Ft Sheridan and Their Rules

• Map which depicts the current municipal boundaries on the southern properties at Fort Sheridan (click here).
•  Inspections: During the building process, the City or its contractor must conduct various inspections to ensure the building is progressing safely and as planned.  The type of required inspections will vary depending on the extent of the construction.  However, you will be notified of the inspections when the building permit is issued.  The majority of inspections will be coordinated through the Building Department and a minimum of 24 hours notice is required to schedule an inspection (however, 48 hours is preferred).  If the project fails or is not ready on the arrival of the inspector, the City may charge a re-inspection fee.
• Property Transfer Inspection Application: http://www.cityofhighwood.com/docs/PropertyTransferInspectionApplication.pdf
• City of Highwood - Town of Fort Sheridan Subdivision Transfer Fee Declaration: http://www.cityofhighwood.com/docs/TOWN_OF_FORT_SHERIDAN_SUBDIVISION_TRANSFER_FEE_DECLARATION.pdf
• Highwood does not have a transfer tax but properties within the town of Ft. Sheridan do - they are 'subject to a transfer fee pursuant to Section V B of the Annexation Agreement related to this subdivision' (City of Highwood).  The latest updated transfer tax information was updated on 10/15/05, which stated that Ft. Sheridan Areas are the only "parts" of Highwood that have transfer taxes $5.00/1,000 under Highwood's Ordinance 98-0-16.  The Seller is the party that is liable for this tax and this ordinance has been in effect since 03/03/1998 - there is no pre-transfer inspection required. Highwood refers to Ft. Sheridan as a 'town' but you have to go to Highwood's City Hall to pick up transfer fee declaration forms, etc.

Dear Madam/Sir:

Enclosed is a policy regarding the use of signs within the Fort Sheridan community that was adopted by the Fort Sheridan Master Homeowners Association Board on May 14, 2002. As you know, the use of any signs at the Fort is prohibited by the Declaration except for those utilized by the Declaring, local municipalities, and signs necessary for safety. The Board has undertaken to establish a policy, which will permit certain limited exceptions while maintaining the intent to keep Fort Sheridan free of a potential plethora of signs.

One of the most sensitive areas of the policy is the need for Open House signs needed to direct traffic to the correct location. Obviously this directly affects homeowners who are attempting to sell their property and their realtor agents who are attempting to best serve their clients. We are seeking to strike a balance and seek your cooperation with the policy. There are enforcement provisions which will be followed for homeowners in violation that you and your associates should be made aware.

We are open to your feedback and wish to find whatever creative ways we can to achieve the needs of the selling homeowner, your ability to serve him or her, and the need to provide a community uncluttered of signs.

Our plan is to give the policy a few weeks to work and then we would like to conduct a brainstorming session with those of you willing to participate. Jim Fitzgerald, who serves on the Board, and is also a realtor known to many of you, has volunteered to conduct such a session. In the meantime, you are welcome to contact us with your feedback.

Thank you in advance for your cooperation.

Ralph Pfaff
President, FSMHOA
304 Whistler Rd.
Highland Park, IL 60035
(H) 847-681-0044
rpfaff@theocc.com

Jim Fitzgerald
Secretary, FSMHOA
324 Leonard Wood South#103
Highland Park, IL 60035
(H) 847-433-4333
jimfitz10@attbi.com

TOWN OF FORT SHERIDAN MASTER

HOMEOWNER ASSOCIATION

SIGN POLICY, RULES, AND REGULATIONS

1. Reserved Natural Areas and Private Lot Maintenance Areas. No signs of any type may be placed on any Reserved Natural Areas or Private Lot Maintenance Areas.
2. Homeowners Association Property. All signs are prohibited on property owned by the Homeowners Association (including Common Ares Lots and Off-Site Maintenance Areas) except the following:
   1. Signs installed by the Board or its designees for Association and community events, and Association and community welfare, safety, and other purposes.
   2. Signs installed by governmental agencies.
   3. Signs installed by the Declarant.
   4. To the extent allowed by applicable local laws and ordinances, no more than three (3) directional signs for each open house, on the day of the open house only, and only located at either entry and on the corner of the street on which the open house is located
3. Private Property. All signs are prohibited on private property, except for the following
   1. Signs may be placed in windows of private homes, provided that such window signs may include only one “For Sale” sign, in addition to other signs that may be placed therein.
   2. Flags and bunting are permitted, subject to appropriate landscaping approval, if necessary.
   3. MYA and theater building signs will be permitted provided the design of the same are approved by the Board in advance.
   4. Signs notifying persons that a unit is subject to a security alarm or service, provided the same are installed as close as practical to the foundation of the house.
   5. On the day of an open house, only one sign advertising may be placed on the property on which the open house is located. Individual condominium and town home associations may elect not to allow open house signs on common areas.
   6. Signs for social events and special occasions (i.e. “Welcome Home”, “Happy Birthday”, “It’s a Boy/Girl”) provided that no such sign may be installed for more than three (3) consecutive days, or three (3) days in any seven (7) day period.
4. Condominium and Town Home Association Rules and Regulations. Each condominium and town home association may enact its own policies and guidelines regarding the installation of signs on or in the condominium or town home buildings or property. All signs placed on or in condominium or town home buildings or property must comply with this policy and either (i) be approved by the applicable condominium or town home association or (ii) comply with the applicable condominium or town home association rules.
5. Enforcement. In order for any fines to be levied against a unit owner, a written complaint must be submitted to the Board by a unit owner, the property manager, a resident, or a member of the Board.
   1. The Board or the property manager will give written notice of the complaint and the time and location of a hearing before the Board or its duly authorized committee (the “Notice”). If a unit owner removed the non-complying sign within forty-eight (48) hours of receiving the Notice, the complaint will be suspended, and no further action will be taken unless a second complaint is filed within twelve (12) months of the first complaint. If a second complaint is filed against the unit owner within twelve (12) months of the first complaint, the Board may conduct a hearing on both complaints and impose fines for each complaint in accordance with the attached fine schedule, regardless of whether the unit owner removes the second sign in accordance with this paragraph.
   2. At the hearing, the unit owner alleged to have violated the policy will have an opportunity to present a defense. All hearings will proceed with or without the violating unit owner present. If the hearing is conducted by the full Board, the Board may dispose of the complaint and assess all appropriate remedies at the hearing. If a committee of the Board conducts the hearing, the Board will dispose of the complaint and assess appropriate remedies at its next regularly scheduled Board meeting. Each unit owner charged with a violation will be notified of the Board’s disposition of the complaint in writing.
   3. Fines may be imposed beginning on the date the Notice is first received by the unit owner. Each day that a sign remains standing after a unit owner receives Notice shall be considered a separate violation and an additional fine may be assessed for each such day.
   4. All fines will be due and payable with the monthly or quarterly assessment for the applicable unit. If a tenant causes any violations, the fine will be assessed against the owner of the unit in which the violating tenant resides.
   5. Fines will be in accordance with Exhibit A. The Board may increase or change the fines at any time, at any regularly scheduled Board meeting. If any unit owner is found guilty of violating this policy more than once in any twelve (12) month period, the fine for each violation after the first will be double the fine for the prior violation, in accordance with Exhibit A.
   6. Notices and other communications under this policy will be considered received by the applicable unit owner on the date the same is personally delivered to the unit owner or, if mailed via First Class mail, three (3) days after posting, sent to the address of the unit owner at which assessment bills are sent.
   7. The Board reserves the right to pursue any and all legal remedies available to it in case of any violation of this policy. All costs and attorneys fees of any such action shall be assessed at the time incurred against the owner of the unit on which the violation occurs, or the owner of the unit in which any violating tenant resides.
6. Removal of Signs. THE PROPERTY MANAGER AND EACH MEMBER OF THE BOARD ARE AUTHORIZED AND DIRECTED TO REMOVE ALL SIGNS PLACED IN VIOLATION OF THIS POLICY OR ANY APPLICABLE MUNICIPAL ORDINANCE ON ANY PROPERTY OWNED BY THE ASSOCIATION (INCLUDING ANY COMMON AREAS OR OFF-SITE MAINTENANCE AREAS) OR ON ANY PUBLIC AREA WITHOUT NOTICE TO ANY PERSON. THE PROPERTY MANAGER WILL USE REASONABLE EFFORTS TO NOTIFY THE SIGN OWNER THAT THE PROPERTY MANAGER HAS REMOVED THE SIGN, AND WILL HOLD ALL REMOVED SIGNS FOR THIRTY (30) DAYS FOLLOWING THE DATE OF REMOVAL. THE PROPERTY MANAGER AND THE BOARD ARE AUTHORIZED TO DISPOSE OF ANY SIGNS REMOVED PERSUANT TO THIS PARAGRAPH. THE BOARD, THE PROPERTY MANAGER, AND THE ASSOCIATION WILL NOT BE LIABLE TO ANY PERSON OR ENTITY FOR ANY SIGNS REMOVED IN ACCORDANCE WITH THIS POLICY. THE REMOVAL OF SIGNS BY THE BOARD OR PROPERTY MANAGER WILL NOT RELIEVE ANY PERSON FROM ANY LIABILITY FOR VIOLATING THIS POLICY.
7. Notice of Policy. The Board will use reasonable efforts to notify REALTORS® that regularly transact business in the areas surrounding Fort Sheridan of the foregoing policy. The Board’s failure to notify any REALTORS® of the policy will not relieve any unit owner of liability for any violation hereof, or reduce or limit the Board from exercising any rights or remedies under this policy. The property manager will use reasonable efforts to assure that each person purchasing any unit in Fort Sheridan is given a copy of this policy.
8. Appointment of Chairman of Rules and Regulations Committee. The Board authorizes the Chairman of the Rules and Regulations Committee to conduct all hearings conducted hereunder. The Chairman of the Rules and Regulations Committee may conduct such hearings alone or with one or more members of the Board or such Committee.
9. Modification of Policy. The Board may amend this policy from time to time at any regularly scheduled meeting of the Board, without notice to any person or entity.