REFLECTIONS CONDO BY-LAWS

1.   General

1.1.    As we wish to maintain a first class community, we feel sure you will recognize the need for Rules and Regulations to keep our association running smoothly and to ensure a pleasant, comfortable and enjoyable environment. The information contained herein is designed to achieve and maintain this goal, as well as to comply with the Associations Declaration and By-laws, and to protect all members of the Association from undo liability resulting from infractions.

1.2.     These rules and regulations are incorporated into the Declaration and By-laws of the Association and become part and parcel of the Declaration and By-laws of the Association. Authority for creation and adoption is given to the Board in section 3.06 and section 4.05(e) of the Declaration.

1.3.    Definitions of terms used in the “Rules and Regulations” can be found in Section One (1) of the Declaration.

2.   Vandalism

2.1.    Any act of vandalism and or suspicious activity shall first be reported to the Aurora Police Department then to the managing agent for determination of party or parties responsible for repairs.

3.   Soliciting

3.1.    Local ordinances of the City of Aurora shall be strictly adhered to and enforced by the City of Aurora Police Department. Person and or persons found to be in violation are subject to appropriate ordinances of City of Aurora IL code.

3.2.    Only “Not for Profit” soliciting is allowed in the Reflections community. Soliciting by commercial, “For profit”, retail, etc. entities are prohibited.

3.3.    All Door-to-door soliciting is expressly prohibited except between the hours of nine (9) am and eight (8) pm.

4.   Leafleting

4.1.    Any person seeking to distribute commercial or non-commercial literature on the property, other than through the U.S. Postal Service, shall first receive written approval from the Board of Directors.

4.2.    Leaflets, posters or fliers cannot be attached to mailboxes in any instance or placed on bulletin boards without written approval of the Board of Directors of the Association.

5.   Children

5.1.    Children shall not play in the parking areas, on driveways of other residents or any place where they may endanger themselves or unnecessarily disturb other residents. Any damage by children or under age persons shall be deemed the responsibility of the Unit Owner in whose unit such children reside or are guests, and costs incurred in repair of such damage shall be charged to said Unit Owner.

6.   Garage and House Sales

6.1.    Individual or group garage and/or house sales of personal property are permitted.

6.2.    Garage and/or house sales shall be conducted in a manner so they are not construed as a “nuisance”. See section 4.12 of the Declaration.

6.3.    Garage and Yard sales may be conducted no more than three ( 3 ) times from January through June and no more than  three ( 3 ) times from July through December.

6.4.    Garage and yard sales may last no longer than three consecutive days.

6.5.    Merchandise may not be displayed on public property such as between sidewalk and curb.

6.6.    Garage and yard sale signs may not be placed on public property such as utility poles, parkways between the sidewalk and curb.

6.7.    Pennants, banners, balloons, or similar attention getting devices are not allowed.

6.8.    No sale of commercial, industrial, or business items is permitted.

7.   Garbage & Refuse

7.1.    One 65 gallon garbage container, as provided by the refuse Contractor, will be distributed to each unit starting at the commencement of the January 1, 2005 contract.  The attached cover of the container shall be utilized at all times ensuring that the container is water-tight, insect-proof, odor-proof and prevent entry by rodents or other animals.  All other containers and receptacles not obtained or provided by the refuse Contractor are not approved and subject to fine and disposal of the non-approved container.  All household refuse shall be placed in approved containers ONLY.  Paper sacks, plastic bags, cardboard boxes, and like containers ARE NOT ALLOWED.  All construction and remodeling debris, major appliances, wood, carpeting, and furniture are NOT considered household refuse and will NOT be picked up by the refuse Contractor. Homeowners MUST make special arrangements with the contractor for removal of said items at homeowner’s expense.

7.2.    Approved containers for recyclables must be utilized at all times and are obtainable from the refuse Contractor.  Recyclable materials (glass, tin & steel, aluminum, paper, cardboard, plastics) are not to be placed for collection loose, sans container, so as to become a nuisance.

7.3.    Automotive style batteries, paint, and petroleum products (oil) are not allowed and will not be collected by the refuse Contractor. Placement by the Home Owner for alleged pick-up will constitute a violation and is subject to fine(s).

7.4.    Garbage and recyclable containers must be stored and kept indoors at all times. Placement of garbage and garbage containers on Common Elements of the property is not allowed except as specified on the day of collection.

7.5.    Each container shall be clearly marked with the address of the unit. Any containers not marked with the address of the unit are subject to disposal.   The Homeowner shall have no right, title, or interest in said garbage and recyclable containers and said containers remain the property of the Contractor, and shall remain with the unit upon sale.

7.6.    Garbage and recyclable containers should be placed near the curb on paved areas of driveways or walkways, NOT on the grass.

7.7.    Garbage  and/or recyclable containers to be emptied or removed by the contracted refuse collector shall be placed and grouped at the street curb only after 7:00 p.m. on the day prior to the day assigned for pickup, and all empty containers must be removed by 7:00 p.m. on the day of the pickup.

7.8.    Cigarette butts are considered garbage and are subject to rules above.

8.   Signs

8.1.    As specified in Section 4.10 paragraph (a) of the Declaration, no signs, billboards, unsightly objects, or nuisances shall be maintained or permitted on any part of any Common Element, except as permitted by resolution of the Board or as permitted under Article VIII of the Declaration

8.2.    Advertising signs for business or commercial activities are prohibited everywhere on the Property.

8.3.    An exception to the above is the permission of ONE professionally manufactured and lettered “For Sale” or “For Rent” sign (including contact information) per unit. The sign shall be limited in size to five (5) square feet in total area, and shall be limited to six (6) feet in total height above ground level.

8.4.    The use and placement of “home made” signs is expressly prohibited. Such “For Sales” or “For Rent” signs must be fabricated of metal and/or plastic weatherproof material (wood and paper products are expressly prohibited). The use and placement of hand-lettered signs is expressly prohibited.

8.5.    The use and placement of professionally manufactured “Open House” signs is limited to the day(s) the open house is in progress.  The “open house” sign is subject to the provision(s) of paragraph 8.4 above.  Any and all “Open House” signs shall be removed from the property on said same day at the completion of the “open house”.

8.6.    Placement of a sign (as specified above) shall be directly in front of unit, or at the end of the building.  Signs shall NOT be placed at the entrance(s) of the community or in the parkway area between sidewalk and curb.

9.   Basketball hoops

9.1.    No basketball backboards or hoops of any kind may be installed in or upon any driveway or common area, or attached to any building.

9.2.    Portable backboards and hoops are allowed to be used on a temporary basis and must be removed from the common element(s) immediately after use. Storage of above must be inside the owners unit or garage, and may not be left on any common element(s) unattended or overnight.

10.         Playground Equipment

10.1.  No children’s playground equipment will be allowed to remain on the common property unattended or left on common elements of the property overnight. Playground equipment includes, but not limited to inflatable wading, and swimming pools.

10.2.  Damages to any portion of the Property resulting from play equipment are the unit owner’s sole responsibility. Repairs made by the Association on the unit

11.         Common & Limited Common Elements

11.1.  A limited common element is defined as but not limited to balconies, terraces, patios, parking spaces or facilities, shutters, awnings, window boxes, doorsteps, porches and any other apparatus designed to serve a single unit.

11.2.  The Garden areas and the common areas are Association maintained and homeowners must submit applications prior to doing any changes except for planting live flowers or ornamentals of the annual variety.

11.3.  All changes are subject to having prior approval of the Board.

12.         Pets

12.1.  No animals, other than dogs, cats, small birds, fish or animals reasonably considered to be household pets, shall be raised, bred or kept anywhere on the property, nor shall any animals be kept, bred or maintained for commercial purposes.  Household pets shall not include reptiles, livestock, and exotic mammals.

12.2.  In order to prevent nuisance problems and to prevent danger to the health, safety and welfare of Unit Owners or occupants, no Owner/Occupant shall keep more than a total of two (2) dogs and/or cats in their unit.

12.3.  Both dogs and cats must be on leashes when outside a Unit.  The pet's conduct and activities must be controlled by its attendant to prevent damage to Common or Limited Common Elements and danger or injury to persons, property or other pets.

12.4.  No pet may be left unattended outside at any time.

12.5.  There shall be no pens, kennels, dog-runs, cages, or tie-out chains or ropes erected or used at any time on The Property.

12.6.  Each Unit Owner/Occupant shall be responsible for immediately picking up after any pet kept or visiting in such Unit Owner's/Occupant's respective Unit, including without limitation, removing and disposing of any waste deposited by such animal anywhere on the Common or Limited Common Elements.

12.7.  Any pet causing or creating a nuisance or unreasonable disturbance shall be permanently removed from the Premises upon (3) days written notice from the Board to the Owner of the Condominium Unit containing such pet and the decision of the Board shall be final.

12.8.  All Owners/pets are subject to City of Aurora Noise Ordinances.

12.9.  All Unit Owners/Occupants are responsible for the actions of the pets residing in or visiting their Unit.  Any damage caused by these pets to the Common or Limited Common Elements shall be repaired by the Association and assessed back to the responsible Owner/Occupant.

12.10. Any Unit Owner/Occupant with two or more violations of the above pet rules within six months shall be fined in accordance with the fines section contained herein.

13.         Garages

13.1.  No exterior alterations may be made to any garage door.  Nothing shall be kept or stored outside of garages.  Nothing shall be stored in any garage that displaces a vehicle.

13.2.  Major car repairs, including but not limited to, restoration, rebuilding, or any other repair, which causes any type of nuisance, fire hazard or annoyance to neighbors, are prohibited.  Any work producing noise in garages and elsewhere is allowed only between the hours of 9:00 A.M. and 10 P.M.

13.3.  Garages are to be used primarily for the storage of vehicles.  If a Unit Owner stores anything in a garage, which may harm other units, it shall be removed upon notification by the Board.  Nothing shall be done or stored in a garage, which causes harmful, noxious or offensive fumes to an adjacent unit.

14.         Vehicles

14.1.  Non-permitted vehicles shall include vehicles without valid state license plates, and vehicles that display any lettering and/or advertising for a business on the exterior surface of the vehicle.

14.2.  Vehicles used in the operation of a business, limousines, taxicabs, buses are also not permitted.

14.3.  Snowmobiles shall not be operated anywhere on the property.

14.4.  Motorcycles, motorbikes and mopeds shall not be operated on the property except for the purposes of ingress and egress.

14.5.  All vehicles are restricted to paved surfaces, including the streets, driveways and parking areas of the property.  There shall be no parking or routes of passage across any other portions of the property, including all lawn areas, sidewalks and fire lanes. 

14.6.  Inoperable or abandoned vehicles are prohibited in exterior parking areas.  An abandoned vehicle is a vehicle in a state of disrepair rendering the vehicle incapable of being driven in its condition; or a vehicle that has not moved or been used for 7 consecutive days or more and is apparently abandoned.

14.7.  Bicycles, roller-blades, skates, wagons or other play equipment are not allowed on any common parking area except for the purpose of ingress and egress.

15.         Parking

15.1.  Vehicles shall not be parked, maintained or stored in a manner, which interferes with ingress or egress from a garage drive area or other portions of the property.  Parking of any motorized vehicle on any grassy area or sidewalk(s) is prohibited. 

15.2.  Unit owners are required to park personal vehicles in their garages or driveways.  . Unit owners are not allowed to use designated visitor spaces to park personal vehicles.

15.3.  Vehicles may not be left unattended in designated visitor parking areas for a period of more than 3 days in the summer or more than 24 hours in the winter.  Driveways must be utilized first.  Removal of vehicles will be at Unit Owners expense. No vehicles are to be parked in designated visitor spots during snow plowing operations.

15.4.  Parking, maintenance or storage of non-permitted vehicles on any portion of the property is expressly prohibited.  Commercial vehicles may park in permitted areas when used for their normal commercial activities, so long as such parking is only for the period of time necessary to provide the commercial services requested by a Resident or the Association.

15.5.  No recreational vehicles and/or commercial vehicles shall be parked on the Property overnight except in garages with the door closed.

15.6.  No vehicles (including recreational vehicles) shall be stored in that portion of the Parking Area designated for public parking or on driveways.

15.7.  Commercial vehicles may be parked in the garage as long as the garage door is closed and the vehicle is not visible from the street.

15.8.  Outdoor parking of trucks, buses, trailers, recreational vehicles, limousines as defined by the Illinois Motor Vehicle Code, aircraft or boats, is prohibited, provided, however, that a trailer or recreational vehicle may be parked outdoors for a period of time NOT exceeding 24 hours Monday thru Friday and NOT exceeding 48 hours Saturday & Sunday, for the purpose of loading and unloading only. 

16.         Vehicle Repairs and Maintenance

16.1.  Repairs and maintenance of automobiles are not permitted on the property, except for minor repairs in accordance with Section, Garages, of these Rules and Regulations.  Emergency repairs, such as changing a tire, may be allowed in the proper parking areas.  Changing oil in public parking areas or anywhere except in front of each Unit Owners garage is prohibited; however, oil stains on driveways resulting from such activities shall result in the Board fining the Homeowner and repairing such damage at the Homeowner’s expense.

16.2.  Vehicles may be washed in garage access drives, but only products that prevent environmental damage may be used.  Washing of visitor’s cars is strictly prohibited on all property.  Attention should be made to Odd/Even days of water usage during the summer months in accordance with any Village Ordinances. 

17.         Towing of Vehicles

17.1.  In addition to the provisions for enforcement contained herein and in the Violation and Fines Policy, the Board shall have the authority to tow vehicles which are parked in violation of these rules under the following circumstances:

17.2.  When a vehicle has been abandoned, as defined by the Illinois Motor Vehicle Code, and a notice of such violation was affixed to the vehicle for at least 7 days earlier, the vehicle may be towed without further notice to the vehicle owner, and at owner’s expense.

17.3.  When a vehicle is parked in such a manner, which presents an immediate danger to the property or to the health, safety and welfare of any person thereon, the vehicle may be towed without notice to the owner and at owner’s expense.

17.4.  When a vehicle is parked in violation of any of these Vehicle Rules and the owner of the vehicle has been found to be in violation on 2 prior occasions, the vehicle may be towed upon the occurrence of the third and each subsequent violation at the owner’s expense. The Board is mandated to issue notice to the owner prior to such towing.

18.         Grounds and Common Areas

18.1.  The pond is for the sole purpose of rain and storm water retention.  Disposal of garbage, including but not limited to, grease, motor oil or other fluids into the retention pond is strictly prohibited.

18.2.  The use of the pond for recreational activities, including but not limited to swimming, wading, boating, fishing, skating is prohibited.  Feeding of wildlife is also prohibited.

19.         Violations

19.1.  If someone is believed to be in violation of any of the provisions of the Declaration, By-Laws or Rules and Regulations, or any part or provision thereof, a written and signed complaint must be submitted by an Owner, the Managing Agent, or a member of the Board of Directors. A complaint form prescribed by the Board shall be sent to the Managing Agent. In the event there is no active or acting Managing Agent, the Board shall distribute a written complaint form to all Owners of record of the Association.

19.2.  The person/persons or Owner charged with the violation will be given written notice of the complaint within thirty (30) calendar days of submission of said complaint. The “Notice of Complaint” shall inform the person/persons or Owner of a time and place where the Board of Directors or its Duly Authorized committee will conduct a hearing to review the complaint. At that time, the person/persons or Owner will have the opportunity to refute the complaint. All hearings will proceed with or without the accused being present at the hearing.

19.3.  If any Owner, Lessee or resident is found guilty of a violation, the Board will notify the Unit owner in writing no later than thirty (30) days from the date of the hearing. The Notice will include the amount of fine levied and if necessary a calendar date that correction of said violation must be completed.

19.4.  In the event that correction of a violation cannot be completed due to inclement weather conditions, the Board shall have the authority to set a reasonable delay period. The Board shall give proper notice of an appropriate calendar date, upon which the correction of said violation should be corrected and complete.

20.         Fines

20.1.  The Board may elect but is not required to assess a fine. The fine will be charged to the account of the Owner of the Unit in which the guilty person/persons resides and is due and collectable with the next regularly scheduled monthly assessment.

20.2.  Upon a third violation the Board is authorized and is encouraged to file with appropriate authorities an application for lien on the property of the Unit Owner charged for such violation.

20.3.  In the event payment for assessment of a violation is not received at the appropriate collection authority within ninety (90) days of sending notice to the Unit Owner, the Board is authorized and is encouraged to file with appropriate authorities an application for lien on the property of the Unit Owner charged for such violation.

20.4.  Schedule of fines:

20.5.  $25.00 for a first offense

20.6.  $50.00 for a second offense

20.7.  $100.00 for third and subsequent offense(s)

21.         Member in Good Standing

21.1.  Any and all such members of the Board of Directors of the Reflections Condominium Association and members of committees appointed by the Board shall be a member of said Association as defined in the Declaration and By-laws of the Association. Persons serving as a Director of the Board or committee member must be a member in “good standing” with the Association. To whit, Directors and committee members must not be in violation of the Declaration, By-laws, or Rules and Regulations as adopted by the Board of Directors. Directors and committee members must be current in payment of dues, assessments, and payments due the Association.

21.2.  A Director of the Board or Committee member found to be in violation with the provision of “good standing” above may be removed from the Board by a majority vote of the remaining members of the Board.  A successor to fill the un-expired term of a removed Board member may be elected by the Members having a majority of the votes at the same meeting or any subsequent meeting called for that purpose.

22.         Storm Doors

22.1.  Storm doors must conform to the following guidelines. Storm doors must be aluminum, of white or cream color, or match the color of the exterior door and must be a full view model. “Full View” is defined as, a) having glass or screening the entire width and length of the door. b) The bottom frame member shall be no more than 4” inches in height. c) A single horizontal cross member shall be limited to no more than 2” inches in width. There shall be no vertical cross member allowed.

22.2.  Doors installed prior to the adoption of this rule, and not conforming to the above rule will NOT be grandfathered into the association.

23.         Windows

23.1.  Temporary window coverings such as sheets, bed spreads, blankets, etc. must be removed within thirty, (30) days after occupancy.

23.2.  The owner or occupant has the responsibility to immediately repair broken windows, storm doors and screens.

23.3.  Torn or unsightly window coverings are not permitted.

23.4.  It is the Owners or occupant’s responsibility to maintain all screens and windows in working order. Popped out screens or portions thereof are not permitted.

24.         Architectural Control

24.1.  All property owners contemplating a change, alteration, or removal of landscaping material MUST submit an application and petition the Board of Directors prior to commencing any alteration or change.

25.         Satellite Dishes

25.1.  Satellite dishes of 1 meter or less in diameter (unless approved by the board for a larger one) may be installed upon limited common elements serving the unit to which the satellite signal is being carried. This can be done by submitting a satellite dish application form to the board. Where practicable, installation shall be made so as to minimize the protrusion of the satellite dish beyond the limited common element to which it is affixed.  All wires and cables must be securely fastened and hidden within wire molding which matches the color of the building, and will be installed with the least disturbance to the exterior of the building.

25.2.  Unit Owners installing satellite dishes must carry liability insurance coving the risk of any loss or damage to the association and/or third parties as a result of the installation use and maintenance of such satellite dish.  Satellite dishes may not be installed in any fashion that poses or increases a risk of injury to any individual or property, or in any fashion that has the effect of increasing the liability insurance premiums of the Association or any other unit owner.

25.3.  Satellite dishes must be installed by a licensed and insured contractor. Satellite dishes may not be installed in any fashion that impedes (a) ingress to or egress from any unit, (b) the use or view from any window of any other unit, or (c) the use of, access to or movement on or across any common element.

25.4.  The Association reserves the right to inspect the installation and maintenance of the satellite dishes and may require additional work to be done to ensure that the building remains watertight. Should any damage and/or repairs be necessary due to the installation, maintenance and/or removal of the satellite dish, the cost of which will be charged to the Homeowner.

25.5.  Homeowners wishing to install a satellite dish must notify the Reflections Association Board (30) thirty days prior to the desired date of installation for placement approval, by a satellite dish installation application. Failure to comply with the requirement, will allow, but not require, the Association to take any legal action available to it to correct the violation including, but not limited to, removing the satellite dish and imposing a fine.

25.6.  The only approved installation site of a satellite dish is the fascia of the roof. THE INSTALLATION OF A DISH ON THE ROOF IS STICTLY PROHIBITED.   

25.7.  If for any reason, you cannot mount the satellite dish directly to the fascia of the roof, you must notify the Association of such at the time of submitting the application, setting forth the reason why and, before installing the unit, receive authorization to do so.

25.8.  Satellite dishes must be maintained in good repair and condition at all times, and may not be altered in shape, color or appearance from the manufacturer’s original specifications without prior written consent of the Board of Directors.

Nothing may be hung, draped, painted or otherwise affixed upon or to a satellite dish. Failure to complete appropriate maintenance will allow the Association to complete the repairs and/or remove the dish and charge such costs back to the defaulting owner.

25.9.  Any satellite dish, which does not operate or carry a signal to a unit for a period in excess of 30 days, must be removed.

25.10. Failure to keep the satellite dish in good repair after five days notice from Board may result in the removal of the dish at Unit owner’s cost.

25.11. Individual homeowners are not authorized to remove satellite dishes or any other fixtures classified as antenna from common elements (Roof). A licensed and or bonded professional service contractor must perform removal of said satellite dish or antenna. The area in which such satellite dish was removed must be restored to its original condition, including without limitation, repair of all holes, and removal of all wires, cable and conduits. All cost associated with the removal will be at the homeowner’s expense. Unit Owners removing a satellite dish in anticipation of the sale of a unit will not be given a paid assessments letter for the purpose of closing until the requisite repair and restoration is completed.

25.12. The Unit Owner does have the right to sell the satellite dish to the next Owner, providing that the dish company and the Association approve. The association encourages a sale rather than removal.

25.13. Upon transference of the ownership or occupancy of the unit, if the new owner decides to keep the satellite dish, all obligations herein shall pass to any successor in interest.  If the transferee is unwilling to assume the responsibility set forth herein, the satellite dish must be removed prior to conveyance.

25.14. The owner hereby indemnifies and holds harmless the Board of Directors, the Association, its agents and members from any and all claim, controversies or causes of action resulting from the installation or use of this satellite dish, including the payment of any and all costs of litigation and attorney’s fees resulting there from.  The owner agrees to be responsible for any damage to the property or any injury to any individual as a result of the installation or removal of the dish.

26.         Outdoor Water Usage Restrictions

26.1.  All outdoor water usage is restricted to the hours between six (6) to nine (9) a.m. and the hours between six (6) to nine (9) p.m.

26.2.  This rule shall run in conjunction with any and all City of Aurora ban and or restrictions of outdoor watering.

26.3.  All washing of vehicles with water (including but not limited to automobiles, trucks, vans, sport utility vehicles, recreational camper, snowmobiles, motorcycles, mopeds, and trailers), is included and covered by this rule.

26.4.  Open ended hoses are not allowed. All hose(s) must have a shutoff nozzle or sprinkler attachment for water flow control.