June | July | Aug 2013
UNION STUDIO Kettle Point A new neighborhood blends private development with a public vision
1
Kettle Point THE 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
2
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 benefits 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 fishing pier, kayak launch, and small beach.
UN I ON STUDI O | www.unionst udi o a rch.co m
1 2 3 4 5
6 8
7
NEW SITE AMENITIES
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 Kettle Point, circa 1939
U N ION ST U D IO | www. uni o nstud i oa rc h .co m
3
ARCHITECTURAL DESIGN
“Signature Building” Located at the heart of the development, this is the largest multifamily 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 Units These 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 configuration 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. Townhouses Single-family townhouses provide 35 residential units throughout the site. Each features 3 bedrooms and a “tuck-under” lower level garage. Duplexes The 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 Detached Nine 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 Building A small, centrally-located community building will serve as a social anchor for the neighborhood, providing flexible space that can be shared and programmed by residents. This building faces a public green with views looking out toward the water.
4
UN I ON STUDI O | www.unionst udi o a rch.co m
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
Townhouses
Walk-Up Units
Duplex
Single-Family Detached U N ION ST U D IO | www. uni o nstud i oa rc h .co m
5
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 financing 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.
The popular East Bay Bike Path runs through the site, connecting Providence to various communities along the eastern side of Narragansett Bay Site plan showing breakdown of unit types
em
or
ial
Road ocken
M
Interl
Ve te ra ns
Delway Road
d oa dR for w a Cr
WATCHEMOCKET COVE
Par kw ay
Kettle Point
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)
SCALE: 1”=100’-0” 0
6
50’
100’
150’
200’
250’
Squantum Woods Park
PROVIDENCE RIVER
300’
UN I ON STUDI O | www.unionst udi o a rch.co m
Long Rock Cove
Above: Looking north—view of Downtown Providence from what will be a new public waterfront park Below: Site sections showing building scale, parking and sloping grade to the waterfront
Veteran’s Memorial Parkway
Residential Avenue
Internal Parking Area
Parkway Loop Road
Internal Garage Court
Residential Loop Road
Long Rock Cove SCALE: 1”=40’-0”
Site Section - From Veteran’s Memorial Parkway to Long Rock Cove
0
Walk-Up Building
Veteran’s Memorial Parkway
Residential Avenue
Garage
20’
40’
60’
80’
100’
Walk-Up Building
Internal Parking Area
SCALE: 1”=20’-0”
Site Section - Upper Portion
0
10
20
30
40
50’
40
50’
Walk-Up Building
Parkway Loop Road
Townhouse
Internal Garage Court
Duplex
Residential Loop Road
Long Rock Cove
Site Section - Lower Portion
SCALE: 1”=20’-0” 0
10
20
U N ION ST U D IO | www. uni o nstud i oa rc h .co m
30
7