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Board approves conversion of Manning Hall at 39–45 Congress Street to 71 market‑rate units; average unit size variance granted
Summary
Redburn Development received approval to convert the former Manning Hall (Russell Sage College) at 39–45 Congress Street into 71 market‑rate apartments after the board granted an area variance allowing an average unit size below the zoning 700‑square‑foot threshold.
The Troy Zoning Board voted Jan. 8 to approve an area variance permitting the average apartment unit size at 39–45 Congress Street to be below the 700‑square‑foot requirement, enabling Redburn Development’s conversion of the former Manning Hall into 71 market‑rate apartments.
Joseph Peranchero of Redburn Development described the project as a conversion of a 50,000‑square‑foot former dormitory building into 71 apartments. Peranchero and team members said the plan relies on existing interior block walls and historical fabric; the developer is pursuing historic tax credits and obtained a conditional approval from the Planning Board contingent on the zoning variance.
The applicant explained that the existing dormitory layout features thick concrete block walls and connected dorm rooms that are paired through shared bathrooms; the proposed apartments largely combine two dorm rooms to form one unit, producing a proposed average unit size of about 518 square feet versus the code’s 700‑square‑foot average requirement. The developer said retrofitting the building to meet the 700‑square‑foot average would require removing structural block walls and extensive, costly reconstruction that would likely jeopardize the project’s financial feasibility and the building’s historic character.
The board considered the five‑part legal standard for an area variance and accepted the applicant’s argument that the project’s constraints (existing construction, historic fabric and the need for tax credit compliance) justified the requested relief. The board found the requested variance would not substantially alter neighborhood character and that the proposed use was consistent with surrounding parcels. After a motion and second, the variance was approved by voice vote.
The applicant noted planning staff and board had issued a negative SEQR declaration during Planning Board review; the Zoning Board approved the variance and noted Planning Board conditions remain in effect. The developer said the building will be sprinklered, include a fitness room and common spaces, and that it expects to seek a payment‑in‑lieu‑of‑tax (PILOT/IDA) arrangement during project financing.
