United States v. Charles Cui

CourtCourt of Appeals for the Seventh Circuit
DecidedJanuary 9, 2026
Docket24-2495
StatusPublished
AuthorSt.Eve

This text of United States v. Charles Cui (United States v. Charles Cui) is published on Counsel Stack Legal Research, covering Court of Appeals for the Seventh 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. Charles Cui, (7th Cir. 2026).

Opinion

In the

United States Court of Appeals For the Seventh Circuit ____________________ No. 24-2495 UNITED STATES OF AMERICA, Plaintiff-Appellee, v.

CHARLES CUI, Defendant-Appellant. ____________________

Appeal from the United States District Court for the Northern District of Illinois, Eastern Division. No. 19-cr-00322(3) — Virginia M. Kendall, Chief Judge. ____________________

ARGUED OCTOBER 29, 2025 — DECIDED JANUARY 9, 2026 ____________________

Before SYKES, ST. EVE, and MALDONADO, Circuit Judges. ST. EVE, Circuit Judge. Federal prosecutors charged Charles Cui with bribing Edward Burke, the longest serving alderman in Chicago history, to secure Burke’s influence in a permit matter before the Chicago Department of Buildings (“CDOB”). Following a six-week trial, a jury convicted Cui. The district court then denied Cui’s motions for acquittal and for a new trial and sentenced him to 32 months in prison. Cui appeals, raising challenges to the sufficiency of the evidence, 2 No. 24-2495

the jury instructions, the court’s admission of certain evidence under Federal Rule of Evidence 404(b), and his sentencing, all of which the district court rejected. We affirm. I. Background Through Irving Park Property Holdings LLC (“IPPH”), Cui owned 4901 West Irving Park Road, commercial real es- tate in Chicago’s 45th ward. In 2015, Cui leased the property to Binny’s Beverage Depot. The lease gave Binny’s the exclu- sive right to use a thirty-foot pole sign adjacent to the prop- erty. To use the pole sign, however, Binny’s needed a permit from the CDOB. The CDOB denied the permit in spring 2017, finding the City had rezoned the area for pedestrian use and the pole sign was not eligible for a nonconforming use as the property had remained vacant for too long. The denial of the permit posed a particular problem for Cui because a year earlier he had entered into an agreement with the City to finance the redevelopment of the property. Cui would receive up to $2 million in tax increment financing, conditioned on Binny’s continuing to lease the property. After the CDOB denied the pole sign permit, Cui and Binny’s nego- tiated a rent reduction if Cui could not resolve the permit de- nial. The denial also jeopardized Cui’s financing as Binny’s could pull out of the lease altogether if the CDOB did not is- sue the permit. Cui turned to Burke for help. Cui’s friend, Raymond Chin, had originally introduced the two. Burke served on the City Council, was chair of the City’s finance committee, and, con- currently, operated a private law firm—Klafter & Burke—that represented clients in property tax appeals before the City. Burke was neither Cui’s alderman nor the alderman for the No. 24-2495 3

site of the pole sign, but he was influential. He had served on the City Council for nearly 50 years by then. Cui first reached out to Burke on August 23, 2017. After calling and leaving a voicemail, Cui emailed Burke (at his per- sonal email address), explaining that “zoning” had denied the pole sign permit because the “pole sign was abandoned for several years, and now is illegal.” He asked Burke to “look into the matter, and advise how to proceed,” adding that “Binny’s really needs it, otherwise they will either cancel the lease, or ask for significant rent deduction.” Burke did not re- spond. The next day, Cui forwarded the email to Chin and said “[m]aybe he thinks there is [a] conflict of interest, because of his position. I’ll ask him to represent me for property tax ap- peal, which will be a big bite, comparing with this.” Cui also emailed his current property tax appeal lawyer, George Rev- eliotis, explaining that he wanted “Edward Burke [to] handle 4901 W. Irving Park property tax appeal for me, at least for this year? I have [a tax increment financing] deal going with the City, and he is the Chairman of Finance Committee. He handled [sic] his tax appeal business card to me, and I need his favor for my [financing] money. In addition, I need his help for my zoning etc for my project. He is a powerful broker in City Hall, and I need him now. I’ll transfer the case back to you after this year.” Cui directed Reveliotis to continue work- ing on appeals for other properties he owned. Reveliotis re- plied that he understood, adding “[t]here’s nothing like Chi- cago politics!” Shortly after, Cui emailed Burke again, copying Chin: “Dear Mr. Burke, I currently have this property 4901 … W. Irving Park Road under development. I may need your 4 No. 24-2495

representation for tax appeal.… Please let me know if you have time to handle this matter for me.” An hour later, Chin called Burke and explained that “the guy that I brought to in- troduce to you, he’s been trying to get ahold of you to … get some tax work, and … apparently some legal—[.]” Burke re- sponded that he had seen Cui’s earlier email and would “get together with him and … see if we can do somethin[g] to help him.” Burke responded to Cui’s second email the next day, say- ing that someone from his firm would reach out to Cui about the property tax appeal work. Cui replied, thanking Burke and asking if Burke would “be able to represent [him] for the pole sign matter.” On August 30, an attorney at Burke’s firm reached out to Cui to formalize the tax appeal work. The same day, Burke directed his assistant to reach out to CDOB Commissioner Judy Frydland to “ask her to take a look at that uh, situation where [Cui] called about [] Binny’s liquor store … and the pole [sign]” and “see if [Frydland would] … review it and [] if they … can … help [Cui].” Burke called Frydland the next day, and his assistant wrote Cui, confirming that Frydland would reach out to him. On September 1, Cui emailed his zoning attorney, Tom Moore, an image purporting to show the pole sign in use. Cui asked Moore to send the photograph to the CDOB and ask for a continuous use exception, which Moore did. But, in an email to Frydland and Moore, CDOB First Deputy Commissioner Matt Beaudet affirmed the permit denial, in part because he personally knew the pole sign had not been in continuous use and he concluded that Cui had photoshopped the No. 24-2495 5

photograph. Cui forwarded Beaudet’s message to Burke and then emailed Frydland about the photograph. A couple weeks later, Frydland confirmed the permit de- nial to Burke’s assistant and relayed that Cui had submitted a photoshopped image. Burke’s assistant told Burke that Frydland had “been trying to look into how to get this to work. But she can’t seem to figure out a way.” At Frydland’s suggestion, Burke later contacted Zoning Administrator Pa- tricia Scudiero, asking her to look into the pole sign issue. But Scudiero took no action. Ultimately, the CDOB did not re- verse its denial of the pole sign permit. On September 5, Cui and Klafter & Burke signed a contin- gency fee agreement for the tax appeal work. The agreement provided that Cui would pay Burke’s firm 33% of any savings the firm obtained for Cui during the appeal. Burke’s firm worked on Cui’s tax appeal, but it could not reduce his tax liability. As a result, Cui did not have to pay Burke’s firm. In 2018, as part of a broader investigation into Burke, the FBI interviewed Cui. During the investigation, the govern- ment issued a search warrant and, later, obtained a grand jury subpoena for Cui’s records. The search warrant revealed some of the emails between Cui and Burke, Cui and Chin, and Cui and Reveliotis. In responding to the grand jury subpoena, Cui produced his records to the government but failed to in- clude certain key emails with Reveliotis and with Chin. On May 30, 2019, a grand jury indicted Burke on a series of corruption-related counts, stemming from his dealings with Cui and other, unrelated issues. The grand jury also in- dicted Cui on one count of offering a bribe to a public official, 18 U.S.C.

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