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Park Avenue Plaza
Electronic Tenant® Portal
Created on July 6, 2015
Building Admin: Documents
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Building Admin: Vendors
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Building Admin: Contacts
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Building Amenities: Retail Services
Listed below are the current retail tenants of Park Avenue Plaza:
Brioni Ltd.
Chartwell
Duane Reade
J&J News Inc.
Mason’s Tennis
Neuchatel
Starbucks
Building Operations: Accounting
Please forward all rental remittance to:
Park Avenue Plaza Owner LLC
c/o JPMorgan Chase Bank, N.A.
GPO Box 30035
New York NY 10087-0035
LOCK BOX ACCOUNT:
WIRING INSTRUCTIONS
PARK AVENUE PLAZA OWNER LLC
JP MORGAN CHASE
ABA:021000021
ACCT #: 507-887824
BY CHECK:
PARK AVENUE PLAZA OWNER LLC
JP MORGAN CHASE
PO BOX 30035
NEW YORK NY 10087-0035
Building Operations: Building Management
The staff of Park Avenue Plaza is dedicated to making your work environment as safe and pleasant as
possible. The Building Office is located on the 52nd Street side of the Mezzanine Level. Please do not
hesitate to contact the Management Office at:
Phone: 212-710-8360
Fax: 212-838-7423
Address:
55 East 52nd Street
New York, NY 10055
The following personnel are available to address your needs:
Title
Building Manager
Assistant Building
Manager
Building Secretary
Building Secretary
Chief Engineer
Assistant Chief Engineer
Name
Mark Majkowski
Phone Number E-Mail
212-710-8260
[email protected]
Bridget Reel
Louise Sepulveda
Barbara
Moore-Cooke
Jeff Moran
Richard Jimenez
212-710-8360
212-710-8360
[email protected]
[email protected]
212-710-8360
212 710-8360
212-710-8360
[email protected]
[email protected]
[email protected]
Building Operations: Holidays
The following is the official holiday list:
New Year’s Day
Martin Luther King, Jr. Day
President’s Day
Good Friday
Memorial Day
Independence Day
Labor Day
Columbus Day
Thanksgiving Day
Day after Thanksgiving Day
Christmas Day
Unless your lease stipulates otherwise, there will be no air conditioning service provided on the days these
holidays are celebrated.
Building Operations: Leasing
The leasing company for Park Avenue Plaza is Fisher Brothers and is located at 299 Park Avenue. The
main phone number is 212-752-5000. Listed below is the contact information for the authorized
representative.
Title
Name
Phone Number E-Mail
Director of Leasing Marc Packman 212-940-6255
[email protected]
Asst. Dir. of LeasingJessica Kanfer 212 940-6890
[email protected]
Building Operations: Security
Fisher Brothers security staff:
Lobby attendants
Color cameras in all elevators and various locations in and around the building.
24/7 supervisory inspectors.
Building Security: After Hours Access
After 6:00PM and on weekends and holidays, tenant I.D. cards are displayed to a card reader at the console
on the Mezzanine Level. The Security person verifies the card is active and views a photo image to verify
its use by the authorized person. The security person will then activate the turnstile allowing entry. After
7:00PM and on weekends and holidays, the tenant I.D. card is used to activate the turnstile on departure.
Building Security: Building Access
Tenant Access
The building is open to tenants 24 hours/day, 7 days/week, 365 days/year. Tenant issued I.D. cards that are
compatible with our Kastle Security System are used to activate a turnstile entry/exit security checkpoint
located on the Mezzanine Level. Security personnel are located by the turnstiles and observe computer
monitors that display a photo image.
Visitor Access
Scheduled Visitors:Tenants enter into the Kastle Visitor Badging System the name, time of arrival and floor
where the visitor is to be directed. The visitor reports to the Visitor Station on the Mezzanine Level and
produces a photo I.D. Once the I.D. is verified, a visitor badge is issued that will activate the turnstile. The
visitor is then directed to the requested location. If desired, an e-mail can be generated at the time the
visitor badge is issued notifying the tenant of the arrival of the visitor.
Unscheduled Visitors: Tenants are contacted and can either enter the visitor into the Kastle System or
respond to the Visitor Station and sign in the visitor.
Click here to download a copy of the Kastle System - Visitor Registration Instructions
Building Security: Deliveries
Messengers are not permitted entry into tenant spaces. Tenants are notified that a messenger is present at
the messenger center and the reason for his/her presence. Tenants respond to the messenger center to
conduct their business. Access to the messenger center for the tenant is through the building lobby and
access for the messenger through the loading dock. Freight is delivered through the loading dock after
inspection and sign in by security personnel 8:00AM – 6:00PM.
Building Security: General Office Security
Security Checklist
For your own internal security and also for the security of the building, it is in your best interest to control the
number of keys issued. Only people needing after-hour access should be issued a key.
The following is a list of general office security suggestions, which are offered to you as an aid in
establishing your internal security procedures:
Restrict office keys to those who actually need them.
Keep complete, up-to-date records of the distribution of all office keys.
Have adequate procedures for collecting keys prior to termination of employees.
Establish a rule that keys must not be left unguarded on desks or cabinets.
Require that filing cabinet keys be removed from locks and placed in a secure location after opening
cabinets.
Prevent unauthorized personnel from reporting a lost key and receiving a replacement.
A responsible person is in charge of issuing all keys.
Store keys systematically in a secured wall cabinet of either your own design or from a commercial
key control system.
Security Checklist (continued)
Insist on identification from repairmen who come to work in your office.
Clear all desks of important papers.
When working alone in the office at night, lock the front door to prevent anyone else from entering.
Keep the police, fire department, and building security telephone numbers posted.
Double check to see that all doors are securely locked before you leave.
Suspicious Persons
If you see suspicious or offensive persons in the building, please call the Office of the Building immediately.
If possible, make note of appearance, clothing, etc. to assist building security in locating them.
Please be aware of strangers in your tenant areas and halls. Quite often a question such as “May I help
you locate someone?” is enough to deter a potential thief. Suspicious encounters of this type should be
reported to the Office of the Building immediately.
Building Security: Key and Lock Policy
AAA Hardware shall key all lockset cylinders to the building’s master key system.
Building Security: Lost and Found
Please contact the Building Management Office at 212-710-8360 to claim items that have been lost or
found in the buildings.
Building Security: Solicitation
Solicitation is not permitted. If someone is soliciting in your suite, then please notify the Building
Management Office at 212-710-8360 and we will send appropriate personnel to have them escorted off the
premises.
Building Services: Building Signage and Directory
Please contact the Building Office at 212-710-8360 for information regarding building signage at Park
Avenue Plaza.
Building Services: Cleaning
If a small cleaning problem should arise during working hours, please contact the Clean Secretary at
212-710-8350.
Building Services: Elevators
Freight Elevators: Two cars serve the basement through 45th floors. Available 8:00 AM – 6:00 PM.
Capacity is 4,000 lbs. Dimensions are 6’2” deep x 8’ wide x 12’ high. One hydraulic car serves the
loading dock and basement and one hydraulic car serves the mezzanine, street and basement.
Passenger Cars: 21 gearless semi solid-state Westinghouse elevators serving the low, mid and high-rise
banks. The building is currently undergoing an elevator modernization that will allow the tenants at Park Ave
Plaza an opportunity to enjoy the many benefits of the latest in efficiency, ride quality and reliability available
in the market. During this modernization the elevators are modernized and cabs upgraded.
Building Services: Forms
For your convenience, we have included downloadable and printable PDF document forms that will expedite various
building management service requests. Hard copies of all forms are available from the Property Management Office as
well. To view and print PDF files, you need the Adobe Acrobat Reader software. If not already installed on your
computer, it can be obtained for free at www.adobe.com.
Approved Builders List
Certificate of Insurance
Organizational Fire Chart
Visitor Instructions (Kastle Instructions)
Sample of Compliance Letter for Construction
Overtime Work Schedule Form
Building Services: HVAC
If the temperature in your office needs adjustment, please contact the Building Management Office. Your
call will be referred immediately to engineering personnel.
Special arrangements should be made for any HVAC needed outside of the hours of operation stated within
your lease.
Building Services: Mail Service
There are two mailboxes located in the lower lobby adjacent to the freight cars.
Building Services: Maintenance Requests
All requests should be made to the Building Office at 212-710-8360.
Emergency Procedures: Active Shooter
Response to Active shooter - Quickly determine the most reasonable way to protect your own life.
CONTACTING AUTHORITIES - When you are safe:
Call Security or 9-1-1, and be prepared to give the following information concerning the incident:
Your exact location (building, floor, room number)
Specific location and direction of the assailant(s)
Number of assailant(s)
Sex, race and age of assailant(s)
Clothing color and style
Number injured, types of injuries
Run - if there is an accessible escape path, attempt to evacuate the premises.
Be sure to:
Have an escape route and plan in mind
Evacuate regardless of whether others agree to follow
Leave your belongings behind
Help others escape, if possible
Prevent individuals from entering an area where the active shooter may be
Keep your hands visible
Follow the instructions of any police officers
Do not attempt to move wounded people
Call 9-1-1 when you are safe
Hide - if evacuation is not possible, find a place to hide where the active shooter is less likely to find you.
Your hiding place should:
Be out of the active shooter’s view
Provide protection if shots are fired in your direction (i.e., an office with a closed and locked door)
Not trap you or restrict your options for movement
To prevent an active shooter from entering your hiding place:
Lock the door
Blockade the door with heavy furniture
If the active shooter is nearby:
Lock the door
Silence your cell phone and/or pager
Turn off any source of noise (i.e., radios, televisions)
Hide behind large items (i.e., cabinets, desks)
Remain quiet
If evacuation and hiding out are not possible:
Remain calm
Dial 9-1-1, if possible, to alert police to the active shooter’s location
If you cannot speak, leave the line open and allow the dispatcher to listen
Fight - As a last resort, and if confronted by the shooter, attempt to disrupt and/or incapacitate the active
shooter by:
Acting as aggressively as possible against him/her
Throwing items and improvising weapons
Yelling
Committing to your actions
Emergency Procedures: Bomb Threat
Telephone Threat
When a bomb threat is made over the telephone, obtain the following information from the caller:
Exact location of the device.
Time set for explosion.
Description of the device.
Reason the caller has placed the bomb.
Exact words used by the caller.
Keep this information as confidential as possible.
Notify the Police Department. Call 911.
Notify the Management Office at 212-710-8360.
Once the Management Office has been notified of a bomb threat, it is our policy to advise your firm’s
manager or officer and also make an ALL CALL announcement to notify the entire building. It is up to the
manager or officer to decide whether it is appropriate to evacuate the office.
In the event that you are asked to evacuate the Building, move away from the Building to allow for the clear
passage of emergency personnel. Do not re-enter the Building until the Management Office or the Police or
Fire Department has given clearance.
Suspicious Packages or Mail Bombs
Letter bombs are usually sent through the mail addressed to a specific individual in the company, usually
disguised to look like some sort of gift or a small package. Letter bombs have the power to kill or maim
anyone close to them if they go off. Letter bombs are usually a large size manila envelope ¼” to ½” thick
and are fairly rigid. They have been mailed from cities or small towns in the United States, as well as from
foreign countries. They are usually mailed to a person by title, such as Chairman, President, Manager,
Security Officer, etc.
If a letter is suspected to be a letter bomb:
Call Building Security at 212-710-8360.
Clear everyone out of the area for at least 25 feet around it.
Notify the police at 911.
DO NOT HANDLE IT UNDER ANY CIRCUMSTANCES.
DO NOT ATTEMPT TO DEACTIVATE IT YOURSELF
Emergency Procedures: Civil Disturbance
Should a riot or civil disturbance start outside the Building, the security guards and police will immediately
secure the building. We will keep you informed.
If a disturbance should occur in the main lobby, all elevators will be turned off at the Mezzanine Level and
the police will be summoned.
Emergency Procedures: Elevator Malfunction
In the event that an elevator stops with passengers in it, remember to remain calm. Pressing any
emergency button within the cab will alert Building Management that the cab is malfunctioning, what cab
number it is, and what floor it is stuck on. The Guard will continue two-way communication with passengers
until help arrives.
In the event of a power outage, elevator lights will remain on, but the car will temporarily stop. Each elevator
will automatically be returned to the lobby where the doors will open and they will then be out of service.
IN THE EVENT OF A FIRE, ELEVATORS MUST NOT BE USED FOR EVACUATION. USE THE
STAIRWELLS.
Emergency Procedures: Emergency Contacts
Any type of an emergency:
New York Fire Department:
New York Police Department:
Fire Safety Director:
Building Office:
911
212-628-2900
911
212-710-8360
212-710-8360
Emergency Procedures: Evacuation
Emergency
The evacuation signal which you have just heard (whooping siren and strobes) occurs on three floors: Alarm
Floor, + 1 floor above and 1 floor below.
What Action Should You Take?
Immediately proceed to and assemble at your nearest emergency exit.
Listen to the directions of your Fire Warden Team. LISTEN TO THE DIRECTIONS OF YOUR FIRE
WARDEN TEAM.
Listen for announcements over the emergency speaker system.
If instructed to evacuate, do so in a safe and orderly manner, and assemble at your company's
designated areas.
If you are in imminent danger, evacuate immediately!
If your floor receives the notification tone (a monotone beeping sound without strobe activation) it indicates
that the alarm is not on your floor or the floor below you.
What Action Should You Take?
Stay at your work location and listen for announcements over the emergency speaker system.
Things You Should Know About Your Building/Floor
There are three stairway exits – North Stairwell A (Basement to Roof), South Stairwell B (Basement
to 45th Floor), and West Stairwell C (Basement to 8th Floor). The north and south stairways exit into
the lower lobby area. The “C” stairwell exits into the lower lobby through the messenger center
corridor adjacent to the loading dock.
The building is protected throughout by an automatic sprinkler system and smoke detectors in areas
required by code.
All security locked doors leading to an exit will release on the activation of the alarm.
Things You Should Know About Your Building/Floor (continued)
Elevators will recall to the lobby if a smoke detector (elevator lobby) is activated, or a waterflow is
indicated (i.e. sprinkler activation)
Fire alarm pull-stations are located adjacent to all stairway exit doors. If there is a fire on your floor,
activate/pull the fire alarm box to notify the fire department, fire command station and building
occupants.
Know the location of the fire extinguishers on your floor. Note: Only use an extinguisher if you are
confident that you can operate it properly, and only do so after you insure the alarm has been
activated. Never put yourself in danger.
Safety Tips
Never return to your work area for something you forgot.
Listen to the instructions given by your fire warden team members, and those given over the
emergency speaker system.
Never take an elevator in a fire emergency.
Evacuate in a safe and orderly manner.
Never take a fire alarm for granted.
Always check your Stairway Exit door for heat (with the back of your hand) before entering.
Non-Emergency Policy:
When an incident or threat occurs that may impact tenant safety, Fisher
Brothers Management Company is committed to open and responsible communication.
When a tenant receives a threat or witnesses an incident concerning the safety of the Building or its
occupants, they should notify the 911 Emergency Operator and then immediately notify Fisher
Brothers Security.
Following the notification, Fisher Brothers Security will make an ALL-CALL announcement. It is
important to note that this announcement is generally for informational purposes unless the
authorities have made a determination that certain floors, or the building should be evacuated.
For safety purposes, once an ALL-CALL has been made, the building will be closed to incoming
traffic with all portals used only for egress.
This closure is designed to accommodate those tenants who decide to evacuate of their own accord
following the ALL-CALL. The building will be re-opened only after the proper authorities have
responded and an investigation has been made.
Should a total building evacuation become necessary as a result of a non-fire emergency, the
procedure above will be utilized:
Means of Non-Fire Evacuation:
1. Stairwells –Everyone should be familiar with the location and number of stairwells on their floor.
2. Elevators – Can be used for any emergency evacuation for other than a fire emergency. You will
receive instructions regarding the use of elevators during the ALL CALL announcements. Elevators
will be assigned to previously identified floors to assist physically challenged personnel and assigned
co-workers.
NOTE: Be alert to any instruction issued over the Public Address System.
Evacuation Coordinators (Tenant Employees):
For each Tenant floor, there will be Evacuation Coordinators, Stairwell Monitors and Searchers. These
individuals will:
Wear distinctive caps and vests.
Be fully knowledgeable of the plan for a full evacuation.
Know how to communicate with the command console using the fire warden phone.
Know the proper stairwell to use and alternate means of egress.
Know the location of any tenant who will require assistance and the availability of evac-chairs.
Assign co-workers to provide assistance.
Evacuation Coordinators (continued):
Searchers will ensure all tenants have been notified.
Notify Building Lobby Console when floor is evacuated.
Remind tenants to take their wallets and building I.D.
Instruct people to remove and carry high heel shoes and encourage tenants to have comfortable
shoes or sneakers available if possible.
Instruct people to move at a steady walking pace.
Instruct people to use handrails.
Direct tenants to the pre-determined staging area away from the building.
Facilitate a head count at the outside staging area.
Communicate and coordinate with building personnel from the outside staging locations.
Individual Tenant Responsibility:
In order to facilitate a full evacuation, each individual tenant should be knowledgeable of the plan for a full
building evacuation and:
Know the location of all emergency exits.
Identify the Evacuation Coordinators, Stairwell Monitors and their alternates.
Know how to communicate with the command console using the fire warden phone.
Carefully listen to each ALL CALL announcement made and whether it is safe to use the elevators.
Follow any direction given by the Evacuation Coordinators and Stairwell Monitors.
Take wallet and Building I.D. and wear comfortable shoes when evacuating the building.
Know the location of and proceed to the outside staging area.
Never congregate in the lobby or adjacent to the building during an evacuation.
Keep a list of your personal emergency numbers including the numbers of the cell phones of
Evacuation Coordinators with you.
NOTE: The stairwells have back-up lighting. As an additional safety measure, Glow sticks are located on
each floor landing. Opening the box activates the glow sticks. They should not be removed from the
housing.
Emergency Procedures: Fire and Life Safety
Introduction
The City of New York requires that all high-rise office buildings comply with Local Law #5 and have a
detailed fire emergency plan to conduct fire drills every six months for all occupants of high-rise office
buildings. Our building is equipped with a fully operational class "E" fire alarm detection and communication
system for your safety.
Pursuant to Local Law #5, representatives from your company are needed to act as Fire Warden, Deputy
Fire Warden, and Searchers. Once a team is chosen, an outline of their fire safety plan will be explained in
detail. A tour of your area should be taken so that you can become familiar with the exits and the location of
the fire alarm equipment.
Training, education and prevention are key factors in providing a safe environment for the work place. Know
your Fire Warden, Deputy Fire Warden, and Searchers. Their names are posted on the organization chart,
which is located in a conspicuous area on the floor (i.e., kitchen area, staircase area).
Plan For A Fire Before It Occurs!
Know the location of the fire exits.
Recognize the sound of the fire alarm.
Know how to activate the fire alarm.
Know how to notify the Fire Department.
Participate in fire drills and know the evacuation plan for your building.
Know location of fire extinguishers. Use only on incipient fires.
(i.e. wastepaper can)
Listed below is a Fire Prevention Checklist. Report any Fire Hazards To The Fire Safety Director
Do not overload electrical outlets -request another outlet if necessary. Check electrical cords. If frayed
damaged or hot to the touch, do not use them until they have been repaired.
Do not obstruct aisles, corridors, or exits with furniture, debris, etc. especially the freight service area
Do not obstruct the air ducts by covering them with paper, books or plants.
Do not empty ashtrays into wastebaskets.
Do not use electric heaters.
Turn off copy machines, typewriters, coffee pots, etc., when not in use.
Obey all no smoking signs.
Store all flammable liquids in approved containers.
Report to the Building Office any exit lights that are out and any fire exit doors that are opened.
The following is recommended for a Tenant Fire Safety Team:
Fire Warden – Deputy Fire Warden
Are selected to manage and maintain the Fire Safety Team during an alarm.
Duties
As soon as an alarm sounds, the Fire Warden should go immediately to the warden telephone, use
the warden phone to notify the Fire Command Station if a fire or emergency situation exits on your
floor.
Wardens and Deputy Wardens should be familiar with the fire safety plan and the location of all fire
exits on their floor and the operation of fire alarm equipment (pull stations, warden telephone, etc.)
The Fire Warden shall keep the Fire Command Station informed of the means being employed for
evacuation by the occupants of his/her floor.
At all times during the emergency, the Fire Warden and Deputy Fire Warden should advise everyone
to remain calm, quiet and orderly. Wardens should employ the aid of the Searchers should he/she
require assistance in maintaining order during the emergency condition evacuation.
Fire Wardens are required to check-in daily at the Fire Command Station pursuant to Local Law #5.
Searchers
At least one male and one female searcher are required per floor.
Duties
Duties
As soon as an alarm sounds, the Searchers should alert all others in the area to proceed to a fire exit.
Searchers are responsible for checking restrooms in order to alert anyone who may not have heard
the alarm. In route to the restrooms, Searchers should close any doors that may have been left open.
Searchers should be alert to any emergency conditions such as fire and smoke, or anyone not
responding to the alarm, and should report any findings to the Fire Warden as soon as possible.
Once the Searchers initial duties have been completed, they should report back to the Fire Warden
and should make themselves available to assist the Fire Warden and Deputy Fire Warden.
What You Should Do If You Discover Fire Or Smoke:
If you should discover a fire or smoke condition, the following action should be taken immediately:
Leave the fire area, closing doors behind you. Activate the nearest fire alarm pull station.
If possible, call the Fire Department.
Use the warden telephone to notify the Fire Command Station.
Stay calm and quiet and listen to the instructions being given over the public address system.
Do not use the elevators or congregate in the elevator lobby area.
Do not stop to collect personal property.
Do not return to the building until the fire department tells you it is safe to do so.
The Fire Alarm Sounds - What Do You Do?
The fire alarm must be treated as a building emergency and the following action should be taken
immediately:
Alert others in the immediate area.
Proceed to the nearest fire exit staircase in a quiet and orderly fashion.
Prepare to evacuate via uncontaminated stairs.
Listen carefully to the instructions of the Fire Warden and the Fire Safety Director via the public
address system.
Should evacuation be required, remain calm and proceed down the stairs, single file, keep to the right
and hold on to the handrail. Ladies should remove high heel shoes for easier walking down the stairs.
Walk down at least three or four floors below the fire floor where you can re-enter and await further
instructions.
If you exit the building, quickly move away from exit doors and proceed to a distant area where you
will not interfere with fire fighters or be in the way of falling debris.
Do not return to the building until the Fire Department tells you it is safe to do so.
How The Class "E" System Works:
In the event of a fire or smoke condition, the Class “E” system will automatically:
Sound an alarm throughout the fire floor, the floor above and the floor below.
Notify the Fire Department.
Sound an alarm at the Fire Command Station, and gives the location and type of alarm.
Cause all elevators, passenger and freight, in the affected bank to be brought down to the lobby for
Fire Department use.
Shut down the air conditioning system to prevent the spread of fire and smoke.
Provide automatic door release for any door leading to a fire exit which is normally locked. Also,
releases locked doors at elevator lobby area and freight elevator areas.
Duties Of The Fire Warden And The Deputy Warden
The tenant or the tenants of each floor shall upon request of the owner or person in charge of the
building make responsible and dependable employees available for the designation by the Fire Safety
Director as Fire Warden and Deputy Fire Warden.
Each floor of a building shall be under the direction of a designated Fire Warden evacuation of
occupants in the event of a fire. He/she shall be assisted in his/her duties by the Deputy Fire
Wardens. A Deputy Fire Warden shall be provided for each tenancy tenancy exceeding 7,500 square
feet of occupiable space, a Deputy Warden shall be assigned for each 7,500 square feet or thereof.
Each Fire Warden and Deputy Warden shall be familiar with the fire safety plan, the location of exits
and the location and operation of any available fire alarm system.
Duties Of The Fire Warden And The Deputy Warden (continued)
In the event of fire, or a fire alarm, the Fire Warden shall ascertain location of the fire and direct the
evacuation of the floor in accordance with the directions received and the following guidelines:
The most critical areas for immediate evacuation are the fire floor and the floors immediately
above. Evacuation from the other floors shall be instituted when instructions from the Fire
Command Station or conditions indicate such action. Evacuation should be via uncontaminated
stairs. He/she should try to avoid stairs being used by the Fire Department. If this is not
possible, he/she shall try to attract the attention of the Fire Dept. personnel before such
personnel open the door to the fire floor.
Evacuation to 2 or more levels below the fire floor is generally adequate. He/she shall keep the
Fire Command Station informed regarding his/her location.
Fire Wardens and their deputies shall see that all occupants are notified of the fire, and that
they proceed immediately to execute the fire safety plan.
The Fire Warden on the fire floor shall, as soon as practicable notify the Fire Command Station
of the particulars.
Fire Wardens on the floor above the fire shall, after executing the fire safety plan, notify the Fire
Command Station of the means being used for evacuation and any other particulars.
The Fire Warden shall select the safest stairway to use for evacuation on the basis of the
location of the fire and any information received from the Fire Command Station. The Fire
Warden shall check the environment in the stair prior to entry for evacuation. If it is affected by
smoke, an alternate stair shall be selected and the Fire Command Station notified.
The Fire Warden shall keep the Fire Command Station informed of the number of employees
for evacuation
Elevators manned by trained building personnel or firemen may be used.
Duties Of The Fire Warden And The Deputy Warden (continued)
A chart designating employees and their assignments shall be prepared and posted in a
conspicuous place in each tenancy and each floor of tenancy that occupies more than one floor
and a copy shall be in the possession of the Fire Safety Directors
Have available an updated listing of all personnel with physical disabilities who cannot use
stairs unaided. Make arrangements to have these occupants assisted in moving down the
stairs to 2 or more levels below the fire floor. If necessary to move such occupants to still lower
levels during the fire, move them down the stairs to the uppermost floor served by an
uninvolved elevator bank and then remove them to the street floor by the elevator. Where
assistance is required for such evacuation, notify the Fire Safety Director.
Provide for Fire Warden identification during fire drills and fires, such as red caps (baseball
type)
Assure that all persons on the floor are notified of fire and all evacuated to safe areas. A search
must be conducted in the lavatories to assure all are out. Personnel assigned as Searchers
can promptly and efficiently perform this duty.
Check availability of applicable personnel on organization chart and provide substitute when
position on chart is not covered.
After evacuation, perform head count to assure that all regular occupants known to have
occupied the floor have been evacuated.
When alarm is received, the Fire Warden shall remain at selected position in the vicinity of the
communication with the Fire Command Station and to receive and give instructions.
Emergency Procedures: Fire and Life Safety Plan
Purpose and Objective
Purpose
To establish a method of systematic, safe and orderly evacuation of an area or building by and of its
occupants in case of fire or other emergency, in the least possible time, to a safe area or by the nearest
safe means of egress; also, the use of such available fire appliances (including sounding of alarms) as may
have been provided for the controlling or extinguishing of fire and the safeguarding of human life.
Objective
To provide proper education as a part of continuing employee indoctrination and through a continuing
written program for all occupants, to assure the prompt reporting of fire, the response to fire alarms as
designated, and the immediate initiation of fire safety procedures to safeguard life and contain fire until the
arrival of the Fire Department.
Fire Safety Director
Regularly assigned employment - Title Fire Safety Director
Regularly assigned location - Lobby Console
How is he notified when at regular location - Telephone - 710-8389 and 710-8360 and Walkie-Talkie
How is he notified when not at regular location - Walkie-Talkie
Duties of Fire Safety Director:
Be familiar with the written Fire Safety Plan providing for fire drill and evacuation procedure in
accordance with Fire Prevention Code.
Select qualified building service employees for a Fire Brigade and organize, train and supervise such
Fire Brigade.
Be responsible for the availability and state of readiness of the Fire Brigade.
Conduct fire and evacuation drills.
Be responsible for the designation and training of a Fire Warden for each floor and sufficient Deputy
Fire Wardens for each tenancy in accordance with Fire Department rules.
Be responsible for a daily check for the availability of the Fire Warden and Deputy Fire Wardens, and
see that up-to-date organization charts are posted.
Duties of Fire Safety Director (continued):
NOTE: If the number of Fire Wardens and Deputy Fire Wardens in the building is such that it is impractical
to individually contact each one daily, a suggested method to satisfy the requirement is to make provisions
for the Fire Warden, or a Deputy Fire Warden in the absence of the Fire Warden, to notify the Fire Safety
Director when the Fire Warden or required number of Deputy Fire Warden is not available. In order to
determine the compliance by the Fire Warden and Deputy Fire Wardens when this method is used, the Fire
Safety Director shall make a spot check of several different floors each day.
Notify the owner or other person in charge of the building when any designated individual is
neglecting his responsibilities contained in the Fire Safety Plan. The owner or other person in charge
of the building shall bring the matter to the attention of the firm employing the individual. If the firm
fails to correct the condition, the Fire Department shall be notified by the owner or person in charge
of the building.
In the event of a fire, shall report to the Fire Command Station to supervise, provide for and
coordinate:
Insurance that the Fire Department has been notified of any fire or fire alarm.
Manning of the Fire Command Station.
Direction of evacuating procedures as provided in the Fire Safety Plan.
Reports on conditions on fire floor for information of Fire Department on their arrival.
Advise the Fire Department Chief in Charge in the operation of the Fire Command Station.
Be responsible for the training and activities of the Building Evacuation Supervisor.
Deputy Fire Safety Director
Regularly assigned employment - Title Deputy Fire Safety Director
Regularly assigned location - Lobby Console
How is he notified when at regular location - Telephone - 710-8389 and 710-8360 and Walkie-Talkie
How is he notified when not at regular location - Walkie-Talkie
Duties of Deputy Fire Safety Director:
Subordinate to the Fire Safety Director.
Perform duties of Fire Safety Director in his absence.
Fire Wardens and Deputy Fire Wardens
Are their names on Organization Charts for each floor and/or tenancy? Names are listed on
Organizational Chart.
Submit typical completed Organization Chart for Fire Drill and Evacuation assignment Copy of
Organizational Chart Page
Click here to download an Organizational Fire Chart
Duties of Fire Wardens and Deputy Fire Wardens
The tenant or tenants of each floor shall, upon request of the owner or person in charge of building,
make responsible and dependable employees available for designation by the Fire Safety Director as
Fire Warden and Deputy Fire Wardens.
Each floor of a building shall be under the direction of a designated Fire Warden for the evacuation of
occupants in the event of fire. He shall be assisted in his duties by Deputy Fire Wardens. A Deputy
Fire Warden shall be provided for each tenancy. When the floor area of a tenancy exceeds 7,500
square feet of occupiable space, a Deputy Warden shall be assigned for each 7,500 square feet or
part thereof.
Each Fire Warden and Deputy Fire Warden shall be familiar with the Fire Safety Plan, the location of
exits and the location and operation of any available fire alarm system.
Duties of Fire Wardens and Deputy Fire Wardens (continued)
In the event of fire or fire alarm, the Fire Warden shall ascertain location of the fire and direct the
evacuation of the floor in accordance with directions received and the following guidelines:
The most critical areas for immediate evacuation are the fire floor and floors immediately
above. Evacuation from the other floors shall be instituted when instructions from the Fire
Command Station or conditions indicates such action. Evacuation should be via
uncontaminated stairs. He shall try to avoid stairs being used by the Fire Department. If this is
not possible, he shall try to attract the attention of the Fire Department Personnel before such
personnel open the door to the fire floor.
Evacuation to two or more levels below the fire floor is generally adequate. He shall keep the
Fire Command Station informed regarding his location. Fire Wardens and their Deputies shall
see that all occupants are notified of the fire and that they proceed immediately to execute the
Fire Safety Plan.
The Fire Warden on the fire floor shall, as soon as practicable, notify the Fire Command Station
of the particulars.
Fire Wardens on floor above the fire shall, after executing the Fire Safety Plan, notify the Fire
Command Station of the means being used for evacuation and any other particulars.
Duties of Fire Wardens and Deputy Fire Wardens (continued)
In the event that stairways serving fire floor and/or floors above are unusable due to contamination or
cut off by fire and/or smoke, or that several floors above fire involving large numbers of occupants
must be evacuated, consideration may be given to using elevators in accordance with the following:
If the elevators servicing his floor also service the fire floor, they shall not be used. However,
elevators may be used if there is more than one bank of elevators, and he is informed from the
Fire Command Station that one bank is unaffected by the fire.
If elevators do not service the fire floor and their shafts have no openings on the fire floor, they
may be used, unless otherwise directed.
Elevators manned by trained building personnel or firemen may also be used.
In the absence of a serviceable elevator the Fire Warden shall select the safest stairway to use
for evacuation on the basis of the location of the fire and any information received from the Fire
Command Station. The Fire Warden shall check the environment in the stair prior to entry for
evacuation. If it is affected by smoke, an alternate stair shall be selected, and the Fire
Command Station notified.
The Fire Warden shall keep the Fire Command Station informed of the means being employed
for evacuation by the occupants of his floor.
Determine that an alarm has been transmitted.
Duties of Fire Wardens and Deputy Fire Wardens (continued)
Organization Chart for Fire Drill and Evacuation Assignment - A chart designating employees and
their assignments shall be prepared and posted in a conspicuous place in each tenancy and on each
floor of a tenancy that occupies more than one floor and a copy shall be in the possession of the Fire
Safety Director.
Have available an updated listing of all personnel with physical disabilities who cannot use stairs
unaided. Make arrangements to have these occupants assisted in moving down the stairs to 2 or
more levels below fire floor. If necessary to move such occupants to still lower levels during the fire,
move them down the stairs to the uppermost floor served by an uninvolved elevator bank and then
removed to street floor by elevator. Where assistance is required for such evacuation, notify Fire
Safety Director.
Provide for fire warden identification during fire drills and fires, such as using armband, etc.
Assure that all persons on the floor are notified of fire and all are evacuated to safe areas. A search
must be conducted in the lavatories to assure all are out. Personnel assigned as Searchers can
promptly and efficiently perform this duty.
Check availability of applicable personnel on Organization Chart and provide for substitute when
position on chart is not covered.
After evacuation, perform a head count to assure that all regular occupants known to have occupied
the floor have been evacuated.
When alarm is received, the Fire Warden shall remain at a selected position in the vicinity of the
communication station on the floor in order to maintain communication with the Fire Command
Station and to receive and give instructions.
Building Evacuation Supervisor
Name: Deputy Fire Safety Directors on duty 24 hours
Regularly assigned employment – Title: Deputy Fire Safety Director
Regularly assigned location: Lobby Console
How is he notified when at regular location Telephone - 710-8389 and 710-8360 and Walkie-Talkie
How is he notified when not at regular location - Walkie-Talkie
Duties of Building Evacuation Supervisor - A Building Evacuation Supervisor is required at all times
when there are occupants in the building and there is no Fire Safety Director required to be on duty in
the building.
Capable of directing the evacuation of the occupants as provided by the Fire Safety Plan.
During fire emergencies, the primary responsibility of the Building Evacuation Supervisor
shall be to man the Fire Command Station and the direction and execution of the
evacuation as provided in the Fire Safety Plan.
The Building Evacuation Supervisor's training and related activities shall be under the
direction of the Fire Safety Director in accordance with these rules and the Fire Safety
Plan. Such activities shall be subject to Fire Department control.
Fire Brigade
Submit a completed Organization Chart for Fire Brigade, naming person in charge and his title in the
building.
Indicate standards of selection from building employees based on background and availability.
Knowledge of building.
Length of service.
Experience
How are they notified? Walkie-Talkie
How are they notified when not at their regular
locations? Page System - Walkie-Talkie
Means of responding? Fire stairs & usable elevators
Duties of Fire Brigade
On receipt of an alarm for fire, the Brigade shall:
Report to the floor below the fire to assist in evacuation and provide information to the Fire
Command Station.
After evacuation of fire floor, endeavor to control spread of fire by closing doors, etc.
Attempt to control the fire until arrival of the Fire Department, if the fire is small and conditions
do not pose a personal threat.
Leave one member on the floor below the fire to direct the Fire Department to the fire location
Leave one member on the floor below the fire to direct the Fire Department to the fire location
and to inform of conditions.
On arrival of the Fire Department the Fire Brigade shall report to the Fire Command Station for
additional instructions.
Occupants Instructions
Distribution of instructions to all tenants, tenants employees and building employees.
The applicable parts of the approved Fire Safety Plan shall be distributed to all tenants of the building
by the Building Management when the Fire Safety Plan has been approved by the Fire
Commissioner.
The applicable parts of the approved Fire Safety Plan shall then be distributed by the tenants to all
their employees and by the Building Management to all their building employees.
All occupants of the building shall participate and cooperate in carrying out the provisions of the Fire
Safety Plan.
Evacuation Drills
Frequency of drills: A Drill every three months for first 2 years, then semi-annually thereafter.
How conducted: By simulating floor fire alarm bell and evacuating occupants to Fire Exit stairwells.
Participation. Who participated? How? Fire Safety Director, Deputy Fire Safety Director, Floor
Wardens. All tenants and visitors to move to designated areas or as directed by Wardens.
Controls and supervision: Fire Warden and Deputy Fire Warden, Fire Safety Director and Deputy Fire
Safety Director.
Recording of details of drills: Records to be kept by Fire Safety Director.
Fire Command Station
Location: Lobby Class E System
Requirements
Adequate illumination: Yes - There is adequate illumination
Adequate communication to mechanical equipment room elevator control room each floor
Yes - Communication throughout the entire building via Class E System
Copy of Fire Safety Plan: Yes - Copy of Fire Safety Plan Form at Fire Command Station
Copy of Building Information Form: Yes - Copy of Building Information Form at Fire Command
Station
Representative floor plans showing location of signs, floor remote station, communications,
etc. Yes - Copy of floor plans at Fire Command Station
Signs
Posting of signs and diagrams to comply with Fire Department specifications.
Signs at elevator landings. Floor diagrams Posted
Floor numbering Posted
Stairway identification Posted - Stair identification - North stair A, South stair B, West stair C.
Elevator identification Posted - Low Rise Floors 6 and 7 Letter J Low Rise Floors 10-23 Letter F Mid
Rise Floors 24-33 Letter G High-Rise Floors 34-44 Letter H Loading Dock Floors Basement, Street &
Mezzanine Letter I Freight cars Floors Basement to 45 excluding Mezzanine Letter K.
Stair re-entry Posted - Stair re-entry 6,10,11,15,18,21,24,28,31,33 37,41
NOTE: Floors 8,9 and 45 are unoccupied floors.
Fire Prevention and Fire Protection Program
A plan for periodic formal inspections of each floor area, including exit facilities, fire extinguishers and
housekeeping shall be developed. A copy of such plan shall be submitted. Information that can be included
is as follows:
At the start of the day a check of each exit shall be required to determine that self-closing doors are in
the closed position but are not illegally locked in any manner.
No obstructions shall be permitted in corridors or aisle spaces.
Necessary exit signs and lights are required; shall be lighted and in good condition.
The location and operation of fire extinguishers shall be known by all personnel. The maintenance
shall be controlled by the Fire Safety Director.
Poor housekeeping is a fire breeder. All establishments shall avoid accumulation of combustible
debris.
Provision shall be made for the monthly testing of communications and alarm systems.
Representative Floor Plan
A floor plan, representative of the majority of the floor designs of the entire building, shall be at the Fire
Command Station, in the main lobby, under the authority of the Fire Safety Director.
Fire Safety Plan
In planning, evaluate the individual floor layouts, the population of floors, the number and kinds of exits, the
zoning of the floor by area and occupants. Determine the movement of traffic by the most expeditious route
to an appropriate exit and alternative route for each zone since under fire conditions one or more exits may
not be useable.
Emergency Procedures: Flooding
In the event of a flood that may cause damage to tenant property or affect the normal operation of the
building, designated tenant representatives will be contacted by Building Management personnel, including
after business hours.
The first priority is to ensure that no personal injury occurs as the result of a flood. The second priority is to
discover the cause and prevent or minimize additional flooding.
Once the flooding has been contained, clean-up operations will be commenced. Tenants will need to
contact their insurance carrier for any damage to their property.
Emergency Procedures: Homeland Security
Fisher Brothers recommends that each tenant have an emergency action plan in place to help their
employees prepare for, and react quickly to, a regional emergency, including terrorist attacks. Click on the
links below to access a variety of resources that aid in preparing for a regional emergency.
City of New York
http://www1.nyc.gov/
Department of Homeland Security
http://www.dhs.gov/
Federal Emergency Management Association
http://fema.gov/
American Red Cross
http://www.redcross.org/
Center for Diseases Control and Prevention Emergency Preparedness and Response
http://www.bt.cdc.gov/
Local media outlets will provide important information during an emergency situation.
Emergency Procedures: Medical Emergency
In the event that an accident or illness of an employee or visitor takes place in your office area:
Call Emergency at 911.
Give Emergency Dispatcher the following information:
Your name
Building name and address
Floor number and location of emergency on floor
Any details of accident or illness
Do not move injured/ill person. Try to make them as comfortable as possible.
Whenever possible, have someone meet the emergency unit in the lobby.
Call the Building Management Office at 212-710-8360. Inform them you have called 911 and briefly
describe the nature of the emergency.
The emergency unit will be with you shortly and will administer necessary medical assistance.
Determine, if possible:
Name, address and age of injured/ill person
Nature of problem
Allergies and if currently on any medication
Local doctor
The Management, Engineering and Security staff will do all we can to make the person comfortable while
awaiting the arrival of the medical rescue team. Although we assume no liability for our assistance, we
strongly encourage Tenants and employees to become familiar with First Aid and how and when to contact
emergency services.
Emergency Procedures: Pandemic Preparedness
What you Need to Know
An influenza (flu) pandemic is a worldwide outbreak of flu disease that occurs when a new type of influenza
virus appears that people have not been exposed to before (or have not been exposed to in a long time).
The pandemic virus can cause serious illness because people do not have immunity to the new virus.
Pandemics are different from seasonal outbreaks of influenza that we see every year. Seasonal influenza is
caused by influenza virus types to which people have already been exposed. Its impact on society is less
severe than a pandemic, and influenza vaccines (flu shots and nasal-spray vaccine) are available to help
prevent widespread illness from seasonal flu.
Influenza pandemics are different from many of the other major public health and health care threats facing
our country and the world. A pandemic will last much longer than most flu outbreaks and may include
"waves" of influenza activity that last 6-8 weeks separated by months. The number of health care workers
and first responders able to work may be reduced. Public health officials will not know how severe a
pandemic will be until it begins.
Importance and Benefits of Being Prepared
The effects of a pandemic can be lessened if you prepare ahead of time. Preparing for a disaster will help
bring peace of mind and confidence to deal with a pandemic.
When a pandemic starts, everyone around the world could be at risk. The United States has been working
closely with other countries and the World Health Organization (WHO) to strengthen systems to detect
outbreaks of influenza that might cause a pandemic.
A pandemic would touch every aspect of society, so every part of society must begin to prepare. All have
roles in the event of a pandemic. Federal, state, tribal, and local governments are developing, improving,
and testing their plans for an influenza pandemic. Businesses, schools, universities, and other faith-based
and community organizations are also preparing plans.
As you begin your individual or family planning, you may want to review your state's planning efforts and
those of your local public health and emergency preparedness officials. State plans and other planning
information can be found at http://www.flu.gov/professional/checklists.html
The Department of Health and Human Services (HHS) and other federal agencies are providing funding,
advice, and other support to your state. The federal government will provide up-to-date information and
guidance to the public if an influenza pandemic unfolds.
Pandemic Flu Resources
There are many publicly available resources in place to help communities, companies, and individuals plan
for a possible pandemic flu outbreak. A few of the most useful sites are linked below:
Pandemicflu.gov
This is the official U.S. Government site for information on pandemic and avian influenza. The material on
this site is organized by topic for easy reference.
Centers for Disease Control and Prevention (CDC)
The CDC Web site is another primary source of information on pandemic influenza. They also have a
hotlineâ1-800-CDC-INFO (1-800-232-4636)âthat is available in English and Spanish, 24 hours a day, 7
days a week (TTY: 1-888-232-6348). Or, if you prefer, questions can be e-mailed to [email protected].
Department of Homeland Security (DHS)
DHS is working on a “Business Planning Guide,” which will be posted on the DHS home page and on
Pandemicflu.gov as soon as it is completed. Also, for business-specific questions, the DHS has created an
[email protected].
BOMA Resources
BOMA/Greater Toronto Pandemic Flu Report
The report addresses the threat to commercial buildings from an avian flu pandemic.
The resources above will provide a lot of information, but we also encourage you to:
Listen to local and national radio
Watch news reports on television
Read your newspaper and other sources of printed and Web-based information
Look for information on your local and state government Web sites
Consider talking to your local health care providers and public health officials.
Emergency Procedures: Power Failure
All Office Buildings and Common areas have an emergency generator which will provide emergency power
for certain basic building function in the event of power failure. The functions include:
1. Activating all stairwell lighting.
2. Activating the building’s emergency Fire, Life and Safety Systems as well as the building’s
communication systems.
3. Bringing all elevators down to the ground floor lobby. (Two service elevators will remain operative for
use by security to assist handicapped persons or to take service crews and equipment into the
building, as needed.)
If it is necessary to evacuate the building during a power failure you will be directed to do so through the
emergency communication system.
Emergency Procedures: Severe Weather
When severe weather conditions become apparent, the U.S. Weather Bureau describes conditions by two
(2) classifications, a Watch or a Warning. This applies to the reporting of severe thunderstorms, the
approach of weather conditions favoring the formation of tornadoes, a hurricane condition, a winter storm
condition, etc. A Watch becomes effective when atmospheric conditions are right to produce the particular
weather phenomenon. A Warning means that the weather condition has been spotted and prompt action
must be taken for safety.
Except in very rare circumstances, the decision to evacuate the building based on the above weather
reports will not be made by Building Management, but rather by each Tenant Company. However, in the
event these conditions do exist, the following guidelines should be kept in mind:
Move away from outside windows. If the windows in your offices are supplied with blinds, close the
blinds (this will provide protection from broken glass).
Do not panic.
If evacuated, lock all desk drawers and take all items of value with you.
If evacuated, use a route that is in the building interior and stay away from large expanses of glass
and windows.
Use the stairwells rather than the elevators.
If evacuated, do not return to your office until advised to do so.
Emergency Procedures: Toxic Hazards
If there is a toxic spill or exposure, immediately get to an area where you are not exposed call 911 and notify
the Building Office. Give building address, floor and phone number, and also what type of spill. Close doors
behind you and always follow all safety procedures when working with toxic materials.
Introduction: Welcome
The tenant information provided in this Electronic Tenant® Handbook is meant to provide you with a better
understanding of Park Avenue Plaza and facilitate your company’s operations. There is a great deal of
information contained in this handbook. Take time to familiarize yourself with this handbook and it will
become a valuable resource. Please note that the Building Management Office is available to help in any
way possible. Your first call for any problem or question can always be directed to the Building Management
Office, and we will assist you from there.
Every attempt has been made to provide current and accurate information in this handbook, but it is
possible that some items will change over time. The Building Management Office will promptly notify you of
any such changes. Please feel free to contact the Building Management Office with any questions you may
have. We are here to serve you.
Welcome to Park Avenue Plaza!
Introduction: About Fisher Brothers
Fisher Brothers is one of America’s preeminent fully integrated real estate partnerships with increasingly
successful construction and operating subsidiaries.
Martin Fisher, who was joined by brothers Larry and Zachary Fisher, founded Fisher Brothers in 1915.
Over the next several decades, Fisher Brothers built residential properties in Brooklyn, Queens, Long
Island, Riverdale, Mount Vernon, and later Manhattan.
Fisher Brothers began building commercial buildings in the mid-1950’s. Midtown tower construction and
ownership came to exceed eight million square feet of Class A office space.
With the decision to capitalize on the firm’s capabilities as a builder and manager, the partnership formed
Plaza Construction Company in 1986 and Sandhurst Associates in 1992 to provide on-site management for
other building owners.
Introduction: About Park Avenue Plaza
Park Avenue Plaza is a unique office tower of 45 floors and one million square feet of office and retail space.
Fisher Brothers is the Builder, Owner and Managing Agent of over five Million square feet of commercial
property recognizing the superior location acquired properties amounting to approximately 1 acre. FBMC
contracted Skidmore Owings & Merrill to design an outstanding non-traditional office tower.
Key features of the project:
Sweeping panoramic views with twelve corner offices per floor, angled and windowed
Column-free interiors creating more usable floor space
Three story high block long indoor atrium featuring Public Seating, landscaping, Waterfalls and live
piano music from 12:00 noon to 3:00 PM weekdays
24 hour manned security access
Bond street shops offering Clothes, Sporting goods, Books, Chocolates, News Stand and trendy
Starbucks Coffee
Conveniently located to midtown Shops, Restaurants and Hotels
Easy access to all forms of public transportation
Introduction: Green Initiatives
FISHER BROTHERS’ PARK AVENUE PLAZA
ACHIEVE LEED® CERTIFICATION
Park Avenue Plaza is LEED-EB Silver
Park Avenue Plaza, a 1.1 million square-foot tower between 52nd and 53rd streets in Manhattan, has
earned the LEED for Existing Buildings (EB) certification at the Silver level by the U.S. Green Building
Council,. Located in the heart of Midtown, the Fisher Brothers’ buildings are desirable locations for
high-profile tenants. In 2012, Park Avenue Plaza had earned an Energy Star Label from the United States
Environmental Protection Agency for its energy efficiency, with Park Avenue Plaza earning an Energy Star
rating of 75.
Kenneth Fisher, Partner, Fisher Brothers, said, “Fisher Brothers is committed to sustainable development
and operations, and the LEED designation for Park Avenue Plaza is an official recognition of this
commitment”.
The staff, led by Park Avenue Plaza Building Manager and Assistant Building Manager worked tirelessly to
make it happen.
Fisher Brothers implemented and achieved several sustainability measures at the buildings, prior to and
throughout the LEED certification process, including:
RECYCLING: A 100% durable goods recycling rate was achieved. With the help of the buildings’ tenants,
an ongoing consumables recycling rate of 88% at Park Avenue Plaza was achieved.
WATER: Park Avenue Plaza reduced its water consumption by more than 15% better than the LEED
baseline (saves over 1,600 kGal of water per year). A Cooling Tower Chemical Management Program that
reduces potable water consumption for cooling tower equipment through effective water management was
implemented.
CLEANING: A Green Cleaning Policy was imposed, reducing building occupants and maintenance
personnel’s exposure to potentially hazardous chemicals and particulates. A Building Exterior and
Hardscape Management Plan that uses environmentally friendly chemicals and processes for outdoor
cleaning was introduced. Over 60% of all cleaning supplies at both locations now contain a sustainability
attribute.
PEST MANAGEMENT: An Integrated Pest Management Program was introduced to reduce the use of
toxic pesticides.
MATERIALS: A Sustainable Purchasing Policy that reduces the environmental impacts of materials
acquired for use in the operations, maintenance and upgrades of the building, was introduced.
ENERGY: ASHRAE Level 2 Energy Audits and Retro-commissioning studies were performed to
identify and implement energy efficiency improvements and comply with New York City Greener
Buildings Local Law 87.
Introduction: Operating Instructions
Navigation
You move through The Electronic Tenant® Handbook just as you would a traditional internet site. After
clicking anywhere on the main page, there is a Table of Contents that provides links to various Chapters.
Upon entering a Chapter, links to specific information are provided in Sub-Sections. You may return to the
Table of Contents or Chapter Overview by clicking the appropriate link on every page.
Special Features
This Electronic Tenant® Handbook has special features, such as a Forms Section. In order to be able to
use these features, you must have Adobe Acrobat Reader installed on your computer. This software is free
and easy to use. To obtain the software for free, click here.
Updates
The Electronic Tenant® Handbook is updated on a regular basis. Please be sure to continuously check back
for updates and new information. In order to keep you informed about your property’s operations, we have
included a monthly Building Calendar and Announcement Board. Here you will find information regarding
scheduled maintenance and events taking place at the property. If you are having trouble accessing the
Electronic Tenant® Handbook or need assistance, please e-mail or call the Property Management Office.
Policies and Procedures: General Rules and Regulations
1. No tenant shall obstruct or encumber, or use for any purpose other than ingress to and egress from
its premises, the sidewalks, driveways, entrances, passages, lobbies, plazas, elevators, stairways,
vestibules, corridors, halls and other public portions of the Building ("Public Areas") and no tenant
shall invite to, or permit to visit, its premises persons in such numbers or under such conditions as
may interfere (other than to an immaterial extent) with the use and enjoyment by others of the Public
Areas.
2. No tenant shall use its premises for lodging or sleeping or for any immoral or illegal purpose.
3. No tenant shall bring into or keep in or about its premises any bicycles, vehicles, animals (except
seeing-eye dogs or other type of “service” animal), fish or birds of any kind. No space in the Building
shall be used for manufacturing, for the bulk storage of merchandise, or for the sale of merchandise,
goods or property of any kind at auction.
4. No signs, advertisements, graphics or notices visible from the Public Areas including the lobby and
plaza may be installed. No signs, advertisements, graphics or notices may be installed on the
building exterior.
5. No tenant shall make, or permit to be made, any unseemly or disturbing noises or disturb or interfere
with occupants of this or neighboring buildings or premises or those having business with them
whether by the use of any musical instrument, radio, television set, talking machine, unmusical noise,
or in any other way.
6. Canvassing, soliciting and peddling in the Building are prohibited and each tenant shall cooperate to
prevent the same.
7. No showcases or other articles shall be put in front of or affixed to any part of the exterior of the
Building or the elevator lobbies on any floor of the Building nor, without the prior written consent of the
Building Management, placed in the halls, corridors or vestibules.
Security Regulations
Building Management will maintain a Rules and Regulations manual regarding security of the building.
Building Management may institute, revise and discontinue such security measures, systems and
requirements as Building Management shall deem reasonably appropriate. Building Management reserves
the right to inspect all objects and matter to be brought into the Building and to exclude from the Building all
objects and matter which violate any of these Rules and Regulations or the Lease of which these Rules and
Regulations are a part. Building Management may require any person leaving the Building with any
package or other object or matter to submit a pass, listing such package or object or matter, from the tenant
from whose premises the package or object or matter is being removed, but the establishment and
enforcement or non-enforcement of such requirement shall not impose any responsibility or liability on
Building Management for the protection of any tenant against the removal of property from the premises of
such tenant.
Building Management currently maintains a security staff to control access to elevator banks serving tenant
floors. Color cameras are located in all elevators and various locations in and around the building. Building
Management may elect to install a card access and/or a building pass system for entrance and/or exit from
the building during all hours. Should Building Management elect to institute this system, Building
Management reserves the right to exclude from the Building all employees of any tenant who do not present
a Building access card and/or pass authorized by such tenant or by Building Management or its agent.
Building Management or its agent will promptly furnish Building passes and/or access cards to persons for
whom any tenant requests same in writing.
Security Regulations (continued)
Building Management reserves the right to require any person without a Building pass and/or access card
entering the Building to sign a register, to be announced to the tenant such person is visiting, and to be
accepted as a visitor by such tenant or to be otherwise properly identified (and, if not so accepted or
identified, reserves the right to exclude such person from the Building) and to require any such person
leaving the Building to sign a register or to surrender a pass given to such person by the tenant visited. Each
tenant shall be responsible for all persons for whom it requests any Building pass and/or access card or any
person who such tenant accepts, and such tenant shall be liable to Building Management for all acts or
omissions of such persons. Any person whose presence in the Building at any time shall, in the judgment of
Building Management, be prejudicial to the safety, character, security, reputation or interests of the Building
or the tenants of the Building may be denied access to the Building or may be ejected from the Building. In
the event of invasion, riot, public excitement or other commotion, Building Management may prevent all
access to the Building during the continuance of the same by closing the doors or otherwise, if reasonably
necessary for the safety of tenants and the protection of property in the Building. Building Management shall
necessary for the safety of tenants and the protection of property in the Building. Building Management shall
in no way be liable to any tenant for damages or loss arising from the admission, exclusion or ejection of
any person, objects or matter to or from its premises or the Building under the provisions of this Rule.
All entrance doors in each tenant's premises shall be kept locked by such tenant when its premises are not
in use. Entrance doors shall not be left open at any time.
Any security regulation questions may be directed to our head security officer located in the
building office; contact Building Security Supervisor at 212-710-8360
Policies and Procedures: Moving Policy
Loading Dock Access (Off Hours)
The loading dock entrance is closed from 6:00 PM to 6:00 AM, Monday through Friday and all day
weekends and holidays.
Any requests for access during the closed periods, must be made in writing to the Building Office.
Any request for access from the loading dock on weekends and holidays must be in writing to the
Building Office and Building Security.
All written requests must be received by the Building Management Office and Building Security 48
hours prior to delivery or removal.
Requesting Services:
Listed below are the minimum lead times required by Fisher Brothers to provide support to Design and
Construction groups performing projects within the Fisher Brothers Buildings:
Services(s) Requested
1. Freight Service
2. Porter Service/Clean-Ups
3. Locksmith Repairs
4. Signage Requests
5. Electrical Repairs
6. Overtime A/C
7. Mechanical Drain/Shutdowns
8. Electrical Shut Downs
9. Sprinkler Drain/Shutdown
10.Engineering Repairs
11.Security Protection
12.Plumbing Repairs
13.Rubbish Removal
14.Carpet or Ceiling Tile Replacement
15.Painting
Minimum Lead
Time
48 Hours
48 Hours
48 Hours
72 Hours
72 Hours
24 Hours
48 Hours
72 Hours
24 Hours
24 Hours
24 Hours
24 Hours
24 Hours
24 Hours
24 Hours
Requesting Services (continued)
It is required that all requests be made in writing to the appropriate representative with the requisite GL
number in order to properly schedule services and charge back related expenses.
All requests must be made in writing to the Building Office Manager or Assistant Building Manager at
212-710-8360.
Elevator Services
No tenant shall use any elevator (including without limitation any freight elevator) during Business Hours on
Business Days for any haulage of debris or any bulk deliveries of construction materials. The persons
employed to move safes and other heavy objects shall be reasonably acceptable to Building Management
and, if so required by law, shall hold a Master Rigger's license and proper insurance as required by the
Building. The Building Manager reserves the right to not allow certain movers from the premises based on
cause. Arrangements must be made with Building Management by any tenant for the moving of large
quantities of furniture and equipment into or out of the Building or between floors of the Building. Building
Management reserves to right to provide freight elevator service upon request of tenants. The tenant shall
request reserved freight usage no less than 48 hours prior to the time required. Freight usage will be
provided on a first-come, first-served basis. The hours of reservation for the freight elevator will be set by
Building Management and may be changed from time to time as deemed necessary. Whenever Building
Management shall permit any tenant to move any such furniture or equipment by way of the freight
elevators, such tenant shall pay all reasonable labor, engineering and other costs incurred by Building
Management in connection with any such moving, including cost associated with providing an elevator
operator and loading dock security.
Elevator Services (continued)
No material shall be carried on top of any elevator without permission. Tenants shall be responsible for any
damage caused to any elevator, or any other portion of the Building, arising out of any moving specified in
this Rule. No hand trucks or similar devices shall be used for the purposes of moving in or out of a tenant's
premises any freight, furniture, packages, boxes, crates or any other object, except those equipped with
rubber tires, side guards and such other safeguards as Building Management shall require. No hand trucks
shall ever be used in passenger elevators other than for items permitted by the tenant's lease to be moved
by way of the passenger elevator.
Policies and Procedures: Smoking
Smoking is not permitted throughout the public portions or tenant spaces of the Building. No tenant may
establish any smoking area within their demised premises.
Policies and Procedures: Tenant Improvement Work
Contingencies for Construction
Project Coordination and Drawing Review Procedure
It is required that prior to commencement of any project work, all architectural design/engineering
drawings must be forwarded to Building Management for review and approval. All submitted
drawings or materials will be reviewed and returned to the project sponsor within 72 hours after
receipt.
All architectural design/engineering drawings are to be transmitted to the Building Office.
No contractor is authorized to shutdown, activate, modify or otherwise work on any base building
mechanical, electrical, plumbing/sprinkler, Class “E" or EMS Control system(s) without the formal
authorization and coordination of the Building Manager.
Procedure for Burning and Torch Operations
Prior to any burning or torch operation in a Fisher Brothers Building, vendor(s) involved must report
to the Building Office and Fire Command Station and log in on a vendor sheet, the time, date,
location, and nature of their operation.
Torch operators, Fire Guards, etc. must have in their possession, or on file at the Fire Command
Station, their current Certificate of Fitness as required by the NYC Fire Department F.P. Directive:
May 24, 1972.
Upon completion of their daily operation, vendors/contractors must report to the Fire Command
Station, log in this time and date on the vendor sheet.
All vendors involved with burning operations in the Building, should be notified of this policy/procedure
before scheduling their work.
Procedure for Burning and Torch Operations (continued)
In addition, please note the following:
Fire extinguishers must be on the job at all times. Sufficient quantities of type A, B, C, all purpose
extinguisher (minimum 10 lbs.) shall be used.
It is required that prior to commencement of any project work, all architectural design/engineering
drawings must be forwarded to Building Management for review and approval. Specify turnaround
time.
Drawings should be transmitted to Building Management in the Building Office.
No contractor is authorized to shutdown, activate, modify or otherwise work on any base building
mechanical, electrical, plumbing/sprinkler, fire control system(s) without the authorization and
coordination of the Building Manager.
Thank you for your cooperation in this matter. I may be reached at 212-710-8360 if there are any questions.
Concerning Hazardous Materials
No tenant shall at any time bring or keep upon its premises any inflammable, combustible or explosive fluid,
chemical or substance, except that, subject to the laws and the requirements of public authorities, a tenant
may bring into its premises reasonable quantities of the foregoing products incident to the use of the
premises by tenant in accordance with its lease.
Concerning Hazardous Materials (continued)
No tenant shall (a) discharge, or permit to be discharged, acids, harmful vapors or other harmful materials
into the waste lines, vents or flues of the Building; (b) use the water and wash closets and other plumbing
fixtures for any purposes other than those for which they were designed and constructed, or throw or
deposit therein sweepings, rubbish, rags, acids or other foreign substances; or (c) sweep or throw anything
into the Public Areas or other areas of the Building, or into or upon any heating or ventilating vents or
registers or plumbing apparatus in the Building, or upon adjoining buildings or land or the street. All
damages resulting from any misuse of the fixtures shall be borne by the tenant who, or whose servants,
employees, agents, visitors or licensee shall have caused the same.
Any alteration affecting, directly or indirectly, any areas that contains hazardous material, shall be
performed at Tenants sole cost and expense, in compliance with the rules, regulations, procedures and
guidelines, as amended or adopted from time to time, of New York City Local Law 76/85 and amended by
Local Law 80/86, of the Environmental Protection Agency (EPA), Occupational Safety and Health Act
(OSHA), National Institute for Occupational Safety (NIOSHA) and the New York City Board of Education,
with respect to standards for work causing, effecting or involving hazardous material; repair, containment,
removal, disposal and/or cleaning operations. A consultant/certified hazardous waste inspector will survey
and approve the proposed abatement plan and also monitor the air quality testing and method of removal
and submit the Building Management. The cost for this service will be at the tenant’s expense. Tenant shall
indemnify and hold harmless parties listed in the attached indemnity agreement from any and all liability
with respect to any failure to comply with any and all rules, regulations, procedures and/or guidelines, as
amended or adopted from time to time.
Use of Scaffolds
The use of the building owned scaffolds is limited to Fisher Brothers personnel only. The only exception to
this rule is that a limited number of outside contractors have Fisher Brothers approval to use the scaffolds.
At no time is a building scaffold to be erected without prior Building Office approval. Scaffolds may only be
erected or dismantled under the supervision of the building Engineering Department.
Use of Ladders
The use of building ladders is to be limited to Fisher Brothers personnel only. Ladders are not to be sent to
any outside contractors. The properly signed release for use of ladders and scaffolds from each contractor
must be received at the earliest possible time.
Demolition
Precautions – Contractor shall provide, erect and maintain lights, barriers, weather protection and all
other items as required for the proper protection of property and the workmen engaged in demolition
operation, and the general public. Provide and maintain weather protection at exterior openings so
as to fully protect the interior premises against all damage from the elements. Provide and maintain
temporary protection of the existing structure designated to remain where demolition and removal
work is being done, connections made, materials handled, or equipment moved. OSHA, EPA and
common practice regulations shall apply.
Contractor shall be responsible for any damage to the existing structure or contents by reason of the
insufficiency of protection provided.
ALL DEMOLITION TO BE PERFORMED AFTER NORMAL BUSINESS HOURS.
All debris shall be removed from the Building the same night. Arrangements for removal shall be
made with the Building Management.
No demolition, drilling (except as authorized by Building Manager) floor or wall chopping shall be
performed during the hours of 8:00 AM to 6:00 PM, Monday through Friday.
All electric power must be disconnected before starting demolition. Temporary lighting must be
installed by the Contractor.
Blind pockets are not to be removed.
Fire Safety Regulations and Shutdown
There presently exists an approved fire alarm system throughout the building. No Tenant shall alter any
portion of the existing system. Any work required to alter the system in accordance with tenant alteration
shall be submitted to the Building Office for approval prior to the starting of any work. Additions to or
alterations thereof shall be performed in accordance with all governmental agencies having jurisdiction
thereof. Tenant will be responsible for all governmental approvals. In order to assure continuity, the building
fire alarm maintenance contractor will perform all program changes.
Fire exits and stairways are for emergency use only, and they shall not be used for any other purpose by
any tenant, or for the employees, agents, licensees or invitees of any tenant. Fire stairs may not be used
for travel between floors during times other than building emergencies. Fire stairs may not be used for
storage of any tenant material or debris.
Any fire safety questions may be directed to our Building Manager or fire safety officer; contact
Building Manager at 212-710-8360 or Fire Safety Officer at 212-710-8930
Procedure Requesting Fire Safety “Class E” System Off Line
The following procedure must be followed prior to placing the Fire Safety System and sub systems off line
(test position).
Prior to placing any fire alarm system off line all vendors/contractors etc. must report to the Building
Office and Fire Command Station to log in the time, date, location and nature of business.
Upon completion of their daily operation, vendors/contractors must report to the Fire Command
Station, log in this time and date so the systems can be placed on line.
All vendors/contractors should be notified of this policy/procedure before scheduling any work that
affects the fire alarm systems.
Fire Safety Director on duty can be contacted at 212-710-8930 or 212-710-8360.
The Neighborhood: Retail Services
Listed below are the current retail tenants of Park Avenue Plaza:
Brioni Ltd.
Chartwell
Duane Reade
J&J News Inc.
Mason’s Tennis
Neuchatel
Starbucks