United States v. William Michael Adkinson, Ann Powell Minks, F.K.A. Ann Powell, United States of America v. Ronald D. Peek, Ann Powell Minks

135 F.3d 1363, 1998 U.S. App. LEXIS 2879, 1998 WL 75002
CourtCourt of Appeals for the Eleventh Circuit
DecidedFebruary 23, 1998
Docket92-2872, 95-2061
StatusPublished
Cited by63 cases

This text of 135 F.3d 1363 (United States v. William Michael Adkinson, Ann Powell Minks, F.K.A. Ann Powell, United States of America v. Ronald D. Peek, Ann Powell Minks) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eleventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
United States v. William Michael Adkinson, Ann Powell Minks, F.K.A. Ann Powell, United States of America v. Ronald D. Peek, Ann Powell Minks, 135 F.3d 1363, 1998 U.S. App. LEXIS 2879, 1998 WL 75002 (11th Cir. 1998).

Opinion

HILL, Senior Circuit Judge:

Defendants appeal from the denial of their motion for a new trial and from their convictions and sentences upon multiple counts of conspiracy, bank, mail and wire fraud, interstate transportation of stolen property and money laundering. The government appeals the district court’s determination that the sentencing guidelines do not apply to these defendants. For the following reasons, all convictions and sentences WILL BE REVERSED AND VACATED. 1

I.

Confronted with a situation similar to the one presented here, a judge wisely wrote:

Although there is ample ground for argument that the Supreme court has doubts about Lau’s continued vitality, a requiem may be premature and, in any event, should not be sung by this choir.

NAACP v. Medical Center, Inc., 657 F.2d 1322, 1330 (3d Cir.1981) (Judge Joseph Weiss).

Had this admonition been taken to heart at the outset of this case, a most troublesome path would have been avoided.

II. Background

This case began as a basic bank fraud case arising out of alleged false statements and misrepresentations made to procure loans for a land development project and that large amounts of loan proceeds were allegedly diverted for personal use. Somewhere along the line, the case mutated into a broad conspiracy against the government involving wire, mail, and tax fraud, interstate transportation of money taken by fraud and money laundering. 2 There was evidence of the following facts.

William Adkinson, a Houston real estate developer, had expanded a modest business of acquiring and renovating foreclosed homes into a complex series of interlocking corporate entities under the umbrella of The Development Group, Inc. (DGI). Adkinson named Ronald Peek president of DGI. Dur *1366 ing this time, Adkinson met Keith Cox, a London solicitor. Cox represented a group of Kuwatis who invested internationally through a multi-billion dollar company called Compendium Trust. After several successful business ventures with Cox, Adkinson began to engage in large, complex real estate transactions.

In the summer of 1985, Adkinson became interested in purchasing an exceptional piece of beachfront property and contiguous forest land from the St. Joe Paper Company of Jacksonville, Florida (St. Joe). The property is situated in the panhandle of Florida and includes 6.5 miles of sugar white beaches, dense pine forests, fresh water lakes and magnificent sand dunes.

Adkinson employed Robert Alligood, then president of the engineering firm of Reynolds, Smith & Hills (RS & H), to help Peek and him negotiate the purchase from St. Joe. Alligood had a relationship with the principals of St. Joe that Adkinson hoped would help in the negotiations. In addition, RS & H performed engineering studies on the feasibility of developing the property. Alligood and RS & H were to receive a broker’s commission of $3 million through its real estate subsidiary, Plantee Realty Corp.

A contract was ultimately negotiated, providing for $50 million in cash for approximately 780 acres, a tax-free property exchange of 18,000 interior acres, and an additional 2,000+ acres purchased on a seller-financed note and mortgage for $132 million. The contract provided for the immediate release of portions of the beach front and a staged release of the other land as mortgage payments were made.

On October 3, 1985, the contract was entered into by St. Joe and Panhandle Coast Investors, Inc. (Panhandle), a Florida corporation, formed at the request of Cox who had joined the deal. 3 Adkinson’s attorney, Robert Collins, had arranged for Panhandle to be formed.

The contract required a deposit of $2.1 million in earnest money with Imperial Title Company, a title company owned by Collins and Ann Powell Minks. Adkinson sent two DGI checks to Minks, totaling $2.1 million, to establish the escrow account. On October 7, 1985, Minks communicated to St. Joe receipt of the deposit. On October 9, 1985, Panhandle assigned its interest in the land purchase contract to DGI.

Funding for the land purchase was originally to be provided by a bank with which Adkinson had done business over several years. That bank, however, backed out. In order to cover the DGI checks, Adkinson moved the escrow account to West Belt National Bank (Bank) and that bank honored the checks based upon an agreement by Sandsend Financial Consultants, Ltd. (Sand-send), the lending arm of Cox’ Compendium Trust, to fund the escrow from a certificate of deposit. The Bank confirmed that the total escrow was on deposit as of March 12, 1986, and Minks and Collins communicated this fact to St. Joe. 4 The certificate of deposit had a maturity date of March 19, 1986. Sandsend redeemed the certificate on March 21,1986.

In April of 1986, Adkinson secured a purchase money loan from Hill Financial Savings Association (Hill) of Red Hill, Pennsylvania. As structured by Hill, the loan would be to a joint venture comprising a DGI subsidiary, FSD Group, Inc. (FSD), and a subsidiary of Hill. The joint venture would be called Emerald Coast Joint Venture (Emerald Coast), which would take the property in its name and execute the loan document. Ronald D. Peek, president of DGI, was also president of FSD. 5

Subsequently, Hill became concerned that the loan might be considered an investment, which by law it was not permitted to make. Hill retained the accounting firm of KPMG Peat Marwick to perform an accounting investigation of the loan, which included a close examination of the borrower, DGI, and its principal, Adkinson. Richard Sundheim, of *1367 Main Hurdman now Peat Marwick, performed the audit.

Consequently, as one of the conditions of the loan, Hill required Emerald Coast to pre-sell approximately 130 acres of the property. In order to satisfy this requirement, Adkin-son approached his Mend, Robert Corson, who had recently purchased a Texas savings association, Kleberg County Savings Association of Kingsville, Texas, later known as Vision Banc. Vision Banc agreed to make loans to four entities for the purpose of purchasing the 130 acres.

Adkinson and Cox chose Crossview Development Company, owned by a Kuwati investor, a client of Cox, as one of the entities. Two others were former DGI subsidiaries, First Western Equity, Inc. and Development Mortgage Group, Inc. (DMG), which were in the process of being sold off to their respective presidents, Barney Van Huss and Gilbert G. Dufilho. Both Van Huss and Dufilho agreed on behalf of their respective companies to participate in the transactions. The fourth company, suggested by Corson, was Ferguson/C & D, Inc., owned by Robert Ferguson.

On May 26, 1986, a new brokerage agreement was executed between Adkinson and Plantee in which Plantee and Koshkin would share one-third and two-thirds, respectively, in a 5% or $9.1 million brokerage commission.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

United States v. Jarnel Sael
Eleventh Circuit, 2025
United States v. Felix Santoyo
Eleventh Circuit, 2024
United States v. Jeremie Saintvil
Eleventh Circuit, 2023
United States v. Steven Deason
965 F.3d 1252 (Eleventh Circuit, 2020)
United States v. Michael Bikundi, Sr.
926 F.3d 761 (D.C. Circuit, 2019)
United States v. Johnson
256 F. Supp. 3d 755 (M.D. Tennessee, 2017)
United States v. Robert William Green
842 F.3d 1299 (Eleventh Circuit, 2016)
Baker v. Travelers Insurance Co.
207 F. Supp. 3d 1246 (N.D. Alabama, 2016)
United States v. Jarod Montrell Alonso
654 F. App'x 995 (Eleventh Circuit, 2016)
United States v. Shkambi
620 F. App'x 260 (Fifth Circuit, 2015)
United States v. Eva Cruz
508 F. App'x 890 (Eleventh Circuit, 2013)
United States v. McGarity
669 F.3d 1218 (Eleventh Circuit, 2012)
United States v. Ignasiak
667 F.3d 1217 (Eighth Circuit, 2012)
United States v. Shaygan
652 F.3d 1297 (Eleventh Circuit, 2011)
Travis v. Commonwealth
327 S.W.3d 456 (Kentucky Supreme Court, 2010)
Zelnar Travis v. Commonwealth of Kentucky
Kentucky Supreme Court, 2010

Cite This Page — Counsel Stack

Bluebook (online)
135 F.3d 1363, 1998 U.S. App. LEXIS 2879, 1998 WL 75002, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-william-michael-adkinson-ann-powell-minks-fka-ann-ca11-1998.