Atch 2 NAFB Design Stds.pdf

DESIGN

COMPATIBILITY

GUIDELINES

NELLIS AIR FORCE BASE

NEVADA

AUGUST 2006

Solicitation FA4861-11-R-A300 Attachment #2

TABLE OF CONTENTS

NELLIS AIR FORCE BASE, NEVADA i

1.0 Executive Summary

2.0 Introduction

2.1 Base Mission

2.2 Regional Setting

3.0 Base Overview and District Analysis

3.1 General Overview

3.2 Nellis AFB Districts

3.2.1 Mixed Use Central Core

3.2.2 Flight Line

3.2.3 Facilities Engineering & Logistics Readiness

3.2.4 Residential Neighborhoods

3.2.5 Recreational Areas

3.2.6 Area II

3.2.7 Creech AFB

4.0 Site Design Standards

4.1 Use Groups/Adjacencies

4.2 Bulk: Massing and Heights

4.3 Open Space: Streets, Street Walks, Yards, Setbacks and Sidewalks

4.3.1 Streets

4.3.2 Street Walls, Yards and Setbacks

4.3.3 Sidewalks

4.3.4 Parking

5.0 Architectural Standards

5.1 Exterior Walls

5.1.1 General Recommendations

5.1.2 Approved Material and Treatments

5.2 Roofs

5.2.1 General Recommendations

5.2.2 Approved Material and Treatments

5.3 Doors and Windows

5.3.1 General Recommendations

5.3.2 Approved Material and Treatments

5.4 Hardware

5.4.1 General Recommendations

5.4.2 Approved Material and Treatments

5.5 Outbuildings/Garden Walls/Fences

5.5.1 General Recommendations

5.5.2 Shade Structures

TABLE OF CONTENTS

ii NELLIS AIR FORCE BASE, NEVADA

6.0 Interior Design Standards

6.1 General Recommendations

6.2 Approved Material and Treatment

6.3 Permanent Finishes

6.4 Non-permanent Finishes

7.0 Landscape Architecture

7.1 General Recommendations

7.2 Planting Design

7.2.1 Approved Material and Treatments

7.3 Irrigation

7.3.1 General Recommendations

7.4 Site Furniture

7.4.1 General Recommendations

7.4.2 Approved Material and Treatments

8.0 Signage Standards

8.1 General Recommendations

8.1.1 Identification Signs

8.1.2 Direction Signs

8.1.3 Regulatory Signs

8.1.4 Motivational Signs

8.1.5 Information Signs

8.1.6 Wall Mounted Signs

8.1.7 Temporary Signs

9.0 Site Lighting Standards

9.1 General Recommendations

9.1.1 Approved Material and Treatments

9.1.2 Residential Districts

9.1.3 Recreational Districts

Appendix A Engineering Standards Appendix B Plant List Appendix C Project Personnel Appendix D References

SECTION 1.0

Executive Summary

SECTION 1.0 Executive Summary

Design Compatibility Guidelines – Nellis AFB, NV 1-1

Nellis AFB currently consists of six clearly distinguishable districts:

§ Mixed Use Central Core § Flight Line § Facilities Engineering § Residential Neighborhoods, § Recreational Areas § Area II

Creech AFB at Indian Springs, Nevada, a separate unit under Nellis Command, is also included in the Guidelines as an individual district. Each district is functionally distinct and, consequently, each district has unique physical characteristics. While some of the districts are already in the process of developing coherent design standards (e.g., the residential neighborhoods), others (e.g. the Mixed Use Central Core) seem to lack overall planning policies which would lend coherence to the district as a whole.

It is the goal of this document to enrich the unique character of each district while simultaneously establishing base-wide policies to create an overall clarity and harmony. These Design Compatibility Guidelines have been formulated to:

§ Bring current base policy into conformance with the Air Combat Command (ACC) Design Standards.

§ Further the development of a base-wide

“corporate image” through the creation of a base-wide “campus atmosphere.”

§ Create an architectural style that responds to the climatic influences of the area.

In pursuit of these 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

Executive Summary SECTION 1.0

Design Compatibility Guidelines – Nellis AFB, NV 1-2

Landscape Architectural Standards § Signage Standards § Site Lighting Standards § Engineering Standards

SECTION 2.0

Introduction

SECTION 2.0 Introduction

Design Compatibility Guidelines – Nellis AFB, NV 2-1

2.1 BASE MISSION

2.1.1 History

Nellis AFB, the “Home of the Fighter Pilot,” began as a gunnery school for the Army Air Corps on 25 January 1941. The original mission of the new school, named the Las Vegas Army Air Corps Gunner School, was the “training of aerial gunners to the degree of proficiency that will qualify them for combat duty.” Renamed the Las Vegas Army Air Field (LVAAF), the base received B-17’s in 1942. A runway extension project in 1943 made way for the arrival of B-29 bombers and, in 1945, the base became the B-29 Gunnery School. As World War II came to a close, activity on the base gradually declined until finally, on 31 January 1947, the base was inactivated.

The base was reactivated in 1948 as the Las Vegas Air Force Base. Gradually transformed into a training station for jet fighter pilots, it was renamed Nellis AFB in 1950.

Since then, Nellis AFB has provided graduate level training for U.S. Air Force (USAF) combat crews. Originally the base was under the Air Training Command. Then, in 1958, it was placed under Tactical Air Command and since 1995, as the USAF Warfare Center, under Air Combat Command (ACC).

Today Nellis AFB provides training for composite strike forces, which include every type of aircraft in the USAF inventory. In addition, training is conducted in conjunction with air and ground units of the Army, Navy, and Marines Corps as well as allied nation air units from Europe, Asia, and South America. are briefly described in the following paragraphs.

2.1.2 Base Components

The USAF Warfare Center is composed of three wings at Nellis AFB (the 57th, 98th, and the 99th) and a fourth wing (the 53rd) at Eglin AFB in Florida.

The 99th Air Base Wing provides command guidance for all support agencies located at Nellis

Introduction SECTION 2.0

2-2 Design Compatibility Guidelines – Nellis AFB, NV or associated with the USAF Warfare Center.

The wing is supported by the 99th Mission Support Group, 99th Medical Group and 99th Security Forces Group.

The 57th Wing consists of the 57th Operations Group, whose major components include the 11th, 15th, and 17th Reconnaissance Squadrons, the 414th Combat Training “Red Flag” Squadron, and the 547th Intelligence Squadron. Also included is the 57th Operations, 57th Maint. Group, USAF Weapons School, Joint Air Ground Operations School, and the USAF Air Demonstration Squadron, commonly referred to as the Thunderbirds.

2.1.3 Mission Statement

The primary mission of the USAF Warfare Center is to manage advanced weapons and tactics training and is responsible for operational test, evaluation and tactics development for Air Force combat weapons system.

2.2 REGIONAL SETTING

2.2.1 Geographic Setting

Nellis AFB, in southeastern Nevada, is located 8 miles north of Las Vegas, Nevada. The base is on the northeastern periphery of the Las Vegas Valley, a large topographic depression bounded by the Las Vegas Mountain Range to the north and by Mount Sunrise and Frenchman’s Mountain to the southeast. The base is easily accessible by Interstate 15 and U.S. Highways 93 and 95.

2.2.2 Climactic Setting

The climate at Nellis AFB is typical of the desert southwest. At an altitude of 1,870-feet, the climate is arid with an average humidity of 20 - 39% and a precipitation of 3.87-inches annually.

Most of the rainfall occurs during January- February and July-August.

The region averages 310 days of sunshine per year. Summers are hot, with maximum temperatures commonly in the range of over 100°F. Winters, however, are mild with daytime

SECTION 2.0 Introduction

Design Compatibility Guidelines – Nellis AFB, NV 2-3 maximum temperatures reaching 60°F and minimum temperatures averaging about 35°F.

Each summer, usually during a brief, two-week period, the infusion of warm moist tropical air causes scattered thunderstorms and flash flooding. Occasionally the flooding can be severe and strong winds are often associated with the rainstorms. In general, however, winds in excess of 50 mph are rare.

2.2.3 Geologic Setting

The natural, regional landscape character is flat, desert terrain encompassed by dramatic rocky mountains. The mountains rise to an elevation of nearly 12,000-feet, creating a scenic backdrop to the valley floor. 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 Lake Mead, 10 miles east of the base, via the Las Vegas Wash.

The regional geology of the Las Vegas valley is composed of coalescing alluvial fans of silty sands originating in the surrounding mountains. Hence, the valley surface geology consists of silty sands with carbonate rocks appearing in the mountain foothills.

2.2.4 Soils

Soils on the base generally consist of silty sands.

Concerns regarding the existence of expansive soils have been expressed recently, due to the cracking of concrete foundation slabs in the Manch Manor Residential Neighborhood. While investigations into the problem have been inconclusive, the existence of expansive soils remains likely.

SECTION 3.0

Base Overview and District Analysis

Base Overview and District Analysis SECTION 3.0

3-1 Design Compatibility Guidelines – Nellis AFB, NV

Nellis Air Force Base Districts

Map 1: Base Districts

SECTION 3.0 Base Overview and District Analysis

Design Compatibility Guidelines – Nellis AFB, NV 3-2

3.1 GENERAL OVERVIEW

These design guidelines seek to foster the creation of a “corporate image” for Nellis AFB through the development of a “campus atmosphere” on the base proper. The plan for achieving this “campus 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 will coordinate the regulation of street hierarchy, building massing and heights, and functional zoning and sub-zoning for the creation of unified districts. The criteria will include adopting common setback requirements for the reinforcement of street edges, establishing direct relationships between buildings, entrances, and street frontage. The criteria will provide guidance regarding appropriate adjacencies at district edges.

Incorporating these planning guidelines will contribute to the creation of a clearly identifiable air force base with a legible physical matrix similar to that found on college campuses, corporate office parks, and traditional American small towns.

Architecturally, the guidelines will specify a limited, but not overly restrictive, palette of exterior materials. This will assist in the creation of a holistic image for the base. Common district-wide policies towards sloped roofs and common fenestration types and patterns will further reinforce the “campus atmosphere.”

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 for major thoroughfares can successfully integrate the different districts into a coherent whole. If linked with the various open spaces across the districts, the streets can form a base-wide system of open space development, providing a continuous network of vehicular and pedestrian pathways.

Recent work on the base has returned to adopting the characteristics of indigenous architecture of the American Southwest. This palette typically includes rugged walls of “Nellis Brown” split-face concrete masonry units with punched-out windows and sloped roofs of standing seam metal. This general assemblage of materials, expanded base-wide, will yield a coherent and distinct character uniquely fitted to Nellis AFB. Moreover, this architectural approach will be both environmentally and economically sound because besides being energy efficient, it is also sensitive to the historical and cultural environment of the American Southwest.

All projects at Nellis AFB must be constructed in accordance with the Nellis Design Compatibility Standards, the ACC Design Standards (Appendix 2), the International Building Code, the Americans with Disabilities Act, the Uniform Federal Accessibility Standards, and UFC 4-010-01, DOD Minimum Antiterrorism Standards for Buildings.

For security engineering guidelines reference Army Technical Manual 5-835-1, 5-835-2 and 5-835-3 or Air Force Manual 32-1071V1, 32-1071V2 and 32- 1071-V3. For facility site design guidelines reference UFC 4-010-02, DOD Minimum Standoff Distances for Buildings. Reference Air Force Handbook 32-1084, Facility Requirements, for programming information.

3-3 Design Compatibility Guidelines – Nellis AFB, NV

3.2 Nellis AFB Districts

Map 2: Mixed Use Central Core

Design Compatibility Guidelines – Nellis AFB, NV 3-4

3.2 NELLIS AFB DISTRICTS

3.2.1 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 restaurants, warehouse stores, dormitories, office and command buildings, a church, clubhouses, and park areas. Architecturally, the buildings consist of simple one-story structures with sloping roofs, large single-story flat-roofed warehouse type structures, multi-story pitched roof dormitories, and multi-story flat roofed office buildings. Roofing materials range from built-up roofs to standing seam metal to clay/concrete tile.

Exterior wall surfaces also vary widely. The material palette includes stucco and concrete masonry units on the smaller, residential type structures, while pre-cast concrete and glass curtain walls appear on larger, office-type facilities. With few exceptions, the ratio of wall to window is appropriate for the tough desert region of the base.

Most buildings have “punched out” windows of fairly modest size and scale.

Landscaping within the Mixed Use Central Core varies as much as the architectural styles and use.

There are large expanses of gravel with minimal plant material throughout. More recent landscaping has a desert theme, with drought tolerant plants and earth tone gravel. Yet most of the existing landscaping is site specific, with few elements linking the central core together as a whole.

In general, the relative visual clutter of the area derives from lack of planning guidelines. There is neither clear internal organization to the central core as a whole, nor are there any functional sub-zones or organizational sub-groupings. There is no clear street hierarchy, no hierarchy of building massing, and no consistent relationship of buildings to the street.

In the future the implementation of an overall streetscape plan together with the development of a town center/market square can unify the overall district and provide a central public open space for the base. The architectural treatments should conform with the split-faced block or stucco, clay tile or standing seam metal roofs, deep set windows, protected entries, trellis shading, and small courtyards.

3-5 Design Compatibility Guidelines – Nellis AFB, NV

Map 3: Flight Line

Design Compatibility Guidelines – Nellis AFB, NV 3-6

3.2.2 Flight Line

The flight line consists of a linear array of buildings along the southeastern edge of the base. Its northern boundary is Tyndall Avenue, which runs parallel to the flight line. Tyndall serves as the main street for the flight line, providing both pedestrian and vehicular access to all the buildings. These buildings consist mainly of hangar type structures fronting the aircraft parking apron. Smaller support facilities, located between the hangars and Tyndall Avenue, are used for maintenance, fire training, and supplies storage. The flight line is primarily industrial in character, 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. The support facilities tend to be less homogeneous.

Minimal landscaping occurs along the rear of the flight line between the structures and Tyndall Avenue. Walls have been constructed between hangars and support buildings to provide a visual screen and spatial definition. Appropriate landscaping for the desert environment has been implemented only at the Thunderbirds’ Building.

The lack of adequate planting draws attention to the existing overhead power lines along Tyndall Avenue.

In general, the flight line buildings have a well -developed presence facing towards the runways, but this image is only hinted at when viewed from Tyndall Avenue. Tyndall Avenue lacks a clear system of pedestrian and vehicular entrances. The Thunderbird and F-22 facilities serve as a model for this area; it creates a sense of presence along Tyndall Avenue and of expressing the importance of the flight line. Simultaneously, these facilities provide a clear sense of entry for both pedestrians and vehicles. Extending the planning principles implicit in these facilities down the length of Tyndall Avenue will establish both a clear public presence and a coherent organizational pattern for the entire flight line along Tyndall Avenue.

3-7 Design Compatibility Guidelines – Nellis AFB, NV

Map 4: Facilities Engineering

Design Compatibility Guidelines – Nellis AFB, NV 3-8

3.2.3 Facilities Engineering & Logistics

Readiness

The Facilities Engineering & Logistics Readiness area of the base is a fairly compact region of one-story structures serving as support for the entire base. The buildings consist of offices and maintenance structures. They are simple and utilitarian. The primary materials include a mix of concrete masonry units and metal panels, with either very low-sloped roofs or flat roofs. Door and window openings are “punched out,” and well proportioned to both their internal function and the exterior environment.

Concrete masonry unit walls are used to screen storage areas from streets and building entrances.

Spaces between the buildings are typically paved to allow for vehicular circulation and access to the loading areas. Landscaping is limited within these areas and has been primarily implemented at the front of buildings and around perimeter walls. The landscaping adjacent to the buildings and walls, installed prior to the creation of the Nellis AFB Landscape Master Plan Criteria, does not reflect the current direction of landscape architecture on the base.

As with the Mixed Use Central Core, development in the Facilities Engineering area appears haphazard.

There appears to be no overall plan regarding functional zoning, building massing, or street hierarchy. Establishing a consistent relationship between building and street frontage is the most important planning policy needing implementation in the Facilities Engineering district. Adoption of this policy will reorient the extant usage patterns of buildings in this district so that buildings front onto the public street system and enclose vehicular service courts towards the interior of the block. The architectural treatments shall conform with split-faced block, standing seam metal roofs, deep set windows, protected entries, trellis shading, and small courtyards.

3-9 Design Compatibility Guidelines – Nellis AFB, NV

Map 5: Residential Neighborhoods

Design Compatibility Guidelines – Nellis AFB, NV 3-10

3.2.4 Residential Neighborhoods

The residential neighborhoods at Nellis AFB have begun to emerge as a clear and coherent arrangement of dwelling units. The buildings are almost uniformly single-story structures with sloping roofs, usually of clay tile. The homes share a commonly scaled pattern of fenestration. They all front the street appropriately and typically focus on central neighborhood features. In the case of Manch Manor, the central feature is a recreational park, while in the case of Nellis Terrace, it is the Lomie Gray Heard Elementary School. Current renovations in the residential neighborhoods have successfully integrated the older structures with newer ones to provide a uniform appearance.

Landscaping in the residential neighborhoods exhibits characteristics of milder, less arid parts of the country and is somewhat inappropriate for desert climate. All of the yards consist of turf with minimal use of other plant material. Large street trees exist which lend shade, but the trees are not typical of the desert environment, increasing water usage and maintenance requirements. The trees do provide an edge to the streets, which are fairly wide. The areas of Nellis Terrace which have been redeveloped have a more environmentally friendly landscaping in the front yards and turf is limited to small areas in the rear yards. These should serve as a model for the future.

Architectural character constitutes a successful program for integrating new buildings with existing ones. They also illustrate successful planning for the gradual expansion of neighborhoods over time. The development of separate residentia l neighborhoods, in lieu of a continuous matrix of undifferentiated housing units, establishes a scale and individuality appropriate to residential usage. Care should be taken, however to ensure that sufficient common facilities are provided, as these individual neighbor-hoods continue to proliferate. These common “town center” facilities should both reinforce the individual character of each neighborhood and integrate the various neighborhoods together.

3-11 Design Compatibility Guidelines – Nellis AFB, NV

Map 6: Recreational Areas

Design Compatibility Guidelines – Nellis AFB, NV 3-12

3.2.5 Recreational Areas

The recreational areas at Nellis AFB are primarily oriented around large, grassy areas into which are inserted a variety of features. Ball fields, running tracks, picnic shelters, and barbecue pits populate an otherwise open expanse of lawn. The open-air shelters are simple pitched roof structures supported on columns. The roofs are either clay tile or standing seam metal, and the columns are either wood or split face concrete block.

The open recreational area contains playing fields for softball, baseball, soccer, and football. While this accommodates basic recreational needs, further development is necessary to enhance the general character and expand the functional utility of the district. The area currently has an abundance of turf, despite the excessive water and maintenance demands needed for turf. The area also has a minimum of supportive landscaping along the street edge, the jogging trail, and the picnic areas. Such landscaping, if implemented correctly, need not increase water usage or maintenance. In general, reorienting these priorities, reducing unnecessary turf while adding needed shade trees, will assist in maximizing the potential of the recreation district.

Aside from the adjacency of the recreational areas to residential neighborhoods, no base-wide system of open space has been developed. The linkage of the individual park elements together in a coordinated fashion should be planned for the future. A unique feature of the recreational spaces, which may begin to provide this linkage, is the incorporation of aircraft shells elevated on concrete bases. These sculptural pieces thematically connect the recreational areas with the rest of the base and provide unique elements for the enjoyment of both children and adults.

3-13 Design Compatibility Guidelines – Nellis AFB, NV

Map 7: Area II

Design Compatibility Guidelines – Nellis AFB, NV 3-14

3.2.6 Area II

The buildings in the Area II District, although they vary greatly in many respects, constitute a fairly coherent and well-orchestrated campus-like complex. This area consists primarily of a one-story office building for the Red Horse Squadron, numerous large one-story storage buildings, and a campus of multi-story buildings focusing on the cafeteria.

Architecturally, the buildings in the area have exterior walls of either concrete masonry units or stucco, with roofs of either standing seam metal or low sloped asphaltic built-up roofing. Doors and windows are a “punched out” type of fenestration, appropriate for both the interior functions of the buildings and harsh external environment in which they are located.

Landscaping within the area is appropriate for the desert climate, but too sparsely applied to function effectively. There are large expanses of both gravel and turf with minimum plant material throughout.

While more recent landscaping has a desert theme with drought tolerant plants, extending this policy is critical to enhancing the area.

3-15 Design Compatibility Guidelines – Nellis AFB, NV

Map 8: Creech AFB, Nevada

Design Compatibility Guidelines – Nellis AFB, NV 3-16

3.2.7 Creech AFB

Creech AFB is an independent airfield under Nellis AFB’s command and is located 48 miles northwest of Nellis AFB at Indian Springs, Nevada. Creech AFB consists of a relatively modest flight line supported by offices and maintenance facilities. The buildings are primarily one-story structures with low-sloping roofs. The roofs are typically asphalt shingles or standing seam metal. Exterior wall surfaces include metal panels, stucco on wood frame, concrete masonry units, and horizontal and vertical siding. Windows are small and “punched out.” A vacated residential neighborhood sits across the State Highway. The buildings are generally sandstone in color, with brown colored accent trim.

The outstanding feature of the base is the control tower and new facilities supporting the Predator UAV mission.

Turf is the primary landscape material at Creech AFB. Most areas which are not planted with turf are neglected all together. Landscape architecture at the airfield has not been addressed as a whole. It appears to be done on a case-by-case basis with little effort being made to unify the landscape or to design within the limitations of a desert environment.

In general, the overall organization of Creech AFB is good. The area has clearly delineated zones of Flight Line, Facilities Engineering, and Residential Neighborhood. The clarity of this structure should be maintained in future development. Individual developments should take a look at creating “people spaces” such as enclosed courtyards, shaded walkways, etc. The architectural treatments shall conform with brown split-faced block or stucco, concrete tile or sandstone colored standing seam metal roofs, deep set windows, protected entries, trellis shading, and small courtyards.

Note: The variety of building types at Creech AFB is directly comparable to the variety and type of buildings at Nellis AFB. The Design Guidelines which are applicable to Nellis AFB are applicable to the corresponding areas of Creech AFB.

SECTION 4.0

Site Design Standards

SECTION 4.0 Site Design Standards

Design Compatibility Guidelines – Nellis AFB, NV 4-1

4.1 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 of similar type and usage should be located in close proximity to existing buildings of similar types and 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.

Heights of buildings may vary as functionally required, but height should not vary more than one story from adjacent buildings.

In the Mixed Use Central Core, the “downtown” of Nellis AFB is bounded by Washington Avenue to the west, Fitzgerald Boulevard to the north, Rickenbacker Road to the south, and Ellsworth Avenue to the east. This subzone, or “district within the district,” contains facilities of central social importance to the entire base, e.g. the bank, supermarket, church, etc. Within this “downtown” area, the current parking area encompassed by the NCO Club, and theater has the potential for development as the town center or market square. Future retail and civic/institutional buildings should be sited in this area to reinforce the emerging “town center/market square” atmosphere.

Existing bachelor enlisted quarters are interspersed 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 create additional zones of development.

Future ancillary facilities which are directly supportive of the base flying mission along the Flight Line should be situated along Tyndall Avenue. This will serve to link new facilities both to the existing squadron buildings and to the Flight Line.

Regarding Residential Neighborhoods, continue to develop single family residential areas of limited extent around neighborhood oriented facilities.

Nellis Terrace, clustered around Lomie Heard

Site Design Standards SECTION 4.0

4-2 Design Compatibility Guidelines – Nellis AFB, NV

Elementary School, serves as a good model for this type of development.

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

4.2 BULK: MASSING AND HEIGHTS

Projects should be reviewed on an individual basis. In general, throughout the base, buildings should be restricted to two-stories in height, excepting unaccompanied housing facilities, which are permitted to be three-stories. Hangar facilities along the Flight Line should be sized according to functional requirements.

In the Mixed Use Central Core, as pressure mounts for additional development, concentrate taller buildings in the “downtown” area, described previously.

Along the Flight Line, at the southern end of Tyndall Avenue, locate future flying mission support facilities. These lower height buildings will simultaneously articulate entranceways, screen parking areas, and enhance the frontal presence of the Flight Line.

In the Facilities Engineering & Logistics Readiness area, 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 plan 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.

Design Compatibility Guidelines – Nellis AFB, NV 4-3

4.3 OPEN SPACE: STREETS, STREET

WALKS, YARDS, SETBACKS AND

SIDEWALKS

Given the predominantly built-up character of the base, providing regularity of the streetscape elements offers tremendous opportunity for creating a more cohesive environment. This will include controlling the relationship of sidewalks to curb, coordinating street plantings in relation to the curb, and regulating the types of street tree plantings. The adoption of these guidelines will reinforce the existing street hierarchy of the base, creating a more “legible,” user-friendly environment.

4.3.1 Streets

To enhance and unify the overall character of the base, trees should be provided along the streets and at intersections.

Planting should be provided along presently developed streets immediately. This will provide for a better appearance base-wide. As development occurs, consistent planting along streets must be provided.

Within the Mixed Use Central Core, only Washington Boulevard has streetscape planting.

The Boulevard is lined with palm trees, which create an identifiable feature. The concept of streets with landscaping lining the edges should be implemented throughout this district. The landscaping along the street edge does not need to be regular. Irregular plant spacing will provide a desirable effect and blend better with the natural environment. The streets (other than Washington Boulevard) which require street trees to link this district together are Fitzgerald Boulevard, Duffer Drive, Rickenbacker Road, Ellsworth Avenue, and Griffis Road from Tyndall Avenue to Rickenbacker Road.

Along the Flight Line, Tyndall Avenue is the main circulation route and should be enhanced to emphasize its importance to the base. As you enter the base on Tyndall Avenue, landscaping should be provided to indicate arrival. Once inside the gate, the landscaping should be less

4-4 Design Compatibility Guidelines – Nellis AFB, NV formal, with meandering curvilinear sidewalks beside the road . This design can be tied directly to the neighboring recreational area. As one progresses up Tyndall Avenue directly adjacent to the Flight Line (i.e. as Tyndall turns 45° to the north), a more regular approach should be taken.

Here, sidewalks should revert from a continuous meander to the regular straight type. In general, sidewalk types should be keyed to uses.

Undeveloped land areas and recreational zones at the periphery of the base should receive curvilinear walks. All other areas should receive straight walks.

Areas that contain drainage swales should be naturalized. These drainage areas should be lined with river rock and meander instead of being linear. Native desert plant material which thrives in this situation should be used. The western edge of Tyndall Avenue shall be landscaped with street trees to define the edge of the Flight Line and the Mixed Use Central Core.

In the Facilities Engineering & Logistics Readiness area, landscaping should be concentrated at the fronts of the buildings, especially those which front on Beale Avenue, the main road through this district. The rear and sides of the buildings in this district are primarily for loading and storage. These areas should be screened with a combination of plant materials and walls.

In the Residential Neighborhoods, planting design should provide tree-lined streets, encourage pedestrian activity, and create a neighborhood environment. Landscaping of front yards should provide a diversity of plant material which will help create individuality from house to house.

Turf should be limited to open play areas and the rear yards of housing.

Landscaping should be used to link the different aspects of the Recreational Areas. Pathways and sidewalks should provide a continuous connection to the different activities. Berming should be used along the perimeter of this district to provide a buffer between streets and adjoining uses. Turf should be limited to areas such as baseball/softball fields, soccer fields, and open play areas.

Design Compatibility Guidelines – Nellis AFB, NV 4-5

4.3.2 Street Walls, Yards and 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.

Street tree plantings should reinforce the street edge. While more critically necessary in built-up areas, street trees should also be planted in undeveloped areas to visibly reinforce the roadway, and provide shade for bicyclists and pedestrians.

On corner lots, both streets are to be considered front yards, and both sides abutting other lots are to be considered side yards.

4.3.3 Sidewalks

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. Along primary streets, walkways which are parallel to the curb should be held a minimum of 5-feet from the back of curb.

This allows for street trees to be planted between the walk and the curb. Along secondary streets, the walks may extend to the back of the curb, as currently exists in areas of the base. For each street, once the location of the walks in relation to the curb has been established, it should be maintained for the entire street.

All walkways should be handicapped accessible.

Requirements of the Americans with Disabilities Act and 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. Handicapped accessible walkways shall be designed to the following standards:

4-6 Design Compatibility Guidelines – Nellis AFB, NV

1. It is preferred that walkways not exceed continuous grades over 3%. Walkways with sustained grades in excess of 5% are considered ramps and shall have level areas a minimum of 5-feet in length every 30-feet.

2. Where possible, walkways should have a continuous common surface, not interrupted by steps or abrupt changes in level exceeding ½-inch. The walk surface shall be relatively smooth and have a non-slip surface such as a medium broom finish. These standards apply wherever walkways cross other walkways, driveways or parking lots.

3. Surface cross slopes shall not exceed ¼-inch per foot (2%).

4.3.4 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.

It is preferred that parking spaces be 90° to parking lot aisles. Aisles should be 26-feet wide and parking spaces 9-feet wide by 18-feet deep.

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

Garages or carports should be set back a minimum of 5-feet 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-feet by 17-feet 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-foot by 18-foot island in a parking lot.

Minimum spacing between trees in parking lot islands shall be 25-feet.

Design Compatibility Guidelines – Nellis AFB, NV 4-7

15% 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-feet to 8-feet 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-inches planted 3-feet on center.

All site entry drives shall be well landscaped with a combination of evergreen shrubs, flowering shrubs, deciduous shade trees, flowering trees, and flower beds.

Refer to Landscape Standards for additional recommendations.

SECTION 5.0

Architectural Standards

SECTION 5.0 Architectural Standards

Design Compatibility Guidelines – Nellis AFB, NV 5-1

5.1 EXTERIOR WALLS

5.1.1. General Recommendations

Exterior walls should be built of integrally colored split-face or ground-face concrete masonry units.

All concrete masonry units and mortar should be manufactured with additives to discourage efflorescence. 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. Thicker wall sections, which allow for thermal lag, are encouraged. 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 encouraged to provide a sense of scale, pattern, and texture to the buildings. Patterning of concrete masonry units can also be used successfully to articulate building entrances.

When required in large-scale structures (hangars and industrial buildings) metal clad buildings may be used along the Flight Line and in the Facilities Engineering & Logistics Readiness area.

However, such buildings should be provided with a base 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 masonry base or water table , 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, 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

ACC.

Exterior walls in the Residential Neighborhoods should be finished with an acrylic stucco application. Buildings should be limited to one primary type of stucco, preferably “sand” finish.

As an option, exterior walls may include an accent feature (tile band, stucco string course, etc.) of a complementary type and color. All stucco walls should be painted. Integrally colored stucco surfaces must be sealed.

In all areas, exterior walls and/or columns of shade structures (picnic shelter, pavilions, barbecue enclosures etc.) should be built of integrally colored split face or ground-face concrete masonry units.

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

Architectural Standards SECTION 5.0

5-2 Design Compatibility Guidelines – Nellis AFB, NV

5.1.1. Approved Material and Treatments

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.

Split Face/Ground Face Concrete Masonry Units

Manufacturer: Rinker

Color: “Sandstone”

Color: “Brown”

Color: “Dark Brown”

Metal Wall Panels

Color: “Frazee Paint

#213 “Travatan””

#212 “Spanish Brown”

Painted Surfaces

Manufacturer: Frazee Paint

Color: #213, “Travatan” w/ #212, “Spanish Brown” trim

Stucco (Paint)

Manufacturer: Frazee Paint

Color: #213, “Travatan” w/ #212, “Spanish Brown” trim

Housing

Color: #381, “Mesa Tan” w/ #8304M, “Washed Suede” trim

Color: #182, “Arizona White” w/ #213, “Travatan” trim

Color: #390, “Western Beige” w/ #212, “Spanish Brown” trim

Design Compatibility Guidelines – Nellis AFB, NV 5-3

5.2 ROOFS

5.2.1 General Recommendations

Roofs should have a minimum of 3:12 pitch and be hipped or gabled at the ends. Roofs should be of pre-finished standing seam metal. For community activity facilities, use clay or concrete tiles. For single family detached residential buildings, clay or concrete tiles are acceptable. Concrete tiles are preferable to clay tiles, and shall be provided with tile bird stops at the eaves. Concrete tile shall be integrally colored.

Use of a low sloped roof only acceptable where dictated by building surroundings and/or scale.

Low slope roof requires prior ACC approval. If approved, low sloped roofs should have an EPDM membrane type roof system.

Roof overhangs are encouraged. Fascias should be of formed prefinished aluminum. Soffits should be of medium density overlay (“MDO”) plywood.

Roofs of buildings with HVAC systems shall be insulated to at least R-30. Provide ventilation (soffit and ridge, continuous strip at soffit, preferred) for all roof systems.

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, whenever possible.

Rooftop equipment is not permitted on any roof.

Gutters and downspouts are not required or encouraged on buildings with pitched roofs.

Interior roof drains are also discouraged.

Scuppers, where approved for low sloped or flat roofs, shall be of clay tile or concrete.

5.2.2 Approved Material and Treatments

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.

5-4 Design Compatibility Guidelines – Nellis AFB, NV

Standing Seam Metal Roofing Color: Frazee Paint

#213“Travatan”

Painted Surfaces Manufacturer: Frazee

Color #213, “Travatan”

Color #212, “Spanish Brown”

Clay Roofing Tiles Manufacturer: Deleo Clay Tile

Color: “Rose Stone Blend”

Concrete Roofing Tiles Manufacturer: Lifetile

Color: # 820 California Mission Blend

5.3 DOORS AND WINDOWS

5.3.1 General Recommendations

Main entry doors should be of a glazed storefront type in thermally broken anodized aluminum frames. Glazing to be tempered, low-E insulated dual pane with ½-inch argon gas pocket.

Secondary entrances, exit doors, and frames 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, color to be white). Factory primed, field painted doors are acceptable, but not preferred. Vehicular service doors should be of pre-finished aluminum.

Generally limit the amount of glazing on a building to 15% of the exterior wall surface area. In general, avoid large, unprotected expanses of glass, especially facing in the southwesterly direction. Avoid skylights. Clerestory windows, where functionally justified and carefully placed to avoid exposure to western sunlight, are acceptable.

Design Compatibility Guidelines – Nellis AFB, NV 5-5

Punched-out windows should be utilized throughout the district. Ganged units of a limited extent are acceptable. Windows and doors shall meet requirements stated in UFC 4-010-01.

Glazed units should be set a minimum of 2-inches back from the face of the exterior wall surface.

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-inch argon gas pocket) in thermally broken aluminum frames with factory applied white finish aluminum frames. Operable single hung windows are encouraged, though sliding units are acceptable. Fixed units are also acceptable, where functionally justified.

5.3.2 Approved Material and Treatments

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 color, textures and patterns indicated and conform to all other specification requirements.

Hangar Doors Color: #212, “Spanish Brown”

Exterior Painted Steel Doors/Windows/Trim Manufacturer: Frazee Paint

Color: #212, “Spanish Brown” or

Color: Medium Bronze

Aluminum Window Units Colors:

Frame- Medium Bronze Anodized

Glazing - Bronze Tinted, Low-E

5-6 Design Compatibility Guidelines – Nellis AFB, NV

5.4 HARDWARE

5.4.1 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 base-wide, 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.

5.4.2 Approved Materials and Treatments

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.

Builders Hardware Manufacturers Association (BHMA) is listed as a reference for standard finishes.

§ 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, removable core function as required (see BMHA ANSI function F75- F93). Lever handles shall be provided at all locations. Finish of levers and all miscellaneous visible parts shall be Satin Medium Bronze. Provide “Best” or locks compatible with “Best” for all work except residential buildings. The cylinder and cores must be interchangeable and have six or seven pin tumblers and be fully compatible with products from Best Lock Co. Residential projects should use “Weiser” locks for doors in the housing areas.

§ Miscellaneous Hardware: Stops, kick plates, etc. shall be Satin Medium Bronze.

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

5.5 OUTBUILDINGS/GARDEN

WALLS/FENCES

5.5.1 General Recommendations

Out buildings, garden walls, and fences are required for multiple purposes throughout the districts of the base.

These include storage sheds, 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.