Beverly Glen Homeowners' Ass'n v. Jagiello

2020 IL App (2d) 200601-U
Appellate Court of Illinois·Decided November 30, 2020·No. 2-20-0601·Unpublished

Opinion

No. 2-20-0601

Order filed November 30, 2020

NOTICE: This order was filed under Supreme Court Rule 23 and may not be cited as precedent by any party except in the limited circumstances allowed under Rule 23(e)(1).

IN THE

APPELLATE COURT OF ILLINOIS

SECOND DISTRICT

BEVERLY GLEN HOMEOWNERS’ ) Appeal from the Circuit Court ASSOCIATION, ) of Du Page County.

)

Plaintiff-Appellant, )

)

v. ) No. 18-MR-1123 )

TERESA JAGIELLO and KATARZYNA ) JAGIELLO, )

)

Defendants-Appellees. ) Honorable ) Paul M. Fullerton,

(Jerzy Jagiello, Defendant). ) Judge, Presiding.

JUSTICE JORGENSEN delivered the judgment of the court.

Justices Zenoff and Brennan concurred in the judgment.

ORDER

¶1 Held: The trial court did not err in: (1) granting defendants’ motion to enforce the parties’

settlement agreement and did not interpret any statutory provisions in arriving at its determination; and (2) finding plaintiff in contempt and imposing a monetary fine.

Affirmed.

¶2 In this interlocutory appeal under Illinois Supreme Court Rule 307(a)(1) (eff. Nov. 1, 2017) (interlocutory appeal as of right from an injunction), plaintiff, Beverly Glen Homeowners’ Association, had sued defendants, Teresa Jagiello, Katarzyna Jagiello, and Jerzy Jagiello (Teresa

and Katarzyna were unit owners of a townhome in the development), seeking a declaratory judgment and injunctive relief for claims concerning plaintiff’s alleged rights to common areas at the property. As relevant to this appeal, defendants Teresa and Katarzyna counterclaimed, alleging violations of the Common Interest Community Association Act (CICA) (765 ILCS 160/1-1 et seq. (West 2018)), specifically, that plaintiff allegedly refused to comply with their document- inspection request. The parties entered into a settlement agreement concerning the CICA counterclaims. However, in response to defendants’ allegations that plaintiff failed to comply with the settlement agreement, the trial court, on April 14, 2020, granted defendants’ motion to enforce the settlement agreement, ordering plaintiff to produce all documents by May 29, 2020. Defendants continued to maintain that plaintiff had not produced the requested documents and moved for a rule to show cause against plaintiff. On June 9, 2020, the trial court issued a rule to show cause and, on July 17, 2020, the trial court found plaintiff in indirect civil contempt of court and allowed it to purge the contempt by complying with its April 14, 2020, order and producing all documents on August 17, 2020, which it did not do.

¶3 Subsequently, defendants issued subpoenas to Hunzinger & Co., plaintiff’s accountant, and the trial court denied plaintiff’s motions to quash the subpoenas and ordered Hunzinger to produce all requested documents. The court also denied plaintiff’s motion to vacate the contempt finding, imposed a $100-per-week fine until the contempt was purged, ordered plaintiff to produce the original documents, and denied plaintiff’s motion to stay the proceedings.

¶4 Plaintiff appeals, arguing that: (1) the trial court erred in granting defendants’ motion to enforce the settlement agreement based on its erroneous construction of sections 1-30(i)(1)(i), (1)(ii), and (1)(iii) of CICA; (2) the court erred in denying plaintiff’s cross-motion to enforce the settlement agreement; (3) the court erred in denying plaintiff’s motion to quash defendants’ second

subpoena to Hunzinger; and (4) the contempt finding and fine should be reversed and vacated. We affirm.

¶5 I. BACKGROUND

¶6 A. Controversy

¶7 In August 2018 and in a subsequent amended complaint, the Association, a not-for-profit corporation, sued defendants, alleging they were record unit owners of 6514 Stair Street, Downers Grove, 60516, and members of plaintiff, seeking a declaratory judgment and injunctive relief with respect to disputes over plaintiff’s alleged rights concerning common areas and limited common areas at the property. Plaintiff alleged that it, the Village of Downers Grove, and authorized representatives, agents, and contractors have perpetual easement rights of ingress and egress to the common and limited areas of the property, including the basement of defendants’ unit, where the main shared water lines and water meter are housed, and the front and back yards, for the purpose of routine inspection, examination, maintenance, and repairs. Despite reasonable advance notice, defendants refused them access.

¶8 In November 2017, plaintiff alleged, defendants complained of a water-line leak. The Village received notice and informed defendants that they should notify plaintiff. Defendants did not notify plaintiff, who later learned of the alleged leak from the Village. Plaintiff sought access to defendants’ unit, but defendants denied it access. Plaintiff further alleged that it informed defendants that they were not authorized to unilaterally commence any construction that might affect the main water line or meter. However, between December 2017 and January 2018, defendants commenced such work. Plaintiff sought a declaratory judgment that it and the Village and their representatives and contractors have easement rights to the common areas and limited common areas (which include the common water lines and common water meters) and an

injunction prohibiting defendants from making any changes to the common areas, including the front and back yards of the unit, without prior express written permission from plaintiff. Plaintiff also alleged that an ash tree in defendants’ front yard is located within the common area and is its responsibility. However, defendants claimed to own the tree, which, according the plaintiff is infected with ash borer and is a safety hazard. Plaintiff sought to remove the tree.

¶9 In March 2019, Teresa and Katarzyna, asserting that they were the legal owners of 6514 Stair Street, filed a counterclaim against plaintiff. They alleged that they sought documents from plaintiff pursuant to CICA, but that plaintiff requested documentation of current ownership of the subject unit. Defendants further alleged that, after providing such documentation, plaintiff never produced or made available the requested documents for inspection. They referred to another case, wherein the court had ruled against plaintiff for failing to properly respond to a CICA request. In several counts, defendants asserted claims for CICA violations and breaches of fiduciary duty by plaintiff’s president, treasurer, and secretary (counts I through IV); property damage and constructive fraud against plaintiff for allegedly failing to address flooding in defendants’ unit (count V); violations of plaintiff’s declaration as to the removal of trees, where plaintiff allegedly did not replant removed trees, resulting in squirrels seeking shelter in and damaging vehicles (count VI); and violation of the declaration as to unauthorized parking restrictions, where plaintiff allegedly violated the declaration (and diminished the value of the unit) by restricting the number of parking spaces for each unit and making parking permits non-transferable, where such right is appurtenant to and passes with title to each lot (count VII).

¶ 10 Teresa and Katarzyna had made their document request on August 24, 2018. They sought: (1) plaintiff’s annual reports from January 1, 2017, to the present (pursuant to section 1-30(i)(1)(i) of CICA); (2) an itemized chronological list of expenditures affecting the common areas, including

copies of contracts, leases, or other agreements entered into by the board from January 1, 2017, to the present (pursuant to section 1-30(i)(1)(ii)); and (3) minutes of all board meetings from January 1, 2017, to the present (pursuant to section 1-30(i)(1)(iii)).

¶ 11 B. Settlement Agreement

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