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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
August 11, 2022
Sean Matsler
smatlser@coxcastle.com
Application No. • Conditional Use Permit No. UP2022-###
(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 Building, Public Works, and Fire.
2. A fully dimensioned Site Plan and Floor Plan is required to better understand the
project site and restaurant layout.
3. See Planning comments on Parking Study and Project Description. If the project
includes conversion to medical offices (per Parking Study), please revise project
description to include proposed medical office spaces. These medical offices should
be clearly identified on the Site Plan. If not, please remove the medical office
consideration from the Parking Study and create a consistent project between all
documents.
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: Planning Comments for Project Description
Planning Comments for Parking Study
Building Comments
PW Comments
Fire Comments
Project Description and Justification
2600 E. Coast Highway
Project Description
The applicant seeks a Conditional Use Permit to establish a food service use (NBMC § 20.48.090) and a
Parking Management Plan (NBMC § 20.40.110). The project proposes to convert Suite 100 from its
previous use as a medical office to a food service restaurant – Sugarfish, a high-quality sushi restaurant.
The restaurant would occupy the approximately 1,516 square feet of floor area, with approximately 900
square feet of net public area. It would provide 43 seats and would include beer and wine sales. The
restaurant’s hours of operation are expected to be 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 serve beer and
wine only pursuant to a Type 41 on-sale license from the California Department of Alcoholic Beverage
Control (“ABC”).
The restaurant would establish a new use within an existing approximately 21,325 square foot center.
The existing uses include a restaurant, business offices, and medical offices. There are currently six
vacant suites. The Parking Report (attached) conducted parking counts at various peak hours to assess
parking demand for the existing uses. The report concluded that the existing uses, as identified, resulted
cin a demand for 23 on-site parking spaces during peak demand hours, which is less than the parking that
would be required by the NBMC. To calculate future parking demand, the report cumulatively added (1)
existing parking demand + (2) NBMC standard parking for the proposed restaurant (Sugarfish) + (3)
NBMC standard parking for assumed future uses of the currently vacant spaces. The entire center,
including existing uses, Sugarfish, and future assumed demand based on code-required parking, would
require 88 spaces, which is one less than the 89 parking spaces provided. With implementation of valet
service, an additional 24 spaces could be created, thus increasing the available supply to 113 spaces.
Justification/Findings
CUP Findings
Finding: The use is consistent with the General Plan and any applicable specific plan.
The project is consistent with the General Plan, which designates the property Corridor Commercial
(“CC”). The CC designation is intended to “provide a range of neighborhood-serving retail and service
uses along street frontages that are located and designed to foster pedestrian activity.” The proposed
restaurant is consistent with the intent of the CC designation, which seeks development of service uses
along commercial frontages. Suite 100, which is the proposed location of Sugarfish, is located on the
property’s frontage along East Coast Highway, which is a major commercial thoroughfare within the
City. With the proposed restaurant, the property would be served by adequate parking (as demonstrated
by the parking report) and the incorporation of valet would ensure adequacy of parking (by providing
excess spaces) and efficiency of parking during peak demand periods. To that end, the project proposes
establishing a new restaurant in an area intended for such uses and provides appropriate parking to ensure
proper functioning of the use.
Finding: The use is allowed within the applicable zoning district and complies with all other applicable
provisions of this Zoning Code and the Municipal Code.
The property is zoned Corridor Commercial (“CC”) which, like the CC General Plan designation, “is
intended to provide for” establishment of neighborhood-serving retail and service uses “along street
frontages that are located and designed to foster pedestrian activity.” Eating and Drinking
Establishments, including those with late hours and alcohol service, are permitted within the CC zone
Commented [LD1]: What Suite?
Commented [LD2]: Requires 23 spaces
Commented [LD3]: No late hours. OK.
Commented [LD4]: How long have they been vacant? Previous uses? Provide table showing each suite, floor area, and use.
Commented [LD5]: The parking study assumes 12,108 SF
of medical office use (increase of 7,473 SF medical office).
Medical office conversion is part of the project?
Commented [LD6]: How many spaces are requested to be
waived? Not clear. Provide breakdown of parking. Are all spaces in the sub.
Garage? Or some are surface level?
with the approval of a CUP. As discussed above, Sugarfish would be located on the property’s East
Coast Highway frontage. This location serves the purposes of the CC zone, particularly with respect to
establishing a neighborhood-serving service use (desirable restaurant) in an area that promotes pedestrian
activity. The previous use of Suite 100 – a medical office – does not engage the frontage or serve to
implement the goals of the CC zone to as great a degree as the proposed restaurant, which will increase
pedestrian-scale use of the area/property.
Finding: The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity.
The proposed use is consistent with the allowed uses in the vicinity and would not be out of scale or
incompatible with the area. The project is a tenant improvement to change the use of an existing suite. It
does not propose additional development. There are residential uses to the north and east of the shopping
center. However, as noted above, the Suite 100 location fronts Coast Highway which is a major
commercial thoroughfare within the City. Moreover, the shopping center has an existing casual restaurant
– Bamboo Bistro – that has been operating successfully and harmoniously with the surrounding uses for
years. The project would not increase parking demand beyond that which is capable of being
accommodated within the existing parking serving the property (and with the implementation of valet
parking, would be served by an even greater surplus of parking). The parking report prepared for the
project concluded that existing parking demand plus assumed code-required future parking for uses would
not exceed the existing parking supply (89) spaces. With implementation of valet service, an additional
24 spaces could be created, thus increasing the available supply to 113 spaces. Also, the location provide
a walkable food service establishment to the surrounding residential neighborhood, which is anticipated to
reduce parking demand and utilization.
Finding: The site is physically suitable in terms of design, location, shape, size, operating characteristics,
and the provision of public and vehicle (e.g. fire and medical) access and public services and utilities.
The property is physically suitable for the project. As discussed above, the project is a tenant
improvement change of use to convert an existing suite within a shopping center to a high-quality
restaurant. The project’s parking area is located underground and is accessed from5th Avenue through an
approximately 22-foot driveway alley. 5th Avenue is a right-in/right-out only maneuver from Coast
Highway, which reduces inconsistent traffic movements along Coast Highway. The shopping center is
also accessible at Coast Highway/Fernleaf Avenue, which transports drivers to the driveway access off of
5th Avenue. The driveway location off of Coast Highway minimizes the potential to traffic issues at
project access points. The property’s frontages on Coast Highway and 5th Avenue provides ample space
for emergency access and maneuvering. The project does not propose late-night operating hours and is
located adjacent to Coast Highway.
Finding: Operation of the use at the location proposed would not be detrimental to the harmonious and
orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed use.
Please refer to the findings above regarding the appropriateness of the project within the shopping center.
On-Site Alcohol Sales Findings
Finding: The crime rate in the reporting district and adjacent reporting districts as compared to other
areas in the City.
Per the Newport Beach Police Department’s website, the property is within Area 4 and Reporting District
44. Comparing the publicly available area-wide crime statistics for 2021, Area 4 had the least total
Commented [LD7]: There is history with Bamboo Bistro
(UP3620) which includes a parking waiver of two spaces.
Please review this document and have it incorporated into
parking waiver request.
crimes reported of all the crime areas.1 The census tract (Tract 627.01) also has a modest amount of on-
sale retail licenses, with only 13 active on-sale retail licenses reported by the ABC. This number of active
licenses is attributable to, and consistent with, the establishment of Coast Highway as a neighborhood-
serving commercial (retail and service) destination.
Finding: The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and
in adjacent reporting districts.
Area 4 generally has lesser crime than the other reporting areas within the City. As discussed previously,
the Coast Highway corridor is intended as a commercial designation for neighborhood-serving retail and
services, including eating and drinking establishments. With this high concentration of commercial uses,
calls for service may be higher along the corridor than other less commercial areas of the City. However,
the area is not inconsistent with expectations of calls for service for highly commercial and frequently
patronized areas.
Finding: The proximity of the establishment to residential zoning districts, day care centers, hospitals,
park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract
minors.
Suite 100 is located adjacent to Coast Highway. Although the property has residential uses to the north
and east, such uses would be buffered from the proposed restaurant by the larger shopping center. Also,
5th Avenue provides further separation from the proposed restaurant and residential uses to the north.
The proposed restaurant would not locate alcohol service any closer to the residents than is already
occurring and Coast Highway is a highly traveled commercial area with many restaurants, bars and other
commercial establishments. The shopping center itself is an entirely commercial structure and does not
propose establishment of residential uses. Consistent vehicular access along the rear driveway, along
with implementation of valet parking, as necessary to accommodate demand, would ensure that the space
behind the building remains well traveled, secure, and monitored.
Old School Park is the nearest public park, located across Coast Highway and past existing parking and
4th Avenue.
Finding: The proximity to other establishments selling alcoholic beverages for either off-site or on-site
consumption.
There are a few other establishments selling alcoholic beverages for on-site consumption within the
vicinity of the property, which is not unexpected given the commercial nature of the area (zone CC). The
majority of the establishment front directly along Coast Highway and are oriented away from nearby
residential uses. The project does not propose late night hours, and instead will cease operating by 11:00
pm (on weekend nights and earlier other nights).
• Bamboo Bistro (2600 E. Coast Highway)
• Avila’s El Ranchito – Corona del Mar (2515 E. Coast Highway)
• The Bungalow (2441 E. Coast Highway)
• Ruby’s Diner (2305 E. Coast Highway)
Finding: Whether or not the proposed amendment will resolve any current objectionable conditions.
The Project has been reviewed and conditioned to help ensure that the purpose and intent of Section
20.48.030 (Alcohol Sales) of the NBMC is maintained and that a healthy environment for residents and
businesses is preserved. The service of alcohol is intended for the convenience of customers dining at the
1 2021 statistics in order of least crimes reported: (1) Area 4, 323 reported crimes, (2) Area 1, 376 reported crimes,
(3) Area 2, 471 reported crimes, and (4) Area 3, 554 reported crimes.
establishment. Operational conditions of approval recommended by the Police Department relative to the
sale of alcoholic beverages will ensure compatibility with the surrounding uses and minimize alcohol
related impacts. All employees serving alcohol will be required to complete a certified training program
in responsible methods and skills for selling alcoholic beverages, as required by the State of California.
Trames 0370-0001
4225 Oceanside Blvd., #354H
Oceanside, CA 92056 (760) 291 - 1400
July 6, 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 (1,516 sf) with
approximately 900 sf of public area. Attachment A provides the layout of the individual
uses and the overall site. The current tenants of the building consist of restaurant and
office uses. It should be noted that some of the spaces 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 89 parking spaces available on site. The site also has on-
street parking available along the building’s frontage on E. Coast Highway, Dahlia St., and
5th Ave.
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.
Mr. Mark Moshayedi 2600 East Coast Highway
July 6, 2022
Page 2
Trames 0370-0001
1. Conducted parking counts between 8:00 AM to 10:00 PM on a Thursday, and
8:00 AM to 11:00 PM on a Friday and Saturday when schools were in session.
2. Observed the number of on-street vehicles patronizing the project site.
3. Identified the maximum number of occupied parking spaces based on the
empirical counts.
4. Determined the project’s parking demand based on the proposed square footage
utilizing the City’s parking demand rates.
5. 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
public area
• Office = 1 parking space per 250 sf
• Medical Office = 1 parking space per 200 sf
Current Conditions
The site currently has the following occupancies:
• 5,188 sf of office space
• 4,635 sf of medical office space
• 900 sf of restaurant public area (1,959 sf total)
• 9,543 sf vacant space
Mr. Mark Moshayedi 2600 East Coast Highway
July 6, 2022
Page 3
Trames 0370-0001
Based on the occupied suites, a total of 69 parking spaces are required per the City’s
parking rates.
Proposed Project
The proposed restaurant serving alcohol is anticipated to operate between 8:00 AM and
11:00 PM and would include a total of about 1,516 sf. About 900 sf would be used for
the public area. According to the code requirements, the parking rate ranges between 1
space for 30 and 50 square feet of 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 1,516 sf (900 sf
of public area) project:
• Suite 100 = 23 spaces (26 spaces = 900 sf * 1 sp/40 sf) Total project demand = 23 spaces
Proposed Conditions
The parking conditions with the proposed project include the assumptions that all vacant
spaces will be occupied by a medical office. The following occupancies are assumed:
• 5,188 sf of office space
• 12,108 sf of medical office space
• 1,800 sf of restaurant public area (4,029 sf total)
Table 2 indicates that a total of 132 parking spaces would be required based on the City’s
code. This represents an increase of 63 spaces over the existing requirement. This is due
Mr. Mark Moshayedi 2600 East Coast Highway
July 6, 2022
Page 4
Trames 0370-0001
to no changes in the office square footage, an increase of 7,473 sf of medical office, and a
900 sf public area restaurant.
PARKING SURVEY
As indicated previously, the existing commercial center consists of 89 on-site parking
spaces. 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). It should be noted that the
number of vehicles attributed to the project site were also observed along the adjacent
streets (E. Coast Hwy., Dahlia St., and 5th Ave.). Attachment B contains the empirical
parking survey for the weekday and weekend time periods.
The highest demand on the weekday occurred at 7 PM with a total of 58 vehicles
attributed to the site, consisting of 23 occupied on-site spaces and 35 occupied on-street
spaces. Based on a supply of 89 on site spaces, a surplus of 66 on-site parking spaces
were available during the peak weekday demand period.
The highest demand on the weekend occurred at 7 PM with a total of 56 vehicles
attributed to the site, consisting of 19 occupied on-site spaces and 37 occupied on-street
spaces. Based on a supply of 89 on site spaces, a surplus of 70 on-site parking spaces
were available during the peak weekend demand period.
CONCLUSIONS
Based on the City’s parking code, the existing commercial building currently requires a
total of 63 on-site parking spaces for the occupied suites (Table 1). Table 2 indicates that
with the proposed restaurant and medical office uses assumed for the current vacancies, a
total of 127 on-site parking spaces would be required based on the City’s code.
The commercial building provides for 89 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
Mr. Mark Moshayedi 2600 East Coast Highway
July 6, 2022
Page 5
Trames 0370-0001
on a Friday with 58 vehicles attributed to the site, consisting of 23 occupied on-site spaces
and 35 occupied on-street spaces. This results in an excess on-site supply of 66 spaces.
Based on the City of Newport Beach’s parking code, the proposed expansion project
would require a total of 23 additional parking spaces. Furthermore, assuming that the
building’s vacancies were occupied by medical office space in the future, a total of 42
additional spaces would be required. Therefore, assuming that the proposed project’s
parking demands occur concurrently with the building’s peak, there would be a total
demand of 88 on-site parking spaces (88 spaces = 23 current on-site peak demand
spaces + 23 required spaces for the restaurant + 42 spaces for the medical offices). Since
the site has 89 available parking spaces, there would be a 1 space surplus.
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
Land Use Area (sf)Parking Rate
City's Parking
Requirements
Vacant 9543
Office 5188 1 per 250 sf 21
Medical Office 4635 1 per 200 sf 19
Restaurant1 1959 1 per 40 sf of net public area2 23
63
1 Bamboo Bistro has 900 sf of public area in Suite 160.
2 The average range has been used (1 space per 40 sf)
TABLE 1
2600 E. Coast Highway Current Parking Conditions
Land Use Area (sf)Parking Rate
City's Parking
Requirements
Office 5188 1 per 250 sf 21
Medical Office1 12108 1 per 200 sf 61
Restaurant2 4029 1 per 40 sf of net public area3 45
Total 127
1 Medical office use has been assumed for vacant suites.
2 Suggerfish (Suite 120) and Bamboo Bistro (Suite 160) has 900 sf of public area.
3 The average square foot range has been used (1 space per 40 sf)
TABLE 2
2600 E. Coast Highway Proposed Parking Conditions
Trames 0370-0001
ATTACHMENT A
SITE PLAN
Trames 0370-0001
ATTACHMENT B
EMPIRICAL PARKING DATA
Corona Del Mar2600 East Coast HighwayThursday, April 7th, 2022Inventory 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 PMReserved6122343644446411Handicap 2000111000001000Subtotal8122454644447411Total Occupancy 8122454644447411Total Percent13% 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 PMReserved 74 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Handicap 2000000000000000Subtotal 76 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Total Occupancy 76 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Total Percent5% 8% 9% 20% 21% 25% 28% 25% 25% 26% 20% 21% 17% 16% 4%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 PMRegular - 0 6 6 12 14 19 22 13 18 21 21 21 15 10 5- ----------------Subtotal 0 0 6 6 12 14 19 22 13 18 21 21 21 15 10 5Total Demand On Site 5 8 9 19 21 232723 23 24 19 23 17 13 4Total Demand On Street 0 6 6 12 14 192213 18 21 21 21 15 10 5Maximum Demand 5 14153135424936 41 45 40 44 32 23 9AlleyParking GarageStreet ParkingCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268
Corona Del Mar2600 East Coast HighwayFriday, April 8th, 2022Inventory 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 PMReserved60114523331542400Handicap 20010010101211000Subtotal80124533432753400Total Occupancy 80124533432753400Total Percent0% 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 PMReserved 74 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Handicap 20000000000000000Subtotal 76 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Total Occupancy 76 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Total Percent1% 9% 11% 18% 28% 29% 28% 26% 22% 28% 26% 24% 21% 18% 8% 1%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 PMRegular -02691828211815162235291388- -----------------Subtotal002691828211815162235291388Total Demand On Site 1 8 10 18 26 25 24 24 20 23 272319 18 6 1Total Demand On Street0269182821181516223529 13 8 8Maximum Demand 1 101627445345423539495848 31 14 9AlleyParking GarageStreet ParkingCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268
Corona Del Mar2600 East Coast HighwaySaturday, April 9th, 2022Inventory 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 PMReserved60013466662436500Handicap 20000010000010000Subtotal80013476662446500Total Occupancy 80013476662446500Total Percent0% 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 PMReserved 74 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Handicap 20000000000000000Subtotal 76 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Total Occupancy 76 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Total Percent1% 1% 3% 13% 16% 18% 17% 18% 24% 22% 20% 20% 18% 16% 11% 1%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 PMRegular -0128142114191722303732282218- -----------------Subtotal00128142114191722303732282218Total Demand On Site 1 1 3 13 16 21 19 20 24 19 191920 17 8 1Total Demand On Street0128142114191722303732 28 22 18Maximum Demand 1 2 5 21 30 42 33 39 41 41 495652 45 30 19AlleyParking GarageStreet ParkingCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268
Trames 0370-0001
4225 Oceanside Blvd., #354H
Oceanside, CA 92056 (760) 291 - 1400
July 6, 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 (1,516 sf) with
approximately 900 sf of public area. Attachment A provides the layout of the individual
uses and the overall site. The current tenants of the building consist of restaurant and
office uses. It should be noted that some of the spaces 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 89 parking spaces available on site. The site also has on-
street parking available along the building’s frontage on E. Coast Highway, Dahlia St., and
5th Ave.
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.
Rec 7/29
PW Review 8/3
Double check. Parking
survey shows 84 spaces.
Mr. Mark Moshayedi 2600 East Coast Highway
July 6, 2022
Page 2
Trames 0370-0001
1. Conducted parking counts between 8:00 AM to 10:00 PM on a Thursday, and
8:00 AM to 11:00 PM on a Friday and Saturday when schools were in session.
2. Observed the number of on-street vehicles patronizing the project site.
3. Identified the maximum number of occupied parking spaces based on the
empirical counts.
4. Determined the project’s parking demand based on the proposed square footage
utilizing the City’s parking demand rates.
5. 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
public area
• Office = 1 parking space per 250 sf
• Medical Office = 1 parking space per 200 sf
Current Conditions
The site currently has the following occupancies:
• 5,188 sf of office space
• 4,635 sf of medical office space
• 900 sf of restaurant public area (1,959 sf total)
• 9,543 sf vacant space
provide dates
-What are the tenant
names? I believe there's a
retail store (Discovery
Shop).
-What are the vacant uses?
We need this to prepare a
trip generation.
see comments in
report.
Mr. Mark Moshayedi 2600 East Coast Highway
July 6, 2022
Page 3
Trames 0370-0001
Based on the occupied suites, a total of 69 parking spaces are required per the City’s
parking rates.
Proposed Project
The proposed restaurant serving alcohol is anticipated to operate between 8:00 AM and
11:00 PM and would include a total of about 1,516 sf. About 900 sf would be used for
the public area. According to the code requirements, the parking rate ranges between 1
space for 30 and 50 square feet of 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 1,516 sf (900 sf
of public area) project:
• Suite 100 = 23 spaces (26 spaces = 900 sf * 1 sp/40 sf) Total project demand = 23 spaces
Proposed Conditions
The parking conditions with the proposed project include the assumptions that all vacant
spaces will be occupied by a medical office. The following occupancies are assumed:
• 5,188 sf of office space
• 12,108 sf of medical office space
• 1,800 sf of restaurant public area (4,029 sf total)
Table 2 indicates that a total of 132 parking spaces would be required based on the City’s
code. This represents an increase of 63 spaces over the existing requirement. This is due
Double check
with Table 1.
Bamboo Bistro 1,959 SF +
Sugarfish 1,516 SF = 3,475 SF
Please verify. Ex'g medical 4,635
SF + Vacant to-be converted to
medical 9,453 SF = 14,178 SF
Double check
with Table 2.
Verify with
Planning.23
Mr. Mark Moshayedi 2600 East Coast Highway
July 6, 2022
Page 4
Trames 0370-0001
to no changes in the office square footage, an increase of 7,473 sf of medical office, and a
900 sf public area restaurant.
PARKING SURVEY
As indicated previously, the existing commercial center consists of 89 on-site parking
spaces. 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). It should be noted that the
number of vehicles attributed to the project site were also observed along the adjacent
streets (E. Coast Hwy., Dahlia St., and 5th Ave.). Attachment B contains the empirical
parking survey for the weekday and weekend time periods.
The highest demand on the weekday occurred at 7 PM with a total of 58 vehicles
attributed to the site, consisting of 23 occupied on-site spaces and 35 occupied on-street
spaces. Based on a supply of 89 on site spaces, a surplus of 66 on-site parking spaces
were available during the peak weekday demand period.
The highest demand on the weekend occurred at 7 PM with a total of 56 vehicles
attributed to the site, consisting of 19 occupied on-site spaces and 37 occupied on-street
spaces. Based on a supply of 89 on site spaces, a surplus of 70 on-site parking spaces
were available during the peak weekend demand period.
CONCLUSIONS
Based on the City’s parking code, the existing commercial building currently requires a
total of 63 on-site parking spaces for the occupied suites (Table 1). Table 2 indicates that
with the proposed restaurant and medical office uses assumed for the current vacancies, a
total of 127 on-site parking spaces would be required based on the City’s code.
The commercial building provides for 89 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
Summarize parking survey and results in a table
There is outdoor dining in the public
right-of-way outside Bamboo Bistro (located
along Fifth Ave in the parking lane and on
the sidewalk). Please explain how this
effects the parking survey.
Why isn't some or all the occupied
on-street parking spaces part of the
site demand?
(Friday)
Summarize results in a table
This is the peak parking demand hour iswhen you add private and on-streetparking. Please explain since you didnot use the on-street parking countstowards the site's occupancy.
Mr. Mark Moshayedi 2600 East Coast Highway
July 6, 2022
Page 5
Trames 0370-0001
on a Friday with 58 vehicles attributed to the site, consisting of 23 occupied on-site spaces
and 35 occupied on-street spaces. This results in an excess on-site supply of 66 spaces.
Based on the City of Newport Beach’s parking code, the proposed expansion project
would require a total of 23 additional parking spaces. Furthermore, assuming that the
building’s vacancies were occupied by medical office space in the future, a total of 42
additional spaces would be required. Therefore, assuming that the proposed project’s
parking demands occur concurrently with the building’s peak, there would be a total
demand of 88 on-site parking spaces (88 spaces = 23 current on-site peak demand
spaces + 23 required spaces for the restaurant + 42 spaces for the medical offices). Since
the site has 89 available parking spaces, there would be a 1 space surplus.
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
restaurant
See comment about medicalSF and Table 2???Might want to
consider a Shared
Parking Analysis.
-The parking garage has a very low occupancy. Are most
customers parking on-street? Are there signs or information that
there is a underground parking garage available to customers? -Are parking garage spaces or alley spaces assigned to specifictenants?
Land Use Area (sf)Parking Rate
City's Parking
Requirements
Vacant 9543
Office 5188 1 per 250 sf 21
Medical Office 4635 1 per 200 sf 19
Restaurant1 1959 1 per 40 sf of net public area2 23
63
1 Bamboo Bistro has 900 sf of public area in Suite 160.
2 The average range has been used (1 space per 40 sf)
TABLE 1
2600 E. Coast Highway Current Parking Conditions
24
68
Any parking required for the
existing outdoor dining area
with cover (not Covid-19
outdoor dining area)?
Land Use Area (sf)Parking Rate
City's Parking
Requirements
Office 5188 1 per 250 sf 21
Medical Office1 12108 1 per 200 sf 61
Restaurant2 4029 1 per 40 sf of net public area3 45
Total 127
1 Medical office use has been assumed for vacant suites.
2 Suggerfish (Suite 120) and Bamboo Bistro (Suite 160) has 900 sf of public area.
3 The average square foot range has been used (1 space per 40 sf)
TABLE 2
2600 E. Coast Highway Proposed Parking Conditions
each
spelling
Trames 0370-0001
ATTACHMENT A
SITE PLAN
Is this site plan accurate? Do they show all theexisting (today) spaces? Parking survey shows 8
spaces in alley and 76 spaces garage.
Trames 0370-0001
ATTACHMENT B
EMPIRICAL PARKING DATA
Corona Del Mar2600 East Coast HighwayThursday, April 7th, 2022Inventory 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 PMReserved6122343644446411Handicap 2000111000001000Subtotal8122454644447411Total Occupancy 8122454644447411Total Percent13% 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 PMReserved 74 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Handicap 2000000000000000Subtotal 76 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Total Occupancy 76 4 6 7 15 16 19 21 19 19 20 15 16 13 12 3Total Percent5% 8% 9% 20% 21% 25% 28% 25% 25% 26% 20% 21% 17% 16% 4%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 PMRegular - 0 6 6 12 14 19 22 13 18 21 21 21 15 10 5- ----------------Subtotal 0 0 6 6 12 14 19 22 13 18 21 21 21 15 10 5Total Demand On Site 5 8 9 19 21 232723 23 24 19 23 17 13 4Total Demand On Street 0 6 6 12 14 192213 18 21 21 21 15 10 5Maximum Demand 5 14153135424936 41 45 40 44 32 23 9AlleyParking GarageStreet ParkingCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268Survey shows a parking supply of84. Report indicates 89. -Show all survey zones on a map. -Seems like some spaces in the alley and parking garage are assigned totenants. Are customers of tenants allowed to park in marked spaces. -Which segment of the street is part of your survey? -Were drivers observed going into 2600 ECH or all assumed to be part of theproject?
Corona Del Mar2600 East Coast HighwayFriday, April 8th, 2022Inventory 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 PMReserved60114523331542400Handicap 20010010101211000Subtotal80124533432753400Total Occupancy 80124533432753400Total Percent0% 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 PMReserved 74 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Handicap 20000000000000000Subtotal 76 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Total Occupancy 76 1 7 8 14 21 22 21 20 17 21 20 18 16 14 6 1Total Percent1% 9% 11% 18% 28% 29% 28% 26% 22% 28% 26% 24% 21% 18% 8% 1%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 PMRegular -02691828211815162235291388- -----------------Subtotal002691828211815162235291388Total Demand On Site 1 8 10 18 26 25 24 24 20 23 272319 18 6 1Total Demand On Street0269182821181516223529 13 8 8Maximum Demand 1 101627445345423539495848 31 14 9AlleyParking GarageStreet ParkingCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268
Corona Del Mar2600 East Coast HighwaySaturday, April 9th, 2022Inventory 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 PMReserved60013466662436500Handicap 20000010000010000Subtotal80013476662446500Total Occupancy 80013476662446500Total Percent0% 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 PMReserved 74 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Handicap 20000000000000000Subtotal 76 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Total Occupancy 76 1 1 2 10 12 14 13 14 18 17 15 15 14 12 8 1Total Percent1% 1% 3% 13% 16% 18% 17% 18% 24% 22% 20% 20% 18% 16% 11% 1%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 PMRegular -0128142114191722303732282218- -----------------Subtotal00128142114191722303732282218Total Demand On Site 1 1 3 13 16 21 19 20 24 19 191920 17 8 1Total Demand On Street0128142114191722303732 28 22 18Maximum Demand 1 2 5 21 30 42 33 39 41 41 495652 45 30 19AlleyParking GarageStreet ParkingCounts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268
PARKING MANAGEMENT PLAN
2600 E. Coast Hwy, Corona Del Mar, CA
SMM 2600 PCH LLC | July 6, 2022
Rec 7/29PW Review 8/3
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
July 6, 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 Corona Del Mar, 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 89 striped spaces (81 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 113 vehicles on property at any given time.
1. OVERVIEW
Newport Beach
Double check.
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 along the curb located on 5th Street in front of
the property. The greeting area will have the capacity to hold 4 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 taking 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. 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.
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.
2. VALET & STACKED PARKING Not allowed in
public ROW.
taken
Will valet operation be coordinated with all businesses? Is it
offered to all businesses (shared valet operation)? What
about customers who park in garage before valet begins?
2. VALET & STACKED PARKING
PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 6
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 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.
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.
Employee Parking
Dahlia Ave
If activated, what are the hours of operation?
2. VALET & STACKED PARKING
PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 8
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.
• All center 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 9
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. Below is a layout of the stacking parking
program on levels 1 and 2.
Level 1
Valet Storage Capacity (Striped): 40
Valet Stacked Capacity (Inc. Ramp): 14
on ramp?
-Show ex'g ADA spaces-Site plan for Levels 1 and 2 look the same (see page 10)Double check. Survey
shows 74 spaces + 2
ADA in garage.
2. VALET & STACKED PARKING
PARKING MANAGEMENT PLAN 2600 E. Coast Hwy, Corona Del Mar, CA | SMM 2600 PCH LLC 10
Level 2
Valet Storage Capacity (Striped): 41
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