Beale AFB Design Compatibility Guide August 2009.pdf

DESIGN COMPATIBILITY GUIDE

Beale Air Force Base California

AIR COMBAT COMMAND

UNITED STATES AIR FORCE

August 2009

FOREWORD

The 9th Civil Engineer Squadron is pleased to present the Beale Air Force Base Design Compatibility Guide (DCG). The Design Compatibility Guide is part of the General Plan which is the “roadmap” for installation and future development decisions. The General Plan helps guide installation decision-makers toward ongoing mission support and accomplishment for facilities on Base.

The Design Compatibility Guide establishes guidelines to create a unified visual character for the entire installation. The aim is to develop a community atmosphere at Beale Air Force Base and coordinate any new growth with the existing built and natural environment. This guide provides basic principles, general concepts, and specific guidelines applicable to the planning and design of new facilities, renovations and on-going maintenance activities.

The Design Compatibility Guide also provides facility design standards for Beale Air Force Base that are compatible with Air Force directives.

You are encouraged to become familiar with this document and incorporate the requirements that support the Base development goals.

TODD S. WALDVOGEL, Lt Col, USAF Commander, 9th Civil Engineer Squadron

TABLE OF CONTENTS

Table of Contents I

1.0 Executive Summary 1

1.1 Introduction 3

1.2 How to Use the Guide 4

1.2.1 Application 4

1.2.2 Review and Compliance 4

1.2.3 Design Compatibility Checklist 4

1.2.4 Architectural and Engineering Standards 4

1.2.5 Design Compatibility 4

1.3 Base Information 5

1.3.1 Installation Profile 5

1.3.2 Location 6

1.3.3 Climate 7

1.3.4 Local Design Character 7

2.0 Comprehensive Planning 9

2.1 Introduction 11

2.1.1 The Beale AFB General Plan 11

2.2 Visual Districts 12

2.2.1 General 12

2.2.2 Main Base District 13

2.2.3 Flightline District 14

2.2.4 Housing District 15

2.2.5 Open Space Area 16

3.0 Site Design 17

3.1 Introduction 19

3.1.1 General Site Planning Guidelines 19

3.1.1.1 Land Use 19

3.1.1.2 Site Development Pattern 19

3.1.1.3 Environmental Stewardship 20

3.1.1.4 Additional Requirements 20

3.1.2 Site Analysis 21

3.1.3 Siting Requirements 21

3.1.4 Sites on Flightline 22

3.1.5 References 22

I

3.2 Circulation Systems 23

3.2.1 Pedestrian Systems 23

3.2.2 Primary Walks 25

3.2.3 Secondary Walks 25

3.2.4 Tertiary Walks or Recreational Path 25

3.2.5 Passive Outdoor Areas 25

3.2.6 Vehicular Systems 26

3.2.7 Emergency Vehicle Access 27

3.2.8 Service Access 27

3.2.9 Intersections 28

3.3 Vehicle Parking 29

3.3.1 General 29

3.3.2 Perimeters 30

3.3.3 Design and Dimensions 30

3.3.4 Privately Owned Vehicle Parking 32

3.3.5 Motorcycle Parking 32

3.3.6 Bicycle Parking 32

3.3.7 Parking for Disabled Persons 32

3.4 Exterior Lighting 33

3.4.1 General 33

3.4.2 Pedestrian Lighting 33

3.4.3 Special Purpose Lighting 34

3.4.4 Feature Lighting 34

3.4.5 Security Lighting 34

3.5 Grading 35

3.5.1 Ground Finished Floor Elevation 35

3.5.2 General Grading 35

3.5.3 Landforms 35

3.6 Site Furnishings 36

3.6.1 Fences, Screens and Walls 37

3.6.2 Paving 38

3.6.3 Bus Shelters 38

3.6.4 Picnic Shelters 38

3.6.5 Static Displays 38

3.6.6 Seating 38

II

3.6.7 Bicycle Racks 39

3.6.8 Bollards 39

3.6.9 Trash Receptacles 40

3.6.10 Planters 40

3.7 Parks and Playgrounds 41

4.0 Landscape Design 43

4.1 Introduction 45

4.1.1 General Guidelines 46

4.2 Landscape Development Zones 48

4.3 Regional Landscape Design 50

4.4 Street Plantings 51

4.5 Foundation Plantings 52

4.6 Screen Plantings 53

4.6.1 Evergreen Trees 53

4.6.2 Deciduous Trees 54

4.6.3 Evergreen Shrubs 54

4.7 Lawns and Grasses 54

4.7.1 Grass Species for Irrigated Areas 54

4.7.2 Turf 54

4.7.3 Grass Species for Non-Irrigated Areas 54

4.7.4 Synthetic Turf 54

4.8 Parking Lots 55

4.8.1 Drainage and Containment 55

4.8.1.1 Site Drainage 55

4.8.1.2 Soil and Foundation Conditions 55

4.8.2 Bases, Ballasts, Pavement and Appurtenances 55

4.8.2.1 Materials 55

4.8.3 Irrigation Systems 56

4.9 Exterior Plants 58

4.9.1 Edge Strips 58

4.9.2 Organic Mulch 58

4.9.3 Drainage 58

4.9.4 Inert Materials 58

4.9.5 Landscape Fabric Weed Barrier 59

4.9.6 Site Preparation 59

III

4.9.7 Protection of Existing Trees 59

4.9.8 Planting Stock 60

4.9.9 Tree Planting Distances 60

4.9.10 Planting Trees, Shrubs and Groundcovers 61

4.9.11 Planting in Plaza Areas 61

4.9.12 Planting Islands and Medians 61

4.9.13 Root Control Barriers 62

4.9.14 Tree Trunk Protectors 62

4.9.15 Tree Ties 62

4.9.16 Tree Support Stakes 62

4.9.17 Landscape Establishment Period 62

4.10 Plant Species Selection 63

5.0 Architectural Design 77

5.1 Introduction 79

5.2 Architectural Design Concepts 79

5.2.1 Creation of a Unified Image 79

5.2.2 Develop a Community Atmosphere 80

5.2.3 New Development in the Built Environment 81

5.3 Security Design 81

5.4 Architectural Style 82

5.4.1 Repair and Maintenance 83

5.4.2 General 84

5.5 Building Types 85

5.5.1 Building Types and Context 85

5.6 Building Forms and Proportion 86

5.6.1 Mass and Scale 87

5.6.2 Public Squares and Courtyards 88

5.6.3 Colonnaded Arcades 88

5.6.4 Roofs 89

5.7 Elevations 90

5.7.1 Walls 90

5.7.2 Fenestration 90

5.7.3 Exterior Doors and Frames 91

5.7.4 Finish Hardware 91

IV

5.7.5 Entrances 91

5.7.6 Materials 92

5.8 Colors 95

5.8.1 Roofs, Fascia and Gutters Color 95

5.8.2 Wall Color 95

5.8.3 CMU Color 95

5.8.4 Windows and Storefront Color 95

5.8.5 Steel Doors and Frames 95

5.8.6 Exterior and Interior Hardware 95

5.8.7 Colors of Miscellaneous Exterior Elements 96

5.9 Lighting 96

5.10 Equipment Enclosures 96

5.11 Fascias and Soffits 96

5.12 Passive Design 97

5.13 Disabled Persons Accessibility 98

5.14 Support Spaces 99

5.15 Door Hardware 99

5.16 Signage 100

5.16.1 General Guidelines 100

5.16.2 Sign Control Group 100

5.17 References 101

6.0 Interior Design 103

6.1 Introduction 105

6.2 Interior Design Process 106

6.3 Product Requirements 107

6.3.1 Durability 107

6.3.2 Maintenance 107

6.3.3 Aesthetics 107

6.3.4 Quality 108

6.4 Finish Materials 109

6.4.1 Floors 109

6.4.2 Sheet Vinyl 110

6.4.3 Solid Vinyl or Vinyl Composition Tile 110

6.4.4 Ceramic Floor Tiles 111

6.4.5 Carpet 112

V

6.4.5.1 Testing Agencies 114

6.4.6 Concrete or CMU Walls 114

6.4.7 Wall Coverings 115

6.4.8 Ceramic Wall Tile 116

6.4.9 Stair Treads 116

6.4.10 Wood Paneling 117

6.4.11 Wall Panels 117

6.4.12 Wall Base 117

6.4.13 Miscellaneous Wall Accessories 118

6.4.14 Ceilings 119

6.4.15 Acoustic Tiles 119

6.4.16 Gypsum Board 120

6.4.17 Toilet Partitions 120

6.4.18 Window Coverings 120

6.5 Paints and Coatings 121

6.6 Colors 122

6.7 Furnishings 124

6.8 Lighting 125

6.9 Interior Signage 127

6.9.1 Interior Information Signs 127

6.9.2 Interior Identification Signs 127

6.9.3 Directional Signs 127

6.9.4 Regulation Signs 127

7.0 Fire Protection 129

7.1 Governing Standards 131

7.1.1 Fire Alarm Maintenance 131

7.1.2 Testing and Inspection 131

7.1.3 New Construction 131

7.2 Water Supply System 132

7.2.1 Riser Entrance 132

7.2.2 Back-Flow Prevention Devices 133

7.2.3 Post Indicator Valves 133

7.2.4 Gate Valves 133

7.2.5 Fire Hydrants 134

VI

7.3 Standard Requirements 134

7.3.1 Exits 135

7.3.2 Emergency Lighting 136

7.3.3 Kitchens 136

7.4 Sprinkler Systems 136

7.5 Fire Detection and Alarm System 137

7.6 Portable Fire Extinguishers 139

7.7 Mass Notification Systems 139

7.8 References 140

8.0 Civil Design 141

8.1 Introduction 143

8.1.1 Reference Standards 143

8.1.2 Site Plans 143

8.1.3 Construction Considerations 144

8.2 Roads, Parking Lots and Sidewalks 144

8.2.1 Road and Parking Lot Repairs 145

8.2.1.1 Cracks Repairs 145

8.3 Earthworks 146

8.3.1 Backfill and Fill Material 146

8.3.2 Protective Bollards 146

8.3.3 Corrosion Control 146

8.4 General - Utility Services 147

8.4.1 Existing Utilities 147

8.4.2 New Utilities 148

8.4.3 Utility Meters 149

8.5 Water Distribution 149

8.6 Sewerage and Drainage Systems 150

8.6.1 General 150

8.6.2 Sanitary Sewage 150

8.7 Natural Gas Distribution 151

8.8 Storm Drainage 151

8.9 Monitoring Wells 151

8.10 References 151

9.0 Structural Design 153

9.1 Introduction 155

VII

9.1.1 General Requirements 155

9.1.2 Design Loads 155

9.2 General Design Criteria 157

9.2.1 Geology 157

9.2.2 Frost Depth 157

9.2.3 Structural Systems 157

9.2.4 Geotechnical Report 158

9.2.5 Requirement for Seismic and Wind Analysis 159

9.2.6 Foundations 159

9.3 Site Construction 160

9.3.1 Basic Site Materials and Methods 160

9.3.1.1 Existing Paint 160

9.3.2 Site Preparation 160

9.3.3 Utility Services 160

9.3.4 Sanitary Sewage 161

9.3.4.1 Manholes and Cleanouts 161

9.3.5 Repair/Renovation of Existing Buildings 161

9.3.6 Drainage and Containment 162

9.3.6.1 Site Drainage 162

9.3.6.2 Soil and Foundation Conditions 162

9.4 References 162

10.0 Mechanical Design 163

10.1 Introduction 165

10.2 General Guidelines 166

10.2.1 Operating and Maintenance (O&M) 168

10.3 Plumbing 169

10.3.1 Backflow Prevention 169

10.3.2 Floor Drains 171

10.3.3 Janitor’s Closet 171

10.3.4 Holding Tanks 171

10.3.5 Water Softeners 171

10.3.6 Cold Water Distribution 172

10.3.7 Hot Water Distribution 172

10.3.8 Toilets 173

VIII

10.3.9 Drinking Fountains 174

10.3.10 Drains 174

10.4 Heating, Ventilation and Air Conditioning 175

10.4.1 Seismic Design Criteria 176

10.4.2 Location of Exterior Equipment 176

10.4.3 Penetrations at Fire-Rated Walls 177

10.4.4 Fire and Smoke Dampers 177

10.4.5 Vibration Control 177

10.4.6 Mechanical Rooms 177

10.4.7 Generator Rooms 178

10.4.8 Chemical Shot Feeders/Boiler and HVAC System Water Treatment 178

10.4.9 Metering 179

10.4.10 Heating 180

10.5 Ventilation Systems 180

10.5.1 Air Intakes 180

10.5.2 Electronic Filtering 180

10.5.3 Interior Air Handling Units 180

10.5.4 Toilets 180

10.5.5 Kitchens 180

10.5.6 Industrial Facilities 181

10.6 Air Conditioning 181

10.7 Gas Systems 181

10.8 References 181

10.8.1 American National Standards Maintained Under Continuous Maintenance - ASHRAE 181

10.8.2 References to other Sections for Relationship to Mechanical Issues 181

11.0 Electrical Design 183

11.1 Introduction 185

11.2 General Requirements 185

11.2.1 Project Document Requirements 186

11.2.2 Meters 187

11.2.3 Standby Power 188

11.2.4 Grounding 188

11.2.5 Lightning Protection System 189

11.2.6 Surge Protection 189

IX

11.2.7 Underground Electrical Work 200

11.2.8 Cathodic Protections 200

11.3 Primary and Secondary Power Distribution 200

11.4 Substations and Switchgear 201

11.4.1 MV/LV Substation Equipment 202

11.5 Internal Power Distribution 203

11.5.1 Seismic Design Criteria 203

11.5.2 Panelboards 203

11.5.3 Wiring 203

11.5.4 Conductor Sizes 203

11.5.5 Outlets 203

11.6 Lighting 204

11.6.1 Illumination Ratings for Fluorescent Lamps 204

11.6.2 Lighting Fixtures 204

11.6.3 Emergency Lighting 206

11.7 Energy Monitoring Control System 207

11.8 References 208

12.0 Security Design 209

12.1 Applicability 211

12.2 Limits on Contractor Work Area 211

12.3 Codes and Regulations 212

12.3.1 New Development in the Built Environment 212

12.4 General Guidelines on Building Elements 213

12.5 Site Design/Sitework Elements 213

12.6 Mechanical System 214

12.6.1 Vaults and Armories 215

12.7 Entry Gates 215

12.8 Barricades and Passive Barriers 216

12.9 Fencing 217

12.10 Lighting 218

12.10.1 Perimeter and Entry Control Point Lighting 218

12.10.2 Facility Lighting 218

12.10.3 Area Lighting 218

12.11 Intrusion Detection Systems 218

X

12.12 Protective Landscaping 219

12.12.1 Landforms 219

12.12.2 Berms 219

12.12.3 Ditches, Swales and Depressions 219

12.12.4 Protective Planting 219

12.13 Mass Notification 220

12.14 References 220

13.0 Sustainable Design 221

13.1 Introduction 223

13.2 Sustainable Development in the Built Environment 224

13.2.1 Six Fundamental Principles 224

13.3 Sustainable Design - Green Buildings 225

13.4 Energy Conservation 226

13.5 Design and Construction 226

13.6 Lighting 229

13.7 Heating, Ventilating, and Air Conditioning (HVAC) Systems 230

13.8 References 231

14.0 Communications Systems Design 233

14.1 Introduction 235

14.2 Underground Communications Distribution 236

14.2.1 Manholes and Duct banks 236

14.2.2 Cable-Copper 237

14.2.3 Cable-Fiber Optical 237

14.3 Internal Communication Distribution and Wiring 238

14.4 Communications Room 239

14.5 Community Area Television 240

14.6 References 240

15.0 Environmental Standards 241

15.1 Environmental Design Concepts 243

15.2 Environmental Design Development 243

15.2.1 Permits 243

15.2.2 Notifications 244

15.2.3 Water/Waste 244

15.2.4 Air 244

XI

XII

15.2.5 Hazardous Material/Hazardous Waste 244

15.2.6 Soil and Erosion Control 245

15.3 Environmental Impact Analysis 245

15.4 Asbestos and Lead 245

15.5 Wetlands/Flood Plains 245

15.6 Affirmative Procurement 246

15.7 Environmental Restoration Program 246

15.8 References 246

15.8.1 Air Force Instructions 246

15.8.2 Beale AFB Management Plans 246

16.0 General Provisions for Construction 247

16.1 Introduction 249

16.1.1 Ground Safety 249

16.2 Existing Site Conditions 250

16.3 Site Restrictions 251

16.4 Site Utilities 252

16.4.1 Sanitary Sewer 252

16.4.2 Water Distribution 252

16.4.3 Electrical Service 252

16.4.4 Utility Outages 252

16.4.5 Fire Protection Systems 252

16.5 Construction Debris Disposal 253

16.5.1 Construction and Demolition Waste Management 253

16.6 Master Keying 254

16.7 Color Board Submittals 255

17.0 CADD/GIS/Drawing Standards 257

17.1 Contract Drawings 259

17.2 Drawings 260

17.3 Drawing Cover Sheet and Title Block 261

17.4 Drawing Format and Document Sequence 262

17.4.1 Additional Submittals 262

17.5 Geographical Information System 263

17.6 References 263

SECTION 1.0

Executive Summary

SECTION 1.0 - EXECUTIVE SUMMARY

1.1 INTRODUCTION

The primary purpose of the Beale AFB Design Compatibility Guide (DCG) is to establish 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 is 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 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 Construction Standards and Execution of Facility Construction Projects.

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

SECTION 1.0 - GENERAL INFORMATION

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 referenced manual for all design solutions affecting 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 Checklist

All projects shall require a filled-in checklist (see Appendix A) before the 35% submittal. This is to ensure that the Design and Construction Agent is 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 construction of optimal quality. It will also 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 should 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 14.0 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, 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.

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- 010-01and 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…