U.S. v. Saks

CourtCourt of Appeals for the Fifth Circuit
DecidedJune 23, 1992
Docket91-5572
StatusPublished

This text of U.S. v. Saks (U.S. v. Saks) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
U.S. v. Saks, (5th Cir. 1992).

Opinion

IN THE UNITED STATES COURT OF APPEALS

FOR THE FIFTH CIRCUIT

No. 91-5568

UNITED STATES OF AMERICA, Plaintiff-Appellee,

versus

DAVID M. SAKS, Defendant-Appellant,

No. 91-5572

JAMES DOYLE SPRUILL, Defendant-Appellant.

Appeals from the United States District Court for the Western District of Texas

(June 23, 1992)

Before WILLIAMS, JOLLY, and HIGGINBOTHAM, Circuit Judges.

HIGGINBOTHAM, Circuit Judge:

A jury convicted Doyle Spruill and David Saks on one count of

conspiracy to defraud the United States, 18 U.S.C. § 371, and five

counts of bank fraud, 18 U.S.C. § 1344. Spruill and Saks challenge

the jury instructions and the sufficiency of the evidence. Saks

also argues that the court erred in admitting testimony of Spruill

given in a deposition in a civil suit, contrary to the Confrontation Clause of the Sixth Amendment. Both defendants also

contend that their convictions on the bank fraud counts were

multiplicitous. We find that the evidence was sufficient and that

any error in the jury instructions was harmless beyond a reasonable

doubt. We also find that Spruill's testimony given in the

deposition was properly admitted. Finally, we find the bank fraud

counts multiplicitous under the rule set forth in United States v.

Lemons, 941 F.2d 309 (5th Cir. 1991), and remand with instructions

to vacate these convictions and resentence on one of them.

I.

Spruill and Saks were business partners in Omni Interests,

Inc., a commercial real estate development company, based in San

Antonio. Omni specialized in the development of office buildings,

shopping centers, and apartment projects in different locations

throughout Texas. In 1983, Spruill and Saks formed a limited

partnership, Omni/Corpus Christi Limited, to acquire and develop a

large tract of land in Corpus Christi. They purchased the property

for $3 million in 1984 as a location for a large shopping center.

They had the property rezoned and began negotiations with major

mall developers. By year end, however, Omni had financial

problems. Spruill and Saks needing cash for the company's short

term financial obligations, decided to borrow, with the Corpus

Christi property as collateral.

They approached Peoples Savings & Loan Association, where

officials informed them that they would need about $14 million to

pay existing debt on the property and keep their company afloat.

2 Peoples could not handle a loan of that size, and referred them to

Security Savings Association. That was a fateful day. In December

of 1984, Spruill and Saks met with Cliff Brannon and Don Jones, co-

chairmen of the board of Security and owners of a controlling

interest in it. They asked Brannon and Jones for a loan of $14

million. They had obtained an appraisal valuing the property at

$24 million, based on its potential as a site for a regional

shopping mall. Brannon and Jones listened and promised to let them

know soon. The prospective lender, it seems, saw in this

prospective loan a solution to its own unrelated but serious

problem.

The year before, Security had loaned Ray Stockman about $20

million to develop Chaucer Village, a condominium project in

Dallas. When Saks and Spruill walked in, Chaucer Village had

failed. Officials of the Federal Home Loan Bank Board had

determined that the Chaucer Village loan had been "overfunded" by

about $5 million. The Board had directed Brannon and Jones either

to write down the loan, that is, to establish a loss reserve

against the overfunded amount, or cover it with new capital.

Without an infusion of funds from some outside source, Brannon and

Jones would effectively be out of business or under supervisory

control, since Security's net worth would fall below the minimum

regulatory requirements. They did not have the money.

Brannon and Jones explained to Stockman that Spruill and Saks

had requested a $14 million loan, but that by lending $19 million,

with Stockman as a business partner, Saks and Spruill could pay

3 Stockman $5 million of the loan proceeds. Stockman would then pass

the $5 million to Security for the troubled Chaucer Village loan.

Stockman's name would not appear on any loan documents, hiding from

federal regulators the tied transactions. In short, the proposal

was a shuffle of the $5 million debt from Stockman and the Chaucer

Village project, in which the regulators were keenly interested, to

Spruill and Saks and the Corpus Christi project, where there was no

apparent impropriety. There would be no real infusion of capital,

since the source of the funds to cover the Chaucer Village loan

would originate with Security itself. The transaction would create

the appearance of such an infusion, however, so as to placate the

FHLBB.

Brannon and Jones persuaded Stockman with the suggestion that

he would receive no further funding absent his help. The two

bankers then told Spruill and Saks that the loan came with Stockman

as a partner and the $5 million added would never leave the bank

but would flow through Stockman to Security. They explained the

Chaucer Village loan and why Stockman could not appear on any of

the paper work. Spruill and Saks objected at first, but succumbed.

Spruill later said that he felt that their backs were against the

wall and they would lose everything they had if they did not agree

to the deal.

So then, on January 14th of 1985, Omni/Corpus Christi borrowed

$19 million from Security and two closely affiliated banks,

Meridian Savings Association and Peoples Savings and Loan

4 Association.1 The Corpus Christi property was pledged as

collateral. Spruill and Saks signed a loan agreement reciting that

the loan was for the sole benefit of the lender and borrower and

was not for the benefit of any third party. Stockman's name was

not on any of the closing documents. Robert Brown, Meridian's

attorney and the preparer of the closing documents, later said that

he was completely unaware of Stockman's role. The same day,

Spruill, Saks, and Stockman formed Crosstown Joint Venture to

develop the Corpus Christi property. At the insistence of Spruill

and Saks, Stockman also signed a separate guaranty of the $19

million that Omni/Corpus Christi had borrowed.

A few days later, Spruill took $5 million of the loan proceeds

and made out a cashier's check to Stockman for this amount,

ostensibly for his services as an "advisor" in Crosstown Joint

Venture. Stockman rendered no such services. Spruill gave the

check to Jones, who met with Stockman, gave him the check, and had

him purchase a certficate of deposit in the name of his company,

Condo Homes Corporation. Condo Homes then wired the money to

Security to pay down the Chaucer Village loan. Security informed

federal regulators that a purchaser had been found to take over

Chaucer Village and pay off the loan, but did not disclose the true

source of the funds. With the shuffle complete, Omni was left to

carry a $19 million debt, over 25% of which it had never received.

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