Johnston v. Comm'r

119 T.C. No. 3, 119 T.C. 27, 2002 U.S. Tax Ct. LEXIS 40
CourtUnited States Tax Court
DecidedAugust 8, 2002
DocketNo. 26005-96; No. 2266-97; No. 12736-97
StatusPublished
Cited by11 cases

This text of 119 T.C. No. 3 (Johnston v. Comm'r) is published on Counsel Stack Legal Research, covering United States Tax Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Johnston v. Comm'r, 119 T.C. No. 3, 119 T.C. 27, 2002 U.S. Tax Ct. LEXIS 40 (tax 2002).

Opinion

OPINION

Nims, Judge:

Respondent determined the following deficiencies and penalties with respect to petitioners’ Federal income taxes:

Penalties
Sec. Sec. Petitioner Year Deficiency 6662(a) 6663
Thomas E. Johnston
and * * * Shirley L.
Johnston, deceased
1989 $1,546,160 $309,232 $1,159,620 (docket No. 26005-96)
Thomas E. Johnston
289,396 217,047 (docket No. 2266-97) H* CO CO 1-1
341,908 256,431 I — 1 CD CO to
1989 165,067 33,013 . Eric T. Johnston (docket No. 12736-97)

By answer respondent also asserted increased deficiencies and penalties in docket Nos. 26005-96 and 2266-97.

These consolidated cases are presently before the Court on two motions filed by respondent. Respondent filed a motion for partial summary judgment with respect to docket Nos. 26005-96 and 2266-97 and a motion in limine with respect to docket Nos. 26005-96, 2266-97, and 12736-97. A hearing was subsequently held, and these motions were taken under advisement. Pursuant to orders of the Court, petitioners thereafter filed an opposition to each of respondent’s motions, and respondent filed responses to petitioners’ objections.

Unless otherwise indicated, all section references are to sections of the Internal Revenue Code in effect for the years at issue, and all Rule references are to the Tax Court Rules of Practice and Procedure.

Background

The information below is based upon examination of the pleadings, moving papers, responses, and attachments submitted in connection with these cases. Factual recitations are meant to provide context for our analysis of respondent’s motions and endeavor to set forth matters that would appear not to be in dispute. They do not, however, constitute findings of fact for a subsequent trial.

Estrella Properties, Ltd.

Prior to and during the years at issue, Thomas E. Johnston (Mr. Johnston) was involved in the real estate development business. As relevant herein, he conducted certain of his real estate activities through his wholly owned corporation, Sea-Aire Properties, Inc. (Sea-Aire). In the mid-1970s, Mr. Johnston, through Sea-Aire, became involved in Estrella Properties, Ltd. (Estrella), a California limited partnership. Estrella had been established to develop a portion of the Forster Ranch2 in San Clemente, California. From June 30, 1978, through March 30, 1989, ownership of Estrella was distributed as follows:

Partner name Interest percentage Interest type
General Shannon Developers, Inc. o
General Leo A. Fitzsimon CJ1
Limited Borg-Wamer Equity Corp. CO
Limited Sea-Aire Properties, Inc. Oi

Shannon Developers, Inc. (Shannon),3 a corporation wholly owned by Darrel S. Spence, was also designated as the managing general partner. Leo A. Fitzsimon received the ownership interest reflected above after having been employed for several years as a project manager and engineer for Estrella’s development of the Forster Ranch. Borg-Warner Equity Corp., or a subsidiary (without distinction Borg-Warner), had provided the funding used to finance the venture.

On March 30, 1989, the partners in Estrella entered a partnership settlement agreement providing for disposition of assets owned by the entity. This arrangement was apparently precipitated by dissatisfaction on the part of Borg-Warner with the handling of partnership affairs. Pursuant to the settlement agreement, the Forster Ranch property, with the exception of 22 lots referred to as the equestrian lots, was sold, and the proceeds were applied to reduce the unpaid balance on the funding provided through Borg-Warner. Certain other properties were distributed to Shannon, Sea-Aire, and Mr. Fitzsimon in undivided interests of 47.62 percent, 28.57 percent, and 23.81 percent, respectively. These properties included the equestrian lots and the stock of Shorecliffs Golf Course, Inc.4 (Shorecliffs). Shorecliffs held title to a golf course of the same name which had previously been acquired by Estrella and the business of which was operated by Mr. Spence.

S.C. Equestrian Lots, Ltd.

Following the just-described settlement, the 22 equestrian lots were contributed to form S.C. Equestrian Lots, Ltd. (sce), a California limited partnership. Sea-Aire served as the general partner through at least July 1, 1992. Thereafter, Uppaway Investments, Inc. (Uppaway), another entity related to Mr. Johnston, seems to have been substituted as general partner. Both Mr. Johnston and Mr. Fitzsimon were named as limited partners of SCE in partnership documents; Mr. Spence and/or Shannon were not. A promissory note and option agreement dated April 21, 1989, and executed by Mr. Johnston on behalf of Sea-Aire, would appear to reflect the sale of Shannon’s undivided interest in the lots to Sea-Aire.

Sale of Shorecliffs Golf Course

By late 1988 and continuing through the middle of 1989, Mr. Spence was involved in negotiations for the sale of the golf course owned by Shorecliffs. In this connection, a real estate purchase option was entered for consideration of approximately $500,000 on December 23, 1988, by Mr. Spence on behalf of Shorecliffs as optionor and by Fon N. Leong and Agie J.C. Chen as optionees.

In addition to the above negotiations relating to the sale of the assets owned by Shorecliffs, discussions also ensued during this period among the Shorecliffs shareholders with regard to their respective interests in the entity. On May 11, 1989, a stock sale option agreement was signed by or on behalf of Shannon, Sea-Aire, and Mr. Fitzsimon. The option granted to Shannon the right to purchase the Shorecliffs stock owned by Sea-Aire and Mr. Fitzsimon. However, Mr. Spence and Mr. Johnston purportedly had an oral understanding that Sea-Aire could choose to retain its interest in the company. Shannon did in fact exercise its option to purchase the Shorecliffs stock owned by Mr. Fitzsimon. Sea-Aire, on the other hand, retained its interest in Shorecliffs.

On June 28, 1989, Mr. Spence and Mr. Johnston met with Attorney Thomas J. O’Keefe to discuss matters relating to the pending sale of the Shorecliffs golf course. After certain extensions and modifications of the terms contemplated by the December 23, 1988, option agreement, a sale of the golf course ultimately closed on June 30, 1989. The buyers were L.H.C. Investments, Fon N. Leong, and Ruth Li Shu Leong. The total purchase price of between $5 and $6 million was paid in part by a $3 million promissory note secured by deed of trust.

State Court Litigation

The foregoing transactions eventually resulted in two suits filed by Mr.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Cite This Page — Counsel Stack

Bluebook (online)
119 T.C. No. 3, 119 T.C. 27, 2002 U.S. Tax Ct. LEXIS 40, Counsel Stack Legal Research, https://law.counselstack.com/opinion/johnston-v-commr-tax-2002.