A D.C. developer who allegedly forged his own father’s signature to swing a $17 million loan tied to a Columbia Heights apartment building has now been ordered to pay close to $30 million, after a federal judge hit him with a stiff default judgment.
Judge Grants Default Judgment, Finds Fraud
In a memorandum opinion dated April 7, U.S. District Judge Rudolph Contreras granted Highland Park Mezz Lender LLC’s motion for default judgment and awarded $28,314,156.06 in compensatory damages plus $565,764.35 in attorneys’ fees and enforcement costs, finding that developer Christopher J. Donatelli committed common-law fraud by forging his father’s signature. The court’s written opinion lays out the loan terms, the lender’s calculation of accrued interest and costs, and the factual basis for the fraud finding, according to Justia.
Loan, Affidavit And Default
The loan at issue was originated in July 2022 for $17 million and was later assigned to Highland Park Mezz Lender in January 2024, according to reporting and court documents. Louis T. Donatelli, the elder Donatelli named on the guaranty, denied ever signing the document, and the lender says Christopher later admitted in an affidavit that he forged his father’s signature. Washington Business Journal reviewed the filings and reported those developments.
Highland Park And Financing Background
The suit is tied to the Highland Park apartment complex in Columbia Heights, at 1400 Irving St. NW, a property that was refinanced in 2022 and later ran into trouble with special servicers, according to earlier coverage of the building’s financing. Those financing struggles help explain why the mezzanine loan and related guaranties drew scrutiny as the owners sought refinancing amid weaker-than-projected income at the property, as reported by Bisnow.
What Comes Next
With the default judgment entered, the lender can now pursue collection and enforce the award. The court also approved the lender’s requested enforcement costs and left open the possibility of punitive damages tied to the fraud finding, per Mortgage Professional. Donatelli did not respond to the suit and the clerk entered a default against him in October 2025, according to Justia.
