TRANSPORT STAMENT LA PETITE FERME DEVELOPMENT ON FARM 30/1108 FRANSCHOEK

Transcription

1 Western Cape Government Department of Transport and Public Works 9 Dorp Street, Cape Town, malcolm.watters@westerncape.gov.za Date: 21 February 2018 Our Ref: ITS 3934 Le Petite Ferme Attention: Mr Malcom Watters, TRANSPORT STAMENT LA PETITE FERME DEVELOPMENT ON FARM 30/1108 FRANSCHOEK This transport statement forms part of an application to obtain rights for further development planned on the existing La Petite Ferme farm in Franschhoek. The purpose of this statement is to identify constraints within the surrounding road network and to recommend appropriate mitigation measures, if/where necessary. 1.0 LOCALITY La Petite Ferme is located southeast of Franschhoek on farm 30/1108. The boundaries of this farm is defined by Provincial Main Road (MR) 191 / R45 / Lambrechts Road to the east, Provincial Minor Road (OP) 5619 to the north, Provincial Minor Road (OP) 5618 / Middagkrans Road to the west and a neighbouring farm to the south. See Figure 1 for a Locality Plan. 2.0 LAND USE / EXTENT Apart from the vineyards on this farm, there is currently a restaurant and a few luxury cottages. The planned future development includes additional cottages / rooms, a manager house, storerooms, a gatehouse and a multi function guest facility. Details of the existing and planned additional development are summarised in Table 1. Also, see Figure 2 for the Site Development Plan (SDP).

2 THINKING GLOBAL, ACTING LOCAL Table 1: Land Use and Extent Summary Land Use Description Exist. Extent Additional Extent Total Extent Resort Zone Accommodation Access from R45 Agri Zone Main / Guest House Agri Zone Restaurant / Wine Sales & Tasting / Offices Agri Zone Managers House Agri Zone Stores / Security Gate House Access from Middagkrans Road (OP5618) Multifunction Guest Facility Arts/Tee Room/Gym Labourers Cottages Access from Middagkrans Road 5 Cottages 4x Guest Rooms in Main House Max. 145 Seats (674m 2 GLA) 4 New Rooms in Old Winery Section 5 Cottages plus 4 New Rooms 4x Guest Rooms in Main House Max. 145 Seats (674m 2 GLA) 1x Dwelling (467m 2 ) 1x Dwelling (467m 2 ) 230m 2 GLA 230m 2 GLA 790 m m 2 4 Labourers Cottages 4 New Cottages Separate each Cottage into 2x Luxury Cottages 8 Luxury Cottages From the above table, it is expected that only the additional rooms / cottages will generate additional external vehicle trips, to and from this development. The manager s house and the stores/security gatehouse are all related and/or supplementary uses to the current development. The multi function guest facility will only be used by guests of the luxury cottages. Hence, the multi function guest facility should not generate additional external vehicular trips either. Based on discussion with team architect, guests will be transported between these cottages and the multifunction guest facility, by means of golf carts. 3.0 EXISTNG ACCESS Access is currently possible from Main Road (MR) 191 at km27.0, in the northern corner of the property as well as Minor Road (OP) 5618 / Middagkrans Road, in the western corner of the property. It is recommended that these existing accesses remain in place, as part of the planned future development on this farm. 4.0 SURROUNTING ROADS The following major roads are located in the immediate site vicinity: MR 191/R45/Lambrechts Road: A single carriageway, Class 2 road, with one lane per direction, no sidewalks, narrow shoulders and a posted speed limit of 80 km/h. ITS 3934 La Petite Ferme, Franschoek 2

3 THINKING GLOBAL, ACTING LOCAL MR 191/R45/Huguenot Road: A single carriageway, with one lane per direction, paved sidewalks, on street parking and a posted speed limit of 60 km/h. DR 1351/Robertsvlei Road and DR1343/Excelsior Road: A single carriageway, with one lane per direction, unpaved shoulders and no sidewalks. OP 5618 / Middagkrans Road: A single carriageway, with one lane per direction, unpaved shoulders and no sidewalks. This road currently terminates where it intersects with OP 5619, but continues across the La Petite Ferme farm to provide access to the neighbouring property. It is recommended that a right of way servitude be registered across La Petite Ferme along this road alignment, if this is not already in place? OP 5619: Gravel road with no formal road infrastructure. This road currently falls within the boundaries of the La Petite Ferme farm and should be de proclaimed, since it does not fulfil any provincial or municipal road network function. 5.0 PEAK PERIODS / SCENARIOS ANALYSED The land uses planned on this farm will mostly generate trips during the following peak periods: Friday lunch / afternoons and Weekend late lunches. The following scenarios were investigated: Scenario 1: 2018 Existing Traffic conditions (based on Counted Traffic Volumes), Scenario 2: 2020 Total Traffic conditions (based on Existing Traffic Volumes, Escalated with a 4.5 Percent Growth Rate over two years, plus the Additional Trips from the planned La Petite Ferme development). 6.0 STUDY INTERSECTIONS The following intersections were evaluated: 1. MR 191 / Lambrechts Road / La Petite Ferme Main Access 2. MR 191 / Lambrechts / Huguenot Road Intersection and 3. DR 1351 / Robertsvlei Road / OP 5618 / Middagkrans Road Intersection 7.0 TRAFFIC COUNTS / SURVEYS Peak period traffic counts were conducted on Friday/Saturday, 5/6 January 2018 at the study intersections. Traffic counting data from the provincial RNIS website was also obtained and used for comparison. Based on both data sets, it is evident that the surveyed traffic volumes along MR 191, in La Petite Ferme access vicinity, varies between 120 and 150 vehicle per peak hour per direction. The peak traffic hours along MR 191, are typically experienced over midday peak periods. ITS 3934 La Petite Ferme, Franschoek 3

4 THINKING GLOBAL, ACTING LOCAL A survey of the in and outbound trips at the main entrance were also conducted over an extended period of time, to determine the trip generation of the current development. A total of 7 days were surveyed in November and 15 days in December These traffic counts are summarised in Table 2. More details of these counts are provided in Annexure B. From these surveys, it is evident that higher peak traffic demands are experienced on Fridays (lunchtimes and afternoons) as well as over weekends (typically late lunches). Table 2: Summary of La Petite Ferme Access Traffic Counts Inbound Trips Outbound Trips Day of Week Peak Hour Avg. 95 th %tile Max. Avg. 95 th %tile Max. TOTAL 95 th %tile WEEKDAYS * 13:00 14: FRIDAY 16:00 17: SATURDAY 15:00 16: SUNDAY 15:00 16: *Monday to Thursday Based on the table above, it is evident that highest peak traffic demands are currently experienced over weekends, to and from this development. The peak periods of the development does not necessarily co inside with the peak periods of the surrounding road network, especially over weekends. See Figure 3 for a summary of the Existing Traffic volumes. Although the traffic volumes will vary from day to day, these volumes should be representative of a typical day. 8.0 EXISTING TRAFFIC The 2018 Existing Traffic conditions are based on existing intersection geometries, controls and counted traffic volumes. Based on the Existing Traffic capacity analysis results as well as on site observations during peak periods, the following are concluded: All study intersections currently operates at acceptable Levels Of Service (LOS A), relative short delays (less than 10 seconds) and with sufficient spare capacity (v/c less than 25 percent). See Figure 3 for the Existing lane configuration and Existing Traffic conditions summary. Hence, upgrades are not required at the study intersections, from an intersection capacity point of view. However, the Road Access Guidelines (RAG) provides warrants for the provision of turning lanes. The purpose of these warrants is to ensure acceptable levels of safety along provincial roads. Refer to Graph 1 below for details of the right turn lane warrants. ITS 3934 La Petite Ferme, Franschoek 4

5 THINKING GLOBAL, ACTING LOCAL Friday Saturday Sunday Graph 1: Right Turn Lane Warrants (Source RAG 2002) From the traffic counting data as well as the above graph, it is evident that a southbound right turn lane is currently warranted along MR 191, at the La Petite Ferme main access. These warrant criteria are met for at least two hours every day. Hence, it is recommended that a right turn lane be constructed by La Petite Ferme to improve safety at this intersection. The storage capacity as well as the active and passive tapers for this right turn lane, should comply with minimum design standards from the provincial roads authority. The design of this intersection upgrade will first be submitted / reviewed by the provincial road authority before it may be implemented. This intersection upgrade will also include improvements to the current access bell mouth and access road, to improve entrance / exit from the site as well as to improve on site circulation. 9.0 DEVELOPMENT TRIPS As discussed in Section 2 of this report, it is expected that only the new cottages / rooms will generate additional external vehicle trips. The manager s house and the stores/security gatehouse are all related and/or supplementary uses to the current development. The multi function guest facility will only be used by guests of the luxury cottages. Hence, the multi function guest facility should not generate additional external vehicular trips either. Based on discussion with the team architect, guests will be transported between the luxury cottages and the multi function guest facility, by means of golf carts. Hence, the land uses that will generate additional external vehicle trips should be as follows: Four (4) new guest rooms plus a manager s house. This portion of the development will gain access from MR 191. Eight (8) luxury cottages. This portion of the development will gain access from OP ITS 3934 La Petite Ferme, Franschoek 5

6 THINKING GLOBAL, ACTING LOCAL The trip generation rates for the planned expansion are based on the Committee of Transport Officials (COTO) Trip Data Manual (2013) and it is summarised below: Table 3: Trip Generation Rates La Petite Ferme Expansion Land Use Units Source Size/ Volume Friday PM Peak Hour Rate In Out Guest Rooms Rooms COTO % 50% Single Residential Units COTO % 30% Luxury Cottages Units COTO % 60% Saturday/Sunday Peak Hour Guest Rooms Units COTO % 50% Single Residential Units COTO % 50% Luxury Cottages Units COTO % 50% Table 4: Development Trips La Petite Ferme Expansion Land Use Friday PM Peak Hour Saturday / Sunday PH In Out Total In Out Total Guest Rooms Single Residential Luxury Cottages Total Trips From the tables above, it is expected that the planned additional development could generate between (4) four and (7) seven total additional external vehicle trips, with approximately half of these trips making use of the MR 191 entrance and the other half, making use of the OP 5618 entrance. It is evident that the impact from these additional vehicle trips will be relatively low TOTAL TRAFFIC The expected 2020 Total Traffic volumes were calculated by adjusting the existing counted traffic volumes with a growth rate, plus adding the additional development trips to the road network. A growth rate of 4.5 persent per annum was applied which was obtained from the Western Cape Government (WCG) RNIS website. Based on the Total Traffic capacity analyses results, the following can be concluded: All study intersections will continue to operate at acceptable Levels Of Service, delay and with sufficient spare intersection capacity. Note that the geometry of the MR 191/La Petite Ferme access in this scenario is based on the right turn lane upgrade as recommended in the Existing Traffic conditions scenario. Hence, no further road upgrades are proposed from an intersection capacity point of view. See Figure 4 for the lane configuration and traffic volumes summary for the Total Traffic conditions. ITS 3934 La Petite Ferme, Franschoek 6

7 THINKING GLOBAL, ACTING LOCAL 11.0 ACCESS MANAGEMENT The main La Petite Ferme access is currently from MR 191, in the northern most corner of the farm. Due to the geometry of MR 191 as well as the topography of the surrounding area, there are significant level difference between the road and the farm for the majority of the site frontage, which makes this current access location the only practical location to obtain access from MR 191. MR 191 can be classified as a Class 2 arterial, within a semi rural Road Side Environment (RSE). According to the Access Management Guidelines (AMG), the recommended minimum access spacing s, between Un signalised Full and Un signalised Full Intersections (UFI), is 305 meters. See Figure 5 for the current access spacing s along MR 191, in the immediate vicinity of the La Petite Ferme access. From this figure, it is evident that there are existing farm accesses approximately 215 meters to the north and 105 meters to the south of the La Petite Ferme access. Although the La Petite Ferme access is not within the suggested minimum (AMG) access spacing, it is recommended that this access location remain in its current position, since this is the only practical location where access is possible and since the other accesses are only farm accesses. It should also be noted that this current access location has been in use for many years, with the existing restaurant and cottages in operation. The current speed limit along MR 191 is 80km/h. The required Shoulder Sight Distance (SSD) from the development exit along MR 191 should be 155 meters for cars and 240 meters for trucks, based on the Urban Transport Guidelines (UTG) 1. The current available SSD was evaluated, as illustrated in Figure 5. Based on this evaluation, it is evident that the existing available SSD is approximately 270 meters to the north and 220 meters to the south. Since this access is mostly be used by cars, the available SSD should be sufficient PUBLIC TRANSPORT Due to the nature of this development, people either making use of their own private transport, or they use a formal shuttle service. Even employees that might not have their own private transport are collected and dropped off on site, by means of a shuttle service. Hence, no dedicated Public Transport facilities are required / proposed along MR 191, since this is already accommodated onsite PARKING The minimum number of parking bays required on site, based on the rates recommended in the Off Street Parking Ratios from the WCG RAG (Road Access Guidelines) is summarised in Table 5 below: ITS 3934 La Petite Ferme, Franschoek 7

8 THINKING GLOBAL, ACTING LOCAL Table 5: Parking Requirements La Petite Ferme Expansion Land Use Description Total Extent Parking Rate Parking Required Accommodation 5 Cottages plus 4 New Rooms 3 bays / 4 bedrooms 7 bays Main / Guest House 4x Guest Rooms in Main House 3 bays / 4 bedrooms 3 bays Restaurant / Wine Sales & 674m 2 GLA Tasting / Offices (max. 145 seats) 2 bays / 25m 2 GLA 54 bays Managers House 1x Dwelling (467m 2 ) 2 bays / dwelling 2 bays Stores / Security Gate House 230m 2 GLA 1 bay / 100m 2 GLA 2 bays Multifunction Guest Facility 790 m 2 1 bay / Cottage 8 bays Labourers Cottages 8 Luxury Cottages 3 bays / 4 bedrooms 6 bays TOTAL PARKING REQUIRED 82 Based on the summary above, 82 parking bays are required on site in total. However, the parking area in the vicinity of the restaurant and the accommodation closest to MR 191, only requires (7+3+54=) 64 parking bays. Since this parking area has capacity for 77 parked vehicles, sufficient parking is available. The required parking for the other land uses is provided closer to the specific / individual land uses (i.e. at the manager s house, the multi function facility and the luxury cottages) SUMMARY AND CONCLUSION This transport statement forms part of an application to obtain rights for further development planned on the existing La Petite Ferme farm in Franschhoek. The following can be concluded based on the findings of this investigation: Land Use and Extent: This current land uses on this farm are summarised in Section 2 of this report. The only new land uses that are expected to generate additional external vehicle trips include four (4) guest rooms, a manager s house and eight (8) luxury cottages. Vehicular Access: Access is currently possible from Main Road (MR) 191 at km27.0, as well as Minor Road (OP) 5618 / Middagkrans Road. It is recommended that these existing accesses remain in place, as part of the planned future development on this farm. Surrounding Roads: a. OP 5618 / Middagkrans Road: This road currently terminates where it intersects with OP 5619, but continues across the La Petite Ferme farm to provide access to the neighbouring property. A right of way servitude should be registered across La Petite Ferme along this road alignment, if this is not already in place? ITS 3934 La Petite Ferme, Franschoek 8

9 THINKING GLOBAL, ACTING LOCAL b. OP 5619 currently falls fully within the boundaries of the La Petite Ferme farm and should be de proclaimed, since it does not fulfil any provincial / municipal road network function. Existing Traffic: All study intersections currently operates at acceptable Levels Of Service (LOS), relative short delays and with sufficient spare capacity. Hence, upgrades are not required at the study intersections, from an intersection capacity point of view. However, a southbound right turn lane is recommended along MR 191 at the La Petite Ferme main access, based on safety warrant criteria as outlined in the Road Access Guidelines (RAG). Development Trips: The planned additional land uses are expected to generate between (4) four and (7) seven total additional external vehicle trips. Hence, the impact from these additional vehicle trips will be low. Total Traffic: All study intersections will continue to operate acceptably, with the upgrade as recommended in the Existing Traffic conditions. Hence, no further upgrades are recommended at the study intersections from an intersection capacity point of view. Access Management: Although the La Petite Ferme access does not comply within the suggested (AMG) spacing, it is recommended that this access location remain in its current location, since this is the only practical location where access is possible, since the other nearby accesses are only farm accesses and since this existing access has been in use for many years, with the existing restaurant and cottages in operation. Shoulder Sight Distance: Sufficient SSD is available from the development access. Public Transport: No Public Transport facilities are proposed along MR 191, since this is accommodated on site. Parking: Sufficient parking will be available on site. Based on this investigation, it is evident that the expected transport impact from the Le Petite Ferme development would be sufficiently mitigated, provided that the upgrades as discussed above are in place. Hence, it is recommended that this development be considered for approval from a transport point of view. Regards, Hugo Engelbrecht for Innovative Transport Solutions ITS 3934 La Petite Ferme, Franschoek 9

10 Annexure A Figures

11 Robertsvlei Road (DR01351) TO BERG RIVER DAM Excelsior Road(DR01343) 22 Middagkrans Road (OP05618) Huguenot Monument PROJECT: 3934 TIS Le Petite Farm 30/1108 Paarl (Franschhoek) Huguenot Road (MR00191) Lambrechts Road TO N1 Way / Servitude Access Right of (OP05619) FRANSCHHOEK 45 R Proposed Development SCALE 1:10000 FIGURE: NUMBER: Locality Plan 1 TO THEEWATERSKLOOF MR191

12 E2 E SIT UR MEN G I P F LO E EV D AN L TP

13 PROJECT: Excelsior Road (DR01343) To Bergriver Dam Roberts Vlei Road (DR 01351) Middagkrans Road (OP05618) 3 2 Huguenot Monument 3934 TIS La Petite Farm 30/1108 Paarl (Franschhoek) Huguenot Road(MR191) Lamprechts Road (MR191) To N1 OP05619 Franschoek Pass (MR191) To Theewaterskloof Farm 1108/30 LANE CONFIGURATION SATURDAY MIDDAY PEAK HOUR FRIDAY PM PEAK HOUR R La Petite Ferme NOTES: Through Volumes on MR191 as surveyed on 5th and 6th December 2017 Estate Access Volume 95th Percentile of November and December 2017 Survey LEGEND FIGURE: NUMBER: 2018 Existing Traffic Operations 3

14

15 Monte Marte Access R45 (MR191) La Petite Ferme Access - Shoulder Sight Distance - Southbound View La Petite Ferme Access 215m 105m Access Farm 1108/24 La Petite Ferme Access - Shoulder Sight Distance - Northbound View PROJECT: FIGURE: NUMBER: 3934 TIS Le Petite Farm 30/1108 Paarl (Franschhoek) Access Spacing on MR191 5

16 Annexure B Traffic Count Data

17 95 th Percentile Average PROJECT: FIGURE: 3934 TIS La Petite Farm 30/1108 Paarl (Franschoek) Typical Weekday (In/Out) Traffic Profile at R45 Site Access B-1 NUMBER:

18 95 th Percentile Average PROJECT: 3934 TIS La Petite Farm 30/1108 Paarl (Franschoek) FIGURE: NUMBER: Typical Friday (In/Out) Traffic Profile at R45 Site Access B-2

19 95 th Percentile Average SCHEMATIC PROJECT: 3934 TIS La Petite Farm 30/1108 Paarl (Franschoek) FIGURE: Typical Saturday (In/Out) Traffic Profile at R45 Site Access NUMBER: B-3

20 95 th Percentile Average SCHEMATIC PROJECT: 3934 TIS La Petite Farm 30/1108 Paarl (Franschoek) FIGURE: Typical Sunday (In/Out) Traffic Profile at R45 Site Access NUMBER: B-4