Attch 6_POM Installation Planning Standards.pdf

FINAL

FEBRUARY 2015

USAG PRESIDIO OF MONTEREY

INSTALLATION PLANNING STANDARDS

USAG Presidio of Monterey Real Property Vision Plan

Installation Planning Standards

Prepared By:

Michael Baker Jr., Inc. – AECOM Joint Venture

Under Contract To:

U.S. Army Corps of Engineers, Sacramento District Contract No. W91238-11-D-0016

Funded By:

Headquarters, Installation Management Command

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards 3

Installation Planning Standards Overview 5

Part I Building Standards 7 Building Standards Overview 9 Scale and Massing 10 Form and Materials 11 Rhythm 12 Materials and Colors 13 Screening 15 Building Principles 16 Building Guidelines 18 Exterior Lighting 36

Part II Street Standards 37 Street Standards Overview 39 Presidio of Monterey Street Standards 40 Ord Military Community Street Standards 43 Camp Roberts Street Standards 46 Transportation Networks 49 Street Principles 52

Part III Landscape Standards 55 Landscape Standards Overview 57 Landscape Principles 58 Plant Palette Overview 61 Plant Palette 62

Table of Contents

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Installation Planning Standards Overview

Installation Planning Standards (IPS) capture the installation’s guidelines for development of sustainable and efficient facilities. The standards provide a clear set of guidelines to ensure that the installation’s vision and planning objectives for development are achieved. The standards are applicable to all installation tenants.

• The IPS supports the Regulating and Illustrative Plans in each Area Development Plan (ADP) by specifying building, landscape, and street standards.

• The IPS is developed to promote visual order, enhance the natural and manmade environments through consistent architectural themes and standards, and improve the functional aspects of the installation.

• The IPS provides common facility and infrastructure standards for the installation, provides guidance on cost-effective resource investments, ensures sustainability and efficiency of facilities, and improves the function and appearance of the installation, to include guidance on exterior and interior parameters, and landscaping.

Building Standards This IPS includes building standards that establish basic parameters governing building form. The intent of these standards is to shape and detail public space that is safe, comfortable, and functional through placement and envelope controls on each building type. The standards aim for the minimum level of land use control necessary to meet the planning goals. These standards include not only building standards, but also site planning standards, and building-related force protection standards. For each general type of building, there is a building envelope standard (BES). Typical elements defined in each BES are massing, height, placement (e.g. required build-to lines and percentage of building that must be built to the required build-to lines), allowed parking locations, materials, and use. Installations will develop a BES for each applicable building type on the installation.

Street Standards The Street Standards illustrate typical configurations for all street types on an installation through street envelope standards (SES). Each SES addresses vehicular traffic-lane widths, sidewalk and tree planting area dimensions, and on-street parking configurations. An SES is required for every type of street specified on the installation. After a street (or section of a street as an entire street need not follow the same standard throughout its length) is selected, the characteristics desired for that street section should be documented in plan and section.

Landscape Standards Landscape Standards show, at a minimum, appropriate type and placement of landscape elements, which includes natural landscape features (trees, ground cover, etc.), manmade landscape features (street furniture, signage, lighting, etc.), and landscape-related force protection standards. Landscape standards identify the installation’s landscape theme(s). They address both planning intent and allowable plant materials and site furnishing elements.

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards 6

This page is intentionally blank.

PART I

BUILDING STANDARDS

Building Standards Overview

Building Standards The character of an installation’s buildings affect the overall image. Visual analyses and observations help define zones and themes, which are valuable elements of an installation. Building standards encompasses the character, orientation, and relation to the natural environment. Visual analysis should also include concerns for Required Build to Lines (RBL), entrance placement, renovations, courtyards, interiors, and building maintenance.

In general, materials and colors should be native and produced within the region. The presence of historically and culturally significant structures contribute to the installations character and sense of heritage. This section provides information on items such as scale, massing, form, and materials, as well as building guidelines for vertical construction for each of the building envelopes considered for PoM, Ord Military Community, and SATCOM at Camp Roberts.

Structural Character Structural character varies depending on the use of the structure and when it was built. Variations in structural character may also occur as a result of adjacent buildings. Coordinating structural characteristics, such as form, compatible scales, massing, color, texture, materials, and fenestration, helps provide a consistent and coherent sense of order and place.

Part I: Building Standards

Scale and Massing

Scale Scale is the proportion of one object to another. Human or intimate scale incorporates buildings and landscape elements that are moderate in size.

Monumental scale incorporates large or grand building elements. In general, human scale involves more horizontal elements, while monumental scale accentuates the vertical elements. The scale of most buildings at Presidio of Monterey should be more human scale than monumental. Where the scale of different buildings is consistent in a single area, it results in a strong unified image. All new construction should maintain compatibility of scale with adjacent buildings. Scale and relief should be provided through proper use of roof form, fenestration, building articulation and landscape plantings.

Massing The massing of a building refers to its overall bulk or volume of space. The size and proportion of the exterior envelope and elevations of a new building must be compatible with adjacent structures. A massive facility will fit better in an existing area of smaller facilities if its mass is divided into smaller elements. The height of a new building should be determined partially by the height of its neighbors. High-rise buildings should not be built directly adjacent to lower-rise buildings without a transitional element. A transitional element can be provided by increased spatial interval, a gradual increase in the building height, or the incorporation of horizontal human scale features. The massing of the forms that comprise a building influence the character of the building. A symmetrical composition will result in a very formal appearance appropriate to some administrative buildings. An asymmetrical composition is applicable to most other buildings on post.

Form and Materials

Form The form of a building of a building is determined by its size, mass, shape, and proportions. The use of similar building forms provides continuity to the installation architectural impact. The result is a more aesthetically pleasing environment.

Color/Texture/Materials The use of a of a consistent color scheme throughout the installation, results in a continuity of buildings and contributes to a sense of place. However, color schemes can vary according to the visual district in which the structure is located. The use of similar textures as well as the use of similar materials in the exterior finish and trim of buildings help to provide visual continuity for Presidio of Monterey.

Fenestration Windows, doors, roofs, eaves, and other planning details found on building facades are defined as fenestration. Building fenestration include the planning details that provide interest and articulation to a building. These planning details provide building scale and relieve building mass. Fenestration should be planned to be compatible with existing adjacent buildings to enhance the visual appeal of the installation. All fenestration (window size, placement, window and glazing, doorway, shutters, trim, etc.) shall be similarly sized and proportioned to create a homogeneous impression.

Rhythm

Rhythm The rhythm and proportion of openings in a building facade also contribute to the building’s character. The visual patterns of solids and voids that are created by structural expression, fenestration, and shadow lines, must be recognized and used as a planning tool to help relate buildings into compatible groups, and to integrate new buildings into existing groups. Sequences of building masses and open spaces between buildings also contribute to the pattern of rhythm that may be uniform or varied, as well as horizontal or vertical in accent.

Unity Repetition of scale, form, color and texture results in a unified visual aesthetic. All of the building elements should blend and compliment one another. Relative consistency can bring a cohesive visual aesthetic to Presidio of Monterey.

Sustainability New buildings at USAG PoM should be planned, constructed, and operated by practicing the principles of sustainability to achieve high-performance, healthy, energy efficient and safe buildings.

Materials and Colors

Building Materials and Colors The use of the same materials in the exterior finish and trim of buildings helps provide visual continuity. Also, the use of a color scheme that is consistent throughout the installation, where possible, results in a continuity of buildings and contributes to a sense of place. The following color images present an Exterior Color Study at USAG PoM. Included are sample photos of six buildings on the post in their original colors, then rendered in IMCOM’s proposed southwest color palette, and finally presented in a proposed neutral palette more relevant to the Monterey peninsula. The alternative scheme has been selected from Pantone colors and consists of a taupe field, almond window trim, dark brown doors and accents, and maroon roof fascia and gutter.

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards Part I: Building Standards

Original Southwest Alternative

Building 610

Building 611

Building 614

Original Southwest Alternative

Building 618

Building 624

Building 647

Materials and Colors

Visual Themes Visual themes create a perception of unification within the installation. These themes create design consistency that provides orientation and a “sense of place.”

These themes are generalized groupings of visual zones that provide the same general use and visual characteristics. Visual themes include broad scale activities that occur on USAG PoM. These activities typically include similar design and layout characteristics. USAG PoM’s IDG describes theme/visual zone relationships throughout the PoM and OMC. These themes are described as the following:

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards Part I: Building Standards

Visual Themes at PoM Pre-War Wood Theme:

• Structures consist of redwood foundations set on concrete piers, wood frames, pitched roofs, overhangs, verandas, porches, and drop siding.

Spanish Revival/Monterey Colonial Theme:

• Pitched red tile roofs, ornamental or well-defined entrances, off-white color stucco walls, gabled parapets, courtyards, arcades; and

• Significant buildings often use specific materials and details such as wrought iron fencing, railing, or trellises; decorative ceramic or terra cotta tile; and exposed wood structural members such as posts and beam stairs, lattices, frames, and lintel.

International Theme:

• Style displays straight lines, bold planar surfaces, lack of ornamentation;

• Industrial with concrete as the primary material for structural systems; and

• Flat roofs with concrete block, either smooth-faced or split faced, and steel framed structural systems covered with painted stucco.

Post Modern Theme:

• Uses Spanish Revival elements such as courtyards, arches, plazas, pedestrian gates, and lighted bollards;

• Materials are generally stucco wall surfaces, metal railing, masonry bases, and brick of stone pavers; and

• Concrete pigmented with a complementary color palette may be used for site systems such as seating walls, dumpster screens, utility structures, bollards, signs, and retaining walls.

Visual Themes at Ord Military Community Spanish Revival:

• Modular and rectilinear plans and moderately defined courtyards and open space;

• Concrete block and structural steel construction system covered with stucco;

• Brick and masonry used as basic materials for bearing walls and fired brick used primarily around fireplaces and chimneys;

• Wood used as a structural material and in construction of stairs, railing, lattice and trellises, doors, frames, and lintels;

• Flat mansard and modified hipped or gabled roof forms;

• Red Clay tile used for roofing; and

• Decorative ceramic or terra cotta tile, at times, used in conjunction with stucco or masonry as embellishment to accentuated buildings, walls, site furnishings, and paving.

Family Housing Theme:

Ranch Style:

• Low-pitched gabled, transverse gabled, or hipped roofs; and

• Horizontal fenestrations.

Village Style:

• Wood construction with exterior walls of combinations of wood, masonite siding, and stucco; and

• Horizontal fenestrations with simple gabled and transverse gable roofs.

Townhouse Style:

• Wood construction with exterior walls of combinations of wood, masonite siding, and stucco; and

• Rectangular fenestrations with simple and transverse gabled roofs.

Modern Style:

• Wood used as the primary structural material; and

• Flat roofs with stucco, masonite, and wood siding as exterior wall surfaces.

International Theme:

• Same as International Theme described at PoM.

Screening

Screening enclosures should be incorporated by using walls and landscaping. The enclosure walls should be between six and eight feet high and should be constructed with the same materials as the adjacent building.

• Windscreens: Use a combination of evergreen and deciduous trees to provide windbreak protection from prevailing winds. Windbreak plantings should be irregular in form, rather than straight and evenly spaced, in order to provide more effective wind control and to visually blend with the natural character of the installation.

• Screening of Dumpsters: Landscape planting should be used to supplement wood fence and masonry wall dumpster enclosures.

• Buffer Planting: Use a mixture of evergreen and deciduous trees and shrubs to visually separate land uses and to help separate visual zones.

• Open Space Planting: Enhance open space areas with planting. Use a mix of evergreen, deciduous, and flowering trees. Plant the same kind of trees in massive groupings to impact the vast open areas.

• Street Trees: Street tree plantings should be used to reinforce vehicular hierarchy, orient and direct traffic, upgrade views and to visually de emphasize on-street parking. Also, in the implementation of a street tree planting, separate plant species may be used to identify distinctive details or areas of the installation, for example, a particular land use relationship, historical district, community area or other similar entity.

http://www.google.com/url?sa=i&rct=j&q=&esrc=s&frm=1&source=images&cd=&cad=rja&uact=8&ved=0CAcQjRw&url=http://afspc-feg.com/facility-elements-2/screens-walls-and-fences-2/recycling-and-trash-dumpsters/&ei=dA3JVLHXHsnGsQSixIDoAQ&bvm=bv.84607526,d.cWc&psig=AFQjCNE2lJ32h4LYpxAkehAUEkAbr8QIMA&ust=1422548687311462

Parking Decks On a constrained installation consolidating parking into a structure preserves land by making the rest of the installation available for development.

Further, this consolidation reduces the amount of land that will be used for Anti-Terrorism/Force Protection setbacks. Additionally, walking from the car can be inconvenient when the weather is unfavorable. Covered parking areas protect drivers from rain and harsh sun. Protection from the elements can greatly improve the quality of the commute for employees. Since parking makes up a large percentage of the site area, planners should seek options which reduce the impact of parking areas whenever possible. Additionally, a centralized parking area can service multiple facilities, allowing drivers to park and walk or take shuttles between destinations. This reduces duplicate parking allowances, and cuts down on unnecessary traffic.

Multi-Story Buildings Filling the landscape with single story buildings is not a sustainable practice. The resulting low-density environment forces excessive automobile use and consumes valuable land, which can limit future development opportunities. From a construction point-of-view, three one-story buildings require three times the foundation and roof area as one similarly sized three-story building. They also require three times the Anti-terrorism/force protection (AT/FP) standoff and up to three times more length of utility laterals to service each building. Multi-story buildings use land more efficiently, help define campus quads, and provide views to nature.

Vertical development increases efficiency, but can block impressive views on the Presidio campus.

Building orientation and density will be key components in preserving the viewshed.

Re-use Existing Facilities/Infill Development Adaptively reusing existing facilities is a key element in reducing urban sprawl and promoting sustainability. Flexible development supports the idea of buildings that can be repurposed based on evolving mission needs. Facilities constructed with narrow wings lend themselves to a variety of uses, including commercial/retail, restaurant, administrative or even housing functions. Former barracks can be turned into office buildings or eating establishments. Constructing multi-story facilities with narrow wings and open floorplans ensures a sustainable development pattern that looks beyond current mission needs and considers how facilities may be adaptively reused in the future.

Building Principles

Foreign Language Institute, Monterey, CA Fossil Ridge High School, Fort Carson, CO

Perry Street Parking Garage, Virginia Tech, VA

Maintain Historic Buildings Future plans should use the facility locations as a starting point for development, and build upon them while incorporating their architectural lessons.

The first priority for making sustainable communities is the preservation and adaptive reuse of appropriate historic buildings. However, in many cases, planners must balance the need for preservation of all old buildings against the equally, if not more important, need to increase the density of development within the installation’s core.

In some cases, lower-density older development will need to be replaced by more sustainable infill. But, when possible, key historic buildings should be woven into the fabric of new construction.

Modern and Efficient Facilities Sustainable buildings aim to reduce the impact of development by employing environmental control strategies that decrease the energy demand of buildings. Of the various approaches geared toward reducing environmental degradation, passive technologies such as natural ventilation and daylighting can be implemented with relative ease and operate with little maintenance. For these reasons, passive technology offers the greatest benefit-cost ratio when planning for energy efficiency. Other strategies that offset the demand from external sources include generating power on-site through active technologies such as photovoltaic panels and wind turbines. Together, these strategies reduce the ecological footprint of construction and contribute to a healthier environment

AT/FP Standoff AT/FP measures must be considered integral components of planning and siting. The current Unified Facilities Criteria (UFC) rules state that primary-occupied facilities (buildings with 50 or more occupants) must be located away from roads and parking depending on the type of building material used. It is a common mistake, however, to site facilities in ways that increase standoff distances and contribute to sprawl, instead of optimizing appropriate standoff

There are locations in which the security fence surrounding Presidio of Monterey is non-compliant with AT/FP standoff regulations. These oversights should be addressed to maintain the safety of the base and the surrounding community.

Building Principles

Presidio Museum of Monterey, CA U.S. Air Force Installation Force Protection Guide

Fort Carson, CO

Industrial Building Guidelines

Use

Ground Floor Industrial

Upper Floors Admin

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Enough to accommodate delivery trucks

Parking setback from RBL 15 m (49’)

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.

Building width No max.

Building length No max.

Height

Minimum number of floors 1 Floors

Maximum number of floors 2 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height No max.

Floor-to-floor height No max.

Fenestration

Percent of façade area 8%-20%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 2 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall accommodate truck traffic (12’ minimum lane)

Presidio of Monterey

Commercial Building Guidelines

Ground Floor Commercial

Upper Floors Commercial

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL 15 m (49’)

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.

Building width As required by function and land availability

Building length As required by function and land availability

Height

Minimum number of floors As required by function and land availability

Maximum number of floors As required by function and land availability

Finish ground floor level 18” above sidewalk

First floor ceiling height No max.

Floor-to-floor height No max.

Fenestration

Percent of façade area 8%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 4 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey

Administrative Building Guidelines

Ground Floor Administrative

Upper Floors Administrative

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL Per AT/FP regulations

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.: Varies based on topography

Building width 50’ max.: Varies based on topography

Building length Varies based on topography

Height

Minimum number of floors 2 Floors

Maximum number of floors Varies

Finish ground floor level 18” above sidewalk

First floor ceiling height 12’ min. clear, 20’ max.

Floor-to-floor height 10’ min. clear, 12’ max.

Fenestration

Percent of façade area 30%-70%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 3 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Presidio of Monterey

Mission Building Guidelines

Ground Floor Mission

Upper Floors Mission

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL Per AT/FP standards and space limitations

Parking setback no RBL Per AT/FP standards and space limitations

Shape

Building frontage along RBL Varies

Building width Varies

Building length Varies

Height

Minimum number of floors 2 Floors

Maximum number of floors Varies

Finish ground floor level 18” above sidewalk

First floor ceiling height No max.

Floor-to-floor height 10’ min.

Fenestration

Percent of façade area 60%-90%, less windows in classroom space

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 3 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey

Flex-Use Building Guidelines

Ground Floor Admin, Residential, Laboratory, Commercial

Upper Floors Admin, Residential, Laboratory, Commercial

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Per AT/FP regulations

Parking setback from RBL 15 m (49’)

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.: Varies based on topography

Building width 50’ max.: Varies based on topography

Building length Varies Based on Topography

Height

Minimum number of floors 2 Floors

Maximum number of floors 5 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height 12’ min. clear, 20’ max.

Floor-to-floor height 10’ min. clear, 12’ max.

Fenestration

Percent of façade area 40%-90%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 3 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Mixed Use Building Guidelines

Ground Floor Commercial, Administrative

Upper Floors Residential, Administrative, Barracks

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL 15 m (49’): Depends on space constraints

Parking setback no RBL 7 m (23’): Depends on space constraints

Shape

Building frontage along RBL 70% min.: Varies based on topography

Building width 50’ max.: Varies based on topography

Building length No max.: Varies based on topography

Height

Minimum number of floors 1 Floors

Maximum number of floors 2 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height 12’ min. clear, 20’ max.

Floor-to-floor height 10’ min. clear, 12’ max.

Fenestration

Percent of façade area 30%-70%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 4 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Residential Building Guidelines

Ground Floor Residential, Parking

Upper Floors Residential

Placement

RBL setback from roads/parking 10’

Setback from alley 14’ from alley centerline

Setback from other buildings 5’ min.

Shape

Building frontage along RBL 70% min.: Varies based on topography

Building length 50’ max.

Building width 50’ max.

Covered porch/stoop depth 6’ min.

Covered porch/stoop width 10’ min.

Height

Minimum number of floors 1 Floors

Maximum number of floors 2 Floors

Finish ground floor level 24” above sidewalk

Floor-to-floor height 10’ max.

Fenestration

Percent of façade area 30%-70%

Notes

• Main entries must face the street

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

Parking

One covered and one uncovered space per unit

Parking within the structure or in a detached covered structure is allowable provided that the entry is to the side or rear of main structure

Designated garage entries and alleys shall be the sole means of vehicular access to the site

Parking drive width shall be maximum of 15’

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Townhome Building Guidelines

Ground Floor Residential, Parking

Upper Floors Residential

Placement

RBL setback from roads/parking 10’

Setback from alley 14’ from alley centerline

Setback from other buildings 10’

Shape

Building frontage along RBL 70% min.: Varies based on topography

Building length 12 units max.

Building width 50’ max.

Covered porch/stoop depth 6’ min.

Covered porch/stoop width 10’ min.

Height

Minimum number of floors 1 Floors

Maximum number of floors Varies

Finish ground floor level 24” above sidewalk

Floor-to-floor height 14’ max.

Fenestration

Percent of façade area 30%-70%

Notes

• Main entries must face the street

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

Parking

One covered and one uncovered space per unit

Parking within the structure or in a detached covered structure is allowable provided that the entry is to the side or rear of main structure

Designated garage entries and alleys shall be the sole means of vehicular access to the site

Parking drive width shall be maximum of 15’

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Medical Building Guidelines

Ground Floor Medical, Commercial

Upper Floors Medical

Placement

RBL setback from roads/parking 11 m (36’): Per AT/FP regulations

Setback from roads/parking 11 m (36’): Per AT/FP regulations

Setback from other buildings Any: Per AT/FP regulations

Parking setback from RBL 15 m (49’): Per AT/FP regulations

Parking setback no RBL 7 m (23’): Per AT/FP regulations

Shape

Building frontage along RBL 70% min.: Varies based on topography

Building width 100’ max.

Building length No max.

Height

Minimum number of floors 2 Floors

Maximum number of floors 4 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height 12’ min. clear, 20’ max.

Floor-to-floor height 14’ max.

Fenestration

Percent of façade area 60%-90%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 4 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Upper Floors Industrial

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings 30’

Parking setback from RBL 40’

Parking setback no RBL 12’

Shape

Building frontage along RBL 50% min.

Building width No max.

Building length No max.

Height

Minimum number of floors 1 Floors

Maximum number of floors 3 Floors/under 40’ height

Finish ground floor level At grade with sidewalk

First floor ceiling height No max.

Floor-to-floor height No max.

Fenestration

Percent of façade area 10%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 2 spaces per 1,000 sf of floor space

Trees shall be planted such that 25% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Ord Military Community

Commercial Building Guidelines

Ground Floor Commercial

Upper Floors Commercial

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings 30’

Parking setback from RBL 40’

Parking setback no RBL 12’

Shape

Building frontage along RBL 50% min.

Building width No max.

Building length No max.

Height

Minimum number of floors 1 Floor

Maximum number of floors 3 Floors/Under 40’ height

Finish ground floor level At grade with sidewalk

First floor ceiling height No max.

Floor-to-floor height No max.

Fenestration

Percent of façade area 30-40%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 4 spaces per 1,000 sf of floor space

Trees shall be planted such that 25% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Upper Floors Administrative

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings 30’

Parking setback from RBL 40’

Parking setback no RBL 12’

Shape

Building frontage along RBL 40% min.

Building width 80’ max.

Building length No max.

Height

Minimum number of floors 1 Floors

Maximum number of floors 3 Floors

Finish ground floor level At grade with sidewalk

First floor ceiling height 12’ min. clear, 16’ max.

Floor-to-floor height 10’ min. clear, 12’ max.

Fenestration

Percent of façade area 60%-90%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 4 spaces per 1,000 sf of floor space

Trees shall be planted such that 25% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Upper Floors Admin, Residential, Laboratory, Commercial

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings 30’

Parking setback from RBL 40’

Parking setback no RBL 12’

Shape

Building frontage along RBL 40% min.

Building width 120’ max.

Building length 300’

Height

Minimum number of floors 1 Floors

Maximum number of floors 4 Floors

Finish ground floor level At grade with sidewalk

First floor ceiling height 12’ min. clear, 16’ max.

Floor-to-floor height 10’ min. clear, 12’ max.

Fenestration

Percent of façade area-Frontage Only

50%-90%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 4 spaces per 1,000 sf of floor space

Trees shall be planted such that 0% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Upper Floors Administrative

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL 15 m (49’)

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.

Building width 50’ max.

Building length No max.

Height

Minimum number of floors 1 Floors

Maximum number of floors 2 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height 12’ min. clear, 20’ max.

Floor-to-floor height 10’ min. clear, 12’ max.

Fenestration

Percent of façade area 30%-70%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 3 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

SATCOM at Camp Roberts

Upper Floors Industrial

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL 15 m (49’)

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.

Building width No max.

Building length No max.

Height

Minimum number of floors 1 Floors

Maximum number of floors 2 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height No max.

Floor-to-floor height No max.

Fenestration

Percent of façade area 8%-20%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 2 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

SATCOM at Camp Roberts

Upper Floors Admin, Residential, Laboratory, Commercial

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL 15 m (49’)

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.

Building width 50’ max.

Building length No max.

Height

Minimum number of floors 1 Floors

Maximum number of floors 2 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height 12’ min. clear, 20’ max.

Floor-to-floor height 10’ min. clear, 12’ max.

Fenestration

Percent of façade area 30%-70%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 4 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

SATCOM at Camp Roberts

Mixed Use Building Guidelines

Ground Floor Commercial, Administrative

Upper Floors Residential, Administrative

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL 15 m (49’)

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.

Building width 50’ max.

Building length No max.

Height

Minimum number of floors 1 Floors

Maximum number of floors 2 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height 12’ min. clear, 20’ max.

Floor-to-floor height 10’ min. clear, 12’ max.

Fenestration

Percent of façade area 30%-70%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 4 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

SATCOM at Camp Roberts

Mission Building Guidelines

Ground Floor Mission

Upper Floors Mission

Placement

RBL setback from roads/parking 11 m (36’)

Setback from roads/parking 11 m (36’)

Setback from other buildings Any

Parking setback from RBL 15 m (49’)

Parking setback no RBL 7 m (23’)

Shape

Building frontage along RBL 70% min.

Building width 100’ max.

Building length No max.

Height

Minimum number of floors 1 Floors

Maximum number of floors 2 Floors

Finish ground floor level 18” above sidewalk

First floor ceiling height No max.

Floor-to-floor height 10’ min.

Fenestration

Percent of façade area 5%-15%

Notes

• Corner lot street facades must be built to RBL within 30’ of street corner

• Setback from roadways and other buildings must conform to minimum current anti-terrorism/force protection guidance

• 70% of all buildings must be built within the buildable area boundary

• Where no RBL is designated, a building may occupy any portion of the site within the buildable area boundary

Parking

Max. 3 spaces per 1,000 sf of floor space

Trees shall be planted such that 70% of parking will be shaded within 15 years

If access is controlled, government vehicle parking is not subject to setbacks

Parking drive width shall be maximum of 15’ per lane

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

SATCOM at Camp Roberts

Exterior Lighting

Lighting is a functional requirement of installations that also impacts the visual environment. The installation lighting system conveys a sense of order and organization. A lighting system provides the proper type of lighting for different lighting requirements and locations. A system is composed of six primary components: fixtures, light height, type of pole, light spacing, type of lamp, and level of intensity.

Use of energy-efficient street lighting

Landscape lighting system

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards Part I: Building Standards

Light Matrix

Typical Areas of Use

En try

G at es

Pr im ar y

Ro ad w ay s

Se co nd ar y Ro ad w ay s

Te rti ar y

Ro ad w ay s

Pr im ar y

W al kw ay s/ Bi ke w ay s

Se co nd ar y W al kw ay s/

Bi ke w ay s

Te rti ar y

W al kw ay s/ Bi ke w ay s

Co ur ty ar ds

Pl ay gr ou nd s

Ba llf ie ld s

Ba sk et ba ll Co ur ts

Te nn is Co ur ts

Bu ild in gs

La nd sc ap in g

Fe nc e Pe rim et er

Si gn s a nd

M on ito rin g

La rg e Pa rk in g Lo ts

Sm al l P ar ki ng

L ot s

Tr ai ni ng

A re as

La m p

Incandescent Halogen Mercury Vapor Florescent Metal Halide High Pressure Sodium

Le ve l Lux (lx) 20 15 10 10 2 50 200 200 50 Footcandles (fc) 2 1.4 0.9 0.9 0.2 5 10 20 5.6 0.2 1 1 1

He ig ht 40' Max

25' Max 15' Max Varies

Fi xt ur e

Cutoff Utility Bollard Spot Wall Mount

Po le

Metal Wood

Sp ac ed 120' Max

90' Max Varies

PART II

STREET STANDARDS

The overall image of the installation is greatly determined by the planning and location of roadways, walkways, entrances and parking lots. This section discusses the details of circulation system planning and how it impacts safety, efficiency, and visual appeal of the built environment.

The roadway network for Presidio of Monterey should separate types of traffic by function and volume, ranging from through traffic to local traffic. The most efficient transportation networks provide enough connectivity and continuity to offer route flexibility and the opportunity for special street functions.

The three functional classifications are Arterial, Collector, and Local. The following pages present the planning overview for each of the three classifications. It is important to note that the details of each road will vary based on the context of the area. Planning elements that could change include the number of lanes, planting strips, center medians, on-street parking, sidewalks, and bicycle lanes. The table below discusses typical context areas and street planning considerations for each.

Context Planning Considerations

Range/Natural Roads generally serve to connect distant destinations Pedestrian amenities and on-street parking may not be necessary Provisions for PT Training routes should be considered

Industrial Vehicle mobility and access is generally the priority Pedestrian amenities and on-street parking may not be necessary

Housing Roads need to safely accommodate a variety of users at low speed Sidewalks and pedestrian amenities should be included

Town Center, Garrison, and Support Area

Variety of retail, administrative, and MWR functions Roads need to prioritize connectivity and walkability Integration of transit and provision for multiple users should be considered Pedestrian amenities are essential

Goal

The goal of USAG Presidio of Monterey’s Street Standards is to achieve system-wide transportation capacity by:

using multi-modal network connectivity, and serving walkable communities with appropriately spaced and sized pedestrian, bicycle, transit, and vehicular components.

Street Standards Overview

Part II: Street Standards

Arterial Streets Arterial streets connect major activity centers and provide the primary access through the installation. These streets often traverse the entire installation and carry the heaviest volume of traffic that results in high speed and high visibility corridors. Direct access to this type of road should be restricted to crossing at major intersections. Arterial roadways are often designated as boulevards in urban areas and avenues in rural and suburban areas. The image below depicts an example of an arterial street that accommodates all users and incorporates many of the planning principles identified during the vision session. This example depicts the maximum planning considerations; at a minimum, an arterial street includes four lanes of traffic for increased speed, mobility, and capacity.

Arterial Street Standards

Travel Lane 12’

Travel Lane 12’

Sidewalk 6’

Sidewalk 6’

Right of Way 36’

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Collector Streets Collector streets connect between arterial and local streets, and often connect arterial roads to adjacent land uses. These streets accommodate moderate to slow traffic speeds and often have one lane of traffic in each direction. On-street parking is normally not provided. Collector streets should include bike lanes, sidewalks and street trees. Bioswales may be placed adjacent to roadways for stormwater collection where appropriate.

Curbs, gutters, and sidewalks shall be provided across the cantonment area and in housing areas where the density is greater than two dwelling units per acre. At a minimum, collector roads consist of two lanes, sidewalks, and planting strips.

Collector Street Standards

12’

Travel Lane 12’

Right of Way 30’

Sidewalk 6’

Bike Lane

6’

Bike Lane

6’

Presidio of Monterey Real Property Vision Plan │ Installation Planning Standards

Local Streets Local streets provide access to individual facilities, parking, and service areas. These streets accommodate low vehicle speeds and low volumes of traffic and usually have one lane in…