design forward: master planning

PLANNING ARCHITECTURE INTERIOR DESIGN

designforward : master planning

designforward

1

PK Studios understands the importance of designing successful communities for our clients. It’s all about creating interactive settings that connect and enhance the lives of the people who will engage with others and the built environment offered to them. Our strength at PKStudios is a solid knowledge of land use laws, zoning criteria, permitting, and strategic infrastructure. We study the challenges and opportunities beforehand, decreasing the number of obstacles often incurred in the initial development process, resulting in a savings of both time and money for our clients.

w e l c o m e

designforward

architecturemasterplanninginteriordesign

designforward

3

6

48

72

Residential & Mixed Use Communities

Healthcare & Senior Living

Commercial & Civic

123

t a b l e o f c o n t e n t s

Copyright 2012 by the author of this book, PKStudios, Inc. The book author retains sole copyright to his or her contributions to this book.

PK Studios, Inc.2550 Goodlette Frank RoadNaples, Florida 34103

T: 239.434.5800F: 239.434.0208

www.pkstudios.com | www.pkstudios.com/blogRegistration AACC001584

designforward

5

For more than two decades, pkSTUDIOS has been balancing the unique and varied element of nature with environmentally conscious structural designs.

Incorporating innovation and creativity with practical built applications assists our team in generating solutions that serve specific purposes.

pkSTUDIOS approach to designing and building uniquely appealing projects continues to be a journey based on years of design experience, strong relationships, and revolutionary technology. Our team’s inspiration comes from the habitats that only nature can create.

Incorporating and integrating planning with architecture and landscape architecture, pkSTUDIOS designs serve a public good by rooting exceptional buildings and spaces in the community while respecting our environmental resources.

Shown here in designforward:master planning are a few of the best planning projects pkSTUDIOS has designed over the years.

designforward

designforward

7

Residential & Mixed Use

Communities are a staple of urban and sub-urban residential

living. Home designs that balance privacy with efficiency are

key, with an emphasis on community living and a strong sense

of character. Amenities define the town, help to establish a

community center, and provide much-needed on-site services

that allow for more walking and interacting and less driving.

designforward

9

Ole and Paseo

Ole and Paseo are master planning projects that utilize similar

residential products and clubhouses. The master plans are based

on the concept of a town center, where residents are able to

enjoy local amenities without having to leave the community

by automobile. Paseo is a 200-acre Fort Myers community,

and features over 800 multi-family units, and 141 single family

residences. Ole is a 64-acre plan, developed as part of the Lely

community in Naples, and features 663 total residential units.

designforward

11

designforward

13

designforward

15

designforward

17

designforward

19

Naples Bay Resort

The Naples Bay Resort is a 300,000 square-foot, multi-discipline

project requiring master planning, architecture, graphics, and

interior design services over a multi-year design and construction

period. The master planning phase began with a 10-acre

triangular site containing an existing 3-acre boat basin, and the

client’s desire to create a water-focused mixed-use project in the

downtown redevelopment district. The design team provided

master planning and architectural design services to fulfill a

program consisting of about 32,000 square feet of commercial

and restaurant space, 30 residential units, an 85-room hotel, a

Yacht Club, 98 boat slips including 10 charter boat slips, and 300

parking spaces to support the project.

designforward

21

designforward

23

The Club at Naples Bay Resort

The Cottages at Naples Bay Resort is an auxiliary development

to the main Naples Bay Resort site, and provides recreational

and club facilities for the entire project. The site features a 14,000

square foot clubhouse and pool, a 1,000 square foot tennis center,

and 108 tropical condominium units. The pool area features

cascading waterfalls, a lazy river, lap pool, and a mineral pool/

whirlpool. The residential component consists of three prototype

buildings, each containing 8, 10, or 12 luxury units.

designforward

25

designforward

27

Murdock Village

Murdock Village is a 1,200 acre master planned community. The

design approach was to create a community with multiple uses

maintaining a five-minute walking radius between residential

neighborhoods and community services. The community plan

includes a variety of energy efficient housing types, including town

homes, flats and lofts, single-family homes, age targeted housing

for active adults, and affordable workforce housing, for a total of

over 2,800 residential units. The commercial component includes

over 1.7 million square feet of retail, businesses, government and

institutional uses, including an elementary school. The plan also

includes 366 acres of community parks, green space, nature

preserves, and waterways.

designforward

29

designforward

31

Renaissance Village

Renaissance Village is a 21-acre planned development. The site

program includes over 586,000 square feet of gross building area,

including 205,000 square feet of commercial and civic space and

288 residential units. The master plan would enhance vehicular

and pedestrian connectivity. Symbolic gateways at each corner

of the project would define entries and generate interest, while

a dedicated public open space would provide a greenway

for public use. The central core plaza would feature a majestic

fountain as the focal point, allowing clear views into the core from

the street to showcase the project and the commercial tenants.

Above the residential parking levels, the main buildings feature

landscaped amenity decks that provide pool and relaxation areas

for residents..

designforward

33

designforward

35

CaicosThe Caicos at Naples Grande is a 27-acre resort community

directly adjacent to an existing, world-renowned golf facility. The

plan includes 228 multi-family and 22 single-family units and a

unique clubhouse with a resort-style pool. PK Studios provided the

community concept development and branding, master planning,

architectural theme design, and landscape design. Through market

research and knowledge, we guided the client to develop a project

with island charm consisting of an abundance of amenities, outdoor

living spaces, and timeless, authentic materials. The community was

divided into neighborhoods with complimentary qualities but unique

identities, including the main entry and iconic tower, an amenity

core, the lagoon cottages, the “Residences at Grace Bay,” and

the “Residences at Windward.” The entire community had a united

signage, landscape, hardscape and aesthetic plan, creating a

high-quality, relaxing, and island-inspired lifestyle.

designforward

37

designforward

39

Imperial Landing

The City of Bonita Springs solicited proposals for a new mixed-use

development that would revitalize this city’s traditional downtown

area. The city’s goals included maintaining vital connections

and public access, and creating a project that would serve as a

landmark, with visual and architectural qualities reflective of this

high standard.

Our design team’s winning proposal includes 102 residential units,

32,000 square feet of commercial space, 213 parking spaces

throughout the site, nearly an acre of dedicated public access,

amenity decks, a pool and garden area, and two pedestrian

bridges.

designforward

41

designforward

43

Northpoint

The Northpoint Master Plan is a study of multiple use types for a 100-

acre site. The master plans developed for the client included three

major use types: a residential community, a commercial center,

and a health park. The first developed master plan included a

dense residential community of 765 units and a commercial

component of over 250,000 square feet. The program was

organized around a central spine extending

from the main road intersection.

designforward

45

Caribbean Gardens

Caribbean Gardens is a 22-acre conceptual master plan for a

mixed-use community in Naples, Florida. The project program

includes 244 residential units, a 130-room hotel, 45,000 square

feet of office space, and 15,000 square feet of retail space, a

restaurant, and a clubhouse. The community is designed to be

highly environmentally friendly, maintaining natural buffers and

vegetation. The site runoff is connected to a filter marsh system

that would cleanse runoff water before it is discharged into the

river. The main feature of the plan is a large public gathering

area for shows, art galleries, exhibitions, and music. The gathering

space is visible from the main arterial road and would generate a

substantial amount of interest from the public, as well as create a

great attraction for residents of the community.

designforward

47

designforward

49


Our understanding of operations and emerging health care

trends, combined with the knowledge of building design,

results in functionally efficient and aesthetically pleasing

health care campuses and environments for aging. Our

multi-disciplinary teams ensure a comprehensive solution that

strives to create meaningful relationships between the site

and buildings while achieving the goals and visions of the

client.

designforward

51

The Bridges at Gordon River

The Bridges at Gordon River Continuing Care Retirement

Community is a large-scale planning project of over 22 acres

located in Naples, Florida. The Bridges at Gordon River will house

approximately 722 residents in four residential buildings. The

majority of the community is designed for independent living,

with a centralized clubhouse and commons building and a spa

center. For those unable to continue living independently, a 92-

bed Health Center will be available. The Bridges CCRC represents

a unique opportunity to showcase and embrace water within the

site by providing literal views of the water. The landscape plant

palette is meant to evoke images of the Everglades, with swaying

grasses and marshes juxtaposed against the adjacent mangroves.

designforward

53

David Lawrence Center

The David Lawrence Center seeks to create a cohesive and

modern campus that serves the growing needs of the local

community. The scope of work included a comprehensive

upgrade of the Golden Gate Campus providing the necessary

site infrastructure for additional future buildings, enhanced

landscaping, site amenities, connective covered trellises, donor

opportunities, hardscaping, signage, and existing building

improvements.

designforward

55

Existing

designforward

57

Center for Hope

This 46.5 acre site will allow a hospice with 24 beds, assisted living

facility with 96 beds, a memory care facility with 28 beds, adult

day care for up to 185 adults, 90,000 square feet of ancillary and

accessory uses for the health care component of the project,

up to 20 employee housing units accessory to the healthcare

component, 70,000 square feet of general and medical office,

109,000 square feet of retail, 25,000 square feet of warehousing

and storage, child care for up to 135 children, 72 multiple family

residential dwelling units and a 40 room hotel.

designforward

59

Renaissance Village CCRC

Located in the heart of downtown Naples, this mixed use planning

study provides a diverse design incorporating an ACLF use with a

commercial component. The ACLF portion of the design, placed

internally within the site, consists of 429 units, a 62,000 s.f. club

facility, and a 66,000 s.f. health center. A central plaza creates

an inviting opening into the project via a major vehicular

thoroughfare, thus providing a vibrant location for a commercial

core. This core contains a 68 unit boutique hotel, 66,000 s.f. of retail,

50,000 s.f. of office space, and a chamber music hall.

designforward

61

Northpoint Healthpark

The program for the health park included a hospital, urgent care

center, surgery center, medical offices, wellness center, nursing

school, hotel, and a continuing care retirement community.

designforward

63

San Casa CCRC

San Casa Senior Living Campus is a planning project of over 59

acres located in Charlotte County, Florida. The campus consists of

168 independent living units within diverse housing products as well

an assisted living facility building containing 152 beds with ample

room for a future wing expansion. Also provided on the campus

is a 14,000 s.f. clubhouse amenity center and a 48,000 s.f. skilled

nursing facility. An existing 23 acre wetland area was preserved

and designed with a pedestrian boardwalk to encourage exercise

and celebrate Southwest Florida’s natural beauty. The required

water management was incorporated into an attractive series of

lakes with bridges providing a welcoming entry as well as attractive

views for many of the residential units.

designforward

65

Quail Gardens CCRC

Quail Gardens Continuing Care Retirement Community is a

planning project of approximately 21.75 acres located in Naples,

Florida. Several design studies were performed consisting of

multiple independent living unit buildings, a centralized clubhouse,

and a 50,000 s.f. assisted living facility. Also provided within the

design is an independent living coach home product in order to

provide diversity for future residents.

designforward

67

Sonoma Oaks CCRC

Located in Collier County, Florida, Sonoma Oaks CCRC is housed

on nearly 23 acres adjacent to a future commercial parcel and an

existing residential neighborhood. The CCRC plan consists of 366

independent living units organized around a perimeter preserve

and an internal lake to provide desirable views, while maintaining

an enhanced buffer to adjacent development. The 28,000 s.f.

clubhouse is centrally located and designed to integrate with the

water feature. 60 assisted living units and 30 skilled nursing units are

located in the northeast corner of the site. A powerful axial entry

provides a vista across the lake to a bridge feature as well as a

gazebo structure beyond. An interconnected pedestrian

walkway unites the buildings and encourages activity throughout

the site.

designforward

69

Golden Gate CCRC

Located on 6.61 acres on a major intersection in Collier County,

Florida, Golden Gate CCRC consists of 92 Assisted Living Facility

Beds, 28 Memory Care Beds, a multi-use commons area, and an

in-patient/outpatient rehabilitation facility. A water management

lake on the eastern side of the site softens the transition to the built

environment. A centrally located two story commons structure

with ample daylighting houses a mainstreet concept consisting

of a salon, gift shop, coffee shop, restaurant, post office, bank,

cafe, and food market. The memory care facility is designed

around a lushly landscaped memory garden/courtyard. The two

story assisted living facility is flanked by amenity courtyards and

terminates with an outdoor pool area.

designforward

71

designforward

73

Commercial & Civic

We take pride in creating unparalleled value by translating

a client’s goals into a code compliant, compelling and

aesthetically pleasing design. It is our objective to create a

true sense of place for a unique and meaningful site to work,

shop, eat, and play.

designforward

75

Venetian Plaza

Venetian Plaza is a complex of seven buildings, totaling over

75,000 square feet of rentable area. About one-half of the

leasable space is housed in a three-story anchor building, while

the remainder is distributed throughout six additional buildings on

the site. All structures are designed as garden buildings and left

fully customizable for interior tenant improvements.

designforward

77

Kraft (Manhattan) Construction

Multiple site studies guided the client to create the most

marketable site plan including the 100,000 square foot Kraft

Headquarters building at the terminus of the 18.9 acre property.

The Kraft buildings flare out to create the illusion of perspective and

scale as one arrives via the main entry boulevard. The southern

edge portion of the site is designed for four outparcels including

office space, medical, and banks.

designforward

79

Shoppes at Audobon

Shoppes at Audobon is a 125,000 square foot shopping center

intended to provide a one-stop upscale center dedicated to

home and condo interiors. Anchored by a large furniture store, the

center will be home to a variety of retailers specializing in cabinets,

lighting, floor finishes, windows, and hardware. The design of the

center’s exterior was developed to reflect and be sensible to the

architecture of the surrounding residential communities.

designforward

81

Treviso Bay

The Treviso Bay master planning project is a conceptual site plan

design for a 7.3 acre commercial site accommodating 85,000

square feet of commercial area. The client’s main goals were

to maximize the rentable area on the site, to create a strong

connection with the residential community under construction

behind the site, to step away from the typical strip mall mentality

and create a more village-like feel, and to create a commercial

center that was friendly to pedestrian traffic. An additional goal

was to maintain a visual corridor to an existing multi-million dollar

bridge that serves at the entrance to the residential community

and a primary design feature for showcasing the community to

passing traffic.

designforward

83

Bonita Village

The Bonita Village mixed-use development includes a

restaurant, office and retail spaces, and luxury residences

overlooking a large open plaza. Two additional phases include

a hotel site, and a second mixed-use retail center with multiple

residences. Urban design services provided to the client included

site analysis and master planning of the overall site, and detailed

plans for features such as the public plaza in the commercial

marketplace. Once master planned, the architectural team

began work on individual structures, beginning with the proposed

commercial center. Buildings were designed to be complimentary

to each other and the existing residential village behind the

marketplace. Incorporation of interior design services allowed for

the seamless design of buildings such as the 150-seat restaurant.

designforward

85

8th Street Naples ROW

The 8th Street Right of Way/Alternative Concept study was an

urban design and architectural effort to propose a commercial

intervention to a site that was otherwise slated to become a large-

scale parking garage. By using three-dimensional renderings, plans

showing urban connectivity and vehicular and pedestrian flow, a

developed plan for the proposed commercial building, and photos

showing extensive research about local precedents, the design

team was able to make a complete and persuasive presentation

to the city agencies regarding an alternative use for the site.

designforward

87

designforward

89

FGCU/Cleveland Clinic Conference Center & Hotel

The FGCU Cleveland Clinic Conference Center & Hotel is a

conceptual study for a 7.5-acre site adjacent to the existing

Cleveland Clinic in Naples, Florida. The study included site master

planning, building design and floor plan development based on

the client’s program, exterior elevations, and color presentation

renderings. The conference hall features a large exhibition hall, a

500+ seat auditorium, and over 16,000 square feet of office space,

while the hotel will have the capacity for approximately 250 rooms.

designforward

91

designforward

93

City of Naples Urban Park

Two studies were performed in order to create an urban park on

a vacant 21 acre parcel in downtown Naples. Linkage diagrams

illustrated vehicular and pedestrian connections from the 5th

Avenue district to the proposed Naples Greenway, Naples Bay,

and Tin City. Both studies integrated the historic Naples Depot with

the design of the park. The parks program would consist of multiuse

open areas, fountains, pavilions, and recreational fields along with

mixed use commercial.

designforward

95

designforward

97

Promenade Players

The Promenade Players site studies are preliminary concepts for a

300-seat public arts theatre, located in a busy commercial center.

The existing center features approximately 150,000 square feet of

commercial space, and the new theatre would add an additional

40,000 square feet. Two alternative schemes for different portions

of the site were provided. The first site located the theater on

the north side of the shops, and necessitated the addition of a

parking structure to maintain adequate parking for the adjacent

health services building. The second site located the theatre near

a large lake, and enabled a clear visual connection to the major

intersection of two arterial roads. This location enabled the design

to take on a curvilinear and organic form with a large terrace for

outdoor events that would overlook the lake.

designforward

99

“ P l a n s a r e n o t h i n g ; p l a n n i n g i s e v e r y t h i n g ”

- D w i g h t D . E i s e n h o w e r

designforward

101

PLANNING ARCHITECTURE INTERIOR DESIGN

www.pkstudios.com | www.pkstudios.com/blog

designforward

103

design forward: master planning

Documents

pkstudios designs

master planning projects

pkstudios approach

community center

e o f c o n t e n t

appealing projects

master plans

fort myers community