Palmolive Building Investors, LLC, DK Palmolive Building Investors Participants, LLC, Tax Matters Partner v. Commissioner

152 T.C. No. 4
CourtUnited States Tax Court
DecidedFebruary 28, 2019
Docket23444-14
StatusUnknown

This text of 152 T.C. No. 4 (Palmolive Building Investors, LLC, DK Palmolive Building Investors Participants, LLC, Tax Matters Partner v. Commissioner) 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
Palmolive Building Investors, LLC, DK Palmolive Building Investors Participants, LLC, Tax Matters Partner v. Commissioner, 152 T.C. No. 4 (tax 2019).

Opinion

152 T.C. No. 4

UNITED STATES TAX COURT

PALMOLIVE BUILDING INVESTORS, LLC, DK PALMOLIVE BUILDING INVESTORS PARTICIPANTS, LLC, TAX MATTERS PARTNER, Petitioner v. COMMISSIONER OF INTERNAL REVENUE, Respondent

Docket No. 23444-14. Filed February 28, 2019.

P filed for 2004 a Form 1065, U.S. Return of Partnership Income. On that return it claimed a $33.41 million charitable contribution deduction for the contribution of a facade easement. The IRS examined the return. The examining agent decided to disallow the deduction and to assert two penalties in the alternative--a 40% penalty for gross valuation misstatement under I.R.C. sec. 6662(h) and a 20% underpayment penalty due to negligence under I.R.C. sec. 6662(b)(1). The agent proposed these adjustments on Forms 886A, Explanation of Items, attached to a Form 5701, Notice of Proposed Adjustment. The agent’s immediate supervisor signed the Form 5701. The deduction disallowance and the gross valuation misstatement penalty were later proposed to P in a “30-day letter”, and the disallowance and both penalties were thereafter proposed to P in a “60-day letter”.

P requested a conference with the IRS Office of Appeals. An Appeals officer proposed the issuance of a notice of final partnership administrative adjustment (FPAA) by means of a Form 5402-c, -2-

Appeals Transmittal and Case Memo, to which he attached a Form 886A that asserted four alternative penalties--the two initially determined by the examining agent and also penalties for substantial understatement of income tax under I.R.C. sec. 6662(b)(2) and for substantial valuation misstatement under I.R.C. sec. 6662(b)(3). The Appeals officer’s immediate supervisor signed the Form 5402-c (on the “Approved by” line), and six weeks later an FPAA was issued to P disallowing the charitable contribution deduction and determining all four penalties.

P timely filed a petition challenging the FPAA. This Court issued an opinion, Palmolive Bldg. Inv’rs, LLC v. Commissioner, 149 T.C. 380 (2017), sustaining the disallowance of the deduction. P filed a motion for summary judgment, and R filed a cross-motion for partial summary judgment, concerning, inter alia, whether the IRS complied with I.R.C. sec. 6751(b)(1) in determining the penalties.

Held: Where the IRS asserts multiple penalties, I.R.C. sec. 6751(b)(1) does not require that the “initial determination” of all the penalties be made at the same time or by the same individual.

Held, further, I.R.C. sec. 6751(b)(1) does not require supervisory approval to be made on a particular form, and the statute is satisfied by approval made on Form 5701 or Form 5402-c, with the subordinate’s “initial determination[s]” of penalty attached thereto.

Andrew R. Roberson and Roger J. Jones, for petitioner.

David A. Lee, Thomas F. Harriman, Elizabeth Y. Ireland, Kathryn F.

Patterson, Steven R. Guest, and Naseem J. Khan, for respondent. -3-

OPINION

GUSTAFSON, Judge: On July 28, 2014, the Internal Revenue Service

(“IRS”) issued a notice of final partnership administrative adjustment (“FPAA”)

for the taxable year ending December 31, 2004, to DK Palmolive Building

Investors Participants, LLC, the tax matters partner (“TMP”) for Palmolive

Building Investors, LLC (“Palmolive”). This case is a TEFRA partnership-level

action based on a petition filed by the TMP pursuant to section 6226.1 At issue is

(1) Palmolive’s entitlement to a charitable contribution deduction for its donation

of a facade easement and (2) its liability for penalties. As to the charitable

contribution deduction, we previously issued an Opinion in this case, Palmolive

Bldg. Inv’rs, LLC v. Commissioner (“Palmolive I”), 149 T.C. 380 (2017), granting

partial summary judgment in favor of the Commissioner and holding that

Palmolive is not entitled to the deduction because of its failure to comply with

certain requirements of section 170. Palmolive’s liability for penalties is still at

issue.

1 Unless otherwise indicated, all section references are to the Internal Revenue Code (26 U.S.C.; “I.R.C.”), as amended and in effect for the relevant year, and all Rule references are to the Tax Court Rules of Practice and Procedure. -4-

Now before the Court are a motion for summary judgment filed by

Palmolive and a cross-motion for partial summary judgment filed by the

Commissioner, both of which address the question whether the IRS obtained

written supervisory approval of the initial determination of the penalties at issue

here, in compliance with section 6751(b). For the reasons explained below, we

will deny Palmolive’s motion and grant the Commissioner’s cross-motion.

Background

Some of the factual background of this case is stated in Palmolive I. There

is no genuine dispute about the facts relevant to the section 6751(b) issue, which

are derived from the parties’ motions, the declarations and exhibits they submitted

in support of those motions, and their stipulation of facts filed November 23,

2018. The facts are as follows.

The property and the charitable donation

Palmolive owns the Palmolive Building on North Michigan Avenue in

Chicago, Illinois (the “building”), which it acquired for approximately $58.5

million in May 2001. On December 21, 2004, Palmolive executed a conservation

easement deed (“the deed”) in favor of the Landmarks Preservation Council of

Illinois (“LPCI”), a qualified organization within the meaning of section

170(h)(3). The stated purpose of the deed is to preserve the exterior perimeter -5-

walls of the building’s facade. The deed obligates Palmolive and any subsequent

owner of the building to maintain the facade in perpetuity.

The mortgages and their “subordination”

At the time of the execution of the deed, two mortgages encumbered the

building.2 Both of these mortgages obliged Palmolive to maintain insurance on

the entire property (including the facade) and granted to the mortgagees

Palmolive’s right to insurance proceeds. Before executing the deed, Palmolive

secured agreements from both lenders that ostensibly subordinated their respective

mortgages on the property to LPCI’s rights to enforce the purposes of the

easement.

However, as we later held in Palmolive I, neither mortgage was fully

subordinated to the conservation easement, and LPCI was not guaranteed to

receive the requisite share of proceeds in the event that the easement was

extinguished. See Palmolive I, 149 T.C. at 394-404.

2 One of these two mortgages was held by Corus Bank, N.A., and the other was held by the National Electrical Benefit Fund. The parties have recently stipulated that, at the time of the donation, there was a third mortgage, held by Column Financial, Inc., that was not considered in Palmolive I. Further discussion of this third mortgage is unnecessary for the purposes of this Opinion. -6-

Tax return

Palmolive asserts that at the time of the donation of the easement in 2004,

the total value of the property was $257 million, of which 13%--i.e., $33.41

million--was attributable to the easement. On its Form 1065 (“U.S. Return of

Partnership Income”) for 2004, Palmolive claimed a charitable contribution

deduction of $33.41 million for the facade easement contribution.

The IRS’s examination

Internal Revenue Agent Patrick Wozek examined Palmolive’s 2004 return.

He concluded that, for multiple reasons, the facade easement contribution

deduction should be disallowed and that penalties should be imposed.3

As to the proposed penalties, on or before July 30, 2008, Agent Wozek

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152 T.C. No. 4, Counsel Stack Legal Research, https://law.counselstack.com/opinion/palmolive-building-investors-llc-dk-palmolive-building-investors-tax-2019.