The Pirates Cove Condominium Association, 3501 South Atlantic Avenue, was found not in compliance today by the Daytona Beach Shores special code enforcement magistrate for failure to complete repairs to a seawall, northeast corner return/retaining wall and damaged structures stemming from the late‑2022 hurricanes.

The city’s packet documented an initial hearing in January 2024 and ordered phased restoration work. The second compliance date was April 30, 2024; a reinspection on May 2 documented that work had begun but full compliance had not been achieved. City counsel presented photographs showing prior damage and staged work; building official Steve Evans corroborated the city’s descriptions, noting partial demolition left upper‑level doors that “open to nowhere” where sundeck stairs once existed.

Why this matters: the damaged seawall and unprotected retaining wall at the property’s northeast corner were eroded and in places missing, exposing adjacent property and structures to wave action and further damage. The condo association’s progress toward final engineering submittals, backfill and approved final inspections will determine whether daily fines accrue.

Alicia Delagatti, the condo association manager (CAM manager) for Pirates Cove, testified that she has been on site since October 2023 and found the property “completely in disrepair.” Delagatti said prior funds had been misused and that the association will need to present special-assessment options to owners if they choose to rebuild certain features such as an upper deck that formerly housed a bar and sundeck. She told the magistrate the association is working with Keith Stone Engineering on concrete restoration and that the association is cleaning and stabilizing areas daily. Delagatti also informed the magistrate that the contractor of record, Steve Van Arnhem, recently died and the association will need to coordinate next steps with the city and new contractors.

Magistrate LaRoche found Pirates Cove not in compliance and issued an order (Order No. 11) imposing an administrative fee of $92.43, due within 30 days, and noted fines of $250 per day will accrue from the failure of compliance until final approval. The magistrate advised the association that any restoration or abandonment of features must be accompanied by signed and sealed engineering and appropriate permits; Delagatti confirmed the association is discussing options with engineers and will present decisions to owners, likely by the end of the summer.

Next steps: Pirates Cove will continue restoration work, coordinate with engineers for signed and sealed plans, address funding via owners’ votes on special assessments if required, and return for a second compliance hearing to document final engineering, permitting and inspection.