Gilmore Steel Corp. v. Department of Revenue

9 Or. Tax 210
CourtOregon Tax Court
DecidedSeptember 16, 1982
DocketTC 1447
StatusPublished
Cited by2 cases

This text of 9 Or. Tax 210 (Gilmore Steel Corp. v. Department of Revenue) is published on Counsel Stack Legal Research, covering Oregon Tax Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Gilmore Steel Corp. v. Department of Revenue, 9 Or. Tax 210 (Or. Super. Ct. 1982).

Opinion

CARLISLE B. ROBERTS, Judge.

Plaintiff appealed from the defendant’s Order No. I 80-58, dated September 9, 1980, which denied plaintiffs requested adjustments or refunds of Oregon corporation excise taxes (ORS ch 317) for the tax years 1966 through 1975. The plaintiff, Gilmore Steel Corporation, is a Delaware corporation with its chief executive offices in San Francisco, California. During the years in question, the corporation was doing business in Oregon, manufacturing and selling steel in Oregon and elsewhere. The plaintiff timely filed Oregon corporation excise tax returns pursuant to ORS ch 317 for the years 1966 through 1975. The Department of Revenue issued notices of assessment for the tax years 1966,1967,1968,1969, 1974 and 1975 and letters of refund denial for the years 1970, 1971 and 1972. The parties agree that four issues must be decided by the court:

1. Whether rents, interest and capital gains from the Gilmore Industrial Center, Vancouver, Washington, constituted “business income” from “a business unitary with the sale of steel” (Stip, at 2) for the tax years 1967 through 1971 and in 1973.

2. Whether interest income, derived from the proceeds of a sale by the plaintiff of shares of its common stock to Midland Ross Corporation constituted “business income” or “nonbusiness income” (apportionable or nonapportionable to Oregon during the tax years 1973 and 1974), pursuant to ORS 314.610(1) and (5) (sections of the Uniform Division of Income for Tax Purposes Act, cited herein as “UDITPA”).

*212 3. Whether gain from the sale of an option to purchase real property in Portland, Oregon, adjacent to plaintiffs steel mill, constituted business or nonbusiness income in the tax year 1972 (which also affects tax year 1973).

4. Whether the plaintiff was “taxable in Canada” (or Oregon) in 1975 on sales of steel manufactured in Oregon and sold by it, pursuant to ORS 314.620(2).

A subordinate issue, connected with the first issue described above, is whether the Department of Revenue is estopped from claiming that income from the Gilmore Industrial Center constitutes business income.

The Gilmore Industrial Park. In 1960, Gilmore Steel Corporation (“Gilmore” herein) successfully bid and purchased property adjacent to the Columbia River in Clark County, Washington, in or near the city of Vancouver, which had been known as the Vancouver Shipyard. It has been stipulated that Gilmore acquired the title to the property in order to dispose of all the surplus equipment and other personal property included in the invitation to bid and to assure itself of a possible location for expansion or relocation of its existing steel manufacturing facilities in the Portland area. The property was usable as a location to scrap surplus ships, the scrap steel being usable to supply the then existing steel plant in Portland.

The personal property was largely disposed of by 1964 and Gilmore began to lease space in the shipyard to outsiders. In late 1964 and 1965 it became evident that the company would not be able to build a steel mill on the shipyard property and that it would use land offered by the Port of Portland in the Rivergate area, within the city of Portland.

Following this change of plans, the company changed the name of the property to Gilmore Industrial Center and engaged in long-range plans for developing the property as an industrial center. Gilmore’s policy was that the industrial center would be wholly self-supporting and that no funds from the steel operation would be used to enhance the investment. The center kept its own books and records and maintained its own bank accounts. These funds were not mingled with the *213 corporate accounts of the plaintiff. However, in 1967, profit from the operation of the center in the amount of $120,000 was transferred to the corporate accounts. The preponderance of the evidence leads the court to conclude that, beginning with the tax year 1966, the Gilmore Industrial Center and Gilmore’s activities in the production and sale of steel were separated from each other and neither activity was supported by or contributed to the other. The parties have stipulated that:

“Gilmore Steel sold the Industrial Center to its Pension Trust in 1968 for $3,885,000, payable $185,000 at the closing on Decemnber 30, 1968, $600,000 on or before January 31, 1969, and $3,100,000 through a promissory note bearing interest at 4 percent per annum and due on or before January 15,1972. The Industrial Center was sold to the Pension Trust in order to generate cash and to fund the pension plan. Gilmore Steel was obligated to pay defined benefit pensions to retired employees, and a substantial income producing asset in the pension trust was beneficial in funding the obligation.
“* * * Because it was unable to generate cash to develop the Industrial Center, the Pension Trust later sold it to Bressie and Company, a real estate investment company.” (Stip, at 6-7.)

The issue of whether the Industrial Center was investment property or business property was first raised in an audit of Gilmore by the defendant for the tax years 1964 and 1965. This issue was discussed at length in a letter to Gilmore, dated March 1, 1968, written by the present Chief Tax Counsel for the Oregon Department of Justice, representing the defendant (Ex B-2-A). In consequence of this letter, a settlement of the issue was made for the tax years 1964 and 1965, based upon treating the property as part of the unitary business of plaintiff “until January 1, 1966.” The letter indicates that the Chief Tax Counsel entertained the possibility that the property was no longer to be regarded as a part of the steel manufacturing unit after that date because of the plans of the Gilmore Industrial Center and the abandonment of the area as a steel mill. However, the counsel reserved the right to review the applicablility of the unitary concept in a future year. “This can bear waiting until perhaps 1969 or 1970.” (Ex B-2-A.)

*214 The court finds insufficient support for an application of the doctrine of equitable estoppel, as argued by plaintiff, on the basis of this letter and the subsequent acts of the department in settling accounts for 1964 and 1965. It was only a “settlement” for those years and without a resolution of the issue for the future.

Although the rental income accruing during the plaintiffs operation of the industrial center is not deemed part of the unitary business by the court, further questions are raised by defendant because of the sale of the industrial center to the plaintiffs Pension Trust, requiring consideration as to the income tax status of the capital gain and the interest received on the interest-bearing promissory notes received by Gilmore from the Pension Trust.

Resolution of this question is to be found in a decision of the United States Supreme Court which was handed down after this suit was submitted to the Oregon Tax Court. In ASARCO, Inc. v. Idaho State Tax Commission,

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Bluebook (online)
9 Or. Tax 210, Counsel Stack Legal Research, https://law.counselstack.com/opinion/gilmore-steel-corp-v-department-of-revenue-ortc-1982.