blossom park condominium update code enforcement division october 14, 2014

Blossom Park Condominium Update

Code Enforcement Division

October 14, 2014

Blossom Park Condominiums

PurposeBackgroundMajor Issues–Code Enforcement–Building Safety Division–Fire Marshal’s Office–Law Enforcement

Summary

Purpose

Condominium project with significant issuesMake BCC aware of scope and magnitude of

concerns and potential range of actionsNo action requested today



Summary

Background

W. Landstreet Rd.

Sand Lake Rd.

SOBT

Beachline Expressway

Florida Turnpike

Florida Mall

Blossom Park Condo’s

Background

C

Landstreet Road

Massey Cadillac

Sout

h O

rang

e Bl

osso

m T

rail

Beach

line Ex

pressw

ay

Shell

Waffle House

A

BD

EFG

Entrance

C

Background

Originally Days Inn MotelBuildings constructed in 1973– Concrete block main buildings– Wood structure walkways

Hotel converted to condominiums in 2003

6 buildings– 3 stories– 345 units

Background

Occupancy– About 175 occupied units (50%)– Approximately 250 residents

Owner Make-up

– 119 units (35%) owned by people who own multiple units

Owner Location Number of Units PercentBlossom Park 69 20%Rest of Orange County 82 24%Rest of Florida 56 16%Other 49 States 48 14%Puerto Rico 73 21%Foreign 17 5%

Background

Single water and electric meters for entire complex– Electric – Duke Energy– Water - OUC– Waste-water - OCU

Several times water shutoff imminent, bill paid

Background

Receiver appointed in 2010Similar responsibilities in court order for Tymber

SkanHas not complied with notices from Building

Safety or Code EnforcementSerious code violations such as failing exterior

walkways not being addressed

Background

Zoned I-1/I-5–Condo plat recorded by State–Reflected as condo-hotel by

OCPAPermits previously issued

as hotel useHas not maintained license

with DBPR as hotel since April 2006

Future Land Use

Zoning

Background

Review of Condo Declarations–No homestead allowed–No timeshare–No prohibition on children

Zoning (hotel use) would allow short-term stays only, less than 179 days

Based on lease agreements and license status, it does not appear to be managed as a hotel property



Summary

Major Issues - Code Enf.

Code violations / Property Maintenance– Stairs, landings and walkways– Electrical and lighting

Deteriorating stair systems (Bldg. A, B, C, D)

Structural flooring andlanding issues(Bldg. E, F G)

A

B

D

EFG

C


Conditions Stairs, Landings & Walkways


Exterior Structural Violations–Non-functioning elevators– Hallway lighting– Gutters/downspouts– Failing walkways due to water damage–Unsafe stairways, handrails, guardrails– Graffiti

Interior violations (14 units inspected)–No smoke alarms– Ceilings have water damage– Broken windows


Process cases to November 3, 2014 Special Magistrate–Compliance period–Reinspections–Possible fines/liens

Conditions may require units on multiple floors to be vacated

Major Issues - Building Safety

September 2013 complaint of unsafe conditions Issued notice of violation for Building C and G:– A structural engineering

evaluation of the egress paths– Temporary shoring plans

for Building G– Permits for all remedial

repairs

November 2013 receivedengineering evaluation A

B

D

EFG

C


June 2014 complaint from OFM regarding unsafe conditions for Buildings E and F Issued notice of violation:–A structural engineering

report–Certification of the

electrical circuits in the corridor

No response received to date. A

B

D

EFG

C


County contracting for evaluation confirming unsafe condition determination by Code Enforcement

All stairs, landings, and walkwaysEstimated to be completed in 6-8 weeks

Fire Rescue Incidents

2012 2013 20140

20

40

60

80

100

120

140

160

144124

92

31

Fire Rescue Incident History

ProjectedActual

123 Projected Incidents

Major Issues - Fire Rescue

Fire and Life Safety SystemsStructural integrity of emergency egress−Stairwells−Walkways

Maintenance of exiting fire protection features−Hydrants−Standpipes−Fire alarm−Automatic Sprinkler System

Major Issues - Law Enforcement

Crime Homicide (3) Aggravated Battery and

Assault Burglary Stolen vehicles Sale or delivery (cocaine, heroin, cannabis) Unlawful possession

Over 250 arrests YTD Mandatory patrols


2012 2013 20140

200

400

600

800

1000

1200

1400

1600

1800

977731

1,194

Calls for Service History, 0.5 mile radiusActual

Calls for 9 months


CrimeNAB heard case on October 9, 2014Required compliance agreement

– No Trespass and No Loitering signs– Install / maintain security cameras– Criminal background checks on employees and tenants in

Association controlled units– Evaluate security gate– Repair and maintain perimeter fence– Off-duty deputies for security– Other administrative requirements



Summary

Summary

Hotel-condo conversion in 2003345 units, half occupiedMajor issues–Code Enforcement–Building Safety Division–Fire Marshal’s Office–Law Enforcement

Summary

Hearings scheduled–NAB held on October 9, 2014–Special Magistrate scheduled for November 3, 2014

Contracting for Engineering Assessment Compliance schedule and actions subject to

findings of hearings and assessmentStrong concerns from Building Official and Fire

Marshal

blossom park condominium update code enforcement division october 14, 2014

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