Concept study for a 35 - 40 floor marina tower.  Approximately 560 feet in height with 23,000 square foot per floor area. The primary feature utilizes an exterior screen wall with an integrated floor to floor ramping system.  The building also features an emergency egress tower and refuge with dual stair system along the outer facade of the structure.  The building is intended to be a mixed use residential, retail, and hotel with provisions for independent mechanical floors, helipad and penthouse and roof garden.