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HomeMy WebLinkAboutPA2022-149_20221117_Application Incomplete Letter 11-17-2022I:\Users\PLN\Shared\PA's\PAs - 2022\PA2022-0149\Correspondence\2022-11-17 Incomplete\PA2022-149_20221117_Application Incomplete Letter 11-17-2022.docx Tmplt. 02/09/11 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING November 17, 2022 Sean Matsler smatlser@coxcastle.com Application • Conditional Use Permit (PA2022-0149) Address 2600 East Coast Highway, Suite 100 Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. The following documentation is required to complete the application: 1. See attached comments from Public Works on the Parking Study and Parking Management Plan. If necessary, please contact me to schedule a meeting with Public Works to discuss comments. Upon verification of completion, the application will be processed and scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please contact David S. Lee, Associate Planner at dlee@newportbeachca.gov, 949-644-3225. By: David S. Lee, Associate Planner Attachments: PW Comments Trames 0370-0001 4225 Oceanside Blvd., #354H Oceanside, CA 92056 (760) 291 - 1400 November 9, 2022 Mr. Mark Moshayedi MSM Global Ventures 17475 Gillette Ave., Suite 100 Irvine, CA 92614 Subject: 2600 East Coast Hwy. Parking Study (JN 0370-0001) Dear Mr. Moshayedi: Trames Solutions Inc. is pleased to submit the following parking study for the proposed restaurant that will serve alcohol. It is our understanding that the project will consist of developing a restaurant into a currently vacant space located at 2600 East Coast Highway in the City of Newport Beach. INTRODUCTION The proposed restaurant will serve alcohol and will occupy Suite 100 (1,718 gross sf) with approximately 729 sf of net public area. Attachment A provides the layout of the individual uses and the overall site. The current tenants of the building consist of restaurant, retail, and office uses. It should be noted that some of the spaces are vacant. Table 1 identifies the spaces that are vacant. The intent of the parking study is to identify the current parking demands and the future demands with the proposed restaurant that will serve alcohol. Currently, there are a total of 84 parking spaces available on site, 76 within an underground structure and 8 surface parking spaces. The site also has on-street parking available along the building’s frontage on E. Coast Highway, Dahlia St., and 5th Ave. There are approximately 10 striped spaces on northbound E. Coast Highway, space for 5 cars along Dahlia St., and space for 14 vehicles along the non-striped curbs along 5th Avenue from Dahlia St. to Fernleaf Ave., for a total of 29 available on-street spaces on streets fronting the site. PW Review 11/9 Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 2 Trames 0370-0001 The following scope of work represents the services conducted to evaluate the adequacy of the number of parking spaces at the current and proposed site. 1. Conducted parking counts between 8:00 AM to 10:00 PM on a Thursday (4/7/22), and 8:00 AM to 11:00 PM on a Friday (4/8/22) and Saturday (4/9/22) when schools were in session. 2. Identified the maximum number of occupied parking spaces based on the empirical counts. 3. Determined the project’s parking demand based on the proposed square footage utilizing the City’s parking demand rates. 4. Determined the parking demands based on other vacancies. CITY OF NEWPORT BEACH PARKING CODE REQUIREMENTS As indicated previously, the project is proposed to be located within an existing commercial center. Table 1 provides a summary of the current tenants and the parking requirements based on the City’s code. The following parking rate is based on the City of Newport Beach’s Municipal Zoning Code 21.40.060 for the uses associated with the site: • Food Service Uses = 1 parking space for each 30 to 50 square feet of net indoor public area • Office = 1 parking space per 250 net sf • Medical Office = 1 parking space per 200 gross sf • Retail = 1 parking space per 250 net sf Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 3 Trames 0370-0001 Current Conditions The parking requirements for the uses that were in operation when the parking counts were collected are summarized in Table 1. A total of 54 parking spaces would be required per the City’s parking rates, for the occupied suites. The unoccupied suites would require an additional 49 spaces based upon recent occupancies/uses (see Table 2). It should be noted that the Corona del Mar PT medical office has since vacated the premises after counts were conducted. Proposed Project The proposed restaurant serving alcohol is anticipated to operate between 11:30 am to 10:00 pm, Monday-Thursday, 11:30 am to 11:00 pm, Friday and Saturday, and 12:00 pm to 9:00 pm, Sundays. The restaurant would include a total gross floor area of 1,718 sf. 729 sf would be used for the net public area. According to the code requirements, the parking rate ranges between 1 space for 30 and 50 square feet of indoor public area. The variability is based on physical and operational site characteristics and location of the establishment. In order to estimate the number of parking spaces that this project would require, the middle of the range has been applied (1 space per 40 square feet of public use). Therefore, the following number of parking spaces would be required for the proposed Suite 100 1,718 sf (729 sf of indoor public area) project: • Suite 100 = 19 spaces (19 spaces = 729 sf * 1 sp/40 sf) Total restaurant (Sugarfish) project demand = 19 spaces Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 4 Trames 0370-0001 Proposed Conditions The parking conditions with the proposed project include the assumptions that the parking demands for the vacant spaces would be based on the previous tenants. Table 3 identifies the previous tenants. Table 2 indicates that a total of 103 parking spaces would be required for the building based on application of City code standards. The 103 spaces reflect Code standards for (1) the proposed restaurant project, (2) existing occupancies, and (3) vacant suites, with the assumption that such suites will be occupied by businesses of the same use category. As noted above, the site has 84 parking stalls on-site, which is 19 less than would be required per Code standards. PARKING SURVEY A parking survey was conducted to determine the commercial center’s parking demand based upon then-existing uses. As indicated previously, the existing commercial center consists of 84 on-site parking spaces (76 in the parking garage and 8 at alley level). Parking counts were conducted on Thursday (4/7/22, 8 AM-10 PM), Friday (4/8/22, 8 AM-11 PM), and Saturday (4/9/22, 8 AM-11 PM). Bamboo Bistro (located along Fifth Ave.) was observed to have outdoor dining along the parking lane and sidewalk pursuant to an approved limited term permit. Attachment B contains the empirical parking survey for the weekday and weekend time periods. The highest commercial center demand on the weekday occurred at Thursday at 2 PM and Friday at 6 PM, consisting of 27 occupied on-site spaces. The highest weekend (Saturday) demand occurred at 4 PM, with 24 occupied on-site spaces. It should also be noted that there are approximately 29 on-street spaces within the vicinity of the shopping center. Those spaces are available for use by shopping center patrons, along with individuals visiting the numerous other commercial, retail, and office uses along Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 5 Trames 0370-0001 Coast Highway, which also benefit from the on-street spaces. For purposes of this analysis and identifying the center’s parking demand, it is assumed that an average of approximately 50% of the on-street spaces are used by shopping center patrons. That equates to an assumed on-street demand of 15 spaces. Attributing that on-street demand to the site (15 spaces), plus peak weekday observed demand (27 spaces), plus code required parking for the proposed restaurant (19 spaces) and future use of unoccupied suites (30 spaces), the project would have a peak weekday parking demand of 91 spaces. Based on a supply of 84 on site spaces, there would be a deficit of 7 spaces during peak weekday parking requirements. For the weekend, the peak on-site demand was slightly less at 24 spaces, which results in a peak weekend demand of 88 spaces. Based on a supply of 84 on site spaces, there would be a weekend deficit of 4 spaces during peak parking requirements. CONCLUSIONS Based on the City’s parking code, at the time parking counts were taken, the commercial building required a total of 54 on-site parking spaces for the then-occupied suites (Table 1). Table 2 indicates that with the proposed restaurant and assumed uses for the current vacancies (based upon previous uses, as identified in Table 3), a total of 103 parking spaces would be required based on the City’s code. As noted above, the site has 84 parking stalls on-site, which is 19 less than would be required per Code standards. The commercial building provides for 84 on-site parking spaces. In order to determine the actual parking demands, empirical parking counts were collected during the peak timeframe on a weekday and weekend. The counts indicate the highest demand occurred on a Friday, consisting of 27 occupied on-site spaces. The highest weekend on-site demand was 24 spaces. As noted above, there are 29 on-street spaces within the vicinity (on streets fronting the property), and which are available to visitors to the area, including patrons visiting the shopping center and other retail, commercial, and office uses within the vicinity. To account for this on-street availability and usage, 50% of the on-street parking Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 6 Trames 0370-0001 spaces (or 15 spaces) were assumed to be used by shopping center patrons (at any given time and for purposes of generating total demand). Based on the City of Newport Beach’s parking code, the proposed restaurant project would require a total of 19 additional parking spaces. Furthermore, assuming that the building’s vacancies were occupied by the previous uses in the future, a total of 30 additional spaces would be required. Note that 42 spaces would be required when accounting for existing vacancies, per Table 2. However, Table 2 also identifies a Code requirement of 12 spaces for Suite 150, which was occupied by Corona del Mar PT at the time of the parking counts. Thus, the demand for a medical office use in Suite 150 is reflected in the peak on-site demand observed during the parking counts. The 12 spaces that would be required for Suite 150 were, therefore, not added to the Code required parking for the vacant suites (30 spaces). The site provides 84 on-site parking spaces, which is 19 less than would be required by the Code (103). However, parking demand is conservatively expected to be less than the otherwise required 103 spaces. As noted above, the peak weekend demand would be 88 spaces, while the peak weekday demand would be 91 spaces. Since the site has 84 available parking spaces, there would be a demand-related deficit of 7 spaces during the weekday peak and 4 spaces during the weekend peak. Employees would park in the garage in specifically designated spots on the lower level. +15 +19 +30 ----- +64 -How are you addressing the parking deficiencies? -Are you proposing/expanding valet operation during periods to offset deficiencies? See attached Appendix B. -There's parking deficiencies on Thursday from -1 to -7 spaces. No valet operation is offered. Mr. Mark Moshayedi 2600 East Coast Highway November 9, 2022 Page 7 Trames 0370-0001 If there are any questions regarding the analysis, please do not hesitate to call me at (949) 244-2436. Respectfully submitted, Trames Solutions Inc. Scott Sato, P.E. Vice President Attachment A – Site Plan Attachment B – Empirical Parking Data Suite Area (sf)Business Land Use Parking Rate City's Parking Requirements 100 1718 Vacant 0 120 1929 Vacant 0 130 2251 American Cancer Society Discovery Shop Retail 1 per 250 sf 9 150 2268 Corona del Mar PT3 Medical Office 1 per 200 sf 12 160 1830 Bamboo Bistro1 Restaurant 1 per 40 sf of net public area2 15 2003 3281 Vacant 0 240 1927 Vacant 0 250 2453 ECC Capital Office 1 per 250 sf 10 260 1824 Office/Storage for Bamboo Bistro Storage/Office 1 per 250 sf 8 Total 54 1 Bamboo Bistro has 600 sf of public area in Suite 160 2 The average range has been used (1 space per 40 sf) 3 The medical office tenant has vacted the suite since the April 2022 parking survey. 2600 E. Coast Highway Occupancy at Parking Counts (April 2022) TABLE 1 Suite Area (sf)Business Land Use Parking Rate City's Parking Requirements 100 1718 Sugarfish with 729 sf of public area1 Restaurant 1 per 40 sf of net public area2 19 120 1929 Vacant3 Retail 1 per 250 sf 8 130 2251 American Cancer Society Discovery Shop Retail 1 per 250 sf 9 150 2268 Vacant3,5 Medical Office 1 per 200 sf 12 160 1830 Bamboo Bistro 4 Restaurant 1 per 40 sf of net public area3 15 200 3281 Vacant3 Office 1 per 250 sf 14 240 1927 Vacant3 Office 1 per 250 sf 8 250 2453 ECC Capital Office 1 per 250 sf 10 260 1824 Office/Storage for Bamboo Bistro Office/Storage 1 per 250 sf 8 Total Parking Required based on City's Requirements 103 Parking Supply 84 Parking Deficiency -19 1 Sugarfish (Suite 100) has 729 sf of public area. 2 The average square foot range has been used (1 space per 40 sf) 3 For the existing vacant spaces, parking requirements were based upon recent occupancies as reflected in Table 3. 4 Bamboo Bistro has 600 sf of public area in Suite 160 5 Suite 150 was occupied by Corona del Mar PT at the time of the parking counts. Therefore, although described as "Vacant" here, the demand from a medical office use in Suite 150 was accounted for in the observed on-site demand during pakring counts. TABLE 2 2600 E. Coast Highway Proposed Parking Conditions Suite Area (sf)Business Land Use 100 1718 Ashton Salon (Vacant)Retail 120 1929 Ashton Salon (Vacant)Retail 130 2251 American Cancer Society Discovery Shop Retail 150 2268 Corona del Mar PT Medical Office 160 1830 Bamboo Bistro Restaurant 2001 3281 Vacant Office 240 1927 Fusion Ads (Vacant)Office 250 2453 ECC Capital Office 260 1824 Office/Storage for Bamboo Bistro Office/Storage 1 Suite 200 square footage is reflective of the incorporation of prior Suites 225 (1,133 square feet) and 230 (277 square feet) into a new, larger Suite 200. Suite 200 (before combined, 2,089 square feet) was occupied by Elkeeb Cosmetic Surgery and Dermatology. Suite 225 (1,133 square feet) was previously occupied by the Law Offices of Kalab A. Hone, PC. Suite 2340 (277 square feet) was previously used as offices for Ashton Salon. TABLE 3 2600 E. Coast Highway Existing/Recent Occupanncy Trames 0370-0001 ATTACHMENT A SITE PLAN Floor 2600 East Coast 2600 East Coast Highway Corona Del Mar, CA 926561RET 8.12.22 N © Stevenson Systems Inc | 2022 | 260EA-R06 6Report ID Suite 100 Suite 120 Suite 130 Suite 150 Suite 160 Floor 2600 East Coast 2600 East Coast Highway Corona Del Mar, CA 926562OFF 8.12.22 N © Stevenson Systems Inc | 2022 | 260EA-R06 6Report ID Suite 200 Suite 240 Suite 250 Suite 260 2208 SUGARFISH CORONA DEL MAR 2600 EAST PACIFIC HIGHWAY CORONA DEL MAR, CA info@a-rtk.com(310) 279-7657AUGUST 4, 2022SCALE: 3/16" = 1'-0"SCHEMATIC CONCEPT FLOOR PLAN OPTION 2AAUGUST 12, 2022Entry and Waiting AreaCustomer Dining AreaKitchen and Walk-in FridgeBathrooms Trames 0370-0001 ATTACHMENT B EMPIRICAL PARKING DATA Corona Del Mar 2600 East Coast Highway Thursday, April 7th, 2022 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Reserved 6 1 2 2 3 4 3 6 4 4 4 4 6 4 1 1Handicap2000111000001000Subtotal8122454644447411 Total Occupancy 8 1 2 2 4 5 4 6 4 4 4 4 7 4 1 1Total Percent 13%25%25%50%63%50%75%50%50%50%50%88%50%13%13% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Reserved 74 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Handicap2000000000000000Subtotal7646715161921191920151613123 Total Occupancy 76 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Total Percent 5%8%9%20%21%25%28%25%25%26%20%21%17%16%4% Total Demand On Site 5 8 9 19 21 23 27 23 23 24 19 23 17 13 4 Alley Parking Garage Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268 -There's parking deficiencies on Thursday from -1 to -7 spaces. No valet operation is offered. Add +64 to on-site demand (on-street, restaurant, vacancies) = deficiencies from about noon to 7 pm. Corona Del Mar2600 East Coast Highway Friday, April 8th, 2022 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PMReserved60114523331542400Handicap20010010101211000Subtotal80124533432753400 Total Occupancy 8 0 1 2 4 5 3 3 4 3 2 7 5 3 4 0 0Total Percent 0%13%25%50%63%38%38%50%38%25%88%63%38%50%0%0% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PMReserved74178142122212017212018161461Handicap20000000000000000Subtotal76178142122212017212018161461 Total Occupancy 76 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Total Percent 1%9%11%18%28%29%28%26%22%28%26%24%21%18%8%1% Total Demand On Site 1 8 10 18 26 25 24 24 20 23 27 23 19 18 6 1 Alley Parking Garage Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268 Valet Operation from 4:30 pm - 11pm. With Valet Operation Add +64 to on-site demand (on-street, restaurant, vacancies) = deficiencies from about noon to 7 pm. Before valet operation, parking deficiencies in the early afternoon. Corona Del Mar2600 East Coast Highway Saturday, April 9th, 2022 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PMReserved60013466662436500Handicap20000010000010000Subtotal80013476662446500 Total Occupancy 8 0 0 1 3 4 7 6 6 6 2 4 4 6 5 0 0Total Percent 0%0%13%38%50%88%75%75%75%25%50%50%75%63%0%0% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PMReserved74112101214131418171515141281Handicap20000000000000000Subtotal76112101214131418171515141281 Total Occupancy 76 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Total Percent 1%1%3%13%16%18%17%18%24%22%20%20%18%16%11%1% Total Demand On Site 1 1 3 13 16 21 19 20 24 19 19 19 20 17 8 1 Alley Parking Garage Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268 Valet Operation from 4:30 pm - 11pm. With Valet Operation Add +64 to on-site demand (on-street, restaurant, vacancies) = deficiencies at 1 pm and 4 pm. Before valet operation, parking deficiencies only at 1 pm. PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA SMM 2600 PCH LLC | November 8, 2022 PW Review 11/9/22 TABLE OF CONTENTS PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 2 1. OVERVIEW 4 2. VALET & STACKED PARKING 5 EXECUTIVE SUMMARY PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 3 Re: Parking Management Plan – 2600 E. Coast Hwy Attn: Pierce Stelmer SMM 2600 PCH LLC November 8, 2022 Dear Mr. Stelmer, On behalf of the entire LAZ Parking family, I am pleased to submit the following Parking Management Plan for 2600 E. Coast Hwy. LAZ Parking, the second largest national parking company in the United States, was established in 1981. LAZ is headquartered in San Diego, CA and Hartford, CT, with operations in 451 cities and regional offices in Atlanta, Boston, Chicago, Columbus, Dallas, Los Angeles, Miami, New York, Philadelphia, San Francisco, Seattle and Washington DC. As our company has continued to grow, our founders and the three original partners are still deeply involved with the company, bringing their strengths to various aspects of our parking business. The success of their business stems from building strong client relationships, empowering employees to “Think like an Owner”, and never losing touch with their humble roots of parking cars in the front line.. Our Southern California Region employs more than 2,000 people and we operate over 300 locations, with a client retention rate that exceeds 98% annually. Our portfolio includes: resident parking facilities, surface parking lots, major entertainment/event parking, universities, hotels, office buildings, mixed-use projects, on-street/municipal parking, shuttle systems, hospitals and medical complexes, stand-alone garages, valet parking sites, and airports. We offer our clients the resources of a large company but with the attention and responsiveness more typical of a local company. Our Southwest Division has offices in San Diego, Orange County, and Los Angeles. It is headed by Michael Harth, West Coast President, Kynn Knight, Executive Vice President and Jared Svendsen, Regional Vice President. We appreciate the opportunity to work with you and your team and welcome any feedback or questions you may have. Please feel free to contact me. Sincerely, Chris Handlos 1‐858‐587-8888 General Manager 949 South Coast Dr. #515 chandlos@lazparking.com Costa Mesa, CA 92626 1. OVERVIEW PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 4 2600 E. Coast Hwy is a mixed-use property consisting of approximately 8,112 square feet located in the city of Newport Beach, Orange County, California. At the entrance of CDM, this iconic building has welcomed patrons into the city since 1987. The property has it own underground parking structure with 84 striped spaces (76 garages spaces; 6 surface lot space and 2 handicap) and provides parking for patrons, employees and office tenants and visitors. Through a stacked valet program an additional 24 spaces can be added to the property for a total of 108 vehicles on property at any given time. 1. OVERVIEW 2. VALET & STACKED PARKING PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 5 Valet Operational Details The Greeting Zone or valet staging area will be located in the parking space in the back of the facility and on the private property of 2600 PCH. The greeting area will have the capacity to hold 6 vehicles at any one time. All valet equipment will be stored and locked inside the parking garage, in an agreed upon area, to ensure the longevity of the equipment. The equipment will be taken in and out each night the valet program is offered by the valet on duty. 30 minutes will be designated for the set up and tear down of such equipment. With the ever-evolving changes in our economy, valet and valet stack will be utilized on an as needed basis. Through seasonality, and minimal onsite staff and tenant parking we will be able to easily mobilize parking services at a moment’s notice. Hours of Operation The hours of operation, for valet, will flex based on seasonality and will be utilized on an as needed bases to ensure accommodations for all parking demand. If valet service is active LAZ would propose the following schedule: All patrons at the center will have the ability to use valet services during hours of operation. Customers who park in the garage prior to valet will the entire garage to park and retrieve their own vehicle. If stacking is needed, valets will block self-parked cars to increase the volume of vehicles parked in the garage. Should a self-parker need to depart and is blocked in the valet will move the stacked vehicle. Due to LAZ’s size in the local Corona Del Mar / Newport Beach area, we will be able to staff up and down, at a moment’s notice, to handle the location’s needs. Valet Parking – Guest Experience (Vehicle Arrival) The following is the process for greeting guests who choose to utilize the valet service. • Guest is greeted by a Valet Ambassador in the Greeting Zone. • We train and utilize our guest service practice of G.E.N.I. Monday Tuesday Wednesday Thursday Friday Saturday Sunday N/A N/A N/A N/A 4:30 - 11p 4:30 - 11p 4:30p - 9p 2. VALET & STACKED PARKING Will pick up be in the same spaces? Do not block ADA spaces. 2. VALET & STACKED PARKING PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 6 Greet Guest are to be greeted within 15 seconds and personally express a warm welcome! Eye Contact Make eye connect with each guest to establish a human level of connection and trust with the guest. Name Recognition Our valets will ask for the guest’s name upon arrival and will use their name at least once on the way in and on the exit. They will also introduce themselves by name during the initial greeting. Impress Someone Anticipate a need/ask a helping question upon arrival and at exit. • Guest is issued a valet claim check and given retrieval instructions, including: ➢ The option to text ahead for their vehicle ➢ Instructions on how and where to pick up the vehicle pick when they are ready to depart • Guest leaves the Greeting Zone and proceeds to their destination within 2600 E. Coast Hwy. Valet Parking – Guest Experience (Vehicle Departure) • Guest either texts ahead or returns to Greeting Zone and presents valet claim check to Valet Attendant or Valet Ambassador. • With the use of technology, the Valet Attendant inside the parking garage will be notified of the departing vehicle. • Once the vehicle has been confirmed the guest(s) is directed to the back of the property to pick up their vehicle. • The Valet Attendant will retrieve the vehicle out of the garage and bring it to the alley located in the back of the property. The attendant will turn off the vehicle, opens all doors for guest, thanks the guest and hand the driver the vehicle keys. • Guest departs in their vehicle and proceeds toward Fernleaf Avenue. 2. VALET & STACKED PARKING PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 7 The blue arrows illustrate the path of travel for valet vehicles from the greeting zone to the garage, where the vehicles will be stored. The green arrows illustrate the path of travel of valet vehicles from the garage to the departure zone, where the guest will pick up their vehicle. 2. VALET & STACKED PARKING PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 8 The approximate location of the Greeting Zone is shown below as indicated by the red star. The approximate locations of the Departure Zone is show below as indicated by the orange star. 2. VALET & STACKED PARKING PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 9 Employee Parking In an effort to increase the garage capacity LAZ would recommend the following employee parking plan. • Employees must register their vehicles with LAZ first, before parking in the garage. The vehicle, license, make/model, employer, and employee name will be noted. • With no current spaces reserved or assigned to tenants, all center tenants and employees will be required to park on the SECOND Floor in the approved parking area. • A vinyl window decal “parking permit” identifying the employee as a 2600 E. Coast Hwy Employee with an ID number will be issued. Employees must show the decal as proof, in order to parking in the garage. 2. VALET & STACKED PARKING PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 10 Valet Stacking Layout By utilizing a valet stacking program LAZ is confident we will be able to achieve 24 additional valet vehicles which will allow more volume in parking garage without blocking ADA stalls. Below is a layout of the stacking parking program on levels 1 and 2. Level 1 Valet Stacked Capacity (Inc. Ramp): 14 2. VALET & STACKED PARKING PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 11 Level 2 Valet Stacked Capacity (Inc. Ramp): 10 3. VALET & EMPLOYEE STACKED PARKING PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC Flash Valet In order to operate the valet as efficiently as possible, minimize guest wait times, and maximize guest service, we propose utilizing Flash Valet technology at 2600 E Coast Hwy. When any guest decides to valet park, they typically expect to be treated like a VIP. With that said the implementation of Flash will give the guest the ultimate in convenience when valet parking. Valet parking customers will enjoy VIP service with the ability to request their car (including the option to pay) right from their mobile phone. It’s as simple as them sending a text message! Upon arrival the valet attendant will politely explain the simple instructions on how to text for the vehicle a few minutes proper to being ready to leave the property. This information will be located on the valet parking ticket as indicated below: With this property having a greeting zone and departure zone the technology will allow the valets in the garage to know when a vehicle is ready to be retrieved without ever having to have contact with the guest. Once the valet in the garage is notified, they will bring the guest’s vehicle to the Departure Zone and wait for the guest to arrive. 3. VALET & EMPLOYEE STACKED PARKING