Attachment 2 Beale DCG.pdf

AIR COMBAT COMMAND

UNITED STATES AIR FORCE

25 August 2017

FA468621B0001 Attachment 2

DESIGN COMPATIBILITY GUIDE

Beale Air Force Base

California

TABLE OF CONTENTS

Table of Contents

1.0 Executive Summary

1.1 Introduction

1.2 How to Use the Guide

1.2.1 Application

1.2.2 Review and Compliance

1.2.3 Design Compatibility Checklist

1.2.4 Architectural and Engineering Standards

1.2.5 Design Compatibility

1.3 Base Information

1.3.1 Installation Profile

1.3.2 Location

1.3.3 Climate

1.3.4 Local Design Character

2.0 Comprehensive Planning

2.1 Introduction

2.1.1 The Beale AFB General Plan

2.2 Visual Districts

2.2.1 General

2.2.2 Main Base District

2.2.3 Flightline District

2.2.4 Housing District

2.2.5 Open Space Area

3.0 Site Design

3.1 Introduction

3.1.1 General Site Planning Guidelines

3.1.1.1 Land Use

3.1.1.2 Site Development Pattern

3.1.1.3 Environmental Stewardship

3.1.1.4 Additional Requirements

3.1.2 Site Analysis

3.1.3 Siting Requirements

3.1.4 Sites on Flightline

3.1.5 References

3.2 Circulation Systems

I

3.2.1 Pedestrian Systems

3.2.2 Primary Walks

3.2.3 Secondary Walks

3.2.4 Tertiary Walks or Recreational Path

3.2.5 Passive Outdoor Areas

3.2.6 Vehicular Systems

3.2.7 Emergency Vehicle Access

3.2.8 Service Access

3.2.9 Intersections

3.3 Vehicle Parking

3.3.1 General

3.3.2 Perimeters

3.3.3 Design and Dimensions

3.3.4 Privately Owned Vehicle Parking

3.3.5 Motorcycle Parking

3.3.6 Bicycle Parking

3.3.7 Parking for Disabled Persons

3.4 Exterior Lighting

3.4.1 General

3.4.2 Pedestrian Lighting

3.4.3 Special Purpose Lighting

3.4.4 Feature Lighting

3.4.5 Security Lighting

3.5 Grading

3.5.1 Ground Finished Floor Elevation

3.5.2 General Grading

3.5.3 Landforms

3.6 Site Furnishings

3.6.1 Fences, Screens and Walls

3.6.2 Paving

3.6.3 Bus Shelters

3.6.4 Picnic Shelters

3.6.5 Static Displays

3.6.6 Seating

3.6.7 Bicycle Racks

II

3.6.8 Bollards

3.6.9 Trash Receptacles

3.6.10 Planters

3.7 Parks and Playgrounds

4.0 Landscape Design

4.1 Introduction

4.1.1 General Guidelines

4.2 Landscape Development Zones

4.3 Regional Landscape Design

4.4 Street Plantings

4.5 Foundation Plantings

4.6 Screen Plantings

4.6.1 Evergreen Trees

4.6.2 Deciduous Trees

4.6.3 Evergreen Shrubs

4.7 Lawns and Grasses

4.7.1 Grass Species for Irrigated Areas

4.7.2 Turf

4.7.3 Grass Species for Non-Irrigated Areas

4.7.4 Synthetic Turf

4.8 Parking Lots

4.8.1 Drainage and Containment

4.8.1.1 Site Drainage

4.8.1.2 Soil and Foundation Conditions

4.8.2 Bases, Ballasts, Pavement and Appurtenances

4.8.2.1 Materials

4.8.3 Irrigation Systems

4.9 Exterior Plants

4.9.1 Edge Strips

4.9.2 Organic Mulch

4.9.3 Drainage

4.9.4 Inert Materials

4.9.5 Landscape Fabric Weed Barrier

4.9.6 Site Preparation

4.9.7 Protection of Existing Trees

III

4.9.8 Planting Stock

4.9.9 Tree Planting Distances

4.9.10 Planting Trees, Shrubs and Groundcovers

4.9.11 Planting in Plaza Areas

4.9.12 Planting Islands and Medians

4.9.13 Root Control Barriers

4.9.14 Tree Trunk Protectors

4.9.15 Tree Ties

4.9.16 Tree Support Stakes

4.9.17 Landscape Establishment Period

4.10 Plant Species Selection

5.0 Architectural Design

5.1 Introduction

5.2 Architectural Design Concepts

5.2.1 Creation of a Unified Image

5.2.2 Develop a Community Atmosphere

5.2.3 New Development in the Built Environment

5.3 Security Design

5.4 Architectural Style

5.4.1 Repair and Maintenance

5.4.2 General

5.5 Building Types

5.5.1 Building Types and Context

5.6 Building Forms and Proportion

5.6.1 Mass and Scale

5.6.2 Public Squares and Courtyards

5.6.3 Colonnaded Arcades

5.6.4 Roofs

5.7 Elevations

5.7.1 Walls

5.7.2 Fenestration

5.7.3 Exterior Doors and Frames

5.7.4 Finish Hardware

5.7.5 Entrances

5.7.6 Materials

IV

5.8 Colors

5.8.1 Roofs, Fascia and Gutters Color

5.8.2 Wall Color

5.8.3 CMU Color

5.8.4 Windows and Storefront Color

5.8.5 Steel Doors and Frames

5.8.6 Exterior and Interior Hardware

5.8.7 Colors of Miscellaneous Exterior Elements

5.9 Lighting

5.10 Equipment Enclosures

5.11 Fascias and Soffits

5.12 Passive Design

5.13 Disabled Persons Accessibility

5.14 Support Spaces

5.15 Door Hardware

5.16 Signage

5.16.1 General Guidelines

5.16.2 Sign Control Group

5.17 References

6.0 Interior Design

6.1 Introduction

6.2 Interior Design Process

6.3 Product Requirements

6.3.1 Durability

6.3.2 Maintenance

6.3.3 Aesthetics

6.3.4 Quality

6.4 Finish Materials

6.4.1 Floors

6.4.2 Sheet Vinyl

6.4.3 Solid Vinyl or Vinyl Composition Tile

6.4.4 Ceramic Floor Tiles

6.4.5 Carpet

6.4.5.1 Testing Agencies

6.4.6 Concrete or CMU Walls

V

6.4.7 Wall Coverings

6.4.8 Ceramic Wall Tile

6.4.9 Stair Treads

6.4.10 Wood Paneling

6.4.11 Wall Panels

6.4.12 Wall Base

6.4.13 Miscellaneous Wall Accessories

6.4.14 Ceilings

6.4.15 Acoustic Tiles

6.4.16 Gypsum Board

6.4.17 Toilet Partitions

6.4.18 Window Coverings

6.5 Paints and Coatings

6.6 Colors

6.7 Furnishings

6.8 Lighting

6.9 Interior Signage

6.9.1 Interior Information Signs

6.9.2 Interior Identification Signs

6.9.3 Directional Signs

6.9.4 Regulation Signs

7.0 Fire Protection

7.1 Governing Standards

7.1.1 Fire Alarm Maintenance

7.1.2 Testing and Inspection

7.1.3 New Construction

7.2 Water Supply System

7.2.1 Riser Entrance

7.2.2 Back-Flow Prevention Devices

7.2.3 Post Indicator Valves

7.2.4 Gate Valves

7.2.5 Fire Hydrants

7.3 Standard Requirements

7.3.1 Exits

7.3.2 Emergency Lighting

VI

7.3.3 Kitchens

7.4 Sprinkler Systems

7.5 Fire Detection and Alarm System

7.6 Portable Fire Extinguishers

7.7 Mass Notification Systems

7.8 References

8.0 Civil Design

8.1 Introduction

8.1.1 Reference Standards

8.1.2 Site Plans

8.1.3 Construction Considerations

8.2 Roads, Parking Lots and Sidewalks

8.3 Earthworks

8.3.1 Backfill and Fill Material

8.3.2 Protective Bollards

8.3.3 Corrosion Control

8.4 General - Utility Services

8.4.1 Existing Utilities

8.4.2 New Utilities

8.4.3 Utility Meters

8.5 Water Distribution

8.6 Sewerage and Drainage Systems

8.6.1 General

8.6.2 Sanitary Sewage

8.7 Natural Gas Distribution

8.8 Storm Drainage

8.9 Monitoring Wells

8.10 References

9.0 Structural Design

9.1 Introduction

9.1.1 General Requirements

9.1.2 Design Loads

9.2 General Design Criteria

9.2.1 Geology

9.2.2 Frost Depth

VII

9.2.3 Structural Systems

9.2.4 Geotechnical Report

9.2.5 Requirement for Seismic and Wind Analysis

9.2.6 Foundations

9.3 Site Construction

9.3.1 Basic Site Materials and Methods

9.3.1.1 Existing Paint

9.3.2 Site Preparation

9.3.3 Utility Services

9.3.4 Sanitary Sewage

9.3.4.1 Manholes and Cleanouts

9.3.5 Repair/Renovation of Existing Buildings

9.3.6 Drainage and Containment

9.3.6.1 Site Drainage

9.3.6.2 Soil and Foundation Conditions

9.4 References

10.0 Mechanical Design

10.1 Introduction

10.2 General Guidelines

10.2.1 Operating and Maintenance (O&M)

10.3 Plumbing

10.3.1 Backflow Prevention

10.3.2 Floor Drains

10.3.3 Janitor’s Closet

10.3.4 Holding Tanks

10.3.5 Water Softeners

10.3.6 Cold Water Distribution

10.3.7 Hot Water Distribution

10.3.8 Toilets

10.3.9 Drinking Fountains

10.3.10 Drains

10.4 Heating, Ventilation and Air Conditioning

10.4.1 Seismic Design Criteria

10.4.2 Location of Exterior Equipment

10.4.3 Penetrations at Fire-Rated Walls

VIII

10.4.4 Fire and Smoke Dampers

10.4.5 Vibration Control

10.4.6 Mechanical Rooms

10.4.7 Generator Rooms

10.4.8 Chemical Shot Feeders/Boiler and HVAC System Water Treatment

10.4.9 Metering

10.4.10 Heating

10.5 Ventilation Systems

10.5.1 Air Intakes

10.5.2 Electronic Filtering

10.5.3 Interior Air Handling Units

10.5.4 Toilets

10.5.5 Kitchens

10.5.6 Industrial Facilities

10.6 Air Conditioning

10.7 Gas Systems

10.8 References

10.8.1 American National Standards Maintained Under Continuous Maintenance - ASHRAE

10.8.2 References to other Sections for Relationship to Mechanical Issues

11.0 Electrical Design

11.1 Introduction

11.2 General Requirements

11.2.1 Project Document Requirements

11.2.2 Meters

11.2.3 Standby Power

11.2.4 Grounding

11.2.5 Lightning Protection System

11.2.6 Surge Protection

11.2.7 Underground Electrical Work

11.2.8 Cathodic Protections

11.3 Primary and Secondary Power Distribution

11.4 Substations and Switchgear

11.4.1 MV/LV Substation Equipment

11.5 Internal Power Distribution

11.5.1 Seismic Design Criteria

IX

11.5.2 Panelboards

11.5.3 Wiring

11.5.4 Conductor Sizes

11.5.5 Outlets

11.6 Lighting

11.6.1 Illumination Ratings for Fluorescent Lamps

11.6.2 Lighting Fixtures

11.6.3 Emergency Lighting

11.7 Energy Monitoring Control System

11.8 References

12.0 Security Design

12.1 Applicability

12.2 Limits on Contractor Work Area

12.3 Codes and Regulations

12.3.1 New Development in the Built Environment

12.4 General Guidelines on Building Elements

12.5 Site Design/Sitework Elements

12.6 Mechanical System

12.6.1 Vaults and Armories

12.7 Entry Gates

12.8 Barricades and Passive Barriers

12.9 Fencing

12.10 Lighting

12.10.1 Perimeter and Entry Control Point Lighting

12.10.2 Facility Lighting

12.10.3 Area Lighting

12.11 Intrusion Detection Systems

12.12 Protective Landscaping

12.12.1 Landforms

12.12.2 Berms

12.12.3 Ditches, Swales and Depressions

12.12.4 Protective Planting

12.13 Mass Notification

12.14 References

13.0 Sustainable Design

X

13.1 Introduction

13.2 Sustainable Development in the Built Environment

13.2.1 Six Fundamental Principles

13.3 Sustainable Design - Green Buildings

13.4 Energy Conservation

13.5 Design and Construction

13.6 Lighting

13.7 Heating, Ventilating, and Air Conditioning (HVAC) Systems

13.8 References

14.0 Communications Systems Design

14.1 Introduction

14.2 Underground Communications Distribution

14.2.1 Manholes/Handholes and Duct banks

14.2.2 Outside Cable-Copper

14.2.3 Outside Cable-Fiber Optical

14.3 Internal Communication Distribution and Wiring

14.4 Communications Room

14.5 Demolition/Renovation

14.6 User Requirement

15.0 Environmental Standards

15.1 Environmental Design Concepts

15.2 Environmental Design Development

15.2.1 Permits

15.2.2 Notifications

15.2.3 Water/Waste

15.2.4 Air

15.2.5 Hazardous Material/Hazardous Waste

15.2.6 Soil and Erosion Control

15.3 Environmental Impact Analysis

15.4 Asbestos and Lead

15.5 Wetlands/Flood Plains

15.6 Affirmative Procurement

15.7 Environmental Restoration Program

15.8 References

15.8.1 Air Force Instructions

XI

15.8.2 Beale AFB Management Plans

16.0 General Provisions for Construction

16.1 Introduction

16.1.1 Ground Safety

16.2 Existing Site Conditions

16.3 Site Restrictions

16.4 Site Utilities

16.4.1 Sanitary Sewer

16.4.2 Water Distribution

16.4.3 Electrical Service

16.4.4 Utility Outages

16.4.5 Fire Protection Systems

16.5 Construction Debris Disposal

16.5.1 Construction and Demolition Waste Management

16.6 Master Keying

16.7 Color Board Submittals

17.0 CADD/GIS/Drawing Standards

17.1 Contract Drawings

17.2 Drawings

17.3 Drawing Cover Sheet and

Title Block

17.4 Drawing Format and Document Sequence

17.4.1 Additional Submittals

17.5 Geographical Information System

17.6 References

XII

SECTION 1.0

General Information

SECTION 1.0 - GENERAL INFORMATION

1.1 INTRODUCTION

The primary purpose of the Beale AFB Design Compatibility Guide (DCG) is to supply established guidelines that will create a unified visual character for the entire installation. Design compatibility focuses on harmony of all of the components that shape the appearance of the base. This includes, but not limited to:

building form, color and type of materials, landscaping, site furnishings, site design and signage. The DCG is comprised of: Comprehensive Planning, Site Design, Landscape Design, Architectural Design, Interior Design, Fire Protection, Civil Design, Structural Design, Mechanical Design, Electrical Design, Force Protection, Sustainable Design, Communications Systems Design, Environmental Standards, General Provisions for Construction, CADD/GIS/Drawing Standards. The Appendices include the Acronyms, References and a Design Compatibility Checklist.

The Air Combat Command (ACC) has developed general standards, the ACC Architectural and Interior Design Standards, intended to provide consistency and harmony among ACC installations. These ACC Standards have been further supplemented here to take advantage of the unique design opportunities at Beale AFB.

Reference

Air Combat Command: Design and Constructing Military Construction Projects.

http://www.wbdg.org/ccb/AF/AFI/afi_32_1023.pdf

1.2 HOW TO USE THE GUIDE

1.2.1 Application

The Design Compatibility Guide has been developed specifically for Beale AFB and is intended to serve as a comprehensive guide and reference manual for all design solutions affecting the engineering, exterior visual aspects of the installation, and interior standards such as materials, furnishings, and finishes. This guide provides basic principles, general concepts, and specific guidelines applicable to the planning and design of new facilities, renovations, and ongoing maintenance activities. It is not intended to act as a comprehensive authority for all applicable building codes, regulations, and user requirements. The design professional shall research and comply with all applicable requirements dictated by the Department of Defense (DoD) and inform the Civil Engineer Squadron of any potential regulatory conflicts.

1.2.2 Review and Compliance

All projects will include an architectural and engineering review by the Base Architect and Design Engineers at the preliminary design submittal. Proposed designs that do not comply with the Beale AFB Design Compatibility Guide require a waiver from the Base Civil Engineer.

Proposed designs which do not comply with the ACC Architectural and Interior Design Standards require a waiver from the ACC Command Architect. Waivers and approvals must be obtained no later than the 35% preliminary design submittal or prior to the start of self-help or Simplified Acquisition of Base Engineer Requirements (SABER) projects.

1.2.3 Design Compatibility Guide Checklist

All projects shall require a filled-in checklist (Appendix C) before the 35% submittal. This comprehensive checklist ensures the Design and Construction Agent becomes familiar with the DCG.

1.2.4 Architectural and Engineering Standards

Standardizing site design, landscape, architecture, interior, civil, structural, mechanical, and electrical, design, as well as communication, fire protection, security, sustainment and environmental requirements will ensure proper construction of optimal quality. In addition will reduce maintenance and replacement parts, storage requirements and increase overall energy efficiency.

1.2.5 Design Compatibility

In addition to the intents and applications above, this document shall satisfy the following objectives:

1) Serve as a common resource for Base personnel and consultants.

2) Define the engineering standards, architectural styles, and site-related components of Beale AFB.

3) Provide a single source of information about local climate and regional architectural character, while outlining specific design requirements, materials, and site elements.

4) Establish a palette of standards to unify the varied aspects of the visual environment.

5) Propose the use of security design techniques that contribute to Wing’s effectiveness during contingency situations.

6) Address landscape issues and provide a plant list.

7) Formulate a set of standards that addresses environmental issues.

8) Establish sustainable design at Beale AFB.

9) Provide a comprehensive list of code references specific for each design discipline.

1.3 BASE INFORMATION

1.3.1 Installation Profile

The 9th Reconnaissance Wing (RW) is the host unit at Beale AFB. The 9th RW is responsible for providing national and theater command authorities with timely, reliable, high-quality, high-altitude reconnaissance products. To accomplish this mission, the RW is equipped with the nation’s fleet of U-2 and RQ-4 reconnaissance aircraft and associated support equipment. The RW maintains a high state of readiness in its combat support and combat service support forces for potential deployment in response to theater contingencies. In addition to the reconnaissance aircraft, the RW operates the U-2RT reconnaissance trainer and T-38 jet trainer.

The 9th Reconnaissance Wing is composed of approximately 7,000 military, civilian and contractor personnel. The RW is also responsible for the Air Force's entire high-altitude reconnaissance fleet composed of three U-2 squadrons; two Global Hawk unmanned aerial vehicle squadrons, four groups and three overseas operating locations.

Beale Air Force Base is also host to the following Tenant Units:

548th Intelligence Group 7th Space Warning Squadron 940th Reserve Wing Detachment 11, ACC TRSS

AF OSI DET 218

Detachment 2, 53d Test Evaluation Group Air Force Reserve American Red Cross Civil Air Patrol Army and Air Force Exchange Service (AAFES) Defense Commissary Agency (DeCA)

U-2 Reconnaissance Aircraft

Global Hawk (RQ-4) Reconnaissance Aircraft

T-38 Talon Reconnaissance Trainer

1.3.2 Location

Beale is located in Yuba County, California. Beale AFB is located in northern California midway between San Francisco and Carson City, Nevada, approximately 40 miles north of the city of Sacramento.

Beale is in a rural area of both rolling grasslands and foothills. Yuba City, Marysville and Wheatland are the closest urban areas to Beale. In 2004, Yuba County had a population of 64,631. The county encompasses 639 square miles. Land surrounding the installation is sparsely developed; farming and cattle grazing predominate. Beale AFB is the largest employer in Yuba and nearby Sutter counties.

The Base straddles the eastern boundary of the Sacramento Valley. The western portions of the base, including the flight line and cantonment areas, occupy relatively flat grassland, characteristic of California’s Great Central Valley. Elevations range from 80-feet to 90-feet above National Geodetic Vertical Datum (NGVD). Moving toward the family housing area near Beale AFB’s eastern boundary, the terrain changes from plains to the low rolling foothills of the Sierra Nevada range. Elevations in the northeast part of the base exceed 400-feet NGVD.

On the eastern horizon, the Sierras rise to over 13,000-feet.

Nearly 80% of Beale’s 23,000 acres are undeveloped and have a unique blend of ecosystems that includes grasslands, oak woodlands, stream corridors, seasonal wetlands, 580 acres of vernal pools, and 243 acres of lakes. Because of these important and sensitive environmental features, environmental restoration and protection is aggressively pursued.

Location Map

Vicinity map

Upper Blackwelder Lake

1.3.3 Climate

Beale AFB’s inland valley location creates a climate of hot, dry summers and cool winters.

Summer: Jun-Sep average daily highs above 90°F and lows ~ 60°F.

Winter: Nov-Feb average daily highs are 55-60°F and lows 35-40°F.

Average rainfall is 22-inches, but varies widely from year to year. Almost 95% of the rain occurs between October and April. The wettest month is typically January.

Prevailing wind is from the south-southeast.

In winter months, occasional SSE winds up to 60 mph may be experienced. High winds coupled with periodic heavy rains create wind-driven rain problems. Facility exterior walls and openings must be designed with this issue taken into consideration.

Frost line depth is zero inches.

1.3.4 Local Design Character

While local cultural and design practices influence architectural standards for forms, colors, and material selection, the facility design must primarily meet user needs. The design standards (site, architectural, and landscaping) described in the following chapters unify the overall character of a visual district and unite structures which otherwise would not relate to one another, and visually relate the Base to its local context.

At Beale AFB’s eastern boundary, the terrain changes from plains to the low rolling foothills of the Sierra Nevada Range

SECTION 2.0

Comprehensive Planning

SECTION 2.0 - COMPREHENSIVE PLANNING

2.1 INTRODUCTION

The comprehensive planning process addresses several areas that affect or influence installation development. It is a process that promotes informed, sound and coordinated decisions regarding future installation development. The information, analysis and recommendations resulting from the planning process are conveniently captured in the General Plan. The planning process consists of five major steps:

1. Identification of mission, goals, existing conditions and requirements.

2. Evaluation of opportunities, constraints and alternative solutions.

3. Implementation of the preferred alternative.

4. Maintenance of the General Plan.

5. Feedback to improve the General Plan.

2.1.1 The Beale Air Force Base General Plan

The Beale AFB General Plan is the primary document guiding the growth and development of Beale AFB. Its preparation and adoption is required under AFI 32-7062, Air Force Comprehensive Planning. As a component of the General Plan, the Beale AFB Design Guide shall support the goals and objectives articulated in the Plan.

Conversely, the General Plan should provide a cohesive vision as the foundation upon which the Design Compatibility Guidelines can operate.

As either the General Plan or the Design Compatibility Guidelines are updated or changed, concurrent changes should be made in the other document to ensure compatibility. Before a project may be approved for siting, the standards applied in the General Plan will help ensure that proposed projects are compatible with a host of elements, including the following:

1. Adjacent land uses.

2. Airfield imaginary surfaces.

3. Environmental compliance and compatible land use.

4. Explosive Quantity Distance Arcs.

5. Existing and future vehicular and pedestrian circulation systems.

6. Existing and future infrastructure locations, sizes, and capacities.

7. Future development locations.

The General Plan of is the primary document for Planning at Beale AFB

Vicinity Map

2.2 VISUAL DISTRICTS

2.2.1 General

Beale AFB is divided into four visually separate areas or neighborhoods known as “Visual Districts”.

Visual districts are areas where design components create or should create a consistent character. The districts are further defined in terms of land use and functions that share common characteristics.

Each area shall continue to develop its own character with regard to activities, functions, and location, yet relate to Beale AFB as a whole.

Architectural elements that establish the physical appearance and character of visual districts and individuals buildings are examined in Section 5.0- Architectural Design.

Beale is situated between the rolling foothills of the Sierra Nevada Mountains and the agricultural fields of the California Central Valley.

The Visual Districts include Main Base, Flightline, Housing and Open Space.

2.2.2 Main Base District

The Main Base District is Beale AFB’s central business district. Most of the functions of a small city are represented in the district, including Unaccompanied Enlisted Personnel Housing (UEPH) housing recreation, administrative, industrial, worship, and commercial facilities.

Vehicular circulation is arranged in a grid pattern between A and C Streets, extending from Gavin Mandery Drive at the southern boundary to the family camp at the northern end of the zone. Main arterial streets, Warren Shingle Road and Doolittle Drive, link the Main Base District to the Housing and Flightline Districts.

Aerial view of the Main Base District

UEPH Dormitory 2401

Consolidated Support Center Facility

9th Reconnaissance Wing Headquarters

2.2.3 Flightline District

The Flightline District is located in the northwest section of the base.

It comprises the linear area between the aircraft runway and Doolittle Drive. Arnold Avenue parallels the runway and serves as the Flightline’s main street.

Most facilities serve operational functions, including aircraft maintenance hangars, fire station and fire training, squad operations, and the main supply warehouse. Structures range in size from small storage buildings, to large aircraft nose docks and the mixed-use Building 1086.

Existing development in the Flightline District is industrial in character. Most buildings have utilitarian forms. Large expanses of monolithic wall materials with little relief create a lack of human scale on many buildings. Pedestrian circulation systems and landscaping are relatively undeveloped.

A Master Landscaping Plan has been developed to humanize the sterile environment. It incorporates new landscaping that provides islands of green and people spaces with connecting sidewalks to the different facilities. See Section 4.0 Landscaping.

Aerial view of the Flightline

Flightline District with hangars

Dock 7 at the Flightline

Dock 4 at the Flightline

2.2.4 Housing District

The Family Housing District occupies the foothills adjacent to Beale AFB’s eastern boundary.

Accompanied housing is the primary land use.

However, other significant functions are represented including: the Base Clinic, the Lone Tree School, Shoppette, Foothills Chapel, Youth and Child Care Centers, outdoor recreational facilities and housing for bachelor/visiting officers. The variety of activities in the area reduces vehicular travel to the Main Base District.

Its remote location in the oak-covered foothills of the Sierras gives the Housing District a distinct character. Natural amenities include excellent views, a temperate climate, abundant wildlife, and the psychological benefit of living in a very different environment from work.

Aerial View of Housing Area

Foothills Chapel

Youth Playground

Youth Center at Housing Area

2.2.5 Open Space Area

The Main Base, Flightline and Family Housing Districts at Beale AFB are separated by large expanses of open space. Flat grassland dominates the landscape, providing a strong sense of identity for the base. The Main Base and Flightline Districts appear as towns or oases in the plains. Transition from the California Central Valley to the hilly oak savanna ecosystem occurs on the east side of the base. Views of the Sierra foothills and the PAVE PAWS landmark make orientation easy.

Existing facilities in the open space area are limited to support functions including the waste water treatment plant, fuel storage, munitions storage, firing ranges and radar installations. Transitions between open space and developed areas are often ill defined and abrupt.

View of the Sutter Buttes from Beale AFB

Sierra foothills and the PAVE PAWS landmark

Flat grassland dominates the landscape

SECTION 3.0

Site Design

SECTION 3.0 - SITE DESIGN

3.1 INTRODUCTION

Site planning is one of the more important elements of any project design. It is a multi-disciplinary art requiring the involvement of community planners, landscape architects, architects, environmental scientists, civil, mechanical, and electrical engineers. To achieve the optimum site plan, each discipline must work in concert with the other. The following requirements must be evaluated to ensure that the best solution is selected.

3.1.1 General Site Planning Guidelines

3.1.1.1 Land Use

All site planning must conform to the latest Comprehensive Plan or General Plan for Beale AFB.

Facility design must incorporate energy-efficient siting and be compatible with the existing natural environment.

3.1.1.2 Site Development Pattern

Arrange buildings in tight groups that share parking and encourage people to walk between buildings. Areas between buildings should be designed as exterior pedestrian spaces, such as courtyards and arcades.

Use building forms, landscaping, and existing topography to enclose outdoor spaces. Where possible integrate new buildings into existing groupings.

Coordinate location of underground utilities, parking, and service areas to minimize impact on future growth.

Fifteen percent design documents shall include a vicinity plan or site plan showing the surrounding context. Indicate the nearest structures, and all existing parking, streets, landscaping, utilities, and other site features.

Site design shall conform to the requirements of Americans with Disabilities Act Architectural Guidelines (ADAAG) and Uniform Federal Accessibility Standards (UFAS). The most stringent requirements shall apply.

Example of a Composite Area Development Plan

Example of a Site Development Plan

SITE DESIGN - SECTION 3.0

3.1.1.3 Environmental Stewardship

Site planning should minimize the negative impact on the natural environment. Design facilities to work within the existing topography, and preserve as many natural resources as possible. In areas where wetlands or protected species have been identified, configure the site layout to avoid disturbing them, and minimize disturbance if it cannot be avoided completely.

Configure the site to provide maximum separation between service, parking and pedestrian spaces.

Screen service areas from major streets.

Where the possibility of facility expansion exists, the building site plan should show the proposed method of expansion (addition or separate building).

3.1.1.4 Additional Requirements

1) See Section 12 for Security Design Standards.

The latest edition of the United Facilities Criteria to be followed are:

a) UFC 1-200-01, 27 November 2007: Design

General Building Requirements

b) UFC 4-010-01, 8 October 2003: DoD

Minimum Antiterrorism Standards for Buildings (Commonly referred to as the Antiterrorism Force Protections [ATFP] Standards), latest edition. Refer to Security Design, Section 12.

c) UFC 4-010-02, 8 October 2003: DoD Minimum Antiterrorism Standoff Distances for Buildings. Refer to Security Design, Section 12.

2) See Section 13.0 for Sustainable Design

3) See Section 15.0 for Environmental Standards

Grassland Restoration Site

Preserve Natural Resources like Beale Lake

Spring flowering plants at vernal pools that are seasonal wetlands that provide habitat for federally listed shrimp species

3.1.2 Site Analysis

1) New facilities shall be sited in accordance with

Section 2 - Comprehensive Planning.

2) Planned site and building elements shall develop a sense of order, arrival, orientation, and community open spaces.

3) Site facilities in relationship to one another to create outdoor spaces.

4) Siting shall achieve spatial balance and scale through thoughtful placement and arrangement of structures, landscaping, and landforms.

5) Siting of facilities shall take into consideration the possibility of future expansion.

3.1.3 Siting Requirements

1) Site buildings to take advantage of the positive features of the location.

2) Provide protection from undesirable winds, glare, and excessive sun.

3) Orient operable windows to take advantage of seasonal breezes to maximize potential passive cooling.

4) Building siting shall capitalize on solar gain and prevailing winds for passive heating and cooling.

5) Building placement and orientation shall take advantage of interesting or scenic views wherever possible.

6) Siting shall strive to create a clear sense of arrival for newcomers.

Example of planned Entry Gate

Concept Drawing for an Entry Gate

Example of a Site Plan for a Facility

3.1.4 Sites on Flightline

There are special requirements for siting buildings, roads, landscaping, parking, barricades, signs, markings or any other type of structure or item on or near the Flightline.

Refer to Airfield Planning and Design Manuals in the Unified Facilities Criteria (UFC), Engineering Technical Letters (ETLs) and Air Force Instructions (AFIs).

1) In order to ensure compliance with the above, project designers, project managers/officers, contractors, and any other person planning to make changes on the flightline must coordinate with the Airfield Manager and the Civil Engineer Community Planner at the earliest planning stages to ensure conformity to standards and to avoid project delays.

2) There are specific distances from runways, taxiways, and aircraft parking areas must be adhered to when siting any item near the flightline. There are also specific height criteria, obstruction lighting, aviation paint schemes which must be adhered to for items or structures sited on the flightline. In addition items may be required to be frangible. Additionally, notification of the Federal Aviation Administration may be required for construction or projects on or near the flightline. Therefore, coordination with the airfield manager and the civil engineering community planner must be done during the earliest planning stages.

3.1.5 References

1) UFC 3-260-1, 1 November 2001: USAF Airfield and Heliport Planning and Design Instruction.

2) AFI 32-1042: Standards for Marking USAF Airfields.

3) AFCESA Engineering Technical Letter (ETL) 01-20:

Guidelines for Airfield Frangibility Zones.

4) Landscape Architectural Graphic Standards -

Leonard J. Hopper by John Wiley and Sons Inc.

View of the Flightline showing buildings and Control Tower

3.2 CIRCULATION SYSTEMS

3.2.1 Pedestrian Systems

In the past, pedestrian circulation at Beale AFB has received less emphasis because of the large area expanse of the base and the relatively long distances between districts and facilities. While the large base area may prompt vehicular travel, good design and incorporation of paths, sidewalks, bike paths and other links should promote pedestrian travel.

1) Include sidewalks, squares, courtyards, and covered walkways as significant elements of any new project.

2) Accommodate safe pedestrian circulation and accessibility throughout the site.

3) Design continuous paths linking courtyards, parks, and other activity nodes.

4) Jogging/biking trails shall be integrated with pedestrian circulation where appropriate.

5) All building entries shall be linked with the pedestrian circulation network on base.

6) Internal courtyard designs should allow access for pedestrians from the exterior of the facility without having to enter the building.

7) Incorporate small nodes with benches along pedestrian paths where people can gather for socialization

8) On low volume streets, arrange pedestrian sidewalks and bicycle paths to run parallel with the road.

9) On high volume streets, pedestrian sidewalks should lead into facility compounds, avoiding pedestrian/vehicle conflicts.

Sidewalk at UEPH Dorms

Security Police Facility courtyard links pedestrian paths

Gazebo at Flightline docks allow people to gather

10) Sidewalks shall be provided wherever pedestrian traffic occurs. Width shall be adequate to accommodate anticipated pedestrian flow.

11) As a general rule, walkways to building entrances shall be a minimum of 6-feet wide. All other sidewalks shall be 4-feet wide or greater if expected pedestrian flow dictates.

12) Sidewalks shall be designed to comply with accessibility standards. Provide ramps with curb cuts at road intersections. Differentiate transition between sidewalk and roadway using textured pavements that warn visually impaired pedestrians of the potential conflict between pedestrians and vehicles.

13) Walks in special areas (building entrances, plazas, sidewalk intersections, etc.) shall be paved with precast concrete pavers in a variety of patterns.

14) Use concrete pavers where walks abut facility entrances and at crosswalks in front of facilities.

15) In the main base area, develop the community center (BX, Commissary, credit union, theater, and restaurants) as hubs of pedestrian circulation.

16) Provide shade trees along paths and sidewalks.

17) Promote security. Configure paths and design landscaping to permit surveillance of pedestrian circulation routes.

18) Use consistent landscape treatments, such as stamped colored concrete, bollards, benches, and similar plan materials, at all key intersections and points of arrival.

19) Provide low-maintenance, vandal-resistant seating and drinking fountains at intervals along paths.

Main entry walk to Ramoneda Dining Facility

Commissary entrance serves as a pedestrian hub

Safe pedestrian pathways between the Dormitories

3.2.2 Primary Walks

Network segments carry the highest volumes of pedestrian traffic between major activity centers of traffic generators. Primary walkways are generally characterized by hard surface paving, high lighting levels, pedestrian amenities such as benches and water fountains, and refinement of landscape features along the walkway. Primary walks shall have a minimum width of 6-feet with colored paving or standard broom finish.

3.2.3 Secondary Walks

Moderate volume segments of the network provide connection between activity centers. Secondary walkways are generally characterized by hard surface paving, lower lighting levels, and fewer amenities or landscape features along the walkway. Secondary walks shall have a minimum width of 5-feet standard broom finish. An additional one foot shall be provided wherever walks are adjacent to a curb or wherever obstacles encroach on the walk.

3.2.4 Tertiary Walks or Recreational Paths

Leisure and recreational walkways are less direct and more scenic in character. Tertiary walkways are generally characterized by soft surface paving, minimal illumination if any, and a natural landscape character along the pathway. Tertiary walks should be 4-feet and wider.

3.2.5 Passive Outdoor Areas

1) Plan all facility developments to provide outdoor passive and/or active use areas as dictated by the facility program requirements.

2) Design pavilions to become an integral part of the complex.

3) Pavilions shall complement the architectural style and materials of adjacent buildings.

4) Enhance outdoor use areas with amenities such as barbecue grills, tables, benches, lighting, and landscaping that are appropriate to the facility use.

5) Designated smoking areas shall be located away from main entrances and major pedestrian paths.

Primary Walk - Intersection of C & Warren Shingle Street

Secondary Walk at the Community Activity Center

Tertiary Walk at Lake Beale

3.2.6 Vehicular Systems

1) Provide access to facilities from secondary streets to reduce congestion associated with main streets.

2) Where possible, divide main entrances with landscaped traffic medians between entry and exit lanes.

3) Install curbs and gutters on all roadways within the built-up areas of the base.

4) A/E’s shall coordinate road design with 9 CES for site specific roadway design parameters (for fuel trucks, K-loaders, oversized transports, etc.).

5) Design new roads in a simple grid pattern.

[Exception: In the family housing area, roads should follow existing topography to the extent possible.]

6) Minimum road width is 40-feet. Eliminate non-right-angle intersections.

7) Provide curb and gutter at all new pavement.

8) Separate vehicular and pedestrian circulation.

9) Incorporate bikeways.

10) Provide street lighting, sidewalks, and street trees.

Also provide pedestrian crosswalks of contrasting decorative pavement. Use a uniform standard for hardscaping and site amenities to create unity.

11) Locate utilities underground where feasible. Where not feasible, because of rock or other substrate conditions, locate only utility laterals underground.

12) Repairs and additions to roadways should not compound existing traffic safety problems. Where feasible, additions and repairs should improve traffic safety.

13) Utilities should run parallel to the roadways rather than going across open and undeveloped areas.

This practice leaves open space available for new construction, eases access during rainy season for maintenance and simplified environmental clearance.

Outdoor area has benches, pedestrian crosswalk and landscaping

Separated vehicular and pedestrian circulation with path lighting at the 9th Reconnaissance HQ facility

14) United Facilities Criteria to be followed:

a. UFC 1-200-01, 1 July 2013: General Building

Requirements, with Change 2 Revised.

b. UFC 4-010-01, 9 February 2012: DoD

Minimum Antiterrorism Standards for Buildings, with Change 1 (Commonly referred to as the Antiterrorism Force Protections [ATFP] Standards), latest edition. Refer to Security Design, Section 12.

c. UFC 4-010-02, 9 February 2012: DoD Minimum Antiterrorism Standoff Distances for Buildings (FOUO). Refer to Security Design, Section 12.

15) Provide subsurface storm drainage wherever site conditions allow.

3.2.7 Emergency Vehicle Access

1) Site buildings a minimum of 50-feet laterally from the closest adjacent building when possible.

2) Obtain width, weight, and turning radii of emergency vehicles and coordinate fire protection vehicle access with Base Fire Department and Safety Office.

3.2.8 Service Access

1) Design access streets and parking areas to accommodate loads and dimensions of service vehicles.

2) Walkways connecting interior courts between buildings shall be at least 8-feet wide and shall be designed to withstand loads of medium weight service vehicles.

3) Consider treating the walkways with interlocking pavers to minimize the negative visual impact of wider access routes.

4) Separate delivery vehicle entrances from POV parking areas.

5) Storage yards, alleys, loading zones, and service areas containing dumpsters shall be located away from pedestrian ways and screened from view.

6) Site utility meters, connections, dumpsters, chillers, above ground fuel tanks, post indicator valves, well pumps, etc. within screened utility/mechanical yards located adjacent to the mechanical and boiler rooms.

UFC 1-200-01

Emergency vehicle access to Flightline docks using decorative paving

3.2.9 Intersections

1) Bring intersecting travelways together at or near a

90° angle.

2) Establish corner sight triangles and keep them clear.

3) Planting materials shall not obstruct lines of vision at intersections. Planting material setbacks shall conform to standard traffic design codes. Refer to Section 4.0 - Landscape Design for additional requirements.

4) Avoid multi-leg intersections or driveways creating multi-leg intersections: four legs maximum.

5) Clearly define the travel way with paint, curbing, etc.

6) The minimum distance of parking lot access to an intersection should be the radius (width) of the widest road in the intersection in question.

7) Avoid having pedestrians cross traffic lanes to get from parking lots to buildings - otherwise provide safe crosswalks.

8) Design parking layouts so that maneuvering in and out of spaces does not interfere with the ingress/egress to or from the street.

9) Be sure right-of-way is clearly assigned where lanes cross traffic.

Corner triangle at Building 1200 has clear sight lines

Screened utility/mechanical yard at the Security Police Facility

Clearly defined travel way with paint and curbing

3.3 VEHICLE PARKING

3.3.1 General

Automobile parking is a dominant visual element in many parts of the base. Vehicle parking areas consume more site space and impact the physical environment more than any other site feature. Paving increases storm water runoff, results in increased reflected and absorbed radiation, and raises the ambient temperature of the surrounding area. The following guidelines shall be implemented to mitigate some of these noxious effects:

1) All new parking areas shall comply with UFC-4-

010-01 and UFC 4-010-02. See Section 12.0 - Security Design.

2) Parking lots shall primarily be surfaced with asphalt.

3) Break up vast parking lots by integrating landscape islands, berms, and paving crosswalks.

4) Trees shall be planted in the islands between rows of parking and at suitable intervals between groups of parking stalls to provide shade and visually break up the expanse of paved surface.

5) Properly locate traffic islands to provide safe pedestrian circulation. Landscape approximately 10% of the parking area.

6) Design parking areas to provide a safe, functional layout and reduce the visual impact of parked cars.

7) Site parking areas around the perimeter of building groups.

8) Where feasible, do not locate parking between a building and the main viewing street.

9) Use buildings, natural topography, and landscaping to screen parking from main streets.

10) Subdivide large parking areas into lots of 50 cars or less where feasible.

11) Separate service/dumpster locations from pedestrian circulation.

12) Provide turnaround space for garbage trucks, fire trucks, tractor trailers, and service vehicles.

Boulders and rocks are used to ease storm water run-off

Landscaping screens parking from street

Trees planted in the islands at the Security Police Facility visually break up the expanse of paved surface.

13) Eliminate on-street parking where possible.

14) Provide safe pedestrian paths from parking to building entrances.

15) Avoid designing parking that interrupts pedestrian spaces within a grouping of buildings.

16) When developing parking areas, try to save as many existing desirable trees and shrubs as possible.

3.3.2 Perimeters

A common problem observed in many hard-surfaced areas is the lack of edge definition. Undefined traffic flow patterns are a significant visual liability and safety hazard in some areas of Beale AFB.

Parking lot design shall include the following:

1) Vehicular functional separations shall be clearly defined.

2) Points of ingress and egress shall be adequately defined and marked with proper signage.

3) Provide visually reinforced edges and transitional landscaped areas between parking lots and adjacent buildings.

3.3.3 Design and Dimensions

Parking lots should be designed based on the following criteria:

1) Consider potential expansions to accommodate mission or functional changes.

2) The perimeter edges of all parking lots, access drives, and interior “islands” and “peninsulas” shall be physically separated from adjacent surfaces by a concrete curb.

3) Curbs shall be cast-in-place concrete with a vertical face approximately 6-inches high. The use of “rolled” or similar type curbs shall be implemented only with approval of the Base Planner.

4) Provide sufficient 2” diameter weep holes in all curbed planter islands for adequate drainage.

5) Typical parking stall size shall be 9-feet by 18-feet.

6) Perpendicular parking is preferred.

7) 90° spaces and two-way traffic aisles shall typically be used where space allows.

CE parking lot has traffic islands that provide safe pedestrian circulation

Typical curb at roadside

8) Loading dock parking shall be a minimum of 10-feet by 35-feet.

9) One-way drives with no parking shall be a minimum 12-foot lane.

10) Two-way drives with no parking shall be a minimum 24-foot lane.

11) Recommended pavement slope shall be between 1% to 5%.

12) Walks adjacent to parking areas with overhanging car bumpers shall be at least 6-feet wide.

13) For initial planning purposes, a figure of 400 gross square feet per authorized space should be used.

This figure will include parking drives, and walks.

14) Parking lots shall be located to maximize sharing with other related facilities.

15) Parking lot layouts that promote cross-traffic between parallel streets should be avoided for safety reasons.

16) On street, head-in parking that would require backing of a vehicle onto any street shall not be permitted.

Walks adjacent to parking areas with overhanging car bumpers shall be at least 6-feet wide

3.3.4 Privately Owned Vehicle (POV) Parking

The following standards apply for POV parking space allocation:

1) Headquarters and administrative facilities: 50% of assigned personnel with daily space need.

2) Maintenance Shops/Hangars: 38% of the largest shift.

3) Refer to Appendix B for guidance on quantities and types of parking for the various facility types.

3.3.5 Motorcycle Parking

Spaces dedicated to motorcycle parking shall be made of concrete to withstand the force of standpoint loading.

3.3.6 Bicycle Parking

The use of bicycles is encouraged on base as a means of promoting activity beneficial to personal health and reducing unnecessary automobile traffic.

1) Provide bicycle racks at all facilities based on the requirements outlined in Section 3.6.

2) Bicycle parking shall be located adjacent to sidewalks.

3.3.7 Parking for Disabled Persons

1) Provide handicap parking spaces in accordance with the Uniform Federal Accessibility Standards (UFAS) and the Americans with Disabilities Act Architectural Guidelines (ADAAG).

2) Locate these parking spaces to provide the most convenient access to the building entry.

Bicycle parking is encouraged at the Education and Library facility

Motorcycle parking

Designated handicap parking

3.4 EXTERIOR LIGHTING

Lighting shall be designed to ensure safety at night and provide a series of visually attractive elements that are coordinated with architecture and site furnishings.

Locate the lighting system to reinforce circulation patterns, illuminate traffic conditions, and provide visual orientation to help pedestrians and drivers find their way at night.

See Section 11.0 for Electrical Design Standards

3.4.1 General

1) Consider operational and maintenance costs in the selection of suitable lighting fixtures. All light fixtures shall be energy efficient.

2) External light systems shall be installed with twilight sensing and timer switches.

3) Streets and parking lots shall be illuminated by rectangular cutoff (shoebox-type) fixtures mounted on tapered metal poles. Color shall be dark bronze.

4) Low-level path lighting may be provided by using bollard-type fixtures. Fixtures may be dark bronze metal, exposed aggregate concrete finish, or sandblasted integrally colored concrete.

5) Lighting fixtures shall be low maintenance and vandal resistant.

6) Pedestrian circulation and area lighting shall use rectangular cutoff (shoebox-type) fixtures or alternate fixtures compatible with the surrounding architecture and existing fixtures. Fixtures shall be mounted on 12-feet to 15-feet metal posts. Color shall be dark bronze.

3.4.2 Pedestrian Lighting

1) Lighted bollards of powered coated steel or pre-cast concrete shall be used for pedestrian lighting where low light levels are required.

2) Lighting for primary walkways and squares should be supplied by fixtures mounted at an average height of between 12-feet to 16-feet.

3) Light fixtures shall be vandal proof.

4) Low wattage fixtures mounted below eye-level shall be installed at stairways and secondary pathways.

Low level path lighting at the Flightline

Dormitory lighting has rectangular fixtures

Ramoneda Dining Hall lighting

3.4.3 Special Purpose Lighting

Provide fixtures as required for recreational, commercial, and industrial applications.

3.4.4 Feature Lighting

1) Provide accent lighting for static displays, monumental building facades, flagpoles, and fountains.

2) Arcade and building lighting shall be wall-mounted wherever possible.

3.4.5 Security Lighting

Refer to Section 12.0 for additional requirements.

Accent lighting at Ramoneda Dining Facility

3.5 GRADING

3.5.1 Ground Finished Floor Elevation

Beale AFB is located on an essentially flat plain. There are, however, many opportunities to incorporate creative grading techniques for aesthetic as well as security reasons.