?24 MS. IRIZARRY: (Complies.)25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 22 Okay.1 MR. WALLACE: Do you recognize that2 document?3 MS. IRIZARRY: Yes, I do.4 MR. WALLACE: And what is it?5 MS. IRIZARRY: This is a violation notice6 sent to Wayne Douglas Scott ordering him to7 demolish and -- the property at 198 Poinsettia.8 MR. WALLACE: What is the date of9 Exhibit 8?10 MS. IRIZARRY: April 26th, 2019.11 MR. WALLACE: At that time, had any of the12 various corrective actions that had been13 ordered by the Code Enforcement Board for14 198 Poinsettia Street been undertaken?15 MS. IRIZARRY: No, they had not.16 MR. WALLACE: Did that document, that17 notice ever go to hearing before the magistrate18 or the Code Enforcement Board?19 MS. IRIZARRY: Wayne Douglas Scott was20 noticed for hearing and then the property21 changed hands to Wells Fargo. We did take this22 property to hearing to review the fines on the23 property.24 MR. WALLACE: When you say it changed25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 23 hands, that -- that was basically the1 foreclosure went through and the sale?2 MS. IRIZARRY: Correct.3 MR. WALLACE: I am going to hand you what4 has been marked as Exhibit 9. Could you take a5 moment and review that? Exhibit 9, excuse me,6 is Pages 76 through 80 of the agenda packet.7 MS. IRIZARRY: (Complies.)8 Okay.9 MR. WALLACE: Could you tell us what10 Exhibit 9 is?11 MS. IRIZARRY: This is a Code Enforcement12 order reducing the fines on the property from13 $230,000 down to $5,000.14 MR. WALLACE: And why were those fines15 reduced to $5,000?16 MS. IRIZARRY: The City was trying to make17 the property more viable for an investor to18 purchase it and someone who would purchase the19 property and do the repairs or do the20 demolition.21 MR. WALLACE: Subsequent to the issuance22 of the order marked as Exhibit 9, were you23 in contact with the representatives from24 Wells Fargo concerning the state of 19825 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 24 Poinsettia Street?1 MS. IRIZARRY: Yes.2 MR. WALLACE: And could you just summarize3 those discussions for us?4 MS. IRIZARRY: From the time Wells Fargo5 took title to the property, we notified them6 that an order was outstanding on the property7 to be demolished. Wells Fargo agreed to the8 demolition. They were -- their hands were tied9 until they actually took ownership of the10 property, after the foreclosure went through.11 And then once the foreclosure occurred, they've12 taken steps to try to move forward in that13 direction.14 MR. WALLACE: What was the actual date15 that Wells Fargo took title to 198 Poinsettia16 Street?17 MS. IRIZARRY: The Certificate of Title is18 issued on January 19th, 2019. Sorry, the19 action -- the foreclosure action was on20 June 19th, 2019, and the Certificate of Title21 was recorded on July 1st.22 MR. WALLACE: 2019?23 MS. IRIZARRY: 2019.24 MR. WALLACE: All right. So at some point25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 8 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 7 of 36 sheets Page 25 to 28 of 93 11/26/2019 11:46:36 AM 25 did Wells Fargo engage an engineer to perform1 an analysis of 198 Poinsettia Street?2 MS. IRIZARRY: Yes, they did.3 Initially, they contracted with an4 engineer in August of 2019.5 MR. WALLACE: And what was the name of the6 engineer?7 MS. IRIZARRY: Geoff Gartner.8 MR. WALLACE: I'm going to show you9 Exhibit 10. This is going to be Pages 10310 through 116 of the agenda packet. Could you11 take a look at Exhibit 10 and let me know when12 you finish?13 MS. IRIZARRY: (Complies.)14 Okay.15 MR. WALLACE: Do you recognize that16 document?17 MS. IRIZARRY: Yes, I do.18 MR. WALLACE: What is it?19 MS. IRIZARRY: This is the initial report20 of findings that was issued by the engineer21 regarding 198 Poinsettia.22 MR. WALLACE: And what is the date of that23 report?24 MS. IRIZARRY: August 15th, 2019.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 26 MR. WALLACE: And who did you receive1 that -- or did you receive a copy of that2 report?3 MS. IRIZARRY: Yes, I did.4 MR. WALLACE: Who did you receive it from?5 MS. IRIZARRY: Geoff Gartner.6 MR. WALLACE: I'm going to show you what I7 have marked as Exhibit 11. This exhibit is8 Pages 119 through 149 of the agenda packet.9 Could you take a moment and review Exhibit 11?10 MS. IRIZARRY: (Complies.)11 Okay.12 MR. WALLACE: Do you recognize it?13 MS. IRIZARRY: Yes, I do.14 MR. WALLACE: What is it?15 MS. IRIZARRY: This is the report of16 findings that was issued by Geoff Gartner on17 October 2nd, 2019, regarding 198 and 19618 Poinsettia.19 MR. WALLACE: Okay. Did you also receive20 a copy of that document?21 MS. IRIZARRY: Yes, I did.22 MR. WALLACE: And who did you receive that23 from?24 MS. IRIZARRY: From Geoff Gartner.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 27 MR. WALLACE: Now, between the initial1 report that's marked as Exhibit 10 and the2 subsequent report marked as Exhibit 11, what3 happened?4 MS. IRIZARRY: Hurricane Dorian occurred5 and caused the structure to deteriorate even6 more.7 MR. WALLACE: Okay. I am going to hand8 you -- pardon me. Have you, yourself, been to9 196 and 198 Poinsettia Street?10 MS. IRIZARRY: Yes, I have.11 MR. WALLACE: When were you last there?12 MS. IRIZARRY: October 28th.13 MR. WALLACE: I am going to hand you14 what's been marked as Exhibit 12. These are a15 series of photos. They are on Pages 18116 through 200 of the agenda. Could you take a17 moment and review those? And those are18 double-sided, I apologize for that.19 MS. IRIZARRY: (Complies.)20 Okay.21 MR. WALLACE: Now, what is the date of the22 first page of -- the photo on the first page of23 that packet?24 MS. IRIZARRY: October 17th, 2016.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 28 MR. WALLACE: Okay. Could you take a look1 at the -- all of the subsequent pages and tell2 me what their dates are?3 MS. IRIZARRY: There's one photo dated4 April 11th, 2019, and the rest are5 October 28th, 2019.6 MR. WALLACE: The photos within7 Exhibit 12, dated October 28th, 2019, were you8 present when those photographs were taken?9 MS. IRIZARRY: Yes, I was.10 MR. WALLACE: Do they accurately reflect11 the condition of 198 Poinsettia Street on12 October 28th, 2019?13 MS. IRIZARRY: Yes, they do.14 MR. WALLACE: Nothing further.15 SPECIAL MAGISTRATE: Are you going to be16 calling Mr. Arlington?17 MR. WALLACE: I will be.18 SPECIAL MAGISTRATE: Okay. I don't have19 any questions for Ms. Irizarry.20 MR. WALLACE: So either --21 SPECIAL MAGISTRATE: Yeah, I'll ask him.22 So either Wells Fargo or Mr. Stelzmann,23 you have the opportunity to ask Ms. Irizarry24 questions. Would you like -- would either of25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 9 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 29 to 32 of 93 8 of 36 sheets 29 you like to do that?1 MR. STELZMANN: Yes.2 SPECIAL MAGISTRATE: Okay. Why don't you3 start?4 MR. STELZMANN: Okay. Do I --5 SPECIAL MAGISTRATE: Please come up to the6 podium, yes.7 (Mr. Stelzmann approaches the podium.)8 SPECIAL MAGISTRATE: And when you come up,9 just state your name for the record, and ask10 her the questions that you would like to ask11 her.12 MR. STELZMANN: Sure.13 Andy Stelzmann, 196 Poinsettia Street.14 I've read the findings and exhibits -- and15 exhibits also. This has been an ongoing16 problem since the gentleman owned the place.17 Everything you said is in accordance to what18 was -- has been going on.19 When the gentleman was owning the20 property, I even went to him and informed him21 of the fact that there were holes in the roof,22 manhole-size holes in the roof. And this is23 what's causing the deterioration of the24 property, basically, in a nutshell.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 30 Unfortunately, he did nothing, as you realize,1 the exact behavior. When you issued him all2 these warnings and citations, he did exactly3 nothing.4 So now that Wells Fargo owns it, since5 June of this year, they came to me and told me6 that it is possible to demolish their side7 without affecting my side. So I agree with8 everything in this report except for the fact9 that demolishing that side would affect my10 side. I don't agree with that, and I can give11 you reasons why if you'd like me to.12 SPECIAL MAGISTRATE: Please.13 MR. STELZMANN: Okay. The building was14 built in 1983. It did not -- as far as the15 firewall back in those days, it did not have16 the same standards of today's firewalls. I'm17 not an expert on firewalls, but I did talk with18 several construction people on firewalls.19 The existing firewall is basically about20 15 inches, maybe 20 inches apart. It has21 scattered studs. You refer to them as "zipper22 studs," I think, in your report. And there's23 insulation. So it's not a highly effective24 firewall. If one side caught fire, the other25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 31 side would easily catch fire.1 Today's standards on firewalls are much2 higher, whereas if one side of a multi-property3 unit or duplex, triplex, quadriplex, whatever,4 caught fire, the others would not catch fire.5 So the other very important part that this6 report failed to point out is, the two7 structures -- my side and his side are exactly8 the same. They're not mirror images like the9 other townhomes within the Salt Air10 neighborhood. Basically, one is like -- like11 this on the other (indicating). It's --12 they're exactly the same, except one is turned13 around on -- on the side.14 Now, one-third of the shared wall is the15 only part that's critical. That's the middle16 third. That's the only part that I share with17 the other side. And I seriously doubt, if they18 tore down the -- I believe it's the northern19 half of the unit, which is 198, it would not20 have any effect on my side because ever since21 1983, the outer third, the third that is his --22 his balcony, his outside second floor balcony,23 has been standing fine. If they tore that24 down, it would not affect my side at all.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 32 SPECIAL MAGISTRATE: Mr. Stelzmann, I'm1 going to stop you for just a second.2 MR. STELZMANN: Okay.3 MR. WALLACE: Just two points of order.4 One, I know we're less formal here, but I5 would object, based upon -- there's been no6 showing that he has the scientific background7 to render those opinions. And, two, if we're8 getting into testimony versus cross-examination9 of the witness, I just want to -- just how you10 handle that. I'm not --11 SPECIAL MAGISTRATE: Yeah. So going12 forward, if you have an objection, just object13 like you would in court.14 And as a party, Mr. Stelzmann, you have15 the same right to object as well, and I'll deal16 with them.17 So the first -- the second point is well18 taken, which is that -- when the City finishes,19 you'll have an opportunity to say everything20 that you want to say. Right now, do you have21 any questions for Ms. Irizarry?22 MR. STELZMANN: Nothing specific, no.23 SPECIAL MAGISTRATE: Okay. How much24 longer do you need to just fully state your25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 10 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 9 of 36 sheets Page 33 to 36 of 93 11/26/2019 11:46:36 AM 33 side of the case?1 MR. STELZMANN: Maybe five minutes.2 SPECIAL MAGISTRATE: I'll tell you what3 we'll do, since we're about halfway through4 with it, I'm just going to let him state his5 side of things, and then I'll give him an6 opportunity to say anything more when the City7 finishes. If there's any other8 cross-examination, we'll keep a tighter window9 on it.10 So -- I expect the City of Atlantic Beach11 is going to call several more witnesses, so12 you'll get an opportunity to cross-examine13 then, but that -- that'll -- I'll limit that14 part to just questions.15 Does that make sense?16 MR. STELZMANN: Sure.17 SPECIAL MAGISTRATE: Okay. So go ahead.18 MR. STELZMANN: Okay. So if you look at19 the blueprints which were created in 1983 and20 if you superimpose my side to the side that's21 at question today, the only shared wall is the22 middle third wall. The first third -- the only23 thing that we have in common is my balcony on24 his side. So if you tear down his side, it's25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 34 not going to affect my balcony. Now, all they1 have to do is keep that wall --2 MR. WALLACE: I object again for lack3 of -- there's been no demonstration that he has4 the expertise necessary to render that opinion.5 SPECIAL MAGISTRATE: I understand. So6 what I'll do -- we can do this two ways. You7 can cross-examine him on what his8 qualifications are or I -- I can ask him9 questions to establish -- but I want to give10 him a chance to just say his part.11 MR. WALLACE: I understand. I just wanted12 to preserve it.13 SPECIAL MAGISTRATE: I understand.14 Go ahead.15 MR. STELZMANN: Okay. Well, just for the16 record, I have contacted several general17 contractors whom I know over the years because18 I'm a real estate investor myself, and they've19 agreed with me --20 MR. WALLACE: Again, objection, hearsay.21 I know it's relaxed, but --22 SPECIAL MAGISTRATE: Yeah, so just --23 let's give him a chance to say what he wants to24 say and then what I'll suggest you do is ask25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 35 him a few basic questions about his1 qualifications and what the sources of the2 opinions are, those kinds of things, and I will3 take that as to the weight of his testimony.4 MR. WALLACE: Understood.5 SPECIAL MAGISTRATE: Okay.6 MR. STELZMANN: But the -- but the point7 that I'm trying to hone in on is the fact that,8 if you completely demolish his side, like in a9 special way -- and I've talked with many10 building contractors. They've done this11 before, where there's -- whether it's a duplex,12 whether it's a triplex, it's a very special --13 specialized type of demolition and it takes14 longer and it's more expensive because you15 can't -- you can't just come in with a backhoe16 and completely demolish the place. You have to17 be very specialized in how you take apart the18 boards, how you take apart everything in there.19 But the point I'm trying to hone in on is,20 the first third and the last third, no effect21 will take place because the only thing that's22 shared is the balcony on his side, and the23 balcony -- the back third is his balcony. So24 if you do anything there, it's not going to25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 36 affect my side. And then the first third is my1 balcony. If you do anything there, all you2 have to do is keep that wall, that three-story3 wall.4 The only critical part is the middle5 third, and I seriously doubt anything will6 happen once they demolish his side.7 SPECIAL MAGISTRATE: Anything else?8 MR. STELZMANN: That's it.9 SPECIAL MAGISTRATE: Okay. I just have a10 couple of questions for you.11 MR. STELZMANN: Sure.12 SPECIAL MAGISTRATE: Have you had any13 contractors look at the building recently for14 the specific purpose of trying to figure out15 how the deterioration --16 MR. STELZMANN: Not immediately recently,17 but over the last few months, yes.18 SPECIAL MAGISTRATE: Did they give you any19 written estimates or anything written --20 MR. STELZMANN: Nothing written, no, just21 verbal.22 SPECIAL MAGISTRATE: Did they tell you how23 long it might take to do that work?24 MR. STELZMANN: We didn't get into25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 11 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 37 to 40 of 93 10 of 36 sheets 37 specifics, no. Basically, they said, yeah, you1 could probably do it if you do it carefully.2 So they didn't tell me how long, they didn't --3 they didn't give me anything in writing,4 nothing like that, so ...5 SPECIAL MAGISTRATE: Did you have any6 questions for Mr. Stelzmann?7 MR. WALLACE: If it's okay with Your8 Honor, I'd just reserve. I'm assuming he's9 going to have something to say towards the end.10 And given that you're going to -- you mentioned11 that you would provide him that opportunity.12 I'll reserve all my cross for then if that's13 okay with you.14 SPECIAL MAGISTRATE: Okay. That's fine.15 So just to let you know how this will16 work, the City of Atlantic Beach will call some17 additional witnesses. You can sit down.18 You'll have an opportunity to come up and ask19 some questions. And when they're finished, if20 you have anything else to say, you can come up21 and say that. You can also call your own22 witnesses and we'll just work through it this23 way.24 Does Wells Fargo have any questions for25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 38 Ms. Irizarry?1 MS. KOZLOWSKI: No.2 SPECIAL MAGISTRATE: So Wells Fargo has3 indicated that they don't have any questions.4 Would you like to call your next witness?5 MR. WALLACE: Yes. I will call Dan6 Arlington.7 (Mr. Arlington approaches the podium.)8 MR. WALLACE: Could you introduce9 yourself?10 MR. ARLINGTON: I'm Dan Arlington, the11 City building official for Atlantic Beach.12 MR. WALLACE: How long have you been the13 building official for Atlantic Beach?14 MR. ARLINGTON: Five-and-a-half years.15 MR. WALLACE: And what did you do prior to16 coming to work for the City of Atlantic Beach?17 MR. ARLINGTON: I was a plans examiner for18 the -- for St. Johns County.19 MR. WALLACE: And how long did you work20 for St. Johns County?21 MR. ARLINGTON: Eleven years.22 MR. WALLACE: Tell me about your duties as23 a plans examiner for St. Johns County.24 MR. ARLINGTON: To be a plans examiner,25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 39 you have to have a State license, which I have,1 and I reviewed plans. They would -- they would2 come in, both commercial and residential. We3 would review the plans, write up any4 inconsistencies or violations, and send it back5 to the builder for corrections, and then6 eventually accept the plans and approve them.7 MR. WALLACE: And just to be clear, the8 plans you're referring to are construction9 drawings, construction plans?10 MR. ARLINGTON: Construction drawings,11 yes, sir, and other -- other documents, other12 construction documents.13 MR. WALLACE: Now, could you just describe14 briefly your duties as the building official15 for the City of Atlantic Beach?16 MR. ARLINGTON: As the building official,17 I am the administrative official for the18 Building Department. I have final say on what19 gets passed and what gets sent back for20 corrections.21 MR. WALLACE: Do you also review building22 plans, construction drawings in this capacity?23 MR. ARLINGTON: Yes.24 MR. WALLACE: What other experience, if25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 40 any, do you have in the construction industry?1 MR. ARLINGTON: I was the building2 official in Neptune Beach for five years in the3 '90s. Before that, I spent 25 years with my4 tools on as a -- I'm a carpenter by trade.5 MR. WALLACE: Okay. And do you also act6 as a general contractor?7 MR. ARLINGTON: Yes. I had a general8 contractor's license in the late '70s.9 MR. WALLACE: And have you built10 single-family homes?11 MR. ARLINGTON: Yes.12 MR. WALLACE: Have you built multifamily13 apartments?14 MR. ARLINGTON: Four units. Up to four15 units, yes.16 MR. WALLACE: Duplexes as well?17 MR. ARLINGTON: No. Either single-family18 or a four-unit.19 MR. WALLACE: And how did you first get20 into the construction industry?21 MR. ARLINGTON: My whole family is in22 construction. I started as a teenager with my23 father, uncles and grandfather, from the '60s24 on up.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 12 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11 of 36 sheets Page 41 to 44 of 93 11/26/2019 11:46:36 AM 41 MR. WALLACE: And so that -- that would1 have been from the early/mid 1960s, what --2 approximately when?3 MR. ARLINGTON: Probably 1965 on.4 MR. WALLACE: Okay. And so from that5 point, what -- what year did you leave the6 actual hands-on construction industry and go7 into the government-type employment as a plans8 reviewer?9 MR. ARLINGTON: I started with St. Johns10 County in 1992.11 MR. WALLACE: So we're talking12 approximately 30 years of experience in the13 trade?14 MR. ARLINGTON: Yes.15 MR. WALLACE: Okay. I am going to show16 you an exhibit we previously discussed. It was17 marked as Exhibit 7.18 Pardon me one moment, Judge.19 SPECIAL MAGISTRATE: Certainly.20 MR. WALLACE: Could you take a look at21 Exhibit 7? And that's, again, the memorandum22 from yourself.23 MR. ARLINGTON: Yes. This is the24 memorandum that the Code Enforcement officer25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 42 read earlier.1 MR. WALLACE: And what prompted you to2 issue that memo?3 MR. ARLINGTON: I was asked to go on site4 by the Code Enforcement officer. And when I5 saw it, I wrote this memo to describe what I6 saw.7 MR. WALLACE: Okay. How many times have8 you visited 198 Poinsettia Street?9 MR. ARLINGTON: Dozens of times.10 MR. WALLACE: Could you just generally11 describe the progression of, I guess, the12 dilapidation of 198 Poinsettia?13 MR. ARLINGTON: The original problem was a14 roof problem. There was a hole in the roof.15 There was a leak in the roof which then rotted16 and became a hole in the roof. At some point17 enough water came down through the hole in the18 roof to rot out the third floor, which then19 rotted -- leaked through and started rotting20 the second floor.21 And there's a -- almost a -- almost a22 tunnel there. You can look -- at one point you23 could see daylight from the first floor up24 through the roof. The debris has filled in25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 43 most of those holes, but there are holes in the1 third floor and the second floor. Some of that2 debris is laying on the first floor.3 MR. WALLACE: And when were you last at4 198 Poinsettia?5 MR. ARLINGTON: Last Friday. I believe it6 was the 25th of October.7 MR. WALLACE: Now, did you review the8 engineering plans associated with 196 and 1989 Poinsettia Street?10 MR. ARLINGTON: The original plans and the11 new engineering, yes.12 MR. WALLACE: Okay. Where did you locate13 the original engineering plans?14 MR. ARLINGTON: The original plans are not15 very -- are not very good, but they are in our16 Laserfiche record system.17 MR. WALLACE: And what date -- or what was18 the approximate date of construction of 196 and19 198 Poinsettia Street?20 MR. ARLINGTON: 1983.21 MR. WALLACE: What, if anything, did you22 note about the building plans for 196 and 19823 Poinsettia Street?24 MR. ARLINGTON: The -- probably the most25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 44 important thing is that each side is 14 feet1 wide. The total building is 28 feet wide. It2 is a -- as Mr. Stelzmann said, it's two3 rectangles from the different halves, but4 they -- they slid into two units. Instead of5 having a standard rectangle floor plan, the6 architect or designer slid the two units so7 that one-third of each unit overhangs the8 other, leaving one-third as a remainder in9 contact with each other.10 MR. WALLACE: You mentioned the dimensions11 of 196 and 198 Poinsettia Street as being --12 how wide was each unit?13 MR. ARLINGTON: Each unit is 14 feet wide.14 MR. WALLACE: And how tall is each unit?15 MR. ARLINGTON: Twenty-eight feet.16 MR. WALLACE: What is the significance of17 that?18 MR. ARLINGTON: I imagine Mr. Gartner will19 talk about it later, but structures that are --20 that are very narrow and tall and very narrow21 and long are much harder to stabilize in -- for22 lateral wind loads. When the wind blows from23 the long -- onto the long side, the wind loads24 imposed are resisted by the short walls. So25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 13 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 45 to 48 of 93 12 of 36 sheets 45 the longer and narrower it is, the higher the1 wind loads are on the long wall and the less2 short wall you have to resist those loads.3 MR. WALLACE: Okay. And so when you say4 "short wall," if you will take a look at the5 picture projected there, you're referencing the6 wall of -- the wall that we're -- the walls7 that we are seeing in that photo, correct?8 MR. ARLINGTON: Yes. We're referencing9 the walls -- there's two units there. Each10 unit has a front wall and then there is a11 corresponding back wall of the same width.12 MR. WALLACE: Okay. So this photo that is13 on the projector, we are looking basically at14 the narrowest dimension of each of these units?15 MR. ARLINGTON: Yes.16 MR. WALLACE: In your review of the17 building plans for 196 and 198 Poinsettia18 Street, did you notice anything else about the19 construction of those units in terms of how the20 two were designed to function?21 MR. ARLINGTON: I noticed that the units22 do not have a true firewall or self-supporting23 walls as required by the code in 1982. I have24 a copy of the 1982 building code referring to25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 46 duplexes which require a one-hour firewall, and1 townhouses which require a two-hour firewall.2 These units have a one-hour firewall and it is3 not continuous from foundation to roof.4 MR. WALLACE: Do the units have5 independent interior load-bearing walls?6 MR. ARLINGTON: No. It's a common7 load-bearing wall.8 MR. WALLACE: And just explain for us the9 significance, from a building code perspective,10 of a townhouse-type construction or a11 duplex-type construction.12 MR. ARLINGTON: A duplex-type construction13 is designed to be owned by one person and the14 other side can be rented out or used in some15 other -- by some other person, but it has to be16 owned by the same person and have control of17 both sides as the owner.18 A townhouse can have a property line down19 the middle and each side is owned by a -- a20 different person.21 MR. WALLACE: Not withstanding that22 distinction, this property was, in fact, split23 into two separate ownerships, correct?24 MR. ARLINGTON: Correct.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 47 MR. WALLACE: Now, I am going to hand you1 what we have previously marked as Exhibit 10.2 Could you take a look at that?3 MR. ARLINGTON: (Complies.)4 It's Mr. Gartner's first engineering5 report --6 MR. WALLACE: And --7 (Simultaneous speaking.)8 MR. ARLINGTON: -- (inaudible) August9 15th, 1920 -- or 2019 I mean.10 MR. WALLACE: And did you receive a copy11 of that report contemporaneously when it was12 issued?13 MR. ARLINGTON: Yes.14 MR. WALLACE: Did that report cause you15 concern for the safety of 196 Poinsettia16 Street?17 MR. ARLINGTON: Yes. Until that time, we18 were taking for granted that we would knock19 down half of that structure and leave the other20 half. After looking at this and reviewing the21 plans again, I came to the conclusion that one22 half cannot stand by itself in our -- in our23 wind zone.24 MR. WALLACE: And I'm going to hand you25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 48 Exhibit 11. Could you take a look at that?1 MR. ARLINGTON: (Complies.)2 This is Mr. Gartner's second engineering3 report.4 MR. WALLACE: And what's the date of that?5 MR. ARLINGTON: October 2nd, 2019.6 MR. WALLACE: And did you receive a copy7 of that report contemporaneously with its8 issuance?9 MR. ARLINGTON: Yes.10 MR. WALLACE: And did that report cause11 you further concern related to the ability of12 196 Poinsettia Street to stand alone?13 MR. ARLINGTON: Yes.14 MR. WALLACE: I'm going to hand you what15 has been marked as Exhibit 13. This is a new16 exhibit. It's Pages 117 and 118 of the agenda17 packet. Could you review Exhibit 13?18 MR. ARLINGTON: (Complies.)19 Yes. This is a letter I wrote to20 Mr. Stelzmann after reviewing the other plans21 and engineering.22 MR. WALLACE: And this was written after23 you reviewed the initial engineering report24 that's been marked as Exhibit 10?25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 14 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 13 of 36 sheets Page 49 to 52 of 93 11/26/2019 11:46:36 AM 49 MR. ARLINGTON: Yes.1 MR. WALLACE: Did you -- how was this2 letter delivered to Mr. Stelzmann?3 MR. ARLINGTON: I hand-delivered this4 letter. I called Mr. Stelzmann, met him on the5 property, and gave him a copy of the6 engineering report, the first engineering7 report dated August 15th, 2019, and my letter.8 MR. WALLACE: What is the date of9 Exhibit 13?10 MR. ARLINGTON: August 21st, 2019.11 MR. WALLACE: And what prompted you to12 issue Exhibit 13?13 MR. ARLINGTON: It was hurricane season.14 We had a hurricane. We were in the path of a15 hurricane, and we -- we wanted to inform him16 that it may be dangerous to stay in that17 property.18 MR. WALLACE: And I am going to hand you19 Exhibit 14. This is Pages 82 through 84 of the20 agenda packet. Could you take a moment and21 review that?22 MR. ARLINGTON: (Complies.)23 Yes. This is my letter, dated October 16,24 2019, to Mr. Stelzmann and Wells Fargo.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 50 MR. WALLACE: And that is the document1 that we are here on today?2 MR. ARLINGTON: Yes.3 MR. WALLACE: What violations did you cite4 in that letter?5 MR. ARLINGTON: We cited the entire6 structure as a dangerous building. The 1987 side is in -- is in collapse. It's in an8 active state of collapse now. And at that9 point, the shear walls and bracing in 19810 cannot be -- cannot be trusted to resist wind11 loads, which reduces the wind load capability12 to one-half of the original structure.13 MR. WALLACE: Okay. And is it your belief14 that both -- that due to the deterioration of15 198, that 196 Poinsettia Street is in imminent16 danger of collapse?17 MR. ARLINGTON: I would not say imminent18 danger of collapse. I would say in danger of19 collapse in a high-wind event.20 MR. WALLACE: Okay. And when you say21 "high-wind event," are we talking about the22 typical nor'easter that we experience this time23 of year?24 MR. ARLINGTON: Probably -- probably25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 51 hurricane-force winds, probably 75.1 MR. WALLACE: Okay. Now, each time you2 have visited 198 Poinsettia Street, have you3 noticed continued dilapidation there?4 MR. ARLINGTON: Yes. Over the year, we've5 seen the -- the front cornice, at the top --6 the front top of the roof caving in, the walls7 caving in, the wall on the north side. And8 after Dorian came through with winds probably9 less than 35 miles an hour, we lost a section10 of the wall and a window. This picture shows11 that. That happened after the storm.12 MR. WALLACE: Okay. So I'm going to hand13 you what has been marked as Exhibit 12, and14 specifically I'll direct you to Page 190 of the15 agenda packet. Could you take a look at that16 photograph on Exhibit 12?17 MR. ARLINGTON: (Complies.)18 Yes. That's a recent photo showing the19 recent collapse of that part of the wall.20 MR. WALLACE: Okay. Can you circle the21 part of the wall that collapsed that you're22 referring to and initial it?23 MR. ARLINGTON: (Complies.)24 It didn't show up very well in the25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 52 photograph.1 MR. WALLACE: Now, the -- the October2 16th letter, how was that delivered to3 Mr. Stelzmann?4 MR. ARLINGTON: I called Mr. Stelzmann to5 try to hand-deliver it and explain what was6 happening and give him the copy of the second7 engineering report, but he was at work and we8 couldn't -- we spoke by phone, but we couldn't9 arrange a time, so I posted the letter and the10 report on the front of the building.11 MR. WALLACE: Did you subsequently speak12 with Mr. Stelzmann concerning the letter?13 MR. ARLINGTON: Yes.14 MR. WALLACE: Did he acknowledge receiving15 it?16 MR. ARLINGTON: Yes.17 MR. WALLACE: And was Exhibit 14 also18 mailed to Mr. Stelzmann via certified mail?19 MR. ARLINGTON: I understand it was. It20 has Certified Mail, Return Receipt Requested on21 this letter, and the Code Enforcement letter --22 officer probably sent this.23 MR. WALLACE: Now, the second page of24 the -- of Exhibit 12 references provisions of25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 15 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 53 to 56 of 93 14 of 36 sheets 53 IPMC. Could you tell us what IPMC stands for?1 MR. ARLINGTON: The IPMC is the2 International Property Maintenance Code. It's3 been adopted by the City of Atlantic Beach for4 property maintenance. The standard Florida5 Building Code does not apply to existing6 buildings unless there's a building permit7 issued.8 MR. WALLACE: And so once a building has9 been constructed and a Certificate of Occupancy10 has been issued, at that point, I guess, the11 standards for the building switch from the12 Florida Building Code to the IPMC?13 MR. ARLINGTON: Yes.14 MR. WALLACE: Just to kind of sum it all15 up, your opinion concerning the condition of16 both 196 and 198 Poinsettia Street, is that17 based upon your personal observations, your18 review of the plans associated with those19 properties and the engineering reports that you20 reviewed in connection with this?21 MR. ARLINGTON: Yes.22 MR. WALLACE: One more point. The23 letter -- the letter marked as Exhibit 14, was24 that also delivered to Wells Fargo Home25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 54 Mortgage?1 MR. ARLINGTON: I would have to refer to2 the Code Enforcement officer who actually sent3 them. I did not send them personally.4 MR. WALLACE: Okay. Nothing further, Your5 Honor.6 SPECIAL MAGISTRATE: Mr. Arlington, I have7 just a couple of questions for you.8 The October 16th, 2019, letter given to9 Mr. Stelzmann and Wells Fargo, that was, in10 fact, an order to vacate and demolish the11 premises --12 MR. ARLINGTON: Yes.13 SPECIAL MAGISTRATE: -- is that correct?14 And then that's -- that order to vacate15 and demolish, that's based on the findings that16 you described in your testimony?17 MR. ARLINGTON: Yes, sir.18 SPECIAL MAGISTRATE: Do you have an19 opinion about the safety of occupying the 19620 side during the demolition of the 198 side?21 That's assuming you could demolish the 198 side22 and leave 196 standing at all. Do you23 understand the question?24 MR. ARLINGTON: Yes, sir. I do have an25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 55 opinion. I think during demolition, it1 would -- it would be dangerous to be in that2 other side, in the 196 side, for the demolition3 process, which we had agreed on one time, maybe4 three days would -- could take that down, and5 then the -- the rebuilding or the sealing,6 weatherproofing aspect of the job could be --7 would not be dangerous.8 SPECIAL MAGISTRATE: But that's assuming9 you could leave 196 standing?10 MR. ARLINGTON: Yes.11 SPECIAL MAGISTRATE: Right. And that's12 not -- and your opinion today is that you can't13 do that?14 MR. ARLINGTON: I think it can be done.15 Anything can be done. It would just take a16 long time to -- and have to be very careful,17 and then we would still have an unstable18 building after it was done.19 SPECIAL MAGISTRATE: You had testified20 that the firewall did not comply with code; is21 that right?22 MR. ARLINGTON: Yes, sir.23 SPECIAL MAGISTRATE: I wasn't a hundred24 percent sure. At the time the structure at25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 56 196/198 Poinsettia was built, did the firewall1 comply with the code at that time?2 MR. ARLINGTON: No, sir, in my opinion.3 SPECIAL MAGISTRATE: Understood.4 MR. ARLINGTON: It was -- it passed5 inspection and it was --6 SPECIAL MAGISTRATE: But in your opinion7 it did not comply?8 MR. ARLINGTON: Yes, sir.9 SPECIAL MAGISTRATE: And it does not10 comply today; is that right?11 MR. ARLINGTON: That's right.12 SPECIAL MAGISTRATE: If 198 collapsed, do13 you have any opinion about where the structure14 would go or how fast that would happen?15 MR. ARLINGTON: With frame construction,16 if it just collapses of its own weight it's a17 slow process and it's not usually that18 dangerous. The danger would be in a high-wind19 event, when it -- when it was blown down, then20 it could take a larger chunk of 196 with it.21 SPECIAL MAGISTRATE: And Hurricane Dorian,22 I believe you said -- or I shouldn't say23 "hurricane" -- Dorian had winds of under 3524 miles per hour; is that right?25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 16 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 15 of 36 sheets Page 57 to 60 of 93 11/26/2019 11:46:36 AM 57 MR. ARLINGTON: It had those winds, but1 the winds we experienced here were less than --2 I know they were less than 39 because we never3 closed the bridges, so they were probably4 35 miles an hour maximum. I'm guessing.5 SPECIAL MAGISTRATE: That's all the6 questions I have for you, Mr. Arlington.7 Mr. Stelzmann, do you have any questions8 for Mr. Arlington?9 MR. STELZMANN: No, sir.10 SPECIAL MAGISTRATE: Any questions for11 Mr. Arlington from Wells Fargo?12 MS. KOZLOWSKI: No.13 MR. WALLACE: I call Geoff Gartner.14 MR. ARLINGTON: Here are your exhibits15 back.16 (Mr. Gartner approaches the podium.)17 MR. WALLACE: Could you introduce18 yourself?19 MR. GARTNER: My name is Geoff Gartner.20 I'm the owner of Alexander Grace Consulting.21 MR. WALLACE: And what do you do for a22 living?23 MR. GARTNER: I'm a structural engineer.24 MR. WALLACE: Tell us a little bit about25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 58 the education you receive to be a structural1 engineer.2 MR. GARTNER: I got my bachelor of science3 in civil engineering in 1997.4 MR. WALLACE: Where did you attend school?5 MR. GARTNER: University of Florida.6 MR. WALLACE: Are you a registered7 professional engineer in the state of Florida?8 MR. GARTNER: I am. In 2003 I got my9 professional engineer's license.10 MR. WALLACE: Tell us a little bit about11 your work history as a structural engineer.12 MR. GARTNER: I'd say 90 percent of the13 work I've done over the years has been14 residential, 10 percent commercial. I do -- in15 the residential world I do 40 to 50 percent new16 construction and 50 to 60 percent renovations.17 So I've been in a lot of buildings that need to18 be rehabbed, part -- it's the better part of my19 work.20 MR. WALLACE: And how long have you owned21 Alexander Grace?22 MR. GARTNER: It was founded in 2004, but23 I -- I really went full-time in 2007.24 MR. WALLACE: Okay. And where did you25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 59 work prior to 2007?1 MR. GARTNER: I worked for Apex2 Technology, Manning Building Supplies, Damiano3 Long, Kimley-Horne. Damiano and Kimley were4 civil engineering jobs doing more land5 development work with cell towers, but Apex and6 Manning were both structural.7 MR. WALLACE: Okay. And as a structural8 engineer, it's -- your job involves calculating9 wind loads and determining, basically, the10 necessary requirements for wall supports and11 things of that nature?12 MR. GARTNER: Sure. Specifically, wind13 and gravity loads and following the Florida14 Building Code and local ordinances.15 MR. WALLACE: Have you had an opportunity16 to inspect 196 Poinsettia Street?17 MR. GARTNER: No. I've not gone into 196.18 MR. WALLACE: Have you been present on the19 physical -- on the premises to view it?20 MR. GARTNER: I've been on the property21 and I've looked at the front of it, where22 Mr. Stelzmann parks his car on the east end,23 yes.24 MR. WALLACE: Okay. Have you actually25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 60 been inside of 198 Poinsettia?1 MR. GARTNER: I did go out to 198. I was2 on the first and second levels, near the3 stairs. There's a foot-and-a-half to two feet4 of garbage and hoarding kind of stuff in that5 building. It didn't feel extremely safe. And6 that was prior to this situation. I did not7 and would not go into the building now. But8 prior to this damage, when that wall was still9 in place and the refrigerator was still on the10 second floor, I was okay being on that -- on11 the west side of the property.12 MR. WALLACE: Okay. So it's your opinion,13 as you sit here today, that 198 Poinsettia14 Street is completely unsafe to enter?15 MR. GARTNER: You could argue that you16 could enter the west end, but the thing about17 the state of this building, in my opinion, is18 that the east end -- at the east half of what19 you see, which is the left side, it's water20 damaged from the third floor down. To -- it's21 the kind of thing that's truly an imminent22 failure. It could fall down five minutes from23 now or a year from now.24 I've been in a lot of buildings with25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 17 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 61 to 64 of 93 16 of 36 sheets 61 damage and you walk in and you're kind of like,1 wow, this isn't so great, but you don't feel,2 like, unsafe being inside it. This isn't a3 building I would want to go in. It's -- it's4 that unsafe in my opinion.5 MR. WALLACE: Now, the report in front of6 you, which is labeled Exhibit 10, could you7 turn to your conclusions in that report?8 MR. GARTNER: Yes.9 MR. WALLACE: And could you just read10 those into the record?11 MR. GARTNER: Based on the above described12 inspection, the following conclusions were13 reached by me, by the engineer: The damage to14 the residence appears to have been caused by15 rainwater infiltration at the roof seeping into16 the wall structures over a period, causing17 extensive wood rot in the northeast corner wall18 and floor systems. Due to this damage, the19 resident -- the residence is in imminent20 failure. It is not a matter of if but when.21 Damage to the northeast corner is severe22 enough that the residence is in imminent23 failure. Further, when the northeast corner24 does fail, we believe the resulting pull on the25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 62 shared bearing wall has the potential to1 significantly damage Mr. Stelzmann's unit.2 The floor systems for both units bear on3 this shared bearing wall. Should this wall4 become compromised, the entire structure would5 collapse.6 As soon as it is physically possible, a7 qualified contractor should enter the8 residence -- for the purpose of my report, the9 residence was just 198 Poinsettia, not the10 whole building -- residence and install11 temporary shoring in order to stabilize the12 structure until plans are generated that allow13 for demolishing the -- 198, while saving14 Mr. Stelzmann's unit. Until such time as that15 scope can be completed, it is our16 recommendation that Mr. Stelzmann vacate his17 property.18 It is AGC's position that Mr. Stelzmann's19 unit can be saved. To do such, AGC will, under20 separate contract, provide structural21 calculations and details for construction to22 reinforce the shared wall between the units and23 to strengthen the lateral resisting systems of24 the remaining structure for the current wind25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 63 loading conditions required by the 2017 Florida1 Building Code and the Atlantic Beach Building2 Department. This may include but not be3 limited to adding shear walls and associated4 foundations to the existing structure.5 MR. WALLACE: Now, you heard6 Mr. Arlington's testimony concerning the7 dimensions of each of these two units?8 MR. GARTNER: Correct.9 MR. WALLACE: Would you agree with the10 general principle that, when you have a unit11 that is as narrow and as tall as these two12 units are, that it is harder to stabilize those13 units?14 MR. GARTNER: Yes, I do.15 MR. WALLACE: And why is that?16 MR. GARTNER: Well, a tall structure takes17 more -- as you can see, again, this is a great18 shot of this. So it's 28 feet tall. I think19 the individual units were only 40 -- 35,20 40 feet long. I'm not sure exactly how long it21 is. But that's a 35-foot-by-28-foot wind22 block. So if the wind is coming out of the23 north and blowing it directly on this wall, the24 end walls are -- the short, 14-foot walls are25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 64 ones that are the lateral resisting elements of1 the structure, so --2 And then when you have three floors, wind3 hits the top floor and you develop those loads4 into the second level, and then from the second5 level to the first level. It's a lot of wind6 load to pick up in two 14-foot walls. And as I7 recall, both of those 14-foot walls also had8 windows in them, so you don't even get the9 whole 14 feet. You have kind of even less10 length than you need.11 I haven't run the actual calculations on12 the whole building yet, so I can't tell you13 exactly what you would need, but that would be14 very easy to figure out.15 MR. WALLACE: So based on your training16 and experience as a structural engineer, and17 without running the precise calculations, is it18 your opinion that without significant19 reinforcement 196 Poinsettia cannot stand20 alone?21 MR. GARTNER: By itself? No.22 I would have expected a building that23 narrow and that tall would probably have a24 steel portal frame at each end, steel beam25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 18 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 17 of 36 sheets Page 65 to 68 of 93 11/26/2019 11:46:36 AM 65 system that goes across a couple of columns,1 big footings to anchor it down. Currently, in2 its wood frame state, there's no way that it3 would pass calculation.4 MR. WALLACE: And is it your opinion that5 if -- let's assume that 198 Poinsettia was able6 to be cleanly taken off of 196, is it your7 opinion that the -- without reinforcement, 1968 would be subject to collapse in a high-wind9 event?10 MR. GARTNER: Yes. Yes.11 MR. WALLACE: Is it -- in your opinion, is12 it physically possible to take down 196 -- or13 excuse me -- 198 Poinsettia without first14 reinforcing 196 Poinsettia?15 MR. GARTNER: I believe that 196 would16 need to be supported some way or another while17 198 came down and was either rebuilt or not.18 If it was planning on being rebuilt, there19 would have to be quite a bit of shoring and20 whatnot left in place during the21 reconstruction, but that's -- that wouldn't be22 what I would do.23 MR. WALLACE: What, in your opinion, would24 need to be done?25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 66 MR. GARTNER: I believe the building -- I1 believe the building should come down. I2 believe that if you were -- that's such an open3 question. There's so many -- so many options4 here.5 Could you reinforce the entire structure?6 Yes, at some level, but there's no way to do it7 and leave 196 in its current state. It would8 have to be brought up to the current code. You9 reach a point of demolitioning this building10 where the Florida Building Code -- can I move11 to the second exhibit?12 MR. WALLACE: Sure, please do.13 And just for the record, you're referring14 to Exhibit 11, I believe?15 MR. GARTNER: This is Exhibit 11 and this16 is the last -- it's Page 123.17 The Florida Building Code has a repair18 clause in it. It basically reads that if --19 for damage less than -- this is 606.2.1 of the20 Florida existing [sic] Building Code.21 Repairs for less than substantial22 structural damage. For damage less than23 substantial structural damage, the damaged24 element shall be permitted to be restored to25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 67 their predamaged condition, if you don't exceed1 substantial structural damage.2 Definition of the substantial structural3 damage. In any story the elements of the4 lateral force resisting system have suffered5 damage such that -- such that the lateral load6 carrying capacity of the structure in any7 horizontal direction has been reduced by more8 than 20 percent from its predamaged condition9 or the capacity of any vertical load carrying10 component or any group of such components that11 support more than 30 percent of the total area12 of the structure's floor and roof has been13 reduced more than 20 percent from its14 predamaged condition and the remaining capacity15 of such affected elements with respect to all16 dead and live loads is less than 75 percent of17 that required by the Florida Building Code,18 buildings for new -- buildings -- building for19 new buildings of similar structure, purpose and20 location.21 This structure has sustained substantial22 structural damage as defined above,23 specifically as the northeast half of Unit 19824 requires complete demolition replacement that25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 68 follows that 25 percent of the entire residence1 is damaged and, therefore, the 20 percent2 requirement of Condition Number 1 above is3 exceeded and thus cannot be repaired to its4 original condition.5 I could read the rest of this, but the6 bottom line of that statement is it can't be7 torn down and put back. At this point, the8 amount of damage that exists in 198, even9 demoing just the bad part and keeping the west10 end, you've now taken 25 percent of the lateral11 resisting components out of the building and12 the entire structure has to come up to code.13 MR. WALLACE: Just to clarify, when you14 say the "lateral resisting structures," you're15 talking about the --16 MR. GARTNER: The shear walls.17 MR. WALLACE: -- the shear walls that are18 on the left and right sides of the photo on the19 projector?20 MR. GARTNER: That's right, the 14-foot21 walls we were talking about earlier. When you22 take off 50 percent of 198, you've taken23 25 percent of the entire building. So since24 those are gone, the building needs to be25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 19 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 69 to 72 of 93 18 of 36 sheets 69 brought up to 2017 Florida Building Code.1 MR. WALLACE: And notwithstanding the fact2 that 196 and 198 Poinsettia Street are in3 separate ownership, it is your opinion4 that each --5 MR. GARTNER: It's one building.6 MR. WALLACE: -- each provides horizontal7 load resistance that the other relies upon?8 MR. GARTNER: I agree, yes.9 MR. WALLACE: What was the -- would you10 just explain the genesis of the second report?11 What caused you to issue a second engineering12 report?13 MR. GARTNER: I was requested to go out,14 because from the first report -- well, the15 first report didn't have this missing wall.16 The refrigerator was against -- still on the17 second floor, so I got a call that said, Hey,18 we have even more damage from Dorian, so could19 you please go out and make another assessment?20 So that's what I did.21 MR. WALLACE: Okay. And when you assessed22 it the second time, did you -- you confirmed23 that there was, in fact, additional damage --24 MR. GARTNER: Oh, yes.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 70 MR. WALLACE: Apart from just the very1 obvious defects that we can see on that photo2 and the missing walls that are on the far left3 side of the building, are there other signs4 that may not be as readily apparent to, you5 know, a nonengineer that the building is in6 collapse?7 MR. GARTNER: It is hard to tell in this8 picture. If I could have that mouse, I could9 point to --10 MR. WALLACE: You know, actually, what I'm11 going to do is I'm going to hand you12 Exhibit 12, which is a composite of the13 photos --14 MR. GARTNER: Okay.15 MR. WALLACE: -- and then thumb through16 those, and when you see something let me know17 and I will have you document it.18 MR. GARTNER: This is the part that's hard19 to see on the pictures, but actually I think20 this is before that, when they're collapsed.21 It's the little band board, this buckling22 that's happening right below the -- the window23 to the right of the hole in the wall, it's24 really hard to see this in that picture, but25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 71 right -- yeah, right there and over to the1 right to the little cutout in the wall, yeah,2 that -- that whole little stretch there, and3 that's a buckling piece of band board. I4 couldn't see the actual framing underneath it,5 but I would imagine most of those floor joists6 are buckled or -- or collapsed inside that7 portion of the wall, which, to me, says that's8 the next portion that -- to start falling out.9 MR. WALLACE: And just for the record, can10 you circle that area within Exhibit 12 and11 initial it so that if someone's reviewing this12 they can see what you were talking about?13 MR. GARTNER: (Complies.)14 MR. WALLACE: And just for the record, the15 witness has marked on Page 190 of the packet --16 of the agenda packet, he has circled an area17 and placed his initials next to it.18 Regardless of whether a repair is -- a19 repair is affected to 198, or 198 Poinsettia is20 completely torn down, would it be safe for 19621 Poinsettia to be occupied during that process?22 MR. GARTNER: I would say no. A shoring23 company could probably provide enough of a -- a24 bit of work to say we could maybe do this, but25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 72 they -- I would want to see that shoring plan1 and get to review it, but I would -- I would2 not want to stay in 196.3 MR. WALLACE: You, yourself, would not4 stay while the work was being done?5 MR. GARTNER: No way.6 MR. WALLACE: And even -- and during --7 even if shoring could be accomplished, would8 you stay while the shoring was actually being9 performed, if it could be performed?10 MR. GARTNER: Just the shoring? Sure.11 Once they started demoing 198, no, I'd move12 out.13 MR. WALLACE: What would -- and I know you14 haven't run precise calculations, but tell us15 generally about how 198 might be shored up --16 or 196 might be shored up for demolition of17 198.18 MR. GARTNER: That's tough to answer.19 I mean, I -- you could put angle braces up20 against the -- where the shared wall is, you21 could run an angle brace up against those studs22 at all three levels, kick it down into the --23 you're basically running those braces through24 198. I'm sure that while you could put them25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 20 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 19 of 36 sheets Page 73 to 76 of 93 11/26/2019 11:46:36 AM 73 on -- inside 196's living room, but I'm sure1 Mr. Stelzmann wouldn't want that.2 But, yeah, there would need to be some3 kind of angle braces going up -- up the whole4 wall, and you could build a scaffolding and try5 to brace it that way. It's still difficult to6 do while 198 is there. The only way to try to7 brace this while 198 is still sitting there is8 you'd have to drill through the wall and put9 steel posts shoring up against the wall and try10 to pour a small footing in the yard and figure11 out a way to do all that and run all those12 numbers. I don't know the full extent of that13 without sitting down and trying to run those14 numbers, but there's probably a way.15 MR. WALLACE: Would you agree that it16 would be highly complex?17 MR. GARTNER: I believe that it takes a18 lot of -- yes, there's a lot of input and a lot19 of thinking that would have to go into making20 that just right so that Mr. Stelzmann has no21 damage in his home at all. I mean, that would22 be the goal. We don't want to take it down and23 have Mr. Stelzmann call and say, I've got all24 kind of drywall pops in my wall and things are25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 74 getting rattled around in here. I mean, that's1 what we're trying to avoid. We don't want to2 bring him any damage, if we -- if we can help3 it, but that would be quite an extensive4 shoring plan.5 And even then, I mean, you're still6 looking at shoring, taking down 198. You've7 still got to go into 196 eventually and put8 hurricane clips, shear walls, a portal frame if9 you need it, threaded rods, whatever choice we10 have to -- to tie it down from the hurricane11 uplift loads. I mean, that still has to be12 done no matter what.13 MR. WALLACE: Does this go to your point14 that while you could correct something if you15 threw enough money at the problem, in this16 state it's going to be, I guess, not17 economically feasible to do?18 MR. GARTNER: I agree with that.19 It's -- the thing about these kind of20 buildings is you could tear down 198 and who's21 to say that the shared wall doesn't also have22 damage in it. We couldn't see that. We -- the23 drywall was up when we visited and I was24 actually inside. But you start tearing it all25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 75 apart, you find out that the shared wall is1 also damaged, and now you've got to tear it2 down also. It starts to snowball.3 In my experience, every time I've been at4 a job with this kind of problem, it snowballs.5 Within six months the owners are saying, We6 should have just torn it down and started over,7 because we just had no idea the extent of the8 damage that we couldn't see.9 MR. WALLACE: You mentioned earlier in10 your testimony, I believe, that the -- I guess11 the floor joists for the flooring in 198 and12 196 are tied into the same -- into the same13 common wall?14 MR. GARTNER: I'll echo Dan on this a15 little bit because the plans weren't great, but16 the assumption here is -- and you can see the17 joists, not in this picture, but we know the18 joists run north to south, at least where the19 kitchen was, because, you know, they're on the20 ground now. So the expectation is they must21 sit on a shared wall, and so they're probably22 overlapped in some way. They could be fastened23 together. They may not be, but they're24 definitely sitting on that -- on that shared25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 76 common wall.1 MR. WALLACE: And let me ask you this: So2 if 198 were to completely collapse, would that3 exert force on the shared wall in terms of4 pulling force?5 MR. GARTNER: If you could -- yes. If you6 could imagine that north wall failing and the7 joists trying to -- fall with it, where they're8 attached at the back end to the common wall,9 they're going to pull on that common wall. So,10 you know, trying to quantify whether that means11 the whole building collapses or you just get a12 lot of damage in Mr. Stelzmann's unit, it's13 hard to quantify that, but it's definitely14 going to cause a problem in 196.15 MR. WALLACE: You wouldn't want to be in16 196 if that happened?17 MR. GARTNER: I wouldn't want to be in it18 today.19 MR. WALLACE: Just one moment.20 (Brief pause in the proceedings.)21 MR. WALLACE: Nothing further, Your Honor.22 And if you'd like me to, I'd like to move23 all of these exhibits into the record. I mean,24 they're already in the record technically, but25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 21 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 77 to 80 of 93 20 of 36 sheets 77 some of them have been marked on by the1 witnesses.2 SPECIAL MAGISTRATE: Yeah, let me -- why3 don't you bring them up to me and let me take a4 look at them.5 MR. WALLACE: I'll get them in order for6 you real quick.7 SPECIAL MAGISTRATE: Were you finished8 questioning Mr. Gartner?9 MR. WALLACE: I'm done with Mr. Gartner,10 yes.11 SPECIAL MAGISTRATE: Mr. Gartner, I've got12 just a couple of questions for you.13 Mr. Arlington testified that during a14 high-wind event that structural collapse would15 be imminent. Do you agree with that?16 MR. GARTNER: I do.17 SPECIAL MAGISTRATE: Outside of a18 high-wind event, if I understood your19 testimony, I think you said it could be -- you20 could have it collapse between now and five21 years from now; did I hear that right?22 MR. GARTNER: I think I said a year,23 but --24 SPECIAL MAGISTRATE: Okay. A year.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 78 MR. GARTNER: Yes. I mean, a building in1 this condition is -- it's just a matter of2 time.3 SPECIAL MAGISTRATE: I think you also said4 there's no way the structure passes wind load5 calculations. That's as it sits today; is that6 right?7 MR. GARTNER: I don't remember saying8 that. What was the question that I answered9 when I --10 SPECIAL MAGISTRATE: Well, I'll just ask11 you the direct question. As the structure is12 sitting today, do you think it would pass the13 wind load calculations that apply to it?14 MR. GARTNER: My opinion would be that the15 code that existed in 1983 and the code that16 exists today are very different. If you were17 to run the numbers on this particular building18 versus the 2017 Florida Building Code, I -- I'm19 confident it would fail.20 SPECIAL MAGISTRATE: What about if 198 was21 in good condition?22 MR. GARTNER: Oh, the question was if it23 was just 196. You're right, I don't agree that24 196 would be -- would be strong enough by25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 79 itself. With both units fully constructed and1 not damaged, there's a better chance that it2 wouldn't fail, but still, based on construction3 methods in '83, it's -- it likely needs a lot4 of work.5 SPECIAL MAGISTRATE: And if 198 is6 demolished and 196 is shored, under the current7 building code, does 196 have to meet today's8 wind load calculations?9 MR. GARTNER: Absolutely.10 MR. WALLACE: Approach?11 SPECIAL MAGISTRATE: Yes.12 MR. WALLACE: (Tenders documents.)13 SPECIAL MAGISTRATE: (Peruses documents.)14 All right. I'm going to take Exhibits 115 through 14 into evidence.16 Mr. Stelzmann, do you have any questions17 for Mr. Gartner?18 MR. STELZMANN: No, sir.19 SPECIAL MAGISTRATE: Wells Fargo, do you20 have any questions for Mr. Gartner?21 MS. KOZLOWSKI: No.22 MR. GARTNER: Thank you, Your Honor.23 SPECIAL MAGISTRATE: You're welcome.24 MR. WALLACE: We would -- we have no25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 80 further witnesses.1 SPECIAL MAGISTRATE: So the City --2 MR. WALLACE: The City rests.3 SPECIAL MAGISTRATE: Mr. Stelzmann,4 anything that you want to say that you haven't5 said already or any evidence you want to put6 on?7 MR. STELZMANN: I basically said8 everything I need to say, so I'm okay.9 SPECIAL MAGISTRATE: Wells Fargo --10 Go ahead.11 MR. WALLACE: Pardon me.12 I was just going to say, just a few13 questions with Mr. Stelzmann. You'll recall14 that I reserved --15 SPECIAL MAGISTRATE: Yes. So the City of16 Atlantic Beach has a couple of questions for17 you, Mr. Stelzmann.18 MR. STELZMANN: Sure.19 SPECIAL MAGISTRATE: Can you come up to20 the podium, please?21 MR. STELZMANN: Yes.22 (Mr. Stelzmann approaches the podium.)23 MR. WALLACE: Just briefly, you aren't a24 structural engineer, are you?25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 22 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 21 of 36 sheets Page 81 to 84 of 93 11/26/2019 11:46:36 AM 81 MR. STELZMANN: No.1 MR. WALLACE: And you don't have training2 in construction methods or evaluating3 structures for failure --4 MR. STELZMANN: I know the basics. I've5 been renovating homes most of my adult life and6 I own several homes here in Atlantic Beach and7 I'm very familiar with the townhouse section,8 basically the 100 block of Salt Air. The 2009 and 300 block are all single-family homes, and10 most of the homes that are townhomes, with the11 exception of a few, have the -- what he was12 discussing about the firewall, it was back --13 it has the -- had the '80s code.14 Now, there are a few that are exceptions.15 There's one that has -- there's several that16 have a cinder block firewall, which more than17 exceeds the 2017 standards, but the vast18 majority of the townhomes have what I described19 earlier, which is about a 15-foot -- I mean20 15-inch separation divided by scattered21 studs or zippered studs with insulation in22 between. So it really does not prevent -- I23 don't even know why they call it a firewall24 because it does not prevent fire.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 82 MR. WALLACE: Apart from oral1 conversations with some general contractors,2 you haven't actually gotten a written3 engineering report evaluating your --4 MR. STELZMANN: Other than Mr. Gartner's,5 no, I have not.6 MR. WALLACE: Right.7 Nothing further, Your Honor.8 SPECIAL MAGISTRATE: Mr. Stelzmann, just a9 couple of questions.10 So, as you know, one of the issues I'm11 wrestling with here is what to do with this12 situation, and there's a lot of complex issues13 related to demolishing the 196 -- excuse me --14 the 198 side.15 If you had to vacate your home16 temporarily, how much time would you need to be17 able to get out of there and find temporary18 lodging?19 MR. STELZMANN: I'm very open to that, as20 long as my side stays intact, but, you know, I21 don't have a problem with vacating my property22 for three days, four days, a week, whatever it23 takes. So --24 SPECIAL MAGISTRATE: How much time would25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 83 you need to be ready to do that?1 MR. STELZMANN: I could do it immediately.2 SPECIAL MAGISTRATE: If you had to leave3 permanently, I mean, how much time would you4 need?5 MR. STELZMANN: I didn't understand that.6 SPECIAL MAGISTRATE: If you had to leave7 permanently, in other words, if the whole8 structure had to come down --9 MR. STELZMANN: I -- I don't know how to10 answer that, so --11 SPECIAL MAGISTRATE: I understand that.12 I'm not trying to put you on the spot.13 MR. STELZMANN: Okay.14 SPECIAL MAGISTRATE: I just --15 unfortunately, the Florida Statutes require me16 to make a decision at the hearing. I'd love to17 adjourn the hearing and take a day or two to18 ponder what the best way to deal with this is,19 but I don't have that option, unfortunately.20 So unless you have anything to say,21 anything else --22 MR. WALLACE: I've just got a follow-up,23 one follow-up question.24 SPECIAL MAGISTRATE: Okay.25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 84 MR. WALLACE: Now, it's true you own a1 house that's currently vacant that's a few2 doors down from this property?3 MR. STELZMANN: I'm sorry, what was that?4 MR. WALLACE: You own a house that is -- a5 house that is vacant currently that's a few6 doors down from --7 MR. STELZMANN: I own several homes on8 that -- on that street.9 MR. WALLACE: And at least one of which is10 vacant?11 MR. STELZMANN: Currently, it's being12 renovated, but it's still -- it's still in13 excellent condition. A person could move14 there, but I'm renovating it to a standard15 which would command a higher rent.16 MR. WALLACE: Gotcha. But my point is, if17 you had to go somewhere temporarily, you --18 MR. STELZMANN: Oh, yeah. Right now I19 could move in there, yeah. Was that your20 question?21 MR. WALLACE: That's my question.22 MR. STELZMANN: Yeah, I could -- I could23 move in there, yeah, temporarily at least,24 so -- because it's in great condition, so --25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 23 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 85 to 88 of 93 22 of 36 sheets 85 MR. WALLACE: Nothing further, Judge.1 SPECIAL MAGISTRATE: Okay. I don't have2 anything else for you.3 Wells Fargo, do you have any evidence you4 want to put on or --5 MS. KOZLOWSKI: Yeah, I think so.6 SPECIAL MAGISTRATE: Okay.7 MS. KOZLOWSKI: On behalf of Wells Fargo.8 SPECIAL MAGISTRATE: Sure. Come on up.9 Mr. Stelzmann, you can sit down.10 MR. STELZMANN: All right.11 (Ms. Kozlowski approaches the podium.)12 MS. KOZLOWSKI: I kind of would like to13 know -- Wells Fargo has been working very14 diligently with Mr. Stelzmann. I don't know --15 SPECIAL MAGISTRATE: Real quickly, state16 your name for the record, please.17 MS. KOZLOWSKI: Regina Kozlowski.18 SPECIAL MAGISTRATE: Okay.19 MS. KOZLOWSKI: And there are --20 CITY EMPLOYEE: She didn't take the oath.21 SPECIAL MAGISTRATE: Did you raise your22 hand when I swore everybody in?23 MS. KOZLOWSKI: I'll raise it.24 SPECIAL MAGISTRATE: All right. Thank25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 86 you. Appreciate that.1 So do you swear or affirm that the2 evidence you are about to give will be the3 truth, the whole truth, and nothing but the4 truth?5 MS. KOZLOWSKI: Yes.6 SPECIAL MAGISTRATE: Go ahead.7 MS. KOZLOWSKI: So I just wanted to state8 that Wells Fargo has been working to resolve9 this issue. They definitely want to take their10 side down. And we approached the other half,11 196, many times with -- no, doesn't even want12 to talk in regards to Wells Fargo purchasing13 their half to solve this issue.14 Other than that, I don't know -- just15 trying to offer ...16 SPECIAL MAGISTRATE: Okay. Well,17 unfortunately, we've got a pretty confined18 scope. I would love to have the authority to19 order the parties to mediate and someone on20 behalf of Wells Fargo to appear, but,21 unfortunately, I don't have that authority.22 MS. KOZLOWSKI: Right.23 SPECIAL MAGISTRATE: I work within a24 narrow scope. I think that would be the best25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 87 solution, but I don't have the ability to order1 it.2 So if that's it --3 MS. KOZLOWSKI: Yep.4 SPECIAL MAGISTRATE: -- then you can sit.5 Anything else from the City?6 MR. WALLACE: No, Your Honor.7 SPECIAL MAGISTRATE: Anything else,8 Mr. Stelzmann?9 MR. STELZMANN: No, sir.10 SPECIAL MAGISTRATE: So hearing no further11 evidence, I'm going to close the evidentiary12 portion.13 I'm going to explain some of the bases --14 and primarily, Mr. Stelzmann, this is really15 for your benefit, so --16 The problem the City is confronted with is17 we have an obviously dilapidated structure in18 198. The evidence that is clear and19 uncontradicted, that is, it poses a danger of20 collapse at some, unfortunately, unknown point21 in time in the future. We are fortunate now,22 sitting in the last day of October, that we're23 probably -- probably clear of high-wind events24 until perhaps May or June of next year, but25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 88 there's no guarantee of that and we all know1 that there's going to be a lot of rain with2 nor'easters and events such as that.3 But in this -- this structure is4 essentially a nuisance, and the law allows me5 to order whatever is necessary to bring the6 structure into compliance. Now, we've already7 ordered the prior owners to bring the structure8 into compliance and it hasn't been brought into9 compliance.10 The evidence indicates it's possible to11 tear down 198 and preserve 196, but that's12 obviously going to be a difficult thing to do.13 The real difficulty I'm confronted with,14 Mr. Stelzmann, is what happens if I order the15 structure to be brought into compliance and16 Wells Fargo doesn't do it. That's -- you know,17 I have to think a couple of steps out ahead.18 So I can issue an order that tells Wells Fargo19 to bring 198 into compliance, whatever that20 requires, but if they don't do it, what then?21 That's the real issue I've got to wrestle with.22 The City itself has the authority, if23 necessary, to demolish structures. At some24 point, the City has an obligation to the25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 24 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 23 of 36 sheets Page 89 to 92 of 93 11/26/2019 11:46:36 AM 89 surrounding residents to deal with nuisance1 structures like 198.2 And I want to be very clear. You haven't3 done anything wrong. You know, you didn't4 cause this problem, and we're aware of that.5 There's no evidence that you violated the code6 or failed to maintain your side of the7 property. There's aspects of the property8 maintenance code that are implicated simply by9 the things that the adjoining property owner10 did and did not do, but I want you to11 understand that this isn't about your failures.12 It's a really unfortunate situation where the13 prior owner abandoned the property. Wells14 Fargo only got a Certificate of Title a few15 months ago.16 I am going to order Wells Fargo to bring17 198 into compliance. My order is not going to18 say what that's going to look like. I will19 order that they need to have a plan to bring it20 into compliance, submitted within 21 days.21 If Wells Fargo does not bring the property22 into compliance -- and this touches on a23 difficulty. Unfortunately, Mr. Stelzmann, you24 can't go over there and take care of the25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 90 problem yourself because you don't own the1 property. So, you know, if you applied for a2 building permit to demolish the structure and3 shore your own house, the City couldn't grant4 it.5 If Wells Fargo does not have a plan to6 bring the property into compliance within7 90 days -- and when I say that, I mean it has8 to be 90 days, where it's compliant, the9 problem has to be fixed -- then I'm going to10 authorize the City of Atlantic Beach to proceed11 with the demolition of 198.12 Now, the City will have to formulate the13 198 demolition plans. I'm going to have to14 order you to vacate your property during the15 demolition.16 Alternatively, if the City determines that17 it cannot, with economic feasibility, leave18 your property standing, there's no alternative19 but to take both of them down. And I would20 have to order you to vacate the property at21 that time.22 Remember, you have -- and I'm going to put23 this all in a written decision. You'll have24 findings of fact and conclusions of law, and25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 91 I'm going to get that out very quickly because1 you're entitled to that.2 Remember that you have ten days to seek a3 rehearing. A rehearing is based on new4 evidence. That could be an engineer's report5 that says none of this is necessary, but it's6 got to be -- there has to be some -- something7 we overlooked in this hearing or some kind of8 new evidence, and that's a short fuse.9 You also have the right to appeal my10 decision. That Notice of Appeal has to be11 filed within 30 days.12 If you haven't talked to a lawyer, I would13 recommend that you do. This is a very complex14 property rights situation where you have --15 your adjoining property owner is -- has a16 condition that, in fairness, it inherited17 that's causing you a lot of problems, and this18 is -- you know, this is a very tough situation19 to navigate, so I would highly recommend, if20 you haven't talked to a lawyer, get one, talk21 to him, because the City is in the position of22 having to balance the rights of not just you23 but all the people around you.24 And I think we can all agree that if we do25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 92 have a high-wind event, 198 is going to create1 a serious problem, not just for you but for the2 people in the general area too, and that's3 something that we just have to deal with.4 So I know this is very difficult and I5 will get a written decision out to you. You'll6 be served with it. And hopefully some kind of7 solution that doesn't require you to have to8 vacate can be reached or, alternatively,9 something that you can live with and are happy10 with. I do understand this is very difficult.11 With that, I'll conclude the hearing.12 (The foregoing proceedings were adjourned13 at 11:45 a.m.)14 - - -15 16 17 18 19 20 21 22 23 24 25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 25 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 93 to 93 of 93 24 of 36 sheets 93 CERTIFICATE OF REPORTER1 2 STATE OF FLORIDA)3 ) COUNTY OF DUVAL )4 5 6 I, Diane M. Tropia, Florida Professional7 Reporter, certify that I was authorized to transcribe8 the foregoing videotaped proceedings and that the9 transcript is a true and complete record of my10 stenographic notes.11 12 13 14 DATED this 26th day of November 2019.15 16 17 ___________________________18 Diane M. Tropia19 Florida Professional Reporter 20 21 22 23 24 25 Diane M. Tropia, Inc., Post Office Box 2375, Jacksonville, FL 32203 (904) 821-0300 Agenda Item #6.A. 02 Dec 2019 Page 26 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 25 of 36 sheets Page 1 to 1 of 12 11/26/2019 11:46:36 AM $ $230,000 [1] - 23:14 $250 [3] - 15:15, 18:16, 19:1 $5,000 [2] - 23:14, 23:16 ' '60s [1] - 40:24 '70s [1] - 40:9 '80s [1] - 81:14 '83 [1] - 79:4 '90s [1] - 40:4 1 1 [4] - 13:11, 21:9, 68:3, 79:15 10 [9] - 3:7, 14:21, 25:10, 25:12, 27:2, 47:2, 48:25, 58:15, 61:7 100 [1] - 81:9 103 [1] - 25:10 10:00 [2] - 1:8, 3:1 11 [6] - 26:8, 26:10, 27:3, 48:1, 66:15, 66:16 116 [1] - 25:11 117 [1] - 48:17 118 [1] - 48:17 119 [1] - 26:9 11:45 [1] - 92:14 11th [1] - 28:5 12 [7] - 27:15, 28:8, 51:14, 51:17, 52:25, 70:13, 71:11 123 [1] - 66:17 13 [4] - 48:16, 48:18, 49:10, 49:13 14 [7] - 44:1, 44:14, 49:20, 52:18, 53:24, 64:10, 79:16 14-00000980 [1] - 2:5 14-foot [4] - 63:25, 64:7, 64:8, 68:21 149 [1] - 26:9 15 [1] - 30:21 15-foot [1] - 81:20 15-inch [1] - 81:21 150 [1] - 13:13 151 [1] - 13:13 15th [3] - 25:25, 47:10, 49:8 16 [1] - 49:24 162 [2] - 3:15, 6:3 16th [2] - 52:3, 54:9 17 [1] - 16:24 177 [1] - 13:24 17th [1] - 27:25 181 [1] - 27:16 18th [2] - 16:18, 16:19 190 [2] - 51:15, 71:16 1920 [1] - 47:10 196 [59] - 2:7, 8:22, 10:4, 10:5, 10:7, 10:19, 11:18, 12:1, 12:3, 12:6, 12:12, 13:3, 13:6, 13:15, 13:19, 20:7, 20:22, 26:18, 27:10, 29:14, 43:9, 43:19, 43:23, 44:12, 45:18, 47:16, 48:13, 50:16, 53:17, 54:20, 54:23, 55:3, 55:10, 56:21, 59:17, 59:18, 64:20, 65:7, 65:8, 65:13, 65:15, 65:16, 66:8, 69:3, 71:21, 72:3, 72:17, 74:8, 75:13, 76:15, 76:17, 78:24, 78:25, 79:7, 79:8, 82:14, 86:12, 88:12 196's [1] - 73:1 196/198 [2] - 13:5, 56:1 1960s [1] - 41:2 1965 [1] - 41:4 198 [86] - 2:7, 8:22, 10:5, 10:7, 10:19, 10:21, 10:23, 11:3, 11:5, 11:11, 11:15, 11:24, 12:11, 13:3, 13:6, 14:1, 14:5, 14:7, 14:12, 15:3, 15:16, 19:22, 19:24, 20:7, 20:14, 22:8, 22:15, 23:25, 24:16, 25:2, 25:22, 26:18, 27:10, 28:12, 31:20, 42:9, 42:13, 43:5, 43:9, 43:20, 43:23, 44:12, 45:18, 50:7, 50:10, 50:16, 51:3, 53:17, 54:21, 54:22, 56:13, 60:1, 60:2, 60:14, 62:10, 62:14, 65:6, 65:14, 65:18, 67:24, 68:9, 68:23, 69:3, 71:20, 72:12, 72:16, 72:18, 72:25, 73:7, 73:8, 74:7, 74:21, 75:12, 76:3, 78:21, 79:6, 82:15, 87:19, 88:12, 88:20, 89:2, 89:18, 90:12, 90:14, 92:1 1982 [2] - 45:24, 45:25 1983 [6] - 20:9, 30:15, 31:22, 33:20, 43:21, 78:16 1992 [1] - 41:11 1997 [1] - 58:4 19th [2] - 24:19, 24:21 1st [1] - 24:22 2 2 [3] - 13:22, 13:23 20 [4] - 30:21, 67:9, 67:14, 68:2 200 [2] - 27:17, 81:9 2003 [1] - 58:9 2004 [1] - 58:23 2007 [2] - 58:24, 59:1 2014 [4] - 14:14, 15:2, 16:15, 16:25 2016 [3] - 16:20, 17:15, 27:25 2017 [6] - 16:17, 18:14, 63:1, 69:1, 78:19, 81:18 2019 [23] - 1:7, 3:1, 3:6, 20:3, 22:11, 24:19, 24:21, 24:23, 24:24, 25:5, 25:25, 26:18, 28:5, 28:6, 28:8, 28:13, 47:10, 48:6, 49:8, 49:11, 49:25, 54:9, 93:15 21 [2] - 1:15, 89:21 21st [1] - 49:11 25 [4] - 40:4, 68:1, 68:11, 68:24 25th [1] - 43:7 26th [2] - 22:11, 93:15 28 [3] - 10:13, 44:2, 63:19 28th [4] - 27:13, 28:6, 28:8, 28:13 2nd [5] - 15:13, 18:14, 19:2, 26:18, 48:6 3 3 [6] - 14:20, 14:22, 15:6, 15:22, 16:7, 17:3 30 [4] - 8:10, 41:13, 67:12, 91:12 300 [1] - 81:10 31 [2] - 1:7, 3:1 31st [1] - 3:6 32233 [1] - 2:8 35 [4] - 51:10, 56:24, 57:5, 63:20 35-foot-by-28-foot [1] - 63:22 39 [1] - 57:3 4 4 [5] - 15:21, 16:10, 16:22, 16:23 40 [3] - 58:16, 63:20, 63:21 42 [1] - 17:6 44 [1] - 17:6 5 5 [7] - 17:6, 17:8, 17:12, 17:20, 18:9, 18:12, 19:5 50 [3] - 58:16, 58:17, 68:23 5th [1] - 17:15 6 6 [3] - 18:18, 18:22, 19:9 60 [1] - 58:17 606.2.1 [1] - 66:20 68 [1] - 19:13 7 7 [8] - 14:20, 19:13, 19:19, 20:2, 21:9, 41:18, 41:22 71 [1] - 21:23 73 [1] - 21:23 75 [2] - 51:1, 67:17 76 [1] - 23:7 7th [1] - 20:3 8 8 [4] - 21:22, 21:24, 22:10 80 [1] - 23:7 800 [1] - 1:9 82 [1] - 49:20 84 [1] - 49:20 9 9 [4] - 23:5, 23:6, 23:11, 23:23 90 [3] - 58:13, 90:8, 90:9 A a.m [4] - 1:8, 3:1, 3:7, 92:14 abandoned [1] - 89:14 Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 1 ability [2] - 48:12, 87:1 able [3] - 8:7, 65:6, 82:18 absolutely [1] - 79:10 accept [1] - 39:7 accomplished [1] - 72:8 accordance [1] - 29:18 according [1] - 8:24 accurately [1] - 28:11 acknowledge [1] - 52:15 act [1] - 40:6 action [3] - 7:3, 24:20 actions [1] - 22:13 active [1] - 50:9 actual [5] - 9:20, 24:15, 41:7, 64:12, 71:5 adding [1] - 63:4 addition [1] - 8:7 additional [2] - 37:18, 69:24 ADDRESS [1] - 2:7 adjacent [1] - 20:21 adjoining [2] - 89:10, 91:16 adjourn [1] - 83:18 adjourned [1] - 92:13 administrative [1] - 39:18 adopted [1] - 53:4 adult [1] - 81:6 affect [4] - 30:10, 31:25, 34:1, 36:1 affected [2] - 67:16, 71:20 affecting [1] - 30:8 affirm [3] - 5:9, 6:19, 86:2 affirmatively [1] - 5:14 AGC [1] - 62:20 AGC's [1] - 62:19 agenda [18] - 9:10, 9:11, 9:14, 13:13, 13:24, 14:21, 15:22, 17:7, 19:13, 21:23, 23:7, 25:11, 26:9, 27:17, 48:17, 49:21, 51:16, 71:17 ago [1] - 89:16 agree [9] - 30:8, 30:11, 63:10, 69:9, 73:16, 74:19, 77:16, 78:24, 91:25 agreed [3] - 24:8, 34:20, 55:4 agreement [1] - 12:10 ahead [5] - 33:18, Agenda Item #6.A. 02 Dec 2019 Page 27 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 2 to 2 of 12 26 of 36 sheets 34:15, 80:11, 86:7, 88:18 Air [2] - 31:10, 81:9 Alexander [3] - 1:14, 57:21, 58:22 allow [1] - 62:13 allows [1] - 88:5 almost [2] - 42:22 alone [2] - 48:13, 64:21 alternative [1] - 90:19 alternatively [2] - 90:17, 92:9 amount [3] - 15:15, 18:16, 68:9 analysis [1] - 25:2 anchor [1] - 65:2 anchors [1] - 18:6 andrew [1] - 2:6 Andrew [3] - 4:2, 8:25, 13:15 Andy [1] - 29:14 ANGELA [1] - 1:14 Angela [2] - 12:13, 12:20 angle [3] - 72:20, 72:22, 73:4 announce [2] - 7:16, 7:20 answer [3] - 5:8, 72:19, 83:11 answered [1] - 78:9 apart [6] - 30:21, 35:18, 35:19, 70:1, 75:1, 82:1 apartments [1] - 40:14 Apex [2] - 59:2, 59:6 apologize [2] - 16:12, 27:19 apparent [1] - 70:5 Appeal [1] - 91:11 appeal [4] - 8:3, 8:8, 8:13, 91:10 appear [2] - 20:11, 86:21 applied [1] - 90:2 apply [2] - 53:6, 78:14 appreciate [1] - 86:1 approach [1] - 79:11 approached [1] - 86:11 approaches [6] - 12:16, 29:8, 38:8, 57:17, 80:23, 85:12 approve [1] - 39:7 approximate [1] - 43:19 April [3] - 14:14, 22:11, 28:5 architect [1] - 44:7 area [4] - 67:12, 71:11, 71:17, 92:3 argue [1] - 60:16 Arlington [11] - 19:23, 21:3, 28:17, 38:7, 38:8, 38:11, 54:7, 57:7, 57:9, 57:12, 77:14 ARLINGTON [78] - 1:13, 38:11, 38:15, 38:18, 38:22, 38:25, 39:11, 39:17, 39:24, 40:2, 40:8, 40:12, 40:15, 40:18, 40:22, 41:4, 41:10, 41:15, 41:24, 42:4, 42:10, 42:14, 43:6, 43:11, 43:15, 43:21, 43:25, 44:14, 44:16, 44:19, 45:9, 45:16, 45:22, 46:7, 46:13, 46:25, 47:4, 47:9, 47:14, 47:18, 48:2, 48:6, 48:10, 48:14, 48:19, 49:1, 49:4, 49:11, 49:14, 49:23, 50:3, 50:6, 50:18, 50:25, 51:5, 51:18, 51:24, 52:5, 52:14, 52:17, 52:20, 53:2, 53:14, 53:22, 54:2, 54:13, 54:18, 54:25, 55:11, 55:15, 55:23, 56:3, 56:5, 56:9, 56:12, 56:16, 57:1, 57:15 Arlington's [1] - 63:7 arrange [1] - 52:10 aspect [1] - 55:7 aspects [1] - 89:8 assemblies [1] - 20:17 assessed [1] - 69:22 assessment [1] - 69:20 associated [4] - 17:2, 43:9, 53:19, 63:4 assume [1] - 65:6 assuming [3] - 37:9, 54:22, 55:9 assumption [1] - 75:17 ATLANTIC [1] - 1:1 Atlantic [26] - 1:10, 2:7, 3:6, 3:15, 3:23, 4:1, 5:25, 6:4, 7:1, 8:23, 12:14, 12:22, 12:25, 15:7, 21:11, 33:11, 37:17, 38:12, 38:14, 38:17, 39:16, 53:4, 63:2, 80:17, 81:7, 90:11 attached [1] - 76:9 attend [1] - 58:5 Audience [1] - 5:16 AUDIENCE [5] - 4:5, 4:22, 5:7, 5:13, 5:19 audience [1] - 10:3 August [8] - 11:8, 17:14, 17:15, 25:5, 25:25, 47:9, 49:8, 49:11 authority [3] - 86:19, 86:22, 88:23 authorize [1] - 90:11 authorized [1] - 93:8 avoid [1] - 74:2 aware [1] - 89:5 B bachelor [1] - 58:3 background [1] - 32:7 Background [1] - 20:7 backhoe [1] - 35:16 backing [1] - 21:7 bad [1] - 68:10 balance [1] - 91:23 balcony [8] - 31:23, 33:24, 34:1, 35:23, 35:24, 36:2 band [2] - 70:22, 71:4 bank [1] - 12:10 based [9] - 3:19, 20:14, 32:6, 53:18, 54:16, 61:12, 64:16, 79:3, 91:4 bases [1] - 87:14 basic [3] - 3:12, 3:16, 35:1 basics [2] - 6:2, 81:5 BEACH [1] - 1:1 Beach [27] - 1:10, 2:8, 3:6, 3:15, 3:23, 4:1, 5:25, 6:4, 7:1, 8:23, 12:15, 12:22, 12:25, 15:7, 21:11, 33:11, 37:17, 38:12, 38:14, 38:17, 39:16, 40:3, 53:4, 63:2, 80:17, 81:7, 90:11 beam [1] - 64:25 bear [1] - 62:3 bearing [5] - 13:8, 46:6, 46:8, 62:1, 62:4 bears [1] - 3:23 became [2] - 11:11, 42:17 become [1] - 62:5 begin [2] - 3:11, 9:7 behalf [2] - 85:8, 86:21 behavior [1] - 30:2 belief [1] - 50:14 below [1] - 70:23 benefit [1] - 87:16 best [2] - 83:19, 86:25 better [2] - 58:19, 79:2 between [4] - 27:1, 62:23, 77:21, 81:23 big [1] - 65:2 bit [6] - 21:8, 57:25, 58:11, 65:20, 71:25, 75:16 block [4] - 63:23, 81:9, 81:10, 81:17 blowing [1] - 63:24 blown [1] - 56:20 blows [1] - 44:23 blueprints [1] - 33:20 Board [3] - 15:7, 22:14, 22:19 board [2] - 70:22, 71:4 boards [1] - 35:19 bottom [1] - 68:7 brace [3] - 72:22, 73:6, 73:8 braces [3] - 72:20, 72:24, 73:4 bracing [1] - 50:10 Branham [3] - 1:7, 3:8, 5:21 bridges [1] - 57:4 brief [3] - 9:23, 10:1, 76:21 briefly [2] - 39:15, 80:24 bring [9] - 74:3, 77:4, 88:6, 88:8, 88:20, 89:17, 89:20, 89:22, 90:7 brought [4] - 66:9, 69:1, 88:9, 88:16 buckled [1] - 71:7 buckling [2] - 70:22, 71:4 build [1] - 73:5 builder [1] - 39:6 Building [15] - 1:13, 20:25, 39:19, 53:6, 53:13, 59:3, 59:15, 63:2, 66:11, 66:18, 66:21, 67:18, 69:1, 78:19 building [46] - 10:17, 15:14, 19:22, 20:11, 30:14, 35:11, 36:14, 38:12, 38:14, 39:15, 39:17, 39:22, 40:2, 43:23, 44:2, 45:18, 45:25, 46:10, 50:7, Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 2 52:11, 53:7, 53:9, 53:12, 55:19, 60:6, 60:8, 60:18, 61:4, 62:11, 64:13, 64:23, 66:1, 66:2, 66:10, 67:19, 68:12, 68:24, 68:25, 69:6, 70:4, 70:6, 76:12, 78:1, 78:18, 79:8, 90:3 buildings [8] - 13:9, 53:7, 58:18, 60:25, 67:19, 67:20, 74:21 built [5] - 20:9, 30:15, 40:10, 40:13, 56:1 burden [1] - 3:24 business [1] - 9:9 C calculating [1] - 59:9 calculation [1] - 65:4 calculations [7] - 62:22, 64:12, 64:18, 72:15, 78:6, 78:14, 79:9 cannot [6] - 47:23, 50:11, 64:20, 68:4, 90:18 capability [1] - 50:12 capacity [4] - 39:23, 67:7, 67:10, 67:15 car [1] - 59:23 care [1] - 89:25 careful [1] - 55:17 carefully [1] - 37:2 carpenter [1] - 40:5 carrying [2] - 67:7, 67:10 case [3] - 7:2, 17:15, 33:1 CASE [1] - 2:5 catch [2] - 31:1, 31:5 caught [3] - 6:24, 30:25, 31:5 caused [3] - 27:6, 61:15, 69:12 causing [3] - 29:24, 61:17, 91:18 caving [2] - 51:7, 51:8 ceiling [1] - 20:17 cell [2] - 8:16, 59:6 Century [1] - 1:15 certainly [1] - 41:20 CERTIFICATE [1] - 93:1 Certificate [6] - 13:25, 21:17, 24:18, 24:21, 53:10, 89:15 Certified [1] - 52:21 certified [4] - 21:10, Agenda Item #6.A. 02 Dec 2019 Page 28 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 27 of 36 sheets Page 3 to 3 of 12 11/26/2019 11:46:36 AM 21:15, 21:18, 52:19 certify [1] - 93:8 Chambers [1] - 1:9 chance [3] - 34:11, 34:24, 79:2 changed [2] - 22:22, 22:25 Chapter [2] - 3:15, 6:3 choice [1] - 74:10 chunk [1] - 56:21 cinder [1] - 81:17 circle [2] - 51:21, 71:11 circled [1] - 71:17 Circuit [1] - 8:9 citations [1] - 30:3 cite [1] - 50:4 cited [4] - 14:13, 17:21, 19:4, 50:6 CITY [2] - 1:1, 85:21 City [34] - 1:9, 3:5, 3:23, 4:1, 5:24, 7:1, 7:8, 8:4, 9:7, 11:2, 21:11, 21:16, 23:17, 32:19, 33:7, 33:11, 37:17, 38:12, 38:17, 39:16, 53:4, 80:2, 80:3, 80:16, 87:6, 87:17, 88:23, 88:25, 90:4, 90:11, 90:13, 90:17, 91:22 civil [2] - 58:4, 59:5 clarify [2] - 16:21, 68:14 clause [1] - 66:19 cleanly [1] - 65:7 clear [4] - 39:8, 87:19, 87:24, 89:3 Clerk [2] - 8:5, 21:18 clips [1] - 74:9 close [1] - 87:12 closed [1] - 57:4 COAB [2] - 1:13, 1:14 code [13] - 45:24, 45:25, 46:10, 55:21, 56:2, 66:9, 68:13, 78:16, 79:8, 81:14, 89:6, 89:9 CODE [1] - 1:2 Code [31] - 1:14, 3:5, 3:16, 5:22, 6:4, 6:7, 12:14, 12:21, 14:9, 15:7, 15:11, 18:24, 20:25, 22:14, 22:19, 23:12, 41:25, 42:5, 52:22, 53:3, 53:6, 53:13, 54:3, 59:15, 63:2, 66:11, 66:18, 66:21, 67:18, 69:1, 78:19 codes [1] - 20:12 collapse [16] - 9:2, 11:17, 11:18, 50:8, 50:9, 50:17, 50:19, 50:20, 51:20, 62:6, 65:9, 70:7, 76:3, 77:15, 77:21, 87:21 collapsed [4] - 51:22, 56:13, 70:21, 71:7 collapses [2] - 56:17, 76:12 collapsing [1] - 11:16 columns [1] - 65:1 coming [2] - 38:17, 63:23 command [1] - 84:16 commencing [1] - 1:8 commercial [2] - 39:3, 58:15 Commission [1] - 1:9 common [9] - 10:18, 10:19, 13:8, 33:24, 46:7, 75:14, 76:1, 76:9, 76:10 company [1] - 71:24 complete [3] - 15:13, 67:25, 93:10 completed [1] - 62:16 completely [5] - 35:9, 35:17, 60:15, 71:21, 76:3 complex [3] - 73:17, 82:13, 91:14 compliance [10] - 19:1, 88:7, 88:9, 88:10, 88:16, 88:20, 89:18, 89:21, 89:23, 90:7 compliant [1] - 90:9 complicated [1] - 10:22 Complies [17] - 6:17, 14:24, 15:24, 17:9, 18:20, 19:16, 21:25, 23:8, 25:14, 26:11, 27:20, 48:2, 48:19, 49:23, 51:18, 51:24, 71:14 complies [1] - 47:4 comply [6] - 4:22, 20:11, 55:21, 56:2, 56:8, 56:11 Comply [1] - 5:7 complying [1] - 20:24 component [1] - 67:11 components [2] - 67:11, 68:12 composite [1] - 70:13 compromised [1] - 62:5 concern [2] - 47:16, 48:12 concerning [5] - 11:3, 23:25, 52:13, 53:16, 63:7 concerns [1] - 8:22 conclude [1] - 92:12 concluded [4] - 10:24, 11:14, 11:16, 11:21 conclusion [1] - 47:22 conclusions [3] - 61:8, 61:13, 90:25 Condition [1] - 68:3 condition [12] - 11:3, 28:12, 53:16, 67:1, 67:9, 67:15, 68:5, 78:2, 78:22, 84:14, 84:25, 91:17 conditions [1] - 63:1 confident [1] - 78:20 confined [1] - 86:18 confirmed [1] - 69:23 confirming [1] - 13:15 confronted [2] - 87:17, 88:14 connection [1] - 53:21 constructed [2] - 53:10, 79:1 construction [21] - 10:17, 30:19, 39:9, 39:10, 39:11, 39:13, 39:23, 40:1, 40:21, 40:23, 41:7, 43:19, 45:20, 46:11, 46:12, 46:13, 56:16, 58:17, 62:22, 79:3, 81:3 Consulting [2] - 1:14, 57:21 contact [3] - 21:1, 23:24, 44:10 contacted [1] - 34:17 contemporaneously [2] - 47:12, 48:8 contested [1] - 3:22 continued [2] - 9:6, 51:4 continuous [1] - 46:4 contract [1] - 62:21 contracted [1] - 25:4 contractor [2] - 40:7, 62:8 contractor's [1] - 40:9 contractors [4] - 34:18, 35:11, 36:14, 82:2 control [1] - 46:17 conversations [1] - 82:2 copies [2] - 9:9, 21:10 copy [8] - 9:14, 26:2, 26:21, 45:25, 47:11, 48:7, 49:6, 52:7 corner [3] - 61:18, 61:22, 61:24 cornice [1] - 51:6 correct [16] - 3:22, 11:22, 11:25, 14:10, 14:11, 16:8, 17:4, 18:15, 21:6, 23:3, 45:8, 46:24, 46:25, 54:14, 63:9, 74:15 corrections [2] - 39:6, 39:21 corrective [1] - 22:13 corresponding [1] - 45:12 County [6] - 8:9, 21:19, 38:19, 38:21, 38:24, 41:11 COUNTY [1] - 93:4 couple [7] - 36:11, 54:8, 65:1, 77:13, 80:17, 82:10, 88:18 course [1] - 11:2 court [1] - 32:14 Court [2] - 8:9, 21:19 create [1] - 92:1 created [1] - 33:20 critical [2] - 31:16, 36:5 cross [7] - 7:7, 7:9, 32:9, 33:9, 33:13, 34:8, 37:13 cross-examination [2] - 32:9, 33:9 cross-examine [4] - 7:7, 7:9, 33:13, 34:8 current [5] - 20:11, 62:25, 66:8, 66:9, 79:7 cutout [1] - 71:2 D damage [23] - 20:23, 60:9, 61:1, 61:14, 61:19, 61:22, 62:2, 66:20, 66:23, 66:24, 67:2, 67:4, 67:6, 67:23, 68:9, 69:19, 69:24, 73:22, 74:3, 74:23, 75:9, 76:13 damaged [6] - 20:18, 60:21, 66:24, 68:2, 75:2, 79:2 Damiano [2] - 59:3, 59:4 Dan [5] - 19:22, 21:3, 38:6, 38:11, 75:15 DAN [1] - 1:13 Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 3 danger [7] - 9:2, 11:16, 50:17, 50:19, 56:19, 87:20 dangerous [7] - 9:5, 12:4, 49:17, 50:7, 55:2, 55:8, 56:19 date [10] - 16:23, 20:1, 22:9, 24:15, 25:23, 27:22, 43:18, 43:19, 48:5, 49:9 DATED [1] - 93:15 dated [6] - 16:17, 16:24, 28:4, 28:8, 49:8, 49:24 dates [1] - 28:3 daylight [1] - 42:24 days [11] - 8:6, 8:10, 30:16, 55:5, 82:23, 89:21, 90:8, 90:9, 91:3, 91:12 dead [1] - 67:17 deadlines [1] - 8:12 deal [4] - 32:16, 83:19, 89:1, 92:4 debris [2] - 42:25, 43:3 decision [11] - 7:16, 7:18, 7:19, 7:20, 7:21, 8:3, 8:8, 83:17, 90:24, 91:11, 92:6 decisions [1] - 3:19 deed [2] - 13:14, 21:13 defects [1] - 70:2 defendant [1] - 15:12 defined [1] - 67:23 definitely [3] - 75:25, 76:14, 86:10 definition [1] - 67:3 deliver [1] - 52:6 delivered [4] - 49:3, 49:4, 52:3, 53:25 demoing [2] - 68:10, 72:12 demolish [10] - 22:8, 30:7, 35:9, 35:17, 36:7, 54:11, 54:16, 54:22, 88:24, 90:3 demolished [5] - 19:25, 20:19, 20:21, 24:8, 79:7 demolishing [3] - 30:10, 62:14, 82:14 demolition [12] - 12:8, 23:21, 24:9, 35:14, 54:21, 55:1, 55:3, 67:25, 72:17, 90:12, 90:14, 90:16 demolitioning [1] - 66:10 demonstration [1] - Agenda Item #6.A. 02 Dec 2019 Page 29 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 4 to 4 of 12 28 of 36 sheets 34:4 Department [2] - 39:19, 63:3 dependent [1] - 10:18 describe [4] - 13:5, 39:14, 42:6, 42:12 described [3] - 54:17, 61:12, 81:19 designed [2] - 45:21, 46:14 designer [1] - 44:7 details [1] - 62:22 deteriorate [1] - 27:6 deteriorated [1] - 20:18 deterioration [3] - 29:24, 36:16, 50:15 determine [1] - 13:18 determines [1] - 90:17 determining [1] - 59:10 develop [1] - 64:4 development [1] - 59:6 Diane [2] - 93:7, 93:19 different [4] - 10:8, 44:4, 46:21, 78:17 difficult [4] - 73:6, 88:13, 92:5, 92:11 difficulty [2] - 88:14, 89:24 dilapidated [3] - 11:12, 18:7, 87:18 dilapidation [3] - 11:15, 42:13, 51:4 diligently [1] - 85:15 dimension [1] - 45:15 dimensions [2] - 44:11, 63:8 direct [2] - 51:15, 78:12 direction [2] - 24:14, 67:8 directly [2] - 9:24, 63:24 disagrees [1] - 8:2 discussed [1] - 41:17 discussing [1] - 81:13 discussions [1] - 24:4 disrepair [2] - 10:22, 18:5 distinction [1] - 46:23 divided [2] - 10:15, 81:21 document [15] - 9:21, 13:17, 14:3, 15:23, 18:18, 18:19, 19:12, 19:15, 21:22, 22:3, 22:17, 25:17, 26:21, 50:1, 70:18 documented [1] - 19:23 documents [4] - 39:12, 39:13, 79:13, 79:14 done [12] - 8:5, 8:10, 35:11, 55:15, 55:16, 55:19, 58:14, 65:25, 72:5, 74:13, 77:10, 89:4 doors [2] - 84:3, 84:7 Dora [1] - 11:10 Dorian [5] - 27:5, 51:9, 56:22, 56:24, 69:19 double [1] - 27:19 double-sided [1] - 27:19 doubt [2] - 31:18, 36:6 Douglas [4] - 15:19, 17:18, 22:7, 22:20 down [37] - 10:15, 12:11, 13:8, 20:19, 23:14, 31:19, 31:25, 33:25, 37:18, 42:18, 46:19, 47:20, 55:5, 56:20, 60:21, 60:23, 65:2, 65:13, 65:18, 66:2, 68:8, 71:21, 72:23, 73:14, 73:23, 74:7, 74:11, 74:21, 75:3, 75:7, 83:9, 84:3, 84:7, 85:10, 86:11, 88:12, 90:20 dozens [1] - 42:10 drawings [3] - 39:10, 39:11, 39:23 drill [1] - 73:9 drywall [2] - 73:25, 74:24 due [5] - 10:16, 11:10, 11:14, 50:15, 61:19 duplex [7] - 10:6, 10:9, 13:7, 31:4, 35:12, 46:12, 46:13 duplex-type [2] - 46:12, 46:13 duplexes [2] - 40:17, 46:1 during [8] - 5:3, 54:21, 55:1, 65:21, 71:22, 72:7, 77:14, 90:15 duties [2] - 38:23, 39:15 Duval [2] - 8:9, 21:19 DUVAL [1] - 93:4 E early [1] - 10:25 early/mid [1] - 41:2 easily [1] - 31:1 east [3] - 59:23, 60:19 easy [1] - 64:15 echo [1] - 75:15 economic [1] - 90:18 economically [1] - 74:18 education [1] - 58:1 effect [2] - 31:21, 35:21 effective [1] - 30:24 eight [1] - 44:16 either [6] - 12:8, 28:21, 28:23, 28:25, 40:18, 65:18 element [1] - 66:25 elements [3] - 64:1, 67:4, 67:16 eleven [1] - 38:22 EMPLOYEE [1] - 85:21 employment [1] - 41:8 end [10] - 7:16, 7:18, 37:10, 59:23, 60:17, 60:19, 63:25, 64:25, 68:11, 76:9 endangers [1] - 9:3 ENFORCEMENT [1] - 1:2 Enforcement [17] - 1:14, 3:5, 5:22, 6:8, 12:14, 12:22, 14:9, 15:7, 15:11, 18:25, 22:14, 22:19, 23:12, 41:25, 42:5, 52:22, 54:3 engage [1] - 25:1 engaged [1] - 11:4 engineer [15] - 11:4, 11:12, 11:21, 25:1, 25:5, 25:7, 25:21, 57:24, 58:2, 58:8, 58:12, 59:9, 61:14, 64:17, 80:25 engineer's [2] - 58:10, 91:5 engineering [16] - 11:7, 43:9, 43:12, 43:14, 47:5, 48:3, 48:22, 48:24, 49:7, 52:8, 53:20, 58:4, 59:5, 69:12, 82:4 enter [3] - 60:15, 60:17, 62:8 enters [1] - 5:16 entire [6] - 50:6, 62:5, 66:6, 68:1, 68:13, 68:24 entitled [1] - 91:2 Esq [1] - 1:13 essentially [1] - 88:5 establish [1] - 34:10 establishing [1] - 14:4 estate [1] - 34:19 estimates [1] - 36:20 evaluating [2] - 81:3, 82:4 event [8] - 12:1, 50:20, 50:22, 56:20, 65:10, 77:15, 77:19, 92:1 events [2] - 87:24, 88:3 eventually [2] - 39:7, 74:8 evidence [15] - 3:20, 5:10, 6:19, 7:5, 7:24, 79:16, 80:6, 85:4, 86:3, 87:12, 87:19, 88:11, 89:6, 91:5, 91:9 Evidence [1] - 7:25 evidentiary [1] - 87:12 exact [1] - 30:2 exactly [5] - 30:3, 31:8, 31:13, 63:21, 64:14 examination [2] - 32:9, 33:9 examine [4] - 7:7, 7:9, 33:13, 34:8 examiner [3] - 38:18, 38:24, 38:25 exceed [1] - 67:1 exceeded [1] - 68:4 exceeds [1] - 81:18 excellent [2] - 7:15, 84:14 except [2] - 30:9, 31:13 exception [1] - 81:12 exceptions [1] - 81:15 excuse [4] - 14:20, 23:6, 65:14, 82:14 execution [2] - 8:6, 8:11 exert [1] - 76:4 exhibit [4] - 26:8, 41:17, 48:17, 66:12 Exhibit [65] - 13:11, 13:22, 13:23, 14:20, 14:22, 15:6, 15:21, 15:22, 16:7, 16:10, 16:22, 16:23, 17:3, 17:6, 17:8, 17:12, 17:20, 18:9, 18:12, 18:18, 18:22, 19:5, 19:9, 19:13, 19:19, 20:2, 21:22, 21:24, 22:10, 23:5, 23:6, 23:11, 23:23, 25:10, Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 4 25:12, 26:8, 26:10, 27:2, 27:3, 27:15, 28:8, 41:18, 41:22, 47:2, 48:1, 48:16, 48:18, 48:25, 49:10, 49:13, 49:20, 51:14, 51:17, 52:18, 52:25, 53:24, 61:7, 66:15, 66:16, 70:13, 71:11 Exhibits [2] - 21:9, 79:15 exhibits [7] - 9:14, 9:20, 21:10, 29:15, 29:16, 57:15, 76:24 existed [1] - 78:16 existing [5] - 20:21, 30:20, 53:6, 63:5, 66:21 exists [2] - 68:9, 78:17 expect [1] - 33:11 expectation [1] - 75:21 expected [1] - 64:23 expensive [2] - 11:25, 35:15 experience [5] - 39:25, 41:13, 50:23, 64:17, 75:4 experienced [1] - 57:2 expert [1] - 30:18 expertise [1] - 34:5 explain [4] - 46:9, 52:6, 69:11, 87:14 exposed [1] - 20:24 extensive [2] - 61:18, 74:4 extent [2] - 73:13, 75:8 exterior [1] - 18:3 extremely [2] - 11:25, 60:6 F fact [9] - 3:22, 29:22, 30:9, 35:8, 46:23, 54:11, 69:2, 69:24, 90:25 fail [3] - 61:25, 78:20, 79:3 failed [2] - 31:7, 89:7 failing [1] - 76:7 failure [5] - 9:2, 60:23, 61:21, 61:24, 81:4 failures [1] - 89:12 fairness [1] - 91:17 fall [2] - 60:23, 76:8 fallen [1] - 10:21 falling [1] - 71:9 familiar [1] - 81:8 Agenda Item #6.A. 02 Dec 2019 Page 30 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 29 of 36 sheets Page 5 to 5 of 12 11/26/2019 11:46:36 AM family [4] - 40:11, 40:18, 40:22, 81:10 far [4] - 11:24, 30:15, 70:3 Fargo [39] - 2:6, 4:2, 4:7, 4:10, 7:4, 8:25, 11:1, 11:3, 11:4, 14:2, 14:4, 22:22, 23:25, 24:5, 24:8, 24:16, 25:1, 28:23, 30:5, 37:25, 38:3, 49:25, 53:25, 54:10, 57:12, 79:20, 80:10, 85:4, 85:8, 85:14, 86:9, 86:13, 86:21, 88:17, 88:19, 89:15, 89:17, 89:22, 90:6 fast [1] - 56:15 fastened [1] - 75:23 father [1] - 40:24 feasibility [1] - 90:18 feasible [1] - 74:18 feet [9] - 10:13, 44:1, 44:2, 44:14, 44:16, 60:4, 63:19, 63:21, 64:10 few [8] - 35:1, 36:18, 80:13, 81:12, 81:15, 84:2, 84:6, 89:15 figure [3] - 36:15, 64:15, 73:11 file [1] - 21:5 filed [1] - 91:12 files [1] - 19:21 filled [1] - 42:25 final [1] - 39:19 finally [1] - 16:16 findings [5] - 25:21, 26:17, 29:15, 54:16, 90:25 fine [3] - 16:4, 31:24, 37:15 fines [8] - 15:14, 16:15, 16:16, 18:15, 18:25, 22:23, 23:13, 23:15 finish [1] - 25:13 finished [3] - 14:23, 37:20, 77:8 finishes [2] - 32:19, 33:8 fire [6] - 20:12, 30:25, 31:1, 31:5, 81:25 firewall [12] - 30:16, 30:20, 30:25, 45:23, 46:1, 46:2, 46:3, 55:21, 56:1, 81:13, 81:17, 81:24 firewalls [4] - 30:17, 30:18, 30:19, 31:2 first [20] - 4:18, 6:25, 14:13, 17:2, 27:23, 32:18, 33:23, 35:21, 36:1, 40:20, 42:24, 43:3, 47:5, 49:7, 60:3, 64:6, 65:14, 69:15, 69:16 five [5] - 33:2, 38:15, 40:3, 60:23, 77:21 five-and-a-half [1] - 38:15 fixed [1] - 90:10 floor [17] - 31:23, 42:19, 42:21, 42:24, 43:2, 43:3, 44:6, 60:11, 60:21, 61:19, 62:3, 64:4, 67:13, 69:18, 71:6, 75:12 flooring [1] - 75:12 floors [2] - 20:16, 64:3 FLORIDA [1] - 93:3 Florida [24] - 1:10, 2:8, 3:14, 6:3, 7:25, 8:9, 8:23, 20:25, 21:19, 53:5, 53:13, 58:6, 58:8, 59:14, 63:1, 66:11, 66:18, 66:21, 67:18, 69:1, 78:19, 83:16, 93:7, 93:19 follow [5] - 11:13, 14:16, 15:22, 83:23, 83:24 follow-up [4] - 11:13, 14:16, 83:23, 83:24 followed [1] - 7:21 following [5] - 3:13, 7:24, 17:15, 59:14, 61:13 follows [1] - 68:1 foot [1] - 60:4 foot-and-a-half [1] - 60:4 footing [1] - 73:11 footings [1] - 65:2 force [4] - 51:1, 67:5, 76:4, 76:5 foreclosure [6] - 10:23, 10:24, 23:2, 24:11, 24:12, 24:20 foregoing [2] - 92:13, 93:9 formal [2] - 7:21, 32:5 formulate [1] - 90:13 fortunate [1] - 87:22 forward [2] - 24:13, 32:13 foundation [1] - 46:4 foundations [1] - 63:5 founded [1] - 58:23 four [4] - 40:15, 40:19, 82:23 four-unit [1] - 40:19 frame [5] - 20:10, 56:16, 64:25, 65:3, 74:9 framed [1] - 20:16 framing [1] - 71:5 Friday [1] - 43:6 front [6] - 45:11, 51:6, 51:7, 52:11, 59:22, 61:6 full [3] - 20:4, 58:24, 73:13 full-time [1] - 58:24 fully [2] - 32:25, 79:1 function [1] - 45:21 fuse [1] - 91:9 future [1] - 87:22 G garbage [1] - 60:5 Gartner [13] - 25:8, 26:6, 26:17, 26:25, 44:19, 57:14, 57:17, 57:20, 77:9, 77:10, 77:12, 79:18, 79:21 GARTNER [51] - 1:14, 57:20, 57:24, 58:3, 58:6, 58:9, 58:13, 58:23, 59:2, 59:13, 59:18, 59:21, 60:2, 60:16, 61:9, 61:12, 63:9, 63:15, 63:17, 64:22, 65:11, 65:16, 66:1, 66:16, 68:17, 68:21, 69:6, 69:9, 69:14, 69:25, 70:8, 70:15, 70:19, 71:14, 71:23, 72:6, 72:11, 72:19, 73:18, 74:19, 75:15, 76:6, 76:18, 77:17, 77:23, 78:1, 78:8, 78:15, 78:23, 79:10, 79:23 Gartner's [3] - 47:5, 48:3, 82:5 general [7] - 8:1, 34:17, 40:7, 40:8, 63:11, 82:2, 92:3 generally [3] - 13:4, 42:11, 72:16 generated [1] - 62:13 genesis [1] - 69:11 gentleman [2] - 29:17, 29:20 GEOFF [1] - 1:14 Geoff [6] - 25:8, 26:6, 26:17, 26:25, 57:14, 57:20 given [3] - 18:14, 37:11, 54:9 goal [1] - 73:23 gotcha [1] - 84:17 govern [2] - 3:17, 3:18 governed [2] - 3:14, 6:3 government [1] - 41:8 government-type [1] - 41:8 Grace [3] - 1:14, 57:21, 58:22 grandfather [1] - 40:24 grant [1] - 90:4 granted [1] - 47:19 gravity [1] - 59:14 great [4] - 61:2, 63:18, 75:16, 84:25 ground [1] - 75:21 group [1] - 67:11 guarantee [1] - 88:1 guess [5] - 4:17, 42:12, 53:11, 74:17, 75:11 guessing [1] - 57:5 guideline [1] - 8:1 H half [13] - 20:8, 20:15, 31:20, 38:15, 47:20, 47:21, 47:23, 50:13, 60:4, 60:19, 67:24, 86:11, 86:14 halfway [1] - 33:4 Hall [1] - 1:9 halves [1] - 44:4 hand [20] - 4:21, 5:6, 6:15, 14:19, 15:20, 17:5, 18:17, 19:12, 23:4, 27:8, 27:14, 47:1, 47:25, 48:15, 49:4, 49:19, 51:13, 52:6, 70:12, 85:23 hand-deliver [1] - 52:6 hand-delivered [1] - 49:4 handle [1] - 32:11 hands [4] - 22:22, 23:1, 24:9, 41:7 hands-on [1] - 41:7 happy [1] - 92:10 hard [4] - 70:8, 70:19, 70:25, 76:14 harder [2] - 44:22, 63:13 hear [3] - 10:5, 10:16, 77:22 Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 5 heard [1] - 63:6 HEARING [1] - 1:3 hearing [20] - 3:5, 5:25, 6:2, 7:13, 7:17, 7:18, 15:6, 15:10, 16:6, 18:9, 18:12, 18:13, 22:18, 22:21, 22:23, 83:17, 83:18, 87:11, 91:8, 92:12 hearsay [1] - 34:21 held [1] - 1:6 hello [1] - 12:19 help [1] - 74:3 helpful [1] - 10:2 high [8] - 50:20, 50:22, 56:19, 65:9, 77:15, 77:19, 87:24, 92:1 high-wind [8] - 50:20, 50:22, 56:19, 65:9, 77:15, 77:19, 87:24, 92:1 higher [3] - 31:3, 45:1, 84:16 highly [3] - 30:24, 73:17, 91:20 history [1] - 58:12 hits [1] - 64:4 hoarding [1] - 60:5 hole [4] - 42:15, 42:17, 42:18, 70:24 holes [4] - 29:22, 29:23, 43:1 home [2] - 73:22, 82:16 Home [4] - 2:6, 4:2, 4:7, 53:25 homes [6] - 40:11, 81:6, 81:7, 81:10, 81:11, 84:8 hone [2] - 35:8, 35:20 Honor [7] - 12:7, 37:9, 54:6, 76:22, 79:23, 82:8, 87:7 Honorable [1] - 1:7 hopefully [1] - 92:7 horizontal [2] - 67:8, 69:7 Horne [1] - 59:4 hour [6] - 46:1, 46:2, 46:3, 51:10, 56:25, 57:5 house [4] - 84:2, 84:5, 84:6, 90:4 human [1] - 17:22 hundred [1] - 55:24 hurricane [8] - 27:5, 49:14, 49:15, 49:16, 51:1, 56:24, 74:9, 74:11 Agenda Item #6.A. 02 Dec 2019 Page 31 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 6 to 6 of 12 30 of 36 sheets Hurricane [2] - 11:10, 56:22 hurricane-force [1] - 51:1 I idea [1] - 75:8 identify [3] - 16:1, 18:22, 19:18 images [1] - 31:9 imagine [3] - 44:19, 71:6, 76:7 immediately [3] - 15:21, 36:17, 83:2 imminent [8] - 9:1, 11:16, 50:16, 50:18, 60:22, 61:20, 61:23, 77:16 implicated [1] - 89:9 important [3] - 8:12, 31:6, 44:1 imposed [6] - 15:14, 16:15, 16:16, 18:16, 18:25, 44:25 imposing [1] - 16:4 impossible [1] - 12:2 inaudible [1] - 47:9 Inc [1] - 1:14 inches [2] - 30:21 include [1] - 63:3 inconsistencies [1] - 39:5 independent [2] - 20:13, 46:6 indicated [1] - 38:4 indicates [1] - 88:11 indicating) [1] - 31:12 individual [2] - 10:13, 63:20 industry [3] - 40:1, 40:21, 41:7 infiltration [1] - 61:16 inform [1] - 49:16 informed [1] - 29:21 inherited [1] - 91:17 initial [5] - 25:20, 27:1, 48:24, 51:23, 71:12 initials [1] - 71:18 input [1] - 73:19 inside [5] - 60:1, 61:3, 71:7, 73:1, 74:25 inspect [1] - 59:17 inspection [4] - 11:6, 11:13, 56:6, 61:13 inspections [1] - 20:14 install [1] - 62:11 instead [1] - 44:5 insulation [2] - 30:24, 81:22 intact [1] - 82:21 interior [1] - 46:6 International [1] - 53:3 introduce [3] - 12:17, 38:9, 57:18 investor [2] - 23:18, 34:19 involves [1] - 59:9 IPMC [4] - 53:1, 53:2, 53:13 IRIZARRY [78] - 1:14, 12:19, 12:23, 13:1, 13:6, 13:14, 13:20, 13:25, 14:6, 14:11, 14:14, 14:18, 14:24, 15:4, 15:8, 15:11, 15:18, 15:24, 16:3, 16:8, 16:11, 16:14, 16:20, 16:24, 17:4, 17:9, 17:13, 17:18, 17:21, 18:10, 18:13, 18:20, 18:24, 19:6, 19:10, 19:16, 19:20, 20:3, 20:6, 21:6, 21:12, 21:15, 21:20, 21:25, 22:4, 22:6, 22:11, 22:16, 22:20, 23:3, 23:8, 23:12, 23:17, 24:2, 24:5, 24:18, 24:24, 25:3, 25:8, 25:14, 25:18, 25:20, 25:25, 26:4, 26:6, 26:11, 26:14, 26:16, 26:22, 26:25, 27:5, 27:11, 27:13, 27:20, 27:25, 28:4, 28:10, 28:14 Irizarry [7] - 12:14, 12:16, 12:20, 28:20, 28:24, 32:22, 38:1 issuance [3] - 16:9, 23:22, 48:9 issue [10] - 7:19, 9:1, 12:7, 42:3, 49:13, 69:12, 86:10, 86:14, 88:19, 88:22 issued [17] - 11:6, 11:7, 11:9, 14:16, 15:2, 15:12, 16:6, 17:14, 17:17, 19:21, 24:19, 25:21, 26:17, 30:2, 47:13, 53:8, 53:11 issues [2] - 82:11, 82:13 issuing [1] - 14:1 itself [4] - 47:23, 64:22, 79:1, 88:23 J Jacksonville [1] - 21:16 January [4] - 15:13, 18:14, 19:2, 24:19 Jeb [3] - 1:7, 3:8, 5:21 job [3] - 55:7, 59:9, 75:5 jobs [1] - 59:5 John [1] - 7:12 JOHN [1] - 1:13 Johns [4] - 38:19, 38:21, 38:24, 41:10 joists [5] - 71:6, 75:12, 75:18, 75:19, 76:8 judge [1] - 9:23 Judge [3] - 9:8, 41:19, 85:1 July [1] - 24:22 June [3] - 24:21, 30:6, 87:25 K keep [3] - 33:9, 34:2, 36:3 keeping [1] - 68:10 kick [1] - 72:23 Kimley [2] - 59:4 Kimley-Horne [1] - 59:4 kind [12] - 53:15, 60:5, 60:22, 61:1, 64:10, 73:4, 73:25, 74:20, 75:5, 85:13, 91:8, 92:7 kinds [1] - 35:3 kitchen [1] - 75:20 knock [1] - 47:19 KOZLOWSKI [18] - 1:15, 4:8, 4:11, 4:14, 4:17, 38:2, 57:13, 79:22, 85:6, 85:8, 85:13, 85:18, 85:20, 85:24, 86:6, 86:8, 86:23, 87:4 Kozlowski [3] - 4:14, 85:12, 85:18 L labeled [1] - 61:7 lack [1] - 34:3 land [1] - 59:5 larger [1] - 56:21 Laserfiche [1] - 43:17 last [9] - 9:11, 10:20, 27:12, 35:21, 36:18, 43:4, 43:6, 66:17, 87:23 late [1] - 40:9 lateral [7] - 44:23, 62:24, 64:1, 67:5, 67:6, 68:11, 68:15 law [2] - 88:5, 90:25 laws [2] - 3:16, 3:18 lawyer [2] - 91:13, 91:21 laying [1] - 43:3 leak [1] - 42:16 leaked [1] - 42:20 least [4] - 20:19, 75:19, 84:10, 84:24 leave [8] - 41:6, 47:20, 54:23, 55:10, 66:8, 83:3, 83:7, 90:18 leaving [1] - 44:9 left [4] - 60:20, 65:21, 68:19, 70:3 length [1] - 64:11 less [10] - 32:5, 45:2, 51:10, 57:2, 57:3, 64:10, 66:20, 66:22, 66:23, 67:17 letter [14] - 48:20, 49:3, 49:5, 49:8, 49:24, 50:5, 52:3, 52:10, 52:13, 52:22, 53:24, 54:9 level [4] - 64:5, 64:6, 66:7 levels [2] - 60:3, 72:23 Lewis [2] - 1:13, 7:12 license [3] - 39:1, 40:9, 58:10 life [2] - 9:3, 81:6 Lighthouse [1] - 1:15 likely [2] - 3:21, 79:4 limit [1] - 33:14 limited [1] - 63:4 line [2] - 46:19, 68:7 listed [1] - 17:20 live [3] - 8:16, 67:17, 92:10 live-streamed [1] - 8:16 living [2] - 57:23, 73:1 load [11] - 13:8, 46:6, 46:8, 50:12, 64:7, 67:6, 67:10, 69:8, 78:5, 78:14, 79:9 load-bearing [3] - 13:8, 46:6, 46:8 loading [1] - 63:1 loads [10] - 44:23, 44:24, 45:2, 45:3, 50:12, 59:10, 59:14, 64:4, 67:17, 74:12 local [1] - 59:15 Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 6 locate [1] - 43:13 located [1] - 8:22 location [1] - 67:21 lodging [1] - 82:19 Longman [2] - 1:13, 7:12 look [13] - 13:11, 25:12, 28:1, 33:19, 36:14, 41:21, 42:23, 45:5, 47:3, 48:1, 51:16, 77:5, 89:19 looked [1] - 59:22 looking [3] - 45:14, 47:21, 74:7 lose [1] - 8:13 lost [1] - 51:10 love [2] - 83:17, 86:19 M MAGISTRATE [98] - 1:3, 3:3, 4:6, 4:10, 4:12, 4:15, 4:18, 4:23, 5:8, 5:15, 5:17, 5:20, 5:24, 6:7, 6:10, 6:14, 6:18, 6:23, 7:15, 9:12, 10:1, 28:16, 28:19, 28:22, 29:3, 29:6, 29:9, 30:13, 32:1, 32:12, 32:24, 33:3, 33:18, 34:6, 34:14, 34:23, 35:6, 36:8, 36:10, 36:13, 36:19, 36:23, 37:6, 37:15, 38:3, 41:20, 54:7, 54:14, 54:19, 55:9, 55:12, 55:20, 55:24, 56:4, 56:7, 56:10, 56:13, 56:22, 57:6, 57:11, 77:3, 77:8, 77:12, 77:18, 77:25, 78:4, 78:11, 78:21, 79:6, 79:12, 79:14, 79:20, 79:24, 80:2, 80:4, 80:10, 80:16, 80:20, 82:9, 82:25, 83:3, 83:7, 83:12, 83:15, 83:25, 85:2, 85:7, 85:9, 85:16, 85:19, 85:22, 85:25, 86:7, 86:17, 86:24, 87:5, 87:8, 87:11 magistrate [2] - 3:9, 22:18 Magistrate [3] - 1:8, 3:4, 5:22 mail [1] - 52:19 Mail [1] - 52:21 mailed [1] - 52:19 Agenda Item #6.A. 02 Dec 2019 Page 32 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 31 of 36 sheets Page 7 to 7 of 12 11/26/2019 11:46:36 AM maintain [1] - 89:7 maintained [1] - 17:25 Maintenance [1] - 53:3 maintenance [2] - 53:5, 89:9 majority [1] - 81:19 manhole [1] - 29:23 manhole-size [1] - 29:23 Manning [2] - 59:3, 59:7 March [1] - 20:3 marked [22] - 15:6, 16:7, 16:10, 18:9, 18:18, 19:8, 19:12, 21:22, 23:5, 23:23, 26:8, 27:2, 27:3, 27:15, 41:18, 47:2, 48:16, 48:25, 51:14, 53:24, 71:16, 77:1 matter [6] - 3:25, 6:8, 8:21, 61:21, 74:13, 78:2 maximum [1] - 57:5 mean [11] - 47:10, 72:20, 73:22, 74:1, 74:6, 74:12, 76:24, 78:1, 81:20, 83:4, 90:8 means [1] - 76:11 mediate [1] - 86:20 meet [1] - 79:8 meeting [4] - 3:10, 3:14, 8:15, 8:20 member [1] - 5:16 MEMBER [1] - 5:19 MEMBERS [4] - 4:5, 4:22, 5:7, 5:13 members [1] - 10:3 memo [3] - 19:20, 42:3, 42:6 memorandum [3] - 21:4, 41:22, 41:25 mentioned [3] - 37:11, 44:11, 75:10 met [1] - 49:5 methods [2] - 79:4, 81:3 mid [1] - 11:8 middle [6] - 10:15, 13:9, 31:16, 33:23, 36:5, 46:20 might [3] - 36:24, 72:16, 72:17 miles [3] - 51:10, 56:25, 57:5 minutes [2] - 33:2, 60:23 mirror [1] - 31:9 missed [1] - 8:12 missing [2] - 69:16, 70:3 moisture [1] - 20:17 moment [12] - 14:22, 15:23, 17:7, 18:19, 19:14, 21:24, 23:6, 26:10, 27:18, 41:19, 49:21, 76:20 money [2] - 11:23, 74:16 months [3] - 36:18, 75:6, 89:16 morning [2] - 3:3, 4:1 Mortgage [4] - 2:6, 4:3, 4:7, 54:1 mortgage [1] - 4:8 most [5] - 43:1, 43:25, 71:6, 81:6, 81:11 mouse [1] - 70:9 move [7] - 24:13, 66:11, 72:12, 76:23, 84:14, 84:20, 84:24 MR [392] - 5:23, 6:6, 6:9, 6:13, 6:16, 6:22, 7:12, 9:8, 9:13, 9:17, 9:19, 10:4, 12:17, 12:21, 12:24, 13:2, 13:10, 13:17, 13:21, 14:3, 14:7, 14:12, 14:15, 14:19, 15:1, 15:5, 15:9, 15:16, 15:20, 16:1, 16:5, 16:9, 16:13, 16:19, 16:21, 17:1, 17:5, 17:11, 17:16, 17:19, 18:8, 18:11, 18:17, 18:22, 19:3, 19:7, 19:11, 19:18, 20:1, 20:4, 21:4, 21:7, 21:14, 21:17, 21:21, 22:2, 22:5, 22:9, 22:12, 22:17, 22:25, 23:4, 23:10, 23:15, 23:22, 24:3, 24:15, 24:23, 24:25, 25:6, 25:9, 25:16, 25:19, 25:23, 26:1, 26:5, 26:7, 26:13, 26:15, 26:20, 26:23, 27:1, 27:8, 27:12, 27:14, 27:22, 28:1, 28:7, 28:11, 28:15, 28:18, 28:21, 29:2, 29:5, 29:13, 30:14, 32:3, 32:4, 32:23, 33:2, 33:17, 33:19, 34:3, 34:12, 34:16, 34:21, 35:5, 35:7, 36:9, 36:12, 36:17, 36:21, 36:25, 37:8, 38:6, 38:9, 38:11, 38:13, 38:15, 38:16, 38:18, 38:20, 38:22, 38:23, 38:25, 39:8, 39:11, 39:14, 39:17, 39:22, 39:24, 39:25, 40:2, 40:6, 40:8, 40:10, 40:12, 40:13, 40:15, 40:17, 40:18, 40:20, 40:22, 41:1, 41:4, 41:5, 41:10, 41:12, 41:15, 41:16, 41:21, 41:24, 42:2, 42:4, 42:8, 42:10, 42:11, 42:14, 43:4, 43:6, 43:8, 43:11, 43:13, 43:15, 43:18, 43:21, 43:22, 43:25, 44:11, 44:14, 44:15, 44:16, 44:17, 44:19, 45:4, 45:9, 45:13, 45:16, 45:17, 45:22, 46:5, 46:7, 46:9, 46:13, 46:22, 46:25, 47:1, 47:4, 47:7, 47:9, 47:11, 47:14, 47:15, 47:18, 47:25, 48:2, 48:5, 48:6, 48:7, 48:10, 48:11, 48:14, 48:15, 48:19, 48:23, 49:1, 49:2, 49:4, 49:9, 49:11, 49:12, 49:14, 49:19, 49:23, 50:1, 50:3, 50:4, 50:6, 50:14, 50:18, 50:21, 50:25, 51:2, 51:5, 51:13, 51:18, 51:21, 51:24, 52:2, 52:5, 52:12, 52:14, 52:15, 52:17, 52:18, 52:20, 52:24, 53:2, 53:9, 53:14, 53:15, 53:22, 53:23, 54:2, 54:5, 54:13, 54:18, 54:25, 55:11, 55:15, 55:23, 56:3, 56:5, 56:9, 56:12, 56:16, 57:1, 57:10, 57:14, 57:15, 57:18, 57:20, 57:22, 57:24, 57:25, 58:3, 58:5, 58:6, 58:7, 58:9, 58:11, 58:13, 58:21, 58:23, 58:25, 59:2, 59:8, 59:13, 59:16, 59:18, 59:19, 59:21, 59:25, 60:2, 60:13, 60:16, 61:6, 61:9, 61:10, 61:12, 63:6, 63:9, 63:10, 63:15, 63:16, 63:17, 64:16, 64:22, 65:5, 65:11, 65:12, 65:16, 65:24, 66:1, 66:13, 66:16, 68:14, 68:17, 68:18, 68:21, 69:2, 69:6, 69:7, 69:9, 69:10, 69:14, 69:22, 69:25, 70:1, 70:8, 70:11, 70:15, 70:16, 70:19, 71:10, 71:14, 71:15, 71:23, 72:4, 72:6, 72:7, 72:11, 72:14, 72:19, 73:16, 73:18, 74:14, 74:19, 75:10, 75:15, 76:2, 76:6, 76:16, 76:18, 76:20, 76:22, 77:6, 77:10, 77:17, 77:23, 78:1, 78:8, 78:15, 78:23, 79:10, 79:11, 79:13, 79:19, 79:23, 79:25, 80:3, 80:8, 80:12, 80:19, 80:22, 80:24, 81:1, 81:2, 81:5, 82:1, 82:5, 82:7, 82:20, 83:2, 83:6, 83:10, 83:14, 83:23, 84:1, 84:4, 84:5, 84:8, 84:10, 84:12, 84:17, 84:19, 84:22, 84:23, 85:1, 85:11, 87:7, 87:10 MS [94] - 4:8, 4:11, 4:14, 4:17, 12:19, 12:23, 13:1, 13:6, 13:14, 13:20, 13:25, 14:6, 14:11, 14:14, 14:18, 14:24, 15:4, 15:8, 15:11, 15:18, 15:24, 16:3, 16:8, 16:11, 16:14, 16:20, 16:24, 17:4, 17:9, 17:13, 17:18, 17:21, 18:10, 18:13, 18:20, 18:24, 19:6, 19:10, 19:16, 19:20, 20:3, 20:6, 21:6, 21:12, 21:15, 21:20, 21:25, 22:4, 22:6, 22:11, 22:16, 22:20, 23:3, 23:8, 23:12, 23:17, 24:2, 24:5, 24:18, 24:24, 25:3, 25:8, 25:14, 25:18, 25:20, 25:25, 26:4, 26:6, 26:11, 26:14, 26:16, 26:22, 26:25, 27:5, 27:11, 27:13, 27:20, 27:25, 28:4, 28:10, 28:14, 38:2, 57:13, Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 7 79:22, 85:6, 85:8, 85:13, 85:18, 85:20, 85:24, 86:6, 86:8, 86:23, 87:4 multi [1] - 31:3 multi-property [1] - 31:3 multifamily [1] - 40:13 must [3] - 8:10, 20:19, 75:21 N NAME [1] - 2:6 name [9] - 3:8, 4:13, 5:21, 7:11, 12:20, 25:6, 29:10, 57:20, 85:17 narrow [5] - 44:21, 63:12, 64:24, 86:25 narrower [1] - 45:1 narrowest [1] - 45:15 nature [2] - 11:14, 59:12 navigate [1] - 91:20 near [1] - 60:3 necessary [5] - 34:5, 59:11, 88:6, 88:24, 91:6 need [15] - 5:3, 8:18, 32:25, 58:18, 64:11, 64:14, 65:17, 65:25, 73:3, 74:10, 80:9, 82:17, 83:1, 83:5, 89:20 needed [2] - 19:25, 20:23 needs [2] - 68:25, 79:4 neighborhood [1] - 31:11 Neptune [1] - 40:3 never [1] - 57:3 new [7] - 43:12, 48:16, 58:16, 67:19, 67:20, 91:4, 91:9 newly [1] - 20:23 next [4] - 38:5, 71:9, 71:18, 87:25 night [1] - 9:11 NO [1] - 2:5 none [1] - 91:6 nonengineer [1] - 70:6 nor'easter [1] - 50:23 nor'easters [1] - 88:3 north [4] - 51:8, 63:24, 75:19, 76:7 northeast [4] - 61:18, 61:22, 61:24, 67:24 northern [1] - 31:19 Agenda Item #6.A. 02 Dec 2019 Page 33 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 8 to 8 of 12 32 of 36 sheets note [1] - 43:23 notes [1] - 93:11 nothing [13] - 5:11, 6:20, 28:15, 30:1, 30:4, 32:23, 36:21, 37:5, 54:5, 76:22, 82:8, 85:1, 86:4 Notice [10] - 13:2, 14:16, 15:1, 15:5, 16:7, 17:2, 17:13, 17:17, 18:8, 91:11 notice [3] - 22:6, 22:18, 45:19 noticed [3] - 22:21, 45:22, 51:4 notified [1] - 24:6 notwithstanding [1] - 69:2 November [4] - 16:17, 16:19, 16:24, 93:15 nuisance [3] - 18:7, 88:5, 89:1 Number [1] - 68:3 number [1] - 14:9 numbered [2] - 9:19, 9:20 numbers [4] - 9:22, 73:13, 73:15, 78:18 nutshell [1] - 29:25 O oath [2] - 5:1, 85:21 object [4] - 32:6, 32:13, 32:16, 34:3 objection [2] - 32:13, 34:21 obligation [1] - 88:25 observations [1] - 53:18 obvious [1] - 70:2 obviously [3] - 10:8, 87:18, 88:13 occupancy [1] - 17:22 Occupancy [1] - 53:10 occupants [1] - 9:4 occupied [1] - 71:22 occupying [1] - 54:20 occurred [2] - 24:12, 27:5 October [15] - 1:7, 3:1, 3:6, 26:18, 27:13, 27:25, 28:6, 28:8, 28:13, 43:7, 48:6, 49:24, 52:2, 54:9, 87:23 OF [4] - 1:1, 93:1, 93:3, 93:4 offer [1] - 86:16 Officer [1] - 1:14 officer [6] - 12:14, 12:22, 41:25, 42:5, 52:23, 54:3 official [7] - 19:22, 38:12, 38:14, 39:15, 39:17, 39:18, 40:3 Official [1] - 1:13 on-site [1] - 20:14 once [4] - 24:12, 36:7, 53:9, 72:12 one [29] - 7:2, 13:1, 20:8, 20:15, 28:4, 30:25, 31:3, 31:11, 31:13, 31:15, 32:5, 41:19, 42:23, 44:8, 44:9, 46:1, 46:3, 46:14, 47:22, 50:13, 53:23, 55:4, 69:6, 76:20, 81:16, 82:11, 83:24, 84:10, 91:21 one-half [3] - 20:8, 20:15, 50:13 one-hour [2] - 46:1, 46:3 one-third [3] - 31:15, 44:8, 44:9 ones [1] - 64:1 ongoing [1] - 29:16 open [2] - 66:3, 82:20 opinion [19] - 19:23, 34:5, 53:16, 54:20, 55:1, 55:13, 56:3, 56:7, 56:14, 60:13, 60:18, 61:5, 64:19, 65:5, 65:8, 65:12, 65:24, 69:4, 78:15 opinions [2] - 32:8, 35:3 opportunity [9] - 7:4, 7:6, 28:24, 32:20, 33:7, 33:13, 37:12, 37:19, 59:16 option [1] - 83:20 options [1] - 66:4 oral [1] - 82:1 order [36] - 3:4, 5:3, 8:6, 8:11, 9:9, 12:5, 12:7, 15:11, 16:3, 16:5, 16:10, 16:12, 16:14, 16:17, 17:1, 18:25, 19:3, 19:8, 23:13, 23:23, 24:7, 32:4, 54:11, 54:15, 62:12, 77:6, 86:20, 87:1, 88:6, 88:15, 88:19, 89:17, 89:18, 89:20, 90:15, 90:21 ordered [3] - 19:8, 22:14, 88:8 ordering [1] - 22:7 Ordinances [2] - 3:16, 6:4 ordinances [1] - 59:15 original [6] - 42:14, 43:11, 43:14, 43:15, 50:13, 68:5 outcome [2] - 15:9, 18:11 outer [1] - 31:22 outside [4] - 8:19, 8:20, 31:23, 77:18 outstanding [1] - 24:7 overall [1] - 18:7 overhangs [1] - 44:8 overlapped [1] - 75:23 overlooked [1] - 91:8 overview [2] - 9:23, 10:2 own [8] - 37:22, 56:17, 81:7, 84:1, 84:5, 84:8, 90:1, 90:4 owned [8] - 8:25, 10:10, 13:19, 29:17, 46:14, 46:17, 46:20, 58:21 owner [8] - 10:10, 14:5, 15:16, 46:18, 57:21, 89:10, 89:14, 91:16 owners [2] - 75:6, 88:8 ownership [5] - 10:7, 13:15, 14:1, 24:10, 69:4 ownerships [1] - 46:24 owning [1] - 29:20 owns [1] - 30:5 P packet [16] - 13:13, 13:24, 14:21, 15:22, 17:7, 19:14, 21:23, 23:7, 25:11, 26:9, 27:24, 48:18, 49:21, 51:16, 71:16, 71:17 page [3] - 27:23, 52:24 Page [6] - 13:13, 13:24, 19:13, 51:15, 66:17, 71:16 pages [1] - 28:2 Pages [9] - 14:20, 17:6, 21:23, 23:7, 25:10, 26:9, 27:16, 48:17, 49:20 paint [1] - 18:2 pardon [3] - 27:9, 41:19, 80:12 parks [1] - 59:23 part [12] - 31:6, 31:16, 31:17, 33:15, 34:11, 36:5, 51:20, 51:22, 58:19, 68:10, 70:19 particular [1] - 78:18 particularly [1] - 10:2 parties [3] - 3:25, 7:22, 86:20 party [2] - 8:2, 32:15 pass [2] - 65:4, 78:13 passed [3] - 11:10, 39:20, 56:5 passes [1] - 78:5 past [1] - 20:18 path [1] - 49:15 pause [1] - 76:21 people [4] - 10:8, 30:19, 91:24, 92:3 per [4] - 15:15, 18:16, 19:1, 56:25 percent [14] - 55:25, 58:13, 58:15, 58:16, 58:17, 67:9, 67:12, 67:14, 67:17, 68:1, 68:2, 68:11, 68:23, 68:24 perform [2] - 11:4, 25:1 performed [3] - 11:5, 72:10 perhaps [1] - 87:25 period [1] - 61:17 permanently [2] - 83:4, 83:8 permit [2] - 53:7, 90:3 permitted [1] - 66:25 person [5] - 46:14, 46:16, 46:17, 46:21, 84:14 personal [1] - 53:18 personally [1] - 54:4 perspective [1] - 46:10 peruses [1] - 79:14 phone [2] - 8:16, 52:9 photo [7] - 27:23, 28:4, 45:8, 45:13, 51:19, 68:19, 70:2 photograph [2] - 51:17, 52:1 photographs [1] - 28:9 photos [3] - 27:16, 28:7, 70:14 physical [1] - 59:20 physically [2] - 62:7, 65:13 pick [1] - 64:7 picture [5] - 45:6, 51:11, 70:9, 70:25, Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 8 75:18 pictures [1] - 70:20 piece [1] - 71:4 place [5] - 29:17, 35:17, 35:22, 60:10, 65:21 placed [1] - 71:18 plan [7] - 4:15, 6:5, 44:6, 72:1, 74:5, 89:20, 90:6 planning [4] - 4:19, 4:25, 5:5, 65:19 plans [22] - 38:18, 38:24, 38:25, 39:2, 39:4, 39:7, 39:9, 39:10, 39:23, 41:8, 43:9, 43:11, 43:14, 43:15, 43:23, 45:18, 47:22, 48:21, 53:19, 62:13, 75:16, 90:14 podium [8] - 12:16, 29:7, 29:8, 38:8, 57:17, 80:21, 80:23, 85:12 Poinsettia [55] - 2:7, 8:23, 10:6, 10:21, 10:23, 11:15, 11:18, 13:4, 13:5, 13:19, 14:1, 14:5, 14:8, 14:12, 15:3, 15:17, 19:24, 20:7, 20:15, 20:22, 22:8, 22:15, 24:1, 24:16, 25:2, 25:22, 26:19, 27:10, 28:12, 29:14, 42:9, 42:13, 43:5, 43:10, 43:20, 43:24, 44:12, 45:18, 47:16, 48:13, 50:16, 51:3, 53:17, 56:1, 59:17, 60:1, 60:14, 62:10, 64:20, 65:6, 65:14, 65:15, 69:3, 71:20, 71:22 point [19] - 20:18, 24:25, 31:7, 32:18, 35:7, 35:20, 41:6, 42:17, 42:23, 50:10, 53:11, 53:23, 66:10, 68:8, 70:10, 74:14, 84:17, 87:21, 88:25 points [1] - 32:4 ponder [1] - 83:19 pops [1] - 73:25 portal [2] - 64:25, 74:9 portion [3] - 71:8, 71:9, 87:13 poses [1] - 87:20 position [2] - 62:19, 91:22 possible [4] - 30:7, Agenda Item #6.A. 02 Dec 2019 Page 34 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 33 of 36 sheets Page 9 to 9 of 12 11/26/2019 11:46:36 AM 62:7, 65:13, 88:11 posted [1] - 52:10 posts [1] - 73:10 potential [1] - 62:1 potentially [1] - 11:17 pour [1] - 73:11 precise [3] - 8:21, 64:18, 72:15 predamaged [3] - 67:1, 67:9, 67:15 premises [2] - 54:12, 59:20 preponderance [1] - 3:20 PRESENT [1] - 1:12 present [5] - 4:4, 4:7, 7:1, 28:9, 59:19 presentation [1] - 9:16 presenting [1] - 7:13 preserve [2] - 34:13, 88:12 presiding [1] - 3:9 pretty [2] - 6:24, 86:18 prevent [2] - 81:23, 81:25 previously [2] - 41:17, 47:2 primarily [1] - 87:15 principle [1] - 63:11 problem [13] - 11:22, 29:17, 42:14, 42:15, 74:16, 75:5, 76:15, 82:22, 87:17, 89:5, 90:1, 90:10, 92:2 problems [1] - 91:18 procedures [1] - 3:12 proceed [3] - 12:11, 15:6, 90:11 proceeding [2] - 5:4, 7:23 proceedings [8] - 1:6, 3:24, 5:16, 6:25, 14:9, 76:21, 92:13, 93:9 process [3] - 55:4, 56:18, 71:22 Professional [2] - 93:7, 93:19 professional [2] - 58:8, 58:10 progression [1] - 42:12 projected [1] - 45:6 projector [2] - 45:14, 68:20 prompted [2] - 42:2, 49:12 proof [1] - 3:24 properties [1] - 53:20 property [38] - 16:4, 17:24, 18:1, 22:8, 22:21, 22:23, 22:24, 23:13, 23:18, 23:20, 24:6, 24:7, 24:11, 29:21, 29:25, 31:3, 46:19, 46:23, 49:6, 49:18, 53:5, 59:21, 60:12, 62:18, 82:22, 84:3, 89:8, 89:10, 89:14, 89:22, 90:2, 90:7, 90:15, 90:19, 90:21, 91:15, 91:16 Property [1] - 53:3 protected [1] - 20:22 protects [1] - 18:2 protractive [1] - 18:1 provide [4] - 7:17, 37:12, 62:21, 71:24 provides [1] - 69:7 provisions [2] - 19:4, 52:25 pull [2] - 61:25, 76:10 pulling [1] - 76:5 purchase [2] - 23:19 purchasing [1] - 86:13 purpose [3] - 36:15, 62:9, 67:20 put [11] - 7:5, 68:8, 72:20, 72:25, 73:9, 74:8, 80:6, 83:13, 85:5, 90:23 Q quadriplex [1] - 31:4 qualifications [2] - 34:9, 35:2 qualified [1] - 62:8 quantify [2] - 76:11, 76:14 questioning [1] - 77:9 questions [23] - 21:2, 28:20, 28:25, 29:11, 32:22, 33:15, 34:10, 35:1, 36:11, 37:7, 37:20, 37:25, 38:4, 54:8, 57:7, 57:8, 57:11, 77:13, 79:17, 79:21, 80:14, 80:17, 82:10 quick [1] - 77:7 quickly [3] - 21:8, 85:16, 91:1 quite [2] - 65:20, 74:4 R rain [1] - 88:2 rainwater [1] - 61:16 raise [5] - 4:20, 5:6, 6:14, 85:22, 85:24 rated [1] - 20:12 rattled [1] - 74:1 reach [1] - 66:10 reached [2] - 61:14, 92:9 read [5] - 20:4, 29:15, 42:1, 61:10, 68:6 readily [1] - 70:5 reads [1] - 66:19 ready [1] - 83:1 real [5] - 34:19, 77:7, 85:16, 88:14, 88:22 realize [1] - 30:1 really [5] - 58:24, 70:25, 81:23, 87:15, 89:13 Realty [1] - 1:15 reasons [1] - 30:12 rebuilding [1] - 55:6 rebuilt [2] - 65:18, 65:19 Receipt [1] - 52:21 receive [8] - 26:1, 26:2, 26:5, 26:20, 26:23, 47:11, 48:7, 58:1 receiving [1] - 52:15 recent [2] - 51:19, 51:20 recently [2] - 36:14, 36:17 recognize [3] - 22:2, 25:16, 26:13 recommend [2] - 91:14, 91:20 recommendation [1] - 62:17 reconstruction [1] - 65:22 record [16] - 4:13, 8:24, 16:22, 19:21, 20:5, 29:10, 34:17, 43:17, 61:11, 66:14, 71:10, 71:15, 76:24, 76:25, 85:17, 93:10 recorded [2] - 8:15, 24:22 records [1] - 21:10 rectangle [1] - 44:6 rectangles [1] - 44:4 reduced [3] - 23:16, 67:8, 67:14 reduces [1] - 50:12 reducing [1] - 23:13 refer [2] - 30:22, 54:2 references [1] - 52:25 referencing [2] - 45:6, 45:9 referring [6] - 9:15, 9:22, 39:9, 45:25, 51:23, 66:14 reflect [1] - 28:11 refrigerator [2] - 60:10, 69:17 regard [1] - 13:3 regarding [4] - 19:21, 20:12, 25:22, 26:18 regardless [1] - 71:19 regards [1] - 86:13 Regina [2] - 4:14, 85:18 REGINA [1] - 1:15 registered [1] - 58:7 rehabbed [1] - 58:19 rehearing [4] - 8:4, 8:8, 91:4 reinforce [2] - 62:23, 66:6 reinforcement [2] - 64:20, 65:8 reinforcing [1] - 65:15 related [2] - 48:12, 82:14 relatively [1] - 10:11 relaxed [1] - 34:22 relied [2] - 13:18, 14:4 relies [1] - 69:8 remainder [1] - 44:9 remaining [2] - 62:25, 67:15 remember [3] - 78:8, 90:23, 91:3 remind [1] - 8:14 render [2] - 32:8, 34:5 renovated [1] - 84:13 renovating [2] - 81:6, 84:15 renovations [1] - 58:17 rent [1] - 84:16 rented [1] - 46:15 repair [4] - 20:19, 66:18, 71:19, 71:20 repairable [1] - 19:24 repaired [1] - 68:4 repairs [5] - 15:13, 19:7, 19:8, 23:20, 66:22 replacement [1] - 67:25 report [33] - 11:7, 11:9, 11:13, 25:20, 25:24, 26:3, 26:16, 27:2, 27:3, 30:9, 30:23, 31:7, 47:6, 47:12, 47:15, 48:4, 48:8, 48:11, 48:24, 49:7, 49:8, 52:8, Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 9 52:11, 61:6, 61:8, 62:9, 69:11, 69:13, 69:15, 69:16, 82:4, 91:5 REPORTER [1] - 93:1 Reporter [2] - 93:8, 93:19 reports [1] - 53:20 representative [1] - 4:6 representatives [1] - 23:24 request [2] - 8:4, 8:7 Requested [1] - 52:21 requested [1] - 69:14 require [4] - 46:1, 46:2, 83:16, 92:8 required [3] - 45:24, 63:1, 67:18 requirement [1] - 68:3 requirements [1] - 59:11 requires [2] - 67:25, 88:21 requiring [3] - 12:6, 12:8, 12:9 reserve [2] - 37:9, 37:13 reserved [1] - 80:15 residence [7] - 61:15, 61:20, 61:23, 62:9, 62:10, 62:11, 68:1 resident [1] - 61:20 residential [3] - 39:3, 58:15, 58:16 residents [1] - 89:1 resist [2] - 45:3, 50:11 resistance [2] - 20:12, 69:8 resisted [1] - 44:25 resisting [5] - 62:24, 64:1, 67:5, 68:12, 68:15 resolve [1] - 86:9 respect [1] - 67:16 Respond [1] - 5:13 respondents [2] - 7:3, 7:9 response [1] - 4:5 rest [2] - 28:5, 68:6 restored [1] - 66:25 rests [1] - 80:3 resulting [1] - 61:25 Return [1] - 52:21 review [19] - 13:22, 14:22, 15:23, 17:8, 18:19, 19:15, 21:24, 22:23, 23:6, 26:10, 27:18, 39:4, 39:22, 43:8, 45:17, 48:18, Agenda Item #6.A. 02 Dec 2019 Page 35 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 10 to 10 of 12 34 of 36 sheets 49:22, 53:19, 72:2 reviewed [3] - 39:2, 48:24, 53:21 reviewer [1] - 41:9 reviewing [3] - 47:21, 48:21, 71:12 rights [4] - 8:3, 8:13, 91:15, 91:23 ringer [1] - 8:18 Road [1] - 1:9 rods [1] - 74:10 roof [14] - 18:5, 20:17, 29:22, 29:23, 42:15, 42:16, 42:17, 42:19, 42:25, 46:4, 51:7, 61:16, 67:13 room [1] - 73:1 rot [2] - 42:19, 61:18 rotted [3] - 18:4, 42:16, 42:20 rotten [2] - 18:4 rotting [1] - 42:20 Rules [1] - 7:25 run [7] - 64:12, 72:15, 72:22, 73:12, 73:14, 75:19, 78:18 running [3] - 5:25, 64:18, 72:24 S safe [2] - 60:6, 71:21 safety [2] - 47:16, 54:20 sale [1] - 23:2 Salt [2] - 31:10, 81:9 saved [1] - 62:20 saving [1] - 62:14 saw [2] - 42:6, 42:7 scaffolding [1] - 73:5 scattered [2] - 30:22, 81:21 school [1] - 58:5 science [1] - 58:3 scientific [1] - 32:7 scope [3] - 62:16, 86:19, 86:25 Scott [5] - 15:18, 15:19, 17:18, 22:7, 22:20 sealing [1] - 55:6 season [1] - 49:14 second [17] - 31:23, 32:2, 32:18, 42:21, 43:2, 48:3, 52:7, 52:24, 60:3, 60:11, 64:5, 66:12, 69:11, 69:12, 69:18, 69:23 section [2] - 51:10, 81:8 see [13] - 42:24, 60:20, 63:18, 70:2, 70:17, 70:20, 70:25, 71:5, 71:13, 72:1, 74:23, 75:9, 75:17 seeing [1] - 45:8 seek [1] - 91:3 seeping [1] - 61:16 self [1] - 45:23 self-supporting [1] - 45:23 Seminole [1] - 1:9 send [2] - 39:5, 54:4 sense [1] - 33:16 sent [5] - 9:11, 22:7, 39:20, 52:23, 54:3 separate [3] - 46:24, 62:21, 69:4 separation [2] - 20:13, 81:21 series [1] - 27:16 serious [1] - 92:2 seriously [2] - 31:18, 36:6 served [2] - 7:22, 92:7 service [1] - 17:23 several [7] - 10:21, 30:19, 33:12, 34:17, 81:7, 81:16, 84:8 severe [2] - 10:22, 61:22 shall [1] - 66:25 share [2] - 10:18, 31:17 shared [13] - 13:7, 31:15, 33:22, 35:23, 62:1, 62:4, 62:23, 72:21, 74:22, 75:1, 75:22, 75:25, 76:4 shear [5] - 50:10, 63:4, 68:17, 68:18, 74:9 shore [5] - 12:1, 12:2, 12:11, 12:12, 90:4 shored [3] - 72:16, 72:17, 79:7 shoring [10] - 62:12, 65:20, 71:23, 72:1, 72:8, 72:9, 72:11, 73:10, 74:5, 74:7 short [5] - 44:25, 45:3, 45:5, 63:25, 91:9 shot [1] - 63:19 show [5] - 13:10, 25:9, 26:7, 41:16, 51:25 showing [2] - 32:7, 51:19 shows [1] - 51:11 sic [2] - 11:10, 66:21 side [42] - 10:17, 30:7, 30:8, 30:10, 30:11, 30:25, 31:1, 31:3, 31:8, 31:14, 31:18, 31:21, 31:25, 33:1, 33:6, 33:21, 33:25, 35:9, 35:23, 36:1, 36:7, 44:1, 44:24, 46:15, 46:20, 50:8, 51:8, 54:21, 54:22, 55:3, 60:12, 60:20, 70:4, 82:15, 82:21, 86:11, 89:7 sided [1] - 27:19 sides [2] - 46:18, 68:19 siding [1] - 18:4 significance [2] - 44:17, 46:10 significant [1] - 64:19 significantly [1] - 62:2 signs [1] - 70:4 similar [1] - 67:20 simply [2] - 12:4, 89:9 Simultaneous [1] - 47:8 single [4] - 10:10, 40:11, 40:18, 81:10 single-family [3] - 40:11, 40:18, 81:10 sit [5] - 37:18, 60:14, 75:22, 85:10, 87:5 site [2] - 20:14, 42:4 sits [1] - 78:6 sitting [5] - 73:8, 73:14, 75:25, 78:13, 87:23 situation [7] - 10:9, 11:23, 60:7, 82:13, 89:13, 91:15, 91:19 six [1] - 75:6 size [1] - 29:23 slab [1] - 20:20 slid [2] - 44:5, 44:7 slow [1] - 56:18 small [1] - 73:11 snowball [1] - 75:3 snowballs [1] - 75:5 soffit [1] - 18:5 solution [2] - 87:1, 92:8 solve [1] - 86:14 someone [2] - 23:19, 86:20 somewhere [1] - 84:18 soon [1] - 62:7 sorry [2] - 24:19, 84:4 sources [1] - 35:2 south [1] - 75:19 speaking [2] - 11:2, 47:8 SPECIAL [98] - 1:3, 3:3, 4:6, 4:10, 4:12, 4:15, 4:18, 4:23, 5:8, 5:15, 5:17, 5:20, 5:24, 6:7, 6:10, 6:14, 6:18, 6:23, 7:15, 9:12, 10:1, 28:16, 28:19, 28:22, 29:3, 29:6, 29:9, 30:13, 32:1, 32:12, 32:24, 33:3, 33:18, 34:6, 34:14, 34:23, 35:6, 36:8, 36:10, 36:13, 36:19, 36:23, 37:6, 37:15, 38:3, 41:20, 54:7, 54:14, 54:19, 55:9, 55:12, 55:20, 55:24, 56:4, 56:7, 56:10, 56:13, 56:22, 57:6, 57:11, 77:3, 77:8, 77:12, 77:18, 77:25, 78:4, 78:11, 78:21, 79:6, 79:12, 79:14, 79:20, 79:24, 80:2, 80:4, 80:10, 80:16, 80:20, 82:9, 82:25, 83:3, 83:7, 83:12, 83:15, 83:25, 85:2, 85:7, 85:9, 85:16, 85:19, 85:22, 85:25, 86:7, 86:17, 86:24, 87:5, 87:8, 87:11 special [3] - 3:8, 35:10, 35:13 Special [3] - 1:8, 3:4, 5:21 specialized [2] - 35:14, 35:18 specific [2] - 32:23, 36:15 specifically [3] - 51:15, 59:13, 67:24 specifics [1] - 37:1 spent [1] - 40:4 split [1] - 46:23 spot [1] - 83:13 spring [1] - 10:25 St [4] - 38:19, 38:21, 38:24, 41:10 stabilize [3] - 44:22, 62:12, 63:13 stage [1] - 6:25 stairs [3] - 17:23, 18:6, 60:4 stand [3] - 47:23, 48:13, 64:20 standard [3] - 44:6, 53:5, 84:15 Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 10 standards [4] - 30:17, 31:2, 53:12, 81:18 standing [4] - 31:24, 54:23, 55:10, 90:19 stands [1] - 53:1 start [3] - 29:4, 71:9, 74:25 started [6] - 6:1, 40:23, 41:10, 42:20, 72:12, 75:7 starts [1] - 75:3 state [14] - 4:12, 10:22, 23:25, 29:10, 32:25, 33:5, 50:9, 58:8, 60:18, 65:3, 66:8, 74:17, 85:16, 86:8 STATE [1] - 93:3 State [1] - 39:1 statement [1] - 68:7 Statute [1] - 6:3 Statutes [2] - 3:15, 83:16 stay [4] - 49:17, 72:3, 72:5, 72:9 stays [1] - 82:21 steel [3] - 64:25, 73:10 STELZMANN [43] - 5:23, 6:6, 6:9, 6:13, 6:16, 6:22, 9:17, 29:2, 29:5, 29:13, 30:14, 32:3, 32:23, 33:2, 33:17, 33:19, 34:16, 35:7, 36:9, 36:12, 36:17, 36:21, 36:25, 57:10, 79:19, 80:8, 80:19, 80:22, 81:1, 81:5, 82:5, 82:20, 83:2, 83:6, 83:10, 83:14, 84:4, 84:8, 84:12, 84:19, 84:23, 85:11, 87:10 Stelzmann [47] - 2:6, 4:2, 4:4, 5:18, 5:20, 8:25, 9:13, 9:21, 12:3, 12:6, 12:9, 13:16, 13:18, 28:23, 29:8, 29:14, 32:1, 32:15, 37:7, 44:3, 48:21, 49:3, 49:5, 49:25, 52:4, 52:5, 52:13, 52:19, 54:10, 57:8, 59:23, 62:17, 73:2, 73:21, 73:24, 79:17, 80:4, 80:14, 80:18, 80:23, 82:9, 85:10, 85:15, 87:9, 87:15, 88:15, 89:24 Stelzmann's [4] - 62:2, 62:15, 62:19, Agenda Item #6.A. 02 Dec 2019 Page 36 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 35 of 36 sheets Page 11 to 11 of 12 11/26/2019 11:46:36 AM 76:13 stenographic [1] - 93:11 step [1] - 8:19 steps [2] - 24:13, 88:18 still [13] - 12:3, 55:18, 60:9, 60:10, 69:17, 73:6, 73:8, 74:6, 74:8, 74:12, 79:3, 84:13 stop [1] - 32:2 stories [1] - 10:14 storm [1] - 51:12 story [5] - 10:12, 13:7, 20:10, 36:3, 67:4 streamed [1] - 8:16 street [1] - 84:9 Street [31] - 2:7, 8:23, 10:6, 13:4, 13:19, 14:5, 14:8, 15:3, 15:17, 20:7, 22:15, 24:1, 24:17, 25:2, 27:10, 28:12, 29:14, 42:9, 43:10, 43:20, 43:24, 44:12, 45:19, 47:17, 48:13, 50:16, 51:3, 53:17, 59:17, 60:15, 69:3 strengthen [1] - 62:24 stretch [1] - 71:3 strictly [1] - 7:24 strong [1] - 78:25 structural [14] - 57:24, 58:1, 58:12, 59:7, 59:8, 62:21, 64:17, 66:23, 66:24, 67:2, 67:3, 67:23, 77:15, 80:25 structurally [1] - 20:13 structure [42] - 9:4, 9:5, 10:11, 10:12, 10:14, 11:1, 11:24, 13:5, 13:7, 17:22, 17:24, 18:6, 20:9, 20:10, 20:16, 27:6, 47:20, 50:7, 50:13, 55:25, 56:14, 62:5, 62:13, 62:25, 63:5, 63:17, 64:2, 66:6, 67:7, 67:20, 67:22, 68:13, 78:5, 78:12, 83:9, 87:18, 88:4, 88:7, 88:8, 88:16, 90:3 structure's [1] - 67:13 structures [11] - 8:22, 8:24, 9:3, 12:9, 31:8, 44:20, 61:17, 68:15, 81:4, 88:24, 89:2 studs [5] - 30:22, 30:23, 72:22, 81:22 study [1] - 11:5 stuff [1] - 60:5 subject [2] - 14:8, 65:9 submitted [1] - 89:21 subsequent [6] - 11:9, 16:6, 16:9, 23:22, 27:3, 28:2 subsequently [2] - 11:6, 52:12 substantial [5] - 66:22, 66:24, 67:2, 67:3, 67:22 suffered [1] - 67:5 suggest [1] - 34:25 sum [1] - 53:15 summarize [1] - 24:3 summer [1] - 10:25 superimpose [1] - 33:21 Supplies [1] - 59:3 support [1] - 67:12 supported [2] - 20:23, 65:17 supporting [1] - 45:23 supports [1] - 59:11 surfaces [1] - 18:3 surrounding [1] - 89:1 sustained [1] - 67:22 swear [5] - 4:24, 5:9, 6:11, 6:18, 86:2 switch [1] - 53:12 swore [2] - 6:10, 85:23 sworn [1] - 5:2 system [3] - 43:17, 65:1, 67:5 systems [3] - 61:19, 62:3, 62:24 T tall [8] - 10:11, 10:13, 44:15, 44:21, 63:12, 63:17, 63:19, 64:24 tear [4] - 33:25, 74:21, 75:2, 88:12 tearing [1] - 74:25 technically [1] - 76:25 Technology [1] - 59:3 teenager [1] - 40:23 temporarily [3] - 82:17, 84:18, 84:24 temporary [2] - 62:12, 82:18 ten [2] - 8:6, 91:3 tenders [1] - 9:21 Tenders [1] - 79:13 terms [2] - 45:20, 76:4 testified [2] - 55:20, 77:14 testimony [12] - 4:16, 4:20, 4:25, 5:6, 6:5, 6:6, 32:9, 35:4, 54:17, 63:7, 75:11, 77:20 text [1] - 20:4 that'll [1] - 33:14 therefore [1] - 68:2 they've [3] - 24:12, 34:19, 35:11 thinking [1] - 73:20 third [16] - 31:15, 31:17, 31:22, 33:23, 35:21, 35:24, 36:1, 36:6, 42:19, 43:2, 44:8, 44:9, 60:21 threaded [1] - 74:10 three [9] - 10:12, 10:14, 13:7, 20:10, 36:3, 55:5, 64:3, 72:23, 82:23 three-story [4] - 10:12, 13:7, 20:10, 36:3 threw [2] - 11:23, 74:16 throughout [1] - 9:15 thumb [2] - 21:8, 70:16 Thursday [1] - 1:6 tie [1] - 74:11 tied [3] - 10:19, 24:9, 75:13 tighter [1] - 33:9 Title [5] - 14:1, 21:18, 24:18, 24:21, 89:15 title [3] - 11:1, 24:6, 24:16 today [18] - 3:6, 4:16, 4:20, 5:25, 6:5, 7:14, 7:17, 10:5, 11:20, 33:22, 50:2, 55:13, 56:11, 60:14, 76:19, 78:6, 78:13, 78:17 today's [3] - 30:17, 31:2, 79:8 together [1] - 75:24 took [4] - 11:1, 24:6, 24:10, 24:16 tools [1] - 40:5 top [3] - 51:6, 51:7, 64:4 tore [2] - 31:19, 31:24 torn [3] - 68:8, 71:21, 75:7 total [2] - 44:2, 67:12 touches [1] - 89:23 tough [2] - 72:19, 91:19 towards [1] - 37:10 towers [1] - 59:6 townhomes [3] - 31:10, 81:11, 81:19 townhouse [5] - 20:8, 20:15, 46:11, 46:19, 81:8 townhouse-type [2] - 20:8, 46:11 townhouses [1] - 46:2 trade [2] - 40:5, 41:14 training [2] - 64:16, 81:2 transcribe [1] - 93:8 transcript [1] - 93:10 treatment [1] - 18:2 trial [1] - 7:10 triplex [2] - 31:4, 35:13 Tropia [2] - 93:7, 93:19 true [3] - 45:23, 84:1, 93:10 truly [1] - 60:22 trusted [1] - 50:11 truth [10] - 5:1, 5:11, 5:12, 6:20, 6:21, 86:4, 86:5 try [5] - 24:13, 52:6, 73:5, 73:7, 73:10 trying [10] - 23:17, 35:8, 35:20, 36:15, 73:14, 74:2, 76:8, 76:11, 83:13, 86:16 tunnel [1] - 42:23 turn [1] - 61:8 turned [1] - 31:13 twenty [1] - 44:16 twenty-eight [1] - 44:16 two [19] - 10:8, 12:8, 20:15, 31:7, 32:4, 32:8, 34:7, 44:3, 44:5, 44:7, 45:10, 45:21, 46:2, 46:24, 60:4, 63:8, 63:12, 64:7, 83:18 two-hour [1] - 46:2 two-unit [1] - 20:15 type [6] - 20:8, 35:14, 41:8, 46:11, 46:12, 46:13 typical [2] - 10:8, 50:23 U uncles [1] - 40:24 uncontradicted [1] - Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 11 87:20 under [3] - 56:24, 62:20, 79:7 underneath [1] - 71:5 understood [3] - 35:5, 56:4, 77:19 undertaken [2] - 19:9, 22:15 unfit [2] - 9:6, 17:22 unfortunate [1] - 89:13 unfortunately [8] - 10:20, 30:1, 83:16, 83:20, 86:18, 86:22, 87:21, 89:24 Unit [1] - 67:24 unit [14] - 20:15, 31:4, 31:20, 40:19, 44:8, 44:13, 44:14, 44:15, 45:11, 62:2, 62:15, 62:20, 63:11, 76:13 units [18] - 10:13, 40:15, 40:16, 44:5, 44:7, 45:10, 45:15, 45:20, 45:22, 46:3, 46:5, 62:3, 62:23, 63:8, 63:13, 63:14, 63:20, 79:1 University [1] - 58:6 unknown [1] - 87:21 unless [2] - 53:7, 83:21 unsafe [4] - 17:23, 60:15, 61:3, 61:5 unstable [1] - 55:18 up [37] - 6:24, 7:21, 11:13, 12:1, 12:2, 12:11, 12:12, 14:16, 17:15, 21:7, 29:6, 29:9, 37:19, 37:21, 39:4, 40:15, 40:25, 42:24, 51:25, 53:16, 64:7, 66:9, 68:13, 69:1, 72:16, 72:17, 72:20, 72:22, 73:4, 73:10, 74:24, 77:4, 80:20, 83:23, 83:24, 85:9 updated [2] - 9:10, 9:11 uplift [1] - 74:12 V vacant [4] - 17:24, 84:2, 84:6, 84:11 vacate [8] - 12:6, 54:11, 54:15, 62:17, 82:16, 90:15, 90:21, 92:9 Agenda Item #6.A. 02 Dec 2019 Page 37 of 143 City of Atlantic Beach City of Atlantic Beach v. Andrew Stelzmann Code Enforcement - Special Magistrate Hearing October 31, 2019 11/26/2019 11:46:36 AM Page 12 to 12 of 12 36 of 36 sheets vacating [1] - 82:22 various [1] - 22:13 vast [1] - 81:18 verbal [1] - 36:22 versus [2] - 32:9, 78:19 vertical [1] - 67:10 via [1] - 52:19 viable [1] - 23:18 videotaped [2] - 1:6, 93:9 view [1] - 59:20 violated [1] - 89:6 Violation [9] - 13:3, 14:16, 15:2, 15:5, 16:7, 17:3, 17:14, 17:17, 18:8 violation [1] - 22:6 violations [6] - 17:19, 18:1, 18:15, 19:4, 39:5, 50:4 visited [3] - 42:9, 51:3, 74:24 W walk [1] - 61:1 Walker [2] - 1:13, 7:13 walking [1] - 17:23 wall [49] - 10:19, 10:20, 13:8, 20:24, 31:15, 33:22, 33:23, 34:2, 36:3, 36:4, 45:2, 45:3, 45:5, 45:7, 45:11, 45:12, 46:8, 51:8, 51:11, 51:20, 51:22, 59:11, 60:9, 61:17, 61:18, 62:1, 62:4, 62:23, 63:24, 69:16, 70:24, 71:2, 71:8, 72:21, 73:5, 73:9, 73:10, 73:25, 74:22, 75:1, 75:14, 75:22, 76:1, 76:4, 76:7, 76:9, 76:10 WALLACE [223] - 1:13, 7:12, 9:8, 9:13, 9:19, 10:4, 12:17, 12:21, 12:24, 13:2, 13:10, 13:17, 13:21, 14:3, 14:7, 14:12, 14:15, 14:19, 15:1, 15:5, 15:9, 15:16, 15:20, 16:1, 16:5, 16:9, 16:13, 16:19, 16:21, 17:1, 17:5, 17:11, 17:16, 17:19, 18:8, 18:11, 18:17, 18:22, 19:3, 19:7, 19:11, 19:18, 20:1, 20:4, 21:4, 21:7, 21:14, 21:17, 21:21, 22:2, 22:5, 22:9, 22:12, 22:17, 22:25, 23:4, 23:10, 23:15, 23:22, 24:3, 24:15, 24:23, 24:25, 25:6, 25:9, 25:16, 25:19, 25:23, 26:1, 26:5, 26:7, 26:13, 26:15, 26:20, 26:23, 27:1, 27:8, 27:12, 27:14, 27:22, 28:1, 28:7, 28:11, 28:15, 28:18, 28:21, 32:4, 34:3, 34:12, 34:21, 35:5, 37:8, 38:6, 38:9, 38:13, 38:16, 38:20, 38:23, 39:8, 39:14, 39:22, 39:25, 40:6, 40:10, 40:13, 40:17, 40:20, 41:1, 41:5, 41:12, 41:16, 41:21, 42:2, 42:8, 42:11, 43:4, 43:8, 43:13, 43:18, 43:22, 44:11, 44:15, 44:17, 45:4, 45:13, 45:17, 46:5, 46:9, 46:22, 47:1, 47:7, 47:11, 47:15, 47:25, 48:5, 48:7, 48:11, 48:15, 48:23, 49:2, 49:9, 49:12, 49:19, 50:1, 50:4, 50:14, 50:21, 51:2, 51:13, 51:21, 52:2, 52:12, 52:15, 52:18, 52:24, 53:9, 53:15, 53:23, 54:5, 57:14, 57:18, 57:22, 57:25, 58:5, 58:7, 58:11, 58:21, 58:25, 59:8, 59:16, 59:19, 59:25, 60:13, 61:6, 61:10, 63:6, 63:10, 63:16, 64:16, 65:5, 65:12, 65:24, 66:13, 68:14, 68:18, 69:2, 69:7, 69:10, 69:22, 70:1, 70:11, 70:16, 71:10, 71:15, 72:4, 72:7, 72:14, 73:16, 74:14, 75:10, 76:2, 76:16, 76:20, 76:22, 77:6, 77:10, 79:11, 79:13, 79:25, 80:3, 80:12, 80:24, 81:2, 82:1, 82:7, 83:23, 84:1, 84:5, 84:10, 84:17, 84:22, 85:1, 87:7 Wallace [1] - 7:12 walls [20] - 18:3, 20:13, 20:16, 44:25, 45:7, 45:10, 45:24, 46:6, 50:10, 51:7, 63:4, 63:25, 64:7, 64:8, 68:17, 68:18, 68:22, 70:3, 74:9 wants [1] - 34:24 warnings [1] - 30:3 warranty [2] - 13:14, 21:12 water [2] - 42:18, 60:20 Wayne [5] - 15:18, 17:18, 22:7, 22:20 ways [1] - 34:7 weather [1] - 11:11 weatherproof [1] - 20:24 weatherproofing [1] - 55:7 weeds [1] - 17:25 week [1] - 82:23 weight [2] - 35:4, 56:17 welcome [1] - 79:24 Wells [39] - 2:6, 4:2, 4:7, 4:10, 7:3, 8:25, 10:25, 11:3, 11:4, 14:2, 14:4, 22:22, 23:25, 24:5, 24:8, 24:16, 25:1, 28:23, 30:5, 37:25, 38:3, 49:25, 53:25, 54:10, 57:12, 79:20, 80:10, 85:4, 85:8, 85:14, 86:9, 86:13, 86:21, 88:17, 88:19, 89:14, 89:17, 89:22, 90:6 west [3] - 60:12, 60:17, 68:10 whatnot [1] - 65:21 whereas [1] - 31:3 whole [11] - 5:11, 6:20, 40:22, 62:11, 64:10, 64:13, 71:3, 73:4, 76:12, 83:8, 86:4 wide [4] - 44:2, 44:13, 44:14 width [1] - 45:12 wind [25] - 44:23, 44:24, 45:2, 47:24, 50:11, 50:12, 50:20, 50:22, 56:19, 59:10, 59:13, 62:25, 63:22, 63:23, 64:3, 64:6, 65:9, 77:15, 77:19, 78:5, 78:14, 79:9, Diane M. Tropia , Inc., Post Office Box 2375, Jacksonville , FL 32203(904) 821-0300 12 87:24, 92:1 window [3] - 33:9, 51:11, 70:23 windows [1] - 64:9 winds [5] - 51:1, 51:9, 56:24, 57:1, 57:2 withstanding [1] - 46:22 witness [5] - 5:2, 9:25, 32:10, 38:5, 71:16 witnesses [9] - 4:24, 5:5, 6:11, 7:7, 33:12, 37:18, 37:23, 77:2, 80:1 wood [6] - 18:3, 18:4, 20:10, 20:16, 61:18, 65:3 wood-framed [1] - 20:16 words [2] - 9:5, 83:8 works [1] - 7:10 world [1] - 58:16 wow [1] - 61:2 wrestle [1] - 88:22 wrestling [1] - 82:12 write [1] - 39:4 writing [2] - 8:5, 37:4 written [12] - 7:18, 7:19, 7:21, 8:6, 8:11, 36:20, 36:21, 48:23, 82:3, 90:24, 92:6 wrote [2] - 42:6, 48:20 Y yard [1] - 73:11 year [13] - 10:24, 10:25, 13:1, 14:17, 16:19, 30:6, 41:6, 50:24, 51:5, 60:24, 77:23, 77:25, 87:25 years [9] - 10:21, 34:18, 38:15, 38:22, 40:3, 40:4, 41:13, 58:14, 77:22 yourself [7] - 12:18, 27:9, 38:10, 41:23, 57:19, 72:4, 90:1 Z zipper [1] - 30:22 zippered [1] - 81:22 zone [1] - 47:24 Agenda Item #6.A. 02 Dec 2019 Page 38 of 143 Doc #2007204996,OR BK 14049 Page 445,Number Pages:2,Filed E Recorded06/22/2007 at 19:12 AM,JIM FULLER CLERK CIRCUIT COURT DUVAL COUNTY RECORDING $18.50 DEED DOC ST $1260.00 _ '3 "-THIS INSTRUMENTPREPAREDBY: Richard T.Morehend Titlc &Escrow,Inc. ‘sem Murphy 444 Third Street Neptune Beach,FL 32266 RECORDAND RETURNTO: Richard T.Morehead Title 5:Escrow,Inc. 444 Third Street Neptune Beach,FL 32266 ( RE PARCEL [D it:170636-0500 Merl?OWARRANTYDEEDpm ' THIS WARRANTY DEED made this 18th day of June,2007 by Holly Louise Weigand,a single person and Richard Cline Shyrigh and Janet L.Shyrigh,husband and wife,hereina?er referred to as Grantor,whether one or more,and whose address is 10135 Gate Parkway N.Unit 1903,Jacksonville,Florida 32246,to Andrew A.Stelzmann,hereina?er referred to as Grantec,whether one or more,and whose address is 562 Vikings Lane,Atlantic Beach,FL 32233 (Wherever used herein in:lcrm “gmitor"and "gl'an|ec“include all umpunts lo this luilrumcnl and lhc heirs. legal rspmsmizrlvcsand assigns ufindlviduals,and the successor:and assignsnfndrpurnlimts.) WITNESSETE: THAT Grantor,for and in consideration of the sum of Ten and NO/100 Dollars and othervaluableconsiderations,in hand paid by Grantee,the receipt whereof is hereby acknowledged, hereby gants,bargains,sells,aliens,remises,releases,conveys and con?rms unto Grantee the following describedland situate,lying and being in the County of Duval,State of Florida to wit: The South 1/2 of Lot 684,PLAT OF SECTION NO.3 SALTAIR,according to plat thereof as recorded in Plat Book 10,Page 16 of the current public records of Duval County,Florida. SUBJECT TO taxes accruing subsequentto December 31,2006 SUBJECT TO covenants,restrictions and easements of record,if any;however,this reference shall not operate to reimpose same. TO HAVE AND TO HOLD the same in fee simple forever. AND Grantor hereby covenants with Grantee that Grantor is lawfully seized of said land in fee simple;that Grantor has good right and lawful authority to sell and convey said land;that Grantor hereby fully warrants the title to said land and will defend the some against the lawful claims of all persons whomsoever;and that said land is free of all encumbrances. EXHIBIT. Pug:l ol'Z Form software by‘Aummaxca nal Bur:S=rl/ices,Inc.-sou JJD.ms Fllli o7el 74EM Agenda Item #6.A. 02 Dec 2019 Page 39 of 143 OR BK 14049 PAGE 446 IN WITNESS WHEREOF,Grantorhassigned and sealed these presents the day and year first above written. Signed,s ed and delivered in our presence: Holly Louise Weigand /\3mx¢c.~.xCup.357%:Richard Cline Shyrlgh W ess . Witness Witness STATE OF Florida COUNTY OF Duval The foregoing instrument was acknowledgedbefore me this Ii‘/dayof}ME,,jg?by Holly Louise Weigand,a single person.He/She/Theyhave produced ?g nag‘;¢gage, as identi?eati - lzry rmucd Sugnzturc ELIZRBETHA.MURPHV NmarvPublic,Stateof Flurida MyComm.Explrns Nov.20,znvn Comm.Nu,DD615306 My commission expires: STATE OF Florida COUNTY OF Duval The foregoing instrument was acknowledgedbefore me mislzaiayof byRichardClineShyrigliandJanetL.Shyrigh,husband and wife.He/She/ey have produced as identi?cation. Nnlzi Public.Counly and sun:AR:RICHAHDT.MDHEHEAD MVcomwsslow 00427255 Notary PrimedSignature EXPIRES-June5‘zone ammmuymumm... My commission expires: Fnge2 orz Fonn snflwnrcby:AummawdReal Esme Sen/ins,ln:~800.330‘i295 File:n7BI74EM TEE?££ WIILEHN Llnnxbunxusamamue-oaanhvd Inqln1u.noo$x'mzx1m=ean>ee:x£¢:-mile jqipgbzmsseunnnwdmoww «In-I-nuxumfgab‘"um:uatuums r-u '-'.x'.’««\z nmaurl-.nusas.v-an-2.1 1 E FUS‘$’ELL out.cm-.mxamCoumtBun Bar .Kl Dngnw?h? Agenda Item #6.A. 02 Dec 2019 Page 40 of 143 Doc it 2019154673,OR BK 18849 Page 2405,Number Pages:1, Recorded 07/02/2019 02:27 PM,RONNIE FUSSELL CLERK CIRCUIT COURT DUVAL COUNTY DEED DOC ST $350.70 ‘it IN THE CIRCUITCOURT OF THE FOURTH JUDICIAL CIRCUIT IN AND FOR DUVAL COUNTY,FLORIDA Wells Fargo Bank,NA GENERAL IURISDICTION DIVISION Plaintiff,Case No.16-2018-CA—003401-)QC(X- vs.MA ‘ 5?t'VWayneD.Scott a/k/a Wayne Douglas Scott; Unknown Spouse ofwayne D.Scott a/k/a Wayne E EL E D Douglas Scott;City of Atlantic Beach,Florida JULll 1 2019 I 752B?uQ3/ raw CLERKCIRC T COURT CERTIFICATE OF TITLE Defendants. The undersigned Clerk of the Court certi?es that a Certi?cate of Sale has been ?led in this action on JUN1 9 2°19 ,for the property described herein and that no objections to the sale have been ?led within the time allowed for ?ling objections. The following property,in Duval County,Florida‘ THE NORTH 1/2 OF LOT 684,SALTAIR,SECTION 3,ACCORDING TO PLAT THEREOF RECORDEDIN PLAT BOOK 10,PAGE 16 OF THE CURRENT PUBLIC RECORDS OF DUVAL COUNTY,FLORIDA was sold to:Wells Fargo Bank,NA 3476 Stateview Blvd Fort Mill,SC 29715 Witness my hand and seal of the Court on ,gL U 1 2mg . at Ronnie Fussell As Clerk of the Court ZAUNDRIAGILLUM Case No.is-2012-CA-oo34o1—x_xxx-MA 1 ofl File#18-E01153 nnmu-A uuunm l?&lUBHQl('l%&8..lIU j%H.WT'?!TFI‘.MIHi?I?h|. *£|_jHII'%ll'dBu?B€E??dIlDlu3‘ Qlfl?i?ll??th?ua??d?nltli?l?? laumkeuin-udcanuy,r~.«wa. 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