Canada Lands Company has received draft plan of subdivision approval from the City of Toronto for Phase 1 of Arbo at Downsview, bringing the development of a 1,400-unit residential mixed-use community in North York a major step closer to launching.

This approval was needed to divide what has historically been a single property into smaller lots for development and public amenities. It also moves the proposed project further toward receiving all the necessary municipal approvals in order to sell or lease the development lands to developers/builders who can bring Arbo to life. 

“We’re a developer, we’re not the builder,” Canada Lands vice-president of central region real estate James Cox told RENX. “We really rely on the marketplace and builders for executing our vision. 

“A big part of what we do is a regular market sounding with the industry. We've talked to developers of condominium housing, we've talked to developers of rental housing and we've talked to not-for-profits. 

“We really rely on the input we get. They help us form that master plan and we're looking to that community to advance the three parcels that are in our first phase.”

Arbo is close to Downsview Park and YZD

Arbo is at the northeast corner of Sheppard Avenue West and Keele Street, between Downsview Park to the south and the Downsview Park TTC/GO Transit station to the north. It’s approximately 13 kilometres north of downtown Toronto and benefits from its location close to subway, train and bus public transit as well as 400-series highways.

Arbo is also close to YZD, which could be considered the most transformative mixed-use development project in Toronto’s history. Northcrest Developments is in the early stages of its redevelopment of the 370-acre former Downsview Airport site, which is projected to take 30 years and cost $30 billion to complete.

Canada Lands has been working with the local community as well as municipal officials since 2019 to advance its plans at Arbo to create a transit-oriented community with a mix of housing, including a minimum of 20 per cent affordable units.

“We wanted to encapsulate the vision and identify what was important to the community and what this neighbourhood would look like,” Cox said. “We worked with them closely before filing applications and then we worked through the municipal process.”

Three development blocks in Phase 1

There will be three housing-intensive development blocks encompassing 8.6 acres in Arbo’s first phase. The first 2.2-acre block is on the market as a Canada Mortgage and Housing Corporation and Canada Lands offering as part of  the CMHC’s Federal Land Initiative.

This first block is targeting 280 housing units, with a minimum of 30 per cent dedicated to affordable housing.

Cox said the two other blocks will go to market next year.

Initial construction is anticipated to begin in late 2026.

Woodlot is a key feature

An 11.9-acre natural heritage woodlot will be transferred to the city to be protected as public land. 

“The woodlot is the focus of the neighbourhood,” Cox said. “It provides a piece of natural heritage that is unlike a lot of areas you get in Toronto. “When you're in the middle of that woodlot, you can really forget that you're in the city. That's why we like to say ’It's where the city meets nature.’ That will really help define this future neighbourhood.” 

An ecological management plan is being developed to guide the long-term protection and stewardship of the woodlot while also removing invasive species.

Arbo was formerly called William Baker, which was named after a former military officer and dates back to when the site was used as a military base. 

Canada Lands thought the name should be updated to better reflect its current and future uses and — together with advertising and design collective one23west, as well as stakeholder groups — came up with Arbo. It’s short for Arboretum, a place where trees and plants are grown for scientific, educational or aesthetic purposes.

Arbo’s other Phase 1 and Phase 2 elements

A 9.3-acre ecological park surrounding the woodlot will create a space for passive enjoyment of nature. A 1.2-acre active park will be created as a place for play and activity for the neighbourhood’s new residents. 

A new 450-metre east-west street will serve the residential blocks that will run between Keele and Sheppard. 

Arbo’s second phase will be north of the woodlot and is expected to provide more than 2,600 homes as well as commercial and retail space. It will have more development blocks and applications to advance these areas will likely be submitted to the city in 2025.