June 24 was a day which will never be forgotten.
At 6 a.m. my ritual of reading newsfeeds began. The weather was a cool 60 degrees, while I awaited Beth’s arrival with our morning cup of coffee. We love the view of Lake Santeetlah and discussing current events.
Before Beth arrived, the story about the collapse of Champlain Towers South in Surfside, Fla. appeared. The horror of the situation became clearer as every major newsfeed began coverage. My phone, e-mail and texts began a cacophony that could be summarized as a parade of “did you hear about the collapse?”
Why would so many contacts occur? Because I was Town Manager of Surfside from 2010 until retiring in 2013.
Surfside is a lovely one square mile town located between Miami Beach and Bal Harbour.
The 136-unit Champlain Towers South was completed in 1981. This means that the 40-year certification process is underway. The need for certification evolved more than 30 years ago because older buildings where beach sand was used to make concrete were failing repeatedly, as the high salt content eroded the structural steel. The 1970s and 80s buildings did not use modern techniques like driving piles to bedrock, cathodic protection, hurricane windows, and doors and sealants that last. The steel rusted and the concrete spalled (broke away as the rust expanded), and salt air and hurricanes did their damage. Further, the design criteria did not consider the vibratory impact of nearby, newer-building construction using piles driven to bedrock more than 100 feet below the surface.
The certification process requires an engineering/architectural study, review by the local jurisdiction and the development of a plan. The condominium board must develop a financing methodology which usually entails the use of reserves if they exist and an assessment on the owners. The Champlain Towers South study was done in 2018 by MC Morabito Consultants. The nine-page report documents many major maintenance needs, costing an estimated $110,000 per unit.
There are two statements that should sear into our memories. The first is that “MC could not get access into the soffit areas to observe the extent of the deteriorated soffit framing as CTS maintenance was too busy to assist us.”
The second is even worse.
“The failed waterproofing is causing major structural damage to the concrete slab ... Failure to replace the waterproofing in the near future will cause the extent of the concrete deterioration to increase exponentially.”
Every catastrophe – whether man-made or natural – has a process. The first step is rescue of survivors and/or recovery of remains followed by realization, acceptance, grieving, funerals and memorials. We are still in that dreadful first phase, with hope dwindling for any of the 159 unaccounted for people.
This number is more than a statistic or a
body count. These are friends and loved ones. The grief is palpable and the gloom is beyond measure. As a community of decent people, our love and sympathy should go out to our neighbors to the south.
Next will come the forensics. There are so many questions that need answers. The committee will be appointed, the study will be completed and then action will be recommended. Rest assured that the lawsuits will fly, some heads may roll or retire, insurance companies will want to settle and new procedures will be proposed. Perhaps a Grand Jury will be convened.
In closing this column, some heroes need to be recognized. Miami Beach Rabbi Elliot Pearlson has been the spiritual leader. He is providing comfort to the survivors and the families and loved ones of the victims. His words help the entire community to understand “When Bad Things Happen to Good People,” which is the title of a book written by Rabbi Kushner when his young son died.
Rabbi Pearlson’s faith provides strength to the entire South Florida community. Pearlson began his career in Asheville at Temple Israel. His congregation in Miami Beach includes 12 missing victims.
The first responders – and urban search and rescue members of the Miami-Dade Fire Rescue Department – are heroes who are risking their lives to locate survivors or human remains. The County sheriff and police teams providing security in a chaotic situation are extraordinary. Surfside staff and other agencies are helping the displaced and grief counselors are there as well. Miami-Dade Mayor Daniella Levine Cava is a friend whom I greatly admire. Her press statements are from the heart, provide confidence that everything possible is being done and there is no political motive.
The news cycle will move on. The next disaster will happen. But right now, let’s pause for a moment and share in the grief and suffering resulting from the Champlain Towers South collapse.
Roger Carlton writes a bi-weekly column for The Graham Star. He can be reached via email, rcarlton57@hotmail.com.