Dilemmas of Dwelling in The City - Part 1 & 2 by Amir Nima Ahmadi

Etobicoke North

Ward 2

e f Dw as o Dilem m

City the lling in

John Kotsampouikidis VĂŠronique Allard-Buffet Amir Nima Ahmadi Emma Lee

Executive Summary

By no means is there a de nite answer to these questions. This investigation, however, marks our rst rst steps. steps.

So, what is the quality of life when dwelling in such a community? How can architecture help to get more out of the ward? What does and can this mean for Toronto as a whole?

The ward itself is located south of the Humber River and directly east of Toronto’s International Airport with a general population of approximately 53, 000 citizens. It is largely known for disconnected residential versus industrial fabrics and the Woodbine Racetrack.

The following analysis is an accumulation of synthesized data and impressions regarding Ward 2 Etobicoke North which have been studied in order to generate a sense for how one might better the community using architecture as a mechanism- in the words of Tom Spector, to “maximize the good”.

Contents

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Location

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Location

Fabric

Industrial

son Airport

Proximity to Pear

Woodbine Racetrack

Residential

Commercial

Odds and Ends

The Ped

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r Humber Rive

The

Pedestrian Condition

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The

Woodbine Racetra

The

Woodbine Racetrack

Source: woodbinelive.com

Estimated Value $1 Billion + Expected Start Date originally slated to begin in 2009, but as per a July 23rd 2010 t publicated Globe and Mail article, the new expected construction start date is November 2001 with an opening date for Summer 2013. Municipal Response allotement of $120 million in property tax relief in exchange of Woodbine Development’s investment of $10 million into the constructuion of an on site training and employment centre. |Rob Ford and his team support the development claiming ‘It can’t happen soon enough’. Transit the developers are lobbying for a much-improved public-transit system, including the Eglinton Crosstown LRT and/or a high-speed link to Pearson International Airport, just a few kilometres away. Jobs Jobs Jobs the developers claim that the development ent create upwards of 5,000 contract construction positions as well as 9,000 permanent nt placements. Main concern: what type of jobs it will produce and if average income ome will exceed minimum wage. Sustainable? the Cordish Company’s main claim to fame e will be the rooftop gardens implemented throughout the site. No other ecologically conscious solutions have been advertised to date. Community Integration the village perimeter is surrounded d by parking lots, making it incredibly inconvenient to reach by foot.

The Developers The Cordish Company [Baltimore, MD ] Woodbine Entertainment Group [Toronto, ON]

Woodbine LIVE! Developments

Pearson Airport

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Analysis

1787

The ‘Toronto Purchase’. Lord Dorchester organizes the purchase of a 1/4 million acres from Mississauga to Scarborough, at a price of 1700 pounds sterling.

The land is officially inaugurated under the name Etobicoke.

1795 1805

1812 1821

Record shows that 84 people live in Etobicoke, by 1809 that number has risen to 137.

1904

Woodbine Racetrack 1928

Great Toronto Fire 1904

Albion Rd. 1912

Flat Iron Building 1895

Source: heritagetoronto.org

WARD 2 History

1998 1999

Toronto History

1993 Hurricane Hazel Flood 1954

Legend:

1956 1972 1983 1990

Highway 407 is completed.

The Humber River is designated as a Canadian Heritage Site.

Missassauga, East York, North York, York, Etobicoke, Scarborough, & the existing Toronto core are almalgamated into the City of Toronto

Woodbine Racetrack undergoes a major transformation into a massive multi-story, 3 track centre.

The Borough of Etobicoke is officially a city.

Highway 427 is completed.

Woodbine Racetrack is completed.

Yonge Subway Line is completed.

The Municipality of Metropolitain Toronto is formed.

Yonge Subway Line is completed.

1939 1953

Large section of the city is destroyed in the Great Toronto Fire

Record shows that the population of Etobicoke has reached 2,976 people.

1851 1881

Toronto population has reached 30,000 people.

1850

Annual taxes in Etobicoke: 4 cents per acre of usable land, 1 cent per acre of bushland, 32 cents per horse, 10 cents per ox, 4 cents per head of livestock

The ‘Army Bill Act’. Enables the circulation of paper money.

Malton Airport opens its doors. The location will eventually become home to Pearson International come 1964.

Jean d.P. De La Haye, begins the planning of his new subdivision. He registers the area under the name of Clairville in honour of his daughter Claire.

8 million immigrate to Canada from Britain. Settlers were offered land on behalf of the Crown ‘Tickets of Location’.

Eglington Station 1960

Humber Heights Westmount

Kingsview Village

Population: 10,525 [28% Senior Population] Housing: Primarily detached low-rise single family homes. Average House Value: $393,529 Established: by the Scarlett Family in 19th Century. Most of the exisiting fabric was built during the 1960s. Best known: Raymoore Drive, location of the greatest destruction caused during the flood of Hurricane Hazel [1954].

Population: 21,395 [51% Population 25-64] Housing: Mixed, mostly high density high-rise. Average House Value: $309,959 Established: Low-rise residential mostly from the 50-60’s, high rise primarily developed in the 1980’s. Best known: for its diverse immigrant population. nicknamed “Little Mogadishu” due to high no. of Somalian residents.

Population: 10,725 Housing: Mixed. Primarily low-rise bungalows. Average House Value: $338,077 Established: first by 1950’s developer Rex Heslop. Most of the commercial establishments along Kipling were built during the 1980s. Best known: for its high rate of unemploymentat 18% vs 8.3% throughout the GTA.

"”Nice Shoes! hoes! If you weren't my friend, nd, I'd Rexdale you for them!"

Population: 9,440 [23% Children 0-14] Housing: High number of split level, single story dwellings. ted Housing Projects by Segregated Albion Rd. Average House Value: $257, 328 ed: In the 1950’s by Rex Established: nd his wife, anticipation Heslop and onstruction of the 401. of the construction Best known:: for its high gang activity.

Rexdale Kipling

Old Rexdale the Elms

West Humber Clairville

Population: 32, 585 Housing: [what’s left of it] single family detached 2-story suburban housing from the 1980-1990’s. Average House Value: $328,196 Established: [Clairville] in1850 by Jean du Petit Pont de la Haye, who named the community after his daughter. Since the construction of highway 427 in 1970, the residential area has become quickly overtaken by mass-industry. Best known: for Woodbine Racetrack [1956], Molson Brewery [1955], and its high density of industry and airport hotel accomodations.

round A g ettin

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Yes, trails

Yes, regularly

Yes, indeed

Do you go to the Humber river?

Do you Drive?

Canâ&#x20AC;&#x2122;t think of If you could change one thing about Ward anything 2, what would it be?

Yes, trails

Convenient,

Something to do like a good mall closer than downtown or Sherway Gardens

Somewhat convenient.

Yes

Yes, everywhere ywhere

Taxes

Do not use, drive for 1hr 15mins from Pickering

Not a participant.

It is okay, but it takes too long to get to Kipling Station and then downtown

Convenient,

Excellent, more What are your thoughts about public buses here than anywhere else trasnportation within the Ward?

Yes

Yes, Rexdale Mall

Student, works part time

Student, works part- Student, works part- Student, works parttime time time

Student, works parttime

Does not know, not from this area

Do you work within the Ward?

Not frequently

Work

Works in store inside the mall.

Demolition? Racetrack? No Clue

Heard something about it, but no details

No, Pickering

No, Woodbridge

Yes, but never go

Have you heard about the Woodbine Racetrack?

Yes with parents, once in a while

Kevin

Hafiz

Attends once a year No, no time for fun. Amusement

Does not go, does What are your not know thoughts about the Woodbine Racetrack?

Not frequently

On way to work. Transit for 25 mins

RCI - School

Thistletown Collegiate Institute

Lives here

Why are you here today?

Yes

Do You live in Ward 2? If not, whcih Ward are you from?

Michelle

Alicia

Molegh

Prithei

Parth

Rohan

Jay

tud ies

Ca se S

The Mohawk word Tkaronto means “where there are trees standing in the water. ” The Huron word toronton means “place of meetings,” “plenty” or “abundance.” “Gathering” is the title for the design of a major landmark for the entrance to Toronto.

“...80,000 passengers travel to the Greater Toronto Airports Authority (GTAA) every day.”

The City of Toronto commissioned &Co in 2007 to develop the Dixon Road Gateway Project with a focus on the notion of “Gathering”.

Shops at Don Mills

The redevelopment is occurring in two major phases. The first phase - the retail stores - is now open while the second phase will include the addition of residential units.”

“The Urban Village... is Ontario's first Urban Village that includes a central Town Square, a robotic water feature and a Douglas Coupland clock tower surrounded by best-in-class shops, restaurants, offices and residences. There is also a parkade, located off of The Donway West, that accommodates more than 1,000 vehicles.

They are Ontario’s first outdoor lifestyle centre with high-end stores, restaurants and services in an open-air setting surrounding nding a Town Square."

They are located at the corner of Don Mills Road ad and Lawrence Avenue East. The Don Mills Shops are accessible by public lic bus transit.

The Don Mills Shops are managed by Cadillac Fairview, one of North America's largest investors, owners and managers agers of commercial real estate.

Estación de Atocha, the first train station in Madrid, was inaugurated on Monday, February 9th, 1851. It is the biggest train station in Madrid and serves as the main railway station for commuter trains for the city. It is located at the intersection of commuter and national rail lines and one of the city’s metro lines. There are also shops, hops, cafés, a nightclub and a 4,000 square metre covered tropical garden. n. Many patrons arrive at this railway station from m other cities in Spain, and since the location is at the centre of Madrid, there here are many hotel options nearby.

square to provide

growth of traffic congestion and provide opportunity for greater reinvestment in the area.â&#x20AC;?

â&#x20AC;&#x153;...Together, they contain almost 280,000 jobs - a number that is expected to grow to 345,000 by 2030. The LRT will also slow the

It is to ensure better access to five major city centres of economic activity including downtown squares and a university.

The design will showcase a new pedestrian focus for activities in and around the station.

Strategies Incorporated to design a new transit hub that will link a new light rail train station with relocated bus and train station. The goal is to make transit use as simple as possible.

St. Paul, Minnesota has commissioned Urban

What the residents ts have been told to expect as their pedestrian condition ondition during construction

St. Paul Transit Hub

Estación de Atocha

Shops at Don Mills

The Dixon Road Gateway Project

will serve as a , for connecting to all of the city’s major ateries

one-stop-stop

number of new jobs

includes a pedestrian square it will contain and produce a large

+ + +

serves as the city’s hub has a variety ammenties that appeal to locals and pass-through citizens, alike.

intersects commuter and national rail lines and one of the city’s metro lines --

provided a lot of jobs during construction and also for those who service the spaces now (delivery, sales) attracted many non-ward citizens to the space as it redefined the don mills fabric

deals with the issue from more than one design platform (i.e., novelty t-shirts to site plan intervention)

“beautifies” highway landscape ameliorates the City’s first impression

+ + +

has not been built yet et

no bicycle lanes

takes awhile to commute there from the downtown core appeals mostly to a very rich demograhic

shallow intervention to surge personality and art into the ward does not deeply benefit the local community in any way does not solve any issues other than those which are aesthetic

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Cont ents

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Beauty

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to promote Link a / Propose of the ward. h, and out arks in ug m ro nd th , la to of in s transit e the succes rc training fo al ci en d so d districts an eational an cr re e id ov the ward. Pr of the ward. r the people facilities fo

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Connectivity

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s + In dust rial W Emp aste t une y Lots land for l mplo ... e y a ed p se, the d erso GTA o ub ns in new / De com le th e n tion econom velop pa a of n land rison to t umber o ew ic mod he r jobs m e est o f tailo l and c ark t o sp f red a t a lyze for t a r k a he r esid the pro ents duc . -

Eco nom ic

Issues + Opportunities

Etobicoke North

Ward 2

e f Dw as o Dilem m

City the lling in

John Kotsampouikidis Greco Lavilla VĂŠronique Allard-Buffet Amir Nima Ahmadi Emma Lee

Executive Summary

d. Welcome to Canadaâ&#x20AC;&#x2122;s Funderland.

Catalyzing the movement is a 70 000person multi-purpose outdoor stadium that moves between undulating landscapes and traditional building typologies. It is a world of interplay between landscapes, architectural typologies, surfaces, volumes, and structures.

The Masterplan presented herein establishes the foundation for Ward 2 and endeavors to boost its overall productivity, increase its economic growth, and improve the quality of life for its residents, visitors, and passerbyâ&#x20AC;&#x2122;s alike. The proposal aims to open the closed doors of Ward 2 in order to seize new interprovincial and international opportunities and attract events that will draw suburban and visitors to North-East corner of Toronto.

Contents

Cont ents

Masterplan

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Location Observations Location ++ Observations

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Location + Observations Location

Beauty

us fabrics wardâ&#x20AC;&#x2122;s vario to promote

rd. Link / Propose a t of the wa ugh, and ou marks in ro nd th , la to of in s it trans e the succes rc training fo al ci en so nd districts a eational and cr re e id ov . the ward. Pr of the ward r the people facilities fo

b mobility hu

n the hip betwee No relations

... Connectivity

...

sh establi phics / ra g o n... dem rventio cs and te ri in b e fa p te ca streets Dispara ity via a t n e id an

Indu stria Emp l Wa ty L stela ots une nd.. for l mplo . e y a e se, d pe the GTA rson dou b new s in / De com le th e tion econom velop paris a of n on t numbe land ew ic mod o th r jobs m e e re of tailo l and c ark t st of o sp red a t a ly for t he r ze the ark a esid ents produc . -

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Eco

Issues + Opportunities

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Westpac Stadium[ Wellington, New Zealand ] 1999

1,000 completed projects worldwide

Grand Stade Olympique Lyonais [ Lyon, France ] 2013

Gold Coast Stadium [Carrara, Australia ] 2011

120 College and University Clients

Estadio Algarve [ Faro, Portugal ] 2004

Cowboys Stadium [ Arlington, USA ] 2006

“Accessible to over 15.5 million people and at the crossroads of four counties...”

Gillette Stadium[ Foxborough, USA ] 2002

HOK Sports

POPULOUS

Nanjing Sports Park [ Jiangsu Province, China ] 2005

Melbourne Cricket Ground d [ Melbourne, Australia ] 2005 e 40 Soccer Stadiums completed worldwide

“We’re replacating the most successful models of n the National Footballl league.” locations for stadiums in

Los Angeles Stadium [ LA, USA ] TBD

What brings people together? ... the possibility of seeing something special.

Reebok Stadium [ Bolton, UK ] 1997

Yankee Stadium [ NYC, USA ] 2005

“We put the building where the fans are...”

Asian Games Stadium[ Incheon, South Korea ] 2014

+ + + +

total construction costss amounted to $83.1 million functions as a football stadium ats has a total of 30,154 seats situated within the Dume me Sports Park on the northern slope of Monte Castro ed to two of the four sides in the seating is condensed er views of the surrounding attempt to allow greater landscape it stands on the site of a former granite quarry

Location: Braga, Portugal Inauguration date: 2004

Braga Stadium Souto De Moura

Location: Munich landscape designer: Vogt Landschaftarchitekten Inauguration date: 2005 Floor area/size: 38000 m2 Cost: â&#x201A;Ź 340000000 Program: Football stadium Seats: 69,000 Relevant: not only because of its suburban local, and proximity to major highways, but also in its treatment of mass parking.

Allianz Arena a Herzog & Demeuron

1,200 places built into the first two tiers of the arena

9,800 parking places

Europe's Largest Parking Structure 4-storey parking garage

Landscape designers: Vogt Landschaftarchitekten Location: Munich, Germany of plane with various levels + conceived as a single continuous green roof of porosity apping ground conditions + water retention system based on two overlapping n, and non-pourous + pourous asphalt structure below vegetation, asphalt along sidewalks and pathways olding a total of 9,000 + surface covers underground parking lots holding individual parking spaces spread between 4-storeys. nimizing the risk of flooding + prevents rainwater run-off during storms, minimizing and pollution of nearby streams and rivers. ing + Reuse of water allows for vegetation watering

Allianz Arena Herzog & Demeuron

Location: Seoul, Korea Construction start date: 2005 Inauguration date: April 2008 + program includes : classrooms, library,student brary,student support and administrative support. ely19,000 m², a built + has a site surface of approximately19,000 me of 350,000m³ AND a surface of 70,000 m², a built volume landscaping surface of 31,000 m²²

Ewha Womans University Dominique Perrault

Location: Milan, Italy Inauguration date: 2007 + theme of â&#x20AC;&#x153;feeding the planet, energy for lifeâ&#x20AC;? + expo will be a planetary botanical garden that will â&#x20AC;&#x153;feed Milan literally, spiritually and intellectually.â&#x20AC;? + the idea based on the Ancient Roman urban plans that included twin axes (the cardo and the e will be developed decumanus) with a central forum. The two axis create a grid of spaces where some by the exposition, and other spaces will be give to individual countries to design.

! " ! " # + the second axis that will reflect the geometries of the surrounding farmlands. + rather than a forum, a large planetary table will allow people to rest, while looking at the pavilion and sampling the food produced and offered by the different countries represented + the five architects also rethought the waterways â&#x20AC;&#x153;to focus attention and resources on the reclamation and redevelopment of public and municipal farmsteads.â&#x20AC;? he expo site to areas + network of canals that run through the countryside will extend the living energy of the beyond its immediate boundaries.

conceptual master plan â&#x20AC;&#x201C; feeding the planet, energy for life

Milan Expo Jacques Herzog, Mark Rylander, Ricky Burdett, Stefano Boeri, and William McDonough

The redevelopment is occurring in two major phases. The first phase - the retail stores - is now open while the second phase will include the addition of residential units.â&#x20AC;?

â&#x20AC;&#x153;The Urban Village... is Ontario's first Urban Village that includes a central Town Square, a robotic water feature and a Douglas Coupland clock tower surrounded by best-in-class shops, restaurants, offices and residences. There is also a parkade, located off of The Donway West, that accommodates more than 1,000 vehicles.

th high-end stores, restauThey are Ontarioâ&#x20AC;&#x2122;s first outdoor lifestyle centre with rants and services in an open-air setting surrounding ding a Town Square."

d and Lawrence Avenue They are located at the corner of Don Mills Road ic bus transit. East. The Don Mills Shops are accessible by public

The Don Mills Shops are managed by Cadillac c Fairview, one of North America's largest investors, owners and managers gers of commercial real estate.

After - Pedestrian Condition

Aerial of Don Mills during Demolition and Construction

Before - The Don Mills Centre

Before - The Don Mills Centre After - Pedestrian Condition

The Shops at Don Mills

Contents

Cont ents

Masterplan

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infrastructure boosts productivity, support economic growth and improves the quality of life that Ontarians enjoy.

international trade agreement. These agreements will lay the foundation for continued economic growth and improved employment in Ontario. In order to make this foundation, the provincial government will invest in key sectors of economy ie tourism, Creative and Innovation Modern Industries.

The open Ontario plan lays the foundation for the province to seize new global opportunities and return them into jobs for Ontarians. It positions Ontario to emerge from the global economic recession and continue to create jobs, boost economic growth and protect schools and hospitals. The government’s tax plan for jobs and growth will transform Ontario into one of the most tax competitive We should help open jurisdictions in the markets and create new trade industrialized opportunities for Ontario’s businesses by world. securing new interprovincial and

Open Ontario Ontario Plan for Properity

of the GTA’s population was born outside of Canada.

2.1million

“A large growing and cosmopolitan population with high income will create the demand for leisure and personal travel necessitating air services to many destination.”

is the National average.

$58,360

he average Torontonian is the come. income.

$76,298

of age, have at minimum a High School Diploma or plus.

+20 yrs

of the current GTA population...

in Montreal and Vancouver.

and

18% 38%

of Toronto’s population were born outside of Canada in comparion to ...

G.T.A.76%

FUTURE DEMOGRAPHICS

the

people estimated to live in the GTA by 2030.

8.2

of Canada’s population lived in the GTA in 2006.

17.6%

44% million

people lived in the GTA as per a 2006 survey.

5.6million of Ontario’s population lived in the GTA in 2006.

46%

Vacant - Present

Vacantt - FFuture V t

8 950 sf [$4.70/sf]

Single Storey

258 Atwell Drive

4 150 sf [$7.50/sf]

Single Storey

49 Voyager Court N.

25 000 sf [$4.50/sf]

Single Storey

385 Carlingview Drive

Inventory of Empty Lots

The Parti

2010

2050

Existing Heavy to Light Industry

Relocated Industry

Make

2010

2050

+ + + + +

Convention Centres Auditoriums

+ +

Expo

NightClubs Go Karting Arcades Pubs Movie Theatres

Entertainment

Woodbine Racetrack

Multi-Purpose Outdoor Stadium

Play + Show

2010

2050

+ + + +

Mixed Use on Ground 70-80M Residential/Office Towers

+ +

Live / Work

Work

Live

Community Centre Library Public Swimming Pool Recreational Centre

Gather

Live / Work + Gather

2010

2050

2200 Flights to Pearson Daily

112 Flights to Pearson Daily

Flightpaths

2010

2050

Vegetation Parks + Golf Courses + Landscaping + Recreational Fields +

Water Bodies Shallow Streams + Humber River + Artificial Lake +

Natural Features

2010

2050

Major Highways

Roads

Air Rail to Pearson

GO/CN Rails

TTC Bus Routes

TTC Subway Routes

New LRT Loop

Infrastructure

Vie

HWY 427

Outdoor Multi-Purpose Stadium

Sports Avenue

Lake

Sports Avenue + Parking

HWY 27

Hydro Corridor

Show

Parking

HWY 409

Site Section

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2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42M22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42M23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43M11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43M12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43M13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43M21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43M22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43M23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44L13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44L21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44L22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44L23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42M11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42M12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42M13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42M21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43L11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43L12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43L13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43L21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43L22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43L23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44L11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44L12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43N22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43N23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44N11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44N12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44N13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44N21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44N22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44N23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42N13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42N21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42N22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42N23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43N11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43N12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43N13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43N21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44M11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44M12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44M13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44M21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44M22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44N23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42N11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42N12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44P22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44P23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42Q11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42Q12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42Q13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42Q21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42Q22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42Q23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43P13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43P21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43P22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43P23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44P11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44P12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44P13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44P21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42P11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42P12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42P13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42P21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42P22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 42P23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43P11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43P12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44Q22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44Q23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006. 37 Islington Bus Route: In Toronto Transit Commission Website. Retrieved from http://www3.ttc.ca/Routes/37/Northbound.jsp

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43Q13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43Q21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43Q22.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44Q12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44Q11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43Q23.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44Q21.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43Q12.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

&CO.(Spet. 19, 2007). CityofTorontoDixon Road Gateway Projectâ&#x20AC;&#x153;Gatheringâ&#x20AC;? Final Report. Retrieved October 02, 2010 from http://www.toronto.ca/planning/urbdesign/pdf/gateway_west_finalr eport_web.pdf

191 Highway 27 Rocket Bus Route: In Toronto Transit Commission Website. Retrieved from http://www3.ttc.ca/Routes/191/Northbound.jsp

96 Wilson Road Bus Route: In Toronto Transit Commission Website. Retrieved from http://www3.ttc.ca/Routes/96/Northbound.jsp

58 Malton Bus Route: In Toronto Transit Commission Website. Retrieved from http://www3.ttc.ca/Routes/58/Northbound.jsp

52 Lawrence West Bus Route: In Toronto Transit Commission Website. Retrieved from http://www3.ttc.ca/Routes/52/Northbound.jsp

45 Kipling Bus Route: In Toronto Transit Commission Website. Retrieved from http://www3.ttc.ca/Routes/45/Northbound.jsp

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 44Q13.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

2010 Toronto Property Density Maps [map]. N/A. City of Toronto 43Q11.zip [computer file]. Damba, Noel, Ryerson University, Library, 21 September 2010. Using ArcView GIS [GIS software]. Version 9.2. Redlands, CA: Environmental Systems Research Institute, Inc, 19922006.

xdale Neighbourhood Profile. City of Toronto. (1998-2010). Elms-Old Rexdale Retrieved October 1, 2010 from http://www.toronto.ca/demographics/cns_profiles/cns5.htm cns_profiles/cns5.htm

City of Toronto. (1998-2010). Elms-Old Rexdale xdale Demographics. Retrieved October 1, 2010 from cns_profiles/2006/pdf1/cpa05 http://www.toronto.ca/demographics/cns_profiles/2006/pdf1/cpa05 .pdf

CBC. (2010). Toronto Votes: Ward 2 (Etobicoke North). Retrieved October 5, 2010 from http://www.cbc.ca/toronto/features/torontovotes2010/2010/08/war d-2-etobicoke-north.html

Carson, Rebecca. (2010). Heritage Toronto, Heritage Photo Blog. Retrieved October 6, 2010 from http://www.heritagetoronto.org/discover-toronto/photos?page=8

Carson, Rebecca. (2010). Heritage Toronto, Heritage Photo Blog. Retrieved October 6, 2010 from http://www.heritagetoronto.org/discover-toronto/photos?page=6

Carson, Rebecca. (2010). Heritage Toronto, Heritage Photo Blog. Retrieved October 6, 2010 from http://www.heritagetoronto.org/discover-toronto/photos?page=2

Cadillac Fairview Corporation.(2010). Shops at Don Mills: Centre Information. Retrieved October 07, 2010, from http://www.shopsatdonmills.ca/EN/centreinfo/Pages/Default.aspx

Brown, Denise S., Izenour, Steven, Venturi, Robert. (1977). Learning from Las Vegas. Cambridge, MA: MIT Press.

Bevers, Cameron. (2002). The Kings Highway 427. Retrieved October 7, 2010 from http://www.thekingshighway.ca/Highway427.htm

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