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

CourtUnited States Tax Court
DecidedApril 18, 2023
Docket24703-21
StatusUnpublished

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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

—————

Docket No. 24703-21. Filed April 18, 2023.

John R. Davidson, Ronald A. Levitt, Gregory P. Rhodes, Michelle A. Levin, Sarah E. Green, Sidney W. Jackson IV, and Logan C. Abernathy, for petitioner.

Richard L. Wooldridge, Richard J. Hassebrock, Scott Lyons, Peter N. Tran, Gary R. Shuler, Allison N. Kruschke, Lynn M. Barrett, and Alex- andra E. Nicholaides, for respondent.

MEMORANDUM OPINION

LAUBER, Judge: This case involves a charitable contribution de- duction claimed by North Donald LA Property, LLC (NDLA or partner- ship), for the donation of a conservation easement. The Internal Reve- nue Service (IRS or respondent) issued the partnership a notice of final partnership administrative adjustment (FPAA) for 2017 disallowing this and other deductions and determining fraud and accuracy-related penalties. Petitioner timely petitioned this Court for readjustment of partnership items.

Currently before the Court are respondent’s Motions for Partial Summary Judgment. Respondent contends that the IRS properly disal- lowed the charitable contribution deduction because the former owners

Served 04/18/23 2

[*2] of the land over which the easement was granted allegedly reserved to themselves the right to mine subsurface clay. According to respond- ent, this means that the conservation purpose is not “protected in per- petuity.” 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 ad- dressed 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. Commis- sioner, 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 part- nership 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 Re- serve 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 Reve- nue Code, Title 26 U.S.C. (Code), in effect at all relevant times, all regulation refer- ences 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 Pro- cedure. 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

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

On October 6, 2017, Welsh conveyed to NDLA, as a capital contri- bution, 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 Lou- isiana attorney Kevin D. Millican addressing NDLA’s rights to clay de- posits associated with the 260.48-acre tract. Mr. Millican stated that, under Louisiana law, “[o]wnership of land includes all minerals natu- rally occurring in a solid state,” so that “[s]olid minerals are insuscepti- ble 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 ex- clude[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 ad- dressed 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 Quit- claim Deed amended the Limited Warranty Deed by restricting the Don- ald family’s exploitation of their reserved rights to subsurface minerals, such as oil and gas. The Quitclaim Deed provides that, “under no cir- cumstances 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

[*4] In December 2017 NDLA granted to the Atlantic Coast Conserv- ancy, 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 con- servation 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 . . .

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