The People v. Denman

CourtCalifornia Court of Appeal
DecidedAugust 5, 2013
DocketE053798
StatusPublished

This text of The People v. Denman (The People v. Denman) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
The People v. Denman, (Cal. Ct. App. 2013).

Opinion

Filed 7/12/13; pub. order 8/5/13 (see end of opn.)

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

FOURTH APPELLATE DISTRICT

DIVISION TWO

THE PEOPLE,

Plaintiff and Respondent, E053798

v. (Super.Ct.No. RIF10000870)

EUGENE DENMAN, OPINION

Defendant and Appellant.

APPEAL from the Superior Court of Riverside County. Jean P. Leonard, Judge.

Affirmed in part and reversed in part with directions.

Rebecca P. Jones, under appointment by the Court of Appeal, for Defendant and

Appellant.

Kamala D. Harris, Attorney General, Dane R. Gillette, Chief Assistant Attorney

General, Julie L. Garland, Assistant Attorney General, Barry Carlton, and Sharon L.

Rhodes, Deputy Attorneys General, for Plaintiff and Respondent.

1 Defendant Eugene Denman targeted nine distressed properties in Riverside

County by filing quitclaim deeds transferring title to himself despite having no right of

ownership or title in the properties. He also filed homestead declarations for each of the

properties making false statements that he was living in them.

Defendant was found guilty of 20 counts of recording false documents and nine

counts of perjury. For each property, the jury found true an enhancement that he

damaged the property by clouding title and an additional aggravated white collar crime

enhancement that the loss for two or more of the nine properties exceeded $500,000.

Defendant now contends on appeal as follows:

1. There was insufficient evidence of his convictions pursuant to Penal Code

section 115 for filing false documents for the quitclaim deeds he filed.1

2. There was insufficient evidence as a matter of law to prove the loss

enhancements under section 12022.6, subdivision (a)(1) and (2).

3. There was insufficient evidence to prove the aggravated white collar crime

enhancement that the losses to the victims exceeded $500,000 under section 186.11,

subdivision (a)(1).

4. He is entitled to additional conduct credits under former section 2933,

subdivision (e)(1).

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

2 We find that defendant is entitled to additional conduct credits. In addition, the

trial court erred by failing to impose a mandatory fine pursuant to section 186.11,

subdivision (c). We otherwise affirm the judgment.2

I

PROCEDURAL BACKGROUND

This case involves nine different properties located in Riverside County: 8044

Palm View Lane in Riverside (Palm View); 23160 Donahue Court in Riverside

(Donahue);3 12968 Oak Dale Street in Corona (Oak Dale Street); 7267 Cobble Creek

Drive in Corona (Cobble Creek); 5952 Larry Dean Street in Corona (Larry Dean); 6440

Harrow Street in Mira Loma (6440 Harrow); 13721 Amber View in Corona (Amber

View); 13704 Star Ruby Avenue in Corona (Star Ruby); and 6443 Harrow Street in Mira

Loma (6443 Harrow) (collectively, the properties).

Defendant, who represented himself, was found guilty by a jury of 20 counts of

recording false documents (quitclaim deeds and homestead declarations) for the

properties within the meaning of section 115 (counts 1, 2, 4, 5, 7, 8, 10, 11, 13, 14, 16,

2 On July 26, 2012, defendant filed a request to augment the record on appeal or, in the alternative, asked us to take judicial notice of the pretrial writ proceedings in case Nos. E050410, E053798, E050451, E052829, E053224, and E053520. He made this request in order to preserve all of his rights, including his right to seek federal review of his convictions. The People objected to the request. We deemed his request a request for judicial notice. We conclude the records are not relevant to the issues raised on appeal and decline to take judicial notice of the pretrial proceedings. (People v. Rowland (1992) 4 Cal.4th 238, 268, fn. 6 [records must be relevant to a material issue].) 3 Donahue was also referred to in the record as “Donohue Court.” We will use “Donahue.”

3 17, 19, 20, 22, 23, 24, 26, 27, 28) and nine counts of perjury within the meaning of

section 118 (counts 3, 6, 9, 12, 15, 18, 21, 25, 29).4 On counts 4, 5, and 6, the jury found

true the enhancement that the value of the property taken exceeded $65,000 within the

meaning of section 12022.6, subdivision (a)(1). For all remaining counts, the jury found

true the enhancement pursuant to section 12022.6, subdivision (a)(2) that the property

value was over $200,000. The jury also found the allegation true that defendant engaged

in a pattern of related fraudulent conduct that involved the taking of more than $500,000

within the meaning of section 186.11, subdivision (a)(2). In a bifurcated proceeding,

defendant admitted serving a prior prison term (§ 667.5, subd. (b)).

Defendant was sentenced to 23 years 8 months in state prison. He was given

credit for 502 actual days in custody and 250 days of conduct credit.

II

FACTUAL BACKGROUND

A. People’s Case-in-Chief

Riverside County District Attorney‟s Office Investigator Dan Stack was assigned

to investigate real estate fraud in Riverside County. He was contacted by the Riverside

County Recorder‟s office regarding suspicious quitclaim deeds and homestead

declarations being filed by defendant. According to Investigator Stack, defendant

4 Defendant filed two homestead declarations on 6443 Harrow and two quitclaim deeds on Star Ruby.

4 searched the records at the Riverside County Recorder‟s Office and looked for properties

that were in default and for which foreclosure proceedings were being started.

Defendant filed a quitclaim deed and homestead declaration for Palm View on

January 19, 2010. Brett Hupe purchased Palm View in late 2009. He fixed it up and

found a buyer for the property. He was then informed that someone had moved into the

property. The locks had been changed, and the house was full of furniture.

On January 25, 2010, Investigator Stack went to Palm View. The renters in the

property had a rental agreement (for $2,000 per month rent) signed with defendant for

Palm View. Defendant came to Palm View and told Investigator Stack that he was

claiming Palm View under adverse possession. Defendant was suing the owners of Palm

View for quiet title of the property. He claimed to be the owner based on his recorded

quitclaim deed and homestead declaration. The renters sued Hupe, and he settled with

them for $3,500. Hupe eventually sold the house for $400,000.

Defendant filed a quitclaim deed and a homestead declaration for Donahue on

January 19, 2010. Barbara Haynes had owned and lived in Donahue for 17 years. She

had no idea that defendant had filed a quitclaim deed or homestead declaration against

Donahue. According to Haynes, the address on the quitclaim deed and homestead

declaration were erroneous because it listed the property in Riverside, when it was in

Moreno Valley. However, the parcel number was correct.

Defendant filed quitclaim deeds and homestead declarations for Oak Dale and

Cobble Creek on November 4, 2009.

5 Defendant also filed a quitclaim deed and homestead declaration for Larry Dean

on November 4, 2009. In 2009, the owner of Larry Dean, Andres Serrano, could no

longer afford the home, so he set up a short sale of the property. In November 2009, he

found a buyer. Before it was sold, some people started moving into his home. Defendant

got a restraining order to keep Serrano out of the property. Defendant told Serrano he

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The People v. Denman, Counsel Stack Legal Research, https://law.counselstack.com/opinion/the-people-v-denman-calctapp-2013.