INTRODUCTION
It is the policy of your Board of Directors to establish a minimum number
of rules and regulations. Condominium living does require certain “ground
rules” so that each resident can enjoy the maximum benefits of his or her
home without interfering with the rights of other residents to do the
same.
The basic rules and regulations, including your rights and obligations,
are set forth in the Declaration and By-Laws that were accepted by you and
your unit owner when your home was purchased. Among other things, the
Declaration and By-Laws provide that the Board of Directors may from time
to time adopt such rules and regulations as it may deem advisable for
maintenance, conservation and beautification of the property and for the
health, comfort, safety and general welfare of the owners and occupants of
the property.
This document sets forth rules and regulations in addition to those in the
Declaration of Condominium Ownership, Easements, Restrictions, Covenants,
and By-Laws of the Lake Park Plaza Condominium Association and are
approved by the Board of Directors. Deletions, additions, or alterations
to these rules may be made from time to time by the Board as it deems
advisable. Members of the Association and residents will be advised of
such changes as they occur. Within this document, regardless of the term
used to describe the occupant of a unit, such as unit owner, renter,
resident, or investor, all rules apply to anyone having any interest or
arrangement with the Lake Park Plaza Condominium Association or any of its
members.
Remember that Lake Park Plaza will only be as good a home as we make it.
Everyone should take a personal interest in the general well being of our
building in order to maintain its reputation as a fine place to live and
to enhance the value of its units.
HOUSE RULE VIOLATIONS, REPORTING & FINING PROCEDURES
The Board of Directors has established fines and fining procedures for
those who violate the rule and regulations of our building. Fines and
fining procedures are detailed below and are intended to benefit all
owners and residents. Please note that any violation which continues for
more than one day shall be considered a separate violation each day,
except as otherwise noted herein.
Please report any violation of the house rules to the doorman or the
Management Office as soon as possible after the occurrence, ideally the
same day. Provide as much written information as possible including name,
floor, unit #, description of the violation and the description of the pet
(if applicable). The doorman will include your statement in his daily
report.
The Board of Directors has set the fine for violation of any rule (except
as otherwise noted herein) at least $25 for the first offense, $50 for the
second offense, and $100 for the third and subsequent offenses. In
addition, a separate charge may be assessed reflecting the costs
associated with repairing any damage to building property caused as a
result of the violation.
Prior to the imposition of any fine or charge, the Management Office will
send a warning letter to the offender to desist from further misconduct.
Should the problem continue, the offender and/or unit owner will be given
notice and an opportunity to be heard at a hearing before the Board of
Directors. A fine is levied if the violation is confirmed or if the
offender fails to appear before the Board of Directors without a valid
reason. Procedures for subsequent offenses are the same, except those
fines are higher, as detailed above. Please note that any violation which
continues for more than one day shall be considered a separate violation
each day, except as otherwise noted herein.
The Board of Directors has set the fine for violation of any rule (except
as otherwise noted herein.) The Board of Directors has set the fine of
$50.00 for the first violation. The fine will double for subsequent
violation: i.e. 2nd violation $100.00, 3rd violation $200.00, 4th
violation $400.00. In addition, a separate charge may be assessed
reflecting the costs associated with repairing any damage to building
property caused as a result of the violation.
STATEMENT OF UNDERSTANDING
Prior to moving into the building, we require that residents
sign and return the
completed form stating they have received a copy of the House Rule of Lake
Park Plaza Condominium Association and understand they are subject to
them, as well as fines for rule violated. This form also includes pet
registration.
AFTER HOURS PHONE
The Management Office is open Monday through Friday, 9:00 a.m. to 6:00
p.m. The Building Manager or her representative is reached during those
hours at (773) 975-6020. After hours, report any emergency to the doorman
at (773) 975- 6026 (available 24 hours a day).
AMBULANCES
The doorman should be notified at (773) 975-6026 if an ambulance has been
called so that he may prevent elevator delays and facilitate emergency
personnel in reaching their destination.
ASSESSMENTS, PARKING AND MISCELLANEOUS CHARGES
Association assessments, parking and miscellaneous charges are invoiced
monthly and are due and payable on the first day of the month. An invoice
is sent to you as a courtesy; failure to receive one does not constitute
the allowance of a late payment or non-payment. A late fee of $50/month
will be added to your account if the Management Office does not receive
payment by the 15th day of the month. The prompt payment of assessments
enables the Association to pay its bills promptly and maintain an
excellent financial position and credit rating.
Failure to bring current all unpaid assessments, expenses, late charges
and other amounts may constitute a lien in favor of the Association which
can be recorded and foreclosed, and the unit owner evicted from the
premises.
BALCONIES
1. Only heavy outdoor-type furniture and accessories are permitted on the
balconies. Balconies are not to be used for storage.
2. All items on balconies must be heavy enough and secured well enough to
remain stationary during very strong winds.
3. To prevent deterioration of the concrete, no floor covering of any type
may be used. Any violation which continues for more than one week shall be
considered a separate violation each week.
4. To preserve the outward appearance of the building, residents are not
permitted to paint or otherwise alter the ceilings, floors, walls or
railings of their balconies. Also, residents are not to install any
canopy, awnings, radio or television antenna, other equipment, sign or
fixtures, or items of any kind without written permission of the
Association. Any violation which continues for more than one week shall be
considered a separate violation each week.
5. For safety reasons, plant materials are not to be affixed to the outer
side of the balcony railings. Also, as a courtesy to your neighbors,
please tend balcony plants in a manner that prevents water from
overflowing onto balconies below.
BARBECUES AND OUTDOOR COOKING
Barbecuing and other forms of cooking on balconies can be hazardous and
offensive and, therefore, are discouraged. Any resident whose outdoor
cooking becomes objectionable will be required to refrain from such
practice. All equipment must be heavy enough and secured well enough to
remain stationary during strong winds.
BICYCLES
The bicycle storage rooms are located on the ground level. All bicycles in
these rooms must be registered with the office. Upon registration you will
be given an identification sticker which must be affixed to your bicycle
and an assigned storage location. Any bicycle without a sticker or not in
their assigned spot may be removed from the storage room. The key to these
rooms is available from the doorman. For security reasons, a resident
may be asked for a picture I.D. and sign for the key. The key must be promptly
returned after use. Also for security reasons, protect all bicycles with a
strong lock and chain. The Association is not responsible for loss or
damage to bicycles.
Bikes must be taken to and from units using the service elevator. (The
passenger elevators may be used only if the service elevator is locked
out.) Bikes should be taken from the building using the rear dock door,
the White Hen Pantry door, or the doors leading to the garage. Bikes must
never be taken in or out the front door or left unattended in common
areas.
Out of respect for Lake Park Plaza Owners and Residents; to satisfy
insurance requirements; to maintain the beautification and landscaping
goals of the Association: bicycles are not to be chained to the fences at
any time or for any reason. If a bicycle is chained to the fence, just as
with an illegally parked car, we will contact the owner and they will have
fifteen (15) minutes to remove the bicycle. If the bicycle is not removed
within fifteen (15) minutes or the owner cannot be located, the bicycle
will be impounded. The bicycle can be reclaimed after the individual
reviews the bicycle rules with Management.
If a bicycle must be impounded, the owner is subject to fines in
accordance with established policy as set forth in the House Rules.
Non-Owners will be subject to a fee for reimbursement of expenses or the
Association.
BUILDING SECURITY
The following procedures are designed to make building security more
effective.
1. All visitors must sign in and be announced by the doorman and
permission received from the resident before a visitor is admitted.
2. Deliverymen and tradespeople should enter the building through the
lobby where they will receive instructions from the doorman.
3. For security reasons, do not allow access to anyone you do not know.
4. Immediately report any suspicious persons or activities in the building
to the Management Office (773) 975-6020 and/or the doorman at (773)
975-6026.
5. If you are expecting a delivery, outside service person, housekeeper,
etc., to come to your unit when you are not home and they do not have a
set of keys, please advise the Management Office or the doorman so
permanent or temporary access can be arranged.
BULLETIN BOARDS AND NOTICES
Residents wishing to post announcements or notices on the bulletin board
in the laundry room should leave a typed 3” x 5” card or a note (which
will be typed by the Management Office) with the doorman or Management
Office detailing what you wish to say. Notices will be posted on the
laundry room bulletin board for 30 days.
No other notices are allowed anywhere in the building, including flyers
under doors, unless approved by the Management Office. Bulletin boards in
the mailrooms are for use by Management only.
COLLECTION POLICY
The Board is empowered to impose penalties and collect delinquent
assessments and all other charges by suit or otherwise and to enjoin or
seek damages from a Unit Owner as is provided in the Declaration and the
By-Laws.
Any Legal expenses incurred in the collection of any account balance from
any delinquent Unit Owner shall be paid by such delinquent Owner and shall
be a charge against the Unit of said delinquent Owner. Any legal expenses
incurred in enforcing provisions of the Declaration or of the By-Laws
against any Unit Owner shall be paid by such Unit Owner and shall be a
charge against the Unit Owner against whom legal action was taken.
On or before the last day of each month, invoices for the following
month’s assessment and miscellaneous charges shall be mailed or delivered
to Unit Owners which shall be deemed late if not paid by the 15th day of
the following month.
As of the 15th of each month, a $50.00/month late fee shall be assessed to
any unit owner whose account reflects an outstanding balance. From time to
time, the Board of Directors in accordance with By-Laws may adjust the
amount of the late fee.
The Board is empowered to send a letter, approved in form by the
appropriate Association Attorney, by certified mail, return receipt
requested to the delinquent Owner when the account is forty-five (45) days
past due. Said letter (including any attachments as deemed appropriate)
shall advise the delinquent Owner of the nature of the delinquency and
that the Association will file a lien against the delinquent Owner’s unit
when the account is ninety (90) days past due and that the Association may
commence foreclosure proceedings on the lien once the account is one
hundred and twenty (120) days past due.
The Board is empowered to file a lien against the delinquent Owner’s Unit
when the account balance becomes forty-five (45) days past due. To
commence a foreclosure on the delinquent Owner’s unit when the account
balance becomes one hundred and twenty (120) days past due if the Board
determines it is in the best interest of the Association to do so.
COMMON AREAS
Common areas are all areas of the building and grounds other than
individual units, the Management Office, and the White Hen Pantry. Common
areas are governed by the established rules of the Association, including
those herein, as well as by special notices that may be authorized by the
Board of Directors from time to time.
Fire Department regulations require that hallways be kept clear of
obstructions at all times. For this, as well as for safety reasons,
personal property, including doormats and boots, are prohibited in any
part of any common area, including stairwells.
Residents are not permitted to do any decorating or hanging of signs in
any part of any common area. Rollerblading is not permitted in the Common
Areas.
Smoking is not permitted in all Common Areas.
CONSENT FOR UNIT ACCESS IN YOUR ABSENCE
If the Management Office has keys to your unit, you may arrange to have
them allow someone to have permanent or temporary access to your unit in
your absence, i.e., a housekeeper who comes once a week, a friend watering
your plants, or a real estate agent showing your unit. Please keep in mind
that the Association is not responsible for keys left with the doorman and
discourages this practice.
DECORATIONS
Decorating your home is
encouraged; however, decorating the unit door or common hallways is
strictly forbidden, based on the Chicago Fire Department.
DELIVERIES
Deliveries of supplies, goods, and packages other than by couriers shall
be made only through the rear dock door and on the service elevator.
Deliverymen should register with the doorman to receive instructions. The
Association shall not be responsible for any property delivered to or left
with any employee of the building. The Association reserves the right to
control and limit entry to the building by tradespeople, delivery people,
and sales people to minimize traffic and confusion.
DISTRIBUTION OF MATERIAL TO UNITS
With the exception of official business of the Association, no mass
distribution of printed materials and/or samples is to be made to
individual units or left in the common areas of the building without prior
approval of the Management Office.
DISTURBANCES
1. Residents and their guests shall not make any disturbing noises in the
building, nor shall they do anything that will interfere with the rights,
comfort, or convenience of other residents of the building.
Please respect your neighbors at
all times.
2. Television sets, radios, and
any and all forms of electronic devices where sound is projected through
speakers and musical instruments may be used only at such volume as
not to disturb other residents.
This equipment should not be audible outside the confines of your unit.
3. Parties within units should not disturb neighbors. Party activities
must be restrained and contained within the particular unit having the
party. Please do not leave the door to your unit open during a party. The
host or hostess of the party will be held responsible for the conduct of
guests.
4. Remodeling or construction that would cause noise audible outside the
confines of the unit is limited to certain time periods. (See “Remodeling
or Construction.”)
ELEVATORS
1. Smoking is not permitted in elevators by City Ordinance.
2. Tradespeople, service personnel, and delivery people must use the
service elevator, after having signed in at the front desk.
3. Dogs and bicycles should be taken to and from units using the service
elevator. The passenger elevators may be used only if the service elevator
is locked out.
4. Never abandon a cart on an elevator.
5. Any person moving in or out of the building must make prior
arrangements with the Management Office for the use of the service
elevator. (See “Moving” for additional information.)
6. No signs or notices are to be placed in the elevators except as
authorized by the Management Office.
7. Proper attire, including footwear, must be worn in the elevators.
Residents using the elevators going to and from the pool must wear proper
covering over their swimsuits and on their feet.
8. As a courtesy to other residents and guests, persons who have just
completed a swim or an athletic workout are requested to use the service
elevator.
EMPLOYEES OF THE ASSOCIATION
The primary responsibility of the Management Office is to carry out the
day-to-day operation of the building and the maintenance of the common
areas. Employees of the Association are under the direction of the
Management Office. Any suggestions or comments concerning the behavior or
work of any employee should be made directly to the Management Office. No
one except the Management Office or persons they so authorize may give
Association employees work or verbal orders.
EQUIPMENT AND SYSTEMS
All operating systems, including heating, ventilating, air-conditioning,
plumbing, electrical, and cable outlets shall be used only for the
purposes for which they are designed and intended. As a safety precaution,
do not overload any electrical circuit or wall outlet as this could pose a
fire hazard. A circuit breaker panel is located in each unit.
Residents shall not interfere with any building system and shall not waste
or permit any waste of water. Immediately report any water leak, including
a leaky faucet, so the leak can be fixed before any damage is caused.
EXERCISE ROOM
The exercise room is located on the second floor and is available for use
by all residents 16 and over. Guests may use the exercise room only if
accompanied by a resident. Use of the room and its equipment is at the
sole risk of the user and the Association assumes no responsibility
whatsoever for personal injury or property damage to anyone or anything.
Music may be played as long as earphones are used. The hours of use of the
exercise room are daily from 5:00 am to 10:00 PM. Residents must use their
common element key to enter the exercise room. No one under the age of 16
will be permitted to use the exercise room under any circumstances.
GARBAGE AND REFUSE
1. A recycling program is in place for glass, newspapers, aluminum and tin
cans, and plastic bottles. Residents are encouraged to participate in this
program. Newspapers should be deposited in designated containers in the
garage or by the service elevator on the first floor. Aluminum cans, tin
cans, glass and plastic containers should be rinsed out and deposited in
the designated containers in the garage or by the service elevator on the
first floor. Please contact the Management Office for detailed information
about this program.
2. All other garbage and refuse must be wrapped or securely bagged and
deposited in the trash chute. Be sure that refuse placed in the chute
clears the flap and actually drops. Do not leave anything on the chute
room floor or service elevator landing.
3. Never throw a lighted object or explosive material down the chute.
4. Items that are too large for
the garbage chute, such as boxes, furniture, bed frames, or large
appliances, must be taken down to the dumpster in the garage or the back
loading dock dumpster. These items do not include construction debris such
as cabinets, carpet, etc. These items must be completely removed from any
and all building areas by either the resident or their contractor.
Residents and contractors are NOT allowed to leave any garbage or debris
in the freight elevator area. Any charges incurred by LAKE PARK PLAZA will
be charged back to the unit owner. Do not force anything into the chute
that is too large to clear the chute door.
HALLWAYS
Common hallways must maintain a clean and clutter free environment. This
includes no shoes, entry mats, umbrellas, or any other debris.
HOSPITALITY ROOM
The Hospitality Room is located on the second floor and is available by
reservation for rental by all residents.
Reservations should be made at least two weeks in advance with the
Management Office. The fee to use the room is $100.00 and a $200.00
security deposit is required in the form of a cashier’s check, money
order, or a certified check together with the completion of the
Hospitality Room Agreement form available in the Management Office.
All parties must be concluded by 11:00 PM Sunday through Thursday
evenings, and by 2:00am Friday and Saturday evenings. All music must be
turned off at Midnight for a party held on Friday evening, 1:00 am for a
party held on Saturday evening and 11:00 PM for parties held on Sunday
through Thursday evenings. The volume of the music shall be so as not to
disturb the average reasonable resident of the building. NO LIVE MUSIC
will be permitted under any circumstances. Violation of the music portion
of this rule will result in forfeiture of the entire deposit; there will
be no exceptions.
INSURANCE REQUIREMENT
All unit owners are required to obtain insurance covering their personal
liability and compensatory (not consequential) damages to another Unit
caused by the negligence of the Unit Owner or his/her guests, residents,
or invitees, or their liability, regardless of any negligence, arising
from the use or operation of the Unit. Unit coverage shall be an amount no
less than $250,000.00. Proof of said insurance must be submitted to the
Association upon request.
The personal liability of a Unit Owner or Association member must include
the deductible of the Unit Owner whose Unit was damaged, any damage not
covered by insurance carried by the Association under Section 12 of the
Illinois Condominium Property Act, as well as the decorating, painting,
wall and floor coverings, trim, appliances, equipment, and other
furnishings to another Unit or the Common Elements.
All Unit-to-Unit damage claims shall be disputed and handled between Unit
Owners and their respective insurance companies and/or legal counsel. If
the homeowner who is responsible for damages does not hold a current
insurance policy with coverage as described above, the Association will
pay for repairs to the Common Elements and charge back the Unit Owner for
all costs involved. Subject to notice and an opportunity for a hearing, a
violation fine of $200.00 will be assessed to said Unit Owner for his/her
failure to carry proper insurance.
In the event the Unit Owner does not purchase and produce evidence of
insurance required by this rule within the thirty (30) day period from the
adoption of this rule, the Board may, in its sole discretion, purchase the
insurance coverage and charge the premium cost back to the Unit Owner.
LAUNDRY FACILITIES
Laundry facilities are located in the basement and are for use by
residents only. The laundry room contains 26 coin-operated washers and 13
dryers. Please help keep the room clean.
The laundry room is open 24 hours, six days a week. The laundry room is
closed on Tuesday from 12:01 am to 6:00 am, for cleaning. No one will be
allowed into or to use the laundry room during the cleaning time. There
will be no exceptions.
For better security, the laundry room is locked at all times. Residents
must use their common area key to gain entrance to the laundry room.
1. Inoperative machines should be reported
by noting the problem on the
chalkboard or by completing
the "Out of Order Ticket." Please hang the top portion of the form on the
inoperative machine and forward the bottom half to the Management Office.
The laundry machine company will be notified and your money will be
refunded.
2. Do not use any dye in the washers.
3. In consideration of other residents, please remove your laundry from
washers and dryers as soon as the cycles are completed.
4. The Association is not responsible for lost or damaged clothing.
5. At no time are pets allowed in the laundry room.
STORAGE LOCKERS
Each unit is entitled to one locker. Residents must supply their own lock.
Lockers are located in the basement area and are assigned by the
Management Office. Locker room keys are available from the doorman. For
security reasons, you must show a picture I.D. and sign for the key. The
key should be promptly returned after use.
Chicago Fire Department regulations prohibit the storage of explosive and
flammable materials in lockers. This includes, but is not limited to:
paint, paint thinner, aerosol, cans, cleaning fluids, gasoline,
ammunitions, liquor, excelsior, and other packing materials.
Storage of any articles in the aisles is prohibited. The Management Office
reserves the right to remove any such articles without notice.
All lockers must be emptied on your moving day to ensure space is
available for incoming residents. Any remaining items will be discarded
after 30 days.
MAINTENANCE AND SERVICE
Specific inquiries and requests for service should be directed to the
Management Office at (773) 975-6020, weekdays from 9:00 am to 6:00 PM, or
you may complete a Request for Service form available at the doorman’s
station. (In the Building Manager’s absence, the receptionist can take
messages and/or requests for service during regular working hours.)
Written work orders will be prepared by the Management Office for all work
to be performed in a unit.
Service requests, other than emergencies, will be performed during weekday
hours. For those residents who work during those hours and who wish to be
home when service is performed, limited special arrangements can be made
with the Management Office for Saturday service.
Some maintenance work will require a charge. The charge is not always
known in advance as the parts used in the actual repair determine it.
Non-resident owners should complete a maintenance request charge form.
This form will either allow the renter to authorize minor, necessary
repairs or list a number where the owner can be reached to authorize the
repair. Unit owners residing in the building may have the repair charges
on their assessment billing provided they are current with all fees.
In the event of an after-hours emergency, such as water leakage or
electrical failure, please notify the doorman immediately at (773)
975-6026, available 24 hours a day.
MOVING
Moving is permitted Monday through Friday in two shifts, 9:00 am through
1:00 PM and 1:00 PM through 5:00 PM and on Saturday between the hours of
9:00 am and 1:00 PM only. Moving is
not allowed on Sunday and/or all legal holidays. NO EXCEPTIONS!
Any person moving in or out of the building must make prior arrangements
with the Management Office for the use of the service elevator. These
arrangements should be made as soon as your moving plans are completed.
The Association requires a security guard for all move ins and move outs
and that the cost of the security guard shall be absorbed by the person
moving in or out. Fees for a resident moving into the building are $150.00
plus $100 deposit, which will be returned if there is no damage to
building property, i.e., doors, hallways, elevators, etc. during the move
or overtime charges.
A $150.00 move out fee is charged to any resident moving out of the
building plus $100.00 deposit, which will be returned if there is no
damage to building property, i.e., doors, hallways, elevators, etc.,
during the move. Any additional move in or move out time over four (4)
hours will be charged at a rate of $25.00 per hour. All moves must be over
by 6:00 p.m. Residents moving from one unit to another within the building
will be charged a $50.00 transfer fee.
All move outs must be paid with a certified check, cashiers check or money
order, three (3) days in advance prior to the move. These fees will be
used to cover the cost of the security guard as well as administrative
costs incurred by the Association when new residents move in, out or
change units within the building.
In the event of a move is attempted in violation of any Association rule,
the Management Office is authorized to disconnect the electricity to the
service elevator. (See “Selling or leasing your unit.”)
Residents are responsible for any damage to the common areas caused by
themselves or their movers, employees, or agents when moving in or out of
the building. Deposits will not be returned if any damage occurs.
PARKING – FRONT DRIVE AND REAR DOCK
Parking in the front driveway at the entrance of the building is permitted
only for the pick-up and discharge of passengers. Remember that this drive
is also a fire lane for the building. Parking in the rear dock area is
restricted to delivery and moving vehicles; upon arrival, the driver must
register with the doorman.
All persons parking in the front driveway must sign their name and unit
number in the book at the doorman’s station. The maximum time you are
allowed to park in the front driveway is 15 minutes. After 15 minutes, a
violation sticker will be adhered to the side window. After 30 minutes,
the car will be towed at the owner’s expense. The driveway must be kept
open at all time for emergency vehicles. Permitting parking in front of
the building for a few minutes is a consideration given to residents and
should not be violated.
Any vehicle parked in the driveway or the rear dock area without the
doorman’s knowledge will immediately be towed away at the vehicle owner’s
expense.
Residents and guests are urged to refrain from unwarranted use of their
horns in the driveway or dock area at any time.
In order to avoid any problems or embarrassment, residents are encouraged
to advise their guests of the front driveway parking restrictions, as well
as the option of parking in the garage.
The doormen have been instructed to enforce these rules. Please remember
that they are employees following instructions and should not be asked for
special parking consideration.
PARKING – GARAGE
The Board of Directors shall have full authority to operate, manage and
use the garage for and on behalf of all residents.
1. There are two types of parking: valet and self-park.
2. Any resident who desires monthly parking in the garage must register
their vehicle with garage management and affix a decal to the vehicle as
directed.
3. Parking in the garage without a garage decal or charge ticket (guests)
is prohibited, and such unauthorized vehicle may be immediately towed from
the garage.
4. Parkers shall not acquire any easement rights to use a particular
space, and spaces may be assigned or reassigned at the sole discretion of
garage management.
5. Moving any vehicle, other than your own, is prohibited.
6. All vehicles are to be parked and retrieved by garage attendants only,
except for self-park vehicles.
7. Valet parkers are prohibited from driving their vehicles to or from the
basement or ground level parking areas. Any valet parker who violates this
rule will be held responsible for any damage done as a result of the
violation.
8. Valet parkers must not remove the keys from their car. If this occurs,
the vehicle may be towed at the owner’s expense.
9. Self-parkers must park only in their assigned stall and in such a
manner that does not use more than their assigned stall. Self-parkers must
drive safely and cautiously in the garage and not over 5 miles per hour
and have lights on at all times. Yield right-of-way as in normal driving.
10. Loading and unloading of vehicles in the garage will be in an area so
designated by garage management.
11. All vehicle damage must be reported to the garage management prior to
the vehicle leaving the garage premises or the garage management shall be
relieved of all responsibility for said damage.
12. Parking privileges cannot be
transferred by the resident to any other person.
13. If the garage management determines a vehicle is unsafe to drive in
the garage (e.g., bad brakes, no horn, and no lights) that vehicle will be
so tagged and will not be permitted into the garage until all safety
defects are corrected.
14. Neither the Board of Directors, the Association, nor garage
management, will be responsible for any articles left in a vehicle in the
garage.
15. A motorcycle may be parked in the garage for a monthly parking charge,
depending on the availability of space.
16. In the event more residents desire monthly parking than there are
spaces available, said spaces shall be allocated one per unit, and if
after such allocation spaces are still unavailable, this will be handled
in such a manner and according to such priority as determined by the Board
of Directors.
17. The Board of Directors has the authority to set different rates for
different classifications of parkers. All garage fees are due on the first
day of the month. If payment is not received
by the 15th of the month, a $25.00
late fee will be assessed automatically. If payment is not received by 45
days, the car decal
will be removed, garage privileges will be denied, the car will be subject
to removal and collection procedures will be instituted.
18. Valet parking services are available for guests of residents. Guest
parking rates are posted in the garage and are subject to change by the
Board of Directors. A time-stamped claim check will be issued each guest
parker upon arrival. Payment may be made in one of two ways: cash or
charge to a resident’s account (as indicated by resident’s
signature on claim check)
by pre-paid coupons
applied to the claim check by a resident.
[Effective
3/1/2010]
PETS
The following rules and regulations apply to all pets kept in units by
residents and
their guests:
1. Each resident is responsible for any personal injury or property damage
caused by their pet or any other pet brought to the premises by them or
their guests. Each resident shall idemnify the Association and its agents
and hold them harmless against the claims, actions, loss, or liability of
any kind whatsoever, including reasonable attorney’s fees, that arise from
the privilege of maintaining a pet within the condominium property.
2. Except for those pets registered with the Management Office by
September 6, 2002, no pet may weigh more than 50 pounds when full grown.
3. Only animals commonly considered household pets may be kept in the
units. This is limited to dogs, cats, birds and fish.
4. The number of pets is limited to "two" in any one unit. This definition
shall refer to a maximum of a.) two dogs, or b.) two cats, or c.) one dog
and one cat in any one unit.
5. All pets, with the exception of birds and fish, must be registered with
the Management Office and evidence of inoculation compliance with city
ordinances must be presented. New residents must register their pets prior
to moving into the building. This is for the health and well being of each
and every pet, as well as for the benefit of all residents of the
building. Forms are available in the Management Office and may be revised
from time to time.
6. All dog owners will be required to complete and sign a registration
form with the Management Office annually beginning September 6, 2002. The
dog owner will receive an LPP registration tag that the dog must wear in
the common areas or on the building grounds. A registration fee of $60 per
dog is due at this time on an annual basis. Any resident bringing a new
dog into the building after September 6, 2002 must pay a non-refundable
one time move-in fee of $100.00.
7. All pets must be on a short leash, carried, or in a pet carrier when in
any common area of the building or on the buildings grounds. Pet owners or
keepers must clean up after their pet and dispose of the refuse properly.
It is the responsibility of dog owners to use the special graveled area
located on Pine Grove Avenue for their dogs. There is also a special
trashcan for dog refuse on the elevated platform near the graveled area.
8. Pet may not be taken through the front door at any time, under any
circumstances. All pets must be brought into and out of the building
through the rear dock door, the garage pedestrian door, or the White Hen
Pantry door. (The White Hen Pantry door is open during posted White Hen
Pantry hours.) Pets may be taken through the lobby only en-route directly
to or from the garage and only if they are on a leash, carried, or in a
pet carrier. Pets are not permitted to linger anywhere in the lobby,
including the mailbox area. They are not permitted anywhere on the second
floor of the building, the party room, the exercise room, the laundry
room, the bicycle rooms, the locker rooms, the swimming pool, the sun
deck, or the tennis courts. Pets are not to walk on or otherwise use the
building lawns or landscapes.
9. Pets must be taken in and out of the units on the service elevator
only. When the service elevator is locked or not in service, pets may be
taken on the passenger elevators on a short leash, carried, or in a pet
carrier. However because other residents and unit owners may be allergic
or afraid of pets, waiting for a passenger elevator with few or no
passengers is requested.
10. Residents must check in all visiting pets at the front desk.
11. Any resident who fails to comply with House Rules concerning pets may
be assessed a fine, as stated in the collection policy, after notice and
an opportunity for a hearing; and the fine shall be subject to a late fee
policy of the association.
12. Unit Owners shall be responsible for pet fines incurred by their
tenant. Tenants not in compliance with House Rules concerning pets will be
notified in writing, and will subject the unit in which they are residing
to a fine for each violation, or further action at the discretion of the
Board of Directors up to and including eviction of the pet and/or tenant.
13. Owners of pets causing prolonged or frequent disturbances to
residents of Lake Park Plaza, or in any way constituting a nuisance will
be subject to written notification and continued violations will be
subject to a fine after a notice and an opportunity for a hearing, and/or
eviction of the pet.
14. A cleaning fee of $25.00 shall be levied on any resident who permits
his or her pet to defecate or urinate on the property of the Condominium
Association. This fee shall be assessed by Management and shall be subject
to the late fee policy of the Condominium Association, including any
additional legal fees.
15. It shall be the responsibility of the Board of Directors to determine
what action may be taken against pet owners who repeatedly violate the
rules. Please remember that the Association is provided with legal
remedies to enforce all pet rules and regulations, which includes without
limitation, levying of fines and the removal of a pet from the building
upon a three days written notice from the Board.
PROPER ATTIRE
1. Wearing loungewear such as a bathrobe, pajamas, etc., in all common
area is prohibited.
2. Foot coverings are required in all common areas.
3. Swimsuit coverings are required in all common areas of the building.
4. For safety reasons, dripping wet swimsuits are prohibited in all common
areas, including elevators.
RECEIVING ROOM
All courier packages can be received by the doorman and held for you in
the receiving room. A note will be left in/on your mailbox, and you may
retrieve your package from the doorman 24 hours a day. Due to the small
size of the room, large packages (such as furniture, lamps, etc.) cannot
be accepted in the room; they must be delivered directly to the unit.
REMODELING OR CONSTRUCTION
These rules provide a minimum
guideline and shall not be construed as an all-inclusive list of
regulations requirements. The purpose of these rules is to protect the
safety and comfort of all residents and to preserve the integrity of the
building's structure and the elements which are community property. Unit
owners are responsible for the actions of and damages caused by their
contractors. The following rules are strictly enforced by the LPP
Association.
1. All plans for remodeling and/or construction must be submitted to the
Management Office for review,
including a "DETAIL" scope of work and any and all architectural designs
must be provided at least 30 days prior to the planned
commencement of remodeling or construction. They Board reserves the right
to have major construction plans reviewed by an independent architect
whose charges must be paid by the resident. Remodeling/construction may
not commence until Management/Board approval is received. A reasonable
schedule for completion must also be submitted and followed.
2. All work must conform to Chicago Plumbing, Electrical and Building
Codes, as well as to requirements set forth in the Condominium Declaration
and By-Laws.
3. Construction work must only be performed in the units-not in any common
areas such as hallways, stairwells, loading dock, or storage areas.
4. The contractor or resident must remove construction debris from the
premises. Any charges incurred by the building for such removal may be
billed to the resident. No construction debris may be thrown down the
garbage chute.
5. All contractors should be informed that all materials must be brought
through the rear dock entrance and taken to the unit via the service
elevator. Major deliveries must be scheduled with the Management Office to
ensure availability of the service elevator.
6. The rear dock door is only for delivering or picking up materials and
may not be used as a parking area. (See “Parking-Front.”)
7. Common areas, such as hallway carpets and walls, should be protected
from damage when delivering or removing materials.
8. Any damage to common areas will be charges to unit owner.
9. Hand trucks or dollies must be used to move materials and only on the
service elevator. Material should not be dragged across common area
floors.
10. Any plumbing shut down must be scheduled with the Management Office at
least two days in advance.
11. New faucets installed must have individual and separate shut off
valves. Any violation of this rule that continues for more than one week
shall be considered a separate violation each week.
12. Hard surface floor covering (other than in bath and powder rooms) must
have a sound-absorbent under-cushion installed to prevent transmission of
noise to the unit below. This under-cushioning must have a sound
transmission or impact coefficient insulation equal to 60. The Management
Office has information on various types of sound-absorbing systems. Prior
approval of such installation must be obtained from the Board. If prior
approval is not obtained, the Board may require removal of the
non-confirming floor, or covering of the non-conforming floor with carpet.
Any violation of this rule that continues for more than one week shall be
considered a separate violation each week.
13. Building personnel will be instructed by the Management Office not to
permit tradespeople into the building to work in units if owners have not
complied with the rules and regulations for remodeling and construction.
14. Unit owners must obtain a certificate of insurance from all
contractors working in their units. The certificate must list Lake Park
Plaza Condominium Association and Chicagoland Management and Realty, as
additional insured, not as certificate holders.
15. All construction and remodeling that would cause noise audible outside
the unit will be limited to the time periods: Monday through Friday – 8:00
am to 5:00 PM and Saturday – Noon to 5:00 PM.
16. The unit for which a water shut-down of a tier is
requested, for construction and/or remodeling purposes, will be charged a
$50 service fee.
(added 3-17-2004)
SELLING OR LEASING YOUR UNIT
It is imperative that unit owners who plan to lease or sell their unit
follow the specific guidelines set forth below. These procedures must be
followed according to the Declaration and By-Laws of the Lake Park Plaza
Condominium Association.
Please understand that these provisions and procedures are for the
protection and welfare of all unit owners.
1. According to our Declaration, Article VIII, Page 6:
“If a Unit Owner….Lease a Unit, a copy of such lease and a credit report
on the respective tenant shall be furnished to the Board within ten (10)
days after execution thereof. The lessee under such a lease shall be bound
by and shall be subject to all of the non-monetary obligations of the Unit
Owner-Lessor under the Condominium Instruments and each such lease shall
expressly so provide. The Unit Owner-Lessor shall not be relieved thereby
from any said obligations. Any privileges established by the Board for use
of the Recreational Facilities or other Common areas shall be accorded to
either the Unit Owner or the lessee as proved by the Unit Owner and the
lease. The Board shall not be obligated to extend such privileges to both
the Unit Owner and the lessee.
2. An owner who intends to lease a unit must supply the Management Office
with certain information on the intended lessee. Also, a Lease and Credit
Report must be submitted to the Management Office prior to the tenant’s
move-in date. If this information is not supplied to the Management Office
the acknowledgement that the renter is a resident of the building will not
be given and they will not be allowed use of the facilities and amenities
of the building, including the service elevator. (See “Moving.”)
3. An owner who intends to lease a unit is responsible for informing the
intended lessee regarding the House Rules of the Association. Failure to
do does not relieve the owner or lessee from responsibility for abiding by
such rules.
4. Prior to moving into the building, residents must complete and return
the form provided stating they have received a copy of the House Rules and
understand they are subject to them, as well as to fines for rule
violations. This form also includes specific statements regarding the
Association’s pet rules, including registration of pets.
5. In case of the sale or lease of a unit, the House Rules should remain
with the unit. The Board of Directors reserves the right to charge a fee
for additional copies of the House Rules.
SHOPPING CARTS
For your convenience, shopping carts are available for your temporary use.
These carts are located in the garage office area and are numbered. As you
go by the doorman’s station, you must sign your name, unit #, and the time
in the sign-out sheet. Carts should be taken to and from units preferably
using the service elevator, whenever the service elevator is not locked
out. Please return carts to the garage office area immediately after use.
If a cart is not returned within 30 minutes, or is found abandoned, the
responsible party will be fined to offset building personnel’s time in
locating and returning the cart. The responsible party will also be
charged for any damage that may have been caused by the cart while signed
out to them. Please cooperate with your doorman.
SMOKING
Smoking in common areas, stairwells and the garage is strictly prohibited
according to Fire Department regulations. Please extinguish cigarettes
prior to entering the building or leaving your unit.
SWIMMING POOL
Pool membership information, including application and rules will be
provided to all residents each spring. The Board of Directors will
determine membership fees and hours of operation. The pool is generally
open from Memorial Day weekend through Labor Day weekend.
TELEVISION RECEPTION AND CABLE TV
Lake Park Plaza is serviced by a master television antenna system, which
includes the availability of optional subscription cable TV. In order to
prevent damage to this system and poor reception by both you and your
neighbors, please contact the Management Office before connecting any TV
set to the system. If you desire optional subscription cable TV, please
contact the customer service department of the cable TV provider. (See
Telephone Directory)
TENNIS COURT
1. The tennis court is available to all residents and their guests on a
first-come, first-serve basis. Residents must accompany guests. An adult
must supervise children under 12.
2. Please limit your play to one hour when others are waiting.
3. Only tennis shoes may be worn on the court.
4. Persons using the court who are not member of the pool may not use the
pool area of the sun deck for recreational or swimming privileges.
UNIT KEYS HELD BY MANAGEMENT
Lake Park Plaza does not have a master key system. Unit owners and
residents are encouraged to provide Management with keys to their units in
the event of an emergency, as well as to facilitate building personnel
completing service requests in their units.
Building maintenance employees will only be allowed access to units for
service request made by unit owners or residents, or in the event of an
emergency. If you do not leave a key with the Management Office and we
have to enter your unit in an emergency, any repairs to the door are the
owner’s responsibility.
A unit owner/resident is solely responsible for keys left for pick up by
another party at the front desk. The Association discourages this
practice.
WASHERS AND DRYERS IN UNIT
Due to the limited capacity of the aging pipes, placing washers and dryers
in units is prohibited as of December 3, 2008. Lake Park Plaza has a
laundry facility located in the lower level of the community. All units
that contain a washer and dryer are considered "Grandfathered" to said
unit. Any additional units attempting to install a washer and/or dryer
will be fined and legal action to remove said appliances will be
administered by the LPP legal office at the expense of the violators' unit
owner.
WATER FURNITURE
Residents shall not install or place on the premises any item of “water
furniture.” Water furniture refers to any bed, mattress, chair, sofa, or
other item of furniture that contains as part of its elements any
substance in a liquid state. Any violation will be assessed a fine for
each week it continues.
Fish aquariums are allowed on the premises, however, any damage to common
areas or other units caused by them will be the responsibility of the
unit.
WINDOW TREATMENT
In order to preserve a uniform appearance of the building exterior, all
windows in all units should have window coverings, and the exterior color
should be neutral to the outside appearance of the building. Any violation
of this rule that continues for more than one week shall be considered a
separate violation each week.
Updated
06/18/2010