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HomeMy WebLinkAbout2018 05-29 EDAPEDA Agenda EDA MEETING City of Brooklyn Center May 29, 2018 AGENDA 1.Call to Order —The EDA requests that attendees turn off cell phones and pagers during the meeting. A copy of the full City Council packet, including EDA (Economic Development Authority), is available to the public. The packet ring binder is located at the podium. 2.Roll Call 3. Approval of Agenda and Consent Agenda —The following items are considered to be routine by the Economic Development Authority (EDA) and will be enacted by one motion. There will be no separate discussion of these items unless a Commissioner so requests, in which event the item will be removed from the consent agenda and considered at the end of Commission Consideration Items. a.Approval of Minutes 1. May 14, 2018 - Regular Session b.Resolution to Approve a Short-term Lease Agreement Between the Economic Development Authority and Luther Auto Dealership 4. Commission Consideration Items —None. 5. Adjournment EPA Agenda Item No. 3a MINUTES OF THE PROCEEDINGS OF THE ECONOMIC DEVELOPMENT AUTHORITY OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION MAY 14, 2018 CITY HALL - COUNCIL CHAMBERS 1.CALL TO ORDER The Brooklyn Center Economic Development Authority (EDA) met in Regular Session called to order by President Tim Willson at 8:30 p.m. 2.ROLL CALL President Tim Willson and Commissioners Marquita Butler, April Graves, and Dan Ryan were present. Commissioner Kris Lawrence-Anderson was absent and excused. Also present were Executive Director Curt Boganey, Deputy Executive Director Reggie Edwards, Director of Public Works Doran Cote, Community Development Director Meg Beekman, Planner and Zoning Administrator Ginny McIntosh, Chief Tim Gannon, City Attorney Troy Gilchrist, and Michaela Kujawa-Daniels, TimeSaver Off Site Secretarial, Inc. 3. APPROVAL OF AGENDA AND CONSENT AGENDA Commissioner Ryan moved and Commissioner Graves seconded to approve the Agenda and Consent Agenda, and the following item was approved: 3a.APPROVAL OF MINUTES 1. March 26, 2018 - Regular Session 3b.RESOLUTION NO. 2018-005 APPROVING AND AUTHORIZING THE EXECUTION OF A SERVICES AGREEMENT FOR THE 1ST SATURDAY MARKETPLACE Motion passed unanimously. 4. COMMISSION CONSIDERATION ITEMS - None. 5. ADJOURNMENT 05/14/18 -1- DRAFT Commissioner Graves moved and Commissioner Ryan seconded adjournment of the Economic Development Authority meeting at 8:31 p.m. Motion passed unanimously. 05/14/18 -2- DRAFT EDA Agenda Item No. 3b EDA ITEM MEMORANDUM DATE: May 29, 2018 TO: Curt Boganey, City Ma? FROM: Meg Beekman, Community Development Director SUBJECT: A Resolution to Approve a Short-term Lease Agreement Between the Economic Development Authority and Luther Auto Dealership Recommendation: It is recommended that the Economic Development Authority adopt a resolution approving a short-term lease agreement between the Economic Development Authority and Luther Auto Dealership and authorize staff to execute the agreement. Background: The City is currently moving through the process to adopt an amendment to Chapter 35 of the City Code of Ordinances to establish Section 35-420, which would allow auto dealerships in the City to store new vehicles off-site on a temporary basis with an approved Interim Use Permit. While that amendment moves through the process staff has been working with Luther Auto to identify an appropriate site for the storage of vehicles while they construct the new Mazda and Mitsubishi Dealership at 4435 68th Avenue North. Staff has identified a portion of the opportunity site at 5900 Shingle Creek Parkway, where an existing parking lot would accommodate Luther Auto's storage needs. In order to facilitate the timely start of construction on the new dealership, Luther is requesting that the EDA consider a short-term lease, which would allow them to access the site as early as June 1, 2018, and would be in effect until the City can complete the review and approval of the amendment to the City Code regarding Interim Uses, as well as process Luther's request for an Interim Use Permit, which is anticipated to be complete by August 5, 2018. Luther has agreed to pay the City $20,000 for the short-term lease. If the ordinance amendment to allow off-site vehicles storage as an interim use, along with Luther's request for an Interim Use Permit, is approved, then Luther and the EDA would enter into a longer-term lease agreement, which would allow Luther to keep their vehicles on the site for a period up to two years. Approval of this lease agreement is contingent on the City adopting an Interim Ordinance that would allow for the short-term off-site storage of vehicles. Our J'tsion: TVè envision Brook/vu Center as a thriving, diverse comn;unTh; with afuli range of housing. business, cultural and recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its convenient location and commitment to a health' environment 12 YV1*'A ik'AIak'O) t1I WJi DATE: May 29, 2018 TO: Curt Boganey, City Manager FROM: Meg Beekman, Community Development Director \JT7 SUBJECT: A Resolution to approve a Short-term Lease Agreement between the Economic Development Authority and Luther Auto Dealership Recommendation: It is recommended that the Economic Development Authority adopt a resolution approving a short-term lease agreement between the Economic Development Authority and Luther Auto Dealership and authorize staff to execute the agreement. Background: The City is currently moving through the process to adopt an amendment to Chapter 35 of the City Code of Ordinances to establish Section 35-420, which would allow auto dealerships in the City to store new vehicles off-site on a temporary basis with an approved Interim Use Permit. While that amendment moves through the process staff has been working with Luther Auto to identify an appropriate site for the storage of vehicles while they construct the new Mazda and Mitsubishi Dealership at 4435 68th Avenue North. Staff has identified a portion of the opportunity site at 5900 Shingle Creek Parkway, where an existing parking lot would accommodate Luther Auto's storage needs. In order to facilitate the timely start of construction on the new dealership, Luther is requesting that the EDA consider a short-term lease, which would allow them to access the site as early as June 1, 2018, and would be in effect until the City can complete the review and approval of the amendment to the City Code regarding Interim Uses, as well as process Luther's request for an Interim Use Permit, which is anticipated to be complete by August 5, 2018. Luther has agreed to pay the City $20,000 for the short-term lease. If the ordinance amendment to allow off-site vehicles storage as an interim use, along with Luther's request for an Interim Use Permit, is approved, then Luther and the EDA would enter into a longer-term lease agreement, which would allow Luther to keep their vehicles on the site for a period up to two years. Approval of this lease agreement is contingent on the City adopting an Interim Ordinance that would allow for the short-term off-site storage of vehicles. Our l'ision: We envision Brooklyn Center OS 0 thriving, diverse community with afull range of housing, business, cultural and recreational offerings. Iris a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its convenient location and commitment to a healthy environment IMIY1IUk'AUtSJ1JiW4il Policy Issues: The lease agreement acknowledges that the City has a Preliminary Development Agreement with Alatus for the area to be leased, and Luther agrees to accommodate Alatus' needs regarding soil testing and conducting due diligence on the site. The lease further allows the City to terminate or transfer the lease upon sale or transfer of the property. The EDA is being requested to consider approval of a short-term lease with Luther Auto. The EDA must consider the impacts of the lease on the goals of the EDA to redevelop the site, as well as any negative impacts to surrounding property that may result from the lease. Staff feels that these concerns are adequately mitigated by the language and terms of the lease agreement. Strategic Priorities: Targeted Redevelopment Attachments: • Resolution • Short-term Lease Agreement Our I Vision: iVe envision Brook/vu Center as a thriving, diverse communTh' with a full range of housing. business, cultural and recreational otferings. it is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its convenient location and commitment to a healthy environment Commissioner introduced the following resolution and moved its adoption: EDA RESOLUTION NO. 2018- RESOLUTION APPROVING AND AUTHORIZING THE EXECUTION OF A SHORT-TERM LEASE WITH LUTHER AUTOMOTIVE GROUP WHEREAS, the Economic Development Authority of the City of Brooklyn Center, Minnesota ("EDA") owns the property located at 5900 Shingle Creek Parkway, Brooklyn Center, Minnesota, legally described as Lot 1, Block 1, Brookdale Square 2nd Addition, Hennepin County, Minnesota ("Property"); and WHEREAS, Luther Automotive Group ("Luther") desires to enter into a short-term lease with the EDA to use the parking lot portion of the Property for storage of its new vehicles in accordance with the interim ordinance adopted by the City Council of the City of Brooklyn Center ("City") to temporarily allow the off-site storage of vehicles by an automobile dealership on property owned by the City or the EDA; and WHEREAS, the EDA determines that the storage of new vehicles by Luther is a reasonable use of the Property and will serve to address Luther's immediate need to secure off- site vehicle storage to facilitate the construction of its new facility within the City; and WHEREAS, the proposed lease has a limited term as the City Council considers whether to amend its code to make the off-site storage of vehicles an allowed use in the City; and WHEREAS, if the City Council agrees to amend its code, the EDA understands that Luther will likely seek approval to enter into a longer-term lease for the Property. NOW, THEREFORE, BE IT RESOLVED, by the Board of Commissioners of the Economic Development Authority of Brooklyn Center, Minnesota ("Board") as follows: The Board hereby approves entering into a short-term lease with Luther to allow it to temporarily store its new vehicles on the Property. 2. EDA staff and officials are authorized to further negotiate the terms of the short- term lease and the President and Executive Director are authorized to execute the lease once it is in a form acceptable to the City Attorney. May 29, 2018 Date President 524477v1 TJG BR305-1 EDA RESOLUTION NO. The motion for the adoption of the foregoing resolution was duly seconded by Commissioner and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted. 2 524477v1 TJG 11R305-1 DRAFT 5-22-18 SHORT-TERM LEASE AGREEMENT This Short-Term Lease Agreement ("Lease") dated as of the day of May, 2018 ("Effective Date"), by and between the Economic Development Authority of Brooklyn Center, Minnesota, a public body corporate and politic under the laws of the State of Minnesota ("EDA") and The Luther Holding Company (d/b/a Luther Automotive Group), 3701 Alabama Ave 5, St. Louis Park, MN 55416 ("Luther"). The EDA and Luther may hereinafter be referred to individually as a "party" or collectively as the "parties." RECITALS A.The EDA owns the property located at 5900 Shingle Creek Parkway, Brooklyn Center, Minnesota, legally described as Lot 1, Block 1, Brookdale Square 2 Addition, Hennepin County, Minnesota ("Property"); B.Luther desires to lease the parking lot portion of the Property as depicted on the map attached hereto as Exhibit A (said portion the "Leased Premises") to store its vehicles in accordance with the terms and conditions of this Lease; C.The Brooklyn Center City Council will be considering an ordinance amending Chapter 35 of the Brooklyn Center City Code to establish a new Section 35-420 to allow Automobile Dealership Off-Site Vehicle Storage within the city ("Ordinance"); and D.If the Ordinance is adopted, the pal-ties anticipate negotiating and entering into a separate long-term lease for Luther's continued use of the Leased Premises. AGREEMENT In consideration of the mutual promises and agreements contained herein, and intending to be legally bound, the EDA and Luther hereby agree as follows. 1.Lease. In consideration of Luther's performance of its obligations under this Lease, the EDA hereby leases the Leased Premises to Luther for the purposes of storing its vehicles as provided in this Lease and subject to the restrictions contained herein. 2.Term. This Lease shall commence on the Effective Date and shall terminate on the occurrence of any of the following events: (a)One-hundred and twenty (120) days has elapsed since the Effective Date; (b)The date the Ordinance becomes effective; or (c) The Ordinance has come for a vote before the Brooklyn Center City Council and the City Council does not adopt the Ordinance. 1 5244250 JPD1 BR305-1 DRAFT 5-22-18 3.Rent. Luther shall pay the EDA a one-time payment of $20,000 as rent of the Leased Premises for the entire term of this Lease. The payment of rent shall occur prior to Luther bringing any vehicles onto the Leased Premises, but in no case later than 15 days from the Effective Date. The rent payment is nonrefundable. 4.Use Restrictions. Luther's use of the Leased Premises is subject to the restrictions in this Section. (a)Legal Compliance. Luther shall comply with all applicable laws, rules, regulations, and ordinances in its use of the Leased Premises and shall obtain all permits and other permissions that may be required. (b)Access Points. Access to the Lease Premises shall be limited to one of the four access points to the Lease Premises as shown on the attached Exhibit A. Luther shall be responsible for barricading the other three access points in a manner acceptable to the EDA. A gate shall be erected at the one access point that will remain open and be used as the entrance to the Lease Premises. (c)Security and Lighting. Luther shall be responsible, at its own cost, for securing and lighting the Leased Premises. (d) Use. Luther shall use the Leased Premises only for the storage of vehicles in accordance with the following: (1) Only operable new vehicles that are available for sale or lease to customers as part of Luther's business operations within the City of Brooklyn Center may be stored on the Leased Premises; (2)Vehicles may only be brought to or removed from the Leased Premises Monday through Saturday, between the hours of 8:00 A.M. and 6:00 P.M.; (3)No signage, other than minimal directional signage internal to the site, shall be permitted on the Leased Premises; (4)No vehicle repairs, sales, cleaning or detailing shall occur on the Leased Premises; (5) Only Luther employees or contractors shall be allowed on the Leased Premises, no customers are allowed; and (6)Vehicles shall be stored on the Leased Premises in an orderly fashion with drive aisles, allowing vehicles to enter and exit the Leased Premises without having to move other vehicles. 5. Maintenance and Repair. Luther shall keep the Leased Premises in good repair during the term of the Lease, including the removal of any materials, debris, or refuse on the Leased Premises. Luther shall not be responsible for maintaining the Leased Premises, but shall be 2 5244250 JPD1 BR305-1 DRAFT 5-22-18 responsible for repairing, at its own cost, any damage it does to the Leased Premises, reasonable wear and tear excepted. 6.Alterations or Improvements. Luther shall not make any additions or improvements in or to the Leased Premises without the EDA' s prior written consent. The EDA shall not be responsible for making any repairs or improvements to accommodate Luther's use of the Leased Premises. 7.Utility Costs. Luther shall be responsible for any utility costs associated with its use of the Leased Premises. Luther shall pay the utility costs directly or make arrangements with the EDA to reimburse it for the utility costs incurred related to its use of the Leased Premises. 8.Indemnification. Luther expressly agrees to be responsible for claims, loss, damage, actions, causes of action, expense, and liability resulting from the negligent or wrongful act or omission by Luther in relation to its use of the Leased Premises pursuant to this Lease or caused by any employee, contractor, or agent of Luther or any damage caused by Luther to the Leased Premises. 9.Insurance. Luther agrees to maintain, during the entire term of this Lease, commercial general liability insurance with limits of at least $1,500,000. Luther shall be solely responsible for maintaining insurance coverage on the vehicles it stores on the Leased Premises. The EDA shall in no way be responsible for any damages caused to Luther's vehicles or other property while stored on the Leased Premises. Luther hereby waives and releases all claims, liabilities, and causes of action against the EDA and its officials, agents, and employees for loss or damage to, or destruction of personal property of Luther, located in, upon or about the Leased Premises resulting from fire, explosion, theft, vandalism, storms, or the other perils. 10.EDA's Rights and Responsibilities. The EDA has entered into a preliminary development agreement with a developer that encompasses the Leased Premises. Nothing in this Lease shall supersede the developer's rights to access the Property. Luther shall cooperate fully with the developer to allow them to conduct their due diligence as it relates to soil samples and testing on the Property, including the Leased Premises. Nothing in this Lease shall be deemed to limit the EDA's right to have access to the Leased Premises, or to exercise its remedies under the Lease, or to make applications to a governmental entity with respect to the Leased Premises, or to protest taxes or assessments related to the Leased Premises, or to take other similar action with respect to the Leased Premises as a responsible landlord would elect. 11.Environmental. Luther agrees that throughout the term of the Lease, it shall not use the Leased Premises for the storage, handling, transportation, or disposal of any Hazardous Substances. "Hazardous Substances" for purposes of this Lease shall be interpreted broadly to include, but not be limited to, any material or substance that is defined, regulated, or classified under any Environmental Law of other applicable federal, state or local laws and the regulations promulgated thereunder as: (i) a "hazardous substance" pursuant to section 101 of the Comprehensive Environmental Response, Compensation and Liability 3 5244250 JPDI BR305-1 DRAFT 5-22-18 Act, 42 U.S.C. § 9601(14), the Federal Water Pollution Control Act, 33 U.S.C. § 1321(14), as now or hereafter amended; (ii) a "hazardous waste" pursuant to Section 1004 or Section 3001 of the Resource Conservation and Recovery Act, 42 U.S.C. § 6903(5), 6921, as now or hereafter amended; (iii) toxic pollutant under section 307(a)(1) of the Federal Water Pollution Control Act, 33 U.S.C. § 1317(a)(1) as now or hereafter amended; (iv) a "hazardous air pollutant" under Section 112 of the Clean Air Act, 42 U.S.C. § 7412(a)(6), as now or hereafter amended; (v) a "hazardous material" under the Hazardous Materials Transportation Uniform Safety Act of 1990, 49 U.S.C. § 5102(2), as now or hereafter amended; (vi) toxic or hazardous pursuant to regulations promulgated now or hereafter under the aforementioned laws or any state or local counterpart to any of the aforementioned laws; or (vii) presenting a risk to human health or the environment under other applicable federal, state or local laws, ordinances or regulations, as now or as may be passed or promulgated in the future. "Hazardous Substances" shall also mean any substance that after release into the environment or upon exposure, ingestion, inhalation, or assimilation, either directly from the environment or directly by ingestion through food chains, will or may reasonably be anticipated to cause death, disease, behavior abnormalities, cancer, or genetic abnormalities and specifically includes, but is not limited to, asbestos, polychlorinated biphenyls ("PCBs"), radioactive materials, including radon and naturally occurring radio nuclides, natural gas, natural gas liquids, liquefied natural gas, synthetic gas, oil, petroleum, and petroleum-based derivatives and urea formaldehyde. 12.Representations. The EDA warrants that it has full right to execute and to perform this Lease with respect to the Leased Premises and that Luther, upon Luther's performance of all of the terms, conditions, covenants and agreements on Luther's part to be observed and performed under this Lease, may peaceably and quietly enjoy the Leased Premises subject to the terms and conditions of this Lease. 13.Assignment or Subletting. Luther shall not sublet any portion of the Leased Premises or transfer or assign this Lease. The EDA's right to assign this Lease is and shall remain unqualified. 14.Sale or Encumbrance. If the EDA sells or otherwise voluntarily conveys the Leased Premises during the term of this Lease, this Lease shall be subject to the rights of the purchaser of the property from the EDA and Luther shall attorn to the rights of the purchaser. 15.Holding Over. If Luther remains in possession of the Leased Premises after the expiration or termination of this Lease and the period provided herein for it to remove its property, it shall be deemed to be occupying said Leased Premises as a tenant at sufferance, subject to all the conditions, provisions and obligations of this Lease insofar as the same can be applicable to a tenancy at sufferance, including but not limited to the duty to pay rent. 16. Surrender. Upon expiration or termination of this Lease, Luther shall peaceably surrender the Leased Premises and remove all debris, vehicles, and personal property from the Leased Premises within twenty (20) days. Luther shall be conclusively deemed to have abandoned any vehicles or personal property not removed prior to thirty (30) days after the effective date of the EDA' s termination of this Lease or Luther's surrender of the Leased Premises, unless 4 5244250 JPDI BR305-1 DRAFT 5-22-18 the parties agree to a written extension of this Lease to allow the orderly removal of the vehicles over a longer period. The EDA may dispose of all debris, vehicles, and personal property Luther fails to remove within the removal period and Luther shall be responsible for reimbursing the EDA for its disposal costs. 17. Default. (a) Luther Default. The occurrence of any one or more of the following events shall constitute an event of default: (1)Luther's failure to pay the full amount of rent when due; (2)Luther's use of the Leased Premises in a way that violates the terms of this Lease; (3)Luther's attempt to sublet any portion of the Leased Premises, or assign its interest under this Lease; or (4)Luther's failure to fully perform any of its obligations under this Lease, which failure remains uncured for fifteen (15) days following the EDA's written notice to Luther of Luther's failure to perform such obligation. (b) EDA' s Remedies. If an event of default occurs, the EDA shall have the following remedies: (1)The EDA may, but shall not be obligated to, and without notice to or demand upon Luther and without waiving or releasing Luther from any obligations of Luther under this Lease, perform any obligations of Luther; pay any cost or expense to be paid by Luther; and make any other payment or perform any other act on the part of Luther to be made and performed as provided for in this Lease, in such manner and to such extent as the EDA may deem desirable, and in exercising any such right, may also pay all necessary and incidental costs and expenses, employ counsel and incur and pay attorneys' fees. Luther shall pay costs to the EDA upon demand with interest at seven percent per annum. (2)The EDA may terminate this Lease by written notice to Luther in which case Luther shall vacate the Leased Premises as provided in the Surrender section of this Lease. Neither the passage of time after the occurrence of an event of default nor the EDA' s exercise of any other remedy with regard to such event of default shall limit the EDA's right to terminate the Lease by written notice to Luther. (3) The EDA may, whether or not the EDA has elected to terminate this Lease, immediately commence summary proceedings in unlawful detainer to recover possession of the Leased Premises. In the event of the issuance of a writ of restitution in such proceeding, upon the EDA's reentry upon and repossession of the Leased Premises, the EDA may remove Luther and all other persons from the Leased 5 5244250 JPD1 BR305-1 DRAFT 5-22-18 Premises (subject to Luther's right and responsibility to remove its personal property as provided herein). (4)111 addition to all other remedies of the EDA, the EDA shall be entitled to reimbursement upon demand of all reasonable attorneys' fees which the EDA incurs in connection with any event of default. (5) The EDA may initiate legal proceedings to enforce the provisions of this Lease. No remedy provided for herein or elsewhere in this Lease or otherwise available to the EDA by law, statute, or equity, shall be exclusive of any other remedy, but all such remedies shall be cumulative and may be exercised from time to time and as often as the occasion may arise. 18. General Provisions. (a)EDA's Disclaimer of Warranty. The EDA disclaims any warranty that the Leased Premises is suitable for Luther's use. (b)Relationship of Landlord and Luther. The Lease does not create the relationship of principal and agent or of partnership or of joint venture or of any association between the EDA and Luther, the sole relationships between the parties hereto being that of landlord and tenant under this Lease. (c)Waiver. No waiver of the EDA' s remedies upon the occurrence of an event of default shall be implied from any omission by the EDA to take any action on account of such event of default, and no express waiver shall affect any event of default other than the event of default specified in the express waiver and such an express waiver shall be effective only for the time and to the extent expressly stated. One or more waivers by the EDA shall not then be construed as a waiver of a subsequent event of default. (d)Choice of Law. Any claim, controversy or dispute arising out of this Agreement shall be governed by the laws of the State of Minnesota. (e)Time. Time is of the essence in the performance of all obligations under this Lease. (f)Notices and Demands. Except as otherwise expressly provided in this Lease, any notice, demand, or other communication under the Lease any related document by either party to the other shall be sufficiently given or delivered if it is dispatched by United States Mail or delivered personally to: (1) in the case of Luther: The Luther Holding Company d/bla Luther Automotive Group Attn: 3701 Alabama Ave S St. Louis Park, MN 55416 6 5244250 JPD1 BR305-1 DRAFT 5-22-18 (2) in the case of the EDA: EDA of Brooklyn Center Attn: Curt Boganey 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 or at such other address with respect to either such party as that party may, from time to time, designate in writing and forward to the other party. (g)Entire Agreement and Amendment: This Lease constitutes the entire agreement between the EDA and Luther affecting the Leased Premises and there are no other agreements, either oral or written, between them other than said documents and as are herein set forth. No subsequent alteration, amendment, change or addition to this Lease shall be binding upon the EDA or Luther unless reduced to writing and executed in the same form and manner in which this Lease is executed. (h)Successors and Assigns: The terms, covenants and conditions of this Lease shall be binding upon and inure to the benefit of the successors and assigns of the parties hereto. IN WITNESS WHEREOF, the parties have executed this Lease effective as of the Effective Date. EDA: LUTHER: ECONOMIC DEVELOPMENT THE LUTHER HOLDING COMPANY AUTHORITY OF BROOKLYN DIB/A LUTHER AUTOMOTIVE GROUP CENTER, MINNESOTA By: By: Tim Willson Its: President Its: By: Curt Boganey Its: Executive Director 7 5244250 JPD1 BR305-1 DRAFT 5-22-18 EXHIBIT A Depiction of the Licensed Premises (attached hereto) A-i 5244250 JPD1 BR305-1 : It Aw l -- 1. ,pfl J ____ _ I All .1 1L ., MINPW au L - ' f ' I OF In ' '•1 I -- -.. -- L - •-. _,1