Shoreline Towers Condominium Association v. Gassman

936 N.E.2d 1198, 404 Ill. App. 3d 1013, 344 Ill. Dec. 441, 2010 Ill. App. LEXIS 1048
CourtAppellate Court of Illinois
DecidedSeptember 30, 2010
Docket1-08-2438, 1-09-2180 Cons. Rel
StatusPublished
Cited by22 cases

This text of 936 N.E.2d 1198 (Shoreline Towers Condominium Association v. Gassman) is published on Counsel Stack Legal Research, covering Appellate Court of Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Shoreline Towers Condominium Association v. Gassman, 936 N.E.2d 1198, 404 Ill. App. 3d 1013, 344 Ill. Dec. 441, 2010 Ill. App. LEXIS 1048 (Ill. Ct. App. 2010).

Opinion

PRESIDING JUSTICE FITZGERALD SMITH

delivered the opinion of the court:

Appellant Shoreline Towers Condominium Association (Shoreline) appeals from orders of the circuit court dismissing with prejudice various counts of its complaint against appellee Debra Gassman (Gassman) pursuant to section 2 — 619 of the Code of Civil Procedure (Code) (735 ILCS 5/2 — 619 (West 2008)) and assessing attorney fees against it. We affirm.

BACKGROUND

Gassman is a former resident of Shoreline, a condominium building located at 6301 North Sheridan Road in Chicago. While still a resident, Gassman, who is of the Jewish faith, affixed a mezuzah to her doorpost. A mezuzah is a small box about six inches tall, one inch wide, and one inch deep, housing a small scroll of parchment inscribed with passages from the Torah. 1 In 2004, while Gassman was still a resident, a dispute arose between Gassman and Shoreline when Shoreline interpreted a preexisting condominium association rule that prohibited residents from placing personal objects of any sort in the common areas, including common hallways and doorways, to preclude the display of a mezuzah. 2 Beginning in April 2004, Shoreline “repeatedly removed” the mezuzah from the doorpost of Gassman’s condominium.

Attempting to remedy the effects of this rule, Gassman filed several lawsuits alleging religious discrimination. She filed a religious discrimination claim with the Illinois Department of Human Rights, which was dismissed for lack of substantial evidence. She also filed a religious discrimination complaint with the Office of the Attorney General of the State of Illinois, which was subsequently closed pursuant to Shoreline’s voluntary revision of its rules in September 2005. 3 The revised rule states:

“Shoreline Towers Condominium Association
Revised Rule — 9/22/05
Mat’s [sic] boots, shoes, carts or objects of any sort are prohibited outside unit entrance doors, except that a resident may display a religious symbol, provided that:
1. The display of any religious symbol is limited to one per unit; is limited to display on the door or doorframe of the resident’s unit; and shall not exceed 16 inches (length) by 16 inches (width) and a depth of 4 inches, contain lights, sounds or project any odors, be potentially dangerous, be a historical relic, present political or religious proselytizing, be pornographic, or provoke, incite or have the effect of provoking, inciting or promoting hate;
2. The resident will be and is responsible for any physical damage of any kind caused by the resident’s display of a religious symbol under the rule;
3. The resident is liable for all costs for putting up and taking down the religious symbol and shall be responsible for damages of any kind if the Association is required to remove for common element or limited common element repairs, maintenance, restoration, etc;
4. The resident will restore the common element/limited common element to its original condition upon vacating the unit or noncontinuous use of the religious symbol; and
5. The religious symbol reflects the resident’s sincerely held belief.”

Gassman also filed a religious discrimination complaint with the City of Chicago Commission on Human Relations as well as a religious discrimination claim against Shoreline in the United States District Court for the Northern District of Illinois.

In December 2005, the City of Chicago passed an amendment to its Fair Housing Ordinance, prohibiting condominium associations from interfering with the religious observances of building tenants. Chicago Municipal Code §§5 — 8—020, 5 — 8—030 (2008). In April 2006, the State of Illinois enacted a law preventing condominium boards from interfering with the religious practices of building tenants, including interfering with “the attachment of religiously mandated objects to the front-door area of a condominium unit.” 765 ILCS 605/ 18.4(h) (West 2008).

In March 2007, Shoreline filed a complaint against Gassman, titled: “Verified Complaint for Injunctive Relief, Defamation, Civil Conspiracy, Malicious Prosecution, Intentional Infliction of Emotional Distress, and Civil Rights.” According to Shoreline, Gassman waged a campaign of harassment and intimidation against Shoreline and used her position as an attorney in the office of the public defender to conspire with members of the Cook County sheriffs department and the Chicago police department (CPD) to further her purpose. Shoreline alleged that Gassman’s behavior interfered with its day-to-day operations to such an extent that it was unable to allocate sufficient resources for the proper administration of the property.

Shoreline’s allegations included, in pertinent part, that beginning in July 2005, Gassman supplied inaccurate and damaging information to the Jewish Star, a publication geared primarily to the Jewish community. Based on that information, the Jewish Star referred to Shoreline’s rule as a “Mezuzah Ban” and Shoreline contended this characterization essentially labeled it anti-Semitic.

Shoreline further alleged that, in October 2005, Shoreline arranged for a charter bus to transport residents to a meeting regarding the development of a nearby marina. Residents were notified of this meeting via flyers that were handed out and posted in the common areas of the building. Shoreline alleged that Gassman tore down the signs posted in the lobby and shouted that Shoreline should not be having the meeting. She then argued with Edward Frischholz, the president of Shoreline’s board of directors, in front of five witnesses. 4 The argument culminated in Gassman accusing Frischholz of threatening her with bodily harm. Gassman called the police after the argument. Responding CPD officers went into Gassman’s condominium to speak with her. When Shoreline’s property manager went to Gassman’s condominium to check on the status of the investigation, she saw multiple wine glasses on the coffee table where the police had been sitting with Gassman. No charges were filed.

Shoreline claims that, in December 2005, Gassman used her influence with the Congregation of Beth Shalom of East Rogers Park (congregation) to provoke an altercation between the congregation and Frischholz during a meeting in Shoreline’s hospitality room. Frischholz displayed a crucifix on the door outside his unit and, allegedly, the congregation covered it with a garbage bag.

Shoreline claims that Gassman told the front desk clerk that Frischholz was receiving drug deliveries. She also told him she had friends on the police force who would be monitoring Frischholz and his guests for suspicious behavior.

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Bluebook (online)
936 N.E.2d 1198, 404 Ill. App. 3d 1013, 344 Ill. Dec. 441, 2010 Ill. App. LEXIS 1048, Counsel Stack Legal Research, https://law.counselstack.com/opinion/shoreline-towers-condominium-association-v-gassman-illappct-2010.