DEVELOPMENT APPLICATION FOR TACO BELL RESTAURANT …

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Our Ref: 80218006:HC

Contact: Hayden Calvey / Andrew Morris

15 July 2020

DEVELOPMENT APPLICATION FOR TACO BELL RESTAURANT TRAFFIC IMPACT STATEMENT

Cardno has been engaged by KDC Pty Ltd to undertake a traffic and parking assessment for the proposed takeaway restaurant on Eastern Road, Bungarribee. The development application is for a Taco Bell, on proposed Lot C within Lot 2 DP 1254540, Eastern Road Bungarribee, located opposite the Blacktown International Sports Park.

The proposed plans identify the following:

> Site area – 1859 m2

> Internal building area of 246m2

- Front-of-house of approximately 114m2

- Back-of-house of approximately 132m2

- Seating capacity for 46 persons

> 23 car spaces including 1 disabled car parking space

> Loading bay for Medium Rigid Vehicles

> Single lane drive-through

Access to the site is from Eastern Road, as depicted in the figure below. An existing right of way provides connection to the Taco Bell from adjacent lots. Eastern Road is divided by a median strip, with right turn into the site permitted by the newly construction turning bay to the west of the Taco Bell.

Figure 1-1 Site Location

Cardno (NSW/ACT) Pty Ltd ABN 95 001 145 035

Level 9 - The Forum 203 Pacific Highway St Leonards NSW 2065 Australia

Phone +61 2 9496 7700 Fax +61 2 9439 5170

www.cardno.com

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N:\Parramatta\Projects\802\FY18\006_Eastern Rd Commercial Developmen\Report\Traffic\Taco Bell\80218006_Taco Bell Traffic Statement_v04.docx

Source: BD Architecture

Cardno has previously provided traffic impact assessments as per the following:

> Lot 5 and 8, Eastern Road Bungaree, Traffic Impact Assessment (Cardno, November 2018) assessed the following development scale

Lot A: Food and drink premises with drive-thru facility with approximately 600m2 GFA and 3471m2 site area.

Lot B: Food and drink premises with approximately 450m2 GFA and 2846m2 site area.

Lot C: Service station with convenience store of approximately 350m2 GFA and 2736m2 site area.

> Proposed modification to Lot 5 and 8, Eastern Road, Bungarribee – Traffic Impact (Cardno, February 2020) assessed the following development scale

Lot A: Food and drink premises with drive-thru facility with approximately 505m2 GFA and 3471m2 site area.

Lot B: Food and drink premises with approximately 299m2 GFA and 1765m2 site area.

Lot C: Food and drink premises with approximately 289m2 GFA and 1859m2 site area

Lot D: Service station with convenience store of approximately 184m2 GFA and 1983m2 site area.

1.2 Car Parking Requirement

Blacktown Council DCP 2015 Part A – General Controls specifies the following car parking requirement:

Takeaway food and drink premises

> 12 spaces per 100m2 GFA, plus

> 1 space per 5 seats or 1 space per 10m2 whichever is the greater

Council’s Car Parking rate for takeaway food and drink premises is not reflective of the site’s provision of a drive through facility. This is better shown by the TfNSW Guide to Traffic Generating Developments which outlines the below rates.

Developments with no-on-site seating or no drive-through facilities

12 spaces per 100m2 GFA

Developments with on-site seating but no drive through facilities:

12 spaces per 100m2 GFA, or the greater of

1 space per 5 seats (both internal and external seating), or

1 space per 2 seats (internal seating)

Developments with on-site seating and drive-through facilities greater of:

1 space per 2 seats (internal) or

1 space per 3 seats (internal and external)

As the proposal includes on-site seating and a drive through facility, the rate bolded above is applicable.

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Table 1-1 Car Parking Requirement Summary

Land Use Source Scale Rate Parking Result Overall Requirement

Takeaway Food & Drink Premises

DCP 246m2 12 spaces per 100m2

29.52 29.52

114m2 1 space per 10m2

11.4 11.4

46 seats 1 space per 5 seats

9.2 -

Drive in take-away food outlets

TfNSW Guide 46 seats 1 space per 2 seats

23

Total 41 spaces under DCP, OR

23 spaces under TfNSW Guide

Based on Council’s CP 2015 rates, the development requires a total of 41 car parking spaces. The proposed site plan shows a total of 23 car parking spaces which represents a numerical shortfall of 18 car spaces. The more applicable car parking rate would be based on the TfNSW Guide, which results in the requirement of 23 parking spaces whereby the provision of 23 spaces is compliant.

Further to the car parking provision of 23 spaces, justification is also achieved based on the food offering and brand whereby evidence suggests variance across mainline fast food takeaway outlets. Reference is made to the Trip Generation and Parking Demand Surveys of Fast Food Outlets Analysis Report (Bitzios Consulting, 2016), a study commissioned on behalf of TfNSW. The cited document provides an indication of the maximum number of parked vehicles at comparable fast food outlets in the Sydney Metropolitan Area. The list of survey sites is listed below in Figure 1-2.

Figure 1-2 TfNSW Similar Survey Sites

No Taco Bell has been surveyed as part of the study of fast food outlets, however the broad range of sites inclusive of chains such as Oporto and Red Rooster which do not have the same market share as popular sites such as McDonalds and KFC is considered an appropriate comparison to Taco Bell.

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Table 1-2 Parking Demand Based on Similar Survey Sites

Average Parking Demand Maximum Parking Demand

McDonalds (10 sites) 21.1 39

KFC (7 sites) 9.4 13

Hungry Jacks (4 sites) 13.8 18

Red Rooster (3 sites) 6.7 11

Oporto (2 sites) 6 6

Weighted Average (based on number of sites surveyed)

14 23

When considering the weighted average of all surveyed sites, the fast food premises generate on average 14 parked vehicles, and a maximum of 23 parked vehicles. In terms of the Taco Bell application, the provision of 23 on-site parking spaces satisfies the average maximum of 23 car spaces based on the similar survey sites.

With respect the overall masterplan of the site, where it is envisaged that shared parking is achieved based on the ROW providing access to parking within adjacent lots, the parking provision and forecast demand is summarised in Table 1-3 below.

Table 1-3 Total Parking Provision & Demand for Lots A to D

Description Parking Requirement

Parking Provided(3)

Likely Demand (average)(6)

Likely Demand (maximum)(6)

Lot A

McDonald's (Fast Food premises)

49(1) 51(1) 21 39

Lot B

Lower Order Fast Food premises

24(2) 17(4) 9 13

Lot C

Taco Bell (Lower Order Fast Food premises)

23(2) 23(4) 14 23

Lot D

7-Eleven (Service Station)

10(3) 19(5) 10(7) 10(7)

Total 106 108 54 85

Notes: (1) Based on Colston Budd Rogers & Kafes assessment (July 2018), adopting TfNSW rates

(2) Based on TfNSW rates

(3) Based on DCP rates

(4) Based on plans shown by BD Architecture

(5) Based on plans shown by Richmond & Ross

(6) Based on TfNSW survey sites, unless otherwise noted

(7) Assumed to be equal to DCP requirement

As shown above, the cumulative parking requirements based on the DCP / TfNSW rates results in a total of 106 parking spaces whilst the overall parking provision of some 108 spaces, which is a surplus of 2 parking spaces. When considering the individual uses and types, the maximum demand is likely to be some 85 parking spaces whereby the provision of 108 parking spaces is a surplus of 23 parking spaces.

It is therefore considered that the provision of 23 on-site spaces for the Taco Bell is in line with the proposed land use and parking demand, and will not detrimentally impact the overall masterplan of Lots A to D inclusive.

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1.2.2 Drive Through

The TfNSW Guide specifies that in addition to the on-site car parking, exclusive area for queuing of cars for a drive through facility is required. The following is specified:

McDonalds

The drive through capacity should be 10 car lengths. However the queue must be able to extend to 12 car lengths without unreasonably disrupting car parking operations or extending onto the street for restaurants with single booths or potential high turnover

KFC

A drive through capacity of 6 car lengths should be provided. This requirement could be reduce to 5 car lengths for restaurants with low potential turnover. However, the queue must be able to extend to 8 car lengths without unreasonably disrupting car parking operations or extending onto the street for restaurants with single booths or potential high turnover.

Further to the above requirements from the TfNSW Guide, the more recent similar survey study identified the following drive-through queues.

Table 1-4 TfNSW Similar Survey Sites Queue Results

Average Queue (veh) Maximum Queue (veh)

McDonalds (10 sites) 11.4 17

KFC (7 sites) 6.3 11

Hungry Jacks (4 sites) 5.5 8

Red Rooster (3 sites) 5.3 7

Oporto (2 sites) 4 6

Weighted Average (based on number of sites surveyed)

14 23

As shown in Figure 1-6, there is a total of 8 stored vehicles from the pick-up point (including the vehicle at pick-up. This satisfies the recommended lengths in the TfNSW Guide, and the maximum queue lengths for similar sites that have the lower percentage of market share (Hungry Jacks, Red Rooster and Oporto).

The TfNSW Guide also makes mentions that “there should be also be a minimum of four car spaces for car queued from the ordering point.” The design allows for 3 spaces queued which represents a numeric shortfall of 1 queued space from the recommended guideline. The guide recognises reduced queue length provisions for lower turnover sites as documented in the queue recommendations from the pick up point. This is also apparent in the average queue results shown in Table 1-4 above, whereby the lower turnover sites, such as Oporto, have significantly lower queue lengths overall (which would be applied to the proposed Taco Bell). This also demonstrates that the likelihood of queuing from the order point would be commensurate to the traffic generation of the site. The recommended four vehicles contained within the TfNSW Guide also applies to the higher generator of McDonalds and is a blanket recommendation that generally does not consider the traffic generation of lower turnover sites. In this case, the provision for 3 queued vehicles is considered adequate for the Taco Bell based on its lower traffic generation potential.

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1.3 Traffic Generation

1.3.1 Customer Vehicle Generation

Reference is made to the TfNSW Guide which outlines trip generation rates for various land uses. The following outlines the trip generation rates for fast food outlets and service stations.

McDonald's (Fast Food premises)

180 vehicles per hour for average development up to 230 vehicles per hour for sensitivity test

KFC (Lower Order Fast Food premises)

100 vehicles per hour for average development up to 120 vehicles per hour for sensitivity

The Guide does not provide rates for Taco Bell however would be no worse than the KFC operation, which is 100-120 peak hour movements. Referring to Cardno’s February 2020 study, Lot C was identified as a Fast Food of the similar scale resulting in the 100-120 trips assessed. Therefore, the anticipated traffic generation of Taco Bell has already been considered as part of the cumulative impact assessment for Lot A to D inclusive.

1.3.2 Service Vehicle Movements

The number of deliveries to the proposed Taco Bell is anticipated to be low, with some 2 vehicles per day consisting of goods delivery and/or waste collection. The service bay is designed to accommodate a vehicle up to and include the 8.8m Medium Rigid Vehicle (MRV) for rear-loading. The timing of deliveries will be organised outside of peak trading hours so as to minimise conflict with customers, which is generally consistent for fast food outlets of this nature.

1.4 Parking Design Compliance

The proposed car parking layout has been reviewed against relevant clauses of AS2890, with the following being achieved:

> Car parking spaces measure 2.7m wide by 5.4m long, compliant with AS2890.1:2004 for the proposed 6.2m aisle width

> Disabled car spaces measure 2.7m wide by 5.4m long with an adjacent shared area of the same dimension, compliant with AS2890.6:2009

> The car parking area is in an open area so there are no headroom restrictions applicable, with exception to the drive through whereby the minimum 2.2m clearance for cars is achieved.

Swept paths for passenger vehicle circulation are shown in the following figures.

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Figure 1-3 Loading / Delivery Swept Path Entry 1

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Figure 1-4 Loading / Delivery Swept Path Entry 2

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Figure 1-5 Loading / Delivery Swept Path Exit 1

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Figure 1-6 Drive-through Swept Path

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1.5 Conclusion

The proposed Taco Bell at proposed Lot C within Lot 2 DP 1254540, Eastern Road Bungarribee consisting of 246m2 store area, 1,859m2 site area and 23 car parking spaces has been assessed with regard to its traffic and parking impacts. The proposal is considered to be consistent with the previous Cardno November 2018 and Cardno February 2020 studies. Notably, the proposal:

> Provides a total of 23 car parking spaces which complies with TfNSW Guide requirement of 23 spaces, inclusive of the disable parking space.

> The provision of 23 car parking spaces satisfies the likely peak demand for the site, and is unlikely to have a detrimental impact to the overall parking provision across Lot A to D inclusive.

> The drive-through capacity is considered to be sufficient based on the TfNSW Guide

> Car parking design and circulation is considered to satisfy relevant clauses of AS2890.1 and AS2890.6.

> Movements to the delivery bay will be by vehicles up to and including 8.8m MRV’s

> Traffic and generation, and therefore impact, is consistent with the previous studies and therefore has already been considered.

Overall, the proposal is supportive in terms of its traffic and parking impacts.

Yours sincerely,

Hayden Calvey Traffic Engineering Team Leader for Cardno Direct Line: +61 2 9024 7093 Email: [email protected]

Documents

DEVELOPMENT APPLICATION FOR TACO BELL RESTAURANT …