Jeffrey Heller of Heller Manus Architects spoke at a meeting of the San Francisco Planning and Urban Research Association. Because very large buildings, such New York City's World Trade Center, are prime targets for terrorism and attacks because of both physical size and cultural status, "in the United States, nothing like this is going to happen in the next decade," says Heller. "People won't want to be on the upper floors. The insurers won't insure it."

Heller, the head of the local chapter of the American Institute for Architects, is part of a professional team working to make safety improvements within large structures, including the World Trade Center. His focus is on making emergency entries and exits safer for rescue workers and occupants. The team is currently working on the concept of an impact resistant shell encasing the service elevator shaft, service lobby and stairway, creating "an area of refuge" in the event of an emergency.

According to Heller, a change like this could become part of an international working standard for high-rise buildings, as it is a logical solution that is not a huge burden to the overall building design.

During an economic downturn and following a national disaster, says Heller, the cost of building 50-plus story buildings becomes prohibitive. With office vacancy rates in San Francisco hovering above 14 percent and no significant improvement expected until at least 2004, few commercial high-rises are likely to be built locally anytime soon.

Heller says that while neither of San Francisco's downtown skyscrapers (the Bank of America and Transamerica buildings) were ever found to be at risk for terrorism, the building's insurers "went completely nuts'' after Sept. 11, imposing conditions such as admitting no one whose name did not appear on a preapproved list unless he or she had an escort.

He concluded that these terms, while having eased up recently, make it very hard to run a building.

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