Pensionfund Realty Limited v. Municipal Property Assessment Corporation, 2020 CanLII 5713

Assessment Review Board

Commission de révision de l’évaluation foncière

ISSUE DATE: January 21, 2020

FILE NO.: DM 163442

Assessed Person(s): Pensionfund Realty Limited/Morguard Investment Limited

Appellant(s): Pensionfund Realty Limited/Morguard Investment Limited, Holt Renfrew and Co. Limited

Respondent(s): Municipal Property Assessment Corporation (“MPAC”) Region 09

Respondent(s): City of Toronto

Property Location(s): 50 Bloor Street West

Municipality(ies): City of Toronto

Roll Number(s): 1904-052-010-01200-0000

Appeal Number(s): 3219261, 3238679, 3300090, 3296935, 3351654 and 3350732

Taxation Year(s): 2017, 2018 and 2019

Hearing Event No.: 728985

Legislative Authority: Section 53(5) of the Assessment Act, R.S.O. 1990, c. A.31, as amended

Request for: An Order for Disclosure

Heard: January 10, 2020 by written submission

Parties	Counsel⁺/Representative
Pensionfund Realty Limited/ Morguard Investment Limited Holt Renfrew and Co. Limited	Jeff Cowan⁺ Courtney Toomath-West⁺
MPAC	Melissa VanBerkum⁺
City of Toronto	Simon Hewett

ORDER OF THE BOARD DELIVERED BY DIRK VANDERBENT

REASONS

Background

1Pensionfund Realty Limited/Morguard Investment Limited and Holt Renfrew and Co. Limited (collectively, the “Requesting Party”), requests that the Board issue an order that MPAC disclose documents with respect to properties not under appeal in this appeal proceeding (“Other Properties”), pursuant to Rule 45 of the Board’s Rules of Practice and Procedure) and s. 53(5) of the Assessment Act, R.S.O. 1990, c A.31 (“Act”). These Other Properties are listed in Attachment 1 to this Order. The requested documents are listed in Attachment 2 to this Order (“Requested Documents”).

2Notice was served on each of the owners/tenants of the Other Properties (“Other Property Owners”) with respect to disclosure of information relating to their property(ies). The Other Property Owners were given notice that they must notify the Requesting Party in writing within 14 days of service of the notice of any objection, failing which, the Board would decide the request.

3The Requesting Party has satisfied the Board that notice has been served on the Other Property Owners and that none of them object to MPAC's production of the Requested Documents.

4Neither MPAC nor any other party to this appeal proceeding opposes the request.

5On consent of all parties, the Board grants the request as set out in the Order.

ORDER

6Subject to the terms imposed by MPAC pursuant to its authority under s. 53(5) of the Act, MPAC is required to disclose the Requested Documents to the parties in this appeal proceeding.

“Dirk VanderBent”

DIRK VANDERBENT

VICE-CHAIR

Assessment Review Board

A constituent tribunal of Tribunals Ontario - Environment and Land Division

Website: www.elto.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248

Attachment 1 – List of Other Properties

	Municipal Address	Assessment Roll No.
1	2 Bloor St. W.	1904 052 010 00110
2	2 Bloor St. W.	1904 052 010 00111
3	50 Bloor St. W.	1904 052 010 01200
4	60 Bloor St. W.	1904 052 010 01700
5	1200 Bay St.	1904 052 040 00200
6	80 Bloor St. W.	1904 052 040 00300
7	100 Bloor St. W.	1904 052 050 00550
8	110 Bloor St. W.	1904 052 050 01200
9	111A Bloor St. W.	1904 052 050 01200
10	130 Bloor St. W.	1904 052 050 01951
11	146 Bloor St. W.	1904 052 050 02000
12	150 Bloor St. W.	1904 052 050 02100
13	333 Bloor St. E.	1904 068 480 00700
14	345 Bloor St. E.	1904 068 510 01050
15	33 Bloor St. E.	1904 068 540 01200
16	121 Bloor St. E.	1904 068 540 01800
17	17 Bloor St. W.	1904 068 560 00800
18	11 Bloor St. W.	1904 068 560 01100
19	1-11 Bloor St. W.	1904 068 560 01101
20	1 Bloor St. W.	1904 068 560 01200
21	55 Bloor St. W.	1904 068 570 01000
22	93 Bloor St. W.	1904 068 580 01200
23	91 Bloor St. W.	1904 068 580 01300
24	85 Bloor St. W.	1904 068 580 01500
25	77 Bloor St. W.	1904 068 580 02100
26	151 Bloor St. W.	1904 068 590 00300
27	131 Bloor St. W.	1904 068 590 00400
28	101 Bloor St W	1904 068 590 00701
29	101 Bloor St. W.	1904 068 590 00710
30	2 Bloor St. E.	1904 101 010 01401
31	88 Bloor St. E.	1904 101 010 01500
32	100 Bloor St. E.	1904 101 010 01601
33	120 Bloor St. E.	1904 101 020 00200
34	160 Bloor St. E.	1904 101 030 00100
35	250 Bloor St. E.	1904 101 040 06000
36	200 Bloor St. E.	1904 101 040 06200

Attachment 2 – List of Requested Documents

1. All relevant information in MPAC’s possession considered in arriving at the value of each of the Properties for the 2016 base year valuation. The request includes, but is not limited to, rent rolls, lease summaries, leases, financial statements, information relating to expenses and vacancy and valuations supplied to MPAC by taxpayers, but does not include any document subject to a claim of privilege;

2. The full MPAC study of rents for retail uses which forms a part of the valuation of 50 Bloor Street West (Assessment Roll No. 1904 052 010 01200), (the “Subject Property”) in the 2016 base year, including all documents or other information in MPAC’s possession considered or reviewed as part of that process along with any document or documents containing an analysis of the information in reaching valuation conclusions;

3. The capitalization rate studies utilized by MPAC in valuing every element of the Subject Property and the capitalization rate study or studies utilized in the valuation of each of the identified Properties, including all relevant information of any kind or nature whatsoever in the hands of MPAC which was relied on in deriving the capitalization rates;

4. Any document which addresses the basis for the differing capitalization rates applied among the Subject Property and the Properties

5. All studies undertaken by MPAC in connection with the allowances for vacancies and unrecoverable expenses used in the valuation of the Subject Property and the Properties including all material and documents in MPAC's possession relating to those studies including all vacancy applications filed in connection with the Properties for the years 2014, 2015 and 2016.