2B — August 23 - September 12, 2019 — Owners, Developers & Managers — M id A tlantic

Real Estate Journal


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O wners , D evelopers & M anagers By Doug Haines, Haines Security Solutions Architects andEngineers are the Key to Security’s Success O ver the past few years tremendous strides have been made in


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the surrounding area can actu- ally be used to deter criminal activity and reduce the effects of catastrophic events; such as, high winds or terrorist attack. The design team needs to know and agree on what pos- sible threats there are to the building, people and informa- tion inside. This is called the “design basis threat” or DBT. By knowing the DBT the de- sign team can ensure each potential threat is mitigated through the design of the build- ing. Possible mitigation mea- sures could be maximizing the stand-off distance from legal parking spaces to the build- ing façade. For example, the further the stand-off distance is, the less likely it is that the building will be affected by a stationary vehicle borne im- provised explosive device. Also by keeping the “unobstructed space” (the area immediate adjacent to the façade) free of shrubs or other places where small explosive devices or tools could be concealed, will eliminate that potential threat. These are just two threats that can be affected through design. Most others can be too. In order to be effective the design team must consider all

threats that are capable of ef- fecting the building, whether they control the surrounding property or not. If adjacent property offers the opportu- nity for people will “ill intent” to compromise the building then that area must also be considered. We usually call this “design- ing from the curb”. There are four general rules to follow in providing mitigation strategies in building design. • First, deter bad behavior by training personnel on what is expected of them during on-boarding orientation. We should also teach what con- stitutes “bad behavior” and how to report it. An additional deterrent is a well-trained and well-equipped security force. A common practice is to post a warning sign or a fence but rarely will this deter a deter- mine adversary. That said, we can design inhabited space so that a would be perpetrator will choose another “softer” target. • Secondly, we should delay “the bad guy” so that through effective design their presence and the activity they are con- ducting will be noticed. A very continued on page 18B

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Doug Haines

Take for example the recently completed project at Hudson Yards, in New York City. The architects really had their creative juices flowing and the engineers matched them. That said, most other build- ings are designed for aesthetics and functionality and not so much for a variety of threats, especially those that are man- made. There are plenty of regula- tions that address fire and earthquakes but rarely are their construction codes for in- corporating security measures for the myriad of other threats. That can change. By bringing architects, engineers, planners, facility managers and security professionals together at the beginning of the design process the building design including


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