GBX Associates LLC v. United States of America

District Court, N.D. Ohio·Decided November 14, 2022·No. 1:22-cv-00401·Unknown

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE NORTHERN DISTRICT OF OHIO

GBX Associates, LLC, Case No. 1:22cv401

Plaintiff, -vs- JUDGE PAMELA A. BARKER

United States of America, et al., MEMORANDUM OPINION & ORDER Defendants

Currently pending are the cross Motions for Summary Judgment filed by Plaintiff GBX Associates, LLC and Defendants United States of America, the United States Department of the Treasury, and the Internal Revenue Service. (Doc. Nos. 17, 18.) Plaintiff GBX Associates, LLC filed a combined Response in Opposition to Defendants’ Motion for Summary Judgment and Reply in support of its own Motion for Summary Judgment on July 1, 2022. (Doc. No. 19.) Defendants filed a Reply in Support of their Motion for Summary Judgment on July 8, 2022. (Doc. No. 20.) For the following reasons, Plaintiff’s Motion for Summary Judgment (Doc. No. 17) is DENIED and Defendants’ Motion for Summary Judgment (Doc. No. 18) is GRANTED, as set forth herein. I. Background A. Facts The material facts are not in dispute.1 Plaintiff GBX Associates, LLC (“Plaintiff” or “GBX”) is a real estate investment and development firm that focuses on the acquisition, preservation, and

1 As discussed in more detail infra, the remaining issues in this matter are purely legal. The parties chose not to engage in discovery and do not contest the material facts relating to the IRS Notice at issue herein. The undisputed facts set forth rehabilitation of historic buildings in urban centers. (Doc. No. 1 at ¶ 13.) GBX uses a variety of federal, state, and local tax incentives, including Historic Preservation Easements. (Id. at ¶¶ 14, 15.) According to GBX, a Historic Preservation Easement is a “qualified real property interest” pursuant to 26 U.S.C. § 170(h). (Id. at ¶ 17.) The Internal Revenue Code allows a deduction for a qualified conservation contribution, which is a contribution of a “qualified real property interest” to a qualified organization exclusively for conservation purposes. See Doc. No. 1-1 at p. 1 (citing 26 U.S.C. §§

170(f)(3)(B)(iii), 170(h)(1) through (5)). To utilize this incentive to generate the capital necessary to acquire, preserve, and rehabilitate historic buildings, GBX establishes funds through which investors invest in real estate projects and receive, as part of their return on investment, allocations of deductions. (Doc. No. 1 at ¶ 19.) On December 23, 2016, the United States Department of the Treasury and the Internal Revenue Service (“IRS”) released Notice 2017-10, entitled “Listing Notice- Syndicated Conservation Easement Transactions.” See Doc. No. 1-1. This Notice provides, in part, as follows: The Department of the Treasury (Treasury Department) and the Internal Revenue Service (IRS) are aware that some promoters are syndicating conservation easement transactions that purport to give investors the opportunity to obtain charitable contribution deductions in amounts that significantly exceed the amount invested. This notice alerts taxpayers and their representatives that the transaction described in section 2 of this notice is a tax avoidance transaction and identifies this transaction, and substantially similar transactions, as listed transactions for purposes of § 1.6011- 4(b)(2) of the Income Tax Regulations (Regulations) and §§ 6111 and 6112 of the Internal Revenue Code (Code). This notice also alerts persons involved with these transactions that certain responsibilities may arise from their involvement.

(Doc. No. 1-1 at p. 1.) The designation of the transactions covered by the Notice as “listed transactions” imposes certain reporting and recordkeeping requirements on taxpayers who

in this decision, therefore, are taken from the Verified Complaint and the attachments thereto, including IRS Notice 2017- 10. See Doc. Nos 1, 1-1. 2 “participate” in those transactions as well as on “material advisors.” 2 (Id. at p. 4-5.) The Notice advises that participants and material advisors that fail to comply with these reporting and recordkeeping requirements may be subject to penalties under 26 U.S.C. §§ 6707, 6707A, 6708.3 (Id. at p. 6.) It is undisputed that the United States issued Notice 2017-10 without first providing any notice to the public or soliciting comments. See Doc. No. 15 at ¶ 20; Doc. No. 15 at ¶ 20. GBX is a material advisor with respect to Historic Preservation Easement transactions that

the IRS allegedly considers substantially similar to the listed transactions described in Notice 2017- 10. (Doc. No. 1 at ¶ 39.) Although it believes that the investment funds it forms and manages are distinguishable from the listed transaction described in Notice 2017-10, GBX works to comply on a protective basis with the reporting and list maintenance requirements arising from the Notice. (Id. at ¶ 40.) Specifically, GBX asserts (and Defendants do not dispute for purposes of the instant Motions) that GBX spends “significant time and money” complying with the record-keeping and reporting requirements that Notice 2017-10 imposes on GBX as a material advisor and on the funds and project

2 “Participants” are required by the Notice to submit IRS Form 8886 both as part of the taxpayer's income tax return and separately to the IRS Office of Tax Shelter Analysis. (Doc. No. 1-1 at pp. 4-5.) See also 26 C.F.R. § 1.6011-4(d). The instructions to Form 8886 indicate that “[t]he time needed to complete and file this form will vary depending on the individual circumstances” but estimate that, on average, it takes a total of 21 hours and 31 minutes to complete. See IRS Form 8886 at p. 7. The Notice also requires material advisors to submit IRS Form 8918 to the IRS Office of Tax Shelter Analysis by the last day of the month that follows the end of the calendar quarter in which the advisor becomes a material advisor. (Doc. No. 1-1 at pp. 4-5.) See also 26 C.F.R. § 301.6111-3(d). The instructions to Form 8918 estimate that, on average, it takes a total of 14 hours and 31 minutes to complete. See IRS Form 8918 at p. 6. In addition, each material advisor is required by the Notice to maintain a detailed list and make it available to the IRS upon request. See 26 C.F.R. § 301.6112-1.

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