Attachment 3 - Cannon AFB Architectural Compatibility Plan for Draft Solicitation.pdf

CANNON AIR FORCE BASE

architectural compatibility plan

Attachment 3 FA4855-10-R-0006 25 May 2010

TABLE OF CONTENTS

COORDINATION SHEET

RECORD OF ANNUAL REVIEW AND CHANGES

INTRODUCTION

Purpose 5 Guidelines for Use 6 Vision Statement 7

BUILDING DESIGN STANDARDS

Basewide Design Requirements 9

Buildings 9 Wall Systems 10 Roofs Systems 11 Entrances 13 Ancillary Structures 14 Sustainability 15 Screen & Enclosures 17

Visual Districts 18

Community & Administration 19 Southeast Flightline & Ops 21 Northwest Flightline & Ops 23 Chavez West Neighborhood 25

SITE DESIGN STANDARDS 27

Developing the Site 28

SITE DESIGN STANDARDS (CONT)

Site Circulation 29 Pedestrian Circulation 29 Roadways 30 Parking 32

Site Furnishings 33

Exterior Signage 33 Site Furniture 34 Exterior Lighting 36 Utilities 37 ATFP Standards 38

LANDSCAPE DESIGN STANDARDS 40

Landscape Requirements 41

Design & Materials 41 Xeriscape 43 Irrigation 44

Landscape Zones 45

Oasis Zone 46 Transitional Zone 46 Arid Zone 46

IMPLEMENTATION 47

APPENDICES 50

Appendix A Building Materials 51 Appendix B Plant List 63 Appendix C Exterior Lighting Requirements 74 Appendix D Codes, Guides Requirements 79 Appendix E Project Checklist 80

Appendix F Abbreviations 81 Appendix G Index 82

I N T R O D U C T I O N

Purpose

CONCIOUS EFFORT

The purpose of this document is to layout the long-term architectural design objectives for Cannon Air Force Base (CAFB) as the Air Force Special Operations Command (AFSOC) mission and tenants evolve. The specific components for architectural development as directed in this plan include standards for the site, landscape and buildings, as well as for implementation of this plan. The intent is to use these elements to unify the visual character of each district and the entire base.

The Architectural Compatibility Plan (ACP) will be used to inform decisions by commanders, military personnel, planners, architects, engineers, facility managers, maintenance organizations, contractors, and other entities involved with design, construction, and maintenance on CAFB. This document is vital to the communication of ideas between design professionals and clients in a thorough and specific fashion.

Rigorous controls will be employed by the installation during design and construction phases to ensure compliance with the ACP. Designs may be subject to multiple reviews during planning, programming, design, and construction depending on project scope. The information in the ACP shall be applied to renovations, additions, maintenance, and all construction efforts large and small.

Ultimately, this plan will function to improve mission capability and enhance quality of life through significant enrichment of the architectural environment on the installation.

DESIGN PROFESSIONALS

Design professionals need a thorough understanding of the

ACP before planning or programming a project. For easy navigation, the ACP is divided into four main sections of

Building Design Standards, Site Design Standards, Landscape Design Standards, and Implementation. All standards, except visual district requirements, apply to the occupied area of CAFB as shown on page two. When these are understood, the next step is to determine the visual district where the project is located. The visual district will give additional specific requirements for that particular area.

The implementation section will provide the designer with information about reviews and documentation. Appendices A and B are useful as a quick reference for specifying approved building materials, site furnishings, and plantings.

CONSTRUCTION CONTRACTORS

During construction it is important to know the standards used for the design. Contractors should use this document as a reference. Contractors will find assistance regarding approved materials in Appendix A and B. At least two manufacturers are given for most products so that problems associated with availability and lead times can be mitigated.

CLIENTS & USER GROUPS

Concerned, architecturally aware clients are essential to ensuring that projects built on CAFB continue to create a community of design excellence. It is important for clients to understand this document so that everyone has the same idea about budget, site constraints, landscaping, building materials, and overall design concepts for CAFB.

This document coordinates with the General Plan to create positive synergy by collocating similar activities, missions, and organizations.

I N T R O D U C T I O N

Vision Statement

VISION STATEMENT

The architectural vision for Cannon Air Force Base is to develop design excellence using a common Southwestern palette of materials, plantings, colors, and sustainable design principles, while creating opportunities for its many tenants’ individual character and diversity.

BUILDING DESIGN STANDARDS

THE BUILT ENVIRONMENT

The high altitude, desert landscape at CAFB provides unique opportunities to compose a built environment that works with the natural environment of the southwest. Buildings are influenced by the climate and respond with thick walls, recessed windows, deep overhangs, horizontal emphasis, earth tones, sun shading, and building massing. Exemplary design on CAFB will create buildings that fit into the existing context as opposed to captivating individual attention.

BASEWIDE DESIGN REQUIREMENTS

Buildings B U I L D I N G S

▪ Use only CAFB standard materials as listed in the appendices.

▪ The requirements in this document are applicable to the populated areas of the base, including host and tenant organizations.

▪ Renovations that demolish more than 75% of the building systems and non-structural interior components shall bring the whole building into compliance with the exterior requirements of this document.

▪ Additions that add more than ½ the existing building footprint, shall bring the exterior of the existing facility into compliance with this document.

▪ Consolidate related functions within larger buildings to restrict the proliferation of multiple smaller structures.

▪ All designs shall adhere to architectural values of rhythm, balance, scale, proportion, contrast, unity, character, and texture.

▪ Buildings shall relate to human scale along street-facing facades, at ground level on large facilities, and at entries through the use of smaller massing elements and other architectural details.

▪ Building masses shall be articulated with recessed areas, sun shading devices, submassing, material expression, parapet walls, varying roof forms or other architectural features to create visual interest on every side.

▪ Provide simple and contemporary forms combined with accents of curved and angular masses.

▪ Buildings shall incorporate regional design concepts that emulate building blocks.

▪ Large walls shall be broken up with detailing such as windows, parapet walls, pilasters, repetitive elements, and varied massing.

▪ Variations on elevations will create a sense of shade and shadow.

▪ Exterior, shaded, pedestrian areas shall be provided as an integral part of the overall building design for all projects, including MILCON, renovations, and additions.

▪ Exterior shaded areas shall be located to block the majority of the summer sun and away from any air intake louvers for the building.

▪ Renovations and additions shall incorporate existing wall types, massing, horizontal or vertical emphasis, windows and fenestration rhythm.

▪ All emergency egress elements shall be contained within the building envelope.

▪ Industrial and service buildings shall limit use of accent color and architectural features to main entries, street facing facades, and high visibility areas.

▪ To avoid unsightly barriers and walls, interior and exterior, security measures shall be incorporated into the overall design concept.

▪ Transitional buildings, those connecting one visual district to another, shall incorporate color and materials from adjacent districts with Architectural Compatibility Review Board (ACRB) approval.

▪ Plan buildings with flexibility in mind to allow for future alterations or additions.

▪ Promote a southwestern image through use of modern forms and styles.

▪ Architectural detailing is encouraged on high visibility facilities, but decorative appliqués, such as stylized figures, are not allowed.

Wall Systems

WALL SYSTEMS

▪ Wall material options are stucco, architectural concrete masonry units (CMU), and integral colored concrete.

▪ Stucco shall be sand-finished or lightly textured, with control joints that accentuate architectural features.

▪ Primary accent colors shall cover no more than 20% of any elevation.

▪ Secondary accent colors shall cover no more than 10% of any elevation.

▪ Exposed ductwork, conduit, piping, and other utilitarian items are not allowed on the exterior of any facility.

▪ Integrate expansion joints with linear building elements such as downspouts, recessed areas, reveals and other similar elements.

▪ Sealants shall match or blend with adjacent material color.

▪ Architectural metal panels are not allowed as the main material for any facility. See visual districts for areas where these are allowed for specific building types.

▪ System components such as downspouts, electrical boxes, louvers, and similar elements shall match the color of the wall surface.

▪ Operating parts such as sensing devices, regulators, controls and gas meters shall be a standard manufacture finish and screened.

▪ All elements including downspouts, windows, and mechanical louvers shall be designed to create rhythm and definition.

▪ Provide integrally-colored or factory-finished corrosion-resistant materials.

▪ Do not paint factory-finished materials where the existing color complies with ACP.

▪ Painted CMU or stucco is not allowed as an exterior finish material, except to maintain existing painted materials.

▪ New repairs to existing painted block shall be stucco in accent and field colors for that district.

▪ Users of a painted block building who want to improve the appearance of their facility can re-paint. The board can identify opportunities to add accent colors.

▪ Door assemblies, including the door and frame, shall match in finish and color.

▪ Storefront systems and window frames shall be medium bronze with thermal breaks.

▪ Glazing shall be bronze tinted, have a low-emittance energy coating, and comply with Anti-Terrorism Force Protection (AT/FP) standards.

▪ Glass block is allowed as an accent material where translucent light is desired.

▪ Provide operable windows when desirable for manual climate control.

▪ Translucent glazing is encouraged for clerestories and areas where daylighting is desired, but visual access is prohibited.

▪ Handrails shall be steel or aluminum, integrated with the structure, and factory-finished or powder coated to match the facility.

▪ Integrally-colored precast concrete is encouraged for sills, lintels, parapets, bandings, and other accents.

▪ Exterior Insulated Finish Systems (EIFS) shall be protected and reinforced under 6’-0” where high impact is a concern.

▪ Avoid visual clutter on elevations through consistent application of colors and materials, and by minimizing exterior appurtenances.

Roof Systems

ROOF SYSTEMS

▪ All roof types shall minimize the number of system components, penetrations, ducts, conduits and other utility functions.

▪ Penetrations on all roof types shall be consolidated and organized on the least visible side of the building to minimize the visual impact.

▪ Rooftop or package mechanical units are only allowed on low slope roofs. They are not allowed on sloped roofs, stands next to buildings, or on the ground.

▪ Roof drains shall be directed to splash blocks or underground drainage, divert water away from structure and paved surfaces, and prevent erosion or ponding.

▪ Full length downspouts are required for all facilities over 2500 sq ft. of roof area and shall match the color of the adjacent wall material.

▪ All roof access shall be provided on the interior of the facilities and integrated in the interior space away from the most populated areas.

▪ All roof s shall include access located at least 6’-0” from the roof edge, be equipped with tie off points for maintenance workers, provide platforms and railing, and meet current Occupational Safety & Health Administration (OSHA) requirements.

▪ Skylights are discouraged, but vertical glazing elements and clerestories are encouraged for bringing natural light into interior spaces.

Pitched Roofs

▪ Provide Tuscan red or Network grey standing seam metal for roof pitches of 3:12 and greater, dependent upon applicable visual district.

▪ The height of fascias shall typically be no larger than 12 inches.

▪ Penetrations on a sloped roof shall match the roof color.

▪ Gutters shall be factory finished to match the color of the roof and continuous across the entire elevation where provided.

▪ All roof gable ends must terminate at a parapet end wall. Metal panels at the end of gable roofs are not allowed.

▪ Dormers must match the pitch of the main roof slope.

▪ Shingles of any material are not allowed.

▪ Mansard and gambrel roofs are not allowed.

▪ Deep roof overhangs are encouraged to minimize heat gain in the summer and to provide shadows and shade on the elevations.

Roof Systems

Low-Slope Roofs

▪ Low-slope roofs shall have pitches of 2:12 or less and constructed of white Thermoplastic Polyolefin (TPO), Polyvinyl Chloride (PVC), Galva-ply metal or standing seam metal.

▪ Parapet walls and architectural screening are required on all low-slope roofs and shall be designed into the overall building concept.

▪ Parapet walls shall be capped by metal coping with Kynar finish to match the facility.

▪ Penetrations shall be painted or factory finished to match the exterior wall material at the top of the wall.

▪ Equipment shall be screened through extension of parapet walls, louvered screens, flat metal panels, perforated metal panels or designs approved by the ACRB.

▪ Roofs shall typically be designed to slope toward the perimeter to prevent ponding and assure proper drainage.

▪ Interior valleys and depressions are not allowed.

▪ Gutters are not allowed on low-slope roofs.

▪ All low-slope roofs shall include protective walking surfaces to equipment for protection of the roofs during maintenance.

▪ Built-up Roofs (BUR) are allowed for repair of existing BUR, but require ACRB for approval of whole roof replacements and new building roofs.

▪ All BUR shall provide a white or highly reflective coating to meet Energy Star Ratings for a reflective roof.

▪ Low-slope roofs, for new buildings, shall be designed so that the structure creates the slope.

Entrances

E N T R A N C E S

Primary Entrances

▪ Shall be obvious, well lit, and protected from the elements.

▪ Emphasize with different materials, larger massing, articulated surfaces, texture, or accent colors that distinguish it from the rest of the building.

▪ Shall be clearly identifiable from the street and act as a focal point for the façade.

▪ Defines the importance of the building by the size, scale, and detailing.

▪ Enhance with covered passageways, courtyards, landscaping, paving, and plazas.

▪ Main building identification signage shall be provided in close proximity to this entrance.

▪ Entrance elements shall not contain covered ledges or soffit areas where bird nesting can occur.

Secondary Entrances

▪ Shall be placed on sides other than the one where the main entry is located.

▪ Shall be similar in form to the main entrance with understated scale and detail.

▪ Lighting shall be provided to illuminate the entrance, circulation to the parking lot, and adjacent outdoor areas.

▪ Exterior gathering spaces for personnel are encouraged, to include informal patios, break areas and seating.

Service & Utility Entrances

▪ Shall not be located on the same elevation as the main entry

▪ Shall provide visual separation from secondary entrances.

▪ Deemphasize by matching the adjacent wall material color.

▪ Loading docks shall be screened with an architectural wall or landscaping.

▪ Emergency egress doors shall not be placed on the main entry elevation.

Ancillary Structures

ANCILLARY STRUCTURES

▪ Use only CAFB standard materials as indicated in the appendices.

▪ Ancillary structures shall match the adjacent building design, style and character.

▪ Shade structures shall be included as an integral part of buildings as the first option. Separate shade structures are not preferred and will be allowed on a limited bases with approval from the ACRB.

▪ All ancillary structures shall meet wind uplift and snow loads as dictated in the most current version of the applicable Unified Facilities Criteria (UFC).

▪ Weather resistant, factory finished, and corrosion resistant materials shall be used.

▪ Wood structures are not allowed for any type of ancillary facility

Shade Structures

▪ Pavilions shall be sited for functional and efficient use of the site.

▪ Pavilions should be located to serve multiple facilities.

▪ Provide plantings and landscaping for pavilions over 500 sq ft.

▪ Shelters shall be oriented to take advantage of climatic factors and seasonal conditions.

▪ Prefabricated metal pavilions shall have beige metal columns, a red/grey metal roof, a rectangular shape, and are allowed basewide. Color will vary with Visual Districts.

▪ Prefabricated trellis pavilions shall have beige metal columns, brown metal slats, are acceptable only in park settings, and can be enhanced with vines for additional shading.

Shade Structures (Continued)

▪ Tensile membrane shade structures shall have a beige canopy, brown columns, and are only allowed for playground areas.

▪ All shade shelters shall be made accessible by concrete pads, pavers, or crusher fine paths.

▪ Asphalt is allowed under a pavilion only if it is used for vehicle washing or maintenance.

Storage Facilities

▪ Storage buildings shall comply with CAFB standard materials and colors.

▪ When more storage is needed, one large facility shall be provided in lieu of adding multiple smaller storage buildings.

▪ Shall be located away from high visibility areas.

▪ Prefabricated metal buildings, tuff (e.g., TUFF SHED®) sheds, and similar storage buildings are not allowed within the occupied area of the base, as shown on the map on page two.

Temporary Facilities

▪ All temporary trailers shall be accessible and include stairs, a ramp, site lighting and accessible walkways.

▪ Temporary facilities shall match base standard colors for the district where they are located.

▪ If more than one temporary facility is provided, all shall be uniform in color and materials when placed in close proximity.

▪ Temporary facilities shall be in good condition, have metal siding, include a skirt, and be void of dents, chipped paint, or other exterior visible blemishes.

▪ Temporary facilities are only allowed upon approval from Headquarters Air Force Material Command (HQ AFMC) through the 1391 planning process.

Sustainability

S U S T A I N A B I L I T Y

▪ The Air Force goal is to 100% of the Military Construction (MILCON) program in FY09 capable of achieving Leadership in Energy & Environmental Design (LEED) Silver certification.

▪ All new construction shall be developed to minimize energy consumption through building shape, window placement, daylighting, Heating Ventilation & Air Conditioning (HVAC) systems, material choices, insulation, sun-shading, and building orientation.

▪ Heat gain shall be addressed through shading elements, overhangs, coatings on glazing or other innovative techniques on the south, east, and west elevations of all buildings as an integrated part of the building design. Sun shading devices that appear to be tacked on are not allowed except as retrofits for existing buildings.

▪ Designs shall meet requirements for energy efficiency and performance as set forth in American Society of Heating, Refrigerating, and Air Conditioning Engineers (ASHRAE) 90.1

▪ Projects shall incorporate at least 25% recycled building materials.

▪ A plan for erosion and sediment control shall be provided that meets or exceeds the requirements of the National Pollutant Discharge Elimination System (NPDES) Construction General Permit (CGP) regulation (40 CFR 122) and Environmental Protection Agency (EPA) EPA-833-R-060-4. Additionally, erosion and sediment plans are required for individual construction sites that impact more than one acre.

▪ Compliance is mandatory for environmental issues as stated in National Environmental Policy Act (NEPA), Underground Storage Tank (UST), the Clean Water Act (CWA), the Safe Drinking Water Act (SDWA), the Clean Air Act, the Toxic Substance Control Act (TSCA), the Resource Conservation and Recovery Act (RCRA), the Occupational Safety and Health Act (OSHA), the National Historic Preservation Act, and all local regulations that are more strict.

▪ Projects shall not be sited on land where threatened or endangered species reside, within 100 feet of any wetlands, or areas where the elevation is lower than the 100 year flood plain.

▪ Provide an easily accessible area specifically for the purpose of collecting and storing recycled glass, paper, plastic, and metals.

▪ Roof construction shall include materials with high reflectance and low emissive properties that meet Energy Star ratings on all retrofit and new low slope roofs. Sloped roofs do not need to meet this criteria.

Sustainability

S U S T A I N A B I L I T Y

▪ All substantial interior renovations, additions, and new construction shall include a bicycle rack and are encouraged to provide at least one changing/shower room.

▪ The foot-candle requirements set forth by the Illuminating Engineering Society of North America (IESNA) shall not be exceeded.

▪ Interior and exterior lighting shall not allow any direct beam illumination from the site.

▪ Chlorofluorocarbon (CFC) based refrigerants shall not be used in new construction. Old CFC based systems shall be removed at the earliest opportunity with renovations.

▪ Metering shall be installed to ensure that energy and water savings are being achieved for all new facilities and remodel projects with new services.

▪ Sealants, paints, adhesives, composite products, and carpet shall be low-emitting volatile organic compounds (VOC).

▪ Parking lots should aim to provide 30% shading over impervious surfaces, use light colored materials, or provide a 50% open grid pavement systems to reduce heat island effects.

▪ High efficiency irrigation or recycled site water systems are encouraged to reduce the need to use potable water for site irrigation.

▪ Fundamental building commissioning is recommended for all new MILCON projects.

▪ It is recommended that a plan be included for all alterations, additions, and MILCON projects concerning management of construction waste in order to divert as much material as possible away from landfills.

▪ The use of locally sourced materials within a 500 mile radius is recommended.

▪ Electrical car charging stations should be considered as an option for alternative transportation credits.

▪ Design elements to minimize cross contamination of regularly occupied areas by chemical pollutants.

▪ It is highly encouraged to employ a LEED certified professional for all new construction.

▪ Indoor environmental quality concepts including thermal comfort, moisture control, daylighting, and low-emitting materials shall be employed in all projects.

*** These criteria are loosely derived from the LEED rating system developed by the United States Green Building Council (USGBC).

Screens & Enclosures

S C R E E N S & E N C L O S U R E S

▪ Screens shall be used for transformers, HVAC units, service and storage yards, equipment, dumpsters, and other similar utilitarian items.

▪ All stand-alone, above-ground utilities shall be screened and located away from building entrances, main streetscapes, pedestrian paths and high visibility areas.

▪ Screening shall be constructed with integrally colored CMU, stucco walls, or landscape elements such as berms, boulders and plant materials.

▪ Landscaping is an acceptable screening material only if it will be effective year round and easily maintained.

▪ All screen walls shall extend to a height where equipment is not visible at eye level to pedestrians. Painting equipment behind screen walls is not required

▪ Screen walls shall be located away from sidewalks and main traffic areas.

▪ Screen walls shall provide the necessary clearances for maintenance and air circulation for all equipment.

▪ Dumpster enclosures shall be located near the service entrance, on the side opposite from the main entry, and meet AT/FP requirements.

▪ Cable-barrier and industrial type systems are only permitted with ACRB approval.

▪ All AT/FP walls and site measures shall be approved at the programming stage by the ACRB and the Anti-Terrorism Officer (ATO).

▪ Architectural metal gates shall be provided where secure screened areas or AT/FP standoff is implemented and vehicle access is needed.

▪ Metal gates (shown to the right attached to an AT/FP wall) shall be rectangular in form, shall compliment the color and character of the wall where attached, and be powder coated.

▪ Decorative metal fencing materials are allowed for areas that don’t require visual screening, but do need security.

▪ Chain link and wood plank fences or gates are not allowed for any type of screening or enclosures.

▪ Fabric screening is not allowed except for temporary applications during construction.

▪ Jersey barriers are not allowed as a permanent force protection measure and will be removed after 6 months.

▪ Concrete pads are encouraged for entire screened area.

Visual Districts

UNITY & DISTINCTION

Architectural style on Cannon AFB is an ongoing evolution of materials, roof forms, colors, massing, details, functions, and building scales within a unique cultural and historical context. Each visual district in our community has distinct characteristics that work together to create a pleasant environment. Visual continuity in each district is derived from shared design traits and details, as well as from functional groupings. Existing strengths should inform every project, and new designs should enhance the character of each district by reinforcing relationships with surrounding structures.

VISUAL DISTRICTS

Community & Administration

GENERAL DESCRIPTION

The Community & Administration District is diverse in functional and aesthetic traits. It includes administrative buildings, the Commissary, gas station, gym, bank, dormitories and other community facilities. The community center provides family housing and dorm residents easy paths to common amenities. It also allows pedestrian circulation through open spaces creating a distinctive and neighborly community. In daily use, this district is the town center for military and civilian activities. This area is typically the first impression for visitors. Creating a distinctive, neighborly and accessible community will help unify this district formally and functionally. Building super-blocks that focus on pedestrian circulation and human scale will reinforce the community ideals, while still serving our commuter population.

Community & Administration

SPECIFIC REQUIREMENTS

▪ No building in this area is permitted to exceed three stories in height.

▪ Low-slope roofs are required to fit the context.

▪ The primary finish material is sand-finished tan stucco with accents of brick.

▪ Brick may be used as an accent for no more than 30% of any elevation surface.

▪ Primary building entries should incorporate open beam, shade structure elements that are already prominent in this district.

▪ Wall openings shall be deeply set and shaded to provide visual texture and climate control.

▪ Layered massing and varied heights shall be used on all facades to further develop indoor-outdoor spatial relationships responsive to pedestrians.

▪ Decorative horizontal elements are encouraged, especially as accents on parapets walls and entry structures.

▪ A combination of shade structures, plazas, site furniture, and site lighting shall be included for all new construction in this area.

▪ Enhanced paving shall be used for pedestrian paths to connect adjacent sites.

▪ New building projects will consolidate parking requirements with neighboring facilities.

A C C E N T C O L O R S

▪ The primary accent material in this district is brick. The primary accent color is Wickerwork. Approved applications are lintels, entry elements, accent panels, recessed areas, railings, banding, parapet wall accents, sections of the building base, and massing elements.

▪ The secondary accent color in this area is Rookwood Dark Brown. Approved applications shall be used in conjunction with the primary accent color and are limited to entry accents, massing elements on the main entry elevation, and recessed or projected areas in repetitive applications.

Southeast Flightline Ops

GENERAL DESCRIPTION

The Southeast Flightline Operations District is currently an undeveloped area adjacent to the flight line. New development will unify the appearance of this district. This district creates a visually cohesive progression from large scale facilities of the flight line to outer edges of this district. It should convey a mission-oriented environment that supports flight operations.

Primary building types are hangars and storage. Secondary building types are squad ops and satellite mission support. Projects should provide a visual link in architecture between the east and west side of the base. The architecture will continue to develop with forms and materials that relate to flight line functions and aesthetics. Future development should strive to improve the appearance of this industrial area.

Southeast Flightline Ops

SPECIFIC REQUIREMENTS

▪ Provide either low-slope membrane or sloped standing seam metal roofs.

▪ Gallup Gold CMU shall be used for no more than 60% of any elevation surface, but should always be included to provide a cohesive appearance with significant existing structures in this district.

▪ Accent color coverage on each elevation shall be reduced to 15% for primary and 5% for secondary accents.

▪ Flat composite metal panels are allowed in this district for large scale facilities such as hangars and simulators. Masonry, textured or colored concrete, and stucco should be included on no less than 40% of each elevation.

▪ Large buildings shall use large scale massing elements to break the visual impact into smaller masses and pedestrian scale elements.

▪ Gateway features and enhanced paving should be considered at campus entries.

▪ Transitional spaces outside entries shall be improved with plantings and enhanced paving.

▪ Smaller scale buildings and shared parking lots are encouraged except where programmatic functions dictate the size of the facility.

primary accent color is Wickerwork. Approved applications are lintels, entry elements, accent panels, recessed areas, railings, banding, parapet wall accents, sections of the building base, and massing elements.

▪ The secondary accent color in this area is Rookwood Dark Brown. Approved applications shall be used in conjunction with the primary accent color and are limited to entry accents, Northwest Flightline Ops & Training

The Northwest Flightline Operations and Training District is currently a developed area adjacent to the flight line. This district creates a place relating to the Community Center but has its own architectural identity.

Subdued Spanish Mission elements in this area will bring more modern and simple geometric massing. Administrative support functions are sited behind the operations and maintenance functions of the flight line.

Facilities in this area include squadron ops, administration, simulators, training, hangars, storage and other industrial applications. It should convey a mission-oriented environment that supports training and flight ops. Primary building types are hangars, training and storage. Secondary building types are squad ops and satellite mission support. Projects should provide a visual link in architecture between the east and west side of the base. The architecture will continue to develop with forms and materials that relate to flight line functions and aesthetics. Future development should strive to improve the appearance of this industrial area.

Northwest Flightline Ops & Training

SPECIFIC REQUIREMENTS

▪ Pitched standing-seam metal roofs are preferred in this district.

Low slope roofs can be used required for large scale facilities.

▪ Tan stucco is the dominant wall material district.

▪ Accent color coverage on each elevation reduced to 15% for primary and 5% for secondary accents.

▪ Gallup Gold CMU shall be used for no more 40% of the overall building material, but always be included to provide a cohesive appearance with the Community & Administration District and other buildings in the district.

▪ Complementary materials of naturally finished concrete, integrally colored CMU, flat composite metal panels, and other innovative materials encouraged, provided they do not exceed any elevation.

▪ Dynamic forms and massing are encouraged, including shed roofs, angled entry walls, non-orthogonal sites and floor plans, and opposing massing elements.

▪ Architectural walls that reduce the scale of large building masses and provide sun shading are encouraged in this district.

primary accent color is Wickerwork. Approved applications are lintels, entry elements, accent panels, recessed areas, railings, banding, parapet wall accents, sections of the building base, and massing elements.

▪ The secondary accent color in this area is Rookwood Dark Brown. Approved applications shall be used in conjunction with the primary accent color and are limited to entry accents, Chavez West Neighborhood

GENERAL DESCRIPTION

The Chavez West Neighborhood District is currently occupied by housing, and the child development center. A portion of the housing is scheduled to be demolished in the near future and should not be used as a precedent for new construction. Chavez West has a separate allocation area from the rest of the base. The detached location of this district permits a more distinct character for future uses. Creating an inviting presence to the community on the southeast side of the district should be emphasized as this area continues to develop.

Chavez West Neighborhood

SPECIFIC REQUIREMENTS

▪Building heights can vary with massing, but the majority of the buildings should be no taller than three stories.

▪ Incorporate standing seam metal roofs on all new construction.

▪ Clay tile roofs should be used when multiple historical elements are incorporated into a design.

▪ All roof slopes shall match the existing facilities of 3:12.

▪ Provide tan stucco as the primary material for new facilities in this district.

▪ White trim, frames, fascia, gutters, downspouts and doors are allowed in this district in addition to the secondary accent color options listed below.

▪ Include entrance elements with rectilinear or gabled forms.

▪ Individual buildings or clusters of separate buildings should create interior courtyards and areas for pedestrian circulation.

▪ Parking lots shall be sited to serve multiple facilities and reserve area for future expansion.

▪ The primary accent color in this district is Reddened Earth. Approved applications are lintels, entry elements, accent panels, recessed areas, railings, banding, parapet wall accents, sections of the building base, sun-shading devices, and massing elements.

▪ The secondary accent color in this area is White.

Approved applications shall be used in conjunction with the primary accent color and are limited to entry accents, SITE DESIGN STANDARDS

A SENSE OF PLACE

The base is defined by site and landscape elements in addition to structures in the built environment. Landscape features and landmarks continue to evolve into an enduring pattern as the base develops. Site development and amenities should be designed in a holistic manner to enhance natural and built features. Vehicular and pedestrian circulation throughout the base is intertwined with the other site elements, working together, providing a consistent language in the landscape.

DEVELOPING THE SITE

Many factors have to be taken into consideration when siting a new building, an addition, park, or landscaped area. Relationships to other buildings and adjacent sites become as important as the physical appearance of the building or landscape. Environmental factors to consider include sun angles, wind direction, local temperatures, topography, noise, and drainage. It is important to study the architectural palette surrounding the site during the development of any project. Proper site development and planning will create visual clues for individuals as they navigate through the base.

SPECIFIC REQUIREMENTS

▪ Siting shall be coordinated with the Future Land Use Plan.

Exceptions can only be approved by the ACRB.

▪ Orient buildings to reflect project requirements and respond to conditions identified with a comprehensive site analysis.

▪ Reduce the environmental impact during and after construction.

▪ Permanent development shall not encroach on parks or areas designated for recreational activities.

▪ New buildings shall be integrated into the existing landforms and topography.

▪ All sites shall be graded for positive drainage away from buildings, pedestrian paths, and main traffic areas.

▪ Provide crushed rock drainage areas around the perimeter of buildings.

▪ Create a strong connection between buildings and the exterior spaces.

▪ Vehicular and pedestrian circulation shall be addressed and enhanced with all additions, site improvements, new landscapes, and new facilities.

▪ Future development shall address view corridors and gateways.

▪ Buildings shall be located to take advantage of exterior views.

▪ Ensure that future improvements are planned to maintain the current development strategy.

▪ Site selection that promotes infill, reduces utility extensions, and encourages public transportation are favored.

▪ Reduction of the building footprint by building up is preferred over large extended footprints.

▪ Incorporate retention and detention ponds in natural configurations into the landscape and away from the main entrances.

▪ Water runoff should be considered as a natural method of irrigation for the surrounding site.

SITE CIRCULATION

Pedestrian Circulation

GENERAL DESCRIPTION

Special attention should be given to pedestrian connections within the districts and across the base. Creating inviting pathways for pedestrians eases passage between buildings, through parking lots, to public transit stops, and to other destinations without vehicular interference.

SPECIFIC REQUIREMENTS

▪ Paved walkways to building entrances, connections to adjacent sites, and intermediate pathways within the site shall be included for all new construction.

▪ Sidewalks shall be a minimum of 6’-0” wide, and should increase in width where there is significant pedestrian traffic.

▪ A buffer zone shall be provided between roadways and walkways with a minimum width of 3’-0” that includes landscape elements.

▪ Typical concrete sidewalks shall have a natural color, broom finish, & troweled edges.

▪ Primary roadways shall have sidewalks on both sides of the street and secondary roadways shall have a sidewalk on at least one side of the street.

▪ Direct paths should be provided for areas that connect buildings and ancillary structures.

▪ Sidewalks and recreational paths shall be placed at intersections and cross at a 90 degree angle.

▪ Connections between sidewalks and recreational paths are encouraged.

▪ Recreational paths shall be easily accessed from all districts, be at least 6 feet wide, setback a minimum of 10 feet from roads and include gentle meandering elements.

▪ Recreational trails shall provide paved rest areas that include a bench and trash receptacle at least every mile and are encouraged to provide water fountains and shade at the same interval.

▪ Asphalt and athletic surfaces are only to be used for jogging, walking and recreational field uses.

▪ Provide enhanced paving of integrally colored concrete or pavers for entries, parks, and ceremonial areas.

▪ Control and expansion joints shall be integral to the score pattern of the enhanced paving.

▪ The scale of the score pattern shall be relative to the size of the paved area.

▪ Press pattern concrete may be allowed with ACRB approval.

Roadways

GENERAL DESCRIPTION

Vehicular transportation on base should be accommodated with paved driving corridors that exhibit pleasing visual characteris tics. Enhanced aesthetics should be programmed to improve the safety and appeal of vehicular and pedestrian travel. Roads are a transitory space integral to the function of the base and should properly organize traffic flow.

S P E C I F I C R E Q U I R E M E N T S

▪ New construction projects shall assess the transportation network of the immediate area for possible improvements.

▪ All roadways shall be constructed with asphalt paving.

▪ All roadways in developed areas shall be bounded with an integrated 6-inch concrete curb and gutter.

▪ Where feasible, use curb cuts to direct water from roadways into landscaping and ponds.

▪ The minimum distance between street intersections is 400 feet.

▪ Intersections that occur in areas with heavy pedestrian traffic shall incorporate crosswalks at all corners.

▪ Every opportunity should be taken to accommodate pedestrian and bicycle travel in areas parallel, but separate from, roadways.

▪ Intersections shall maintain a clear zone of 45 feet at corners to create unobstructed views of traffic. Landscaping inside this zone shall be maintained at a maximum height of 2’-6”.

▪ Trees planted near intersections may be used inside the 45 foot setback if they are limbed up to 10’-0”, to maintain visibility.

▪ To encourage shared parking lots and the super block concept, redundant roads shall be eliminated at the earliest opportunity.

▪ Gravel paving is not permitted in the populated area of the base defined in the basewide standards on page two.

▪ All utility work that crosses pavement shall be jack and bore, unless the condition of the pavement is evaluated and determined acceptable for trenching.

▪ All paving repairs shall be made to match existing surfaces and materials.

▪ Where paved roads encounter unpaved roads, reinforced aprons shall separate the different surfaces.

▪ The Manual on Uniform Traffic Control Devices (MUTCD) shall be used for all traffic signs, pavement markings and related items.

Roadways S P E C I F I C R E Q U I R E M E N T S

Primary Roadways

▪ Permit higher-speed traffic to include multiple traffic lanes in each direction.

▪ Shall minimize intersections, stops, turns, and discourage individual curb cuts.

▪ Dedicated parking areas and individual buildings shall be separated from primary roadways by screens and setbacks.

▪ On street parking is not allowed.

▪ Cross streets from primary roadways that have on-street parking shall not interfere with traffic flow.

Secondary Roadways

▪ Secondary roadways funnel traffic to and from primary roadways and destination access points.

▪ On street parking is encouraged, but will only be allowed in areas specifically marked for parking.

▪ Curb cuts shall be minimized to maintain proper vehicular circulation.

▪ Secondary and tertiary roadway intersections shall have a reduced turning radius to limit vehicle speed.

Tertiary Roadways

▪ Permit traffic to access individual facilities and parking areas.

▪ Contain a single lane of traffic in each direction.

▪ Shall be properly designed to accommodate parking and service areas that reduce circulation conflicts.

▪ Lane widths and turning radii shall accommodate large trucks, vans, and emergency vehicles.

Service Drives

▪ Service drives permit access for vehicles to service portions of a building or site.

▪ Neighboring facilities are encouraged to share common service drives.

▪ Service drives shall not be within the view of primary entrances or parking lots.

▪ Emergency access roads behind ATFP walls shall not be asphalt or concrete.

Crusher fines, grass pavers or other aesthetic options shall be provided and integrated with the building and pedestrian areas.

Parking

GENERAL DESCRIPTION

Parking areas are an essential element in the built environment, but care should be taken to provide appropriate capacities according to building occupancies. The design of parking lots creates opportunities to integrate design concepts from the adjacent landscape and buildings into a much larger surface area. A functional and navigable parking lot can provide smooth and safe traffic flow while creating a positive appearance and transition for drivers and pedestrians.

▪ The visual impact of parking lots shall be minimized with landscape areas and built elements along the main roadways.

▪ During the planning process, a parking study of existing parking around the site shall be completed to ensure the correct number of spaces is provided through new or shared parking lots.

▪ Parking lots shall be located to the side or behind the street facing facade. The main view should be of the entrance, not the parking lot.

▪ Provide parking lots shared between multiple facilities to reduce overall size and heat island effect.

▪ The angle of parking shall be determined by the density and turnover. Ninety degrees shall be used for low turnover and sixty degrees for high turnover.

▪ Parking angles shall be consistent within one parking area.

▪ The typical stall width is 10’-0” for all parking and will vary in depth depending on the angle of parking.

▪ All parking striping and symbols shall be reflective markings, using paint or tape.

▪ Provide integrated curbs and islands. Wheel stops are not allowed.

▪ Reserved parking shall be minimized and consolidated in one area. Reserve signs shall be mounted on the curb.

▪ Planting islands shall be provided for every other row of cars. Alternate islands shall be a walking aisle.

▪ New parking lots shall be designed to accommodate shade trees that have preading shade canopies at intervals of 1 tree for every 10 parking stalls.

▪ Shade trees shall be provided for all planted islands in the middle of the parking lot as well as at the perimeter to ensure even shaded coverage.

▪ Separation of vehicular and pedestrian circulation shall be maintained in the parking areas.

Designated areas for pedestrian cross traffic shall be included.

▪ Dead end parking lots are not allowed.

▪ Parking aisle turn-arounds shall be located within the parking lot to avoid sending cars into the street to reach the next aisle.

▪ Roadway circulation patterns shall be evaluated prior to placing entries into parking lots.

▪ Motorcycle parking shall be constructed of concrete or an adhered metal plate and be clearly designated in each parking lot.

▪ Covered spaces for motorcycle parking shall be provided for dorm areas.

SITE FURNISHINGS

Exterior Signage

GENERAL DESCRIPTION

Consistent exterior signage should communicate directions or identify elements on the installation without cluttering the overall base appearance.

Signage is important for newcomers to enhance traffic flow and indicate locations of importance on the base.

SPECIFIC REQUIREMENTS

▪ The Air Force Sign Standard regulates placement, colors, font, type size, placement of lettering, and symbol for exterior and interior signage.

▪ A consistent style, color, language, and placement shall be achieved across the installation.

▪ Each facility shall have only one exterior sign at the main entrance, identifying the building’s function.

▪ Wall mounted building signs shall be posted for maximum visibility, be factory finished beige or brown, and contrast color with the adjacent wall surface.

▪ Combine building identification at roadways on one sign when multiple facilities are in close proximity to each other.

▪ The background color, metal posts, the back of the sign, and the fasteners shall be brown.

▪ Reflective white lettering shall be used on all identifying signs.

▪ Building numbers shall be placed in one location, in a visible area on the front or side of the facility.

▪ Army and Air Force Exchange Service (AAFES) and commercial signage shall comply with the AF regulations and be neutral in color.

▪ Provide directional signs to essential buildings at key locations and intersections. Combine multiple destinations on one sign.

▪ Monumental signs are only allowed at entry gates, headquarters buildings, housing neighborhoods, or other special cases approved by the ACRB.

▪ Landscape and lighting shall be integrated with monumental signage.

▪ Electronic marquee type signage is only allowed with ACRB approval.

▪ Regulatory signage shall be provided for traffic control, parking, and base warnings.

▪ The MUTCD shall be followed for color, size, shape, and display requirements of regulatory signage.

Site Furniture

GENERAL DESCRIPTION

Elements such as benches, planters, water fountains, bike racks and play equipment introduce functional and enjoyable architectural features that provide a unified impression of the installation. Introduction of site furniture in an outdoor space creates an inviting environment for gathering and respite.

▪ Seating, to include benches and picnic tables, shall be placed on a concrete pad in shaded areas.

▪ Seating shall be provided at building entries, plazas, playgrounds, parks, along recreational trails, and other areas where seating is desired.

▪ Picnic tables shall be provided at pavilions, parks, and other recreational areas.

▪ Picnic tables shall be arranged to allow for large parties and individual family outings in park settings.

▪ Provide factory finished metal benches and picnic tables.

▪ Trash receptacles and ash urns shall be factory finished metal.

▪ Trash receptacles shall be provided in all locations where benches are present and other areas of public concentration.

▪ Trash receptacles and ash urns shall be placed to avoid visual clutter and away from high visibility areas.

▪ Ash urns shall be provided no closer than 18’ from a building entrance.

▪ Drinking fountains shall be provided near fitness centers, youth centers, recreational trails, picnic pavilions, and park areas and be placed on a concrete pad.

▪ Provide free-standing, factory finished metal drinking fountains.

▪ Drinking fountains shall provide a sump or French drain to prevent water from ponding.

▪ Drinking fountains shall not be…