HomeMy WebLinkAbout2011 06 06 Draft Sublease IR SeafoodX1�r
HOME OF PELICAN IS
1225 MAIN STREET • SEBASTIAN, I
TELEPHONE: (772) 589 -5330 u FAX
June 7, 2011
Charlie Sembler, President
Fisherman's Landing Sebastian
c/o Rich Stringer
PO Box 780206
Sebastian, FL 32978
Dear Mr. Sembler:
Officials from the City of Sebastian have reviewed the propc
Landing Sebastian and Indian River Seafood, Inc. (herein of
facilities at 1540 Indian River Drive. The purpose of the sub
provide limited food service which is in accordance with pars
of Sebastian and Fisherman's Landing Sebastian, Inc.
DA 32958
589 -5570
:d sublease between Fisherman's
referred to as sublease) for use of
ase is to operate a fish market and
-aph 8.13 of the lease between City
The purpose of this notice is to provide written consent to issu nce the sublease per paragraph
15 of the lease between the City of Sebastian and Fisherman' Landing Sebastian.
Upon execution of the sublease, please provide the Office of
copy of the sublease, with all exhibits. Should you have any
please contact me at your earliest convenience.
Ily,
Manager
Cc: Members of the Sebastian City Council
Sally Maio, City Clerk
Robert Ginsburg, City Attorney
City Manager a fully executed
stions concerning this matter,
LEASE BETWEEN FISHERMAN'S LANDING SEBASTIAN, INC.
AND INDIAN RIVER SEAFOOD, INC.
A LEASE m this _ day of June, 2011, between FISHERMAN'S LANDING
SEBASTIAN, who a address is 1532 Indian Diver Drive, Sebastian, FL 32958, hereinafter
referred to as the "L SOW" and INDIAN RIVER SEAFOOD, INC., a Florida corporation
whose address is 1540 dian River Drive, Sebastian, FL 32958, hereinafter referred to as the
"LESSEE ", provides
WITNESSETH:
WHEREAS, the LESSOR ho the leasehold to certain. real property owned by the City of
Sebastian, hereinafter referred to s the "OWNER", and is authorized to sublease portions of
such land to businesses for the purp se of promoting lawful business activity in accordance with
the Stan Mayfield Working Waterfro program; and
WHEREAS, LESSEE is a Florida co any furthering the revitalization of Sebastian's Working
Waterfront with activities benefitting loc commercial fishermen and aquaculture; and
WHEREAS, the property will be subje to a Declaration of Restrictive Covenants and a
management plan under the requirements of e Stan Mayfield Working Waterfront Grant; and
WHEREAS, LESSEE has applied to LESSO for a sublease of certain portions of the upland
real estate held by LESSOR; and
WHEREAS, LESSON has determined that the re italizatian and preservation of the Sebastian
Working Waterfront will be promoted by the busines activities of LESSEE; and
WHEREAS, LESSOR desires to lease such property t LESSEE for these purposes;
NOW THEREFORE, in consideration of the foregom and in further consideration of the
mutual covenants contained herein, the parties agree as follo, s:
1. PREMISES. LESSOR hereby leases unto LESSEE the eased Premises located at 1540
Indian River Drive as legally described in Exhibit "A" attached ereto and incorporated herein.
A site plan is attached hereto as Exhibit `B ". Parking spaces are sh wn on Exhibit "C ".
2. PURPOSE. The LESSEE shall use the Leased Premises for an lawful business activities
which are in furtherance of and compliant with the Stan Mayfield Wor g Waterfront program.
3. TERM. LESSOR leases to the LESSEE the above premises for a to commencing on the
date a Certificate of Occupancy is issued for the LESSOR improvements currently underway,
and terminating at the end of the initial ten -year lease term for the underlyin lease between the
OWNER and LESSOR, unless extended by mutual written agreement of the p es.
4. RENT. LESSEE shall pay a base rent of $3,000 per month to the LESS Said rental
amount may be reduced upon subletting portions thereof as set forth in Paragrap 12. Payment
shall be made on the first day of each month for said month. If the full amount of re is not paid
by the fifth day of the month, a late fee in the amount of twenty dollars ($20.00) sh be added
as additional rent on the sixth and for each day thereafter until rent is paid in full.
1 DRAFT
5. IMPROVEMENTS. The Leased Premises are accepted by the LESSEE "as is ".
A. As an Economic Development component of thel Stan Mayfield Working Waterfront
Grant, LESSEE agrees to solicit and oversee additional ancillary business operations that
will be located at 1540 Indian River Drive.
Enterprises that may be located in 1540 Indian River Drive will support commercial
fishing operations and may include:
(1) Ice Depot;
(2) Fish Market, with limited seating for food and beverage service, including beer
and wine service if licensed in conjunction With the food service use;
(3) Hosting of community events and demonstrations educating and celebrating the
contribution, history and heritage of Sebastian's commercial fishing industry;
(4) Smoke House and Seafood Operations; and
(5) Other ancillary business /activities as approved by the LESSOR in accordance
with its operational guidelines and restrictions.
B. LESSEE shall obtain the written approval of LESSOR prior to making any
improvements to existing structures or placing new structures on the Leased Premises.
LESSEE shall also obtain the written approval of LESSOR as to paint colors utilized
prior to painting any existing or new structure on the Leased Premises, it being
understood that existing natural wood surfaces that 'have not been painted before are not
to be painted. At the end of the term of this Lease, LESSEE shall deliver the premises to
LESSOR in good repair and condition, reasonable wear and tear excepted. All
installations and improvements on the Premises, except any privately -owned removable
equipment shall become the property of LESSOR, and on termination of the Lease Term
shall be surrendered with the Leased Premises in good condition.
C. All plans and specification for such renovations, improvements or construction shall be
submitted in writing to the LESSOR for approval which approval shall not be
unreasonable withheld or delayed.
D. Unless otherwise expressly prohibited herein, it shall be LESSEE'S sole responsibility to
obtain all necessary governmental approvals for the'; Leased Premises, including, but not
limited to all necessary development permits. It is expressly understood, and agreed by
LESSEE, that LESSOR shall not be liable to LESSEE for any expense, loss or damage
incurred by LESSEE resulting from the failure of any governmental entity to grant any
or all necessary governmental approvals or permits required for the Leased Premises.
LESSEE acknowledges that the Leased Premises are located within the Sebastian
Community Redevelopment District and thus any change to the premises is subject to
such District's authority as well as provision of Chapter 163, Florida Statutes and any
future ordinances, statutes or other regulations applicable within the District.
E. All structures and fixtures to be constructed upon the Leased Premises shall be owned by
LESSEE during the term of the Lease and shall be 'exclusively controlled by LESSEE.
However, upon expiration, termination, revocation or surrender of this Lease, LESSOR
shall become owner of all structures, fixtures and', improvements. LESSEE agrees to
execute bills of sale, documents of conveyance and assignments of warranties upon
request. However, this provision does not apply to display cases, reach -in
refrigerator /freezer units or other portable equipment purchased by LESSEE.
6. OPERATIONAL ADHERENCE. In addition to 'the duties provided in this Lease
Agreement, LESSEE shall comply with all requirements of the Stan Mayfield Working
Waterfront Grant Agreement, attached hereto as Exhibit "D ", any State approved Management
Plan and deed restrictions created pursuant to that grant agreement, and the terms of the
underlying land lease between LESSOR and the OWNER. The intent and requirements of the
Stan Mayfield Working Waterfront Grant Agreement and interpretations given that document by
its administering agency shall take precedent over any conflict provision of this Lease or other
document.
7. BUILDING, UTILITIES, MAINTENANCE AND REPAIRS.
A. The LESSEE shall be responsible for the cost of installation, connection and usage of
potable water, sewer, electric, natural/propane or osier gas, telephone, cable, necessary
grease traps, solid waste, and information technology services to the Leased Premises, as
well as electrical service to the parking area on the west side of Indian River Drive,
throughout the term of this Lease.
B. LESSEE agrees that all portions of the Leased Premises shall be kept in good repair and
condition by LESSEE. LESSEE shall maintain and make all necessary repairs and
alterations with respect to the Leased Premises (including but not limited to necessary
replacements) to keep it in good condition. LESSEE'S sole right of recovery shall be
against its insurers for losses or damage to stock, furniture and fixtures, equipment,
improvements and betterment. LESSEE agrees to make or contract for emergency
repairs and provide protective measures necessary to protect the Leased Premises from
damage and to prevent injury to persons or loss of life. LESSEE agrees to use its best
efforts to insure that the property is maintained in an attractive condition and in a good
state of repair. LESSEE shall also keep the Leased Premises, as well as the parking area
on the west side of Indian River Drive and the fish pond, free of trash and debris,
including but not limited to the sidewalks, decks, do &s, children's Cast -a -way tree house
and stairs, boardwalk, porches, and dog fountain.
C. The interior and exterior of the Leased Premises shall be kept clean. It shall be
LESSEE'S responsibility to provide and pay for landscaping and exterior maintenance
services. LESSEE shall be responsible for operating the irrigation system in a manner
that keeps the landscaping sufficiently watered.
D. Upon issuance of a "] hurricane Warning" by the National Weather Service encompassing
the Leased Premises, LESSEE shall promptly take protective measures including, but not
limited to, putting hurricane shutters in place, storing/securing movable items on the
exterior of the Premises, and securing the docks in accordance with accepted practices.
8. INSURANCE, INDEMNIFICATION AND DAMAGE BY CASUALTY.
A. LESSOR is under contractual obligations with the OWNER as owner of the leased land
for procurement and maintenance of public liability risk, fire and other casualty insurance
adequate to protect against liability for any and all damage claims that may arise due to
the activities on the premises during the term of this Lease. LESSOR may obtain such
reasonable reinsurance, additional or increased coverage as, in its sound business
discretion, is necessary to adequately protect its interests.
B. LESSEE shall pay the portion of the insurance premiums as are charged to LESSOR by
OWNER and are charged for any other coverage obtained under subparagraph 8(A), for
the use of the Leased Premises. LESSOR shall annually bill and LESSEE shall
reimburse these insurance costs.
C. It is anticipated that LESSEE may carry additional coverage amounts or may carry
additional types of business - related insurance at its sole costs, including but not limited to
business interruption coverage, coverage for service of alcohol and raw shell fish, and
coverage for loss from electrical outage.
D. LESSEE agrees to take out and maintain, during the term of this Lease, applicable
worker's compensation insurance for all its employees employed in connection with the
business operated under this Lease. Such insurance' shall fully comply with the Workers
Compensation Law, Chapter 440, Florida Statutes. The workers compensation insurance
policy required by this Lease shall also include Employers Liability. LESSEE shall
provide proof of worker's compensation insurance as required by law, if applicable.
E. Neither LESSOR nor the OWNER shall be liable for any loss, injury, death or damage
to persons or property which at any time may be suffered or sustained by LESSEE or by
any person whosoever may at any time be using or occupying or visiting the Lease
Premises, or be in, on or about the same, whether such loss, injury, death or damage shall
be caused by or in any way result from or arise out of any act, omission or negligence of
LESSEE or of any occupant, subtenant, visitor or user of any portion of the Leased
Premises unless affirmatively and directly caused by the intentional acts of agents of
LESSOR. i
F. LESSEE shall indemnify LESSOR and OWNER against all claims, liabilities, loss or
damage whatsoever on account of any such loss, injury, death or damage. LESSEE
hereby waives all claims against LESSOR for damages to the improvements that are now
on or hereinafter placed or built on the premises and Ito the property of LESSEE in, on or
about the premises, and for injuries to persons or property on the premises, from any
cause arising at any time. LESSEE agrees to hold harmless LESSOR and OWNER
from and against any and all claims, lawsuits, judgments, or similar causes of action, for
any injuries to persons or property arising out of the activities conducted by the LESSEE
on the property described herein. Further LESSEE agrees to defend LESSOR and
OWNER against any and all such claims and suits as described above at the LESSEE'S
sole cost and expense with no cost and expense to belincurred by the LESSOR.
1
9. TAXES. LESSEE will be required to pay all taxes or'other levies or assessments lawfully
levied against the subject business during the term of the Lease, if any.
10. LESSEE'S RESPONSIBILITIES. LESSEE, its agents, employees and invitees, when on
the premises, agrees to follow and abide by all local, state and federal laws and regulations and
to follow and abide by the rules and regulations of the City of Sebastian, Community
Redevelopment Agency and the State of Florida as may be amended from time to time.
11. INSPECTION BY LESSOR. The LESSON and its agents, upon reasonable prior notice,
may make periodic inspections of the Leased Premises to determine whether LESSEE is
operating in compliance with the terms of this Lease. The LESSEE shall be required to make
any and all changes required by the LESSOR, which are I to ensure compliance with
the terms and conditions of this Lease and/or any applicable] law(s) or regulations(s).
12. RESTRICTIONS ON ENCUMBRANCES AND ASSIGNMENT. LESSEE shall not
mortgage, pledge, or encumber this Lease, in whole or inpart, or the leasehold estate granted
under this Lease. Any attempted mortgage, pledge, or ;encumbrance of this Lease, or the
leasehold estate granted under this Lease, shall be void {and may, at the sole option of the
LESSOR, be deemed an event of default under this Lease: This covenant shall be binding on
the successors in interest of LESSEE.
LESSEE shall not pledge the LESSOR'S credit or make it I a guarantor for payment or surety for
any contract debt, obligation, judgment, lien or any form of indebtedness. LESSEE warrants
and represents that it has no obligation or indebtedness, which would impair its ability to fulfill
the terms of this Lease.
It is anticipated between the parties that LESSEE shall solicit subtenants for ancillary business
furthering the goals of the Stan Mayfield Working Waterfront program. However, LESSEE shall
not assign this Lease or sublet the Leased Premises to any other party without the prior express
written approval of LESSOR which shall not be unreasonably withheld, conditioned or delayed.
Any attempt to assign this Lease or sublet the premise$ without the prior express written
approval of LESSEE will constitute an automatic termination of this Lease. This covenant shall
be binding on the successors in interest of LESSEE.
Rents collected from subleases shall be to the benefit of both LESSOR and LESSEE. LESSEE
shall be entitled to a pro -rata reduction of its base rent upon approval of any such sublease by
LESSOR, said reduction to be calculated as follows:
The pro -rata reduction shall be based the number of square feet sublet multiplied by an
adjusted square footage rate, which shall be the average between
a) The lease amount charged the new tenant per square foot in the sublease,
and �
b) The lease amount charged LESSEE hereunder, for each square foot of Total
Usable Area, which amount shall be stipulated in writing between the
parties upon completion of LESSOR's improvements.
In the event that the rental rate per square foot for the; sublet area is less than the rate
paid hereunder by LESSEE, then the rental amount to be paid by LESSEE shall be
reduced dollar- for - dollar by the amount paid and collected under the Sublease.
It is expressly understood between the parties that this rent, reduction provision only applies to
permanent subtenants, and will not be applicable to use of the Leased Premises for fund- raiser,
special events, seminars and classes held at the facility.
13. MISCELLANEOUS CONDITIONS.
A. LESSEE agrees that its employees, agents, officers,; vendors and subtenants engaged in
activities on the Leased Premises shall be at all times subject to the LESSEE'S sole
direction, supervision and control and shall not be considered employees, agents or
servants of the LESSOR or the OWNER.
B. LESSEE agrees to park its vehicles in places specifically designated in writing from time
to time by the LESSOR and further agrees that no parking will occur in landscaped areas
or blocking any sidewalk or street. LESSEE shall prohibit commercial truck parking on
the premises for any duration other than what is reasonable for loading or unloading
purposes. The parties recognize that the ongoing redevelopment efforts within the
Sebastian CRA may result in changes in parking as well as the configuration of vehicle
parking on or adjacent to the Leased Premises. Accordingly, Exhibit "C" may be
modified at times in the future within the discretion of the property owner. LESSEE
agrees to cooperate and coordinate with LESSO] and OWNER in connection with
parking projects and/or reconfiguration.
C. LESSEE agrees to prohibit unauthorized persons on the Leased Premises and to prohibit
trespassing on the Leased Premises by use of appropriate signage.
D. LESSEE for itself, and its permitted successors in interest, as a part of the consideration
for this Lease, does hereby covenant and agree that:
(1) No person shall be subject to discrimination in connection with LESSEE'S use
of the Leased Premises on the basis of age, sex, physical handicap or other
disability, race, color, national origin, religion or ancestry;
(2) LESSEE shall not discriminate against any employee or applicant for
employment in connection with the Leased Premises and the leasehold estate
granted hereunder with respect to hiring, tenure, terms, conditions, or privileges
or employment or any matter directly or indirectly related to employment on the
basis of age, sex, physical handicap or other disability, race, color, religion,
national origin or ancestry; and
(3) LESSEE agrees that its facilities and program shall from at all necessary times
comply with the American with Disabilities Act (ADA), if applicable. LESSOR
and LESSEE recognize that some commercial fishing operations may not be a
public accommodation, however, LESSEE shall cause the Leased Premises to at
all times comply with all applicable ADA requirements that may be in effect from
time to time.
E. Upon thirty (30) calendar days written notice from LESSOR, LESSEE shall make
provision for LESSOR to use the food service area on the east side of the building in
conjunction with fundraising events held upon the Premises. This privilege may be
utilized up to six times in any calendar year. Unless LESSOR arranges otherwise, food
and beverage preparation shall be done through the food service vendor operating on -site
at mutually agreeable terms. There will be no charge for use of the facilities.
F. At all times the Common Areas delineated in Exhibit "13" shall be available to LESSOR
for public use and activities in furtherance of the ;Stan Mayfield Working Waterfront
program.
G. LESSEE shall cooperate with LESSOR in providing information and documentation as
it relates to providing the Florida Communities Trust with an annual report relating to the
Stan Mayfield Working Waterfront program.
H. The Smoke House and cut -room, which remain under the control and use of LESSOR,
and shall be made available for use by LESSEE when not needed for LESSOR's
operations.
I. LESSOR shall reimburse LESSEE fifty dollars i($50.00) per month for co -use of
dumpster service by LESSOR, as well as half the monthly electric service charge for the
property on the west side of Indian River Drive. LESSEE shall submit a copy of the
electric bill along with proof of payment each month in order to receive this payment and,
for clarity of accounting, said reimbursement shall be made by separate check.
14. TERMINATION.
A. The LESSOR may have the right to terminate this Lease upon the occurrence of any of
the following, hereinafter referred to as "Event of Default ".
(1) Institution of proceedings in voluntary bankruptcy by the LESSEE.
(2) Institution of proceedings in involuntary bankruptcy against the LESSEE if such
proceedings continue for a period of ninety (90) calendar days and are not
dismissed.
(3) Assignment of this Lease for the benefit of creditors.
(4) Abandonment by LESSEE of the Leased Premises or discontinue of operation of
the Leased Premises to the permitted uses for more than thirty (30) calendar
days.
(5) Dissolution whether voluntary or involuntary of LESSEE business organization.
(6) Default, non - performance or other noncompliance with any covenant,
requirement or other provision of any nature; whatsoever under this Lease.
(7) Failure to pay rent for fifteen calendar days after it is due.
B. Upon the occurrence of an Event of Default, the LESSOR shall send a written notice to
LESSEE, setting forth the Event of Default in specific detail and the date this Lease shall
terminate in the event LESSEE does not cure the default.
C. Except for default under subparagraphs 14.A. (4) or (7) above, within thirty (30) calendar
days following receipt of a default notice, LESSEE shall have cured the default to the
reasonable satisfaction of the LESSOR.
D. In the event LESSEE fails to cure the Event of Default within thirty (30) calendar days,
this Lease shall be deemed to be terminated with no further action by the LESSOR,
However, there is no requirement that LESSOR provide said period for cure of a default
under subparagraphs 14.A. (4) or (7) above.
E. In no event, however, shall such termination relieve LESSEE of its obligation to pay any
and all remaining rent due and owing to the LESSOR for the period up to and including
the date of termination, the remainder of that month and for up to three full months
thereafter.
F. LESSEE shall have the right, upon providing ninety (90) calendar days prior written
notice to the LESSOR in the manner set forth below, to terminate this Lease for any
reason.
15. INTEGRATION. The drafting, execution and delivery',of this Lease by the parties has been
induced by no representations, statements, warranties or agreements other than those expressed
in it. This Lease contains the entire agreement between the parties and there are no further or
other agreements or understandings written or oral in effect between the parties relating to its
subject matter. This Lease cannot be changed or modified except by written instrument executed
Electronic Articles of Incorporation
For
INDIAN RIVER SEAFOOD INC
P11000052034
FILED
June 02 2011
.ec. ®f Mete
jshivers
The undersigned incorporator, for the purpose of forming a Florida
profit corporation, hereby adopts the following Articles of Incorporation:
Article I
The name of the corporation is:
INDIAN RIVER SEAFOOD INC
Article II
The principal place of business address:
1540 INDIAN RIVER DR
SEBASTIAN, FL. 32958
The mailing address of the corporation is:
1540 INDIAN RIVER DR
SEBASTIAN, FL. 32958
Article III
The purpose for which this corporation is organized is:
ANY AND ALL LAWFUL BUSINESS.
Article IV
The number of shares the corporation is authorized to issue is:
1000
Article V
The name and Florida street address of the registered agent is:
SUSAN ANDREWS
1540 INDIAN RIVER DR
SEBASTIAN, FL. 32958
I certify that I am familiar with and accept the responsibilities of
registered agent.
Registered Agent Signature: SUSAN ANDREWS
PI I O00052034
FILED
Article VI Sec. ®f §tate
The name and address of the incorporator is: jshivers
SUSAN ANDREWS
1540 INDIAN RIVER DR
SEBASTIAN FLORIDA 32958
Electronic Signature of Incorporator: SUSAN ANDREWS
I am the incorporator submitting these Articles of Incorporation and affirm that the facts stated herein are
true. I am aware that false information submitted in a document to the Department of State constitutes a
third degree felony as provided for in s.817.155, F.S. I understand the requirement to file an annual report
between January 1st and May 1st in the calendar year following formation of this corporation and every
year thereafter to maintain "active" status.
Article VII
The initial officer(s) and/or director(s) of the corporation is/are:
Title: DPST
SUSAN ANDREWS
1540 INDIAN RIVER DR
SEBASTIAN, FL. 32958
Title: DVP
WILLIAM TIEDGE
1540 INDIAN RIVER DR
SEBASTIAN, FL. 32958
Article V111
The effective date for this corporation shall be:
06/02/2011
Legend:
DA GUY ANCHOR
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•� .40 m d, 5' bpd �` PAM81G Pnomm - 74 SPACES tl
PARKING DATA (PROPOSED) m r
a LP, 40 REBINRCO _ h
RRWAUBAW .. 1 In SYACrS /100 Sr Or DINING AREA PEON O a
/� _ �2
,. \ f _ •r;urIIE.q.BaAT_ -. 1.�AGE/3 szATS
7,340 91 1n SPACES /100 SF] - SO.I SPACES
•.,' \ 1.356 Sr 1 1/2 SPACES /rOtl Sr• -1F) _ 20.3 SPACES -
�/ 1,124 sr 1 1/z SPACES /tQO - 19.9 SPACES
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/ij /r / PATamNg PRn1'nlm - "U
Fi l %f .05•/,:rr�',• 1 . O ! / /��1 EPFC pAVEAAENT 105 SPA135
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STAN[ COrLRRUCPON NVJE]DEq 200
8 24' OtT A
PI JIREm WEE DIB COxsTrnlc Ori =EWER YO
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1 ` -i PERMITS REQUIRED ,(
CRT Or SM1447WI SIZE PTN1 APPRDlA, Q Z
r,J 3%ftl -I Stop SIGH CITY 13F SEBASTIAN R1GHT- Or -WAT PORNO ,{
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SURVEY /r �.• A . P r � ` RATE HAP 11tl. i 0661 ICGM F DATED AMT 2, 1072 FLOOD INSVRAILE Of LL..
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_71 T �O- -- �'.r/I,•'1 O ��. O BENMMA K -H.GS. B.M. 'F 200 1DOB, HlN11L AN ELEVATION OF
Q 19.72 FEET NGM '29 AS BOWED FROM LAMM / !1
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SITE ADDRESS PAVEMENT Q
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TR'E'L- INLET I'nsiF itN sitwE��
TOP EL - 117' _.. - - - 2T4.�0' t
INN. EL - 51W - -�
13 LP or 12` CM P 0.71.
UiJ. - 4.87 PROPOSED TOP OF TWIN TO
U N P E A T T E O BE LOCATED TO KEEP rr=
Ir11TUlIc01c BPOx EMSTINO CITCH
DTHUL RANG Er1STIM BRDIj
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48 HOURS Ma IGGINC \ \ \\ 1\
1 -800- 432 -4770 T - 2PAVING AND DRAINAGE SITE PLAN rN
Sv14SHWE sCUE 11515 ce.c
OF lr.OMyt AyC.
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Growth Management
Department
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Existing Men -'-
5 A_ (ADA) Bathroom �
? Existing Covered
\ Entrance
Existing Covered
Area
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1 1.: j.
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Museum Display Areal �L�
Existing I =
service Area
LOI
1
Existin
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Concrete
Sidewalks
I
1 Existing Coverer!
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t. Entrance
1 L_ , L
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