Destin's Shoreline Towers board is planning multi-million dollar structural renovation
DESTIN — The homeowner's association board at Shoreline Towers is preparing to embark upon a multi-million dollar structural renovation project at their aging condominium complex, which has been targeted for inspection by the city.
Preliminarily slated to get underway in mid-September and take up to 18 months to complete, the project is expected to cost between $10 million and $15 million, said Mike Kent, owner/manager of Progressive Management of America, the management company overseeing its planning.
Kent said association board members have been assured that while extensive repairs are needed, none of the four buildings that comprise the high-rise condominium and town home complex on Holiday Isle is in imminent danger of structural failure.
"The engineer was at our last board meeting and that question was asked in several different ways," Kent said.
In the aftermath of the collapse of the Champlain Towers East Condominium in Surfside, Destin officials decided to inspect two condominium complexes about which visitors or owners had expressed concerns to the city.
Shoreline Towers, whose three tallest buildings were built 45 years ago, was one of those. A recent inspection of the other, the 14-year-old Emerald Grande, turned up no evidence of significant structural damage.
The city received notification about issues at Shoreline Towers via a Facebook message.
"In light of the recent condo collapse, you all need to put the hammer down on Shoreline Towers," the message said. "Same age and it just got a scathing engineering report outlining very similar concerns. $10 to $20 million worth."
Kent said it is believed the complaint was filed by a condo owner or group of owners. His management group has been working with the city this week to schedule the Shoreline Towers inspection.
The Shoreline Towers Homeowner's Association hired Progressive Management of America in November and requested that the management company "help orchestrate what needed to be done" to repair deteriorating infrastructure, Kent said.
O'Connell & Associates Consulting Engineers, with offices in Santa Rosa Beach, was brought in to generate a scope of work that needed to be done. Also at the board's most recent meeting, members selected contractor C-Sharpe, also with offices in Santa Rosa Beach, as the first choice to carry out the renovation.
The selection will be finalized by a board of directors' vote if an agreement can be reached on a contract, pricing and time frame for project completion, Kent said. The board also will be called on to find a best method to pay for the work.
"These decisions have yet to be made," he said.
The tentative plan calls for Shoreline Towers to remain open during the work, although areas of the complex will be subject to temporary closure, Kent said. The contractor has agreed to work with the homeowner's association to minimize disturbances during next year's peak rental season.
The list of work to be done is extensive. It includes removal and repair of deteriorated or damaged concrete as well as the removal and replacement of windows and sliding glass doors.
Balcony enclosures are to be replaced and nearly all existing exterior wall coatings will be removed, the O'Connell & Associates scope of work states. Cracked stucco is to be sealed and damaged stucco repaired.
The scope of work also calls for the painting of all ceilings and walls as well as building balconies, walkways, stairway interiors and parking garages, along with waterproofing the balconies.
"All of these things we read about from Miami, the cracked concrete, exposed rebar, water intrusion, all are symptoms, and if repaired you won't have further damage," Kent said. "But if you allow it to continue those symptoms can get worse, and that's where the problems can occur."