Analysis

Issues

Growth Scenarios

Alternative Futures

Detailed Studies

ANALYSIS

Four patterns of development have been identified in the Corridor, each reflecting distinct characteristics of residential and commercial land development, as well as general roadway.  These patterns, or "typologies" are described briefly below. Click on the hyperlinks associated with each typology for a more thorough presentation of that  typology.

The Urban Core typology includes the areas built at higher densities extending out from the downtowns of Albany and Schenectady. The majority of development in these areas is on smaller parcels with buildings fronting directly onto the street with little or no setback.

The Urban Strip typology describes the first "streetcar suburbs" or older urban neighborhoods with medium density development. Many buildings still front directly onto the street. Parcel size is more varied than in the Urban Core areas with some medium and larger parcels.

The Suburban Strip typology represents the largest portion of the Corridor. Parcel size is varied, but the pattern is typified by buildings setback from the street with parking in front. There is also wide variation in intensity of use, ranging from the semi-rural quality of the Corridor in areas between New Karner Road and Niskayuna to more intensive uses in some areas between New Karner Road and Wolf Road.

The final Corridor typology is the Regional Mixed-Use District represented by the Auto Row area in Albany, the Colonie Center/Northway Mall cluster, the cluster around New Karner Road with the Village Square Shopping Center, the old Builders Square, K-Mart, and Colonie Plaza, and reconfigured the Mohawk Mall site (now Mohawk Commons). These Regional Retail Clusters are the largest parcels in the Corridor, many are underutilized, and several of them are being revitalized.

Analysis Segments

Based on these typologies the Corridor has been broken into seven analysis segments which are described below.

Segment 1
Lark Street to Quail Street in Albany

The most urban portion of the Corridor consisting mainly of two-story and higher mixed-use buildings with ground floor retail or office space with higher density residential neighborhoods to the north and south of Central Avenue. This segment has densities characteristic of older urban corridors, with a mix of retail, residential, and civic uses. Structures are generally mid- and high-rise. There are numerous vacancies among the ground-floor retail and office spaces with some buildings and lots being completely vacant. The residential neighborhoods behind the mixed-use frontage have many vacant and deteriorated homes that contribute to the general malaise of the area. Some portions of the areas to the south have more investment, because of the adjacent parks and more historic and single-family character of the housing stock.

Segment 2
Quail Street to Watervliet Avenue in Albany

Lower intensity mixed-use buildings directly fronting Central Avenue with medium density neighborhoods on both sides of Central. Development densities drop fairly quickly as one moves west of Quail Street. Uses include a mix of retail, housing, and civic and governmental services. The majority of buildings are one- and two-story, with the major exception being the apartment tower just west of Ontario Street. The adjacent residential neighborhoods are more vital to the south of Central Avenue while those to the north are more similar to the neighborhoods in Segment 1.

The portion of the Corridor is characterized by suburban strip development oriented towards providing more regional retail and services with mainly single-family neighborhoods on either side of Central Avenue and some industrial or R&D-flex development to the south. This is the largest segment of the Corridor. It extends from the western portion of Albany through the Village of Colonie up to Virginia Avenue where the intensity of development drops further. This segment of the Corridor is more suburban in nature, with lower densities of development and a presence of regional shopping centers and auto dealerships. The condition of the adjacent residential neighborhoods varies widely with some areas needing programs to support reinvestment in the housing stock.

The most rural portion of the Corridor with a mix of lower intensity strip development and residential uses along Central Avenue. This segment of the Corridor has the lowest intensity of development with a mix of suburban strip development along Central Avenue with mainly lower density single-family neighborhoods and some vacant land behind. Several areas on both sides of Central Avenue are impacted by federal and State wetlands and floodplains. The adjacent Pine Bush lands are a constraint to development as well as an asset for the area and the Capital District.

Segment 5
Linda Lane to Laurel Avenue in Schenectady

This is the most suburban and least intensive portion of the Corridor in Schenectady. It is characterized by strip commercial development with parking in front, similar in character to Segment 3 in Albany and Colonie, but with smaller parcels and more residential uses fronting directly onto State Street. The economic vitality of this segment is also weaker as evidenced by retail store vacancies and poorly maintained buildings. The condition of the adjacent residential neighborhoods varies.

Segment 6
Laurel Avenue to Steuben Street in Schenectady

Intensities of development are generally higher than in Segment 5 with more buildings coming up to the street. Similar in character to Segment 2. The scale of development and character of State Street change markedly in this segment of the Corridor. There are very few parcels larger than a quarter acre and much of the development is residential in scale. Many one- and two-family homes front onto State Street, particularly from Dartmouth to Harvard Streets and Edward to Charles Streets. Several former houses have been remodeled into apartments and/or have ground floor commercial use. This segment also shows signs of a weak real estate market, with retail store vacancies and unmaintained stores and residences.

Segment 7
Laurel Avenue to Steuben Street in Schenectady

This Corridor segment has higher urban densities, similar to those in Segment 1 at the Albany end of the Corridor. Building heights are generally two to five stories, while the scale of parcelization remains relatively small. Development includes a variety of residential uses, commercial use of variable economic viability, and some vacant buildings and surface parking lots. The majority of the buildings in this segment have no setback from the right-of-way, and the right-of-way itself narrows to only about 70 feet at Nott Terrace.