Modifications Required for Private Sector Developments -
Various Locations (Lakeshore-Queensway,
Rexdale-Thistletown, Scarborough City Centre
and Scarborough Agincourt - Wards 2, 5, 15 & 17)
The Urban Environment and Development Committee recommends the adoption of the report (April 30, 1999) from
the Commissioner, Works and Emergency Services.
The Committee reports, for the information of Council, having noted that the Commissioner, Works and Emergency
Services would be submitting a status report by August 1999 to the Planning and Transportation Committee regarding
discussions with York Region.
The Urban Environment and Development Committee submits the following report (April 30, 1999) from the
Commissioner of Works and Emergency Services:
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
Insert Table/Map No. 1
Road Modifications - various locations
Insert Table/Map No. 2
Road Modifications - various locations
Insert Table/Map No. 3
Road Modifications - various locations
Insert Table/Map No. 4
Road Modifications - various locations
Insert Table/Map No. 5
Road Modifications - various locations
Insert Table/Map No. 6
Road Modifications - various locations