People v. Means CA2/6

California Court of Appeal·Decided August 4, 2016·No. B260374·Unpublished

Opinion

Filed 8/4/16 P. v. Means CA2/6

NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION SIX

THE PEOPLE, 2d Crim. No. B260374 (Super. Ct. No. 2010021196)

Plaintiff and Respondent, (Ventura County)

v.

LAURA LEESHA MEANS,

Defendant and Appellant.

A jury convicted Laura Leesha Means of one count of grand theft (Pen. Code § 487, subd. (a);1 count 1) with an enhancement for loss in excess of $150,000 (§ 12022.6, subd. (a)(2)); 12 counts of money laundering (§ 186.10, subd. (a); counts 3 through 14); two counts of filing false income tax returns (Rev. & Tax Code § 19705, subd. (a)(1); counts 27 and 28); and two counts of filing false or fraudulent returns with the intent to evade taxes (Id., § 19706; counts 29 and 30).

The jury was unable to reach a verdict on count 2 (grand theft) and counts 15 through 26 (money laundering). After the trial court declared a mistrial as to those counts, Means pled no contest to those counts. The court sentenced Means to 15 years 8 months in state prison.

1 All statutory references are to the Penal Code unless otherwise stated.

We reverse counts 4, 6 through 10, and 12 through 14 for lack of substantial evidence. In all other respects, we affirm.

FACTS

Means was a former law enforcement officer and a licensed real estate agent.

In 2006, she purchased a six-acre undeveloped parcel of real property near Marissa Lane in Camarillo. She hoped to develop the parcel into four lots and sell them.

To facilitate the purchase, Means borrowed $300,000 from real estate investor, John Maddux, who agreed to purchase one of the lots. Means also applied to Countrywide Home Loans for a mortgage in the amount of $534,584. In her Countrywide loan application, Means stated that no part of the down payment for the purchase of the parcel was borrowed.

Means placed into escrow $10,000 of her own money and $138,000 of the Maddux loan. The balance of the purchase was paid by the proceeds of the Countrywide loan. Countrywide’s mortgage encumbered the entire six-acre parcel.

GRAND THEFT OF RAY STUMP’S AND WILLIAM CLAYTON’S MONEY (Counts 1 and 2)

In 2007, Means ran an advertisement for the sale of one-acre lots at “half price, $300,000.” Ray Stump responded to the advertisement. Means told Stump she was a retired police officer. This caused Stump to trust her. She told Stump she planned to divide the six-acre parcel into four lots. She told him she was selling the lots at half price because she needed the money to complete the infrastructure on the land. She mentioned she needed the funds to complete the infrastructure on at least three or four occasions. Based on these statements, Stump believed Means would use his purchase money to pay for infrastructure.

On September 21, 2007, Stump and Means entered into an agreement for the purchase of lot 2 for $300,000. The agreement provided that $285,000 of Stump’s money would be released from escrow upon “removal of all contingencies or no later than September 28, 2007.” Stump agreed to the release of the funds prior to the close of escrow because Means had emphasized she needed the money for the infrastructure. Stump would

not have agreed to release the money had he known she would use it to pay her personal expenses. The agreement further provided that if the recordation of the parcel map took longer than 180 days, Stump had “the unconditional right to renew this agreement or cancel with a full refund of moneys paid through escrow.”

Stump deposited $285,000 into escrow and signed an escrow instruction allowing the money to be released to Means. The money was transferred to Means’s Washington Mutual bank account. Immediately prior to the deposit of Stump’s money, Means’s bank account had a balance of $514.76. Of the $285,000, less than 2 percent, or $5,018.07, was spent on the project.

On July 30, 2008, a restrictive covenant was recorded on the property after the county determined the property was within an ecologically significant habitat.

In August 2008, William Clayton and his wife were looking for land on which to build a house. Clayton met with Means and told her he was interested in lot 1. Means told him each lot was worth $500,000, but she was selling them at a discount because she needed money to finish the project. Means did not mention that the property was encumbered by a trust deed securing a loan in excess of $500,000. Nor did she tell him that she lied on the loan application. Clayton would not have purchased the property had he known these facts. Means also failed to mention the property was encumbered by a restrictive covenant.

Clayton decided to purchase lot 1. Means told him the purchase price must be released from escrow early because she needed the money to complete the project. Means’s representation that the money would be used to complete the project was the only reason Clayton agreed to release the money early. Had he known she would use the money to pay her personal expenses, he would not have agreed to release the money from escrow early.

On August 28, 2008, Clayton and his wife signed a contract to purchase lot 1 from Means for $295,000. The contract required Clayton to unconditionally release $285,000 from escrow within three days. On September 4, 2008, the $285,000 was wired from escrow into Means’s bank account. Immediately prior to the deposit of Clayton’s

money, Means’s bank account had a balance of $15,869.70. Clayton never received title to lot 1. Means spent $148,869.70, or 52 percent, of Clayton’s money on the project.

Means never completed the project. Nor did she return any of Stump’s or Clayton’s money. Instead, she filed for and received a discharge in bankruptcy. Means’s debts to Stump and Clayton were among those discharged in bankruptcy. Bank of America acquired the Countrywide loan encumbering the property and foreclosed.

MONEY LAUNDERING (Counts 3 through 26)

The 23 counts of money laundering are based on money transferred from Means’s bank account either by check or by wire. Each transfer from Means’s account was treated as a separate count.

Means used the money deposited by Stump and Clayton to make mortgage payments on her personal residence and on other private loans unrelated to the project. In addition, Means used the money to purchase such items as a new refrigerator, hardwood floors and cabinet resurfacing for her personal residence.

TAX EVASION (Counts 27 through 30)

John Jacobs, a certified public accountant, prepared Means’s tax returns for 15 years, including 2007 and 2008. Means used the cash method of accounting; that is, the taxpayer recognizes income as she receives it and expenses as she pays them.

Jacobs uses a tax organizer. The organizer shows the amounts entered the previous year for various items and has space to enter the amounts for the present tax year. Jacobs did not recall Means telling him that she received $285,000 from Stump in 2007 and $285,000 from Clayton in 2008. If she had mentioned it, Jacobs would have entered the amounts in the organizer. If Means had told Jacobs about the sales, he would have requested documents and copies of the documents would have been in his files. Jacobs did not have such documents.

Frances Gutierrez is a special agent and former auditor for the California Franchise Tax Board. She reviewed Means’s 2007 and 2008 tax returns. Means did not

report the money she received from Stump and Clayton. Means had a duty to report the amounts she received as income on her 2007 and 2008 returns.

DEFENSE

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