F_Pre-Final_InstallationMasterPlan16April2018.pdf

Pre-Final Submittal 16 April 2018

United States Marine Corps

Contract No. N62742-10-D-0007; Delivery Order No. 0016

UNCLASSIFIED//FOR OFFICIAL USE ONLY

Vision Plan • Installation Development Plan • Installation Development Standards • Installation Development Program • Plan Summary

Installation Master Plan Naval Support Activity Marine Corps Base Guam

NAVAL SUPPORT ACTIVITY MARINE CORPS BASE GUAM MISSION STATEMENT

The mission of Naval Support Activity Marine Corps Base Guam is to support the current and future combat readiness of USMC forward-based forces in Joint Region Marianas while in garrison or deployed by providing mobilization and deployment support and installation services where Marines live, work, and play.

NAVAL SUPPORT ACTIVITY MARINE CORPS BASE GUAM DEVELOPMENT VISION STATEMENT

The development vision for Naval Support Activity Marine Corps Base Guam is an installation of compact buildings on a walkable campus with a community core linked to mission and living areas by a connected network of wide sidewalks, safe streets, and defined open spaces.

UNCLASSIFIED//FOR OFFICIAL USE ONLY

Naval Support Activity Marine Corps Base Guam Installation Master Plan i

Master Plan Approvals

Colonel Philip J. Zimmerman Officer in Charge, Marine Corps Activity - Guam

UNCLASSIFIED//FOR OFFICIAL USE ONLYUNCLASSIFIED//FOR OFFICIAL USE ONLY

Installation Master Plan Naval Support Activity Marine Corps Base Guamii

Aviation Operations at Naval Support Activity Andersen Air Force Base

Munitions Storage at Naval Support Activity Andersen Air Force Base

Family Housing and Quality of Life Facilities at Naval Support Activity Andersen Air Force Base

Training and Maneuver Ranges at Naval Support Activity Andersen Air Force Base South

Live Fire Training Range Complex at Naval Support Activity Andersen Air Force Base Northwest Field

Naval Support Activity Marine Corps Base Guam

Munitions Storage at Naval Base Guam

Medical Services at Naval Base Guam Hospital

Island of Guam

Philippine Sea

Pacific Ocean

Port Operations at Naval Base Guam

UNCLASSIFIED//FOR OFFICIAL USE ONLY

Naval Support Activity Marine Corps Base Guam and Key Supporting Locations

Naval Support Activity Marine Corps Base Guam Installation Master Plan iii

Preface: The Installation Master Plan ............................................xii

Chapter 1: Vision Plan .................................................................... 1-1

1.1 Introduction ...................................................................................................................... 1-1

1.1.1 Vision Plan Content ............................................................................................................................... 1-1

1.1.2 Installation History and Operating Locations ...................................................................................... 1-1

1.1.2.1 Installation History ..........................................................................................................................................................................................1-1

1.1.2.2 Operating Locations .........................................................................................................................................................................................1-2

1.1.3 Installation Establishment and Real Estate ..........................................................................................1-3

1.1.3.1 Establishment Agreement ...............................................................................................................................................................................1-3

1.1.3.2 Initial Establishment .........................................................................................................................................................................................1-3

1.1.3.3 Full Operational Capability ..............................................................................................................................................................................1-3

1.2 Mission and Real Property Profile .................................................................................. 1-4

1.2.1 Mission Profile and Trends ....................................................................................................................1-4

1.2.1.1 Mission Requirements ......................................................................................................................................................................................1-4

1.2.1.2 Concept of Operations ...................................................................................................................................................................................1-4

1.2.2 Facility Support Requirements ..............................................................................................................1-6

1.2.3 Installation Population ..........................................................................................................................1-8

1.2.3.1 Population By MAGTF Element ..................................................................................................................................................................1-8

1.2.4 Existing Real Property Inventory and Condition .................................................................................1-9

1.2.4.1 Commanding Officers Readiness Reporting System ...................................................................................................................................1-9

1.2.4.2 Property Record/MAXIMO Reports ............................................................................................................................................................1-9

1.3 Installation Development Profile .................................................................................. 1-10

1.3.1 Existing Conditions ............................................................................................................................. 1-10

1.3.2 Mission Limiting Factors .................................................................................................................... 1-10

1.3.2.1 Existing Tenants ..............................................................................................................................................................................................1-10

1.3.2.2 Encroachment Potential .................................................................................................................................................................................1-10

1.3.3 Development Constraints .................................................................................................................... 1-10

1.3.3.1 Natural Setting Constraints ...........................................................................................................................................................................1-10

1.3.3.2 Environmental Constraints ...........................................................................................................................................................................1-10

1.3.3.3 Cultural Constraints ........................................................................................................................................................................................1-11

1.3.3.4 Existing Operational Constraints .................................................................................................................................................................1-11

1.3.3.5 Future Operational Constraints ....................................................................................................................................................................1-11

1.3.3.6 Land Use Restrictions�������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������1-11

1.4 Community Profile .......................................................................................................... 1-14

1.4.1 Local Area Profile ................................................................................................................................. 1-14

1.4.1.1 Territory and Local Governments����������������������������������������������������������������������������������������������������������������������������������������������������������������1-14

1.4.1.2 Installation Activities with Territorial Government ..................................................................................................................................1-15

1.4.1.3 Governance Challenges ..................................................................................................................................................................................1-15

1.4.2 Local Area Economy ........................................................................................................................... 1-15

1.4.2.1 Economic Statistics .........................................................................................................................................................................................1-15

1.4.2.2 Economic Trends and Predictions ...............................................................................................................................................................1-16

1.4.3 Local Area Demographics ................................................................................................................... 1-16

1.4.3.1 Demographics .................................................................................................................................................................................................1-16

1.4.3.2 Demographic Characteristics Near NSA MCB Guam .............................................................................................................................1-16

1.4.4 Local Area Transportation ................................................................................................................... 1-17

1.4.4.1 Access to NSA MCB Guam ..........................................................................................................................................................................1-17

1.4.4.2 Planned Regional Transportation Upgrades ...............................................................................................................................................1-17

Contents

Installation Master Plan Naval Support Activity Marine Corps Base Guamiv

1.5 Development Vision ...................................................................................................... 1-18

1.5.1 Vision Workshop Overview .................................................................................................................. 1-18

1.5.2 Scoping and Input ............................................................................................................................... 1-18

1.5.2.1 Introduction Brief .........................................................................................................................................................................................1-18

1.5.2.2 Stakeholder Input ...........................................................................................................................................................................................1-18

1.5.3 Visioning Process ................................................................................................................................ 1-18

1.5.4 Vision Components ............................................................................................................................. 1-20

1.5.4.1 Sustainable Planning Primer .........................................................................................................................................................................1-20

1.5.4.2 Review of Visioning Constraints ..................................................................................................................................................................1-20

1.5.4.3 Review of Past Planning ................................................................................................................................................................................1-20

1.5.4.4 Vision Workshop Guiding Principles ..........................................................................................................................................................1-21

1.5.4.5 Visual Preferences ...........................................................................................................................................................................................1-22

1.5.4.6 Development Character Principles ...............................................................................................................................................................1-24

1.5.4.7 Strengths, Weaknesses, Opportunities, and Threats Analysis ..................................................................................................................1-25

1.5.4.8 Development Vision Statement, Goals, and Objectives ..........................................................................................................................1-26

1.5.4.9 Concept Development Plan and Planning Precepts .................................................................................................................................1-28

1.5.4.10 Installation Framework Plan .......................................................................................................................................................................1-30

1.5.4.11 Developable Land .........................................................................................................................................................................................1-32

1.5.4.12 Summary Future Development Plan .........................................................................................................................................................1-34

Chapter 2: Installation Development Plan ................................... 2-1

2.1 Introduction ...................................................................................................................... 2-1

2.1.1 IDP Content ...........................................................................................................................................2-1

2.1.2 Restrictions ............................................................................................................................................2-1

2.1.3 Integration of Preliminary ADPs ..........................................................................................................2-1

2.1.4 Integration of Previous Technical Plans and Engineering Studies..................................................... 2-2

2.2 Preliminary ADP Summaries ........................................................................................... 2-4

2.2.1 South Finegayan District ADP ............................................................................................................. 2-4

2.2.2 North Finegayan District ADP ............................................................................................................ 2-4

2.2.2.1 North Finegayan District CDP .......................................................................................................................................................................2-5

2.2.2.2 North Finegayan District Regulating Plan ....................................................................................................................................................2-7

2.2.2.3 North Finegayan District Illustrative Plan ....................................................................................................................................................2-8

2.2.2.4 North Finegayan District Implementation Plan ..........................................................................................................................................2-9

2.2.2.5 North Finegayan Vision-Local Precedents .................................................................................................................................................2-10

2.2.2.6 North Finegayan District Vision-Concept Sketches .................................................................................................................................2-11

2.3 Installation Network Plans ............................................................................................ 2-12

2.3.1 Installation Regulating Plan ................................................................................................................ 2-14

2.3.2 Installation Illustrative Plan ................................................................................................................ 2-15

2.3.3 Street, Transit, and Parking Network Plan ......................................................................................... 2-16

2.3.3.1 Accessibility From Off-Installation ..............................................................................................................................................................2-16

2.3.3.2 On-Installation Street and Roadway System ...............................................................................................................................................2-16

2.3.3.3 Transit ...............................................................................................................................................................................................................2-16

2.3.3.4 Traffic and Transportation Planning ............................................................................................................................................................2-16

2.3.3.5 Parking Plan .....................................................................................................................................................................................................2-16

2.3.3.6 Intermodal Transportation Plan/Surface Deployment and Distribution Command Traffic Engineering Agency ........................2-16

2.3.4 Pedestrian and Bicycle Network Plan ................................................................................................. 2-18

2.3.4.1 Off-Installation Pedestrian and Bicycle Circulation ..................................................................................................................................2-18

2.3.4.2 Pedestrian Circulation Plan ............................................................................................................................................................................2-18

2.3.4.3 Bicycle Circulation Plan .................................................................................................................................................................................2-18

2.3.5 Green Infrastructure Network Plan .................................................................................................... 2-19

2.3.6 Security Network Plan .........................................................................................................................2-20

2.3.6.1 Perimeter Fencing ...........................................................................................................................................................................................2-20

2.3.6.2 Patrol Roads .....................................................................................................................................................................................................2-20

2.3.6.3 Entry Control Facilities/Pass and ID Facilities ..........................................................................................................................................2-20

2.3.7 Quality of Life Network Plan ............................................................................................................. 2-21

2.3.8 Utilities and Systems-Water Distribution Network Plan ....................................................................2-22

2.3.8.1 Water Supply ....................................................................................................................................................................................................2-22

2.3.8.2 Water Distribution System .............................................................................................................................................................................2-22

2.3.8.3 Hot Water Distribution System ....................................................................................................................................................................2-22

2.3.8.4 Fire Protection System ...................................................................................................................................................................................2-22

2.3.9 Utilities and Systems-Wastewater Network Plan ................................................................................2-23

2.3.9.1 System Design Principles ...............................................................................................................................................................................2-23

2.3.9.2 System Design .................................................................................................................................................................................................2-23

2.3.10 Utilities and Systems-Storm Water Network Plan .............................................................................2-24

2.3.10.1 Existing Drainage������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������2-24

2.3.10.2 Planned Storm Water System ......................................................................................................................................................................2-24

2.3.11 Utilities and Systems-Communications Network Plan .....................................................................2-25

2.3.11.1 Secure DoD Communications Network ..................................................................................................................................................2-25

2.3.11.2 Commercial Communications Network����������������������������������������������������������������������������������������������������������������������������������������������������2-25

2.3.12 Utilities and Systems-Electrical Distribution Network Plan ...........................................................2-26

2.3.12.1 Electrical Supply ............................................................................................................................................................................................2-26

Naval Support Activity Marine Corps Base Guam Installation Master Plan v

2.3.12.2 Electrical Substation ....................................................................................................................................................................................2-26

2.3.12.3 Primary Distribution System .......................................................................................................................................................................2-26

2.3.12.4 Emergency Generators ................................................................................................................................................................................2-26

2.3.12.5 District Cooling System Express Feeders .................................................................................................................................................2-26

2.3.13 Utilities and Systems-District Cooling System Network Plan ..........................................................2-27

2.3.13.1 Chiller Plants ..................................................................................................................................................................................................2-27

2.3.13.2 Distribution System ......................................................................................................................................................................................2-27

2.3.13.3 Future Thermal Storage ...............................................................................................................................................................................2-27

2.3.14 Utilities and Systems-Fuels and Fuel Dispensing .............................................................................2-28

2.3.15 Utilities and Systems-Solid Waste and Recycling .............................................................................2-28

2.3.16 Utilities and Systems-Hazardous Materials and Hazardous Waste ..................................................2-28

2.3.17 Sustainability Plan Summary .............................................................................................................2-28

2.3.17.1 High-Performance Buildings and Energy Use Plan Summary ..............................................................................................................2-28

2.3.17.2 Renewable Energy Use Plan Summary .....................................................................................................................................................2-28

2.3.17.3 Water Conservation Plan Summary ...........................................................................................................................................................2-29

2.3.17.4 Transportation Sustainability Plan Summary ............................................................................................................................................2-29

2.3.17.5 Waste Reduction Plan Summary .................................................................................................................................................................2-29

2.3.17.6 Sustainability Plan Implementation Summary ..........................................................................................................................................2-29

Chapter 3: Installation Development Standards .......................... 3-1

3.1 Introduction ...................................................................................................................... 3-1

3.1.1 Installation Development Standards Content .......................................................................................3-1

3.1.2 Installation Development Standards Introduction ................................................................................3-1

3.1.3 Applying The Standards ....................................................................................................................... 3-2

3.1.3.1 Street Standards Application Guide ...............................................................................................................................................................3-2

3.1.3.2 Building, Site, and Landscape Standards Application Guide .....................................................................................................................3-3

3.2 Architectural Image, Form, and Character Guidelines ................................................. 3-6

3.2.1 Overview ............................................................................................................................................... 3-6

3.2.2 Guam Vernacular Style ......................................................................................................................... 3-6

3.2.2.1 Latte Stone Use in Architecture ......................................................................................................................................................................3-7

3.2.3 Architectural Character Guidelines ...................................................................................................... 3-8

3.2.3.1 Presenting the Marine Corps Image ..............................................................................................................................................................3-8

3.2.3.2 Balance Of Variety And Consistency ............................................................................................................................................................3-8

3.2.3.3 Form ....................................................................................................................................................................................................................3-8

3.2.3.4 Scale .....................................................................................................................................................................................................................3-9

3.2.3.5 Massing ...............................................................................................................................................................................................................3-9

3.2.3.6 Proportion ..........................................................................................................................................................................................................3-9

3.2.3.7 Rhythm .............................................................................................................................................................................................................3-10

3.2.3.8 Texture ..............................................................................................................................................................................................................3-10

3.2.4 Architectural Vocabulary Guidelines................................................................................................... 3-11

3.2.4.1 Roof Forms .....................................................................................................................................................................................................3-11

3.2.4.2 Roofing Materials ............................................................................................................................................................................................3-11

3.2.4.3 Building-Integrated Photovoltaics ................................................................................................................................................................3-12

3.2.4.4 Walls ..................................................................................................................................................................................................................3-12

3.2.4.5 Fenestration ......................................................................................................................................................................................................3-12

3.2.4.6 Entries ...............................................................................................................................................................................................................3-13

3.2.4.7 Arches, Trellises, Arcades, and Covered Walkways ....................................................................................................................................3-14

3.2.4.8 Courtyards ........................................................................................................................................................................................................3-14

3.2.4.9 Shading Elements ............................................................................................................................................................................................3-15

3.2.4.10 Gutters and Downspouts ............................................................................................................................................................................3-15

3.2.4.11 Typhoon Shutters ..........................................................................................................................................................................................3-15

3.2.4.12 Trim and Surface Articulation���������������������������������������������������������������������������������������������������������������������������������������������������������������������3-16

3.2.4.13 Decorative Panels And Grilles ....................................................................................................................................................................3-16

3.2.4.14 Mechanical and Trash Enclosures ..............................................................................................................................................................3-16

3.2.5 Building Use Type Guidance .............................................................................................................. 3-17

3.2.5.1 Administrative Building Use Type Guidance ..............................................................................................................................................3-18

3.2.5.2 Unaccompanied Housing Building Use Type Guidance ..........................................................................................................................3-19

3.2.5.3 Medical/Education Building Use Type Guidance .....................................................................................................................................3-20

3.2.5.4 Industrial Building Use Type Guidance .......................................................................................................................................................3-21

3.2.5.5 Landmark Building Use Type Guidance .....................................................................................................................................................3-22

3.2.5.6 Operational/Training Building Use Type Guidance .................................................................................................................................3-23

3.2.5.7 Community Building Use Type Guidance ..................................................................................................................................................3-24

3.2.5.8 Flex Building Use Type Guidance ................................................................................................................................................................3-25

3.3 Building Envelope Standards ........................................................................................ 3-26

3.3.1 Introduction .........................................................................................................................................3-26

3.3.2 Building Use Types and Standards .....................................................................................................3-26

3.3.2.1 Administrative Building Use Type ................................................................................................................................................................3-26

3.3.2.2 Unaccompanied Housing Building Use Type .............................................................................................................................................3-27

3.3.2.3 Medical/Education Building Use Type .......................................................................................................................................................3-28

3.3.2.4 Industrial Building Use Type .........................................................................................................................................................................3-28

3.3.2.5 Landmark Building Use Type ........................................................................................................................................................................3-29

3.3.2.6 Operational/Training Building Use Type ....................................................................................................................................................3-30

Installation Master Plan Naval Support Activity Marine Corps Base Guamvi

3.3.2.7 Community Building Use Type .....................................................................................................................................................................3-30

3.3.2.8 Flex Building Use Type ..................................................................................................................................................................................3-31

3.4 Street Envelope Standards ............................................................................................ 3-32

3.4.1 Intent ....................................................................................................................................................3-32

3.4.2 Street Type Standards ..........................................................................................................................3-32

3.4.2.1 Main Street Guidance .....................................................................................................................................................................................3-32

3.4.2.2 Arterial Street Guidance .................................................................................................................................................................................3-34

3.4.2.3 Divided Collector Street Guidance ..............................................................................................................................................................3-35

3.4.2.4 Undivided Collector Street Guidance ..........................................................................................................................................................3-36

3.4.2.5 Local Street Guidance ....................................................................................................................................................................................3-37

3.5 Landscape Standards .................................................................................................... 3-38

3.5.1 Intent ....................................................................................................................................................3-38

3.5.2 Landscape Character ...........................................................................................................................3-38

3.5.2.1 Presenting the Marine Corps Image ............................................................................................................................................................3-38

3.5.3 General Landscape Principles .............................................................................................................3-38

3.5.3.1 General Landscape Planning Principles ......................................................................................................................................................3-38

3.5.3.2 Landscaping Benefits ......................................................................................................................................................................................3-38

3.5.3.3 Plant Protection and Preservation ................................................................................................................................................................3-39

3.5.3.4 Designing for Minimal Maintenance ............................................................................................................................................................3-39

3.5.4 Landscape Design Guidelines ............................................................................................................3-40

3.5.4.1 Street Trees .......................................................................................................................................................................................................3-40

3.5.4.2 Parking Lot Planting .......................................................................................................................................................................................3-42

3.5.4.3 Facility Planting ...............................................................................................................................................................................................3-42

3.5.4.4 Open Space Planting ......................................................................................................................................................................................3-42

3.5.4.5 Image Planting .................................................................................................................................................................................................3-43

3.5.4.6 Screening and Buffering .................................................................................................................................................................................3-43

3.5.4.7 Use of Native Plants ......................................................................................................................................................................................3-43

3.5.4.8 Intensity Levels of Landscape Design .........................................................................................................................................................3-43

Chapter 4: Installation Development Program ............................ 4-1

4.1 Introduction ...................................................................................................................... 4-1

4.1.1 Introduction ...........................................................................................................................................4-1

4.1.2 Restrictions ............................................................................................................................................4-1

4.1.3 Program of Requirements Development ..............................................................................................4-1

4.2 Development Program ..................................................................................................... 4-2

4.2.1 Development Program Key Drivers ...................................................................................................... 4-2

4.2.2 Future Growth Strategy ........................................................................................................................ 4-2

4.2.3 Program of Requirements ................................................................................................................... 4-2

4.3 Implementation Plan ....................................................................................................... 4-6

4.3.1 Five-Year Development Plan ................................................................................................................ 4-6

4.3.2 Integrated Priority List ......................................................................................................................... 4-6

4.3.3 Implementation Strategy ...................................................................................................................... 4-6

4.3.3.1 Short-Range Implementation Plan .................................................................................................................................................................4-9

4.3.3.2 Medium-Range Implementation Plan ..........................................................................................................................................................4-10

4.3.3.3 Long-Range Implementation Plan ...............................................................................................................................................................4-11

Chapter 5: Plan Summary .............................................................. 5-1

5.1 Introduction ...................................................................................................................... 5-1

5.1.1 Plan Administration and Management .................................................................................................5-1

5.1.2 Master Plan Updates .............................................................................................................................5-1

5.2 Vision Plan Summary ....................................................................................................... 5-2

5.2.1 Missions ................................................................................................................................................ 5-2

5.2.2 Development Constraints ..................................................................................................................... 5-2

5.2.3 Development Vision ............................................................................................................................. 5-3

5.2.4 Installation Framework Plan ................................................................................................................ 5-4

5.2.5 Developable Land ................................................................................................................................. 5-5

5.2.6 Summary Future Development Plan .................................................................................................... 5-6

5.3 Installation Development Plan Summary ...................................................................... 5-8

5.3.1 Districts ................................................................................................................................................. 5-8

5.3.2 North Finegayan District ADP ............................................................................................................ 5-8

5.3.2.1 North Finegayan District CDP .......................................................................................................................................................................5-8

5.3.2.2 North Finegayan District Regulating Plan .................................................................................................................................................5-10

5.3.2.3 North Finegayan District Illustrative Plan .................................................................................................................................................5-11

5.3.2.4 North Finegayan District Implementation Plan ........................................................................................................................................5-12

5.3.2.5 North Finegayan District Concept Sketches ............................................................................................................................................5-13

Naval Support Activity Marine Corps Base Guam Installation Master Plan vii

5.3.3 Installation Network Plans .................................................................................................................. 5-14

5.4 Installation Development Standards Summary ........................................................... 5-16

5.4.1 The Installation Development Standards ............................................................................................ 5-16

5.4.2 Architectural Image, Form, and Character ......................................................................................... 5-16

5.4.3 Architectural Building Guidance ........................................................................................................ 5-16

5.4.4 Building Envelope Standards .............................................................................................................. 5-17

5.4.5 Street Envelope Standards ................................................................................................................... 5-17

5.4.6 Landscape Standards........................................................................................................................... 5-17

5.5 Installation Development Program Summary .............................................................. 5-18

5.5.1 Program of Requirements ................................................................................................................... 5-18

5.5.2 Restrictions .......................................................................................................................................... 5-18

5.5.3 Future Growth Strategy ....................................................................................................................... 5-18

5.5.4 Implementation Plan ........................................................................................................................... 5-18

5.5.4.1 Short-Range Implementation Plan ..............................................................................................................................................................5-21

5.5.4.2 Medium-Range Implementation Plan ..............................................................................................................