3,160-Unit Arbo Phase 2 Proposed at 1350 Sheppard West

Canada Lands Company has filed a zoning application for Arbo Phase 2, a 3,160-unit mixed-use development at 1350 Sheppard Avenue West in Downsview. The plan calls for buildings up to 35 storeys and roughly 2.79 million square feet of floor space. The Planning Partnership is the planner and urban designer.

The proposal includes 3,157 rental units for about 6,000 residents across 17 buildings on 11 development blocks. Most buildings would run six to eight storeys, with taller elements of 12 to 35 storeys. The tallest, at 116 metres, would sit near Keele and Sheppard. Of the total, 316 units would be affordable (10 percent), and at least 40 percent would have two or three bedrooms. Gross floor area totals 258,954 square metres, with an FSI of 2.5.

The 35-storey maximum exceeds the 20-storey cap approved for Phase 1, which received zoning approval in 2022 and was amended in June 2025 to raise permitted housing from 1,400 to 1,700 units. The site, formerly the William Baker District, once housed Canadian Forces Base Downsview personnel.

Community facilities include a TCDSB elementary school, a 929-square-metre daycare, community space along Keele Street, parkland beside the Arbo woodlands, and a POPS. Retail would line Keele Street and a pedestrian route to Downsview Park station. Canada Lands Company's real estate operations are being folded into Build Canada Homes.