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Kettle PointA new neighborhood blends private development with a public vision

June | July | Aug 2013

U N I O N S T U D I O

2 UNION STUDIO | www.unionstudioarch.com

Kettle PointTHE TEAM

Developer: Churchill and Banks

Architecture and Master Planning: Union Studio Architecture & Community Design

Civil Engineering:DiPrete Engineering

Construction Management:New England Construction

Landscape Architecture:John C. Carter & Company

On a remediated former petroleum tank farm, a new neighborhood is in the works.

Assets are converging in the City of East Providence, Rhode Island, as a waterfront site that has been vacant for decades benefi ts from private development with a public vision. Development company Churchill and Banks is working with Union Studio to bring 407 residential units to the 48 acre site. With the new development comes infrastructure and site remediation that creates new public connections to the waterfront. New pathways will enable better access to the East Bay Bike Path, which already runs through the site. Newly created public open space with parking will feature waterfront views of Providence’s skyline, the working waterfront, and Narragansett Bay. Other new public amenities being considered include a fi shing pier, kayak launch, and small beach.

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1) Public open space with views toward Downtown Providence and Watchemocket Cove

2) Public parking with possible kayak storage

3) Preserved public open space

4) New access to East Bay Bike Path

5) Potential beach area

6) Public open space with views of working waterfront

7) New access to East Bay Bike Path

8) Public open space with views south to Narragansett Bay

NEW SITE AMENITIES

Kettle Point, circa 1939

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ARCHITECTURAL DESIGN

“Signature Building”Located at the heart of the development, this is the largest multi-family building at 78,630 sf. It is designed to feature 69 units on 3.5 stories, with combinations of 1 and 2 bedrooms with and without dens.

Walk-Up UnitsThese 2.5 - 3 story multi-family buildings are located primarily throughout the interior of the site. Based on an exterior prototype, there are 5 different interior confi guration options, combining 2 bedroom units (with and without dens) and 1 bedroom units -- all with ample porches and balconies. They comprise 276 of the 407 total residential units in the project.

TownhousesSingle-family townhouses provide 35 residential units throughout the site. Each features 3 bedrooms and a “tuck-under” lower level garage.

DuplexesThe 2 - 2.5 story single-family duplexes are located around the perimeter of the residential cluster, providing 18 units with 3 bedrooms each. They have been designed with a shared attached garage that is sited to create a semi-private courtyard for each unit.

Single-Family DetachedNine single-family 3 bedroom homes have been designed, and range in size from 1,600 - 1,900 sf. These homes are interspersed with the duplexes along the outside of the residential cluster.

Community BuildingA small, centrally-located community building will serve as a social anchor for the neighborhood, providing fl exible space that can be shared and programmed by residents. This building faces a public green with views looking out toward the water.

Above: Bird’s eye view of public green space looking from the water toward the community building (red). The “Signature Building” is shown at the left of the illustration (with porches and balconies).

Below: Elevation of proposed “Signature Building” featuring 69 units

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Townhouses Duplex

Walk-Up Units Single-Family Detached

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PROGRAM - UNIT TYPES

407 TOTAL UNITS

345 MULTI-FAMILY UNITS

69 Apartment Unit“Signature Building”(3.5 Stories)

276 Walk-up Units(2.5 - 3 Stories)

62 SINGLE-FAMILY UNITS

35 Integral Garage Townhouse Units(2.5 - 3.5 Stories)

18 Courtyard Duplex Units(2 - 2.5 Stories)

9 Single Family Detached Units(2 - 2.5 Stories)

PROVIDENCE PROVIDENCE RIVERRIVER

WATCHEMOCKET WATCHEMOCKET COVECOVE

Squantum Squantum Woods ParkWoods Park

Kettle PointKettle Point

Veterans

VeteransMemorial

Memorial Parkway

Parkway

Crawford Road

Crawford Road

Del

way

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elw

ay R

oad Interlocken R

oad

Interlocken Road

0 50’ 100’ 150’ 200’ 250’ 300’

S C A L E : 1 ” = 1 0 0 ’ - 0 ”

Long Rock CoveLong Rock Cove

IMPLEMENTATION

Kettle Point will feature market-rate apartments and condominiums, as well as 10% affordable housing.

To date, the Kettle Point project has been successful in the approval process and the $80 million project is scheduled to break ground before the end of 2013.

At the end of June, the East Providence City Council unanimously approved a tax incremental fi nancing package and the issuance of $9.7 million in bonds that will help fund the infrastructure build-out. Over a 25-year period, the project is expected to generate more than $14.15 million in additional taxes for the City of East Providence.

Site plan showing breakdown of unit types

The popular East Bay Bike Path runs through the site, connecting Providence to various communities along the eastern side of Narragansett Bay

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0 10 20 30 40 50’

S C A L E : 1 ” = 2 0 ’ - 0 ”

0 20’ 40’ 60’ 80’ 100’

S C A L E : 1 ” = 4 0 ’ - 0 ”

0 10 20 30 40 50’

S C A L E : 1 ” = 2 0 ’ - 0 ”

Site Section - Upper Portion

Parkway LoopParkway LoopRoadRoad

Internal GarageInternal GarageCourtCourt ResidentialResidential

Loop RoadLoop Road

Long Rock CoveLong Rock Cove

Internal ParkingInternal ParkingAreaArea

ResidentialResidentialAvenueAvenue

Veteran’s MemorialVeteran’s MemorialParkwayParkway

Internal ParkingInternal ParkingAreaArea

ResidentialResidentialAvenueAvenue

Veteran’s MemorialVeteran’s MemorialParkwayParkway

Walk-UpWalk-UpBuildingBuilding Walk-UpWalk-Up

BuildingBuilding

GarageGarage

Parkway LoopParkway LoopRoadRoad Internal GarageInternal Garage

CourtCourtResidentialResidentialLoop RoadLoop Road

Long Rock CoveLong Rock Cove

Walk-UpWalk-UpBuildingBuilding

TownhouseTownhouseDuplexDuplex

Site Section - Lower Portion

Site Section - From Veteran’s Memorial Parkway to Long Rock Cove

Above: Looking north—view of Downtown Providence from what will be a new public waterfront parkBelow: Site sections showing building scale, parking and sloping grade to the waterfront