The timeline flows from top to bottom, the planning process.
The Ryding SASP 832 specific the ryding ave lands, which was created precisely because these particular properties had a complicating factor: active meatpacking businesses.
Rather than s unlocking the land for development the way a straightforward rezoning would, the City inserted SASP 832 as a holding requirement, a formal policy that says “mixed-use is the destination, but you can’t build housing here until a detailed local study has worked out how to protect those industrial neighbours and plan the area properly.”
Everything from Step 4 onward will eventually replace SASP 832 — is specific to these six properties on Ryding Avenue and Ethel Avenue. That study is underway right now, which is why the blue card is where it is.
In progress (now)
Blocked until study complete
Upcoming
Completed · 2020–2022
Municipal Comprehensive Review (MCR)
City received ~150 requests to convert employment lands to allow non-employment uses. City Planning reviewed each site, conducted peer review of Compatibility/Mitigation Studies, and consulted landowners, businesses and the public.
→ Site visits and background analysis
→ Assessment Report with recommendations prepared
→ Ryding Ave properties recommended for conversion
Completed · July 2023
City Council adopts OPA 653 + SASP 832
Planning and Housing Committee reviewed staff recommendations and forwarded to full Council. Council adopted Official Plan Amendment 653, redesignating the Ryding Lands from Core Employment Areas to Mixed Use Areas. SASP 832 was simultaneously added as a gatekeeper policy — blocking residential development until the Local Area Study is finished.
→ 6 properties (3.15 ha) on Ryding Ave & Ethel Ave affected
→ SASP 832 inserted into Official Plan Chapter 7
Completed · Jan 27, 2025
Minister of Municipal Affairs & Housing approves OPA 653
Province gave final approval with some modifications. SASP 832 came into full legal effect. No residential development may proceed on the Ryding Lands until the Local Area Study and resulting policy update are approved.
In progress · 2025–2026
Ryding Lands Local Area Study (required by SASP 832)
City Planning is conducting the scoped Local Area Study mandated by SASP 832. This study must address all the matters listed in the policy before any new SASP or Secondary Plan can be brought to Council.
→ Background analysis: land uses, infrastructure, transportation, environment
→ Compatibility & Mitigation Study (active meatpacking operations)
→ Land Use Plan informing heights, densities, mix of uses
→ Housing Plan (affordable housing requirements)
→ Public Meeting #1 held (2025); Public Meeting #2 — Apr 15, 2026
→ Concurrent development applications may inform scope
Blocked · until study complete
Residential development not permitted
SASP 832 explicitly prohibits any residential, overnight accommodation, or live-work uses from proceeding on the Ryding Lands until the Local Area Study is complete and an updated SASP or Secondary Plan is in effect. This protects the active meatpacking businesses from incompatible neighbours being introduced prematurely.
Upcoming
Statutory Public Meeting + Staff Final Report to Community Council
Following public engagement, City Planning brings a Final Report and draft policies to Toronto & East York Community Council for the required statutory public meeting under the Planning Act.
Upcoming
City Council adopts new/updated SASP or Secondary Plan
Council votes on the new policy framework produced by the Local Area Study. The outcomes will update or fully replace SASP 832 with a tailored policy for the Ryding Lands, including land use permissions, built form guidelines, infrastructure requirements and a Housing Plan.
Upcoming
Provincial review (if required)
Depending on the scope of the new policy, a further Minister’s review and approval may be required before it comes into legal effect.
Final outcome
Development applications may proceed
Once the replacement SASP or Secondary Plan is in effect, landowners may submit development applications (Zoning By-law Amendment, Site Plan, etc.) for mixed-use development including residential uses, subject to the new policy framework and any holding (“H”) provisions requiring further studies.
