Town of Whitchurch- Stouffville

Transcription

1 Town of Whitchurch- Stouffville Ballantrae-Musselman Lake and Environs Secondary Plan Review, Access Management Guidelines Project No FINAL N o v e m b e r A c c e s s M a n a g e m e n t G u i d e l i n e a n d P l a n f o r L a n d s A l o n g H i g h w a y 4 8 Transportation Planning GENIVAR Inc., 600 Cochrane Drive, 5th Floor, Markham, Ontario L3R 5K3 Telephone: Fax: Contact: Sharon Sterling, MCIP, RPP Sharon.Sterling@genivar.com

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3 November 2, 2012 Mr. A. Drozd Town of Whitchurch-Stouffville 111 Sandiford Drive Stouffville, ON L4A 0Z8 Re: Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report Dear Mr. Drozd: Attached, please find our Final Report identifying the Access Management Guidelines for Lands along the Highway 48 Corridor in the Ballantrae-Musselman Lake area, based on Ministry of Transportation of Ontario (MTO) guidelines and consultation with MTO. Should you have any questions, please feel free to contact the undersigned. Yours truly, GENIVAR Inc. Sharon Sterling, MCIP, RPP Director, Traffic Management Kassel Prince, B.Eng., M.Sc. Transportation Technologist KP/hf rep Final.docx 2800 Fourteenth Avenue, Suite 210, Markham, Ontario L3R 0E4 Telephone: Fax:

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5 Ballantrae-Musselman Lake and Environs Secondary Plan Review Access Management Guidelines for Lands along Highway 48 Executive Summary 1. Purpose The Access Management Guidelines for Lands along Highway 48 in the Ballantrae settlement area will assist the Town and all levels of government, agencies and land owners with the review and approval process for development in the corridor. This allows for long-term planning along the corridor to achieve the ultimate plan for the right-of-way. In particular, the Guidelines will ensure access is provided to all lands along the corridor in appropriate locations with any necessary controls. 2. Objectives The key objectives of the Guidelines are to: protect for the ultimate right-of-way of the Highway 48 corridor minimize direct access to Highway 48 through directing access to adjacent side streets where feasible, and the creation of service connections and joint access points provide clarity with respect to setback and access locations through the development process. 3. Highway 48 Right-of-Way and Setback Through discussions with the Ministry of Transportation of Ontario (MTO), an ultimate right-ofway of 32m has been established to accommodate projected traffic to 2031 and beyond in the Ballantrae settlement area. The MTO will consider a reduced setback of 6m on each side of the right-of way where no safety or operational concerns exist. In such cases, the setback would be determined on a case-by-case basis. 4. Highway 48 Typical Cross-Section The 32m right-of-way will contain four 3.75m travel lanes plus a 4m wide centre left-turn lane and up to a 6.5m wide shoulder/ditch on each side of the roadway. The right-of-way may increase at intersections where exclusive turning lanes are required. The typical cross-section is illustrated in Figure E Access Management Plan The application of the Access Management Guidelines would result in access being provided to all lands along the Highway 48 corridor in appropriate locations and with appropriate controls. GENIVAR ES-1

6 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 Achievement of this objective will be phased as development occurs over time, particularly as the maximum benefits will require property consolidation and/or joint access agreements. Two plans have been developed an interim plan (Figure E-2) and an ultimate plan (Figure E-3). Both plans would minimize access to Highway 48 as necessary, identify potential roadway accesses apart from driveway accesses, as well as identifying locations where joint access should be considered and pursued to enhance traffic flow in the corridor. The interim condition considers the current property boundaries and that development will occur sporadically and randomly. It will assist in the transition from the current condition to the ultimate vision for access management in the corridor. The ultimate condition assumes the ability to consolidate existing properties into development blocks or units that allow for minimizing site access on Highway 48 and joint access arrangements. All access locations are approximate and should be confirmed during the site plan process. They will be reviewed by MTO on a site-by-site basis based on a traffic impact study when required. As part of this process, MTO would consider the Access Management Guidelines and the MTO design standard. 5.1 Potential New Connections It is anticipated that new connections would be in the form of local roads and would be stopcontrolled until such time as signal warrants are met, if necessary. Future connections could be located at: o o Lakeshore Road to provide access to the residential block on the west side of Highway 48 Greenan Road to provide access to the blocks on the east of Highway 48 between Pettet Road and Ballantrae Common 5.2 Residential Site Access Where possible, access to single lots or low density residential parcels should be obtained from adjacent side streets and, if access is required from Highway 48, it should be minimized. Direct access to residential properties from Highway 48 should be in the form of stopcontrolled driveways and, where possible, align with an opposing access to minimize turning conflicts. 5.3 Commercial Site Access Where possible, access to commercial properties should be obtained from side streets to minimize the number of access points on Highway 48 and to improve on-site circulation. Commercial access points should be aligned with opposing driveways sufficiently spaced away from intersections and adjacent driveways so as to minimize conflicts and improve storage capacity for turning vehicles. GENIVAR ES-2

7 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Joint Commercial Site Access The use of mutually-shared driveway arrangements is strongly encouraged for abutting commercial properties along the corridor. Their use is ideal when there are adjacent commercial developments and the spacing of access does not meet the guidelines or would result in multiple accesses in close proximity. This type of driveway must be registered on the title of both properties. The site planning of the properties must include proper site circulation, particularly of parking layout and driving aisles. GENIVAR ES-3

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15 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 Table of Contents Transmittal Letter Executive Summary Table of Contents 1. PURPOSE OBJECTIVES HIGHWAY 48 RIGHT-OF-WAY AND SETBACK HIGHWAY 48 TYPICAL CROSS-SECTION ACCESS MANAGEMENT PLAN Potential New Connections Residential Site Access Commercial Site Access Joint Commercial Site Access INTRODUCTION BACKGROUND The Ballantrae-Musselman Lake and Environs Secondary Plan HIGHWAY Current Conditions Jurisdiction and Project Limits Right-of-Way Land Use Intersection Geometrics Traffic Volumes Future Conditions Land Use Traffic Volumes Right-of-Way Pavement Width Setback Property Impacts GENIVAR i

16 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report Table of Contents New Roadway Connection AURORA ROAD Current Conditions Jurisdiction Right-of-Way Land Use Traffic Volumes Intersection Geometrics Future Conditions Land Use Traffic Volumes Roadway Improvements CONSIDERATION FOR CORRIDOR CONTROL AND ACCESS Access Spacing Public Roadway Driveway Spacing Stopping Sight Distance Joint or Shared Access Intersection Control Access Design ACCESS MANAGEMENT GUIDELINE AND PLAN Potential New Connections Residential Site Access Commercial Site Access Joint Commercial Site Access IMPLEMENTATION STRATEGY GENIVAR ii

17 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report Table of Contents APPENDICES Appendix A Traffic Data for Study Area Appendix B Ballantrae-Musselman Lake and Environs Secondary Plan Land Use Map (July 2007) Appendix C York Region Maps Appendix D Alternative 36m ROW Highway 48 Typical Cross-section Appendix E MTO Geometric Design Standards for Ontario Highways Appendix F MTO Commercial Access Policy and Design Standards Appendix G Ontario Provincial Standard Drawings GENIVAR iii

18 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report Table of Contents List of Tables Table Link Volumes and V/C Ratio along Highway 48 - AM Peak Hour Table Link Volumes and V/C Ratio along Highway 48 - AM Peak Hour Table 5-1 Minimum Sight Distance Requirement List of Figures Figure 1-1 Secondary Plan Study Area... 3 Figure 3-1 Highway 48 Corridor Boundary... 9 Figure 3-2 Highway 48 Corridor Existing Right-of-way Dimensions Ballantrae Road to Felcher Boulevard Figure 3-3 Highway 48 Corridor Existing Right-of-way Dimensions Felcher Boulevard to Vandorf Side Road Figure 3-4 Highway 48 and Ballantrae Road Intersection Showing Existing Roadway Configuration Figure 3-5 Highway 48 and Aurora Road Intersection Showing Existing Roadway Configuration Figure 3-6 Potential Future Land Use Along Highway 48 Corridor Figure 3-7 Highway 48 Typical 32.0m Right-of-way Cross-Section Figure 3-8 Highway 48 Intersection with Exclusive Turning Lanes Figure 3-9 Property Impacts of Proposed 32m Right-of-way Alignment along Highway Figure 6-1 Potential Access Locations Along Highway 48 Interim Figure 6-2 Potential Access Locations Along Highway 48 Ultimate GENIVAR iv

19 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Introduction The proposed Access Management Guideline provides a series of guidelines and standards governing access provisions along the Highway 48 corridor in the vicinity of Ballantrae- Musselman Lake and Environs. The Study Area covers the Ballantrae-Musselman Lake Secondary Plan area, which begins south of St. Johns Side Road to south of Vandorf Side Road and from McCowan Road to the York-Durham Line. The Study Area is shown in Figure 1-1. This proposed Access Management Guideline provides all levels of government, agencies and land owners with a uniform document within which all site and roadway accesses will be assessed. This allows for long-term planning along the corridor to achieve the ultimate plan. When consistently applied, this Access Management Guideline will assist the review and approval process for developments within the Highway 48 corridor of Ballantrae-Musselman Lake, while ensuring that the appropriate policies and guidelines are met. The Ministry of Transportation of Ontario (MTO) was consulted to discuss the objective of developing this uniform set of guidelines and the specific MTO policies and guidelines that would apply in this corridor. This proposed Access Management Guideline and Plan was developed with input from the MTO. This proposed access management plan establishes an appropriate right-of-way (ROW) alignment within the Highway 48 corridor that considered the need for future road widening to properly accommodate traffic volumes to year The proposed access management policies and guidelines comply with the MTO guidelines as outlined in the Geometric Design Standards for Ontario Highways and Commercial Site Access Policy and Standard Designs. GENIVAR 1

20 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 GENIVAR 2

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23 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Background 2.1 The Ballantrae-Musselman Lake and Environs Secondary Plan The Ballantrae-Musselman Lake and Environs Secondary Plan was adopted in 1994 as the basis for the planning and development of the Study Area. Located within the Oak Ridges Moraine, the plan identifies a variety of residential areas including the Ballantrae Community Area, Ballantrae Future Residential Area, Ballantrae Residential Golf Course Community, and Musselman Lake Community Area. It also includes a mixed-use area with limited commercial uses along Highway 48. Important environmental features also exist within these lands and include coldwater fisheries, forested areas, major groundwater recharge/headwater areas, wetlands and areas of natural and scientific interest (ANSI). The focus of growth and development within the Ballantrae area will be along the Highway 48 corridor and other areas that will be accessed via Highway 48. Since the Secondary Plan was adopted in 1994, there has never been a comprehensive review and one of the main issues is the lack of a feasible access management/land use plan along the Highway 48 corridor through Ballantrae. Development of lands within some sections of the Highway 48 corridor is restricted by the Oak Ridges Moraine. Further developmental restrictions for land owners along the Highway 48 corridor include the current required MTO setback, which is understood to be 14m from the current property line, applied on both sides of the highway. Based on documents received from the Town, the 14m setback requirement is reviewed on a case-by-case basis for developments. Implementation of a 14m setback from the property line has resulted in an inconsistent ROW along the corridor. The impact on individual properties varies from significant to minimal depending on the size of the property. This creates a jagged ROW along the corridor and also has implications on access. The varied impact on properties removes certainty in the development of properties along the corridor. Establishing uniform guidelines will provide consistency in ROW alignment for the corridor and clearly outline access requirements that will be evenly applied to all developments. GENIVAR 5

24 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 GENIVAR 6

25 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Highway Current Conditions Highway 48 is a north-south provincial highway that functions as the main arterial roadway within the Study Area. Its roadway cross-section consists of two travel lanes (one northbound and one southbound) for the majority of the length of the highway through the Study Area, but increases to four lanes (two northbound and two southbound) in the vicinity of Aurora Road. Although Highway 48 runs throughout the length of the Study Area, significant development is only permitted within the Ballantrae Settlement area. The Highway 48 Corridor Boundary is shown on Figure Jurisdiction and Project Limits Highway 48 is an MTO roadway in southern Ontario that extends from Major Mackenzie Drive in Markham, through Whitchurch-Stouffville, to Highway 12 southeast of Beaverton. Its total length is approximately 65km. Prior to 1998, Highway 48 extended from Highway 401 in Toronto to Highway 35 in Coboconk with a total length of 128km. In 1995, the section of Highway 48 between Highway 401 and Major Mackenzie Drive was transferred to York Region and the City of Toronto. The section of Highway 48 between Highway 12 and Coboconk was transferred to Durham Region and City of Kawartha Lakes, previously known as Victoria County. The total length of Highway 48 within the Ballantrae-Musselman Lake and Environs Secondary Plan boundaries (from south of St. Johns Side Road to south of Vandorf Side Road) is approximately 3.8km. The primary focus of this study is the Highway 48 Corridor Boundary extending from approximately 130m north of Ballantrae Road to approximately 520m south of Felcher Boulevard for a total length of approximately 1.9km Right-of-Way Figure 3-2 and Figure 3-3 show the existing ROW within the Highway 48 Corridor Boundary Area. The existing ROW was obtained by measuring from property line to property line across Highway 48. Within the Highway 48 Corridor Boundary, the ROW ranges from 22m to 44m. South of the Corridor Boundary Area, property lines diverge significantly from the roadway just north of Vandorf Side Road, as shown in Figure 3-3. The extent of the existing ROW in this area is currently unclear. The existing ROW accommodates one northbound and one southbound travel lane throughout the majority of the length of the Study Area. Two northbound and two southbound travel lanes (total of four travel lanes) are provided north and south of the Aurora Road and Highway 48 intersection. A lane drop in both the northbound and southbound directions occurs after departing the intersection. Highway 48 has a posted speed limit of 80km/h from the north boundary of the Study Area to just south of Greenan Road. The posted speed is 60 km/h from Greenan Road to south of Felcher Boulevard where the speed limit increases back to 80 km/h. GENIVAR 7

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33 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Land Use The existing land uses along Highway 48 within the Highway 48 Corridor Boundary Area are primarily residential with direct driveway access onto the roadway. A site visit indicated that a large new residential community is currently under construction by Geranium Homes, located south of Felcher Boulevard and north of Vandorf Side Road. A new roadway connection to Highway 48, Pine Vista Avenue, has been developed approximately 400m south of Felcher Boulevard to provide access to the development. Other developments identified along the corridor include: Ballantrae Stone and Stove and Building Supplies north of Ballantrae Road Horse Farm north of Ballantrae Road on the west side of Highway 48 Pioneer gas station north of Ballantrae Road on the east side of Highway 48 Hydro-One facility north of Ballantrae Road on the east side of Highway 48 Town of Whitchurch-Stouffville Fire Station on the west side of Highway 48, south of Ballantrae Road Gemini Fixtures Limited (cabinet makers) south of Ballantrae Road on the east side of Highway 48 OLCO gas station with a variety store and coffee shop in the southeast corner of Aurora Road and Highway 48 Simpson Produce (Potato Growers and Shippers) located on the west side of Highway 48, south of Lakeshore Road Automotive repair shop and pizzeria on the west side of Highway 48, north of Felcher Boulevard Commercial Plaza with a food market and Country Stop Burgers on the east side of Highway 48, north of Felcher Boulevard Commercial plaza (Coffee Master, veterinary clinic, Remax, law office, etc.) in the northwest corner of Highway 48 and Felcher Boulevard Home Day Care south of Felcher Boulevard on the west side of Highway 48 Soil Depot on east side of Highway 48, opposite Pine Vista Avenue Mobile home storage and sale facility, north of Vandorf Side Road on west side of Highway 48 Wood sales lot opposite Vandorf Side Road Ave s Sled Shop in the southwest corner of Vandorf Side Road Stouffville Equestrian Centre south of Vandorf Side Road east of Highway 48 McLean s Furniture Store south of Vandorf Side Road east of Highway 48 GENIVAR 15

34 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Intersection Geometrics Highway 48 intersects five roadways within the Highway 48 Corridor Boundary Area. Two intersections are signalized, which are the Highway 48 intersections with Ballantrae Road and Aurora Road. At the intersection with Ballantrae Road, Highway 48 has northbound and southbound exclusive left-turn and right-turn lanes. The Intersection configuration is shown in Figure 3-4. At the intersection with Aurora Road, Highway 48 has exclusive southbound left-turn and rightturn lanes and an exclusive northbound left-turn lane. This intersection provides two through lanes in each direction. The intersection configuration is shown in Figure 3-5. Approximately 60m south of Lakeshore Road, Highway 48 starts to widen in the northbound direction (to provide the second through lane at Aurora Road) and consequently has two northbound lanes and one southbound lane at the unsignalized intersection with Lakeshore Road. The widening that occurs at Lakeshore Road provides a taper for a northbound right-turn lane at Lakeshore Road from Highway 48. At the unsignalized intersection with Felcher Boulevard, Highway 48 has one through lane in each direction and a southbound right-turn taper. At Vandorf Side Road, there is a southbound right-turn taper with single southbound and northbound through lanes. GENIVAR 16

35 November 2, 2012 Figure 3-4 Highway 48 and Ballantrae Road Intersection Showing Existing Roadway Configuration GENIVAR 17 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report Source: Google Map

36 November 2, 2012 GENIVAR 18 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report Figure 3-5 Highway 48 and Aurora Road Intersection Showing Existing Roadway Configuration Source: Google Map

37 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Traffic Volumes MTO provided historical annual average daily traffic (AADT) data along Highway 48 from 1992 to AADT data indicates that traffic growth along the Highway 48 corridor has been minimal over the period for which the data has been provided, with traffic volumes remaining relatively constant. MTO also provided intersection turning movement volumes for Aurora Road and Highway 48, dated April 6, The existing AM and PM peak hour peak directional volumes on Highway 48 are: 407 southbound vehicles, north of Aurora Road in the AM peak hour (7:30a.m. to 8:30a.m.) 457 northbound vehicles, south of Aurora Road in the PM peak hour (4:00p.m. to 5:00p.m.) However, existing turning movement counts or peak hour link volumes were not available from MTO for other locations in the corridor. Therefore, forecasted traffic volumes for the corridor were obtained from the York Region traffic model. A review of the forecasted AM 2011 link volumes from the York Region model indicate an AM peak hour volume of 901 vehicles in the southbound direction in the Study Area. This volume is significantly higher than the 2010 turning movement volume. The 2011 model volumes were used to determine the current volume-to-capacity (V/C) ratio along Highway 48 as it provides a worst-case scenario of available capacity along the corridor. The York Region model assumes a lane capacity of 1,200 vehicles per hour, based on the estimated peak hour volume of 901 vehicles, the resulting V/C ratio is This V/C ratio represents a level of service (LOS) B, indicating normal delay to motorists and no roadway improvements are currently required. The traffic volumes present on Highway 48 indicate that a two-lane roadway (one northbound lane and one southbound lane) is sufficient to accommodate the existing traffic volumes. The existing AM and PM peak hour volumes on Highway 48 are significantly below capacity. Traffic volumes for Aurora Road and Highway 48 and the 2011 link volumes in the corridor are provided in Appendix A Traffic Data for Study Area. 3.2 Future Conditions Land Use The current Ballantrae-Musselman Lake and Environs Secondary Plan identifies existing and future land uses for the Study Area in Schedule E of the Official Plan, as illustrated in Appendix B Ballantrae-Musselman Lake and Environs Secondary Plan Land Use Map (July 2007). Future land uses within the Study Area along the Highway 48 corridor will mainly consist of residential and mixed-use land uses. As obtained from Macaulay Shiomi Howson Ltd., developed for this study, potential future land uses along Highway 48 are identified in Figure 3-6. GENIVAR 19

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41 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Traffic Volumes Future traffic volumes along the Highway 48 corridor were not available from the MTO, therefore, projected future link traffic volumes along Highway 48 from the York Region model were obtained to assess future traffic conditions in the corridor. The York Region model projects future traffic volumes in the roadway corridor based on future population and employment forecasts, as per the municipal and regional Official Plans and other relevant planning documents. Therefore, the forecasted volumes are acceptable for this exercise since no significant change in population and employment is anticipated beyond those in the Official Plans. Furthermore, the land uses developed for this corridor as part of this study are generally consistent with the municipal Official Plan and Secondary Plan for the area. As development proceeds in the corridor, more detailed traffic studies may be required to determine local impact, however, for the purpose of determining the number of lanes required through the corridor, the use of the Region s model is appropriate. Horizon year 2021 indicates peak hour volumes of 1,006 vehicles in the peak direction and 1,161 vehicles in the peak direction for 2031 within the Study Area. Traffic model volumes, V/C ratios and required number of lanes are shown in Tables 3-1 and 3-2. Details for York Region model link volumes are provided in Appendix A Traffic Data for Study Area. Table Link Volumes and V/C Ratio along Highway 48 - AM Peak Hour Location Link Volumes Volume-Capacity Ratio 2-lane Cross-Section Northbound Southbound Northbound Southbound St. Johns Side Road to Aurora Road (1) St. Johns Side Road to Aurora Road (2) Aurora Road to Vandorf Side Road (1) Aurora Road to Vandorf Side Road (2) Vandorf Side Road to Bloomington Road Notes: (1) and (2) identify multiple locations for volumes within a single link, see model output in Appendix A GENIVAR 23

42 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 Table Link Volumes and V/C Ratio along Highway 48 - AM Peak Hour Location Link Volumes Volume-Capacity Ratio 2-lane Cross-Section Volume-Capacity Ratio 4-lane Cross-Section Northbound Southbound Northbound Southbound Northbound Southbound St. Johns Side Road to Aurora Road (1) St. Johns Side Road to Aurora Road (2) Aurora Road to Vandorf Sideroad (1) Aurora Road to Vandorf Side Road (2) Vandorf Side Road to Bloomington Road Notes: (1) and (2) identify multiple locations for volumes within a single link, see model output in Appendix A Table 3-1 indicates that the projected traffic volumes for 2021 can be accommodated within the existing two travel lanes along the Highway 48 corridor. However, based on forecasted 2031 peak hour link volumes, four of the five roadway segments in the corridor will be at or over 85 percent capacity, which is the planning threshold for improvements to be considered. Subject to a more detailed traffic assessment in the corridor, the 2031 projected traffic volumes could be accommodated if the road was widened to four travel lanes. A four-lane cross-section would very easily accommodate the future traffic volumes and allow the roadway to operate well below capacity and at good levels of service, as is evident in V/C ratios in Table 3-2. Therefore, it is recommended that a four-lane cross-section be protected for in the corridor. It is important to note that if the assumed roadway lane capacity of 1,200 vehicles per hour were reduced to 900 vehicles per hour, which is typically assumed for a high capacity arterial road, the future V/C ratios would increase to as much as 1.29 based on the current one-lane per GENIVAR 24

43 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 direction. However, with two-lanes per direction, the V/C ratio would be 0.65, a LOS B, indicating good operating conditions and well below the 0.85 threshold. The projected traffic volume decreases further north in the corridor, therefore, the four-lane segment can terminate around Ballantrae Road Right-of-Way A 36m right-of-way (ROW) Highway 48 typical cross-section was initially developed by GENIVAR for the corridor. This 36m ROW was based on a five-lane cross-section, consisting of four through lanes, a shared centre left-turn lane and 3m municipal trail system on each side of the Highway. However, an ultimate ROW of 32m has been proposed by MTO s Central Region Planning and Design Section, following their review of the Highway 48 corridor. Lands required for the proposed 32m ROW will be protected for by the ministry to accommodate future widening. MTO however, has indicated that widening of Highway 48 is not being considered in the near future and it is also not included the Ministry s five-year capital program. Impacts to the majority of existing properties are anticipated to be minimal in establishing the proposed ROW. Expropriation of a few properties will, however, be required to establish the proposed ROW. The proposed ROW includes a typical cross-section of four through lanes and a shared centre leftturn lane. This ROW includes provision for a swale system adjacent to Highway 48 that would accommodate drainage for the storm water management system proposed by AMEC for the project. The 36m ROW cross-section developed by GENIVAR is shown in Appendix D Alternative 36m ROW Highway 48 Typical Cross-section Pavement Width Based on travel lanes of 3.75m width and centre turn lane width of 4.0m, a minimum pavement width of 19m will be provided. A shoulder and open ditch drainage will be provided on each side of the roadway within the ROW. A proposed typical 32m ROW cross-section for Highway 48 is shown in Figure 3-7. Exclusive turning lanes could be required at some intersections, which would increase the 32m ROW, such as at the intersection of Highway 48 and Aurora Road, where dedicated northbound and southbound left-turn and right-turn lanes will be provided as per existing conditions. This will result in the northbound and southbound pavement width at the Aurora Road and Highway 48 intersection increasing to 24.5m to accommodate 3.5m wide turning lanes. A proposed typical cross-section of Highway 48 at an intersection with exclusive turning lanes is shown in Figure 3-8 having a ROW width of 36.0m Setback Current MTO policy requires a 14m setback from the existing property line to protect for future widening. The ministry however, was requested by the Town to investigate the possibility for a uniform reduced setback throughout the limits of the Secondary Plan corridor. Senior Ministry staff determined that a minimum setback of 6m from the ultimate right-of-way width could be applied in the corridor. The setback provided would be required to accommodate any necessary utilities and would also contain a sidewalk on each side of the road. GENIVAR 25

44 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 The MTO will consider a reduced setback of 6m on each side of the ROW where no safety or operational concerns exist. In such cases, the setback would be determined on a case-by-case basis Property Impacts A 32m ROW will be protected for in the corridor by MTO. As indicated previously, the current ROW in the corridor ranges from 22m to 44m. Locations exist along the corridor where the proposed ROW and existing ROW overlap, however, locations with a ROW less than 32m will be impacted and additional ROW would need to be obtained. The ministry has indicated that expropriation of some properties will be required to establish the 32m ROW. Based on a preliminary review of the corridor, property impacts are shown in Figure New Roadway Connection A new roadway connection to Highway 48, Pine Vista Avenue, has been provided to access the Geranium Homes residential development located between Felcher Boulevard and Vandorf Side Road on the west side of Highway 48. Roadway connections are also being proposed opposite Lakeshore Road to provide access to the residential block on the west side of Highway 48 north of Felcher Boulevard. The roadway will also provide a second access via Felcher Boulevard. A new roadway is also being proposed opposite Greenan Road to provide access to the blocks on the east side of Highway 48 between Aurora Road and Ballantrae Common. GENIVAR 26

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51 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Aurora Road 4.1 Current Conditions Aurora Road is a York Region arterial road that runs east-west through the Study Area connecting to McCowan Road at the western boundary of the Study Area and York-Durham Line at the eastern boundary of the Study Area. It has an approximate length of 5.7km within the limits of the Study Area and a two-lane cross-section (one through lane in each direction) and gravel shoulders. The posted speed limit along Aurora Road within the study limits is 60km/h from McCowan Road to the school zone for Ballantrae Public School, where the posted speed limit is reduced to 50km/h, then increases to 80km/h from the end of the school zone to York- Durham Line Jurisdiction Aurora Road (Regional Road 15) is a Regional roadway under the jurisdiction of York Region. West of Highway 404, Regional Road 15 is known as Wellington Street East. It is known as Aurora Road from east of Highway 404 to York-Durham Line. Aurora Road passes through the Town of Whitchurch-Stouffville and is approximately 13km in length from Highway 404 to York- Durham Line Right-of-Way The street network map of York Region s Official plan (Map 12) indicates an ROW of up to 36m for Aurora Road. The Region s 10-year roads construction program shows no ongoing or future construction or improvements for Aurora Road for the duration of the program from 2011 to Details of these plans are shown in Appendix C York Region Maps Land Use Land use along Aurora Road within the Study Area is heavily dominated by residential properties with the occasional commercial land use. The Ballantrae Community Centre, Ballantrae Tennis Club and Ballantrae Public School are all located on Aurora Road between Highway 48 and Ninth Line Traffic Volumes Based on turning movement volumes provided by MTO for Aurora Road and Highway 48 dated April 6, 2010, the existing AM and PM peak hour peak directional volumes on Aurora Road are: 304 westbound vehicles, east of Highway 48 in the AM peak hour (7:30a.m. to 8:30a.m.) 320 eastbound vehicles, west of Highway 48 in the PM peak hour (4:00p.m. to 5:00p.m.) York Region s model estimates the 2011 peak directional traffic volume on Aurora Road to be 523 vehicles per hour, which is below the roadway s assumed capacity of 800 vehicles per hour resulting in V/C ratio of Similar to Highway 48, the existing AM and PM peak hour volumes on Aurora Road are significantly below capacity. GENIVAR 33

52 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Intersection Geometrics Aurora Road intersects with 12 roadways within the Study Area inclusive of intersections at McCowan Road and York-Durham Line which form the limits of the Study Area. Eleven of the 12 intersections are unsignalized. The Aurora Road and McCowan Road intersection is all-way stop-controlled with a flashing red light and has temporary traffic signals. The Aurora Road and Highway 48 intersection is fully signalized. Aurora Road forms four-way intersections with McCowan Road, Highway 48, Ninth Line and Lake Woods Drive/Island Lake Drive. All other intersections are T-intersections on either the north or south sides of Aurora Road. At the intersection with McCowan Road, Aurora Road provides exclusive right-turn lanes in both the eastbound and westbound directions. At the intersection with Highway 48, Aurora Road provides exclusive left-turn lanes in both the eastbound and westbound directions. At the intersection with McMullen Drive, Aurora Road provides an exclusive eastbound left-turn lane and at the intersection with McFarland Street, Aurora Road provides an exclusive westbound right-turn lane. At the intersection with Lake Woods Drive/Island Lake Drive, Aurora Road provides exclusive westbound left-turn and right-turn lanes. 4.2 Future Conditions Land Use The Ballantrae-Musselman Lake and Environs Secondary Plan Land Use Map identifies future residential areas on the north and south sides of Aurora Road from McCowan Road to east of Highway 48. The future residential land uses along Aurora Road terminate at the institutional area designated on the map, which is the vicinity of Ballantrae Public School located approximately midway between Highway 48 and Ninth Line Traffic Volumes Projected future link traffic volumes along Aurora Road from the York Region model for 2021, shows 530 vehicles per hour in the peak direction and 476 vehicles per hour in the peak direction for 2031 within the Study Area, which indicates that no growth is expected along Aurora Road. The projected traffic volumes for 2021 and 2031 indicate that Aurora Road will be operating significantly below capacity, based on the existing one travel lane per direction Roadway Improvements York Region s 10-year roads capital plan shows no planned widening for Aurora Road within the 2011 to 2021 program and the forecasted traffic volumes would indicate none is required through As previously noted, the Official Plan has protected for a 36m ROW. The forecasted traffic volumes for 2031 indicate that no more than a four-lane roadway would be needed. A four-lane roadway with a multi-use trail cross-section can be provided within the protected ROW, similar to the one proposed for Highway 48. GENIVAR s review indicated that no changes are required to the planned 36m ROW on Aurora Road. GENIVAR 34

53 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Consideration for Corridor Control and Access Access to and from a provincial roadway is base on a number of MTO guidelines, standards and design. GENIVAR reviewed all relevant MTO guidelines and standards and through the study process consulted with MTO in identifying appropriate criteria to be considered in the access guidelines and plan. The Ministry s Geometric Design Standards for Ontario Highways, MTO Commercial Site Access Policy and Standard Designs and Ontario Provincial Standard Drawings (OPSD) were also reviewed. The key elements for the location of access points are achieving minimum spacing, minimum stopping sight distance, geometric design of the access and providing appropriate control. 5.1 Access Spacing Public Roadway For new public road openings, a minimum intersection spacing of 365m is recommended by MTO. This spacing is required in order to avoid traffic hazards, provide for efficient traffic signal progression, and maintain adequate storage. This distance is measured from centreline to centreline. This recommendation is provided based on consultation with the MTO Corridor Management Section, Central Region. The proposed connection on Highway 48 at Lakeshore Road is approximately 260m from the Highway 48 intersections at Aurora Road and Felcher Boulevard. The proposed road at Greenan Road is approximately 350m from the Highway 48 intersections at Aurora Road and Ballantrae Common. Although these locations do not meet the minimum spacing for public roads recommended by MTO, they were selected because they will: aligned with existing roadways, will reduce the number of additional accesses required to Highway 48 and do not pose any safety concerns. Traffic studies completed as part of development process should identify the need for signalization and turning lane requirements Driveway Spacing Driveway spacing along the corridor was determined based on the existing property boundaries and possible future consolidation of properties. Driveway spacing determined using existing property boundaries was considered an interim condition and driveway spacing determined using consolidation of properties was considered the ultimate condition. In the interim case, driveways were provided to lots via local roads wherever possible and were only provided on Highway 48 when access to the lot could not be obtained from any other location. Proposed driveways were placed as far as possible within the property boundary from adjacent intersections and driveways and are aligned with opposing driveways where possible. GENIVAR 35

54 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 In the ultimate case, properties along the Highway 48 corridor have been consolidated, thus reducing the number of driveway accesses that will be required to Highway 48. Driveways have been proposed using the same methodology as the interim case, with approximately 150m spacing provided between driveways along Highway 48, were possible or six entrances per kilometre as preferred by MTO. 5.2 Stopping Sight Distance Stopping sight distances are derived from MTO Geometric Design Standards for Ontario Highways. MTO provides stopping sight distance for various design speeds on wet pavements in Table C2-1 of the guidelines. Stopping sight distance is comprised of three elements: perception distance, reaction distance and braking distance. Base on the current design speeds within the corridor stopping sight distances are summarized in Table 5-1. Detailed tables for stopping sight distances for varying design speeds are provided in Appendix E MTO Geometric Design Standards for Ontario Highways. All access points along the corridor should meet the relevant stopping sight distance as shown in Table 5-1. Table 5-1 Minimum Sight Distance Requirement Design Speed Sight Distance 80 km/h 135m 100 km/h 185m 5.3 Joint or Shared Access The use of mutually-shared driveway arrangements is strongly encouraged. Their use is ideal when there are adjacent developments and the spacing of accesses does not meet the standard or would result in multiple accesses in close proximity. This type of driveway must be registered on the title of both properties in order to protect the interests of property owners in the event that either of the properties is sold, and also to entrench this as a long-term condition. The site planning of the properties must include proper site circulation, particularly of parking layout and driving aisles. 5.4 Intersection Control It is anticipated that all new roadway intersection and driveways will operate under stop-control conditions until signal warrant are met, base on MTO standards. Traffic studies completed as part of the development process should confirm the intersection control type and should comply with MTO guidelines. 5.5 Access Design Recommended access design for commercial and residential land uses should be consistent with the MTO Commercial Site Access Policy and Standard Designs and Ontario Provincial Standard Drawings (OPSD) which are shown in Appendix F and Appendix G respectively. GENIVAR 36

55 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Access Management Guideline and Plan The application of the Access Management Guidelines would result in access being provided to all lands along the Highway 48 corridor in appropriate locations and with appropriate controls. Achievement of this objective will be phased as development occurs over time, particularly as the maximum benefits will require property consolidation and/or joint access agreements. Two plans have been developed an interim plan shown in Figure 6-1 and an ultimate plan shown in Figure 6-2. Both plans would minimize access to Highway 48 as necessary, identify potential roadway accesses apart from driveway accesses, as well as identifying locations where joint access should be considered and pursued to enhance traffic flow in the corridor. The interim condition considers the current property boundaries and that development will occur sporadically and randomly. It will assist in the transition from the current condition to the ultimate vision for access management in the corridor. The ultimate condition assumes the ability to consolidate existing properties into development blocks or units that allow for minimizing site access on Highway 48, and joint access arrangements. All access locations are approximate and should be confirmed during the site plan process. They will be reviewed by MTO on a site-by-site basis based on a traffic impact study when required. As part of this process, MTO would consider the Access Management Guidelines and the MTO design standard. 6.1 Potential New Connections It is anticipated that new connections would be in the form of local roads and would be stopcontrolled until such time as signal warrants are met, if necessary. Future connections could be located at: o o Lakeshore Road to provide access to the residential block on the west side of Highway 48 Greenan Road to provide access to the blocks on the east of Highway 48 between Aurora Road and Ballantrae Common 6.2 Residential Site Access Where possible, access to single lots or low density residential parcels should be obtained from adjacent side streets and, if access is required from Highway 48, it should be minimized. Direct access to residential properties from Highway 48 should be in the form of stopcontrolled driveways and, where possible, align with an opposing access to minimize turning conflicts. GENIVAR 37

56 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Commercial Site Access Where possible, access to commercial properties should be obtained from side streets to minimize the number of access points on Highway 48 and to improve on-site circulation. Commercial access points should be aligned with opposing driveways, sufficiently spaced away from intersections and adjacent driveways so as to minimize conflicts and improve storage capacity for turning vehicles. 6.4 Joint Commercial Site Access The use of mutually-shared driveway arrangements is strongly encouraged for abutting commercial properties along the corridor. Their use is ideal when there are adjacent commercial developments and the spacing of access does not meet the guidelines or would result in multiple accesses in close proximity. This type of driveway must be registered on the title of both properties. The site planning of the properties must include proper site circulation, particularly of parking layout and driving aisles. GENIVAR 38

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61 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, Implementation Strategy This proposed Access Management Guideline and potential Plan provides all levels of government, agencies and land owners with a uniform document within which all site and roadway accesses will be assessed. This allows for long-term planning along the corridor to achieve the ultimate plan. When consistently applied, this Access Management Guideline will assist the review and approval process for developments within the Highway 48 corridor of Ballantrae-Musselman Lake, while ensuring that the appropriate policies and guidelines are met. The following actions are recommended: 1. Town staff should continue to dialogue with MTO staff to adopt the proposed Access Management Guideline and Plan for the Highway 48 corridor as defined in the Study Area, shown in Figure 6-1 and 6-2, when reviewing properties as part of the Site Plan Approval process, in conjunction with Traffic Impact Access Studies when warranted. 2. The Town should adopt the Access Management Guideline and Plan and include it as part of the site plan approval process. 3. The Town should communicate and make available the Access Management Guideline and Plan to land owners and their representatives as part of the preliminary site plan review process. GENIVAR 43

62 Ballantrae-Musselman Lake and Environs Secondary Plan Review - Access Management Guidelines for Lands Along Highway 48 Final Report November 2, 2012 GENIVAR 44

63 Appendices A. Traffic Data for Study Area B. Ballantrae-Musselman Lake and Environs Secondary Plan Land Us Map (July 2007) C. York Region Maps D. Alternative 36m ROW Highway 48 Typical Cross Section E. MTO Geometric Design Standards for Ontario Highways F. MTO Commercial Access Policy and Design Standards G. Ontario Provincial Standard Drawings

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85 Appendix D Alternative 36m ROW Highway 48 Typical Cross Section

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89 Appendix E MTO Geometric Design Standards for Ontario Highways

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93 Appendix F MTO Commercial Access Policy and Design Standards

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109 Appendix G Ontario Provincial Standard Drawings

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