Academic literature on the topic 'Leases – Ontario – Greater Toronto Region'

Purpose This paper aims to present a panel data econometric model of the main determinants of house prices in the ten largest census metropolitan areas (CMA) in Ontario, Canada, for the years 2001, 2006 and 2011. The impact of immigration on the housing market in Canada is little researched; however, immigration plays an important role into the economy of Canada. According to Statistics Canada, not only is immigration key to Canada’s population growth but also without immigration, in the next 20 years, Canada’s population growth will be zero. The motivation for this study is the bursting of housing bubbles in some developed countries (e.g. USA). The authors analyze variables that are related to the immigration policy in Canada, accounting also for the impact of the interest rate, income, unemployment, household size and housing supply to analyze housing price determinants. The study investigates the magnitude of the impact of the top three leading categories of immigrants to Canada, namely, Chinese, Indian and Filipino, on the housing prices in Ontario’s largest cities. The results show the main factors that explain home prices over time that are interest rate, immigration, unemployment rate, household size and income. Over the 10-year period from 2001 to 2011, immigration grew by 400 per cent in Toronto CMA, the largest receiving area in Ontario, while the nonimmigrant population grew by 14 per cent. For Toronto CMA, immigrants, income, unemployment rate and interest rate explain the CA$158,875 average home price increase over the 2001-2011 time period. Out of this, the three categories of immigrants’ share of total home price increase is 54.57 per cent, with the corresponding interest rate share 58.60 per cent and income share 11.32 per cent of the total price growth. Unemployment rate contributes negatively to the housing price and its share of the total price increase is 24.49 per cent. Design/methodology/approach The framework for the empirical analysis applies the hedonic pricing model theory to housing sales prices for the ten largest CMAs in Ontario over the years 2001-2011. Following Akbari and Aydede (2012) and O’Meara (2015), market clearing in the housing market results in the housing price as a function of several housing attributes. The authors selected the housing attributes based on data availability for the Canadian Census years of 2001, 2006 and 2011 and the variables that have been most used in the literature. The model has the average housing prices as the dependent variable, and the independent variables are: immigrants per dwelling (Chinese, Indian, and Filipino), unemployment rate, average employment income, household size, housing supply and the interest rate. To capture the relative scarcity of dwellings, the independent variable immigrants per dwelling was used. Findings This study seems to suggest that one cause of high prices in Ontario is large inflows of immigrants together with low mortgage interest rate. The authors focused their attention on Toronto CMA, as it is the main destination of immigrants and comprises the largest cities, including Toronto, Mississauga, Brampton and Oakville. Looking over the 10-year period from 2001 to 2011, the authors can see the factors that impact the home prices in Toronto CMA: immigration, unemployment rate, household size, interest rate and income. Over the period of 10 years from 2001 to 2011, immigrants’ group from China, India and the Philippines account for CA$86,701 increase in the home price (54.57 per cent share of the total increase). Income accounts for CA$17,986 increase in the home price (11.32 per cent share); interest rate accounts for CA$93,103 of the average home price increase in Toronto CMA (58.60 per cent share); and unemployment rate accounts for CA$38,916 decrease in the Toronto average home prices (24.49 per cent share). Household size remain stable over time in Toronto (2.8 average household size) and does not have a contribution to home price change. All these four factors, interest rate, immigrants, unemployment rate and income, together explain CA$158,875 increase in home prices in Toronto CMA between 2001 and 2011. Practical implications The housing market price analysis may be more complex, and there may be factors impacting the housing prices extending beyond immigration, interest rate, income and household size. Finally, the results of this paper can be extended to include the most recent census data for the year 2016 to reflect more accurately the price situation in the housing market for Ontario cities. Social implications The fact that currently, in 2017, the young working population cannot afford buying a property in the Toronto CMA area means there is a problem with this market and a corresponding decrease in the quality of life. According to The Globe and Mail (July 2017), a new pool in 2017 suggested that two in five Canadians believe housing in this country is not affordable for them. Further, 38 per cent of respondents who consider themselves middle or upper class believe in no affordability of housing. The Trudeau Government promised Canadians a national housing strategy for affordable housing. Designing a national housing strategy may be challenging because it has to account for the differential income ranges across regions. Municipal leaders are asking the government to prioritize repair and construct new affordable housing. Another reason discussed in the media of the unaffordability of housing in Toronto and Vancouver is foreign buyers. The Canadian Government recently implemented a tax measure on what it may seem the housing bubble problem: foreign buyers. Following Vancouver, in April 2017, Ontario Government imposed a 15 per cent tax on foreign buyers who are not Canadian citizens or permanent residents. This tax is levied on houses purchased in the area stretching from Niagara Region and Greater Toronto to Peterborough. Originality/value Few studies use Canadian data to explain house prices and analyze the effect of immigration on housing prices. There is not much research on the effect of the immigrants and immigrants’ ethnicity (e.g., Chinese, Indian and Filipino immigrants), on the housing prices in Canada cities. This study investigates the impact of the most prevalent immigrant races (e.g., from China, India and the Philippines) on housing prices, using data for Canadian major cities in Ontario within a panel data econometric framework. This paper fills this gap and contributes to the literature, which analyzes the determinants of housing prices based on a panel of cities in the Canadian province of Ontario.

Introduction To understand the lack of a gradient in mortality by neighbourhood income in a previous study, we used individual-level data from the 1991–2001 Canadian census mortality follow-up study to examine income-related disparities in life expectancy and probability of survival to age 75 years in the City of Toronto and Region of Peel. Methods We calculated period life tables for each sex and income adequacy quintile, overall and separately for immigrants and non-immigrants. Results For all cohort members of both sexes, including both immigrants and non-immigrants, there was a clear gradient across the income quintiles, with higher life expectancy in each successively richer quintile. However, the disparities by income were much greater when the analysis was restricted to non-immigrants. The lesser gradient for immigrants appeared to reflect the higher proportion of recent immigrants in the lower income quintiles. Conclusion These findings highlight the importance of using individual-level ascertainment of income whenever possible, and of including immigrant status and period of immigration in assessments of health outcomes, especially for areas with a high proportion of immigrants.

Abstract. Many stakeholders are seeking methods to reduce carbon dioxide (CO2) emissions in urban areas, but reliable, high-resolution inventories are required to guide these efforts. We present the development of a high-resolution CO2 inventory available for the Greater Toronto Area and surrounding region in Southern Ontario, Canada (area of ∼ 2.8 × 105 km2, 26 % of the province of Ontario). The new SOCE (Southern Ontario CO2 Emissions) inventory is available at the 2.5 × 2.5 km spatial and hourly temporal resolution and characterizes emissions from seven sectors: area, residential natural-gas combustion, commercial natural-gas combustion, point, marine, on-road, and off-road. To assess the accuracy of the SOCE inventory, we developed an observation–model framework using the GEM-MACH chemistry–transport model run on a high-resolution grid with 2.5 km grid spacing coupled to the Fossil Fuel Data Assimilation System (FFDAS) v2 inventories for anthropogenic CO2 emissions and the European Centre for Medium-Range Weather Forecasts (ECMWF) land carbon model C-TESSEL for biogenic fluxes. A run using FFDAS for the Southern Ontario region was compared to a run in which its emissions were replaced by the SOCE inventory. Simulated CO2 mixing ratios were compared against in situ measurements made at four sites in Southern Ontario – Downsview, Hanlan's Point, Egbert and Turkey Point – in 3 winter months, January–March 2016. Model simulations had better agreement with measurements when using the SOCE inventory emissions versus other inventories, quantified using a variety of statistics such as correlation coefficient, root-mean-square error, and mean bias. Furthermore, when run with the SOCE inventory, the model had improved ability to capture the typical diurnal pattern of CO2 mixing ratios, particularly at the Downsview, Hanlan's Point, and Egbert sites. In addition to improved model–measurement agreement, the SOCE inventory offers a sectoral breakdown of emissions, allowing estimation of average time-of-day and day-of-week contributions of different sectors. Our results show that at night, emissions from residential and commercial natural-gas combustion and other area sources can contribute > 80 % of the CO2 enhancement, while during the day emissions from the on-road sector dominate, accounting for > 70 % of the enhancement.

Forested lands in southern Ontario are threatened by a myriad of demands. In order to capture the multi-scale, multi-use and multifunction reality of forests within such intense human-nature interdependent landscapes, an integrative approach to sustainable forest management is necessary. Such forest management may be possible by combining the framework of landscape ecology with an understanding of forest multifunctionality. Within the Greater Toronto Area, the management of forests is provided by several agencies; some are responsible for 1) geological landscapes (e.g., the Niagara Escarpment), 2) for watersheds (e.g., Conservation Authorities) and 3) for political regions (e.g., York Region). In this paper, case studies reflecting important management issues are introduced. Wildlife research is then presented to link these issues to landscape ecology and forest multifunctionality in order to illustrate a means of enhancing sustainable forest management. Key words: landscape ecology, multifunctionality, multifunctional approach, sustainable forest management, Greater Toronto Area, wildlife function, integrative forest management

Bioblitzes are typically 24-hour biological surveys of a defined region carried out by taxonomic specialists, citizen scientists, and the general public. The largest in Canada is the Ontario BioBlitz, an annual event held in the Greater Toronto Area (GTA). Between 2013 and 2016, we examined the feasibility of including lichens and allied fungi in the Ontario BioBlitz. These taxa are often overlooked, understudied, and taxonomically difficult. We completed a bioblitz in each of the four major watersheds in the GTA and recorded 138 species in 72 genera which, combined with all previous collections, totals 180 species in 88 genera in the area. Thirteen of the species we collected are provincially ranked as S1 (critically imperilled), S2 (imperilled), or S3 (vulnerable). We collected Lecanora carpinea for the first time in Ontario. Our results provide a baseline list of GTA lichens that can be used for monitoring. This is one of the first detailed lichen surveys of a major North American urban area and it demonstrates that rapid bioblitz surveys are proficient in capturing lichen diversity despite their inconspicuous nature and the advanced microscopy and chemical analyses required for their identification.

Receiving water quality concerns associated with increased construction activities in recent years in the Greater Toronto Area has prompted the Toronto and Region Conservation Authority (TRCA) to evaluate design criteria for sediment control ponds employed during the construction period. Stormwater management ponds located in the towns of Richmond Hill and Markham were monitored to obtain stormwater runoff quantity and influent-effluent quality data during site development. The ponds were designed and constructed in accordance with the Ontario Ministry of the Environment Stormwater management planning and design manual 2003 for an enhanced level of protection (i.e., 80% total suspended solids removal). A hydrodynamic and sediment-transport model was used to examine the effect of pond geometry on sediment removal efficiency under varying storm events. The monitoring data and the modelling results clearly demonstrate the importance of proper pond size and geometry design. This paper focuses on the effect of the ratio of pond length to pond width in minimizing the short-circuiting effect and improvement of the sediment removal efficiency of stormwater management ponds. The results of this study will be useful in updating the design criteria for stormwater management ponds.Key words: stormwater, management, pond, design, sediment.

Abstract In this study, we sampled stream benthos using rapid bioassessment methods (i.e., D-nets, coarse taxonomy) from sites in and around Toronto, Ontario that represented a range of stream characteristics (e.g., drainage areas). The protocols were developed by or adapted from: (1) Toronto and Region Conservation Authority, (2) Ontario Ministry of Natural Resources, (3) Ontario Benthos Biomonitoring Network/Ministry of the Environment, and (4) Canadian Aquatic Biomonitoring Network/Environment Canada. Summary indices (Hilsenhoff's modified Biotic Index [HBI]; percent of fauna as Ephemeroptera, Plecoptera, and Trichoptera [% EPT]; number of taxa [S]; and Shannon's Diversity Index [H']) calculated from the resulting data were used to evaluate differences between protocols in a series of analyses including analysis of variance and variance components analysis. The study found that sampling method was an unimportant source of variation in summary index values relative to other factors such as the stream or year sampled. The largest percent variance amongst stream or year factors (main and interactions) was at least three times greater than the corresponding method related percent variances. The results of this study suggest that these four bioassessment methods are interchangeable within the context of large geographic scales or for the detection of major impacts. In cases where impacts to the benthic community are subtle, protocols should include one or more of discrete habitat sampling, replication, and lower taxonomic resolution. The data and findings here may help agencies integrate different sampling protocols into their biomonitoring and assessment programs.

This paper describes findings of a research inquiry into the lived experience of homelessness in Peel, a suburban region located in the Greater Toronto Area in Ontario, Canada. It is based on the data from a collaborative project undertaken by members of the Faculties of Health and Education of York University with two local community organizations. The dominant theme of the narratives was that suburban homelessness is similar to being engulfed in a grotto of poverty, isolated from the rest of the community and invisible to it. Once entrapped in the grotto, it is almost impossible to escape from it. There were four sub-themes: (a) falling into the grotto, (b) living/struggling in the grotto, (c) envisioning escape routes from the grotto, and (d) beauty, community and hope in the grotto. Following a discussion of the findings, researchers describe strategies to address homelessness through promotion of social justice for all.

Surface-level ozone (O3) continues to be a significant health risk in the Greater Toronto Hamilton Area (GTHA) of Canada even though precursor emissions in the area have decreased significantly over the past two decades. In July 2015, Environment and Climate Change Canada (ECCC) led an intensive field study coincident with Toronto hosting the 2015 Pan American Games. During the field study, the daily 1-h maximum O3 standard (80 ppbv) was exceeded twice at a measurement site in North Toronto, once on July 12 and again on July 28. In this study, ECCC’s 2.5-km configuration of the Global Environmental Multi-scale (GEM) meteorological model was combined with the Modelling Air-quality and CHemistry (MACH) on-line atmospheric chemistry model and the Town Energy Balance (TEB) urban surface parameterization to create a new urban air quality modelling system. In general, the model results showed that the nested 2.5-km grid-spaced urban air quality model performed better in statistical scores compared to the piloting 10-km grid-spaced GEM-MACH model without TEB. Model analyses were performed with GEM-MACH-TEB for the two exceedance periods. The local meteorology for both cases consisted of light winds with the highest O3 predictions situated along lake-breeze fronts. For the July 28 case, O3 production sensitivity analysis along the trajectory of the lake-breeze circulation showed that the region of most efficient O3 production occurred in the updraft region of the lake-breeze front, as the precursors to O3 formation underwent vertical mixing. In this updraft region, the ozone production switches from volatile organic compound (VOC)-sensitive to NOx-sensitive, and the local net O3 production rate reaches a maximum. This transition in the chemical regime is a previously unidentified factor for why O3 surface-level mixing ratios maximize along the lake-breeze front. For the July 12 case, differences between the model and observed Lake Ontario water temperature and the strength of lake-breeze opposing wind flow play a role in differences in the timing of the lake-breeze, which impacts the predicted location of the O3 maximum north of Toronto.

Abstract. In Canada, risk of flooding due to heavy rainfall has risen in recent decades; the most notable recent examples include the July 2013 storm in the Greater Toronto region and the May 2017 flood of the Toronto Islands. We investigate nonstationarity and trends in the short-duration precipitation extremes in selected urbanized locations in Southern Ontario, Canada, and evaluate the potential of nonstationary intensity–duration–frequency (IDF) curves, which form an input to civil infrastructural design. Despite apparent signals of nonstationarity in precipitation extremes in all locations, the stationary vs. nonstationary models do not exhibit any significant differences in the design storm intensity, especially for short recurrence intervals (up to 10 years). The signatures of nonstationarity in rainfall extremes do not necessarily imply the use of nonstationary IDFs for design considerations. When comparing the proposed IDFs with current design standards, for return periods (10 years or less) typical for urban drainage design, current design standards require an update of up to 7 %, whereas for longer recurrence intervals (50–100 years), ideal for critical civil infrastructural design, updates ranging between ∼ 2 and 44 % are suggested. We further emphasize that the above findings need re-evaluation in the light of climate change projections since the intensity and frequency of extreme precipitation are expected to intensify due to global warming.