Original Application Part 5 - Traffic Impact Assessment Report [As Published] · 132008.1787

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Seahaven Resort, Cc Cardno

 

Noosa Heads, Traffic Impact Assessment Eppell Olsen
1.0 INTRODUCTION 3
1.1. Background 3
1.2 Scope of Report 4
2.0 EXISTING SITUATION 5
2.1. Site Location and Use 5
2.2 Surrounding Road Network 5
3.0 PROPOSED DEVELOPMENT 6
3.1 Site Use 6
3.2 Site Access 6
3.3. Required Car Parking Quantum 7
3.4. Proposed Car Parking Quantum 8
3.5 Parking Spaces for People with Disabilities 9
3.6 Motorcycle Parking 9
3.7. Servicing 10
3.8 Car Park Layout 10
4.0 TRAFFIC ANALYSIS 11
4.1 Existing Site Use 11
4.2 Traffic Generation and Distribution 11
5.0 PEDESTRIAN , CYCLIST AND PUBLIC TRANSPORT PROVISIONS 12
6.0 CONCLUSIONS 13
6.1 Context 13
6.2 Car Parking Provision and Layout 13
6.3 Traffic Impacts 13
6.4 Pedestrian, Cyclist and Public Transport Requirements 14
6.5 Summary 14

 

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Seahaven Resort, ) Cardno
Noosa Heads, Traffic Impact Assessment Eppell Olsen

TABLES:

3.1 Proposed Site Usage

3.3 Required Parking Quantum
3.4 Proposed Parking Quantum
41 Existing Traffic Generation
4.2 Proposed Traffic Generation

FIGURES:
11 Site Location

APPENDICES:

A Proposed Car Parking Layout And Access

B AutoTURN Assessment of Vehicular Movements
Cc Pedestrian/Vehicle sightline

 

Document Control
Seahaven Resort, Noosa Heads,
Traffic Impact Assessment

 

 

 

 

 

Author Reviewer
Version Date
Name Initials Name Initials
30 September . a
Draft 2008 Stephen Harkins - i { LL Brett McClurg Qu
1 08 October 2008 Stephen Harkins aM I Brett McClurg Qu .
2 09 October 2008 Stephen Harkins a \ Brett McClurg Vu .

 

 

 

 

 

 

 

"© 2008 Cardno All Rights Reserved. Copyright in the whole and every part of this document
belongs to Cardno and may not be used, sold, transferred, copied or reproduced in whole or
in part in any manner or form or in or on any media to any person without the prior written
consent of Cardno.”

 

CE005883 091008 smh ii

 

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Seahaven Resort, Cc Cardno
Noosa Heads, Traffic Impact Assessment Eppell Olsen

1.0 INTRODUCTION

11 Background

Cardno Eppell Olsen has been commissioned by Seahaven Development Pty Ltd to provide a
Traffic Impact Assessment (TIA) as part of a proposed Development Application to Sunshine
Coast Regional Council for the redevelopment of the Seahaven Resort, 9 — 21 Hastings
Street, Noosa Heads.

The redevelopment will consist of 20 visitor accommodation units sitting above frontage retail
and restaurants, and associated access and basement parking provision.

An overview of the site location is shown in Figure 1.1 below.

Site Location

   

 

Development
Site

 

 

 

 

 

 

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Seahaven Resort, Cc Cardno

Noosa Heads, Traffic Impact Assessment Eppell Olsen

 

1.2 Scope of Report

The site is currently of a resort nature and this Traffic Impact Assessment covers the following
aspects of its redevelopment:

. existing traffic conditions at the site in terms of traffic generation, distribution, and
parking provision;

. the impacts of traffic generated from the proposal compared to existing conditions;

. access to the proposed site;

. future on-street conditions;

. internal traffic arrangements (car park layout);

. service vehicle arrangements;

. parking provision;

. the impacts of the proposal on pedestrian, cycling and public transport.

 

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Seahaven Resort, ) Cardno
Noosa Heads, Traffic Impact Assessment Eppell Olsen

2.0 EXISTING SITUATION

21 Site Location and Use

The site is located at 9 — 21 Hastings Street, Noosa Heads. It is currently operated as the
Seahaven Resort and consists of:

. 48 one and two bedroom units (66 keys);

. 12 retail tenancies including 2 restaurants fronting Hastings Street;
. a ground floor reception area/front office;

. a single vehicular access;

. on-street servicing;

e basement parking for 70 cars.

It is important to recognise that the proposed development will result in fewer units and
fewer/lesser retail tenancies/space. As a result, fewer car spaces are proposed.

2.2 Surrounding Road Network

The development site is adjacent to Hastings Street, Noosa Heads, which is a two lane road
with on-street parking and loadings bays which are protected by kerb build-outs. Hastings
Street is a cul-de-sac which provides access to the frontage resort-style accommodation and
retail. It is best described as a “Main Street” hence it is desirable to discourage significant
traffic volumes/speed and to encourage an appropriate balance between on-street parking,
traffic movement, property access, pedestrian facilities, cycle movement and loading
arrangements.

 

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Seahaven Resort, Cj ) Cardno

Noosa Heads, Traffic Impact Assessment Eppell Olsen

3.0 PROPOSED DEVELOPMENT

The redevelopment of the site will result in frontage dining and retails tenancies, with 20 visitor
accommodation units located on the floors above. The site will have one vehicular access for
retail, staff and residents parking. It is proposed that this car park be fully accessible to the
public during business hours.

3.1 Site Use

The types and sizes of each use of the development are shown below in Table 3.1.

 

 

 

 

 

 

Table 3.1 Proposed Site Usage
Proposed Usage Yield
Shops/Retail 476sq.m (use area)
Food & Beverage 253sq.m (use area)
Visitor Accommodation Units 20 Units
Office Space (associated with the units) 25sq.m (use area)

 

 

 

The proposed location and layout of these uses is shown at Appendix A.
3.2 Site Access

Vehicular access to the site will be by way of a new footpath crossover on Hastings Street. It
will be the only vehicular access and will be suitable for two-way car movements through to
the basement parking at the rear of the site. This will replace the existing crossover.

Sight distance between traffic on Hastings Street and the site access is restricted by the
presence of outdoor seating to the west of the access. However, it is considered that given
the low speed nature of Hastings Street, the presence of build-outs and on-street parking and
the impacts on general traffic by other property accesses, that this will not cause a safety
problem in this location.

‘An assessment of the width of the site access and opposing vehicular movements has been
undertaken using AutoTURN and this indicates that the site access allows for suitable two-way
entry and exit for car types B85 and B99. The results are shown at Appendix B.

At the proposed crossover the existing on-street parking bay needs to be removed. The sight
distance between vehicles entering/exiting the site and pedestrians on the footpath is within
the Australian Standards for off-street car parking, and shown at Appendix C.

 

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Cardno

Seahaven Resort,
Eppell Olsen

Noosa Heads, Traffic Impact Assessment

GC

The site access i.e. porte cochere area, will also accommodate 2 parking bays which are to be
used specifically as valet bays for residential parking. This will operate by allowing residents
to alight their vehicle so as it can be parked by a member of the resort staff within the
residential parking bays within the site car park. The 2 bays provide suitable capacity to
maintain entry access for retail and staff parking.

3.3 Required Car Parking Quantum

Car parking has been assessed against the parking rates set out in the Noosa Plan, as
amended in March 2008. For each of the individual land uses and yields proposed, the
required parking quantum is detailed in Table 3.3.

 

 

 

 

 

 

 

Table 3.3 Required Parking Quantum
[ : . Required
U Y P.
se Proposed Yield arking Rate Parking
1 space per 20sq.m, or part
thereof, of use area for
areas up to 100sq.m (excluding
outdoor dining area); AND
476sq.m total ues 1 space per 15sq.m or part
area of combined thereof of use area for areas
Shops/Retail retail areas (no single | in excess of 100sq.m (excluding 24 Spaces
retail unit is over outdoor dining area); AND
100sq.m)
1 space per 10 sq.m or part
thereof of any outdoor dining area
on the property (outdoor dining on
the road reserve will not
contribute to this calculation)
219sq.m including
outdoor dining and 1 space per 10sq.m, or part
ina for kitch thereof, of use area and
accounting for kitchen | — oytdoor dining area (excluding
Food & and food storage kitchen and food 22 Spaces
Beverages areas (taken as 30% storage areas) on the property P
of indoor food & (outdoor dining on the road
beverage area (use reserve will not contribute to this
calculation)
area))
For motels & guesthouses — 1
space per accommodation unit or
Visitor 20 Accommodation P guest room; AND 20 i
accommodation units 28
1 space per 10 accommodation paces
units.
Total Required 68 Spaces

 

 

 

 

Note that this represents a summation of each component considered in isolation and
therefore is not appropriate given the mixed use nature of the proposal.

 

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Seahaven Resort, Gq Y Cardno

Noosa Heads, Traffic Impact Assessment Eppell Olsen

Although the units will be residential, their nature and operation will be more akin to that of
visitor accommodation i.e. short-stay visits and minimal numbers of visitors. As such the units
have been assessed as visitor accommodation for residents and residents’ visitor parking
requirements.

The food and beverage and retail use areas requirements have been assessed as stand-alone
tenancies. As per the Noosa Plan, the kitchen areas have not been counted towards the use
area for food and beverage parking requirements.

The office space shown at Appendix A is ancillary to the visitor accommodation units and is
therefore not included in the parking requirement calculations.

3.4 Proposed Car Parking Quantum

Under the development proposal the provided parking quantum is detailed in Table 3.4.

 

 

 

 

 

 

Table 3.4 Proposed Parking Quantum

Land Use Parking Provided

Retail and Food & Beverages 41

(staff and visitors)

Residential Units 23

Office Space Associated with the Units 2

Bays for People with Disabilities 2

5 68 spaces
Total Bays Provided (plus 2 valet spaces)

 

 

 

 

For the proposed redevelopment, the proposed parking quantum of 68 spaces matches the
required parking quantum.

As discussed in the previous sub-section, the units have been assessed as being visitor
accommodation similar to that of a motel owing to the expected short-term duration of resident
stay and limited visitor demand. It should be noted that all existing residential accommodation
in Hastings Street has been assessed and approved at the parking rate of 1 car per unit, as
this was the requirement under the Superseded Planning Scheme. This rate has also been
accepted by Council for new developments in Hastings Street under the Noosa Plan.
However, owing to the shorter term nature of residents’ visits to the proposed units, they have
been assessed as being visitor accommodation which has a higher parking rate than that of
the Superseded Planning Scheme.

As discussed in Section 3.3, the office space is considered as ancillary to the residential units
and is therefore not included in the proposed parking provision calculations.

 

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Seahaven Resort, q ) Cardno

Noosa Heads, Traffic Impact Assessment Eppell Olsen

It should be noted that the requirements for retail and dining use areas have been treated as
stand-alone sites and therefore do not take account of cross-utilisation i.e. a visitor parking
undertaking trips to multiple retail tenancies. Within this type of proposed mixed-use
development, cross-utilisation can conservatively be estimated to be 20% between the food
and beverage, and retail tenancies. Such cross-utilisation would reduce the requirement from
46 spaces for both uses to 37 spaces.

In total, by taking account of cross-utilisation between the frontage tenancies, the parking
requirement is considered to be only 59 spaces compared to the proposed 68 spaces.

The proposed site also provides a higher proportion of parking provision compared to the
existing use and is therefore expected to provide further parking opportunities for visitor
parking.

A tandem layout has been proposed solely for residents and staff bays as it is considered the
valet service that will be provided to residents negates the requirement for single bays, and
long-stay staff parking is also conducive to this arrangement.

Therefore it is sufficient and considered that the proposed parking provision for this
redevelopment is appropriate.

3.5 Parking Spaces for People with Disabilities

Reference is made in the Noosa Plan to the Australian Standards with regard to parking bays
for people with disabilities. The provision of suitably dimensioned bays has been made and
accounts for more than 2% of the total parking provision. The bays are located close to an
accessible entrance into the development and to the retail frontages and are therefore
appropriate.

3.6 Motorcycle Parking

The site layout plan, shown at Appendix A, proposes two car parking spaces which would be
allocated for staff parking only (labelled as “small car” at Appendix A). It has also been shown
as an option to convert the small car space to motorcycle parking. Effectively, one “small” car
parking space would provide capacity for two motorcycle spaces in an end-on layout or 3
spaces if perpendicular to the adjacent car space. As there is 41 car parking spaces proposed
relating to the frontage tenancies, it is recommended that the two car spaces described above
be used for motorcycle parking, which would provide up to 6 motorcycle spaces.

 

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Seahaven Resort, C Cardno

Noosa Heads, Traffic Impact Assessment Eppell Olsen

 

There are 41 spaces proposed for the frontage tenancies and within the Noosa Planning
Scheme Policy 26 (Motorcycle & Motor Scooter Parking) the requirement for motorcycle
parking is 1 motorcycle space per 10 car parking spaces or part thereof. The further
reallocation of car to motorcycle spaces described above would meet motorcycle requirements
sufficiently.

Its net effect on the proposed car parking quantum would be the removal of two car spaces,
and provision of 4 or more motorcycle spaces (which provides a credit value of 1 car space)
resulting in an overall equivalent car parking provision of 67 spaces (plus 2 valet drop-off
spaces) compared to the effective requirement of 59 spaces as detailed in Section 3.4.
Therefore it is considered that the further allocation of motorcycle described above is suitable
for this development.

3.7 Servicing

Servicing of the frontage retail/dining and the serviced residential units will be by way of on-
street loading from a proposed loading zone adjacent to the site on Hastings Street. As with
existing practice, there will be no internal loading bays.

A possible location for this loading zone would involve the relocation of the existing build-out
located at the eastern end of the development site to assist in refuse collection. In practical
terms, should construction of the proposed development proceed, it is likely that a temporary
removal of the build-out will be required to allow construction access and to protect the build-
out materials.

3.8 Car Park Layout

The layout of the car park allows for two-way movement of vehicles by provision of 6.2m aisle
widths. There is a proposed turning area to allow the 3-point turn of vehicles. This is located
at the end of the proposed retail section of parking as parking beyond this point will be
reserved for residents and staff. Appendix B shows suitable vehicle tracks demonstrating the
manoeuvres.

The provision of tandem bays is exclusively for staff and for the valet service residents parking
area at the end of the car park aisle and will be signed accordingly so as not to be used by the
public.

The parking spaces are suitably dimensioned in length and width at above 5.4m x 2.6m
(except for 2 “small car” spaces which are 2.4m wide and will be set aside either for staff use
or motorcycle parking). Structural columns are not located within the parked vehicle
envelopes thereby allowing appropriate access to vehicles. The layout is therefore considered
suitable.

 

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Seahaven Resort, Cc ) Cardno

Noosa Heads, Traffic Impact Assessment Eppell Olsen

4.0 TRAFFIC ANALYSIS

41 Existing Site Use

The existing Seahaven Resort is located at 9-21 Hastings Street, Noosa Heads. It consists of:

. 48 one and two bedroom units (66 keys);

. 12 retail tenancies including 2 restaurants fronting Hastings Street;
. a ground floor reception area/front office;

. a single vehicular access;

. basement parking for 70 cars.

4.2 Traffic Generation and Distribution

The traffic generated by the existing Seahaven Resort is shown in Table 4.1 below, with use
areas for retail and dining taken from the site’s sales document.

 

 

 

Table 4.1 Existing Traffic Generation
Daily Two-Way Trips AM Peak Hour Trips_ PM Peak Hour Trips_
Arriving Departing Arriving Departing
736 29 44 44 29

 

 

 

 

 

 

 

Using the same generation rates, the traffic generated by the proposed development will be of
a lower scale to the existing site due to the reduction in the number of units and in the use
area for retail and dining. The proposed traffic generation is shown below in Table 4.2.

 

 

 

Table 4.2 Proposed Traffic Generation
Daily Two-Way Trips AM Peak Hour Trips_ Ee Peak Hour Trips |
Arriving Departing Arriving Departing
416 17 25 25 17

 

 

 

 

 

 

 

It is expected that the distribution of generated traffic from the site on to the external road
network will be the same as existing. Due to the significant reduction in expected traffic
generated by the proposed redevelopment, it is not considered necessary to undertake an
assessment of traffic impacts on the road network.

 

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Seahaven Resort, ) Cardno
Noosa Heads, Traffic Impact Assessment Eppell Olsen

5.0 PEDESTRIAN , CYCLIST AND PUBLIC TRANSPORT PROVISIONS

Proposed pedestrian facilities consist of access by ramp and stairs to the Hastings Street
footpath. The proposal has no negative impacts on this footpath.

The Noosa Plan states that bicycle parking by provided at a rate of 1 bicycle parking space
per 50sq.m if Entertainment or Dining or per 100sq.m of gross floor area (GFA) for Retail Type
2 (shop & salon).

There is a GFA of 504sq.m for the Retail Type 2 and 255sq.m for Entertainment or Dining
tenancies. If assessed as stand-alone tenancies, this leads to a required bicycle parking
quantum of 11 spaces. However, as with the car parking for the frontage tenancies, cross-
utilisation can be considered to reduce this bicycle parking requirement. It is therefore
considered that the bicycle parking provision of 10 spaces as shown at the “Bike Store” at
Appendix A is suitable for this development.

The site is in close proximity to bus services at the Hastings Street, Noosa Heads transit
centre and is therefore considered to be served sufficiently by public transport.

 

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Seahaven Resort, qc Cardno
Noosa Heads, Traffic Impact Assessment Eppell Olsen

6.0 CONCLUSIONS

6.1 Context

The proposed redevelopment of the Seahaven Resort will result in a reduced traffic and
parking demand from the lower number of units and retail areas proposed.

6.2 Car Parking Provision and Layout

The proposal provides parking of 68 spaces (including some tandem spaces) with a further 2
spaces for valet service drop-off areas. This is compared to a car parking requirement of 68
spaces. It should be noted that with the likelihood of cross-utilisation of parking between the
various frontage tenancies it is considered that this requirement will reduce by 20% i.e. from
46 spaces to 37 spaces (for frontage tenancies) giving an effective parking requirement of 59
spaces compared to the proposed 68 spaces. Therefore it is considered that this proposal
meets the actual parking requirement of this unique mixed-use development

The resident parking will be by way of a valet-service provides by the resort management so
as to allow all residents vehicles to be parked by a member of staff in tandem bays within the
car park. The valet staff will retain the car keys and so will be able to access residents
vehicles at all times.

Motorcycle parking requirements can be accommodated by reallocation of two car spaces to
provide up to 6 motorcycle spaces, which would create a net loss of car parking provision of 1
(as the Noosa Plan gives a credit of 1 car parking space per 4 motorcycle spaces provided).
In the context of overall parking provision, this is still considered to allow a car parking
provision (effectively 67) compared to the effective requirement of 59 spaces as described
above.

Additionally, the existing site provides 70 spaces but for 48 visitor units and higher areas of
retail and dining space compared to the proposed 68 spaces for 20 units and approximately
60% of the existing use area for retail and dining. Therefore, although within the confines of
space at Hastings Street, it is considered that the proposal will actually provide a proportional
increase (in relation to the required parking provision) in parking opportunities for the public.

6.3 Traffic Impacts

As a result of the reduction in unit numbers from the existing Seahaven Resort and the
reduced retail and dining use areas, the expected traffic generation for this proposal is less
than at the existing site. Therefore the proposal has a beneficial impact by way of reduced
trips and as such analysis of the external road network has not been deemed necessary.

 

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Seahaven Resort, C Cardno
Noosa Heads, Traffic Impact Assessment Eppell Olsen

6.4 Pedestrian, Cyclist and Public Transport Requirements

The proposal maintains pedestrian connectivity on Hastings Street and the adjacent area and
provides suitable bicycle parking facilities for visitors and staff. The site is also located within
reach of the Hastings Street, Noosa Heads transit centre for connection to public transport.

6.5 Summary

This proposal provides a sufficient and appropriate level of retail visitor, staff and resident
parking within the context of the Hastings Street area i.e. existing low supply of public parking
spaces. The proposal is considered to provide safe, accessible parking provision whilst also
reducing the number of vehicle trips generated by way of its reduced quantities of resident and
retail/dining use areas. As such, it is considered that the proposal is acceptable in terms of its
effects on traffic.

In our view there are no traffic matters which should prevent approval of the subject
development.

 

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Appendix A

Proposed Car Parking Layout and Access

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Appendix B

AutoTURN Assessment of Vehicular Movements

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Page 20

Appendix C

Pedestrian/Vehicle Sightlines

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