The following presentation was recently given by Barry B. LePatner, Esq.
Secure Space:
An Action Plan for Increased Security in Commercial Buildings.
BBL&A, along with co-sponsors Sterling National Bank and Berdon LLP, recently presented an executive seminar for corporate tenants, real estate, design and construction professionals entitled Secure Space: An Action Plan for Increased Security in Commercial Buildings at the Cornell Club in New York City on April 30, 2002. Click for a link to the brochure in PDF format.
Other participants included Howard Safir, Chairman and CEO of SafirRosetti, Omnicom Group Inc. and former Police Commissioner of the City of New York; Joseph R. Rosetti, President of SafirRosetti; Michael R. Laginestra, Vice Chairman of Insignia/ESG, Inc.; and Robert J. Ivanhoe, Esq., Greenberg Traurig LLP
If there is one truth that has evolved from the tragic attacks of September 11, it is that for each of us, "nothing will ever be the same". For those of us who dedicate our skills to the real estate, design and construction communities, the events of that day demand we look with a fresh eye at how tomorrow's projects are to be conceived, designed, built and marketed.
As was capably pointed out in a recent editorial by Robert Ivey, Editor in Chief of Architectural Record, "the list of potential security challenges can seem daunting." They include threats ranging from biohazard, to bombings, to theft, to fire and chemical attack. But, as this morning's program attests, new technologies and new ways of rethinking how to mitigate these concerns, can and will be devised and implemented.
Safety and security for our citizenry, as Howard Safir so pointedly states, "is no longer an option." Now is the time for leaders in government and in the building community to pro-actively address the subject of future safety measures to combat these threats. When we send our children off to school we must insist that they be afforded reasonable security protections. When we enter our offices each day we must demand that buildings at high risk for terrorist acts will provide greater lobby setbacks, wall hardenings, protected air handling systems and greater emergency egress procedures.
Those of us who serve as advisors to the owner community, should staunchly insist on having a security team of advisors actively involved in a project from the concept stage. Equal in decision-stature to architects and engineers, experienced security consultants will help design professionals to cost-effectively incorporate needed protections into new and renovated facilities.
For the past several months, I have spoken with numerous experts about the likely changes to be made in the design and construction of future high rise buildings. Though a more comprehensive listing is included in my article which is part of your take-away, let me highlight at least seven important changes being recommended by these experts:
1. The searing heat of the fires that raged through the upper floors of the Twin Towers will lead to a more carefully thought out definition of fire hazard in tall buildings. This will likely lead to changes in some areas of the code, such as the need for redundant risers and fire sprinkler coverage if one section of a building is cut off.
2. Available fresh air intakes will be moved from lower to higher floors to foil bio-terrorists.
3. Stairway pressurization that is now required by BOCA in other parts of the nation may become a code requirement in New York City. This will provide air into a stairway to prevent smoke from entering.
4. Although experts say it may be impossible in most high rise buildings to totally protect against a biochemical attack, high density filters and electronic sensors to shut down systems may be introduced to screen toxic gases.
5. The difficulties of the Fire Department communication system experienced on September 11 will lead to improvements in this area. Within a building, identifying and removing handicapped tenants will become a priority when future emergencies arise.
6. Structural materials and hardening of concrete cores and exterior columns are likely to become the rule.
7. So will the physical relocation, where possible, of entry points, loading docks and garages away from lobby areas to protect critical systems and elevator shafts.
Prudent design consultants will make these and other recommendations to owners and developers. It will be up to these builders to determine which changes will be incorporated based upon one or more of the following factors:
1. those required by code changes;
2. those that provide assurances demanded by current and future tenants who will then determine the owner/developer's level of commitment to security; and
3. those that will be compelled by lenders or insurer requirements.
After speaking extensively with building owners and experts in the real estate world, I have been convinced that increased security measures can be incorporated in these critical areas at a cost that developers and owners can afford. From interviews with corporate leaders and decision-makers, I am convinced that tenants large and small are prepared to pay higher rents for upgraded security that will allay the fears of their employees. And I am convinced that improved security measures are not amenities, but necessities we must provide to assure that today's facilities provide a reasonable measure of security. As one of our city's leading real estate developers recently told me, "We were brought up to understand that real estate was only about location, location, location. Now, we must recognize it is about ‘security, security, security'".
