5.4 Operational Assesment Conclusions
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3436 5.4 OPERATIONAL ASSESMENT CONCLUSIONS According to the Manual for Traffic Impact Studies, it is proposed that a developer mitigate the traffic impact of any proposed development under the following circumstances: — If the Level of Service (LOS) of any element drops below D; or — If the volume to capacity ratio (v/c) of any element increases above 0,95; and — If the contribution of the development is at least 2% of the sum of the critical lane volumes of the elements. The following comments are made regarding traffic impact mitigation measures for the development: — Walter Sisulu / Loop Street / Lower Long Street o A signal timing plan update may be required for Scenario 2. o Pedestrian movements: Additional green time for pedestrians is not recommended as it will reduce the overall vehicle LOS, which is not recommended on a higher order road (Lower Long Street). — Walter Sisulu / Cullinan Street: No mitigating measures are required. — Loop Street / Lower Long Street / Wharf Street o A signal timing plan update may be required for Scenario 2. o Pedestrian movements: Additional green time for pedestrians is not recommended as it will reduce the overall vehicle LOS, which is not recommended on a higher order road (Lower Long/Loop Street). — Cullinan Street / Wharf Street: No mitigating measures are required. — Lower Long Street / Hans Strijdom Avenue o A signal timing plan update may be required for Scenario 2. o Pedestrian movements: Additional green time for pedestrians is not recommended as it will reduce the overall vehicle LOS, which is not recommended on higher order roads (Lower Long/Hans Strijdom). — Development access / Wharf Street: The proposed access configuration will be acceptable. TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No. 23310 February 2018 SOUTHERN SUN HOTEL INTEREST (PTY) LTD Page 19 3437 6 PUBLIC TRANSPORT AND NON-MOTORISED TRANSPORT ASSESSMENT 6.1 PUBLIC TRANSPORT ASSESSMENT The proposed development will be extensively serviced by various public transport modes, shown in Figure 4. Site Figure 4: Existing public transport services in proximity of the development 6.1.1 TAXI SERVICES The development will be serviced by various taxi services which operate on the surrounding routes. Taxi services currently operate on Buitengracht/ Nelson Mandela Boulevard, Heerengracht Boulevard and Hans Strijdom Avenue. There is a major taxi rank located at the Cape Town station, which is approximately 800m from the proposed development. TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No. 23310 February 2018 SOUTHERN SUN HOTEL INTEREST (PTY) LTD Page 20 3438 6.1.2 BUS SERVICES Golden Arrow Bus Services (GABS) provides services in the vicinity of the site. There are bus services which operate on Walter Sisulu Avenue and the Cape Town conventional bus rank is located in Strand Street approximately 900m from the development. 6.1.3 EXISTING RAIL SERVICES The study area is served by the Cape Town Railway station which connects to all railway lines within Cape Town. The station is situated approximately 750m from the proposed development. 6.1.4 INTEGRATED RAPID TRANSIT (MYCITI) The study area is serviced currently by various MyCiti facilities which operate on the various road networks adjacent to the proposed development. The current MyCiti routes are indicated in Figure 5 and listed below: — T01 – Dunoon – Table View – Civic Centre – V&A Waterfront Accessible via the Thibault Square Station — 101 – Vredehoek – Gardens – Civic Centre Accessible via the Convention Centre stops — 104 – Civic Centre to Sea Point via Convention Centre and V&A Accessible via the Convention Centre stops The MyCiti stations within the surrounding area are as follows: — Thibault Square station (Hans Strijdom Avenue): ± 280m — Civic Centre station (Hertzog Boulevard): ± 600m — Adderley Street station: ± 550m TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No. 23310 February 2018 SOUTHERN SUN HOTEL INTEREST (PTY) LTD Page 21 3439 Figure 5: MyCiti routes within the surrounding study area Source: CoCT 6.2 NON-MOTORISED TRANSPORT ASSESSMENT The following observations were made during site visits: — Surfaced pedestrian sidewalks are currently provided along all routes adjacent to the study area. — The major pedestrian desire lines are indicated in Figure 6. — There is currently adequate NMT accessibility provided between the site and the greater study area. — There are pedestrian crossing opportunities provided at all signalized intersections within the study area with designated phasing for pedestrian movements. — A high number of pedestrians were observed at the Wharf Street/Cullinan Street intersection in the PM peak hour. The City is also in the process of implementing cycle paths throughout the CBD and the proposed NMT cycle paths are indicated in Figure 7. These routes will support the development in future, as they will be located directly adjacent to the development on the two high order roads. TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No. 23310 February 2018 SOUTHERN SUN HOTEL INTEREST (PTY) LTD Page 22 3440 Site Civic Centre IRT Hub Cape Town Station Figure 6: Major pedestrian desire lines TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No. 23310 February 2018 SOUTHERN SUN HOTEL INTEREST (PTY) LTD Page 23 3441 Legend Site Figure 7: Proposed NMT cycle paths within the surrounding area 6.2.1 NMT RECOMMENDATIONS Adequate surfaced pedestrian sidewalks should be provided on Wharf Street, Cullinan Street, Lower Long Street and Walter Sisulu Avenue with a minimum width of 2.0m. Universally accessible NMT infrastructure such as dropped kerbs and tactile paving should be provided at all the pedestrian crossings at the four intersections bordering the site. TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No. 23310 February 2018 SOUTHERN SUN HOTEL INTEREST (PTY) LTD Page 24 3442 7 ACCESS & PARKING 7.1 SITE ACCESS Vehicle access to the development can only be provided along Cullinan Street and Wharf Street as shown in Figure 8Error! Reference source not found. (green sections). No access is permissible off Lower Long Street or Walter Sisulu Avenue (indicated in red), as they are higher order roads. Walter Sisulu Cullinan Street Line of no access Lower Loop/Long Wharf Street Figure 8: Permissible vehicle access locations Access to the proposed development are as follows: — Access to the basement parking garage via a 4-lane high-volume drive-way access off Wharf Street. — Access to the hotel and commercial lobby via a porte-cochere off Cullinan Street. Refer to Figure 9 for the approximate location of the basement access and porte- cochere. TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No. 23310 February 2018 SOUTHERN SUN HOTEL INTEREST (PTY) LTD Page 25 3443 Figure 9: Development access & ground-floor layout 7.2 PARKING 7.2.1 PROPOSED PARKING PROVISION The provision of off-street parking for new developments within any city CBD is a contentious issue due to the need to reduce congestion caused by private vehicle use, compared to the need for a commercially viable development (which includes parking). The CoCT defines the CBD as a Public Transport 2 area (PT2), an area where the use of public transport is promoted and Council considers the provision of public transport good, or where the use of motor vehicles is very limited. Although public transport is available in the study area (refer to Section 6.1), the classification of this development as strictly within a PT2 area will be onerous on the commercial viability. A 5-star hotel and high-grade corporate offices cannot solely rely on public transport and NMT to support all trips. TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No. 23310 February 2018 SOUTHERN SUN HOTEL INTEREST (PTY) LTD Page 26 3444 The CoCT Zoning Scheme of November 2012, and the amended City of Cape Town Municipal Planning By-law of 2017 requires the following parking provisions, detailed in Error! Reference source not found.Table 1. Table 10: Minimum off-street parking provision (2012 to 2017) Land use Standard areas PT1 areas PT2 areas PT2 areas (2017) (2017) (2012) (2017) Place of 1 per 6 persons 1 per 8 persons per 10 persons Nil assembly (1.4 m2 per person) (1.4 m2 per person) (1.4 m2 per person) (Sky deck) Hotel 0.75 bays per room 0.75 bays per room 0.5 bays per room Nil + 20 bays if licensed + 20 bays if licensed + 10 bays if licensed Retail 4 bays per 100 m2 GLA 2 bays per 100 m2 GLA 1 bays per 100 m2 GLA Nil Offices 4 bays per 100 m2 GLA 2.5 bays per 100 m2 1 bays per 100 m2 GLA Nil GLA Table 10 demonstrates the reduction of parking provision that has occurred from 2012 to 2016. It can be stated that although the provision of PT services has increased within the CBD, specifically MyCiTi, that the capacity of rail to the Cape Town Station has declined extensively due to various factors outside of the control of the City. The reduction of minimum parking may therefore be too strict. Shared parking can also be partially introduced in the development, on the premise that the office and hotel component do not require peak parking utilisation at the same times. Good data on shared parking in similar buildings could however not be obtained. It should also be noted that the ancillary land-uses has been excluded from the overall parking provision. These land-uses will be publically accessible and will generate some parking demand. They are however regarded as part of the hotel. o Hotel pool deck o Hotel reception o Hotel Venue Table 11 shows the proposed parking provision per land-use which are a reduction of 2017 PT1 area rates. Table 11: Proposed maximum off-street parking Land use Comments GLA/rooms Rate Extra bays Required Bays per 100 m2 Licensed bays GLA / room hotel Sky deck Observation deck 634 1 bay / 10 people 46 Hotel 300 0.75 20 245 Offices 12,954 0.5 65 Retail 2,512 0.751 19 Sub-Total 375 Bays proposed 374 TSOGO SUN WHARF STREET, ERF 171452, CAPE TOWN WSP Project No.