traffic and parking assessment report · the kennards self-storage site is located at the south...

PROPOSED KENNARDS SELF STORAGE FACILITY 2C HUME HIGHWAY, CHULLORA TRAFFIC AND PARKING ASSESSMENT REPORT Report for Kennards Self Storage Pty Ltd

DOBINSON & ASSOCIATES Pty Ltd Management & Transport Consultants

38/59 Macquarie Drive, Cherrybrook NSW 2126 Ph: (02) 9481 0453 Mobile: 0419 227 466

Email: [email protected]

September 2015

Kennards Self Storage, Chullora

DA- Kennard’s Self Storage, Chullora-28/09/15

2

TABLE OF CONTENTS 1. INTRODUCTION 2. PROPOSED DEVELOPMENT 3. PARKING ASSESSMENT 4. TRAFFIC ASSESSMENT

Traffic Count Data Thursday 27th August 2015

LIST OF ILLUSTRATIONS

Site Location

Site Survey

DRAWINGS

Site Layout granted Development Consent 10 February 2009 by Strathfield Council and 28th July 2009 by Bankstown City Council

Proposed Site Layout

Proposed Site Layout with Truck Turning Path superimposed



3

1. INTRODUCTION This report has been prepared to accompany a development application to Strathfield Municipal Council and Bankstown City Council for a Kennards Self-Storage Facility at 2C Hume Highway, Chullora. The location is shown on the map below.

It is a fresh proposal for a Kennards’ only self-storage facility at the site of a previous proposal for a Kennards’ self-storage facility plus car service workshop and refreshment kiosk at this site which received development consent on 10th February 2009 from Strathfield Council and 28th July 2009 from Bankstown City Council but did not proceed and the consent lapsed.

This report relies on information provided by the architect and a previous site visit and it draws on the previous Parking and Traffic Report of 20071 and on that information only. It takes into account discussions with Council and the Roads & Traffic Authority (now RMS) at that time.

This report - • provides details of the proposed development. • reports the nature of the road network adjacent to the site and traffic and parking controls

on those roads. • assesses the adequacy of the parking for the development, and • provides an assessment of the traffic generation with the proposed development and its

impact on the road network. 2. PROPOSED DEVELOPMENT

Site The Kennards Self-Storage site is located at the south western corner of the Hume Highway and Worth Place, Chullora; it is bounded by and has frontage to the Hume Highway to the south-east, Worth Place to the north-east, Beaufort Place to the north-west and City Ford to the south-west. The site is vacant. The area is surrounded by industrial/commercial development with RailCorp on the opposite side of Worth Place.

The site is ‘L’ shaped with a frontage of about 63 metres to the Hume Highway, 50 metres to Worth Street and 85 metres to Beaufort Place, with a site area of 9,161 m2. The site survey is shown below.

Access to the site is available from Worth Street and Beaufort Place; a roundabout forms the intersection of these two roads with a fourth leg providing access to RailCorp.

As indicated, the site development received development consent on 10th February 2009 from Strathfield Council and on 28th July 2009 from Bankstown City Council for a Kennards self-storage facility of 7,225 m2 gross floor area (GFA) plus a car service workshop and refreshment kiosk. The layout for that development is shown below.

Proposed Development The proposed development involves establishment of a new Kennards Self-Storage facility with 4 buildings of some 9,032 m2 gross floor area (GFA). No car service workshop or refreshment kiosk is now proposed.

The new development comprises 4 buildings: 1 Proposed Kennards Self Storage Facility2C Hume Highway, Chullora. Traffic and Parking Assessment Report, Dobinson & Associates Pty Ltd, November 2007



4

o Building A of 4 floors fronting Beaufort Place of 6,536 m2 GFA yielding 500 storage units of 5,165 m2 net leasable area (NLA) of self-storage.

o Building B with a single floor fronting the corner of Worth Place and Beaufort Place of 482 m2 GFA yielding 18 storage units of 443 m2 NLA of self-storage. It also accommodates the office administration of 120 m2 GFA.

o Building C with 2 floors fronting Worth Place of 1,778 m2 GFA yielding 111 storage units of 1,429 m2 NLA of self-storage

o Building D of 236 m2 GFA fronting Beaufort Place with a single floor yielding 10 storage units of 236 ??m2 NLA of self-storage.

There is also an open area for storage of vehicles and equipment along the site frontage to the Highway providing 14 spaces of 353 m2 GFA and NLA. This yields a total NLA of 7,626 m2.

All parking for the development will be accommodated on site. 5 parking spaces (including 1 disabled space) are provided outside the Kennards secure storage area for customers arranging to lease storage space.

Parking for staff and storage unit patrons delivering or picking up goods is alongside storage buildings in common with other Kennards Self-storage facilities. The roadway alongside Building A can accommodate up to 8 parked vehicles either side without any obstruction to movement of traffic along the one-way roadway along both sides. Likewise, the roadway area alongside Building B can accommodate up to 3 parked vehicles, Building C, 5 parked vehicles and Building D up to 3 parked vehicles. This adds to up to 27 parked vehicles.

The storage areas are made secure by gates which can only be activated by staff and storage unit patrons who are provided with cards to do so.

A combined entry/exit is proposed from Worth Place and a similar combined entry/exit from Beaufort Place. These accesses lead to one-way roadways along both sides of Building A and the west side of Building D, with other roadways alongside the other buildings being two-way.

The proposed layout is shown in Drawing 15-028, DA02/D below. The swept path for an 8.8 metre medium rigid vehicle, the largest expected to patronise the site, is shown as overlay on the proposed layout in Drawing 15-028, DA03/A below. 3. PARKING ASSESSMENT

Existing Kerbside Parking Restrictions The existing kerbside parking restrictions that apply adjacent to the site comprise: • “No Stopping” restrictions along both sides of the Hume Highway across the

intersection with Worth Place and thence “No Parking” beyond that north and south with “Clearway 6-10 a.m. Mon to Frid.” on the west side.

• “No Stopping” restrictions around the turns into and out of Worth Place at the Highway, otherwise no kerbside restrictions. However as Worth Place is marked as two lanes each way there is no tendency to park.

• “No Parking Exit on Right” across exit on western side of Beaufort Place and thence “No Standing” to south thereof on western side of street, thence there are no further kerbside restrictions in Beaufort Place.



5

Council Car Parking Code and Surveys of Storage Facilities The Strathfield Council Car Parking code2 (DCP 2005) provides parking requirements as set out below: • Office and Commercial – 1 space per 40 m2 gross floor area (GFA), where, Gross floor area (GFA) The sum of the area of each floor of a building where the area of each floor is taken to be the area within the outer face of the external enclosing walls as measured at a height of 1400 mm above each floor level excluding: o Columns, fin walls, sun control devices and any elements, projections or works outside the general line of the outer face of the external walls; o Lift towers, cooling towers, machinery and plant rooms, and ancillary storage space and vertical air-conditioning ducts; o Car-parking needed to meet any requirements of the Council and any internal access thereto; and o Space for the loading and unloading of goods.

The Council Code specifies no requirements for a self-storage facility. Self-storage facilities have a low parking demand lower than warehouses and the like. As Council Parking Codes generally provide no guide to parking requirements of self-storage facilities, a study was commissioned by the Self-Storage Association of Australia Pty Ltd to provide better guidance on parking needs at these facilities. Aurecon Australia Pty Ltd undertook the study3 of self-storage facilities in cities and towns in NSW, Queensland, South Australia, Victoria and Western Australia for the Self-Storage Association of Australia Pty Ltd and recommended parking for self-storage facilities related to maximum leasable area (MLA) as set out below. (Note MLA directly relates to NLA)

However a superior guide is provided by a direct relationship with existing Kennards Self-Storage facilities. In this respect surveys of Kennards Self-Storage facilities in NSW have shown the parking requirements as set out in the table below.

2 Strathfield Development Control Plan (DCP) 2005, Strathfield Municipal Council 3 May 2006 (most recent amendment July 2015), Part 1 – ‘Provision of Off Street Parking Facilities’ 3 Study Results and Findings. Self-Storage Facility Traffic and Parking Study. Prepared for Self Storage Association of Australia, Aurecon Australia Pty Ltd, 8 July 2009, Reference 388511443, www.aurecongroup.com.au



6

Item Guildford Feb. 07

Thornleigh Sept 05

Wetherill Park

Sept. 05

Camper- down

Aug 06

Sandgate Sept 05

Prospect Sept. 09

Net rentable storage area

6,797 m2 6,658 m2 6,800 m2 7,800 m2 5,900 m2 7,354 m2

Peak parking demand # storage patrons

# customers # staff

7 8 2

13 3 1

8 3 2

27 7 2

7

12 2 2

Notes: 1. In the above table differentiation between persons parking at the site represents:

# Storage unit patrons are persons who have rented storage units and are visiting the site to deliver goods to the unit, collect goods from the unit or inspect good stored in the unit - they are usually relatively regular visitors

# Customers are persons visiting the office on site to arrange rent of storage units, discuss storage issues, collect boxes for storage of goods and the like; they provide a service function, sales are a minor function and mostly related to existing storage patrons.

# Staff are employees on site located in the office. Most Kennard sites operate with a single staff member but larger sites carry 2 staff at periods of peak demand.

2. The stay of storage patrons at Wetherill Park varied from a few minutes to over an hour with an average of about 16 minutes.

3. Guildford, Wetherill Park and Sandgate are ranch style facilities where storage patrons park in aisles alongside units. Camperdown is an inner city multi storey facility. Thornleigh and Prospect are low level, one, two and three storey facilities in suburban locations; Thornleigh has no aisle parking, Prospect has some.

The survey data from existing Kennard’s self-storage facilities yields an average parking demand as shown below:

o Storage patrons – 1.79 spaces per 1,000 m2 NLA o Customers – 0.65 spaces per 1,000 m2 NLA o Staff – 0.29 spaces per 1,000 m2 NLA. Note this covers the requirement for parking

for the office.

Parking Required The Self-storage facility has an office of 120 m2 GFA and a leasable storage space (NLA) of 7,626 m2. (Note office parking for staff is included in the criteria above.)

The above information indicates a parking requirement for the self-storage facility of: • Parking for storage patrons – 7,626 m2 x 1.79/1000 m2 = 13.6, say 14 spaces. (Note

Aurecon Aust. table 5-7 indicates a requirement for 6 spaces) • Parking for customers booking storage space or buying storage boxes – 7,626 m2 x 0.65

/1000 m2 = 5 spaces • Parking for staff – 7,626 m2 x 0.29/1000 m2 = 2.2, but Kennards’ facilities operate with

a maximum of 2 employees requiring only 2 spaces. This yields a total parking requirement for 21 spaces. Note Aurecon Aust. table 5-7 indicates

a requirement for 11 spaces.



7

Proposed Parking The proposed parking comprises: • 5 marked car parking spaces alongside the entry from Worth Place for visitors (includes

1 disabled space) • Parking alongside storage building for staff and storage patrons. Building A that can

accommodate up to 16 cars spaces alongside, Building B-3 spaces, Building C-5 spaces, and Building D-3 spaces, a total of up to 27 spaces.

The proposed storage and parking meets the criteria above indicating sufficient parking capacity on site.

Vehicles to self-storage facilities generally comprise cars, cars with trailers, vans and the like with few heavy vehicles other that a few medium rigid trucks. The path for an 8.8 metre rigid truck, the largest vehicle generally using self-storage facilities is shown on drawing 15-028,-DA03,/A to indicate accessibility to the storage units. 4. TRAFFIC ASSESSMENT

Road Hierarchy The road hierarchy in the vicinity of the site is indicated in the map below. The Hume Highway, a State Road, adjacent to the site provides the major north-south arterial road for the area, linking the area to the Sydney arterial and motorway network. This is a six lane divided road with right turn bay and left turn slip lane into Worth Place. The intersection is signalized. Roberts Road, a State Road, to the east forms part of Ring Road 3 linking the site to Mona Vale in the north and Hurstville to the south. Joseph Street, a State Road, to the west forms part of Ring Road 5 linking the site to Parramatta to the north and Sutherland to the south. Worth Place is a local road joining Muir Road and linking the site through to Joseph Street. It is a 4 lane divided road past the site, providing 2 lanes in each direction 7.5 metres wide with a 1.4 metre median. The intersection with Beaufort Place is a two lane roundabout. Beaufort Place is a 4 lane undivided local road 12.8 metres between kerbs with parking permitted each side making it a two-lane, two-way road; it is cul-de-sacced at its western end

Existing Traffic Controls The existing traffic controls which apply to the road network in the vicinity of the site are: • a 70 km/h Speed Limit on the Hume Highway past the site. • a 60 km/hr Speed Limit on Worth Place past the site. • 50 km/hr Speed Limit on local roads in the area including Beaufort Place. • Traffic Signals at intersection of the Hume highway and Worth Place. • A two lane roundabout at the intersection of Worth Place with Beaufort Place and the

access to RailCorp with a roundabout sign in Beaufort Place in approach to Worth Place. • A central raised median in the Hume Highway • a central raised median in Worth Place

Existing Traffic Conditions An indication of existing traffic conditions on the road network in the vicinity of the site is provided by a traffic survey at the Worth Place/Beaufort Place/RailCorp roundabout on Thursday 27th August 2015. A copy of the survey information is presented below.



8

The traffic survey revealed that: • Worth Place past the site carried:

o 291 vehicles per hour (vph) south-eastbound during the weekday morning peak hour, 7.30-8.30 a.m. and 356 vph north-westbound.

o 385 vph south-eastbound during the weekday afternoon peak hour, 3.45-4.45 p.m. and 411 vph north-westbound.

• Beaufort Place at the site carried: o 11 vph two-way during the weekday morning peak hour, 7.30-8.30 a.m. o 9 vph two-way during the weekday afternoon peak hour, 3.45-4.45 p.m.

• The Worth Place/Beaufort Place roundabout throughput was: o 661 vph in the morning peak hour 7.30– 8.30 a.m o 801vph in the afternoon peak hour 3.45 – 4.45 p.m.

The flow through the roundabout during the a.m. and p.m. peak hours is shown in the diagrams below.

Access Arrangements The proposed combined entry/exit from Worth Place is 7.6 metres wide and available to all users of the site. The combined entry/exit from Beaufort Place is 7.6 metres wide but only available to lessees of self-storage Units and staff although access may be provided for visitors by staff on duty. Clear sight of 50 metres is available back to the signals at the Highway from the exit in Worth Place and 100 metres from the exit to the roundabout in Beaufort Place. This may be compared with the minimum sight required by AS/NZ 2890.1 (2004) of 45 metres for 50 km/hr which would be the highest speed of travel past both accesses.



9

Traffic Generation The Roads and Maritime Services (RMS) Guide to Traffic Generating Developments4 is the best guide to traffic generation potential of developments. However the RMS Guide does not cover generation of self-storage facilities which are low traffic generators. Reliance is therefore placed on gate log data from existing Kennards Self-Storage facilities. Data for a number of sites is shown in the table below.

Item Guildford Feb. 07

Thornleigh Sept 05

Wetherill Park

Sept. 05

Camperdown Aug 06

Sandgate Sept 05

Prospect Sept 09

Net rentable area for storage (m2)

6,797 6,658 6,800 7,800 5,900 7,354

Peak traffic generation vtph Weekday a.m Weekday p.m.

Weekend

10 11 12

19 10 14

10 10 12

24 23 21

14 10 15

25 20 26

vtph = vehicle trips per hour

This data indicates generation for Kennards self-storage facilities as shown below. o Weekday a.m. peak hour – 2.47 vtph per 1,000 m2 NLA o Weekday p.m. peak hour – 2.11 vtph per 1,000 m2 NLA o Weekend day peak hour – 2.42 vtph per 1,000 m2 NLA

The development now proposed will comprise 7,626 m2 NLA Kennards self-storage with 120 m2 GFA office. Note the staff component of the above summary of Kennards existing sites represents generation from the office area. Using the above data from the Kennards’ sites, traffic generated by the proposed self-storage facility is assessed as:

o Weekday a.m. peak hour – 7,626 m2 NLA x 2.47 vtph per 1,000 m2 NLA = 18.8, say 19 vtph (11 entering, 8 departing)

o Weekday p.m. peak hour – 7,626 m2 NLA x 2.11 vtph per 1,000 m2 NLA = 16.1 say 17 vtph (6 entering, 11 departing)

o Weekend day peak hour – 7,626 m2 NLA x 2.42 vtph per 1,000 m2 NLA = 18.5, say 19 vtph. (9 entering, 10 departing)

In contrast, the development consent for the Kennards aerial facility with car service workshop, calculated on a similar, basis would generate –

o Weekday a.m. peak hour - 4,994 m2 NLA Kennards x 2.47 vtph per 1,000 m2 NLA + 5 vtph workshop = 17.3, say 18 vtph

o Weekday p.m. peak hour - 4,994 m2 NLA Kennards x 2.11 vtph per 1,000 m2 NLA + 5 vtph workshop = 15.5, say 16 vtph

o Weekend day peak hour - 4,994 m2 NLA Kennards x 2.42 vtph per 1,000 m2 NLA + 0 vtph workshop = 12.1, say 13 vtph (workshop does not operate at weekends)

4 Guide to Traffic Generating Developments, Version 2.2. Roads & Traffic Authority (RTA) October 2002



10

This indicates that the site generation is small with almost no difference on weekdays to that for the earlier proposal and only minor difference on weekends when traffic is significantly less in this industrial area. Traffic Impact on Road Network It is assumed that 50% of generated traffic comes and goes east and 50% west, while all customers enter and leave at Worth Place and all self-storage patrons and staff use the Beaufort Place entry/exit. Thence traffic assignment for generated traffic in the three periods above is shown below.

Beaufort SITE Place Hume 6 7 7 Highway 5 2 3 2 4 3 8 4 6 3 4 3 3 3 4 3 2 3 5 2 3 1 3 2 1 2 2 Worth Place 1 2 1 3 2 3 1 3 2 3 2 3 1 - Weekday a.m. 1 – Weekday p.m. 1 – Saturday midday

The increase in flow north-westbound in Worth Place is 6 vph in the a.m. peak hour and 4 vph in the p.m. increasing flow in that direction from 356 to 362 vph in the a.m. peak hour and from 411 to 415 vph in the p.m. These increases, 1.6 % in the a.m. peak hour and 1% in the p.m. would have insignificant impact on operation of that road. Increased flow from the Highway in the a.m. peak hour is 5 vph south west to north west and 3 vph north east to south west which are so low as to cause no significant impact on either road. With the intersection signalised there are no weaving manoeuvre conflicts. Flow through the roundabout at Worth Place/ Beaufort Place would increase by 16 vph from 661 vph to 677 vph (2.4%) in the a.m. peak hour and by 15 vph in the p.m. (1.9%) which would have insignificant impact on operation of the roundabout. There is little traffic in Beaufort Place now and the small increase with the development would make little difference to the operation of that street. In this industrial area, weekend traffic is much lighter with even less impact at that time from the small increased flow from the proposed self-storage facility. Overall the increase in traffic from the development site would have minimal impact on traffic operation, specifically on the two lanes each way in Worth Place and the two lane roundabout at Worth Place/Beaufort Place. 5. IN SUMMARY

Adequate parking facilities are provided on site for patrons of the self-storage facility, for staff and for patrons of storage space.

Traffic generation on weekdays is changed little from the previous proposal which received development consent on 10th February 2009 from Strathfield Council and 28th July 2009 from Bankstown City Council and will have minimal impact on traffic operation of Worth Place, Beaufort Place or the roundabout at the intersection of these two roads.



11

Traffic Count Data 27th August 2015



12



13



14



15

ILLUSTRATIONS Site Location Site Survey

DRAWINGS


Proposed Site Layout Proposed Site Layout with Truck Turning Path superimposed



16

Site Location



17

Site Survey



18




19

Proposed Site Layout



20

Proposed Site Layout with Truck Turning Paths superimposed

traffic and parking assessment report · the kennards self-storage site is located at the south...

Documents