March 16, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:79 Highland Avenue: Application No.098064 for consent under Chapter 276, Ravines - Article I of the former City of Toronto Municipal Code - to allow planting, construction of stairs, terraces and retaining walls partially within the Park Drive Ravine. (Ward 23 - Midtown)

Purpose:

To obtain City Council's consent to Application No. 098064 for a Variance to the Ravine Control provisions of the former City of Toronto Municipal Code.

Source of Funds:

Not applicable.

Recommendations:

It is recommended that:

1.City Council consent to Application No. 098064 respecting 79 Highland Avenue to permit the construction of terraces and retaining walls within the Park Drive Ravine, on the condition that the owner enter into a Ravine Control Agreement requiring:

(a)that the owner shall provide and maintain the landscaping and ravine improvements substantially in accordance with Plan No. L1, 'Landscape Plan and Details - Back Garden' date stamped as received on December 2, 1998, and redlined March 16, 1999, prepared by William M. Hewick, Landscape Architect, Acme Environmentals, as on file with the Commissioner of Urban Planning and Development Services;

2.the City Solicitor be authorized to prepare the necessary agreement; and

3.the owner be advised to contact the Forestry Section, Parks and Recreation Division, Economic Development, Culture and Tourism Services, at 392-1900, upon the completion of all work as indicated on the approved plans.

Comments:

1.PROJECT: To construct terraces, steps and retaining walls at the rear of a replacement house and landscape the rear yard.

2.LOCATION: On the south side of Highland Avenue, between Roxborough Drive and Binscarth Road.

3.SITE: The property is generally rectangular with the southern portion, behind either the original or replacement house, sloping down into the Park Drive Ravine. The owner of the property wishes to stabilize a portion of the slopes within the ravine control area with the construction of terraces and retaining walls in conjunction with the construction of a replacement dwelling outside of the control area.

79 Highland Avenue was the subject of a Committee of Adjustment decision approving minor variances in respect of a redevelopment plan on June 5, 1998. Construction Permit 414-695 for the new house was issued July 16, 1998, together with a permit to demolish the existing house.

4.COMMENTS FROM CIVIC OFFICIALS: (see Appendix A)

(a)Zoning By-law compliance issues relating to the house portion of the site plan have been addressed with approval of minor variances by the Committee of Adjustment in a decision May 6, 1998 (File A 526). The Commissioner of Urban Planning and Development Services (Buildings) has indicated that the current landscaping proposal is in compliance with the Zoning By-law.

(b)The Commissioner of Works and Emergency Services indicated his satisfaction with the proposal subject to standard conditions related to stormwater drainage and any work to be carried out within the street allowance.

(c)The Commissioner of Economic Development, Culture and Tourism Services (Parks and Recreation) stated that the current plans are satisfactory.

(d)The Toronto and Region Conservation Authority have reviewed the application, inspected the site and have no objections to approval.

5.PLANNING CONSIDERATIONS:

This application arises as portions of stairs and low retaining walls extend approximately one metre into the portion of the lot subject to ravine control, and landscaping/planting of the ravine slopes. The technical review has identified no problems with the proposal, and the plan would complement the associated replacement house construction and adjacent ravine lands.

The original submission was revised March 16, 1999 to delete a staircase to a first floor level terrace.

The proposal is also the subject of Application No. 398111 for Site Plan Approval, which is delegated to the Commissioner of Urban Planning and Development Services. I am prepared to approve that application if Council adopts the recommendations of this report.

Conclusions:

The applicant has proposed works which would stabilize the slopes and upgrade indigenous plant material within the ravine portion of the site. In this instance I believe that the current proposal is reasonable and within the intent of Chapter 276, Ravines, of the former City of Toronto's Municipal Code.

Therefore, I recommend that City Council give consent to the proposed development, subject to the owner entering into a Ravine Control Agreement.

Contact Name:Bruce McCormick

Telephone: (416) 392-1306

E-mail: bmccormi@toronto.ca

Beate Bowron, Director

Community Planning - South District

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APPLICATION DATA SHEET