Fines, violations pile up at Rolling Meadows complex

The same month Rolling Meadows officials were removing their barricades at the 12 Oaks at Woodfield, they were tallying up hundreds of building code violations at the apartment complex.

As of July 8, 12 Oaks owners have corrected 147 violations but there are still 562 outstanding violations, said Valarie Dehner, Rolling Meadows community development director. There are also 87 outstanding fire code violations at the complex, according to Fire Chief Ron Stewart.

12 Oaks consists of about 20 buildings and is located at Algonquin Road and Route 53. About 2,000 residents live in about 700 units. Mike Sparks, the owner of 12 Oaks, declined to comment and deferred all questions to his lawyers on Wednesday.

One of those lawyers is Blake Horwitz, a Chicago civil rights lawyer, said city officials are trying to punish Sparks for filing a lawsuit against the city.

"It's retaliatory," said Horwitz who filed the lawsuit after city officials blocked all but one entrance into the complex and set up checkpoints in a move they said was intended to reduce crime.

There have been building code violations at the complex for two years, said City Manager Tom Melena. As of May, there were 137 building violations at the complex. That number increased by about 500 violations during a re-inspection in June, Melena.

"This is not retribution. This is doing our job," Melena said. "We're afraid if we don't do what's necessary someone is going to get hurt."

The more serious building violations have to do with leaky roofs, unsafe balconies and a non-working water heater, Dehner said.

"Our concern is this: if certain violations are not corrected, it may mean the building is uninhabitable," she said. "But our goal is to get the buildings up to code and we are working with the owner to do that."

12 Oaks has been fined $25,600 for the building code violations, but that figure could increase, Dehner said.

Rolling Meadows police blocked off all but one entrance to 12 Oaks on June 9 with concrete barriers and ran a checkpoint every day in front of the only open driveway. On June 16, Horwitz sued, saying the barricades were unconstitutional. Police took down the barricades a few days after the suit was filed, but stood by their decision to put them up. There is a still-pending motion for a permanent injunction.

Since March 17, the fire department has also found 244 fire code violations. Of those, 87 are still outstanding, Stewart said.

The fire code violations are for things like having fire doors that don't close properly, which could cause fire and smoke to spread through buildings, Stewart said. Fire officials found no problems with 12 Oaks fire alarms or smoke detectors, he said.

"The fire alarm systems are operational," Stewart said.

The fire department billed Sparks $1,760 for the re-inspections, Stewart said.

Horwitz said that while he hasn't seen the list of violations, he doesn't think they are all valid.

"They are obviously seeking to hurt my client in retaliation to us filing the lawsuit," he said. "We are going to seek damages against Rolling Meadows for the lies they are submitting to the public."

Stewart and Melena deny Horwitz's claim.

"We're certainly not picking on them," Stewart said. "We inspect every multifamily building and business annually. I grew up in that complex and I take offense to those comments. We're not singling anyone out."

The 12 Oaks general manager submitted a letter to Rolling Meadows city officials July 9 agreeing to hire engineers or contractors to inspect balconies, roofs and a retaining wall this month.

"Let this letter serve as our response and willingness to resolve the outstanding issues that have been observed at our property," the letter states.