Code Enforcement Division
Blossom Park
Condominium Update
October 14, 2014
Blossom Park Condominiums
 Purpose
 Background
 Major Issues
–Code Enforcement
–Building Safety Division
–Fire Marshal’s Office
–Law Enforcement
 Summary
Blossom Park Condominiums
 Purpose
 Background
 Major Issues
–Code Enforcement
–Building Safety Division
–Fire Marshal’s Office
–Law Enforcement
 Summary
Purpose
 Condominium project with significant issues
 Make BCC aware of scope and magnitude of
concerns and potential range of actions
 No action requested today
Blossom Park Condominiums
 Purpose
 Background
 Major Issues
–Code Enforcement
–Building Safety Division
–Fire Marshal’s Office
–Law Enforcement
 Summary
Background
Sand Lake Rd.
Florida Mall
Blossom Park
Condo’s
W. Landstreet Rd.
Background
Massey
Cadillac
F
G
E
D
Waffle House
B
A
Shell
Entrance
Landstreet Road
CC
Background
 Originally Days Inn Motel
 Buildings 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
Owner Location
Number of Units
Percent
Blossom 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%
– 119 units (35%) owned by people who own multiple units
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 2010
 Similar responsibilities in court order for Tymber
Skan
 Has not complied with notices from Building
Safety or Code Enforcement
 Serious 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
OCPA
 Permits previously issued
as hotel use
 Has 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
Blossom Park Condominiums
 Purpose
 Background
 Major Issues
–Code Enforcement
–Building Safety Division
–Fire Marshal’s Office
–Law Enforcement
 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 and
landing issues
(Bldg. E, F G)
F
G
E
D
B
A
C
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
Conditions
 Stairs, Landings & Walkways
Major Issues - Code Enf.
 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
Major Issues - Code Enf.
 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 received
engineering evaluation
F
G
E
D
B
A
C
Major Issues - Building Safety
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
E
D
B
No response received
to date.
F
G
A
C
Major Issues - Building Safety
 County contracting for evaluation confirming
unsafe condition determination by Code
Enforcement
 All stairs, landings, and walkways
 Estimated to be completed in 6-8 weeks
Fire Rescue Incidents
Fire Rescue Incident History
Projected
123 Projected
Incidents
160
Actual
140
120
31
100
80
144
60
124
40
92
20
0
2012
2013
2014
Major Issues - Fire Rescue
Fire and Life Safety Systems
Structural 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
Major Issues - Law Enforcement
Calls for Service History, 0.5 mile radius
Actual
1800
Calls for 9 months
1600
1400
1200
1000
800
600
400
977
1,194
731
200
0
2012
2013
2014
Major Issues - Law Enforcement
Crime
 NAB heard case on October 9, 2014
 Required 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
Blossom Park Condominiums
 Purpose
 Background
 Major Issues
–Code Enforcement
–Building Safety Division
–Fire Marshal’s Office
–Law Enforcement
 Summary
Summary
 Hotel-condo conversion in 2003
 345 units, half occupied
 Major 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 assessment
 Strong concerns from Building Official and Fire
Marshal