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Board approves area variance allowing smaller average unit size for conversion of 39'—5 Congress Street
Summary
An area variance was approved to permit an average dwelling-unit size below the zoning code requirement so a former dormitory can be converted to 71 market-rate apartments; the applicant cited historic layout and thick block walls as constraints tied to use of historic tax credits.
The Zoning Board approved an area-variance request for 39'—5 Congress Street that allows the average apartment size in the converted building to be smaller than the code-required 700 square feet.
Redburn Development's representative, Joseph Peranchero, and company president Elizabeth Young described the project as a conversion of the former Manning Hall dormitory (owned by Russell Sage College) into 71 market-rate apartments. The building's existing interior walls are thick concrete block and the upper floors have a dormitory layout; the applicant said combining rooms while preserving historic fabric and complying with historic tax-credit program restrictions makes it infeasible to meet the 700-square-foot average without extensive demolition.
Young said the project relies on historic tax credits and that the building's existing block walls and two atria constrain reconfiguration. "In order to make this project financially even feasible, we are utilizing historic tax credits," Young said. She and Peranchero explained that combining two dorm rooms into one apartment preserves existing walls, limits demolition and keeps the project financially viable.
The planning board had reviewed and conditionally approved the project and issued a negative declaration on environmental review; the Zoning Board voted to grant the area-variance relief to permit an average unit size of roughly 518 square feet instead of 700.
The applicant said the apartments would be market-rate but not luxury tier; typical rents were discussed as roughly $900 to $1,300 depending on unit size. The building will be sprinklered and will include amenities on the ground floor. The project team indicated it intends to pursue IDA / PILOT tax-abatement assistance as part of financing; the applicants noted that the building is currently tax exempt under college ownership and will return to the tax rolls when redeveloped.
The board concluded the project met the variance standards in light of the building's physical constraints and the preservation goals underlying the conversion.
