BOMA International BOMA International CommentsCommentsNISTNIST Conference Conference 

Federal Building and Fire Safety Study Federal Building and Fire Safety Study on the WTC Disasteron the WTC Disaster

Gaithersburg, MarylandGaithersburg, MarylandSeptember 15, 2005September 15, 2005

Presented by Ron BurtonPresented by Ron BurtonVice President Vice President –– Advocacy & ResearchAdvocacy & Research

BOMA InternationalBOMA International

19,000 individual members19,000 individual members109 Local BOMA Associations109 Local BOMA AssociationsOwn or manage over 9 billion sq ft Own or manage over 9 billion sq ft Downtown and suburban commercial Downtown and suburban commercial spacespace

Includes offices, medical, governmental, Includes offices, medical, governmental, institutional, and industrial spaceinstitutional, and industrial space

90% of Class A Office Space90% of Class A Office Space

BOMA International ServicesBOMA International Services

Research and Data GatheringResearch and Data GatheringRepresentation/AdvocacyRepresentation/AdvocacyCodes and StandardsCodes and StandardsEducation and Custom ServicesEducation and Custom ServicesPrint/Electronic PublicationsPrint/Electronic PublicationsSpecial Interest Groups/CommitteesSpecial Interest Groups/CommitteesNetworkingNetworkingAnnual Convention and Office ShowAnnual Convention and Office Show

NIST WTC ResearchNIST WTC Research

BOMA supportive of NIST research BOMA supportive of NIST research into WTC into WTC collapsecollapseFocus on high rise buildings to address Focus on high rise buildings to address ppractices, standards, and code issuesractices, standards, and code issues

Structural IntegrityStructural IntegrityEnhanced Fire ResistanceEnhanced Fire ResistanceEvacuation, Procedures, ProgramsEvacuation, Procedures, ProgramsEmergency ResponseEmergency ResponseEducation/TrainingEducation/Training

Sensitivity to industry concerns criticalSensitivity to industry concerns critical

What Is a HighWhat Is a High--Rise?Rise?

Evolving DefinitionEvolving Definition

Early 20Early 20thth century century -- 7 to 10 stories7 to 10 storiesGenerally accepted now Generally accepted now -- 50 stories 50 stories Code defines as 75 to 100 feet above Code defines as 75 to 100 feet above reach of firefighting equipmentreach of firefighting equipment

What Enabled HighWhat Enabled High--Rises?Rises?

ElevatorsElevators

Steel FramesSteel Frames

Lightweight fireproofing materialsLightweight fireproofing materials

Why Build HighWhy Build High--Rises?Rises?

Location, location, locationLocation, location, locationIncrease site density Increase site density Tenant prestige Tenant prestige More amenitiesMore amenitiesDemand continues to be strong Demand continues to be strong ––HighHigh--Rises fill a market nicheRises fill a market niche

Strong Demand for HighStrong Demand for High--RisesRises

Great viewsGreat viewsDistinctive architectureDistinctive architectureNotable structure and prime locationNotable structure and prime locationProximity to like economic activityProximity to like economic activityProximity to successful neighborsProximity to successful neighborsTenants generally feel secureTenants generally feel secure

Benefits of High RisesBenefits of High Rises

Increase city density Increase city density PopulationPopulationNumber of businessesNumber of businesses

Increase economic activity and tax base Increase economic activity and tax base Distinctive skyline providing a unique Distinctive skyline providing a unique identity for the cityidentity for the cityMarket nicheMarket niche

Issues in Consideration of Issues in Consideration of NIST Recommendations NIST Recommendations 

Cost/Benefits Analysis Should Accompany Cost/Benefits Analysis Should Accompany RecommendationsRecommendationsStatistics show high rise and commercial Statistics show high rise and commercial office buildings have performed welloffice buildings have performed wellCaution for possible unintended penalties Caution for possible unintended penalties with unnecessarily restrictive requirementswith unnecessarily restrictive requirements

More BOMA CommentsMore BOMA Comments

Provide safety in a costProvide safety in a cost--effective mannereffective mannerMust identify the extent to which certain Must identify the extent to which certain criteria need to be metcriteria need to be metConfirm differences between existing Confirm differences between existing buildings and new buildingsbuildings and new buildingsNational private codes & standards National private codes & standards development processes are the proper development processes are the proper forum for consideration of regulatory forum for consideration of regulatory changeschanges

More BOMA Comments More BOMA Comments 

Determine the general characteristics of building Determine the general characteristics of building population to “rightpopulation to “right--size” lifesize” life--safety requirementssafety requirementsBOMA believes that lessons learned from World BOMA believes that lessons learned from World Trade Center 7 may be more useful than the Trade Center 7 may be more useful than the WTC 1 and 2WTC 1 and 2Building design is a difficult balance of lifeBuilding design is a difficult balance of life--safety, energy conservation, environmental safety, energy conservation, environmental sensitivity, and tenant satisfaction.sensitivity, and tenant satisfaction.Opportunities for collaboration between NIST Opportunities for collaboration between NIST and commercial real estate industry (BOMA)  and commercial real estate industry (BOMA)  

NIST Proposed Code Revisions NIST Proposed Code Revisions What’s the Proper Forum What’s the Proper Forum 

Must be addressed in a national codes Must be addressed in a national codes and standards forums, not community by and standards forums, not community by community adoptioncommunity adoptionRecommendations developed after one Recommendations developed after one event should not reverse over 70 years of event should not reverse over 70 years of advancement in the national building advancement in the national building codescodes

NIST Proposed Code Revisions NIST Proposed Code Revisions What’s the Proper ForumWhat’s the Proper Forum

Code development is evolutionary, not a Code development is evolutionary, not a reactionary processreactionary processTrade offs must exist to meet fire safety Trade offs must exist to meet fire safety and life safety requirementsand life safety requirements

Opportunities for JointOpportunities for JointNIST/BOMA InitiativesNIST/BOMA Initiatives

Education for tenants and ownersEducation for tenants and ownersJoint trainingJoint trainingJoint publicationsJoint publicationsRegular meetings to discuss commercial Regular meetings to discuss commercial real estate market trendsreal estate market trends

Questions?Questions?

- BOMA International Comments
- BOMA International
- BOMA International Services
- NIST WTC Research
- What Is a High-Rise?
- What Enabled High-Rises?
- Why Build High-Rises?
- Strong Demand for High-Rises
- Benefits of High Rises
- Issues in Consideration of NIST Recommendations
- More BOMA Comments
- More BOMA Comments 
- NIST Proposed Code Revisions What’s the Proper Forum
- NIST Proposed Code Revisions What’s the Proper Forum
- Opportunities for JointNIST/BOMA Initiatives
- Questions?