PROPST, District Judge:
This is an interlocutory appeal, brought pursuant to 28 U.S.C. § 1292(b), from a judgment of the district court granting Trailer Train Company’s (Trailer Train) motion for partial summary judgment. Plaintiff-Appellee Trailer Train brought this action pursuant to the Railroad Revitalization and Regulatory Reform Act of 1976 (4 R. Act) (§ 306), seeking a judgment against Defendants-Appellants Department of Revenue, State of Florida and Randy Miller, its executive director (collectively, Department), declaring that the Department’s proposed tax assessment of Trailer Train’s property for the 1982 tax year violates § 306, and seeking to enjoin the Department from collecting and assessing
ad valorem
taxes against it for the 1982 tax year.
Facts and Contentions of Parties
The State of Florida, through the Department, assesses and taxes all railroad transportation property within the state on an
ad valorem
basis. The state assessment of railroad property is allocated to each county by the Department in accordance with Fla. Stat. § 193.085(4)(b)(4) (1981). The state acts as agent for the several counties in the assessment and collection process.
Trailer Train is a Delaware corporation which owns a pool of specialized railroad cars and equipment. Trailer Train is engaged in the business of leasing railroad cars to a number of railroad companies, some of which are engaged in interstate commerce operations in Florida. Trailer Train’s railroad transportation property, (which is its rolling stock) consists solely of tangible personal property. On January 1, 1982, Florida totally exempted business inventory from
ad valorem
taxation Fla. Stat. § 196.185 (1981).
Trailer Train argues that the assessment of its property at 100% of its market value violates § 306(l)(a) when business inventory is totally exempt from
ad valorem
taxation and is not included as a part of “all other commercial and industrial property” market values.
Trailer Train also argues that it is protected by § 306(l)(d) and that the assessment of its property is discriminatory and violates § 306(l)(d) when a significant portion of the tangible personal
property of other commercial and industrial taxpayers is totally exempt from
ad valorem
taxation.
The Department argues that the total exemption of business inventory need not be added into the calculus to determine levels of assessment of Trailer Train’s property because § 306 measures discrimination only between transportation property and commercial and industrial property which is “subject to a property tax levy.” The Department asserts that since business inventories are totally exempt from the imposition of
ad valorem
tax, they do not constitute property “subject to a property tax levy” and do not come within the scope of § 306(l)(a). The Department further asserts that, since Trailer Train is not a carrier, it is not protected by § 306(l)(d) and that, in any event, its actions are not discriminatory under § 306(l)(d).
District Court’s Opinion and Order
The district court noted that it had “previously held that
partial
exemptions from taxation of business property impermissibly reduced the assessment ratio of such property as compared to railroad property in violation of 49 U.S.C. § 11503.”
See Louisville & Nashville Railroad Co. v. Department of Revenue, etc.,
No. TCA 81-771 (N.D.Fla. June 1983),
aff'd,
736 F.2d 1495 (11th Cir.1984).
The district court held that the failure of the Department to include the totally exempt business inventory in the assessed value of “other commercial and industrial property” did not violate § 306(l)(a), because it “is not property subject to a property tax levy” as provided by § 306(3)(c). The district court further concluded that the granting of a total exemption could be considered under the catchall “other tax which results in discriminatory treatment” provisions of § 306(l)(d) and that Trailer Train’s property was covered by § 306(l)(d) even though Trailer Train is not a “common carrier,” or “rail carrier,” but is a private carline.
After making
only
these decisions the district court concluded that “[Trailer Train’s] motion for partial summary judgment is GRANTED.” The district court made no specific findings and reached no specific conclusions as to whether the
total
exemption of business inventory, in fact, discriminates against Trailer Train under the provisions of § 306(l)(d).
This court has considered each decision of the district court and affirms all of its conclusions. The cause will be remanded for further consideration of the issue of discriminatory treatment.
Section 306(l)(a)
Section 306(l)(a) provides, in pertinent part, that, “The assessment ... of transportation property at a value which bears a higher ratio to the true market value of such transportation property than the ratio which the assessed value of all other
commercial and industrial property
in the same assessment jurisdiction bears to the true market value of all such other commercial and industrial property [is prohibit
ed].”
(Emphasis added). Section 306(3)(c) provides, in pertinent part, that “ ‘commercial and industrial property’ or ‘all other commercial and industrial property’ means all property ... ’ which is devoted to a commercial or industrial use and which is
subject to a property tax levy.”
(Emphasis added).
A plain reading of the statute makes it apparent that business inventory which is totally exempt from taxation is not “subject to a property tax levy.” A review of analogous holdings of other courts reinforces this conclusion.
After considering a similar argument to that made by Trailer Train here, the court in
ACF Industries, Inc. v. Arizona,
714 F.2d 93
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PROPST, District Judge:
This is an interlocutory appeal, brought pursuant to 28 U.S.C. § 1292(b), from a judgment of the district court granting Trailer Train Company’s (Trailer Train) motion for partial summary judgment. Plaintiff-Appellee Trailer Train brought this action pursuant to the Railroad Revitalization and Regulatory Reform Act of 1976 (4 R. Act) (§ 306), seeking a judgment against Defendants-Appellants Department of Revenue, State of Florida and Randy Miller, its executive director (collectively, Department), declaring that the Department’s proposed tax assessment of Trailer Train’s property for the 1982 tax year violates § 306, and seeking to enjoin the Department from collecting and assessing
ad valorem
taxes against it for the 1982 tax year.
Facts and Contentions of Parties
The State of Florida, through the Department, assesses and taxes all railroad transportation property within the state on an
ad valorem
basis. The state assessment of railroad property is allocated to each county by the Department in accordance with Fla. Stat. § 193.085(4)(b)(4) (1981). The state acts as agent for the several counties in the assessment and collection process.
Trailer Train is a Delaware corporation which owns a pool of specialized railroad cars and equipment. Trailer Train is engaged in the business of leasing railroad cars to a number of railroad companies, some of which are engaged in interstate commerce operations in Florida. Trailer Train’s railroad transportation property, (which is its rolling stock) consists solely of tangible personal property. On January 1, 1982, Florida totally exempted business inventory from
ad valorem
taxation Fla. Stat. § 196.185 (1981).
Trailer Train argues that the assessment of its property at 100% of its market value violates § 306(l)(a) when business inventory is totally exempt from
ad valorem
taxation and is not included as a part of “all other commercial and industrial property” market values.
Trailer Train also argues that it is protected by § 306(l)(d) and that the assessment of its property is discriminatory and violates § 306(l)(d) when a significant portion of the tangible personal
property of other commercial and industrial taxpayers is totally exempt from
ad valorem
taxation.
The Department argues that the total exemption of business inventory need not be added into the calculus to determine levels of assessment of Trailer Train’s property because § 306 measures discrimination only between transportation property and commercial and industrial property which is “subject to a property tax levy.” The Department asserts that since business inventories are totally exempt from the imposition of
ad valorem
tax, they do not constitute property “subject to a property tax levy” and do not come within the scope of § 306(l)(a). The Department further asserts that, since Trailer Train is not a carrier, it is not protected by § 306(l)(d) and that, in any event, its actions are not discriminatory under § 306(l)(d).
District Court’s Opinion and Order
The district court noted that it had “previously held that
partial
exemptions from taxation of business property impermissibly reduced the assessment ratio of such property as compared to railroad property in violation of 49 U.S.C. § 11503.”
See Louisville & Nashville Railroad Co. v. Department of Revenue, etc.,
No. TCA 81-771 (N.D.Fla. June 1983),
aff'd,
736 F.2d 1495 (11th Cir.1984).
The district court held that the failure of the Department to include the totally exempt business inventory in the assessed value of “other commercial and industrial property” did not violate § 306(l)(a), because it “is not property subject to a property tax levy” as provided by § 306(3)(c). The district court further concluded that the granting of a total exemption could be considered under the catchall “other tax which results in discriminatory treatment” provisions of § 306(l)(d) and that Trailer Train’s property was covered by § 306(l)(d) even though Trailer Train is not a “common carrier,” or “rail carrier,” but is a private carline.
After making
only
these decisions the district court concluded that “[Trailer Train’s] motion for partial summary judgment is GRANTED.” The district court made no specific findings and reached no specific conclusions as to whether the
total
exemption of business inventory, in fact, discriminates against Trailer Train under the provisions of § 306(l)(d).
This court has considered each decision of the district court and affirms all of its conclusions. The cause will be remanded for further consideration of the issue of discriminatory treatment.
Section 306(l)(a)
Section 306(l)(a) provides, in pertinent part, that, “The assessment ... of transportation property at a value which bears a higher ratio to the true market value of such transportation property than the ratio which the assessed value of all other
commercial and industrial property
in the same assessment jurisdiction bears to the true market value of all such other commercial and industrial property [is prohibit
ed].”
(Emphasis added). Section 306(3)(c) provides, in pertinent part, that “ ‘commercial and industrial property’ or ‘all other commercial and industrial property’ means all property ... ’ which is devoted to a commercial or industrial use and which is
subject to a property tax levy.”
(Emphasis added).
A plain reading of the statute makes it apparent that business inventory which is totally exempt from taxation is not “subject to a property tax levy.” A review of analogous holdings of other courts reinforces this conclusion.
After considering a similar argument to that made by Trailer Train here, the court in
ACF Industries, Inc. v. Arizona,
714 F.2d 93 (9th Cir.1983) stated, “The Car-lines’s first claim is that the state ought to include in its calculation of commercial property all the business inventories in the state (which are categorically exempt from
ad valorem
taxes) in determining the assessment ratio. This claim has nothing to commend it but a careful lawyer’s desire to leave no possible theory unexplored. We find no authority requiring untaxed property to be included in an average of assessed value for taxed property.”
Id.
at 94.
In
Atchison, Topeka & Santa Fe Railway Co. v. Arizona,
559 F.Supp. 1237, 1241 (D.Ariz.1983), the court rejected an argument that “subject to a property tax levy” means that it could be taxed if the state
chose
to tax it. The court stated, “Property ‘subject to’ a tax levy is property which is presently taxed. Property which is for any reason tax-exempt is excluded as a form of commercial and industrial property.”
Id.
at 1245.
In
Burlington Northern Railroad Co. v. Bair,
766 F.2d 1222 (8th Cir.1985), the court determined that an Iowa rollback and credit scheme which had the effect of exempting ninety-five percent of personal property
owners
from taxation was discriminatory. The court noted that Burlington Northern was “excluded” “from the benefits of personal property tax rollbacks and credits which
most other
taxpayers enjoy.”
Id.
at 1224. (Emphasis added). The court’s analysis was under § 306(l)(d) rather than § 306(l)(a). The court stated: “In our judgment, section 306(l)(a) covers claims of unequal valuation ratios between railroad and other commercial and industrial property, but not classification discrimination such as is present here. Section 306(l)(d) is a broad provision intended to reach all types of discriminatory tax treatment.”
Id.
at 1224.8
In
ABF Freight System, Inc. v. Tax Division of the Arkansas Public Service Commission, 787
F.2d 292 (8th Cir.1986), the court considered a claim by carriers under 49 U.S.C. § 11503a. The court noted that the statute relied upon by the motor carriers “was patterned after and is virtually identical to [§ 306],” and agreed “that cases construing [§ 306] and its legislative history are relevant to an analysis of [49 U.S.C. § 11503a].”
Id.
at 293 n. 1. The court further stated “This court has recognized by implication that courts properly may compare the assessment ratios of only like categories of property____”
Id.
at 298
(citing
Ogilvie v. State Board of Equalization, 657
F.2d 204, 209-10 (8th Cir.),
cert. denied,
454 U.S. 1086, 102 S.Ct. 644, 70 L.Ed.2d 621 (1981). Further, “[i]t is clear that Congress intended under [49 U.S.C. § 11503a] ‘property of the same type’ is to be compared in determining whether a state taxation scheme discriminates against motor carriers.” 787 F.2d at 298. The court ultimately concluded that the state did not have to compare both real and personal commercial and industrial property in determining the appropriate assessment ratio for the motor carriers’ personal property.
In
Arkansas-Best Freight System, Inc. v. Lynch,
723 F.2d 365 (4th Cir.1983), motor carriers, again invoking 49 U.S.C. § 11503a, argued that they were being discriminated against because their rolling stock was being appraised for taxation at a higher ratio of true market value than was commercial and industrial
real
property. The court stated,
They [the motor carriers] claim discrimination because their personal property is taxed at a higher effective rate than commercial and industrial real property. Such a disparity is permissible under the statute. The motor carriers do not contend that their personal property is being appraised for taxation at a higher ratio than other commercial and industrial personal property is so appraised. That being the case, there is no discrimination under § 11503 a.
723 F.2d at 367.
Trailer Train argues that
Ogilvie v. State Bd. of Equalization, 657
F.2d 204 (8th Cir.),
cert. denied,
454 U.S. 1086, 102 S.Ct. 644, 70 L.Ed.2d 621 (1981), stands for the proposition that the zero tax assessment level of exempted personal property must be included in determining the tax assessment level of commercial and industrial property. In
Ogilvie,
however, the taxing authorities imposed a tax on the
centrally
assessed railroad property which was not imposed on
locally
assessed nonrailroad property of the same class. The court stated,
The most obvious form of tax discrimination is to impose a tax on
a class
of rail transportation property that is not imposed on other nonrailroad property of the
same class.
The inclusion of personal property in the assessed value of railroad property and other centrally assessed businesses imposes a personal property tax on
centrally
assessed businesses that is not imposed on
locally
assessed businesses.
657 F.2d at 210. (Emphasis added), (quoting district court opinion). Here, the exemption applies to all businesses, railroad and nonrailroad alike, to the extent they may have business inventory.
If Trailer Train owns no real estate, it, of course, will not be taxed on such property even though others are.
All
equipment and personal property devoted to a commercial or industrial use and which is not business inventory, is property “subject to a property tax levy” whether it be owned by Trailer Train or any other taxpayer. To the extent Trailer Train owns “business inventory,” it cannot, of course, be included in its taxable property.
This court concludes that the
total
exemption of “business inventory” does not, in and of itself, result in a violation of § 306(l)(a).
Section § 306(l)(d)
“Any other tax.”
As noted by the district court, this court has interpreted § 306(l)(d) broadly, stating that the statute was “intended as a catchall to prevent discriminatory taxation of a railroad carrier by any means.” (Citing
Alabama Great Southern Railroad Co. v. Eagerton,
663 F.2d 1036, 1040 (11th Cir.1981)
remanding
541 F.Supp. 1084 (M.D.Ala.1982)). In
Louisville & Nashville Railroad v. Department of Revenue,
736 F.2d 1495 (11th Cir.1984), this court held that § 306 extends to de facto discrimination as well as de jure and that discriminatory impact is precluded by the Act. In
Southern Railway Co. v. State Board of Equalization,
715 F.2d 522 (11th Cir.1983),
cert. denied,
465 U.S. 1100, 104 S.Ct. 1593, 80 L.Ed.2d 125 (1984), this court stated that, “[t]he legislative history and broad language of [§ 306] show Congress possessed a general concern with discrimination
in all of its guises.” Id.
at 528. (Emphasis added). We agree with the district court’s conclusion that § 306(l)(d) requires consideration of tax exemptions in determining whether there has been discriminatory treatment.
“Property of Private Carlines”
In
Trailer Train Co. v. State Board of Equalization,
538 F.Supp. 509, 513 (N.D.Cal.1982), the court held that § 306(l)(d) did not apply to carlines, such as Trailer Train here, because 306(l)(d) applies only to a “common carrier by railroad.” That holding was specifically rejected in
Trailer Train Co. v. State Board of Equalization,
710 F.2d 468 (8th Cir.1983) because of the language in § 306(l)(d) which refers to a tax which
“results
in discriminatory treatment of a common carrier by railroad.”
Id.
at 476. (Emphasis added).
We adopt the reasoning in the above mentioned Eighth Circuit case which referred to the close relationship between Trailer Train and common carriers, and held that the tax need not be directly imposed on a common carrier in order to be covered by § 306(l)(d). In any event, the required analysis under 306(l)(d) could show an effect on private carlines which directly and integrally impacts on common carriers by railroad.
Issues On Remand
In
Alabama Great Southern Railroad Co. v. Eagerton,
663 F.2d 1036, 1041 (11th Cir.1981),
remanding,
541 F.Supp. 1084
(M.D.Ala.1982), this court noted that the trial court had not reached the question as to whether a tax was discriminatory under the provisions of § 306(l)(d). This court added,
We think this is a matter that should initially be presented to the trial court for its determination. In making such determination, the court should consider whether it would be appropriate for it to consider the entire tax structure as applied against railroads and as applied against “all other commercial and industrial businesses by the State of Alabama.”
Id.
at 1041. The same principle applies here.
Since the issue has been discussed in briefs filed in this court, we do note and reject the Department’s argument that the analysis should be primarily based on constitutional standards. The issue is not a constitutional one, but one of statutory interpretation and application.
Arizona v. Atchison, Topeka & Santa Fe Railway Co.,
656 F.2d 398, 405-07, 409-10 (9th Cir.1981).
We agree with the conclusion in
Richmond, Fredericksburg & Potomac Railroad Co. v. Department of Taxation,
762 F.2d 375, 380 n. 4, (4th Cir.1985) that “[i]n essence, discrimination is a ‘failure to treat all persons equally where no reasonable distinction can be found between those favored and those not favored.’ ”
The cause is AFFIRMED and REMANDED for further proceedings consistent with this opinion.