| Beyond Bricks and Mortar The Evolving Neighbourhood Commercial Landscape in Toronto
Neighbourhood commercial spaces are distinct from shopping malls, service centres, or big box retailers. In Toronto, they are characterized by small and independent stores, mixed land uses, pedestrian activities, neighbourhood-serving businesses, and an eclectic collection of specialty or ethnic stores reflecting the diverse needs of the city's multicultural population. These neighbourhood commercial spaces act as a catalyst to promote entrepreneurship, economic vibrancy, and social interaction. Although gentrification and changes in the retail sector have put significant pressure on neighbourhood businesses, many of Toronto's commercial streets continue to thrive, in contrast to the declining trends observed in many American cities. Therefore, it is important to gain a better understanding of how vibrant neighbourhood businesses can be encouraged. The purpose of this chapter is to examine Toronto's neighbourhood commercial landscape in order to uncover the principles responsible for its vitality. It addresses the following research questions: How have Toronto's major neighbourhood commercial corridors evolved over time? What are the major factors attributing to their success? What are the emerging trends in today's neighbourhood commercial landscape? What are the strategies to promote innovative and inclusive neighbourhood commercial spaces? To address these research questions, mixed methods were adopted, including annual business survey analysis and semi-structured interviews with various stakeholders. Based on the insight from various sources, actionable recommendations for developing vibrant, inclusive, and sustainable commercial spaces are identified: (i) create ‘critical path retail’ to populate the neighbourhood first with key daily services; (ii) promote and support independent, locally owned businesses with financial incentives, mentorship, and skill building programmes; (iii) revisit the ownership and management structure of commercial units to ensure access and affordability to local entrepreneurship; (iv) curate flexible space and programming to support a variety of uses; (v) provide space for social enterprises as vehicles for civic engagement and community development; and (vi) encourage local leadership and community stewardship to inform equitable and inclusive decision-making.
Toronto Metropolitan University | Publication | 2026-01-30 | Zhuang, Z. |
| Ethnic Retailing in North America Toronto Metropolitan University | Publication | 2025-12-25 | Zhuang, Z. |
| Suburban Migration: Interrogating the Intersections of Global Migration and Suburban TransformationSuburbanisation as a global phenomenon has presented multifaceted patterns of evolution and transformation in various contexts. Migrant settlements in suburban spaces just add more complexities to suburbia by bringing diverse demographics, (inter)cultural practices, new built forms, and new meanings of space and community. These migrant spaces challenge conventional suburban socio-spatial organisations of land, infrastructure, and resources as well as suburban governance, planning, and design. The manifestations of migrant suburbs where diversity and urban growth are juxtaposed inevitably present profound implications for governments, practitioners, and academics in a myriad of ways, such as changing land uses and physical forms (e.g. neighbourhood characters), competing claims for space and rights to the city (e.g. who has the access), and increasing awareness of equity and social inclusion (e.g. who belongs to and in the community). This chapter draws on the migration-related suburbanisation processes in different contexts and applies the theory of the production of space to cast light upon the narratives of everyday suburban life, diversity management, growth and development, policy and governance, and socio-spatial (in)equity and (in)justice. | Publication | 2024-05-03 | Zhixi Cecilia Zhuang |
| The Impact of Immigrant Entrepreneurship on City Building and Public Policy: Learning from TorontoToronto’s ethnic retail clusters have not only sprouted across the inner
city but have also speckled suburban landscapes. Driven by the increasing settle-
ment of contemporary immigrants in the suburbs, ethnic businesses and ethnic
economies have flourished and become the catalyst for neighborhood change and
suburban retrofitting. Research has demonstrated that the development of immi-
grant entrepreneurship has contributed to social cohesion and economic vitality.
What remains unexplored is the role of ethnic businesses in influencing space,
(re)defining place, and (re)shaping community. Furthermore, little is known about
how ethnic entrepreneurs interact with other key players in city- and community-
building processes and affect policy development, or vice versa. This chapter explores
eight urban ethnic enclaves in the inner city of Toronto based on existing studies and
eight Chinese and South Asian retail clusters in Toronto’s suburbs through extensive
field research and interviews and surveys with key informants. Case studies reveal the
role of ethnic entrepreneurs as city builders, and also how public policy and institu-
tional structure promote or impede the development of ethnic entrepreneurship. The
findings also point to important differences in urban and suburban settings such as
built forms, physical constraints, and municipal governance and policy frameworks
that may affect the interactions among various key players and spaces. Toronto Metropolitan University | Publication | 2024-08-02 | Zhuang, Z. |
| Metropolis Conference Toronto Metropolitan University | Conference | 2025-03-01 | Zhuang, Z. |
| Building Inclusive Communities in Immigrant Suburbs: The Negotiation of Space, Place, Power, and Rights. Toronto Metropolitan University | Conference | 2024-11-08 | Zhuang, Z. |
| Building Welcoming Communities: Towards a Framework for Understanding Immigrants’ Lived Experiences in Small and Mid-sized Canadian cities. Toronto Metropolitan University | Conference | 2024-04-24 | Zhuang, Z. |
| Comparative Place-based Approaches in Immigrant Integration: Unveiling Insights from Non-Traditional Gateway Cities in Canada and the US.Renewing Canada - Migration, Intersections and Evolving Identities
This edition of the Metropolis Identities Summit will focus upon the particular ways in which our society is evolving and what this implies for addressing the needs of the population across varying and intersecting gender, ethnic, racialized, religious, linguistic and other groups. How do we reduce social and economic disadvantage, maximize access to health care and education and promote citizen engagement? How best can we diminish tension between communities, foster dialogue and strengthen intergroup relations? How do we respond to misinformation and disinformation about diversity and migration? The Summit will invite reflection on good practices in combating discrimination, racism and prejudice. Toronto Metropolitan University | Conference | 2024-10-30 | Zhuang, Z. |
| Immigrant Housing Strategies in Toronto in an Era of Inaccessibility. Is Homeownership Still Within Reach? Toronto Metropolitan University | Conference | 2025-12-01 | Moghadam, A. |
| Stories Matter: Using Photovoice to Amplify Migrants’ Lived Experiences in Small and Mid-sized Canadian Cities. Toronto Metropolitan University | Conference | 2024-08-14 | Zhuang, Z. |
| Welcoming campus, Inclusive community: Building Housing Infrastructure for International Students. Toronto Metropolitan University | Conference | 2024-11-06 | Zhuang, Z. |
| Unveiling Informal Food Spaces: Strengthening Equitable Food System Infrastructure through Immigrant Entrepreneurship Toronto Metropolitan University | Grant | 2024-05-02 | Zhuang, Z. |
| You Can‘t Google This - Inhabit PodcastPodcast: Erika, Eunice, and Lauren continue their food tour of Toronto‘s North York suburb with food writer Suresh Doss. Inside Dream Yunnan Chòng’s new uptown location, they discover Suresh’s tech roots and get his hot takes on big data’s blind spots. Then Eunice’s mentor and family friend Dr. Zhixi Zhuang shares her keys to planning an emotional city. Also: the Internet of Things. Toronto Metropolitan University | Activity | 2023-08-15 | Zhuang, Z. |
| 61st ISOCARP World Planning CongressOn December 9th, 2025, Zhixi Zhuang presented “Migrant agency at the urban fringe: Third places as welcoming infrastructure” under the Special Session: Placemaking and Infrastructure for Inclusive Cities: Migration, Housing, and Urban Futures in Canada. at the 61st ISOCARP World Planning Congress in Riyadh, Saudi Arabia, sharing the preliminary findings emerged from this project.. The Planning congress called on ‘Cities & Regions in Action’, to analyze, discuss, and search for better pathways for urban and regional planning aiming at improving the quality of life of citizens beyond the current time of volatility, uncertainty, complexity, and ambiguity of crisis convergence and building resilience.
Toronto Metropolitan University | Conference | 2025-12-09 | Zhuang, Z. |
| A Place-based Approach to Understanding Immigrant Retention and Integration in Canadian and American Non-Traditional Gateway Cities: a Scoping Literature ReviewAs globalization and migration have intensified, the need for integrating immigrants has become vital. Considering the similar but distinct policy and political contexts between Canada and the USA, it has become imperative to develop a thorough understanding of the impact of the localization of immigration policies on various immigrant groups and the places that have shaped their settlement and integration experiences. This scoping literature review presents a comparative perspective to enhance our understanding of the varied non-traditional gateway cities in both countries, as well as the place-based integration initiatives and local actors that play crucial roles in shaping immigrants’ lived experiences. The review includes 145 scholarly articles published in English from 2000 onwards that examine immigrant and refugee populations residing in smaller urban, suburban, or rural communities in both countries. It aims to provide a comparative analysis on the following: (1) local place-based initiatives in non-traditional gateway cities; (2) multi-level governance of immigrant integration and the role of municipalities and local actors; and (3) the contributing factors to integration and retention based on immigrants’ lived experiences. The scoping review concludes with research gaps and future directions. Toronto Metropolitan University | Publication | 2023-05-12 | Zhuang, Z. |
| Diversity our strength? Exploring the influence of power dynamics on shaping suburban ethnic strips and place-makingIn Canada’s multicultural context, diversity is often celebrated in city branding and promotion, yet, it is not clear what diversity means, to whom, and whether the advantages of urban diversity are well acknowledged to support inclusive place-making. Situated in two of Toronto’s most diverse inner suburbs, this paper explores how diversity and place are perceived, produced, and experienced by local immigrant and racialized communities in obsolete and stigmatized strip mall environments, and how power dynamics are presented and influenced through the place-making process. The findings reveal that, although the population is culturally diverse and immigrants actively contribute to suburban place-making, municipal plans and policies do not prioritize immigrant communities and businesses. This results in ineffective public engagement and a disconnect with the diverse communities, thereby impacting the outcomes of ethnic places. The current city-wide Business Improvement Area program also requires a renewed focus on diversity and inclusion. Without equity and inclusion as fundamental considerations in city planning and engagement processes, there is no guarantee that diversity can be effectively leveraged as an urban asset or strength. This oversight can adversely affect the outcomes of ethnic place-making, a process that aims to empower the relationships between people and place. Toronto Metropolitan University | Publication | 2024-07-24 | Zhuang, Z. |
| Migration to non-metropolitan communities: Community-based perspectives on immigrant settlement and multicultural diversity in a small city in CanadaImmigrants in Canada are increasingly moving into non-metropolitan communities (smaller cities). Non-metropolitan communities are unique contexts of settlement due to a fabric of difference in the physical and social landscape in comparison to larger, multicultural cities that are renowned for immigration and diversity. Policies and immigration pathway programs in Canada are deliberate about promoting non-metropolitan communities as places for immigrant settlement due to the necessity of addressing demographic challenges, such as an aging or declining population. However, less is known about the experiences of settlement in a smaller city from the perspective of immigrants living in the community. This study explored the community-based perspectives about multicultural diversity and the reasons for migration to a non-metropolitan community in Canada. It involved interviews with immigrants from multicultural backgrounds, municipal officials, and a key informant on immigrant settlement and integration. The findings of this study indicated that economic and family-related factors were the primary reasons for migration to and settlement in a non-metropolitan community. This paper contributes to the literature on population and demographic change by emphasizing the importance of understanding place satisfaction from the perspective of diversity in the community as an approach to addressing demographic challenges in non-metropolitan communities. Toronto Metropolitan University | Publication | 2025-05-15 | Ryan Thyra Lok, Zhuang, Z. |
| Reshaping essential public spaces and services: towards socio-spatial justice in a post-pandemic eraIn our last viewpoint article, we illustrated the hidden stories of immigrant suburbs during the COVID-19 pandemic and challenges facing racialised communities. This article delves deeper into intensified social and spatial inequalities by interrogating: what are the ‘essential’ public spaces, places and services that must remain accessible to benefit the settlement, well-being and inclusion of marginalised, racialised, immigrant populations? What engagement approaches effectively include racialised minority groups’ voices in decisions about the future of public space and (sub)urban systems? We emphasise the utility of a socio-spatial justice framework in reimagining and reconfiguring essential public spaces and associated services in the aftermath of the COVID-19 pandemic. Using examples from the Canadian context (i.e. community land trusts, cultural district plans, cultural festivals and food systems), we unpack pillars of distributional, procedural and recognitional justice to interrogate the status quo and illuminate pathways to more inclusive, fair and accessible communities. Toronto Metropolitan University | Publication | 2024-06-24 | "Sara Edge", Zhuang, Z., "Jennifer Dean" |
| Toronto: Planning for Diversity, Inclusion, and Urban Resilience. Toronto: Cities of Migration.Recent waves of global migration have generated significant and unprecedented changes to metropolitan regions of major immigrant settlement. The impacts on these cities are profound, socially, culturally, economically, politically, physically, and environmentally. As the World Migration Report points out, increasing research has been drawn to the relationship between migrants and cities. [1] Cities are playing an important role in the processes of immigrant settlement and integration, because they are not only the reception areas for newcomers to live, work, learn, play, socialize like any other city inhabitants, but also important places for building diverse, inclusive, resilient, and equitable communities in the long run. It has become imperative for municipalities to understand the dynamics and complexity of the global migration phenomenon and tackle the challenges and opportunities it presents locally. This report highlights the key takeaways from Toronto’s planning practices as part of the Building Inclusive Cities initiative. [1]. Duncan, H. and Popp, I. 2017. Migrants and Cities: Stepping Beyond World Migration Report 1 2015’, in World Migration Report 2018, Geneva: IOM. Toronto Metropolitan University | Publication | 2024-11-08 | Zhuang, Z. |
| Zhuang, Z.C. & Lok, R.T. (2023). Exploring the wellbeing of migrants in third places: An empirical study of smaller Canadian cities. Wellbeing, Space and Society, 4. Toronto Metropolitan University | Publication | 2023-04-25 | Zhuang, Z. |
| Zhuang, Z.C. (2023). A place-based approach to understanding immigrant retention and integration in Canadian and American non-traditional gateway cities: A scoping literature review. Journal of International Migration and Integration, 24, 1029-1053. Toronto Metropolitan University | Publication | 2023-05-12 | Zhuang, Z. |
| MP Julie Dzerowicz, Chair of the Standing Committee on Citizenship and Immigration, House of Commons, Parliament of CanadaZhixi Zhuang has been serving as an Advisory Council Member to MP Julie Dzerowicz, Chair of the Standing Committee on Citizenship and Immigration, House of Commons, Parliament of Canada since September 2026. She has advocated for issues affecting international students and small and mid-sized cities (SMCs).
On November 12, 2025, Zhixi Zhuang was invited by MP Julie Dzerowicz to join community leaders at the Davenport Budget 2025 Townhall, where she addressed critical budget issues related to SMCs.
On December 9, 2025, Zhixi Zhuang was invited to speak at the Policy Café hosted by IRCC, where she presented her Bridging Divides projects to policy professionals and discussed building welcoming infrastructure in SMCs.
On March 25, 2026, Zhixi Zhuang was invited as a witness to deliver a testimony on Canada’s immigration system to the Standing Committee on Citizenship and Immigration at the House of Commons of Canada, where she addressed critical infrastructural issues related to SMCs drawing upon preliminary findings from her Bridging Divides projects.
Toronto Metropolitan University | Partnership | 2026-09-01 | Zhuang, Z. |
| Ethnic Diversity, Immigrant Settlement, and Municipal Planning in a Small Canadian City: The Case of Brooks, AlbertaImmigration in Canada has been characterized by an uneven distribution, with a
disproportionate concentration of immigrants settling in major gateway cities. Despite numerous
policies and programs developed by various levels of government to attract and retain
immigrants towards smaller cities, less is known about planning for immigrant settlement
through the lived experiences of immigrants in smaller cities. This study explored the
place-based experiences of immigrants living in a smaller city and the municipality’s role in
attraction and retention. Specifically, the questions of inquiry involved: 1) How do racialized
immigrants experience settlement and integration in a smaller Canadian city? 2) What are the
implications of lived experience when planning for diversity? Case study research of Brooks,
Alberta was conducted involving interviews with racialized immigrants, municipal officials, and
local settlement agency staff. This study found that the primary reason for immigrant settlement
in a smaller city was based on economic or family-related factors. Furthermore, fostering a
sense of belonging is critical for retention, and this can be facilitated through inclusive
community spaces and partnerships between municipalities and communities. Planners should
seek to understand the lived experiences of immigrants in community especially in contexts
undergoing processes of social demographic changes. Toronto Metropolitan University | Publication | 2024-04-01 | "Ryan Lok", Zhuang, Z. |
| Building teamwork skills, effective communication, and conflict resolution based on understanding differences, diversity, and inclusion Toronto Metropolitan University | Event | 2025-01-01 | Zhuang, Z. |
| Photovoice Selection Workshops Toronto Metropolitan University | Event | 2025-07-01 | Zhuang, Z., El Toukhy, M. |
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