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04-695Council File # O �—� / S Green Sheet # � � � � � Presented By Referred To RESOLUTION CITY SA T PAUL, MINNESOTA �� 2? \ Committee: Date 2 WHEREAS, the Minnesota Boat Club (the "MBC) is the owner of certain land located on the 3 westerly end of Raspberry Island where MBC conducts its activities and upon which is located 4 the MBC's "boathouse" stmcture and private pazking lot; and 5 6 WHEREAS, the City is also the owner of certain land located on the easterly end of Raspberry 7 Island which the City has operated as a pazk, and which includes a pazking lot intended to serve 8 the park as well as a recently constructed "bandshell" shucture; and 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 WE-IEREAS, the decks of the Wabasha Avenue bridge are approximately above that portion of Raspberry Island where the City's pazking ]ot and the MBC's lands abut; and WHEREAS, the MBC desired to undertake certain improvements to its boathouse including the construction of an addition to house an elevator but that the construction support, maintenance and operation of an elevator addition would partially encroach upon City land located along the boundaries of the City's pazking lot nearly underneath the Wabash Avenue bridge decks; and WHEREAS, the City also desires to undertake certain improvements to the park especially including the construction of public restrooms to serve park patrons; and WHEREAS, the MBC's desire to construct an addition to the boathouse would encroach on the City's abutting land and the City's desire to constntct public restrooms to serve pazk visitors would encroach on the MBC's abutting land; and WHEREAS; mutual easements for the construction, support, maintenance and operation of the MBC's elevator addition and the City's restrooms would further the best interests of the MBC and the City; and WHEREAS, the MBC has indicated that it will presently grant such an easement to the City at no charge in order to facilitate the future construction of public restrooms and further that MBC will design and install into its elevator edition, at no charge to the City, the necessary electrical, water and sanitary sewer connections necessary for the public restrooms in exchange for an easement from the City for the construction, support, maintenance and operation of the MBC's elevator addition; and WHEREAS, in its resolution 02-10, dated April 10, 2002, the City's Pazks Commission indicated its approval of the proposed exchange of easements; and � y �9� 2 WHEREAS, the MBC and the City recognize the mutual benefits to each in granting one another 3 reciprocal easements setting forth the terms, considerarions and conditions of the reciprocal 4 easements; NOW 6 TT�REFORE, BE TT RFSOLVID, that the proper City officials are hereby authorized to 7 execute a Crrant of Reciprocal Easement between the City and the MBC, which will provide for 8 the construction of an elevator addition to the MBC boathouse and future public restroom for the 9 City's park visitors, as substantially set forth in the sample reciprocal easement attached hereto 1� and incorporated herein by reference, including any attachments thereto. Adop Adop By: Appr By: ,�yy - �/ Requested by De artment o: , : z� ✓ � a G . 9 ry gy � ' /�Qs, �.-K p �9s � Green Sheet Green Sheet Green Sheet Green Sheet Green �heet Green Sheet � � -,� _ PW — rubsowod:s Cor�d Person 8 Phone: Dave Nelson 6-8850 Must Be on Council Aaen Total # of Signature Pages Date Initiated: a�-�-� � Green Sheet NO: 205797 � Assign Number For Routing Order (Clip All Locations for Signature) To authorize the proper City officials to execute a Grant of Reciprocal Easement between ffie City andthe Minnesota Boat Club. Recommendations: Approve (A) or Planning Commissfon CIB Committee Civil Service Commission Answerthe t. Has this person/firm ever worked under a contrect for this department? Yes No 2. Has this person/firm ever been a city employee? Yes No 3. Does this person/firm possess a skill not normally possessed by any current city employee? Yes No Explain all yes answers on separate sheet and attach to green sheet Initiating Problem, lssues, Opportunity (Who, What, When, Where, Why): There aze no restroom facilities for visitors to Raspberry Island Pazk. Advanta5tes If Approved: There will be public restroom facilities in Raspberry Island Pazk, with electrical, water and sewer connections. DisadvantapeslfApproved: None „ Disadvanta�es If Not Approved: There would be no restroom. Total Amount of O Trensaction: Fundinp Source: rJ/q �`��`� � ������� � � 0 Public Works � � 1 GSN Attornev Meehan R7ev I 2 Parks and Recreation i Deoarqoent DireMOr i 3 �. avor's Office MavodASSistant A 'Council i 5 Citv Clerk I Ciri Clerk CosURevenue Budgeted: Activitv Number: rJ/q Financial �nformation: 'i'he easements exchanged are equivalent in value. (Explain) � ���. � i � � 6 �{-�9S (Reserved for Recording Data) GRANT OF RECIPROCAL EASEMENT THESE RECIPROCAL EASEMENTS are , 2004, between the City of St. Paul, a Min < ("St. Paul"), and the Minnesota Boat Club, a M'°nes� ("MBC"). The MBC owns Island � e City of St. Paul, Ram Exhi A attached hereto (the " C P B. St. Paul as of tfi�, �day of pro'�erty�ocated on Raspberry Minnesota, legally described on �i p�operty adjacent to the MBC Parcel, (the "St. Paul Parcel"). C. The M� i enovating its Boat House and, as part of the renovation, adding an ADA-c ph t elevator and elevatar lobby ("Addition") on land immediately adjacent to e Boat House. A portion of the Addition encroaches on a portion of the St. Paul cel, ("MBC EasemenY'), depicted on Exhibit C. D _,�, �t Paul intends to construct, maintain and operate public rest rooms on Raspberry Island, adjacent to the MBC Parcel ("Public Facilities"). A portion of the Public Facilities encroaches onto a portion of the MBC Parcel ("St. Paul Easement"), depicted on Exhibit D. E. The MBC requires an easement for construction, maintain and operate over certain portions of St. Paul Parcel in order to develop and maintain the Addition, and St. Paul has agreed to grant such easement. F. If St. Paul proceeds to develop the Public Facilities, St. Paul oy-��s will require an easement to construct, maintain and operate over certain portions of the MBC Parcel in order to develop and maintain the Public Facilities, and the MBC has agreed to grant such easement under the terms and condirions contained herein. NOW, THEREFORE, in consideration of dne Dollar and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, St. Paul and the MBC hereby declare that the easements, covenants, conditions, and restricrions hereinafter set forth shall be established over certain portions of St. Paul Parcel for the benefit of the MBC Parcel and over certain portions of the MBC Pucel for the benefit of the St. Paul Parcel. 1. The terms of the Recital are incorporated herein. 2. St. Paul's Grant of Easement . Subject to the terms and conditions hereof, St. Paui hereby grants and conveys to the MBC a perpetual, exclusive easement to construct, maintain and operate (the "Addirion Easement") over, under, upon and across that portion of St. Paul Parcel depicted on Exhibit C attached hereto (the "Addition Easement Area") for the purpose of conshucting, maintaining and operating the Addition. The foregoing easement shall be appurtenant to and for the benefit of the MBC Parcel, and shall be binding on, enforceable against and burden St. Paul Parcel. 3. MBC's Grant of Easement. Subject to the terms and conditions hereof and on the condition that St. Paul proceeds to construct, maintain and operate the Public Facalities, MBC hereby grants and conveys to St. Paul a perpetual, exclusive easement for constructing, maintaining and operating (the "Public Facilities EasemenY') over, under, upon and across that portion of MBC Parcel depicted on Exhibit D attached hereto (the " Facilities Easement Area") far the purpose of constructing, maintaining and operating the Public Facilities. The foregoing easement shall be appurtenant to and for the benefit of the St. Paul Parcel, and shall be binding on, enforceable against and burden MBC Parcei. 4. TERMS AND CONDITIONS OF THE RECIPROCAL GRANTS OF EASEMENT. A. Desisn and Construction of the Addition . The Addition shall be desia ed in a prudent and professional manner and shall be constructed entirely within the MBC Easement Area. The Addirion shali be designed so that utilities (water, sanitary sewer and electricity) are stubbed in for St. Paul, for if and when the Public Facilities are constructed. Once commenced, the MBC shall complete the conshuction work with all reasonable diligence. The MBC shall secure all necessary permits and govemmental approvals prior to the commencement of any construction. b�!-695' Al. Dimensions (a). The Addition shall not exceed 21'-8" in exterior width nor exceed 21'-10" in length measured from the existing Boat House (see Exhibit C). B. Desien and Conshucrion of the Public Faciliries. If and when constructed, the Public Facilities shall be desi�ed in a prudent and professional manner and shall be constructed entirely within the Facilities Easement Area. The Public Facilities shall be designed so that utilities (water, sanitary sewer and electricity) can be hooked up to the stubbed in connections in the Addition. Once commenced, St. Paul shall complete the construction work with all reasonable diligence. St. Paul shall secure all necessary permits and govemmental approvals prior to the commencement of any construction. B1. Dimensions (a). The Public Facilities shall not exceed 21'-8" in exterior width nor exceed 18'-2" in length measured from the Addition (see Bxhibit D). C. No Interference With St. Paul's Use of Raspberrv Island . The MBC shall constnxct and maintain the Addition so as to limit interference with the public use of Raspberry Island. D. St. Paul shall constnxct and maintain the Public Facilities so as to limit interference with the MBC's use of its Boat House and access to the Mississippi River. E. Use of Easement Area The MBC shall limit its use of the Easement Area to construct, maintain and operate of the Addition. St. Paul shall limit its use of the Easement Area to construct, maintain and operate of the Public Facilities. Any part of the Addition Space adjacent to the St. Paul Pazcei and any part of the Public Facilities Space adjacent to the Addition shall be used primarily for public open space and shall generally be open to the public daily; provided, however, each Party shali have the right, in its reasonable discretion, to use the area immediately adjacent to its Easement from time to time for the following purposes or on account of the following conditions: cleaning, repair, maintenance and reconstruction of the Addition; private activities of the MBC or St. Paul; inclement weather (inciuding the winter months of November through April); and (d) force majeure. F. Maintenance and Renair of the Addition. After completion of the Addition, the MBC shall (at its sole cost and expense and without contribution from St. ()�F-!o9 S' Paul ) repair, replace and maintain the Addition and appurtenances in a good state of repair and condition, in compliance with ail applicable federal, state and local requirements. If MBC fails to adequately maintain its Addirion is good condition, St. Paul may undertake the maintenance and obtain reiznbursement from MBC. G. Maintenance and Re�air of the Public Facilities. After completion of the Public Facilities, St, Paul shall (at its sole cost and expense and without contribution from the MBC) repair, replace and maintain the Public Facilities and appurtenances in a good state of repair and condition. H.. Encroactunents. The Parties shall have the right to cut, trim and remove any vegetation within the Easement Areas in order to perform all necessary maintenance and repairs to the Addition and the Public Facilities and their appurtenances. The Parties shall dispose of all cuttings and himmings by loading and hauling them away from 5t. Paul Parcel and MBC Parcel. I. Restoration. After the completion of any construction, repair, replacement and/or maintenance activity which disturbs any part of either Pazcel or any landscaping or improvements thereon, the Parties shall promptly restore affected Pazcels to their former condirion or as ciose thereto as may be practical, including the replacement of any grass removed or disturbed with seeding. J. No Liens. The MBC shall not permit any liens to attach to St. Paul Parcel as a result of any work under the foregoing MBC/Addition Easement and shall either bond over or pay and discharge any lien so attaching promptly after demand by St. Paul. St. Paul shall likewise not permit any liens to attach to the MBC pazcel and/or Boat Club as a resuit of any work under the foregoing St. PauUPublic Facilities Easement and shall either bond over or pay and discharge any lien so attaching promptly a$er demand by MBC. K. Rights Reserved. Except for rights expressly granted to the MBC herein, St. Paul reserves all rights in and to the Easement Area. The rights reserved herein are expressly limited by those actions which might damage the Addition or appurtenances or which might prevent easy access to the Easement Area. L. Rielits Reserved. Except for rights expressly granted to St. Paul herein, the MBC reserves all rights in and to the Easement Area. The rights reserved herein are expressly limited by those actions which might damage the Public Facilities or appurtenances or which might prevent easy access to the Easement Area M. Minimization of DamaQes. In all situations arising out of this Agreement, the Parties shall attempt to avoid and minimize the damages resulting from the conduct of any other party or occupant. N. Fire or Other Casualtv. If the Addition is damaged by fire or other cause, C�! -�0�1 � the MSC shall at its option either (a) undertake to restore such damage with all due diligence, or (b) terminate this MBC/Addition Easement by notice given to St. Paul within ten (10) months after the date of the damage. Any temunation hereunder by reason of damage to the Addition shall be effective as of the date of the damage. If the MBC elects to restore the Addition, it shall be obligated to pay for restoration of any improvements on St. Paul Parcel, to the extent that these improvements are damaged by the fire or other casualty event on the MBC Pazcel. This MBCIAddition Easement, unless ternunated by the MBC, shall remain in full force and effect following such damage for as long as the easement continues to be used for the MBC's public purpose. O. Fire or Other Casualtv. If the Public Facilities are damaged by fire or other cause, St. Paul shall at its option either (a) undertake to restore such damage with all due diligence, or (b) terminate this Public ServiceiSt. Paul Easement by notice given to the MBC within ten (10) months after the date of the damage. Any termination hereunder by reason of damage to the Public Facilities shall be effective as of the date of the damage. If St. Paul elects to zestore the Public Facilities, it shall be obligated to pay for restoration of any improvements on MBC Pazcel, to the extent that these improvements are damaged by the fire or other casualty event on St. Paul Pazcel. This St. PauUPublic Facilities Easement, unless terminated by 5t. Paul, shall remain in full force and effect following such damage for as long as easement continues to be used by St. Paul for Public Facilities. P. Insurance. The MBC shall obtain and keep in full force and effect a policy of commercial general liability insurance with respect to the MBC Easement Area (either separately or under a blanket policy) with a financially responsible insurance company or companies, written on an `bccurrence basis" not a"claims basis," under which policy St. Paul shall be named as an additional ansured, and with coverage limits of not less than $1,000,000 for each occurrence of injury or property damage and $2,000,000 in the aggregate. The MBC shall deliver a certificate of insurance to St. Paul upon recording of this Agreement and shall provide such additional proof of such insurance upon request by St. Paul. Q. Insurance. St. Paul shall be subject to the tort claims liability limits as a authorized Self-Insured as set forth in Chapter 466 of the Minnesota State Statutes. St. Paul shall deliver a certificate of insurance to the MBC upon recording of this Agreement and shall provide such addirional proof of such insurance upon request by MBC. R. Indemnification. Each party hereto shall indemnify, defend (through an attorney selected by the indemnified party and reasonably acceptable to the indemnifying party) and hold harmless the other pariy from and against all claims, expenses, losses or liabiliries in connection with any acrion or clainns paid, suffered or incurred as a result of the indemnifying party's construcrion, maintenance, use or occupancy of its Easement Area as provided in this Agreement. o4�-�g s S. Aereement Shall Continue Notwithstandine Breach. It is expressiy agreed that no breach of this Agreement shall entitie any party to cancel, rescind or otherwise terminate this Agreement. However, such limitation shall not affect in any manner any other rights or remedies which such party may have hereunder, or at law or in equity, by reason of any such breach. T. Default. If any party defaults in any obligation hereunder which can be cured by the payment of money, and such default is not cured within thirty (30) days after written notice thereof, or if any pariy defaults in any other obligation in this Agreement and such default continues for thirty (30) days afCer written notice thereof (or such longer period as may be necessary to cure such default if such default cannot be cured within such period, provided such parly commences to cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion), then the non-defaulting party, after additional notice given to the defaulting party, may exercise any one or more of the remedies set out in Section 19 hereof. U. Remedies: Waiver. Upon the occurrence of a default under this Agreement and the expiration of any period to cure without a curing of such default, the non-defaulting party shall be entitled to one or more of the following remedies: to cure the default and charge the cost thereof to the defaulting party, and all such costs shall be payable on demand; and specific enforcement, injunctive relief, damages, or any other remedy available at law or in equity. Any action seeking one or more forms of relief shall not be a bar to an action at the same ar subsequent time seeking other forms of relief. Any delay in realizing, or failure to realize, on any remedy herein for a default hereunder shall not be deemed a waiver of that default or any subsequent default of similar or different kind, and no waiver of any right or remedy hereunder shall be effective unless in writing and signed by the person against whom the waiver is claimed. V. Covenants Run With Land . The covenants and agreements herein contained shall run with the land, and shall be binding upon and inure to the benefit of the parties hereto and each successor in title to all or any portion of the MBC Parcel or St. Paul Parcel. W. MBC and St. Paul. As used herein, the term "MBC" shall mean the Minnesota Boat Club, for so long as it shall own the MBC Parcel, and thereafter it shall mean the successor(s) in ritle to the MBC from rime to time with respect thereto, for so long as such successor(s) shall own the MBC Parcel. As used herein, the term "St. Paul" shall mean the city of St. Paul , for so long as it shall own St. Paul Parcel, oy-��S and thereafter it shall mean the successor(s) in title to St. Paul from time to time with respect thereto, for so long as such successor(s) shall own St. Paul Parcel. In the event portions of the MBC Parcel or St. Paul Parcei become conveyed to or owned by multiple parties, each such party shali be deemed to be the successor in title to the MBC or St. Paul , as the case may be, and shall be entitled to the rights, benefits and obligations herein established for the portion owned by such successor. The MBC, St. Paul and each successor owner shall only have such liability, if any, under this Agreement which arises during such party's period of ownership. X. Notices. All notices, requests, demands and other communications required or permitted to be given hereunder must be in writing and deposited in the L3nited States Mail, postage prepaid, or personaliy delivered, or sent by facsimile with a copy deposited in the United States Mail, to the appropriate address set forth below, or at such other address as either party may, from time to time, designate in writing. Notices shall be deemed sufficiently served or given on the date dispatched in a manner provided above. The initial addresses of the parties shall be: With respect to the MBC: Charlene McEvoy 328 Winslow Ave. Saint Paul, MN 55107 With respect to St. Paul : Real Estate Division 140 City Hall Saint Paul MN 55102 Y. Other Provisions Attornevs' Fees. If any party brings an action to enforce or interpret this Agreement, the prevailing party in such action shali be entitled to recover reasonable attorneys' fees and court costs, in addition to any other relief granted. Severabilitv. If any term, provision or condirion contained in this Agreement is, to any extent, invalid or unenforceable, the remainder of the Agreement (or the application of such term, provision or condition to persons or circumstances other than those in respect of which it is invalid or unenforceabie) shali not be affected thereby, and each term, provision or condition of the Agreement shall be valid and enforceabie to the fullest extent permitted by law. Negation of Partnershi�. None of the terms or provisions of this Agreement shall be deemed to create a parinership between the parties in their respective businesses or otherwise, nor shall such terms or provisions cause them to be considered joint venturers or members of any joint enterprise. No party shall have ��ss the right to act as an agent for the other party unless expressly authorized to do so herein or by separate written insmunent signed by the party to be charged. Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same instrument. A facsimile copy of a signature shall be as binding as an original signature. Amendment. This Agreement may not be amended or modified without the written consent of the parties hereto. Captions. The section headings in this Aa eement are inserted for convenience of reference only and shall not in any way affect the meaning or construction of the Agreement. Conshucrion. The rules of strict construction shall not apply to this Agreement. This Agreement shall not be inteipreted in favor of or against any party merely because of their respecrive efforts in preparing it. Entire Agreement. This Agreement embodies the entire agreement and understanding between the parties and supersedes any prior oral or written agreements with respect to the matters stated herein. Governin�Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Minnesota. Singular and Plural. Whenever required by the context of this Agreement, the singular shall include the plural, and vice versa, and the masculine shall include the feminine and neuter genders, and vice versa. 1N WITNBSS WHEREOF, the MBC and St. Paul have caused this Agreement to be executed and delivered as of the day and year first above written. [Separate Signature Pages Follow.} ov-�ys SEPARATE SIGNATURE PAGE OF MIl�'NESOTA BOAT CLUB FOR ADDITION EASEMENT AGREEMENT AND PUBLIC FACILITIES EASEMENT Minnesota Boat Club By: L!v �r�`.�"c �l /�c�w'v/ Its: ����� -� STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged be e me this � Z—day of y/1/4�.vr— , 2004, by �/�/Le.,� I , the •'� � st� of the Minnesota Boat Club, a Minnesota nonprofit corporation, on behalf of the corporation. .f�{.(��G�X.�{.. /C/LCI�(,(,(l� Notary Public • � � VIOLE7TA KRS7ICH � . �' NOTARYPUBUC ^��-' MyGommissionExpiresl-3�-2��5 ■ � o�-�oqs SEPARATE STGNATiTRE PAGE OF THE CITY OF ST. PAUL FOR ADDITION EASEMENT AGREEMENT AND PUBLIC FACILITIES EASEMENT City of St. Paul Mayor City Clerk Director of Financial Services: Its: STATE OF MINNESOTA ) ) ss. COUNTY OF RAMSEY) The foregoing instrument was acknowledged before me this _ day of , 20_, by the of Yhe City of St. Paul, a Minnesota municipal corporation, on behalf of the public body. Notary Public THIS INSTRUMENT DRAFTED BY: Faegre & Benson, LLP 90 South Seventh Street 2200 Wells Fargo Center Minneapolis, MN 55402-3901 (612)766-1600 ��: O�f-(o95' ��.:����� Le�al Descri�tion of MBC Parcel MNBOAT CLUB 06-28-22-13-OO13 SECTION 6 TQWN 28 RANGE 22 EXCEPT THE NORTHEASTERLY 60 FEET, THAT PART OF NAVY ISLAND SOUTHWESTERLX OF A LINE RUNNiNG THRU THE SOUTHEAST CORNER OF NORTH PIER AND THRU A POINT 12 FT NORTHEASTERLY FROM NORTHEAST CORNER OF THE SOUTH PIER OF OLD WABASHA ST BRIDGE BEING PART OF GOVERNMENT LOT 9 SECTION 6 TOWNSHIP 28 RANGE 22 o� -��5 . . �: : Legal Description of St. Paul Parcel CITY OF SAINT PAUL 06-28-22-14-OOOI SECTION 6 TOWN 281tANGE 22 SUBJECT TO RY R/W & SEWER R/W ESMTS; PART OF NAVY ISLAND NORTHEASTERLY OF A LINE RUNNING THRU SOUTHEAST CORNER OF THE NORTH PIER & THRU PT 12 FT NORTHEASTERLY OF NORTHEAST CORNER OF SOUTH PIER OF THE OLD WABASHA ST BRIDGE ALSO NORTHEASTERLY 60 FEET OF PART SOUTHWESTLERLY OF SAID LINE BEING PART OF GOVER.NMENT LOT 9 IN SECTION 6 TOWNSHIP 28 RANGE 22 CXf-(d4� : : . Depiction of MBC Easement Area on St. Paul Parcel I � - t ,� �J i� l � � 0 `°� �� �. , 21 �_ 8 ,� . 1 FlRUREWOMEMS euaucsesraoom m „ O . I FUTUR� MENS PUBYCRCSTft�M � ExI5TIN0 BOATBAY � Q � N �U'�'U� ?� �'UG3uC� �b ITI o r� 1�i6� �AbDrt o�. � N i—r � �r � (_.. A� O� �t��o � 1 M O� M13G ' ; �bDt (on1 or.t�S'o �. � ' �T srar�r �u �, { �°1'EtzT`� t' � 1 z i �-a° . -----;::_: ' I - . , 6�-8• � 5�_0• � i� � , , � � �- —� � � �, Ml�til�so'CA p�ofi�T Gl.�lt3- t�ASpP�R.�C 15�aN�p � x PARTfAL LOWEft LEVEL FLOOR PfAN i 9 Cxf-lo�rS EXHIBIT D Depiction of St. Paul Easement Area on MBC Parcel J V � ,� ! -' ,� I � � �� q I 0.�-- , Z , �_ ��� a� �����T a� 1�13uc_ p�sf�ooM �UD1't'IDN CPC�poS�D) ONTo M�� pr�pE�-r� FIRURE WOMENS PUBLIC 0.ESTRCOM n � . N �uT�RE ?' �'USUG �V l�rl o rl FIRURE MEMS PUBL�CRESTRWM � Exsnnc � BOAiBAY Q I MECN9NiCAL T I EMFY � LOB9Y . � ST0.1R'p � O N M6c ��m or�. �� I 2 � �$^ I 6 ' -8 ' {. 15�_�. ' Mlnit�l�SoTA I'-..ol�T GU,li3- k2q5pp,�R,Y 15�J1� PARTIAL LOWER LEVEL FLOOR PLAN � � � { n :� � �= � ; 1 4 �, �� � 1 � j � _ � � � : i _ s EXI3TIN� t 9 BOAT BAY � ? � ' I ? 3 7 i i 'i i 3e 13 i� t 1 I � �� �� � �� I � w �� ( � a � 2 � ,_ • I ��� � ���.,� .�� R.�c•��.�.� ' .�,� C �v � -: �•. 1 MEC� CAL tx � 1 1 ENTRY LOBBY iro STAIR'A' � � 1 1 21 � 6 �_ 8 �� ` I5 �_��� 0 �v �U'fU( � pu�suc. �t� 1'�'i o � M�� .A��mo� � N � , i M �rlt�t�soTa f3o�T G��tt3 - tzo�s�p�'FZY ts�-�Nv PARTIAL LOW L FLOO PLAN .,.- _ ,._�.