Attach 6 - Base Overview Analysis - 30 Oct 10.doc

FA4690-10-R-K102

Base Overview and District Analysis, Attachment 6

II

BASE OVERVIEW AND DISTRICT ANALYSIS – 30 Oct 10 A.

General Overview

Ellsworth Air Force Base consists of six clearly distinguishable districts:

Mixed Use Central Core

Flight Line

Flight Line Support

Facilities Engineering

Residential Neighborhoods

Wetlands/Recreational District.

The clear delineation of each of the districts and their precise functional adjacency presents a well organized environment for pursuing the base mission. Contributing to this organizational clarity, each of the districts is functionally distinct and, therefore, each district has unique physical characteristics.

These Design Compatibility Standards seek to unify the design of Ellsworth Air Force Base by fostering the creation of a “corporate image” for the base through the development of a “campus atmosphere” on the base.

While a military base certainly possesses unique functional requirements (high security, munitions and fuels storage, mission training, etc.) and spatial areas (e.g. runways and hangars, weapons storage, rifle ranges), the majority of the base physical plant corresponds roughly with current developments of corporate office parks, college and university campuses, and small American towns.

The development of a “corporate image” involves visual unification of the physical elements of the base. Implementing standard wall and roof materials, standardizing the ratio of windows and walls, specifying common colors, and selecting common accessories will lend visual coherence throughout a base. Similarly, the development of a “campus atmosphere” involves overall spatial unification, i.e. development of a clear, orderly arrangement of buildings with common relationships to the streets, to the base open space and to each other.

The plan for achieving this unique “base atmosphere” is the implementation of simple and clear principles of planning, architecture, and landscape architecture throughout the base. The planning principles generally include the development of guidelines for integrating buildings and open space.

The guidelines coordinate the regulation of street hierarchy, building massing and heights, and functional zoning and sub-zoning for the creation of unified districts. The criteria also includes common setback requirements for the reinforcement of street edges, direct relationships between buildings, entrances, and street frontage, and guidance regarding appropriate adjacencies at district edges.

With respect to the overall landscape, the importance of street trees for the creation of a unified environment cannot be overstated. The planting of street trees throughout the individual districts can successfully integrate them into a coherent whole. These various districts, together with the open prairie which simultaneously unites and divides them, form a basewide system of open space development, providing a continuous, yet varied, network of vehicular and pedestrian pathways.

Architecturally, the Standards specify a limited, but not overly restrictive, palette of exterior materials. In addition, common districtwide policies towards sloped roofs and common fenestration types and patterns further reinforce the “base atmosphere.” This assists in the creation of a unified image for the base, an updated version of the traditional “prairie style” best described as “Prairie Modern.” This style primarily consists of broad, strong horizontal masonry wall elements (recalling the linearity of the prairie), into which are inserted light, vertically oriented (often glazed) elements which serve as visual landmarks as well as points of entry.

The Landscape Architectural Standards at Ellsworth focus on providing landscaping appropriate for the regional environment. The guidelines incorporate indigenous plant material, xeriscaping principals and designs intended to reduce maintenance and water usage. These policies assist in the creation of a regionally appropriate landscape.

B. Ellis Air Force Base Districts

The following pages provide a location map and description of each of the following Ellsworth Air Force Base Districts:

1.

Mixed Use Central Core

2.

Flight Line

3.

Flight Line Support

4.

Facilities Engineering

5.

Residential Neighborhoods

6. Wetlands/Recreational Area

1.

Mixed Use Central Coretc "1.

Mixed Use Central Core" tc ""

The buildings in the Mixed Use Central Core vary greatly in almost every respect. This area of the base contains a vast array of functional building types, including retail buildings, dormitories, office and command buildings, chapels, a collocated club, and a hospital. Exterior wall surfaces are typically brick, though colors vary. Older buildings are of a light buff color while newer buildings are of a darker color. A few facilities are faced with metal panels and some have been renovated with exterior insulating finish systems. Roofing materials range from asphalt shingles to standing seam metal on sloped surfaces. Flat roofs are either of a ballasted EPDM type, or of a built-up type with gravel cover. Fenestration throughout the district is climatically appropriate, with most buildings having “punched out” windows of fairly modest size and scale.

In general, the Mixed Use Central Core needs to reinforce the development of street hierarchy and hierarchy of building massing, and enforce a district wide policy regarding the consistent relationship of buildings to the street. Landscaping in the district should continue recent trends towards ecologically sensitive, lower maintenance plants with limited areas of turf and mulched plant beds. Together, the policies will continue the transformation toward a more pedestrian oriented environment; providing dormitories with close access to the central elements of the base.

The Rushmore Center, a newly completed office complex, serves as a model for Ellsworth’s future. The building fronts Ellsworth Street well, the main entry is sensitively sited with respect to the existing street network, and the materials, colors and fenestration advance the traditional “prairie style” architectural vocabulary into a unique “Prairie Modern” style.

2.

Flight Linetc "2.

Flight Line"

The Flight Line consists of a linear array of buildings along the western edge of the base, extending perpendicular to the runway. Between these fingerlike extensions are large parking and maneuvering aprons for the bombers. The Flight Line is primarily industrial in character, with the majority of buildings consisting of large metal panel structures with sloping metal roofs. These buildings form a clear and coherent visual presence for the primary mission of the base.

Landscaping in the Flight Line District primarily exists at the Base Operations Center and the Pride Hangar. Turf areas have been reduced in size through the use of plant material and gravel mulch. Between the two buildings a decorative and functional fence provides a barrier to the operational apron. These features assist in distinguishing the central area from the hangars, a visual distinction which should be maintained in the future. Reducing the use of turf in this area is also encouraged.

In general, the Flight Line District has a well developed presence visually as well as organizationally. The main vehicular entry to the District is Lemay Boulevard. Lemay leads directly to the Pride Hangar which, together with the new fire station, forms a central mixed use functional sub-zone of the Flight Line District. To the north and south of this central area are the hangars. While the clarity of this internal organization is very positive, the District needs to enhance the clarity of its organizational and visual relationship with the adjacent Flight Line Support District. The application of a masonry wainscote base to the hangar buildings can be used to successfully integrate the structures with other masonry buildings in the District as well as with buildings of the Flight Line Support District.

3.

Flight Line Supporttc ".

Flight Line Support"

The Flight Line Support District is bounded by the Flight Line District to its west and by the Wetlands/Recreation District to the east. Buildings in the District vary widely in almost every respect. Exterior walls in the District consist of concrete masonry units, brick, siding, metal panels, and exterior insulating finish system materials. Roofing materials include asphalt shingles and standing seam metal. Doors and windows have a “punched out” vocabulary.

Landscaping within this District is limited. Storage and maintenance buildings have pavement on three or more sides. Where there is room for landscaping, turf is used. The landscaping of office buildings in this District consists of turf with some accent planting at entries. Expanding the use of indigenous, low maintenance plants that provide a change of color through the growing season should be encouraged.

Establishing a consistent relationship between building and street frontage is the most important planning policy needing implementation in the Flight Line Support District. Adoption of this policy will reinforce the extant usage patterns of buildings in this District so that buildings front onto either Kennedy Road or Twining Street, enclosing vehicular service courts towards the interior of the block.

In general, the Flight Line Support District mediates between the Flight Line and the remainder of the base. Coordinating the masonry exterior walls of these buildings together with the masonry wainscote base of the Flight Line and the masonry walls of the Mixed Use Central Core will further unify the visual appearance of the base.

4.

Facilities Engineeringtc "4.

Facilities Engineering"

The Facilities Engineering District of the base is a sprawling region of mostly one story structures serving as support for the entire base. The buildings primarily consist of offices and maintenance structures which are simple and utilitarian. The primary materials on office facilities include painted concrete masonry units or exterior insulated finishing system materials. The maintenance and storage facilities typically consist of metal panel buildings. Roofs are either low-sloped or flat. Door and window openings have a “punched out” vocabulary.

With its limited number of buildings, the District consists mainly of open lots, a majority of which are planted with native grasses. Areas around office buildings have turf with few other landscaping elements.

In general, the area needs to reinforce the existing street network by fronting buildings onto the streets, simultaneously using them to screen parking and service areas behind. Landscaping and garden walls may also be utilized to screen service areas. Coordinating the masonry of the walls with the buildings will contribute to the visual harmony of the District.

5.

Residential Neighborhoodstc "5.

Residential Neighborhoods"

The Residential Neighborhoods at Ellsworth form a clear and coherent arrangement of dwelling units. The buildings are typically one and two story structures with sloping roofs, usually of fiberglass shingles. Exterior wall materials vary from metal siding to brick, different neighborhoods being distinguished through different materials.

The older residential neighborhoods typically have large trees, which provide shade and enhance the overall appearance of the neighborhoods. Areas of turf (bluegrass typically), requiring high intensity water usage, should be restricted to the rear yards. Front yards should be converted to more native, regional plant materials (prairie grasses and wildflower seed mixes).

In general, the planning of these neighborhoods and their architectural character constitutes a successful program of integrating buildings into coherent unified communities. They also illustrate successful planning for the gradual expansion and growth of neighborhoods over time. The development of separate residential neighborhoods, in lieu of a continuous matrix of undifferentiated housing units, establishes a scale and individuality appropriate to residential usage.

6.

Wetlands/Recreational Areastc "6.

Wetlands/Recreational Areas"

The Wetlands/Recreational District at Ellsworth are woven together throughout the base, with the wetlands providing an enormous resource for passive recreational activities on an open expanse of prairie grasses, streams, and lakes. While formalized active recreation areas, such as softball, baseball, soccer and football fields are primarily located in adjacent districts, these areas are linked to the main open space.

The Wetlands/Recreational District is a large and inviting area consisting of plant material which is primarily natural. The wetlands and lake edges have plant groupings and materials which have propagated naturally. Beyond the waters’ edges are large turf areas which allow for passive and informal active recreation. Located throughout the area are open air shelters, simple pitched roof structures supported on columns. The columns are either wood or brick and the roofs are typically of asphalt shingles.

This area offers enormous opportunity for future development as the “central park” of Ellsworth, a central open space encompassed and supported by surrounding districts of varying functions. The area links both active and passive recreational opportunities together with the natural wetlands in a coordinated basewide system of open space.