Attachment F
Revised Parking Study prepared by Michael Baker International, Dated February 24, 2026
k
5050 Avenida Encinas, Suite 260 | Carlsbad, CA 92008 | Office: 760-476-9193 | Fax: 760-476-9198 | www.mbakerintl.com
Technical Memorandum
February 24, 2026
To: Gordon Lau, CGM Development, LLC
From: Jordan Gray, PE TE, Michael Baker International
CC: Tony Rai, Michael Baker International
Subject: 20280 Acacia Street Parking Assessment
Introduction
Michael Baker has completed the data collection and analysis tasks included in the parking study for the office building located at 20280 Acacia Street in the City of Newport Beach (Project). The Project is located southeast of Southwest Acacia Street approximately 450 feet south of Irvine Avenue. The Project proposes to convert the 21,524 square foot (SF) net floor area (NFA) commercial office building from professional office use to a mix of professional office, surgical office, and medical office use. The gross square footage of the building is 27,931 SF (gross floor area / GFA) based on building measurements - which only accounts for the base level of the atrium that covers the 1st through 3rd floor.
This parking assessment considers existing parking supply conditions as well as future parking conditions when converting the existing land use from professional office to a mix of professional office, surgical office, and medical office use. The project proposes to convert the majority of the building (18,898 gross square feet) to medical office use, converting one suite (Suite #100, 3,440 gross square feet) to surgical office, and maintaining two suites as professional office (Suite #320 at 2,140 net square feet & Suite #330 at 2,161 net square feet). As part of this assessment, a parking utilization survey was conducted at two nearby medical office sites.
This assessment includes the following components:
Parking Conditions
Parking Utilization Survey
Parking Adequacy Assessment
Parking Management Plan
Exhibit 1 shows the project location and Exhibit 2 shows the proposed building site plan. Exhibit 3 shows the proposed gross floor area and net floor area calculations.
Parking Conditions
Parking Supply Inventory
On site there is currently 109 parking spaces serving the existing office building. Of these 109 spaces, there are 5 ADA compliant parking spaces. With the proposed project, one parking space would be 20280 Acacia Office Building Parking Memorandum
2 converted to a turnaround area which would result in a reduction of the overall parking supply to 108 spaces.
Code-Based Parking Requirements
Parking rates from the City of Newport Beach municipal code for Off-Street Parking outlined in Section 20.40.040 for “Offices – Business, Corporate, General, Governmental” uses were utilized to calculate the typical parking requirements. According to the City off-street parking requirements, the entire 21,524 square feet of office building would require 86.10 parking spaces assuming general office use at a rate of one space per 250 square feet (equivalent to 4.0 per 1,000 square feet).
According to the Newport Beach code-based requirements (Section 20.40.040), non- medical/commercial office uses utilize the net floor area to calculate parking requirements, however medical uses utilize the gross square footages. Per the municipal code, the minimum parking requirement for a commercial office use is 1 parking space per 250 square feet of NFA (equivalent to 4.0 parking spaces per 1,000 square feet) for buildings less than 50,000 square feet. It should also be noted that this allows for a maximum of 20% medical office use.
Per the municipal code, “fractional parking space requirements shall be rounded up to the next whole space”; therefore, a total of 87 spaces are required as shown in Table 1. The current parking supply of 109 spaces represents a surplus parking ratio of 5.06 spaces per 1,000 square feet net floor area.
In the proposed use, the mix of medical office, professional office, and surgical office would utilize both NFA and GFA to calculate the minimum code-based parking requirement for each specific use.
As shown in Table 1, the project site would be required to provide 126 parking spaces, per the code- based requirements. With the proposed supply of 108 spaces, this would result in a deficiency of 18 spaces.
Table 1 –Code-Based Parking Requirements
Land Use Intensity (4)
Code Parking
Supply Rate
(3)
Code
Parking
Required
Parking
Provided
Code
Surplus
(Shortfall)
Existing
Commercial Office 21.524 KSF (1) 4.0 /KSF 87 109 22
Proposed
Medical Office 18.898 KSF (2) 5.0 /KSF 95
108 -18 Professional Office (Proposed) 4.301 KSF (1) 4.0 /KSF 17 Surgical Office (Proposed) 3.440 KSF (2) 4.0 /KSF 14
Subtotal 126 108 -18
(1) Existing square footages are shown in terms of net floor area (NFA) for commercial use (2) Proposed square footages are shown in terms of gross floor area (GFA) for medical office use (3) Source: Newport Beach Code Section 20.40.040
(4) KSF = 1,000 square feet
Parking Utilization Survey
As part of this parking study, a detailed parking space inventory and utilization survey was conducted at two separate comparable non-urgent care medical office sites. Through coordination with CGM Development and city staff, Spectrum Medical Plaza (Site #1) located at 15825 Laguna Canyon Road 20280 Acacia Office Building Parking Memorandum
3 in the City of Irvine and 2 Journey Medical Plaza (Site #2) located at 2 Journey in the City of Aliso Viejo were chosen for the parking survey. Parking occupancy was collected and recorded once each hour during the survey period between 7:00 AM and 7:00 PM during two typical weekdays at each of the survey sites. The parking inventory at Site #1 consists of a total of 227 parking spaces including 213 regular spaces and 14 ADA spaces. The parking inventory at Site #2 consists of a total of 102 parking spaces including 79 regular spaces, 18 patient only spaces, and 5 ADA spaces.
The two surveys were conducted on Tuesday April 22, 2025 and Wednesday April 23, 2025. The weather was fair with partial clouds. The data from both surveys were used to calculate an average peak hour rate that portrays the actual medical office parking demand rate and is discussed in subsequent sections of this memorandum. Raw parking data is provided in Attachment A.
Parking Occupancy Data Collection
As part of the parking utilization survey, occupied spaces were recorded every hour for 12 hours between 7:00 AM and 7:00 PM at two separate comparable non-urgent care medical office sites for two separate weekdays. This data was used to calculate the parking utilization of the medical office building as a percent of the total available spaces occupied on site for each site. Detailed parking utilization data is summarized in Table 2.
Table 2 – Parking Utilization Summary
Site 15825 Laguna Canyon Road 2 Journey
Time of
Day
Tues, April 22nd Wed, April 23rd Tues, April 22nd Wed, April 23rd Occupied
Spaces
Utilization
(% of
occupied
spaces)1
Occupied
Spaces
Utilization
(% of
occupied
spaces)1
Occupied
Spaces
Utilization
(% of
occupied
spaces)2
Occupied
Spaces
Utilization
(% of
occupied
spaces)2
7:00 AM 16 7% 13 6% 6 6% 4 4%
8:00 AM 62 27% 64 28% 36 35% 18 18%
9:00 AM 105 46% 102 45% 61 60% 55 54%
10:00 AM 104 46% 115 51% 67 66% 60 59%
11:00 AM 115 51% 121 53% 58 57% 53 52%
12:00 PM 102 45% 109 48% 60 59% 50 49%
1:00 PM 98 43% 91 40% 47 46% 53 52%
2:00 PM 112 49% 94 41% 58 57% 55 54%
3:00 PM 99 44% 86 38% 70 69% 63 62%
4:00 PM 75 33% 71 31% 67 66% 61 60%
5:00 PM 63 28% 43 19% 32 31% 39 38%
6:00 PM 20 9% 18 8% 22 22% 13 13%
1Percent utilization is based on the parking supply of 227 spaces for Site #1 2Percent utilization is based on the parking supply of 102 spaces for Site #2 Parking Demand Estimate
Taking into consideration the parking utilization observed at both survey site locations, an actual parking demand rate can be developed for medical office use. It should be noted that the Site #1 had a single vacant suite (approximately 12,700 SF) while Site #2 was confirmed to be fully occupied. 20280 Acacia Office Building Parking Memorandum
4 The parking demand rate calculations take into account the single vacancy and is a reflection of the equivalent parking demand at full occupancy.
As shown in Table 3, Site #1 is a 43,000 gross square foot non-urgent care medical office building has a total parking supply of 227 parking spaces. Of these 227 parking spaces, a maximum of 115 spaces were occupied during the peak demand hours on Tuesday, April 22nd at 11:00 AM (51% utilization). After accounting for the vacant space in the building, the equivalent parking demand at full occupancy is 163 spaces at a rate of 3.80 spaces per 1,000 square feet. The peak parking accumulation for Wednesday, April 23rd occurred at 11:00 AM where a total of 121 of the 227 parking spaces were occupied (53% utilization). After accounting for the vacant space in the building, the equivalent parking demand at full occupancy is 172 spaces a rate of 3.99 spaces per 1,000 square feet.
This results in an average parking demand rate of 3.90 spaces per 1,000 square feet for Site #1.
Site #2 is a 22,140 square foot non-urgent care medical office building has a parking supply of 102 parking spaces and was confirmed to be fully occupied at the time the survey was conducted. Of these 102 parking spaces, a maximum of 70 occupied during the peak demand hours on Tuesday, April 22nd at 3:00 PM (69% utilized) at a rate of 3.16 spaces per 1,000 square feet. The peak parking accumulation for Wednesday, April 23rd occurred at 3:00 PM AM where a total of 63 of the 102 parking spaces were occupied (62% utilization) at a rate of 2.85 spaces per 1,000 square feet. From the two-day parking utilization survey, the average actual parking demand rate for Site #2 was 3.01 spaces per 1,000 square feet.
Based on the results of the parking utilization survey, the peak average parking demand rate is 3.90 parking spaces per 1,000 square feet.
Table 3 – Parking Utilization Survey Summary
Site 15825 Laguna Canyon Road 2 Journey
Total GFA 43,000 SF 22,140 SF
Total Occupied GFA 30,300 SF 22,140 SF
Total Vacant GFA 12,700 SF 0 SF
Total Parking Supply 227 spaces 102 spaces
Actual Parking Supply Rate 5.28 spaces per 1,000 SF 4.61 spaces per 1,000 SF Day Tuesday Wednesday Tuesday Wednesday
Peak Parking Accumulation 115 spaces 121 spaces 70 spaces 63 spaces Available (Vacant) Parking Spaces at
Peak Time 112 spaces 106 spaces 32 spaces 39 spaces
Equivalent Parking Demand at Full
Occupancy based on Surveyed Rate 163 spaces 172 spaces 70 spaces 63 spaces Parking Surplus (Above Peak
Demand) at Full Occupancy 64 spaces 55 spaces 32 spaces 39 spaces Surveyed Parking Demand Rate 3.80 spaces per
1,000 SF 3.99 spaces per
1,000 SF 3.16 spaces per
1,000 SF 2.85 spaces per
1,000 SF
Averaged Surveyed Parking Demand
Rate 3.90 spaces per 1,000 SF 3.01 spaces per 1,000 SF
Parking Adequacy Assessment
The proposal to convert the majority of the building (18,898 gross square feet) to medical office use, converting one suite (Suite #100, 3,440 gross square feet) to surgical office, and maintaining two 20280 Acacia Office Building Parking Memorandum
5 suites as professional office (Suite #320 at 2,140 net square feet & Suite #330 at 2,161 at 2,161 net square feet). The gross square footage of the building is 27,931 SF based on building measurements.
Utilizing the rates previously outlined for these uses, the project site would be required to provide 126 parking spaces per the code-based requirements, as shown in Table 5. With the proposed supply of 108 spaces, this would result in a deficiency of 18 spaces (14.3%).
As mentioned in prior sections, the actual parking demand of a medical office use is approximately
3.90 spaces per 1,000 square feet GFA. Based on this rate, the estimated parking demand would be 74 parking spaces. With the additional parking required for professional and surgical office space the total required parking spaces comes out to 105 spaces. Table 5 summarizes the parking requirements.
Per Newport Beach Municipal Code, the required off-street parking can be adjusted by Parking Management Plan measures (20.40.110 Adjustments to Off-Street Parking Requirements Part C).
The Project is proposing to dedicate a space reserved specifically for ride share and/or pick-up and drop-off uses and would be distinguished with the appropriate signage and pavement markings reserving it for its intended use.
Table 4 – Parking Adequacy Summary
Land Use Intensity (1) Parking Rate Parking
Required
Base
Parking
Provided
Base
Parking
Surplus
(Shortfall)
Valet
Supply
Total
Parking
Provided
Surplus
(Shortfall)
Medical Office Use - City Code Requirements
Medical Office 18.898 KSF (2) 5.00 /KSF (4) 95
108 -18 14 122 -4 Professional Office 4.301 KSF (3) 4.00 /KSF (4) 17 Surgical Office 3.440 KSF (2) 4.00 /KSF (4) 14
Subtotal 22.338 KSF (2) 126 108 -18 14 122 -4 4.301 KSF (3) Proposed Medical Office Use - Actual Surveyed Demand
Medical Office 18.898 KSF (2) 3.90 /KSF (5) 74
108 3 14 122 17 Professional Office 4.301 KSF (3) 4.00 /KSF (4) 17 Surgical Office 3.440 KSF (2) 4.00 /KSF (4) 14
Subtotal 22.338 KSF (2) 105 108 3 14 122 17 4.301 KSF (3)
(1) Square footages are shown in terms of gross floor area (GFA) and net floor area (NFA) (2) Gross Floor Area (GFA)
(3) Net Floor Area (NFA)
(4) Source: Newport Beach Code Section 20.40.040
(5) Source: Average peak parking demand rate per survey conducted on 4/23/25.
Parking Management Plan
According to the City’s municipal code Section 20.40.110.C a parking management plan is required to mitigate impacts associated with a reduction in the number of required parking spaces. While this parking assessment shows the proposed parking supply is adequate to handle the anticipated demand, the following strategies could help further manage the access to parking:
Valet Plan – A parking study audit would be conducted when the property has achieved full occupancy. Conducting the audit under these conditions would allow for an accurate 20280 Acacia Office Building Parking Memorandum
6 evaluation of whether parking demand is consistent with the assumptions of the study. If at this time the parking supply is deemed inadequate, a valet plan will be implemented as outlined in Attachment B. The valet plan includes such things as:
o Valet staging on the northwest side of the property with capacity to hold 3 vehicles at a time.
o Two valets on shift to assist patrons with a standard retrieval time of approximately 5 minutes.
o Valet stacking will increase the total parking supply by 14 spaces. o All costs associated with the valet program will be the responsibility of the tenants/owners and will be free of charge for patrons/visitors. Surface Parking – Surface parking is available for all owners, employees, guests, and visitors.
Oversized recreational vehicles and vehicles with trailers shall not be allowed unless prior approval has been obtained from the property management. Time Restrictions – The current parking utilization study does not show a need to apply any time restrictions to the parking lot. However, this may be considered under future building modifications.
Overnight Parking – Overnight parking shall be prohibited unless prior approval has been obtained from the property management.
Reserved Parking – The parking utilization study does not show a need to reserve any specific parking for specific users (other than the minimum ADA requirements). However, this may be considered under future building modifications. Owners and employees could be encouraged to park furthest away from the building entrances to ensure closest and most desirable are available for guests and visitors.
Shared Mobility Parking – One parking space will be dedicated as a Shared Mobility space for ride share and/or pick up/drop off. The parking space will be distinguished with the appropriate signage and pavement markings reserving it for its intended use. Employee Parking – All owners, tenants, and employees will be required to park in the rear of the building and leave the more convenient spaces in the front of the building for patients/clients.
20280 Acacia Office Building Parking Memorandum
7 Conclusion
As shown in this parking assessment, the parking utilization survey of the two existing non-urgent care medical office sites shows an actual average parking demand rate of 3.90 spaces per 1,000 square feet. Using this rate, the proposed office use would require a total of 105 parking spaces for the mix of professional, medical, and surgical uses. Taking into account the proposed 108 parking supply along with a dedicated Shared Mobility parking space, the site will have a sufficient number of parking spaces to handle the anticipated demand.
Therefore, the proposed parking supply of 108 parking at the 20280 Acacia Street office building is adequate to handle parking demand associated with the conversion of the proposed commercial building space from professional office to a mix of professional office, surgical office, and medical office use.
If you have any questions pertaining to the analysis results summarized in this memo, please call me at (760) 603-6245.
Sincerely,
Jordan Gray, PE TE
Technical Manager | Transportation Planning
Project Site
Project Site
Existing Roadway
Legend
Exhibit 1
Study Area
Not to Scale
Exhibit 2
Site Plan
Source: CGM Development, LLC
Shared Mobility Parking Space
Not to Scale
Exhibit 3
Proposed Gross Floor Area and Net Floor Area Calculations Source: CGM Development, LLC
Location:Lot 001 Date: 4/22/2025 City:Irvine, CA Day: Tuesday Space Type Regular Handicap Total
Occupancy
Percent
Utilized
Spaces
Remaining
Inventory 213 14 227
7:00 AM 16 0 16 7% 211
8:00 AM 59 3 62 27% 165
9:00 AM 102 3 105 46% 122
10:00 AM 102 2 104 46% 123
11:00 AM 111 4 115 51% 112
12:00 PM 101 1 102 45% 125
1:00 PM 95 3 98 43% 129
2:00 PM 109 3 112 49% 115
3:00 PM 98 1 99 44% 128
4:00 PM 72 3 75 33% 152
5:00 PM 61 2 63 28% 164
6:00 PM 20 0 20 9% 207
Peak parking demand based on parking survey data for Tuesday, April 22nd, 2025 Prepared by National Data & Surveying Services
Parking Study
Location:Lot 001 Date: 4/23/2025 City:Irvine, CA Day: Wednesday Space Type Regular Handicap Total
Occupancy
Percent
Utilized
Spaces
Remaining
Inventory 213 14 227
7:00 AM 13 0 13 6% 214
8:00 AM 62 2 64 28% 163
9:00 AM 97 5 102 45% 125
10:00 AM 112 3 115 51% 112
11:00 AM 118 3 121 53% 106
12:00 PM 105 4 109 48% 118
1:00 PM 89 2 91 40% 136
2:00 PM 92 2 94 41% 133
3:00 PM 84 2 86 38% 141
4:00 PM 68 3 71 31% 156
5:00 PM 42 1 43 19% 184
6:00 PM 18 0 18 8% 209
Peak parking demand based on parking survey data for Wednesday, April 23rd, 2025 Prepared by National Data & Surveying Services
Parking Study
Location:Lot 002 Date: 4/22/2025 City:Aliso Viejo, CA Day: Tuesday Space Type Regular Motorcycle Patient Only Handicap Total Occupancy
Percent
Utilized
Spaces
Remaining
Inventory 79 1 18 5 102
7:00 AM 2 0 4 0 6 6% 96
8:00 AM 28 0 8 0 36 35% 66
9:00 AM 49 0 12 0 61 60% 41
10:00 AM 55 0 11 1 67 66% 35
11:00 AM 46 0 11 1 58 57% 44
12:00 PM 49 0 11 0 60 59% 42
1:00 PM 40 0 7 0 47 46% 55
2:00 PM 50 0 8 0 58 57% 44
3:00 PM 59 0 11 0 70 69% 32
4:00 PM 56 0 11 0 67 66% 35
5:00 PM 26 0 6 0 32 31% 70
6:00 PM 18 0 4 0 22 22% 80
Peak parking demand based on parking survey data for Tuesday, April 22nd, 2025 Prepared by National Data & Surveying Services
Parking Study
Location:Lot 002 Date: 4/23/2025 City:Irvine, CA Day: Wednesday Space Type Regular Motorcycle Patient Only Handicap Total Occupancy
Percent
Utilized
Spaces
Remaining
Inventory 79 1 18 5 102
7:00 AM 2 0 2 0 4 4% 98
8:00 AM 12 0 5 1 18 18% 84
9:00 AM 46 0 8 1 55 54% 47
10:00 AM 49 0 9 2 60 59% 42
11:00 AM 41 0 11 1 53 52% 49
12:00 PM 39 0 11 0 50 49% 52
1:00 PM 42 0 11 0 53 52% 49
2:00 PM 45 0 10 0 55 54% 47
3:00 PM 52 0 10 1 63 62% 39
4:00 PM 50 0 10 1 61 60% 41
5:00 PM 31 0 8 0 39 38% 63
6:00 PM 9 0 4 0 13 13% 89
Peak parking demand based on parking survey data for Wednesday, April 23rd, 2025 Prepared by National Data & Surveying Services
Parking Study
Parking Management Plan
CGM Development | Newport Beach, CA
Parking Management Plan
Executive Summary | Acacia Atrium
Orange County
Regional Office
949 South Coast Dr
•Suite 515•
Costa Mesa, CA 92626
O: (714) 695-5959
lazparking.com
1 EXECUTIVE SUMMARY
2/6/2026
ATTN: Allan Hsu
CGM Development
RE: Parking Management Plan – Acacia Atrium
Dear Mr. Hsu,
On behalf of the entire LAZ Parking family, I am pleased to submit the following Parking Management Plan for the Acacia Atrium located at 20280 and 20312 SW Acacia Street in Newport Beach, CA.
LAZ Parking, the largest
parking company in North
America, was established in
1981. LAZ is headquartered
in San Diego, CA and
Hartford, CT, with
operations in 639 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 3,500 people and we operate over 400 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
Parking Management Plan
Executive Summary | Acacia Atrium
Orange County
Regional Office
949 South Coast Dr
•Suite 515•
Costa Mesa, CA 92626
O: (714) 695-5959
lazparking.com
2 Angeles. It is headed by John Svendblad, West Coast President, Jared Svendsen, Senior Vice President, and Dane Nielsen, Regional Vice President.
We appreciate the opportunity to work with you and your team and welcome any feedback or questions you may have.
Sincerely,
CHRIS HANDLOS
Director Of Business Development
949 South Coast Dr, Suite 515
Costa Mesa, CA 92626
(805) 314-5857
[email protected]
Parking Management Plan
Table of Contents | Acacia Atrium
3 TABLE OF CONTENTS
Acacia Atrium
Parking Management Plan
Executive Summary ............................................................................................................................................. 1 Table of Contents ................................................................................................................................................ 3 Valet Stacking Operations ................................................................................................................................... 4 Valet Technology Solutions ................................................................................................................................. 8
Parking Management Plan
Valet Stacking Operations | Acacia Atrium
4 VALET STACKING OPERATIONS
LAZ will deliver a premier valet stack operation, complimentary to all patients, aligned with your brand standards and designed to exceed expectations. We operate as true Partners in Parking ™, tailoring our approach to each owner while ensuring every guest experiences a warm, seamless level of care. All costs associated with this valet program will be the responsibility, and borne solely by, the tenants / owners.
Valet Operational Details
The Greeting Zone or valet staging area will be located on the northwest side of the property. To ensure a successful valet stacking operation, LAZ recommends a total of 2 valets on shift to assist valet patrons and to allow for a standard retrieval time of 5 to 7 minutes.
The greeting area will have the capacity to hold 3 vehicles at any one time.
At the end of each shift all valet equipment will be stored and locked inside the building, in an agreed upon area, to ensure the longevity of the equipment. The equipment will be taking in and out each day the valet stacked program is offered by the valet on duty. 30 minutes will be designated for the set up and tear down of such equipment.
Hours of Operation
To anticipate any potential parking deficit for the property and to best use the valet stack spaces, LAZ would recommend hours of service as follows:
Monday Tuesday Wednesday Thursday Friday Saturday Sunday Valet 1 7:30a - 4p 7:30a - 4p 7:30a - 4p 7:30a - 4p 7:30a - 4p OFF OFF Valet 2 8:30a - 5p 8:30a - 5p 8:30a - 5p 8:30a - 5p 8:30a - 5p OFF OFF *30 minute break w ill be provided for all 8 hour shifts
Parking Management Plan
Valet Stacking Operations | Acacia Atrium
5 Valet Parking – Guest Experience (Vehicle Arrival)
The following is the process for greeting guests who choose to utilize the valet stacking services.
• Guests are greeted by a Valet Ambassador in the Greeting Zone. • We train and utilize our guest service practice of G.E.N.I.
Greet Guests 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.
• Guests are 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
• Guests leaves the Greeting Zone and proceeds to their destination
Valet Parking – Guest Experience (Vehicle Departure)
• Guests will have the option to either texts ahead or return to Greeting Zone and presents valet claim check to Valet Attendant to retrieve their vehicle.
• With the use of technology, the Valet Attendant in the Greeting Zone will be notified of the departing vehicle.
• Once confirmed, by texting ahead or by the guest returning to the Greeting Zone, the Valet Attendant will retrieve the vehicle and bring it to the Greeting Zone. The attendant will turn off the vehicle, opens all doors for guest and hand the driver the vehicle keys.
• Guests depart in their vehicle and proceeds toward Acacia Street.
Parking Management Plan
Valet Stacking Operations | Acacia Atrium
6 The approximate location of the Greeting & Departure Zone is shown below as indicated by the red star where the valet podium will be visible to all arriving patrons.
The first three parking stalls (highlighted in red) will be designated as the valet greeting & departure zone.
Guests will pull head-in to these spaces, where they will be greeted by a valet attendant. After issuing a valet ticket and securing the vehicle keys, the valet will promptly relocate the vehicle to the designated valet storage area for parking.
Upon departure, the valet will retrieve the vehicle and return it to the designated greeting and departure zone. The valet will reverse the vehicle in the space to allow for a smooth and efficient exit for the guest toward Acacia Street, minimizing circulation conflicts and ensuring a seamless guest experience.
The blue arrows illustrate the path of travel for valet vehicles from the greeting zone to the valet stacking area, where the vehicles will be stored. The green arrows illustrate the path of travel of valet vehicles from the valet stacking area to the departure zone, where the guest will pick up their vehicle.
The yellow box is the valet stacking area. This area will be properly signed to ensure the space is available for valet during operating hours.
Parking Management Plan
Valet Stacking Operations | Acacia Atrium
7 Valet Stacking Layout
Our valet stacking program is designed to maximize parking capacity and ensure efficient vehicle flow during peak demand periods. Trained valet personnel will safely and strategically stage vehicles in designated stacking areas, allowing for optimal use of available space while maintaining quick retrieval times. This program enhances the guest arrival and departure experience, minimizes congestion, and supports seamless operations while adhering to all site-specific guidelines and safety protocols.
LAZ is confident we will be able to fully maximize the property’s parking space by adding an additional 14 vehicles without impacting or impeding fire lanes, self-park circulation or parking. Valet vehicles will be stacked, as shown below.
Parking Management Plan
Valet Technology Solutions | Acacia Atrium
8 VALET TECHNOLOGY SOLUTIONS
Flash Valet Parking
LAZ Parking is recommending to utilize valet parking
technology to maximizes efficiency and service capabilit ies.
The Flash Valet system provides the ability to track all vehicles, keys, vehicle stages, employees, and all other operations at your fingertips.
The system tracks every parked vehicle, including arrival time, make and model, valet staff, amount and method of payment, and departure time. It will also account for every vehicle payment transaction regardless of the form of payment (cash, credit card, check, front desk). Another important part of this equipment is its ability to manage the productivity of each valet attendant. The system will also minimize costly false claims or substantiate valid claims of vehicle damage with the option to take and sto re time - stamped photos of each vehicle upon arrival or departure. Each picture is automatically linked to the ticket number and stored in the cloud for 30 days.
The Flash Valet system provides the ability to track all vehicles, keys, vehicle stages, employees, and all other operations at your fingertips.
Technology Capabilities
The following are a few of the operational features/benefits of the Flash Valet system:
Vehicle Tracking
Track every parked vehicle, including arrival time, make and model, valet staff, amount and method of payment, and departure time. Know exactly when your busiest times are and who your most efficient runners are.
Parking Management Plan
Valet Technology Solutions | Acacia Atrium
9 Revenue Control
Account for every vehicle payment transaction regardless of the form of payment (cash, credit card, check, front desk, PayPal, or validation). With access to real -time activity information, you can keep an eye on your business and eliminate manual ticket i nventory and end-of-shift reconciliation.
Ticket Scanning & Vehicle Info Entry with VIN Scanning
Automate ticket entry by scanning the barcode on the tickets with the Linea Pro. Eliminate paper-based vehicle tracking, and enter all vehicle information directly into the Flash Valet app. The make, model, color, license number (and more) of the vehicle i s entered into the app and linked to the issued ticket number.
Text Down Feature
Convenience for guests to be able to text down for their car in advance.
Credit Card Swiping & Mobile Payments
Eliminate bulky credit card machines and accept credit cards at the curb by swiping them with the Linea Pro. Offer your customers the luxury of paying and tipping from their mobile phones with mobile payments.
Time and Attendance
Manage your employees’ time and attendance with integrated payroll processing—including a GPS location tracker for clock-ins.
Vehicle Pictures
Eliminate costly false claims or substantiate valid claims of vehicle damage with the option to take and store time -stamped photos of each vehicle upon arrival or departure. Each picture automatically links to the ticket number and stored in-cloud for 30 days.
Guest Surveys
Keep your finger on the pulse of your customers’ experience with automatic surveys.
Customers that take advantage of the mobile request feature will be prompted to rate the quality of service.