Request for Opening in Landscaped Centre Median
Andrews Motel, No. 2245 Kingston Road
(Scarborough Bluffs)
The Works Committee reports having received the following report (December
8, 1999) from the Commissioner of Works and Emergency Services, and having
directed that it be submitted to Council for information:
Purpose:
To report on information gathered through consultation with Councillor
Brian Ashton, property owners and members of the public regarding a
request for an opening in the landscaped centre median at No. 2245
Kingston Road.
Financial Implications and Impact Statement:
The estimated cost to construct the proposed opening in the landscaped
centre median at No. 2245 Kingston Road is approximately $55,000.00
including utility relocation, tree replacement, removal and maintenance
for two years. All costs would be borne by the Andrews Motel.
Recommendation:
It is recommended that this report be received and forwarded to Council
for its information.
Background:
In July 1997, the Andrews Motel submitted a letter to former Metro
Transportation informing them that they were undertaking upgrades to
their restaurant and requested that an opening be made in the median
strip to attract business. The Andrews Motel claimed that there had
been a decrease in business since the median was constructed [many
years ago] and they would like to reverse that trend.
In order to address the Andrews Motel request, Councillor Brian Ashton
accepted the staff suggestion to prepare a standard road modification
report for the appropriate committee of Council. In November 1997, staff
prepared a preliminary design and cost estimate and responded to the
Andrews Motel indicating what was required to process their request for
a break in the median. The Andrews Motel would have to commit to
paying the full cost of construction, tree removal and replacement,
landscaping and any additional requirements that may arise through the
public consultation process.
In April 1998, the Andrews Motel submitted a letter of credit to the City
of Toronto for the construction costs. Works and Emergency Services
staff finalized the design and submitted a report to the Urban
Environment and Development Committee on June 15, 1998, seeking
authority to construct various development-related road modifications.
The report also included the Andrews Motel request for the Kingston
Road median opening.
The report (May 25, 1998) from the Interim Functional Lead,
Transportation, presented the Andrews Motel request as a positive
recommendation, as follows:
"(3) (a) approval be given to proceed with the reconstruction of the
concrete centre median on Kingston Road, south of Cliffside
Drive, to provide for a southbound left-turn lane at the
southerly entrance at 2235-2245 Kingston Road (Andrews
Motel); and
(3) (b) in conjunction with Recommendation No. (3)(a), approval be
given to remove or transplant those trees in the centre
median which would be affected by the reconstruction of the
concrete centre median on Kingston Road, in the vicinity of
2235-2245 Kingston Road."
The Committee also had before it a communication (June 11, 1998) from
Councillor Brian Ashton, Scarborough Bluffs, advising of his opposition
with respect to the proposed removal of a portion of the median on
Kingston Road to allow the creation of a left-turn lane; that the portion
in question currently contains a number of trees; and stating that it is
his belief that their removal would be detrimental to the streetscape. On
motion by Councillor Moscoe, the Committee referred Recommendation
No. (3) to the General Manager, Transportation Services, with a request
that Councillor Brian Ashton be consulted with respect thereto.
Since June 1998, several meetings have been held with representatives
from the Ward Councillors' offices, Works and Emergency Services,
Urban Planning and Development Services and the Andrews Motel.
Earlier this year, the Andrews Motel retained V.A. Solomon Planning and
Development to review the planning issues related to their request and
BA Group to review the appropriateness of the access from a traffic
operations and design perspective.
In August 1999, a permit application for commercial access requesting
a similar opening in the centre median was submitted to Works and
Emergency Services by the owners of the Licks Restaurant at No. 2331
Kingston Road, on a section of Kingston Road to the east of the
Andrews Motel site. The permit application was not approved. Staff
indicated that they did not support providing an opening in the median
for individual properties or businesses, and that since the subject
property was only 95 metres from the traffic control signals at Kingston
Road and Ridgemoor Avenue, westbound motorists were able to gain
access to the site with minimal inconvenience.
In September 1999, Councillors Ashton and Altobello issued a public
notice in the Bluffs Monitor newspaper requesting input from members
of the community regarding both the Andrews Motel and the Licks
Restaurant requests for a median opening. The Councillors received
nine responses in total. Eight responses were in favour and one was
opposed to the proposed median openings. One of the eight responses
in favour was sent by Dan Newman, the Member of Provincial Parliament
for Scarborough Southwest. Business owners located in the area
submitted the remaining responses.
Comments:
(1) Existing Characteristics:
Kingston Road in this vicinity is a major six-lane arterial roadway with
a landscaped centre median, a posted speed limit of 60 km/h and a two-way 24-hour traffic volume of approximately 38,000 vehicles. The
Andrews Motel is on the south side of Kingston Road. Two driveways
onto eastbound Kingston Road, which are separated by approximately
45 metres, provide right-in/right-out access to the site. The westerly
driveway is approximately 120 metres east of the traffic control signals
at Cliffside Drive and approximately 175 metres west of the traffic
control signals at Ridgemoor Avenue. Full movement access to the site
is provided from East Haven Drive approximately 80 metres south of
Kingston Road. Access to the site from the east is made by making a
left-turn movement from westbound Kingston Road at either Ridgemoor
Avenue or Cliffside Drive, travelling south to East Haven Drive and then
proceeding to the site along East Haven Drive.
In the vicinity of the Andrews Motel, parking is prohibited on the north
side of Kingston Road from 7:00 a.m. to 9:00 a.m., Monday to Friday, and
on the south side from 4:00 p.m. to 6:00 p.m., Monday to Friday. One-hour parking is allowed from 9:00 a.m. to 4:00 p.m., Monday to Friday on
both sides of the road. The land use along Kingston Road in this vicinity
is primarily commercial whereas land use along East Haven Drive and
the community to the south is primarily low density residential. The
Cliffside Elementary School at No. 27 East Haven Drive is directly south
of the Andrews Motel site.
A centre median has been in place along this section of Kingston Road
for at least the last 45 years. A search of the Council Reports from the
former Municipality of Metropolitan Toronto revealed that references to
a dividing boulevard date back to as early as May 1955. A report of the
Metropolitan Executive Committee, adopted by Metropolitan Toronto
Council on June 23, 1987, recommended that permission be granted to
the City of Scarborough, on behalf of the Cliffside Village Business
Improvement Area, to install and maintain streetscape improvements
within the untravelled road allowance of Kingston Road, between
Midland Avenue and Cliffside Drive, including trees, flag poles and
identification signs. The median is intended to fulfil a number of
functions, which include preventing left-turn vehicular movements,
separating opposing traffic flow, providing landscaping opportunities,
and providing streetscape character to the area.
(2) Design and Cost Estimate:
The design for the median opening prepared by Works and Emergency
Services staff in the spring of 1998 allowed for westbound left-turn
movements into the site by cars and trucks, and northbound left-turn
movements out from the westerly site driveway. The design allowed for
a westbound left-turn storage lane of 15 metres, a taper of 15 metres and
a break in the median of 20 metres. The existing driveway width is
approximately 12 metres and no changes to the driveway were proposed
in the design.
The cost estimate to construct the median opening is $45,000.00, which
includes $5,000.00 for utility relocation. A tree appraisal conducted by
Parks and Recreation Staff concluded that six trees (three Norway
Maples and three Honeylocust) would have to be removed if the median
opening is constructed. The appraisal value of the specific trees is
approximately $1,600.00. There would be additional costs for the tree
removal, relocation and maintenance. Due to the utilities under this
area, tree spading is not an option for removal. Removal and relocation
would be done by hand digging, balling and burlapping the trees. Four
of the six trees are suitable for relocation to a neighbourhood park.
Relocation would also involve establishing a two-year maintenance
contract. The approximate cost for removal of two trees and the
relocation and maintenance of four trees is $8,000.00.
In a report prepared by BA Group for the Andrews Motel dated
September 23, 1999, BA Group proposed a modified design with a
narrower 11 metre opening in the median and a reduced driveway width
of 9 metres, which physically discourages northbound left-turn
movements out from the site. The proposed alternative design may
result in the preservation of one of the six trees identified for removal in
the City's proposed design.
(3) Traffic Operations:
Based upon observations of the site and a review of historical traffic
counts, it was determined that the afternoon peak period constituted the
design condition relative to the impact of potential left-in movements
from westbound Kingston Road into the site and northbound left-out
movements from the site. The operation of the westerly driveway was
analysed using projected site traffic volumes and is summarized in
Table 1 of this report. Based on this analysis, 33 vehicles are expected
to make a westbound left turn into the site during the afternoon peak
hour incurring an average delay of 24 seconds per vehicle while waiting
for a gap in eastbound Kingston Road traffic. During the same hour, 18
vehicles are expected to make a northbound left-turn from the site and
incur an average delay of 159 seconds per vehicle. While an average
delay of 24 seconds is not considered excessive, 159 seconds is just
under three minutes and may cause drivers to make turns with
insufficient gaps creating a potential safety hazard. The revised design
submitted by BA Group, which allows left-in movements only, would
mitigate this potential safety hazard.
By comparison, a capacity analysis conducted at the intersection of
Kingston Road and Cliffside Drive indicates that the traffic control
signals can accommodate an additional 33 vehicles during the afternoon
peak hour that may choose to make a left-turn at this location in order
to access the Andrews Motel from East Haven Drive. A similar analysis
conducted at the intersection of Kingston Road and Ridgemoor Avenue
also indicates that the additional traffic volume can be accommodated.
Although these two options would add a short period to a patron's travel
time, they should not pose a significant inconvenience. Given the design
and placement of traffic control signals, and the close-knit network of
side streets in this area, vehicular access to properties is more
convenient than would normally be experienced on a major arterial road
with a continuous centre median between signalized intersections.
A review of collision history at five existing median breaks along
Kingston Road revealed three reported left-turn collisions in total over
a three-year period. Although the number of collisions is not high,
simply allowing left-turn movements by means of an opening in the
median creates the potential for left-turn collisions.
(4) Urban Design and Streetscape:
The urban design implications of opening the median in the requested location
are more than just site specific. The City Planning Division, Urban Design
Branch has prepared a Strategic Plan with respect to civic improvements
throughout the city. Kingston Road is a signature element of that plan as well
as the recently articulated "Waterfront Vision".
Urban Design is strongly opposed to allowing any additional openings
in existing landscaped medians, as a principle. Urban design staff are
in the process of planning for additional landscaped medians
throughout the city. Loss of existing medians, particularly where there
is no clear and rational functional reason, would be to deny this
principle. The 2000 Civic Improvement budget proposals include new,
landscaped medians on Kingston Road (St. Clair to Midland) in
conjunction with planned road improvements.
In numerous discussions with the applicant's consultants, urban design
staff have presented the aforementioned views and have not heard any
compelling urban design arguments from the applicant in favour of the
proposed openings.
Urban Design recommends that this application be denied.
Conclusions:
A continuous median has restricted access to right-in/right-out
movements for properties along Kingston Road in the vicinity of the
Andrews Motel for at least 45 years. Given that an investment has been
made in recent years by providing streetscape enhancements and the
benefits are now being enjoyed by the community, it is difficult to justify
providing an opening in the median for individual property owners and
businesses.
Contacts:
Richard A. Noehammer, Project Manager Neil Z. Melman,
Program Coordinator
Transportation Systems Urban Design, East District
Works and Emergency Services Urban Planning and
Development Services
Tel: 397-0506; Fax: 397-5011 Tel: 396-7025; Fax: 396-4265
E-mail: rnoeham@toronto.ca E-mail:
nmelm@toronto.ca
Table 1
Traffic Operations at the Andrews Motel Westerly Driveway
With a Median Opening
Movement |
Eastbound
Through |
Eastbound
Right |
Westbound
Left |
Westbound
Through |
Northbound
Left |
Northbound
Right |
Afternoon
Peak Volume
(veh/h) |
2288 |
29 |
33 |
1089 |
18 |
17 |
Average
Delay
(sec/veh) |
|
|
24 |
|
159 |
6 |
Notes:
- Site volume was estimated using ITE Trip Generation Manual, 5th Edition, assuming the following post
development conditions: 27 room motel, 2937 sqft quality restaurant and 3,348 sqft drinking place;
- Average delay was calculated using TRB Special Report 209, Highway Capacity Manual, 3rd Edition, Chapter
10,
Unsignalized Intersections. |
_________
The following persons appeared before the Works Committee in connection with the foregoing
matter:
- Ms. Virginia Solomon, Principal, VA Solomon Planning and Development, and Mr.
Tim J. Arnott, Senior Transportation Planner, BA Consulting Group Ltd; and
- Councillor Brian Ashton, Scarborough Bluffs.
Insert Map
Andrews Motel, No. 2245 Kingston Road
Insert Map
Road Modification
Kingston Road from Cliffside Drive to
Ridgemoor Avenue
Insert Site Plan