2020_1562038_P1254 Final Volume II.pdf

eProjects Work Order Number(s): 1562038

Appropriation: MCON

CONSTRUCT PHOTOVOLTAIC ARRAY

(Volume II of II)

At the

MCAS Beaufort, SC

(P-1254)

DESIGNED BY:

NAVFAC MID-ATLANTIC

9742 MARYLAND AVENUE

NORFOLK, VIRGINIA 23511-3095

REQUEST FOR PROPOSAL PREPARED BY:

Civil: Quy N. Tran, EIT Structural: John A. Nicholson, PE Electrical: Justin D. Urquhart, PE Fire Prot.: Lisa M. Bossert, PE Geotechnical: Charles F. Crawley, PE Specification: Justin D. Urquhart, PE

Date: May 26, 2020 (Final)

REQUEST FOR PROPOSAL APPROVED BY:

For Commander, NAVFAC MID-ATLANTIC:

Date: 27 MAY 2020

PART SIX - ATTACHMENTS - Page 1

PART 6 ATTACHMENTS

TABLE OF CONTENTS

Chapter A – Miscellaneous Documents Engineering & Construction Bulletin Issue 2014-02 MCAS Beaufort – Master Plan MCAS Beaufort BEAP 2015 MCAS Beaufort Asbestos Report Beaufort County Flood Insurance Rate Map Navy’s Timber Payback Clause MCAS Beaufort Specifications for Geospatial Data Deliverables Project Sign

Chapter B – Site Diagram Conceptual Diagram

Chapter C – Low Impact Development DON LID Policy Nov 2007 Penn Memo LID Waiver Form LID Reporting Form NAVFAC LID Verification Report

Chapter D – Forms ATFP UFC Checklist Template Permits Record of Decision (PROD) Outage Request Excavation Request Energized Work Permit Temporary Trailer Checklist Purchased Utility Invoice Information Sheet Request for Gas Service

Chapter E – Existing Site Photos Existing Site Photos from 22 January 2020

Chapter F – Sample Fence and Gates Sample Fence and Gate Details

Chapter G – Existing Site and Reference Drawings Building 1254 and Concrete Reference Drawings Existing Topographic Survey at Building 1254 Existing Utilities at Proposed Site Existing Utilities at Van Pad Generator Site

Chapter H – Subsurface Geotechnical Data Historic Geotechnical Data of General Site Vicinity

CHAPTER A

MISCELLANEOUS DOCUMENTS

Pleasant Point

City of Beaufort

B ri ck yard C reek

Albergo tti C reek

Coosaw River

M cC allys Creek

2,000 0 2,000 4,000

Scale in Feet

En vi ro nm en ta l C on st ra in ts

Y ea r F lo od pl ai n

MCAS Beaufort South Carolina

Comprehensive Installation Plan Update

100 Year Floodplain (Within Installation Boundary)

Building / Facility Trail Road Installation Area Water Marshland

Pleasant Point

City of Beaufort

B ri ck yard C reek

Albergo tti C reek

Coosaw River

M cC allys Creek

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Pl an ne d

Pr oj ec ts

MCAS Beaufort South Carolina

Comprehensive Installation Plan Update

Airfield and Road Surface Area Installation Area Trail Building / Facility Wetlands Water Marshland

8,0004,0004,000 0

Scale in Feet

A Air Embarkation Facility B F-35B Aircraft Assult Strip C LB - Fire Station D MAG -31 Headquarters Facility E Marine and Family Readiness Center F Cryogenics Facility G P-420 New Indoor Fitness Facility

H P-442 VLP

I P-442 VLP

J P-442 VLP

K P-442 VLP

L P-442 VLP

M P-444 Training and Simulator Facility N P-454 Double Hangar O P-465 Hangar P Recycling/Hazwaste Facility Q Simulated LHD Deck for F-35B R PhotoVotaic Array Facility

MILCON PROJECTS

R

KK

quy.tran Oval quy.tran Callout

P1254-PROJECT SITE

612 611

12451229

1108B

1108A

1108C

932A

2085B

426A

1122A

1283A

1121A

1083A

782758

1087 1095

1121B 1121C

2085T

C

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U lti m at e D ev el op m en t P la n

Ad m in is tr at iv e

A re a

MCAS Beaufort South Carolina

Comprehensive Installation Plan Update

Existing Structures - Cat Code Series 100-XX Operational and Training Facilities 200-XX Maintenance and Production Facilities 400-XX Supply Facilities 500-XX Hospital and Other Medical Facilities 600-XX Administrative Facilities 700-XX Housing and Community Facilities 800-XX Utilities and Ground Improvements Proposed Base Layout

Identified Projects Long-Term Potential Project

MILCON

Planned MILCON Match Lines Existing Fuel Line Proposed Security Fence Airfield and Road Surface Area Trail Installation Area Water Marshland

8,0004,0004,000 0

Scale in Feet

A 500k Gallon In-ground Water Tank B Greenspace C Marine & Readiness Center D New Fitness Center E Demo Existing Fitness Center F New Truck Gate & Entrance Configuration G Pass Office & Parking Expansion H Potential Fast-Food

Identified Projects

729728

1101A

259 260

1270A

12071144

7231326

1004A

808T

1139 A&B

HG

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U lti m at e D ev el op m en t P la n

In du st ria l A re a

MCAS Beaufort South Carolina

Comprehensive Installation Plan Update

Existing Structures - Cat Code Series 100-XX Operational and Training Facilities 200-XX Maintenance and Production Facilities 400-XX Supply Facilities 500-XX Hospital and Other Medical Facilities 600-XX Administrative Facilities 700-XX Housing and Community Facilities 800-XX Utilities and Ground Improvements Proposed Base Layout

Match Lines Proposed Roads Existing Fuel Line Proposed Security Fence Trail Installation Area Water Marshland

Identified Projects Planned MILCON Long-Term Potential Project

1,0005001,000 0

Scale in Feet

A Replace all Cut and Cover Tanks at Fuel Farm C B New Security Fence - Industrial Area C New Cryogenics D New Animal Control Facility E Demolish Unused Section of 1254 Van Pad F Demolish Existing Cryogenics/Haz. Waste Facilities G Demolish Existing Recycling Facilities H Vertical Landing Pad I Vertical Landing Pad J Demolish WWII Runways K Runway 14/32 Extension

Identified Projects

BASE EXTERIOR ARCHITECTURE PLAN

Prepared for

Marine Corp Air Station Beaufort South Carolina

March 2006

Base Exterior Architecture Plan

Marine Corp Air Station, Beaufort SC

EXECUTIVE SUMMARY

The Base Exterior architecture Plan (BEAP) is a comprehensive guide from improving the visual qualities of the environment at the Marine Corps Air Station (MCAS), Beaufort, South Carolina.

It is divided into four major sections:

Survey and Analysis Visual Environment Theme Visual Environment Plan Base Design Guides

The Survey and Analysis identifies and analyzes significant site components such as buildings, roads, parking lots, the natural landscape, and the functional visual districts which are usually readily identifiable areas of particular uses such Troop Housing and Supply (warehouses). It documents the visual assets (good features) and visual liabilities (bad features) of site components and functional visual districts.

The Visual Environment Theme identifies the primary and secondary themes or personalities of MCAS from which the Visual Environment Plan evolves. The Visual Environment Plan provides a list of improvement projects that will establish a pattern for preserving and strengthening the visual assets and correcting visual liabilities. The Base Design Guides provide design guidance for accomplishing the projects described in the Visual Environment Plan.

Formerly, most of the attention at MCAS has been focused on the mission with little concern about the quality of the environment. However, that is changing. Although the mission is still top priority, it is now recognized that the quality of the manmade and natural environment can contribute to improved morale and well-being of Marines and their families. The mission can only benefit from this change in attitude.

In the past, aesthetics appear to have been largely regarded as an unaffordable luxury-something that is superficially added to a function to make it prettier. Enlightened decision makers, both military and civilian, have come to realize that aesthetics is not just a superficial application- it is an integral part of the function. Either the function is attractive of unattractive. It is either harmonious or unharmonious with the natural manmade environment and it is not necessarily more expensive.

Often it is a matter of site planning with a sensitive awareness of the natural environment. It is a matter of designing a building with an awareness of form, color, and materials of other buildings in the area. It is a desire to maintain attractive improvements after they have been built.

ii

TABLE OF CONTENTS

EXECUTIVE SUMMARY .................................................................................................................... II

1.0 INTRODUCTION

2.0 SITE SURVEY AND ANALYSIS

2.1 GENERAL

2.2 AREA ENVIRONMENT AND CULTURAL FACTORS

2.2.1 Location

2.2.2 History of Beaufort, South Carolina

2.2.3 History of MCAS

2.2.4 Climate

2.2.5 Topography and Drainage

2.3 SITE COMPONENTS

2.3.1 Off-Station Impressions

2.3.2 Roads

2.3.3 Parking Lots

2.3.4 Buildings

2.3.4.1 Architectural Style

2.3.4.2 Uniformity and Context

2.3.5 Natural Landscape

2.3.6 Cultivated Landscape

2.3.7 Pedestrian Circulation

2.3.8 Bikeways

2.3.9 Site Furnishing

2.3.10 Lighting

2.3.11 Signage

2.3.12 Utilities

2.3.13 Storm Drainage

2.4 FUNCTIONAL VISUAL DISTRICTS

2.5 SUMMARY

3.0 VISUAL ENVIRONMENT THEME

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4.0 BASE EXTERIOR DESIGN GUIDES

4.1 INTRODUCTION

4.2 GENERAL

4.3 OBJECTIVES

4.4 ARCHITECTURAL CHARACTER

4.4.1 Building Massing

4.4.2 Building Form

4.4.3 Building Detailing and Fenestration

4.4.4 Building Entrances

4.4.4.1 Primary Entrances

4.4.4.2 Secondary Entrances

4.4.4.3 Service and Emergency Egress

4.4.4.4 Handrails

4.4.4.5 Drop-Offs

4.4.4.6 Arcades and Loggias

4.4.5 Windows and Doors

4.4.6 Building Gutters and Downspouts

4.4.7 Materials and Colors

4.4.7.1 Specifications

4.4.8 Mechanical Equipment and Service Areas

4.4.9 Wall Components

4.4.10 Vents and Equipment

4.4.11 Screen Walls

4.4.12 Dumpster Enclosures

4.4.13 Renovation and Rehabilitation

4.5 ENVIRONMENTAL ISSUES

4.5.1 Site Considerations

4.5.2 Site Development and Design

4.6 SIGNAGE

4.7 ROADWAYS, PARKING, AND WALKWAYS

4.7.1 General

4.7.2 Existing Circulation

4.7.3 Objectives

4.7.4 Roadway Construction

4.7.4.1 Primary Roads

4.7.4.2 Secondary Roads

4.7.4.3 Tertiary Roads

4.7.5 Parking

iv

4.7.5.1 General Recommendations

4.7.5.2 Medians and Planting Islands

4.7.5.3 Lot Layout

4.7.5.4 Reserved Parking

4.7.5.5 Motorcycle Parking

4.7.5.6 Paving, Curb, and Gutter

4.7.5.7 Painting and Striping

4.7.5.8 Service Drives

4.7.6 Pedestrian Circulation

4.7.6.1 Sidewalks

4.7.6.1.1 Crosswalks

4.7.6.2 Recreational Trails and Bikeways

4.8 EXTERIOR LIGHTING

4.8.1 General

4.8.2 Objectives

4.8.3 Illumination

4.8.3.1 Roadway Lighting

4.8.3.2 Parking Lighting

4.8.3.3 Lighted Bollards

3.8.3.4 Accent Lighting

4.8.3.5 Low Level Lighting

4.9 LANDSCAPING

4.9.1 General

4.9.2 Objectives

4.9.3 Landscape Planting Standards

4.9.4 Planting Design

4.9.5 Spacing

4.9.6 Installation

4.9.7 Landscape Design Applications

4.9.7.1 Street Trees

4.9.7.2 Foundation Plantings

4.9.7.3 Landscape Buffers and Screens

4.9.7.4 Open Space and Lawn Areas

4.9.7.5 Parking Facility Plantings

4.9.8 Landscape Plant Selection

4.9.9 Landscape Maintenance

4.9.9.1 Lawn Areas

4.9.9.2 Trees and Shrubs

4.10 SITE FURNISHINGS

4.10.1 General

4.10.2 Objectives

4.10.3 Fixed or Removable Bollards

v

4.10.4 Trash and Cigarette Receptacles

4.10.5 Planters

4.10.6 Drinking Fountains

4.10.7 Bike Racks

4.10.8 Benches

4.10.9 Picnic Tables

4.10.10 Barbecues

4.10.11 Dumpsters

4.11 Utility Systems

4.11.1 Utility Lines

4.11.2 Utility Structures

4.11.3 Fire Hydrants

4.11.4 Mechanical Equipment/ Components

4.11.5 Communications

4.11.6 Lighting Protection

4.11.7 Steam Lines

4.11.8 Electrical Lines

5.0 IMPLEMENTATION

5.1 GENERAL

5.2 KEY ELEMENTS

5.3 DISTRIBUTE THE BEAP

5.4 ESTABLISH THE BEAP REVIEW BOARD

5.5 DESIGNERS COMPATIBLE WITH PROJECT

5.6 RESPECT THE MASTER PLAN

5.7 PROCESS PROPER SUBMITTALS

5.8 REQUIREMENTS DOCUMENTS/ PROGRAMMING PHASE

5.9 CONCEPT DESIGN

5.10 FINAL DESIGN

5.11 COLOR CONFIRMATION DURING CONSTRUCTION

5.12 BEAP REVIEW BOARD CHECKLIST

vi

APPENDIX

A. Signage Study

B. Interior/ Exterior Colors i

1.0 INTRODUCTION

The visual environment for Marine Corps Air Station (MCAS) Beaufort plays a major role in forming the overall impression of the Air Station. When characterized by compatible architecture that borrows from historical elements of the Air Station and the Beaufort, SC locale, combined with good site planning principals, roads, landscaping, attractive lighting, site furnishings, and signage, a positive image of the Air Station will be conveyed to military personnel, dependents, and civilians who live, work, or visit the Air Station.

This update to the Base Exterior Architecture Plan (BEAP) defines a clear design vocabulary to be used throughout the Air Station, providing specific standards to be observed in all aspects of design. Compatible architecture is accomplished not only with buildings that are similar, but also through the use of common design forms, details, materials, colors, site features, and streetscapes. One objective of the BEAP is to improve the visual quality of the Air Station by creating a visually unified environment based on a sense of a campus community. The primary design goal is to reinforce the positive elements of the Air Station, while concurrently directing future development of MCAS Beaufort toward a livable, attractive, and visually cohesive Air Station.

The Base Exterior Architecture Plan (BEAP) for Marine Corps Air Station, Beaufort has been prepared to provide guidance for the efficient and orderly development of the man-made and natural visual environment at MCAS Beaufort.

A second objective of the BEAP is to improve the visual quality of the Depot by developing unified design standards for new construction, renovation, and maintenance projects. These design standards will reinforce the existing functional and aesthetic assets of MCAS Beaufort.

2.0 SITE SURVEY AND ANALYSIS

2.1 GENERAL

The Survey and Analysis assess the visual assets and liabilities that affect the overall visual impression of MCAS. It is as important to recognize the good features (visual assets), as it is the bad features (visual liabilities). The assets are already there, providing visual enrichment at no additional cost. A good plan will build carefully on these assets, achieving maximum visual benefit in the most economical manner possible. Some of the assets appear to have been planned, such as Geiger Boulevard. Others may be accidental or existing natural or managed woodlands simply held in reserve until such time as they are needed for development. Regardless of whether they are intentional or accidental, all visual assets will be identified and will become a part of the Visual Environment Plan.

2.2 AREA ENVIRONMENT AND

CULTURAL FACTORS

The following is a brief description of environmental and cultural factors that will have some influence on the BEAP. For more detailed information, see the Installation Natural Resources Management Plan (INRMP) and the Integrated Cultural Resource Management Plan (ICRMP).

2.2.1 Location

MCAS Beaufort is located in the Low Country of Beaufort County, South Carolina and approximately 50 miles south-southwest of Charleston, South Carolina and approximately 40 miles northeast of Savannah, Georgia. The Air Station is located approximately five miles northwest of the City of Beaufort and encompasses 6,538 acres. The MCAS Beaufort lies generally east of U.S. highway 21, between the highway and Brickyard Creek and the Intracoastal Waterway. It has an outstanding natural setting with thousands of acres of saltwater marsh and miles of tidal creeks and rivers. The greater Beaufort area has a population of approximately 133,000 people, including 500 retired military and 750 retired military dependents.

2.2.2 History of Beaufort, South Carolina

Beaufort is a historic seaport city dating back to 1514 with the arrival of Spanish explorers by sea. It was later occupied by the English who founded the town of Beaufort in 1710 as a port of shipment of naval stores to England. By the 1800’s, Beaufort was a wealthy an aristocratic city. The Civil War in 1861 and a hurricane and flood in 1893 resulted in a prolonged and severe setback to the local economy. In the early 1900’s, the economy struggled back to its feet with truck farming, timbering, and the seafood industry.

Development of the Beaufort military complex in the 1940’s to 1950’s, consisting of the Marine Corps Recruit Depot, Marine Corps Air

Station, and the Naval Hospital, helped revive the local economy. Beaufort has continued to broaden its economic base into a resort and retirement area and as a major tourist attraction. The city has a beautiful historic district in its downtown area with many historic buildings. This historic district establishes the image for the Beaufort area.

2.2.3 History of MCAS

MCAS Beaufort was originally a World War II Naval Air Station commissioned in 1943 and was deactivated and given to Beaufort County in 1946. In 1953, the Air Station was reactivated as a jet aviation facility. Rebuilding and expansion of the site proceeded, and in 1955, the site was designated an Auxiliary Landing Field to MCAS Cherry Point, North Carolina. Total value of the facility at that time was approximately $900,000. Construction progressed at a fast pace, increasing plant value to $55,000,000 by 1959. In 1956, the site was commissioned as Marine Corp Auxiliary Station (MCAAS) and in 1960 it was re-designated as a Marine Corps Air Station (MCAS). By that time, the Air Station had most of the facilities required for its operation. From 1960 to 1973, several additional operations facilities and most of the community facilities were built. Since the development of the BEAP in 1987, various types of facilities have been renovated or replaced to accommodate changes in Mission and base loading. Most significantly the BEQ facilities and adjacent facilities.

2.2.4 Climate

The coastal zone of South Carolina, which includes the Beaufort area, has a subtropical climate with warm summers, mild winters, and ample precipitation. Except in summer, during which tropical air persists, weather is largely controlled by the west to east pattern of pressure systems and fronts. Rainfall averages about 49 inches per year.

Precipitation of 0.1 inch or more falls on an average of 78 days per year. The annual distribution shows a maximum of about seven inches in July and a minimum of two inches in November. The period from April to September receives an average of 31 inches of rain, or about 66 percent of the annual total.

The prevailing winds is northeasterly at about nine miles per hour. Relative humidity in mid-afternoon averages about 50 percent in spring and about 56 percent at other times.. The maximum, which usually occurs at dawn, averages 86 percent. Heavy fog occurs about 28 days each year. The sun is visible during about 65 percent of the daylight hours in summer and about 55 percent in winter.

Summer is long, warm, and moist. Maximum daily temperatures average 89 degrees Fahrenheit (°F), with minimum temperatures averaging 55°F. The abundant supply of warm, moist, and unstable air produces frequent scattered showers and thunderstorms.

An average of about 57 thunderstorms occur annually, 14 of them in July.

Autumn tends to be warm and pleasant with the first freezing temperatures usually occurring in early November. Tropical storms or hurricanes occasionally bring heavy rains and strong winds during the early part of this season.

Winter is short, mild, and relatively dry, accounting for only about 20 percent of the average annual precipitation. Average daily maximum and minimum temperatures area bout 65°F and 38°F, respectively, with freezing temperatures occurring on fewer than half of the winter days. Winter precipitation is usually in the form of rain; measurable snowfall is rare, and snow seldom stays on the ground more than one day. Freezing rain (glaze) can be expected once or twice each winter, occasionally producing a damaging ice storm.

Spring is a season of rapid transition. March is typically a month of heavy rain and warming temperatures. In late spring, scattered thunderstorm activity begins. April is the month of the greatest tornado hazard, although tornado season in the region is roughly March through August.

Beaufort County is within the southern hurricane belt with the period of maximum threat occurring in late summer through early fall. Severe hurricanes have been infrequent to the area throughout the past century, although the hurricane of 1894 claimed the lives of 4,000 Beaufort County residents. Tropical storms with winds of up to 50 miles per hour have been encountered on the average of every two or three years.

2.2.5 Topography and Drainage

Topography in the Beaufort area is flat to gently rolling. Although elevations range from 40 feet above mean sea level (MSL) to sea level at the coast, they typically range from 10 to 20 feet MSL. The mean tide range in Beaufort is 7.62 feet. Because of relatively flat topography in the region, runoff outfall occurs in broad, flat, natural outlets. Generally, no adequate main stream of drainage field exists, resulting in slow runoff and low- level ponding. This condition is hampered further by the fluctuating tides, which heavily influence drainage and cause back-up or backwater. Periodic flooding is unavoidable in this low, flat coastal land.

Flooding occurs with coincidence of heavy rains, high tides, and strong landward winds.

Saltwater marshes which compromise 20 to 25 percent of Beaufort County’s land area help absorb the impact of coastal storms.

2.3 SITE COMPONENTS

2.3.1 Off-Station Impressions

Beaufort is a delightful historic waterfront city.

Although its historic area comprises only a small portion of the total land area, it establishes the image of Beaufort. This historic city is set in a magnificent natural environment with vast areas of saltwater marshes, tidal creeks, rivers, and woodlands.

The Beaufort Military complex has coexisted with this community for many years. It has maintained visual harmony with Beaufort primarily through preservation of the natural environment.

Even though the metropolitan area of Beaufort has a wealth of visual assets, it also has its share of visually disconcerting commercial strip development. One such area occurs along

U.S. Highway 21 immediately south of the MCAS entrance. After passing through this commercial strip development, a different visual setting beginning with Albergottie Creek and marshes comes into view. This sets the stage for the outstanding entry experience provided by Geiger Boulevard.

The off-station approach from the north greatly benefits from approximately 14,000 linear feet of frontage on the east side of Highway 21 and 5,000 linear feet of frontage on the west side owned by the federal government. MCAS should continue to maintain very careful visual control of this Highway 21 approach to the Air Station entrance.

Looking on base from Hwy 21

MCAS as seen from off-station vantage points is hardly recognizable as a military installation.

All waterside and landside edges are heavily buffered with substantial woodlands.

Waterside edges also benefit from thousands of acres of healthy saltwater marshes. The Air Station blends well into the natural scene of Beaufort.

2.3.2 Roads

MCAS Beaufort does not have a highly defined visual hierarchy of roads. The road system can be broken down into a primary road and secondary roads. One enters MCAS on Geiger Boulevard, the primary road. Geiger Boulevard presents a park-like atmosphere. The street has beautiful gentle curves, stands of picturesque pine and hardwood trees, and views of the saltwater marsh. Once passing through the air station’s gate there is 4,000 feet of a generously grassed median. Since the 1987 BEAP, trees have been planted in this grassed median further improving the park-like atmosphere. The portion of Geiger Boulevard that has the median also has on street parking which doesn’t seem to be problem in terms of congestion and safety. Overall, Geiger Boulevard establishes an excellent first impression. The secondary roads don’t look that different in appearance except for their width. These roads, which break off of Geiger Boulevard all vary in width from 20 to 35 feet and some have curb and gutter and some do not. Drayton Street is heavily used secondary street as it is the north-south route from the Air Operations Building to Geiger Boulevard.

Other secondary streets include Jerime Street and Gordon Street.

2.3.3 Parking Lots

Parking lots on MCAS Beaufort are typically simple, large, rectangular utilitarian areas.

Since the 1987 BEAP there has been some attempt to add trees to some parking areas to aid in reducing the heat island effect and providing some screening from the public. One example of shade trees being added to the parking lot is at Lasseter Theater. The trees however were not given enough space to grow nor proper soil preparation, and therefore they look stressed and unhealthy. Parking lots in the Operations and Maintenance area take on more irregular shapes due to the angular siting of buildings in relation to the runways. These lots are inefficient and confusing to use.

Pedestrian routes from parking lots to buildings are direct and unembellished. Lighting is modest.

The 1987 BEAP stated the need for designated areas for motorcycles because they were being parked in undesignated areas near barracks’ entrances and were adding visual clutter. This suggestion has seen been dealt with, and there are now designated areas near the barracks for motorcycles.

2.3.4 Buildings

2.3.4.1 Architectural Style

Most of the buildings at MCAS Beaufort were built between the late 1950’s to the 1980’s.

There is no established architectural style for the base, although the construction reflects the vernacular of the era in which it was constructed.

Originally, there were two types of construction systems: a cast-in-place permanent concrete structural frame; and pre-engineered steel structural frame used for those buildings that were not to be heated and cooled such as hangars or storage buildings of various types.

The steel frame buildings are in the minority.

In later years, the use of load-bearing split-face concrete masonry units (CMUs) became the norm for new construction. The 1987 BEAP mentions the use of split face CMU as a material that had been used on the most recent buildings at MCAS Beaufort. . The recent new construction exterior finish is two toned split face CMU with a brown standing seam metal roof.

2.3.4.2 Uniformity and Context

MCAS Beaufort has established a unified color theme for the majority of its buildings. As recommended in the 1987 BEAP, many of the building renovations include the two-tone paint finish, which accents the original features of the masonry structures. These renovations affect the overall visual appearance of the buildings and provide some level of consistency throughout the base.

Another manner in which architectural uniformity is established is through the use of uniform roof systems, color, and appearance.

In many cases, flat roofs at MCAS Beaufort have been replaced with standing seam metal roofs. Renovations with pitched roofs appear to work well aesthetically on buildings that are two stories, but not as well on one-story buildings because the fascia height is not proportional to the height and massing of the buildings.

Sloped roofs are typically hipped standing seam metal, although there are gabled standing seam metal roofs on some utilitarian and large-span buildings where the use of gable roofs would be impractical or undesirable (such as warehouses or maintenance shops).

Shingles have also been used in some cases.

Whether shingle or metal, the roof profile and colors are inconsistent throughout MCAS Beaufort. Some roofs have fascias of significant depth and others do not. Metal roofing varies in color from silver to brown to reddish-brown. Shingle colors are typically dark brown, but the shingle roofs have very small fascias.

“Context” refers not only to the massing, articulation, color, and textures employed in building design, but also the way in which the buildings relate to and are sympathetic to each other. For the most part, buildings at MCAS Beaufort are not designed with context in mind.

They are not cognizant of adjacent building setbacks or massing. No streetscape currently exists because – with the exception of similarly sited barracks – each building is sited without regard for adjacent buildings. Any infill construction should attempt to bridge the gap between existing buildings and competing architectural styles.

2.3.5 Natural Landscape

MCAS Beaufort is located in an outstanding natural setting. Well over half of its periphery abuts saltwater marshes, containing highly productive spartina grasses with equally as much on the other side of the Intracoastal Waterway. These marshes have great tidal buffering capacity and are a vital ecological link in the saltwater food chain. Also, they are great visual assets and the Air Station should look for opportunities to open up views to the marshes.

Natural Wetlands Landscape

The majority of the existing forest are pine stands. This preponderance of pine results in a uniform, unchanging appearance year round.

High land abutting saltwater marshes would probably be considered by botanists as a “third zone of exposure” in relation to the severity of salt spray and soil salinity. Typical native growth that dominates this area is Cabbage Palmetto, Live Oak, Red Cedar, and Wax Myrtle, but also with Pine, Southern Magnolia, Sweetbay Magnolia, Tallow-Tree, Black Cherry, and Yaupon, Dahoon and American Hollies. These plants are also found in inland forests. In addition to these, Red Maple, Bald Cypress, River Birch, Black Willow, Blackgum, and Redbay Persea are found near fresh water wetlands. Wax Myrtle, Sassafras, Yaupon Holly, and Sumac grow in profusion on sunlit Honeysuckle, Virginia Creeper, Trumpet Vine, Smilax, Muscadine, and Carolina Jessamine.

The natural landscape makes a far greater contribution to the Air Station’s visual impression than the cultivated landscape.

Over 100 acres of woodlands at the entrance help create the initial excellent impression.

Armory

The warehouse area is well screened by substantial woodlands. Most of the site’s perimeter is wooded and provides an outstanding natural setting with the abundant saltwater marshes and tidal waterways.

2.3.6 Cultivated Landscape

While the natural landscape at MCAS provides security, safety (from both manmade and natural calamities), visual and sound buffers, and holds land in reserve for possible future development without increasing grounds maintenance costs. The cultivated landscape enhances the visual environment, provides a more human scale, provides shape, and to a limited extent, reinforces the role of the natural landscape.

To a large extent, the natural landscape is the MCAS landscape. Other than maintaining hundreds of acres of grass, the cultivated landscape has been very low priority, both from installation and maintenance points of view.

What exists is largely informal and naturalistic.

Buildings are treated on an individual bases rather than looking at cluster of buildings and addressing them within that cluster. Many buildings on the Air Station are dressed with foundation planting that have either been planted too close to the building or the incorrectly chosen for the particular site. Most shrubbery is poorly selected or inappropriately pruned. For instance, plants that grow naturally to a ten-foot height are being pruned to a three-foot height. With all new plantings Anti-Terrorism Force Protection (ATFP) standards need to be implemented.

Because of the predominant visual influence of natural woodlands and lack of formal buildings and landscaping, formal street tree plantings across the Air Station would be inconsistent with the character of MCAS. However, there is a short section of Geiger Blvd in front of the parade ground that is lined with palmettos.

Though the lined palmettos are formal in nature, they work well on this section of Geiger Blvd. The generous median on Geiger Boulevard is planted with mixed pines and hardwoods and demonstrates how exquisite and appropriate informal planting can be.

Although some regularity will be unavoidable, as a general rule, informal plantings are recommended. This allows the flexibility to adjust tree locations for both overhead and underground utilities and other obstructions without having noticeable interruptions of rigid tree spacing. It also allows a greater diversity of trees since one kind of tree would not have to be used entirely on one street.

Landscaping in front of TLF

Creation of a high maintenance landscape is really not necessary in providing a quality environment at a military installation. Most of the desired effect can be accomplished with grass and trees. Although this would not be recommended for most buildings, the informal stand of trees in front of the Branch Medical and Dental Clinic provides an excellent setting and offsets the fact that it is a modest building architecturally. Lack of landscaping (particularly trees) tends to emphasize the mediocrity and monotony of architecturally uninspired buildings. Where there are limited resources, shrub and groundcover beds should be confined to special areas where they will provide the greatest effect such as the newly renovated Headquarters building.

Landscape maintenance practices are to a large extent dictating aesthetics and shaping the visual environment. The 1987 BEAP stated that other than the color of buildings, the single most glaring deficiency is a lack of tress in developed areas. MCAS Air Station has addressed that issue, and many trees have been planted since the publication of the original BEAP. An issue that doesn’t appear to of been addressed after the 1987 BEAP is that of trees that have been and continue to be permanently damaged by weed eaters and other mowing equipment.

It is understood irrigation is not desired for general landscape development; however, it should not be discounted entirely. Irrigation of special areas, particularly in the Community Facilities complex, would help ensure thriving plant beds, especially during periods of extended drought and intense heat which have become more prevalent in recent years.

Irrigation should not be looked upon as something that just increases installation and maintenance costs. It can, in some instances, reduce maintenance costs by keeping plants in a healthy, thriving condition.

2.3.7 Pedestrian Circulation

MCAS will never be highly pedestrian- oriented due to the spread out nature of development.

However, there is still a considerable amount of pedestrian traffic in and around troop housing.

Pedestrian traffic is steady between Troop Housing and Operations and Maintenance, Training Facilities, and Dining Facilities.

Most walks between facilities are located parallel to streets and tend to be rather standardized in width, regardless of the volume of pedestrian traffic. Often times the walkways are parallel or perpendicular to the buildings and roadways and don’t take into consideration the natural flow of pedestrian movement. As a result, much of the pedestrian traffic occurs on grass.

2.3.8 Bikeways

There are no bikeways even though there are a number of bikes at Troop Housing. Because of the relatively small population and strictly controlled vehicular traffic, bikes and vehicles have been able to share road quite effectively.

2.3.9 Site Furnishing

There is not an abundance of site furnishing on the Air Station. Most of the site furnishing is located in and around Troop Housing. Bollards are used in some instances to light paths and in other instances used to control vehicular parking. Other site furnishing such as benches, trash containers, and bike racks are located around Troop Housing but they are not standardized. A particular style needs to be chosen and made the standard to help create a unification on the Air Station. Site furnishing on the Air Station appears to be hit and miss and different at every building. Choosing a standard for each will help to visually bring the Air Station together.

Fixed Bollards and Picnic Tables near Troop Housing

2.3.10 Lighting

Street lighting is handled in a typical suburban fashion with fixtures spaced approximately 250 feet apart. There is barely any pedestrian lighting at MCAS other than parking lot lighting and incidental lighting of sidewalks adjacent to streets, both with conventional street lights.

Consideration should be given to lighting special pedestrian areas with fixtures designed for pedestrian use.

2.3.11 Signage

The three basic types of signs are informational, directional, and regulatory.

Informational signs identify the installation, buildings major tenants, and organizational or functional components. Directional signs guide vehicles and pedestrian in and around the installation. Regulatory sings set rules for travel and parking.

Recently MCAS has undergone an extensive signage study. The signage study and the solutions will be added to this document.

2.3.12 Utilities

Overhead power and telephone lines are the most visible aboveground utilities. The parallel streets and usually occur on only one side.

Even though the ideal condition from a maintenance, operations, and aesthetic point of view is to put all utilizes underground, that is rarely possible. Power lines are less prominent in the presence of street trees. But, care must be taken to avoid putting large trees directly under overhead lines. Importance should be placed on correctly choosing vegetation to be planted near utilities.

Most of the HTHW lines used for heating buildings are underground. A few above ground lines are no more than three feet high and are usually locating in low visibility areas.

In high visibility areas the HTHW lines are put in concrete tunnels underground. These tunnels are covered with pre-cast concrete slabs set flush with the ground and waterproofed with tar sealant. Lift hooks are cast into cavities in the top of slabs and the cavities are also filled with tar. These underground tunnels look very much like old narrow sidewalks. In some instances the underground tunnels and the existing sidewalks create confusion as to which is the appropriate pedestrian access.

Underground steam line being used as a sidewalk

2.3.13 Storm Drainage

MCAS Beaufort contains 49 drainage basins, each of which consists of pipes and open culverts that drain primarily to the south (to Albergotti Creek) and east (to Brickyard and Mulligan Creeks). Stormwater retention basins have been constructed to temporarily hold water following periods of heavy rain.

2.4 FUNCTIONAL VISUAL DISTRICTS

Functional visual districts were identified in the 1987 BEAP as seven different areas including Mixed Use, Troop Housing, Recreation, Operations and Maintenance Vehicular Subdistrict, Operations and Maintenance Aircraft Subdistrict, Supply, and Officers Club and Bachelor Officers’ Housing. The 1987 BEAP takes each district and goes into great detail. While the majority of the district lines remain the same, several have expanded to include new development and growth.

2.5 SUMMARY

Though many elements of the installation have improved since the original BEAP from 1987, there are still areas that can be improved upon.

The Base Design Guides will address those areas that need standardizing.

Standards need to be set and adhered to. This will bring unity to the installation and further improve the visual character of the installation.

VISUAL DISTRICTS

3.0 VISUAL ENVIRONMENT THEME

A visual theme is a recurring, unifying, visual subject or idea. A consistent visual theme is more likely in developments built over a relatively short period of time and under highly controlled circumstances. The MCAS was developed over a long period of time and has served a variety of military missions that is not conducive to creating a consistent visual theme. It is not possible to articulate a visual theme in a few simple words because:

1. It is a visual phenomena, not a verbal one.

2. In such a complex environment, there is no one single all-encompassing visual theme.

Different themes are perceived at different levels by different observers.

The overall impression as perceived from both off-station vantage points and on station is one of informal, low-density development, rather austere in character, and dominated by the natural environment that consists of vast areas of woodlands, saltwater marshes, and tidal waterways.

At a more detailed level, there are two districts thematic areas divided by Longstaff Avenue:

1. The visual theme south of Longstaff Avenue is a serene, almost campus-like atmosphere that belies the seriousness of the mission.

Individual buildings and building clusters are widely dispersed in spacious settings and separated by large areas of woodlands or lawns.

Buildings are perceived as utilitarian in appearance. Building clusters are barren and sterile but are compensated somewhat by nearby woodlands serving as a background.

The dominant recurring elements are woodlands, utilitarian buildings, and building clusters.

2. North of Longstaff Avenue, the visual theme is one of an industrial environment, totally cleared and dominated by large aircraft hangars, vast areas of pavement, and a myriad of smaller support buildings sited almost at random. It conveys an air of serous business. The arrangement of buildings, streets, and parking lots lack the visual order of the area south of Longstaff.

To a limited extent, the Supply (warehouse) district serves as a visual transition between these two thematic areas, but it is so well buffered by woodlands that its visual influence is minimized.

4.0 BASE EXTERIOR DESIGN GUIDES

4.1 INTRODUCTION

The purpose of the Base Design Guide is to provide MCAS Beaufort with guidelines directed toward the selection of appropriate design solutions for exterior building and site improvements and interior surface guides for some limited and defined types of functions.

This Base Design Guide provides detailed guidance relating to style, design, scale, color, material, and design unity for all future new construction, renovation, and maintenance projects at MCAS Beaufort.

Intended users of the Base Design Guide include MCAS Beaufort facilities personnel;

commands responsible for planning, design, or maintenance; and architectural/engineering firms contracted for planning, design, or renovation and maintenance of new and existing facilities. All future construction projects should be guided by the Base Design Guide to assure that the Base achieves an improved and well-integrated visual environment consistent with its goals. The Summary of Base Design Guide and BEAP Review Board checklist should be included in all Requests for Proposal (RFP) documentation. The entire BEAP should be provided in either electronic or hard copy format to the contracted design team for use during project development and review.

The Base Design Guide has been formatted to facilitate its use at all stages of project planning, development, and implementation.

Design standards are provided for architecture;

defined interior surfaces, roadways, parking, and walkways; landscaping; site furnishings;

signage; and lighting. General descriptions, objectives, and specific design details are provided for each element. In addition, many design elements have specification sheets that provide specific narrative and graphic design details.

4.2 GENERAL

The character of the Base has been established by its simple, functional, building style that is contemporary in nature, and by the use of cast-in-place concrete, concrete masonry blocks, colored split-face concrete masonry, steel frames, paint in various shades of tan, bronze trim, almost flat roofs without overhangs and brown standing seam metal roofs with overhangs. Buildings are generally rectangular in shape, and have either flat roofs for larger administration and industrial facilities, or low sloped roofs for community and station support buildings and housing.

The design for all new facilities and plans for renovation and maintenance of existing facilities should incorporate the guidelines for architectural character, which have been included in this section. Additionally, all force protection standards must be followed for new construction. Over time these will have a significant impact on the overall image of the Base and therefore the elements and methods used to implement force protection must be coordinated to enhance and not detract from the visual environment.

Typical MCAS Beaufort building massing

4.3 OBJECTIVES

Achieving compatibility among facilities by developing them within a common design theme and character is absolutely critical to attaining the desired image within MCAS Beaufort. Color, material, form, scale, massing, and simple detailing are important elements in establishing style and visual continuity. Creating unity throughout the Base, not conformity, is the goal.

Maintain and strengthen the visual image of the Base.

Relate the architectural style of new structures through the application of the common visual character in existence.

Use colored split-face concrete masonry block, accent exposed concrete, bronze trim, and a simple contemporary vernacular architectural style, that currently characterizes the most current facilities of the Base and forms a common theme throughout the five functional "image" districts.

Provide for sustainable facilities and infrastructure.

Comply with force protection standards.

4.4 ARCHITECTURAL CHARACTER

The architectural character intended for MCAS Beaufort involves the use of colored split-face concrete masonry block, exposed concrete and bronze trim as the unifying elements. Using contemporary vernacular building massing and scale that is typified by simple, functional rectangular forms with nearly flat or low slope roofs and a noticeable lack of extraneous ornamentation will further achieve a visual consistency.

The following guidelines provide guidance for architectural characteristics including massing and scale, form, fenestration, materials and colors, mechanical equipment and service areas, renovation and rehabilitation, environmental issues, site development and design, and building maintenance.

TLF

4.4.1 Building Massing

The mass of a building refers to the overall bulk, volume, or size of a building. The size and proportions of new facilities should be compatible with adjacent structures. Buildings should avoid appearing as of one large mass.

Designing several smaller components of varying size and joining them together to create a building that is compatible in terms of size and proportion to adjacent structures can best accomplish this design goal.

The scale of a building refers to its size in relationship to the size of a human being.

Sizing and proportioning elements such as doorways and windows with floor heights and with human scale wherever possible can accomplish appropriate scale. Buildings with windows and entrances provide relief and shadow lines that convey a strong sense of scale interest. Blank walls tend to convey massive scale and provide little visual interest, and should be avoided.

Develop a strong relationship between a facility, its site and adjacent structures.

Use rectangular floor plans for major building masses. Use clean, simple, contemporary forms and avoid curves or non-rectilinear or non-right angle elements.

Use submassing for larger structures and breaks up its mass.

Emphasize horizontal proportions on building elements.

Use contemporary proportions and design elements for developing scale.

Incorporate amenities such as plazas, loggias, arcades, and covered entries.

Combine functions whenever possible to avoid a proliferation of small independent structures.

Preferred Massing Unsatisfactory

(Gable) (Hip)

Lassiter Theater

4.4.2 Building Form

A building form is its shape. Roofs and well-defined masses are important elements to be used in designing the form of a new building.

The roof form to be used for highly visible buildings is either a flat or a hipped roof.

Gabled and shed roof forms may also be used when appropriate. Roof shapes should be kept to a minimum to help reduce construction costs, complicated designs, and maintenance.

Buildings should emphasize horizontal facades, broken by windows and doorways, or changes in building form. Vertical design elements, such as columns or piers should be used at entrances to help reduce the visual appearance of long building facades and to help emphasize entrances.

Flat roofs or low-sloped roofs are allowed for larger industrial structures or to match existing conditions on addition or renovation projects.

For sloped roofs, use roofs with pitches of 6:12 or match existing adjacent facilities if applicable.

Use standing steam metal roofing for sloped roofs.

Overhangs may be appropriate for some building types. Maintain overhangs to no larger than 2 feet.

Provide sustainable design wherever possible such as by the use of day-lighting, building orientation, building material usage, and other means.

Child Development Center

4.4.3 Building Detailing and Fenestration

Buildings should be "detailed" in a contemporary manner that is consistent with the building's massing and scale. Building details include the use of colored split face block, exposed concrete and the relationship of entrances, doorways, and windows to the overall building mass and scale.

BUILDING DETAILING

Architectural detailing should be used to add interest and visual variety to brick building walls. Detailing should be simple and contemporary in nature.

Use modular-sized colored split face concrete block in a running bond pattern with colored grout and concave joints.

Provide visual interest by limited use of accent colored split face concrete block.

Incorporate limestone-colored precast concrete caps, sills, banding, and other detailing when appropriate.

Do not "over decorate" new facilities.

Building 1122 South Entry

4.4.4 Building Entrances

Entrances not only act as the transitional element from exterior to interior, they also provide opportunities to create a focal point on a façade, to provide a sense of entry, to establish a user's first impression, and to delineate the importance of the building by the size and architectural detailing of the entrance structure. Building entrances should clearly identify the location for pedestrians to gain access into a building. Main building entrances should be oriented and located to relate to adjacent parking, major pedestrian circulation routes, and other outdoor spaces. Main building entrances should be formal in design, and centrally located to the building plan.

Offset entrances provide an informal appearance and should be used for convenient access…