United States v. Rostoff

Procedural entryThis page is a short order in United States v. Rostoff. Read the opinion of the Court — 53 F.3d 398
Court of Appeals for the First Circuit·Decided April 24, 1995·No. 93-1376·Published

Opinion

USCA1 Opinion



UNITED STATES COURT OF APPEALS UNITED STATES COURT OF APPEALS
FOR THE FIRST CIRCUIT FOR THE FIRST CIRCUIT

_________________________

No. 93-1376

UNITED STATES OF AMERICA,

Appellant,

v.

STEVEN M. ROSTOFF, ET AL.,

Defendants, Appellees.

_________________________

APPEAL FROM THE UNITED STATES DISTRICT COURT

FOR THE DISTRICT OF MASSACHUSETTS

[Hon. Rya W. Zobel, U.S. District Judge] ___________________

_________________________

Before

Torruella, Chief Judge, ___________

Selya and Stahl, Circuit Judges. ______________

_________________________

Peter A. Mullin, Assistant United States Attorney, with whom _______________
Donald K. Stern, United States Attorney, and Jonathan L. Kotlier, _______________ ___________________
Assistant United States Attorney, were on brief for the United
States.
Roger A. Cox for defendant Steven M. Rostoff; Michael J. _____________ ___________
Traft, with whom Carney & Bassil was on brief, for defendant _____ ________________
David Rostoff; Erica M. Foster, with whom Foster and Peterson was _______________ ___________________
on brief, for defendant James Harris; Thomas M. Hoopes for _________________
defendant Dolores DiCologero; and William A. Brown for defendant ________________
Paul J. Bonaiuto.

_________________________

April 24, 1995

_________________________

SELYA, Circuit Judge. In this case, the district court SELYA, Circuit Judge. _____________

departed downward from the guideline sentencing range (GSR) as to

each of five defendants on the theory that the harm attributed to

them, measured by the amount of loss sustained by the victim,

overstated the seriousness of the offense of conviction. The

government now asks us to evaluate both the lawfulness of the

downward departures and the propriety of the court's role-in-the-

offense adjustments for two defendants, David and Steven Rostoff.

We uphold the sentences of all defendants except the Rostoffs

(who must be resentenced as a result of erroneous role

determinations).

I. BACKGROUND I. BACKGROUND

A federal grand jury indicted the brothers Rostoff,

together with James Harris, Dolores DiCologero, and Paul J.

Bonaiuto, on charges, inter alia, of conspiracy, bank fraud, and _____ ____

the making of false statements. See 18 U.S.C. 371, 1344, and ___

1044. These charges stemmed from a failed foray into the New

England condominium market a market that rose to giddy heights

in the mid-to-late-1980s and then plunged precipitously.

The conspiracy count constituted the hub of the

indictment. In it, the grand jury charged that, from December

1985 to February 1989, the defendants, aided and abetted by

others, fraudulently induced a federally insured financial

institution, the Bank for Savings (the bank), to grant several

hundred loans, totalling in excess of $30,000,000, to persons

purchasing condominium units from David Rostoff, Steven Rostoff,

2

and James Harris (collectively, "the Rostoff group" or "the

developers"). Like spokes running from the hub, 43 of these

loans gave rise to 86 "mirror image" bank fraud and false

statement counts against various defendants.

The trial jury plausibly could have found that the

scheme tracked the following script. The bank had a firm policy

of refusing to grant first mortgage loans in excess of 80% of the

lower of the sale price or the appraised value of residential

real estate; and, when mortgages were written on that basis, the

bank ordinarily required the balance of the purchase price to be

paid in cash by the borrower. In 1986, bank officials, eager to

maintain a lucrative working relationship with the Rostoff group,

bent the rules. The bankers allowed the developers to assist

common customers (i.e., persons who bought condominiums from the ____

Rostoff group and financed the purchases through the bank) in an

uncommon way: by taking back second mortgages to circumvent the

cash down-payment requirement. The bankers conditioned this

concession on the express understanding that the second mortgages

would be enforced, and that each purchaser would make at least a

10% down payment from his or her own capital.

This arrangement proved too tame for the developers'

purposes. To facilitate sales, they cooked the books,

surreptitiously telling selected buyers that they would not

enforce the second mortgages, or, alternatively, that they would

not demand interest payments on particular second mortgages until

resale of the encumbered condominiums. More importantly, the

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developers set out to subvert the down-payment requirement by

orchestrating a paper shuffle designed to create the (false)

impression that the buyers were putting 10% down in order to

acquire the properties, when they were not. In many instances,

the developers accomplished this sleight of hand by offering

customers a 10% discount from the stated purchase price. When a

customer agreed to buy at the reduced price, the developers

submitted documents to the bank that overstated the actual

purchase price by 10% and treated the negotiated discount as a

down payment.

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