North Donald LA Property, LLC, North Donald LA Investors, LLC, Tax Matters Partner

United States Tax Court·Decided April 18, 2023·No. 24703-21·Unpublished

Opinion

United States Tax Court

T.C. Memo. 2023-50

NORTH DONALD LA PROPERTY, LLC, NORTH DONALD LA INVESTORS, LLC, TAX MATTERS PARTNER, Petitioner

v.

COMMISSIONER OF INTERNAL REVENUE, Respondent

[*2] of the land over which the easement was granted allegedly reserved to themselves the right to mine subsurface clay. According to respondent , this means that the conservation purpose is not “protected in perpetuity .” See § 170(h)(5)(A). 1 Separately, respondent contends that the IRS complied with the requirements of section 6751(b)(1) by securing timely supervisory approval of all penalties at issue. We will deny the Motion addressed to section 170(h)(5)(A) and grant the Motion addressed to section 6751(b)(1).

Background

The following facts are derived from the pleadings, the parties’

Motion papers, and the Exhibits and Declarations attached thereto. The facts are stated solely for purposes of deciding respondent’s Motions and are not findings of fact in this case. See Sundstrand Corp. v. Commissioner , 98 T.C. 518, 520 (1992), aff’d, 17 F.3d 965 (7th Cir. 1994).

A. Conservation Easement

NDLA is a Missouri limited liability company. It is treated as a TEFRA partnership for Federal income tax purposes, and petitioner, North Donald LA Investors, LLC, is its tax matters partner. 2 The partnership had its principal place of business in Missouri when the Petition was timely filed.

In March 2016 David Brooks Donald and his family members (Donald family) executed a Limited Warranty Deed in favor of the Reserve at Welsh, LLC (Welsh), a Missouri entity. Welsh thereby acquired a 3,324-acre tract in Jefferson Davis Parish, Louisiana, in exchange for $9,888,008. This translates to a price per acre of $2,975.

Welsh acknowledged that it was acquiring the tract “subject to any prior mineral reservations or mineral deeds of record . . . which [the Donald family’s] predecessors in title may have created and caused to be duly and properly recorded.” In the Limited Warranty Deed the Donald

1 Unless otherwise indicated, all statutory references are to the Internal Revenue Code, Title 26 U.S.C. (Code), in effect at all relevant times, all regulation references are to the Code of Federal Regulations, Title 26 (Treas. Reg.), in effect at all relevant times, and all Rule references are to the Tax Court Rules of Practice and Procedure . We round all monetary amounts to the nearest dollar.

2 Before its repeal, TEFRA (Tax Equity and Fiscal Responsibility Act of 1982,

Pub. L. No. 97-248, §§ 401–407, 96 Stat. 324, 648–71) governed the tax treatment and audit procedures for many partnerships, including NDLA.

[*3] family explicitly “reserve[d] 75% of all oil, gas, or other minerals of any kind or character whatsoever.” But they “specifically exclude[d] surface minerals from this reservation.”

On October 6, 2017, Welsh conveyed to NDLA, as a capital contribution , a fee simple interest in a 260.48-acre tract that was carved from the 3,324-acre tract described above. Welsh reserved no rights in the 260.48-acre tract. The conveyance document, captioned “Contribution of Capital,” specifies no consideration for the transfer.

On October 12, 2017, NDLA obtained an opinion letter from Louisiana attorney Kevin D. Millican addressing NDLA’s rights to clay deposits associated with the 260.48-acre tract. Mr. Millican stated that, under Louisiana law, “[o]wnership of land includes all minerals naturally occurring in a solid state,” so that “[s]olid minerals are insusceptible of ownership apart from the land until reduced to possession.” The letter concluded that clay is a mineral “naturally occurring in a solid state,” and hence that “the owner of the surface rights would be entitled to . . . 100% of the production of any clay.” Because NDLA owned the surface rights, and because the Donald family had “specifically exclude [d] surface minerals from [their] reservation” of mineral rights, Mr. Millican concluded that NDLA had acquired, by contribution to capital from Welsh, any and all rights to mine clay on the 260.48-acre tract.

On November 1, 2017, the Donald family executed, in exchange for $29,304, a Quit Claim and Amendment to Limited Warranty Deed (Quitclaim Deed) in favor of Welsh and NDLA. The Quitclaim Deed addressed two points. First, the Donald family sold and relinquished to NDLA any rights the Donald family “ha[d] or may have in any of the surface minerals located on the 260.48-acre tract of land owned by [NDLA].” The Quitclaim Deed defined “surface minerals” to include “soil, coal, sand, rock, gravel, clay, and any other surface minerals.”

Besides relinquishing any rights to surface minerals, the Quitclaim Deed amended the Limited Warranty Deed by restricting the Donald family’s exploitation of their reserved rights to subsurface minerals, such as oil and gas. The Quitclaim Deed provides that, “under no circumstances shall any portion of the surface of the [260.48-acre tract] be used for the exploration, development or production of said minerals.” Rather, “the subsurface minerals may be withdrawn or produced from the [tract] only by means of unitization through unit wells located on other lands or by directional drilling beneath the surface of the [tract] by means of wells located on other lands.”

[*4] In December 2017 NDLA granted to the Atlantic Coast Conservancy , Inc. (ACC), a “qualified organization” under section 170(h)(3), a conservation servitude (easement) over a 245-acre parcel (Property) carved from the 260.48-acre tract discussed above. A deed of servitude evidencing the transfer (Easement Deed) was recorded on December 29, 2017. The Easement Deed states that its interpretation is governed by Louisiana law.

The Easement Deed grants ACC “a perpetual and irrevocable conservation servitude . . . upon, over and across the Property.” One stated purpose of the easement is to “perpetually protect[] the Property from any and all mining activities.” Specifically, the Easement Deed states as a “priority objective” to “forever sterilize the subsurface clay reserves to ensure that clay mining/extraction activities that are harmful to the existing biota never occur.”

Consistent with these objectives, paragraph 5.7 of the Easement Deed bars “the exploration for . . . or extraction of minerals, oil, gas, or other hydrocarbons, soils, sands, clays, gravel, rock, or other materials on or below the surface of the Property.” Paragraph 5.7 further bars NDLA and its successors and assigns from “conduct[ing] any activity that could conflict with or cause the violation of Treasury Regulation Section 1.170A-14(g)(4)(i).” This regulation provides that “no deduction shall be allowed [for donation of a conservation easement] when there is a retention by any person of a qualified mineral interest . . . if at any time there may be extractions or removal of minerals by any surface mining method.”

Under Paragraph 6 of the Easement Deed, NDLA retained rights “to engage in all uses of the Property that are not expressly prohibited . . . and are not inconsistent with the Purpose of this Servitude.” These rights include rights to engage in forestry and recreational activities such as camping, hunting, and fishing. They also include rights to build fences, bridges, and trails in connection with recreation and education.

B. Penalty Approval

NDLA timely filed Form 1065, U.S. Return of Partnership Income , for its 2017 tax year. On that return it claimed a charitable contribution deduction of $115,391,000 for its donation of the easement. This valuation presupposed that the 245 acres on which the easement had been placed, acquired in March 2016 for $2,975 an acre, were worth at yearend 2017 about $471,000 per acre. In support of this purported

[*5] value the partnership relied on an appraisal prepared by Claud Clark III. His appraisal describes the “highest and best use” of the Property before the easement as “mining production use, specifically clay reserves .” NDLA on this return also claimed $1,157,469 of “other deductions .”

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