Atch_6_Design_CompatibilityStandards.pdf

Executive Summary

Ellsworth Air Force Base currently consists of six clearly distinguishable districts:

· Mixed Use Central Core

· Flight Line

· Flight Line Support

· Facilities Engineering

· Residential Neighborhoods

· Wetlands/Recreational

The clear distinction of each of the districts and their precise functional adjacency presents a highly ordered and well organized environment for pursuing the base mission. Each of the districts is functionally distinct and, consequently, each district has unique physical characteristics. It is the goal of these Design Compatibility Standards to enrich the unique character of each district while promoting policies reinforcing a harmonious base-wide visual appearance.

Hence, these Design Compatibility Standards have been formulated to:

· Promote conformance with the Air Combat Command (ACC) Architectural and Interior Design Standards.

· Further the development of a Prairie base-wide “corporate image” through the creation of a base-wide “campus atmosphere.”

· Further the architectural style of the base, by establishing clear guidelines for achieving a coherent “Prairie Modern” or clear story/shed architectural style as appropriate.

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 and college campuses.

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 development of a “Prairie Modern” style, an architectural style unique to Ellsworth Air Force Base, 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. While the Rushmore Center clearly stands out as the apex of the “Prairie Modern” style on the base, the 37th Bomb Squadron Life Support Facility at 129 Ryan Street and the 28th Bomb Wings Headquarters and Operations Building on Scott Drive all exemplify elements of the “Prairie Modern” style.

In pursuit of these overall objectives, this manual has been established to provide coordinated design criteria throughout the base. These criteria include:

· Site Design Standards

· Architectural Standards

· Interior Design Standards

Attachment 6

1175923140C Typewritten Text

· Landscape Architecture Standards

· Signage Standards

· Site Lighting Standards

· Engineering Standards.

All projects at Ellsworth Air Force Base must be constructed in accordance with the Ellsworth Design Compatibility Standards, the ACC Architectural and Interior Design Standards, dated August 1996 (Appendix 2), the Americans with Disabilities Act, the Architectural Barrier Act of 1968 (ABA) as ammended, the International Building Code, the Force Protection Guidelines, NFPA 101.

I. INTRODUCTION ......................................................................................... 1-3

A. Base Mission ............................................................................................. 1-3

1. History

2. Base Components

3. Mission Statement

B. Regional Setting ....................................................................................... 2-3

1. Geographic Setting

2. Climatic Setting

3. Geological Setting

4. Soils

II. BASE OVERVIEW AND DISTRICT ANALYSIS ....................................... 4-8

A. General Overview .................................................................................... 4-5

B. Ellsworth Air Force Base Districts ......................................................... 5-8

1. Mixed Use Central Core ...................................................................................... 5-6

2. Flight Line

3. Flight Line Support .............................................................................................. 6-7

4. Facilities Engineering

5. Residential Neighborhoods

6. Wetlands/Recreational Areas ............................................................................. 7-8

III. DESIGN STANDARDS ............................................................................ 9-40

A. Site Design Standards ............................................................................. 9-12

1. Use Groups/Adjacencies

2. Bulk: Massing and Heights ................................................................................ 9-10

3. Open Space: Street Walls, Yards and Setbacks; Streets & Sidewalks ...... 10-11

a. Street Walls, Yards & Setbacks

b. Streets and Sidewalks .............................................................................. 10-12

4. Parking ............................................................................................................... 11-12

B. Architectural Design Standards ............................................................ 13-26

1. Exterior Walls

a. General Recommendations

b. Approved Material and Treatments

2. Roofs ................................................................................................................. 13-14

a. General Recommendations ................................................................... 13-14

b. Approved Material and Treatments

3. Doors and Windows ....................................................................................... 14-15

a. General Recommendations ................................................................... 14-15

b. Approved Material and Treatments

4. Hardware ........................................................................................................... 15-16

a. General Recommendations

b. Approved Material and Treatments ..................................................... 15-16

5. Outbuildings/Garden Walls/Fences

a. General Recommendations

C. Interior Design Standards ..................................................................... 16-19

1. General Recommendations ............................................................................ 16-17

2. Approved Material and Treatments

3. Permanent Finishes

4. Non-Permanent Finishes

5. Finishes and Treatments ................................................................................. 17-19

D. Landscape Standards ............................................................................ 19-22

1. Planting Design ................................................................................................ 19-21

a. General Recommendations ................................................................... 19-21

b. Approved Material and Treatments

2. Irrigation ............................................................................................................ 21-22

a. General Recommendations ................................................................... 21-22

3. Site Furniture

a. General Recommendations

b. Approved Material and Treatment

E. Signage Standards ................................................................................. 22-25

1. General Recommendations ............................................................................ 22-25

a. Identification Signs.................................................................................. 23-24

(1) Base Identification Signs

(2) Military Identification Signs

(3) Community Identification Signs .................................................... 23-24

b. Direction Signs

c. Regulatory Signs

d. Motivational Signs

e. Information Signs

f. Wall Mounted Signs

g. Temporary Signs ...................................................................................... 24-25

F. Lighting Standards ............................................................................... 25-26

1. General Recommendations

2. Approved Material and Treatments .............................................................. 25-26

G. Engineering Standards .......................................................................... 26-40

1. Civil .................................................................................................................... 26-28

2. Structural ........................................................................................................... 28-29

3. Plumbing/Mechanical ..................................................................................... 29-37

4. Electrical ............................................................................................................ 37-39

5. Environmental Engineering ........................................................................... 39-40

6. Maintenance Engineering

Appendix 1

Plant List

Appendix 2 ACC Design Standards

I INTRODUCTION

A. Base Mission

1. History

Ellsworth Air Force Base was founded on 2 January 1942, as the Rapid City Army Air Base.

The first military runways opened in September 1942. The original mission involved the training of B-17 Flying Fortress crews, and instructors trained thousands of pilots, navigators, radio operators, and gunners throughout World War II.

After the War, the base served as a training location for weather reconnaissance and combat squadrons. Soon thereafter, the base was made the home of the new 28th Bombardment Wing flying the new B-29 Superfortress. After completion of runway improvements in early 1948, the 28th Bombardment Wing converted from B-29s to the new B-36 Peacemakers. In 1950, the base was reassigned from the 15th Air Force to the 8th Air Force.

In 1955, the Strategic Air Command reassigned the 28th Bombardment Wing back to the 15th Air

Force from the 8th Air Force. Shortly thereafter, the Strategic Air Command acted to replace Ellsworth’s B-36s with the new B-52s and, following their arrival, the base came under the command of the 821st Strategic Aerospace Division, headquartered at Ellsworth.

The 850th Strategic Missile Squadron, initially under command of the 28th Bombardment Wing, was activated at Ellsworth in October 1960. This squadron prepared for the assignment of Titan I Intercontinental Ballistic Missiles (ICBM). Headquarters Strategic Air Command activated the 44th Strategic Missile Wing in January 1962, shortly before the arrival of the ICBM’s. At this time, SAC also named the 44th Strategic Missile Wing as the host wing of Ellsworth. By the end of 1962, the original Titan I missiles had been rendered obsolete.

In July 1962, the Strategic Air Command activated the 66th Strategic Missile Squadron. The 66th was joined shortly thereafter by the 67th and the 68th Strategic Missile Squadrons. These three squadrons were charged with operating 150 Minuteman I ICBMs under the 44th Strategic Missile Wing. On 1 June 1971, the 821st Strategic Aerospace Division was inactivated. Later that year, upgraded Minuteman II ICBMs replaced the nine year old Minuteman I.

The next wave of changes occurred in the 1980s. In 1986, plans were made for phasing out the

B-52s and for incorporating the new B1-B Bombers. The existing runway was renovated, new dormitories were constructed, a new BX and commissary were constructed, and new aircraft maintenance facilities were erected to accommodate the B1-B. In January of 1987, the first of a total of 35 bombers arrived at the base. In July of 1988, the 12th Air Division moved to Ellsworth, assigned with the responsibility for training B1-B, transient B-52, and the 28th Wing’s KC-135 Stratotanker air crews. The 99th Strategic Weapons Wing was activated in August of 1989, assuming primary responsibility for B1-B and B-52 advanced air crew training.

The 1990s brought additional transformations to Ellsworth, largely resulting from the decline of the Cold War. On 3 January 1990, the Strategic Air Command redesignated the 812th Combat Support Group as the 812th Strategic Support Wing, tasked with consolidating all combat support functions into a single organization. Later that year, the Strategic Air Command replaced the 12th Air Division with the Strategic Warfare Center, designated to provide operational, command, and administration control over Ellsworth’s subordinate units.

On 1 September 1991, the 28th Bombardment Wing was renamed the 28th Wing, the 44th

Strategic Missile Wing was renamed the 44th Wing and the 99th Strategic Weapons Wing became the 99th Tactics and Training Wing. Shortly afterwards, the Strategic Air Command deactivated both the Strategic Warfare Center and the 812th Strategic Support Wing, with the 28th Wing assigned to absorb all of the 812th’s functions and to serve as Ellsworth’s host organization.

Following the Secretary of Defense’s order to stand down all alert operations, the Air Force deactivated the Strategic Air Command, transferring Ellsworth’s organizational structure to the newly activated Air Combat Command in 1992.

After less than a year under the Air Combat Command, the 28th’s mission changed from strategic bombardment to worldwide conventional munitions delivery. The 99th Tactics and Training Wing was renamed the 99th Wing and subsequently transferred to Nellis Air Force Base, Nevada in September 1995. The 44th Missile Wing, having completed the dismantling of the 150 ICBM arsenal in April 1994, was inactivated on 4 July 1994.

2. Base Components

The 28th Bomb Wing reports to the 8th Air Force under Air Combat Command and is the ACC’s lead B-1B conventional wing. The 28th Bomb Wing consists of the 28th Operations Group, the 28th Logistics Group, the 28th Support Group, and the 28th Medical Group.

The 28th Operations Group is supported in its mission by the 28th Operations Support Squadron, the 37th Bomb Squadron, 77th Bomb Squadron, and 432nd Attack Squadron. The 28th Logistics Group is supported by the 28th Logistics Support Squadron, the 28th Maintenance Squadron, the 28th Munitions Squadron, the 28th Supply Squadron, the 28th Transportation Squadron, and the 28th Contracting Squadron. The 28th Support Group is supported by the 28th Civil Engineer Squadron, the 28th Communications Squadron, the 28th Security Police Squadron, the 28th

Services Squadron, and the 28th Mission Support Squadron.

3. Mission Statement

The mission of the 28th Bomb Wing is to provide expeditionary power – anywhere on the globe.

B. Regional Setting

1. Geographic Setting

Ellsworth Air Force Base is at the western edge of the Great Plains, nestled against the slopes of the Black Hills. Mount Rushmore is located just 28 miles southwest of Ellsworth. Ellsworth Air Force Base, in western South Dakota, is located 10 miles east of Rapid City, South Dakota and is easily accessible via Interstate 90.

2. Climatic Setting

The climate at Ellsworth Air Force Base is typical of the High Plains. At an altitude of 3,247', the climate is semi-arid with an average annual rainfall of 17", and an average annual snowfall of 38".

Summers are mild and winters are temperate, with the region experiencing a mean temperature of 47°F. The mean daily maximum temperature is 60°F, while the mean daily minimum temperature is 37°F.

3. Geological Setting

The natural, regional landscape character is prairie grassland. While open prairie extends to the east, the region is bounded on the west by the Black Hills, the easternmost outcropping of the Rocky Mountains. The mountains rise to a peak elevation of 7,242' above the rolling prairie hills. Dense stands of pine and spruce, climbing amid bald granite crags, create a vast dark range when viewed against the western sky. Hence the name, Black Hills. Harney Peak (elev. 7,242'), the highest point in South Dakota, is located just 43 miles southwest of Ellsworth. On the base proper, the land generally slopes to the southernmost boundary. Drainage for the base as well as for the entire region flows to the Missouri River.

4. Soils

Soils on the base generally consist of expansive clays. Soil borings are required for all subsurface design.

II BASE OVERVIEW AND DISTRICT ANALYSIS

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 Core

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 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 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 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 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 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.

III DESIGN STANDARDS

A. Site Design Standards

1. Use Groups/Adjacencies

Due to the variety, mix, and growth of building types on the base, projects should be reviewed on an individual basis. In general, new buildings should be located in close proximity to existing buildings of similar usage. This will continue to reinforce the unique character of each of the different districts. Simultaneously, this will reinforce the developing sub areas in the Mixed Use Central Core.

In the Mixed Use Central Core, the “downtown” of Ellsworth Air Force base is bounded by

Ellsworth Street to the west, George Drive to the south, and Lemay Boulevard to the north and east. This subzone, or “district within the district,” contains facilities of central social importance to the entire base, e.g. the commissary, library, theater, chapels, etc. Within this downtown area, the current parking area encompassed by the Base Exchange, library, theater and commissary has the potential for development as the town center, or “market square” for Ellsworth Air Force Base. Future retail and civic/institutional buildings should be sited in this area to reinforce the emerging “town square” atmosphere.

Existing bachelor enlisted quarters are integrated throughout the Mixed Use Central Core, typically clustered as a pair or quadrangle of units. Future housing should seek to reinforce and expand the existing clusters rather than creating additional zones of development.

Future administrative facilities which are supportive of the base mission along the Flight Line should be situated along the eastern side of Ellsworth Street. This will create an appropriate street wall facade fronting the Wetlands/Recreational District’s open space and serve to link new facilities both to the Flight Line Support and to the Flight Line.

In the Wetlands/Recreation District, congregate recreational structures (bandstands, gazebos, picnic shelters) together to generate coordinated areas of activity within the larger overall area.

2. Bulk: Massing and Heights

Projects should be reviewed on an individual basis. In general, throughout the base, buildings are restricted to two stories in height, except unaccompanied housing facilities, which are permitted to be four stories.

Heights of buildings may vary as functionally required, but height should not vary more than one story from adjacent buildings. Hangar facilities along the Flight Line should be sized according to functional requirements.

Along the Flight Line Support District, at the southern end, locate future support and storage facilities. These lower height buildings should “front” onto either Twining Street or Kenney Road, and will create both a western edge for the Wetlands/Recreational District and integrate the larger industrial hangar buildings into the human scale of the base.

In the Facilities Engineering District, attempt to maintain the one-story industrial character of this area.

In the Residential Neighborhoods, future development should incorporate two-story residential units as a means of economizing on land use, foundation and roofing costs, and HVAC usage.

In all districts, where massive, large floor plate buildings are sited adjacent to smaller facilities, the larger building should be “broken down” visually to integrate with the adjacent structures.

Building entrances, canopies, loggias, and the articulation of exterior wall components can all serve to integrate larger buildings into the streetscape.

3. Open Space: Street Walls, Yards and Setbacks; Streets & Sidewalks

Given the diverse and spread out character of the base, providing regularity of the streetscape elements offers tremendous opportunity for creating a more cohesive environment. This includes controlling the relationship of sidewalks to curb, coordinating street plantings in relation to the curb, and regulating the types of street tree plantings. These guidelines reinforce the existing street hierarchy of the base, creating a more “legible,” user friendly environment.

See Appendix 1 for street tree planting schedule and plant types.

a. Street Walls, Yards & Setbacks

In all districts, to promote the development of street walls, buildings should front directly onto a street, and not be set diagonally to the street frontage.

In all districts, setbacks are to be a minimum of 25' for front and rear yards, 10' for side yards. Front yard setbacks may vary up to 20% to accommodate varying conditions of existing buildings. In no case should buildings vary by more than 10% from the average setback of the existing surrounding buildings.

On corner lots, both streets are to be considered front yards, and both sides abutting other lots are to be considered side yards. Setbacks for screen walls shall be the same as for the buildings.

b. Streets and Sidewalks

To enhance and unify the overall character of the base, while simultaneously clarifying the uniqueness of each district, trees should be provided along the streets and at intersections in accordance with the following schedule:

- Streets which serve as major base wide thoroughfares (Lemay Boulevard, portions of

Ellsworth Street and portions of Scott Drive, serving vehicular traffic almost exclusively) will not receive street trees. Avoiding planting street trees on the major thoroughfare will reinforce the open prairie character of the overall base.

- Streets which border the Wetlands/Recreational District (portions of Ellsworth Street, Davis

Drive, portions of Twining Street, and portions of Scott Drive) will have street trees only on the side opposite the Wetlands/Recreational District.

- Streets crossing the Wetlands/Recreational district (portions of McConnell Boulevard, Lemay Boulevard, Bergstrom Drive, Spaatz Drive, George Drive, Ellsworth Street) will not receive street trees. The planting of street trees along the edge of the Wetlands/Recreational District and the avoidance of street trees on streets crossing the district will reinforce the periphery of the area and emphasize it as an open space resource.

- Streets which are internal streets inside of districts (serving both vehicular and pedestrian traffic) will receive street tree plantings. The street tree plantings along internal district streets will reinforce the individual character of each district and create and enhance pedestrian activity.

In general, implementation of the street tree planting schedule will help create the appearance of an open, natural prairie landscape containing distinct nucleated settlements of tree lined streets.

Wherever provisions specify a regular rhythm of street tree plantings, they should be supplemented with irregular plantings behind the sidewalk edges. This dual system will ensure an overall harmony and diversity to the base while simultaneously encouraging each district to develop its own identity and individual character. For detailed information on supplemental landscaping, see the Landscape Architecture Standards.

In general, sidewalk types should be keyed to adjacent land uses:

- Along primary streets, walkways which are parallel to the curb should be held a minimum of 6' from the back of curb. No trees are to be planted between the walk and the curb.

- Walks along the future “Town Square/Market Center” should extend to the back of the curb, with tree pits inserted to accommodate trees.

- Walks adjacent to the open spaces of the Wetlands/Recreational District should be curvilinear.

Walkways should be located and aligned to maximize views of surrounding natural features and open spaces. Curved walkways shall be designed as sweeping curves that create visually appealing landscape forms. Abrupt or irregular curves and jogs should be avoided. Curved walkways should not be used in areas too narrow to allow a sweeping curve.

All walkways should be handicapped accessible. Requirements of the Americans with

Disabilities Act and the Uniform Federal Accessibility Standards must be met when designing walkways, ramps, and other pedestrian access facilities. Where site or development conditions make full handicap access unfeasible, an alternative handicapped route shall be provided with signage.

4. Parking

Parking should be located towards the interior of the block, in the rear yard of each lot, unless otherwise dictated by functional necessity. Where dictated by functional necessity, parking may be located in side yards adjacent to the building.

Parking in Residential Neighborhoods should be directly off the street, following current practice.

Garages or carports should be set back a minimum of 5' from the front plane of the housing unit, unless otherwise dictated by functional necessity.

In Recreational Areas, parking should be located towards the periphery of the recreational area.

Multiple lots accommodating fewer vehicles are preferred to a single, large parking lot.

One shade tree shall be provided for every 12 parking spaces with a minimum ground area of 8' x 17' within the parking field and in adjoining curbed planting areas. Trees may be placed around the edges of parking lots to provide the required quantity for peripheral parking bays only. Trees shall be planted in landscaped islands or strips within parking lots. In all cases, tree planting shall be evenly distributed around and throughout parking lots to provide the required planting for both peripheral and internal parking bays. Only one tree may be provided for each 9' x 18' island in a parking lot. Minimum spacing between trees in parking lot islands shall be 25'.

Fifteen percent of the net areas of internal parking bays shall be developed as islands. Islands may be landscaped with one or a combination of shrubs, shade and flowering trees, and groundcovers.

All shade trees in parking lots shall have a minimum branching height of 6' to 8' above finished grade.

Plant material used in combination with berming shall be used to screen parking lots from streets. Where parking lots are visible from any street, the minimum height of the screening plants at installation shall be 30" planted 3' on center.

All site entry drives shall be well landscaped.

Refer to Landscape Standards and ATFP standards for additional recommendations and requirements.

B. Architectural Design Standards

1. Exterior Walls

a. General Recommendations

Exterior walls should be built of brick masonry or, alternatively, integrally colored split-face or ground-face concrete masonry units. Buildings should be limited to one primary type of masonry, with an option to include an accent feature of a complementary type and/or color.

Brick masonry walls may be accented with precast concrete bases, stringcourses and/or cornices.

In addition, patterning of the brick is encouraged to provide a sense of scale to the buildings.

Exterior walls of buildings with HVAC systems shall be insulated to at least R-19.

Patterning of concrete masonry unit walls, such as the insertion of half-height courses, is also encouraged for achieving a sense of scale. Patterning of masonry units can also be used successfully to articulate building entrances. All concrete masonry units and mortar should be manufactured with additives to discourage efflorescence. Metal buildings are not allowed, except in the Flight Line and Facilities Engineering Districts.

Along the Flight Line, and in the Facilities Engineering District, when required in large-scale structures (hangars and industrial buildings), metal clad buildings may be used. However, such buildings should be provided with a base of brick or of integrally colored split-face or ground-face concrete masonry units. The base should match the material, height, and color of adjacent administrative or support structures. When used atop this wainscot base, the metal wall panels should be of pre-finished aluminum or galvanized steel. Metal roof panels should match the metal wall panels of the building. To be acceptable, the finish of metal wall panel buildings must be provided with a 20 year guarantee against fading. Use of metal wall panel buildings requires the review and approval of the Base Architect and the Air Combat Command Architect.

Exterior walls in the Residential Neighborhoods should be finished with brick. Metal siding, where dictated by reasons of economy, is acceptable. When composite siding is used, it should be atop a brick base of 3'- 0" minimum in height. The siding should be laid horizontally.

In Wetlands/Recreational District, exterior walls and/or columns of structures (picnic shelter, pavilions, barbecue enclosures etc.) should be built of brick. Integrally colored split face or ground-face concrete masonry units are also acceptable.

b. Approved Material and Treatments

Materials and colors of new facilities shall match/blend with adjacent buildings unless otherwise required by the Base Architect.

2. Roofs

a. General Recommendations

Roofs should have a minimum of 3:12 pitch and be hipped at the ends. Roofs should be of pre-finished standing seam metal. For community activity facilities, single family, detached residential buildings, asphalt shingles are acceptable. Asphalt shingles should be of an architectural grade and should be warrantied for a 30 year period for installation, material, and hail damage.

Use of a low sloped roof is normally only allowed on buildings with large footprints, such as the base exchange, large supply buildings, etc. Any low slope roof must be approved by the Base Architect and the Air Combat Command Architect.

Roof overhangs of 4’ 0” are encouraged. Fascia should be of formed pre-finished aluminum.

Soffits should be of medium density overlay (“MDO”) plywood covered with metal. Soffit vents are not desirable. Roofs of buildings with HVAC systems are to be insulated to at least R- 38.

Roof penetrations (vent piping, flues, exhaust fans, etc.) should be regarded as trim items, and should be painted to match the roof. Roof penetrations should be located to the rear of the buildings, away from the street frontage, unless functionally unavoidable.

No rooftop HVAC equipment is permitted without permission from Base Civil Engineering. If required on flat roofs, equipment should be screened with parapet walls or other devices.

Gutters and downspouts are not required or encouraged on buildings with pitched roofs. Rain diverters and snow guards are required at all entrances. Interior roof drains are discouraged.

Scuppers, where approved for low sloped or flat roofs, shall be of pre-finished aluminum and provided with downspouts. A 4” deep 6’ wide river rock drain field with drain tile to day light or sump shall be installed around perimeter of facility to collect and remove roof water.

required by the Base Architect.

3. Doors and Windows

a. General Recommendations

Main entry doors should be of a glazed storefront type in thermally broken anodized aluminum frames. Provide a vestibule at all main entry locations. Glazing to be tempered, low-E insulated dual pane with ½" argon gas pocket. Secondary entrances, and exit doors should be factory primed insulated hollow metal (R-4 minimum).

In single family homes, exterior entry doors should be of pre-finished insulated metal (R-4, minimum). Factory primed, field painted doors are acceptable, but not preferred. Storm doors are required.

Vehicular service doors should be of pre-finished aluminum or galvanized steel and should be insulated.

Generally, limit the amount of glazing on a building to 15% of the exterior wall surface area.

Avoid large, unprotected expanses of glass in general, and especially facing in the northwesterly direction. Large expanses of glass may be acceptable when facing south to receive thermal gain in winter. Avoid skylights. Clerestory windows, where functionally justified and carefully placed, are acceptable.

A punched-opening vocabulary should be utilized. Ganged units of a limited extent are acceptable. Glazed units should be set a minimum of 2" back from the face of the exterior wall surface.

Windows should (operable for housing units only) have double glazing (with ½" argon gas pocket) in thermally broken anodized aluminum frames. Triple glazing should be installed on walls where high noise levels are evident (refer to the Air Installation Compatible Use Zone Noise Contours). All glazing should be tinted. Color shading film is not permitted.

In single family homes, windows should have double glazing (with ½" argon gas pocket) wood frames with factory applied white finish aluminum cladding. Operable single hung windows are encouraged, though sliding units are acceptable. Fixed units are also acceptable, where functionally justified.

required by the Base Architect.

c. Windows shall meet ATFP Standards

4. Hardware

a. General Recommendations

Door hardware should be selected and sized on a case by case basis for its specific function. In order to unify the quality and appearance of hardware basewide, the following recommendations are a guide to the finish and quality level expected of hardware that may not be specifically listed.

All door hardware must comply with the requirements of ADA and UFAS.

Note: Proprietary names for colors, textures and patterns are for the purpose of selection only.

Other manufacturers’ products may be acceptable, provided they closely approximate colors, textures and patterns indicated and conform to all other specification requirements.

Door Hinges: Exterior door hinges shall be heavy weight ball bearing. Interior door hinges shall be ball bearing or plain bearing. All hinges shall be Satin Medium Bronze.

Door Closers: Door closers shall be Grade 1, surface mounted, regular or parallel arm mount.

Finish shall be BMHA689, Sprayed medium bronze.

Exit Devices: Single doors shall have Type 1, rim exit device. Double doors shall have Type 2 vertical rod device. Finish of all exit devices shall be Satin Medium Bronze.

Locksets: Exterior and interior locksets shall be BMHA series 4000m Grade 1, lever trim (except in the Residential Neighborhoods District), removable core function as required (see BMHA ANSI function F75-F93). Lever handles shall be provided at all locations requiring full accessibility. Finish of levers, knobs, and all miscellaneous visible parts shall be Satin Medium Bronze. Provide “Best” locks for all work except in residential buildings. The cores must be able to be interchanged with “Master” and “Grand Master” key systems. Residential projects should use “Weiser” locks for doors in the housing areas.

Miscellaneous Hardware: Stops, kickplates, etc. shall be Satin Medium Bronze.

Thresholds: Shall be medium bronze anodized extruded aluminum. Exposed rubber parts on holders, stops and bumpers shall be gray.

5. Outbuildings/Garden Walls/Fences

a. General Recommendations

Out buildings, garden walls, and fences are required for multiple purposes throughout the districts of the base. These include security barriers, utility and dumpster enclosures, loading dock screens, retaining walls, and ancillary architectural and landscape features.

For all districts, grade mounted mechanical equipment such as cooling towers and air handling equipment shall be screened with a garden wall, plant material, or a combination thereof. All loading docks and dumpsters shall be screened with a wall 1' higher than the equipment. When screen walls are constructed for dumpsters, the open side shall be aligned so the truck picking up the dumpster will have access and can easily place the container within the enclosure.

Dumpsters shall not be accessed from a street. Dumpsters shall not open towards a street or so that people can view into the opening from main building entrances. Garden walls should also be used to enhance building and neighborhood entrances and street intersections. Retaining walls, where required to accommodate changes in elevation, shall not exceed 4' in height. Grade changes which require retaining walls exceeding 4', must be terraced with a minimum 3' clear separation between each wall.

Materials for outbuildings, garden walls, and fences should visually match either the adjacent building exterior or a material integral to the landscape. No outbuilding shall be metal.

Patterning of the masonry is encouraged to provide a sense of scale, pattern, and texture to the wall surfaces. Decorative top courses can be used to provide accents to walls which are highly visible. Horizontal breaks, jogs, and variations in wall heights are encouraged to minimize the monotonous corridor effect of long continuous walls.

Along the Flight Line, and in the Flight Line Support District, walls can be utilized to restrict access and simultaneously screen the parking areas along existing street frontage.

In the Facility Engineering District, walls can successfully contribute to screening the existing storage…