HomeMy WebLinkAbout2013-03-20; Planning Commission; ; CUP 12-14 - PROLIFIC ATHLETESThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: March 20,2013
ItemNo. 0
Application complete date: 12/31/2012
Project Planner: Austill Silva
Project Engineer: Tecla Le-v-y
SUBJECT: CUP 12-14-PROLIFIC ATH LETES-Request for a Conditional Use Pennit
to allow Prolific Athletes to operate a specialty fitness gym in an existing vacant
15,164 square foot warehouse building on property located at 2077 Las Palmas
Drive in the P-M zone and in Local Facilities Management Zone 5.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6945
APPROVING CUP 12-14 for a period of 10 years, based upon the findings and subject to the
conditions contained therein.
II. INTRODUCTION
This application is a request for a Conditional Use Pennit to allow a specialty fitness gyn1 to
operate in an existing vacant building on property located at 2077 Las Palmas Drive in the P-M
zone. Only minor tenant improvements are proposed and there are no proposed improvements to
the exterior of the building. All findings can be made to recommend approval of this conditional
use pennit at this location.
III. PROJECT DESCRIPTION AND BACKGROUND
The proposed use is located in an existing vacant 15,164 square foot warehouse building. The
General Plan Land Use designation for the site is Planned Industrial (PI) and the zoning
designation for the site is Planned Industrial (P-M). The project site is bordered by
warehouse/office buildings to the east and across Las Palmas Drive to the north, a vacant
industrial brrilding to the west, and open space to the south.
The proposed specialty fitness gym will require minor tenant improvements. Prolific Athletes is
proposing to use a removable training turf that will extend 30 feet outside beyond the brrilding's
west wall through an existing roll-up door. The turf can be driven on, will not block any parking
spaces, will not be visible from any adjacent properties, and can be rolled up and placed back
inside when not in use. Prolific Athletes is considered a specialty gym based on their model of
business in which they cater towards high school, collegiate, and professional athletes with one-
on-one and small group training. It is not a type of gym that requires a monthly membership fee
where the facility can be used at one's convenience. Rather, the athletes pay a $3,000 to $4,000
fee for a training "round" for one-on-one or small group training.
An athletic training facility is an allowed use in the P-M zone subject to the approval of a
Conditional Use Permit (CUP). All findings required for approving a CUP can be made for dlis
CUP 12-14 – PROLIFIC ATHLETES
March 20, 2013
PAGE 2
project. The Planning Division is recommending that the Conditional Use Permit (CUP 12-14) be approved for ten (10) years from March 6, 2013 through March 5, 2023.
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. Planned Industrial (PI) General Plan Land Use Designation;
B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34);
C. Parking Ordinance (C.M.C. Chapter 21.44); D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and E. Growth Management Ordinance (C.M.C. Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project’s
consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in the sections below.
A. General Plan Compliance
The site has a General Plan Land Use designation of Planned Industrial (PI) and the project complies with the General Plan. Per the Carlsbad General Plan Land Use Element, Industrial Implementing Policy C.9, ancillary commercial, office, or recreational uses (including gyms) are
allowed by Conditional Use Permit (CUP), when oriented to support industrial development and
the nearby populations.
Similar to other previously approved specialty fitness facilities (SKLZ and Fortis Fitness and Strength), the project is located within one of the city’s large industrial areas and is in close
proximity to residential development. The project location makes it convenient for employees of
the surrounding office parks to access the facility.
B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34)
The proposed project site is zoned Planned Industrial (P-M) and is therefore subject to the
provisions of Chapter 21.34 of the Zoning Ordinance. Gyms are permitted in the P-M Zone
subject to approval of a Conditional Use Permit. The proposed specialty fitness gym will occupy an existing building and does not propose any additions or exterior improvements to the existing building. Parking compliance is discussed in section C below.
C. Parking Ordinance (C.M.C. Chapter 21.44)
Pursuant to Chapter 21.44 of the Carlsbad Municipal Code, the parking requirement for a gym/health club facility is one space per 200 square feet. By locating in the 15,164 square foot
building, the proposed use would require 76 parking spaces. The parking lot at the project site
has 34 parking spaces. Chapter 21.44.040 (Waiver or modification of parking standards) allow
for
“The City Planner to modify the required parking standards where it can be
demonstrated that adequate parking will be provided and the modification will not
CUP 12-14 – PROLIFIC ATHLETES
March 20, 2013
PAGE 3
adversely affect the neighborhood or the site design and circulation. The modification shall be based on the results of a parking study prepared by a
registered traffic engineer or other qualified parking consultant, or other evidence
satisfactory to the City Planner.”
The City Planner has approved a modification of the required parking standards based upon a parking analysis performed by LOS Engineering, Inc. Traffic and Transportation, dated
November 28, 2012. The parking analysis indicates that the proposed specialty fitness gym will
have a lower parking demand than a typical gym because of its focus on one-on-one and small
group training. In addition, the high cost to participate in the training rounds will result in fewer athletes using the facility at any given time.
D. Conditional Use Permit Regulations
The proposed project is a use which is allowed in the Planned Industrial Zone (P-M) subject to the approval of a CUP. Chapter 21.42 of the Carlsbad Municipal Code requires that four findings be made in order to approve a conditional use permit. All of these findings can be made for this
project as discussed below:
1. That the requested use is necessary or desirable for the development of the community, and is in harmony with the various elements and objectives of the General Plan in that the proposed specialty fitness gym use will provide specialty health club services in close proximity to the employees of the businesses within the surrounding P-M Zone
as well as the residents of the nearby residential communities. Furthermore, per
Industrial Implementing Policy C.9 of the General Plan Land Use Element, gyms are a compatible land use in the PI land use designation and are conditionally permitted in the implementing P-M zone.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted
in the zone in which the proposed use is to be located in that the proposed specialty fitness gym is compatible with the surrounding uses, and the proposed use will provide adequate parking as determined by the City Planner. The existing building will accommodate parking on-site and provides for adequate traffic circulation.
Furthermore, the specialty fitness gym is proposed to be located within an existing
building and only tenant improvements to the interior are required for the use. 3. That the site for the proposed conditional use is adequate in size and shape to
accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas,
landscaping and other development features prescribed in this code and required by the
city planner, planning commission or city council, in order to integrate the use with other
uses in the neighborhood in that the specialty fitness gym will occupy 15,164 square feet of an existing warehouse building with existing onsite landscaping and requires no site alterations or additional amenities. Furthermore, the existing warehouse
building complies with all of the required development standards of the P-M Zone
and the proposed 15,164 square foot lease space is adequate in size and shape to
accommodate the proposed specialty fitness gym operations including limited outdoor training, as shown on Exhibits “A” –“C.”
CUP 12-14 – PROLIFIC ATHLETES
March 20, 2013
PAGE 4
4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use in that the project is provided access from Las Palmas
Drive and Camino Vida Roble, collector streets which are currently operating at an
acceptable levels of service. The 225 average daily trips associated with this
proposed specialty fitness gym can be accommodated by the existing street system.
E. Growth Management Ordinance
The proposed project is located within Local Facilities Management Zone 5 in the southwest
quadrant of the city. The impacts on public facilities created by the project and its compliance with the adopted performance standards are summarized in Table 1 below.
TABLE 1
Growth Management Compliance
STANDARD IMPACTS COMPLIANCE
City Administration N/A Yes
Library N/A Yes
Waste Water Treatment 8.4 EDU Yes
Parks N/A Yes
Drainage N/A Yes
Circulation 225 ADT Yes
Fire Station No. 5 Yes
Open Space N/A Yes
Schools N/A Yes
Sewer Collection System 8.4 EDU Yes
Water 1,853 GPD Yes
V. ENVIRONMENTAL REVIEW
The City Planner has determined that this project is exempt from the requirements of the
California Environmental Quality Act (CEQA) per section 15301, “Existing Facilities,” of the
State CEQA Guidelines and will not have any adverse significant impact on the environment. A
Notice of Exemption shall be filed with the County Clerk upon approval of this project.
ATTACHMENTS:
1. Planning Commission Resolution No. 6945
2. Location Map 3. Disclosure Statement
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Parking Analysis performed by LOS Engineering, Inc., Traffic and Transportation, dated
November 28, 2012 7. Reduced Exhibits
8. Exhibits “A” – “C” dated March 20, 2013
LAS PALMAS DR
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NOT TO SCALE
Prolific Athletes
CUP 12-14
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BACKGROUND DATA SHEET
CASE NO: CUP 12-14
CASE NAME: PROLIFIC ATHLETES
APPLICANT: Dan Alexander
REQUEST AND LOCATION: To allow Prolific Athletes to operate a specialty fitness gym in an existing vacant 15,164 square foot building
LEGAL DESCRIPTION: Lot 6 of Carlsbad Tract No. 80-33, in the City of Carlsbad, County
of San Diego, State of California, according to Map thereof No. 10061, filed in the Office of the
County Recorder of said San Diego County, April 15, 1981. APN: 213-061-18 Acres: 1.22 Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: PI (Planned Industrial)
Proposed Land Use Designation: PI (Planned Industrial)
Density Allowed: N/A Density Proposed: N/A
Existing Zone: P-M (Planned Industrial) Proposed Zone: P-M (Planned Industrial)
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site P-M PI Vacant warehouse
North P-M PI Warehouse
South OS (Open Space) OS Open space
East P-M PI Warehouse
West P-M PI Vacant industrial
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 8.4
Revised 01/06
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15301 (Existing Facilities)
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Prolific Athletes – CUP 12-14
LOCAL FACILITY MANAGEMENT ZONE: 5 GENERAL PLAN: PI (Planned Industrial)
ZONING: P-M (Planned Industrial)
DEVELOPER’S NAME: Dan Alexander
ADDRESS: 2077 Las Palmas Drive
PHONE NO.: 858-414-3027 ASSESSOR’S PARCEL NO.: 213-061-18
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1.22 AC.
ESTIMATED COMPLETION DATE: April 2013
A. City Administrative Facilities: Demand in Square Footage = N/A
B. Library: Demand in Square Footage = N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 8.4 EDU
D. Park: Demand in Acreage = N/A
E. Drainage: Demand in CFS = N/A
Identify Drainage Basin = N/A
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 225
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 5
H. Open Space: Acreage Provided = N/A
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demands in EDU 8.4
Identify Sub Basin = C
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 1,853
lOS IngiHIJIIIIR!l Inc.
TraHic and llansnonation
11622 El Camino Real, #1 00, San Diego, CA 92130
Phone 619-890-1253, Fax 619-374-7247
November 28, 20 12
Mr. Dan Alexander
Prolific Athletes
2077 Las Pal mas Drive
Carlsbad, CA 92008
SUBJECT: Parking Demand Letter for Las Palmas Prolific Athletes-PRE 12-25
Dear Mr. Alexander:
The purpose of this letter is to document the anticipated parking demand for the proposed
Prolific Athletes facility at 2077 Las Palmas Drive, Carlsbad California. The City of Carlsbad
has requested a parking study to determine if the project site has an adequate parking supply.
This letter is provided to address the City's concern about parking.
Project Description
Prolific Ath letes is a srorts perfom1ance training comrany that specializes in improving the
perfo1mance of professional and aspiring athletes. Prolific Athletes is not open to the general
public like a typical gym, but rather a specialized training center with one-on -one training or
training of small groups of around 10 athletes. The cost to attend Prolific Ath letes is anywhere
from $3,000 to $4,000 for a training round -not a $30 monthly fee like a typical gym. An
example of the cost schedule for Prol ific Athletes is included in Attachment A. Therefore,
Pwlific Athletes will have a significantly lower parking demand than a typical gym or fitness
facility.
Parking Requirements
Parking requirements are typically determined from City pa rk ing codes or from pm·king
standards such as the Institute of Transpottation Engineers (TTE) Parking Generation. Due to
the unique nature of the propo sed project, the City Parking codes and the ITE Parking
Generation do not provide rates that match the project. Therefore, a parking demand has to be
determined based on historic and proposed project use.
Current Operations
Prolific Athletes is currently operating at a commercial complex with multiple buildings and
shared parking that does not provide an opportunity to accurately collect existing parking
demand data. However, Prolific Athletes has historic training schedules that show past
attendance that can be translated into a parking demand. A recent schedule from July 20 12
shows sessions with no more than J 0 athletes at any one given time. A typical training session
lOS lngineerinu,Jnc.
Traffic anlllransponation
Prolific Athletes Draft Parking Demand Letter
Mr. Dan Alexander ( 11/28/12)
with a maximum of 10 athletes would require II parking spaces (this includes one for the
trainer). A copy of the July schedule is shown in Attachment B.
Proposed Operations
The proposed facility has a target occupancy of up to 29 people as shown in Attachment C.
The proposed schedule included in Attachment D shows the planned training sessions. Based
on the target occupancy and planned training sessions, parking demand can be calculated as
shown in Table 1.
Table 1: Parking Demand Summary
Titre Parking for Parking for Parking for others Total Required
Staff Athletes ~Lounge, Meeting, Theraez:) Parking
8:00AM 9 14 6 29
10:00 AM 9 14 6 29
12:00 PM 9 14 6 29
2:00PM 9 14 6 29
4:00PM 9 14 6 29
7:00PM 2 14 4 20
As shown in Table I, the parking demand would reach 29 spaces provided the target is reached.
As shown in the previous training schedule from Attachment B, not all training session were
fully occupied; therefore, a forecasted demand of 29 spaces may be conservative. Futthermore,
if physical therapy is not scheduled on a pmticular day, then parking for the therapist and
athlete would not be required.
Parking Supply and Demand
The proposed Prolific Athletes facility at 2077 Las Palmas Drive has an existing parking supply
of34 spaces. With a forecasted parking demand of 29 spaces, there is sufficient supply to meet
the parking demand.
Should there be any questions, please feel free to contact me at 619-890-1253.
Sincerely,
LOS E gineering, Inc.
-w-t:: i?o~v.J
L tin Rasas, P.E.(CE 60690), PTOE
rincipal and Officer of LOS Engineering, Inc.
Attachments
2
ATIACHMENTA
PROLIFIC ATI-ilETES ESTIMATED ATIEND!\NCE COST
3
Option A
• $4,000 per Athlete projected in rounds 1-4
• $3,000 per athlete projected rounds 5-7 or FA
Option B
•$2,000 per athlete regardless of round
•$300 per 1/10 of a second dropped on the 40 yard dash
•$200 for every 3 rep increase on Bench Press
·$200 for every 2 tenths of a second shaved from 3 cone and Pro agility
•$1 00 for every 2 inches improved on Vertical Jump
•Total amount not to exceed $4,500
4
ATIACHMENTB
HISTORICAL PROLIFIC ATHLETES TRAINING SCHEDULE
5
July 2012 Training Schedule
Groups Monday Tuesday Wednesday Thursday Friday Saturday Sunday
Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan
Number of Number of Number of Number of Number of Number of
Athletes: 8 Athletes: 6 Athletes: 8 Athletes: 8 Athletes: 10 Athletes: 5
NFL Off
Season OFF
Sam-lOam
Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan
Number of Number of Number of Number of Number of Number of
College Athletes: 9 Athletes: 8 Athletes: 8 Athletes: 8 Athletes: 8 Athletes: 8
Speed OFF
llam-lpm
Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan Trainer: Ryan
Number of Number of Number of Number of Number of Number of
Athletes: 10 Athletes: 10 Athletes: 7 Athletes: 8 Athletes: 8 Athletes: 10
High School OFF 2pm-4pm
6
ATIACHMENTC
PROLIFIC ATHLETES TARGET STAFF AND ATHLETES DAILY ATIENDANCE
7
Area Target Occupancy
Staff Players
Reception 1
Office 3
Athlete Lounge 2
Meeting Room 2
1 6
2
2 6
2 2
Total 9 20
8
ATIACHMENTD
PROLIFIC ATHLETES PROPOSED SCHEDULE
9
MONDAY
8 AM NFL Combine
Group 1
10 AM NFL Combine
Group 2
12 PM NFL Off season
group 1
2 PM NFI Off season
group 2
4 PM High School
Division 1
7 PM High School
Division 2
TUESDAY
NFL Combine
Group 1
NFL Combine
Group 2
NFL Off season
group 1
NFI Off season
group 2
Middle School
Speed
Middle School
Agility
WEDNESDAY THURSDAY FRIDAY
NFL Combine
Group 1
NFL Combine
Group 2
NFL Off season
group 1
NFI Off season
group 2
High School
Division 1
High School
Division 2
10
NFL Combine
Group 1
NFL Combine
Group 2
NFL Off
season group
1
NFI Off season
group 2
Middle School
Speed
Middle School
Agility
NFL Combine
Group 1
NFL Combine
Group 2
NFL Off season
group 1
NFI Off season
group 2
High School
Division 1
High School
Division 2
SATURDAY SUN
NFL Combine OFF
Group 1
NFL Combine OFF
Group 2
NFL Off OFF
season group
1
NFI Off OFF
season group
2
Middle School OFF
Speed
Middle Schol OFF
Agility
SHEET INDEX:
110.1 TITLE SlEET
AU 5111: PLAA
112.1 FIRST FL.OOR ~
PROLIFIC ATHLETES
TENANT IMPROVEMENT
2fJTJ LAS PAlMAS DR.
CARI.SIW>, CAliFORNIA 92011
ASSESSOR'S PAROl NU~ER
BUILDING CODE DATA:
BUILDING CODE ANALYSIS:
TT'FE OF GONSTR,t;TION,
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Ol'felto PROLIFIC A 'llU'reS
CONTACT• PAN AI..EJWClER
:20'Tl LJ\5 PALMAS DR. CAAI.SBAD, CA q20C)6
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AAGHI'Tl:CT• MM AAGHI'Tl:CTS, INC.
CONTACT• KIRK MOfU.ER
2113 SALK AVENJE, SUI'Tl: 250
CAAI.SBAD, CIILI~IA '12006
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217) So l ~ b e n lle ,Su l l e 250
Carl sba d, California 92008
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ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MM ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITIEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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EXISTING SITE PLAN 0 10 ' 20' 4o'
SC.ALE: I" = 201-0"
. • •
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NORTH
ii
OWNER:
PROLIFIC ATHLETES
DAN ALEXANDER
2071 LAS PALMAS DR
C.ARL56AD, C.A q2011
~8-414-3021
APPUCANT:
MAA ARCHITEC-TS
WNTAc.T: KIRK MOELLER
2 113 SALK AVE. SUITE 250
CARLSBAD, CA q2ooe
160-431-1115
ASSESSOR'S PARCEL:
213-06He-oo
SITE ADDRESS
2071 LAS PALMAS DR.
C.ARL56AD, C.A q2011
LEGAL DESCRIPTIOtt
LOT 6 OF MAP 10061
ZONING DATA
SITE ZONE:
GENERAL PLAN:
EXISTING USE:
PROPOSED USE :
PI
PM
OFFICE I I'IAREHOUSE
OFFIC.EI An-fLETIC. TRAINING
BUIWING DATA· EXI5nNG
e..FA:
OC.C.UPANc.Y:
STORIES:
MAX. HEIISHT:
SPRINKLERS:
TYPE OF C.ONSTRIJC.TION:
VIQNITY MAP: ...-,./
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-·
v
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15,164 S.F.
6 I 5-I
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24'-o"
YES
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MAA Architec t s
217J So l ~ b e n ll e ,S u i l e 250
Ca rlsbad, Ca l i fo r ni a 920 0 8
T:!i0 -lll-177 l F:l60-ll9-1i1l
ALL IDEAS , DESIGN S AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MM ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SH ALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITIEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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SITE PLAN
A1.1
NOTt;, ALL BUILOIN6
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NOTt;, NO AI. n;AA TIONS
TO TIE ~OR Of THE
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L-------------------r -------------------------------------------------------------------------------
FIRST FLOOR PLAN NORTH
ii
0 4 ' t>' lb'
SC.ALE: lib" = 1'-0"
MAA Architects
2173 S"o ilt h enue ,S u l le250
Car lsbad, Col ito rn i o 92008
T:HO-Ill-1715 1:160-519-li ll
ALL IDEAS. DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SH ALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITIEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
f./)
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0
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11-I l-12
ProjtJGt• KID VEN'I'URfS
File, A2.1
FIRST FLOOR
PLAN
A2.1