GOLD COAST GALLERIA CONDOMINIUM ASSOCIATION
RULES AND REGULATIONS
As Amended and Adopted August 5, 2015 r
TABLE OF CONTENTS
Introduction Pg. 3 Exterminating Pg. 28 Building Access “ Fire Extinguishers and Smoke Detectors Pg. 29 Basic Entry Procedures “ Plumbing Facilities “ Deliveries, Guests, and Service Access “ Ventilation “ Guests and Non-Residents Pg. 5 Waste Disposal “ Keys, Locks, Security Systems, Lockouts “ Window Washing Pg. 30 Elevators Pg. 6 Emergency Procedures Pg. 31 Security Pg. 7 Emergency Numbers “ Solicitation “ Fire Safety “ Common Elements-Use & Restrictions “ Ambulances “ Advertisements, Communications, and Solicitations Pg, 8 Water Emergencies/Leaks “ Balconies “ Damages to Personal or Common Property/Insurance Pg. 32 Bicycles, Tricycles, Rollerblades Pg. 9 Enforcement Pg. 33 Exterior Appearance and Attachments “ Rule Violation Enforcement “ HVAC Pg, 10 Fines “ Lobby Appearance “ Rules Regarding Elections Pg. 34 Hallways, Stairwells, and Lobby “ Nominations of Candidates “ Mail Pg. 11 Qualifications “ Parking “ Election Inspectors “ Unit Occupancy-Use & Restrictions “ Election & Tabulation of Ballots “ General Use and Restrictions “ Results of Election “ Interior Appearance Pg. 12 Campaign Rules “ Construction and Remodeling “ Conclusion Pg. 35 Drain Cleaners Pg. 13 Useful Telephone Numbers “ Employees of Residents “ Index Pg. 36 Jacuzzi/Hot Tubs “ Musical Instruments “ Noise/ Nuisances “ Washers and Dryers Pg. 14 Water Furniture “ Windows “ Pets “ General Restrictions and Pet Registration Pg. 15 Visiting Pets Pg.17 Amenities “ Sundeck “ Cable/Satellite Television Pg.18 Laundry Room “ Luggage Carts “ Assessments & Collections Pg.19 Monthly Statements “ Due Date & Late Fee “ Non-Sufficient Funds Check “ Collection of Past Due Accounts “ Sales, Leasing & Refinancing Procedures Pg.20 Sales of Units “ Mortgage Disclosure Forms & Refinancing “ Leases and Owner Responsibility Pg. 21 Open House, Estate Sales, and Auctions Pg. 23 Moving “ Management & Building Staff Pg. 25 Doormen “ Maintenance Personnel Pg. 25 Building Manager and Management Office Pg. 26 Employee Problems/Complaints/Communication “ Gratuities Pg. 27 Building Operations “ Maintenance and Repairs/Work Orders “
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I. INTRODUCTION
There are 331 apartments at the Gold Coast Galleria occupied by Unit Owners or their lessees, each of whom is entitled to the same degree of courtesy and consideration. The furniture and facilities in the Common Elements are jointly owned. In all maintenance and redecorating of common areas, the Association strives to maintain the original appearance of the building. You, as well as other Owners, have a proprietary interest in the maintenance of the premises and the enjoyment of its facilities. For those reasons, the Board of Directors has adopted the rules on this and the following pages.
If you need help in interpreting or understanding the rules, or if you have any questions at all, please feel free to contact the building manager at 312-482-9793.
The rules contained herein supersede and take precedence over any and all rules distributed in this building prior to the date these rules are approved by the Board of Directors and distributed to the unit owners. II. BUILDING ACCESS
Basic Entry Procedures
The Gold Coast Galleria main lobby entrance on Maple Street is for residents and guests only. The alleyway service entrance is to be used by all workmen and for all deliveries, with the exception of cooked food, medical supplies, and envelopes delivered by courier.
As provided by the Illinois Condominium Property Act, the Association and its agents have the right to access and enter any unit whenever necessary for maintenance, repair or replacement of any common elements, or for making emergency repairs necessary to prevent damage to the common elements or other units.
Deliveries, Guests, and Service Access
The doorman will oversee entry authorization to the common areas and resident units at all times. In most cases this will be done with the use of a Permission to Enter Slip. No one will be allowed access to the common areas or units, unless the resident has filed a written Permission to Enter Slip with the Doormen’s Station or the management office. Also, the staff has the right to ask for a valid form of photo identification from an owner or resident when a Permission to Enter Form is accepted.
Unit owners or residents who have authorized an individual(s) to have permanent entry to their unit should provide that person(s) with keys to enter the unit. THE MANAGEMENT OFFICE AND DOORMEN MAY NOT HOLD KEYS FOR ANYONE AT ANY TIME, FOR ANY REASON. A Permission to Enter Slip must still be on file regardless. Should a resident wish to change the permanent entry status of any guest, they should inform the Doormen’s Station immediately.
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WHEN GUESTS OR NON-RESIDENTS REQUEST BUILDING ACCESS, A VALID FORM OF IDENTIFICATION MUST BE PRESENTED. IF THEIR IDENTITY IS CONFIRMED AND A CURRENT PERMISSION TO ENTER SLIP IS ON FILE FOR THAT INDIVIDUAL THEY WILL BE ALLOWED ACCESS.
The resident can arrange to have grocery or perishable item deliveries made to the Doormen’s Station for pre-arranged and immediate pick-up. These items cannot be left with the doorman for any reason. If the resident is not present, a Permission to Enter Slip should be filed for individuals who need to provide such service. If the resident is present for a delivery (i.e. pizza), the doorman can call the resident to confirm and allow access.
All package type/non-mailbox deliveries (Messenger, UPS, FedEx, Airborne Express) and other day to day deliveries by the US Postal Service that can not fit in the mailboxes, will be logged in with the Doorman’s Station and a slip will be placed in your mailbox announcing your package. The Association’s staff, Management, and Board of Directors will not be held responsible or liable for the replacement of lost, stolen, or damaged items.
Packages will not be left with Management or the Staff for return or to be sent out. Such items must be arranged for pick up by the Owner or Resident.
Flower deliveries can be made to the doorman’s station. These will not be held for longer than 24 hours.
Furniture, appliances or other large items scheduled for deliveries or moves must be scheduled through the management office. Residents must arrange for such deliveries and/or moves with management office during normal business hours to schedule use of the loading dock and the freight elevator.
Association employees will not accompany any person, including service or delivery persons, to a unit. Likewise, employees will not sign for a delivery to a unit. Likewise they should not be asked or expected to make deliveries to units or on behalf or residents. Association employees are prohibited from accepting cash or C.O.D deliveries. Packages being held in the delivery room will not be available for pick-up when the delivery room operator is not present, or if the delivery room is closed.
The Association, Board of Directors, its agent or employees are not responsible for the receipt of, loss, damage or any adverse condition of deliveries. The freight elevator will be available for use Monday through Friday, 8:00 am to 8:00 pm and Saturday and Sunday, 10:00 am to 6:00 pm.
Packages and deliveries will not be accepted by the door staff for Owners who are in collections for unpaid assessments.
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Guests & Non-Residents In order to be permitted access to the building or any residential Unit when authorization via the lobby phone is unavailable, a non-Resident must either be accompanied by a Resident, or must have prior written authorization from the Unit Owner. Permission to Enter Slips can be obtained from the Management Office or Doormen’s Station. These slips will stay on file with the Doormen’s Station until they expire or until the owner or resident cancels them.
All guests and invitees of Residents or Unit Owners are responsible for complying with all Association rules during their visit. Unit Owners and Residents are responsible for the actions and behavior of their guests and invitees. No acts or violence nor threat of violence made by guests or Unit Owners against property or other building occupants or personnel will be tolerated.
Keys, Locks, Security Systems, Lockouts
A duplicate key must be furnished to the Management Office if Unit locks are altered or changed. If Management is not provided with a key or access code to a Unit, and is required to make a forced entry, the Unit Owner – and not the Management or the Association – will bear the expense of repairing any damage incurred.
Keys can be provided during business hours by management or after hours by maintenance to Owners or occupants only. However, if keys are required after normal office hours, it will be treated as a lockout. Owners are encouraged to provide their neighbors, employees, or regular guests with a key.
Owners installing private alarm systems for their Units must notify Management prior to installation. Security codes must be registered with the Management Office to allow entry in the event of an emergency.
Individual security systems that are disruptive to other Residents are not permitted. Unit Owners are responsible for any costs incurred in removing such systems or modifying them in order to eliminate the disruption.
Keys of any type, nature, or purpose will not be left by any individual with the staff or Management at anytime. Nor will the staff accept keys for any reason. Individuals needing to pick up or deliver keys should be left a permission to enter slip (for your apartment) at the Doorman Station.
Owners shall be entitled to two (2) free lockouts per calendar year, however, any additional lockouts will result in a charge of $15.00 to the unit owner’s account. This fee shall be charged for each lockout that occurs, 24 hours a day, 365 days a year.
Unit and mailbox keys may only be checked out to the occupant of the unit on record in the Management Office. Keys may not be checked out to cleaning service personnel, real estate agents, contractors, family members, friends, or guests.
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Owners who are in collections must provide a money order or cashier’s check in the amount of $15.00 made payable to the Gold Coast Galleria Condominium Association to the doorperson on staff prior to a lockout being performed. Cash, credit cards, or personal checks will not be accepted.
Elevators
One freight and three passenger elevators are located in the building for the use of residents and occupants of the building. The passenger elevators are exclusively for the use of residents living on the 7th through 34th floors.
Strict adherence to the following guidelines for use of the Passenger and Service/Freight elevators is required of Residents and their guests:
1. City Ordinance prohibits smoking or carrying of lighted smoking materials. 2. Signs, posters, advertisement and notices other than those installed by Management are prohibited on elevators. 3. Eating and drinking in elevators is not permitted. 4. Open containers of alcohol are not permitted on the elevators or in common areas. 5. Residents should not allow children to play in elevators, and small children unable to reach the emergency button are not permitted on elevators unescorted. 6. Proper attire including shoes and cover ups must be worn at all times in the elevators and must be free of excess water. 7. The Service Elevator must be used for moving in, out, or within the Building and may not be used for moving without prior scheduled time with the Management Office. 8. When moving in, out, or within the building is required, the service elevator must be reserved in advance by contacting the Management Office. When moving into the building, a non-refundable $350.00 move in fee and $150.00 administrative fee will be billed to the unit owner. When moving out or transferring to another unit, a $100 move out fee will be charged. For any occupancy change, a $150 administrative transfer fee will be charged. A $200 refundable deposit in the form of a money order or cashier’s check must be submitted by any owner selling his/her unit. For all other moves, no deposit will be collected; however, any damages will be billed back directly to unit owner. Building personnel will perform a pre and post inspection to check for any damage once the move is complete. If damage has occurred, the cost will be billed back to the unit owner’s ledger and/or taken out of the deposit, if applicable. Nothing contained in this rule shall be construed to mean that Unit Owner’s liability for damages is limited to the amount of the security deposit. (SEE MOVING) 9. Tenants and new Unit Owners will not be permitted to use an elevator for any move until they have complied with all applicable rules including requested informational forms. (SEE SALES AND LEASING PROCEDURES)
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10. A move in fee of $100.00 shall apply if only one freight elevator trip is required to transport all personal items when taking occupancy in a unit. The use of luggage carts or any other device to transport personal items via the passenger elevators when moving is strictly prohibited and may result in a Notice of Violation. The use of the freight elevator will be monitored by the building staff. If more than one trip is required, the full $350.00 move in fee shall apply. A $150.00 Administrative Fee shall be charged to the owner of record when any individual takes occupancy in the building regardless of the usage of the freight elevator.
11. Furniture, appliances or other large items scheduled for delivery, must be scheduled through the management office. Residents must arrange for such deliveries with management office during normal business hours to schedule use of the loading dock and the freight elevator. No fees are associated are with this type of activity.
12. Construction workers and vendors must use the freight elevator for transport of all tools, equipment and materials. (SEE CONSTRUCTION SECTION and please review the CONSTRUCTION PACKET, which is available on the Association’s website at www.GoldCoastGalleria.com)
Security
The security of building residents and their property is of paramount concern to the Association. Observing the following guidelines helps all of us to accomplish this goal:
1. Doormen must announce all visitors. 2. If you do not recognize someone as a Resident, do not let him or her in the building. 3. Keep the service entrance doors closed at all times. 4. Clear all deliveries through the Management Office. 5. Report all suspicious activity immediately to the doorman. Do not attempt to remove suspicious people from the premises yourself.
Solicitation
No solicitation by Residents is permitted without written permission of the board (with the exception of Halloween trick or treating of consenting Residents between the hours of 3:00p.m. and 8:00p.m. on October 31). III. COMMON ELEMENTS USE AND RESTRICTIONS
The Common Elements of the Building are defined in the Declaration and are owned by all Unit Owners in the proportion set forth in the Declaration. Common Elements include the exterior surfaces of all unit walls, the hallways, and all other areas not included within a specific unit. Since access to the balconies is through a Unit, the balconies are referred to as Limited Common Elements.
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These areas exist for the enjoyment of all. With that in mind the common areas may not be used as a playground for children or animals. There is no loitering allowed in the building. The common areas may not be used for personal storage of anything. To the extent Residents see matters that require attention including damages or rules violations, they should be reported in writing to the Building Manager (with a copy to the Management Company).
Advertisements, Communications, and Solicitations
No advertisement, sign, solicitation or notice relating to the conduct or operation of any business or cause of any Resident, Unit Owner, guest, or delivery person may be circulated under unit doors or publicly displayed on either the building premises or exterior without the prior written consent of the Board. At management’s reasonable discretion, notices can be submitted for posting in the laundry room message board. Notices initiated by management and/or the Board of Directors may be posted in common areas and/or circulated under unit doors.
Balconies
Each balcony is a limited common element of the residential unit that it serves. Consequently, balconies may not be altered, decorated (painted), or remodeled without prior written consent of the Board of Directors. Any damage to any part of the balconies or railings should be reported to the management office without delay.
Nothing shall be attached to or hung from the outside walls of the building, the balcony, or the railings. Satellite dishes may be attached to the railing only, and must be 1 meter in diameter or smaller. Prior to mounting a satellite dish, detailed plans, the name of the contractor, copies of the contractor’s workers compensation policy and liability policy with the Gold Coast Galleria and Draper and Kramer named as additional insured. No penetrations may be made to the building exterior and the dish must be attached to the balcony railing so that no portion of the dish protrudes beyond the outside plane of the balcony.
Decorations or lighting for the holidays are only permitted during the months of December and January, and must be tasteful. Residents and owners are entirely and solely responsible to see that satellites and decorations are fastened and secured in a reasonable and safe manner with no risk of posing a threat to neighbors or bystanders.
Residents are permitted to place deck furniture, propane or electric barbeques, bicycles, planters, and flowerpots on the balconies. Residents should install some form of attachment (i.e. nylon glides) on the bottom of any patio furniture legs to protect the balconies. The use of charcoal grills is explicitly prohibited. Any watering of plants or flowers or cleaning of furniture on the balconies must be done by hand and not by use of a hose. This restriction is necessary to avoid an overflow of water onto lower balconies, to avoid the risk of damage to the exterior and flooding of units.
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Wind conditions are unpredictable and care should be taken to avoid having items blow off the balconies. Unit owners and residents are responsible for any damage caused by any item that falls from or is blown off of a balcony, or damage done by improper use of items such as barbeques.
The balconies will accumulate some dirt and should be cleaned by the resident at least twice annually. Management recommends the use of warm water with a mild detergent applied with a mop to clean the balcony surfaces. Hoses should not be used to clean balconies.
THROWING ANY ITEMS OFF OF BALCONIES IS STRICTLY PROHIBITED AND MAY RESULT IN ARREST AND OR PROSECUTION OF THE OFFENDER!
Bicycles, Tricycles, and Rollerblades
There is no common area storage for bicycle, tricycles, and/or rollerblades. With this in mind the following guidelines should be followed:
1. Bicycles may be transported without delay through the Common Areas of the building, to and from the residential units only.
2. The Association and Building Management are not responsible for any loss or damage to bicycles of Residents or their guests.
3. Under no circumstances may bicycles be locked to or leaned on any structure in the Lobby or any wall or glass structure in common areas (i.e. elevator).
4. Use of bicycles, tricycles, rollerblades, or other similar items in or through the common areas, including but not limited to the lobby, is strictly prohibited.
5. Unit Owners and Residents are responsible for any damage to common areas caused by these items. Unit Owners also bear responsibility for damage caused by their visitors.
Exterior Appearance and Attachments
The exterior appearance of the building shall be kept uniform. Changes to any Unit may not affect the exterior of the building, the Common Elements, or the Limited Common Elements such as balconies, foyers, or the corridor side of unit doors. No sign, awning, canopy, shutter, satellite dish (SEE BALCONIES FOR EXCEPTION) signal, illumination, wiring or any other equipment shall be exhibited, affixed, or exposed on the balcony doors or any part of the Common Elements. No advertisement, sign, solicitation, or notice relating to the operation of any business or cause of any Resident or Unit Owner shall be circulated under doors or publicly displayed on the building premises, including the unit windows, without the prior written consent of the Board of Directors. (SEE ALSO WINDOWS AND SOLICITATION)
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HVAC
In unit HVAC equipment is the responsibility of the unit owner to operate, maintain, and replace as necessary. However, the Board of Directors, at its discretion may provide maintenance and/or parts on a building wide basis.
Lobby Appearance
The lobby is intended to provide an attractive entry for residents and guests to the Condominium. Storage of Unit Owners’ personal belongings (even for transient purposes) is not permitted.
Hallways, Stairwells & Lobby
The guidelines listed below must be followed by all persons:
1. Loitering of guests, visitors, contractors and pets is prohibited in all hallways, stairwells, and lobby areas. 2. Smoking is prohibited in all indoor Common Areas of the Building. 3. Children and permitted pets are prohibited from playing or running in any indoor Common Areas. 4. Bicycles, tricycles, skateboards, roller blades, roller skates, and scooters may NOT be utilized in any Common Area. 5. Stairwell doors may not be propped open, nor may the latching mechanism be tampered with in any way. 6. City of Chicago Fire Department regulations prohibit placement of furniture, art objects, bicycles, sleds, buggies, carts, doormats, animals, or any other personal property in hallways or stairwells. Doormen and other Building employees are authorized to remove any such articles without notice. 7. No Unit Owner or Resident shall paint, decorate, adorn, or place signs upon the outside of his/her Unit including the doors to the Unit without prior approval. Those Unit Owners seeking such approval should contact the Management Office. The exterior of Unit doors must comply with building standards. 8. Canvassing and distributing of material to individual Units is prohibited except for the official business of the Association and Management. 9. Door-to-door solicitation is prohibited. 10. Signs, posters, advertisements, and notices other than those installed by Management are prohibited in halls, stairwells, or the Lobby. 11. No speakers, intercoms, or security systems may be installed upon or allowed to physically or audibly project into hallways. 12. To the extent permitted by law, repairs to any Common Elements which are damaged by the conduct of the Unit Owner or by the Unit Owner’s family, Tenants, guests, pets, employees, contractors, or any person who enters the property at the request of the Owner will be repaired by the Association and specially assessed to the Unit Owner.
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13. All unit doors must be kept closed, when not in use, for the following reasons: a. It is required by City of Chicago building code to prevent the spread of fire. b. To support an even balance of air pressure throughout the building. c. To eliminate the spread of cooking odors to other Units on the same floor. d. To maintain an even temperature in the common element hallways.
Mail is delivered and distributed according to U.S. Postal Service schedules. Mail that is too large for individual mailboxes will be held in the Receiving Room, with a notice left in the mailbox.
Management may not open a resident’s mailbox at any time, for any reason, for any person. If you have a problem with the timeliness or accuracy of your personal mail, call the U.S. Postmaster responsible for mail delivery service.
Parking
The association owns no parking. While some owners may have deeded parking in the attached garage, which is a part of the Gold Coast Galleria structure, it is separate from the Association. They can be reached for questions at 312-943-6157.
Parking on Maple Street is for loading and unloading as marked by the signs. Parking in the alley is prohibited except when using the service entrance for loading and unloading large items. The street and alley are actively patrolled by city officials who will ticket and tow cars that do not comply with the rules and ordinances.
IV. UNIT OCCUPANCY USE AND RESTRICTIONS
General Use Restrictions
Each Residential Unit or any two or more adjoining Residential Units used together shall be used as a residence for a single family or such other uses permitted by the Declaration and for no other purpose. This is provided that a unit resident may: (1) maintain in a Unit a professional library, business records and a computer; (2) receive and make business and professional calls and correspondence; and (3) conduct in-home occupations not prohibited under the laws of the City of Chicago.
Nothing shall be done in any Unit or in, on, or to the Common Elements that will impair the structural integrity of the Building or which would structurally change the Building except as specifically allowed by the Declaration. Installation of Jacuzzis and saunas must conform to the Construction Rules and must be reported to the Management Office in advance for approval. Installation of replacement clothes washers and dryers are only permitted for units that have been grandfathered.
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No Unit Owner shall overload the electric wiring in the Building, or operate machines, appliances, accessories, or equipment in such a manner as to cause an unreasonable disturbance to others or connect any machines, appliances, accessories, or equipment to the heating or plumbing system.
Nothing shall be done to or kept in any Unit or in the Common Elements serving the Units that would increase the rate of insurance, or result in the cancellation of insurance, on the Building or contents thereof.
Any activity that would generate substantial traffic or cause inconvenience to any Resident or in any common area is prohibited unless prior written Board approval has been obtained.
Any and all expenses and costs, including attorney’s fees incurred by the Association in enforcing the occupancy rules, whether there or in the Declaration, shall be assessed to the Unit Owner and charged to his/her account as part of his/her share of the Common Expenses.
Interior Appearance
The Board of Directors encourages Unit Owners to maintain their Unit in the best possible condition. Occasionally that may include remodeling or renovating a Unit, such as moving or altering interior walls, changing plumbing or electrical service, or installing new flooring. The Board of Directors must approve plans for any such major construction activity in advance. If an architect or engineer is required for approval of submitted plans, the applicable fees will be charged to the Unit Owner. (SEE CONSTRUCTION AND REMODELING)
Only the unit owner may make or contract to make changes to a unit. Residents who lease a Unit must have prior written approval of the unit owner before any alterations may be made.
It is further recommended that any proposed changes to a Unit be put in writing and presented to building management before contracts are signed or work begins. This does not apply to minor changes, such as replacing appliances or fixtures, painting, wallpapering, or decorating. This policy is intended to insure that changes made to the unit will not cause a significant nuisance to neighboring units or common areas, and that structural changes that could adversely affect the building are not being made.
Construction and Remodeling
Prior to making remodeling or construction plans, the unit owner must contact management to obtain a Construction Rules and Procedures Packet. The purpose of these rules is to promote the safety and comfort of all residents and to preserve the integrity of the building structure and those elements which are community property.
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In general, all construction projects must comply with Association instruments and City of Chicago Codes. Necessary permits should be acquired and contractors should have the necessary licenses and registrations. Contractors and workmen are required to adhere to the Association rules and regulations while on the premises and owners are responsible for any damages or violations resulting from the workers and/or the work being done. The following schedule of construction fees apply:
07 and 12 units $175.00 08, 09, 10, and 11 units $200.00 05, and 06 units $250.00 01, 02, 03, and 04 $300.00 All Combinations $400.00 Revisions $150.00
Drain Cleaners
Chemicals such as “Drano” or “Liquid Plumber” may not be used as they may damage the building plumbing system. Report any plumbing problems to the building manager.
Employees of Residents
Employees of residents, whether full or part-time, must be registered with the Doormen’s Station with the form available there. These individuals are subject to the same rules and regulations as owners, occupants, and guests.
Jacuzzi/Hot Tubs
Installation of a Jacuzzi or hot tub requires approval from the Management Office. Steps must be taken to minimize any noise made by the equipment, which may be transmitted, to other units. In addition, the Jacuzzi water supply and motors must be accessible through an access panel in the event of needed repair. Plans for approval must be submitted to management in writing detailing the steps addressing these requirements.
Musical Instruments
Any musical instruments should be used with care and consideration as to not produce a nuisance to neighbors.
Those wishing to have live musical entertainment at a party must obtain permission in writing from the Association Board with sufficient advance notice to allow the Association Board to consider the matter at a regularly scheduled meeting.
Noise/Nuisances
Residents are to keep the volume of audio equipment or musical instruments at a level that will not disturb or annoy other Residents.
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Unreasonable noises, noxious odors, annoyances, nuisances, or disturbances are not permitted. Residents shall not permit or do anything in their Units that will disturb or interfere with the rights and comforts of other Residents. Any Resident causing an unreasonable noise, noxious odor, annoyance, nuisance or disturbance, or offensive activity shall take such steps necessary to abate the same.
COMPLAINTS OF SUCH ACTIVITY SHOULD BE MADE TO THE BUILDING MANAGER BY PHONE AND IN WRITING.
Washers and Dryers
Installation of washers and dryers (including portable units) is permitted, but only per the attached guidelines. The replacement of any previously installed laundry machines must meet the Association’s current guidelines and requirements.
Water Furniture
Unit Owner’s and residents shall not install or place on the premises any item of “water furniture” without obtaining the prior approval of the Manager. Water furniture is any bed, mattress, chair, sofa, or other item that contains any substance in a liquid state as part of its elements.
Unit Owners and occupants may use water furniture provided, however, that all water furniture or aquariums currently in use shall be registered in the Management Office. New water furniture and aquariums may not be installed without prior registration and written consent of the Manager. Unit Owners and occupants who use water furniture shall be responsible for damage to the common elements or to other Units owned by others caused by such use. Permitted water furniture shall not be drained via balconies.
Windows
No signs or decals of any kind may be posted in the windows of any Unit.
All shade or other window coverings shall be of a neutral color on the outside and draperies shall be lined in a neutral color to present a uniform appearance to the exterior of the building.
No Unit Owner shall display, hang, store, or use any clothing, sheets, blankets, laundry, or other articles outside his/her Unit, or which may be visible from the outside of his/her Unit, without the prior written permission of Management.
V. PETS
The Association allows pets to reside in the building. In order to help ensure that the building remains “pet-friendly,” it is imperative that pet owners help ensure a “people-
14 | P a g e friendly” atmosphere. This means that each pet owner must be considerate of other residents regarding issues of pet noise, odor, and sanitation, while also being sensitive to the safety and personal concerns of their neighbors.
Equally important, all residents must realize that by living in a building that allows pets, they must tolerate reasonable evidence of those pets.
Because it is impractical for the Association to police all pet activities at all times, it is up to each pet owner to be responsible for his or her pet’s actions. In addition, it is advisable for pet owners to help make sure other pet owners are being good citizens. If there is a general pet-caused problem (whether covered by the rules or not) and there are no identifiable offenders, Management and the Board will take steps to solve the problem. These steps could include more restrictions and/or higher fees, which could affect many more pet owners than those who are the real offenders.
On the other hand, if an identifiable pet is causing a problem or is in violation of the pet rules, Management and the Board have the right to take steps with that pet’s owner to solve the problem or to remove the pet from the premises, if deemed necessary.
General Restrictions and Pet Registration
1. Dogs, cats, birds, fish, and household pets of any color or size are allowed. Wild animals, farm animals, insects, and poisonous creatures are not permitted.
2. No more than two dogs or cats (or one dog and one cat) are permitted per unit. Exceptions are made only for seeing-eye dogs used by legally blind individuals, for “helper” animals used by handicapped individuals, and for any specific animal registered with the Management Office at the time the Board of Directors approves and subsequently distributes these rules.
3. Dogs and cats must be registered in the Management Office within two weeks of move-in or pet acquisition. A pet owner may choose to register other types of pets (such as a bird) so that if an animal gets loose in the building, it could be more readily identified and returned.
4. Registration consists of signing an Annual Pet Registration Form with pet information, and paying a Pet Registration Fee for each dog. The Pet Registration Fee is $150 per dog per calendar year, is non-refundable, and shall be prorated monthly in the first year in which the dog is registered (for example, if a new dog is first registered in May, the owner owes the prorated fee for May through December, or 8 months, for a total fee of $100 during the first year).
5. Any pet owner who is not also the unit owner must bring along permission in writing from the unit owner to keep a pet in the unit (this may be part of the lease). A copy of this permission will be kept on file.
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6. For dogs, there shall be an annual pet registration renewal, which will be held in January each year and will require owners to fill out a new Pet Registration Form and pay the annual non-refundable Pet Registration Fee of $150.00 per dog per calendar year. The annual fee for each dog will be automatically charged to the unit’s assessment account in January of each year. Therefore, it is important to notify management of any changes in pet status to avoid an automatic charge if a unit no longer has a dog.
7. As mentioned, the Pet Registration Fee for dogs is payable at the time of registration or renewal. The fee is transferable at any time during the calendar year to another dog registered in the same condo unit; however, an updated registration form will still need to be submitted. Fees are partially based on the overall wear and tear to the common elements and the additional management, clean-up, and waste- handling time caused by the dogs. The schedule of pet registration fees are determined by the Board and are reviewed annually during the budget process or as needed.
8. Anyone who violates the pet rules shall be subject to any and all remedies available to the Board under the Association’s Declarations & Bylaws, including, but without limitation, the levying of a fine in an amount the Board deems reasonable and appropriate.
9. Pets are restricted to their unit and to transit through all common areas. While transiting through any common area, pets’ movements must be controlled – they must be on a leash, in a carrier, or in a cage at all times. Pets may not be allowed to loiter in the Lobby.
10. Pets must not be allowed to jump on, bite, or in any way harm or intimidate any person or any other pet.
11. If a pet has an accident resulting in the soiling of a common area, the pet owner must either clean it up immediately or report it to the Maintenance Staff. If it is necessary for the Maintenance Staff to clean up an accident, the Unit Owner may be billed for the service.
12. If a pet causes other physical damage to a common area, the pet owner must report it to the Management Office. The pet owner may be billed for any repairs.
13. Owners must pick up their dog’s solid waste from the grounds immediately surrounding the building including, but not limited to, the parkways on Maple Street and the alley. It must be disposed of appropriately. Owners must also take care to see that pets do not urinate on the exterior of the building, including the unit balconies, the exterior walls immediately adjacent to the alley and sidewalks, or on any plantings. This causes unsightly stains, deterioration of the surfaces, and unpleasant odors.
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14. Cat and bird owners should ensure that litter is changed often to help avoid odor and/or insect problems. When disposing of cat or other pet litter, always ensure that it is wrapped in a double bag, secured, tied tightly, and then left on the chute room floor for pick-up by the maintenance staff during their normal rounds. Never pour litter directly down the chute as it can cause severe damage to the chute system and possibly create health and sanitation hazards. In addition, never pour pet litter down any drain, even if the product’s instructions indicate that it is “flushable”. Those types of products are not meant for use in a residential high-rise setting. (SEE WASTE DISPOSAL)
15. Pet owners must ensure that their pet does not make any prolonged noise – barking, crying, meowing, chirping, or such – that disturbs neighbors or leaks into the common areas.
Visiting Pets
Visiting pets are under the same restrictions and rules of behavior as residents’ pets. A resident who accepts a visiting pet takes full responsibility for the animal’s actions.
A visiting pet that is on the premises on a regular, continuing basis or for an extended period (more than two weeks) must be registered in the Management Office
VI. AMENITIES
Sun Deck
The sun deck located on the 8th floor at the south end of the building is part of the Common Elements. It is available to all Residents from 8:00 am to 11:00 pm seven days a week, except during the winter months. Residents are expected to wear reasonable attire when using the elevators going to and from the sun deck. Residents should use towels or cloth to protect the deck furniture when using sun-tanning oils.
The Sun Deck on the 8th floor is for the exclusive use of Unit Owners, Residents, and their guests. The sun deck may not be reserved for private functions. The following rules apply:
1. An adult must accompany children under the age of 12. 2. Appropriate clothing must be worn on the sun deck. Footwear and an outer garment must be worn in the Common Elements at all times. 3. Cooking and barbequing are not permitted at any time. Glassware is not permitted. 4. Fireworks are prohibited.
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5. Lounge chairs may not be removed from the sun deck. 6. Furniture must be picked up (not dragged) when moving it around the sun deck. 7. Lounge chairs must be covered by the user when sunbathing to protect the furniture from sun tan oils and lotions. 8. Plastic containers and utensils must be used for any eating and drinking. All garbage must be disposed of properly.
Cable/Satellite Television
Basic satellite television service is provided on a discounted bulk basis to all units. Payment for such service is done so in conjunction with the regular assessments. (SEE ASSESSMENTS) If additional services such as premium channels are desired, the satellite provider should be contacted.
Residents are not to tamper with the wall plate or cable connection. If you have any questions about service or are experiencing any problems, the satellite provider must be contacted directly. At the present time, USA Wireless is our provider. They can be reached at (847)-831-4561.
Laundry Room
The laundry room is owned and operated by a separate commercial entity and not a part of the common areas. However the same general rules should apply. These guidelines should be followed:
1. The Association assumes no liability or responsibility for the operation or maintenance of the laundry room. 2. Children should be accompanied by an adult at all times. 3. Absolutely no pets are permitted. 4. Appropriate attire including shirts and shoes must be worn at all times. 5. Windows must be shut at all times. 6. The bulletin board in the laundry room is for Resident’s use only. Proposed postings must be presented to management in writing. If posted they will be posted as is. Management is not responsible to create a posting for any individual and reserves the right to refuse to post anything that it deems inappropriate. (SEE ADVERTISEMENT, COMMUNICATIONS, SOLICITATIONS) 7. Smoking is not permitted in the laundry room. 8. ANY NON-RESIDENT IN USE OF THE EQUIPMENT ON BEHALF OF AN OWNER OR OCCUPANT IS SUBJECT TO THE PROVISIONS HEREIN. 9. The door should remain closed at all times.
Luggage Carts
Luggage carts are available to all Residents. The Association provides carts to enable Residents to transport large or numerous parcels to their units. These carts must be returned immediately and personally by those utilizing them and must not be left for the
18 | P a g e doormen to retrieve. Abuse of this policy may result in denial of permission to use the carts. Abuse can be considered but is not limited to use for any construction or contracting purposes, use in conjunction with moving in or out or transferring within the building, use of more than one cart at a time, overloading the carts, or not returning them to the lobby immediately after use. VII. ASSESSMENTS & COLLECTIONS
Monthly Statements
Monthly statements are a courtesy, detailing account activity and informing owners of the amount due on their account. Assessments are due regardless of whether a statement is received. If you have a question or problem with what you owe, you should contact the management office. In the event of a change of address, or to stop automatic payments, management must be informed in writing immediately.
Assessment payments will not be accepted in the Management Office and must be mailed to the designated lock box. The address is provided on the monthly assessment statement.
Due Date & Late Fees
All monthly assessments, special assessments, late payment charges, fines or other lawful charges of the Association SUCH AS THOSE FOR WORK ORDERS are due and payable in full on the first (1st) day of each month. Any payment of the foregoing which is received by the Management Company after the tenth (10th) day of the month shall be considered late and subject to a late charge of $75.00. This fee can be changed as deemed appropriate at any time by the Board of Directors.
Non-Sufficient Funds Check
There will be a $75.00 charge for a NSF check or returned direct debit payment; this fee is subject to change at any time as deemed appropriate by the Board of Directors. It is not Management’s policy to redeposit a bounced check; therefore a new check must be re- issued. The late charge of $75.00 will also apply if the re-issued check is not credited by the 10th of the month.
Collection of Past Due Accounts
When any portion of a Unit Owner’s account becomes forty-five (45) days past due, the Board shall forward such account to an attorney to initiate legal proceedings to collect all sums due and owing to the Association. As authorized by the Illinois Code of Civil Procedure, the Association will also seek recovery of interest, attorney’s fees, and court costs from delinquent Unit Owners.
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VIII. SALES, LEASING & REFINANCING PROCEDURES
Sale of Units
The sale of a Unit is subject to the requirements of Article 21 of the Declaration.
1. Notice of any sale, gift, devise, or other transfer of the Ownership of a Unit shall be given to the Board and Management Office, in the manner provided in Section 21 of the Declaration and By-Laws for giving notices, within five (5) days following consummation of such transfer. 2. It is the Seller’s responsibility to ensure that the management office receives all required documentation to facilitate the sale and that any Realtor of record follows all applicable procedures. A Sales Packet should be obtained from the Association’s website at www.GoldCoastGalleria.com or from the management office, which may be changed from time-to-time at the discretion of management. To initiate the Sale, owner must submit the Notice of Intent to Sell and Agent Authorization forms. Once a Buyer is obtained, all remaining documents as reasonably required and listed on the Notice of Intent to Sell Checklist must be submitted by the Seller at one time, as feasible, and not piece-meal over an extended period of time. The purpose of the information requested by the Association is to gather information essential to the efficient functioning of the Association and to facilitate the closing and transfer of ownership. Non-receipt of documents and request for Paid Assessment Letter (PAL) less than 10-days before the closing may result in a $50 Rush Fee paid via money order or cashier’s check at the discretion of management. 3. Transfer of ownership confirming occupancy, building access or services, and elevators will not be provided for move-ins until all required information has been provided by the Buyer INCLUDING CLOSING DOCUMENTS AND/OR PROOF OF SALE, PROOF OF HOMEOWNERS 4. No signs advertising Units for sale shall be posted in any indoor/outdoor area. Similarly, it is the responsibility of the unit owner to inform their real estate agents that the common elements, including the lobby and management office, may not be used as a place to do business or paperwork. 5. Once internal transfer of ownership has been completed, any pre-payments made by Seller, if applicable, will be refunded and Buyer’s new account ledger will be set up with applicable assessment charges based on closing date.
(SEE ALSO ELEVATOR AND MOVING SECTIONS)
Mortgage Disclosure Forms/Refinancing
For a unit refinance, a $50 processing fee will be charged for completion of each form or condo questionnaire other than the standard 22.1 disclosure form, which
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will be provided at no charge. For a unit sale, the Administrative Transfer Fee will cover a single condo questionnaire and 22.1 disclosure request. If multiple forms are requested, the $50 processing fee for each additional form will apply, which would need to be paid via money order or cashier’s check at the time of request.
Leases and Owner Responsibility
The on-site management office is not a leasing office and only performs duties on behalf of the Association. The Association’s relationship is with the unit owner and the unit owner’s relationship is with their tenant and owner’s representative (i.e., Real Estate Agent, Management Company, etc.), if applicable. To avoid confusion, management will only correspond and communicate with the unit owner and/or the designated representative as confirmed in writing. It is the responsibility of the owner and/or representative to provide the tenant with all necessary information, obtain all required documentation and fees directly from the tenant, ensure that management receives that information, and ensures that the tenant receives, understands and complies with the Association’s declaration/bylaws, rules and regulations and procedures.
Management will not accept checks or work order requests from tenants with the exception of units in collections that must pay in advance and/or lock outs and emergencies (see BUILDING OPERATIONS Section). All requests must be made from the tenant to the owner and then made by the owner to management. No keys will be accepted and no unit access will be provided to a non-occupant or owner by management or the building staff. The unit owner is responsible to coordinate all such activities with their tenants directly both outgoing and incoming.
The leasing of a Unit is subject to the requirements of Section 21 of the Declaration and applicable City of Chicago ordinances. All leases must be signed by the unit owner of record and leasing party. The lease start date and renters insurance effective date must be consistent with the move in date. Short term or vacation rentals of any kind are strictly prohibited. Short term rentals are defined as overnight, weekend, weekly, monthly stays for a fee and any similar hotel or transient purposes. No advertising is allowed or use of any short term realty site including, but not limited to, AirBNB, Craig’s List, or similar and/or corporate housing rentals.
Provided Unit Owners comply with the requirements of the Illinois Condominium Property Act, Section 21 of the Declaration, the By-Laws and the Rules, nothing contained below is intended to suggest that the Board need give its permission/approval to the Unit Owner to lease his or her Unit.
1. It is the owner’s responsibility to ensure that the management office receives all required documentation to facilitate the lease transaction and that any Realtor of record and the new tenant follow all applicable procedures. A Lease Packet should be obtained from the Association’s website at www.GoldCoastGalleria.com or from the management office, which may be changed from time-to-time at the discretion of management. To initiate the Lease, owner must submit the Notice of Intent To 21 | P a g e
Lease and Agent Authorization forms. Once a Tenant is obtained, all remaining documents as reasonably required and listed on the Notice of Intent To Lease Checklist must be collected from the tenant and submitted by the unit owner or representative at one time, as feasible, and not piece-meal over an extended period of time. Non-receipt of documents less than 10-days prior to move in date may result in a $50 Rush Fee at the discretion of management. 2. No signs advertising Units for lease shall be posted in any indoor/outdoor area. Similarly, it is the responsibility of the unit owner to inform their owner’s representative that the common elements, including the lobby and management office, may not be used as a place to do business or paperwork. 3. Each lease of any one or more Units shall be in writing. A copy of every such signed lease shall be delivered by the Unit Owner to the Management Office not later than the date of unit occupancy or a maximum of ten days after the date the lease is signed, whichever occurs first. 4. Transfer of occupancy, building access or services, and elevators will not be provided for move-ins until all required information has been provided by the owner. No lessee may occupy a Unit until such time as the Management Office has been supplied a copy of the lease, renters insurance from tenant and all required documentation per the Lease Packet The Association may prohibit a tenant from occupying a Unit until the Unit Owner complies with the leasing requirements. 5. Each lease must have attached a signed Lease Packet and Rider. The Rider confirms the lessees receipt and understanding of the Association Declaration, By-laws, and Rules. Regardless of whether such a provision is contained in the lease, however, the lessee shall be so bound. The Association may file suit against a lessee or his or her Unit Owner and terminate the lease for any breach by the lessee of the Declaration, By-Laws, or Rules. No lease may be entered into by a prior lessee of this building who has been either previously evicted or subject to eviction proceedings. 6. In making any lease, the Unit Owner is not relieved of any obligations under the Declaration, By-Laws, or Rules including but not limited to payment of assessments. 7. No portion of a Unit, which is less than the entire Unit, may be leased. 8. No lease, assignment of lease, or sublease of any Unit may be for hotel or transient purposes or for a term of less than six (6) months, except as specifically provided in the Declaration. 9. Every lease shall expressly provide that the tenant shall use the Unit only for residential purposes (as provided in Section 21 of the Declaration and By-Laws). 10. The tenant must contact the Management office to reserve elevator time in advance for the move in or out. (SeeELEVATOR and MOVE Sections) 11. Each lease must be written on an ABOMA-FORM C Condominium Unit Apartment Lease. The second page must be signed by the Owner and Tenant to be valid. A copy of the ABOMA-FORM C Condominium Apartment Lease may be downloaded at www.GoldCoastGalleria.com Unit owners are responsible for their tenant’s compliance to the terms of their lease and providing their tenants with a copy of the Association’s Rules and Regulations. 12. Upon the lease end date, it is the owner’s responsibility to provide management with either a new lease with new terms based on the above requirements or with a written and signed Lease Extension Addendum referencing the existing lease on file prior
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to the termination of the existing lease. Month to month leases are not permitted. Owners are also to ensure that management has a current copy of any renter’s insurance renewal prior to expiration. 13. Any person claiming to be a tenant who does not have a signed lease agreement on file with the management office, or the lease agreement does not conform to the requirements of these rules and regulations and/or the Lease Packet has not been submitted may be denied access to the building and services at the discretion of management.
Open Houses, Estate Sales, and Auctions
To accommodate sales of Units, but at the same time maintain building security, public open houses are not permitted. However, visitation and showing of Units by appointment, open houses for real estate agents and caravans may occur so long as they do not unreasonably inconvenience Residents. Management must be notified of these activities in advance.
Estate Sales, Auctions, or any other similar activities (with the exception of real estate open houses as described above) are strictly prohibited.
IX. MOVING
Moves into or out of the building are to be scheduled Monday through Friday beginning after 8:00 AM and finishing before 8:00 PM and Saturday through Sunday beginning 10:00 AM and finishing before 6:00 PM. The Building Manager should be notified at least one week in advance so that the service elevator can be reserved.
To minimize inconvenience to other residents, the following apply to all moves:
1. A $350 move in fee will apply or a $100 move out fee will apply. Fees will be charged to the unit owner’s assessment account or, in the case of an owner selling his/her unit, the fee must be paid in advance via money order or cashier’s check made out to “Gold Coast Galleria Condo Assoc.” A $200 refundable security deposit in the form of a money order or cashier’s check made out to “Gold Coast Galleria Condo Assoc.” must be submitted by any owner selling his/her unit. The security deposit is refundable if there is no damage to the common areas and/or no rule violations requiring forfeiture of deposit. Owner may pick up check or request that it be sent via regular US mail to a forwarding address within 10-days after move out and/or after management has received back the Move Inspection Form confirming that no damage occurred and there were no reported rules violations during the move. Mailed checks will not be the responsibility of the Association if the checks are not delivered. For all other moves, no deposit will be collected; however, any damages and/or move violations will be billed back to the unit owner. If the unit is leased, prior to returning any tenant’s security deposit, owners are encouraged to verify with management whether their tenant caused any damage and/or move violation that will be billed back to unit owner’s ledger. Non-compliance of the rules may result in forfeiture of the Security Deposit, if held, and/or fines assessed to the unit owner’s ledger for any move violations.
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2. A move in fee of $100.00 shall be charged if only one freight elevator trip up to the unit and down once is required to transport all personal items when taking occupancy in a unit. The use of luggage carts or any other device to transport personal items via the passenger elevators for any move is strictly prohibited and may result in a Notice of Violation. The use of the freight elevator will be monitored by the building staff. If more than one trip is required, the full $350.00 move in fee shall apply. A $150.00 Administrative Fee shall be charged to the owner of record when any individual takes occupancy in the building regardless of the usage of the freight elevator.
3. Moves into or out of the building are available on a first come, first served basis and need to be scheduled using the freight elevator and loading dock with the management office 10-days in advance with all required move documents to confirm your preferred time slot. Moves may take place Monday through Friday between 8:00 am to 8:00 pm. Moves into or out of the building are to be scheduled Saturday and Sunday between 10:00 am and 6:00 pm. Moving on Holidays is strictly prohibited. Use of the passenger elevators and moving through the front lobby during a move are strictly prohibited. Luggage carts may not be used for a move. The freight elevator is in great demand so early scheduling of a move is advised. Last minute move requests will be accommodated if the schedule permits and if all applicable documentation has been provided. Failure to adhere to these hours shall be considered a violation of the rules. The Association will not be held responsible nor will it assume any costs incurred by movers as a result of delays or any other maintenance problem with the freight elevator.
4. If you have scheduled a one trip freight elevator move you are not permitted to continue your move via the passenger elevators and/or additional use of the passenger elevator. If this is done, this will be considered a full move and all move in charges will apply.
5. Checks will not be collected in the management office with the exception of security deposits from owner’s selling their unit and at the discretion of management. All applicable move fees, administrative transfer fees, damages and/or violations, if applicable, will be billed to unit owner’s ledger. If unit is leased, owner must obtain reimbursement directly from tenant.
6. All moves must receive a pre-inspection and post-inspection walk-through of all common areas to include the resident and building staff’s signatures confirming whether damage did/did not occur during the move. If the resident leaves and does not participate in the pre or post-inspection, then the results of the inspection will be determined by building staff and any damage caused will be billed to unit owner’s assessments. The cost of any repair of damage to common elements caused by the move shall be billed back to the unit owner’s ledger. Unit owners are responsible for any damage to common areas caused by themselves, their movers, or their tenants when moving into or out of the building.
7. In the event the freight elevator goes out of service during a move, the move must be suspended until that elevator is back in service. (SEE ELEVATOR SECTION)
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X. MANAGEMENT AND BUILDING STAFF
Doormen
A Doorman is on duty 24 hours a day in the lobby. Doormen are primarily responsible for building security and for admitting Residents and their authorized guests to the building. When time permits, Doormen may also assist Residents entering or leaving the building. Doormen are generally are not expected to leave their post except for union and or regulated breaks.
The Doorman must notify the Resident of the arrival of any guest or other person before permitting the person to enter the building. In the event of a party, the Resident should provide the doorman with a guest list in advance, permitting the Doorman to admit listed individuals to the apartment without prior announcement. When a resident is not present, NO ONE will be granted access without Permission to Enter Slip. (SEE BUILDING ACCESS)
The Condominium Association has established the following basic procedures for Doormen, that residents should be aware of:
1. Doormen are only permitted to open the lobby entrance doors for residents and guests whose admittance is authorized by a resident via the lobby phone or Permission to Enter Slip. Doormen can help with moving packages as long as time permits and it is not interfering with their job duties. 2. Doormen are not permitted to park cars for Residents or their guests, or accept the keys for any vehicle. 3. Delivery people will be allowed to deliver to individual units subject to proper security measures. (SEE BUILDING ACCESS) 4. Doorpersons will only accept flowers, small packages, and sealed envelopes at the front desk. 5. Cart use is managed by the Doormen for luggage and small packages suitable for transport on the passenger elevators. Other large material must be brought through the loading dock doors. 6. Dry cleaning may not be dropped off with the door station to be picked up by Paramount Dry Cleaners or any other cleaning service. 7. Doorpersons are not permitted to call resident cell phones or any other outside phone numbers for food deliveries, to grant access to guests, or for any other purpose. 8. Verification of permission to enter must be obtained via the doorperson phone that connects directly to the resident land line without exception.
Maintenance Personnel
The maintenance staff, under the direction of the building engineer and manager, is employed to operate and maintain the mechanical systems of the building, the common areas, and such limited common elements as the Board of Directors deems appropriate. Unless an emergency exists, maintenance staff may not perform any work within individual Units until the Building Manager has issued a work order.
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Should any Owner have a routine request for the maintenance staff (e.g., clogged drains), a message can be left with the Management Office at 312-482-9793. If the task is appropriate for the maintenance staff a work order will be written up. Permission for the staff to enter the unit should be given at that time. In general, owners can then expect a response within 24 hours. Unit owners will be charged for all in-unit services provided by the maintenance staff (SEE BUILDING MAINTENANCE SECTION).
If an Owner requests work to be done and is curious as to the scope or steps necessary to accomplish such work, ask the building manager for details at the time the work order is requested. Otherwise, you can expect that the maintenance staff will take the steps it deems necessary and appropriate to address the issue.
Building Manager and Management Office
The main purpose of the building manager and management office is to carry out the regular business of the Association and to direct the building staff. The manager is responsible to respond only to direction from the Board of Directors and the appropriate supervisors of the managing agent. Owners should direct regular maintenance or operational requests (such as repairs) to the manager, as employees are not allowed to take instruction or direction from owners or residents. The manager can be reached during office hours at 312-482-9793.
The Management Office is located on the 1st floor of the building and is open Monday, Tuesday, Thursday and Friday from 8:30 AM until 5:00 PM and 10:00 AM until 6:00 PM on Wednesdays, excluding certain holidays. Notice of special hours for the Management Office will be posted in advance on the office door, if possible. Office hours are subject to change without notice.
Employee Problems/Complaints/Communication
Owners experiencing problems with any employees or with building service should file a written report with the Building Manager rather than attempt to resolve matters personally. Unit owners experiencing difficulties in resolving problems with the Building Manager should contact the Board of Directors through the Board President in writing.
The Association will not tolerate any threats or warnings of violence or any actual violence made against any members of the Staff or Management. The Association will investigate allegations of such behavior and take action allowed under applicable laws and these documents including but not limited to fines and follow up with the local authorities.
Use of abusive language or harassment with an employee or management and interference with any Association or Building operation will not be permitted or tolerated. No Building Staff Member, Board Member, Property Manager, Management Company, or Association Contractor may be spoken to or otherwise treated in a verbally, physically abusive, harassing or threatening manner. Supervision and direction of staff is the sole responsibility of the Property Manager or designee. Supervision and direction of the Property Manager is the sole responsibility of the Board.
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Gratuities
The employees working at the Condominium are salaried and tipping of an employee for the performance of his duties is not expected. However, if an employee provides special assistance, offering a gratuity is at the discretion of the resident. An Employees Holiday Gift Fund has become traditional each December and most residents find this an appropriate way to show their appreciation to employees for their service throughout the year.
XI. BUILDING OPERATIONS
Maintenance & Repairs/Work Orders
The building staff performs common area maintenance and repairs.
When in unit maintenance services are required, a Unit Owner can make arrangements for those services through the Management Office. The Management Office can be contacted from the hours of 8:30 AM to 5:00 PM, Monday, Tuesday, Thursday, and Friday and 10:00 AM to 6:00 PM on Wednesday. These hours are subject to change without notice. Owners are encouraged to file a written service request through the Association’s website at www.GoldCoastGalleria.com
If the unit is leased, the tenant must contact the unit owner and ask the owner to file the request with management. Management will not accept a service request from a tenant, with the exception of a lockout or an emergency, as the cost for the repair will be billed back to the unit owner’s assessment. In the event of an emergency—which is defined as an issue that could cause property damage or safety concerns such as a water leak or plumbing issue—safety to property or persons, services will be performed in advance of the unit owner’s permission and will be at the building staff’s discretion. For non-emergency calls after that time period, a message may be left for the Management at the Management Office. “Work Orders” will be written up and responded to by the maintenance staff. The doorman can be contacted after office hours for any calls requiring immediate attention, but the can not take regular work orders. Please remember that after hours services are performed for emergencies only such as flooding, electrical, window, and heating and cooling problems.
Owners may submit a written authorization form for the Association to have on file that would permit a tenant or other authorized representative to request a work order up to a certain dollar amount. Please contact the management office to request the appropriate form to implement this authorization, which shall remain in effect unless expressly withdrawn in writing by the owner to the Association.
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At Management’s discretion, each Unit Owner is allowed service calls at an hourly fee determined by the Board (exclusive of the cost of parts). The present hourly rate for service calls is $40 per hour, which may be changed as deemed necessary by the Board of Directors. These service calls may include the following services:
Minor plumbing repairs Changing of Unit locks Minor closet door repairs Changing of light bulbs Minor electrical repairs
Services will only be performed for repairs and will not be performed for interior decorating purposes. The Association will not be responsible for any damages that occur as a result of repairs made by Building Maintenance.
Upon request, a list of charges for common repairs and replacements is available from the building manager. Repairs not listed are subject to charges that generally would be cost of parts and labor.
If it is determined that any repair may require extensive servicing, the Building Maintenance staff and management reserve the right not perform the service. Such a judgment will be made by management.
The Management Office will also monitor abuse of this service. If it is determined by the Management Office that a Unit Owner has been abusing this maintenance service (i.e. repeated service calls resulting from improper usage), the service will no longer be available to the Unit Owner.
AS THESE SERVICES ARE BY NO MEANS ACCEPTANCE OF RESPONSIBILITY ON THE PART OF THE ASSOCIATION TO MAINTAIN THE UNITS. AT MANAGEMENTS DISCRETION, THE ASSOCIATION RESERVES THE RIGHT TO DENY THESE MAINTENANCE SERVICES IF THE MANAGER FEELS IF IT IS BEYOND THE STAFFS CAPABILITIES OR IF THE SERVICE IS BEING ABUSED.
Any questions as to what an owner may or may not do should be addressed to the manager.
Owners who are in collections must provide a money order or cashiers check to the Management Office made payable to the Gold Coast Galleria Condominium Association prior to the initiation of any in unit work that is to be performed.
Exterminating
The Association contracts exterminating services for the common areas. If you see or suspect insects or rodents in your unit or any of the common areas, please contact the Building Manager.
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Fire Extinguishers & Smoke Detectors
Hand operated fire extinguishers are located in the stairwells of each floor. They must not be removed except in case of a fire.
Residents are required to keep a fire extinguisher with at least an ABC rating within the Unit. A recommended location for the fire extinguisher is the kitchen. Management maintains a list of suppliers of fire extinguishers.
Smoke detectors are required to be installed in all Units at the Unit owner’s expense in accordance with the City of Chicago fire code. Consult with the building engineer or manager as to where these should be installed. It is the responsibility of each unit owner to supply and maintain at least one smoke detector conforming to city code in each unit.
The Association supplies, tests, and maintains smoke detectors in the Common Areas.
Plumbing Facilities
The toilets, basins, and other plumbing fixtures shall not be used for any purpose other than those for which they were designed, nor shall any sweepings, rubbish, rags, animal waste (cat litter) or other improper articles be deposited into them. Damages resulting from misuse could adversely effect the building systems, common areas, and units adjacent and below to yours.
Ventilation
The ventilation system of the building was designed so that air from the corridors flows into each Unit through the doorways and is drawn into exhaust vents located in the kitchen and bathrooms. Consequently, insulation strips or other devices that restrict the flow of air into the Unit from the corridor are not permitted.
Occassionally noise associated with the movement of air can be heard in a Unit. Since sound baffles installed in the ventilation ducts would also restrict the flow of air, such baffles or other sound-reducing devices are not permitted. Laundry appliances, kitchen appliances, or indoor grills may not be vented into the building ventilation system.
Alterations to the ventilation system in any Unit affect the balance of the entire ventilation system and are likely to have negative consequences for one or more of your neighbors. Any proposed changes to the ventilation system in your Unit must have the prior approval of the Board of Directors.
Waste Disposal
Garbage chute rooms are located on each floor for disposing of most garbage and recyclables. As a general rule anything that can not fit down the trash chute with room to spare must be taken to the service entrance for disposal directly into the dumpsters.
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The Association participates in and strongly recommends the use of the Chicago blue bag program. Recyclable item may be discarded in the blue bag and placed in the chute. The management office has more information about this recycling program.
Following are the primary guidelines to follow when disposing of waste in the building:
1. The Garbage Chute may be used only between the hours of 6:00a.m. And 10:00p.m. 2. Garbage Chute Rooms should be kept neat at all times. 3. All refuse except the following shall be thrown down the chute: AEROSOL CANS, WIRE COAT HANGERS, LARGE BOXES, AND OBJECTS HEAVIER THAN 5 LBS. UNDER NO CIRCUMSTANCES SHOULD THESE ITEMS BE PLACED IN THE RESIDENTIAL HALLWAYS – THEY ARE TO BE PLACED IN THE CHUTE ROOM NEATLY. Any extraordinary refuse removal (e.g., discarded furniture, wall board, cabinets, bathtubs, sinks, etc.) must be arranged through the Management Office for use of the freight elevator. Removal is the residents’ responsibility and not that of the building staff. Should removal require additional expense, that expense will be born by the Resident. 4. All refuse must be placed in plastic or paper bags which should be tied before being discarded in the garbage chutes. Small boxes should be discarded in the chute. When placing material in the chute, make certain it is pushed down before closing the door. No loose ashes, granular, or dusty materials (e.g., vacuum cleaner bags, flour, kitty litter, etc.) should be disposed of in the trash chute. These materials must be securely bagged, wrapped, and taken to the service entrance for disposal in the dumpster. 5. Recycling containers are located in the loading dock. These are large plastic garbage containers, each labeled for the type of recyclable product that is to be deposited in it. Presently, the building recycles by the blue bag system. The building recycles paper, glass, metal, cardboard, and plastic. For items that are not breakable, the Residents may purchase blue bags from a grocery store and place the non-breakable items in the blue bag down the garbage chute. For breakable items and glass, please use the bins provided on the first floor. While moving boxes are recyclable, because of the volume inherently involved with moving, arrangements should be made by the moving individual(s) for disposal. 6. Flammable materials and construction debris may not be discarded in the chutes. Smoking material must be properly extinguished and contained before placement n the chute. Never empty loose ashes or ashtrays into the chute. 7. Unwrapped kitty litter may not be placed in the chutes. Litter must be put in a double bag, tied securely (to prevent odor and insects) and left on the chute room floor for pick-up by the maintenance staff. 8. Notify the Management Office when Christmas trees or holiday decorations require removal from your Unit. Removal will be done by the maintenance staff. 9. Garbage disposal units are not permitted. Food waste should be securely wrapped, bagged, and placed in the garbage chute.
Window Washing
Unit Owners are responsible for washing the inside of Unit windows, panes with screens, and the windows off the balcony, inside and out.
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XII. EMERGENCY PROCEDURES
Emergency Numbers
In the event of a maintenance emergency, please contact the Doormen’s Station at 312- 482- 9981.
For a police matter or fire related emergency, call 911.
Fire Safety
If a fire starts in your unit:
1. Immediately call the Chicago Fire Department (911). If time permits, also call the doorman on duty at (312) 482-9981, and report the unit number. 2. Leave your unit and make certain the door closes behind you, but leave it unlocked for ready access by firemen. The closed door will help prevent the spread of heat and smoke into the corridor. 3. Alert occupants of other units on the floor. It is vitally important that they be given as early a warning as possible, especially at night. 4. Use the closest fire exit stairway. Be sure the stairway door closes behind you. Once in the stairwell, you are in an area of safe refuge and can take your time descending. 5. Do not attempt to use any of the building’s elevators. This is very dangerous due to potential malfunction caused by fire. In addition, the Fire Department will need to use all operable elevators at the time of their arrival in order to gain quick access to the fire area.
If there is fire or smoke near your unit, immediately call the Chicago Fire Department (911). Tell them the floor and unit number, the street address, and a description of what you have observed. Do not assume that anyone else has already called them. Also call the doorman on duty at (312) 482-9981. Follow the fire departments instructions from that point.
Ambulances
If an ambulance is summoned expected, the doorman should be notified as to which Unit (apartment number) or the location in the building where the services are needed. The doorman should also be given the name of the person who requested the service. Maintenance will be notified to prepare the freight elevator for use by the paramedics.
Water Emergencies/Leaks
If a resident at any time becomes aware of water leakage or damage, the Doorman, and the Management Office should be notified immediately. Water damage is often difficult to trace. The earlier the maintenance staff attempts to find the source of the water problem, the better the chance of finding and repairing the source of the water.
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Once the source of a leak is determined, the Unit Owners involved will be informed of the nature of the problem and the name of the party responsible, which may be another Unit Owner or the Association.
If the source of any water damage is considered the Unit Owner’s responsibility (according to the Declaration), all damage caused by the water is the financial responsibility of the Unit Owner. The respective Unit Owner is also responsible for the cost of finding and repairing the source of the water damage, including the fees of any outside professionals hired by Management.
Unit Owners are encouraged to resolve any problems with other Unit Owners involved and their respective insurance companies. Neither the Board nor the Management can facilitate the settling of claims or disputes between Unit Owners.
Unit Owners should report such problems to their homeowner’s insurance company. Unit Owners considered responsible for damages to any common element or any other Unit will be considered financially responsible for the costs and repairs regardless of any insurance company’s position on the matter.
According to the Declaration, leaking water is considered an emergency, and the investigation of a problem may require management access to the Unit. MANAGEMENT WILL ACCESS ANY UNIT WITHOUT UNIT OWNER NOTIFICATION OR APPROVAL TO INVESTIGATE A REPORTED LEAK. If a Unit Owner has not left current keys with Management, force may be used to gain access to the Unit. The Unit Owner will be responsible for the costs of repairing any damage incurred. (SEE BUILDING ACCESS AND MAINTENANCE REPAIRS)
XIII. DAMAGES TO PERSONAL OR COMMON PROPERTY / INSURANCE REQUIREMENT
If, due to any act or omission of a Unit Owner, a family member, household pet, a guest or other authorized occupant or visitor of a unit owner, damage is caused to the common elements, any unit or units owned by others, or if maintenance, repairs or replacements shall be required which would otherwise be at the common expense, then such unit owner shall pay for such damage, maintenance, repairs, and replacements as may be determined by the Board of Directors.
However, at no time will the Association take responsibility for loss of personal belongings (i.e. furniture, appliances).
Owners and/or renters must procure the appropriate property damage and personal liability insurance policies to cover for such losses. Owners may be required to provide proof of current insurance to the Association or management, at such times as determined by the Board, to verify that the required insurance is in place.
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XIV. ENFORCEMENT
Rule Violations and Enforcement
The Board of Directors adopted and implemented these rules, and is empowered by the Illinois Condominium Property Act to take reasonable steps to enforce them. On the date they were approved and distributed the Unit Owners, at that time, had an opportunity to review and comment on the proposed Rules.
Since compliance is in the best interest of our community and benefits all of us, the Board of Directors anticipates the voluntary cooperation of all unit owners, lessees, and guests. However, in the event of a violation of any of these Rules, the Board of Directors will provide written notice to the respective Unit Owner, and provide an opportunity for the Unit Owner to be heard before the Board at a regularly scheduled meeting.
At the specified hearing time, the Board will consider all information presented and the alleged violator will be given an opportunity to be heard. If the Board determines that a violation has occurred, the Board can impose a fine. No fines shall be imposed before such written notice and opportunity be heard occurs.
Fines
For most violations of the rules and regulations, a written notice and opportunity to appear before the Board will be followed by a reasonable fine. The Board is authorized to assess fines on unit owners for violation of the Declarations, Bylaws, Rules and Regulations, or the Illinois Condominium Property Act. Unit owners will be fined for violations on the part of tenants and any other authorized individual that enters the building on behalf of the owner or tenant. The amount of a fine will vary with the nature, severity, and frequency of the violation, but will in all cases be reasonable. Continuing violations may result in ongoing daily fines.
THE REMEDIES AND PROCEDURES SET FORTH HEREIN ARE NOT EXCLUSIVE, AND THE ASSOCIATION MAY TAKE ANY ACTION OR UTILIZE ANY PROCEDURE PROVIDED IN OR ALLOWED BY APPLICABLE LAW OR THE DECLARATION IN ADDITION TO OR INSTEAD OF THE REMEDIES AND PROCEDURES SPECIFIED.
(Under the Illinois Condominium Property Act, unpaid fines, including costs of collection, constitute a lien on the respective Unit.)
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XV. RULES REGARDING ELECTIONS
A. Nominations of Candidates
Any qualified unit owner may be a candidate for the Board of Directors. A nomination is official when made in writing to the Association, c/o its Property Manager, and received not later than 5:00 p.m. on the date set by the Board. No candidate nominating applications will be accepted after the deadline and no nominations will be allowed from the floor. Any write- in candidates as indicated on proxies will be subject to Section B below.
B. Qualifications
In order to run for the Board of Directors, in addition to being an owner, the candidate must complete a Candidate Information Form and submit to a criminal background check. In the event that a unit owner is a legal entity, such as a corporation, partnership or a trustee under a land trust, a candidate for director may be a beneficiary, an officer, partner or employee. Note, however, in the event of a question, candidates may be required to verify that they are qualified by exhibiting written documentation acceptable to the present Board.
C. Election Inspectors
If there is no independent Election Auditor, Election Inspectors may be appointed by the Board to monitor the election and count the ballots.
D. Election and Tabulation of Ballots
The names of all official candidate nominees will be on the proxy and ballot. At the Annual Meeting, all proxies and ballots will be opened, tallied and the aggregate vote totals determined for each nominee under the supervision of the Election Auditor or Election Inspectors, as appropriate.
E. Results of Election
As soon as the results are known, the names of the individuals elected will be announced. After the results have been announced, the Board shall convene as soon as possible to elect officers for the next year. The ballots, proxies, owner listing, and the results of the election (including the master tally sheets) will be kept for a period of one year.
F. Campaign Rules
All campaign literature shall be signed by the proponents thereof (by name) and may be delivered by them (not management) to the various unit owners in person between the hours of 9:00 a.m. to 6:30 p.m., or by mail. NO CAMPAIGN LITERATURE SHALL BE POSTED IN OR AROUND THE BUILDING.
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XVI. CONCLUSION
In the event of any problems between Residents or rule violations by Residents, the respective parties are requested to attempt to resolve these matters directly in a friendly manner. If these attempts are unsuccessful, the problem should be referred to the Management Office in writing. ANY COMPLAINT OR NOTICE OF A RULE VIOLATION SHOULD BE PUT IN WRITING TO THE BUILDING MANAGER WITHOUT DELAY.
If the Management Office cannot resolve the problem, or if a violation of the Rules continues, the situation will be referred to the Board. The Board will provide an opportunity for a hearing and take whatever action it deems necessary, including the imposition of fines or referral of the matter to the Association attorney. The violator will be responsible for all legal fees, costs, and expenses incurred by the Association.
All rules, restrictions and covenants contained in the Condominium Instruments (defined as the Condominium Declaration and By-laws, including all amendments thereto) are incorporated as part of these Rules and are subject to the enforcement policies and procedures set forth herein. To the extent that the provisions of applicable law, the Condominium Instruments and/or the Rules are in conflict, the provisions of applicable law shall control first, followed by the provisions of the Condominium Instruments and then the Rules. The Rules shall govern the conduct of all Residents and any person on the Property at the invitation or permission of any Resident. Each Unit Owner shall be responsible for the conduct of his/her family living in the Unit, as well as any guests, Tenants, members of a Tenant’s family living in the Unit, guest of Tenants, and anyone occupying the Unit.
Useful Telephone Numbers
Management Office (312) 482-9793
Fax (312) 482-9795
Doormen’s Station (312) 482-9981
Paramount Cleaners (312) 642-7747
Laundry Room Management (773) 491-5451
Police/Fire Emergency 911
Police (18th Precinct) (312) 744-8230
USA Wireless (TV) (847) 831-4561
SilverIP (Internet) (312) 600-3820
U.S. Postmaster (312) 654-3895
County Tax Assessor (312) 413-5100
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XVII. INDEX Advertisements pg. 8 Mail pg. 11 Ambulances pg. 31 Maintenance Repairs/Work Orders pg. 27 Assessments pg. 19 Maintenance Personnel pg. 25 Auctions pg. 22 Management Office pg. 26 Balconies pg. 8 Manager pg. 25 Bicycles pg. 9 Mortgage Disclosures/Refinancing pg 20 Building Staff pg. 25 Moving pg. 23 Businesses pg. 12 Musical Instruments pg. 13 Collections pg. 19 Noise pg. 13 Construction pg. 12 Non-Residents pg. 3 Damages To Property/Insurance pg. 32 NSF Checks pg. 19 Deliveries pg. 3 Nuisances pg. 13 Doormen pg. 25 Open Houses pg. 23 Drain Cleaners pg. 13 Parking pg. 11 Dryers pg. 14 Passenger Elevators pg. 6 Election pg. 34 Pest Control pg. 27 Elevators pg. 6 Pet Restrictions/Registration pg. 15 Emergency Procedures pg. 31 Pets (General) pg. 14 Emergency Numbers pg. 31 Pets (Visiting) pg. 17 Employees of Residents pg. 13 Plumbing pg. 29 Remodeling pg. 12 Employee Complaints/Abuse pg. 26 Repairs (Building/Units) pg. 27 Entry Procedures pg. 3 Rollerblades pg. 9 Estate Sales pg. 22 Sale of Units pg. 20 Exterior (Building) pg. 9 Security (Building) pg. 7 Exterminating pg. 28 Security Systems pg. 5 Fines/Rules Enforcement p. 33 Service Access pg. 3 Fire Extinguishers pg. 29 Smoke Detectors pg. 27 Fire Safety pg. 31 Solicitation pg. 7 Freight Elevator pg. 6 Stairwells pg. 10 Garbage (Waste) Removal pg. 28 Statements pg. 19 Gratuities pg. 27 Sun Deck pg. 17 Telephone Numbers pg. 34 Guests pg. 3 Tipping (Employees) pg. 25 Hallways pg.10 Tricycles pg. 9 Hot Tubs pg. 13 Unit Interior pg. 12 Jacuzzis pg. 13 Unit Use Restrictions pg. 11 Keys pg. 5 Ventilation pg. 29 Late Fees pg. 19 Violations/Enforcement pg. 33 Laundry Room pg. 18 Washers pg. 14 Leaks pg. 30 Waste Disposal pg. 29 Leasing of Units pg. 21 Water Emergencies pg. 31 Lockouts pg. 5 Water Furniture pg. 14 Window Washing pg. 30 Locks pg. 5 Windows pg. 14 Luggage Carts pg. 18
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