[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6087851,"mediaKeyId","2887909-5dda2d04d7489864f27bbee68ee7bfeb","parentId",2887909,"title","Board grants sprinkler exemption for historic Tangle Oaks manor with safety conditions","audioSeconds",2639,"startMs",270000,"endMs",2909000,"viewUrl","/Search/View?dp=1&key=2887909-5dda2d04d7489864f27bbee68ee7bfeb&start=270&end=2909","thumbnailUrl","https://assets.pipeline.soar.com/2887909-5dda2d04d7489864f27bbee68ee7bfeb/thumbnail_270000.jpg","articleUrl","/articles/6087851/Lake-Bluff/Lake-County/Illinois/Board-grants-sprinkler-exemption-for-historic-Tangle-Oaks-manor-with-safety-conditions","mediaUrl","https://secure.pipeline.soar.com/6087851-469aaf3286e0f7ba269f5637fd16ec93/orig.mp4?Expires=1774968910&Signature=L1kE0DgRedsNfEGKmMLjvZsdykaj1OHp8bCJ6Bx0NknmJIlQN-KDAcbD9HE9eeq3x-4ZAjef~ShXRBjge0Ux4ZqJIRtPiWu7IgCkd9PPWPBvfecDRst76UPThYtNRJDMI2rrka~5np6LTDICBotvppgH4RrCo31kc~pA2-9NqTqBiqqnTJIWf0fsn3PK7Pr0BpRIig6HYkzi6AA2hYSHF7HV~2tZlGS70YDZPZgUGeXrL5pJBcneNMf-Of99muSIDdU2u6ZRSme7ynv0GsLxFt17myHSlFwwSxPtB4RM34wyRO37tx9EVhK6l8dS9eUYl9iNZA8LAXYfgOWVtghxLg__&Key-Pair-Id=KUT5TJCACFTXG","author","Village of Lake Bluff, IL","date","2025-04-04T15:07:26Z","article","The Village of Lake Bluff Architectural Board of Review on April 1 voted 4-0 to grant a fire sprinkler retrofit exemption for the historic Tangle Oaks manor owned and occupied by Terlato, subject to Fire Safety Consultants (FSCI) recommendations and conditions from staff, including a requirement that the building remain in business use group B and that condition B be interpreted to require exit signs and emergency lighting only (not full structural rework).

The exemption matter drew a multi-person presentation from Terlato
nd technical review by Fire Safety Consultants. Nick Standiford, a land‑use attorney for the applicant, described the property
s a historically significant manor restored by the owners. Tom (Tom Reykjavich), the project architect, outlined the house
s a 1916–1932 Tudor Gothic manor by architect Harry Lindbergh and said the structure\u000features vitrified clay tile, Ludovisi clay roof tile and many original interior finishes that would be severely disturbed by a full sprinkler retrofit. \"We tried to be absolutely minimally, sort of intrusive in terms of anything we did,\" Reykjavich said, describing prior preservation work.

Judy Vaughn, facilities manager for the property, described fire‑safety upgrades already completed in 2022: \"Everything was replaced, the fire panels, the strobes. We went from 52 smoke detectors to 105, and added an intercom system.\" Vaughn said detectors are inspected annually by Keith Technologies, extinguishers by Dependable Fire, boilers by the Illinois Fire Marshal every other year, and that the building maintains a lockbox for firefighter access.

Seth Sommer of Fire Safety Consultants recommended approval of an exemption after an on‑site review. Sommer said installing a sprinkler system throughout the structure would be \"next to impossible,\" would harm the historic fabric and be highly invasive, and he noted existing compensating measures: robust detection (about 105 detectors), an alarm panel, isolated kitchen suppression for cooking equipment, large separation from neighboring structures and generally fire‑resistant masonry construction. \"Short of any visitors or anything being there, there's gonna be some rare circumstances where people may not be familiar with it, and that's again our suggestion for the exit signs and emergency lighting to be considered,\" Sommer said.

Village staff recommended granting the exemption subject to the conditions in the FSCI report and a rollover condition that the property remain use group B (business). Staff also agreed to work with the applicant on less‑intrusive exit signage and lighting suitable for historic surfaces. At the meeting, staff clarified that the condition B modification requested by the applicant would be recorded specifically to require exit signs and emergency lighting rather than a broad rework of every egress element.

After discussion among board members and staff, Chair Hunter called for a motion. The board recorded a roll‑call vote: Member Wex — aye; Member Stradiv — aye; Member Daubman — aye; Chair Hunter — aye. The motion passed, 4–0. The board\rirected staff to include the applicant\fhange to condition B (limited to exit signs and emergency lighting), to verify installation/operation of required alarm/detection equipment, and to require the applicant to return if the building\fhanges use.

The board and FSCI emphasized the exemption is conditioned on maintaining compensating measures (alarm monitoring/inspection, exit signage/emergency lighting, door ratings and other items listed in the FSCI/staff reports). The property is listed on the National Register of Historic Places; both applicant and board cited that status as a primary reason to seek a less‑intrusive approach than a full NFPA‑13 sprinkler retrofit.

The board\rid not set a further deadline beyond staff follow up; staff will coordinate necessary permit reviews to document compliance with the listed conditions and to review any change of use that would void the exemption.","mediaType","Video","parentTitle","LBABR April 1, 2025","oneSentenceSummary","The Village of Lake Bluff Architectural Board of Review on April 1 voted 4-0 to grant a fire‑sprinkler retrofit exemption for the historic Tangle Oaks manor owned by Terlato, conditional on FSCI and staff recommendations, and a clarified requirement on exit signs and emergency lighting.","taxTitle","Lake Bluff, Lake County, Illinois","taxId",70473,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6087846,"Board continues sprinkler exemption request for two North Avenue three‑unit buildings to May 6",3073,2935000,6008000,"/Search/View?dp=1&key=2887909-5dda2d04d7489864f27bbee68ee7bfeb&start=2935&end=6008","https://assets.pipeline.soar.com/2887909-5dda2d04d7489864f27bbee68ee7bfeb/thumbnail_2935000.jpg","/articles/6087846/Lake-Bluff/Lake-County/Illinois/Board-continues-sprinkler-exemption-request-for-two-North-Avenue-threeunit-buildings-to-May-6","https://secure.pipeline.soar.com/6087846-601e6b19b98c70e3070b50a5e20596d1/orig.mp4?Expires=1774968910&Signature=VGRU2A3WXf7FIEKyS9AQllRPs5b6~VAhiiLWsMG-jKLCmPlCmEDMgnoQtkw8RzGwM-0WEvYb2dOE~ZO2JKXd3Gy38RhryOVIOndGD5CfThzCd8yBZXlGCfc4Id6cEYTq6FgpWiktCQ5L6ZPUHNTvZpyr6DX6O0Sb8IrLPEE-ABhG~Otdutgwp6ubgTEDbVAOwFyrD-5q3UQ7eQaoNqM5fru1Y4qUAyLVNQyN83Uv0nLT93mYBmQVIjhNwZgbXBuUfHbIo0K~OqrUuxaBm-isVZGd6pEXSiICSqu3MTKsEep8EBvlc4axqqxzbsDTIqHlIixQcOWviMneoK7cOJYzNA__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Lake Bluff Architectural Board of Review on April 1 continued to May 6 a request from the North Avenue condominium association for a full fire‑sprinkler retrofit exemption for two adjacent three‑unit buildings at 15 and 17 East North Avenue.

Brady Anderson, speaking for the North Avenue Condo Association, said the two three‑unit buildings are essentially townhouse‑style units that have not undergone substantial remodels and said retrofitting would be disruptive and costly. Anderson said the association had obtained an estimate from USA Fire Protection of $104,715 for an NFPA 13D system but that the board's consultant, Seth Sommer of Fire Safety Consultants (FSCI), told the applicants that the appropriate code system for the buildings is NFPA 13R and that the 13R system would likely be significantly more expensive and could require new water service to the site.

\"The required suppression system is an NFPA 13R system which would cost significantly more as it would likely require new water service to be able to handle the fire sprinkler requirements as well as the domestic water loads,\" Anderson said, reading his association\fomments. Anderson told the board the estimate did not include required plumbing check valves in each unit, electrician wiring for devices, drywall/painting to restore interior finishes, or sidewalk/courtyard work to install new service lines.

Seth Sommer told the board the two three‑unit buildings are classified as R‑2 (multifamily) and that installing an NFPA 13R system would be invasive and disruptive; he noted, however, that the buildings appear to have substantial party‑wall separations (potentially equivalent to an hour rating) and likely meet many existing egress requirements. Sommer also advised that the \"most important function\" of a residential alarm setup is to sound in sleeping areas and wake occupants; monitoring to a central station is optional but provides redundancy and automatic dispatch to the fire department.

Board members discussed tradeoffs: several members expressed concern about displacing tenants and the scale of interior work needed for a full sprinkler retrofit, while others pressed for at least a monitored alarm system as a compromise. One member said proximity to the fire station reduces response time; another member said past applicants who complied with retrofit requirements deserved equitable treatment. Some board members recommended that the applicants obtain competitive bids and quotes for monitored alarm systems and for contractor schedules showing how long units would be displaced.

With only four board members present (a seven‑member board; four affirmative votes are required to grant an exemption), the board chose not to take final action and instead voted to continue the application to the May 6 meeting so the association could return with additional cost and schedule proposals, and (if desired) monitored alarm options. Roll call for the continuance recorded Member Daubman — aye; Member Stradiv — aye; Member Wex — aye; Chair Hunter — aye. The motion to continue passed.

The association and board agreed on follow‑up items the applicants said they would provide: competitive quotes for monitored/central‑station alarm systems (hardwired or wireless monitored), a contractor schedule that shows phased installation and displacement durations for a 13D/13R retrofit, and clarification of current detection (hardwired vs. battery) and maintenance practices. The applicant also requested confirmation that an exemption, if granted, remains with the property so long as use and occupancy remain unchanged; staff confirmed exemptions apply to the property and that a future major remodel or change of use could trigger retrofit requirements under the International Existing Building Code pathways.","After lengthy discussion about cost, disruption and alternatives, the Architectural Board of Review voted to continue the request for a full retrofit exemption for 15‑17 East North Avenue to the board's May 6 meeting to allow the applicant time to gather additional information (monitored alarm quotes, contractor schedules).","actionData","errors"]

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Board grants sprinkler exemption for historic Tangle Oaks manor with safety conditions

Board continues sprinkler exemption request for two North Avenue three‑unit buildings to May 6