Brennan Beer Norman Architects develop master plan. (for downtown Schenedtady, NY).

An urban master plan designed by Brennan Beer Gorman/ Architects to reinvigorate an eight-acre portion of downtown Schenectady has won the approval of the board of directors of the Schenectady Metroplex Development Authority. The triangular-shaped site is bound by Broadway, State, and Clinton Streets. The $151 million plan calls for office development, retail shops, a permanent farmer's market, expansion of the existing Proctor's Theatre, residential units, and a cinema -- all phased over a 10-year period.

The master plan addresses several key issues. Schenectady's tax base has eroded significantly, with a loss of 5.7% of its population between 1990-2000, and a similar decline in the number of retail establishments and other commercial businesses. People no longer gather in the downtown area due to a lack of amenities and services, as well as a perception that it is unsafe. There is a lack of quality buildings in the area to support the needs of 21st century businesses, and the city is punctuated by empty lots and surface parking, which interrupt to street wall.

"Our goal was to design a master plan that enhances the redevelopment of the commercial core of the city by bringing people back downtown," said Mario LaGuardia, BBG partner-in-charge. "The client and community wanted a plan that not only respects the existing neighborhood, but also begins to fill in the urban fabric. Our plan recreates the street wall and brings continuity to a currently fragmented environment."

The first phase of the plan builds on the current expansion of Proctor's Theatre, a performing arts venue capable of mounting Broadway-style productions. A class "A" office building, to be located at the comer of State St. and Broadway, will serve as a new gateway to the area. As Schenectady is a small-scale city, BBG determined that there is no need for major office towers. All buildings recommended in the master plan will vary from three to five floors. This attention to scale will ensure that the street wall will be rebuilt within an appropriate context with proper distribution of building space. Structured parking is planned for several strategic locations to facilitate an even distribution of people to the new offices and amenities.

State Street will be reestablished as the primary retail and entertainment corridor, with the renovation of the existing buildings with their historic storefronts. With the expansion of Proctor's Theatre will come the retail shops, restaurants and other amenities commonly found in a bustling Theatre district. The master plan hopes to enliven State Street with activities during the day and evening, weekdays and weekends.

The introduction of additional architectural icons into the business district is essential to the success of the plan. A small park will be created at the comer of Broadway and Clinton Streets, defining the gateway to downtown from the south. In addition, a "shed" structure will be designed to house the new farmer's market located on Stratton Plaza. This will protect farmers and shoppers in inclement weather and provide a permanent identity for the new enterprise. The market will also serve as an important pedestrian link for the deep block that adjoins Broadway with Clinton Street.