April 30, 1999
To:Urban Environment and Development Committee
From:Commissioner of Works and Emergency Services
Subject: Modifications Required for Private Sector Developments - Various Locations
Wards:Lakeshore-Queensway
Rexdale-Thistletown
Scarborough City Centre
Scarborough Agincourt
Purpose:
The purpose of this report is:
(1)to obtain Council Authority to construct various development related road modifications
on City of Toronto arterial roads and to advertise the required construction By-law; and
(2)to obtain approval to amend the appropriate By-laws.
Funding Sources, Financial Implications and Impact Statement:
Funding for these road modifications is the responsibility of private sector developers.
Recommendations:
It is recommended that:
(1)subject to the receipt of funds from the developer:
(a)approval be given to proceed with the construction of development accesses; a new road
connection to The Queensway; the installation of new traffic control signals; and the
reconstruction of the concrete centre median on The Queensway, approximately 235 metres
east of The West Mall to provide eastbound and westbound left turn lanes in the vicinity of
the planned Sherway Gardens expansion development at 25 The West Mall;
(b)traffic control signals be approved on The Queensway approximately 235 metres east of
The West Mall;
(2)approval be given to proceed with the construction of development accesses at 1983
Kipling Avenue at Bethridge Road; the widening of Kipling Avenue at Bethridge Road to
provide a northbound right turn lane into the planned Home Depot at 1983 Kipling Avenue;
and construction of concrete centre medians;
(3)(a)approval be given to proceed with the construction of development accesses at 2911
Eglinton Avenue East at Torrance Road; the installation of new traffic control signals; the
removal of a pedestrian refuge island; the widening of Eglinton Avenue East at Torrance Road
to provide eastbound and westbound left turn lanes into the planned Home Depot at 2911
Eglinton Avenue East and the construction of concrete centre medians;
(b)subject to the completion of the road works described in 3(a);
(i)traffic control signals be approved on Eglinton Avenue East at Torrance Road on the
north side and the driveway to 2911 Eglinton Avenue East (Home Depot) on the south side;
(ii)southbound left turns be prohibited at all times at the access to 2944 Eglinton Avenue
East, 45 metres east of Torrance Road;
(iii)eastbound left turns be prohibited at all times at the access to 2944 Eglinton Avenue
East, 45 metres east of Torrance Road; and
(iv)the appropriate By-law(s) be amended accordingly;
(4)(a)subject to the receipt of funds from the developer, approval be given to proceed with
the construction of a new road connection to Steeles Avenue East directly opposite Old
Kennedy Road, the construction of an eastbound right turn lane and a westbound left turn lane
on Steeles Avenue East at Old Kennedy Road and a development service access located on the
southside of Steeles Avenue East, east of Old Kennedy Road;and
(b)subject to the completion of all roadworks described in 4(a);
(i)northbound left turns be prohibited at all times at Steeles Avenue East LaFarge Canada
Service Road, approximately 69 metres east of Old Kennedy Road;
(ii)westbound left turns be prohibited at all times at Steeles Avenue and LaFarge Canada
Service Road, approximately 69 metres east of Old Kennedy Road;
(5)the appropriate By-law(s) be amended accordingly; and
(6)the introduction of any necessary Bills be authorized.
Background:
As a condition of approving developments abutting City of Toronto arterial roads and
allowing access to them, developers are required to fund road modifications to accommodate
the traffic generated by their new developments. Funds for the design, construction,
supervision and administration of this work have been received or are about to be received
from the proponents in the form of a letter of credit or certified cheques.
Comments:
Details of the road modifications required at each location are provided in Table No. 1
attached and are briefly discussed below. A sketch of each location is appended to this report.
25 The West Mall (Sherway Gardens)
In order to accommodate the traffic demand associated with the planned Adason Properties
Limited expansion of Sherway Gardens, the following road modifications are required.
Construction of development accesses; installation of new traffic control signals-construction
of a fourth leg to The Queensway located approximately 235 metres east of The West Mall
(Street "B"); and the reconstruction of The Queensway concrete centre median to provide for
eastbound and westbound left turn lanes at this intersection.
The Queensway in this vicinity is a six-lane arterial roadway with a posted speed limit of 60
km/h and a two-way 24-hour volume of approximately 35,060 vehicles. Currently eastbound
and westbound traffic on The Queensway is separated by a raised concrete centre median. The
proposed development entrances will be full movement accesses and will necessitate the
reconstruction of the concrete centre median to provide eastbound and westbound left-turn
lanes.
In order to provide appropriate right-of-way control on The Queensway and safe access to
Sherway Gardens, new traffic control signals are required at The Queensway approximately
235 metres east of The West Mall.
1983 Kipling Avenue (at Bethridge Road)
The developer, Home Depot Limited, applied to develop this property for a home
improvement retail warehouse. As a condition of site plan approval, the developer is required
to fund the road improvements identified as being necessary to accommodate the new traffic
demand. These improvements will provide two 65 metre long exclusive northbound and
southbound left-turn lanes and a 50 metre long exclusive northbound right-turn lane on
Kipling Avenue at Bethridge Road intersection. A new access to this property, aligned with
Bethridge Road and forming the fourth leg of the intersection , will be constructed. The design
of the boulevard area on Kipling Avenue will meet the Department's requirements for
pedestrian accommodation, greening and aesthetics.
2911 Eglinton Avenue East (at Torrance Road)
As a condition of site plan approval for this Home Depot development, the developer, Home
Depot Canada is required to fund the following road modifications on Eglinton Avenue East
at Torrance Road: widening Eglinton Avenue East to provide for eastbound and westbound
left turn lanes; construction of concrete centre medians to accommodate the installation of
new traffic control signals; removal of the pedestrian refuge island; and construction of
development accesses.
Eglinton Avenue east in the vicinity of 2911 Eglinton Avenue East is a seven-lane urban
arterial roadway with a posted speed limit of 60 kilometres per hour and a two-way 24 hour
volume of approximately 40,400 vehicles.
In order to provide appropriate right-of-way control on Eglinton Avenue East and safe access
to the Home Depot store proposed at No. 2911 Eglinton Avenue East, traffic control signals
are required at Torrance Road on the north side and the driveway to No. 2911 Eglinton
Avenue East (Home Depot) on the south side. In addition, due to the close proximity to the
proposed traffic control signals, the access to the Budget Car Rental site at No. 2944 Eglinton
Avenue East must be restricted to right-in/right-out movements by design, by-law and
signage.
Steeles Avenue East at Future Extension of Silver Star Boulevard
To accommodate the International City Square development in the vicinity of Steeles Avenue
East and Old Kennedy Road, a widening of Steeles Avenue East is required to provide for an
eastbound right turn lane and a westbound left turn lane at Silver Star Boulevard (Old
Kennedy Road). The development also requires the construction of concrete centre traffic
islands to accommodate the traffic control signal modifications; a new road connection at the
south leg of the intersection; and a service access located at the east limit of the development.
In order to minimize the impact on the arterial road system, the service road access proposed
for the south side of Steeles Avenue East, east of Old Kennedy Road is to be restricted to
right-in/right-out movements only by design. This condition is to be enforced through
enactment of the appropriate By-law(s), design of the access, and sign installations.
Pedestrian and Cycling Issues:
In requiring that road modifications are made in order to accommodate traffic generated by
new developments, pedestrian and cycling issues are always taken into consideration. In cases
where road widenings are required, sufficient pedestrian walking times are provided at all
signalized intersections. In addition to requiring road modifications, developers are also
required to improve adjacent boulevards through streetscape improvements such as tree and
sod planting and the provision of transit shelters. In the case of the road modifications
described in this report, all proposals conform with the Department's guidelines for the
accommodation of pedestrians and cyclists.
Scope of Construction:
To construct the above modifications the following work will be undertaken:
(a)removal and reconstruction of concrete curbs, gutter, sidewalks and medians;
(b)construction of concrete road base and asphalt pavement;
(c)construction of concrete medians;
(d)removal and reconstruction of catch basins and connections;
(e)installation of underground traffic signals, ducts, handwells and pole bases;
(f)alteration of traffic control devices;
(g)planting of trees; and
(h)utility relocations.
These modifications have been developed using current department standards for cyclists and
pedestrians and no compromises have been made with respect to the space allocated to these
users.
Conclusion:
As a condition of approval of development abutting City of Toronto arterial roads, various
modifications are required to the road system. All costs will be borne by the developers.
Contact Name and Telephone Number:
Kathleen Llewellyn-ThomasDev Tyagi
Director, Engineering Services,Director , Engineering Services,
Districts 1 & 2Districts 3 & 4
Tel: (416)392-8590Tel: (416)395-6243
Tom G. Denes, P.Eng.
Executive Director
Technical Services
Barry H. Gutteridge
Commissioner
Works and Emergency Services
FN/jc
