A high-rise solution.
Ideally, before an announcement about the construction of or move to a new high-rise facility is made, the security department will have been informed. Early consultation is valuable because it allows the security department to give thought to how it will approach and manage the project.
Once the project is announced, the clock begins. Depending on the size of the building, construction can take anywhere from two to three or more years. Many security managers make the mistake of thinking they do not have to become involved in the project immediately. But many times the building shell and the first pass on interior space plan drawings have been completed before the announcement is made public. In addition, the company may plan to move into the new facility before it is completed if it needs the space. In either case, the work to be done involving security may already be behind schedule.
When informed, the security manager needs to begin gathering information right away. The manager should determine if the company will be the building owner or the major tenant with minority or no ownership interest. If the company will own and occupy a major portion of the building, the security manager will be responsible for both base building security and security for space to be occupied by the corporation. If the corporation is a major tenant, the security manager will still have the opportunity to have input into base building security design. The developer, however, will probably bring in its own security team to develop the base building program and contract documents.
Many issues must be addressed during the project's planning phase. At this point a consultant is often brought in to help gather information and develop a planning report. Consulting fees during this phase can be reduced significantly if the security manager actively assists the consultant in addressing the security program issues noted in the accompanying chart.
The major considerations detailed in the chart along with other considerations unique to individual facilities need to be addressed in phase one. A preliminary opinion of the probable cost of the systems involved is typically developed. Once approved, the planning document forms the basis for activities in phase two.
Phase two activities include developing contract documents that will be used to bid out the project. These documents typically include a specification, which consists of general conditions and technical performance specifications for each system planned for the new facility. Drawings are developed to convey electrical raceway requirements and device types and locations. If the internal staff is not technically proficient, hire a qualified outside security engineering firm to develop these documents.
In phase three, the security contract documents are transmitted to security contractors who have the installation and servicing expertise to implement and maintain specified systems. The contractors review the documents to gain a thorough understanding as to what their scope of work is to be. If properly developed, the contract documents will result in a competitive and fair bidding process.
The last phase of the project is the longest and involves installing systems and raceways. Periodic site surveys are conducted to ensure the work is being done according to requirements set forth in the project contract documents.
Developing a security program for a high-rise facility is complex. But if security managers keep in mind that many issues can be addressed in-house, they can save their companies a significant amount of money. About the Author . . . Walter J. Podraza is technical services manager for Comerica Bank in Detroit. He is a member of ASIS. Issues to Address with a Security Consultant Base Building Security Requirements Main Lobby * visitor control issues * building fire system location * reception/guard kiosk design and equipment provisions * architectural security barrier design-turnstiles, glass enclosures, reception areas, etc. * retail tenant security adjacent to lobby areas * development of unobtrusive CCTV surveillance * controlling access into emergency stairwells adjacent to the main lobby * after-hours access control into the main lobby * alarm monitoring of perimeter doors * main lobby lighting Parking Garage * valet or self parking * public, private, or mixed use * segregated parking levels * executive parking security * need for and use of CCTV surveillance system, emergency signaling system, intercom system, and guard tour system * lighting issues, including type of lighting and number of footcandles to be provided Dock(s) * amount of vehicular traffic flow expected * impact, if any, on street traffic or pedestrian walkways * storage of package and materials * distribution of deliveries throughout the building * development of necessary CCTV surveillance and intercom systems * provision of remote door release controls Emergency Stairwells * restricting access or allowing use by the public for interfloor traffic * communication provisions in stairwells * emergency exit alarm devices on doors * alarm monitoring of the stairwells * access control into and out of the stairwells Miscellaneous * elevator bank access control and architectural design * communication provisions in elevator vestibules on individual floors * public washrooms * mail services * deliveries * security in mechanical areas * door hardware for telephone, electrical, and storage closets * security for fuel and water storage areas * roof access * tunnel or skyway connections to other nearby buildings * plaza security-issues related to landscaping, lighting, and use of unobtrusive surveillance systems * elevator cab communication devices Building Tenant Security * a comprehensive access control program to encompass elevator car access control requirements and individual floor access control measures * security measures for individual departments and operations that may have additional security requirements * executive floor security * receptionist workstations * boardroom or executive conference room access control issues * vestibule construction of freight elevator lobbies * console room design * secured storage areas, vaults, and safes within tenant space * closet space for security-related equipment * HVAC and power requirements for security operations Major Systems * fire and life safety * public address * CCTV surveillance * access control * alarm monitoring * radio communication * emergency signaling * intercom * a guard tour * door control * uninterruptible power supply
Note: Each system has its own unique equipment, cabling, wiring, electrical, and conduit requirements.
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|Title Annotation:||includes related article; security programs for high-rise buildings|
|Author:||Podraza, Walter J.|
|Date:||Mar 1, 1991|
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