Risk Management Series

The purpose of this primer is to introduce concepts that can help building designers, owners, and state and local governments mitigate the threat of hazards resulting from terrorist attacks on new buildings. This primer specifically addresses four high-population, private-sector building types: commercial office, retail, multi-family residential, and light industrial. However, many of the concepts presented here are applicable to other building types and/or existing buildings. The focus is on explosive attack, but the text also addresses design strategies to mitigate the effects of chemical, biological, and radiological attacks. Designing security into a building requires a complex series of tradeoffs. Security concerns need to be balanced with many other design constraints such as accessibility, initial and life-cycle costs, natural hazard mitigation, fire protection, energy efficiency, and aesthetics. Because the probability of attack is very small, security measures should not interfere with daily operations of the building. On the other hand, because the effects of attack can be catastrophic, it is prudent to incorporate measures that may save lives and minimize business interruption in the unlikely event of an attack. The measures should be as unobtrusive as possible to provide an inviting, efficient environment that does not attract undue attention of potential attackers. Security design needs to be part of an overall multi-hazard approach to ensure that it does not worsen the behavior of the building in the event of a fire, earthquake, or hurricane, which are far more prevalent hazards than are terrorist attacks. Because of the severity of the types of hazards discussed, the goals of security-oriented design are by necessity modest. With regard to explosive attacks, the focus is on a damage-limiting or damage-mitigating approach rather than a blast-resistant approach. The goal is to incorporate some reasonable measures that will enhance the life safety of the persons within the building and facilitate rescue efforts in the unlikely event of attack. It is clear that owners are becoming interested in considering manmade hazards for a variety of reasons including the desire to: attract more tenants or a particular type of tenant, lower insurance premiums or obtain high-risk insurance, reduce life-cycle costs for operational security measures, and limit losses and business interruption. Protection against terrorist attack is not an all-or-nothing proposition. Incremental measures taken early in design may be more fully developed at a later date. With a little forethought regarding, for instance, the space requirements needed to accommodate additional measures, the protection level can be enhanced as the need arises or the budget permits after construction is complete. This primer strives to provide a holistic multi-disciplinary approach to security design by considering the various building systems including site, architecture, structure, mechanical and electrical systems and providing general recommendations for the design professional with little or no background in this area. This is one of a series of five FEMA primers that address security issues in high-population, private-sector buildings. It is the intent of FEMA that these reports will assist designers, owners, and local/state government officials in gaining a solid understanding of man-made hazards. These reports will also discuss current state-of-the-art methods to enhance protection of the building by incorporating low-cost measures into new buildings at the earliest stages of site selection and design.