Common Ground - Restoring Civil Society through Social Infrastructure by bendore

Common Ground

Restoring Civil Society through Social Infrastructure

Environmental Design + Planning Fanshawe College School of Design Capstone Project: Ben Dore

Foreward The study of Environmental Design and Planning has opened my mind to the possibility of bettering the quality of human life through design. The World Health Organization predicts by 2020 depression will become the leading cause of disease worldwide. Over the past 4 years at Fanshawe College, I have learned about the theories, knowledge and techniques that encompass sustainable community design. As cities chase after economic development and growth, the happiness of people is being compromised. This has created a ‘cookie cutter’ approach to city planning which often neglects the social culture and local identity that make our communities so special. This project aims to restore the happiness of civil society through ‘Common Ground’, the places and spaces where community members come together to forge connections and share experiences. This project proposes a solution that can be replicated in other communities around the world. I hope readers of this piece will be inspired and that it will instigate your motivation to change our communities of today into the resilient and strong ones of tomorrow. This capstone project is the culmination of 4 years of many deadlines, late nights in the lab, and stressful projects. I am grateful to both my professors and classmates for their guidance and support over the years, without them I would not have finished. My time at Fanshawe has been a life-changing experience and one which I will not forget.

CONTENTS

https://www.instagram.com/kamome_0309/

introduction

site selection

03 inspiration

site opportunities

planning + policy

design

06 case studies

site inventory + analysis

“Cities have the capability of providing something for everybody, only because, and only when, they are created by everybody.” - Jane Jacobs, The Death and Life of Great American Cities

01 INTRODUCTION Can a place such as a library or a park save your life? Can a church in your local neighbourhood or a crowded bus on your commute to work help solve crime and drug addiction? If you think about these places, they all have one thing in common - they are shared spaces, they are places that bring people together. People from every race, religion or creed are able to come together in these spaces to share experiences, build connections and coexist. Eric Klinenberg calls these shared spaces ‘Social Infrastructure’ in his book, Palaces for the People. Eric is a N.Y.U sociologist who experienced first hand how social infrastructure can be life saving while growing up in Chicago. In 1995, the city experienced a deadly heat wave that took the lives 739 urban dwellers. Through his research, he learned that heat wave mortality directly correlated with segregation and inequality. The neighbourhoods that fared the best during the heatwave https://lamurdis.blogspot.com/2019/03/sebastian-konig.html

COMMON GROUND

were not the most affluent, but in fact turned out be poor neighbourhoods that were dominated by african-americans and latinos. The reason that these neighbourhoods had the lowest death rates were because they were close-knit communities. These were neighbourhoods that were densely populated, where being isolated was almost impossible. Eric came to the conclusion that the neighbourhoods who fared the best during the heatwave were the ones who had Social Infrastructure.(Klinenberg, 2018) He defines ‘Social Infrastructure’ as “the physical places and organizations that shape the way people interact,''. And calls them “glue that holds our communities together.” (Klinenberg, 2018, pg. 5) Social Infrastructure is so important, because face-to-face social interactions, whether they be at the corner cafe, the library, or at school - are the building blocks of our communities and civic life. In the book, he talks about how libraries, community centers, parks and other public institutions knit America

together, and restore a sense of common purpose in our society. When you think about a library, a church, or even a crowded bus they are all spaces that push all types of people together. They are the very places where human connections and relationships are fostered.

“In a world where we spend ever more of our time staring at screens, blocking out even our most intimate and proximate human contacts, public institutions with open-door policies compel us to payclose attention to people nearby. After all, places like libraries are saturated with strangers, people whose bodies are different, whose styles are different, who make different sounds, speak different languages, give off different, sometimes noxious, smells. Spending time in public social infrastructures requires learning to deal with these differences in a civil manner.” (Klinenberg, 2018, pg. 45)

These places are the building blocks of our civil society and are crucial places for any neighbourhood. Social Infrastructure is just as real as other infrastructure for energy, transit and water, and is arguably just as important. (Klinenberg, 2018)

COMMON GROUND

PROBLEM STATEMENT

Our society is at a crossroads. There is a lot of talk nowadays about how our society is broken and disconnected. One thing that is apparent in today's society is a longing for a sense of community and social connection, which is something that feels unfulfilled. This may be partly due to the rise of social media, where most people turn to for social interaction. “Social media, for all their powers, cannot give us what we get from churches, unions, athletic clubs, and welfare states. They are neither a safety net nor a gathering space (Klinenberg, 2018, pg. 211). The problem is that our society is structured in a way that does not fabricate opportunities for face-to-face social interactions. Something that urban residents enjoy is the opportunity to experience their city with other residents, whether it be at the local park, at the library, or riding on public transit. This is something that people enjoy and seek out. It is something that you

might find in a classic European city, the feeling of being in a plaza full of other people drinking coffee and interacting with each other is one that many people enjoy. Our problem is that we are letting these places fall apart. We are neglecting our social infrastructure. Our Libraries are underfunded, our arts and culture centres are being neglected, and our parks and public spaces are either falling apart or non-existent. When we let this happen, our society becomes even more disconnected, people become isolated, and we lose our sense of community and belonging. If we build our society around ‘Social Infrastructure’, the residents of our communities have a place where they can come together and form connections. These are the places that draw people out of their homes, out of isolation and loneliness, into the realm of public life. People forge bonds with each other in

COMMON GROUND

communities that have healthy social infrastructure. This is not because people set out to do this purposely, but because relationships will inevitably form when people engage in frequent interaction, specifically when they are doing something they enjoy. “When social infrastructure is robust, it fosters contact, mutual support, and collaboration among friends and neighbours; when degraded, it inhibits social activity, leaving families and individuals to fend for themselves”. (Klinenberg, 2018, pg. 5) It’s not hard to forget the historic American Presidential Election in 2016, where Donald Trump defeated Hilary Clinton in one of the most cruel and barbaric elections in history. If for no other reason, history will remember the presidential election for Donald Trump’s infamous campaign promise to ‘Make America Great Again’. How would he does this? Among other things, he promised to

https://i.pinimg.com/564x/9b/d2/f7/9bd2f775d3131f3f2173c755519271fd.jpg

COMMON GROUND

build a wall across the entirety of the US-Mexico border, the biggest infrastructure project in the country since the highway system. Many Americans did in fact believe that Trump’s wall could ‘Make America Great Again’, and elected him. So far all that this has done is turn the country against each other. When the President of the United States favourite infrastructure project is a wall, it is apparent that we have a problem. While it is true that the US-Mexico border has many immigration problems, the issue is much deeper than this. The wall, by its very nature is divisive and anti-social. It turns people against each other. This is not the infrastructure our society needs. The way to ‘Make America Great Again’ is to invest in Social Infrastructure, into places that bring our communities together, not in infrastructure that divides them. If the President turned his focus from infrastructure which purpose is to isolate and divide our society and starting investing in rebuilding the nations libraries, parks and community centers, we would see a

https://www.ozy.com/opinion/donald-dossier-washingtons-new-border-wall/94098

drastic improvement in our society. Unfortunately this is not the case. Social Infrastructure across our society is falling apart, and is hurting our democracy. Our libraries, schools, parks, and arts and culture centers are critically underfunded and neglected. Sadly our political leaders have not realized this yet. President Trump has proposed cuts to the very places that bring American’s together, the common places like

COMMON GROUND

community centers and libraries. It is only through our shared experiences and shared attempts to solve the problems in our society that we can move forward. These places bring out the best in people, giving them the opportunity to learn, create, and connect with others. Trump's administration has proposed cuts to these places, which will only degrade public life further and deepen the division in our society.

(“Province slashes Ontario Library Service funding by 50%”, 2019). Building high quality social infrastructure can be expensive. However, nations around the world are ready to spend trillions of dollars on infrastructure projects that we need to get through the next century. Soon the systems that we depend on to support modern life will become outdated and broken, and we will have no choice but to invest money into new projects. Before this is done, we must ask the question; what do we want to become as a society and what is important? Things have fallen apart so drastically that we must Here in Ontario it is unfortunately not much better. The Doug Ford government has slashed the the Ontario Library Service funding by 50%. The Ontario Library Service provides libraries in Ontario with support in a number of ways, including training for librarian staff, program funding and books. The CEO of the Windsor Public Library is very concerned by this, calling it “a huge issue”.

begin rebuilding at a foundational level. This will not happen through a debate, as we have seen how politics and elections have not brought us closer together, but have divided us even further. Investing in social infrastructure will not solve all of our problems, but it is something that everyone can get behind. Rebuilding the foundations of our civil society by improving the places where people live and spend time is the best way to restore some purpose and meaning in our daily life. Now is the time to seriously think about rebuilding a sense of common purpose by rebuilding society itself.

“For most of us, Facebook friends and Instagram followers are supplements to -- not surrogates for -- our social lives. As meaningful as the friendships we establish online can be, most of us are unsatisfied with virtual ties that never develop into face-to-face relationships. Building real connections requires a shared physical environment -a social infrastructure.” (Klinenberg, 2018, pg. 42)

COMMON GROUND

02 THE LIBRARY “There's a term you don't hear these days, one you used to hear all the time when the Carnegie branches opened: Palaces for the People. The library really is a palace. It bestows nobility on people who otherwise couldn't afford a shred of it. People need to have nobility and dignity in their lives. And you know, they need other people to recognize it in them too.” (Klinenberg, 2018, pg. 45)

How many places do you go in your life where you walk in the door and someone asks you, “What can I do for you and can I give you something?”. For the most part the question usually is “What can I take from you”? The library does the exact opposite. It only gives. It is the textbook example of social infrastructure. The Library by its very nature is an inclusive place and recognizes every one who walks through its doors as a human being who is entitled to access their shared cultural heritage. The library expects the best out of everyone, offering anyone who wishes a chance to come and make something of themselves. It offers the resources, context and setting that support you as you try and become a better version of yourself. Whether you are trying to learn a new language, educating yourself on your country's history, or maybe even using the computer to

COMMON GROUND

work on a job application, the library offers a place for you to come and take advantage of its resources, free of charge. Everyone can use the library. It does not take into consideration your economic or social status. Libraries are important community hubs and are a center for learning and collaboration.

In today’s toxic political conditions, libraries have often become a catalyst for civil rights movements, social justice, and a safe space for people under persecution. The library is one of the most important institutions in our society as many people rely on them for so many things. Public libraries offer

free educational resources to everyone. They provide internet access, books, and collaboration space, all free of charge. The library is also a safe space for the poor and homeless population, and is often one of the places that helps put them back on their feet. The library also plays an important role in English language learning. Immigrants and english learners often come to the library to engage with others and to pick up resources that help them learn and become more familiar with the language. The community library is often one of the places where communities meet together for meetings, events and gatherings. The library is a place where community members come together to learn and celebrate what makes them unique. Libraries are places of preservation. They hold centuries worth of historical information and resources which the public can access at any time. (Trombetta, 2017)

https://www.ozy.com/opinion/donald-dossier-washingtons-new-border-wall/94098

COMMON GROUND

02 ANDREW CARNEGIE’ Andrew Carnegie (1835-1919) was one of the wealthiest and most influential men of his time. He did not start out this way, when he immigrated from Scotland to America as a young boy without any money. By the 1880’s he built a steel empire, which was worth almost 350 million dollars (worth about 4.8 billion dollars today). After he built his empire, he gave it all away. He donated 60 million dollars of his own money to build a total of 2,509 libraries across Canada and the United States. Carnegie’s libraries were beautiful, and are still some of the best buildings in many American and Canadian towns. More importantly they were public and free. This was Carnegie’s vision. Inscribed above the doors of his most famous library in Washington, DC are the words: Science, Poetry, History. The building was "dedicated to the diffusion of knowledge." (Stamberg, 2013)

COMMON GROUND

’S LIBRARY LEGACY Carnegie, who was an immigrant himself, was committed to rebuilding North American cities and communities. Carnegie’s motivation was his belief that anyone who had access to education and culture could make something of themselves, and achieve success. Carnegie’s libraries that are scattered around neighbourhoods in North America continue to be centers for education and innovation in our communities. Carnegie knew himself how important these places were. As a young boy in Pittsburg, Pennsylvania, he was forced to go to work instead of going to school, working as a bobbin boy in a textile mill. He wanted to learn but couldn't afford the 2$ subscription to the local library, which was only available to apprentices. He sent a letter to the administrator, begging for the chance to obtain a library subscription that was turned down immediately. He then took matters into his own hands,

Carnegie Library Seattle publishing his letter in the local newspaper. The administration was so impressed with this, that they decided to open up the library to working class men and women. (Stamberg, 2013) “It was from my own early experience that I decided there was no use to

which money could be applied so productive of good to boys and girls who have good within them and ability and ambition to develop it, as the founding of a public library in a community.” Carnegie famously said. (Klinenberg, 2018, pg. 218).

COMMON GROUND

CARNEGIE MUSEUM OF ART

Carnegie's libraries were beautiful and grand. He wanted the buildings to inspire people. Many of his libraries had vaulted ceilings, large high windows, and elaborate designs for this very reason. His reason for funding libraries was to provide a place where people could relieve themselves from the pressures of daily life. Social activities, books and educational

courses at libraries offer a place for community members to come together, and to make something of themselves. Carnegie provided a space for “boys and girls who have good within them and ability and ambition to develop it”. These libraries were free of charge, giving anyone who had the desire to come and learn the opportunity to do so. (Klinenberg, 2018) Hopefully

COMMON GROUND

Carnegie's legacy and vision hasn’t been forgotten, as many of today's libraries are being neglected and underfunded.

“To try to make the world in some way better than you found it is to have a noble motive in life.” - Andrew Carnegie

CARNEGIES WEALTH COMPARED TO TODAYS BILLIONAIRES

$309

*Statistics from Forbes Magazine

$131

Andrew Carnegie

Jeff Bezos

$96.5

Bill Gates

$82.2

Warren Buffet

$62.3

Mark Zuckergerg

COMMON GROUND

02 THIRD PLACES Commercial spaces play a key role in how we interact with each other. In Ray Oldenburg’s book The Great Good Place: Cafes, Coffee Shops, Bookstores, Bars, Hair Salons, and Other Hangouts at the Heart of a Community, he introduces the concept of ‘Third Places’, and how these places are vital parts of every community. Ray argues that corner stores, coffee shops, and bars are vital parts of the community because they "host the regular, voluntary, informal, and happily anticipated gatherings of individuals beyond the realms of home and work." (Oldenburg, 1991, pg. 16). He had the idea that the third place, the place outside of home and work, where we can meet other like minded people and connect with others. Ray remembered the days of the corner stores where parents could send their children without any fear. Now parents are fearful to let their children outside of the house. Our communities have lost their sense of connection

Third Places build communities

https://www.theplanner.co.uk/features/street-view

COMMON GROUND

and common purpose, people are spending more time on their phones than with others, we are losing our sense of connection with our neighbours. Without the corner store, the barber shop and the cafe, we lose the opportunity to connect with our neighbours. (Oldenburg, 1991)

Third places are a part of social infrastructure. They are places that draw people out of their homes and into public life, where they are given the chance to meet and interact with others. People who are able to live near the barber shop, the coffee shop or the deli always have a place to go to connect with others.

“Totally unlike Main Street, the shopping mall is populated by strangers. As people circulate about in the constant, monotonous flow of mall pedestrian traffic, their eyes do not cast about for familiar faces, for the chance of seeing one is small. That is not part of what one expects there. The reason is simple. The mall is centrally located to serve the multitudes from a number of outlying developments within its region. There is little acquaintance between these developments and not much more within them. Most of them lack focal points or core settings and, as a result, people are not widely known to one another, even in their own neighborhoods, and their neighborhood is only a minority portion of the mall’s clientele.” (Oldenburg, 1991, pg. 119)

When you live in a vibrant and prosperous retail district, there is a much great opportunity that you will be drawn out of your home and into public life. Third places are chances for us to form vital social connection with each other. This only makes our communities stronger and more resilient.

COMMON GROUND

https://www.theatlantic.com/magazine/archive/2016/11/the-prophecies-of-jane-jacobs/501104/

THE PROPHECIES OF

JANE JACOBS 15

COMMON GROUND

Jane Jacobs (1916-200) was an American born activist and writer best known for her writings on cities and urban planning. Her first book, The Death and Life of Great American Cities, questioned the modern ideas of city planning and offered a new vision for city for city design. Her vision was a community based approach to city planning, she imagined diverse, fine grained cities that were made for people and by people. Jane had no formal training or education in urban planning, but made groundbreaking claims on how cities work and function, and specifically how they fail. Many of today's urban planners, architects, policy-makers and activists view her work as a model for city building and planning. Jane viewed cities as dynamic and complex ecosystems that had their own organization and structure. (Jacobs, 1961)

Social Capital Jane is similar to Klinenberg and Oldenburg in that she was concerned with the social characteristics of urban areas. The everyday interactions and activities that occur between residents in the neighbourhood make the community stronger. As community members forge relationships with

each other the community becomes more and more resilient, especially in times of trouble. The ‘Social Capital’ of the community creates a foundation for mutual trust and respect among neighbours. (Jacobs, 1961) The Generators of Diversity Jane came up with four key ingredients that make a successful and diverse neighbourhood. These factors contribute to economic, cultural and ecological success of any community. Mixed Uses: A successful neighbourhood has a mix of uses that keep the community active at all times of the day. Short Blocks: Short blocks keep make pedestrian travel more interesting. Pedestrians are never isolated and always have the opportunity to turn a corner and travel on a new path. Aged Buildings: A diverse selection of building types allows a community to attract from all socioeconomic backgrounds. Removing old buildings in a neighbourhood often displaces low-income residents and takes a way from the diverse visual quality of the community.

COMMON GROUND

03 SITE SELECTION Potential Sites The three sites that the model produced are as follows: 1.Psychiatric Hospital Grounds

The London Psychiatric hospital grounds could be a potential site for the development of a soccer stadium. The Psychiatric grounds are a 160 acre property that is located in North-East London along Oxford St. The site was recently purchased by a developer, Old Oak Properties, who plan to redevelop the site. The City of London recently approved a plan submitted by Old Oak that includes transit, heritage, open space as well as residential and academic facilities. (Dubinski, 2019) The site has loads of potential and its proximity to the BRT line and Fanshawe College makes it a prime location for development. 2. Western Fair District The Western Fair District is also an ideal location to build

a soccer stadium. After the recent news that the Casino will be leaving the district and relocating in South London, the Western Fair is open to new opportunities for recreational and entertainment facilities. The Fair also has existing infrastructure to support a stadium, a 4000 seat grandstand that is currently used to house the spectators who watch horse racing at the racetrack. The Western Fair District is also the closest site to Downtown London out of the three potential sites. The city has also recommended that a transit hub be implemented in the Western Fair District along King Street. This makes the case for a stadium even stronger since the facility would located close to the downtown core and to a transit hub. 3.White Oaks Mall The third and final site is the land where White Oaks Mall is currently located. This could possibly be an ideal

COMMON GROUND

location for a stadium. The problem is that White Oaks Mall is located on the site, and is a successful place that draws people from around the city. It would be hard to make a case for removing the mall and replacing it with a stadium. The site is closest to the 401 however, which would make it ideal for travellers coming into London to use the stadium. The area also has a high concentration of immigrants, who are passionate about the game of soccer. Based on the results that the model gave me, I have decided to choose the Western Fair District as my site. The Fair is currently under-utilized and could benefit greatly from a new entertainment facility, especially given that the Casino is leaving. The fact that the site has infrastructure already to support a stadium and is located in a central location makes it an ideal spot to explore the possibility of implementing a stadium.

Central London 2

BRT RO UTE

1. Psychiatric Hospital Grounds - Largest Site - Property recenlty purchased by developer

2. Western Fair District - Closest to Central London - Existing Grandstand/Infrastructure for stadium

3. White Oaks Mall - Close to 401 - Furthest from Central London

COMMON GROUND

03 SITE SELECTION Lived Experience From the beginning of the project, my hope was to look into the possibility of introducing a soccer stadium into the City of London. I have always been a soccer fan, and have grown up watching it and playing it. One of my favourite things has always been going to watch live sporting events, in particular soccer games. I was given the opportunity to live in the UK for two years, and was able to watch some of the world’s best teams play in some of the world's most famous stadiums. After moving back to Canada, I have been able to watch games in nearby cities such as Toronto and Montreal, and have even travelled to the US to watch other sporting events at some historic stadiums such as Yankee Stadium and Camden Yards. In my opinion there is no better feeling than attending a live sports game with thousands of other people. In a way, a sports stadium is a form of

social infrastructure. People come together from every age, race and religion into one space, all united by their love and passion for the game. It has always been my dream to experience this at home in the City of London. Since the recent introduction of the Canadian Premier League in 2019, Canada’s own professional soccer league, this dream is close to becoming a reality. Rumours have been spreading that London will be one of the next expansion teams to join the Canadian Premier League. The only problem is that if London was able to obtain a team, they would have no suitable facility to play in. Site Selection Process When selecting a site for the project, I took into a number of factors into consideration. After my research and current knowledge of land-use planning issues the City of London is facing, I came to the conclusion that the site

COMMON GROUND

should be located close to Central London, and should take advantage of an under-utilized site in the city’s core. If I were to build a stadium, it should be located close to the downtown core. It should also be accessible, so I decided that the site should be located on the new Bus Rapid Transit route in the city. This would make the stadium more accessible and allow transit riders to easily access the facility. The site will also have to large, where I could look into the possibility of implementing residential and commercial development around the stadium. Using GIS (Geographic Information Systems), I built a model to select a suitable site for my project based on the research and factors that I have determined. I used the model to select a large site within the City of London that was located directly on the BRT route. The model gave me three sites that I could potentially use for my project.

GIS MODEL

+ On BRT Route

+ Large Site

Near Downtown

= SUITABLE SITE FOR STADIUM COMMON GROUND

SITE OPPORTUNITY

HAMILTON FORGE FC vs. YORK 9 FC https://www.thestar.com/sports/soccer/2019/04/27/canadian-premier-league-opener-between-forge-fc-york-9-fc-a-stirring-draw.html

CANADIAN

PREMIER LEAGUE 21

COMMON GROUND

The Canadian Premier League is a professional soccer league that was founded in May of 2017. The league began play in April of 2019. The league is the country’s highest level soccer league, at the top of the system. The league consists of seven inaugural teams from five of Canada’s seven provinces. These teams include York 9 FC, in York Region Ontario, Halifax Wanderers FC in Halifax Nova Scotia, Pacific FC in Langford British Columbia, Calvary FC in Calgary Alberta, FC Edmonton in Edmonton Alberta, Valour FC in Winnipeg, and Forge FC in Hamilton Ontario. Although the league is only in its inaugural season, the future is bright. The CPL is already looking into the possiblity of expanding and adding more teams to the league. Currently there are five provinces that are represented in the league, and filling in the gaps with teams is part of the leagues long term vision. Some of the front runners for the next expansion are Laval and Saskatoon, as Quebec and Saskatchewan are still without league representation. One of the largest problems that the league is faced with is the soccer infrastructure in Canada, as many cities do not have an adequate facilty to support a team.

CANADIAN

PREMIER LEAGUE A SHORT HISTORY May 2017 The Canadian Premier League is approved by the Canadian Soccer Association

January 2018 Jan. 10 - David Clanachan is named commissioner. Jan. 24 - Paule Beirne is named president

May 2018 May 10 - York 9 FC, the leagues first team is unvieled May 17 - Calvary FC, out of Calgary becomes the second team May 25 - The Canadian Premier League announces HFX Wanderers

June 2018 June 6 - Winnepegʼs Valour FC become the leagueʼs fourth team June 12 - FC Edmonton are unvieled as the leagues fifth club

July 2018 July 12 - Forge FC from Hamilton becomes the leagues sixth team July 20 - Pacific FC becomes the leagues final team for the innaugural season

April 2019 The Canadian kicks off its first game beween Forge and York on April 27 at Tim Hortonʼs Field in Hamilton ON.

COMMON GROUND

STADIUMS in the Canadian Premier League

York Lions Stadium - York 9 FC Location: York Region, Ontario City Population: 1.1 Million

Stadium: York Lions Stadium (York University)

Stadium Capacity: 8000

Tim Horton’s Field - Forge FC Location: Hamilton, Ontario City Population: 579,200 Stadium: Tim Horton’s Field Stadium Capacity: 24,000

Wanderers Grounds - HFX Wanderers

Location: Halifax, Nova Scotia City Population: 431,479 Stadium: Wanderers Grounds Stadium Capacity: 6200

COMMON GROUND

Spruce Meadows - Calvary FC Location: Foothills County, Alberta City Population: 22,766 Stadium: Spruce Meadows Stadium Capacity: 6000

Clarke Stadium - FC Edmonton Location: Edmonton, Alberta City Population: 981,280 Stadium: Clarke Stadium Stadium Capacity: 4200

Investors Group Field - Valour FC Location: Winnipeg, Manitoba City Population: 749,534 Stadium: Investors Group Field Stadium Capacity: 33,234

Westhills Stadium - Paciﬁc FC Location: Langford BC (Greater Victoria) City Population: 35,342 Stadium: Westhills Stadium Stadium Capacity: 6000-7000

COMMON GROUND

OPPORTUNITY

SOCCER IN

LONDON 25

COMMON GROUND

London’s soccer scene has been growing rapidly over the past several years. As more and more people start to watch and play soccer, London’s need for a soccer specific stadium becomes more apparent. The Western Mustangs have TD Waterhouse Stadium, the Majors have Labatt Park, and the Knights

and Lightning have Budweiser Gardens, soccer has the BMO Center, which is an indoor only facility. An outdoor stadium with a modest seating capacity could be used for soccer as well as other sports if needed. Right now London’s team, FC London, play their games at the German Canadian Club

on Cove Road. The field is sufficient for now but does not have the seating capacity and atmosphere that would be needed if the team was to join the Canadian Premier League. There is no doubt that London would be able to support a professional team. Halifax, which is about the same size as London, is one of

the first teams in the league and has been very successful. HFX Wanderers (Halifax’s team) has been drawing crowds of up to 6000 people for their home games. If London would be able to obtain a team of this level it would be necessary to build a new stadium with more seating.

COMMON GROUND

https://www.flickr.com/photos/23419478@N00/3596277381

Budweiser Gardens has been a huge success for the City of London

https://www.facebook.com/budweisergardens/photos/d41d8cd9/10156546077240761/

COMMON GROUND

TD Waterhouse Stadium is used by the Western Mustangs football team as well as other sports.

Budweiser Gardens is a great example of why the city should be investing in a facility for soccer and pushing for a team in the CPL. When Budweiser Gardens was built, it brought immediate economic and social success to the city of London. It was originally intended on being used for the London Knights, London’s junior hockey team, as well as for events and concerts, but the venue has been used for so much more than this. Along with the London Knights, London now has a basketball team, the

London Lightning, who play at the arena. The venue has also been host to many events in the city, such as the Figure Skating World Championships, and most recently the Juno Awards. There is no question that this facility has brought success to the city of London, and is an anchor of the downtown core. The City of London would benefit greatly from its own soccer stadium. The venue could be used for more than just soccer. Concerts and other community events could be held at the facilty. The stadium could even be used for high school sports such as soccer and football.

History of the Stadium Ancient

Ampitheatre

Circus

Modern Rectangular

Modern Circular

Flat, rectangular tracks. Located near hills for spectaters to sit.

Circular, Central stage. Tiered seating is located around.

“U” shaped. 4th side is closed by buildings.

Rectangular surface. Seating located on 4 sides.

Rectangular surface. Continuous circular seating.

COMMON GROUND

CAN A STADIUM TRANSFORM

https://www.rossetti.com/about/news/posts/when-done-right-new-stadium-development-can-transform-neighborhoods

COMMON GROUND

M A NEIGHBOURHOOD Integrating a sports stadium into the fabric of a community is a task that takes careful planning and design. When done right, a stadium can have a positive impact on their neighbourhood, and become more than just a place to watch sports. Urban designers and architects have been coming up with innovative ways to build sports stadiums and make them fit into urban environments. Stadiums in the past have negatively impacted communities because of parking requirements and aesthetics that often come with large scale facilities. What many professionals have realized is that smaller-scale multi-use facilities are able to survive much better in urban environments. Large-scale facilities are often more effective in the suburbs of a city because of the zoning and parking requirements. A small scale facility in a community often acts as the anchor piece for residential and commercial development. These facilities are often the catalyst for development and boost the economy of the neighbourhood.

COMMON GROUND

Urban planners must think about the surroundings of the venue just as much as the venue itself. By integrating the stadium with the existing street pattern, economic and social conditions and the surrounding building character, the venue can be a place of great success and transform the neighbourhood it is in. Another crucial component to the success of a stadium is the design. The facility and its surroundings must be of a high quality of design and architecture in order to make it a community attraction. This opens up the possibility of attracting more than just sports fans to the facility. When a stadium is the anchor a development, the facility becomes a destination for the community on more than just game days. The stadium can be a community asset. Many modern stadium designers have implemented other facilities into the stadium such as breweries, restaurants and shops, and youth sports facilities. A great example of this is new Henry Ford Health Detroit Pistons Performance Center, located only three miles from the new center of Detroit. The facility was designed so that it would be

an asset to the community. The facility features a walk-in sports medicine clinic, a Plum Market grocery store and café and at a few additional retailers. This has increased the amenities in the community drastically and become a driver for economic success. Another excellent example is The Battery District in Atlanta. The Battery District is a mixed-use development located in Atlanta, Georgia. This development is anchored by SunTrust Park, a new baseball park for the Atlanta Braves 2018 Season. When building the new ballpark, the City of Atlanta focused on creating more than just a stadium. They wanted to create a new district with entertainment, housing, shopping and public space. The Battery district offers a reason to go there every day of the year, not just on game days. The Battery has become more than just a place to see a ballgame, the social infrastructure that has been introduced here has brought the community closer together, and has already brought social and economic success to the city of Atlanta.

COMMON GROUND

Although this development is much larger than the Western Fair District, it still can be used as a precedent. The Battery has brought so much success to the city of Atlanta,the same can be done for

the city of London. Using a ballpark as the anchor for this development, The City of Atlanta created a new district for more than just baseball. They integrated the ballpark into the community,

along with a range of housing types, shopping and entertainment, creating a destination in the city.

https://www.rossetti.com/about/news/posts/when-done-right-new-stadium-development-can-transform-neighborhoods

COMMON GROUND

CASE STUDIES

PIKE PLACE

MARKET 33

COMMON GROUND

Pike Place Market in Seattle, Wasington is an iconic place in the heart of Seattle and is a destination for both locals and tourists. The market is a perfect example of what Hester was referring to when he talked about Centeredness and communities that is so successful because of its center. Pike Place Market is home to not only a farmer’s market, but also hundreds of small shops, recreation facilities, restaurants, and housing units.

Architect Victor Steinbrueck is responsible for the design and preservation of the market. He once pointed out that one block of the market offered a “drug store, a clothes store, a movie theatre, a donut shop, a hardware store, a pet shop, a passport photographer, a cabaret, a pawn shop, an antique shop, a barber shop, a shoe shine

stand, cafes, hotels, residential hotels, taverns, a tattoo artist, and a view of Mount Rainier in the distance” (Hester, 2010, pg.31). It is easy to see why this community center is so successful. The diverse mix of uses attracts people from every walk of life and brings in a social mixture unlike any other. (Hester, 2010)

Pike Place Market is ‘common ground’ for so many people. It brings together residents of every economic level and status, age, race and nationality (Hester, 2010). The market is an example of great center that every community can draw inspiration from.

COMMON GROUND

The wide range of uses and attractions that are located here create an environment that is inclusive. It promotes social interaction and organization, brings the community together, and creates a space where a community can grow stronger socially.

http://pikeplacemarket.org/overview

Pike Place Market is a great precedent for the Western Fair District and is a place that could be replicated in Old East Village. The Market at the Western Fair is already successful, but is somewhat isolated from the community. The Market is surrounded by a vast amount of parking lots, creating a disconnect for pedestrian access. Since the Market is such a successful and important part of the community, there is an opportunity to accentuate it more through the design of the surrounding spaces. The Western Fair District has the opportunity to become like Pike Place, but it needs to become a more complete space, with more amenities and facilities that draw people out of their homes and into the community center.

A view of Pike Place market from above.

COMMON GROUND

Pike Place is known for its famous ﬁsh market

Pike Place Market is unique in so many ways. Tourists come from around the world to visit the market and experience all of the sites and sounds that this historic center has to offer. What makes it unique is not just its shops and restaurants, but the fact that it is a healthy and thriving center that is a destination for all.

https://www.seattlemet.com/articles/2018/6/19/a-pike-place-market-primer

https://www.lostintheusa.fr/planifier/poi/32613/premier-starbucks-seattle/

The world’s ﬁrst Starbucks Coﬀee Shop

COMMON GROUND

CASE STUDIES

Libraries in

LONDON 37

COMMON GROUND

There have been a couple significant library projects that have recently taken place in the City of London. London’s newest library is located at the Bostwick Community Center in south London. The Bostwick Community Center, which opened in 2019, is a beautiful new community center that was built by the City of London, The YMCA, and the London Public Library. The Community Center has a new public library, gym, indoor pool, ice

http://ymcawo.ca/whats-happening-at-your-y/2017/10/26/southwest-ymca-coming-2018.html

rinks, a walking track, and event space for the community. Although it has only recently opened, the Center is having a huge impact on the community already and is becoming a hub for the Bostwick neighbourhood. The Bostwick Community Center is building on the success of the Stoney Creek

Community Center that was built in 2011. The Stoney Creek Community Center also has a library, a pool, walking track, and a gym, and has been a destination for residents of the Stoney Creek Community. A new library is always a huge success in a community, and when it is mixed with other uses such as a gym and community center,

the Library becomes a community hub where residents flock too. The addition of the library to the Bostwick area has sparked a great amount of interest from developers. The area surrounding the library is now a prime spot for residential development.

COMMON GROUND

CHICAGO LIBRARIES

https://www.facebook.com/NewIndependenceLibrary/

A recent movement in Chicago has seen a change in the way development is happening. The importance of the library has been recognized and is now being used as the anchor for new housing developments. Libraries are being built on the ground

floor of housing developments, maximizing the interaction between private and public uses. By bringing these two uses closer together, this creates a residential setting with access to one of the most important amenities in a community. The

COMMON GROUND

library and housing are enriched by each other's existence. The concept of joining libraries and housing is a model that other cities should follow. Combining these two uses into one space provides so many social advantages for the

community. The ChicagoHousing Authority has been influential in this movement providing funding and tax credits. Independence Branch Library + Apartments Another great example of this library movement in Chicago is the Independence Branch Library and Apartments. This development follows the same concept as the NorthTown Library Development in northern Chicago but is slightly larger. The proposed six-story building has affordable housing, a two-storey public library, as well as community meeting rooms and a built in parking structure for both the residents of the building and visitors to the library. (Welti, 2017)

being integrated into residential development. Libraries can be the anchor for housing development, are especially influential in seniorand affordable housing projects as they provide a shared space where residents can come together and interact. NorthTown Library & Housing (Chicago, IL) Perkins+Will, a global architecture and design firm out of Chicago, recently completed a project joining a library with affordable senior housing. The facility is a four-storey building with three levels of affordable senior housing and a beautiful public library on the first floor. The senior housing

space has large windows, a community garden, and a shared space to display local artwork. The building is quite extravagant, with a modern and innovative design that stands out in the neighbourhood of historical houses. Eugene Jones, the CEO of the Chicago Housing authority is impressed with the development and likes the aesthetic quality of the building. “It’s the wow factor,” he says. “People think of libraries as drab, but this one is a destination point (Holland, 2019 par. 5).” The purpose of this development was to create a meaningful place in the community, a gathering place for everyone, not just the senior residents who live in the building (Holland, 2019). Northtown Library

The Chicago Housing Authority has completely financed this project. They have been pushing the boundaries for public housing and affordable residential development in the city of Chicago. When they realized how much our society has neglected social infrastructure such as libraries, they were happy to support a project like the Independence Library and NorthTown Library because the are https://chicago.curbed.com/2018/1/2/16840618/construction-northtown-library-apartment

COMMON GROUND

LANSDOWNE PARK

THE GLEBE NEIGHBOURHOOD http://pfsstudio.com/project/lansdowne-park/

COMMON GROUND

The Glebe is a historic neighbourhood located in Ottawa, Ontario, just south of the downtown core. The Glebe is a vibrant neighbourhood which features independently owned local businesses, entertainment and community events. The neighbourhood is similar in many ways to London’s Old East Village. Glebe is one of Ottawa’s upcoming neighbourhoods, and is known for its strong sense of community and ‘front porch culture’, much like Old East Village. Glebe and Old East Village are both experienced an influx in locally owned businesses, which have built a sense of community pride. Residents in both neighbourhoods are passionate about supporting local businesses. (Dion, 2018) The Glebe is also similar to Old East Village in that both neighbourhoods are home to fairgrounds. The fairgrounds were located at the southern tip of the neighbourhood, in the area that is now known as Lansdowne Park. Lansdowne Park has recently been redeveloped and turned into a commercial and entertainment district, which includes a market, a stadium, local restaurants and shops, and parkland. The redevelopment has been a huge success for not only the neighbourhood but the City of Ottawa. By turning an underutilized fairground into a

successful shopping and entertainment district. Lansdowne Park is anchored by a stadium, TD Place, which is used by the Ottawa Redblacks CFL team and the Ottawa Fury soccer team.

https://theroadhome.ca/2018/09/26/urban-art-in-ottawa-canada/

The Glebe features some of Ottawa’s best public art

Lansdowne Park is a great precedent for the redevelopment of Western Fair District. Lansdowne Park was once a large under-utilized space used as fairgrounds in the heart of the city. The brand new stadium,TD Place is the anchor of the development, surrounded by a beautiful public greenspace and a shopping district.

COMMON GROUND

06. PLANNING + POLICY Cities are made up of houses, schools, parks and roads that support their residents daily lives. Land-Use Planning is the process in which these elements are organized and how they fit into the vision and future of the city. Land-Use Planning guides the different types of uses that take place in the built environment is and ensures that they are used efficiently. Land Planning takes place at various levels of government, and plans can be developed at a range of scales including regional, city-wide and neighbourhoods. New development must conform to all levels of policy which dictates the feasibility of the site’s design.

COMMON GROUND

- LAND USE PLANNING ISSUES The City of London has seen an immense amount of growth over the past few decades. Development is happening more than it ever has before, but unfortunately it is low-density, ‘sprawling’ development which is taking over much of London’s valuable agricultural lands. This is causing land uses to become more segregated, making it nearly impossible for residents to access their places of work or favorite shopping spots without owning a car. We have become so dependent on the motor vehicle because of the way our cities our planned, which has caused many problems. Driving over other forms of active transportation such as walking or cycling have caused higher rates of obesity among Canadians, as well as cardiovascular and respiratory diseases due to increasing air pollution (Hancock, 2017). It is also important to take into consideration the many impacts this has on our societies mental health and social well-being. Active and public transportation encourages social interaction and brings our communities closer together, whereas vehicular transportation brings isolation and polarization. The future of Canadian communities is formidable if we continue down this road. The overall health and well being of our future generation is at risk if suburban sprawl is not mitigated. Instead, we should be looking to intensify our more central urban areas with higher density development, while encouraging active forms of transportation and making public transportation more accessible. Proposing higher density development in the Western Fair District is a sustainable way of development and would be beneficial for the London. Exploring the possibility of developing under-utilized sites in the city core will preserve the valuable agricultural land on the outskirts of the city. This is consistent with the City of London’s Official Plan, the London Plan, when it mentions growing “inward and upward” in hopes of creating a mixed-use compact city. (City of London, 2018, pg. 24).

COMMON GROUND

- THE PLANNING ACT The Planning Act was created by the Ontario government and provides municipalities with the necessary legislative framework for land use planning and development in the province. The goals of The Planning Act are as follows:

• Suitable communities that are economically sufficient and sustainable • Land Use planning systems led by the provincial policy • The integration of provincial and municipal matters into decisions • Planning processes that are fair, open, accessible, and efficient • Co-operation and coordination among various interests • Recognizing the decision-making authority of municipal council Community Improvement, found in Part IV of the Planning Act is especially relevant to this project. It provides the legislation needed for the redesign and development of a community, and gives the City of London the power to build, repair and improve the infrastructure found in a community improvement area.

- THE PROVINCIAL POLICY STATEMENT The Provincial Policy Statement was put in place by the government of Ontario to provide direction for other provincial plans as well as municipal planning documents. Part V of the Provincial Policy Statement is important to consider when rethinking the design of the Western Fair District. This section addresses building strong healthy communities and the ways in which to achieve this. Some of the relevant policies from the plan include: Section 1.4 Housing. This section provides the policy for housing development in sustainable communities. It is important to provide an appropriate range of mix of housing types. It also mentions the importance of residential intensification and redevelopment. Section 1.5 Public spaces, recreation, parks, trails and open space This section mentions the ways in which healthy communities can thrive through active transportation and community connectivity. It also addresses the importance of providing adequate recreational facilities, parks and open space in communities. 1.6.7 Transportation systems This section addresses the importance of transportation in communities and that they should be safe and energy efficient. Transportation should be considered at all levels of land use planning and should be an integral part of the planning process.

COMMON GROUND

- THE LONDON PLAN The City of London abides by its own Official Plan, which is used to guide the short and long term plans of the land within the boundaries of the municipality. The London Plan “seeks to balance the goals of economic prosperity, community vitality, environmental responsibility, enriched cultural identity and infrastructure sustainability” (City of London, 2018). The London Plan became official in late 2018 when it was approved by the province. The plan is consistent with the Provincial Policy Statement, providing the framework for growth and development in the city. The London Plan mentions the Western Fairgrounds specifically in the document when it refers to “Specific Policies for the Institutional Place Type”. The plan recognizes the significance of the Western Fair District and the role it will play in the future of Old East Village and the City of London. The City permits entertainment and recreational uses on the site as well as the possibility of a hotel. The plan also recognizes the importance of keeping new development on the fairgrounds consistent with the surrounding building character of the neighbourhood, by orienting buildings entrances towards the street, creating beautiful streetscapes that are consistent with the surrounding neighbourhood. Parking is also mentioned as something that should be screened and enhanced with landscaping. “1103_ Where new development on the Fairgrounds abuts a street, the building shall be designed to orient the front face and primary entrance toward the street. Parking on the Fairgrounds will be screened with low walls and enhanced landscaping to create a comfortable and attractive pedestrian environment.” (City of London, 2018, pg, 285). The London Plan also mentions its vision as the city moves towards the year 2035. The document outlines eight directions that the city will focus on that will be key success factors for the city to achieve by 2035. The directions that are consistent with the redevelopment of the Western Fairgrounds are as follows: Direction 3: Celebrate and support London as a culturally rich, creative, and diverse city Direction 4: Become one of the greenest cities in Canada Direction 5: Build a mixed-use compact city Direction 6: Place a new emphasis on creating attractive mobility choices Direction 7: Build strong, healthy and attractive neighbourhoods for everyone The redevelopment of the Western Fair District is consistent with directions that the City of London envisions for the future. The fairgrounds redesign will focus on a transit oriented community, that will enhance Old East Village as a neighbourhood and bring community citizens together into a healthy and attractive gathering space for the village.

COMMON GROUND

as s

d Dun

Western Fair District

SCHEDULE A LAND-USE “PLACETYPES” Regional Facilty Light Industrial Low Density Residential Rapid Transit Corridor Commercial Industrial

COMMON GROUND

Most of the land surrounding the Western fair District is classified as low density residential and indistrial. This is unfortunate because of the fairgrounds potential to be a community hub for residents in Old East Village and the rest of London.

- OLD EAST VILLAGE COMMUNITY IMPROVEMENT PLAN The City of London has invested a significant amount of time and effort into the revitalization of Old East Village. In 2005 a Community Improvement Plan was drafted to begin the process of improving the declining Old East Village. Efforts were made to improve the area by offering commercial incentives in the village, as well as physical investments in roads and sidewalks. The purpose of the Community Improvement Plan is to “improve the physical, economic and social climate of Old East Village.” (Old East Village Community Improvement Plan, pg. 14). The plan can be used as a guide for revitalization initiatives in the village to provide context for new development in the future. The Community Improvement Plan breaks the village core into four areas. The Village Core, The Village Annex, Entertainment and Recreation Zone, and The Area of Transition. The Entertainment and Recreation Zone is seen as a “tremendous potential asset to Old East Village” (Old East Village Community Improvement Plan, pg. 26). It’s improvement will also have a great influence on the success in the revitalization of the commercial core. Due to poor design and connectivity, the many visitors who visit the Western Fair District every year do not visit the Village Core and Annex. Bringing the many visitors into the commercial corridor will create a more connected neighbourhood and bring economic success to local businesses. The Entertainment and Recreation Zone will play an important role in the development of Old East Village. The City of London envisions this area playing a “leading role” in the community, acting as an entertainment and commercial hub that is integrated into the village (Old East Village Community Improvement Plan, pg. 27). The City of London also recognizes the need for well designed, safe and accessible parking options on the site. Due to the large amount of visitors to the entertainment and recreation zone as well as the village core, the site will need to entertain parking options.

https://www.london.ca/business/Planning-Development/secondary-plans/Documents/Old-%20East-CIP%20Report-as%20amended-web.pdf

COMMON GROUND

- Old East Village Dundas Street Corridor Secondary Plan The Old East Village Dundas Street Corridor Secondary Plan works in conjunction with the London Plan to provide more specific details and directions on future development and projects in the corridor. This plan is particularly important for the redevelopment of the Western Fair District in because the North East corner of the site is located directly in the corridor. One of the more significant policies highlighted in the plan is mobility and connectivity. The future of the neighbourhood will be greatly influenced by how connected it is. With the future Bus Rapid Transit system coming to London as well as recent cycling infrastructure improvements on Dundas Street and King Street, it is vital that these transportation systems are integrated into the fabric of the community. Along with Public Transit and Cycling, Pedestrian travel should be made a priority in the village, especially in the core. Pedestrian comfort and safety can be prioritized through simple design elements such as sidewalk width, lighting, plantings and attractive paving. The Secondary Plan also addresses built form in the area and provides design guidelines for new developments. One of the greatest resources the village has is its rich cultural heritage and the many historical buildings that make up the streetscape. It is crucial that new development along the corridor and in the neighbourhood is consistent with the current building style and height. Creating a Sense of Place can be created in the Neighbourhood through consistency in building form and the public realm. The Northernmost part of the site is adjacent to the Dundas Street Corridor, which is an integral part of Old East Village. Currently this space is poorly utilized and can be better integrated into the streetscape of the corridor. This space will be an integral part of the neighbourhood as it continues to evolve.

COMMON GROUND

- Zoning By-Law Zoning By-Law works in conjunction with the City of London’s Official Plan, the London Plan. It implements the policies of the Official Plan by establishing and regulating the use of land within the city limits. Zoning By-Law carries specific legal requirements for land such as the parking requirements, building heights or the maximum amount of residential units. The City of London is divided up into specific zones, which determine the land use. There are many different variations of land uses found in the city such as residential, commercial, agricultural, industrial and open space. Each zone has specific requirements and regulations designated to it that are consistent with Zoning By-Law. Zoning By-Law is especially important to this project as a number of zoning amendments will have to be made. Currently the Western Fair District is zoned as a “REGIONAL FACILITY (RF) ZONE”, which “provides for and regulates large institutional type facilities which serve a regional function. These uses are primarily large scale, attracting large numbers of people on a regular basis, and may create impacts on adjacent land uses.” (Zoning By-Law, 2011) What makes the site unique is that there are several “HOLDING (h) ZONES”. A ‘holding zone’ is a zone where an “h” symbol is placed to ensure the orderly development of lands and the adequate provision of municipal services. The hold cannot be removed until City Council is satisfied with the site plan and drawings and they are approved. There are four “holds” that have been placed on the site which include: h-5, h-18, h-205, and h-219. What this means is that no development can occur on the site until the holding provisions are addressed for archeology, site plan and compatibility. The redevelopment of the Western Fair District will contain a mix of land uses including commercial and residential, meaning the zoning for the fairgrounds will have to change. Breaking up the site into smaller zones will create a more diverse and sustainable site. Some of the potential land-uses that will be implemented into the re-developed site include:

• Residential R9 (R9) • Community Shopping Area (CSA) • Open Space (OS1 ) • Neighborhood Facility (NF) • Community Facility Zone (CF) In order to proceed with this development a zoning by-law amendment will have to be made.

COMMON GROUND

07 SITE LOCATION Ontario

London

The Western Fair District is located in East London, in a neighbourhood known as Old East Village just east of downtown. The Western Fair District is a historic site that has been part of the neighbourhood since the 1800s. The site is a total of 33.92 hectares, and is made up mostly of parking lots and facilities used by the Western Fair District. To the north of the site is Dundas St, cutting through the heart of Old East Village and connecting it to downtown core of London. The Western Fair Distrcit has many opportunities for redevelopment and has been a topic of interest in the city for a number of years. The site is located in a prime location in Central London and is critically under-utilized, making it a great site for new development.

COMMON GROUND

eb Qu t. ec S

ee Qu

d Dun

. Ave

St.

Western Fair District

St. ing

k Yor

St.

rton

Ege St.

t. eS

aid

el Ad

Thames River

COMMON GROUND

07 SITE CONDITIONS The current conditions at the fairgrounds are made up of mostly hardscape. The site is covered with asphalt parking lots and masses of buildings. Unfortunatly the majority of the site is unused when the

fair or other events are not going on. The site does not feel inviting, especially on the SouthWest end, which is covered by a large parking lot with very little greenspace. The only greenspace on the

site is located at Queens Park. The south-side of Florence St. a successful place. The sports center and Agriplex are used frequently for shows, events and tournaments.

THE WESTERN FAIR DISTRICT ACK

IO ST.

ONTAR

KET ’S MAR

FARMER

RACE TR

’S PARK

QUEEN

N ST.

EGERTO

CASINO S STABLE

BARNS/

S ST. DUNDA

. KING ST

SPORTS CE ST.

FLOREN LOT RKING

RECTORY

ST. X

AGRIPLE

OFFICES

COMMON GROUND

CENTER

Western Fair BRT ROUTE

London’s Bus Rapid Transit System After many years the City of London has finally put in place plans for a rapid transit system to improve connectivity in the city. Originally there were four routes planned that would stretch accross the city, but the city decided to only implement two of them. One of the

routes that remained was the East route, which runs directly though the Western Fair District. The fairgrounds would be one of the major spots on the route, and would be used frequently as more people move into the area.

COMMON GROUND

SITE INFORMATION

Old East

VILLAGE 55

COMMON GROUND

Old East Village is a historic neighbourhood that has played an important role in the City of London’s history. In 2006, the neighbourhood was designated as an Ontario Conservation District because of its historical significance and unique characteristics. The Village is made up of a selection of residential and commercial building types, predominantly late 19th and

early 20h century single detached homes. There has also been a recent influx of development in the neighbourhood, including a few highrise condo projects. There are plans for more high density development, including two 24-storey towers on Dundas Street adjacent to the Western Fair District site. These towers would contain

480 residential units and boost the population of the neighbourhood significantly (Duhatschek, 2018). Dundas St. is the main commercial corridor for the neighbourhood, and includes many restaurants, shops and landmarks. (“About Old East Village”, n.d.) Old East is home to a number

of significant cultural landmarks. One of these is Banting House, where Sir Frederick Banting (1891-1941), made the most important medical discovery in the history of Canada. In his house on 442 Adelaide St, he discovered insulin, which has saved the lives of diabetics around the world. His house has now been turned into a

COMMON GROUND

High-Rise development in the village

museum, and has drawn visitors from around the world every year to visit the ‘Birthplace of Insulin’ (Bliss, 2015). Another cultural landmark include The Palace Theatre, which has been part of the neighbourhood since 1929. The theatre is designated as a historical property, and is a dominant figure in the arts and culture scene in the village. Other cultural landmarks include Aeolian Hall, the London Clay and Art Center and the Western FairFarmers Market which both contribute significantly to thesocial character and wellbeing of the community. (“About Old East Village”, n.d.)

COMMON GROUND

The residential community is very socially active and is involved in many community events at the library, community center and school. They also hold a number of social gatherings such as the Old-East Village Block Party. The neighbourhood is a close-knit community who are engaged and energetic in their push to make their neighbourhood a better place. They are known as a ‘front porch neighbourhood’ who take pride in the place the live and care for the people around them.

Commercial Hub The village core has become a hub for entrepreneurs, trendy shops and restaurants which have improved the social and economic wellbeing of the village

Historic Streetscape Dundas Street is made up of many historical buildings that date back to the 1800’s.

Aeolian Hall This heritage building was once the town hall of the once independent London East. The building now serves as a music venue.

COMMON GROUND

Banting House The Banting House is known as the “birthplace of insulin and attracts tourist from around the world.

Palace Theatre The Palace Theatre is one of the most historic buildings in the village bringing live and silent theatre to London since 1929.

Art + Creativity The village has an active arts community represented by the London Clay and Art Center and Aeolian Hall.

COMMON GROUND

FUTURE DEVELOPMENT Old East Village has seen a recent boom in development. A 21 storey high rise recently opened at 400 Lyle St. in summer of 2018 adding more residential units to the area. There is a new proposal in the works for a mixed use development with two more 24-storey apartment buildings and a total of 480 residential units on Dundas St. Both of these residential developments are located directly on the bus rapid transit line. The face of Dundas East is changing rapidly.

https://www.cbc.ca/news/canada/london/high-rise-apartment-developments-planned-downtown-1.4897246

Rendering of Dundas St. proposal

Old East Village skyline

COMMON GROUND

EAST LONDONʼS

REPUTATION 61

COMMON GROUND

Old East Village has gone through its fair share of ups and downs. For many years, the area many refer to as ‘East of Adelaide’, has had a tarnished reputation. In the 1850s, London had a very ‘white’ population made up of English and Scottish who presided in the downtown area. They viewed people of other skin colours as inferior and many of the shops in the downtown core only allowed white people to shop there. This caused most of the black and native population to go to the shopping area in East London where the merchants did not care about the colour of your skin. In a way, the term ‘East of Adelaide’ should be abolished because it is just a continuation of 150 years bigotry and racism. East London was also and still is to an extent known for its prostitution, which can be dated back to the 1790s. The neighbourhood also suffers from a high amount of crime and drug addiction, as well as homelessness. Although there are many problems in the area, the community is on the rise, and the term ‘East of Adelaide’ will hopefully lose it negative connotations in the near future. (Joseph, 2017)

COMMON GROUND

07 THE VILLAGE TODAY Progress in the Village

The village has made a vast amount of progress in recent years and has become a hub for entrepreneurs, trendy shops and restaurants. Although Old East still has its problems including crime, drugs and homelssness, the neighbourhood is becoming one of the more vibrant places in the City of London. The recent injection of new condo developments and start up businesses has brought a real sense of pride to a neighbourhood that was once on the ‘wrong side of the tracks’. The Dundas street strip that cuts through the middle of the neighbourhood adjacent to the Western Fair District has improved drastically. The growing amount of independent businesses who are selling local and organic products have given the street a new identity, attract

COMMON GROUND

ing locals and visitors from outside the neighbourhood. Village locals have a new found love for sustainable, local, fresh food which has been introduced in many new restaurants and cafes on the strip. One of the local restaurants that has made a name for itself in the neighbourhood is the Root Cellar, a restaurant who served products that come mostly come from farms within a 45 minute radius of the restaurant. The restaurant also has a space upstairs reserved for community events, and for local farmers to come and meet. One of the fascinating features of this restaurant is the community jar located on the counter where customers can donate extra change they have. Mariam Waliji, one of the staff members says the jar is used “If someone comes in and they want a coffee or a salad or something we can get the money from the jar and pay for it that way,” (Byers, 2017). This just shows how hard the neighbourhood is working to create an inclusive and healthy community.

Another great example of the improvement in the neighbourhood is at a place called the London Food Incubator. The yellow brick building was once the O-Pee-Chee hockey card factory and is now a hub for local businesses. Inside the Incubator is a coffee shop, a local grocer, as well as space for other small businesses to rent out for affordable prices.

The neighbourhood is also home to many other interesting businesses, including the London Brewing Company, who produces local beer, and Illbury & Goose, a trendy clothing store that sells unique, local products.

COMMON GROUND

THE CARSON BRANCH

LIBRARY 65

COMMON GROUND

The Carson Branch Library is located just a few blocks north of the Western Fair District and the village core. The Carson Branch was the first public library in London. It opened its doors on December 23, 1915 in the building which is now occupied by Aeolian Hall. The library was a big hit in the community, and was a facility that was used by all. It was an especially popular destination for soldiers who were stationed at Queens Park during the 1st World War. The library was named after William Oliver Carson, who was one of London’s first librarians and a man who introduced many innovative new library practices to London’s Library System. In 1926, the library was running out of space and needed a new facility. The library moved to a vacant two-room school building located at 465 Quebec Street where the current library is today. In 1977, the Lorne Avenue Citizens Advisory Group pushed for a new, more modern building. The school building was torn down and the library new library was erected on the site. In 2015, the library celebrated its 100th year with a special community event.

COMMON GROUND

The Carson Branch Library is one of the smallest libraries in the London Public Library System and is only staffed by one full time librarian. Nevertheless, the library is a happening place and a popular destination within the community. The library has a community book club as well as storytimes and events for children. In 2018 the library program which allows for games to be signed out. The Library also has one laptop which is able to be signed out by community members. With the new condo developments in the neighbourhood and influx of new residents in East London, the current facility will not be big enough to meet the needs of the growing community. On the wall of the Carson Branch Library is a poster with the words written: “My Library - the next 100 years”. Since the library is 100 years old, the librarian offered people the chance to express their ideas on the next 100 years of the library. On the canvas many community members have written down their ideas and thoughts about what the Casron Branch will be in the future. On the canvas people have written things such as “Virtual Reality”, “Holograms”,

COMMON GROUND

“Green Roofs”, and “Telepathic Story Telling”. One community member wrote the words, “Libraries are often at the cutting edge of innovation, Carson Library could be a meeting place, media center, digital repository, and represent modern architecture and design thinking”.

It is very clear that the community would love to see a new library in the neighbourhood, a much larger and expansive space where the community could come together for events and meetings. The new library could have cutting edge technology available for community members to use and could be a center for learning and innovation.

DESIGN PRECEDENTS FOR CARSON BRANCH LIBRARY 1

Dayton Metro Library, Ohio

Route 9 Library + Innovation Center, Delaware

Learning Resource Center, New York

COMMON GROUND

DESIG BOOKS

ARCHIT

MOVIES

ART

MY LIB INNOVATION

CARSON BR

ANIMATION

ECHNOLO HOLOGRAMS

CREATIV BUSINESS

STORYTELLING

TECTURE

VIRTUAL REALITY

JOBS

BRARY

RANCH: THE NEXT 100 YEARS MEETING PLACE

OGY PRESERVATION

WESTERN FAIR DISTRICT

The Western Fair District is a year-round agriculture, entertainment, commercial, sports and recreation destination for residents of the city of London and beyond. The district is anchored by the annual Western Fair, which is held every fall.

COMMON GROUND

- THE HISTORY OF THE WESTERN FAIR The Western Fair district has a unique and extensive history of public gatherings and agricultural shows. The fair has been an important part of the City of London for over 150 years since its humble beginnings. The Western Fair was founded in 1867, bringing together the East Middlesex Agricultural Society and the London District Horticultural and Agricultural Society. The following year was the inaugural year of the Western Fair. Since this day the Western Fair has operated every year in the autumn except for the eight year period from 1939 to 1947, when the National Defense took over the fairgrounds for military activity. Even after the world wars, the economic recession, crop failures, changing technologies and public tastes, the fair has continued to be an important part of the city’s cultural. The Fair is as old as Canada itself, and is recognized internationally as an important agricultural institution (Sanmiya, 2000). The Fair has always been an event that has brought people together to partici

pate in industrial, agricultural, technological, cultural and social events. The Western Fair Association hosts many other events around the year such as concerts, farm and garden shows, equestrian meets,

and many other community events. The staff and management of the fair have always operated with the same goals and objectives that were set when the fair was first formed (Sanmiya, 2000).

COMMON GROUND

- EARLY HISTORY There are many stories of how the fair began, from the information we have we can gather that the fair was started by a group of businessmen who met at Balkwell’s hotel on the corner of Talbot and King Street. As the men were sitting around likely smoking cigars and drinking port, they decided that they wanted to form anassociation that brought together the Middlesex Agricultural Society and the District Horticultural and Agricultural Society. This association would take advantage of the grants given out by the federal government for associations who held annual agricultural shows. They also saw the opportunity to bring more recognition to the City of London (Sanmiya, 2000). The First Western Fair was held in September of 1868, located on the military grounds on Richmond St.

COMMON GROUND

As London’s population continued to grow, the Western Fair Association needed a new location to call home. The land where the fair was first held on Richmond Street was purchased by Canadian Pacific Railway authorities, and the fair moved to Queen’s Park, where it is located today. City Council met and voted on the construction of $65,000 of new exhibition buildings at Queen’s Park,

with the outcome being nine to six in favour of construction. There was much controversy surrounding the relocation of the fairgrounds from the central core of the city, and many of the local businesses were concerned about the potential loss of revenue.

- RELOCATION The fair’s relocation created a new direction for the Western Fair Association. The newly acquired parkland and buildings needed to be designed in a way that would be a functional facilities for events and shows. A group of notable municipal and regional officials were

chosen to oversee a design competition for the grounds. The winner, George Durand, designed a beautiful exhibition building, known as Crystal Palace. The design paid tribute to many features found in Joseph Paxton’s famous glass and iron

structure that was built for the Great Exhibition in London, England.

Sanmiya, I. V. (2000). A celebration of excellence: The history of the Western Fair Association ; 1867-2000. London, Ont.: Western Fair Association. page 28

COMMON GROUND

Sanmiya, I. V. (2000). A celebration of excellence: The history of the Western Fair Association ; 1867-2000. London, Ont.: Western Fair Association. page 28

07 THE WESTERN FAIR H The Western Fair achieved formal organization by appointing committee members and the first fair was held.

The Western Fair opens the Raceway- the first in Ontario. Crystal Palace is built.

The Western Fair Art Building is opened. It is the oldest remaining building today on the site

1868 1887 1913 1961 1867 1873 1887 1939 1963 A group of community businessmen met a Balkwellʼs Hotel to discuss the Londonʼs influence on agriculture in Ontario.

Londonʼs Street Railways System opens. The line extended to Queenʼs Park in front of the Crystal Palace Exhibition Building.

COMMON GROUND

The Fair moves to Queens Park after CPR purchases the fair property on Richmond St.

The Department of National Defense used the fairgrounds for military purposes. The Fair was closed until 1947.

Manufacturers Building is destroyed by fire. The Progress building is built in only 11 weeks in its place.

HISTORICAL TIMELINE The Western Fair develops a midway coupon system to make the fair more affordable for families.

Western Fair celebrates “100” fairs.

The fair introduced livestock exibits. Featured milking and sheep shearing demonstrations

London City Council approves the upcoming archeological dig to of the cemetery located on the site in the 1800s.

1970 1975 1989 2019 1968 1996 1999 2011 2019 The Western Fair decided to open the fairgrounds on a Sunday for the first time in history.

The Western Fair opens its very own IMAX theatre, it only lasted 9 years and closed in 2003.

The City of London approves upgrades to the facilties, including a new slots lounge, which would open to the public later that year.

The Western Fair goes through rebranding, now calling itself The Western Fair District.

Gateway Casinoʼs announces that the Casino will be leaving the Western Fair and moving to South London.

COMMON GROUND

- REBRANDING OF THE FAIR In 2011, the Western Fair went through a rebranding process where they introduced a new name which represents their vision for the future. The Western Fair was rebranded as the ‘Western Fair District’ in hopes of changing and growing. When the Fair began back in the 19th cen

tury, the culture was much different and the fair had more significant than it does today. When it first began, the Western Fair was an agricultural exhibition. It was a place to show off the latest agricultural innovation and to bring the farming community together. The Fair District has now

COMMON GROUND

evolved into an entertainment and sports complex with a racetrack, slots and sports facilities.

- THE FAIR TODAY The Western Fair District has come along way since its humble beginnings in the 19th century. It began as an agricultural exhibition bringing the agricultural community together to share ideas and showcase the latest innovation. Today the Western Fair District has evolved into an entertainment and recreational hub for the City of London. While the annual ‘fall fair’ still attracts Londoner’s to the District, the sports center, slots and racetrack bring people to the district at other times of the year.

of the casino, this will only worsen as most of the activity on the site comes from casino visitors. There is a definite need for new activity on the site and new attractions. To make the fairgrounds successful again it must be re-imagined.

The unfortunate reality is that the Western Fair District is severely underutilized. Apart from a few times a year when the fair or other events are held, the fairgrounds sit empty. For most of the year, the majority of the site is covered by asphalt parking lots, which often sit empty. When the fair began, it was once an expansive parkland, covered by lush greenery. The site now is uninviting and lacks any ecological diversity as the site is dominated by hardscape. With the loss

COMMON GROUND

- THE RACETRACK -

After a long history of horse racing and exhibitions at the Western Fair, the District finally opened a full-fledged racing program in 1961. The steel grandstand on site was rebuilt to hold a capacity of 5000 people, which provided more than enough seating for race fans. In the 1970’s, yearly attendance for the horse races exceeded 380,000 people. The West-

ern Fair raceway was one of the most popular tracks in Ontario. (Sanmiya, 2000) Today the racetrack continues to provide horse fans with races in the spring summer and fall months. The grandstand has been updated to accommodate more seating with a “Top of the Fair” lounge. The lounge has a wall of fame that displays portraits of

COMMON GROUND

individuals and horses that have made a significant contribution to the Western Fair Raceway. Unfortunately the raceway is not as profitable as it once was. The racetrack has constantly needed grants and government funding to keep it going. The future of the racetrack does not look very promising, as much of the younger generation have lost interest in the sport.

The grandstand can accommodate close to 4,000 people. 600 more seats were recently installed added.

- SHOWS + EVENTS The Western Fair District holds a number of customer trade shows and events annually. Many of these are held at the MetroLand Media Agriplex. These shows draw a large amount of visitors from around the world, bringing in a 23.9 annual GDP impact. The fairgrounds also hold other

events every year such as the Trackside Music festival, a country music festival that attracts many visitors every year. The Wester Fair Association has developed valuable relationships and partnerships with these events over the years. (Making an Impact, 2017)

COMMON GROUND

- THE FAIR The annual Western Fair held every autumn at the fairgrounds is one of the oldest annual events in Southwestern Ontario. The event is a great opportunity for the agricultural producers and influencers of the area to interact with customers. Local farmers bring animals and display areas to educate the public on the most current farming and agricultural practices and technologies. The fair also

has many rides and carnival games, as well as live music, shows and competitions. The fair sees over 500 vendors and exhibitors each year. The annual fair is a great opportunity for rural and urban communities to come together and connect. (Making an Impact, 2017)

http://londonmoms.ca/discounted-western-fair-tickets-on-sale-now/

COMMON GROUND

- SPORTS CENTER The Western Fair Sports Center is a 160,000 square foot multi-use facility that holds many provincial national and even international sports events. The Sports Center attracts many high profile tournaments due to the quality of the facility. It brings many outsiders to the Western Fair District and the City of London with a GDP impact of 58.1 million dollars over the 45 tournaments it holds every year. It also brings in over 54 million in revenue from tourism related activi-

ties from the out of town visitors. The Sports Center has hosted a number of prestigious events such as the World Sledge Hockey Championships, the World Figure Skating Championships, and Provincial Ringette Championships. The Sports Center is operated under a Joint-Venture Agreement with the City of London, who shares a portion of the profits made with the Western Fair District. (Making an Impact, 2017)

https://www.roamingtherinks.com/westernfairsportsctr.htm

COMMON GROUND

- ARCHEOLOGICAL SIGNIFIGANCE Many years ago the current Western Fair District Site was once home to St. Paul’s Cemetery. The graveyard contained over 8,000 graves and was closed in 1881. According to local historian Joseph O’Neill, the site has “high archaeological potential, including the potential for the discovery of human remains.” (Rivers, 2019). When the Agriplex was built at the Western Fair District in 2004, they found a large quantity of undocumented graves and bones. “There might be a lot of unrecorded burials such as paupers burials or people who died from a disease,” according to O’Neill (Rivers, 2019).

Western Fair District is needed. Since the site will be excavated for archaeological research and study, this makes the case that a new design for the site should be implemented after the study is complete.

The study was brought about by the potential zoning change for the site that would bring in new development. This potential archeological study brings upon more reasoning why the redevelopment of the

COMMON GROUND

- THE CASINO The OLG slots is one of the main attractions at the Western Fair District. The slots are open 24-7, 365 days a year. They are an important part of the fairgrounds as they help support the horse racing at the fair and keep up with other costs.

- THE LOSS OF THE CASINO Gateway Casinos and Entertainment, who operates the Casino at the Western Fair District, is discarding its plan to build a new hotel, restaurant and upgraded casino at the Western Fair District. Instead they have decided to move the casino development to the south end of London, along Wonderland Road. The loss of the Casino will be a huge loss for the Western Fair District, leaving a hole in the site. The Casino makes up a majority of the traffic that uses the fairgrounds daily and without it, the site will be left unused when there are no events using the space (Stacey, 2018). On the other hand, the loss of the casino brings the opportunity for new development on the fairgrounds.

COMMON GROUND

- SITE HERITAGE FEATURES -

The Arts Building The Arts Building opened in 1913 and is the oldest remaining building on the site.

Engine 86 Engine 86 was donated to Queens Park after 48 years of service on the Grand Trunk and Canadian National Railway.

The Market The Market was designated as a City of London Heritage Property.

COMMON GROUND

- THE WESTERN FAIR FARMER MARKET -

COMMON GROUND

The Western Fair Market is a gathering place in the heart of the village. The market is two storey building made up of over 100 vendors who sell local and unique products and is a destination for both the community as well as the rest of London. The market is open every weekend on Saturdays and sundays. Located right on Dundas St, it is easily accessible by public transit. The Market is known for the high quality farm fresh goods and local artisan products that are only available at the market.

Many Londoners flock to the Market every weekend to enjoy the great selection of products available. The Market was the 2018 winner of ‘Best of London - Best Flea/Farmer’s Market’. The Market also hold special events during the week which community members enjoy.

COMMON GROUND

Conclusion/Recommendation The purpose of this project was to develop a design proposal that forges social cohesion in a community in London, Ontario. This project illustrates a design solution for the Western Fair District based on the analysis the local culture, socio-economic factors and natural conditions of the surrounding neighbourhood. It is recommended that the redesign of the Western Fair District begin with Social Infrastructure. The Western Fair District has so much potential and could become a precedent for a change in the way our communities are designed. Using Social Infrastructure as the catalyst, this project paints a picture of what the future of the fairgrounds could look like. Even if the elements outlined in this plan are not all implemented at once, the fairgrounds can still become a successful place little by little. By continuously making small investments in the District, the community can become better each and every year. Incremental, impactful investment is low risk and has massive opportunities for future success. One way or another, we need to begin investing in our Social Infrastructure again, before it is too late.

119

COMMON GROUND

PHOTO CAPTIONS AND CREDITS Cover Page: retrieved from https://www.instagram.com/p/Ban4uVSnZZN/?utm_source=ig_web_button_native_share Foreward: retrieved from https://pngianne.tumblr.com/post/165463992478 Table of Contents: retrieved from https://www.instagram.com/kamome_0309/ Page 1: Introduction. retrieved from https://lamurdis.blogspot.com/2019/03/sebastian-konig.html Page 4: Problem Statement. retrieved from https://i.pinimg.com/564x/9b/d2/f7/9bd2f775d3131f3f2173c755519271fd.jpg Page 5: Trump Wall. retrieved from https://www.ozy.com/opinion/donald-dossier-washingtons-new-border-wall/94098 Page 7: The Library. retrieved from https://www.nytimes.com/2018/09/08/opinion/sunday/civil-society-library.html Page 9: Andrew Carnegie. retrieved from https://www.theguardian.com/books/2018/dec/17/palaces-for-people-build-more-equal-society-eric-klinenberg-review#img-2 Page 11: Carnegie Museum of Art. retrieved from https://cmoa.org/about/ Page 13: Third Places. retrieved from https://www.theplanner.co.uk/features/street-view Page 15: Jane Jacobs. retrieved from https://www.theatlantic.com/magazine/archive/2016/11/the-prophecies-of-jane-jacobs/501104/ Page 21: The Canadian Premier League. retrieved from https://www.thestar.com/sports/soccer/2019/04/27/canadian-premier-league-opener-between-forge-fc-york-9-fc-a-stirring-draw.html Page 23: York Lions stadium. retrieved from https://gramha.net/explore-hashtag/york9fc Page 23: Tim Horton’s Field. retrieved from https://www.thespec.com/opinion-story/9306128-steve-milton-promising-pro-soccer-future-in-hamilton-as-forge-fc-and-york9-fc-play-to-draw/ Page 23: Wanderers Ground. retrieved from https://www.reddit.com/r/CanadianPL/comments/92pno0/atlantic_selects_vs_fortuna_dusseldorf_u21s_at/ Page 24: Spruce Meadows. retrieved from http://www.totalsoccerproject.com/2018/09/cavalry-fc-new-pitch-spruce-meadows/ Page 24: Clarke Stadium. retrieved from https://www.pinterest.ca/pin/796926096537966270/?lp=true Page 24: Investor’s Group Field. retrieved from https://www.bluebombers.com/investors-group-field-policies/ Page 24: Westhills Stadium. retrieved from https://www.prosoccerusa.com/in-depth/canadian-premier-league-canadas-soccer-startup-kicks-off/ Page 27: TD Waterhouse Stadium. retrieved from https://www.flickr.com/photos/23419478@N00/3596277381 Page 27: Budweiser Gardens. retrieved from https://www.facebook.com/budweisergardens/photos/d41d8cd9/10156546077240761/ Page 29: Lambeau Field. retrieved from https://www.rossetti.com/about/news/posts/when-done-right-new-stadium-development-can-transform-neighborhoods Page 32: Battery District. retrieved from https://www.prnewswire.com/news-releases/fiscal-impact-study-shows-atlanta-braves-suntrust-park-the-battery-atlanta-delivering-strong-return-for-cobb-county-300714612.ht ml Page 33-34: Pike Place Market. retrieved from http://pikeplacemarket.org/overview Page 35: Market Sign. retrieved from https://www.seattlemet.com/articles/2018/6/19/a-pike-place-market-primer Page 36: Fish market. retrieved from https://upload.wikimedia.org/wikipedia/commons/4/41/Pike_Place_Fish_0.jpg Page 36: Starbucks. retrieved from https://www.lostintheusa.fr/planifier/poi/32613/premier-starbucks-seattle/ Page 37-38: Bostwick YMCA. retrieved from http://ymcawo.ca/whats-happening-at-your-y/2017/10/26/southwest-ymca-coming-2018.html Page 39: Independence Library. retrieved from https://www.facebook.com/NewIndependenceLibrary/ Page 40: Northtown Library. retrieved from https://chicago.curbed.com/2018/1/2/16840618/construction-northtown-library-apartment Page 41: Lansdowne park. retrieved from http://pfsstudio.com/project/lansdowne-park/ Page 42: The Glebe. retrieved from https://theroadhome.ca/2018/09/26/urban-art-in-ottawa-canada/ Page 48: Western Fair District Zones Map. retrieved from https://www.london.ca/business/Planning-Development/secondary-plans/Documents/Old-%20East-CIP%20Report-as%20amended-web.pdf Page 54: BRT Logo. retrieved from https://www.londonbrt.ca Page 60: Dundas St. Highrise development. retrieved from https://www.cbc.ca/news/canada/london/high-rise-apartment-developments-planned-downtown-1.4897246 Page 68: Dayton Metro Library. retrieved from https://americanlibrariesmagazine.org/2018/09/04/2018-library-design-showcase/ Page 68: Learning Resource Center New York. retrieved from https://americanlibrariesmagazine.org/2018/09/04/2018-library-design-showcase/

Page 68: Route 9 Library and Innovation Center. retrieved from https://americanlibrariesmagazine.org/2018/09/04/2018-library-design-showcase/ Page 72: Western Fair Historical Image. retrived from Sanmiya, I. V. (2000). A celebration of excellence: The history of the Western Fair Association ; 1867-2000. London, Ont.: Western Fair Association. page 6 Page 73-74: Crystal Palace, retrieved from Sanmiya, I. V. (2000). A celebration of excellence: The history of the Western Fair Association ; 1867-2000. London, Ont.: Western Fair Association. page 28 Page 75-76: Western Fair Grounds. retrieved from Sanmiya, I. V. (2000). A celebration of excellence: The history of the Western Fair Association ; 1867-2000. London, Ont.: Western Fair Association. page 113 Page 74: The Racetrack. retrieved from Sanmiya, I. V. (2000). A celebration of excellence: The history of the Western Fair Association ; 1867-2000. London, Ont.: Western Fair Association. page 107 Page 83: The Fair. retrieved from http://londonmoms.ca/discounted-western-fair-tickets-on-sale-now/ Page 84: The Sports Center. retrived from https://www.roamingtherinks.com/westernfairsportsctr.htm Page 85: Archeological Signifigance. retrieved from Sanmiya, I. V. (2000). A celebration of excellence: The history of the Western Fair Association ; 1867-2000. London, Ont.: Western Fair Association. page 12 Page 98: Horse Racing Protesters. retrieved from https://www.timesunion.com/news/article/Track-protesters-return-to-shed-light-on-horse-14093719.php Page 105: Soccer Stadium. retrieved from https://www.malikafavre.com/sportetstyle Page 105: Outdoor Market. retrieved from https://www.etsy.com/listing/199601888/open-air-markets-le-marche-limited?ref=shop_home_active_13 Page 105: Public Library retreived from https://issyparis.wordpress.com/2017/05/23/omega-magazine-library-hotels-by-vincent-mahe/ Page 106: Sports Center retrieved from https://www.instagram.com/p/BL99KVQhRNw/?taken-by=maxwanger&hl=en Page 106: Transit Hub. retreived from https://www.behance.net/gallery/53445393/Racing-Post Page 106: Mixed-Use Development. retrieved from https://redhousecanada.tumblr.com/post/104974399567/archatlas-jess-douglas Page 106: Public Space. retrieved from https://www.behance.net/gallery/42050653/_ Page 111: Stackt Market. retrieved from https://www.blogto.com/city/2019/04/stackt-toronto-shipping-container-market-now-open/ Page 111: Stackt Market. retrieved from https://www.blogto.com/city/2019/04/stackt-toronto-shipping-container-market-now-open/ Page 115: Parking Garage Inspiration. retrieved from https://www.archdaily.com/79628/parking-in-soissons-jacques-ferrier-architectures/50382cc928ba0d599b001261-parking-in-soissons-jacques-ferrier-architectures-image Page 118: London Plane Tree. retrieved from https://www.bowhayestrees.co.uk/london-plane.html Page 118: Sugar Maple. retrieved from http://wildadirondacks.org/trees-of-the-adirondacks-sugar-maple-acer-saccharum-Marshall.html Page 118: Sugar Maple. retrieved from https://oregonstate.edu/trees/broadleaf_genera/oak.html Page 118: Honey Locust. retrieved from https://nfs.unl.edu/woody-plants/thornless-honeylocust Page 118: Tamarack Tree. retrieved from https://www.flickr.com/photos/jnthnhys/2945601688 Page 118: Quaking Aspen. retrieved from https://www.amazon.com/Plant-PRESALE-Quaking-Populus-tremuloides/dp/B07NQ62WG2 Page 118: Little Leaf Linden. retrived from https://arbordayblog.org/treeoftheweek/littleleaf-linden-tree-love/ Page 118: Hackberry. retrieved from https://www.carolinanature.com/trees/cete.html Page 120: Conclusion. retrieved from https://20x200.com/products/looking-at-art

References Barnes, R. (2018, April 23). The Truth Behind Horse Race Betting And Its Current Decline. Retrieved from https://tcdhorseracing.com/horse-race-betting-popularity/ Bliss, M. (2015, August 19). The Discovery of Insulin. Retrieved from https://www.thecanadianencyclopedia.ca/en/article/the-discovery-of-insulin Byers, J. (2017, April 17). London, Ont.'s Old East Village a hub for trendy shops, tasty food, and fresh-thinking entrepreneurs. Retrieved from https://torontosun.com/2017/04/17/london-onts-old-east-village-a-hub-for-trendy-shops-tasty-food-and-fresh-thinking-entrepreneurs/wcm/75a3aff3-4dbd-4696-b786c40cfb824a92 Chesterton, A. (2018, November 20). When done right, new stadium development can transform neighborhoods. Retrieved from http://www.rossetti.com/about/news/posts/when-done-right-new-stadium-development-can-transform-neighborhoods City of London. (2005). Old East Village Community Improvement Plan. Retrieved June 27, 2019 from https://www.london.ca/business/Planning-Development/secondary-plans/Documents/Old-%20East-CIP%20Report-as%20amended-web.pdf City of London. (2019, February). Old East Village Dundas Street Corridor Secondary Plan Retrieved from https://s3.ap-southeast-2.amazonaws.com/hdp.au.prod.app.lon-getinvolved.files/5015/5025/6810/2019.02.19_-_Draft_OEV_Dundas_Street_Corridor _Secondary_Plan.pdf Dion, A. Neighbourhood Spotlight: The Glebe(2018, January 25) https://www.ottawalife.com/article/neighbourhood-spotlight-the-glebe?c=11 Dubinski, K. (2019, January 17). Former psychiatric hospital land sold to London developer | CBC News. Retrieved from https://www.cbc.ca/news/canada/london/london-ontario-province-sells-psychiatric-hospital-1.4981834 Hancock, T. (2017, November 21). Trevor Hancock: Urban sprawl detrimental to public health. Retrieved from https://www.timescolonist.com/opinion/columnists/trevor-hancock-urban-sprawl-detrimental-to-public-health-1.23101079 Hester, R. T. (2010). Design for ecological democracy. Cambridge, MA: MIT Press. Holland, R. (2019, June 9). Perkins + Will Completes Northtown Library and Affordable Housing Complex in Chicago. Retrieved from https://www.architecturaldigest.com/story/perkins-will-completes-northtown-library-and-affordable-housing-complex-in-chicago Hunter, M. Life beyond baseball at The Battery Atlanta. (2018, September 21). Retrieved from https://www.cnn.com/travel/article/the-battery-atlanta-braves/index.html Jacobs, J. (1961). The Death and Life of Great American Cities. Klinenberg, E. (2018). Palaces for the people: How social infrastructure can help fight inequality, polarization, and the decline of civic life. New York: Crown. Making An Impact. (2017, January 31). Retrieved June 26, 2019, from http://www.westernfairdistrict.com/sites/default/files/y009375_making_an_impact_booklet.pdf McCoy, T. (2012, November 27). Gulfstream Casino: Why No One Cares About Horse Racing Anymore (It's Boring, and Jockeys Are Creepy). Retrieved from https://www.browardpalmbeach.com/news/activist-gary-olsen-sues-fort-lauderdale-over-florida-panthers-holiday-park-deal-10294949

Old East Village. (n.d.). Retrieved from https://greatplacesincanada.ca/gpic_places/old-east-village/ Oldenburg, R. (1991). The great good place: Cafés, coffee shops, bookstores, bars, hair salons, and other hangouts at the heart of a community. Philadelphia: Da Capo Press. Ontario government will spend $10M per year on horse racing programs | CBC News. (2019, March 21). Retrieved from https://www.cbc.ca/news/canada/toronto/ontario-announces-10-million-for-horse-racing-programs-1.5066150 Planning Act. (2018, April 12). Retrieved June 27, 2019, from https://www.ontario.ca/laws/statute/90p13?_ga=2.55936363.1588144965.1534354742-1593222497.1527983520 Provincial Policy Statement, 2014. (2014, October 1). Retrieved June 27, 2019, from http://www.mah.gov.on.ca/page10679.aspx Rivers, H. (2019, April 22). Western Fair was once a cemetery. Morbid surprises may await looming study. Retrieved from https://lfpress.com/news/local-news/western-fair-was-once-a-cemetery-morbid-surprises-may-await-looming-study Sanmiya, V. I. (2000). A celebration of excellence: The history of the Western Fair Association 1867-2000. London, Ontario: Western Fair Association. Stacey, M. (2018, December 20). Casino giant inks site deal to leave Western Fair District. Retrieved from https://lfpress.com/news/local-news/casino-giant-inks-site-deal-to-leave-western-fair-district Stamberg, S. (2013, August 01). How Andrew Carnegie Turned His Fortune Into A Library Legacy. Retrieved from https://www.npr.org/2013/08/01/207272849/how-andrew-carnegie-turned-his-fortune-into-a-library-legacy Trombetta, S. (2017, March 20). Why Libraries Are Essential, Now More Than Ever. Retrieved from https://www.bustle.com/p/7-reasons-libraries-are-essential-now-more-than-ever-43901 Two new high-rise apartment buildings proposed for downtown | CBC News. (2018, November 09). Retrieved from https://www.cbc.ca/news/canada/london/high-rise-apartment-developments-planned-downtown-1.4897246 Wetli, P. (2017, May 19). Stunning Library-CHA Complex Is As Innovative As Promised. Retrieved from https://www.dnainfo.com/chicago/20170519/irving-park/race-is-on-build-independence-library-before-funding-door-slams-shut/ Zoning By-law No. Z.-1. (2011, October 5). Retrieved June 27, 2019, from https://www.london.ca/business/Planning-Development/zoning-by-law/Pages/Z1-Zoning.aspx